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Item 08a - Crossroads East Third Addition
City of Lakeville Community Development Planning Commission Kris Jenson, Planning Manager June 11, 2025 Packet Material for the June 26, 2025 Planning Commission Meeting Crossroads East Third Addition 1. Preliminary and final plat of one lot and one outlot. 2. Conditional Use Permit for a veterinary clinic. July 12, 2025 Representatives of LFPC Properties LLC (Lakeville Family Pet Clinic) have submitted applications for a preliminary and final plat and conditional use permit for the development of one commercial lot and one outlot on 2.19 acres. The subject property is currently platted as Outlot A, Crossroads East Second Addition 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, while the Crossroads East Second Addition was approved in 2016 and included construction of Christian Brothers Automotive. The underlying zoning and performance standards for the property is C-3, General Commercial District. The property is located west of Glacier Way and north of 175th Street. The Lakeville Family Pet Clinic, currently located just west of the proposed site in a multi-tenant building next to Barley and Vine, provides veterinary services and is subject to approval of a conditional use permit subject to the provisions of 11-73-7.P of the Zoning Ordinance. A CUP was approved for their current location in 2016. Because CUPs are tied to a location, the existing CUP cannot be transferred to the new location; a new CUP is required to be approved. 2 The Crossroads East Third Addition preliminary and final plat plans have been submitted to Engineering Division, Environmental Resources, and the Parks and Recreation Department for review and comment. A. Location Map B. Zoning Map C. Survey D. Preliminary Plat E. Final Plat F. Site Plan G. Grading and Erosion Control Plan H. Utility Plan I. Landscape Plan J. Photometric Plan K. Building Floor Plan L. Building Elevation Plans North – KinderCare Day care center (PUD) South – 175th Street and Mercy Road Church/Christian Heritage Academy (PUD) East – Glacier Way and attached townhomes (RM-2) West – Christian Brothers Automotive (PUD) The Crossroads East Third Addition property is located in Planning District 5, Cedar Corridor, and is guided for commercial uses in the 2040 Comprehensive Land Use Plan. The proposed commercial use is consistent with the commercial designation of the Comprehensive Land Use Plan. The Crossroads East Third Addition preliminary and final plat property is zoned PUD, Planned Unit Development District with an underlying C-3, General Commercial District zoning. No public street construction or other public funded infrastructure construction is proposed with the Crossroads East Third Addition preliminary and final plat. All City sanitary sewer, water and storm sewer improvements 3 required for the area of the Crossroads East Third Addition were installed by the developer with the Crossroads East development. The Crossroads East Third 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: Lot 1, Block 1, Crossroads East Third Addition exceeds the minimum lot requirements in the underlying C-3 District. One outlot (Outlot A: 1.02 acres) is proposed with the Crossroads East Third Addition preliminary and final plat. Outlot A will require a preliminary and final plat prior to development in the future. No new street construction is proposed with the Crossroads East Third Addition preliminary and final plat. The property is adjacent to Glacier Way and 175th Street. Glacier Way is classified by the Comprehensive Transportation Plan as a major collector road while 175th Street adjacent to the project is a local street. The property will be accessed via a private driveway off 175th Street that currently provides access to the Subway restaurant and KinderCare daycare. All required right-of-way for the streets abutting the plat was dedicated with the Crossroads 1st Addition final plat. Eight-foot-wide concrete sidewalks are in place on Glacier Way and 175th Street. No new public trail or sidewalk construction is required with the Crossroads East Third Addition plat. A five-foot-wide concrete sidewalk will be constructed from the public sidewalk on 175th Street, along the east side of the private drive, to provide a pedestrian connection to the front entrance of the veterinary clinic. Grading, drainage and erosion control plans have been submitted with the Crossroads East Third Addition preliminary and final plat. Alanna Sobottka, 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 June 11, 2025 is attached for your review. The Engineering Division recommends approval of the preliminary and final plat subject to the recommendations outlined in the report. There are no significant trees located on the subject property. There are no wetlands located on the subject property. 4 Park Dedication. Park dedication for Crossroads East Third Addition must be paid for the area of the property being final platted into a lot. A cash fee of $11,088.09 will be due to satisfy the cash dedication requirement for Lot 1. The Crossroads East Third 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) The proposed 7,967 square foot building will require 41 parking spaces based on the requirement of one parking space per each 200 square feet of floor area, after a 10% reduction to the floor area to account for corridors, storerooms, bathrooms, etc. The site plan proposes 48 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 10 feet in width and 18-20 feet in length. Access to the site will be from a shared driveway along the west property boundary off of 175th Street. No driveway access will be allowed onto 175th Street or Glacier Way. Emergency vehicle access will be along the north side of the building and from 175th Street. The landscape plan proposes 14 evergreen, overstory, and ornamental trees as well as numerous shrubs around the periphery of the building foundation and parking lot. In ground irrigation is also proposed for the site. The City Forester has provided comments about adding some additional trees on the landscape plan that must be addressed prior to consideration by the City Council. A $63,320 escrow shall be submitted as security to guarantee installation of the landscaping. Thin brick, manufactured stone, and glass make up just over 65% of the exterior materials, in compliance with Zoning Ordinance requirements. Both the brick and stone are varying shades of gray. The remainder of the building is fibre cement siding that is either a blue gray color or designed to look like wood. The proposed exterior materials meet Zoning Ordinance requirements. A fenced relief area is proposed on the east side of the building, adjacent to the dog ward area of the clinic. The fence must be opaque and maintenance free. The size of the fenced relief area is different on the civil plans versus the floor plan, so prior to City Council consideration, the plans must be revised for consistency. 5 Building Height. The proposed building is one story with a peaked roof. The overall height of the building is just under 31 feet tall, with the mid-point roof height of just over 21 feet, which complies with the ordinance requirements. The trash enclosure will be located on the northeast side of the site. The enclosure is proposed to be six feet in height and with manufactured stone exterior material to match the building and will have a maintenance-free gate. The east side of the enclosure will be screened with landscaping. A freestanding monument sign is proposed at the southwest corner of the property, at the corner of 175th Street and the private drive. Per the Crossroads PUD architectural standards, a business identification monument sign with up to 100 square feet of sign area and a maximum height of 10 feet is permitted. The proposed monument sign location must be revised to meet the 15-foot setback from a property line adjacent to public right of way. The elevation plans show wall signs on the east and south sides of the building, which is permitted as the parcel is a corner lot. Up to 100 square feet of signage is permitted on each elevation. All signs require issuance of a sign permit prior to installation. Five 22-foot-tall light poles will light the parking area. The light head has an angle of 90 degrees, to cast the light downward. The photometric plan indicates the light levels won’t exceed one foot candle at the property line adjacent to public right of way, which complies with Zoning Ordinance requirements. No building lighting is proposed at this time; but if added to the building, it must be downcast and not exceed the wall height of the building. Snow storage locations are identified on the site plan. Snow storage may not take place in required parking spaces. Section 11-73-7.P considers veterinary clinics a conditional use in the C-3 District subject to the following performance criteria. P. Veterinary clinics provided that: 1. All areas in which animals are confined are located indoors and are properly soundproofed from adjacent properties. The veterinary clinic is a standalone building that will be approximately 100 feet from the nearest structure (KinderCare daycare). The applicant has indicated that all animals will be confined to the building, although a fenced dog relief area is provided for animals that need a short break from being inside. All animals using the relief area will be attended to by a clinic staff member. 6 2. Animal carcasses are properly disposed of in a manner not utilizing on site garbage facilities or incineration and the carcasses are properly refrigerated during periods prior to disposal. An animal morgue consisting of a freezer to hold the carcasses will be included in the plans. Animal carcasses will be held there until they can be properly disposed of by a third party. 3. An animal kennel is permitted as a use accessory to the veterinary clinic. There is no proposal to board animals on site other than those being treated at the clinic when medically necessary. 4. There shall be adequate physical separation within a multiple occupancy building between the veterinary clinic and other individual tenant spaces to protect public health and safety. Not applicable. Community Development staff recommends approval of the Crossroads East Third Addition preliminary and final plat and conditional use permit subject to the following stipulations: 1. Implementation of the recommendations listed in the June 11, 2025 engineering report. 2. The site shall be developed according to the site development 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. The fencing for the relief yard must be an opaque design and maintenance free material. 5. A sign permit is required prior to the installation of any signage. 6. Exterior lighting shall be down-cast only and shall not glare onto road right-of-way. 7. Snow storage shall not occur within required parking spaces. 8. Prior to City Council consideration, the landscape plan must be revised per the City Forester’s comments. The landscape plan shall be installed in accordance with the approved landscape plan. A $63,320 security shall be submitted to guarantee installation of the approved landscaping. Findings of fact are attached for your consideration. 1 On June 26, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Lakeville Family Pet Clinic (LFPC Properties LLC) for a conditional use permit to allow a veterinary clinic 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. 1. The property is zoned PUD District and underlying C-3, General Commercial District. 2. The property is located in Planning District 5, Cedar Corridor, and is designated as Commercial on the Comprehensive Land Use Plan. 3. The legal description of the property is: 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: Finding: The proposed veterinary clinic use is consistent with the commercial designation of Planning District 5 of the Comprehensive Land Use Plan. . Finding: The proposed veterinary clinic use is compatible with existing and future land uses in the area. . 2 Finding: The proposed veterinary clinic use will conform to all performance standards set forth in the Zoning Ordinance given compliance with the approved conditional use permit. Finding: The proposed use is located within the current MUSA and can be adequately served with existing public services. Finding: The existing streets that serve the property - Glacier Way and 175th Street - can accommodate traffic generated by the proposed project. 5. The planning report dated June 11, 2025 and prepared by Kris Jenson, Planning Manager is incorporated herein. The Planning Commission recommends that the City Council approve the conditional use permit conditioned upon compliance with the planning report prepared by Kris Jenson, Planning Manager, dated June 11, 2025. DATED: June 26, 2025 LAKEVILLE PLANNING COMMISSION BY:______________________________ Christine Zimmer, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Planning Manager Alanna Sobottka, Civil Engineer McKenzie L. Cafferty, Environmental Resources Manager Tina Goodroad, Community Development Director Julie Stahl, Finance Director Zach Johnson, City Engineer David Mathews, Building Official June 11, 2025 Crossroads East Third Addition • Preliminary and Final Plat • Preliminary and Final Grading and Erosion Control Plan • Preliminary and Final Landscape Plan • Preliminary and Final Utility Plan LFPC Properties, LLC has submitted a preliminary and final plat named Crossroads East Third Addition. The parent parcel (PID No. 221862100010) consists of Outlot A, Crossroads East Second Addition, and is zoned PUD, Planned Unit Development. The proposed development is located north of and adjacent to 175th Street and west of and adjacent to Glacier Way. The final plat consists of one (1) commercial lot and one (1) outlot within one (1) block on 2.19 acres. The outlot created with the final plat shall have the following use: Outlot A: Future Development; retained by property owner (1.02 acres) The proposed development will be completed by: Developer: LFPC Properties, LLC Engineer: Larson Engineering, Inc. CCRROOSSSSRROOAADDSS EEAASSTT TTHHIIRRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 1111,, 22002255 PPAAGGEE 22 OOFF 77 SSIITTEE CCOONNDDIITTIIOONNSS The site was previously graded with the mass grading of Crossroads 1st Addition. The site is relatively flat and generally drains from west to east. There are no existing trees or wetlands on the site. Glacier Way Crossroads East Third Addition is adjacent to and west of Glacier Way. Glacier Way is identified as a minor collector by the City's Comprehensive Transportation Plan, and is currently constructed as a two-lane, 52-foot face-to-face urban roadway with a center turning lane. The ½ right-of-way requirement is 50 feet. The right-of-way for Glacier Way was dedicated with the Crossroads East final plat; no additional right-of-way is required with this final plat. 175th Street Crossroads East Third Addition is adjacent to and north of 175th Street. 175th Street is identified as a local street by the City's Comprehensive Transportation Plan, and is currently constructed as a two lane, 44-foot face-to-face urban roadway. The ½ right-of-way requirement is 40 feet, which was dedicated with the Crossroads 1st Addition plat. Driveways that will serve this development were installed along the north side of 175th Street with Crossroads East final plat. Construction traffic access and egress for grading, utility and parking lot construction is restricted to the easterly drive entrance from 175th Street. The Park Dedication requirement has not been collected on the parent parcel and shall be satisfied through a cash contribution with the final plat, calculated as follows: Block 1 Crossroads East Third Addition Crossroads East Third Addition The Park Dedication fee for Outlot A will be collected at the time Outlot A is final platted into lots and blocks, at the rate in effect at the time of final plat approval. Development of Crossroads East Third Addition does not include the construction of public trails or sidewalks. Existing sidewalks are located along 175th Street and Glacier Way adjacent to the plat. CCRROOSSSSRROOAADDSS EEAASSTT TTHHIIRRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 1111,, 22002255 PPAAGGEE 33 OOFF 77 UUTTIILLIITTIIEESS Crossroads East Third Addition is located within subdistrict NC-20340 of the North Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed to the MCES to the Farmington Interceptor and then to the Empire Wastewater Treatment Plant for treatment. An existing sanitary sewer stub extends from 175th Street to the southeast portion of the parcel. Development of Crossroads East Third Addition includes the extension of 6-inch sanitary sewer service to provide service to Lot 1, Block 1. The Sanitary Sewer Availability Charge will be required to be paid with the building permit application. The Sanitary Sewer Availability Charge for Outlot A will be collected at the time Outlot A is final platted into lots and blocks, at the rate in effect at the time of final plat approval. Final sewer service connection locations and sizes will be reviewed by City staff with the final construction plans. An existing 6-inch watermain stub extends into the parcel from 175th Street on the northeast portion of the parcel. Development of Crossroads East Third Addition includes the extension of 4-inch watermain to provide service to the development. Final water service connection locations and sizes will be reviewed by City staff with the final construction plans. Crossroads East Third Addition is located within subdistrict F0-3 of the Farmington Outlet Drainage District, as identified in the City’s Water Resources Management Plan. Development of Crossroads East Third Addition will include the construction of one privately owned and maintained underground stormwater detention system located within Lot 1, Block 1, Crossroads East Third Addition. The Developer shall enter into a stormwater maintenance agreement for the underground stormwater system and dedicate a drainage and utility easement over the stormwater management area prior to the recording of the final plat. The underground stormwater system will provide rate control of the stormwater runoff generated from the proposed site improvements before it can enter the existing public stormwater basin located north of the intersection of Glacier Way and 175th Street. CCRROOSSSSRROOAADDSS EEAASSTT TTHHIIRRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 1111,, 22002255 PPAAGGEE 44 OOFF 77 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 Third 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 upon receipt from the MPCA. Privately owned and maintained storm sewer will be constructed with Crossroads East Third Addition. Private storm sewer constructed within Lot 1, Block 1, Crossroads East Third Addition will convey runoff to the privately owned and maintained underground stormwater system. The Storm Sewer Charge has not been collected on the parent parcel and will be collected with the final plat, calculated as follows: Crossroads East d Crossroads East Third The Storm Sewer Charge for Outlot A will be collected at the time Outlot A is final platted into lots and blocks, at the rate in effect at the time of final plat approval. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. Crossroads East Third Addition is shown on the Flood Insurance Rate Map (Map Nos. 27037C0204E; Eff. Date 12/2/2011) as Zone X by the Federal Emergency Management Agency CCRROOSSSSRROOAADDSS EEAASSTT TTHHIIRRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 1111,, 22002255 PPAAGGEE 55 OOFF 77 (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. There are no wetlands on the site. There are no trees within the parent parcel. The plans include a detailed erosion and sediment control plan. The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required shall be installed and maintained by the Developer. Changes made throughout construction must be documented in the SWPPP. An on-site preconstruction meeting shall be held with the City prior to work commencing on the site. The MS4 Administration Fee has not been collected on the parent parcel and shall be paid with the final plat, calculated as follows: Crossroads East Crossroads East Third The MS4 Administration Fee for Outlot A will be collected at the time Outlot A is final platted into lots and blocks, at the rate in effect at the time of final plat approval. The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Crossroads East Third Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on June 3, 2025. CCRROOSSSSRROOAADDSS EEAASSTT TTHHIIRRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 1111,, 22002255 PPAAGGEE 66 OOFF 77 OTHER COSTS Developer’s Design (3.0%) $ 450.00 Developer’s Construction Survey (2.5%) 375.00 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. A cash fee for one-year of streetlight operating expenses shall be paid with the final plat and is calculated as follows: Feet Crossroads East Rate Crossroads East Third Addition A cash fee for one-year of environmental resources management expenses shall be paid with the final plat and is calculated as follows: Crossroads East Third Crossroads East Third Addition A cash fee for the preparation of addressing, property data, and City base map updating shall be paid with the final plat and is calculated as follows: Crossroads East Third Addition Crossroads East Third Addition The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in .pdf and either .dwg (AutoCAD) or .dxf format. CCRROOSSSSRROOAADDSS EEAASSTT TTHHIIRRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 1111,, 22002255 PPAAGGEE 77 OOFF 77 The Developer shall pay a cash fee for City Engineering Administration. The fee for City Engineering Administration is based on three percent (3.00%) of the estimated construction cost, or $450.00. Engineering recommends approval of the Crossroads East Third Addition preliminary and final plat, preliminary and final grading and erosion control plan, preliminary and final utility plan, and landscape plan subject to the requirements and stipulations within this report. Dakota County, Maxar, Microsoft±City of Lakeville Location Map Crossroads East Third Addition EXHIBIT A Site LocationDO D D B O U L E V A R D 175T H S T R E E T GLACI E R W A Y GLA S G O W A V E N U E ±City of Lakeville Zoning Map Crossroads East Third Addition EXHIBIT B Site LocationDO D D B O U L E V A R D 175T H S T R E E T GLACI E R W A Y GLA S G O W A V E N U E PUD PUD PUD PUD C-3 RM-2 P/OS 13 13 14 14 14 VICINITY MAP LEGEND FOUND IRON PIPE SET NAIL LIGHT POLE MAILBOX SIGN TELEPHONE BOX UNDERGROUND TELEPHONE TRANSFORMER UNDERGROUND ELECTRIC GAS METER SANITARY MANHOLE UNDERGROUND SANITARY DRAIN TILE UNDERGROUND STORM GATE VALVE HYDRANT UNDERGROUND WATER VINYL FENCE CLEANOUT CATCH BASIN CATCH BASIN FLARED END SECTION STORM MANHOLE DRAWN BY DATE REVISIONS PLM 1 CAD FILE 1. PROJECT NO. 1 FILE NO. 1 SHEET 1 OF 1 1.The bearing system is based on the plat of CROSSROADS EAST SECOND ADDITION. SURVEY NOTES Legal Description: Outlot A, Crossroads East Second Addition, Dakota County, Minnesota. Part of which is Registered Property described as: That part of Outlot A, Crossroads East Second Addition, according to the recorded plat thereof, which lies north of the north line of the SW1/4 of Section 10, T. 114N, R. 20 W., Dakota County, Minnesota as depicted on said plat of Crossroads East Second Addition. Abstract & Torrens Property Per Title Commitment No. 700787, dated 8/13/2024, issued by Land Title, Inc. as agent for Old Republic National Title Insurance Company. Easements and servitudes benefiting or burdening the surveyed property, listed in Schedule B-II of the Commitment, are listed below using the same numbering system as in said Schedule B-II. Items 1-12, 15-19 are not survey-related items and are not listed below. 13. Grant of Temporary Easement for Drainage and Utility purposes in favor of City of Lakeville dated August 27, 2008, filed September 16, 2008 as Document Number T633018 and 2613237. (expires when Outlot A is platted) The easement is shown on the survey. 14.Operations Easement Agreement dated August 27, 2008, filed September 16, 2008 as Document Number T633026 and 2613238 and Amendment filed April 27, 2017 as document Number T776425 and 3188756 The easement is shown on the survey. SURVEYED PROPERTY 1.Monuments have been placed at all corners of the boundary of the property, unless already marked or referenced by existing monuments or witnesses in close proximity to the corner, as shown on the survey. 2.The subject property address is unassigned, and its property identification number is 22-18621-00-010. 3.The subject property lies within Flood Plain Zone X (areas determined to be outside the 0.2% annual chance flood plain) per Federal Insurance Rate Map No. 27037C0204E dated 12/2/2011. 4.The gross area of the surveyed property is 2.192 Acres or 95,488 Square Feet. 5.The vertical datum is NAVD88. Benchmark #1 Top nut hydrant at the south quadrant of 175th Street West and Glacier Way. Elevation: 1010.35 Benchmark #2 Top nut hydrant at the southwest side of entrance road at Outlot A and Lot 1, Block 1, CROSSROADS EAST SECOND ADDITION. Elevation: 1013.38 6.A zoning report or letter has not been provided to the surveyor. 7.a) There are no buildings present on the surveyed property 8.Substantial features observed in the process of conducting the fieldwork are shown on the survey. 9.There are no parking areas present on the surveyed property 11.b) Underground utilities are shown per: Gopher State One Call, Ticket No. 242474142, dated 9/3/2024. A Gopher State One Call (GSOC) request was placed on 9/3/2024 for utility locates on this site. Source information from plans and markings has been combined with observed evidence of utilities to to develop a view of underground utilities. However, lacking excavation, the exact location of underground features cannot be accurately, completely, and reliably depicted. In addition, some utility locate requests from surveyors may be ignored or result in an incomplete response. The surveyor has compiled the markings made on the ground, the maps provided, and the observed evidence to show utilities hereon. Where additional or more detailed information is required, the client is advised that excavation and/or a private utility locate request may be necessary. Pursuant to MS 216.D contact Gopher State One Call at 651-454-0002 prior to any excavation. 13.The names, address and property identification numbers of adjoining owners according to current public records are shown on the survey. "TABLE A" NOTES To LFPC Properties, LLC; Estate of Samuel H. Hertogs an undivided 1/2 interest; Kevin J. Ervasti and Mary Kaye Ervasti his wife as joint tenants, an undivided 1/8 interest; Jeffrey W. Nivala as tustee of the Jeffrey W. Nivala Trust Under Agreement dated September 3, 2014, an undivided 1/16 interest; Susan Marie Nivala as trustee of the Susan Marie Nivala Trust Under Agreement dated October 3, 2014, an undivided 1/16 interest; Anne F. McMenomy as trustee of the Anne F. McMenomy Trust Under Agreement dated October 8, 2002, an Undivided 1/8 interest; E. B. McMenomy and Katherine L. McMenomy as trustees of the E. B. McMenomy Trust under Agreement dated May 18, 2005, an undivided 1/16 interest; E. B. McMenomy and Katherine L. McMenomy as trustees of the Katherine L. McMenomy Trust under Agreement dated May 26, 2005, an undivided 1/16 interest; Land Title, Inc.; and Old Republic National Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6(a), 7(a), 7(b)(1), 8, 9, 11(b), and 13 of Table A thereof. The fieldwork was completed on September 17th, 2024. Date of Plat or Map: September 19th, 2024 James R. Hill, Inc. Marcus F. Hampton, Land Surveyor, MN License No. 47481 CERTIFICATION OU T L O T A , 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 LA K E V I L L E , M I N N E S O T A AL T A / N S P S L A N D T I T L E S U R V E Y FO R LA K E V I L L E P E T M E D I C I N E P C W E S T C . R . , S U I T E 1 , B U R N S V I L L E , M N PH O N E . . . PL A N N E R S E N I N E E R S S U R V E Y O R S .. Ja m e s R . H i l l , I n c . NOT TO SCALE SCHEDULE B EXCEPTION NO.# BITUMINOUS SURFACE CONCRETE SURFACE UNDERGROUND GAS EXISTING BUILDING 35 46 DODD BOUL E V A R D * 9 160THSTREET162ND STREET IP A V A A V E N U E 60 185THSTREET 23 CE D A R AV E N U E PI L O T K N O B R O A D 31 175THSTREET GLACIERWAYSITE EXHIBIT C DRAWN BY DATE REVISIONS PLM 1 CAD FILE 1. PROJECT NO. 1 SHEET 1 OF 1 CR O S S R O A D S E A S T T H I R D A D D I T I O N LA K E V I L L E M I N N E S O T A PR E L I M I N A R Y P L A T FO R LA K E V I L L E P E T M E D I C I N E P C W E S T C . R . S I T E 1 B R N S V I L L E M N PH O N E . . . PL A N N E R S E N I N E E R S S R V E Y O R S .. Ja m e s R . H i l l , I n c . LEGEND FOUND IRON PIPE FOUND NAIL LIGHT POLE MAILBOX SIGN TELEPHONE BOX UNDERGROUND TELEPHONE TRANSFORMER UNDERGROUND ELECTRIC GAS METER SANITARY MANHOLE UNDERGROUND SANITARY DRAIN TILE UNDERGROUND STORM GATE VALVE HYDRANT UNDERGROUND WATER VINYL FENCE CLEANOUT CATCH BASIN CATCH BASIN FLARED END SECTION STORM MANHOLE UNDERGROUND GAS That part of Outlot A, CROSSROADS EAST SECOND ADDITION, according to the recorded plat thereof, which lies North of the North line of the SW1/4 of Section 10, T. 114N, R. 20 W., Dakota County, Minnesota as depicted on said plat of CROSSROADS EAST SECOND ADDITION. Torrens Certificate No. 190021 AND That part of Outlot A, CROSSROADS EAST SECOND ADDITION, according to the recorded plat thereof, which lies South of the North line of the SW1/4 of Section 10, T. 114N, R. 20 W., Dakota County, Minnesota as depicted on said plat of CROSSROADS EAST SECOND ADDITION. Abstract Property LEGAL DESCRIPTION VICINITY MAP BEARINGS ARE BASED ON THE NORTHWEST LINE OF OUTLOT A, CROSSROAD EAST SECOND ADDITION WHICH IS ASSUMED TO HAVE A BEARING OF N 48°15'36" E DENOTES FOUND 1/2 INCH IRON MONUMENT WITH CAP MARKED L.S. NO. 12294 DENOTES SET 1/2 INCH BY 14 INCH IRON MONUMENT WITH CAP MARKED L.S. NO. 47481 DENOTES FOUND DAKOTA COUNTY ALUMINUM MONUMENT DENOTES FOUND MAGNETIC NAIL Estate of Samuel H. Hertogs, an undivided 1/2 interest; Kevin J. Ervasti, Mary Kaye Ervasti, and Justin Ervasti, as trustees of the Kevin J. Ervasti Trust Under Agreement dated March 15, 2013, an undivided 1/16 interest; Kevin J. Ervasti, Mary Kaye Ervasti, and Justin Ervasti, as trustees of the Mary Kaye Ervasti Trust Under Agreement dated March 15, 2013, an undivided 1/16 interest; Jeffrey W. Nivala as trustee of the Jeffrey W. Nivala Trust Under Agreement dated September 3, 2014, an undivided 1/16 interest; Susan Marie Nivala as trustee of the Susan Marie Nivala Trust Under Agreement dated October 3, 2014, an undivided 1/16 interest; Anne F. McMenomy as trustee of the Anne F. McMenomy Trust Under Agreement dated October 8, 2002, an Undivided 1/8 interest; E. B. McMenomy and Katherine L. McMenomy as trustees of the E. B. McMenomy Trust under Agreement dated May 18, 2005, an undivided 1/16 interest; E. B. McMenomy and Katherine L. McMenomy as trustees of the Katherine L. McMenomy Trust under Agreement dated May 26, 2005, an undivided 1/16 interest EXISTING PROPERTY OWNERS 11 D O D D B O L E V A R D L A K E V I L L E M N EXHIBIT D BEARINGS ARE BASED ON THE NORTHWEST LINE OF OUTLOT A, CROSSROAD EAST SECOND ADDITION WHICH IS ASSUMED TO HAVE A BEARING OF N 48°15'36" E VICINITY MAP DENOTES FOUND 1/2 INCH IRON MONUMENT WITH CAP MARKED L.S. NO. 12294 DENOTES SET 1/2 INCH BY 14 INCH IRON MONUMENT WITH CAP MARKED L.S. NO. 47481 DENOTES FOUND DAKOTA COUNTY ALUMINUM MONUMENT DENOTES FOUND MAGNETIC NAIL EXHIBIT E GLAC I E R W A Y 175T H S T R E E T W E S T PROPOSED PET CLINIC FFE = 1011.50 FIRST FLOOR: 7,967 SF SECOND FLOOR: 1,063 SF TOTAL AREA: 9,030 SF TRA S H 100 9 . 5 0 7 7 20 14 20' 24' 20' 5' 24' 5' 18' 10'TYP . 10' TYP . 24' 18' 9' TYP . 20.0 1 'ESM T 33.2 5 'ESM T 37. 2 3 ' ESM T 10' B L D G S E T B A C K 30' BLD G S E T B A C K 30' BLD G S E T B A C K 1 1 1 1 2 2 2 4 4 11 12 7 7 7 6 8 8 10A 10A 10B 13 3 3 4 4 4 5 9 14 9 3 3 3 3 7 16 15 16 15 717 18 19 20 15' 15.9 4 ' OU T L O T A - L A K E V I L L E , M N 5 5 0 4 4 LA K E V I L L E F A M I L Y PE T C L I N I C PROJ. NO: DRAWN BY: CHECKED BY: DESCRIPTION ISSUE SCHEDULE NO.DATE © TerWisscha Construction Inc 1550 WILLMAR AVENUE S.E.WILLMAR, MINNESOTA 56201320.235.1664 FAX 320.235.3137 12246081 MJW MJW REVISION SCHEDULE NO. DESCRIPTION DATE 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2025 Larson Engineering, Inc. All rights reserved. 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com LarsonEngineering, Inc. Torry Kraftson, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. W:\2024\Civil\12246081 - Lakeville Family Pet Clinic\2. Design\B. Drawing Files\12246081 - C200 Site Plan.dwg 0 NORTH 10 20 40 06.09.2025 41371 PR E L I M I N A R Y P L A T S U B M I T T A L 03-12-25Stormwater Added1 05-15-25City Comments2 06-09-25City Comments3 NOTE: CONCRETE JOINTS ARE SHOWN ONLY FOR GENERAL REFERENCE TO SIGNIFY HEAVY-DUTY CONCRETE PAVEMENT. ACTUAL JOINTS SHALL BE CONSTRUCTED PER PROJECT SPECIFICATIONS. EASEMENT LINE RIGHT-OF-WAY LINE PROPERTY LINE GENERAL KEY NOTES SETBACK LINE C200 SITE PLAN 1 NEW BITUMINOUS PAVEMENT, SEE DETAIL1/C500. SAW CUT EDGE OF BITUMINOUS TO ENSURE CLEAN EDGE PRIOR TO PAVING. MATCH EXISTING STREET SECTION. NEW LIGHT-DUTY CONCRETE PAVEMENT, SEE DETAIL 2/C500. NEW CONCRETE WITH THICKENED EDGE, SEE DETAIL 3/C500. NEW HEAVY-DUTY CONCRETE PAVEMENT, SEE DETAIL 4/C500. NEW PARALLEL ACCESSIBLE CURB RAMP, SEE DETAIL 5/C500. B612 CONCRETE CURB AND GUTTER, SEE DETAIL 6/C500. NEW CONCRETE VALLEY GUTTER, SEE DETAIL 7/C500. NEW CONCRETE STEP, SEE DETAIL 11/C500. NEW PARKING SIGN AND POST, SEE DETAIL 9/C500. _A: ADA PARKING _B: ADA ACCESS AISLE NEW CONCRETE DRIVEWAY APRON. SEE DETAIL 5/C501. NEW TRASH ENCLOSURE (SEE ARCH). NEW FENCE (SEE ARCH). MONUMENT SIGN (SEE ARCH). SURMOUNTABLE CONCRETE CURB AND GUTTER, SEE DETAIL 12/C500. TRANSITION CURB TYPE. DOG RELIEF AREA (SEE ARCH). NEW ACCESSIBLE CURB RAMP, SEE DETAIL 8/C500. NEW ACCESSIBLE CURB RAMP, SEE DETAIL 10/C500. NEW MODULAR BLOCK RETAINING WALL, SEE DETAIL 1/C502. 2 5 6 4 7 9 3 8 10 NEW BITUMINOUS PAVEMENT SEE DETAIL 1/C500 MATCH EXISTING STREET PAVEMENT SEE KEY NOTE #2 NEW LIGHT-DUTY CONCRETE PAVEMENT SEE DETAIL 2/C500 NEW HEAVY-DUTY CONCRETE PAVEMENT SEE DETAIL 4/C500 NEW STRUCTURAL STOOP SEE ARCH / STRUCT PLANS SYMBOL LEGEND SITE AREAS PARKING COUNT 40 TOTAL STALLS REQUIRED 48 TOTAL STALLS PROVIDED 2 ADA STALLS REQUIRED 2 ADA STALLS PROVIDED LOT AREA:51,035 SF (1.17 AC) (100%) GREEN SPACE 17,638 SF (0.40 AC) (34.6%) IMPERVIOUS AREAS: EXISTING IMPERVIOUS 4,893 SF (0.11 AC) (9.6%) NEW IMPERVIOUS:29,565 SF (0.68 AC) (57.9%) TOTAL IMPERVIOUS 34,458 SF (0.79 AC) (67.5%) TOTAL IMPERVIOUS ALLOWED 38,276 SF (75%) PER THE APPROVED CONSTRUCTION PLANS FOR THE CROSSROADS PLAT. 11 12 13 14 15 16 17 18 19 20 EXHIBIT F PROPOSED PET CLINIC FFE = 1011.50 FIRST FLOOR: 7,967 SF SECOND FLOOR: 1,063 SF TOTAL AREA: 9,030 SF TRA S H 100 9 . 5 0 GLAC I E R W A Y 175T H S T R E E T W E S T 101 0 10 0 9 1011 101 1 101 0 101 0 10 1 0 101 1 1010 1009 1008 1008 1006 1007 1008 1009 101 0 101 1 SAN . M H RIM= 1 0 0 9 . 9 9 INV . = 9 9 6 . 0 5 SAN . M H RIM= 1 0 0 9 . 3 9 INV . = 9 9 7 . 1 3 SAN . M H RIM= 1 0 0 7 . 8 9 INV . = 9 9 8 . 2 9 SAN. M HRIM= 1 0 0 7 . 9 9 INV. = 9 9 9 . 2 3 SAN . M H RIM= 1 0 0 9 . 7 5 INV . = 9 9 9 . 8 2 ST. C B RIM= 1 0 0 6 . 8 9 INV . = 1 0 0 3 . 0 1 ST. C BRIM= 1 0 0 6 . 8 9 SW. I N V . = 1 0 0 2 . 6 6 S.IN V . = 1 0 0 3 . 0 4 ST. C B RIM= 1 0 0 8 . 4 0 INV . = 1 0 0 4 . 8 0 ST. C B RIM= 1 0 0 9 . 8 2 INV . = 1 0 0 6 . 8 2 ST. C B RIM= 1 0 0 9 . 7 1 NE.I N V . = 1 0 0 6 . 6 1 W.IN V . = 1 0 0 6 . 5 1 ST. C B RIM= 1 0 0 9 . 4 1 NE.I N V . = 1 0 0 6 . 2 1 W.IN V . = 1 0 0 6 . 1 1 ST. C B RIM= 1 0 0 9 . 5 8 SE.I N V . = 1 0 0 6 . 3 8 SW. I N V . = 1 0 0 6 . 2 1 0.77 % 1010 1009 1009 101 0 1010 100 9 100 9 101 1 100 9 1011 1008 101 1 1010 1010 1010 101 0 1011 1010 101 1 1011 101 0 101 1 1011.50 FFE 1010.40 C 1009.90 B 1010.10 TC 1009.60 GL 1010.50 TC 1010.00 GL 1010.60 GL 1011.15 TC 1010.65 GL 1010.85 TC 1010.35 GL 1010.04 TC 1009.54 GL 1010.50 TC 1010.50 GL 1010.25 TC 1009.75 GL 1011.36 C 1011.30 C 1010.80 B 1010.69 TC 1010.19 GL 1010.67 TC 1010.17 GL 1011.30 C 1010.80 B 1010.70 TC 1010.40 GL 1010.18 TC 1009.88 GL 1010.35 C 1011.42 C 1010.46 C 1009.96 B 1010.30 C 1009.80 B 1009.68 GL* 1009.48 GL 1009.21 GL 1008.94 GL 1008.81 GL* 1010.45 C 1010.50 C 1010.50 B 1010.75 GL 1010.95 GL 1011.50 FFE 1010.50 B 1010.86 C 1011.30 C 1010.80 B 1011.36 C1010.80 B/C 1011.36 C 1011.30 C 1010.80 B 1010.60 TC 1010.10 GL 1011.50 FFE 1011.50 FFE1011.45 C 1011.50 FFE 1011.40 TS 1011.36 C4.1 1010.20 C 1009.70 B 1010.25 C 1011.45 C 1010.00 C 1009.50 B 4.1% 1011.30 TS 1010.12 C 4. 0 % 2% 1011.23 C* 1011.13 C* 2% 1011.00 C 1010.90 C 1010.80 C 1011.30 TW 1010.30 BW 1010.40 BS 1010.30 BS 1011.30 C 1010.80 B 1011.30 C 1010.80 B 1010.00 TC 1009.50 RIM 1010.15 TC 1009.65 RIM 1009.94 TC 1009.44 RIM 101 0 1010.33 TC 1009.83 GL 1010.07 TC 1009.57 GL 1010.74 C 1010.24 B 1011.00 C 1010.90 C CON C R E T E WAS H O U T ARE A 1010.29 B 2.27 % 1.25 % 2.40 % 3.20 % 0.48 % 2.90 % 0.48 % 0.48 % 0.48 % 3.20 % 1. 8 0 % 2.30 % 0.50 % 0.50 % 1.50 % 2.93 % 1.50 % 2.40 % 1.00 % 1 1 1 1 2 3 3 3 1 3 4 4 1 OU T L O T A - L A K E V I L L E , M N 5 5 0 4 4 LA K E V I L L E F A M I L Y PE T C L I N I C PROJ. NO: DRAWN BY: CHECKED BY: DESCRIPTION ISSUE SCHEDULE NO.DATE © TerWisscha Construction Inc 1550 WILLMAR AVENUE S.E.WILLMAR, MINNESOTA 56201320.235.1664 FAX 320.235.3137 12246081 MJW MJW REVISION SCHEDULE NO. DESCRIPTION DATE 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2025 Larson Engineering, Inc. All rights reserved. 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com LarsonEngineering, Inc. Torry Kraftson, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. W:\2024\Civil\12246081 - Lakeville Family Pet Clinic\2. Design\B. Drawing Files\12246081 - C300 Grading Plan.dwg 0 NORTH 10 20 40 06.09.2025 41371 PR E L I M I N A R Y P L A T S U B M I T T A L 03-12-25Stormwater Added1 05-15-25City Comments2 06-09-25City Comments3 PROPOSED CONTOURS - MAJOR INTERVAL GRADE BREAK LINE PROPOSED CONTOURS - MINOR INTERVAL949 950 950 EXISTING CONTOURS 2.0% 950.00 TC 949.50 GL GRADE SLOPE SPOT ABBREVIATIONS: TC - TOP OF CURB GL - GUTTER LINE GO - GUTTER OUT B - BITUMINOUS C - CONCRETE EO - EMERGENCY OVERFLOW TW - TOP OF WALL BW - BOTTOM OF WALL (F/G) (*) - EXISTING TO BE VERIFIED GRADING NOTES 1. Tree protection consisting of snow fence or safety fence installed at the drip line shall be in place prior to beginning any grading or demolition work at the site. Silt fence and inlet protection shall be installed prior to any grading or demolition. 2. All elevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for further instructions. 3. Grades shown in paved areas represent finish elevation. 4. Refer to Landscape Plans for restoration. 5. All construction shall be performed in accordance with state and local standard specifications for construction. 6. Refer to SWPPP Sheets for Erosion Control Notes. SYMBOL LEGEND 1 KEY NOTES INLET PROTECTION, SEE DETAIL 2/C501 CONSTRUCTION ROCK ENTRANCE, SEE DETAIL 4/C501 SILT FENCE, SEE DETAIL 3/C501 BIOROLL, SEE DETAIL 3/C502 SILT FENCE ROCK CONSTRUCTION ENTRANCE INLET PROTECTION C300 GRADING & EROSION CONTROL PLAN 2 3 4 BIOROLL EXHIBIT G PROPOSED PET CLINIC FFE = 1011.50 FIRST FLOOR: 7,967 SF SECOND FLOOR: 1,063 SF TOTAL AREA: 9,030 SF TRA S H 100 9 . 5 0 GLAC I E R W A Y 175T H S T R E E T W E S T SAN . M H RIM= 1 0 0 9 . 9 9 INV . = 9 9 6 . 0 5 SAN . M H RIM= 1 0 0 9 . 3 9 INV . = 9 9 7 . 1 3 SAN . M H RIM= 1 0 0 7 . 8 9 INV . = 9 9 8 . 2 9 SAN. M HRIM= 1 0 0 7 . 9 9 INV. = 9 9 9 . 2 3 SAN . M H RIM= 1 0 0 9 . 7 5 INV . = 9 9 9 . 8 2 ST. C B RIM= 1 0 0 6 . 8 9 INV . = 1 0 0 3 . 0 1 ST. C BRIM= 1 0 0 6 . 8 9 SW. I N V . = 1 0 0 2 . 6 6 S.IN V . = 1 0 0 3 . 0 4 ST. C B RIM= 1 0 0 8 . 4 0 INV . = 1 0 0 4 . 8 0 ST. C B RIM= 1 0 0 9 . 8 2 INV . = 1 0 0 6 . 8 2 ST. C B RIM= 1 0 0 9 . 7 1 NE.I N V . = 1 0 0 6 . 6 1 W.IN V . = 1 0 0 6 . 5 1 ST. C B RIM= 1 0 0 9 . 4 1 NE.I N V . = 1 0 0 6 . 2 1 W.IN V . = 1 0 0 6 . 1 1 ST. C B RIM= 1 0 0 9 . 5 8 SE.I N V . = 1 0 0 6 . 3 8 SW. I N V . = 1 0 0 6 . 2 1 CB-4 RIM: 1009.50 INV: 1006.10 CB-5 RIM: 1009.65 INV: 1006.00 CB-2 (NYLOPLAST) RIM: 1009.44 INV: 1005.44 SUMP: 1001.44 STMH-3 RIM: 1010.25 INV: 1005.65 SUMP: 1001.65 CONNECT TO EXIST STORM SEWER STMH-1: RIM: 1008.50 INV (E): 1003.40* INV (SW): 1003.65 60 LF 15" HDPE @0.75% 100 L F 1 5 " P V C (SC H 4 0 ) @ 1 . 6 0 % ROUTE STORM OVER EXIST SAN SEWER AND WM SAN INV: 998.39* WM INV: 1000.00* 28 LF 15" HDPE @1.25% ROUTE STORM OVER SAN SEWER AND WM SAN INV: 997.34 WM INV: 1002.0 32 LF 6" PVC (SCH 40) @ 2% (MIN) COORD W/ MECH. INV: 997.93 4" DIP 90° BEND CONNECT TO EXIST WM VERIFY SIZE/LOCATION INV: 1001.7* 6" X 4" REDUCER 4" GATE VALVE ADJUST SEWER CASTING RIM: 1010.25 5 LF 15-INCH HDPE @ 0.00% 26 LF 15" PVC (SCH 40) @ 1.57% UNDERGROUND STORMWATER SYSTEM NON-PERFORATED 48" PIPE INV. 1004.05 STORAGE VOLUME: 2,613 CF 100-YR HWL 1007.98 10-YR HWL 1006.75 OCS-1: SEE WEIR DETAIL RIM: 1009.95 INV: 1004.05 CONNECT TO EXIST SAN SEWER STUB INV: 997.28* 16 LF 15" PVC (SCH 40) @ 8.69% 4" DIP COORDINATE WITH MECH 1.5" COPPER COORDINATE WITH MECH INSPECTION PORT (TYP.) 90° BEND 1.5" CORP. STOP 1 2 2 2 1 3 OU T L O T A - L A K E V I L L E , M N 5 5 0 4 4 LA K E V I L L E F A M I L Y PE T C L I N I C PROJ. NO: DRAWN BY: CHECKED BY: DESCRIPTION ISSUE SCHEDULE NO.DATE © TerWisscha Construction Inc 1550 WILLMAR AVENUE S.E.WILLMAR, MINNESOTA 56201320.235.1664 FAX 320.235.3137 12246081 MJW MJW REVISION SCHEDULE NO. DESCRIPTION DATE 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2025 Larson Engineering, Inc. All rights reserved. 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com LarsonEngineering, Inc. Torry Kraftson, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. W:\2024\Civil\12246081 - Lakeville Family Pet Clinic\2. Design\B. Drawing Files\12246081 - C400 Utility Plan.dwg 0 NORTH 10 20 40 06.09.2025 41371 PR E L I M I N A R Y P L A T S U B M I T T A L 03-12-25Stormwater Added1 05-15-25City Comments2 06-09-25City Comments3 CABLE UNDERGROUND LINE FIBER OPTIC UNDERGROUND LINE ELECTRIC UNDERGROUND LINE ELECTRIC OVERHEAD LINE TELEPHONE UNDERGROUND LINE STORM SEWER PIPE SANITARY SEWER PIPE NATURAL GAS UNDERGROUND LINE WATERMAIN PIPE LIGHT POLE STORM MANHOLE FLARED END CURB INLET CATCH BASIN WATER SHUTOFF GATE VALVE & BOX HYDRANT SANITARY MANHOLE DRAINTILE PIPE UTILITY NOTES 1. It is the responsibility of the contractor to perform or coordinate all necessary utility connections and relocations from existing utility locations to the proposed building, as well as to all onsite amenities. These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas, electric, site lighting, etc. 2. All service connections shall be performed in accordance with state and local standard specifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer) may require a permit from the City. 3. The contractor shall verify the elevations at proposed connections to existing utilities prior to any demolition or excavation. 4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to construction. All necessary precautions shall be made to avoid damage to existing utilities. 5. Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1107 where located within 10 feet of waterlines or the building. 6. HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint pressure test. Installation shall meet ASTM C2321. 7. Maintain a minimum of 7 ½' of cover over all water lines and sanitary sewer lines. Where 7 ½' of cover is not provided, install 2” rigid polystyrene insulation (MN/DOT 3760) with a thermal resistance of at least 5 and a compressive strength of at least 25 psi. Insulation shall be 8' wide, centered over pipe with 6” sand cushion between pipe and insulation. Where depth is less than 5', use 4” of insulation. 8. Install water lines 12” above sewers. Where the sewer is less than 12" below the water line (or above), install sewer piping of materials approved for inside building use for 10 feet on each side of the crossing. 9. Pressure test and disinfect all new watermains in accordance with state and local requirements. 10. A structure adjustment shall include removing and salvaging the existing casting assembly, removing existing concrete rings to the precast section. Install new rings and salvaged casting to proposed grades, cleaning casting flange by mechanical means to insure a sound surface and install an external chimney seal from casting to precast section. Chimney seals shall be Infi-Shield Uni-Band or an approved equal. SYMBOL LEGEND C400 UTILITY PLAN KEY NOTES 1 STORM SEWER MANHOLE, SEE DETAIL 7/C501 STORM SEWER CATCH BASIN, SEE DETAIL 8/C501 OUTLET CONTROL STRUCTURE, SEE DETAIL 2/C502 2 3 EXHIBIT H EXHIBIT I GLACIER WAY 175TH STREET WEST ALL SP LIGHTS ARE INSTALLED ON 20' POLE WITH 2.5' EXTENDED CONCRETE POLE BASE ALL CALCULATION POINTS ARE SHOWN IN FOOTCANDLES. Schedule Symbol Label Image Quantity Manufacturer Catalog Number Description Lumens Per Lamp Light Loss Factor Wattage SP2 2 RAB LIGHTING INC. ALEDS2TN 80W @ 4000K 10637 0.9 81.4 SP3 2 RAB LIGHTING INC. ALEDS3TN 80W @ 4000K 10458 0.9 81.2 SP4 1 RAB LIGHTING INC. ALEDS4TN 80W @ 4000K 10616 0.9 82 Plan View Scale - 1" = 16ft SP2-1 SP2-2 SP4-1 SP3-1 SP3-2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.1 0.2 0.3 0.4 0.4 0.5 0.5 0.5 0.4 0.3 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.8 0.6 0.5 0.3 0.1 0.1 0.2 0.4 0.5 0.6 0.8 0.9 1.1 1.2 1.1 0.9 0.6 0.1 0.1 0.1 0.3 0.5 0.7 0.8 1.0 1.2 1.5 1.7 1.9 1.6 1.1 0.7 0.1 0.1 0.1 0.3 0.5 0.7 0.8 1.0 1.3 1.6 2.0 2.4 2.8 2.5 1.9 1.2 0.7 0.1 0.1 0.2 0.3 0.8 0.9 0.8 0.9 1.2 1.6 2.2 2.9 3.4 3.7 3.5 2.9 1.9 1.1 0.6 0.1 0.2 0.3 0.8 1.4 1.5 1.2 1.1 1.1 1.5 2.1 3.0 4.1 4.5 4.4 4.3 3.9 2.9 1.8 1.0 0.6 0.2 0.3 0.4 1.0 2.1 2.4 2.0 1.6 1.3 1.2 1.6 2.7 3.9 4.8 5.4 5.2 4.9 4.6 3.9 2.7 1.6 0.9 0.5 0.2 0.3 0.3 1.5 2.6 2.7 2.8 2.6 2.1 1.7 1.4 1.3 2.2 3.9 4.8 5.8 5.4 5.0 4.4 3.5 2.3 1.4 0.8 0.4 0.1 0.1 0.2 0.5 1.8 3.2 3.2 3.5 3.6 3.2 2.6 2.1 1.7 1.4 1.5 2.8 4.4 5.0 5.2 4.6 3.9 2.9 1.9 1.1 0.6 0.3 0.1 0.1 0.2 0.7 1.7 2.7 3.2 3.9 4.4 4.1 3.5 2.9 2.3 1.9 1.5 1.3 1.3 3.0 2.5 5.1 5.5 4.6 3.8 3.1 2.2 1.3 0.7 0.4 0.3 0.1 0.1 0.1 0.5 1.5 2.6 2.8 3.8 4.5 4.2 3.9 3.4 2.9 2.4 1.8 1.4 1.1 1.0 1.2 3.3 4.5 5.1 5.2 4.4 3.4 2.6 1.9 1.3 0.9 0.5 0.4 0.1 0.1 0.1 0.4 1.0 1.8 2.4 3.0 3.8 4.1 3.8 3.4 3.0 2.5 2.0 1.6 1.2 1.0 0.8 0.8 1.5 3.5 4.2 4.2 3.6 2.7 2.0 1.6 1.3 0.9 0.7 0.5 0.4 0.1 0.1 0.2 0.4 0.7 1.1 1.5 2.2 2.8 3.4 3.6 3.4 2.8 2.3 2.0 1.6 1.3 1.0 0.8 0.7 0.6 0.7 1.7 2.9 3.0 2.4 1.9 1.6 1.3 1.1 0.9 0.8 0.6 0.5 0.4 0.1 0.1 0.2 0.3 0.4 0.7 0.9 1.3 1.8 2.4 2.8 3.1 2.8 2.3 1.8 1.5 1.2 1.0 0.8 0.6 0.5 0.5 0.5 0.7 1.3 1.8 1.6 1.4 1.3 1.1 1.0 0.9 0.8 0.7 0.7 0.5 0.4 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.8 1.1 1.5 1.9 2.3 2.5 2.2 1.8 1.4 1.1 0.9 0.8 0.6 0.5 0.4 0.4 0.4 0.4 0.6 0.9 1.0 1.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.7 0.6 0.4 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.7 1.0 1.3 1.6 1.8 1.9 1.7 1.4 1.1 0.9 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.5 0.6 0.7 0.8 0.8 0.9 0.9 1.0 1.1 1.2 1.1 1.0 0.7 0.5 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.5 0.6 0.8 1.0 1.3 1.4 1.4 1.3 1.1 0.9 0.7 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.7 0.8 1.0 1.1 1.3 1.5 1.7 1.7 1.3 0.8 0.5 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.9 1.0 1.0 1.0 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.2 0.2 0.4 0.6 0.8 1.0 1.3 1.6 2.0 2.4 2.6 2.1 1.4 0.8 0.5 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.4 0.5 0.6 0.6 0.7 0.8 0.8 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.4 0.7 1.1 1.5 2.1 2.8 3.2 3.4 3.1 2.3 1.4 0.8 0.4 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.2 0.3 0.7 1.2 2.0 2.9 3.8 4.1 4.1 4.0 3.3 2.3 1.3 0.7 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.2 0.5 1.3 2.5 3.7 4.8 5.0 4.7 4.5 4.2 3.2 2.0 1.1 0.6 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.2 0.7 2.3 3.9 4.8 5.7 5.4 4.9 4.6 3.9 2.8 1.7 1.0 0.5 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.6 0.7 0.7 0.8 0.8 0.8 0.7 0.6 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.4 1.3 3.3 4.3 5.3 5.4 4.7 4.2 3.4 2.3 1.4 0.7 0.4 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.7 0.8 0.9 1.0 1.0 1.0 0.9 0.7 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.4 1.4 3.7 1.1 5.5 5.7 4.9 4.2 3.5 2.6 1.7 0.9 0.5 0.2 0.1 0.1 0.2 0.3 0.4 0.6 0.8 0.9 1.1 1.2 1.3 1.3 1.2 1.0 0.8 0.7 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.4 1.3 3.9 4.5 5.3 4.9 3.9 3.1 2.3 1.6 1.0 0.6 0.3 0.2 0.1 0.2 0.3 0.5 0.8 1.1 1.2 1.4 1.7 1.7 1.7 1.5 1.2 1.0 0.8 0.6 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.2 0.5 2.2 3.8 4.3 4.1 3.3 2.4 1.8 1.3 0.9 0.6 0.4 0.2 0.1 0.1 0.1 0.3 0.6 1.0 1.4 1.7 2.0 2.3 2.3 2.1 1.8 1.4 1.1 0.9 0.7 0.6 0.4 0.3 0.3 0.1 0.1 0.3 0.7 2.4 3.2 2.9 2.3 1.7 1.4 1.1 0.8 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.2 0.5 1.1 1.7 2.4 3.1 3.2 3.0 2.6 2.1 1.8 1.4 1.1 0.9 0.7 0.5 0.4 0.3 0.1 0.1 0.2 0.8 1.7 1.7 1.5 1.2 1.0 0.9 0.7 0.5 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.9 2.0 3.3 4.2 4.1 3.4 3.0 2.6 2.0 1.7 1.3 1.0 0.8 0.7 0.5 0.4 0.3 0.1 0.1 0.2 0.6 0.9 0.9 0.9 0.8 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.3 0.4 1.6 4.0 4.8 4.4 3.3 3.1 2.9 2.5 2.0 1.6 1.3 1.0 0.8 0.7 0.5 0.4 0.1 0.1 0.3 0.4 0.5 0.6 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.9 2.8 4.3 3.8 3.3 2.9 3.1 2.9 2.4 1.9 1.5 1.2 0.9 0.7 0.6 0.5 0.4 0.1 0.1 0.2 0.2 0.3 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 2.7 3.5 3.6 3.4 3.5 3.3 2.6 2.0 1.5 1.1 0.9 0.7 0.6 0.5 0.4 0.3 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.5 3.0 3.9 4.5 4.4 3.4 2.6 2.0 1.4 1.1 0.9 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.4 3.9 4.7 4.3 3.3 2.2 1.6 1.2 1.0 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.6 1.8 3.5 3.1 2.4 1.7 1.3 1.1 0.9 0.8 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.1 0.1 0.1 0.1 0.1 0.3 0.4 0.7 1.4 1.9 1.7 1.5 1.1 0.9 0.8 0.7 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.1 0.2 0.3 0.3 0.4 1.0 1.1 1.0 0.9 0.7 0.6 0.6 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.4 0.3 0.1 0.1 0.2 0.2 0.5 0.7 0.7 0.6 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.4 0.3 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.5 0.4 0.3 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.5 0.7 0.8 0.9 0.9 0.9 0.9 0.8 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.6 0.8 1.0 1.1 1.2 1.2 1.1 1.0 0.8 0.6 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.8 1.1 1.2 1.4 1.6 1.6 1.5 1.3 1.0 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.0 1.4 1.6 1.8 2.2 2.1 1.9 1.6 1.2 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.7 1.2 1.7 2.3 2.8 2.9 2.7 2.3 1.9 1.5 1.1 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.2 2.2 3.2 4.0 3.7 3.3 2.8 2.3 1.8 1.4 1.1 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.7 2.3 4.1 4.8 4.1 3.3 3.0 2.7 2.2 1.8 1.4 1.1 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.3 4.0 4.5 3.9 3.1 3.0 3.0 2.6 2.1 1.7 1.3 1.0 0.8 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.6 1.9 3.4 3.6 3.5 3.2 3.3 3.0 2.4 1.8 1.4 1.0 0.8 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.4 0.6 1.5 3.4 3.8 4.3 4.0 3.2 2.5 1.8 1.3 1.0 0.8 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.3 0.5 2.4 4.3 4.8 4.3 3.1 2.1 1.6 1.2 0.9 0.7 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.5 0.8 3.1 3.9 3.3 2.5 1.7 1.2 1.0 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 2.1 2.1 1.8 1.4 1.1 0.8 0.7 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.8 1.3 1.2 1.1 0.8 0.7 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.6 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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STAFF PARKING 14 SPACES CLIENT PARKING 14 SPACES CLIENT PARKING 20 SPACES SIDEWALK SIDEWALK SIDEWALK BUILDING SETBACK LINE BUILDING SETBACK LINE BUILDING SETBACK LINE 160 32 48 2405 Trott Avenue SW, Willmar, MN 56201 Phone: (320) 235-4386 PROJ. NO: DRAWN BY: CHECKED BY: DESCRIPTION ISSUE SCHEDULE NO.DATE All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc. © TerWisscha Construction Inc 1550 WILLMAR AVENUE S.E. WILLMAR, MINNESOTA 56201 320.235.1664 FAX 320.235.3137 E0.6 ELECTRICAL PHOTOMETRIC SITE PLAN 24-02-055 OU T L O T A - LA K E V I L L E , M N 5 5 0 4 4 LJF CML LA K E V I L L E F A M I L Y P E T CL I N I C 2-13-25SITE PERMIT1 SCALE: NORTH NTS1/16" = 1'-0"1 ELECTRICAL PHOTOMETRIC SITE PLAN REVISION SCHEDULE NO.DESCRIPTION DATE ALEDS Color: Bronze Weight: 13.2 lbs Project:Type: Prepared By:Date: Driver Info Type Constant Current 120V 0.67A 208V 0.40A 240V 0.34A 277V 0.30A Input Watts 40.9/58.1/82.0W LED Info Watts 80W Color Temp 4000K (Neutral) Color Accuracy 82/82/83 CRI L70 Lifespan 100,000 Hours Lumens 5735/7895/10616 lm Efficacy 140.2/135.9/129.5 lm/W Technical Specifications Field Adjustability Field Adjustable (Wattage): Field adjustable light output in 3 discrete steps: Small Housing: 80W/60W/40W (factory default 80W) Compliance UL Listed: Suitable for wet locations IP Rating: Ingress protection rating of IP66 for dust and water IESNA LM-79 & LM-80 Testing: RAB LED luminaires and LED components have been tested by an independent laboratory in accordance with IESNA LM-79 and LM-80. DLC Listed: This product is listed by Design Lights Consortium (DLC) as an ultra-efficient premium product that qualifies for the highest tier of rebates from DLC Member Utilities. Designed to meet DLC 5.1 requirements. DLC Product Code: S-YQSW2A LED Characteristics LEDs: Long-life, high-efficacy, discrete, surface-mount LEDs Color Consistency: 7-step MacAdam Ellipse binning to achieve consistent fixture-to-fixture color Color Stability: LED color temperature is warrantied to shift no more than 200K in color temperature over a 5-year period Color Uniformity: RAB's range of Correlated Color Temperature follows the guidelines of the American National Standard for (SSL) Products, ANSI C78.377-2017. Electrical Driver: 40W: Constant Current, Class 2, 120-277V, 50/60 Hz, 120V: 0.34A, 208V: 0.20A, 240V: 0.17A, 277V: 0.15A 60W: Constant Current, Class 2, 120-277V, 50/60 Hz, 120V: 0.50A, 208V: 0.30A, 240V: 0.25A, 277V: 0.22A 80W: Constant Current, Class 2, 120-277V, 50/60 Hz, 120V: 0.67A, 208V: 0.40A, 240V: 0.34A, 277V: 0.30A Dimming Driver: Driver includes dimming control wiring for 0-10V dimming systems. Requires separate 0-10V DC dimming circuit. Dims down to 10%. THD: 2.22% at 120V, 7.07% at 277V Power Factor: 99.9% at 120V, 96.6% at 277V Surge Protection: Line to Line: 10kV Line to Ground: 6kV Performance Lifespan: 100,000-Hour LED lifespan based on IES LM-80 results and TM-21 calculations Wattage Equivalency: Equivalent to 250W Metal Halide Construction IES Classification: The Type IV distribution is especially suited for mounting on the sides of buildings and walls, and for illuminating the perimeter of parking areas. It produces a semicircular distribution with essentially the same candlepower at lateral angles from 90° to 270°. Cold Weather Starting: The minimum starting temperature is -40°C (-40°F) Ambient Temperature : Max Power Temp Rating: 40°C (104°F) Middle Power Temp Rating: 52°C (125°F) Low Power Temp Rating: 58°C (137°F) Technical Specifications (continued) Housing: Die-cast aluminum Mounting: Universal mounting arm compatible for hole spacing patterns from 1" to 5 1/2" center to center. Round Pole Adaptor plate included as a standard. Easy slide and lock to mount fixture with ease. Reflector: Aluminum reflector with white polycarbonate Vibration Rating: 3G vibration rating per ANSI C136.31 Effective Projected Area: EPA = 0.32 Gaskets: High-temperature silicone gaskets Finish: Formulated for high durability and long-lasting color Green Technology: Mercury and UV free. RoHS-compliant components. Optical Bug Rating: BUG Rating 80W: B1 U0 G2 BUG Rating 60W: B1 U0 G2 BUG Rating 40W: B1 U0 G2 Other Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of ten (10) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. RAB's warranty is subject to all terms and conditions found at rablighting.com/warranty. Trade Agreements Act Compliant: This product is a product of Cambodia and a "designated country" end product that complies with the Trade Agreements Act Buy American Act Compliance: RAB values USA manufacturing! Upon request, RAB may be able to manufacture this product to be compliant with the Buy American Act (BAA). Please contact customer service to request a quote for the product to be made BAA compliant. Dimensions Features 0-10V dimmable standard IP66 Rated 100,000-Hour LED lifespan 10-Year, No-Compromise Warranty Ordering Matrix Family Housing Size Distribution Mounting Color Temp Finish Voltage Options ALED S 4T N S = Small (80W/60W/40W) M = Medium (150W/90W/78W) L = Large (260W/220W/170W) XL = Extra Large (385W/345W/300W) 2T = Type II 3T = Type III 4T = Type IV 5T = Type V AT = Auto Dealership Optic Blank = Universal Pole Mount SF = Slipfitter WM = Wall Mount Blank = 5000K Cool N = 4000K Neutral Y = 3000K Warm 1 Blank = Bronze W = White B = Black Blank = 120-277V, 0-10V Dimming /480 = 480V, 0-10V Dimming 2 Blank = No Option /7PR = 7 Pin Twistlock Receptacle /WS2 = Wattstopper, 20ft lens /WS4 = Wattstopper, 40ft lens 3 1 Dark sky approved in 3000K, available only on Small and Medium fixtures 2 480V available only on Medium, Large & Extra Large fixtures 3 Wattstopper option available only 0n Large & Extra Large fixtures License #:Date: Signature: Printed Name: 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA CORY M. LOWNSBURY 43096 12/30/242-13-25 EXHIBIT J WH U. C . Re f r . U.C. Refr. F.E.C. F.E.C. RECESS. SCALE RE F . RE F . W REF.REF. RECESS. SCALE WD D APL 8W CIFT 18° APL 8W CIFT 18° F.E.C. MO R G U E EXAM 8 STAIR CIRC. 4 TE C H 2 SHIPPING CALL OFFICE 1 EXAM 3 RR2 CONSULT JAN.RR1 EXAM 2/CAT CAT Tx ISO. OF F I C E 1 DR. OFFICE XRAY/U/S SURGERY CAT WAIT. SX PREP RR4 PHARMACY LAB OF F I C E 2 OWNER OFFICE DENTAL ME C H / E L . DOG WARD FO O D P R E P LAUNDRY MICROSCOPE RETAIL STOR. IC U / R E C O V E R Y TREATMENT WO R K S T A T I O N S VESTIBULE EXAM 1/CAT BREAK/CONFERENCE RR3 LOCKERSSTORAGE EXAM 9/ COMFORT JAN. EXAM 7 EXAM 6 EXAM 5 EXAM 4 TECH 1 CALL OFFICE 2 WA I T I N G RECEPTION HO S P I T A L I T Y CIRC. 1 CIRC. 2 CIRC. 3 EXTERIOR EXAM ROOM RELIEF YARD STORAGE MECHANICAL IT 1550 WILLMAR AVENUE S.E. WILLMAR, MINNESOTA 56201 320.235.1664 FAX 320.235.3137 All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc. © TerWisscha Construction Inc DESIGN BY:5/ 5 / 2 0 2 5 1 : 4 1 : 3 4 P M D: \ R e v i t - L o c a l F i l e s \ 2 4 - 0 2 - 0 5 5 L a k e v i l l e F a m i l y P e t C l i n i c _ C D 1 _ a o l s o n 6 6 2 D L . r v t PRESENTATION FIRST FLOOR PLAN OUTLOT A -LAKEVILLE, MN 55044 LAKEVILLE FAMILY PET CLINIC 05/05/2025 BRH 3/32" = 1'-0" FIRST LEVEL FLOOR PLAN - 7,967 S.F. 0'6'12'24' 3/32" = 1' 3/32" = 1'-0" SECOND LEVEL FLOOR PLAN - 1,062 SF EXHIBIT K 1550 WILLMAR AVENUE S.E. WILLMAR, MINNESOTA 56201 320.235.1664 FAX 320.235.3137 All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc. © TerWisscha Construction Inc DESIGN BY:5/ 5 / 2 0 2 5 1 : 4 1 : 5 8 P M D: \ R e v i t - L o c a l F i l e s \ 2 4 - 0 2 - 0 5 5 L a k e v i l l e F a m i l y P e t C l i n i c _ C D 1 _ a o l s o n 6 6 2 D L . r v t PRESENTATION 3D VIEWS OUTLOT A -LAKEVILLE, MN 55044 LAKEVILLE FAMILY PET CLINIC 05/05/2025 BRH ENTRY VIEW SOUTH VIEW EAST VIEW EXHIBIT L FIRST FLOOR 100' -0" ATTIC FLR BEARING 110' -4" T.O.P. 112' -0" 29 ' - 4 " 7 1/2" / 12"7 1/2" / 12" 30 ' - 8 1 / 8 " 21 ' - 2 3 / 4 " 13 3 1 FIRST FLOOR 100' -0" ATTIC FLR BEARING 110' -4" T.O.P. 112' -0"7 1/2" / 12"7 1/2" / 12" 30 ' - 8 1 / 8 " 21 ' - 2 3 / 4 " 1 23 3 3 3 33 1 THIN BRICK -CLASS A MANUF: CREATIVE MINES STYLE: WAREHOUSE BRICK COLOR: SHADOW DANCE EXTERIOR MATERIAL LEGEND 1 2 3 ROOFING # -ASPHALT SHINGLES SIDING -NICHIHA -CLASS C MANUF: NICHIHA SIZE: TBD COLOR: REDWOOD SIDING -VERTICAL -CLASS C MANUF: LP SMARTSIDE COLOR: RAPIDS BLUE MANUF. STONE -CLASS A MANUF: TBD SIZE: TBD COLOR: TBD 4 1550 WILLMAR AVENUE S.E. WILLMAR, MINNESOTA 56201 320.235.1664 FAX 320.235.3137 All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc. © TerWisscha Construction Inc DESIGN BY:5/ 5 / 2 0 2 5 1 : 4 2 : 0 2 P M D: \ R e v i t - L o c a l F i l e s \ 2 4 - 0 2 - 0 5 5 L a k e v i l l e F a m i l y P e t C l i n i c _ C D 1 _ a o l s o n 6 6 2 D L . r v t PRESENTATION ELEVATIONS OUTLOT A -LAKEVILLE, MN 55044 LAKEVILLE FAMILY PET CLINIC 05/05/2025 BRH 1" = 10'-0" WEST - MATERIAL CALCULATIONS 1" = 10'-0" SOUTH - MATERIAL CALCULATIONS FIRST FLOOR 100' -0" ATTIC FLR BEARING 110' -4" T.O.P. 112' -0" 1 231 3 2 3 1 3 FIRST FLOOR 100' -0" ATTIC FLR BEARING 110' -4" T.O.P. 112' -0" 1 2 3 1 3 3 1 30 ' - 8 1 / 8 " 21 ' - 2 3 / 4 " THIN BRICK -CLASS A MANUF: CREATIVE MINES STYLE: WAREHOUSE BRICK COLOR: SHADOW DANCE EXTERIOR MATERIAL LEGEND 1 2 3 ROOFING # -ASPHALT SHINGLES SIDING -NICHIHA -CLASS C MANUF: NICHIHA SIZE: TBD COLOR: REDWOOD SIDING -VERTICAL -CLASS C MANUF: LP SMARTSIDE COLOR: RAPIDS BLUE MANUF. STONE -CLASS A MANUF: TBD SIZE: TBD COLOR: TBD 4 1550 WILLMAR AVENUE S.E. WILLMAR, MINNESOTA 56201 320.235.1664 FAX 320.235.3137 All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc. © TerWisscha Construction Inc DESIGN BY:5/ 5 / 2 0 2 5 1 : 4 2 : 0 5 P M D: \ R e v i t - L o c a l F i l e s \ 2 4 - 0 2 - 0 5 5 L a k e v i l l e F a m i l y P e t C l i n i c _ C D 1 _ a o l s o n 6 6 2 D L . r v t PRESENTATION ELEVATIONS OUTLOT A -LAKEVILLE, MN 55044 LAKEVILLE FAMILY PET CLINIC 05/05/2025 BRH 1" = 10'-0" EAST - MATERIAL CALCULATIONS 1" = 10'-0" NORTH - MATERIAL CALCULATIONS 6' - 0 " 2 6' - 0 " MANUFACTURED STONE WALL CAP GATES WITH HEAVY DUTY HARDWARE. *GATES TO MATCH RELIEF YARD FENCE: 6 FT PVC MOLDED - CERTAINTEED: SIMTEK -ASHLAND COLLECTION 2 2 6' - 0 " 6' - 0 " 2 STONE TO MATCH BUILDING THIN BRICK -CLASS A MANUF: CREATIVE MINES STYLE: WAREHOUSE BRICK COLOR: SHADOW DANCE EXTERIOR MATERIAL LEGEND 1 2 3 ROOFING # -ASPHALT SHINGLES SIDING -NICHIHA -CLASS C MANUF: NICHIHA SIZE: TBD COLOR: REDWOOD SIDING -VERTICAL -CLASS C MANUF: LP SMARTSIDE COLOR: RAPIDS BLUE MANUF. STONE -CLASS A MANUF: TBD SIZE: TBD COLOR: TBD 4 1550 WILLMAR AVENUE S.E. WILLMAR, MINNESOTA 56201 320.235.1664 FAX 320.235.3137 All design, documents and data prepared shall remain the property of TerWisscha Construction Inc and shall not be copied, changed, or disclosed in any form without written consent. TerWisscha Construction Inc shall not be responsible for any alterations or revisions made by anyone other than employees of TerWisscha Construction Inc. © TerWisscha Construction Inc DESIGN BY:5/ 1 5 / 2 0 2 5 1 0 : 2 5 : 3 0 A M D: \ R e v i t - L o c a l F i l e s \ 2 4 - 0 2 - 0 5 5 L a k e v i l l e F a m i l y P e t C l i n i c _ C D 1 _ a o l s o n 6 6 2 D L . r v t PRESENTATION ELEVATIONS OUTLOT A -LAKEVILLE, MN 55044 LAKEVILLE FAMILY PET CLINIC 05/05/2025 BRH 3/16" = 1'-0" PRES-TRASH ENCLOSURE ELEV. 4 3/16" = 1'-0" PRES-TRASH ENCLOSURE ELEV. 1 3/16" = 1'-0" PRES-TRASH ENCLOSURE ELEV. 2 3/16" = 1'-0" PRES-TRASH ENCLOSURE ELEV. 3