CR 08-039 Update AUAR - Excelsior Crossings
CITY Or:
~
April 1 0, 2008
HOPKINS
Council Report 2008-039
UPDATE AUAR - EXCELSIOR CROSSINGS
Proposed Action
Staff recommends adoption of the following motion: Adopt Resolution ordering preparation
of an update to the updated Alternative Urban Areawide Review (AUAR) and mitigation plan
for the Excelsior CrossinQs office development.
With this action staff will execute a contract with RLK Associates, Ltd. to complete this work.
Overvi w
In 2001 an AUAR was completed for the North Annex property to facilitate the proposed
Medica project. This environmental review was necessary because of the size of the project
and statutory requirements. In 2006 the AUAR was updated to take into account the
Excelsior Crossings project, first analyzing the impact of 691 ,000 square feet and then again
for 740,000 square feet.
Opus has now informed staff that the project is proposed to be increased 59,000 square feet
to a total of 799,000 square feet of office space, triggering another update to the AUAR. It
will also take into consideration the change in use of the former retail pad on the east side of
the property to a corporate daycare facility. The analysis will primarily concentrate on traffic
impacts. The footprints of the buildings are consistent with the master plan as approved by
the City.
RLK Associates, Ltd. completed the original AUAR and subsequent updates and it is staffs
opinion that they are in the best position to complete this update. The contract for services
will be between the City and RLK. Costs of the update, estimated to be $21,500, will be paid
for by Opus. When the draft is completed in May there will be a public review and comment
period.
SUDPortina Information
. Resolution 2008-025
. Proposal from RLK Associates, Ltd.
. Letter from Faegre & Benson
. Executive Summary from RLK Associates, Ltd.
· Site Plan dated 4L
Financial Impact: $ 0 Budgeted: Y/N
Related Documents (CIP, ERP, etc.):
Notes:
Source:
. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO. 2008-025
A RESOLUTION OF THE CITY OF HOPKINS
ORDERING PREP ARA TION OF AN UPDATE TO THE
UPDATED AL TERNA TIVE URBAN AREA WIDE REVIEW AND
MITIGATION PLAN FOR EXCELSIOR CROSSINGS DEVELOPMENT
WHEREAS, in 2001 MedicalAUina Health Systems proposed to develop a corporate
headquarters for Medica on the SuperValu North Annex Site (Site);
WHEREAS, in response to this proposal, the Hopkins City Council ordered preparation
of the Medica Corporate Office Development Alternative Urban Areawide Review (Medica
AUAR) for the Site;
WHEREAS, on August 21, 2001, the Hopkins City Council accepted the Medica
AUAR for the proposed Medica corporate headquarters project;
WHEREAS, the MedicalAllina Health Systems abandoned the project and the Site
remains undeveloped;
WHEREAS, in late 2005, Opus Northwest, L.L.C. (Opus) proposed to develop the Site
primarily for office space but also with uses not considered in the Medica AUAR, including
some medical manufacturing and research and development uses, a hotel, and ancillary retail
(Opus Project), a project to be known as Excelsior Crossings;
WHEREAS, Opus anticipated development and storm water management facilities on
parcels not included in the study area of the Medica AUAR;
WHEREAS, major street improvements had been constructed next to the Site since
acceptance of the Medica AUAR;
WHEREAS, the AUAR had to be updated to remain in force after August 21,2006;
WHEREAS, on February 17, 2006, the Hopkins City Council ordered preparation of
the Updated Alternative Urban Areawide Review And Updated Mitigation Plan for the
Excelsior Crossings Office Development (Updated Excelsior Crossings AUAR) with an
expected office development of 685,000 square feet (SF) and expected retail development of
6,000 SF;
WHEREAS, on May 16, 2006, the Hopkins City Council approved the Updated
Excelsior Crossings AUAR; and
WHEREAS, due to significant market demand for office space on the Site, Opus
proposed in November of 2006 to expand the office component of Excelsior Crossings by
55,000 SF to 740,000 SF.
WHEREAS, on November 21, 2006, the City Council ordered preparation of the
December 2006 Update to the May Updated Alternative Urban Areawide Review for the
Excelsior Crossings Office Development (2006 Excelsior Crossings AUAR Update) with an
expected office development of 740,000 SF and expected retail development of 6,000 SF.
WHEREAS, on January 2, 2007, the City Council approved the 2006 Excelsior
Crossings AUAR Update.
WHEREAS, Cargill, Inc. has chosen to occupy all the buildings proposed at Excelsior
Crossings as a corporate campus and desires to expand the office component of Excelsior
Crossings by 56,000 SF to 796,000 SF and to change the retail use from a 6,000 SF restaurant
to a 10,000 SF day care center.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Hopkins
hereby orders the preparation of an update to the 2006 Excelsior Crossing AUAR Update that
addresses the proposed office space expansion at Excelsior Crossings and other changes
occasioned by Cargill Inc.' s occupancy of all the buildings at Excelsior Crossings and
conforms to all requirements for an AUAR update.
BE IT FURTHER RESOLVED, the City Council of the City of Hopkins directs City
staff to negotiate and enter into a contract with RLK Incorporated to prepare the AUAR
update.
BE IT FURTHER RESOLVED, that the all costs for the AUAR update be charged to
Opus.
Adopted by the Hopkins City Council this
day of April, 2008.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
2
(
Engineering. Landscape Architecture. Planning. Surveying. Traffic
)
Cr.eaUl1gextraordinary
Communities
April 1, 2008
Via Email (ls.elverum((i)hopkinsmn.com) and US Mail
Ms. Kersten Elverum
City of Hopkins
10 10 First Street South
Hopkins, MN 55343
Re: Proposal for Professional Services
AUAR Update and Traffic Analysis
Excelsior Crossings Office Development - Hopkins, Minnesota
Dear Ms. Elverum:
RLK Incorporated (RLK) is pleased to provide this proposal to City of Hopkins (CLIENT) for the
update to the Alternate Areawide Urban Review (AUAR) and Traffic Study for the Excelsior
Crossings site located in Hopkins, Minnesota. RLK, in association with the City of Hopkins and the
developer, managed the effort to prepare the updated AUAR which was approved by the City of
Hopkins on January 2, 2007.
RLK's scope of services is based on discussions with Tom Shaver of Opus and a review of the previous
updated AUAR document. The proposed 2008 update to the updated AUAR will evaluate the impact of
increasing the amount of office space to be built on the Excelsior Crossings site by approximately 59,000
square feet, in addition to the classification of Excelsior Crossing as a Corporate Office Development.
It is RLK's understanding that Opus will reimburse the City for all costs associated with this contract.
Services for the completion of the traffic study update, report preparation, associated AUAR responses,
agency coordination and meetings are broken out separately in the attached AUAR proposal. Services
will be billed on an hourly basis not to exceed the below estimated fees:
Task 1 -AUAR U~date and Coordination:
1.1 Project Management and Coordination Estimated Fee $ 1,500.00
1.2 AUAR Update Responses, Document Preparation and Estimated Fee $ 4,500.00
Exhibits
1.3 . Response to Comments after 10-day Public Review Budgeted Fee $ 2,500.00
Period / Coordination for Approval
1.4 Analysis / Preparation of updated Traffic Study Update Estimated Fee $ 9,000.00
1.5 Meetings with City/ Agencies/Neighborhood(Hourly) Budgeted Fee $ 4,000.00
1.6 Reimbursable Expenses Estimated Fee $ Cost Plus 15%
Total Estimated Fee (exclusive of hourly items and expenses) Estimated Fee $ 21,500.00
Offices: Duluth . Ham lake . Hibbing . Minnefonka . OOkdole
(952) 933-0972 .6110 Blue Circle Drive . Suite 100 . Minnetonka. MN 55343. FAX [952j 933-1 15$
Equal Opportunity Employer
RLK appreciates the opportunity to provide this proposal to the City of Hopkins for the 2008 updated to
the AUAR and Traffic Study for the Excelsior Crossings Office Development. We look forward to the
forthcoming Authorization to Proceed from the City Council on the updated AUAR. Please refer to the
assumptions for a complete understanding of this proposal. Please do not hesitate to contact our office
(952-933-0972) with any questions you may have or if additional information is needed.
Sincerely,
RLK Incorporated
~~W~
John Dietrich, ASLA
Principal Land Development Specialist
/~4
Aaron Hemquist, PE
Senior Professional Engineer
cc: Vern Swing, PE, RLK
Proposal for Professional Service
Excelsior Crossings Office Development - Hopkins. MN
April 1, 2008
Page 2 of 7
RLK Incorporated (RLK) is pleased to submit a proposal to the City of Hopkins (CLIENT) for
preparation of the April 2008 AUAR Update and Traffic Study for the proposed Excelsior Crossings
Office Development site located in Hopkins, Minnesota. Based on our knowledge of the site plan and
scope of revisions, the attached scope of services represents estimated fees to complete the project for the
proposed April 2008 AUAR Update.
. Assumptions
1. Unless RLK is directed otherwise, Opus will be responsible for all application forms and permit
application fees required by the City and any other agencies involved. RLK documents will be
prepared with agency requirements in mind.
2. The update is for the evaluation of adding an additional 59,000 square feet of office, and reclassifying
the site as a corporate campus versus a general office campus per the January 2, 2007, approved
updated AUAR.
3. Opus and CLIENT will provide any other completed studies, reports, plans, plats or data that may be
of assistance or necessary for RLK to perform under this Agreement. RLK has the right to rely on
information contained in documents provided by Opus and CLIENT.
4. RLK assumes an authorization to proceed will be obtained at the April 15, 2008, City Council
meeting. RLK will work with Opus to prepare the notice to proceed.
5. This proposal assumes that the preliminary site plan dated January 15, 2007, as prepared by Opus
will be the basis of the plan unless it is further refined prior to beginning work on the AUAR update
and traffic study. An electronic file of the site plan is required.
6. This update does not change any proposed improvements to the master site plan approved in January
2007,
7. Agency requirements due to the new site plan and any new permitting criteria will be verified and
changes will be identified in the AUAR update.
8. RLK will attend meetings, as requested by Opus and/or the City on an hourly basis according to the
rate schedule included in the contract.
9. RLK will prepare the draft AUAR update for review and comment by CLIENT and Opus. A final
updated draft will be prepared based on City comments. RLK will be responsible for the
reproduction and distribution as required by the Environmental Quality Board (EQB) EA W
Distribution List. The April 2008 AUAR Update will include a question-by-question comparison of
the updated AUAR approved by the City on January 2, 2007.
10. Fees are broken down between the AUAR update, traffic study services, response to comments, and
meetings. Based on a previous AUAR, we anticipate there will not be a need to provide an air and
noise analysis for this added building square footage. If a vehicle noise and air evaluation is required
it will be done as an additional service and fee.
Proposal for Professional Service
Excelsior Crossings Office Development - Hopkins. MN
April L 2008
Page 3 of 7
11. RLK will use the soils report information provided by the Opus. Opus will provide any additional
soils information required and will be responsible for all costs and expenses for geotechnical
information.
12. Traffic engineering services are identified within this proposal. The traffic study will confirm the
operations of the roadway system that was analyzed in the January 2, 2007 AUAR update. Build (5-
year) and future build (20-year) conditions will be analyzed, based on the current site plan. Trip
generation will be developed and regional distribution will be modeled. A traffic study will be
prepared and the associated response to the AUAR Question 21 will be prepared. RLK will address
agency comments, and coordinate to resolve issues on behalf of Opus and CLIENT. The traffic
services scope of work includes meetings to be attended by the traffic engineer with the City and the
City's traffic consultant.
13. For the traffic study, only one primary site plan will be studied with parcel usage and size clearly
defined prior to initiation of the impact analysis. Any adjustments to site usage will be analyzed
under separate contract.
14. No roadway design or signal design is included in the proposed scope of work. Traffic counts
utilized in the approved update to the AUAR will also be utilized for the April 2008 update.
15. Wetland permitting, delineation, or mitigation plans are not included in this scope of work.
. Scope of Services for the April 2008 Update to the AUAR
Task 1.1 Project Management and Coordination
Project management by RLK for the internal management of the project and directing the RLK team will
be from this budget. The AUAR process will require meetings, agendas, and coordination of work
production in order to meet the rules of the statute for the EQB.
Estimated Fee.................................................................................................................................. $1,500.00
Task 1.2 AUAR Update Responses, Document Preparation, Final Mitigation Plan and Exhibits
RLK will review the January 2,2007, Update to the AUAR, identify the changes to the 2008update and
prepare a written response to each question. The update is to compare the 2008 plan to the approved
2007 plan. The update to the written document will use the new traffic report and the classification of a
corporate campus assessment. The updated written document, exhibits and attachments will be' prepared
for review by CLIENT. The objective is to be concise, straight forward and succinct in the response to
questions. RLK anticipates this written document will require having the 31 technical questions
addressed for the city's and agencies' concurrence. The City will need to approve the update to the
AUAR and the Final Mitigation Plan prior to it being ready for the 10-day public notice to the various
state and local agencies.
Estimated Fee....................................... .;......................................................................................... $4,500.00
Task 1.3 Response to Comments after Public Review Period/Coordination for Approval
Depending upon the number of written responses, this may be a quick or lengthy response. Comments
which are determined to be relevant shall be responded to. The response comments will be a part of the
public record. The city of Hopkins will ultimately be responsible to approve the updated AUAR.
Estimated Fee.................................................................................................................................. $2,500.00
Task 1.4 Traffic Study Update
Proposal for Professional SeNice
Excelsior Crossings Office Development - Hopkins, MN
April], 2008
Page 4 of 7
lAa. Traffic Projections
Projected design year No Build traffic volumes will be estimated for the years 2009 to reflect conditions
present on the surrounding roadway one year after completion of the development of the site, and 2020
to reflect the future conditions consistent with the existing AUAR Planning document. The annual
background growth rate for the study area will be estimated based on a comparison of historical traffic
count information provided Hennepin County and MNDOT, and on forecasts conducted by MetCouncil
and other outside sources.
Cumulative traffic growth in the study area associated with other proposed development will also be
incorporated in the No-Build condition, based on information provided by the City of Hopkins.
Discussion of the location offuture LRT stops will be received to verify and change from the January 2,
2007, AUAR. The subject site has direct access to the local regional trail system, which will be addressed.
Traffic generated by the proposed corporate office development will be estimated for the weekday AM and
PM peak hours, based on data published by the Institute of Transportation Engineers (ITE) in the 7th edition
of Trip Generation. The estimated traffic generated by the proposed development will be adjusted to
account for internal shared trips, and TDM measures per the methods described in The Trip Generation
Manual, published by ITE. The distribution of site-generated traffic will be based on an evaluation of the
existing weekday peak hour traffic volume patterns within the study area, and on information provided by
the MetCouncil and Hennepin County. The traffic generated by the project will be combined with the 2009
and 2020 No Build volumes to establish the 2009 and 2020 Build traffic volumes.
There is not anticipated to be any change to the master site plan circulation previously approved with the
first phase of development.
lAb. Intersection Operations
The operating conditions of the study area intersections will be analyzed for the existing conditions as
well as the projected 2009 and 2020 No-Build and Build conditions using procedures described in the
2000 Highway Capacity Manual, published by the Transportation Research Board. These operating
conditions will be analyzed for weekday AM and PM peak hours.
If these analyses indicate a significant change from the operating conditions documented in the AUAR for
the No-Build scenario, recommendations for improvements will be identified. The Build conditions will
be compared with AUAR Build conditions and with the No-Build conditions. Where these analyses
indicate that the project will have a negative impact on the traffic operations and safety, roadway
improvements will be recommended to mitigate the identified impact. Particular emphasis will be placed
on the conditions present on TH 169 Ramps and on Minnetonka Mills/2nd Street.
Additionally, a queuing analysis of the traffic estimated to turn into and out of the site via dedicated turn
lanes will be conducted, and mitigation will be suggested as necessary.
lAc. Report
A traffic impact report, suitable for inclusion in an update to an AUAR will be prepared that will
summarize the data and methodologies, discuss the roadway operations and safety, and provide
conclusions and suggestions. Two copies of the Draft Report will be submitted to the CLIENT for
review. Comments received on the draft report will be incorporated into a Final Report, which will be
suitable for submission to the City for their review and distribution.
Estimated Fee.................................................................................................................................. $9,000.00
Task 1.5
Meeting with City, Agencies, and Neighborhood
Proposal for Professional Service
Excelsior Crossings Office Development - Hopkins, MN
April 1, 2008
Page 5 of 7
(Hourly, not to exceed without authorization)
RLK will participate in meetings with City staff, utilities staff, commissions, council, CLIENT and
outside consultants at the request of the CLIENT. Meetings only as authorized by CLIENT will be
invoiced hourly.
Estimated Fee... ........ ........ ....... ..... ... ......... ...... ..... ...... ...... ..... ...... ......... .............. ......... ..................... $4,000.00
Task 1.6 Reimbursable Expenses
Unless otherwise stated, charges for direct costs for printing and reproduction and other out-of-pocket
expenses will be calculated on a basis of actual cost. Mileage will be billed at the current per diem rate as
authorized and allowed by the Internal Revenue Service. RLK assumes that printing of the AUAR
document will be prepared by RLK and invoiced to the City.
Estimated Fee........................................................................................................................... Cost plus 15%
ATTACHMENTS
Attachment A and B (Professional Services Rate Schedule) are incorporated into this Agreement by
reference as if fully set forth herein.
COMPLETE AGREEMENT
This Agreement states the entire agreement between RLK and CLIENT, merges all prior negotiations,
agreements and understandings, if any exist, and states in full all representations and warranties that have
induced this Agreement, there being no representations or warranties other than those herein stated. Each
party hereto agrees that in dealings with third parties no contrary representations will be made.
AMENDMENT
This Agreement may be altered or amended only by a writing signed by RLK and CLIENT.
COUNTERPARTS
This Agreement may be executed in any number of counterparts, each of which will be deemed an
original, but all of which will constitute one and the same instrument.
CHOICE OF LAW
The laws of the State of Minnesota will govern this Agreement.
SEVERABILITY
The invalidity or partial invalidity ofany portion of this Agreement will not invalidate the remainder
thereof, and said remainder will remain in full force and effect.
Proposal for Professional Service
Excelsior Crossings Office Development - Hopkins, MN
April!, 2008
Page 6 of 7
AUTHORIZATION OF SIGNATURES
RLK and CLIENT represent and warrant that each has taken all necessary corporate, legal or other
actions to duly authorize and approve the making and performance of this Agreement and that the person
signing this Agreement on their respective behalf is duly authorized to do so.
The Client and RLK Incoroorated Aaree as Set Forth Above
Client:
City of Hopkins
10 10 First Street South
Hopkins, MN 55343
RLK Incorporated:
RLK Incorporated
6110 Blue Circle Drive, Suite 100
Minnetonka, MN 55343
Jc--l W~
John Dietrich, ASLA
Principal Landscape Architect
Signature
April 1, 2008
Date
Title
~.~
Aaron Hemquist, PE
Senior Professional Engineer
Date
Attachment:
RLK Standard Attachment A - General Conditions
RLK Standard Attachment B - Hourly Rate Schedule
Cc: Tom Shaver - Opus Northwest, LLC
Vern Swing - RLK Incorporated
Proposal for Professional Service
Excelsior Crossings Office Development - Hopkins. MN
April 1, 2008
Page 7 of 7
ATTACHMENT A - GENERAL CONDITIONS
The information contained in the letter proposal accompanying
this Attachment A may be reasonably relied upon by RLK
Incorporated (RLK) and CLIENT in determining RLK's scope
of work, the schedule for performing the work and the
compensation to be paid to RLK. However, both parties
recognize that such information may not be complete or may
change and that the CLIENT and RLK shall negotiate
appropriate adjustments in schedule, compensation and
services in accordance with the terms and conditions contained
in this Attachment A.
I. DEFINITIONS
The following words and phrases shall have the meaning
indicated below:
A. Agreement means RLK's letter proposal; Attachment A-
General Conditions; Attachment B- Professional Services
Rate Schedule; and any Design Change Notice or other
writing signed by both parties indicating that it is an
amendment or addendum to this Agreement.
B. Certificate for Payment means a representation by RLK
or other person performing construction administration
services that the Work has progressed to the point
indicated in the Contractor's application for payment,
subject to (I) an evaluation of the Work for conformance
with contract documents; (2) results of subsequent tests
and/or inspections; (3) correction of minor defects and (4)
any other specific qualifications.
C. Construction Phase means that part of the work after the
construction contract is awarded and before substantial
completion.
D. Contractor means any person or entity employed to
perform Work on the Project.
E. Hazardous Environmental Condition means any condition
subject to regulations and controls of the Minnesota
Pollution Control Agency, or that is defined in the
Comprehensive Environmental Response, Compensation
and Liability Act (CERCLA), or the existence of any
other potentially hazardous or toxic materials or
conditions.
F. Substantial Completion means that the Work on the
project is sufficiently complete in accordance with the
contract documents so that the CLIENT can occupy or
utilize the Work for its intended use.
G. Work means those services, materials, labor or supplies
used to complete the Project.
H. Documents means any written, printed, typed, recorded
or graphic matter, however produced, reproduced, or
stored, including but not limited to electronic data,
photographs and maps.
\. Construction Administration or Construction Phase
Services include construction observation and specifically
exclude inspection of construction.
II. CLIENT'S RESPONSmn.ITIES
In addition to other responsibilities of CLIENT as set forth in
this Agreement, CLIENT shall:
A. Provide full information in a timely manner regarding
requirements for and limitations on the Project.
B. Designate a representative who shall be authorized to act
on the CLIENT's behalf with respect to the Project.
C. Examine all alternate solutions, studies, reports, sketches,
drawings, specifications, proposals, and other documents
presented by RLK (including obtaining advice of an
attorney, insurance counselor, and other advisors or
consultants as CLIENT deems appropriate with respect to
such examination) and render in writing timely decisions
pertaining thereto.
D. Provide the services of an independent testing firm to
perform all inspections, tests, and approvals of samples,
materials, and equipment required by law or the Contract
Documents, or to eval uate the performance of materials,
equipment, and facilities of CLIENT, prior to their
incorporation into the work with appropriate professional
interpretation thereof.
E. Furnish all legal, insurance and accounting services,
including auditing services that may be reasonably
necessary at any time for the Project or to meet
CLIENT's needs or interests.
F. Submit to any governmental or permitting authority all
necessary applications for permits or other required
submissions.
G. Provide prompt written notice to RLK if the CLIENT or
any representative, contractor or agent of CLIENT
becomes aware of any fault, defect or non-conformance
in the Project, including arty errors, omissions or
inconsistencies in RLK's work.
H. Give prompt written notice to RLK whenever CLIENT
observes or otherwise becomes aware of a Hazardous
Environmental Condition or of any other development
that affects the scope or time of performance of RLK's
services.
\. Warrant that funds are or will be available for prompt
payments to RLK under the terms of this Agreement.
RLK shall be entitled to full payment for completed work
regardless of the timing or the CLIENT's failure to
receive financing or governmental or other approvals.
RLK is not a co-venturer with the CLIENT and the
payment offees and reimbursable expenses is not at risk.
III. RLK's RESPONSIBILITIES
A. RLK shall review the laws, codes and regulations
applicable to RLK's services.
B. RLK shall be entitled to rely on the accuracy and
completeness of all requirements, programs, instructions,
reports, data, services and information furnished by the
CLIENT. RLK may use such information in performing
or fumishing services under this Agreement and CLIENT
will defend, indemnify and hold harmless RLK for any
errors or omissions in such information. RLK shall
provide prompt written notice to the CLIENT if RLK
becomes aware of any errors, omissions, or
inconsistencies in such information.
C. RLK shall be responsible for the technical accuracy of its
services and documents resulting therefrom. To the
extent that any deficiencies are present or discovered,
RLK shall correct such deficiencies without additional
compensation except to the extent such action is directly
Page 1 of 5
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"-/
ATTACHMENT A - GENERAL CONDITIONS
attributable to deficiencies In CLIENT -furnished
information.
D. RLK shall submit the deliverables required under the
Agreement at intervals appropriate to the design or
development process for purposes of evaluation and
approval by the CLIENT. RLK shall be entitled to rely
on approvals received from CLIENT in further
development of the designs.
E. RLK will provide one single review and response to any
governmental or permitting authority's comments or
requested revisions to RLK's deliverables required under
the Agreement.
F. RLK will schedule the work upon receipt of the executed
Agreement. Work on subsequent phases of the Project
will begin upon receipt of approval from the CLIENT
and upon receipt of the full balance of fees due for work
completed to the date of the CLIENT's approval.
G. The standard of care for all professional consulting and
related services performed or furnished by RLK under
this Agreement will be the care and skill ordinarily used
by members ofRLK's profession practicing under similar
circumstances at the same time and in the same locality.
RLK MAKES NO WARRANTIES,
EXPRESS OR IMPLIED, UNDER THIS
AGREEMENT OR OTHERWISE, IN
CONNECTION WITH RLK'S SERVICES.
IV. CONSTRUCTION ADMINISTRATION
SERVICES
A. The Letter Proposal or Design Change Notice shall
include the parties agreement about whether or not RLK
will provide construction administration services. If
required as part of the Agreement, RLK's responsibilities
to provide construction administration services
commences with the award of the initial contract for
construction and terminates at the issuance to the
CLIENT of the final Certificate for Payment. RLK shall
be entitled to additional compensation if construction
administration services extend 60 days after the date of
Substantial Completion of the work.
B. Should CLIENT provide Construction Phase services
with either CLIENT's representatives or a third party,
RLK's services under this Agreement will be considered
to be completed upon completion of the Final Design
Phase or Bidding or Negotiating Phase.
C. It is understood and agreed that if RLK's services under
this Agreement do not include Project Observation, or
review of the Contractor's performance, or any other
Construction Phase services, and that such services will
be provided by CLIENT, then CLIENT assumes all
responsibility for interpretation of the Contract
Documents and for construction observation or review
and waives any claims against RLK that may be in any
way conneCted thereto.
D. During the Construction Phase, RLK shall not supervise,
direct, or have control over Contractor's work, nor shall
RLK have authority over or responsibility for the means,
methods, techniques, sequences, or procedures of
construction selected by Contractor, for safety
precautions and programs incident to the Contractor's
work in progress, nor for any failure of Contractor to
comply with Laws and Regulations applicable to
Contractor's furnishing and performing the Work.
E. RLK neither guarantees the performance of any
Contractor nor assumes responsibility for any
Contractor's failure to furnish and perform the Work in
accordance with the Contract Documents or any
governmental rule, law or regulation.
F. RLK shall not be responsible for the acts or omissions of
any Contractor( s), subcontractor or supplier, or of any of
the Contractor's agents or employees or any other
persons (except RLK's own employees) at the Site or
otherwise furnishing or performing any of the
Contractor's work; or for any decision made on
interpretations or clarifications of the Contract
Documents given by CLIENT without consultation and
advice of RLK.
G. RLK will review requests by the Contractor for additional
information about the contract documents. Any request
for information shall include a detailed written statement
that indicates the specific drawings or specification on
which clarification is sought and the nature of the
clarification requested. If deemed appropriate by RLK, it
will prepare, reproduce and distribute supplemental
drawings and specifications in response to requests for
information.
H. I f included in the scope of the services, RLK shall review
and approve or take other appropriate action upon the
Contractor's submittals such as shop drawings, product
data and samples, but only for the limited purpose of
checking for conformance with information given in the
design concept. RLK's action shall be taken with
reasonable promptness while allowing sufficient time in
RLK's professional judgment to permit adequate review.
Review of such submittals is not conducted for the
purpose of determining the accuracy and completeness of
other details such as dimensions and quantities, or
substantiating instructions for installation or performance
of equipment or systems, all of which remain the
responsibility of the Contractor. RLK's review shall not
constitute approval qf safety precautions or any
construction means, methods, techniques, sequences or
procedures. RLK's approval of a specific item shall not
constitute approval of an assembly of which the item is a
component.
I. I f the CLIENT requests that RLK execute certificates, the
proposed language of such certificate shall be submitted
to RLK for review at least 14 days prior to the requested
dates of execution. RLK shall not be required to execute
certificates that would require knowledge, services or
responsibilities beyond the scope of this Agreement.
V. COSTS OF THE WORK
A. RLK's opinions of probable Construction Cost provided
for herein are to be made on the basis of RLK's
experience and qualifications and represent .RLK's best
judgment as an experienced and qualified professional
Page 2 of 5
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ATTACHMENT A - GENERAL CONDITIONS
generally familiar with the industry. However, since RLK
has no control over the cost of labor, materials,
equipment, or services furnished by others, or over the
Contractor's methods of determining prices, or over
competitive bidding or market conditions, RLK cannot
and does not guarantee that proposals, bids, or actual
Construction Cost will not vary from opinions of
probable Construction Cost prepared by RLK. If
CLIENT wishes greater assurance as to probable
Construction Cost, CLIENT shall employ an independent
cost estimator.
B. RLK's estimates for the amount of fees and expenses for
its services are based on the best information available to
RLK and is not a guaranteed maximum price. In
addition, changes in the scope of the services, schedule,
budget or occurrence of unforeseen conditions or
circumstances, will result in adjustments to RLK's
estimates for its fees.
VI. USE OF DOCUMENTS
A. All drawings, specifications or other documents prepared
by RLK for the Project are instruments ofRLK's service,
and RLK shall retain ownership, and all common law,
statutory or other reserved rights, including copyright and
including the right of reuse at the discretion of RLK,
whether or not the Project is completed.
B. Copies of Documents that may be relied upon by
CLIENT are limited to the printed copies (also known as
hard copies) that are signed or sealed by RLK. Files in
electronic media format of text, data, graphics, or of other
types that are furnished by RLK to CLIENT are only for
convenience of CLIENT. Any conclusion or information
obtained or derived from such electronic files will be at
the user's sole risk.
C. When transferring documents in electronic media format,
RLK makes no representations as to long-term
compatibility, usability, or readability. of documents
resulting from the use of software application packages,
operating systems, or computer hardware differing from
those used by RLK at the beginning of this Project.
D. CLIENT may make and retain copies of Documents for
information and reference in connection with use on the
Project by CLIENT. Such Documents are not intended or
represented to be suitable for reuse by CLIENT or others
on extensions of the Project or on any other project. Any
such reuse or modification without written verification or
adaptation by RLK, as appropriate for the specific
purpose intended, will be at CLIENT's sole risk and
without liability or legal exposure to RLK or to RLK's
Consultants. CLIENT shall defend, indemnify and hold
harmless RLK and RLK's Consultants from all claims,
damages, losses, and expenses, including attorneys' fees
arising out of or resulting therefrom.
E. If there is a discrepancy between the electronic files and
the hard copies, the hard copies govern.
F. RLK shall have the right to include photographs,
drawings and information on the Project in public
relations and marketing materials; and to submit
photographs, drawings and information to design
competitions and publications. However, RLK's
materials shall not include the CLIENT's confidential or
proprietary information if the CLIENT has previously
advised RLK in writing of the specific information
considered by the CLIENT to be confidential or
proprietary. CLIENT may include information about
RLK in promotional materials, advertising and other
display of the project plans and information if the Project
is built and finished substantially as designed.
VII. SUCCESSORS, ASSIGNS, AND
BENEFICIARIES
A. CLIENT and RLK each are hereby bound and the
partners, successors, executors, administrators and legal
representatives of CLIENT and RLK are hereby bound to
the other party to this Agreement and to the partners,
successors, executors, administrators and legal
representatives (and said assigns) of such other party, in
respeet of all covenants, agreements and obligations of
this Agreement.
B. Neither CLIENT nor RLK may assign, sublet, or transfer
any rights under or interest (including, but without
limitation, moneys that are due or may become due) in
this Agreement without the written consent of the other,
except to the extent that any assignment, subletting, or
transfer is mandated or restricted by law. Unless
specifically stated to the contrary in any written consent
to an assignment, no assignment will release or discharge
the assignor from any duty or responsibility under this
Agreement.
C. Unless expressly provided otherwise in this Agreement:
1. Nothing in this Agreement shall be construed to
create, impose, or give rise to any duty owed by
CLIENT or RLK to any Contractor, Contractor's
subcontractor, supplier, other individual or entity, or
to any surety for or employee of any of them.
2. All duties and responsibilities undertaken pursuant
to this Agreement will be for the sole and exclusive
benefit of CLIENT and RLK and not for the benefit
of any other party.
VIII. HAZARDOUS ENVIRONMENTAL
CONDITIONS
A. Both parties acknowledge that RLK's scope of services
does not include any services related to a Hazardous
Environmental Condition. In the event RLK or any other
party encounters a Hazardous Environmental Condition,
RLK may, at its option and without liability for
consequential or any other damages, suspend
performance of services on the portion of the Project
affected thereby until CLIENT: (i) retains appropriate
specialist consultant(s) or contractor(s) to identify and, as
appropriate, abate, remediate, or remove the Hazardous
Environmental Condition; and (ii) warrants that the Site is
in full compliance with applicable Laws and Regulations.
B. CLIENT acknowledges that RLK is performing
professional services for CLIENT and that RLK is not
and shall not be required to become an "arranger,"
"operator," "generator," or "transporter" of hazardous
Page 3 of 5
~
~
ATTACHMENT A - GENERAL CONDITIONS
substances, as defined in the Comprehensive
Environmental Response, Compensation, and Liability
Act (CERCLA), which are or may be encountered at or
near the Site in connection with RLK's activities under
this Agreement.
IX. ALLOCATION OF RISKS
A. To the fullest extent permitted by law, RLK shall
indemnify and hold harmless CLIENT, CLIENT's
officers, directors, partners, and employees from and
against any and all costs, losses, and damages (including
but not limited to all fees and charges of consultants,
architects, attorneys, and other professionals, and all
court or arbitration or other dispute resolution costs)
caused solely by the negligent acts or omissions of RLK
or RLK's officers, directors, partners, employees, and
RLK's Consultants in the performance and furnishing of
RLK's services under this Agreement.
B. To the fullest extent permitted by law, CLIENT shall
indemnify and hold harmless RLK, RLK's officers,
directors, partners, employees, and RLK's Consultants
from and against any and all costs, losses, and damages
(including but not limited to all fees and charges of
consultants, architects, attorneys, and other professionals,
and all court or arbitration or other dispute resolution
costs) caused solely by the negligent acts or omissions of
CLIENT or CLIENT's officers, directors, partners,
employees, and CLIENT's consultants with respect to
this Agreement or the Project.
C. To the fullest extent permitted by law, RLK's total
liability to CLIENT and anyone claiming by, through, or
under CLIENT for any cost, loss, or damages caused in
part by the negligence of RLK and in part by the
negligence of CLIENT or any other negligent entity or
individual, shall not exceed the percentage share that
RLK's negligence bears to the total negligence of
CLIENT, RLK, and all other negligent entities and
individuals.
D. To the fullest extent permitted by law, and
notwithstanding any other provision of this Agreement,
the total liability, in the aggregate, of RLK and RLK's
officers, directors, partners, employees, agents, and
RLK's Consultants, and any of them, to CLIENT and
anyone claiming by, through, or under CLIENT for any
and all claims, losses, costs, or damages whatsoever
arising out of, resulting from or in any way related to the
Project or the Agreement from any cause or causes,
including but not limited to the negligence, professional
errors or omissions, strict liability or breach of contract,
or warranty express or implied of RLK or RLK's officers,
directors, partners, employees, agents, or RLK's
Consultants, or any of them, shall not exceed the total
compensation received by RLK under this Agreement or
$50,000, whichever is greater.
E. To the fullest extent permitted by law, CLIENT agrees to
defend, indemnify and hold harmless RLK and RLK's
officers, directors, partners, employees, agents, and
RLK's Consultants from any and all claims, losses, costs,
or damages whatsoever arising our of, resulting from or
in any way related to the Project or Agreement from any
cause or causes, including but not limited to the
negligence, professional errors or omissions, strict
liability or breach of contract or warranty of RLK or
RLK's Consultants, which exceed the limit of liability as
set forth in the previous paragraph. CLIENT further
agrees to obtain insurance, if available, to cover these
indemnification obligations.
F. To the fullest extent permitted by law, and not
withstanding any other provision in the Agreement, RLK
and RLK's officers, directors, partners, employees,
agents, and RLK's Consultants shall not be liable to
CLIENT or anyone claiming by, through, or under
CLIENT for any special, incidental, indirect, or
consequential damages whatsoever arising out of,
resulting from, or in any way related to the Project or the
Agreement from any cause or causes, including but not
limited to any such damages caused by the negligence,
professional errors or omissions, strict liability or breach
of contract, or warranty express or implied of RLK or
RLK's officers, directors, partners, employees, agents, or
RLK's Consultants, or any of them.
G. If the CLIENT makes or causes to be made any
alteration, change, amendment or additions of any kind in
the contract documents or RLK's instruments of service,
the CLIENT shall be solely responsible for any and all
damages, liability and consequence resulting therefrom.
The CLIENT agrees to defend, indemnify and hold
harmless RLK and its agents and consultants from and
against all claims, damages, losses and expenses,
including, but not limited to attorneys' fees arising out of
or related directly or indirectly to any alteration, change,
amendment or addition to the contract documents or
instruments of service.
X. PAYMENTS FOR SERVICES AND
REIMBURSABLE EXPENSES
A. Preparation of Invoices. Invoices will be prepared in
accordance with RLK's standard invoicing practices and
will be submitted to CLIENT by RLK, unless otherwise
agreed.
B. Invoices are due and payable upon receipt. Invoices not
paid within 30 days of the date rendered will be assessed
a finance charge of one percent per month, or fraction
thereof, for each month beyond 30 days past due.
CLIENT will be responsible for all expenses incurred by
RLK in the collection of any unpaid invoice, including
the actual attorneys' fees and costs charged by its legal
counsel.
C. In the event of legislative actions after the effective date
of this Agreement by any level of government that
imposes taxes, fees, or costs on RLK' s services or other
costs in connection with this Agreement or compensation
therefore, such new taxes, fees, or costs shall be invoiced
to and paid by the CLIENT. Should such taxes, fees, or
costs be imposed, they shall be in addition to RLK's
estimated total compensation.
D. RLK shall have the right to suspend work or withhold
completed work on the Project, or any other project in
Page 4 of5
~
"-/
ATTACHMENT A - GENERAL CONDITIONS
progress between the CLIENT and RLK if payments are
not timely received upon five (5) calendar days' notice to
the CLIENT. RLK shall have no liability whatsoever to
the CLEINT for any costs or damages as a result of such
suspension caused by any breach of this Agreement by
the CLIENT.
E. RLK retains the right not to seal drawings produced for
any phase of this Project unti I all invoices previously
billed have been paid in full. If a performance schedule
is involved in the work, any time lost while work is
suspended due to non-payment will be added to the end
of any such schedule. If the work is suspended for a
period longer than 60 days, RLK shall retain the right to
charge a restart fee, to be negotiated and paid prior to
resumption of the work.
F. In the event ofa disputed or contested invoice, only that
portion so contested may be withheld from payment, and
the undisputed portion will be paid:
G. CLIENT shall pay RLK for Reimbursable Expenses. The
amounts payable to RLK for Reimbursable Expenses will
be the Project-related internal expenses actually incurred
or allocated by RLK, plus all invoiced external
Reimbursable Expenses allocable to the Project, the latter
multiplied by a Factor of 1.15.
H. Whenever compensation to RLK herein is stated to
include charges of RLK's Consultants, those charges
shall be the amounts billed by RLK's Consultants to RLK
times a Factor of 1.15.. The external Reimbursable
Expenses and RLK's Factors include RLK's overhead
and profit associated with RLK's responsibility for the
administration of such services and costs.
I. If the CLIENT fails to make payment to RLK in
accordance with the payment terms herein, this shall
constitute a material breach of this Agreement and shall
be cause for termination by RLK.
1. Payment of invoices is in no case subject to unilateral
discounting, backcharges or set -offs by the CLI ENT, and
payment is due regardless of suspension or termination of
this Agreement by either party.
XI. CHANGES IN WORK
A. Change in services of RLK, including services required
of RLK's Consultants, may be accomplished after
execution of this Agreement by Design Change Notice or
other writing signed by both parties. In the absence of a
mutual agreement in writing, RLK shall notify the
CLIENT prior to providing such additional services. If
the CLIENT deems that all or a part of the additional
services are not required, the CLIENT shall give prompt
written notice to RLK and RLK shall have no obligation
to provide those services. Except for a change or
additional services due to the fault of RLK, a Design
Change Notice shall entitle RLK to an adjustment in
compensation and to any reimbursable expenses for doing
the additional work.
S. The following circumstances affect RLK's services for
the Project and RLK shall be entitled to additional
compensation and an adjustment in schedule should any
of these arise:
1. change in instruction or approvals given by the
CLIENT that necessitate revisions in Instruments of
Service;
2. enactment or revision of codes, laws or regulations
or official interpretations which necessitate changes
to previously prepared Instruments of Service;
3. significant change in the Project including, but not
limited to size, quality, complexity, schedule,
budget or procurement method;
4. failures of performance on the part of the CLIENT,
the CLIENT's consultants or the Contractor; and
5. preparation for, attendance at and follow up after a
public hearing, dispute resolution proceeding or
other legal proceeding except where RLK is a party
thereto.
This I ist is not meant to be an exhaustive list of circumstances
under which an adjustment in compensation and schedule shall
be made.
XII. GENERAL CONSIDERATIONS
A. This Agreement is to be governed by the laws of the State
of Minnesota.
B. All express representations, indemnifications, or
limitations of liability included in this Agreement will
survive its completion or termination for any reason.
C. Any provision part of the Agreement held to be void or
unenforceable under any laws or regulations shall be
deemed stricken; and all remaining provisions shall
continue to be valid and binding upon CLIENT and RLK.
D. This Agreement represents the entire and integrated
agreement between RLK and CLIENT. Extra work or
changes in the work shall be by Design Change Notice or
Client's extra work order only. Upon acceptance in
writing by both RLK and CLIENT, all such extra work or
changes shall be incorporated herein.
Page 5 of 5
~
~
ATTACHMENT B
Professional Services Rate Schedule
Effective: July 1, 2007 - June 30, 2008
ProCessional Em!ineerinl!: Services
Principal Engineer
Hourlv Rates
160.00
Sr. Professional Engineers
120.00 - 160.00
Professional Engineers
85.00 - 115.00
Project Engineers (ElT)
55.00 - 80.00
Sr. Engineering Technicians
85.00 - 115.00
Engineering Technicians
45.00 - 75.00
EngineeriRg Interns
45.00
ProCessional Landscaoe Architecture Services
Principal Landscape Architect
Hourlv Rates
160.00
Landscape Architects
75.00 - 125.00
Landscape Designers
55.00 - 65.00
Landscape Architect Interns
45.00
ProCessional Planninl!: Services
Principal Planner
Hourlv Rates
160.00
Senior Land Development Specialists
160.00
Senior PlannerslEconomic Development Director
125.00
Planners
60.00 - 75.00
Planning Interns
45.00
ProCessional Land Survevinl!: Services
Principal Land Surveyor
Hourlv Rates
160.00
Sr. Professional Land Surveyors
120.00 - 160.00
Professional Land Surveyors
95.00 - 115.00
Land Surveyors In Training
65.00 - 110.00
Land Survey Technicians
45.00 - 80.00
Land Survey Interns
45.00
2-Person Land Survey Crews
115.00 - 155.00
GPS Operators
100.00
GPS Equipment Rental
40.00
Proiect Suooort Services
Project Manager Assistants
65.00 - 85.00
Administrative Assistants
45.00
Unless otherwise stated, charges for direct costs for printing and reproduction, special fees, permits, subcontracts and other out-of-
pocket expenses will be calculated on a basis of actual cost plus fifteen (15) percent. Mileage, when charged, will be billed at the
current per diem rate as authorized and allowed by the Internal Revenue Service.
UNITED STATES I ENGLAND I GERMANY I CHINA
W ALTE,RH. ROCKENSTEIN II
\uockenstein@faegre.com
612.766.nQS
April 9, 2008
Ms. Kersten Elverum
Director of Planning & Development
City of Hopkins
City Hall
1010 First Street South
Hopkins, MN 55343
BY E-MAIL
AND U.S. MAIL
Re: Request To Update The 2006 Updated Excelsior Crossings AUAR
Dear Ms. Elverum:
We represent Opus Northwest, L.L.C., who is building the Excelsior Crossings
project for Cargill, (ne. on the fonner SuperValu North Annex site in the City of Hopkins.
As you know, this site was the subject of the December 2006 Update to the May Updated
Alternative Urban Areawide Review for the Excelsior Crossings Office Development, which
waS approved by the City in January 2007. This letter comes 011 behalf of Opus to request
that the City update the December 2006 Updated Excelsior Crossings AUAR to address the
proposed expansion of the office component of the project and the change of the retail use
from restaurant to day care center. Opus understands and agrees that the cost of the update
will be paid by Opus.
2008.
Opus asks that you place this item on the City Council's agenda for April 15,
If you have any questions, please call me.
Sincerely,
if~ flJ~.:r
Walter H. Rockenstein II
ROC WH:jorsa:fb.us.2769052.0 I
cc: Jeremy Steiner (bye-mail)
Thomas Shaver (bye-mail)
John Dietrich (bye-mail)
22110 WELLS FARGO CENTER I 90 SOUTH SEVENTH STREET I MINNEAPOLIS MINNlcSOTA H402.3901
TELEPHONE 611-766..7000 I FACSIMILE 612-766-1600 I WWW.FAEGRE.COM
~
RI.K. Engineering. Landscape Architecture. Planning. Surveying. Traffic
( INCORPORATED) .
\.. .. J Creating extraordinary
~ Communities
MEMORANDUM
Date: April 11,2008
To:
Kersten Elverum, Planning Director, City of Hopkins
Via email;kelverum@hookinsmn.com
Cc:
David Menke, Opus Northwest Construction, LLC
Tom Shaver, Opus Northwest, LLC
Walter Rockenstein II, Faegre & Benson LLP
Vernon Swing, RLK Incorporated
Via email: dave.menke@opuscorp.com
Via email: thomas.shaver@opusnw.com
Via email: wrockenstein@fael.!:Te.com
Via email: vswing@rlkinc.com
From: John Dietrich, ASLA
Re: Executive Summary
Excelsior Crossings AUAR Update
RLK Project No. 2008-089-M
Excelsior Crossings is approved for approximately 740,000 square feet of office use and 6,000_square feet
of retail use. The 28.::!: acre campus has been master planned to include three buildings clustered around
the central water feature/courtyard and structured parking. The first building is essentially complete and
the building's occupant, Cargill Corporation, is in the process of moving into the facility. A second
building permit has been issued for the westernmost building. The Developer and Cargill desire to pursue
minor changes to the development, which mandates the existing Alternative Urban Areawide Review
(AUAR) be updated.
The proposed changes to the approved AUAR are as follows:
· Add 56,000 square feet of office use;
· Change the 6,000 square foot retail building to a 10,000 square foot daycare facility;
· Change the designation of the campus from a general office site to a corporate office campus due to
Cargill's desire to be the occupant of all three office buildings.
The proposed changes to the existing plan will result in all three office buildings to be seven stories in
height versus the previous plan of six to seven stories in height. For reference, the one existing building
is at seven stories. The two proposed building will replicate the existing building. The day care facility is
proposed in the same location as the retail building was shown. No changes are proposed to the site plan
with regard to drive access, footprint of the office buildings and parking structures, stormwater/ponding
design, and pedestrian access/connections to the regional trails.
Offices: Duluth . Ham Lake . Hibbing . Minnetonka . OakdaJe
(952) 933-0972 . 6110 Blue Circle Drive. Suite 100 . Minnetonka. MN 55343 . FAX (952) 933-1153
Equal Opportunity Employer
Executive Summary
Excelsior Crossings AUAR Update
Aprill!. 2008
Page 2 of 2
The change to corporate office from genera] office will allow the Average Daily Trip (ADD traffic
generation to be reduced by approximately ],700 vehicles per day. The ADT will be reduced with the
change in office designation and the peak hour trips to the site may increase by 30 - 40 trips in the AM
Peak Hour, while PM Peak Hour trips may experience a very slight increase. Overall, we anticipate the
proposed changes to the plan will not create a noticeable change to the traffic around the site at full
buildout.
However, per State rules, it is necessary to go through the process and prepare an update to the AUAR.
The 2008 AUAR Update will review the impacts the proposed changes will have to the surrounding area.
RLK, on behalf of the City, will be responsible to prepare the document and address the 3] -questions as
required. A]though the proposed changes are minima], the AUAR Update will again be reviewed by
various agencies and will be issued for a lO-day public comment period.
We look forward to completing the update to the Excelsior Crossings AUAR to comply with the
Environmental Quality Board (EQB) regulations. Please contact our office with any questions you may
have.
G:\City ofHopkins\2008-089-M\_Correspondence\Memo City-Exec Summ AUAR Updt 04-IO-08.doc
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SITE NOTES
CONTRACTOR SHAlL FIELD VERIFY LOCATIONS AND ElEVATIONS
OF [XJSTlNG UllUTlES AND TOPOGRAPHIC ITA TURES PRIOR TO
"!HE COWMENCEl.IENl Of sm: GRAOlNG. "THE CONlRAClOR
SHALL IWMEDlAT[lY NOTIFY lliE ENGINEER Of DiSCREPANCIES
OR VARIAlIONS fROM THE PLANs.
ALL DIMENSIONS ARE SHOWN TO THE FACE Of" CURB UNLESS
OlHERWlSE NOlED.
BUILDING DIMENSIONS REFER TO THE OUTSIDE FACE. or
BUILDING uNlESS OTHERWISE NOTED.
lYPlCAl FUll SIZE 90' PARKING STAlL IS 9' x 16' UNLESS
OlHERWlSE NOlEO.
AU CURB RADII SHAll BE 5.0. UNLESS OTHERWISE NOTED.
All CURB WITHIN PUBUC RIGHT or WAY TO BE 8624.
All aJRB AND GUTIER TO BE B612 UNLESS 01HERWlSE NOlED.
PEDESTRIAN RAMPS TO BE CONSTRUClED AT ALL WRB
CROSSINGS OF SIDEWALK.
REFER TO ARCHITECTURAl 51lE PlAN FOR DETAILS or BUIlDING
INFO AND SITE PARCEl DATA.
EXISTING CONDITIONS ARE COMPULED FROM THE ALTA/ACSM
LAND TIllE SURVEY BY SUNDE lAND SURVEYING fROM
NOVEMBER OF 2005 AND THE PROf>OSED CONDITIONS OF
EXCelSIOR CROSSINGS PHASE 1. All EXISTING CONDITIONS ARE
"'PPROX.MAl[ AND SHAU BE nELD 'JERIFJED.
SIGNAGE & STRIPING NOTES
CONTRACTOR SHAll. BE RESPONSIBLE FOR AU SllE srGNAGE
AND STRIPING AS SHOWN ON THIS PLAN.
ACCESSIBlE PARKING PRO"'DED PER ADA CODE.
CONTRACTOR SHAU PAINT All ACCESSIBLE STAllS.
ACCESSIBlE LOGOS AND CROSS HATCH ACCESSIBlE LOADING
AISLES 'MlH BLuE PAVEMENT MARKING PAINT, 4" IN YlIDTH.
CONTRACTOR SHAlL PAINT ANY/All DlREClIONAL lRAlTJC
ARROWS, AS SHOWN, IN WHITE PAINT.
AlL srGNAGE SHALl. INCLUDE POST, CONCRElE FoollNG AND
SlEEl CASING WHERE REQUIRED.
AU. SlGNAGE NOT PROT[ClED BY roRD. lOCA.lED IN PARkiNG
LOT OR OlHER PAVED AREAS TO BE PlACED IN SlEEL CASING,
FIllED \lllH CONCRElE AND PAlNlED YEllOW, REFER 10
DETAIL
ANY/AlL STOP SIGNS TO INClUDE A 24" WIDE PAlNlED STOP
BAR. tN "MUl[ PAINT. PLACED AT THE STOP SIGN lOCATION. A
MINIMUM or 4' FROM CROSSWALK, IF APPUCABLE. AlL STOP
BARS SHALl ExTEND FROM DIRECTIONAl lRANSlTJON 8E'n'It:EN
lANts 10 THE CURB.
AlL SIGNS TO BE PLACED 18- BEHIND THE BACK OF CURB
UNLESS OlHER'MSE NOTED.
SIGNAGE LEGEND
@ STOP SIGN (24" x 24" Rl-l)
i!!> ACCESSIBLE PARKING-VAN ACCESSIBLE (12" X 6' R7-Bb)
@ ACCESSIBLE PARKING (12' X 18" R7-Bm)
@ NO PARKING nRE LANE
<!) PEDESTRIAN CROSSING
BENCHMARKS
BM ".) TOP NuT OF 2ND FIRE H'ltlRANT EAST Of HWY 169
ON SOUlH SIDE OF 2ND ST. N.E.
ELEV"lION - 923.10 FEEl
BM 12.) TOP OF SPIKE IN 2ND PO'AUl POlE SOUlH OF 2ND
ST. N.E. ON WESl SIDE OF 151 AUEY WE51 Of
JACKSON AVE. S.
ElEVATION - 914.96 FEEl
BM 13.) TOP NuT OF 1ST FIRE HYDRANT WEST Of JACKSON
AVE. S. ON lHE NOR"!H SIDE Of EXCElSIOR BL 110_
ELEv"llON = 925.45 FEEl
ELEVATIONS SHOWN ARE BASED ON MNOOT 6ENCHMARKS
A2706 A1 AND 2706 A2
1
1"
o 50 100
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