CR 04-58 Conditional Use Permit - Oak Ridge Place Condos
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· ". i CITY Or: .
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, '~ HOPKINS ,
. March 31, 2004 ,! CouncIl Report 04-58
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COND1TIO~AL USE PE:RMIT - OA.KRIDGEPLACE CONDOS
Proposed Action, ' i ',', ,
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Staff recommends' the, following 'mot~on: Move to adopt Resolution 04-29, approving to
construct condos on the property north'?f the United ,Methodist Church. "
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At the Zoning and Planningmeeting, ML Sholtz moved and M.r. Halverson seconded a motion to ,"
adopt Resolution RZ04-8, recommending approval to constructcondos,orithe property north6f
the United Methodist Church, ,The moti~n was approved unanimously, '
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Overview; ""I ' , , "
The applicant, Halley's Custom Homes) Inc., is ,proposing to construct 18 for-sale, one and two-
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bedroom condos north oftheUnited ~ethodist Church located on Highway 7. The subject lot
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currently has the church .located on, the south side and a parking lot on the north side of the site,
The, church does not need the additidnal parking, and it appears that their parking can be
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accommodated on the south side of the site.
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The proposed building ",ould be'three ~tories ~rtdhaveunderground:andsurface parking, The
." , co~do price ran~e will befrom $350,~boo to $500,000.', The building will be marketed for
" reSIdents 55 years of age and older. . ~
Primary Issues to Consider, " ,I ,,' "
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, '. What is the . zoning of i the property, and how has the Comprehensive' Plan
designated the subject site? ' ,
'. What an~ the specifics for the condos?
.', What are the results of th~ traffic study? .
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. What is the schedule for construction?
· ,What was ihe discussion ~t the Zoning and Planning Commission?
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SiIpportiu2: Documents;. :!
· Analysis of issues "i
. ,Resolution 04-29 ' I
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· Site Plans ' i,
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· Traffi9 Study", ' ~ I
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Nanc .Anderson, AICP :1
Planner
Financial Impact: $ N/A Budg~ted: YIN _ Source:
. Related Documents(CIP, ERP, etc.): ' ~
Notes: .1
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Primary Issues toConsidel', ,
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. What is the zoning, of, the, /property, and how, has the, Comprehensive Plan
designated the subject site? ' ~
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, The" zoning of the property is Institutional. This property would have to be rezoned for this "
development to proceed. The ComprehtmsivePlan has designated this ,site as Institutional: The
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Comprehensive Plan would also have t6 be amended; The applicant has applied for arezon:ing
and Comprehensive Plan amendment. "j ,
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e. What are the specifics ofthe, cQndos?
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, Parking I
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. The site is required to have 36 parking spaces, two per unit. The proposal will hilVe underground
and surface parking spaces. The underground parking will have 46 spaces arid there. will be 27
'surfacespaces, exceeding the parking r~quirementsforthecondos. The ,entrance to the parking
'area will be on the west 'sid~ of the building, .. "
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The church is required to have 76parki~g spaces, The"church site will have 83 parking spaces:
The church will have access to the 27 stalls on the ~onclo . site forevents.Thechurch also has
shared parking with Eisenhower School ;locatedwest 6fthe church site, ',,', ',,'
. .. Access !
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~he site.plan indicates aCCess to .the site/from the frontage road along Highwa6'7. Access to the
SIte can ,be from westbound HIghway! 7 on the frontage road or from It Avenue and the
frontage road; however, exiting the site,lthe frontage road is a 'one-way to the west from this site,
All traffic will have to exit to Highway 7 via Ith Avenue, The applicant has done a traffip
analysis that indicates the proposed dev~lopmentwill not impact the Highway 7 arid IthAvenue .."
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intersection. Attached is the traffi~ analysis,
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The access to the site will be ,a 40-footprivatedrive. The church will also have an access point
from the frontage road, The internal circulation of the site will provide access from the condo
parking area to the church parking area.: 1, ' , " " " ..
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, Exterior I
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The exterior is proposed to be a combimition of brick and stucco, ThemainbuildingeIitrance is
oriented to the south, The access to thebnderground parking will be from the west side of the
building: · t '
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. Zon~ng Requirements .'1
the following are the required andprop'osed setbacks ,for the building.
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R-4:! ' Proposed
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.Front yard .' 35feet>:i' 379 feet
East side yard 2Jfeeti ,23.feet ','
West side yard 27Jeet. ! 2TJeet
, Rear yard ,25 feet, , 25 feet
. Density 33 units : i approximately 20 units
Landscaping , f
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The applicant will remove the treeS~h the north and w~st side of the property; The site is
required to have 36 trees, The site has\ 39 trees, '. The landscape plan also indicates a variety of
shrubs alol,1g the buildingai:1d in the parking area, " "
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Public Works"" ;1,
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The following are the,commerits ofthe public ,works department: "
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. . Sheet a 3 .C. Preliminary Grading, lliainrge and Erosion CohtrolPlan . .
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'I, Will some type of entrance monument or sign pe placed at the intersection of the entrance
drivy and the NotihService Dri~e? The'm(mumentsign is not shown, on the plans but
the Goodrum meln() states tliat they do intend to construct amonllment of brick.
and/or stone. TbemonUlnent shouldbe placed a minimum of 30 feet north of the
nortllcurblineoftbe North S~rvice DriVe," "
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2. Will the 'conne~tion to the' school District parking lot to the west be perpetuated or
eliminated? The Goodrum Irtemostates that it is their intent to keepthe driveway
connection to "the School 'DistriCt property. It may be prudent to get some reaction
fromtheschoolas to bow thi~ driveway is to be used:and develop an agreement for
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those uses. I~
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3. It appears . thatthe intenUs to :tetain the existing pavement along the entrance drive and
not add curb as required in th~ city's parking lottequirements. The plansindicate the
westerly driveway to the new development will consist of a neW' concrete apron at
the North Service Drive andithe exiSting pavement saw cut on the east side with a
section removed between th~ church parking and the westerly driveway; From a '
drainage standpoint there is. ~ome merit in not concentrating flow, by adding curb.,
The existing pavement sectio* of this driveway is not debiiled,and we do have some
, " ~oncern a~out how the drive~ay pavement will hold up to' construction traffic and
'. ' ,what the ,end product willb~ ~nce constr~ctioni~ comp!ete., A~ditionally, the roc~
, ' entrance does not make sense III the locatIOn proposed If the. drIveway pavement IS
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. to stay in place. We would su~ggest moving it tothenorth where the new pavement
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begins. ' I:
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4. No stormwater detention or trdtment is proposed. Nostoimwater nianagement plan has
been submitted. The existing and proposed site conditionsn~edtobe detailed in a report
and a description ofhow"the City'sStormw~terManagement Code, Chapter 546 is b~ing
. addressed must be submitted fot review and approval. The stormwatermanagement
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plan tha,twassubmitted alo~g with the calculations does not adequately ,address "
Chapter 546. The plan shows!that the impervious area on the site increasesb~ 5.3%
and that the hlcreasein" ~unoff' due to ~his increase in impervious area is,
compensated for by c6:ristruct~onof aDinf~ltrationtrench along the north side of the
new building. This infiltration trench will treat about 6% of. the, runoff from the
site. The other 94% is, directed to the wetland on the school district property
without any treatment for water quality described in the stormwater management .
plan. Additionally the parkib.g lot design concentrates flow near the south end of
the proposed retaining wall on the westerly lot line and may have the potential for '
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eroshm down the slopeint~ the wetland. The potential for erosion and some
mitigation, 6f this effect, if needed,must be investigated. , ' , ., ' .
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AwrItteDstormwater management plan' should be, submitted descrIbmg
information:.onexisting site' hydrology, proposedsitehydrol9gy, required City
standards, how City <standards are met with the design, :future maintenance,
. requirements to continue effectiv'eliessof BMPs included in the design, and who is
responsible for these mainte~ance activities.
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5, ' A parking lot permit will be required from the City of Hopkins' Engineering. Division.
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The GoodrUln memojhdicat~s this will be completed.'
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6: A permit will be required fro'm Minnehaha Creek Watershed District. The Goodrum
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memo indicates this will be completed. ,',. '," ' , " ,
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7, A NPDES construction perm,t will be required from the Minnesoia Pollution Control
Agency, The Goodrum mem~ indicates thiswill be completed.
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8, The driving ,and parking areas should be dimensioned on the plan, The revised plan
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indicated many of theneed~d' dimensions. The width of the driveway to the new
building is not indicated. A~ditiomlny, the distance to th~ lot line should be shown "
for the retaining walt The parking spaces~reshown tobe,18 feet in length. ~ity
standards require parking spaces to have a length of20 feet; we assume that the
., additional 2 feet will be the: 6verhang in front of the space over the curb. The plan
. should account for this in:lareas, where sidewalk is planned in front of parking
spaces by making those sidewalks a minimum of 6 feet wide, ,
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9. The'retaining wall at theriorfhwest comer of the site appears to, be constructed on the
Scho()l District property, The location of this should be corrected. Geogridor other
. supporting structure behind tl1,e wallsho:uld be constructed entirely on the, site. Proposed
top '. and bottolllof wall elev~tioiIs should be shown on the plan. . No Wall elevations
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. have bee? shown ontbereYtse~plan. The, location has been adjusted to limit .' .
constructIon to the developme~t sIte.
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10. The radius of curvature of the dr~veway leading to the City well is not adequate for.access
of this site by larger trucks, whlCh may need access. '. The plan has been modified but .,
appears to still provide some: access challenges to the City's well building. . The, ,
geometry should provide access fora SU design vehicle. Turning movement'
templates should be 'overlaid on the proposed drive and demonstrate thatthe design
vehicle can llegotiatetbe movements,needecfto access the site. The Goodrummerno
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indicates that the associatiOJi will be responsible for any damage from larger
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vehicles that access the site, add indicates that it may be necessary for larger trucks
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to drive over the curb. This ~ay he diffic~ltwiththe retaining wall proposed along
the curb hiside this turn. ; I ill,." .. ", .' ',',
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1 L The, slope of the pavement in tpe area arouPd the handioapped, spaces appears to. be in
exoess ,of ADAiequirements, .flcase ,revie':t the rcquirerne~ts and,thc. proposed grades, ,
z:: ~~ ~~~:~~:~:~~srade ill ther;ca of the parkillgstalls ill both the north '
south and east\vest directions, I Grade con', ern has been addressed.'. Indicate' where
the c,urb ramp is for access toJhe buildingt .." ", ",.'. .".,., ,
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12. An assessment of the Iillinberof trees remo~edfrom the site should be made. ,It appears
that all the trees, northofthebuilding will b:~removed as a result ofthesite grading. It
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'..,'.' appears approximately 80 tre~s will be ~eptoved consisti?g ~f largely box elder, e~m
am! 'cottonwood. The !andsc,ape plan 1.~f~udesapproxlmately42 new trees, with
only 4 along the north sldeoqhenew buIl~hng. ." ,,' , . ,:
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13. It may gebeneficial to have an ~ccessible ro~te from the new building to. the church~ The
Goodrum memo indicates they will dete~mine if it is possible to construct a route
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that meets ADA standards. We believe it~s possible. .' ,
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. Sheet; 4 - Preliminary Utility Plan: :ii
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14. A right-of;.way excavationpe~it will be r~quired for the sanitary sewer w~rk inNorth
Service Drive, The Goodrum ~emo indicates this will be completed.
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15. The drawing should indicate that the sanitary sewer and watermain along with the
services to the building would be privately owned andmaintained;The GOf)druin memo,
. indicates this will be complet~d; the drawing does not indicate this and sbouldbe .
revised: The constnlction of this sewer must be reviewed and approved by the
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inspection department.' I
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16. the driveway aprons for bot~ lots at the North Servi~e Drive should be built in
accordance with City Standard 'flate No. STRT -5A. The plailS nnd the Goodrum memo
indicate that there are nOde'inite plans to upgrade the driveway entrance to the
. church parking lot to city standards.
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'.' ,17, The Pla'cem,' entof fi, re (hYdran, ~s, ~is less than perfect, to protectth'e ,l1eW~tru.~ture. There"
needs to bea fire hydrant wlthm .150 feet of the fire department' connectlOn,W e are
assuming the fire departtpent cOPnection would be located near the ,postindicator valve,
The east hydrant should bemov~dto the, north to meet this requirement. ,Not having to
string a hose line, aCross thedriye lane would also be an improvement. The Goodrum
memo indkatest~eunderground garage'location prevents placement :as requested.
This needs to be reviewed by t*efire department. ' , ,-' " " "", ' '"
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18.,'\ ','/ater serviCe should be oxtended to the well house, ' Tho size of this service should be "
1 inch. The service has beenshown;a,curb ~top should ,be added in th,e island, close,
to the tap in addition to the cU,~bstop at the end of the end ofthe line.> ' , ,
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Sheet L1 - PrelirninaryLandscape Plan ',' . "
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19. Will an irrigation service be Jnnected to the water~ain~ or will service be provided
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20, Final plans signed by thedeslgnprofessiorial should, be submitted, for review and
approval prior to cbmmencin.gw~rk, ,', '
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.' , 21, As-b~il~s in conformance with qitx enginee,ring guidelines Sh, ouldbe submit,tedshow, ing
, ,the SIte Improvements ,'; " ",",',,' ' ,"""
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The original memo frOIl1 JohnArl<ier~on,was submitted to Tom Goodtuin of Schoell and
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Madson. Mr. Goodnim'sresponse i~l in bold along with John Anderson's response~ Any
approvalwill'be conditioned on 'l.pprod.1 ofthe :f1nalplans with,public works issues resolved or
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Surrounding Uses i
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The site is surrounded by OakridgeGolf course to the north and east, the church ,to the south, and
Eisenhower Community'Center tothe w~st. " '.', ' " ,
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'Fire Marshal ';~, '
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The fire marshal has included hisco~bnts in the public works section,
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Trash: ;:
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The trash area for the condos will be in t~e underground garage area,
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,Watershed District l
. The applicant will need to get approvalJf the watershed district.
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. What are the results of thetra'rfic study?
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The traffic study indicated the follo-tving: "that' the proposed, development will have no
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discernable effect on the operationco1'ldition of the two intersections." Attached is the traffic
study, I'
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. What is the schedule f6~ construction?, "
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The applicant would like to start const~ction as soon as possible.
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. Whatwas the discussion at the;'Zoning and Planuing meeting?
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Ms. Anderson reviewed the proposed d~velopmentMike Halley, the applicant, appeared before
the Commission, Mr, Halley stated that they are reducing the number of units again. ,.' When the
building was firstproposed there were if'! units; at the time of application they were proposing 20
units, and now the building will have l~ units, About ~have been sold; The majority of people
purchasing the condos are intheir 60s. ;: Ms. Anderson askedMr, Halley if the elevation he was
showing the Commission was what wks going to be constructed, Mr~ Halley stated that he
agreed to a condition that the building ,be 75 ,percent brick or stone. Mr. Halley also stated that'
they want to start c onstrudi on in June,:' No one appeared at the public meeting regarding this
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Alternatives. I
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1. Approvetheconditi~nalllsepermidoconstruct thel8-unit condo building, By approving of
the,conditional use permit, the applitant will be able to construct the condos as proposed" .
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2, Deny the conditional usedpermit to, construct an I8-unitcondo building; By denying the
conditional use permit to construct~e I8-unit condo builqing, the applicant will not be able
to construct the building as propose~~ If the City Council considers this alternative, findings
will have to be identified thatsuPPofthisalternative" " ..
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3, Continue for further information,1f the City Council indicates that further information is
needed, the item should be continued.
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. CITY OF HOPKINS ,'.
. Hennepip County, Minnesota
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REsbLUTION NO: 04-29 ' '
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.. RESOLUTION MAKING FINDINGS OF FACT AND'.' '" '
APPROVING A CONDITIONAL USE PER1v1ITTO CONSTRUCT A CONDO BUILDING
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, ,WHEREAS; an applicatiori for 40nditionalUs~permitC1JI>04-2 haspeen made by Mike."
Halley;' ",.. '" ': i ' ." , .".. " , ' , '". ", ' . '
WHEREAS, tpe procedural history of the application is as follows:
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1. That anapplicatiqn for a conditionalllse permit was made by Mike Halley
Oil March 1, 2004:; , , ' . .' ,
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2. That the Hopkin~Zoning and Planning Commission, pursuant to mailed
and published notice, held ."apublic hearing onthe application and
reviewed such application on March 30, 2004: all persons present were
,.', '.., given an opporturtityio be heard;. h.. " ". " .,',' ,; , ',"
.. 3.. That the written c~mme~ts and analysis ofCitystaffwere considel'i,d; and ·
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4, , A legaldescriptidn of the subject property is as follows:
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"',Lot I, Block 1, O~RidgePlace
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NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUP04-2 is hereby approved ba~ed on the following Findings of Fact:
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1. That the proposed use meets the requirements for a conditional use permit.
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BE IT FURTIfER RESOt VED tpat application for Conditional Use Permit CUP04-2 is
hereby approved subject to the following conditions:' '
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1, That the watershed district approves the proposed development.
2. . That the public works depaitine~t approves the final drainage, utility and grading
plans., r,.,. .'.
3, That the fire marshal's re~uirementsare meet.
4, That the public works department approves ' the access to the pump station,
5. That the subject site is replatted.
, . 6. That the subjectsite is rebned frornIns,titutional to R-4, "
. ' 7. That the Comprehensiv:~ Plan is amended, to designate the subject site from
, Institutional to HighDen~ity ResidentiaL, (
8. . That the varianceis granted for a flag lot.' "
9. That the exterior of the brilding is 75 percent brick or stone. '
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Adopted this 6th day of April 2004,
. ATTEST:
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, Eugene J. Maxwell, Mayor .
Terr~Obemiaiet, City Clerk.
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..... m. BEN-SHQhp&ASSOClft:rES~-INC.'- -.
. .V TAANSPORTArION.ENGINEEAS ANOplANNEtRS. .
, ' _".. 1 0417 EXCELl310R BOUJEVARO, SUITE TWO I HOPKINS. MN 55343,1 (952) 23fJ.o1887 '.FAX (952) 238-1871
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17 Febl1lary, 2004 Refer to File: 04-07 \
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MEMORANDUM
TO: Nancy Anders\tl, ~ of Hopkins ,
FROM: James A. Bensh~f and Brit< seib~h
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RE: Oak Ridge Plac,e Condom.inium Development .
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PURPOSEANDBACKGR(ltJND
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The purpose of this memorand6mis to present the results of our traffic study for the proposed
"Oak Ridge Plac,e Condominill,m Development" in Hopkins, MN. The proposed site, shawn
in Figure I, is currently a parki~gJot forthe Hopkins United Methodist Church. The site is
. accessed from the service road\ii9rth ofTH 7, east of 12th Avenue. This study includes:
. ,. . 'Trip generation for the proposed development during the a.m. and p.m. peak h01,lrs on .
a typicalweekday, as c9mparedto the number of trips that would be generated if the
property developed ina;,mannerconsistent with the City's Comprehensive Plan;
. Identifying potential impacts caused by development at the intersection of l2lh Avenue
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... Review of the site plan for the proposed development regarding adequacy for vehicle
and pedestrian operati04s. '.
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The proposed development wili,:c9nsist of a 21~unit condominium for persons'aged 55 and
older. Other altemati va land uses' for this site that are allowed under the Ci tycode and that
have been examined for compatsti ve purposes are a church and an elementary school. ---
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60/20 . d tl.91: 8[c CS6 [, . JOSS\::l '8 ::lOOHSN38. . .1 c: : Z~ \700c-lZ-a3.:l
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,,'. Ms. Nancy Anderson ,
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I .2- 17 FebM.1aQ', 2004 ,.,
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CITY OF HOPKINS TRAFFIC STUDY 170A FIGURE 1
PROPOSED OAK RIDGE
. . PLACE CONDOMINIUM PROPOSED
W BENSHOOF & ASSOCIATES, INC, OEVELOPMENT IN DEVELOPMENT
TRAIISPOIlTATIOIl ENlllHURSAND PlAHN~IlS HOPKINS, MN LOCATION
60/f0'd 11.91 8~c CS6 \ 'JOSS~ ~~OOHSN38 lc:cl P00C-.!.C-83~
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l . fl~I"'~I.i:1I\.19":.'IC[.J:I'}-'I'J!I!la"~ r,lr:fifl..,......;J.T...........-......
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Ms. Nancy Anderson ! -3. . ", 17 February, 2004
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EXISTING CONDITIONS
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The proposed site is presently a parking lot for the Hopkins United Methodist Church. 'Nonh,
ofthe site istheOakRidgetountiy Club~ ,Tothe, west is Eisenhower Elementary School and
to the south will be the churqh and the serviCe road forTH 7. '. ,
'. The intersection ,of 12th A ve~l.\e atldtheservice road i,s two-waystopcontl'ollcd fur the
eastlwestdirection.The eastbound approach has one through lane and one right turn Ja.ne,
while the westbound approach has one though lane, and,a left turn lane. The northbound
approach has two Janes, one for right turns and one for-left turns. The intersection of TH 7
and 12th Avenue issignalize~. Left tumsare protected by green arrow for westbound and
eastbound TIf 7.~orthboun~ and southbound lib Avenue are split phased, which gives an '
.' exclusive green tight for left ~lIm$, right, turns and through movements at one time for each
direction. The westbound and easrbo!lnd ;1pproaches each have tWlJ through :laQes, a. left turn
bay and a right turn bay. The; eastbound right tum Jane is channeiized to southbound 12lh
A venue~ The northbound approach has a channdized right turn lane, a through lane arid a left
turn lane. The southbound approach has a shared throughneft turn Jane and a right turn lane.
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To better understand the existing traffic conditions at the subject inter.section, we collected '
turning mov~ment volumes atiTH 7 and121h A venue or, a typical weekday f,:om 1:00 - 9:00
a.m. and from 4:00 -'6:00 p.m:~ Traffic conditions were observed during these peak periods
,and the following major points were noted:
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· A.M. Peak Hour. From 8:00-9:00 am the service road intersection e,xperienced
queues and delay due tpthe short space for vehicles to queue on the southbound
approach at TH 7. Mo~t of the southbound vehicles at the TH 7112tb Ave intersection
were turning left onto eastbound TH7. Buses leaving the elemental)' school go west
through the parking lot~north of the intersecticm and come back to the intersection
from the west so that alright turn is required to get toTH 7. Most ofthe time, ull of
, the,queued vehicles we:re able to get through the TH 7/12lh Avenue intersection In one
cycle, after waiting for 14-5-60 seconds., Through vehicles on the service roadwere able
to maneuver without additional delay. This intersection operated well, considering the
short segment of 12th ~venue between the service road arid TH 7. '
. P.M. Peak Hour - Duri~g the p.m. peak hour there was no significant backup at the
service road intersection. The elementary school has a 3:30p.m. dismissal time, and
most of the school traffl,c is gone by the peak hour.
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TRIP GENERATION FOR PrROPOSED DEVELOPMll:NT AND POSSIBLE
AL1'ERNA'fIVE DEVELOPMENTS
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Trip generation estimates were6eveloped for the proposed condominium development, as
well as for an elementary school and a church. Several resources were examined in order to
make the most appropriate trip projections for the proposed development, considering it is
. intended for persons aged SS anid over. These references included the Institute for
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GO/PIa'd l.!..9l 8~2 2S6 \ 'JOSS~ ~ ~OOHSN38 lc:21 j700c-a-83~
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Ms. Nancy Anderson-4_ ' ,17February,2004
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Transportation Engineers' trip Generation, Seventh Edition>2003,anddata,collected for
similar projects. Using thelsame basic tesources,tdp generil.tionprojecti0l1S wereestabli~hed
fo( the two alternative use~~fol' the property ~ elementary school and church. City staff '
indicated that the maximu~ gross floor area for both of the~e 'alternative uses could be 35% of
lot area, or 17,000 square f~et. The resuJtanttrip generation projections for .the three" ,,'
candidme uses are shown in Table 1 rThese projection's areJ'or the a.m. and p.rn.peak hours
on a typical weekday. Data':for the p,m. p'eak hour of the elementary school was deten:niried
by compiling information fO,r elementary schools as well as similar land uses (other schools).
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The table presented above shpws that the proposed development generates fewer trips than either
alternative use during both peak periods. '. , ' ,. .
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POTEN'rJAL IMPACT OFjDEVELOPMENT TRAFFIC AT121h AVENUE AND TH 7
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. Basedon existingtruffic conditions and the location of nearby comm~rcial areas and main
thoroughfares, distribution percentages t'ornewttips were established. This was done by
.looking 'at the major direction;Qf traffic flows, and also by identifying locations of nearby
commercial areas. , Since, the ramp from westbound TH 7 is one-way I there are different
distributions for jncomingand outgoing trips. The assigned distribution percentages are as
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. Incoming I '
, 0 54% from the westbound TH 7 slip ramp
o 6% from westbound TH 7 turning right at 12lh Avenue
o 10% from northbound 12th Avenue '
o 26% from eastbbund TH 7
o 4% eastbollnddn the service road west of the 12111 Avenue inter~ection
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o 60% to eastbound TH 7
o 10% to southbo~nd 12th Avenue
o 26% to westbouhd TH 7
o 4% westbound dn the service road west of the 12th A venue intersection
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The new developmerit trips wetje distributed according to, the percentages shown above in
order to determine the numberqfttips that will use each intersection. Table 2 shows 8
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60/S0 'd n9J SE2 C:S6, \ .JOSStl '8 :lOOHSN38 C:C: :2l l7002-,!Z-83.:1
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Ms. Nancy Anderson . ~ -5.. 17 February. 2004
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comparison of the existing traff~c and new. development trips for each intersection during both
peak hours. ',~, " ,
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table 2:tncreallein Trips 'I'rough Study Intersections
,tAM Poak,Hour ' PM Peak HOlAr,
InlflrsecUon I: Ineroase In Volume Increase In Volume
Total ExlstlnlJ Volume Total Exlltlng Volume
, lanterl ng InttrSectlon Due to Propos.d Entering Intersection Due to PropDsed
I De\'uloDm.nl ' Oevelooltlent
12th Avenue and TH 7 ' 2711' , 6 (0,2%) 26n 8 (O.~%)
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12th Avenue and North i"
201 6 (3,0%) 246 6 (2.4)
Frontage Road I
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The table presented aboye Indi4tes that the irppact of the new dev~lopment trips on bo~ 12lh
Avem.le intersections will bemiftuscule. We would expect that motorists would perceive no
change ,in the quality of.traffic ~perations through the two intersections., '
SITE PLAN EV ALUA TION'
The site plan fOf the proposed development, shown in Figure 2, was studied in order to
dete11i1ine if there was adequateiintemal circulation. Other factors that were examined
. included ease of street mainlenapce and pedestrian acce$S. The findings are presented as
follows: i: ' ,
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. Access to an existing City maintained pump station is provided aHhe northwest comer
ofthe property (#1 on Figure 2). The access to this site connects with the entrance to
the below-grade parking garage. Two issues arise involvingthis access. The first is
whether a maintenanc,e ~ehicle has enough room to tum ,around on the pump station
site ,so that the vehicle would not have to back up on the driveway serving the parking
garage. The se,cond issub is regarding the grade change from the access drivewqy and
the parking garage. Is th~re sufficient distance from the access driveway to the
enttanceto the parking ~arage for the change in elevation?
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. The site plan shouldsho~ that there is two.way traffic movement at the west end,of
the southerly east-west c~rculation aisle. This,locntion is noted by #2 on Figure 1.
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. The City of Hopkins req~ires that the proposed condominium complex has frontage on
a public right-of-way. T:rus, tbe entrance drive, along the west side of the property is
designated to be a publi~ street from the TH 7 service road to the lot line
approximately 400 feet tp the north (#3 on Figure 2). The minimum right-of-way for
this street type, according to City standards. is 60 feet. The site plan indicates 40 feet
of right-of-way for this ~treet. A question regarding this narrower width is adequacy
of space for snow storage. Another issue involves operation of City maintenance
vehicles; Because the stfeet provides no large radius for a City maintenance vehicle to
. turn around. these vehicles will need to use the private drives to change direction. .
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'I 'JOSS~ ~ ~OOHSN3a 22:21 17002-l.c-a3:l
6t:1/90 . d H.91 8~2 2S6
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,. Ms. Nancy Anderson 17February, 2004
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. The site plan does not show any rout,es for pedestrian a~cess.Thereare three typesof
:pedestrilinIllovemerits' (or which designated access routes should be provided:' '
o BetWeen ,the pr6posedcondorniniuTn llnd theserv,ice,road' , "
o Betwe~nthe, vis,itor parking lot for .the condominium (church overflow) and the
church "( , ,""'" '
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0 Between theoverfJow parking area on school district property to the west and
thechurchi " " ",
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 2
PROPOSED OAK RIDGE; , ,
'. PLACE CONDOMINIUM DEVELOPMENT
OOSENSHOOF & ASSOCIATES. INC. ",DEVELOPMENT IN SITE PLAN
V TRAHSPOATATIONENlllNEERUNDPLANNERB, : [, HOPKINS. MN
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60/80'd 1~91 S[Z ZS6 I 'JOSS~ ~ ~OOHSN38 [c:Gl v00G-~G-83~
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:-;''', ,'; Ms. Nancy A~dersoti -8~ , 17 ~ebniaTyI 2004
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CONCLUSIONS ANDRECOMMENDA1'IOl'fS
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. The proposed develop~entis expected togenerate seven newtrlps during a typical
weekday, a.m.. peak h04r and ,nine new trips during a typical weekday I~.m. peak hour.
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. The precediTlgtripgeneration projections are loWel'during both peak periods than the
number of trips that would be generated by alternative uses that are allowed under the
CityCompiehensive f,l,an (elementary school Of church), ' ..
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. The Intersections of 12tr Avenue with TH 7 and the north service road were obserVed
.duri~g the peak houl'S apdappear to operate sufficiently. Although there is frequent
queuing at the service foad intersection, most vehicles make it through the main
'inlersec,tion d,uring pne ~slgnal cycle. '.
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. Traffic generated by, th~ proposed development will have no discern able effect on the
, operating condition of the two intersections. .
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. There are several issu8$: with the site plan that should be addressed and adequately
resolved. These issues Involve:
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o Access to the City maintained pump station
. o Two-way traffi~ movement in the parking lot
0 Public street right-of-way and maintenance
0 Pedestrian access
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6(~V60 . d 11.91 8~2 2S6 :\ 'JOSSB ~ ~OOHSN38 ~2:21 t7002 -l.2-83:1
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BEIIICHIlARK
iQ<INU't011 H'itlAA>>1",MSC\:rTr<El\Sft:tlllNEFl
~~~~~~'grr~I-I\,l'\~ s~ lINn
BIol",;Sl.51 {N.~.\I.D. 19191
RevisIons Ihawb)'o;;ertl!yll\=.t'W-;;T>\anwasP'sppre[jbYfl1egrund~ k Schoell & Madson, Inc. r~t
Date: D'2.scn \le\"\: eo Date: D~scri tiorl: m~ ~im;t ~u"",N\,1an and ll1atl ama Ucen....d Pralesl'i<lnaf
3_23_M crr~ CDldM(rJ,5 '" En91ne.'uncerltl....wllllflhsStolellrMinnes;cta. = ,Englttooting. Sunl9'Jl.r1g .. PlannIng Halley'S Custom Homes.
_ _ _ Soli Tasti!"9 . Envir!Jnmenl:al Services
D.~_ - "'--"-
GRADING NOTES:
1. CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE C4LL' WITHIN TWO WORKING
DAYS PRIOR TO EXCAVATION/ CONSTRUCTION, FOR UTILITY LOCATIONS. TWIN
CITIES t.dE:TRO AREA: 631-454-0002 DR TOLL-FREE: 1 -800-252-1166
2. CONT~ACrQR SHALL. m.lD \/tR\N THE lCCAI\Qr;S AND ELE\'Al1QN5 or
EXISTING UTlUTlES AND TOPOGRAPHIC FEATURES PRIOR TO START OF SITE
GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT
ENGINEER OF oW'" DISCREPANCIES OR VARIATIONS.
3. SUITABLE GRADING MATER!I\.L SHALL CONSIST OF AlL SOIL ENCOUNTERED ON
THE SITE WITH EXCEPTION OF TCPSOIL. DEBRIS, ORC...NIC MATERIAL /\NO
OTHER UNST.08LE !M.n:~\AL. STOCKPILE TOI"SOl\.. AND GR/l.NU\.AR FlLL 11.1
LOCATIONS DIR.,CTE;o 81' CONTRACTOR.
4. SUB GRADE EXCAVATlON SHALL BE BACKF1L!.EO IMMEDIATELY AFTER EXCAVATlON
To HELP aFFsrr ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR
STEEP SLOPES. WHEN PLAC:ING NEW .$URFAt:[ MATERIAL ADJACENT TO
EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED P!lOMPTLY TO
AVOID UNDERMlNlNG Of lHE EX\SI\NC PoI.'IEWiEtH.
5. CONTRACTOR SHI,LL BE RESPONSIBLE FOR ALL HORIZONTAL AND IlERTlCAL
CONmOL
6. GRADES SHOWN ARE FINISHED GRADES, CONTRACTOR SHALL ROUGH GRACE TO
SUBGRADE ELEVATION, ~VE STREET READY FOR SUBBASE.
-;.~~
8,
9. REFER TO THE ARCHITECT'S SITE: PLAN fOR MOST CURRENT HORIZONTA~ ~~~+
O\lllENSIONS !'NO Silt lA'fOUT. ".s.~~'l?
10. REFER TO UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAlN SERVICE
LAYOUT AND ELEVATIONS.
11. THE MINIMUM GFlADED Si-OPE F"ROM EDGE OF BLllLOING SHALL BE 6 INCHES
IN 10 FEET.
12. FINISHED GROUND AND SOD ELEVATION ADJACENT TO 8L1ILDING SHALL 8E 6" <'<.:.o;~~
BELOW FLOOR ELEVATION. 5i-OPE GROUND AWAY FROM BUILDING A MINIMUM
OF 6" IN 10 FEET BEYOND 10 FEET REFER TO PLAN GR.o.QES,
13 CONTRACTOR IS RESPONSIBLE FOR GRADING AND SLOPING THE FINISHED
. g~~~ ~~~N~iE ~W~yR~~~ S5~~L~~G~ ~:6F~~~~~Pg~N~~~C~N P~g:'RE {~ ".
Ai'lEAS. CONTACT ARCHITECT If" FIELD ADJUSTMENTS TO GRADINC PLANS ARE ~ h
REQUIRED. ~"~
14. CONTRACTOR IS RESPONSIBLS FDR CON$TRUcnON, PAV~MENTS AND CURB
AND GUTTER WITH SMOOTH UNIFORM SLOPES WHICH PflOVlDE POSITiVE ~~
DR.'.INAGE. CONTACT ARCHITE:CT IF FlE\.O ADJUSTMENTS ARE REoUIRE:D.
15. INSTALL II MINIMUM OF .4 !NCHES CLASS 5 AGGREGATE BASE UNDER CURB ,
ANDGUITER,
EROSIQNCONTROL NOTES
1. ALL PERIMETEFl SILT FENCE AND ROCK CONSTRUCtlON ENTRI\l'!CES
SHALL BE INSTALLED PRIOR TO CONSTRUCTION.
2. THE CONTRACTOR SHALL CONSTRUCT DRI\lNAGE.: BASINS PRIOR TO Srrt"
GR,t,D\NG.
3. THE CONTRACTOR SHALL GRA[lE SITE ANO INSTALL UTILITIES.
4. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL
MEASURES.
5. W\il-l\1'l 1WO WEEKS or SITE GRADING, Ai-L DISTURBED AREAS SfiAll BE
STABIUZED WITH SEED, SOD OR RoCI{ BASE. REFER TO lANDSCAPE
PI-ANS FOR MATERIAlS.
6. All EROSION CONTROL MEASURES SHALl BE INSTALLED AND
MAINTAINED IN ACCORDANCE wrrn CITy, AND WATERSHED DISTRICT
PERMITS
7. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES.
INCLUDING THE RE"'OVAL OF ACCUr.lULATED 51LT IN FRONT OF SILT
FENCES DURING THE DURATlON OF THE CONSTf'.UCTtON.
B, ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED 81'
THE CONTRACTOR.
9, REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATiON 1S
ESTABLISHED.
1 Q. THE CONTRACTOR SHALL REMOVE ALL SOILS A"'D SEDIMENT TRACKED
ONTO EXISTING STREETS AND PAvED AREAS.
,.. 1F BLOWING OUST BECOMES A NUISANCE. THr CONTRACTOR SHII.LL
APPLY WII,TER FROM A TANK TRUCK TO AU CONSTRUCTION AREAS
12. SWEEP AOJ,o,cENT STF<EfJ" IN '!"cCQROA\'.lCE 'N\1l-\ CITY REQUIREMENTS.
BENO'iUARl{
lOP NlIT ClN ;!'tORfflT ~T THr SClUTl'l EAST C':IRNr,.
OF ~ISENHOII~ lliMENTAflY S~HLlQL.o.NQ
COIlMUNITI'ctNTER.
5t.(~851.S1 (N.C.V.ll. 1;2~)
Revjsions -
Iher~bY"Brtify lhal!llls plonwo~P"'l"",d bymecr under Schoell & Madson, Inc. CUent: --
Date: Oeser! en: 8, Data: Oesr::rii=ltlon: 8~ \TIl dile~t..up."'\sinn amllMi\\ om a Lken..d Prof!!Ss1cnal _ A_
3-23~0~ CITY COM~(ENTS CKT En9In..runderlhel.....cl!heSlalacfMTnne""la. Englnearlng . Surveying" Pli!lnmng Halley's Custom Homes, ~..,
Soil Te.;;Ung . EnvIronmental ServiclllG 1421 E. W..ynle Blvd" Suite 230
0010:_ Reg.ND..______ ~ ww""~llmad5c"'ctI!T1 WaYZalll. MN 553Q1
I .., _~~~,~_ ",:,~,yuta liou,:""ro:!
R"v;""'.nPv' ~,
CONSTRUCTION NOTES
t. REfER TO ARC\'\IIEC,'S 5\,E PIAN FOR BUILDING AND PARKING LAYOUT
DIMENSIONS AND LOCATIONS.
Z. FRIOR TO CONSTRUCTION. THE CONTRACTOR SliALL m:.LO If ERIN ~.LL
EXISTING UnuTY LOCATIONS AND INVERTS. SHOWN OR NOT SHOWN. ANY
DISCREPANcY BETWEEN PLANS AND FIELD CONDITIONS SHIILL BE
REPORTED TO THE OWNER IMMEDIATELY.
.3. THE UTILITY CONTRACTOR SHALL VERIFY THE LOCATIONS AND ELEVATIONS
OF THE BUILDING PIPE SYSTEM PRIOR TO CONSTRUCTING SERVICE
CONNECTIONS.
4. ALL UTIUTi' WORK SHAll BE PEFlFORloIrn IN ACCORDANCE I'IITH THE CITY
OF HOPKINS SPECIFICATIONS AND aUIUiINQ PERMIT REQUIREMENTS.
5. IS" WATf;RMAlN SHALL I3E CLASS S2 DIP CONFORMING TO THE
REOUIREMENTS OF ANSIjAWWA CLS1jA21.51 AND C104/A21.4. FITTINGS
SHAW. BE Ct..'SS 25:0 CONFOR\.I1NG TO THE ~EoU\REMENTS OF M-lSIjI>.WWA
Cl10/"'21.10 OR ANSI/AWWA [;153/11.21.53. HYDRANTS SHALL BE THE
6~;~Y~[: ~I~~F~~~~ ~~ W~~ERH~~~I~~.' O~ATf~~:i~ i~c Ii<: \
~~;;EC~~S9~ ~~ ~~~S~E~~~~TBi~~~ ~~I~;H~ET:~3~R~~~7sS OF \
~~~~R~:I~~~~~L~I~ ;N~~~ ~~~HC~O~n:~~N~FO~.:E~~~[:~~1O \
IN ACCORDANCE WITH AWWA C600 AND CONOUCTMTY PRO\llSIONS \ \ \
CONFORMING TO ANSI/AWWil, C111/1\11.11. BEFORE BEIN!; PLACED IN "\ \
~~~~fo ~E~g~:~~ ~~;HER~~W~ ~:~L :0 O~~~~~~~RE~NTS OF ~ 'l
Tl1E MINNESOlA DEPARTMENT OF HEALTH. <~" ~ ~ \~ V ___
S. SJ.1>l111111'f SEWER SHALL SE 8" IIND 6' PVC-SDR-35 UNLESS NOTE[J - . \ /\
DIFFERENTLY. MANHOLES SHAlL BE 46" DIAI~ETER PRECAST REINFORCED "'..- 1l!,. <'~ /{\
~:~~~~G~C~~~I\N~EW~ 6;~R~47~ANH6{i~N~H~~~A~~ A l. ~~::~\y" '~~ \ \
MINIMUM OF TWO AND A MA~IMUI\! OF FOUR ADJUSTMENT RINGS. ALL PIPE ...~/ l \ I
CONNECTIONS TO EXISTING UTIUTY STRUCTURES SHALL BE "KOr/-N- - - ..
SEAl" OR CITY APPROVED EOUAL FOR. CONCRErE SLOCK OR BfI\C~ ~ - - -------______ ".
STRUCTURES. CONSTRUCT.AN OPENING EOUAL TO THO: "IPE SIZE, GROUT ~ - -'\~ _ ~J '
:g~~~IJi~~S:O ~lt~EONO~6GR ~~~~r::~~FYS~~~~~E C~NNCi~ON ~ \~ff~ ~.~j> \
Wll\-l CI1Y ENGINEERING O'EPAA1MENT AND CDORDJNATE Ml.Y REOUIRED CIl'!' - 0... J\'~~. \] \,
INSPC;CTIONS NEEDED FOR CITY ACCEPTANC;;;. B q, -J.c~ \1 .
7. UTlUTY TRENCHES SHALL BE COMPACTED TQ 95X !iTANOIl.RD PROCTOR ~"'\...\..."'"\.'-'~ . <tt ~'~-l ..\
f,.lIlXIMUM DRY DENSITY (1lSTM 0698.78 OR AASHTO T-99) FIl0!.l THE PIPE ~~ ~~ \ -;;'"",
~~~ED~D V~~~~T~R~ ~fU~~E~H~H~~~U~~T~UP.FACE AND 10o~ - '~ \ A \
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8. CONNECTION TO THE EXISTING SIINITARY SEWER AND WATER REOUIRES 1-, ;{ I '\ \ ~.
INSPECTION BY THE CITY OF HOPKINS. k~-';:-~ [> "": '.J \ \\~}.
9. FlELD ADJUST ALL CASTINGS TO MATCH FINIl.L GRADES. '_~ ,_4 K. ~~" \ t\, 1\,';.;
".1 . WI:> "... \ .
10. CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL' WITHIN TWO _ ,~' S'~"",~ ~ to" ~t~\ '\~
WORKiNG Dil.YS PRIOR TO EXC/WATlON/CONSTRUCTlON FOR UTJUTY . ! ~ ' (1 \ l ~ ...
~~~'6T6~~~'2_'7,'~6.CITIES METRO AREA: 651-454-0002 DR TOLL-FREE: ):~~~t~ ~ "''''*,0 \ ~\\'
11. CONTflACTOR SHI\LL NOTIFY THE CITY OF HOPKINS 4B HOURS IN ADVANCE :.: ~~::::-, ,~~ I ~~O\'
g~S~~:I~L ~1H~~ ~~p~a O~N W~;RT;I~~~~~E~~~:i I~~CJDING ~. ~f ~~!:.:~~~ '.. " '.. '- ... ... " ,,__ ~ \ \ ~
REMOVAL OF EXISTING 8lTIJMINOUS PAVEMENT, EXCAVATION or TRENCHES, ." ,i~i ~. ~ -.., ,,~ I ~. \
"LACEMENT OF WATER MAIN AND SANITARY SO::WER, UTILITY CONNECTIONS iJ!1 -~___...-' \ ,'.
TO E)lISTING ~INES. BACKFILLING AND PLACEMENT OF BITUMINOUS . .., <'- I
PAVEMENT. ~ . ..~ ... G:,) \ f\~
12. CONTfli\CTOR SHALL INSTALL, IN:5PECT, MI\JNTAIN AND REMOVE THE , '. ..j ~
NECESSARY SIGNAGE FOR w?l/1LANE CLOSURES. ALL TRAFFIC CONTROL j "'
OEVlCES AND SIGNING SHALL CONFORM TO THE MN-MUTCO. INCLUDING FIElD ~
MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS, JANUARY \
199B. ONE elEVEN FOOT MINIMUM WIDTH lANE IN EACH DIRECTION
5H.\U. 8E f'ROVliJrn 1\1-1lU. ilIlES.
13. THE E"'ISTING BITUMINOUS PAVEI.!ENT SHALL 8E SAWCUT IN ACCORDANCE
wm-l Mn/DOT SPECIFICATIONS.
14. CONTRACTOR WlLl. 8E RESPONSl8LE FOR 08TAiNING THE APPRO"RIATE
SEWER, WATER AND ,PWMBING PERMITS FROM THE CITY'S' 8UILClING
~,,~'i\'\ENI.
S" DIP CL S2 WATERltAl
1 S. GENEr/ilL CONTRACTOR SHALL COORDINATE WORK WITH ALL UTiL\1Y ,. (:;0
CO",,"'" ___<DO' '-:" .:OR ~ ~ ~(\,o~
';'.;,.,,}
\ :,
\ \
. \
\
'.
BENCHt.lARK
~rE,~~~~~i:i[gHPfJ~Es~~~cir ;tf COR~Jffi
CC~),IlJNITYCE~.
BU",;51.51 (N.C.....C. ,g~;)
~:~~~ionB Descriptlon: By: Oete: Dallcti!Jlion: B'l~ ~~:~ct~~~~:'~lc~I::~a~~~~:P~~~.dn~~dm;~:.~:~~:"1 ~ Schoell & Madsof1J Inc. r::1isnt:-~-------:---~~---~-~--~
3-:<J-04 CITY CD~MENTS CKT En9In.erund.rlh.law~oflh"SIaI.ofM;nn.,cla. ~ Engineering to Surveying g Planning Halley's Custom Homes, Inl".
- = - son Te&tl~g",:.::~I~:"':i.':=:\ Ser'l[ces 142"1 E. Way~ata B'>,d., Suite 230
Oall::_ Rog.No._ ~ _l_D5ap~~}I>:".1'5ocll~n:1 Woyuta. MN 553!'11
/JJJtlSTeASnNO
lOln-aELOW I.IANHOLE tA~T1NC ANO COliER. t.li'lCOT ~O, 712.
F1NI!>18)ORAOE.. OR I.FPROW1:0EOUAllllTH ONE {1l CENTm ~
PltK111l1..E.
:A~O~1~ !~rti~~'o:I:; I,OIOAa'X5'1'RENCH o\UlNO I'HEIN'ID<DOIroNCEUNE.
F1Ju.orOCFMORTAfi SE1WEEN RINGS. ..O<lIIlEIoIJ.POST5ItlTCIlHEGIlO~OATl!1EOO'loWHl""SlDEorl!1E mENOl
CAS1INGANDCNOUTS'OEOFIlIN05. .1. "'<I, F€NONG I"fIl HENNEI'IN eOUN1T C~SEJ!VAllllrl D'STRICT EIlDSlON AND ~EOl~ENT
. 'tl: ~<<;r:~~o R~~ ~T ~~,aA5IN~ COOIlROI. ~ANUAL 1I,m:: lIES>< llUST 9E AlIlIIlUUll OF 2" 'Nl0 litE ,",OONO AND NO
UCFJ; 'IH.ll<;sa- ABO\lE!HE CIlIGINA~ Gamma SURr.cr.
NOTE: 4.LArouT SILT 1'ENCE: ON T\ituPH1IJ,SIOEALONOTHE FtNCE;LIIIE.ANDBAO<Fru...
=C;'~~J~J~ CCNF"OR~ "'TH ~ ~~~~~Bt~L~~~C1:~E :~~ :~~All~ ~u~&~El~E!M~I~ ~~
~ &.!;tAIOIlE5!LTF'ENCl:A!'TERlURfJSESrA9:JS!tED.
1. I'I'iEREWAlE/IUAYSTANO,TO!' Cf"lII1
1/2'R SHAU.Oi: ~FmAeOIlEGR0UI40,
~~RW~.,:nL5:~v[lHt'OO\'E"1JI.
2. 114 MANHOLES S'OEOPAHa OR,Ar.n
8618 .. ~Jl;~~:~~~~~~
~. ~ve:~~~E~~CnDN; SI'~U. W1REllESH(l4-1/2.'II'lol.C,o"
4,t.llNIIIUllSl.ASlH'C!<N€SSS-rnR FlLTEfi FABR'C [;5G. MAlt Hr,) y
~ ~~~~io~:l~f:r~t~ l'
t,"" 12" I ~. SURMOUNTABLE S"ll5'10/1eo.lESH.
~ ~.. 3/4" T Nom
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11,5- . SEEClTvPL,ATtNO.5TRT_5
"
I :'~. I VARIABU; I ~' liES.. I 1161B ~
--r--'--t i Lo:PANSlONJOINT
(BOTHS'OES)
CURB CU T DETAIL
0I!AWH8Y, STANDARD DETAilS 9-01 DRA\\IIoI8T: OR~\IIN ay, STANDARD DETAILS !I_Ol I
_Rov.e.,., STANDARD CURB DETAILS arrl'L.lt(I, APf'IlOII..e", ....pffgl/.e'.':: SILT FENCE DETAIL ClrrPLNa.
CITY OF HOPKINS STRT-l CITY OF HOPKINS DGN-S L
~:;:'~.i;'1~~~~ "~~;p:'l;;'lrL,J
$"
r::.~r::;~~.~ COVEP.~ rt.Fl.OIJN05URFACE
~,'
F1l>.n;rIoup">>
GEOTUnu;lIH5<CI
SillEOF "'I.LL
5AN1lBoaFl,t,-
UATfRlAL
"r~_- I -.M!.- ~
I
~~H"'l~ s1'""1l1h 110..;.... ; l/~-. !/l" dOp. .10. L_KE)'3lo" .I,"~,.......R
N=lf2-'I'Pbocl<."'cou"'~
N~re:, REfAII/lN~ w.r.u..s EXCEroINC ..g' IN
HElC>IT o.lusr BE OE51GNED a~ A
Sl'fIUCll'RAl.ENQINEER.
KEYSTONE RETAINING
WALL DETAIL ~Ra-'s TYPICAL CLEANOUT DETAIL
Revisions Ih.r.byc"r\iti~.llhlsp"'nwosprepat"dby......",und"r 8choell & Madson, Inc. Client
Date: Description: 6y: Date: Deser'i lion: 6y; mytfil..!lIup.rvlsionamllhallam.U""llSedProf"""ion.1 I
3 23-04 C1iY COMMENTS '" Engineerunrl.,th.11IW5ollheSlil\<loIMinnellotil. ~ engineerIng. Surveying. Planning Halley's Custom Homes, Inc~
- - Sol.1 Testing" EnvIronmental Services 1421 E. Wayzata BlVd., SuHa 230
~ www,!;choe:ltnlldson,ocrn
Date:_A.~.N~,~ 10s:aOW."'""B~"I...,,,,,,, Wa"~..". U>J "'.....r>.
_ S'Jc;G;E5TED f
coos QT.,... COI'
A 1 PJNO~
Gluer~'
6 1 /l<2D 8
Ac:srr
\ \ e'"""TUN'
Fr~:dnu
D S stJ-MIT
;:1'.!lxI""
r---;-~~ _~__ ., ... "_L:- E w ~~~~,
\ i ---=:~:-'::::::..-~,,:::~ ~ _/'- ---;;/'" "----__ ~ ' 4 ~';.";:
<"~ ..~ -:==--- ~. , -, \ 6 ;, .4USTRI
Ie, 1 I #~,' <,-- .,-."'-, ",'.---- ) If' p,~'"
I \\,~I\VI ~/ / \ 0 1-124 Dt1I.AM
1 \ - '_.I T / ~;Pi> 30 ~~~
~ ~ c:-; (-'" ~\ Z , ... ;~~,~:
j \ <'-,~.I--, ~ ~ \ l-I:9mo!ra
; I f.\;i \ /"1:':0.; ~
.' _ "=-.1 1 ~f.1 I QIJ.ll.NTiTl2SSI-ICUNlNn
! \ ~ l"P'C:::"""" ~ . '- i '"v, I \ ~ O~ ,"""0" TO,",""
I \ IJ:;: ~"" , \ \ _LANDSCAPE'
((k ::J I \ .
\ \t ~! '~\ ~ Oo,o,o',,"c
f..~~ 1:.:~;; ~ f \'\-
\ . I,: 0 \ I g~ Ci I !>,/: "" ~ ",c'o"'~".c
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" ~ ,. , \ '- ~ ,\ 'l!1 .I:Vl::.t<l::Ir<:t::.J::....
,i'-., "l'1011 \ .
- ; " ~ REPAIR ALL AREAS ::j >&_/1 ,~ _ I.ANDSCAPE
I :,+. DISTURBED 8Y y:.; '- V. '- '.. 'J, \~,:f : ~;:::;~ ;~:.c',:-
- .s..J 'J;-:~GRAD1NG WITH SOD 'i ! ,I ) \ 1 w (\~
f:f'''.. '-,,",, "' ,,'.. ,<:",,~. ! ~h;;\ / \ < u'T :~;;=~,L~
~~ /-~:-~ ',. " ~~.j ,~, /1 tew~ '. . :er=:~~,-
v \ \ '" j _' _ ~c,-._,_,_,
a TRa~~~~o:-
..."....,.,.......-"-"""-"",,.-.
l,2:IY;:\.li2.\",';;~!';I4.l1'='=
;lol;;L;iND~Llp"'.-.:'~
. F!EMOVE ALL ';::--C",-
G~D1NG.C~i,;i _
El..DER. eLM. o,~
eENCHUARK
TOf NUT aN H'l'Ofll.NT 4T THE SOUT~ EAST ~CRN~
~iJ~~Q~~J~~~NTARY5Cf!OOL"'1ID __-~------'------
511,,951.51 (N.G.V.D.1929) . r-::1I1'1: ~_____~_
. 1\, tly .!1liyU"ttl,; 11,[."" Ir'l.r IIYIIIP'hLr I Schoell & Madson, Inc. I ,_
F.vllh t. rlU,' IlIyllrt'lINII.",I,H,.,t1,I".Uh,IL,,,I'1 ....;:::.... ErClin"ering"Surveying~Plonning Halleys Custom Homes, \j
~,~~:" ,~,,:~ ';'", "'""''" ~~; c" , ,I '" ~~" =' ,":~iM~ _ ~_ So';1';';",;.:(2';:,~.~,,:,:ot,~' Se~;,e' "2' ';;,~~::,_"O ,~:,'d~<S:;~' <30
_ GENERAL NOTES - PLANTING SPECIFICATIONS - PLANTING NOTES
t LANDSCAPE CONTRACTOR; TO VERIFY ALL Ul'ILIT"r LOCA TION5ON PROFERTY WITH THE t PLANTING: SED FREPARATION, A1.L. MA5SPLANTING aeDS SHALL 6E TILl.ED TO A .MINIl"1UM l NO PLANT!NC:I TO 6E INSTALLED _
GeNE~L CONTRACTOR AND 6"r CAL.L1NG,GOPH5R STATE ONECA!.!. (4;.4-!21Z'(2lV FRIOR TO DEFTH OF 1,2)". AMENDMENTS $l-lAL.1.. 6E APPLIED AFTER CULTI......ATION.
STAK.ING PL.ANT L.OCATIONo. IN THE IMMEDIATE AReA
" BACKFII.L $OIL; USE SOIL EXCAvATED fROM FLANTING I-I01.E5, AND ~vrDE AMENDMENTS.
" CONTRACTOR 15 TO COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING;' REMOVE ALL DEBRIS_ INCLuor~ RXK$ 'LA~e:R THAN ~" DIAMETEFe. " ALl. FL.ANT MATe!i':IAk LQC'-Anc~~:
INSTALLATIONS WITJ..l OTHER CONTRACTORS WO~INU: ON SITE, ., ARCHITECT FRIOR TO ANT AND
PERTILIZATION, ALL PLANT MATERIALS SHALL aE FERTILIZED UPON IN5TALLATlON UJITl-l
" UJI.,le~E eXI&TlNaI T~Es AND/OR SIGNIFICANT $I-lRUB$ MASSINGS A~ FOUND ON $ITEi:, DRIED BONE MEAL. OR. OTI-lER SoF'ECIFIED,FEi:R:TIL.IZEi:R MIXED IN W1Tl-l Tl-lE PLANTlNU- SOO'lL. FER " IF Tl-lE LANDSCAPE ~"""'TR.lo.,~T,"::"
UJHETI-lER sl-lOl1.N ON TI-lE DRAWING OR NOT. TI-lEi' SI-lALL BEi: FROTECTED AND eAVED TI-I5 MANUFACTURER'S INsTFaJCTlON5. UNL.E55 on..lcRUlISE NOTED. SOIL CONDITIONS, OR ANr o,w~;;::
UNLE6S NOTED TO 6E ~MOVED AND/OR AFeE IN AN AREA TO BE c:.fleADED. ANi' ClUeST10N PLANT MATEF;lIAL eSTAe.L.!~!-!l""io;NT
REGAROlNO UJI-lETl-lER F'LANT MATERIAL. sl-lOULD REMAIN OR NOT SHALL 6E 6~UGl-lT TO 4, MULCI-I MATEr;;:IAL, A= SPECIFIED ON Tl-lE',:LAND&CAFE PLANS. MASS MULCI-I ALl.. FL.ANTINa DEF[CIENC[ES TO TI-I= .:l..TTEN;!O~l
TI-lE ATTENTION OF Tl-lE LAN.O&CAPE ARCJ.l[TECT FRiaR TO REMOVAL.. SEPS TO;" DEFTI--l OvER F[BERMAT tIIEED BARRIER ALL F'ERENNIAL pI..ANTlNG: BEDS TO 4, ADJUSTMENTS IN LOCATION OF i
ReCEIVE ;aQ OEEF SI-I~DDEO I-lARDuJOOC MULCI-I WITI-l NO F[BER' MAT weeD BARRIER. ALL
4, AL.L. eXI5T]NQl TREE5 TO REMAIN TO 6E FERTILIZEi:D AND FRUNED TO REMOVE DEAD WOOD EveRGREEN AND DECIDUOUS TFeeES TO RECEIVE ~" DEEF SI-lREOOEO I-!ARDWOOD MUL.CH NOTIFi THE LANDSCAPE ..;,"",;....;,;;;.
AND OAMAc:.ED OR R\J6BlNa SRANCl-lEe. WITI-! NO t1UL.CI-I IN D!RE!::T CONTACT UlITI-IT~.EE TFalNK, ., ALL PL.ANTs TO BE INSTALLEt:! ~:
!, 66 TReE5 AND 5HFaJ65 ARE SALLEO AND 6URL.APED. ., TF<EE 5TAKlNC., IT sl-lAl.l... 6E TI-lE CONTRACTOR'S ~ESFONsr6ILITT TO STAKe AND/OR aUi
Tl-IE TFeeeS ACCORDIN::!I TO TI-lE DETAlI...S.'IT IS TJ.lE CONT~TOR'SF<!ESFONSIBII..ITI TO TAKE b, ONE SI-lFale PER TrPE AND elze
b, NO PLANT MATERIAL SU65TITUTION5 WILL BE ACCEFTED UNLESS APPROVAL. 15 ~QUC::STED eveRi' SiEP NECE55ARi TO MAINTAIN. Tl-lE TREES AND 51-1FC1J6S IN AN UFRIG1-IT AND FLUMB IDENTIFIED (CO!'1J"'!ON OR La"", .-.
c;: TI-IE LANDSCAPE ARCI-lITECT 6"1' TI-IE LANDSCAPE CONTr;;:AC;TOR PRIOR TO THE CONDITION AT ALL TIMES UNTIl.. T\olE END Of THE PLANT GUARANTeE PERIOD ESPECIALL.'r' REMOVED PRIOR TO O!J.NER ,"LL;
SUBMISSION OF A BID AND/OR QUOTATION. !1ll-IERe VANDALIS,..,. SOIL OR WIND COND11'IONs ARE A FROBLEM. eTAKI~ METI-lODS TO 5E " l1/I.IERE :oOD/SEED ABUTS PAYED
IN ACCORDANce TO THE 1;:)ETAILS AND APPROveD 5i' LANDSCAPE ARCI-lITECT.
" AL.L PLANT MATERIAL S1-IALL COMPL. Y WITI-I TI-IE L.ATEST EDIflON OF TI-lE AMERICAN I" BELOW SURFACe ELEvAT]ON OF
6T ANDARD FOR NURsERi' STOCK. AMERICAN A$50CIA TION OF NUR$eRi'MEN. ALL MATERIAL b, TFI<:EE w;;l!AF'FINau URAPP[NC;, MATERIAL S~Ar:.L 5E QUALIT1.I-IEAYl WATERPROOF CREFE
&loIAL.l ESE OF 1-IARD'r' STOCK AND FREE FRoH DISEASE, DAMAar:l;;. AND DI$FIGUTATION PAPER MANUFACTURED FOR TI-IIS F'LIRPOSE,WRAP ALL. DECIDUOU5 TREE& F'l..ANTED IN T1-IE ., SOD SloIALL. BE LAID PARALLEL.
FALL PRIOR TO 12-1 AND REMOvE All. W~FPING AFTER 51-I. SLOPES. e.TEEPER Tl-lAN ),1 OR IN
., CONTRACTOR IS RE6FONSleLE FOR ON-GOlNat MAINTENANCE OF ALL NEl1.L r INSTALLED a.ROUND.
MATERIAI..& UNTIL T]ME OF OUNER ACCEPTANCE. ANY ACTS OF VANDAL]SM OR DAMAaE " RODENT FROTECTlON, PROViDE ON ALLJREES. EXCEPT CONlFE~ UNLE65 OTI-IERlUlSE
WI-IICloI MAY OCCUR FR[OR TO OJ.NER ACCEFTANCE: SJ..1ALL BE THE RE5PON5]BIL.IT'r' OF THE SPECIF[ED ON TI-IE PLANS. ., SEED AU AREAS DISTURBED L:'_"
CONTRACTOR. R:ECEIYE 5-0D.
., PLANTINc:. PLAN, ALL FROPOSED FLANTSe;l-IALL. aE LOCATED CAREFULL r AS SI-IOlLN ON TJ-IE:
., CONTRACTOR SHALL PRovIDE A WRITTEN REQUEST FOR: TI-lE OUNER ACceFT ANCE PLANS>. PLAN T AKE:S FRECEDENCE OVER,F'LANT SCI-IEDUL.E IF DISCREPANC]ES IN. QUANTITIES ,.., REPA[R ALL DAMAC:lE Te. ~r<:~;
INSFECTION. EXIST.. 5FECIFICATlCNS TA~ FRECEDEN~E! OVER NOTES. ReSPECT STATED D]MENS]ONS.. OIll\lER.
DO NOT flCALE DRAWINGS, "
]0. lllAF<RANTY FOR LANDSCAFE MATERIALS SJ..IALL BEG!N ON TI-lE DATE OF ACCEFT ANCE BY TI-lc: .,
LANDSCAPE ARCI-lITECT AFTER TI-IE COMPLETION OF PI.ANTING OF ALL. LANDSCAPE EOGING, ALL MASS PLANTING 8EDS SI-lALL I-IAVE EDGltoi:'.i FLACED BETWEEN. MULCloI AREA
MATERIALS. NO PARTIAL ACCEPTANCE WILL Be CONSIOE~D. AND ANi' ADJACENT TURF AFli!EA UNLESS c:rf1..lERWISE NOTED. ANCl-IOR ACCORDINC;i TO -IRRIGATION NOj;
MANUFACTURER 5FEClFICA TJONS. .
[I. CONTRACTOR SloIALL GUARANTEE NEW PLANT MATERIAL TI-IROI..IG;I-IONE CALENDAFOO: i'EAR:
Fi<!Ot1 TI-le DATE OF OUNEFOO: ACCEPTANCE W]TI-I ALL REPLACEMENTS TO BE PROvIDED AT NO 10.. ALL FLANT MATERIAL SI-IALL ElE n-IOROUGI-IL Y WATERED TU.IICe: DURING TI-IE: FIRST 24-I-IOUi=<: l LANDSCAPE CONTRACTOR SI-IALL
ADOITIONAL COST TO ft.IE CUNER. FEi=<:IOD AFTER INSTALLATION.. All. PLANTING $I-lALL BE THEN WATERED WEEK!. i. OR MORE IF ]LL.USTRATING AN IRFOO:lUAT[ON F!...
NECE55AR"r. DU1=l:]NG TI-IE FIRST 6ROW[~ SEA&oN. Wl4EN SIOCING. THeSE SI-IALL BE
" AL.L PA~[toi:'.i lOT ISLANDS TO F:1:ECEfvE .4.;'" LAi'ER OF SI-lREDDED I-lAFI<:DWOOD MULCI-I ORDER.
OVER FIBER MAT WEED SARRIEi:R: UNL..Es50THE~ISE NOTED.. 2, vER[FT EXlST1NGIFROFOSED ,........''::"
., LNLES5 OTI-IERUJ[SE NOTED ALL 0:..
BE [iZI0,. I~IGATED. TRE ''':'~'..''
PROFERTr LINE AND 5ACt;:;.OF .
PROFOSED.
4, IT SI-lAlL BE TloIE LANDSCAFE' .
SODDED/&EEDED AND FL.ANTED
DIRECT!. 1 AROUND AND Ae:;,::~~~
CENTER TREE UFRlalolT IN pIT ., TI..IE L.AND5CAPE ~r'NT!;!.lo.r":'!".":1? :::
FA&TEN TR.EE TO 14 c.uAG:E IRRIGAT]ON SCHEDULE ....Pl'-'~i .
PLIABLE ZINC COATED UlIRE HA TERIAL GROUJT\.I Fi:EQUrRE:MENT5.
CONNECTED TO BLACt;:; RUSBER
BANDS reuT NOT THROUGH)..
SECURE Al.L ENDS FIRML I AND
NEAlL I. LAu.N OR FlANTlNWI !SED
~" L.A rER OF SI-lREDDED
$TAKING: rOPTIONALJ I-lARDlLOOt;l MULCJ..1.
2"X2"X~' IOC)OD STAKE
14 GUAG-E PL IABLE WIRE LAND5CAFE FA6RIC-GEE SPEC
;," LAiER OF SI-lREDDED 3" LA1ER OF SI-IREDDED Fl..ANT MIXTURE -5EE ePEC
!-lARDl1.OOD MULC!-1 TO b" OUT5lDE I-lAFtDWOOD HULCJ.l TO
or STAKE CIRCUHF[RENCE DRIPLlNE LINE OF FLANTfNC, PIT UJl-{EN
LAu.N. OR PLANTING BED &AUCER PLANTED IND[vIDUAL.L 1
EARTI-l S.AUCEFI<: PLANT MIXTUF<E SEE SFEC EDGER-SEE SPEC
(;a)2"X2"X24"
LONes FIR 5TAK.E5
L.AIlN OFt PAYED 5URFACE
PLANTING MIXTURE-SEE SPEC UNDI5TURSED OR
COMPACTED SUec;.RADE UNDISTURBED OR
b" LA'r'ER OF FEA ROcK 6" L.A1ER OF PEA ROCK COMt='ACTED SU6C:cRADE
UNDISTUR6EO OFt
.COMPACTED &UEGRADE
NOTE5, NOTES, NOTEiS':
. [T 15 THE CONTR:A.CTORS OPTION TO 5TAKE TREES.
. IT 15 TJ.lE CONTRACTORS OFTION TO STAKE TREES. IoIOWEYER TI-lE IolOWEvE:R TI-1E Cc:NTRACTOR 15 RE5FON5[BLE FOR 'I-lAND L005EN ROOTS OF CONT AINERIZE:O MATERIAL PRIOR
CONTRACTOR IS RE:SFON51BLE FOR MAINTAINING: TREES IN A PLUMS MAINTAINING TREES IN A FLUI"1S POSITioN TJ.lROUc:.!-1OJT TO FLANTINa (TiP).
FOSIT[ON TIoI~!-lOUT TloIE c.UARANTEE PERIOD. . SCARIFY BOTTOM 4 &IDES Or:= PIT PRIOR TO PLANTING.
. .sTAKING I"1ETI-I005 TO BE APPROVED Bi' LANDSCAFE ARCHITECT TI-IE OOAFi:ANTEE FERIOD.
PRIOR TO FLANTINc:.. . 51 AKINC; METI-lOD5 TO BE APPROVED Bi LAND5CAFE
. NO MULCI-l TO BE IN. CONTACT WITI-I TR\JNK., ARCHITECT FRiaR TO PL.ANTINc...
. SCAR1F1 6OTToM 4 SIDeS of PIT PRIOR TO PLANTlNWI. . No MULCH TO BE IN CONTACT WITJ.l TRUNK.
. 5CARIFl eOTTOM C SIDES OF FIT PRIOR To PLANTING.
@ DECIDUOU& TREE NT& @CONIFEROU& TREE NT& @&HRUB NT&
Revislon~ Iherebyc.rtilylhetthl.pl.""',,"p~p.",dbymGarund~r k_ Schoell & Madson, Inc. Client
Date: DeGcr1 tlon: By: Dale: DascripUon: 8, my t!1r.cl~uperwir:ion ~htlth"IT ~m" Uoo""etl L'lntlsi:lIp"-
Ard1k::tI!.tunderthe laws ofll1e5lateoIM[~"esola. Ene]nearing ~ Surveying" Planning Halley's Custom Homes~ In,..
Sell Testing. Environmental Servlc:es
ww,",'.sch""'mBc!slln.l;Ilm 1421 Eo Way~ata Blvd., Sun. 230
Date:_Re~.NQ.~ 'asBOw.....I&"oul."~... W"yutB. MN 55391
- -
~ .
~ @ ~
~/
~
- - - - - - - -
SOUTH ELEVATION EA~
SCALE 1/16ft = 1'-Oft SCALE 1,
~ ~ .~
W~
~
mm I !Ilia II 9 _9 Ile_ III omm_lIIm "'-'iULt 11 11
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- - -
NORTH ELEVATION WES
SCALE 1/16ft = 1'-Oft SCALE 1/