V. 4. 2021-12 819 Cambridge Street CUP and Site Plan Review
July 27, 2021 Application 2021-12
Site Plan and Conditional Use Permit Applications for
Take 5 Oil Change at 819 Cambridge Street
Proposed Action: Staff recommends the Planning & Zoning Commission approve the
following motions:
• Move to adopt Planning & Zoning Commission Resolution 2021-17, recommending the
City Council approve the site plan for the property at 819 Cambridge Street, subject to the
conditions.
• Move to adopt Planning & Zoning Commission Resolution 2021-18, recommending the
City Council approve a conditional use permit allowing a Service Station for the property
located at 819 Cambridge, subject to the conditions.
Overview
The applicant, Jeffery Orosz on Behalf of Pocket Change, LLC, requests site plan and
conditional use permit (CUP) approvals to redevelop the property at 819 Cambridge Street. The
subject property is currently vacant but was most recently a Taco Bell fast food restaurant with a
drive-thru. The building and site were cleared in 2015 after a new Taco Bell was built on the
property directly to the east (919 Cambridge Street). The applicant plans to redevelop the site
into a 3-bay 1,600 square foot Take 5 quick-service oil change business. As such, this
application will require both site plan review and a conditional use permit (CUP) for a service
station. A detailed review of each application is provided in this report. Based on the findings
detailed below, staff recommends approval of these requests.
Primary Issues to Consider
• Background
• Site Plan
• Conditional Use Permit
• Engineering Review
• Alternatives
Supporting Documents
• Site Location Map
• Applicant’s Narrative
• Plans and Building Elevations
• Planning & Zoning Commission Resolution 2021-17 Site Plan
• Planning & Zoning Commission Resolution 2021-18 CUP
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2021-12
Page 2
BACKGROUND
The subject property was originally platted in 1968 as Tracts A and C, Registered Land Survey
No. 1250. According to City records, the site has been various restaurants since that time. Most
recently it was a Taco Bell fast food restaurant with a drive-thru. That original Taco Bell was
demolished in 2015 after a new Taco Bell was built on the property directly to the east (919
Cambridge Street).
In 2020, the City vacated a sanitary sewer easement at the request of the property owner. Prior
to vacation of the easement, a small lift station and force main were necessary to provide
sanitary sewer service to the site. As part of the reconstruction of Cambridge Street in 2019,
gravity sanitary sewer service was provided to 819 Cambridge Street, and the lift station and
force main within the easement were rendered obsolete.
The applicant’s narrative detailing their development proposal is attached for your reference.
Their narrative notes “Take 5 is a more sustainable oil change facility than other similar
businesses. Unlike most gas and oil service stations, Take 5 does not make use of pressurized
systems, basements, or underground oil storage tanks, thereby eliminating the risk of major spills
and impacts to the surrounding. 100% of Take 5’s used oil and filters are reclaimed and recycled
by OSHA certified used oil recycling companies.”
Neighborhood Meeting. The City’s public engagement process for this development goes
above and beyond the typical statutory requirements for a public hearing and review by the
Planning & Zoning Commission and approval by the City Council. It also requires the applicant
to host a neighborhood meeting before the public hearing to explain the project, answer
questions and take any comments. This meeting took place on July 19, 2021 at 1002 – 2nd Street
Northeast (43 Hoops). The comments from this meeting were not available prior to finalizing
this report and the agenda packet. As a result, the applicant will brief the Planning & Zoning
Commission on the results of the neighborhood meeting during the public hearing.
Legal Authority. This proposal includes two land use applications. Both site plan review and
conditional use permit applications are considered quasi-judicial actions. For this type of
application, the City is acting as a judge to determine if the regulations within the
Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed.
Generally, if the applications meet these requirements they should be approved.
SITE PLAN REVIEW
Standards for reviewing site plan applications are detailed in Article IV of the City Code. This
section establishes the site plan review procedure and provides regulations pertaining to the
enforcement of site design standards. These procedures are established to promote high quality
development that ensures long-term stability of residential neighborhoods and enhance the built
and natural environments within the City as new development and redevelopment activities
occur. In this case, site plan review is required to review construction of a new building.
Land Use and Zoning Standards. The proposed service station use is consistent with the
land use and zoning classification assigned to the subject property. The subject property is
currently guided as Activity Center by the 2040 Comprehensive Plan Future Land Use Map. By
comparison, the site is zoned B-3, General Business. Service stations are a conditional use in the
B-3 District. The conditional use permit standards for services stations are detailed in the
Planning Application 2021-12
Page 3
Conditional Use Permit Review section below.
Exterior Building Materials. The exterior building materials for the proposed development
do not meet the site plan review requirements. These standards require new developments to
have exterior building materials that are compatible in detail, texture and color to adjacent and
neighboring structures. These standards would require the building to be predominately brick or
stone. Only the accent band at the top of the building may be another material like EIFS or
stucco. Staff recommends a condition of approval require these exterior materials change.
Vehicle Parking. As designed, this project exceeds the City’s off-street parking requirement.
These requirements are detailed in City Code Section 550 (Off-Street Parking). These standards
require service stations provide at least four off-street parking spaces per business plus two off-
street parking spaces for each service stall. In this case, the 3 service bays require 6 stalls plus
the minimum 4 stalls for a total of 10 off-street parking stalls. With the site plan showing 11
parking stalls, the site has 1 more stall than required.
Vehicle Access. The site plan details the parking, driveway and vehicle circulation pattern for
the subject property. This plan includes a horse-shoe shaped driveway with access to the 3
service bays, 11 off-street parking stalls, around the proposed building and through the site. The
applicant will be required to construct the site as detailed on this plan.
Pedestrian and Bicycle Access. As a quick-service oil change facility, customers are intended
to drive to the site and remain in their vehicles while the oil change service is performed.
However, employees or others may walk, bike or use transit access the site. As a result, there are
no pedestrian or bicycle facilities planned for the site. However, there is new sidewalk along the
south side of Cambridge Street that was installed as part of the road reconstruction in 2019
which could indirectly connect the site to transit through the City’s sidewalk and trail network.
Landscaping. The applicant’s plans meet the City’s minimum landscaping requirements.
According to the applicant’s narrative, the landscape design incorporates overstory trees,
coniferous trees, and ornamental trees along with native plantings and grasses. The new
building will also have foundation plantings and plantings that extend throughout the site that
will help screen both the vehicle stacking area and trash enclosure from Cambridge Street.
According to the applicant integration of a native vegetation restoration area near the
Minnehaha Creek site will also improve the scrub-brush and volunteer trees that have grown in
this area and will provide an enhanced native setting along the creek. The addition of a large
raingarden between the site parking and Highway 7 helps to create both a transition from the
project to the highway traffic while also providing a designated area for the handling of onsite
stormwater.
Signage. Building signage is approved through a separate administrative permit. The City’s
sign regulations are detailed in City Code Article XXI. Properties in the B-3 district are allowed
up to 3 square feet of sign for every foot of frontage along a public right-of-way, provided no
individual sign exceeds 80 square feet. The applicant shall submit a detailed sign plan for
separate administrative approval.
Trash Enclosure. The applicant’s plans show a trash enclosure in the southeast corner of the
Planning Application 2021-12
Page 4
site but provide no other specific material details. Staff recommends a condition of approval
require the applicant to submit specific plans for the trash enclosure that demonstrate it will
have exterior materials that matches the principal building.
CONDITIONAL USE PERMIT REVIEW
The applicant’s plans call for this site to host a quick-serve oil change business. City Code
Article VII, Section 102-216(15) allows this type of facility through a conditional use permit as
service station. This type of use is subject to both the general conditional use permit standards
and those specific to service stations. The general conditional use permit standards are similar to
the site plan review standards and were reviewed above and addressed by the applicant in their
narrative. The conditional use permit standards specific to service stations and staff’s finding for
each are detailed below. Based on these findings, staff recommends approval of this request,
subject to conditions.
a. The site shall be constructed for drainage according to a plan submitted and approved by the
city engineer and fire marshal;
Finding: In this case, the City Engineer and Fire Marshal have deferred to the Minnehaha
Creek Watershed District for review and approval of the grading and draining plan.
b. The entire site not covered with building or landscaping shall be hard surfaced;
Finding: The site and landscaping plans shows that the entire site will be covered by
buildings, landscaping or hard surfaces.
c. The lighting shall be accomplished in such a way as to have no direct source visible from the
public right-of-way or adjacent land in the R District;
Finding: The applicant’s submittal did not include a lighting plan. Staff recommends a
condition of approval require the applicant to submit and receive approval of an exterior
lighting and photometric plan for the entire site prior to issuance of a building permit.
These plans shall demonstrate downward directed light fixtures, poles no higher than twenty
(20) feet and light levels equal to or less than 1.0 lumens at any non-residential property line
or 0.5 lumens at any residential property line.
d. No driveway access is less than 40 feet from a street intersection;
Finding: There are no street intersections within 40 feet of the proposed driveway access
points to the subject property.
e. Any other business operated on the site shall conform to this code;
Finding: There are no other businesses planned for this site other than the Take 5 quick-
service oil change facility.
Planning Application 2021-12
Page 5
f. The site shall be constructed for parking and traffic according to a plan submitted and
approved;
Finding: The site plan details the parking, driveway and vehicle circulation pattern for the
subject property. This plan includes a horse-shoe shaped driveway with access to the 3
service bays, 11 off-street parking stalls, around the proposed building and through the site.
The applicant will be required to construct the site as detailed on this plan.
g. Stacking for gas pumps shall be provided for at least one car beyond the pump island in each
direction in which access can be gained to the pump. The required stacking shall not
interfere with internal circulation patterns or with designated parking areas and shall not be
permitted on any public right-of-way, private access easement or within the required parking
setback;
Finding: As designed, the site plan demonstrates that the site will have stacking for up to 2
customer vehicles for each of the 3 service bays. This stacking area should not interfere with
internal circulation patterns or with designated parking areas and is not located within any
public right-of-way, private access easement or within the required parking setback. This
design will position vehicles awaiting service with their headlights towards the east and the
neighboring commercial buildings and away from the neighboring residential to the west.
h. The front yard shall be landscaped and ten feet in depth, if station is non-conforming a curb
shall be constructed to separate the drive from public walk;
Finding: While the landscape plan calls for substantial plantings in front of the building and
vehicle stacking area, there is only 9.3’ of setback. Staff recommends a condition of
approval require the applicant to increase the front setback to meet the required 10’
landscaped setback requirement.
i. No vehicles which are unlicensed and inoperable shall be stored on premises except in
appropriately designed and screened storage areas;
Finding: No vehicles which are unlicensed and inoperable shall be stored on premises.
j. All repair, assembly, disassembly and maintenance of vehicles shall occur within closed
buildings except minor maintenance, including tire inflation, addition of oil and wiper
replacement.
Finding: All services provided by this site shall occur within an enclosed building.
ENGINEERING REVIEW
The Engineering Department review the applicant’s plans and offers the following comments:
• Watershed approval will be required.
Planning Application 2021-12
Page 6
• Right-of-way (ROW) and parking lot permit will be required.
• Water and sewer service stubs have been provided.
• The applicant will be required to receive a SAC determination from Metropolitan Council
Environmental Services.
ALTERNATIVES
1. Recommend approval of the site plan and conditional use permit applications. By
recommending approval of these applications, the City Council will consider a
recommendation of approval.
2. Recommend denial of the site plan and conditional use permit applications. By
recommending denial of these applications, the City Council will consider a recommendation
of denial. Should the Planning & Zoning Commission consider this option, it must also
identify specific findings that support this alternative.
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the items should be continued.
Site Location Map for 819 Cambridge Street
Subject Property
819 Cambridge Street
Project Information
1. Specify the section of the ordinance which applied to this project.
Section 102-214/216 Service Station Business Districts and Conditional Use Requirements
Through conversations with city staff and review of the city code definitions, we found the most applicable business use
to be that of a Service Station:
Any premises where gasoline and other petroleum products are sold and/or light maintenance activities such as engine
tune-ups, lubrication, minor repairs, and carburetor cleaning are conducted. Service Stations shall not include premises
where heavy automobile maintenance activities such as engine overhauls, automobile painting, and body fender repair
are conducted.
Take 5 is a quick lube oil change service, where petroleum products are sold, and motor lubrication maintenance service
is performed. Take 5 only performs maintenance and does not do any light or heavy auto repairs.
819 Cambridge Street is a B-3 district, which requires a Conditional Use Permit for a Service Station Use.
2. Project narrative.
The existing project site is a vacant lot of a unique shape, making an operable site plan challenging. The lot is also owned
by the neighboring business, Taco Bell, which limits the types of businesses that are allowable to non-food operators.
We have approached our site plan and building design with these key factors in mind:
Safety: Based on the required time to perform an oil change, the site plan provides for adequate queueing of up to (2)
vehicles at each service bay, while still allowing for internal circulation around the site without interfering with the
parking, set back, or right of way.
Environment: Most importantly, Take 5 is a more sustainable oil change facility than other similar businesses. Unlike
most gas and oil service stations, Take 5 does not make use of pressurized systems, basements, or underground oil
storage tanks, thereby eliminating the risk of major spills and impacts to the surrounding. 100% of Take 5’s used oil and
filters are reclaimed and recycled by OSHA certified used oil recycling companies.
Natural Resource Protection: The landscape design has incorporated overstory trees, coniferous trees, and ornamental
trees along with native plantings and grasses to create a cohesive feel to the new site. The integration of a native
vegetation restoration area near the Minnehaha Creek site will improve the scrub -brush and volunteer trees that have
grown in this area and will provide an enhanced native setting along the creek. The addition of a large raingarden
between the site parking and Highway 7 helps to create both a transition from the project to the highway traffic while
also providing a designated area for the handling of onsite stormwater. The new building will have foundation plantings
to soften the façade and a nice front yard appeal to residents driving past. The project will provide additional trees and
understory shrub and grass planting above city code requirements to help improve the site and blend with the natural
surroundings.
Attractive building materials: Take 5 prides itself on providing an attractive and clean building that is inviting for
anyone. We are also taking steps to further increase the attractiveness of the Take 5 prototype building by increasing
the use of brick and alternating materials and colors to provide an enhanced façade. The tower element provides further
roofline articulation and building identity.
Operations: This Take 5 business will create as many as (10-15) new full-time jobs in the city of Hopkins. Though difficult
to fit on site, we have provided (11) total parking stalls. With employees coming and going for daily shifts, these stalls
allow adequate employee parking without creating excess impervious surfaces. Additionally, Take 5 is a stay-in-you-car
service, so there is no need for customer parking. Take 5 is a friendly, fast, and simple service model.
3. Justification for request, including how any potential conflicts with nearby land uses will be minimized.
819 Cambridge Street is a B-3 district. It abuts R-1-C Single Family Medium Density to the Southwest, Highway 7 to the
North, and Taco Bell directly to the East. Despite abutting a residential lot, the lots are separated by Cambridge Street,
Minnehaha Creek, and significant natural tree screening. Automobiles will queue facing east, away from residential
homes, and will not create light pollution or headlight glare for residents. As a relatively quiet service, these oil changes
will also take place inside the building. We do not anticipate adding any noticeable noise to nearby residents.
Taco Bell to the East, as landlord to the Take 5 site, has reviewed the site plan and is supportive of the business.
Having visibility from Highway 7 also creates another destination for local residents and other metro passerby’s to pull
off the highway and support the businesses in Hopkins. Take 5 is a complementary business to the surrounding food and
retail businesses and will help to drive commerce in this business district.
4. Conditional Use Permit Standards: Applicant Responses in Green
Standards. In evaluating a conditional use permit application and granting a conditional use permit, the planning
commission and city council shall consider and require compliance with the following standards, conditions, and
requirements:
(1) The consistency with the elements and objectives of the city's development plan, including the comprehensive
plan and any other relevant plans at the time of the request;
a. Goal #2 of Economic Competitiveness in the City of Hopkins’ 2040 Comprehensive Plan is to “support
a healthy, diverse mix of businesses”, which includes attracting businesses with living wage jobs.
We’re taking a very challenging vacant site, and creating 10-15 new full time jobs. Real Estate data
also shows that this area is under-served, and that there is a demand for an oil change facility in
Hopkins.
(2) Consistency with this article;
(3) Creation of a harmonious relationship of buildings and open spaces with natural site features and with existing
and future buildings having a visual relationship to the development;
a. This lot is a difficult triangular site. We have made use of the open space for the structure of the
building, while dedicating all of the unusable corners to natural vegetation, storm water treatment,
and new trees.
(4) Creation of a functional and harmonious design for structures and site features, with special attention to the
following:
a. An internal sense of order for the buildings and uses on the site and provision of a desirable
environment for occupants, visitors and the general community;
i. While this is a single-building lot, we have provided an attractive building, intuitive traffic
flow, and plenty of landscaping for a desirable visit.
b. The amount and location of open space and landscaping;
i. This project goes well beyond the requirement for landscaping by providing native plantings,
canopy trees, ornamental trees, and natural resource protection through the restoration of
the creek bed and storm water treatment via ran garden.
c. Materials, textures, colors and details of construction as an expression of the design concept and the
compatibility of the same with the adjacent and neighboring structures and uses; and
i. The building will be constructed mostly of brick, with an EIFS signage band at the top of the
building. It will also feature a tower element and 2-tone brick for visual interest.
d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of
location and number of access points to the public streets, width of interior drives and access points,
general interior circulation, separation of pedestrian and vehicular traffic and arrangements a nd
amount of parking.
i. Site circulation is simple, with 2 single curb cuts providing one-way in and one-way out. We
have provided enough space for the queueing of 2 vehicles per service bay, while still
allowing adequate room for a pass-by lane to circle the building. Pedestrian circulation is
limited, as patrons remain in their vehicle while being serviced, maintaining a high level of
safety. We kept parking to a minimum. We have provided 11 parking stalls, which will
accommodate the employees.
(5) Promotion of energy conservation through design, location, orientation and elevation or structures, the use and
location of glass in structures and the use of landscape materials and site grading;
a. As a small structure, Take 5 does not require high levels of electrical or water utilities. During the
course of business for much of the year, the building is naturally ventilated through the opening and
closing of garage doors to allow entry and exit. Additionally, the full-glass doors and other windows
provide for massive amounts of natural daylighting. The site itself will be graded to direct storm water
to a rain garden to help treat water and protect the nearby creek.
(6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage
sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered
by other regulations which may have substantial effects on neighboring land uses;
a. Surface water drainage will be directed to a large on-site storm water rain garden.
b. Sight buffers in the form of ornamental and canopy trees have been provided on site, as well as
foundation plantings around the building and trash enclosure.
c. We are adding canopy trees that will increase shade and air quality.
(7) The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the
purposes already permitted, nor tend to or actually diminish and impair property values within the
neighborhood;
a. As a vacant site, the only direct neighbor is that of the landlord, Taco Bell. This use is not competitive,
but rather complementary to those businesses in the vicinity.
(8) In institutional zoning districts, the conditional use permit application shall comply with the standards,
conditions and requirements stated in section 102-307;
a. This is not an institutional zoning district
(9) Traffic impacts such as increases in vehicular traffic, changes in traffic movements, traffic congestion,
interference with other transportation systems or pedestrian traffic, and traffic hazards shall be considered by
the planning commission and city council in evaluating an application for a conditional use permit. The
applicant shall demonstrate the proposed conditional use shall not cause unacceptable increases in vehicular
traffic, traffic congestion or interference with other transportation systems or pedestrian traffic, and will not
crate traffic hazards or excessive traffic through residential areas or otherwise cause adverse effects on
residential areas or dwellings. The city may require the applicant to submit a traffic study prepared by a traffic
consultant approved by the city to demonstrate the applicant's compliance with the requirements of this
section. As a condition of the issuance of a conditional use permit, the city may require the applicant to
incorporate in the applicant's proposal and construct such traffic control measures and improvements as the
city may deem necessary, including, but not limited to, directional signalization, channelization, stand-by turn
lanes, sidewalks, removal of access points to public streets and moving of access points to public streets; and
a. The proposed one-way in and one-way out curb cuts are not close to any major intersections. The
nearest residential “T” intersection is 400 feet to the west. We have provided enough queueing on
site for 6 vehicles, and do not believe there will be any negative impact to traffic movements, systems,
or congestion.
(10) A development in the B-2 Zoning District may require a parking study. If it is determined that a project requiring
a conditional use permit will have a parking shortage, the city may require that the applicant provide on-site
parking, enter into an agreement to pay the costs of off-site parking, or a combination of both
a. This is not a B-2 Zoning District
5. Service Station Standards:
Service station, provided:
b. The site shall be constructed for drainage according to a plan submitted and approved by the city engineer
and fire marshal;
i. We welcome any comments from the city engineer and fire marshal.
c. The entire site not covered with building or landscaping shall be hard surfaced;
i. We understand the purpose of this standard is to reduce the possibility for petroleum -based
products to enter the ground soil. Most gas stations and oil change facilities uti lize pressurized gas
lines, which have the potential for bigger spills. Take 5 doesn’t use pressurized lines, which is a
safeguard against large spills. Additionally, we have kept the building and paving as far away from
Minnehaha Creek as possible, and buffered with plantings and the rain garden as an additional
measure to protect the natural resource. If the city would like to see more paved surface, we’d be
happy to explore plan that will satisfy the requirements.
d. The lighting shall be accomplished in such a way as to have no direct source visible from the public right -of-
way or adjacent land in the R District;
i. Our lighting plan will keep building and parking lights screened from direct view.
e. No driveway access is less than 40 feet from a street intersection;
i. The nearest intersection to our site access is approximately 400 feet away.
f. Any other business operated on the site shall conform to this code;
i. Take 5 is the only business proposed.
g. The site shall be constructed for parking and traffic accord ing to a plan submitted and approved;
i. We are currently showing 11 parking spots for employees, but would be happy to work with the city
if more parking is requested.
h. Stacking for gas pumps shall be provided for at least one car beyond the pump island in ea ch direction in
which access can be gained to the pump. The required stacking shall not interfere with internal circulation
patterns or with designated parking areas and shall not be permitted on any public right -of-way, private
access easement or within t he required parking setback;
i. We have provided enough space for 2 vehicles to queue behind each service bay. This still allows
enough space for site circulation and does not interfere with the right-of-way / building set back
line.
i. The front yard shall be landscaped and ten feet in depth, if station is non -conforming a curb shall be
constructed to separate the drive from public walk;
i. The front yard will be landscaped with trees and planting beds. Due to the triangular nature of the
site, to keep 20’ drive aisles, queueing, and parking intact, our front yard is nearly 10 feet in depth
(9.3’ from the building set back line).
j. No vehicles which are unlicensed and inoperable shall be stored on premises except in appropriately
designed and screened storage areas;
i. There will be no vehicle storage on site.
k. All repair, assembly, disassembly and maintenance of vehicles shall occur wit hin closed buildings except
minor maintenance, including tire inflation, addition of oil and wiper replacement.
i. This facility will not perform any repairs. Only maintenance items such as oil changes and filter and
wiper replacement will be done, and all will be performed inside the building.
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0 20.0CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 06 /25 / 2021 8:58 AMW:\2021\21282\CADD DATA\CIVIL\_dwg Sheet Files\C2-1 SITE PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
TAKE 5 OIL
CHANGE
819 Cambridge Street
Hopkins, MN 55343
GARAGE
HOLDINGS, LLC
Minneapolis, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
21282.00
VJV
CDL
VJV
06/24/21
N/A
06/25/21 CITY SUBMITTAL
C0-1 COVER SHEET
C1-2 EX. CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & EROSION CTRL
C4-1 UTILITY PLAN
C8-1 CIVIL DESTAILS
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
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PLAN
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1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5.TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6.ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
8.REFER TO ARCHITECTURAL SITE PLAN FOR BUILDING SETBACKS.
CURRENT ZONING:B-3 GENERAL BUSINESS
PROPERTY AREA:29,027 SF 0.63 +/- AC (NORTH OF CAMBRIDGE ST)
DISTURBED AREA:0.42 AC
EXISTING IMPERVIOUS AREA:0.0 AC (0%)
PARKING AREA 9,490 SF
BUILDING AREA 1,650 SF
SIDEWALKS 664 SF
PROPOSED IMPERVIOUS AREA:11,804 SF OR 0.27 AC (36.6%)
TOTAL PARKING: 11 STALLS (10 STANDARD + 1 ADA ACCESSIBLE)
1.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO
COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.
2.THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE
PLANS.
3.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO
ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR
WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING
THE CONSTRUCTION PHASE OF THIS PROJECT.
4.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL
DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO
CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL
BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL
CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
5.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL
BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY
OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT
WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
6.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE
CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE
CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.
7.BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION AND
SEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH PERMIT REQUIREMENTS, BEST
MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE DETAILS SHOWN ON THE
DETAIL SHEET(S) OF THE PROJECT PLANS.
8.ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE
CONTRACTOR.
9.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE
REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED.
10.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES.
11.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE
DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING
RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.
12.SUBGRADE PREPARATION SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2112. THE TOP 3
FEET SHALL BE COMPACTED TO 100% OF THE STANDARD PROCTOR DENSITY.
13.AGGREGATE BASE SHALL BE MNDOT 2211 CLASS 5. COMPACTION SHALL BE BY THE QUALITY
COMPACTION METHOD.
14.PLANT MIXED BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT
2360 WITH MIX DESIGN AS SHOWN ON THE DETAILS. COMPACTION SHALL BE BY THE ORDINARY
COMPACTION METHOD.
15.CONCRETE CURB & GUTTER SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2531. CURING
SHALL BE BY THE MEMBRANE CURING METHOD. EXPANSION JOINTS EVERY 200 FEET AT ALL FIXED
OBJECTS. CONTRACTIONS JOINTS EVERY 10 FEET.
16.CONCRETE WALK SHALL BE PERFORMED IN ACCORDANCE WITH MNDOT 2521. CURING SHALL BE BY
THE MEMBRANE CURING METHOD. EXPANSION JOINTS AT ALL FIVES OBJECTS. CONTRACTION JLINTS
EVERY 5 FEET.
17.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED TO WORKING WITHIN CITY ROW.
SITE NOTES
SITE DATA
GENERAL NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
MN TRUNK
H
I
G
H
W
A
Y
7
CAM
B
R
I
D
G
E
S
T
.MINN
EHAHA
C
R
E
E
K
O
N
E
-
W
A
Y
ONE
-
W
A
Y
910.50
910.16
910.21
908.3±
(MATCH)
909.33
909.38
909.60
909.73
909.05
908.95
908.69
908.63
909.55
910.00
910.50
910.50
909.72
909.35
909.73
910.33
2.
8
%
4.0%
910.50
910.33
910.00
910.50
2.
0
%
3.
7
%
909.81
4.0
%
910.00 2.5%0.7%2.5
%
1.5
%1.5%
1.5%1.8%1.0%
0.
6
%1.5%1.
5
%0.8%5.3%2.2
%1.8%1.5%
909.94
909.95
0.
7
%
1.
7
%910910909909
908907
906
906
909.60
909.54
909.27
904.92
906.02
904.83
906.19
905.23
906.90
904.90
906.01
8909.7±
(MATCH)
910.0±
(MATCH)
910.0±
(MATCH)
907.8±
(MATCH)
FFE=910.50
908.63
909.35
RIP-RAP SWALE
SEE SHEET C4-1
FOR QTY'S
RIP-RAP SWALE
SEE SHEET C4-1
FOR QTY'S
RIP-RAP SWALE
SEE SHEET C4-1
FOR QTY'S
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 06 /25 / 2021 9:20 AMW:\2021\21282\CADD DATA\CIVIL\_dwg Sheet Files\C3-1 GRADING PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
TAKE 5 OIL
CHANGE
819 Cambridge Street
Hopkins, MN 55343
GARAGE
HOLDINGS, LLC
Minneapolis, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
21282.00
VJV
CDL
VJV
06/24/21
N/A
06/25/21 CITY SUBMITTAL
C0-1 COVER SHEET
C1-2 EX. CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & EROSION CTRL
C4-1 UTILITY PLAN
C8-1 CIVIL DESTAILS
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
CONSTR
U
C
T
I
O
N
NOT FOR
SCALE IN FEET
0 20 40
N
GRADING &
EROSION
CONTROL
PLAN
C3-1
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,
OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF PREMIUM TOP SOIL
AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED. VERIFY WITH LANDSCAPE PLAN.
3.REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO.XXXXX), DATED
XX/XX/XX AS PREPARED BY _____________________ FOR AN EXISTING SUBSURFACE SITE CONDITION
ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
4.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS, OR AS DIRECTED BY CITY. A REGULAR
SWEEPING SCHEDULE MUST BE ESTABLISHED.
5.DUST MUST BE ADEQUATELY CONTROLLED.
6.SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.
7.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
8.A STREET SWEEPER MUST BE AVAILABLE WITHIN 3 HOURS UPON NOTICE FROM THE CITY THAT THE
STREETS NEED TO BE SWEPT.
9.THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARY PERMITS AND
APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANY CITY PERMITS AND THE NPDES
PERMIT FROM THE MPCA.
10.INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNING SITE GRADING
ACTIVITIES. SOME EROSION CONTROLS SUCH AS BALE CHECKS AND TEMPORARY SILT PONDS MAY
BE INSTALLED AS GRADING OCCURS IN SPECIFIC AREAS. MAINTAIN EROSION CONTROLS
THROUGHOUT THE GRADING PROCESS AND REMOVE WHEN TURF HAS BEEN ESTABLISHED.
11.GRADES SHOWN ARE FINISHED GRADES.
12.FINAL GRADING TOLERANCES ARE +/-0.1 FEET TO FINISH GRADES.
13.UNDER PAVEMENTS COMPACT THE UPPER 3 FEET OF SUBGRADE TO 100% STANDARD PROCTOR
DENSITY AT OPTIMUM MOISTURE CONTENT AND 95% STANDARD PROCTOR DENSITY BLOW THE
UPPER 3 FEET OF SUBGRADE. OUTSIDE PAVEMENT AREAS COMPACT EMBANKMENTS TO 95%
STANDARD PROCTOR DENSITY.
14.A CITY RIGHT-OF-WAY PERMIT IS REQUIRED PRIOR TO WORKING WITHIN CITY ROW.
15.TURF REINFORCEMENT MAT (TRM) SHALL BE LANDLOK 450, AS MANUFACTURED BY PROPEX
GEOSOLUTIONS, OR APPROVED EQUAL. THE CONTRACTOR SHALL FOLLOW ALL OF THE
MANUFACTURERS INSTRUCTIONS FOR INSTALLATION.
16.STRUCTURAL RETAINING WALL, FENCING AND HANDRAIL DESIGN BY OTHERS. REFER TO
ARCHITECTURAL PLANS.
GRADING, DRAINAGE & EROSION CONTROL SPECIFICATIONS
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
INLET PROTECTION
SILT FENCE
EXISTING DRAINAGE PATTERN
PROPOSED DRAINAGE PATTERN
EROSION CONTROL BMP LEGEND
MN TRUNK
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7
CAM
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ONE
-
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4
4
4
48FFE=910.50
CONNECT 6"
WATER SERVICE TO
EXISTING STUB
FIELD VERIFY
73 LF - 6" C900
PVC COMBINED
FIRE / DOMESTIC
WATER SERVICE
CONNECT TO EX.
SAN MH - C1
RIM=909.56
INV=901.22(N)
34 LF - 6"
INSULATED
PVC @ 1.04%
SAN MH 2
RIM=908.0
INV=901.57(N)
67 LF - 6"
INSULATED
PVC @ 1.04%
6" SAN STUB
INV=902.27
14 CY CL III
MNDOT
SPEC. 3601
RIP-RAP
14 CY CL III
MNDOT
SPEC. 3601
RIP-RAP
12" CMP FES W/
TRASH GUARD & 14
CY CL III
MNDOT SPEC. 3601
RIP-RAP
INV=901.5
CBMH #1
W/ SNOUT HOOD
RIM=905.0
INV=902.0
SUMP=899.0
32 LF - 12"
HDPE @ 1.56%
EXI
S
T
I
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G
F
I
R
E
HY
D
R
A
N
T
EXI
S
T
I
N
G
1
2
"
W
M
EXISTING
8
"
SANITAR
Y
S
E
W
E
R
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 06 /25 / 2021 9:24 AMW:\2021\21282\CADD DATA\CIVIL\_dwg Sheet Files\C4-1 UTILITYOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
TAKE 5 OIL
CHANGE
819 Cambridge Street
Hopkins, MN 55343
GARAGE
HOLDINGS, LLC
Minneapolis, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Vicki J. Van Dell - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
41352
21282.00
VJV
CDL
VJV
06/24/21
N/A
06/25/21 CITY SUBMITTAL
C0-1 COVER SHEET
C1-2 EX. CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & EROSION CTRL
C4-1 UTILITY PLAN
C8-1 CIVIL DESTAILS
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
CONSTR
U
C
T
I
O
N
NOT FOR
SCALE IN FEET
0 20 40
N
UTILITY
PLAN
C4-1
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND
INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,
THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY
ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2018 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL
COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND
THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE
STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING
INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48
HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC
UTILITIES.
4.ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE
BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS
REQUIRED FOR ALL UTILITES UNLESS OTHERWISE NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER. EXTRA DEPTH
MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM
SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH
SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND
SANITARY SEWER LINES SHALL BE PROVIDED WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BE
ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED ON DETAILS.
8.PROPOSED PIPE MATERIALS:
WATERMAIN PVC C900 W/ TRACER WIRE 6" DIAMETER
SANITARY SEWER PVC SDR 35 & SCH 40 6" DIAMETER
STORM SEWER DUAL WALL HDPE 12" TO 15" DIAMETER
9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10
FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA
RULES, PART 4715.2820
10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST
BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER
STRUCTURES.
11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,
PART 4715.0540:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
12. CONTRACTOR AND MANHOLE FABRICATOR SHALL SUMP (LOWER) ALL STORM SEWER CATCH BASIN
CASTINGS WITHIN PAVED AREAS 0.16 FEET OR 2-INCHES BELOW THE RIM ELEVATION DEPICTED ON
THE UTILITY PLAN.
13.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY.
ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER
THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES
(MMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND
FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD
CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY.
14.THE CITY SHALL OPERATE ALL GATE VALVES.
15.CONNECTIONS TO EXISTING MANHOLES SHALL BE MADE BY CORE DRILLING THE MANHOLE AT THE
PROPOSED INVERT ELEVATIONS AND INSTALLING A RUBBER BOOT. GROUT IN THE BOOT AND AN
INVERT FOR THE NEW SEWER LINE.
16.PIPE LENGTHS SHOWN ON THE PLAN INCLUDE THE APRON SECTION.
17.WATERMAIN PIPE SHALL BE DIP CLASS 52, INSTALLED WITH 8.0 FEET OF COVER TO TOP PIPE.
FITTINGS SHALL BE COMPACT TYPE. PIPE AND FITTINGS SHALL HAVE A CEMENT MORTAR LINING.
CONDUCTIVITY SHALL BE PROVIDED BY WELDED STRAPS ACROSS EACH JOIN.T
18.TRENCH COMPACTION SHALL BE 95% STANDARD PROCTOR DENSITY IN THE AREA FROM THE PIPE
ZONE TO WITHIN 3 FEET OF FINISHED GRADE AND 100% IN FINAL 3 FEET OF THE BACKFILL TO
FINISH GRADE.
UTILITY NOTES
TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
MN TRUNK
H
I
G
H
W
A
Y
7
CAM
B
R
I
D
G
E
S
T
.MINN
EHAHA
C
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ONE
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4
4
4
48RAINGARDEN WITH SEED MIX
PLANTING BEDS
WITH WOOD MULCH
SOD
SOD
NATIVE VEGETATION
RESTORATION AREA
DECIDUOUS TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE
AM 3 ARMSTRONG MAPLE Acer freemanii `Armstrong`B & B 2.5"Cal
SGM 1 SIENNA GLEN MAPLE Acer freemanii `Sienna Glen`B & B 2.5"Cal
QB 3 SWAMP WHITE OAK Quercus bicolor B & B 2.5"Cal
EVERGREEN TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE
BS 5 BLACK HILLS SPRUCE
FULL FORM
Picea glauca `Densata`B & B 8` HGT
ORNAMENTAL TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE
FVB 7 FOX VALLEY CLUMP RIVER BIRCH Betula nigra 'Little King' TM B & B 2.5"Cal
JTL 2 JAPANESE TREE LILAC Syringa reticulata B & B 2.5"Cal
SSC 3 SPRING SNOW CRABAPPLE Malus x `Spring Snow`B & B 2.5"Cal
SHRUBS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
AH 5 ANNABELLE HYDRANGEA Hydrangea arborescens `Annabelle`5 gal 24" HGT 48" o.c.
CV 5 COMPACT AMERICAN VIBURNUM Viburnum trilobum `Bailey Compact`5 gal 36" HGT 60" o.c.
FD 2 FIREDANCE DOGWOOD Cornus sericea `Bailadeline`5 gal 24" HGT 42" o.c.
GC 18 GLOSSY BLACK CHOKEBERRY Aronia melanocarpa elata 5 gal 24" HGT 72" o.c.
GF 4 GRO-LOW FRAGRANT SUMAC Rhus aromatica `Gro-Low`5 gal 24" SPRD 42" o.c.
NFS 6 NEON FLASH SPIREA Spirea japonica `Neon Flash`5 gal 24" HGT 36" o.c.
GRASSES CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
SSG 6 SHENANDOAH SWITCH GRASS Panicum virgatum `Shenendoah`1 gal 36" o.c.
CONIFEROUS SHRUBS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
MAJ 7 MANEY JUNIPER Juniperus chinensis `Maneyi`5 gal 18" SPRD 60" o.c.
PERENNIALS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
ASD 7 APRICOT SPARKLES DAYLILY Hemerocallis x 'Apricot Sparkles'5 gal 18" o.c.
GROUND COVERS CODE QTY COMMON NAME BOTANICAL NAME
SEED 3 3,549 sf DRY SWALE / POND SEED MIX
MNDOT DRY SWALE /
POND SEED MIX 33-262
SOD 9,631 sf TURF SOD
WM 1 2,021 sf WOOD MULCH
SHREDDED HARDWOOD
MULCH 3" DEPTH
PLANT SCHEDULE
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 06 /24 / 2021 9:11 PMW:\2021\21282\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 LANDSCAPE PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
TAKE 5 OIL
CHANGE
819 Cambridge Street
Hopkins, MN 55343
GARAGE
HOLDINGS, LLC
Minneapolis, MN
06/25/21 CITY SUBMITTAL
C0-1 COVER SHEET
C1-2 EX. CONDITIONS PLAN
C2-1 SITE PLAN
C3-1 GRADING & EROSION CTRL
C4-1 UTILITY PLAN
C8-1 CIVIL DESTAILS
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Project Lead
Drawn By
Checked By
Loucks Project No.
Chad E. Feigum - LA
46508
21282.0
VJV
CEF
CEF/VJV
06/24/21
N/A
SCALE IN FEET
0 20 40
N
LANDSCAPE
PLAN
L1-1TOLL FREE: 1-800-252-1166
TWIN CITY AREA: 651-454-0002
Gopher State One Call
CALL BEFORE YOU DIG!
GENERAL NOTES:
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND
BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF
WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND /
OR INTENT OF THE PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE
WORK OR MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS / GUTTERS, TRAILS, TREES,
LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL
BE REPAIRED AT NO COST TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND
ABOVE GRADE UTILITIES. CONTRACTOR TO PROVIDE THE NECESSARY PROTECTION FOR THE
UTILITIES BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS. CONTRACTOR TO
NOTIFY GENERAL CONTRACTOR OF ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB / GUTTER AND OTHER EXISTING ELEMENTS
BASED UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR
SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY
LANDSCAPE ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND / OR ROADWAYS ARE
SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC
CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN
ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT.
IRRIGATION NOTES:
VERIFY EXISTING / PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM COMPLETE LIMITS OF
IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT
PLAN AND SPECIFICATION AS A PART OF THE SCOPE OF WORK WHEN BIDDING. THESE SHALL
BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO ORDER AND / OR INSTALLATION. IT
SHALL BE THE LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED /
SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY
AROUND AND ABUTTING BUILDING FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN IRRIGATION SCHEDULE
APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANT MATERIAL GROWTH
REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT NOR SHALL THE SYSTEM SPRINKLE
THE BUILDING.
THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED REGULARLY UNTIL
PLANTING / SOD / SEED HAS BEEN ESTABLISHED.
LANDSCAPE DATA:
CITY REQUIREMENTS -
1 TREE PER 1,000 SF. OF GROSS BUILDING AREA
(1,650 SF. / 1,000 SF. = 2 TREES)
OR
1 TREE PER 50 LINEAL FEET OF SITE PERIMETER
(792 L.F. / 50 = 16 TREES)
TREES REQUIRED -16 TREES
TREES PROVIDED - 24 TREES
OVERSTORY DECIDUOUS TREES - 7 TREES
CONIFEROUS TREES - 5 TREES
ORNAMENTAL/UNDERSTORY TREES - 12 TREES
SHRUBS & ORNAMENTAL GRASSES PROVIDED - 52
541313135NOTE: SIGNAGE TO BE PERMITTEDSEPARATELY4"V" JOINT IN EIFS"V" JOINT IN EIFSPREFINISHED MTL COPINGFINISH TO MATCHCLEAR GLASSCLEAR GLASSCLEAR GLASSCJ = CONTROL JOINTTJ = TOOLED JOINT6" RND PIPE BOLLARD, TYP.7COLOR TO MATCHWALL PACK,SEE ELEC.16312TJ = TOOLED JOINT6" RND PIPE BOLLARD547TO MATCH1312PREFINISHED MTLDOWNSPOUT & LEADERHEAD(COLOR DK BRONZE)PREFINISHED MTL COPINGFINISH TO MATCH"V" JOINT IN EIFSTOWER BEYONDPREFINISHED MTLDOWNSPOUT & LEADERHEAD(COLOR DK BRONZE)TOWER BEYONDPREFINISHED MTLOVERFLOW SCUPPER(COLOR DK BRONZE)AC UNIT,COLOR DK.BRONZECLEAR GLASSTINTED GLASSCLEAR GLASSCLEAR GLASSTJNOTE: SIGNAGE TO BE PERMITTEDSEPARATELYLIGHT FIXTURE-SEE ELEC.OIL CHANGE SIGN(37 S.F.)"V" JOINT IN EIFSTJCLEAR GLASS13315PREFINISHED MTL COPINGFINISH TO MATCH425413TJTJ1 X 2 SPLASHBLOCK ORCONNECT TO STORM DRAIN(COORD. W/ CIVIL).1 X 2 SPLASHBLOCK ORCONNECT TO STORM DRAIN(COORD. W/ CIVIL).PREFINISHED MTLOVERFLOW SCUPPER(COLOR DK BRONZE)PREFINISHED MTLDOWNSPOUT &LEADERHEAD W/ 3 STRAPANCHORS PER D.S., TYP.(COLOR DK BRONZE)PAINT DOOR AND FRAMECOLOR TO BE SW #6076"TURKISH COFFEE"56NOTE: SIGNAGE TO BE PERMITTEDSEPARATELY"V" JOINT IN EIFS2133PREFINISHED MTLCOPINGFINISH TO MATCHPREFINISHED MTLDOWNSPOUT & LEADERHEAD(COLOR DK BRONZE)LIGHT FIXTURE1TO MATCH15-MOUNTING HEIGHT TO BEVERIFIED WITH LOCALUTILITIES COMPANY-ELEC. PANEL, PAINT DKBRONZEA-20011/4"=1'-0"NORTHEAST ELEVATIONA-20031/4"=1'-0"SOUTHEAST ELEVATION (HIGHWAY 7)A-20021/4"=1'-0"SOUTHWEST ELEVATIONA-20041/4"=1'-0"NORTHWEST ELEVATION (CAMBRIDGE ST)A-20051 1/2"=1'-0"BRICK WALL DETAILARCHITECT OF RECORDP.JONESDESCRIPTIONDATEISSUEPROJECT INFORMATIONSHEET NUMBERSHEET TITLEAS NOTEDTKF.0000CHECKED BY:DRAWN BY:SCALE:DATE:PROJECT NO:TAKE 5
HOPKINS
819 CAMBRIDGE STREET
HOPKINS, MN 55343
DOCUMENTS PREPARED BY CORESTATES, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THESPECIFIC P ROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANYOTHER PROJECTS, BY OW NER OR B Y ANY OT HE R PARTY, WITHO UT THE EX PRESSED WRI TTEN CO NSENT OFCORESTATES, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THATSPECIFICALLY INT END ED, USER WI LL HOL D CO RESTATES , INC. HARMLESS FR OM ALL CLAI MS AND L OS SES.46 East Main StreetSuite 201Somerville, NJ 08876908.462.9700core-states.comCORESTATES DESIGN P.C.PATRICK G. BLEES, AIAMINNESOTALICENSE No. 18079Wednesday, June 23, 2021 11:36:24 AMP:\Take 5\_Program Info\Prototypes\21-06-09_Prototype Information\CAD Drawings\proto base 3 tower 06162021.dwg
CONSTRUCTIONFLOOR PLANA-100A.NICASIO
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-17
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN
FOR 819 CAMBRIDGE STREET (PID 19-117-21-12-0028), SUBJECT TO CONDITIONS
WHEREAS, the applicant, Jeffery Orosz on Behalf of Pocket Change, LLC, initiated an
application for site plan approval to allow redevelopment of the property located at 819 Cambridge
Street (PID 19-117-21-12-0028), and;
WHEREAS, this property is legally described as Tracts A and C, Registered Land Survey No.
1250, Hennepin County, Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 25, 2021; and
2. That the Planning & Zoning Commission of the City of Hopkins, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such application on July
27, 2021: all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated July 27, 2021.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve a site plan for 819 Cambridge Street
(PID 19 -117-21-12-0028), subject to the conditions listed below.
1. Approval of the associated conditional use permit for a service station.
2. Conformance with all applicable standards of the B-3, General Business District and
conditional use permit standards for a services station.
3. Submission and approval of revised building plans and elevations demonstrating the exterior
building materials will be predominately brick or stone prior to action on this item by the
City Council. Only the accent band at the top of the building may be another material like
EIFS or stucco.
4. Provision of a landscape letter of credit in a form acceptable to the City Attorney equal to 1.5
times the cost of all plantings. The City shall hold this security until all plantings have
survived at least one full growing season.
5. Submission and approval of exterior lighting and photometric plans prior to issuance of a
building permit. These plans shall demonstrate downward directed light fixtures, poles no
higher than twenty (20) feet and light levels equal to or less than 1.0 lumens at any non-
residential property line or 0.5 lumens at any residential property line.
6. Submission and approval of trash enclosure plans demonstrating the enclosure will be made
of materials that match the principal building prior to action on this item by the City Council.
7. Approval of all necessary permits from the Building, Engineering and Fire Departments.
8. Approval of the development by the Minnehaha Creek Watershed District and conforms with
all related conditions.
9. Payment of all applicable development fees including, but not limited to SAC and City
Attorney fees.
Adopted this 27th day of July 2021.
______________________________
Samuel Stiele, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2021-18
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE A CONDITIONAL
USE PERMIT FOR 819 CAMBRIDGE STREET (PID 19-117-21-12-0028),
SUBJECT TO CONDITIONS
WHEREAS, the applicant, Jeffery Orosz on Behalf of Pocket Change, LLC, initiated an
application for, a conditional use permit allowing a service station at the property located at 819
Cambridge Street (PID 19-117-21-12-0028); and
WHEREAS, this property is legally described as Tracts A and C, Registered Land Survey No.
1250, Hennepin County, Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 25, 2021; and
2. That the Planning & Zoning Commission of the City of Hopkins, pursuant to published and
mailed notice, held a public hearing on the application and reviewed such application on July
27, 2021: all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the findings
outlined in the staff report dated July 27, 2021; and
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve a conditional use permit allowing a
service station at the property located at 819 Cambridge Street (PID 19-117-21-12-0028); subject to the
conditions listed below.
1. Approval of the associated site plan application and conformance with all related conditions.
Adopted this 27th day of July 2021.
_____________________________
Samuel Stiele, Chair