CR 2004-118 Conditional Use Permit- Former hopkins House
C \ T Y OF
~
. July 29, 2004 HOPKINS Council RepOli 04- I 18
CONDITIONAL USE PERMIT - FORMER HOPKINS HOUSE
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 04-55, approving a
conditional use pennit to redevelop the fonner Hopkins House into 47 condo units, and construct
six to\Vnhomes.
At the ZOlling and Planning meeting, Mr. Kjos moved and Ms. Aristy seconded a motion to
adopt Resolution RZ04-22, recommending approval of a conditional use pennit to redevelop the
f01l11er Hopkins House into 47 condo units, anu construct six townhomes. The motion was
approved unanimously.
Overview.
Mathwig Development, the applicant, is proposing to convert the fonner tower of the Hopkins
House into 47 residential units. The units will be sold as condominiums, The two lower floors
will be seven townhome type homes with a first and second floor. The upper floors will be a
combination of one and two-bedroom flats. The plan also indicates razing the building 011 the
cast side of the tower and constructing six townhomes. The applicant is proposing to add a
commercial pad on the south side of the building. The price range for the condos will be
approximately $200,000 to $230,000.
. The applicant will have to apply for a site plan review for the construction of the building on the
retail pad, Thc applicant has also applied for a rezoning, comprehensive plan amendment, and a
preliminary/final plat. There will be a PUD agreement executed.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the redevelopment?
. What is the timing for the phases?
. What arc the results of the traffic study?
. What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
. Analysis of issues
. Site plans
. Traffic Study
. Resolution 04-55
. Ybrn \~~ On:k :V)t~'}"\
Nancy S, Anderson, AICP
Planner
. Financial Impact: $ N/A Budgeted: Y/N Source:
-
Related Documents (CIP, ERP, etc.): _
Notes:
-"
CR04-118
Page 2
. Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is B-3, General Business. In order for this development to occur, the
condo and the townhome areas will have to be rezoned residential. The staff is recommending
that the site be rezoned to a residential R- 5 PUD zoning. The PUD overlay zoning is site
specific and will ensure that what is proposed is what is constructed. The PUD zoning al so
allows flexibility on the zoning standards. The commercial pad will not have to be rezoned. The
Comprehensive Plan has designated this site as Commercial. The Comprehensive Plan
designation will also have to be amended for the residential area.
. What are the specifics of the redevelopment?
Building
The tower will remain and will be converted to condos; the building on the east of the tower will
be removed and six townhomes will be constructed, There will be 30 one bedroom, 10 two-
bedroom flats, and seven townhome type units on the first floor in the tower.
. Parking
The parking [or the condos will be underground and surface. It is proposed that 50 spaces will
be underground and there will be 57 surface parking spaces. The condos are required to have
two parking spaces per unit. The proposed parking will meet the minimum parking
requirements. The townhomes will have a single stall garage and a parking space in front of the
garage. This will meet the parking requirements for the townhomes, The retail pad will have
additional parking. The number ofrequircu spaces for this site will depend on the final lIse.
There are parking and access cross easements on the site. The Crossroads business area is
allowed six spaces. The site plan has six parking spaces on the west side of the site for the
spaces that the Crossroad businesses could use.
Access
Thc site plan has indicated tlu'ee !lew access points into the site: one from Robinwood Lane and
the two new access points from Fifth Street North. The easterly access point from Fifth Street
North will access the proposed townhomes. Any new access points will have to be approved by
the public works department.
Landscaping
. The former Hopkins House site is required to have 67 trees of the required size. The site plan
indicates 77. In addition to the required tress there are shrubs, perelmials and omamental
CR04-118
Page 3
. grasses. The townhouse site is required to have nine trees. This site has more than the required
trees. The tower will have a private fenced courtyard on the south side of the bUllding.
Setbacks
The following are the proposed and required setbacks:
Required Proposed
Front yard 30 feet Two feet (on north corner by new
townhome)
Side yard 15 feet or Y2 height Tlu'ee feet (exlstlng Hopkins House)
Side yard 15 feet or Y2 height 18 feet (existing Hopkins House)
Rear yard 25 feet or Y2 height 121 feet
The PUD zoning does allow flexibility in zoning standards. Although the setback will be tight
on the n011h side of the proposed townhomes, there is a large boulevard that appears to be a front
yard. There is a sidewalk proposed for Robinwood Lane
Exterior
The exterior of the tower will be removed. The base will be a combination of brick, metal,
. stucco and glazing. Aluminum panels and stucco will be replaced on the upper p011ions of the
building.
The exterior of the Townhomes wil1 be briek around the doors, stucco, and metal panels above
and below the windows.
Engineering
The City Engineer has reviewed the plans. He has been in contact with the applicant's engineer
for any changes that will need to be addressed.
Fire Marshal
The fire marshal has reviewed the site plans and found them acceptable.
Surrounding Uses
The site is surrounded by multiple residential on the east and north sides, Highway 7 and
Walgreens on the south and a commercial area in Milmetonka to the west.
. What is the timing for the phases?
. The first phase will be the condo constmction in the tower and the demolition of the building on
the east side of the tower. The second phase will be the constmction of the six townhomcs and
phase 3 will be thc construction of the retail space.
CR04-118
Page 4
. . What are the results of the traffic study?
A traffic study was conducted for the redevelopment of the Hopkins House. The primary focus
of the study was to detellnine if the redevelopment would cause problems with the intersections
of Highway 7 and lih Avenue and CR 73 and Fifth Street.
The traffic study concluded the following:
. The proposed Hopkins House redevelopment is expected to generate a total of
100 gross trips dming the weekday a.m. peak hour and 132 gross trips during the
weekday p.m. peak hour.
. The intersection of TH 7 and I ih A venue presently operates at LOS E during the
weekday a.m. peak hour, and LOS D during the p.m. peak hour. The intersection
ofCR 73 and Fifth Street presently operates at LOS B in both peak hour periods.
. The addition queue length due to the proposed development would not create a
negative impact on the southbound queue at the TH 7 and lih Avenue
intersection, or the operation of the lih Avenue and north service road
intersection.
. . It can be stated with confidence that the Hopkins House redevelopment will have
little impact on either the intersection of TH 7 and I ih A venue or the CR 73 and
Fifth Street intersection.
. What was the discussion at the Zoning and Planning meeting'?
Ms, Anderson reviewed the proposed development. Jack Bo alln an, the architect, and Troy
Mathwig, the property owner, appeared before the Commission. Mr. BOalman, stated that they
will be removing the entire exterior and putting new exterior materials on the building. The
Commi ssion discussed the landscaping, size of the units, price range for the units, phasing of the
development, and exterior materials. No one appeared at the public hearing regarding this item,
Alternatives.
1. Approve the conditional use pemlit. By approving the conditional use permit, the applicant
wi 11 be able to redevelop the former Hopkins House as proposed and construct six
townhomes.
2. Deny the conditional use pennit. By denying the conditional use pennit, the applicant will
not be able to redevelop the fOfmer Hopkins House as proposed and construct six
townhomes. If the City Council considers this altemative, findings will have to be identified
that support this alternative.
. 3. Continue for further infom1ation. If the City Council indicates that further infOlmation is
needed, the item should be continued.
CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: 04-55
I RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONVERT THE FORMER HOPKINS HOUSE
i INTO 47 CONDOS AND CONSTRUCT SIX TOWNHOMES
WHEREAS, an application for Conditional Use Pennit CUP04-8 has been made by Mat]1\vig
D~vclop111cnt;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional lLse permit was made by Mathwig
Development on July 2, 2004;
2. That the Hopkins Zoning and Planning Commission, pursuant to mai led and
published notice, held a public hearing on the application and reviewed such
application on July 27, 2004: all persons present were given an oppOliunity to be
heard;
3. That the written comments and analysis of City staff were considered; and
. 4. A legal description of the subject property is as follows:
Lot 2, Block. 1 Maggies Addition, Hennepin County Minnesota
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Pemlit
CUP04-8 hereby approved based on the following Findings of Fact:
1. That the proposed development meets the requirements for a conditional use
peml i t.
BE IT FURTHER RESOLVED that application for Conditional Use Pennit CUP04-8 is
hereby approved based on the following conditions:
1. That the site is rezoned to R-5 PUD
2, That the preliminary/final plat is approved.
3. That tIle Comprehensive Plan is amended.
4. That the Watershed District approves the development (if needed),
5. That the final drainage, grading and utility plans are approved.
6. That the PUD agreement is approved and executed.
Adopted this 4th day of August 2004.
. - -
Eugene J. Maxwell, Mayor
ATTEST:
-
TeITY Obcrmaier, City Clerk
.w BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343/ (952) 238-1667 / FAX (952) 238-1671
~~.._--
:23 July 2004 Refer to File: 04-45
MEMORANDUM
TO: Nancx Anderson, City of Hopkins
i~F'l
FROM: Ed Tel' mar and Erik Seiberlic~.7
RE: Traffic Study for Proposed Hopkins House Redevelopment
PURPOSE AND BACKGROUND
The purpose of this report is to present traffic study results for the proposed
redevelopment of the Hopkins House properly in Hopkins, Minnesota. The focus of this
study is the impact of the development on the following two intersections:
. . TH 7 & till Avenue
. CR 73 & sllt Street
The site of this proposed redevelopment is north of TH 7, east of CR 73, and southeast of
5th Street and Robinwood Lane, It is east of an existing MGM Liquor Store and
immediately northeast of an existing Walgreen's store. The location is shown in Figure l.
Proposed Development Characteristics
The proposed development, which could be completed as early as the fall of 2005,
consists of three buildings. The first building involves renovation of the existing Hopkins
House into 50 condominium units with 62 parking spaces as well as sub-grade parking,
The next building, just to the east of the condominiums, consists of G townhome units.
The third building, on the southeast corner of the site, will be built as a 2,000 sfretai I
building with a drive-thru. For the purpose of this report, the third building will be
analyzed as a comlllon fast-food restaurant with drive-thm window. The site plan for this
project is shown in Figure 2.
.
Ms. Nancy Anderson 2
. - ~ 23 July 2004
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGUR
PROPOSED E 1
. W BENSHOOF & ASSOCIATES INC HOPKINS HOUSE PROJECT LOCATION
TRANSPORTATION ENGINEERSANOPL~NNER; R EDEVELOPME NT
Ms, Nancy Anderson 3- 23 July 2004
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 2
PROPOSED
. W HOPKINS HOUSE SITE PLAN
BENSHOOF & ASSOCIATES, INC. REDEVELOPMENT
\. TRANSPORTATlONENGINEEASAND?LANNE~ \.. ~ .... ~
Ms, Nancy Anderson -4- 23 July 2004
.
EXISTING CONDITIONS
The proposed site for redevelopment is cun-ently home to the vacant former Hopkins
House Hotel. TH 7 is a 4-lane divided principal arterial roadway with signal controlled
intersections at 1ih Avenue and CR 73. CR 73 is a 2 lane A-minor arterial roadway with
signalized intersections at TH 7 and 5th Street. The two study intersections are described
in detai I as follows:
. TH 7 & 12 A venue - This intersection is served by two through lanes, one left
turn lane and one right turn lane in the eastbound and westbound directions. A
minor variation with the eastbound approach is that the right turn is channelized
and yield controlled. The northbound approach provides one left turn lane, one
through lane and olle channelized right turn lane that is yield controlled. The
southbound approach has a shared through/left turn lane and an exclusive right
turn lane. The traffic signal is split phase fOT the north/south approaches. East
and westbound left-turns operate under protected only phasing. The
eastbound/westbound through traffic receives the majority of the time.
. CR 73 & 5th Street - This intersection is served by one left turn lane, one through
lane, and one shared through/right tum lane in the north/southbound direction.
The eastbound and westbound approaches are each served by one shared
left/through lane and one exclusive right turn lane. The northbound/southbound
. len turns operate under protected only phasing. The signal is actuated with the
majority of the time provided for the north/south through movements.
TRAFFIC FORECASTS
Approach
Traffic forecasts were completed for one year after the expected completion of the
Hopkins House redevelopment (2006). Traffic forecasts were developed for the a,m, and
p,m, peak hours on a typical weekday, which are the busiest on the slIlTounding
roadways. The following describe the scenarios for which turn movement volumes were
developed at the two intersections:
. Existing - Turn movement counts for this scenario were established through
actual counts taken on a typical weekday from 7:00 - 9:00 a.m, and 4:00 - 6:00
p.m, in January and June of 2004. The counts were taken at the following
intersections:
0 TH 7 & lih Avenue (January, 2(04)
0 CR 73 @ 5th Street (June, 2004)
Traffic counts taken in January at the TH 7 & 1 ih A venue intersection include
trips generated by the Eisenhower Elementary School including any school bus
. traffic during the peak hours,
Ms. Nancy Ander~on -5- 23 July 2004
.
. 2006 No-Build - Although historical traffic trends show no growth on TH 7 and
CR 73, a 1 % per year factor was applied to traffic on these roadways. Added to
the 2006 base level turning movements were new trips anticipated from the
already approved Oak Ridge Place Condominiums which will be located farther
to the east on the frontage road north of TH7. These trips were identified in a
traff1c study produced by Benshoof & Associates, Inc. dated 17 February 2004,
The total of the background growth and the trips identified above make up the
2006 no-build volumes.
. 2006 Build - Based on the size and type of the proposed redevelopment, new
volumes were generated, These new trips were then disseminated through the
two intersections based on historical traffic volumes and the location of the
population that will support the retail property. The total sum of the 2006 no-
build turning movements and the newly generated and distributed trips are shown
by the 2006 build scenario.
Trip Generation
Trip generation estimates were developed for the three buildings using data presented in
the Institute for Transportation Engineers' CITE) Trip Generation, Seventh Edition, 2003.
The resulting trips for the a.m, peak hour are shown in Table 1 and the p.m. peak hOllr in
. Table 2,
Table 1: Weekday A.M. Peak Hour Trip Generation Estimates
AM Peak Hour
Gross Trios Pass-By New
land Use Size Rate In Out In lOut In I Out
oro 101%
GondolT ownhOme 60 OA4 4 22 0 0 4 22
50% 50%
Fast Food Restaurant with Drive Throunh 2,000 53:\1 54 52 27 I 26 27 I 26
TOTAL 58 74 27 I 26 31 T 48
Table 2: Weekday A.M. Peak Hour Trip Generation Estimates
PM Peak Hour
Gross Trios Pass-By New
Land Use Size Rate In Out In I Out In I Out
0% 1 01"10
CondolTownhome 60 0,52 21 10 0 I 0 21 10
50% 50%
Fast Food Restaurant with Drive Throunh 2.000 34,64 36 33 181 17 181 16
TOTAL 57 43 18 I 17 39 T 26
The trips generated by the restaurant can be classified as one of the following:
. New Trips - Trips solely to and from the subject development
.
Ms. Nancy Anderson -6- 23 July 2004
.
. Pass-By Trips - Existing "through" trips on TH 7 that will include a stop at the
restaurant in the future
Based on data published by the ITE, the existing traffic patterns and similar past traffic
studies, the proportion of pass-by and new trips were determined. These percentages are
shown in Tables I and 2.
Trip Distribution
The next step in the traffic forecasting process is to establish trip distribution percentages.
The origin and destination of the trips were detennined based on existing traffic volumes,
the roadway, and the location of supporting residential, office and service land uses, The
following are trip distribution percentages for the two types of trips:
. New Trips
0 Residential
. 20% north on CR 73
. 10% south on CR 73
. 10% west on 5Lh Street
. 20% west on TH 7
. 35% east on TH 7
. . 5% south on 1 ill Avenue
0 Commercial
. 20% north on CR 73
. 15% south on CR 73
. 10% west on 5th Street
. 20% west on TH 7
. 20% east on TH 7
. 10% south on lih Avenue
. 5% from local residences
. Pass By Trips
0 A,M.
. 65% from west and then continuing east on TH 7
. 35% from east and then continuing west on TH 7
0 P.M.
. 35% from west and then continuing east on TH 7
. 65% from east and then continuing west on TH 7
Traffic Volumes
Trip generation estimates for the proposed redevelopment were assigned to the two
intersections based on the above trip distribution types and percentages. Using the trip
assignment and resulting change in roadway volume, comparisons can be made to
dctcnnine the traffic impact of the proposed development. Traffic volumes for all
scenarios during a typical weekday a.m, peak hour arc shown in Figure 3. Traffic
. volumes for all scenarios during a typical weekday p.m, peak hour are shown in Figure 4.
-.".--
Ms. Nancy Anderson -7-
. 23 July 2004
,
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 3
PROPOSED
. W BENSHOOF & ASSOCIATES, INC. HOPKINS HOUSE WEEKDAY A.M PEAK
REDEVELOPMENT HOUR TURNING
TRANS PORTA T ION ENGIN EERS AND PLANNER S MOVEMENT VOLUMES
----.-
Ms. Nancy Anderson -8- 23 July 2004
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 4
. PROPOSED WEEKDAY P.M PEAK
W BENSHOOF & ASSOCIATES, INC. HOPKINS HOUSE
REDEVELOPMENT HOUR TURNING
TRA~SPORTATIOll E~GI~EEAS A~D PLAHNEfl9 MOVEMENT VOLUMES
--.-
Ms, Nancy Anderson -9- 23 July 2004
.
THAFFIC ANALYSES
Capacity Analyses
Capacity analyses were performed for the two subject intersections for the three traffic
scenarios presented earlier. Existing geometries and traffic control presented earlier were
used in all analyses, For the TH 7/1ih Avenue intersection, signal timing was obtained
from the Minnesota Department of Transportation. For the CR 73/5\11 Street intersection,
observations were made to detennine the actuated controL These signal parameters were
used throughout the analyses.
Capacity analysis results are presented in terms of Level of Service (LOS) which ranges
from A to F. LOS A represents the best intersection operation, with very little delay for
each vehicle using the intersection. LOS F represents the worst intersection operation
with excessive delay. Most agencies in Minnesota consider that LOS D represents the
minimal acceptable LOS for normal peak traffic conditions. Results of the capacity
analyses for a typical weekday a.m. peak hour are presented in Table 3. Results of the
capacity analyses for a typical p.m, peak hour are presented in Table 4.
Table 3: Weekday A.M. Peak Hour Levels of Service
NB SB EB WB
INTERSECTION SCENARIO IT TH RT LT TH RT LT TH RT LT TH RT INTERSECTION
. TH 7 & 12th Existing D D B D D B D F A F B A E
2006 No-Build D D B D D B D F A F B A E
Avenue 2006 Build 0 D B D D B D F A F B A E
CR 73 & 5th Existing C A A C B B C C A B 8 A B
2006 N 0-8 uild C A A C B B C C A B B A B
Street 2006 Build C A A C B B C C A C C A B
Table 4: Weekday P.M. Peak Hour Levels of Service
NB SB EB WB
INTERSECTION SCENARIO IT TH RT LT TH RT LT TH RT LT TH RT INTERSECTION
TH 7 & 12th Ex isting C C B D D B D C A E D A D
Avenue 2006 No-Build C C B D D B D C A E D A 0
2006 Build C C B D D B D C A E D A D
ICR 73 & 5th Existing C A A C B B C C A C C A B
2006 No-Build C A A C B B C C A C C A B
I Street 2006 Build C A A C B B C C A C C A B
Because of the high volumes presently using TH 7 and CR 73, and the low volumes
added to each intersection due to the redevelopment, there is little change to delay and
LOS for any particular movement or the intersection as a whole. The largest increase in
delay between 2006 no-build and 2006 build at any approach during either peak hour is
less than three seconds. During the a.m, peak hour at the CR 73 & 51h Street intersection,
LOS decreases from B to C, although delay only increases by two seconds, just over the
threshold to LOS C. Although the TH 7 & lih Avenue intersection operates at LOS E in
the n.m, 200G build scenario, there is little discernable change from the 2006 no-build or
existing scenarios. The volumes generated by this redevelopment have very little impact
on either subject intersection. I
I
1
.
Ms. Nancy Anderson -10- 23 July 2004
.
Queuing at TH 7 and rih Avenue
The southbound rih A venue approach to TH 7 is a very short segment (60 - 70') that
begins at a T-intersection at the north service road. Queues that extend beyond 60 feet
hJ.vc the potential to block the intersection for other movements. Observation of the
cuncnt operJ.tion of this intersection found that if the queue extended beyond 60"
vchicles would wait either in the eastbound right turn lane or the westbound left turn lane
of the north service road. Analyses of the intersection indicate that the cun'ent 95th
percentile queue for the southbound approach is 98' in the a.m. peak hour and 108' in the
p,m, peak hour. A queue of about 100' means that two vehicles would be waiting in the
turn lanes of the north service road. Analyses of the intersection in the 2006 build
scenario indicate 951h percentile queues of 125' during the a.m. peak hour and 116' during
the p.m. peak hour.
The analyses show that about one vehicle would be added to the queue in the a.m. peak
hour and less than one vehicle would be added in the p.m, peak hour. The queuing
process is expected to operate in the same manner in the future as it does today. If that is
the case, the additional queue length due to the proposed development would not create a
negative impact on the southbound queue at the TH 7 and Lih Avenue intersection.
Internal Circulation
. The site plan as shown will adequately accommodate the expected vehicle circulation
patterns,
.
Ms. Nancy Anderson -11- 23 July 2004
.
CONCLUSIONS
Based on the information and analyses presented in this report, the following conclusions
were made:
. The proposed Hopkins House redevelopment is expected to generate a total of
100 gross trips during the weekday a.m. peak hour, and 132 gross trips during the
weekday p,m. peak hour.
. The intersection of TH 7 and I ill Street presently operates at LOS E during the
weekday a.m. peak hour, and LOS D during the p.m. peak hour. The intersection
of CR 73 and 5th Street presently operates at LOS B in both peak hour periods.
. The additional queue length due to the proposed development would not create a
negative impact on the southbound queue at the TH 7 and lih Avenue
intersection, or the operation of the 12th A venue and north service road
intersection.
. Internal site circulation will be satisfactory as shown in the site plan.
. It can be stated with confidence that the Hopkins House redevelopment will have
. little impact on either the intersection ofTH7 & 1 ill Avenue or CR 73 & 5th
Street.
.
-,
----
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...OOITlONAL NOTES AND
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"1=
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TIP , TIP
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1 PARKING PLAN 1"22-01-AFPOO
I. 5CALE,I"~IO'-O"
NORTH
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I IG22-01-AEL ENTRANCE
.3, 5CALE,I/B"=I'-O"
SEVENTH FLOOR $ -
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SIXTH FLOOR $ -
-ELEv, 150'-0"
FIFTH FLOOR $
~LEv, 139'-0"
FACE BRIC~
FOURTH FLOOR $ rn
~LEv, 1210'-0"
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THIRD FLOOR _~ _ -
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SECOND FLOOR $ - -
~LEY, 109'--4"
GROUND FLOOR
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2 SOUTH ELEVATION IG22-01-AEL
3, SCALE,I/B"=I'-O"
~
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1 EAST ELEVATION
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-
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7 TOI^INHOME5 I
50 P~~~~,g5~:S $ -
Pl-1ASE 1:
47 COI\!DOMINIUM UNITS
50 UNDERGROUND PARKING SPACES
57 SURFACE PARKING SPACES
I BUILDING SECTIOI\!
4, 5CALE,I"~IO'-O" li022-01-AB501
-------
GRADING NOTES:
,. CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL' WITHIN TWO WORKING
DAyS PRIOR TO EXCAVATlON/ CONSTRUCTION. FOR UTIurr LOCAlIONS. TWIN .
CmES METRO A!tEA: 65145~02 OR TOLL-fREE: '-B~O-252-11S6. - - - - - - ~
2. C~:O~~~~~O~ci~~~~~~SP~gR~~;;g:SITE <~~>~ . ---- r~~:- '2-
GRADING. THE CONTRACTOR SHAU.. IMMEOIATaY NanFY THE PROJECT -
ENGINEER OF IN( DISCREPANCIES OR VAfUIl.T10NS.
3. SUITA8~ GRADI~G MA~IA.L 's~ CONSI~ . ~F ALL SOil ENCOUNTERED ON x-u"~5 T H S T R
THE SITE WITH EXCEPTION OF TOPSOIL. DEBRIS, ORGANIC MATERIAL AND .
OTHER UNSTABLE MATERIAL STOCKPILE TOPSOIL .AND GRANUl.AR FlU. AT
LOCATIONS DIRECTED EN' CDNTRACTOR.
4. SUBGAADE EXCAVAllON SHAlL BE BACKFlLLED IMMEDIATELY AFTER EXCAVATION
TO HELP OFFSET 1#Y STAS1UTY PROBLEMS DUE TO WATER SEEPAGE OR ----r- - -
STEEP SI.DPES. WHEN PLACING NE.W SURFACE MATERIAL ADJACENT TO I
EXlSTlNG PAVEMENT. THE EXCAVATiON SHALL BE aA.CKFlLLED PROMPTLY To I
AVOID UNDERMINING oF' THE ,EXl5TJNG PAVEMENT. I
S. CONTRACTOR sHALL BE RESPONSIBLE FOR AI..L HORIZONTAL AND VERTlCAL :
CONlllOL I
.s.. CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLlOW PROPOSED I
srgRM SEWER ~G.N~~.' I
7. GRADES SHOWN ARE FINISHED GRADES. CONlRACTOR SHAll. ROUGH GRADE TO II
SUBGRADE ELEVAlION, LEAVE 5TREEJ' READY FOR SUBBASE.. I
B- ALl. EXCESS IolATERw.., BiTUMINOUS SURFACING, CONCROE ITEMS, ANY I
ABANDONED UTIU1Y ITEMS, AND OTHER UNSTABLE MATERIALS SHAll. BECOME I
THE PROPERTY OF 1liE CONTRACTOR AND SHALL. BE DISPOSED OFF THE I
CONS!RUc:nON SITE. I
I
9. REFER TO THE ARCHITEcrS SITE PLAN FOR MOST CURRENT HORIZONTAl I ..~;;;
DIMENSIONS AND sm: LAyOUT. I
I
10. REFER TO UTIUlY PlAN FOR SANfTAR'l' SEWER !.lAIN. WATER MAIN SERVICE I
LAyOUT AND ELEVAlIONS AND CASTING AND STRUCTURE SCHEDULE. I
I
11. THE MINIMUM GRADED SI.CPE FROM EDGE OF BUIWING SHAlL BE 6 INCHES I
IN 10 FEU. I
I
12. FINISHED GROUND AND SOD ElEVAlION ADJACENT'TO BUILDING SHALL BE 5" I
BELOW MOR EUYAlION. Sl..oPE GROUND AWAY FROId BUILDING A MINIMUM I
OF 6" IN 10 FEEi BEYOND 10 FEEr REFER TO PLAN GRADES. I
I
13. CONTRACTOR IS RESPONSIBLE FOR GRADING AND SLOPING THE ANlSHED I
GROUND SURFACE 10 PROVIDE SMOOTH &. UNIFORM SLOPES, "''HICH PROVIDE I
POStTNE DRAINAGE AWAY FROM BUILDINGS AND PREVENT PONDING IN LOWER I
AREAS. CONTACT ARCHITECT IF FIElD AOJU5ThlEHTS TO GRADING PLANS ARE I
REQUIRED. I
1-4. CONTRACrOR IS RESPONSIBLE FOR CONS1RucnON, PAVEMENTS AND CURB I
~~N~ c~~~~~~FO:MFl~P:J~~M:~E~~~~. I
15. INSTALL A MINIMUM OF 4 INCHES C1.ASS 5 AGGREGATE BASE UNDER CURB I
""0 CUTTER.
rt::. I
I
I
EROSION CONTROL NOTES: <I :
I rl"'ir...
1. All. PERIMETER SILT FENCE" AND ROCK CONSTRUCTION ENTRANCES I ~
SHALL BE INSTALLED PRIOR 10 CONSTRUCTION. r-- I
2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE D I ~.
GRACING. -.l : ......._. ~
.3. -11iE CONTRACTOR SHALL GRADE SITE AND INSTAll. Um.lTlES. , r- I -I "'-
4. 11iE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL : ~ I
~~ 0 I
5. wmtlN TWO WEEKS OF SITE GRADING, AlL DISTURBED AREAS SlW.L BE :
STABlUZED WITH SEED, SOD OR ROCK BASE. SEEDING sHAU. BE IN J
ACCORDANCE WITli ""NDeT SPEC. 2575. -SEED MIXTURE SHALL BE MNDOT I
~~:~.OO.~Z~LC~~ ~~-'7&':1~ ~~M~~~i I
MEETING THE RECU1REMENrS FOR UNDOT ~ae1 AND SHAU. aE APPUED J
AT A RATE OF 200/LBS. PER ACRE. SOD SHAU. MID THE REOUIRO.lEHTS :
:=w~~7~INI~ ~FFO~~ ~~~~JDo~ T~~~~ED SHALl BE t
6. AlL EROSION CONTROL. MEASURES SHNJ.. BE INSTAlLED AND MAINTAiNED IN I
ACCORDANCE WITH CITY. WArcl5HED DISTRICT .AND MINNESOTA POLLUTION I
CONlllOL (NPOES) PERMITS. I I
7. lHE CONTRACTOR SHAlL MAINTAIN AlL EROSION CONTROL MEASURES, ....... I
INCL.UDING THE REMOVAL OF ACCUMULATED SILT IN FRONT OF SIL.T -l... __ I'
FENCES. DURING THE DURAlION OF THE CONSTRUCTION. -....- I
8. Atff EXCESS SEDIMENT IN PROPOSED BASINS SHALl. BE REMOVED BY THE ....--..1
CONlRACTOR.. .
9. REMOVE ALl EROSION CONTROL MEASURES AFTER VEGETATION 15
ESTABUSHED.
10. ~O=gR~~ R:~~A~ ~~.1-ND SEDIMENT TRACKED "' '-
11. IF BLOWINC OUST BECOMES A NUISANCE. THE CONlRACTllR SHALL ~- hi" 1.-
APPLY WATER FROM A lANK TRUCK TO AlL CONSTRUCTION AREAS. ~ _ I i
12. SWEEP ADJ~ S'TREEr IN ACCORDANCE WITH CITY REQUIREMENTS
LEGEND
-9QS- DENorr;.S EXISTING CONTOUR
-998- DENOtES PROPOSED CONTOUR
DENOTES eOUNDARY UNE
----------- DENOTES DRAlNAGE/UTIurr EASEMENT
-<<- DENOTES EXISTING STORM SEWER
-<:<- DENOTES PROPOSED STORM SEWER
-G00I3I3G00I300EJ- DENOTES EROSION CONTROL SILT Pc.NCE
. .:. . . . :. . . :.. . :?' DENDTES PROPOSED RETAINING WALL
~ DENOTES PROPOSED ROCK CO~STRUCTlON ENTRANCE
~ DENOTES PERCENT OF GRADE
....- DENOTES DIRECTION OF DRAINAGE FLOW
II 1110.5 DENOTES PROPOSED SPOT aEVATlON
~ DENOTES EXISTING eUILDING
c:::::J DENOTES PROPOSED BUILDING
q DENOTES PROPOSED EXISTING F"ES
.... DENOTES PROPOSED FES/FES WITH RIPRAP
'Ii Cl DENOTES EXISTING stORM MANHoLE/CB
~ . OENOTES PROPOSED STORM MANHOLE/ce
CONSTRUCTION NOTES:
1. REFER TO AACHITECT"S SITE PLAN FDR BUII.DING AND PARKING LAYOUT
DIMENSIONS AND LOCATIONS. .
2. PRIOR iO CDNSlRucnON, THE CONlRACllJR SHALL FIELD VERIFY AlL
EXISTING UTILITY LOCATIONS AND IN\IERTS. SHOWN OR NOT SHOWN.. Mf'( ~ - - ==- ~ -1......-1_~~sn.t 5WP.
DISCREPANCY BE1'WEEN PLANS AND AElD CONOmONS SHALL BE
REPORTED TO lH~ CJ'M'.IER IYMEDIATaY. ,~, -- L-= _ ~~-~.
J. THE unurv CONTRACTOR SHALL VERIFY 1HE: LCCATJONS AND E1-~ATlON5
OF THE BUILDING PIPE SYSTEM PRIOR TO CDNSTRUCTING SERVICE 5TH
CONNECllDNS. STREET N,
.... All. \1T]L1TY WaRI< SHALL BE PERFDRMm IN ACCORDANCE WnH THE CITY
OF HOPKINS SPECIFICATIONS AND BU1LDING PERMIT RECUIREMENTS. r___.._.._~I_
-I I -. -.
S. 6- WATERMAlN SHALL Elf: CI.AS5 S2. DIP CONFORMING TO THE
REQUIREMENTS OF M>l.S1/AWNA ClS1/A21.51 AND C104j.u1.4. FJ1iINGS
SH.\l.L BE ClASS 250 CONFORMING TO THE REQUIREMENTS OF NlSl/AWWA --r- - -
C110/A21.10 OR ~51/AWWA C15J/A21..5J. HYDRANTS SHAU.. BE THE I
PACER I<S MANUFACTURED BY WATERDUS CO. OR APPROVEC EQUAL I
COMPLYING WITH lHE THE CITY Of HOPKINS. - GATE VALVES SHALL BE I
SINGLE DlSe 'TYPE WITH RESIUENT SEAT MEETING THE REOUIREMENTS Of I
AWWA CS09.Al.J.. PLUGS, lEES, BENDS AND OlHER 1HRUST POlms I
SHALl BE PRD'VlDED . WITH CONCRETE RE'ACTlON SACKING OR MEGA LUG. I
Al.L WATERMAlN SHAU..BE lNSTALUD WITH A MINIMUM OF 7.s' COVER AND 1
IN ACCORDANCE WITH AWWA C600 AND CONOUc:nvny PROVISIONS I
CONFORMING TO ANSI/AWWA C11l/A2.1.11. . BEfORE BaNG PLACED IN I
SERVICE:, 1HE COMPLETED WATERMAlN SH....u. BE DISlNFECrED AND I
FLUSHED IN ACCORDANCE WITH A.WWA CB51 AND niE REQUIREMENTS OF' ,I
iHE MINNESOTA DEPARTMENT OF HEALTH. I 3
I
B. SANITARY SEWER SHALL BE a'" AND 6'" PVC-SDR-3S UNlESS NOTED I
DIFFtRENTI..'f. SANITARY SEWER SERVICES SHAlL BE 6*' SCHEDUL.E 40 I
PvC. MANHOLES SHALL BE 48- DIAMETER PRECAST RElNFDRCED I
CONI:RETE IN Al:COROANCE WITH ASTM C47B. CASTING SHAll. BE J ---t~
NEENAH R-1B42 WITH lYPE -s" COYER. MANHOlES SHALl. HAVE A I
NINIMUId OF iWO AND A MAXIMUM OF' FOUR ADJUSTMENT RINGS. AU. Pl~ I
CONNECTIONS TO EXISTING UTIUlY ,STRUCTURES SHALL BE '"KOR-N- J
SEAL'" OR CIlY APPROVED EOUAl...FDR CONCRE.TE BLOCK OR BRICK I. ---Iii:
STRUCTURES. CONSTRUCT AN OPENING EQUAL. TO THE PIFE SIZE. GROUT J
AROUND PIPE TO CLOSE OPENING, AND REPAIR smuCTURE TO cnv I --im
REQUIREMENTS. lHE CONTRACTOR SHAlL VERIFY TYPE OF' CONNEC:nON I
wtni CITY ENGINEERING DEPARTt.lENT AND COORDINATE Atf'( REQUIRED CJlY ,I ~;
INSPECTIONS NEEDED FOR CrTY ACCEP1.'ANCE. .. I
1
7. STORM SEWER SHALl. BE RaNFORCED CONCRE1'E PIPE OR APPROVED I
EQUAL CATCH BASINS SHAU. BE PRECAST R8NfORCED CONCRETE. I
CASTING SHAlL BE NEENAH R-32S0 a WITH CURa BOX OR APPROVED I
EQUAL MANHOLES SHALL BE FOUR FT. DlAMElER PRECAST REINFORCED I
CONCRETE IN ACCORDANCE: WI1l1 ~ C478. CASTING SHAlL BE I
NEENAH R-1733. ~HOLES SHAll. ttt.VE A MI~IMUM OF 2 AND A I
t.lAXIMUM OF" ... AOJU5'ThlENT RINGS. 1
B. UTlUTY TRENCHES SHA.l.L BE COUPAI:TED 10 95:; STANDARD PROc:roR I
I
MA.XlMUM DRY DEN5JTY (ASllJ. 059B.78 OR MSHfO T-99) FROM THE: PIPE 1 I 1 I
ZONE 10 WITHIN THREE FEET OF 1HE GROUND SURFACE AND 100:; I I
STANDARD PROCTOR IN lHE UPPER THREE FEET. 1 \~
9. CONNECTION TO iHE EXISTING SNIIrrARY SE.WER AND WAlER REQUIRES 1 -
INSPECTION BY niE CITY OF HOPKINS. I " ~
I ~' ~ JIi(~
I ~ 1
, O. FIElD ADJUST AU. CASTINGS TO t.lATCH ANAL GRADES. 1 I
U~
11. CONTRAl:TOR SHALL CONTACT 'GOPHER STAlE ONE CALl' WITHIN lWO I 1 -~
I I
WORKING DAYS PRIOR 10 EXCAVATlON/CONSTRUc:nON FOR UTIUlY 1 <L J
LOCATIONS. lWIN CIT1ES METRO AREA: 651-~S4-000:! OR TOLL-FREE: I I ~
1-800-252.-1166. J I
12. COmRACTClR SHALL NOTIFY THE CITY OF HOPKINS ~ HOURS IN ADVANCE I i- f
OF' WORKING WITHIN THE RIGHT OF' WAY. CITY INSPECTORS MUST I 0 I
OBSERVE All WORK COMPLErED ON TOWN CENTRE DRIVE INCWDlNG 1 J
REMOVAL OF EXISTING BITUMINOUS PAVEMENT. EXCAVATION OF TRENCHES, I ~ I
PlACEMENT OF WAlER MAIN AND SANITARY SEWER, UTILm' CONNECTlOI'lS 1 1
TO EX1STlNG UNES, BAQ(F1LUNG AND PLAl:EMEN'r OF BllUM1NOUS f i- I
PAVEMENT. I ::l I
I I
13. CONlRACTOR SHAll. INSTAU,. INSPECT, MAINTAIN AND REMOVE THE I 0 I
NECESSARY S1GNAGE. FOR lANE CLOSURES. All. lRAF'FIC CONTROL I I
D~CES AND SIGNING SI-W.l CONFORM TO lHE MN-MlJTCD, INI:U1DING I I
FIELD MANUAL FOR T'EMPOR.4RY TRAFFlI: 1:0NiROL ZONE LAYOUTS, LATEST 1 I
EDmoN. ONE ELI:\IEN FOOT MINIMUM WIDTH LANE IN EACH DIRECTION f I
SHA1.L BE FROVlDED AT AU.. l1MES. I I
J 1
1<4. THE EXISTING BITUMINOUS PAVEMENT SHALL BE SAWCUT IN ACCORDANCE 1 J
WITH Mn/DOT SPECIFlCAnoNS. I 1
1 I
15. CONTRACTOR WILL BE RESPONSl5LE FOR OBTAINING nit APPROPRIA"TE I I
SEWER. WATER AND PLUMBING PERMITS FROM Tl-IE ClT\""S E1UIl.DING I I
DEPARTMENT. 1 I
f I
16. GENERAL CONTRACTOR SHAlL COORDlNAlE WORK WITH AlL UTILITY I I
COMPANIES. - I I
"I.. I
" I
...._-....J
J_LI
I I I I I ni
LEGEND I I I j
DENOTES BOUNDARY UNE I
----------- DENOTES DRAlNAGE/ unlm' EASEMENt"
-<<- DENOTES EX1S11NG STORM SEWER
-<<- DENOTES PROPOSED STORM SEWER
-1- DENOTES EXISTING WAri;RMAlN
-1- DENOTES PROPOSED WA'TERMAlN J 1 W I IJ I I U_ I
-<- DENOTES EXISTING SANITARY SEWER
- <- DENOTES PROPOSED SANITARY SEWER
~ DENOTES EXISTING BUILDING
c::::::J DENOTES PROPOSED BUlLOING
0 DENOTES EXISTING FES
.. .. DENOTES PROPOSED FESjFES WITH RIPRAP
(j) 0 DENOTES EJ(ISTING STORM MANHOlE/eB
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