The URL can be used to link to this page

V.2. 325 Blake Road Planned Unit Development (PUD) Amendment for Building A; Youngquist June 20, 2022 Council Report 2022-060 325 Blake Road Planned Unit Development (PUD) Amendment for Building A Proposed Action: Staff recommends the City Council adopt the following motion: Move to adopt Resolution 2022-044 approving an amendment to the 325 Blake Road Planned Unit Development (PUD) Agreement for Building A, subject to conditions. Overview The applicant, Alatus, LLC, on behalf of the property owner, the Minnehaha Creek Watershed District (MCWD), requests an amendment to the 325 Blake Road Planned Unit Development (PUD) for Building A, which is proposed on Lot 2, Block 2 of the newly created Mile 14 on Minnehaha Creek Addition. The applicant is proposing to increase the number of units to 116, decrease the parking to 77 spaces, adjust the building setbacks, and modify the primary exterior building materials. Staff has worked with the applicant and the City Attorney to draft the attached PUD amendment to reflect the terms and conditions for the revisions to the site plan for Building A and recommends approval. Primary Issues to Consider • Background • Planned Unit Development Amendment • Alternatives Supporting Documents • Site Location Map • Applicant’s Narrative • Resolution 2022-041 • 325 Blake Road – First Amendment to the PUD Agreement • Plans and Building Elevations • Public Comment _ ___________ Jan Youngquist, AICP Community Development Coordinator Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Council Report 2022-060 Page 2 BACKGROUND The City of Hopkins and Minnehaha Creek Watershed District (MCWD) have been partnering on the restoration and redevelopment of the site at 325 Blake Road North, which is owned by MCWD. The City and MCWD identified the potential to integrate a restored Minnehaha Creek with a transit oriented, mixed-use development near the future Blake Road LRT Station of the METRO Green Line Extension. MCWD and the City selected Alatus, LLC as the master developer of the site in June 2021. Alatus received approval of a subdivision, PUD and site plans for Buildings A, B, C and D for 325 Blake Road in December 2021. Building A is the 100 percent affordable housing building, which has received a commitment for Low Income Housing Tax Credit financing for construction, on the condition that they close on the financing on or before July 8. 2022. The applicant, Alatus, has made changes to the design of the building to meet the requirements and constraints associated with the funding, which results in the need to amend the PUD Agreement. Should the City Council approve the PUD amendment, the applicant plans to begin construction of Building A this fall. Proposed Changes The applicant is proposing the following changes to Building A: • Increasing the unit count from 112 to 116 • Decreasing the parking count from 124 to 77 stalls, with 8 interior stalls and one surface stall being equipped for electric vehicle (EV) charging. Conduit will be provided to each interior parking space for conversion to EV charger equipped spaces as needed in the future. • Adding 3 units that will be affordable to households earning 30% of the area median income (AMI) and 1 unit affordable to households earning 50% of AMI • Moving the leasing office, mail and package room to the northeast corner of the building, relocating the bike room to the east side of the building with access to the pedestrian promenade, and reconfiguring the outdoor courtyard • Adjusting the setbacks on all four sides of the building • Modifying the type of primary building materials • Changing the balconies to include a mix of types • Raising the finished floor elevation two feet due to the high water table The changes that require deviations from the Mixed Use development standards include parking, setbacks, and building materials. A staff analysis of these deviations can be found in the Planned Unit Development Amendment section of this report. Community Comment The City Council is conducting a public hearing for this application. The City published notice of this request and public hearing in the Sun Sailor on June 9, 2022 and mailed notices directly to all residents and property owners within 500 feet of the subject property. The notice directed all interested parties to send questions or comments by mail, phone or email or to attend the public hearing where they could provide feedback. As of the writing of this report, the City has received one email comment, which is attached. During the public hearing, staff will provide an update on Council Report 2022-060 Page 3 all public comments received prior to the City Council meeting. PLANNED UNIT DEVELOPMENT AMENDMENT The applicant received approval of the 325 Blake Road PUD in December 2021. The PUD established the Mixed Use zoning district and its development regulations as the base zone and standards for review. Overall, the original PUD entitled lot configuration, access and private road configuration, setbacks and building height as well as various deviations specific to Buildings A, B, C and D. The deviations from the Mixed Use development regulations that were approved for Building A through the PUD were for building height, setbacks, and exterior materials. The proposed changes to Building A require deviations for setbacks, building materials and parking. Setbacks The setbacks for all four sides of the building have been adjusted. As designed, Building A meets the setback standards for the Mixed Use District on the west and north sides of the building. The setbacks on the south and east sides of the building have been adjusted and require less of a deviation than the setbacks approved through the PUD in 2021. The design results in a landscaped area adjacent to the pedestrian promenades on the east and south sides of the building, which are part of the overall public realm of the master site. Setback Review for 325 Blake Road Building A Setback Standard 2021 PUD Proposed Status Deviation of Amended Setbacks Front (West) 15’ – 25’ 20.3’ 15’ 10” to 20’ 4 ½” Remains conforming None Side (North) 5-15’ 22’ 12’ 2 ½” to 13’ 1 ¾” Now is conforming None Side (South) 10’ 18.6’ 11’ 9” Non-conforming +1’ 9” Rear (East) 10’ 17.4’ 5’ 9 ½” to 7’ 7 ½” Non-conforming -4’ 2 ½” Building Materials The proposed exterior materials for the building on Site A are summarized in the table below. Building A Exterior Materials Material North Lake Street South Pedestrian Way East Pedestrian Way West Blake Road Primary Material Brick 25% 20% 21% 20% Cast Stone 15% 11% 15% 10% Metal Panel 35% 27% 28% 40% Secondary Material Fiber Cement Panel-Reveal System 25% 42% 36% 30% Total 100% 100% 100% 100% Council Report 2022-060 Page 4 The Mixed Use district requires that the primary exterior treatment of walls facing a public right-of– way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. Staff interprets the code to require that secondary materials not exceed 35 percent of the side of a building facing a public right-of-way. The proposed use of fiber cement panel reveal system as a secondary material is less than 35 percent on the north and west sides of the building, which face a public right-of-way. The fiber cement panel reveal system is slightly higher than 35 percent on the south and east sides of the building, which face the pedestrian promenades. Staff finds that this is consistent with the code requirements. The Mixed Use District zoning regulations are silent on the use of metal panels, so they are not classified as a primary or a secondary material. The use of metal panels varies from 27 to 40 percent as shown in the table. The building design incorporates metal on the upper levels of the building, with brick along the façade at the pedestrian level. Overall, staff finds these deviations in materials acceptable as part of the planned unit development amendment. Parking The applicant is proposing to reduce the off-street vehicular parking from 124 stalls to 77, for a parking ratio of 0.66 stalls per unit. The Mixed Use District development standards requires residential uses to provide a minimum of 1 and a maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these standards, the 116 unit building would be required to provide at least 124 off-street parking stalls. As part of the site plan for Building A that was approved in 2021, the building design included two levels of parking, which during development of architectural plans became challenging due to the high water table in the area. Staff has worked with the applicant to explore alternatives to the parking required by the Mixed Use District standards. There are a number of factors that support a reduction in parking for Building A, including: • The existing and planned transportation infrastructure surrounding the site, including a number of Metro Transit bus routes, the Cedar Lake Regional Trail, and the Blake Road LRT Station for the METRO Green Line Extension will allow the residents of Building A to forego the expense of owning a car. • The applicant conducted an analysis of comparable new affordable housing developments near transit in the Twin Cities, which have an average parking ratio of 0.56 stalls per unit. (more detail included in the attached applicant narrative) • The building will provide 58 long term bicycle parking spaces within the building and 7 short term spaces on the site. • The parking in Building A will be unreserved and available to residents on a first come, first served basis, which will provide flexibility to accommodate residents who may have Council Report 2022-060 Page 5 different work hours staggered throughout the day and night and better utilize the parking provided. • The site is within walking distance of shopping and job centers along Blake Road and at Knollwood Mall. • The building will be actively marketed to low income households who are car-free or want to live a car-free lifestyle. The applicant has committed to the following strategies which were incorporated into the attached PUD Amendment in exchange for the deviation to the parking requirements: • Metro Transit passes will be provided for each unit of the building at no cost to the residents. • 6 Urban Arrow cargo bikes (5% of the total units) will be provided for shared use by the residents. • A partnership with a car sharing program such as Hour Car or Zip Car will be established and parking will be available for the car sharing business in one surface parking space and at least one parking space within the building, both of which will include EV charging stations. • In the short term, while other portions of the master site are under construction, temporary surface parking spaces for use by the residents will be provided in an easement area east of the building on the future townhouse site. • Once Buildings C and D are constructed, parking will be available in these buildings for residents of Building A. At full build-out, Buildings A, B, C, and D will include approximately 1,058 parking spaces with an estimated 42 surface spaces along the spine road and woonerf in the master development. Overall, the applicant’s traffic impact analysis study for the master site that was conducted in 2021 confirms that the parking stalls proposed by the applicant are adequate. Planned Unit Development Amendment Comparison The purpose of a PUD is to allow flexibility from traditional development standards in return for a higher quality development. Typically, the City looks for a developer to exceed other zoning standards, building code requirements or meet other goals of the Comprehensive Plan. In exchange for the flexibility offered by the planned unit development, the applicant is expected to detail how they intend to provide a higher quality development or meet other City goals. The requested deviations and items offered by the developer in exchange for the requested deviations for Building A are compared in the table below. These deviations and items offered to support the PUD include those from the 2021 PUD as well as updates from the current application and are incorporated into the attached PUD amendment. Council Report 2022-060 Page 6 PUD Comparison for 325 Blake Road Building A Deviations Items Offered to Support the PUD Building Height (from 2021 PUD) 10% of the 77 parking spaces will have electric vehicle charging stations and conduit run to each space for conversion to EV equipped spaces in the future. Setbacks on 2 Sides of the Building Rooftop solar energy system Exterior Materials Entry plaza with public art Parking Metro Transit passes will be provided for each unit of the building at no cost to the residents Six Urban Arrow cargo bikes will be provided for shared use by residents A partnership with a car sharing program will be established and parking will be available for the car sharing business in one surface parking space and at least one parking space within the building, both of which will include EV charging stations. 55 temporary surface parking spaces will be provided in an undeveloped easement area east of the building through the duration of the term of the easement Parking in Buildings C and D will be available for residents of Building A ALTERNATIVES 1. Vote to approve an amendment to the 325 Blake Road Planned Unit Development Agreement for Building A. By voting to approve, the amendment to the 325 Blake Road Planned Unit Development Agreement for Building A will be approved. 2. Vote to deny an amendment to the 325 Blake Road Planned Unit Development Agreement for Building A. By voting to deny, the PUD amendment will be denied. Should the City Council consider this option, it must also identify specific findings that support this alternative. Site Location Map for 325 Blake Road North Subject Property 1 325 Blake Road – Building A PUD Amendment Project Narrative 6-07-2022 PROJECT OVERVIEW The 325 Blake Road N. project (the “Project”) is the redevelopment of 16.84 acres of infill suburban land located at the intersection of the Cedar Lake Regional Trail, as maintained by Three Rivers Park District, and Blake Road N, a recently enhanced major north-south arterial roadway in Hopkins, MN. Alatus LLC and its assigns (“Alatus”) are proposing a multi-phased development proposal consisting of approximately 800 housing units of different designations, 17,000 total sq ft of retail and commercial use pads, and public and private realm infrastructure tied into the Minnehaha Creek Watershed District revitalization of the Minnehaha Creek, just to the northeast of what will be the parcels ultimately owned by Alatus. The project will also seek to enhance the existing and pending infrastructure improvements already made by the City of Hopkins, Three Rivers Park District, and the Met Council and the pending infrastructure improvements that Minnehaha Creek Watershed District has committed to making in the regional stormwater facilities. The Project received approval from the Hopkins City Council in December 2021, including a Zoning Application requesting rezoning from I-1 (Industrial) to Mixed Use District, a Planned Unit Development (PUD) (for the Project), Site Plan Approval(s) for Building A, Building B, Building C, and Building D, and Preliminary & Final Subdivision of the single parcel located at 325 Blake Road N. Building A is the 100% affordable Low Income Housing Tax Credit (LIHTC) component of the development and was approved by the City Council as part of the larger project in December 2021. Since that time, changes to the design for Building A have become necessary to maintain the original proposed design aesthetic and in order to accommodate the affordable housing financing timeframes and funding restraints of Minnesota Housing Finance Agency (MHFA). Some of these changes have resulted in changes to the previous PUD and other deviations from code. This amended PUD requests relief for these deviations from code. Changes to Building A since previous PUD approval: 1. Unit count increased from 112 to 116 (increase of 4 units). 325 Blake Rd. N. Building A Unit Breakdown Dec-21 Current Studios 0 3 1-BR 62 37 2-BR 35 56 3-BR 10 20 4-BR 5 0 Total 112 116 Units by AMI Dec-21 Current 30% 0 3 50% 106 107 60% 6 6 2 2. Parking count decreased from 124 to 77 stalls and reduced from two levels to one level below- grade (decrease of 47 spaces), partially due to cost of providing below-grade parking in an area with a high water table. 3. Increase in the number of deeply affordable units reserved for households making no more than 30% of the Area Median Income (AMI) increased from 0 to 3. 107 units will be reserved for households making no more than 50% AMI. The remaining 6 units will be reserved for households making no more than 60% AMI. 4. Design changes intended to activate pedestrian areas: Leasing activity area, mail and package room moved to the NE corner of site to activate this area with an expansive amount of glass facing the pedestrian level. Bike room has been relocated along the pedestrian link to activate that link. Design changes at the entry create an exciting and dynamic entry corner elevation with both vertical and horizontal undulation. Reconfigured courtyard in order to create a more open, usable pedestrian area. Added is a dynamic two-story glass clubhouse design along with seating landscape areas along the pedestrian link. 5. Side yard setback along the north side of the building decreased from 22 feet previously to a range of 12’2 ½” to 13’ 1 ¾”. This remains in conformance. The setback to the west (range from 15’ 10” to 20’ 4 ½”) has changed and is now within compliance (see chart below in Support for Proposed Deviations). Setback to the east/rear decreased from 17.4’ to a range of 5’9 ½” to 7’ 7 ½” and requires approval for deviation. The setback to the south (11.9’) has changed but still requires a deviation from standards. 6. Reduced North elevation 6 stories of cantilever brick to 2 stories in keeping with Blake Road elevation. 7. The building is slightly longer and narrower, though the FAR has not changed. 8. Balcony types have changed and now include a mix of types, including Juliette balconies. 9. Building FFE raised 2 feet due to water table issue (FFE of ground floor level from 919 to 921). 10. EV-equipped spaces: the number of spaces equipped for electric vehicles will remain 10% of total parking stalls but will be reduced to 8 total spaces. The garage will be engineered and conduit will be run to each space to have the capacity to convert all parking garage spaces to electric vehicle charger-equipped spaces as needed. DEVELOPMENT PHASING The development timing has changed since Council approval as Building A was awarded a competitive allocation of MHFA funding that came with deadlines for various financing mechanisms. As a result, the low-income housing component of the development is now proposed to be accelerated and to begin construction September 2022. Commencement of construction of the various remaining phases is dependent upon market conditions now and into the future as well as other external factors relating to the various entities and stakeholders that will be working through the redevelopment effort for the site located at 325 Blake Road N. Subject to those conditions, the development team currently anticipates the following construction start dates for the various phases: Phase I(A): Q3 2022 – Building A (construction start September 2022 through November 2023) Phase I(B): Q4 2022 – Buildings C & D Phase II: Q2 2023 – Building B, Restaurants, Boat House & Townhomes 3 PROPOSED DEVIATIONS FROM MIXED USE DISTRICT STANDARDS Strict adherence to the Mixed-Use District standards and requirements is not required in this case to satisfy the intent of the City’s planned unit development provisions and the proposed deviations from those standards will not prejudice the health, safety, or welfare of the residents of the development, the surrounding area, or the city as a whole. The new proposed deviations from Mixed Use District standards for Building A of the 325 Blake Road N. project are as follows: 1. Building A is below the parking minimum of 124 spaces. The current proposal provides 77 spaces for 116 units. 2. Building A exceeds the height maximum but has reduced by three feet since the previous PUD approval. The Mixed Use district height standards for the Blake Road Station Area allows 3-4 stories for residential structures and 5-6 for mixed use buildings. Physically, the overall height of the building is 5-stories but there is also a partially exposed garage level along the north (Lake Street Northeast) side. 3. Building Articulation: See below for the exterior building material components at previous PUD and as currently proposed. The applicant aimed to create dynamic, contemporary elevations on all sides of the building with the same materials: brick, metal and two different colors of siding, but used in different quantities. As revised, the materials used on the building North and West elevations are more complex and relate more to the contemporary urban city with the introduction of two-story brick, accents of metal, two siding colors along with dynamic angles representing the pace of city life. The South and the East elevations are contemporary but offer calmer internal reflective elevations of less brick, metal and more of the two colors of siding. The dynamic element on the East elevation is the two-story clubhouse/ bike area that is intended to create the drama center stage in the courtyard along the pedestrian link and requires a simpler stage set elevation behind it. 4 4. All of the setbacks have changed since the previous proposal. The setback to the west was 20.3 and is now proposed at 22.3 feet and remains in conformance. The setback to the east was previously out of conformance at 17.4’ and is now proposed at 8.2’, which is in conformance with the 10’ standard. However, the setbacks to the North (16’ 5”) and South (19’ 3”) will still require deviations. Previous Setback Review for Building A Setback Standard Proposed Status Front (West) 15' - 25' 20.3' Conforming Side (North) 5' - 15' 22' +7 Non-conforming Side (South) 10' 18.6' +8.6 Non-conforming Rear (East) 10' 17.4' +7.4 Non-conforming Currently Proposed Setback Review for Building A Setback Standard Proposed Status Front (West) 15' - 25' 15’ 10” – 20’ 4 ½” Conforming Side (North) 5' - 15' 12’ 2 ½” – 13’ 1 ¾” Conforming Side (South) 10' 11’ 9” +1’ 9” Non-conforming Rear (East) 10' 5’ 9 ½” – 7’ 7 ½” -4’ 2½” Non-conforming SUPPORT FOR PROPOSED DEVIATIONS The applicant believes the development, as proposed with deviations from zoning code ordinances, is a high-quality proposal, will facilitate the delivery of affordable and deeply affordable family housing for the City of Hopkins, and aligns with overall Comprehensive Plan goals. To ensure a high-quality development, the applicant is proposing the following enhancements in support of the proposed deviations: Height and Setbacks A new network of publicly accessible streets and pedestrian corridors divides the site into pedestrian- scaled, walkable quadrants, and connects the surrounding context to the future Blake Road LRT station, Minnehaha Creek, and the Cedar Lake Regional Trail. The new tree-lined parkway becomes the crucial 5 spine from which stems primary building entries, active uses, and a series of common open spaces. The East/West and North/South pedestrian spines further break down proposed development sites, improving pedestrian circulation and creating a tree-lined pedestrian way with walk-up residential units. The project vision includes extensive pedestrian improvements for the area, including sidewalk connections through the site that do not exist today. The street trees, parallel parking zones, and raised pedestrian crossings provided along the parkway will help to calm traffic and provide a safer environment for people, bikers, and drivers. The pedestrian zone along the proposed parkway supports public street amenities including benches, bike racks, street lighting and planting beds. Building setbacks provide comfortable buffer zones between street right-of-way and the building edges. The proposed setbacks offer a balance of enough distance to create green zones without compromising the more urban goals of transit-oriented development. This balance of ample though not excessive setbacks prioritizes pedestrians and human activity in and around the site. From an overall design perspective, the greater height is necessary to achieve the transit supportive densities called for in the Activity Center future land use category of the 2040 Comprehensive Plan. The increased height of this building is acceptable under the PUD as the overall development site will include substantial open spaces, Outlot D is planned to include 3-story townhouse units and Lot 2, Block 1 is planned to include 1-story commercial buildings. Parking Reduction The applicant is proposing several short- and long-term solutions for the proposed 47-space reduction in parking from the required 124 spaces to the proposed 77 spaces. The existing and planned transportation infrastructure surrounding Building A provide the opportunity for future low-income households to forego the expense of a car. Building A will locate 116 low- and very low-income families near several existing Metro Transit bus lines, the Minnehaha Creek Greenway, Cedar Lake Regional Trail, and future Blake Road LRT station. In addition, proposed pedestrian and bike facilities will promote the use of multiple modes of transportation for residents and patrons to and from the project site. • The proposed parking ratio of 77 spaces for 116 low-income units (.66 parking spaces per unit) is well within the range of parking ratios for new affordable housing developments in the Twin Cities area that are restricted to 50% AMI rental and income thresholds (see chart of Twin Cities comparables below). The average parking ratio of .56 spaces per unit is lower than our proposed .64 ratio. • The proposed level of parking within walkable and transit-served locations has proven sufficient for low-income households in the Twin Cities area. • This site is within walking distance of several destinations, is near transit options connecting to major employment centers, and directly adjacent to bike paths leading to employment nodes. As a result, our residents are much more likely to be able to forego car ownership. • In the lease-up and marketing process, we will actively market all units to low-income households who are car-free and want to live a car-free lifestyle. 6 The transit and bicycle infrastructure near the site connect to several employment nodes, offering car- free access to jobs at a variety of income levels. • The future Blake Road LRT station, located less than a quarter mile from Building A, will connect residents to several employment nodes including Downtown Minneapolis, the Golden Triangle in Eden Prairie, office parks in Minnetonka and St. Louis Park, the Methodist Hospital (4,650 employees) one stop away at Louisiana Ave, the University of Minnesota, and the Midway and downtown districts of St. Paul. • Current Metro bus service accesses an even wider variety of employment centers and shopping and other destinations. o The Metro bus 17D stops 300 feet north of the site at Blake Rd. N. and Hiawatha Avenue. The 17D connects the site directly to the Knollwood Mall shopping area and grocery stores, Uptown, Downtown Minneapolis, and Northeast Minneapolis. o The Metro bus 615 stops approximately a quarter mile west of the site at Tyler Avenue and Lake Street. The 615 connects the site directly to Ridgedale and surrounding shopping areas, Downtown Hopkins, Cargill EC offices in Hopkins (1,168 employees at this facility), and Park Nicollet Medical Center (approximately 3,500 employees) in St. Louis Park. • The Project will actively promote the use of bicycles for commute and other trips. Building A proposes to provide 58 long-term bike parking spaces and 7 short-term parking spaces. At full build-out, the Project will supply 434 long-term bike parking spaces and at least 47 short-term parking spaces. The Cedar Lake Regional Trail connects residents directly to most of the same employment destinations as the LRT in addition to several other job nodes throughout the 7 metro area, including Midtown Minneapolis, Downtown Minneapolis, Downtown Hopkins, the West End in St. Louis Park, and countless other destinations. Short Term Parking Strategies • Provide Metro Transit passes to residents of Building A: applicant will commit to providing a Metro Transit pass for each unit at no cost to the resident, using Metro Transit’s subsidized programs for apartment owners and/or low-income pass discounts. • Electric Bike Share: owner will provide 6 (5% of the total units) Urban Arrow Cargo Bikes and stalls for shared use for the residents. • Encourage bicycle commuting: The proposed project exceeds the bike parking requirements for Mixed-Use Districts and includes additional bike facilities such as bike pump/repair stations, trail maps, seating for trail users and wayfinding signage. • Applicant commits to working to partner with a car sharing program and making parking spaces available to a car sharing business in at least one publicly available surface parking space outfitted for electric vehicles and in the parking garage for Building A. Hourcar is a local nonprofit car sharing service that may be appropriate to provide this service to low-income residents of Building A to help facilitate car-free living. Hourcar allows rentals for time periods ranging from 30 minutes to 3 days and has a range of fee plans that include sliding scale for low- income individuals. The City of Hopkins is applying to be part of a program to use Hourcar at Dow Towers in Hopkins. Adding another publicly accessible location at Building A will increase the local viability of the program. Zip Car is another potential option to provide a shared car service onsite for residents. Evie Car Share may be another option. Evie works on a similar model but uses only electric vehicles. Currently, Evie only services the core urban areas of Minneapolis and St. Paul, but may have expanded their service area by the time residents move into Building A. • The parking for the Project will be un-reserved and available to residents on a first come first serve basis. This will provide the flexibility to accommodate a greater number of vehicles onsite. For example, residents may have different working hours staggered through the day and night. Unreserved parking allows the flexible use of each space throughout the day. • An additional 55 temporary surface parking spaces for use by the residents will be provided in an undeveloped site immediately east of the proposed Project. This site will be located on a parking and construction easement that will be located to the east and to the south of the Project (see attached Construction Easement Exhibit). The easement will last until approximately December 2024. By the time this easement would expire, Buildings C and D will have come online with a combined total of 576 units and 797 parking spaces. Excess parking in these buildings which we expect will be available to residents of Building A as needed. The location of this proposed temporary surface parking is indicated in the attached exhibit and is located on the “Townhome” site. Long Term Parking Strategies At full build-out, the proposed Project will include an excess of parking spaces that will be available for any excess demand from Building A. Between Buildings A, B, C, and D, approximately 776 units are proposed and 1,058 structured parking spaces. In addition, an estimated 42 surface spaces will be created along the Spine Road and Woonerf (the two internal proposed circulator roads). Finally, Retail Building E will include 43 structured parking spaces that may become available to residents of Building A after business hours. Excess parking on site will be available to accommodate any excess parking demand from Building A not satisfied by the proposed 77 on-site space. Buildings B, C, and D will have a 8 combined total of 688 units and 981 parking spaces. With 1.4 spaces per non-senior unit and 1.1 per senior unit, residents will demand 929 of these spaces. This leaves 52 excess spaces in just these two buildings which will be available for any excess demand from Building A. Combined with the 43 Building E and the and 42 on-street spaces that will be available, a total of 137 excess spaces. In addition, the applicant is exploring opportunities to partner with MNDOT to expand their autonomous circulator to provide resident connections to the future Blake Road LRT stop, Knollwood Mall and commercial area, and potentially other nearby destinations. Support of Comprehensive Plan Goals The project supports and further advances several goals outlined in the City’s 2030 Comprehensive Plan and draft 2040 Cultivate Hopkins Plan. See summary of these goals below within the PUD statement section. PLANNED UNIT DEVELOPMENT STATEMENT Per Hopkins, Minnesota, Code of Ordinances, Part III – Land Development, Chapter 102 – Planning and Zoning, Article XX. – Planned Unit Development, Sec. 102-680, (e), (6), the applicant is responding to the following: • A written statement generally describing the proposed PUD amendment and the market which it is intended to serve and its demand showing its relationship to the city’s comprehensive plan and how the proposed PUD is to be designed, arranged, and operated in order to permit the development and use of neighboring property in accordance with the applicable regulations of the city. Market Project goals and public benefits envisioned for the development site at 325 Blake Road N are as follows: • Environmentally and Fiscally Sustainable – the project will not create negative environmental externalities while also fiscally supporting itself due to dense, usable infrastructure with a significant tax base to benefit projects outside of the 325 Blake Road N. development project for years to come. The process of ensuring that the project makes the space better than it was before has been completed and is available in the Environmental Assessment Worksheet and will culminate with a state-of-the-art regional stormwater infrastructure installment in and around a dense, vibrant housing development, that will add vitality to the already vulnerable Minnehaha Creek Watershed District. • Spectrums of Housing & Affordability – Market-rate, mixed-income, and low-income rental opportunities partnered with townhome living arrangements in for-sale product mean that a diverse demographic and socioeconomic population can live here and enjoy the same quality of life. The concept of the “15 Minute City” will further enhance affordability for residents, nearby residents, and the public alike by reducing dependency via the tax that is vehicular ownership, maintenance, etc. thanks in no small part to multi-modal connections with the Green Line LRT Extension and Cedar Lake Regional Trail bike and pedestrian corridor. • The Development Team has included a large fitness, wellness, and remote work facility to be shared by all residents of the community to facilitate the creation of a true neighborhood 9 center. The low-income residents of Building A will have full access to this amenity at no charge. • Progressive Sub-Urban Design Concepts – High quality housing, retail, and infrastructure improvements, along with a pedestrian and bicycle-first infrastructure scope, that will be a baseline benchmark for future development projects in the city of Hopkins and in the larger Twin Cities region, at a minimum. • Inclusivity of Natural and Man-Made Resources for All – Too often, natural resources in urban corridors are only eligible to the privileged populations able to afford a “lake” or “waterfront” private parcel. By inviting residents of Hopkins to enjoy the substantial investment from the Minnehaha Creek Watershed District into this regional corridor, this natural resource will remain a public attraction and amenity for all to enjoy for years to come in a multitude of ways. The nature of the proposed development is concentrated on creating a spectrum of opportunities for community members of all different backgrounds. The proposed housing mix will include the creation of a 15-story mid-rise for views unlike any seen in the west-suburban market, interspersed with low-rise market-rate developments, a low-income housing tax credit property with primarily 50% AMI units and some 30% and 60% AMI rental and income restrictions, and for-sale townhome / condominium offerings with affordable ownership opportunities as well. The Site Plan estimates the following unit types and counts for housing options on the development site: • Building A: 6-story, 116-unit low-income housing tax credit development (primarily 50% AMI units with some 30% and 60% AMI rental and income restricted units) with 77 parking stalls primarily located in one level of below-grade parking • Building B: 5-story, 112-unit for-sale senior co-op development with 184 underground parking stalls • Building C & E: 15-story, 187-unit multi-family market-rate Type I development; 5-story, 155-unit multi-family market-rate development; 17,000 SF of retail; 520 above-ground parking stalls; 43 parking spaces below Building E restaurants • Building D: 5-story, 162-unit multi-family mixed-income development (33 of the units we be designated at 60% AMI) with 277 above-ground parking stalls; some stalls available for flexible commercial space parking • Townhomes: 3-story, 33 townhome units with variable pricing; 66 attached garage parking stalls The commercial space for the property, currently at approximately 17,000 sq ft, is envisioned to be community oriented with an eye toward attracting the existing residents of Hopkins that enjoy the density of their Downtown Hopkins and also for the bike or pedestrian commuter stopping through on the public infrastructure tied into the backbone of the project. The impact of the Green Line LRT Extension will be compounded with the proposed development improvements. We expect to have a mixture of locally sourced restaurateurs, brewery, and distillery opportunities with indoor and outdoor experiences for optimization of space in both the summer and winter, as well as more affordable commercial space leasing options for the relocation of existing Hopkins community retail locations that are having to make decisions about their upcoming leases. 10 Alatus will deliver an incredibly important development node along Blake Road N., as envisioned in numerous planning documents, including the East Hopkins Land Use & Market Study, Blake Road Corridor Study and the Blake Road LRT Station Area Development Guidelines. This project will be an important link between the future LRT station and the Minnehaha Creek Greenway and continued momentum for development in the area. Many of the development recommendations outlined in the station area development guidelines are being realized within the proposed project. Here are just a few of the stated goals that will be supported by the project’s site and building design: Site Design: • Create a connected, walkable, mixed-use, sustainable neighborhood, with a pedestrian-oriented and human-scaled streetscape, and a vibrant public realm. • Improve safety and security with strategies such as “eyes on the street”, improved lighting, and other practices such as CPTED (Crime Prevention Through Environmental Design). • Support transit-oriented development by providing site design features that enhance multi- modal access, provide bicycle accommodations (racks, lockers, trail maps, signage, etc.) for businesses and residents, and improve pedestrian and bicycle connections to the future Blake Road LRT Station and the Cedar Lake Regional Trail. • Provide high quality common open spaces that offer places for residents, visitors, and community members to gather, recreate, and connect with nature. • Utilize landscaping and streetscape amenities to create a pedestrian-friendly environment. • Limit surface parking with new development by incorporating underground or structured parking, while keeping in mind that due to the high water table, more than one level of below- grade parking becomes challenging. Neighborhood Diversity: • Provide for a range of housing types and price points to meet the needs of people in all stages of life, with the design flexibility to accommodate changing lifestyle needs. • Utilize universal design principles that can respond to changing demographic needs and anticipate innovative ways to address the dynamic and changing needs of residents. • Strengthen the vitality of the area through increased density and a mix of retail/restaurant and residential uses. • Promote high-quality design. • Enhance a sustainable neighborhood by promoting energy efficiency and renewable energy. • Create opportunities to live, work, learn, play – the spectrum of elements for a healthy community. • Engage with diverse communities to develop opportunities for public art, interpretation, and wayfinding. Sustainable Design: • Improve water and environmental quality. • Incorporate sustainable development practices into new construction projects. • Utilize native plantings to conserve water use and reduce maintenance needs. • Incorporate best practices for stormwater management. Neighborhood vitality and livability: • Multi-family housing amenities that provide work-from-home opportunities and shared spaces for larger gatherings. 11 • Medium to high density residential that preserves green space and enhances street-level amenities. • Ground level uses that enhance the public realm. • Enhanced connections to Minnehaha Creek. • High quality open spaces that provide places for outdoor gathering, recreation, and healthy living. • Increased opportunities for residents of all ages to live and work in the area. • The potential for commercial uses that enhance rather than compete with downtown Hopkins’ Mainstreet vitality. • Potential to support small cultural businesses that serve the community. • Convenience services (e.g. pet maintenance areas, bike repair, etc.). • Welcome developers and businesses that operate with equity principles of hiring and wages. Comprehensive Plan The 2040 Comprehensive Plan Update – Cultivate Hopkins – guides this property as Activity Center. Activity Centers surround and support the planned Blake Road and Shady Oak light rail stations along the LRT Green Line Extension. These areas will include moderate density to high-density mixed-use development designed to complement and enhance the existing development pattern in these areas and support the public investment in transit. The Activity Center areas are expected to experience significant reinvestment and redevelopment to absorb a substantial portion of the city’s anticipated future growth. Development in the Activity Center areas is expected to be medium to larger scale neighborhood and regional uses with an approximate mix of 75% residential and 25% commercial. Densities in these areas will typically range from 20-60 units per acre, with 75-150 units per acre within ¼ mile of an LRT station platform. The proposed project illustrates a residential density that is consistent with the Activity Center guidance, but it falls short of the 2040 guidance for commercial space percentage. Buildings C and E (retail building) will provide more than 17,000 sq ft of publicly accessible retail space including 8,000 sq ft of retail/restaurant space fronting Blake Road, 8,900 square feet of standalone retail space in Building E, and 1,000 sq ft of roof top bar with public access. In addition, Building C will provide shared community amenity space including 5,000 sq ft of health club space located along Blake Road and shared by the residents of all buildings and 2,800 sq ft of co-working space. The applicant believes strongly that multi- family residential is highest and best use for this location. The constraints of the site are prohibitive to adding traditional retail space to the development. The Applicant is responding to the 2040 Comprehensive Plan with an overall development project that supports the following stated goals: • Encourage transit-oriented development (development that emphasizes pedestrian and bicycle connectivity and a broader mix of uses at densities that support transit) in areas with high quality transit service, especially within a quarter-mile of light rail stations or high-frequency bus routes. • Plan for appropriate amenities, high-quality design, pedestrian and bicycle facilities, and open space in high growth areas, particularly in the Neighborhood Center, Activity Center, and Downtown Center future land use categories or other areas in close proximity to transit. 12 • Improve pedestrian and bicycle access throughout the community, particularly in the Centers future land use categories as defined and designated in the comprehensive plan or other areas in close proximity to transit. • Engage the community to explore how to increase the mix of housing types near transit corridors, parks, and the Centers future land use categories as defined and designated in the comprehensive plan. • Encourage all new projects to have a positive relationship to the street by orienting main entrances to the front of the property, connecting the front door to the sidewalk, and reducing parking between the building and the street as much as possible. • Promote the development of high-density transit oriented mixed-use development around planned Green Line Extension light rail stations. • Establish strong identities for emerging Centers and Districts as defined and designated in the comprehensive plan. Their identities should evolve from unique features of the area. • Design streets, parks, and open spaces to encourage pedestrian activity, public gathering, and art in its various forms. • Encourage creative placemaking throughout the city, particularly in the Neighborhood Center, Activity Center, and Downtown Center future land use categories as defined and designated in the comprehensive plan. • Support community events hosted in public parks and facilities to help foster a sense of community and celebrate Hopkins’ distinct character and diversity. • Use urban design elements, building massing, land use strategies, and public realm improvements to provide appropriate transitions between developments – particularly those of different scale and intensity. • Encourage pedestrian and bicycle continuity and connection between established and developing areas of the city. • Carefully manage vehicular access and parking to minimize its impact on individual developments, the public realm, and the overall fabric of the community. • Encourage all development projects to be durable and environmentally responsible. • Encourage all developments to incorporate common spaces (interior or exterior) that help enhance the public realm and sense of community. • Assist adults and kids in maintaining healthy, active lifestyles by providing a range of recreational facilities and programming that are accessible and convenient. • Support development in areas that are or will be served by transit, bicycle, and pedestrian infrastructure to reduce dependency on automobiles for travel. • Support greener development patterns through stormwater management and landscaping of sites. • Encourage the use of drought-tolerant plantings, promote irrigation systems that utilize reclaimed water, and incentivize systems that collect rainwater for reuse. • Implement and encourage the use of stormwater Best Management Practices to reduce the speed and impact of stormwater runoff. • Incorporate permeable paving, bioretention cells, buffer strips, swales, and other strategies that address stormwater runoff, where applicable. • Support a reduction in vehicle emissions by improving travel efficiency and promoting non- auto modes of transportation, including walking, biking, and public transportation alternatives. Designed, Arranged, Operated 13 This project will not impede improvement of surrounding properties, and the PUD is designed and arranged to permit the orderly development and use of neighboring property in accordance with the applicable regulations of the City. The organization of the parcels within this development is specifically intended to create a walkable, bikeable, transit-oriented urban community in a suburban location. The height and associated density of the project will provide housing to help meet City goals for increasing housing options in Hopkins along transit corridors. The Project has intentionally focused density on the southwest portion of 325 Blake Road closest to the Green Line LRT Extension station at Blake Road. The proposed housing density as one travels to the northeast tapers to better align with surrounding densities in existing neighborhoods and to minimize the visual impacts on the Minnehaha Creek Greenway. The proposed residential and retail uses are compatible with and will enhance the existing character of the Blake Road Station area. High-density, mixed-use redevelopment of this site is consistent with City goals and, by being responsive to the land use policies for this area, the project will promote the orderly development of the Blake Road Corridor. The contemporary, high-quality building design will be an attractive addition to the built environment along Blake Road and the Cedar Lake Regional Trail and the mix of uses will improve and activate the pedestrian realm along Blake Road but also provide an improved experience for pedestrians wishing to access the Minnehaha Creek Greenway. The proposed development will not be detrimental to or endanger the public health, safety, comfort or general welfare, and approving the PUD amendment will allow a transit-oriented, mixed-use development that is consistent with the goals of City’s comprehensive plan. Redevelopment of this once industrial site will have a positive effect on the health, safety and vitality of the area. The new construction will comply with all building, health, and site development codes. Conclusion The 325 Blake Road N. project will create a lively, walkable, water-themed, transit-oriented, bikeable, and open-space-rich new neighborhood directly adjacent to the planned Blake Road Station on the Green Line Extension LRT. The proposed changes to Building A will facilitate the development of 116 units of affordable housing for low- and very low-income families close to a wide array of amenities, services, and employment opportunities on-site, within walking distance, and within the City of Hopkins and West Metro. HP145-47-804537.v2 CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION 2022-044 A RESOLUTION APPROVING THE AMENDMENT TO THE 325 BLAKE ROAD PLANNED UNIT DEVELOPMENT AGREEMENT FOR BUILDING A WHEREAS, the applicant, Alatus, LLC, on behalf of the property owner the Minnehaha Creek Watershed District (MCWD), initiated an application for an amendment to the 325 Blake Road planned unit development; and WHEREAS, the subject property is legally described on the proposed updated planned unit development agreement (the “Agreement”), which is attached to this resolution as Exhibit A, and the additional flexibility requested as part of this application are contained in said Agreement; and WHEREAS, the procedural history of the application is as follows: 1. The above stated application was initiated by the applicant on June 7, 2022; 2. The Hopkins City Council, pursuant to published and mailed notice, held a public hearing and thereafter reviewed such application on June 20, 2022, and all persons present during the public hearing were given an opportunity to be heard; 3. Written comments and analysis of City staff were also considered by the City Council during said proceedings; and WHEREAS, staff recommended approval of the above-stated application through execution of the Agreement, based on the findings outlined in the staff report, dated June 20, 2022. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins hereby approves the requested amendment to the 325 Blake Road Planned Unit Development (PUD), as requested, and authorizes the Mayor and City Manager to execute the Agreement, subject to any additional changes deemed necessary and convenient by the City Attorney to effectuate the intent of this resolution. Adopted by the City Council of the City of Hopkins this 20th day of June, 2022. By:___________________________ Patrick Hanlon, Mayor ATTEST: _______________________________ Amy Domeier, City Clerk HP145-47-804537.v2 EXHIBIT A [attached hereto] 1 HP145\47\768048.v6 PLANNED UNIT DEVELOPMENT AGREEMENT THIS PLANNED UNIT DEVELOPMENT AGREEMENT (“Agreement”) is made this ___ day of _______________, 2022, by and between the CITY OF HOPKINS, a Minnesota municipal corporation, (the “City”), and Alatus Development LLC, a Minnesota limited liability company (the “Developer”). Recitals A. The Developer is in the process of acquiring certain real estate located in the City of Hopkins, Hennepin County, Minnesota, legally described as (See Exhibit A) (the “Property”). B. The Developer desires to facilitate the development of a multi-phase, mixed-use development with a total of approximately 800 residential units and approximately 19,400 square feet of commercial space (the “Development”). C. To accommodate the Development, the City approved a preliminary plat of the Property via Resolution 2021-078 (the “Preliminary Plat Approval”), adopted by the City Council on December 7, 2021, and the City approved a final plat of the Property via Resolution No. 2021-087 (the “Final Plat Approval”), adopted by the City Council on December 21, 2021, which are incorporated into this Agreement as if fully set forth herein. The plat of the Property is entitled MILE 14 ON MINNEHAHA CREEK. D. To accommodate the Development, the City also conditionally approved a rezoning of the Property to Mixed Use/PUD, per Ordinance 2021-1177 (the “Rezoning Approval”), adopted by the City Council on December 21, 2021, which is incorporated into this Agreement as if fully set forth herein. E. To accommodate the Development, the City also conditionally approved four planned unit development site plans per Resolutions 2021-079, 2021-080, 2021-081, and 2021-082, adopted by the City Council on December 7, 2021 (collectively, the “Site Plan Approvals”), and an 2 HP145\47\768048.v6 amendment to the PUD per Resolution 2022-044, adopted by the City Council on June 20, 2022 (the “PUD Amendment”), which are each incorporated into this Agreement as if fully set forth herein. F. The Preliminary Plat Approval, the Rezoning Approval, the Site Plan Approvals, and the PUD Amendment shall be referred to collectively in this Agreement as the “City Approvals.” G. As a condition of the City Approvals, the City required the Developer to enter into a planned unit development agreement, and the parties hereto are willing to be bound by the terms and conditions provided herein. Agreement In consideration of each party’s promises as set forth in this Agreement, it is mutually agreed as follows: ARTICLE ONE REPRESENTATIONS AND WARRANTIES 1.01. City Representations and Warranties. The City makes the following representations as the basis for the undertakings on its part contained herein: A. The City is a municipal corporation under the laws of Minnesota. B. The City has the right, power, and authority to execute, deliver, and perform its obligations under this Agreement. 1.02. Developer Representations and Warranties. The Developer makes the following representations as the basis for the undertakings on its part contained herein: A. The Developer is a limited liability company, duly organized and in good standing under the laws of Minnesota. B. The Developer has the right, power, and authority to execute, deliver, and perform its obligations under this Agreement. The Developer assures the City that the individuals who execute this Agreement on behalf of the Developer are duly authorized to sign on behalf of the Developer and to bind the Developer thereto. C. The Developer is not in default under any lease, contract, or agreement to which it is a party or by which it is bound which would affect its performance under this Agreement. The Developer is not a party to or bound by any mortgage, lien, lease, agreement, instrument, order, judgment, or decree which would prohibit the execution or performance of this Agreement by the Developer or prohibit any of the transactions provided for in this Agreement. D. The Developer has complied with and will continue to comply with all applicable federal, state and local statutes, laws, ordinances, and regulations including, without limitation, any 3 HP145\47\768048.v6 permits, licenses, and applicable zoning, environmental, or other laws, ordinances, or regulations affecting the Property. The Developer is not aware of any pending or threatened claim of any such violation. Without limitation of the foregoing, the Developer expressly acknowledges and agrees that it has and shall at all times comply with each and every provision of the City’s subdivision, zoning, and other related municipal code regulations. E. There is no suit, action, arbitration, or legal, administrative, or other proceeding, or governmental investigation pending or threatened against or affecting the Property or against the Developer that would affect the Property. The Developer is not in default with respect to any order, writ, injunction, or decree of any federal, state, local or foreign court, department, agency, or instrumentality affecting the Property. F. None of the representations and warranties made by the Developer or made in any exhibit hereto or memorandum or writing furnished or to be furnished by the Developer or on its behalf contains or will contain any untrue statement of material fact or omits any material fact, the omission of which would be materially misleading. 1.03. Incorporation of Recitals, City Approvals, and Exhibits. The Recitals set forth in the preamble to this Agreement, the City Approvals, and the Exhibits attached to this Agreement are incorporated into this Agreement as if fully set forth herein. ARTICLE TWO IMPROVEMENTS, PLATTING, AND OTHER REQUIREMENTS 2.01. Improvements. Following the platting of the Property, as required by this Agreement, certain public improvements shall be constructed and otherwise installed by the Developer and after completion will be dedicated to and accepted by the City (the “Public Improvements”). The Public Improvements will extend the system of City streets and utility systems to provide adequate access, sewer main, water main, and storm sewer facilities to Property and, more specifically, the development contemplated herein. Other non-public improvements that may be constructed by the Developer, either in conjunction with the Public Improvements or in the future and which are part of or otherwise in support of the proposed mixed-use development shall be herein referred to as the "Private Improvements." The Public Improvements and Private Improvements may be collectively referred to in this Agreement as the “Improvements.” The Developer agrees to grant or dedicate via the plat of the Property all right-of-way and other easements necessary for the Public Improvements, in the City’s discretion. 2.02. Plan Approval. Before proceeding with any construction of the Improvements, the Developer shall submit to the City the required engineering plans and specifications, and all associated documentation, outlining the development, including all Improvements necessary (collectively, the “Plans”) which are incorporated into this Agreement as if fully set forth herein, for review and approval by the City and its engineer. All construction, including both the Public and Private Improvements, shall be in conformance with the approved Plans and any future City approval documents, including but not limited to those approvals relating to the final plat of the Property. The Public Improvements shall be constructed to all City standards and requirements 4 HP145\47\768048.v6 for publicly owned and operated infrastructure, in the sole discretion of the City engineer, and the Plans shall only be carried out after they are approved, in writing, by the City engineer. 2.03. Obligations Related to Improvements. a. The Developer shall construct and install all Improvements at the Developer’s sole cost and expense and shall furnish all materials, tools, equipment, and labor necessary to complete the Improvements in accordance with the approved Plans. The Developer shall obtain all necessary permits and approvals before beginning construction of the Improvements, and the Developer shall construct the Improvements in a workmanlike and timely manner according to the Plans and any other requirements imposed by the City. The Developer shall not commence construction of any of the Improvements and no permits for the Improvements shall be issued until the final plat of the Property is approved by the City and recorded in land records in Hennepin County. Notwithstanding the foregoing, the Developer shall complete construction of all Public Improvements on or before ____________, 20____. b. In completing the Improvements, Developer shall comply and cause its agents and employees to comply with all federal, state, and local laws and regulations applicable to the Improvements. c. Developer shall take all reasonable precautions necessary to protect the public from injury, including but not limited to taking all reasonable precautions to prevent the public from entering the site of the Improvements during construction and erecting signs advising the public of the danger of entering the construction site. d. The Developer shall be responsible for street maintenance for any new public streets, including street sweeping, until the entire development is complete and the City thereafter has accepted all Public Improvements. The Developer shall be financially responsible for the repair of any damage done to the streets and public utilities from the time of installation until the Public Improvements have been approved and accepted by the City. 2.04. Financial Guarantee. Prior to commencement of construction of any Improvements, the Developer agrees to furnish the City with a cash escrow or irrevocable letter of credit from a bank in the amount of 125 percent of the estimated costs of the Public Improvements (the “Financial Guarantee”), and such estimate shall be based on received bids or other evidence satisfactory to the City engineer in its sole discretion after the Plans are approved. Upon failure of Developer to perform any of its obligations under this Agreement, the City may declare the Developer to be in default and, upon failure of the Developer to cure the default within 30 days’ written notice as provided in section 3.12 of this Agreement, may immediately draw on and utilize the Financial Guarantee for purposes of curing said default to any extent it deems necessary. The City shall also be reimbursed through the Financial Guarantee for any attorneys’ fees, engineering fees, or other technical, administrative, or professional assistance reasonably 5 HP145\47\768048.v6 required in response to an event of default by the Developer. The Developer shall be liable to the City in the event that the Financial Guarantee is inadequate to reimburse the City for its costs associated with curing a Developer’s default. Upon completion of the Improvements and passage of any and all required inspections and final acceptance of the Public Improvements by the City, absent any default of the Developer, the Financial Guarantee may be released in full. If the Financial Guarantee consists of a letter of credit, it shall be issued by a bank determined by the City to be solvent and creditworthy and shall be in a form acceptable to the City. The letter of credit shall be automatically renewable until the City releases the Developer from responsibility. The letter of credit shall secure compliance with the terms of this Agreement and all obligations of the Developer under it. With City approval, at its sole discretion, the letter of credit may be reduced from time to time as financial obligations are paid and Improvements completed to the City’s requirements, it being the intent to retain a financial security of no less than 125 percent of any outstanding Public Improvements at all times. If at any time the City reasonably determines that the bank issuing the letter of credit no longer satisfies the City’s requirements regarding solvency and creditworthiness, the City shall notify the Developer and the Developer shall provide the City within 45 days a substitute for the letter of credit from another bank meeting the City’s requirements. If the Developer fails to provide the City within 30 days with a substitute Letter of Credit from an issuing bank satisfactory to the City, the City may draw under the existing Letter of Credit. 2.05. Warranty/Maintenance. The Developer hereby provides the City with a warranty for the proper operation of the Public Improvements for a period of two years following acceptance of the Public Improvements by the City (the “Warranty Period”). To that end, upon completion of the Public Improvements and prior to their acceptance by the City, the Developer and/or Developer’s contractors shall be required to furnish a two-year warranty bond in the amount of 100% of the total cost of the Public Improvements guaranteeing the work of the construction of the Public Improvements to the City. During the Warranty Period, the Developer shall be solely responsible for repairing any issues that may arise with respect to the proper operation of the Public Improvements. Upon written notification by the City to the Developer identifying a deficiency, the Developer shall take all necessary steps to repair or replace the deficiency within 30 days, including exercising any rights pursuant to the contractors’ two-year warranties. The City may, at its sole discretion, provide Developer with additional time to complete these repairs, and such requests shall not be unreasonably denied. 2.06. Authority to Work in Right-of-Way. Until the Public Improvements are accepted by the City, the City hereby grants to the Developer and its contractors a limited, non-exclusive right to work within the City’s right-of-way and other public easements, as may be reasonably necessary, for the sole purpose of completing the Improvements contemplated herein and outlined in the approved Plans. 2.07. Permits. The Developer shall obtain any necessary permits from the City, the Minnesota Pollution Control Agency, the Minnesota Department of Natural Resources, the Minnesota Department of Health, the Minnesota Department of Transportation, Hennepin County, and any other public agency that may have jurisdiction over the Property before proceeding with any construction. 6 HP145\47\768048.v6 2.08. Engineer Construction Observation of Public Improvements. a. The City engineer shall to the extent it deems reasonably necessary perform construction observation throughout construction of the Public Improvements and, accordingly, the Developer will allow the City engineer complete access to the site at any and all times. The Developer shall provide the City engineer with a construction schedule prior to commencing construction, and the Developer agrees to make its best efforts to comply with said construction schedule. The Developer agrees to reimburse the City for all fees and costs associated with observation, review, and administration of the Public Improvements contemplated herein pursuant to section 3.01 of this Agreement. b. The Developer agrees to take all steps, at its sole expense, and which the City engineer reasonably deems necessary to satisfactorily complete the Public Improvements in conformance with the Plans. The City engineer will notify the City when the Developer has fully completed the Public Improvements in conformance with the Plans, and Developer understands and agrees that the City will not be obligated to accept the Public Improvements until the City has received such notice from its engineer. 2.09. Maintenance and Ownership. Developer shall be solely responsible for maintenance of the Public Improvements during the construction thereof. Upon formal acceptance by the City via resolution, the Public Improvements shall become the property of the City without any further act or deed of the Developer; provided, however, that the City shall assume responsibility for repairs of the Public Improvements, normal wear and tear excepted, only after the Warranty Period outlined in section 2.05 has expired. 2.10. Platting. The Developer shall plat or cause the platting by a third party of the Property in accordance with the Hopkins City Code, this Agreement, state statutes, and all City Approvals as MILE 14 ON MINNEHAHA CREEK. Prior to approval of the final plat by the City, the Developer shall amend the plat as required by any preliminary plat approval, the Hopkins City Code, this Agreement, City consultants, and state statutes. 2.11. City Attorney Review; Title Work. Prior to recording the final plat with Hennepin County, the Developer agrees to provide the City with updated title work for the Property identifying any other entity with a legal interest in the Property, including but not limited to any entity with a mortgage interest, easement interest, etc. Any plat approval is subject to the Developer’s compliance with this provision. The Developer shall provide an updated and certified Abstract of Title and/or Registered Property Abstract as required by Minn. Stat. § 505.03, or in the alternative, the Developer must provide an updated Commitment for a Title Insurance Policy for the Property naming the City as the proposed insured and with the amount of coverage for this policy being equal to $100,000.00. The above- mentioned evidence of title shall be subject to the review and approval of the City Attorney to determine what entities must execute the final plat and other documents to be recorded against the 7 HP145\47\768048.v6 Property. In the event the Developer provides the City with a Commitment for a Title Insurance Policy, the Developer shall cause a Title Insurance Policy to be issued consistent with the Commitment for a Title Insurance Policy provided by the Developer and the requirements of the City Attorney and with an effective date on which the final plat is recorded (the City will not issue any building permits or certificates of occupancy until it is provided with said Title Insurance Policy). Further, the Developer shall provide the City with evidence, which sufficiency shall be determined by the City, that all documents required to be recorded pursuant to this Agreement and by the City Attorney are recorded and all conditions for release of the final plat have been met prior to the City processing or approving any building permits or other permits applicable to the development of the Property. 2.12. Plat Modifications and Revisions. The parties to this Agreement acknowledge that various potential modifications and revision issues associated with the plat may need to occur. The Developer agrees to undertake, assist with and resolve such issues as directed by the City. The Developer and the City agree to cooperate with each other and their representatives regarding any reasonable requests made subsequent to the execution of this Agreement to revise or correct any errors in the plat and to provide any and all additional documentation deemed necessary by either party to effectuate such revisions or corrections to the plat. 2.13. Park Dedications/Fees/Dedications. Without limitation of any other obligation of the Developer contained in this Agreement or set forth in federal, state, or local law, the Developer agrees to comply with any dedication requirements, including park dedications or payments in lieu which may be required by the City’s subdivision regulations. The Developer further expressly acknowledges and agrees that all easements and other rights in the Property necessary and related to the City’s control over the public dedications (all of which shall be described in the plat required by the City’s subdivision regulations), shall inure to the City upon the Developer’s compliance with this Agreement and approval and recording of a final plat as set forth in the City’s subdivision regulations. 2.14. Property Monumentation. The Developer agrees to install all permanent subdivision monumentation within six (6) months from the date of recording of the final plat, and shall submit to the City written certification by a licensed land surveyor that the required monuments have been installed throughout the plat. All monuments shall be marked with a steel or fiberglass post to allow for easy location following their installation. 2.15. City Approvals. The Developer shall satisfy, complete and abide by all requirements set forth in any City approvals related to the Property, including adequately addressing all items as may be directed by the City Attorney, City Engineer or others with review and approval authority of the City including any plat, or engineer opinions and the City Attorney’s plat opinion, and all adopted City ordinances and resolutions affecting the Property and the proposed development. 2.16. Additional Requirements. The Developer shall satisfy, complete and abide by all requirements set forth in the City Approvals, the PUD Declaration (as hereinafter defined), and any other adopted City ordinances and resolutions affecting the Property, all of which are incorporated herein by reference as if fully set forth in this Agreement. In doing so, the Developer shall adequately 8 HP145\47\768048.v6 address all items as may be directed by the City Attorney, the City Engineer or others with review and approval authority for the City with respect to the City Approvals, the PUD Declaration, and any other adopted City ordinances and resolutions affecting the Property. 2.17. Zoning/PUD. Pursuant to the Rezoning Approval, the Property was rezoned to Mixed Use/Planned Unit Development. In order to secure the benefits and advantages of the approved planned unit development, the Developer shall execute and record a Declaration of Covenants, Conditions and Restrictions against the Property in the form attached hereto as Exhibit B (the “PUD Declaration”). 2.18. Stormwater Management Requirements. As part of the Improvements, the Developer shall be responsible for the construction, operation, and maintenance of stormwater management facilities to achieve compliance with applicable stormwater treatment requirements. The Developer shall be required to execute and record a stormwater declaration in favor of the Minnehaha Creek Watershed District (“MCWD”) to the satisfaction of the MCWD for those stormwater facilities constructed. The purpose of the declaration is to ensure that the Developer, and future developers/owners of the Property, maintain the stormwater facilities. The declaration shall be recorded against the Property and will run with the land. The Developer acknowledges that i) the City will not accept ownership of the stormwater facilities; and ii) the City does not plan to maintain or pay for maintenance, repair or replacement of the stormwater facilities and that the Developer will have responsibility for such work. ARTICLE THREE ADDITIONAL REQUIREMENTS 3.01. Payment of City Costs. The Developer agrees to reimburse the City its actual costs regarding: (i) preparing and administering this Agreement and all other documents, permits, and applications related to the proposed development; (ii) processing the approvals relating to the development of the Property; and (iii) any other cost expressly required under or directly related to this Agreement. In addition to and without limitation of the foregoing, the costs to be reimbursed by the Developer to the City shall include, but not be limited to, attorneys’ fees, engineering fees, inspection fees, and the costs and fees of other technical and professional assistance (including but not limited to the cost of City staff time) incurred or expended by the City on activities arising out of this Agreement and other undertakings directly related thereto. The Developer shall, upon request by the City, pay such costs to the City within 30 days of such request. In the event the City does not recover any costs under the provisions of this section 3.01, as an additional remedy, the City may, at its option, assess the Property in the manner provided by Minnesota Statutes, chapter 429, and the Developer hereby consents to the levy of such special assessments without notice or hearing and waives its rights to appeal such assessments pursuant to Minnesota Statutes, section 429.081, provided the amount levied, together with the funds deposited with the City under this section, does not exceed the expenses actually incurred by the City. Further, the City may, at its option, as an additional remedy, recover expenses actually incurred by the City, in the manner provided by Minnesota Statutes, sections 415.01, 366.011 and 366.012, and the Developer hereby consents to the levy of such assessments without notice or hearing and waives its rights to appeal such assessments pursuant to such Minnesota Statutes, provided the amount levied, 9 HP145\47\768048.v6 together with the funds deposited with the City under this section 3.01, does not exceed the expenses actually incurred by the City pursuant to this Agreement. This section 3.01 shall survive termination of this Agreement and shall be binding on the Developer regardless of the enforceability of any other provision of this Agreement. 3.02. Attorneys’ Fees. The Developer agrees to pay the City’s reasonable costs and expenses, including attorneys’ fees, in the event a suit or action is brought by the City against the Developer to enforce the terms of this Agreement. 3.03. Amendment. Any amendment to this Agreement must be in writing and signed by both parties. 3.04. Assignment. The Developer may not assign any of its obligations under this Agreement without the prior written consent of the City. Notwithstanding the foregoing, the Developer may, without the City’s consent transfer assign this Agreement to an affiliate of the Developer that is owned by or under common ownership with the Developer or any affiliate of Developer; provided that any such transferee must enter into an agreement pursuant to which it assumes and agrees to perform the obligations of the Developer under this Agreement. 3.05. Agreement to Run with Land. This Agreement shall be recorded among the land records of Hennepin County, Minnesota. The provisions of this Agreement shall run with the Property and be binding upon the Developer and its assigns or successors in interest. Notwithstanding the foregoing, no conveyance of the Property or any part thereof shall relieve the Developer of its liability for full performance of this Agreement unless the City expressly so releases the Developer in writing. Additionally, in the event that all obligations of the Developer contained in this Agreement are duly satisfied, the City shall, upon written request from the Developer or any of its assigns or successors in interest, execute a document (a) releasing the Property from the terms and conditions of this Agreement; (b) stating the Developer is in good standing under this Agreement. The execution and recording of such instrument shall not affect or otherwise alter the PUD Declaration. Any such instrument may be executed by the city manager without city council approval. Prior to the recording of this Agreement or any documents required herein with Hennepin County, the Developer agrees to provide the City with a signed consent from any other entity with a legal interest in the Property, including but not limited to any entity with a mortgage interest. Further, the Developer shall provide the City with evidence, which sufficiency shall be determined by the City, in its sole discretion, that all documents required to be recorded pursuant to this Agreement are recorded and all conditions related to the City Approvals have been met prior to the City processing or approving any building permits or other permits applicable to the development of the Property. The City Approvals are subject to the Developer’s compliance with this section. 3.06. Representatives Not Individually Liable. No official, agent, or employee of the City shall be personally liable to the Developer, or any successor in interest, in the event of any default or breach by the City on any obligation or term of this Agreement. No agent, officer or employee of the Developer shall be personally liable to the City, or any successor in interest, in the event of any default or breach by the Developer on any obligation or term of this Agreement. 10 HP145\47\768048.v6 3.07. Notices and Demands. Any notice, demand, or other communication under this Agreement by either party to the other shall be sufficiently given or delivered if it is dispatched by registered or certified mail, postage prepaid, return receipt requested, or delivered personally: (a) as to the Developer: Alatus Development LLC IDS Center 80 South 8th Street, Suite 4155 Minneapolis, MN 55402 Attn: Robert Lux with a copy to: Fabyanske, Westra, Hart & Thomson, P.A. Suite 2600 333 South Seventh Street Minneapolis, MN 55402 Attn: Steve Cox (b) as to the City: City of Hopkins 1010 1st Street South Hopkins, MN 55343 Attn: City Manager with a copy to: Scott J. Riggs, City Attorney Kennedy & Graven, Chartered 150 South 5th Street, Suite 700 Minneapolis, MN 55402 or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to the other as provided in this section 3.07. 3.08. Disclaimer of Relationships. The Developer acknowledges that nothing contained in this Agreement nor any act by the City or the Developer shall be deemed or construed by the Developer or by any third person to create any relationship of third-party beneficiary, principal and agent, limited or general partner, or joint venture between the City and the Developer. 3.09. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. 3.10. Choice of Law and Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. Any disputes, controversies, or claims arising out of this Agreement shall be heard in the state or federal courts of Minnesota, and all parties to this Agreement waive any objection to the jurisdiction of these courts, whether based on convenience or otherwise. 3.11. Indemnification. Notwithstanding anything to the contrary in this Agreement, the City, its officials, agents, and employees shall not be liable or responsible in any manner to the Developer, the Developer’s successors or assigns, the Developer’s contractors or subcontractors, material suppliers, 11 HP145\47\768048.v6 laborers, or to any other person or persons for any claim, demand, damage, or cause of action of any kind or character arising out of or by reason of the execution of this Agreement or the performance of this Agreement except with respect to matters of gross negligence or willful misconduct of the City or its officials, agents, or employees. The Developer, and the Developer’s successors or assigns, agree to protect, defend and save the City, and its officials, agents, and employees, harmless from all such claims, demands, damages, and causes of action and the costs, disbursements, and expenses of defending the same, including but not limited to, attorneys’ fees, consulting engineering services, and other technical, administrative, or professional assistance except with respect to matters of gross negligence or willful misconduct of the City or its officials, agents, or employees. Nothing in this Agreement shall constitute a waiver or limitation of any immunity or limitation on liability to which the City is entitled under Minnesota Statutes, chapter 466 or otherwise. This section 3.11 shall survive termination of this Agreement with respect to matters first arising prior to such termination and shall be binding on the Developer regardless of the enforceability of any other provision of this Agreement. 3.12. Developer’s Default. In the event of an uncured default by the Developer as to any work or undertaking required by this Agreement, the City may, at its option, (i) refuse to issue building permits, certificates of occupancy, or other City approvals for the Property until such time as such default has been cured; or (ii) perform any work required under this Agreement, and the Developer shall promptly reimburse the City for any expense incurred by the City related thereto. An “uncured default” is any default the Developer has not cured, or undertaken to cure, within 30 days from the date the City notifies Developer of such default. This Agreement is a license for the City to enter onto the Property and act in accordance with the terms of this Agreement, and it shall not be necessary for the City to seek an order from any court for permission to enter the Property for such purposes. If the City does any such work, the City may, in addition to its other remedies, levy special assessments against the Property to recover the costs thereof. For this purpose, the Developer, for itself and its successors and assigns, expressly waives any and all procedural and substantive objections to the special assessments, including, but not limited to, hearing requirements and any claim that the assessments exceed the benefit to the land so assessed. The Developer, for itself and its successors and assigns, also waives any appeal rights otherwise available pursuant to Minnesota Statutes, section 429.081. 3.13. Compliance with Existing Laws. The Developer warrants that all work performed pursuant to this Agreement shall be in compliance with existing laws, ordinances, pertinent regulations, standards, and specifications of the City. 3.14. Building Permits. The City Approvals and this Agreement do not include approval of any building permits for any structures on the Property. The Developer must submit and the City must approve building plans prior to an application for a building permit for a structure on the Property. The Developer or the parties applying for the building permit shall be responsible for payment of the customary fees associated with the building permits and other deferred fees as specified in this Agreement. In addition to all other remedies, permits may be withheld if the Developer is in violation of any of the terms of this Agreement. 3.15. City’s Access. The Developer hereby grants the City, its agents, employees, officers and 12 HP145\47\768048.v6 contractors a non-revocable, non-exclusive, license to enter the Property to perform any work and inspections deemed appropriate by the City related to any of the Developer’s obligations contained in this Agreement. Such license shall terminate upon the issuance of a certificate of occupancy for all Improvements contemplated as part of the development. 3.16. Miscellaneous Provisions. A. The Developer represents to the City that the development of the Property will comply with all city, county, state, and federal laws and regulations including, but not limited to: subdivision ordinances, zoning ordinances and environmental regulations. If the City determines that the development of the Property does not comply, the City may, at its option, refuse to allow construction or development work on the Property until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. B. Third parties shall have no recourse against the City under this Agreement. C. An ongoing default by the Developer under the terms of this Agreement shall be grounds for denial of building permits or certificates of occupancy until any such defaults are cured by the Developer. D. Wherever possible, each provision of this Agreement and each related document shall be interpreted so that it is valid under applicable law. If any provision of this Agreement or any related document is to any extent found invalid by a court or other governmental entity of competent jurisdiction, that provision shall be ineffective only to the extent of such invalidity, without invalidating the remainder of such provision or the remaining provisions of this Agreement or any other related document. E. No failure by any party to insist upon the strict performance of any covenant, duty, agreement, or condition of this Agreement or to exercise any right or remedy consequent upon a breach thereof, shall constitute a waiver of any such breach of any other covenant, agreement, term, or condition, nor does it imply that such covenant, agreement, term, or condition may be waived again. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Agreement. To be binding, amendments or waivers shall be in writing and signed by the parties. The City’s failure to promptly take legal action to enforce this Agreement shall not be a waiver or release. F. Each right, power, or remedy herein conferred upon the City is cumulative and in addition to every other right, power, or remedy, express or implied, now or hereafter arising, available to the City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so exciting may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power, or remedy. G. This Agreement, together with the exhibits hereto, which are incorporated by reference, constitutes the complete and exclusive statement of all mutual understandings between the parties with respect to this Agreement, superseding all prior or contemporaneous proposals, 13 HP145\47\768048.v6 communications, and understandings, whether oral or written, pertaining to the subject matter of this Agreement. H. No official, agent, or employee of the City shall be personally liable to the Developer, or any successor in interest, in the event of any default or breach by the City on any obligation or term of this Agreement. I. Data provided to the Developer or received from the Developer under this Agreement shall be administered in accordance with the Minnesota Government Data Practices Act, Minnesota Statutes, chapter 13. [The remainder of this page to remain intentionally blank]. 14 HP145\47\768048.v6 IN WITNESS OF THE ABOVE, the parties have caused this Agreement to be executed on the date and year written above. THE CITY: By: ____________________________________ Patrick Hanlon Mayor By: ____________________________________ Michael Mornson City Manager STATE OF MINNESOTA ) ) SS. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of ________________, 2022, by Patrick Hanlon and Michael Mornson, the Mayor and City Manager, respectively, of the City of Hopkins, a Minnesota municipal corporation, on behalf of the City. ____________________________________ Notary Public 15 HP145\47\768048.v6 THE DEVELOPER: ALATUS DEVELOPMENT LLC By: _______________________________ Its: _______________________________ STATE OF ______________ ) ) SS. COUNTY OF ____________ ) The foregoing instrument was acknowledged before me this __ day of ________________, 2022_, by ______________, the _______________ of Alatus Development LLC, a Minnesota limited liability company, by and on behalf of said company. __________________________________ Notary Public This document drafted by: KENNEDY & GRAVEN, CHARTERED 150 South 5th Street, Suite 700 Minneapolis, MN 55402 (612) 337-9300 A-1 HP145\47\768048.v6 EXHIBIT A LEGAL DESCRIPTION OF THE SUBJECT PROPERTY The land to which this Agreement applies is legally described as follows: A portion of the property legally described below that is to be platted as MILE 14 ON MINNEHAHA CREEK: PARCEL 1: Lot 74, Auditor's Subdivision No. 239, Hennepin County, Minnesota, except that part of said Lot 74 which is designated and delineated as Parcel 29, Hennepin County Right of Way Map No. 2, according to the plat thereof on file or of record in the office of the County Recorder in and for said County. (Torrens Property, Certificate of Title No. 1341193) PARCEL 2: That part of Lot 97, Auditor's Subdivision No. 239, Hennepin County, Minnesota, described as follows: Beginning at the point of intersection of the East line of Monck Avenue, (as shown on the recorded plat of said subdivision), with the most Northerly right of way line of The Minneapolis & St. Louis Railway Company; thence in a Northeasterly direction along said Northerly right of way line, a distance of 845 feet to a point; thence South parallel with and 845 feet from the East line of Monck Avenue, (as shown on the recorded plat of said subdivision), a distance of 14.48 feet to a point; thence in a Southwesterly direction parallel with and 13 feet from the most Northerly right of way line, a distance of 845 feet to a point on said East line of Monck Avenue, (as shown on the recorded plat of said subdivision); thence North along said East line of Monck Avenue, (as shown on the recorded plat of said subdivision), a distance of 14.48 feet to the point of beginning, except that part of said Lot 97 which is designated and delineated as Parcel 29A, Hennepin County Right of Way Map No. 2, according to the map thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, all being located in the Southeast Quarter of the Northeast Quarter of Section 19, Township 117 North, Range 21 West of the 5th Principal Meridian. (Abstract Property) B-1 HP145\47\768048.v6 EXHIBIT B FORM OF DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS BLAKE ROAD STATION (SITE A) PLANNED UNIT DEVELOPMENT THIS DECLARATION made this ___ day of ______________, 20__, by Alatus Development LLC, a Minnesota limited liability company (hereinafter referred to as the “Declarant”); WHEREAS, Declarant is the owner of the real property legally described on Exhibit A attached hereto (hereinafter referred to as the “Subject Property”); and WHEREAS, the Subject Property is subject to certain zoning and land use restrictions imposed by the City of Hopkins, Minnesota ("City") in connection with the approval of an application for a mixed-use planned unit development on the Subject Property and surrounding parcels; and WHEREAS, on December 7, 2021, the City approved four site plans for the Subject Property via Resolutions 2021-079 (“Site A”), 2021-080 (“Site B”), 2021-081 (“Site C”), and 2021-082 (“Site D”); and WHEREAS, on June 20, 2022, the City approved an amendment to the PUD via Resolution 2022-044, which amended the flexibility allowed for the development of Site A; and WHEREAS, the City has approved the development to be located on the Subject Property, including the required site plan approvals and the PUD amendment mentioned above, on the basis of the determination by the City Council of the City that such development is acceptable only by reason of the details of the development proposed and the unique land use characteristics of the proposed use of the Subject Property; and that but for the details of the development proposed and the unique land use characteristics of such proposed use, the planned unit development would not have been approved; and B-2 HP145\47\768048.v6 WHEREAS, as a condition of approval of the planned unit development, the City has required the execution and filing of this Declaration of Covenants, Conditions and Restrictions (hereinafter the “Declaration”); and WHEREAS, to secure the benefits and advantages of approval, the Declarant desires to subject the Subject Property to the terms hereof. NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions, hereinafter set forth. 1. The use and development of the Subject Property shall conform to the following documents, plans, drawings, and requirements: a. The plans (“Plans”), prepared by ________________, dated __________________, 20___, the sheets of which are specified on Exhibit B hereof. Original documents are on file with the City and are made a part hereof. b. In exchange for the flexibility provided by the City as part of the approved planned unit development to be located on the Subject Property, the Developer has agreed to provide the elements contained in the Plans, including, but not necessarily limited to, a design that emphasizes public access to Minnehaha Creek; a mixture of both rental and ownership dwellings in both midrise and townhouse buildings; a mixture of different levels of affordable and residential commercial units; a transit-supportive density of at least 80 units per acre; an enhanced pedestrian realm; certain structures are LEED certified; electric vehicle charging stations, VRF HVAC systems, and rooftop photovoltaic solar energy systems; enhanced stormwater management features; privately owned and maintained public open space; and at least two public art displays. B-3 HP145\47\768048.v6 c. Due to the limited parking available on Site A, the Developer will do the following: (i) provide Metro Transit passes for each unit of Site A at no cost to residents; (ii) provide no fewer than six cargo bikes for shared use by Site A residents; (iii) a partnership with a car sharing program will be established and parking will be available for the car sharing business in one surface parking space and at least one parking space within the Site A building, both of which will include EV charging stations; (iv) provide no less than 55 temporary parking stalls for use by Site A residents and guests at all times prior to completion of Sites B through D; and (v) allow parking on Sites C and D for the residents of Site A and their guests. 2. The Subject Property may only be developed and used in accordance with all requirements of the City’s Mixed Use District, except for those deviations contained in the Plans or otherwise outlined herein, and all other requirements contained in Paragraph 1 of this Declaration, unless the then-owner of the Subject Property first secures approval by the City Council of an amendment to the planned unit development plan or a rezoning to a zoning classification that permits such other development and use. 3. In connection with the approval of development of the Subject Property, the deviations from the City’s land use regulations contained on the attached Exhibit C, to the extent contained in the Plans, were approved. In all other respects the use and development of the Subject Property shall conform to the requirements of the Paragraphs 1 and 2 of this Declaration and the City Code of Ordinances. 4. The obligations and restrictions of this Declaration run with the land of the Subject Property and shall be enforceable against the Declarant, its successors and assigns, which successors and assigns shall be jointly and severally responsible for obligations under this Declaration, by the City of Hopkins acting through its City Council. This Declaration may be amended from time to time B-4 HP145\47\768048.v6 by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said amendment. [remainder of page left blank] B-5 HP145\47\768048.v6 IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. DECLARANT: ALATUS DEVELOPMENT LLC By: _______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) SS. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this __ day of ________________, 2022, by ______________, the _______________ of Alatus Development LLC, a Minnesota limited liability company, by and on behalf of said company. __________________________________ Notary Public This document drafted by: KENNEDY & GRAVEN, CHARTERED 150 South 5th Street, Suite 700 Minneapolis, MN 55402 (612) 337-9300 B-A-1 HP145\47\768048.v6 EXHIBIT A This Subject Property, which is to be platted as MILE 14 ON MINNEHAHA CREEK, is legally described as follows: PARCEL 1: Lot 74, Auditor's Subdivision No. 239, Hennepin County, Minnesota, except that part of said Lot 74 which is designated and delineated as Parcel 29, Hennepin County Right of Way Map No. 2, according to the plat thereof on file or of record in the office of the County Recorder in and for said County. (Torrens Property, Certificate of Title No. 1341193) PARCEL 2: That part of Lot 97, Auditor's Subdivision No. 239, Hennepin County, Minnesota, described as follows: Beginning at the point of intersection of the East line of Monck Avenue, (as shown on the recorded plat of said subdivision), with the most Northerly right of way line of The Minneapolis & St. Louis Railway Company; thence in a Northeasterly direction along said Northerly right of way line, a distance of 845 feet to a point; thence South parallel with and 845 feet from the East line of Monck Avenue, (as shown on the recorded plat of said subdivision), a distance of 14.48 feet to a point; thence in a Southwesterly direction parallel with and 13 feet from the most Northerly right of way line, a distance of 845 feet to a point on said East line of Monck Avenue, (as shown on the recorded plat of said subdivision); thence North along said East line of Monck Avenue, (as shown on the recorded plat of said subdivision), a distance of 14.48 feet to the point of beginning, except that part of said Lot 97 which is designated and delineated as Parcel 29A, Hennepin County Right of Way Map No. 2, according to the map thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, all being located in the Southeast Quarter of the Northeast Quarter of Section 19, Township 117 North, Range 21 West of the 5th Principal Meridian. (Abstract Property) B-B-1 HP145\47\768048.v6 EXHIBIT B The following documents, prepared by _______________, dated ______________, 20____, collectively constitute the Plans: [insert list of Plan sheets] B-C-1 HP145\47\768048.v6 EXHIBIT C Site A Deviations Height. Residential buildings shall be a minimum of 3 and a maximum of 4 stories. The building proposed for Site A will be 6 stories. Setbacks. Setback standards and allowed deviations are detailed in the table below. Setback Deviations for 325 Blake Road - Site A Setback Standard Proposed Deviation Front (West) 15’ – 25’ 15’ 10” to 20’ 4 ½” None Side (North) 5-15’ 12’ 2 ½” to 13’ 1 ¾” None Side (South) 10’ 11’ 9” +1’9” Rear (East) 10’ 5’ 9 ½” to 7’ 7 ½” -4’2 ½” Parking. The Mixed Use district requires residential uses provide a minimum of 1 and a maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these standards, the 116 unit building on Site A is required to provide at least 124 off-street parking stalls. However, 77 stalls are approved per the Plans. Exterior Materials. The Mixed Use district requires the primary exterior treatment of walls facing a public right-of–way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. Staff interprets primary to be at least 65 percent and secondary to not exceed 35 percent of the side of a building. Approved deviations from the Mixed Use district exterior materials standards are detailed in the table below. Exterior Materials Deviations for 325 Blake Road – Site A Material North Lake Street South Pedestrian Way East Pedestrian Way West Blake Road Brick 25% 20% 21% 20% Cast Stone 15% 11% 15% 10% Metal Panel 35% 27% 28% 40% Fiber Cement Panel- Reveal System 25% 42% 36% 30% Total 100% 100% 100% 100% Site B Deviations Height. Residential buildings shall be a minimum of 3 and a maximum of 4 stories. The building proposed for Site B will be 5 stories. Setbacks. Setback standards and allowed deviations for Site B are detailed in the table below. B-C-2 HP145\47\768048.v6 Setback Deviations for 325 Blake Road - Site B Setback Standard Proposed Deviation Front (West) 15’ – 25’ 18.5’ None Side (North) 10’ 17.7’ +7.7’ Side (South) 10’ 11.7’ +1.7’ Rear (East) 10’ 16.3’ +6.3’ Parking. The Mixed Use district requires residential uses provide a minimum of 1 and a maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these standards, the 112 unit building on Site B is required to provide at least 120 and no more than 176 off-street parking stalls. With 184 stalls shown on the plan, Site B exceeds the minimum off street parking requirement by 64 stalls and the maximum off-street parking standard by 8 stalls. Exceeding the maximum off-street parking standard is allowable under the PUD. Exterior Materials. The Mixed Use district requires the primary exterior treatment of walls facing a public right-of–way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. Staff interprets primary to be at least 65 percent and secondary to not exceed 35 percent of the side of a building. Approved deviations from the Mixed Use district exterior materials standards for Site B are detailed in the table below. Exterior Materials Deviations for 325 Blake Road – Site B Material North Pedestrian Way South New Street East Pedestrian Way West Blake Road Brick 0% 0% 0% 0% Cast Stone 44% 42% 40% 48% Metal Panel 26% 20% 28% 20% Fiber Cement Panel- Reveal System 30% 38% 32% 32% Total 100% 100% 100% 100% Site C Height. Mixed use buildings shall be a minimum of 5 and a maximum of 6 stories. Approximately two-thirds of the building on Site C will be 5 stories while the remaining one-third will be 14 stories. Floor to Area Ratio (FAR). In the Blake Road Station Area of the Mixed Use district, the FAR standard is a minimum of 3 and a maximum of 5 for mixed use buildings. The FAR for Site C is 2.39. B-C-3 HP145\47\768048.v6 Setbacks. Setback standards and allowed deviations are detailed in the table below. Setback Deviations for 325 Blake Road - Site C Setback Standard Proposed Deviation Front (West) 15’ – 25’ 46.5’ +21.5 Side (North) 10’ 43.4’ +33.4’ Side (South) 10’ 27.9’ +17.9’ Rear (East) 10’ 13.5’ +3.5’ Parking. The Mixed Use district requires residential uses provide a minimum of 1 and a maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these standards, the 389 unit building proposed for Site C is required to provide at least 415 and no more than 610 off-street parking stalls. With 520 stalls showed on the plans, Site C exceeds the minimum off street parking requirement by 105 stalls. To ensure the capacity of the automated Multi-Purpose Shared Parking System, the City reserves the right to require a parking study prior to issuance of a building permit for the commercial spaces. Exterior Materials. The Mixed Use district requires the primary exterior treatment of walls facing a public right-of–way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. Staff interprets primary to be at least 65 percent and secondary to not exceed 35 percent of the side of a building. Approved deviations from the Mixed Use district exterior materials standards for Site C are detailed in the table below. Exterior Materials Deviations for 325 Blake Road – Site C Material North Spine Road South LRT/Trail East Pedestrian Way West Blake Road Brick 23.5% 49.7% 37% 30% Cast Stone 0% 0% 0% 0% Metal Panel 41.5% 15.3% 30.2% 60% Fiber Cement Panel- Reveal System 35% 35% 32.8% 10% Total 100% 100% 100% 100% Site D Height. Residential buildings shall be a minimum of 3 and a maximum of 4 stories. The building proposed for Site D will be 5 stories. Floor to Area Ratio (FAR). In the Blake Road Station Area of the Mixed Use district, the FAR standard is a minimum of 3 and a maximum of 5 for residential buildings. The FAR for Site D is 1.57. B-C-4 HP145\47\768048.v6 Setbacks. Setback standards and allowed deviations are detailed in the table below. Setback Deviations for 325 Blake Road - Site D Setback Standard Proposed Deviation Front (North) 15’ – 25’ 76.8’ +51.8’ Side (East) 10’ 14.9’ +4.9’ Side (West) 10’ 48.4’ +38.4’ Rear (South) 10’ 11.3’ +1.3’ Parking. The Mixed Use district requires residential uses provide a minimum of 1 and a maximum of 1.5 enclosed parking stalls per unit and 1 guest stall per 15 units. Using these standards, the 187 unit building proposed for Site D is required to provide at least 200 and no more than 274 off-street parking stalls. With 277 stalls shown on the plans, Site D exceeds the minimum off-street parking requirement by 77 stalls and the maximum off-street parking standard by 3 stalls. To ensure the capacity of the automated Multi-Purpose Shared Parking System, the City reserves the right to require a parking study prior to issuance of a building permit for the commercial spaces. Exterior Materials. The Mixed Use district requires the primary exterior treatment of walls facing a public right-of–way or parking lot on a structure shall be brick, cast concrete, stone, marble or other material similar in appearance and durability. Regular or decorative concrete block, float finish stucco, EIFS-type stucco, cementitious fiberboard, or wood clapboard may be used on the front façade as a secondary treatment or trim but shall not be a primary exterior treatment of a wall facing a public right-of-way. Staff interprets primary to be at least 65 percent and secondary to not exceed 35 percent of the side of a building. Approved deviations from the Mixed Use district exterior materials standards for Site D are detailed in the table below. Exterior Materials Deviations for 325 Blake Road – Site D Material North Pedestrian Way South New Street East Pedestrian Way West Blake Road Brick 14% 16% 14% 15% Cast Stone 0% 0% 0% 0% Metal Panel 58.4% 60.8% 54% 54% Fiber Cement Panel- Reveal System 27.6% 23.2% 32% 31% Total 100% 100% 100% 100% Automated Multi-Purpose Shared Parking System Narrative Buildings C & D will include “multi-purpose” parking garages that serve both the residents of the housing projects and the patrons of the public realms and entertainment node within the Development – these garages will include a combined 797 parking stalls (520 in Site C and 277 in Site D). General guidelines for the multi-purpose garages operated in Buildings C & D are provided below. The City is agreeable to this parking system given the transit-oriented design of the development under the overall planned unit development agreement. B-C-5 HP145\47\768048.v6 • Approximately one-third of the parking stalls (250-300 of the approx. 800) would be dedicated reserved stalls leased to residents of the buildings. • The remaining two-thirds of the parking stalls (500-550 of the approx. 800) would be split between unreserved resident parking and transient parking. • In the developer’s recent experience with similar suburban projects, the parking needs of the average rental community is approx. 1.20 parking stalls per unit. • Buildings C & D are currently designed to include approx. 576 rental units, which would equate to 576 total parking stalls (reserved + unreserved) dedicated to the residents based on a 1.20 parking factor. That would leave 105 parking stalls for transient/overflow demand. • The parking garages will be equipped with state-of-the-art parking technology that uses machine learning to make sure there are no inventory problems; this technology would ensure that there is ample parking for residents and track the utilization by the public. A.P.L.A.P.L. T G SITE PLAN - SYMBOL LEGEND SETBACK LINE ACCESSIBLE ROUTE PROPERTY LINE SIDEWALK EASEMENT LANDSCAPE BUFFER LINE ASSUMED PROPERTY LINE FIRE SEPARATION DISTANCE BUILDING TYPE BUILDING NUMBER PARKING SPACES PER BAY TYPE 'A' ANSI UNIT ACCESSIBLE PARKING SPACE VAN ACCESSIBLE SPACE ACCESSIBLE ENTRY IN ACCESSIBLE EXIT FIRELANE - TO BE NEXT TO CURB - REF TO CIVIL TRANSFORMER CONDENSER VAN T * SEGMENTED STRIPE PAINTED SW 7582 ON HORIZONTAL SURFACE F.S.D ANSI II 1 1 MIRRORED BUILDING CONDITION REFER TO PLAN SHEETS A4.00s.MIRRORED PHASE II / NOT IN CONTRACT 1. THIS SITE PLAN IS FOR REFERENCE ONLY - REFER TO CIVIL FOR SITE ELEMENT AND BUILDING POSITION DIMENSIONAL CONTROL. 2. REFER TO CIVIL ENGINEERING: • CONSTRUCTION DRAWINGS FOR ALL SITE RELATED HANDICAPPED ACCESS ELEMENTS INCLUDING RAMPS AND SIGNAGE. PROVIDE RAMPS, PARKING DESIGNATION, SPACES AND SIGNAGE IN FULL COMPLIANCE WITH ALL APPLICABLE CODES. • CONSTRUCTION DOCUMENTS FOR WALK, GRADING AND FINISHED FLOOR ELEVATIONS. • DRAWINGS FOR ALL SITE PARKING CONFIGURATIONS AND FOR ALL PUBLIC WALK (DETAILS AND LAYOUTS), SCREENING, AND SIGN LOCATIONS. 3. REFER TO LANDSCAPE/ARCHITECT: • CONSTRUCTION DOCUMENTS FOR POOL DECK, POOL FENCING AND POOL AREA ENTRY GATE CONFIGURATION. • FOR SITE FENCING, GATE LOCATIONS AND DETAILS. 4. REFER TO LANDSCAPE/ELECTRICAL CONSTRUCTION DOCUMENTS FOR SCREEN WALL AND LANDSCAPE LIGHTING INFO. 5. REFER TO CIVIL/LANDSCAPE DRAWINGS FOR SIDEWALKS AND ACCESSIBLE ROUTE THROUGHOUT SITE. 6. REFER TO MECHANICAL AND ELECTRICAL DRAWINGS FOR CONDENSERS AND ELECTRICAL TRANSFORMER LOCATIONS. 7. DEVELOPMENT AND USE OF THIS SITE MUST CONFORM WITH ALL APPLICABLE CODES AND ORDINANCES. 8. ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND U.N.O. 9. ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE-FOOT CANDLE AT THE PROPERTY LINE, UNLESS REQUIRED BY LOCAL ORDINANCE TO BE MORE. 10. OWNERS OF PROPERTY ADJACENT TO PUBLIC RIGHTS-OF-WAY SHALL HAVE RESPONSIBILITY FOR MAINTAINING ALL LANDSCAPING LOCATED IN THE RIGHTS-OF-WAY, IN ACCORDANCE WITH APPROVED PLANS. 11. ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO THE HEIGHT OF THE TALLEST EQUIPMENT. 12. ALL SERVICE AREAS SHALL BE SCREENED TO CONCEAL TRASH CONTAINERS, GAS METERS, LOADING DOCKS, TRANSFORMERS, BACKFLOW PREVENTERS AND OTHER MECHANICAL OR ELECTRICAL EQUIPMENT FROM EYE LEVEL ADJACENT TO ALL PUBLIC STREETS. 13. BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON THIS SITE WHERE VISIBLE FROM PUBLIC STREETS OR ADJACENT RESIDENTIAL AREAS. 14. SIDEWALK SLOPES SHALL NOT EXCEED 5%, CROSS SLOPES NOT TO EXCEED 2%. (REF. CIVIL) SHOULD SLOPES EXCEED 5% WALK WILL BE CONSIDERED A RAMP AND BE REQUIRED TO HAVE HANDRAILS ON EACH SIDE AS WELL AS LEVEL LANDINGS AT THE TOP AND BOTTOM OF RAMP FOR A DISTANCE OF 60" BEYOND THE EXTENT OF THE RAMP. 15. ALL ACCESSIBLE BUILDING ENTRANCES SHALL HAVE NO MORE THAN A 2% SLOPE FOR A DISTANCE OF 66" PERPENDICULAR TO THE DOOR INCLUDING AN 18" MANEUVERING CLEARANCE ON PULL SIDE OF DOOR. 16. FINISH FREE STANDING UTILITY EQUIPMENT BOXES TO MATCH THE ADJACENT BUILDING FIELD COLOR. DO NOT PAINT OVER WARNING DECALS OR IDENTIFIERS. 17. NO EXPOSED CONDUIT, PIPING, ETC. IS ALLOWED ON THE EXTERIOR FACE OF THE BUILDING. PROVIDE METAL CONDUIT COVER FOR ELECTRIC METER FEED LINES, PAINT TO MATCH ADJACENT BUILDING FIELD COLOR. 18. REFER TO SHEET A1.02A FOR PARKING TABULATIONS. 19. EXPANSION JOINTS AT CONCRETE DRIVES ARE TO BE LOCATED EVERY 25 TO 50 FEET ON CENTER IN ALL DIRECTIONS OR AS INDICATED BY CIVIL ENGINEER. 20. PROVIDE 18" MANEUVERING CLEARANCE ON PULL SIDE OF ALL PEDESTRIAN GATES, MAINTAIN GROUND SLOPE AT 2%. 21. A 42" HIGH GUARDRAIL, MEASURED FROM FINISH FLOOR OF WALKING SURAFACE, SHALL BE PLACED ALONG WALKING SURFACE MORE THAN 30" ABOVE THE ADJACENT GRADING. SITE PLAN NOTES 1. WHERE REQUIRED BY CODE, BUILDINGS ARE TO BE PROVIDED WITH AN AUTOMATIC SPRINKLER SYSTEM PER NFPA 13 OR 13R. 2. WHERE REQUIRED BY CODE, STANDPIPES TO BE PROVIDED AT EACH FLOOR IN ORDER TO MAINTAIN MAXIMUM 150' DISTANCE FROM ANY POINT IN A BUILDING TO NEAREST FIRE DEPT. HOSE CONNECTIONS. 3. FIRE APPARATUS ACCESS IS REQUIRED TO BE UNOBSTRUCTED, NOT LESS THAN 24'-0" IN WIDTH, 14'-0" CLEAR HEIGHT. NO FIXED OR MOVING GATE SECTION SHALL INTERFERE WITH MINIMUM FIRE DEPT. ACCESS WIDTH, TURNING RADII OR OTHERWISE IMPEDE APPARATUS MOVEMENT OR USE OF FIRE HYDRANTS ETC. 4. CENTRAL STATION MONITORING (OR THIRD PARTY MONITORING AS APPROVED BY FIRE DEPARTMENT) OF THE SPRINKLER SYSTEM IS REQUIRED PER FIRE CODE. FIRE DEPARTMENT CONNECTION FOR A BUILDING'S SPRINKLER SYSTEM IS TO COMPLY WITH ALL APPLICABLE CODES. 5. FIRE LANE STRIPING, PLAQUES, AND/ OR SIGNAGE SHALL MEET LOCAL FIRE DEPARTMENT REQUIREMENTS. 6. FIRE DEPARTMENT CONNECTION TO BE ADJACENT TO FIRE SPRINKLER RISER ROOM OR AS LOCATED BY CIVIL. 7. FIRE LANE STRIPING TO MATCH SHERWIN WILLIAMS COLOR SW 2839 ROYCROFT COPPER RED OR SW 7582 SALUTE. 8. FIRE DEPARTMENT APPROVED SECURED KEY BOX SHALL BE PROVIDED AT THE MAIN GATES AND AREAS WHERE REQUIRED BY THE FIRE DEPARTMENT. CONTRACTOR TO CONFIRM NUMBER AND LOCATIONS WITH LOCAL FIRE INSPECTOR PRIOR TO INSTALLATION. FIRE DEPARTMENT NOTES 15' BUILDING SETBACK LINE 5' BUILDING SETBACK LINE PROPERTY LINE 15' BUILDING SETBACK LINE 15' BUILDING SETBACK LINE PROPERTY LINE COURTYARD AVOVE RESIDENTIAL UNITS ABOVE PARKING GARAGE ENTRY/ EXIT BLAKE RD NPEDESTRIAN ENTRYPEDESTRIAN ENTRY SIDEWALK EASEMENT SIDEWALK EASEMENT ASSUMED PROPERTY LINE ASSUMED PROPERTY LINE ASSUMED PROPERTY LINE COURTYARD AVOVE RESIDENIAL UNITS ABOVE BICYCLE LOUNGE ENTRY PARKING GARAGE -75 CAR PARKING SPACES TOTAL LEASING PACKAGE ROOM MAIL ROOM TRASH ROOM ELEV. 1 STORAGE VRF/ MECH. RM BIKE STORAGE -58 SPACES TOTAL MAINTENANCE RM. WATER RM. PET WASH STAIR 2 ELEVATOR 2 STAIR 1 F.O.BUILDING 15' - 10"F.O.BUILDING12' - 2 1/2"F.O.BUILDING13' - 1 3/4"F.O.BUILDING 20' - 4 1/2" F.O.BUILDING 18' - 3 3/4"ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 2:08:11 PM A1.01 ARCHITECTURAL SITE PLANALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 Revisions # DATE COMMENTS NORTH 1/16" = 1'-0"2 SITE PLAN UP UP NOTE: 1. FOR LOW SLOPE ROOFS; SLOPES ARE TO BE MIN 1/4" PER FOOT, U.N.O. 2. PARAPET DIMENSIONS ARE FROM TOP OF PLATE TO TOP OF PARAPET. 3. GUTTERS AND DOWNSPOUTS TO BE PROVIDED AT ALL EAVES. 4. ALL ROOF DRAINS / DOWNSPOUTS ON EXTERIOR WALLS TO CONNECT DIRECTLY TO STORM WATER SYSTEM. 5. ALL DOWNSPOUTS ON STAIRS AND ELEVATOR TOWER OR ANY NOT CONNECTED DIRECTLY TO STORM WATER SYSTEM TO HAVE LEADERS AND SPLASH BLOCKS. 6. DOWNSPOUT LOCATIONS ARE CONCEPTUAL IN NATURE AND MUST BE COORDINATED BY THE CONTRACTOR ON SITE WITH THE LANDSCAPING, RETAINING WALL, SIDEWALKS, AND INDIVIDUAL BUILDING ORIENTATION AND DRAINAGE TO INSURE THAT OUTFLOW FROM DOWNSPOUTS DOES NOT CROSS WALKING OR DRIVING SURFACES. IT IS THE INTENT OF THE ARCHITECT THAT GUTTER DOWNSPOUTS TERMINATE IN UNDERGROUND DRAINAGE PIPING AND CARRIED AWAY FROM THE BUILDING AND OTHER FINISHED SURFACES WHERE POSSIBLE. LOCATE DOWNSPOUTS AT INTERIOR CORNERS WHEN POSSIBLE. 7. DRAFTSTOPS LOCATED PER 2012 IBC, SECTION 718.4 ATTIC DRAFTSTOPS SHALL BE 1/2" GYPSUM OR PLYWOOD SHEATHING FIT SMOKE TIGHT TO THE ROOF DECK AND CEILING BELOW. DRAFTSTOPPING SHALL NOT EXCEED 3,000 S.F. OR 2 DWELLING UNITS. &/OR DRAFTSTOPPING IS NOT REQUIRED PER 2018 IBC, SECTIONS 718.4.2 EX.2 IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1. &/OR DRAFTSTOPPING IS NOT REQUIRED PER 2018 IBC, SECTIONS 718.4.2 EX.4 IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.2, PROVIDED THAT AUTOMATIC SPRINKLERS ARE ALSO INSTALLED IN THE COMBUSTIBLE CONCEALED SPACES WHERE THE DRAFTSTOPPING IS BEING OMITTED. 8. ALL ROOF AND FLOOR TRUSSES SHALL BE DESIGNED AND SEALED BY A REGISTERED ENGINEER IN THE STATE OF PROJECT. TRUSS SHOP DRAWINGS SHALL BE AVAILABLE AT THE JOBSITE. 9. REFER TO STRUCTURAL DRAWINGS FOR ROOF FRAMING PLANS AND SPECS. 10. PLATE AND TRUSS HEEL HEIGHTS ARE FOR DESIGN INTENT ONLY. TRUSS MANUFACTURER TO VERIFY. 11. REFER TO STRUCTURAL DRAWINGS AND TRUSS FABRICATION DRAWINGS FOR EXACT PLATE AND HEEL HEIGHTS. 12. PROVIDE WALKWAY PADS TO AND AROUND ALL ROOFTOP MECHANICAL EQUIPMENT. 13. PROVIDE MIN. CLEARANCE TO ADJACENT EQUIPMENT, WALLS OR CURBS AT MECHANICAL ROOFTOP EQUIPMENT AND PENETRATIONS AS REQUIRED BY EQUIPMENT MANUFACTURER (BUT NOT LESS THAN 24"). 14. ATTIC ACCESS PANELS TO BE 22" X 30" WITH A 30" VERTICAL CLEARANCE. U.N.O. REF. 15/A7.03. 15. PROVIDE ICE AND SNOW DAM PROTECTION W/43 MIL. PEEL AND STICK ELASTOMERIC MEMBRANE AT VALLEYS, EAVES (36" MIN WIDTH OVER HEATED AREA) AND SHED ROOFS. 16. PROVIDE ONE DEPTH MARKER EVERY 300 SQ. FT. IN ATTIC AREAS RECEIVING BLOWN INSULATION. MARKERS SHALL BE CLEARLY READABLE FROM THE ATTIC ACCESS PER CITY OF WILLISTON REQUIREMENTS. ROOF NOTES ROOF PLAN - SYMBOL LEGEND AIR VENT, INC. SHINGLE VENT II, 18 SQ. IN. / FT. NET FREE AREA DRAFTSTOP VENT #50043 EACH UNIT EQUALS 118 SQ. IN. NFVA ROOF SIDE WALL 2-HR FIRE BARRIER 2-HR FIRE WALL NO PENETRATIONS 4'-0" ON EITHER SIDE OF 2 HOUR FIREWALL 12'-0" RAISED CEILING LOCATIONS 3/12 PITCH VAULTED CEILING LOCATIONS ICE DAM SHIELD 22" X 30" LOCAKABLE ATTIC ACCESS, REF. DET. 10/A7.03 ATTIC DRAFTSTOP ACCESS DOOR REF. 1/A7.07 48" X 96" BILCO 2-HR RATED LOCKABLE ROOF HATCH WITH LAPEYRE 68º ALTERNATING TREAD DEVICE REF. 24/A7.07 PARAPET PARAPET HEIGHT FROM TOP OF PLATE SLOPE DIRECTION RIDGE VENT 12" WIDE BASIS OF DESIGN CONTINUOUS SOFFIT VENT BASIS OF DESIGN TAMLYN CUV8VW 12.7 SQ. IN. PER LINEAR FOOT INTAKE ROOF VENT BASIS OF DESIGN - ACTIVE VENTILATION PROD., INC. PV-14 144 SQ. IN. NET FREE AREA EXHAUST ROOF VENT BASIS OF DESIGN - ACTIVE VENTILATION PROD., INC. AV-14 144 SQ. IN. NET FREE AREA 24" X 18" INTAKE GABLE VENT: BASIS OF DESIGN - CONSTRUCTION METALS., INC.- GALVANIZED MESH: 190 SQ. IN. NET FREE AREA O'HAGIN FLAT CONCRETE TILE ROOF ROOFTOP CONDENSING UNIT ON CONDENSING PADS, AS SPECIFIED, REF. MECH. MAINTAIN 24" CLEAR SPACE AROUND PERIMETER OF UNITS 4" ROOF DRAIN WITH OVERFLOW REF. MEP OVERFLOW SCUPPER 5" X 5" GUTTER 4" DOWN SPOUT (DS) 4" X 4" LEADER WITH COLLECTOR HEAD WALL SECTION TAG EXTERIOR ELEVATION TAG PARAPET HT. X'-X" RD OVF-S DS DS 14 1/2" X 14 1/2" GRAVITY ROOF VENT, 144 SQ. IN. NET FREE AREA BASIS OF DESIGN AIR VENT B-144 ROOF VENT - REF. 10/A7.03 1/4" /FT. X:12 1/ A101 1 AX.XX 1/ A4.17 2/ A4.17a1 A5.02 1 A6.11a 1 A6.12a 5' - 0 1/4"31' - 5 3/4"142' - 9 1/2"59' - 6 1/2"15' - 6 1/4"1/ A4.17a2/ A4.17 MATCHLINE REF. A4.10a MATCHLINE REF. A4.10b MATCHLINE REF. A4.10a MATCHLINE REF. A4.10b 3 A5.01 2 A5.01 1 A5.01 2 A5.02 3 A5.0224' - 0"0102 04 03 06 05 07 08 14 10 09 11 1213 15 16 17 18 19 20 21 22 23 24 25 41 4240 282930 3837 3132 3635 33 34 4344454647484950515253 54 55 56 57 58 59 60 61 63 62 64 65 66 67 68 69 70 71 72 73 75 STORAGE TRASH ROOM MAIL ROOM PACKAGE ROOM OFFICE 1 OFFICE 2 LEASING KITCHENIT ROOM REST RM BIKE STORAGE -58 SPACES TOTAL STAIR 2 VRF/ MECH. RM ELEVATOR 2 ELEV. 1 MAIN ELECT. ROOM 39 74 CORRIDOR PET WASH 4/ A1.0224' - 0" 2627 PARKING GARAGE -75 CAR PARKING SPACES TOTAL WATER RM.4' - 10 65/256"3' - 6" 16' - 0" MAINTENANCE RM. 18' - 0"9' - 0"16' - 6" 18' - 0"18' - 0"24' - 0"16' - 3 169/256"F.E.2 E D C.8 C.4 C B.2 B A E'D' D' C' C.2'B'A' 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' 11' K J H G.8 G.3 G F.6 12 11 10 9 8 7 6 5 4 3 2 1.4 1 1 BLDG - KEY PLAN NORTH ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:18 PM A4.10 OVERALL FLOOR PLAN - LEVEL P 1ALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 1/16" = 1'-0"1 LEVEL P-1 - OVERALL FLOOR PLAN PARTIAL B PARTIAL A Revisions # DATE COMMENTS DN DN UP DN UP DN DN 1/ A4.17 2/ A4.17a1 A5.02 1 A6.11a 1 A6.12a UNIT D1 A3.12 UNIT C1 A3.10 UNIT C1 A3.10 UNIT B1 A3.06 UNIT B3 A3.08 UNIT B4 A3.09 CLUBHOUSE A8.10 22' - 11"20' - 1"24' - 1 3/4"22' - 3"30' - 0 3/4"26' - 10 1/2" 146' - 3 1/2" OVERALL 4' - 9 1/16"23' - 8 1/16"5' - 6 7/8"23' - 8 1/16"4' - 9 1/16"150' - 6 7/8"43' - 5 1/8"26' - 0"282' - 5 1/8" OVERALL4 5 ' - 7 3 / 4 " OVERAL L22' - 11 1/4"7' - 7"183' - 2"20' - 6 1/2"4' - 11 1/2"11' - 4"11' - 4 1/2"2' - 9"264' - 7 1/2" OVERALL2' - 8 1/2"13' - 0"19' - 0"4' - 6 1/2"26' - 7 1/2"11' - 5 1/2" 77' - 4" OVERALL 3 ' - 6 "1/ A4.17a2/ A4.17 UNIT A2 A3.04 UNIT A2 A3.04 UNIT A2 A3.04 UNIT A2 A3.04 UNIT A2 A3.04 UNIT A2 A3.04 UNIT S1 A3.02 UNIT C2 A3.11 UNIT B0 A3.05 UNIT B0 A3.05 UNIT A2 ALT 2 A3.04 UNIT B4 A3.09 UNIT B4 A3.09 UNIT B2 ALT 1 A3.06a MATCHLINE REF. A4.10a MATCHLINE REF. A4.10b MATCHLINE REF. A4.11a MATCHLINE REF. A4.11b UNIT B2 A3.06a 3 A5.01 2 A5.01 1 A5.01 2 A5.02 3 A5.02 CORR. COURTYARD I COURTYARD II 4/ A1.02STO. STAIR 2 MECH. SAHFT ELEV. 2 CORR. CORR. ELECT. RM ELEV. 1 STAIR 1 MECH. SHFT TRASH RM. 921'-0" 921'-0" 914'-10" 919'-2" 919'-2" 1/4" /FT. 1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT. 1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT. 1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.1/4" /FT.VESTIBULE UNIT A2 A3.04 UNIT A2 ALT 1 A3.04a F.E.2 E D C.8 C.4 C B.2 B A E' D' D' C' C.2'B'A' 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' 11' K J H G.8 G.3 G F.6 12 11 10 9 8 7 6 5 4 3 2 1.4 1 1 - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - -- --- - - - - - - - - - - - - --- - -- - -- - A3.126 A3.128 A3.1211 9 7 10 1. PROVIDE A BROOM FINISH AT ALL SLOPED CONCRETE SURFACES. ALL FLAT CORRIDOR SURFACES TO BE TROWELED SMOOTH AND SEALED. 2. ALL ACCESSIBLE ENTRANCES SHALL HAVE NO MORE THAN A 2% SLOPE FOR A DISTANCE OF 60" PERPENDICULAR TO THE DOOR. 3. ALL EXTERIOR COMMON USE DOOR THRESHOLDS TO BE ACCESSIBLE. REF A2.01 AND 1/A8.01a FOR TYPICAL DOOR THRESHOLD FOR COMMON AREAS. 4. NOTES, DIMENSIONS, AND TAGS ARE INCLUDED ON THE ENLARGED A4.00s PLANS. REFER TO A8.00 SHEETS FOR AMENITIES; AND A6.00 SHEETS FOR STAIRS, ELEVATORS, AND TRASH ROOMS. 5. ALL DOORS ARE 4" FROM ADJACENT WALL U.N.O. 6. FOR UNIT INTERIOR WALL TYPES REFER TO A300s UNIT SHEETS. 7. METER, RISER, AND TELECOM ARE LOCATED ON THE BUILDING PLANS FOR REFERENCE ONLY. REFER TO CIVIL AND MEP AND TELECOM PLANS FOR THE ACTUAL METER AND EQUIPMENT SIZE AND LOCATION. 8. REFER TO EGRESS PLANS FIRE EXTINGUISHER SCHEDULE. 9. SPACE CONTROL JOINTS IN GYPSUM WALL BOARD TO LIMIT EXPANSES TO 30'-0" MAXIMUM. EXTEND CONTROL JOINTS AT DOOR JAMBS FROM DOOR HEAD TO CEILING. CEILING GYPSUM BOARD CONTROL JOINTS SHALL LIMIT THE CEILING AREA TO 2,500 SQUARE FEET MAXIMUM AREA WITH A MAXIMUM OF 50'-0" IN EITHER DIRECTION. INSTALL CONTROL JOINTS WHERE THERE IS A CHANGE IN DIRECTION IN CEILING FRAMING OR FURRING, OR SPACE CONTROL JOINTS AT THE CEILING AND WALL PER THE MANUFACTURER'S RECOMMENDED INSTALLATION GUIDELINES. CEILING AND WALL CONTROL JOINTS ARE TO ALIGN AT ALL INTERSECTIONS WHERE APPLICABLE TO FORM A CONTINUOUS CONTROL JOINT. ENSURE THAT CONTROL JOINTS ARE LOCATED AT STRUCTURAL CONSTRUCTION JOINTS AND AT THE TOP AND BOTTOM OF ALL INTERIOR RAMPS 10. WHERE AN ELEVATOR OR STAIR EXIT IS WITHIN 21'-0" OF AN ALCOVE, CORNER OR OTHER POTENTIAL HIDING PLACE, POSITION A REFRACTING MIRROR TO ALLOW SOMEONE IN THE EXIT DOORWAY TO OBSERVE IN THE MIRROR THE AREA AROUND THE CORNER OR WITHIN THE ALCOVE THAT IS ADJACENT TO THE DOORWAY 11. REFER TO SHEET A4.XX FOR ROOF NOTES AND LEGENDS. 12. REFER TO ROOF PLAN LEGEND ON SHEET A4.16 FOR LOWER ROOF SYMBOLS. GENERAL BLDG NOTES BLDG FLOOR PLAN - SYMBOL LEGEND ENTRANCE DOOR MANEUVERING CLEARENCE CMU WALL TYPE 'A' ANSI UNITS HEARING AND VISION IMPAIRED UNITS BUILDING UNDER SEPARATE PERMIT DOOR TAG SYMBOL WINDOW TAG SYMBOL X X ADDRESS NUMBER UNIT TYPE SHEET NUMBER FINISH FLOOR ELEVATION REFER TO CIVIL DETAIL SECTION TAG WALL SECTION TAG EXTERIOR ELEVATION TAG 2HR FIRE BARRIER 2HR FIRE WALL 3HR FIRE WALL PARTITION WALL TAG REF A1.05.401P0i FLOOR DRAIN LOCATIONS, REF. STRUCT & MEP FURRDOWN M METER FEC SEMI-REDESSE FIRE EXTINGUISHER (WOOD FRAME WALLS), CABINETS MAX. 5'-0" A.F.F. TO TOP OF CABINET, MAX. 75 FT. TRAVEL DISTANCE-LEADING EDGE MUST BE BELOW 27" 1HR FIRE BARRIER 1HR FIRE PARTITION AT UNIT SEPARATION 1HR FIRE PARTITION AT CORRIDORS 5 1/2" BRICK / STONE LEDGE ASSUMED PROPERTY LINE BUILDING NUMBERI 1 AX.XX 1/ A101 UNIT A AX.XX 201 100'-0" 1 AX.XX BLDG - KEY PLAN NORTH 1/16" = 1'-0"1 LEVEL 1 - OVERALL FLOOR PLAN ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:22 PM A4.11 OVERALL FLOOR PLAN - LEVEL 1ALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 PARTIAL B PARTIAL A Revisions # DATE COMMENTS UP DNUP DN 1. PROVIDE A BROOM FINISH AT ALL SLOPED CONCRETE SURFACES. ALL FLAT CORRIDOR SURFACES TO BE TROWELED SMOOTH AND SEALED. 2. ALL ACCESSIBLE ENTRANCES SHALL HAVE NO MORE THAN A 2% SLOPE FOR A DISTANCE OF 60" PERPENDICULAR TO THE DOOR. 3. ALL EXTERIOR COMMON USE DOOR THRESHOLDS TO BE ACCESSIBLE. REF A2.01 AND 1/A8.01a FOR TYPICAL DOOR THRESHOLD FOR COMMON AREAS. 4. NOTES, DIMENSIONS, AND TAGS ARE INCLUDED ON THE ENLARGED A4.00s PLANS. REFER TO A8.00 SHEETS FOR AMENITIES; AND A6.00 SHEETS FOR STAIRS, ELEVATORS, AND TRASH ROOMS. 5. ALL DOORS ARE 4" FROM ADJACENT WALL U.N.O. 6. FOR UNIT INTERIOR WALL TYPES REFER TO A300s UNIT SHEETS. 7. METER, RISER, AND TELECOM ARE LOCATED ON THE BUILDING PLANS FOR REFERENCE ONLY. REFER TO CIVIL AND MEP AND TELECOM PLANS FOR THE ACTUAL METER AND EQUIPMENT SIZE AND LOCATION. 8. REFER TO EGRESS PLANS FIRE EXTINGUISHER SCHEDULE. 9. SPACE CONTROL JOINTS IN GYPSUM WALL BOARD TO LIMIT EXPANSES TO 30'-0" MAXIMUM. EXTEND CONTROL JOINTS AT DOOR JAMBS FROM DOOR HEAD TO CEILING. CEILING GYPSUM BOARD CONTROL JOINTS SHALL LIMIT THE CEILING AREA TO 2,500 SQUARE FEET MAXIMUM AREA WITH A MAXIMUM OF 50'-0" IN EITHER DIRECTION. INSTALL CONTROL JOINTS WHERE THERE IS A CHANGE IN DIRECTION IN CEILING FRAMING OR FURRING, OR SPACE CONTROL JOINTS AT THE CEILING AND WALL PER THE MANUFACTURER'S RECOMMENDED INSTALLATION GUIDELINES. CEILING AND WALL CONTROL JOINTS ARE TO ALIGN AT ALL INTERSECTIONS WHERE APPLICABLE TO FORM A CONTINUOUS CONTROL JOINT. ENSURE THAT CONTROL JOINTS ARE LOCATED AT STRUCTURAL CONSTRUCTION JOINTS AND AT THE TOP AND BOTTOM OF ALL INTERIOR RAMPS 10. WHERE AN ELEVATOR OR STAIR EXIT IS WITHIN 21'-0" OF AN ALCOVE, CORNER OR OTHER POTENTIAL HIDING PLACE, POSITION A REFRACTING MIRROR TO ALLOW SOMEONE IN THE EXIT DOORWAY TO OBSERVE IN THE MIRROR THE AREA AROUND THE CORNER OR WITHIN THE ALCOVE THAT IS ADJACENT TO THE DOORWAY 11. REFER TO SHEET A4.XX FOR ROOF NOTES AND LEGENDS. 12. REFER TO ROOF PLAN LEGEND ON SHEET A4.16 FOR LOWER ROOF SYMBOLS. GENERAL BLDG NOTES BLDG FLOOR PLAN - SYMBOL LEGEND ENTRANCE DOOR MANEUVERING CLEARENCE CMU WALL TYPE 'A' ANSI UNITS HEARING AND VISION IMPAIRED UNITS BUILDING UNDER SEPARATE PERMIT DOOR TAG SYMBOL WINDOW TAG SYMBOL X X ADDRESS NUMBER UNIT TYPE SHEET NUMBER FINISH FLOOR ELEVATION REFER TO CIVIL DETAIL SECTION TAG WALL SECTION TAG EXTERIOR ELEVATION TAG 2HR FIRE BARRIER 2HR FIRE WALL 3HR FIRE WALL PARTITION WALL TAG REF A1.05.401P0i FLOOR DRAIN LOCATIONS, REF. STRUCT & MEP FURRDOWN M METER FEC SEMI-REDESSE FIRE EXTINGUISHER (WOOD FRAME WALLS), CABINETS MAX. 5'-0" A.F.F. TO TOP OF CABINET, MAX. 75 FT. TRAVEL DISTANCE-LEADING EDGE MUST BE BELOW 27" 1HR FIRE BARRIER 1HR FIRE PARTITION AT UNIT SEPARATION 1HR FIRE PARTITION AT CORRIDORS 5 1/2" BRICK / STONE LEDGE ASSUMED PROPERTY LINE BUILDING NUMBERI 1 AX.XX 1/ A101 UNIT A AX.XX 201 100'-0" 1 AX.XX BLDG - KEY PLAN NORTH 1/ A4.17 2/ A4.17a1 A5.02 1 A6.11a 1 A6.12a UNIT C2 ALT 1 A3.11 UNIT B4 ALT A3.09 UNIT B4 ALT A3.09 UNIT D1 A3.12 UNIT C1 A3.10 UNIT C1 A3.10 UNIT B1 A3.06 UNIT B0 ALT 1 A3.05 UNIT B0 ALT 1 A3.05 UNIT A1 A3.03 UNIT B3 A3.08 UNIT B4 ALT A3.09 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT B1 ALT A3.06a UNIT B4 ALT A3.09 UNIT B1 A3.05 146' - 3 3/4" OVERALL 4' - 9 1/16"23' - 8 1/16"5' - 6 7/8"23' - 8 1/16"4' - 9 9/32"150' - 6 21/32"43' - 5 1/8"26' - 0"282' - 5 1/8" OVERALL22' - 11 1/4"7' - 7"183' - 2"20' - 6 1/2"4' - 11 1/2"11' - 2 1/4"14' - 3 1/2"264' - 8" OVERALL15' - 8 3/4"19' - 0"4' - 6 1/2"26' - 7 1/2"11' - 5 1/2" 77' - 4 1/4" OVERALL 4 5 ' - 8 1 / 4 " OVERAL L 22' - 11 1/4"20' - 1"24' - 1 3/4"22' - 3"30' - 0 3/4"26' - 10 1/2"1/ A4.17a2/ A4.17 MATCHLINE REF. A4.12a MATCHLINE REF. A4.12b MATCHLINE REF. A4.12a MATCHLINE REF. A4.12b UNIT A2 ALT 1 A3.04a UNIT B2 A3.06a UNIT B2 A3.06a 3 A5.01 2 A5.01 1 A5.01 2 A5.02 3 A5.02 4/ A1.02STO. ELEV. 2 STAIR 2 MECH. SAHFT CORR. CORR. CORR. ELEV. 1 ELECT. RM. STAIR 1 MECH. SHFT TRASH RM. - - - - - - - - - - - - - - - - - - PARTIAL B PARTIAL A ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:27 PM A4.12 OVERALL FLOOR PLAN - LEVEL 2ALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 1/16" = 1'-0"1 LEVEL 2 - OVERALL FLOOR PLAN Revisions # DATE COMMENTS DNUP DNUP 1. PROVIDE A BROOM FINISH AT ALL SLOPED CONCRETE SURFACES. ALL FLAT CORRIDOR SURFACES TO BE TROWELED SMOOTH AND SEALED. 2. ALL ACCESSIBLE ENTRANCES SHALL HAVE NO MORE THAN A 2% SLOPE FOR A DISTANCE OF 60" PERPENDICULAR TO THE DOOR. 3. ALL EXTERIOR COMMON USE DOOR THRESHOLDS TO BE ACCESSIBLE. REF A2.01 AND 1/A8.01a FOR TYPICAL DOOR THRESHOLD FOR COMMON AREAS. 4. NOTES, DIMENSIONS, AND TAGS ARE INCLUDED ON THE ENLARGED A4.00s PLANS. REFER TO A8.00 SHEETS FOR AMENITIES; AND A6.00 SHEETS FOR STAIRS, ELEVATORS, AND TRASH ROOMS. 5. ALL DOORS ARE 4" FROM ADJACENT WALL U.N.O. 6. FOR UNIT INTERIOR WALL TYPES REFER TO A300s UNIT SHEETS. 7. METER, RISER, AND TELECOM ARE LOCATED ON THE BUILDING PLANS FOR REFERENCE ONLY. REFER TO CIVIL AND MEP AND TELECOM PLANS FOR THE ACTUAL METER AND EQUIPMENT SIZE AND LOCATION. 8. REFER TO EGRESS PLANS FIRE EXTINGUISHER SCHEDULE. 9. SPACE CONTROL JOINTS IN GYPSUM WALL BOARD TO LIMIT EXPANSES TO 30'-0" MAXIMUM. EXTEND CONTROL JOINTS AT DOOR JAMBS FROM DOOR HEAD TO CEILING. CEILING GYPSUM BOARD CONTROL JOINTS SHALL LIMIT THE CEILING AREA TO 2,500 SQUARE FEET MAXIMUM AREA WITH A MAXIMUM OF 50'-0" IN EITHER DIRECTION. INSTALL CONTROL JOINTS WHERE THERE IS A CHANGE IN DIRECTION IN CEILING FRAMING OR FURRING, OR SPACE CONTROL JOINTS AT THE CEILING AND WALL PER THE MANUFACTURER'S RECOMMENDED INSTALLATION GUIDELINES. CEILING AND WALL CONTROL JOINTS ARE TO ALIGN AT ALL INTERSECTIONS WHERE APPLICABLE TO FORM A CONTINUOUS CONTROL JOINT. ENSURE THAT CONTROL JOINTS ARE LOCATED AT STRUCTURAL CONSTRUCTION JOINTS AND AT THE TOP AND BOTTOM OF ALL INTERIOR RAMPS 10. WHERE AN ELEVATOR OR STAIR EXIT IS WITHIN 21'-0" OF AN ALCOVE, CORNER OR OTHER POTENTIAL HIDING PLACE, POSITION A REFRACTING MIRROR TO ALLOW SOMEONE IN THE EXIT DOORWAY TO OBSERVE IN THE MIRROR THE AREA AROUND THE CORNER OR WITHIN THE ALCOVE THAT IS ADJACENT TO THE DOORWAY 11. REFER TO SHEET A4.XX FOR ROOF NOTES AND LEGENDS. 12. REFER TO ROOF PLAN LEGEND ON SHEET A4.16 FOR LOWER ROOF SYMBOLS. GENERAL BLDG NOTES BLDG FLOOR PLAN - SYMBOL LEGEND ENTRANCE DOOR MANEUVERING CLEARENCE CMU WALL TYPE 'A' ANSI UNITS HEARING AND VISION IMPAIRED UNITS BUILDING UNDER SEPARATE PERMIT DOOR TAG SYMBOL WINDOW TAG SYMBOL X X ADDRESS NUMBER UNIT TYPE SHEET NUMBER FINISH FLOOR ELEVATION REFER TO CIVIL DETAIL SECTION TAG WALL SECTION TAG EXTERIOR ELEVATION TAG 2HR FIRE BARRIER 2HR FIRE WALL 3HR FIRE WALL PARTITION WALL TAG REF A1.05.401P0i FLOOR DRAIN LOCATIONS, REF. STRUCT & MEP FURRDOWN M METER FEC SEMI-REDESSE FIRE EXTINGUISHER (WOOD FRAME WALLS), CABINETS MAX. 5'-0" A.F.F. TO TOP OF CABINET, MAX. 75 FT. TRAVEL DISTANCE-LEADING EDGE MUST BE BELOW 27" 1HR FIRE BARRIER 1HR FIRE PARTITION AT UNIT SEPARATION 1HR FIRE PARTITION AT CORRIDORS 5 1/2" BRICK / STONE LEDGE ASSUMED PROPERTY LINE BUILDING NUMBERI 1 AX.XX 1/ A101 UNIT A AX.XX 201 100'-0" 1 AX.XX BLDG - KEY PLAN NORTH 1/ A4.17 2/ A4.17a1 A5.02 1 A6.11a 1 A6.12a UNIT C2 ALT 1 A3.11 UNIT B4 ALT A3.09 UNIT B4 ALT A3.09 UNIT D1 A3.12 UNIT C1 A3.10 UNIT C1 A3.10 UNIT B1 A3.06 UNIT B0 ALT 1 A3.05 UNIT B0 ALT 1 A3.05 UNIT A1 A3.03 UNIT B3 A3.08 UNIT B4 ALT A3.09 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT B1 ALT A3.06a UNIT B4 ALT A3.09 UNIT B1 A3.05 146' - 4 1/4" OVERALL 4' - 9 1/2"23' - 8 1/2"5' - 6"23' - 8 1/2"4' - 8"150' - 7 1/2"43' - 6"26' - 0"282' - 6" OVERALL12' - 11 3/4"19' - 0"4' - 6"26' - 8"11' - 6" 77' - 4 3/4" OVERALL 22' - 11 3/4"7' - 6 1/2"171' - 1"12' - 1"20' - 6"16' - 4"11' - 4 1/2"4 5 ' - 8 1 / 4 " OVERAL L 264' - 8" OVERALL22' - 11 3/4"20' - 0"24' - 2 1/2"22' - 2"30' - 1 1/2"26' - 10 1/2"1/ A4.17a2/ A4.17 MATCHLINE REF. A4.13a MATCHLINE REF. A4.13b MATCHLINE REF. A4.13a MATCHLINE REF. A4.13b UNIT A2 ALT 1 A3.04a UNIT B2 A3.06a UNIT B2 A3.06a 3 A5.01 2 A5.01 1 A5.01 2 A5.02 3 A5.02 4/ A1.02STO. ELEV. 2 STAIR 2 MECH. SAHFT ELECT. RM. CORR. CORR. CORR. CORR. CORR. CORR. ELEV. 1 STAIR 1 MECH. SHFT TRASH RM. - - - - - - PARTIAL B PARTIAL A ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:32 PM A4.13 OVERALL FLOOR PLAN - LEVEL 3ALATUS, LLC325 BLAKE RD N - BUILDING A NP 21180 GJ DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 1/16" = 1'-0"1 LEVEL 3 - OVERALL FLOOR PLAN Revisions # DATE COMMENTS DNUP DNUP 1. PROVIDE A BROOM FINISH AT ALL SLOPED CONCRETE SURFACES. ALL FLAT CORRIDOR SURFACES TO BE TROWELED SMOOTH AND SEALED. 2. ALL ACCESSIBLE ENTRANCES SHALL HAVE NO MORE THAN A 2% SLOPE FOR A DISTANCE OF 60" PERPENDICULAR TO THE DOOR. 3. ALL EXTERIOR COMMON USE DOOR THRESHOLDS TO BE ACCESSIBLE. REF A2.01 AND 1/A8.01a FOR TYPICAL DOOR THRESHOLD FOR COMMON AREAS. 4. NOTES, DIMENSIONS, AND TAGS ARE INCLUDED ON THE ENLARGED A4.00s PLANS. REFER TO A8.00 SHEETS FOR AMENITIES; AND A6.00 SHEETS FOR STAIRS, ELEVATORS, AND TRASH ROOMS. 5. ALL DOORS ARE 4" FROM ADJACENT WALL U.N.O. 6. FOR UNIT INTERIOR WALL TYPES REFER TO A300s UNIT SHEETS. 7. METER, RISER, AND TELECOM ARE LOCATED ON THE BUILDING PLANS FOR REFERENCE ONLY. REFER TO CIVIL AND MEP AND TELECOM PLANS FOR THE ACTUAL METER AND EQUIPMENT SIZE AND LOCATION. 8. REFER TO EGRESS PLANS FIRE EXTINGUISHER SCHEDULE. 9. SPACE CONTROL JOINTS IN GYPSUM WALL BOARD TO LIMIT EXPANSES TO 30'-0" MAXIMUM. EXTEND CONTROL JOINTS AT DOOR JAMBS FROM DOOR HEAD TO CEILING. CEILING GYPSUM BOARD CONTROL JOINTS SHALL LIMIT THE CEILING AREA TO 2,500 SQUARE FEET MAXIMUM AREA WITH A MAXIMUM OF 50'-0" IN EITHER DIRECTION. INSTALL CONTROL JOINTS WHERE THERE IS A CHANGE IN DIRECTION IN CEILING FRAMING OR FURRING, OR SPACE CONTROL JOINTS AT THE CEILING AND WALL PER THE MANUFACTURER'S RECOMMENDED INSTALLATION GUIDELINES. CEILING AND WALL CONTROL JOINTS ARE TO ALIGN AT ALL INTERSECTIONS WHERE APPLICABLE TO FORM A CONTINUOUS CONTROL JOINT. ENSURE THAT CONTROL JOINTS ARE LOCATED AT STRUCTURAL CONSTRUCTION JOINTS AND AT THE TOP AND BOTTOM OF ALL INTERIOR RAMPS 10. WHERE AN ELEVATOR OR STAIR EXIT IS WITHIN 21'-0" OF AN ALCOVE, CORNER OR OTHER POTENTIAL HIDING PLACE, POSITION A REFRACTING MIRROR TO ALLOW SOMEONE IN THE EXIT DOORWAY TO OBSERVE IN THE MIRROR THE AREA AROUND THE CORNER OR WITHIN THE ALCOVE THAT IS ADJACENT TO THE DOORWAY 11. REFER TO SHEET A4.XX FOR ROOF NOTES AND LEGENDS. 12. REFER TO ROOF PLAN LEGEND ON SHEET A4.16 FOR LOWER ROOF SYMBOLS. GENERAL BLDG NOTES BLDG FLOOR PLAN - SYMBOL LEGEND ENTRANCE DOOR MANEUVERING CLEARENCE CMU WALL TYPE 'A' ANSI UNITS HEARING AND VISION IMPAIRED UNITS BUILDING UNDER SEPARATE PERMIT DOOR TAG SYMBOL WINDOW TAG SYMBOL X X ADDRESS NUMBER UNIT TYPE SHEET NUMBER FINISH FLOOR ELEVATION REFER TO CIVIL DETAIL SECTION TAG WALL SECTION TAG EXTERIOR ELEVATION TAG 2HR FIRE BARRIER 2HR FIRE WALL 3HR FIRE WALL PARTITION WALL TAG REF A1.05.401P0i FLOOR DRAIN LOCATIONS, REF. STRUCT & MEP FURRDOWN M METER FEC SEMI-REDESSE FIRE EXTINGUISHER (WOOD FRAME WALLS), CABINETS MAX. 5'-0" A.F.F. TO TOP OF CABINET, MAX. 75 FT. TRAVEL DISTANCE-LEADING EDGE MUST BE BELOW 27" 1HR FIRE BARRIER 1HR FIRE PARTITION AT UNIT SEPARATION 1HR FIRE PARTITION AT CORRIDORS 5 1/2" BRICK / STONE LEDGE ASSUMED PROPERTY LINE BUILDING NUMBERI 1 AX.XX 1/ A101 UNIT A AX.XX 201 100'-0" 1 AX.XX BLDG - KEY PLAN NORTH 1/ A4.17 2/ A4.17a1 A5.02 1 A6.11a 1 A6.12a UNIT C2 ALT 1 A3.11 UNIT B4 ALT A3.09 UNIT D1 A3.12 UNIT C1 A3.10 UNIT C1 A3.10 UNIT B1 A3.06 UNIT B0 ALT 1 A3.05 UNIT B0 ALT 1 A3.05 UNIT A1 A3.03 UNIT B3 A3.08 UNIT B4 ALT A3.09 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT B1 ALT A3.06a UNIT B4 ALT A3.09 UNIT B1 A3.05 146' - 4 1/4" OVERALL 4' - 9 1/2"23' - 8 1/2"5' - 6"23' - 8 1/2"4' - 8"150' - 7 1/2"43' - 6"26' - 0"282' - 6" OVERALL15' - 8 3/4"19' - 0"4' - 6"26' - 8"11' - 6" 77' - 4 3/4" OVERALL 22' - 11 3/4"7' - 6 1/2"171' - 1"12' - 1"20' - 6"16' - 4"14' - 1 3/4"264' - 8" OVERALL4 5 ' - 8 1 / 4 " OVERAL L 22' - 11 3/4"20' - 0"24' - 2 1/2"22' - 2"30' - 1 1/2"26' - 10 1/2"1/ A4.17a2/ A4.17 UNIT B4 ALT A3.09 MATCHLINE REF. A4.14a MATCHLINE REF. A4.14b MATCHLINE REF. A4.14a MATCHLINE REF. A4.14b UNIT A2 ALT 1 A3.04a UNIT B2 A3.06a UNIT B2 A3.06a 3 A5.01 2 A5.01 2 A5.01 1 A5.01 2 A5.02 3 A5.02 4/ A1.02ELEV. 2 STAIR 2 MECH. SAHFT STO. CORR. CORR. CORR. ELEV. 1 STAIR 1 MECH. SHFT TRASH RM. ELECT. RM. - - - - - PARTIAL B PARTIAL A ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:37 PM A4.14 OVERALL FLOOR PLAN - LEVEL 4ALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 1/16" = 1'-0"1 LEVEL 4 - OVERALL FLOOR PLAN Revisions # DATE COMMENTS DN DN 1/ A4.17 2/ A4.17a1 A5.02 1 A6.11a 1 A6.12a UNIT C2 ALT 1 A3.11 UNIT S0 A3.01 UNIT B4 ALT A3.09 UNIT D1 A3.12 UNIT C1 A3.10 UNIT C1 A3.10 UNIT B1 A3.06 UNIT B0 ALT 1 A3.05 UNIT B0 ALT 1 A3.05 UNIT A1 A3.03 UNIT B3 A3.08 UNIT B4 ALT A3.09 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT A2 ALT 3 A3.04 UNIT B1 ALT A3.06a UNIT B4 ALT A3.09 UNIT B1 A3.05 4' - 9 1/2"23' - 8 1/2"5' - 6"23' - 8 1/2"4' - 8"150' - 7 1/2"43' - 0"26' - 4 1/2"282' - 4 1/4" OVERALL13' - 0"19' - 0"4' - 6"26' - 8"11' - 6"22' - 11 3/4"8' - 0 3/4"170' - 7"12' - 1"20' - 6"15' - 10"11' - 10 3/4"22' - 11 3/4"20' - 0"24' - 0 3/4"22' - 3 3/4"29' - 11 3/4"27' - 0 1/4"264' - 8" OVERALL146' - 4 1/4" OVERALL 4 5 ' - 8 1 / 4 " OVERAL L 77' - 5" OVERALL 1/ A4.17a2/ A4.17 MATCHLINE REF. A4.15a MATCHLINE REF. A4.15b MATCHLINE REF. A4.15a MATCHLINE REF. A4.15b UNIT A2 ALT 1 A3.04a UNIT B2 A3.06a UNIT B2 A3.06a 3 A5.01 2 A5.01 2 A5.01 1 A5.01 2 A5.02 3 A5.02 UNIT S0 A3.01 4/ A1.02ELEV. 2 STAIR 2 STO. CORR. CORR. CORR. ELEV. 1 STAIR 1 MECH. SHFT ELECT. RM. TRASH RM. MECH. SAHFT - - - - - 1. PROVIDE A BROOM FINISH AT ALL SLOPED CONCRETE SURFACES. ALL FLAT CORRIDOR SURFACES TO BE TROWELED SMOOTH AND SEALED. 2. ALL ACCESSIBLE ENTRANCES SHALL HAVE NO MORE THAN A 2% SLOPE FOR A DISTANCE OF 60" PERPENDICULAR TO THE DOOR. 3. ALL EXTERIOR COMMON USE DOOR THRESHOLDS TO BE ACCESSIBLE. REF A2.01 AND 1/A8.01a FOR TYPICAL DOOR THRESHOLD FOR COMMON AREAS. 4. NOTES, DIMENSIONS, AND TAGS ARE INCLUDED ON THE ENLARGED A4.00s PLANS. REFER TO A8.00 SHEETS FOR AMENITIES; AND A6.00 SHEETS FOR STAIRS, ELEVATORS, AND TRASH ROOMS. 5. ALL DOORS ARE 4" FROM ADJACENT WALL U.N.O. 6. FOR UNIT INTERIOR WALL TYPES REFER TO A300s UNIT SHEETS. 7. METER, RISER, AND TELECOM ARE LOCATED ON THE BUILDING PLANS FOR REFERENCE ONLY. REFER TO CIVIL AND MEP AND TELECOM PLANS FOR THE ACTUAL METER AND EQUIPMENT SIZE AND LOCATION. 8. REFER TO EGRESS PLANS FIRE EXTINGUISHER SCHEDULE. 9. SPACE CONTROL JOINTS IN GYPSUM WALL BOARD TO LIMIT EXPANSES TO 30'-0" MAXIMUM. EXTEND CONTROL JOINTS AT DOOR JAMBS FROM DOOR HEAD TO CEILING. CEILING GYPSUM BOARD CONTROL JOINTS SHALL LIMIT THE CEILING AREA TO 2,500 SQUARE FEET MAXIMUM AREA WITH A MAXIMUM OF 50'-0" IN EITHER DIRECTION. INSTALL CONTROL JOINTS WHERE THERE IS A CHANGE IN DIRECTION IN CEILING FRAMING OR FURRING, OR SPACE CONTROL JOINTS AT THE CEILING AND WALL PER THE MANUFACTURER'S RECOMMENDED INSTALLATION GUIDELINES. CEILING AND WALL CONTROL JOINTS ARE TO ALIGN AT ALL INTERSECTIONS WHERE APPLICABLE TO FORM A CONTINUOUS CONTROL JOINT. ENSURE THAT CONTROL JOINTS ARE LOCATED AT STRUCTURAL CONSTRUCTION JOINTS AND AT THE TOP AND BOTTOM OF ALL INTERIOR RAMPS 10. WHERE AN ELEVATOR OR STAIR EXIT IS WITHIN 21'-0" OF AN ALCOVE, CORNER OR OTHER POTENTIAL HIDING PLACE, POSITION A REFRACTING MIRROR TO ALLOW SOMEONE IN THE EXIT DOORWAY TO OBSERVE IN THE MIRROR THE AREA AROUND THE CORNER OR WITHIN THE ALCOVE THAT IS ADJACENT TO THE DOORWAY 11. REFER TO SHEET A4.XX FOR ROOF NOTES AND LEGENDS. 12. REFER TO ROOF PLAN LEGEND ON SHEET A4.16 FOR LOWER ROOF SYMBOLS. GENERAL BLDG NOTES BLDG FLOOR PLAN - SYMBOL LEGEND ENTRANCE DOOR MANEUVERING CLEARENCE CMU WALL TYPE 'A' ANSI UNITS HEARING AND VISION IMPAIRED UNITS BUILDING UNDER SEPARATE PERMIT DOOR TAG SYMBOL WINDOW TAG SYMBOL X X ADDRESS NUMBER UNIT TYPE SHEET NUMBER FINISH FLOOR ELEVATION REFER TO CIVIL DETAIL SECTION TAG WALL SECTION TAG EXTERIOR ELEVATION TAG 2HR FIRE BARRIER 2HR FIRE WALL 3HR FIRE WALL PARTITION WALL TAG REF A1.05.401P0i FLOOR DRAIN LOCATIONS, REF. STRUCT & MEP FURRDOWN M METER FEC SEMI-REDESSE FIRE EXTINGUISHER (WOOD FRAME WALLS), CABINETS MAX. 5'-0" A.F.F. TO TOP OF CABINET, MAX. 75 FT. TRAVEL DISTANCE-LEADING EDGE MUST BE BELOW 27" 1HR FIRE BARRIER 1HR FIRE PARTITION AT UNIT SEPARATION 1HR FIRE PARTITION AT CORRIDORS 5 1/2" BRICK / STONE LEDGE ASSUMED PROPERTY LINE BUILDING NUMBERI 1 AX.XX 1/ A101 UNIT A AX.XX 201 100'-0" 1 AX.XX BLDG - KEY PLAN NORTH ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:40 PM A4.15 OVERALL FLOOR PLAN - LEVEL 5ALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 1/16" = 1'-0"1 LEVEL 5 - OVERALL FLOOR PLAN PARTIAL B PARTIAL A Revisions # DATE COMMENTS NOTE: 1. FOR LOW SLOPE ROOFS; SLOPES ARE TO BE MIN 1/4" PER FOOT, U.N.O. 2. PARAPET DIMENSIONS ARE FROM TOP OF PLATE TO TOP OF PARAPET. 3. GUTTERS AND DOWNSPOUTS TO BE PROVIDED AT ALL EAVES. 4. ALL ROOF DRAINS / DOWNSPOUTS ON EXTERIOR WALLS TO CONNECT DIRECTLY TO STORM WATER SYSTEM. 5. ALL DOWNSPOUTS ON STAIRS AND ELEVATOR TOWER OR ANY NOT CONNECTED DIRECTLY TO STORM WATER SYSTEM TO HAVE LEADERS AND SPLASH BLOCKS. 6. DOWNSPOUT LOCATIONS ARE CONCEPTUAL IN NATURE AND MUST BE COORDINATED BY THE CONTRACTOR ON SITE WITH THE LANDSCAPING, RETAINING WALL, SIDEWALKS, AND INDIVIDUAL BUILDING ORIENTATION AND DRAINAGE TO INSURE THAT OUTFLOW FROM DOWNSPOUTS DOES NOT CROSS WALKING OR DRIVING SURFACES. IT IS THE INTENT OF THE ARCHITECT THAT GUTTER DOWNSPOUTS TERMINATE IN UNDERGROUND DRAINAGE PIPING AND CARRIED AWAY FROM THE BUILDING AND OTHER FINISHED SURFACES WHERE POSSIBLE. LOCATE DOWNSPOUTS AT INTERIOR CORNERS WHEN POSSIBLE. 7. DRAFTSTOPS LOCATED PER 2012 IBC, SECTION 718.4 ATTIC DRAFTSTOPS SHALL BE 1/2" GYPSUM OR PLYWOOD SHEATHING FIT SMOKE TIGHT TO THE ROOF DECK AND CEILING BELOW. DRAFTSTOPPING SHALL NOT EXCEED 3,000 S.F. OR 2 DWELLING UNITS. &/OR DRAFTSTOPPING IS NOT REQUIRED PER 2018 IBC, SECTIONS 718.4.2 EX.2 IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1. &/OR DRAFTSTOPPING IS NOT REQUIRED PER 2018 IBC, SECTIONS 718.4.2 EX.4 IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.2, PROVIDED THAT AUTOMATIC SPRINKLERS ARE ALSO INSTALLED IN THE COMBUSTIBLE CONCEALED SPACES WHERE THE DRAFTSTOPPING IS BEING OMITTED. 8. ALL ROOF AND FLOOR TRUSSES SHALL BE DESIGNED AND SEALED BY A REGISTERED ENGINEER IN THE STATE OF PROJECT. TRUSS SHOP DRAWINGS SHALL BE AVAILABLE AT THE JOBSITE. 9. REFER TO STRUCTURAL DRAWINGS FOR ROOF FRAMING PLANS AND SPECS. 10. PLATE AND TRUSS HEEL HEIGHTS ARE FOR DESIGN INTENT ONLY. TRUSS MANUFACTURER TO VERIFY. 11. REFER TO STRUCTURAL DRAWINGS AND TRUSS FABRICATION DRAWINGS FOR EXACT PLATE AND HEEL HEIGHTS. 12. PROVIDE WALKWAY PADS TO AND AROUND ALL ROOFTOP MECHANICAL EQUIPMENT. 13. PROVIDE MIN. CLEARANCE TO ADJACENT EQUIPMENT, WALLS OR CURBS AT MECHANICAL ROOFTOP EQUIPMENT AND PENETRATIONS AS REQUIRED BY EQUIPMENT MANUFACTURER (BUT NOT LESS THAN 24"). 14. ATTIC ACCESS PANELS TO BE 22" X 30" WITH A 30" VERTICAL CLEARANCE. U.N.O. REF. 15/A7.03. 15. PROVIDE ICE AND SNOW DAM PROTECTION W/43 MIL. PEEL AND STICK ELASTOMERIC MEMBRANE AT VALLEYS, EAVES (36" MIN WIDTH OVER HEATED AREA) AND SHED ROOFS. 16. PROVIDE ONE DEPTH MARKER EVERY 300 SQ. FT. IN ATTIC AREAS RECEIVING BLOWN INSULATION. MARKERS SHALL BE CLEARLY READABLE FROM THE ATTIC ACCESS PER CITY OF WILLISTON REQUIREMENTS. ROOF NOTES ROOF PLAN - SYMBOL LEGEND AIR VENT, INC. SHINGLE VENT II, 18 SQ. IN. / FT. NET FREE AREA DRAFTSTOP VENT #50043 EACH UNIT EQUALS 118 SQ. IN. NFVA ROOF SIDE WALL 2-HR FIRE BARRIER 2-HR FIRE WALL NO PENETRATIONS 4'-0" ON EITHER SIDE OF 2 HOUR FIREWALL 12'-0" RAISED CEILING LOCATIONS 3/12 PITCH VAULTED CEILING LOCATIONS ICE DAM SHIELD 22" X 30" LOCAKABLE ATTIC ACCESS, REF. DET. 10/A7.03 ATTIC DRAFTSTOP ACCESS DOOR REF. 1/A7.07 48" X 96" BILCO 2-HR RATED LOCKABLE ROOF HATCH WITH LAPEYRE 68º ALTERNATING TREAD DEVICE REF. 24/A7.07 PARAPET PARAPET HEIGHT FROM TOP OF PLATE SLOPE DIRECTION RIDGE VENT 12" WIDE BASIS OF DESIGN CONTINUOUS SOFFIT VENT BASIS OF DESIGN TAMLYN CUV8VW 12.7 SQ. IN. PER LINEAR FOOT INTAKE ROOF VENT BASIS OF DESIGN - ACTIVE VENTILATION PROD., INC. PV-14 144 SQ. IN. NET FREE AREA EXHAUST ROOF VENT BASIS OF DESIGN - ACTIVE VENTILATION PROD., INC. AV-14 144 SQ. IN. NET FREE AREA 24" X 18" INTAKE GABLE VENT: BASIS OF DESIGN - CONSTRUCTION METALS., INC.- GALVANIZED MESH: 190 SQ. IN. NET FREE AREA O'HAGIN FLAT CONCRETE TILE ROOF ROOFTOP CONDENSING UNIT ON CONDENSING PADS, AS SPECIFIED, REF. MECH. MAINTAIN 24" CLEAR SPACE AROUND PERIMETER OF UNITS 4" ROOF DRAIN WITH OVERFLOW REF. MEP OVERFLOW SCUPPER 5" X 5" GUTTER 4" DOWN SPOUT (DS) 4" X 4" LEADER WITH COLLECTOR HEAD WALL SECTION TAG EXTERIOR ELEVATION TAG PARAPET HT. X'-X" RD OVF-S DS DS 14 1/2" X 14 1/2" GRAVITY ROOF VENT, 144 SQ. IN. NET FREE AREA BASIS OF DESIGN AIR VENT B-144 ROOF VENT - REF. 10/A7.03 1/4" /FT. X:12 1/ A101 1 AX.XX 1/ A4.17 2/ A4.17a1/ A4.17a2/ A4.17 26' - 0"43' - 6 5/8"119' - 2 3/4" 4 5 ' - 9 3 / 4 "282' - 6 5/16" OVERALL77' - 5" OVERALL 264' - 8" OVERALL62' - 6" 24' - 10"62' - 6"146' - 5"79' - 1" 171' - 6 3/4" OVERALL MATCHLINE REF. A4.16a MATCHLINE REF. A4.16b MATCHLINE REF. A4.16a MATCHLINE REF. A4.16bSLOPESLOPE SLOPESLOPESLOPESLOPESLOPESLOPESLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE S L OP E S L OP E 4/ A1.02BLDG - KEY PLAN NORTH ARCHITECTS, L.P.5339 ALPHA ROAD · SUITE 300 · DALLAS · TX 75240P: (972) 701.9636 · F: (972) 701.9639HUMPHREYS PARTNERS&DALLAS · CHARLOTTE · CHICAGO · DENVER · NEW ORLEANS · NEW YORK NEWPORT BEACH · ORLANDO · SCOTTSDALE · CHENNAI · HANOILONDON · MONTEVIDEO · MEXICO CITY · TORONTOwww.humphreys.comThe architectural works depicted herein are the sole property of Humphreys & Partners Architects, L.P. and may not be constructed or used without its express written permission. No permission to modify or reproduce any of the architectural works, including without limitation the construction of any building, is expressed or should be implied from delivery of preliminary drawings or unsealed construction drawings. Permission to construct the building depicted in sealed construction drawings is expressly conditioned on the full and timely payment of all fees otherwise due Humphreys & Partners Architects, L.P. and, in the absence of any written agreement to the contrary, is limited to a one-time use on the site indicated on these plans. © by Humphreys & Partners Architects, L.P. All Rights Reserved Designed by: SHEET CONTENTS SHEET NO. These drawings are for preliminary coordination only and not to be used for regulatory approval or construction. Drawn by: Architect of Record: Issue for Pricing / Bidding: Issue for Permit Application: Issue for Construction: Date Plotted:6/13/2022 1:52:44 PM A4.16 OVERALL ROOF PLAN ALATUS, LLC325 BLAKE RD N - BUILDING A Author 21180 Designer DESIGN DEVELOPMENT SET (06/03/2022)325 BLAKE ROADHOPKINS, MINNESOTARYAN MCLEAN 2022 NORTH 1/16" = 1'-0"1 LEVEL - ROOF - OVERALL FLOOR PLAN PARTIAL B PARTIAL A Revisions # DATE COMMENTS STA. 191+00 ELEV=910.0 STA. 195+00 ELEV=907.3 STA. 191+50 ELEV=909.6 STA. 192+00 ELEV=908.7 STA. 193+00 ELEV=907.9 STA. 194+00 ELEV=907.6 STA. 196+00 ELEV=907.2 STA. 197+00 ELEV=909.6 STA. 190+00 ELEV=909.4 STA. 189+00 ELEV=906.9 STA. 188+00 ELEV=903.4 STA. 187+00 ELEV=899.9 STA. 197+50 ELEV=910.6 STA. 196+50 ELEV=908.3 STA. 195+50 ELEV=907.1 STA.194+50 ELEV=907.4 STA. 193+50 ELEV=907.7 STA. 192+50 ELEV=908.1 STA. 190+50 ELEV=910.0 STA. 189+50 ELEV=908.4 STA. 188+50 ELEV=905.1 STA. 187+50 ELEV=901.6 919.0 STA. 5+00 ELEV=909.6 STA. 4+00 ELEV=913.1 STA. 2+03.06 ELEV=919.5 STA. 3+00 ELEV=916.6 STA. 2+50 ELEV=918.3 STA. 3+50 ELEV=914.8 STA. 4+50 ELEV=911.3 STA. 186+50 1.6% 0+00 1+002+00 3+00 4+00 5+006+007+008 + 0 0 9+ 0 0 10+ 0 010+99.69 0.8% 1.4% 1.4% 1.4% 1.4% 1.3%8888 8 8 8 8 8 8 8 888888888888888888888888888888888888888888888 888888888888888 8 880.9% 1.4% 1.1%3.4%3.5%1.8% 1.3% 1.6% 1.4% 1.3% 1.0 % 0.3% 1.0% 1.0% 1.0%1.3% 4.0%4.1% 0.7% 1.1% 1.1%0.5%1.4% 0.6%2.0%1.7%0.9%88880.8% 6.3 % 1.6% 1.8% APPROXIMATE WESTERN LIMITS OF MCWD REGIONAL STORMWATER PROJECT APPROXIMATE WESTERN LIMITS OF MCWD REGIONAL STORMWATER PROJECT FFE=916.0 FFE=916.0 P1=905.0 FFE=919.0 P1=909.0 P2=899.0 FFE=914.5 GFE=903.5 FFE=921.0 P1=909.0 FFE=916 NORTH POND NWL=896.0 HWL=901.0 SOUTH POND NWL=897.0 HWL=901.0 INLET PROTECTION TYP-SEE DETAIL ROCK CONSTRUCTION ENTRANCE SEE DETAIL ROCK CONSTRUCTION ENTRANCE SEE DETAIL SILT FENCE TYP-SEE DETAIL SILT FENCE TYP-SEE DETAIL SILT FENCE TYP-SEE DETAIL INLET PROTECTION TYP-SEE DETAIL SILT FENCE TYP-SEE DETAIL CRUSHED CONCRETE SOIL STOCKPILE 25.0' 25.0' 153.0' 18.0'9.0'17 STALLS14 STALLS12 STALLS8 STALLS4 STALLS CONSTRUCTION LIMITS TEMO R A R Y P A R KI N G TEMO R A R Y P A R KI N G LOUCKS W:\2020\20503A\CADD DATA\CIVIL\_dwg Sheet Files\Full Site\C3-2 SWPPP-Full Site_1_RECOVERPlotted: 06 /13 / 2022 3:57 PM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 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. SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD QUALIFICATION 325 BLAKE ROAD N HOPKINS, MN ALATUS LLC 80 S 8th ST. STE. 4155 MINNEAPOLIS, MN 55402 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. Michael J. St. Martin - PE Project Lead Drawn By Checked By Loucks Project No. 24440 20503A MJS TRG MKK 10-29-21 10-29-21 C1-1A-D EX. CONDITIONS PLAN C1-2A-D DEMOLITION PLAN C2-1A-D SITE PLAN C3-1A-D GRADING PLAN C3-2A-D SWPPP PLAN C3-3 SWPPP NOTES C4-1A-D SANI. AND WATERMAIN C4-2A-D STORM SEWER C8-1, 2, 3 DETAIL SHEET 10/22/21 PUD SUBMITTAL 10/29/21 CITY RESUBMITTAL 11/08/21 CITY COMMENTS 11/15/21 CITY RESUBMITTAL 01/21/21 PRICING SET 03/30/22 GRANT APPLICATION 6/3/2022 DESIGN DEVELOPMENT 6/13/2022 CHECK SET FOR FRANA 310 South 4th Avenue Suite 7050 Minneapolis, MN 55415 p: 612.332.7522 N SCALE IN FEET 0 40 80 SWPPP PLAN C3-2 PARKING STALL COUNT ACCESSIBLE PARKING STALL 2 LEGEND CATCH BASIN STORM SEWER SANITARY SEWER WATERMAIN STORM MANHOLE SANITARY MANHOLE HYDRANT GATE VALVE SPOT ELEVATION SIGN LIGHT POLE POWER POLE WATER MANHOLE / WELL CONTOUR CONCRETE CURB UNDERGROUND ELECTRIC CONCRETE TELEPHONE PEDESTAL UNDERGROUND TELEPHONE UNDERGROUND GAS OVERHEAD UTILITY CHAIN LINK FENCE BUILDING RETAINING WALL NO PARKING UNDERGROUND FIBER OPTIC SANITARY SEWER SERVICE WATER SERVICE ELECTRIC METER GAS METER TREE LINE EXISTING PROPOSED 972 DRAINTILE FORCEMAIN 373PARKING SETBACK LINE BUILDING SETBACK LINE 2 FENCE FLARED END SECTION POST INDICATOR VALVE BENCHMARK SOIL BORING 3DIRECTION OF FLOW 1.0% 972.5 TOLL FREE: 1-800-252-1166 TWIN CITY AREA: 651-454-0002 Gopher State One Call CALL BEFORE YOU DIG! SWPPP LEGEND INLET PROTECTION SILT FENCE BIO ROLLS EROSION CONTROL BLANKET EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. OWNER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL WARNING: AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND TGSN-03LT-09ED-01FE-01LT-02P-01AP-04AP-01AP-01AP-04ALT-04LT-04LT-02SF-03ASF-08LT-02SF-03ASF-10SF-03ASF-10LT-02P-04AP-03ASF-03LT-04SF-05M-01WL-03WL-03LT-04P-01ALT-04LT-04P-01AP-01AP-01AP-01AP-01ALT-02SF-08SCORING PATTERN SPECIALSF-03ASF-03ASF-03AP-01AP-01AP-01ATRASH STAGING AREA2L400A1L400AWL-03WL-03WL-03WL-03EDGINGSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYEDGING TYPE 129 LF3/16" THICK BY 4" HGT. PAINTED STEELEDGINGFENCE & GUARDRAILSYMBOLDESCRIPTIONQTYSCREEN FENCE48 LFLIGHTINGSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYLT-02 - PEDESTRIAN SCALE POLE LIGHTPEDESTRIAN SCALE POLE LIGHTLT-04 - PATHWAY/GARDEN LIGHT BOLLARDLT-09 - UP/FLOOD LIGHTMISCELLANEOUSSYMBOLDESCRIPTIONQTYPUBLIC ART - LARGESCULPTURAL ART, 12`-20` HEIGHTPAVINGSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYPAVING TYPE 01A -4" CONCRETE PAVING SF4" REINFORCED CONCRETE PAVINGPAVING TYPE 03A -CONCRETE UNIT PAVERS SF3" THK, 18" X 36" OVER COMPACTEDAGGREGATE BASE, COMPACTED SUBGRADEPAVING TYPE 04A - PERMEABLE CONCRETE UNITPAVERS SF80MM THICK PERMEABLE CONCRETE UNITPAVERS OVER COMPACTED CLEAN STONEBASE, COMPACTED SUBGRADESITE FURNITURESYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYBENCH TYPE 03 - SURFACE MOUNTED BENCH -BACKED 6`6` SURFACE MOUNTED BENCHBENCH TYPE 03A - SURFACE MOUNTED BENCH -BACKED 4`BENCH TYPE 05 - PODIUM BENCH SFBIKE RACKSURFACE MOUNTED TABLESIGNAGESYMBOLDESCRIPTIONQTYSIGNAGE TYPE 03 - MONUMENT SIGNWALLSYMBOLDESCRIPTIONQTYMATERIAL PROFILE/ASSEMBLYWALL TYPE 03 - DRY-STACK LIMESTONE WALL655 LF8" DRYSTACK LIMESTONE WALLED-01FE-01LT-02LT-04LT-09M-01P-01AP-03AP-04ASF-03SF-03ASF-05SF-09SF-10SN-03WL-037S:\2020 Projects\20-199B 325 Blake Road - Alatus\0 CAD\_Models\BLDG A\A - 20-199B - Hardscape SheetsPlotted: 06 /10 / 2022 12:38 PM SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONReview DateI hereby certify that this plan,specification or report wasprepared by me or under mydirect supervision and that I am aduly Licensed ProfessionalEngineer under the laws of theState of Minnesota.Project LeadDrawn ByChecked ByDF/ Project No.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROAD NHOPKINS, MNALATUS LLC80 S 8th ST. STE. 4155MINNEAPOLIS, MN 554026/10/22PUD RESUBMITTAL19-199BJMJHJML100SITEMATERIALSPLAN ANDSCHEDULESMATERIALS SCHEDULEPROPERTY LINEEASEMENTEASEMENTSITE INFORMATION TG37 - SH52 - SS30 - RH-G16 - SP-G4 - AB6 - CE7 - SP-G15 - RH-G9 - SS9 - SS15 - HL8 - PS512 - BA15 - CK3 - BW11 - PF8 - BA15 - CK10 - BA5 - PF8 - AU13 - AU24 - BA4 - BW7 - RH-G24 - CK12 - AU14 - BA10 - RH-G33 - RH-G8 - AU1 - GI14 - RH-G12 - AU4 - RH-G52 - BM46 - AA226 - AD9 - TE8 - BM6 - AD12 - BA9 - AA210 - HL26 - BA16 - SS16 - HL23 - AD6 - BA2 - QW14 - AU16 - SS11 - AA218 - BM3 - AD7 - HL26 - BA14 - AU2 - QW16 - SS3 - AD7 - HL26 - BA14 - AU2 - QW5 - BA11 - HL215 - BM27 - AA210 - AU2 - GIDECIDUOUS TREESCODEQTYBOTANICAL / COMMON NAMESIZECONT.AB4ACER SACCHARUM 'BARRETT COLE' TMAPOLLO SUGAR MAPLE2.5" CAL.B&BBW7BETULA POPULIFOLIA 'WHITESPIRE'WHITESPIRE GRAY BIRCH2" CAL.B&BGI4GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE' TMSKYLINE HONEY LOCUST2.5" CAL.B&BQW6QUERCUS X WAREI 'LONG' TMREGAL PRINCE OAK2.5" CAL.B&BORNAMENTAL TREESCODEQTYBOTANICAL / COMMON NAMESIZECONT.AG2AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'AUTUMN BRILLIANCE APPLE SERVICEBERRY2" CAL.B&BCE6CERCIS CANADENSISEASTERN REDBUD MULTI-TRUNK8` HT. MULTI-STEMB&BDECIDUOUS SHRUBSCODEQTYBOTANICAL / COMMON NAMESIZECONT.AU101ARONIA MELANOCARPA `UCONNAM165`LOW SCAPE MOUND CHOKEBERRY#5CONT.BA119BAPTISIA AUSTRALISBLUE WILD INDIGO#2CONT.HL15HAMAMELIS VIRGINIANA `LITTLE SUZY`COMMON WITCH HAZEL#5CONT.PS58PHYSOCARPUS OPULIFOLIUS `SEWARD`SEWARD NINEBARK#5CONT.PF16PHYSOCARPUS OPULIFOLIUS `UMNHARPELL` TMFIRESIDE NINEBARK#5CONT.RH-G131RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC#5CONT.SP-G30SPIRAEA X BUMALDA `GOLDFLAME`GOLDFLAME SPIREA#3CONT.EVERGREEN SHRUBSCODEQTYBOTANICAL / COMMON NAMESIZECONT.TE9TAXUS X MEDIA `EVERLOW`EVERLOW YEW#5CONT.PERENNIALSCODEQTYBOTANICAL / COMMON NAMESIZECONT.AA2115ARUNCUS AETHUSIFOLIUSDWARF GOATSBEARD#1CONT.AD41ASTILBE JAPONICA 'DEUTSCHLAND'DEUTSCHLAND JAPANESE ASTILBE#1CONT.BM174BRUNNERA MACROPHYLLAFALSE FORGET-ME-NOT#1CONT.CK54CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`KARL FOERSTER FEATHER REED GRASS#1CONT.HL282HEUCHERA X 'LIME RUFFLES'LIME RUFFLES CORAL BELLS#1CONT.SS141SCHIZACHYRIUM SCOPARIUM 'PRAIRIE BLUES'PRAIRIE BLUES LITTLE BLUESTEM#1CONT.SH53SPOROBOLUS HETEROLEPISPRAIRIE DROPSEED#1CONT.GROUND COVERSCODEQTYBOTANICAL / COMMON NAMESIZECONT.SOD1,369 SFSODSODPLANT SCHEDULES:\2020 Projects\20-199B 325 Blake Road - Alatus\0 CAD\_Models\BLDG A\A - 20-199B - PlantingPlotted: 06 /10 / 2022 12:39 PM SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONReview DateI hereby certify that this plan,specification or report wasprepared by me or under mydirect supervision and that I am aduly Licensed ProfessionalEngineer under the laws of theState of Minnesota.Project LeadDrawn ByChecked ByDF/ Project No.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROAD NHOPKINS, MNALATUS LLC80 S 8th ST. STE. 4155MINNEAPOLIS, MN 554026/10/22PUD RESUBMITTAL19-199BJMJHJML200SITEPLANTINGPLAN ANDSCHEDULESPLANTING SCHEDULESITE INFORMATIONPROPERTY LINEEASEMENTEASEMENT BL A K E R O A D N2ND STREET NE1L4012L4013L4014L4015L4011L4002L4003L4004L4005L4001L400A2L400AS:\2020 Projects\20-199B 325 Blake Road - Alatus\0 CAD\20-199B_SectionsPlotted: 06 /10 / 2022 12:39 PM SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONReview DateI hereby certify that this plan,specification or report wasprepared by me or under mydirect supervision and that I am aduly Licensed ProfessionalEngineer under the laws of theState of Minnesota.Project LeadDrawn ByChecked ByDF/ Project No.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROAD NHOPKINS, MNALATUS LLC80 S 8th ST. STE. 4155MINNEAPOLIS, MN 5540210/22/21CITY SUBMITTAL19-199BJMAM/JHJM/TW10/29/21CITY RESUBMITTAL11/15/21CITY RESUBMITTAL1/19/22PRICING SETL400ABUILDING ASECTIONSKEY PLAN3'-0"6'-0"14'-0"2'-6"8'-6"WalkwayBenchesBenches5'-0"StormwaterBUILDING APlantingSECTION H - EAST WEST SPINE1/4" = 1'-0"P-20 199B-31111'-0"9'-0"5'-0"RoadwayBoulevardSidewalkplantingVARIES2'-0" - 3'-0"SECTION J - BLAKE ROAD AT BLDG A1/4" = 1'-0"plantingBUILDING AEASEMENT LINE2P-20 199B-10 S:\2020 Projects\20-199B 325 Blake Road - Alatus\0 CAD\_Models\BLDG A\A - 20-199B - DetailsPlotted: 06 /10 / 2022 12:39 PM SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONReview DateI hereby certify that this plan,specification or report wasprepared by me or under mydirect supervision and that I am aduly Licensed ProfessionalEngineer under the laws of theState of Minnesota.Project LeadDrawn ByChecked ByDF/ Project No.310 South 4th Avenue Suite 7050Minneapolis, MN 55415 p: 612.332.7522325 BLAKE ROAD NHOPKINS, MNALATUS LLC80 S 8th ST. STE. 4155MINNEAPOLIS, MN 554026/10/22PUD RESUBMITTAL19-199BJMJHJML500LANDSCAPEDETAILS1136" RADIUSDIG PLANTING PIT 4" TO 6" DEEPER THAN ROOT BALL UNDISTURBED SUBGRADENOTE:CONTRACTOR SHALL BE RESPONSIBLE FORMAINTAINING TREES IN A PLUMB POSITIONTHROUGHOUT THE WARRANTY PERIOD. WRAPTREE TRUNKS ONLY UPON APPROVAL BYLANDSCAPE ARCHITECT. SEE SPECIFICATIONSECTION RELATED TO PLANTS AND SOILPREPARATION.EACH TREE SHALL BE PLANTED SUCH THAT THEROOT FLARE IS VISIBLE AT THE TOP OF THEROOT BALL. IF THE ROOT FLARE IS NOT VISIBLE,THE SOIL SHALL BE REMOVED IN A LEVELMANNER FROM THE ROOT BALL TO WHERE THEFIRST MAIN ORDER ROOT (12" DIA. OR LARGER)EMERGES FROM THE TRUNK. SET MAIN ORDERROOT 1" HIGHER THAN ADJACENT GRADE. DONOT COVER TOP OF ROOT BALL WITH SOIL.PLACE ROOT BALL ON UNDISTURBED ORCOMPACTED SOILTAMP SOIL AROUND ROOT BALL BASE FIRMLYWITH FOOT PRESSURE SO THAT ROOT BALLDOES NOT SHIFT4" BUILT-UP EARTH SAUCER BEYOND EDGE OFROOT BALLPLANTING PIT TO BE TWOTO FIVE TIMES THE DIAMETEROF THE ROOT BALL, SLOPEDPREPARED PLANTING SOILPER SPEC6' DIAMETERMULCH RINGREMOVE BURLAP, TWINE, ROPE AND WIRE FROMTOP HALF OF ROOT BALLEDGE CONDITION VARIES;REFER TO PLAN4" ORGANIC MULCH; DO NOT PLACE MULCH INCONTACT WITH TREE TRUNKSCARIFY SIDES OF TREE PITWITH SPADE BY HAND TO BINDWITH PREPARED PLANTING SOILDETAIL - TREE PLANTING3/4" = 1'-0"PROVIDE & INSTALL RODENT PROTECTION.12"HARDWIRE CLOTH MESH CYLINDER, 8" DIA. ORGREATER X 36" HGT; STAKE IN PLACE. PER SPECP-20 199B-151PREPARE PLANTING SOIL FORTHE ENTIRE BEDAPPLICATION OF PRE-EMERGENTHERBICIDE3" MULCH; DO NOT PLACE INCONTACT WITH SHRUB STEMPREPARE BED A MIN. 4" DEEPER THAN ROOT BALL 12" MIN.SPACINGDETAIL - SHRUB PLANTING1" = 1'-0"EDGE CONDITION VARIES;REFER TO PLANPLANTING SOIL FOR SHRUBSSCARIFY SIDES AND BOTTOM OF ENTIREBED WITH SPADE BY HAND TO BINDWITH PLANTING SOILUNDISTURBED SUBGRADECONTAINER GROWN MATERIALSHALL HAVE ROOTS HAND LOOSENEDP-20 199B-142PREPARE PLANTING SOIL FORTHE ENTIRE BED1'-6"6"MIN.SPACINGUNDISTURBED SUBGRADESCARIFY SIDES AND BOTTOM OF ENTIREBED WITH SPADE BY HAND TO BIND WITHPLANTING SOILPLANTING SOIL FOR PERENNIALSCONTAINER GROWN MATERIAL SHALLHAVE ROOTSH AND LOOSENEDEDGE CONDITION VARIES; REFER TO PLAN3" MULCH; DO NOT PLACE IN CONTACTWITH PLANT STEMDETAIL - PERENNIAL PLANTING1 1/2" = 1'-0"3P-20 199B-16EQ.CLCLCLCLEQ.NOTE: REFER TO PLANTING SCHEDULE PLANT SPACING.GRID SPACINGLAYOUT PLANEQ.CLCLTRIANGULAR SPACINGLAYOUT PLANEQ.1/2 PLANT SPACING UNLESSOTHERWISE NOTED ONPLANTING SCHEDULE & PLAN1/2 PLANT SPACING UNLESSOTHERWISE NOTED ONPLANTING SCHEDULE & PLANEDGE OF PLANT BED EDGE OF PLANT BEDDETAIL - PLANT SPACING3/4" = 1'-0"4P-20 199B-226"WASHED DRAINAGE AGGREGATE12" THICK MIN.4" DIA. DRAIN PIPE, OUTLET AT ENDOF WALL OR AT 40' CENTERS MAXCOMPACTED BACKFILL MATERIALCOMPACTED CLASS 5 AGGREGATEBASENOTE:CONTRACTOR TO SUBMIT ENGINEERED SHOPDRAWINGS AND MANUFACTURER'S FULLCOLOR RANGE FOR SELECTION BY LANDSCAPEARCHITECT PRIOR TO CONSTRUCTION8" DEPTH LIMESTONE WALL STONE,SPLIT FACE FRONT / SAW CUT TOP,BOTTOM AND ENDSDETAIL - WALL TYPE 03, DRY-STACK LIMESTONE WALL1" = 1'-0"6" MIN.HEIGHT VARIES,REFER TO GRADING PLAN FORTOP / BOTTOM WALL ELEVATIONS HOLD ADJACENT SOIL 3" BELOWTOP OF WALL5P-20 199B-202DETAIL - LOUVERED SCREEN FENCE3/8" = 1'-0"24'-0"7'-8"7'-8"7'-8"6" TYP.4" SQ GALV STEEL TUBINGGALV STEEL LOUVER2"X4" GALV STEEL TUBING14" DIA? SONOTUBEFOOTING6'-0"GRADEELEVATIONAXON6P-20 199B-17 ALATUS, LLC 325 BLAKE ROAD N, HOPKINS, MN Phase 1(A): Building A LIHTC Building Phase 1(B): Buildings C, D, and E/Retail Construction and Parking Easement, Future Phase 2: Buildings B and Townhouse Parcel PARKING EASEMENT EXHIBIT From:Nick Tolsma To:Jan Youngquist Subject:[EXTERNAL] Blake Road Development Date:Tuesday, June 14, 2022 7:40:12 PM 112 low income units. 187 mixed income units (which likely would become low income). With the crime issues that currently exist between 169/Texas Ave & HWY 7/Excelsior... can the city manage patrolling the area frequently? This seems like a poor idea.. I get it, the city will likely do it anyway but.. I now know I will not be planning to purchase my current rental property.