CR 06-130 Update AUAR-Excelsior Crossings Project
C\TY OF
November 14,2006
m
HOPKINS
Council Report 2006-130
UPDATE AUAR - EXCELSIOR CROSSINGS PROJECT
ProDosed Action
Staff recommends approval of the following motion: adopt Resolution 2006-076.
ordering preparation of an update to the updated Alternative Urban Areawide Review
(AUAR) and updated mitigation plan for the Excelsior Crossings Office Development.
With this action, staff will execute a contract with RLK Associates, Ltd., to complete this
work.
Overview
In 2001 an AUAR was completed for the North Annex property to facilitate the proposed
Medica Project. This environmental review was necessary because of the size of the project and
statutory requirements.
Earlier this year the Medica Project AUAR document was updated for the Excelsior Crossings
Proj ect being proposed by the Opus Corporation. The proj ect, as detailed in this document, is for
a total build-out of the office space component of 691,000 square feet.
Opus has now informed staff that the scope of the project will be 740,000 square feet. The
AU AR document will need to be updated again to reflect this increase in density.
This analysis will basically review traffic impacts. The footprints of the buildings and building
heights (two seven-story buildings, one five-story building) are still consistent with the master
plan as approved by the City.
RLK Associates, Ltd., completed the original AUAR and the last update. Staff is now
proposing that they undertake this modification. As the City is identified as the regulating
governmental agency (RGA) for environmental review, the contract needs to be with the City.
Opus Corporation, however, agrees to pay all costs in conjunction with this study. Once the
document has been created, there will be a public review and comment period.
SUDDortine: Documents
Resolution 2006-076
Proposal from RLK Associates, Ltd., dated November 14,2006
Letter from Faegre & Benson, dated November 15,2006
Site Plan dated 1011 7/06
: :f)
James D. Kerrigan
Planning Economic Development Director
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO. 2006-076
A RESOLUTION OF THE CITY OF HOPKINS
ORDERING PREPARATION OF AN UPDATE TO THE
UPDATED ALTERNATIVE URBAN AREAWIDE REVIEW AND
MITIGATION PLAN FOR EXCELSIOR CROSSINGS DEVELOPMENT
WHEREAS, in 2001 Medical Allina Health Systems proposed to develop a corporate
headquarters for Medica on the SuperValu North Annex Site (Site);
WHEREAS, in response to this proposal, the Hopkins City Council ordered preparation
of the Medica Corporate Office Development Alternative Urban Areawide Review (Medica
AUAR) for the Site;
WHEREAS, on August 21, 2001, the Hopkins City Council accepted the Medica
AU AR for the proposed Medica corporate headquarters proj ect;
WHEREAS, the MedicalAllina Health Systems abandoned the project and the Site
remains undeveloped;
WHEREAS, in late 2005, Opus Northwest, L.L.C. (Opus) proposed to develop the Site
primarily for office space but also with uses not considered in the Medica AUAR, including
some medical manufacturing and research and development uses, a hotel, and ancillary retail
(Opus Project), a project to be known as Excelsior Crossings;
WHEREAS, Opus anticipated development and storm water management facilities on
parcels not included in the study area of the Medica AUAR;
WHEREAS, major street improvements had been constructed next to the Site since
acceptance of the Medica AUAR;
WHEREAS, the AUAR had to be updated to remain in force after August 21,2006;
WHEREAS, on February 17, 2006, the Hopkins City Council ordered preparation of
the Updated Alternative Urban Areawide Review And Updated Mitigation Plan for the
Excelsior Crossings Office Development (Updated Excelsior Crossings AUAR) with an
expected office development of 685,000 square feet (SF) and expected retail development of
6,000 SF;
WHEREAS, on May 16, 2006, the Hopkins City Council approved the Updated
Excelsior Crossings AUAR; and
WHEREAS, due to significant market demand for office space on the Site, Opus now
wants to expand the office component of Excelsior Crossings by 55,000 SF to 740,000 SF.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Hopkins
hereby orders the preparation of an update to the Updated Excelsior Crossing AUAR that
addresses the proposed office space expansion at Excelsior Crossings and conforms to all
requirements for an AUAR update.
BE IT FURTHER RESOLVED, the City Council of the City of Hopkins directs City
staff to negotiate and enter into a contract with RLK Incorporated to prepare the AUAR
update.
BE IT FURTHER RESOLVED, that the all costs for the AUAR update be charged to
Opus.
Adopted by the Hopkins City Council this 21st day of November 2006.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
DRAFT
SCHEDULE FOR
DECEMBER 2006 UPDATE
OF THE
UPDATED ALTERNATIVE AREAWIDE REVIEW
FOR THE
EXCELSIOR CROSSINGS OFFICE DEVELOPMENT
Task
Draft City Council resolution sent to J. Kerrigan
City Council orders preparation of December 2006 AUAR Update
and hires RLK
Draft December 2006 AUAR Update sent to City staff for review
and comment
EQB Monitor deadline for submission of December 2006 AUAR
Update
December 2006 AUAR Update mailed and posted for comment
period
Notice of Availability for December 2006 AUAR Update
published in the EQB Monitor
December 2006 AUAR Update sent by messenger to State
Agencies and Metropolitan Council *
December 5 10 working day comment period begins
December 18 10 working day comment period ends
December 19-26 City staffprepares Record of Decision
December 26 Planning Commission meeting
January 2,2007 City Council acts on December 2006 AUAR Update
January 8 EQB Monitor deadline for publication of notice of City action
January 15 Notice of City action published in EQB Monitor
February 1 30-day period to appeal City action ends
* Messenger service must be used because State agencies and the Metropolitan Council get ten
working days from the "date of receipt" to comment.
Date
November 14, 2006
November 21
November 21
November 27
December 1
December 4
December 4
11/14/06
fb.us.1660976.02
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""
RI...K. Engineering. Landscape Architecture · Planning. Surveying · Traffic
( INCORPORATED) .
"" J Creatmg extraordinary
~ Communities
November 14, 2006
Via Emait (jkerrigan@holJkinsmn.com) and US Mail
Mr. Jim Kerrigan
City of Hopkins
1010 First Street South
Hopkins, MN 55343
Re: Proposal for Professional Services
AUAR Update and Traffic Analysis
Excelsior Crossings Office Development - Hopkins, MN
Dear Mr. Kerrigan:
RLK Incorporated (RLK) is pleased to provide this proposal to City of Hopkins (CLIENT) fOT the update
to the Alternate Area\.Vide Urban Review (AUAR) and Traffic Study for the Excelsior Crossings site
located in Hopkins, Minnesota. .RLK, in association with the City of Hopkins and the developer,
managed the effort to prepare the updated AUAR which was approved by the City of Hopkins on May
16, 2006. .
RLK's scope of services is based on discussions with Rocky Rockenstein ofFaegre & Benson and a
review of the original Medica AUAR and the updated AUAR document that was approved on May 16,
2006. The proposed December 2006 update to the ADAR will evaluate the impact of increasing the
amount of office space to be built on the Excelsior Crossings site by 55,000 square feet.
It is RLK's understanding that Opus will reimburse the City fOT all costs associated with this contract.
Services for the completion of the traffic study update, report preparation, associated AUAR responses,
agency coordination and meetings are broken out separately in the attached AUAR pToposa~. Services
, will be billed on an hourly basis not to exceed the below estimated fees:
Task l-AUAR Update and Coordination:
1.1 Project Management and Coordination Estimated Fee $ 500.00
1.2 AUAR Update Responses, Document Preparation and Estimated Fee $ 3,400.00
Exhibits
1.3 Response to Comments after 1 O-day .Public Review Budgeted Fee $ 1,300.00
Period I Coordination for Approval
1.4 Anaiysis / Preparation of updated Traffic Study Update Estimated Fee $ 8,000.00
1.5 Meetings with Cityl AgenciesfNeighborhood(Hourly) Budgeted Fee $ 3,000.00
1.6 Air and Noise Evaluation (by Subconsultant) Estimated Fee $ 700.00
1.7 Reimbursable Expenses Estimated Fee $ Cost Plus 15%
Total Estimated Fee (exclusive of hourly items and expenses) , Estimated Fee $ 16,900.00
'Offices: Duluth . Ham Lake . Hibbing . Minnetonka . Oakdale
(952) 933-0972 · 6110 Blue Circle Drive . Suite 100 · Minnetonka, MN 55343 . FAX (952) 933-1153
Equal Opportunity Employer
.
RLK appreciates the opportunity to provide this proposal to the City of Hopkins for the December 2006
updated to the AUAR and Traffic Study for the proposed Excelsior Crossings Office Development. We
look forward to the November 21,2006 Authorization to Proceed'from the City Council on the updated
AUAR. Please refer to the assumptions for a complete understanding of this proposal. Ple~se do not
hesitate to contact our office (952-933-0972) with any questions you may have or if additional
information is needed.
Sincerely,
d,evf-~
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Vernon Swing, P '---.....-J
Principal Transportation Engineer
RLK Incorporated
John Dietrich, ASLA
Principal Landscape Architect
Proposal for Professional Servi<;:e ,
Excelsior Crossings Offlce D' vel pment - Hopkins, MN
November 14, 2006
Page 2 of 7
RLK Incotporated (RLK) is pleased to submit a proposal to the City of Hopkins (CLIENT) for
preparation of the December 2006 AUAR Update and Traffic Study for the proposed Excelsior Crossings
Office Development site located in Hopkins, Minnesota. Based on our review of the concept plan dated
October 17, 2006, the attached scope of services represents estimated fees to complete the project for the
proposed December 2006 AUAR Update.
. Assu"1ptions
1. Unless RLK is directed otherwise, Opus will be responsible for all application forms and permit
application fees required by the City and any other agencies involved. RLK documents will be
prepared with agency requirements in mind.
2. The update is for the evaluation of adding an additional 55,000 square feet of office to the May 16,
2006 approved updated AUAR.
3. Opus and CLIENT will provide any.other completed studies, reports, plans, plats or data that may be
of assistance or necessary for RLK to perform under this Agreement. RLK has the right to rely on
infonnation contained in documents provided by Opus and CLIENT.
4. This proposal assumes that the preliminary site plan dated October 17, 2006 will be tbe basis of the
plan unless it is further refined prior to beginning work on tbe AUAR update and traffic study. An
electronic file of the site plan is required. '
5. This update does not change any proposed improvements scheduled for the 3-acre chimney parcel.
6. Agency requirements due to the new site plan and any new permitting criteria will be verified and
changes will be identified in the AUAR update.
7. RLK will attend meetings, as requested by Opus andlor the City on an hourly basis according to the
rate schedule included in the contract.
8. RLK will prepare the draft AUAR update for review and comment by CLIENT and Opus. A fmal
updated draft .will be prepared based on City comments. RLK will be responsible for the
reproduction and distribution as required by the Environmental Quality Board (EQB) EA W '
Distribution List. The December 2006 ADAR Update will include a question-by-question
comparison of the updated AUAR approved by the City on M~y 16,2006.
9. Fees are broken down between the AUAR update and traffic study services. Additiopally, if required
based on the increase in traffic for the 55,000 sqare feet of office space, a vehicle noise and air
evaluation has been included. This analysis will be provided by Liesch Associates as a subconsuItant
to RLK. If a complete report is necessary, additional fee,S may be required.
10. RLK will use the soils report information provided by the Opus. Opus will provide any additional
soils information required and will be responsible for all costs and expenses for geoteclmical
information. .
Proposal for PrOfessional Service
Excelsi r Crossings Office Developm nt - H pkins. MN
November 14.2006
Page 3 of 7
11. Traffic engineering services are identified separately from the AUAR update .service. The traffic
study will confirm the operations of the roadway system that was analyzed in the original May 2006
AUAR update. Build (5~year) and future build (20-year) conditions will be analyzed, based on the
October 17, 2006 plan. Trip generation will be developed and regional distribution will be modeled.
A traffic study will be prepared and the associated response to the AUAR Question 21 will be
prepared. RLK will address agency comments, and coordinate to resolve issues on behalf of Opus
and CLIENT. The traffic services scope of work includes meetings to be attended by the traffic
engineer with the City and the City's traffic consultant.
12. Fo~ the traffic study, only one primary site plan will be studied with parcel usage and size clearly
defined prior to initiation of the impact analysis. Any adjustments to site usage will be analyzed
under separate contract.
13. No roadway design or signal design is included in the proposed scope of work. Traffic counts
utilized in the approved update to the AUAR will also be utilized for the December 2006 update.
14. Wetland permitting, delineation, or mitigation plans are not included in this scope of work.
. Scope of Services for the Traffic Study Update
Task 1: Traffic Study Update
A. Traffic Projections
> Projected design year No Build traffic volumes will be estimated for the years 2009 to reflect
conditions present on the surrounding roadway one year after completion of the development of
the site, and 2020 to reflect the future conditions consistent with the existing AUAR Plar.ming
document. The annual background growth rate for the study area will be estimated based on a
comparison of historical traffic count information provided Hennepin County and MNDOT, and
on fo!,ecasts conducted by MetCouncil and other outside soUrces.
Cumulative traffic growth in the study area associated with other proposed development will also
be incorporated in the No-Build condition, based on information provided by the City of
Hopkins. The traffic in the area will be adjusted to account for potential reconfiguration of the
SUPER V ALU site and possible reuse of the Hopkins Honda site. Further, discussion of the
location of future LRT stops will be addressed. The subject site has direct access to the local
regional trail system, which will be addressed.
> Traffic generated by the proposed development will be estimated for the weekday AM and PM
peak hours, based on data published "by the Institute of Transportation Engineers (ITE) in the th
edition of Trip Generation~
Proposal for Professional Service
Excelsior Crossings Offlc Dev lopm nt - Hopkins, MN
November 14, 2006
Page 4 of 7
The estimated traffic generated by the proposed development will be adjusted to account for
internal shared trips, and TDM measures per the methods described in The Trip Generation
Manual, published by ITE. The distribution of site-generated traffic will be based on an
evaluation of the existing weekday peak hour traffic volume patterns within the study area, and
on information provided by the MetCouncil and Hennepin County.
The traffic generated by the project will be combined with the 2009 and 2020 No ,Build volumes
to establish the 2009 and 2020 Build traffic volumes.
B. Intersection Operations
The operating conditions of the study area intersections will be analyzed for the existing conditions
as well as the projected 2009 and 2020 No-Build and Build conditions using procedures described
in the 2000 Highway Capa.city Manual, published by the Transportation Research Board. These
operating conditions will be analyzed for weekday AM and PM peak hours.
If these analyses indicate a significant change from the operating conditions documented in the
AUAR for the No-Build scenario, recommendations for improvements will be identified. The Build
conditions will be compared with AUAR Build conditions and with the No-Build conditions.
Where these analyses indicate that the project will have significant impact on .the traffic operations
and safety, roadway improvements will be recommended to mitigate the identified impact.
Parti~ular emphasis will be placed on the conditions present on 111 169 Ramps and on Minnetonka
Mills/2nd Street. .
Additionally, a queuing analysis of the traffic estimated to turn into and out of the site via dedicated
turn lanes will be conducted, and mitigation will be suggested as necessary.
Task 2: Report
A traffic impact report, suitable for inclusion in an update to an AUAR will be prepared that will
summarize the data and methodologies, discuss the roadway operations and safety, and provide
conclusions and suggestions. Two copies of the Draft Report will be submitted to the CLIENT for
review. Comments received on the draft report will be incorporated into a Final Report, which will be
suitable for submission to the City for their review and distribution.
Task 3: Meetings
Ifis anticipated that attendance at two (2) meetings with the CLIENT/City and attendance at the
neighborhood meeting will be required. Meeting attendance will be per the CLIENT' s r~quest only.
Proposal for Professionat Service
Excelsior Crossings Offic Developm nt - Hopkins, MN
November J4, 2006
Page 5 of 7
SCHEDULE
It is anticipated that the traffic study will be completed and the draft report submitted to the client for
review within two (2) weeks from receipt of a noti~e to proceed.
ATTACHMENTS
Attachment A and B (professional Services Rate Schedule) are incorporated into this Agreement by
reference as if fully set forth herein.
COMPLETE AGREEMENT
This Agreement states the entire agreement between RLK and CLIENT, merges all prior negotiations,
agreements and understandings, if any exist, and states in full all representations and warranties that have
induced this Agreement, there being no representations or warranties other than those herein stated.
Each party hereto agrees that in dealings with third parties no contrary rePresentations will be made.
AMENDMENT
This Agreement may be altered or amended only by a writing signed by RLK and CLIENT.
COU NTERP ARTS
This Agreement may be executed in any number of counterparts, each of which will be deemed an
original; but all of which will constitute one and the same instrument.
CHOICE OF LAW
The laws of th~ State of Minnesota will govern this Agreement.
SEVERABILITY
The invalidity or p~ial invalidity of any portion of this Agreement will not invalidate the remainder
thereof, and said remainder will remain in full force and effect.
Proposal for Professional Service.
excelsIor Crossings Offic Development - H pkins, MN
November 14,2006
Page 6 of 7
AUTHORIZATION OF SIGNATURES
RLK and CLIENT represent and warrant that each has taken all necessary corporate, legal or other
actions to duly authorize and approve the making and performance of this Agreement and that the person
signing this Agreement on their respective behalf is duly authorized to do so.
Th Client and RLK Incorporated Aaree as Set Forth Above
Client:
City of Hopkins
1010 First Street South
Hopkins, MN 55343
RLK Incorporated:
RLK IncorPorated
6110 Blue Circle Drive, Suite 100
Minnetonka, MN 55343
Signature
~~~L1-
John Dietrich, ASLA
Principal Landscape Architect
Title
----N cN"": t11 '"20')/0
Date /
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Date
Attachment: RLK. Standard Attachment A - General Conditions
RLK Standard Attachment B - Hourly Rate Schedule
Cc: Nick Erpelding - RLK Incorporated
Proposal for Professional Service
Excelsior Crossings Office Dey,elopm nt - Hopkins, MN
November 14, 2006
Page 7 of 7
ATTACHMENT A .. GENERAL CONDITIONS
The infonnation contained in the letter proposal accompanying
this Attachment A may be reasonably relied upon by RLK-
Kuusisto, Ltd. (RLK) and CLIENT in determining RLK's
scope of work, the schedule for perfonning the work and the
compensation to be paid to RLK. However, both parties
recognize that such informati9n may not be complete or may
change and that the CLIENT and RLK shall negotiate
appropriate adjustments in schedule, compensation and
services in accordance with the tenns and conditions contained
in this Attachment A.
I. DEFINITIONS
The following words and phrases shall have the meaning
indicated below:
A. Agreement means RLK's letter proposal; Attachment A -
General Conditions; Attachment B- Professional Services
Rate Schedule; and any Design Change Notice or other
writing signed by both parties indicating that it is an
amendment or addendum to this Agreement.
B. Certificate for Payment means a representation by RLK
or other person performing construction administration
services that the Work has progressed to the point
indicated in the Contractor's application for payment,
subject to (1) an evaluation of the Work for conformance
with contract documents; (2) results of subsequent tests
and/or inspections; (3) correction of minor defects and
(4) any other specific qualifications.
C. Construction Phase means that part of the work after the
construction contract is awarded and before substantial
completion.
D. Contractor means any person or entity employed to
perform Work on the Project.
E. Hazardous Environmental Condition means any condition
subject to regulations and controls of the Minnesota
Pollution Control Agency, or that is dermed in the
Comprehensive Environmental Response, Compensation
and Liability Act (CERCLA), or the existence of any
other potentially hazardous or toxic materials or
conditions.
F. Substantial Completion means that the Work on the
project is sufficiently complete in accordance with the
contract documents so that the CLIENT can occupy or
utilize the Work for its intended use.
G. Work means those services, materials, labor or supplies
used to complete the Project
H. Documents means any written, printed, typed, recorded or
graphic matter, however produced, reproduced, or stored,
including but not limited to electronic data, photograplls
and maps.
r. Construction Administration or Construction Phase
Services include construction observation and specifically
exclude inspection of construction.
II. CLIENT'S RESPONSIBILITIES
In addition to other responsibilities of CLIENT as set forth in
this Agreement, CLIENT shall:
A. Provide full information in a timely manner regarding
requirements for and limitations on the Project.
B. Designate a representative who shall be authorized to act
on the CLIENT's behalf with respect to the Project.
C. Examine all alternate solutions, studies, reports, sketches,
drawings, specifications, proposals, and other documents
presented by RLK (including obtaining advice of an
attorney, insurance counselor, and other advisors or
consultants as CLIENT deems appropriate with respect to
such examination) and render in writing timely decisions
pertaining thereto.
D. Provide the services of an independent testing firm to
perform all inspections, tests, and approvals of samples,
materials, and equipment required by law or the Contract
Documents, or to evaluate the performance of materials,
equipment, and facilities of CLIENT, prior to their
incorporation into the work with appropriate professional
interpretation thereof.
E. Furnish all legal, insurance and accounting services,
including auditing services that may be reasonably
necessary at any time for the Project or to meet
CLIENT's needs or interests.
F. Submit to any governmental or permitting authority all
necessary applications for permits or other required
submissions.
G. Provide prompt written notice to RLK if the CLIENT or
any representative, contractor or agent of CLIENT
becomes aware of any fault, defect or non-confoIIDance
in the Project, including any errors, omissions or
inconsistencies in RLK's work.
H. Give prompt written notice to RLK whenever CLIENT
observes or otherwise becomes aware of a Hazardous
Environmental Condition or of any other development
that affects the scope or time of performance of RLK's
services.
I. Warrant that funds are or will be available for prompt
payments to RLK under the terms of this Agreement.
RLK shall be entitled to full payment for completed work
regardless of the timing or the CLIENT's failure to
receive financing or governmental or other approvals.
RLK is not a co-venturer with the CLIENT and the
payment of fees and reimbursable expenses is not at risk.
III. RLK's RESPONSmILITIES
A. RLK shall review the laws, codes and regulations
applicable to RLK's services.
B. RLK shall be entitled to rely on the accuracy and
completeness of all requirements, programs, instructions,
reports, data, services and information furnished by the
CLIENT. RLK may use such information in performing
or furnishing services under this Agreement and CLIENT
will defend, indemnify and hold harmless RLK for any
errors or omissions in such information. RLK. shall
provide prompt written notice to the CLIENT if RLK
becomes aware of any errors, omissions, or
inconsistencies in such information.
C. RLK shall be responsible for the technical accuracy of its
services and documents resulting therefrom To the
extent that any deficiencies are present or discovered,
RLK shall correct such deficiencies without additional
compensation except to the extent such action is directly
attributable to deficiencies in CLIENT-furnished
information.
Page 1 of 5
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RLK
r~D'
ATTACHMENT A - GENERAL CONDITIONS
D. RLK shall submit the deliverables required under the
Agreement at intervals appropriate to the design or
development process for purposes of evaluation and
approval by the CLIENT. RLK shall be entitled to rely
on approvals received from CLIENT in further
development ofthc designs.
E. RLK will provide one single review and response to any
governmental or permitting authority's comments or
requested revisions to RLK's deliverables required under
the Agreement.
F. RLK will schedule the work upon receipt of the executed
Agreement. Work on subsequent phases of the Project
will begin upon receipt of approval from the CLIENT and
upon receipt of the full balance of fees due for work
completed to the date of the CLIENT's approval.
G. The standard of care for all professional consulting and
related services performed or furnished by RLK under
this Agreement,will be the care and skill ordinarily used
by members ofRLK's profession practicing under similar
circumstances at the same time and in the same locality.
RLK MAKES NO WARRANTIES,
EXPRESS OR IMPLIED, UNDER THIS
AGREEMENT OR OTHERWISE, IN
CONNECTION WITH RLK'S SERVICES.
IV. CONSTRUCTION ADMINISTRATION
SERVICES
A. The Letter Proposal or Design Change Notice shaH
include the parties agreement about whether or not RLK
will provide construction administration services. If
required as part of the Agreement, RLK's responsibilities
to provide construction administration services
commences with the award of the initial contract for
construction and tenninates at tlle issuance to the
CLIENT of the final Certificate for Payment. RLK shall
be entitled to additional compensation if construction
administranon serYlces extend 60 days after the date of
Substantial Completion of the work
B. Should CLIENT provide Construction Phase services
with either CLIENT's representatives or a third party,
RLK's services under this Agreement will be considered
to be completed upon completion of the Final Design
Phase or Bidding or Negotiating Phase.
C. It is understood and agreed that if RLK's services under
this Agreement do not include Project Observation, or
review of the Contractor's perfonnance, or any other
Construction Phase services, and that such services will
be provided by CLIENT, then CLIENT assumes all
responsibility for interpretation of the Contract
Documents and for construction observation or review
and waives any claims against RLK that may be in any
way connected thereto.
D. During the Construction Phase, RLK shall not supervise,
direct, or have control over Contractor's work, nor shall
RLK have authority over or responsibility for the means,
methods, techniques, sequences, or procedures of
construction selected by Contractor, for safety
precautions and programs incident to the Contractor's
work in progress, nor for any failure of Contractor to
comply with Laws and Regulations applicable to
Contractor's furnishing and performing the Work
E. RLK neither guarantees the performance of any
Contractor nor assumes responsibility for any
Contractor's failure to furnish and perform the Work in
accordance with the Contract Documents or any
governmental rule, law or regulation.
F. RLK shall not be responsible for the acts or omissions of
any Contractor(s), subcontractor or supplier, or of any of
the Contractor's agents or employees or any other persons
(except RLK's own employees) at the Site or otherwise
furnishing or performing any of the Contractor's work; or
for any decision made on interpretations or clarifications
of the Contract Documents given by CLIENT without
consultation and advice ofRLK.
G. RLK will review requests by the Contractor for additional
information about the contract documents. Any request
for infonnation shall include a detailed written statement
that indicates the specific drawings or specification on
which clarification is sought and the nature of the
clarification requested. If deemed appropriate by RLK, it
will prepare, reproduce and distribute supplemental
drawings and specifications in response to requests for
information.
H. If included in the scope of the services, RLK shall reVIew
and approve or take other appropriate action upon the
Contractor's submittals such as shop drawings, product
data and samples, but only for the limited purpose of
checking for conformance with information given in the
design concept. RLK's action shall be taken with
reasonable promptness while allowing sufficient time in
RLK's professional judgment to permit adequate review.
Review of such submittals is not conducted for the
purpose of determining the accuracy and completeness of
other details such as dimensions and quantities, or
substantiating instructions for installation or performance
of equipment or systems, all of which remain the
responsibility of the Contractor. RLK's review shall not
constitute approval of safety precautions or any
construction means, methods, techniques, sequences or
procedures. RLK's approval of a specific item shall not
constitute approval of an assembly of which the item is a
component.
I. If the CLIENT requests that RLK execute certificates, the
proposed language of such certificate shall be submitted
to RLK for review at least 14 days prior to the requested
dates of execution. RLK shall not be required to execute
certificates that would require knowledge, services or
responsibilities beyond the scope of this Agreement.
v. COSTS OF THE WORK
A. RLK's opinions of probable Construction Cost provided
for herein are to be made on the basis of RLK's
experience and qualifications and represent RLK's best
judgment as an experienced and qualified professional
generally familiar with the industry. However, since RLK
has no control over the cost of labor, materials,
equipment, or services furnished by others, or over the
Contractor's methods of detennining prices, or over
competitive bidding or market conditions, RLK cannot
Page 2 of5
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RLK
(~D'
ATTACHMENT A - GENERAL CONDITIONS
and does not guarantee that proposals, bids, or actual
Construction Cost will not vary from opinions of
probable Construction Cost prepared by RLK. If
CLIENT wishes greater assurance as to probable
Construction Cost, CLIENT shaH employ an independent
cost estimator.
B. RLK's estimates for the amount of fees and expenses for
its services are based on the best information available to
RLK and is not a guaranteed maximum price. fu
addition, changes in the scope of the services, schedule,
budget or occurrence of unforeseen conditions or
circumstances, will result in adjustments to RLK's
estimates for its fees.
VI. USE OF DOCUMENTS
A: All drawings, specifications or other documents prepared
by RLK for the Project are instruments ofRLK's service,
and RLK shall retain ownership, and all common law,
statutory or other reserved rights, including copyright and
including the right of reuse at the discretion of RLK,
whether or not the Proj ect is completed.
B. Copies of Documents that may be relied upon by
CLIENT are limited to the printed copies (also known as
hard copies) that are signed or sealed by RLK. Files in
electronic media format of text, data, graphics, or of other
types that are furnished by RLK to CLIENT are only for
convenience of CLIENT. Any conclusion or information
obtained or derived from such electronic files will be at
the user's sole risk.
C. When transferring documents in electronic media fonnat,
RLK makes no representations as to long-term
compan'bility, usability, or readability of documents
resulting from the use of software application packages,
operating systems, or computer hardware differing from
those used by RLK at the beginning of this Project.
D. CLIENT may make and retain copies of Documents for
information and reference in connection with use on the
Project by CLIENT. Such Documents are not intended or
represented to be suitable for reuse by CLIENT or others
on extensions of the Project or on any other project. Any
such reuse or modification without written verification or
adaptation by RLK, as appropriate fOT the specific
purpose intended, will be at CLIENT's sole risk and
without liability or legal exposure to RLK or to RLK's
Consultants. CLIENT shall defend, indemnity and hold
harmless RLK and RLK's Consultants from all claims,
damages, losses, and expenses, including attorneys' fees
arising out of or resulting therefrom
E. If there is a discrepancy between the electronic files and
the hard copies, the hard copies govern.
F. RLK shall have the right to include photographs,
drawings and information on the Project in public
relations and marketing materials; and to submit
photographs, drawings and information to design
competitions and publications. However, RLK's
materials shall not include the CLIENT's confidential or
proprietary information if the CLIENT has previously
advised RLK in writing of the specific information
considered by the CLIENT to be confidential or
proprietary. CLIENT may include infonnation about
RLK in promotional materials, advertising and other
display of the project plans and infonnation if the Project
is built and finished sub:ltantially as designed.
vn. SUCCESSORS, ASSIGNS, AND
BENEFICIARIES
A. CLIENT and RLK each are hereby bound and the
partners, successors, executors, administrators and legal
representatives of CLIENT and RLK are hereby bound to
the other party to this Agreement and to the partners,
successors, executors, administrators and legal
representatives (and said assigns) of such other party, in
respect of all covenants, agreements and" obligations of
this Agreement.
B. Neither CLIENT nor RLK may assign, sublet, or transfer
any rights under or interest (including, but without
limitation, moneys that are due or may become due) in
this Agreement without the written cOl1sent of the other,
except to the extent that any assignment, subletting, or
transfer is mandated or restricted by law. Unless
specifically stated to the contrary in any written consent
to an assignment, no assignment will release or discharge
the assignor from any duty or responsibility undcr this
Agreement.
C. Unless expressly provided otherwise in this Agreerrent:
1. Nothing in this Agreement shall be construed to
create, impose, or give rise to any duty owed by
CLIENT or RLK to any Contractor, Contractor's
subcontractor, supplier, other individual or entity, or
to any surety for or employee of any of them
2. All duties and responsibilities undertaken pursuant
to this Agreement will be for the sole and exclusive
benefit of CLIENT and RLK and not for the benefit
of any other party.
VIII. HAZARDOUS ENVIRONMENTAL
CONDITIONS
A. Both parties acknowledge that RLK's scope of services
docs not include any services related to a Hazardous
Environmental Condition. In the event RLK or any other
party encounters a Hazardous Environmental Conditiont
RLK may, at its option and without liability for
consequential or any other damages, suspend
performance of services on the portion of the Project
affected thereby until CLIENT: (i) retains appropriate
specialist consultant(s) or contractor(s) to identity and, as
appropriate, abate, remediate, or remove the Hazardous
Envirorunental Condition; and (ii) warrants that the Site
is in full compliance with applicable Laws and
Regulations.
B. CLIENT acknowledges that RLK is perfonning
professional services for CLIENT and that RLK is not
and shall not be required to become an "arranger,"
"operator," "generator," or "transporter" of hazardous
substances, as defined in the Comprehensive
Environmental Response, Compensation, and Liability
Act (CERCLA), which are or may be encountered at or
near the Site in connection with RLK's actiVlties under
this Agreement
Page 3 of 5
~
RLK
c~n)
ATTACHMENT A - GENERAL CONDITIONS
IX. ALLOCATION OF RISKS
A. To the fullest extent permitted by law, RLK shall
indemnify and hold harmless CLIENT, CLIENT's
officers, directors, partners, and employees from and
against any and all costs, losses, and damages (including
but not limited to all fees and charges of consultants,
architects, attorneys, and other professionals, and all
court or arbitration or other dispute resolution costs)
caused solely by the negligent acts or omissions of RLK
or RLK's officers, directors, partners, employees, and
RLK's Consultants in the perfonnance and furnishing of
RLK's services under this Agreerrent.
B. To the fullest extent permitted by law, CLIENT shall
indemnify and hold harmless RLK, RLK's officers,
directors, partners, employees, and RLK's Consultants
from and against any and all costs, losses, and damages
(including but not limited to all fees and charges of
consultants, architects, attorneys, and other professionals,
and all court or arbitration or other dispute resolution
costs) caused solely by the negligent acts or omissions of
CLIENT or CLIENT's officers, directors, partners,
employees, and CLIENT's consultants with respect to
this Agreement or the Proj ecl
C. To the fullest extent pennitted by law, RLK's total
liability to CLIENT and anyone claiming by, through, or
under CLIENT for any cost, loss, or damages caused in
part by the negligence of RLK and in part by the
negligence of CLlENT or any other negligent entity or
individual, shall not exceed the percentage share that
RLK's negligence bears to the total negligence of
CLIENT, RLK., and all other negligent entities and
individuals.
D. To the fullest extent permitted by law, and
notwithstanding any other provision of this Agreement,
the total liability, in the aggregate, of RLK and RLK's
officers, directors, partners, employees, agents, and
RLK's Consultants, and any of them, to CLIENT and
anyone claiming by, through, or under CLIENT for any
and all claims, losses, costs, or damages whatsoever
arising out of, resulting from or in any way related to the
Project or the Agreement from any cause or causes,
includmg but not limited to the negligence, professional
errors or omissions, strict liability or breach of contract,
or warranty express or implied ofRLK or RLK's officers.,
directors, partners, employees, agents, or RLK's
Consultants, or any of them, shall not exceed the total
compensation received by RLK under this Agreement or
$50,000, whichever is greater.
E. To the fullest extent permitted by law, CLIENT agrees to
defend, indemnify and hold harmless RLK and RLK's
officers, directors, partners, employees, agents, and
RLK's Consultants from any and all claims, losses, costs,
or damages whatsoever arising our of, resulting from or
in any way related to the Project or Agreement from any
cause or causes, including but not limited to the
negligence, professional errors or omissions, strict
liability or breach of contract or warranty of RLK or
RLK's Consultants, which exceed the limit of liability as
set forth in the previous paragraph. CLIENT further
agrees to obtain insurance, if avaIlable, to cover these
indemnification obligations.
F. To the fullest extent permitted by law, and not
withstanding any other provision in the Agreement, RLK
and RLK's officers, directors, partners, employees,
agents, and RLK's Consultants shall not be liable to
CLIENT or anyone claiming by, through, or under
CLIENT for any special, incidental, indirect, or
consequential damages whatsoever arising out of,
resulting from, or in any way related to the Project or the
Agreement from any cause or causes, including but not
limited to any such damages caused by the negligence,
professional errors or omissions, strict liability or breach
of contract, or warranty express or implied of RLK or
RLK's officers, directors, partners, employees, agents, or
RLK's Consultants, or any of them.
G. If the CLIENT makes or causes to be made any
alteration, change, amendment or additions of any kind in
the contract documents or RLK's instruments of service,
the CLIENT shall be solely responsible for any and all
damages, liability and consequence resulting therefrom.
The CLIENT agrees to defend, indemnity and hold
harmless RLK and its agents and consultants from and
against all claims, damages, losses and expenses,
including, but not limited to attorneys' fees arising out of
or related directly or indirectly to any alteration, change,
amendment or addition to the contract documents or
instruments of service.
x. PAYMENTS FOR SERVICES AND
REIMBURSABLE EXPENSES
A. Preparation of Invoices. Invoices will be prepared in
accordance with RLK's standard invoicing practices and
will be submitted to CLIENT by RLK, unless otherwise
agreed.
B. Invoices are due and payable upon receipt. Invoices not
paid within 30 days of the date rendered will be assessed
a finance charge of one percent per month, or fraction
thereof, for each month beyond 30 days past due.
CLIENT will be responsible for all expenses incurred by
RLK in the collection of any unpaid invoice, including
the actual attorneys' fees and costs charged by its legal
counsel.
C. In the event of legislative actions after the effective date
of this Agreement by any level of government that
imposes taxes, fees, or costs on RLK's services or other
costs in connection with this Agreement or compensation
therefore, such new taxes, fees, or costs shall be invoiced
to and paid by the CLIENT. Should such taxes, fees, or
costs be imposed, they shall be in addition to RLK's
estimated totat compensation.
Do RLK shall have the right to suspend work or withhold
completed work on the Project, or any other project in
progress between the CLIENT and RLK if payments are
not timely received upon five (5) calendar days' notice to
the CLIENT. RLK shall have no liability whatsoever to
the CLEINT for any costs or damages as a result of such
suspension caused by any breach of this Agreement by
the CLIENT.
Page 4 of5
~
R.LK.
'~D'
ATTACHMENT A - GENERAL CONDITIONS
E. RLK retains the right not to seal drawings produced for
any phase of this Project until all invoices previously
billed have been paid in full. If a perfonnance schedule
is involved in the work, any time lost while work is
suspended due to non-plyment will be added to the end of
any such schedule. If the work is suspended for a period
longer than 60 days, RLK shall retain the right to charge
a restart fee, to be negotiated and paid prior to resumption
of the work.
F. In the event of a disputed or contested invoice, only that
portion so contested may be withheld from payment, and
the undisputed portion will be paid.
G. CLffiNT shall pay RLK for Reimbursable Expenses. The
amounts payable to RLK for Reimbursable Expenses will
be the Project-related internal expenses actually incurred
or allocated by RLK, plus all invoiced external
Reimbursable Expenses allocable to the Project, the latter
multiplied by a Factor of 1.15.
H. Whenever compensation to RLK herein is stated to
include charges of RLK's Consultants, those charges
shall be the amounts billed by RLK's Consultants to RLK
tirpes a Factor of 1.15. The external Reimbursable
Expenses and RLK's Factors include RLK's overhead
and profit associated with RLK's responsibility for the
administration of such services and costs.
I. If the CLffiNT fails to make payment to RLK in
accordance with the paymcnt terms herein, this shall
constitute a material breach of this Agreement and shall
be cause for termination by RLK.
J. Payment of invoices is in no case subject to unilateral
discounting, backcharges or set-offs by the CLIENT, and
payment is due regardless of suspension or temrination of
this Agreement by either party.
XI. CHANGES IN WORK
A. Change in services ofRLK, including services required of
RLK's Consultants, may bc accomplished after execution
of this Agreement by Design Change Notice or other
writing signed by both parties. In the absence of a mutual
agreement in writing, RLK shall notify the CLIENT prior
to providing such additional services. If the CLIENT
deems that all or a part of the additional services are not
required., the CLIENT shall give prompt written notice to
RLK and RLK shall have no obligation to provide those
services. Except for a change or additional services due
to the fault of RLK, a Design Change Notice shall entitle
RLK to an adjustment in compensation and to any
reimbursable expenses for doing the a:lditional work.
B. The following circumstances affect RLK's services for
the Project and RLK shall be entitled to additional
compensation and an adjustment in schedule should any
of these arise:
1. change in instruction or approvals given by the
CLIENT that necessitate revisions in Instruments of
Service;
2. enactment or revision of codes, laws or regulations
or official interpretations which necessitate changes
to previously prepared Instruments of Service;
3. significant change in the Project including, but not
limited to size, quality, complexity, schedule, budget
or procurement method;
4. failures of perfonnance on the part of the CLIENT,
the CLIENT's consultants or the Contractor; and
5. preparation for, attendance at and follow up after a
public hearing, dispute resolution proceeding or
other legal proceeding except where RLK is a party
thereto.
This list is not meant to be an exhaustive list of circumstances
under which an adjustment in compensation and schedule shall
be made.
XlI. GENERAL CONSIDERATIONS
A. This Agreement is to be governed by the laws of the State
of Minnesota.
B. All express representations, indemnifications, or
limitations of liability included in this Agreement will
survive its completion or termination for any reason.
e. Any provision part of the Agreement held to be void or
unenforceable under any laws or regulations shall be
deemed stricken, and all remaining provisions shall
continue to be valid and binding upon CLIENT and RLK.
D. This Agreement represents the entire and integrated
agreement between RLK and CLIENT. Extra work or
changes in the work shall be by Design Change Notice or
Client's extra work order only. Upon acceptance in
writing by both RLK and CLIENT, all such extra work or
changes shall be incorporated herein.
Page 5 of5
~
RLK
[~r>l
~
RLK. ~~gi~~;i~g- ~-L;~-d~~~P~-A~~~t;;t~;':-PI;~~i"~~-~-S~~~~Y-i~9 -~ -T~~!~~'
( INCORPORATED) .
\. J Creatmg extraQrdil1ary
~ Communities
Professional Services Rate Schedule
Effective: July 1,2006 - June 30,2007
ProCessional Em!ineeriDt! Services
Principal Engineer
Hourly Rates
160.00
Sr. Professional Engineers
120.00 -160.00
Professional Engineers
85.00 - 115.00
Project Engineers CElT)
55.00 - 80.00
Sr. Engineering Technicians
85.00 - 115.00
Engineering Technicians
45.00 - 75.00
Engineering Interns
45.00
Professional Landscaoe Architecture Services
Principal Landscape Architect
Hourly Rates
160.00
Landscape Architects
75.00 - 125.00
Landscape Designers
55.00 - 65.00
Landscape Architect Interns
45.00
Professional PIannine Services
Principal Planner
Hourly Rates
160.00
Senior Planners/Economic Development Director
125.00
Planners
60.00 - 75.00
Planning Interns
45.00
Professional Land SurveVIRll Services
Principal Land Surveyor
Hourlv Rates
160.00
Sr. Professional Land Surveyors
120.00 - 160.00
Professional Land Surveyors
95.00 - 115.00
Land Surveyors In Training
65.00 - 110.00
Land Survey Technicians
45.00 - 80.00
Land Survey Interns
45.00
2-Person Land Survey Crews
115.00 - 155.00
GPS OperatOls
100.00
GPS Equipment Rental
40.00
Proiect SUDDort Services
Project Manager Assistants
65.00 - 85.00
Administrative Assistants
45.00
Unless otherwise stated, chal'ges fol' d;l'ect costs for printing (U,d reproduction, special fees, permits, subcontracts and other out-of-
pocket expellSes will be calculated Oil a basis of actual cost plus fifteen (15) percellt. Mileage, whelJ cl,arged, will be billed at tI,e
currelJt pel' diem rate as authorized IlIJd allowed by the Internal Revellue Service.
.
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UNlTED STAT.E5. l'NGLAND (,t:RMA~Y CUJNA
WALTER H. RO(;KEN~TElN IJ
\VmCktlu:ltl;ljn@flle~.'r~ ,com
{Ill. 766.1208
Novelnber 15.2006
Mr. Jatnes D. Kerrigan
Planning & Economic Development Director
City of Hopkins
1010 First Street South
Hopkins~ MN" 55343
BY E-MAlL
AND U.S. MAlL
Re: Request To Update The Updated Excelsio.l' Crossings AtTAR.
Dear Mr. Kerrigan:
We represent Opus Northwest, L.L.C., who is proposing an expansion to the
Excelsior Crossings mixed-use project on the SuperValu North Annex site in the City of
Hopkins. As you know~ this site was the subject of the lJpdated Alternatil'e [lrban Areawide
Review/or the E.xcelsior Crossings qffice Development, which was approved by the City in
~1ay 2006. This letter COlnes on behalf of Opus to request that the City update the Updated
Excelsior Crossings AllAR to address Opus's proposed expansion of the office compenent of
the project. Opus understands and agrees that the cost of the update will be paid by Opus.
Opus asks that you place this iteln on the City Council's agenda t()r
November 21, 2006.
If you have any questions, please call n1C.
Sin.cerely,
cl~-41I. ~~~=zr
Walter H. Rockcnstein IT
R OCWH:jorsa: lh.us.I 6633M.O (
cc: Jeremy Sleiner
David J. Menke
John Dietrich
1200 WELl.S ).'ARGO C~NTI":R ! 90 'SOUTH SI~Vt:NTH STnf.l':T : M:INNI':APOUS X1P-iNE~OTA 'H1Q1-;>';Q1
T t: L!~ e' H {) N t: & u . 7 b!l" '; 0 (Hi l FA c: S 1M H. E r,"L?,. i IS (> - j (, I) {} I \'I: W ,\,1,'. l' A)? G Kl? . CO 1'1
FAEGRE
&
BENSON
lLP
MEMORANDUM
TO:
J ames Kerrigan
David Menke
FROM:
Walter Rockenstein
cc:
Jeremy Steiner
DATE:
SUBJECT:
November 15,2005
NEED TO UPDATE THE UPDATED EXCELSIOR CROSSINGS AUAR
Opus Northwest, L.L.C. ("Opus") has experienced significant market demand
for office space in its Excelsior Crossings mixed-use project ("Project"). In response, Opus
proposes to expand the office space component of the Project by 55,000 square feet ("SF")
from 685,000 SF to 740,000 SF. Retail space would remain at 6,000 SF, so total Project
square footage would increase from 691,000 SF to 746,000 SF. After reviewing this
expansion, I recommend that the City of Hopkins (the "City") update the Updated Alternative
Urban Areawide Review And Updated Mitigation Plan for the Excelsior Crossings Office
("Updated Excelsior Crossings AUAR").
Reason Supporting Update
The Updated Excelsior Crossings AUAR should be updated because the
Environmental Quality Board Environmental Review Rules ("EQB Rules") require an AUAR
update if "total development in the area would exceed the maximum levels assumed in the
environmental analysis document." See Minn. Rules 4410.3600, subp. 7.C. The Opus
proposal increases both the office component and total size of the Proj ect by more than a
nominal amount, so an update must be undertaken. Even though preliminary analysis of the
expansion proposal's environmental effe~ts indicates no significant impacts and no need to
alter the Mitigation Plan in the Updated Excelsior Crossings AUAR, the City should adhere to
the MEQB Rules and undertake an update.
Commencing The AUAR Update
RLK-Kuusisto, Ltd., the firm that prepared the Updated Excelsior Crossings
AUAR, is prepared to undertake the update including the necessary traffic analysis. To
proceed, the City should authorize updating the Updated Excelsior Crossings AUAR, retain
RLK-Kuusisto, Ltd. as the consultant to perform the work, and provide that Opus will pay the
update costs.
W.H.R.
II
fb.us.1662905.01
-2-
DRAFT
SCHEDULE FOR
DECEMBER 2006 UPDATE
OF THE
UPDATED AL TERNATIVE AREAWIDE REVIEW
FOR THE
EXCELSIOR CROSSINGS OFFICE DEVELOPMENT
Task
Draft City Council resolution sent to J. Kerrigan
City Council orders preparation of December 2006 AUAR Update
and hires RLK
Draft December 2006 AUAR Update sent to City staff for review
and comment
EQB Monitor deadline for submission of December 2006 AU AR
Update
December 2006 AUAR Update mailed and posted for comment
period
Notice of Availability for December 2006 AUAR Update
published in the EQB Monitor
December 2006 AUAR Update sent by messenger to State
Agencies and Metropolitan Council*
December 5 10 working day comment period begins
December 18 10 working day comment period ends
December 19-27 City staff prepares Record of Decision
January 2,2007 City Council acts on December 2006 AUAR Update
January 8 EQB Monitor deadline for publication of notice of City action
January 15 Notice of City action published in EQB Monitor
February 1 30-day period to appeal City action ends
* Messenger service must be used because State agencies and the Metropolitan Council get ten
working days from the "date of receipt" to comment.
Date
November 14,2006
November 21
November 21
November 27
December 1
December 4
December 4
11/14/06
fb.lls.1660976.01
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SITE NOTES ~ ~ g 0
MASTER SITE PLAN IS FOR A PROPOSED REVISION TO THE
UPDA TED AUAR DOCUMENT AND IS lLLUSTRA liVE. MASTER PLAN
HAS BEEN PREPARED BY OPUS AND R1.K INc..
TYPICAL FULL SIZE 90. PARKING STALLS WITHIN THE PARKING
RAMP STRUCTURES ARE 8.S'x18. AND THE SURFACE PARKING . - . . . - .
STALLS ARE 9.x18' UNLESS OTHERWISE NOTED.
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OFfiCE USE IS PARKED AT 4 STALLS / 1000 SF BLOG ~
(4/1000). ~
RETAIL USE IS PARKED AT 5 STAUS / 1000 SF BLOG ~
M~ I
THE 28 AC. PARCEL B IS ZONED B-P. Ii
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BUILDING SUMMARY I USE CHART A :::)
BUIlDING I 9UIlOING BUltDINC PARKING A.
GRANO SO. F"T. USE REQUlR€D 0
BUILDING A 210.000 Sf" OffICE 840 STAllS A
BUILDING B 260.000 Sf" OfFICE 1,040 STAllS ~ <Ct
BUIlDING C 270.000 Sf" OfFICE 1,080 STAllS l
BUIlDING 4 6.000 Sf" RETAIL 30 STAllS (I)
C) OZ
TOTAL 746.000 Sf" ~~Ifflt& 2.990 STAllS 0 100 200 Z lLIt-<
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SCAlE IN rEET ~ ~Q..
010.0::
SITE DATA CHART 5cn ::>~
______ SITE PARCEL 8U\lOING PARKING PARKING PARKING O::~ O~
AREA uSE AREA REQUIRED PROVlOEO , RA 110 O~ ~::iE
CHIMNEY lJ2.167 Sf NSTlTUTlONAl 0 Sf" 0 STAllS 0 STAllS 0 (I)-X 0
PARCEl 3.0 AC (OTY) -J Q.O::
MAIN 1.219.985 Sf" COMMEROAl 746.000 Sf" 2990 STA''': .1 064 STALLS 41/1000 l&J 0<
PARCEL 28.0 AC (OffiCE) .'........., - U 0::::>
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PLAN DATE: OCT. 17 2006 ~~o~~~
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