HomeMy WebLinkAbout4 - Enclave Apartments - 33rd St
To: Planning Commission
From: Justin Fortney, City Planner
Date: February 14, 2022
Item: Public Hearing: Rezoning, Preliminary & Final Plat, and Site Plan – 2022-12 –
Apartments – Vermillion St & 33rd St W
Planning Commission Action Requested: The Planning Commission is asked to hold a public
hearing, review the following proposals, and make a recommendation to the City Council.
1. Rezoning from C-4 to R-4
2. Preliminary and final plat
3. Site Plan for two apartment buildings and garages (211 units)
Background Information:
The subject property was guided and zoned commercial (C-4) for many years without any
interest in commercial development. The area was studied during the last Comprehensive
Plan update and changed to medium density residential (R-3/ R-4).
Rezoning Review
The property is guided for medium density residential, which allows for the density that is
being proposed (211 units). Both R-3, Medium Density and R-4, high density would allow for
the proposed density. Apartment buildings with singular entrances are permitted within
the R-4 district, but only within R-3 districts when part of a PRD (planned residential
development).
The Cari Park Subdivision to the south is zoned R-3 - PRD, making the proposed R-4 district a
good transition between existing residential and the commercial development.
Aside from the subject property, there are 6.31 acres of vacant commercial property in this
area for future development. There is also a similar amount of commercial redevelopment
potential.
Zoning Classification
The subject property is zoned C-4, Regional Shopping Center, which allows commercial retail
sales and services.
Planning Commission Memorandum
Adjacent Zoning and Land Uses
Direction Existing Use Zoning Comp Plan
North Me and Julio’s & H. County Inn/Ste C-4 Commercial
East V State Bank/ Cross Rd Center C-4 Commercial
South Cari Park Subdivision R3 - PRD Medium Density
West T Hardware/ Dugarel’s C-4 Commercial
Platting Review
The Preliminary Plat will organize the parcels of land from different subdivisions and create
a developable lot of record for the project. It’s reviewed to assure it meets all the ordinance
requirements for land subdivision, along with technical requirements. The Final Plat
approval would create the official plat to be recorded with the County Records, obligate the
applicants to applicable development fees, and allow for the construction of approved
plans.
Fees
Final Platting approval requires parkland dedication or cash in lieu of land to be used for
area park improvements. This area has not been identified as a park location, so the $1,100
per unit cash rate for multi-family buildings would be applicable. There is an existing credit
of $12,180 from the original County Crossroads Center Addition. Sewer interceptor fees are
required at a rate of $485 for all residential units.
Cash parkland dedication- 211 units X 1,100 = $232,100 - $12,180 = $219,920
Sewer interceptor 211 units X $485 = $102,335
Minnesota Department of Transportation Review
Plans have been sent to the Minnesota Department of Transportation (MN DOT) as
required for plats and site plans proposed that access state highways like 61. No comments
have been received at this time.
Site Plan Review
Existing Condition
The 15.66-acre site is currently vacant land. The southeast corner contains a drainage
feature utilized by the commercial development to the east.
Building Setbacks
The proposed building setbacks are more than the required minimums of 20-feet front and
rear. The sides are also more than the minimum of 23-feet (half of the building height).
Vehicular Access and Circulation
The site maintains the existing access areas and connects them through this site. There is a
drive off the central entrance from 33rd Street that served little purpose other than access
to the subject property if developed with multiple outlots. The drive connects to the back of
the parking lot to the east. The parking lot still has access straight north to 33rd street and to
this site by the southern connection.
The Fire Marshal with the HFD has stated that they have adequate access to the proposed
site.
Some sidewalk connections are needed from the front of building two to the general site
sidewalks. If building two has use of building one amenities, the main entrance or a
secondary entrance should be considered on the north side of building two. This would
significantly reduce the distance between the buildings.
Parking and Loading
Buildings with regular deliveries are required to have loading spaces. While there may not
be regular deliveries for the building itself, there will surely be a lot of loading activity of
people, packages, and mail. Due to the high number of units, delivery vehicles may be there
for some time. Without a loading zone, the delivery vehicles will block parking spaces,
garages, and drive isles. Loading zones near the main entrances would affect the proposed
parking layout, but are necessary.
The current parking standards are two spaces for each unit. With 211 units proposed, 422
parking spaces are required by ordinance. The site plan shows 391 total spaces on the site.
Garage stalls make up 210 and the remaining 181 spaces are surface stalls. This is a rate of
1.85 spaces per unit. The applicant believes that is adequate for the project based on their
experience. As an ordinance requirement, the minimum parking requirement must be
satisfied. Available off-street parking within close proximity is allowed to satisfy the
requirement.
The entire Crossroads Center development is covered by an existing shared parking and
access agreement. This provides the tenants and their visitors use of the existing parking in
the center. This agreement satisfies the parking requirement. The center has far more
parking available than is required or needed.
Architectural Standards
Architectural standards for multiple-family residential buildings require that front facades
and other elevations that are highly visible from public streets and residential districts must
be composed of at least 25% of Class 1 materials, and at least 25% of Class 2 materials.
All elevations meet the minimum requirements of class 1 (glass and brick) and class 2 (fiber
cement panels and siding or equivalent). There are no class 3 building materials proposed
on the apartment buildings. The garages are proposed to have black asphalt shingles and
white horizontal fiber cement siding or similar.
Architectural standards material list
Landscaping
Based on the site size and amount of pavement, the zoning ordinance requires the following
number of plantings:
Type Required Proposed
Tree 149 149
Shrubs 129 250
Staff believes the landscaping meets the ordinance requirements. At least one landscape
island in needed on the south side of the north parking lot.
Lighting
A photometric plan must be submitted to assure light levels at the south property line are
below .5 foot-candle adjacent to residential. The lighting plan must show that downfacing
fixtures are utilized with auto switching controls.
Notification
Notice was published and sent to property owners within 350’ of the proposal. No specific
comments have been received.
Recommended Action:
Approval of the rezoning, preliminary and final plat, and site plan, subject to the following
conditions:
1) Conformance with the Planning Commission Staff Report and plans dated February 14,
2022.
2) All disturbed areas of the property shall be stabilized with rooting vegetative
cover to eliminate erosion problems.
3) Any uncompleted site work must be escrowed at 125 percent of the estimated
value prior to issuance of a certificate of occupancy.
fiber cement panels/ siding
Attachments:
• Aerial photograph with general site layout
• Photographs
• Elevation drawings
• Floor Plan, level one, building one
• Site plans
4)The perimeter of the site must have erosion control, as approved by the City
Engineering Department.
5)Approval is subject to a one-year Sunset Clause; if significant progress is not
made towards construction of the proposal within one year of City Council
approval, the site plan approval is null and void.
6)In addition to the landscaping shown on the plan, at least one landscape island
is required on the south side of the north parking lot.
7)A right-of-way permit is required for any work in the public-rights-of-way.
8)Accommodate and or resolve any pending comments from the Minnesota
Department of Transportation regarding their review of the project.
9)Provide waste enclosure designs/ elevations.
10)Submit a photometric plan.
11)The City Engineering Department must approve any required drainage plan,
including:
a.Stormwater Maintenance Agreement, which the City will
draft for the infiltration basin.
b.NPDES Permit - Required since project disturbs over 1 acre.
c.The drainage area discharging to the infiltration basin should
be expanded to include a portion of 33rd St (through the CBs)
and possibly the parking lot of Hastings Country Inn. Adjust
size of infiltration basin accordingly.
12)Water Service - Show any patchwork for the 33rd Street connection. City may require
a gate valve where connection on to existing system.
13)Sanitary Service - Re-alignment of sanitary will require coordination with Crossroads
Mall Inc.
14)Right after City Council approval of the final plat, submit the following prior to
recording:
a.Three owner signed mylar plats for city signatures
b.Payment of $219,920 for cash in lieu of parkland dedication.
c.Payment of $102,335 for sewer interceptor fees.
15)Connect the front of building two, to the site sidewalk system.
16)Include loading zones at the entrees of both buildings.
17)Submit a photometric plan .5 foot-candle adjacent to residential and auto switching
controls.
Looking East
DUGAREL'S Terry’s Hardware
Looking Southeast
Looking Southwest
Looking North from Tiffany Drive at path connection.
Terry’s Hardware
Vermillion State Bank
Terry’s Hardware
West
Looking North from Tiffany Drive at path connection.
Vacant Strip Mall
Conceptual Rendering
Elevation Drawings
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GENERAL NOTESKEYNOTES:Signature:Date:License No. XXXXX 2021 YHR PARTNERS, LTD.
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PROJECT NUMBER:Print Name:I hereby certify that this drawing, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.C
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12 13 14 15LKJHGFEDCBA-Telephone: (218)233-4422Moorhead, Minnesota 56560420 Main AvenueARCHITECTURE | PLANNING A120HASTINGS DEVELOPMENT HASTINGS, MINNESOTAENCLAVE Designer FIRST FLOOR PLAN -BUILDING 1
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BLOCK 1
LOT 4
OUTLOT B
33RD STREET W
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PROPOSED
BUILDING40,420 S.F.
FFE=835.00
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PROPOSED
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PROPOSED
BUILDING40,700 S.F.FFE=834.50
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INFILTRATION BASIN 4P
BOTTOM = 824.00
100-YR HWL = 829.22
BASIN 3P
NWL = 827.00
100-YR HWL = 831.44
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NO DATE BY CKD APPR SHEET
OF
Date License #
Print Name:
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.
DRAWN BY
DESIGNED BY
CHECKED BY
PROJECT NO.
PRELIMINARY
DESIGN REVIEW
PERMIT SUBMITTAL
CONSTRUCTION DOCUMENTS REV.
COMMENT
Engineering | Surveying | Planning | Environmental
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HASTINGS APARTMENTS
PRELIMINARY PHASE
ENCLAVE COMPANIES
HASTING, MN
TOT
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SCALE IN FEET
0 12060
NORTH
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C3.01SITE PLAN
----
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS
QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD
GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE
CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE
FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR
ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND
PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE
ENGINEER WITH THE LOCATION, SIZE, INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE
BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH
CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
CONCRETE CURB
EASEMENT LINE
BUILDING LINE
RETAINING WALL
WET LAND
TREE LINE
SAW CUT LINE
SIGN
PROPOSED EXISTING
LEGEND
BOLLARD
##REGULAR PARKING
STALL COUNT
1 KEYNOTE
HEAVY DUTY
ASPHALT PAVING
CONCRETE
PAVING
CONCRETE SIDEWALK
PAVEMENT BY OTHERS
(SEE ARCHITECTURAL PLANS)
BOUNDARY LINE
AREA
LOT 1
OUTLOT A
TOTAL SITE AREA
PARKING SUMMARY
SURFACE STALLS
GARAGE STALLS
BUILDING SETBACKS
FRONT YARD
REAR YARD
SIDE YARD
-1/2 BUILDING HEIGHT PLUS
1/2 FT FOR EACH FOOT OVER
25 FT
ZONING
EXISTING ZONING
PROPOSED ZONING
DEVELOPMENT SUMMARY COMMERCIAL
ACRES
4.86
10.81
15.67
181
210
20 FT
20 FT
00 FT
C4
R4
STANDARD DUTY
ASPHALT PAVING
33RD STREET W
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INFILTRATION BASIN 4P
BOTTOM = 824.00
100-YR HWL = 829.22
BASIN 3P
NWL = 827.00
100-YR HWL = 831.44
33RD STREET W
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NO DATE BY CKD APPR SHEET
OF
Date License #
Print Name:
DRAWN BY
DESIGNED BY
CHECKED BY
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision and
that I am a duly Licensed Landscape Architect under
the laws of the State of Minnesota.
PROJECT NO.
PRELIMINARY
DESIGN REVIEW
PERMIT SUBMITTAL
CONSTRUCTION DOCUMENTS REV.
COMMENT
Engineering | Surveying | Planning | Environmental
22
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HASTINGS APARTMENTS
PRELIMINARY PHASE
ENCLAVE COMPANIES
HASTING, MN
TOT
RM
SCALE IN FEET
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L1.01LANDSCAPE PLAN
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THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS
QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD
GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE
CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE
FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR
ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND
PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE
ENGINEER WITH THE LOCATION, SIZE, INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE
BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH
CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
CALCULATIONS
ONE OVERSTORY TREE PER 4000 SQ FT OF PARKING LOT SIZE
ONE OVERSTORY TREE PER 50 FT OF LOT PERIMETER
ONE SHRUB PER 40 FT OF LOT PERIMETER
SCREENING SHRUBS
*70% OPACITY REQUIRED TO SCREEN PARKING FROM RIGHT OF WAY
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
HASTINGS LANDSCAPE CODE
PLANT SCHEDULE
WETLAND LIMITS
TREELINE
PROPOSED
46
103
166
121
CONCRETE SIDEWALK
S
S
SANITARY SEWER
LANDSCAPE EDING
STORM SEWER
WATERMAIN
FORCEMAIN (SAN.)
YARDDRAIN
TREE PROTECTION FENCE
LIMITS OF DISTURBANCE
TREE TO BE REMOVED
D
S
LS
RIPRAP
REQUIRED
46
103
129
*
1.One tree per 4,000 square feet of paved surface is required of which 75% must be deciduous, overstory
trees.Trees shall be planted in medians or directly adjacent to the parking lot perimeter.
2.One tree per 50 feet of lot perimeter is required. Trees shall be planted every 50 feet along public and
private street frontages between the front lot line and back of curb. Remaining trees can be placed
somewhere else on the site.
3.At least one shrub per 40 feet of lot perimeter must be planted.
4.An opaque landscaping feature a minimum of 30 inches in height is required between any parking lot or
driveway and the adjacent street.
--10-foot wide landscaped strip which must screen at least 70% of the length of the lot frontage with
an opaque barrier 30 inches high at initial planting
--Landscaped berms at least 3 feet in height measured from the top of street curb adjacent to the
berm at a slope not greater than 3:1.
TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
SG Acer freemanii `Sienna Glen` / Sienna Glen Maple B & B 2.5"Cal 14
RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 4
WS Betula papyrifera `Whitespire` / Whitespire Birch B & B 2.5"Cal 10
IH Gleditsia triacanthos `Imperial` / Imperial Honeylocust B & B 2.5"Cal 14
RP Quercus robur x warei`Long` / Regal Prince Oak B & B 2.5"Cal 18
BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 21
CONIFERS CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
BF Abies balsamea / Balsam Fir B & B 6`24
BS Picea glauca densata / Black Hills Spruce B & B 6`24
WP Pinus strobus / White Pine B & B 6`14
TO Thuja occidentalis / American Arborvitae B & B 7`6
SHRUBS CODE BOTANICAL / COMMON NAME CONT
LH Hydrangea paniculata `Jane` / Little Lime Hydrangea 5 gal 50
TN Physocarpus opulifolius `SMPOTW` / Tiny Wine Ninebark 5 gal 38
GS Spiraea japonica `Goldflame` / Spirea 5 gal 36
LB Syringa x `Bloomerang` / Lilac 5 gal 83
HA Thuja occidentalis `Holmstrup` / Holmstrup Cedar 10 gal 80
PERENNIALS CODE BOTANICAL / COMMON NAME CONT
SBA Allium x `Summer Beauty` / Summer Beauty Allium 1 gal 51
BIG Geranium x cantabrigiense `Biokovo` / Biokovo Cranesbill 1 gal 74
RSH Hosta x `Regal Splendor` / Plantain Lily 1 gal 89
PLANT SCHEDULE