HomeMy WebLinkAbout3 - Stencil Flats on 3rd
To: Planning Commissioners
From: John Hinzman, Community Development Director
Date: February 14, 2022
Item: Nathan Stencil - Rezoning, Special Use Permit, Preliminary Plat, and Final Plat, Site Plan
#2021-50 - Stencil Addition-Flats on 3rd
Planning Commission Action Requested
Review the following actions for development of Stencil Addition - Flats on 3rd, an 89 unit apartment
building as proposed by Nathan Stencil of NJS Development LLC. The 1.13 acre property is currently
owned by Stencil and the Hastings Economic Development and Redevelopment Authority (HEDRA).
The site is generally located west of Bailey Street, between 3rd and 4th Streets:
1) Rezone Property from I-1 Industrial Park and to DC - Downtown Core
2) Special Use Permit - Shoreland Ordinance
a. Building over five units in size
b. Impervious surface coverage exceeding 25%.
3) Preliminary and Final Plat of STENCIL ADDITION a replat of three existing lots and partial
vacation of an alley into a single lot of record.
4) Site Plan for construction of an 89 unit apartment building with ground floor covered
parking and atop four stories of residential apartments (five stories total).
BACKGROUND INFORMATION
Comprehensive Plan
The property is guided Mixed Use High Residential within the 2040 Comprehensive Plans. The
proposed use is consistent with the Comprehensive Plan. An amendment to reguide the land from
Mixed Use to Mixed Use High Residential was approved by the City Council on November 15, 2021.
Zoning
The property is currently zoned I-1 Industrial Park. The planned use and density are permitted
under the proposed DC Zoning District.
Planning Commission Memorandum
Existing Condition
The site contains a house recently purchased by Stencil (404 3rd St E). The steel building located
at 415 4th Street E has been sold to a private party and is currently being removed. The remaining
site is generally flat and treeless.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North 3rd Street
Red Rock Corridor Parking Lot Mixed Use High
Residential
DC - Downtown Core
East Mississippi River Trail (Bailey St)
CP Railroad Highway\ROW DC - Downtown Core
South 4th Street
City Storage Garage (Police) Medium Residential C-3 - Community
Regional Commerce
West Residential - Single Family Medium Residential I-1 - Industrial Park
History
The home located at 404 3rd Street E was constructed in 1900 and was most recently used as an
apartment. The remaining site was formerly part of the UBC Lumberyard and was acquired by the
Hastings Housing and Redevelopment Authority (HRA) in 2006 and transferred to HEDRA in 2009.
The former UBC building was used for City storage. The steel building was recently sold at auction
and is being removed by a private party.
HEDRA Purchase and Development Agreement
HEDRA has executed a Purchase and Development Agreement to sell the its portion of the
development to Stencil upon development approvals.
Neighborhood Meeting
Stencil held a meeting on December 7, 2021 to introduce the proposal to the neighborhood.
About five neighbors attended sharing concerns about height of building, balconies, setback to
residential area, and long-term ownership of the property.
Notification of Adjacent Owners
All property owners within 350 feet of the site were provided notification of the meeting. One
email in support of the application submitted by Amy Fox is attached.
REZONING REVIEW
Request
Rezone property from I-1 Industrial Park to DC - Downtown Core. The actions serve as an
amendment to Hastings City Code Chapter 155.01 - Official Zoning Map.
Analysis
DC Requirement Site Proposal
Residential Use Above 1st Floor Above 1st Floor
Minimum Lot Width 22 feet 132 feet
Minimum Lot Depth 80 feet 302 feet
Maximum Building Height 57 feet 53 feet, 4 inches
Maximum Building Stories N\A 5
Site Density 14 units per acre 78.8 units per acre
SITE LOCATION
RECOMMENDATION - REZONING
The proposed development plan and rezoning is consistent with the Comprehensive Plan. The
plan meets the requirements of the proposed zoning district and is adjacent to other properties of
similar zoning. Approval of the Rezoning to DC Downtown Core is recommended subject to the
following:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
February 14, 2022
SPECIAL USE PERMIT REVIEW
Request
Grant the following Special Use Permits subject to City Code Chapter 153 - Shoreland Ordinance:
1) Construction of a building exceeding five units in size (153.05, Subd. A.4.d). 89 units are
proposed.
2) Development of a building site exceeding and impervious surface coverage of 25%
(153.05, Subd. E.2.a). The impervious surface coverage will increase from 78.3% to 88.3%
Shoreland Ordinance
The Shoreland Ordinance establishes certain regulations for building and development for
properties within 1,000 feet of lakes and 300 feet from rivers. The property is approximately 300
feet from Lake Isabel.
Special Use Permit
Certain activities within City Code are identified as “Special Uses” and may be approved by the
City Council subject to the establishment of certain conditions to ensure operation is harmonious
with the surrounding area.
Minnesota Department of Natural Resources (DNR) Review
The proposal has been sent to the DNR for review, no comments have been received at this time.
Analysis
• The project transforms a former industrial site into residential development.
• The does not currently incorporate stormwater management controls.
• Stormwater runoff will be required to meet Municipal Separate Storm Sewer System
(MS4) requirements for rate, volume, and sediment control.
• The density and development pattern are consistent with adjoining areas within
Downtown and consistent with the Heart of Hastings Master Plan for development.
RECOMMENDATION
Approval of the two Shoreland Management Special Use Permits subject to the following
conditions:
1) Final approval of the Grading, Drainage, and Erosion Control Plan by the City Engineer.
2) Approval is subject to a one year Sunset Clause; construction must occur within one year
of City Council approval or approval is null and void.
PRELIMINARY AND FINAL PLAT REVIEW
Request
Preliminary and Final Plat approval of STENCIL ADDITION, A replanting of existing parcels.
Difference Between Preliminary Plat and Final Plat
Preliminary Plat approval includes the plan for future subdivision of the entire development
including a review of lots, streets, grading, stormwater, utilities, public land dedication, and
landscaping. Final Plat approval is the formal subdivision of all or a portion of a Preliminary Plat
into lots of record for home construction. The Preliminary Plat establishes the plan for
development, while the Final Plat formally puts the plan into effect.
Streets
No new public streets are included as part of this plat. All access drives would be privately owned
and maintained.
Vacation of Alley
The plat includes the vacation of the eastern half of the mid-block alley. City Council will consider
the vacation application as part of its plat review.
Stormwater Maintenance Agreement
A Stormwater Maintenance Agreement will be required at the time of platting to allow access and
emergency maintenance of facilities.
Trail Encroachment
The existing Bailey Street Trail encroaches upon the property near the northeast corner. An
easement agreement recognizing and allowing the encroachment will be required at the time of
platting.
Park Land Dedication
The Park and Recreation Commission met on February 8, 2022 to consider the method for
satisfying park dedication requirement. Payment of cash in lieu of land in the amount of $97,900
($1,100 x 89 units) was recommended.
Interceptor Sewer Fee
Payment of sewer interceptor fees in the amount of $43,165 ($485 x 89 units) is required prior to
release of the final plat mylars for recording.
Grading Drainage and Erosion Control
Grading Drainage and Erosion Control plans will be reviewed as part of the site plan.
RECOMMENDATION
Approval of the Preliminary and Final Plat is recommended subject to the following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report dated
February 14, 2022
2) Approval of the concurrent rezoning to DC - Downtown Core.
3) Approval of the concurrent Shoreland Special Use Permit to allow a building over five units
and impervious surface coverage exceeding 25 percent.
4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
5) Payment of $97,900 ($1,100 x 89 units)to satisfy park dedication requirements prior to
release of the final plat mylars for recording.
6) Payment of $43,165 ($485 x 89 units) in sewer interceptor fees prior to release of the final
plat mylars for recording.
7) Final approval of the Grading, Drainage, and Erosion Control Plan by the Public Works
Director.
8) Execution of an easement agreement allowing encroachment of the existing Bailey Street
Trail upon the subject property.
9) A Stormwater Maintenance Agreement will be required as part of Plat approval which will
include an easement to allow access and emergency maintenance of stormwater facilities.
10) Approval is subject to a one year Sunset Clause; the plat must be recorded with Dakota
County within one year of City Council approval or approval is null and void.
SITE PLAN REVIEW
Request
Construction of an 89 unit apartment building containing four stories of residential units over first
floor parking (five stories total).
Vehicular Access and Circulation
Vehicular access and circulation are acceptable. A one way private drive extends from 3rd Street
to 4th Street incorporating a drop off area at the main entrance to the north and surface parking
to the east. Access to the parking garage is provided from 4th Street.
Building Setbacks
There are no minimum prescribed setbacks within the DC Zoning District. Proposed setbacks to
the property line are as follows:
Direction Setback to Property Line
North - 3rd Street - Parking Lot 5-18 feet
East - Bailey Street Trail 65 feet
South - 4th Street - City Storage 10 feet
West - Residential 5.5-7 feet
Pedestrian Access
The Hastings MRT - Hastings Loop Trail abuts the site to the north and east providing access to
Downtown and beyond. A sidewalk connection to the trail is proposed from the main entrance
on 3rd Street. A private sidewalk is proposed along the east end of the building. Access is
acceptable with the following addition:
1) Extend the sidewalk along the north side of 4th Street to provide connection to the Bailey
Street Trail.
Required Parking
Proposed parking is acceptable and falls within the range of recognized parking standards.
Parking requirements for construction of new buildings within the DC Zoning District are
determined through utilization of The Urban Land Institute’s (ULI) Shared Parking Standards
Guidelines or International Transportation Engineers (ITE) Shared Parking Standards. ITE provides
the average and 85th percentile parking demands for a site based on the land use type, size and
number of units, and context (urban, suburban, rural, proximity to transit). ULI provides
calculations based on different types of land use context (urban, suburban, rural) and size of
building. Calculations follow below:
Parking Calculation
Architectural Design
The building façade incorporates brick, and metal with limited use of cementitious siding in a
modern intrepretation based on existing colors in the downtown area. Window sizing and
placement have been designed to reduce the massing of the building and to reflect the historic
patterns of the downtown area.
Architectural Standards
Architectural elevations are reviewed for conformance to the Architectural Standards of the
Zoning Code. The building façade must consist of 65% of Class 1 or 2 materials, with Class 1
materials comprising at least 25%. Building Class materials are as follows:
Gross Required Parking Calculations Number Requirement Needed
ITE - Apartment - average 89 units 1.21 per unit 108
ITE - Apartment - 85th percentile 89 units 1.52 per unit 136
ULI - Shared Parking - Suburban (less than 4 floors) 89 units 1.23 per unit 110
Off Street Parking Provided Spaces Garage 65 Surface Parking 44 TOTAL 109 1.22 spaces per unit
Class 1 Class 2 Class 3
Brick EIFS or Drivit Industrial grade concrete
precast panels
Natural Stone Masonry Stucco Smooth concrete
Glass (including block,
windows, or opaque mirrored
panels)
Specialty Integral Colored
Concrete Block (including
textured, burnished block, rock
face block)
Ceramic
Seamless metal panels
(including copper)
Architecturally textured
concrete precast panels
Wood
Other materials not listed
elsewhere as approved by the
Administrative Official
Tile (masonry, stone, or clay) Aluminum or Vinyl Siding
Other materials not listed
elsewhere as approved by the
Administrative Official
Other materials not listed
elsewhere as approved by the
Administrative Official
Class One materials comprise between 80-90% of the esterior elevations and primarilly consist of
brick, windows, and metal panel siding and trim. Class Two materials consisting of fiber cement
board comprise the remaining 10-20 percent. Windows have also been included within the first
floor parking area.
Heart of Hastings Design Guidelines
The project is consistent with the Heart of Hastings Design Guidelines. The Guidelines provide
direction on a variety of architectural elements of building design based upon the site location.
The F3 – Doorway Frontage Type was used in review of the proposal as follows:
• Building Wall – Zero front and side yard setback from street. 12-20’ bay width
• Lower Wall – Separate entry doors, 25-50% transparent window and door openings. Brick
or stone in historic size and patterns. Historic window and door detailing.
• Upper Wall – 12-20’ bay width, vertical window proportions, 25-50% window openings.
• Roof – Low pitched roof behind masonry parapet.
Landscape Plan
Landscaping is acceptable as presented. Development comprises the entire block with very
limited yard spaces (similar to other downtown buildings). The landscape code provides flexibility
for planting standards on constrained sites. The ability to plant trees within the property is
limited, however the develper has exceeded minimum shrub plantings standards. Plantings have
been mainly incorpoated along the building foundation and to provide separation from the Bailey
Street Trail. Landscaping is provided as follows:
Required Proposed
One tree per 4,000 s.f. of
paved surface – 12,500 s.f.
3.1 Trees 0 Trees
One tree per 50 feet of lot
perimeter – 998 feet
20 Trees 8 Trees
One shrub per 40 feet of lot
perimeter – 998 feet
25 shrubs 144 Shrubs
Lighting Plan
A Photometric Plan has been submitted and adheres to the 0.5 footcandle illumination limit when
abutting residential properties. Lighting is propose to illuminate parking areas to the north and
east.
Grading, Drainage, Erosion Control and Utility Plan Review
The Public Works Department is providing concurrent review of the Grading, Drainage, Erosion
Control, and Utility Plans. Site Plan approval shall be conditioned upon final approval of the
Grading, Drainage, Erosion Control and Utility Plan by the Public Works Director including
resolution of the following:
1. Applicant must provide written confirmation for any work that will encroach onto
neighboring private properties.
2. Infiltration basin on the eastern parking lot will require a summary from the structural
geotechnical designer describing the effects of the storm water holding area on the
building foundation.
3. Force Main installation along 3rd Street - The relocation of the wastewater treatment plant
will require the construction of a force main sewer pipe along 3rd Street in the 2024-2025
timeframe.
RECOMMENDATION
Approval of the Site Plan is recommended subject to the following conditions:
1. Conformance with the plans submitted with the Planning Commission Staff Report dated
February 14, 2022
2. Approval of the concurrent rezoning to DC - Downtown Core.
3. Approval of the concurrent Shoreland Special Use Permit to allow a building over five units
and impervious surface coverage exceeding 25 percent.
4. Approval of the concurrent Preliminary and Final Plat of STENCIL ADDITION
5. Final approval of the Grading, Drainage, Erosion Control, and Utility Plans by the Public
Works Director.
6. All disturbed areas on the property shall be stabilized with rooting vegetative cover to
eliminate erosion control problems.
7. Disturbed areas of the site shall be maintained to the requirements of the City’s property
maintenance ordinance.
8. All Rooftop equipment shall be screened by a parapet wall or painted to match the
building.
9. Extend the sidewalk along the north side of 4th Street to provide connection to the Bailey
Street Trail.
10. Any uncompleted site work (including landscaping) must be escrowed at 125 percent of
the estimated value prior to issuance of a certificate of occupancy.
11. All lighting shall incorporate shields and cut-offs to direct light on the site.
12. Approval is subject to a one-year Sunset Clause; if significant progress is not made towards
the proposal within one year of City Council approval, the approval is null and void.
ATTACHMENTS
• Site Location Map
• Site Pictures
• Preliminary and Final Plat
• Site Plan
• Civil Plans
• Landscape Plan
• Architectural Elevations
• Application
• Comments
LOCATION MAP
SITE LOCATION
Site Pictures
Looking North from 4th Street Looking Northwest from Bailey Bike Trail
Looking East from Tyler Street at Alley Looking East from Tyler Street
Looking South from 3rd Street Looking Southwest from 3rd Street
Looking North from 3rd Street Looking Southeast to Bailey Street Trail
All of Lot 1, Block 17 in the TOWN OF HASTINGS, excepting therefrom, all that portion lying northeasterly
of a line 25 feet southwesterly of, measured at right angles and parallel with, the centerline of Chicago,
Milwaukee, St. Paul and Pacific Railroad Company’s spur track as now there laid across Bailey Street in said
TOWN OF HASTINGS,
AND
Lots 2, 3, 7 and 8, Block 17, TOWN OF HASTINGS
AND
The 20.00 foot wide alley dedicated in Block 17, TOWN OF HASTINGS, Dakota County, Minnesota, lying
east of the northerly extension of the west line of Lot 7, said Block 17 and west of a line drawn from the
southeast corner of Lot 1 to the northeast corner of Lot 8, said Block 17.
LEGAL DESCRIPTION
GENERAL NOTES
SURVEYOR:
Loucks
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55330
763-424-5505
1. Prepared November 18, 2021 .
2. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while
conducting the fieldwork is 404 3rd Street E; 412 3rd Street E and 415 4th Street E; Hastings,
Minnesota 55033.
3. The bearings for this survey are based on the Dakota County Coordinate System NAD 83 (1986
Adjust).
4. Benchmark: MnDOT monument 1913 W (Aluminum Alloy Rod With Disc)
At the junction of TH 61 and TH 55 in Hastings, at TH 61 milepoint 117.0; 80.0 feet west of
southbound TH 61; 30.0 feet north of westbound TH 55; 5.0 feet north of a sidewalk; 9.3 feet east of a
witness post.
Elevation = 781.90 feet (NGVD29)
Site Benchmark: Top nut of hydrant located at southeast corner of property, as shown hereon.
Elevation = 710.97 feet (NGVD29)
5. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance
floodplain) per Flood Insurance Rate Map No. 27037C0276F, Community Panel No. 270105 0276 F,
effective date of March 16, 2016.
6. The Gross land area is 49,179 +/- square feet or 1.12 +/- acres.
OWNER/DEVELOPER:
Stencil Group
P.O. Box 89624
Sioux Falls, SD 57109
605-362-4663
Current Zoning:
Per a report or letter by City of Hastings, dated September 28, 2021, the subject property is currently
zoned -1 (Industrial Park)
Proposed Zoning: DC (Downtown Core)
Proposed Setbacks Requirements:
Front = 0 feet
Side =0 feet
Rear = 0 feet
Maximum Height = 47 feet, or 756.5 feet above sea level, whichever is greater
Maximum Stories = 4
ZONING INFORMATION
SURVEY LEGEND
SPOT ELEVATION
SIGN
STORM SEWER
SANITARY SEWER
UNDERGROUND CABLE TV
WATERMAIN
TELEPHONE PEDESTAL
UNDERGROUND GAS
SANITARY SEWER SERVICE
WATER SERVICE
GUY WIRE
LOCUST
OAK
MAPLE
TREE (GENERAL)
DECIDUOUS TREE
OVERHEAD UTILITY
MONITORING WELL
POST INDICATOR VALVE
ELEV @ THRESHOLD
ROOF DRAIN
TOP OF CURB
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 54850"
SET NAIL
TOP NUT HYDRANT
CHAIN LINK FENCE
LIGHT POLE
POWER POLE
CATCH BASIN
ELECTRIC METER
GAS METER
GUARD POST
AIR CONDITIONING UNIT
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
FIRE CONNECTION
CONTOUR
CONCRETE CURB
CONCRETE
RAILROAD TRACKS
IRON FENCE
WOOD FENCE
EXISTING BUILDING
UNDERGROUND FIBER OPTICCURB STOP
ELM
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
Steven F. Hough - PLS
54850
21467
SFH
SFM
SFH
JSS
11/18/21
PRELIMINARY
PLAT
1 OF 1
SITE
11/18/21 CITY SUBMITTAL
N
SCALE IN FEET
0 20 40
LOUCKS
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by Steven F.
Hough.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, ________________ County, Minnesota
My Commission Expires January 31, 2025
CITY PLANNING COMMISSION OF HASTINGS, MINNESOTA
Approved by the planning commission of the city of Hastings, Minnesota, this _______ day of _________________________,
20______.
By: ___________________________________________
Chair
CITY COUNCIL OF HASTINGS, MINNESOTA
This plat was approved by the City Council of the city of Hastings, Minnesota, this _______ day of _________________________,
20______ and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd.2.
By: ___________________________________________By: ____________________________________________
Mayor Clerk
DAKOTA COUNTY SURVEYOR, MINNESOTA
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved
this _______ day of _________________________, 20______.
By: ___________________________________________
Todd B. Tollefson, Dakota County Surveyor
DAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDS, MINNESOTA
Pursuant to Minnesota Statutes, Section 505.021 Subd. 9, taxes payable in the year 20______ on the land hereinbefore described
have been paid. Also, pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer has been entered
on this _______ day of _________________________, 20______.
By: ___________________________________________
Amy A. Koethe, Department of Property Taxation and Records
DAKOTA COUNTY RECORDER, MINNESOTA
I hereby certify that this plat of STENCIL ADDITION was filed in the Office of the County Recorder for public record this _______
day of _________________________, 20______, at ______ o'clock _____.M. as Document No. ____________________.
By: ___________________________________________
Amy A. Koethe, County Recorder
SHEET 1 OF 2 SHEETS
KNOW ALL PERSONS BY THESE PRESENTS: That NJS Development, LLC, a South Dakota limited liability company, owner of the
following described property situated in the County of Dakota, State of Minnesota, to wit:
All of Lot 1, Block 17 in the TOWN OF HASTINGS, excepting therefrom, all that portion lying northeasterly of a line 25 feet
southwesterly of, measured at right angles and parallel with, the centerline of Chicago, Milwaukee, St. Paul and Pacific Railroad
Company’s spur track as now there laid across Bailey Street in said TOWN OF HASTINGS,
AND
Lots 2, 3, 7 and 8, Block 17, TOWN OF HASTINGS
AND
The 20.00 foot wide alley dedicated in Block 17, TOWN OF HASTINGS, Dakota County, Minnesota, lying east of the northerly
extension of the west line of Lot 7, said Block 17 and west of a line drawn from the southeast corner of Lot 1 to the northeast
corner of Lot 8, said Block 17.
Has caused the same to be surveyed and platted as STENCIL ADDITION, and does hereby dedicate to the public for public use the
the drainage and utility easements as created by this plat.
In witness whereof said NJS Development, LLC, a South Dakota limited liability company, has caused these presents to be signed
by its proper officer this _______ day of _________________________, 20______.
NJS DEVELOPMENT, LLC
___________________________________ ______________________________________________
Signature Printed Name, Title
STATE OF ______________________
COUNTY OF ____________________
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by
_________________________, as ________________________ of NJS Development, LLC, a South Dakota limited liability company, on
behalf of the company.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
SURVEYORS CERTIFICATION
I Steven F. Hough do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed
Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data
and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within
one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this
certificate are shown and labeled on this Plat; and all public ways are shown and labeled on this plat.
Dated this ________ day of _________________________, 20______.
______________________________________________
Steven F. Hough, Licensed Land Surveyor,
Minnesota License No. 54850
LOUCKS
SECTION 27, TOWNSHIP 115, RANGE 17,
DAKOTA COUNTY, MINNESOTA
SITE
VICINITY MAP
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SHEET 2 OF 2 SHEETS
BEARINGS ARE BASED ON THE SOUTH LINE
OF BLOCK 17, TOWN OF HASTINGS HAVING A
BEARING OF SOUTH 89°46'44" WEST.
DENOTES FOUND DAKOTA COUNTY
CAST IRON MONUMENT
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 54850"
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DENOTES "PK NAIL" SET
2ND ST SE
3RD ST SE
4TH ST SE
10TH ST SE
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Parcel 1
Parcel 2
Parcel 4
Parcel 3
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C1-1 EXISTING CONDITIONS
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES & DETAILS
C4-1 UTILITY PLAN-STORM SEWER
C4-2 UTILITY PLAN-SANITARY SEWER
AND WATERMAIN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
C8-3 CIVIL DETAILS
C8-4 CIVIL DETAILS
10/08/2021 CONCEPT SITE PLAN
11/18/2021 CITY SUBMITTAL
01/18/2022 CITY RESUBMITTAL
02/04/2022 CITY RESUBMITTAL
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.
Project Lead
Drawn By
Checked By
Loucks Project No.
Zachary B. Moen - PE
58688
21467
ZBM
ZBM/MDC
ZBM
02/04/2022
XX/XX/XXXX
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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OUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
NOT
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CIVIL LEGEND
NOTE:
EXISTING CONDITIONS INFORMATION
SHOWN IS FROM AN ALTA/NSPS LAND
TITLE SURVEY PREPARED BY LOUCKS
AND DATED NOVEMBER 2, 2021.
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
EXISTING
CONDITIONS
C1-1
REMOVE EXISTING
GRAVEL
PROTECT EXISTING
FENCE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
GAS LINE AND METER
COORDINATE WITH
UTILITY PROVIDER
& OWNER
REMOVE EXISTING
OVERHEAD UTILITIES
COORDINATE WITH
UTILITY PROVIDER
& OWNER
REMOVE EXISTING
GAS LINE AND METER
COORDINATE WITH
UTILITY PROVIDER
& OWNER
REMOVE EXISTING
BUILDING
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
BOLLARDS (2)
REMOVE EXISTING
WATER MAIN
HOOK UPS
REMOVE EXISTING
BOLLARDS (2)
REMOVE EXISTING
BOLLARDS (2)
REMOVE AND
RELOCATE EXISTING
STREET LIGHT AND
TELECOM PED
COORDINATE WITH
UTILITY PROVIDER, OWNER,
& CITY
REMOVE PORTION OF
EXISTING BITUMINOUS
TRAIL-TYP
MONITORING WELL AND
PROTECTIVE BOLLARDS TO
BE REMOVED BY MCES
COORDINATE WITH OWNER
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
CONCRETE-TYP
REMOVE EXISTING
BOLLARDS (2)
REMOVE EXISTING
GRAVEL-TYP
REMOVE EXISTING
BUILDINGS-TYP
REMOVE EXISTING
TREES-TYP
REMOVE EXISTING
TREES-TYP
REMOVE EXISTING
SIGN-TYP
REMOVE EXISTING
CURB & GUTTER-TYP
REMOVE EXISTING
BITUMINOUS
PAVEMENT-TYP
REMOVE EXISTING
CURB & GUTTER-TYP
PROTECT EXISTING
TREES
PROTECT EXISTING
WATERMAIN PIPING
PROTECT EXISTING
SANITARY SEWER
STRUCTURES & PIPING
PROTECT EXISTING
FIBER OPTIC LINE
PROTECT EXISTING
STORM SEWER
STRUCTURES & PIPING
PROTECT EXISTING
STORM SEWER
STRUCTURES & PIPING
PROTECT EXISTING
STORM SEWER
STRUCTURES & PIPING
PROTECT EXISTING
SANITARY SEWER
STRUCTURES & PIPING
PROTECT EXISTING HYDRANT
& WATERMAIN PIPING
PROTECT EXISTING
GARAGE-TYP
PROTECT EXISTING
GARAGE-TYP
PROTECT EXISTING
GARAGE-TYP
SAW-CUT, REMOVE, & REPLACE
EXISTING BITUMINOUS PAVEMENT AS
NEEDED FOR UTILITY INSTALLATION
REFER TO UTILITY PLAN
REMOVE EXISTING
CURB & GUTTER-TYP
REMOVE EXISTING
CURB & GUTTER-TYP
PROTECT EXISTING STORM STRUCTURE
PROTECT EXISTING
BITUMINOUS TRAIL
N
SCALE IN FEET
0 20 40
C1-1 EXISTING CONDITIONS
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES & DETAILS
C4-1 UTILITY PLAN-STORM SEWER
C4-2 UTILITY PLAN-SANITARY SEWER
AND WATERMAIN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
C8-3 CIVIL DETAILS
C8-4 CIVIL DETAILS
10/08/2021 CONCEPT SITE PLAN
11/18/2021 CITY SUBMITTAL
01/18/2022 CITY RESUBMITTAL
02/04/2022 CITY RESUBMITTAL
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.
Project Lead
Drawn By
Checked By
Loucks Project No.
Zachary B. Moen - PE
58688
21467
ZBM
ZBM/MDC
ZBM
02/04/2022
XX/XX/XXXX
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
NOT
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CIVIL LEGEND
NOTE:
EXISTING CONDITIONS INFORMATION
SHOWN IS FROM AN ALTA/NSPS LAND
TITLE SURVEY PREPARED BY LOUCKS
AND DATED NOVEMBER 2, 2021.
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
DEMOLITION
PLAN
C1-2
1. CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY.
CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITY COMPANIES & OWNER.
2. CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR
REMOVAL.
3. CONTRACTOR TO CLEAR AND GRUB EXISTING VEGETATION WITHIN CONSTRUCTION LIMITS,
STRIP TOP SOIL, AND STOCKPILE ON-SITE. REFER TO GRADING PLAN AND SWPPP FOR
SEDIMENT AND EROSION CONTROL REQUIREMENTS.
4. CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS PRIOR TO
GRADING. ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING
AND GRUBBING AND REMOVALS SHALL BE PERFORMED PER THE CONTRACT SPECIFICATIONS.
EROSION CONTROL MEASURES SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. SEE
THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP).
5. CONTRACTOR SHALL REMOVE ALL SITE SURFACE FEATURES WITHIN REMOVAL LIMITS UNLESS
OTHERWISE NOTED.
6. CONTRACTOR TO COORDINATE ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY WITH THE
CITY OF HASTINGS.
7. CONTRACTOR TO COORDINATE ALL WORK WITHIN THE ADJACENT PROPERTIES WITH THE
OWNER AND ADJACENT PROPERTY OWNER.
SITE DEMOLITION NOTES
REMOVE EXISTING CURB & GUTTER,
RETAINING WALLS, FENCE, ETC.
REMOVE EXISTING MANHOLES, POWER
POLES, LIGHT POLES, BOLLARDS, PARKING
METERS, SIGNS, ETC.
REMOVE EXISTING CONCRETE PAVING,
SIDEWALKS, ETC.
REMOVE EXISTING TREES
REMOVE EXISTING UTILITIES
REMOVE EXISTING BITUMINOUS PAVING
DEMOLITION LEGEND:
REMOVE EXISTING BUILDING
REMOVE EXISTING GRAVEL PAVEMENT
PROPOSED BUILDING
FFE = 708.50'
N
O
P
A
R
K
I
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N
O
P
A
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I
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18.7'13.0'18.7'
5.7'
1
2
.
0
'
PATIO / TOT LOT
CONCRETE PAVEMENT
TYP-SEE DETAIL
HEAVY DUTY
BITUMINOUS PAVEMENT
TYP-SEE DETAIL
CONCRETE SIDEWALK
TYP-SEE DETAIL
CONCRETE SIDEWALK
TYP-SEE DETAIL
HEAVY DUTY
BITUMINOUS PAVEMENT
TYP-SEE DETAIL
CONCRETE SIDEWALK
TYP-SEE DETAIL
22.0'
4.6'
STAIRS W/ HANDRAIL
SEE STRUCTURAL &
ARCHITECTURAL
BALCONY-TYP
SEE ARCHITECTURAL
PLANS
BALCONY-TYP
SEE ARCHITECTURAL
PLANS
B612 CURB & GUTTER
TYP-SEE DETAIL
10
.
7
'
MATCH EXISTING
CURB & GUTTER
CONCRETE PAVEMENT
TYP-SEE DETAIL
CONCRETE SIDEWALK
TYP-SEE DETAIL
20' TAPER TO
FLAT CURB
TYP-SEE DETAIL
2321
FLAT CURB
W/ 3' TAPERS
TYP-SEE DETAIL
HEAVY DUTY
BITUMINOUS PAVEMENT
TYP-SEE DETAIL
MATCH EXISTING
BITUMINOUS PAVEMENT
CONCRETE STOOP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
3'R
B612 CURB & GUTTER
TYP-SEE DETAIL
CONCRETE VALLEY GUTTER
TYP-SEE DETAIL
3' CURB TAPER
CONCRETE WHEEL
STOPS (16)
TYP-SEE DETAIL
END CURB WITH
3' TAPERS AT EXISTING
SIDEWALK
B612 CURB & GUTTER
TYP-SEE DETAIL
4.8'
CONCRETE STOOP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
7.0'
22' CURB TAPER
ADA SIGN/BOLLARD COMBO (2)
TYP-SEE DETAIL
TYPICAL ADA PARKING
SEE DETAIL
HEAVY DUTY
BITUMINOUS PAVEMENT
TYP-SEE DETAIL
MATCH EXISTING
BITUMINOUS PAVEMENT
LIGHT DUTY
BITUMINOUS PAVEMENT
TYP-SEE DETAIL
SURMOUNTABLE
CURB & GUTTER
TYP-SEE DETAIL
4.0'
5.5'
CONCRETE PAVEMENT
TYP-SEE DETAIL
MATCH EXISTING
CURB & GUTTER
MATCH EXISTING
CONCRETE SIDEWALK
INSTALL (2) "DO NOT ENTER"
SIGNS (R5-1) PER MUTCD
TYP-SEE DETAIL
3'R
10'R
10'R
FLAT CURB
TYP-SEE DETAIL
3' CURB TAPER
8.
5
'
4.2'
SURMOUNTABLE
CURB & GUTTER
TYP-SEE DETAIL
SURMOUNTABLE
CURB & GUTTER
TYP-SEE DETAIL
FLAT CURB
W/ 3' TAPERS
TYP-SEE DETAIL
8
.
0
'
16.3'5.0'
5
.
0
'
10
.
0
'
22
.
0
'
12
.
8
'
CONCRETE STOOP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
BALCONY-TYP
SEE ARCHITECTURAL
PLANS
CONCRETE STOOP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANSCONCRETE STOOP
COORDINATE WITH
ARCHITECTURAL &
STRUCTURAL PLANS
FLAT CURB
TYP-SEE DETAIL
3' CURB TAPER
10'R 10'R
15'R
15'R
10'R
30'R
50'R
60.7'R
10'R
10'R
10'R
3.1'
PET RELIEF AREA
PET RELIEF AREA
MATCH EXISTING
CURB & GUTTER
SURMOUNTABLE
CURB & GUTTER
TYP-SEE DETAIL
13.0'
3.0'
N
SCALE IN FEET
0 20 40
C1-1 EXISTING CONDITIONS
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES & DETAILS
C4-1 UTILITY PLAN-STORM SEWER
C4-2 UTILITY PLAN-SANITARY SEWER
AND WATERMAIN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
C8-3 CIVIL DETAILS
C8-4 CIVIL DETAILS
10/08/2021 CONCEPT SITE PLAN
11/18/2021 CITY SUBMITTAL
01/18/2022 CITY RESUBMITTAL
02/04/2022 CITY RESUBMITTAL
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.
Project Lead
Drawn By
Checked By
Loucks Project No.
Zachary B. Moen - PE
58688
21467
ZBM
ZBM/MDC
ZBM
02/04/2022
XX/XX/XXXX
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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OUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
NOT
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CIVIL LEGEND
PAVEMENT TYPES
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8-3 FOR
TYPE AND DEPTH INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
SITE NOTES
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. TYPICAL FULL SIZED PARKING STALL IS 12' X 18.7' UNLESS OTHERWISE NOTED.
6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
8. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
CURRENT ZONING: I-1 INDUSTRIAL PARK
PROPOSED ZONING: DC DOWNTOWN CORE
PROPERTY AREA:1.129 AC
DISTURBED AREA:1.129 AC
EXISTING IMPERVIOUS AREA: 0.884 AC
PROPOSED IMPERVIOUS AREA: 0.997 AC
SITE DATA
YARD (BUILDING) SETBACKS:
FRONT 0 FT MINIMUM
SIDE 0 FT MINIMUM
REAR 0 FT MINIMUM
OFF-STREET PARKING AND DESIGN STANDARD REQUIREMENTS
OFF-STREET PARKING SETBACKS:
FRONT 0 FT MINIMUM
SIDE 0 FT MINIMUM
REAR 0 FT MINIMUM
MINIMUM PARKING LAYOUT DIMENSIONS (45 DEGREE PATTERN):
PARKING SPACE WIDTH = 12 FT
PARKING SPACE LENGTH = 18.7 FT
DRIVE LANE WIDTH = 13 FT
DEVELOPMENT AND DESIGN STANDARDS
UNDERGROUND PARKING PROVIDED = 65 STALLS
SURFACE PARKING PROVIDED = 44 STALLS
TOTAL PARKING PROVIDED = 109 STALLS
OFF-STREET PARKING CALCULATIONS
PROPOSED ACCESSIBLE PARKING: 2 STALLS
REQUIRED ACCESSIBLE PARKING: 2 STALLS**
**REQUIRED MINIMUM NUMBER OF ACCESSIBLE SPACES FOR 26 TO 50 STALLS
ACCESSIBLE PARKING
SIGNAGE AND STRIPING NOTES
1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ON
THIS PLAN.
2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADING
AISLES WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.
3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITE
PAINT.
4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHERE
REQUIRED.
5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREAS
TO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TO
DETAIL.
6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED AT
THE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOP
BARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.
7. ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.
NOTE:
EXISTING CONDITIONS INFORMATION
SHOWN IS FROM AN ALTA/NSPS LAND
TITLE SURVEY PREPARED BY LOUCKS
AND DATED NOVEMBER 2, 2021.
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
SITE PLAN
C2-1
PROPOSED BUILDING
FFE = 708.50'
N
O
P
A
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K
I
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G
N
O
P
A
R
K
I
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G
7
0
8
4.
7
%
1.3%1.7%
1.1%
0.5%1.3%
3.
5
%
4.
3
%
2.5
%
1.8
%
1.
0
%
4.6%
1.7%1.0%
1.0%
0.
6
%
1.
0
%
2.
1
%
7.26 ±EX
7.11 ±EX
7.11 ±EX
6.88 ±EX
7.20 ±EX
7.22 ±EX
7.56 ±EX
7.50 ±EX
7.14 ±EX
7.16 ±EX
7.06 ±EX
7.40 ±EX
7.57 ±EX
7.93 ±EX
8.35 ±EX
7.90 ±EX
7.79 ±EX
8.49 ±EX
8.94 ±EX
8.26 ±EX8.37 ±EX
8.08 ±EX
7.90 ±EX
8.16 ±EX
7.75 ±EX
7.59 ±EX
7.58 ±EX
7.63 ±EX
7.61 ±EX
7.59 ±EX
7.57 ±EX
7.61 ±EX
8.44 ±EX
7.76 ±EX7.69 ±EX
7.40 ±EX
7.59 ±EX
7.28
7.63
6.98
7.86
7.91
8.01
8.13
8.057.28
8.10
8.35
8.33
8.298.318.30
8.38
8.03
7.54
8.50
8.50
8.50
8.50
8.508.508.50
8.50
8.50
9.00
7.87
7.98
8.43
8.01
7.65
7.48
7.58
7.30
7.308.00
8.00
8.00 8.50
7.40
8.50
7.96
7.738.05
7.267.01
7.70 ±EX7.67 ±EX
7.47
7.09
8.24 ±EX
7.88 ±EX
7.68
7.87
7.10
8.30
7.30
7.50
7.40
7.00 ±EX
7.40
8.00 8.50
8.92
8.708.76
7.79
7.90
8.35
7.93
7.57
7.50
7.30
7.30
708
8.07 ±EX
7.73 ±EX
7.54 ±EX
8.19 ±EX
8.21 ±EX
8.22 ±EX
8.15 ±EX
7.85 ±EX
7.77 ±EX
7.63 ±EX
7.58
7.33 ±EX
7.17 ±EX
8.00
7.65
8.42 8.50
8.50
8.42 8.42
7.42 ±EX 7.58
7.30
8.50
8.50
8.50
8.50
8.50 8.50 8.508.50
8.50
8.23 8.23
8.46
8.378.38
8.218.21
8.16
8.16
7.84 7.52 7.49
8.18
8.34
8.34
8.34
8.34
7.98
7.98
7.98
7.98
7.90
7.49
7.49
7.62
7.71
7.83
5.3%
4.2%
3.5%
2.6%
1.0%
1.0%
1.0%
1.0%
7.30
7.52
7.65
7.44
7.58
1.7%1.5%
7.30
7.84 7.52
7.58
1.7%1.5%
7.30
7.84 7.527.84 7.58
7.97
7.83
708
708
70
8
2.
2
%
8.38
8.44
8.44
8.48
8.44
8.44
8.44
8.44
8.44
8.44
8.44
8.44
8.50
N
SCALE IN FEET
0 20 40
C1-1 EXISTING CONDITIONS
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES & DETAILS
C4-1 UTILITY PLAN-STORM SEWER
C4-2 UTILITY PLAN-SANITARY SEWER
AND WATERMAIN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
C8-3 CIVIL DETAILS
C8-4 CIVIL DETAILS
10/08/2021 CONCEPT SITE PLAN
11/18/2021 CITY SUBMITTAL
01/18/2022 CITY RESUBMITTAL
02/04/2022 CITY RESUBMITTAL
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.
Project Lead
Drawn By
Checked By
Loucks Project No.
Zachary B. Moen - PE
58688
21467
ZBM
ZBM/MDC
ZBM
02/04/2022
XX/XX/XXXX
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
NOT
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23
CIVIL LEGEND
NOTE:
EXISTING CONDITIONS INFORMATION
SHOWN IS FROM AN ALTA/NSPS LAND
TITLE SURVEY PREPARED BY LOUCKS
AND DATED NOVEMBER 2, 2021.
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GRADING
C3-1
GRADING, DRAINAGE & EROSION CONTROL NOTES
1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF
BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2. ALL ACCESSIBLE ROUTES SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2%
AND A RUNNING SLOPE NOT EXCEEDING 5%.
3. AT TURNING POINTS ALONG THE ACCESSIBLE ROUTE THE PAVEMENT SHALL NOT EXCEED 2% IN
ANY DIRECTION FOR AN AREA 60" IN DIAMETER.
4. ALL PUBLIC SIDEWALKS SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2%
AND A RUNNING SLOPE NOT EXCEEDING 5%.
5. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH
BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT
REFLECT SUMPED ELEVATIONS.
6. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR
UNTIL VEGETATION IS ESTABLISHED.
7. FOR SITE RETAINING WALLS "TW" EQUALS TOP OF WALL AND "BW" EQUALS SURFACE GRADE AT
BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
8. REFER TO THE GEOTECHNICAL EVALUATION REPORT, DATED OCTOBER 4, 2021, AS PREPARED BY
CHOSEN VALLEY TESTING, INC. FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND
CONSTRUCTION RECOMMENDATIONS.
9. CONTRACTOR TO COORDINATE ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY WITH THE CITY
OF HASTINGS.
10. CONTRACTOR TO COORDINATE ALL WORK WITHIN THE ADJACENT PROPERTIES WITH THE
OWNER AND ADJACENT PROPERTY OWNER.
11. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND
BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE
MUST BE ESTABLISHED.
12. DUST MUST BE ADEQUATELY CONTROLLED.
13. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
14. SEE UTILITY PLANS FOR WATER, STORM, AND SANITARY SEWER INFORMATION.
15. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
PROPOSED BUILDING
FFE = 708.50'
N
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STMH 1
BUILD OVER & CONNECT TO EXISTING 18" RCP
RIM=707.93
INV(SW)=704.90
EX. INV(NW,SE)=704.40±
(VERIFY LOCATION, INVERT, SIZE, & MATERIAL)
12" ROOF DRAIN STUB
INV=702.75
(VERIFY LOCATION, SIZE, &
INVERT W/ MECHANICAL)
45 LF-12" HDPE @ 1.11%
W/ INSULATION
STMH 2
RIM=708.25
INV(S)=705.35
INV(NE, SW,SE)=705.00
23 LF-12" HDPE @ 0.43%
W/ INSULATION
5 LF-10" HDPE @ 0.00%
OUTLET INV=705.35
OUTLET INV=705.35
22 LF-6" HDPE @ 1.59%
W/ INSULATION
CORE DRILL & CONNECT TO
EXISTING STORM SEWER
MANHOLE
@ INV(W)=705.00
EX. INV(N,S)=704.83±
EX. RIM=706.94±
ADJUST RIM TO MATCH
PROPOSED GRADE @
RIM=707.56
CHANGE CASTING TO
NEENAH R-1733 OR
APPROVED EQUAL
(VERIFY LOCATION, INVERT,
SIZE, & MATERIAL)
SLOT DRAIN
37 LF-12" HDPE @ 0.50%
RIM=707.30
INV(N)=705.32
INV(S)=705.13
INLET INV=705.25
17 LF-12" HDPE @ 1.00%
W/ INSULATION
INLET INV=705.23
17 LF-12" HDPE @ 0.50%
W/ INSULATION
INLET INV=705.04
17 LF-12" HDPE @ 0.50%
W/ INSULATION
125 LF-FRENCH DRAIN
W/ 6" DRAINTILE @ 0.32%
SEE DETAIL
162 LF-FRENCH DRAIN
W/ 6" DRAINTILE @ 0.37%
SEE DETAIL
CORE DRILL & CONNECT TO
EXISTING STORM SEWER
MANHOLE
@ INV(W)=705.00
EX. RIM=707.09±
(VERIFY LOCATION, INVERT,
SIZE, & MATERIAL)
6" 90° BEND
INV=705.25
12 LF-8" SOLID PVC
@ 0.67%
6"X8" TEE
INV=705.08
32 LF-6" SOLID PVC
@ 0.53%
CLEANOUT 20
INV=705.65
6" 90° BEND
INV=705.90
CLEANOUT 30
INV=706.50
32 LF-6" SOLID PVC @ 2.56%
EX. CBMH
EX. RIM=706.92±
EX. INV(SE)=703.38±
EX. INV(W)=702.52±
ADJUST RIM TO MATCH
PROPOSED GRADE @
RIM=706.98
CHANGE CASTING TO
NEENAH R-3034-B OR
APPROVED EQUAL
(VERIFY RIM ELEVATION,
LOCATION, INVERT,
& MATERIAL)
CORE DRILL & CONNECT TO
EXISTING STORM SEWER
MANHOLE
@ INV(S)=702.25
EX. INV(E)=701.87±
EX. INV(W)=701.75±
EX. RIM=706.31±
ADJUST RIM TO MATCH
PROPOSED GRADE @
RIM=707.01
CHANGE CASTING TO
NEENAH R-3034-B OR
APPROVED EQUAL
(VERIFY RIM ELEVATION,
LOCATION, INVERT,
& MATERIAL)
15" PERFORATED
UNDERGROUND FILTRATION
SYSTEM (730 LF TOTAL)
TOP OF PIPE=706.25
OUTLET=705.35
INV=705.00
DRAINTILE INV=705.00
100-YR HWL=706.61
SEE DETAIL
CBMH 10
RIM=707.30
INV(N,S)=705.51
INV(W)=705.42
CBMH 11
RIM=707.30
INV(N,S)=705.32
INV(W)=705.32
CBMH 12
RIM=707.30
INV(N,S)=705.13
INV(W)=705.13
SLOT DRAIN
37 LF-12" HDPE @ 0.50%
RIM=707.30
INV(S)=705.32
INV(N)=705.13
SLOT DRAIN
37 LF-12" HDPE @ 0.50%
RIM=707.30
INV(N)=705.51
INV(S)=705.32
SLOT DRAIN
37 LF-12" HDPE @ 0.50%
RIM=707.30
INV(S)=705.70
INV(S)=705.51
STMH 3
ACCESS RISER
RIM=708.25
INV=705.00
STMH 5
ACCESS RISER
RIM=707.60
INV=705.00
STMH 6
ACCESS RISER
RIM=708.08
INV=705.00
STMH 4
ACCESS RISER
RIM=707.64
INV=705.00
INLET INV=705.23
17 LF-12" HDPE @ 0.50%
W/ INSULATION
CBMH 13
RIM=707.30
INV(N,S)=705.32
INV(W)=705.32
SLOT DRAIN
37 LF-12" HDPE @ 0.50%
RIM=707.30
INV(S)=705.51
INV(N)=705.32
INLET INV=705.25
17 LF-12" HDPE @ 1.00%
W/ INSULATION
CBMH 14
RIM=707.30
INV(N,S)=705.51
INV(W)=705.42
SLOT DRAIN
37 LF-12" HDPE @ 0.50%
RIM=707.30
INV(S)=705.70
INV(N)=705.51
EX. CBMH
EX. RIM=707.63±
EX. INV(S)=705.78±
EX. INV(NE)=705.73±
CHANGE CASTING TO NEENAH R-3067-C OR APPROVED EQUAL
(VERIFY RIM ELEVATION, LOCATION, INVERT, & MATERIAL)
N
SCALE IN FEET
0 20 40
C1-1 EXISTING CONDITIONS
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES & DETAILS
C4-1 UTILITY PLAN-STORM SEWER
C4-2 UTILITY PLAN-SANITARY SEWER
AND WATERMAIN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
C8-3 CIVIL DETAILS
C8-4 CIVIL DETAILS
10/08/2021 CONCEPT SITE PLAN
11/18/2021 CITY SUBMITTAL
01/18/2022 CITY RESUBMITTAL
02/04/2022 CITY RESUBMITTAL
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.
Project Lead
Drawn By
Checked By
Loucks Project No.
Zachary B. Moen - PE
58688
21467
ZBM
ZBM/MDC
ZBM
02/04/2022
XX/XX/XXXX
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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OUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
NOT
F
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CONS
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23
CIVIL LEGEND
NOTE:
EXISTING CONDITIONS INFORMATION
SHOWN IS FROM AN ALTA/NSPS LAND
TITLE SURVEY PREPARED BY LOUCKS
AND DATED NOVEMBER 2, 2021.
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
UTILITY PLAN
STORM SEWER
C4-1
UTILITY NOTES
1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED
AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE MINNESOTA
PLUMBING CODE, AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS
ASSOCIATION OF MINNESOTA (CEAM), 2018 EDITION.
2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL.
ALL COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM
SPECIFICATION AND THE GEOTECHNICAL REPORT.
3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS
OF THE STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND
BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY,
OR WORK IMPACTING PUBLIC UTILITIES. CONTRACTOR TO OBTAIN ALL UTILITY
CONNECTION PERMITS FROM CITY OF HASTINGS PUBLIC WORKS DEPARTMENT PRIOR TO
STARTING CONSTRUCTION.
4. ALL STORM SEWER, SANITARY SEWER, AND WATER SERVICES SHALL TERMINATE 5' FROM
THE BUILDING FACE UNLESS OTHERWISE NOTED.
5. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL
SEPARATION IS REQUIRED BETWEEN WATERMAIN AND ALL UTILITIES UNLESS OTHERWISE
NOTED.
6. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER.
EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION
TO SANITARY OR STORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST
WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES
AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED
WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BE ATTAINED.
7. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF
PAVEMENT UNLESS OTHERWISE NOTED.
8. PROPOSED PIPE MATERIALS:
WATERMAIN CL 52 DIP ZINC COATED 8" DIAMETER
SANITARY SEWER PVC SCH 40 8" DIAMETER
STORM SEWER DUAL WALL HDPE 10" TO 12" DIAMETER
PVC SCH 40 6" TO 8" DIAMETER
PERFORATED PVC 6" DIAMETER
9. ALL SANITARY SEWER WYES, TEES AND SERVICES SHALL BE 8" PVC SCH 40.
10. ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED
WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED
ACCORDANCE WITH MINNESOTA RULES, PART 4714.
11. REFER TO ARCHITECTURAL AND STRUCTURAL PLANS FOR FOUNDATION DRAINTILE.
12. ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4714). APPROVED RESILIENT RUBBER JOINTS
MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCH BASINS,
AND OTHER STRUCTURES.
13. HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA
RULES, PART 4714:
a. PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b. PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c. ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d. WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.
PROPOSED BUILDING
FFE = 708.50'
N
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7
0
8
708
708
708
70
8
2
AM
8
SG
3
TY10
RGD
4
BL
19
PHO
4
CV
6
TY
2
IH
6
FG
9
BLS
2
MPC
11
MPC
2
MPC
2
MPC
5
FG
5
MPC
16
BLS
14
BLS
14
BLS
9
BLS
4
BLS
19
RGD
6
EMH
DECIDUOUS TREES QTY COMMON NAME BOTANICAL NAME CONT SIZE
AM 2 ARMSTRONG MAPLE Acer freemanii `Armstrong`B & B 2.5"Cal
BL 4 BOULEVARD LINDEN Tilia americana `Boulevard`B & B 2.5"Cal
IH 2 IMPERIAL HONEYLOCUST Gleditsia triacanthos `Impcole` TM B & B 2.5"Cal
SHRUBS QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
BLS 66 BIRCH-LEAF SPIREA Spirea x betulifolia `Tor`5 gal 24" HGT 36" o.c.
CV 4 COMPACT AMERICAN VIBURNUM Viburnum trilobum `Bailey Compact`5 gal 24" HGT 60" o.c.
EMH 6 EMERALD MOUND HONEYSUCKLE Lonicera xylosteum 'Emerald Mound'2 gal 60" o.c.
RGD 29 RED GNOME DOGWOOD Cornus alba sibirica `Red Gnome`5 gal 24" HGT 60" o.c.
GRASSES QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
FG 12 FEATHER REED GRASS Calamagrostis x acutiflora `Karl Foerster`1 gal 24" o.c.
CONIFEROUS SHRUBS QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
MPC 22 MUGO COLUMNARIS Pinus mugo `Columnaris'B & B 6` HGT 36" o.c.
SG 8 SEA GREEN JUNIPER Juniperus chinensis `Sea Green`5 gal 18" SPRD 60" o.c.
TY 9 TAUNTON YEW Taxus x media `Taunton`5 gal 18" SPRD 48" o.c.
PERENNIALS QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE SPACING
PHO 19 PATRIOT HOSTA Hosta x `Patriot`1 gal 24" o.c.
SSD 5 STELLA SUPREME DAYLILY Hemerocallis x `Stella Supreme`1 gal 24" o.c.
PLANT SCHEDULE
C1-1 EXISTING CONDITIONS
C1-2 DEMOLITION PLAN
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES & DETAILS
C4-1 UTILITY PLAN-STORM SEWER
C4-2 UTILITY PLAN-SANITARY SEWER
AND WATERMAIN
C8-1 CIVIL DETAILS
C8-2 CIVIL DETAILS
C8-3 CIVIL DETAILS
C8-4 CIVIL DETAILS
10/08/2021 CONCEPT SITE PLAN
11/18/2021 CITY SUBMITTAL
01/18/2022 CITY RESUBMITTAL
02/04/2022 CITY RESUBMITTAL
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Landscape Architect under the laws
of the State of Minnesota.
Gregory A. Johnson - LA
Project Lead
Drawn By
Checked By
Loucks Project No.
24610
21467
NWE
GAJ
NWE
02/04/2022
XX/XX/XXXX
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
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OUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
HASTINGS
LUXURY
APARTMENTS
HASTINGS, MN 55033
STENCIL GROUP
P.O. BOX 89624
SIOUX FALLS, SD 57109
L1-1 LANDSCAPE PLAN
L2-1 LANDSCAPE DETAILS
NOT
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0 20 40
NOTE:
EXISTING CONDITIONS INFORMATION
SHOWN IS FROM AN ALTA/NSPS LAND
TITLE SURVEY PREPARED BY LOUCKS
AND DATED NOVEMBER 2, 2021.
Gopher State One Call
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
LANDSCAPE
PLAN
L1-1
LANDSCAPE PLAN
SOD / TOPSOIL - SEE NOTES
LANDSCAPE LEGEND
ROCK MULCH - 1" TO 1-1/2" GREY TRAP ROCK,
3" DEPTH OVER GEOTEXTILE FABRIC
SITE PERIMETER - 998 LF / ONE TREE PER 50 LF
REQ'D PROPTREES
820
REQ'D PROPSHRUBS
25 144SITE PERIMETER - 998 LF / ONE SHRUB PER 40 LF
LANDSCAPE REQUIREMENTS
EDGING
BITUMINOUS TRAIL
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COMMENTS
Amy Fox - Spiral Brewery - 2/7/22
I wanted to voice my excitement and support for the possibility of the construction of the 89 unit
apartment building downtown - Flats on 3rd. Primarily as a business and building owner downtown, but
also as a resident of our town, I'm thrilled by the new development downtown and cannot wait for more
excitement and the increased foot traffic it will bring.
I know that the planning commission is reviewing this next week, so John please pass along my vote of
support. And hopefully this will make it to the council the following week, so Tina, I wanted you to be
aware of my support as well.
Please let me know if you have any questions or want more information.