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Home My WebLink AboutX-C-01(a-d) Suite Living of Hastings - SE Corner of 33rd and Vermillion Streets City Council Memorandum To: Mayor Fasbender and City Council From: John Hinzman, Community Development Director Date: October 3, 2022 Item: Suite Living of Hastings - SE Corner of 33rd and Vermillion Streets Council Action Requested: Consider the following actions related to development of a 32 unit assisted living and memory care facility as requested by Jeremy Larson of Hampton Cos. The 2.71 acre property is owned by Samuel H Hertogs and generally located southeast of 33rd and Vermillion Streets: 1) Resolution: Comprehensive Plan Amendment - Change the Future Land Use Map designation of “Commercial” to “Medium Density Residential” 2) 2nd Reading\Adopt Ordinance Amendment: Rezone property from C-4 - Regional Shopping Center to R-4 High Density Residence 3) Resolution: Preliminary and Final Plat of SUITE LIVING OF HASTINGS a replat of the existing outlot into a single lot of record. 4) Resolution: Site Plan for development of a 32 unit assisted living and memory care facility A simple majority is necessary for all actions. Background Information: The City Council considered 1st reading of the Ordinance Amendment at the September 19, 2022 meeting. Financial Impact: The addition of 32 assisted living units will add to the tax base and create needed housing opportunities. Advisory Commission Discussion: Planning Commission: The Planning Commission voted 3-2 (Peters and Matzke, nay) to recommend approval of the Rezoning along with the Comprehensive Plan Amendment, Preliminary Plat, Final Plat, and Site Plan at the September 12, 2022 meeting. During the public hearing Pete Terry of the adjacent Terrys Hardware summarized a letter from the company opposing the request; change would diminish commercial viability of the area. Ed McMenomy, current property owner, stated he has attempted to sell the property for over 20 years with no success. Commissioners discussed differing direction of the Vermillion Street Plan and Comprehensive Plan on X-C-01(a-d) guidance for the property, operation, employment, and parking needs of the facility. Peters supported the Site Plan but not the land use change. Matzke believed the change away from commercial was short sighted given future growth. Parks and Recreation Commission: At the August 30, 2022 meeting, the Parks and Recreation Commission voted to recommend the payment of cash in lieu of land to satisfy park dedication requirements. Attachments: • Resolution: Comprehensive Plan Amendment • Ordinance Amendment: Rezoning • Resolution: Preliminary and Final Plat • Resolution: Site Plan • Letter - Charles Terry - Terrys Hardware • Planning Commission Staff Report - September 12, 2022 X-C-01(a-d) HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS AMENDING THE CITY OF HASTINGS 2040 COMPREHENSIVE PLAN Councilmember ___________________________ introduced the following Resolution and moved its adoption: WHEREAS, Hampton Cos (Jeremy Larson) has petitioned for an amendment to the 2040 Comprehensive Plan to change the Future Land Use Map designation from “Commercial” to “Medium Density Residential” on property owned by Samuel H Hertogs generally located southeast of 33rd Street and Vermillion Street and legally described as Outlot C, COUNTY CROSSROADS CENTER ADDITION, Dakota County, Minnesota; and WHEREAS, On September 12, 2022 the Hastings Planning Commission recommended approval of the amendment as presented; and WHEREAS, The City Council has reviewed the request and concurs with the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the amendment as presented to the City Council subject to the following conditions: 1. Approval by Metropolitan Council. Council member ______________________ moved a second to this resolution and upon being put to a vote adopted by those present. Adopted by the Hastings City Council on October 3, 2022, by the following vote: X-C-01(a-d) Ayes: Nays: Absent: ATTEST: __________________________ Mary Fasbender, Mayor ________________________________ Kelly Murtaugh, City Clerk (City Seal) I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 3rd day of October, 2022, as disclosed by the records of the City of Hastings on file and of record in the office. ________________________________ Kelly Murtaugh, City Clerk This instrument drafted by: City of Hastings (JH) 101 4th St. E. Hastings, MN 55033 X-C-01(a-d) ORDINANCE NO. 2022-____, THIRD SERIES AN ORDINANCE OF THE CITY OF HASTINGS, MINNESOTA AMENDING SECTION 155.01, ZONING CODE OF THE CITY CODE HAVING TO DO WITH: OFFICIAL ZONING MAP BE IT ORDAINED by the City Council of the City of Hastings that approximately 2.71 acres of property generally located southeast of Vermillion Street and 33rd Street is rezoned from C-4 - Regional Shopping Center to R-4 High Density Residence. The property is legally described as Outlot C, COUNTY CROSSROADS CENTER ADDITION, Dakota County, Minnesota. EFFECTIVE DATE: This Ordinance shall be in full force and effect from and after its passage and approval and publication, as required by law and/or charter. ADOPTED by the Hastings City Council on this 3rd day of October, 2022. _________________________________ Mary Fasbender, Mayor ATTEST: ____________________________________ Kelly Murtaugh, City Clerk X-C-01(a-d) I HEREBY CERTIFY that the above is a true and correct copy of an ordinance presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 3rd day of October, 2022, as disclosed by the records of the City of Hastings on file and of record in the office. _____________________________________________ Kelly Murtaugh, City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 4th St. East Hastings, MN 55033 X-C-01(a-d) HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING PRELIMINARY AND FINAL PLAT APPROVAL OF SUITE LIVING OF HASTINGS ADDITION Council member ___________________________ introduced the following Resolution and moved its adoption: WHEREAS, Jeremy Larson of Hampton Companies has petitioned for Preliminary and Final Plat approval of SUITE LIVING OF HASTINGS ADDITION, a replat of an existing outlot into a single lot. The subject property is owned by Samuel H and generally located southeast of 33rd Street and Vermillion Street and legally described as Outlot C, COUNTY CROSSROADS CENTER ADDITION, Dakota County, Minnesota; WHEREAS, on September 12, 2022, review of the plat was conducted before the Planning Commission of the City of Hastings, as required by state law, city charter, and city ordinance; and WHEREAS, The Planning Commission recommended approval; and WHEREAS, The City Council has reviewed the request and recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the Preliminary and Final Plat as presented subject to the following conditions: 1) Conformance with the plans submitted with the City Council Staff Report dated October 3, 2022 2) Approval of the Comprehensive Plan Amendment changing the Future Land Use Map designation from “Commercial” to “Medium Density Residential”. 3) Approval of the Rezoning from C-4 Regional Shopping Center to R-4 High Density Residence. X-C-01(a-d) 4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion control problems. 5) Payment of $35,200 ($1,100 x 32 units) to satisfy park dedication requirements prior to release of the final plat mylars for recording. 6) Payment of $15,520 ($485 x 32 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 a Stormwater Maintenance Agreement to allow for emergency access and maintenance of stormwater facilities. 9) Approval of plans by the Minnesota Department of Transportation. 10) Payment of a $5,000 engineering and inspections escrow prior to the release of the final plat mylars for recording. 11) 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. Council member ______________________ moved a second to this resolution and upon being put to a vote it was adopted by the Council Members present. Adopted by the Hastings City Council on October 3, 2022, by the following vote: Ayes: Nays: Absent: ATTEST: __________________________ Mary Fasbender, Mayor _________________________________ Kelly Murtaugh, City Clerk (City Seal) X-C-01(a-d) I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 3rd day of October, 2022, as disclosed by the records of the City of Hastings on file and of record in the office. ________________________________ Kelly Murtaugh, City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 4th St. E. Hastings, MN 55033 X-C-01(a-d) HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING SITE PLAN APPROVAL OF SUITE LIVING OF HASTINGS Council member ___________________________ introduced the following Resolution and moved its adoption: WHEREAS, Jeremy Larson of Hampton Companies has petitioned for Site Plan approval of SUITE LIVING OF HASTINGS ADDITION, a 32 unit assisted living and memory care facility. The subject property is owned by Samuel H and generally located southeast of 33rd Street and Vermillion Street and legally described as Outlot C, COUNTY CROSSROADS CENTER ADDITION, Dakota County, Minnesota; WHEREAS, on September 12, 2022, review of the site plan was conducted before the Planning Commission of the City of Hastings, as required by state law, city charter, and city ordinance; and WHEREAS, The Planning Commission recommended approval; and WHEREAS, The City Council has reviewed the request and recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the Site Plan as presented subject to the following conditions: 1. Conformance with the plans submitted with the City Council Staff Report dated October 3, 2022 2. Approval of the Comprehensive Plan Amendment changing the Future Land Use Map designation from “Commercial” to “Medium Density Residential”. 3. Approval of the Rezoning from C-4 Regional Shopping Center to R-4 High Density Residence. 4. Approval of the Preliminary and Final Plat of Suite Living of Hastings. 5. Final approval of the Grading, Drainage, Erosion Control, and Utility Plans by the Public Works Director. X-C-01(a-d) 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. Provide a sidewalk connection between interior sidewalk and 33rd Street sidewalk. 10. Plan Sheet 5/A2.1 must be modified to include a minimum of 25% of Class I Materials 11. Any uncompleted site work (including landscaping) must be escrowed at 125 percent of the estimated value prior to issuance of a certificate of occupancy. 12. All lighting shall incorporate shields and cut-offs to direct light on the site. 13. 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. Council member ______________________ moved a second to this resolution and upon being put to a vote it was adopted by the Council Members present. Adopted by the Hastings City Council on October 3, 2022, by the following vote: Ayes: Nays: Absent: ATTEST: __________________________ Mary Fasbender, Mayor _________________________________ Kelly Murtaugh, City Clerk (City Seal) X-C-01(a-d) I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 3rd day of October, 2022, as disclosed by the records of the City of Hastings on file and of record in the office. ________________________________ Kelly Murtaugh, City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 4th St. E. Hastings, MN 55033 X-C-01(a-d) To: City Council and Planning Commission Hastings, MN From: Charles Terry President Terry Investments, LLC Peter Terry President Terry’s Hardware, Inc. The purpose of this letter is to advise the City of Hastings, MN and its Planning Commission and City Council of our opposition to the Comprehensive Plan Amendment and Rezoning associated with the Suite Living of Hastings development. We believe that it is inconsistent with sound land use and development principles, and detrimental to our business and property. Several basic principles or the “common sense” of land use planning and development are relevant to the proposed the Comprehensive Plan Amendment and Rezoning. These include: • The land use guidance of any property should take into account the following: o The preservation of sufficient area in appropriate locations of various land use types considering the long-term growth, vitality and sustainability of the City. o Impact on and compatibility with neighboring current and future land uses. • The location of successful commercial uses is limited by several criteria including, but not limited to access, visibility, proximity and massing of other commercial uses. • Land use planning should be based on the long term and not based on transitory market forces. The impact of decisions made today will have ramifications that last several decades (or longer). • Residential uses have greater flexibility in where they can be guided within a community. • Higher density residential uses serve as a good transitional use between commercial and less intensive uses. They are often sited at the periphery of commercial areas for this purpose and the synergistic nature of being adjacent to both commercial, and lower density residential areas without consuming property whose higher and better use would be commercial. • Land use guidance should not seek to create land uses area that are isolated – “Spot Zoning.” The subject property possesses the characteristics that make it best suited for commercial use - access, visibility, proximity and massing of other commercial uses. The City of Hastings is projected to experience continued growth through 2040 and it is reasonable to assume that growth will continue beyond 2040 as well. The majority of the growth is planned to occur on the south end of Hastings in relative proximity to the site. In the Comprehensive Plan, there are very limited opportunities for commercial development as the demand for goods and services in reasonable proximity to that growth. Additionally, reguiding the subject property from commercial to residential will further reduce a finite resource ( suitable commercial land) for the community, truncating its ability to diversify its tax base and provide goods and services to its residents as it continues to grow (mostly residentially) in the future. X-C-01(a-d) The proposed use on the subject property does not require the access, visibility, traffic count. etc. that are characteristics of the site which is more suitable for a commercial use. In fact, it eliminates one of the more prime commercial vacant properties within the community while putting a residential face on a key commercial area within the community. Furthermore, the reguidance does not provide any value as a transitional use since it is already bordered by existing commercial, medium density residential and an arterial roadway. The proposed reguidance is contrary to the 2040 Comprehensive Plan. The subject property is clearly guided as commercial and is guided as such in clear conformance with the basic principles or “common sense” of land use planning that are discussed earlier. The Comprehensive Plan identifies the area in which the subject property is located as an Activity Center. Regarding Future Land Use Objectives and Policies, specifically Objective 2: Sustainable Growth – Policy 7. Activity Centers within the plan, it states that the City will “work to intensify the pattern of land use in certain parts of the city. In those areas, apply zoning, infrastructure and incentives to create higher density development, particularly employment, shopping and multi-family housing, served by major roads.” Furthermore, “ ‘Activity centers’ are intended as a means of encouraging infill growth, of using infrastructure efficiently, of reducing auto trips and creating diverse, interesting urban locations.” The Plan identifies the primary locations of intensified development, including the Vermillion Street corridor/Highway 55 corridor. The proposal does not promote this objective. The nature of the use can not be in any described as active, neither nature of the business or residents contribute to the active vitality of the sounding area. In fact, it would be a quiet residential façade to the area. It should be noted that the 2040 Comp Plan references the Vermillion Street Corridor Study, adopted in April of 2018. The Study is a generalized summary of high level concepts, not a detailed development plan. Even so, it recognizes that commercial uses should be located along Vermillion Street to make best use of the transportation system, including access, traffic count and visibility while buffering the residential uses. This is consistent with traditional land use planning and development principles. The Comprehensive Plan, adopted AFTER the Vermillion Street Corridor Study did not reguide the subject property to anything other than commercial, indicating that such guidance was appropriate. The Comprehensive Plan is the master policy document when it comes to land use guidance. The Subdivision and Zoning Ordinances, as well as any area studies are subordinate to the Comprehensive Plan. As stated in Objective 3: Future Land Use Plan Map and Future Land Use Categories, the City will “Officially adopt and follow the Future Land Use Map and the Future Land Categories detailed as the general pattern of future continued physical development for the City of Hastings.” While the Comprehensive Plan, as a 20 year planning document, has the ability to be amended over time, the current plan was adopted a mere 19 months ago with no clear changes in circumstances, assumptions or new information to prompt such a change. Based on the aforementioned, we do not believe that the Comprehensive Plan Amendment and Rezoning is in the best interest of the City of Hastings or its residents. X-C-01(a-d) We also have concerns specific to our property and business. First, the proposed use continues to promote an essential change in the character of the area – from commercial to residential – especially in such a prominent location. Second, the reguidance undermines the massing of commercial properties necessary for the sustainable success of a commercial area. Third, we have concerns about the increasing potential land use incompatibility that would accompany the changing character of the area to residential, including noise, traffic, hours of operation, lighting and so forth that may prompt the City to place future undue limitations on the use of our property or future guidance of our property. Lastly, we have concerns regarding inverse spot zoning as the City continues to reguide adjacent properties to residential uses, isolating our property. All of this has the potential to negatively impact our operations and property value. Our family has built the business over the last 45 years. Of those, 31 have been in Hastings, providing goods, services, and contributing to the commercial tax base of the community. We have provided both full-time and part-time employment for several hundred local individuals and provided the primary employment for many households. During that time, we took a vacant building that was in decline, reinvested and expanded our business. We supported community events and local non-profits, youth organizations and sports, as well as numerous benefits for local residents in need. We also support local law enforcement. We are and have been a good corporate citizen that serves our community and supports or neighbors. We have pushed through recessions, pandemics, labor shortages and supply chain issues. And, we intend to continue to serve Hastings long into the future. In short, we believe the Comprehensive Plan Amendment and Rezoning to be a bad idea, near sighted and contrary to the long-term interest of the community and our business. If this application moves forward in the rush to pander to those who might invest in the community, the City would be neglecting those who already have. X-C-01(a-d) To: Planning Commissioners From: John Hinzman, Community Development Director Date: September 12, 2022 Item: Hampton Cos - Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Final Plat, and Site Plan #2022-50 - Suite Living Planning Commission Action Requested Review and provide a recommendation on the following actions for development of a 32 unit assisted living and memory care facility as requested by Jeremy Larson of Hampton Cos. The 2.71 acre property is owned by Samuel H Hertogs and generally located southeast of 33rd and Vermillion Streets 1) Comprehensive Plan Amendment - Change the Future Land Use Map designation of “Commercial” to “Medium Density Residential” 2) Rezone property from C-4 - Regional Shopping Center to R-4 High Density Residence 3) Preliminary and Final Plat of SUITE LIVING OF HASTINGS a replat of the existing outlot into a single lot of record. 4) Site Plan for development of a 32 unit assisted living and memory care facility. BACKGROUND INFORMATION Comprehensive Plan The property is currently guided Commercial within the 2040 Comprehensive Plan. A request to amend the Comprehensive Plan to reguide the land to Medium Density Residential has been submitted with this application. The proposed amendment would be consistent with the intended use of the property as a Residential Care Facility. Zoning The property is currently zoned C-4 - Regional Shopping Center. A request to rezone the property to the R-4 - High Density Residence has been submitted with this application. Residential Care Facilities are a permitted use within the R-4 Zoning District. Planning Commission Memorandum X-C-01(a-d) Difference between the Comprehensive Plan and Zoning The Comprehensive Plan serves as a guiding document for future land use for the next 20 years and includes a Future Land Use Map identifying desired land uses. The Zoning Ordinance is the legal mechanism for regulating land use and includes the zoning map which identifies zoning districts and permitted uses. The Future Land Use Map of the Comprehensive Plan is used to guide decisions on rezonings. Existing Condition The site is vacant, flat, and treeless. Adjacent Zoning and Land Use The following land uses abut the property: Direction Use Comp Plan District Zoning District North 33rd Street Pro Power Rental Commercial C-2 - Highway Auto East Terrys Hardware Commercial C-4 Regional Shopping Center South Access Road - Enclave Apartments Dugarels Bar Commercial C-4 Regional Shopping Center West Vermillion Street Residential - Single Family Hastings Bus Garage Medium Residential Commercial R-2 Medium Density C-1 General Comm. History The subject property was part of a 1989 master development plan for a larger commercial development between Vermillion Street and Red Wing Blvd that includes Coborns (former Wal- Mart), adjacent strip mall, and the recent approval of Enclave Apartments. Vermillion Street Corridor Study The subject property was included in the 2018 Vermillion Street Corridor Study. The Study contemplated development of the property as a four story multi family building as shown below: X-C-01(a-d) Notification of Adjacent Owners All property owners within 350 feet of the site were provided notification of the meeting. Charles Terry owner of Terry’s Hardware shared concerns that the change in land use from commercial to residential would isolate his business and detract from the commercial viability of the area. COMPREHENSIVE PLAN AMENDMENT Request Change the Future Land Use Map designation from “Commercial” to “Medium Density Residential”. The Future Land Use Map is located on page 4-39, Chapter 4 - Land Use. X-C-01(a-d) Medium Density Residential Medium Density Residence is defined within the Comprehensive Plan as: Small-lot townhomes, 4, 6, and 8 unit buildings with individual exterior entrances. The density is expected to be within the range of 8-20 dwelling units per acre. Includes places of worship. Potential zoning districts include R-3, R-4 and R-6. Review of Medium and High-Density Housing Applications The Comprehensive Plan establishes the following factors in review of Medium and High-Density Housing Applications: • Adequate utility and street capacity • The ability of a given area or neighborhood to absorb additional density • Adequate access • Proximity to services and employment opportunities • Proximity to schools and natural amenities • Compatibility with adjacent development • Suitability of the site for construction • Other matters of interest as determined by the City Council Analysis • The site is undeveloped and abuts commercial land and a state highway. • Land to the southeast of the development has been approved for 211 apartment units. 2040 Comprehensive Plan 33rd Street X-C-01(a-d) • The Vermillion Street Corridor Study contemplated residential development of the property. RECOMMENDATION - Comprehensive Plan Amendment Approval of the Comprehensive Plan Amendment is recommended subject to the following conditions: 1) Conformance with the plans submitted with the Planning Commission Staff Report dated September 12, 2022. 2) Approval of the Comprehensive Plan Amendment by Metropolitan Council. REZONING REVIEW Request Rezone property from C-4 - Regional Shopping Center to R-4 - High Density Residence. The action serves as an amendment to Hastings City Code Chapter 155.01 - Official Zoning Map. X-C-01(a-d) Uses - R-4 Zoning District Hastings City Code Chapter 155.25 establishes the following requirements for the R-4 Zoning District: A. Intent. The intent of this chapter in establishing a medium density residence district is in recognition of the growing demand for multiple-family housing and of the desire to encourage high quality developments less than 3 stories in height in strategic locations within the city. B. Uses Permitted. Same as permitted in the R-3. 1. Multiple-family and single-family dwellings when part of a PRD; 2. Residential care facility, dependent and semi-independent, residential senior facility-independent, dormitories, public and parochial schools and churches, fire stations, professional offices, day care center, library, gift or craft shop and similar uses of a public service nature; 3. Accessory uses incidental to the foregoing principal uses such as private garages and sheds; 4. Home occupations in accordance with § 155.07; 5. Planned residential developments pursuant to § 155.07; and 6. Keeping chickens pursuant to 91.02. C. Uses By Special Permit. Same as permitted in the R-3 District. 1. Neighborhood commercial subject to the requirements of § 155.07. (Am. Ord. 501, passed 8-18-2003) 2. Towers as regulated by § 155.07. Analysis • Rezoning conforms with the proposed Medium Residential Development Land Use District of the Comprehensive Plan. • Land to the southeast of the development has been approved for 211 apartment units. • The Vermillion Street Corridor Study contemplated residential development of the property. RECOMMENDATION - Rezoning Approval of the rezoning is recommended subject to the following conditions 1) Conformance with the plans submitted with the Planning Commission Staff Report dated September 12, 2022. 2) Approval of the Comprehensive Plan Amendment changing the Future Land Use Map designation from “Commercial” to “Medium Density Residential”. X-C-01(a-d) PRELIMINARY AND FINAL PLAT REVIEW Request Preliminary and Final Plat approval of SUITE LIVING OF HASTINGS, A re-platting of an existing outlot into a single lot of record. 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 building 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. MN DOT Review Plans have been submitted to the MN Department of Transportation for review. No comments have been received at this time. Stormwater Maintenance Agreement A Stormwater Maintenance Agreement will be required at the time of platting to allow access and emergency maintenance of facilities. Park Land Dedication The Park and Recreation Commission met on August 30, 2022 to consider the method for satisfying park dedication requirement. Payment of cash in lieu of land in the amount of $35,200 ($1,100 x 32 units) was recommended. Interceptor Sewer Fee Payment of sewer interceptor fees in the amount of $15,520 ($485 x 32 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: X-C-01(a-d) 1) Conformance with the plans submitted with the Planning Commission Staff Report dated September 12, 2022 2) Approval of the Comprehensive Plan Amendment changing the Future Land Use Map designation from “Commercial” to “Medium Density Residential”. 3) Approval of the Rezoning from C-4 Regional Shopping Center to R-4 High Density Residence. 4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion control problems. 5) Payment of $35,200 ($1,100 x 32 units) to satisfy park dedication requirements prior to release of the final plat mylars for recording. 6) Payment of $15,520 ($485 x 32 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 a Stormwater Maintenance Agreement to allow for emergency access and maintenance of stormwater facilities. 9) Approval of plans by the Minnesota Department of Transportation. 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 a one story, 32 unit assisted living facility consisting of both dependent living and memory care units. Vehicular Access and Circulation Vehicular access and circulation are acceptable. A single driveway access to 33rd Street is provided to a parking and drop off area of the building. There is no direct access to Vermillion Street. X-C-01(a-d) Building Setbacks Building setbacks are acceptable as follows: R-4 & Residential Care Facility Requirements Site Proposal Front Yard Setback 20 feet 69.2 feet Interior Side Yard Setback 25 feet 37.3 feet Rear Yard Setback 35 feet 107.6 feet Setback to ROW 35 feet 35 feet from TH 61 Maximum Building Height 25 feet ~ 20 feet Site Density 39.3 units per acre 11.8 units per acre Pedestrian Access Development includes construction of a sidewalk around the building perimeter to provide an outdoor walking area for residents connecting to the parking lot and main entry drop-off area. There is an existing sidewalk along 33rd Street to the north and a planned sidwalk trail along TH 61 to thw west. Access is acceptable with the following addition: 1) Provide a sidewalk connection between interior sidewalk and 33rd Street sidewalk. Parking The number of parking spaces is acceptable as follows: Use Required Spaces Provided Spaces Residential Care Facility, Dependent 11 (1 per 3 units) 25 Suite Living has indicated that although the number of parking spaces is above our minimum standard, the number is consistent with parking provided at other facilities and is necessary. Architectural Elevations Architectural standards require all facades to be composed of at least 25% of Class I Materials (brick, natural stone, glass, metal panels) and 25% Class II Materials (EIFS, stucco, concrete panels, tile). The single story buiding incorporates a hip roof with dormers with many windows. Building materials consist of cultured stone veneer, prefinished shake siding, and horizontal lap siding. Architectural elements are distributed along all sides of the building. Architectural elevations are acceptable with the following change: 1) Plan Sheet 5/A2.1 must be modified to include a minimum of 25% of Class I Materials X-C-01(a-d) Landscape Plan Landscaping is acceptable as presented. A variety of plantings have been included along the building, site perimeter, and between the parking lot and street. Landscaping is provided as follows: Required Proposed One tree per 4,000 s.f. of paved surface – 12,194 s.f. 3 Trees 3 Trees One tree per 50 feet of lot perimeter – 1,422 feet 28.4 Trees 29 Trees One shrub per 40 feet of lot perimeter – 1,422 feet 35.6 shrubs 162 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. Trash Enclosure A four sided trash enclosure area for dumpsters and recycling has is planned for the southeast corner of the parking lot. Materials of the enclosure match the building. 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. 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 September 12, 2022 2. Approval of the Comprehensive Plan Amendment changing the Future Land Use Map designation from “Commercial” to “Medium Density Residential”. 3. Approval of the Rezoning from C-4 Regional Shopping Center to R-4 High Density Residence. 4. Approval of the Preliminary and Final Plat of Suite Living of Hastings. X-C-01(a-d) 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. Provide a sidewalk connection between interior sidewalk and 33rd Street sidewalk. 10. Plan Sheet 5/A2.1 must be modified to include a minimum of 25% of Class I Materials 11. Any uncompleted site work (including landscaping) must be escrowed at 125 percent of the estimated value prior to issuance of a certificate of occupancy. 12. All lighting shall incorporate shields and cut-offs to direct light on the site. 13. 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 • Developer’s Narrative • Preliminary and Final Plat • Site Plan • Civil Plans • Landscape Plan • Architectural Elevations • Application X-C-01(a-d) LOCATION MAP X-C-01(a-d) Site Pictures Looking South from 33rd Street Looking East from Vermillion Street X-C-01(a-d) Hampton Companies, LLC Suite Living Senior Care of Eagan, LLC 1824 Buerkle Road White Bear Lake, MN 55110 PROJECT NAME: Suite Living Senior Care of Hastings PROPERTY ADDRESS: Southeast Corner of Vermillion St. and 33rd St., W. APPLICANT: Hampton Companies, LLC 1824 Buerkle Road White Bear Lake, MN 55110 Jeremy Larson: 651-253-8924 Jeremy@hamptoncos.com DESCRIPTION OF PROPOSED DEVELOPMENT: Hampton Companies and Suite Living is proposing to develop a memory care and assisted living community to serve the care needs of the elderly citizens of Hastings and those with elderly family members in need of memory care and assisted living services. Suite Living Senior Care community will feature a total of 32 private suites with 20 of them providing assisted living services and the other 12 providing memory care services. The assisted living residents will be able to enjoy a home-like atmosphere in a setting that allows them the freedom to participate in many amenities that not only help assist them in their daily care needs but also provide them with a higher quality of life than that offered in a more institutional setting. The memory care residents are provided with their own secured area of the building that has its own separate amenities like a congregate dining room sunroom, activity/craft area and a secure outdoor porch. These residents benefit from a life enrichment program that is specially designed for residents with Alzheimer’s and Dementia. At Suite Living Senior Care our goal is to provide our residents with the right care at the right time. Building Description: Total Land Size: 2.71 Acres-Approx. Building Size: 21,121 Sq. Ft. Occupancy: 32 Private Suites Floor 1: 20 Assisted Living Units / 12 Memory Care Units Parking and Access: Hard Surface Parking (25 stalls, 2 designated handicapped will be designed with dimensions and area in accordance with state law) will provide parking for resident friends and family members along with Suite Living Senior Care staff. Since none of our residents drive there will not be a significant need for parking. X-C-01(a-d) Analysis currently and forward The difference between transient building occupants i.e.: those driving and with cars and fixed immobile occupants i.e.: residents 32 residents at any one time (Fixed immobile) 3 to 5 employees 1 to 3 visitors for a total of 4 to 8 transient occupants There will be a circular drive through turn around with a covered walkway to the entrance of the building which has a small portico which extends from the vestibule entry over the walkway and partially into the circular driveway. The portico will allow for enough clearance to allow for emergency vehicles to pass and thus be able to enter and exit the site freely. Illumination: Lighting from the installation of outdoor flood or spot lighting and illuminated signs shall be of an intensity that is reasonable for the purpose served and will be appropriately shielded minimizing the effects on the use and enjoyment of adjoining properties. Architectural Design: The building will combine stone, residential exterior materials, columns, roofline gables, extending porches and entrances to the building. The overall look is themed after a residential building providing a feeling of warmth and comfort for the residents. CONCLUSION: Thank you for your time to review our proposal. Suite Living Senior Care will provide great economic benefits to the city and community with 32 assisted living and memory care suites, 25 plus full and part time jobs with annual payroll of $750,000 and a significant contribution to the tax rolls for this property and provide services to the residents of the City and surrounding area. The opportunity for the city to provide senior care options in a very demanding market well into the future is a compelling reason to approve this application. The project is designed and intended to accommodate the needs of development for benefit to the community, as Suite Living’s high level of care, access to hospice and respite will bring. Great care has been taken to make the building attractive both as a city and neighborhood friendly addition, utilizing high quality finishes like LP smart siding, colored hard shingle in the staggered edge notched panels, smoked glass in the fake dormers, cultured stone accents and wainscoting, an extensive landscape plan with special attention to maintaining the existing buffer between the neighbors and the building. The project will be designed exceeding the “required” landscaping and other basic requirements of code to upgrade the appearance of the building. The project will manage to maintain the required setbacks from the building to lot line front and back. Landscaping is for decorative purposes and can be moved when and if needed but provides a buffer and ornamental screening. As we work thru the grading plan, special attention will be paid to the drainage and excavation plan to assure that the drainage of this site does not disturb the neighborhood. X-C-01(a-d) By approving this project, the city is gaining an attractive, tax paying member to the community in an otherwise idle property. The building is a secure building, noise is not an issue, and the neighbors should appreciate a relatively peaceful co-existence with the new project. The project will bring many benefits to the community. Such benefits will include: - Local Chamber of Commerce Membership - Meeting room space including use for business, choir practice, piano recitals, girl/boy scouts, book clubs, churches etc. - Be of host to community events - Offer wellness clinics - Charity drop off site for food and clothing - Partnerships with local daycare centers - Internship options for nursing students - Volunteer opportunities - Promote local businesses We look forward to continuing to work with the City staff, Planning Commission and City Council during the review and approval process for this application. Please contact me with any questions you have on any item as I would be more than happy to discuss it in further detail. Sincerely, Jeremy Larson Executive Vice President Hampton Companies X-C-01(a-d) 1 8 " R C P 1 8 " R C P 12" R C P 6" D I P 6" DIP 6 " D I P 8" DIP N O B U I L D I N G S P . I . D . 1 9 1 8 4 0 0 0 1 0 8 0 A d d r e s s : 3 7 5 3 3 R D S T W O w n e r : T e r r y I n v e s t m e n t s E x i s t i n g B u i l d i n g [ A ] B i t u m i n o u s D r i v e C r o s s e s P r o p e r t y L i n e 15" RCP6" DIP C o n c r e t e S i d e w a l k 8" D I P 8" DIP 36" RCP 36" R C P 8 " S a n . 8" San.8" San. 8 " S a n . M o n u m e n t S i g n P . I . D . 1 9 - 1 8 4 0 2 - 0 1 - 0 5 0 A d d r e s s : 3 4 7 5 V e r m i l l i o n S t r e e t O w n e r : J a b l o n s k e I n v e s t m e n t s L L C 1 0 " P V C Bituminous D r i v e B i t u m i n o u s P a r k i n g L o t Concrete Median36" RCP B i l l b o a r d 8" San.12" RCP [ B ] W a t e r m a i n C r o s s e s T h r o u g h P r o p e r t y U n k n o w n U t i l i t y M a n h o l e s [17] Utility Easement PerDoc. No. 3550672 [ 1 7 ] A c c e s s E a s e m e n t P e r D o c . N o . 3 5 5 0 6 7 2 [ 1 7 ] U t i l i t y E a s e m e n t P e r D o c . N o . 3 5 5 0 6 7 2 N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N 8 5 ° 4 4 ' 1 8 " W 3 2 9 . 0 5 W i d t h V a r i e s C = 2 3 7 . 3 9 C B = S 8 1 ° 3 0 ' 4 7 " E R = 3 7 3 . 0 0 Δ = 3 7 ° 0 6 ' 3 6 " 2 4 1 . 5 9 C=74.57CB=N26°04'41"ER=2217.02Δ=1°55'38"74.57 L O T 1 B L O C K 1 N00°10'51"W 918.34S00°10'51"E 1721.85 N85°44'18"W 313.08 E Line of OUTLOT C, COUNTY CROSSROADS CENTER ADDITION F o u n d 1 / 2 I n c h I r o n P i p e w / C a p N o . 9 2 9 4 F o u n d 1 / 2 I n c h I r o n P i p e Found 1/2 InchIron Pipe Found 1/2 InchIron PipeW Line of Sec. 3, Twp. 114, Rng. 17 NW Corner of Sec. 3, Twp. 114, Rng. 17W 1/4 Corner of Sec. 3, Twp. 114, Rng. 17 S i d e w a l k E a s e m e n t p e r D o c . N o . 9 4 1 9 2 0 Utility Easement PerDoc. No. 355067218.12 N34°03'37"W19.65 V I C I N I T Y M A P PROJECT P R O J E C T N O . : 2 2 0 5 3 C O P Y R I G H T 2 0 2 2 C I V I L S I T E G R O U P I N C . c R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N V 2 . 0 P R E L I M I N A R Y P L A T . . . . . . . . . . . . N 4 4 5 6 5 R O R Y L . S Y N S T E L I E N L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S S U R V E Y , P L A N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D L A N D S U R V E Y O R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 8 - 2 4 - 2 0 2 2 CLIENT C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 Q A / Q C F I E L D C R E W D R A W N B Y R E V I E W E D B Y U P D A T E D B Y . C J R S . P R E L I M I N A R Y P L A T G E N E R A L N O T E S P R O P E R T Y D E S C R I P T I O N : O u t l o t C , C o u n t y C r o s s r o a d s C e n t e r A d d i t i o n , D a k o t a C o u n t y , M i n n e s o t a . D A T E O F P R E P A R A T I O N : 8 - 2 4 - 2 0 2 2 A P P L I C A N T : S u i t e L i v i n g / H a m p t o n C o m p a n i e s , L L C 1 8 2 4 B u e r k l e R o a d W h i t e B e a r L a k e , M N 5 5 1 1 0 C o n t a c t : J e r e m y L a r s o n 6 1 2 - 2 5 3 - 8 9 2 4 B E N C H M A R K S : E l e v a t i o n s a r e b a s e d o n t h e N G V D 2 9 D a t u m . S i t e B e n c h m a r k 1 : T h e t o p n u t o f t h e f i r e h y d r a n t l o c a t e d o n n o r t h e r l y s i d e o f 3 3 r d S t r e e t W e s t a p p r o x i m a t e l y 6 5 f e e t n o r t h o f t h e n o r t h e a s t c o r n e r o f s u b j e c t p r o p e r t y , a s s h o w n h e r e o n . E l e v a t i o n = 8 3 1 . 9 4 S i t e B e n c h m a r k 2 : T h e t o p n u t o f t h e f i r e h y d r a n t l o c a t e d a p p r o x i m a t e l y i n t h e m i d d l e o f s u b j e c t p r o p e r t y , a s s h o w n h e r e o n . E l e v a t i o n = 8 3 4 . 2 8 S i t e B e n c h m a r k 3 : T h e t o p n u t o f t h e f i r e h y d r a n t l o c a t e d o n e a s t e r l y s i d e o f V e r m i l l i o n S t r e e t ( U . S . H w y N o . 6 1 ) a p p r o x i m a t e l y 1 0 f e e t s o u t h w e s t o f t h e s o u t h w e s t c o r n e r o f s u b j e c t p r o p e r t y , a s s h o w n h e r e o n . E l e v a t i o n = 8 3 0 . 8 0 S i t e B e n c h m a r k 4 : T h e t o p n u t h y d r a n t l o c a t e d a p p r o x i m a t e l y 3 8 f e e t n o r t h w e s t e r l y o f t h e s o u t h e a s t c o r n e r o f s u b j e c t p r o p e r t y , a s s h o w n h e r e o n . E l e v a t i o n = 8 3 4 . 8 2 A R E A S : P r o p o s e d L o t 1 , B l o c k 1 = 1 1 8 , 2 3 3 + / - s q u a r e f e e t o r 2 . 7 1 4 + / - a c r e s . F L O O D Z O N E : T h i s p r o p e r t y i s c o n t a i n e d i n Z o n e X ( a r e a d e t e r m i n e d t o b e o u t s i d e t h e 0 . 2 % a n n u a l c h a n c e f l o o d p l a i n ) p e r F l o o d I n s u r a n c e R a t e M a p , C o m m u n i t y P a n e l N o . 2 7 0 3 7 C 0 2 7 8 E , e f f e c t i v e d a t e o f D e c e m b e r 2 n d , 2 0 1 1 . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ R o r y L . S y n s t e l i e n M i n n e s o t a L i c e n s e N o . 4 4 5 6 5 r o r y @ c i v i l s i t e g r o u p . c o m PRELIMINAR Y P L A T : S U I T E L I V I N G O F H A S T I N G S OVERHEAD UTILITIES GASMAINSANITARY SEWERSTORM SEWER FIBER/COMM. LINE ELECTRIC LINE (RECORD)WATERMAIN ELECTRIC LINEGASMAIN (RECORD)CHAINLINK FENCELINE Linetype & Symbol Legend CONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE SURFACE WOODEN FENCELINEGUARDRAIL WATERMAIN (RECORD)SANITARY SEWER (RECORD)STORM SEWER (RECORD)FIBER/COMM. LINE (RECORD)TELEPHONE LINE (RECORD)TELEPHONE LINESIGNSANITARY MANHOLESTORM MANHOLE CABLE TV BOXTELEPHONE MANHOLE ELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNAL GAS METER ELECTRICAL METERWATER MANHOLEWATER VALVE AIR CONDITIONERBOLLARDCATCH BASIN ELECTRIC MANHOLEGAS VALVE FLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENT SET IRON MONUMENT FLARED END SECTION POWER POLE UTILITY MANHOLEGUY WIRECONIFEROUS TREEDECIDUOUS TREE ROOF DRAINSEWER CLEAN OUTFIRE CONNECTIONWELL UTILITY VAULTPOST INDICATOR VALVE GAS MANHOLE HAND HOLEFIBER/COMM. MANHOLEMAIL BOX FUEL TANK ELECTRICAL OUTLETSBSOIL BORING LIGHT POLE Suite Living Hastings 33rd Street West & Vermillion Street (U.S. Hwy No. 61), Hastings, Dakota County, MN 55033 1824 Buerkle Road, White Bear Lake, MN 55110 Suite Living/Hampton Companies, LLC N 6 0 1 5 3 0 0 1 5 3 0 S C A L E I N F E E T X - C - 0 1 ( a - d ) N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N 8 5 ° 4 4 ' 1 8 " W 3 2 9 . 0 5 W i d t h V a r i e s C = 2 3 7 . 3 9 C B = S 8 1 ° 3 0 ' 4 7 " E R = 3 7 3 . 0 0 Δ = 3 7 ° 0 6 ' 3 6 " 2 4 1 . 5 9 C=74.57CB=N26°04'41"ER=2217.02Δ=1°55'38"74.57 L O T 1 B L O C K 1 N00°10'51"W 918.34S00°10'51"E 1721.85 N85°44'18"W 313.08 E Line of OUTLOT C, COUNTY CROSSROADS CENTER ADDITION F o u n d 1 / 2 I n c h I r o n P i p e w / C a p N o . 9 2 9 4 F o u n d 1 / 2 I n c h I r o n P i p e Found 1/2 InchIron Pipe Found 1/2 InchIron PipeW Line of Sec. 3, Twp. 114, Rng. 17 NW Corner of Sec. 3, Twp. 114, Rng. 17W 1/4 Corner of Sec. 3, Twp. 114, Rng. 17 S i d e w a l k E a s e m e n t p e r D o c . N o . 9 4 1 9 2 0 Utility Easement PerDoc. No. 355067218.12 N34°03'37"W19.65 S U I T E L I V I N G O F H A S T I N G S K N O W A L L P E R S O N S B Y T H E S E P R E S E N T S : T h a t L a n d c o I n v e s t m e n t s o f H a s t i n g s , L L C , a M i n n e s o t a l i m i t e d l i a b i l i t y c o m p a n y , f e e o w n e r o f t h e f o l l o w i n g d e s c r i b e d p r o p e r t y : O U T L O T C , C O U N T Y C R O S S R O A D S C E N T E R A D D I T I O N , a c c o r d i n g t o t h e r e c o r d e d p l a t t h e r e o f , D a k o t a C o u n t y , M i n n e s o t a . H a s c a u s e d t h e s a m e t o b e s u r v e y e d a n d p l a t t e d a s S U I T E L I V I N G O F H A S T I N G S a n d d o e s h e r e b y d e d i c a t e t o t h e p u b l i c , f o r p u b l i c u s e , t h e p u b l i c w a y a n d t h e d r a i n a g e a n d u t i l i t y e a s e m e n t s a s c r e a t e d b y t h i s p l a t . I n w i t n e s s w h e r e o f s a i d L a n d c o I n v e s t m e n t s o f H a s t i n g s , L L C , a M i n n e s o t a l i m i t e d l i a b i l i t y c o m p a n y , h a s c a u s e d t h e s e p r e s e n t s t o b e s i g n e d b y i t s p r o p e r o f f i c e r t h i s d a y o f , 2 0 . L a n d c o I n v e s t m e n t s o f H a s t i n g s , L L C B y : I t s S T A T E O F , C O U N T Y O F T h e f o r g o i n g i n s t r u m e n t w a s a c k n o w l e d g e d b e f o r e m e t h i s d a y o f , 2 0 , B y : , o f L a n d c o I n v e s t m e n t s o f H a s t i n g s , L L C , a M i n n e s o t a l i m i t e d l i a b i l i t y c o m p a n y , o n b e h a l f o f t h e c o m p a n y . M y C o m m i s s i o n E x p i r e s : N o t a r y P u b l i c , S i g n a t u r e N o t a r y P u b l i c , P r i n t e d N a m e N o t a r y P u b l i c C o u n t y , S U R V E Y O R S C E R T I F I C A T E I R o r y L . S y n s t e l i e n , d o h e r e b y c e r t i f y t h a t t h i s p l a t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n ; t h a t I a m a d u l y L i c e n s e d L a n d S u r v e y o r i n t h e S t a t e o f M i n n e s o t a ; t h a t t h i s p l a t i s a c o r r e c t r e p r e s e n t a t i o n o f t h e b o u n d a r y s u r v e y ; t h a t a l l m a t h e m a t i c a l d a t a a n d l a b e l s a r e c o r r e c t l y d e s i g n a t e d o n t h i s p l a t ; t h a t a l l m o n u m e n t s d e p i c t e d o n t h i s p l a t h a v e b e e n , o r w i l l b e c o r r e c t l y s e t w i t h i n o n e y e a r ; t h a t a l l w a t e r b o u n d a r i e s a n d w e t l a n d s , a s d e f i n e d i n M i n n e s o t a S t a t u t e s , S e c t i o n 5 0 5 . 0 1 , S u b d . 3 , a s o f t h e d a t e o f t h e s u r v e y o r ' s c e r t i f i c a t i o n a r e s h o w n a n d l a b e l e d o n t h i s p l a t ; a n d a l l p u b l i c w a y s a r e s h o w n a n d l a b e l e d o n t h i s p l a t . D a t e d t h i s d a y o f , 2 0 . R o r y L . S y n s t e l i e n , L a n d S u r v e y o r M i n n e s o t a L i c e n s e N o . 4 4 5 6 5 S T A T E O F M I N N E S O T A , C O U N T Y O F T h i s i n s t r u m e n t w a s a c k n o w l e d g e d b e f o r e m e t h i s d a y o f , 2 0 , b y R o r y L . S y n s t e l i e n , a L i c e n s e d L a n d S u r v e y o r . M y C o m m i s s i o n E x p i r e s : N o t a r y P u b l i c , S i g n a t u r e N o t a r y P u b l i c , P r i n t e d N a m e N o t a r y P u b l i c C o u n t y , C I T Y C O U N C I L O F H A S T I N G S , C O U N T Y O F D A K O T A , S T A T E O F M I N N E S O T A T h i s p l a t w a s a p p r o v e d b y t h e C i t y C o u n c i l o f H a s t i n g s M i n n e s o t a a t a r e g u l a r m e e t i n g t h e r e o f h e l d t h i s d a y o f , 2 0 , a n d h e r e b y c e r t i f i e s c o m p l i a n c e w i t h a l l t h e r e q u i r e m e n t s a s s e t f o r t h i n M i n n e s o t a S t a t u t e s , S e c t i o n 5 0 5 . 0 3 , S u b d . 2 . B y : , M a y o r B y : , C i t y C l e r k C O U N T Y S U R V E Y O R , C O U N T Y O F D A K O T A , S T A T E O F M I N N E S O T A I h e r e b y c e r t i f y t h a t i n a c c o r d a n c e w i t h M i n n e s o t a S t a t u t e s , S e c t i o n 5 0 5 . 0 2 1 , S u b d . 1 1 , t h i s p l a t h a s b e e n r e v i e w e d a n d a p p r o v e d t h i s d a y o f , 2 0 . B y T o d d B . T o l l e f s o n , D a k o t a C o u n t y S u r v e y o r D E P A R T M E N T O F P R O P E R T Y T A X A T I O N A N D R E C O R D S , C O U N T Y O F D A K O T A , S T A T E O F M I N N E S O T A P u r s u a n t t o M i n n e s o t a S t a t u t e s , S e c t i o n 5 0 5 . 0 2 1 , S u b d i v i s i o n 9 , t a x e s p a y a b l e i n t h e y e a r o n r e a l e s t a t e h e r e i n b e f o r e d e s c r i b e d , h a v e b e e n p a i d . A l s o p u r s u a n t t o M i n n e s o t a S t a t u t e s , S e c t i o n 2 7 2 . 1 2 , t h e r e a r e n o d e l i n q u e n t t a x e s a n d t r a n s f e r s e n t e r e d o n t h i s d a y o f , 2 0 . B y A m y A . K o e t h e , D i r e c t o r , D e p a r t m e n t o f P r o p e r t y T a x e s a n d R e c o r d s C O U N T Y R E C O R D E R , C O U N T Y O F D A K O T A , S T A T E O F M I N N E S O T A I h e r e b y c e r t i f y t h a t t h i s p l a t o f S U I T E L I V I N G O F H A S T I N G S w a s f i l e d i n t h e o f f i c e o f t h e C o u n t y R e c o r d e r f o r p u b l i c r e c o r d o n t h i s d a y o f , 2 0 , a t o ' c l o c k M . a n d w a s d u l y f i l e d i n B o o k o f P l a t s , P a g e , a s D o c u m e n t N u m b e r . B y A m y A . K o e t h e , C o u n t y R e c o r d e r D e n o t e s a C a s t I r o n M o n u m e n t . D e n o t e s a s e t N a i l w i t h D i s k M a r k e d " R L S 4 4 5 6 5 " N B e a r i n g s a r e b a s e d o n t h e E a s t L i n e o f O U T L O T C , C O U N T Y C R O S S R O A D S C E N T E R A D D I T I O N h a v i n g a n a s s u m e d b e a r i n g o f S 0 0 ° 2 4 ' 2 4 " E . D e n o t e s a F o u n d I r o n M o n u m e n t ( T y p e a s s h o w n o n p l a t ) D e n o t e s a 1 / 2 i n c h b y 1 4 i n c h R e b a r M a r k e d " R L S 4 4 5 6 5 " B e i n g 5 f e e t i n w i d t h a n d a d j o i n i n g l o t l i n e s , u n l e s s o t h e r w i s e i n d i c a t e d , a n d b e i n g 1 0 f e e t i n w i d t h a n d a d j o i n i n g r i g h t o f w a y l i n e s u n l e s s o t h e r w i s e i n d i c a t e d , a s s h o w n o n t h i s p l a t . D R A I N A G E A N D U T I L I T Y E A S E M E N T S A R E S H O W N T H U S : N O T T O S C A L E 10 5 5 10 VICINITY MAPSEC. 3 - T114- R17DAKOTA COUNTY, MINNESOTANNOT TO SCALE 6 0 1 5 3 0 0 1 5 3 0 S C A L E I N F E E T X - C - 0 1 ( a - d ) C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 0 . 0 T I T L E S H E E T . . . . . . . . . . . . SUIT E L I V I N G H A S T I N G S H A S T I N G S , M I N N E S O T A S H E E T I N D E X S H E E T N U M B E R S H E E T T I T L E C 0 . 0 T I T L E S H E E T S I T E L O C A T I O N S I T E L O C A T I O N M A P N S I T E S U R V E Y V 1 . 0 U T I L I T Y P L A N C 4 . 0 IS S U E D F O R : C I T Y S U B M I T T A L DEVELOPER / PROPERTY OWNER:ENGINEER / LANDSCAPE ARCHITECT:CIVIL SITE GROUP5000 GLENWOOD AVEGOLDEN VALLEY, MN 55422CONTACT: ROBBIE LATTA612-615-0060SURVEYOR:GEOTECHNICAL ENGINEER: S W P P P - E X I S T I N G C O N D I T I O N S S W 1 . 0 G R A D I N G P L A N C 3 . 0 C 5 . 0 C 5 . 1 L 1 . 0 C I V I L D E T A I L S L A N D S C A P E P L A N S W P P P - P R O P O S E D C O N D I T I O N S S W 1 . 1 S W P P P - D E T A I L S S W 1 . 2 C 2 . 0 S I T E P L A N S W P P P - N A R R A T I V E S W 1 . 3 C I V I L D E T A I L S C 1 . 0 R E M O V A L S P L A N C 5 . 2 C I V I L D E T A I L S K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R S W P P P - A T T A C H M E N T S S W 1 . 4 S W P P P - A T T A C H M E N T S S W 1 . 5 HAUGO GEOTECHNICAL SERVICES2825 CEDAR AVENUE SMINNEAPOLIS, MN 55407CONTACT: PAUL GIONFRIDDO612-729-2959 L 1 . 1 L A N D S C A P E P L A N N O T E S & D E T A I L S ARCHITECT:ROSA ARCHITECTURAL GROUP, INC.1084 STERLING STREETST. PAUL, MN 55119CONTACT: RUSSELL ROSAROSAARCHGRP@MSN.COM651-739-7988CIVIL SITE GROUP5000 GLENWOOD AVEGOLDEN VALLEY, MN 55422CONTACT: RORY SYNSTELIEN612-615-0060 A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . SUITE LIVING/HAMPTON COMPANIES, LLC1824 BUERKLE ROADWHITE BEAR LAKE, MN 55110CONTACT: JEREMY LARSON612-253-8924 X - C - 0 1 ( a - d ) F O R A L L F E N C E R E M O V A L S O R P R E S E R V A T I O N S O N L O T L I N E S : C O N T R A C T O R S H A L L C O N F I R M O W N E R S H I P O F F E N C E P R I O R T O R E M O V A L A N D C O O R D I N A T E W I T H A D J A C E N T P R O P E R T Y O W N E R . R E M O V E A L L E X I S T I N G P R I V A T E U T I L I T Y S E R V I C E S ( T H A T A R E N O T T O B E R E U S E D ) P E R P R I V A T E U T I L I T Y C O M P A N Y A N D C I T Y S T A N D A R D S C O N T R A C T O R S H A L L S A W C U T & R E M O V E P U B L I C P V M T S . , C U R B S , A N D W A L K S F O R I N S T A L L A T I O N O F U T I L I T I E S . U P O N C O M P L E T I O N O F U T I L I T Y W O R K , R E P L A C E A L L M A T E R I A L , I N K I N D , A N D T O C I T Y S T A N D A R D A N D A P P R O V A L REM O V E A N D SALVAGE E X I S T I N G HYDRANT. C O O R D . W / C I T Y R E M O V E E X I S T I N G P A V E M E N T A N D B A S E M A T E R I A L A N D P A R K I N G S I G N S , T Y P . EXISTING TREES TOREMAIN, PROVIDETREE PROTECTIONFENCING, TYP.EXISTING UTILITYMANHOLES TOREMAIN. PROTECTFROM DAMAGE E X I S T I N G H Y D R A N T T O R E M A I N . P R O T E C T F R O M D A M A G E EXISTING CATCHBASIN TO REMAIN.PROTECT FROMDAMAGE R E M O V E E X I S T I N G B I L L B O A R D R E M O V E E X I S T I N G W A T E R M A I N , C A P A T M A I N , P E R C I T Y S T A N D A R D S R E M O V E E X I S T I N G C U R B A N D G U T T E R , T Y P . S A W C U T A N D R E M O V E E X I S T I N G S I D E W A L K S B - 1 S B - 2 SB-4 S B - 3 S B - 6 S B - 9 S B - 8 S B - 7 SB-5 1 8 " R C P 18" RCP 6" D I P 6" DIP 6 " D I P 8" DIP N O B U I L D I N G S A d d r e s s : 3 3 r d S t r e e t W e s t & H i g h w a y 6 1 P . I . D . 1 9 1 8 4 0 0 0 0 0 3 0 N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N85°44'18"W 329.05 3 3 R D S T W ( A P u b l i c R / W ) ( W i d t h V a r i e s ) VERMILLION ST (U.S. HWY NO. 61)(A Public R/W) [ B ] B i t u m i n o u s D r i v e C r o s s e s P r o p e r t y L i n e 15" RCP Drainage & Utility Easement Per Plat D r a i n a g e & U t i l i t y E a s e m e n t P e r P l a t 6" DIP C o n c r e t e S i d e w a l k [ A ] C o n c r e t e S i d e w a l k L i e s o n P r o p e r t y 8" DIP8" DIP 36" RCP 1 0 " P V C Bituminous Drive Concrete Median 2 4 1 . 5 9 Δ = 3 7 ° 0 6 ' 3 6 " R = 3 7 3 . 0 0 C B = S 8 1 ° 3 0 ' 4 7 " E C = 2 3 7 . 3 9 Δ=1°55'38"74.57R=2217.02 Billboa r d 8" San.12" RCP[C] Watermain C r o s s e s Through Prope r t y Unknown UtilityManholes S A N I T A R Y S T U B P E R A S - B U I L T S . F I E L D V E R I F Y R E M O V A L S L E G E N D : T R E E P R O T E C T I O N R E M O V A L O F P A V E M E N T A N D A L L B A S E M A T E R I A L , I N C L U D I N G B I T . , C O N C . , A N D G R A V E L P V M T S . R E M O V A L O F S T R U C T U R E I N C L U D I N G A L L F O O T I N G S A N D F O U N D A T I O N S . T R E E R E M O V A L - I N C L U D I N G R O O T S A N D S T U M P S C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 0 1 " = 2 0 ' - 0 " 2 0 ' - 0 " 1 0 ' - 0 " N R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 1 . 0 R E M O V A L S P L A N . . . . . . . . . . . . K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R E X . 1 ' C O N T O U R E L E V A T I O N I N T E R V A L R E M O V E C U R B A N D G U T T E R . I F I N R I G H T - O F - W A Y , C O O R D I N A T E W I T H L O C A L G O V E R N I N G U N I T . R E M O V A L N O T E S : CITY OF HASTINGS REMOVAL NOTES:1.RESERVED FOR CITY SPECIFIC REMOVAL NOTES. S E E S W P P P O N S H E E T S S W 1 . 0 - S W 1 . 5 E R O S I O N C O N T R O L N O T E S : D L T R E E P R O T E C T I O N N T S 2 5 ' D R I P L I N E W I D T H F U R N I S H A A N D I N S T A L L T E M P O R A R Y F E N C E A T T H E T R E E ' S D R I P L I N E O R C O N S T R U C T I O N L I M I T S A S S H O W N O N P L A N , P R I O R T O A N Y C O N S T R U C T I O N . W H E R E P O S S I B L E P L A C E F E N C E 2 5 ' B E Y O N D D R I P L I N E . P L A C E T R E E P R O T E C T I O N S I G N O N P O S T S , O N E P E R I N D I V I D U A L T R E E ( F A C I N G C O N S T R U C T I O N A C T I V I T Y ) , O R O N E E V E R Y 1 0 0 ' L F A L O N G A G R O V E O R M U L T I - T R E E P R O T E C T I O N A R E A . P O S T S A N D F E N C I N G E X T E N D F E N C E 2 5 ' B E Y O N D D R I P L I N E W H E R E P O S S I B L E T R E E P R O T E C T I O N S I G N , T Y P . T R E E D R I P L I N E , O R C O N S T R U C T I O N L I M I T S 1 1 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . 2 . S E E S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N ( S W P P P ) P L A N F O R C O N S T R U C T I O N S T O R M W A T E R M A N A G E M E N T P L A N . 3 . R E M O V A L O F M A T E R I A L S N O T E D O N T H E D R A W I N G S S H A L L B E I N A C C O R D A N C E W I T H M N D O T , S T A T E A N D L O C A L R E G U L A T I O N S . 4 . R E M O V A L O F P R I V A T E U T I L I T I E S S H A L L B E C O O R D I N A T E D W I T H U T I L I T Y O W N E R P R I O R T O C O N S T R U C T I O N A C T I V I T I E S . 5 . E X I S T I N G P A V E M E N T S S H A L L B E S A W C U T I N L O C A T I O N S A S S H O W N O N T H E D R A W I N G S O R T H E N E A R E S T J O I N T F O R P R O P O S E D P A V E M E N T C O N N E C T I O N S . 6 . R E M O V E D M A T E R I A L S S H A L L B E D I S P O S E D O F T O A L E G A L O F F - S I T E L O C A T I O N A N D I N A C C O R D A N C E W I T H S T A T E A N D L O C A L R E G U L A T I O N S . 7 . A B A N D O N , R E M O V A L , C O N N E C T I O N , A N D P R O T E C T I O N N O T E S S H O W N O N T H E D R A W I N G S A R E A P P R O X I M A T E . C O O R D I N A T E W I T H P R O P O S E D P L A N S . 8 . E X I S T I N G O N - S I T E F E A T U R E S N O T N O T E D F O R R E M O V A L S H A L L B E P R O T E C T E D T H R O U G H O U T T H E D U R A T I O N O F T H E C O N T R A C T . 9 . P R O P E R T Y L I N E S S H A L L B E C O N S I D E R E D G E N E R A L C O N S T R U C T I O N L I M I T S U N L E S S O T H E R W I S E N O T E D O N T H E D R A W I N G S . W O R K W I T H I N T H E G E N E R A L C O N S T R U C T I O N L I M I T S S H A L L I N C L U D E S T A G I N G , D E M O L I T I O N A N D C L E A N - U P O P E R A T I O N S A S W E L L A S C O N S T R U C T I O N S H O W N O N T H E D R A W I N G S . 1 0 . M I N O R W O R K O U T S I D E O F T H E G E N E R A L C O N S T R U C T I O N L I M I T S S H A L L B E A L L O W E D A S S H O W N O N T H E P L A N A N D P E R C I T Y R E Q U I R E M E N T S . F O R A N Y W O R K O N A D J A C E N T P R I V A T E P R O P E R T Y , T H E C O N T R A C T O R S H A L L O B T A I N W R I T T E N P E R M I S S I O N F R O M T H E A D J A C E N T P R O P E R T Y O W N E R P R I O R T O A N Y W O R K . 1 1 . D A M A G E B E Y O N D T H E P R O P E R T Y L I M I T S C A U S E D B Y C O N S T R U C T I O N A C T I V I T Y S H A L L B E R E P A I R E D I N A M A N N E R A P P R O V E D B Y T H E E N G I N E E R / L A N D S C A P E A R C H I T E C T O R I N A C C O R D A N C E W I T H T H E C I T Y . 1 2 . P R O P O S E D W O R K ( B U I L D I N G A N D C I V I L ) S H A L L N O T D I S T U R B E X I S T I N G U T I L I T I E S U N L E S S O T H E R W I S E S H O W N O N T H E D R A W I N G S A N D A P P R O V E D B Y T H E C I T Y P R I O R T O C O N S T R U C T I O N . 1 3 . S I T E S E C U R I T Y M A Y B E N E C E S S A R Y A N D P R O V I D E D I N A M A N N E R T O P R O H I B I T V A N D A L I S M , A N D T H E F T , D U R I N G A N D A F T E R N O R M A L W O R K H O U R S , T H R O U G H O U T T H E D U R A T I O N O F T H E C O N T R A C T . S E C U R I T Y M A T E R I A L S S H A L L B E I N A C C O R D A N C E W I T H T H E C I T Y . 1 4 . V E H I C U L A R A C C E S S T O T H E S I T E S H A L L B E M A I N T A I N E D F O R D E L I V E R Y A N D I N S P E C T I O N A C C E S S D U R I N G N O R M A L O P E R A T I N G H O U R S . A T N O P O I N T T H R O U G H O U T T H E D U R A T I O N O F T H E C O N T R A C T S H A L L C I R C U L A T I O N O F A D J A C E N T S T R E E T S B E B L O C K E D W I T H O U T A P P R O V A L B Y T H E C I T Y P R I O R T O C O N S T R U C T I O N A C T I V I T I E S . 1 5 . A L L T R A F F I C C O N T R O L S S H A L L B E P R O V I D E D A N D E S T A B L I S H E D P E R T H E R E Q U I R E M E N T S O F T H E M I N N E S O T A M A N U A L O N U N I F O R M T R A F F I C C O N T R O L D E V I C E S ( M M U T C D ) A N D T H E C I T Y . T H I S S H A L L I N C L U D E , B U T N O T B E L I M I T E D T O , S I G N A G E , B A R R I C A D E S , F L A S H E R S , A N D F L A G G E R S A S N E E D E D . A L L P U B L I C S T R E E T S S H A L L R E M A I N O P E N T O T R A F F I C A T A L L T I M E S . N O R O A D C L O S U R E S S H A L L B E P E R M I T T E D W I T H O U T A P P R O V A L B Y T H E C I T Y . 1 6 . S H O R I N G F O R B U I L D I N G E X C A V A T I O N M A Y B E U S E D A T T H E D I S C R E T I O N O F T H E C O N T R A C T O R A N D A S A P P R O V E D B Y T H E O W N E R S R E P R E S E N T A T I V E A N D T H E C I T Y P R I O R T O C O N S T R U C T I O N A C T I V I T I E S . 1 7 . S T A G I N G , D E M O L I T I O N , A N D C L E A N - U P A R E A S S H A L L B E W I T H I N T H E P R O P E R T Y L I M I T S A S S H O W N O N T H E D R A W I N G S A N D M A I N T A I N E D I N A M A N N E R A S R E Q U I R E D B Y T H E C I T Y . 1 8 . A L L E X I S T I N G S I T E T R A F F I C / R E G U L A T O R Y S I G N A G E T O B E I N V E N T O R I E D A N D I F R E M O V E D F O R C O N S T R U C T I O N S H A L L B E R E T U R N E D T O L G U . 1 9 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . X - C - 0 1 ( a - d ) NO PARKING B 6 1 2 C U R B A N D G U T T E R , T Y P . B 6 1 8 C U R B A N D G U T T E R , T Y P . M A T C H E X I S T I N G C U R B A N D G U T T E R , T Y P . C O N C . D R I V E A P R O N P E R C I T Y S T A N D A R D S 3 ' C U R B T A P E R , T Y P . B 6 1 2 C U R B A N D G U T T E R , T Y P . C O N C . S I D E W A L K , T Y P . CONC. SIDEWALK, TYP. S U R M O U N T A B L E C U R B A C C E S S I B L E P A R K I N G S P A C E , I N C L . S I G N A G E , S T R I P I N G A N D R A M P S C O N C . S I D E W A L K , T Y P . P A T C H S T R E E T S E C T I O N I N - K I N D P E R C I T Y S T A N D A R D S T R A S H E N C L O S U R E , S E E A R C H ' L P L A N S F O R D E T A I L S M A T C H E X I S T I N G B I T . P V M T . 6' DECORATIVE FENCE CONC. PATIOFENCE GATE, TYP. 6 6 7 6 TRANSFORME R P A D S , C O O R D . W/ MECHANIC A L A N D U T I L I T Y CO. FOR EXAC T L O C A T I O N C O N C R E T E S I D E W A L K P E R C I T Y S T A N D A R D S M A T C H E X I S T I N G M A T C H E X I S T I N G 3 ' C U R B T A P E R , T Y P . 5.0' 5.0' 5.0' 2 7 . 0 ' 25.0' 2 4 . 0 ' R 3 . 0 ' R 5 . 0 ' R 1 0 . 0 ' R 3 . 0 ' R 3 . 0 ' R 1 7 . 0 ' R 2 7 . 0 ' R2 0 . 0 ' R 2 0 . 0 ' 2.0' 107.6' 3 7 . 3 ' 69.2' 35.0' 11.6' 1 1 . 8 ' C O N C . P A T I O S B - 1 S B - 2 SB-4 S B - 3 S B - 6 S B - 9 S B - 8 S B - 7 SB-5 1 8 " R C P 18" RCP 6" D I P 6" DIP 6 " D I P 8" DIP N O B U I L D I N G S A d d r e s s : 3 3 r d S t r e e t W e s t & H i g h w a y 6 1 P . I . D . 1 9 1 8 4 0 0 0 0 0 3 0 N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N85°44'18"W 329.05 3 3 R D S T W ( A P u b l i c R / W ) ( W i d t h V a r i e s ) VERMILLION ST (U.S. HWY NO. 61)(A Public R/W) [ B ] B i t u m i n o u s D r i v e C r o s s e s P r o p e r t y L i n e 15" RCP Drainage & Utility Easement Per Plat D r a i n a g e & U t i l i t y E a s e m e n t P e r P l a t 6" DIP C o n c r e t e S i d e w a l k [ A ] C o n c r e t e S i d e w a l k L i e s o n P r o p e r t y 8" DIP8" DIP 36" RCP 1 0 " P V C Bituminous Drive Concrete Median 2 4 1 . 5 9 Δ = 3 7 ° 0 6 ' 3 6 " R = 3 7 3 . 0 0 C B = S 8 1 ° 3 0 ' 4 7 " E C = 2 3 7 . 3 9 Δ=1°55'38"74.57R=2217.028" San.12" RCP S A N I T A R Y S T U B P E R A S - B U I L T S . F I E L D V E R I F Y C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 2 . 0 S I T E P L A N . . . . . . . . . . . . S I T E A R E A T A B L E : S I T E L A Y O U T N O T E S : S I T E P L A N L E G E N D : T R A F F I C D I R E C T I O N A L A R R O W P A V E M E N T M A R K I N G S S I G N A N D P O S T A S S E M B L Y . S H O P D R A W I N G S R E Q U I R E D . H C = A C C E S S I B L E S I G N N P = N O P A R K I N G F I R E L A N E S T = S T O P C P = C O M P A C T C A R P A R K I N G O N L Y 0 1 " = 2 0 ' - 0 " 2 0 ' - 0 " 1 0 ' - 0 " N K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R P R O P E R T Y L I N E C U R B A N D G U T T E R - S E E N O T E S ( T . O . ) T I P O U T G U T T E R W H E R E A P P L I C A B L E - S E E P L A N L I G H T D U T Y B I T U M I N O U S P A V E M E N T ( I F A P P L I C A B L E ) . S E E G E O T E C H N I C A L R E P O R T F O R A G G R E G A T E B A S E & W E A R C O U R S E D E P T H , S E E D E A T I L . H E A V Y D U T Y B I T U M I N O U S P A V E M E N T ( I F A P P L I C A B L E ) . S E E G E O T E C H N I C A L R E P O R T F O R A G G R E G A T E B A S E & W E A R C O U R S E D E P T H , S E E D E T A I L . C O N S T R U C T I O N L I M I T S T O P E R V I O U S P A V E M E N T ( I F A P P L I C A B L E ) - C O N C R E T E P A V E R P E R V I O U S S Y S T E M . I N C L U D E A L L B A S E M A T E R I A L A N D A P P U R T E N A N C E S A S S P E C I F I E D P E R M A N U F A C T U R E R S P E C I F I C A T I O N S & I N S T R U C T I O N S . M A K E : B E L G A R D , O R E Q U I V I L A N T M O D E L : A Q U A S T O N E , O R E Q U I V I L A N T C O L O R : T . B . D . - P R O V I D E S A M P L E S , S H O P D R A W I N G S & P R O D U C T D A T A R E Q U I R E D P R I O R T O C O N S T R U C T I O N . S P E C I A L T Y P A V E M E N T ( I F A P P L I C A B L E ) - P R O V I D E B I D F O R T H E F O L L O W I N G O P T I O N S , I N C L U D E V A R I A T I O N S O F B A S E M A T E R I A L A N D O T H E R N E C E S S A R Y C O M P O N E N T S . 1 . S T A M P E D & C O L O R E D C O N C R E T E 2 . C O N C R E T E P A V E R S M A K E R S , C O L O R S , M O D E L S , & P A T T E R N T O B E I N C L U D E D I N S H O P D R A W I N G S U B M I T T A L P R I O R T O C O N S T R U C T I O N . CITY OF HASTINGS SITE SPECIFIC NOTES:1.RESERVED FOR CITY SPECIFIC REMOVAL NOTES. A C C E S S I B I L I T Y A R R O W ( I F A P P L I C A B L E ) D O N O T P A I N T . OPERA T I O N A L N O T E S : SNOW RE M O V A L A L L S N O W S H A L L B E S T O R E D O N - S I T E O U T S I D E P A R K I N G L O T . W H E N F U L L , R E M O V A L C O . S H A L L R E M O V E E X C E S S O F - S I T E TRASH RE M O V A L : T R A S H S H A L L B E P L A C E D I N E X T E R I O R T R A S H A R E A A N D R E M O V E D B Y C O M M E R C I A L C O . W E E K L Y . DELIVERIE S : D E L I V E R I E S S H A L L O C C U R A T T H E F R O N T D O O R V I A S T A N D A R D C O M M E R C I A L D E L I V E R Y V E H I C L E S ( U P S , F E D - E X , U S P S ) . 1 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . 2 . C O N T R A C T O R S H A L L V E R I F Y L O C A T I O N S A N D L A Y O U T O F A L L S I T E E L E M E N T S P R I O R T O B E G I N N I N G C O N S T R U C T I O N , I N C L U D I N G B U T N O T L I M I T E D T O , L O C A T I O N S O F E X I S T I N G A N D P R O P O S E D P R O P E R T Y L I N E S , E A S E M E N T S , S E T B A C K S , U T I L I T I E S , B U I L D I N G S A N D P A V E M E N T S . C O N T R A C T O R I S R E S P O N S I B L E F O R F I N A L L O C A T I O N S O F A L L E L E M E N T S F O R T H E S I T E . A N Y R E V I S I O N S R E Q U I R E D A F T E R C O M M E N C E M E N T O F C O N S T R U C T I O N , D U E T O L O C A T I O N A L A D J U S T M E N T S S H A L L B E C O R R E C T E D A T N O A D D I T I O N A L C O S T T O O W N E R . A D J U S T M E N T S T O T H E L A Y O U T S H A L L B E A P P R O V E D B Y T H E E N G I N E E R / L A N D S C A P E A R C H I T E C T P R I O R T O I N S T A L L A T I O N O F M A T E R I A L S . S T A K E L A Y O U T F O R A P P R O V A L . 3 . T H E C O N T R A C T O R S H A L L O B T A I N A L L N E C E S S A R Y P E R M I T S P R I O R T O C O N S T R U C T I O N , I N C L U D I N G A R I G H T - O F - W A Y A N D S T R E E T O P E N I N G P E R M I T . 4 . T H E C O N T R A C T O R S H A L L V E R I F Y R E C O M M E N D A T I O N S N O T E D I N T H E G E O T E C H N I C A L R E P O R T P R I O R T O I N S T A L L A T I O N O F S I T E I M P R O V E M E N T M A T E R I A L S . 5 . C O N T R A C T O R S H A L L F I E L D V E R I F Y C O O R D I N A T E S A N D L O C A T I O N D I M E N S I O N S & E L E V A T I O N S O F T H E B U I L D I N G A N D S T A K E F O R R E V I E W A N D A P P R O V A L B Y T H E O W N E R S R E P R E S E N T A T I V E P R I O R T O I N S T A L L A T I O N O F F O O T I N G M A T E R I A L S . 6 . L O C A T I O N S O F S T R U C T U R E S , R O A D W A Y P A V E M E N T S , C U R B S A N D G U T T E R S , B O L L A R D S , A N D W A L K S A R E A P P R O X I M A T E A N D S H A L L B E S T A K E D I N T H E F I E L D , P R I O R T O I N S T A L L A T I O N , F O R R E V I E W A N D A P P R O V A L B Y T H E E N G I N E E R / L A N D S C A P E A R C H I T E C T . 7 . C U R B D I M E N S I O N S S H O W N A R E T O F A C E O F C U R B . B U I L D I N G D I M E N S I O N S A R E T O F A C E O F C O N C R E T E F O U N D A T I O N . L O C A T I O N O F B U I L D I N G I S T O B U I L D I N G F O U N D A T I O N A N D S H A L L B E A S S H O W N O N T H E D R A W I N G S . 8 . T H E C O N T R A C T O R S H A L L S U B M I T S H O P D R A W I N G S O R S A M P L E S A S S P E C I F I E D F O R R E V I E W A N D A P P R O V A L B Y T H E E N G I N E E R / L A N D S C A P E A R C H I T E C T P R I O R T O F A B R I C A T I O N F O R A L L P R E F A B R I C A T E D S I T E I M P R O V E M E N T M A T E R I A L S S U C H A S , B U T N O T L I M I T E D T O T H E F O L L O W I N G , F U R N I S H I N G S , P A V E M E N T S , W A L L S , R A I L I N G S , B E N C H E S , F L A G P O L E S , L A N D I N G P A D S F O R C U R B R A M P S , A N D L I G H T A N D P O L E S . T H E O W N E R R E S E R V E S T H E R I G H T T O R E J E C T I N S T A L L E D M A T E R I A L S N O T P R E V I O U S L Y A P P R O V E D . 9 . P E D E S T R I A N C U R B R A M P S S H A L L B E C O N S T R U C T E D W I T H T R U N C A T E D D O M E L A N D I N G A R E A S I N A C C O R D A N C E W I T H A . D . A . R E Q U I R E M E N T S - S E E D E T A I L . 1 0 . C R O S S W A L K S T R I P I N G S H A L L B E 2 4 " W I D E W H I T E P A I N T E D L I N E , S P A C E D 4 8 " O N C E N T E R P E R P E N D I C U L A R T O T H E F L O W O F T R A F F I C . W I D T H O F C R O S S W A L K S H A L L B E 5 ' W I D E . A L L O T H E R P A V E M E N T M A R K I N G S S H A L L B E W H I T E I N C O L O R U N L E S S O T H E R W I S E N O T E D O R R E Q U I R E D B Y A D A O R L O C A L G O V E R N I N G B O D I E S . 1 1 . S E E S I T E P L A N F O R C U R B A N D G U T T E R T Y P E . T A P E R B E T W E E N C U R B T Y P E S - S E E D E T A I L . 1 2 . A L L C U R B R A D I I A R E M I N I M U M 3 ' U N L E S S O T H E R W I S E N O T E D . 1 3 . C O N T R A C T O R S H A L L R E F E R T O F I N A L P L A T F O R L O T B O U N D A R I E S , N U M B E R S , A R E A S A N D D I M E N S I O N S P R I O R T O S I T E I M P R O V E M E N T S . 1 4 . F I E L D V E R I F Y A L L E X I S T I N G S I T E C O N D I T I O N S , D I M E N S I O N S . 1 5 . P A R K I N G I S T O B E S E T P A R A L L E L O R P E R P E N D I C U L A R T O E X I S T I N G B U I L D I N G U N L E S S N O T E D O T H E R W I S E . 1 6 . A L L P A R K I N G L O T P A I N T S T R I P P I N G T O B E W H I T E , 4 " W I D E T Y P . 1 7 . B I T U M I N O U S P A V I N G T O B E " L I G H T D U T Y " U N L E S S O T H E R W I S E N O T E D . S E E D E T A I L S H E E T S F O R P A V E M E N T S E C T I O N S . 1 8 . A L L T R E E S T H A T A R E T O R E M A I N A R E T O B E P R O T E C T E D F R O M D A M A G E W I T H A C O N S T R U C T I O N F E N C E A T T H E D R I P L I N E . S E E L A N D S C A P E D O C U M E N T S . C O N C R E T E P A V E M E N T ( I F A P P L I C A B L E ) A S S P E C I F I E D ( P A D O R W A L K ) S E E G E O T E C H N I C A L R E P O R T F O R A G G R E G A T E B A S E & C O N C R E T E D E P T H S , W I T H I N R O W S E E C I T Y D E T A I L , W I T H I N P R I V A T E P R O P E R T Y S E E C S G D E T A I L X - C - 0 1 ( a - d ) NO PARKING S B - 1 S B - 2 SB-4 S B - 3 S B - 6 S B - 9 S B - 8 S B - 7 SB-5 S B - 1 S B - 2 SB-4 S B - 3 S B - 6 S B - 9 S B - 8 S B - 7 SB-5 1 8 " R C P 18" RCP 6" D I P 6" DIP 6 " D I P 8" DIP N O B U I L D I N G S A d d r e s s : 3 3 r d S t r e e t W e s t & H i g h w a y 6 1 P . I . D . 1 9 1 8 4 0 0 0 0 0 3 0 N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N85°44'18"W 329.05 3 3 R D S T W ( A P u b l i c R / W ) ( W i d t h V a r i e s ) VERMILLION ST (U.S. HWY NO. 61)(A Public R/W) [ B ] B i t u m i n o u s D r i v e C r o s s e s P r o p e r t y L i n e 15" RCP Drainage & Utility Easement Per Plat D r a i n a g e & U t i l i t y E a s e m e n t P e r P l a t 6" DIP C o n c r e t e S i d e w a l k [ A ] C o n c r e t e S i d e w a l k L i e s o n P r o p e r t y 8" DIP8" DIP 36" RCP 1 0 " P V C Bituminous Drive Concrete Median 2 4 1 . 5 9 Δ = 3 7 ° 0 6 ' 3 6 " R = 3 7 3 . 0 0 C B = S 8 1 ° 3 0 ' 4 7 " E C = 2 3 7 . 3 9 Δ=1°55'38"74.57R=2217.028" San.12" RCP S A N I T A R Y S T U B P E R A S - B U I L T S . F I E L D V E R I F Y C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 3 . 0 G R A D I N G P L A N . . . . . . . . . . . . G E N E R A L G R A D I N G N O T E S : 1 . 0 ' C O N T O U R E L E V A T I O N I N T E R V A L G R A D I N G P L A N L E G E N D : S P O T G R A D E E L E V A T I O N G U T T E R S P O T G R A D E E L E V A T I O N T O P O F C U R B S P O T G R A D E E L E V A T I O N B O T T O M O F S T A I R S / T O P O F S T A I R S G R O U N D W A T E R I N F O R M A T I O N : CITY OF HASTINGS GRADING NOTES:1.RESERVED FOR CITY SPECIFIC GRADING NOTES. S E E S W P P P O N S H E E T S S W 1 . 0 - S W 1 . 5 E R O S I O N C O N T R O L N O T E S : 0 1 " = 2 0 ' - 0 " 2 0 ' - 0 " 1 0 ' - 0 " N K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R E X . 1 ' C O N T O U R E L E V A T I O N I N T E R V A L S P O T G R A D E E L E V A T I O N ( G U T T E R / F L O W L I N E U N L E S S O T H E R W I S E N O T E D ) C U R B A N D G U T T E R ( T . O = T I P O U T ) E M E R G E N C Y O V E R F L O W E O F = 1 1 3 5 . 5 2 T O P E R G E O T E C H N I C A L R E P O R T B Y H A U G O G E O T E C H N I C A L S E R V I C E S , I N C . , D A T E D 0 7 / 2 5 / 2 2 G R O U N D W A T E R W A S N O T O B S E R V E D . S P O T G R A D E E L E V A T I O N M A T C H E X I S T I N G G R A D E B R E A K - H I G H P O I N T S 1 . C O N T R A C T O R S H A L L V E R I F Y A L L B U I L D I N G E L E V A T I O N S , ( F F E , L F E , G F E ) , P R I O R T O C O N S T R U C T I O N B Y C R O S S C H E C K I N G W I T H A R C H I T E C T U R A L , S T R U C T U R A L A N D C I V I L E L E V A T I O N S F O R E Q U I V A L E N T " 1 0 0 " E L E V A T I O N S . T H I S M U S T B E D O N E P R I O R T O E X C A V A T I O N A N D I N S T A L L A T I O N O F A N Y F O O T I N G M A T E R I A L S . V E R I F I C A T I O N O F T H I S C O O R D I N A T I O N S H A L L B E C O N F I R M E D I N W R I T I N G B Y C I V I L , S U R V E Y O R , A R C H I T E C T U R A L , S T R U C T U R A L A N D C O N T R A C T O R P R I O R T O C O N S T R U C T I O N . 2 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . 3 . S E E S I T E P L A N F O R H O R I Z O N T A L L A Y O U T & G E N E R A L G R A D I N G N O T E S . 4 . T H E C O N T R A C T O R S H A L L C O M P L E T E T H E S I T E G R A D I N G C O N S T R U C T I O N ( I N C L U D I N G B U T N O T L I M I T E D T O S I T E P R E P A R A T I O N , S O I L C O R R E C T I O N , E X C A V A T I O N , E M B A N K M E N T , E T C . ) I N A C C O R D A N C E W I T H T H E R E Q U I R E M E N T S O F T H E O W N E R ' S S O I L S E N G I N E E R . A L L S O I L T E S T I N G S H A L L B E C O M P L E T E D B Y T H E O W N E R ' S S O I L S E N G I N E E R . T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R C O O R D I N A T I N G A L L R E Q U I R E D S O I L T E S T S A N D I N S P E C T I O N S W I T H T H E S O I L S E N G I N E E R . 5 . A N Y E L E M E N T S O F A N E A R T H R E T E N T I O N S Y S T E M A N D R E L A T E D E X C A V A T I O N S T H A T F A L L W I T H I N T H E P U B L I C R I G H T O F W A Y W I L L R E Q U I R E A “ R I G H T O F W A Y E X C A V A T I O N P E R M I T ” . C O N T R A C T O R I S R E S P O N S I B L E F O R A Q U I R I N G T H I S P E R M I T P R I O R T O C O N S T R U C T I O N I F A P P L I C A B L E 6 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . 3 . G R A D I N G A N D E X C A V A T I O N A C T I V I T I E S S H A L L B E P E R F O R M E D I N A C C O R D A N C E W I T H T H E N A T I O N A L P O L L U T I O N D I S C H A R G E E L I M I N A T I O N S Y S T E M ( N P D E S ) P E R M I T R E Q U I R E M E N T S & P E R M I T R E Q U I R E M E N T S O F T H E C I T Y . 4 . P R O P O S E D S P O T G R A D E S A R E F L O W - L I N E F I N I S H E D G R A D E E L E V A T I O N S , U N L E S S O T H E R W I S E N O T E D . 5 . G R A D E S O F W A L K S S H A L L B E I N S T A L L E D W I T H 5 % M A X . L O N G I T U D I N A L S L O P E A N D 1 % M I N . A N D 2 % M A X . C R O S S S L O P E , U N L E S S O T H E R W I S E N O T E D . 6 . P R O P O S E D S L O P E S S H A L L N O T E X C E E D 3 : 1 U N L E S S I N D I C A T E D O T H E R W I S E O N T H E D R A W I N G S . M A X I M U M S L O P E S I N M A I N T A I N E D A R E A S I S 4 : 1 7 . P R O P O S E D R E T A I N I N G W A L L S , F R E E S T A N D I N G W A L L S , O R C O M B I N A T I O N O F W A L L T Y P E S G R E A T E R T H A N 4 ' I N H E I G H T S H A L L B E D E S I G N E D A N D E N G I N E E R E D B Y A R E G I S T E R E D R E T A I N I N G W A L L E N G I N E E R . D E S I G N D R A W I N G S S H A L L B E S U B M I T T E D F O R R E V I E W A N D A P P R O V A L P R I O R T O C O N S T R U C T I O N . 8 . T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R M A I N T E N A N C E O F G R A D E S T A K E S T H R O U G H O U T T H E D U R A T I O N O F C O N S T R U C T I O N T O E S T A B L I S H P R O P E R G R A D E S . T H E C O N T R A C T O R S H A L L A L S O B E R E S P O N S I B L E F O R A F I N A L F I E L D C H E C K O F F I N I S H E D G R A D E S A C C E P T A B L E T O T H E E N G I N E E R / L A N D S C A P E A R C H I T E C T P R I O R T O T O P S O I L A N D S O D D I N G A C T I V I T I E S . 9 . I F E X C E S S O R S H O R T A G E O F S O I L M A T E R I A L E X I S T S , T H E C O N T R A C T O R S H A L L T R A N S P O R T A L L E X C E S S S O I L M A T E R I A L O F F T H E S I T E T O A N A R E A S E L E C T E D B Y T H E C O N T R A C T O R , O R I M P O R T S U I T A B L E M A T E R I A L T O T H E S I T E . 1 0 . E X C A V A T E T O P S O I L F R O M A R E A S T O B E F U R T H E R E X C A V A T E D O R R E G R A D E D A N D S T O C K P I L E I N A R E A S D E S I G N A T E D O N T H E S I T E . T H E C O N T R A C T O R S H A L L S A L V A G E E N O U G H T O P S O I L F O R R E S P R E A D I N G O N T H E S I T E A S S P E C I F I E D . E X C E S S T O P S O I L S H A L L B E P L A C E D I N E M B A N K M E N T A R E A S , O U T S I D E O F B U I L D I N G P A D S , R O A D W A Y S A N D P A R K I N G A R E A S . T H E C O N T R A C T O R S H A L L S U B C U T C U T A R E A S , W H E R E T U R F I S T O B E E S T A B L I S H E D , T O A D E P T H O F 6 I N C H E S . R E S P R E A D T O P S O I L I N A R E A S W H E R E T U R F I S T O B E E S T A B L I S H E D T O A M I N I M U M D E P T H O F 6 I N C H E S . 1 1 . F I N I S H E D G R A D I N G S H A L L B E C O M P L E T E D . T H E C O N T R A C T O R S H A L L U N I F O R M L Y G R A D E A R E A S W I T H I N L I M I T S O F G R A D I N G , I N C L U D I N G A D J A C E N T T R A N S I T I O N A R E A S . P R O V I D E A S M O O T H F I N I S H E D S U R F A C E W I T H I N S P E C I F I E D T O L E R A N C E S , W I T H U N I F O R M L E V E L S O R S L O P E S B E T W E E N P O I N T S W H E R E E L E V A T I O N S A R E S H O W N , O R B E T W E E N S U C H P O I N T S A N D E X I S T I N G G R A D E S . A R E A S T H A T H A V E B E E N F I N I S H G R A D E D S H A L L B E P R O T E C T E D F R O M S U B S E Q U E N T C O N S T R U C T I O N O P E R A T I O N S , T R A F F I C A N D E R O S I O N . R E P A I R A L L A R E A S T H A T H A V E B E C O M E R U T T E D B Y T R A F F I C O R E R O D E D B Y W A T E R O R H A S S E T T L E D B E L O W T H E C O R R E C T G R A D E . A L L A R E A S D I S T U R B E D B Y T H E C O N T R A C T O R ' S O P E R A T I O N S S H A L L B E R E S T O R E D T O E Q U A L O R B E T T E R T H A N O R I G I N A L C O N D I T I O N O R T O T H E R E Q U I R E M E N T S O F T H E N E W W O R K . 1 2 . P R I O R T O P L A C E M E N T O F T H E A G G R E G A T E B A S E , A T E S T R O L L W I L L B E R E Q U I R E D O N T H E S T R E E T A N D / O R P A R K I N G A R E A S U B G R A D E . T H E C O N T R A C T O R S H A L L P R O V I D E A L O A D E D T A N D E M A X L E T R U C K W I T H A G R O S S W E I G H T O F 2 5 T O N S . T H E T E S T R O L L I N G S H A L L B E A T T H E D I R E C T I O N O F T H E S O I L S E N G I N E E R A N D S H A L L B E C O M P L E T E D I N A R E A S A S D I R E C T E D B Y T H E S O I L S E N G I N E E R . T H E S O I L S E N G I N E E R S H A L L D E T E R M I N E W H I C H S E C T I O N S O F T H E S T R E E T O R P A R K I N G A R E A A R E U N S T A B L E . C O R R E C T I O N O F T H E S U B G R A D E S O I L S S H A L L B E C O M P L E T E D I N A C C O R D A N C E W I T H T H E R E Q U I R E M E N T S O F T H E S O I L S E N G I N E E R . N O T E S T R O L L S H A L L O C C U R W I T H I N 1 0 ' O F A N Y U N D E R G R O U N D S T O R M R E T E N T I O N / D E T E N T I O N S Y S T E M S . 1 3 . T O L E R A N C E S 1 3 . 1 . T H E B U I L D I N G S U B G R A D E F I N I S H E D S U R F A C E E L E V A T I O N S H A L L N O T V A R Y B Y M O R E T H A N 0 . 3 0 F O O T A B O V E , O R 0 . 3 0 F O O T B E L O W , T H E P R E S C R I B E D E L E V A T I O N A T A N Y P O I N T W H E R E M E A S U R E M E N T I S M A D E . 1 3 . 2 . T H E S T R E E T O R P A R K I N G A R E A S U B G R A D E F I N I S H E D S U R F A C E E L E V A T I O N S H A L L N O T V A R Y B Y M O R E T H A N 0 . 0 5 F O O T A B O V E , O R 0 . 1 0 F O O T B E L O W , T H E P R E S C R I B E D E L E V A T I O N O F A N Y P O I N T W H E R E M E A S U R E M E N T I S M A D E . 1 3 . 3 . A R E A S W H I C H A R E T O R E C E I V E T O P S O I L S H A L L B E G R A D E D T O W I T H I N 0 . 3 0 F O O T A B O V E O R B E L O W T H E R E Q U I R E D E L E V A T I O N , U N L E S S D I R E C T E D O T H E R W I S E B Y T H E E N G I N E E R . 1 3 . 4 . T O P S O I L S H A L L B E G R A D E D T O P L U S O R M I N U S 1 / 2 I N C H O F T H E S P E C I F I E D T H I C K N E S S . 1 4 . M A I N T E N A N C E 1 4 . 1 . T H E C O N T R A C T O R S H A L L P R O T E C T N E W L Y G R A D E D A R E A S F R O M T R A F F I C A N D E R O S I O N , A N D K E E P A R E A F R E E O F T R A S H A N D D E B R I S . 1 4 . 2 . C O N T R A C T O R S H A L L R E P A I R A N D R E E S T A B L I S H G R A D E S I N S E T T L E D , E R O D E D A N D R U T T E D A R E A S T O S P E C I F I E D T O L E R A N C E S . D U R I N G T H E C O N S T R U C T I O N , I F R E Q U I R E D , A N D D U R I N G T H E W A R R A N T Y P E R I O D , E R O D E D A R E A S W H E R E T U R F I S T O B E E S T A B L I S H E D S H A L L B E R E S E E D E D A N D M U L C H E D . 1 4 . 3 . W H E R E C O M P L E T E D C O M P A C T E D A R E A S A R E D I S T U R B E D B Y S U B S E Q U E N T C O N S T R U C T I O N O P E R A T I O N S O R A D V E R S E W E A T H E R , C O N T R A C T O R S H A L L S C A R I F Y , S U R F A C E , R E S H A P E , A N D C O M P A C T T O R E Q U I R E D D E N S I T Y P R I O R T O F U R T H E R C O N S T R U C T I O N . X - C - 0 1 ( a - d ) NO PARKING 6" COM B I N E D D I P WATER S E R V I C E A N D VALVE, S T U B T O W I T H I N 5' FRO M B U I L D I N G , COORD . W / M E C H ' L S B - 1 S B - 2 SB-4 SB-3 SB-6 S B - 9 S B - 8 S B - 7 SB-5 6 " X 6 " T E E 1P - INFILTRATION BASIN 1EOF=830.50BOTTOM=824.40OVER-EXCAVATE TO POORLYGRADED SAND SOILS APPROX.INVERT 826.20 (SEE SOIL BORING 4)100-YEAR HWL=829.03STORAGE BELOW OUTLET=8,353 CFMIN. BOTTOM AREA=1,274 SF3:1 SIDE SLOPES (MAX.) C B M H 3 R I M = 8 2 8 . 5 9 I E = 8 2 5 . 4 3 C B 4 R I M = 8 2 8 . 4 1 I E = 8 2 5 . 7 7 6 7 L F 1 2 " H D P E S T O R M @ 0 . 5 0 % 1 8 2 L F 1 5 " H D P E S T O R M @ 0 . 2 5 % M H 2 R I M = X X X . X X I E = 8 2 4 . 9 8 FES 1OUTLET=824.50 1 9 1 L F 1 5 " H D P E S T O R M @ 0 . 2 5 % OCS 11OUTLET=827.70 252 LF 15" HDPESTORM @ 2.83%MAKE CONNECTION TOEXISTING STORMCATCH BASINRIM=827.55EX IE(NE/E/SW)=820.56PROP IE(S)=820.56 B E N D S A S R E Q U I R E D M A K E W E T T A P C O N N E C T I O N T O E X I S T I N G 8 " W A T E R M A I N , C O O R D . W / C I T Y H Y D & G V , T Y P . U T I L I T Y C R O S S I N G . M A I N T A I N 1 8 " M I N I M U M S E P A R A T I O N . L O W E R A N D I N S U L A T E W A T E R S E R V I C E A S N E C E S S A R Y S T U B S A N I T A R Y T O 5 ' F R O M B U I L D I N G I E @ S T U B = 8 2 2 . 7 4 C O O R D . W / M E C H ' L 1 6 8 L F 6 " S C H 4 0 P V C S A N I T A R Y S E R V I C E @ 2 . 0 0 % M A K E C O N N E C T I O N T O E X I S T I N G S A N I T A R Y S E W E R E X I E ( N ) = 8 1 9 . 3 0 ( F I E L D V E R I F Y ) P R O P I E ( S W ) = 8 1 9 . 3 8 C O O R D I N A T E W I T H C I T Y U T I L I T Y C R O S S I N G . T O P O F S A N = 8 1 9 . 8 8 I N V O F S T O R M = 8 2 5 . 6 2 M A I N T A I N 1 8 " M I N I M U M S E P A R A T I O N . U T I L I T Y C R O S S I N G . M A I N T A I N 1 8 " M I N I M U M S E P A R A T I O N . L O W E R A N D I N S U L A T E W A T E R S E R V I C E A S N E C E S S A R Y I N S T A L L V A L V E O N E X I S T I N G P I P E S B - 1 S B - 2 SB-4 SB-3 SB-6 S B - 9 S B - 8 S B - 7 SB-5 1 8 " R C P 18" RCP 6" D I P 6" DIP 6 " D I P 8" DIPNO B U I L D I N G S Addre s s : 3 3 r d S t r e e t W e s t & H i g h w a y 6 1 P.I.D. 1 9 1 8 4 0 0 0 0 0 3 0 P . I . D . 1 9 1 8 4 0 0 0 1 0 8 0 A d d r e s s : 3 7 5 3 3 R D S T W O w n e r : T e r r y I n v e s t m e n t s E x i s t i n g B u i l d i n g N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N85°44'18"W 329.05 3 3 R D S T W ( A P u b l i c R / W ) ( W i d t h V a r i e s ) (U.S. HWY NO. 61) [ B ] B i t u m i n o u s D r i v e C r o s s e s P r o p e r t y L i n e 15" RCP Drainage & Utility Easement Per Plat Drainage & Util i t y E a s e m e n t P e r P l a t 6" DIP C o n c r e t e S i d e w a l k [ A ] C o n c r e t e S i d e w a l k L i e s o n P r o p e r t y 8" DIP36" RCP M o n u m e n t S i g n 1 0 " P V C B i t u m i n o u s P a r k i n g L o t Concrete Median 2 4 1 . 5 9 Δ = 3 7 ° 0 6 ' 3 6 " R = 3 7 3 . 0 0 C B = S 8 1 ° 3 0 ' 4 7 " E C = 2 3 7 . 3 9 8" San.12" RCP S A N I T A R Y S T U B P E R A S - B U I L T S . F I E L D V E R I F Y C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 4 . 0 U T I L I T Y P L A N . . . . . . . . . . . . G E N E R A L U T I L I T Y N O T E S : U T I L I T Y L E G E N D : CITY OF HASTINGS UTILITY NOTES:1.RESERVED FOR CITY SPECIFIC UTILITY NOTES. 0 1 " = 2 0 ' - 0 " 2 0 ' - 0 " 1 0 ' - 0 " N K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R C A T C H B A S I N G A T E V A L V E A N D V A L V E B O X S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N P R O P O S E D F I R E H Y D R A N T M A N H O L E F E S A N D R I P R A P 1 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . 2 . S E E S I T E P L A N F O R H O R I Z O N T A L D I M E N S I O N S A N D L A Y O U T . 3 . C O N T R A C T O R S H A L L F I E L D V E R I F Y L O C A T I O N A N D E L E V A T I O N O F E X I S T I N G U T I L I T I E S A N D T O P O G R A P H I C F E A T U R E S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L I M M E D I A T E L Y N O T I F Y T H E E N G I N E E R O F D I S C R E P A N C I E S O R V A R I A T I O N S F R O M T H E P L A N S . 4 . U T I L I T Y I N S T A L L A T I O N S H A L L C O N F O R M T O T H E C U R R E N T E D I T I O N O F " S T A N D A R D S P E C I F I C A T I O N S F O R W A T E R M A I N A N D S E R V I C E L I N E I N S T A L L A T I O N " A N D " S A N I T A R Y S E W E R A N D S T O R M S E W E R I N S T A L L A T I O N " A S P R E P A R E D B Y T H E C I T Y E N G I N E E R S A S S O C I A T I O N O F M I N N E S O T A ( C E A M ) , A N D S H A L L C O N F O R M W I T H T H E R E Q U I R E M E N T S O F T H E C I T Y A N D T H E P R O J E C T S P E C I F I C A T I O N S . 5 . C A S T I N G S S H A L L B E S A L V A G E D F R O M S T R U C T U R E R E M O V A L S A N D R E - U S E D O R P L A C E D A T T H E D I R E C T I O N O F T H E O W N E R . 6 . A L L W A T E R P I P E S H A L L B E C L A S S 5 2 D U C T I L E I R O N P I P E ( D I P ) A W W A C 1 5 1 , A S M E B 1 6 . 4 , A W W A C 1 1 0 , A W W A C 1 5 3 U N L E S S O T H E R W I S E N O T E D . 7 . A L L S A N I T A R Y S E W E R S H A L L B E S D R 2 6 P O L Y V I N Y L C H L O R I D E ( P V C ) A S T M D 3 0 3 4 & F 6 7 9 , O R S C H 4 0 A S T M D 1 7 8 5 , 2 6 6 5 , A S T M F 7 9 4 , 1 8 6 6 ) U N L E S S O T H E R W I S E N O T E D . 8 . A L L S T O R M S E W E R P I P E S H A L L B E H D P E A S T M F 7 1 4 & F 2 3 0 6 W I T H A S T M D 3 2 1 2 S P E C F I T T I N G S U N L E S S O T H E R W I S E N O T E D . 9 . P I P E L E N G T H S S H O W N A R E F R O M C E N T E R T O C E N T E R O F S T R U C T U R E O R T O E N D O F F L A R E D E N D S E C T I O N . 1 0 . U T I L I T I E S O N T H E P L A N A R E S H O W N T O W I T H I N 5 ' O F T H E B U I L D I N G F O O T P R I N T . T H E C O N T R A C T O R I S U L T I M A T E L Y R E S P O N S I B L E F O R T H E F I N A L C O N N E C T I O N T O B U I L D I N G L I N E S . C O O R D I N A T E W I T H A R C H I T E C T U R A L A N D M E C H A N I C A L P L A N S . 1 1 . C A T C H B A S I N S A N D M A N H O L E S I N P A V E D A R E A S S H A L L B E S U M P E D 0 . 0 4 F E E T . A L L C A T C H B A S I N S I N G U T T E R S S H A L L B E S U M P E D 0 . 1 5 F E E T P E R D E T A I L S . R I M E L E V A T I O N S S H O W N O N T H I S P L A N D O N O T R E F L E C T S U M P E D E L E V A T I O N S . 1 2 . A L L F I R E H Y D R A N T S S H A L L B E L O C A T E D 5 F E E T B E H I N D B A C K O F C U R B U N L E S S O T H E R W I S E N O T E D . 1 3 . H Y D R A N T T Y P E , V A L V E , A N D C O N N E C T I O N S H A L L B E I N A C C O R D A N C E W I T H C I T Y R E Q U I R E M E N T S . H Y D R A N T E X T E N S I O N S A R E I N C I D E N T A L . 1 4 . A M I N I M U M O F 8 F E E T O F C O V E R I S R E Q U I R E D O V E R A L L W A T E R M A I N , U N L E S S O T H E R W I S E N O T E D . E X T R A D E P T H M A Y B E R E Q U I R E D T O M A I N T A I N A M I N I M U M O F 1 8 " V E R T I C A L S E P A R A T I O N T O S A N I T A R Y O R S T O R M S E W E R L I N E S . E X T R A D E P T H W A T E R M A I N I S I N C I D E N T A L . 1 5 . A M I N I M U M O F 1 8 I N C H E S O F V E R T I C A L S E P A R A T I O N A N D 1 0 F E E T O F H O R I Z O N T A L S E P A R A T I O N I S R E Q U I R E D F O R A L L U T I L I T I E S , U N L E S S O T H E R W I S E N O T E D . 1 6 . A L L C O N N E C T I O N S T O E X I S T I N G U T I L I T I E S S H A L L B E I N A C C O R D A N C E W I T H C I T Y S T A N D A R D S A N D C O O R D I N A T E D W I T H T H E C I T Y P R I O R T O C O N S T R U C T I O N . 1 7 . C O N N E C T I O N S T O E X I S T I N G S T R U C T U R E S S H A L L B E C O R E - D R I L L E D . 1 8 . C O O R D I N A T E L O C A T I O N S A N D S I Z E S O F S E R V I C E C O N N E C T I O N S W I T H T H E M E C H A N I C A L D R A W I N G S . 1 9 . C O O R D I N A T E I N S T A L L A T I O N A N D S C H E D U L I N G O F T H E I N S T A L L A T I O N O F U T I L I T I E S W I T H A D J A C E N T C O N T R A C T O R S A N D C I T Y S T A F F . 2 0 . A L L S T R E E T R E P A I R S A N D P A T C H I N G S H A L L B E P E R F O R M E D P E R T H E R E Q U I R E M E N T S O F T H E C I T Y . A L L P A V E M E N T C O N N E C T I O N S S H A L L B E S A W C U T . A L L T R A F F I C C O N T R O L S S H A L L B E P R O V I D E D B Y T H E C O N T R A C T O R A N D S H A L L B E E S T A B L I S H E D P E R T H E R E Q U I R E M E N T S O F T H E M I N N E S O T A M A N U A L O N U N I F O R M T R A F F I C C O N T R O L D E V I C E S ( M M U T C D ) A N D T H E C I T Y . T H I S S H A L L I N C L U D E B U T N O T B E L I M I T E D T O S I G N A G E , B A R R I C A D E S , F L A S H E R S , A N D F L A G G E R S A S N E E D E D . A L L P U B L I C S T R E E T S S H A L L B E O P E N T O T R A F F I C A T A L L T I M E S . N O R O A D C L O S U R E S S H A L L B E P E R M I T T E D W I T H O U T A P P R O V A L B Y T H E C I T Y . 2 1 . A L L S T R U C T U R E S , P U B L I C A N D P R I V A T E , S H A L L B E A D J U S T E D T O P R O P O S E D G R A D E S W H E R E R E Q U I R E D . T H E R E Q U I R E M E N T S O F A L L O W N E R S M U S T B E C O M P L I E D W I T H . S T R U C T U R E S B E I N G R E S E T T O P A V E D A R E A S M U S T M E E T O W N E R S R E Q U I R E M E N T S F O R T R A F F I C L O A D I N G . 2 2 . 2 C O N T R A C T O R S H A L L C O O R D I N A T E A L L W O R K W I T H P R I V A T E U T I L I T Y C O M P A N I E S . 2 3 . C O N T R A C T O R S H A L L C O O R D I N A T E C O N N E C T I O N O F I R R I G A T I O N S E R V I C E T O U T I L I T I E S . C O O R D I N A T E T H E I N S T A L L A T I O N O F I R R I G A T I O N S L E E V E S N E C E S S A R Y A S T O N O T I M P A C T I N S T A L L A T I O N O F U T I L I T I E S . 2 4 . C O N T R A C T O R S H A L L M A I N T A I N A S - B U I L T P L A N S T H R O U G H O U T C O N S T R U C T I O N A N D S U B M I T T H E S E P L A N S T O E N G I N E E R U P O N C O M P L E T I O N O F W O R K . 2 5 . A L L J O I N T S A N D C O N N E C T I O N S I N S T O R M S E W E R S Y S T E M S H A L L B E G A S T I G H T O R W A T E R T I G H T . A P P R O V E D R E S I L I E N T R U B B E R J O I N T S M U S T B E U S E D T O M A K E W A T E R T I G H T C O N N E C T I O N S T O M A N H O L E S , C A T C H B A S I N S , O R O T H E R S T R U C T U R E S . 2 6 . A L L P O R T I O N S O F T H E S T O R M S E W E R S Y S T E M L O C A T E D W I T H I N 1 0 F E E T O F T H E B U I L D I N G O R W A T E R S E R V I C E L I N E M U S T B E T E S T E D I N A C C O R D A N C E W I T H M N R U L E S , C H A P T E R 4 7 1 4 , S E C T I O N 1 1 0 9 . 0 . 2 7 . F O R A L L S I T E S L O C A T E D I N C L A Y S O I L A R E A S , D R A I N T I L E M U S T B E I N S T A L L E D A T A L L L O W P O I N T C A T C H B A S I N S 2 5 ' I N E A C H D I R E C T I O N . S E E P L A N A N D D E T A I L . I N S T A L L L O W P O I N T D R A I N T I L E P E R P L A N S A N D G E O T E C H N I C A L R E P O R T R E C O M M E N D A T I O N S A N D R E Q U I R E M E N T S . X - C - 0 1 ( a - d ) C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 0 C I V I L D E T A I L S . . . . . . . . . . . . B E N D CROSS T E E 45° BENDWYENOTES:1. CONCRETE THRUST BLOCKING T O B E P O U R E D A G A I N S T U N D I S T U R B E D E A R T H . 2. KEEP CONCRETE CLEAR OF JOI N T A N D A C C E S S O R I E S . 3. IF NOT SHOWN ON PLANS, REQU I R E D B E A R I N G A T F I T T I N G S H A L L B E A S I N D I C A T E D A B O V E , A D J U S T E D I F NECESSARY, TO CONFORM TO THE T E S T P R E S S U R E ( S ) A N D A L L O W A B L E S O I L B E A R I N G S T R E S S ( E S ) . 4. BEARING AREAS AND SPECIAL B L O C K I N G D E T A I L S S H O W N O N P L A N S T A K E P R E C E D E N C E O V E R B E A R I N G A R E A S AND BLOCKING DETAILS SHOWN T H I S S T A N D A R D D E T A I L . 5. ABOVE BEARING AREAS BASED O N T E S T P R E S S U R E O F 1 5 0 P . S . I . A N D A N A L L O W A B L E S O I L B E A R I N G S T R E S S O F 2000 POUNDS PER SQUARE FOOT. T O C O M P U T E B E A R I N G A R E A S F O R D I F F E R E N T T E S T P R E S S U R E S A N D S O I L BEARING STRESSES, USE THE FOL L O W I N G E Q U A T I O N : B E A R I N G A R E A = ( T E S T P R E S S U R E / 1 5 0 ) X ( 2 0 0 / S O I L B E A R I N G STRESS) X (TABLE VALUE).PLU G G E D C R O S S P L U G G E D C R O S S EACH AREA IS 1/2 OFTABULATED AREAP L U G G E D T E E P L U G O R C A P 1 / 4 " P L Y W O O D O V E R F A C E O F B O L T S A 1 A2NOMINALFITTING SIZE(INCHES)TYE, WYE,PLUG, OR CAP 90° B E N D , PLUG G E D CROS S T E E P L U G G E D O N R U N A 1 A 2 4 5 ° B E N D 2 2 . 5 ° B E N D 1 1 . 2 5 ° B E N D 41.01. 4 1 . 9 1 . 4 1 . 0 - - 62.13. 0 4 . 3 3 . 0 1 . 6 1 . 0 - 105.98. 4 1 1 . 8 8 . 4 4 . 6 2 . 6 1 . 2 128.512. 0 1 7 . 0 1 2 . 0 6 . 6 3 . 4 1 . 7 1411.516. 3 2 3 . 0 1 6 . 3 8 . 9 4 . 6 2 . 3 1615.021. 3 3 0 . 0 2 1 . 3 1 1 . 6 6 . 0 3 . 0 1819.027. 0 3 8 . 0 2 7 . 0 1 4 . 6 7 . 6 3 . 6 2023.533. 3 4 7 . 0 3 3 . 3 1 8 . 1 9 . 4 4 . 7 2434.048. 0 6 8 . 0 4 8 . 0 2 6 . 2 1 3 . 6 6 . 8 63.85. 3 7 . 6 5 . 4 2 . 9 1 . 5 1 . 0 THRUST BLO C K N T S7 6" PROVIDE INSULATION PER PLAN FIELD VERIFY DEPTH 6" 4" 6" (MIN.) N O T E S : 1 . I N S U L A T I O N B O A R D T O B E C L O S E D C E L L . E X T R U D E D P O L Y S T Y R E N E F O A M M E E T I N G A S T M 5 7 8 , T Y P E V I , 4 0 P S I C O M P R E S S I N G S T R E N G T H ( A S T M D 1 6 2 1 ) 0 . 1 % M A X . W A T E R A B S O R P T I O N ( A S T M C 2 7 2 ) . 2 . B A C K F I L L M A T E R I A L A R O U N D I N S U L A T I O N M U S T B E F I N E S A N D F R E E F R O M R O O T , O R G A N I C M A T E R I A L , O R O T H E R I N J U R I O U S M A T E R I A L S . 3 . O V E R L A P A L L I N S U L A T I O N B O A R D J O I N T S . U T I L I T Y P I P E I N S U L A T I O N D E T A I L N T S 1 ' - 6 " ( M I N ) P I P E B E D D I N G M A T E R I A L B A C K F I L L M A T E R I A L F I N E S A N D ( F A 7 ) M I N . 2 ' W I D E B Y 4 " T H I C K I N S U L A T I O N B O A R D ( U S E 2 - 2 " T H I C K B O A R D S ) . M A S T I C A L L J O I N T S E X T E N D I N S U L A T I O N B O A R D D O W N S I D E S T O 7 . 5 ' D E P T H . F I N I S H G R A D E D I A D I A + 3 ' U T I L I T Y P I P E 8 DOWELED JOINT BETWEEN TWO PAVEMENTSN T S "D" - DENOTES DOWEL DIAMETER"T" - DENOTES PAVEMENT THICKNESS NOTES:1.EITHER ONE PIECE OR THREADEDSPLIT-TYPE DOWEL MAY BE USED.2.USED THICKENED EDGE ON NEWPAVEMENT WHEN EXISTING PAVEMENTHAS THICKENED EDGE.JOINT SEALANTDETAILDRILL & GROUT DOWEL PAINT & OILEND OF DOWELDOWEL SCHEDULEDOWEL SIZEDIA.LENGTHSPACING8" OR LESS34"16"12" 0.C.9" - 11"1"16"12" 0.C.12"-15"1-1/4"20"15" O.C.16" OR MORE1-1/2"20"18" O.C."T""T"/2 +/- "D"/2PROPOSED NEW PVMT/CURB OF OTHER CONCSTRUCTURE, SEE PLANEXISTING PVMT. OR EXISTING OR PROPOSED NEWPVMT./CURB OR OTHER CONC. STRUCTURE, SEE PLAN3JOINT SEALANT DETAILSN T S NOTES:1.SEPARATING TAPE OR BACKERMATERIAL REQUIRED TO PREVENT JOINTSEALANT FROM FLOWING INTO SAWCUT,TO SEPARATE NONCOMPATIBLEMATERIALS AND TO PREVENT SEALANTFROM BONDING TO BOTTOM OFRESERVOIR.2.TOP OF SEALANT WILL BE 1/8" TO 1/4"BELOW TOP OF PAVEMENT.D WTW= WIDTH OF SEALANT RESERVOIR1/2" MINIMUN5/8" MAXIMUMEXCEPT FOR 3/4" EXPANSIONJOINTSD= DEPTH OF SEALANT1.0 TO 1.5 TIMES WT= DEPTH OF INTIAL SAWCUT, 1/4 OFTHE SLAB THINKNESS FORPAVEMENT LESS THAN 12"POURED JOINTSEALANTSEPARATING TAPESEE NOTE 1 SEE NOTE 2POURED JOINTSEALANT SEE NOTE 2BACKER MATERIALSEE NOTE 14 BITUMINOUS PAVEMENT - ALL TYPESN T S "A" WEAR COURSE (MNDOT2360 - SPWEA340B)TACK COAT (MNDOT 2357)"B" BASE COURSE (MNDOT2360 - SPNWB330B)"C" CLASS 5 AGGREGATESUBBASE (MNDOT 3138)COMPACTED SUBGRADE(100% OF STANDARDPROCTOR MAX. DRYDENSITY)PAVEMENT DESIGNTYPEWEAR (A)BASE (B)AGG.(C)NOTE:IF NO DESIGN IS DEFINED IN ABOVE CHART, SEEGEOTECH REPORT FOR FINAL PAVEMENT SECTION.IF DESIGN IS DEFINED IN ABOVE CHART, IT SHOULD BECONSIDERED FOR BIDDING PURPOSES ONLY. REFER TOGEOTECH FOR FINAL PAVEMENT SECTION.1 LIGHT DUTY1.5"2.0"6.0"HEAVY DUTY2.0"2.0"8.0"6"3'-6"2'-6"60"-66"FROM PAVEMENT TOBOTTOM OF SIGN 1/2"ACCESSIBLE S I G N A N D P O S T N T S 1'-6" N O T E : 1 . S I G N S H A L L B E A S S P E C I F I E D . 2 . B O T T O M O F S I G N S T O B E M O U N T E D 6 0 " - 6 6 " F R O M P A R K I N G G R A D E , S E E S I G N P O S T I N S T A L L A T I O N D E T A I L 3 . V E R I F Y P O S T P A I N T C 0 L O R W I T H L A N D S C A P E A R C H I T E C T P R I O R T O I N S T A L L A T I O N . 1 4 " M E T A L P L A T E W E L D E D T O B O T T O M O F 6 ” P I P E C O M P O U N D F I L L A N N U L A R S P A C E T O 1 " F R O M T O P W I T H S I L I C A S A N D M A T E R I A L V A R I E S , S E E P L A N & D E T A I L S 1 0 ° S L O P E , T Y P . A L L A R O U N D 1 " S I L I C O N E R U B B E R O R A S P H A L T I C C A U L K I N G C O M P O U N D 6 " O . D . G A L V A N I Z E D S T E E L P I P E P A I N T E D W I T H 1 C O A T O F A P P R O P R I A T E P R I M E R A N D T W O C O A T S S I G N E N A M E L . F I L L A N N U L A R S P A C E W I T H G R O U T . C O V E R W I T H Y E L L O W " I D E A L S H I E L D " P L A S T I C C O V E R . G R E E N P O W D E R C O A T E D S T E E L S Q U A R E P O S T A S S P E C I F I E D M E T A L S I G N A C C O R D I N G T O M N S T A T E C O D E G A L V A N I Z E D S T E E L F A S T E N E R ( T Y P . O F 2 ) E X T E N D P O S T P A S T T O P O F P O S T 6 ACCESSIBLE P A R K I N G P A V E M E N T M A R K I N G N T S CITY CODEPER 8'MIN.NOPARKING 8'MIN.8'MIN.NOTE:1.ADHERE TO ALL STATE & FEDERAL ADASTANDARDS FOR PARKING, PAINT &SIGNAGE.2.VERIFY AND LAYOUT ALL PAINTED FOR M S & STRIPING PRIOR TO INSTALLATION3.SEE PLAN FOR ACTUAL PARKING SPAC E S LAYOUT4.ALL PAINT COLORS MUST CONFORM TOSTATE AND FEDERAL ADA STANDARDS NO PARKING NO PA R K I N G 4" WIDE P A I N T E D S T R I P I N G , 4 5 ° CROSS S T R I P E P A T T E R N A T 2 ' O.C. AT A C C E S S A I S L E F A C E O F C U R B A D J . S I D E W A L K A C C E S S I B L E C U R B R A M P . S E E G R A D I N G & D E T A I L S H A N D I C A P S I G N , C E N T E R E D A T H E A D O F P A R K I N G S P A C E A N D A C C E S S A I S L E 2 ' M I N , . A N D 8 ' M A X . F R O M F A C E O F C U R B HANDICAP P A R K I N G A C C E S S A I S L E WITH PAIN T E D 1 2 " H I G H L E T T E R I N G OF "NO PA R K I N G " C E N T E R E D TOWARD D R I V E A I S L E NO PARKIN G S I G N C E N T E R E D A T HEAD OF S P A C E O N C E N T E R STRIPE HANDICA P P A R K I N G S P A C E W I T H PAINTED I N T E R N A T I O N A L SYMBOL O F A C C E S S I B I L I T Y W I T H CONTRA S T I N G S Q U A R E BACKGR O U N D , C E N T E R E D TOWARD D R I V E A I S L E N O T E : F O R R E F E R E N C E O N L Y , U S E S T A N D A R D A D A P V M T . P A I N T T E M P L A T E 6 " R A D I U S 1 2 " D I A M E T E R 6 " L I N E W I D T H F O R F I G U R E 6 " L I N E W I D T H O U T S I D E B O R D E R 5 ' - 6 " S Q U A R E O V E R A L L 1 8 " R A D I U S " W H E E L " S H A P E P A I N T E D S Y M B O L D I A G R A M 5ALL CONCRETE CURBS & ADJACENT CONCRETE FLAT WORK SHALL BE DOWELED PER DETAILALL CONCRETE FLAT WORK SHALL HAVE WELDED WIRE MESHCONTRACTOR SHALL REVIEW ALL CIVIL AND ARCHITECTURAL DETAILS PRIOR TO WORK. ANY REDUNDANT,CONTRADICTORY OR CONFLICTING INFORMATION PRESENTED IN ANY PLAN OR DETAIL THROUGHOUT THE CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE PROJECT ARCHITECT AND CIVIL ENGINEER AND RESOLVEDPRIOR TO WORK COMMENCING.GENERAL DETAILS NOTES:FINISHED GRADENOTES:1.INCLUDE DOWELING BETWEEN ALL CONC. PVMTS, &CURB STRUCTURES, SEE DOWELING DETAIL.2.ALL CONCRETE PVMT. ON-SITE SHALL INCLUDE FIBERREINFORCING - 3 LBS./C.Y. CONC. MACRO-FIBERS PERASTM C11163.INSTALLATION SHALL BE CERTIFIED AND INACCORDANCE TO AN ON-SITE A.C.I. TECHNICIAN ASSPECIFIED.4.SEE GEO-TECHNICAL RECOMMENDATIONS FOR GROSSWEIGHT REQUIREMENTS.5.SEE LAYOUT DRAWINGS FOR LIMITS OF WALKS.6.SEE CONCRETE JOINT DETAIL FOR REQUIREMENTS.7.1/2" WIDE EXPANSION JOINT AND SEALANT AT ALLCURBS.8.IF NO DESIGN IS DEFINED IN CHART, SEE GEOTECHREPORT FOR FINAL PAVEMENT SECTION.9.IF DESIGN IS DEFINED IN CHART, IT SHOULD BECONSIDERED FOR BIDDING PURPOSES ONLY. REFERTO GEOTECH FOR FINAL PAVEMENT SECTION.CONCRETE PVMT./WALK/PAD 3"2"N T S (PRIVATE PROPERTY)TOOLED CONTROL JOINT, SEE DETAIL (TYP.)LIGHT BROOM FINISHPERPENDICULAR TO TRAFFIC"A" CONCRETE AS SPECIFIED"B" CLASS 5 AGGREGATE BASECOMPACTED SUBGRADE THIS OCCURS ONLY WHERE MULCH MEETS EDGEOF WALK LEAVE TOP OF MULCH DOWN 1" FROM TOP OF WALKPAVEMENT DESIGNTYPECONC. (A)AGG.(B)3 LBS. / C.Y. CONC. MACRO-FIBER REINFORCING1.CURING:1.1.APPLY CURING COMPOUNDS IMMEDIATELY UPON FINISHINGOF CONC. SURFACE.1.2.ALL CONC. SURFACES SHALL HAVE CURING COMPOUNDSALLIED PER ASTM C-309. AT 200 S.F. PER GAL.1.3.ALL CURING COMPOUNDS SHALL BE TYPE 1 (CLEAR) ANDCONTAIN ACRYLIC BASED CLASS B RESTRICTED RESINSOLIDS.2 WALKS5"6"CONC. PVMT.X"X" P I P E B E D D I N G - R C P & D I P N T S 1 0 P I P E B E D D I N G - P V C N T S 9 X - C - 0 1 ( a - d ) C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 1 C I V I L D E T A I L S . . . . . . . . . . . . X - C - 0 1 ( a - d ) C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 2 C I V I L D E T A I L S . . . . . . . . . . . . X - C - 0 1 ( a - d ) 1 8 " R C P 18" RCP 6" D I P 6" DIP 6 " D I P 8" DIP N O B U I L D I N G S A d d r e s s : 3 3 r d S t r e e t W e s t & H i g h w a y 6 1 P . I . D . 1 9 1 8 4 0 0 0 0 0 3 0 N27°02'31"E 332.28 S00°24'24"E 351.69 S 8 9 ° 3 5 ' 3 6 " W 9 2 . 9 9 N85°44'18"W 329.05 3 3 R D S T W ( A P u b l i c R / W ) ( W i d t h V a r i e s ) VERMILLION ST (U.S. HWY NO. 61)(A Public R/W) [ B ] B i t u m i n o u s D r i v e C r o s s e s P r o p e r t y L i n e 15" RCP Drainage & Utility Easement Per Plat D r a i n a g e & U t i l i t y E a s e m e n t P e r P l a t 6" DIP C o n c r e t e S i d e w a l k [ A ] C o n c r e t e S i d e w a l k L i e s o n P r o p e r t y 8" DIP8" DIP 36" RCP 1 0 " P V C Bituminous Drive B i t u m i n o u s P a r k i n g L o t Concrete Median 2 4 1 . 5 9 Δ = 3 7 ° 0 6 ' 3 6 " R = 3 7 3 . 0 0 C B = S 8 1 ° 3 0 ' 4 7 " E C = 2 3 7 . 3 9 Δ=1°55'38"74.57R=2217.028" San.12" RCP S A N I T A R Y S T U B P E R A S - B U I L T S . F I E L D V E R I F Y NO PARKING S B - 1 S B - 2 SB-4 S B - 3 S B - 6 S B - 9 S B - 8 S B - 7 SB-5 1 2 - D L 1 1 - D L 3 - B L 3 - O V 1 4 - P H 7 - N W 2 5 - H L 2 9 - H A 7 - A A 2 1 3 - H G 1 0 - H A 2 5 - A J 7 - H A 6 - G B 5 - A J 6 - G B 1 0 - H A 2 7 - H A 5 - H G 5 - A A 2 5 - S T 5 - H A 9 - HL25 - LK12 - HA25 - AT23 - ST3 - ST3 - AT27 - SA26 - NW23 - LDN5 - S M 7 - SB6 - S B 5 - S M 3 - L D N 6 - N W 2 7 - S A 2 5 - A T 2 6 - S B 6 - S B 5 - A T 2 5 - E M 5 - L K 5 - E M 9 - L D N 9 - S B 5 - H L 2 3 - C P 5 - Q M 2 3 - RB3 - AS2 3 - UP 3 - PD 3 - R B 3 - S H 1 4 - S M 7 - C I 1 1 - D L 2 - E K 6 - R G S B - 1 S B - 2 SB-4 S B - 3 S B - 6 S B - 9 S B - 8 S B - 7 SB-5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N L 1 . 0 L A N D S C A P E P L A N . . . . . . . . . . . . C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 0 8 / 2 6 / 2 2 C I T Y R E S U B M I T T A L . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 2 5 8 2 1 R o b e r t L . B i n d e r 0 8 / 1 6 / 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 2 6 / 2 2 L A N D S C A P E N O T E S : P R O P O S E D P E R E N N I A L P L A N T S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D D E C I D U O U S A N D E V E R G R E E N S H R U B S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D O R N A M E N T A L T R E E S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D E V E R G R E E N T R E E S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D C A N O P Y T R E E S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S D E C O R A T I V E B O U L D E R S ( R O U N D E D & B L O C K S T Y L E ) , 1 8 " - 3 0 " D I A . L E G E N D E D G I N G - S H A L L B E C O M M E R C I A L G R A D E , 4 " D E P T H A L U M I N U M , B L A C K O R D A R K G R E E N I N C O L O R , I N C L U D E A L L C O N N E C T O R S , S T A K E S , & A L L A P P U R T E N A N C E S P E R M A N U F . I N S T A L L P E R M A N U F . I N S T R U C . / S P E C S . S E E S H E E T L 1 . 1 F O R P L A N T I N G S C H E D U L E S E E S H E E T L T 1 . 0 F O R E X T E R I O R L I G H T I N G P L A N 0 1 " = 2 0 ' - 0 " 2 0 ' - 0 " 1 0 ' - 0 " N K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R 1 . A L L E X I S T I N G U T I L I T Y L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T A C T " G O P H E R S T A T E O N E C A L L " ( 6 5 1 - 4 5 4 - 0 0 0 2 O R 8 0 0 - 2 5 2 - 1 1 6 6 ) F O R U T I L I T Y L O C A T I O N S , 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . T H E C O N T R A C T O R S H A L L R E P A I R O R R E P L A C E A N Y U T I L I T I E S T H A T A R E D A M A G E D D U R I N G C O N S T R U C T I O N A T N O C O S T T O T H E O W N E R . 2 . W H E R E S H O W N , S H R U B & P E R E N N I A L B E D S S H A L L B E M U L C H E D W I T H 4 " D E P T H ( M I N I M U M A F T E R I N S T A L L A T I O N A N D / O R T O P D R E S S I N G O P E R A T I O N S ) O F S H R E D D E D C E D A R M U L C H . 3 . A L L T R E E S S H A L L B E M U L C H E D W I T H S H R E D D E D C E D A R M U L C H T O O U T E R E D G E O F S A U C E R O R T O E D G E O F P L A N T I N G B E D , I F A P P L I C A B L E . A L L M U L C H S H A L L B E K E P T W I T H I N A M I N I M U M O F 2 " F R O M T R E E T R U N K . 4 . I F S H O W N O N P L A N , R A N D O M S I Z E D L I M E S T O N E B O U L D E R S C O L O R A N D S I Z E T O C O M P L I M E N T N E W L A N D S C A P I N G . O W N E R T O A P P R O V E B O U L D E R S A M P L E S P R I O R T O I N S T A L L A T I O N . 5 . P L A N T M A T E R I A L S S H A L L C O N F O R M W I T H T H E A M E R I C A N A S S O C I A T I O N O F N U R S E R Y M E N S T A N D A R D S A N D S H A L L B E O F H A R D Y S T O C K , F R E E F R O M D I S E A S E , D A M A G E A N D D I S F I G U R A T I O N . C O N T R A C T O R I S R E S P O N S I B L E F O R M A I N T A I N I N G P L U M P N E S S O F P L A N T M A T E R I A L F O R D U R A T I O N O F A C C E P T A N C E P E R I O D . 6 . U P O N D I S C O V E R Y O F A D I S C R E P A N C Y B E T W E E N T H E Q U A N T I T Y O F P L A N T S S H O W N O N T H E S C H E D U L E A N D T H E Q U A N T I T Y S H O W N O N T H E P L A N , T H E P L A N S H A L L G O V E R N . 7 . C O N D I T I O N O F V E G E T A T I O N S H A L L B E M O N I T O R E D B Y T H E L A N D S C A P E A R C H I T E C T T H R O U G H O U T T H E D U R A T I O N O F T H E C O N T R A C T . L A N D S C A P E M A T E R I A L S P A R T O F T H E C O N T R A C T S H A L L B E W A R R A N T E D F O R O N E ( 1 ) F U L L G R O W I N G S E A S O N S F R O M S U B S T A N T I A L C O M P L E T I O N D A T E . 8 . A L L A R E A S D I S T U R B E D B Y C O N S T R U C T I O N A C T I V I T I E S S H A L L R E C E I V E 6 " L A Y E R T O P S O I L A N D S O D A S S P E C I F I E D U N L E S S O T H E R W I S E N O T E D O N T H E D R A W I N G S . 9 . C O O R D I N A T E L O C A T I O N O F V E G E T A T I O N W I T H U N D E R G R O U N D A N D O V E R H E A D U T I L I T I E S , L I G H T I N G F I X T U R E S , D O O R S A N D W I N D O W S . C O N T R A C T O R S H A L L S T A K E I N T H E F I E L D F I N A L L O C A T I O N O F T R E E S A N D S H R U B S F O R R E V I E W A N D A P P R O V A L B Y T H E L A N D S C A P E A R C H I T E C T P R I O R T O I N S T A L L A T I O N . 1 0 . A L L P L A N T M A T E R I A L S S H A L L B E W A T E R E D A N D M A I N T A I N E D U N T I L A C C E P T A N C E . 1 1 . R E P A I R A T N O C O S T T O O W N E R A L L D A M A G E R E S U L T I N G F R O M L A N D S C A P E C O N T R A C T O R ' S A C T I V I T I E S . 1 2 . S W E E P A N D M A I N T A I N A L L P A V E D S U R F A C E S F R E E O F D E B R I S G E N E R A T E D F R O M L A N D S C A P E C O N T R A C T O R ' S A C T I V I T I E S . 1 3 . P R O V I D E S I T E W I D E I R R I G A T I O N S Y S T E M D E S I G N A N D I N S T A L L A T I O N . S Y S T E M S H A L L B E F U L L Y P R O G R A M M A B L E A N D C A P A B L E O F A L T E R N A T E D A T E W A T E R I N G . T H E S Y S T E M S H A L L P R O V I D E H E A D T O H E A D O R D R I P C O V E R A G E A N D B E C A P A B L E O F D E L I V E R I N G O N E I N C H O F P R E C I P I T A T I O N P E R W E E K . S Y S T E M S H A L L E X T E N D I N T O T H E P U B L I C R I G H T - O F - W A Y T O T H E E D G E O F P A V E M E N T / B A C K O F C U R B . 1 4 . C O N T R A C T O R S H A L L S E C U R E A P P R O V A L O F P R O P O S E D I R R I G A T I O N S Y S T E M I N L C U D I N G P R I C I N G F R O M O W N E R , P R I O R T O I N S T A L L A T I O N . X - C - 0 1 ( a - d ) GROUND COVERSCOMMON / BOTANICAL NAMESIZESKooting Star Dr\ SKort Parairie Mi[ / Dr\ SKort Prairie Seed Mi[SKooting Star Native Seed: Dr\ SKort Prairie Seed Mi[.Seed Mi[1" Dia. RocN MulcK / RocN MulcKRocN MulcK Over Filter Fabric, Samples ReTuired. ProvideEdging As SKoZn On Plan MulcKSKredded Cedar MulcK / SKredded HardZood MulcKMulcKBlue Grass Based / SodCommercial grade, locall\ groZn, "Big Roll" preferredSod SEED & SOD SCHEDULE TREESQTYCOMMON / BOTANICAL NAMECONTNATIV E P L A N T S P O L L I N A T O R F R I E N D L Y AS23Sugar Maple / Acer saccKarum2.5" Cal. B&BNATIV E Y RB6River BircK / Betula nigra2.5" Cal. B&BNATIV E N CP3Prairie Sentinel HacNberr\ / Celtis occidentalis CJFS-KSU1C TM2.5" Cal. B&BNATIV E C U L T I V A R SH3SN\line TKornless Hone\ Locust / Gleditsia triacantKos inermis CSN\coleC TM2.5" Cal. B&BNATIV E C U L T I V A R Y EK3Espresso KentucN\ Coffeetree / G\mnocladus dioica CEspressoC2.5" Cal. B&BNATIV E C U L T I V A R Y QM25Burr OaN / Quercus macrocarpa2.5" Cal. B&BNATIV E BL3Boulevard Linden / Tilia americana CBoulevardC2.5" Cal. B&BNATIV E C U L T I V A R Y UP3American Elm / Ulmus americana CPrincetonC2.5" Cal. B&BNATIV E C U L T I V A R Y EVERGREEN TREESQTYCOMMON / BOTANICAL NAMECONTNATIV E P L A N T S P O L L I N A T O R F R I E N D L Y PD3BlacN Hills Spruce / Picea glauca CDensataC6C B&BNATIV E C U L T I V A R ORNAMENTAL TREESQTYCOMMON / BOTANICAL NAMECONTNATIV E P L A N T S P O L L I N A T O R F R I E N D L Y OV3American HopKornbeam / Ostr\a virginiana1.75" Cal B&BNATIV E Y SHRUBSQTYCOMMON / BOTANICAL NAMESIZENATIV E P L A N T S P O L L I N A T O R F R I E N D L Y AA212Autumn Magic BlacN CKoNeberr\ / Aronia melanocarpa CAutumn MagicC#5 CONTNATIV E C U L T I V A R Y CI7Isanti Redosier DogZood / Cornus sericea CIsantiC#5 CONTNATIV E C U L T I V A R Y DL34DZarf BusK Hone\sucNle / Diervilla lonicera#5 CONTNATIV E Y HA28Annabelle H\drangea / H\drangea arborescens CAnnabelleC#5 CONTNATIV E C U L T I V A R Y HL219Little QuicN Fire H\drangea / H\drangea paniculata CLittle QuicN FireC#5 CONTNOT N A T I V E Y LDN15Little Devil NinebarN / PK\socarpus opulifolius CDonna Ma\C TM#5 CONTNATIV E C U L T I V A R Y RG12Gro-LoZ Fragrant Sumac / RKus aromatica CGro-LoZC#5 CONTNATIV E Y ST11BircKleaf Spirea / Spiraea betulifolia CTorC#5 CONTNOT N A T I V E Y SM24DZarf Korean Lilac / S\ringa me\eri CPalibinC#7 CONTNOT N A T I V E Y GRASSESQTYCOMMON / BOTANICAL NAMESIZENATIV E P L A N T S P O L L I N A T O R F R I E N D L Y PH14Heav\ Metal SZitcK Grass / Panicum virgatum CHeav\ MetalC#1 CONTNATIV E C U L T I V A R Y SB34Blue Heaven Little Bluestem / ScKi]acK\rium scoparium CBlue HeavenC#1 CONTPotPERENNIALSQTYCOMMON / BOTANICAL NAMESIZENATIV E P L A N T S P O L L I N A T O R F R I E N D L Y AT218Summer Beaut\ Globe Lil\ / Allium tanguticum CSummer Beaut\C#1 CONTNOT N A T I V E Y AJ10RKineland Astible / Astilbe Maponica CRKinelandC#1 CONTNOT N A T I V E Y EM10Magnus Purple ConefloZer / EcKinacea purpurea CMagnusC#1 CONTNATIV E C U L T I V A R Y GB12BevenCs Variet\ Geranium / Geranium macrorrKi]um CBevenCs Variet\C#1 CONTNOT N A T I V E Y HA232Da\lil\ / Hemerocallis [ CCKicago ApacKeC#1 CONTNOT N A T I V E Y HG18Guacamole Plantain Lil\ / Hosta [ CGuacamoleC#1 CONTNOT N A T I V E Y LK10Kobold Bla]ingstar / Liatris spicata CKoboldC#1 CONTNATIV E C U L T I V A R Y NW220WalNers LoZ Catmint / Nepeta [ faassenii CWalNers LoZC#1 CONTNOT N A T I V E Y SA214SKoZ\ Stonecrop / Sedum spectabile CAutumn FireC#1 CONTNOT N A T I V E Y PLANT SCHEDULE R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N L 1 . 1 L A N D S C A P E P L A N N O T E S & D E T A I L S . . . . . . . . . . . . C i v i l E n g i n e e r i n g S u r v e y i n g L a n d s c a p e A r c h i t e c t u r e 5 0 0 0 G l e n w o o d A v e n u e G o l d e n V a l l e y , M N 5 5 4 2 2 c i v i l s i t e g r o u p . c o m 6 1 2 - 6 1 5 - 0 0 6 0 C O P Y R I G H T C I V I L S I T E G R O U P I N C . c SUITE LIVING HASTINGS 33RD ST WEST AND HWY 61, HASTINGS, MN 55033 1824 BUERKLE ROAD, WHITE BEAR LAKE, MN 55110 SUITE LIVING/HAMPTON COMPANIES LLC PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O N I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N . . . . . . . . . . . . P R O J E C T N U M B E R : 2 2 0 5 3 . . . . . . . . . . . . 0 8 / 1 6 / 2 2 C I T Y S U B M I T T A L D R A W N B Y : R E V I E W E D B Y : M D , J L R L . . . . . . . . . . . . . . 2 0 2 2 L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 2 5 8 2 1 R o b e r t L . B i n d e r 0 8 / 1 6 / 2 2 5 9 6 1 2 R O B E R T A . L A T T A L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 0 8 / 1 6 / 2 2 1 . E N T I R E S I T E S H A L L B E F U L L Y I R R I G A T E D . T H E C O N T R A C T O R S H A L L S U B M I T I R R I G A T I O N S H O P D R A W I N G S F O R R E V I E W A N D A P P R O V A L B Y T H E L A N D S C A P E A R C H I T E C T P R I O R T O I N S T A L L A T I O N . 2 . S E E M E C H A N I C A L A N D E L E C T R I C A L P L A N S A N D S P E C I F I C A T I O N S F O R I R R I G A T I O N W A T E R , M E T E R , A N D P O W E R C O N N E C T I O N S . 3 . C O N T R A C T O R T O V E R I F Y L O C A T I O N O F A L L U N D E R G R O U N D / A B O V E G R O U N D F A C I L I T I E S P R I O R T O A N Y E X C A V A T I O N / I N S T A L L A T I O N . A N Y D A M A G E T O U N D E R G R O U N D / A B O V E G R O U N D F A C I L I T I E S S H A L L B E T H E R E S P O N S I B I L I T Y O F T H E C O N T R A C T O R A N D C O S T S A S S O C I A T E D W I T H C O R R E C T I N G D A M A G E S S H A L L B E B O R N E E N T I R E L Y B Y T H E C O N T R A C T O R . 4 . S E R V I C E E Q U I P M E N T A N D I N S T A L L A T I O N S H A L L B E P E R L O C A L U T I L I T Y C O M P A N Y S T A N D A R D S A N D S H A L L B E P E R N A T I O N A L A N D L O C A L C O D E S . E X A C T L O C A T I O N O F S E R V I C E E Q U I P M E N T S H A L L B E C O O R D I N A T E D W I T H T H E L A N D S C A P E A R C H I T E C T O R E Q U I V A L E N T A T T H E J O B S I T E . 5 . C O N T R A C T O R S H A L L C O O R D I N A T E W I T H L O C A L U T I L I T Y C O M P A N Y F O R T H E P R O P O S E D E L E C T R I C A L S E R V I C E A N D M E T E R I N G F A C I L I T I E S . 6 . I R R I G A T I O N W A T E R L I N E C O N N E C T I O N S I Z E I S 1 - 1 2 " A T B U I L D I N G . V E R I F Y W I T H M E C H A N I C A L P L A N S . C O V A G E . 7 . A L L M A I N L I N E S S H A L L B E 1 8 " B E L O W F I N I S H E D G R A D E . 8 . A L L L A T E R A L L I N E S S H A L L B E 1 2 " B E L L O W F I N I S H E D G R A D E . 9 . A L L E X P O S E D P V C R I S E R S , I F A N Y , S H A L L B E G R A Y I N C O L O R . 1 0 . C O N T R A C T O R S H A L L L A Y A L L S L E E V E S A N D C O N D U I T A T 2 ' - 0 " B E L O W T H E F I N I S H E D G R A D E O F T H E T O P O F P A V E M E N T . E X T E N D S L E E V E S T O 2 ' - 0 " B E Y O N D P A V E M E N T . 1 1 . C O N T R A C T O R S H A L L M A R K T H E L O C A T I O N O F A L L S L E E V E S A N D C O N D U I T W I T H T H E S L E E V I N G M A T E R I A L " E L L E D " T O 2 ' - 0 " A B O V E F I N I S H E D G R A D E A N D C A P P E D . 1 2 . F A B R I C A T E A L L P I P E T O M A N U F A C T U R E ' S S P E C I F I C A T I O N S W I T H C L E A N A N D S Q U A R E C U T J O I N T S . U S E Q U A L I T Y G R A D E P R I M E R A N D S O L V E N T C E M E N T F O R M U L A T E D F O R I N T E N D E D T Y P E O F C O N N E C T I O N . 1 3 . B A C K F I L L A L L T R E N C H E S W I T H S O I L F R E E O F S H A R P O B J E C T S A N D D E B R I S . 1 4 . A L L V A L V E B O X E S A N D C O V E R S S H A L L B E B L A C K I N C O L O R . 1 5 . G R O U P V A L V E B O X E S T O G E T H E R F O R E A S E W H E N S E R V I C E I S R E Q U I R E D . L O C A T E I N P L A N T B E D A R E A S W H E N E V E R P O S S I B L E . 1 6 . I R R I G A T I O N C O N T R O L L E R L O C A T I O N S H A L L B E V E R I F I E D O N - S I T E W I T H O W N E R ' S R E P R E S E N T A T I V E . 1 7 . C O N T R O L W I R E S : 1 4 G A U G E D I R E C T B U R I A L , S O L I D C O P P E R I R R I G A T I O N W I R E . R U N U N D E R M A I N L I N E . U S E M O I S T U R E - P R O O F S P L I C E S A N D S P L I C E O N L Y A T V A L V E S O R P U L L B O X E S . R U N S E P A R A T E H O T A N D C O M M O N W I R E T O E A C H V A L V E A N D O N E ( 1 ) S P A R E W I R E A N D G R O U N D T O F U R T H E S T V A L V E F R O M C O N T R O L L E R . L A B E L O R C O L O R C O D E A L L W I R E S . 1 8 . A V O I D O V E R S P R A Y O N B U I L D I N G S , P A V E M E N T , W A L L S A N D R O A D W A Y S B Y I N D I V I D U A L L Y A D J U S T I N G R A D I U S O R A R C O N S P R I N K L E R H E A D S A N D F L O W C O N T R O L O N A U T O M A T I C V A L V E . 1 9 . A D J U S T P R E S S U R E R E G U L A T I N G V A L V E S F O R O P T I M U M P R E S S U R E O N S I T E . 2 0 . U S E S C R E E N S O N A L L H E A D S . 2 1 . A S E T O F A S - B U I L T D R A W I N G S S H A L L B E M A I N T A I N E D O N - S I T E A T A L L T I M E S I N A N U P D A T E D C O N D I T I O N . 2 2 . A L L P I P E 3 " A N D O V E R S H A L L H A V E T H R U S T B L O C K I N G A T E A C H T U R N . 2 3 . A L L A U T O M A T I C R E M O T E C O N T R O L V A L V E S W I L L H A V E 3 " M I N I M U M D E P T H O F 3 / 4 " W A S H E D G R A V E L U N D E R N E A T H V A L V E A N D V A L V E B O X . G R A V E L S H A L L E X T E N T 3 " B E Y O N D P E R I M E T E R O F V A L V E B O X . 2 4 . T H E R E S H A L L B E 3 " M I N I M U M S P A C E B E T W E E N B O T T O M O F V A L V E B O X C O V E R A N D T O P O F V A L V E S T R U C T U R E . I R R I G A T I O N N O T E S : F A C E O F B U I L D I N G , W A L L , O R S T R U C T U R E M I N . 3 " L A Y E R O F R O C K M U L C H A S S P E C I F I E D . P R O V I D E S A M P L E T O L A N D S C A P E A R C H I T E C T F O R A P P R O V A L P R I O R T O I N S T A L L A T I O N F I N I S H E D G R A D E C O M P A C T E D S U B G R A D E W A T E R P E R M E A B L E G E O T E X T I L E F A B R I C A S S P E C I F I E D 1 8 " - V E R I F Y W / P L A N A G G R E G A T E M A I N T A N E N C E S T R I P N T S S T A K E D L A N D S C A P E E D G E R A S S P E C I F I E D , S E E M A N U F A C T U R E R ' S I N S T R U C T I O N S A N D S P E C S . F O R I N S T A L L A T I O N A N D P L A C E M E N T S L O P E - M I N . 2 % , M A X . 5 : 1 V E R I F Y W / G R A D I N G P L A N 1 K n o w w h a t ' s b e l o w . b e f o r e y o u d i g . C a l l R P E R E N N I A L B E D P L A N T I N G N T S P L A N T T O P O F R O O T B A L L 1 - 2 " A B O V E A B O V E S U R R O U N D I N G G R A D E R O O T S A T O U T E R E D G E O F R O O T B A L L L O O S E N E D T O E N S U R E P R O P E R B A C K F I L L - T O - R O O T C O N T A C T S L O P E S I D E S O F H O L E O R V E R T I C A L S I D E S A T E D G E O F P L A N T I N G B E D E X I S T I N G G R A D E R O C K O R O R G A N I C M U L C H , S E E G E N E R A L L A N D S C A P E N O T E S A N D P L A N N O T E S F O R M U L C H T Y P E . K E E P M U L C H M I N . 2 " F R O M P L A N T S T E M B A C K F I L L A S P E R S P E C I F I C A T I O N D O N O T E X C A V A T E B E L O W R O O T B A L L . S I Z E V A R I E S S E E L A N D S C A P E P L A N M O D I F Y E X C A V A T I O N B A S E D O N L O C A T I O N O F P L A N T M A T E R I A L A N D D E S I G N O F B E D S O R O V E R A L L P L A N T P L A C E M E N T 4 D E C I D U O U S & C O N I F E R O U S S H R U B P L A N T I N G N T S P R U N E A S F I E L D D I R E C T E D B Y T H E L A N D S C A P E A R C H I T E C T T O I M P R O V E A P P E A R A N C E ( R E T A I N N O R M A L S H A P E F O R S P E C I E S ) P L A N T T O P O F R O O T B A L L 1 - 2 " A B O V E A B O V E S U R R O U N D I N G G R A D E R O O T S A T O U T E R E D G E O F R O O T B A L L L O O S E N E D T O E N S U R E P R O P E R B A C K F I L L - T O - R O O T C O N T A C T S L O P E S I D E S O F H O L E O R V E R T I C A L S I D E S A T E D G E O F P L A N T I N G B E D E X I S T I N G G R A D E R O C K O R O R G A N I C M U L C H , S E E G E N E R A L L A N D S C A P E N O T E S A N D P L A N N O T E S F O R M U L C H T Y P E . K E E P M U L C H M I N . 2 " F R O M P L A N T T R U N K B A C K F I L L A S P E R S P E C I F I C A T I O N D O N O T E X C A V A T E B E L O W R O O T B A L L . T H R E E T I M E S W I D T H O F R O O T B A L L R U L E O F T H U M B - M O D I F Y E X C A V A T I O N B A S E D O N L O C A T I O N O F P L A N T M A T E R I A L A N D D E S I G N O F B E D S O R O V E R A L L P L A N T P L A C E M E N T 3 L E G E N D R O C K M U L C H / R I P - R A P , S A M P L E S R E Q U I R E D P R O V I D E E D G I N G A S S H O W N O N P L A N L A W N - S O D S E E D T Y P E 1 - M N D O T 3 4 - 2 6 2 W E T P R A I R I E , P E R M N D O T S E E D I N G M A N U A L S P E C I F I C A T I O N S ( 2 0 1 4 ) 1 " D I A . R O C K M A I N T E N A N C E S T R I P O V E R F I L T E R F A B R I C , S A M P L E S R E Q U I R E D . P R O V I D E E D G I N G A S S H O W N O N P L A N G E O T E X T I L E ( A D D T O S E E D M I X H A T C H ) P R O P O S E D P E R E N N I A L P L A N T S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S S E E D T Y P E 2 - M N D O T 3 5 - 2 2 1 D R Y P R A I R I E , P E R M N D O T S E E D I N G M A N U A L S P E C I F I C A T I O N S ( 2 0 1 4 ) S H R E D D E D C Y P R E S S M U L C H , S A M P L E S R E Q U I R E D P R O V I D E E D G I N G A S S H O W N O N P L A N P R O P O S E D D E C I D U O U S A N D E V E R G R E E N S H R U B S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D O R N A M E N T A L T R E E S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D E V E R G R E E N T R E E S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S P R O P O S E D C A N O P Y T R E E S Y M B O L S - S E E P L A N T S C H E D U L E A N D P L A N F O R S P E C I E S A N D P L A N T I N G S I Z E S E D G I N G D E C O R A T I V E B O U L D E R S ( R O U N D E D & B L O C K S T Y L E ) , 1 8 " - 3 0 " D I A . T H R E E T I M E S W I D T H O F R O O T B A L L D E C I D U O U S & C O N I F E R O U S T R E E P L A N T I N G N T S P R U N E A S F I E L D D I R E C T E D B Y T H E L A N D S C A P E A R C H I T E C T T O I M P R O V E A P P E A R A N C E ( R E T A I N N O R M A L T R E E S H A P E ) T H R E E 2 " X 4 " X 8 ' W O O D E N S T A K E S , S T A I N E D B R O W N W I T H T W O S T R A N D S O F W I R E T W I S T E D T O G E T H E R . S T A K E S S H A L L B E P L A C E D A T 1 2 0 ° T O O N E A N O T H E R . W I R E S H A L L B E T H R E A D E D T H R O U G H N Y L O N S T R A P P I N G W I T H G R O M M E T S . A L T E R N A T E S T A B I L I Z I N G M E T H O D S M A Y B E P R O P O S E D B Y C O N T R A C T O R . T R U N K F L A R E J U N C T I O N : P L A N T T R E E 1 " - 2 " A B O V E E X I S T I N G G R A D E M U L C H T O O U T E R E D G E O F S A U C E R O R T O E D G E O F P L A N T I N G B E D , I F A P P L I C A B L E . R O C K O R O R G A N I C M U L C H , S E E G E N E R A L L A N D S C A P E N O T E S A N D P L A N N O T E S F O R M U L C H T Y P E . K E E P M U L C H M I N . 2 " F R O M P L A N T T R U N K E X I S T I N G G R A D E C U T A N D R E M O V E B U R L A P F R O M T O P 1 / 3 O F R O O T B A L L . I F N O N - B I O D E G R A D A B L E , R E M O V E C O M P L E T E L Y S L O P E S I D E S O F H O L E O R V E R T I C A L S I D E S A T E D G E O F P L A N T I N G B E D B A C K F I L L A S S P E C I F I E D C O M P A C T B O T T O M O F P I T , T Y P . R U L E O F T H U M B - M O D I F Y E X C A V A T I O N B A S E D O N L O C A T I O N O F P L A N T M A T E R I A L A N D D E S I G N O F B E D S O R O V E R A L L P L A N T P L A C E M E N T 2 X - C - 0 1 ( a - d ) T h e L i g h t i n g A n a l y s i s , e z L a y o u t , E n e r g y A n a l y s i s a n d /o r V i s u a l S i m u l a t i o n ("L i g h t i n g D e s i g n ) p r o v i d e d b y R O U Z E R ("R O U Z E R ")r e p r e s e n t s a n a n t i c i p a t e d p r e d i c t i o n o f l i g h t i n g s y s t e m p e r f o r m a n c e b a s e d u p o n d e s i g n p a r a m e t e r s a n d i n f o r m a t i o n s u p p l i e d b y o t h e r s . T h e s e d e s i g n p a r a m e t e r s a n d i n f o r m a t i o n p r o v i d e d b y o t h e r s h a v e n o t b e e n f i e l d v e r i f i e d b y R O U Z E R a n d t h e r e f o r e a c t u a l m e a s u r e d r e s u l t s m a y v a r y f r o m t h e a c t u a l f i e l d c o n d i t i o n s . R O U Z E R r e c o m m e n d s t h a t d e s i g n p a r a m e t e r s a n d o t h e r i n f o r m a t i o n b e f i e l d v e r i f i e d t o r e d u c e v a r i a t i o n . R O U Z E R n e i t h e r w a r r a n t i e s , e i t h e r i m p l i e d o r s t a t e d w i t h r e g a r d t o a c t u a l m e a s u r e d l i g h t l e v e l s o r e n e r g y c o n s u m p t i o n l e v e l s a s c o m p a r e d t o t h o s e i l l u s t r a t e d b y t h e L i g h t i n g D e s i g n . R O U Z E R n e i t h e r w a r r a n t i e s , e i t h e r i m p l i e d o r s t a t e d , n o r r e p r e s e n t s t h e a p p r o p r i a t e n e s s , c o m p l e t e n e s s o r s u i t a b i l i t y o f t h e L i g h t i n g D e s i g n i n t e n t a s c o m p l i a n t w i t h a n y a p p l i c a b l e r e g u l a t o r y c o d e r e q u i r e m e n t s w i t h t h e e x c e p t i o n o f t h o s e s p e c i f i c a l l y s t a t e d o n d r a w i n g s c r e a t e d a n d s u b m i t t e d b y R O U Z E R . T h e L i g h t i n g d e s i g n i s i s s u e d , i n w h o l e o r i n p a r t , a s a d v i s o r y d o c u m e n t s f o r i n f o r m a t i o n a l p u r p o s e s a n d i s n o t i n t e n d e d f o r c o n s t r u c t i o n n o r a s b e i n g p a r t o f a p r o j e c t 's c o n s t r u c t i o n d o c u m e n t a t i o n p a c k a g e . Fi l e n a m e : C : \ U s e r s \ E r i c \ R o u z e r G r o u p \ R o u z e r I n s i d e - R o u z e r I n s i d e D o c u m e n t s \ R A B \ R o u z e r L a y o u t s \ E r i c s A G I \ S u i t e L i v i n g H a s t i n g s . A G I Dr a w n B y : E r i c N e p h e w Sc a l e : a s n o t e d Fi l e n a m e : S u i t e L i v i n g H a s t i n g s . A G I Da t e : 8 / 1 7 / 2 0 2 2 Pr e p a r e d F o r : J H L a r s o n Su i t e L i v i n g H a s t i n g s Li g h t i n g L a y o u t Ve r s i o n A Jo b N a m e : Scale: 1 inch= 15 Ft. 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 6.2 7.5 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.4 0.7 1.4 0.5 0.1 0.0 0.0 0.0 0.1 0.5 3.3 4.9 10.8 1.2 0.2 0.1 0.0 0.0 0.0 0.2 1.1 9.5 10.3 1.2 0.2 0.1 0.0 0.0 0.0 0.2 0.5 1.1 0.5 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.1 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 3.5 0.8 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 17.3 6.7 0.8 0.4 0.4 0.5 0.6 0.7 0.7 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.1 0.8 0.6 2.5 1.3 0.5 0.5 0.7 0.9 1.1 1.2 1.2 1.0 0.8 0.6 0.4 0.2 0.2 0.1 0.1 0.1 0.0 0.2 1.0 11.9 0.6 0.5 0.5 0.7 1.1 1.6 2.1 2.4 2.4 2.0 1.5 1.0 0.6 0.4 0.2 0.1 0.1 0.1 0.0 0.1 0.1 0.4 0.4 0.6 0.9 1.6 2.7 4.0 5.0 5.1 4.0 2.7 1.6 0.9 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.3 0.4 0.6 1.1 2.1 4.1 7.0 9.8 9.8 6.9 4.0 2.1 1.0 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.3 0.4 0.7 1.2 2.5 5.3 10.1 16.1 15.9 9.9 5.1 2.4 1.2 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 13.7 1.2 0.5 0.7 1.2 2.5 5.3 10.2 16.4 16.2 10.0 5.2 2.4 1.2 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 5.5 1.0 0.5 0.7 1.1 2.2 4.2 7.2 10.3 10.2 7.1 4.1 2.1 1.0 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.9 0.5 0.4 0.5 0.9 1.6 2.8 4.2 5.4 5.3 4.1 2.8 1.6 0.9 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.3 0.4 0.7 1.1 1.6 2.2 2.5 2.5 2.2 1.6 1.1 0.6 0.4 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.4 0.6 0.9 1.1 1.2 1.2 1.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.7 0.6 0.5 0.4 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 X-C-01(a-d) Fi l e n a m e : C : \ U s e r s \ E r i c \ R o u z e r G r o u p \ R o u z e r I n s i d e - R o u z e r I n s i d e D o c u m e n t s \ R A B \ R o u z e r L a y o u t s \ E r i c s A G I \ S u i t e L i v i n g H a s t i n g s . A G I Sc a l e : a s n o t e d Fi l e n a m e : S u i t e L i v i n g H a s t i n g s . A G I Da t e : 8 / 1 7 / 2 0 2 2 NOTES: * The light loss factor (LLF) is a product of many variables, only lamp lumen depreciation (LLD) has been applied to the calculated results unless otherwise noted. The LLD is the result (quotient) of mean lumens / initial lumens per lamp manufacturers' specifications. * Illumination values shown (in footcandles) are the predicted results for planes of calculation either to the plane of calculation. * The calculated results of this lighting simulation represent an anticipated prediction of system performance. Actual measured results may vary from the anticipated performance and are subject to means and methods which are beyond the control of the designer. * Mounting height determination is job site specific, our lighting simulations assume a mounting height (insertion point of the luminaire symbol) to be taken at the top of the symbol for ceiling mounted luminaires and at the bottom of the symbol for all other luminaire mounting configurations. * RAB Lighting Inc. luminaire and product designs are protected under U.S. and International intellectual property laws. horizontal, vertical or inclined as designated in the calculation summary. Meter orientation is normal Patents issued or pending apply. T h e L i g h t i n g A n a l y s i s , e z L a y o u t , E n e r g y A n a l y s i s a n d /o r V i s u a l S i m u l a t i o n ("L i g h t i n g D e s i g n ) p r o v i d e d b y R O U Z E R ("R O U Z E R ")r e p r e s e n t s a n a n t i c i p a t e d p r e d i c t i o n o f l i g h t i n g s y s t e m p e r f o r m a n c e b a s e d u p o n d e s i g n p a r a m e t e r s a n d i n f o r m a t i o n s u p p l i e d b y o t h e r s . T h e s e d e s i g n p a r a m e t e r s a n d i n f o r m a t i o n p r o v i d e d b y o t h e r s h a v e n o t b e e n f i e l d v e r i f i e d b y R O U Z E R a n d t h e r e f o r e a c t u a l m e a s u r e d r e s u l t s m a y v a r y f r o m t h e a c t u a l f i e l d c o n d i t i o n s . R O U Z E R r e c o m m e n d s t h a t d e s i g n p a r a m e t e r s a n d o t h e r i n f o r m a t i o n b e f i e l d v e r i f i e d t o r e d u c e v a r i a t i o n . R O U Z E R n e i t h e r w a r r a n t i e s , e i t h e r i m p l i e d o r s t a t e d w i t h r e g a r d t o a c t u a l m e a s u r e d l i g h t l e v e l s o r e n e r g y c o n s u m p t i o n l e v e l s a s c o m p a r e d t o t h o s e i l l u s t r a t e d b y t h e L i g h t i n g D e s i g n . R O U Z E R n e i t h e r w a r r a n t i e s , e i t h e r i m p l i e d o r s t a t e d , n o r r e p r e s e n t s t h e a p p r o p r i a t e n e s s , c o m p l e t e n e s s o r s u i t a b i l i t y o f t h e L i g h t i n g D e s i g n i n t e n t a s c o m p l i a n t w i t h a n y a p p l i c a b l e r e g u l a t o r y c o d e r e q u i r e m e n t s w i t h t h e e x c e p t i o n o f t h o s e s p e c i f i c a l l y s t a t e d o n d r a w i n g s c r e a t e d a n d s u b m i t t e d b y R O U Z E R . T h e L i g h t i n g d e s i g n i s i s s u e d , i n w h o l e o r i n p a r t , a s a d v i s o r y d o c u m e n t s f o r i n f o r m a t i o n a l p u r p o s e s a n d i s n o t i n t e n d e d f o r c o n s t r u c t i o n n o r a s b e i n g p a r t o f a p r o j e c t 's c o n s t r u c t i o n d o c u m e n t a t i o n p a c k a g e . ***LAYOUT AND BOM ARE SUBJECT TO APPROVAL*** Dr a w n B y : E r i c N e p h e w Pr e p a r e d F o r : J H L a r s o n Ve r s i o n A Jo b N a m e : Su i t e L i v i n g H a s t i n g s Li g h t i n g L a y o u t Expanded Luminaire Location Summary Calculation Summary Label CalcType Units Avg Max Luminaire Schedule Min Avg/Min Max/Min Description PtSpcLr PtSpcTb Meter Type Symbol Qty Tag Label Arrangement Lum. Lumens Arr. Lum. Lumens LumNo Tag X Y MTG HT Orient CalcPts_1 Illuminance Fc 1.05 17.3 LLF Description Lum. Watts Arr. Watts 0.0 N.A.N.A.Readings taken at 0'-0" AFG 10 Total Watts Filename Tilt 10 1 A4 276.59 270.65 23 0 0 6 1 A4 274.59 Horizontal S SLIM17FA30ADJ SINGLE 3540 272.65 23 90 0 1 3540 1.000 SLIM17FA30ADJ 29.67 29.67 A4 272.59 270.65 23 178.02 slim17fa30adj_5k.ies 180 0 1 A4 274.59 268.65 23 270 1 A4 A17-3T70 4 @ 90 4 @ 90 DEGREES 10044 40176 1.000 A17-3T70 69.84 279.36 279.36 a17-3t70.ies 0 2 S 183.66 277.25 8 356.392 0 3 S 201.36 211.99 8 37.972 0 4 S 325.325 150.21 8 355.449 0 5 S 205.775 134.005 8 268.047 0 6 S 146.86 154.65 8 223.798 0 7 S 125.805 231.85 8 173.735 0 Total Quantity: 10 X-C-01(a-d) X - C - 0 1 ( a - d ) X - C - 0 1 ( a - d ) X - C - 0 1 ( a - d ) X - C - 0 1 ( a - d ) C I T Y S U B M I T T A L N O T F O R C O N S T R U C T I O N DRAWN BY:CHECKED BY:REVISIONS:PROJECT #:c COPYRIGHT 2022DATE:RR ROSA ARCHITECTURAL GROUPSHEET1084 Sterling Street St. Paul, MN 55119 tel: 651-739-7988 fax: 651-739-3165RosaArchitecturalGroupInc.PREPARED BY ME OR UNDER MY DIRECT SPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:PREPARED BY ME OR UNDER MY DIRECTSPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:33rd St. W & HWY 61 Hastings, MN 55033 22227 AUG. 12, 2022 JL PROPOSED A4.1COLORSuite Living ELEVATIONS A4 . 17 3/ 1 6 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) TR A S H E N C L O S U R E E L E V . A4 . 18 3/ 1 6 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) TR A S H E N C L O S U R E E L E V . A4 . 19 3/ 1 6 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) TR A S H E N C L O S U R E E L E V . A4 . 1 10 3/ 1 6 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) TR A S H E N C L O S U R E E L E V . of Hastings A4 . 11 3/ 3 2 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) PR O P O S E D F R O N T E L E V A T I O N A4 . 12 3/ 3 2 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) PR O P O S E D N O R T H E L E V A T I O N A4 . 15 3/ 3 2 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) PR O P O S E D E A S T E L E V A T I O N A4 . 13 3/ 3 2 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) PR O P O S E D W E S T E L E V A T I O N A4 . 14 3/ 3 2 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) PR O P O S E D S O U T H E L E V A T I O N A4 . 16 3/ 3 2 " = 1 ' - 0 " ( O N 2 4 x 3 6 S H E E T ) PR O P O S E D R E A R E L E V A T I O N RUSSELL R ROSA 18039 8/12/2022X-C-01(a-d) X - C - 0 1 ( a - d ) C I T Y S U B M I T T A L N O T F O R C O N S T R U C T I O N DRAWN BY:CHECKED BY:REVISIONS:PROJECT #:c COPYRIGHT 2022DATE:RR ROSA ARCHITECTURAL GROUPSHEET1084 Sterling Street St. Paul, MN 55119 tel: 651-739-7988 fax: 651-739-3165RosaArchitecturalGroupInc.PREPARED BY ME OR UNDER MY DIRECT SPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:PREPARED BY ME OR UNDER MY DIRECTSPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:JL PROPOSED P-1COLORSuite Living PERSPECTIVES P- 11 NO T T O S C A L E PE R S P E C T I V E E L E V A T I O N F R O M N O R T H RUSSELL R ROSA 18039 P- 12 NO T T O S C A L E PE R S P E C T I V E E L E V A T I O N F R O M S O U T H W E S T 33rd St. W & HWY 61 Hastings, MN 55033 22227 AUG. 12, 2022of Hastings 8/12/2022X-C-01(a-d) X-C-01(a-d)