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1992-09-29� � CITY OF MEN'DQTA HEiGHT DAROTA COUNT'Y, MTNNESOTA CZTY COIINCIL/PLANNING COMNiISSION WORRSHOP ' AGENDA Sep�ember 29, 1992 - 7:30 P.M. 1. Call �o Order 2. Rol1 Cal3 � � 3. Discussion on Pre�ervatian of Large Land Tracts/Update on Remaining Vacant Land in Mendota Heights 4. Discussion on Downtown Mendota Height� . 5. Comprehensive Plan Review - Tousignan�,' Vi�itation Properties 6. Di�cussion on Development Optzons for Iiighway 55 and Highway I10 7. Discussion on Housekeeping Variances 8 . Adj ourn �uggested Target T9.mes 7:30-8:04 8s00-8:45 • , • t� . 9:00-9:15 9:15-9:3Q � � From: •- � •• ��r • September 23, 1992 City Council. and Planning Commi�sion Kevin Batchelder, Admini�trative As ' t Subject: Preserva�ion of Large Vacant Lands in Mendota DISCI7SS�ON Land Tracts/Upda�.e Heights 'c � ..�s on Remaining In di�cus�ing possib].e topics for �he Joint Workshop, the Planning Camntis�ion de�ired to review the remaining vacant lands in Mendota Heights. The intent of �his review would be to become informed of potent�.al future development areas in the City. The attached ma.p highlight� the vacan�G undeveloped lands as numbered below: 1. Superblock Area 2. Slowinski Praperty� ` 3. Par 3 Golf Course 4. Logan Property 5. Fo�s Froperty 6. Qlin Propert�r 7. Burow Remainder 8. Culligan Remainder 9. Re�urrection Ceme�ery - Western parcel 10. Garron Site 11, Acacia Cemetery Site 12. Mulvihill Site l3. George's Golf Tee Site 14. Individual Industrial Sites - already platted 15. SouthEast Area Commercial. Site 1b. Pu�nam Praperty - recently guided NIlZ-PUD 17. School District Site 18. Centex Remainder 19. Patrick/Cl.ark Outlots 20. Vacant Dodd Road Right-of-Way 21. Wagon Whee�./Lexington Site �-z . c�.�i�.r� - �- Staff wil1. be prepared �o discuss zoning, ownership, �ite conditions, etc. on Tuesday evening. The issue of preservation of large land trac�.s should also be discussed. • �•� . Review the vacant land upda.te and discuss preservation o� large land �.racts< Cil'i' OF 11rIP�TDOTA HEIGHTS I�+I:�.MO � September 24, 1992 TO: Ma.yar, City Council, Planning Commission and City A FROM: 7ames B. Danielson Fublic Works Director SUBTECT: Llowntown Mendota Heights BACKGRQUND INFORMATION: The City Council has been studying the feasibility of upgrading the Dodd Road/Txunk Highway 110 intersection, "Downtown Mendota Heights". They began the study based upon a request from Mr. Eciward Paster, owner of Mendota Shoppu�g RZall, to imprave his access. . � The study began by exploring aptions for widening and improving Dodd Road along its current alignment, however when that option became too costly, a ringroad option funded with Municipal State Aid money was being looked at. Recently the City also received a deadline from 14Zu/DOT to dett�;,rmine City desires fax the disposition af the vacant right-of-way located east of the shapping center. Mn/DOT deadline was itnposed as a result of Mr. Brian Birch's demands for release of right-of-wa� north af Txunk Highway 110 where he owns the underlying fee title. After receiving the deadline notice from 14�1DOT, Council directed the City Planner ta pregare a report analyzing the ring road options {see attached report), Upan completian of the P;lanner's report, Couacil conducted a public hearing on July 'Tth ta review it informally wi#h all interested partzes �notice of the hearing was published in the Sun Newspaper and mailed to adjacent neighboring landowners). At this hearing, several adjacent landowners spake against the proposal and a 6p day delay was established in order to allaw time for these people to further analyze the praposai and submit their comments. Mn/DOT also agreed to delay their deadline to the City to allow for this additional comment period. On September 15th the City Councii e�ended the public comment periad pending discussion of this item at the September 29th CounciUPlanning Cormmission W'orkshop. During the comument periad several written and telephone responses have been received. The written responses are attached, mast of the telephone responses were fmm Friendly F[ills neighbars .._ who were opposed to the proposal. In respanse to some of the Frienclly Hills concerns, we have been making it clear that no widening of Dvdd Road south of P1aza Drive is anticipated. I�ICn ii i'C�R:\ f!� 1� CUNSULTING FLANNERS LANDSCAPE ARCHI'[`ECTS 3Q{} FIRST AVENLTE i�Ft}RTF-3 SU[TE 310 MINNEAPOLIS, MN 5.SJ01 bl? �3.i9• 3.',t10 15 May 1992 Honorable Mayor, City Council and Planning Commission Members c/o Thomas Lawell, City Administrator City of Mendota Heights 1101 Victoria Curve Mendata Heights, Mn 5511$ �� '�.: l.�v;,J�L�� U�� t$' l��tZ RE: Praposal by Minnesota Department of Transportation (MnDOT} to Realign Dodd Road throngh the Central Commercial Area Dear Mayor, City Courrcil anti Planning Commission Members: The MnDOT proposal has been reviewed and analyzed far potential impacts on access and circulation, as weil as the exist'sng and future development in the Gentral Commerciat Area, Alternative alignments and land use scenarios have been examined on a schematic concept level. The resuits of this study ara presented herein far�your reviaw and discussian. John Uban af our firm wi�t attend the meeting on May 18th and will be prepared to present the findings of aur analysis. Thank you. SincereIy, DAHLGREN, SHARDLOW, AND UBAN, INC. Jerry Starkey, Landscape Architect JSlgms Attachment. � � Dodd Road Realignment/Mendota Heights I. INTRODUCTION A. PURPOSE OF STUDY Page � The purpose of this study is to assist the City of Mendota Heights in reviewing the land use issues related to the proposal by the Minnesota Department of Transportation (MnDOT� to realign Dodd Road through the Central Commercial Area (see Figure 1). It should be noted that while Figure 1 is referred to as the MnDOT Discussion Plan, MnDOT's involvement was limited to discussions with the City Staff regarding the general route for realigning Dodd Road and making it the through street. The actual alignment was drawn by the City's engineering department and was intended as a discussion drawing. The alignment shown on this drawing was analyzed for potential impacts on vehicular and pedestrian access and circulation, as well as the effects on existing and future development related to slopes, land acquisition and visibiliry. In addition, altemative alignments and land use scenarios have been examined on a schematic concept level. B. BACKGROUND In January 1985, a report was prepared by the Mendota Heights Central Commercial Area Task Force. The Task Force was appointed by the City Council in July 1984 to study issues in the area surrounding Dodd Road and Highway 110. Goals for the development of the Central Commercial Area were formulated in April 1983 and served as the basis for the Task Force Report. It is important to restate these goals because they are still valid. 1) 2) 3) To create a safe and efficient crossing of Highway 110 by Highway 149 for motorists, bicyclists, and pedestrians, which will�provide optimum access to existing and future businesses in the Central Commercial Area. To develop an identifiable and attractive Central Commercial Area as the focal point of the Ciry's community, social, and business activity as conceived in the original Comprehensiye Plan. To enhance the potential for existing and expandeti business activity in the Central Commercial Area in order to serve the communiry more efficienfly. 4) To protect the environment around the Central Com�ercial Area and sensitive developments such as existing residential neighborhoods, the nature preserve, and the Mendakota Country Club. � To take advantage of the opporiuniry to provide access for, develop, or preserve any land in the Highway 149 conidor easement not needed for the highway because of changes in its projected level of service and use by MnDOT. A number of potential uses were suggested in the Task Force Repbrt for the expanded Central Commercial Area, which for one reason or another, have not been developed. Six access alternatives were considered in the Report and are illustrated on Figure 2. The first of these was the original proposal by MnDOT that utilized the reserved Highway 149 Corridor with a diamond interchange at Highway 110. Another concept utilized the conidor as well, but envisioned an overpass at naxi.cxErr, sxaRni.ow, arm uBarr u�o�omcea Dodd Road RealignmendMendota Heights Page 2 Highway 110 and access ramps that looped onto Dodd Road and Freeway Road on the north side, and onto an access road just south of McDonald's on the south side of Highway 110. The other four access alternatives utilized the existing Dodd Road alignment through the area with an at-grade crossing at Highway 110. The Central Commercial Area Report included a Development Concept plan that reflected the Task Force recommendations and was a refinement of access alternative number 4(see Figure 3). Dodd Road remained as the primary north-south thoroughfare with an at-grade crossing at Highway 110, while a local collector looped easterly at South Plaza Drive, then north through the reserved Highway 149 corridor passing under Highway 110 and reconnecting at the intersection of Dodd Road and Hilltop Road. A grading study was not included in the report, but the Task Force recommended that the entire intersection at Highway 110/Dodd Road be raised to reduce the grades coming into the intersection (which would allow the local collector to be built as an underpass at Highway 110). This alternative would have improved the visibility of the Central Commercial Area and the accessibility of properties within the reserved right-of-way, but proved too costly and provided little benefit to MnDOT and the Highway 110 condition. A plan to improve access to the Mendota Shopping Center by widening and adding tum lanes to Dodd Road was recently prepared by MnDOT and a traffic consultant hired by Mr. Ed Paster, owner of the center. According to James Danielson, Public Works Director, this plan is no longer feasible because the $1 million Dodd Road improvement would be too costly for the City since the MnDOT participation level would be very low (20 to 50 percent). In addition, the City established the Municipal State-Aid (MSA) route south and east of the shopping center with a bridge o�er Highway 110 — the alternative that is the subject of this study (see Figure 1). While this indicates the direction that the City has taken at this time, it may be beneficial to reexamine other alternatives including the continued use of existing Dodd Road as the MSA route. ' C. EXISTING CONDITIONS Very little has changed since the Task Force completed the Central Commercial Area Report. The existing conditions are still the same as seen in Figure 4, taken frbm that report. The primazy question that still remains is how to access the land in the reserved Highway 149 Corridor. While the Task Force recommended that MnDOT release the lands held in the corridor, the identification of the underlying fee owners was not included in their report. Reviewing old section maps, it appears that there were several large parcels prior to the Highway 149 corridor being established. There is also the question as to the legal status of this land. Since the land has not been utilized for roadway purposes, a decision needs to be made by the City and MnDOT regarding its final use. Several options can be considered, each with its own legal ramifications: 1) the corridor could be used for roadway purposes; 2) the Ciry could gain control and use the land for park purposes; and 3) the land could revert back to private ownership and be developed in Da,�ct.cx�rr, sxaRnt.ow, axn uB,ax r��a�o�c�a. Dodd Road Realignment/Mendota Heights accordance with City ordinances. Page 3 Should the first two options not be pursued, or should there be excess right-of-way after the roadway needs have been met, the underlying fee owners would be offered the opportunity to repurchase their property. It would be beneficial for MnDOT and the City to resolve the issue of how this corridor will be utilized so that the rights of property owners and area businesses who may wish to develop their property, or make improvements, are protected. This will ultimately strengthen the viabiliry of the Central Commercial Area and benefit the City and its residents. An effort should be made to identify the underlying fee owners, as well as adjacent owners and area residents, to inform them of the proposed Dodd Road realignment. If this road is located in the center of the corridor, the adjacent properties may be difficult to develop due to the shallow depth of the remnants created by the exisfmg ownership pattem. II. ANALYSIS OF TI� PROPOSED DODD ROAD ALIGNMENT A. VEHICULAR ACCESS AND CIRCULATION The Ciry's 1979 Comprehensive Thoroughfare Plan identifies Highway 149 as a minor arterial that passes through the reserved right-of-way corridor and that Dodd Road be realigned to intersect with Highway 149 and serve as a local collector. The 1985 Task Force Report recommended that Highway 149 (Dodd Road) should remain on its existing alignment and the proposed Dodd Road alignment currently under consideration be designed as a local collector (compare Figures 1 and 3). In the following paragraphs, the existing Dodd Road alignment will be referred to as "Old Dodd Road" and the proposed alignment will be called "New Dodd Road". The MnDOT Discussion Plan shows Dodd Road realigned to the east at South Plaza Drive and extended northerly through the Highway 149 conidor to intersect with Old Dodd Road north of Hilltop Road, a distance of approximately 3,800 feet. This alignment coincides with the City's recent designation of this route as an MSA roadway. Based on the proposed alignment, the City's Comprehensive Plan should be amended to redesignate New Dodd Road from minor arterial to collector status. For a minor arterial or collector street with MSA designation, 40 mph would be the desired minimum design speed. The switchback or reverse curvature of the southerly connection at South Plaza Drive would have to be designed to accommodate 40 mph design speeds. MSA design standards for a 40-mph design speed requires a minimum 450-foot radius for horizontal alignment and a maximum vertical gradient of 4.0 percent. In order to match the existing grades between Old Dodd Road and South Plaza Drive, the vertical gradient must be built at the maximum 4.0 percent. It has been assumed that a median would be installed at Highway 110, preventing through traffic and limiting access to and from HWY 110 to right turns only at Old Dodd Road. While this reduces the traffic conflicts at the existing Dodd Road and HWY 110 intersection, it creates significant access problems for area businesses. Closing this intersection to through traffic would allow the removal of the traffic lights. DAHLGREN, SHARDLOW, AND UBAN Incorponted Dodd Road RealignmendMendota Heights Page 4 , Old Dodd Road has been realigned to intersect with the new alignment near the middle of the first or most southerly curve in the switchback. The alignment is awkward at this new intersection. The design requires tum-lanes on short radius curves, which would be difficult to maneuver unless concrete medians are installed to clearly define the left-turn lanes. This would be especially true in winter or after dazk. The intersection.would need good lighting to reduce potential accidents. Old Dodd Road north of Highway 110 would serve as access to and from westbound Highway 110 in the proposed design. The new intersections created at Old and New Dodd Roads and the realigned Hilltop Road north of Highway 110 are also somewhat cumbersome. Southbound traffic on the new alignment wishing to travel on westbound Highway 110 must turn right on Hilltop Road (which is skewed, creating another switchback situation), then quickly turn left onto Old Dodd Road and proceed south to the highway. Closing the existing signatized intersection of Highway 110/Old Dodd Road would relieve congestion on the highway, but would transfer this congestion to local roads. Instead of the one signalized intersection at Highway 110/Old Dodd Road, there could be two signalized intersections, one north of Highway 110 at Hilltop Road and one south of Highway 110 at South Plaza Drive depending on traffic volumes. As shown on Figure 1, consideration should also be given to installing turn lanes with larger radii or even ramps with acceleration and deceleration lanes for easier access and egress at the intersections. Access and egress to Highway 110 would be more remote and circuitous depending on origin and destination. The greatest amount of congestion is expected to occur during morning rush hour north of Highway 110 and during evening rush hour south of Highway 110 due to the additional left-turns required to get to and from Highway 110. As a result, more traffic would backup in existing residential neighborhoods instead of the current situation where traffic backs up on Highway 110. The new design would benefit MnDOT, but would not benefit the City in this regard. In certain situations, access to the businesses located on Old Dodd Road would be reduced by closing the intersection at Highway 110/Old Dodd Road. For example, westbound Highway 110 traffic would no longer be able to turn left at Old Dodd Road to visit McDonald's. Instead, customers would have to turn right on Old Dodd Road, proceed north to Hilltop Road, then east to New Dodd Road, tum right and proceed south, then west to the south entrance of the Mendota Shopping Center, turn right again and drive through the parking lot to the restaurant — an additional 3,600 feet. The same holds true for customers wishing to purchase gas at the Standard Oil Station who aze traveling westbound on Highway 110. The same route would be followed, but instead of driving through the shopping center parking lot, the customer would probably follow New Dodd Road, turn right on Old Dodd Road and proceed north to the station — an additional 4,0(}0 feet farther than the existing condition. Circuity of access would be similar for customers travelling eastbound on Highway 110 wishing to visit businesses north of the closed intersection. In either situation, these businesses might lose some convenience-oriented customers as a direct result , of the proposed design, making this location no longer attractive. In summary, the MnDOT Discussion Plan would benefit MnDOT by improving traffic conditions at the existing intersection of Dodd Road and Highway 110, but DAHLGREN, SHARDLOW, AND UBAN Inco�porated Dodd Road Realignment/Mendota Heights Page S would have little benefit to the Ciry. The Plan would provide a safe pedestrian/bicylce crossing but would create significant access and circulation problems in the process. In addition, valuable developable property would be lost due to the large radius curves necessary to accommodate the desired design speed. B. PEDESTRIAN ACCESS AND CIRCULATION The Ciry's 1979 Comprehensive Park and Open Space Plan identifies future regional trail corridors along the north side of Highway 110 and through the reserved right-of-way for Highway 149. However, the City's 1985 Park and Recreation Facility Needs Study no longer uses the same exact alignment as the 1979 Plan. The Bicycle/Pedestrian Trail Plan uses Valley Park, the natural drainageway, and the reserved Highway 149 conidor south to Mendota Heights Road as the major north-south community trail. The proposed alignment for New Dodd Road would include an overpass at Highway 110 that would create the opporlunity to incorporate a bicycle/pedestrian trail along the easterly right-of-way as shown by the dotted line on Figure 1. The City should ensure that additional right-0f-way for future trails is provided where necessary in order to implement the plan for bicycles and pedestrians, regazdless of the selected alternative. If the MnDOT Discussion Plan is implemented, the trail would probably follow the New Dodd Road alignment beginning on the south at Friendly Marsh Park and heading north over Highway 110 on the new bridge to Hilltop Road, then proceed westerly along the south right�f-way to Old Dodd Road, then southerly along the west right-of-way to Highway 110, then west along the north right-of-way to the Valley Park trail. This route would result in two at-grade crossings at New and Old Dodd Roads. One of these crossings could be signalized while the other would probably be controlled with stop signs. As an alternative, the trail could follow New Dodd Road to Hilitop Road, then proceed easterly along the south right-of-way to Freeway Road, then south along the west right-of-way to Highway 110, then west along the north right-of-way passing under the New Dodd Road overpass to the trail in Valley Park (See Figure 1). While this route would result in only one at-grade crossing at Old Dodd Road, it is • unlikely that this would be a controlled crossing. This alignment would require that the overpass be extended north to allow enough room for the trail to pass underneath. C. EXISTING AND FUTURE DEVELOPMENT The proposed Dodd Road realignment creates some limited opportunities for new development to occur in the reserved right-of-way for Highway 149, but a number of parcels would be created that are probably too small to develop. In order to create developable parcels, existing lots would have to be combined by replatting. Some of the existing businesses along South Plaza Drive would have improved access and visibility. However, businesses along Old Dodd Road would suffer due to their remoteness and the circuiry of access created by the proposed design. The biggest constraint to new development is related to the proposed overpass at Highway 110 and the desire to adhere to minimum design standards for MSA DAHLGREN, SHARDLOW, AND UBAN Incocporated Dodd Road RealignmentlMendota Heights Page 6 . roadways (40-mph design speeds). While a plan view of the proposed alignment (30-mph design speed) was provided, no vertical profiles were available prior to beginning this study. A Grading Study was done in order to truly understand the impact of the proposed alignment. Preliminary centerline profiles were drawn and the information was transferred to a base map with existing contours (see Figure 5). Proposed contours were drawn to illustrate the least amount of grading, or change to the existing topography, necessary to construct the proposed alignment. An attempt was made to minimize the impact as much as possible, but grade differences between the roadway profile and adjacent properties were sometimes extreme. Essentially, extensive engineered filling would be necessary in order to develop some of the properties. The overpass at Highway 110 would need to be approximately 22 feet above the highway in order to allow for the bridge structure and proper clearances. (This could be reduced slightly depending on the ultimate design of the bridge structure.) The Grading Study illustrated in Figure 5 assumes a maximum vertical gradient of 4.0 percent to minimize the amount of fill required for�adjacent properties. In some situations, the right-of-way width would need to be increased to accommodate side slopes for the roadway, especially near the bridge approaches. The.MnDOT Discussion Plan would require additional right-of-way outside of the Highway 149 corridor to accommodate the intersections at the New and Old Dodd Roads. Land acquisition for the proposerl alignment would be by condemnation or dedication. In certain cases, the Ciry may �be able to exchange properties or vacate existing right-of-way in order to maximize the amount of land available for private development. Accurate property identification and base mapping will be necessary prior to final design of the Dodd Road realignment. A Redevelopment Plan should be drawn that reflects the necessary changes. Public utilities may have to be relocated or public easements retained if existing right-0f-way outside of the Highway 149 corridor is vacated. It woutd also be necessary to retain pubic easements for utilities if the Ciry decides not to pursue the realignment of Dodd Road and allows the corridor to be vacated. Based on the preliminary grading study, the existing 12-inch watermain on Freeway Road would have to be lowered and the existing manhole on the 24-inch sanitary sewer interceptor line just north of South Plaza Drive would have to be raised. A new culvert would have to be installed under the proposed roadway to provide continuous flow in the existing drainageway between South Plaza Drive and Highway 110. Since this drainageway is identified as protected wefland on the Ciry's Wetland Systems Map, permits would be required and mitigation would be necessary. The 6 inch pipeline owned by Socony Vacuum Oil Company would have to be raised to meet the proposed grades where it crosses the new alignment just north of the overpass. Depending on the future land use in the Central Commercial Area, the pipeline may have to be relocated in certain areas to permit development. Visibility is especially important to the highway-oriented businesses in this area. The majoriry of traffic is on Highway 110. The overpass would significandy reduce visibiliry to the existing commercial areas from westbound Highway 110 traffic, especially the Mendota Shopping Center. As a result, decision times for convenience-oriented customers would be limited to the area between the overpass and the northbound Old Dodd Road exit. Since. the turn lane for this exit begins very DAHLGREN, SHARDLOW, AND UBAN Incocporated Dodd Road Realignment/Mendota Heights Page 7 especially the Mendota Shopping Center. As a result, decision times for convenience�riented customers would be limited to the area between the overpass and the northbound Old Dodd Road exit. Since the turn lane for this exit begins very close to the overpass, it is unlikely tlnat there would be enough time for these customers to recognize the businesses, make the decision to visit and make the tum travelling at 55 mph. Tfiere aze currently opportunities on Highway 110 to the west to turn azound and double back, but these median breaks could be closed in the future by MnDOT if the maneuver creates a hazardous situation. Visibility would improve somewhat for the Mendota Shopping Center and businesses along South Plaza Drive as seen from the new Dodd Road alignment. However, visibility for businesses oriented toward Old Dodd Road would be significantly reduced for traffic on the new alignment. The shopping center would be approximately 25 feet below the overpass at Highway 110, but would still be visible. Future development along the west side of the new alignment could partially obscure the shopping center, but not entirely because of the limited amount of developable land. III. ALTERNATIVE ALIGNMENTS AND LAND USE SCENARIOS Based on our analysis it seemed clear that the MnDOT Discussion Plan created more problems than it solved and was not beneficial to the City or area businesses and land owners. Therefore, alternate solutions were examined at the schematic level. A brief summary of each of three alternatives follows. A. ALTERNATNE NO. 1 As seen in Figure 6, this alternative illustrates the proposed Dodd Road alignment based on the desired minimum design speed of 40 mph for a minor arterial or collector with MSA designation. . This alignment is more appropriate than the MnDOT Discusssion Plan for several reasons. First, the road alignment is more sensitive to the existing topography. Less engineered grading would be necessary south of Highway 110 because the road is shifted east to take advantage of the higher existing elevation. Visibility would also be slightly improved. Second, the road alignment creates the opportunity for a larger area of retail uses within the Dodd Road "loop" providing more focus for the Central Commercial Area. It would still be necessary to combine existing lots and replat to create more developable parcels. While the connection at the south end encroaches on the existing parking, maneuverability at the intersection is improved and the "switchback" becomes less of a bottleneck. Vacating existing South Plaza Drive and extending the existing lots northly to the new alignment will create the opporiuniry for expanding the existing parking (which could be shared by all the businesses). At the north end, a one-way slip ramp is suggested to allow southbound Dodd Road traffic easier access to westbound Highway 110, reduce stacking distance at the Dodd Road/Freeway Road intersection and eliminate the additional left-turning movement from Freeway Road to Old Dodd Road. Third, the road alignment does not look like it is out of place. The curves aze more gentle and sweeping, allowing visitors the opportuniry to observe their DAHLGREN, SHARDLOW, AND UBAN Incorporated Dodd Road Realignment/Mendota Heights Page 8 surroundings, rather than focusing on their driving. It is especially important to businesses to have accessibiliry, both physical and visual. Finally, public open space is extended north beyond the existing park to take better advantage of the "bonowed landscape" in the Dodge Nature Preserve. At-grade crossings would still be necessary, but the bicycle/pedestrian trail would not extend as far north as the MnDOT Discussion Plan. Access to the trail remains the same. B. ALTERNATIVE NO. 2 This plan is an updated version of the 1985 Development Concept Plan (compare Figures 3 and 7). Instead of raising the existing grades on Highway 110 in order to allow for the extended South Plaza Drive to pass undemeath the highway, an overpass is suggested. Also, the existing Highway 110/Dodd Road is improved, based on the MnDOT design previous to the cunent MnDOT Discussion Plan, with some modifications. The overpass in this instance would still require the same clearances and structure, but the grades approaching the bridge could be steeper because the road would not have to meet MSA design standards — while not great, the change in gradient would be 5.0 or 6.0 percent instead of the desired 4.0 percent. Adjacent properties would still require a considerable amount of engineered grading and incur the same limitations as the MnDOT Discussion Plan. The Highway 110/Dodd Road intersection would be redesigned to include a double left-turn lane from both directions on Highway 110 in addition to the medians on Dodd Road. lfiis would be more expensive, but would help reduce stacking distances on Highway 110. The design would benefit the City more than MnDOT because congestion would remain on the highway due to signalization. C. ALTERNATIVE NO. 3 A final alternative is illustrated in Figure 8 and represents a modification of the original MnDOT proposal for Highway 149 with a diamond interchange at Highway 110. The modification is that Highway 149 does not continue south, through the Friendly Hills Neighborhood but curves west and hooks up with South Plaza Drive as in Altemative No. 1. This Plan was drawn using a design speed of 35 mph. Existing lots south of South Plaza Drive are extended north to the new alignment to create the opporlunity for additional parking. In order to improve access to the existing businesses on Dodd Road, a loop road could be added as well as a modified diamond interchange. This would have to be examined closely by MnDOT to see if there is currently enough right-of-way available to meet the required design standards. The land available for additional development would be reduced significanfly and existing lots would have to be combined to create developable parcels. Visibility of the existing businesses from westbound Highway 110 is almost totally lost due to the ramps west of the overpass. However, �the bicycle/pedestrian access offers the best solution of the alternatives studied. The City should seriously discuss this alternative before making a final decision. DAHLGREN, SHARDLOW, AND UBAN Incocporated Dodd Road Realignment/Mendota Heights Page 9 IV. CONCLUSION None of the alternatives discussed in this shidy result in the perfect solution for the Central Commercial Area. While they all meet some of the goals identified at the beginning of this study (as established in the 1985 Task Force Report), some elements of each are better than any single plan. The MnDOT Discussion Plan does have a number of problems, but they are problems that can be solved. It is important to review the positive aspects of this design and elaborate on them through continued discussion. Alternative No. 1 is almost as problematic as the MnDOT proposal, but it provides safer more relaxed curves and is more sensitive to the existing environment. The opportuniry to maximize development potential of the Central Commercial Area is apparent, but not easily achieved because it is dependent on the private sector to redefine existing ownership patterns that would complement the overall design. In essence, the City would have to assume leadership and prepare a Redevelopment Plan that would benefit the local residents and businesses in order to implement the plan. Alternative No. 2 is a modification of the 1985 Development Concept Plan. This plan involved a considerable amount of effort by the Task Force aimed at meeting all of the goals of the study, and merits further discussion. It satiftes more of the goals than the other alternatives and is still, in many ways, the most logical. Unfortunately, the plan that benefits the Ciry the most, also benefits MnDOT the least. As a result, the City may have to bear the cost of maintaining the bridge in exchange for MnDOT sharing in the cost of construction. The City would have to establish a bridge maintenance fund or some other method of raising the money to maintain the bridge in the future. Alternative No. 3 is a modification of the original MnDOT proposal designed to avoid any impact on the single family residential area to the south. This option results in the strongest access and circulation for the Mendota Plaza Shopping Center (except for the businesses along Old Dodd Road) and the safest access to Highway 110. It also provides the �most desired pedestrian/bicycle crossing. However, it may consume more land for the final design of the diamond interchange (MnDot should review) than the other alternatives and may not leave as much land for development. 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' t `—� f2'.'. �� `�=�-. :.�...t..., t,.Z. i1C�Ft iH r :� .. ; �==- -- � u� . :�r: :,1:;.= � ; ; ' '"':' : � . . % . , Figure 8 � u�:.i<.�.i:,."^::!�+w:?::�: �::..:i.{.. . . t.. 9 '�� 1 ta 1q Z i7, i��,, . r ��'�� L.� tAi�/ L• •� � .� . C�'�'�'�°�i I,�"r�ir�'Y,.��Cc ;' ��/ :it,�'?,Q -�'.�.� I1� u;yt,� . I�q !.. . ,( i1 j�'`'1�L�di�i " ! :. . . , cr J �� . .. �'/ -(�i Gi,'t.t�,� � �,`-�� ty �,�'-�1'' . �Z''.GG4�-t:tr� � � �� :.. ., �� • ��r.e.�C,�i lYY��_ �-- . � � ��.�i � c✓.t�l� .,�� .,��;c.c.�:�— t�� .. f lto �.: � ��.� � � ` , i' �1�, 1,�� ` - . ; � . � ,i �u�� .� � .�UU��-�"' �1��' j `�� .+ � ,�.�:,:;:...: .:a �,} %�� i�`f,t.�'n(�i t�.dJ �:t'.t�a+�'�/t� -�ri,�v ..,C,t.-�..� . � . .., . � �� . � . . . . , . ,��-u"� � ��...� � x�� ::,.. ..� . � ::< � Q,e� _ Y"}� i"t �qZ,,. August 13, 1992 City Council of Mendota Heights City Hall 11Q1 Victoria C�,itve Mendota Heights, MN 55118 Randy and Debbie Swensan 775 Creek Avenue Mendota Heights, MN 55120 To the Council Members. In regard to the issue of the praposed re-rauting of Dodd Road between Creek Avenue and Highway 1�.0 in Mendata Heights, we are adamantiy opposed far the following reasons: 1. The proposed route �creates a safety hazard for the numera�s cluldren in both af the Friendly Hills sub-divisions, by creating a barrier between these sub-divisions and Mendata Plaza shopping center. Many children c�rrently ride their bikes and walk io the shopping center to buy candy, baseball cards, etc. at Snyder's Dnxg Stare and foad at McDonald's. The proposed xoute for podd Road wo�td provide a dangerous opportunity for disaster. 2. There is already an unaddressed problem on Dadd Raad as there is no crosswaik, waming lights, signs or raised pedestrian walkways between Friendly Hills and the new Mendakota Park. Our alternative to requests to go to the park by our children has usually been to go to Mendota Plaza instead, as it's much safer. If allowed to be re-rauted, Dodd Raad will box in the chi�dren of Friendly Hills, and leave parents with no safe options. 3. All of the homeowners located on Creek Avenue have at Ieast 1 of their bedrooms facing the rear of theix lots (which means they all face Sauth Plaza. Drive.� If the Dodd Road traf�ic is routed thraugh this area, the noise levels will increase dramatzcally, We are aiready pummeled by Northwest's jets on the south, we cannot tolerate automobile and truck traf�ic an the north. 4. Right tums from narthbaund Dodd Road onto South Flaza Drive wiIi be very hazardous due to the existence of a parking lot serving several businesses at tlus intersection. Consider too that one of these businesses is a child care facility, which should add yet another Ievel of concem to this project. 5. There will be greater congestion going from 4 lanes on Dodd Road to 2lanes on South Plaza Drive, plus South Piaza. Drive pravides on-street parking as an overflow £or the parking lot mentioned in #4 above. If on-street garking is no longer aIlawed, it will push commercial parking into the residential neighbarhood on Creek Avenue. Additional traf�c increases the chances for a child to be injured, and will also hamper snow removal and maintenance. � 6. Noise and safety will be an issue if the Mendota Heights Fire Degartment will be using the proposed route for their responses. Consider the amount of traffic in this area during business hours and the ensuing traf�c cangestion during a fire nzn. 7. F�tending South Plaza Drive wouid have an immediate negative impact on the environment and wildlife in the prairie area to the east. There are already constraints an the habitat of this area and the creek that runs through it. Last month, we had to summon the Mendota Heights police department to assist us in the remaval af a waodchuck from our garage. We aiso have had ducks, pheasants and a wide variety af wild birds in our yard. To destroy more of their habitat and plaw salt-laden snaw inta the creek during the winter v�rill serve to put mare pressure on this wildiife. The recent cutting of trees aiong the creek near Dadd Road coupled with the trapping and removal of beavers several years ago underscores the continued pressure being exerted on this area. There is no need for more. 8. The argument has been made that I�'IND{�T would like to remove a traffic Iight from Highway 110. If this is true, why was a light allowed ta be installed at Highway 110 and 1Vlendota Road, where it is on an uphill, blind curve when eastbound on 110? This would be an ideal light to remove, as it hasn't been there as long as the light at Highways ].49 and 110. � 9. The argument far reducing accidents at the 11.0-149 intersection must be scrutinized closely. Since the completian of the I-35E and I-494 links, the accident rate at that intersectian has plummeted. VV:hile reducing accidents further is a noble cause, we believe there is little further benefit to be derived from re-routing Dodd Raad, g%ven the casts and impact involved. � 10. The increased traffie volume of th� propc�sed route, virtually through our backyard, wi11 greatly�lessen the properiy values of the existing homes an the north side of Creek Avenue. 11. While there is a large volume o£ tra.f�ic from the combined emplayers of Cray Research and Narthwest Airlines that utilize Dodd Road, literally alI of this traffic enters and exits Dodd Road at the I-494 cutoff. We request that a traff'xc study be dane at the 149-110 intersection to determine �actly who would benefit from this proposed change. In summation, we strongly urge the City Council of Mendota Heights to vote against this disruption to our lives and the lives of the children of Friendly Hills. We ask that we be kept apprised of future cauncil meetings and hearings regarding this issue and would we]come the opportunity to further address the proposed change. Sinc rely, .� � �� Randy en on ,�:��. ��t�,�.6ti�� Debbae Swenson r 0 n Mike Engel and Jenny Tschida 2112 Aztec Lane Mendota Heights, N�T 55120 612-454-8044 July 24, 1992 Jim Danielson , 1101 Victoria Curve Mendota Heights, MN 55120 Dear bir. DanieZsoz: It's to my knowledge that safety is a big concern with this intersection. Ped-xings should be eliminated along with bicycle traf f ic . I would not have any problem with a combination ped/bike bridge in the proposed location at all. A left turn arrow in all directions would most likely solve all other traffic problems. I see no need to reroute traffic around the mall and away from the businesses in the area. The businesses, I think, are the " reason for the traffic. The people using Dodd any further than the community, use 35E or 494. Thanks. Sincerely, Mike Engel Jenny Tschida le �`��or�v a� y� � � �OF TFtA�"'� I�innesoia Department of Transpor#ation � Metropolttan Distcict Transportation Buiiding St. Paul, Minnesota 55155 Oakdale Office, 348a Hadley Avenue North, Oakdale, Minnesata 55128 Golden Valley Office, 2455 North Liiac Drive, Golden Valley, Minnesota 55422 September 18, 1992 Bettie Wi1d 1819 Valley Curve iVlendata Heights I�IN De�ar Bettie Wi1d: Reply to � Oakdale Office Telephone Na. 779-1244 SUBJE;CT: State Fair comment card Inters�ction Trunk Highways 110 and 149 Metro Division staff has been worldng with the city of Mendota Heights toward a solution to tfie problems at this intersection, The city is in the process of evaluating several design alternatives and ways to praceed. This has been a complex process, with many issues to consider such as: • envitronmental impacts and preventian • Iand awrtership and right of way issues • traffic valumes • pedestrian and bicycie needs • safety for all maies of travel • drainage and hydraulic design • economic impacts to individuals and the community • funding of construction alternatives I anticipate a decision by the ciry withxai the next year. If you wish more detailed infarmation, I encaurage you to ca.11 me at "779-1204, or Jim Danielson, Mendata Heights Director of Public Works. Respectfully, . �'%'� -----._. Robert S. Brown, P.E. Metro Division Planning Engineer An Equai Opportunity Employer CITY OF A�.NllOTA HEIGHTS �a�a Septe ber 23, 1992 TO: Mayor, City Council, Planning Commission and City A o FROM: James E. Danie Public Works D' � SUB3ECT: Comprehensive Plan Review Tousignant, Visitation Properties BACKGR4Ii�dD IN'C4R14IAT.ION: The praperiy located south of Mendota Heights Road between I 35E and Dodd Raad is basically controlled by two ownexs, the Tousignants own a],aige parcel south of St. Thomas . Academy and the V�sitation Canvent owns the large parcel south of their School and Convent. Other than these two large parcels, a small piece, that is Zaned B-lA, exists on the west and , khree single family hames exist alang Condon Court on the east end {see attached map far current zoning and comprehensive plan designation). Tbis area was included within the Sautheast Area study� in 1985 and was redesignated on the City's Comprehensive Plan fmm law density residential (R 1) ta Iimited business pianned unit development (LB-PUD) at that tixne. The factors considered in redesigmating the land included: 1. Landowner's desires 2. Air no%se {iocated in Noise Zone 3} 3. Highway impacts and lacation 4. Isolation from existing residential neighborhaads During the Southeast Are�a Comprehensive P1an Amendment discussians I remember very 1itt1e, if any, opposition to this new designation. ..,�,��t:; ,. Y.� ..,� •T. � . . �� m � � . r �. . � h:Sl� 3: .. �� _,.l � � '°z 7s �1' � ��•� �� . � c �� +�'� ES��. � .r �v.. � 1��1 � } z�+"'.r�s � :±,. •ir' � ��,.j� � :> ; �',�,'':y , � . .}� t ��r� � ��r�i - . � � � � ,� . �. _ , . i � , ,w '.. " � '. • � , ,, .� � ;t 3� %i��i�, — +....� _:a:,. : 1 "� . �yf.' , ` . . . 6�: : � • ,,,�,� , , . , , --au.�r�. r �. , � � • .s�r- - --�-._.`._,��_-"-�-�.�;,�_ e , . .�1._.�. ��^'�!I /./. .�''., , . � - .,.� � •' - �� r'.�'�'�" q,. '�"""-'� t�c.��'� C.�-. .L .� �.��' �.., _...� .. �� ±� ....� -�� .,..... .�-+�- �� ,.„ r . 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Th� bridge will be closed for approximately two years with a projected opening date ot November of 1994. For some time it has been anticipated that the completi.on at the new bridge and highwa.y improvemen�s will increase development pressure on the Highwa�r 55 and Highway 11.0 Corridor. It was this anticipation of developmen�.pressure that prompted the City to commission the Highway 55 Corridor Study i.n 1988 tha� was completed by Dahlgren, Shardlow an.d IIban. This atudy explored +3evelopment optians in the Fiighway 55 Corridor and proposed two development alternativee. You will find attached the fallowing select copies o� the Highway 55 Carridor s�tudy: � � l. 2. 3. 4. �`igure 5- Zoaiag desigaatioa { please .note . that the Batesville praper�y is now included in the "I" zoning district) Figure 6- Existiag Land Use..(Recent additions to the Mendota Heighta Business Park are not shown) Figure 22 - A7.teraative 1 Laad IIse Plaa � Figure 23 - Alteraative 2 Laad IIse Plaa At the time of comple�ion of the Highway 55 Corridor Study, the City Coun�il acknowledged the report, but did not adopt the report or implement either of the alternative land use scenarios. Alternative l has an emphasis on residential land uses, and Alterna�ive 2 has an emphasis on cammerc3aZ and of�ice usea. Acz=ox �Q��Rsn Discuss developmen.t options for the xighway 55 and iiighway 1.10 Gorridor. Note: Gopies o� the Hi.ghway 55 Corridor study have been distributed to City Coun.cil and Planning Commis�ion iu the recent past and have not been provided again due to coet. Cantac� me if you need a copy. � .•.. ;, �� ei y � �� ;�, 1 �• ` y : • , �, y �E '�"siV�' 4 ��, V 1 Y /J ` r. �.}�y� �� ' ! 5..� J:jj+� � �'�� 1y ; .�, ........ a ii ¢ _ ' iS �i� "7a ' ii( �ryt , � f�,.., ; Y `-, I �:� ,: �:= � �` '�,� ;le..�r�".��-_ � ��:::{ii -�� -�- .:�.�. � J �a�S,� � �*~.� � � �..z. � .. .. - ,r:�� __ . � ___ . r 1);V IlC�lilii`' til L1R1)1O1�' il�\I7�! tFi:l\' � x,., :;i 'c: ::�;: <.�5 ; � � � � � � � . � �y � � � C� � � C/\IJ I IIV�.7 LHIVU USC HIGHWAY 55 CORRIDOR STUDY CfTY OF MENOOTA HEIGHTS O 200' 4�' LR s' LB 1 P PUB. lNST. LOW DENSITY RESIDENTIAL BUSINESS LIMITED BUSINESS JNDUSTRIAL .PARK PUBLIC 1 STITUTIONAL FIGURE 6 � � � � � � L.J I � . •i � .�, � ALl EHNA7IVE y HIGHWAY 55 CORRIDOR STUDY CfTY OF MENDOTA HEIGHTS 0 200• 1— oo� suu� __,.. FIGURE 22 � � � ALTERNATIVE 2 HIGHWAY 55 CORRIDOR STUDY CITY OF MENDOTA HEIGHTS ' o• oo• I�F oo� euu• FIGURE 23 � To: From: CITY OF MFs'NDOTA BEIGSTS r�o Septemb r 23, 1992 City Council and Planning Commissi Kevin Batchelder, Administrativ �� tant Subject: "Housekeeping" Variances nzscIIss�orr Over the past year, the Gity Council and �.he Planning Commissian have discussed "housekeeping" va.riances, the propar procedures for applicants and �he necessity of processing a variance in cases where owners of legal, non-conformi.ng structures desire to obtain a building permit. {Please see attached February 18, 1992 Planning Commis�ion memo, the December 3, 1991 City Cauncil minutes and the April 28, 1992 Planning Commission mi.nutes and Landkamer Planners Report for background information of past� discussions.} At the April 28, 1992 Planning Cozmn�.ssion. meeting, the Commission asked s�aff to provide a contrast study of housekeeping variances to compare existing procedures with the procedure proposed in. the February 18, 1992 memo. The current process involves a Pre-Application meeting with the Planner followa.ng the Code En�orcemen.t O�fice's ilagging the building permi� request when a legal, non-conforming feature is found on a site plan. The applicant then proceeds to the Planning Commission. agenda which is a minimum wait af 14 �0 21 days, followed. by a recommendation to City Cauncil which may be a week or two weeks later. Assuming approval of the varian.ce, the building permit can be issued the day after a City Cauncil meeting. This process can be 6 to 8 weeks. Cost� incurred by the applicant are $50 for the variance, costs to prepare plans or surve�s and any cos�s due to lost time and seaaonal changes. If "housekeeping" variances are not processed, the building permit process is followed. If legal, non-con£ormi.ng structures or uses are required to at�end a Pre-Applica�ion meeting for a determination, the process (assuming a favorable decision) would be a week or �wo and the costs o� the planning application would be saved by the property awner. The following a.ssues should be part o� the di�cussion of this issue b� the City Councii and the Planning Cammis�i.on: 1. Is it in the City's bes� in�erest to bring non-conforming structures into legal coniormance in order to issue a building permit? m � 2. Whether a non-conforming structure should be expanded at all if the intent is to gradually eliminate or alter them to bring them into conformance? 3. The burden on the applicant in time and money. 4. The relationship between proposed plans and the structural features that bring a property into non-conformance. 5. The appropriateness of continuing a legal, non-conforming status on a property while still allowing the building permit to be issued for property improvements. 6. The need to review through the planning application process, on a case by case basis, due to the unique features and circumstances in each case involving a legal, non-conforming structure. 7. The extent of "housekeeping" variances. Originally, staff had felt that the new side yard setbacks adopted in the R-1 zone in. the 1991 Zoning Ordinance would create numerous requests for "housekeeping" variances. This has not occurred yet. ' ACTION REQIIIRED Discusa the procedures for "housekeeping" variances and direct staff on the appropriate manner in handling these cases. g ' ,, lY � T0: - . FROM: - . SUBJECT: • � is j � � t� • Planning Commission February 18, 1992 , Kevin Batchelder, Administrat�ive nacscuss=arr . , Assis n Processing�of "Housekeeping" Variances At �heir December 3, 1991 meeting, the CiGy Council received the recommendatian from the Planning Commiasion suggesting that the City continue to process all i�ausekeeping variauces. At,that City Council meeting, tliere•was a consensus of the Council that the City not process housekeeping variances {see�attaehed-minutes}. � . The Council felt that uiany hotzsekeeping variances were not -related to proposed cons�ruc�ion and that it was overly burdensome for residents who had to get a building permit. The Council feels variances should be based on a hard�hip, not on a need.to process a building perm�i.�. The Council also felt that 'in most of the instanees,� 'where housekeeping variances da not relate to �the. improvement, it would not be i.n the City.'s best i.nterest to grant a variance. � . . _ - .. . � . . Council directed the matter back to the Planning Ca�mlissian..to establish guidelines �or determini.ng when or when nat to process a housekeeping variance. - � - ' . Staff suggests �he.following criteria: Upon review of a building ' permi.t � by the � Code 8nforcement Officers,' � if it is determined that a stru.eture or use 'is • nonconforming, na building permit will be iseued until .such �ime as the applican.t mee�s with the City Planner during office hours. The .City Planner and ataff shall then review the prapased plaus and determi.ne if there is an extension of inteneificatian of the non- conformi.ng uae. If �there is � no extenaion ar inten�ification impac�,, planning staff will aut�orize the Code Enforcement Officers ta issue t�he building permit. If it is determined that there is an extension or in�ensification, planning staff will follow �he established procedures for grocessing a variance.� � ACTION RE4IIIR'�D 8stablish the conditions under which the City will not�require housekeeping va.riances. � " � ►. eJ ' , Page No. 3177 December 3, 1991 � could revisit whether it could be built in its original location. . _� 'Councilmember Blesener asked why the issue cannot be dealt,with as part of the building .� permit process rather than as a non-conforming -- setback (variance). CouncilmemberzCummins arrived at 9:35 P.M. Administrative Assistant Batchelder stated the staff had recommended that housekeeping . variances only _be �required if the request is . • for an� extension �or intensification of the _ � feature that is•non-conforming. • Mayor Mertensotto;suggested that staff return ''�'to the.Planning Commission to inform them that 'Y Council does not disagree.with:their .�, recommenda�ion to require variances for all . non-�onforming setbacks,.inform the Commission • '- of Council's concerns. and draft language � : �•, � addressing those concerns. , ' c Councilmember Smith.stated that Council should . also look at whether or not it•wants to grant .. 'the variances to run with the structure•or the land if the structure is demolished. She�felt that approving a variance would take away Council options•in�the future. _ . . - �' �' � �' ` City Attorney Hart .stated that in a legal non- � � x _ ,. ' . . t . ,-<< .' ' - � ;. , - ;�.r.. ._ . y - conform�.ng use if�the s�ructure is destroyed -'=•or subst�antially destroyed and a variance has _` been granted, the variance will run with the •'land. If the project is.destroyed, Council rhas said (by granting the.variance) that given the characteristics of the•land:the variance is granted.. He stated that there is no�•need for a variance if a setback•is grandfathered ' ` in. He'informed Council that �'grandfathered" �` setbacks do not require a variance. '- `Councilmember Blesener"stated that the City policy should be that the City will not grant variances for non-conforming uses but will deal with them on a building permit basis,• �••pointing out that issuance of a building permit is a completely separate issue from variances. • Mr. Batchelder stated that the process of _= housekeeping variances is based on the policy - contained in the meauo, which does not say Page No. 31�8 December 3, 1991 variances are reqtzi.red for building perutits i.f the house has a nan-conforming feature but does state that a varianae wauld be required if there is an intensification of the use. He stated that over time it has evolved that everyone wha has a non-conforming use had to get a variance but that the current City • Planner interprets the ordinance differently fram the farmer planner. Mayor Mer�ensot�o stated that staff should � discuss the matter with the Planning Commission and develop objective criteria on which to base a decision on when a building permit can be issued and when one cannot be issued. With respect to Councilmember Blesener�s suggestian that fees be waived, Administrator Lawell ianforined Council that Mr. Joseph Schuster has asked that his fee be refunded.• Mayor Mertensotto fel:t t.hat there shauld be a fee for ail variances. . • Councilmember Schuster case no�hing to do applicants ha B].esener responded that in the the non-conforming setbaak had with the building permit the d requested. Counailmeniber Smith was conaerned that if the Schuster.request was approved there may be many more requests for refunds. Administra�or Lawell infarmed Council that it was the Schuster aase that�prompted revisiting the issue. The 5chusters feel it�was unfair to require the variance and�tha��heir fee ` should be refunded. ' Mayor Mertensotto stated that the Administrator should infarm the Schus�ers that there will be a change in the policy after the Planning Commissian recommendation is received and the fee will be refunded. PARK DEDICATION FEES Council acknowledged a memo from the . Administrative Assistant regarding inereased . park dedication fees. It was �he consensus tha� the recommended $Z,Lt00 per lot fee�is toa high and that $750 would be more apprapriate. � � April 28, 1992 • Page 15 argument for continuing London Road through. She questioned, with the expense invalved, does �he City need the thoraughfare? Planner Malloy responded that in 197h Midwest Planning prepared a repor� with �he concept of providing enough �hrough streets to spread the load a� traffic �oth in and aut of the development. He stated that this concep� has been altered by the introduction o� cul-de-sacs in the area. He stated that the idea af extending London Road was �o ease some of the traffic both in and ou� o� the development �or residents an�Sylvandale, Wachtler, and other roads that are currently bearing the traffic burden. Mr. McGinley briefly explained the street vacations tha�. would occur due �o the platting of the Arndt property. � Conmv.ssioner Friel moved to tab3.e the hearing until May 26, 1992 at 8:15 P.M. because of the indication from Mr, '�� McGinley and Ms. Arndt have given in possibly reviewing other op�ion�. AYES; 6 NAYS: 0 Gommissioner Duggan seconded the mo�ion with a friendly amen.dment directing s�aff to determine a fair representation of parks in the�narth end of the City and to determi.ne a per capita park evaluation, Comma.�sioner Frie1 added a friendly amendment directing staff ta look at the wetla�ds issue relating ta the Arnd� property, Commissioner Til.sen stated that there may be a possibili�y for trail connection to be incorpora�ed into the plat. Chair Dwyer called a recess at ll:3p o�clock P.M. Chair Dwyer reconvened the meeting at 11:35 o'clock P.M. 80IIa�LREEPING VARIANCLS Admi.nistrative Assis�ant Batchelder briefly explained that the City Council received �he recommendation �'rom the Planning Commission suggesting that the City continue to praces� all housekeepi.ng variance�. He explained the �'} Couucil was of the opinian that the City not process �••�-° housekeeping variances. He e�cplained the City Gouncil �r cs April 28, 1992 � Page 16 felt that many housekeeping variances are not related to proposed construction and that it may be overly burdensome for residents who had to get a building permit. He explained the Council directed the matter of housekeeping variances back to the Planning Commissio� to establish guidelines for determining when or when not to process a housekeeping variance. Batchelder explained City staff suggests the following: "Upon review of a building permit by the Code Enforcement Officers, if it is determined that a structure or use is nonconforming, no building permit will be issued until such time as the applicant meets with the City Planner during office hours. The City Planner and staff shall then review the proposed plans and determine if there is an extension or intensification of the nonconforming use. If there is no extension or intensification i.mpact, planning staff will authorize the Code Enforcement Officers to issue the building permit. If it is determined that there is an extension or intensification, planning staff will follow the established procedures for processing a variance". Administrative Assistant Batchelder gave examples of housekeepi.ng variances that the Planning Commission recently reviewed such as the Carroll variance and Schuster variance. A Chair Dwyer questioned what would happen if a neighbor disagrees with stafi's interpretation. Commissioner Friel stated that the Ordinance does not define housekeeping variances. Administrative Assistant Batchelder stated staff's interpretation is from a specitic section within the Ordinance. Chair Dwyer suggested that the policy should be added to the Ordinance. Batchelder responded that the policy is contained in staff's Planning Procedures Pol.icy. Commissioner Friel stated the Ordinance should be amended or clarified. He stated that he does not have a problem having housekeeping variances handled administratively. He stated his concern is with the policy being so general that it includes non-residential properties (Commerical, Industrial and multi-family). Chair Dwyer suggested that this policy could be limited to just residential and include it within the Zoning Ordinance. � �: April 28, 1992 Page 17 Gommi.ssianer Tilsen sta�ed he would still like to see neighbors know what �ype of construction is going on next to them so they are able to e�ress thei.r apinions formally. He stated the City would �till have some control. He stated that the neighl3ors could sign off on the request and if �hey do not sign oif, the Planning Commission would then review the request. He stated tha� this suggestion could be added �o the policy. Commzssianer Friel s�.ated he would �.ike to see a change in the Ordinance which defines housekeeping'variances. Ccammissioner Dwyer direc�ed staff to return to the May Planning Commission meeting with a contrast study o� existing procedures and proposed procedures relating to housekeeping variances. JOSNT WORRS80P WITS , THg CITY CCiUNCIL Adm:inistrative Assistant Batchelder e�alained that the Ca.ty Council conducted a Target Goal ses�ion in April and that the City Council would like ta invite the Parks and Recreation Gomm�i.asion and Planning Commiesian to a workshop to discuss the Target Goals, Commissianer Friel etated the Comm�.ssions and Council shoul.d laok into �ta.king changes within the Zoning Ordinanee, Wetlands Ordinance and Subdivision Ordinance. He further stated. he attended the League of Ma.nnesota Citie� "Beyond �he Basics" Sema.nar regarding current issues on zoning, conditional uses, variances, etc. He s�ated the session was very help�ul and recommended �hat Cominissioners either appoin�ed ar reappointed to the Pl.anning Commission could find attending these �eminars helpiul. Commi.�sioner Tilaen stated he would li.ke the Connmi.ssion to be a part of preliminary development inquiries. xe further cammented that the Lafayette and Mendota Bridges will be closed eventually. He stated that due to the closing of these bridge�, 2-35E wi1.I become terribly conge�ted. He stated tha� the City should send a message on impraving the I-35E route into St. Paul. Chair Dwyer stated that the Commission is very intere�ted in meeting with the Council but tha� they would like a better idea as to what type o� in�arma.tion the Coun.cil is laoking far from the Commission to discuss. � [Qa �.and[�amar Var"�ancc 22 October �99X x'age 2 D�SCUSSIOI�I Before we get into discussing the spe�ific variance criteria, there are same issues we woulc! Iike to c1a�.ify relat�ed ta the praperty`S �8g2� II8a-UOIi�OZIritIIg �t3xil,S. FiLst, as stated earlier, the havse an this property has Lwa non-confornung setbacks. Ouiy one of these, the side yard setback, is affected by t�e proposed gac�ge reconstrccdion. The house aLsa e�tends 8 feet int;a ti�e reqetired front yacd. The City has; in. the past, Pursued the policy of g,ran4mg variances for oi�ex substandard setbacks, on Iegai nan-confomvng Iots, at t�e same time thep�aze reviewing a variance request for an nnrelateci condition. lhese aze sometnmes called "houseke�piag variances". Geuerally, they serve the purpose of saactioning ar justi� a candition t�at a variance wauld have be�u granted for had the Zoning 4rdinance beeu in place when ti�e Iat was developed. Another way of th'wkiug of t1�is is that by granting this Lype of vari,ance, the City is saying that they wauld like to see this condition can�inue. This point is espe�ially imZwrtanC in tb.e case where a uon-oonforming stracture is severely damaged. Section 4.3(4) of t�e Meudata Heights Zoning 4rdivance basically �says tbat iP' a uon-oonforming struc�e is damaged either by fire, flood, �xplosion ar ather eveut (nat the adions af t�e owner) and t�e damage to the strudure eaccee�s SO perceut or more of its vatue, theu ti�e stxucture may only be reaanstructed in accordance with tl�e: . pmvisions of the Qrdin.ance. Therefore, if the City believes the c�mreat locatian is apprapriate and ' wouid want to allaw &e strudure to be reconstruc�eci to a similar oondition as it was before ii�e fice, thea �e necessary housekceping variances s�ould be grant�ed. �n�the c�se of the subject praperty, t�tere is no reason whp the house oanld not have beeu buiit to ti�e required s�bac�C. However, the adjacent homes on both sides of the sabject pmgerEp are built to the same s�;�acic and, ther�ore, the C�Ly would pmbahly wamt ta allaw the sttucxure to be rebuilt in rts c�r,reut Iocation in orrier to pm�seive the nniEorm ae�etic cbac�c�er of �us area. Thns, an 8 foot vari� to ffie fmat yard s�tback wonld be appropriate for this PI'oP�= Auc►thex issue m,lated �to ti�.e fact t�,at ti�e pmperty is non-canforming iias to do witb. one af the criter'r.on for grauting a variance, wbich reqaires that vaziances not be cantrazy to t�e intent o€ t3�e Zoning Ordinanoe. Generally, #he inteut witi� respa� ttf nan-confarauag struc�res is to graduaity eliminat;e ti�em or aiter theui to bang them i�nto canfozmance with the Urdinance. This idea is supparted by several sta%ments in Seation 4.3 of ti�e Zoning Ordinance sach as Ser�ion 4.3(4) desGn'bed above T� �� Y aPPiies when an owner proposes to demolish a non-c:onforming stncciure for redevelogmeut. However, Section 4.3(101 of #he Zoning Ordinanoe allaws far alt�ations ta a Iegai nou-catnfozmin,g sbudura whea those atteratians improve the Iivab�r of the stradure, provided these atfi�ons do not incxease ti�e numbex of dwelling uaits or the butic of the bu�ding. Ctearly, the addiiional st�r�ge and warY s,pac� pmvided by xhe �e ea�pansian canstttutes an inapmvemem io the overalt tiv�6�ity af tixe home an tiie sabJ� PmP�Y as weii as its appearance. The +qaestion for the the Planniug Couunission is wh�ther tize praposed retwnstcuc#ion of ti�e garage exr.ee�is the u►teat af #ite tezm "ait.eratr.ons" as used in fi�is section of the Ordinance. In additiou, the bulk of the �roposed ,g�rage is slighfly increased. over the existing saiic�ure and would, t,�erefore, be c�onsidered aa inteasifrt�tion of a non-conforming nse. In this case, the inc�rease in bulk is so small that we believe it is of iittle oansequence. 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LUOYER `/ENT �,N�i, F�'�`.�_�aou ctits ..e` �� i�� i��ll�l �/�'��1,�: �i � � � � CITY OF: � MENDOTA HEIGHTS, MN ,� �:: , � � � � 3/37=1'-0' � ( �III III� � � � V /`"�! � � � � t STORE FRONT � t1TES NOTE � � REFER i0 FRONT ELEVATION FOR £RT. BUILDING MATERIAl.S �. ROOF VEN15 � � � � r� � � � � CLA55 `A' '6 r '.�,`, S _ r �I Lh,:�'{ I� �a IIIIi �� i� _�. �I � I I I � I I��' I I i .. ... f t. . v E�I�. I � � . � ..� .,. . ' . ' STORE FRONT —� uTfs IR I G 6—� � 3/ar =, �-o- ::=1A_ FWw. __ ,�iv�"R JFNT \ `—ALUM. WDWS. — NVAC UNITS S6' DIA. ALUM. � LUOVER VENT , � ALUM. DpOR ��E`�s�.�8�� ib,m '..I.A,> �. �BRGLS SHNII>. 5" TYPE "K" SMlE55. GUTTER SVSTEN W/ DOWNSPOUTS SUREWALL /STUCCO EXT. fIN. 240N CUSS "A' FBR6LS. SHHGLS. SUREWALL /STUCCO EXT. i'IN. 5" TYPE `K" SMLESS. GUttER SYSiEM W/ DOWNSPOUTS SUREWALL /STUCCO E%T. fIH. —'___� B l.J i L D I�! +G E L E�/ A T 9 C� �! S Y VAL5I.EN i� NDX580j2 S"`�' °` � � � PNONE: �701) 845-2718 DATE: JUNE 1992 REv�s�oNs: DAN S�ITH — ARCHITECT SCALE: 3/32 =��-Q�� I ha��by cerfify thot 1Ms plan, specilicatlon, /\ � cr r�por! was pr�poretl by me or untl�r my / \ dlreat sup ervlslon, ond Thot I om a auly / a DRAWN BY: gR�qN R�qlat�r�d Architect undrr fhe lowa ot ihs I I Stots of MIHNCSQ7A PROJECT: HERITAGE INN 1 1� hJNIT _..._ __---- __ __ � r PROJECT NO.: 92-22 0"° R"� "° MN izess MENDC�TA �—iI,�HTS, MN. RUNOFF CURVE NUMPER COlIPUTAT2oN Veraion 2.00 Projact : MENDOTA HEIGFtTS U�er: sd Date: 09-25-92 County : State: t�IId Ghecked: Date: Subtitle: THARALDSON-HERITAGE INN (92-22) Subarea : A ------------------------------------------------------------------------------- Hydralogic Soil Group COVER DESCRIPTION A 8 C D Acres (CN) ------------------------------------------------------------------------------- FULLY DEVELOPED URBAN AREAS (Veq Estab.) open space SLawns,parks etc.) Good condition; grass cover > 75t - -.116(74) - Impervious Areas Paved parking lots, rooPs, driveways - -.116(98) - Total Area (by Hydroloqic Soil Group) .232 ___Sa== ---------------------'------------------------------------ -----------^------ SUSAREA: A_____ TOTAL DRAINAGE AREA: .232 Acras WEIGHTED CURVE NUMBER: 86 �', RUNOFF CURVE NUMB�R COMPUTATION Version 2.00 Project : MENDOTA HEIG�iTS User: sd Date: 09-25-92 Caunty : State: MN Checked• Date: Subtitle: 'THARALDSON-HERITAGE INN (92-22j Subarea : B ------------------------------------------------------------ , ------------------- Hydrologic Soil Group COVER DESCRIPTIODT A B C D Acres (CN) --------------------------------------- FULLY DEVEIAPED CTRBAN AREAS (Veg Estab�.) Open space fLawns,parks etc.) Good condition; qrass covar > 75E - -•7-29��) - Imparvious Area� Paved parking lots, roofs, driveways - -.508(98) - - Total Area (by Hydroloqic Soil Group) .637 Q�= ----------------�-------------�------------------------------------------------ SUBIIREA: H_____ TOTAL DRAINAGE AREA: .637 Acres ___ WEIGHTED CURVE Ni1M8ER: 93 �, ---------- ---------------------------- ------------------ I� RUNOFF CURVS NUl�ffiER COMPUTATION Vezsitlh 2.00 Project : MEi�OTA HEIGHTS User: sd Date:109-25-92 County : State: MN Checked: Date: � Subtitle: THARALDSON-SERITAGE INN (92-22) Subarea : C � ---------------�------- -- --------- - - ------ ------ -----_. -- ------ � �;��,c. Soil Group s� ��t �or� ;a c if __Ac.res (CN) -�_________________�-�ti___�-..______--_-__--...__-^-_____ -----+�---------- �3LLY DBVEIAPED UR3lAlt AR�A$ (Veg Eatab. ) Impervious Areas Paved parking lots, roofs, driveways - -•4z�(98) - Total Area (by Hydrolagic Soil Group) •42T t` �s� --------------------------------------------------------------------------- ---- SUBARE�: C TOTAL DRAINI4GE AREA: .427 Acres WEIGHTED CUikVL NttMBER: 98 -------------------------------------- -- ------ -------------------••_�----- �u�� u� � - F�� ir �:!:Li �1��_N .3A�IN �i� ui n �� ' , EXISTING CATCN BASfN -� FER. �7ATE & �Ot.P,L CCDES-- SP��o � � �-- -t- ,,,�~-GR(�.WT aS F.E�JUIi� ik�� 5 '�- --- G ip � , , . i � , s-o' 3" �RECASI` REINFORCED CONCRETE ��'��9�,�"i,�. CONCRETE iI vcmrr < ;I OR ,t��uhi�e�;, i yyppr��ti T SH C�GRETE raASONRv UNITS reV� [�' '�y�r � , �� u.l �� ` ANL� OIL MMER� ' � , � 9E � °�� ' ` � I�I�b �' ' .�= •t? �.°r k�v�' ��`�j �p �ti �� . ._., . _.a ° - TORn� caTcx :. r� aea3T" .._. a�n.a :c... G e+z.e �, , '� y y ,�� RIM. 873.5 i��.aa c� �- 4 ,ti ixv. 8�4.00 �n� �, ' � _ _ � °"� �`'0 _ _ �;�' SEE DETAIL BELOW a '• STORM MANHOLE �, �G ,c,�' �, �' r��' RIM. 872.6 �'� ��' ti��' �'��, 4�'' F�' INV. 864.35 ��'.r�� b �.�. � . �6 .�. � �� _.. _ __._.. . �k� i i. � �G . ,, �v i i � , �..a 4i � �. . .. . "�' 2 2 RUNOFF CURVE NUMHER COMPUTA�'ION Version 2.00 TABULAR HYDROGRApH METHOD Version 2.00 �� User: sd Dat�: 09-25-9 � � �� G� Project : MENDOTA HEIGHTS �'y �C.v. Project : MENDOTA HEIGHTS User: sd Date: 09-25-92 Count 2 Y � State: !�T Checked: Date: u� � ✓l �t County ; State: MN Checked: Date: Subtitle: TFtARALDSON-HERITAGE INN (92-22) ;q4,f�l � r��2 Subtitle: THARAI,pgON-HERITAGE INN �92-22) �!,-�`�`' `aj�2�,, Subarea : D Total watershed area• 0.003 s mi Rainfall type: II Frequency 100 years �� 'L ti,. -----------�--------- ----- ' 4 I � ,� ----^----------------------- . . --- ---------- ----------- -------------^------------ Subarea� -------------------------- `� �' y�C, � � COVER DESCRIPTION Hydrologic Soil Group A B C D : , _�1 "v'ii i � ti A S C D Area(sq mi) 0.00* 0.00• 0.00� 0.00* ______ Acres (CNj Rainfall in 3 0 � 0 3 0 3 0 �------__ (� ) . . . i � � ---------------------------------------- --------------- Curve number 86* 93* 98• 98* 6 4` F[TLLY DEVELOPED URBAN AREAS (Veg Estab.) Runoff(in) 1.66 2.25 2.77 2.77 �� ImPavedous ATeaS Tc (hra) 0.71* 0.03+► 0.03* 0.66� . parkinq lots, raofs, driveways - -.7�2(98y - ( U s e d) 0. 7 5 0. 1 0 0. 1 0 0. 7 5 0 � TimeToOutlet 0.00 0.00 0.00 0.00 Streets and roads Ia/P 0.11 0.05 0.01 0.01 ,`2�` Paved; curbs and storm sewers - -.092(98) - (Used) 0.11 0.10 0.10 0.10 �' Q Tima Total ------------- Subarea Contribution to Total Flow (cfs) -----------_ � (hr) Flow A B C D Total Area (by Hydroloqic Soil Group) .864 �� m-�s 11.0 0 OP 0 0 0 11.3 0 0 p p p 11.6 0 0 0 0 0 � -------------------------------------.----------------------------------------- 11.9 2 0 1 1 0 � ,� SUB.�REA: D_____ TOTAL DRAINAGE AREA: 864 Acres wEIGHTED CURVE NiMBER; 98 12.0 2 0 1 1 0 O -------- --------- --------------------------------------------------- 12.1 4P 0 Zp Zp p G� ; `�.' r f' 12.3 1 Q 0 p � ��, Q � � � 12.4 1 0 0 0 1 ia Q� p'C l . ii:� i o 0 o ip ��,� r,-� TIME OF CONCF.IVTRATI�N AND E TIME Version 2.00 �� 12.8 1 0 0 0 1 13.0 1 0 0 0 1 �� w�` 13.2 1 0 0 0 1 � ; � f� �� Project : MENpOTA HEIGHTS User: sd Date: 09-25-92 13.4 0 0 0 0 0 County . State: MN Checked: Date: � Subtitle: THARAi,p$ON-HERITAG£ ZNN (92-22) i3.6 0 0 0 0 0 �C � �. W `. �� ?O �y I ;L� ''_" -------------------------------- Subarea E1 - R ------------------------------- ia.o 0 0 p � � O,yL e�� , ` �-�. Flow Type 2 year Length Slope Surface n Area Wp velocity Time 14.3 0 0 0 0 0 _____________rain (ft) (ft/ft) code (�q/Pt) (ft) (ft/sec) (hr) 14.6 0 0 0 0 0 1 -----------------------------------------^-----�------_------- 15.0 0 0 0 0 0 � [a i i ` Sheet 2.0 160 .006 F p.�aq 15.5 0 0 0 0 0 I � i Time of Concentration 0.71+ 16.0 0 0 0 0 0 p� � =-mav � \ i .. 16.5 p I � 0 0 0 1 , � � 0 0 �" �' � YSIyM (�, � ------Ype---2--ear r Len th---SloSubarea E.z B 17.5 Q � 0 y ,.�' � _ ------------------------------- 0 0 0 0 , � �'C��, ,^s '(, �1,� "�+�`";, r Flow T y g pe Surface n Area Wp Velocit Time 18•� 0 0 0 �� ^••, , t �+ ra11n (ft) (ft Lt code � � '- ��,; ,i � ,��. iGs��, bD _�-.-----------------------------/__�__��______�---�g�=��-��ftj--�ft/secj--(�) �9.0 0 0 o p 0 �'�` � o.0 0 a o Q 0 , `' �� f r.r_. ' w' Sheet 2.0 100 . 014 A 0. 034 22.0 0 p p ;� � , '��`'�"`"` :':.me of Concentration = 0.03* 26.0 0 p p ,� � ;,'�j , `'1 `� ��_� �� _....._ � P - Peak F1oW * � {I , �� A - va1Re(s) �rovided from TR-55 system rout:r.es ' _. .._. � r H ------- ----- Subarea ¢3 C -------------------- / - --�$-/f�---(ft----------,--(hr ; _�___. "" �, F1�'+ TYPg 2 year Length Slope SurPace n Area W Velocit Time � ;�,� rain (ft} (ft ft) code q ) ) (ftjsec ) , � . ,«,�._ ----------------------------------------------------- ------------------- -'�'� �a �� , Sheet 2.0 130 .016 A 0 034 �i g O 'rk,v' C `'TC�i_.,�,,,. ._...� , Time of Concentration = 0.03* r� `� B7v,�i;:a ,�+ ik;, aa�_m ,i� i � f '. $8t3-2t`y. } ,� �� " -------------------------------- Subarea Ea - D ------------------------------- I .._-�___._�'- � '--` N Flw+ Type 2 year Lenqth Slope Surface n Area Wp Velocity Time �,'� � -- rain (ft) (ft/ft) code (sq/ftj (ft) (ft/sec) (hr) ! ------------------------------------------- "; - ------------------------------------ �; _ Sheet 2.0 140 .015 A 0.038 yh r, Sheet 125 .005 F 0.626 STORAGE VOL[1ME FOR DETENTION BASINS V�rsion 2.00 v -- -1-h',�C,;� -__ Time of Concentration = 0.66* �� ` � __ �_$ Project : MENDOTA HEIGHTS �„ �� ' � - Sheet Flow Surface Codes Count : User: sd Date: 09-25-92 ,, , � ' �% ' + A Smooth Surface F Grass, aens� --- Shallow Concentrated --- Subtitle: THARALDSON-HERITAGE INN�(92-�) Checked: Date: � �'ev�.a .' - - �T7 � � 2 , ,' B Fallow (No Res. ) G Grass, Burmuda --- Surface Codes --- C Cultivated < 20 $ Res. H Woods, Liqht p pa�� ` i �' Drainage Area: 2.28 Acres Rainfall Fre '��sa,-_ *�� ' D Cultivated > 20 t Res. I Woods, Dense U Unpaved Rainfall-TYpe: II 4uency: 100 years a'O'' ,,« j � E Grass-Ran e, Short J Range, Natural ,F' __- �, ��T` ` i � ! i ~ � g Peak�InPRownfa41:cf5 inches . � 4" IA RESTR. �' • � RunoPf Curve Number. 94 iI �ti� r, 4' RESTRICTOR PIPE � 12" DIA 5?ORM �� <, *- Generated for use by TABULAR method RunoffuVolume: 4 2c4sinches µ�l� �y��y�' �� \ Detention Hasin Storaqe Volume: 1.3o inches or 0.2 acre feet I ! � i i,� �t w �' � 1 �"I� FLAP GATc � i�I"p�t,�iyi . TO TRUNK STORM ' At�ID 0�'' SKIMMER �oj , I 1 , ! �� SEWER SYS7EM �� ' `' � �O � ��A'T�� #�Ji � F�,I,'�, r< -�k 0 1bf� �9., 0 "' � 4" PRECAST REINFORCED CONCREiE �, ��, � N�' ... '!>. 0 " � �� r��i . 3" SAND CUSHION� , � / r,r ��,�Ir�� "' �, � � 4� -- � � Q` .;� � ��I ��i� ,��t i� �., � � � N ,�,�� ,h�, ,�r � �:ATCf--�i �A��N DETAI� � � � � � � ; � � ;�, 5 s�, n � II��I�I� ,iklY�� . �� j " . NO SGALE �� ps � ' °r � s�ar i K � � �w�� f ' � � �� f �'�� 4 � � ; ��" - � � ,t � �I��N . '.�w- 0� . , ��• . iu' � � y, i,tD�� 'n' ; - � • � � � � �� . �� ' � � O +�+,• 1' i �0 �rl� � r�. � �0 � ` !�d�� - .s'� �li ,� .i ,. k i � ' �„ � � -- --------------- MG � �.�III I . �IIII II I �II '� r� .�.J � si � I1Y� , . � � �� .�I�. ^^ �t C hw�3"�i �' i t� � � r,i,7 ;i+l�� .- , i � "C7 � d' �' ��°�� RS Q" p• � � ��,�' � '�. . k'/'l J�/ �� i7' o ��,, � ,', � � � ;� i'�, nl '��r�"' � r'� ~ CITY �F: � ^� � ��7 MENDOTA HE{GHTS, MN. y�K 4� I . _ _ . �Y'�ii +� hl .. . � � v - ... q�i ,,„��. P.O. Box 1051 f� Fergo, MD 5g.t OB _- � � � I � ,i .� : � , I � �. YI T � . 1� . . ' . I� .� . �II �r � . . . . . .. . ' . ' .__ _.._. ..._.._ __. _....._.._.,.._�_._ -� �. , . . .� . �,. _ .. _..... ._ . �i.� y' �� Q.`�' 1 � , 0�`� ,' 47;44' . I 0�� 0 ��c. �� o(I''�f ST�RM �ETENTI � �L � � / -�-.::..-_�'_"_._ _ . '_-�--_. I �% 1" � 30' � _ . . Y : ' . ..I .'� ' , . . �� . . � I 1 � � � !-4 I � � 1J' � 1 �A 1 \ ' DATE: JULY 1992 REVISIONS: : � :�CALE: AS SHOWN R�1SED 9-28-92 i ' DRAWN gy� PR0,IECT: F#FRITAGE INN 114 UNIT MENDqTA HIEGHTS MN. PROJErT NO.: 92- '� li i I . " , . ' . �,p 205 NE 3 60X 536 sMerr ov ,{� YAL�Y ITY NO 58071 +r� PHON � �701) 845-2718 DAN SMITH - ARCHITECT � � I h�r�by cartily Kq1 fhia plon, sp�dfieoffon, or rFpprt as ptiporW bY m� or under mr � dir�cl fup �rvulon, and }ho1 I om o tluly R�y fafNrbd Mrcnil�rt �nder fhe laws of fM Siat� nf M�NNESOTA. _ ------ oo,. -.._.._.... P:� v�: .�ti ��us MECH./ELEC. u � I G h .... r .� x��R�� 9�.�Y�� . i.lrl' �, �`�a i', FSG" �� , �µ�� r �F �: ir':', I;i�+, �I enk i � �� 'aj.,,� � i ��4.1�v;' F� , , � �� i° �i , �'� ;'�� + ��,��f� � �i I i I'.,"I � . �i��4�� u��'tri, r� IIII �� rN X�.r ' I. u� h 7,1 � '�.' + - ,. ",q6 trl� i f i,�,J � r��., y, I�I�� '� I .. . � ��. p��,-� Ht r �' .!'... I � ��„� � � Ir I'N ��F�a i j, r ... , . �� i ^ 4li � ��I� ! r C'�� '�. `',��':�rv �', � , �� , ;i; i � ��., � � � �i, ��'�G ��.:i � �i�� .�� r�,.�, :i,�� i �„ G; " I��'i .1�i. . . .. ��I{Ii� I I I��.�e'. � 4 ��w �� n k' � r r�tl�'��li�:� � � 7�.!�� I I 'L rti ' I��pXl I nl I � .. p S�b�r �i b � N f " � 'ri` �iI ��r�M,�,�� _ , �t'�"f��MY� �! f�� F 11 �� .�� . . � � ��II"�I�� ' V . q��?�i �� a��i�T�I� � �P@ il��'", � . �x1 n;�; �k� s �!.�� °�p h�;�; � • ,,. iw , , "i�; +i: � ��a� „ ��p��,�ii .h � y f �{ iY �tl ��iF � ��f,�� , . �.�� I , aM F , w� �; ��t � i �,�p '�' r � �� aiu�� o � �� i, r�� ' � , �4�i�� 4�� u� �t tio, r� �i '� �� ' 3 ..Ik�7n�p� t . u6I �, ,",� w �� i , i;� «r i 6��;:p ��'�M{ r h�,r` �b1� A �E�9k1.. � I ' . . ykl',�' i,r�� il ' . . yP "-"+�' r . i, , �� ii r �,r k�� '�p'� �� P � . . . ,., � b i N TIL7 ANGLE � � a cw.cE TYPICAL POLE DETAIL_ NO SCALE CLEANOUT PLUG COMBINATION WYE & 1/16 BEND OR LONG SWEEp ELL 6" SAN. S�WER —; � A 1 ADJUST TO FIN. GRADE ADJUSTABLE 4' C� PIPE "t x � I r .... ..; .�' i �I i I r �,�, M � "� .. . � � �' „" a�„ t'� ' � ._./!� . . ..._._._....._. i. �--__._..... . .. _' � ._�-� ��_ . .. YAR� CI�E�NO��1T DETAI� h�� ra; � 2"=?'-0" .rl,. ��N ;, �'C � ' � i, „�—F"IXTURE F'OLE HA�IOH�JLE TYPE BL BUSHIfJG CHAM�ERED EDGE 1"x72" ANCHOR BLT. (4 REC2'Clj N0. 4 REBAR 72" LONG (4 REQ'D) CONDUIT SIZE & N0. A RE�'D (STUB OUT A SPARE 3JS4" EMT) EXT�RIOR �IGHT PC�LE BASE " X" 1��=�'-a., i ; � ;,., � v ., 'L7 � � cC p � S.� r� � U.> � � V ^ u? .:�,.. � � � P.O. Box 10519 Fargo, ND 581C1B I . ` ��i � �.�.�;a, ��Illi�� ,,, ��,��i�� IIII�' � ��►IIIII ��'�i�l;, �/ � r� a�� (J CITY OF: = MENDOTA HEIGHTS, MN. ��ill ��,��IIIINIIIilllli�li�� ;,,;, Wri ,.�I ;e w mi :ull i, '� ..�.�� . eS'ti E� .,r��"�g ��m ir�.it��4i i;�.. �Pl�.�,�,d �, h�'�I�,'�I„� ...k�,- ..I, .I i b I. t5'_ F I� � i r. i.. �. ��' . I y II � Sn III.., II: I �: '' i ''� � q,, . „�i MV �/r �J I W LLJ I \ \� � � '�+�-- — i 47.44' uT��Y �� r��N 1 '��' � A � I � � p I �Ip I 1 ill I ��, I . . i i i�i. i iJ �� . '. � I i Ii �, ^ _"' ' ..... ...... _. ie q E il . i IIIII �� I I�I�N!'�il�ll,i i II�I� i ��'I'� .,u y �� i Y t. � '� ��:epw� -�:r>oy, fu5��i� 'Y: �, �,.i I�i li�l ,I�R'I i� � .ii. �. � � � ' ;�� ; �� , ��i.,,� s;�, .�,. , . s , � I+Ip1��,.,��!I'��.� � _ �, � � ,iw � ,�� —_ ,.. , .; " �...„ ; '• I, ,,, , , s�n. ru�occ Roi. srz a �• �.� r ' s A / 0 6RY CATCy Y. 873 5 � 866 W e ncr�n. aea.o� � r-----°--- -� I i ❑L�iGSP� �+ i +H+Ht!-i �� I =[7IOS I� 1 +H+H+ �� CUNC. INSEkT FOR QZp=DS�_ �. CONC INSERT FOR 3/4' BLT., VERiP`( I F�+H+H+H I�' 3fa" BLT., 'JERifI' LOCATIpN I _f�=C=��D �� LOCATION I � � � '— �"+--- � NOTEr TOOI OR CHAMFER-1 rruNSFORMeR +� VERiFr TfzaNSFGRMER SIZE & REQ'D PIR. & S00 OR FiN. GRADE-� \ SEC. CONOUIT RpUGH-IN �- E�� SANO CUSHIGN � ��E�VIrE TRANSFORMER F�AD NO SCALE TRANS. PAD GEN. NOTES: v� INSTALL ONE t/2'% 10" GROUNp R00 AT OPPCISITE CORNERS Tp OBTAIN GROUND RESISTANCE Of GROUNDING GRID NOT TO EXCEED 25 OHMS. If OVER 25 OHMS, DRIVE ADDITIONA� GRqUND ROD iN PARALIEL 6'-C1" FROM EXISTWG CORNER RpDS. '� GROUNDING GRID Tp BE kij0 &4RE COPPER BURIED 5" 2ELOW GRUUND & 12" MlN. AWAY FROM PAD AI.�OW 5 F�. WIRE THRU PAp OPENING TO GROUND PAD MOUNT TRANSFORMER. O3 SOIL BEARING VA�UE TO BE 2,000 LBS. PSF MIN. O4 CONCR�E TESTWG 3750 LBS PSI AFTER 28 DAYS. MAX, AGGRE��ATE 3/4" O5 REINFORCING STEEL, ASTM-A615 GRADE 40. PLACED APPRO?(IMATELY 6' O.G, EA. WAY & SECURELY TIED TOGETHER. O6 MIN. CONCREfE COVER OVER REINFORCWG STEE� 2 INCHES UNLESS NOTED OTHERWISE O7 WOOD FLOAT FIN., LEAUWG NO DFPRESSI4NS. � z u� L1 O J � 4' � . � � o � r�- � "� � �-----� _� �`�_ NQTE: C�DORDIAtATE W/ E C TO INSURE � q> � � TF�AT NU PIPES, PUCTWGRK, OR ��o �'-�"� MIN IN IFffONT E4UtP PENETRATES ELE�� WORk1NG `' � S ACE b� i OF ANY (i) PI CE OF i T EQ IPTMENT I o +� // � . �- — ,/i// ./ �/, �� -- SWITCkBpARDS � �DfSCONNECTS OR MOTGR CONTROL CENTER STARTERS PANEL60ARDS ��:=�UIRED WORKING C�EARANCF� — _...__ .____-.__ N ; SCALE UTILITY SITE PLAN W DATE: JULY 1992 SCALE: A5 SHOWN ORAWN BY: PROJECT: HERITAGE INN 114 UNIT MENDOTA NIEGHTS. MN. � DETAILS REVIS�ONS: REVISED 9-28-92 PROJECT NO.: 92-2 , U�l�iTY S�TE L��END PROPERTY LINE - - - FIN. FLR. ELEVATION 8]3,� PROPOSED SPOT ELEV. + 872.5 EXISTING ELEVATIpN .�---�----874----� WATER MAIN - — — —.—.—.— —.—._ SAN. SEWER — ._ ._..—. _.._..—. _ STORM SEWER - - - - - - GAS 6A� UNDERGROUND ELEC. E�E� UNDERGROUND TELE. UNDERGROUND CABLE TV TRANSF'ORMER �T "X'� TYPE LIGHT � � 400 H.S. 30' HT. `� FIRE HYDRANT � rERMINn7E A BUSHING �'''h' �•�_ L,', � 1� � _.�. ., ..� .. , ,; �-� � �� TERMINAL ED. ON 3/4"X4'X4' FLYWp BD. /� FRONT pESK TELE. vERIFY I, / ROUGH IN LOCATIpNS ""�-2" CONDUIT STUBBEO OU7 TO TELE SERVICE (REFER TO SITE FOR LQCATION) TELEPH�NE Ri�ER C�IAGRAM NO SCALE TELE. RI$Ek GEN. NOTES: n TE�EPHONE cn6�ES FuaH. & iN5Tq��ED BY E C. C2 J ELEC. CONTR. TO PROVIDE 2" CONDUIT FROM TEL"c. 80ARG TO 1ELE, SERVICE. vEkIFY & COORDWATE LOCATION W/ TELE C0. ` ��:iME RUNS T� INDIVIDUAL RMS EA IS A 2 Pk. `! ;.A. CABLE. ELEC. �ONTR. TO RUN BUNDLE r i:ABLES TG NETWORK WTERFaCE W/ EA CABLE �CENTIFIF.D RY RM. Np. & LOf_-,AT:CN W/ PERMANENT 6RADY T,aGS. SEE iNTERIUR 8M ELEVATIONS i0R LOCATIONS C�F 7ELEPHpNE OUTLETS, J TELE. OUTLETS iN RMS. TO BE SINGLE GANG RING Wj SUTTLE RECEPTqBLE & G�_.1�TE �f�,� MATCH DEVICES. D��205 N 3 8��X g5p36y SHEET or PHOu11E �701) 84552'18 DAN SMITH — ARCHITECT � � I hwreDY ��HIfY ffwf �h7s plan, ap�r,lficolion, or �'apoii wpp pwppretl Ey m� or und�� my /� tlirecf aup ervtslon, untl ihat I um a duty � ■ Reg bbr�d ArchN�d under i�• Iorrs of 1h� / 51a/� o/ M1NMC50fA. � Dala ^.—'_" Pey. No. 11N. 12866 — � MECH./ELEC ��i��,�;� , �, b f,�� ; ; ; :��- w� M"I .. i P�X4x ."; ,. u"" �' Ni!1 �k �� ,, I�'.' , �� ,, � ,,, ,, � ai,l +� �„ ."�� ' �, ,� , � :i _ �4 � }�ji`;, " „� LL ` 'F '', �� Iiik��ii � . �I�I�E�I iN . �`�I� pi�`� "hl:; ��+i i � ,�4 � '� � `'r �� Ik�� , � �� ,I�[d�i�� F � 1 � N Ilr' " J� . ij � l . F;; � ' :,';,�;� �wV�� I;i� �� ., ��.,,� ,�" , � � � I, G i� i , � ,iG:l�nn +4i � fl P i I „�i "�i' � i �d��°I' i �,i � i; ; . � �.i n r, � � - �� G, �� ; I� i � �� ' i . , . �. .. I �', . �� . �i Ii,�k ' I �tl.ii.�� ':. . . . ,, � ,,,:_ ,�� tl ,, 4t �. 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C�VERAGE BUILDING 1 5,084 1�.0 b PARKING � 33,5Q8 .3�.�I GRASS/LANDSCAPING 48,802 4�.5� CONC. SIDEWALKS � �975 I.O� 1 TOTAL 99,359 2,��$12 ACRES �� ! I�NI PARKING: � 9'-0" X 2�'—�" UNIT SPACES �c� r PACES 1 2'-0" X 20'-0" HANDICAP SPACES ��PACES 9'-0"X 20'-0" EMPLOYEE SPpCES � �,t�,`�PACES TOTAL SPACES � ��:� ��?ACES ��wi� ; '.�4 �II �� . � e d� I � '�' _ II`° _ O � � TRASH ENCLOSURE TO � � �q�• MATCH BUILDING EXTERIOR �„'' i,, METAL GUARD POST h i FILL WITH CONCRETE II � � :� � AND PAINT TO MATCH 1 BUILDING EXTERIOR 5�, I ,� i � � ' _.. _,. �I � O r � � � i� I ..........��..5 '� ''�. I � :I ,` _ ---� � , ; i ' '� ,��, , P! AI�� '�� FFI..l�;F� I�r��:i. ��' � t��'�' � .p I I I i �pu . s�.. i �:... :� �...: i i i � � III I . ^Ill`I��I�I� I��Y� �11II� ' I i:' �i I' �� ur �n� 8�-2 _ _..�._�.. ,_.. ---�-"!;�—._. � `� � _-- .—'�- "J''' � ' � � � /� (� , � 1 ..�i_� �J �� .C� '�f _-- J_ , � � . �T , . 1 ,tiu��i; T� YONU16:Mf GN I � � ��_ ----._ . _.._ ��' E F.� .�'•, � Y VEHICLES OIVLY—� -- ` ' E N�RAN C E ,, ., 'A�h NG BEYOND THIS POINT � r+ N r —�-- -------------- D RY''' ,!T T O� ATC i t — '� BUIL�?ING EX�(�R MON��IENT ENTRANCE SIGN NO SCALE Record Prop�.rt�y Owne��.� � HERITAGE INN C�F MFNDC�T� HEIGHTS� INC. Ci� 1020 36th �tl�eet; �,�t+T Fargo, North D�kot,c� �8103 � � � � � � � � � � a �, �. � � � � �/'� i? V � � �J P.O. Hox f0519 Fa�1rgo, ND `i810t3 I�i�e�� I' , �iiiuii!II+'' �lil�i� �ill�� r��'�G,✓ ! - IIlQJE(J'l.,rt.� � �.1� � /� riTY aF: : h"ENDOTA HEfGHTS, MN. �il��! ��Ill��'��i�Ji��,,,1.� ti;?Ftl i i1—,t�ND DRIVE �� _:.i `�,� ,. .I�}�:i [o�F+ iy \ ��. _ _ E36.18' [`�TF�i��T.1Tf: HIGHWAY N0. \J � � � �, � �� _'._ �._..__._.,___. --- .�.-•--• � t 30' 0 , . I.�I �Ju��{. ��I�� Il�l��i��li��l��l��%��F pI � �� lil�l ��I�ili � I ��a .,x;l�il�'. . 8 w IU�l; I, li � n �.� � �II' �� ,i � ��,,�� ,� i��,. � �� ---- �_ ----- ------ -- ------- .... � i .:": ,.,., V�.. :�... Mp91111pNo�jI�N�1�4�Mlll'I�h��IN�''N��b�b��i .``��'` ��r1,`,.�� ,� �� r �C ' ' �^ � � � � 1�NDMA HIGHT5 RUAO , � � l�� \,��r---.� q m � ,�. � � �i .� ,��/� � , � ��° � �- � C L � � ��o � r,.a � Noxr�n n� . �' s � � � � �� i ` � � e �� aacnx� ur+o � � '-J ., �UB�IF�CT , � ,. r� � F'R�:E='�,RTY � �r� -- --_._._.------5 9 n� . . _._ .----- --__..__�------- - .i � : _ , ___�.. �'� ._. ��.�„e7 w � I ' � "%C u _ ' `� , ,_ . ,. .��i i ,�..�..i. ,._,,. 1� �R�PE�T�' �EY �LAN N.T.S. G� f � � .,.h— �i:,.:A:rr fi ,,��' i; '- _._. �ii ___� ..._.,_.__._..Y.r S�I�E:T INDEX 1 SITE PLAN, VECINRiY MAP & SITE DE7All5 tA FUTURE SITE Pi.AN, VICINITY MAp & SITE DETAILS �1 LANOSCAPE PL,AN, GENERAL NOTES & DETAILS 2 SURVEY, TOPOGRAPHY A1 SPECIFICATION 'SNEET A2 FIRST F�R. PLAN, DOOR & WINDOW' SCHEDUI.ES A3 SECOND & THIR� FLR. PLAN & TYP. EXT. WALL SECTION A4 BUILDING ELEVATIqNS AS STAIR SECTION & SECTION 7HRU CORR. A6 ELEVATOR SECT, dc DR., WpW. & WALL DTLS. A7 MILLWORK & TYP. UNIT ELEW. AME1 TYP. 3/16"-1'—q"' UNITS � AME2 TYP. 3�16"=1°-0" LOBBY & LAUNDRY AME3 TYP. 3/16"=1'-0'" pOqL AME4 POOL 6c SPA PIPiNV PLAN St FOOTING & FOUNQATION PLAN & pETAILS S2 SECOND FLR, FRAMING PLAN & OETAIL5 S3 THIRD fLR. FRM�NG PLAN, R40F FRAMiNG PI.AN & DETAILS MEi SITE DRAINAGE PCAN ME2 UTILITY SITE P�AN & DE7AILS M1 UNDERGRUUND PLUMBING PLAN & GIAGRpMS M2 WATER DISTRIBUTION PLAN & DIAGRAMS E1 FIRS7 FLR. ELEC. PLAN & ClRCUIT PANELS E2 SECOND & THIRD FI.R. ELEC, PLAN & CIRCUIT PANELS E3 ELECTRICAL RISER & SIMPI_LX CONC^"" 5' C JkAA �..�.._. � .r......__ CONCRETE CIJRB SECTfON N TS -'— � HANDICAP PARKING & RAMP DETAIL N TS — -- SITE PLAN, VIC�INlTY MAP & SITE DETAILS Da,7E: JULY 1992 REVISIONS: SCALE: 1" =3G' REVtSfD 9-22-92 DRAWN BY� PROJEGT: NERIiM�i^:�' I��I�^•„ � 1:.1. ir,;l7 M�fvD�. rA HPEGr�7:5 MN. P�o�Ecr Mo.: 92-22 ��,�205�N� 3�6pX 536 sMc� Qr YALL Y fTY Nb SBp72 <� PHnN ; 101 845-2718 DAN SMI1�H - ARCHITECT 1 her�bq p�rti}y iha� ihie pinn. Sp�cHicollOn, or nport woa nrepJrnc Dy mr or �nOsr my dlncl s� ►rv14f«n, "•:i thul I am a tluly R�pYytsra� ArchPlwcl ^Aar Ihs Iqwq uf Ihy Slol� oY MbiNC50�TA.. Cwi.' -- _._... �� ,i . ��. . .� � SITE �ES ti ,�, ��,��' . , — � ,— r-- � — � �y � — _ i � � �... � �_ „ � � , ,, . , , , � __ , i , I I I IIIII IIIII,IVI'UI I I I�, �� , �j , I,I ��, ; � , SITE INFORMATION: ITEM AREA (S.F.) BUILDING 15,696 PARKING 44,830 GRASS/LANDSCAPING 38, � gg CONC. SIDEWALKS 645 TOTAL 99,369 PARKING: 9�-0" x Zo�—o" 12'-0"X 20'-0" 9'-0" X 20'-0" �� ,� �.. ,4 �� i� r�d k� �,, , .�I �:�„ �, I� M4 ,� a�k� fl.� F �. . IM I�k � � �;4, , + �s�, c i `Q�� d �.�.Ilr �T M� I' ' , 4,„� ,�� , ..� i� �� ' �' ,� � ,a ��i �mi� �� ,6��'�I�+�� "� �� i�� 47, ;; '� � �,� 'n,. � ri il � 40 � h }�,�, �� i4q� i u ��i,��, ,�� .t ,;,i itw �i i� ,� '. h M � NM1 �' I 4�� . ., n � �� I �� . i GG�� b i., � F� �d� � �b��,�� F, , � � �h�l�,�� ,cr, �,.,�� ' � r ��4�� . ,, � wYllllN�i�Fyl�Hi . a 9ti ir: f. . . �� I a��j .. . � � ai � re {i y� � �� J I �i i� ,I,I I�� p4 � .., p�,i^N�'y i ��j� �ilJl I 1 �d�F . ,X �w�� I I'N �"IFI� � f ; .il� - u�'�j,;�. � �4 � y ,+rrk� �"" �' ;G � i � �U�� f i� 4� �� -r � �� s�� ly. �.. .. . I � ' �I ��^4� �� I "I � � _—, , _.. i � � ,, i � � ■ ; ' � � -- UNIT SPACES HANDICAP SPACES EMPLaYEE SPACES TOTAL SPACES COUERAGE 1 6.0� �s.o� 38.5� �J.S� 2.2812 ACRES 11� SPACES 4 SPACES 7 SPACES 1�1 SPACES 11„,�„ — ---- — -..,;�i + �o,i.. , i � I'I� � � � �'r� –��y— ;; 'Tr' �j!� Yr--r� -�-�� II .i �I� — M r p ,'i {. I� i ��_J.9 � � � � !�� t 1 ( I ,� ,� � rn � .� �� . �.�. � �._ � � �, : _� _._._ . _.:-----_,_ ...___ � .`�_ . - �4 i,,� � 2„ �' __ . __:::::�..,- •ay._ ..,. _,. <„�� , _ ._ � ti 1il �� .�. �1 .,��. �..JV �, ' � �tl �IW�, �A%�'VjI„�p � uI � � � ipi''i I I� � Ill�i�l� II lil:.'�, 1I1. .b r .� i"G�— .;�r�•d 'nF*I��IAR'I�4 ill�lllll��,l��l�ll4llll�ll�lll��lll�lll1i�lil�l I�I��III��I�II��I'�rl.Nll ..i �i . {^�� I' F ��y � I . SI��l�3��JR� T��'�E� � ��1�T�"�� NO SCALE ,;��I��: �'�,7+pr� � �� „� . � , � ,. r �. � �I d� N�� „ , , �. � � � �� I �� . . �� ;� . � . .. , � 1 �� I , � , . t' i r: � I ..: � ' � i.��p� � . . . i -- � ��'�� Record Property Owne,r: � � i�, �` ��''�," "' HERITAGE INN 0��' MENI�C� 1':�� . w � *� , ,. �µ��i�IR��' 1020 36t.h �tz�eet S.W. ,,,�� "�G��° �� Far�o, North Dakota 58103 ��''' rl � q F -r' ;i, � � . ��G� � , - I � Y ♦ ( �� , ;�. �p i ��,� � �;�'; ,��n ' ,� � � i. �, � '� � � �., b � � � � O � � Q � H Q � O. Box 10519 Fargo, P+Ir 58166 HEIGHTS ;� IN t�'. � i , ,.�� ' �illl �� /''[7� ��1��: � C!' 'L� k'1�H�QJ'�.4./ '�/ C� V � CiTY OF: � _ MENDOTA HEIGH7S, MN. � �li�� ,�If�llli�l��il:�i�l,li��f�� i , , I ��,: NORTHLAND URiVE FU7URE POI.E 31CN � I . �' � � r �� O N as.ie� INTERSTATE F�IGHWAY N0. 494 I O=O � �� 1 D �,. 3o._a� — I ' I�IIIIIVIIuI�N'llilA��wilA� �r�� I �•�:ulu f� I� i I"1 �h�N, � a' .,"�� . ,q� ��y, �4p �'`�� yT�` .W:i�'� I �� '��III� �'If�l'�I ��AIr'lllllll';NI I 'IFIQ�I�'„ I ... N I. ..,�.._ �� . a. I n.i� li tii iilfl i li.,. i il•I�III i u _' 27�-c; ---------� I _ , _. _,__--- _._.. _ _ --�-"�.__ --._---- _ _ __. �_- __ _ ; �-- _ - �_ --�� , � , � I ��i .�.Y.. .. Tr, � � � � I � 'I�' I 1L J� � _� . � c� Y° �° 1O �, �: ;� �T ; \ (- �\ \ ..1.:6.. ..s. �� ..._ } ., 'r _ __ . . � � .....I ... ... _.. .. .. �, � � __. �I��G�-RIS� PYL.�I� SIGN N0 SCALE (FUTURE) �� mYLL��y��^�'�Y� ol "'I i GRADE� 8'-2�� i i '�� I � I�� I �I 1 aI i � � � 1�� ' ---------- ��'Y'lOtt � 1 �� ..._... I . _. „ �, i � �.� � r- - � ��. � �__ i�ONU��N� E�JT��,�l�� SI�N NO SCALE - _ . _..._ — -- ---------- UTURE SITE pLAN & SIGN DETAILS �� P�EN�,��52��8 �EET o� MpLLEY I M 58Q72 DATE: JULY � 9s2 REv�s�oNs: DAN SM�TH — ARCHITECT SCALE: 1'� =30' w /e� REVISED 9-22-92 i he•a6r c�rtliy Mcf tNs ion, a 'I � or r oii was P P�Fflootion. FrsFwr+tl Dy m� or undwr my I DRAWN BY: dtrp�c su �rvtslon, and rhat � am a Ouy SfW+S�uf 1AMI E50lA.t undtr th• lara o} 1n� ' PRo�ECT: HERITAGE INN 114 UNIT MENOOTA HIEGHTS, MN, PROJECT NO.: 92-22 °oi•--- �--�R*a— N�� —�--" SITE ,.....�. ,• ' .. S ,. . ::I,.. � 5�,. . .,. , , i I��le uili�i i� I Imliii��I il I i ib. � I xiliA �'�f � I:I i ll iu'�'.J". .. . �r,. . .. �. .�.i��, � 4i,i I� I' II I i�i. �. . �. . � . ."...__. ",�-'_ •n'�•'� ,I,�I�1�M1��,4�I �.II'.I II I I �I.�I ....__"_"' __ .. Ii�IIIiIIHWII.,I,II'�il�.luill�tl�llll.�,��MI.oiG�i�I6i�l„IIiuJ��i1MSIIPh'U�'.�'�.��'�lip'n,�;,�.�;,:�'�N. . .i� � �II,I��IiIII��II.I��Ii�II��iIIIIIII�IIIi�IIIiII�I ��i� i I,�I��,. � � ��a�-��, SURVEY FOR: THARALD S ON DEVELOPM�NT COMPANY 872.5 HVD � N Z a a i2�� D.I.F W. m g WV 5 'I • e�o.o . e�i.+ . s�z.z _ _ • 873.0 _ _-_4e�s.a E e�---- . 870J _ - SANC 868.6 _ - - _ -'_ - F- 866J _ - - - � __ __� - - - _ a V � NOR LAND DR VE �a N INV=B6400 9.5 CB � B .5 � 874.4 �_ g�p,� 7C 870.5 TC 871.4 TC 872.5 TC e TCI 8 4.1 TC TC 886.6 TC 8672 TC O 888.2 TC 869.3 TC a $69 UG TELE > 877.5 Q 1 11 -' �- . 874.8 Bfi7.6 874.1 -'---��- -fl 870.6 x67L4 � � AIS �- �� STA 869J O � . 8712 : 874.3 • 875.6 / � . 871. I ' COT / _.___ _ _"_ 874.4 ..- ... _- - �!�pp� AIS -._-..___ -.'O __- � DRAINAGE AND UTILITY EASEMENT e75.e j • B6R.CG 0�2 $,�6 . e�s;icor � O . 875.4 N i 0� p . 877.8 869.4 � a • 876.9 x 868.1 � �� q C I r 870.3 . 871.4 n 873.4 �� 878.2 866.3 8.9 x$69.8 * 871.9 x 975.5 � . 872.8 ��c. _ 6A / � 877.0 . g78.2 �' -.� I COT � 86 8 , / TC TC • ' _ _ - ' - - , z 87�9 -�.,� n ,l �_- i� � r_. �• ._'i �` �_'i `". "_� � l_ K 875.1 x 874.3 DESCRIPTION OF PROPCRTY SURVEY�D � I - ' ' � ' , % ' , _: 1' ' _ �i � � �� • � � i . � i i �� i � i � . 877.5 866.8 � i �__ �� L_. �� I /-' � The easterly 175.00 feet of the westerly 247.80 feet of Lot 3, Block 6, 3 MP� z . asa s x 873 9� x 5.e MENDOTA HEIGHTS INDUSTRIAL PARK, according to [he recorded plat TC5.6 a�s.o ��1 thereof, Dakota County, Minnesota. ebs. . e�o.e , e,,.9 • e�s.s 3 PLA 7.� * B74.I And BUILDING SETBACK LINES • 873.1 • 875.5 B74J/ � 30 30 / . e�a.e / e�s.o 'I'hat part of the Nordiwest Quarter of the Norlhwest Quarter of Section 3, _ 87g � Township 27, Range 23, Dakota County, Minnesota, lying north of Highway 866. _ __ � }%0 i;'� • , n � - � � .-., � � ; . i n 494 and lying westerly of the southerly extension of the east line of lhe westerly 3! ,• MP�A ; ,` ,, ,, '-- __� r--; '"' {�� i' i � ,-< � r �i 247.80 feet of said L,ot 3. ' � ' , ' ; _-, , �, '. , , -- , '�-- � 8'6. � 8fi5.3 • 870, I �� rc M I • 871.9 • 872.7 � ' . 874.5 . 6�5.5 N T' m I y 868.2 : 873.6 � x 875.9 � (p I Q% 1.) This surveyor is unaware of any easements affecting the subject property � Z � I ' other than as shown. Survey is subject to revision upon receipt of a o i current tiUe insurance commidnent or attomeys tide opinion. " � • e'°.9 66.6 ^\ 2.) ZONING: I (Industrial) ' 864.B 885.0 4� 5 0 TC TC 864.7 a 871.5 . 874.1 3.) Locations of utilities shown are approximate. Contact GOPIiGR T� „ en, . e�s.z STATE ON� CALL at 454-0002 for exact locations before beginning . a�z.e , e,,.9 . e�e.� 864.8 T� . 870.8 any construction. 88 , rc �ss rc I 4.) Sizes of underground utilities shown hereon are per plans obtained from B.2 I utility compan�es and/or other sources and should be field verified at ° �5 I time of construction. 86 , TC 9.5 • 874.7 5.) Pazking L.ot Setback Requirements: P • a��.3 ` 871 6.5 • 872.0 . 875.5 , 876.5 . 872.8 x 873.3 Along Front of Lot = 20 feet Along Sides and Rear of L.ot = 10 feet O,' M SH 6.) Area of Property: e�6o . e��.� TC 887 I . B74.I 1�0,630 SC]. F�. 3I' M SH 875.0 . 875.B ^ 2.3054 Acres `e ' e'6.' ��. � � � �� M � . 872.♦ • 872.9 • 871.4 I I � • 871.8 I � I II � � �� r 874.2 r' . 874.6 • 878.2 . B76 � . 88 .2 �! � � � � � . 671.7 I � � 87 .9 . • 872.3 . 873.6 I _ _ ' �� 877J �i I� BB .3 0 STA T - . 875.3 • B78.6 7� T �__"�,. i / •874.4 / �/ . e � 1 � � 872.4 - BB 3 �P z 872.6 3 , 8�3.� " g�3�� • 874.5 �1.� . 875.7 • 876.3 � 8 4 M x 877.4 � � � . 872.2 O � I . 8 I � � � � 'k B 6. '� � � � I r 872.7 a g73.8 . 871.2 � � �I �.. . 872.8 � I J � . e�a.� ,� � o ' ti F . 875.6 . 976.8 • 877.4 � w �m O � � n . Cp _ - , o ' � see.s 888.6 ee .o r-�� m �-; ;� � � �;; � � � rc rc . e�z♦ ''"�`� �� a ' ?�( 866.3 5 �"� `'"_ ."� _. � N ZO O '2O 40 I� TC I� J \�\�,' BB8.8 + B7S.J * 873.8 • 874.3 K -�N ---- FEET :TC TC 966.8 • O x 875J f • 875.8 * 87 .9 w B77J SCALE �eae.s ase r w � 5 ' BA W 3 � M W . B7� . g72.7 = O ~ N � �- O RF.NCIIMARK: � _ � e6 .] � r 1.) 1'op of top nut of hydrant located in northwest quadrant of Transport `P W LL J Drrve and Northland Drive. ' e'`.' ~ Q O . 872.♦ • 873.1 974.0 N E1Cv2tI0n = 874.94 feet °� * 875.� W . e�e.a W � x 878.1 . 877.4 wa D87. F N TC �I I � J O ¢ � � W �- �--- m II m� � 870.ZZ W SAN C Denotes sanitary deanout � m m N 3 SAN S Denoles sanitary sewer W 0 �p Denotes catch basin � 3 • e,Z.e Z T� . e�s.� • e�s.� W Denotes watermain � ee .a P . 873.9 • e�a.s • e�4.e� WV Denotes water valve � �'t . an.e . e�e. 8.5 a INV Denotes invert elevation ,• �� 0 HYD Denotes hydrant _ TC Denotes top of curb elevation • 875.4 • e�e � Tg Denotes telephone box N � pis Denotes advertisement information ao . e�a.� 9 . 878.1 . 879.2 CLF Denotes chain link fence } PUZ B77 Z Lp Denotes light pole ns o0 COT Denotes cottonwood tree �,.e . e,s.� . B,s.z m SPRLG Denotes colorado green spruce tree T� e.9 • B�• s � 87B � n MPLAZ Denotes azure maple tree m 3" MPL z e�e.o co 77.0 gAS Denotes basswood Vee MTASH Denotes mountain ash tree I�I PINW Denotes white pine tree " 870 • 877.9 UG TELE Denotes underground telephone ,� e.4 ST S Denotes storm sewer en.o " a" 2 We hereby certify that this is a true and corcect representation of a survey of the I ,., boundaries of the land above described and of the location of all build�ngs, if I,� �s n e�sfi • 876.4 J . 8752 • 875.2 ��O + 877.J any, from or on said land. � / • e�e.s _._ e 88 Dateci this 6th day of July, 1992. e.o Tc SUNDE LAND SURVEYING, INC. 870.6 . BY: � v< . _ _.------- ...__.__.._. war . unde, R.L.S. • He e _ Minnesota Reg. No.8612 . a��.� . 875.3 • e�s.� e�s.o REVISED' JULY 23, 1992- ADOED STRIP TO SOUTH REVISED� JULY 28,1992- EAST PROPERTY �INE OIMENSION 8 B, BLDG. SETBACK LINE 3SF / : 877.2 �---- 30 - . an.a 0 0.� • e�e.s / T a�Rr f4g � �W HF' FM \ � 87 BUILDING SETBAGK LINES I� N� fR RN FN 30 369564p�Rr�sro � e�e.o . e�e.s . e�a.z OC \ / * 8�9.7 x 874J • 875.I � I x 875.8 ( • 816.8 �� I l\ �e�3� r P W B l4.[ � " PI W • 877.8 • 873.5 � / • 878.2 ' PINW � 879.2 = 880.2 \� 874.0 . 871.5 �� ' PINW . 874J I I NSP GAS LINE EASEMENT � B]66 � --��N89°56'37"E 'ss, 1.34 /O4� w \ • B75.B PER DOC. N0. 678657 P �� k � 878.0 e��.� . e�e.� s ' av * 879 6 Sunde Land �SurVej'ln� Inc. 9001 E. Bloomington Freeway (35W) I NTERSTATE Bloomington, MN 55420 (612)881-2455 353/21 92-i30 D.C.C. i28 R.23 5.34 M . 880.9 * 878.2 O 2 5 ' CLF �� 0� + 876.8 p \ e�e.s k a v�i 5 ' CLF B .fi * 879.I � NORTH LINE OF NW I/4 � P�� N6'6.�"r ...� 5' CLF . 880. GA$ LINE EASEMENT Eqg7 LINE OF WEST I.iNE OF . gei.l Nyy �/4 OF NW I/4 NE V4 OF NW I/4 OF NW i/4 OF SEC. 3 O� /Q,� ��^�... �0� OF SEL. 3 OF SEC. 3 S�� 42 ,�,,. ,, ._ k __ - 47.44 --, 4��V �8Y/8 CLF 1 11 5'SCLF \ K %---�, B. N 86°52 34 W '' aF 5' CLF NORTHERLY RIGHT OF WAY LiNE Of INTER5T4TE HWY. N0. 494 PER PARCEL i6 S.P. i°86 (494 = 393) 901 HIGHWAY N0. 494 � � '','- .. ' .. I� �� 4 �,°',7i�,. . .. � ri , i t' pl`: i'', i�'' g iky� r �j� I�'tp F7t A � � � I i� Li, i 3y!�'p'� "! N y •, ' r � �p':"11 i'� � . .. ��I k 1.. i* I�a �� P d �, ,, ,I'�'� ., . v' S . ' I, I �5 ii Iv��:1b � � . a �I: �i �' `� ��!j:'�i��'�� .,, ilV, _ bPV :h, uih �.��.... I,:ee.: � I . ��X�;. � � � r�.:�.l.i;r" . .. r� r �4 � 'I I y��' � � I�i;p� �P .i r: �� i� �� '��• � �� ,. �F,. I ; _' ��ot s , 1 I .J �•c r 9 ,�.A;.�I.. r�vsN"^iN��. ,�. 1 ., . �� ,,,', I � , . 89A ARCH. GENERA� �lOTES 1. ALL EXT. WALLS TO BE 2X6 WD. STUDS � 16" O.C. 2. ALL CORRIDOR WALLS TO 2X6 WD. STUDS C� 1 b" O.C. AS INDICATED. 3. ALL DARKENED WAILS SHALL BE 2X4 WD. STUDS � 16" O.C. AS INDICATEO. 4. PARTY WALLS TO BE 2X6 TOP & BTM. PLATES W/ _ 2X4'S STAGGERED 12" O.C. 5. BUILDING SHALL BE ONE HOUR FIRE RATED THRU OUT. 6 IAUNDRY CHUTE AND COVER SHALL HAVE ONE HOUR FIRE RATING. 7. ATTIC ACCESS HATCH SHALL BE 22"X36" TO BE ONE HOUR FIRE RATED ASSEMBLY. TRIM W/ WD. AROUND OPENING BY FIN. CARPENTER (SUB—CONTR.} C�GRDINATE W/ iRUSS LAYOUT. 8. PROVIDE 2X4 SUSPENDED CEILING SYSTEM IN CORRIGOR AND VERIFY CEILING HEIGHT OF PIPE �HASE FIRST fLR. ONLY (ONE HOUR FIRE RATED CEILING) UNLESS OTHERWISE NOTED. 9. CENTER WDWS. IN UNITS ULES OTHERWISE NOTED. 10. BUILDING SHALL 8E EQUIPTED W/ A NFPA 13R SPkINKLER SUPPRESION SYSTEM. FLANS & 5PECS. SNALL BE SUBMITTED FOR APPROVAL BY THE SPRINKLER SYSTEM CONTRACTOR UPON COMPLETION OF BEING HIRED. 11. ELEVATOR PLANS & SPECIFICATIONS SHALL BE SUBMITfED FOR APPROVAL UPON COMPLfTlON OF i BEING HIRED. DOOR & FRAME SCHEDU�E 7YPF SWING WID'M 06AF DOOR DOOR FRAME fRAME FRAME 'THICKHE55 MATERIAL RAtING THICRNE55 AMTERIAL RATWC A� RH �7' 1 3/�" T6 ALUM 6 7/8" T6 ALUA1 B LN 42' I 3/4� T6 ALUM 6 7/8" T6 AL.UM C RH JB� 1 3/4' T6 ALUM 6 7/8" 16 ALUM 0 LM 36' 1 3/4' T6 /�IUII 6 7/8" T6 ALliA1 E RN 42" 1 3/<" WOOD (iC) 60 MIN 6 7/8" 16 GA MT! 60 MIN F lt1 4Y 1 3/4" WOOD (SC) 60 MIN B 7/8" 16 GA MTL 8U MIN G RH 36" 1 3/Y' WOOD (SC) 90 MIN 6 7/8' i6 GA MTL 90 MIN N LH 35 1 3/4' W000 (SCi 90 MIN 6 7/8' 16 GA MT� 9U MIN I RH 36' 7 3/4 �NOOD (SC) 60 MIN fi 7/8" ib GA MTL 60 MiM J LN 36" 1 3/4' WOOD (SC) 60 MIN 6 7/8" 15 G4 MTL 60 MIN K RH 36" 1 3/4' WOOD (SC) 60 MIN 4 7/B' 1fi GA MTL 60 MIN L lH 36" 1 3/4" WOOD (SC) 60 MIN 4 7/8' 16 GA MTL 60 MIN M RH 36" 1 3/4" WOOD (SC) 20 MIN 6 7/8" 16 G.4 MTL 2D MiN N LH 36' 7 3/4" W000 (SGj 20 AI�N 6 7/8' i6 uA MTL 20 u�N 0 RN 36' 1 3/�' N'000 SC) 20 M1N 4 7jB' 76 Gn MTl 20 MfN � P l.H 36" 7 3,�4' WOOD {SC) 20 1atN 4 7,/8' 16 Ca MTL 20 MIN �' Q RH 36" 1 3/4' � � �� W 20 MIN 4 7/g' 1B GA MTL 20 MIN R LH 3G 1 3/4" �� W 20 MIN 4 7/8" i6 GA MTL 20 MIN iaE cws S RH 16" i 3/R" WOOD (HC1 4 7/B" 16 GA MTL T lH 36" 1 3/8" Ni00D �HC; { �/8' 16 G4 MTL U RH 32" 1 3/8' WOQC fHCj 4 7/8' 16 GA AfTL v Ui 32' 1 3/8" WOOD �HC) 4 7/g" 16 G4 A1Tl W RH }Q' 1 3/B" WOOD HC) � 4 7/S" 16 GA MTl X lN 30" 1 3/6" WOOD �HCI 4 7/8' t6 GA MTL Y RH 21" 1 3/4' WOOD �SC) 60 MIN 4 7/8" 16 GA M7L 60 MIN 2 lH 24� 1 3/4" W000 SCj 60 MIN 4 7/8' 1 fi fy1 MTL 60 MIN ph 48" 1 3/B' WOOD MC) (BI–FOLD 4 7/g' 16 GA MTL (BI–FOL�j � � �t +` �� : �� h;�{h,� 6 d i r.. f �. NOTE: '. EXTERIOR EXIT DOOR SHALL BE EQUIPPED WITH PAN4C HARWARE. 2. TNRESHOLD HEIGHTHS SNALL NOT EXCEED 1/2" FRUM TOF �JF ?HRESHQLD TO FLR. MA,TERIAL. 3. ALL 20 MIN. UN�T DOORS SHALL BE E+�UIPFED W/ A SPRING LOADED HINGE & A 24 MIN. VINY� SMOKE & DRA� STOP. NN R�OM �-4N��H '�CN =: >',_;��_ — r... ___.� ATIQN FLOORS qASE ' ,�lALI.STCElUNGS TRIM R� Y, W vwr., 4C:UIJS, V�M/L BASE WHEN INDICATm 15T F�R. ONIV WHEN INDICATED 3' CER. T1LE � � ✓'� b � � � a, � �C � v �1 � � � � O E.-� �+ � P.O. Box 10519 Farga, ND 5810Fi � i � • _. . . �. . , '. ' ,.,�I � ;�qi,: ��'JI�-�� 1111 �'' ' I �� IIIIII�I CITY OF: MENDOTA HEIGHTS, MN ' � .- . I I r, � FIRST FLOOR PLAN, DR. & WDW. SCHED. ��,� HONEY �70 j g 552 18 SHEET oF DATE: JULY 1992 REv�s�oNs: DAN SMITH — ARCHiTECT SCALE: `�/`�2 = �, �" I Mreby certHy 4ha1 thla plan, spadficatton. or rep ort wos pnpared by m� or und�� my � � BRIAN direcf �up ervislon, ond thot I om o duly DRAWN BY: R.9,s+..+d Archltact unear the lows of ihe Sta1r nf MINNESOTA PROJECT: HERITAG� INf�I 1 i 4 !_!NI � � � , _� __------------- �41�PvU��T,W ii(� N' _�, MfJ. RO,IECT NO.: 92-22 oa�• Reg. Na. MN ,z655 qRCHITECTURAI . � � Ir: � � r� i; • � , �_, n� i P ,�7� i. i�.F-M, ��'JI I Ilj��i;il�ll�,il�l I��il��-.' I� ^I �i�V,il i . . rr4/Vlh��' �' ",. J. �.��.,, i�'..+ ,.��.,ii I'.�,I; I i,�i„ I I I .�.,� . .. . � . �f. i� i i I�� --i . �' i i � . �.� .I .. 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