HomeMy WebLinkAbout2019/12/18 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
DECEMBER 18, 2019
1.Call to order – Roll Call
2.Approval of Minutes
3.Hearings
a.Parkway Residences: comprehensive plan amendment, preliminary and final
plat, and preliminary and final planned unit development.
Applicant: Sela Investments
Location: West 31st Street between Glenhurst Ave. and Inglewood Ave.
Case No.: 19-27-CP; 19-28-S; 19-29-PUD
b.Holy Family Academy conditional use permit and preliminary and final plat
Applicant: The Church of Holy Family Academy of St. Louis Park
Location: 5925 West Lake Street
Case No.: 19-34-CUP; 19-35-S
4.Other Business
5.Communications
6.Adjournment
STUDY SESSION
1.Texa-Tonka small area plan update (30 min.)
If you cannot attend the meeting, please call the Community Development office, 952.924.2575.
Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please
call the administration department at 952/924-2525 (TDD 952/924-2518) at least 96 hours in advance of
meeting.
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Planning commission: Study session
Meeting date: December 18, 2019
Agenda item: 3a
3a Review of the proposed Parkway Residences development
Location: 31st Street West between Glenhurst Ave. and Inglewood Ave.
Case Number: 19-27-CP; 19-28-S; 19-29-PUD
Applicant: Sela Investments
Review Deadline: 60 days: January 25, 2020 120 days: March 25, 2020
Recommended
motions:
Chair to close the public hearing.
Motion to recommend approval of the comprehensive plan
amendment, the preliminary and final plat and the preliminary and final
planned unit development (PUD) subject to the conditions
recommended by staff.
Summary of request: Sela Investments proposes a new development, Parkway Residences. The
proposed development is located along 31st Street West near Glenhurst Avenue South and
consists of four new multi-family buildings adding up to 211 new units. The project will also
include the rehabilitation of three existing apartment buildings that contain 24 units for a
project total of 235 residential units. The development entails the removal of 12 existing
buildings. Parkway Residences is immediately adjacent to Parkway 25, a 112-unit, mixed-use
development with 12,000 square feet of commercial, that was constructed in 2017 by the same
developer.
Site information:
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Site area (acres):
2.5 acres
Current use: Surrounding land uses:
Commercial, single-family, duplex, and
multi-family residential uses
Neighborhood: Triangle
North: Multi-family residential and right-
of-way
East: Multi-family residential
South: Multi-family residential
West: single-family and multi-family
residential uses.
Current 2040 land use guidance Current zoning
TOD - transit oriented development
RM - medium density residential
C-2 general commercial
R-4 multiple-family residence
Proposed 2040 land use guidance Proposed zoning
TOD - transit oriented development
RM - medium density residential
PUD planned unit development
RH - high density residential
Background: The Parkway Residences development is a collection of 15 properties currently
consisting of single-family homes and an assortment of smaller apartment buildings along both
sides of 31st Street West between Inglewood Avenue South and Glenhurst Avenue South. The
development properties are not all contiguous thus the project will be built amongst other
existing buildings. The development will remove twelve of the existing buildings and will
reinvest in the rehabilitation of three apartment buildings. The development consists of four
new multi-family buildings creating 211 new units plus 24 units from the rehabilitated
apartment buildings for a total of 235 residential units. The development plan segments the
project into four campuses to be built in phases: west campus, north campus, southwest
campus and southeast campus plus the three existing apartment buildings to remain.
The north campus (Site 1 – see map below) is toward the center of the site and includes six
existing residential buildings north of 31st Street West. The homes will be replaced with a 4-
story, 95-unit apartment building with two-levels of underground parking. This apartment
building is expected to be the first phase of the project.
The southeast campus (Site 2 – see map below) consists of two single-family homes that will be
developed as a 6-unit townhome. The townhome will be developed with affordable units as
part of the city’s inclusionary housing policy requirement to provide replacement housing for
the naturally occurring affordable housing (NOAH) existing in the project area that will be
demolished as part of the project.
The southwest campus (Site 3 – see map below) is at the corner of Inglewood Avenue South
and 31st Street West. It includes the removal of three existing single-family homes for the
construction of a 4-story, 37-unit apartment building with one level of underground parking.
The southwest campus is proposed to be a later phase of the project.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
The west campus (Site 4 – see map below) includes an existing strip center at the southeast
corner of Inglewood Avenue South and County Road 25 that will be replaced with an 11-story
apartment building. The building will consist of eight-floors of residential units (73 units) with
parking and lobby space in the first two floors and the top floor dedicated to amenity space.
There is one-level of underground parking.
The existing housing includes the three apartment buildings south of 31st Street West that will
remain and be renovated (Sites 5a, 5b, and 5c). The apartments include a total of 24 units of
which 22 are considered naturally occurring affordable housing (NOAH) and will remain as
NOAH designated housing units.
The Parkway Residences development is proposed to start construction in the spring of 2020
with the 4-story, 95-unit apartment building (Site 1), the 6-unit building (Site 2), and the
renovations of the three existing apartment buildings (Site 5a, 5b, and 5c). The following phases
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
will be based on market demand and entitlements. It is expected that market demand will be
supported by the project being within ½ mile of both the Beltline Station and the West Lake
Station on the Southwest Light Rail (SWLRT) Corridor and based upon the success of Parkway
25. There are no changes to the alignments of the existing utilities or roadways.
Environmental analysis: State rules, administered by the Minnesota Environmental Quality
Board (EQB), required an Environmental Assessment Worksheet (EAW) be completed for the
Parkway Residences development as it exceeds the threshold of a mandatory EAW by having a
total of more than 150 attached units in a development that also require s a change to the
comprehensive plan per MN Rules 4410.4300, subpart 19 C. Residential Development.
Additionally, when combined with Parkway 25, the two projects exceed the threshold for a
mandatory EAW per MN Rules 4410.4300, subpart 1, 3-year look-back requirement. An EAW is
designed to disclose information about the potential negative environmental effects a
proposed development may have and methods to avoid or minimize any negative impacts
before for the project is permitted and built. An EAW analyzes the effects of a project on land
use, zoning, geology and soils, water resources, stormwater, contamination, sensitive or
endangered species, historic properties, noise, and traffic.
The EAW for Parkway Residences development was completed by the consult ing firm Loucks
Inc. and was approved for distribution by city council on October 7, 2019. The EAW was
published in the EQB Monitor on October 21, 2019, and the comment period lasted from
October 21, 2019 to November 20, 2019. Four regulatory agencies submitted written
comments, though no substantial comments were made.
City council approved the resolution for a record of decision and the negative declaration on
December 2, 2019 demonstrating that there is not a need for an environmental impact
statement (EIS) for the Parkway Residences redevelopment.
Present considerations: The applicant requests that the city:
1. Amend the Comprehensive Plan 2040 Land Use Map for the north site (Site 1) and the
southwest site (Site 3) from RM – Medium Density Residential to RH – High Density
Residential.
2. Approve a preliminary and final plat to combine parcels for development (Sites 1, 2, and
3).
3. Amend the zoning map and zoning ordinance to rezone the subject properties from R-4
Multiple-Family Residential to PUD – Planned Unit Development (Sites 1, 2, 3, and 4).
Zoning analysis:
Comprehensive plan amendment: The applicant requests a change to the future land use
designation of portions of the development site from RM – Medium Density Residential to RH –
High Density Residential for Site 1 and Site 3. Below is an excerpt from the Comprehensive Plan
Land Use Map.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
A request for amending the city’s land use plan and zoning map should be evaluated from the
perspective of land use planning principles and community goals. These reflect the community’s
long-range vision and broad goals about what kind of community it wants to be and what makes
strong neighborhoods.
This amendment request is driven by a specific proposal for development. The request is for
residential development at a density of approximately 75 units per acre, which is considered High
Density (RH) in the Comprehensive Plan. The amendment may be evaluated independently of
the development proposal against the goals of the Comprehensive Plan for the subject
properties. The amendment itself does not permit the proposed development but is one step in
the approvals process.
General Consistency with the Comprehensive Plan
The city’s land use plan should reflect the broad goals, policies and implementation strategies
incorporated in the Comprehensive Plan. These elements are the basis for evaluating the
requested change.
Livable Communities Goal #2: Promote building and site design that creates a connected,
human scale, multi-modal, and safe environment for people who live and work here.
A. Encourage quality design in new construction such as building orientation, scale,
massing and pedestrian access.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
B. Encourage new buildings to orient to walkable streets with appropriate build ing height
to street width ratios.
Residential Land Use Goal #1: Create a mix of residential land uses and housing types to
increase housing choices, including affordable housing, and increase the viability of
neighborhood services through redevelopment or infill development.
B. Promote and support the development of medium and high-density residential land
uses near commercial centers and nodes.
C. Ensure that new and redeveloped medium and high-density residential land uses are
located within walking distance of transit and commercial services.
Housing Goal #3: Multi-family: The city is committed to promoting quality multi-family
developments, both rental and owner occupied, in appropriate locations, including near transit
centers, retail and employment centers and in commercial mixed-use districts.
A. Promote the preservation and maintenance of existing multi-family housing stock.
B. Increase densities and housing options on high-frequency transit routes and near rail
stations.
Housing Goal #6 Affordable Housing: The city is committed to promoting affordable housing
options for low- and moderate-income households
B. Continue to support the preservation of naturally-occurring affordable housing.
C. Promote the inclusion of affordable housing in new developments, including those
located near the Southwest Light Rail Transit Corridor and other transit nodes, retail,
and employment centers and commercial mixed-use districts.
Approving the Comprehensive Plan Land Use Map Amendment will allow for additional housing
units, including affordable units, in an area that is well served by transit and is located ½ mile
from both the Beltline LRT Station and the West Lake LRT Station. The general area of the
development proposal consists of a mix of small and medium scale multi-family residential
buildings along 31st Street. To the west are some single-family homes, and medium scale multi-
family residential uses. To the east are three single-family homes and new multi-family
buildings located in Minneapolis. The proposed development would provide higher density
apartment housing, including affordable units, in multiple residential buildings that fit into the
scale of nearby development.
The request to change the land use designations to RH – High Density Residential is consistent
with the adjacent properties to the north, which are currently guided TOD – Transit-Oriented
Development.
Availability of Infrastructure
• Water and sewer: City engineering and operations staff have reviewed the proposed
development and found the public water and sewer infrastructure in the area to be
adequate to serve the proposed development.
• Traffic: A traffic study was completed and is attached to this report. The study includes
an analysis of how the proposed development may impact the overall number of vehicle
trips in the area as well as turning movements and the level of service of nearby
intersections.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
The study found Parkway Residences to have minimal impact to the transportation
network and no changes will be necessary to the surrounding street network.
• Stormwater: City engineering staff finds that the development complies with
stormwater requirements. The applicant will be required to obtain both city and
Minnehaha Creek Watershed District permits prior to construction.
Impacts to surrounding properties and the physical character of the neighborhood
Removal of the existing buildings and redevelopment of the parcels will change the character of
the area. However, the scale and massing of the proposed buildings is similar to the previously
redeveloped sites in the area, with 4-story buildings that appear smaller along 31st Street
because of an upper story step-back. Additionally, ground floor units will have individual
entrances, creating a more pedestrian scaled and walkable community.
Staff finds the goals and policies of the 2040 Comprehensive Plan support the reguidance of
these properties to RH – High Density Residential designation.
Preliminary and final plat analysis: Sela Investments seeks preliminary and final plat approval
to combine six lots for the 94-unit building (Site 1), two lots for the 6-unit building (Site 2) and
three lots for the 37-unit building (Site 3). Site 4 has previously been platted and no further
action is necessary.
Lots: The subdivision proposal will create three lots.
Lot 1, Block 1, Manhattan Park Second Addition will have a lot area of 59,882 square feet or
1.375 acres. This lot will be the location of the 94 unit, 4-story residential building (Site 1). The
density for this site is 74 units per acre.
Lot 1, Block 2, Manhattan Park Second Addition will have a lot area of 21,609 square feet or
0.496 acres. This lot will be the location of the 37 unit, 4-story residential building (Site 3). The
density for this site is 75 units per acre.
Lot 1, Block 3, Manhattan Park Second Addition will have a lot area of 10,372 square feet or
0.238 acres. This lot will be the location of the 6 unit, 3-story residential building (Site 2). The
density for this site is 25 units per acre.
Easements: Drainage and utility easements are provided along all property lines as per the
requirements of the city’s subdivision ordinance. The applicant is requesting a six-foot drainage
and utility easement for Lot 1, Block 1 and Lot 1, Block 2 along 31st Street. All other easements
abutting city right-of-way are ten feet in width, and easements provided along all internal
property lines are five feet in width.
Private access easements will be required prior to the issuance of building permits between
Parkway 25 and the north campus (Site 1), and between the southeast campus (Site 2) and the
existing multi-family building at 3925 31st Street.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Park dedication: The Parks and Recreation Advisory Commission (PRAC) reviewed the park and
trail dedications for the proposed development on October 23, 2019. PRAC recommended pa rk
and trail dedication fees in lieu of land. According to Hennepin County records, all of the parcel s
have been previously platted, and dedication fees have already been paid for all of the existing
residential units. However, park and trail dedication fees will need to be collected for all new
dwelling units. The 2019 fee schedule sets the residential p ark dedication fee at $1,500 per
dwelling unit and the residential trail dedication fee at $225 per dwelling units.
Staff finds the preliminary and final plat meet city requirements.
PUD analysis:
Description: The developer requests approval of a preliminary and final Planned Unit
Development (PUD). A PUD is a rezoning and zoning text amendment that established the
regulations for a specific property. The site is currently zoned R-4, Multiple Family Residential
and C-2, General Commercial.
The 2.69-acre site meets the minimum 2-acre requirements to request a PUD. The use of a PUD
zoning for this property is recommended as it allows for conditions and requirements that fit
the context and character of the individual sites and the area.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Building and site design analysis: Parkway Residences meets the PUD ordinance goals for building
and site design. The ordinance requires the city to find that the quality of building and site design
proposed will substantially enhance aesthetics of the site and implement relevant goals and
policies of the Comprehensive Plan. In addition, the following criteria shall be satisfied:
(1) The design shall consider the project as a whole and shall create a unified environment within
project boundaries by ensuring architectural compatibility of all structures, efficient vehicular and
pedestrian circulation, aesthetically pleasing landscape and site features, and design and ef ficient
use of utilities. Staff finds the plan meets this requirement.
(2) The design of a PUD shall achieve compatibility of the project with surrounding land uses, both
existing and proposed, and shall minimize the potential adverse impacts of the PUD o n
surrounding land uses and the potential adverse effects of the surrounding land uses on the PUD.
Staff finds this criteria will be met.
(3) A PUD shall comply with the City’s Green Building Policy. This criteria will be met. The
development intends to use Green Communities criteria to meet the requirements of the policy.
(4) The use of green roofs or white roofs and on-site renewable energy is encouraged. While the
development does not include green roofs, white, roofs, or on-site renewable energy, the
buildings are being constructed with sustainable features including: a surface water management
plan that utilizes a campus wide water infiltration system reducing stormwater runoff, energy
modeling, efficient LED lighting, and insulated underground parking structures. Staff finds this
criteria will be met.
(5) A PUD shall comply with the city’s Inclusionary Housing Policy. This criteria will be met.
Zoning analysis: The following table provides the development metrics. The property will be
rezoned to a Planned Unit Development (PUD). The proposed performance and development
standards, as indicated in the development plans, establish the development requirements for
this property if approved.
Zoning Compliance Table.
Factor Required Site 1 Site 2 Site 3 Site 4 Met?
Use Residential Residential Yes
Lot Area 2.0 acres required
2.69 acres
included
1.375 0.238 0.496 0.59 Yes
Sidewalks Required Provided along all street frontages Yes
Height None with PUD 4 stories:
54 ft
3 stories:
33 ft
4 stories:
50 ft
11 stories:
138 ft
Yes
Building
Materials
Minimum of 60%
Class I materials
North: 91
South: 88
East: 78
West: 74
North: 63
South: 100
East: 60
West: 67
North: 79
South: 88
East: 80
West: 60
North: 65
South: 70
East: 71
West: 69
Yes
Dwelling
Units
Total Proposed:
211
94 6 37 73 Yes
Density TOD: 125 RH: 74 RM: 25 RH: 75 TOD: 124 Yes
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Factor Required Site 1 Site 2 Site 3 Site 4 Met?
(units per
acre
RH: 75
RM: 30
Floor Area
Ratio
None with PUD 2.1 .71 1.9 4.0 Yes
Off-Street
Parking
Residential:
1 space per
bedroom
Total required:
268
Total provided:
313
Required:
119
Provided:
138
Garage: 138
Required:
12
Provided:
10
On-street: 4
Surface: 6
Required:
37
Provided:
37
Garage: 26
On-Street: 11
Required:
100
Provided:
128
Garage: 109
Surface:19
Yes
EV charging
Stations
Depends on size
of parking lot
12 Level 1
1 Level 2
Conduit at
all covered
spaces
None
Required
2 Level 1
Conduit at
all covered
spaces
11 Level 1
1 Level 2
Conduit at
all covered
spaces
Yes
Bicycle
Parking
1 per dwelling
unit plus 1 per 10
automobile
spaces:
Total required:
239
Total Provided:
436
Required:
107
Provided:
182
Required:
8
Provided:
8
Required:
41
Provided:
53
Required:
83
Provided:
193
Yes
Open Area/
DORA
No specific
percentage with
PUD
14% 7%
+1,245 dog
run on site
5c
12% 21% Yes
Landscaping See Landscaping
section
Yes
Setbacks None with PUD
Front: 9’
Rear: 6’
Side: 18’
Side: 19’
Front: 24’
Rear: 56’
Side: 18’
Side: 10’
Front: 6’
Rear: 11’
Side: 12’
Side: 14’
Front: 8’
Rear: 7’
Side: 65’
Side: 19’
None
with
PUD
Mechanical
Equipment
Full screening
required
Provided: Any proposed rooftop equipment shall be
screened by parapet so as not visible from off-site.
All ground floor mechanical shall be screened.
Yes
Sidewalks Required along all
street frontages
Provided along all street frontages Yes
Refuse
handling
Full screening
required
Provided: Garbage, Organics, & Recycling Yes
Transit
service
None required ½ mile from Beltline LRT & West Lake LRT Stations
Located on Metro Transit Bus Line #17
Yes
Stormwater
Management
Meet state and
city requirements
Sites will meet requirements Yes
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Uses: Parkway Residences is a multi-phased residential development, including a combination
of studio, alcove, 1 bedroom, 1 bedroom + den, and 2 bedroom uses. The breakdown of unit
type by site is as follows:
Unit Type Summary
Building Studio Alcove 1 bed/1bath 1bed+/1bath 2bed/2bath TOTALS
Site 1 21 46 4 24 95
Site 2 6 6
Site 3 5 11 21 37
Site 4 8 32 6 27 73
Total 5 40 99 10 57 211
Inclusionary housing policy: In 2019, city council amended the inclusionary housing policy to
require any residential development that requires a comprehensive plan amendment or a
planned unit development rezoning, adhere to the city’s inclusionary housing policy. The policy
requires a 1-to-1 replacement of all existing naturally occurring affordable housing (NOAH). The
policy also requires the overall development provide a certain percentage of affordable units
based on area median income (AMI). The required breakdown is 20% of units at 60% AMI, 10%
of units at 50% AMI, or 5% of units at 30% AMI. The developer can choose what percentage of
affordability they would like to provide.
The total number of new units in the development is 212. The developer is electing to provide
10% of the units at 50% AMI, which requires the creation of 22 affordable units at 50% AMI.
There are 26 naturally occurring affordable housing units in existence t oday. Therefore, the
total number of affordable units required is 26 units.
Parkway Residences is complying with the city’s policy by providing 24 units at 50 percent AMI
located in the rehabbed buildings. City council is supportive of using the rehabilitated buildings
to meet the policy’s requirements. In addition, to meet the remainder of the 1-to-1
replacement requirement, 6 units at 60% AMI will be located in the new 6-unit building located
at Site 2. A total of 30 affordable housing units will be included in the development.
Architectural design: The applicant is requesting composite wood be considered a class I
material. Composite wood is currently not an allowed material per the zoning ordinance.
However, the city is the process of reviewing the architectural material zoning code, and
composite wood may be classified as either a class I or class II material for future buildings.
Composite wood has been approved as a class I material for other buildings throughout the city
including The Melrose Center and Bridgewater Bank Corporate Center. Staff recommends
allowing composite wood as a class I material for this development.
The applicant is complying to the city’s architectural material standards with a minimum of 60%
class I materials on all facades of the building if composite wood is approved as a class I
material. Other class I materials included in the development include brick, glass and stucco.
Height: The buildings range in height from three stories to eleven stories. Site 1 and Site 3,
which are four-story buildings along 31st Street, have been designed to minimize their impact
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
from the street with a fourth-story stepback.
• Site 1 is four stories in height or 54 feet.
• Site 2 is three stories in height or 33 feet.
• Site 3 is four stories in height or 50 feet.
• Site 4 is eleven stories in height or 138 feet.
Lighting: Lighting around the site is minimal and is focused toward the main entrances of the
buildings and the surface parking lots. All lighting will meet the requirements of the zoning
ordinance. Two street lights will be installed along 31st Street.
Access: Vehicular access is provided off Glenhurst Avenue, Inglewood Avenue, 31st Street and
Hwy 7 Service Road.
• Site 1’s parking garage is accessed via a driveway from Glenhurst Avenue and from a
driveway connection through the Parkway 25 parking lot. A private driveway easement
between Parkway 25 and Site 1 will be required prior to issuance of the building permit.
• Site 2’s surface parking lot is located to the south of the building and is accessed via the
parking lot of the building immediately to the west (3925 31st Street). A private driveway
easement between the adjacent apartment building will be required prior to issuance of
the building permit.
• Site 3’s parking garage is accessed via a driveway from Inglewood Avenue.
• Site 4’s parking garage is accessed via a driveway from Inglewood Avenue. The parking
garage will also be connected to Parkway 25’s underground parking garage. The two
parking garages will be separated by a fire rated door to meet building code
requirements. Site 4’s surface parking lot will be combined with the existing Parkway 25
parking lot, and ingress and egress will be provided along the Hwy 7 Service Road.
Parking: City code requires 268 parking spaces based on 1 parking space per bedroom. A total
of 313 parking spaces are provided on-street, in surface lots, and in parking garages.
• Site 1: 119 spaces are required, and 138 spaces are provided in an underground garage.
No on-street parking in front of Site 1 has been counted toward the parking for this
building and is not included in the overall parking counts for the development.
• Site 2: 12 spaces are required, 10 are provided. Six spaces are located in a surface lot
and four spaces are provided on-street. The site is short two spaces, however, Site 1 is
not counting any of the on-street parking adjacent to the site as part of their parking
requirements.
• Site 3: 37 spaces are required, and 37 spaces are provided. 26 spaces are provided in a
garage and 11 spaces are provided on-street.
• Site 4: 102 spaces are required, and 128 spaces are provided. 109 spaces are in a garage
and 19 spaces are provided in a surface lot.
The development will also adhere to the city’s Readiness Ordinance, which requires 800 mhz
radios and security cameras in the parking garages.
Electric vehicle parking: The development complies with the city’s electric vehicle parking
ordinance. A total of 24 level 1 spaces and two level 2 spaces will be provided. All garage
parking will have conduit for future level 1 charging spaces.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Bicycle parking: 239 bicycle parking spaces are required, and 436 spaces are provided. Bicycle
parking is located near building entrances for all buildings, and interior bicycle parking is
provided for Site 1, Site 3, and Site 4.
Landscaping: A total of 328.8 caliper inches of significant trees are being removed from the site.
320.25 caliper inches will be replanted as part of the development. The developer will be
required to pay the difference of 8.55 caliper inches into the city’s tree fund at a rate of $135
per caliper inch ($1,154).
The landscape plan indicates 74 new canopy trees, 31 new ornamental trees, 19 new evergreen
trees, 1,392 new shrubs, and 2,635 new perennials. The project does not meet the city’s
planting and tree replacement requirements. Code allows for alternative landscaping measures
in order to meet the intent of the landscape ordinance including but not limited to outdoor
fireplaces, outdoor space located on the roof and art. Staff will work with the developer to
ensure the development meets the intent of the ordinance as the outdoor spaces are further
refined.
Designed outdoor recreation area (DORA): There is no minimum DORA requirement for
planned unit developments.
• Site 1 DORA is provided by approximately 7,000 square feet of outdoor roof amenity
space, including a swimming pool, and more than 1,000 square feet of seating near the
building’s entrance. Fourteen percent of DORA is provided.
• Site 2 DORA is provided by a seating area near the front of the building, and a dog run
area on the west side of the building. In addition, a 1,245 square foot yard game area
will be installed adjacent to the adjacent renovated building (5c). Seven percent of
DORA is provided on Site 2.
• Site 3 DORA is located on the building’s roof and in the front and side of the building. 12
percent of DORA is provided.
• Site 4 DORA is located on the 11th floor of the building and is designed as an amenity
roof deck. Twenty-one percent of DORA is provided.
Signs: A sign plan was not submitted for review. Sites 1, 2, and 3 shall comply with the same
sign regulations as applied to sites zoned R4 Multiple-Family Residence, and site 4 shall comply
with the sign regulations for sites zoned C-2 General Commercial, however pylon signs will be
prohibited.
Utilities: All utility services to the building will be placed underground. Utility service structures,
such as a generator or transformer, will be screened completely from off-site with materials
consistent with the main building facade. Per the development agreement, buildings will
provide the necessary infrastructure to take advantage of fiber-optic service lines in the vicinity
of the development.
Climate Action Plan: The buildings will adhere to the city’s Green Building Policy and will be
designed to Green Communities criteria. Sustainability features include: a surface water
management plan that utilizes a campus wide water infiltration system reducing stormwater
runoff, energy modeling, efficient LED lighting, and insulated underground parking structures.
15
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
The development is located half a mile from both the Beltline LRT Station and West Lake Street
LRT Station and has frequent bus service via Metro Transit’s #17 Route. This frequent transit
service reduces the need for single-occupancy vehicles and vehicle miles traveled to reduce
vehicle emissions.
Neighborhood meeting: A neighborhood meeting was held on October 29, 2019 at Parkway 25.
Six people attended and three were residents of St. Louis Park. Questions were raised about
parking locations and southwest light rail operations. No major concerns were voiced regarding
the proposed development.
Recommendations:
Staff recommends approval of the Parkway Residences Comprehensive Plan Amendment. Staff
recommends approval of the requested Comprehensive Plan Amendment changing the land use
designation of the future land use map from RM – medium density residential to RH – high
density residential.
Staff recommends approval of the Manhattan Park Second Addition Preliminary and Final Plat
subject to the following conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
this ordinance, approved Official Exhibits, and City Code.
2. All utility service structures shall be buried. If any utility service structure cannot be
buried (i.e. electric transformer), it shall be integrated into the build ing design and 100%
screened from off-site with materials consistent with the primary façade materials.
3. Prior to the City signing and releasing the final plat to the developer for filing with
Hennepin County:
a. A financial security in the form of a cash escrow or letter of credit in the amount
of $1,000 shall be submitted to the city to ensure that a signed Mylar copy of the
final plat is provided to the city.
b. A Planning Development Contract shall be executed between the city and
developer that addresses, at a minimum:
i. The installation of all public improvements including, but not limited to:
sidewalks, boulevards, and the execution of necessary easements related
to such improvements.
ii. A performance guarantee in the form of cash escrow or irrevocable letter
of credit shall be provided to the City of St. Louis Park in the amount of
1.25 times the estimated costs for the installation of all public
improvements (sidewalks and boulevards), placement of iron monuments
at property corners, and the private site stormwater management system
and landscaping.
iii. The applicant shall reimburse City Attorney’s fees in drafting/reviewing
such documents as required in the final plat approval.
iv. The Mayor and City Manager are authorized to execute the Planning
Development Contract.
16
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
c. Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
4. Prior to starting any land disturbing activities, the following conditions shall be met:
a. The developer shall pay to the city the park dedication fee of $156,000 and trail
dedication fee of $23,400 for residential uses.
i. The park dedication fee of $99,000 and trail dedication fee of $14,850 for
residential uses shall be paid prior to starting any land disturbing activities
for Site 1. This fee shall be collected prior to permitting, except demolition
permits.
ii. The park dedication fee of $6,000 and trail dedication fee of $900 for
residential uses shall be paid prior to starting any land disturbing activities
for Site 2. This fee shall be collected prior to permitting, except demolition
permits.
iii. The park dedication fee of $51,000 and trail dedication fee of $7,650 for
residential uses shall be paid prior to starting any land disturbing activities
for Site 3. This fee shall be collected prior to permitting, except demolition
permits.
b. Proof of recording the final plat shall be submitted to the City.
c. Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
d. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and city representatives.
e. All necessary permits shall be obtained.
f. A performance guarantee in the form of cash escrow or irrevocable letter of credit
shall be provided to the City of St. Louis Park for all public improvements (street,
sidewalks, boulevards, utility, street lights, landscaping, etc.) and landscaping.
5. The on-site underground storm water management systems shall be privately-owned and
privately maintained. Access to the system shall be provided to the city for clean-out and
inspection purposes when warranted. Access points shall be covered by a drainage and
utility easement, as provided on the final plat.
Staff recommends approval of the Parkway Residences Preliminary and Final Planned Unit
Development subject to the following conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
this ordinance, approved Official Exhibits, and City Code.
2. All utility service structures shall be buried. If any utility service structure cannot be
buried (i.e. electric transformer), it shall be integrated into the building design and 100%
screened from off-site with materials consistent with the primary façade materials.
3. Prior to starting any land disturbing activities, the following conditions shall b e met:
17
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
a. Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
b. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and City representatives.
c. All necessary permits shall be obtained.
4. Prior to issuance of building permits, the following conditions shall be met:
a. The developer shall sign the City's Assent Form and the Official Exhibits.
b. A Planning Development Contract shall be executed between the Developer and
City that addresses, at a minimum:
i. The conditions of PUD approval as applicable or appropriate.
ii. Alternative landscaping requirements.
iii. The installation of all public improvements including, but not limited to:
sidewalks, boulevards, and the execution of necessary easements related
to such improvements.
iv. Easements related to electronic communication and fiber infrastructure.
v. A performance guarantee in the form of cash escrow or irrevocable letter
of credit shall be provided to the City of St. Louis Park in the amount of
1.25 times of the costs of all public improvements (sidewalks and
boulevards), and the private site stormwater management system and
landscaping.
vi. The developer shall reimburse City attorney’s fees in drafting/reviewing
such documents as required in the final PUD approval.
i. The Mayor and City Manager are authorized to execute said Planning
Development Contract.
c. Final construction plans for all public improvements and private stormwater
system shall be signed by a registered engineer and submitted to the City
Engineer for review and approval.
d. Building material samples and colors shall be submitted to the City for review
and approval.
5. The developer shall comply with the following conditions during construction:
a. All City noise ordinances shall be complied with, including that there be no
construction activity between the hours of 10 p.m. and 7 a.m. Monday through
Friday, and between 10 p.m. and 9 a.m. on weekends and holidays.
b. The site shall be kept free of dust and debris that could blow onto neighboring
properties.
c. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
d. The City shall be contacted a minimum of 72 hours prior to any work in a public
street.
e. Work in a public street shall take place only upon the determination by the City
Engineer (or designee) that appropriate safety measures have been taken to
ensure motorist and pedestrian safety.
f. The developer shall install and maintain chain link security fencing that is at least
six feet tall along the perimeter of the site. All gates and access points shall be
locked during non-working hours.
18
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
g. Temporary electric power connections shall not adversely impact surrounding
neighborhood service.
6. Prior to the issuance of any permanent certificate of occupancy permit the following
shall be completed:
a. Public improvements, private utilities, site landscaping and irrigation, and storm
water management system shall be installed in accordance with the Official
Exhibits.
7. All mechanical equipment shall be fully screened. Rooftop equipment may be located as
indicated in the Official Exhibits so as not to be visible from off-site.
8. The materials used in, and placement of, all signs shall be integrated with the building
design and architecture.
Supporting documents: zoning map exhibit; comprehensive plan amendment resolution;
preliminary and final plat resolution; draft PUD ordinance; traffic study; official exhibits; site
renderings
Prepared by: Jennifer Monson, Planner
Reviewed by: Gary Morrison, Assistant Zoning Administrator
19
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Zoning Map Amendment
20
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Resolution No. 19-___
RESOLUTION SUPPORTING THE APPROVAL OF AN AMENDMENT TO THE 2040
COMPREHENSIVE PLAN FOR THE CITY OF ST. LOUIS PARK UNDER MINNESOA
STATUTES 462.351 TO 462.364 FOR THE PROPERTY LOCATED AT 4000, 4008,
4012, 4020, 4100, 4108, 4125, 4117 and 4105 31ST STREET WEST
Whereas, the 2040 Comprehensive Plan was adopted by the City Council on August 5,
2019; and
Whereas, the use of said Plan will insure a safer, more pleasant, and more economical
environment for residential, commercial, industrial, and public activities and will promote the
public health, safety and general welfare; and
Whereas, said Plan will prepare the community for anticipated desirable change, thereby
bringing about significant savings in both private and public expenditures; and
Whereas, said Plan has taken due cognizance of the planning activities of adjacent units of
government; and
Whereas, said Plan is to be periodically reviewed by the City of St. Louis Park Planning
Commission and amendments made, if justified according to procedures, rules, and laws, and
provided such amendments would provide a positive result and are consistent with other
provisions in the Comprehensive Plan; and
Whereas, the City of St. Louis Park Planning Commission held a public hearing and
recommended adoption of an amendment to said Plan on December 18, 2019; and
Whereas, the City Council has considered the advice and recommendation of the Planning
Commission; and
Whereas, the contents of Planning Case File 19-29-CP are hereby entered into and made
part of the public hearing record and the record of decision for this case; and
Now therefore be it resolved by the City Council of St. Louis Park that said Plan, as
previously adopted by the City Council, is hereby amended as follows:
Change the future land use designation for the properties at 4000, 4008, 4012, 4020,
4100, 4108, 4125, 4117, and 4105 31st Street West from RM – Medium Density
Residential to RH – High Density Residential, and
Changes to the text, tables and figures within the 2040 Comprehensive Plan document as
shown in the attachments to reflect updates to city forecasts and development phasing
based off of the change in land use; changes within the document are found on the
following pages: 5-126 and 5-129.
21
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
City staff are instructed to submit the Comprehensive Plan Amendment to the
Metropolitan Council.
Reviewed for administration: Adopted by the City Council January 21,
2019
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest:
Melissa Kennedy, City Clerk
22
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
5-126: Figure 5-5. 2040 Future Land Use Map
23
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
5—129: Table 5.2 2040 Future land use Plan
Future Land Use Gross Acres Net Acres % Net
RL - Low Density
Residential 2,520.67 2,484.21 35.96%
RM - Medium Density
Residential
402.12
400.25
385.86
383.99
5.59%
5.56%
RH – High Density
Residential
214.02
215.89
205.38
207.25
2.97%
3.00%
MX - Mixed Use 21.58 21.58 0.31%
TOD - Transit Oriented
Development 81.76 81.76 1.18%
COM - Commercial 277.97 277.64 4.02%
OFC - Office 232.31 215.16 3.11%
BP - Business Park 103.81 103.65 1.50%
IND - Industrial 244.41 206.23 2.99%
CIV - Civic 216.29 210.70 3.05%
PRK - Park and Open
Space 916.67 557.54 8.07%
ROW - Right of Way 1,517.14 1,508.78 21.84%
RRR - Railroad 159.98 150.81 2.18%
Water/Wetlands - 499.45 7.23%
Total 6,908.74 6,908.74 100.00%
24
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Resolution No. 19-____
Resolution approving preliminary and final plat of
Manhattan Park Second Addition
3917, 3921, 4000, 4008, 4012, 4020, 4100, 4108, 4125, 4117, and 4105 31st Street West.
Whereas, Sela Investments, LLC, owner of land proposed to be platted as Manhattan Park
Second Addition has submitted an application for approval of preliminary and final plat in the
manner required for platting of land under the St. Louis Park Ordinance Code, and all
proceedings have been duly had thereunder; and
Whereas, the proposed preliminary and final plat has been found to be in all respects
consistent with the Comprehensive Plan and the regulations and requirements of the laws of
the State of Minnesota and the ordinances of the City of St. Louis Park; and
Whereas, the proposed plat is situated upon lands in Hennepin County, Minnesota, legally
described in “Exhibit A” attached hereto.
Now therefore be it resolved the proposed preliminary and final plat of Manhattan Park
Second Addition is hereby approved and accepted by the City as being in accord and conformity
with all ordinances, City plans and regulations of the City of St. Louis Park and the laws of the
State of Minnesota, provided, however, that this approval is made subject to the opinion of the
City Attorney and Certification by the City Clerk and subject to the following conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
this ordinance, approved Official Exhibits, and City Code.
2. All utility service structures shall be buried. If any utility service structu re cannot be
buried (i.e. electric transformer), it shall be integrated into the building design and 100%
screened from off-site with materials consistent with the primary building façade
materials.
3. Prior to the City signing and releasing the final plat for filing with Hennepin County:
a. A financial security in the form of a cash escrow or letter of credit in the amount
of $1,000 shall be submitted to the City to ensure that a signed Mylar copy of the
final plat is provided to the City.
b. A Planning Development Contract shall be executed between the City and
Developer that addresses, at a minimum:
i. The installation of all public improvements including, but not limited to:
sidewalks, boulevards, stormwater mains, and the execution of necessary
easements related to such improvements.
ii. A performance guarantee in the form of cash escrow or irrevocable letter
of credit shall be provided to the City of St. Louis Park in the amount of
1.25 times the estimated costs for the installation of all public
improvements (sidewalks and boulevards), placement of iron monuments
at property corners, and the private site stormwater management system
and landscaping.
25
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
iii. The applicant shall reimburse City Attorney’s fees in drafting/reviewing
such documents as required in the final plat approval.
c. Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
4. Prior to starting any land disturbing activities, the following conditions shall be met:
a. The developer shall pay to the city the park dedication fee of $156,000 and trail
dedication fee of $23,400 for residential uses.
i. The park dedication fee of $99,000 and trail dedication fee of $14,850 f or
residential uses shall be paid prior to starting any land disturbing activities
for Site 1. This fee shall be collected prior to permitting, except demolition
permits.
ii. The park dedication fee of $6,000 and trail dedication fee of $900 for
residential uses shall be paid prior to starting any land disturbing activities
for Site 2. This fee shall be collected prior to permitting, except demolition
permits.
iii. The park dedication fee of $51,000 and trail dedication fee of $7,650 for
residential uses shall be paid prior to starting any land disturbing activities
for Site 3. This fee shall be collected prior to permitting, except demolition
permits.
b. Proof of recording the final plat shall be submitted to the City.
c. Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
d. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and City representatives.
e. All necessary permits shall be obtained.
f. A performance guarantee in the form of cash escrow or irrevocable letter of credit
shall be provided to the City of St. Louis Park for all public improvements (street,
sidewalks, boulevards, utility, street lights, landscaping, etc.) and landscaping.
5. The on-site underground storm water management systems shall be privately-owned and
privately maintained. Access to the system shall be provided to the City for clean-out and
inspection purposes when warranted. Access points shall be covered by a drainage and
utility easement, as provided on the final plat.
6. The developer or owner shall pay an administrative fee of $750 per violation of any
condition of this approval.
It is further resolved The City Clerk is hereby directed to supply two certified copies of this
Resolution to the above-named owner and subdivider, who is the applicant herein.
The Mayor and City Manager are hereby authorized to execute all contracts required herein, and
the City Clerk is hereby directed to execute the certificate of approval on behalf of the City Council
upon the said plat when all of the conditions set forth have been fulfilled.
Such execution of the certificate upon said plat by the Cit y Clerk, as required under Section 26-
123(1)j of the St. Louis Park Ordinance Code, shall be conclusive showing of proper compliance
26
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
therewith by the subdivider and City officials charged with duties above described and shall
entitle such plat to be placed on record forthwith without further formality.
The City Clerk is instructed to record certified copies of this resolut ion in the Office of the
Hennepin County Register of Deeds or Registrar of Titles as the case may be.
Reviewed for administration: Adopted by the City Council January 21,
2019
Thomas K. Harmening, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
27
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
EXHIBIT “A”
LEGAL DESCRIPTIONS
SITE 1:
NO. 238751. REFERENCE ADDRESS: 4000 31ST WEST, ST. LOUIS PARK, MN
LOT 1, BLOCK 3, MANHATTAN PARK, ACCORDING TO RECORD PLANT THEREOF, HENNEPIN
COUNTY, MINNESOTA
NO. NCS-852063-MPLS. REFERENCE ADDRESS: 4008 31ST STREET WEST, ST. LOUIS PARK
MINNESOTA.
PARCEL A: LOTS 2 AND 3, BLOCK 3, “MANHATTAN PARK, MINNEAPOLIS, MINN.” (TORRENS)
PARCEL B: LOT 4, BLOCK 2, MANHATTAN PARK, MINNEAPOLIS, MINN. (ABSTRACT)
NO. NCS-852060-MPLS. REFERENCE ADDRESS: 4012 31ST WEST, ST. LOUIS PARK, MN
LOT 5 AND THE EAST 6 FEET OF LOT 6, BLOCK 3, MANHATTAN PARK, MINNEAPOLIS, MINN.
(ABSTRACT)
NO. NCS-852061-MPLS. REFERENCE ADDRESS: 4020 31ST WEST, ST. LOUIS PARK, MN
LOT 7 AND THAT PARK OF LOT 6 LYING WESTERLY OF THE EAST 6 FEET OF SAID LOT 6, ALL IN
BLOCK 3, MANHATTAN PARK, MINNEAPOLIS, MINN., TOGETHER WITH THAT PART OF VACATED
HALIFAX AVENUE ADJACENT THERETO, LYING EAST OF THE CENTERLINE THEREOF BETWEEN
THE NORTH LINE OF 31ST STREET AND THE WESTERLY EXTENSION OF THE SOUTHERLY LINE OF
THE ALLEY IN SAID BLOCK 3. (ABSTRACT)
NO. NCS-852059-MPLS. REFERENCE ADDRESS: 4100 31ST WEST, ST. LOUIS PARK, MN
LOT 1, BLOCK 4, “MANHATTAN PARK, MINNEAPOLIS, MINN.” AND ALL OF THE ADJOINING
VACATED ALLEY DEDICATED IN SAID PLAT WHICH LIES BETWEEN THE NORTHERLY EXTENSIONS
ACROSS IT OF THE EAST AND WEST LINES OF SAID LOT 1 AND THAT PART OF ADJOINING
VACATED HALIFAX AVENUE DEDICATED IN SAID PLAT WHICH LIES WEST OF THE CENTER LINE
OF SAID AVENUE AND BETWEEN THE NORTH LINE OF SAID PLAT AND THE EASTERLY EXTENSION
ACROSS IT OF THE SOUTH LINE OF SAID LOT 1. (TORRENS)
NO. NCS-852062-MPLS. REFERENCE ADDRESS: 4008 31ST WEST, ST. LOUIS PARK, MN
LOTS 2 AND 3, BLOCK 4, MANHATTAN PARK, MINNEAPOLIS, MINN., TOGETHER WITH THAT
PART OF THE ADJOINING VACATED ALLEY DEDICATED IN SAID PLAT, LYING BETWEEN THE
NORTHERLY EXTENSIONS OF THE WEST OF SAID LOT 3 AND THE EAST LINE OF SAID LOT 2.
(ABSTRACT)
SITE 2:
NO. 06-028-24-11-033. REFERENCE ADDRESS: 3917 31ST STREET WEST, ST. LOUIS PARK, MN
LOT 1, BLOCK 007, MANHATTAN PARK, MINNEAPOLIS, MINN. (ABSTRACT) 28
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
NO. 06-028-24-11-0036. REFERENCE ADDRESS: 3921 31ST WEST, ST. LOUIS PARK, MN
LOTS 12, 13, AND 14, BLOCK 007, MANHATTAN PARK, MINNEAPOLIS, MINN. (ABSTRACT)
SITE 3:
NO. 06-028-24-11-0026. REFERENCE ADDRESS: 4105 31ST WEST, ST. LOUIS PARK, MN
BLOCK 005. WEST 38 7/10 FEET OF LOTS 1,2, AND 3 AND THAT PART OF LOTS 14, 15, AND 16
INCLUDING ADJACENT VACATED ALLEY. (ABSTRACT)
NO. 06-028-24-11-0027. REFERENCE ADDRESS: 4117 31ST WEST, ST. LOUIS PARK, MN
BLOCK 005. EAST 55 FEET OF WEST 110 FEET OF LOTS 14, 15, AND 16. (ABSTRACT)
NO. 06-028-24-11-0028. REFERENCE ADDRESS: 4125 31ST WEST, ST. LOUIS PARK, MN
BLOCK 005. WEST 55 FEET OF LOTS 14, 15, AND 16. (ABSTRACT)
29
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
Ordinance No. ___-19
Ordinance amending the St. Louis Park City Code relating to zoning by creating
Section 36-268-PUD 15 as a Planned Unit Development Zoning District for the
property located at 4051 Highway 7 and 3917, 3921, 4000, 4008, 4012, 4020,
4100, 4108, 4105, 4117, 4125 31st Street West.
The City of St. Louis Park does ordain:
Section 1. The city council has considered the advice and recommendation of the planning
commission (Case No. 19-29-PUD) for amending the Zoning Ordinance Section 36-268-PUD 15.
Section 2. The Comprehensive Plan designates this property as Transit-Oriented
Development, High Density Residential and Medium Density Residential.
Section 3. The Zoning Map shall be amended by reclassifying the following described
lands from C-2 General Commercial to PUD 15:
Lot 1, Block 1, Thomas O. Heggen’s Addition, Hennepin County, Minnesota
Section 4. The Zoning Map shall be amended by reclassifying the following described
lands from R4 Multiple Family Residence to PUD 15:
Lot 1, Block 1, Manhattan Park Second Addition, Hennepin County, Minnesota
Lot 2, Block 1, Manhattan Park Second Addition, Hennepin County, Minnesota
Lot 3, Block 1, Manhattan Park Second Addition, Hennepin County, Minnesota
Section 5. The St. Louis Park Ordinance Code Section 26-268 is hereby amended to add
the following Planned Unit Development Zoning District:
Section 36-268-PUD 15.
(a) Development Plan.
The property shall be divided into four zones, as indicated on the PUD Exhibit of the Official Exhibits.
The zones shall be established by dividing the site into a north campus, a southeast campus, a
southwest campus, and a west campus. The north campus shall be called “Site 1”, the southeast
campus shall be called “Site 2”, the southwest campus shall be called “Site 3”, and the west campus
shall be called “Site 4”.
(1) Site 1
A. Site 1, legally described as Lot 1, Block 1, Manhattan Park Second Addition,
Hennepin County, Minnesota, shall be developed, used, and maintained in
conformance with the following Final PUD signed Official Exhibits:
1. C1.0.0 Title Sheet
2. V1.1.0 Alta/NSPS Land Title Survey
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
3. C1.1.0 Removals Plan
4. C1.2.0 Site Plan
5. C1.3.0 Grading Plan
6. C1.4.0 Utility Plan
7. C1.5.0 Civil Details
8. C1.5.1 Civil Details
9. C1.5.2 Civil Details
10. SW1.1.0 SWPPP Existing Conditions
11. SW1.1.1 SWPPP Proposed Conditions
12. SW1.1.2 SWPP – Details
13. SW1.1.3 SWPPP – Narrative
14. SW1.1.4 SWPPP – Attachments
15. SW1.1.5 SWPPP - Attachments
16. 0.0 Cover sheet
17. 1.0 Floor Plan Level P2
18. 2.0 Floor Plan Level P1
19. 3.0 Floor Plan Level 1
20. 4.0 Floor Plan Level 2
21. 5.0 Floor Plan Level 3
22. 6.0 Floor Plan Level 4
23. 7.0 East & West Elevation
24. 8.0 North Elevation
25. 9.0 South Elevation
26. 23.0 DORA Site Plan
27. AL101A Photometric Plan West
28. AL101B Photometric Plan East
29. LS101 Landscape Layout Plan
30. LP101 Planting Plan
31. C1.2.1 Overall Site Plan
32. C1.3.1 Overall Grading Plan
33. C1.4.1 Overall Utility Plan
34. C1.4.2 Public Utility Plan and Profile
35. C.1.4.3 Public Utility Plan and Profile
36. L001 Tree Preservation Plan
37. LS100 Landscape Plan
38. LP500 Planting Details
39. LS500 Landscape Details
B. Site 1 shall also conform to the following requirements:
1. Parking shall be provided off street in structured parking.
i. A total of 138 parking spaces will be provided.
2. The property shall be developed with 95 residential units.
3. The maximum height shall not exceed 54 feet and four (4) stories
4. The site shall include a minimum 12 percent designed outdoor recreation
area. 31
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
(2) Site 2
A. Site 2, legally described as Lot 3, Block 1, Manhattan Park Second Addition,
Hennepin County, Minnesota, shall be developed, used, and maintained in
conformance with the following Final PUD signed Official Exhibits:
1. C2.0.0 Title Sheet
2. V2.1.0 Alta/NSPS Land Title Survey
3. C2.1.0 Removals Plan
4. C2.2.0 Site Plan
5. C2.3.0 Grading Plan
6. C2.4.0 Utility Plan
7. C2.5.0 Civil Details
8. C2.5.1 Civil Details
9. C2.5.2 Civil Details
10. SW2.1.0 SWPPP Existing Conditions
11. SW2.1.1 SWPPP Proposed Conditions
12. SW2.1.2 SWPP – Details
13. SW2.1.3 SWPPP – Narrative
14. SW2.1.4 SWPPP – Attachments
15. SW2.1.5 SWPPP - Attachments
16. 10.0 Floor Plans
17. 11.0 Building Elevations
18. 23.0 DORA Site Plan
19. AL102 Photometric Plan
20. LS102 Landscape Layout Plan
21. LP102 Planting Plan
B. Site 2 shall also conform to the following requirements:
1. Parking shall be provided off-street in a surface lot and on-street.
i. A total of 6 parking spaces will be provided in the surface lot
2. The property shall be developed with six (6) residential units.
3. The maximum height shall not exceed 33 feet and three (3) storie s
4. The site shall include a minimum seven (7) percent designed outdoor
recreation area.
(3) Site 3
A. Site 3, legally described as Lot 2, Block 1, Manhattan Park Second Addition,
Hennepin County, Minnesota, shall be developed, used, and maintained in
conformance with the following Final PUD signed Official Exhibits:
1. C3.0.0 Title Sheet
2. V3.1.0 Alta/NSPS Land Title Survey
3. C3.1.0 Removals Plan
4. C3.2.0 Site Plan
32
Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
5. C3.3.0 Grading Plan
6. C3.4.0 Utility Plan
7. C3.5.0 Civil Details
8. C3.5.1 Civil Details
9. C3.5.2 Civil Details
10. SW3.1.0 SWPPP Existing Conditions
11. SW3.1.1 SWPPP Proposed Conditions
12. SW3.1.2 SWPP – Details
13. SW3.1.3 SWPPP – Narrative
14. SW3.1.4 SWPPP – Attachments
15. SW3.1.5 SWPPP - Attachments
16. 12.0 Floor Plan Level 1
17. 13.0 Floor Plan Level 2
18. 14.0 Floor Plan Level 3
19. 15.0 Floor Plan Level 4
20. 15.2 Floor Plan Roof Deck
21. 16.0 Elevation – North
22. 17.0 Elevation – South
23. 18.0 Elevation – East & West
24. 23.0 DORA Site Plan
25. AL103 Photometric Plan
26. LS103 Landscape Layout Plan
27. LS103 Layout Plan
28. LP103 Planting Plan
B. Site 3 shall also conform to the following requirements:
1. Parking shall be provided off-street in structured parking and on-street.
i. A total of 26 parking spaces will be provided in structured parking.
2. The property shall be developed with 37 residential units.
3. The maximum height shall not exceed 50 feet and four (4) stories
4. The site shall include a minimum 12 percent designed outdoor recreation
area.
(4) Site 4
A. Site 4, legally described as Lot 1, Block 1, Thomas O. Heggen’s Addition, Hennepin
County, Minnesota, shall be developed, used, and maintained in conformance with
the following Final PUD signed Official Exhibits:
1. C4.0.0 Title Sheet
2. V4.1.0 Alta/NSPS Land Title Survey
3. C4.1.0 Removals Plan
4. C4.2.0 Site Plan
5. C4.3.0 Grading Plan
6. C4.4.0 Utility Plan
7. C4.5.0 Civil Details
8. C4.5.1 Civil Details
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
9. C4.5.2 Civil Details
10. SW4.1.0 SWPPP Existing Conditions
11. SW4.1.1 SWPPP Proposed Conditions
12. SW4.1.2 SWPP – Details
13. SW4.1.3 SWPPP – Narrative
14. SW4.1.4 SWPPP – Attachments
15. SW4.1.5 SWPPP - Attachments
16. 19.0 Floor Plan Level P1-3
17. 20.0 Floor Plan Level 4-11
18. 21.0 Building Elevations
19. 22.0 Building Elevations
20. 23.0 DORA Site Plan
21. AL104 Photometric Plan
22. LS102 Landscape Layout Plan
23. LP102 Planting Plan
B. Site 4 shall also conform to the following requirements:
1. Parking shall be provided off-street in structured parking and in a surface lot.
i. A total of 19 parking spaces will be provided in the surface lot
ii. A total of 109 parking spaces will be provided on-street.
2. The property shall be developed with 73 residential units.
3. The maximum height shall not exceed 138 feet and eleven (11) stories
4. The site shall include a minimum 12 percent designed outdoor recreation
area.
(b) Uses.
A. Permitted uses:
The following uses are permitted in PUD 15:
1. Multiple-family dwellings. Uses associated with the multiple-family dwellings,
including but not limited to, the residential office, fitness facility, mail room,
assembly room or general amenity space.
B. Accessory uses:
Accessory uses are as follows:
1. Home occupations are permitted with the condition that they comply with all
of the following conditions:
i. All material or equipment shall be stored within an enclosed
structure.
ii. Operation of the home occupation is not apparent from the public
right-of-way.
iii. The activity does not involve warehousing, distribution or retail sales
of merchandise produced off the site.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
iv. No person is employed at the residence who does not legally reside in
the home except that a licensed group family day care facility may
have one outside employee.
v. No light of vibration originating from the business operation is
discernible at the property line.
vi. Only equipment, machinery and materials which are normally found
in the home are used in the conduct of the home occupation.
vii. No more than one non-illuminated wall sign limited to two square
feet in area is used to identify the home occupation.
viii. Space within the dwelling devoted to the home occupation does not
exceed one room or ten percent of the floor area, whichever is
greater.
ix. No portion of the home occupation is permitted within any attached
or detached accessory building.
x. The structure housing the home occupation conforms to the building
code; and in the case where the home occupation is day care or if
there are any customers or students, the home occupation has
received a certificate of occupancy.
2. Gardens.
3. Parking lots.
4. Public transit stops/shelters.
5. Outdoor seating, public address (PA) systems are prohibited.
6. Outdoor uses and outdoor storage are prohibited.
7. Accessory utility structures including:
i. Small wind energy conversion system as defined in 36-4 Definitions.
ii. Solar energy systems. A solar energy system with a supporting
framework that is either place on, or anchored in, the ground and
that is independent of any building or other structure; or that is
affixed to or an integral part of a principal or accessory building,
including but not limited to photovoltaic or hot water solar energy
systems which are contained within roofing materials, windows,
skylights, and awnings.
iii. Cisterns and rainwater collection systems.
(c) Special Performance Standards
A. All general zoning requirements not specifically addressed in this ordinance shall
be met, including but not limited to: outdoor lighting, architectural design,
landscaping, parking, and screening requirements.
B. All trash, garbage, waste materials, trash containers, and recycling containers
shall be kept in the manner required by this Code. All trash handling and loading
areas shall be screened from view within a waste enclosure.
C. Signage shall be subject to the regulations found in Section 36-362 pertaining to
signs.
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Regular meeting meeting of December 18, 2019 (Item No. 3a)
Title: Review of the proposed Parkway Residences development
1. Site 1, Site 2, and Site 3 shall be subject to the sign regulations for R-4
districts.
2. Site 4 shall be subject to the sign regulations for C-2 districts.
3. Pylon signs shall be prohibited.
D. Composite wooden resin paneling a minimum of seven (7) millimeters thick shall
be considered a Class I material.
E. Awnings.
1. Awnings shall be constructed of heavy canvas fabric, metal and/or glass.
Plastic and vinyl awnings are prohibited.
2. Backlit awnings shall be prohibited.
Section 6. This ordinance shall take effect February 28, 2020
Reviewed for administration: Adopted by the City Council February 3,
2020
Thomas K. Harmening, city manager Jake Spano, mayor
Attest: Approved as to form and execution:
Melissa Kennedy, city clerk Soren Mattick, city attorney
First reading January 21, 2020
Second reading February 3, 2020
Date of publication February 13, 2020
Date ordinance takes effect February 28, 2020
36
37
Memorandum
1 CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM
SRF No. 12630.00
To: Jennifer Monson, AICP
City of St. Louis Park
From: Tom Sachi, PE, Associate
Zach Toberna, EIT
Date: September 6, 2019
Subject: Parkway Residences Development Traffic and Parking Study
Introduction
SRF has completed a traffic and parking study for the proposed residential development located in
the southeast quadrant of the CSAH 25 and Inglewood Avenue intersection in St. Louis Park, MN
(see Figure 1: Project Location). The main objectives of this study are to review existing operations
within the study area, evaluate traffic and parking impacts to the adjacent roadway network, and
recommend any necessary improvements to accommodate the proposed development. The following
sections provide the assumptions, analysis, and study conclusions offered for consideration.
Existing Conditions
The existing conditions were reviewed to establish a baseline to identify any future impacts associated
with the proposed development. The evaluation of existing conditions includes various data collection
efforts and an intersection capacity analysis, which are outlined in the following sections.
Data Collection
Vehicle turning movement and pedestrian/bicyclist counts were collected by SRF during the a.m. and
p.m. peak periods the week of April 4, 2019 at the following intersections:
CSAH 25 and France Avenue
CSAH 25 Frontage Road and France Avenue
CSAH 25 Frontage Road and Glenhurst Avenue
CSAH 25/CSAH 25 Frontage Road and Inglewood Avenue
Glenhurst Avenue and West 31st Street
Inglewood Avenue and West 31st Street
Observations were completed to identify are roadway characteristics (i.e. roadway geometry, speed
limits, and traffic controls). Currently, CSAH 25 and Minnetonka Boulevard are four-lane divided
roadways with a 35-mile per hour (mph) posted speed limit in the study area, while other area roadways
are two-lane undivided facilities with 30-mph speed limits. Both CSAH 25 and Minnetonka Boulevard
are functionally classified as minor arterials; France Avenue (north of CSAH 25) is functionally
classified as a collector. Other study roadways are functionally classified as local streets. Existing
geometrics, traffic controls, and volumes within the study area are shown in Figure 2.
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Project Location Figure 1H:\Projects\12000\12630\TraffStudy\Figures\Fig01_Project Location.cdrSt Louis Park, MN NORTHNorthWest 31st St France AveMinnetonka Blvd
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Existing Conditions Figure 2H:\Projects\12000\12630\TraffStudy\Figures\Fig02_Existing Conditions.cdrSt Louis Park, MN NORTHNorthWest 31st St France AveMinnetonka Blvd
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- A.M. Peak Hour Volumes
- P.M. Peak Hour Volumes
- Uncontrolled
- Side-Street Stop Controlled
- Three-Way Stop Controlled
- Signalized Controlled
LEGEND
XX
(XX) (52) 119(67) 62(24) 33France Ave309 (377)19 (43)93 (169) CSAH 25
(288) 185
(1022) 983
(43) 20
165 (111)
1363 (933)
22 (42) (2) 4(28) 46(5) 1France Ave28 (40)17 (20)16 (68) CSAH 25 Frontage Rd
(78) 78
(5) 5
(3) 3
90 (37)
8 (5)
1 (1) (3) 3(1) 1(0) 0Glenhurst Ave 3 (8)1 (0)2 (3) West 31st St
(9) 11
(13) 6
(1) 0
7 (6)
6 (3)
0 (0) (15) 40(1) 0Inglewood Ave 3 (47)7 (27) West 31st St
26 (9)
1 (0) (27) 11(10) 61Inglewood Ave CSAH 25
(893) 827
(102) 22
1088 (703)
3 (9) (6) 9(22) 46(6) 110 (0)4 (42)21 (69) CSAH 25 Frontage Rd
(0) 0
(57) 7
(27) 4
26 (15)
23 (23)
2 (5)Inglewood Ave (21) 21(40) 43Glenhurst AveCSAH 25 Frontage Rd
(36) 38
(11) 11
35 (32)
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Table 1 summarizes the existing traffic control at the study intersections.
Table 1. Existing Traffic Control
Intersection Traffic Control
CSAH 25 and France Avenue Traffic Signal
CSAH 25 Frontage Road and France Avenue 3-Way Stop Control
(Southbound France Avenue is Uncontrolled)
CSAH 25 Frontage Road and Glenhurst Avenue Side-Street Stop Control
CSAH 25 Frontage Road and Inglewood Avenue 3-Way Stop Control
(Southbound Inglewood Avenue is Uncontrolled)
CSAH 25 and Inglewood Avenue Side-Street Stop Control
Glenhurst Avenue and West 31st Street Uncontrolled*
Inglewood Avenue and West 31st Street Uncontrolled*
* Uncontrolled intersections were assumed to operate as all -way yield controlled.
Intersection Capacity Analysis
An existing intersection capacity analysis was completed using Synchro/SimTraffic software (V9.2) to
establish a baseline condition to which future traffic operations could be compared. Capacity analysis
results identify a Level of Service (LOS) which indicates how well an intersection is operating.
Intersections are graded from LOS A through LOS F. The LOS results are based on average delay
per vehicle, which correspond to the delay threshold values shown in Table 2. LOS A indicates the
best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall
intersection LOS A though LOS D is generally considered acceptable in the Twin Cities area.
Table 2. Level of Service Criteria for Signalized and Unsignalized Intersections
LOS Designation Signalized Intersection
Average Delay/Vehicle (seconds)
Unsignalized Intersection
Average Delay/Vehicle (seconds)
A ≤ 10 ≤ 10
B > 10 - 20 > 10 - 15
C > 20 - 35 > 15 - 25
D > 35 - 55 > 25 - 35
E > 55 - 80 > 35 - 50
F > 80 > 50
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For side-street stop/yield-controlled intersections, special emphasis is given to providing an estimate
for the level of service of the side-street approach. Traffic operations at an unsignalized intersection
with side-street stop/yield control can be described in two ways. First, consideration is given to the
overall intersection level of service. This takes into account the total number of vehicles entering the
intersection and the capability of the intersection to support these volumes. Second, it is important
to consider the delay on the minor approach. Since the mainline does not have to stop, the majority
of delay is attributed to the side-street approaches. It is typical of intersections with higher mainline
traffic volumes to experience high-levels of delay (i.e. poor levels of service) on the side-street
approaches, but an acceptable overall intersection level of service during peak hour conditions.
Results of the existing intersection capacity analysis shown in Table 3 indicate that all study
intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours. However, several queuing issues were observed at the CSAH 25/France Avenue signalized
intersection. Eastbound queues along CSAH 25 were observed to extend through the adjacent
signalized intersection at Minnetonka Boulevard approximately 15 to 20 percent of the p.m. peak
hour. Queues on the northbound approach of the CSAH 25/France Avenue intersection regularly
extended to the CSAH 25 Frontage Road during both peak hours. These northbound queues are a
result of limited vehicular storage due to the closely spaced CSAH 25 Frontage Road rath er than an
intersection capacity issue. No other significant delay or queuing issues were observed in the field or
traffic simulation at the study intersections.
Table 3. Existing Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
CSAH 25 and France Avenue C 26 sec. C 31 sec.
CSAH 25 Frontage Road and France Avenue (1) A/B 1 sec. A/B 11 sec.
CSAH 25 Frontage Road and Glenhurst Avenue (1) A/A 9 sec. A/A 9 sec.
CSAH 25 and Inglewood Avenue (1) A/C 16 sec. A/B 14 sec.
CSAH 25 Frontage Road and Inglewood Avenue (1) A/A 6 sec. A/A 6 sec.
Glenhurst Avenue and West 31st Street (2) A/A 3 sec. A/A 3 sec.
Inglewood Avenue and West 31st Street (2) A/A 3 sec. A/A 3 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS. The delay shown represents the worst side-street approach delay.
(2) Uncontrolled intersection treated as a side-street yield control intersection for the purpose of the capacity analysis.
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Proposed Developments
The proposed development is generally bounded by the CSAH 25 Frontage Road to the north,
Inglewood Avenue to the west, West 31st Street to the south, and Glenhurst Avenue to the east.
The proposed development has four distinct areas within the project site. Site 1 is currently occupied
by three (3) single-family homes and three (3) 12-unit apartment complexes, which would be replaced
by a 95-unit apartment building. Site 2 is currently occupied by two (2) single-family homes and would
be replaced by six (6) townhomes. Site 3 is currently occupied by a veterinary clinic and would be
replaced by an 11-story, 86-unit apartment building, while Site 4 is currently occupied by three (3)
single-family homes and would be replaced by a 39-unit apartment building. As noted, all current land
uses are planned to be replaced by the proposed development, which is illustrated in Figure 3. The
proposed development was assumed to be fully-completed by the end of year 2024.
Access to the development is proposed at the following locations:
Site 1 Access (1-Locations): Glenhurst Avenue, approximately 80 feet north of West 31st Street;
shared-access with the Parkway 25 Apartments
Site 2 Access (1-Location): Shared access with 3925 West 31st Street, opposite Glenhurst Avenue
Site 3 Access (1-Location): CSAH 25 Frontage Road between Inglewood Avenue and Glenhurst
Avenue
Site 4 Access (1-Location): Inglewood Avenue, approximately 100 feet south of West 31st Street
Within the bounds of the proposed development, there would be a net decrease of six (6) driveways
along West 31st Street and a net decrease of one (1) driveway along the CSAH 25 Frontage Road.
Note that a Site 5 is shown on the site plan, however, these units are slated for renovation and no
changes to unit/parking totals are expected.
Year 2025 No Build Condition
A no build condition was analyzed in order to understand how the study area is expected to operate,
regardless of the proposed development. To help determine future operations, traffic forecasts were
developed for the year 2025 no build condition, which takes into account general area background
growth and other planned area developments. The evaluation of the year 2025 no build condition,
which includes an intersection capacity analysis, is summarized in the following sections.
Traffic Forecasts
To account for general background growth in the area, an annual growth rate of one-half percent was
applied to the existing peak hour traffic volumes to develop year 2025 background forecasts. This
growth rate is consistent with historical growth in the study area (based on MnDOT AADT volumes),
the Parkway 25 Traffic Study previously completed by SRF in 2016, and Southwest Light Rail Transit
(SWLRT) forecasts. The resultant year 2025 no build condition traffic forecasts are shown in Figure 4.
43
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(0) 0
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(30) 5
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LEGEND
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(XX) (55) 125(70) 65(25) 35France Ave320 (390)20 (45)100 (175) CSAH 25
(300) 195
(1055) 1015
(45) 25
170 (115)
1405 (965)
25 (45) (30) 15 (10) 65Inglewood Ave CSAH 25
(920) 855
(105) 25
1125 (725)
5 (10) (15) 45(5) 0Inglewood Ave 5 (50)10 (30) West 31st St
30 (10)
5 (0) (5) 5(30) 50(5) 5France Ave30 (45)20 (25)20 (70) CSAH 25 Frontage Rd
(80) 80
(5) 5
(5) 5
95 (40)
10 (5)
5 (5) (25) 25(40) 45Glenhurst AveCSAH 25 Frontage Rd
(40) 40
(15) 15
40 (35)
5 (5) (5) 5(5) 5(0) 0Glenhurst Ave 5 (10)5 (0)5 (5) West 31st St
(10) 15
(15) 10
(5) 0
10 (10)
10 (5)
0 (0)
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Intersection Capacity Analysis
To determine how the adjacent roadway network will accommodate year 2025 background traffic
forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. Results
of the year 2025 no build intersection capacity analysis shown in Table 4 indicates that all study
intersections are expected to continue to operate at an acceptable overall LOS C or better during the
a.m. and p.m. peak hours. The existing queuing at the CSAH 25 and France Avenue intersection is
expected to continue under year 2025 no build conditions. Additionally, westbound queues are
expected to extend to the adjacent signalized intersection (at Drew Avenue) during the a.m. peak hour
between five (5) and 10 percent of the peak hour.
Table 4. Year 2025 No Build Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
CSAH 25 and France Avenue C 29 sec. C 32 sec.
CSAH 25 Frontage Road and France Avenue (1) B/B 14 sec. A/B 10 sec.
CSAH 25 Frontage Road and Glenhurst Avenue (1) A/A 9 sec. A/A 9 sec.
CSAH 25 and Inglewood Avenue (1) A/C 17 sec. A/B 16 sec.
CSAH 25 Frontage Road and Inglewood Avenue (1) A/A 6 sec. A/B 11 sec.
Glenhurst Avenue and West 31st Street (2) A/A 3 sec. A/A 3 sec.
Inglewood Avenue and West 31st Street (2) A/A 3 sec. A/A 3 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS. The delay shown represents the worst side-street approach delay.
(2) Uncontrolled intersection treated as a side-street yield control intersection for the purpose of the capacity analysis.
Year 2025 Build Conditions
To help determine impacts associated with the proposed developments, traffic forecasts were
developed for year 2025 build conditions (i.e. one year after anticipated completion). The year 2025
condition accounts for general area background growth and traffic generated by the proposed
development. The evaluation of the year 2025 build condition, which includes a trip generation
estimate for the proposed development and intersection capacity analysis, is summarized in the
following sections.
Traffic Forecasts
To help determine impacts associated with the proposed development, traffic forecasts were
developed for year 2025 conditions (i.e. one year after anticipated completion). The year 2025 build
condition incorporates the year 2025 no build traffic forecasts, in addition to traffic generated by the
proposed development.
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Parkway Residences Development Traffic and Parking Study September 6, 2019
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To account for traffic impacts associated with the proposed development, trip generation estimates
for both the existing and proposed land uses were developed for the a.m. and p.m. peak hours and a
daily basis. These estimates, shown in Table 5, were developed using the ITE Trip Generation Manual,
Tenth Edition. Note that the existing trip generation estimates were developed to provide a comparison
between existing and proposed land uses and to determine the approximate number of net new
roadway system trips.
Table 5. Trip Generation Estimates
Land Use Type (ITE Code) Size
A.M. Peak
Hour Trips
P.M. Peak
Hour Trips Daily
Trips In Out In Out
Existing Land Uses
Site 1: Single-Family Housing (210) 3 DU 1 2 2 1 28
Site 1: Low-Rise Multifamily Housing (220) 36 DU 4 13 13 7 264
Site 2: Single-Family Housing (210) 2 DU 0 1 1 1 19
Site 3: Veterinary Clinic (640) 3,000 SF 7 4 4 6 65
Site 4: Single-Family Housing (210) 3 DU 1 2 2 1 28
Total Existing Site Trips 13 22 22 22 404
Proposed Land Uses
Site 1: Mid-Rise Multifamily Housing (221) 95 DU 9 25 25 16 517
Site 2: Low-Rise Multifamily Housing (220) 6 DU 1 2 2 1 44
Site 3: High-Rise Multifamily Housing (222) 86 DU 6 20 19 12 383
Site 4: Mid-Rise Multifamily Housing (221) 39 DU 4 10 10 7 212
Subtotal Trips 20 57 56 36 1,156
Modal Reduction (10%) (-2) (-6) (-6) (-4) (-116)
Total Site Trips 18 51 50 32 1,040
Existing Site Trip Reduction (-13) (-22) (-22) (-22) (-404)
Net New Site Trips 5 29 28 10 636
Note that a 10 percent modal reduction was applied to the proposed development trip generation to
account for available and planned transit options in the study area (Metro Transit Route 17 and future
Green Line LRT). Accounting for the modal reductions, the proposed development is expected to
generate a total of approximately 69 a.m. peak hour, 82 p.m. peak hour, and 1,040 daily trips.
To determine the approximate net change in overall roadway system trips, trips from the existing land
uses were subtracted from the proposed development site trips. Taking into account the existing site
trip reductions, the proposed development is expected to generate a total of approximately 34 a.m.
peak hour, 38 p.m. peak hour, and 636 daily net new system trips.
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These trips were distributed throughout the area based on the directional distribution shown in
Figure 5, which was developed based on existing area travel patterns and engineering judgment. The
resultant year 2025 build conditions traffic forecasts are shown in Figure 6.
Intersection Capacity Analysis
To determine how the adjacent roadway network will accommodate year 2025 traffic forecasts, an
intersection capacity analysis was completed using Synchro/SimTraffic software. Results of the
year 2025 build condition intersection capacity analysis shown in Table 6 indicate that all study
intersections are expected to operate at an acceptable overall LOS C or better during the a.m. and p.m.
peak hours. The previously identified queuing issues are not expected to significantly change as a result
of the proposed development. Queuing is expected to increase between one (1) and two (2) vehicles
during the peak periods. Note that side-street delays at the CSAH 25 Frontage Road and Inglewood
Road intersection are expected to decrease during the p.m. peak hour. Although vehicular volumes
increase, this can be attributed to an increase in thru and right-turning vehicles, which have a lower
delay, reducing the overall delay of the approach. No other significant delay or queuing issues are
expected at the study intersections.
It should be noted that no capacity issues were identified in a qualitative review of the proposed
driveways. Given the minimal anticipated impact of the proposed development on study area traffic
operations, no roadway improvements are recommended from an intersection capacity perspective.
Note that based on the results of the year 2025 build condition analysis, an extension of France Avenue
to West 31st Street is not necessary to accommodate traffic forecasts in the area.
Table 6. Year 2025 Build Condition Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
CSAH 25 and France Avenue C 30 sec. C 32 sec.
CSAH 25 Frontage Road and France Avenue (1) B/C 17 sec. A/B 10 sec.
CSAH 25 Frontage Road and Glenhurst Avenue (1) A/A 9 sec. A/A 9 sec.
CSAH 25 and Inglewood Avenue (1) A/C 17 sec. A/C 16 sec.
CSAH 25 Frontage Road and Inglewood Avenue (1) A/A 6 sec. A/A 7 sec.
Glenhurst Avenue and West 31st Street (2) A/A 3 sec. A/A 3 sec.
Inglewood Avenue and West 31st Street (2) A/A 3 sec. A/A 3 sec.
CSAH 25 Frontage Road and Access (1) A/A 3 sec. A/A 3 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach
LOS. The delay shown represents the worst side-street approach delay.
(2) Uncontrolled intersection treated as a side-street yield control intersection for the purpose of the capacity analysis.
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Year 2025 Build Conditions Figure 6H:\Projects\12000\12630\TraffStudy\Figures\Fig06_2025 Build.cdrSt Louis Park, MNNORTHNorth NORTHNorth
- A.M. Peak Hour Volumes
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(15) 15
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0 (0) (5) 5(30) 50(5) 5France Ave35 (65)20 (25)20 (70) CSAH 25 Frontage Rd
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5 (5) (60) 130(75) 75(30) 45France Ave320 (390)25 (55)100 (175) CSAH 25
(300) 195
(1055) 1015
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170 (115)
1405 (965)
25 (55) (25) 25(50) 55Glenhurst AveCSAH 25 Frontage Rd
(45) 55
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10 (15) (5) 5(5) 10CSAH 25 Frontage Rd
(140) 45
(5) 0
55 (50)
0 (10)Access (35) 20(15) 65Inglewood Ave CSAH 25
(925) 855
(115) 25
1125 (725)
5 (10) (10) 10(30) 55(10) 150 (0)10 (50)25 (80) CSAH 25 Frontage Rd
(0) 0
(60) 10
(30) 5
35 (20)
25 (25)
5 (10)Inglewood Ave (20) 50(5) 5Inglewood Ave 5 (55)10 (30) West 31st St
30 (15)
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Parkway Residences Traffic and Parking Study
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Parking Review
The proposed development sites are expected to provide a total of 331 off-street parking spaces and
12 on-street spaces based on the information provided by the development team. A review of both
City Code and ITE parking demand values was completed to determine if the proposed parking supply
is sufficient to accommodate the proposed developments. The City Code was reviewed and
determined to require one parking space per bedroom within multi-family residential developments.
A parking analysis based on the City Code is presented within Table 7.
Table 7. Parking Demand Estimates
Land Use Type (ITE Code) Units Bedrooms Supply City Code
Reqs
Surplus/
(Deficit)
Site 1: Mid-Rise Multifamily Housing (221) 95 111 139 111 +28
Site 2: Low-Rise Multifamily Housing (220) 6 12 12 12 0
Site 3: High-Rise Multifamily Housing (222) 86 107 146 107 +39
Site 4: Mid-Rise Multifamily Housing (221) 39 39 34 39 (-5)
Total 226 269 331 269 +62
Based on the City Code requirements, development sites 1,2, and 3 are expected to meet the City
Code parking requirements for off-street parking. Site 4 is expected to have a deficit of five (5) spaces.
However, the developer has noted that there are 12 off-street parking spaces around the site which
may be used to alleviate this deficit, if necessary.
The estimate of the anticipated parking demand for the proposed development per dwelling unit was
completed using the ITE Parking Generation Manual, Fifth Edition for the average and 85th percentile
peak parking demand rates. Results of the parking analysis shown in Table 8 indicate that as whole,
the development is expected to provide adequate parking to meet both the average and 85th percentile
parking demands.
Table 8. Parking Demand Estimates
Land Use Type (ITE Code) Units Supply
ITE Parking Code
Average Surplus/
(Deficit) 85th% Surplus/
(Deficit)
Site 1: Mid-Rise Multifamily Housing (221) 95 139 124 +15 140 (-1)
Site 2: Low-Rise Multifamily Housing (220) 6 12 7 +5 9 +3
Site 3: High-Rise Multifamily Housing (222) 86 146 84 +62 102 +44
Site 4: Mid-Rise Multifamily Housing (221) 39 34 51 (-17) 57 (-23)
Total 226 331 266 +65 308 +23
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Parkway Residences Development Traffic and Parking Study September 6, 2019
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Overall, there is expected to be between a 23 and 65 space surplus based on the ITE parking demand
rates for the site as a whole. However, when the average and 85th percentile rates are reviewed for
each individual site, there are expected to be deficits. The deficits are detailed in the following:
It is expected that Site 4 will have a 17 space deficit based on the ITE average parking demand
rate and a 23 space deficit based on the 85th percentile demand rate.
It is expected that Site 1 will have a one (1) space deficit based on the ITE 85th percentile parking
demand rate.
In order to alleviate the deficits for sites 1 and 4, a review of the existing on-street parking
supply/demand was completed to determine if sufficient on-street parking capacity is available to
accommodate the expected deficits. On-street parking was reviewed during three (3) overnight (i.e.
peak residential parking) time periods the week of August 5, 2019. The peak demands are shown in
Figure 7. Based on these parking utilization surveys, the following takeaways are noted:
There is expected to be limited parking availability along both West 31st Street between Inglewood
Avenue and Ewing Avenue and Glenhurst Avenue. These roadways were approximately 90 to 95
percent utilized during the peak periods, with approximately up to five (5) spaces available.
Inglewood Avenue between south of West 31st Street and CSAH 25 Frontage Road is
approximately 50 percent utilized, with approximately eight (8) spaces available.
CSAH 25 Frontage Road between Inglewood Avenue and Glenhurst Avenue is approximately 65
percent utilized, with approximately nine (9) spaces available.
It is not expected that the on-street parking can accommodate all of the expected deficit between
Sites 1 and 4 based on the 85th percentile parking demand, and therefore, these sites may need to
identify other parking options, if necessary.
A potential option is to contract/identify an agreement with any available parking capacity at other
sites, particularly Site 3, which is expected to have over 40 spaces of surplus capacity. Note that the
distance between Sites 3 and 4 is approximately 200 feet. If this agreement was done, the available on-
street parking could be utilized to accommodate guest parking if no specific guest parking is provided
within the development parking lots. Another option would be to implement travel demand
management strategies that encourage less vehicular dependence and ownership at Site 4. These could
include unbundling parking from the rent, limit units to one (1) space per unit, providing multimodal
accommodations via bicycle parking and repair stations or transit incentives, or potentially providing
delivery services for grocery and other errand types.
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Site Plan Review
A review of the proposed site plan was completed to identify any issues and recommend potential
improvements with regard to site access, traffic circulation, parking, and pedestrian connectivity. The
following information summarizes the findings.
Site Access
Since the proposed driveways are expected to operate adequately without any apparent safety issues
and represent a net decrease in overall access for the proposed development area, the proposed
driveways are considered appropriate.
Traffic Circulation
Truck turning movements should be reviewed to ensure that garbage/delivery trucks have adequate
accommodations to negotiate internal parking lot aisles. The movement of general passenger vehicles
within the parking lots is not expected to be an issue.
Pedestrian Connectivity
The proposed site plan includes sidewalks along the CSAH 25 Frontage Road, Glenhurst Avenue, and
Inglewood Avenue. The sidewalks have appropriate connections to the development as well as to
proposed parking lots. These sidewalk connections can help accommodate multimodal users, which
can reduce vehicular impacts on area roadways. The new proposed pedestrian accommodations are
shown in Figure 8. These sidewalk improvements will help provide connections for residents and
guests to utilize transit or the extensive trail network. The available and planned multimodal options
are shown in Figure 9.
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Proposed Sidewalk Improvements Figure 8H:\Projects\12000\12630\TraffStudy\Figures\Fig07_Proposed Pedestrian Accomodations.cdrSt Louis Park, MN
Parkway Residences Traffic and Parking Study
New Sidewalk
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Multimodal Options Figure 9H:\Projects\12000\12630\TraffStudy\Figures\Fig01_Project Location.cdrSt Louis Park, MN NORTHNorthNorth Cedar Lake Trail/Midtown Greenway
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Summary and Conclusions
The following study summary and conclusions are offered for your consideration:
1) Results of the existing intersection capacity analysis indicate that all study intersections currently
operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours. However,
several queuing issues were observed at the CSAH 25/France Avenue signalized intersection:
a) Eastbound queues along CSAH 25 extended through the adjacent signalized intersection at
Minnetonka Boulevard during the p.m. peak hour approximately 15 to 20 percent of the p.m.
peak hour.
b) Northbound France Avenue queues regularly extended to the CSAH 25 Frontage Road during
both peak hours. These northbound queues are a result of limited vehicular storage due to the
closely spaced CSAH 25 Frontage Road rather than an intersection capacity issue.
2) The proposed developments are generally bound by the CSAH 25 Frontage Road to the north,
Inglewood Avenue to the west, West 31st Street to the south, and Glenhurst Avenue to the east,
which are currently occupied by eight (8) single family homes, three (3) 12-unit apartments, and a
veterinary clinic. Construction of the proposed development was assumed to be complete by the
end of the year 2024. Access to the developments are proposed at the following locations:
a) Site 1: Glenhurst Avenue about 80 feet north of West 31st Street and shared access with
Parkway 25 Apartments
b) Site 2: Via 3925 West 31st Street, opposite Glenhurst Avenue
c) Site 3: CSAH 25 Frontage Road, between Inglewood Avenue and Glenhurst Avenue
d) Site 4: Inglewood Avenue approximately 100 feet south of West 31st Street
3) To account for general background growth in the area, an annual growth rate of one-half percent
was applied to the existing peak hour traffic volumes to develop ye ar 2025 (i.e. one year after
construction) background forecasts.
4) The proposed developments are expected to generate a total of approximately
69 a.m. peak hour, 82 p.m. peak hour, and 1,040 daily trips.
a) Accounting for vehicles already generated by the existing land uses that are proposed to be
removed, the development is expected to generate a total of approximately 34 a.m. peak hour,
38 p.m. peak hour, and 636 daily net new system trips.
5) Results of the year 2025 no build intersection capacity analysis indicate that all study intersections
are expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours.
a) Previously documented queuing issues at the intersection of CSAH 25 and France Avenue
remain similar for year 2025 conditions, with westbound queues occasionally reaching the
adjacent signalized intersection at Drew Avenue five (5) to 10 percent of the a.m. peak hour.
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6) Results of the year 2025 no build intersection capacity analysis indicate that all study intersections
are expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak
hours.
a) Minimal increases in queueing are expected (i.e. between one (1) and two (2) vehicles).
b) No other significant delay or queuing issues are expected at the study intersections.
c) No capacity issues were identified in a qualitative review of the proposed access locations.
7) Given the minimal anticipated impact caused by the adjacent and proposed developments on
study area traffic operations, no roadway improvements are needed from an intersection capacity
perspective.
8) Based on the City Code requirements, development sites 1,2, and 3 are expected to meet the City
Code parking requirements for off-street parking. Site 4 is expected to have a deficit of five (5)
spaces.
9) It is expected that Site 4 will have a 17 space deficit based on the ITE average parking demand
rate and a 23 space deficit based on the 85th percentile demand rate.
10) It is expected that Site 1 will have a one (1) space deficit based on the ITE 85th percentile parking
demand rate.
11) Overall, there is expected to be between a 23 and 65 space surplus based on the ITE parking
demand rates for the site as a whole.
12) There is expected to be parking availability along the following roadways
a) West 31st Street between Inglewood Avenue and Ewing Avenue and Glenhurst Avenue.
These roadways were approximately 90 to 95 percent utilized during the peak periods, with
approximately up to five (5) spaces available.
b) Inglewood Avenue between south of West 31st Street and C SAH 25 Frontage Road is
approximately 50 percent utilized, with approximately eight (8) spaces available.
c) CSAH 25 Frontage Road between Inglewood Avenue and Glenhurst Avenue is approximately
65 percent utilized, with approximately nine (9) spaces available.
13) It is not expected that the on-street parking can accommodate all of the expected deficit between
Sites 1 and 4 based on the 85th percentile parking demand, and therefore, these sites may need to
identify other parking options, if necessary.
14) These options including entering into a shared parking agreement with an adjacent building or
implementing travel demand management strategies to reduce vehicle ownership to meet the
expected demand.
15) A review of the proposed site plan was completed to identify any issues and recommend potential
improvements with regard to site access, traffic circulation, parking, and pedestrian connectivity.
The following information summarizes the findings:
a) The proposed driveways are considered appropriate.
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Parkway Residences Development Traffic and Parking Study September 6, 2019
Page 22
b) Truck turning movements should be reviewed to ensure that garbage/delivery trucks have
adequate accommodations to negotiate internal parking lot aisles.
c) Sidewalks are proposed along both the CSAH 25 Frontage Road, Glenhurst Avenue, and
Inglewood Avenue. The sidewalks have appropriate connections to the developments as well
as to proposed parking lots.
H:\Projects\12000\12630\TraffStudy\Reports\Report\12630_Final_ParkwayResidencesTraffic_Parking_Study_190906.docx
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31st Street Masterplan
14
Aerial view looking Northwest
SITE ANALYSIS - SITE AERIAL VIEW
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31st Street Masterplan
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Aerial view looking Southeast
SITE ANALYSIS - SITE AERIAL VIEW
61
8.67.18.67.122.222.222.322.353.040.853.140.910.018.93.914.46.011.414.438.36.46.360.242.460.342.430.226.030.226.272.452.372.352.412.04.314.225.830.318.63.610.99.18.59.28.120.119.920.020.022.017.322.017.39" Clay9" Clay9" Clay9" Clay6" PVC3 Story Brick BuildingAddress: 4108 W 31st StFoundation Area=2,166 Sq. Ft.2 Story Stucco BuildingAddress: 4012 W 31st StFoundation Area=788 Sq. Ft.DeckWood Wall3 Story Stucco BuildingAddress: 4008 W 31st StFoundation Area=3,791 Sq. Ft.3 Story Brick BuildingAddress: 4020 W 31st StFoundation Area=2,554 Sq. Ft.2 Story Lap Sided BuildingAddress: 4100 W 31st StFoundation Area=726 Sq. Ft.1 Story Lap Sided BuildingAddress: 4000 W 31st StFoundation Area=800 Sq. Ft.ShedGarageBrick Utility BuildingBlock WallWood FenceWood FenceBlock/WoodWallStone WallGarageShedChain Link FenceMetal FenceWood WallBituminous Parking LotBituminous Parking LotBituminous Parking LotBituminous Parking LotConcrete WalkConcrete WalkConcrete WalkConcrete WalkConcrete WalkAbove15" RCP12"RCP9" Clay9" Clay9" ClayClay9" ClayForce Main5117[A]WM (per records)Concrete Walk100.2574108 W31st St4012 W31st St4008 W31st St4020 W31st St4100 W31st St4000 W31st St4051 Highway 7Concrete WalkCenterline of vacated Halifax AveWesterly Extensionof the Southerly Lineof the Alley in Block 3,MANHATTAN PARK,MINNEAPOLIS, MINN.N00°44'44"E 134.01S89°48'26"E 446.97S00°49'34"W 134.01N89°48'26"W 446.78SanitaryLift StationEasementper Doc No.391787511SS22°16'
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3North Line of31st Street WestEasterly Extensionof the Southerly LineLot 1, Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN.West line of Lot 3,Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN. andits northerly extensionEast Line of Lot 2 &West Line of Lot 1,Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN. andtheir northerly extensionsEast line of Lot 1,Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN. andits northerly extensionEast Line Block 3,MANHATTAN PARK,MINNEAPOLIS, MINN.North Plat LineMANHATTAN PARK,MINNEAPOLIS, MINN.Found 1/2 InchOpen Iron PipeFound SpikeFound 1/2 InchIron Pipew/Cap No. 23677Found 1/2 InchIron Pipew/Cap No. 9235VICINITY MAPPROJECTCivilSiteGroup.comPROJECT NO.: 18360COPYRIGHT 2019 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV1.1PRELIMINARY PLATBLOCK 19-13-19 Update North Boundary Line10-23-19 Update Boundary/Easements10-31-19 Update Easements/Background Info......N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LAND SURVEYOR UNDER THELAWS OF THE STATE OF MINNESOTA.9-6-2019NCLIENTOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAIN40102001020SCALE IN FEETPRELIMINARY PLAT: MANHATTAN PARK SECOND ADDITIONPRELIMINARY PLAT GENERAL NOTESDATE OF PREPARATION:9-6-2019APPLICANT:Sela Group, LLC,4915 W 35th Street #102St. Louis Park, MN 55416PROPOSED PROPERTY DESCRIPTIONS:Lot 1, Block 1, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.Lot 1, Block 2, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.Lot 1, Block 3, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.AREAS:Propsed Lot 1, Block 1 - 59,882 sq. ft. or 1.375 acresProposed Lot 1, Block 2 - 21,609 sq. ft. or 0.496 acresProposed Lot 1, Block 3 - 10,372 sq. ft. or 0.238 acresTotal - 91,863 sq. ft. or 2.109 acresFLOOD ZONE:This property is contained in Zone X (area determined to be outside the 0.2% annual chancefloodplain) per Flood Insurance Rate Map, Community Panel No. 27053C0354F, effectivedate of November 4, 2016.________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.com3917-3921, 4000-4108, & 4105-4125 31st St W,St. Louis Park, Hennepin County MN333 WASHINGTON AVENUE NORTH, SUITE 210, MINNEAPOLIS, MN 55401DJR ARCHITECTURE INC.PROPERTY DESCRIPTION:Lots 1, 4, 5, 6, and 7, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of vacated Halifax Avenue adjacent thereto, lying east of the centerline thereof and between the north line of 31st Street and the westerly extension of the southerly line of the alley in said Block 3.ANDLots 2 and 3, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN.Torrens PropertyANDAll that part of the 6.00 foot wide alley dedicated by MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, lying southerly of and adjoining the northerly line of said MANHATTAN PARK, MINNEAPOLIS, MINN., easterly of the centerline of Halifax Avenue as dedicated by said MANHATTAN PARK, MINNEAPOLIS, MINN. and westerly of the northerly extension of the easterly line of Lot 1, Block 3, said MANHATTAN PARK, MINNEAPOLIS, MINN.ANDLot 1, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN. and All of the adjoining vacated alley dedicated in said plat which lies between the Northerly extensions across it of the East and West lines of said Lot 1 and That part of adjoining vacated Halifax Avenue dedicated in said plat which lies West of the center line of said Avenue and between the North line of said plat and the Easterly extension across it of the South line of Lot 1.Torrens PropertyANDLot 2 and 3, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of the adjoining vacated alley dedicated in said plat, lying between the northerly extensions of the west line of said Lot 3 and the east line of said Lot 2.ANDLots 14, 15, 16, and the West 38.7 feet of Lots 1, 2, and 3, Block 5, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota including the adjacent vacated alley.ANDThat part of Block 7, including the adjoining vacated alley, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota which lies easterly of the west line of the east 43.00 feet of the west 124.00 feet of Lots 12, 13, and 14, said Block 7, and which lies westerly of the following described line:Beginning at a point in the north line of said Block 7 distant 102.36 feet from the northeast corner of Lot 1, said Block 7; thence southerly to a point on the south line of Lot 3, said Block 7, distant 38.83 feet westerly of the southeast corner of said Lot 12.62
Concrete Walk9" Clay17.79.92.326.37.510.110.110.24.826.22.19.924.130.124.130.312.424.312.524.49.426.226.326.39.14.17.74.120.322.420.322.56.10.926.410.18.312.221.74.013.00.96.217.164.071.28.138.850.011.718.017 2Iron FenceIron FenceWire FenceWire FenceWire FenceWood FenceGravelDrivewayBituminousBituminous DrivewayWood FenceConcrete WalkConcrete WalkConcrete DrivewayConcrete WalkKeystone Wall1 1/2 Story Lap Sided BuildingAddress: 4125 W 31st StFoundation Area=867 Sq. Ft.1 Story LapSided BuildingAddress: 4117 W31st StFoundationArea=721 Sq. Ft.Garage1 1/2 Story Lap SidedBuildingAddress: 4105 W 31st StFoundation Area=744Sq. Ft.S89°48'26"E 179.99S00°44'44"W 120.10N89°48'26"W 179.91N00°42'19"E 120.09East Line of the West38.7 feet of Lots 1, 2,and 3, Block 5,MANHATTAN PARK,MINNEAPOLIS, MINN.21S22°16'
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3Easterly Extensionof the Southerly LineLot 1, Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN.Found SpikeFound 1/2 InchIron Pipew/Cap No. 9235Found 1/2 InchIron Pipew/Cap No. 9235VICINITY MAPPROJECTCivilSiteGroup.comPROJECT NO.: 18360COPYRIGHT 2019 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV1.2PRELIMINARY PLATBLOCK 210-23-19 Update Boundary/Easements10-31-19 Update Easements/Background Info........N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LAND SURVEYOR UNDER THELAWS OF THE STATE OF MINNESOTA.9-6-2019NCLIENTOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAIN40102001020SCALE IN FEETPRELIMINARY PLAT: MANHATTAN PARK SECOND ADDITIONPRELIMINARY PLAT GENERAL NOTESDATE OF PREPARATION:9-6-2019APPLICANT:Sela Group, LLC,4915 W 35th Street #102St. Louis Park, MN 55416PROPOSED PROPERTY DESCRIPTIONS:Lot 1, Block 1, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.Lot 1, Block 2, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.Lot 1, Block 3, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.AREAS:Propsed Lot 1, Block 1 - 59,882 sq. ft. or 1.375 acresProposed Lot 1, Block 2 - 21,609 sq. ft. or 0.496 acresProposed Lot 1, Block 3 - 10,372 sq. ft. or 0.238 acresTotal - 91,863 sq. ft. or 2.109 acresFLOOD ZONE:This property is contained in Zone X (area determined to be outside the 0.2% annual chancefloodplain) per Flood Insurance Rate Map, Community Panel No. 27053C0354F, effectivedate of November 4, 2016.________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.com3917-3921, 4000-4108, & 4105-4125 31st St W,St. Louis Park, Hennepin County MN333 WASHINGTON AVENUE NORTH, SUITE 210, MINNEAPOLIS, MN 55401DJR ARCHITECTURE INC.PROPERTY DESCRIPTION:Lots 1, 4, 5, 6, and 7, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of vacated Halifax Avenue adjacent thereto, lying east of the centerline thereof and between the north line of 31st Street and the westerly extension of the southerly line of the alley in said Block 3.ANDLots 2 and 3, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN.Torrens PropertyANDAll that part of the 6.00 foot wide alley dedicated by MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, lying southerly of and adjoining the northerly line of said MANHATTAN PARK, MINNEAPOLIS, MINN., easterly of the centerline of Halifax Avenue as dedicated by said MANHATTAN PARK, MINNEAPOLIS, MINN. and westerly of the northerly extension of the easterly line of Lot 1, Block 3, said MANHATTAN PARK, MINNEAPOLIS, MINN.ANDLot 1, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN. and All of the adjoining vacated alley dedicated in said plat which lies between the Northerly extensions across it of the East and West lines of said Lot 1 and That part of adjoining vacated Halifax Avenue dedicated in said plat which lies West of the center line of said Avenue and between the North line of said plat and the Easterly extension across it of the South line of Lot 1.Torrens PropertyANDLot 2 and 3, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of the adjoining vacated alley dedicated in said plat, lying between the northerly extensions of the west line of said Lot 3 and the east line of said Lot 2.ANDLots 14, 15, 16, and the West 38.7 feet of Lots 1, 2, and 3, Block 5, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota including the adjacent vacated alley.ANDThat part of Block 7, including the adjoining vacated alley, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota which lies easterly of the west line of the east 43.00 feet of the west 124.00 feet of Lots 12, 13, and 14, said Block 7, and which lies westerly of the following described line:Beginning at a point in the north line of said Block 7 distant 102.36 feet from the northeast corner of Lot 1, said Block 7; thence southerly to a point on the south line of Lot 3, said Block 7, distant 38.83 feet westerly of the southeast corner of said Lot 12.63
WConcrete Walk9" Clay9" Clay9" Clay9" ClayWM (per records)WallWood FenceChain Link FenceConcrete WalkChain Link Fence48.346.548.246.570.610.98.137.570.714.74.33.84.129.540.020.140.020.120.036.418.97.92.728.324.318.37.91.224.30.37.07.92.311.733.51.08.110.218.210.218.311.59.911.610.0Wood Wall3 Story Brick BuildingAddress: 3925 W 31st StFoundation Area=3,586 Sq. Ft.Garage1 Story Lap Sided BuildingAddress: 3921 W 31st StFoundation Area=811 Sq. Ft.Garage1 Story Lap Sided BuildingAddress: 3917 W 31st StFoundation Area=808 Sq. Ft.3 Story Brick BuildingAddress: 4001 W 31st StFoundation Area=2,241 Sq. Ft.GarageWoodWallWood Fence3925 W31st St3921 W31st St3917 W31st St4001 W31st StNortheast Corner ofLot 1, Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.A Point in North Line of Block7,MANHATTAN PARK,MINNEAPOLIS, MINN. distant102.36 feet West of NE Cornerof Lot 1.SE Corner of Lot 12, Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.West Line of the East 43 feet of theWest 124 Feet of Lots 12, 13 and14, Block 7, MANHATTAN PARK,MINNEAPOLIS, MINN.N89°48'26"W 86.20S00°49'25"W 120.10S89°48'26"E 86.54N00°39'42"E 120.0931102.36West Line of Lots 12,13, and 14, Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.38.83S66°39'35"E 152.63South Line of Lot 3, Block 7, MANHATTANPARK, MINNEAPOLIS, MINN.A Point in the South Line of Lot 3, Block 7,MANHATTAN PARK, MINNEAPOLIS, MINN.,distant 38.83 feet Easterly of the SE Cornerof Lot 12, Block 7, MANHATTAN PARK,MINNEAPOLIS, MINN.North Line of Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.Found 1/2 InchIron Pipew/Cap No. 23677Found 1/2 InchIron Pipew/Broken CapVICINITY MAPPROJECTCivilSiteGroup.comPROJECT NO.: 18360COPYRIGHT 2019 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV1.3PRELIMINARY PLATBLOCK 310-23-19 Update Boundary/Easements10-31-19 Update Easements/Background Info........N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LAND SURVEYOR UNDER THELAWS OF THE STATE OF MINNESOTA.9-6-2019NCLIENTOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAIN40102001020SCALE IN FEETPRELIMINARY PLAT: MANHATTAN PARK SECOND ADDITIONPRELIMINARY PLAT GENERAL NOTESDATE OF PREPARATION:9-6-2019APPLICANT:Sela Group, LLC,4915 W 35th Street #102St. Louis Park, MN 55416PROPOSED PROPERTY DESCRIPTIONS:Lot 1, Block 1, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.Lot 1, Block 2, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.Lot 1, Block 3, MANHATTAN PARK SECOND ADDITION, according to the recorded platthereof, Hennepin County, Minnesota.AREAS:Propsed Lot 1, Block 1 - 59,882 sq. ft. or 1.375 acresProposed Lot 1, Block 2 - 21,609 sq. ft. or 0.496 acresProposed Lot 1, Block 3 - 10,372 sq. ft. or 0.238 acresTotal - 91,863 sq. ft. or 2.109 acresFLOOD ZONE:This property is contained in Zone X (area determined to be outside the 0.2% annual chancefloodplain) per Flood Insurance Rate Map, Community Panel No. 27053C0354F, effectivedate of November 4, 2016.________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.com3917-3921, 4000-4108, & 4105-4125 31st St W,St. Louis Park, Hennepin County MN333 WASHINGTON AVENUE NORTH, SUITE 210, MINNEAPOLIS, MN 55401DJR ARCHITECTURE INC.PROPERTY DESCRIPTION:Lots 1, 4, 5, 6, and 7, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of vacated Halifax Avenue adjacent thereto, lying east of the centerline thereof and between the north line of 31st Street and the westerly extension of the southerly line of the alley in said Block 3.ANDLots 2 and 3, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN.Torrens PropertyANDAll that part of the 6.00 foot wide alley dedicated by MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, lying southerly of and adjoining the northerly line of said MANHATTAN PARK, MINNEAPOLIS, MINN., easterly of the centerline of Halifax Avenue as dedicated by said MANHATTAN PARK, MINNEAPOLIS, MINN. and westerly of the northerly extension of the easterly line of Lot 1, Block 3, said MANHATTAN PARK, MINNEAPOLIS, MINN.ANDLot 1, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN. and All of the adjoining vacated alley dedicated in said plat which lies between the Northerly extensions across it of the East and West lines of said Lot 1 and That part of adjoining vacated Halifax Avenue dedicated in said plat which lies West of the center line of said Avenue and between the North line of said plat and the Easterly extension across it of the South line of Lot 1.Torrens PropertyANDLot 2 and 3, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of the adjoining vacated alley dedicated in said plat, lying between the northerly extensions of the west line of said Lot 3 and the east line of said Lot 2.ANDLots 14, 15, 16, and the West 38.7 feet of Lots 1, 2, and 3, Block 5, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota including the adjacent vacated alley.ANDThat part of Block 7, including the adjoining vacated alley, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota which lies easterly of the west line of the east 43.00 feet of the west 124.00 feet of Lots 12, 13, and 14, said Block 7, and which lies westerly of the following described line:Beginning at a point in the north line of said Block 7 distant 102.36 feet from the northeast corner of Lot 1, said Block 7; thence southerly to a point on the south line of Lot 3, said Block 7, distant 38.83 feet westerly of the southeast corner of said Lot 12.64
MANHATTAN PARK SECOND ADDITIONC.R. DOC. NOR.T. DOC. NOKNOW ALL PERSONS BY THESE PRESENTS: Th Sela Group, LLC, a Minnesota limited liability company, fee owner of the following described property situated in the ate of Minnesota,County of Hennepin, to wit:Lots 1, 4, 5, 6, and 7, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of vacated HalifaxAvenue adjacent thereto, lying east of the centerline thereof and between the north line of 31st Street and the westerly extension of the southerly line of the alley in said Block 3.ANDLots 2 and 3, Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN.Torrens PropertyANDAll that part of the 6.00 foot wide alley dedicated by MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, lying southerly of and adjoining the northerly line of said MANHATTAN PARK, MINNEAPOLIS, MINN., easterly of the centerline of Halifax Avenue as dedicated by saidMANHATTAN PARK, MINNEAPOLIS, MINN. and westerly of the northerly extension of the easterly line of Lot 1, Block 3, said MANHATTAN PARK, MINNEAPOLIS, MINN.ANDLot 1, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN. and All of the adjoining vacated alley dedicated in said plat which lies between the Northerly extensions across it of the East andWest lines of said Lot 1 and That part of adjoining vacated Halifax Avenue dedicated in said plat which lies West of the center line of said Avenue and between the North line of said plat andthe Easterly extension across it of the South line of Lot 1.Torrens PropertyANDLot 2 and 3, Block 4, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota, together with that part of the adjoining vacated alleydedicated in said plat, lying between the northerly extensions of the west line of said Lot 3 and the east line of said Lot 2.ANDLots 14, 15, 16, and the West 38.7 feet of Lots 1, 2, and 3, Block 5, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota includingthe adjacent vacated alley.ANDThat part of Block 7, including the adjoining vacated alley, MANHATTAN PARK, MINNEAPOLIS, MINN., according to the recorded plat thereof, Hennepin County, Minnesota which lies easterlyof the west line of the east 43.00 feet of the west 124.00 feet of Lots 12, 13, and 14, said Block 7, and which lies westerly of the following described line:Beginning at a point in the north line of said Block 7 distant 102.36 feet from the northeast corner of Lot 1, said Block 7; thence southerly to a point on the south line of Lot 3, saidBlock 7, distant 38.83 feet westerly of the southeast corner of said Lot 12.Has caused the same to be surveyed and platted as MANHATTAN PARK SECOND ADDITION and does hereby dedicate to the public for public use the drainage and utility easements as created bythis plat..In witness whereof said Sela Group, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer thisday of , 20.SIGNED: Sela Group, LLCBy: Its:STATE OF , COUNTY OF This instrument was acknowledged before me this day of , 20, by ,its of Sela Group, LLC, a Minnesota limited liability company, on behalf of the company. My Commission Expires:Notary Public, Signature Notary Printed NameNotary Public County,SURVEYORS CERTIFICATEI Rory L. Sysntelien do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is acorrect representation of the boundary survey; that all mathematical data and labels are correctly designated on the plat; that all monuments depicted on the plat have been or will be set withinone year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all publicways are shown and labeled on this plat.Dated this day of , 20____.Rory L. Synstelien, Licensed Land SurveyorMinnesota License No. 44565STATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me thisday of , 20, by Rory L. Synstelien My Commission Expires:Notary Public, Signature Notary Printed NameNotary Public County,ST. LOUIS PARK, MINNESOTAThis plat of MANHATTAN PARK SECOND ADDITION was approved and accepted by the City Council of St. Louis Park, Minnesota at a regular meeting thereof heldthis day of , 20, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.City Council, St. Louis Park, MinnesotaBy:, Mayor By:, ClerkRESIDENT AND REAL ESTATE SERVICES, Hennepin County, MinnesotaI hereby certify that taxes payable in 20 and prior years have been paid for land described on this plat, dated this day of , 20 .Mark V. Chapin, Hennepin County AuditorBy:, DeputySURVEY DIVISION, Hennepin County, MinnesotaPursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of, 20.Chris F. Mavis, Hennepin County SurveyorBy:COUNTY RECORDER, Hennepin County, MinnesotaI hereby certify that the within plat of MANHATTAN PARK SECOND ADDITION was recorded in this office this day of , 20,at O'Clock M.Martin McCormick, County RecorderBy:, DeputyREGISTRAR OF TITLES, Hennepin County, MinnesotaI hereby certify that the within plat of MANHATTAN PARK SECOND ADDITION was filed in this office this day of , 20,at O'Clock M.Martin McCormick, Registrar of TitlesBy:, DeputySHEET 1 OF 265
Centerline of vacated Halifax AveWesterly Extensionof the Southerly Lineof the Alley in Block 3,MANHATTAN PARK,MINNEAPOLIS, MINN.N00°44'44"E 134.01S89°48'26"E 446.97S00°49'34"W 134.01N89°48'26"W 446.78SanitaryLift StationEasementper Doc No.3917875Northeast Corner ofLot 1, Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.A Point in North Line of Block7,MANHATTAN PARK,MINNEAPOLIS, MINN. distant102.36 feet West of NE Cornerof Lot 1.SE Corner of Lot 12, Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.West Line of the East 43 feet of theWest 124 Feet of Lots 12, 13 and14, Block 7, MANHATTAN PARK,MINNEAPOLIS, MINN.N89°48'26"W 86.20S00°49'25"W 120.10S89°48'26"E 86.54N00°39'42"E 120.09S89°48'26"E 179.99S00°44'44"W 120.10N89°48'26"W 179.91N00°42'19"E 120.09East Line of the West38.7 feet of Lots 1, 2,and 3, Block 5,MANHATTAN PARK,MINNEAPOLIS, MINN.112131102.36West Line of Lots 12,13, and 14, Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.38.83S66°39'35"E 152.63S22°16'
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3 South Line of Lot 3, Block 7, MANHATTANPARK, MINNEAPOLIS, MINN.North Line of31st Street WestEasterly Extensionof the Southerly LineLot 1, Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN.West line of Lot 3,Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN. andits northerly extensionEast Line of Lot 2 &West Line of Lot 1,Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN. andtheir northerly extensionsEast line of Lot 1,Block 4,MANHATTAN PARK,MINNEAPOLIS, MINN. andits northerly extensionEast Line Lot 1, Block 3, MANHATTANPARK,MINNEAPOLIS, MINN.and its northerly extensionA Point in the South Line of Lot 3, Block 7,MANHATTAN PARK, MINNEAPOLIS, MINN.,distant 38.83 feet Easterly of the SE Cornerof Lot 12, Block 7, MANHATTAN PARK,MINNEAPOLIS, MINN.North Line of Block 7,MANHATTAN PARK,MINNEAPOLIS, MINN.North Plat LineMANHATTAN PARK,MINNEAPOLIS, MINN.Found 1/2 InchOpen Iron PipeFound SpikeFound 1/2 InchIron Pipew/Cap No. 23677Found 1/2 InchIron Pipew/Cap No. 9235Found 1/2 InchIron Pipew/Cap No. 9235Found 1/2 InchIron Pipew/Broken CapMANHATTAN PARK SECOND ADDITIONNBearings are based on the east line of Lot 1,Block 3, MANHATTAN PARK, MINNEAPOLIS, MINN.having an assumed bearing of S00°49'34"WFound Iron Monument (see map for type)1/2 inch by 14 Iron Monument Set Marked "RLS 44565"80204002040SCALE IN FEETC.R. DOC. NOR.T. DOC. NOSHEET 2 OF 2Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and 10 feet in width and adjoining right of way linesunless otherwise indicated, as shown on the plat.DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:NOT TO SCALE10551066
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AKEYNOTES:WALK - CONCRETEWALK - DECORATIVERETAINING WALLSTAIRS W/ CIP RETAINING WALLSTEEL LANDSCAPE EDGERTRASH & RECYCLING RECEPTACLE, AS SPECIFIEDSITE FURNISHINGSPROPOSED DOG AREA WITH FENCEELEVATED DECK W/ LOUNGE SEATINGPERGOLABIKE RACK AREALANDSCAPETURF - SOD (IRRIGATED)PLANT BEDS (IRRIGATED)GREEN ROOFOVERSTORY TREEORNAMENTAL TREEEVERGREEN TREECDBEFGHIJKFDFDFDNOPARKINGWM (per records)WM (per records)Xref ..\..\18360-DJR-3917-4009 31ST STR
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File Location: N:\2019\19069_31st street west\19069_working\AUTOCAD\SHEETS\LS100 LANDSCAPE LAYOUT / Drawn by: XX / Checked by: XX40'80'20'10'0'1"=40'SCALE:01 SITE PLANSt. Louis Park, MN17-115DJRARCHITECTURE, INC333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.com530 N.THIRD STREETMINNEAPOLIS, MN 55401PH: 612.333.3702LANDSCAPE ARCHITECTCONFLUENCELS100LANDSCAPEPLANOVERALLPLAN84
FDFDFD5117[A]Parcel AParcel B26Ty2CA65Ra17DI16Ty2CC24Hy8Ty8DI12sh4PT68Ai48es4PT4MA2AB2Ty4DI2AB47DI28QS68Ai37ck1MA43lb8rg8PC59lb4DI1MA32Ty45de6MA26Ty2TO33AM9Ty36Cs6Ty15Hy4Ra4Ty36de16Ty6Ty35ck30ag12Ty67sh64de3CC2OV2OV56DB16sh82de78PV18rg12rgXref ..\ARCH\2019-11-25\FloorPlan-00-LEVELP1.dwgXref ..\ARCH\2019-11-25\FloorPlan-01-LEVEL1.dwg12sh12sh12sh58de40ck2PC21gu10gu16gu10ag10ag71ck73de48ck48de37ck60ck51lb2TO52ck53lb50ckLEGEND:TURF - SOD (IRRIGATED)PLANT BEDS (IRRIGATED)GREEN ROOF (IRRIGATED)OVERSTORY TREEORNAMENTAL TREEEVErgREEN TREEy Stucco Buildings: 4012 W 31st Sttion Area=788 Sq. Ft.3 Story Brick BuildingAddress: 4020 W 31st StFoundation Area=2,554 Sq. Ft.67sh64de16sh12sh12sh12shFile Location: N:\2019\19069_31st street west\19069_working\AUTOCAD\SHEETS\LS400 PLANTING PLAN / DRawn by: XX / Checked by: XX20'40'10'5'0'1"=20'SCALE:01LANDSCAPE PLANTING PLAN - PARKWAY PLACELP101PARKWAYPLACEPLANTINGPLANSt. Louis Park, MN17-115DJRARCHITECTURE, INC333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.com530 N.THIRD STREETMINNEAPOLIS, MN 55401PH: 612.333.3702LANDSCAPE ARCHITECTCONFLUENCE10'20'5'2.5'0'1"=10'SCALE:02 PARKWAY PLACE AMENITY DECK - LEVEL 310'20'5'2.5'0'1"=10'SCALE:03 PARKWAY PLACE AMENITY DECK - LEVEL 1PLANTING SCHEDULE - PARKWAY PLACE85
NOPARKING3 Story Brick BuildingAddress: 3925 W 31st StFoundation Area=3,586 Sq. Ft.Garage1 Story Lap Sided BuildingAddress: 3921 W 31st StFoundation Area=811 Sq. Ft.Garage1 Story Lap Sided BuildingAddress: 3917 W 31st StFoundation Area=808 Sq. Ft.3 Story Brick BuildingAddress: 4001 W 31st StFoundation Area=2,241 Sq. Ft.Garage2BP38Dl59Am19Ra1GT85Cs8Ra36Ra85sh9TO1QR46sh20DI61Ai4TA128de2OV11CsGarageShed[A]Edge of Snow PileXref ..\..\18360-DJR-3917-4009 31ST STREET WEST\ARCH\2019-08-16 BUILDING 2, 3, 4\djrarch-11e9b0\17-115 31st Street - WEST_10 STORY_gnorris - Floor Plan - LEVEL 1.dwgNOPARKING105Hm27Ty2QR1GT24DI1GT1GT5CA1QR260de137Ai92Ai21db68Dl78shLEGEND:TURF - SOD (IRRIGATED)PLANT BEDS (IRRIGATED)GREEN ROOF (IRRIGATED)OVERSTORY TREEORNAMENTAL TREEEVErgREEN TREEFile Location: N:\2019\19069_31st street west\19069_working\AUTOCAD\SHEETS\LS400 PLANTING PLAN / DRawn by: XX / Checked by: XX20'40'10'5'0'1"=20'SCALE:01LANDSCAPE PLANTING PLAN - 31ST APARTMENTS20'40'10'5'0'1"=20'SCALE:01LANDSCAPE PLANTING PLAN - PARKWAY PLAZAPARKWAYPLAZA &31STAPARTMENTSLP102PLANTINGPLANSt. Louis Park, MN17-115DJRARCHITECTURE, INC333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.com530 N.THIRD STREETMINNEAPOLIS, MN 55401PH: 612.333.3702LANDSCAPE ARCHITECTCONFLUENCEPLANTING SCHEDULE - 31ST STREET APARTMENTSPLANTING SCHEDULE - PARKWAY PLAZAPROTECT EXISTING TREES86
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Planning commission: Regular meeting
Meeting date: December 18, 2019
Agenda item: 3b
3b Holy Family Academy expansion
Location: 5925 West Lake Street
Case Numbers: 19-34-CUP, 19-35-S
Applicant: The Church of the Holy Family of St. Louis Park
Review Deadline: 60 days: January 17, 2020 120 days: March 17, 2020
Recommended
motions:
Motion to recommend approval of the preliminary and final plat and
amendment to the conditional use permit (CUP) subject to the
conditions recommended by staff.
Summary of request: The Church of the Holy Family of St. Louis Park applied for an amendment
to a conditional use permit and preliminary and final plat for a building expansion and site
improvements to Holy Family Academy. The school is located at 5925 West Lake Street and
currently includes 5 parcels. The project would include a building expansion and site work.
Site information:
Existing school
building
Area of final plat
88
Regular meeting of December 18, 2019 (Item No. 3b)
Title: Holy Family Academy expansion
Site area (acres): 2.5 Surrounding land uses:
Current use: educational facility
Neighborhood: Sorensen
North: single family residential &
religious institution
East: single family residential
South: single family residential
West: single family residential
Current 2040 land use guidance:
CIV - civic
Current zoning:
R-2 single-family residence
Background: The school was originally constructed in 1947. Educational facilities in the R-2
zoning district require a CUP. The city approved a CUP and preliminary and final plat for an
expansion to the school in 2012, but the project was never built, and the plat was not filed with
the county. The school currently enrolls 180 students pre-k through grade 8, and no enrollment
increases are proposed with this project. The building addition would include a new
gymnasium, locker rooms and restrooms, four new classrooms, and parish meeting rooms.
Site work includes improved stormwater treatment, a new drive aisle and off-street parking, a
new playground, and improved landscaping. The proposed site plan also preserves the existing
rectory house on the east side of the site.
Present considerations: The applicant requests the following approvals in order to move
forward with the building expansion and site work:
1. A preliminary and final plat to combine the five parcels that make up the school site.
2. An amendment to the existing CUP in order to expand the school building.
Zoning analysis: The following table provides zoning information on the project. Further details
on some of the zoning requirements are provided below.
Zoning compliance table
Factor Required Proposed Met?
Use Educational facility No change proposed Yes
Lot area 2.51 acres No change proposed Yes
Sidewalks Required along all street
frontages
Provided along all street
frontages
Yes
Setbacks Front (Zarthan): 25 feet
Side (Lake): 15 feet
Side (south): 5 feet
Rear (Alabama): 25 feet
Front (Zarthan): 25 feet
Side (Lake): 20 feet
Side (south): 50 feet
Rear (Alabama): 25 feet
Yes
Height 30 feet 30 feet Yes
Building materials Minimum of 60% Class I
materials 63-68% Class 1 materials Yes
Ground floor area
ratio
0.35 0.22 Yes
Vehicular parking 30 spaces 12 off-street and 36 on-street Yes
Bicycle parking 18 spaces 18 spaces Yes
89
Regular meeting of December 18, 2019 (Item No. 3b)
Title: Holy Family Academy expansion
EV charging
infrastructure
None required None proposed Yes
Landscaping 26 trees, 156 shrubs 42 trees, 156 shrubs Yes
Tree replacement None required based on number of caliper inches to be
removed
Yes
Mechanical
equipment
Full screening required Full screening proposed Yes
Refuse handling Full screening required;
compliance with city’s
Solid Waste ordinance
required
Plan complies with all solid
waste handling and screening
requirements
Yes
Stormwater
management
Meet city and state
requirements
Site will meet requirements;
see conditions of approval
Yes
Traffic: The school does not plan to increase enrollment due to this project, and the
reconfigured drive aisle can accommodate slightly more cars on-site. Staff do not anticipate any
additional negative traffic impacts to the neighborhood.
Lighting: The proposed lighting plan meets all city code requirements. Reflected light or
spillover shall not exceed 0.5 footcandles when the source of light abuts any residential
property. Spillover at the southern property line adjacent to the single-family residential
properties ranges from 0,0 to 0.5 footcandles.
Signs: A sign plan was not submitted for review. If the applicant later proposes new signage on
the site, a sign permit will be required.
Stormwater management: The stormwater plan proposes to reduce the amount of runoff
flowing onto the adjacent residential properties to the south. To accomplish this, a french-drain
style storm sewer system was added along the southwest edge of the property to collect and
divert runoff from the neighboring property (3308 Zarthan). Additionally, the proposed
stormwater management system routes water to a sub-drainage area along Zarthan Avenue.
Additional plantings will be provided along the low area to enhance infiltration. The stormwater
plans meet city requirements; the applicant is working with the watershed district to meet their
permitting requirements. Staff is recommending that as a condition of approval, revised
stormwater plans that meet watershed district requirements be submitted to the city for staff
approval before council takes action on the applications.
Preliminary and final plat analysis: The applicant proposes combining five lots into one. Four of
the parcels are former single-family residence lots and were previously platted. The largest lot
on the northern portion of the site is unplatted. The proposed plat also includes right of way
dedication on West Lake Street and Zarthan Avenue.
Access and site circulation: The applicant proposes creating a new one-way drive aisle south of
the school building. The current drive aisle has a 16-car queuing capacity. The new drive aisle
can accommodate 18 cars. Cars would enter the site from Zarthan Avenue and exit onto
Alabama. Twelve diagonal parking stalls would be added for use during non-drop-off/pick-up
90
Regular meeting of December 18, 2019 (Item No. 3b)
Title: Holy Family Academy expansion
times only. The drive aisle is designed to preserve as much of the green open space in the south
portion of the property as possible.
Easements: Drainage and utility easements are provided along all property lines as per the
requirements of the city’s subdivision ordinance. All easements abutting city right-of-way are
ten feet in width, and easements provided along all internal property lines are five feet in
width.
Park dedication: The Parks and Recreation Advisory Commission (PRAC) reviewed the park
dedication for the project on December 4, 2019. According to Hennepin County records, only
the northernmost parcel has not been previously platted, so park dedication fees can only be
collected on that portion of the site. The 2019 fee schedule sets the park dedication fee for
commercial and industrial properties at 5% of current market value of the unimproved land as
determined by city assessor. PRAC recommended approval of the park dedication fees in lieu of
parkland, which total $14,402.80.
Sidewalks: The city’s subdivision ordinance requires sidewalks along all parcel lines abutting
public right-of-way when platting a property. Sidewalks already exist on all sides of the property
abutting right-of-way, and will be maintained or replaced during construction.
CUP analysis: Amendments to CUPs must meet general CUP requirements in the zoning code.
Additionally, educational facilities with more than 20 students in the R-2 zoning district require
a CUP and must meet additional conditions.
General CUP requirements:
1. Consistency with plans. It is consistent with and supportive of principles, goals,
objectives, land use designations, redevelopment plans, neighborhood objectives,
and implementation strategies of the comprehensive plan. The site is guided for civic
uses and the school use presents no conflicts with city plans or policy goals.
2. Nuisance. It is not detrimental to the health, safety, morals and general welfare of
the community as a whole. It will not have undue adverse impacts on the use and
enjoyment of properties, existing and anticipated traffic conditions, parking facilities
on adjacent streets, and values of properties in close proximity to the conditional use.
The new drive aisle provides two additional stacking spaces on the site. Staff
anticipate no adverse impacts on the neighborhood due to this project.
3. Compliance with code. It is consistent with the regulations, intent and purpose of City
Code and the zoning district in which the conditional use is located. The current use
and the proposed expansion and site work meet all zoning code requirements.
4. Consistency with service capacity. It will not have undue adverse impacts on
governmental facilities, services or improvements which are either existing or
proposed. Services will not be adversely impacted by the proposed building
expansion and site improvements.
5. Site design. It is consistent with the design and other requirements of site and
landscape plans prepared by or under the direction of a professional landscape
architect or civil engineer registered in the state and adopted as part of the
91
Regular meeting of December 18, 2019 (Item No. 3b)
Title: Holy Family Academy expansion
conditions imposed on the use by the city council. The proposed site plan meets city
requirements for landscaping, circulation, setbacks, and other zoning requirements.
6. Consistency with utilities. It is consistent with the City’s stormwater, sanitary sewer,
and water plans. The proposed design is consistent with all city plans.
CUP conditions for educational facilities in the R-2 zoning district:
1. Buildings shall be located at least 50 feet from a lot in an R district. This condition is
met.
2. An off-street passenger loading area shall be provided in order to maintain vehicular
and pedestrian safety. The new drive aisle includes a drop-off area next to the
building.
3. Outdoor recreational and play areas shall be located at least 25 feet from any lot in
an R district. The new playground area meets this requirement.
4. Access shall be to a roadway identified in the comprehensive plan as a collector or
arterial or shall be otherwise located so that access can be provided without
generating significant traffic on local residential streets. This condition is met.
Public outreach: The church held a neighborhood open house meeting on November 19, 2019.
Several neighbors attended. Attendees expressed concern about water run-off, traffic impacts
in the neighborhood, and site lighting.
Additionally, several representatives of Holy Family went door-to-door to properties near the
school to inform residents about the project and hear their concerns. Notes from both the open
house and door-to-door outreach are included in a memo attached to this report.
Recommendations: Staff recommends approval of the preliminary and final plat and
amendment to the CUP subject to the following conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
this ordinance, approved Official Exhibits, and City Code.
2. Revised stormwater plans shall be provided for review and approval by city engineering
staff.
3. A sign permit shall be submitted for city approval if new signage is proposed on the site.
4. Construction and staging information will be provided to staff for review and approval.
5. All new utility service structures shall be buried.
6. Prior to the City signing and releasing the final plat to the developer for filing with
Hennepin County:
a. A financial security in the form of a cash escrow or letter of credit in the amount
of $1,000 shall be submitted to the city to ensure that a signed Mylar copy of the
final plat is provided to the city.
b. Assent Form and Official Exhibits shall be signed by the applicant and property
owner.
c. The developer shall pay to the city the park dedication fee of $14,402.80.
7. Prior to starting any land disturbing activities, the following conditions shall be met:
a. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and city representatives. 92
Regular meeting of December 18, 2019 (Item No. 3b)
Title: Holy Family Academy expansion
b. All necessary permits shall be obtained.
8. Prior to issuance of building permits, the following conditions shall be met:
a. The developer shall sign the City's Assent Form and the Official Exhibits.
b. Final construction plans for all public improvements and private stormwater
system shall be signed by a registered engineer and approved by the City
Engineer.
c. Submit the Met Council SAC determination letter to the Building and Energy
Department.
d. A performance guarantee in the form of cash escrow or irrevocable letter of credit
shall be provided to the City of St. Louis Park in the amount of 125% of the cost
for all public improvements (street, sidewalks, boulevards, utility, street lights,
landscaping, etc.) and landscaping.
e. Proof of recording the final plat shall be submitted to the City.
9. The developer shall comply with the following conditions during construction:
a. All City noise ordinances shall be complied with, including that there be no
construction activity between the hours of 10 p.m. and 7 a.m. Monday through
Friday, and between 10 p.m. and 9 a.m. on weekends and holidays.
b. The site shall be kept free of dust and debris that could blow onto neighboring
properties.
c. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
d. The City shall be contacted a minimum of 72 hours prior to any work in a public
street.
e. Work in a public street shall take place only upon the determination by the City
Engineer (or designee) that appropriate safety measures have been taken to
ensure motorist and pedestrian safety.
f. The developer shall install and maintain chain link security fencing that is at least
six feet tall along the perimeter of the site. All gates and access points shall be
locked during non-working hours.
g. Temporary electric power connections shall not adversely impact surrounding
neighborhood service.
10. Prior to the issuance of any permanent certificate of occupancy permit the public
improvements, private utilities, site landscaping and irrigation, and storm water
management system shall be installed in accordance with the Official Exhibits.
11. In addition to any other remedies, the developer or owner shall pay an administrative fee
of $750 per violation of any condition of this approval.
12. This permit shall be revoked and cancelled if the building or structure for which the
conditional use permit is granted is removed.
Supporting documents: development plans, neighborhood meeting minutes
Prepared by: Jacquelyn Kramer, Associate Planner
Reviewed by: Jennifer Monson, Planner
Gary Morrison, Assistant Zoning Administrator
93
61C.O.T. 175708P A R C E L 2C.O.T. 175708P A R C E L 1C.O.T. 1125544C.O.T. 1214390C.O.T. 1223157C.O.T. 1192105NSCALE IN FEET020 4011/18/19SURVEY ISSUEDLicense No.Date I hereby certify that this survey, plan or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Land Surveyor under the laws ofthe State ofVICINITY MAPField CrewMax L. Stanislowski - PLS48988Project LeadDrawn ByChecked ByLoucks Project No.Minnesota.19411MLSTMBMLSSKS/MJA/MDR11/18/19(Per Certificates of Title)Certificate of Title No. 175708Par 1: Lots 1, 2 and 16, Block 2, "Westlake Park"Par 2: That part of Government Lots 3 and 4, Section 16, Township 117, Range 21 West of the 5th Principal Meridian,described as: Commencing 445.632 feet North of the Southwest corner of Lot 3; thence East 1564.2 feet; thence North 452.05feet to the actual point of beginning of the land to be hereinafter described; thence West parallel with the South line of said Lot3 to the center line of Lake Street as now laid out and traveled; thence Northeasterly along the center line of said Lake Street toa point 1564.2 feet East of the West line of Lot 3 in said Section 16; thence South 331 feet to the point of beginning.Subject to certain restrictions as contained in deed Doc. No. 155584; which run until January 1st, 1999, with privilege of renewal;As to Par 1Subject to minerals and mineral rights reserved by the State of Minnesota in Doc No. 155835;Certificate of Title No. 1192105Lot 3, Block 2, "Westlake Park", situated in the County of Hennepin and State of Minnesota.Subject to certain restrictions as contained in deed Doc. No. 155584; which run until January 1st, 1999, with privilege of renewal;Subject to minerals and mineral rights reserved by the State of Minnesota;Certificate of Title No. 1223157Lot 13 in Block 2 in "Westlake Park", situated in the County of Hennepin and State of Minnesota.Subject to certain restrictions as contained in deed Doc. No. 155584; which run until January 1st, 1999, with privilege of renewal;Subject to minerals and mineral rights reserved by the State of Minnesota;Certificate of Title No. 1214390Lot 14, Block 2, "Westlake Park", situated in the County of Hennepin and State of MinnesotaCertificate of Title No. 1125544Lot 15, Block 2, "Westlake Park", situated in the County of Hennepin and State of Minnesota.Subject to certain restrictions as contained in deed Doc. No. 155584; which run until January 1st, 1999, with privilege of renewal;Subject to minerals and mineral rights reserved by the State of Minnesota;DESCRIPTION OF PROPERTY SURVEYEDLOUCKSW:\2019\19411\CADD DATA\SURVEY\_dwg Sheet Files\19411 Pre PlatPlotted: 11 /15 / 2019 3:36 PM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONHOLY FAMILYACADEMY5925 WEST LAKE STREETST. LOUIS PARK, MNHOLY FAMILY CHURCH5900 WEST LAKE STREETST. LOUIS PARK, MN 55416PRELIMINARYPLAT OFHOLY FAMILYADDITION1 OF 1LEGENDSPOT ELEVATIONSIGNLIGHT POLEWATER MANHOLE / WELLCATCH BASINCONTOURCONCRETE CURBSTORM SEWERSANITARY SEWERUNDERGROUND FIBER OPTICWATERMAINUNDERGROUND ELECTRICCONCRETEELECTRIC TRANSFORMERTELEPHONE PEDESTALELECTRIC MANHOLETELEPHONE MANHOLEUTILITY MANHOLEGAS METERHAND HOLEUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWER SERVICEWATER SERVICEYARD LIGHTTRAFFIC SIGNALGAS VALVEFLAG POLEGUARD POSTBASSWOODPINESPRUCEMAPLECONIFEROUS TREEDECIDUOUS TREEPOST INDICATOR VALVEELEV @ THRESHOLDROOF DRAINELECTRIC OUTLETPARKING STALL COUNTCURB STOPRECORD DOCUMENTDISABLED PARKING STALLTOP OF CURBSET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"FOUND OPEN IRON MONUMENTSET NAILFOUND CAST IRON MONUMENTVAULTBUILDING SETBACK LINEPARKING SETBACK LINEPER PLANYARD DRAINTOP NUT HYDRANTSERVICE CLEANOUTCHAIN LINK FENCEIRON FENCEWOOD FENCEASH2EXISTING BUILDINGRETAINING WALLSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVEUNLESS SHOWN OTHERWISENO PARKINGFIRE CONNECTIONLILACCURB CUTSANITARY MANHOLESTORM MANHOLECATCH BASINIRON PIPESTRUCTURE RIM & INVERTMAPPED STORM SEWERMAPPED SANITARY SEWERMAPPED WATERMAINMAPPED UNDERGROUND FIBER OPTICMAPPED UNDERGROUND ELECTRICMAPPED UNDERGROUND TELEPHONEMAPPED UNDERGROUND GASMEASURED DIMENSION DURINGTHE COURSE OF THIS SURVEYRECORD DIMENSION PER PLATRECORD DIMENSION PERDEED DESCRIPTION(M)(P)(D)INFORMATION AS SHOWN ON PLANSNOT FIELD VERIFIEDVENTLIGHT POLEPOWER POLEGUY POLEBASKET BALL HOOPGENERAL NOTESSURVEYOR:Loucks7200 Hemlock Lane, Suite 300Maple Grove, MN 55330763-424-55051. Prepared November 18, 2019.2. The address, if disclosed documents provided to or obtained by the surveyor, or observed while conducting thefieldwork is 5925 West Lake Street.3. The bearings for this survey are based on the Hennepin County Coordinate System NAD 83 (1986 Adjust).4. Benchmark: MnDot Control point BR 5199: In Hopkins, in the bridge wing wall in the southwest corner of railroadbridge number 5199 over Trunk Highway 7, 0.75 mile west along Trunk Highway 7 from the junction of Trunk Highway 7and Trunk Highway 100 in St. Louis Park.Elevation = 924.20 (NGVD29)Site Benchmark: Threshold of school at east entrance.Elevation = 924.69 (NGVD29)5. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) perFlood Insurance Rate Map No. 27053C0353F, Community Panel No. 270484, effective date of November 4, 2016.6. The field work was completed on November 11, 2019.OWNER/DEVELOPER:Holy Family ChurchSt Louis Park, MN 55416651-280-7239Current Zoning: R-2Any zoning classification, setback requirements, height and floor space area restrictions, and parking requirements,shown hereon, was researched to the best of our ability and is open to interpretation. Per the City of St. Louis ParkZoning Map and City Code, on November 15, 2019, information for the subject property is as follows:Current Setbacks:Front (Zarthan Ave S) 25 feetRear (Alabama Ave S) 25 feetSide (Lake St. W) 15 feetSide (Adj to Residential) 7 feetProposed Zoning: R-2Proposed Setbacks:Front (Zarthan Ave S) 25 feetRear (Alabama Ave S) 25 feetSide (Lake St. W) 15 feetSide (Adj to Residential) 7 feetZONING INFORMATIONAreasTotal Property Area = 109,450 +/- square feet or 2.51 +/- acres.Right of Way Dedication Area = 24,294 +/- square feet or 0.56 +/- acres.Net Property Area = 85,156 +/- square feet or 1.95 +/- acres.SITE DATASITE94
KNOW ALL PERSONS BY THESE PRESENTS: That The Church of the Holy Family of St. Louis Park. Minn., a Minnesota non-profitcorportation, fee owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit:Lots 1, 2, 3, 13, 14, 15 and 16, Block 2, "Westlake Park"ANDThat part of Government Lots 3 and 4, Section 16, Township 117, Range 21 West of the 5th Principal Meridian, described as:Commencing 445.632 feet North of the Southwest corner of Lot 3; thence East 1564.2 feet; thence North 452.05 feet to the actual pointof beginning of the land to be hereinafter described; thence West parallel with the South line of said Lot 3 to the center line of LakeStreet as now laid out and traveled; thence Northeasterly along the center line of said Lake Street to a point 1564.2 feet East of the Westline of Lot 3 in said Section 16; thence South 331 feet to the point of beginning.Has caused the same to be surveyed and platted as HOLY FAMILY ADDITION, and does hereby dedicate to the public for publicuse the public way(s), and does also dedicate the drainage and utility easements as created by this plat.In witness whereof said The Church of the Holy Family of St. Louis Park, Minn., a Minnesota non-profit corporation, has causedthese presents to be signed by its proper officer this _______ day of _________________________, 20______.THE CHURCH OF THE HOLY FAMILY OF ST. LOUIS PARK, MINN.__________ __________________________________ ______________________________________________Signature Printed Name, TitleSTATE OF ______________________COUNTY OF ____________________The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by__________________________ (Signer's Name), as _________________________ (Signer's Title) of The Church of the Holy Family of St.Louis Park, Minn., a Minnesota non-profit corporation, on behalf of the corporation.__________ __________________________________ ______________________________________________Signature Printed Name, NotaryNotary Public, _______________________ County, ______________________My Commission Expires _________________________LOUCKSSHEET 1 OF 2 SHEETSR.T. DOC. NO. _____________________SURVEYORS CERTIFICATIONI Max L. Stanislowski do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly LicensedLand Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical dataand labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set withinone year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of thiscertificate are shown and labeled on this Plat; and all public ways are shown and labeled on this plat.Dated this ________ day of _________________________, 20______.______________________________________________Max L. Stanislowski, Licensed Land Surveyor,Minnesota License No. 48988STATE OF MINNESOTACOUNTY OF HENNEPINThe foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by Max L.Stanislowski.__________ ___________________________________ ______________________________________________Signature Printed Name, NotaryNotary Public, Hennepin County, MinnesotaMy Commission Expires January 31, 20___ST. LOUIS PARK, MINNESOTAThis plat of HOLY FAMILY ADDITION was approved and accepted by the City Council of the City of St. Louis Park, Minnesota, at aregular meeting thereof held this ________ day of _________________________, 20______, and said plat is in compliance with theprovisions of Minnesota Statutes, Section 505.03, Subdivision 2.City Council, St. Louis Park, MinnesotaBy: ________________________________________, Mayor By: _________________________________________, Clerk RESIDENT AND REAL ESTATE DEPARTMENT, Hennepin County, MinnesotaI hereby certify that taxes payable in 20______ and prior years have been paid for land described on this plat, dated this ________day of _________________________, 20______.Mark V. Chapin, County Auditor By: ________________________________________, DeputySURVEY DIVISION, Hennepin County, MinnesotaPursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this ________ day of_________________________, 20______.Chris F. Mavis, County SurveyorBy: ________________________________________, DeputyREGISTRAR OF TITLES, Hennepin County, MinnesotaI hereby certify that the within plat of HOLY FAMILY ADDITION was filed in this office this ________ day of_________________________, 20______, at ______ o'clock _____.M.Martin McCormick, Registrar of Titles By: ________________________________________, Deputy95
LOUCKSSHEET 2 OF 2 SHEETSBEING 5 FEET IN WIDTH, UNLESS OTHERWISEINDICATED AND ADJOINING LOT LINES, ANDBEING 10 FEET IN WIDTH, UNLESS OTHERWISEINDICATED, AND ADJOINING RIGHT-OF-WAYLINES, AS SHOWN ON THE PLAT.DRAINAGE AND UTILITY EASEMENTS ARESHOWN THUS: (NOT TO SCALE)BEARINGS ARE BASED ON THE CENTER LINE OFLAKE STREET HAVING A BEARING OF NORTH 47DEGREES 01 MINUTES 24 SECONDS EAST.DENOTES FOUND 1/2 INCH IRON MONUMENT,UNLESS OTHERWISE NOTEDDENOTES 1/2 INCH X 14 INCH IRONMONUMENT SET, MARKED "LS 48988"SCALE IN FEET040NDENOTES "PK NAIL" SET( P) DENOTES DATA PER PLAT OF ________(M) DENOTES MEASURED DATAR.T. DOC. NO. _____________________SECTION 16 BREAKDOWN DETAILNO SCALENSection 16, Township 117, Range 21Hennepin County, Minnesota96
61C.O.T. 175708P A R C E L 2C.O.T. 175708P A R C E L 1C.O.T. 1125544C.O.T. 1214390C.O.T. 1223157C.O.T. 1192105NSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 53706Trevor D. Gruys12/11/2019EXISTING CONDITIONSC100WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS AND DATED NOVEMBER, 2019.PARKING STALL COUNTDISABLED PARKING STALLMAPLETREE (GEN)ASH2SURVEY LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"FOUND OPEN IRON MONUMENTUNLESS SHOWN OTHERWISESPOT ELEVATIONSIGNLIGHT POLEPOWER POLECONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEEXISTING BUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERCONIFEROUS TREETREE LINEPINEDECIDUOUS TREEGUY WIRE1SCHEDULE B II ITEMELECTRIC TRANSFORMERHAND HOLE97
61REMOVE EXISTINGTREE-TYPREMOVE EXISTINGTREE-TYPREMOVE EXISTINGTREE & SHRUBS-TYPCOORDINATE WITHLANDSCAPE PLANREMOVE EXISTINGCURB & GUTTER-TYPREMOVE EXISTINGCONCRETE APRON& SIDEWALK-TYPREMOVE EXISTINGFENCE & GATE-TYPREMOVE EXISTINGFENCE & GATE-TYPREMOVE EXISTINGFENCE & GATES-TYPREMOVE EXISTINGCONCRETE SIDEWALK-TYPREMOVE EXISTINGCURB & GUTTER-TYPREMOVE EXISTINGTREE-TYPCOORDINATE WITHLANDSCAPE PLANREMOVE EXISTINGFENCE & GATES-TYPREMOVE EXISTINGBITUMINOUSPAVEMENT-TYPREROUTE EXISTINGELECTRICALCOORDINATE WITHELECTRICAL PLANS &UTILITY PROVIDER-TYPREMOVE EXISTINGCURB & GUTTER-TYPREROUTE EXISTINGELECTRICALCOORDINATE WITHELECTRICAL PLANS &UTILITY PROVIDER-TYPREMOVE EXISTINGFENCE-TYPREMOVE EXISTINGBOLLARDS (6)REMOVE EXISTINGHVAC EQUIPMENTCOORDINATE WITHMECHANICAL PLANS &UTILITY PROVIDER-TYPREMOVE EXISTINGCONCRETE SIDEWALK-TYPREMOVE EXISTINGCURB & GUTTER-TYPREMOVE EXISTINGBITUMINOUSPAVEMENT-TYPREMOVE EXISTINGCURB & GUTTER-TYPREMOVE/RELOCATEEXISTING PLAYGROUNDEQUIPMENTCOORDINATEWITH OWNERREMOVE/RELOCATE EXISTINGBASKETBALL HOOPREMOVE/RELOCATEEXISTING BASKETBALLHOOPREMOVE EXISTINGCONCRETESIDEWALK-TYPREMOVE EXISTINGFENCE & GATE-TYPREMOVE EXISTINGCONCRETE APRON& SIDEWALK-TYPREMOVE EXISTINGCURB & GUTTER-TYPREMOVE EXISTINGFENCE-TYPREMOVE EXISTINGCONCRETE PAD& FENCE-TYPREMOVEEXISTINGFENCE-TYPREROUTE EXISTINGELECTRICALCOORDINATE WITHELECTRICAL PLANS &UTILITY PROVIDER-TYPREMOVE EXISTINGSHEDS (3)-TYPCOORDINATEWITH OWNERREMOVE EXISTING CONCRETESIDEWALK AS NEEDED FORUTILITY CONSTRUCTIONREFER TO UTILITY PLANREMOVE EXISTINGBITUMINOUSPAVEMENT AS NEEDEDFOR UTILITY CONSTRUCTIONREFER TO UTILITY PLANREMOVE EXISTINGCURB & GUTTER ASNEEDED FOR UTILITYCONSTRUCTIONREFER TO UTILITY PLANREMOVE EXISTINGCONCRETESIDEWALK-TYPREMOVE EXISTINGCONCRETE-TYPPROTECT EXISTINGTREES DURINGCONSTRUCTIONREMOVE EXISTING4' BLACK METALFENCEREMOVE EXISTINGRETAINING WALLREMOVE EXISTINGCURB & GUTTER ASNEEDED FOR UTILITYCONSTRUCTIONREFER TO UTILITY PLANREMOVE EXISTINGCURB & GUTTER ASNEEDED FOR UTILITYCONSTRUCTIONREFER TO UTILITY PLANREMOVE EXISTINGBITUMINOUSPAVEMENT AS NEEDEDFOR UTILITY CONSTRUCTIONREFER TO UTILITY PLANREMOVE EXISTINGBITUMINOUSPAVEMENT-TYPREMOVE EXISTINGBITUMINOUSPAVEMENT-TYPREMOVE EXISTINGTREE-TYPNSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 53706Trevor D. Gruys12/11/2019DEMOLITION PLANC101WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS AND DATED NOVEMBER, 2019.PARKING STALL COUNTDISABLED PARKING STALLMAPLETREE (GEN)ASH2SURVEY LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"FOUND OPEN IRON MONUMENTUNLESS SHOWN OTHERWISESPOT ELEVATIONSIGNLIGHT POLEPOWER POLECONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEEXISTING BUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERCONIFEROUS TREETREE LINEPINEDECIDUOUS TREEGUY WIRE1SCHEDULE B II ITEMELECTRIC TRANSFORMERHAND HOLEREMOVE EXISTING CURB & GUTTER,RETAINING WALLS, FENCE, ETC.REMOVE EXISTING MANHOLES, POWERPOLES, LIGHT POLES, BOLLARDS, PARKINGMETERS, SIGNS, ETC.REMOVE EXISTING CONCRETE PAVING,SIDEWALKS, ETC.REMOVE EXISTING TREESREMOVE EXISTING UTILITIESREMOVE EXISTING BITUMINOUS PAVINGDEMOLITION LEGEND:REMOVE EXISTING BUILDING1. CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIESAS NECESSARY. CONTRACTOR TO COORDINATE ACTIVITIES WITH UTILITYCOMPANIES AND OWNER.2. CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOTNOTED FOR REMOVAL.3. CONTRACTOR TO CLEAR AND GRUB EXISTING VEGETATION WITHINCONSTRUCTION LIMITS, STRIP TOP SOIL, AND STOCKPILE ON-SITE. REFER TOGRADING PLAN AND SWPPP FOR SEDIMENT AND EROSION CONTROLREQUIREMENTS.4. CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRISPRIOR TO GRADING. ALL REMOVED MATERIAL SHALL BE HAULED FROM THESITE DAILY. ALL CLEARING AND GRUBBING AND REMOVALS SHALL BEPERFORMED PER THE CONTRACT SPECIFICATIONS. EROSION CONTROLMEASURES SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. SEE THESTORMWATER POLLUTION PREVENTION PLAN (SWPPP).5. CONTRACTOR SHALL REMOVE ALL SITE SURFACE FEATURES WITHIN REMOVALLIMITS UNLESS OTHERWISE NOTED.SITE DEMOLITION NOTES98
PROPOSED BUILDINGFFE=916.19(EQUALS ARCH 100.00')15.0'BUILDING ANDPARKING SETBACKBUILDING ANDPARKING SETBACK25.0'7.0'BUILDING ANDPARKING SETBACKBUILDING ANDPARKING SETBACK25.0'18.5'7.0'4.0'20.0'10.0'18.0'
18.0'
16.0'27.3'6.0'5.7'16.0'CONCRETE PAVEMENTTYP-SEE DETAILD412 CURB & GUTTERTYP-SEE DETAILPEDESTRIAN RAMPTYP-SEE DETAILCONCRETE SIDEWALKTYP-SEE DETAILCONCRETE STOOPCOORDINATE WITHARCHITECTURAL &STRUCTURAL PLANSMATCH EXISTINGSIDEWALKEND CURB WITH3' TAPERCONCRETE APRONTYP-SEE DETAILEND CURB WITH3' TAPERB612 CURB & GUTTERTYP-SEE DETAILHEAVY DUTYBITUMINOUS PAVEMENTTYP-SEE DETAILMATCH EXISTINGMATCH EXISTINGCURB AND SIDEWALKCONCRETE APRONTYP-SEE DETAILEND CURB WITH3' TAPEREND CURB WITH3' TAPERMATCH EXISTINGSIDEWALK16.0'
7.0'PEDESTRIAN RAMPTYP-SEE DETAILFENCE WITH ACCESS GATESAROUND PLAY AREAHEIGHT =8'TYP-SEE DETAILCONCRETE STOOPCOORDINATE WITHARCHITECTURAL &STRUCTURAL PLANSCONCRETE SIDEWALKTYP-SEE DETAILCONCRETE STOOPCOORDINATE WITHARCHITECTURAL &STRUCTURAL PLANSD412 CURB & GUTTERTYP-SEE DETAILCONCRETE PAVEMENTTYP-SEE DETAILCANOPY & COLUMNSCOORDINATE WITHARCHITECTYURAL PLANSFLAT CURBTYP-SEE DETAIL10' TAPER TO FLAT CURBRETAINING WALLTYP-SEE DETAILMATCHEXISTINGSIDEWALKPEDESTRIAN RAMPTYP-SEE DETAILMATCH EXISTINGSIDEWALKMATCH EXISTINGSIDEWALKEND CURB WITH3' TAPERCONCRETE APRONTYP-SEE DETAILCONCRETE SIDEWALKTYP-SEE DETAILFENCE WITHACCESS GATESHEIGHT=8'TYP-SEE DETAIL20'R40'RREPLACE CURB & GUTTERAFTER WATERMAININSTALLATIONMATCH EXISTINGHEAVY DUTYBITUMINOUS PAVEMENTTYP-SEE DETAILHEAVY DUTYBITUMINOUS PAVEMENTTYP-SEE DETAILMATCH EXISTINGREPLACE CURB & GUTTERAFTER STORM SEWERINSTALLATIONMATCH EXISTINGCONCRETE SIDEWALKTYP-SEE DETAILMATCH EXISTING20'R5'R5'R30'R30'R20'R5.9'5.9'CONCRETE STOOPCOORDINATE WITHARCHITECTURAL &STRUCTURAL PLANSCONCRETESIDEWALKTYP-SEE DETAILCONCRETE STAIRS AND HANDRAIL4-6" RISERS WITH 12" TREADSCOORDINATE WITHARCHITECTURAL PLANSFENCE WITHACCESS GATESHEIGHT =8'TYP-SEE DETAILEND CURB WITH3' TAPERBOLLARD (2)TYP-SEE DETAILTRASH ENCLOSURESEE ARCHITECTURAL5.0'16' SWING GATE5' ACCESS GATE5' ACCESSGATE16' SWING GATE5' ACCESSGATE5' ACCESSGATEHEAVY DUTYBITUMINOUSPAVEMENTTYP-SEE DETAILHEAVY DUTYBITUMINOUSPAVEMENTTYP-SEE DETAILLIGHT POLE-TYPSEE LIGHTING PLANPYLON SIGNPYLON SIGN8.5'121ADA PARKING SIGN (2)TYP-SEE DETAILADA "NO PARKINGACCESS AISLE" SIGNSEE DETAILTYPICAL ADA PARKINGTYP-SEE DETAIL13.0'8.5'TYP8.0'TYP8.0'TYP8.0'TYP(9) BIKE RACKS40.0'NSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 53706Trevor D. Gruys12/11/2019SITE PLANC20023CIVIL LEGENDWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:SEE PAVEMENT SECTIONS ON SHEET C800 FOR TYPE ANDDEPTH INFORMATION.PERVIOUS BITUMINOUS PAVEMENTCONCRETE SIDEWALKHEAVY DUTY BITUMINOUS PAVEMENTCONCRETE PAVEMENTPAVEMENT TYPESSITE NOTES1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED INACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL JURISDICTIONREQUIREMENTS.2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA STANDARDSAND LOCAL/STATE REQUIREMENTS.3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.5. TYPICAL FULL SIZED PARKING STALL IS 8.5' X 18.5' UNLESS OTHERWISE NOTED.6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.7. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE ADJACENTTO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND SIDEWALKS.8. SNOW CANNOT BE PUSHED ONTO OR ACROSS THE PUBLIC STREET. ALL PLOWED SNOW MUST STAYON SITE.9. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.CURRENT ZONING: R-2PROPOSED ZONING: R-2PROPERTY AREA (INCLUDING ROW): 2.513 ACPROPERTY AREA: 1.955 ACDISTURBED AREA: 1.111 ACEXISTING IMPERVIOUS AREA (2012): **0.956 ACEXISTING IMPERVIOUS AREA: **0.742 ACPROPOSED IMPERVIOUS AREA: **0.939 AC**BASED ON PROPERTY AREASITE DATANOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS AND DATED NOVEMBER, 2019.SIGNAGE AND STRIPING NOTES1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ON THISPLAN.2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADING AISLESWITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITE PAINT.4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHERE REQUIRED.5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREAS TO BEPLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TO DETAIL.6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED AT THESTOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOP BARS SHALLEXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.7. ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.BUILDING AND PARKING SETBACKS:FRONT (ZARTHAN AVE S) 25 FT MINIMUMREAR (ALABAMA AVE S) 25 FT MINIMUMSIDE (LAKE ST W)15 FT MINIMUMSIDE (ADJ TO RESIDENTIAL) 7 FT MINIMUMOFF-STREET PARKING AND DESIGN STANDARD REQUIREMENTS*MINIMUM REQUIRED OFF-STREET PARKING**:DAYCARE/ NURSERY SCHOOL 1 SPACE PER 2 EMPLOYEES PLUS1 SPACE PER 10 PROGRAM PARTICIPANTS (BASED ON TOTAL CAPACITY)ELEMENTARY/JUNIOR HIGH SCHOOL 2 SPACES PER CLASSROOM**PER CITY OF ST. LOUIS PARK CODEMINIMUM PARKING LAYOUT DIMENSIONS (45 DEGREE PATTERN):PARKING SPACE WIDTH = 8.5 FTPARKING SPACE LENGTH = 18.5 FTMANEUVERING LANE WIDTH = 13 FTDEVELOPMENT AND DESIGN STANDARDSDAYCARE/NURSERY SCHOOL = 8 STALLSELEMENTARY/JUNIOR HIGH SCHOOL = 22 STALLSTOTAL PARKING REQUIRED = 30 STALLSEXISTING OFF-STREET PARKING = 9 STALLSEXISTING OFF-STREET PARKING REMOVED = - 9 STALLSPROPOSED OFF-STREET PARKING = 13 STALLSEXISTING ON-STREET PARKING= 36 STALLSTOTAL PARKING PROVIDED = 49 STALLSEXISTING ON-SITE QUEUING CAPACITY = 16 CARSPROPOSED ON-SITE QUEUING CAPACITY = 18 CARS*QUEUING CAPACITY FOR THE PROPOSED PLAN WILL USE THE DRIVE AISLE AS WELL ASTHE ANGLED PARKING STALLS. DESIGNATED PARKING STALLS WILL ONLY BE USED FORNON DROP-OFF/PICKUP HOURS. OFF-STREET PARKING CALCULATIONSEXISTING ACCESSIBLE PARKING: 2 STALLSREMOVED ACCESSIBLE PARKING: -2 STALLSPROPOSED ACCESSIBLE PARKING: 2 STALLSTOTAL 2 STALLSREQUIRED ACCESSIBLE PARKING: 1 STALL****REQUIRED MINIMUM NUMBER OF ACCESSIBLE SPACES FOR 1 TO 25 STALLSACCESSIBLE PARKING99
PROPOSED BUILDINGFFE=916.19(EQUALS ARCH 100.00')MATCH EXISTINGMATCH EXISTINGMATCH EXISTINGMATCH EXISTING0.5%0.5%8.0%8.1%10.0%8.0%2.0%4.2%2.0%2.0%5.0%5.0%4.5%5.4%5.4%8.0%8.0%4.2%3.8%2.7%2.7%1.8%2.2%1.7%1.6%1.5%1.5%1.1%1.3%1.5%0.6%1.9%0.9%0.9%4.8%4.9%4.9%4.9%7.0%8.2%2.7%1.6%4.0%4.0%1.0%6.2%3.8%2.8%4.4%5.0%7.1%19.0316.1915.8215.8215.6615.6115.5316.0116.1916.1216.1916.1916.1916.1916.1915.8115.2314.7416.1914.1916.1916.1916.1916.1916.1916.1316.1919.4920.4115.7715.7714.0814.6913.9913.5813.6013.7010.7210.6010.6310.5410.5510.4510.059.9510.6411.1812.8113.0913.3713.7413.9014.3615.7016.1116.1116.0016.0016.0316.0016.8917.2817.3716.2918.3519.6219.5619.7219.6620.2220.1618.4517.7118.9818.9215.7215.4915.2015.5915.7016.1015.8213.5412.7012.3211.9910.039.609.50TW=14.96TW=15.65TW=15.13TW=14.24TW=14.08TW=14.23TW=14.30TW=14.06BW=14.3014.21 ±EX14.12 ±EX13.37 ±EX13.29 ±EX12.72 ±EX12.64 ±EX12.39 ±EX10.67 ±EX10.72 ±EX9.70 ±EX9.61 ±EX9.05 ±EX8.97 ±EX9.72 ±EX9.84 ±EX19.16 ±EX19.14 ±EX18.69 ±EX18.80 ±EX19.36 ±EX19.57 ±EX20.45 ±EX20.50 ±EX20.85 ±EX19.65 ±EX18.77 ±EX17.57 ±EX17.56 ±EX17.48 ±EX18.13 ±EX19.33 ±EX18.83 ±EX21.64 ±EX21.87 ±EX21.93 ±EX22.17 ±EX21.50 ±EX17.95 ±EX18.77 ±EX12.96 ±EX15.0413.40BW=12.77BW=12.15BW=11.11BW=12.22BW=13.27BW=13.75BW=14.0211.3919.9419.2018.1015.8016.0516.1314.7015.5313.6413.8014.7314.1714.1216.19TW=16.19TW=16.19BW=14.35BW=14.6516.1914.27 ±EX14.5514.5016.1716.1710.9013.3316.0116.194.6%4.6%15.5516.19NSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 53706Trevor D. Gruys12/11/2019GRADING & DRAINAGE PLANC300NOTE:EXISTING CONDITIONS INFORMATION SHOWN ISFROM A BOUNDARY & TOPOGRAPHIC SURVEYPROVIDED BY LOUCKS AND DATED NOVEMBER, 2019.23CIVIL LEGENDWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.GRADING, DRAINAGE & EROSION CONTROL NOTES1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.2. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINSIN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECTSUMPED ELEVATIONS.3. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL ANDSEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTILVEGETATION IS ESTABLISHED.4. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OFWALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACEGRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).5. REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION (REPORT NO. 01-20620), DATEDNOVEMBER 14, 2019 AS PREPARED BY AMERICAN ENGINEERING TESTING, INC. FOR AN EXISTINGSUBSURFACE SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.6. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS ANDBEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULEMUST BE ESTABLISHED.7. DUST MUST BE ADEQUATELY CONTROLLED.8. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.9. SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.10. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.100
PROPOSED BUILDINGFFE=916.19(EQUALS ARCH 100.00')EROSION CONTROL BLANKETTYP-SEE DETAILSILT FENCETYP-SEE DETAILROCKCONSTRUCTIONENTRANCESEE DETAILINLETPROTECTIONTYP-SEE DETAILINLETPROTECTIONTYP-SEE DETAILSILT FENCETYP-SEE DETAILBIOROLLTYP-SEE DETAIL*PROVIDE INLET PROTECTION AT CATCH BASINSLOCATED IN ZARTHAN AVENUE APPROXIMATLY330' SOUTH OF 33RD STREETNSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 53706Trevor D. Gruys12/11/2019STORM WATER POLLUTION PREVENTION PLANC301NOTE:EXISTING CONDITIONS INFORMATION SHOWN ISFROM A BOUNDARY & TOPOGRAPHIC SURVEYPROVIDED BY LOUCKS AND DATED NOVEMBER, 2019.23CIVIL LEGENDWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.SWPPP LEGENDINLET PROTECTIONSILT FENCEEXISTING DRAINAGE PATTERNPROPOSED DRAINAGE PATTERNBIO ROLLSEROSION CONTROL BLANKET101
PROPOSED BUILDINGFFE=916.19(EQUALS ARCH 100.00')STMH 1BUILD OVER EXISTING 15"RCP STORM SEWER LINERIM=913.75±INV(W)=908.75INV(N,S)=908.54±(FIELD VERIFY EX. SIZE,INVERT, & LOCATION)56 LF-12" RCP @ 0.45%STMH 327" ACCESS RISERRIM=914.63INV=907.6515 LF-6" SOLID PVC @ 0.5%CLEANOUT 10RIM=911.83INV=910.04CLEANOUT 11RIM=911.00INV=910.04CLEANOUT 12RIM=913.13INV=911.6315 LF-FRENCH DRAINW/ 6" DRAINTILE @ 0.0%SEE DETAIL86 LF-FRENCH DRAINW/ 6" DRAINTILE @ 1.8%SEE DETAIL8 LF-15" HDPE @ 0.44%CBMH 20RIM=913.54INV(NW)=910.10INV(SW)=907.94INV(NE,SE)=907.69SUMP=904.6952 LF-15" HDPE @ 4.2%CBMH 21RIM=914.70INV(NW)=910.28INV(NE)=910.12INV(SW)=909.8710" ROOF DRAIN STUBINV=910.6939 LF-10" HDPE @ 1.0%(VERIFY SIZE, INVERT, &LOCATION W/ MECHANICAL)62 LF-12" HDPE @ 0.5%CBMH 22RIM=915.53INV(NW)=910.60INV(SW)=910.4361 LF-10" HDPE @ 1.5%CBMH 2318" NYLOPLASTRIM=916.05INV(NW)=914.22INV(SW)=912.13INV(N,S)=911.50SEE DETAILCBMH 2418" NYLOPLASTRIM=915.80INV(N)=913.96INV(S)=911.80SEE DETAIL30 LF-10" HDPE @ 1.0%CONNECT TO EXISTING 6" DIP WATERMAINWITH A 3" WET TAP(FIELD VERIFY EX. SIZE, INVERT& LOCATION)3" DIP DOMESTIC WATER SERVICE STUB83 LF-3" DIP WATERMAIN(VERIFY SIZE, INVERT &LOCATION W/ MECHANICAL)30 LF-6" DRAINTILESLOPED TO DRAIN26 LF-6" DRAINTILESLOPED TO DRAINSANITARY CLEANOUTRIM=916.14INV=906.196" SANITARY SERVICE STUB32 LF-6" PVC @ 5.6%INV=906.19(VERIFY SIZE, INVERT, &LOCATION W/ MECHANICAL)CONNECT TO EXISTING6" SANITARY SERVICE STUBINV=904.39±(FIELD VERIFY EX. SIZE, INVERT,& LOCATION)CLEANOUT 40RIM=914.27INV=912.70CLEANOUT 41RIM=914.65INV=912.70CLEANOUT 42RIM=914.77INV=912.7082 LF-6" DRAINTILE @ 0.0%50 LF-6" DRAINTILE @ 0.0%52 LF-6" SOLID PVC @ 5.0%CLEANOUT 25RIM=920.28INV=914.4445 LF-6" DRAINTILE @ 5.0%6 LF-6" SOLID PVC @ 1.0%INV=912.19INV=912.1942 LF-6" DRAINTILE @ 0.0%DEFLECT WATERMAIN AS NEEDEDTO MAINTAIN 18" VERTICAL SEPARATIONDEFLECT WATERMAIN AS NEEDEDTO MAINTAIN 18" VERTICAL SEPARATIONCOORDINATE WITH CITYSTORM BOTTOM OF PIPE=908.80±EX. SANITARY TOP OF PIPE=905.02±CONTACT ENGINEER WITHANY CONFLICTS45 DEG. 6" BENDSTMH 227" ACCESS RISERRIM=914.30INV=907.65INLET INV=909.97STMH 427" ACCESS RISERRIM=912.50INV=907.65STMH 627" ACCESS RISERRIM=913.30INV=907.65STMH 527" ACCESS RISERRIM=913.70INV=907.65OUTLET INV=909.00INLETINV=907.6536" PERFORATEDCMP UNDERGROUNDINFILTRATION SYSTEM(535 LF TOTAL)TOP OF PIPE=910.65OUTLET=909.00INV=907.65100-YR HWL=910.87SEE DETAILCBMH 30RIM=910.90INV=908.2978 LF-12" HDPE @ 0.44%3" GATE VALVENSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 53706Trevor D. Gruys12/11/2019UTILITY PLANC400NOTE:EXISTING CONDITIONS INFORMATION SHOWN ISFROM A BOUNDARY & TOPOGRAPHIC SURVEYPROVIDED BY LOUCKS AND DATED NOVEMBER, 2019.23CIVIL LEGENDWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.UTILITY NOTES1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED ANDINSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE,THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITYENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2018 EDITION.2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALLCOMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION ANDTHE GEOTECHNICAL REPORT.3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THESTATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDINGINSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLICUTILITIES.4. ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THEBUILDING FACE UNLESS OTHERWISE NOTED.5. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATIONIS REQUIRED BETWEEN WATERMAIN AND ALL UTILITIES UNLESS OTHERWISE NOTED.6. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER. EXTRADEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY ORSTORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTSWITH SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATERAND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BEATTAINED.7. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENTUNLESS OTHERWISE NOTED.8. PROPOSED PIPE MATERIALS:WATERMAIN DIP CL 52 3" DIAMETERSANITARY SEWER PVC SDR 35 6" DIAMETERSTORM SEWER DUAL WALL HDPE 10" TO 15" DIAMETERRCP 12" DIAMETERPVC SCH 40 6" DIAMETERPERFORATED PVC 6" DIAMETER9. ALL SANITARY SEWER WYES, TEES AND SERVICES SHALL BE 6" PVC SDR 35.10. ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTARULES, PART 4714.11. ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT ORWATERTIGHT (SEE MINNESOTA RULES, PART 4714). APPROVED RESILIENT RUBBER JOINTS MUST BEUSED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHERSTRUCTURES.12. HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES,PART 4714:a. PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.b. PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.c. ALL FITTINGS MUST COMPLY WITH ASTM D3212.d. WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES.102
PROPOSED BUILDINGFFE=916.19(EQUALS ARCH 100.00')SM11GF8EA2RB16TY12GF6GACSMSOD4DH9TY38SD12AH9SD20SH3AH20RZG1AE8GF16MJJ6MJJ11GF23FG6AC4GAC5DH4GAC5DH5GACEXISTING TREE TO BE SAVED(TYP.)SOD DISTURBED AREAAS NECESSARY (TYP.)SODSODSODSODSODSODSODPLAYGROUND AREAWITH WOOD CHIPS.MATCH EXISTING PLAYGROUNDSURFACING MATERIALS.(TYP.)SODEDGER (TYP.)FENCE (TYP.)EXISTING TREE TO BE SAVED(TYP.)LANDSCAPE EDGING(TYP.)LANDSCAPE EDGING(TYP.)DECIDUOUS TREES QTY COMMON NAMEBOTANICAL NAMECONT SIZE SIZEAE1ACCOLADE ELMUlmus `Morton`B & B2.5"CalRB2 RIVER BIRCHCLUMPBetula nigraB & B8` HGTSHRUBSQTY COMMON NAMEBOTANICAL NAMEMIN CONT MIN SIZE FIELD3 SPACINGAH15ANNABELLE HYDRANGEAHydrangea arborescens `Annabelle` 5 gal24" HGT48" o.c.AC6 AUTUMN MAGIC CHOKEBERRYAronia melanocarpa `Magic Carpet` 5 gal24" HGT48" o.c.DH14DWARF BUSH HONEYSUCKLEDiervilla lonicera5 gal18" HGT36" o.c.GAC19 GREEN MOUND ALPINE CURRANTRibes alpinum `Green Mound`5 gal24" HGT48" o.c.GF42 GRO-LOW FRAGRANT SUMACRhus aromatica `Gro-Low`5 gal24" SPRD48" o.c.GRASSESQTY COMMON NAMEBOTANICAL NAMEMIN CONT MIN SIZE FIELD3 SPACINGFG23 FEATHER REED GRASSCalamagrostis x acutiflora `Karl Foerster` 1 gal30" o.c.SH20 PRAIRIE DROPSEEDSporobolus heterolepis1 gal24" o.c.CONIFEROUS SHRUBS QTY COMMON NAMEBOTANICAL NAMEMIN CONT MIN SIZE FIELD3 SPACINGEA8 EMERALD ARBORVITAEThuja occidentalis `Smaragd`#1536" HGT48" o.c.MJJ22 MINT JULEP JUNIPERJuniperus chinensis `Monlep`5 gal18" SPRD60" o.c.TY25TAUNTON YEWTaxus x media `Taunton`5 gal18" SPRD48" o.c.PERENNIALSQTY COMMON NAMEBOTANICAL NAMEMIN CONT MIN SIZE FIELD3 SPACINGRZG20 ROZANNE GERANIUMGeranium x `Rozanne`1 gal18" o.c.SD47STELLA D` ORO DAYLILYHemerocallis x `Stella de Oro`1 gal24" o.c.GROUND COVERS CODE COMMON NAMEBOTANICAL NAMEWD PLAYGROUND WOOD CHIPSWOOD CHIPS FOR PLAYGROUNDAREA TO MATCH EXISTINGPLAYGROUND SURFACE MATERIAL.SM STONE MULCHGREY TRAP ROCKSIZE - 2 1/2" OVER FABRICSOD TURF SODWM 1 WOOD MULCHSHREDDED HARDWOOD BARKMULCHPLANT SCHEDULENSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 52050Nathan Ekhoff12/11/2019LANDSCAPE PLANL100NOTE:EXISTING CONDITIONS INFORMATION SHOWN ISFROM A BOUNDARY & TOPOGRAPHIC SURVEYPROVIDED BY LOUCKS AND DATED NOVEMBER, 2019.WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.GENERAL NOTES:CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. INSPECT SITEAND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THENATURE AND SCOPE OF WORK.VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THEATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICHMAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'SLAYOUT.ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONSGOVERNING THE WORK OR MATERIALS SUPPLIED.CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS,TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS.ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO THE OWNER.CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALLUNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THENECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIALINSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE).ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOTCUT THROUGH ROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN.EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHEREXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED TO LANDSCAPEARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ALLDISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPEARCHITECT OF SAME.THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/ORROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORMTO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREEREMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BEAPPROVED BY LANDSCAPE ARCHITECT.REFER TO SHEET L101 - LANDSCAPE DETAILS FOR LANDSCAPE DETAILS,LANDSCAPE NOTES AND OTHER ITEMS RELATED TO THE LANDSCAPE PLAN.REFER TO SHEET L200 - TREE PRESERVATION PLAN FOR EXISTING TREES TO BEREMOVED, TREE INVENTORY LIST, AND DETAILS FOR THE PRESERVATION OFEXISTING TREES TO BE SAVED.LANDSCAPE REQUIREMENTS:1 TREE PER 1,000 SF. OF BUILDING AREA(25,702 SF.* / 1,000 SF. = 26 TREES)OR1 TREE PER 50 LF. OF SITE PERIMETER(1,292 LF.** / 50 LF. = 26 TREES)6 SHRUBS PER 1,000 SF. OF BUILDING AREA(25,702 SF.* / 1,000 SF. = 26 x 6 = 156 SHRUBS)OR6 SHRUBS PER 50 LF. OF SITE PERIMETER(1,292 LF.** / 50 LF. = 26 x 6 = 156 SHRUBS)* BUILDING SQUARE FOOTAGE INCLUDES EXISTING BUILDINGS.** SITE PERIMETER LINEAL FOOTAGE DOES NOT INCLUDE ADDITIONALPROPERTY WITHIN LAKE STREET W. OR ZARTHAN AVENUE S.REQUIRED TREES: 26PROVIDED TREES: 43NEW TREES: 3EXISTING TREES: 40CANOPY TREES: 33EVERGREEN TREES: 7REQUIRED SHRUBS: 156PROVIDED SHRUBS: 156103
PROPOSED BUILDINGFFE=916.19(EQUALS ARCH 100.00')SM11GF8EA2RB16TY12GF6GACSMSOD4DH9TY38SD12AH9SD20SH3AH20RZG1AE8GF16MJJ6MJJ11GF23FG6AC4GAC5DH4GAC5DH5GACEXISTING TREE REMOVED(TYP.)EXISTING SHRUBS REMOVED(TYP.)EXISTING TREEREMOVED(TYP.)EXISTING TREETO BE SAVED(TYP.)EXISTING TREETO BE SAVED(TYP.)4529282719APPROXIMATE GRADING LIMITS(TYP.)NSCALE IN FEET020 40 ISSUE DATE:19059.00HOLY FAMILY ACADEMYPARISH LIFE CENTER ADDITION5925 WEST LAKE STREETST. LOUIS PARK, MN 55418 01.00.2020REVISIONS:LOUCKS7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALLOUCKS PROJECT NO. 19411I hereby certify this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under the laws of the state ofMINNESOTADate: XX.XX.XXReg No: 52050Nathan Ekhoff12/11/2019TREE PRESERVATION PLANL200NOTE:EXISTING CONDITIONS INFORMATION SHOWN ISFROM A BOUNDARY & TOPOGRAPHIC SURVEYPROVIDED BY LOUCKS AND DATED NOVEMBER, 2019.WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONSOF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITYCOMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OFLINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THECONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.2" X 4" WOOD STAKE, POSITIONED ASNOTED. STRING 4' HIGH, ORANGE POLYETHYLENE LAMINAR SAFETY NETTING BETWEEN WOOD STAKES PLACED 5' ON CENTER AND PLACEDEXISTING GRADEEXISTING TREE TO REMAINBETWEEN TREE PROTECTION ANDDRIP EDGE OF TREEDISTURBED AREAS.TREE REPLACEMENT REQUIREMENTS:CITY REPLACEMENT FORMULA: ((A/B)-0.20) x C x A = DA = TOTAL DIAMETER INCHES OF SIGNIFICANT TREES LOST.B = TOTAL DIAMETER INCHES OF SIGNIFICANT TREES SITUATED ON THE LAND.C = TREE REPLACEMENT CONSTANT (1.5).D = REPLACEMENT TREES (NUMBER OF CALIPER INCHES).((88/465) -0.20) x 1.5 x 88 = -1.419 CALIPER INCHESNO REPLACEMENT REQUIRED DUE TO REMOVING LESS THAN 20% OF TREES.REQUIRED REPLACEMENT CALIPER INCHES: -1.419 CAL. IN.PROVIDED REPLACEMENT CALIPER INCHES: NONETREE INVENTORY:104
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Holy Family’s Neighborhood Open House
7pm, November 19, 2019
Attendees:
Fr. Joseph Johnson
Jim Grogan
Tom Burns
Carolyn Burns
Bernie Grutsch
Marilyn Grutsch
Jan Loftus
Jessica Rhyner
Rob Reitz
Dale Klickhammer
Betty Rockwell
Katie Dirks
Jan Ahlmquist
Jack Almquist
David Norton
Katie Norton
The evening began with the presentation of the plan as outlined in the neighborhood mailing.
This mentioned our hoped-for construction timeline of April to December and plans for school
carpool during the last weeks of this academic year.
Concerns raised:
- Water run-off: making sure to grade the field and use whatever other means to avoid
negative impact to the residents on Alabama Avenue—which is certainly our intention;
recognition was given that a large part of the water problem stems from run-off from
Lake Street and not our property and frustrated hopes that the city would have done more
for drainage on Alabama
- Traffic: whereas there was mention of the afternoon line-up for carpool, the biggest
concern was from residents on Alabama Avenue that traffic not turn left as they exit our
driveway; apparently there used to be a right-turn only sign at the end of our driveway
that is no longer there—we are happy to communicate with our school families about this
concern and place a new sign; there was more energy around the general concern about
traffic in the neighborhood, especially the ineffective stop sign at Lake and Zarthan
- Lighting: making sure that we don’t have large floodlights increasing light pollution in a
residential neighborhood; we assured them that we only wish to have enough light for
security and to do so in a respectful and discreet manner; we hope to add a security fence
that will be a more effective way to reduce incidents and danger of vandalism
Additionally, several representatives of Holy Family went door-to-door to the houses in the near
vicinity of our property to inquire about concerns. Nancy Bahnsun wanted good fence/landscape
screening as they are immediately adjacent on the Alabama Avenue side. She inquired if the
higher privacy fence could be continued all the way rather than being lowered as it gets closer to
the street. She also mentioned water issues in her garage from snow-melt/water-runoff. The other
neighbors were satisfied with the informational mailings we have provided and did not bring
forward any other concerns.
Planning commission: Study session
Meeting date: December 18, 2019
Study session item: 1
1 Texa-Tonka small area plan
Recommended Actions: Provide feedback on the draft Texa-Tonka small area plan
Background: In May 2019, the city began working on a small area plan for the commercial
properties near the intersection of Texas Avenue and Minnetonka Boulevard, also known as
Texa-Tonka. The city contracted with SEH and a team of planners, architects, engineers,
outreach and market specialists to create the Texa-Tonka small area plan.
Many of the commercial properties located near the intersection of Texas Avenue and
Minnetonka Boulevard, also known as Texa-Tonka, have been owned by the same property
group for many decades. This ownership group has decided they would like to divest many of
the commercially zoned properties in Texa-Tonka in the coming years.
In anticipation of new ownership and reinvestment in the commercial properties, the city is
undertaking a small area plan to conduct a market overview, concept site and building plans,
design guidelines, a traffic capacity analysis and a parking study.
Present considerations: A draft plan is available for review. Staff will present the draft plan
during the December 18 planning commission study session.
The plan recommendations are heavily influenced by input from local residents and commercial
property owners collected through a project committee, pop-up events, community surveys,
neighborhood workshops and an open house. Input was received from more than 2,200
people! Summaries of responses to these efforts are posted on the city’s website and will be
included as attachments to the plan.
Next steps: City council will receive a report regarding the small area plan in January. If
requested the consultant team will formally present the plan to council in February.
Recommendations: Staff requests planning commission provide feedback on the draft Texa-
Tonka small area plan.
Supporting documents: Draft Texa-Tonka small area plan
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
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