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2016/02/03 - ADMIN - Agenda Packets - Planning Commission - Regular
AGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. FEBRUARY 3, 2016 1. Call to order – Roll Call 2. Approval of Minutes of January 6, 2016 3. Hearings A. AC Marriott, Central Park West Phase III – Preliminary and Final PUD Location: 5075 Wayzata Blvd. Applicant: RISLP, LLC Case No.: 16-01-PUD 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. Planned Code Amendments – Subdivision Ordinance 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 952/924-2575 at least 96 hours in advance of meeting. UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA JANUARY 6, 2016 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Lisa Peilen, Richard Person, Carl Robertson, Ethan Rickert (youth member) MEMBERS ABSENT: Claudia Johnston-Madison, Joe Tatalovich STAFF PRESENT: Gary Morrison, Sean Walther, Nancy Sells 1. Call to Order – Roll Call 2. Approval of Minutes of October 21, 2015 Commissioner Robertson moved approval of the minutes. Commission Peilen seconded the motion, and the motion passed on a vote of 4-0. 3. Public Hearings A. Japs Olson West Expansion Comprehensive Plan Amendment, Rezoning, Plat, Special Permit Amendment and Conditional Use Permit Location: 7500 and 7630 Excelsior Boulevard Applicant: Japs Olson Company Case Nos.: 15-46-CP, 15-47-Z, 15-48-CUP, 15-49-S Gary Morrison, Assistant Zoning Administrator, presented the staff report. Mr. Morrison stated that the applicant proposes an expansion in two phases. The parking lot project which required a Conditional Use Permit was completed in the fall of 2015. The current application is for construction of a 192,000 sq. ft. addition. Mr. Morrison reviewed the relocation of municipal boundary between the City of St. Louis Park and the City of Hopkins which was required for the expansion and which has been approved by both cities and the State of Minnesota. Mr. Morrison explained that before the expansion can be constructed, the property now in St. Louis Park has to be guided “Industrial” in the Comprehensive Plan land use map, zoned “General Industrial” in the Zoning Map, and combined into one platted lot. The existing Special Permit also has to be amended to reflect the expansion, and a CUP has to be approved to allow for the removal of 35,000 cubic yards of material. Unofficial Minutes Planning Commission January 6, 2016 Page 2 Mr. Morrison discussed the comments received from Hennepin County’s review of the preliminary and final plat. Mr. Morrison reviewed parking, setbacks, landscaping, stormwater and architectural plans for the proposed expansion. He noted that the applicant is requesting an appeal from the provision of visual deviation along long walls. Mr. Morrison explained that in this case, that cut into the building space would interfere with the layout and operation of the large machinery used by the company and pilasters outside the building would not match the existing building. The applicant proposes using tinted spandrel glass panels to provide visual breaks. The glass panels will also tie the architecture of the proposed building to the existing building. Mr. Morrison discussed the conditional use permit for excavation. He showed the proposed haul route. Commissioner Robertson commented that the presentation was comprehensive and the requests were straightforward. Chair Person opened the public hearing. As no one was present wishing to speak he closed the public hearing. Commissioner Peilen made a motion to recommend approval of the requests for Comprehensive Plan Land Use Map amendment, Zoning Map amendment, Preliminary and Final Plat, major amendment to a Special Permit, and Conditional Use Permit. She stated she was delighted that Japs Olson chose to expand in St. Louis Park and that the company is an asset to the community. Commissioner Robertson seconded the motion, and the motion passed on a vote of 4-0. 4. Other Business A. Election of Chair and Vice Chair Commissioner Robertson made a motion to nominate Claudia Johnston- Madison as Chair and Lisa Peilen as Vice Chair. Commissioner Carper seconded the motion, and the motion passed on a vote of 4-0. B. Resolution of Recognition for Robert Kramer Chair Person read Resolution No. 88 recognizing Commissioner Kramer’s eleven years of service on the Planning Commission. Commissioner Unofficial Minutes Planning Commission January 6, 2016 Page 3 Carper made a motion approving the resolution and added his thanks to Robert Kramer. Commissioner Robertson seconded the motion and added that Robert will be missed and that he added a lot to the Commission discussions. The motion passed on a vote of 4-0. 5. Communications 6. Adjournment The meeting adjourned at 6:35 p.m. Respectfully submitted, Nancy Sells Sr. Office Assistant Planning Commission Meeting Date: February 3, 2016 Agenda Item: 3A. 3A. “AC Marriott, Central Park West Phase III”–Preliminary and Final PUD; Location: 5075 Wayzata Boulevard Case Nos.: 16-01-PUD Applicant: RISPL LLC Recommended Motions: Motion to recommend approval of the Preliminary and Final Planned Unit Development and subject to the conditions recommended by Staff. REQUEST: RISPL is requesting a Preliminary and Final Planned Unit Development (PUD) to allow construction of a six-story, 126 room AC Hotel by Marriott. The building is the third phase of the Central Park West PUD and contains approximately 3,000 square feet of restaurant/lounge area, 1,000 square feet of meeting space, and a spa. The PUD is a rezoning of the property and zoning text amendments under the City’s new PUD ordinance. SITE INFORMATION: Site Area: 1.61 acres Current Zoning: O-Office Proposed Zoning: PUD-Planned Unit Development Comprehensive Plan: O-Office Current Use: Parking Lot for Office and Commercial Space Surrounding Land Uses: North: Wayzata Boulevard, Interstate-394 East: Wayzata Boulevard, Highway 100 South: Six-story apartment building (under construction) West: Utica Avenue South, vacant land, future six-story apartment building BACKGROUND: The proposed redevelopment site lies southwest of Highway 100 and Interstate 394. The site is designated as Phase III of the Central Park West PUD and is split by the border of St. Louis Park and Golden Valley. The hotel building is on the St. Louis Park side, and the parking lot is on the Golden Valley side of the border. As part of the larger Central Park West PUD, this site has a variety of agreements already in place to control access, parking, and civic space. The site will have a total of one-hundred- eighty-nine (189) parking spaces. The parking is split between twenty-seven (27) underground spaces, fifty-two (52) surface spaces, and one-hundred-ten (110) spaces located off-site. The spaces located off-site are protected by a permanent easement agreement between the hotel site and the future office property. Meeting of February 3rd, 2016 Page 2 Subject: AC Marriott PUD ANALYSIS: Description The developer requests a preliminary and final Planned Unit Development. Uses The proposed uses on site are a 126 room hotel and a restaurant/lounge area which will be allowed through the Planned Unit Development (PUD) rezoning. Comprehensive Plan: The Comprehensive Plan and the current Zoning Map designate the site for Office. The proposed PUD would create a new zoning district and zoning regulations for uses and dimensional standards that are unique to this site and the proposed site and building plans. Staff finds that this site is suitable for the proposed hotel and meets many of the objectives of the Comprehensive Plan. The site provides ample recreation space for hotel guests and employees through shared linear park space to the South of the site. The use of a hotel provides a service complementary to the planned improvements for the Central Park West Planned Unit Development and the existing commercial land use in the area. Building and Site Design Analysis: The PUD 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 efficient 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 on 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 is a condition of approval. The architect is working with Xcel Energy, Centerpoint Energy, and the City of St. Louis Park to comply. (4) The use of green roofs or white roofs and on-site renewable energy is encouraged. The plan does not currently include these features, but may still be explored. 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. Meeting of February 3rd, 2016 Page 3 Subject: AC Marriott Zoning Compliance Table: Factor Required Proposed Met? Use Hotel Hotel Yes Lot Area N/A 1.61 acres Yes Height None with PUD 84 feet Yes Building Materials Minimum of 60% Class I materials E: 69.2% Class I, 30.8% Class II W: 72.9% Class I, 27.1% Class II S: 88.6% Class I, 11.4 % Class II N: 77.1% Class I, 22.9% Class II Yes Floor Area Ratio None with PUD 1.07 Yes Ground Floor Area Ratio N/A 0.18 Yes Off-Street Parking 1.5 spaces/1 hotel room 1.5 spaces/1 hotel room Total: 189 spaces Yes Bicycle Parking 10% of parking total 16 parking spaces Yes Open Area/DORA None with PUD 1,416 sq. ft. of rooftop area 153,393 sq. ft. total with off-site civic space Yes Landscaping See Landscaping section Yes Setbacks None with PUD Front: Border of Golden Valley, no setback requirement Side: 77’ Side: Varies between 12.87’ to 41.29’ along the curve of Wayzata Boulevard Rear: 22.56’ Yes Mechanical Equipment Full screening required Rooftop equipment screened by parapet so as not visible from off-site. Yes Sidewalks Required along all streets and building frontages Provided along all streets and building frontages Yes Refuse handling Full screening required Full screening provided by trash enclosure. Yes Transit service None required Served by routes 9,649,675 Yes Stormwater Management Required Provided underground and includes other best management practices Yes Uses The site will be used as an AC Marriott Hotel and includes an accessory use as a lounge/bar for hotel guests. The Comprehensive Plan Land Use Guidance for this site is O-Office and permits the use of a hotel. The affected property is currently zoned O-Office and is included in the existing Central Park West Planned Unit Development. The rezoning of this property to its own PUD will allow for conditions and requirements that fit the context and character of the individual site and the proposed development. A draft of the ordinance outlining these conditions is attached to this report. Meeting of February 3rd, 2016 Page 4 Subject: AC Marriott Architectural Design The plans submitted are consistent with the overall vision of the Central Park West PUD and the context of St. Louis Park’s West End. AC Hotels by Marriott is a new brand to the United States with only one other location in Fort Meyers Beach, Florida. The applicant has described this brand of hotel as targeting upper scale clientele with amenities including a rooftop deck and spa, lounge, and small meeting rooms to accommodate business travelers. Each location is described as having its own unique interior and exterior design to suit the surrounding area. The building exteriors for the AC Marriott exceed the City’s minimum requirement of Class I materials, with over 60% used on each façade. The materials used are primarily stucco and glass, and provides a notable frontage along Wayzata Boulevard. The exterior of the building also includes manufactured stone and fiber cement material that is consistent with the neighboring residential buildings. Height In the current Office zoning district, a hotel next to a residential property is only allowed to be 45’ in height. A variance was granted to allow 66’ in the master plan. This PUD approval will modify the height limit to allow the proposed: building 71’, parapet 75’, and the highest point of the parapet at 83’2”. Staff supports this change in height as the parapet wall provides screening for rooftop equipment and suits the character of other six and seven story buildings in the area. Lighting Staff is concerned with the average lighting level in the parking lot and spillover lighting along the South boundary of the site. The current electrical plan displays an average of 2.8 footcandles (fc) rather than the recommended level of 0.5-1 fc, which may be considered a nuisance to neighboring properties. Staff is recommending this change as a condition of approval. Parking Parking will total 189 stalls through a combination of underground, surface, and off-site parking. This total meets the City’s hotel parking requirement for 1.5 stalls/1 room. On-site, 73 stalls are provided in the underground ramp and a surface lot. Off-site, 110 stalls will be provided on the ground floor of the North side of a future parking ramp to be shared between the Hotel and the future office building. Prior to the construction of the ramp, temporary parking will be provided in an existing surface parking lot currently used by Healthpartners. An agreement has been approved and designates 110 stalls in the center of the parking lot to be used by the hotel until the ramp is completed. The applicant is also providing bike parking on the exterior of the hotel and within the hotel’s underground parking ramp. As a condition of approval, staff is requiring a minimum of eight bicycle parking stalls to be located within 50 feet of the hotel’s front entrance. Access Access to the AC Marriott Hotel is provided by two driveways connecting to Wayzata Boulevard. The first driveway will allow for easy access in loading/unloading and use of the proposed valet service. The second entrance will provide access to the parking lot, and one-way access to the Central Park West Phase II building. This one-way fire lane will also provide access for deliveries and service vehicles. Meeting of February 3rd, 2016 Page 5 Subject: AC Marriott Loading/Service Areas The site plan shows a fully screened trash enclosure to the South of the building. Staff has recommended to enlarge the trash enclosure to allow for trash, recycling, and organics storage. Landscaping The landscape plan indicates 63 new trees, 503 shrubs and over 1,000 perennials and grasses. The project exceeds the City’s landscaping and tree replacement requirements. Designed Outdoor Recreation Area (DORA) The proposed development plans illustrate DORA through the inclusion of a rooftop amenity space and access to Central Park West’s shared linear park space. The rooftop amenity space features a small seating area and access to the hotel’s spa service area. The plan exceeds the City’s minimum 12% DORA requirements. Signage A sign plan was not submitted for review. Signs will require permits and must comply with the C-2 General Commercial District standards. Utilities All small utilities will be placed underground. Utility service structures, such as a generator and transformer, will be screened completely from off-site with materials consistent with 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. Public Input: A neighborhood meeting regarding the project was held on January 27, 2016. Three Golden Valley residents attended and asked questions regarding the amount of parking, the temporary off-site parking, driveway access points, and any anticipated disruptions to traffic on Wayzata Boulevard during construction. These questions were addressed during the presentation by the applicant and the residents seemed to be satisfied with the responses. STAFF RECOMMENDATONS: Staff recommends approval of the AC Marriott Hotel 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. The on-site underground storm water management system shall be privately-owned and privately maintained. 3. 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. 4. Prior to starting any land disturbing activities, the following conditions shall be met: Meeting of February 3rd, 2016 Page 6 Subject: AC Marriott a. Assent Form and Official Exhibits must 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 must be obtained. 5. 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. The installation of all public improvements including, but not limited to: sidewalks and boulevard improvements and the execution of any necessary agreements related to the maintenance of such improvements. iii. Easements related to electronic communication and fiber infrastructure. iv. 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. v. The developer shall reimburse City attorney’s fees in drafting/reviewing such documents as required in the final PUD approval. vi. The Mayor and City Manager are authorized to execute said Planning Development Contract. c. Final construction plans for all public improvements shall be signed by a registered engineer and submitted to the City Engineer for review and approval. d. Building material samples and colors must be submitted to the City for review and approval. 6. 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 Director of Engineering (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. 7. 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. 8. 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. 9. The materials used in, and placement of, all signs shall be integrated with the building design and architecture. 10. The lighting plan shall be adjusted to show an average footcandle (fc) measurement of 0.5-1 fc, and spillover measurement of 0.5 fc on the South side of the building. 11. Bicycle parking on site shall be located within fifty feet of the building’s front entrance. ATTACHMENTS: Existing and Proposed Zoning Draft PUD Ordinance Color Site Plan and 3D Views Landscape Plan Temporary Parking Plan DORA Area Calculation Site Plan Storm Drainage and Grading Plan Utility Plan Erosion Control Plan Electrical Site Plan A101 – Parking Garage/First Floor A102 – Second and Third Floor Plan A103 – Fourth and Fifth Floor Plan A104 – Sixth Floor and Roof Plans A105 – Elevations A201 – Elevations A202 – Elevations Prepared by: Nicole Mardell, Associate Planner Reviewed by: Sean Walther, Planning and Zoning Supervisor Meeting of February 3rd, 2016 Page 8 Subject: AC Marriott City of Golden Valley City of Golden Valley 1 DRAFT-EDITED 1/28/16 ORDINANCE NO. AN ORDINANCE AMENDING THE ST. LOUIS PARK CITY CODE RELATING TO ZONING BY CREATING SECTION 36-268-PUD 4 AS A PLANNED UNIT DEVELOPMENT ZONING DISTRICT FOR THE PROPERTY LOCATED AT 5075 WAYZATA BOULEVARD. THE CITY OF ST. LOUIS PARK DOES ORDAIN: Findings Sec. 1. The City Council has considered the advice and recommendation of the Planning Commission (Case No. 16-01-PUD) for amending the Zoning Ordinance to create a new Planned Unit Development (PUD) Zoning District. Sec. 2. The Comprehensive Plan designates this property as Office. Sec. 3. The Zoning Map shall be amended by reclassifying the following described lands from O-Office to PUD 4: Lot 3, Block 1, Central Park West P.U.D. No. 121; Hennepin County, Minnesota; and to the center line of all adjacent right-of-way. Sec. 4. The St. Louis Park Ordinance Code, Section 36-268 is hereby amended to add the following Planned Unit Development Zoning District: Section 36-268-PUD 4. (a) Development Plan The site shall be developed, used and maintained in conformance with the following Final PUD signed Official Exhibits: 1. C100 – Site Conditions After Phases 1 & 2 With Demolition Plan 2. C200 – Proposed Site Plan 3. C300 – Storm Drainage and Grading Plan 4. C400 – Utility Plan 5. C500 – Erosion Control Plan 6. C600 – Storm Water and Erosion Control Details 7. E002 – Electrical Site Plan 8. A101 – Parking Garage Level, First Floor Plan 9. A201 – Exterior Elevations 10. A202 – Exterior Elevations 12. A901 – 3D Views 13. L000 – Tree Inventory 2 14. L001 – Tree Mitigation Plan 15. L100 – Landscape Plan 16. L101 – Landscape Details and Notes 17. PH-3 – Phasing Plan 19. Final Plat 20. Zoning Map Amendment Exhibit 21. Temporary Off-Site Parking Plan The site shall also conform to the following requirements: (1) The property shall be developed with 126 rooms, approximately 1,700 square feet of meeting space, and approximately 3,620 square feet of hotel/restaurant/lounge area. (2) Parking will be provided both on-site and off-site. The on-site parking will contain twenty-seven (27) underground spaces, fifty-two (52) surface spaces. Off-site parking will include one-hundred-ten (110) parking spaces in an above ground ramp located on Outlot A. Parking will total one- hundred-eighty-nine (189) parking spaces. (3) The maximum building height shall not exceed 84 feet and six stories. (4) The development site shall provide 1,416 square feet of Designated Outdoor Recreation Area (DORA) on a rooftop deck. (b) Permitted Uses (1) Hotel/motel. The conditions are as follows: Building heights shall be limited to six stories or 84 feet. (c) Accessory Uses Accessory uses are as follows: (1) Bar, if accessory to a hotel and in compliance with City liquor licensing requirements. (2) Parking lots (3) Parking ramps utilizing the same exterior facing materials as the principal buildings. (4) Public transit stops/shelters. (5) Food Service a. Service space is limited to space designated in Site Plan. (6) Outdoor seating, public address (PA) system prohibited. 3 (7) No outdoor storage allowed. (d) Special Performance Standards (1) 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. (2) 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. (3) Signage shall be allowed in conformance with the approved redevelopment plan or final PUD site plan and development agreement in accordance with the following conditions: a. Pylon signs are not permitted; b. Freestanding monument signs shall utilize the same exterior materials as the principal buildings and shall not interfere with pedestrian/bicycle or automobile circulation and visibility; c. Pedestrian-scale signs visible from public sidewalks shall be no more than three feet in vertical dimension unless flush with the building wall; and d. Maximum allowable number, sizes and heights of signs shall be regulated by section 36-362, C-2 requirements, except as may be specifically modified by the final PUD. (4) Façade. The following façade design guidelines shall be applicable to all ground floor non-residential facades: a. For street-facing facades, no more than 10% of total window and door area shall be glass block, mirrored, spandrel, frosted or other opaque glass, finishes or material including window painting and signage. The remaining 90% of window and door area shall be clear or slightly tinted glass, allowing views into and out of the interior. b. Visibility into the space shall be maintained for a minimum depth of three feet. This requirement shall not prohibit the display of merchandise. (5) Awnings. a. Awnings must be constructed of heavy canvas fabric, metal and/or glass. Plastic and vinyl awnings are prohibited. b. Backlit awnings are prohibited. Sec. 4. The contents of Planning Case File 16-01-PUD are hereby entered into and made part of the public hearing record and the record of decision for this case. Sec. 5. This Ordinance shall take effect fifteen days after its publication. Public Hearing February 3, 2016 4 First Reading March 21, 2016 Second Reading April 4, 2016 Date of Publication April 14, 2016 Date Ordinance takes effect April 29, 2016 Reviewed for Administration Adopted by the City Council City Manager Mayor Attest: Approved as to Form and Execution: City Clerk City Attorney CENTRAL PARK WESTST. LOUIS PARK/GOLDEN VALLEY, MNDLC RESIDENTIAL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 A B C D E F G H I K DESIGNED OUTDOOR RECREATION AREA (DORA) LEGENDWEST END SITE DATA TABLE OUTLOT A - OFFICE BUILDINGS 6.90 ACRES LOT 1 - PHASE 1 RESIDENTIAL 3.46 ACRES LOT 2 - PHASE 2 RESIDENTIAL 1.53 ACRES LOT 3 - HOTEL 1.61 ACRES TOTAL 13.49 ACRES EX.1DORA AREACALCULATIONEXHIBITPROPOSED DORA AREAS BUILDINGS OUTLOT A - OFFICE BUILDINGS 706,706 SF LOT 1 - PHASE 1 RESIDENTIAL 212,396 SF LOT 2 - PHASE 2 RESIDENTIAL 172,586 SF LOT 3 - HOTEL 84,816 SF TOTAL PROPOSED 1,176,504 SF DORA CALCULATION TOTAL REQUIRED *117,940 SF = 2.71 AC. TOTAL PROVIDED (12.9%)151,977 SF = 3.49 AC. * TOTAL REQUIRED = 141,180 - 23,240 (12% GFA - 20% PUBLIC ART REDUCTION) REF. DNDN UP UP 18x4818x4824x6024x4824x4818x4824x4824x4818x36 18x36 18x3618x3618x7218x4824x6024x4824x4824x4218x60 24x48 36DR 36"DR36"DR$24LICTSD24RICTSD36 UP A202 A201 A2012 A202 1 1 2 - --- - --- - --- 847 SF MEETINGMEETINGMEETINGMEETING ROOMROOMROOMROOM 126 - --- LOBBYLOBBYLOBBYLOBBY 101 RECEPTIONRECEPTIONRECEPTIONRECEPTION 102 MARKETMARKETMARKETMARKET 103 MARKETMARKETMARKETMARKET STORAGESTORAGESTORAGESTORAGE 104 LIBRARYLIBRARYLIBRARYLIBRARY 105 MEDIAMEDIAMEDIAMEDIA SALONSALONSALONSALON 106 MEDIAMEDIAMEDIAMEDIA SALONSALONSALONSALON 107 ELEV.ELEV.ELEV.ELEV. LOBBYLOBBYLOBBYLOBBY 108 WOMENSWOMENSWOMENSWOMENS R.R.R.R.R.R.R.R. 109 MENS R.R.MENS R.R.MENS R.R.MENS R.R. 110 CORRIDORCORRIDORCORRIDORCORRIDOR 111 STAIR EXITSTAIR EXITSTAIR EXITSTAIR EXIT 112 ENGINEERINGENGINEERINGENGINEERINGENGINEERING 113 EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE BREAK AREABREAK AREABREAK AREABREAK AREA 114 EMPLOYEEEMPLOYEEEMPLOYEEEMPLOYEE R.R.R.R.R.R.R.R. 115 CARTCARTCARTCART STORAGESTORAGESTORAGESTORAGE 116 HOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPING 117 ELECT./ELECT./ELECT./ELECT./ MECH.MECH.MECH.MECH. 118ADMINISTRATIONADMINISTRATIONADMINISTRATIONADMINISTRATION 121 VIDEO/TELE.VIDEO/TELE.VIDEO/TELE.VIDEO/TELE. EQUIPMENTEQUIPMENTEQUIPMENTEQUIPMENT 125 MEETINGMEETINGMEETINGMEETING RM STOR.RM STOR.RM STOR.RM STOR. 127 KITCHENKITCHENKITCHENKITCHEN 128 1401 SF AC LOUNGEAC LOUNGEAC LOUNGEAC LOUNGE 129 491 SF BARBARBARBAR 130 1116 SF BREAKFASTBREAKFASTBREAKFASTBREAKFAST AREAAREAAREAAREA 131 VESTIBULEVESTIBULEVESTIBULEVESTIBULE 132 SOUTHSOUTHSOUTHSOUTH STAIRSTAIRSTAIRSTAIR 133 NORTHNORTHNORTHNORTH STAIRSTAIRSTAIRSTAIR 134 ELEV. #1ELEV. #2 A401 1 A402 1 - --- D A C B A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - --- -- - - - 23' - 8"24' - 6" 194' - 4"23' - 8" 8' - 2 13/16" - --- - ---20' - 2"21' - 5"19' - 7"MECH.MECH.MECH.MECH. 113A SALESSALESSALESSALES 119 G.M.G.M.G.M.G.M. 120 LUG. STOR.LUG. STOR.LUG. STOR.LUG. STOR. 123 STORAGESTORAGESTORAGESTORAGE 122 WORK AREAWORK AREAWORK AREAWORK AREA 124 - --- - --- AREA WELL FOR MECH. AREA WELL FOR MECH. ELEVATOR SCHEDULE LOCATION MFG CAPACITY SPEED USAGE ELEV. #1 F/R OPENING SCHINDLER 3300 3500 #150 FPM PASSENGER/ SERVICE ELEV. #2 FRONT OPENING SCHINDLER 3300 2500 #150 FPM PASSENGER A202 A201 A2012 A202 1 1 2 ELEV. #1 20' - 7"21' - 8"19' - 7"198' - 8" ELEV. #2 - --- 1 D A 9 C B 2 3 4 5 6 7 8 A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - ---20' - 0 7/8"- --- 198' - 8"63' - 10"21' - 5"22' - 0"20' - 5"- ---20' - 8"- --- - --- SCALE: 1/8" = 1'-0" FIRST FLOOR1DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/21/2016 3:02:33 PM30906JEZJRM A101 AC HOTEL BY MARRIOT PARKING GARAGE LEVEL, FIRST FLOOR PLAN 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN NORTH SCALE: 1/8" = 1'-0" PARKING LEVEL2 Revision Date UP UP DN DN DNUP DNUP A202 A201 A2012 A202 1 1 2 ELEV. 1 KINGKINGKINGKING G201 KINGKINGKINGKING G203 KINGKINGKINGKING G205 KINGKINGKINGKING G207 KINGKINGKINGKING G209 KINGKINGKINGKING G211 KINGKINGKINGKING G213 KINGKINGKINGKING G215 KINGKINGKINGKING G217 KINGKINGKINGKING G219 KING ADAKING ADAKING ADAKING ADA G221 KINGKINGKINGKING G223 KINGKINGKINGKING G225 QQQQQQQQ G228 QQQQQQQQ G226 QQQQQQQQ G224 QQQQQQQQ G222 QQQQQQQQ G220 QQQQQQQQ G218 QQQQQQQQ G216 QQQQQQQQ G214 QQQQQQQQ G212 QQQQQQQQ G210 QQQQQQQQ G208 QQQQQQQQ G206 QQQQQQQQ G204 QQ ADAQQ ADAQQ ADAQQ ADA G202 - --- - ---63' - 5 3/4"ELEV. 2 - --- CORRIDORCORRIDORCORRIDORCORRIDOR 201 ELEV.ELEV.ELEV.ELEV. LOBBYLOBBYLOBBYLOBBY 202 CORRIDORCORRIDORCORRIDORCORRIDOR 203 HYDRATIONHYDRATIONHYDRATIONHYDRATION STATIONSTATIONSTATIONSTATION 204 ELECT./ELECT./ELECT./ELECT./ MECH.MECH.MECH.MECH. 205 HOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPING 206 ELEV. #1ELEV. #2 A501 1 A503 1 A502 1 A504 1 NORTHNORTHNORTHNORTH STAIRSTAIRSTAIRSTAIR 134 SOUTHSOUTHSOUTHSOUTH STAIRSTAIRSTAIRSTAIR 133 CORRIDORCORRIDORCORRIDORCORRIDOR 201 A5049 10 11 12 - --- D A C B A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - --- -- - --- 13' - 9 9/16" - --- - --- A202 A201 A2012 A202 1 1 2 KINGKINGKINGKING G301 KINGKINGKINGKING G303 KINGKINGKINGKING G305 KINGKINGKINGKING G307 KINGKINGKINGKING G309 KINGKINGKINGKING G311 KINGKINGKINGKING G313 KINGKINGKINGKING G315 KINGKINGKINGKING G317 KINGKINGKINGKING G319 KINGKINGKINGKING G323 KINGKINGKINGKING G325 QQQQQQQQ G328 QQQQQQQQ G326 QQQQQQQQ G324 QQQQQQQQ G322 QQQQQQQQ G320 QQQQQQQQ G318 QQQQQQQQ G316 QQQQQQQQ G314 QQQQQQQQ G312 QQQQQQQQ G310 QQQQQQQQ G308 QQQQQQQQ G306 QQQQQQQQ G304 KING ADAKING ADAKING ADAKING ADA G321 QQ ADAQQ ADAQQ ADAQQ ADA G302 - --- - --- - --- - --- CORRIDORCORRIDORCORRIDORCORRIDOR 301 ELEV.ELEV.ELEV.ELEV. LOBBYLOBBYLOBBYLOBBY 302 CORRIDORCORRIDORCORRIDORCORRIDOR 303 HYDRATIONHYDRATIONHYDRATIONHYDRATION STATIONSTATIONSTATIONSTATION 304 ELECT./ELECT./ELECT./ELECT./ MECH.MECH.MECH.MECH. 305 HOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPING 306 ELEV. #1ELEV. #2 NORTHNORTHNORTHNORTH STAIRSTAIRSTAIRSTAIR 134 SOUTHSOUTHSOUTHSOUTH STAIRSTAIRSTAIRSTAIR 133 CORRIDORCORRIDORCORRIDORCORRIDOR 301 - --- D A C B A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - --- - --- - --- - ---DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/21/2016 3:02:47 PM30906JEZJRM A102 AC HOTEL BY MARRIOT SECOND & THIRD FLOOR PLANS 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN NORTH SCALE: 1/8" = 1'-0" SECOND FLOOR1 Revision Date SCALE: 1/8" = 1'-0" THIRD FLOOR2 DNUP DNUP DNUP DNUP A202 A201 A2012 A202 1 1 2 KINGKINGKINGKING G401 KINGKINGKINGKING G403 KINGKINGKINGKING G405 KINGKINGKINGKING G407 KINGKINGKINGKING G409 KINGKINGKINGKING G411 KINGKINGKINGKING G413 KINGKINGKINGKING G415 KINGKINGKINGKING G417 KINGKINGKINGKING G419 KINGKINGKINGKING G423 KINGKINGKINGKING G425 QQQQQQQQ G428 QQQQQQQQ G426 QQQQQQQQ G424 QQQQQQQQ G422 QQQQQQQQ G420 QQQQQQQQ G418 QQQQQQQQ G416 QQQQQQQQ G414 QQQQQQQQ G412 QQQQQQQQ G410 QQQQQQQQ G408 QQQQQQQQ G406 QQQQQQQQ G404 KING ADAKING ADAKING ADAKING ADA G421 QQ ADAQQ ADAQQ ADAQQ ADA G402 - --- - --- - --- - --- CORRIDORCORRIDORCORRIDORCORRIDOR 401 ELEV.ELEV.ELEV.ELEV. LOBBYLOBBYLOBBYLOBBY 402 CORRIDORCORRIDORCORRIDORCORRIDOR 403 HYDRATIONHYDRATIONHYDRATIONHYDRATION STATIONSTATIONSTATIONSTATION 404 ELECT./ELECT./ELECT./ELECT./ MECH.MECH.MECH.MECH. 405 HOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPING 406 ELEV. #1ELEV. #2 NORTHNORTHNORTHNORTH STAIRSTAIRSTAIRSTAIR 134 SOUTHSOUTHSOUTHSOUTH STAIRSTAIRSTAIRSTAIR 133 CORRIDORCORRIDORCORRIDORCORRIDOR 401 - --- D A C B A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - --- - --- - --- - --- A202 A201 A2012 A202 1 1 2 KINGKINGKINGKING G501 KINGKINGKINGKING G503 KINGKINGKINGKING G505 KINGKINGKINGKING G507 KINGKINGKINGKING G509 KINGKINGKINGKING G511 KINGKINGKINGKING G513 KINGKINGKINGKING G515 KINGKINGKINGKING G517 KINGKINGKINGKING G519 KINGKINGKINGKING G523 KINGKINGKINGKING G525 QQQQQQQQ G528 QQQQQQQQ G526 QQQQQQQQ G524 QQQQQQQQ G522 QQQQQQQQ G520 QQQQQQQQ G518 QQQQQQQQ G516 QQQQQQQQ G514 QQQQQQQQ G512 QQQQQQQQ G510 QQQQQQQQ G508 QQQQQQQQ G506 QQQQQQQQ G504 KING ADAKING ADAKING ADAKING ADA 521 QQ ADAQQ ADAQQ ADAQQ ADA G502 - --- - --- - --- - --- CORRIDORCORRIDORCORRIDORCORRIDOR 501 ELEV.ELEV.ELEV.ELEV. LOBBYLOBBYLOBBYLOBBY 502 CORRIDORCORRIDORCORRIDORCORRIDOR 503 HYDRATIONHYDRATIONHYDRATIONHYDRATION STATIONSTATIONSTATIONSTATION 504 ELECT./ELECT./ELECT./ELECT./ MECH.MECH.MECH.MECH. 505 HOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPING 506 ELEV. #1ELEV. #2 A403 2 4 A403 8 NORTHNORTHNORTHNORTH STAIRSTAIRSTAIRSTAIR 134 SOUTHSOUTHSOUTHSOUTH STAIRSTAIRSTAIRSTAIR 133 CORRIDORCORRIDORCORRIDORCORRIDOR 501 - --- D A C B A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - --- - --- - --- - ---DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/21/2016 3:02:59 PM30906JEZJRM A103 AC HOTEL BY MARRIOT FOURTH & FIFTH FLOOR PLANS 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN NORTH Revision Date SCALE: 1/8" = 1'-0" FOURTH FLOOR1 SCALE: 1/8" = 1'-0" FIFTH FLOOR2 DN DN A202 A201 A2012 A202 1 1 2 SPA KINGKINGKINGKING G601 KINGKINGKINGKING G603 KINGKINGKINGKING G605 QQQQQQQQ G604 QQQQQQQQ G606 KINGKINGKINGKING G607 QQQQQQQQ G608 KINGKINGKINGKING G609 KINGKINGKINGKING G611 KINGKINGKINGKING G613 KINGKINGKINGKING G615 KINGKINGKINGKING G617 KINGKINGKINGKING G619 KING ADAKING ADAKING ADAKING ADA G621 KINGKINGKINGKING G623 KINGKINGKINGKING G625 QQQQQQQQ G624 QQ ADAQQ ADAQQ ADAQQ ADA G602 - --- - --- - --- - --- FITNESSFITNESSFITNESSFITNESS 607 OUTDOOROUTDOOROUTDOOROUTDOOR LOUNGELOUNGELOUNGELOUNGE 612 CORRIDORCORRIDORCORRIDORCORRIDOR 601 ELEV.ELEV.ELEV.ELEV. LOBBYLOBBYLOBBYLOBBY 602 CORRIDORCORRIDORCORRIDORCORRIDOR 603 HYDRATIONHYDRATIONHYDRATIONHYDRATION STATIONSTATIONSTATIONSTATION 604 ELECT./ELECT./ELECT./ELECT./ MECH.MECH.MECH.MECH. 605 HOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPINGHOUSEKEEPING 606 MENSMENSMENSMENS 608 WOMENSWOMENSWOMENSWOMENS 609 GUESTGUESTGUESTGUEST LAUNDRYLAUNDRYLAUNDRYLAUNDRY 610 VEST.VEST.VEST.VEST. 611 VEST.VEST.VEST.VEST. 613 SPA EQUIP.SPA EQUIP.SPA EQUIP.SPA EQUIP. /MECH./MECH./MECH./MECH. 614 ELEV. #1ELEV. #2 A403 1 NORTHNORTHNORTHNORTH STAIRSTAIRSTAIRSTAIR 134 SOUTHSOUTHSOUTHSOUTH STAIRSTAIRSTAIRSTAIR 133 CORRIDORCORRIDORCORRIDORCORRIDOR 601 - --- 1 D A 9 C B 2 3 4 5 6 7 8 A.6 B.1 1.4 8.1 8.5 1 2 3 4 5 6 7 8 9 A B C D - --- - --- - --- - --- - --- - --- - ---1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"96" x 30" ROOF HATCH 2'-6" WIDE OPENING ROOF HATCH SAFETY RAIL BY HATCH SUPPLIER BUILD UP TO ABOVE INSUL HEIGHT 8' - 0" NOTE: 1. VERIFY EXACT LOCATIONS OF ROOF TOP MECHANICAL EQUIPMENT & MECHANICAL CURBS WITH THE MECHANICAL DRAWINGS. 2. SEE PLUMBING DRAWINGS FOR ALL PLUMBING PENETRATIONS. 3. SEE ELECTRICAL DRAWINGS FOR ALL ROOF PENETRATIONS AND EXACT LOCATIONS. 4. VENTS AT PARAPETS TO BE 20' O.C., MIN OF 2 VENTS PER DRAFTSTOP SPACE.DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/21/2016 3:03:06 PM30906JEZJRM A104 AC HOTEL BY MARRIOT SIXTH FLOOR & ROOF PLANS 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN NORTH SCALE: 1/8" = 1'-0" SIXTH FLOOR1 Revision Date SCALE: 1/8" = 1'-0" ROOF PLAN2 SCALE: 1/2" = 1'-0" ROOFHATCH DETAIL3 FIRST FLOOR 100' - 0" SECOND FLOOR 115' - 0" THIRD FLOOR 126' - 4" T.O. LOW PARAPET 175' - 8" ROOF 171' - 8" FOURTH FLOOR 137' - 8" T.O. HIGH PARAPET 183' - 2" FIFTH FLOOR 149' - 0" SIXTH FLOOR 160' - 4" PARKING LEVEL 90' - 0" - --- - ---15' - 0"11' - 4"11' - 4"11' - 4"11' - 4"11' - 4"11' - 6"10' - 0"83' - 2"123456789 - --- - --- - ---4' - 0"7' - 6"- --- - --- - --- LED STRIP LIGHTING UNDER PERIMETER OF HIGH PARAPET, NORTH, EAST AND WEST SIDES (TYPE LEDRGB #MX4) LED STRIP LIGHTING UNDER FULL PERIMETER OF LOW PARAPET (TYPE LEDRGB #MX4) FIRST FLOOR 100' - 0" SECOND FLOOR 115' - 0" THIRD FLOOR 126' - 4" T.O. LOW PARAPET 175' - 8" ROOF 171' - 8" FOURTH FLOOR 137' - 8" T.O. HIGH PARAPET 183' - 2" FIFTH FLOOR 149' - 0" SIXTH FLOOR 160' - 4" PARKING LEVEL 90' - 0" - ---11' - 6"11' - 4"11' - 4"11' - 4"11' - 4"11' - 4"15' - 0"83' - 2"10' - 0"- --- ABCD - --- 11' - 6"11' - 6"- --- LED STRIP LIGHTING UNDER PERIMETER OF HIGH PARAPET, NORTH, EAST AND WEST SIDES (TYPE LEDRGB #MX4) STUCCO COLOR #1 - STUCCO COLOR #2 - NICHIHA PANELS #1 - MANUFACTURED STONE - CORONADO STONE - COLOSEUM TRAVERTINE 16"x24" EXTERIOR MATERIALS LEGEND STUCCO - DO NOT EXCEED 144 SF BETWEEN CONTROL JOINTS. THE DISTANCE BETWEEN CONTROL JOINTS SHOULD NOT EXCEED 18 FEET INEITHER DIRECTION WITH A LENGTH TO WIDTH RATIO OF 2.5 TO 1. B C (EXPANSION JT. - E.J.)(REVEAL) 1/2" SHEATHING JOINT3/4"1 1/2"1 1/2"1"3/4"3/4" 1" MIN.1/2"1"A (CONTROL JT. - C.J.) METAL LATHE CONTROL JOINT 3/4"1 1/2" 1" MIN.1/2"1"EIFS JOINTS/REVEAL: SEE ELEVATIONS FOR JOINT/REVEAL LOCATIONS 3/8"BACKER ROD & SEALANT (TYP.) EXTERIOR ELEVATION NOTES 1.ALL EXTERIOR VENTS & LOUVERS TO BE PAINTED TO MATCH ADJACENT WALL COLOR. SEE MECHANICAL FOR SIZE AND LOCATIONS 2.FOAM PLASTIC INSULATION GREATER THAN 4" IN THICKNESS SHALL HAVE A MAXIMUM FLAME SPREAD INDEX OF 75 AND A SMOKE DEVELOPED INDEX OF 450 WHERE TESTED AT A MINIMUM THICKNESS OF 4" 3.PROVIDE BLOCKING AND ELECTRICAL CIRCUITING TOO ALL SIGN LOCATIONS; COORDINATE WITH SIGN CONTRACTOR. 4.EIFS NOT TO EXCEED 144 SQ. FT. W/O CONTROL JOINT. SEE DETAILS FOR CONTROL AND EXPANSION JOINTS SCALE: 1/8" = 1'-0" WEST1 SCALE: 1/8" = 1'-0" NORTH2DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/25/2016 11:16:49 AM30906JEZJRM A201 AC HOTEL BY MARRIOT EXTERIOR ELEVATIONS 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN SCALE: 1 1/2" = 1'-0" EIFS JOINTS SCALE: 12" = 1'-0" EXTERIOR ELEVATION NOTES Revision Date NORTH ELEVATION MATERIAL SQUARE FOOTAGES CLASS 1 MATERIALS: (77.1%) CURTAIN WALL 4,107 SF STUCCO #1 0 SF STUCCO #2 0 SF WINDOWS 0 SF CLASS 1I MATERIALS: (22.9%) STONE 0 SF NICHIHA 1,218 SF WEST ELEVATION MATERIAL SQUARE FOOTAGES CLASS 1 MATERIALS: (72.9%) CURTAIN WALL 1,672 SF STUCCO #1 5,368 SF STUCCO #2 1,254 SF WINDOWS 2,652 SF CLASS II MATERIALS: (27.1%) STONE 2,084 SF NICHIHA 1,984 SF FIRST FLOOR 100' - 0" SECOND FLOOR 115' - 0" THIRD FLOOR 126' - 4" T.O. LOW PARAPET 175' - 8" ROOF 171' - 8" FOURTH FLOOR 137' - 8" T.O. HIGH PARAPET 183' - 2" FIFTH FLOOR 149' - 0" SIXTH FLOOR 160' - 4" PARKING LEVEL 90' - 0"83' - 2"10' - 0"11' - 6"11' - 4"11' - 4"11' - 4"11' - 4"11' - 4"15' - 0"2' - 5 1/4"7' - 4 3/4"1' - 6"2' - 10"8' - 6"2' - 5 1/4"8' - 10 3/4"2' - 5 1/4"8' - 10 3/4"2' - 5 1/4"8' - 10 3/4"11' - 4"11' - 4"11' - 4"11' - 4"11' - 4"15' - 0"2' - 5 1/4"8' - 10 3/4"2' - 5 1/4"8' - 10 3/4"2' - 5 1/4"8' - 10 3/4"2' - 5 1/4"8' - 10 3/4"2' - 5 1/4"8' - 10 3/4"5' - 1 1/4"9' - 10 3/4"1 2 3 4 5 6 7 8 9 - --- - --- - ---4' - 0"11' - 6"11' - 6"19' - 3 161/256"1' - 4"2' - 0"2' - 0" - --- - --- - --- LED DOWNLIGHT (TYPE XDE) @ UNDERSIDE OF SUNSHADES & PORTE COCHERE LED STRIP LIGHTING UNDER PERIMETER OF HIGH PARAPET, NORTH, EAST AND WEST SIDES (TYPE LEDRGB #MX4) LED STRIP LIGHTING UNDER FULL PERIMETER OF LOW PARAPET (TYPE LEDRGB #MX4) BUILDING ACCENT UP/DOWN LIGHTING (TYPE XUD) FIRST FLOOR 100' - 0" SECOND FLOOR 115' - 0" THIRD FLOOR 126' - 4" T.O. LOW PARAPET 175' - 8" ROOF 171' - 8" FOURTH FLOOR 137' - 8" T.O. HIGH PARAPET 183' - 2" FIFTH FLOOR 149' - 0" SIXTH FLOOR 160' - 4" PARKING LEVEL 90' - 0" - ---83' - 2"10' - 0"11' - 6"11' - 4"11' - 4"11' - 4"11' - 4"11' - 4"15' - 0"- --- A B C D - --- LED STRIP LIGHTING UNDER FULL PERIMETER OF LOW PARAPET (TYPE LEDRGB #MX4) STUCCO COLOR #1 - STUCCO COLOR #2 - NICHIHA PANELS #1 - MANUFACTURED STONE - CORONADO STONE - COLOSEUM TRAVERTINE 16"x24" EXTERIOR MATERIALS LEGEND STUCCO - DO NOT EXCEED 144 SF BETWEEN CONTROL JOINTS. THE DISTANCE BETWEEN CONTROL JOINTS SHOULD NOT EXCEED 18 FEET INEITHER DIRECTION WITH A LENGTH TO WIDTH RATIO OF 2.5 TO 1.DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/25/2016 11:16:55 AM30906JEZJRM A202 AC HOTEL BY MARRIOT EXTERIOR ELEVATIONS 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN SCALE: 1/8" = 1'-0" EAST1 SCALE: 1/8" = 1'-0" SOUTH2 Revision Date EAST ELEVATION MATERIAL SQUARE FOOTAGES CLASS 1 MATERIALS: 69.2%) CURTAIN WALL 8,646 SF STUCCO #1 669 SF STUCCO #2 0 SF WINDOWS 1,325 SF CLASS II MATERIALS: (30.8 %) STONE 2,093 SF NICHIHA 2,634 SF SOUTH ELEVATION MATERIAL SQUARE FOOTAGES CLASS I MATERIALS: (88.6%) CURTAIN WALL 0 SF STUCCO #1 3,487 SF STUCCO #2 595 SF WINDOWS 210 SF CLASS II MATERIALS: (11.4%) STONE 0 SF NICHIHA 526 SF DRAWN BY:CHECKED BY:© Copyright 2013 - Cities Edge, LLC. - All rights reservedSHEET NUMBER This document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECT NUMBER SHEET TITLE: PROJECT TITLE: ISSUE PHASE DATE ISSUED PROJECT OWNER: PROJECT LOCATION: Certification & Seal:Certification & Seal:Certification & Seal:Certification & Seal:C:\Users\jzetah\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_jzetah.rvt1/21/2016 3:09:37 PM30906JEZJRM A901 AC HOTEL BY MARRIOT 3D VIEWS 12-18-2015 RISLP, L.L.C. PRELIMINARY SUBMITTAL GOLDEN VALLEY/ ST. LOUIS PARK, MN Revision Date SCALE: NE 3D View1 SCALE: SW 3D View2 ExExExExExExExExExExExExDNUPDACB1.48.18.5THE DARK, DASHED LINE INDICATESTHE PROPERTY BOUNDRYMAIN ELECTRICAL ROOM- 1st FLOOR2COMMUNICATIONS ROOM- 1st FLOORUTILITY TRANSFORMER- 208/120v SECONDARY- SEE GENERAL NOTES LISTED BELOW- VERIFY CLEARANCE REQUIREMENT w/UTILITYPROPOSED HOTELFIXTURE AAFIXTURE 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GENERATOR- 208/120v OUTPUT, 125kVA- SEE GENERAL NOTES LISTED BELOW- VERIFY CLEARANCE REQUIREMENT w/MFG.5HEATBATTCCCCCCCCCC-1CCCCCC-1AAAAAAAAAAAAGENERAL REQUIREMENTS:•COORDINATE WITH THE LOCAL ELECTRIC UTILITY COMPANY TO VERIFY THE EXACT REQUIREMENTS ANDREGULATIONS FOR THE TRANSFORMER AND ALL CORRESPONDING EQUIPMENT.•THE CUSTOMER SHALL INSTALL, OWN, AND MAINTAIN A CONCRETE TRANSFORMER PAD WHENEVER THEUNDERGROUND SERVICE REQUIRES A THREE PHASE TRANSFORMER PAD.•ALL CONDUITS SHALL ENTER THROUGH THE WINDOW OPENING PROVIDED IN THE PAD FOUNDATION. THESECONDUITS SHALL BE CUT OFF SO THE TOP OF THE CONDUIT IS FLUSH WITH THE SURFACE OF THE CONCRETEPAD.•ALL METALLIC CONDUITS SHALL BE FITTED WITH AN INSULATING BUSHING.•THE TOP OF THE PAD SHALL BE LEVEL AND ALL EDGES AND CORNERS ROUNDED OFF.STRENGTH REQUIREMENTS:•MINIMUM SOIL BEARING CAPACITY OF 2000 lb/sq. ft.•CONCRETE MIX SHALL HAVE A MINIMUM STRENGTH OF 3500 lb/sq. in. AFTER 28 DAYS. MAXIMUM AGGREGRATE3/4".•MINIMUM CONCRETE COVER OVER REINFORCING STEEL 2" UNLESS OTHERWISE NOTED.•REINFORCING STEEL ASTM-A615 GRADE 60 PLACED APPROXIMATELY 6" O.C. EACH DIRECTION AND SECURELYTIED TOGETHER.CLEARANCE REQUIREMENTS:•CONCRETE PADS SHALL BE INSTALLED NO LESS THAN 20 FEET FROM DOORS, COMBUSTIBLE MATERIALS, ORWINDOWS WHICH CAN BE OPENED AND NO LESS THAN 10 FEET FROM PERMANENT (NON-OPENING) WINDOWS.•A MINIMUM DISTANCE OF 3' IS REQUIRED BETWEEN CONCRETE PADS AND NON-COMBUSTIBLE WALLS (MIN. 2 HRFIRE RATING)•A MINIMUM OF 3' OF WORKING SPACE MUST BE MAINTAINED FROM EACH SIDE OF THE TRANSFORMER AND AMINIMUM OF 10' MUST BE MAINTAINED ON THE FRONT (DOOR SIDE) OF THE TRANSFORMER. THIS IS TO ALLOWFOR COOLING, REPLACEMENT, AND OPERATIONS.•WHEN THE PAD IS LOCATED NEAR A TRAFFIC AREA, 8" STEEL POSTS FILLED WITH CONCRETE MUST BE PLACED ATCORNERS OF PAD FOR PROTECTION.SECONDARY REQUIREMENTS:•CONDUITS FOR THE SECONDARY CABLE SHALL BE PLACED ON THE RIGHT SIDE NEAR THE FRONT OF THE CABLEOPENING TO ACCOMMODATE SECONDARY CABLE TERMINATIONS AND PROVIDE ADEQUATE CLEARANCE FOR THETRANSFORMER OIL DRAIN VALVES. THE NUMBER OF CONDUITS SHALL BE PLACED AS SHOWN ON THE DAKOTAELECTRIC DIAGRAM.•THE LARGEST SECONDARY SIZE CONDUCTOR SHALL BE 750 kcmil.•A MAXIMUM OF 6 CONDUITS MAY BE USED FOR INSTALLATIONS OF LESS THAN 500 kVA•A MAXIMUM OF 8 CONDUITS MAY BE USED FOR INSTALLATIONS OF 500kVA TO 2000 kVA1.UTILITY TRANSFORMER:- COORDINATE INSTALLATION WITH XCEL ENERGY- ADHERE FULLY TO THE EXCEL ENERGY STANDARD FOR ELECTRIC INSTALLATION AND USE- THE EC IS RESPONSIBLE FOR SUPPLYING THE CT CABINET AND MOUNTING BOTH THE METER SOCKET ANDTHE CT CABINET AS WELL AS INSTALLING THE CT'S. (XCEL ENERGY WILL SUPPLY THE CT'S AND THE METERSOCKET)- THE SECONDARY LUGS ON THE TRANSFORMER ARE CAPABLE OF HANDLING 8 SETS OF 500 MCMCOPPER OR 8 SETS OF 750 MCM ALUMINUM - ADDITIONAL CONDUCTORS REQUIRE A SEPARATECONNECTION CABINET. IF A SEPARATE CONNECTION CABINET IS REQUIRED, THE EC IS RESPONSIBLE FORTHE PAD WITH UNDERGROUND WIREWAY (REFER TO EXCEL ENERGY STANDARDS)- TRANSFORMER SHOWN AT A PROPOSED LOCATION. THE EXACT LOCATION OF THE TRANSFORMER ISDICTATED BY THE UTILITY COMPANY.2. PROVIDE (3) SEPARATE 4" CONDUITS FOR BUILDING SERVICES:- (1) TELEPHONE / INTERNET, (1) CATV, (1) SPARE- VERIFY EXACT SIZE(S) AND SOURCE LOCATIONS WITH LOCAL PROVIDERS- TERMINATE CONDUITS IN THE COMMUNICATIONS ROOM (222) LOCATED ON THE 1st FLOOR3. THERE SHALL NOT BE MORE THAN THE EQUIVALENT OF FOUR QUARTER BENDS (360 DEGREES TOTAL) BETWEENPULL POINTS, FOR EXAMPLE, CONDUIT BODIES AND BOXES. BOXES AND CONDUIT BODIES USED AS PULL ORJUNCTION BOXES SHALL COMPLY WITH ARTICLE 314.28 OF THE NEC.4. ALL UNDERGROUND SECONDARY CONDUCTOR INSTALLATION SHALL COMPLY IN FULL WITH THE NEC. REFER TOARTICLE 230.6 PRIOR TO BEGINNING INSTALLATION REGARDING WHEN CONDUCTORS ARE CONSIDEREDOUTSIDE OF THE BUILDING.5.EMERGENCY GENERATOR:- 125kVA, NATURAL GAS- 208v / 3 PHASE OUTPUT- VERIFY CLEARANCE REQUIREMENTS- PROVIDE 120v POWER FOR GENERATOR BATTERY CHARGER / BLOCK HEATER, etc. VERIFY EXACTREQUIREMENTS WITH GENERATOR SUPPLIER.- ALL BOXES AND ENCLOSURES (INCLUDING TRANSFER SWITCHES, GENERATORS, AND POWER PANELS )DESIGNATED FOR EMERGENCY CIRCUITS SHALL BE PERMANENTLY MARKED AS COMPONENTS OF ANEMERGENCY SYSTEM (PER NEC 700.9)SHEET NOTESGENERAL TRANSFORMER NOTESLIGHTING CONTROL NOTE•ALL EXTERIOR LIGHTING TO BE FED THROUGH A LIGHTING CONTACTOR ANDCONTROLLED VIA PHOTOCONTROL, ALLOWING THE LIGHTING TO AUTOMATICALLYSWITCH ON AND OFF AS NEEDED. THE LIGHTING CONTACTOR IS LOCATED IN THEMAIN ELECTRICAL ROOM (118) LOCATED ON THE 1st FLOOR. THE PHOTOCELL ISTO BE LOCATED IN A EASILY ACCESSIBLE LOCATION THAT DOES NOT DETRACTFROM ANY ARCHITECTURAL DETAILING. FOR BEST RESULTS, IT SHOULD BE PLACEDON THE NORTHEAST FACE OF THE BUILDING.DRAWN BY:CHECKED BY:&RS\ULJKW&LWLHV(GJH//&$OOULJKWVUHVHUYHG SHEETNUMBERThis document contains confidential or proprietary information of Cities Edge, LLC. Neither this document nor the information herein is to be reproduced, distributed, used or disclosed either in whole or in part except as authorized by Cities Edge, LLC.PROJECTNUMBERSHEET TITLE:PROJECT TITLE:ISSUEPHASEDATEISSUEDPROJECT OWNER:PROJECT LOCATION:Certification & Seal:C:\Users\hgoodall\Documents\30906 - ARH - AC Hotel - SLP,MN - Central File_hgoodall.rvt 12/21/2015 2:47:30 PM AC HOTELBY MARRIOT12-18-2015PRELIMINARY SUBMITTALRevisionDateE002ELECTRICALSITE PLAN1ELECTRICAL SITE PLANScale: 1" = 15'-0"LIGHTING FIXTURE SCHEDULEMANUFACTURERCATALOG NUMBERVOLTAGELAMPSMOUNTING#TYPEFINISHDESCRIPTIONNOTESCONTROLTAGAA CYCLONECY-11T4-VS3AR-5L-67W-4K POST TOP AREA LIGHT120 N/A LED / DRIVER POST TOPTBDCONTACTOR HAPCO #Y7C-14F6-SFO-BA-GFICC LEOTEKAR18-20M-MV-NW-3-XX-700 POLE MOUNTED AREA LIGHT120 N/A LED / DRIVER POLE - 25'-0" TBDCONTACTOR BACK-TO-BACK MOUNTEDCC-1 LEOTEKAR18-20M-MV-NW-3-XX-700 POLE MOUNTED AREA LIGHT120 N/A LED / DRIVER POLE - 25'-0" TBDCONTACTOR SINGLE MOUNTEDSITE LIGHTING STATISTICS.5 fc5.8 fc2.8 fcTOTAL POWER1970 WATTSAREAIWòPOWER DENSITYZDWWVIWò11.6:1MAXIMUMAVERAGEMINIMUM MAX / MIN AVERAGE / MIN5.6:1PHOTOMETRICS(parking lot) ST M STM STM S TM S TM S TM S TM S TM S TM S TMSTMSTM STMSTMSTMSTMSTMSAN SAN SAN WWWWWSTMSTMSTMSTMSTMSTMSTMxSTMxSTMxSTMx STMx STMx STMx STMx STM x STM x S TM x S TM x S TM xS TM x S T M x S T M x S T M x S T M x ST M x ST M x ST M x ST M x ST M x ST M x STM x STM x STM x STM x STM x STMx STMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMx Wx Wx Wx Wx Wx SSx SSx SSx SSx SSGxGxGxGxGxGxGxGxGxExExExExExExExExExSTMxSTMxS ST. LOUIS PARKGOLDEN VALLEYCS14JV232EP8SH166RO26RG16SA12RG5SH11AF3HS29EP10SH50RG9DL3SS193SS48SS62JS33JS8QE2AF4JV3JS14HS23AM60HR18SA29HR18HS70GT1GT1GT1GT1GT1RO7PROPOSED AC HOTELTCD30QE1QE1JS9SH55SH27RG48RG13stampdescriptiondatesheet numbertitlecolberg|tews3101 East Franklin Avenue | Minneapolis, MN 55406www.colbergtews.comAC Hotel by Marriott St. Louis Park, MN D R A F TCITY SUBMITTAL1-4-2016I hereby certify that this plan was prepared by me orunder my direct supervision and that I am a dulyregistered landscape architect in the State of Minnesota.signaturenamedatereg. no.GARRETT A. TEWS 48408 1/4/2016CITY SUBMITTAL1-25-2016LANDSCAPE PLANL 1000 10'20'NORTH40'1. SEE L101 FOR PLANTING NOTES & DETAILS.2. SEE L000 FOR TREE INVENTORY PLAN.3. SEE L001 FOR TREE MITIGATION PLAN.NOTESL100 PLANTING SCHEDULETAGQTYCOMMON NAME BOTANICAL NAME SIZE NOTESTREESAF 7SIENNA GLENMAPLEACER X FREMANII 'SIENNA'3"B+BSTRAIGHTLEADERBP 16WHITESPIREBIRCHBETULA POPULIFOLIA'WHITESPIRE'3"B+BSINGLESTEMGT5NORTHERNACCLAIMHONEYLOCUSTGLEDITSIA TRIACANTHOS'HARVE'3"B+BSTRAIGHTLEADERJV 9EASTERN REDCEDARJUNIPERUS VIRGINIANA6'B+B--QA22CRIMSON SPIREOAKQUERCUS ALBA XQUERCUS ROBUR3"B+BSTRAIGHTLEADERQE4NORTHERN PINOAKQUERCUS ELLIPSOIDALIS3"B+BSTRAIGHTLEADERSHRUBSAM 60IROQUOIS BEAUTYCHOKEBERRYARONIA MELANOCARPA'MORTON'5GAL--CS 21ARCTIC FIREDOGWOODCORNUS SERICEA'FARROW'5GAL--DL64DWARF BUSHHONEYSUCKLEDIERVILLA LONICERA5GAL--JS64JUNIPER'ARCADIA'JUNIPERUS SABINA'ARCADIA'5GAL--JSC20JUNIPER 'MEDORA'JUNIPERUS SCOPULORUM'MEDORA'10GAL--JV2 87GREY OWLJUNIPERJUNIPERUS VIRGINANA'GREY OWL'5GAL--RA83GRO-LOW SUMACRHUS AROMATICA'GRO-LOW'5GAL--RO 74CAREFREEDELIGHT ROSEROSA 'CAREFREEDELIGHT'5GAL--TCD 30DWARF BRIGHTGOLD YEWTAXUS CUSPIDATA'DWARF BRIGHT GOLD'5GAL--PERENNIALSEP 18PURPLECONEFLOWERECHINACEA PURPUREA'POWWOW WILD BERRY'1GAL--HR 36RUBY STELLADAYLILYHEMEROCALLIS 'RUBYSTELLA'1GAL--HS 202SAPPHIRE BLUEOAT GRASSHELICTOTRICHONSEMPERVIRENS'SAPPHIRE'1GAL--RG98GOLDSTURMRUDBECKIARUDBECKIA 'GOLDSTURM'1GAL--SA65AUTUMN FIRESEDUMSEDUM X 'AUTUMN FIRE'1GAL--SS 369LITTLE BLUESTEM'BLUE HEAVEN'SCHYZACHYRIUMSCOPARIUM 'MINNBLUE A'1GAL--SH 352PRAIRIEDROPSEEDSPOROBOLUSHETEROLEPIS1GAL-- SSDNUPNO PARKING - FIRE LANENO PARKING - FIRE LANENO PARKING - FIRE LANE NO PARKING - FIRE LANE W A Y Z A T A B O U L E V A R D UTICA AVENUEPHASE I RESIDENTIALBUILDINGEXISTING CONCRETEPAVERS PARKING LOTPHASE II RESIDENTIALBUILDINGEXISTING CONCRETECURB & GUTTEREXISTING ASPHALT DRIVEWAY EXISTING ASPHALTDRIVEWAYEXISTING ASPHALTDRIVEWAYEXISTING CONCRETE SIDEWALKEXISTING CONCRETESIDEWALKCITY OF ST. LOUIS PARKCITY OF GOLDEN VALLEYPROPOSED CONCRETE SIDEWALKPROPOSED HEATEDCONCRETE RAMP TOUNDERGROUND PARKINGPROPOSED UNDERGROUNDSTORMWATER DETENTION SYSTEMEXISTING SIGN(TYP)EXISTING CONCRETECURB & GUTTER24.00'114.00'R8.00'99.00'106.00'95.00'24.00'6.00'24.00'14.00'R3.00'18.00' TYP.9.00' TYP.R3.00'R8.00'R10.00'30.30'R10.00'R10.00'R10.00'R10.00'R10.00'R10.00'R3.00'R9.33'R3.00'R10.00'1.50'R3.00'PROPOSEDCONCRETESIDEWALKPROPOSED 8' X 16'DUMPSTER ENCLOSUREPROPOSED 6-STORYHOTEL BUILDING FFE: 882.0'UNDERGROUND PARKING FFE: 872.0'BUILDING FOOTPRINT =APPROXIMATELY 12,615 SF22.00'R3.00'R10.00'PROPOSED CONCRETERETAINING WALLPROPOSED 8"CONCRETE CURB31.29' TO SETBACK22.56' TO PROPERTY LINEPROPOSED MONUMENTSIGN(16) PROPOSED BICYCLEPARKING SPACES - (4)ADDITIONAL SPACES INUNDERGROUND PARKINGSEE DETAIL ON SHEET C60212.00'81.00'R3.00'R5.00'R8.00'R3.00'10.00' BUILDING SETBACK2.87' TO SETBACKPROPOSED AREA WELLPROPOSED AREA WELL5.00' EASEMENTR3.00'APPROXIMATE OUTLINE OFCANOPY AND FOOTINGSEXISTING CONCRETE SIDEWALKSHEETNUMBERPROJECTNUMBERISSUEPHASE:DATEISSUED:MARK DATE DESCRIPTION20'040'10'SHEET TITLE:PROJECT TITLE:PROJECT OWNER:PROJECT LOCATION:I:\30900\30906 - AC by Marriott - St. Louis Park, MN\01. Drawings\Autocad\Civil\30906 - C200.dwg Printed by: ekaul on Jan 25, 2016 - 10:14am C 30906126 UNIT6 STORYAC HOTELRISLP, LLC.GOLDEN VALLEY /ST. LOUIS PARK, MNPUD RE-SUBMITTAL01/25/201642202JAMES R. SKOWRONSKITyped or Printed Name:Registration Number:Signature:Date:I hereby certify that this plan, specification, or report was preparedby me or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the state of Minnesota. 1/25/2016C200PROPOSED SITE PLANAREAS OF SITE1.TOTAL AREA OF SITE = 1.615 ACRES (70,349.4 SF)2.727$/$5($2)',6785%$1&( $&5(6 6) GENERAL NOTES1.ALL SIGNS AND PAVEMENT MARKINGS SHALL MEET ALL REQUIREMENTS OF THE LOCALJURISDICTION.2.DIMENSIONS ON CURB AND GUTTER ARE TO THE FACE OF THE CURB, INCLUDINGRADIUS DIMENSIONS.SITE INFORMATION1.3$5&(/$5($ $&5(6 6) 1.1.ORIGINAL DEVELOPMENT PERCENT IMPERVIOUS = 94.8% (INFORMATIONPROVIDED BY CENTRAL PARK WEST - PHASE 1 & 2 STORMWATERMANAGEMENT REPORT, DATED MAY 7, 2015)1.2.PROPOSED PERCENT IMPERVIOUS = 76.49%1.3.NET DECREASE IN IMPERVIOUS AREA = 9,278 SF2.CURRENT USE: EMPTY LOT3.PAST USE: COMMERCIAL DEVELOPMENT & PARKING FACILITIES4.PROPOSED BREAKFAST/LOUNGE AREAS WILL TOTAL 3008 SF5.PROPOSED PARKING:5.1.(27) REGULAR PARKING STALLS IN ON-SITE UNDERGROUND PARKING5.2.(46) REGULAR PARKING STALLS IN ON-SITE SURFACE PARKING LOT5.3.(6) HANDICAP STALLS IN ON-SITE SURFACE PARKING LOT5.4.FOR TEMPORARY PARKING DURING CONSTRUCTION: (110) REGULARSTALLS WILL BE PROVIDED AS APPROVED BY CITY OF GOLDEN VALLEY5.5.FOR OFF-SITE PARKING AT FULL DEVELOPMENT BUILD-OUT: (110) REGULARSTALLS WILL BE PROVIDED PER PARKING AGREEMENTLEGENDLOT LINEPROPOSED LIGHT DUTYPAVEMENTPROPOSEDUNDERGROUND STORAGENORTH STM x STM x STM x STM x STM x STM x STM x STM x STM x STM x S T M x S T M x S T M x S T M x ST M x ST M x ST M x ST M x ST M x ST M x STM x STM x STM x STM x STMx STMx STMx STMx STMx STMx STMx STMx S T M x S T M xSTM xSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMx STMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTM x STM x Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx W x Wx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSxGxGxGxGxGxGxGxGxGxS STMx STMx8828828828828818818818808 8 0 880880ExExExExExExExExEx880879879879879879879 8 7 9 878878878878878878SSSSx SSx SSx SSx SSSSSSSSSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxS T M STM STM S TM S TM S TM S TM S TM S TM S TMSTMSTM STMSTMSTMSTMSTMSAN SAN SAN WWWWSTMSTMSTMSTMSTMSTMDNUPNO PARKING - FIRE LANENO PARKING - FIRE LANENO PARKING - FIRE LANE NO PARKING - FIRE LANE W A Y Z A T A B O U L E V A R D UTICA AVENUEPROPOSED 6-STORYHOTEL BUILDING FFE: 882.0'UNDERGROUND PARKING FFE: 872.0'PROPOSED NYLOPLAST YARD DRAINRIM ELEV: 881.00'INV (SE) = 876.85'8828818818 8 1881880880880 880 879879878PHASE I RESIDENTIALBUILDINGEXISTING CONCRETEPAVERS PARKING LOTPHASE II RESIDENTIALBUILDINGEXISTING CONCRETECURB & GUTTEREXISTING CONCRETECURB & GUTTEREXISTING ASPHALT DRIVEWAY EXISTING ASPHALTDRIVEWAYEXISTING SIGN(TYP)EXISTING 24.00' ACCESS EASEMENTEXISTING ASPHALTDRIVEWAYEXISTING CONCRETE SIDEWALKCITY OF ST. LOUIS PARKCITY OF GOLDEN VALLEYEX STM MHRIM: 877.52'INV (W): 868.81'INV (S): 871.02'INV (E): 868.81'INV (NW): 873.42'EX STM MHRIM: 877.24'INV (W): 868.69'INV (S): 872.74'INV (E): 868.69'INV (NW): 873.04EX STM CBRIM: 877.32'PROPOSED CB#5RIM = 877.78'INV (N) = 873.42'INV (SW) = 873.32'INV (SUMP) = 870.32'EX STM CBRIM: 878.08'INV (SE): 874.87'EX STM MHRIM: 878.47'INV (NW,SE) = 868.52'INV (SW) = 869.52'EX STM MHRIM: 877.86'EX SAN MHRIM: 878.01'INV (W): 861.01'INV (E): 861.01'EX SAN MHRIM: 879.03'INV (E): 864.23'EX STM CBRIM: 877.42'INV (SE): 874.02'EX STM CBRIM: 877.15'INV (N): 871.45'EX STM CBRIM: 876.82'INV (N): 872.52'INV (E): 872.52'EX STM CBRIM: 876.85'INV (W): 872.98'EX STM CBRIM: 877.87'EX STM CBRIM: 877.19'EX STM CBRIM: 876.87'EX 54" RCP STMEX 54" RCP STM EX 54 " R C P S T M E X 54 " RC P S TM EX 12" S A N EX 6" PVC S A N EXISTING 10" WATERSERVICE LINEEX STM INLRIM = 881.88'INV (E) = 875.75'INV (NE) = 876.75'PROPOSED CB#4RIM = 877.78'INV (NW) = 873.89'INV (SE) = 873.79'INV (SUMP) = 870.79'PROPOSED CB#3RIM = 878.82'INV (NW) = 874.49'INV (SE) = 874.39'INV (SUMP) = 871.39'PROPOSED CB#1RIM = 879.56'INV (W) = 875.63'INV (SE) = 875.53'INV (SUMP) = 872.53'PROPOSED CB#2RIM = 879.38'INV (NW) = 875.29'INV (SE) = 875.19'INV (SUMP) = 872.19'24LF 12" HDPE @ 1.0%70LF 12" HDPE @ 1.0%50LF 12" HDPE @ 1.0%39LF 15" HDPE @ 0.5%38LF 12" HDPE @ 1.0%PROPOSED JB#6RIM = 878.79'INV (S,E) = 873.13'INV (W, 18" HDPE) = 873.03'PROPOSED OUTLET STRUCTURESEE DETAIL ON SHEET C600RIM = 880.65'INV (S) = 872.97'INV (NE) = 870.74'67LF 18" HDPE @ 2.0%PROPOSED TRENCHDRAINRIM = 872.00'TO BE CONNECTED TO UNDERGROUNDPARKING PLUMBING/FLOOR DRAINS.SEE PLUMBING PLANS FOR MORE DETAIL48LF 8" PVC @ 2.1%PROPOSED MONUMENTSIGNUNDERGROUND ADS STORMTECH SC-740 CHAMBERSYSTEM. BOTTOM INVERT OF ROCK = 870.97'BOTTOM INVERT OF CHAMBERS = 872.22'FINAL SYSTEM DESIGN PENDING ADS TECHNICALSUPPORT AND CONSTRUCTION LAYOUT/DETAILS881.25'881.50'881.00'881.50'881.95'881.77'880.90'879.85'881.95'881.95'881.65'881.55'881.05'881.82'878.75'878.80'880.56'879.98'879.13'880.60'880.05'879.98''880.46'879.55'879.32'879.35'880.78'879.84'877.96'878.26'879.42'879.55'878.93'880.50'880.32'880.15880.75872.00'(BELOW)SLOPE DOWN879.40'877.90'879.25'PROPOSED DI#6ARIM = 879.14'INV (N) = 873.79'INV (SUMP) = 870.79'66LF 12" HDPE @ 1.0%EX STM CBRIM: 878.08'INV (SE): 874.98'SHEETNUMBERPROJECTNUMBERISSUEPHASE:DATEISSUED:MARK DATE DESCRIPTION20'040'10'SHEET TITLE:PROJECT TITLE:PROJECT OWNER:PROJECT LOCATION:I:\30900\30906 - AC by Marriott - St. Louis Park, MN\01. Drawings\Autocad\Civil\30906 - C300.dwg Printed by: ekaul on Jan 25, 2016 - 10:15am C 30906126 UNIT6 STORYAC HOTELRISLP, LLC.GOLDEN VALLEY /ST. LOUIS PARK, MNPUD RE-SUBMITTAL01/25/201642202JAMES R. SKOWRONSKITyped or Printed Name:Registration Number:Signature:Date:I hereby certify that this plan, specification, or report was preparedby me or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the state of Minnesota. 1/25/2016C300STORM DRAINAGE& GRADING PLAN GRADING AND STORM DRAINAGE NOTES1.ALL ELEVATIONS SHOWN ARE TO FINISHED GRADE.2.CLEAR ALL TREES, BRUSH, STUMPS AND OTHER ORGANIC MATERIAL FROM AREAS TO BE FILLED.3.REMOVE ALL UNSUITABLE MATERIAL (MUCK OR NON-COMPACTABLE MATERIAL) FROM AREAS TO BE FILLED.4.CONTRACTOR SHALL, WHEN GRADING BETWEEN CONTOURS AND BETWEEN POINTS OF SPOT ELEVATIONS, GRADE ON A UNIFORMSLOPE.5.CONTRACTOR SHALL, FOR ALL GRASSED AREAS, BE RESPONSIBLE FOR REPLACING ERODED SOIL, GRASS SEED AND/OR MULCHUNTIL AN APPROVED STAND OF GRASS IS ESTABLISHED.6.CONTRACTOR SHALL, BEFORE BEGINNING GRADING WORK ON SITE, INSTALL SILT FENCE AS SHOWN ON THE PLANS. ASSEDIMENT BUILD UP AROUND SILT FENCE, REMOVE SEDIMENT AND REPLACE WHERE EROSION HAS TAKEN PLACE.7.EACH SECTION OF PIPE SHALL BE LAID TO SPECIFIED LINE AND LAID UPGRADE.8.CONTRACTOR SHALL REMOVE ALL DEBRIS AND OTHER MATERIALS RESULTING FROM DEMOLITION AND DISPOSE OFF SITE UNLESSOTHERWISE ADVISED BY OWNER.9.CONTRACTOR SHALL KEEP ALL ROADS ADJACENT TO THE SITE CLEAN DURING CONSTRUCTION.10.CONTRACTOR SHALL BE AWARE OF EXISTING UTILITY LINES DURING PIPE LINE INSTALLATION. CALL ALL UTILITY COMPANIES FORLOCATIONS ON SITE.11.ALL ROADWAY AND DRAINAGE CONSTRUCTION ARE TO CONFORM TO LOCAL AGENCY STANDARD SPECIFICATIONS. (LATESTREVISION AT THE BEGINNING OF CONSTRUCTION.)12.ALL NEWLY CONSTRUCTED SLOPES WHICH ARE STEEPER THAN 3 TO 1 MUST BE STABILIZED BY INSTALLATION OF EROSIONCONTROL MATTING AND SEEDED AS SOON AS PRACTICABLE.LEGENDSSxEXISTINGSANITARY SEWERSTMxEXISTING STORMSEWEREXISTING GASMAINGxEXISTINGOVERHEAD ELEC.OHEEXISTING BURIEDELEC.ExEXISTING BURIEDFIBER OPTICEXISTING CHAIN LINKFENCEXXXXFOxEXISTING BURIEDTELEPHONETxEXISTING BURIEDCABLE TVTVxWxEXISTINGWATERMAINPROPOSED MAJORCONTOURSPROPOSED MINORCONTOURSLOT LINENORTHSITE INFORMATION1.3$5&(/$5($ $&5(6 6) 1.1.ORIGINAL DEVELOPMENT PERCENT IMPERVIOUS = 94.8%(INFORMATION PROVIDED BY CENTRAL PARK WEST - PHASE 1& 2 STORMWATER MANAGEMENT REPORT, DATED MAY 7,2015)1.2.PROPOSED PERCENT IMPERVIOUS = 76.49%1.3.NET DECREASE IN IMPERVIOUS AREA = 9,278 SF2.CURRENT USE: EMPTY LOT3.PAST USE: COMMERCIAL DEVELOPMENT & PARKING FACILITIES4.PROPOSED PARKING:4.1.(27) REGULAR PARKING STALLS IN ON-SITE UNDERGROUNDPARKING4.2.(46) REGULAR PARKING STALLS IN ON-SITE SURFACEPARKING LOT4.3.(6) HANDICAP STALLS IN ON-SITE SURFACE PARKING LOT4.4.FOR TEMPORARY PARKING DURING CONSTRUCTION: (110)REGULAR SURFACE STALLS WILL BE PROVIDED ASAPPROVED BY CITY OF GOLDEN VALLEY4.5.FOR OFF-SITE PARKING AT FULL DEVELOPMENT BUILD-OUT:(110) REGULAR STALLS WILL BE PROVIDED IN PARKING RAMPPER PARKING AGREEMENTGENERAL NOTES1. CONNECTION TO CITY STORM SEWER MAIN REQUIRESINSPECTION BY PUBLIC WORKS. CONTRACTOR SHALLCOORDINATE WITH CITY OF GOLDEN VALLEY.EXISTING MAJORCONTOURSEXISTING MINORCONTOURS STM x STM x STM x STM x STM x STM x STM x STM x STM x STM x S T M x S T M x S T M x S T M x ST M x ST M x ST M x ST M x ST M x STM x STM x STM x STM x STM x STMx STMx STMx STMx STMx STMx STMx STMx S T M x S T M xSTM xSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMx STMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTM x STM x Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx W x Wx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSxGxGxGxGxGxGxGxGxGxS STMx STMx8828828828828818818818808 8 0 880880ExExExExExExExExEx880879879879879879879 8 7 9 878878878878878878SSSSx SSx SSx SSx SSSSSSSSSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxS T M STM STM S TM S TM S TM S TM S TM S TM S TMSTMSTM STMSTMSTMSTMSTMSAN SAN SAN WWWWSTMSTMSTMSTMSTMSTMDNUPNO PARKING - FIRE LANENO PARKING - FIRE LANENO PARKING - FIRE LANE NO PARKING - FIRE LANE W A Y Z A T A B O U L E V A R D UTICA AVENUEPROPOSED 6-STORYHOTEL BUILDING FFE: 882.0'UNDERGROUND PARKING FFE: 872.0'8828818818 8 1881880880880 880 8798798 7 8 PHASE I RESIDENTIALBUILDINGEXISTING CONCRETEPAVERS PARKING LOTPHASE II RESIDENTIALBUILDINGEXISTING CONCRETECURB & GUTTEREXISTING CONCRETECURB & GUTTEREXISTING ASPHALT DRIVEWAY EXISTING ASPHALTDRIVEWAYEXISTING SIGN(TYP)EXISTING 24.00' ACCESS EASEMENTEXISTING ASPHALTDRIVEWAYEXISTING CONCRETE SIDEWALKCITY OF ST. LOUIS PARKCITY OF GOLDEN VALLEYEX STM MHRIM: 877.52'INV (W): 868.81'INV (S): 871.02'INV (E): 868.81'INV (NW): 873.42'EX STM MHRIM: 877.24'INV (W): 868.69'INV (S): 872.74'INV (E): 868.69'INV (NW): 873.04EX STM CBRIM: 877.32'EX STM CBRIM: 878.08'INV (SE): 874.87'EX STM MHRIM: 878.47'INV (NW,SE) = 868.52'INV (SW) = 869.52'EX STM MHRIM: 877.86'EX SAN MHRIM: 878.01'INV (W): 861.01'INV (E): 861.01'EX SAN MHRIM: 879.03'INV (E): 864.23'EX STM CBRIM: 877.42'INV (SE): 874.02'EX STM CBRIM: 877.15'INV (N): 871.45'EX STM CBRIM: 876.82'INV (N): 872.52'INV (E): 872.52'EX STM CBRIM: 876.85'INV (W): 872.98'EX STM CBRIM: 877.87'EX STM CBRIM: 877.19'EX STM CBRIM: 876.87'EX 54" RCP STMEX 54" RCP STM EX 54 " R C P S T M EX 12" S A N EX 6" PVC S A N EXISTING 10" WATERSERVICE LINEEX STM INLRIM = 881.88'INV (E) = 875.75'INV (NE) = 876.75'PROPOSED MONUMENTSIGNEXISTING FIRE HYDRANT TO BERELOCATED%(1'10" FIRE AND DOMESTIC WATERSERVICE STUB TO BE INSTALLEDBY OTHERS IN SPRING, 2016)%(1'72&211(&7PROPOSED SERVICEWITH EXISTING STUB67 LF 10" FIRE ANDDOMESTIC WATER SERVICE(MATCH EXISTING MATERIAL)FIRE SERVICEPROPOSED SANITARY MANHOLE #1RIM = 878.75INV (E) = TBDEXISTING INV (W) = 866.17'64 LF 8" PVC SANITARYSERVICE @ TBD%PROPOSED SANITARY MANHOLE #2RIM = 880.10INV (NW) = TBDINV (SE) = TBD10 LF 8" PVC SANITARYSERVICE @ TBD%8" PVC SANITARY SERVICE STUB(TO BE INSTALLED BY OTHERS INSPRING, 2016)RELOCATED FIRE HYDRANT ANDWATER SERVICE LINEEX STM CBRIM: 878.08'INV (SE): 874.98'DOMESTIC WATER SERVICE6" WATER SERVICE LINE TOPROPOSED FIRE HYDRANT (TO BE INSTALLED BY OTHERS IN SPRING, 2016)PROPOSED FIRE HYDRANT (TO BE INSTALLED BY OTHERS IN SPRING, 2016)EXISTING 54" RCP STORMEXISTING 18" D.I.P. FORCEMAIN1.ALL ELEVATIONS ARE BASED ON MEAN SEALEVEL DATUM.2.THE CONTRACTOR IS RESPONSIBLE FORVERIFYING THE EXACT LOCATIONS ANDELEVATIONS OF ALL EXISTING UTILITIESPRIOR TO BEGINNING CONSTRUCTION. IFCONDITIONS ARE SIGNIFICANTLY DIFFERENTFROM THAT SHOWN ON THE PLANS, STOPWORK AND NOTIFY THE ENGINEER.3.CONTRACTOR SHALL FIELD ADJUSTMANHOLE RIMS, CLEANOUTS, ANDAPPURTENANCES TO MATCH FINISHEDGROUND ELEVATION.4.ALL WATER AND SEWER LINES MUST HAVEA MINIMUM OF 10 FEET HORIZONTALSEPARATION AND 18 INCHES VERTICALSEPARATION.5.ALL SEWER SERVICES SHALL BE 6 INCHESIN DIAMETER UNLESS OTHERWISE NOTED.6.CONTRACTOR TO COORDINATECONNECTION TO EXISTING SANITARYSEWER SYSTEM.7.UTILITY AND MECHANICAL CONTRACTORSSHALL COORDINATE INSTALLATION OFSEWER SERVICES ALL THE WAY INTO THEBUILDING TO ACCOMMODATE CITYINSPECTION AND TESTING.SHEETNUMBERPROJECTNUMBERISSUEPHASE:DATEISSUED:MARK DATE DESCRIPTION20'040'10'SHEET TITLE:PROJECT TITLE:PROJECT OWNER:PROJECT LOCATION:I:\30900\30906 - AC by Marriott - St. Louis Park, MN\01. Drawings\Autocad\Civil\30906 - C400.dwg Printed by: ekaul on Jan 25, 2016 - 10:15am C 30906126 UNIT6 STORYAC HOTELRISLP, LLC.GOLDEN VALLEY /ST. LOUIS PARK, MNPUD RE-SUBMITTAL01/25/201642202JAMES R. SKOWRONSKITyped or Printed Name:Registration Number:Signature:Date:I hereby certify that this plan, specification, or report was preparedby me or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the state of Minnesota. 1/25/2016C400UTILITY PLANNORTH1.ALL ELEVATIONS ARE BASED ON MEAN SEA LEVEL DATUM.2.THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THEEXACT LOCATIONS AND ELEVATIONS OF ALL EXISTINGUTILITIES PRIOR TO BEGINNING CONSTRUCTION. IFCONDITIONS ARE SIGNIFICANTLY DIFFERENT FROM THATSHOWN ON THE PLANS, STOP WORK AND NOTIFY THEENGINEER.3.CONTRACTOR SHALL FIELD ADJUST FIRE HYDRANTS, VALVESAND APPURTENANCES TO MATCH FINISHED GROUNDELEVATION.4.8 MIL MIN. POLYWRAP ON ALL D.I.P. IS REQUIRED5.ALL COMPONENTS OF THE WATER SYSTEM, UP TO THEWATER METER OR FIRE SERVICE EQUIPMENT SHALL UTILIZEPROTECTIVE INTERNAL COATINGS MEETING CURRENTANSI/AWWA STANDARDS FOR CEMENT MORTAR LINING ORSPECIAL COATINGS. THE USE OF UNLINED OR UNCOATED(CAST-IRON, GRAY-IRON, STEEL, GALVANIZED, ETC.) PIPESHALL NOT BE ALLOWED.6.COMBINATION FIRE AND DOMESTIC SERVICES MUSTTERMINATE WITH A THREAD ON FLANGE OR AN MJ TO FLANGEADAPTER.7.UTILITY AND MECHANICAL CONTRACTORS SHALLCOORDINATE INSTALLATION OF WATER SERVICE PIPES,FITTINGS, AND VALVES ALL THE WAY INTO THE BUILDING TOACCOMMODATE CITY INSPECTION AND TESTING.WATER DISTRIBUTION NOTESSANITARY SEWER NOTESLEGENDSSxEXISTINGSANITARY SEWERSTMxEXISTING STORMSEWEREXISTING GASMAINGxEXISTINGOVERHEAD ELEC.OHEEXISTING BURIEDELEC.ExEXISTING BURIEDFIBER OPTICEXISTING CHAIN LINKFENCEXXXXFOxEXISTING BURIEDTELEPHONETxEXISTING BURIEDCABLE TVTVxWxEXISTINGWATERMAINPROPOSED MAJORCONTOURSPROPOSED MINORCONTOURSLOT LINEEXISTING MAJORCONTOURSEXISTING MINORCONTOURSSANPROPOSEDSANITARY SEWERSTMPROPOSEDSTORM SEWERWPROPOSEDWATERMAIN1.THE CITY OF ST. LOUIS PARK UTILITIESDIVISION (952-924-2558) SHALL BECONTACTED AT LEAST 48-HOURS PRIORTO ANY WATER SHUT-OFFS, SEWERCONNECTIONS, EXCAVATIONS, OR ANYOTHER WORK RELATED TO THE CITY'SUTILITY SYSTEM. THE CONTRACTOR SHALLALSO BE RESPONSIBLE FOR PROTECTINGTHE EXISTING SANITARY SEWER ANDSTORM SEWER SYSTEM DURINGCONSTRUCTION, INCLUDING THE COST OFREMOVING AND CLEANING OF ANY DEBRISIN THE LINES BOTH DURING AND AFTERCOMPLETION OF CONSTRUCTION.2.CITY RIGHT-OF-WAY PERMITS AREREQUIRED FOR ANY WORK WITHIN THERIGHT-OF-WAY, INCLUDING UTILITY WORK,CURB AND GUTTER, SIDEWALK, DRIVEWAYAPRONS, PARKING BAYS, ROAD CLOSURESAND SIDEWALK CLOSURES.3.AS-BUILT RECORD DRAWINGS CONSISTENTWITH CITY STANDARDS WILL BE REQUIREDPRIOR TO ISSUANCE OF CERTIFICATE OFOCCUPANCY.4.ALL NEW CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY AND WILL REQUIREAS-BUILT RECORD DRAWINGS TO BESUBMITTED IN PDF AND AUTOCADFORMATS.CITY UTILITY NOTES STM x STM x STM x STM x STM x STM x STM x STM x STM x STM x S T M x S T M x S T M x S T M x ST M x ST M x ST M x ST M x ST M x ST M x STM x STM x STM x STM x STMx STMx STMx STMx STMx STMx STMx STMx S T M x S T M xSTM xSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMx STMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTM x STM x Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx Wx W x Wx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSx SSxGxGxGxGxGxGxGxGxGxS STMx STMx8828828828828818818818808 8 0 880880ExExExExExExExExEx880879879879879879879 8 7 9 878878878878878878SSSSx SSx SSx SSx SSSSSSSSSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxSTMxS T M STM STM S TM S TM S TM S TM S TM S TM S TMSTMSTM STMSTMSTMSTMSTMSAN SAN SAN WWWWSTMSTMSTMSTMSTMSTMDNUPNO PARKING - FIRE LANENO PARKING - FIRE LANENO PARKING - FIRE LANE NO PARKING - FIRE LANE W A Y Z A T A B O U L E V A R D UTICA AVENUEPROPOSED 6-STORYHOTEL BUILDING FFE: 882.0'UNDERGROUND PARKING FFE: 872.0'8828818818 8 1881880880880 880 879879878PHASE I RESIDENTIALBUILDINGEXISTING CONCRETEPAVERS PARKING LOTPHASE II RESIDENTIALBUILDINGEXISTING CONCRETECURB & GUTTEREXISTING CONCRETECURB & GUTTEREXISTING ASPHALT DRIVEWAY EXISTING ASPHALTDRIVEWAYEXISTING 24.00' ACCESS EASEMENTEXISTING ASPHALTDRIVEWAYEXISTING CONCRETE SIDEWALKCITY OF ST. LOUIS PARKCITY OF GOLDEN VALLEYEX STM MHRIM: 877.52'INV (W): 868.81'INV (S): 871.02'INV (E): 868.81'INV (NW): 873.42'EX STM MHRIM: 877.24'INV (W): 868.69'INV (S): 872.74'INV (E): 868.69'INV (NW): 873.04EX STM CBRIM: 877.32'EX STM CBRIM: 878.08'INV (SE): 874.87'EX STM MHRIM: 878.47'INV (NW,SE) = 868.52'INV (SW) = 869.52'EX STM MHRIM: 877.86'EX SAN MHRIM: 878.01'INV (W): 861.01'INV (E): 861.01'EX SAN MHRIM: 879.03'INV (E): 864.23'EX STM CBRIM: 877.42'INV (SE): 874.02'EX STM CBRIM: 877.15'INV (N): 871.45'EX STM CBRIM: 876.82'INV (N): 872.52'INV (E): 872.52'EX STM CBRIM: 876.85'INV (W): 872.98'EX STM CBRIM: 877.87'EX STM CBRIM: 877.19'EX STM CBRIM: 876.87'EX 54" RCP STMEX 54" RCP STM EX 54 " R C P S T M E X 54 " RC P S TM EX 12" S A N EX 6" PVC S A N EXISTING 10" WATERSERVICE LINEEX STM INLRIM = 881.88'INV (E) = 875.75'INV (NE) = 876.75'PROPOSED MONUMENTSIGN345 LF SILT FENCE84 LF SILT FENCECONSTRUCTION ENTRANCETRACKING PAD - SEE DETAILON SHEET C600159 LF SILT FENCEINLET PROTECTION (TYP.)SEE DETAIL ON SHEET C600SHEETNUMBERPROJECTNUMBERISSUEPHASE:DATEISSUED:MARK DATE DESCRIPTION20'040'10'SHEET TITLE:PROJECT TITLE:PROJECT OWNER:PROJECT LOCATION:I:\30900\30906 - AC by Marriott - St. Louis Park, MN\01. Drawings\Autocad\Civil\30906 - C500.dwg Printed by: ekaul on Jan 25, 2016 - 10:15am C 30906126 UNIT6 STORYAC HOTELRISLP, LLC.GOLDEN VALLEY /ST. LOUIS PARK, MNPUD RE-SUBMITTAL01/25/201642202JAMES R. SKOWRONSKITyped or Printed Name:Registration Number:Signature:Date:I hereby certify that this plan, specification, or report was preparedby me or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the state of Minnesota. 1/25/2016LEGENDPROPOSED MAJORCONTOURSPROPOSED MINORCONTOURSLOT LINENORTHEXISTING MAJORCONTOURSEXISTING MINORCONTOURS1.CONTRACTOR SHALL HAVE ALL EROSION CONTROL MEASURES IN PLACE AND APPROVED BY THE ENGINEER PRIOR TO COMMENCEMENT OF EXCAVATION ACTIVITIES.2.ALL SILT FENCES SHALL BE INSPECTED DAILY. CLEANING, ADJUSTING AND REPLACING EROSION MEASURES SHALL BE DONE AS NECESSARY THROUGHOUT CONSTRUCTION. ALL EROSIONMEASURES SHALL BE IN WORKING CONDITION AT THE END OF EACH WORK DAY.3.EROSION CONTROL MEASURES SHALL BE INSTALLED PER THE DETAILS OR AS DIRECTED BY THE ENGINEER.4.SEDIMENT FROM OVERLAND FLOW SHALL BE PREVENTED FROM LEAVING THE WORK SITE BY INSTALLING SILT FENCING PARALLEL TO THE CONTOURS LOCATED DOWNHILL FROM THE WORKAREA.5.STONE TRACKING PADS SHALL BE INSTALLED AT ALL CONSTRUCTION SITE EXITS TO PREVENT TRACKING OF SOIL. TRACKED SOIL SHALL BE COLLECTED FROM PAVED ROADS LOCATED NEARTHE CONSTRUCTION SITE AT THE END OF EACH WORKING DAY OR AS DIRECTED BY THE ENGINEER.6.EXISTING VEGETATION SHALL BE REMOVED ONLY AS NECESSARY TO PERFORM CONSTRUCTION ACTIVITIES. CLEARING OF LARGE AREAS THAT ARE CLEARLY OUTSIDE THE LIMITS OFCONSTRUCTION SHALL NOT BE PERMITTED.7.ALL DISTURBED AREAS SHALL BE RESTORED AND VEGETATED AS SOON AS POSSIBLE AFTER DISTURBANCE.8.EROSION MEASURES SHALL NOT BE REMOVED UNTIL THE AREAS SERVED HAVE ESTABLISHED VEGETATIVE COVER.9.TEMPORARY MULCH SHALL BE PLACED WITHIN 30 DAYS OF GRADING OPERATIONS. ALL AREAS OF EXPOSED SOIL SHALL BE COVERED WITH A STRAW MULCH. MULCH SHALL BE APPLIED ATTHE RATE OF 1.5 TONS PER ACRE, MINIMUM IMMEDIATELY AFTER SPREADING, THE STRAW MULCH SHALL BE PROTECTED BY COVERING WITH A MAT OR CRIMPING. MULCHING SHALL BEREPLACED AND CRIMPED AS NECESSARY TO MAINTAIN ADEQUATE COVER UNTIL PERMANENT10.ADDITIONAL EROSION CONTROL DEVICES MAY BE REQUIRED TO CONTROL EROSION AND/OR OFFSITE SEDIMENTATION. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE STABILITY OFALL GRADED AND/OR CLEARED AREAS UNTIL PERMANENT GROUND COVER IS ESTABLISHED. ANY AREAS DAMAGED BY EROSION SHALL BE REPAIRED TO ITS ORIGINAL CONDITION ANDPROTECTED FROM FURTHER EROSION AT NO ADDITIONAL COST TO THE OWNER.11.CONTRACTOR MUST TAKE ALL NECESSARY MEASURES TO MINIMIZE TRACKING MUD ONTO PAVED ROADWAY FROM CONSTRUCTION AREAS. THE CONTRACTOR SHALL REMOVE MUD/SOILDAILY TO PREVENT TRACKING.12.ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE, BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY HAS TEMPORARILY OR PERMANENTLYCEASED.13.TEMPORARY VEGETATIVE COVER MUST BE PROVIDED CONSISTING OF A SUITABLE, FAST-GROWING, DENSE GRASS SEED MIX SPREAD AT 1.5 TIMES THE USUAL RATE PER ACRE. IFTEMPORARY COVER IS TO REMAIN IN PLACE BEYOND THE PRESENT GROWING SEASON, TWO-THIRDS OF THE SEED MIX SHALL BE COMPOSED OF PERENNIAL GRASSES.14.SEEDED AREAS SHALL BE EITHER MULCHED OR COVERED BY FIBROUS BLANKETS TO PROTECT SEEDS AND LIMIT EROSION.EROSION CONTROL NOTESCONSTRUCTION PHASINGPROVIDE VEGETATIVE COVER TO NEWLY GRADED AREAS BY ACCEPTABLE SEEDINGMETHODS AND MIXTURES. SEEDING FOR TEMPORARY EROSION CONTROL SHALLBE AS FOLLOWS:OATSCEREAL RYEWINTER WHEATANNUAL RYEGRASS131*131**131**80**LBS./ACREEROSION CONTROL / SEEDINGSPECIES* SPRING AND SUMMER SEEDING** FALL SEEDING1.CONSTRUCTION IS ANTICIPATED TO BEGIN IN THE SPRING OF 2016. DEMOLITIONAND REMOVAL OF ANY EXISTING MATERIALS WILL OCCUR FIRST2.PRIOR TO ANY LAND DISTURBING ACTIVITIES, EROSION CONTROL MEASURES SHALLBE PUT IN PLACE AND MAINTAINED UNTIL SOIL STABILIZATION HAS TAKEN PLACE3.AFTER EROSION CONTROL MEASURES ARE IN-PLACE, SITE GRADING AND UTILITYINSTALLATION WORK CAN BEGIN4.FOLLOWING INITIAL GRADING WORK, THE CONCRETE BUILDING FOUNDATION/SLABCAN BE CONSTRUCTED5.CONSTRUCTION ON THE BUILDING CAN THEN BEGIN IN COORDINATION WITHREMAINING SITE IMPROVEMENTS, INCLUDING AGGREGATE BASE COURSEINSTALLATION, CURB AND GUTTER CONSTRUCTION, ASPHALT PAVING, CONCRETEWORK, ETC.1.TOTAL AREA OF SITE = 1.615 ACRES2.727$/$5($2)',6785%$1&( $&5(6AREAS OF SITESILT FENCECONSTRUCTIONTRACKING PADEROSION MATTINGINLET PROTECTIONC500EROSION CONTROLPLAN CENTRALPARKWESTST.LOUISPARK/GOLDENVALLEY,MNDLCRESIDENTIAL1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 A B C D E F G H I K PH-3CENTRALPARKWEST PHASE3PLANLEGEND CITY PROPERTY LINE / ROW LOT LINE PROPOSED CURB AND GUTTER EXISTING CURB AND GUTTER EXISTING BUILDING PHASING LEGEND PHASE III - HOTEL SPRING 2016 - FALL 2017 (EXACT TIMING OF DEVELOPMENT MAY VARY DEPENDING ON MARKET CONDITIONS) DESCRIPTION OF PHASE III WORK: -CONSTRUCT HOTEL PARKING AREAS AND BUILDING -TEMPORARY CONSTRUCTION PARKING SHALL BE LOCATED WITHIN THE PROJECT SITE, OUTSIDE OF CONSTRUCTION AREA. -SNOW SHALL BE PLACED ON VACANT LOT TO SOUTH -TEMPORARY CONSTRUCTION STAGING AREAS SHALL BE LOCATED WITHIN PROJECT SITE, OUTSIDE OF CONSTRUCTION AREA. -TEMPORARY HOTEL OVERFLOW PARKING WILL BE ACCOUNTED FOR ON THE VACANT AREA ON THE SOUTH SIDE OF RESIDENTIAL PHASE 1. IF OFFICE DEVELOPMENT OCCURS SIMULTANEOUSLY THEN TEMPORARY OVERFLOW PARKING WILL BE SHARED WITH RESIDENTIAL PHASE 1 AND OLIVE GARDEN (FUTURE RESIDENTIAL) LOTS. Planning Commission Meeting Date: February 3, 2016 Study Session Item #1 Planned Code Amendments – Subdivision Ordinance Description of Request: Staff is initiating amendments to the Subdivision Ordinance. The intent of the amendments are to update the design standards and make clarifications. Draft Amendments: A copy of the draft of the proposed changes is attached. It is staff’s intent to present some of the changes at the February 3, 2016 meeting in a study session. The remaining changes will be presented at the February 17, 2016 study session. The following is a summary of the proposed changes staff is prepared to discuss with the Planning Commission at this study session: Change regulations pertaining to subdivision variances. Current regulations state four criteria that must be met. Staff is proposing to change the language to say that five criteria shall be considered when evaluating subdivision variance requests. This change will allow the Planning Commission to continue to review variances in a more comprehensive manner, yet also allow the Planning Commission to review it in the context of the unique situation confronted by the applicant. This revision is consistent with the manner in which variances are reviewed in the zoning ordinance which recently went from a similar shall be met requirement to a shall be considered review. Remove infrastructure design standards from the ordinance, and instead refer to the Engineering Director who will apply the City Engineering Department policies and templates. Continue to require sidewalks, but require them to be installed as per approved sidewalk and trail plans and policies instead of requiring them on all street frontages. Revise language requiring drainage/utility (D/U) easements. The ordinance currently requires D/U easements around the perimeter of all lots, and changes to this require a variance. Staff proposes to add an exception that allows the Engineering Director to reduce D/U easements to avoid excessive and unnecessary easements and to design easements in conjunction with development proposals and the City’s long-term plans for the area. Reference the tree preservation regulations that are detailed in the landscaping section of the zoning ordinance. Make many clarifications to administrative and procedural regulations. Next Step: Staff is proposing the following steps after the February 3rd study session: 1. Review and incorporate input from the February 3rd study session, and report back to the Planning Commission at the February 17th study session. 2. At the February 17th meeting, staff will present the proposed changes, and discuss other changes not covered at the February 3rd meeting. 3. Schedule a public hearing for the March 2, 2016 Planning Commission meeting. Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning and Zoning Supervisor Attachments: Draft Subdivision Ordinance Draft Subdivision Ordinance December 8, 2015 Page 1 Chapter 26 SUBDIVISIONS* Article I. In General Sec. 26-1. Short title. Sec. 26-2. Purpose of Cchapter. Sec. 26-3. Definitions. Sec. 26-4. Conformance with the Ccomprehensive Pplan. Sec. 26-5. Approvals necessary for acceptance of subdivision plats. Sec. 26-6. Conditions for recording. Sec. 26-7. Building permits. Sec. 26-8. Noise control requirement.Reserved. Sec. 26-9. Exceptions. Sec. 26-10. Conveyance by metes and bounds. Secs. 26-11--26-40. Reserved. Article II. Administration and Enforcement Sec. 26-41. Nonplatted subdivisions. Sec. 26-42. Subdivision Variances; planning commission recommendations; standards. Sec. 26-43. Violations; penalty. Sec. 26-44. Validity of Cchapter provisions. Sec. 26-45. Amendment process. Secs. 26-46--26-80. Reserved. Article III. Procedures for Filing and Review Sec. 26-81. Sketch plan.Reserved. Sec. 26-82. Preliminary plat. Sec. 26-83. Final plat. Sec. 26-84. Premature subdivisions. Secs. 26-85--26-120. Reserved. Article IV. Plat and Data Requirements Sec. 26-121. Sketch plan.Reserved. Sec. 26-122. Preliminary plat. Sec. 26-123. Final plat. Sec. 26-124. Address map.Reserved. Sec. 26-125. Engineering standards for final grading, development and erosion control plans. Secs. 26-126--26-150. Reserved. ---------- *Cross reference(s)--Buildings and building regulations, ch. 6; environment and public health, ch. 12; official map, § 21-31 et seq.; utilities, ch. 32; vegetation, ch. 34; zoning, ch. 36. State law reference(s)--Authority to regulate subdivisions, M.S.A. § 462.358. Draft Subdivision Ordinance December 8, 2015 Page 2 26:1 St. Louis Park City Code SUBDIVISIONS Article V. Design Standards Sec. 26-151. Consistency. Sec. 26-152. Blocks and lots. Sec. 26-153. Streets and alleys. Sec. 26-154. Easements. Sec. 26-155. Erosion and sediment control. Sec. 26-156. Storm drainage. Sec. 26-157. Protected areas. Sec. 26-158. Park and trail dedication requirements. Sec. 26-159. Tree preservation.Reserved. Sec. 26-160. Minimum design features. Secs. 26-161--26-190. Reserved. Article VI. Required Basic Improvements Sec. 26-191. General provisions. Sec. 26-192. Monuments. Sec. 26-193. Street improvements. Sec. 26-194. Future street improvements. Sec. 26-195. Sanitary sewer and water distribution improvements. Sec. 26-196. Public and private utilities. Sec. 26-197. Election by city to install improvements. Sec. 26-198. Railroad crossings. Draft Subdivision Ordinance December 8, 2015 Page 3 26:2 St. Louis Park City Code SUBDIVISIONS § 26-3 ARTICLE I. IN GENERAL Sec. 26-1. Short title. This Cchapter shall be known as the Subdivision Ordinance of the City of St. Louis Park, and will be referred to as "this Cchapter." (Code 1976, § 14-900) Sec. 26-2. Purpose of this Cchapter. In order to safeguard the best interests of the city and to assist the subdivider in harmonizing the subdivider's interests with those of the city at large, the following regulations are adopted so that the adherence to such regulations will bring results beneficial to both parties. It is the purpose of this Cchapter to make certain regulations and requirements for the platting of land within the city pursuant to the authority contained in the state statutes, which regulations the city council deems necessary for the health, safety and general welfare of this community. (Code 1976, § 14-901) Sec. 26-3. Definitions. The following words, terms and phrases, when used in this Cchapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning. Words and terms not defined in this section shall have the same meaning as described in the Chapter 36 - zoning chapter of this Code. Base lot means a lot meeting all the specifications within its zoning district prior to being divided into a two-family or cluster housing subdivision. Block means an area of land within a subdivision that is entirely bounded by streets, or by streets and the entire boundaries of the subdivision, or a combination of such streets and subdivision boundaries with a river or lake, public park, railroad rights-of-way or municipal boundaries. Centerline gradient means the distance vertically from the horizontal in feet and tenths of a foot for each 100 feet of horizontal distance measured at the street centerline. Combination means the joining of two or more parcels. Comprehensive Pplan means the group of maps, charts and texts adopted by the city council as required by the Metropolitan Land Planning Act that make up the comprehensive long range plan of the city. Design standards means the specifications in this Cchapter for the preparation of plats, both preliminary and final, indicating, among other things, the required minimum or maximum dimensions of such items as rights-of-way, blocks, easements and lots. Draft Subdivision Ordinance December 8, 2015 Page 4 Final plat means a drawing or map of a subdivision, approved by the city council and in such form as required by the county for the purpose of recording. Lot means a parcelportion of land created by a platted subdivision for the purpose, whether immediate or future, of transfer of ownership or possession, or for building development which is described by a lot number, block number and subdivision name which is on file with the register of deeds of the county. Lot area, minimum, means the minimum lot area required by the Chapter 36-zoning chapter of this Code. Lot improvement means any building, structure, work of art, or other object, or improvement of the land constituting a physical betterment of real property, or any part of such betterment, or any grading of the lot to prepare for the construction of a building. Certain lot improvements shall be properly bonded as provided in the regulations of this chapter. LSWMP, means the City’s Local Surface Water Management Plan which is on file at the City Engineer’s office. Marginal access street means a local street which is parallel to and adjacent to a major thoroughfare or a railroad right-of-way and which provides access to abutting properties. Outlot means a lot remnant or parcel of land, which is intended as open space, drainage or other use, for which no private development is intended. Boundary changes of an outlot shall not be permitted except by replat. Outlot means a parcel of land subject to future platting prior to development, or a parcel of land which is designated for public or private open space, right-of-way, utilities or other similar purpose. Parcel means a legally defined section of land. Parks and playgrounds means public land and open spaces in the city dedicated or reserved for passive or active recreation purposes. Pedestrianway means a public right-of-way, public easement or private easement to provide access for pedestrians. Phased subdivision application means an application for subdivision approval where the subdivider, pursuant to a specific plan proposes to immediately subdivide the property but will develop it in one or more individual phases over a period of time. A phased subdivision application may include an application for approval of, or conversion to, horizontal or vertical condominiums, nonresidential development projects, planned unit developments, mixed-use projects and residential developments. Plat means the drawing or map of a subdivision prepared for filing of record pursuant to M.S.A. ch. 505 and containing all elements and requirements set forth in this Cchapter. Preliminary plat means a tentative drawing or map of a proposed subdivision meeting the requirements enumerated in this Cchapter. Preliminary plat application means an application submitted to the city in accordance with the provisions enumerated in this Cchapter. Draft Subdivision Ordinance December 8, 2015 Page 5 Premature subdivision means an application for subdivision which cannot be approved until other services are installed or improvements are made to the land. Property line adjustment, means rearranging one or more property lines in such a way that parcels are neither created nor eliminated. Protective covenants means contracts made between private parties as to the manner in which land may be used, with the view to protecting and preserving the physical and economic integrity of any given area. Public improvement means any drainage ditch, roadway, parkway, sidewalk, pedestrianway, tree, lawn, off-street parking area, lot improvement or other facility for which the city may ultimately assume the responsibility for maintenance and operation, or which may affect an improvement for which local government responsibility is established. Replat means the combination, recombination or division of one or more lotsparcels or tracts of land which involves land which has previously been platted and which is on file of record with the county pursuant to M.S.A. ch. 505. Any replat unless specifically exempted shall be required to meet all of the requirements of this Cchapter. Right-of-way width means the shortest distance between lines of parcelslots or easements delineating the street rights-of-way. Setback means the shortest distance between a building and the property line nearest thereto. Simple division means the subdivision of a lot or tract into no more than two lots or tracts. Single-family attached housing means cluster housing, duplexes, or townhouses where each unit has a separate entrance and each unit is located on a separate parcel. Sketch plan means a plan, drawn to scale, which indicates the placement of proposed lots, streets, and building pads for the purpose of identifying requirements and limitations imposed by this chapter, the zoning chapter, and other city ordinances as related to the subdivision of property. Steep slope means a natural topographic feature with an average slope of at least 30%. Street width means the shortest distance between face of curb and face of curb, or if a surmountable curb, the shortest distance between the lowest point of each curb on opposite sides of the street. Subdivider means any individual, firm, association, syndicate, copartnership, corporation, trust or other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the land under this Cchapter. Subdivision means the separation of an area, parcel or tract of land under single ownership into two or more parcels, tracts, lots, or long term leasehold interests, where the creation of the leasehold interest necessitates the creation of streets, roads or alleys, for residential, commercial, industrial or other use, or any combination thereof, except those separations: (1) Where all the resulting parcels, tracts, lots or interests will be 20 acres or larger in size and 500 feet in width measured along an existing right-of-way for residential uses and Draft Subdivision Ordinance December 8, 2015 Page 6 five acres or larger in size and 300 feet in width measured along an existing right-of- way for commercial and industrial uses; or (2) Creating cemetery lots; (3) Resulting from court orders, or the adjustment of a lot line by the relocation of a common boundary. Any division of land so decreed which does not meet zoning chapter the requirements of Chapter 36-zoning for lot area, lot width, or which does not have the required frontage on a public right-of-way is not a buildable parcellot. Subdivision variance means a variance to design provisions of this Cchapter, but not to provisions of Chapter 36-zoning. of the zoning chapter. Townhouses means dwelling units attached in a single structure, each having a separate private entrance from the exterior of the structure (also see the zoning chapter description for cluster housing). Tract means a parcel created by a registered land survey which is described by a tract designation and a Registered Land Survey Number which is on file with the register of deeds of the county. Unit lots means lots created from the subdivision of a two-family dwelling or a townhouse having different minimum lot size requirements than the conventional base lot within the zoning district. Sec. 26-4. Conformance with the Ccomprehensive Pplan. No subdivision shall be approved by the city council which does not conform to the land use designations, objectives, policies or goals of the Ccomprehensive Pplan. Sec. 26-5. Approvals necessary for acceptance of subdivision plats. Before any plat shall be recorded or be of any validity, it shall be referred to the city planning commission for recommendation and approval by the city council as having fulfilled the requirements of this Cchapter. Sec. 26-6. Conditions for recording. No plat of any subdivision shall be entitled to be recorded in the county recorder's office or have any validity until the plat thereof has been prepared, approved and acknowledged in the manner prescribed by this Cchapter and a resolution approving the final plat has been filed with the county. Sec. 26-7. Building permits. No building permits shall be issued by the city for the construction of any building, structure or improvement to the land or to any parcellot in a subdivision, until all requirements of this Cchapter have been fully complied with. No building permits shall be issued for any outlot, except a building permit for public structures if the parcel is in public ownership. Sec. 26-8. Noise control requirement. Reserved. A subdivision may not be approved that would violate Minnesota Rules, chapter 7030. Draft Subdivision Ordinance December 8, 2015 Page 7 Sec. 26-9. Exceptions. Combinations, simple divisions, and property line adjustments. Combinations, simple divisions, and property line adjustments shall follow the application and procedures required by this Chapter for a subdivision unless exempted by this Section in which case the application and procedure for exempt combinations, simple divisions and property line adjustments shall be followed. The following land subdivisions are exempt from articles III and IV of this chapter. Upon request, the zoning administrator shall, within ten days, certify that a proposed subdivision is exempt. (1) Exempt subdivisions. Divisions of land are exempt if all of the following conditions are met: a. The land involved has been previously platted into lots and blocks and is designated in a subdivision plat on file and of record in the office of the county register of deeds or registrar of titles. b. The division involves no more than two previously platted lots. c. The division will not cause the land or any structure on the land to be in violation of this chapter, the zoning chapter of this Code or the building code. d. The subdivision will not involve any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The subdivision will not involve any outlot. f. The purpose of the division is to divide a single parcel into two parcels. (2) Procedure for exempted subdivisions. The owners of such lots to be subdivided shall file with the zoning administrator a certificate of survey of the lots to be divided, and pay the required fee, plus any required park dedication. Such certificate of survey shall show the dimensions of the lots, as measured upon the recorded plan, the area of the lots, all corner elevations, all existing structures, including dimensions to existing and proposed property lines, all visible encroachments, all easements of record, and their proposed division. A written description of the separately described tracts which will result from the proposed division shall be included on the survey. If the proposed subdivision complies with all of the requirements of this section, it will be approved by the director of inspections, the planning manager, and the city assessor and forwarded to the county for filing. (a) Exemption. Applications for combinations, simple divisions and property line adjustments shall be exempt from articles III and IV of this Chapter if the following conditions are met: (1) A simple division will result in no more than one additional lot or tract. (2) A combination will combine no more than two parcels. (3) A property line adjustment will relocate a property line without increasing or decreasing the number of parcels. (4) The land involved has been previously subdivided by plat or Registered Land Survey and is on file and of record in the office of the county register of deeds or registrar of titles. (5) The application will not cause the parcel or any structure on the parcel to be in violation of this Code or the building code. Draft Subdivision Ordinance December 8, 2015 Page 8 (6) With the exception of sidewalks or trails, the application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. (7) The application does not involve an outlot. (b) Applications. Applications for exempt combinations, simple divisions, and property line adjustments shall include the following: (1) A completed application and payment of the required application fee. (2) Certificate of survey, showing at a minimum: a. Dimensions of the existing and proposed parcels. b. The area of the existing and proposed parcels. c. All corner elevations. d. All existing structures, including dimensions to existing and proposed property lines. e. All visible encroachments. f. All easements of record. g. The proposed division. h. The legal description of the existing and proposed parcels. (3) A copy of the deed or title of the property. (c) Review. Applications for exempt combinations, simple divisions, and property line adjustments will be deemed complete when they contain all the required information. Complete applications will be approved by the Director of Inspections, the Planning Supervisor, the Engineering Director, and the City Assessor. Approved applications will be forwarded to the county for filing. Sec. 26-10. Conveyance by metes and bounds. No land shall be conveyedance of land in which the land conveyed is described by metes and bounds or by reference to an unapproved registered land survey made after April 21, 1961, or to an unapproved plat made after March 8, 1957. The provision of this section does not apply to the conveyance if the land described: (a) The provision of this section does not apply to the conveyance if the land described: (1) Was a separate parcel of record on March 8, 1957; (2) Was the subject of a written agreement to convey entered into prior to March 8, 1957; (3) Was a separate parcel of not less than 2 1/2 acres in area and 150 feet in width on January 1, 1966; (4) Was a separate parcel of not less than five acres in area and 300 feet in width on July 1, 1980; (5) Is a single parcel of commercial or industrial land of not less than five acres and having a width of not less than 300 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than five acres in area or 300 feet in width; or (6) Is a single parcel of residential or agricultural land of not less than 20 acres and having a width of not less than 500 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than 20 acres in area or 500 feet in width. (b) In any case in which compliance with the foregoing restrictions will create an unnecessary hardship and failure to comply does not interfere with the purpose of the subdivision regulations, the Draft Subdivision Ordinance December 8, 2015 Page 9 platting authority may waive such compliance by adoption of a resolution to that effect and the conveyance may then be filed or recorded. Secs. 26-1110--26-40. Reserved. ARTICLE II. ADMINISTRATION AND ENFORCEMENT* Sec. 26-41. Nonplatted subdivisions. (a) Registered land surveys. All registered land surveys in the city shall be presented to the planning commission in the form of a preliminary plat in accordance with the standards set forth in this Cchapter for preliminary plats, and the planning commission shall first approve the arrangement, sizes and relationships of proposed tracts in such registered land surveys, and tracts to be used as easements or roads should be so conveyed to the city. Unless a recommendation and approval have been obtained from the planning commission and city council, respectively, in accordance with the standards set forth in this Cchapter, building permits will be withheld for buildings on tracts which have been so subdivided by registered land surveys, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts unless so approved. (b) Conveyance by metes and bounds. No division of one or more parcels in which the land conveyed is described by metes and bounds shall be recorded if the division is a subdivision. Building permits will be withheld for buildings or tracts which have been subdivided and conveyed by this method and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts. (b) Subdivision by metes and bounds. Properties described by metes and bounds shall only be further subdivided by plat. A subdivision described by metes and bounds shall not be approved by the City or recorded at the County. Building permits will be withheld for buildings on tracts which have been subdivided without City approval, and the city may refuse to take over tracts or to improve, repair or maintain any improvements on such tracts. Sec. 26-42. Subdivision Variances; planning commission recommendations; standards. (a) Findings. The planning commission may recommend a variance from the minimum standards of this chapter (not procedural provisions) when, in its opinion, undue hardship may result from strict compliance. In recommending any variance, the commission shall prescribe any conditions that it deems necessary or desirable for the public interest. In making its recommendations, the planning commission shall take into account the nature of the proposed use of land and the existing use of land in the vicinity, the number of persons to reside or work in the proposed subdivision and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. A variance shall only be recommended when the planning commission finds that all of the following exist: (a) Findings. The planning commission may recommend a variance from the minimum standards of this Chapter when, in its opinion, practical difficulties may result from strict compliance. The Planning Commission may not recommend a variance to a procedural provision of this Chapter, or use this provision to recommend a variance to a zoning regulation. In recommending a variance, the commission shall consider: Draft Subdivision Ordinance December 8, 2015 Page 10 (1) The nature of the proposed use of land and the existing use of land in the vicinity, the number of persons to reside or work in the proposed subdivision and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. (21) There are sSpecial circumstances or conditions affecting the property such that the strict application of the provisions of this Cchapter would deprive the applicant/owner of the reasonable use of the land. (32) The impact the variance will have on the public health, safety and welfare of The granting of the variance will not be detrimental to the public health, safety and welfare or injurious to other property in the vicinity territory in which the property is situated. (43) Topography, drainage or other naturally occurring characteristics of the land that result in a practical difficulty preventing the land from being used in a manner typical of land within the vicinity. The variance is to correct inequities resulting from an extreme physical hardship such as topography, etc. (5 4) The variance is not contrary to the intent of the Ccomprehensive Pplan. (b) Prescribing Conditions. The Planning Commission and City Council may prescribe any conditions that it deems necessary or desirable for the public interest. (c) City Council Action. After considerations of the planning commission recommendations, the city council may grant variances, subject to subsections (a)(1)--(a)( 45) of this section. (d) Expiration. A variance approved under this section shall expire without further action by the city at such time as the related preliminary plat and/or final plat approval expires. (b) Procedures. (1) Requests for a variance from this chapter shall be filed with the community development director on an application form provided by the city. Such application shall be accompanied by a fee as established by the city council. Such application shall also be accompanied by ten copies of detailed written and graphic materials necessary for the explanation of the request. (2) Upon receiving such application, the community development director shall set a date for a public hearing to coincide with the public hearing for preliminary plat at the planning commission. Notice of such hearing shall be published in the official newspaper at least ten days prior to such hearing, and individual property notices shall be mailed not less than ten days nor more than 30 days prior to the hearing to all owners of property within 500 feet of the parcel included in the request. (3) The community development director shall refer the application, along with all related information and report, to the city planning commission along with the request for a preliminary plat. (4) The applicant or a representative thereof shall appear before the planning commission in order to answer questions concerning the proposed variance request during the public hearing. Draft Subdivision Ordinance December 8, 2015 Page 11 (5) The planning commission and city staff shall have authority to request additional information from the applicant concerning the variance or to retain expert testimony with the consent and at the expense of the applicant concerning such variance where such information is declared necessary to ensure preservation of health, safety and general welfare. (6) Within 30 days after the public hearing, the planning commission shall make recorded findings of fact recommending approval or denial of the variance request, together with any conditions of approval it considers necessary to carry out the intent and purpose of this chapter and to protect the public health, safety and welfare. (7) The city council shall not grant a variance until it has received a report from city staff and recommendation from the planning commission or until 60 45 days after the first regular planning commission meeting at which the request was considered. (8) Upon receiving the report and recommendation of the planning commission and city staff, the city council shall place the report and recommendation on the agenda for the next regular meeting or the next meeting at which the preliminary plat is considered. Such reports and recommendations shall be entered in and made part of the permanent written record of the city council meeting. (9) Upon receiving the report and recommendation of the planning commission and city staff, the city council shall make a recorded finding of fact and impose any conditions it considers necessary to protect the public health, safety and welfare. (10) The city council shall decide whether to approve or deny a request for a variance within 30 days after the first regular city council meeting at which the request was considered. (11) A variance of this chapter shall be by majority vote of the full city council. Sec. 26-43. Violations; penalty. (a) Sale of parcelslots from unrecorded plats or registered land surveys. It shall be a misdemeanor to sell, trade or otherwise convey any lot or parcel of land as a part of any registered land survey, plat or replat of any subdivision or area located within the city unless such registered land survey, plat or replat shall have first been recorded in the office of the recorder of the county. (b) Receiving or recording unapproved subdivisionsplats. It shall be unlawful for a private individual to receive or record in any public office any plans, registered land surveys, or plats of land laid out in building lots and streets, alleys or other portions of the same intended to be dedicated to public or private use, or for the use of purchasers or owners of lots fronting on or adjacent thereto, and located within the city, unless the same shall bear thereon, by endorsement or otherwise, the approval of the city council. (c) Misrepresentations. It shall be a misdemeanor for any person owning an addition or subdivision of land within the city to represent that any improvement upon any of the streets, alleys or avenues of such addition or subdivision or any sewer in such addition or subdivision has been constructed according to the plans and specifications approved by the city council, or has been supervised or inspected by the city, when such improvements have not been so constructed, supervised or inspected. Draft Subdivision Ordinance December 8, 2015 Page 12 (d) Penalty. Anyone violating any of the provisions of this Cchapter shall be guilty of a misdemeanor. Each day during which compliance is delayed shall constitute a separate offense. Sec. 26-44. Validity of Cchapter provisions. (a) Separability. If any section, subsection, sentence, clause or phrase of this Cchapter is for any reason to be invalid, such decision shall not affect the validity of the remaining portion of this Cchapter. (b) Failure to receive notices. Failure of a property owner to receive a notice shall not invalidate any proceedings as set forth within this Cchapter. Sec. 26-45. Amendment process. No amendment to this Cchapter shall occur without review and recommendation of the planning commission. Secs. 26-46--26-80. Reserved. ARTICLE III. PROCEDURES FOR FILING AND REVIEW Sec. 26-81. Sketch plan. (a) Purpose. In order to ensure that the all applicants are is informed of the procedural requirements and minimum standards of this Cchapter, and the requirements or limitations imposed by other city ordinances, plans and/or policies, prior to the preparation of a preliminary plat, the all applicants shall may present a sketch plan to the community development director prior to submitting an application for a preliminary plat. Similarly, the Community Development Director may require the submission of a sketch plan prior to the submission of a preliminary plat application. (b) Application. Submission of a subdivision sketch plan shall not constitute formal application for plat approval. Approval of the sketch plan shall not be considered binding in regard to subsequent plat review. The Ccommunity Ddevelopment Ddirector, notably in the case of multiphased projects, shall have the authority to refer the sketch plan to the planning commission and/or city council for review and comment. (1) The sketch plan submission shall include, but not be limited to, the following: a. SixAt least 2 copies, and one digital copy of the plat sketch plan at a scale of one inch equals 100 feet or less. The city may require that the sketch plan be provided in metric at a scale not smaller than 1:1200. b. An 8 1/2-inch x 11-inch or 11-inch x 17-inch reduction of the sketch plan. c. Payment of plan review fee. d. Escrow deposit to pay review costs of city staff and consultants. (2) The community development director shall review the sketch plat and respond to the applicant within ten business days for a single phase project and 30 calendar days for a multiphased project. Draft Subdivision Ordinance December 8, 2015 Page 13 Sec. 26-82. Preliminary plat. (a) Filing. At least six Sixteen copies, and one digital copy of the preliminary plat, as specified by section 26-122 at a scale not less than one inch equals 100 feet and one set of reductions no larger than 11 inches x 17 inches shall be submitted to the Ccommunity Ddevelopment Ddirector. The city may require that plans be submitted in metric at a scale not smaller than 1:1200. The subdivider shall also submit mailing labels for all of property owners located within 500 feet of the subject property obtained from and certified by the county auditor's office. The required filing fees, as established by city council resolution, shall be paid, and any necessary applications for variances from the provisions of this Cchapter shall be submitted with the required fee. The preliminary plat application shall be deemed complete when all the information requirements are complied with. (b) Hearing. The planning commission shall hold a public hearing. Notice of the hearing shall consist of a legal property description and description of request and shall be published in the official newspaper of the city at least ten days prior to the hearing. Written notification of the hearing shall be mailed at least ten days prior to all owners of land within 500 feet of the boundary of the property in question. The planning commission shall conduct the hearing and report its findings and make recommendations to the city council. (c) Technical assistance reports. Upon submission of a complete application for a preliminary plat, the Ccommunity Ddevelopment Ddirector shall immediately forward one copy of the plat to the director of public worksEngineering Director, director of inspections, Ffire Cchief, Ppolice Cchief and to the Ccity Aattorney for examination. Written reports or comments shall be made to the community development director. Such reports shall state recommendations for approval or disapproval of the preliminary plat and what changes are necessary or desirable to make such preliminary plat conform to the requirements of this Cchapter coming within the jurisdiction of such officer or department. (d) Review by other commissions or jurisdictions. The Ccommunity Ddevelopment Ddirector shall refer copies of the preliminary plat to the parks and recreation commission, Minnehaha Creek Watershed District, utility companies, other public service agencies, county, metropolitan, state or other public jurisdictions for their review and comment, where appropriate and when required. (e) Planning commission action. The planning commission shall make a recommendation to the city council following the close of the public hearing. If the planning commission has not acted upon the preliminary plat within 45 days following official receipt by the city of a preliminary plat application, completed in compliance with this Cchapter, the city council may act on the preliminary plat without the planning commission's recommendation. (f) City council action. (1) The city council shall approve or disapprove the preliminary plat within 120 days following receipt by the city of an application for a preliminary plat completed in compliance with this Cchapter unless an extension of the review period has been agreed to by the applicant. If a motion for approval of the preliminary plat fails, the preliminary plat shall be considered denied. The city council may impose conditions and restrictions on the preliminary plat which are deemed appropriate. (2) If the preliminary plat is not approved by the city council, the reasons for such action shall be recorded in the proceedings of the city council. If the preliminary plat is approved, such approval shall not constitute final acceptance of the design. Subsequent Draft Subdivision Ordinance December 8, 2015 Page 14 approval of the final plat by the city council will be required, including approval of the engineering proposals and other features and requirements as specified by this Cchapter to be indicated on the final plat. The city council may require such revisions in the preliminary plat and final plat as it deems necessary for the health, safety, general welfare and convenience of the city. (3) If the preliminary plat is approved by the city council, the subdivider must submit the final plat within 180 90 days after such approval or approval of the preliminary plat shall be considered void, unless a request for time extension is submitted in writing within 180 90 days and approved by the city council. Sec. 26-83. Final plat. (a) Filing. After the preliminary plat has been approved, the final plat shall be submitted for review as set forth in this section. At least three Ten copies, and one digital copy of the final plat at a scale no smaller than one inch equals 100 feet, plus one reduction no larger than 11 inches x 17 inches shall be submitted to the Ccommunity Ddevelopment Ddirector for distribution to appropriate city staff, the planning commission and the city council. The city may require that the final plat be submitted in meters at a scale no smaller than 1:1200. The final plat application shall be deemed complete when all the information requirements, documents and applicable fees enumerated in this Cchapter have been submitted. (b) Staff review. The city staff shall examine the final plat and prepare a recommendation to the planning commission. (c) Planning commission review. The planning commission shall review the final plat within 30 days of the submittal of a complete application. The planning commission shall review the final plat for conformance with the preliminary plat and shall make recommendation to the city council. (d) Approval by the city council. If accepted by the city council, the final plat shall be approved by resolution, which resolution shall provide for the acceptance of all agreements for basic improvements, public dedication and other requirements as indicated by the city council. If denied, the grounds for any refusal to approve a plat shall be set forth in the proceedings of the city council. If a motion for approval of the final plat fails, the final plat shall be considered denied. (e) Special assessments. When any existing special assessments which have been levied against the property described shall be divided and allocated to the respective parcellots in the proposed subdivisionplat, the city assessor shall estimate the clerical cost of preparing a revised assessment roll, filing the same with the county auditor, and making such division and allocation, and upon approval by the city council of such cost, the same shall be paid to the Ccity Cclerk before the final subdivisionplat approval. If the final subdivisionplat is denied, 100 percent of these costs shall be reimbursed to the applicant. (f) Recording final subdivisionplat. If the final plat is approved by the city council, the subdivider shall record it with the county recorder within one year six months after the approval or the approval of the final plat shall be considered void,. At any time, before or after the one year expiration date, the subdivider may request an extension. The request for extension shall be reviewed by the City Council. If approved, the City Council shall establish a new deadline for recording the plat. If denied, then the plat shall be considered void, and extensions shall no longer be considered. unless a request for time extension is submitted in writing prior to the six-month deadline and approved by the city council. Draft Subdivision Ordinance December 8, 2015 Page 15 The subdivider shall, immediately upon recording, furnish the Ccity Cclerk with a print and reproducible tracing of the final plat showing evidence of the recording. The subdivider shall also provide a copy of the final plat on disc in an electronic data format. No building permits shall be let for construction of any structure on any lot in the plat until the city has received evidence of the plat being recorded by the county. In addition, no erosion control permits shall be issued and no utility work or public improvements shall begin until the city has received evidence of the filing of such final plat, or all of the following conditions have been met: (1) The final plat is approved by the city council. (2) A developer's agreement is executed and financial security is in place as required. (3) A final grading plan is approved by the Engineering Ddepartment. (4) An erosion and sediment control plan is approved by the public worksEngineering Ddepartment. (5) A final tree replacement and preservation plan is approved by staff as required. (6) If utility work is requested, final utility plans are approved by the inspections and public worksEngineering Ddepartment. (7) If construction of public utilities is requested, final construction documents are approved by the public worksEngineering Ddepartment. (8) The city receives a copy of the watershed district permit approving the project. Furthermore, that the developer shall accept all risk associated with site work undertaken prior to recording of the final plat, and that any trees removed shall be replaced in accordance with the city's tree replacement and protection preservation ordinance, regardless of whether the site is developed. (g) Recording final plats of multiphased plats. If a preliminary plat is final platted in stages, unless otherwise provided in the development agreement, all stages must be final platted into lots and blocks, not just outlots, within two years after the preliminary plat has been approved by the city council or the preliminary plat of all phases not so final platted within the two-year period shall be void. (h) Simultaneous filing. The city may agree to review the preliminary and final plats simultaneously. Sec. 26-84. Premature subdivisions. (a) Deemed premature. Any subdivision deemed premature pursuant to the criteria listed in this section shall be deemed an incomplete application and shall be denied by the city council. (b1)Condition establishing premature subdivisions. A subdivision shall be deemed premature should any of the following provisions exist: (1)a. Lack of adequate drainage. A condition of inadequate drainage shall be deemed to exist if the proposed subdivision does not conform to the city's LSWMPwater resource management plan. Draft Subdivision Ordinance December 8, 2015 Page 16 (2)b. Lack of adequate water supply. A proposed subdivision shall be deemed to lack an adequate water supply if the proposed subdivision does not have adequate sources of water to serve the proposed subdivision if developed to its maximum permissible density without causing an unreasonable depreciation of existing water supplies for surrounding areas. (3)c. Lack of adequate roads or highways to serve the subdivision. A proposed subdivision shall be deemed to lack adequate roads or highways to serve the subdivision when: a1. Roads which serve the proposed subdivision are of such a width, grade, stability, vertical and/or horizontal alignment, site distance, and surface condition that an increase in traffic volume generated by the proposed subdivision would create a hazard to public safety and general welfare, or seriously aggravate an already hazardous condition, or when, with due regard to the advice of the county and/or the state department of transportation, as appropriate, such roads are inadequate for the intended use. b2. The traffic volume generated by the proposed subdivision would create unreasonable roadhighway congestion or unsafe conditions on roadshighways existing at the time of the application or proposed for completion within the next two years. c3. The traffic volumes generated by the proposed subdivision exceed those established by any joint powers agreements with other jurisdictions or the travel demand management districts established in Chapter 36 – zoning of this code. the city's zoning chapter. (4)d. Lack of adequate sanitary sewer systems. A proposed subdivision shall be deemed to lack adequate waste disposal systems if there is inadequate sewer capacity in the present system to support the subdivision if developed to its maximum permissible density after reasonable sewer capacity is reserved for schools, planned public facilities, and commercial and industrial development projected for the next five years. (5)e. Inconsistency with capital improvement plans. A proposed subdivision shall be deemed inconsistent with capital improvement plans when improvements and/or services necessary to accommodate the proposed subdivision have not been programmed in the city, the county or other regional capital improvement plans. The city council may waive this criteria when it can be demonstrated that a revision to capital improvement programs can be accommodated or the subdivider agrees to provide the needed improvements. (c2) Regional system service inadequacies. (1)a. Existing conditions. A subdivision may be deemed premature if any of the following conditions set forth are found to exist: a1. The regionally controlled metropolitan sanitary sewer interceptors or wastewater treatment facilities are classified as having inadequate capacity to provide service within the standards of recognized public health and safety. b2. Regional transportation systems are deemed as inadequate to provide service levels within standards of recognized public safety. Draft Subdivision Ordinance December 8, 2015 Page 17 c3. Storm drainage systems under the jurisdiction of regional watershed districts, the Army Corps of Engineers, the state department of natural resources, state department of transportation, or other such responsible jurisdictions are inadequate to provide service levels within standards of recognized public health and safety or any required permits are denied by these jurisdictions. (2)b. City liability exemption. The city shall be exempted from any liability associated with the preliminary plat, final plat, development agreement or building permit denials, based upon factors and conditions related to regional governmental agency and unit jurisdictions and related service inadequacies. (d3)Burden of establishing. The burden shall be upon the applicant to show that the proposed subdivision or development is not premature. Secs. 26-85--26-120. Reserved. ARTICLE IV. PLAT AND DATA REQUIREMENTS Sec. 26-121. Sketch plan. (a) Sketch plan. Sketch plans shall contain, at a minimum, the following information: (1) Plat boundary. (2) North arrow. (3) Scale. (4) Street layout on and adjacent to the plat. (5) Designation of land use and current or proposed zoning. (6) Significant topographical or physical features. (7) General lot locations and layout. (b8) Preliminary evaluation. Determination by the Community Development Director Preliminary evaluation by the applicant that the subdivision is not classified as premature based upon criteria established in section 26-84. Sec. 26-122. Preliminary plat. (a) Preliminary plat submittal. The subdivider shall prepare and submit an application for all phases of the proposed subdivision that includes the preliminary plat drawing, preliminary utility plan, preliminary grading plan and preliminary tree preservation plan, together with any necessary supplementary information, mailing labels and required fees. The plans shall display dimensions in English and, if required, metric, and shall contain the information set forth in the subsections which follow: (b) Preliminary plat application. The following must accompany the preliminary plat drawing at the time of application: Draft Subdivision Ordinance December 8, 2015 Page 18 (1) Identification of portions of property that are registered (torrens). A copy of the certificate of title shall accompany the preliminary plat application. (2) Names and addresses of all persons having property interest and names, addresses, and registration numbers of: a. The developer; b. Architect; c. Landscape architect; d. Engineer; and e. Surveyor. (c1)Preliminary plat drawing. (1)a. Legal description of lands to be subdivided. (2)b. Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions within the county. (3)c. Location of boundary lines in relation to a known section, quarter section or quarter- quarter section lines comprising a legal description of the property. (4)d. Graphic scale of plat, not less than one inch to 100 feet or in metric, 1:1200. (5)e. Date and north arrow. (6)f. Existing conditions: a1. Boundary lines, boundary line dimensions, and total acreage of proposed plat, clearly indicated. b2. Existing zoning classifications for land within and abutting the subdivision, including shoreland zoning boundaries or overlay zoning districts, if applicable. c3. The boundaries of any wetlands or floodplains within the proposed plat, clearly indicated. d4. Location, widths and names of all existing or previously platted streets or other public ways, showing type, width and condition of improvements, if any, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements and section and corporate lines within the parceltract and to a distance of 150 feet beyond the parceltract. e5. Boundary lines of adjoining unsubdivided or subdivided land, within 150 feet, identified by plat name or ownership, including all contiguous land owned or controlled by the subdivider. (7)g. Proposed design features: a1. Layout of proposed streets showing the right-of-way widths, centerline gradients, typical street sections, and proposed names of streets. The name of any street heretofore used in the city or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event the same name shall be used. The proposed street name shall not include the word "park." The city council may reject any proposed street name it deems inappropriate. b2. Locations and widths of proposed alleys and pedestrianways. c3. Location, dimension and purpose of all existing and proposed easements, both public and private. d4. Layout, numbers, lot areas and lineal dimensions of lots and blocks, to a degree of accuracy necessary to determine zoning chapter compliance with Chapter 36 - zoning. e5. Minimum front, side street, interior side and rear building setback lines. f6. The lot width at the building setback line. Draft Subdivision Ordinance December 8, 2015 Page 19 g7. Areas, including streets, alleys, pedestrianways, bikeways, parks and utility easements intended to be dedicated or reserved for public use, including the size of such areas in acres. (2) Preliminary plat application. The following must accompany the preliminary plat drawing at the time of application: a. Identification of portions of property that are registered (torrens). A copy of the certificate of title shall accompany the preliminary plat application. b. Names and addresses of all persons having property interest and names, addresses, and registration numbers of: 1. The developer; 2. Architect; 3. Landscape architect; 4. Engineer; and 5. Surveyor. (d3) Preliminary grading plan. The developer shall submit a preliminary grading and drainage plan which must include the following information: (1)a. North arrow, scale (not less than one inch = 100 feet, or if in metric, 1:1200), and legend. (2)b. Lot and block numbers, house pad location, home style and proposed building pad elevations at garage slab and lowest floor for each lot. (3)c. Topography in two-foot contour intervals with existing contours shown as dashed lines and proposed contours as solid lines. Existing topography shall extend 150 feet outside of the parcel tract. (4)d. Location of all natural features on the parceltract and to a distance 150 feet from the parceltract. Natural features are considered to include, but are not limited to, the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. (5)e. Location of all existing storm sewer facilities, including pipes, manholes, catch basins, ponds, swales and drainage channels within 150 feet of the parceltract. Existing pipe grades, rim and invert elevations, and normal and high water elevations must be included. (6)f. If the plat is located within or adjacent to a 100-year floodplain, flood elevations and locations must be clearly shown on the plan. (7)g. Spot elevations at drainage break points and directional arrows indicating site, swale and lot drainage. (8)h. Locations, grades, rim and invert elevations of all storm sewer facilities, including ponds, proposed to serve the parceltract. (9)i. Locations and elevations of all street high and low points. Draft Subdivision Ordinance December 8, 2015 Page 20 (10)j. Street grades shown, with a maximum permissible grade of ten percent and a minimum of 0.5 percent. (11)k. Phasing of grading. (12)l. The location of all oversize nontypical easements. (e4) Erosion control plan. This plan shall incorporate the elements as required by Chapter 12- Environment and Chapter 36-Zoning. the Zoning chapter. (f5) Tree replacement and protection preservation plan. This plan shall incorporate the elements as required by Chapter 36-Zoning. the zoning chapter. (g6) Preliminary utility plan. (1)a. Easements. Location, dimension and purpose of all proposed easements. (2)b. Underground facilities. Location and size of existing sewers, water mains, culverts or other underground facilities within the parceltract and to a distance of 150 feet beyond the parceltract. Such data as grades, invert elevations and location of catchbasins, manholes, gateways, and hydrants shall also be shown. (3)c. Sanitary sewer facilities. Locations, grades, rim and invert elevations, and sizes of all proposed sanitary sewer facilities to serve the tract. (4)d. Hydrants and valves. Location, type and style of all proposed hydrants and valves for the proposed water mains. (h7) Preliminary landscape plan. This plan shall show the proposed tree replacement and landscape requirements set forth in Chapter 36-Zoning. the zoning chapter. (i8) Statement of proposed use. A statement of the proposed use of the land including the type of residential buildings, proposed number of dwelling units, and type of business or industry. This shall be used to determine whether existing roadways and utilities have the capacity to accommodate the development. (j9) Supplementary information. Any or all of the supplementary information requirements set forth in this subsection shall be submitted when deemed necessary by the city staff, consultants, advisory bodies and/or city council. (1)a. Existing conditions to a distance of up to 500 feet from the proposed subdivision tract, including such features as structures, street rights-of-way, natural features, topographical contours, etc. (2)b. Proposed protective covenants, deed restrictions, and commons areas. (3)c. Soil borings atfor locations within the proposed subdivision prepared by a qualified person. (4)d. A survey prepared by a qualified person identifying tree coverage in the proposed subdivision in terms of type, weakness, maturity, potential hazard, infestation, vigor, density and spacing. (5)e. Statement of the proposed use of lots stating type of buildings with number of proposed dwelling units or type of business or industry, so as to reveal the effect of the development on traffic, fire hazards and congestion of population. Draft Subdivision Ordinance December 8, 2015 Page 21 (6)f. If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions, shall be shown. Such proposed zoning plan shall be for information only and shall not vest any right in the applicant. If appropriate zoning is not in place, the preliminary plat is deemed to be immature and shall be denied by the city council. g. The subdivider shall be required to submit a sketch plan of adjacent properties so as to show the possible relationships between the proposed subdivision and future subdivisions. All subdivisions shall be required to relate well with existing or potential adjacent subdivisions. (7)h. Where structures are to be placed on large or excessively deep lots which are subject to potential replat, the preliminary plat shall indicate a logical way in which the lots could possibly be resubdivided in the future. (8)i. When the city has agreed to install improvements in a development, the developer will be required to furnish a financial security satisfactory to the city. (9)j. House plans which demonstrate lots to be buildable and the resulting structures compatible in size and character to the surrounding area. (10)k. A comprehensive screening plan which identifies all proposed buffering and screening in both plan and sectional view. (11)l. Preliminary traffic analysis: Analysis shall cover all roadways which will be affected by the proposed plat, including traffic capacities at intersections, current traffic counts, traffic projections from the proposed development, and necessary roadway improvements to accommodate the proposed development. (12)m. Other information deemed appropriate by the city. Sec. 26-123. Final plat. (a) Final plat submittal. The owner or subdivider shall submit a final plat, final grading, development, and erosion control plan, final utility plan, final tree preservation plan, final landscape plan, and other documents as described in this section, together with any necessary supplementary information. (b) Final plat application. The following information shall be submitted as part of the final plat application. All plans shall be prepared in accordance with current city specifications: (1) Final grading plan. (2) Site development plan. (3) Erosion control plan. (4) Final utility plan. (5) Final landscape plan. (6) Final tree replacement and protection plan. (7) A title report prepared by a title company indicating owners and encumbrances on the property and a statement as to which parts of the property are registered (torrens). (8) Address map. Draft Subdivision Ordinance December 8, 2015 Page 22 (9) Any supplementary information which may be required. (c1) Final plat drawing. The final plat, prepared for recording purposes, shall be prepared in accordance with provisions of state statutes and county regulations, and shall contain the following information: (1)a. Name of the subdivision, which shall not duplicate or too closely approximate the name of any existing subdivision. (2)b. Location by section, township, range, county and state, including descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions which must mathematically close. The allowable closure error of any portion of a final plat shall be one foot in 7,500 feet. (3)c. The location and description of all monuments. Locations of such monuments shall be shown in reference to existing official monuments on the nearest established street lines, including true angles and distances to such reference points or monuments. (4)d. Location of lots, streets, public highways, alleys, parks and other features, with accurate dimensions in feet and decimals of feet, with the length of radii and/or arcs of all curves, and with all other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points of curve to lot lines. (5)e. Lots and outlots shall be numbered clearly. Blocks are to be numbered, with numbers shown clearly in the center of the block. (6)f. The exact locations, widths and names of all streets to be dedicated. (7)g. Location, width and type of all easements to be dedicated. (8)h. Name and registration number of land surveyor making the plat. (9)i. Scale of the plat shall be 20, 30, 40, 50, 60 or 100 scale, if in English, with the scale written and shown graphically on a bar scale along with the date and north arrow. If the city requires the plat in a metric, acceptable scales shall be provided by the city. (10)j. Title information required on final plat: a1. Statement dedicating all easements as follows: "Easements for installation and maintenance of utilities and drainage facilities are reserved over, under and along the areas marked `drainage and utility easements'." b2. Statement dedicating all streets, alleys and other public areas not previously dedicated as follows: "Streets, alleys, and other public areas shown on this plat and not heretofore dedicated to public use are hereby so dedicated." c3. Space for certification by the following parties (to be certified by appropriate parties prior to the city signing the final plat): 1i. Registered surveyor, in the form required by M.S.A. § 505.03, as amended. 2ii. Execution of all owners of any interest in the land, any holders of a mortgage thereon, of the certificates required by M.S.A. § 505.03, as amended, and which certificate shall include a dedication of the utility easements and other public areas in such form as approved by the city council. 3iii. Certificates of approval and review to be filled in by the signatures of the mayor and city clerk. Draft Subdivision Ordinance December 8, 2015 Page 23 The form of approval of the city council is as follows: Approved by the city council of the City of St. Louis Park, Minnesota. This ________ day of _____________, 20________ Signed ___________________________ Mayor Attest, ___________________________ City Clerk Dated this ________ day of ________, 20________ (2) Final plat application. The following information shall be submitted as part of the final plat application. All plans shall be prepared in accordance with current city specifications: a. Final grading plan. b. Site development plan. c. Erosion control plan. d. Final utility plan. e. Final landscape plan. f. Final tree preservation plan. g. A title report prepared by a title company indicating owners and encumbrances on the property and a statement as to which parts of the property are registered (torrens). h. Address map. i. Any supplementary information which may be required. (d3) Title insurance. Prior to the city signing the final plat, the developer shall submit an owner's policy of title insurance which insures the city's interests in the plat, i.e. publicly dedicated streets, sidewalks, easements and the like. Sec. 26-124. Address map.Reserved. (a) Address map required. With submission of the final plat, the applicant shall submit to the community development director ten copies of the plat map showing all addresses on the plat correctly labeled in conformance with all applicable county and city ordinances and policies, which shall subsequently be distributed to the utility companies and local school districts. The zoning administrator shall supply the applicant with addresses for the new plat. Sec. 26-125. Engineering standards for final grading, development and erosion control plans. (a) Final grading plan required. The final grading, development and erosion control plan shall contain and comply with the following information and standards: (1) North arrow. (2) Scale: The scale on the plan must be one of the following, if in English: 1 inch 20 feet 1 inch 30 feet Draft Subdivision Ordinance December 8, 2015 Page 24 1 inch 40 feet 1 inch 50 feet Scale to be shown graphically on a bar scale. (3) Symbol key: Key with all line types, symbols, shading and crosshatching denoted. (4) Illustration key: Illustration key showing symbols for all information pertaining to lot and house design, including grades, easements, lot and block, setbacks, etc. (5) Benchmark: The benchmark provided must be based upon the city/county benchmark system established in 1990. Copies of level loops for newly established benchmarks must be provided with the initial submittal of the grading plan. (6) Lines: Subject property's boundary lines, lot lines and right-of-way lines. (7) Adjacent area information: All adjacent plats, parcels, rights-of-way, section lines and existing topography extended a minimum of 150 feet beyond the subject parcel in all directions. (8) Topography: Topography in two-foot contour intervals with existing contours shown as dashed lines and proposed contours shown as solid lines. All existing and proposed contours labeled at each edge of the plan and at appropriate locations within the plan. (9) Natural features: Locations of all existing natural features must be clearly shown. Natural features are considered to include, but are not limited to, the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. (10) Storm sewers: Location of existing storm sewer facilities within 150 feet of the subject parcel. (11) Flood elevations: If the property is within or adjacent to a 100-year floodplain, flood elevations and locations must be clearly shown on the plan. (12) Total area: Total area of plat, each lot, outlot and ponding area denoted on plan (tabulation permitted). (13) Direction arrows: Direction arrows indicating site, swale and lot drainage patterns. Spot elevations must be provided at drainage break points. (14) Slope: Maximum slopes created by grading shall be 3:1, except where slopes meet a water body, then the maximum is 4:1. Existing grades which exceed 3:1 may be preserved. (15) Numbers: Lot and block numbers. (16) Lot corners: Proposed lot corner elevations. (17) Names: Street names. (18) Emergency overflow swales: Emergency overflow swales located, labeled and spot elevations. Rear or side lot line swales minimum one percent grade sandy soils, and 1.5 percent grade clay soils. (19) Grades: Percent grades indicated along major drainage swales (more than 12 lots). Draft Subdivision Ordinance December 8, 2015 Page 25 (20) Proposed elevations: Proposed elevations at garage floor and lowest floor elevation. Proposed finished ground elevations around home for final grading. The top of the foundation and garage floor of all structures shall be a minimum of 18 inches above the grade of the crown (center) of the street. (21) Style of home: Style of home indicated for each lot, e.g., rambler, split level, walkout, full basement, etc. (22) Building footprints for each lot. (23) High and low points: Finished spot elevations at all high and low points. (24) Cul-de-sac: Locations of all temporary cul-de-sac. (25) Storm sewers: Locations of all proposed storm sewer facilities. (26) Drainage: Maximum of 600 lineal feet of drainage from rear yard areas permitted. Rear yard catchbasins must be installed at the 600-foot mark, or as determined by the director of public worksEngineering Director. (27) Draintile: Location of proposed draintile including cleanout locations and inverts of services to each lot (five feet from the lot line on the downstream side of the lot). Invert information is required only if depth of tile is other than 36 inches city standard depth. (28) Utility easements: Location of all oversized drainage and utility easements. (29) Ponds: All existing and proposed ponds must have normal water level (NWL), 100- year high water level (HWL) shown and total volume (acre feet) of stormwater retention indicated above the NWL. (30) Inlets and outlets: Invert elevation of inlets and outlets into ponds. (31) Tree protectionpreservation: Location of tree protection preservation fencing and limits of clearing and grading clearly shown on plans. (32) Mass grading: Designation of lots to be mass graded and custom graded. (33) Erosion control: Location and details of all structural erosion control measures including, but not limited to, the following: temporary gravel construction access roads, temporary and permanent sediment basins, silt fence, staked bales, storm sewer inlet filters, rock filter dikes, storm sewer outlet protection, erosion control mats, fiber blankets and nettings. (34) Soil stockpiling: Locations of soil stockpile areas with temporary stabilization measures indicated. (35) Seeding: Seeding specifications, including: a. Type of seeding (permanent, temporary, dormant); b. Type of seed and application rate; c. Fertilizer type and application rate; d. Mulch type, application rate and method of anchoring; e. Specifications for the installation and maintenance of erosion control mats, blankets or netting; f. Note requiring seeding to be completed within 48 hours of rough grading with revegetation to occur within 48 hours of fine grading. Draft Subdivision Ordinance December 8, 2015 Page 26 (36) Lot benching: Standard lot benching detail must be provided. (37) Detail plates: Standard detail plates and maintenance information for each of the measures in this section used must also be included. (38) Grading plan: Requirements for certified grading plan: a. A certified plan must be submitted within 30 days of grading completion. b. The "as constructed" grading plan must include certification by a registered land surveyor or engineer that all ponds, swales and drainageways have been constructed on public easements or land owned by the city. c. The "as constructed" grading plan shall include field verified elevations as the following: 1. Cross sections of ponds. 2. Location and elevations of all swales, drainageways and emergency overflows. 3. All lot corners and center of house pads. Secs. 26-126--26-150. Reserved. ARTICLE V. DESIGN STANDARDS Sec. 26-151. Consistency. Preliminary and final plats may only be approved if they are consistent with the city's Ccomprehensive Pplan and Chapter 36-Zoning. zoning chapter. Preliminary plats may not be approved prior to adoption of any Ccomprehensive Pplan or Chapter 36 – Zoning zoning chapter changes necessary for final plat approval. Sec. 26-152. Blocks and lots. (a) Blocks. (1) Length. In general, intersecting streets determining block lengths shall be provided at such intervals so as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, blocks should not exceed 600 feet nor be less than 300 feet in length, except where topography or other conditions justify a departure from this maxim. In blocks longer than 300 feet, pedestrianways or easements at least ten feet in width through the block may be required near the center of the block. The optimum block shall have a perimeter of 1300 feet. (2) Width. The width of the block shall normally be sufficient to allow two tiers of lots of appropriate depth except where blocks abut a railroad or major thoroughfare where it may have a single tier of lots. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries. (b) Lots. Draft Subdivision Ordinance December 8, 2015 Page 27 (1) Area and configuration. The minimum lot area, width and depth shall not be less than that established by the Chapter 36 – Zoning zoning chapter in effect at the time of adoption of the final plat. The minimum lot width established by the zoning chapter shall occur at the front setback line and shall be maintained for a continuous one-third of the lot depth. a. Easements established over wetlands and regional utility lines shall be excluded from the calculation of minimum lot area. b. The minimum lot width established by Chapter 36 - Zoning shall occur at the front setback line and shall be maintained for a continuous one-third of the lot depth. (2) Corner lots. The minimum width for a corner lot in residential use shall be ten feet wider than that required for interior lots. (3) Side lot lines. Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines. (4) Frontage. Every lot must have frontage on a city-approved right-of-way other than an alley and have the minimum width measured at the setback line as required in Chapter 36 – Zoning the city zoning chapter. (5) Setback lines. Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by Chapter 36 – Zoning the city zoning chapter, as may be amended. (6) Build to lines. Build to lines shall be shown on all lots located in those areas where applicable as determined by the Ccomprehensive Pplan or Chapter 36 – Zoning. zoning chapter, as may be amended. (7) Watercourses. Lots abutting a watercourse, wetland, ponding area, drainageway, channel or stream shall have additional depth of at least 30 feet to accommodate easements for public trails and erosion control devices. Buildings shall also conform to any requirements of Chapter 36 – Zoning the zoning chapter for floodplain or other setback requirements. No part of any lot shall be platted within the floodway unless such floodway is left in its natural state, and no clearing, filling, grading, or other changes in the natural contours shall be done except that required or authorized under the subdivision contract or by conditional use permit. (8) Features. In the subdividing of any land, due regard shall be shown for all natural features, such as topography, tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and stability to the proposed development. The subdivision shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion and minimize slopes for roads, sidewalks and trails. (9) Lot remnants. All remnants of lots below minimum size left over after subdividing of a larger parceltract must be added to adjacent lots, rather than allowed to remain as unusable parcels, unless the land is required for public purpose, is designated as an outlot, and has access from a public street. (10) Political boundaries. No plat shall extend over a political boundary. No single lot shall extend over a school district boundary. Draft Subdivision Ordinance December 8, 2015 Page 28 (11) Frontage on two streets. Double frontage, or lots with frontage on two parallel streets, shall not be permitted except: where lots back on major collector or arterial streets, county or state highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall adhere to the following requirements: a. Lot depth. Double frontage lots shall have an additional depth of at least 20 feet in order to allow space for screening along the back lot line. To ensure adequate depth for such screening, except as may be approved by the city council, the following minimum depth requirements shall be required for double frontage lots: District Minimum Lot Depth (feet) R-1 low density single-family 140 R-2 single-family 140 R-3 two-family 140 b. Screening. All screening requirements as regulated Chapter 36 – Zoning by the zoning chapter are satisfactorily met. (12) Lots abutting collector or arterial streets. Turnaround access. Where proposed residential lots abut a collector or arterial street, alleys shall be encouraged for access to off-street parking areas and garages. Where alleys are not feasible, driveways shall have shared access and vehicle turnarounds so that vehicles do not back onto the street. (13) Buffer side yards. a. In the case of side yards involving single-family residential lots which abut major collector or arterial streets, except as may be approved by the city council, lot widths shall be increased at least ten feet above the minimum lot width for the purpose of establishing buffers along the lot line bordering such streets. b. Buffering of side yards bordering major collector or arterial streets shall comply with the requirements as established by Chapter 36 – Zoning. the zoning chapter. (14) Irregular shaped lots. On single-family residential lots which are not rectangular in shape, the developer shall demonstrate to the city an ability to properly place principal buildings and accessory structures upon the site which are compatible in size and character to the surrounding area. (15) Required yard setback infringements. All single-family, two-family and cluster housing residential lots shall be designed in consideration of potentials for to accommodate buildings such as accommodating two-car garages, porches and decks, etc. Such buildings and structures shall be compatible in character with the surrounding area. Sec. 26-153. Streets and alleys. (a) Generally. There shall be a continuous network of streets and alleys within the subdivision which connect with existing streets and alleys. Draft Subdivision Ordinance December 8, 2015 Page 29 (b) Streets and alleys. Streets and alleys shall be constructed according to the standards and specifications on file in the City Engineers office. (c) Streets, continuous. Except for dead-end streets, aAll streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided parcelstracts, or shall be a reasonable projection of streets in the nearest subdivided parcelstracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of stormwater runoff, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. (d) Dead-end streets/alleys. (1) Prohibited. Dead-end streets (temporary or permanent) without turnarounds shall be prohibited. (2) Criteria for construction. Permanent dead-end streets or alleys shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a dead-end street or alley. b. A through street or alley is not physically feasible or desirable due to environmental considerations. (3) Requirements. Permanent dead-end streets or alleys shall not be longer than 500 feet including a terminal turnaround which shall be provided at the closed end. The turnaround design shall be approved by the Engineering Director. (e) Temporary dead-end streets. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead end and the nearest intersection, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. Security will be required for removal or restoration as determined by the Engineering Director. (fc) Street plans for future subdivisions. Where the plat to be submitted includes only part of the parceltract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider. (d) Temporary dead-end streets. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead end and the nearest intersection, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. Security will be required for removal or restoration as determined by the director of public works. (ge) Provisions for resubdivision of large lots and parcels. When a parceltract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision. Draft Subdivision Ordinance December 8, 2015 Page 30 (hf) Street intersections. Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. Under normal conditions, the minimum angle of intersection of streets shall be 80 degrees. Street intersection jogbs with an offset of less than 125 feet shall be avoided. (ig) Subdivisions abutting major rights-of-way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right-of- way; provided, however, that due consideration is given to proper circulation design, or for a street at a distance suitable for the appropriate use of land between such street and right-of-way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. (jh) Sidewalks and multipurpose trailways. All new sidewalks and multipurpose trailways shall be funded consistent with the city's policies and shall be accessible by handicapped persons in accordance with M.S.A. § 471.464. (1) Location. Sidewalks or multipurpose trailways shall be provided on both sides of existing and new streets internal to the subdivision, and on the side of existing or new streets adjacent to the subdivision. both sides of all public streets whether existing or new. Sidewalks shall be provided on at least one side of all dead end streets and private streets. Multipurpose trailways shall be installed in areas identified by the Sidewalk and Trailway Plan, in some instances, the trailway may not be located adjacent to a street. comprehensive plan. (2) Sidewalk and trailway specifications widths. All sidewalks and trailways shall be constructed of concrete and shall conform to the specifications on file at the City Engineers Office and conform to the design standards in the Sidewalk and Trailway Plan. following minimum widths for all new plats: Land Use Street Type Width (feet) Single-family residential Private 5 Single-family residential Local 5 Single-family Collector, arterial 5 Multifamily residential All 6 Cluster housing Private 5 Cluster housing Local 5 Cluster housing Collector, arterial 6 Commercial All 6-8 Industrial All 6 (3) Multipurpose trailways widths. In new plats, unless otherwise directed by the city council, all multipurpose trailways identified by the city's comprehensive plan shall have a minimum width of eight feet and be constructed of bituminous materials. Sufficient area shall be designated on both sides of the multipurpose trail to allow for snow storage and landscaping. Draft Subdivision Ordinance December 8, 2015 Page 31 (4) Grade. Sidewalks shall slope one-quarter inch per foot away from the property line. (3) Dedication in lieu of construction. In lieu of installing a sidewalk or trailway, the city may require a cash contribution in an amount listed in the schedule of fees attached as appendix A of this Code. (i) Bicycle lanes. Bicycle lanes shall be encouraged on all streets where either current or projected traffic volumes exceed an average of 3,000 cars per day. (kj) Service access; alleys. Service access shall be provided in commercial and industrial districts for off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys shall be encouraged for access to parking in all areas. Alleys, where provided, shall meet the design standards indicated in subsection (s) of this section, street sections. Dead-end alleys shall be avoided wherever possible, but if unavoidable, such dead-end alleys may be approved if adequate turnaround facilities are provided at the closed end. Alleys, where provided, shall meet the design standards on file at the Engineering Department. (k) Half-streets. Dedication of half-streets shall not be considered for approval except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of the regulations of this section, or where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided. (l) Curb and gutter. Curb and gutter shall be included as a part of the required street surface improvement and shall be designed for installation along both sides of all roadways in accordance with the standards of the city. (lm)Compliance with the county transportation plan. All subdivisions incorporating streets which are identified in the county transportation plan, as amended, shall comply with the minimum right-of-way, surfacedstreet width and design standards, as outlined in such plan, and must be reviewed and approved by the county. (n) Street grades. Except when, upon the recommendation of the director of public works, the topography warrants a greater maximum, the grades in all streets, thoroughfares, collector streets, local streets and alleys in any subdivision shall meet those requirements indicated in subsection (s) of this section, street sections. (o) Curb radius. The curb radii for thoroughfares, collector streets, local streets and alleys shall be approved by the public works director. Curb radius for driveways and alleys shall be five feet, except where an alley intersects with another alley and then the curb radius shall be 25 feet. (p) Reverse curves. Minimum design standards for collector and arterial streets shall comply with Minnesota State Aid Standards. (mq)Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions accepted by the city council. (nr) Street right-of-way widths. Street right-of-way widths shall conform with those requirements indicated in subsection (s) of this section, the street sections on file in the Engineering Department., for each of the following designated streets: Street Classification Street section Draft Subdivision Ordinance December 8, 2015 Page 32 High-density minor arterial Low-density minor arterial C-70, C-110 Major collector C-70, C-110 Minor collector R-60, R-75, C-70 Local streets R-50, R-60, R-75, C-70 Private streets R-22, R-22A, R-50, R-60 Alleys A-22-R, A-26-R, A-30-C (s) Street sections. The street section shall comply with design standards as set forth in this chapter. Typical street sections for various types of development are specified in this subsection. All street designs shall reflect projected traffic volumes and are subject to the review and approval of the director of public works. Land Use Allowable Street Type Single-family attached A-22, A-26, R-24-P, R-24-AP, R-50, R-60, R-75 Single-family detached R-50, R-60, R-75 Multifamily residential A26-R, A30-C, R-60, R-75 Commercial A-30-C, C-70, C-110 Industrial A-30-C, C-70, C-110 Alleys (Lanes) Center Line Gradients Minimum……..0.5% Maximum……8.0% Draft Subdivision Ordinance December 8, 2015 Page 33 Draft Subdivision Ordinance December 8, 2015 Page 34 Private Residential Streets Center Line Gradients Minimum……0.5% Maximum…...6.0% Draft Subdivision Ordinance December 8, 2015 Page 35 Residential Streets Center Line Gradients Minimum……0.5% Maximum…...6.0% Draft Subdivision Ordinance December 8, 2015 Page 36 Draft Subdivision Ordinance December 8, 2015 Page 37 Commercial Streets Center Line Gradients Minimum……0.5% Maximum…...4.0% Type C-110 Draft Subdivision Ordinance December 8, 2015 Page 38 Draft Subdivision Ordinance December 8, 2015 Page 39 (t) Street trees. Street trees shall be planted in accordance with provisions of the zoning chapter. (u) Seeding or sodding. Any areas disturbed within the street right-of-way, at the time of construction, shall be restored with a minimum of four inches of topsoil and shall be seeded or sodded as directed by the director of public works. (v) Cul-de-sac/dead-end streets. (1) Prohibited generally. Dead-end streets (temporary or permanent) without cul-de-sac shall be prohibited. (2) Criteria for construction. Permanent dead-end streets shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a dead-end street. b. A through street is not physically feasible or desirable due to environmental considerations. (3) Requirements. Permanent dead-end streets shall not be longer than 500 feet including a terminal turnaround (cul-de-sac) which shall be provided at the closed end. The cul-de- sac shall have a right-of-way diameter not less than 80 feet and a paved roadway of not less than 70 feet from face of curb to face of curb. (ow) Water supply. Water mains shall be provided to serve the subdivision by extension of an existing public water supplycommunity system wherever feasible. Service connections shall be stubbed into the property line and all necessary fire hydrants, as required by the Ffire Cchief, shall also be provided. Extensions of the public water supply system shall be designed so as to provide public water in accordance with the design standards as approved by the Engineering Directordirector of public works and in accordance with the city's comprehensive water plan. (px) Sewage disposal, public. Sanitary sewer mains and service connections shall be installed in accordance with the design standards of the city as approved by the Engineering Director director of public works. Sec. 26-154. Easements. (a) Width and location. An eEasements for utilities at least ten feet in total width shall be provided along all lot lines. The easements shall be at least 10 feet wide along all street right-of- ways and five feet wide along all interior lot lines, except that the Engineering Director may increase or decrease the width of the easements as required to facilitate existing or proposed developments. If necessary for the extension of main water or sewer lines or similar utilities, or to accommodate drainage, additional easements of greater width may be required along lot lines or across lots. (b) Continuous utility easement locations. Utility easements shall connect with easements established on adjoining properties. (c) Guy wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys will fall along side lot lines. Draft Subdivision Ordinance December 8, 2015 Page 40 (d) Exclusion from minimum lot area. Easements established over wetlands and regional utility lines shall be excluded from the calculation of minimum lot area. (c e ) Outlot alternative. The city may at its discretion choose to require outlots rather than easements for wetlands, drainage areas and other natural features. These outlots must be designed with access from a public right-of-way. (Code 1976, § 14-933) Sec. 26-155. Erosion and sediment control. The subdivider shall adhere to follow the following requirements for erosion and sediment control requirements found in the zoning Cchapter 12 - Environment and the LSWMP surface water management plan:, (1) The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion. (2) Erosion and siltation control measures shall be coordinated with the different stages of construction. Appropriate control measures shall be installed prior to development when necessary to control erosion. (3) Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. (4) When soil is exposed, the exposure shall be for the shortest feasible period of time, as specified in the development agreement. (5) Where the topsoil is removed, sufficient topsoil shall be set aside for respreading over the developed area. Topsoil shall be restored or provided to a minimum depth of four inches and shall be of a quality at least equal to the soil quality prior to development. (6) Natural vegetation shall be protected wherever practical. (7) Runoff water shall be diverted to a sedimentation basin before being allowed to enter the natural drainage system. (8) The developer shall comply with current city specifications for erosion and sediment control. (9) Development shall comply with and follow all best management practices for erosion and sedimentation control as specified in the MPCA publication "Protecting Water Quality in Urban Areas," as may be amended, or the applicable publication. Cross reference(s)--Environment and public health, ch. 12. Sec. 26-156. Storm drainage. All subdivision design shall incorporate adequate provisions for stormwater runoff consistent with the city LSWMP surface water management plan (SWMP), as amended, and with established city policies, the policies of Minnehaha Creek the wWatershed dDistrict, and other public agencies, and shall conform to the following standards:. (1) Plan required. The proposed provisions for stormwater runoff shall be documented in a runoff water management plan, prepared by a registered professional engineer to the minimum standards described in subsection (2) of this section. Draft Subdivision Ordinance December 8, 2015 Page 41 (2) Minimum standards for runoff water management plans. A runoff water management plan shall include the following items: a. A map containing a delineation of the sub-watershed contributing runoff from off-site, and proposed and existing sub-watersheds on-site. The delineation shall conform to the nomenclature of the SWMP and shall indicate any significant departures from the watershed delineation of the SWMP. b. Delineation of existing on-site wetlands, as defined in the Wetland Conservation Act, lakes, streams, shoreland, and/or floodplain areas. c. For waterbodies and channels, a listing of normal (run-out) and calculated ten- year and 100-year elevations on-site for both existing and proposed conditions. d. Stormwater runoff volumes and rates for existing and proposed conditions. e. All hydrologic and hydraulic computations completed to design the proposed stormwater management facilities. Reservoir routing procedures and critical duration runoff events shall be used for design of water storage areas and outlets. f. A checklist of best management practices to demonstrate that, to the maximum extent practical, the plan has incorporated the structural and nonstructural best management practices described in the book "Protecting Water Quality in Urban Areas," published by the Minnesota Pollution Control Agency, or the applicable publications. g. A grading plan incorporating overflow routes along streets or drainage easements designed to protect structures from damage due to: 1. Storms in excess of the design storm; or 2. Clogging, collapse or other failure of the primary drainage facilities. h. On-site water storage and water quality detention basins are required in accordance with the city's comprehensive water resource management plan. Copies of the calculations determining the design of the basins shall be submitted with the preliminary plat application. The size and design considerations will be dependent on required water quality and quantity, the imperviousness of the development and the degree to which on-site infiltration of runoff is encouraged. Design of on-site detention basins shall incorporate recommendations from the Nationwide Urban Runoff Program (NURP) and "Protecting Water Quality in Urban Areas," published by the Minnesota Pollution Control Agency, or the applicable publications. Sec. 26-157. Protected areas. (a) Where land proposed for subdivision is deemed environmentally sensitive by the city due to the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes or wooded areas, the design of such subdivision shall clearly reflect all necessary measures of protection to ensure against adverse environmental impacts. (b) Based upon the necessity to control and maintain certain sensitive areas, the city shall determine whether such protection will be accomplished through lot enlargement and redesign or dedication of those sensitive areas in the form of outlots that are either deeded to the city or encumbered with a deed restriction protecting the sensitive area. Draft Subdivision Ordinance December 8, 2015 Page 42 (c) In general, measures of protection shall include design solutions which allow for construction and grading involving a minimum of alteration to sensitive areas. Such measures, when deemed appropriate by the city, may include, but shall not be limited to, the following: (1) The establishment of easements and/or outlots over wetlands, drainageways and watercourses. (2) The implementation of flood control measures. (3) The enlargement of lots or redesign of the subdivision. (4) The submission of a tree replacement and protection preservation plan subject to the review of the planning commission and the approval of the city council. (5) The use of appropriate erosion control measures subject to approval by the Engineering Directordirector of public works. (6) Soil testing to determine the ability of the proposed subdivision to support development. (7) The limitation of development on slopes steeper than 3:1 measured over a horizontal distance of at least 25 feet. (8) Structure conformance to the natural limitations presented by the topography and soil so as to create the least potential of soil erosion. Sec. 26-158. Park and trail dedication requirements. (a) As a prerequisite to subdivision approval, subdividers shall dedicate land for parks, playgrounds, public open spaces and trails and/or shall make a cash contribution to the city's park fund and trail fund, as provided by this section. (b) Land shall be reasonably suitable for its intended use and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of proposed park and recreation areas shall include size, shape, topography, geology, hydrology, tree cover, access and location. Land with dead trees, trash, junk, pollutants and unwanted structures is not acceptable. (c) The parks and recreation commission shall recommend to the city council the land and/or cash contribution requirements for proposed subdivisions. (d) Any increase in density of subdivisions shall be reviewed by the parks and recreation commission for reconsideration of park land and/or cash contribution requirements. (e) When a proposed park, playground, recreation area, trail or other public ground has been indicated in the city's official map or Ccomprehensive Pplan and is located in whole or in part within a proposed subdivision, it shall be designated as such on the plat and shall be conveyed to the city. If the subdivider elects not to dedicate an area in excess of the land required hereunder for such proposed public site, the city may consider acquiring the site through purchase or condemnation. (f) Land area conveyed or dedicated to the city shall not be used in calculating density requirements of Chapter 36 – Zoning the city zoning chapter and shall be in addition to and not in lieu of open space requirements prescribed in Chapter 36 – Zoning the zoning chapter. (g) The city, upon consideration of the particular type of development, may require larger or lesser parcels of land to be conveyed to the city if the city determines that present or future residents would require greater or lesser land for park and playground purposes. (h) In residential subdivisions where a land dedication is required, the following formula will be used to determine the park land conveyance requirements: Draft Subdivision Ordinance December 8, 2015 Page 43 Density: Units Per Acre* Land Dedication Percentage 0 - 2.5 10 percent 2.5+ - 4 11 percent 4+ - 6 13 percent 6+ - 8 15 percent 8+ - 10 17 percent 10+ 20 percent * Street rights-of-way shall be excluded from the density calculations. If the proposed streets are private, actual street width, plus 18 feet shall be deducted. In commercial or industrial plats where a land dedication is required, the following formula will be used to determine the park land dedication: Five percent of the gross area of land being platted. (i) In lieu of a park land dedication, the city may require the following cash contribution: Commercial/industrial 5 percent of current market value of the unimproved land as determined by the city assessor Multifamily dwelling units A fee which shall be set from time to time by the city and a schedule of such fees is listed in appendix A to this Code Single-family dwelling units A fee which shall be set from time to time by the city and a schedule of such fees is listed in appendix A to this Code (j) The city may elect to receive a combination of cash, land and development of the land for park use. The fair market value of the land the city wants and the value of the development of the land shall be calculated. That amount shall be subtracted from the cash contribution required by subsection (i) of this section. The remainder shall be the cash contribution requirement. (k) Fair market value shall be determined as of the time of filing the preliminary plat in accordance with the following: (1) The city and the developer may agree as to the fair market value; or (2) The fair market value may be based upon a current appraisal submitted to the city by the subdivider at the subdivider's expense. The appraisal shall be made by appraisers who are approved members of the SREA or MAI, or equivalent real estate appraisal societies. (3) If the city disputes such appraisal, the city may, at the subdivider's expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. (l) Subdividers of land abutting streets that have been designated in the city's comprehensive trail systems plan for the construction of a trail shall be required to pay five-eighths of the cost of constructing the trail. Draft Subdivision Ordinance December 8, 2015 Page 44 (m) Residential subdividers shall pay a fee in an amount set from time to time by the city and listed in appendix A of this Code per residential dwelling unit for trails. This payment is required whether or not the subdivider is required to construct trails. (n) Planned developments with mixed land uses shall make cash and/or land contributions in accordance with this section based upon the percentage of land devoted to the various uses. (o) Park cash contributions are to be calculated at the time of final plat approval. The city council may require the payment at the time of final plat approval or at a later time under terms agreed upon in the development agreement. Delayed payment shall include interest at a rate set by the city. (p) Cash contributions shall be deposited in the city's park and recreation development fund and shall only be used for park planning, acquisition, park development or public art. (q) Property being replatted with the same number of lots and dwelling units shall be exempt from park and trail dedication requirements if similar requirements were satisfied in conjunction with an earlier platting. If the number of lots or dwelling units is increased, then the park and trail dedication shall be based on the additional lots or the number of dwelling units, whichever is greater, added to the plat. Sec. 26-159. Tree preservation and replacement. The subdivider shall adhere to the tree preservation and replacement requirements found in Chapter 36 – Zoning and Chapter 34 – Vegetation. (a) Generally. All subdividers shall comply with all provisions in the zoning chapter which address the preservation of existing trees and the replacement of trees removed to accommodate grading and construction within the subdivision. Subdividers, however, are encouraged to preserve all healthy trees of significant value even if the trees are less than six inches in diameter. (b) Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning: Tree preservation plan means a plan certified by a forester or landscape architect indicating all of the significant trees in the proposed development or on the lot. The tree preservation plan includes a tree inventory which includes the size, species and location of all significant trees proposed to be saved and removed on the area of development, and the measures proposed to protect the significant trees to be saved. Tree protection means snow fencing or polyethylene laminar safety netting placed at the dripline of the significant trees to be preserved. The tree protection measures shall remain in place until all grading and construction activity is terminated. (c) Subdividers. (1) Subdividers shall: a. Prepare a tree preservation plan which is certified by a forester or landscape architect and is incorporated on the grading plan. Draft Subdivision Ordinance December 8, 2015 Page 45 b. Prepare a landscape plan which shows the location, size and species of trees which are to be planted on the site to meet the tree replacement provisions of the zoning chapter. c. Provide surety in accordance with the zoning chapter requirements as part of the development contract to ensure protection and tree replacement prior to final approval of the final plat. d. Ensure the tree preservation plan is followed during the plan development (mass grading). (2) During preliminary plat review, the tree preservation plan will be reviewed according to the best available layout to preserve significant trees and the efforts of the subdivider to mitigate damage to significant trees. (3) After the mass grading has been completed and streets and utilities installed, the forester or landscape architect shall: a. Certify in writing to the city the tree preservation plan was followed. b. Certify in writing to the city the tree protection measures were installed. c. Indicate which significant trees proposed to be saved were destroyed or damaged. (4) If a significant tree indicated to be saved on the tree preservation plan is destroyed or damaged, the tree replacement calculations required by the zoning chapter will be adjusted and additional replacement will be required. (5) The financial security will be released in accordance with provisions in the zoning chapter. (d) Tree preservation measures. Tree preservation measures shall require written approval from the director of public works prior to removal and shall not be removed from the site until the director of public works has approved the grading as-built plans for a mass graded site nor prior to the release of financial securities held by the city. (e) Home builders. (1) If the subdivider sells lots to individual builders or developers, the builder or developer shall comply with the requirements of the zoning chapter for tree preservation prior to issuance of any building permits on the lot. (2) A pro rata portion of the surety paid by the subdivider may be returned, provided that it is replaced by a surety from the builder. (3) If a lot remains vacant for a period of two years, the surety may be returned to the subdivider if all of the trees have been replaced in accordance with the zoning chapter requirements. Any subsequent development of the parcel will require compliance with the provisions of the zoning chapter for tree preservation and protection. Cross reference(s)--Vegetation, ch. 34. Sec. 26-160. Minimum design features. Draft Subdivision Ordinance December 8, 2015 Page 46 The design features set forth in this article are minimum requirements. The city may impose additional or more stringent requirements concerning lot size, streets and overall design as deemed appropriate considering the property being subdivided. Secs. 26-161--26-190. Reserved. ARTICLE VI. REQUIRED BASIC IMPROVEMENTS Sec. 26-191. General provisions. (a) Before a final plat is signed by the city, the subdivider shall pay all applicable fees and enter into a development contract setting forth the conditions under which the plat is approved, unless the city council deems a development contract to be unnecessary. (b) Before a final plat is signed by the city, the subdivider shall also furnish the city financial security in the form of a cash escrow or letter of credit. If the subdivider fails to perform any obligations under the development contract, the city may apply the security to cure the default. Terms for return of the financial security shall be those set forth in the Chapter 36 – Zoning zoning chapter or shall be set forth in the development contract. (1) If the developer is to install public improvements, the required security shall be the sum of the following fixed or estimated costs: 125% of the cost of the public and private improvements to be constructed as part of or as a result of the plat. a. Utilities. b. Streets. c. Streetlights and, if the city council deems appropriate, operating cost for two years. d. Erosion control. e. Engineering, to include the developer's design, surveying and inspection. f. Landscaping. g. Principal amount of special assessments previously levied against the property, together with one year of interest. h. Real estate tax for one year, if there are special assessments. i. Director of public works' fees. j. Placement of iron monuments. k. Sidewalks. l. Utility/street repair and street cleaning. m. Public and private tree replacement and protection. n. Other items as deemed appropriate. (2) If the city is to install public improvements, the required security shall be the sum of the following fixed or estimated costs: Draft Subdivision Ordinance December 8, 2015 Page 47 a. Principal amount of special assessments for public improvements to be installed, together with one year of interest. b. Streetlights. c. Erosion control. d. Deferred park dedication charges on commercial and industrial property. e. Landscaping. f. Real estate tax for one year. g. Principal amount of special assessments previously levied against the property, together with one year of interest. h. Placement of iron monuments. i. Utility/street repair and street cleaning. j. Public and private tree replacement. k. Other items as deemed appropriate. (3) For private improvements, the required security shall be the sum of the following fixed or estimated costs: a. Erosion control, unless bonded separately. b. Private utility services in public right-of-way. c. Tree replacement and protection. d. Utility/street repair and street cleaning. e. Sidewalks. f. Placement of iron monuments. g. Other items as deemed appropriate. (c) No final plat shall be approved by the city council without first receiving a report from the director of public works that the improvements described therein together with the agreements and documents required under this section, meet the city's requirements. The city treasurer shall certify that all fees and sureties required to be paid to the city in connection with the plat have been paid or that satisfactory arrangements have been made for payment. (cd) The city shall, where appropriate, require of a subdivider submission of a warranty/maintenance bond in the amount equal to the original cost of the improvements or such lesser amount as agreed to by the director of Engineering Director public works. The required warranty period for materials and workmanship from the utility contractor installing public sewer and water mains shall be two years from the date of final acceptance or one year following final acceptance of the final bituminous wearing surface as approved by the director of Engineering Director public works. The required period for sod, trees and landscaping is one year following final acceptance of the project. (de) Reproducible as-built drawings, as required by the director of Engineering Director public works, shall be furnished to the city by the subdivider of all required improvements. Such as-built Draft Subdivision Ordinance December 8, 2015 Page 48 drawings shall be certified to be true and accurate by the registered engineer responsible for the installation of the improvements. (ef) All of the required improvements to be installed under the provisions of this chapter shall be approved by and subject to the inspection of the director of Engineering Directorpublic works. All of the city's expenses incurred as the result of the requiredment improvements shall be paid either directly, indirectly or by reimbursement to the city by the subdivider. Sec. 26-192. Monuments. (a) Official monuments, as designated and adopted by the county surveyor's office for use as judicial monuments, shall be set at each corner, angle or curve points on the outside boundary of the final plat or in accordance with a plan as approved by the director of public worksEngineering Director. The boundary line of the property to be included with the plat to be fully dimensioned; all angles of the boundary excepting the closing angle to be indicated; all monuments and surveyor's irons to be indicated; and each angle point of the boundary perimeter to be so monumented. (b) Pipes or steel rods shall be placed at each lot within one year of recording the final plat. All United States, state, county or other official benchmarks, monuments or triangular stations in or adjacent to the property shall be preserved in precise position and shall be recorded on the plat. All lot and block dimensions shall be shown on the plat, and all necessary angles pertaining to the lots and blocks, as an aid to future surveys, shall be shown on the plat. No ditto marks will be permitted in indicating dimensions. (c) To ensure that all irons and monuments are correctly in place following the final grading of a plat and construction of utilities, financial security will be required as determined by the director of Engineering Director public works. Proof of the second monumentation shall be in the form of a surveyor's certificate, and this requirement shall additionally be a condition of certificate of occupancy as provided for in Chapter 36 – Zoning. the city zoning chapter, as may be amended. Sec. 26-193. Street improvements. (a) The full width of the right-of-way shall be graded in accordance with the provisions for construction as outlined in article V of this chapter, on file in the City Engineers Department and as modified by the City Council subdivision approval. (b) All streets shall be improved in accordance with the standards and specifications for street construction as required by this chapter and by the city council. (c) All streets to be surfaced shall be of an overall width in accordance with the standards and specifications for construction as required by this chapter and as approved by the city council. The portion of the right-of-way outside the area surfaced shall be sodded. (d) Where required, the curb and gutter shall be constructed in accordance to the standards and specifications for street construction as set forth and approved by the city council. (e) The grading and drainage requirements for each plat shall be approved by the Engineering Director director of public works at the expense of the applicant. Every plat presented for final signature shall be accompanied by a report from the Engineering Director director of public works that the grading and drainage requirements have been met. No plat shall be approved before an adequate stormwater disposal plan is presented and approved by the Engineering Director director Draft Subdivision Ordinance December 8, 2015 Page 49 of public works. The use of dry wells for the purpose of stormwater disposal is at the discretion of the Engineering Directordirector or public works. (f) Trees and boulevard sodding shall be planted in conformance with the standards and specifications as required by Chapter 36 – Zoning the zoning chapter and the approved landscape plan. (g) Street signs of the design approved by the city council shall be installed at each street intersection. (h) Driveway approaches and sidewalks of standard design or pedestrian pathways as may be required by this chapter and the city council shall be installed. (i) Street lighting fixtures as may be required by the city council shall be installed. Cross reference(s)--Streets, sidewalks and other public places, ch. 24. Sec. 26-194. Future street improvements. As a condition of plat approval, when property being platted is adjacent to existing collector roads, highways or substandard streets which need improvement, the developer shall dedicate land for the widening or improvement and shall post a cash escrow acceptable to the city for the cost of the improvement. This section shall only apply when the need for the improvement is caused by the plat or surrounding development. Cross reference(s)--Streets, sidewalks and other public places, ch. 24. Sec. 26-195. Sanitary sewer and water distribution improvements. Sanitary sewers and water facilities shall be installed in accordance with the standards and specifications as required by the city council and subject to the approval of the Engineering Director director of public works. Cross reference(s)--Utilities, ch. 32. Sec. 26-196. Public and private utilities. Telephone, cable TV, electric, gas, plus all other utility service lines are to be placed underground in accordance with the provisions of all applicable city ordinances. Sec. 26-197. Election by city to install improvements. It is the subdivider's responsibility to install all required improvements, except that the city reserves the right to elect to install all or any part of the improvements required under the provisions of this chapter pursuant to M.S.A. ch. 429, as amended. If the city elects to install the improvements, the city may require the developer to post a cash escrow or letter of credit guaranteeing payment of the assessments. Sec. 26-198. Railroad crossings. No street dedications will be accepted which require a crossing of a railroad unless sufficient land as determined by the city council is dedicated to ensure a safe view.