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12-28-21
All 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100 FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US Andover Planning and Zoning Commission Meeting Agenda December 28, 2021 Andover City Hall Council Chambers 7:00 p.m. 1. Call to Order 2. Pledge of Allegiance 3. Approval of Minutes — November 23, 2021 Regular Meeting 4. Public Hearing — Consider Conditional Use Permit (CUP) / Planned Unit Development (PUD) Request — PIN 30-32-24-43-0018; Unaddressed parcel — Blaine Waters, Quest Development (Applicant — LGA Andover LLC) 5. Other Business 6. Adjournment ANL66 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Joe Janish, Community Development Director SUBJECT: Approval of Minutes — November 23, 2021 Regular Meeting minutes DATE: December 28, 2021 REQUEST The Planning and Zoning Commission is requested to approve the November 23, 2021 Regular meeting minutes. 0 n LJ 2 3 4 5 6 7 8 PLANNING AND ZONING COMMISSION REGULAR MEETING 9 NOVEMBER 23, 2021 10 u 12 The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was 13 called to order by Chairperson Bert Koehler IV on November 23, 2021, 7:00 p.m., at the 14 Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. 15 16 Commissioners present: Karen Godfrey, Nick Loehlein, Scott Hudson, Wes 17 Volkenant, Jonathan Shafto 18 19 Commissioners absent: Mary VanderLaan 20 21 Also present: Associate Planner Jake Griffiths 22 Others 23 24 25 PLEDGE OFALLEGIANCE 26 27 OATH OF OFFICE — COMMISSIONER JONATHANSHAFTO 28 29 Chairperson Koehler administered the Oath of Office to Jonathan Shafto. 30 31 APPROVAL OFMINUTES 32 33 September 14, 2021 Regular Meeting 34 35 Motion: Chairperson Koehler assumed a motion to approve the September 14, 2021 36 Regular Meeting minutes as presented. Motion carries 4 ayes, 1 present (Hudson). 37 38 PUBLIC HEARING: VARIANCE REQUEST — INCREASE MAXIMUM SIZE OF 39 GROUND MOUNTED SOLAR PANELS — 16971 WARD LAKE DRIVE NW — 4o HAROLD AND LINDA HAL UPTZOK (APPLICANTS) 41 42 The Planning Commission is requested to hold a public hearing, compare the variance 43 request with review criteria, and make a recommendation to the City Council on a variance 44 request to increase the maximum size of ground mounted solar panels at 16971 Ward Lake • 45 Drive. Associate Planner Griffiths identified the location of the property and stated it is E • • Regular Andover Planning and Zoning Commission Meeting Minutes —November 23, 2021 Page 2 1 114 acres in size and is within the R -I zoning district. Mr. Griffiths reviewed the variance 2 approval process and stated it stays with the land if approved. Mr. Griffiths stated City 3 Code allows for ground mounted solar panels up to 1200 square feet on some properties 4 over 3 acres and the applicant is requesting 3600 square feet. Mr. Griffiths presented review 5 criteria and referred to the staff report for detailed information. He explained the 6 Commission would mostly be looking at "Practical Difficulties" when making their 7 recommendation. 9 Commissioner Loehlein asked if all four components of practical difficulties must be met. to Mr. Griffiths stated all four components must be met. 11 12 Motion: Chairperson Koehler assumed a motion to open the Public Hearing at 7:09 p.m. 13 Motion carries by unanimous consent. 14 15 Harry Haluptzok, 16971 Ward Lake Drive, came forward and stated the ordinance makes 16 sense in a residential community. He stated he has two outbuildings in addition to his home 17 to provide power to. Mr. Haluptzok stated his home is 1700 feet from Ward Lake Drive 18 and 1700 feet from Crosstown Boulevard with forest in between. He stated the closest 19 neighbor is over 500 feet away. He noted the size of the panels is around the size of a tennis 20 court. 21 22 Commissioner Loehlein asked Mr. Haluptzok the nameplate rating of the array and if the 23 panels are fixed mounting or articulated. Mr. Haluptzok stated the plan is to have the panels 24 fixed mounted, but he is looking into the option of articulated panels. He stated the 25 nameplate rating is 36 kw and the maximum allowed by Connexus is 40 kw. 26 27 Commissioner Godfrey asked Mr. Haluptzok to explain any topographical changes that 28 would have to be made in order to ground mount the solar panels. Mr. Haluptzok stated 29 there will not be any changes and the location is flat. 30 31 Commissioner Shafto asked how Mr. Haluptzok decided on 3600 square feet. Mr. 32 Haluptzok stated 3600 square feet came from the bids he received. He noted 1200 square 33 feet would cover 1/4 of his electrical needs, assuming good weather. 34 35 Commissioner Godfrey asked what the finished height of the solar array is. Mr. Haluptzok 36 stated they are 13 feet high. 37 38 Mr. Haluptzok stated he feels it is his duty to do what he can to keep his carbon footprint 39 as small as possible. 40 41 Chairperson Koehler read an email from Jennifer Wical, 769 170th Lane, stating she has 42 no concerns on the variance. 43 • is 0 Regular Andover Planning and Zoning Commission Meeting Minutes —November 23, 2021 Page 3 i James Selmer, 17000 Ward Lake Drive, came forward and stated there should be more 2 installations of solar panels. He encouraged the City to encourage homeowners to install 3 more panels. 5 Motion: Chairperson Koehler assumed a motion to close the Public Hearing at 7:17 p.m. 6 Motion carries by unanimous consent. 8 Commissioner Hudson asked Mr. Griffiths to explain why a variance is needed instead of 9 a Conditional Use Permit. Mr. Griffiths stated City Code does not state going above 1200 10 square feet as a conditional use and the variance is an exception to the Code. Commissioner 11 Hudson asked what happens to the variance if the property is sold and divided. Mr. Griffiths 12 stated staff would need to review the situation depending on how the property is proposed 13 to be divided at that time. 14 15 Chairperson Koehler stated he was on the Commission when the code was written, and the 16 Commission did not consider a property over 100 acres. He explained the Commission 17 focused on 3 -acre properties and stated this is a perfect use of a variance. 18 19 Commissioner Loehlein stated he appreciates the history provided by Chairperson Koehler 20 and also feels the variance is an acceptable use. 21 22 Commissioner Volkenant stated he appreciates the history and was surprised the code was 23 based on acreage instead of the size of the property needing to be covered by solar power. 24 Commissioner Volkenant recommended looking at the code at a workshop. He stated he 25 supports the variance. 26 27 Chairperson Koehler stated the code was established by what other communities do and 28 long discussions. 29 30 Motion by Loehlein, seconded by Godfrey, to recommend approval of the variance request 31 as written in the draft resolution. Motion taken by roll call: 32 Godfrey - aye 33 Hudson - aye 34 Koehler - aye 35 Shafto - aye 36 Volkenant - aye 37 Loehlein — aye 38 Motion carries unanimously. 39 40 Mr. Griffiths stated the item will go before Council on Tuesday, December 7, 2021. 41 42 OTHER BUSINESS 43 Regular Andover Planning and Zoning Commission Meeting Minutes — November 23, 2021 Page 4 • 1 Associate Planner Griffiths updated the Commission on Council action regarding roosters. 2 He stated City Council approved allowing roosters on property over 5 acres. He stated the 3 City Council also updated the animal noise nuisance code. 4 5 Mr. Griffiths announced that the Planning Commission will have two vacancies and 6 applications are due by December 17. He explained there are openings on other 7 Commissions as well. 8 9 Mr. Griffiths stated there will be a Commission meeting on December 14, 2021 to discuss 10 City Code updates. 11 12 Chairperson Koehler wished the City of Andover a Happy Thanksgiving. 13 14 ADJOURNMENT 15 16 Motion: Chairperson Koehler assumed a motion to adjourn the meeting at 7:28 p.m. 17 Motion carries by unanimous consent. 18 19 20 Respectfully Submitted, 21 22 Shari Kunza, Recording Secretary • 23 TimeSaver Off Site Secretarial, Inc. is A1 C I T Y O F &DOVE 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100 FAX (763) 755-8923 • WWW.ANDOVERMN.GOV TO: Planning and Zoning Commissioners FROM: Joe Janish, Community Development Director SUBJECT: PUBLIC HEARING: Consider Conditional Use Permit (CUP) / Planned Unit Development (PUD) Request - PIN 30-32-24-43-0018; Unaddressed parcel — Blaine Waters, Quest Development (Applicant — LGA Andover LLC) DATE: December 28, 2021 INTRODUCTION The Planning and Zoning Commission is asked to review a Conditional Use Permit (CUP)/ Planned Unit Development (PUD) for Property that will be known as Andover Crossings. In August of 2021, the Planning and Zoning Commission and City Council reviewed a Sketch Plan for this project. The proposal contains a mixture of Commercial and Residential property. The PUD is requested by LGA Andover LLC. The property is currently planned for a 150 unit apartment building, a senior living complex, and commercial property. At this time staff is working through the Preliminary Plat, Commercial Site Plans for the Apartment Complex and Senior Living Complex. Currently staff continues to review the preliminary plat, and commercial site plans. Tonight we are discussing the zoning deviations as part of the PUD which will assist staff with the commercial site plan review. Andover Crossings currently consists of three projects (apartment building, assisted living and memory care, commercial property). A separate narrative for each project has been submitted and attached for your review. Street Improvements Right of Way Width: City staff supports the proposal of a standard ROW. 71h Avenue Traffic Signal Access: Traffic Signal: Over the course of time the developer and City staff have worked with CenterPoint Energy to obtain an easement through their property to provide for the signalized intersection. At this time an outside consultant is working with Anoka County Highway Department on the geometrics of the signalized intersection and the improvements that will be needed for the installation. The City of Andover has also been in contact with the City of Anoka related to the traffic signal design. 7th Avenue Right -in Access: The applicant is currently proposing a private right in access from 7`h Avenue. 1 Q Bunker Lake Blvd. Access: This access was originally proposed to be a % access. Upon discussions with Anoka County Highway Department in order for the applicant to receive a right in access from 7`h Avenue, the access has been reduced to a right in and right out only. This access point has also been shifted to the west compared to the original location within the sketch plan. The applicant will also construct a pedestrian crossing of Inca Street near the northern property line. This will allow pedestrians to cross the roadway and provide a protected place to stop in the middle of the road. 6� e TRAFFIC SIGNAL .1 ACCESS PEDESTRIAN CROSSING I RIGHT IN ONLY I RIGHT WRIGHT OUT ONLY a BUNKER LAKE BLVD. Trees/Landscape The site currently has few trees. The applicant is proposing to install trees and plantings meeting our landscaping requirements. Any future deviations would require an amendment to the PUD. The applicant(s) as part of their Commercial Site Plan have shown landscaping. 01 Utilities Each of the lots will be served by City of Andover municipal water and sewer. City water and sewer would be provided to the site from the east as depicted below. The applicant will also provide a stub to the east for future development in the northeast comer. r- =- BUNKER LAKE BLVD. 3 Signage: The applicant is proposing a sign for the development at the intersection of Bunker Lake Blvd and 7`h Avenue. This sign will allow for the all of the property owners to advertise in the area. This includes the apartments and senior living facility, both of which intend to have a monument sign. Each individual business and each residential use could still have their own signage. According to City Code this is a quick overview on signage: Area Identification Sign Standards (Corner of 7t'/Bunker in Neighborhood Business District): • Size: Shall not exceed 300 -square feet. • Height: No taller than the highest outside wall or parapet on the property in which it is located or twenty-five feet, whichever is less. • Setbacks: Must be setback at least 10 -feet from right-of-way. • Location must be identified on preliminary plat or commercial site plan. Neighborhood Business District Sign Standards: • Size: The aggregate footage of sign space per lot shall not exceed the sum of three (3) square feet per front foot of building. No single sign shall exceed 100 square feet except for area identification signs (see above). 3 0 Height: No taller than the highest outside wall or parapet on the property in which it is located or twenty-five feet, whichever is less. Setbacks: Must be setback at least 10 -feet from right-of-way. Residential District Sign Standards: • Number: One per lot frontage. • Size: o Residential Uses — 4 square feet per dwelling. o Institutional Uses — 32 square feet. Height: No more than ten feet (10') above grade. Signs need to be 10 feet from property lines and outside drainage and utility easements. DISCUSSION According to City Code 13-3 Planned Unit Development, the purpose of a PUD is to encourage more efficient allocation of density and intensity of land use where such arrangement is desirable and feasible by providing the means of greater creativity and flexibility in environmental design than provided under strict application of the standards set in code. Attached for your review is City Code 13-3. City Code 13-3-9 regulates the findings that are required for a PUD to be approved and 13-3-11 identifies desirable PUD design standards that are sought in any PUD proposal. As par[ of the attached PUD narrative, the applicant addresses the design qualities they believe the City seeks when granting a PUD proposal as identified in City Code 13-3-11. City Code 13-3-9 states the following required findings for the Council to consider when approving a PUD: The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. The most recent Comprehensive Plan shows this property as part Neighborhood Commercial and Urban Residential High Low. 4 2018 Comprehensive Plan Goals that may be relevant which are found in Chapter 1: Foundation of the Comprehensive Plan (see attachment for additional goals). Overarching Goals, Objectives and Policies Goal 1: Maintain and enhance the quality of life in Andover Land Use Goals, Objectives and Policies Goal: Encourage appropriate economic growth and redevelopment. Goal: Reduce maintenance and energy costs for public facilities and infrastructure. Housing Goals, Objectives and Policies Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents. Goal: Remain responsive to housing market demands through implementation of the Land Use Plan Transportation Goals, Objectives and Policies Goal: Provide a safe and efficient transportation system that is cost effective and serves the existing and future access and mobility needs of the City. Goal: Minimize impacts of the transportation system on the natural environment. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The applicant is proposing residential uses on the East side of the roadway and commercial on the West side. The applicant will construct three access points to the development, a right-inlright-out at Bunker Lake Blvd, a full signalized intersection at 7'h Avenue and a right -in only at 7' Avenue. The applicant will utilize density averaging to achieve the overall desired density of 20 units per acre within the residential development. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. Each deviation to the residential requirements will allow for a higher density within the range allowed by the comprehensive plan. The deviations to parking will still keep into similar to our surrounding communities such as Blaine. The deviation to height will allow for the apartments to have more ofa residential look vs. a fat roof. The PUD allows flexibility in design and allows for the apartment to be constructed. The lot area deviation allows for the ability to achieve the density identified in the Comprehensive Plan. 4. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. This development will construct a roadway providing connections to 7`h Avenue and Bunker Lake Blvd. The applicant intends to utilize electronic signage at the intersection of 7`h Avenue and Bunker Lake Blvd allowing for each business and also the apartments and Senior Living facility to utilize. ❖ The City Council will need to determine if the developer's proposal satisfactorily meets these required findings. Continued on Next Page PROPOSED PUD STANDARDS The applicant is requesting flexibility in the bulk area standards including size, dimension, and density. The following table depicts the proposed conceptual PUD standards: Proposed Conce tuaI PUD Standards Proposed Proposed City Code City Code Residential Commercial No. Item Standards: M2 Standards: NB M-2 1 Lot Width 150' 150' 1501+ 150'+ 2 Lot Depth 150' 150' 150'+ 150'+ 4,000 - 5,000 s.f. 2,786 — 3,226 s.f. 3 Lot Area per bedroom 22,500 s.f. per bedroom 22,500+ s.f. 40' (Apts.) 4 Front Yard Setback 40' 40' 37' (Assisted) 5 Side Yard Setback 30' 10'/ 30' 30' 10'/ 301+ 6 Rear yard setback 30' 40' 30'+ 40'+ 7 Setback County Road 50' 50' 40' — 46' (Assisted) 50'+ Max Lot Coverage 8 (structure) 30% 40% 20-25% 6-19% 9 Right of Way 60' 60' 60' 60' 10' 10' 9'- underground 10 Parking Stall Width 10' 10' (Apts.) Number of underground/ 11 garage parking stalls 1 per unit N/A 1 per unit (Apts.) N/A 2.5 per unit (Apts.) 2.0 per unit (Apts.) 12 Number of Parking Spaces 1 /.5 (Asst. Lvg.) varies .78 /0 (Assisted) _ 13 Shared access (commercial) N/A N/A Shared 20' — Front (internal road) — (Apts.) 10' — internal road 20' — Front 20' — Front 20' — County Road 5'— internal/ 20'— ROW 20'— ROW ROW shared driveways 10' — Side int. 10' — Side int. 10'— Side int. 10' — County 14 Parking Setbacks 10' - Rear 10' - Rear 10' - Rear Road ROW 15 Building Height 35 35 39' 5" (Apts.) 35 *Red text indicates deviation from City Code Zoning and Lot Standards Rezoning will need to occur to follow the road alignment. Historically the City of Andover has completed the rezoning requests with the Preliminary Plat request. The east side of the road will be Multiple Dwelling (M-2) and the West side of the road will be Neighborhood Business (NB). This will be completed through a separate process. 7 7 The subject property includes property zoned NB: Neighborhood Business and property zoned M-2: Multiple Dwelling. City Code requirements for the NB zoning district include a minimum lot size of 22,500 square feet (approximately half an acre) and a minimum lot width of 150 feet measured at the front yard setback line. City Code requirements in the M-2 zoning district include a minimum lot size of 4,000 per 1 -bedroom apartment or 5,000 per 2 -bedroom apartment. Based on the lot sizes for the multifamily dwelling units the applicant is proposing to deviate from the M-2 standards. The following explains the lot size deviations for the multifamily dwelling units. Market Rate Apartments: Our Comprehensive Plan indicates the area should have a density of 12 to 20 units per acre. Currently City Code for M-2: Multiple Dwelling requires lot area per unit of 4,000 square feet for a one -bedroom apartment and 5,000 square feet for a two-bedroom unit. If we assume that all units are 2 -bedroom this apartment building would require 750,000 square feet (17.2 acres), which is nearly the acreage of the entire development. This would also only provide a density of 8.2 units per acre which is inconsistent with Comprehensive Plan Future Land Use guidance of 12-20 units per acre (reduction from 12 units per acre to 8.2 units may also impact required minimum density for the community since the area was planned for a minimum of 12 units per acre). As presented this evening the applicant is providing 2,692 square feet for each apartment unit (150 units / 9.27 acres). Assisted Living Facilites The City of Andover would consider the Assisted Living Facility as a Multiple Dwelling. This particular property would require 128,000 square feet (2.9 acres) which would provide a density of 11 units per acre. As presented this evening the applicant is providing 3,226 square feet for each unit (32 units/2.37 Acres). Apartments and Assisted Living Combined: Both residential projects combined yield approximately 20 units per acre, which would achieve 2,022 square feet for each lot (182 units / 11.64 acres). Lot Area is defined as the area bound by the lot lines so if the applicant includes portions of the wetlands, they would be able to achieve an overall lot area of 2,786 per unit. Front Yard Setback The assisted living memory care facility front property line is on the Western boundary. The survey shows that the building is 37.3 feet from the property line. Conversations with the owner/operator of the facility indicated they will make the adjustment to meet the minimum setback as identified in City Code which is 40 feet. Setback County Road The proposed building is 40 feet from Bunker Lake Blvd. City code requires 50 feet. This 40 feet allows for a better internal layout of the floorplan for the facility. Grading and stormwater ponding tend to restrict the location for the structure and then upon laying out the parking the 10 foot deviation lends itself for an overall better site layout. Parking Assisted Living Facility: At this time City Staff would conclude that the Assisted Living Facility would be considered "Elderly (Senior citizen housing) and would require 32 parking stalls, however just over'/a of the stalls are proposed without proof of parking. The applicant has proposed the creation of 25 parking stalls, and does not provide "proof' of 7 additional stalls. Elderly (senior citizen) housing Reservation of area equal to 1 space per unit. Initial development is, however, required only 1/2 space per unit, and said number of spaces can continue until such time as the City Council considers a need for additional parking spaces has been demonstrated Market Rate Apartments: Currently City Code would require 2.5 parking stalls per unit. The applicant is proposing 2 parking stalls per unit, (City of Blaine 2 stalls per unit, Coon Rapids 2.25 stalls per unit, Ramsey 2.5 stalls per unit). Residential, multiple -family dwellings 2 spaces per unit, at least 1 of which spaces shall be in an enclosed garage, plus ''% space per unit for visitors' parking M The apartment building is proposing 9 foot wide stalls in the underground parking area. This allows for more parking to fit into the foundation and allows for better flexibility with support beams to support the structure above. A nine foot stall width is common among many communities. Building Height The apartment is proposed to be constructed with a height of 39 feet 5 inches. This is due to a few factors. One factor is the peaked roof which lends to the overall characteristic of a residential structure. The other is the fact that apartments are now being constructed with additional height. For example apartments used to have 8 foot ceiling height in the apartments and now it is more favorable to have 9 foot height. The building will have an internal fire suppression system and is also providing for a gated emergency route around the building. This emergency route would allow for fire access and will be constructed to accommodate the heavy vehicle traffic of large fire trucks. The applicant has also increased setbacks for the structure in order to eliminate building shadows to be cast on other building structures throughout the day and seasons. 0 10 Other Standards With a PUD all standards apply as typical, unless otherwise specified in the PUD request. The applicant is asking for deviations from the minimum standards as noted above. All other regulations will still apply at time of development. This PUD will still require the Preliminary Plat process, commercial site plan process and city review of each individual commercial lot. Amendments may arise in the future that the Planning and Zoning Commission, and City Council would have to approve. Owners Association The applicant will have an owners association with the seller as the declarant in the association documents. Park and Recreation Commission Review The Park and Recreation Commission reviewed the request on August 12, 2021. The direction was to accept cash -in -lieu of land. The current Master Park Plan does not identify any park land in this area. The development plans for the apartment building include recreational space for the residents on the east side of the building including green space, a play area, and community patio. PLANNING COMMISSION REQUESTED ACTION After taking public testimony at the Planning and Zoning Commission Public Hearing, the Planning Commission is asked to make a recommendation to the City Council for their consideration on January 4, 2021. Rect lly s itte Joe J Wish Community Development Director Attachments Draft Resolution of Approval .12 Draft Resolution of Denial .16 2018 Comprehensive Plan Goals .18 City Code 13-3 Planned Unit Development .30 Applicants Narratives .34 Chapter 12 Neighborhood Business Uses .47 Public Hearing Notification Area .51 Location Map .52 Preliminary Plat Plan Sheet .53 Overview of Apartment Site .55 Apartment Elevations .56 Apartment Landscaping Plan Sheet .58 Overview of Assisted Living/Memory Care Site . .59 Assisted Living/Memory Care Elevations .60 Assisted Living/Memory Care Landscaping Plan Sheet .62 10 Cc: Blaine Waters, LGA Andover, LLC, 10700 Old County Road 15, Suite 285, Plymouth, MN 55446 Della Kolpin, 2880 Jewel Lane North Plymouth, MN 55447 Wade Tollefson, Noberg Homes, 1428 5`h Ave. S. Anoka, MN Bob Lyngen, Gonyea Land Company (email only) 11 11 12 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION APPROVING THE CONDITION USE PERMIT / PLANNED UNIT DEVELOPMENT REQUESTED BY LGA ANDOVER, LLC (OWNER), PRESENTED AS ANDOVER CROSSINGS, LEGALLY DESCRIBED AS: The Southwest Quarter of the Southeast Quarter of Section 30, Township 32, Range 24, Anoka County, Minnesota, except that part thereof lying south of the south line of Parcel 1, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 22 and its westerly extension. And except Parcel 1, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 22 And except Parcels 20 and 20A, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 82 WHEREAS, LGA ANDOVER, LLC has requested a Conditional Use Permit for a Planned Unit Development (PUD) for Andover Crossings, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does meet the criteria of City Code and would not have a detrimental effect upon the health, safety, general welfare, values of property and scenic views in the surrounding area, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does meet the criteria of City Code and 13-3-9; as the proposed PUD is not in conflict with the goals of the Comprehensive Plan for the City; and; WHEREAS, the Planning and Zoning Commission recommends to the City Council the approval of the Conditional Use Permit / Planned Unit Development request, and; WHEREAS, the City Council of Andover has reviewed the request and has determined that said request does meet the criteria of City Code and 13-3-9 because: The proposed development is not in conflict with the goals of the Comprehensive Plan for the City. The most recent Comprehensive Plan shows this property as part neighborhood commercial and Urban Residential High Low. 2008 Comprehensive Plan Goals that may be relevant which are found in Chapter 1: Foundation of the Comprehensive Plan. Overarching Goals, Objectives and Policies Goal 1: Maintain and enhance the quality of life in Andover 12 13 Land Use Goals, Objectives and Policies Goal: Encourage appropriate economic growth and redevelopment. Goal: Reduce maintenance and energy costs for public facilities and infrastructure. Housing Goals, Objectives and Policies Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents. Goal: Remain responsive to housing market demands through implementation of the Land Use Plan Transportation Goals, Objectives and Policies Goal: Provide a safe and efficient transportation system that is cost effective and serves the existing and future access and mobility needs of the City. Goal: Minimize impacts of the transportation system on the natural environment. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The applicant is proposing residential uses on one side of the roadway and commercial on the other side. The applicant will construct three access points to the development, a right-in/right-out at Bunker Lake Blvd, a full signalized intersection at 7rh Avenue and a right -in only at 7rh Avenue. The applicant will utilize a density averaging to achieve the overall desired density of 20 units per acre with the residential development. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of PUD. Each deviation to the residential requirements will allow for a higher density within the range allowed by the comprehensive plan. The deviations to parking will still keep into similar to our surrounding communities such as Blaine. The deviation to height will allow for the apartments to have more of a residential look vs. a fat roof. The PUD allows f exibility in design and allows for the apartment to be constructed. The lot area deviation allows for the ability to achieve the density identified in the Comprehensive Plan. 4. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. This development will construct a roadway providing connections to 71h Avenue and Bunker Lake Blvd. The applicant intends to utilize electronic signage at the intersection 13 14 of 7th Avenue and Bunker Lake Blvd. allowing for each business and also the apartments and Senior Living facility to utilize. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby annrove the Conditional Use Permit/ Planned Unit Development for Andover Crossings on the above legally described property with the following conditions: 1. Applicant shall address all staff comments related to the Preliminary Plat, Commercial Site Plans, and all applicable permits to the satisfaction of the City. 2. Upon approval of Andover Crossings Preliminary Plat, it shall be incorporated into the PUD. 3. The following deviations shall be permitted within the PUD, any items not addressed within this resolution shall adhere to City Code: Pro osed Concefoal PUD Standards Proposed Proposed City Code City Code Residential Commercial No. Item Standards: N12 Standards: A -BM -2 I Lot Width 150' 150' 150'+ 150'+ 2 Lot ih 150' 150' 1501+ 150'+ 4,000 - 5,000 s12,786 - 3,226 s.f. 3 Lot Area per bedroom 22 500 s.f per bedroom 22,500+ s_f 40' (Apts.) 4 Front Yard Setback 40' 40' 40' (Assisted) 5 Side Yard Setback 30' 10' / 30' 30' 10' 130'+ 6 Rear yard setback 30' 40' 301+ 40'+ 7 Setback County Road 50' 50' 40' -46' (Assisted) 50'+ Max Lot Coverage 8 (structure) 30% 40% 20-25% 6-19% 9 Right of Way 60' 60' 60' 60' 10' 10' 9'- underground 10 Parking Stall Width 10' 10' (Apts.) Number of underground/ 11 garage parking stalls 1 per unit N/A 1 per unit (Apts.) NIA 2.5 per unit (Apts. 2.0 per unit (Apts.) _ 12 Number of Parking Spaces 1 .5 (Asst. Lvg.) -,-dries 7810 (Assisted) 13 Shared access (commercial) NIA NIA Shared 20' -Front (internal road) - (Apts.) 10'-internalroad 20' - Front 20' - Front 20' - County Road 5' - internal/ 20' -ROW 20' -ROW ROW shared driveways 10'- Side int. to'- Side int. 10'- Side int. 10' - County 14 Parking Setbacks to'- Rear 10' - Rear 10' - Rear Road ROIW 15 113ullding Heillht 1 35 1 35 1 39'5' (Apts.) 35 4. The applicant shall be responsible for access approval by Anoka County Highway Department and construction costs associated with the access. 5. The applicant shall obtain all necessary permits from appropriate agencies. 6. All lots shall follow and adhere the Commercial Site Plan process and review, and city comments related to said review shall be appropriately addressed. 14 15 7. This PUD is contingent upon approval of rezoning of the property, and Preliminary Plat approval. 8. Any drive through presented at time of the Commercial Site Plan shall request a separate Conditional Use Permit for said drive through and follow the appropriate CUP process. 9. If the City Council determines that no significant progress has been made in the first twelve (12) months after the approval of this resolution, the PUD, will be null and void. 10. Adjust the Front yard setback for the Assisted Living Memory Care to meet the minimum front yard setback of 40 feet. 11. An Owners Association is created. Adopted by the City Council of the City of Andover on this 4h day of January, 2022. CITY OF ANDOVER ATTEST: Sheri Bukkila, Mayor Michelle Harmer, Deputy City Clerk 15 16 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA UAV 2MI14 A RESOLUTION DENYING THE CONDITION USE PERMIT / PLANNED UNIT DEVELOPMENT REQUESTED BY LGA ANDOVER, LLC (OWNER), PRESENTED AS ANDOVER CROSSINGS, LEGALLY DESCRIBED AS: The Southwest Quarter of the Southeast Quarter of Section 30, Township 32, Range 24, Anoka County, Minnesota, except that part thereof lying south of the south line of Parcel 1, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 22 and its westerly extension. And except Parcel 1, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 22 And except Parcels 20 and 20A, ANOKA COUNTY HIGHWAY RIGHT-OF-WAY PLAT NO. 82 WHEREAS, LGA ANDOVER, LLC has requested a Conditional Use Permit for a Planned Unit Development (PUD) for Andover Crossings, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said request does not meet the criteria of City Code and would have a detrimental effect upon the health, safety, general welfare, values of property and scenic views in the surrounding area, and; WHEREAS, the Planning and Zoning Commission has reviewed the request and determined that said request does not meet the criteria of City Code and 13-3-9; as the proposed PUD is in conflict with the goals of the Comprehensive Plan for the City; the proposed development is not designed in such a manner as to form a desirable and unified environment within its own boundaries; and the proposed development does not demonstrate how each modified or waived requirement contributes to achieving the purpose of a PUD; the PUD is not of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit, and: WHEREAS, the Planning and Zoning Commission recommends to the City Council the denial of the Conditional Use Permit/Planned Unit Development request, and; WHEREAS, the City Council of Andover has reviewed the request and has determined that said request does not meet the criteria of City Code and 13-3-9 because: 1. 2. 3. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby deny the Conditional Use Permit on the above legally described property for a Planned Unit Development for Andover Village due to the following findings: 1. 2. [M 3. Adopted by the City Council of the City of Andover on this 4h day of January, 2022. CITY OF ANDOVER ATTEST: Michelle Hartner, Deputy City Clerk Sheri Bukkila, Mayor 17 17 NL6bVE _ 2018 Comprehensive Plan Update 1-3 Goals, Objectives and Policies The following pages describe the goals of the community and the strategies that are employed to achieve them. The goals, objectives and policies are structured according to the topic that they address. However, it is important to remember that these statements are interrelated. As a result, the cause and effect for each topic must be considered when decisions concerning the Comprehensive Plan are made. For the purposes of this plan these terms are defined as follows: Goal: A statement that expresses a desired outcome or state of affairs. Objective: A statement that provides direction on how the goal will be achieved Policy: A specific action that will be taken or a general rule that will be applied to a specific situation Overarching Goals, Objectives and Policies Goal 1: Maintain and enhance the quality of life in Andover Objective: Efficiently provide basic services to improve all aspects of the city that contribute to quality of life including land use, public safety, transportation, recreation, health, education, and resource preservation Policy: Prepare, implement, periodically evaluate and update local controls such as: • Comprehensive Plan • City Code • Capital Improvement Plan • Water Resource Management Plan • Stormwater Pollution Prevention Program • Parks and Open Space Plan Objective: Preserve the rural character of the community Policies: • Preserve the Rural Residential Planning Area Designation Identified by the Metropolitan Council 2040 Regional Development Framework • Plan the efficient expansion of municipal sewer and water through implementation of the Land Use Plan • Preserve natural areas through implementation of the Parks and Open Space Plan to IVbbW 1018 Comprehensive Plan Update 1 - 4 Goal 2: Maintain a high degree of community planning and involvement Objective: Ensure an open and accessible local government that is responsive to the needs of residents Policies: Provide access to information in a variety of forms including the newsletter, official newspaper, web site and televised meetings • Maintain healthy relationships with residents, businesses, community groups, school districts, and government agencies to ensure all points of view are represented • Promote participation in citizen advisory committees • Consider all available information and the potential impacts on all aspects of the community when making land use decisions • Maintain a mix of land uses, including schools, professional and medical office, retail, community and park facilities to provide a vital node of activity in the vicinity of City Hall, as well as along major corridors • Encourage resident involvement through the public hearing process and utilize a variety of public hearing notification methods including direct mailing, publication in the official newspaper and signs placed on subject properties Goal 3: Maintain the Comprehensive Plan as a relevant official document Objective: Consider Comprehensive Plan amendments that better achieve the goals, objectives and policies of the Comprehensive Plan Policies: • Adhere to the goals, objectives and policies of this Comprehensive Plan to prevent incremental decision making that adversely affects the intent of the plan • Review Comprehensive Plan text amendments with the following criteria: o A public need for the proposed amendment can be identified o The proposed amendment is the best way to satisfy that need o The amendment is consistent with the goals, objectives and policies of the Comprehensive Plan X 19 2018 Comprehensive Plan Update date 1 - 5 p p o The amendment is in the best interest of the City of Andover as determined by the City Council Review Comprehensive Plan amendments concerning a proposed land use change with the following criteria: o Conditions have changed since the present land use designation was established such to warrant the proposed amendment or the present land use designation is in error o The proposed land use is compatible with surrounding land uses and with the goals, objectives and policies of the Comprehensive Plan o There is capacity of public systems, facilities and services to serve the proposed land use and capacity of these systems to serve other planned land uses is not adversely affected o Agreement can be reached for the applicant of the proposed land use to pay for any increased capacity of public systems, facilities and services required to serve the proposed land use o Potential impacts by the proposed land use on natural resources including vegetation, wetlands, floodplain and other natural features can be avoided or sufficiently mitigated as determined by the City Council o To ensure a transition or buffer between urban and rural residential zoning districts Land Use Goals, Objectives and Policies Goal 4: Allow residential growth while maintaining the quality of natural resources and amenities Objective: Clearly define areas for urban and rural residential development Objective: Promote orderly growth to ensure efficient utilization and delivery of community services Objective: Prevent extension of infrastructure that is inconsistent with the Comprehensive Plan Objective: Work cooperatively with resource protection agencies and organizations to minimize the impact of development on natural resources and amenities Objective: Create opportunities for the city to preserve open space, nature preserves and natural amenities through review of development proposals and implementation of the Parks and Open Space Plan 20 Zo 1VDOVE 2018 Comprehensive Plan Update 1-6 Policies: • Maintain a Municipal Urban Service Area (MUSA) Boundary to define the boundary between the Developing Community and Rural Residential planning area designations of the 2040 Regional Development Framework • Stage urban development within the MUSA Boundary to ensure orderly growth and cost-efficient expansion of infrastructure • Review and update the staging plan periodically to address changes in times and conditions • Prohibit platting of property without municipal sewer and water within the MUSA Boundary; except for properties that cannot be feasibly developed at an urban capacity. • Restrict lot splits without municipal sewer and water within the MUSA Boundary • Encourage infill development within the MUSA Boundary with appropriate transitions to existing neighborhoods • Allow rural development outside of the MUSA Boundary consistent with the Rural Residential Land Use Designation • Require existing conditions information to be provided during the development review process to allow evaluation of opportunities to preserve and protect natural features and open space • Engage local watershed management organizations and other appropriate agencies and organizations in the review of development proposals Goal 5: Encourage appropriate economic growth and redevelopment Objective: Develop a diversified tax base through balanced development of commercial, light industrial, and residential properties Objective: Create cohesive vibrant retail hubs to serve the community by aggregating commercial land uses along Bunker Lake Boulevard Objective: Select strategic locations for neighborhood and community commercial sites and establish design performance standards for such uses that promote quality site design and compatible land use arrangements Objective: Prevent the intensification of neighborhood commercial areas that may negatively affect surrounding residential properties 21 2i 22 Update 1-7 2018 Comprehensive Plan U NDOVE p p Policies: • Maintain the existing commercial nodes along Hanson Boulevard, Bunker Lake Boulevard, Round Lake Boulevard, Crosstown Drive and 7th Avenue as cohesive, interrelated nodes of commercial activity • Prevent fragmented, uncoordinated and linear commercial development away from these locations • Provide limited opportunities for commercial development in other areas of the city only when demand is demonstrated with a professionally prepared market study • Ensure that new development and redevelopment has a positive impact on the community by providing appropriate transitions and demonstrating compliance with the City Code • Promote redevelopment of existing industrial zones to accommodate industrial development, enhance community appearance and tax base • Allow limited industrial development within Andover Station North when the use, site design, and building architecture are compatible with the existing and planned uses within this commercial center • Encourage continued investment in the Andover North regional shopping area Goal: Protect and develop access for alternative energy systems Objective: Preserve reasonable access to all parcels so that alternative forms of energy can be used to supplement or replace conventional forms of energy Policies: • Encourage and support educational programs and research that focuses on alternative or renewable energy systems such as offered by Metro Cities, University of Minnesota Extension Services, Minnesota Office of Environmental Assistance, Anoka County and other organizations • Encourage the possible use of solar energy in future housing developments • Encourage future site and building plans to design for efficient use of solar energy including such elements as the location of windows, shade trees, and driveways Goal: Reduce maintenance and energy costs for public facilities and infrastructure 2018 Comprehensive Plan Update 1 - 8 AN p p Objective: Where feasible, use low energy design elements for future public facilities and infrastructure development Policy: Explore alternative energy sources when replacing systems in public facilities Housing Goals, Objectives and Policies Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents Goal: Remain responsive to housing market demands through implementation of the Land Use Plan Objective: Utilize the existing housing stock to provide a portion of the affordable housing demand projected by the Metropolitan Council Objective: Utilize local controls to provide opportunities for a variety of housing types, including affordable housing Objective: Continue to work with agencies that provide affordable housing and housing for residents with special needs Policies: • Work with property owners to identify sources of funding for home improvements to prevent deterioration of the city's older homes • Support Anoka County's efforts to implement the Five -Year Consolidated Plan Utilize the planned unit development review process for medium and high-density residential projects to encourage more efficient allocation of density and intensity of land use and get higher quality development while providing amenities not otherwise achievable with existing zoning classes. Support public service agency applications for the Community Development Block Grant Program 23 23 NDOVG p p 208 Comprehensive Plan Update 1 - 9 Transportation Goals, Objectives and Policies Goal: Provide a safe and efficient transportation system that is cost effective and serves the existing and future access and mobility needs of the City Objective: Ensure adequate internal and external transportation access and links for efficient movement of people and goods Objective: Provide a transportation system that enhances quality economic development within the City Objective: Provide a transportation system that meets the varied needs of Andover residents Objective: Consider the mobility needs of all persons in the planning and development of the transportation system Objective: Continue to support Anoka County Transportation Department applications for safety improvements of roadways Policies: • Provide for early and continuing citizen involvement in transportation planning and implementation of projects • Provide a roadway system within a functional hierarchy that accommodates existing and future travel demands by providing the necessary design features to satisfy the roadway's intended use • Provide sufficient roadway capacity through the construction of transportation system improvements that accommodate existing and future demand • Require construction of transportation system improvements in conjunction with new developments when the need is created by the new development • Require payment for future transportation improvements as a part of development approval proportionate to the demand created by new developments • Ensure that all components of the transportation system are maintained and developed to the highest standards to insure against detrimental impact upon community growth • Utilize the Capital Improvement Plan to schedule projects that increase public safety by minimizing hazards and correcting poorly designed intersections and access points Zy 2 `-f ANLbbqR4k20J8 Comprehensive Plan Update I - I n Goal: Provide a coordinated transportation system that is compatible with adjacent municipality, Anoka County, Metropolitan Council and State of Minnesota transportation plans Objective: Coordinate transportation planning and transportation system improvements with other government agencies to increase efficiencies Objective: Increase opportunities for funding of local transportation system improvements from federal, state and county funding sources Policies: Coordinate grant applications and other funding requests, when appropriate, with neighboring municipalities, as well as state, regional and county agencies Coordinate participation of Anoka County and adjacent cities, where appropriate, in the provision of Transportation Plan elements Goal: Provide multi -modal transportation options whenever and wherever feasible and advantageous Objective: Periodically evaluate potential ridership and feasibility of joining the Metropolitan Transit Taxing District to provide additional transit options for Andover residents Policies: • Identify locations for park and ride facilities and preserve the ability to implement these facilities in the future • Promote ridesharing and increased vehicle occupancies throughout the City Goal: Minimize impacts of the transportation system on the natural environment Objective: Ensure environmentally sensitive implementation of the transportation system through the planning, design and construction of improvements Objective: Consider the impacts of improvements to the existing transportation system on land use, environmental, social, historic, and cultural resources 25 25 Z (o DMA 2018 Comprehensive Plan Update 1- 11 Policies: • Adhere to best management practices and all components of the Implementation Plan during the planning, construction and maintenance of the transportation system • Separate non -motorized traffic from arterial and collector roadways • Encourage joint parking facilities to conserve land Goal: Enhance accessibility by providing an interconnected multi- use trail system Objective: Provide an accessible trail system that links residential neighborhoods, commercial developments, and park areas Objective: Utilize multiple funding sources to complete the regional and local trail systems Objective: Coordinate trail construction with street improvement projects, new development, expansion and redevelopment projects Policies: • Maintain a map of existing and future local and regional trails and coordinate trail planning, construction and maintenance in the Capital Improvement Plan • Fund regional trail system improvements adjacent to residential properties with trail fees collected from new residential developments • Require regional trail construction adjacent to commercial and industrial properties, where shown on the trails plan, in conjunction with development, expansion and redevelopment projects • Require local trail construction adjacent to residential, commercial and industrial properties, where shown on the trails plan, in conjunction with development, expansion and redevelopment projects Develop trails in accordance with the American Association of State Highway Transportation Officials (AASHTO) standards • Coordinate trail and sidewalk improvements, where appropriate, with Anoka County and neighboring cities Z(� I ANLbbq^ 2018 Comprehensive Plan Update 1-12 Water Resources Goals, Objectives and Policies These goals, objectives and policies are included within the City of Andover Water Resource Management Plan and Water Supply Plan. These are separate documents that have been adopted as a component of the Comprehensive Plan. Parks and Open Space Goals, Objectives and Policies Goal 1: Provide parks and facilities that meet present park needs and plan for the future needs of the city Objectives: a. Maintain and upgrade current park facilities b. Evaluate existing conditions and future growth projections to determine the types of parks and facilities needed to complete the park system C. Provide more passive recreation opportunities d. Provide for a balance among active and passive recreation areas and activities e. Provide recreation facilities for all age groups and abilities within the city f. Design and maintain recreation areas with appropriate lighting, landscaping, parking, and shelter design g. Consider the Site Selection Criteria established in the Parks and Open Space Plan and the standards of the National Recreation and Park Association in the planning and design of the park system Policies: • Implement a maintenance schedule for the grounds and facilities within the current park system • Aggregate resources from local, state and federal sources to complete planned improvements as scheduled in the Capital Improvement Plan • Maintain and Update the Park Study as a guide for the number, size, type and location of parks and facilities needed to complete the park system to serve the needs of residents 27 27 Zb NDOVE 2018 Comprehensive Plan Update 1-13 • Accept only lands suitable for park and recreation purposes as fulfillment of the parkland dedication requirements. • Utilize the Capital Improvement Plan to schedule replacement of existing park facilities and installation of new facilities • Utilize the Park and Recreation Commission to advise the Council on matters relating to parks, recreation and park facilities • Provide regulations and policies for park use and park dedication • Consider the adopted Guidelines for Field Usage by Youth Athletic Associations • Work cooperatively with other organizations and government agencies to enhance local and regional park systems Goal 2: Promote, protect, preserve and enhance the City's natural resources and open space for the enjoyment of residents, protection of water and air quality and the preservation of wildlife habitat Objective: Consider development of passive, nature -related recreation or conservancy areas on sites found to be suitable for these purposes Objective: Identify appropriate areas for preservation through analysis of natural features, the Site Selection Criteria established in the Parks and Open Space Plan and the Land Use Plan Objective: Plan for and provide connections with the park and trail systems in a manner that both preserves and allows public enjoyment of natural areas Objective: Seek to provide buffer areas adjacent to significant natural resources and parks Policies: • Work collaboratively with property owners in the preservation of open space Permanently protect open space with conservation easements, even when fee title acquisition and other methods are used • Prepare, implement and monitor the effectiveness of conservation plans that address the specific characteristics of the various types of natural areas • Utilize the Open Space Advisory Commission to advise the Council on matters concerning preservation of open space NDOVE 2018 Comprehensive Plan Update 1 - 14 • Prevent incompatible land uses from locating adjacent to parks and open space areas through implementation of the Land Use Plan and zoning regulations • Work cooperatively with other organizations and government agencies to acquire and enhance open space areas within the city • Recognize preservation of nature preserves and open space as a benefit in Planned Unit Developments Z9 29 SECTION: 13-3-1: 13-3-2: 13-3-3: 13-3-4: 13-3-5: 13-3-6: 13-3-7: 13-3-8: 13-3-9: 13-3-10: 13-3-11: 13-3-12: CHAPTER 3 PLANNED UNIT DEVELOPMENT (PUD) Purpose Utilization of PUD PUD Concept Review Uses Density Zoning And Subdivision Approval Process Fees And Costs Standards And Requirements Findings Required Revisions And Amendments Desirable PUD Design Qualities Approval Of Planned Unit Development 13-3-1: PURPOSE: The purpose of a PUD is to encourage more efficient allocation of density and intensity of land use where such arrangement is desirable and feasible by providing the means for greater creativity and flexibility in environmental design than provided under the strict application of this code. It must be demonstrated to the satisfaction of the City Council that a higher quality development will result than could be otherwise achieved through strict application of this code. (Ord. 298, 8-4-2004) 13-3-2: UTILIZATION OF PUD: Planned Unit Development (PUD) regulations may be allowed by the City Council to be applied and/or utilized for all developments including the following: townhomes, single- and two-family homes (both urban and rural), apartment projects, multiuse structures, commercial developments, industrial developments, mixed residential and commercial developments and similar projects. (Ord. 298, 8-4-2004) 13-3-3: PUD CONCEPT REVIEW: Any person or persons who may apply for a PUD may request a concept review with respect to land which may be subject to a PUD. The purpose of a PUD concept review is to afford such persons an opportunity, without incurring substantial expense, to have the general feasibility of a PUD proposal considered. PUD concept reviews shall follow the sketch plan procedures provided in Section 11-2-1 of this code. (Ord. 298,8-4-2004) 13-3-4: USES: Planned Unit Developments shall be required to conform to the permitted and conditional uses set forth in Title 12 of this code pertaining to the applicable zoning district. (Ord. 298, 8-4-2004) 30 13-3-5: DENSITY: The density of residential developments shall be required to conform to the applicable land use district. (Ord. 298, 8-4-2004) 13-3-6: ZONING AND SUBDIVISION STANDARDS AND REQUIREMENTS: All standards and provisions relating to an original zoning district shall apply, unless otherwise approved as a part of the PUD. All standards may be modified or waived provided the applicant demonstrates harmony with the purpose of the PUD and the findings described in Section 13-3- 9 of this chapter. (Ord. 298, 8-4-2004) 13-3-7: APPROVAL PROCESS: An applicant for a PUD shall submit in the application all of the material required by this chapter. Each PUD requested must adhere to the following process: A. Permitted and conditional uses shall follow the Conditional Use Permit procedures provided in Section 12-14-6 of this code to establish the development standards for the PUD. These uses shall also complete the commercial site plan process once the Planned Unit Development has been approved. (Amd. 2/20/07, Ord. 341) B. Applications involving the subdivision of land shall complete a preliminary and final plat under the procedures provided in Title 11, "Subdivision Regulations", of this code. (Ord. 298, 8-4-2004) 13-3-8: FEES AND COSTS: Applications for a PUD shall be filed at the office of the City Planner along with a nonrefundable application fee for the approval process specified in Sections 13-3-3 and 13-3-7 of this chapter in the amount established by the City Council to defray administrative costs. (Ord. 298, 8-4-2004) 13-3-9: FINDINGS REQUIRED: In order for a PUD to be approved, the City shall find that the following are present: A. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. B. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. C. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. D. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. (Ord. 298, 8-4-2004) S1 31 13-3-10: REVISIONS AND AMENDMENTS: Administrative approval of incidental changes in the PUD may be authorized by the City Planner upon review and approval by ARC. Such administrative approvals shall not substantially alter the character of the approved PUD and shall be limited to landscaping (not including quantity reduction), color schemes (not including materials), association documents, fencing, entrance monuments and decks. Changes in uses or development/design standards must be submitted for a full public hearing review process. (Amended Ord. 314, 10-4-2005) 13-3-11: DESIRABLE PUD DESIGN QUALITIES: The following design qualities will be sought in any PUD: A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements of design qualities described in this chapter. B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be a part of the proposed development. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back-to-back lots. D. Preserves existing stands of trees and/or significant trees. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. F. Preserves significant usable space on individual lots or through the provision of open space within the development. G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification signs, etc. H. The proposed structures within the development demonstrate quality architectural design and the use of high quality building materials for unique design and detailing. The lasting quality of the development will be ensured by design, maintenance and use guidelines established through an owners' association. (Ord. 298, 8-4-2004) 13-3-12: APPROVAL OF PLANNED UNIT DEVELOPMENT: The developer must demonstrate that the amenities and qualities of the Planned Unit 32- 13-3-10: 2 32 Development are beneficial and in the public interest to allow the development to be approved. A substantial amount of the design qualities identified in Section 13-3-11 of this chapter shall be found to be present in order to approve a PUD. The amount of amenities and type of qualities that constitute an acceptable PUD are at the sole discretion of the City Council to determine. (Ord. 298, 8-4-2004) 13:3-13: REDEVELOPMENT PUDs: A property owner may apply for a redevelopment PUD for their property, if the property meets the criteria outlined in this section. Such redevelopment PUDs shall only be used for lot splits. PUDs on all other subdivisions shall follow the normal PUD requirements laid out in this chapter. All provisions of City Code chapter 13-3 shall apply to redevelopment PUDs except for section 13-3-11. A redevelopment PUD may be permitted if the subject property meets the following standards: A. The existing principal structure on the property is at least 30 years old, or does not meet current building codes, or has a blighting effect on the surrounding neighborhood, and will be removed as part of the redevelopment of the property. B. The houses built on the new lots would be similar in size and architectural design to those in the surrounding neighborhood. Architectural plans must be included in the application for a redevelopment PUD and approved by the Council. (Amd. 2/20/07, Ord. 341) 33 33 Andover Crossings Multi -Family TO: Joe Janish I Community Development Director 1 City of Andover RE: Andover Crossings - Market Rate 150 -unit multi -family building Planned Unit Development Application FROM: Della Kolpin I dk design & development group, inc. DATE: December 17, 2021 (revised following city staff comments & drawings for Commercial Site Plan review) Legal Description: Lot 1, Block 2, ANDOVER CROSSINGS, Anoka County, Minnesota, according to the recorded plat thereof. The dk design design & development group team proposes to construct a 150 -unit market rate multi -family apartment building with numerous amenities in Andover, MN. Currently an 18.76 vacant site, the proposed apartment building will be located at the intersection of 7th Avenue NW (CSAR #7) and Bunker Lake Boulevard NW (CSAH # 116) in the proposed mixed-use development. The current property owner is LGA Andover, LLC and our development team is purchasing 9.27 acres for our apartment development. The team believes this is a strong development opportunity given the demand for market rate apartments in Andover. Based on our thorough market assessment, the proposed apartment community will provide much needed housing to many individuals, families, businesses, and schools operating in the adjacent neighborhood and community. A survey by Marquette Advisors found vacancy rates of 2.7% in the Anoka/Champlin submarket, 3.0% in the Coon Rapids submarket, and 2.0% in the Blaine submarket in 4th Quarter 2020. Out of 5,349 units in these three submarkets, only 144 were vacant (2.7%). A market at equilibrium of supply and demand typically runs ata 5% vacancy rate. 11 Page 34 351 Andover Crossings Multi -Family LAND USE: The apartment project site is currently zoned M-2, Multiple Dwelling. This 'mixed-use' community center is a place where retail shops, apartment buildings, single family residences, schools and other local serving uses come together. It is located at a major intersection that is compatible for an apartment building, within the existing residential neighborhood context, and it also has good access to places of employment, recreation facilities and shopping in Andover and surrounding communities. The site location attributes: • Site is on the northeast intersection of Bunker Lake Road (CSAH #116) and 7th Avenue NW (CSAH #7), which are both major arteries in Andover. • Site has excellent access and visibility within Andover because of its location at this intersection. • 7th Avenue connects with Highway 10, a limited -access freeway, about a mile and a half south of the Site, which connects with the overall Twin Cities Metro Area freeway network and therefore provides the Site with excellent access to jobs, shopping, and entertainment within the greater metro area. • Major retail is about 2.5 miles from the Site in Coon Rapids, centered on Riverdale Commons, with many national retailers. About 3.5 miles east of the Site, on Bunker Lake Road, is a Walmart and Target, along with other smaller stores, including Festival Foods, Walgreen's, Andover Cinema, and Andover Lanes. • Located in residential growth area of Andover and neighboring communities. • Major employers near the Site include Federal Cartridge, Anoka -Hennepin School District, Pentair, Anoka County Government Center, Anoka Metro Reginal Treatment Center, Mercy Hospital, RMS Company, Honeywell Aerospace, Anoka - Ramsey Community College, and Anoka Technical College. • The Andover market is underserved with multi -family apartments. The health and character of a community can be measured in its housing stock. The City of Andover, with this new development, will be providing a housing choice to meet the changing needs of the community. Site is walking distance to Rum River Library. • There are six schools located within five miles of the site location: Andover High School, Andover Elementary School, Wilson Elementary, Crooked Lake Elementary, Legacy Christian Academy and Anoka High School. • Anoka Nature Preserve is a five-minute walk from the site. This 200+ acre park along Rum River has trails for walking, jogging, cross country skiing and snowshoeing. 21 Page 35 35 Andover Crossings Multi -Family MULTI -FAMILY PROPOSED DEVELOPMENT: The development team is focused on delivering: • High quality designed housing to ensure compatibility between the residential and commercial uses. • Creating attractive, community -oriented development that positively reflects on the image and identity of Andover. The proposed design is a three story, 150 -unit apartment building on the property. The apartment building will have below grade parking, large resident community room and outdoor patio space, fitness and recreation room with exterior fitness area & tot lot, business center, coffee bar in lobby, onsite manager and maintenance office, resident storage units, mail and package room, dog park, dog wash station, bike storage and walking paths. The building will have unit mix of studio, studio + den, 1 bedroom, 1 bed + den, 2 -bedroom and 2 -bed +den units. Each unit will include a balcony or patio. Site Design and Placement: The multi -family apartment building has been oriented on the site for multiple reasons: • On this mixed-use site, the apartment building is separated from the commercial activity with the new public road, which provides safety for tot lot and recreatior area from traffic activity. • Located to eliminate shadows on surrounding lower height building. The multi- family three story height is "buffered" from single-family residential. There is an existing area of wetland which creates a natural buffer between the property and residential properties to the northeast and east. The 20 -acre CenterPoint Energy property to the north provides another "buffer" to the north, leaving residential properties more than seven hundred feet north of the proposed apartment building. • Building placement takes advantage of the east to west sun movement throughout the day for residential units. • Main visitor/resident entrance and parking lot visible to new public roadway, while protected from the prevailing north winds during winter. • Residential units found on the east wing will enjoy long vistas across the existing wetland. • Per code, our site plan is designed with fire access route and accessibility on all sides of the building. On the east, we have planned a 12'-0" paved connector route versus utilizing the 120' hammerhead or 96' diameter turn around. 31 Page 3(p RM Andover Crossings Multi -Family Exterior Design: The development and design team are proposing an apartment building with a contemporary upscale look, while complementing the surrounding residential site context; single family homes, Capstone Townhomes and proposed Assisted Living Facility on the mixed-use site. • The gable roof is a remarkably simple straightforward and functional design. The roof also provides an opportunity for vaulted ceilings, adding volume to the residential units on the third floor. • Shed roofs modulate the fa4ade reducing the scale of the building, but more importantly creates visual interest through pattern of material change. Shed roofs are another example of clean and simple roof structures. The simple roof line lends itself to modern design quite nicely. • The prefabricated suspended decks will continue the building layers for more depth and visual interest. • The main entrance welcomes residents and guests, incorporating textures and colors that will draw one into the apartment building, similar goal as the front door of a house. This exterior design incorporates materials such as stone, glass, vertical and horizontal steel siding. The use of vertical and lap siding provides a residential feel to the exterior while the stone compliments the tones of siding planned for a timeless, elegant expression. Landscape Design: The proposed Landscape plan will feature native tree, shrub, and perennial plantings. Plantings around the perimeter of the site will help to screen adjacent properties to reduce the impact of the new development and provide new residents with screening and privacy from the street. • The north property line will be planted with a mix of evergreen and smaller ornamental trees to provide year-round interest and color for residential balconies and patios. The fire access will not be inhibited by proposed plantings between the fire lane and multi- family building. A fenced -in dog run with a gravel/mulch surface will be provided at the NW corner of the site and will be screened from adjacent patios with evergreen trees. • The parking lot will be planted with large deciduous trees to provide shade during the summer and reduce the heat island effect. Beneath the trees will be planted ornamental grasses. • An outdoor amenity space will be installed at the southeast corner of the interior space. A fire pit with a seating area, as well as a cedar arbor for shade with seating below. Gas grills will be provided for residents to use. • An outdoor recreation space is planned on the east side of the building to include a 'tot lot' and will be screened from the building with evergreen trees. • Stormwater basins will be planted with a mix of evergreen, small ornamental, and large tree planting to create a'natural' feel and provide habitat for wildlife. • In the street boulevard, large trees will be planted at 30'-0" on center and will be mulched with dark hardwood mulch. • All beds on site will be mulched with dark hardwood mulch. 41 Page 37 37 Andover Crossings Multi -Family Civil Engineering: As part of the proposed multi -family project, a proposed storm water management system will be constructed to meet the water quality and rate control requirements of the City of Andover, as well as the Lower Rum River Watershed Management Organization (LRRWMO). Runoff from the proposed multi -family building and parking lot areas will be directed to a proposed infiltration basin via surface drainage and proposed storm sewer. The proposed infiltration basin is designed to collect and infiltrate the entire runoff volume generated from 1.1 -inches of runoff off proposed impervious surfacing (the water quality event). Furthermore, the proposed infiltration basin is designed such that overall proposed site runoff rates do not exceed overall existing site runoff rates from the 24-hour — 2, 10, and 100 - year storm events. It should be noted that the proposed infiltration basin will be regional, and receive runoff from the adjacent street, as well as nearby assisted living facility site. Pre-treatment for the proposed infiltration basin will consist of grass swales and/or storm sewer sump structures. The proposed infiltration basin will outlet into an existing adjacent wetland located to the east. Proposed private storm sewer is sized to convey runoff from the 24-hour — 10 -year storm event. Private sanitary sewer and water service will be provided to the building via sanitary and water stubs connected to public sanitary and water main proposed for the overall Andover Crossings development. Hydrants are located by fire code and shown on plans. Site Coverage and Green Space: The 'green space' goal for our apartment community focuses on a design plan that supports its residents, their pets and those actively using Andover's walking paths and public parks. We believe that our design will encourage our residents to fully utilize the apartment green space amenities, as well as city parks and trails. Taking into consideration the site green spaces, the development will include 144,968 SF or 42% of green space. The east side of the property, facing the existing wetland, is designed with a fire access road to support resident access around the site, as well as to the tot lot, basketball area and patio attached to indoor fitness/recreation room. The interior west side is designed to be a social area for residents and their guests, which will include outdoor dining table sets, lounge seating and two outdoor grilles. This west side outdoor space is connected to an interior community room. 51 Page 38 iw Andover Crossings Multi -Family Below is a Site Area Calculation table, which has been modified for our Commercial Site Plan resubmission to include the Right of Way, per City of Andover planning staff. Site Area Calculations Acres SF Actual % Andover Code % Building Coverage 1.24 acres 54,000 SF 16% 30% max. All pavements 3.27 acres 142,716 SF 42% All non -pavements 3.33 acres 144,968 SF 42% 25% min. Site Size 7.84 acres usable * 341,684 SF 100% * 10.61+/- with adjacent wetlands and ROW Parking Stall Deviation: Current Andover City Code requires 2.5 parking stalls per unit. Our apartment development is proposing 2.0 parking stalls per unit. While evaluating the overall site design, we spent significant efforts seeking the optimal balance of the size of the building footprint, achieving pedestrian circulation around the site, beautifying the site landscaping/greenspace, and providing adequate parking to accommodate residents and guests. While all components mentioned above serve as important components to the overall success of the project, parking deserves a close study to ensure we supply the optimal amount of parking to serve the market demands of the residents and guests. The chart below was developed with the assistance of our management company and is based on their experiences at numerous other comparable apartment communities. As shown below, most studios have single occupancy. For one -bedroom units, management noted most one -bedroom units at comparable properties have 1.5 vehicles per unit so please note 1.65 stalls per unit is a generous allocation. Two bedrooms often have two vehicles. Additionally, one stall for every three units has been designated as guest parking. Therefore, we feel very comfortable with the balance of building, sidewalks, landscaping, and parking provided on the site. Below grade enclosed 150 parking stalls 1.00 stall/unit 61 Page 0 39 Andover Crossings Multi -Family Surface parking 152 parking stalls 1.01 stall/unit Parking Analysis Unit Type # Of units Front Yard Total Provided Studio * 22 1.00 stall/unit 22 One Bedroom ** 77 1.65 stalls/unit 127 Two Bedroom 51 2.00 stalls/unit 102 Visitor Parking 1 stall/2.94 units 51 TOTAL 150 2.01 stalls/unit 302 stalls Management Company comments: *Majority of studios have single occupancy **Most one -bedroom units at comparable properties have 1.5 vehicles per unit Below grade parking stall size: Current Andover City Code requires 10'-0" wide x 18'-0" deep parking stalls. Our apartment development is proposing 9'-0" wide x 20'-0" deep parking stalls in the below grade garage. This size allows us to provide 1 stall for each unit per city code. In our surface parking lot, we will provide code required parking stalls of 10'-0" x 18'-0". Apartment Building Height Deviation: The maximum height allowed in the M-2 Multiple Dwelling District is 35'. Our development team is formally requesting a building height variance from 35'-0" to 39'-5". Our development team strongly believes that the pitched roof design for our multi -family development is desirable within the site context, as well as providing our building with a residential feel. • In today's apartment buildings, it has become common practice to provide 9'-0" ceiling vs traditional 8'-0" ceiling heights to meet market demands and provide an exceptional living experience. We are proposing 9'-0" ceiling heights on all three residential floors. On the third floor the roof design allows us to provide vaulted ceilings for the residents. • We are providing the required fire suppression system internally, as well as fire access lanes on our site. • In the design of our site, we have increased the required setbacks in all directions, to eliminate building shadows to be cast on other building structures throughout the day and seasons. Setback M2 Standard Actual Front Yard 40' 50' Side Yard 30' East 70' minimum West 54'-5" to 66' Back Yard 30' 67' 71 Page yv 1{b Andover Crossings Multi -Family • As noted earlier, the three-story height is "buffered" from single-family residential. There is an existing area of wetland which creates a natural buffer between the property and residential properties to the northeast and east. The 20 -acre CenterPoint Energy property to the north provides another "buffer" to the north, leaving residential properties more than seven hundred feet north of the proposed apartment building. • Again, our multi -family development has 42% of green space, which is 17% over the Andover code requirement of 25% minimum. • Pitched roofs shed snow easier and quicker in Minnesota winters. As well, pitched roof offer better rainfall drainage during the other seasons and reduce repair and maintenance costs. 81 Page 4I qI Development Team & Consultants Current Property Owner: LGA Andover, LLC 10700 Old County Road #15 Plymouth, MN 55441 Attn: Blaine Waters Direct: 763.595.9511 Developer: dk design & development group, inc. 2880 Jewel Lane North Plymouth, MN 55447 Attn: Della Kolpin Direct: 612.840.9801 Civil Engineer: Schultz Engineering & Site Design 18 South Riverside Avenue Suite 230 Sartell, MN 56377 Attn: Brian Schultz Direct: 320.339.0669 Fax: 866.633.1830 Architect: Mahler & Associates 5150 Marson Drive Sauk Rapids, MN 56379 Attn: Graeme Mahler Direct: 320.257.2724 Landscape Architect: 91 Page be landscape designs 708 NE 15th Avenue Minneapolis, MN 55413 Attn: Ben Erickson Business: 612.382.0902 Andover Crossings Multi -Family y2 y2 J'JIlJ';f:.11lf Y December 13, 2021 Wade Tollefson, Contractors Capital Company 1428 5`h Ave Anoka, MN 55303 763-205-2037 wade@tollberghomes.com Andover Senior Living Commercial Site Plan Narrative Proposal / Intended Use / Justification: Noberg Homes is proposing a 32 -unit assisted living and memory care building located near the intersection of Bunker Lake Boulevard and 7`" Avenue West. The Building will be a 22,000 SF single story wood framed structure, with high quality finishes that resembles a single-family residential design. The building includes an in -floor heating system to ensure all residents are always comfortable. The floor plan is an open concept with a vaulted ceiling entrance and common areas, wide hallways, fireplaces, fish tanks and indoor/outdoor activity spaces. Exterior Design: The building will boast with many upgraded exterior features. The roof will be architectural dimensional shingles along with many attractive roof pitches. The siding will be an upgrade LP lap siding with color with multiple color and style changes. The building will also be accented with gorgeous brick or stone. Site/Landscape Design: The design of the site will provide an attractive streetscape due to the use of undulation topography, landscaping, decorative street lighting, retaining walls, fencing, and area identification signs, etc. The lasting quality of the development will be ensured by design, maintenance and use established by the developer/owner. Zoning / Land Use / Comprehensive Plan: The proposed site is 2.37 -acres. This project is part of an overall Preliminary Plat involving an apartment building and multiple commercial buildings. This project will be applying for a Condition Use Permit (CUP) as well as a Planned Unit Development (PUD). These requests will allow for a senior living facility to occupy the proposed parcel of land. This area of opportunity represents the primary locations of growth and new development in the city and provide opportunities for Andover to accommodate new development that enhances the character of the community and provides additional housing and commercial opportunities to serve the changing population. X13 X13 PUD Deviations: 1. 40' front setback is shown, 50' is required a. The setback of 40' is shown along the south property line (Bunker Lake Boulevard) to better fit the apartment building to the north and ponding that exists on both sites. This request is reasonable and will only help the overall development fit in a seamless way. 2. 25 parking stalls shown, 32 required a. The requirement of 32 parking stalls is due to a "one stall per unit" portion in the City code. The residents of this building will not have private vehicles as they don't drive and are near end of life. The 25 parking stalls shown on the site plan have been proven to be enough for a building of this use at multiple other sites within the twin Cities Metro. Project Team: Contractors Capital Company (developer) Rosa Architectural Group, Inc. (architect) Civil Site Group (civil engineering and landscape design) Wade Tollefson Contractors Capital Company President LH yq Andover Commons Commercial Development Commercial Development Narrative November 12, 2021 The Andover Commons development proposal provides a mixture of complimentary land uses consistent with the Andover Future Land Use Plan and Zoning Designations for this area. Both Residential and General Business uses are included and will be accessed by a new road connecting 7th Avenue with Bunker Lake Boulevard through the interior of the site. Please refer to the attached concept plan as you consider the following: VEHICULAR ACCESS AND CIRCULATION Access to 7`h Avenue will connect at a new full movement, stoplight -controlled intersection. The thru road to the development parcel will pass through the CenterPoint Energy parcel under an accepted agreement between the city of Andover and CenterPoint Energy. Access to Bunker Lake Boulevard will be a right in/right out intersection to be located approximately 350' west of the new intersection approved for the Capstone Homes development to the south. It is anticipated turn lane improvements will be required on Bunker Lake Boulevard. The thru-street will be a 33' (Back -to -Back) City -owned local access roadway on 60' right-of-way. Standard setbacks will apply to the proposed uses from the ROW. Turning movements and radii are consistent with a slow speed (30 mph max) roadway. A right in access from 7`h Avenue NW into the parcel is a critical element of the commercial viability of this development. The proposed uses rely on easy access to the businesses and the full movement access to the north is too far away for the easy in and out circulation needed. PROPOSED COMMERCIAL USES: Andover Crossing is designed with a mixed use plan in plan including designated commercial area. The area has 5+ acres dedicated for commercial/retail uses. It is anticipated that we will have 4-5 commercial pad sites within that area. The commercial uses for this development will consist of a variety of parcel and building sizes. Uses that will benefit from the high traffic and visibility at this intersection are proposed. It is important to note that the end users for this site are not 100% certain and some future manipulation of the building size and layout is possible. The current market will dictate the potential uses including restaurants, coffee shop, child care, medical office, and office space. Quest Development team continues to identify unique users to diversify the commercial retail experience in Andover Crossings. Andover Crossings will have a pedestrian friendly retail experience with the goal to provide the residential residents the day to day necessities in a walkable safe environment. y5 145 Andover Crossings will have a mix of local and regional tenants to promote a strong retail experience to shop, dine, and play locally. Quest Development is a local owner, developer, and operator, which can adapt and be creative with the changing commercial retail environment and provide this new neighborhood retail community for the future use and enjoyment to local residents. q(O Chapter 12 COMMERCIAL4NDUSTRIAL PERMITTED, PERMITTED ACCESSORY, CONDTPIONAL, INTERIM AND PROI-IIBITED USES? P-PemuttedUse GR -General Recreation PA- Permitted Accessory Use LB-Lmutedl3usmess C -Conditional Useimromrvmrs NB -Neighborhood Business X- prohibited Use Sc- Sho mg Carter PUD -Planned Unit Development G&General Busmess I-Irrterim Use 1 -Industrial If Use Not Specifically Listed or Provided for Elsewhere in the City Code It Is Prohibited Permitted, Permitted Accessory, Conditional, Interim and Prohibited Uses Zoning Districts GR LB NB SC GB I Auto Related Uses Automobile service stations in compliance with City Code 12-8-4 X X C 6 C ° C C Car wash automated X X X C X X Car wash self service X X X X P P Car wash, accessory to automobile service station X X X P P P School bus terminal X X X X X P Transportation terminals or motor freight terminals X X X X X X Vehicle sales new in Compliance with City Code 3-8 X X X X C C Vehicle sales used in Compliance with City Code 3-8 X X X X C C Liquor Liquor licenses in compliance with City Code 3-1 C X X C C C Liquor License, On -Sale Wine in compliance with City Code 3-1 X X C C C C Liquor stores, off -sale in compliance with City Code 3-1 X X X C C X Retail Trade and Services Adult use business as defined in Title 3, Chapter 7 of the City Code X X X X C C Barbershops and beauty salons X P P P P X Cam rounds, gun clubs and ranges, archery ranges, racetracks C X X X X X Christmas tree sales X I I I I I Commercial recreation, indoors P P P P P P Commercial recreation outdoors C C C C C C Commercial riding stables C X X X X X Crematorium in compliance with definition under City Code 12-2 X X X X I C C Daycare centers (Commercial) X P P P P P Da care centers(drop in X PA PA PA PA PA Drive in businesses or businesses with a drive through window X C C C C C Dry Cleaning Processing (Amended Ord. 323, 2-7-2006) in compliance with definition under City Code 12-2 X X X X C C Financial institutions X P P P P P Hotels and motels X X C C C C Lumberyard X1 X1 X X X C Medical and dental clinics X P P P P P Medical clinic - continuous operation X C C C C C Mortuaries and funeral homes without crematorium X P P P P P Pawnbrokers- as defined in Title 3, Chapter 4 of the City Code X X X C C C Precious metal dealers -as defined in City Code 3-4 X X X C C C Professional studios X P P P P P Recreational vehicle, boat and marine equipment sales X X X P P P Rental businesses (Equipment) X X I I P P Repair services as defined in City Code 12-2 X P P P P P Resorts C X X X X X Restamants/cafcs P C P P P P Restaurant with live entertainment X X X C C X Retail trade and services X C P P P C Secondhand goods dealers as defined in Title 3, Chapter 4 of this code X X X C C C Theaters (Indoors) X X X P P P Theaters (Outdoors) C X X X X X L4'7 x-17 Veterinary clinics no outside pens or animal storage) X c c c P P Other Solar Energy Systems(ground mounted X I X X X X X Solar Energy Systems roof mounted PA I PA I PA PA PA PA w mme Chapter 12 COMMERCIALHNDUSTRIAL PERMITTED, PERMITTED ACCESSORY, CONDITIONAL, INTERIM AND PROHIBITED USES? P-PemuttedUse GR- General Recreation PA- Permitted Acoesso Use LB- Limited Business C -Conditional Usemsrxroornons NB -Neighborhood Business X-ProbibikdUse SC -Shopping Center PUD• Planted Unit Development GB -General Busitmess I -Interim Use I- Industrial If Use Not SpecificaliV Listed or Provided for Elsewhere in the City Code, It Is Prohibited Permitted, Permitted Accessory, Conditional, Interim and Prohibited Uses Zomig Districts GR LB NB SC GB I Schools K-12 X X X X X X Post -Secondary Schools C C C C C C Schools exceeding height maximum up to 45 feet in height X C C C C C Storage Bulk fuel storage (tanks greater than 1,000 gallon storage capacity) in compliance with City Code 12-8-2 X X C C C C Highway construction materials (temporary processing and storage) in compliance with City Code 12-16 Mini storage indoor storage only) X X X X C C Outdoor display, storage, and sales X X C C C C Outdoor display, storage, and sales- during operating hours only X X C C C C Tires - Exterior storage of waste tires X X X X X X Tires - Interior storage of more than eight 8 waste tires X C C C C C Toxic waste storage X X X X X X Utilities Private utilities (gas, electric, phone, cable, etc) in Complaince with City Code 8-2 P P P P P P Private utility structures and/or uses (electrical transmission lines, gas pipelines, etc.) C C C C C C Public utility uses for local service P P P P P P Other Any incidental repair, processing, and storage necessary to conduct a permitted commercial or industrial principal use but not to exceed thirty percent (30%) of the floor area space of the principal building. X PA PA PA PA PA Antennas in excess of thirty-five feet (35') in height in compliance with City Code 9-12 C C C C C C Buildings (Principal) exceeding height maximum subject to City Code 12-3-5 C C C C C C Contractors' Shops and Storage Yards X X Cm2 X P P Religious Institution X X X C C X Clubs and lodges X X X X P X Continuous operation of a business (footnote 9 & 10) X X P P xmo xio Excavation (Mining) greater than 400 cubic yards when no building permit has been issued in compliance with City Code 12-16 I I I I I I Golf courses and driving ranges C X X X X X Group Homes as regulated by State Statute X X X X X X Junkyards X X X X X X Land Reclamation in compliance with City Code 12-16 1 I I I 1 I I Landfills X X X X X X Manufacturing X X X X P P Marinas C X X X X X Offices X p5 P P P P Publicly owned and operated property except as herein amended P P P P P P Research laboratories X X X X P P Swimming pools and recreation areas or structures IRA I PA I PA PA PA PA Uses which may be detrimental to the health, safety, and welfare of persons residing or working in the vicinity X I X I X X X X 444 L19 (Amended Ord. 8,10-21-1970; amd. Ord. 8JJJJJJ, 7-18-2002; Ord. 8000000, 8-5-2002; Ord.S000QQQ, 10- 1-2002; Ord. 8RRRRRR, 10-1-2002; amd. Ord. 8AAAAAAA, 4-15-2003; amd. 2003 Code; amd. Ord. 314 10-4-2005; amd. Ord. 385 7-21- 09; amd. Ord. 388 10-20-09; and. Ord. 390 3-16-10; amd. Ord. 397 8-17-10; Amd. Ord. 404,1-18-11; Amd. Ord. 436,4-15-14; Amd. Ord. 480,3-20-18; Amd. Ord. 509,7-21-20) I Conditional use permits for uses not listed herein shall not be granted except where the city council determines that said uses are similar in character to those listed herein. Within any of the following districts, no land or structure shall be used for the following uses by districts except by conditional use permit and in accordance with the criteria as stated in subsection 12-15-6D of this title. 2 Private sewer and water systems shall only be permitted on every other lot, or no more frequently than one private system for each forty thousand (40,000) square feet where large lots are established. This shall not apply to lots of record at the time this title is adopted. On each new plat, the lots are to be developed in accordance with this chapter and shall be so designated. 3 Private sewer and water systems shall only be permitted to replace systems on existing lots when municipal sewer and water is not available. (Amended Ord. 314, 10-4-2005) 4 Provided a minimum of twenty five thousand (25,000) square feet of retail floor space is constructed, except as otherwise approved as part of a Planned Unit Development. 5 Loading berths prohibited in the LB district. 6 After a minimum of two thousand (2,000) square feet of retail floor space is constructed, provided the site is two (2) acres or larger. 7 See subsection 13-2-4 of this code for permitted, conditional, and prohibited uses in the AgP district. 8 Farm operations in existence on April 18, 2006 are exempt from this provision. See also City Code 12-4-4. 9 Sec 12-2-2 for definitions of "Continuous Operation and Non -continuous Operation". (Amended Ord. 421, 10-2-12) 10 From November 15th to January 1 st continuous operation will be allowed in the General Business and Industrial Zoning District. (Amended Ord. 424, 11-7-12) 11 See subsection 12-9-2 of this code for permitted home occupations. 12 Contractors' Shops and Storage Yards within NB —Neighborhood Business districts shall be located on properties outside of the Metropolitan Urban Service Area (MUSA) boundary. 5-O 50 Wholesale businesses X X X X P P Wind Energy Conversion Systems (WECS)-as defined in and in compliance C C C C C C with Title 9, Chapter 13 of this code. WECS are prohibited on WDE site. (Amended Ord. 8,10-21-1970; amd. Ord. 8JJJJJJ, 7-18-2002; Ord. 8000000, 8-5-2002; Ord.S000QQQ, 10- 1-2002; Ord. 8RRRRRR, 10-1-2002; amd. Ord. 8AAAAAAA, 4-15-2003; amd. 2003 Code; amd. Ord. 314 10-4-2005; amd. Ord. 385 7-21- 09; amd. Ord. 388 10-20-09; and. Ord. 390 3-16-10; amd. Ord. 397 8-17-10; Amd. Ord. 404,1-18-11; Amd. Ord. 436,4-15-14; Amd. Ord. 480,3-20-18; Amd. Ord. 509,7-21-20) I Conditional use permits for uses not listed herein shall not be granted except where the city council determines that said uses are similar in character to those listed herein. Within any of the following districts, no land or structure shall be used for the following uses by districts except by conditional use permit and in accordance with the criteria as stated in subsection 12-15-6D of this title. 2 Private sewer and water systems shall only be permitted on every other lot, or no more frequently than one private system for each forty thousand (40,000) square feet where large lots are established. This shall not apply to lots of record at the time this title is adopted. On each new plat, the lots are to be developed in accordance with this chapter and shall be so designated. 3 Private sewer and water systems shall only be permitted to replace systems on existing lots when municipal sewer and water is not available. (Amended Ord. 314, 10-4-2005) 4 Provided a minimum of twenty five thousand (25,000) square feet of retail floor space is constructed, except as otherwise approved as part of a Planned Unit Development. 5 Loading berths prohibited in the LB district. 6 After a minimum of two thousand (2,000) square feet of retail floor space is constructed, provided the site is two (2) acres or larger. 7 See subsection 13-2-4 of this code for permitted, conditional, and prohibited uses in the AgP district. 8 Farm operations in existence on April 18, 2006 are exempt from this provision. See also City Code 12-4-4. 9 Sec 12-2-2 for definitions of "Continuous Operation and Non -continuous Operation". (Amended Ord. 421, 10-2-12) 10 From November 15th to January 1 st continuous operation will be allowed in the General Business and Industrial Zoning District. (Amended Ord. 424, 11-7-12) 11 See subsection 12-9-2 of this code for permitted home occupations. 12 Contractors' Shops and Storage Yards within NB —Neighborhood Business districts shall be located on properties outside of the Metropolitan Urban Service Area (MUSA) boundary. 5-O 50 AD e ]-)UBIJC HEARTAJLA N&TIFICATIOn! Av%Z.CA <-- z si 5r L NVA CORNER OF .� II 5 I I I �I 11°I E I zl I d.eKVOwcwu N Pie � 5 TE [REF C.SA N. 6YJ. Fl�le w I r; F...R2M x]639 �-589°I221'W,SY56 I � ' LOCK 1 PRELIMINARY PLAT OF: ANDOVER CROSSINGS LEGAL DE5CRIPTION The 50uthwnl Quarter o(Ne SauNessl Uuvruxa(Secdoo 30, TP ti032, R.wIl 34, Anoka County, MD,Y,MAD. PLAT MY 22 SdL N flyingyW oflle swNIme o(Pasel I,ANOKA COUMYHIGHWAY RIGHT -0F -WAY PLAT NU. 22 mtl ib ANOKA i COUNTY And exmpl PNccl I. ANOKA,COUNY HIGHWY RIGHT -0F -WAY PLAT NO. 22 Antl except Puceis 20 and IDA, COUNTY HIGHWAY RIGHT -0F -WAY PLAT N0. 82 PRLPERTYZONCIM-1 TREE COUNTS TOB NO: 2021-483 PRELIMINARY PLAT PREPARED FOR: FILE NAME: 2021-483.DWG LGA ANDOVER, LLC LOCATION: 30-32-24 NEA ZONE B ZONEC ZONED _q 4'-8 4'-12 4'-3 a W p 6•-15 6--3 .3, 092•/ _( aePfial...wefele unvsrya,;nlc n,uaicwlirylo:eivey uen a, h�19.rvMalmNnw, uaMgvwW smve Iwr.eat wY w16aa+l a 8"-11 10'-3 B•-9 I a I<vN Onl��_INMiB 3 10--4 _, 10•-5 12'-416--1 �89.11)02" E L2&.62 17�SSGN:O]t]0 / I 12--3 CLUSTERV-m'-2 d / /z 0.9/2!/ -Acres 14--3 y 1-' -1- -- F...R2M x]639 �-589°I221'W,SY56 I � ' LOCK 1 PRELIMINARY PLAT OF: ANDOVER CROSSINGS LEGAL DE5CRIPTION The 50uthwnl Quarter o(Ne SauNessl Uuvruxa(Secdoo 30, TP ti032, R.wIl 34, Anoka County, MD,Y,MAD. PLAT MY 22 SdL N flyingyW oflle swNIme o(Pasel I,ANOKA COUMYHIGHWAY RIGHT -0F -WAY PLAT NU. 22 mtl ib ANOKA i COUNTY And exmpl PNccl I. ANOKA,COUNY HIGHWY RIGHT -0F -WAY PLAT NO. 22 Antl except Puceis 20 and IDA, COUNTY HIGHWAY RIGHT -0F -WAY PLAT N0. 82 PRLPERTYZONCIM-1 TREE COUNTS TOB NO: 2021-483 PRELIMINARY PLAT PREPARED FOR: FILE NAME: 2021-483.DWG LGA ANDOVER, LLC LOCATION: 30-32-24 NEA ZONE B ZONEC ZONED _q 4'-8 4'-12 4'-3 JI —55UPVE1' 15 INTENDED ONLY FOR TIE SENEM OF THE PARTY TO WIgM NOTE: IT WAS PREPARED FOR AND SHOULD NOT BE PRIED UPON BY ANY OTHER PARTY 6•-15 6--3 6• -]Ll WHO DEVELOPED AND MADE THIS CRAWIPi UHAUTILPILED REPROdKTICN aePfial...wefele unvsrya,;nlc n,uaicwlirylo:eivey uen a, h�19.rvMalmNnw, uaMgvwW smve Iwr.eat wY w16aa+l a 8"-11 10'-3 B•-9 10. 3 a I<vN Onl��_INMiB 3 10--4 12'-4 10•-5 12'-416--1 �89.11)02" E L2&.62 17�SSGN:O]t]0 12--3 CLUSTERV-m'-2 8IB--1 -- NEW I-Lr/T NY 14--3 -1- -- 32--1 \ TREE TOTAL ON SITE -121 DRAINAGE AND UTDSTY EASEMENTS DRAINAGE AND UTILITY EASEMENTS ARE SHOWN mOVERry ZONED'.xl THUS: BEING 10 FEET IN WIDTH AND ADTOtNING STREETLINES ANDBER465FEETINWZTH NEDEN.TY 0. AREA TABLE GROSS RESIDQMI LA A IS 16,b A.,S W TLANDS/WATERPW 5/ 33M/ -AIRES .. A.,YA]EP VOWS /1 IF PV VARKS/OPEN SVACES 0 AROUPIA MNOA _UO N ABU 0 V HMO.t MAIMtNANO, Ac(E55E5 N"FNOSmENrz.LL MEA T .1 WAY Lb -A COUNTY RI6 TOF WAV O TOTAL LOTS 6 OTALUNITS- NET pFNSm- POADMILES -ole ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN. 1 LFA AWOVERIu Le3md INDICATES IRON MONUMENTMCED 15111 l02 T 1, _� , ( g. eR 6 1e I l / • [afw INpICATES IRON MONUMENT FOUND qqnn .ecvSTFR v / / i l / 6of3PodE ae ,/I / l / I SAE AOEfv&COc / / / / IRONINDICMONUATES AMENNRA COUNTY CAST I 1 ryI�5EJ y / SIN93;m1 Oy / /SITE BENDULARK / e 8 I * I �ilr "` —sr— INDICATES STORM SEWER LINE EEV: euamVI TOEN IS. CALAMI \� / / // / P S T I IYn { su— INDICATES SANITARY SEWER LINE INDICATES UNDERGROUND WATER l4El \\ IT —6 INDICATES UNDEAWOUND6A5 A\yV'�VA� —E— INDICATES UNDER6ROUNDELELTPIC —T— INDICATES UNDER6ROUND TELEPHONE INDICATES UNDER6ROUND CABLE —F— INDICATES UNDERGROUND FIBER OPTIC INDICATESOVERHEADPOWER FLOOD SONY A —x— INDICATES FENCE LINE IRDNU rvzoNED'RA ® INDICATES SANITARY MANHOLE INDICATES CATCH BASIN A OMiuA6F EASEMENT INDICATES VALVE \ \'rJ- _ LFAANmYEEu \\ �\..� \\\ \ \ -.\ \ - 3 PPOPFRry owTIER'. v A vv v v aaV vAV A SNDICATES HYDRANT tP L \ 2 )2: INDICATES POWER POLE °p gA:- INDICATESLI6HTPOLE \�-- __--_ \m'\ \ ® INDICATES GAS PEDESTAL fr. •r rr „ \ \\ 2 [MLA9 D.'i /ORAIwFEdlnam \ \ \ \� \=\� \ 2° lye, lB..�l /Y37 ° ,]ojlti / FASFMF+r- -, ; _\ \N89\0 16\ �?6.� B INDICATES ELECTRIC PEDESTAL se9'og'16 W 14019/ 9 N NW"3Lw3000 �' 1>--`.—t-\\ \ \ "- `�1 o INDICATES CABLE PEDESTAL \\\\ \`Z\ m INDICATES FIBER OPTIC PEDESTAL _ ,,y� .1, '�`1 / P16914 — p�edWP D35eE' J - \\ \ \ V \ \ \\\ Ylx] ¢. m ,L INDICATES GUY WIRE L-28.66 °Y \\ \ \ I\ \ \ !�\ \ a / 3 / / W+gV _ -� A A A A A\ \V AA A AY V INDICATES SIGN °}(° 'I' \} INDICATES COMMUNICATION MANHOLE \; I \\L%S {°'\\\� C\\ ZONED _//" (D INDICATES ELECTRIC MANHOLE i Ilk, lowx vae nzui t1' v ..PxNCMv ee/.m� om— _ ., INDICATES BITUMINOUS SURFACE Wmaxe23hhAvh 'W \\ \ \SNDICATESCONCRETESURFACE lM4HT E \\ lmrzamE UTIL[Tv\ Z S-•%1Py, RIM e3P] NOS EASE .AIVEry,"LoW n10 NO5205939]M66 A. "WS.ZW9 3M16d20P20 N2 J53 SURVEYOR'S NOTES: a.PR IVEFRU _q nbl"AKmn lana Swryan.bex\Frvev rcY^neJMnvtm.¢N. REDID., OWTEY LENTFImnIM ENFROYMIENERASC0 OO.=W STINCTRF u(Mbrp RLM=OnaKLOM3 JI —55UPVE1' 15 INTENDED ONLY FOR TIE SENEM OF THE PARTY TO WIgM NOTE: IT WAS PREPARED FOR AND SHOULD NOT BE PRIED UPON BY ANY OTHER PARTY EE C EE E$—E FF O y{I WHO DEVELOPED AND MADE THIS CRAWIPi UHAUTILPILED REPROdKTICN aePfial...wefele unvsrya,;nlc n,uaicwlirylo:eivey uen a, h�19.rvMalmNnw, uaMgvwW smve Iwr.eat wY w16aa+l a vFL ,,.�au,L u'nallay ti Kmn nmw d'rcnnu� Owldl w�lirya'�mywesmgMed RIM:.41 PVL -0]A3 efl'(F/Wj 9 IFM00914 - -' a I<vN Onl��_INMiB 3 IIA'(k0 B0� _. el, (rF .. < IF-p N4y"` eLi RLN -0]'v.19 PIM-O]SA �89.11)02" E L2&.62 17�SSGN:O]t]0 s DRAINAGE AND UTDSTY EASEMENTS DRAINAGE AND UTILITY EASEMENTS ARE SHOWN mOVERry ZONED'.xl THUS: BEING 10 FEET IN WIDTH AND ADTOtNING STREETLINES ANDBER465FEETINWZTH NEDEN.TY 0. AREA TABLE GROSS RESIDQMI LA A IS 16,b A.,S W TLANDS/WATERPW 5/ 33M/ -AIRES .. A.,YA]EP VOWS /1 IF PV VARKS/OPEN SVACES 0 AROUPIA MNOA _UO N ABU 0 V HMO.t MAIMtNANO, Ac(E55E5 N"FNOSmENrz.LL MEA T .1 WAY Lb -A COUNTY RI6 TOF WAV O TOTAL LOTS 6 OTALUNITS- NET pFNSm- POADMILES -ole ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN. 1 LFA AWOVERIu Le3md INDICATES IRON MONUMENTMCED 15111 l02 T 1, _� , ( g. eR 6 1e I l / • [afw INpICATES IRON MONUMENT FOUND qqnn .ecvSTFR v / / i l / 6of3PodE ae ,/I / l / I SAE AOEfv&COc / / / / IRONINDICMONUATES AMENNRA COUNTY CAST I 1 ryI�5EJ y / SIN93;m1 Oy / /SITE BENDULARK / e 8 I * I �ilr "` —sr— INDICATES STORM SEWER LINE EEV: euamVI TOEN IS. CALAMI \� / / // / P S T I IYn { su— INDICATES SANITARY SEWER LINE INDICATES UNDERGROUND WATER l4El \\ IT —6 INDICATES UNDEAWOUND6A5 A\yV'�VA� —E— INDICATES UNDER6ROUNDELELTPIC —T— INDICATES UNDER6ROUND TELEPHONE INDICATES UNDER6ROUND CABLE —F— INDICATES UNDERGROUND FIBER OPTIC INDICATESOVERHEADPOWER FLOOD SONY A —x— INDICATES FENCE LINE IRDNU rvzoNED'RA ® INDICATES SANITARY MANHOLE INDICATES CATCH BASIN A OMiuA6F EASEMENT INDICATES VALVE \ \'rJ- _ LFAANmYEEu \\ �\..� \\\ \ \ -.\ \ - 3 PPOPFRry owTIER'. v A vv v v aaV vAV A SNDICATES HYDRANT tP L \ 2 )2: INDICATES POWER POLE °p gA:- INDICATESLI6HTPOLE \�-- __--_ \m'\ \ ® INDICATES GAS PEDESTAL fr. •r rr „ \ \\ 2 [MLA9 D.'i /ORAIwFEdlnam \ \ \ \� \=\� \ 2° lye, lB..�l /Y37 ° ,]ojlti / FASFMF+r- -, ; _\ \N89\0 16\ �?6.� B INDICATES ELECTRIC PEDESTAL se9'og'16 W 14019/ 9 N NW"3Lw3000 �' 1>--`.—t-\\ \ \ "- `�1 o INDICATES CABLE PEDESTAL \\\\ \`Z\ m INDICATES FIBER OPTIC PEDESTAL _ ,,y� .1, '�`1 / P16914 — p�edWP D35eE' J - \\ \ \ V \ \ \\\ Ylx] ¢. m ,L INDICATES GUY WIRE L-28.66 °Y \\ \ \ I\ \ \ !�\ \ a / 3 / / W+gV _ -� A A A A A\ \V AA A AY V INDICATES SIGN °}(° 'I' \} INDICATES COMMUNICATION MANHOLE \; I \\L%S {°'\\\� C\\ ZONED _//" (D INDICATES ELECTRIC MANHOLE i Ilk, lowx vae nzui t1' v ..PxNCMv ee/.m� om— _ ., INDICATES BITUMINOUS SURFACE Wmaxe23hhAvh 'W \\ \ \SNDICATESCONCRETESURFACE lM4HT E \\ lmrzamE UTIL[Tv\ Z S-•%1Py, RIM e3P] NOS EASE .AIVEry,"LoW n10 NO5205939]M66 A. "WS.ZW9 3M16d20P20 N2 J53 51/4LOMLiW SEC. 30, T32 424 y SURVEYOR'S NOTES: a.PR IVEFRU _q nbl"AKmn lana Swryan.bex\Frvev rcY^neJMnvtm.¢N. f n W 0 a P". —55UPVE1' 15 INTENDED ONLY FOR TIE SENEM OF THE PARTY TO WIgM NOTE: IT WAS PREPARED FOR AND SHOULD NOT BE PRIED UPON BY ANY OTHER PARTY EE C EE E$—E FF O y{I WHO DEVELOPED AND MADE THIS CRAWIPi UHAUTILPILED REPROdKTICN aePfial...wefele unvsrya,;nlc n,uaicwlirylo:eivey uen a, h�19.rvMalmNnw, uaMgvwW smve Iwr.eat wY w16aa+l a vFL ,,.�au,L u'nallay ti Kmn nmw d'rcnnu� Owldl w�lirya'�mywesmgMed RIM:.41 PVL -0]A3 efl'(F/Wj 9 IFM00914 - -' a I<vN Onl��_INMiB 3 IIA'(k0 B0� _. el, (rF .. < IF-p N4y"` eLi RLN -0]'v.19 PIM-O]SA 17�SSGN:O]t]0 s -- NEW I-Lr/T NY -1- -- 51/4LOMLiW SEC. 30, T32 424 y --- SOVnl LINEOFVMOLL A NORA CO. NW/ RO W KATNO 22 PadEPry OWNER: gy 12gyti.M-2 LIRA A.. 340 PRELIMINARY PLAT PREPARED BY: 1004 2nd ST. SE COLDOLD SPPEL HILL RD.RINGIAN 56320 OLMALLEY & KRON ,MWILLMARN 56201 PH. 320-685-5905 PH. 320-235-0.12 FAX 320-685-3056 LAND 5URVEYORS, INC, FAX 320-685-3056 F —o__( o IM _ i eP. �NWG� RhEYNWFPATI6 9z. 63—SNS—�- Y ]NN9W.l] 3NWskea9T - 'a>♦ INOlen NOTMEATMEASAf � =N -All W'F-B622 60 0 30 60 120 W[NBIr OWPx" tw AN .CX SCAIEINFEET REVISED 12-7-21 (UPDATED DRAINAGE & UIWTY EASEMENT PER GRADING PLAN) rEREBY CERTIFY THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME UNDER MY DIRER SUPERVISION AND THAT 1 AM A DULY REGISTERED LAND RVEYOR UNDER THE LAWS OF THE STATE OF M[NNESOTA SHEET 1 OF 1 /1'e—� DATE: 0930.2021 NIEL M RRON MINNESOTA RE.IRTMTION NO. 41621 SURVEYOR'S NOTES: a.PR IVEFRU VPC�Rry ZONED.inen,rr�rc,:�rc.m..';e..w..��e nbl"AKmn lana Swryan.bex\Frvev rcY^neJMnvtm.¢N. w..rcr.Y i. wu t«u d.'u.,We.l.rc W 0 a P". —55UPVE1' 15 INTENDED ONLY FOR TIE SENEM OF THE PARTY TO WIgM NOTE: IT WAS PREPARED FOR AND SHOULD NOT BE PRIED UPON BY ANY OTHER PARTY -eeEly .1'.wo1e6)6wea P•ovgNM1Y we(ryat av6rve.. OPFMAWCO EPPUPP05EWITHOUTFIPSTLNTARPK SURVEYOR 11.1 ,Term—nlemn •ere l.rmMnind we Cyw, 3�rc Oi 'I WHO DEVELOPED AND MADE THIS CRAWIPi UHAUTILPILED REPROdKTICN aePfial...wefele unvsrya,;nlc n,uaicwlirylo:eivey uen a, h�19.rvMalmNnw, uaMgvwW smve Iwr.eat wY w16aa+l OF TYQS b`CUMETIT25 PRONIRITED. vFL ,,.�au,L u'nallay ti Kmn nmw d'rcnnu� Owldl w�lirya'�mywesmgMed aul Ju Iwa¢z Pn.,r,owgY;od, wnundP`er lv. �. 1-80631-1166 YufuwuhAl nwn6+211R3)929 --- SOVnl LINEOFVMOLL A NORA CO. NW/ RO W KATNO 22 PadEPry OWNER: gy 12gyti.M-2 LIRA A.. 340 PRELIMINARY PLAT PREPARED BY: 1004 2nd ST. SE COLDOLD SPPEL HILL RD.RINGIAN 56320 OLMALLEY & KRON ,MWILLMARN 56201 PH. 320-685-5905 PH. 320-235-0.12 FAX 320-685-3056 LAND 5URVEYORS, INC, FAX 320-685-3056 F —o__( o IM _ i eP. �NWG� RhEYNWFPATI6 9z. 63—SNS—�- Y ]NN9W.l] 3NWskea9T - 'a>♦ INOlen NOTMEATMEASAf � =N -All W'F-B622 60 0 30 60 120 W[NBIr OWPx" tw AN .CX SCAIEINFEET REVISED 12-7-21 (UPDATED DRAINAGE & UIWTY EASEMENT PER GRADING PLAN) rEREBY CERTIFY THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME UNDER MY DIRER SUPERVISION AND THAT 1 AM A DULY REGISTERED LAND RVEYOR UNDER THE LAWS OF THE STATE OF M[NNESOTA SHEET 1 OF 1 /1'e—� DATE: 0930.2021 NIEL M RRON MINNESOTA RE.IRTMTION NO. 41621 - r- apyp I!a Izol m y MORN av� � P wrt I I [CE k _ nu Irn '4yQy ,5 8§ �, wZ illi Zy �85E I W 9 i mri 10 A1C V•ay ( w W _ nn n+e . gg ^za w ,_ nm riles. I —. Oe, � Y4PXMt.ePA(.Ree ul I > III \ \ Q I Q I y V I i II 4 ffaN. 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UI ■■ ■■ - II 0 1 IIII_ F . I.nll ■. 11 n ■■ i�r �......,II m ie m m anu 1 1 YIY Ulu, 1111111 �IY® YII (IIII IIIII sn 11`, -_ m n }i®11 �� �c-�� r■n Itlailll�l�®I �� �� �� �� -� �; n1u� 1,•-A''.- �IYI NW1 IIIII YI ,nmi ni rn (3) REDBUD (4) CRABAPPIE'SPRING SNOW 6'. CLUMP (4) RED PINE, B HOT SCALE- 1•=%F-0 Qualification: This electronic drawing (CAD) file was prepared by B.E. LANDSCAPE DESIGNS. for this project, and Is an Instrument of Serviceowned by B.E. LANDSCAPE DESIGNS. and to be used solely with respect to this project. This electronic drawing (CAD) file shall not be used on other projects, for additions to this project or for Completion of this project by others without written approval by B.E. LANDSCAPE DESIGNS. This drawing shall be used for Information and reference only. All intentional or unintentional revisions, additions or deletions to these CAD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall indemnify, hold harmless and defend B.E. LANDSCAPE DESIGNS. from any 8 all responsibilities, claims and liabilities. - (3) GERNCEBERRY'AUTUMN BRILIANCE' V NET. CLUMP (5) JUNIPER MEDORA' B' HGT r NO MOW SEED MIK (2)JAP TRE ULAC 1 (2)ARSORNTAETECHNr 56-T FIREACCE — FIRE ACCESS HILLS' (3)SERVICEBERRV 'AUTUMN BRILLIANCP (4)AMM AN PINE, a HOT r(2) CRA&TPPLE'WRING SNOW 5' HOT. CLUMP Le I DARK'W INALLPL W DEPTH (18)BUSHHONEYSUCKLE (13) JUNIPER' GREY OW.' (2) 6ERVICEBERRY nl)JIJMPER'GREYONA' (3)TAUNTON YEW AUTUMN BRILLMNCE' 1 GRASS %ARL FOERSTER' B. CLUMP ) - IRRIGATED TURF 1-&(12) SIBERIAN IRIS RUFFLED VELVET (3) MUCO PINE TPNNENBAUM' (17) TIGERUUY TNY NVINT (4) SPIREA'FRITSCHIJU Y PARKINGLOT EIGHT DARK'MOCH4' MULCH IN ALL PLANTING BEDS, 3• DEPTH (6) LINDEN REDMONO' 2S CAL -. IRNIGATED PARKING LOT TURF SCREENING - (15)CATMINi WALI�RS LOW � (14) SPIREA, TOR' (15)SEDUM' AUTUMNAT (18) JUNIPER GREY OWL (14) SHRUB ROSE `CHAMPWN 1T HOT (11)8PINEATOR J, LY SAJARED' J J (10)CA71IINI H HONEYSUCKLE LOW (0) GAYULY'BAJA REO IRRIGATED/' (3)svimp WR OAK r (3) NRF / r (3) BkLSAM FIR I ^ (3) REOBUO - (3)BALSAM FIR SELGARD PAVER PATIO, MELVILLE 3 PIECE WITH 4• BORDER CEDARARBOR (2) GAS GRILLS - (3) SPRUCE BLACK HILLS. 6 HOT - IRRIGATED NRF I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly registered Landscape Architect in the State of Minnesota. SIGNATURE REGISTRATION # 50130 DATE 17-3-541211 A !LANDSCAPE NARRATIVE: THE PROPOSED LANDSCAPE PIAN WILL FEATURE NATIVE TREE. SHRUB, AND PERENNNL PL W ENGS TO THE EXTENT POSSIBLE. PUN INGS AROUND THE PERIMETER OF THE SITE WILL HELP TO SCREEN ADJACENT PROPERTIES TO REDUCE THE IMPACT OF THE NEW DEVELOPMENT AND PROVIDE NEW RESIDENTS WITH SCREENING AND PRIVACY FROM THE STREET. THE NORTH PROPERTY LINE W LL BE PLANTED WITH A MIX OF EVERGREEN AND SMALLER ORNAMENTAL TREES TO PROwCE YEAR ROUND INTEREST AND COLOR FOR REMDENTIFL BLLCONIES AND PATIOS. FIRE ACCESS W UL NOT BE INHIBITED BY PROPOSEDPIWTINGS. ._.... . . - . A FENCED W DCC RUN WITH A GRAVEL/ MULCH SURFACE WILL BE PROVIDED AT THE NTN CORNER OF THE SITE AND WILL BE SCREENED FROM ADJACENT BALCONIES WITH EVERGREEN TREES, THE PARKING LOT WILL BE PLANTED HATH LARGE DECIDUOUS TREES TO PROVIDE SHADE DURING THE SUMMER AND REDUCE THE HEAT ISLAND EFFECT. BENEATH THE TREES WT U- BE PLANTED ORNAMENTAL GRASSES. A OUTDOOR AMEN" SPACE WILL BE INSTALLED AT THE BE CORNEROF THE INTERIOR SPACE. AFIRE PIT WITH SEATING AREA AS WELL AS A CEDAR ARBOR FOR SHADE. GAS GRILLS WILL BE PROVIDED FOR RESIDENTS TO USE. A SMALL •PLAY AREA' DULL BE INSTALLED ON THE EAST SIDE OF THE BUILDING AND WILL RE SCREENED FROM THE BUILDING WITH EVERGREEN TREES. STORMWATER WINES W LL BE PI NNTED WITH A MIX OF EVERGREEN, SMALL ORNAMENTAL. AND URGE TREE PLANTINGS TO HELP CREATE A- FEEL AND PROVIDE HABITAT FOR W IDUFE. URGE TREES WILL BE PLANTED IN THE PUBLIC BOULEVARD AT W ON CENTER AND WILL BE MULCHED WITH DARK HARDWOOD MULCH AS WILL ALL BEDS ON SITE. (6) SERWCEBERRY __- A1TUMNSRILLWTCE6' EST. CLUMP L100 4H LANDSCAPE PLAN 12' NGT diETXEEP9I50LORALFEEror.lossa . 201.19 FEEr51FEPFAPRIEA/fOLMEALFI�T �N9)TPF.ESPE f1Y1m. m1 IARcc BcaB11DIrs a oRNAMEn r.uTREF9 N5o1vry on Tac cuRRCNr vLAx (MIEVEPCREP'i11EEd 6aOWI90N PI.W (X951 IXg) L451i£4MiFFrof sllE9FRIMEIER 91FrETSf1E PFPJEMiFF1MFEET•(N3)SKKU33 REQUIRED IXS SHRUB. IB LniEAL FEET W e... YERIW.-IFA. (11.)1INE I.LAST OP... PFR1A4.1rN 101. -(III) 1.M REQUWEO RMI Waves MIOWN ON CURRENT PLAN 3 PANT CALCULATIONS SCALE= NTS RECEIVED DEC 0 9 2021 CITY OF ANDOVER ANDOVER CROSSINGS APTS Andover MN DK DESIGN & DEVELOPMENT GROUP, INC. 2880 JEWEL LANE NORTH PLYMOUTH, MN 55447 ATTN: DELLA KOLPIN DIRECT: 612.840.9801 r (4) SPRUCE BLACK HILLS 6 HOT (3) JAPANESE TREE UI -AC 5HGT, CLUMP (3) ELM PRINCETON 2 S CAL 12' HOT. . M) ARBORVITAE TECHNY' a HGT N 5) GRASS' KARL FOERSTER- (2)6PRUCE'HILLS GMVEI/MULCH 1124NSFORMORM E FIRE ACCESS ONLY' SIGNAGE BLACK ALUM EDGE 00'HOT , BLACK ALUM FENCE. vEJMCNL PICKETS; ', `� ,I 43'-W yy T .4 FIREACCESS`,% - (18)BUSHHONEYSUCKLE - 1 �,A�3j��.}y (5) ARBORATAETECHNY VI I (5)ARSORTAE 05)JIMPER'GREYOWC---- (2)JAP TREEULIC J TECHNT (4) SPRUCE HIJACK HILLS B HGT- -----� NO MOW SEED MIX - , — DARK TAOCIU' MULCH (4) SERVIC EBERRY a17Bti AoBFj IN ALL PLAITING BEGS. 3- DEPTH 'AUTUMN BRILLIANCE 6, CLUMP - (3) ARBCRVRAE MCHN) lI. B HOT BIACKALUMEDGE BELGARDPAVER - (3) MAGNOLIA ROYAL ENTRY, MELVILLE STAR, B CLUMP lip - - 3 PIECE WITH 1T aP, BORDER iTT"I - CE BLACK HIUU BHGT FHOT (3) REDBUD (4) CRABAPPIE'SPRING SNOW 6'. CLUMP (4) RED PINE, B HOT SCALE- 1•=%F-0 Qualification: This electronic drawing (CAD) file was prepared by B.E. LANDSCAPE DESIGNS. for this project, and Is an Instrument of Serviceowned by B.E. LANDSCAPE DESIGNS. and to be used solely with respect to this project. This electronic drawing (CAD) file shall not be used on other projects, for additions to this project or for Completion of this project by others without written approval by B.E. LANDSCAPE DESIGNS. This drawing shall be used for Information and reference only. All intentional or unintentional revisions, additions or deletions to these CAD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall indemnify, hold harmless and defend B.E. LANDSCAPE DESIGNS. from any 8 all responsibilities, claims and liabilities. - (3) GERNCEBERRY'AUTUMN BRILIANCE' V NET. CLUMP (5) JUNIPER MEDORA' B' HGT r NO MOW SEED MIK (2)JAP TRE ULAC 1 (2)ARSORNTAETECHNr 56-T FIREACCE — FIRE ACCESS HILLS' (3)SERVICEBERRV 'AUTUMN BRILLIANCP (4)AMM AN PINE, a HOT r(2) CRA&TPPLE'WRING SNOW 5' HOT. CLUMP Le I DARK'W INALLPL W DEPTH (18)BUSHHONEYSUCKLE (13) JUNIPER' GREY OW.' (2) 6ERVICEBERRY nl)JIJMPER'GREYONA' (3)TAUNTON YEW AUTUMN BRILLMNCE' 1 GRASS %ARL FOERSTER' B. CLUMP ) - IRRIGATED TURF 1-&(12) SIBERIAN IRIS RUFFLED VELVET (3) MUCO PINE TPNNENBAUM' (17) TIGERUUY TNY NVINT (4) SPIREA'FRITSCHIJU Y PARKINGLOT EIGHT DARK'MOCH4' MULCH IN ALL PLANTING BEDS, 3• DEPTH (6) LINDEN REDMONO' 2S CAL -. IRNIGATED PARKING LOT TURF SCREENING - (15)CATMINi WALI�RS LOW � (14) SPIREA, TOR' (15)SEDUM' AUTUMNAT (18) JUNIPER GREY OWL (14) SHRUB ROSE `CHAMPWN 1T HOT (11)8PINEATOR J, LY SAJARED' J J (10)CA71IINI H HONEYSUCKLE LOW (0) GAYULY'BAJA REO IRRIGATED/' (3)svimp WR OAK r (3) NRF / r (3) BkLSAM FIR I ^ (3) REOBUO - (3)BALSAM FIR SELGARD PAVER PATIO, MELVILLE 3 PIECE WITH 4• BORDER CEDARARBOR (2) GAS GRILLS - (3) SPRUCE BLACK HILLS. 6 HOT - IRRIGATED NRF I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly registered Landscape Architect in the State of Minnesota. SIGNATURE REGISTRATION # 50130 DATE 17-3-541211 A !LANDSCAPE NARRATIVE: THE PROPOSED LANDSCAPE PIAN WILL FEATURE NATIVE TREE. SHRUB, AND PERENNNL PL W ENGS TO THE EXTENT POSSIBLE. PUN INGS AROUND THE PERIMETER OF THE SITE WILL HELP TO SCREEN ADJACENT PROPERTIES TO REDUCE THE IMPACT OF THE NEW DEVELOPMENT AND PROVIDE NEW RESIDENTS WITH SCREENING AND PRIVACY FROM THE STREET. THE NORTH PROPERTY LINE W LL BE PLANTED WITH A MIX OF EVERGREEN AND SMALLER ORNAMENTAL TREES TO PROwCE YEAR ROUND INTEREST AND COLOR FOR REMDENTIFL BLLCONIES AND PATIOS. FIRE ACCESS W UL NOT BE INHIBITED BY PROPOSEDPIWTINGS. ._.... . . - . A FENCED W DCC RUN WITH A GRAVEL/ MULCH SURFACE WILL BE PROVIDED AT THE NTN CORNER OF THE SITE AND WILL BE SCREENED FROM ADJACENT BALCONIES WITH EVERGREEN TREES, THE PARKING LOT WILL BE PLANTED HATH LARGE DECIDUOUS TREES TO PROVIDE SHADE DURING THE SUMMER AND REDUCE THE HEAT ISLAND EFFECT. BENEATH THE TREES WT U- BE PLANTED ORNAMENTAL GRASSES. A OUTDOOR AMEN" SPACE WILL BE INSTALLED AT THE BE CORNEROF THE INTERIOR SPACE. AFIRE PIT WITH SEATING AREA AS WELL AS A CEDAR ARBOR FOR SHADE. GAS GRILLS WILL BE PROVIDED FOR RESIDENTS TO USE. A SMALL •PLAY AREA' DULL BE INSTALLED ON THE EAST SIDE OF THE BUILDING AND WILL RE SCREENED FROM THE BUILDING WITH EVERGREEN TREES. STORMWATER WINES W LL BE PI NNTED WITH A MIX OF EVERGREEN, SMALL ORNAMENTAL. AND URGE TREE PLANTINGS TO HELP CREATE A- FEEL AND PROVIDE HABITAT FOR W IDUFE. URGE TREES WILL BE PLANTED IN THE PUBLIC BOULEVARD AT W ON CENTER AND WILL BE MULCHED WITH DARK HARDWOOD MULCH AS WILL ALL BEDS ON SITE. (6) SERWCEBERRY __- A1TUMNSRILLWTCE6' EST. CLUMP L100 4H LANDSCAPE PLAN 12' NGT diETXEEP9I50LORALFEEror.lossa . 201.19 FEEr51FEPFAPRIEA/fOLMEALFI�T �N9)TPF.ESPE f1Y1m. m1 IARcc BcaB11DIrs a oRNAMEn r.uTREF9 N5o1vry on Tac cuRRCNr vLAx (MIEVEPCREP'i11EEd 6aOWI90N PI.W (X951 IXg) L451i£4MiFFrof sllE9FRIMEIER 91FrETSf1E PFPJEMiFF1MFEET•(N3)SKKU33 REQUIRED IXS SHRUB. IB LniEAL FEET W e... YERIW.-IFA. (11.)1INE I.LAST OP... PFR1A4.1rN 101. -(III) 1.M REQUWEO RMI Waves MIOWN ON CURRENT PLAN 3 PANT CALCULATIONS SCALE= NTS RECEIVED DEC 0 9 2021 CITY OF ANDOVER ANDOVER CROSSINGS APTS Andover MN DK DESIGN & DEVELOPMENT GROUP, INC. 2880 JEWEL LANE NORTH PLYMOUTH, MN 55447 ATTN: DELLA KOLPIN DIRECT: 612.840.9801 ` \ �\ i� sioPllrvATER Pd10— \ E CONCMN mFNAY I I DESIGNED BY GnlEns 6ora2BBB Lu Q STAVampsmR D COwTUJE. JIM. DNR Wetland 610W, RASIx DurIErliMn.vB 1 IL PROPOSE. NEW BLOG MN 1T_ SLAB GILGIT E 1 TORY E I Af'PROX 20 750 M CallMlBBFBNK l. g +wr®r-ma PROPOSED f0' PFCPoSEDERaECE 1 . — Irl=— . \ \ cn9TAM CWJINGE6UIRPT BY0.5 1 1 \ \ PROPOSED STMeTBYOMEM C' \j LODEDIMTE F MAL LCGnCN YA Cm CgKAETE PATO Zd SIdiMNATEA MIND. g PRKKiroCCNSTRUe11LM. M. SIGHS \ �OESIGNEOBY OTHERS / ,rte U J BDra7Dm •.. &15N WTETINWLC011.A I �—' � \ 1WYTOY MEN =11 AS 1B ' COOKIE TRUI ABI. SITE MATCH PROFS ED, MR / V / �'" � UT . �HGVYdM OR. WMi NP PaYi.SIRIPNIG • Y \r -\ TVP. • / B512C6G iYP �\wN.snB1� vwxlONG zs '..'} I ✓ � 5TC901Gx / _ TO _ i _ BE ® ` I III 'o,\ BT� TM PBM➢EA n `®� J--�-E ltd Tp�j^RTY, TOi I L A6B ON CAPA. I TO •25u5 AN, TVP. _ I \� A WNC. WALK NP ALLESSIBIE PANUNG IFWCLF TYP to 11PMP SEE , \ - V TAPER TVP. �+ O ,1 - y�3 WRHTAME.nP. \ \ BON culla \ TMS REFER \ —SCURI _ _ TVP 159 R O U Aw. NAI %L— P.N.AW nt1P MOTYYfm,s IxwLxxon'.a SIGNAGE. STRIPING ZKOUNDYTE i� REVISION SUMMARY NJVS E CONCMN mFNAY I I APROx PEROIY Lu Q STAVampsmR D COwTUJE. JIM. DNR Wetland 610W, - 1 IL PROPOSE. NEW BLOG 1 1 X00 I 1T_ SLAB GILGIT E 1 TORY E I Af'PROX 20 750 M CallMlBBFBNK l. g +wr®r-ma BLDG. BERMS .-PROPGSED.P R e- Lu cn9TAM BY corv5iaucT 1 _ mC' PROPOSED STMeTBYOMEM C' ) _ _ LODEDIMTE F MAL LCGnCN YA Cm CgKAETE PATO Zd xf ,1 - y�3 WRHTAME.nP. \ \ BON culla \ TMS REFER \ —SCURI _ _ TVP 159 R O U Aw. NAI %L— P.N.AW nt1P '73 MONUMEY}SIGry f11MLSlZEfl F1 _ � L �GTOUIOI+ , • § _. CL11_ MHi CALLOGGNOFENLE K§ � - - _ c wuKTry # PROPOSED 37 URFOSFMEM-7 r OUNDMATEIHM I99.7 j —�—Na -------------- ---------- - B U N K E R L A K E B L V D N W EX SITE LAYOUT NOTES: CITU OF ANDOVER SITE SPECIFIC NOTES: 1. SALL NALLERA ORREPLOGTgY UVOLLE AHVaAREOAMAE. COMAGi OMEROSiRTEONE COST TO1TKEORYCA&46'YI1661 FCAMIIIY LgAMN6.I0MWPb PWORTO LONSIRULTON, n1ECOM0.V;FOR 61WLflEPNflCfl PEPLACEANY UPIInESTINTAiE PNNG'D OUNNGCPYSIRULlKK1 AT NO LO5i i0THEOWNER 1. RESERVED FORCT'$FECNK REMOVPLNOTES. P. CONTRACTOR SRLLLVERIR LOCAnONSAND LAYpn OF NLSRE ELEMENTS IRRUPT. BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMPED TO. LO CNSOFQLSPNGANO PROPOSED PROPERTY LINES. EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR N RESPONSIBLE FOR FINAL LOCATIOMS OF ALL ELEMENTS FORME SnE. ANY REVISUOU REWIRED AFTER COMMENCEMENT OF CONSTRULTNON, DUE TO LOCATIONAL ADJUSTMENTS SPALL BE CORRECTED AT NO PECTORAL COST TO DINNER, AD.IUSTMEMS TO THE LAYOUT SFVLLL REAFFIRMED BY THE ENGNEMELANN f:URE ARCHTIECT PRION TO INSTALNTpx OF MATERIL0, STAKE UYOUT FOR APPRELI S. ME CONTRACTOR SHALL OUTRANK ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. INCLUONG A RIGMOFWAY ARID STREET OPENING PERMIT <. THE CONTRACTOR SHALL VERIFY RECOMMENWTNMS NOTED N ME GED TECHNICAL REMMMIlOR TO INSTALLATION OF 511E IMPROVEMENT MATERVLS 5 CONTRACTOR MALL FIELD VERIFY COORD NATES AND LOCATgN DIMENSIONS 6 ELEVATIONS OF THE BUIUTING AND STAVE FOR REVIEW AND APPROVAL BY THE OWNERS REEMSENTATNE PRION TO NSTILATNM'Or FOOTwG MATERML6. SITE AREA TABLE: G LOCATORS OF CHILLI MIDWAY PAVEMENTS, CURMAND URETERAL SOLLARDq ANDWALKSAREAPPROKIMAMAND MALL BE STAKED W THE FIELD, PRIORT01NSTAWTON, FOR RQIEWADOAPPRMAL BY ME ENGHEERIANDSWE AMHnCT. SITE ABTA GLCU ATOMS 7.. WRB DIMENSIONSSHOWNARE TO FACEOF CURB, BUILDING OMENSIONSAREMBACE MCONCIETE FOUNDATION. LOGTON OF BUILDING IS TO BUILDING FWHLL NEATONANOSL BE ASSHOWN ON ME EiISTNGCONfD OnON MumosCONGTON DMWNGS, YURMNGOCMSWE OSE O.m 2LMA9 LIS% B. ME OMBACTM SHALL SUBMIT SHOP OMWNGSORYWPLESAS SPECIFIED FOR RENEWANDAPPRWALBYME ENGINEERNJI05GPEARCHPECi PRI MFABPoGMYtfdLNLPPEFMAIGlFD51TE ALLPAVEMENTS OBE 0016 A. BE I16% IMPROVEMENT MATERJALS SUCH AS. BUT NOT LIMPED TO ME FOLLOWING FURNISHINGS PAVEMENTS. MADE. WINDS BENCHES. FLACPGEO, LANDING PALE FOR COM NAMES, AND LIGHT AND MILES. TILE MINES ALLNON-PAVEBENR aMZN66F LDA% 60.900 IF 619% RESERVES THE RIGHT TO REJECT INSTALLED INUMULLS NOT PREVIOUSLY APPROVED. 9 FFLCRTUMN CURB PAIRS SHALL BE CONTRUCTED YOM TRUNCATED OCHE WRING ARMS IN ADCORDANLE MYTH A.DA REWIREMENREI DI TOTALMTEANEA um A6 SF 1D].014 I66Y ]W.OI{ 10. CA0.CBWALK SNIPING SHALL BE 21' WIDE WHITE PLANTED UNE SPACED UE ON CENTER PERPENDIOMRTO ME FLOT OF TRAFFIC. THEM OF CROMME(SENLL PE 5WIDE ALL OTHER PAVEMENT MARI4NGS MALL BEMWCOLORUNLESSOMERWISENOTEDORREWIREDBYAMORLO GWERNNGWNM INVER ORISSURFAC6 11. SEE 611E Rµ FOR CURRANT] GLITTERTYPE TAPERP£1WEEH WRY TYPESSEEDETAIL PROPOSEOf%15i1ECOCMOIDON OSF DO% TM 39,3d55F 12. NL MRS PAWIARE MINIMUM SI1N1E55 OMERWISE NOTED. D I M E R. Q.VS PIIOP. 393A66F 3l1% 12. CONTRACTOR SHALL REFER TO FINAL PIAT FOR LOT BWNDANES,NUMBERS, PAW AN D DIMENSIONS PPMR TO SITE MPRWEMFMS la FIELD MERRY ALL EABTRUS WE CUM DmONS, DIMENEI 15. PARKING IS TO BE SET PARALLEL OR PERPENDIC111PR TO MOSTNG BUILDING UNLESS NOTED OTHERMEE. 16. ALL PARKING LOT PAINT STRIPING TO BE WHnEA'WIDE TYP. 17. BINANOUS PAVING TO BE LGHT DM UNLESS OTHERWISE MOTED. SFE DETAIL SHEETS FOR PAVEMENT SECT OBS. 18. AL TREES THAT ARE TO REMNN ARE TO BE PROTECTED FTOM DAMAGE WRH A CCMMUC7NM FENCE AT ME DRIP LME SEE LANDSCAPE DOCUMENTS. MOTYYfm,s IxwLxxon'.a t f 1PPETIC aP£CMINAL ARRON PAVEMENT MARKINGS ILc iMK9L BI}y REVISION SUMMARY SIGN AND MST ASSEMBLY, SHOP MUMVINGS REQUIRED W I �'dYFI R�FSSAMME�BCIi _I Lu Q A COwTUJE. JIM. DNR Wetland 610W, - �I <ACCESUBLRY —0* (11 APNGBLE) CO NOT \V� PRIM. SITE PLAN 100 Year HWL = 867.6 (Atlas 14) 4 %n --- CallMlBBFBNK l. g +wr®r-ma o V> Lu ' \ wERPND SUFFER SEN P Toru), ED r ry LODEDIMTE F MAL LCGnCN YA Cm r Zd ------ g PRKKiroCCNSTRUe11LM. M. SIGHS I � U TOBERIRCWSEDFRW C V. U-1 z L I Q m SN- F-1 ��L-42 143.33 ZEEMERCERRITYETATTENSIRLKH PTEPARD By ME OR JUROR RR ENECT MINI ,q I MIsce LIGET DUTY BITUMINOUS PAVEMENT BFAPPJdNE). ISSUESUBMITFAL GUMMPRV OSEE GEOTECHNICAL REPORT FOR AGGREGATE WE 6 NEAR COURSE DEPTH. SEE DEAR. HEAW LEI NEGATE MSE6 MEGDNYBINMIN N. ESPAVEMENTIIFEGATE BEEGEOURSE O TESTRANNUFFORER \ \ I6.6 WETLWD WFFERaNE DEPTH SEE DEOR RAIL. WFµ COURSE DEPTH, SEE DERAIL. AADWGEMR 'D6vT CExEPATO i CONCRETE PAVEMENT NF APPLICABLE) AS OR WA SEE GEOTEC SFECIFT F(FOR PM. COCRO. PAID iYF R'7 1 TE 6COMPETE REPORT FCR RETE 6l1XAn�N 1MU F. NNONGETCHY FEVITSAM CORRINROWEE WPXIH PROATE CMD TAIL SEE CM DETAIL MAN'FACNRFA 1 WET a EDGE IP PR SURVEY) YLINERtt — — � PROPERTY LINE ANDELECTRIGL M IIIIII m m m CONSEMUCTgN LIMITS CURB AND GUTTER -REE NOTES 1T0) TW OUT GTTM WHERE APPLECABLESEE PIM ` L \ m _ MY 1 � Q z z NO az < U E '73 MONUMEY}SIGry f11MLSlZEfl F1 _ � L �GTOUIOI+ , • § _. CL11_ MHi CALLOGGNOFENLE K§ � - - _ c wuKTry # PROPOSED 37 URFOSFMEM-7 r OUNDMATEIHM I99.7 j —�—Na -------------- ---------- - B U N K E R L A K E B L V D N W EX SITE LAYOUT NOTES: CITU OF ANDOVER SITE SPECIFIC NOTES: 1. SALL NALLERA ORREPLOGTgY UVOLLE AHVaAREOAMAE. COMAGi OMEROSiRTEONE COST TO1TKEORYCA&46'YI1661 FCAMIIIY LgAMN6.I0MWPb PWORTO LONSIRULTON, n1ECOM0.V;FOR 61WLflEPNflCfl PEPLACEANY UPIInESTINTAiE PNNG'D OUNNGCPYSIRULlKK1 AT NO LO5i i0THEOWNER 1. RESERVED FORCT'$FECNK REMOVPLNOTES. P. CONTRACTOR SRLLLVERIR LOCAnONSAND LAYpn OF NLSRE ELEMENTS IRRUPT. BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMPED TO. LO CNSOFQLSPNGANO PROPOSED PROPERTY LINES. EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR N RESPONSIBLE FOR FINAL LOCATIOMS OF ALL ELEMENTS FORME SnE. ANY REVISUOU REWIRED AFTER COMMENCEMENT OF CONSTRULTNON, DUE TO LOCATIONAL ADJUSTMENTS SPALL BE CORRECTED AT NO PECTORAL COST TO DINNER, AD.IUSTMEMS TO THE LAYOUT SFVLLL REAFFIRMED BY THE ENGNEMELANN f:URE ARCHTIECT PRION TO INSTALNTpx OF MATERIL0, STAKE UYOUT FOR APPRELI S. ME CONTRACTOR SHALL OUTRANK ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. INCLUONG A RIGMOFWAY ARID STREET OPENING PERMIT <. THE CONTRACTOR SHALL VERIFY RECOMMENWTNMS NOTED N ME GED TECHNICAL REMMMIlOR TO INSTALLATION OF 511E IMPROVEMENT MATERVLS 5 CONTRACTOR MALL FIELD VERIFY COORD NATES AND LOCATgN DIMENSIONS 6 ELEVATIONS OF THE BUIUTING AND STAVE FOR REVIEW AND APPROVAL BY THE OWNERS REEMSENTATNE PRION TO NSTILATNM'Or FOOTwG MATERML6. SITE AREA TABLE: G LOCATORS OF CHILLI MIDWAY PAVEMENTS, CURMAND URETERAL SOLLARDq ANDWALKSAREAPPROKIMAMAND MALL BE STAKED W THE FIELD, PRIORT01NSTAWTON, FOR RQIEWADOAPPRMAL BY ME ENGHEERIANDSWE AMHnCT. SITE ABTA GLCU ATOMS 7.. WRB DIMENSIONSSHOWNARE TO FACEOF CURB, BUILDING OMENSIONSAREMBACE MCONCIETE FOUNDATION. LOGTON OF BUILDING IS TO BUILDING FWHLL NEATONANOSL BE ASSHOWN ON ME EiISTNGCONfD OnON MumosCONGTON DMWNGS, YURMNGOCMSWE OSE O.m 2LMA9 LIS% B. ME OMBACTM SHALL SUBMIT SHOP OMWNGSORYWPLESAS SPECIFIED FOR RENEWANDAPPRWALBYME ENGINEERNJI05GPEARCHPECi PRI MFABPoGMYtfdLNLPPEFMAIGlFD51TE ALLPAVEMENTS OBE 0016 A. BE I16% IMPROVEMENT MATERJALS SUCH AS. BUT NOT LIMPED TO ME FOLLOWING FURNISHINGS PAVEMENTS. MADE. WINDS BENCHES. FLACPGEO, LANDING PALE FOR COM NAMES, AND LIGHT AND MILES. TILE MINES ALLNON-PAVEBENR aMZN66F LDA% 60.900 IF 619% RESERVES THE RIGHT TO REJECT INSTALLED INUMULLS NOT PREVIOUSLY APPROVED. 9 FFLCRTUMN CURB PAIRS SHALL BE CONTRUCTED YOM TRUNCATED OCHE WRING ARMS IN ADCORDANLE MYTH A.DA REWIREMENREI DI TOTALMTEANEA um A6 SF 1D].014 I66Y ]W.OI{ 10. CA0.CBWALK SNIPING SHALL BE 21' WIDE WHITE PLANTED UNE SPACED UE ON CENTER PERPENDIOMRTO ME FLOT OF TRAFFIC. THEM OF CROMME(SENLL PE 5WIDE ALL OTHER PAVEMENT MARI4NGS MALL BEMWCOLORUNLESSOMERWISENOTEDORREWIREDBYAMORLO GWERNNGWNM INVER ORISSURFAC6 11. SEE 611E Rµ FOR CURRANT] GLITTERTYPE TAPERP£1WEEH WRY TYPESSEEDETAIL PROPOSEOf%15i1ECOCMOIDON OSF DO% TM 39,3d55F 12. NL MRS PAWIARE MINIMUM SI1N1E55 OMERWISE NOTED. D I M E R. Q.VS PIIOP. 393A66F 3l1% 12. CONTRACTOR SHALL REFER TO FINAL PIAT FOR LOT BWNDANES,NUMBERS, PAW AN D DIMENSIONS PPMR TO SITE MPRWEMFMS la FIELD MERRY ALL EABTRUS WE CUM DmONS, DIMENEI 15. PARKING IS TO BE SET PARALLEL OR PERPENDIC111PR TO MOSTNG BUILDING UNLESS NOTED OTHERMEE. 16. ALL PARKING LOT PAINT STRIPING TO BE WHnEA'WIDE TYP. 17. BINANOUS PAVING TO BE LGHT DM UNLESS OTHERWISE MOTED. SFE DETAIL SHEETS FOR PAVEMENT SECT OBS. 18. AL TREES THAT ARE TO REMNN ARE TO BE PROTECTED FTOM DAMAGE WRH A CCMMUC7NM FENCE AT ME DRIP LME SEE LANDSCAPE DOCUMENTS. 59 MOTYYfm,s IxwLxxon'.a t f 1PPETIC aP£CMINAL ARRON PAVEMENT MARKINGS ILc iMK9L BI}y REVISION SUMMARY SIGN AND MST ASSEMBLY, SHOP MUMVINGS REQUIRED W No �'dYFI R�FSSAMME�BCIi _I Lu Q {OL Q — Mu TE0UE5 - �I <ACCESUBLRY —0* (11 APNGBLE) CO NOT \V� PRIM. SITE PLAN 4 %n --- CallMlBBFBNK l. g +wr®r-ma o V> Lu z IT 0 a ED r ry O r Zd ------ g O � U U-1 z L I Q m SN- F-1 ��L-42 ZEEMERCERRITYETATTENSIRLKH PTEPARD By ME OR JUROR RR ENECT MINI SITE PLAN LEGEND: MR. L -OE- MIsce LIGET DUTY BITUMINOUS PAVEMENT BFAPPJdNE). ISSUESUBMITFAL GUMMPRV OSEE GEOTECHNICAL REPORT FOR AGGREGATE WE 6 NEAR COURSE DEPTH. SEE DEAR. HEAW LEI NEGATE MSE6 MEGDNYBINMIN N. ESPAVEMENTIIFEGATE BEEGEOURSE O DEPTH SEE DEOR RAIL. WFµ COURSE DEPTH, SEE DERAIL. CONCRETE PAVEMENT NF APPLICABLE) AS OR WA SEE GEOTEC SFECIFT F(FOR TE 6COMPETE REPORT FCR RETE NNONGETCHY FEVITSAM CORRINROWEE WPXIH PROATE CMD TAIL SEE CM DETAIL YLINERtt — — � PROPERTY LINE M IIIIII m m m CONSEMUCTgN LIMITS CURB AND GUTTER -REE NOTES 1T0) TW OUT GTTM WHERE APPLECABLESEE PIM 59 MOTYYfm,s IxwLxxon'.a t f 1PPETIC aP£CMINAL ARRON PAVEMENT MARKINGS ILc iMK9L BI}y REVISION SUMMARY SIGN AND MST ASSEMBLY, SHOP MUMVINGS REQUIRED / PC -ACCESSIBLE SIGN NP-NOPARKINGFIREWE -_ STLETOP GA=COMPALTfPRPARKINGONLY - �I <ACCESUBLRY —0* (11 APNGBLE) CO NOT " \V� PRIM. SITE PLAN 4 %n C2.0 CallMlBBFBNK l. g +wr®r-ma 59 i A $ �� �. y •> s 77-77 z 71 on I Rosa Architectural Group Inc. I Stw" Sr f SE P"W MM rat OW30,3*1 4s 1B6 WESTGA TE sexxm uvixr ravn�van�e. Ini.r 11\ l�YII OILMIIf 6L11111{IC RECEIVED All NOV 0 5 2021 CITY OF ANDOVER o' \ \ srwMxnTgRvoND OEBIGN'ABY GTIEAS BtWN OUREi INM�9)I.BC \\ D1YFPA MYL�IS10 NH roPDERMZTSM 11E \\ CWRO.WNBTRUCTKAYM VA A A .6 1 IF 1 1 1 1 wNSTRUc..N Y.-_ II L'PL Ili -HL] 1-JM3 1 -JM] J.HLE . Sio=M TERPaxO:. DELLO OBv oIHERs ___ — �A ,•` WT-BFo.p! -- aMswauoBoo A ♦ .� - l.r�. B ,.,.,.,�•.,......,.,.,., WeRs?G7.,. ,..,,,..... a.:^•.•.,'�'.4.•:^�,1;n,,r�T+n3&3}'.•�:. ro N , yr'.•q'•t.••.4�:;';';.«s*r=""'i" :r,'?':`:``'yh..,�•..•�'.•.•.•.•.•.•'.'�{`?:v. .�,.Y,a .yss r.•a6 •F �ArAiEhrM'KK. .� OiV�hYs_ T : �.....` . �• •�', .�•� J'%b% � / 3-9GJ • • 5 IXV1 'SW 5 IX ] G IHOB — = e)e'- 4s•R' J se `:}' '� •• l <� .LL. : 3_0. '3 -LN 3 C 1 CKCK .Hf J CN 0 MM 1�XM 3 -TT 3 ql6 HM J AG I \ " 1 � .6 -NM - E -FF E -XC E-rvC 3.CK GK - B LK 2 O` 3 W1 4i 3 -MB 2 - FF 0 LK , p CE2 1 Y. ME, h 1Ntl' 1V I. �znr g JM]T Y IF E BC YT\ -P@ - M.s---------- --------- -Fzs, mr r 3 sai�' B cK J. Hnz B-cK , m -1 JM2 c J.f. ra N P -CK —J PE -- DO �— _ ----_— --- -- -- — --- --� X EX EX EX LANDSCAPE NOTES: 1.AL1 W0)NGUIEIIY LOCATKK155XGWN PEE PP%iO4MATE. CANFACFGCMERS)ATE ONE CNL'IMI]$HGO3 GR&03BUHNE1 FORMLE"LOGMM0S,FNESURB IMORTO CONSTRUCTION. i ECgRMCiORS'MLLREPWMREPUCEI UTIJIIFSTMT nJ1E6U42£D W WNG CIXIBTRVCEOx Pr NO MST TO THE DYNES. 2. WHERE SHOWN, SPAIN R PERENNIAL BEDS SHALL BE MULCHED WITH O'SEEM (MINMUM AFTERNBTPLA1p11 MICRON TCP DRESSING CPERATNMBI OF SHREDDED CEDAR MULCH. S. ALL PRESS SHALL BE MULCHED WITH SHREDDED CEDAR MULCH M DOER BOC£ OF SAUCER OR TO EDGE OF R.WONG BED. IF APPLICABLE. ALL MULCH SHALL BE SEPT WMHIN AMINIMUM OF S FROM MEE TRUNK 0, PLANT MATERIALS SMALL CONFORM WITH ME AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AMID EWL BE OF HARW STI FREE FROM DISEASE DAMAGE AND DISFIGURATION. CANTMCTOR IS REBPoNBIBLE FOR MAINTAINING PLUMPNESS OF PRAM MARRVI FOR DURATION 01 ACCEPTANCE FENOO. S UPON CLSCOVERY TI OF A DOCREPAWY BETWEEN E GUMMY OF PLANTS SHOWN ON THE SCHEDULE AND THE CWT' MBRAWN ON LIE RAN, TIE PLAN B HALL G W ENI. R COADMON OF VEGETATEN SMALL PI WHITgiEO BY THE LWC6CIFf ARCHITECT THROUGHOUT THE DURATION QF ME CONTRACT. LANDSCAPE MATERIALS PAM TH OF GJIAPAM SHALL BE WARRANTED FOR ONE (1) FULL GROWFR GROWING MERCER OM SU6RPMAL COMLETKM GATE. ] ALLMREDISTURBED BY CONSTRUCTION ACMMES MALL RELENE T LAYER FORMAL AND SOD AS SPECIFIED UNLESS OTIEINIME NOTEDONTIEORAWINGS. S CIXMIMHATE LOCATION OF VEGETATION WITH UNDERGROUND AND OWAHEND UTLHIES. DOMPTIHG FIXTURES. ObMS ANO WINGOWS, CONTRACTOR SHELL STAKE IN THE FIELD FINLL LOCATION OF TREES AHD BE ME NA FOR REVIEW AND APPROVAL BY ME LWDSCAPE MCHnECT PRIOR To INBTALUTION. R ALL PLANE MATERIALS SHALL BE WATERED AND M INTAINED UNTIL ACCEPTANCEIR 10. REPAR AT NO COST TO MINES ALL DAMAGE RESULTING FROM IANDSGH£ CCMPATPONG ACTNEYES, 11. SWEEP AHD MAINTAIN PAVED SU SCALES ME OF DEBRIS GENE RATED FROM VNOOGPE CONTRACTORS ACNVMIES. 12. PROVIDE SITE WOE IRRIGATION SYSTEM DESIGN AND INSTALLATION. BY STEM SALL BE FULLY PROGRAM MAKE AN O ARABLE OF GF ALTERNATE OWE WATERING. TIE SYSTEM SHALL PROMISE HEAD TO HEAD OR DMR COVERAGE AND BE CAPABLE OF OEULDRING ONE INCH OF PRECIPITATION MR WEEK SCSTEMSHALL EiTEND IMO THE PUBLIC RIGA-0FWAY TO TLE EDGE OF PAVEMEMIBACK OF CURB. IS CCMMUMEMS STALL GROSS APFRMAL OF PROPOSES IRRIGATCN SYSTEM RECEDING WRONG FROM OWNER. PRIOR TO INSTALLATION DNR Wetland 61OW, 100 Year HWL = 867.6 (Atlas 14) 143.33 ' I 1 I l I 1,= Ir- T- s Illl[! PTRM6LIFSTRPEMETEER A 1_fNEUR PFR1R E OESIRIMETER E ]AEC LE SITE PERIMETER / 20 10.E MRIVES RECD )i NMUES PROVMFD i SIMM P!R ILFBL SVILMHTPFLWIIEIE \ D PLAIN FOR SE SC DECIDE AND PLAIN FOR SPEC IESAND PUM - SCREEMMENEWIMMENRPEACIITOEANDDVER 11.13,5. SMOUB.D SCREENING B U N K E R LAKE BLVD NW C WLEYX6 LDES/REAR OF NEWS SENDING) FROM P OFD RESIDENTIAL PRORMIFS MINIM LM R. F. PM]ONG NOW SRR REG.IfMNUOURQG15'OE1iWYY li-lYR MWXAVM MW WO WIDSCYINR Illl[! PTRM6LIFSTRPEMETEER LNUIPOFERRIMEIBR / SO F153 1EIEFSRFgD Al11lLSPRWIM 1_fNEUR PFR1R E OESIRIMETER E ]AEC LE SITE PERIMETER / 20 10.E MRIVES RECD )i NMUES PROVMFD i SIMM P!R ILFBL SVILMHTPFLWIIEIE )93 LE RLCG. PEPIMEif0. / 1V TS] SMRVM R[qD 545MIYM PWVIRq D PLAIN FOR SE SC DECIDE AND PLAIN FOR SPEC IESAND PUM - SCREEMMENEWIMMENRPEACIITOEANDDVER 11.13,5. SMOUB.D SCREENING B U N K E R LAKE BLVD NW C WLEYX6 LDES/REAR OF NEWS SENDING) FROM P OFD RESIDENTIAL PRORMIFS MINIM LM R. F. PM]ONG NOW CR.O.W.MINIMVMOFSR. NMNDE0. KSEEN IROMPU%$! 61MSM iHCIDS V M5 R COMMON W S YREFM WITH MWEEROVS-111 E4VK N. MD SET TD DI E NNON ENCLOSURE PIIOND[D. o A& 0 SEE SHEET 11.1 FOR PLANTING SCHEDULE & LEGEND. MINIMUM LANDSCAPE REQUIREMENTS PER CITY OF ANDOVER �_ CITY OF ANDOVER SPECIFIC NOTES: WE Q U) kO�W 1. ALLSRFM MDMFASTMTMA BEENC4SUWDDURNG z SRR REG.IfMNUOURQG15'OE1iWYY li-lYR MWXAVM MW WO WIDSCYINR Illl[! PTRM6LIFSTRPEMETEER LNUIPOFERRIMEIBR / SO F153 1EIEFSRFgD Al11lLSPRWIM 1_fNEUR PFR1R E OESIRIMETER E ]AEC LE SITE PERIMETER / 20 10.E MRIVES RECD )i NMUES PROVMFD i SIMM P!R ILFBL SVILMHTPFLWIIEIE )93 LE RLCG. PEPIMEif0. / 1V TS] SMRVM R[qD 545MIYM PWVIRq D PLAIN FOR SE SC DECIDE AND PLAIN FOR SPEC IESAND PUM - SCREEMMENEWIMMENRPEACIITOEANDDVER 11.13,5. SMOUB.D SCREENING CMFCIM IMPOLU MEM NOMEX WOVH6NTOVNTEDMECMANICK PRONDED EQUIPMENT M MVL1VLf EIIOMIAgi RSSM{MOLL UERI FEET 05.1. ME REAR YARD RADIRLFM STILLET PmCE MOVIDEO. C WLEYX6 LDES/REAR OF NEWS SENDING) FROM P OFD RESIDENTIAL PRORMIFS MINIM LM R. F. PM]ONG NOW CR.O.W.MINIMVMOFSR. NMNDE0. KSEEN IROMPU%$! 61MSM iHCIDS V M5 R COMMON W S YREFM WITH MWEEROVS-111 E4VK N. MD SET TD DI E NNON ENCLOSURE PIIOND[D. cOKTRUCTgI MAST BE COVERED WRH SOD TO THE FRPEATY UNFS L D$GIpE LEGEND ANdOR ADJACENT RJGMBOFWAY. RCC/. AND MULCH MOY BE BVBSTMUTED FOR GET IN LANDSCAPING PLANTING BEDS AND KONG THE PERIMETER OF :UB INCAS. ALL LANDSCAPING PLANTING KOS WALL PROVIDE ADURABLE EW LNG SYSTEM. NAME PLANT MMINUNMIES MAY BE RE£STABMBHED IN APPROPRIATE PORTIONS OF THE SITE, 1RDPoBE.OWO1YMEESY--BEEPLPNTBCHEDULE M'D PLAN FOR SPECIES AND PLANTING WES NOTE PERENNIALS M NOT COURT AS KNEW IN LANDSCAPE CALCULATION& KBDMMIIRYsbeIOW. Call Webb ycD dig. IDLY D ma s<L WC,WBN POAx vuB V AD BEERPLANT OR WES u�uP auFsaiceNNU N 5 MEMORIES O MOUNT SYMBGLS.SEEI D PLAIN FOR SE SC DECIDE AND PLAIN FOR SPEC IESAND PUM J Q --ED 0-1 DOUG AND EVERGREEN SHRUB SYMBOLS -SEE IL PLANT SCHEDULE AND PLAN FOR SPECIES AND PLANING BEES PROPOSED PERENNIAL PUNT SYMBgA-SEE PLANT SCHEDULE AND PUN FOR SPECIES AND PUNING SEES 2 STEEL E.E. .1 RLAOK p ECOLATIYESOULDERENC NDEDSWOCKITYLE), IESDA. U� o A& NOTE PERENNIALS M NOT COURT AS KNEW IN LANDSCAPE CALCULATION& KBDMMIIRYsbeIOW. Call Webb ycD dig. IDLY D ma s<L WC,WBN POAx vuB V m z � J Q JED IL H" > Y- 2 Q N p U� 0 ZED �_ W WE Q U) kO�W z UWEMEWE W > EDr L�€ N O 3 Z� 0 w U Z = a Q BE IHE FLAN wIDATONNOMISEEM LINK ,51]1B]LLI LIaNSE�� iEVISION BUMMSiY LANDSCAPE PLAN L1.0 �2 areewaeK PLANT SCHEDULE TREES CODE low COMMON/BOTPNICALMAME COM NATIVE PLANTS RULE C£ THUMB -.1. x b$Ep ox UPLNITMATEPNLAx00Espx OE BEC6 SH G Sgllne ThotnM HOnn/Locet/CNe atriemnmmlmrm EkrNe TM 2.S Ca.%B Y 1\}OV/1 PT S OUagnp Aepnl Popul'nown'ld0es ZS Cie."" Y OB z sw.mp WNNoaK/auerme NGdor ZS Ca. pal Y OOR 5 Re] CeX l Oecom rub, 2.5'Ca,WB Y EVERGREEN TREES CODE OTY COMMON/pOTANICTENAHE COAT NATIVE PLANTS ���.�y_F FG 3 VIMe3prum/RwaLlauo I THER Y y"y PD B Black HIM Scrum l Rma Be.. Denal 6'"a Y ONP ANTOW PIT VALUE 3 VMIe Pine/PlnwatrUue B'lal Y ORN4MENTALTREES CODE CTY COMMONI BOTANICKNAKIE CONT NATIVE PUMs it ""' B Autumn BnYvrw 3ervinMrrylAmAlncith—Thena0... AUWmn BA—cef .QO CLUMP Y CE2 2 EealMn RetlWEMrdeaunk/0111 n--11 NOMem 3nvin' 120 CLUMP Y CAS J P.WEa 0.yrt[a /Comes abrrvlofa MCLUMP Y 0 sD 3 Sllwry M -roman Ma/S.rdma.wm T A Bbl Y SHRUBS CODE CITY COMMON/BCTANIULNAME SME NAFvEPIANYS O I1102 30 IV.n HW DopmuE rcanu. aEe' Bei ' TM BRE Y OFF 12 Gena GNNer Fom n/FomMiaxiM rmeaa'Conlamur TM ROOM N FW B AmaMaNytlrenpee /Hytrlryve vrtavlcerx'MIUcefl. 15CO14T N OHC 1s summ.r erl.nH/Manvea/Hvarangea mattoplryM'BellmacAVe' TM asCONT N Q111 12 Frola OUI[k Fire Hyara•¢a/ Hyaranpla pan[ulab' LAtle Quick Fire NCOW N 0 SG 23 SeaGmn1.1ipx/Juni —boareft OWGrevn 5p1. N OIME, A My re Jumpr/Juniwrussmpdwun'Me m /6CONT Y /'ter PO2 B UTMONIneG lPM.ncarplmopWftim PeMo WCCNT Y OPK S FlrwdNimEnk/Plywcvuatioukelm EMNIPTSI YSCIXR Y © SC 15 dxmenrpfhmrl PurMetll,c/SWinilxVANJRPVTM WCIXR N ® SB 9 BKK MNMrKPurM Jw/Snm xSMWBPTr M 15CO41r N QTi J TexMn'e YewlTvw[meal'T.urM11' 15 COM N ® ED 10 Dark Green 3pmvbr Myopp Why T... mwfa'Dark Green Spreabr 15 COM N .PASSES CODE Ott COMMON/WTANCAL FAME SIZE NAIVE plAN15 OCK Ta FeMO Revd.— ICill vme...MMx a[va0me' IW Funebr' ANCGNT N PERENNALS CODE CITY COMMON/BOTANICAL NAME SIZE NAIVE RNRS AI 9 Rniull-PMM.I.Sch,maLm' WJMvna ITICCM N OFACT a2 ARiMBFvllea DaynMl He ren Ux'ApiCotBp an C. N HER D RM Fell OWN,I NaterocaBMx'RM ReM. INCIXR N OHB B Sern SmcaMil Cwa BeE1/Hwclervx'Bwry Sk ii Y1 COM N HM Mhn n—HwY /Hw1x'Mln..d scow N © PL LINBSMrc Rugan Saps/Porueka aNyialola'tAleStare' n. N GROUNDCOVERS CODE F�..T. COMMON/BOTMmCALNAME BRIE SSNVi 8.434 MEshad star Ory shod Eaton. My I Dry ST. Rahe Seca Mw Snw4np Star N...... d Cry ShoM1 Prey. Sand Mu. Sand AL •♦ ssNJ IsvW. nN-.seed- KINCOT 34M2 WET PRAIRIE, PER MNDOT SEEDING MANWL 9PEGIFIGATDHS(AtA III Mx BG &ue Gra.epeeeal Sod Cwnmarea grab, billy Mnn,'&g ROP prHerned Sed F� M aAONA wN1 aB lm1aRRL r a�YaPY Wa8I PACHrtfC'i rw AT WtlPlO xsiuuMw III—III—II FOP.a,FaP,6•--- F.Nw.aaaaW50o la AGGREGATE MAINTANENICE STRIP kel NTS PIANTTOPOFRWTBLLLIYAROVE ARDWE SURROINOINGGRFLIE ROCKOROR W.CCH SEEGENERALLANDISAaE NOTESANOPWINOTESFLRMULCNTYPE. KEEP MULCH MIN. 2 -FROM PIANTTRUNK OF "�' - PLANTING BED aepr l+AR1 BELOWRECN DO NOT TASPERE - DO NOT FXUVA1E BELOW FWiRLLL. �MREETMES yi.�—NJLEDTF RULE C£ THUMB -.1. x b$Ep ox UPLNITMATEPNLAx00Espx OE BEC6 OF RCOT&JL OR OVERALL%AM PLACEMENT DECIDUOUS & CONIFEROUS SHRUB PLANTING 2 NTS ABOVE SEE V&NFcOVSAUPPEESftNN MO NOT EXAVATEBELW A MODIFY EAKETANATONMSEDM LOCATION OFPLANT -ANO .1SGNOFCS.ROVERyLPLWf PLACEMENT 3 PERENNIAL BED PLANTING NTS CITY OF ANDOVER - TREE PLANTING DETAIL 4 NTS IRRIGATION NOTES: c9v ls; 1. STEE BY EFULLY MFECAWTED.RIECO PRIOR TINSRLLLTION. NUGiMM181YJP pPAN1NGR FpLREYIFM 1 1 1 ONp APPROVAL BY MEIANpSC4PE ARCMRECi PWORi01N5TALLAPp1. G N O U 2. SEE MECHANICAL AND ELECTRICAL PUNS AND SPECIFICATIONS FOX IFROATNAN WATER METER AND POWER a n°" rwnm tum'w' UJNXECPDXS, simL Sux YO. AI --'-Mx 5.416 al ]. CIXIIRACTORiO VERIFYLOU1pN OFRLLUNOEXCAWND'A90VE Gfl0UXp FACILRIES PRA^q TO pYY rryXApcP, all RESPCNSIBILIIYOFTHEfAN1 ORANOWSTS0.550CNTFDW"C RECTINGDMNf+ESSMLLBEBORNE ENTIRELY BY ME CCMMCNR A. SERVICE EWIPMENTANDINSTALLATIN SHVLBE PER LOCAL UTILITY WAIPµY6iµMRpBµ0 SMALL BE PER NATIONPLANOLOCILCreas, EY LOUt OFSEWrUGUIPMEXSBEC�lMTEnMY E 4NOBCOPEµCNfIECTCQ EWIVKFM PTTNEJ(65fFF. 6. METEMNG CCMING FASNALL UgRgNAiEMTN LCUL UTILITY COMPµY FIXLiNE FRC0.EE0 ElECIWCµ SERYCEµO CILRIES. 6. IRMUPONMA LINECMNECTIONSIZEBlJTATBULMW. VEPoFYWFM MECINNILPLFLPNS.GY/AGE i ALL MAIN UNES s1YLLL BE ME BELOW FINISHED GRP➢E B. ALL UiERNL LINES StNLL BE 12' BELLbA FINISHED GRNE. 9, FllEXPOSF➢ NO ROSTERS , IF MY, SHALL BE CRAY W C0.00. 10, COMMACTOR SMALL LAY ALL SLEEVES AND CONWRAT rZ OELOW TIE FINISHED GRACE OF THE TW OF PAVEMENT. ESTENO BIEEVES TO ZV BEYOND PAVEMENT. n. CIXRMCTOR MAIL MARK ME LCUPTION OF ALL SLEEVES AND CONCEPT WITH ME SERVING MAtFALY'EFFECT TO ME ASIDE E FINIS HED GRACE AND CAPPED. 12. FABRICATEALL PIPE TO MANUFACTURE'S SFEGFICATCHS WITH CUBAN AND SQUARE CIT LOUIS,USE CWNYM GOE RCMER AND SOLVENT CEMENT FORMULATED FOR INTENSE D TYPE OF CONNECTION, tI. BACKFILL UD L THENCERS WH S01 -FR METEWW OF SP OBJECTS AND DETERS, 1A, ALL NPLVE BOXES ANO COVERS GWJL BE BLACK W Cd1M1 t5. GROUP VALVEBOXES TOGETHER FOR EASE WHEN SERVICE IS REOU FRED. LOCATE N PLANE BED AREAS WHENEVER PCSSRI 16 IRRIWTN.YN COMRdLER ICUTON SWLL BE VERIFIED ONSITE WITH OWNERS REPRESEMAiryE, 1T. CC ffiRES: IA ULC£DIRECTMETAL. SCUD COPPER IRIIIUiOR WIRE, RUNUNDERMVNLINEUSE 6101STMEJ'.3COF SPJCES ME SPLICE ONLY AT VALVES OR WLL BOXES. RLN SEPARATE HOT µD COMMON WIRE TO EACH WAVE AND ONE (1)SPARE WIRE AND GROUND TO NRTMEST VALVE FROMCCNTRpIFA. INTEL OR COLOR CODE ALLWIREA 18. AVOID OVER SPRAY ON&IIONGS, PAVEMENT , WALLS µD ROADN't BY NDNIWALLY ADJUSTING RADIUS OR APC ON SPR W KIER HEADS AND FLOW CONTROL ON AUTOMATIC VALVE. 19. ADJUST PRESSURE REGULATING VALVES FOR OPT MUM PRESSURE ON Sure. A. LP.F SCREENS ON ALL HEAPS, 21. ASET OF AST ILL DRAWINGS BH4L BE MAINTAINE00N9NE AT ALL TMES IN AN UPDATED CCNDNION YZ ALLTYPE 7 µD OVER STALL HAVE THNIST BLOCKING AT EACH TURN. 21 ALLAUTOMATC REMOTE GONTRCL VALVES WILL HAVE 3- MINIMUM DEPTH OF Ya' WASHED&UVEL UNDERNEAM WAVE AN O WINE BOX, GRAVEL sYALL EXTENT ]' BEYOND PERIMLTER OF WAVE BOX. 24. TONERE SHALL BE F MINIM UM SPACE BErnEEX BOTTOM OF VALVE BOX COVER AND TOP OF VALVE STRIICNRE LNDOVE +. Incluse on me Larocca,, Plan me Tngatgn ypclo Vl (,t0r enclosure I-. N stalk ybe.1 2City mualmscecl all water Connections 1. Ciry..'"eyflem. J Fre CMe RYgkPmrnnl- Canml reJuu maxi than 25% of [PIT Ynakho webr Brea. < NEW, Ensure A 2' curb slop most he.nalallea wlwammMwmcllM e . ale• eoee 0 all cnev. to RPZ(RP,H.-d Pre—Ne Znne l is regWea 11 l 1-1111 a0ove me MgneM baa ml oe acMeveo Please inoKale on plan 1ne locallons H l bat MYPI.nc n he HbIWWPI a EVE Inner re Vacuum 0ark, Winos iaWnxe'J. ,,SM,lnmcale an Plan mcaTws. 5 Sneel Cnce, Rible"enla -IIem 11-Irrigalinn lines Nall be platen m SCFMO makuil 6 Fleas Nonce, Pro the Man ee[A inga area retable to can water smyice. T. SyaKm abll0e dest8md to novel CNY'rngalRm malncMn. SUhmtl mgaum ae Pe• pnnkke, ITT. a•Wosea for CBY ASNiT. W meN Amelia spnnkll'g reauir mento 0. The pan,I— per e. me Conlan son regerain9 large lm 9. Ran sensonla a ROWrea cn all Imgarwn systems and must the Intl. m Mar. J. A Ilwnaed conttactw mall c.nsWcl wdiN [Mnactlan to me LllyvldiBTMln. PA ctl1H nneabna must ce na41Md by a meMe•pwmaer as rt.mrM by Cale 11. Mater III ALI We Sound large enough b Octal CMTdIe•. larval, RPE W WB, meter. Nil. PbexeUMV1amwngwnnplan Eaearocn WIInerequiredle—WaYenG +2. Fort o1 me sysrem snare nm oe n,n mrou9n me mete•. +9 Xnonenwcmas Pte r,lkn,c—runur Mlnm,,, at Pon, an lmOmn-the madmen m.uyrtnew Hold I—PwosWCIpunm ngm-o4waa, anxryaume Ldngudse amll �nnaae nolo harmless ma ay of Answer 1w any aamaves aha me Enrol lnoemnificaodn to City or Mm1er MeAli—.I- mntly and nolo harmlasa me (.try OI Foran— 1n any dxngea ro W L, nm dgntg n lallatnn anaw he a reawr Ol Mala MPoe IwY9atbn pubi a ma Atvrcacen car"cae eat. pipes of m. "Nuchbauon nn ander PS Ze, I Arpnyer pamages tntlude, but are not ltmnM to dni valla gLef eM vaY ben Ne Mpea by Ne Assetiatbn mrougn me meet sunxy td npairpe ppea w damage w Gly uodure Top lndamtlfiUltM Urvtq Oe eAttedalttnurel[d ny OR Amwa0wt wtlbul lltB lxaan mnaarrt of ma LM of Mdwer. I aryrar.yawwrwuvxgm..1— r W aa.Mw a U Kmm MtaFPbemW. Call call .r. you dig. J Q Sol /H aLr MIT N Q2 Ufaa w 3L Z 01 r N UQ F I— N Z7 O U ...H ORREFOR7WAS UNDAIDWAREDCAMEARSOR E7. REVISION SUMMARY LANDSCAPE PLAN NOTES &DETAILS 0 C3 J aepr l+AR1 N Gcal FIR 1. ITE ITHE xwly "Pe" We�S me .s a e ars xa wTATE ANTOW PIT VALUE �QAPIFY MmrR MTRFF PLANTING DETAIL r I�DOVE CITY OF ANDOVER - TREE PLANTING DETAIL 4 NTS IRRIGATION NOTES: c9v ls; 1. STEE BY EFULLY MFECAWTED.RIECO PRIOR TINSRLLLTION. NUGiMM181YJP pPAN1NGR FpLREYIFM 1 1 1 ONp APPROVAL BY MEIANpSC4PE ARCMRECi PWORi01N5TALLAPp1. G N O U 2. SEE MECHANICAL AND ELECTRICAL PUNS AND SPECIFICATIONS FOX IFROATNAN WATER METER AND POWER a n°" rwnm tum'w' UJNXECPDXS, simL Sux YO. AI --'-Mx 5.416 al ]. CIXIIRACTORiO VERIFYLOU1pN OFRLLUNOEXCAWND'A90VE Gfl0UXp FACILRIES PRA^q TO pYY rryXApcP, all RESPCNSIBILIIYOFTHEfAN1 ORANOWSTS0.550CNTFDW"C RECTINGDMNf+ESSMLLBEBORNE ENTIRELY BY ME CCMMCNR A. SERVICE EWIPMENTANDINSTALLATIN SHVLBE PER LOCAL UTILITY WAIPµY6iµMRpBµ0 SMALL BE PER NATIONPLANOLOCILCreas, EY LOUt OFSEWrUGUIPMEXSBEC�lMTEnMY E 4NOBCOPEµCNfIECTCQ EWIVKFM PTTNEJ(65fFF. 6. METEMNG CCMING FASNALL UgRgNAiEMTN LCUL UTILITY COMPµY FIXLiNE FRC0.EE0 ElECIWCµ SERYCEµO CILRIES. 6. IRMUPONMA LINECMNECTIONSIZEBlJTATBULMW. VEPoFYWFM MECINNILPLFLPNS.GY/AGE i ALL MAIN UNES s1YLLL BE ME BELOW FINISHED GRP➢E B. ALL UiERNL LINES StNLL BE 12' BELLbA FINISHED GRNE. 9, FllEXPOSF➢ NO ROSTERS , IF MY, SHALL BE CRAY W C0.00. 10, COMMACTOR SMALL LAY ALL SLEEVES AND CONWRAT rZ OELOW TIE FINISHED GRACE OF THE TW OF PAVEMENT. ESTENO BIEEVES TO ZV BEYOND PAVEMENT. n. CIXRMCTOR MAIL MARK ME LCUPTION OF ALL SLEEVES AND CONCEPT WITH ME SERVING MAtFALY'EFFECT TO ME ASIDE E FINIS HED GRACE AND CAPPED. 12. FABRICATEALL PIPE TO MANUFACTURE'S SFEGFICATCHS WITH CUBAN AND SQUARE CIT LOUIS,USE CWNYM GOE RCMER AND SOLVENT CEMENT FORMULATED FOR INTENSE D TYPE OF CONNECTION, tI. BACKFILL UD L THENCERS WH S01 -FR METEWW OF SP OBJECTS AND DETERS, 1A, ALL NPLVE BOXES ANO COVERS GWJL BE BLACK W Cd1M1 t5. GROUP VALVEBOXES TOGETHER FOR EASE WHEN SERVICE IS REOU FRED. LOCATE N PLANE BED AREAS WHENEVER PCSSRI 16 IRRIWTN.YN COMRdLER ICUTON SWLL BE VERIFIED ONSITE WITH OWNERS REPRESEMAiryE, 1T. CC ffiRES: IA ULC£DIRECTMETAL. SCUD COPPER IRIIIUiOR WIRE, RUNUNDERMVNLINEUSE 6101STMEJ'.3COF SPJCES ME SPLICE ONLY AT VALVES OR WLL BOXES. RLN SEPARATE HOT µD COMMON WIRE TO EACH WAVE AND ONE (1)SPARE WIRE AND GROUND TO NRTMEST VALVE FROMCCNTRpIFA. INTEL OR COLOR CODE ALLWIREA 18. AVOID OVER SPRAY ON&IIONGS, PAVEMENT , WALLS µD ROADN't BY NDNIWALLY ADJUSTING RADIUS OR APC ON SPR W KIER HEADS AND FLOW CONTROL ON AUTOMATIC VALVE. 19. ADJUST PRESSURE REGULATING VALVES FOR OPT MUM PRESSURE ON Sure. A. LP.F SCREENS ON ALL HEAPS, 21. ASET OF AST ILL DRAWINGS BH4L BE MAINTAINE00N9NE AT ALL TMES IN AN UPDATED CCNDNION YZ ALLTYPE 7 µD OVER STALL HAVE THNIST BLOCKING AT EACH TURN. 21 ALLAUTOMATC REMOTE GONTRCL VALVES WILL HAVE 3- MINIMUM DEPTH OF Ya' WASHED&UVEL UNDERNEAM WAVE AN O WINE BOX, GRAVEL sYALL EXTENT ]' BEYOND PERIMLTER OF WAVE BOX. 24. TONERE SHALL BE F MINIM UM SPACE BErnEEX BOTTOM OF VALVE BOX COVER AND TOP OF VALVE STRIICNRE LNDOVE +. Incluse on me Larocca,, Plan me Tngatgn ypclo Vl (,t0r enclosure I-. N stalk ybe.1 2City mualmscecl all water Connections 1. Ciry..'"eyflem. J Fre CMe RYgkPmrnnl- Canml reJuu maxi than 25% of [PIT Ynakho webr Brea. < NEW, Ensure A 2' curb slop most he.nalallea wlwammMwmcllM e . ale• eoee 0 all cnev. to RPZ(RP,H.-d Pre—Ne Znne l is regWea 11 l 1-1111 a0ove me MgneM baa ml oe acMeveo Please inoKale on plan 1ne locallons H l bat MYPI.nc n he HbIWWPI a EVE Inner re Vacuum 0ark, Winos iaWnxe'J. ,,SM,lnmcale an Plan mcaTws. 5 Sneel Cnce, Rible"enla -IIem 11-Irrigalinn lines Nall be platen m SCFMO makuil 6 Fleas Nonce, Pro the Man ee[A inga area retable to can water smyice. T. SyaKm abll0e dest8md to novel CNY'rngalRm malncMn. SUhmtl mgaum ae Pe• pnnkke, ITT. a•Wosea for CBY ASNiT. W meN Amelia spnnkll'g reauir mento 0. The pan,I— per e. me Conlan son regerain9 large lm 9. Ran sensonla a ROWrea cn all Imgarwn systems and must the Intl. m Mar. J. A Ilwnaed conttactw mall c.nsWcl wdiN [Mnactlan to me LllyvldiBTMln. PA ctl1H nneabna must ce na41Md by a meMe•pwmaer as rt.mrM by Cale 11. Mater III ALI We Sound large enough b Octal CMTdIe•. larval, RPE W WB, meter. Nil. PbexeUMV1amwngwnnplan Eaearocn WIInerequiredle—WaYenG +2. Fort o1 me sysrem snare nm oe n,n mrou9n me mete•. +9 Xnonenwcmas Pte r,lkn,c—runur Mlnm,,, at Pon, an lmOmn-the madmen m.uyrtnew Hold I—PwosWCIpunm ngm-o4waa, anxryaume Ldngudse amll �nnaae nolo harmless ma ay of Answer 1w any aamaves aha me Enrol lnoemnificaodn to City or Mm1er MeAli—.I- mntly and nolo harmlasa me (.try OI Foran— 1n any dxngea ro W L, nm dgntg n lallatnn anaw he a reawr Ol Mala MPoe IwY9atbn pubi a ma Atvrcacen car"cae eat. pipes of m. "Nuchbauon nn ander PS Ze, I Arpnyer pamages tntlude, but are not ltmnM to dni valla gLef eM vaY ben Ne Mpea by Ne Assetiatbn mrougn me meet sunxy td npairpe ppea w damage w Gly uodure Top lndamtlfiUltM Urvtq Oe eAttedalttnurel[d ny OR Amwa0wt wtlbul lltB lxaan mnaarrt of ma LM of Mdwer. I aryrar.yawwrwuvxgm..1— r W aa.Mw a U Kmm MtaFPbemW. Call call .r. you dig. J Q Sol /H aLr MIT N Q2 Ufaa w 3L Z 01 r N UQ F I— N Z7 O U ...H ORREFOR7WAS UNDAIDWAREDCAMEARSOR E7. REVISION SUMMARY LANDSCAPE PLAN NOTES &DETAILS 0 C3 J