2003-01-09 C Site Plan ReviewNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 962.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
Linda Goeb, City Administrator
FROM: Alan Brixius / Aaron Jones
DATE: January 9, 2003
RE: Albertville — Albertville Crossings Second Addition Site Plan Review
Building °C"
FILE: 163.06 - 02.32
BACKGROUND
The applicant, H.J. Development L.L.P., is submitting a request for site plan review and
approval for property located within the existing Albertville Crossings site near Coborn's
Grocery Store. The following is being requested:
1. Site plan approval Building "C" Multi -tenant Retail (7,203 sq. ft.)
2. Planned unit development (PUD) for shared cross access easement and parking
3. Amendment to PUD Conditional Use Agreement regarding wall sign standards
This lot is considered Park View Place Block 1, Lot 3. There is an existing PUD
Conditional Use Agreement that covers this site, which was established with the
Coborn's development. This proposal is considered a new site plan development but
must still demonstrate performance standards that meet the expectations set within the
above mentioned agreement.
The following report is a synopsis of what has been proposed by the applicant and
conditions suggested by City Staff in order to grant favorable recommendation.
Attached for reference:
Exhibit A: Site Survey Dated 12-13-2002
Exhibit B: Site Plan Dated 12-17-2002
Exhibit C: Building Elevations
Exhibit D: Landscape Plan
Exhibit E: Engineers Comments
1
RECOMMENDATION
Staff recommends approval of the site plan for construction of the multi -unit retail
building located on the east side of La Centre Frontage Ave. This recommendation is
based on the findings made in this report. The recommendation is subject to the
conditions listed below.
1. Access easements must be provided between lots for circulation and
parking per the previous PUD Conditional Use Agreement and approved
by the City Attorney.
2. The applicant must demonstrate that garbage trucks and delivery trucks
can maneuver between the Coborn's site and the proposed site without
interrupting the flow of incoming and outgoing traffic. It is strongly
recommended that truck traveling lanes be moved to the perimeter of the
parking lot.
3. The provision of color building elevations that illustrate complimentary
architectural design with both the Coborn's shopping center and proposed
buildings "A" and "B".
4. Landscaping changes be made including: 1. Moving plantings out of the
right-of-way; 2. Add more landscaping as screening around the trash
enclosure; 3. Use larger plantings as required within Section 1000.7 of the
Zoning Ordinance; and 4. Present a plan that depicts these changes prior
to final approval.
5. Provide a revised photometric plan that demonstrates lighting across the
entire site. Include light fixture schematics with the plan. Lighting must
meet standards from Section 1000.10 of the Albertville Zoning Ordinance.
6. Reduce the height of the monument sign to 12 feet. Signs that are
proposed for the development must meet the requirements set within the
Albertville Crossing Architectural Design Standards dated February 12,
2002.
7. Approval is granted from the City Engineer regarding any further site
improvements.
ISSUES ANALYSIS
Zoning and Comprehensive Plan
The Zoning Map classifies this site as B-2, Highway Commercial District. The proposed
lot would meet B-2 status when considering the required lot dimensions, and setback
requirements.
The proposed Land Use Map guides this site for commercial use, meaning that the
proposed use is consistent with future land use guidance.
2
Site Plan Review
The site plan has changed somewhat from the original PUD that was previously
submitted. Additional parking has been added to the west side of the building adding
hard surface coverage elements that have been addressed by the City Engineer. The
trash enclosure has also been moved to the west side of the lot. A drive aisle has been
added around the south side of the building, connecting parking along the west side of
the building to the" existing Coborn's parking lot. This drive aisle is to be used by all
vehicles including delivery trucks that will use the aisle for circulation purposes as
marked upon the truck circulation plan.
Lot and Building Performance Standards
Building Performance Standards for the B-2 District
Building "C": Multi -tenant Retail
Standard
Required Standard (B2)
Proposed
Status
Front Yard Setback (North)
35 ft.
>220 ft.
Compliant
Side Yard Setback (East)
10 ft.
25 ft.
Compliant
Side Yard Setback (West)
10 ft.
50 ft.
Compliant
Rear Yard Setback (South)
20 ft.
45 ft.
Compliant
Parking
Use
Sq. Footage
Required
Proposed
Status
Building "C"
Retail
7,203 sq. ft.
33 stalls
42 stalls
Compliant
Building "C" as a retail use requires 33 stalls. The site provides a total of 42 parking
stalls. The site plan provides two disability person stalls located near the entrance
areas. The sizes for the parking stalls at nine feet wide and twenty feet deep would also
be sufficient.
Additional submitted comments from the City Engineer dated December 30t", 2002 shall
be reviewed regarding the parking lot. The Engineer comments include grading and
drainage changes along with the possible subtraction of two parking stalls because of
the addition of a hydrant due to the location of the mechanical room.
The parking stalls along with internal vehicle movement lanes should be clearly
delineated and striped upon the actual site. The disability parking stalls shall be clearly
marked. Adequate space must also be demonstrated for snow storage, unless the
snow will be hauled away from the site.
3
Access/ Site Circulation/ Loading
Access is gained from the existing entrance off La Centre Frontage Avenue. A drive
aisle will be created along the eastern side of the property.
The easements for access must be good for both properties due to the drive aisle layout
within the existing Coborn's parking lot. The easement and maneuvering lanes must be
wide enough for two lanes of traffic separated from existing and proposed parking stalls.
Drive aisles throughout the site are at 24 feet except the southwest corner and south
side of the building at 20 feet. The applicant will have to demonstrate how
loading/unloading delivery trucks will occur within the site without interfering with
existing traffic circulation and parking. Truck circulation and maneuvering is integrated
with the existing Coborn's parking lot. Staff is concerned with the proposed travel
pattern through the Coborn's site for large trucks serving Building "C". The proposed
travel pattern passes through the center of the Coborn's parking lot and will produce the
opportunities for traffic conflicts. While the integration of the two sites for truck
maneuvering may be unavoidable, perhaps moving the truck travel lanes to the
perimeter of the parking lot would reduce potential traffic conflicts. Garbage truck
maneuvering must also meet standards, ensuring that truck movement will occur fluidly
without traffic interference or curb damage.
Building Plan Review
Building "C" is 7,203 sq. ft. and provides retail space for three businesses. The building
will have an EIFS (Exterior Insulation Finish System) cornice located along the roofline
with prefinished metal cap flashing. Colored rockfaced CMU is at the base of the
building. The building materials should complement the materials used for Building "A"
and Building "B" and the existing Coborn's building. Building colors have not been
specified. Color building elevations must be provided. Fabric awnings will be located
above the windows on the north, east and west sides of the building.
The applicant has indicated that this retail building will include extended parapet walls
that would adequately screen the roof top equipment.
Landscaping
Landscaping upon the site is very complete. However, there are a few issues that must
be addressed in order for the plan to be compliant with the Zoning Ordinance:
Plantings are located within the right of way along La Centre Ave. on the western
side of the lot. All plantings outside the property line must be relocated to a
location that is no closer than three feet from inside the property line. Some of
these plantings should be moved to provide screening for the trash enclosure.
The business owners shall be responsible for continued planting and
maintenance of the raised flower beds/planters at the front of the retail buildings.
12
• Screening around the trash enclosure must be more complete. Moving the
plantings located within the right-of-way to the trash enclosure area may be an
option.
• Many of the trees listed are too small (lilac crabapple), ordinance calls for 1 Y2
inch diameter, many of those listed upon the plan are one inch.
• Many of the suggested potted shrubs are too small. In order to provide for the
required amount of shrubs, three gallon pots would have be used as opposed to
the one gallon pots listed.
Lighting
A photometric plan has been provided but seems to be from an older site layout and
does not correspond to the proposed layout. An updated photometric plan must be
submitted that demonstrates the extent of lighting across the entire site. Section
1000.10 of the Zoning Code address lighting and glare and should be addressed fully.
Lighting fixture details are not provided but would include fixtures set atop poles around
the parking area and also wall mounted fixtures along all four sides of the building.
Light fixture schematics must be submitted to determine their compatibility with the
building and adjacent areas.
Signage
Signage consists of a single monument sign for the retail shops located along the
northwest corner of the site at the corner of La Centre Ave. and 57th St. NE, as well as
building frontage signs that singly identify each store.
The monument sign will be located along 57th St. NE. The sign is proposed to be 15
feet in height, but according to the Albertville Crossing Architectural Design Standards
dated February 12th 2002, monument signs are to be no more than 12 feet in height.
This sign will include three tenant spaces each two feet by ten feet in size (totaling 60
sq. ft.) and will have brick framing. The sign area is compliant with the approved PUD
Agreement.
Storefront signs for the retail building are proposed along the east and west sides of the
building. The Design Standards mention one sign per street frontage affixed to the
exterior wall. After review, it may be beneficial for the Planning Commission and City
Council to consider amending the comprehensive PUD sign plan for this site due to the
building layout. The back of the building has street frontage, but the primary front
entrance does not, it seems detrimental to prohibit signage at the primary access.
5
Trash Enclosure
The trash enclosure is located on the western side of the lot along La Centre Ave. and
will be accessed via the parking lot on the western side of the building. The enclosure
should be constructed of material that is similar to the primary retail building and should
have better screening from La Centre Ave. The retail site will share one trash
enclosure. Additional landscaping must be provided around the trash enclosure.
CONCLUSION
In conclusion, the applicant is proposing the addition of this multi -unit retail building to
Albertville Crossings. There is an existing PUD Conditional Use Agreement and also
Architectural Design Standards for this site. An additional agreement is required for use
of the shared driveway access easement. Approval is requested of the proposed site
plan for the retail building.
After review of the applicant's submittal, staff recommends approval of the site plan to
allow the construction of a 7,203 sq. ft. retail facility. This recommendation is based on
the findings made in this report, subject to the conditions herein and to the City
Engineers comments dated December 30, 2002.
pc: Mike Couri, City Attorney
Pete Carlson, City Engineer
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1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717
TO: Linda Goeb
City Administrator
Albertville, Minnesota
FROM: Peter J. Carlson, P.E.
City Engineer
DATE: December 30, 2002
RE: Site Plan Review
Albertville Crossings, Building "C"
Albertville, Minnesota
SEH No. A-ALBEV0301.00 D59
320.229.4300 800.572.0617 320.229.4301 FAX
I have reviewed the above referenced site plan and have the following comments:
l . The parking lot and driveway on the west and south side of the building were not part of
the original site plan review and approval. This additional hard surface coverage will
have an effect on the storm sewer design. Design calculations shall be submitted for
review.
2. It is recommended that a grade break be added to the driveway at the northwest corner of
the building to allow all the parking lot storm water to drain to existing catch basins east
of the proposed building.
3. The cross slope of the driveway south of the proposed building is too steep and shall be
revised to a more typical cross slope of 2-3 %.
4. The fire department requires a hydrant be located immediately adjacent to the mechanical
room. A hydrant shall be added as shown on the attached sketch. Green space shall be
added around the hydrant. This will result in the loss of 2 parking stalls.
5. A post -indicating valve may be required. This shall be reviewed with the fire department.
Please call me if you have any questions.
tjw
Attachment
c: Mike Couri, City Attorney (w/ enclosure)
Alan Brixius, City Planner (w/ enclosure)
Kevin Roden, City Fire Department (w/ enclosure)
Ross Able, John Oliver & Associates (w/ enclosure)
w:\albev\d59 alber ville crossings\m-123002-crossingsbldgc.doc
Short Elliott Hendrickson Inc. Your Trusted Resource Equal Opportunity Employer EXHIBIT E
w
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
TO: Albertville Planning Commission
Linda Goeb, City Administrator
FROM: Alan Brixius / Aaron Jones
DATE: January 9, 2003
RE: Albertville — Albertville Crossings Second Addition Site Plan Review
Building "C"
FILE: 163.06 - 02.32
BACKGROUND
The applicant, H.J. Development L.L.P., is submitting a request for site plan review and
approval for property located within the existing Albertville Crossings site near Coborn's
Grocery Store. The following is being requested:
1. Site plan approval Building "C" Multi -tenant Retail (7,203 sq. ft.)
2. Planned unit development (PUD) for shared cross access easement and parking
3. Amendment to PUD Conditional Use Agreement regarding wall sign standards
This lot is considered Park View Place Block 1, Lot 3. There is an existing PUD
Conditional Use Agreement that covers this site, which was established with the
Coborn's development. This proposal is considered a new site plan development but
must still demonstrate performance standards that meet the expectations set within the
above mentioned agreement.
The following report is a synopsis of what has been proposed by the applicant and
conditions suggested by City Staff in order to grant favorable recommendation.
Attached for reference:
Exhibit A: Site Survey Dated 12-13-2002
Exhibit B: Site Plan Dated 12-17-2002
Exhibit C: Building Elevations
Exhibit D: Landscape Plan
Exhibit E: Engineers Comments
1
RECOMMENDATION
Staff recommends approval of the site plan for construction of the multi -unit retail
building located on the east side of La Centre Frontage Ave. This recommendation is
based on the findings made in this report. The recommendation is subject to the
conditions listed below.'
1. Access easements must be provided between lots for circulation and
parking per the previous PUD Conditional Use Agreement and approved
by the City Attorney.
2. The applicant must demonstrate that garbage trucks and delivery trucks
can maneuver between the Coborn's site and the proposed site without
interrupting the flow of incoming and outgoing traffic. It is strongly
recommended that truck traveling lanes be moved to the perimeter of the
parking lot.
3. The provision of color building elevations that illustrate complimentary
architectural design with both the Coborn's shopping center and proposed
buildings "A" and "B".
4. Landscaping changes be made including: 1. Moving plantings out of the
right-of-way; 2. Add more landscaping as screening around the trash
enclosure; 3. Use larger plantings as required within Section 1000.7 of the
Zoning Ordinance; and 4. Present a plan that depicts these changes prior
to final approval.
5. Provide a revised photometric plan that demonstrates lighting across the
entire site. Include light fixture schematics with the plan. Lighting must
meet standards from Section 1000.10 of the Albertville Zoning Ordinance.
6. Reduce the height of the monument sign to 12 feet. Signs that are
proposed for the development must meet the requirements set within the
Albertville Crossing Architectural Design Standards dated February 12,
2002.
7. Approval is granted from the City Engineer regarding any further site
improvements.
ISSUES ANALYSIS
Zoning and Comprehensive Plan
The Zoning Map classifies this site as B-2, Highway Commercial District. The proposed
lot would meet B-2 status when considering the required lot dimensions, and setback
requirements.
The proposed Land Use Map guides this site for commercial use, meaning that the
proposed use is consistent with future land use guidance.
2
Site Plan Review
The site plan has changed somewhat from the original PUD that was previously
submitted. Additional parking has been added to the west side of the building adding
hard surface coverage elements that have been addressed by the City Engineer. The
trash enclosure has also been moved to the west side of the lot. A drive aisle has been
added around the south side of the building, connecting parking along the west side of
the building to the existing Coborn's parking lot. This drive aisle is to be used by all
vehicles including delivery trucks that will use the aisle for circulation purposes as
marked upon the truck circulation plan.
Lot and Building Performance Standards
Building Performance Standards for the B-2 District
Building "C": Multi -tenant Retail
Standard
Required Standard (B2)
Proposed
Status
Front Yard Setback (North)
35 ft.
>220 ft.
Compliant
Side Yard Setback (East)
10 ft.
25 ft.
Compliant
Side Yard Setback (West)
10 ft.
50 ft.
Compliant
Rear Yard Setback (South)
20 ft.
45 ft.
Compliant
Parking
Use
Sq. Footage
Required
Proposed
Status
Building "C"
Retail
7,203 sq. ft.
33 stalls
42 stalls
Compliant
Building "C" as a retail use requires 33 stalls. The site provides a total of 42 parking
stalls. The site plan provides two disability person stalls located near the entrance
areas. The sizes for the parking stalls at nine feet wide and twenty feet deep would also
be sufficient.
Additional submitted comments from the City Engineer dated December 30t", 2002 shall
be reviewed regarding the parking lot. The Engineer comments include grading and
drainage changes along with the possible subtraction of two parking stalls because of
the addition of a hydrant due to the location of the mechanical room.
The parking stalls along with internal vehicle movement lanes should be clearly
delineated and striped upon the actual site. The disability parking stalls shall be clearly
marked. Adequate space must also be demonstrated for snow storage, unless the
snow will be hauled away from the site.
3
It
Access/ Site Circulation/ Loading
Access is gained from the existing entrance off La Centre Frontage Avenue. A drive
aisle will be created along the eastern side of the property.
The easements for access must be good for both properties due to the drive aisle layout
within the existing Coborn's parking lot. The easement and maneuvering lanes must be
wide enough for two lanes of traffic separated from existing and proposed parking stalls.
Drive aisles throughout the site are at 24 feet except the southwest corner and south
side of the building at 20 feet. The applicant will have to demonstrate how
loading/unloading delivery trucks will occur within the site without interfering with
existing traffic circulation and parking. Truck circulation and maneuvering is integrated
with the existing Coborn's parking lot. Staff is concerned with the proposed travel
pattern through the Coborn's site for large trucks serving Building "C". The proposed
travel pattern passes through the center of the Coborn's parking lot and will produce the
opportunities for traffic conflicts. While the integration of the two sites for truck
maneuvering may be unavoidable, perhaps moving the truck travel lanes to the
perimeter of the parking lot would reduce potential traffic conflicts. Garbage truck
maneuvering must also meet standards, ensuring that truck movement will occur fluidly
without traffic interference or curb damage.
Building Plan Review
Building "C" is 7,203 sq. ft. and provides retail space for three businesses. The building
will have an EIFS (Exterior Insulation Finish System) cornice located along the roofline
with prefinished metal cap flashing. Colored rockfaced CMU is at the base of the
building. The building materials should complement the materials used for Building "A"
and Building "B" and the existing Coborn's building. Building colors have not been
specified. Color building elevations must be provided. Fabric awnings will be located
above the windows on the north, east and west sides of the building.
The applicant has indicated that this retail building will include extended parapet walls
that would adequately screen the roof top equipment.
Landscaping
Landscaping upon the site is very complete. However, there are a few issues that must
be addressed in order for the plan to be compliant with the Zoning Ordinance:
Plantings are located within the right of way along La Centre Ave. on the western
side of the lot. All plantings outside the property line must be relocated to a
location that is no closer than three feet from inside the property line. Some of
these plantings should be moved to provide screening for the trash enclosure.
The business owners shall be responsible for continued planting and
maintenance of the raised flower beds/planters at the front of the retail buildings.
0
Screening around the trash enclosure must be more complete. Moving the
plantings located within the right-of-way to the trash enclosure area may be an
option.
• Many of the trees listed are too small (lilac crabapple), ordinance calls for 1 '/2
inch diameter, many of those listed upon the plan are one inch.
Many of the suggested potted shrubs are too small. In order to provide for the
required amount of shrubs, three gallon pots would have be used as opposed to
the one gallon pots listed.
Lighting
A photometric plan has been provided but seems to be from an older site layout and
does not correspond to the proposed layout. An updated photometric plan must be
submitted that demonstrates the extent of lighting across the entire site. Section
1000.10 of the Zoning Code address lighting and glare and should be addressed fully.
Lighting fixture details are not provided but would include fixtures set atop poles around
the parking area and also wall mounted fixtures along all four sides of the building.
Light fixture schematics must be submitted to determine their compatibility with the
building and adjacent areas.
Signage
Signage consists of a single monument sign for the retail shops located along the
northwest corner of the site at the corner of La Centre Ave. and 57th St. NE, as well as
building frontage signs that singly identify each store.
The monument sign will be located along 57th St. NE. The sign is proposed to be 15
feet in height, but according to the Albertville Crossing Architectural Design Standards
dated February 12th 2002, monument signs are to be no more than 12 feet in height.
This sign will include three tenant spaces each two feet by ten feet in size (totaling 60
sq. ft.) and will have brick framing. The sign area is compliant with the approved PUD
Agreement.
Storefront signs for the retail building are proposed along the east and west sides of the
building. The Design Standards mention one sign per street frontage affixed to the
exterior wall. After review, it may be beneficial for the Planning Commission and City
Council to consider amending the comprehensive PUD sign plan for this site due to the
building layout. The back of the building has street frontage, but the primary front
entrance does not, it seems detrimental to prohibit signage at the primary access.
5
Trash Enclosure
The trash enclosure is located on the western side of the lot along La Centre Ave. and
will be accessed via the parking lot on the western side of the building. The enclosure
should be constructed of material that is similar to the primary retail building and should
have better screening from La Centre Ave. The retail site will share one trash
enclosure. Additional landscaping must be provided around the trash enclosure.
CONCLUSION
In conclusion, the applicant is proposing the addition of this multi -unit retail building to
Albertville Crossings. There is an existing PUD Conditional Use Agreement and also
Architectural Design Standards for this site. An additional agreement is required for use
of the shared driveway access easement. Approval is requested of the proposed site
plan for the retail building.
After review of the applicant's submittal, staff recommends approval of the site plan to
allow the construction of a 7,203 sq. ft. retail facility. This recommendation is based on
the findings made in this report, subject to the conditions herein and to the City
Engineers comments dated December 30, 2002.
pc: Mike Couri, City Attorney
Pete Carlson, City Engineer
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REL
LL MEMORANDUM
1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717
TO: Linda Goeb
City Administrator
Albertville, Minnesota
FROM: Peter J. Carlson, P.E.
City Engineer
DATE: December 30, 2002
RE: Site Plan Review
Albertville Crossings, Building "C"
Albertville, Minnesota
SEH No. A-ALBEV0301.00 D59
320.229.4300 800.572.0617 320.229.4301 FAX
I have reviewed the above referenced site plan and have the following comments:
1. The parking lot and driveway on the west and south side of the building were not part of
the original site plan review and approval. This additional hard surface coverage will
have an effect on the storm sewer design. Design calculations shall be submitted for
review.
2. It is recommended that a grade break be added to the driveway at the northwest corner of
the building to allow all the parking lot storm water to drain to existing catch basins east
of the proposed building.
3. The cross slope of the driveway south of the proposed building is too steep and shall be
revised to a more typical cross slope of 2-3 %.
4. The fire department requires a hydrant be located immediately adjacent to the mechanical
room. A hydrant shall be added as shown on the attached sketch. Green space shall be
added around the hydrant. This will result in the loss of 2 parking stalls.
5. A post -indicating valve may be required. This shall be reviewed with the fire department.
Please call me if you have any questions.
tjw
Attachment
c: Mike Couri, City Attorney (w/ enclosure)
Alan Brixius, City Planner (w/ enclosure)
Kevin Roden, City Fire Department (w/ enclosure)
Ross Able, John Oliver & Associates (w/ enclosure)
wAalbev\09 alberMlle crossings\m-123002-crossingsbldgc.doc
Short Elliott Hendrickson Inc. • Your Trusted Resource Equal Opportunity Employer EXHIBIT E