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052825 PC Meeting AgendaPLANNING COMMISSION MEETING RICHFIELD MUNICIPAL CENTER, COUNCIL CHAMBERS MAY 28, 2025 7:00 PM Call to Order Approval of the Minutes Approval of the minutes of the Joint Planning Commission and City Council Work Session of February 24, 2025 and the Regular Planning Commission Meeting of February 24, 2025. Open Forum: Opportunity for the public to address the Commission on items not on the Agenda. Agenda Approval 1. Approval of the Agenda Public Hearings 2. Public hearing to consider a request for site plan approval, a preliminary plat, a final plat, and a variance, for ----------42 units of multifamily housing at 6501 and 6525 Penn Avenue South. Staff Report No. 7 Other Business 3. Consideration of a resolution finding that the disposition of Outlot A, Wexlers Second Addition by the Housing and Redevelopment Authority is consistent with the Richfield Comprehensive Plan. Staff Report No. 8 Liaison Reports Community Services Advisory Commission City Council Housing and Redevelopment Authority (HRA) Richfield School Board Transportation Commission Chamber of Commerce Sustainability Commission City Planner's Reports 4. City Planner's Report Our Administration Department is working on transitioning the City to a new agenda software. The City Council packets and minutes will be implemented first, and then all the Commissions will change over. An ordinance regarding the restriction of short-term rentals had its first reading before the City Council on May 13th and a second reading on May 27th. 5. Next Meeting Time and Location Regular meeting Monday, June 23, 2025 at 7:00 in Council Chambers. 6. Adjournment Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612-861-9739. *Complete information on how to share comments or questions with the Planning Commission, see our Agendas and Minutes page https://www.richfieldmn.gov/city_government/planning_commission/agendas_and_minutes.php PLANNING COMMISSION MEETING MINUTES Richfield, Minnesota Planning Commission and City Council Joint Work Session February 24, 2025 Chair Holmvig-Johnson called the Joint Work Session to order at 5:45 p.m. in the Bartholomew Room. Council Members Present: Council Members Absent: PC Members Present: PC Members Absent: Mary Supple, Mayor; Rori Coleman-Woods; Walter Burke; Sharon Christensen and Sean Hayford Oleary None Eddie Holmvig-Johnson, Brett Stursa, Cole Hooey, Matt Taraldsen, and Stephanie Kowalkowski Brendan Kennealy and Benjamin Surma Staff Present: Melissa Poehlman, Community Development Director; Samantha Crosby, Planner II; and Ruby Villa, Planner I Others Present: Lance Bernard, Transporatation Collaborative and Consultants ITEM #1 DISCUSS THE POTENTIAL CHANGES TO THE MR-2 & MR-3 ZONING DISTRICTS Planner Crosby and Lance Bernard, Director of Planning at Transportation Collaborative and Consultants, presented the staff report and explained the intent to reimagine and revamp the MR-2 and MR-3 zoning districts, and the three different phases. Commissioners, Council Members and staff discussed setbacks, parking and missing middle housing and how the changes to the districts align with the Comprehensive Plan. Commissioners and Council Members thanked staff for their presentation and explanation. Planner Crosby and Mr. Bernard provided a brief recap of the meeting and confirmed the group’s instructions for staff on how to proceed. CALL TO ORDER Joint Planning Commission and City Council Work Session Minutes -2- Feb. 24, 2025 Chair Holmvig-Johnson adjourned the Joint Work Session at 6:55 p.m. Date Approved: May 28, 2025 Ruby Villa Matt Taraldsen Planner I Planning Commission Secretary ADJOURNMENT CALL TO ORDER The meeting was called to order by Chair Holmvig-Johnson at 7:00 p.m. in the Council Chambers. M/Stursa, S/Hooey, to approve the minutes of the Regular Planning Commission meeting of January 27, 2025. Motion carried: 6-0 OPEN FORUM No members of the public spoke. ITEM #1 APPROVAL OF THE AGENDA M/Hooey, S/Taraldsen, to approve the agenda. Motion carried: 6-0 PLANNING COMMISSION MEETING MINUTES Richfield, Minnesota Regular Planning Commission Meeting February 24, 2025 Planning Commissioners Present: Eddie Holmvig-Johnson, Brett Stursa, Cole Hooey, Matt Taraldsen, Benjamin Surma, and Stephanie Kowalkowski Commissioners Excused: Brendan Kennealy Staff Present: Sam Crosby, Planner II; and Ruby Villa, Planner I Others Present: None APPROVAL OF MINUTES ITEM #2 ELECTION OF PLANNING COMMISSION CHAIRPERSON, VICE- CHAIRPERSON AND SECRETARY. Planner Villa presented Staff Report No. 3. M/Hooey, S/Stursa, to elect Commissioner Holmvig-Johnson as Chairperson. Motion carried: 6-0. M/Surma, S/Holmvig-Johnson, to elect Commissioner Stursa as Vice-Chairperson. Motion carried: 6-0. M/Holmvig-Johnson, S/Hooey, to elect Commissioner Taraldsen as Secretary. Motion carried: 6-0 ITEM #3 APPOINTMENT OF LIAISONS TO THE CITY COUNCIL, COMMUNITY SERVICES ADVISORY COMMISSION, HOUSING AND REDEVELOPMENT AUTHORITY, SCHOOL BOARD, TRANSPORTATION COMMISSION, CHAMBER OF COMMERCE, AND SUSTAINABILITY COMMISSION. Planner Villa presented Staff Report No. 4. The Commission discussed and agreed upon the following liaison appointments: City Council: Commissioner Holmvig-Johnson Community Services Advisory Commission: Commissioner Hooey Housing and Redevelopment Authority (HRA): Commissioner Stursa Richfield School Board: Commissioner Kennealy Transportation Commission: Commissioner Surma Chamber of Commerce: Commissioner Kowalkowski Sustainability Commission: Commissioner Taraldsen ITEM #4 REVIEW THE PLANNING COMMISSION BYLAWS. Planner Villa presented Staff Report No. 5. M/Taraldsen, S/Hooey, to amend Part 1, Section 7 of the Planning Commission Bylaws to change the format of meetings in order to conduct the open forum before the approval of the minutes. Motion carried: 6-0 ITEM #5 ANNUAL RE-SCHEDULING TASK. Planner Villa presented Staff Report No. 6. M/Stursa, S/Hooey, to (1) approve the rescheduling of the May Planning Commission meeting from Monday, May 26th to Wednesday, May 28th and (2) approve the rescheduling of the December Planning Commission meeting from Monday, December 22nd to Monday, December 8th. Motion carried: 6-0 LIAISION REPORTS Community Services Commission: Commissioner Kowalkowski stated that Wood Lake design plans are nearing completion. Construction bids opened up last week and a presentation will be given to City Council about exhibits in the new space. The Commission also appointed a new person to the Friends of Wood Lake board. City Council: Chair Holmvig-Johnson had no report. Housing and Redevelopment Authority (HRA): Commissioner Stursa had no report. Richfield School Board: Commissioner Kennealy was absent. Transportation Commission: Commissioner Surma stated that the Commission met on February 5th and the main topic of discussion was a presentation by staff from Metro Transit to discuss proposed changes to bus stop locations as part of the Nicollet Avenue reconstruction. Data related to bus stop usage was presented. Chamber of Commerce: Commissioner Hooey had no report. Sustainability Commission: Commissioner Taraldsen had no report. ITEM #6 CITY PLANNER’S REPORT Planner Crosby presented the City Planner’s Report. ITEM #7 NEXT MEETING TIME AND LOCATION Although likely to be cancelled, the next regular meeting is scheduled for Monday, March 24, 2025, at 7:00 pm in the Council Chambers. ITEM #8 ADJOURNMENT M/Hooey, S/Surma, to adjourn the meeting. Motion carried: 6-0 and the meeting was adjourned at 7:19 p.m. Submitted by: Ruby Villa Matt Taraldsen Planner I Planning Commission Secretary AGENDA SECTION: Public Hearings AGENDA ITEM # CASE NO.:Staff Report No. 7 PLANNING COMMISSION MEETING 5/28/2025 REPORT PREPARED BY: Ruby Villa, Planner I DIRECTOR RE VIEW: Melissa Poehlman, Community Development Director 5/22/2025 ITEM FOR COMMISSION CONSIDERATION: Public hearing to consider a request for site plan approval, a preliminary plat, a final plat, and a variance, for 42 units of multifamily housing at 6501 and 6525 Penn Avenue South. EXECUTIVE SUMMARY: JO Companies (Applicant) has submitted an application for land use approvals to construct a 5-story, 42-unit housing development on Housing and Redevelopment Authority (HRA) owned land north of Dunkin Donuts, at the southeast corner of 65th Street West and Penn Avenue South. As a Minnesota Housing Finance Agency (MHFA) funded project, it is geared towards low-income families looking for safe and affordable housing. Affordability levels would range from 30-60% of Area Median Income (AMI). The proposal includes a unit mix ranging from 1 to 4 bedrooms, an enclosed parking garage, an exterior parking lot, and ground level common areas and amenities, such as a bicycle parking room, business/homework center, fitness center, lounge, and an indoor family playroom. See the Applicant’s narrative and floor plans, attached. Site Plan Approval The subject property is zoned MU-C, “Mixed Use Community” and lies within the Penn Avenue Corridor (PAC) Overlay District. Site plan approval is required for all new buildings in the Mixed Use Districts, not otherwise approved by a conditional use permit or planned unit development. Except for a retaining wall that exceeds height requirements along the east property line (unrelated to the building itself), the proposed site plan complies with all aspects of the Zoning Code. Plat A preliminary plat is required to combine two parcels into one development site. Although a final plat typically comes later, the Applicant has submitted both for approval at this time. Simultaneous approval is at the discretion of the City. Variance The variance being requested is a 7.5-foot variance from the 6-foot maximum retaining wall/fence height to allow a 13.5-foot-tall, combined retaining wall and fence along the east property line of the site. As explained in the policy section below, the request is reasonable and based on unique on-site grading differences. Staff finds that the proposed project meets the intent and policies of the Comprehensive Plan, the PAC overlay district and all other Zoning Code requirements except as noted by the retaining wall height variance. Consequently, staff supports all aspects of the request and recommends approval, subject to the conditions listed in the draft resolutions of approval. 2 RECOMMENDED ACTION: Conduct and close a public hearing and by motion: Recommend approval of the proposed site plan, preliminary plat, final plat, and variance for the multi-family residential development of 42 units at 6501 and 6525 Penn Avenue South. BASIS OF RECOMMENDATION: A.HISTORICAL CONTEXT The property is made up of two HRA-owned parcels – 6501 and 6525 Penn Avenue South. o 6501 Penn Avenue South was purchased by the HRA in 2018 and the two buildings on site were demolished in 2022. Prior to being sold to the HRA, one of the buildings had been occupied by a Bumper to Bumper Auto Parts Store and the other was vacant. o 6525 Penn Avenue South was more recently acquired by the HRA in 2024 after tax forfeiture of the property. The buildings on site are currently vacant and were previously occupied by Canine College (dog training classes). Disposition of both parcels for multifamily housing (with or without a commercial component) was approved by the Planning Commission on April 22, 2024, for 6525 Penn Avenue South and on August 27, 2018, for 6501 Penn Avenue South. Planning and redevelopment efforts for the PAC date back to the 1980’s. The most recent PAC planning process took place in 2008, the result of which concluded with the adoption of the Penn Avenue Corridor Master Revitalization Plan and Design Guidelines, as well as the formal adoption of the PAC Overlay District in 2009. Along with the adoption of the PAC Overlay District, the majority of parcels within the overlay district area, including 6501 and 6525 Penn, were re-guided to “Mixed Use” and re-zoned to “MU- C – Mixed Use Community” in 2009. As such, the subject parcels have been slated for redevelopment for at least 16 years. On April 15, 2024, at a joint work session of the City Council, HRA, and Planning Commission, the Applicant presented conceptual plans for the development of approximately 40 units affordable rental housing at 6501 and 6525 Penn Avenue South. On June 17, 2024, the HRA approved a Preliminary Redevelopment Agreement with the Applicant. Although not required, the Applicant held three neighborhood meetings in order to garner feedback from neighbors: o June 17, 2024, the Applicant held a virtual neighborhood meeting; 17 people virtually attended. o June 24, 2024, the Applicant held a second virtual neighborhood meeting. Approximately 11 neighbors attended. o February 19, 2025, the Applicant held a final in-person neighborhood meeting. The only people in attendance (5) were individuals interested in living in the new apartments. On July 9, 2024, the HRA approved an amendment to the Preliminary Redevelopment Agreement and on February 18, 2025, the HRA approved a Second amendment to the Agreement to extend it through August of 2025. B.POLICIES (resolutions, ordinances, regulations, statutes, etc): Comprehensive Plan The property is guided “Mixed Use” by the 2040 Comprehensive Plan, which within the PAC, provides for a density range from 25 to 100 dwelling units per acre. At under an acre, density is within limits (47 dwelling units per acre). The 2040 Comprehensive Plan calls for a full range of housing choices that meets residents' needs at every stage of their lives and ensures a healthy balance of housing types that meet the needs of a diverse population with diverse needs. Further, the Comprehensive Plan encourages improvements to the housing stock to better serve families with children and seniors. The inclusion of 3 and 4bedroom units, family-oriented aspects of the project help further these objectives. Site Plan The site layout pushes the building as far west as possible, to encourage an activated streetscape along Penn Avenue and 65th Street, as well as to maximize the amount of space between the building and the single-family and two-family residential properties to the east. Significant grading differences (the site dramatically slopes down in elevation going north to south) necessitate two retaining walls on site: one along the west side of the parking lot and one along the east property line. West retaining wall: Due to the proximity of this retaining wall to the west property line, the Applicant is unable to provide the required streetside parking lot perimeter plantings. In lieu of perimeter plantings, this approximately 2-foot-tall wall will include a short, decorative aluminum fence to provide screening and contribute to an attractive, pedestrian friendly street front. The Applicant has acknowledged that payment into the City’s Tree Fund will be required for any missing trees. East retaining wall; along single-family/two-family and multifamily homes: At its tallest, this wall and fence combination will be 13.5 feet tall, exceeding maximum retaining wall and fence height (6 feet). Staff support a variance to exceed the 6-foot height maximum, as explained below and in the findings of fact, due to the unique topography of the site as well as the added advantage of ample screening between this higher density project and the low density residential to the east. The Applicant has worked with staff to activate ground floor walls as much as possible and avoid blank walls, such as adding additional windows, reconfiguring the ground level floor plan, and committing to providing a mural along the building’s southwest, ground level, brick wall (see attached west elevation). Staff review and approval of the mural is a condition of approval. Due to limited space, as well as concerns with planting trees along the east side of the property which contains overhead power lines, the Applicant has chosen to pay into the City Public Tree Planting Fund, for planting of trees on public property on behalf of the development, as allowed by Section 544.03, Subd. 8. With a deficit of 27.5 caliper inches (21 trees are required; 13 are provided), and at a rate of $160 per caliper inch, the Applicant must provide payment of $4,400 at the time of application for building permits. All other aspects of the Zoning Code, including building height, architecture, electric vehicle charging, parking, bike parking, solar access, and impervious area, will be met. Preliminary & Final Plat This project has proven to be complex due to uncertainty regarding reconstruction of the PAC (scheduled for 2028; planning to begin in 2025/2026). While the County has expressed general support for the project, there are items that require further discussion between the City, Applicant, and County, particularly regarding stormwater drainage. It is unlikely that significant changes in the site or building layout would be necessary to resolve the remaining stormwater items. The City attorney has provided a Preliminary Plat Opinion Letter with conditions that must be met prior to final plat recording. Retaining Wall Height Variance All retaining walls, fences, and combinations thereof in the City are limited to a maximum of 6 feet in height. The proposed retaining wall/fence along the east property line is 13.5 feet tall at its highest points – a 10-foot-tall retaining wall, 3.5-foot-tall fence. The existing site drops off abruptly to the south from 65th Street. In order to construct a ramp/driveway within the east side of the property, without exceeding a maximum 5% slope (anything higher would cause difficulties in vehicle maneuvering), the grading must be elevated significantly. Ultimately, the difference between the grade on the east side of Penn Station will differ greatly with the grade on abutting parcels to the east. Thus, a retaining wall taller than 6 feet is structurally required to retain the difference in elevation. While a large retaining wall is not ideal, the location of the driveway off of 65th Street, and along the east side of the property, is an important aspect of the site plan. It allows the building to be pushed up against Penn Avenue and 65th Street, which encourages a pedestrian friendly and activated experience and pushes the building as far away from abutting single family and two- family homes as possible. With the building as close to the corner of Penn and 65th Street, the only other option for access would be directly from Penn Avenue into the south side of the site. This is not a viable option given the proximity to the Dunkin Donuts drive through lane and it only being accessible via one way traffic. The addition of a fence, which increases the amount of variance being requested, is required due to building code regulations. C.CRITICAL TIMING ISSUES: The HRA will hold a public hearing on the sale of the property to Penn Station Apartments, LLLP, on June 16, 2025. The 60-day clock started when a complete application was received on May 14, 2025. Therefore, the 60-day clock ends on July 13, 2025. A decision is required by this date, or the City must notify the Applicant that it is extending the deadline (up to a maximum of 60 additional days or 120 days total) for issuing a decision. D.FINANCIAL IMPACT: Preliminary and final plat fees will be paid prior to building permit issuance. E.LEGAL CONSIDERATION: Notice of the public hearing was published in the Sun Current newspaper on May 15, 2025, and was mailed to properties within 350 feet of the subject site. Council consideration of this application has been tentatively scheduled for June 10, 2025. ALTERNATIVE RECOMMENDATION(S): Recommend approval of the request with additional and/or modified stipulations. Recommend denial of the request with a finding that the proposal does not meet City requirements. PRINCIPAL PARTIES EXPECTED AT MEETING: Johnny Opara, Applicant Erik Bjorum, POPE Architects ATTACHMENTS: Description Type Draft Site Plan and Variance Resolution of Approval Resolution Letter Draft Plat Resolution of Approval Resolution Letter Location and Zoning Map Backup Material Required Findings Backup Material Applicant's Narrative Backup Material Site Plans Backup Material Exterior Renderings Backup Material Elevations Backup Material East Retaining Wall Section Backup Material Survey and Plat Backup Material Floor Plans Backup Material Landscape Plan Backup Material Photometric Plan Backup Material Shadow Study Backup Material RESOLUTION NO. RESOLUTION APPROVING A SITE PLAN AND VARIANCE FOR PENN STATION AT 6501 & 6525 PENN AVENUE SOUTH WHEREAS, an application has been filed by JO Companies, (“Applicant”) with the City of Richfield which requests approval of a proposed site plan, and a 7.5-foot height variance for a 13.5-foot tall retaining wall and fence, in order to construct 42 units of affordable apartment homes at 6501 and 6525 Penn Avenue South, property legally described in Exhibit A, attached; and WHEREAS , Zoning Code Section 509.15, Subdivision 4, part d establishes a maximum retaining wall and fence height of 6 feet; and WHEREAS, Zoning Code Section 509.15, Subdivision 4, part e states that, whenever a fence and wall are used in combination, the combined height shall not exceed the permitted heights outlined within that same subdivision; and WHEREAS, the proposed site plan provides a combined 13.5-foot-tall retaining wall and fence along the east property line ; and WHEREAS, the property is unique in regard to significant grading differences as the property slopes north to south; and WHEREAS, Minnesota Statutes Section 462.357, Subdivision 6, provides for the granting of variances to the literal provisions of the zoning regulations in instances where enforcement would cause “practical difficulty” to the owners of the property under consideration; and WHEREAS, the retaining wall and fence height variance meets the requirements of Zoning Code Section 547.11, Subdivision 1, as detailed in the “required findings” statement; and WHEREAS, the proposed site plan meets the requirements necessary for granting site plan approval as specified in Zoning Code Section 547.13, Subdivision 8, as detailed in City Council Staff Report No.____; and WHEREAS, notice of the public hearing was mailed to properties within 350 feet of the subject property and published in the Sun Current newspaper on May 15, 2025; and, WHEREAS, the Planning Commission of the City of Richfield held a public hearing at its May 28, 2025 meeting and recommended approval of the requested site plan and variance; and WHEREAS, the City Council has fully considered the request for site plan approval and variance; NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield, Minnesota, as follows: 1.The City Council adopts as its Findings of Fact the WHEREAS clauses set forth above. 2.The City Council further adopts as its Findings of Fact the findings listed in the Required Findings Statement. 3.The requested site plan and variance are hereby approved subject to the following conditions: a.Separate sign permits are required for signage greater than 6 square feet in size. b.All required parking spaces shall remain available year-round and shall not be used for snow storage. c.The property owner is responsible for the ongoing maintenance of all exterior improvements, including landscaping, in accordance with approved plans. d.The Applicant is responsible for obtaining all required permits, compliance with all requirements detailed in the City’s Administrative Review Committee Report dated May 5, 2025, and compliance with all other City, County and State regulations. e.The Applicant will continue to work with the City and County to resolve identified stormwater items and requirements. Final stormwater management plans must be submitted to and approved by the Public Works Director. Prior to the issuance of a building permit, the Applicant shall: f.Provide proof of having recorded a copy of this resolution of approval. g.Enter into a construction and maintenance agreement with the City. h.Provide revised plans indicating the extension of the 65th Street sidewalk to Oliver Avenue. i.Provide revised plans indicating a 3-foot sidewalk setback for the east and west retaining walls, as required by Zoning Code Section 509.15, Subdivision 6. Additionally, no wall may exceed 4 feet in height within the front yard area, as required by that same section. j.Provide construction level retaining wall and fence details/elevations. k.Provide a screening plan for the on-site transformer that meets Zoning Code Section 544.05. l.Provide revised plans that indicate at least two bike racks provided outside, near the main entrance of the building. m.Provide bike rack details for staff review and approval; bike racks shall be installed according to manufacturer specifications. n.Provide a traffic control plan, for staff review and approval. o.Provide a final mural design for staff review and approval. Prior to the issuance of a Certificate of Occupancy, the applicant shall: p.Enter into an escrow agreement for outstanding items and provide a surety equal to 125% of the value of any improvements not yet complete. q.Provide proof of having recorded the construction and maintenance agreement. r.The final plat shall be recorded and mylar copies provided to the City. Prior to the release of the surety: s.All exterior improvements shall be installed. t.All requirements of the escrow agreement shall be met. 4.This approval shall expire one year from issuance unless the use for which the permit was granted has commenced, substantial work has been completed or upon written request by the applicant, the Council extends the expiration date for an additional period, as required by the Zoning Ordinance, Section 547.13, Subd. 9. Adopted by the City Council of the City of Richfield, Minnesota this 10th day of June, 2025. Mary B. Supple, Mayor ATTEST: Michelle Friedrich, City Clerk Exhibit A Legal Description Tract A The West ½ of the North ¾ of the West ¼ of the Southwest Quarter of the Northwest Quarter except the North 876.8 Feet thereof, Section 28, Township 28, Range 24, Village of Richfield, Hennepin County Minnesota. Being Registered land as evidenced by Certificate of Title No. 1434874 Tract B Par 1: The West ½ of the South 109.6 feet of the North 767.2 feet of the North ¾ of the West ¼ of the Southwest Quarter of the Northwest Quarter except the North 30 feet thereof; Par 2: The West ½ of the South 109.6 feet of the North 876.8 feet of the North ¾” of the West ¼” of the Southwest Quarter of the Northwest Quarter; All in Section 28, Township 28, Range 24, in Village of Richfield, Hennepin County, Minnesota. Being Registered land as is evidenced by Certificate of Title No. 1478347 RESOLUTION NO. RESOLUTION GRANTING APPROVAL OF A PRELIMINARY AND FINAL PLAT FOR PENN STATION WHEREAS, JO Companies, (“Applicant”) has requested approval of a preliminary and final plat that combines parcels generally located at 6501 and 6525 Penn Avenue South, legally described in Exhibit A, attached; and WHEREAS, the proposed plat is to be known as PENN STATION ADDITION; and WHEREAS, a public hearing was held for the proposed plat on Wednesday, May 28, 2025, at which all interested persons were given the opportunity to be heard; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Richfield, as follows: 1.The proposed plat of PENN STATION ADDITION satisfies the requirements of the City’s subdivision ordinances. 2.Approval of the plat of PENN STATION ADDITION is granted subject to the following conditions: a.Prior to issuance of a building permit, the applicant must address to the City Attorney’s satisfaction all items listed in the plat opinion letter dated May 16, 2025. b.The Applicant must address any/all comments by the City Engineering Division and Hennepin County. c.Compliance with any other applicable requirements of the Richfield City Code. d.The Applicant must file the final plat within two years of the date of this approval, unless a written request for a time extension is approved by the City Council, or the plat will expire. Evidence of proper filing must be submitted to the Community Development Department prior to issuance of any final occupancy permits. Adopted by the City Council of the City of Richfield, Minnesota this 10th day of June 2025. Mary B. Supple, Mayor ATTEST: Michelle Friedrich, City Clerk Exhibit A Legal Description Tract A The West ½ of the North ¾ of the West ¼ of the Southwest Quarter of the Northwest Quarter except the North 876.8 Feet thereof, Section 28, Township 28, Range 24, Village of Richfield, Hennepin County Minnesota. Being Registered land as evidenced by Certificate of Title No. 1434874 Tract B Par 1: The West ½ of the South 109.6 feet of the North 767.2 feet of the North ¾ of the West ¼ of the Southwest Quarter of the Northwest Quarter except the North 30 feet thereof; Par 2: The West ½ of the South 109.6 feet of the North 876.8 feet of the North ¾” of the West ¼” of the Southwest Quarter of the Northwest Quarter; All in Section 28, Township 28, Range 24, in Village of Richfield, Hennepin County, Minnesota. Being Registered land as is evidenced by Certificate of Title No. 1478347 66TH ST WQUEENAVES PENN AVE S65TH ST W OLIVER AVE S65 1/2 ST W QUEEN AVE S± Location and Zoning Map 0 160 32080ft I:\GIS\Community Development\Case Maps\2025\Penn Station SPA - 6501 & 6525 Penn Ave.mxd 6501 & 6525 Penn Avenue South Case #:Z25-3 SUBJECTSITE Legend R Low Density Residential PMR Planned Multi-Family MR-2 Multi-Family MR-3 High-Density Multi-Family C-1 Community Commercial C-2 General Commercial PC-2 Planned General Commercial PMU Planned Mixed UselDunkin Donuts Subway CVS Penn Avenue Corridor (PAC)Overlay District Required Findings Penn Station / 6501 & 6525 Penn Avenue South Part 1: Development proposals in the Mixed Use Districts shall be reviewed for compliance with the following (537.01, Subd.3): a)Consistency with the elements and objectives of the City’s development guides, including the Comprehensive Plan and any redevelopment plans established for the area. As outlined in the policies section of the staff report, the proposed development complies with all zoning requirements, save the retaining wall and fence height variance being requested. The proposal also supports the purpose and intent of the Penn Avenue Corridor Overlay District, which is to provide for a balanced mix of commercial, office and residential uses that create a cohesive and pedestrian-friendly area. The project advances the following objectives of the City’s Comprehensive Plan: i.Includes site design and architectural characteristics that provide appropriate transitions between lower and higher intensity uses. ii.Focuses commercial and higher density residential development along major thoroughfares. iii.Strongly encourages pedestrian-friendly and transit friendly building and site design through measures such as higher density development and growth, which is located along major transportation routes. iv.Encourages the creation of “move-up” housing through new construction. v.Uses quality, durable building and landscaping materials to maintain a high-quality standard. vi.Provides quality amenities and a safe living environment. vii.Encourages improvements to the housing stock to better serve families with children. viii.Supplies part of the City’s allocation of the region’s need for affordable housing. ix.Furthers the development of a balanced housing stock that is available to a range of income levels. b)Consistency with the regulations of the Mixed Use Districts as described by Section 537 of the Code. As noted above, the proposed development is consistent with the Mixed Use District regulations. c)Creation of a design for structures and site features which promotes the following: i.An internal sense of order among the buildings and uses. The location of the building and parking lot, as well as building entrances, provide orderly and safe accessibility that will adequately serve residents. The project is designed to accommodate those arriving by all transportation modes; bike racks will be added outside, near the front entrance of the building. The 65th Street sidewalk will be extended to Oliver Avenue to increase pedestrian and bike connections. Further, the front of the building is activated by large windows and street level active uses and amenities, such as a lounge, family playroom, and fitness center. ii.The adequacy of vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width or interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. See c.i, above iii.Energy conservation through the design of structures and the use of landscape materials and site grading. •The proposal adds new landscaping along Penn Avenue and 65th Street, which will be particularly beneficial for pedestrians. The design and placement of windows allows natural light into the building. iv.The minimization of adverse environmental effects on persons using the development and adjacent properties. •No adverse environmental effects are anticipated. Part 2 - Site Plan Approval (Subsection 547.13) In evaluating a site plan, the Planning Commission and Council shall consider its compliance with the following: a)Consistency with the various elements and objectives of the City’s long range plans including, but not limited to, the Comprehensive Plan. •The proposed use is consistent with long-range plans and the Comprehensive Plan. See item a in Part 1, above. b)Consistency with the purposes of the Zoning Code. •Except for the variance requested, the proposed use is consistent with the Zoning Code and is allowed in the MU-C zoning district. c)Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. •The land was originally developed in the 1940’s and most natural features were lost at that time. There are no existing trees to preserve. The proposed grading changes, particularly regarding the driveway, are necessary in order to allow maneuvering of vehicles into and out of the parking lot. A retaining wall will be added to the east side of the site to provide screening for abutting neighbors and to retain the site. Previous development of the site also appears to have been difficult due to the sloping of the site from north to south; the proposed grading changes would likely be necessary for any type of new development. d)Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. •The proposed site layout is harmonious with nearby existing and future buildings, by placing the building as far north and west on the site as possible, and by placing the parking lot on the south side of the property. This allows vehicular access to be as far from the intersection as possible and the building to be as far from the low density residential as possible. Additionally, by placing the building as close to the intersection of Penn Avenue and 65th Street, the site layout stimulates pedestrian-friendly design and continues the activated street-front on this block that began with redevelopment of the southern parcel (Dunkin Donuts). e)Creation of a functional and harmonious design for structures and site features including: i.Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community; The site layout is logical and provides a desirable environment in the context of the area. ii.Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development; •At under an acre in size, there is good design and function of open space. The site layout includes the required 15-foot parking lot setback from single-family and two-family residential, with a row of shrubs and a retaining wall for screening. Plantings along the street sides of the site consider access to sunlight and include perennials. Along the west side of the parking lot, a short retaining wall and decorative fence will provide screening along the Penn Avenue public sidewalk. iii.Appropriateness of the materials, textures, colors and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions; •The building utilizes a mix of high-quality exterior materials, such as brick and fiber cement, and applies a generally equal façade treatment to all four sides. A large vertical break in the building along the west elevation provides articulation and relief on Penn Avenue. Details of construction are compatible to the area. iv.Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. •The site will provide excess bicycle parking, including racks in the underground garage and the bicycle storage room. Bike racks will be added to the outside of the building, near the entrance. The bicycle storage room is located at the ground level along 65th Street and allows access into and out of the building. Underground and at grade parking levels provide adequate parking; required ADA stalls are located at the underground level to ensure the safety of residents in need of them. The proposal includes an extended 65th Street sidewalk (to Oliver Avenue) and pedestrian connections to the main entrance. The arrangement of parking is safe, convenient and compatible with surrounding properties. f)Creation of an energy-conserving design through design location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. The site will follow the requirements set forth by SB2030 80% compliance, ENERGYSTAR, and several other sustainability guidelines. The landscape plan is well designed and considers the surrounding context to allow the comfortable growth of trees and shrubs. g)Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. The building does not unreasonably block light or air to adjacent residences. Neighboring properties to the east would be protected by a retaining wall and robust landscaping. Perimeter plantings along the south property line screen the parking lot from abutting commercial uses. Part 3 - Variance (Subsection 547.11) The applicant is requesting a variance from Section 509.15, Subd. 4, part d to construct a retaining wall and fence combination that exceeds the 6-foot maximum by 7.5 feet (total combined height of 13.5 feet). In evaluating a variance, the Planning Commission and City Council shall consider the following: a)There are unusual or unique circumstances that apply to the property which were not created by the applicant and do not apply generally to other properties in the same zone or vicinity. The topography of the site is a unique circumstance that does not generally apply to other properties in the same zone or vicinity. b)There are “practical difficulties” that prevent the property owner from using the property in a reasonable manner. Although the site is bounded by two streets, access off of Penn Avenue is not a viable option, and is not supported by the County due to potential conflicts with Dunkin Donuts drive through traffic and limited one-way access. With the building as close to the intersection as possible (in order to comply with the intent of the PAC Overlay District, and goals of the Comprehensive Plan), the proposed driveway location is the only other realistic access point into and out of the site. In order for vehicles to safely maneuver into and out of the parking lot, the driveway must be elevated in grade which necessitates the additional height of the retaining wall. The limited options for access into the site, as well as difficulties in the drop in elevation from north to south, constitute a practical difficulty preventing the applicant from constructing a retaining wall/fence combination that complies with Zoning Code height requirements. c)The variance would not alter the character of the neighborhood or the locality. Currently, there is an existing fence along the east property line that is very old and frequently falls into disrepair. The applicant is proposing to remove this fence and replace it with the proposed retaining wall and fence, which will be more architecturally compatible with the building and will provide enhanced screening for abutting parcels to the east. The location directly west of the abutting parcels (as opposed to north) is unlikely to block access to sunlight. Negative impacts related to the granting of this variance are not anticipated. d)The variance is the minimum necessary to alleviate the practical difficulty. The proposed variance is the minimum necessary to locate the driveway as indicated and to structurally retain the east side of the site. The retaining wall will exceed 6 feet for approximately 170 feet in length (around 63% of the total length of the wall). The additional height being requested, for the addition of a 3.5-foot fence, is due to building code requirements. e)The variance is in harmony with the general purpose and intent of the ordinance and consistent with the Comprehensive Plan. In relation to the zoning ordinance, the purpose of retaining wall and fence height limits are to ensure that fences and walls are constructed at a reasonable height, and do not negatively impact pedestrian experiences and visibility angles. The location of the proposed retaining wall and fence is along the rear yard of abutting parcels, as opposed to a major pedestrian thoroughfare, and provides ample screening for low density uses. The proposed variance is the minimum necessary in order to retain the east side of the site. The requested variance is not anticipated to adversely impact the aesthetics of the community or its health, safety and welfare, the preservation of which are the principal objectives of the zoning code. In relation to the Comprehensive Plan, retaining walls and fences are not specifically mentioned. The variance, in general, helps to further the objectives of the Comprehensive Plan as discussed in Part 1, item a, above. 767 N. Eustis St., Ste 190 St. Paul, Minnesota 55114 651.642.9200 popedesign.com April 11, 2025 Re: 6501 Penn Ave – Project Description The project we are proposing at 6501 Penn Ave, in Richfield, MN is a multi – family residential project comprised of 42 1- bedroom, 2-bedroom, 3-bedroom, and 4-bedroom living units. The project also includes an enclosed parking garage and exterior parking lot for a total of 46 vehicles parking stalls. The building amenities include a secure, interior bicycle parking room, business/homework center, fitness center, lounge, and an indoor family playroom. This is an MFHA funded project and is geared towards low-income families looking for safe and affordable housing. As such, the building amenities are geared towards family uses. There are offices for onsite building management staff and supportive housing staff. The one-story parking structure will be precast concrete and type IA construction. The upper 5-stories will be wood construction of type IIIB. Exterior finishes include Masonry, metal panel, and fiber cement panels. We will also be using storefront glazing along the main level of the building for a more transparent and engaging building along the streetscape. WEEs͘^tϲϱd,^d͘,/',tzz^DEdWZKWZdz>/EͲ^ddKWh>/tKZ<^^DEdϭϰΖͲϬΗ&ZKD<K&hZKEWEED/E͘^d< h/>/E'^dW<>/E WZ</E'^d<&ZKDZ/',dͲK&Ͳtz '(6,*1*5283$XWRGHVN'RFV-23URSHUWLHV3HQQ6WDWLRQB3HQQ$YHB5UYWh!ȚȌȽƖȎǪǁɈٸ©ǁȎȎ´ɖƖɖǪȚȎȽƖɀɖȌǁȎɖɈ܉´!R0xÂX!´XÂ0©nzZŝĐŚĨŝĞůĚ͕DEͮϬϱͬϭϰͬϮϱͮϰϱϯϱϵͲϮϰϭϯϬEKZd,y/^d/E'^/d>KK</E'^Khd,y/^d/E'^/d͗^Khd,>Kd&ZKDWEEs͘y/^d/E'^/d͗ϲϱd,ΘWEEs;EKZd,'K&>KdͿϭͬϯϮΗсϭΖͲϬΗ^,Dd/^/dW>E ϯϮΖͲϬΗϭϲΖͲϬΗ ϲϰΖͲϬΗ SSHHVLTEEEEEEEEEE FFFFFF FFFFF FFFFFF FFFFF GGGGGGGGGG GOHEEEEEEEEEEFFFFOH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH G G G G G G G G G G G G GPENN AVENUE S65TH STREET W(C.R. NO. 32)SCXXXXXXXXXXXXXXXXXXXXXXXXXXXXX12SCALE IN FEET0H:20 4041352>>>>KEYNOTESB-612 CONCRETE CURB AND GUTTER. REFER TO DETAIL 1/C-501.B-624 CONCRETE CURB AND GUTTER. REFER TO DETAIL 2/C-501.ASPHALT PAVEMENT. MATCH IN-PLACE BITUMINOUS SECTION.ASPHALT PAVEMENT. REFER TO DETAIL 3/C-501.CURB TAPER. REFER TO DETAIL 4/C-501.CONCRETE SIDEWALK. REFER TO DETAIL 5/C-501PARKING STRIPING.CONCRETE DRIVE APPROACH. REFER TO DETAIL 6/C-501CONCRETE PAVEMENT. REFER TO DETAIL 5/C-501RETAINING WALLCONCRETE STEPS, (4) 6-INCH RISERS.ALUMINUM FENCE1234567891011121. REFER TO ARCHITECTURAL AND/OR STRUCTURAL PLANS FOR ACTUAL BUILDING DIMENSIONS,STOOP AND RAMP DETAILS.2. THE CONTRACTOR SHALL CONSTRUCT ALL PAVEMENTS TO CONFORM WITH THE CORRECT LINESAND FINISHED GRADES AS INDICATED ON THE PLANS AND TO MATCH EXISTING PAVEMENT GRADESAT TIE-IN POINTS. NO PONDING OF WATER WILL BE ALLOWED.3. SAW ALL CONCRETE CONSTRUCTION JOINTS, CLEAN THEM OF DEBRIS, BLOW THEM DRY ANDIMMEDIATELY SEAL WITH JOINT SEALANT.4. REINFORCE ODD SHAPED PAVING PANELS WITH #3 BARS AT 24" EACH WAY. AN ODD SHAPEDPANEL IS CONSIDERED TO BE ONE IN WHICH THE SLAB TAPERS TO A SHARP ANGLE WHEN THELENGTH TO WIDTH RATIO EXCEEDS 3 TO 1 OR WHEN A SLAB IS NEITHER SQUARE NORRECTANGULAR.5. PARKING QUANTITIES:9'X19' STANDARD STALLS - 14ADA PARKING STALLS - 0TOTAL PARKING STALLS -14SITE PLAN NOTES D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | NORTHWEST CORNER RENDERING Richfield, MN | 05/14/25 | 45359-24130 D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | SOUTHWEST CORNER RENDERING Richfield, MN | 05/14/25 | 45359-24130 FIRST LEVEL 100'-0" SECOND LEVEL 111'-8 1/8" THIRD LEVEL 122'-4" ROOF LEVEL 154'-0 5/8" FOURTH LEVEL 132'-11 7/8" FIFTH LEVEL 143'-7 3/4"56'-6 5/8"FIBER CEMENT SIDING BRICK METAL PANEL METAL BLADE BUILDING SIGNAGE PREFINISHED STOREFRONT SYSTEM AT LEVEL 1 FIRST LEVEL 100'-0" SECOND LEVEL 111'-8 1/8" THIRD LEVEL 122'-4" ROOF LEVEL 154'-0 5/8" FOURTH LEVEL 132'-11 7/8" FIFTH LEVEL 143'-7 3/4" LOWER LEVEL 88'-1"56'-6 5/8"FIBER CEMENT SIDING BRICK METAL PANEL PREFINISHED ALUMINUM BALCONY FIBER CEMENT PANEL PREFINISHED STOREFRONT SYSTEM AT LEVEL 1 METAL PANEL D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | OVERALL ELEVATIONS Richfield, MN | 05/14/25 | 45359-24130 1/8" = 1'-0" NORTH ELEVATION 1/8" = 1'-0" WEST ELEVATION MATERIAL CALCULATION SCHEDULE MATERIAL AREA (SF) PERCENTAGE (%) WEST BRICK 3484.52 25.59% FIBER CEMENT 1789.29 13.14% GLAZING 3075.62 22.59% METAL PANEL 5266.07 38.68% 13615.5 100.00% MATERIAL CALCULATION SCHEDULE MATERIAL AREA (SF) PERCENTAGE (%) NORTH BRICK 426.79 11.78% FIBER CEMENT 705.11 19.46% GLAZING 686.83 18.96% METAL PANEL 1804.31 49.80% 3623.04 100.00% FIRST LEVEL 100'-0" SECOND LEVEL 111'-8 1/8" THIRD LEVEL 122'-4" ROOF LEVEL 154'-0 5/8" FOURTH LEVEL 132'-11 7/8" FIFTH LEVEL 143'-7 3/4" LOWER LEVEL 88'-1"59'-5 5/8"FIBER CEMENT PANEL BRICK FIBER CEMENT PANEL BRICK PREFINISHED ALUMINUM BALCONY 11'-11"71'-4 5/8"FIRST LEVEL 100'-0" SECOND LEVEL 111'-8 1/8" THIRD LEVEL 122'-4" ROOF LEVEL 154'-0 5/8" FOURTH LEVEL 132'-11 7/8" FIFTH LEVEL 143'-7 3/4" LOWER LEVEL 88'-1"56'-6 5/8"FIBER CEMENT SIDINGBRICKMETAL PANEL 11'-11"68'-5 5/8"D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | OVERALL ELEVATIONS Richfield, MN | 05/14/25 | 45359-24130 1/8" = 1'-0" EAST ELEVATION 1/8" = 1'-0" SOUTH ELEVATION MATERIAL CALCULATION SCHEDULE MATERIAL AREA (SF) PERCENTAGE (%) EAST BRICK 2038.97 16.13% FIBER CEMENT 7950.58 62.88% GLAZING 2654 20.99% 12643.55 100.00% MATERIAL CALCULATION SCHEDULE MATERIAL AREA (SF) PERCENTAGE (%) SOUTH BRICK 2630.61 62.45% FIBER CEMENT 975.46 23.16% GLAZING 606 14.39% 4212.07 100.00% 865 870875 866 867 868 869 871872873874876 877 861862863864 8618 6 2 863 865 870 862864 866 867 868 869 871 872 873 874875876 S S HH VLT EEEEEEEEEEFFFFFFFFFFFFFFFFFFFFFFGGGGGGGGGGGOHE E E E E E E E E E FFF F OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHGGGGGGGGGGGGGPENN AVENUE S65TH STREET W (C.R. NO. 32)S C XXXXXXXXXXXXXXXXXXXXXXXXXXXXX865 870 875 864 866 867 868 869 871 872 873 874 876 876 65.08 65.27 TW 68.23 TW 65.92 TW 67.05 63.52 75.2675.91 BW 61.96 TW 61.94 TW 66.32 BW 63.00 BW 63.98 BW 76.03 TW 76.01 76.32 76.84 71.27 70.82 65.68 65.20 63.50 63.08 65.00 TW 70.27 8618628638 7 0875 867 86 8 869871872873874876 64.84 64.57 0.60%1.75%4.65%4.77%4.73%3.04%0.51%0.51% 63.93 BW 64.78 66.88 77.00 77.001.90%1.52%1.48%5.64%BW 63.94 BW 65.62 BW 67.09 TW 73.87 PROPOSED MULTI-STORY APARTMENT BUILDING ONE LEVEL OF INTERNAL PARKING FFE = 877 LFE = 865 65.15 63.10 EOF ROUTE 877 860 865 870 875 880 885 860 865 870 875 880 885 ALGN-(4) 860 865 870 875 860 865 870 875 C:\ACC\ACCDocs\WSB\028200-000\Project Files\05_Discipline\Site\Exhibits\028200-000-CP-Retaining Wall Sections.dwg 5/15/2025 10:59:42 AMAS SHOWN XXX XXXXXX N SCALE IN FEET 0 H: 20 40 RETAINING WALL SECTION SCALE: PLAN BY: DESIGN BY: CHECK BY: SHEET WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONLIC. NO:DATE:PENN STATION APARTMENTS028200-000 Vicki Van Dell05/13/2025104/07/2025CITY SUBMITTAL205/13/2025REVISED CITY SUBMITTAL41352A A BB SECTION A-A SECTION B-B PROPOSED RETAINING WALL BIG BLOCK ALUMINUM FENCE PROPOSED RETAINING WALL BIG BLOCK ALUMINUM FENCE PROPOSED BUILDING PROPOSED DRIVEWAY PROPOSED DRIVEWAY PROPOSED BUILDING EXISTING GRADE EXISTING GRADE S RIM:875.61 9" S865.36INV:INV:INV:INV:INV:INV: S RIM:864.96 9" N853.06INV: 9" S852.96INV:INV:INV:INV:INV: HH COCO VLT ST RIM:862.39 N 8PVC857.79INV:INV:INV:INV:INV:INV: 15" 12" 11" 13" 12" 12" 28" 7" 6" 10" 8" 36" RD RD RD RD RD 6" 4"6"EEEEEEEEEEFFFFFFFFFFFFFFFFFFFFFFGGGGGGGGGGGOHE E E E E E E E E E FFF F OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHMETAL POST BROKEN OFF AT GROUND LEVEL 8" CAPPED HORIZONTAL PVC PIPE 8" OPEN PVC PIPE INV=857.8 VERTICAL METAL STRUCTURES. POSSIBLE TANK ACCESS 56" VERTICAL CMP 8" CAPPED PVC TOP OF PVC=860.9 SATELLITE DISH 3.34.0 37.54.03.38.5 3.98.326.220.4 30.147.3 18.021.1 18.21.1 34.41.9 1.020.1 10.422.2 10.115.210.230.6GGGGGGGGGG GGTRACT B (PARCEL 1) TRACT B (PARCEL 2) TRACT A LANDSCAPE & CONCRETE 24" ARCH RCP 18" SAN 18" SAN 9" SAN9" SANSAN SERV. (PLAN) SAN SERV. (PLAN) SAN SERV. (PLAN) SAN SERV. (PLAN) BM1 BM2 16" CIP (PLAN)16" CIP (PLAN)GAS (PLAN)GAS (PLAN)16" CIP (PLAN) ABANDONDED GAS PER GOPHER LOCATE ABANDONDED GAS PER GOPHER LOCATE DRY STRUCTURE NO FLOW 18" CMP INV=858.8 FFE=868.7 FFE=868.8 BUILDING HEIGHT=886.8 BUILDING HEIGHT=886.2 FFE=860.8BUILDING HEIGHT=875.5 FFE=860.8 FFE=860.7FFE=866.0FFE=870.0OVERHANGOVERHANGDECKLOWEST OPENING=862.7 LOWEST OPENING=860.4COLUMNCONCRETE CURBCONCRETE CURBCONCRETE CURBCONCRETE CURBCONCRETE CURB ACCESS ACCESS S89°30'08"E 164.31 S00°13'51"E 298.65N89°30'50"W 164.27N00°14'18"W 298.68CONCRETE CURB CURB STOPSN01°28'23"W 109.51N02°08'23"W 174.38N44°08'18"E20.7348.00 116.31 41.65 122.62 HIGHWAY EASEMENT 875876 865 870875 866 867 868 869 871872873874876 860865870875859861862863864866867868869871872873874876860 865 870 875 859 861 862 863 864 866 867 868 869 871 872 873 874 865870863864866867868869871872873874 865862863864866867868869865 8 6 3 8 6 4 866 867 868 861862863864862863864867868875871872873874876877875873874876877878877 87 7 861862860859862863863 863 862861862861 860861862 863 864 866 867 868 86 9 870 870 8638638 6 4865869874 PENN AVENUE S65TH STREET W (C.R. NO. 32)HIGHWAYEASEMENTN00°14'18"W 30.00N00°14'18"W657.65N00°14'18"W1315.12NW COR. SEC. 28-28-24 FOUND MAGNETIC NAIL NW COR. SW 14 NW 14 NW COR. SW 14 SW 14 NW 14 N. LINE SW 14 SW 14 NW 14 30PUBLIC STREET (TRACT B-PARCEL 1 EXCEPTION) SW COR. NW 14 SEC. 28-28-24 FOUND CAST IRON MONUMENTS00°14'18"E 328.78NE COR. LOT 1, BLOCK 1, NORA CORNER FOUND 5 8" REBAR N. LINE LOT 1, BLOCK 1 NORA CORNER S. LINE N 3 4 SW 14 NW 14 S. LINE N. 876.8' N 3 4 SW 14 NW 14 876.8N. LINE SW 14 NW 14 N. LINE NW 14 E. LINEW 12 W 14 SW 14 NW 14W. LINE NW 14 S. LINE NW 14 FOUND 12" PIPE 0.56' E & 0.43' S OF PROP. COR. W. EDGE RET. WALL ON PROP. LINE W. EDGE RET. WALL 0.3' W. OF PROP. LINE FENCE 0.3' E. OF PROP. LINE FENCE 0.6' W. OF PROP. LINE FENCE END ON PROP. LINE FENCE COR. 1.8' W. OF PROP. LINE FOUND 12" PIPE 1.7' E. OF PROP. LINE BUILDINGBUILDINGS. LINE N. 767.2' N 3 4 SW 14 NW 14 767.2FOUND 3 8" REBAR NW COR. LOT 1 FOUND 5 8" REBAR 109.6109.6RET. WALL & FENCE S. OF PROP. LINE S. LINE N. 30' S.109.6' N. 767.2' N 3 4 SW 14 NW 14 20.8 18.4 2.114.4 14.8 RET. WALL COR. 0.7' S. OF PROP. LINE RET. WALL COR. 0.4' S. OF PROP. LINEPUBLIC STREET(VARIABLE WIDTH R/W)S RIM:876.41 W853.76INV: E853.76INV:INV:INV:INV:INV: ST RIM:876.75 E 24" ARCH RCP855.45INV: W 24" ARCH RCP855.45INV: NW 24" RCP871.35INV:INV:INV:INV:24" ARCH RCP SET MAGNETIC NAIL SET MAGNETIC NAIL NW COR. NORA CORNER FOUND IRON PIPE RLS 44900 SET MAGNETICNAILSurveyed By: Drawn By: Checked By: Scale: Date: JJR JJR 1" = 50' 02/06/2025 JS 027863 V-ALTACAD No. JO COMPANIES Job No. 027863 Client: PROPERTY DESCRIPTION TOP OF HYDRANT NUTS WEST SIDE PENN AVENUE S (SEE SURVEY) BM1: ELEVATION = 879.60 BM 2: ELEVATION = 868.65 BENCHMARKS N SCALE IN FEET 0 20'40' ALTA/NSPS LAND TITLE SURVEY PART OF SW 1 4 NW 1 4 SEC. 28-28-24 HENNEPIN COUNTY, MINNESOTA SCHEDULE B - SECTION 2 EXCEPTIONS GENERAL NOTES To JO Companies, LLC, a Minnesota limited liability company; and Guaranty Commercial Title, Inc.: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6(a), 6(b), 7(a), 7(b)(1), 7(c), 8, 9, 10, 11(a), 13, 14, 16, 17, 18 and 19 of Table A thereof. The field work was completed on February 5, 2025. Dated this _____ day of _____________, 2025. ______________________________________ Jeffrey J. Rolfson, PS, Minnesota License No. 49003 SURVEYOR'S CERTIFICATION Items 1-8 are not survey related, and therefore, are not shown on this survey. Highway easement(s) over part of the Land in favor of County of Hennepin, as created in Corrected Final Certificate dated June 19, 1992, filed June 23, 1992 as Document No. T2281638. (Tract A and B) (Surveyor's Note: The described location of said easement appears to fall within the subject properties boundary and is shown.) (GN1)Location, sizes and types of underground utilities shown are a combination of observed evidence and plan information, together with field markings by those utility locators that responded to Gopher State One Call Ticket No. 250210294 & 250210295. However, lacking excavation, the exact location of underground features cannot be accurately, completely, and reliably depicted. WSB LLC makes no guarantee that the utilities shown comprise all of the utilities in the area. Where additional or more detailed information is required, the client is advised that excavation and/or a private utility locate request may be necessary. (GN2)Easements shown are as identified in Guaranty Commercial Title, Inc. File No. 68397 with a commitment date of December 22, 2024. No other search of the public records for easements or encumbrances was made by the undersigned. Tract A The West 1/2 of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter except the North 876.8 feet thereof, Section 28, Township 28, Range 24, Village of Richfield, Hennepin County Minnesota. Being Registered land as is evidenced by Certificate of Title No. 1434874. Tract B Par 1: The West 1/2 of the South 109.6 feet of the North 767.2 feet of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter except the North 30 feet thereof; Par 2: The West 1/2 of the South 109.6 feet of the North 876.8 feet of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter; All in Section 28, Township 28, Range 24, in the Village of Richfield, Hennepin County, Minnesota. Being Registered land as is evidenced by Certificate of Title No. 1478347. (Per Guaranty Commercial Title, Inc. File No. 68397 with a commitment date of December 22, 2024.) Table A Items 1, 5, 7(a), 7(b)(1), 7(c), 8, 11(a), 13, 14, are as shown on survey. 2.Property address: 6501 and 6525 Penn Ave S., Richfield, MN 55423 3.Said described property is located within "Zone X", as determined by the FEMA Flood Insurance Rate Map 27053C0368F with an effective date of November 4, 2016. Zone "X" areas are determined to be outside 500 year floodplain. 4.The total area of the property described above is 49,063 square feet (1.13 acres), as surveyed. The area of the property described above lying outside of the highway easement is 37,682 square feet (0.87 acres), as surveyed. 6.(a)(b) No zoning or setback information was supplied by the client, and therefore none are shown. 9.The total number of visible striped parking spaces as presently marked on the subject property is 0 regular spaces and 0 handicap spaces. 10.No division or party walls were specified by the client, and therefore none are shown. 16.No visible evidence of current earth moving work, building construction or building additions observed within the subject property boundaries. 17.No known changes in street right of way lines. No observed evidence of recent street or sidewalk construction or repairs. 18.There does not appear to be any offsite easements according to the Record Documents provided to the surveyor. TABLE A ITEMS LEGEND 3701 40th Avenue NW Rochester, MN 55901 507-218-3745 www.wsbeng.com F G OH E UNDERGROUND FIBER OPTIC UNDERGROUND GAS OVERHEAD POWER UNDERGROUND POWER SANITARY LINE STORM LINE WATERMAIN LINE FENCE S SANITARY MANHOLE STORM MANHOLE ROOF DRAIN CLEAN OUT GATE VALVE ST LIGHT POLE SIGN HAND HOLE VAULT GAS METER CONCRETE BITUMINOUS DATUM UTILITY POLE CO HYDRANT GUY WIRE BOLLARD / POST TREE RD HH VLT HORIZONTAL: HENNEPIN COUNTY NAD83/86 ADJ. VERTICAL: 2011/MN18 FOUND SURVEY MONUMENT (SEE SURVEY) ARE SET 5/8" I.D. CAPPED REBAR WITH LICENSE NO. 49003 UNLESS OTHERWISE NOTED S RIM:875.61 9" S865.36INV:INV:INV:INV:INV:INV: S RIM:864.96 9" N853.06INV: 9" S852.96INV:INV:INV:INV:INV: HH COCO VLT ST RIM:862.39 N 8PVC857.79INV:INV:INV:INV:INV:INV: 15" 12" 11" 13" 12" 12" 28" 7" 6" 10" 8" 36" RD RD RD RD RD 6" 4"6"EEEEEEEEEEFFFFFFFFFFFFFFFFFFFFFFGGGGGGGGGGGOHE E E E E E E E E E FFF F OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHMETAL POST BROKEN OFF AT GROUND LEVEL 8" CAPPED HORIZONTAL PVC PIPE 8" OPEN PVC PIPE INV=857.8 56" VERTICAL CMP 8" CAPPED PVC TOP OF PVC=860.9GGGGG GGGGGGGTRACT B (PARCEL 1) TRACT B (PARCEL 2) TRACT A 24" ARCH RCP 18" SAN 18" SAN 9" SAN9" SANSAN SERV. (PLAN) SAN SERV. (PLAN) SAN SERV. (PLAN) SAN SERV. (PLAN) BM1 BM2 16" CIP (PLAN)16" CIP (PLAN)GAS (PLAN)GAS (PLAN)16" CIP (PLAN) ABANDONDED GAS PER GOPHER LOCATE ABANDONDED GAS PER GOPHER LOCATE DRY STRUCTURE NO FLOW 18" CMP INV=858.8 LOWEST OPENING=862.7 LOWEST OPENING=860.4CONCRETE CURBCONCRETE CURBCONCRETE CURBCONCRETE CURBCONCRETE CURB ACCESS ACCESS S89°30'08"E 164.31 S00°13'51"E 298.65N89°30'50"W 164.27N00°14'18"W 298.68CONCRETE CURB CURB STOPSN01°28'23"W 109.51N02°08'23"W 174.3820.73N44°08'18"E 48.00 116.31 HIGHWAY EASEMENT PER DOC. NO. T2281638 875876 865 870875 866 867 868 869 871872873874876 860865870875859861862863864866867868869871872873874876860 865 870 875 859 861 862 863 864 866 867 868 869 871 872 873 874 865870863864866867868869871872873874 865862863864866867868869865 8 6 3 8 6 4 866 867 868 861862863864862863864867868875871872873874876877875873874876877878877 87 7 861862860859862863863 863 862861862861 860861862 863 864 866 867 868 86 9 870 870 8638638 6 4865869874 PENN AVENUE S65TH STREET W (C.R. NO. 32)N00°14'18"W 30.00N00°14'18"W657.65N00°14'18"W1315.12NW COR. SEC. 28-28-24 FOUND MAGNETIC NAIL NW COR. SW 14 NW 14 NW COR. SW 14 SW 14 NW 14 N. LINE SW 14 SW 14 NW 14 30PUBLIC STREET (TRACT B-PARCEL 1 EXCEPTION) SW COR. NW 14 SEC. 28-28-24 FOUND CAST IRON MONUMENTS00°14'18"E 328.78NE COR. LOT 1, BLOCK 1, NORA CORNER FOUND 5 8" REBAR N. LINE LOT 1, BLOCK 1 NORA CORNER S. LINE N 3 4 SW 14 NW 14 S. LINE N. 876.8' N 3 4 SW 14 NW 14 876.8N. LINE SW 14 NW 14 N. LINE NW 14 E. LINEW 12 W 14 SW 14 NW 14W. LINE NW 14 S. LINE NW 14 FOUND 12" PIPE 0.56' E & 0.43' S OF PROP. COR. W. EDGE RET. WALL ON PROP. LINE W. EDGE RET. WALL 0.3' W. OF PROP. LINE FENCE 0.3' E. OF PROP. LINE FENCE 0.6' W. OF PROP. LINE FENCE END ON PROP. LINE FENCE COR. 1.8' W. OF PROP. LINE FOUND 12" PIPE 1.7' E. OF PROP. LINE BUILDINGBUILDINGS. LINE N. 767.2' N 3 4 SW 14 NW 14 767.2FOUND 3 8" REBAR NW COR. LOT 1 FOUND 5 8" REBAR 109.6109.6RET. WALL & FENCE S. OF PROP. LINE S. LINE N. 30' S.109.6' N. 767.2' N 3 4 SW 14 NW 14 RET. WALL COR. 0.4' S. OF PROP. LINEPUBLIC STREET(VARIABLE WIDTH R/W)S RIM:876.41 W853.76INV: E853.76INV:INV:INV:INV:INV: ST RIM:876.75 E 24" ARCH RCP855.45INV: W 24" ARCH RCP855.45INV: NW 24" RCP871.35INV:INV:INV:INV:24" ARCH RCP SET MAGNETIC NAIL NW COR. NORA CORNER FOUND IRON PIPE RLS 44900 FOUND MAGNETICNAILC 8" PVCOWNER: SAMARA 6529 PENN AVE S LLC OWNER: DEAN M AKINS OWNER: ATKINS 6520-26-32 OLIVER LLC OWNER: STEVEN J & CARRIE S PETERSEN OWNER: M KOVAC & J KOVAC OWNER: CLAIRE MARIE ST AUBIN OWNER: CITY OF RICHFIELD BLOCK 1 LOT 1 HIGHWAY EASEMENT PER DOC. NO. T2281638 9.39N44°08'18"EN01°55'02"W 292.11EXISTING BUILDING 49.99 114.28 S PROPOSED BUILDINGPROPOSED BUILDINGPROPOSED BUILDING PROPOSED BUILDINGPROPOSEDSANITARYPROPOSED WATERMAIN 5' SETBACK 5' SETBACK 15' SETBACK15' SETBACK3' SETBACK3' SETBACK3' SETBACKPROPOSED STORM SEWER 5' SETBACKSurveyed By: Drawn By: Checked By: Scale: Date: JJR JJR 1" = 50' 04/10/2025 JS 028200 V-PPCAD No. POPE ARCHITECTS Job No. 028200 Client: PROPERTY DESCRIPTION TOP OF HYDRANT NUTS WEST SIDE PENN AVENUE S (SEE SURVEY) BM1: ELEVATION = 879.60 BM 2: ELEVATION = 868.65 BENCHMARKS N SCALE IN FEET 0 20'40' PRELIMINARY PLAT PART OF SW 1 4 NW 1 4 SEC. 28-28-24 HENNEPIN COUNTY, MINNESOTA GENERAL NOTES SURVEYOR'S CERTIFICATION (GN1)Location, sizes and types of underground utilities shown are a combination of observed evidence and plan information, together with field markings by those utility locators that responded to Gopher State One Call Ticket No. 250210294 & 250210295. However, lacking excavation, the exact location of underground features cannot be accurately, completely, and reliably depicted. WSB LLC makes no guarantee that the utilities shown comprise all of the utilities in the area. Where additional or more detailed information is required, the client is advised that excavation and/or a private utility locate request may be necessary. (GN2)Easements shown are as identified in Guaranty Commercial Title, Inc. File No. 68397 with a commitment date of December 22, 2024. No other search of the public records for easements or encumbrances was made by the undersigned. (GN3)Property address: 6501 and 6525 Penn Ave S., Richfield, MN 55423 Tract A The West 1/2 of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter except the North 876.8 feet thereof, Section 28, Township 28, Range 24, Village of Richfield, Hennepin County Minnesota. Being Registered land as is evidenced by Certificate of Title No. 1434874. Tract B Par 1: The West 1/2 of the South 109.6 feet of the North 767.2 feet of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter except the North 30 feet thereof; Par 2: The West 1/2 of the South 109.6 feet of the North 876.8 feet of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter; All in Section 28, Township 28, Range 24, in the Village of Richfield, Hennepin County, Minnesota. Being Registered land as is evidenced by Certificate of Title No. 1478347. (Per Guaranty Commercial Title, Inc. File No. 68397 with a commitment date of December 22, 2024.) LEGEND 3701 40th Avenue NW Rochester, MN 55901 507-218-3745 www.wsbeng.com F G OH E UNDERGROUND FIBER OPTIC UNDERGROUND GAS OVERHEAD POWER UNDERGROUND POWER SANITARY LINE STORM LINE WATERMAIN LINE FENCE S SANITARY MANHOLE STORM MANHOLE ROOF DRAIN CLEAN OUT GATE VALVE ST LIGHT POLE SIGN HAND HOLE VAULT GAS METER CONCRETE BITUMINOUS DATUM UTILITY POLE CO HYDRANT GUY WIRE BOLLARD / POST TREE RD HH VLT HORIZONTAL: HENNEPIN COUNTY NAD83/86 ADJ. VERTICAL: 2011/MN18 FOUND SURVEY MONUMENT (SEE SURVEY) ARE SET 5/8" I.D. CAPPED REBAR WITH LICENSE NO. 49003 UNLESS OTHERWISE NOTED C UNDERGROUND COMMUNICATION PENN STATION ADDITION SITE DATA SUMMARY TOTAL AREA = 1.13 ACRES AREA DEVOTED TO PUBLIC USE = 0.31 ACRES NUMBER OF LOTS PROPOSED = 1 NUMBER OF OUTLOTS PROPOSED = 0 CONTACT INFORMATION PENN STATION ADDITION I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated this _____ day of _____________, 2025. ______________________________________ Jeffrey J. Rolfson, PS, Minnesota License No. 49003 OWNER: City of Richfield Housing Development DEVELOPER / SUBDIVIDER: JO Companies, LLC 510 Brunson Street, Suite 100 Saint Paul, MN 55130 SURVEYOR / DESIGNER: WSB LLC 701 Xenia Avenue South, Suite 300 Golden Valley, MN 55416 PRELIMINARY PLAT Prepared on April 10, 2025 S89°30'08"E 164.31 S00°13'51"E 298.65N89°30'50"W 164.27N00°14'18"W 298.68N01°28'23"W 109.51N02°08'23"W 174.3820.73N44°08'18"E 48.00 116.31 HIGHWAY EASEMENT PER DOC. NO. T2281638 PENN AVENUE S(C.R. NO. 32)N00°14'18"W 30.00N00°14'18"W657.65N00°14'18"W1315.12NW COR. SEC. 28-28-24 FOUND MAGNETIC NAIL NW COR. SW 14 NW 14 NW COR. SW 14 SW 14 NW 14 N. LINE SW 14 SW 14 NW 14 30EXCEPTION SW COR. NW 14 SEC. 28-28-24 FOUND CAST IRON MONUMENTS00°14'18"E328.78NE COR. LOT 1, BLOCK 1 NORA CORNER FOUND 5 8" REBAR N. LINE LOT 1, BLOCK 1 NORA CORNER S. LINE N 3 4 SW 14 NW 14 S. LINE N. 876.8' N 3 4 SW 14 NW 14 876.8N. LINE SW 14 NW 14 N. LINE NW 14 E. LINEW 12 W 14 SW 14 NW 14W. LINE NW 14 S. LINE NW 14 FOUND 12" PIPE0.56' E & 0.43' SOF PROP. COR.FOUND 12" PIPE1.7' E. OFPROP. LINES. LINE N. 767.2' N 3 4 SW 14 NW 14 767.2FOUND 3 8" REBAR NW COR. LOT 1, BLOCK 1 NORA CORNER FOUND 5 8" REBAR 109.6109.6S. LINE N. 30' S.109.6' N. 767.2' N 3 4 SW 14 NW 14 (VARIABLE WIDTH R/W)FOUND MAGNETIC NAIL NW COR. NORA CORNER FOUND IRON PIPE RLS 44900 FOUND MAGNETIC NAIL BLOCK 1 LOT 1 HIGHWAY EASEMENT PER DOC. NO. T2281638 9.39N44°08'18"E 50.00 114.27 S89°30'08"E N00°14'18"W 1315.12N01°55'06"W 292.11N89°29'13"W 2633.12 1315.19657.59164.40 N89°29'13"W 1316.56 S00°07'08"E 2628.751314.381314.38S89°30'08"E 2630.38 164.40 328.80 1314.75S00°10'43"E 2629.501314.75N89°31'04"W 2627.63 1316.56 1313.81656.91328.45164.23 164.23 E. LINENW 14E. LINESW 14 NW 14E. LINEW 12 SW 14 NW 14E. LINEW 14 SW 14 NW 14NE COR. NW 14(THEORETICAL POSITION)30SE COR. NW 14(THEORETICAL POSITION)SE COR.SW 14 NW 14NE COR.SW 14 NW 14NE COR.SE 14 NW 14NE COR. NW 14 NW 14 PENN STATION ADDITION BASIS OF BEARING SYSTEM : ALL BEARINGS ARE IN RELATIONSHIP WITH THE WEST LINE OF THE NORTHWEST QUARTER OF SEC. 28, T.28N, R.24W, WHICH IS ASSUMED TO BE N00°14'18"W. N SCALE IN FEET 0 20 40 3701 40th Avenue NW Rochester, MN 55901 507-218-3745 www.wsbeng.com NOTE: ALL MONUMENTS SHOWN THUS: ARE SET 3 8 INCH BY 14 INCH CAPPED IRON REBAR MONUMENTS WITH LICENSE NO. 49003 UNLESS OTHERWISE NOTED. ALL MONUMENTS SHOWN THUS: ARE FOUND IRON MONUMENTS (SEE PLAT FOR DETAILS). ALL MONUMENTS SHOWN THUS: ARE FOUND HENNEPIN COUNTY MONUMENTS (SEE PLAT FOR DETAILS). U.E. = UTILITY EASEMENT D.U.E. = DRAINAGE AND UTILITY EASEMENT NOTE: SURVEYOR LOCATED NORTHWEST QUARTER AND WEST QUARTER CORNER. HELD SECTION BREAKDOWN PER ADJACENT RECORDED PLAT OF NORA CORNER. R.T. DOC. NO. KNOW ALL PERSONS BY THESE PRESENTS: That xxxxx, a xxxxxx, owner of the following described property: The West 1/2 of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter except the North 876.8 feet thereof, Section 28, Township 28, Range 24, Village of Richfield, Hennepin County Minnesota. ALSO The West 1/2 of the South 109.6 feet of the North 767.2 feet of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter except the North 30 feet thereof; The West 1/2 of the South 109.6 feet of the North 876.8 feet of the North 3/4 of the West 1/4 of the Southwest Quarter of the Northwest Quarter; All in Section 28, Township 28, Range 24, in the Village of Richfield, Hennepin County, Minnesota. Has caused the same to be surveyed and platted as PENN STATION ADDITION, and does hereby dedicate to the public for public use the drainage and utility easements as created by this plat. In witness whereof said XXXX, a XXXXXX has caused these presents to be signed by its proper officer this _______ day of ____________________, 20_____. By: XXXXXXXX XXXX, XXXX STATE OF MINNESOTA COUNTY OF This instrument was acknowledged before me this _______ day of ____________________, 20_____, by xxx, xxxxx, a xxxxx. Notary Signature Notary Printed Name Notary Public, County, Minnesota My Commission Expires I Jeffrey J. Rolfson do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 20 . Jeffrey J. Rolfson, Licensed Land Surveyor Minnesota License No. 49003 STATE OF MINNESOTA COUNTY OF This instrument was acknowledged before me this _______ day of ____________________, 20_____ by Jeffrey J. Rolfson. Notary Signature Notary Printed Name Notary Public, County, Minnesota My Commission Expires CITY COUNCIL, CITY OF RICHFIELD, MINNESOTA This plat of PENN STATION ADDITION was approved and accepted by the City Council of the City of Richfield, Minnesota, at a regular meeting thereof held this ______ day of ____________________, 20_____, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2. City Council, City of Richfield, Minnesota By: Mayor By: Manager COUNTY AUDITOR, Hennepin County, Minnesota I hereby certify that taxes payable in 20_____ and prior years have been paid for land described on this plat, dated this _______ day of ____________________, 20_____. Daniel Rogan, County Auditor By: , Deputy SURVEY DIVISION, Hennepin County, Minnesota Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this _______ day of ____________________, 20_____. Chris F. Mavis, County Surveyor By: REGISTRAR OF TITLES, Hennepin County, Minnesota I hereby certify that the within plat of PENN STATION ADDITION was filed in this office this _______ day of ____________________, 20_____, at ______ o'clock ____ .M. Amber Bougie, Registrar of Titles By: , Deputy PROPERTY LOCATION MAP SECTION 28, TOWNSHIP 28N, RANGE 24W HENNEPIN COUNTY, MN NOT TO SCALEPENN AVE N2120 2829 28 65TH ST W 66TH ST WSITE 107 SF ELEV 76 SF ELEV LOBBY 192 SF STAIR B 188 SF STAIR A 229 SF ELECTRICAL 232 SF WATER 304 SF TRASH 11,756 SF PARKING 19'-0"24'-0"19'-0" 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 45 44 43 42 41 40 39 38 37 33 32 3136 35 3446 EV EV EV EVEV WALL MOUNTED HANGING BIKE RACKS, 1 PER STANDARD STALL, 30 TOTAL 201'-0"63'-4"201'-0"63'-4"5% SLOPE 232'-2 5/8"5'-2"1,388 SF UNIT C1 1,360 SF UNIT C1 1,035 SF UNIT B2.3 963 SF UNIT B2.1 993 SF UNIT B2.2 994 SF FAMILY PLAY ROOM512 SF FITNESS 328 SF STORAGE UNITS 414 SF BUSINESS CENTER 83 SF TLT 177 SF STAIR A 181 SF STAIR B 77 SF ELEV 70 SF TRASH 1,078 SF CORRIDOR 326 SF STAFF OFFICES 81 SF MAINT 491 SF BIKE STORAGE 103 SF MAIL 134 SF VESTIBULE 688 SF LOBBY 44'-3" 8'-7 1/8" 148'-5 5/8" 201'-3 3/4"63'-3 5/8"34'-4 3/8"11'-6 1/2"93'-8 7/8"17'-5"44'-3"63'-3 5/8"2'-6 3/8"15'-0 3/4"1'-0"681 SF LOUNGE 120 SF STORAGE D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | OVERALL FLOOR PLANS Richfield, MN | 05/14/25 | 45359-24130 NORTH NORTH 3/32" = 1'-0" LOWER LEVEL 3/32" = 1'-0" FIRST LEVEL 0'10'-8"5'-4" 21'-4" 0'10'-8"5'-4" 21'-4" 70 SF TRASH 84 SF ELEC 77 SF ELEV 174 SF STAIR B 1,218 SF CORRIDOR 1,381 SF UNIT C1 1,360 SF UNIT C1 969 SF UNIT B2 963 SF UNIT B2.1 993 SF UNIT B2.2 (TYPE A) 707 SF UNIT A1 761 SF UNIT A2 1,007 SF UNIT B1 1,352 SF UNIT D1 177 SF STAIR A 148'-5 5/8"8'-7 1/8"44'-3"63'-3 5/8"34'-5 5/8"11'-5 1/4"93'-8 7/8"17'-5"44'-3" 201'-3 3/4"63'-3 5/8"1'-0"2'-6 3/8"15'-0 3/4"OPEN TO BELOW 120 SF STORAGE 707 SF UNIT A1 761 SF UNIT A2 1,007 SF UNIT B1 1,352 SF UNIT D1 969 SF UNIT B2 963 SF UNIT B2.1 993 SF UNIT B2.2 993 SF UNIT B2.2 1,381 SF UNIT C1 1,360 SF UNIT C1 77 SF ELEV 174 SF STAIR B 177 SF STAIR A 1,222 SF CORRIDOR 70 SF TRASH 84 SF ELEC 148'-5 5/8"8'-7 1/8"44'-3"63'-3 5/8"34'-5 5/8"11'-5 1/4"93'-8 7/8"17'-5"44'-3" 201'-3 3/4"63'-3 5/8"15'-0 3/4"2'-6 3/8"1'-0"120 SF STORAGE D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | OVERALL FLOOR PLANS Richfield, MN | 05/14/25 | 45359-24130 3/32" = 1'-0" SECOND FLOOR 3/32" = 1'-0" THIRD FLOOR NORTH NORTH 0'10'-8"5'-4" 21'-4" 0'10'-8"5'-4" 21'-4" 1,007 SF UNIT B1 1,352 SF UNIT D1 761 SF UNIT A2 707 SF UNIT A1 969 SF UNIT B2 963 SF UNIT B2.1 993 SF UNIT B2.2 993 SF UNIT B2.2 70 SF TRASH 84 SF ELEC 77 SF ELEV 174 SF STAIR B 177 SF STAIR A 1,124 SF CORRIDOR 9'-1 1/4" 148'-5 5/8"14'-7"46'-2 1/4"2'-6 3/8"17'-11 1/8" 93'-8 7/8" 11'-5 1/4" 34'-5 5/8"63'-3 5/8"157'-6 7/8" 127 SF STORAGE 1'-0"1,222 SF CORRIDOR 177 SF STAIR A 1,007 SF UNIT B1 969 SF UNIT B2 963 SF UNIT B2.1 993 SF UNIT B2.2 993 SF UNIT B2.2 707 SF UNIT A1 761 SF UNIT A2 1,352 SF UNIT D1 (TYPE A) 1,381 SF UNIT C1 1,360 SF UNIT C1 84 SF ELEC 174 SF STAIR B 77 SF ELEV 70 SF TRASH 120 SF STORAGE 45'-2 1/2" 16'-11 1/4" 93'-8 7/8" 11'-5 1/4" 34'-5 5/8" 201'-9 1/2"64'-3 1/8"44'-8 3/4" 8'-7 1/8" 148'-5 5/8"63'-3 5/8"1'-0"2'-6 3/8"15'-0 3/4"D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | OVERALL FLOOR PLANS Richfield, MN | 05/14/25 | 45359-24130 NORTH 3/32" = 1'-0" FIFTH LEVEL 0'10'-8"5'-4" 21'-4" 3/32" = 1'-0" FOURTH LEVEL NORTH 0'10'-8"5'-4" 21'-4" S S HH VLT EEEEEEEEEEFFFFFFFFFFFFFFFFFFFFFFGGGGGGGGGGGOHE E E E E E E E E E FFF F OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHGGGGGGGGGGGGGPENN AVENUE S65TH STREET W (C.R. NO. 32)S C LANDSCAPE EDGING NEW ROW LINE (TYP.) NEW ROW LINE (TYP.) LANDSCAPE EDGING SOD, TYP.SOD, TYP. OVERHEAD POWER LINES, TYP. OVERHEAD POWER LINES, TYP. SOD, TYP.SOD, TYP. Red Maple 2.5" Cal B&B 3 Honey Locust 3.5" Cal B&B 3 Hackberry 4.5" Cal B&B 4 Swamp White Oak 4.5" Cal B&B 2 Serviceberry 7' Tall B&B 1 RETAINING WALL (TYP.) TRANSFORMER PAD Chokeberry #5 cont. 7 Yew #5 cont. 7 Daylilly #1 cont. 16 Chokeberry #5 cont. 7 Chokeberry #5 cont. 7 Chokeberry #5 cont. 7 Yew #5 cont. 7 Yew #5 cont. 7 Yew #5 cont. 5 Yew #5 cont. 8 Chokeberry #5 cont. 7 Chokeberry #5 cont. 7 Chokeberry #5 cont. 7 Yew #5 cont. 7 Yew #5 cont. 7 Yew #5 cont. 7 Hydrangea #5 cont. 5 Chokeberry #5 cont. 14 SYMBOL QTY BOTANICAL / COMMON NAME CONT TREES 3 ACER RUBRUM / RED MAPLE 2.5" CAL B&B 3 GLEDITSIA TRIACANTHOS / HONEY LOCUST 3.5" CAL B&B 4 CELTIS OCCIDENTALIS / HACKBERRY 4.5" CAL B&B SYMBOL QTY BOTANICAL / COMMON NAME SIZE SHRUBS 63 ARONIA MELANOCARPA 'AUTUMN MAGIC' / AUTUMN MAGIC BLACK CHOKEBERRY #5 CONT.55 TAXUS X MEDIA 'TAUNTONII' / TAUNTON YEW #5 CONT. PERENNIALS 16 HEMEROCALLIS "STELLA DE ORO" / STELLA DE ORO DAY LILLY 1 GAL QUERCUS BICOLOR / SWAMP WHITE OAK 4.5" CAL B&B2 AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE / SERVICEBERRY 7' - 5 TRUNK B&B 1 5 HYDRANGEA ARBORESCENS 'ANNABELLE' / ANNABELLE HYDRANGEA 3 GAL C:\ACC\ACCDocs\WSB\028200-000\Project Files\05_Discipline\Site\03_Sheets\028200-000-CP-LAND-PLAN.dwg 5/13/2025 12:44:01 PML-101 N SCALE IN FEET 0 H: 20 40 LANDSCAPE PLAN SCALE: PLAN BY: DESIGN BY: CHECK BY: SHEET WSB PROJECT NO.REVISIONSNO.DATEDESCRIPTION104/07/2025CITY SUBMITTAL205/13/2025REVISED CITY SUBMITTALLANDSCAPE PLAN GENERAL NOTES LEGEND WOOD MULCH IN PLANT BED. SAMPLES REQUIRED PROVIDE EDGING AS SHOWN ON PLAN / LANDSCAPE DETAILS PROPOSED SOD AND IRRIGATION EXTENTS 1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT 811 FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. 2.WHERE SHOWN, SHRUB & PERENNIAL BEDS SHALL BE MULCHED WITH 4" DEPTH (MINIMUM AFTER INSTALLATION AND/OR TOP DRESSING OPERATIONS) OF ROCK MULCH. 3.ALL TREES SHALL BE MULCHED WITH SHREDDED HARDWOOD MULCH TO OUTER EDGE OF SAUCER OR TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK. 4.PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD. 5.UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 6.CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTED FOR TWO (2) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE. 7.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 6" LAYER TOPSOIL AND SOD AS SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS. 8.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES AND SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 9.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE. 10.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES. 11.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'S ACTIVITIES. 12.THE CONTRACTOR SHALL SPOIL ANY EXCESS TOPSOIL LOCATED ON THE SITE THAT IS NOT REQUIRED TO PERFORM LANDSCAPE OPERATIONS. IF SUFFICIENT TOPSOIL IS NOT PRESENT ON SITE, THE CONTRACTOR SHALL IMPORT TOPSOIL TO THE SITE IN ORDER TO COMPLETE THE LANDSCAPE OPERATIONS. THE CONTRACTOR SHALL PERFORM A SOIL TEST ON THE EXISTING AND IMPORTED TOPSOIL AND APPLY LIME AND FERTILIZER AS RECOMMENDED BY THE TESTING AGENCY. 13.ALL PLANT MATERIAL MUST BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM, OR ALL PLANT MATERIAL MUST BE WITHIN 100' OF A HOSE BIB. 14.IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY CONTRACTOR. IRRIGATION SYSTEM SHALL BE AN AUTOMATIC UNDERGROUND SPRINKLER SYSTEM. THE SYSTEM SHALL BE PROTECTED BY AN RP TYPE BACKFLOW PREVENTER. 15.BACKFLOW PREVENTION ASSEMBLIES INSTALLED OUTDOOR SHALL BE PROTECTED BY AN ENCLOSURE WHICH COMPLIES WITH THE STANDARDS AND SPECIFICATIONS SET FORTH BY THE AMERICAN SOCIETY OF SANITARY ENGINEERING (ASSE). 16.ALL DISTURBED AREAS NOT TO BE LANDSCAPE BEDS OR SODDED SHALL BE SEEDED. INSTALL SEED AT A RATE OF 2 LBS PER 1,000 SF. APPLY 13-13-13 FERTILIZER AT A RATE OF 300 LBS PER ACRE OR AS RECOMMENDED BY THE SOIL TEST RESULTS. 17.SOD LOCATED ON SLOPES 20% OR GREATER, THE CORNERS OF THE SOD MUST BE PINNED. THE CONTRACTOR SHALL WATER AND MAINTAIN THE GRASS UNTIL A HEALTHY PERMANENT STAND IS ESTABLISHED. 18.ALL AREAS TO BE SODDED SHALL BE FERTILIZED AT A RATE OF 250 POUNDS PER ACRE. 19.EROSION CONTROL BLANKET SHALL BE SHORT-TERM DOUBLE NET BLANKET SHALL BE A MACHINE PRODUCED MAT OF 100% AGRICULTURAL STRAW WITH A FUNCTIONAL LONGEVITY OF UP TO 12 MONTHS. INSTALLED BLANKET PER MANUFACTURER'S RECOMMENDATION. SECURED WITH 8" WIRE STAPLES AT 18" INTERVAL MINIMUM. 20.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TO HEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB. 21.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING FROM OWNER, PRIOR TO INSTALLATION. CITY OF RICHFIELD LANDSCAPE REQUIREMENTS: REQUIRED LANDSCAPE: 1.1 TREE PER EVERY 0.5 RES. UNITS (21 TOTAL TREES REQUIRED) 2.TREE SIZES: 2.5" CAL. (30%) - 6 TREES 3.5" CAL. (40%) - 9 TREES 4.5" CAL. (30%) - 6 TREES 3.FOUNDATION PLANTINGS ARE REQUIRED ON ALL VISIBLE SIDES PROPOSED LANDSCAPE: 1.TREES PROVIDED: 13 2.FOUNDATION PLANTINGS ARE PROVIDED ON ALL STREET FRONTAGE SIDES OF BUILDING.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL LANDSCAPE ARCHITECTUNDER THE LAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:Kevin Teppen26980xx / xx / 2025PENN STATION APARTMENTS028200-000 RIP TO 12" 4" 8" (SOIL+COMPOST) 12" MAX 1.RIP SOIL TO 12" MINIMUM DEPTH -12" MAXIMUM TOOTH SPACING -TILLING ALONE IS NOT ACCEPTABLE 2.INCORPORATE 1.75" OF MNDOT 3890 GRADE 2 COMPOST* INTO THE TOP 6.25 INCHES OF SOIL TO CREATE A TOPSOIL LAYER WITH A MINIMUM DEPTH OF 8 INCHES. 3.SOILS BELOW THE TOPSOIL LAYER SHOULD BE SCARIFIED TO AT LEAST 4 INCHES. 4.THE BULK DENSITY OF ALL UNPAVED PERVIOUS SURFACES INTENDED FOR SEEDING AND PLANTING SHALL HAVE A MAXIMUM BULK DENSITY OF 1.60 G/CM3. *COMPOST MUST BE FROM MNDOT CERTIFIED VENDOR FOR MNDOT 3890 GRADE 2 COMPOST. DECIDUOUS TREE1 L101 SHRUB2 L101 PERENNIAL / ORNAMENTAL GRASS3 L101 PLANTING SOIL MIX, AS SPECIFIED REMOVE BURLAP FROM TOP THIRD OF ROOTBALL, CUT WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 INCHES PROVIDE 6" MIN. CLEARANCE BETWEEN BALL & PIT WALLS. ALL WALLS SHALL BE FRACTURED & UNGLAZED TREE GUARD LARGE SIZE KRAFT PAPER TREE WRAP, REMOVE AT THE END OF THE WARRANTY PERIOD. PRUNE AS SPECIFIED TO RETAIN NATURAL FORM * PLANT ALL TREES TO HAVE THE SAME RELATIONSHIP TO FINISH GRADE AS ORIGINALLY GROWN IN THE NURSERY. PLANTING SOIL MIX, AS SPECIFIED REMOVE BURLAP FROM TOP THIRD OF ROOTBALL, CUT WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 INCHES TREE GUARD LARGE SIZE KRAFT PAPER TREE WRAP, REMOVE AT THE END OF THE WARRANTY PERIOD. PRUNE AS SPECIFIED TO RETAIN NATURAL FORM ANCHOR STAKING IS OPTIONAL. UTILIZE FLAT, GROMMETED STRAPS THAT LIE FLAT AGAINST THE TRUNK. TIE STRAPS BACK TO WOOD OR METAL POSTS. PLACE CAPS ON METAL POSTS FOR SAFETY. PLACE POSTS AT LEAST 3 INCHES FROM THE OUTSIDE EDGE OF THE ROOTBALL. MULCH PER PLANS, PULL MULCH AWAY FROM ALL TRUNKS OF TREES 3X THE WIDEST DIMENSION OF THE ROOT BALL FINISH GRADE 6" MIN. CLEARANCE NOTE: PROVIDE 2 AGRI-FORM TABLETS PER SHRUB PRUNE AS SPECIFIED, TO RETAIN NATURAL PLANT FORM. PLANTING MIX, AS SPECIFIED. PLANTING DEPTH TO MATCH FINISH GRADE. TOPSOIL REMOVE CONTAINER BEFORE PLANTING. TAKE CARE TO NOT DISTURB ROOTBALL. BOTTOM AND SIDES OF PIT WALL SHALL BE FRACTURED AND UNGLAZED. PRUNE AS SPECIFIED, TO RETAIN NATURAL PLANT FORM. WEED BARRIER PER PLANS PLANTING MIX, AS SPECIFIED. PLANTING DEPTH TO MATCH FINISH GRADE. TOPSOIL REMOVE CONTAINER BEFORE PLANTING. TAKE CARE TO NOT DISTURB ROOTBALL. BOTTOM AND SIDES OF PIT WALL SHALL BE FRACTURED AND UNGLAZED. MULCH PER PLANS, PULL MULCH AWAY FROM ALL STEMS OF PLANTS REMOVE CONTAINER BEFORE PLANTING. TAKE CARE TO NOT DISTURB ROOTBALL. BOTTOM AND SIDES OF PIT WALL SHALL BE FRACTURED AND UNGLAZED. 6" MIN. CLEARANCE NOTE: PROVIDE 1 AGRI-FORM TABLET PER PERENNIAL PLANTING SOIL, AS SPECIFIED REMOVE CONTAINER BEFORE PLANTING. TAKE CARE TO NOT DISTURB ROOTBALL. BOTTOM AND SIDES OF PIT WALL SHALL BE FRACTURED AND UNGLAZED. MULCH PER PLANS, PULL MULCH AWAY FROM ALL STEMS 8" STAPLES TO ANCHOR WEED BARRIER AT 3' O.C.; 12" O.C. AT SEAMS AS REQUIRED LANDSCAPE MULCH, 3" DEPTH, SEE PLANS FOR TYPE TYPAR 3301 WEED BARRIER FABRIC HEAVY DUTY PLASTIC TO BE USED ONLY IN AREAS NOTED ON PLANS ALUMINUM METAL EDGING BETWEEN VARYING MULCH TYPES - REFER TO PLANS FOR LOCATIONS 3" DEPTH METAL EDGING, WEED FABRIC & PLANTING BED MULCH4 L101 WEED BARRIERS PER PLANS ADJACENT MULCH SOIL AMENDMENT5 L101 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 0.7 0.3 0.4 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.1 5.6 10.7 0.8 0.6 0.6 0.3 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.1 0.1 0.6 19.4 0.5 0.9 1.0 0.5 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 1.3 11.5 0.6 1.2 1.4 0.6 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 1.2 9.6 0.7 1.5 1.7 1.1 0.2 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.3 0.7 1.5 1.8 1.2 0.2 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.1 0.7 1.4 1.6 0.7 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.8 6.3 0.7 1.2 1.3 0.6 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.7 5.3 0.7 1.1 1.1 0.5 0.1 0.0 0.0 0.0 0.0 0.1 0.0 0.1 0.1 0.2 0.3 0.7 1.1 1.2 0.5 0.1 0.0 0.0 0.0 0.0 0.1 0.0 0.1 0.1 1.1 9.6 0.7 1.3 1.4 0.7 0.1 0.0 0.0 0.0 0.0 0.1 0.0 0.1 0.1 0.5 1.9 0.7 1.5 1.7 0.7 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.2 8.9 0.7 1.6 1.8 1.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 1.2 0.7 1.5 1.8 0.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.7 1.3 1.4 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.7 1.1 1.2 0.5 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.7 1.1 1.1 0.5 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.7 1.2 1.3 0.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 1.3 1.5 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 1.5 1.8 1.1 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 1.5 1.8 1.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 1.4 1.5 0.6 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.8 10.2 6.5 5.8 4.8 7.7 0.8 1.2 1.3 0.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.6 1.4 1.3 1.2 1.2 1.4 0.9 1.1 1.0 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.6 0.8 0.8 0.8 0.8 0.9 1.0 1.1 1.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.9 1.1 1.0 1.0 0.9 1.1 1.2 1.3 1.2 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 1.4 1.3 1.3 1.1 1.3 1.4 1.4 1.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 1.2 1.4 1.5 1.2 1.4 1.5 1.3 1.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 1.4 1.2 1.2 0.8 1.1 1.3 1.4 1.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min East Prop Line Illuminance Fc 0.14 0.3 0.0 N.A. N.A. NE Building Entrance Illuminance Fc 16.88 20.0 15.0 1.13 1.33 North Prop Line Illuminance Fc 0.09 0.3 0.0 N.A. N.A. NW Building Entrance Illuminance Fc 17.83 22.3 12.6 1.42 1.77 Site Illuminance Fc 0.48 19.4 0.0 N.A. N.A. South Building Entrance Illuminance Fc 8.42 10.0 5.2 1.62 1.92 South Prop Line Illuminance Fc 0.00 0.0 0.0 N.A. N.A. West Prop Line Illuminance Fc 0.50 3.2 0.0 N.A. N.A. Parking Lot Illuminance Fc 1.24 1.8 0.6 2.07 3.00 P1 24'-0" P2 24'-0" W1 W110'-0"10'-0" W1 10'-0" L1 L1 L1 L1 P3 P3 P3 W1 10'-0" W1 10'-0" W1 W1 W1 W1 W1 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" D1 15'-0" 15'-0" 15'-0" GRADE 24" IN PAVEMENT AREA 24" 24' OR 15' SEE STRUCTURAL PLANS FOR MORE DETAIL. BASE PROVIDED BY CONCRETE CONTRACTOR, COORDINATED BY ELECTRICAL CONTRACTOR. BOND TO GROUND LUG BOND TO REBAR #4 B.C. TYPICAL LUMINAIRE HAND HOLE ELECTRICAL CONDUIT REFER TO STRUCTURAL DETAILS FOR BASE DIMENSIONS AND REBAR SIZE/SPACING 23'-0" LIGHT POLE A. MOUNTING HEIGHTS SHOWN ARE TO TOP OF FIXTURE. B. LIGHTING LEVELS SHOWN ARE MAINTAINED. LIGHT LOSS FACTOR OF 0.9 WAS USED TO ACCOUNT FOR DIRT AND LUMEN DEPRECIATION. C. REFER TO SHEET E0.3 FOR FIXTURE SCHEDULE AND CUTSHEETS. GENERAL NOTES: D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NOT FOR CONSTRUCTION0"1/2"1" TRUE SHEET SCALE DATE E0.2 ELECTRICAL SITE PHOTOMETRIC PLAN BWJ BWJ 5158.0000 JO Companies Penn Station Apartments Richfield, MN SCALE:1" = 20'-0" ELECTRICAL SITE PHOTOMETRIC PLAN1 NO SCALE POLE BASE DETAIL2 D E S I G N G R O U P ISSUES & REVISIONS COMMISSION NO: DRAWN BY: CHECKED BY: SHEET 767 N. EUSTIS STREET, SUITE 190 ST. PAUL, MINNESOTA 55114 651.642.9200 WWW.POPEDESIGN.COM POPE DESIGN GROUP NOT FOR CONSTRUCTION0"1/2"1" TRUE SHEET SCALE DATE E0.3 ELECTRICAL SITE PHOTOMETRIC DETAILS BWJ BWJ 5158.0000 JO Companies Penn Station Apartments Richfield, MN 1. COORDINATE POLE HEIGHT AND CONCRETE BASE. REFER TO POLE BASE DETAILS. FIXTURE NOTES: H. EQUALS ARE ACCEPTABLE AND WILL BE REVIEWED AS PART OF THE SHOP DRAWING PROCESS. F. COORDINATE THE COMPATIBILITY OF DIMMING WITH SPECIFIED CONTROLS. DIMMING SHALL BE ACCOMPLISHED WITH NO VISIBLE FLICKER. E. SAMPLES OF ALL FIXTURES SHALL BE AVAILABLE AT THE ENGINEERS REQUEST DURING SHOP DRAWING REVIEW. D. SEE SPECIFICATIONS FOR EXTRA MATERIALS REQUIRED FOR LIGHT FIXTURES. C. ALL FINISHES SHALL BE VERIFIED WITH THE ARCHITECT PRIOR TO ORDERING FIXTURES. FINISH SELECTION TO BE FROM MANUFACTURER'S STANDARD FINISHES UNLESS NOTED OTHERWISE. FINISHES SHALL BE VERIFIED AT THE TIME OF SHOP DRAWING SUBMITTAL. B. ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING FIXTURE LOCATIONS, MOUNTING, AND REQUIREMENTS WITH ARCHITECTURAL PLANS, SECTIONS, ELEVATIONS, AND REFLECTED CEILING PLANS PRIOR TO ORDERING FIXTURES. A. CATALOG NUMBER INDICATES BASIC FIXTURE TYPE REQUIRED FOR THIS PROJECT AND MAY NOT BE COMPLETE. VERIFY WITH MANUFACTURER TO INCLUDE ALL OPTIONS AND ACCESSORIES REQUIRED FOR THIS INSTALLATION. GENERAL NOTES: LIGHT FIXTURE SCHEDULE TYPE DESCRIPTION VOLT LAMPS VA / FIXT.MANUFACTURER CATALOG NUMBER NOTES TYPETYPE QTY / FIXT. D1 RECESSED 4" ROUND LED DOWNLIGHT. HIGH EFFICIENCY LED LIGHT ENGINE, 1000 NOMINAL LUMENS. CLEAR SEMI-DIFFUSE ALZAK REFLECTOR. TRIM TO MATCH CEILING FINISH. FINISH TO BE SELECTED BY ARCHITECT. UNV LED 3000K N/A 35 PRESCOLITE LIGHTING LTR-4RD-H-SL-10L-DM1-LTR-4RD-T-SL-30K-8-MD-SS D1 L1 OUTDOOR RATED SURFACE MOUNTED ALUMINUM CHANNEL WITH WHITE LED TAPE LIGHT. .75 W/FT. 100 NOMINAL LUMENS/FT. IP65 RATED. VERIFY CHANNEL FINISH WITH ARCHITECTURE. UNV LED 3000K N/A 0 ACOLYTE LIGHTING RB-90-SWS265-0.7530 L1 P1 RECTANGULAR LED LIGHT POLE, 24' MOUNTING HEIGHT, LEFT CORNER CUTOFF DISTRIBUTION, 1 LIGHT SQUARE, 530mA DRIVE CURRENT, 0-10V DIMMING, 3374 LUMENS, 70 CRI, IP66 RATED, FINISH TO BE SELECTED BY ARCHITECT.UNV LED 3000K N/A 34 LITHONIA DSX0-P1-30K-70CRI-LCCO-MVOLT-NLTAIR2 PIRNH-DMG-HS-EGSR 1 P1 P2 RECTANGULAR LED LIGHT POLE, 24' MOUNTING HEIGHT, RIGHT CORNER CUTOFF DISTRIBUTION, 1 LIGHT SQUARE, 530mA DRIVE CURRENT, 0-10V DIMMING, 3374 LUMENS, 70 CRI, IP66 RATED, FINISH TO BE SELECTED BY ARCHITECT. UNV LED 3000K N/A 34 LITHONIA DSX0-P1-30K-70CRI-RCCO-MVOLT-NLTAIR2 PIRNH-DMG-HS-EGSR 1 P2 P3 RECTANGULAR LED LIGHT POLE, 15' MOUNTING HEIGHT, TYPE II MEDIUM DISTRIBUTION, 1 LIGHT SQUARE, 530mA DRIVE CURRENT, 0-10V DIMMING, 3374 LUMENS, 70 CRI, IP66 RATED, FINISH TO BE SELECTED BY ARCHITECT. UNV LED 3000K N/A 34 LITHONIA DSX0-P1-30K-70CRI-T2M-MVOLT-NLTAIR2 PIRNH-DMG-HS-EGSR 1 P3 W1 7'' TALL, 4.5'' WIDE RECTANGULAR LED WALL SCONCE. ALUMINUM CONSTRUCTION. 2000 NOMINAL LUMENS. OUTDOOR RATED. AWAY FROM WALL LIGHTING DISTRIBUTION. 90 CRI. FINISH TO BE SELECTED BY THE ARCHITECT. UNV LED 3000K N/A 17 WAC LIGHTING DC-WS0517-F930A W1 NO SCALE FIXTURE D11 NO SCALE FIXTURE P1,P2,P32 NO SCALE FIXTURE W13 NO SCALE FIXTURE L14 D E S I G N G R O U P Autodesk Docs://45359-24130 JO Properties Penn Station/45329-24130_6501 Penn Ave_R23.rvt JO Companies - Penn Station Apartments | SITE SHADOW STUDY Richfield, MN | 05/14/25 | 45359-24130 1" = 100'-0" SHADOW STUDY VERNAL EQUINOX 9 AM 1" = 100'-0" SHADOW STUDY VERNAL EQUINOX NOON 1" = 100'-0" SHADOW STUDY VERNAL EQUINOX 3 PM 1" = 100'-0" SHADOW STUDY SUMMER SOLSTICE 9 AM 1" = 100'-0" SHADOW STUDY SUMMER SOLSTICE NOON 1" = 100'-0" SHADOW STUDY SUMMER SOLSTICE 3 PM 1" = 100'-0" SHADOW STUDY AUTUMNAL EQUINOX 9 AM 1" = 100'-0" SHADOW STUDY AUTUMNAL EQUINOX NOON 1" = 100'-0" SHADOW STUDY AUTUMNAL EQUINOX 3 PM 1" = 100'-0" SHADOW STUDY WINTER SOLSTICE 9 AM 1" = 100'-0" SHADOW STUDY WINTER SOLSTICE NOON 1" = 100'-0" SHADOW STUDY WINTER SOLSTICE 3 PM AGENDA SECTION: Other Business AGENDA ITEM #3. CASE NO.:Staff Report No. 8 PLANNING COMMISSION MEETING 5/28/2025 REPORT PREPARED BY: Jan Youngquist, Economic Development Manager DIRECTOR RE VIEW: Melissa Poehlman, Community Development Director 5/22/2025 ITEM FOR COMMISSION CONSIDERATION: Consideration of a resolution finding that the disposition of Outlot A, Wexlers Second Addition by the Housing and Redevelopment Authority is consistent with the Richfield Comprehensive Plan. EXECUTIVE SUMMARY: The Housing and Redevelopment Authority (HRA) owns approximately 14,000 square feet of land known as Outlot A, Wexlers Second Addition (Property) located at the southeast corner of Richfield Parkway and 66th Street. The Property consists of remnant land from the Richfield Parkway roundabout project that was completed in 2008. The City of Richfield (City) transferred the Property to the HRA after construction of the roundabout. In April 2024, Dr. John Woell from Professional Dental Properties LLC (PDP) contacted HRA staff to express an interest in purchasing the Property for its Dental Health Care Center business. The Property is irregularly shaped and is not developable as a standalone parcel. The HRA had an appraisal conducted, which determined that highest and best use of the Property is assemblage with the adjacent commercial parcel owned by PDP. The HRA held a public hearing and authorized the sale of the Property to PDP on May 19, 2025. Minnesota Statute requires that whenever any public agency buys or sells property within a city, the Planning Commission must review the acquisition/disposition for consistency with the City's Comprehensive Plan. The property is guided for "Community Commercial" use. RECOMMENDED ACTION: By motion: Approve a resolution finding that the disposition of Outlot A, Wexlers Second Addition by the Housing and Redevelopment Authority is consistent with the Comprehensive Plan. BASIS OF RECOMMENDATION: A.HISTORICAL CONTEXT The Property consists of 13,987 square feet of remnant land from the Richfield Parkway roundabout project, which was platted as Outlot A, Wexlers Second Addition. The roundabout project was completed in 2008, and the City subsequently transferred the Property to the HRA. In 2024, PDP contacted HRA staff to discuss its interest in purchasing the Property. On May 19, 2025, the HRA authorized the sale of the Property to PDP. B.POLICIES (resolutions, ordinances, regulations, statutes, etc): The 2040 Comprehensive Plan (Comp Plan) guides the land use of the Property as Community Commercial, which accommodates a variety of retail goods and services that are intended to serve Richfield residents and the immediate vicinity around Richfield. The Comprehensive Plan includes a goal to provide an economic climate that will encourage the availability of quality goods, services, and employment for residents. The Dental Health Care Center has provided dental services and employment opportunities on the adjacent property since 1971. The Property is zoned C-2 General Commercial, which allows a variety of retail and service businesses. C.CRITICAL TIMING ISSUES: On May 19, 2025, the HRA held a public hearing and authorized the sale of Outlot A, Wexlers Second Addition to Professional Dental Properties LLC. Under the terms of the Purchase Agreement, closing on the Property would occur no later than June 30, 2025. D.FINANCIAL IMPACT: NA E.LEGAL CONSIDERATION: Minnesota Statute 462.356 requires that whenever any public agency buys or sells property within a city, the Planning Commission must review the acquisition/disposition for consistency with the City's Comprehensive Plan. ALTERNATIVE RECOMMENDATION(S): Reject the proposed resolution and find that the proposed disposition is not consistent with the Comprehensive Plan. PRINCIPAL PARTIES EXPECTED AT MEETING: None ATTACHMENTS: Description Type Resolution Resolution Letter Location and Comp Plan Map Backup Material RESOLUTION NO. 255 RESOLUTION OF THE RICHFIELD PLANNING COMMISSION FINDING THAT THE DISPOSITION OF REAL PROPERTY KNOWN AS OUTLOT A, WEXLERS SECOND ADDITION IS IN CONFORMANCE WITH THE COMPREHENSIVE PLAN WHEREAS, the Planning Commission has reviewed the Comprehensive Plan regarding the disposition of real property, located at the southeast corner of Richfield Parkway and 66th Street East, and legally described as follows: Outlot A, Wexlers Second Addition, according to the recorded plat thereof, Hennepin County, Minnesota. (Abstract and Torrens) Note: The Torrens portion being more particularly described on Certificate of Title 1466055 as follows: That part of Outlot A, Wexlers Second Addition, embraced within Lot 16, Block 2, Wexler's Addition. WHEREAS, the Planned Land Use designation of the parcel is “Community Commercial” which accommodates a variety of retail goods and services; NOW THEREFORE, BE IT RESOLVED, that the Planning Commission finds that the disposition of the above described property, for assemblage with the adjacent commercial property, is in conformance with the Richfield Comprehensive Plan. Adopted this 28th day of May, 2025, by the Planning Commission of the City of Richfield, Minnesota. ___________________________________ Chairperson, Richfield Planning Commission ATTEST: _________________________________ Secretary, Richfield Planning Commission SUBJECT PROPERTY66THSTE66TH ST E 66THSTETOSBHWY7716TH AVE S66TH ST E 67TH ST E RICHFIELDPKWY66 T H S T E HIGHWAY 7766TH ST E CEDAR AVE S18TH AVE S17TH AVE SSB HWY77 TO 66TH ST ERICHFIELDPKWYRICHFIELDPKWYBLOOMINGTON AVEHIGHWAY 77NB HWY77 TO 66TH ST E± 2040 Comprehensive Plan Designation 0 260 520130 ft I:\GIS\Community Development\Staff\City Planner\Projects\FOC maps\Outlot A Wexlers 2nd Addn-CP.mxd Zoning Districts Building Footprint R Single-Family PMR Planned Multi- Family C-2 General Commercial PC-2 Planned General Commercial MU-C/CAC Mixed Use + Cedar Overlay Outlot A, Wexlers Second Addition May 28, 2025