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120825 PC Agenda Packet Richfield Planning Commission Agenda December 8, 2025 -- 7:00 PM Richfield Municipal Center Council Chambers 6700 Portland Avenue South 1. Call to Order 2. Roll Call 3. Open Forum Participants can share their comments in person, by voicemail, or email, and may also request to participate virtually. For more information on submitting comments, refer to the Planning Commission Agenda and Minutes page on the City's Website. 4. Approval of the Agenda 5. Approval of Minutes a. Approval of the minutes of the Regular Planning Commission meeting of November 24, 2025. 6. Presentations 7. Public Hearings a. Public hearing to consider a request by Minnesota Independence College & Community for a rezoning, Conditional Use Permit, Preliminary Plat, and variances. 8. Resolutions 9. Liaison Reports 10. Other Business 11. City Planner’s Report 12. Next Meeting 13. Adjournment Auxiliary aids for individuals with accessibility needs are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612-861-9739. Includes Materials - Materials relating to these agenda items can be found in the Planning Commission agenda packet located by the entrance. The complete Planning Commission agenda packet is available electronically on the City of Richfield’s website. Page 1 of 67 CALL TO ORDER The meeting was called to order by Chair Holmvig-Johnson at 7:00 p.m. in the Council Chambers. OPEN FORUM There were no speakers. APPROVAL OF THE AGENDA M/Kennealy, S/Taraldsen, to approve the agenda. Motion carried: 5-0 M/Kennealy, S/Taraldsen, to approve the minutes of the Regular Planning Commission Meeting of September 22, 2025. Motion carried: 5-0 PLANNING COMMISSION MEETING MINUTES Richfield, Minnesota Regular Planning Commission Meeting November 24, 2025 Planning Commissioners Present: Eddie Holmvig-Johnson, Cole Hooey, Brendan Kennealy, Matt Taraldsen and Brett Stursa Commissioners Excused: Benjamin Surma and Stephanie Kowalkowski Staff Present: Sam Crosby, City Planner; Ruby Villa, Planner I Others Present: Greg Dick, Lakewinds Co-op APPROVAL OF MINUTES Page 2 of 67 ITEM #7a PUBLIC HEARING TO CONSIDER A REQUEST FOR AN INTERIM USE PERMIT TO ALLOW TEMPORARY AND OCCASIONAL EMPLOYEE PARKING ON A VACANT LOT ADJACENT TO LAKEWINDS CO-OP. Planner Villa presented Agenda Item No. 7a. Greg Dick, Store Manager of Lakewinds Co-op, introduced himself to the Commission and discussed future plans for Lot 4 as well as the reasoning behind the request for 122 days per year. Chair Holmvig-Johnson opened the public hearing. There were no speakers. M/Hooey, S/Taraldsen, to close the public hearing. Motion carried: 5-0. M/Kennealy, S/Stursa, to recommend approval of a five-year Interim Use Permit for occasional employee parking on vacant Lot 4. Commissioners and staff discussed the history of the site and whether the issuance of an Interim Use Permit precludes development. Chair Holmvig-Johnson and Commissioner Hooey expressed reluctance over granting an outright 5-year term. M/Holmvig-Johnson, S/Hooey, to amend the recommended action to reduce the term to 3 years with an optional 2-year administrative extension. Commissioners further discussed the implications of granting a 5-year term, the possibility of Lot 4 being turned into permanent parking, and whether Lot 4 is a developable parcel. Motion to amend failed: 2-3. Original motion carried: 3-2 (Holmvig-Johnson and Hooey dissenting). LIAISION REPORTS • Community Services Commission: Commissioner Hooey stated that at the October meeting the Commission discussed the Public Works project at Adams Hill Park. • City Council: Chair Holmvig-Johnson reported that at the last meeting, he presented an update to the Council regarding last year’s Planning Commission activities. Also, the Truth in Taxation meeting will be on November 25. • Housing and Redevelopment Authority (HRA): Commissioner Stursa stated that the HRA met in November and heard from Ehlers regarding Tax Increment Financing (TIF) Districts and the status of each one in the City. The HRA also decertified three TIF Districts. Lastly, staff provided an update regarding Penn Station; abatement will begin soon. • Richfield School Board: Commissioner Kennealy had no report. Page 3 of 67 • Transportation Commission: Commissioner Surma was absent. • Chamber of Commerce: Commissioner Kowalkowski provided her report prior to the meeting; Loma Bonita opened on November 1st and is a welcome addition to Richfield and the HUB. Prior to them, the lot was vacant for 7 years. Also, the Coven is planning on moving into the Old Richfield Medical Group building in May or June 2026. They have 8 current locations and offer space memberships, conference room rentals, dedicated desks, and private offices. • Sustainability Commission: Commissioner Taraldsen stated that the Pumpkin Smash was a success. ITEM #11 CITY PLANNER’S REPORT Planner Crosby presented the City Planner’s Report. ITEM #12 NEXT MEETING TIME AND LOCATION The next regular meeting is scheduled for December 8, 2025, at 7:00 p.m. in the Richfield Council Chambers. ITEM #13 ADJOURNMENT M/Taraldsen, S/Hooey, to adjourn the meeting. Motion carried: 4-1 (Kennealy dissenting) and the meeting was adjourned at 7:39 p.m. Submitted by: Ruby Villa Matt Taraldsen Planner I Planning Commission Secretary Page 4 of 67 Planning Commission Meeting 12/8/2025 Agenda Section: Public Hearings Agenda Item: 7.a. Report Prepared By: Sam Crosby, City Planner Department Director: Melissa Poehlman, Community Development Director Item for Consideration: Public hearing to consider a request by Minnesota Independence College & Community for a rezoning, Conditional Use Permit, Preliminary Plat, and variances. EXECUTIVE SUMMARY Minnesota Independence College & Community (MICC), a non-profit that provides vocational and life skills training for autistic and neurodivergent individuals, has submitted an application for land use approvals to construct a 2-story school on the north side of 76th Street West, between Morgan and Newton Avenues. The requested approvals include: • A Rezoning from R "Low Density Residential" to MR-2 "Multifamily Residential," • A Conditional Use Permit (CUP) for a learning institution, • A Preliminary Plat to reconfigure four lots into two (one for the school, and one for future development), • Five variances — three setback reductions, a lot coverage increase, and a parking reduction. The proposed 27,978 square foot building will serve as MICC’s learning center and organizational headquarters, with approximately 15,000 square feet of classroom space on the ground floor, and roughly 13,000 square feet of administrative offices on the second floor. The building is positioned in the southwest corner of the site, activating the streetscape along 76th Street and maximizing the buffer between the school and the residential properties to the north. Also, the second floor is offset from the first, enhancing the building’s visual interest and providing a welcoming main entry feature on 76th Street. See applicant’s narrative for further details. Staff finds that the proposed project aligns with the intent and policies of the Comprehensive Plan, and complies with all zoning code requirements, except as noted by the variances. As explained in the policy section (below) and the required findings (attached), the variances are reasonable given both the context, and the desire to reserve space for future development. Consequently, staff supports the full request and recommends approval, subject to the conditions listed in the draft resolutions of approval. RECOMMENDED ACTION Conduct and close a public hearing and by motion recommend approval of: 1. Rezoning the subject parcels from R, “Low Density Residential” to MR-2 Page 5 of 67 “Multifamily Residential” 2. The proposed Preliminary Plat; and 3. The Conditional Use Permit and five variances for Minnesota Independence College & Community's learning institution at 2000, 2006, 2018 - 76th Street West and 7532 Morgan Avenue South. HISTORICAL CONTEXT • MICC has operated out of the nearby Colony Apartments since its inception in 1996. • In 2016, the City Council approved an Interim Use Permit (IUP) for MICC to use the property at 2000 - 76th Street West for social, meeting, and office space. The IUP was extended in 2022 and will expire July 12, 2027. • Preliminary concepts for redevelopment of the subject properties were presented at a work session in the summer of 2022. The proposal then was a mixed-use facility, with classroom and office space below, and 67 units of affordable housing above. However, that project was not financially viable. • At a June 2024 work session, MICC first presented the concept of placing the housing and school side-by-side, in two separate buildings on two equally sized lots — each building 3 stories in height, with a greenspace/stormwater feature between the two. Feedback related to locating a main entrance on the 76th side with lots of building transparency (windows), a larger buffer between the residential to the north (move stormwater there) and moving the buildings toward 76th Street (reduced setbacks) was received. • At an April 2025 work session, MICC presented a revised side-by-side concept addressing many of the issues from the 2024 work session. Feedback included the transparency of the glass over time (concerns about blinds), providing sufficient space for the bus stop off of the sidewalk, a privacy fence along the north property, birds and the glass, and pollinator-friendly plantings on the outlot. • On October 7th, MICC held a neighborhood meeting (as required by City policy for rezoning), which was sparsely attended, but generally well-received. EQUITABLE OR STRATEGIC CONSIDERATIONS OR IMPACTS People with disabilities are a historically excluded group. The expansion of, and improvements to, their educational facility and social gathering space will greatly enhance their quality of life, and help increase their sense of inclusion and belonging. POLICIES (RESOLUTIONS, ORDINANCES, REGULATIONS, STATUTES, ETC.) Rezoning • The properties are part of a multi-block area that has been guided “Medium Density Residential” by the Comprehensive Plan since 2008, and MR-2 "Medium Density Housing" is the zoning district that corresponds to the Medium Density designation. • The current zoning R "Low Density Residential" is non-compliant with the Comprehensive Plan. This is in accordance with the City's practice of delaying the rezoning of properties until an area is prioritized for redevelopment (either by action of the Council, or by proposal of a developer). • Learning institutions similar to high schools are allowed in both the R and MR-2 Page 6 of 67 districts, so the rezoning from R to MR-2 is required because of the established guiding. CUP “Public or private elementary and high schools, and other similar learning institutions” are conditional uses in residential zoning districts, with five listed conditions that must be met. • The use must be located on a collector or arterial and minimize traffic on local streets. • Pick-up and drop off must be designed for safety. • Any outdoor recreation must be set back 40 feet from any lot line. • Buffers must be provided to mitigate sight and noise. • Lighted playing fields are only permitted when their impacts are mitigated. The proposal complies with all of these requirements. Preliminary Plat • Both the proposed lots exceed the minimum size and width requirements. • An additional two feet of land dedication is required along 76th Street. • The County has reviewed the proposed Preliminary Plat and did not have any comments. • The City attorney has provided a Preliminary Plat Opinion Letter that will be updated at the time of the final plat. Setback Variances The requested variances include: • A 22-foot variance from the 30-foot setback required long the front/west side (Newton Avenue). • A 23.5-foot variance from the 30-foot setback required along the side abutting a public right-of-way (76th Street). • A 15-foot variance from the 25-foot setback required along the rear/east side (new interior lot line). In order to place the building 8 feet from the west lot line, 6.5 feet from the south lot line and 10 feet from the new east lot line. These variances are necessary to fit the building closer to the southwest corner of the site, both increasing the setback to the residential properties to the north, and improving the streetscape along 76th Street West. The City recently amended the residential portion of the multifamily development regulations to reduce setback requirements. The City may want to consider whether it is also appropriate to amend the non-residential portion of the multifamily development regulations as well. Thirty-foot setbacks from all sides are contrary to the desired urban massing and form, particularly along higher volume arterial roadways, and the desire for reduced setbacks was expressed by both the City and the MICC during work session discussions. Page 7 of 67 Lot Coverage Variance • “Lot coverage” is the amount of the lot that is covered by buildings. The requested variance is to allow 37% coverage when 30% is the maximum. The proposal could be designed to meet the 30% limit if it did not reserve a second parcel for potential future housing. It has long been a desire of both the City and MICC to incorporate housing into this project. While not a viable component at this time, a separate lot is being platted with the intention of future housing development. Parking Variance • The parking requirement for a high school, which is the most similar use, is one stall per employee plus one stall per every eight students. With a projected maximum of 40 employees and potential for up to 200 students, 65 stalls would be required. A 10% credit is applied for being within a quarter mile of a frequently operating transit line and another 10% reduction applies for providing a transit- supportive plaza. This brings the required parking down to 52 stalls. The requested variance is a 15-stall variance from the 52-stall parking requirement in order to provide 38 parking spaces. The exact location, shape and design of the plaza has yet to be finalized, but will be coordinated with Metro Transit, and reviewed and approved by City staff, prior to installation. A "placeholder" is currently shown at the corner of Morgan Avenue due to a planned traffic signal replacement at 76th Street and Newton Avenue sometime in the next five years. The intent of locating the plaza near Morgan Avenue is to protect it from the impacts of potential intersection redesign at Newton Avenue. In order to encourage ridership to mitigate the parking variance as much as possible, staff recommends that the shelter be heated. MICC has provided a parking count at their current location that demonstrates the low driving rates of their student population. While the study does show a need for more than 38 stalls, particularly on Tuesday and Wednesday mornings, staff has included a condition regarding demand management, which MICC has agreed to, and therefore, staff supports the requested variance. Traffic • Due to the unique nature of the use, staff requested a memo from a Traffic Engineer that details traffic impact assumptions for the site. The analysis estimates an increase in trip generation (over the existing single-family homes) by approximately 10 peak hour trips or less, and fewer than 100 additional daily trips. In other words, the resultant impact on area roadway capacity is expected to be negligible. This is primarily because the proposed MICC development is already operating within the immediate area. Future Housing Site Page 8 of 67 • The requested variances apply only to the school; no housing is proposed at this time. Concept plans have been included to show that the second lot is appropriately sized and shaped to support housing that meets the zoning code. The two phases would share access, parking, and storm water. • The “Medium Density Residential” guiding calls for a density range from 8 to 35 dwelling units per acre. Four walk-up type units on 0.26 acres provide 15 units per acre. Discretion The City’s discretion in approving or denying both a CUP and a Preliminary Plat is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP or Plat. However, the Council may attach reasonable conditions to a CUP in order to implement the intent of the City Code or protect adjacent properties. Because the subject properties are guided "Medium Density Residential," the City has a relatively low level of discretion in approving or denying the rezoning. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. Since the existing zoning district is not consistent with the Comprehensive Plan, the City should approve the request. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. CRITICAL TIMING ISSUES • The 60-day clock started when the application was completed on October 23, 2025. The statutory 60-day review would’ve ended on December 22, prior to the scheduled City Council meeting dates. Therefore, the City exercised its authority to extend the review period to 120 days, which will end on February 20, 2026. • MICC is requesting a two-year approval in order to provide sufficient time for fund-raising prior to applying for building permits. FINANCIAL IMPACT All application fees have been paid. LEGAL CONSIDERATIONS • Notice of the public hearing was published in the Sun Current newspaper on November 27, 2025, and was mailed to properties within 500 feet of the subject site. • Council consideration of this application has been tentatively scheduled for January 13th for first reading and January 27th for second reading. 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 Page 9 of 67 City requirements. ATTACHMENTS 1. 120825 - MICC - Draft Rezoning Ord 2. 120825 - MICC - Draft Plat Reso 3. 120825 - MICC - Draft CUP & Var Reso (1) 4. MICC ARC Letter, 11-21-25 5. MICC - Zoning & Location Map 6. MICC Project Narrative 10-13-25 7. 20251118_MICC Land Use Package Rev1 8. MICC Parking Study Count 9. Final_MICC_TrafficMemo 10. 120825 - MICC - Required Findings Page 10 of 67 1 of 2 ORDINANCE NO. ______ AN ORDINANCE RELATING TO ZONING; AMENDING APPENDIX I OF THE RICHFIELD CITY CODE BY REZONING 2000, 2006 & 2018 - 76th STREET WEST AND 7532 MORGAN AVENUE SOUTH FROM LOW DENSITY RESIDENTIAL (R) TO MULTIFAMILY RESIDENTIAL (MR-2) THE CITY OF RICHFIELD DOES ORDAIN: Section 1. Section 13, Appendix I of the Richfield Zoning Code (Multiple Family Residential – R) is hereby amended to add a new Paragraph 56 as follows: (56) M-15 (North side of 76th Street between Morgan Avenue and Newton Avenue, to be platted as Lot 1 and Lot 2, MICC Bulldog) Parcel 1: The Southerly 240 feet of the West 90 feet of the East 321.1 feet of the West 983.1 feet of South 1/4 of Northwest 1/4 of the Southwest 1/4 of Section 33, Township 28, Range 24, according to the U.S. Government Survey thereof, Hennepin County, Minnesota. Parcel 2: The South 240 feet of the East 100.1 feet of the West 852.1 feet of the South 1/4 of the Northwest 1/4 of the Southwest 1/4 of Section 33, Township 28 North, Range 24 West of the 4th Principal Meridian, according to the U.S. Government Survey thereof, Hennepin County, Minnesota. Parcel 3: The South 188.1 feet of the following described tract: That part of the South 1/4 of the Northwest 1/4 of the Southwest 1/4 of Section 33, Township 28, North, Range 24, West of the 4th principal meridian described as follows: Beginning at a point on the South line thereof distant 983.1 feet East of West line thereof; thence North parallel with the West line thereof 328.1 feet to point; thence West on a line parallel with the South line thereof 131 feet to a point; thence South on a line parallel with the West line thereof 328.1 feet to a point; thence East on a straight line 131 feet to the place of beginning, Hennepin County, Minnesota. Parcel 4: The South 70 feet of the North 140 feet of that part of the South 1/4 of the Northwest 1/4 of the Southwest 1/4 of Section 33, Township 28, Range 24: Beginning on the South line of said South 1/4 of the Northwest 1/4 of the Southwest 1/4 distant 983.1 feet East of the West line thereof; thence North parallel with said West line 328.1 feet; Page 11 of 67 2 of 2 thence West parallel with said South line 131 feet; thence South parallel with said West line, 328.1 feet; thence East 131 feet to the point of beginning, Hennepin County, Minnesota. Sec. 2. This ordinance is effective in accordance with Section 3.09 of the Richfield City Charter. Passed by the City Council of the City of Richfield, Minnesota this 27th day of January, 2026. Mary B. Supple, Mayor ATTEST: Michelle Friedrich, City Clerk Page 12 of 67 1 of 2 RESOLUTION NO. RESOLUTION APPROVING A PRELIMINARY PLAT FOR MICC BULLDOG WHEREAS, Minnesota Independence Community and College, (“Applicant”) has requested approval of a preliminary plat that combines 4 parcels generally located at 2000, 2006 & 2018 - 76th Street West and 7532 Morgan Avenue, legally described in Exhibit A, attached; and WHEREAS, the proposed plat is to be known as MICC BULLDOG; and WHEREAS, a public hearing was held for the proposed plat on Monday, December 8, 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 MICC BULLDOG satisfies the requirements of the City’s subdivision ordinances. 2. Approval of the plat of MICC BULLDOG 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, which shall be updated prior to the approval of the final plat. b. The Applicant must apply for final plat approval 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 preliminary plat will expire. Evidence of proper filing must be submitted to the Community Development Department prior to issuance of a Certificate of Occupancy. c. Compliance with any other applicable requirements of the Richfield City code. Adopted by the City Council of the City of Richfield, Minnesota this 27th day of January 2026. Mary B. Supple, Mayor ATTEST: Michelle Friedrich, City Clerk Page 13 of 67 2 of 2 Exhibit A Existing Legal Description Page 14 of 67 1 of 4 RESOLUTION NO. APPROVING A CONDITIONAL USE PERMIT AND VARIANCES FOR MINNESOTA INDEPENDENCE COLLEGE AND COMMUNITY AT 2000, 2006, 2018 - 76th STREET WEST AND 7532 MORGAN AVENUE SOUTH WHEREAS, an application has been filed by Minnesota Independence College and Community (MICC), with the City of Richfield which requests a Conditional Use Permit for a learning institution, a 15-stall parking variance, a variance to increase the maximum amount of lot covered by a building from 30% to 37%, and three setback variances, all in order to construct a two-story, approximately 28,000 square foot, learning institution on the north side of 76th Street between Morgan Avenue and Newton Avenue, property legally described in Exhibit A, attached; and WHEREAS, the requested Conditional Use Permit meets the requirements necessary for issuing a Conditional Use Permit as specified in Richfield’s Zoning Code, Subsection 547.09 and 525.07, Subd.4, as detailed in City Council Staff Report No.____; and WHEREAS, the same Zoning Code Section 525.15, Subd.1, requires that the principal building be set back: • a minimum of 30 feet from the front/west property line • a minimum of 30 feet from the street side/south property line and • a minimum of 25 feet from the rear/east property line; and the proposed layout places the building: • Eight feet from the front/west property line • Six and a half feet from the street side/south property line (on the second floor) and • Ten feet from the rear/east property line; and WHEREAS, MICC has demonstrated that their students are a largely non-driving population, the proposed building coverage reserves land for future development, and the proposed setbacks serve to maximize the distance between the building and the properties to the north; and WHEREAS, the requested variances meet the requirements necessary for issuing a variance, as specified in Richfield’s Zoning Code Subsection 547.11, Subd.1.a, and as detailed in City Council Staff Report No _____; and WHEREAS, notice of the public hearing was mailed to properties within 500 feet of the subject property and published in the Sun Current newspaper on November 27, 2025; and, WHEREAS, the Planning Commission of the City of Richfield held a public hearing at its December 8, 2025 meeting and recommended approval of the requested Conditional Use Permit and variances; and Page 15 of 67 2 of 4 WHEREAS, the City Council has fully considered the request for Conditional Use Permit and variances; 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 Conditional Use Permit and variances are hereby approved subject to the following conditions: a. That the applicant records this Resolution with the County, pursuant to Minnesota Statutes Section 462.36, Subd. 1, and the City’s Zoning Code Section 547.09, Subd.8. A recorded copy of the approved resolution must be submitted to the City prior to the issuance of a building permit. b. The applicant (or other future operator) agrees to expand its work-from-home policy, modify class hours, enact transportation demand management policies, formalize shared parking agreements, or implement alternative mitigation techniques - as agreed to by the City - should the parking demand exceed the parking provided to the point of creating safety or operational issues in the immediate neighborhood. c. Separate sign permits are required for any sign greater than six square feet in size. d. All required parking spaces shall remain available year-round and shall not be used for snow storage. e. All windows on the west, south and east sides shall remain transparent, and may not be permanently covered. f. The property owner is responsible for the ongoing maintenance of all exterior improvements, including landscaping, in accordance with approved plans. g. The applicant is responsible for obtaining all required permits, and compliance with all other City, County and State regulations. Prior to the issuance of a building permit, the applicant shall: h. Update the construction plans to comply with all requirements detailed in the City’s ARC letter dated November 21, 2025. i. Provide a SAC determination from the Met Council. j. Provide proof of having recorded a copy of this resolution of approval. Page 16 of 67 3 of 4 k. Enter into a construction and maintenance agreement with the City. l. The applicant is responsible for obtaining all required permits, and compliance with all other City, County and State regulations. Prior to the issuance of a Certificate of Occupancy, the applicant shall: m. Enter into an escrow agreement for outstanding items and provide a surety equal to 125% of the value of any improvements not yet complete. n. Provide proof of having recorded the construction and maintenance agreement. o. The final plat shall be submitted for City review and approval, be recorded, and mylar copies provided to the City. Prior to the release of the surety: p. All exterior improvements shall be installed. q. The final design for the transit-supportive plaza shall be reviewed and approved by the City, constructed according to the approved plan, and final inspection passed. The shelter shall be heated. r. All requirements of the escrow agreement shall be met. 4. The Conditional Use Permit shall expire one year after issuance unless 1) the use for which the permit was granted has commenced; or 2) building permits have been issued and substantial work performed; or 3) upon written request of the applicant, the Council extends the expiration date for an additional period not to exceed one year. Expiration is governed by the City Zoning Code, Section 547.09, Subd. 9. 5. This Conditional Use Permit shall remain in effect for so long as conditions regulating it are observed, and the Conditional Use Permit shall expire if normal operation of the use has been discontinued for 12 or more months, as required by the City’s Zoning Code, Section 547.09, Subd.10. Adopted by the City Council of the City of Richfield, Minnesota this 27th day of January, 2026. Mary B. Supple, Mayor ATTEST: Michelle Friedrich, City Clerk Page 17 of 67 4 of 4 Exhibit A Existing Legal Description Page 18 of 67 Community Development Department Planning & Zoning 6700 PORTLAND AVENUE, RICHFIELD, MINNESOTA 55423. | PHONE: 612.861.9764 WWW.RICHFIELDMN.GOV | AN EQUAL OPPORTUNITY EMPLOYER MAYOR MARY SUPPLE CITY COUNCIL WALTER BURK SHARON CHRISTENSEN RORI A. COLEMAN- WOODS SEAN HAYFORD OLEARY CITY MANAGER KATIE RODRIGUEZ November 21, 2025 Amanda Janzen, NTH 81 South 9th Street Minneapolis MN 55402 SUBJECT: MICC - Rezoning (to MR-2), CUP (for a learning institution), a Preliminary Plat, and 5 Variances: three setback reductions, lot coverage, and parking. CASE NO: Z25-000008 The subject application is scheduled for a public hearing at the December 8th Planning Commission meeting. From there, it will be forwarded to the January 13th City Council for first reading and January 27th City Council for second reading and final decision. All meetings start at 7:00 pm in the Council Chambers at Richfield City Hall. You or a representative must be present to answer any questions that staff is unable to answer. As previously discussed, below are the comments from the Administrative Review Committee (ARC) which will be attached to staff’s recommendation as conditions of approval, to be satisfied prior to the issuance of a building permit: Environmental Health Department Dan Devers 952-563-8975  Further information will be needed regarding the "Teaching Kitchen" before building permits are issued. Depending on its use and the program expectations, this kitchen may need to be built to commercial standards and licensed as a food establishment which would require Environmental Health Plan Review. Engineering, Public Works, Utilities Engineering: Joe Powers, City Engineer, Ph. 612-861-9791 Olivia Wycklendt, Engineer, Ph. 612-861-9789 Utilities: Chad Donnelly (Butch), Ph. 612-861-979 Mattias Oddsson, Stormwater Engineer, 612-861-9797  See comments on attached plan set.  We strongly recommend salt tolerant turf and vegetation along 76th St. Consult with City staff for approved boulevard trees.  Clarify stormwater drainage/downspout locations from proposed canopy over North building entrance.  If possible, we would recommend a very light swale in this area to facilitate the inevitable snow storage. Landscape plantings in this area should be chosen accordingly, subject to staff approval.  A good rule of thumb is to provide a snow storage area that is 17% of the area being plowed. While there is plenty of space in the northeast corner of the site for Page 19 of 67 MICC ARC Letter 11-21-25 Page 2 snow storage now, we have concerns for when future parking stalls on east side are built out. Please note that all stalls that are required for parking cannot be used for snow storage. Snow will need to be hauled off site if the remaining landscape area is not sufficient for snow storage.  Please consider surmountable curb adjacent to the three northeastern most parking stalls to allow for easier snow plowing/pushing to the stormwater into the basin. Planning/Zoning Sam Crosby 612-861-9776  Because of the close proximity of the building to 76th Street, the number and size of windows may not be decreased on any wall. The elevations and floor plans prevail over the renderings.  All mechanical equipment must be screened from view per Zoning Code Section 544.05, (includes both ground and rooftop).  Bike racks to be installed according to manufacturer's specifications. Please include the rack detail and locational/installation specifications in the plan set so that the contractor knows what they are.  Provide a complete landscape plan. Plan must be drawn to a (correct) scale and include: requirement calculations (for amount of landscaping required, for internal parking lot landscaping required, for planting sizes based on building height), a traditional planting schedule (containing symbols, quantities, common and botanical names, size of plant materials, percent by species), details for the 'landscape planting areas' (the foundation plantings, the parking lot screening shrubs), planting details (root condition, special instructions), irrigation notes, etc. Please note that an arborvitae is not considered a tree - it is a shrub. Final plans subject to staff review and approval.  Provide a cross access, cross parking and cross utility easement agreement for staff review and approval. To be recorded prior to the final plat.  Provide lighting details including spec sheets for proposed fixtures, pole heights, and base details, subject to staff review and approval. Please note that any lighting near the transit plaza shall have a maximum height of 20 feet, measured from grade and poles must be set on pedestals no more than eight (8) inches in height. Also, please note that the under canopy lights must be recessed.  Revise the photometric plan so that it does not exceed 4 foot candles in the parking lot.  Provide retaining wall detail.  We recommend approaching the adjacent property owner to the north (7527 Newton) about the possibility of removing their existing fence with this project. It is never ideal, Page 20 of 67 MICC ARC Letter 11-21-25 Page 3 from a maintenance perspective, to have two fences running parallel and MICC is required by code to provide adequate screening.  The fence must be a privacy style; please provide a fence detail. Also, please note that the fence along the north property line may only be 6 feet tall to either 30 feet from the west property line or the front wall of the adjacent home, then it must drop down to 4 feet in height in front of that. If the neighbor desires a 6 foot tall fence the length of the shared property line in that area, that would be permissible but must be written into the approval; please provide evidence of such. Either way, the fence along the north property line must terminate at least 3 feet from the property line.  The data summary for EV changing spaces, which calls for 2 charging spaces and 8 “EV ready” spaces, shall prevail.  At the time of water shut-off, provide building accesses to city staff for removal of water meters prior to demolition. Sustainability Rachel Lindholm, Sustainability Specialist, Ph. 612-861-9188  We strongly encourage expanding the pollinator garden for the entire extent of the lawn portion of the east side/future project area. This will increase natural and environmental benefits, aesthetics, and reduce maintenance of the parcel.  While allowed by code, for diversity’s sake, please no maples. Fire Department Jenell Wood, Fire Chief, Ph. 612-861-0661  Hydrant must be within 100 feet of the fire department connection (FDC) and looking to have access from Newton (preferred) or Morgan, versus 76th Street.  Also, the preferred fire alarm panel or annunciator panel location is off Newton near the FDC location.  Water services to the site should have a dedicated fire and a dedicated domestic supply from the city water main.  See also the general fire protection requirements attached. I will likely email you the documents related to the meetings in advance of the meetings. However, the staff report and relevant attachments will also be available online by noon on the Friday prior to the meetings. For the Planning Commission, at: https://www.richfieldmn.gov/pc and for the City Council, at: www.richfieldmn.gov/city_government/city_council/agendas_and_minutes.php If you have any questions, I can be reached at either (612) 861-9776 or scrosby@richfieldmn.gov. Page 21 of 67 MICC ARC Letter 11-21-25 Page 4 Sincerely, Sam Crosby, City Planner Encl: Engineering plan mark-ups & General Fire Protection Comments Page 22 of 67 Page 23 of 67 Page 24 of 67 Page 25 of 67 Page 26 of 67 55 EVEV EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY22 6 34" Maple xxxxxxxxxxxxxxxxxxxxxxx EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTING GARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE Block wall • • • • • • • • • • • • • • • • • • • • CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. CONTRACTOR MUST COORDINATE ALL PHASES OF CONSTRUCTION WORK INCLUDING ITEMS DONE BY OTHERS THAT MAY IMPACT CONSTRUCTION INCLUDED IN CONTRACT. CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. ALL EXISTING CONDITIONS SHOWN IN THE LANDSCAPE DRAWINGS ARE BASED ON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. TLALLI COLLABORATIVE, LLC OFFERS NO GUARANTEE, EITHER EXPRESSED OR IMPLIED, FOR THE ACCURACY OR RELIABILITY OF THE INDICATED EXISTING CONDITIONS. CONTRACTOR SHALL FIELD VERIFY ALL CRITICAL EXISTING CONDITIONS INCLUDING, BUT NOT LIMITED TO, EXISTING BUILDING LOCATIONS, UTILITY LOCATIONS AND INVERT ELEVATIONS, AND EXISTING SITE GRADES PRIOR TO THE START OF WORK. CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS CONTRACTOR SHALL VERIFY PLAN LAYOUT AND DIMENSIONS SHOWN IN THE PLANS AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. ANY OBSERVED DEVIATIONS FROM CONDITIONS INDICATED IN THE DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT OR LANDSCAPE ARCHITECTS ATTENTION IMMEDIATELY UPON DISCOVERY. NO WORK SHALL PROCEED IN THE AREAS OF ANY DISCOVERED DEVIATIONS UNTIL THE DIFFERENCES ARE RESOLVED. CONTRACTOR TO CONTAIN OPERATIONS WITHIN LIMITS OF WORK AT ALL TIMES. WORK OUTSIDE OF THESE LIMITS WILL BE DONE AT CONTRACTOR'S EXPENSE UNLESS DIRECTED BY THE PROJECT MANAGER OR OWNER IN WRITING. LIMITS OF WORK SHOWN ON PLAN(S) MAY BE ADJUSTED IN FIELD BY THE PROJECT MANAGER IF DEEMED NECESSARY. CONTRACTOR MUST DAILY MONITOR FOR PUBLIC SAFETY AND STAY WITHIN LIMITS OF WORK, KEEP AREA CLEAN OF DEBRIS AND ANY OTHER CONSIDERATIONS AS DIRECTED BY THE PROJECT MANAGER. ANY DISTURBANCE CREATED BY CONSTRUCTION STAGING MUST BE REMOVED AND RESTORED TO ORIGINAL CONDITIONS. REFER TO CIVIL FOR DRAINAGE, EROSION AND SEDIMENTATION CONTROL MEASURES AND REQUIREMENTS. REFER TO CIVIL DRAWINGS FOR SPOT ELEVATIONS AND SLOPES INDICATING FINISH GRADES, UNLESS NOTED ON LANDSCAPE DRAWINGS. ELEVATIONS TO BE FIELD-VERIFIED. ADJUST AS NEEDED TO MATCH FINISH GRADES AND DRAINAGE SLOPES. ALIGNMENT AND GRADES OF PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. CHANGES IN THE ALIGNMENT AND GRADES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT. CONTRACTOR TO COORDINATE ALL DRAINAGE, SLEEVING AND CONDUIT PLACEMENT OF ALL TRADES ON PROJECT. CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION OPERATIONS. DAMAGE TO SAME SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. SEE LIGHTING PLANS FOR SPECIFIC LIGHTING LAYOUT AND OTHER ELECTRICAL COMPONENTS. CONTRACTOR TO SUBMIT SHOP DRAWINGS AS STATED IN THE SPECIFICATIONS FOR ALL ELEMENTS AS SHOWN IN THE DRAWINGS AND GET APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO CONDUCTING ANY WORK. SIDEWALK AND STEPS/STAIR LOCATIONS TO BE STAKED BY CONTRACTOR FOR REVIEW BY PROJECT MANAGER AND/OR LANDSCAPE ARCHITECT. CONTRACTOR TO SCORE CAST IN PLACE CONCRETE PAVING AS SHOWN IN PLANS. ANY CHANGES TO THE SCORING LAYOUT MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR PROJECT MANAGER. CONCRETE PERMEABLE SURFACE LAWN - 8,531 SF POLLINATOR PLANTING - 6,131 SF SHRUB AND PERENNIAL BED - 13,117 SF ORNAMENTAL FENCE - 176 FEET STEEL EDGING SHADE TREE - QTY. 21 ORNAMENTAL TREE - QTY. 3 CONIFEROUS TREE - QTY. 19 B ED A C F Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS NOT F O R CONS T R U C TI O N 10-13-2025PROJECT FOR Date Signed License No. Name CERTIFICATION KEY PLAN I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of TLAL-LI Landscape Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/25-019_MICC Learning Center-RLB24.rvt 10/12/2025 1:04:46 PM AHS BC 10/06/25 OVERALL SITE MATERIAL PLAN L1000'5'10'20' N GENERAL NOTES MATERIAL LEGEND 1" = 10'-0"1SITE PLAN PROPOSED MICC BUILDING ADJACENT PROPERTY ADJACENT PROPERTY LANDSCAPE PLANTING PARKING 38 STALLS (2 ADA)PUBLIC SIDEWALKPUBLIC SIDEWALKRAISED GARDEN BEDS BIKE HOOPS 20 SPACES TRANSFORMER PAD FUTURE DEVELOPMENT SITE BUS SHELTER PAD WEST 76TH STREET MORGAN AVE SOUTHNEWTON AVE SOUTHEXISTING SIGNAL POLE ORNAMENTAL FENCE LOW RETAINING WALL BENCH SWING BENCH SWING BENCH BENCH NO.DATE DESCRIPTION Page 27 of 67 5 22 6 5 EV EV EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY x x x x x x x x x x x x x x x x x xxxxxxEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE Block wall NEWTON AVE SMORGAN AVE SWEST 76TH ST BIKE HOOPS 20 SPACES LOBBY ENTRY LOBBY ENTRY ENTRY PATH ENTRY PLAZA PROPOSED MICC BUILDING SWINGS LAWN PUBLIC SIDEWALKCREATION OF TREE BLVD. FROM EXISTING SIDEWALK ZONE LANDSCAPE BUFFER 43 TREES ADDED, MIX OF DECIDUOUS & EVERGREEN 30 ON THE PROPERTY / 13 IN R.O.W. POLLINATOR GARDEN POLLINATOR GARDEN RAISED GARDEN BEDS TRANSFORMER PAD FUTURE DEVELOPMENT SITE INTERIOR PARKING LOT ISLANDS (5% OF PARKING LOT AREA) PATIO PARKING 38 (2 ADA) ADJACENT PROPERTY ADJACENT PROPERTY BUS SHELTER EXISTING SIGNAL POLE EXISTING MAPLE SWING LANDSCAPE PLANTING LANDSCAPE PLANTING LANDSCAPE PLANTING PUBLIC SIDEWALKORNAMENTAL FENCE LAWN PERMEABLE SURFACE PERMEABLE SURFACE 0 20'10'5'N EV CHARGING LANDSCAPE PLAN 10.13.2025 Page 28 of 67 General Fire Protection Requirements – Richfield Fire Department Please keep in mind that this is a generic listing of requirements and not necessarily all will apply to your specific installation. Also note that additional requirements may apply in your situation depending upon the size and scope of your project. It is the responsibility of the property owner to make sure that their architect, designer and subcontractors are familiar with all applicable requirements of the 2020 Minnesota State Fire Code (MSFC) and applicable National Fire Protection Association (NFPA) standards. x Complete NFPA 13 compliant sprinkler system along with NFPA 72 alarm system. Actual requirements will vary depending upon decisions made by the architect and the hazard class being protected. An alarm annunciator panel shall be placed near the main entrance to facilitate fire department response. Richfield has adopted Chapter 1306 of the MSFC. x The location of the system panel shall be in an approved location. x A permanent map is to be located at the FAAP and the sprinkler control room. The map shall show the sprinkler zones and where the control valve is located for that zone. x A service maintenance agreement is required for the sprinkler system. Provide a copy of this agreement at the time of the final inspection. x A 6" water main (minimum) to supply the sprinkler system. Actual size will be determined by the sprinkler system requirements. A fire pump may be needed based on system hydraulic requirements. x Hydrostatic tests are required when 20 or more new heads are installed. x Monitoring of systems is required by an approved monitoring company in buildings with 20 or more sprinkler heads and in existing buildings with 100 or more sprinkler heads. x A fire hydrant shall be within 100' of a suitable apparatus placement location to be utilized for feeding the sprinkler system through the FDC (Fire Department Connection). The FDC should not be more than 50' from said apparatus location, preferred at location of front entry/fire alarm panel. x The entrance drive shall be a minimum of 20' in width. See MSFC Appendix D, Fire Apparatus Access Roads for width requirements along with signage/parking restrictions. If a fire road is not possible, designated emergency vehicle parking is required. x All RFD vehicles shall be able to effectively maneuver through all parking lots and access roads. The largest current turning radius of RFD apparatus is 35’, it is expected that the turning radius for fire apparatus access shall be greater than this. x Richfield has adopted Appendix O of the 2020 MSFC which relates to fires and barbecues on balconies or patios of multi-family residential structures. x A Knox brand security access device with building keys shall be placed in a location approved by the Richfield Fire Department. Knox brand locking FDC caps are also required. They may be ordered online at www.knoxbox.com x Please contact Assistant Chief Jenell Brooks if you have questions 612-243-4501 or jbrooks@richfieldmn.gov. x Inspection requests shall be made at least 3-5 days in advance via email to rgraack@richfieldmn.gov and jskule@richfieldmn.gov or by phone 612-861- 9860. Page 29 of 67 DONALDSON 75TH ST W 76TH ST WOLIVERAVES KNOX AVE SPENN AVE SPENN AVE SPENNAVESLOGAN AVE SNEWTON AVE SMORGAN AVE S± MICC Location and Zoning Map 0 230 460115ft I:\GIS \Comm unity D evelopm ent\Case M aps\2025\MIC C - Rezoning - 2000 W 76th St.mxd 2000, 2006, & 2018 W 76th Street; 7532 Morgan Ave S SU BJEC TSITE Legend Parks R Low D ensity Residential MR-2 Multi-Fam ily C-2 General C omm erciallMR-3 High-Density Multi-Family PC-2 Planned General Commercial Rezone from R to MR-2 Case #:Z25-8 lPROPOSED Colony Apmts Best Buy RF Mddle School Page 30 of 67 7501 Logan Avenue South / Suite 2A / Richfield, MN 55423 www.micc.org MICC Learning Center Project Narrative October 13, 2025 Introduction Minnesota Independence College and Community (MICC) seeks land use approvals to build a facility for serving autistic and neurodivergent adults. MICC is unique nationally, oering a specialized vocational and life skills training program to foster independence within a supportive community. The City of Richfield has been an integral part of that community. MICC’s Mission and Impact At MICC, we know the best way to teach life skills is through firsthand experience in a supportive and vibrant community. Our person-centered curriculum allows autistic and neurodivergent adults to define their own paths to success. Our location in Richfield provides numerous community engagement and employment opportunities, essential for our students’ growth. Need for Expansion The demand for our programs has outgrown our current facilities. With a 138% increase in autism diagnoses in Minnesota from 2009 to 2020, the need for postsecondary education and employment support for autistic individuals is critical. The existing rented spaces in Richfield (at Colony Apartments and Woodlake Church) are inadequate and not designed for the experiential learning essential for our students. These disjointed, outdated and inaccessible spaces hinder program collaboration and resource sharing. Currently, MICC serves approximately 50 students each year in their College Program. In addition to the anticipated growth in the educational program, the building will serve over 100 autistic and neurodivergent adults (all MICC graduates) living independently within a 10-block area and utilizing MICC for wrap-around services to ensure they can sustain their independence, have access to opportunities for social activities, and contribute positively to the community. These individuals are an important part of MICC’s community, but also Richfield, their home. New Campus Plan We propose redeveloping 4 single-family properties at 2000, 2006 & 2018 W 76th Street and 7532 Morgan Ave S to build a new 27,000 square foot, two story building that will serve as MICC’s Learning Center and organizational headquarters. The new campus will include: Page 31 of 67 7501 Logan Avenue South / Suite 2A / Richfield, MN 55423 www.micc.org • Appropriate teaching and socializing areas to allow students to engage authentically with peers. • Flexible classrooms designed for small and large group engagement, integrated technology and multi-purpose furniture, as well as space for physical fitness, yoga and meditation areas. • Student support spaces for advisory services on continued education and employment, • Sta oices promoting cross-department collaboratio n and flexibility for our expanding team. • Reserved land for future expansion or potential housing development. • MICC will continue to contract with Colony Apartments for our students’ housing needs and social spaces. MICC is fundraising for the capital campaign to build the new camps building. MICC would request a two year approval period to allow time for fundraising between land use approvals and building permit. Land Use Approvals MICC will seek the following land use approvals: 1. Replat a. MICC seeks to replat the existing four properties into two parcels with one property for MICC’s new building and the other for future expansion or housing. 2. Rezoning and CUP a. Request to rezone the property to MR-2 aligns with the 2040 Comprehensive Plan. We will be requesting a Conditional Use Permit for MICC to operate an educational use in MR-2 and future re-use of the property. 3. Variances a. Request to reduce the non-residential building setbacks from the Code required 30’ to 6.5’ along 76th Street, 8’ on Newton Avenue and 10’ along the new interior side lot line. This reduction will make the most eective us e of the site while maintaining compatibility with the surrounding neighborhood. By reducing the setback requirement, it will help create a better streetscape presence along 76th Street and allow for greater intensity on an infill site. The second floor has about a 1.5’ overhang, so there will be a greater setback from the first floor to provide more area for landscaping. Page 32 of 67 7501 Logan Avenue South / Suite 2A / Richfield, MN 55423 www.micc.org b. Request to increase the maximum lot (building) coverage from 30% to 37.0%. The additional coverage allows the project to eicientl y accommodate the building footprint necessary to support MICC. The need for this variance is largely a result of re-platting the property to intentionally preserve land for a future expansion or potential housing. The slight increase in lot/building coverage provides the flexibility to meet today’s needs while safeguarding opportunities for tomorrow. At the same time, the design thoughtfully incorporates landscaping, green space, and stormwater best practices. c. Request to reduce the number of parking stalls from the Code required 53 stalls to 38 stalls. i. Per the City of Richfield’s zoning code, high schools require 1 stall per employee plus 1 per 8 students. ii. There are approximately 60 MICC employees, but 20 sta are located at the Colony Apartments providing services to students. Approximately 40 sta would oice out of the Learning Center. Staing is expected to remain stable in the next five years. 1. MICC anticipates that most of its administrative sta will work in the new building, primarily Monday through Friday during the day with peak times in the afternoon. However, MICC’s flexible work environment allows some employees to work from home. To better understand demand, MICC conducted a parking study that measured peak and o-peak usage: • Peak demand (Tues–Thurs, noon–4:00 pm): 40 stalls • Typical peak usage: ~30 stalls • O-peak, evenings, weekends: ~15 stalls iii. The College Program enrollment is projected to stay consistent at approximately 50 students. All students in the College Program reside at Colony Apartments and most students walk or utilize public transit or Metro Mobility. Only four students have vehicles registered with their apartment. Students must apply and be approved to have a vehicle on campus and cannot use their vehicle to go to class or programming. iv. MICC also provides support and services for participants that have successfully completed the College Program through the Community Program to provide customizable services to thrive in and remain living Page 33 of 67 7501 Logan Avenue South / Suite 2A / Richfield, MN 55423 www.micc.org independently in the community. The Community Program is expected to grow to serve 100+ graduates. However, participants rely on public transit, Metro Mobility or walk to MICC as they live within a 10-block radius. v. The location qualifies for a 10% reduction in parking due to proximity of a high frequency transit line. vi. The location also qualifies for a 10% reduction in parking in exchange for a transit-supportive plaza. MICC will provide a paved plaza north of the sidewalk and a public access easement. This results in a final parking stall count of 39 stalls. The existing bus shelter was removed in 2025, but it is expected that ridership demand will increase. MICC will work with MTC to reinstall the bus shelter. vii. The site will accommodate an additional 10 stalls on a separate parcel for the potential MICC future expansion or housing. viii. Below is the summary of the parking required per Code compared to the proposed number of parking stalls. With flexible work arrangements, and high student transit use, MICC’s approach balances operational needs with eicient land use and supports the organization’s m ission. Conclusion We look forward to the City’s land use review and approval for the new facility. Parking Required Number of Employees 40 40 Number of Students 200 25 65 High Frequency Transit Route 10% 59 Bike Parking Reduction 0% 59 Transit Plaza 10% 53 Number of Proposed Stalls 38 Difference -15 Page 34 of 67 Page 35 of 67 Page 36 of 67 ISSUE KEY: 1 ISSUED (WITH SIGNATURE) 2 REVISED AND RE-ISSUED (WITH SIGNATURE) 3 NOT FOR CONSTRUCTION -REFERENCE ONLY 4 RE-ISSUED FROM A PRIOR BID PACK -NO REVISIONS OWNER CONTRACTOR Ancoats Maddie Aase | Project Manager 500 N 3rd St, Suite 100 Minneapolis, MN 55401 Phone: 612.251.3126 Maddie Aase Email:maddie.aase@ancoats.com ARCHITECT RSP Architects, Ltd. 1220 Marshall Street NE Minneapolis, MN 55413 Phone: 612.677.7100 Fax: 612.677.7499 Terry Helland, AIA, Principal Phone:612.677.7175 Email:terry.helland@rsparch.com Mark Forsberg, AIA, Project Architect/Manager Phone:612.677.7177 Email:mark.forsberg@rsparch.com Scott Aspenson, AIA, Design Principal Megan Cupery, CID, Interior Designer Curt Carlson, Project Captain CIVIL ENGINEER Rehder & Associates, Inc. 3440 Federal Drive, Suite 110 Eagan, MN 55122 Phone: 651.452.5051 Nicholas Adam, PE Phone:651.337.6729 Email:nadam@rehder.com STRUCTURAL ENGINEER MECH/ELEC ENGINEERS Dunham Associates, Inc. 50 South 6th St., Unit 1100 Minneapolis, MN 55402 Phone: 612.465.7550 Bryan Schmidt, PE, Mechanical Email:bryan.schmidt@dunhameng.com Madeline Folin, PE, Electrical Email:madeline.folin@dunhameng.com ERA Structural Engineering 2550 University Ave. W., Suite 423 St. Paul, MN 55114-1904 Phone: 651.251.7570 Mike Steenson, PE Email:msteenson@eraeng.com Doug Wolf, PE, SE Email:dwoolf@eraeng.com Minnesota Independence College and Community 7501 Logan Avenue S., Suite 2A Richfield, MN 55423 Phone: 612.869.4008 Amy Gudmestad, Chief Executive Officer Phone:612.869.4016 Email:agudmestad@micc.org LANDSCAPE/ SITE DESIGN TLAL-LI Collaborative 212 N 3rd Avenue, Suite 315 Minneapolis, MN 55401 Phone: 612.430.6655 Bruce Chamberlain, FASLA Email:bchamberlain@tlallicollaborative.com OWNERS REPRESENTATIVE NTH, INC. Amanda Janzen Phone:612.359.3216 Email:ajanzen@nth-inc.com 0 0 ELEVATION / LEVEL TAG REVISION REFERENCE MATCH LINE SEE X/XXX MATCH LINE XXXX48" AFFPARTITION TAG TO FOOTING EL= 96'-0" DRAWING TITLE NORTH ARROW A101 1 SIM 1 A101 SIM ELEVATION TAG - SINGLE VIEWA101 1 ELEVATION TAG - MULTIPLE VIEWA1012 DETAIL TAG WALL SECTION TAG 1 A101 SIM BUILDING SECTION TAG ENLARGED PLAN OR DETAIL REFERENCE A101 1 SIM ROOM TAG KEYNOTE 1t WINDOW TAG EQUIPMENT TAG 101 DOOR TAG FINISH TAG -WITH EXTENT OF FINISH FINISH TAG -ALL SURFACES FINISH TRANSITION VB-1 CPT-1 12 VIEW NAME 1/8" = 1'-0" EL= 100'-0"SPOT ELEVATION 0 COLUMN OR GRID LINE -NEW COLUMN OR GRID LINE -EXISTING 0 ROOM NAME 101 150 SF PT-1 VB-1 (WALL FINISH) (BASE FINISH) (FLOOR FINISH) (ROOM NAME) (ROOM NUMBER) (ROOM AREA) 1 TL-1 CPT-1 CPT-1 1 N 1 1t MATERIAL TAGPT-1 1 A101 SIM Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:55:44 PM 3233.001.02 CAC MF 11/18/25 COVER SHEET MICC LEARNING CENTER G000 LOCATION MAP DOCUMENT PACKAGE SHEET INDEXCODE SUMMARY DRAWING SYMBOLS KEY PLAN ISSUED:NOVEMBER 18, 2025 PACKAGE:LAND USE APPLICATION -REVISON 1 DRAWINGS ISSUES SHEET NO. NAME Land Use ApplicationSchematic Design-Pricing Package Land Use Application Rev100 General G000 COVER SHEET 3 3 3 G001 GENERAL INFORMATION 3 PR101 76TH & MORGAN 3 3 PR102 76TH & NEWTON 3 3 PR103 NORTH ENTRY PERSPECTIVE 3 3 PR104 NORTH SIDEWALK PERSPECTIVE 3 3 PR105 PARKING LOT PERSPECTIVE 3 3 20 Civil C000 EXISTING SITE CONDITIONS 3 3 3 C100 SITE DEMOLITION PLAN 3 3 3 C200 SITE DIMENSION PLAN 3 3 3 C300 GRADING, DRAINAGE & EROSION CONTROL PLAN 3 3 3 C400 UTILITY PLAN 3 3 3 C500 DETAILS 3 3 3 C501 DETAILS 3 3 3 C502 MNDOT DETAILS 3 3 3 C600 SWPPP 3 3 3 25 Landscape L000 GENERAL LANDSCAPE SHEET L100 OVERALL SITE MATERIAL PLAN 40 Architectural A101 FIRST FLOOR PLAN 3 3 3 A102 SECOND FLOOR PLAN 3 3 3 A401 EXTERIOR ELEVATIONS 3 3 3 A501 BUILDING SECTIONS 3 A511 WALL SECTIONS 3 A512 WALL SECTIONS 3 A601 DETAILS 3 60 Interiors I101 FIRST FLOOR FINISH PLAN 3 I102 SECOND FLOOR FINISH PLAN 3 70 Structural S000 STRUCTURAL COVER SHEET 3 S101 FIRST FLOOR FOUNDATION PLAN 3 S102 SECOND FLOOR FRAMING PLAN 3 S103 ROOF FRAMING PLAN 3 75 Mechanical M000 MECHANICAL SYMBOLS AND ABBREVIATIONS 3 M201 FIRST FLOOR MECHANICAL PLAN 3 M202 SECOND FLOOR MECHANICAL PLAN 3 M203 MECHANICAL ROOF PLAN 3 85 Electrical E000 ELECTRICAL SYMBOLS AND ABBREVIATIONS 3 E100 ELECTRICAL SITE PHOTOMETRIC PLAN 3 3 3 E201 FIRST FLOOR ELECTRICAL PLAN 3 E202 SECOND FLOOR ELECTRICAL PLAN 3 E500 ELECTRICAL RISER DIAGRAM 3 98 PRESENTATION P001 OVERALL SITE LAYOUT PLAN W/ PROOF OF HOUSING CONCEPT 3 3 PROJECT TEAM PROJECT NUMBER: CLIENT PROJECT NUMBER: MICC LEARNING CENTER 2018 76th Steet West, Richfield, MN 55423 3233.001.02 NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 10/29/25 SCHEMATIC DESIGN-PRICING PACKAGE 11/18/25 LAND USE APPLICATION REV1 Page 37 of 67 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:29 PM 3233.001.02 CAC MF 11/18/25 76TH & MORGAN MICC LEARNING CENTER PR101 NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 38 of 67 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:29 PM 3233.001.02 CAC MF 11/18/25 76TH & NEWTON MICC LEARNING CENTER PR102 NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 39 of 67 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:30 PM 3233.001.02 CAC MF 11/18/25 NORTH ENTRY PERSPECTIVE MICC LEARNING CENTER PR103 NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 40 of 67 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:30 PM 3233.001.02 CAC MF 11/18/25 NORTH SIDEWALK PERSPECTIVE MICC LEARNING CENTER PR104 NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 41 of 67 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:30 PM 3233.001.02 CAC MF 11/18/25 PARKING LOT PERSPECTIVE MICC LEARNING CENTER PR105 NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 42 of 67 RSPPage 43 of 67 RSPPage 44 of 67 RSPPage 45 of 67 RSPPage 46 of 67 RSP19NUSUFC AAES TCBTESE m REm m 82の 2Π R古즈 PICV 3 28 の 3 m I Π Ω aRA위 Page 47 of 67 Project No.Drawn ByChecked ByDateISSUES / REVISIONS1220 Marshall St NEMinneapolis, MN55413-1036612.677.7100rsparch.comRSP ArchitectsCONSULTANTSNOT )O R CON S T RU C T IONPRO-ECT )ORDate SignedLicense No.NameCERTI)ICATIONExpiration DateNOTICE: The designs shown and described herein includingall technical drawings, graphics, and models thereof, areproprietary and cannot be copied, duplicated orcommercially exploited, in whole or in part, without expresswritten permission of RSP Architects. These are available forlimited review and evaluation by clients, consultants,contractors, government agencies, vendors and officepersonnel only in accordance with this Notice.© Copyright RSP Architects 2024. All rights reserved.3233.001.02BQNPACITY DETAILSMICCC501NO.DATEDESCRIPTIONI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervision andthat I am a duly licensed Professional Engineer under thelaws of the State of Minnesota.REHDER& ASSOCIATES, IN 3440 Federal Drive, Suite 110Eagan, MN 55122Telephone: 651-452-5051www.rehder.comProject No.: 221-0591.343Civil Engineers & Land Surveyo 1 1 - 1 8 - 2 0 2 511/18/2025j-§vIvG٪C-v½-§10/13/25LAND USE APPLICATION10/29/25SCHEMATICDESIGN-PRICING PACKAGE11/18/25LAND USE APPLICATIONREV1Page 48 of 67 Project No.Drawn ByChecked ByDateISSUES / REVISIONS1220 Marshall St NEMinneapolis, MN55413-1036612.677.7100rsparch.comRSP ArchitectsCONSULTANTSNOT )O R CON S T RU C T IONPRO-ECT )ORDate SignedLicense No.NameCERTI)ICATIONExpiration DateNOTICE: The designs shown and described herein includingall technical drawings, graphics, and models thereof, areproprietary and cannot be copied, duplicated orcommercially exploited, in whole or in part, without expresswritten permission of RSP Architects. These are available forlimited review and evaluation by clients, consultants,contractors, government agencies, vendors and officepersonnel only in accordance with this Notice.© Copyright RSP Architects 2024. All rights reserved.3233.001.02BQNPAMNDOT DETAILSMICCC502NO.DATEDESCRIPTIONI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervision andthat I am a duly licensed Professional Engineer under thelaws of the State of Minnesota.REHDER& ASSOCIATES, IN 3440 Federal Drive, Suite 110Eagan, MN 55122Telephone: 651-452-5051www.rehder.comProject No.: 221-0591.343Civil Engineers & Land Surveyo 1 1 - 1 8 - 2 0 2 511/18/2025j-§vIvG٪C-v½-§10/13/25LAND USE APPLICATION10/29/25SCHEMATICDESIGN-PRICING PACKAGE11/18/25LAND USE APPLICATIONREV1Page 49 of 67 Project No.Drawn ByChecked ByDateISSUES / REVISIONS1220 Marshall St NEMinneapolis, MN55413-1036612.677.7100rsparch.comRSP ArchitectsCONSULTANTSNOT )O R CON S T RU C T IONPRO-ECT )ORDate SignedLicense No.NameCERTI)ICATIONExpiration DateNOTICE: The designs shown and described herein includingall technical drawings, graphics, and models thereof, areproprietary and cannot be copied, duplicated orcommercially exploited, in whole or in part, without expresswritten permission of RSP Architects. These are available forlimited review and evaluation by clients, consultants,contractors, government agencies, vendors and officepersonnel only in accordance with this Notice.© Copyright RSP Architects 2024. All rights reserved.3233.001.02BQNPASWPPPMICCC600NO.DATEDESCRIPTIONI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervision andthat I am a duly licensed Professional Engineer under thelaws of the State of Minnesota.REHDER& ASSOCIATES, IN 3440 Federal Drive, Suite 110Eagan, MN 55122Telephone: 651-452-5051www.rehder.comProject No.: 221-0591.343Civil Engineers & Land Surveyo 1 1 - 1 8 - 2 0 2 511/18/2025j-§vIvG٪C-v½-§10/13/25LAND USE APPLICATION10/29/25SCHEMATICDESIGN-PRICING PACKAGE11/18/25LAND USE APPLICATIONREV1Page 50 of 67 22 8 8 EV EV EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY x x x x x x x x x x x x x x x x x xxxxxxEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE Block wall 88 EVEV EV READY EV READY EV READY EV READY EV READY EV READY22 34" Maple x x x x x x x x x x x x x x x x x xxxxxxEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE FFE = 851.39 FFE = 851.52 • • • • • • • • • • • • • • • • • • • REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. CONTRACTOR MUST COORDINATE ALL PHASES OF CONSTRUCTION WORK INCLUDING ITEMS DONE BY OTHERS THAT MAY IMPACT CONSTRUCTION INCLUDED IN CONTRACT. CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. ALL EXISTING CONDITIONS SHOWN IN THE LANDSCAPE DRAWINGS ARE BASED ON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. TLALLI COLLABORATIVE, LLC OFFERS NO GUARANTEE, EITHER EXPRESSED OR IMPLIED, FOR THE ACCURACY OR RELIABILITY OF THE INDICATED EXISTING CONDITIONS. CONTRACTOR SHALL FIELD VERIFY ALL CRITICAL EXISTING CONDITIONS INCLUDING, BUT NOT LIMITED TO, EXISTING BUILDING LOCATIONS, UTILITY LOCATIONS AND INVERT ELEVATIONS, AND EXISTING SITE GRADES PRIOR TO THE START OF WORK. CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS CONTRACTOR SHALL VERIFY PLAN LAYOUT AND DIMENSIONS SHOWN IN THE PLANS AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. ANY OBSERVED DEVIATIONS FROM CONDITIONS INDICATED IN THE DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT OR LANDSCAPE ARCHITECTS ATTENTION IMMEDIATELY UPON DISCOVERY. NO WORK SHALL PROCEED IN THE AREAS OF ANY DISCOVERED DEVIATIONS UNTIL THE DIFFERENCES ARE RESOLVED. CONTRACTOR TO CONTAIN OPERATIONS WITHIN LIMITS OF WORK AT ALL TIMES. WORK OUTSIDE OF THESE LIMITS WILL BE DONE AT CONTRACTOR'S EXPENSE UNLESS DIRECTED BY THE PROJECT MANAGER OR OWNER IN WRITING. LIMITS OF WORK SHOWN ON PLAN(S) MAY BE ADJUSTED IN FIELD BY THE PROJECT MANAGER IF DEEMED NECESSARY. CONTRACTOR MUST DAILY MONITOR FOR PUBLIC SAFETY AND STAY WITHIN LIMITS OF WORK, KEEP AREA CLEAN OF DEBRIS AND ANY OTHER CONSIDERATIONS AS DIRECTED BY THE PROJECT MANAGER. ANY DISTURBANCE CREATED BY CONSTRUCTION STAGING MUST BE REMOVED AND RESTORED TO ORIGINAL CONDITIONS. REFER TO CIVIL FOR DRAINAGE, EROSION AND SEDIMENTATION CONTROL MEASURES AND REQUIREMENTS. REFER TO CIVIL DRAWINGS FOR SPOT ELEVATIONS AND SLOPES INDICATING FINISH GRADES, UNLESS NOTED ON LANDSCAPE DRAWINGS. ELEVATIONS TO BE FIELD-VERIFIED. ADJUST AS NEEDED TO MATCH FINISH GRADES AND DRAINAGE SLOPES. ALIGNMENT AND GRADES OF PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. CHANGES IN THE ALIGNMENT AND GRADES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT. CONTRACTOR TO COORDINATE ALL DRAINAGE, SLEEVING AND CONDUIT PLACEMENT OF ALL TRADES ON PROJECT. CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION OPERATIONS. DAMAGE TO SAME SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. SEE LIGHTING PLANS FOR SPECIFIC LIGHTING LAYOUT AND OTHER ELECTRICAL COMPONENTS. CONTRACTOR TO SUBMIT SHOP DRAWINGS AS STATED IN THE SPECIFICATIONS FOR ALL ELEMENTS AS SHOWN IN THE DRAWINGS AND GET APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO CONDUCTING ANY WORK. SIDEWALK AND STEPS/STAIR LOCATIONS TO BE STAKED BY CONTRACTOR FOR REVIEW BY PROJECT MANAGER AND/OR LANDSCAPE ARCHITECT. CONTRACTOR TO SCORE CAST IN PLACE CONCRETE PAVING AS SHOWN IN PLANS. ANY CHANGES TO THE SCORING LAYOUT MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR PROJECT MANAGER. CONCRETE PERMEABLE SURFACE LAWN - 8,531 SF POLLINATOR PLANTING - 6,131 SF SHRUB AND PERENNIAL BED - 13,117 SF ORNAMENTAL FENCE - 176 FEET STEEL EDGING SHADE TREE - QTY. 21 ORNAMENTAL TREE - QTY. 3 CONIFEROUS TREE - QTY. 19 N MATERIAL LEGEND PROPOSED MICC BUILDING ADJACENT PROPERTY ADJACENT PROPERTY PARKING 38 STALLS (2 ADA)PUBLIC SIDEWALKPUBLIC SIDEWALKRAISED GARDEN BEDS BIKE HOOPS, 12 SPACES TRANSFORMER PAD FUTURE DEVELOPMENT SITE BUS SHELTER PLAZA WEST 76TH STREET MORGAN AVE SOUTHNEWTON AVE SOUTHEXISTING SIGNAL POLE PRIVACY FENCE UTILITY SCREEN WALL / GATE BENCH SWING BENCH SWING BENCH BENCH BIKE HOOPS, 8 SPACES BIKE HOOPS, 8 SPACESNEWTON AVE SMORGAN AVE SWEST 76TH ST BIKE HOOPS 8 SPACES LOBBY ENTRY LOBBY ENTRY ENTRY PATH ENTRY PLAZA PROPOSED MICC BUILDING SWINGS LAWN PUBLIC SIDEWALKCREATION OF 6 FT.BLVD. FROM EXISTING SIDEWALK ZONE LANDSCAPE BUFFER POLLINATOR GARDEN POLLINATOR GARDEN RAISED GARDEN BEDS TRANSFORMER PAD W/ SCREEN WALL / GATE FUTURE DEVELOPMENT SITE INTERIOR PARKING LOT ISLAND (5.5% OF PARKING LOT AREA) PATIO PARKING ADJACENT PROPERTY ADJACENT PROPERTY EXISTING SIGNAL POLE SALT TOLERANT TURF TO BE USED IN BOULEVARDS EXISTING MAPLE BIKE HOOPS 6 SPACES SWING LANDSCAPE PLANTING LANDSCAPE PLANTING PUBLIC SIDEWALKPRIVACY FENCE, 1’ OFF PROPERTY LINE LAWN PERMEABLE SURFACE PERMEABLE SURFACE 0 20'10'5'N EV CHARGING ILLUSTRATIVE SITE PLAN 11.18.2025 •PARKING LOT VEGETATED ISLANDS: CODE REQUIREMENT: 5% OF PAVED AREA PROPOSED: PAVED AREA: 14,618 SF VEG. ISLANDS: 800 SF (5.5%) •TREES: CODE REQUIREMENT 23 OVERSTORY 20% (5) 4.5" CAL. 20% (5) 3.5" CAL. 60% (13) 2.5" CAL. ORNAMENTAL - 1.5" CAL. PROPOSED: 40 OVERSTORY (26 ON PROP. 14 IN R.O.W.) TREES WILL MEET SIZING REQ'S. •BIKE PARKING: CODE REQUIREMENT: 20 SPACES FOR PARKING BONUS PROPOSED: 20 SPACES LOCATED AT BUILDING ENTRANCES AND ALONG CIRCULATION ROUTES. NOTES: TRANSIT PLAZA (300 SF) BIKE HOOPS 6 SPACES MONUMENT SIGN Page 51 of 67 88 EVEV EV READY EV READY EV READY EV READY EV READY EV READY22 34" Maple xxxxxxxxxxxxxxxxxxxxxxx EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE FFE = 851.39 FFE = 851.52 • • • • • • • • • • • • • • • • • • • • CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. CONTRACTOR MUST COORDINATE ALL PHASES OF CONSTRUCTION WORK INCLUDING ITEMS DONE BY OTHERS THAT MAY IMPACT CONSTRUCTION INCLUDED IN CONTRACT. CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. ALL EXISTING CONDITIONS SHOWN IN THE LANDSCAPE DRAWINGS ARE BASED ON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. TLALLI COLLABORATIVE, LLC OFFERS NO GUARANTEE, EITHER EXPRESSED OR IMPLIED, FOR THE ACCURACY OR RELIABILITY OF THE INDICATED EXISTING CONDITIONS. CONTRACTOR SHALL FIELD VERIFY ALL CRITICAL EXISTING CONDITIONS INCLUDING, BUT NOT LIMITED TO, EXISTING BUILDING LOCATIONS, UTILITY LOCATIONS AND INVERT ELEVATIONS, AND EXISTING SITE GRADES PRIOR TO THE START OF WORK. CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS CONTRACTOR SHALL VERIFY PLAN LAYOUT AND DIMENSIONS SHOWN IN THE PLANS AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. ANY OBSERVED DEVIATIONS FROM CONDITIONS INDICATED IN THE DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT OR LANDSCAPE ARCHITECTS ATTENTION IMMEDIATELY UPON DISCOVERY. NO WORK SHALL PROCEED IN THE AREAS OF ANY DISCOVERED DEVIATIONS UNTIL THE DIFFERENCES ARE RESOLVED. CONTRACTOR TO CONTAIN OPERATIONS WITHIN LIMITS OF WORK AT ALL TIMES. WORK OUTSIDE OF THESE LIMITS WILL BE DONE AT CONTRACTOR'S EXPENSE UNLESS DIRECTED BY THE PROJECT MANAGER OR OWNER IN WRITING. LIMITS OF WORK SHOWN ON PLAN(S) MAY BE ADJUSTED IN FIELD BY THE PROJECT MANAGER IF DEEMED NECESSARY. CONTRACTOR MUST DAILY MONITOR FOR PUBLIC SAFETY AND STAY WITHIN LIMITS OF WORK, KEEP AREA CLEAN OF DEBRIS AND ANY OTHER CONSIDERATIONS AS DIRECTED BY THE PROJECT MANAGER. ANY DISTURBANCE CREATED BY CONSTRUCTION STAGING MUST BE REMOVED AND RESTORED TO ORIGINAL CONDITIONS. REFER TO CIVIL FOR DRAINAGE, EROSION AND SEDIMENTATION CONTROL MEASURES AND REQUIREMENTS. REFER TO CIVIL DRAWINGS FOR SPOT ELEVATIONS AND SLOPES INDICATING FINISH GRADES, UNLESS NOTED ON LANDSCAPE DRAWINGS. ELEVATIONS TO BE FIELD-VERIFIED. ADJUST AS NEEDED TO MATCH FINISH GRADES AND DRAINAGE SLOPES. ALIGNMENT AND GRADES OF PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. CHANGES IN THE ALIGNMENT AND GRADES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT. CONTRACTOR TO COORDINATE ALL DRAINAGE, SLEEVING AND CONDUIT PLACEMENT OF ALL TRADES ON PROJECT. CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION OPERATIONS. DAMAGE TO SAME SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. SEE LIGHTING PLANS FOR SPECIFIC LIGHTING LAYOUT AND OTHER ELECTRICAL COMPONENTS. CONTRACTOR TO SUBMIT SHOP DRAWINGS AS STATED IN THE SPECIFICATIONS FOR ALL ELEMENTS AS SHOWN IN THE DRAWINGS AND GET APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO CONDUCTING ANY WORK. SIDEWALK AND STEPS/STAIR LOCATIONS TO BE STAKED BY CONTRACTOR FOR REVIEW BY PROJECT MANAGER AND/OR LANDSCAPE ARCHITECT. CONTRACTOR TO SCORE CAST IN PLACE CONCRETE PAVING AS SHOWN IN PLANS. ANY CHANGES TO THE SCORING LAYOUT MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR PROJECT MANAGER. CONCRETE PERMEABLE SURFACE LAWN - 8,531 SF POLLINATOR PLANTING - 6,131 SF SHRUB AND PERENNIAL BED - 13,117 SF ORNAMENTAL FENCE - 176 FEET STEEL EDGING SHADE TREE - QTY. 21 ORNAMENTAL TREE - QTY. 3 CONIFEROUS TREE - QTY. 19 B ED A C F Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS NOT F O R CONS T R U C TI O N 11-18-2025PROJECT FOR Date Signed License No. Name CERTIFICATION KEY PLAN I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of TLAL-LI Landscape Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/25-019_MICC Learning Center-RLB24.rvt 11/17/2025 12:00:58 PM AH BC 10/18/25 OVERALL SITE MATERIAL PLAN L1000'5'10'20' N GENERAL NOTES MATERIAL LEGEND 1" = 10'-0"1SITE PLAN PROPOSED MICC BUILDING ADJACENT PROPERTY ADJACENT PROPERTY PARKING 38 STALLS (2 ADA)PUBLIC SIDEWALKPUBLIC SIDEWALKRAISED GARDEN BEDS BIKE HOOPS, 8 SPACES TRANSFORMER PAD W/ SCREEN WALL / GATE FUTURE DEVELOPMENT SITE BUS SHELTER PLAZA WEST 76TH STREET MORGAN AVE SOUTHNEWTON AVE SOUTHEXISTING SIGNAL POLE PRIVACY FENCE BENCH SWING BENCH SWING BENCH BENCH BIKE HOOPS, 6 SPACES BIKE HOOPS, 6 SPACES NO.DATE DESCRIPTION 1 10/13/25 LAND USE APPLICATION 2 10/29/25 SCHEMATIC DESIGN-PRICING PACKAGE 3 11/18/25 LAND USE APPLICATION REV1 PARKING LOT VEGETATED ISLANDS: CODE REQUIREMENT: 5% OF PAVED AREA PROPOSED: PAVED AREA: 14,618 SF VEG. ISLANDS: 800 SF (5.5%) TREES: CODE REQUIREMENT 23 OVERSTORY 20% (5) 4.5" CAL. 20% (5) 3.5" CAL. 60% (13) 2.5" CAL. ORNAMENTAL - 1.5" CAL. PROPOSED: 40 OVERSTORY (26 ON PROP. 14 IN R.O.W.) TREES WILL MEET SIZING REQ'S. BIKE PARKING: CODE REQUIREMENT: 20 SPACES FOR PARKING BONUS PROPOSED: 20 SPACES LOCATED AT BUILDING ENTRANCES AND ALONG CIRCULATION ROUTES. NOTES: MONUMENT SIGN Page 52 of 67 UP UP A4013 A401 2 A401 1 A401 4 C C E E B B A A D D 1 1 3 3 5 5 7 7 8 8 2 2 6 6 4 4 27' - 6 1/4"32' - 11 1/4"20' - 1 1/2" 8' - 7 3/4" 13' - 4 3/4"26' - 4"27' - 6"30' - 0"30' - 8"26' - 0"11' - 7"17' - 6 1/2"18' - 0"75' - 4"88' - 0"52' - 10"8' - 6"127' - 4" 188' - 8" 62' - 8"126' - 0"1' - 1 1/4"1' - 1 1/4"1 A501 1 A501 2 A501 2 A501 1' - 1 1/4"1' - 1 1/4"1 A512 2 A512 10' - 8" 18' - 0" 16' - 0" 2' - 8" 5' - 4" 2' - 8" 17' - 4" 4' - 0" 4' - 8" 5' - 4" 3' - 4" 2' - 8" 3' - 4" 2' - 8"7' - 4" 5' - 4" 3' - 4" 2' - 8" 3' - 4" 2' - 8" 4' - 8" 4' - 0" 4' - 8" 5' - 4" 2' - 8" 3' - 4" 2' - 8" 3' - 4" 5' - 4" 7' - 4" 4' - 0" 9' - 4" 5' - 4" 14' - 0"2' - 8" 5' - 4" 4' - 4" 5' - 4" 3' - 4" 5' - 4" 11' - 4" 3' - 4" 9' - 4" 4' - 4" 20' - 8" 6' - 8" 3' - 4" 2' - 8" 3' - 4" 2' - 8" 15' - 4" 6' - 8" 4' - 0" 6' - 8" 7' - 4" 5' - 4" 7' - 4" 5' - 4" 5' - 0" 6' - 4" 23' - 4"9' - 4" 4' - 0" 7' - 4" 2' - 8" 4' - 8" 2' - 8" 3' - 4" 2' - 8" 4' - 0" 2' - 8" 3' - 4" 2' - 8" 10' - 0" 2' - 8" 4' - 0" 2' - 8" 4' - 0" 6' - 8" 2' - 8" 2' - 8" 3' - 4" 3' - 4" 2' - 8" 2' - 8" 6' - 8" 2' - 8" 2' - 8" 3' - 4" 2' - 8" 5' - 4" 2' - 8" 3' - 4" 2' - 8" 2' - 8" 6' - 8" 2' - 8" 6' - 8" 3' - 4"2' - 8"2' - 8"2' - 8"6' - 8"4' - 0"2' - 8"2' - 8"2' - 8"24' - 8"1 A511 2 A511 3 A511 1' - 1 1/4"1' - 1 1/4"1' - 1 1/4"1 A510 8' - 0"8' - 0"8' - 0 3/4" 1' - 1 1/4" 18' - 11" 8' - 4 3/8" 1' - 4 7/8" 4' - 4 7/8" 6' - 2" 1' - 7 1/2" 6' - 2" 4' - 4 7/8" 1' - 7 7/8" 7' - 8" 6' - 4" 25' - 9" 6' - 2" 6' - 0"4"7' - 6"4' - 6"2' - 6"4' - 0"128 IT POP 126 GENERAL STORAGE 4' - 5"8' - 4 7/8"8' - 3 1/2"10' - 0"5' - 1"4' - 8"10"4"7' - 6"3' - 0"A801 1 125 GENERAL CLASSROOM 124 TECH CLASSROOM 117 HEALTH CLASSROOM 119 WATER SERVICE / SPRINKLER RISER ROOM 118 STORAGE 109 VESTIBULE 108 TEACHING KITCHEN 107 ART ROOM 106 STUDENT QUIET LOUNGE 140 ELEV EQUIP 2 A510 12' - 4" 7' - 8" 20' - 1 1/2" 2' - 5 1/2" 13' - 5" 6' - 2" 6' - 10" 10' - 5" 6' - 0" 3' - 1" 3' - 1" 6' - 0" 10' - 4" 6' - 4" 5' - 4"9' - 0"12' - 4 1/4" 6' - 0" 2' - 4" 4' - 2" 12' - 9 1/8" 6' - 10" 6' - 10" EQ EQ 3' - 2"3' - 6" 12' - 0" 1' - 10" 6' - 4" 12' - 2" 11' - 10 1/4"4' - 0"R = 4' - 0"4' - 4"2' - 0"4' - 0"6' - 0"6' - 0"121 TRASH/RECYCLING 120 ELEC 5' - 0" 105 STAFF OFFICE 104 CONFERENCE ROOM 115 SENSORY ROOM 111 WORK ROOM 112 STORAGE 113 STORAGE 103 STUDENT LOUNGE 100 VESTIBULE 123 TECH STORAGE 122 STAIR 102 CIRCULATION 110 RECEPTION ELEV 101 LOBBY STAIR 2' - 0"EQ EQ 116 ELEC CLOSET1' - 8" 127 JANITOR 1 1 2 2 3 3 3 3 1 122 4 4 4 2 2 2 5 6 7 1 8 8 9 10 1112 12 13 1314 15 16 16 16 17 19 20 21 24 25 25 25 EQ EQ3' - 4"16 16 2 2 114 SENSORY ROOM B.7 2.6 B.8 28107106105104 108 100A 100B 140109A109B 112 113 114115 117A116 117B128125127 126 124123122A118A118B119 120 121A 121B 121C122B 117C 22 2629' - 10"10"29' - 10 1/4"1' - 10 1/4"5' - 10 1/2"17' - 6 1/2"27 27 27 27 27 27 27 27 271 B.9 B.9 A.9 2.7 4.1 4.4 2' - 7"2' - 7 1/2" 2 MONUMENT SIGN Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:31 PM 3233.001.02 CAC MF 11/18/25 FIRST FLOOR PLAN MICC LEARNING CENTER A101 GENERAL NOTES -FLOOR PLAN A. PARTITIONS TO BE TYPE A3A, UNLESS NOTED OTHERWISE. B. PLAN DIMENSIONS LOCATING INTERIOR PARTITIONS ARE TO: 1.FACE OF CONCRETE BLOCK, UNLESS NOTED OTHERWISE. 2.FACE OF GYPSUM BOARD PARTITION, UNLESS NOTED OTHERWISE. C. PLAN DIMENSIONS LOCATING EXTERIOR WALLS ARE TO: 1.EXTERIOR FACE OF MASONRY, CAST IN PLACE CONCRETE OR CONCRETE WALL PANEL, UNLESS NOTED OTHERWISE. 2.EXTERIOR FACE OF ALUMINUM FRAMES AT ALL AREAS OF CURTAINWALL, UNLESS NOTED OTHERWISE. 3.EXTERIOR FACE OF SHEATHING AT ALL AREAS OF SHEATHING, UNLESS NOTED OTHERWISE. D. PLAN DIMENSIONS LOCATING STRUCTURAL ELEMENTS ARE TO CENTERLINE OF COLUMNS AND BEAMS, UNLESS NOTED OTHERWISE. E. PLAN DIMENSIONS LOCATING DOOR AND WINDOW OPENINGS IN EXTERIOR WALL SYSTEMS ARE ROUGH OPENING DIMENSIONS. F. CONTRACTOR SHALL NOT ADJUST ANY DIMENSIONS MARKED "CLEAR" OR "CLR" WITHOUT WRITTEN INSTRUCTION FROM THE ARCHITECT AND/OR OWNER. G. DOORS TO BE WOOD WITH HOLLOW METAL FRAMES, 8'-0" UNO. NOTE: ALL KEYNOTES MAY NOT BE USED ON THIS SHEET KEYNOTES - FLOOR PLAN NO. DESCRIPTION 1 PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. 2 FULL HEIGHT PLASTIC LAMINATE CABINETS WITH ADJUSTABLE SHELVING. 3 ADJUSTABLE PLASTIC LAMINATE SHELVING, STANDARD AND BRACKET FULL HEIGHT. 4 PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH STAINLESS STEEL COUNTERTOP. 5 PLASTIC LAMINATE FLOATING SHELVES WITH IN WALL BRACKET. 6 WALL MOUNTED, DUAL BASIN STAINLESS STEEL UTILITY SINK. 7 KITCHEN MILLWORK: PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. TO INCLUDE FULL SIZE COMMERCIAL REFRIGERATOR (3), DISHWASHER (2), SINK/ FAUCET (2), AND WATER LINE FOR COFFEE MAKER. 8 KITCHEN ISLAND MILLWORK: PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP AND BAR HEIGHT PERCH COUNTERTOP. TO INCLUDE MICROWAVE (1), FREESTANDING ELECTRIC RANGE, AND EXHAUST HOOD. 9 RECEPTION DESK: PLASTIC LAMINATE INTERIOR AND DRAWERS WITH QUARTZ COUNTERTOP. DESK TO BE WRAPPED IN (WD-1) TAMBOUR PANELS. DESK TO BE ADA COMPLIANT. 10 UPHOLSTERED (UPH-1) BANQUETTE WITH 1'-2" H UPHOLSTERED BACK AND 4" H PAINT GRADE WOOD BASE. 11 UPHOLSTERED (UPH-1) BANQUETTE WITH 7'-5" H UPHOLSTERED BACK AND 4" H PAINT GRADE WOOD BASE. 3" THICK UPHOLSTERED (UPH-1) PANEL ON SIDES AND CEILING OF OPENING. 12 UPHOLSTERED (UPH-1) BANQUETTE WITH 7'-5" UPHOLSTERED BACK AND 4" H PAINT GRADE WOOD BASE. PLASTIC LAMINATE WALL MOUNTED WORKSURFACE. 3" THICK UPHOLSTERED (UPH-1) PANEL ON SIDE, BACK AND CEILING OF OPENING. 13 3" W X 4" D WOOD TRIM AROUND TOP AND SIDES OF OPENING. 14 3" W X 4" D 10'W X 6' H WOOD TRIM FOR WALL MOUNTED TV. 15 UPHOLSTERED (UPH-1) BANQUETTE WITH FULL HEIGHT BACK AND 4" H PAINT GRADE WOOD BASE. 16 UPHOLSTERED BUILT IN NOOK. SIDES, BACK, TOP AND BOTTOM TO BE 3" THICK UPHOLSTERED PANEL (UPH-1). 17 OWNER PROVIDED DONOR WALL. GC TO PROVIDE IN-WALL BLOCKING. 19 DEMOUNTABLE WALL SYSTEM: BASE BID: TEKNION TEK VUE DEMOUNTABLE WALL SYSTEM WITH GLASS DOOR 9'-0" H. ALT ZONA LYNX TELESCOPING GLASS WALL WITH INTEGRATED SWING GLASS DOOR, 9'-0" H. 20 PROVIDE MODERNFOLD OPERABLE PARTITION, ACOUSTI-SEAL PAIRED PANEL SYSTEM. 21 INTERACTIVE SCREE: REFER TO ELECTRICAL CONSULTANT SPECIFICATIONS. GC TO PROVIDE BACKING AND NECESSARY SUPPORT. 22 RESTROOMS: PROVIDE DRINKING FOUNTAIN WITH BOTTLE FILLER, TOILETS, QUARTZ VANITY AND APRON WITH UNDERMOUNT SINKS, FAUCET AND SOAP DISPENSOR. PROVIDE RESTROOMS ACCESSORIES: GRAB BARS, RECESSED PAPER TOWEL DISPENSOR/TRASH, TOILET PAPER DISPENSOR, SANITARY DISPOSAL, ROBE HOOK, AND WOOD FRAMED MIRROR. 23 MOTHERS ROOM: PROVIDE PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. PROVIDE UNDERMOUNT SINK, FAUCET AND UNDER COUNTER REF. 24 JANITOR: PROIVDE SINK AND FAUCET. 25 OWNER PROVIDED TV. GC TO PROVIDE IN-WALL BLOCKING. 26 WALL MOUNTED PLASTIC LAMINATE 3" THICK BENCH. 27 TEKNION TEK VUE DEMOUNTABLE WALL SYSTEM WITH WOOD DOORS, 9'-0" H, SEE PLAN FOR WIDTH. 28 BUDGET $50,000 FOR STAIR. 29 STAFF KITCHEN MILLWORK: PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. TO INCLUDE FULL SIZE COMMERCIAL REFRIGERATOR (2), DISHWASHER, MICROWAVE (2), SINK / FAUCET, AND WATER LINE FOR COFFEE MAKER. 1/8" = 1'-0"1 FIRST FLOOR PLAN N NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 10/29/25 SCHEMATIC DESIGN-PRICING PACKAGE 11/18/25 LAND USE APPLICATION REV1 Page 53 of 67 DN DN A4013 A401 2 A401 1 A401 4 C C E E B B A A D D 1 1 3 3 5 5 7 7 8 8 2 2 6 6 4 4 1 A501 1 A501 2 A501 2 A501 26' - 10"163' - 4" 190' - 2"1' - 1 1/4"1' - 1 1/4"2' - 7 1/4"1' - 9 1/2"2' - 7 1/4" 1 A512 2 A512 3' - 4" 6' - 8" 7' - 4" 6' - 8" 6' - 0" 4' - 0" 4' - 4" 6' - 8" 5' - 8" 6' - 8" 6' - 8" 6' - 8" 2' - 8" 6' - 8" 4' - 8" 6' - 8" 8' - 0" 6' - 8" 8' - 0" 4' - 0" 17' - 4" 6' - 8" 11' - 4" 6' - 8" 3' - 4"3' - 4"6' - 8"2' - 8"4' - 0"4' - 0"4' - 0"18' - 8"4' - 0"9' - 4"4' - 0"8' - 4"6' - 8"2' - 8"1' - 1 1/4"1' - 9 1/2" 3' - 5" 6' - 8" 8' - 0" 4' - 0" 6' - 4" 4' - 0"31' - 8"4' - 0" 13' - 4" 2' - 8" 7' - 0" 2' - 8" 9' - 4" 2' - 8" 9' - 4" 6' - 8" 6' - 0" 6' - 8" 6' - 4" 2' - 8" 4' - 8" 2' - 8" 4' - 0" 6' - 8" 1' - 11"2' - 8" 6' - 8" 6' - 8" 4' - 0" 6' - 8" 4' - 0" 9' - 4" 2' - 8" 11' - 0" 4' - 0" 3' - 4" 2' - 8" 4' - 8" 6' - 8" 3' - 4"1 A511 2 A511 3 A511 1 A510 7' - 4 3/4"12' - 9 1/2"12' - 9 3/4"6' - 1"6' - 4"6' - 0"13' - 8" 10' - 10 1/2" 6' - 0"2' - 9 3/4"2' - 7" 7' - 5" 5' - 0" 7' - 4 3/4" 7' - 9 3/4" 5' - 0"23' - 1"5' - 5"5' - 1"4' - 8"12' - 2 1/2"12' - 10"12' - 10"53' - 10"14' - 4" 8' - 9 1/4" 5' - 0" 7' - 9" 6' - 8" 5' - 3" 10' - 11 1/4"15' - 4" 5' - 2 1/4" 3' - 0 1/2" 10' - 4" 10' - 4" 10' - 4" 10' - 4" 12' - 3 1/2" 1' - 1 1/4" 2 A51010' - 9" 10' - 9" 16' - 10" 10' - 9" 10' - 9" 16' - 3 1/2"9' - 3 3/4" 8' - 10 7/8" 8' - 10 7/8" 237 IDF 238 MOTHERS ROOM 244 ELECTRICAL 201 CONFERENCE 202 OFFICE 239 JANITOR 243 RESTROOM 242 RESTROOM 241 RESTROOM 208 OFFICE 207 OFFICE 206 OFFICE 205 CONFERENCE 204 OFFICE 203 OFFICE 209 HUDDLE 210 HUDDLE 211 HUDDLE 212 HUDDLE 215 HUDDLE 214 HUDDLE 213 HUDDLE 218 HUDDLE 217 HUDDLE 216 HUDDLE 221 HUDDLE 220 HUDDLE 219 HUDDLE 222 OFFICE 226 OFFICE 227 OFFICE 223 OFFICE 224 OFFICE 228 OFFICE 225 OFFICE 229 OFFICE 230 OFFICE 235 HR 234 FINANCE 233 CONFERENCE 232 STAFF BREAKROOM231 OPEN OFFICE 14' - 3"236 COPY/PRINT 200 LOUNGE 10 16 16 1 29 22 23 24 25 25 25 1' - 9 1/2" B.7 2.6 B.8 27 27 27 27 27 27 27 27 27 27 27 27 27 27 27 27 27 27 27272727 27 27 27 240 RESTROOM201 202203 204 205 206 207 208 209 210 211 212 213214215 216 217 218 219220221 222223224225244228227226239 240243 242 241 237 238229 230 235 234 233 12' - 4 1/4"27 27 27 B.9 A.9 2.7 2.7 4.1 4.4 4.4 27' - 6 1/4"32' - 11 1/4"20' - 1 1/2" 8' - 7 3/4" 13' - 4 3/4"26' - 4"27' - 6"30' - 0"30' - 8"26' - 0"11' - 7"17' - 6 1/2"18' - 0"75' - 4"88' - 0"62' - 8"126' - 0"29' - 10"10"29' - 10 1/4"1' - 10 1/4"5' - 10 1/2"17' - 6 1/2"2' - 7"2' - 7 1/2" Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:34 PM 3233.001.02 CAC MF 11/18/25 SECOND FLOOR PLAN MICC LEARNING CENTER A102 1/8" = 1'-0"1 SECOND FLOOR PLAN GENERAL NOTES -FLOOR PLAN A. PARTITIONS TO BE TYPE A3A, UNLESS NOTED OTHERWISE. B. PLAN DIMENSIONS LOCATING INTERIOR PARTITIONS ARE TO: 1.FACE OF CONCRETE BLOCK, UNLESS NOTED OTHERWISE. 2.FACE OF GYPSUM BOARD PARTITION, UNLESS NOTED OTHERWISE. C. PLAN DIMENSIONS LOCATING EXTERIOR WALLS ARE TO: 1.EXTERIOR FACE OF MASONRY, CAST IN PLACE CONCRETE OR CONCRETE WALL PANEL, UNLESS NOTED OTHERWISE. 2.EXTERIOR FACE OF ALUMINUM FRAMES AT ALL AREAS OF CURTAINWALL, UNLESS NOTED OTHERWISE. 3.EXTERIOR FACE OF SHEATHING AT ALL AREAS OF SHEATHING, UNLESS NOTED OTHERWISE. D. PLAN DIMENSIONS LOCATING STRUCTURAL ELEMENTS ARE TO CENTERLINE OF COLUMNS AND BEAMS, UNLESS NOTED OTHERWISE. E. PLAN DIMENSIONS LOCATING DOOR AND WINDOW OPENINGS IN EXTERIOR WALL SYSTEMS ARE ROUGH OPENING DIMENSIONS. F. CONTRACTOR SHALL NOT ADJUST ANY DIMENSIONS MARKED "CLEAR" OR "CLR" WITHOUT WRITTEN INSTRUCTION FROM THE ARCHITECT AND/OR OWNER. G. DOORS TO BE WOOD WITH HOLLOW METAL FRAMES, 8'-0" UNO. NOTE: ALL KEYNOTES MAY NOT BE USED ON THIS SHEET KEYNOTES - FLOOR PLAN NO. DESCRIPTION 1 PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. 2 FULL HEIGHT PLASTIC LAMINATE CABINETS WITH ADJUSTABLE SHELVING. 3 ADJUSTABLE PLASTIC LAMINATE SHELVING, STANDARD AND BRACKET FULL HEIGHT. 4 PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH STAINLESS STEEL COUNTERTOP. 5 PLASTIC LAMINATE FLOATING SHELVES WITH IN WALL BRACKET. 6 WALL MOUNTED, DUAL BASIN STAINLESS STEEL UTILITY SINK. 7 KITCHEN MILLWORK: PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. TO INCLUDE FULL SIZE COMMERCIAL REFRIGERATOR (3), DISHWASHER (2), SINK/ FAUCET (2), AND WATER LINE FOR COFFEE MAKER. 8 KITCHEN ISLAND MILLWORK: PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP AND BAR HEIGHT PERCH COUNTERTOP. TO INCLUDE MICROWAVE (1), FREESTANDING ELECTRIC RANGE, AND EXHAUST HOOD. 9 RECEPTION DESK: PLASTIC LAMINATE INTERIOR AND DRAWERS WITH QUARTZ COUNTERTOP. DESK TO BE WRAPPED IN (WD-1) TAMBOUR PANELS. DESK TO BE ADA COMPLIANT. 10 UPHOLSTERED (UPH-1) BANQUETTE WITH 1'-2" H UPHOLSTERED BACK AND 4" H PAINT GRADE WOOD BASE. 11 UPHOLSTERED (UPH-1) BANQUETTE WITH 7'-5" H UPHOLSTERED BACK AND 4" H PAINT GRADE WOOD BASE. 3" THICK UPHOLSTERED (UPH-1) PANEL ON SIDES AND CEILING OF OPENING. 12 UPHOLSTERED (UPH-1) BANQUETTE WITH 7'-5" UPHOLSTERED BACK AND 4" H PAINT GRADE WOOD BASE. PLASTIC LAMINATE WALL MOUNTED WORKSURFACE. 3" THICK UPHOLSTERED (UPH-1) PANEL ON SIDE, BACK AND CEILING OF OPENING. 13 3" W X 4" D WOOD TRIM AROUND TOP AND SIDES OF OPENING. 14 3" W X 4" D 10'W X 6' H WOOD TRIM FOR WALL MOUNTED TV. 15 UPHOLSTERED (UPH-1) BANQUETTE WITH FULL HEIGHT BACK AND 4" H PAINT GRADE WOOD BASE. 16 UPHOLSTERED BUILT IN NOOK. SIDES, BACK, TOP AND BOTTOM TO BE 3" THICK UPHOLSTERED PANEL (UPH-1). 17 OWNER PROVIDED DONOR WALL. GC TO PROVIDE IN-WALL BLOCKING. 19 DEMOUNTABLE WALL SYSTEM: BASE BID: TEKNION TEK VUE DEMOUNTABLE WALL SYSTEM WITH GLASS DOOR 9'-0" H. ALT ZONA LYNX TELESCOPING GLASS WALL WITH INTEGRATED SWING GLASS DOOR, 9'-0" H. 20 PROVIDE MODERNFOLD OPERABLE PARTITION, ACOUSTI-SEAL PAIRED PANEL SYSTEM. 21 INTERACTIVE SCREE: REFER TO ELECTRICAL CONSULTANT SPECIFICATIONS. GC TO PROVIDE BACKING AND NECESSARY SUPPORT. 22 RESTROOMS: PROVIDE DRINKING FOUNTAIN WITH BOTTLE FILLER, TOILETS, QUARTZ VANITY AND APRON WITH UNDERMOUNT SINKS, FAUCET AND SOAP DISPENSOR. PROVIDE RESTROOMS ACCESSORIES: GRAB BARS, RECESSED PAPER TOWEL DISPENSOR/TRASH, TOILET PAPER DISPENSOR, SANITARY DISPOSAL, ROBE HOOK, AND WOOD FRAMED MIRROR. 23 MOTHERS ROOM: PROVIDE PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. PROVIDE UNDERMOUNT SINK, FAUCET AND UNDER COUNTER REF. 24 JANITOR: PROIVDE SINK AND FAUCET. 25 OWNER PROVIDED TV. GC TO PROVIDE IN-WALL BLOCKING. 26 WALL MOUNTED PLASTIC LAMINATE 3" THICK BENCH. 27 TEKNION TEK VUE DEMOUNTABLE WALL SYSTEM WITH WOOD DOORS, 9'-0" H, SEE PLAN FOR WIDTH. 28 BUDGET $50,000 FOR STAIR. 29 STAFF KITCHEN MILLWORK: PLASTIC LAMINATE LOWER CABINETS / DRAWERS WITH QUARTZ COUNTERTOP. TO INCLUDE FULL SIZE COMMERCIAL REFRIGERATOR (2), DISHWASHER, MICROWAVE (2), SINK / FAUCET, AND WATER LINE FOR COFFEE MAKER. N NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 10/29/25 SCHEMATIC DESIGN-PRICING PACKAGE 11/18/25 LAND USE APPLICATION REV1 Page 54 of 67 01 - FIRST FLOOR EL= 100' - 0" 02 - SECOND FLOOR EL= 115' - 4" HIGH ROOF EL= 128' - 6" TO FOOTING EL= 96' - 0" 1 3 5 7 8264 TO PARAPET EL= 131' - 0" TO MASONRY A EL= 113' - 4" TO MASONRY B EL= 114' - 0" ALUMINUM COMPOSITE PANEL MODULAR BRICK INSULATED ALUMINUM WINDOW SYSTEM 2.6 2.7 4.1 4.4 01 - FIRST FLOOR EL= 100' - 0" 02 - SECOND FLOOR EL= 115' - 4" HIGH ROOF EL= 128' - 6" TO FOOTING EL= 96' - 0" CE B AD TO PARAPET EL= 131' - 0" TO MASONRY A EL= 113' - 4" TO MASONRY B EL= 114' - 0" ALUMINUM COMPOSITE PANEL MODULAR BRICK INSULATED ALUMINUM WINDOW SYSTEM 12' - 0" 12' - 0" 12' - 0" B.7B.9 A.9 01 - FIRST FLOOR EL= 100' - 0" 02 - SECOND FLOOR EL= 115' - 4" HIGH ROOF EL= 128' - 6" TO FOOTING EL= 96' - 0" C EBAD TO PARAPET EL= 131' - 0" TO MASONRY A EL= 113' - 4" ALUMINUM COMPOSITE PANEL MODULAR BRICK INSULATED ALUMINUM WINDOW SYSTEM B.7 B.8 B.9A.9 01 - FIRST FLOOR EL= 100' - 0" 02 - SECOND FLOOR EL= 115' - 4" HIGH ROOF EL= 128' - 6" TO FOOTING EL= 96' - 0" 13578264 TO PARAPET EL= 131' - 0" TO MASONRY A EL= 113' - 4" TO MASONRY B EL= 114' - 0"LOW ROOF EL= 112' - 2" ALUMINUM COMPOSITE PANEL MODULAR BRICK INSULATED ALUMINUM WINDOW SYSTEM 4.4 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:36 PM 3233.001.02 CAC MF 11/18/25 EXTERIOR ELEVATIONS MICC LEARNING CENTER A401 NOTE: ALL KEYNOTES MAY NOT BE USED ON THIS SHEET KEYNOTES - EXTERIOR ELEVATION NO. DESCRIPTION GENERAL NOTES -EXTERIOR ELEVATIONS A. REFER TO A65x SERIES SHEETS FOR ALUMINUM FRAME AND CURTAINWALL TYPES. 1/8" = 1'-0"1 ELEVATION - SOUTH 1/8" = 1'-0"3 ELEVATION - EAST 1/8" = 1'-0"4 ELEVATION - WEST 1/8" = 1'-0"2 ELEVATION - NORTH NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 55 of 67 Schedule Symbol Label QTY Manufacturer Catalog Description Number Lamps Lamp Output LLF Input Power B 40 ALW USA LP3.5RWL-2FT-LOW- DIRECT-4000-80-EXT-F (with EXT Flush Lens) Covers LP3.5 Trimmed with Flush Lens (LP3.5RT), Trimless, Mud-In Flush Lens (LP3.5RMUD), Perimeter, Flush-Mount (LP3.5RPF), Recessed (LP3.5R), Wet Location (LP3.5WL), Recessed Wet Location (LP3.5RWL), with EXT Flush Lens. NOTE: THIS .IES FILE IS FOR EXT FLUSH LENSES ONLY. IT DOES NOT APPLY TO LP3.5 MODELS WITH REGRESSED LENSES OR REVEAL LENSES. 1 1206 1 10.6 D 3 Lithonia Lighting LDN8SQ 35/50 LS8AR LD 8IN SQUARE LDN, 3500K, 5,000LM, MATTE DIFFUSE FINISH 1 4118 1 59.5 A 3 SIGNIFY CANADA LTD OPF-S-A04-740-BLC OptiForm - Small, 40 LED's, 4000K CCT, TYPE BLC OPTIC, 70CRI 1 10663 1 90.68 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Property Area 1.5 fc 28.1 fc 0.0 fc N/A N/A Property Line 0.2 fc 2.9 fc 0.0 fc N/A N/A Middle of Road 0.0 fc 0.2 fc 0.0 fc N/A N/A FUTURE RESIDENTIAL88 EVEV EV READY EV READY EV READY EV READY EV READY EV READY FUTURE PARKING STALLS 22 RAMP RAMP RAMPRAMP PROPOSED BUILDING 34" Maple NO PARKINGNEWTON AVENUE SOUTH(WEST 76TH STREET)MORGAN AVENUE SOUTHx x x x x x x x x x x x x x x x x xxxxxxEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTING GARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTING GARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE B lo c k w a ll Signal Light FFE = 851.39 FFE = 851.52 A A A B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B D D D 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.7 1.0 1.4 1.8 1.9 1.0 0.0 0.4 0.6 0.6 0.4 0.5 0.8 1.2 1.8 2.5 3.0 1.3 0.0 1.1 2.3 2.5 0.4 0.6 0.9 1.4 2.2 3.2 3.7 1.1 0.1 2.7 9.4 11.6 0.5 0.7 1.0 1.5 2.4 3.2 3.7 0.9 0.1 4.3 17.6 22.3 0.9 0.9 1.1 1.5 2.2 3.3 3.7 1.1 0.1 3.9 15.7 19.9 1.8 1.2 1.1 1.4 1.9 2.5 3.0 1.3 0.1 2.0 5.1 1.9 1.2 1.4 1.7 2.0 2.0 1.1 0.1 0.7 23.8 28.1 26.3 22.2 9.3 2.4 1.3 1.4 1.6 1.7 1.4 0.8 0.1 0.3 13.5 12.8 10.6 5.2 1.9 1.3 1.3 1.6 1.7 1.4 0.8 0.1 0.1 3.4 3.3 2.8 1.9 1.2 1.1 1.3 1.7 2.0 2.0 1.1 0.1 0.1 1.0 1.1 1.0 0.9 0.9 1.0 1.4 1.9 2.5 3.1 1.3 0.1 0.0 0.4 0.5 0.5 0.6 0.7 1.0 1.5 2.2 3.3 3.7 1.1 0.1 0.0 0.2 0.3 0.3 0.4 0.6 1.0 1.5 2.4 3.2 3.7 0.9 0.1 0.0 0.2 0.2 0.3 0.4 0.6 0.9 1.5 2.2 3.3 3.7 1.1 0.1 0.0 0.1 0.2 0.3 0.4 0.6 0.9 1.3 1.9 2.5 3.0 1.3 0.0 0.0 0.1 0.2 0.3 0.4 0.6 0.8 1.2 1.6 2.0 2.0 1.1 0.1 0.0 1.2 0.2 0.3 0.4 0.6 0.8 1.2 1.5 1.6 1.4 0.8 0.1 0.0 0.0 0.0 0.7 0.2 0.2 0.4 0.6 0.8 1.2 1.5 1.6 1.4 0.8 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.8 1.2 1.6 2.0 2.0 1.1 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.9 1.3 1.9 2.5 3.1 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 1.1 2.0 0.1 0.0 0.1 0.1 0.2 0.3 0.6 0.9 1.4 2.2 3.2 3.7 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 0.1 0.1 0.2 0.3 0.5 0.9 1.5 2.3 3.2 3.7 0.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.4 2.1 3.2 3.6 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 0.1 0.1 0.2 0.3 0.5 0.8 1.2 1.8 2.4 3.0 1.3 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 0.3 0.4 0.6 1.0 1.4 1.8 1.8 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 0.1 0.1 0.2 0.3 0.5 0.7 1.0 1.1 1.0 0.6 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.4 0.5 0.8 1.1 1.3 1.4 1.0 0.2 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 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 0.3 0.6 0.7 0.7 0.5 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.30.81.82.92.71.60.70.30.1 0.0 0.0 0.0 0.0 0.1 0.1 0.2 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 0.1 0.1 0.1 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 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 6' 24" 36" MIN ~13 12 9 10 8 6 1 3 2 7 ~11 4 5 ~14 DETAIL NOTES #12 WIRE TO FIXTURE(S) OR AS INDICATED. PROVIDE IN- LINE FUSE AND FUSE HOLDER WITH BREAKAWAY CAPABILITY, FERRAZ SHAWMUT FEY, COOPER HEB SERIES, (4)(20)(XX) AMPERE BUSSMAN TYPE KTK OR PRE- APPROVED EQUAL. PROVIDED BUSHED RIGID CONDUITS. CONDUIT STUBBED UP ADJACENT TO HANDHOLE; NUMBER AND SIZE AS REQUIRED. CAP SPARE CONDUITS. COPPER EQUIPMENT GROUNDING CONDUCTOR -ATTACH TO INTERNAL LUG WELDED TO INTERIOR OF POLE. CONDUCTOR TO BE SAME SIZE AND TYPE AS SUPPLY PHASE CONDUCTOR. INSULATED COPPER GROUNDING CONDUCTOR ATTACHED TO INTERNAL LUG WELDED TO INTERIOR OF POLE. SIZE PER NFPA 70. EXOTHERMIC WELD TO DRIVEN GROUND ROD. 3/4"x10' COPPER GROUND ROD (MIN 6" BELOW GRADE). FIXTURE POLE -REFER TO SITE LIGHTING FIXTURE SCHEDULE AND LIGHTING STANDARD DETAILS. SET TOP OF CONCRETE FOUNDATION ABOVE GRADE AS INDICATED ON SITE LIGHTING FIXTURE SCHEDULE. PROVIDE DOUBLE ANCHOR BOLT NUTS ABOVE AND BELOW POLE BASE. ADJUST TO PLUMB POLE. ANCHOR BOLT ASSEMBLY SHALL BE PROVIDED BY POLE MFG. INSTALL ACCORDING TO MFG TEMPLATE. USE SHRINK PROOF GROUT ON BASE. FURNISH BASE COVER FOR POLES. REINFORCED ROUND CONCRETE FOUNDATION BASE. CONCRETE 5-7% AIR ENTRAINED 4000 PSI MINIMUM. 3 INCH MINIMUM CONCRETE COVER ON BARS AND TIES. FINISH CONCRETE ABOVE GRADE LEVEL AND BEVEL EDGE 45 DEGREES. FOOTING SHALL BE FORMED WHERE SOIL CONDITIONS REQUIRE. CHAMFER ALL EDGES OF CONCRETE BASE 1/2". TREAT EXPOSED CONCRETE WITH PROSOCO SALT-GUARD WATER-BASED OR PRE- APPROVED EQUAL. FULLY COMPACTED BACKFILL. CIRCUIT CONDUCTORS AND CONDUIT TO POWER SOURCE OR NEXT POLE. #4 BARS VERTICAL AT 6" EACH FACE (UNLESS NOTED OTHERWISE ON SITE LIGHTING FIXTURE SCHEDULE). #3 BARS AT 12" ON CENTER HORIZONTALLY (UNLESS NOTED OTHERWISE ON SITE LIGHTING FIXTURE SCHEDULE). PROVIDE A MINIMUM ONE INCH RACEWAY FOR SECURITY DEVICES (AND CCTV CAMERAS). RACEWAY SHALL EXTEND TO SECURITY SYSTEM HEAD END UNLESS NOTED OTHERWISE. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 0 -2 9 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/MEP24_MICC Student Center.rvt 11/14/2025 10:47:08 AM 3233.001.02 AB MMF 10/13/2025 ELECTRICAL SITE PHOTOMETRIC PLAN MICC LEARNING CENTER E100 1/16" = 1'-0" 1 SITE LIGHTING PHOTOMETRICS NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 10/29/25 SCHEMATIC DESIGN-PRICING PACKAGE 11/18/25 LAND USE APPLICATION REV1 12" = 1'-0" 2 POLE MOUNTING DETAIL WITH GROUNDING Page 56 of 67 FUTURE PARKING STALLS NEWTON AVENUE SOUTH(WEST 76TH STREET)MORGAN AVENUE SOUTHFUTURE RESIDENTIAL88 EVEV EV READY EV READY EV READY EV READY EV READY EV READY 22 RAMP RAMP RAMPRAMP 34" Maple NO PARKINGx x x x x x x x x x x x x x x x x xxxxxxEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTING GARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTINGEXISTING GARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGEGARAGE B l o ck wa l l Signal Light FFE = 851.39 FFE = 851.52 C E B A D 1 3 5 7 8264 260' - 8" MICC LEARNING CENTER 10' (MIN) FIRE SEPARATION DISTANCE R-2 OCCUPANCY TYPE V-B CONSTRUCTION (0 HOUR) TOTAL PARKING (48 STALLS) MICC PARKING = 38 STALLS FUTURE HOUSING = 10 STALLS P001 2 B.7 2.6 B.8 B.9 A.9 2.7 4.1 4.4 24' - 0"24' - 0"24' - 0"24' - 0"Project No. Drawn By Checked By Date ISSUES / REVISIONS 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS N O T F O R C O N S T R U C T IO N 1 1 -1 8 -2 0 2 5 PROJECT FOR Date Signed License No. Name CERTIFICATION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the state of Minnesota. Expiration Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2024. All rights reserved. Autodesk Docs://Minnesota Independence College and Community/A24_MICC Student Center.rvt 11/17/2025 3:34:47 PM 3233.001.02 CAC MF 11/18/25 OVERALL SITE LAYOUT PLAN W/ PROOF OF HOUSING CONCEPT MICC LEARNING CENTER P001 NOTES A. DRAWING REPRESENTS PROOF OF CONCEPT FOR FUTURE RESIDENTIAL PROJECT. RESIDENTIAL DEVELOPMENT ON SITE IS NOT IN SCOPE. MR-2 LOT SIZE (MIN):6,000 SF LOT AREA:11,712 SF LOT WIDTH (MIN):50' LOT WIDTH:52.1' COVERAGE (MAX):45% PROPOSED BUILDING COVERAGE: 2,400 SF = 20% HEIGHT (MAX):3 STORIES / 36' SETBACKS (MIN): FRONT = 15' SIDE (INTERIOR) = 5' SIDE (STREET) = 15' ADJACENT TO PARKING = 15' PROPOSED SETBACKS: FRONT = 15' SIDE (STREET) = 15' IMPERVIOUS SURFACE (MAX): 70% PROPOSED IMPERVIOUS AREA:(64%) 7500 SF PARKING (MIN):1.25 UNIT =5 STALLS PROPOSED PROOF OF PARKING =10 STALLS POTENTIAL FUTURE HOUSING UNITS (24'x24') = 1,152 SF (4) 2-LEVEL WALK-UP UNITS (100'x24') = 2,400 SF 1" = 20'-0"1 ARCHITECTURAL SITE PLAN Option B 3/32" = 1'-0"2 FIRST FLOOR PLAN - RESIDENTIAL UNIT B 3/32" = 1'-0"3 SECOND FLOOR PLAN - RESIDENTIAL UNIT B NO. DATE DESCRIPTION 10/13/25 LAND USE APPLICATION 11/18/25 LAND USE APPLICATION REV1 Page 57 of 67 Department 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am 8am- 12pm 12pm- 4pm 4pm- 8pm 8pm- 12am Admin Department Parking Usage 4 4 2 0 8 8 2 0 12 12 2 0 5 5 3 0 2 2 0 0 0 0 0 0 0 0 0 0 College Program Parking Usage 16 16 1 1 17 18 1 1 17 18 1 1 17 18 1 1 13 15 2 1 1 2 1 1 2 2 1 1 Community Program Parking Usage 6 7 3 0 7 8 5 0 8 9 6 0 7 7 5 0 5 5 3 0 1 1 1 0 0 3 3 0 Careers Program Parking Usage 9 9 0 0 9 9 0 0 9 9 0 0 9 9 0 0 8 8 0 0 0 0 0 0 0 0 0 0 Social Program Parking Usage 0 3 6 4 1 5 6 4 1 5 6 4 0 5 6 4 0 2 5 5 0 0 0 0 0 2 2 1 Total 35 39 12 5 42 48 14 5 47 53 15 5 38 44 15 5 28 32 10 6 2 3 2 1 2 7 6 2 Sunday Monday Tuesday Wednesday Thursday Friday Saturday Page 58 of 67 REPORT | www.transportationcollaborative.com | To: Amy Gudmestad, Chief Executive Officer Minnesota Independence College and Community (MICC) From: Matt Pacyna, PE, Principal Transportation Collaborative & Consultants, LLC Date: October 23, 2025 Subject: MICC Learning Center Development Traffic Review INTRODUCTION TC2 conducted a traffic review of the proposed Minnesota Independence College and Community (MICC) learning center development in the City of Richfield. The site under consideration is generally north of 76th Street between Newton Avenue and Morgan Avenue. The proposed development would replace four (4) single-family properties with a 27,000 square foot learning center and organization headquarters. The purpose of the traffic review is to document the site changes with respect to trip generation, site operations, and overall traffic impact to the area, as well as identify any improvements or considerations to ensure safe and efficient operations for all users. The following information provides an overview of the traffic review findings. Subject Site Best Buy Headquarters Penn Ave (CR 32) Oliver Ave Newton Ave Morgan Ave Logan Ave 75th St 76th St Knox Ave Richfield Middle School I-35 Page 59 of 67 MICC Learning Center Development Traffic Review October 23, 2025 Page 2 PROJECT DETAILS MICC provides specialized vocational and life skills training programs to foster independence for autistic and neurodivergent adults. Existing MICC rented spaces in Richfield are at the Colony Apartments and Woodlake Lutheran Church, which are adjacent to the proposed development site. The current facilities serve approximately 50 students each year in the college program, while also providing a community program for access to social activities and services for about 100 MICC graduates that live nearby. The proposed development would centralize MICC services, programing, and operations into a new 27,000 square foot building. The college program is not anticipated to expand, however the community program could increase to serve up to a total capacity of approximately 150 MICC graduates. However, it should be noted that the community program is more individualized, and not all users would be at the facility at any given time. Employment is expected to continue to stay at about 40 employees. As noted earlier, the proposed development would replace four (4) single-family properties, one of which is currently used by MICC for administrative purposes. Access to the proposed development is planned in two locations, with one access to both Newton Avenue and Morgan Avenue approximately 150 feet north of 76th Street. A total of 38 parking spaces are planned, with the potential for up to 10 additional parking spaces (if needed); approximately 20 bicycle parking spaces are planned. TRIP GENERATION To quantify the expected trip generation of the proposed development, an estimate was developed using the ITE Trip Generation Manual, 12th Edition, which includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. Trip generation estimates for the existing single-family homes and MICC were also developed to illustrate the change in site trips as compared to the proposed land use. Note that given the MICC is a relatively unique land use, a combination of ITE categories (i.e., Private High School, Junior / Community College, School District Office, and General Office Building) were reviewed. The trip generation estimate shown for the MICC represents the average of these categories. The trip generation summary, shown in Table 1, indicates that the proposed MICC development is expected to generate 45 a.m. peak hour (32 in / 13 out), 27 p.m. peak hour (7 in / 20 out), and 254 daily trips (127 in / 127 out). When considering the change in MICC trips to the overall area, the increase in trip generation is estimated to be approximately 10 peak hour trips or less and fewer than 100 additional daily trips. Further discussion regarding traffic impacts is outlined in the following section. Table 1 Trip Generation Summary Land Use Type (ITE Code) Size AM Peak Hour PM Peak Hour Daily In Out In Out Existing – Single-Family Homes (210) 4 Homes* 1 2 2 2 26 Existing – MICC 40-emp / 150 Students 25 10 5 15 200 Proposed – MICC 40-emp / 200 Students 32 13 7 20 254 Change in MICC Trips (+ / -) + 7 + 3 + 2 + 5 + 54 * Trip generation is based on three (3) homes since the MICC currently utilizes one (1) of the homes. Page 60 of 67 MICC Learning Center Development Traffic Review October 23, 2025 Page 3 TRAFFIC IMPACTS Since the proposed MICC development is already operating within the area and the change in trips represents up to 10 additional peak hour trips and less than 100 new daily trips to the overall transportation network, the resultant impact to area roadway capacity is expected to be negligible. Note that with the consolidation of MICC services, there will be more traffic into / out of the proposed development site when compared to the existing single-family homes / MICC administration office. However, this increase is partially offset by the fact that a portion of the existing MICC traffic utilizes Woodlake Lutheran Church, which is directly across Newton Avenue from the proposed development. The anticipated site generated trips are shown in Figure 1. Most traffic (i.e. ~75%) to / from the proposed development is expected to utilize Newton Avenue, while about 25% would utilize Morgan Avenue. This is primarily related to the signalized full-access at the 76th Street / Newton Avenue intersection as opposed to the right-in / right-out access at the 76th Street/ Morgan Avenue intersection. Existing traffic volumes along Newton Avenue and Morgan Avenue are generally 400 vehicles per day or less. These 2-lane local roadways have a planning level roadway capacity of about 8,000 vehicles per day and thus there is adequate capacity to support the proposed development with minimal impacts to the adjacent transportation system. In addition, the change in traffic at the 76th Street / Newton Avenue intersection is not expected to significantly change the intersection level of service or queuing. SITE PLAN REVIEW A preliminary review of the proposed site plan does not indicate any significant issues with respect to access, circulation, or parking. However, the following items are offered for consideration: 1) Review proposed signage and landscaping to avoid creating any sight distance issues. 2) Confirm truck (i.e., garbage / recycling, delivery, and emergency services) maneuverability to ensure adequate circulation is provided. 3) Collaborate with the City and Metro Transit to locate the bus shelter / transit stop in the northeast quadrant of the 76th Street / Newton Avenue intersection. Page 61 of 67 Figure 1Site Generated TripsMICC Lea Reviewrning Center Development TrafficN23()(14)90 (0)5 (1)0 (0)14 (3)XXX(XXX)X,XXXAM Peak Hour VolumePM Peak Hour VolumeEstimated ADT VolumeLegend+10075th StNewton AveBest Buy HQ76th StMorgan AveLogan AveOliver AveWoodlakeLutheranChurch0 (0)(3)20 (0)0 (0)13 (3)0 (0)+114+40+0+144+70+40Page 62 of 67 Required Findings – MICC CUP, Variances & Preliminary Plat - 2000 76th Street West Part 1 – Conditional Use Permit: The findings necessary to issue a Conditional Use Permit (CUP) are as follows (547.09, Subd. 6): 1. The proposed use is consistent with the goals, policies, and objectives of the City’s Comprehensive Plan. The proposed use of the property as a learning institution similar to a high school is consistent with the guiding “Medium Density Residential” designation. Further, the project advances the following goals of the Comprehensive Plan: » Establish a land use pattern and supporting infrastructure that preserves and enhances the ability of residents to make personal connections in their neighborhoods. » Encourage a mix of uses that serve surrounding local neighborhoods (many of MICC students live in the immediate neighborhood) » Focuses development along major transportation thoroughfares. » Provides pedestrian friendly building and site design » Encourage development of areas where vehicle use is minimized. 2. The proposed use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. The purpose of the Zoning Code in general is to protect and promote the public health, safety, aesthetics, economic viability, and general welfare of the City. To comply with the medium density residential guiding the property will be rezoned to MR-2 (Multifamily Residential). While not explicitly stated, it is the intent of the MR-2 district to provide space for semi-public facilities and institutions that support and complement urban residential area. With the recommended conditions of approval, the proposal does just that. 3. The proposed use is consistent with any officially adopted redevelopment plans or urban design guidelines. There are no officially adopted redevelopment plans or urban design guidelines for this area. 4. The proposed use is or will be in compliance with the performance standards specified in Section 544 of this code. Except for the setback, lot cover and parking variances requested, the proposal complies with all other performance standards of the Code. 5. The proposed use will not have undue adverse impacts on governmental facilities, utilities, services, or existing or proposed improvements. The City’s Public Works and Engineering Departments have reviewed the proposal and do not anticipate any issues. 6. The use will not have undue adverse impacts on the public health, safety, or welfare. Page 63 of 67 The proposed two-story classroom/office building and associated parking does not pose any threats to public health, safety and welfare. It is believed that adequate provisions already are, or will be, in place to protect public health, safety and welfare. 7. There is a public need for such use at the proposed location. MICC has been outgrowing their current locations in the immediate area; see applicant’s narrative. 8. The proposed use meets or will meet all the specific conditions set by this code for the granting of such conditional use permit. Section 525.07, Subd.4, has five requirements that are all being met. Part 2 - Variances The applicant is requesting three setback variances, a lot cover variance, and a parking variance as follows: Per Code Section 525.15, Subd. 1: ▪ A 22 foot variance from the 30 foot setback required long the front/west side (Newton Avenue). ▪ A 23.5 foot variance from the 30 foot setback required along the side abutting a public right-of-way (76th Street). ▪ A 15 foot variance from the 25 foot setback required along the rear/east side (new interior lot line) Also per Code Section 525.15, Subd. 1: ▪ A variance to allow 37% coverage when 30% is the maximum Per Code Section 544.13, Subd.6: ▪ A 15 stall variance from the 52 stall parking requirement for a “high school” in order to provide 38 parking spaces. In evaluating a variance, the Planning Commission and City Council shall consider the following (Subsection 547.11): 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. Setbacks: The property is somewhat unique in that it is situated across the street from the Best Buy campus. The City recently amended the residential portion of the multifamily development regulations to reduce setback requirements. The City may want to consider whether or not it is also appropriate to amend the non- residential portion of the multifamily development regulations as well, as thirty foot setbacks from all sides are contrary to the desired urban massing and form, particularly along higher volume arterial roadways. The desire for reduced Page 64 of 67 setbacks was expressed by both the City and the applicant during work session discussions. Pushing the building towards the southwest corner of the site both increases the setback to the residential properties to the north, and creates a better streetscape along 76th Street West. Also, at least two of the three setback variances would not be needed if the second parcel were not being reserved for future development. Lot Cover: The City’s lot cover requirement is set rather low for a non-residential use and could maybe be studied in the future. Regardless, it has long been a desire of both the City and the applicant to incorporate housing into this project. While not a viable component at this time, a separate parcel is being platted with the intention of future development. This is relevant because the proposal could be designed to meet the lot cover limit if it did not reserve space for potential future housing. Parking: The proposal is unique in that MICC’s clientele are a very low-driving population. The code allows Council approved parking reductions for low-driving populations, but only in relation to residential projects; the provision does not apply to non-residential projects. Therefore, a variance is needed. The parking variance would not likely be appropriate for typical post-secondary schools and staff has included a condition of approval related to this unique characteristic. b) There are “practical difficulties” that prevent the property owner from using the property in a reasonable manner. The practical difficulty is the usual circumstance explained in (a) above. c) The variance would not alter the character of the neighborhood or the locality. Setbacks: The setback variances increase the distance between the proposed building and the residential homes to the north, helping to maintain the same light and air that they currently enjoy. Also, it appears that there are portions of the Best Buy building that are closer than 30 feet to the property line. Consequently, the variances are serving to preserve existing character. Lot Cover: The lot cover is similar in proportion to the Busy Buy building directly across the street. Therefore, the variance is in keeping with the character of the neighborhood. Parking: Whenever possible, minimizing the amount of parking constructed is pedestrian-friendly building and site design, which serves to preserve the walkable, urban hometown character of the community. Negative impacts related to the granting of these variances are not anticipated. d) The variance is the minimum necessary to alleviate the practical difficulty. Page 65 of 67 Setbacks: It would be easier to provide greater setbacks if the project was not carving out space for a future development lot. According to the applicant, the variances are the minimum necessary to alleviate the practical difficulty. Lot Cover: At 52 feet wide, the proposed Lot 2, reserved for future development (either housing or facility expansion) is just slightly over the code requirement of 50 feet. If the reservation of space for future housing is still a priority for both the City and the applicant then – except for the creation of a flag lot which is highly discouraged - the variance is the minimum necessary. Parking: The applicant has analyzed their existing parking usage and has provided documentation supporting the rationale behind the request. Staff agrees that the variance is the minimum necessary to alleviate the practical difficulty. e) The variance is in harmony with the general purpose and intent of the ordinance and consistent with the Comprehensive Plan. The proposed development generally follows principles of good site design. The requested variances are 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, see item 1 in part 1, above. Part 3 – Preliminary Plat the City Council, as a basis for their approval, must make the following findings prior to approval of a preliminary plat (500.15, Subd.7): (a) The subdivision is in conformance with this Section and the applicable regulations of the Zoning Ordinance; • Both lots comply with the design standards of Section 500.21 and meet the size and width requirements of the MR-2 zoning district. (b) The subdivision does not conflict with any goals or policies of the Comprehensive Plan or other sub-area plan; the Capital Improvements Program; or any other City policy or regulation. • There are no sub-area plans that apply to the subject site. The plat complies with both the Comp Plan and the CIP. (c) The subdivision can be economically served with public facilities and services. • The lots are already served by public facilities and services and any increase in service can be accommodated. (d) The subdivision design mitigates potential substantial and irreversible negative impacts on the environment, including, but not limited to: topography; steep slopes; trees; vegetation; naturally occurring lakes, ponds, rivers and streams; susceptibility of the site to erosion, sedimentation or flooding; drainage; and storm water storage needs; Page 66 of 67 • There are no steep slopes, naturally occurring lakes, ponds, rivers or streams. The site is pretty flat. There are quite a few mature trees that will be lost with the redevelopment of the site, but the proposal meets the City’s planting requirements, as well as the stormwater retention and filtration requirements. (e) The subdivision will not be detrimental to the public health, safety or welfare. • Staff finds that the platting of the property will not be detrimental to the public health, safety or welfare. Page 67 of 67