HomeMy WebLinkAbout03-17-2025 - Agenda Packet Planning Commission - PC PacketAgenda
Planning Commission
Monday, March 17, 2025, 6:00 PM
2780 Kelley Parkway, Orono, MN 55356
952-249-4600 /oronomn.gov
1. Call to Order
2. Pledge of Allegiance
3. Approval of Agenda
4. Approval of Minutes
4.1. Planning Commission Worksession and Regular Minutes of February 18, 2025
5. Public Hearings
5.1. LA25-000007, Matt Jasper, 4745 North Shore Drive, After-the-Fact Conditional Use Permit
Amendment (Staff: Melanie Curtis)
5.2. LA25-000009, Midco, 3245 Wayzata Boulevard West, Interim Use Permit (Matthew Karney)
5.3. LA25-000002, City of Orono Text Amendment: City Code Section 78-1279(6) - Average
Lakeshore Setback (Laura Oakden)
6. Old Business
6.1. LA24-000054, Rob Page, 430 Old Crystal Bay Road North, Conditional Use Permit,
Preliminary Plat, and Site Plan Review (Laura Oakden)
7. Other Items
7.1. Appoint a Vice Chair
8. Adjournment
Audience Members: Information regarding each of the agenda items is available on the city website
under meetings and in the public packet located in the lobby near the entrance. Applicants will be asked
to move to the lectern to answer questions after staff presents the application. The Planning
Commission is an advisory body to the City Council. If action is taken on any items on this agenda, they
will be scheduled for an upcoming City Council meeting. A quorum of the City Council may be in
attendance of a Planning Commission meeting to hear comments made, though no action or
deliberation of the Council will occur.
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1
Date: March 17, 2025 Item: 4.1
Presenter: Laura Oakden, Community Development Director
Section: Approval of Minutes
Title: Planning Commission Worksession and Regular Minutes of February 18,
2025
1.Purpose:
Approve the Planning Commission Minutes
2.Planning Commission Action Requested:
Approve the Planning Commission Worksession and Regular Minutes February 18, 2025
AGENDA ITEM
Exhibits
02.18.2025 Planning Commission
02.18.2025 Planning Commission Worksession
2
Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 1 of 8
Chair Bollis called the meeting to order at 6:00 p.m., followed by the Pledge of Allegiance.
1.ROLL CALL
Orono Planning Commission members present:Chair Chris Bollis, Commissioners Mark
McCutcheon, Jon Ressler, Scott Kirchner, Kelly Prchal, Andrew Jarnot,and Thomas Brandabur.
Commissioners Bob Erickson, Ted Schultze and Gary Kraemer were absent.
Staff present: Community Development Director Laura Oakden,City Planner Melanie Curtis, and City
Planner Matthew Karney.
2.PLEDGE OF ALLEGIANCE
3.NEW BUSINESS
3.1 Oath of Office
Community Development Director Oakden administered the Oath of Office to new Planning
Commissioners Kelly Prchal, Andrew Jarnot,and Thomas Brandabur.
4.APPROVAL OF AGENDA
Kirchner moved, McCutcheon seconded, to approve the Agenda. VOTE: Ayes 7, Nays 0.
5.APPROVAL OF PLANNING COMMISSION MEETING MINUTES OF NOVEMBER 18,
2024
Ressler moved, Kirchner seconded, to approve the minutes of the Orono Planning Commission
meeting of November 18, 2024. VOTE: Ayes 7, Nays 0.
6.PUBLIC HEARINGS
6.1. LA24-000054, ROB PAGE, 430 OLD CRYSTAL BAY ROAD NORTH,
CONDITIONAL USE PERMIT.
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve the application for an 85-unit individually-owned garage condos project.
The Planning Commission discussed the item and asked questions of staff and the applicants, Rob Page
and Dave Ramsey.
Chair Bollis opened the public hearing at 6:38 p.m.
There were no public comments.
Chair Bollis closed the public hearing at 6:38 p.m.
Commissioners discussed the merits of the project. The possibility that an individual owner could violate
the Conditional Use Permit, jeopardizing the CUP for everyone, the need for a trash plan, parking,
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Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 2 of 8
turnaround for the fire department and the timeline for developing the project in its multiple stages. They
indicated they were generally in favor of the application but felt more information is needed.
Kirchner moved, Prchal seconded, to deny LA24-000054, 430 Old Crystal Bay Road
North, Conditional Use Permit.VOTE: Ayes: 3, Nays 4 (Ressler, Brandabur, Bollis and
Jarnot). MOTION FAILED.
Ressler moved, Bollis seconded, to table LA24-000054, 430 Old Crystal Bay Road North,
Conditional Use Permit.VOTE: Ayes: 6, Nays 1 (McCutcheon).
6.2 LA24-000059, BLUE PENCIL COLLECTIVE O/B/O BRADLEY PASS, 215
NORTH ARM LANE, PRELIMINARY PLAT: "IDYLLVALE SHORES",
PUBLIC HEARING, REVIEW #2
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
take action on the proposed revised preliminary plat consisting of five conforming lots rather than the
original six.
The Planning Commission discussed the item and asked questions of staff and the applicant, Kasey
Johnson of Blue Pencil Collective.
Chair Bollis opened the public hearing at 7:27 p.m.
Mary Larson, 366 North Arm Lane, asked if the existing road serving the area would be wide enough as
two cars are not able to pass there.
Mike Demeuse, 350 North Arm Lane, said he wanted to push back on the idea that exceptions should be
made to allow this development on a sensitive parcel with negative impacts on the neighboring residents.
Mandy Little, 4620 North Arm Drive, said their property would be the one that would have a cul-de-sac
all along it which they do not support. She quoted from the 2040 comprehensive plan regarding the
impact of new developments on existing rural residents.
Randall Nord, 100 Bayside Trail, said he had a number of questions but added he has concerns about lot 4
in the plat in terms of elevations and run-off into the wetland. He said it seemed like a lot of pavement to
get to the lot.
Melissa Demeuse, 350 North Arm Lane, asked if the commissioners had been out and looked at the
property as she wanted them to understand how much is wetland and how much has the capacity to be
developed.
Chair Bollis closed the public hearing at 7:39 p.m.
Bollis explained the wetlands are controlled by the watershed district and approval would be contingent
upon their approval.
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Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 3 of 8
Commissioners said they were concerned about the turning radius, length of the new road,and the density
of the plat, given the wetlands so close to the lake, although the lots are conforming. They said they could
anticipate future owners of the lots coming back for variances. It was noted property owners have the
right to develop their property.
McCutcheon moved, Prchal seconded, to deny LA24--000059, 215 North Arm Lane,
Preliminary Plat: "Idyllvale Shores", as applied. VOTE: Ayes: 5, Nays 2 (Ressler and
Kirchner).
Chair Bollis recessed the meeting at 8:30 p.m. The meeting was reconvened at 8:35 p.m.
6.3 LA24-000065, HARTMAN COMPANIES, 980 HERITAGE LANE,
CONDITIONAL USE PERMIT
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve a request for a conditional use permit for a retaining wall about 28 feet from the lake.The
applicant provided an updated landscape plan that would screen the proposed walls from the lake.
The Planning Commission discussed the item and asked questions of staff. The applicant,Seth Eggert,
Hartman Companies, was present.
Chair Bollis opened the public hearing at 8:41 p.m.
There were no public comments.
Chair Bollis closed the public hearing at 8:41 p.m.
Commissioners said the request met the requirements for the conditional use permit.
Kirchner moved, Ressler seconded, to approve LA24-000065 as applied with the proposed
screening of the walls,980 Heritage Lane, Conditional Use Permit. VOTE: Ayes: 7, Nays 0.
6.4 LA24-000066, DEAN &SUSAN THOMSON, 430 EAST LONG LAKE ROAD,
CONDITIONAL USE PERMIT & VARIANCES
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
deny the request for a conditional use permit to keep up to 30 pigeons on the property.The property is
next to Wood-Rill SNA, an undeveloped natural area,but is deficient in lot size and set back from lot
lines for farm animals.Staff noted pigeons are not specifically called out in the ordinances,but the
applicant’s proposed use is consistent with farm animals.
The Planning Commission discussed the item and asked questions of staff and the applicant,Dean and
Susan Thomson, 685 Old Long Lake Road,the owners of 430 East Long Lake Road which,is a rental
property.They said the pigeons are not named as farm animals and would be intended to be pets and a
hobby and not for consumption.
Chair Bollis opened the public hearing at 8:57 p.m.
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Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 4 of 8
Kim Simensen of Minnetonka said she knows the applicants and keeps chickens on her property and in
the four years she has had them,they have not attracted predators.She said keeping pigeons is popular in
Europe and is an emerging sport here.
Chair Bollis closed the public hearing at 9:02 p.m.
Commissioners discussed possibly limiting the number of birds if the City considers 25 an animal unit;
whether pigeons are farm animals;the possibility that raising, trading and selling them create a business,
and whether the coop met the requirements for an auxiliary structure.It was suggested the City needs to
amend the code around the issue of birds as farm animals.
Ressler moved, Prchal seconded, to approve LA24-000066, 430 East Long Lake Road, Conditional
Use Permit & Variances, as applied limiting to a maximum of 25 pigeons and that the staff consider
a text amendment for farm animals. VOTE: Ayes: 7, Nays 0.
6.5 LA24-000067, NORTHSTAR RENOVATIONS LLC, 2691 ETHEL
AVENUE, VARIANCES
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve the request for a new average lakeshore setback variance for a new deck and steps that differ
from a deck and steps approved by a different variance in 2023.
The Planning Commission discussed the item and asked questions of staff and the applicant, Eric Brandt,
Northstar Renovations LLC.
Chair Bollis opened the public hearing at 9:21 p.m.
There were no public comments.
Chair Bollis closed the public hearing at 9:21 p.m.
Commissioners said they agreed with staff that the adjustments between variance requests were minor.
Kirchner moved, Ressler seconded, to approve LA24-000067, Northstar Renovations
Llc, 2691 Ethel Avenue, Variances. VOTE: Ayes: 7, Nays 0.
6.6 LA24-000070, TOM RYAN, 2195 WATERTOWN ROAD, EASEMENT VACATION
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve an easement vacation for an unnecessary portion of easement with the understanding that the
property owner would give a small piece of additional needed easement to accommodate the project as
built.
The Planning Commission discussed the item and asked questions of staff.The applicant had been
present but was unable to stay.
6
Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 5 of 8
Chair Bollis opened the public hearing at 9:27 p.m.
There were no public comments.
Chair Bollis closed the public hearing at 9:27 p.m.
Commissioners discussed whether the easement could be needed in the future versus encumbering land
that isn’t needed.
Ressler moved, Brandabur seconded, to approve LA24-000070, 2195 Watertown Road, Easement
Vacation as applied.VOTE: Ayes: 7, Nays 0.
6.7 LA25-000001, TOM BRAY O/B/O EDWARD H. HAMM JR., TRUSTEE, 485 ORONO
ORCHARD ROAD SOUTH,PRELIMINARY PLAT:SKY BLUE WATERS AND
TERMINATION OF COVENANT.
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve a new preliminary plat creating one additional conforming lot and terminating a covenant.
The Planning Commission discussed the item and asked questions of staff and the applicant, Tom Bray,
Edina, an attorney for Edward Hamm.
Chair Bollis opened the public hearing at 9:48 p.m.
Jamin Marks, 1570 Fox,asked about intent related to the northern portion of the property and said
materials for the meeting should come out sooner.
Chair Bollis closed the public hearing at 9:51 p.m.
Commissioners said the request makes sense since Fox Street runs through the property and it would
never be buildable as one lot. There are two lots, a northern and a southern. Bollis was opposed to
eliminating the covenant.
McCutchen moved, Kirchner seconded, to approve LA25-000001,Orono Orchard Road
South,Preliminary Plat:Sky Blue Waters And Termination of Covenant.VOTE: Ayes: 6,
Nays 1 (Bollis).
6.8 LA25-000003, STONEWOOD LLC, 155 WEAR LANE NORTH, VARIANCES
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve a request for a new covered stoop to control water getting into the house.
The Planning Commission discussed the item and asked questions of staff and the applicants, John Daly
Stonewood, Wayzata and Ross Johnson, 155 Wear Lane, the homeowner.
Chair Bollis opened the public hearing at 10:09 p.m.
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Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 6 of 8
There were no public comments.
Chair Bollis closed the public hearing at 10:09 p.m.
Commissioners said it is a good solution to a water problem for a small encroachment in the setback and
would not be able to be viewed by neighbors.Several were concerned the portico and stoop would not be
enough to solve the water problem, and that a practical difficulty was not sufficiently established.
McCutcheon moved, Jarnot seconded, to approve LA25-000003, 155 Wear Lane North, Variances,
as applied.VOTE: Ayes: 5, Nays 2 (Ressler and Kirchner).
6.9 LA25-000004, NORTON HOMES O/B/O MARK FERRY & ELIZABETH FLYNN
FERRY, 3545 IVY PLACE, AVERAGE LAKESHORE SETBACK VARIANCE
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve the request for a variance for small changes to the footprint of a plan approved last year. The
applicant is working with a new builder. Staff said there are significant impacts to the buildable area.
The Planning Commission discussed the item and asked questions of staff and the applicant, Pat Hiller of
Norton Homes, Inver Grove Heights, representing the homeowners.
Chair Bollis opened the public hearing at 10:21 p.m.
There were no public comments.
Chair Bollis closed the public hearing at 10:21 p.m.
Commissioners said they agreed with staff that the changes were minor and they had already reviewed the
plan last year.
Ressler moved, McCutcheon seconded, to approve LA24-000004,3545 Ivy Place, Average
Lakeshore Setback Variance. VOTE: Ayes: 7, Nays 0.
6.10 LA25-000005, SCHWARZ BUILDERS INC, 1480 BOHNS POINT ROAD, VARIANCES
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
consider the request for an average lakeshore setback variance that would add 3.5 feet of defined height to
an accessory structure on the property to match the existing house but reduce the size of the footprint and
hardcover.
The Planning Commission discussed the item and asked questions of staff and the applicants, Jack
Schwarz and Kurt Schwarz,Schwarz Builders Inc.
Chair Bollis opened the public hearing at 10:42 p.m.
There were no public comments.
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Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 7 of 8
Chair Bollis closed the public hearing at 10:42 p.m.
Commissioners noted that the plan was to build an accessory building to match the main building and
reduce the footprint but they could not see a practical difficulty since the applicants could rebuild the
structure in its current dimensions without a variance.
Ressler moved, McCutcheon seconded, to deny LA25-000005, 1480 Bohns Point Road, Variances.
VOTE: Ayes: 6, Nays 1 (Brandabur).
6.11 LA24-000063, CITY OF ORONO, COMPREHENSIVE PLAN AMENDMENT
The Planning Commission is requested to review the Staff report, receive a presentation,and discuss and
approve the Comprehensive Plan Amendment that would extend sewer along Leaf and Fox Street to serve
several lakeshore lots off Fox Street by creating a land use classification for large lakeshore lots. The
Comprehensive Plan supports replacing septic systems along the lakeshore.
The Planning Commission discussed the item and asked questions of staff.
Chair Bollis opened the public hearing at 11:02 p.m.
There were no public comments.
Chair Bollis closed the public hearing at 11:02 p.m.
Commissioners said the proposal was confusing,but the explanation clarified it and the amendment
makes sense.
McCutcheon moved, Prchal seconded, to approve LA24-000063, Comprehensive Plan Amendment.
VOTE: Ayes: 6, Nays 1 (Ressler).
7.OTHER ITEMS
Community Development Director Oakden reported all applications seen by the Planning Commission in
November were approved by the City Council as recommended. Three new Planning Commission
members were seated that evening and they will be interviewing for more.
8.ADJOURNMENT
McCutcheon moved, Jarnot seconded, to adjourn the Planning Commission Meeting at 11:09 p.m.
to March 17, 2025.VOTE: Ayes 7, Nays 0.
ATTEST:
_________________________________________
Christopher Bollis, Chair
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Minutes
Planning Commission Regular Meeting
Tuesday,February 18, 2025, 6:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Page 8 of 8
10
Minutes
Planning Commission Worksession Meeting
Tuesday, February 18, 2025, 5:00 PM
City Council Chambers 2780 Kelley Parkway, Orono, MN 55356
Chair Bollis called the meeting to order at 5:00 p.m.
1.ROLL CALL
Orono Planning Commission members present:Chair Chris Bollis, Commissioners, Kelly Prchal,
Andrew Jarnot,and Thomas Brandabur.
Staff present: Community Development Director Laura Oakden,City Planner Melanie Curtis, and City
Planner Matthew Karney.
2.WORKSESSION ITEM-Planning Commission Overview/Trailing
City staff presented the background and orientation to the 3 newly appointed commissioners.
Staff and commission discussed the scope of the planning commission and the regulations
associate with land use applications.
3.ADORNMENT
The meeting closed at 5:50pm.
ATTEST:
_________________________________________
Christopher Bollis, Chair
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Date: March 17, 2025 Item: 5.1
Presenter: Melanie Curtis, Planner
Section: Public Hearings
Title: LA25-000007, Matt Jasper, 4745 North Shore Drive, After-the-Fact
Conditional Use Permit Amendment (Staff: Melanie Curtis)
1.Purpose:
The purpose of this application is to consider new retaining walls within the bluff and lake setback
installed without City approval. An after-the-fact amendment to the CUP is required.
2.MN§15.99 Application Deadline:
The application was received on January 30 and considered to be complete on February 14;
therefore the 60-day review timeline will expire on April 15, 2025.
3.Background:
The applicant received approvals in 2024 to improve the long-neglected bluff and shoreline with a
new, set-in-grade stone stair with two retaining wall-supported landings and a single retaining wall
located immediately upslope from the new rip-rap (and rip-rap permitted by the MCWD). Upon
completion, the City’s inspector visited the site and observed additional walls which were not
included in the scope of the approved plan, walls within bluffs and lake setback area can only be
authorized by the City Council through a conditional use permit process.
Planning Commission June 2024: PACKET / VIDEO
City Council July 2024: PACKET
When notified by the City, the applicant applied for consideration of an after-the-fact amendment
to the CUP issued under Resolution No. 7486 (Exhibit B). For a detailed analysis of the project
please refer to the planning report attached as Exhibit A.
4.Public Comment:
No public comments were received regarding this application.
5.Staff Recommendation:
Staff recommends approval of the after-the-fact amendment to the 2024 CUP conditioned upon the
applicant providing a revised landscape plan to screen all of the walls from the lake year-round.
6.Planning Commission Action Requested:
Planning Commission should discuss the plan changes. determine if the additional walls
constructed meet the CUP criteria for approval, and if so, make a MOTION for approval
conditioned upon submittal of a revised landscape plan.
AGENDA ITEM
Exhibits
Exhibit A - LA25-000007 Staff Report
Exhibit B - Application
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Exhibit C - Asbuilt Survey annotated
Exhibit D - Resol 7486
Exhibit E - 2024 Approved Plans
Exhibit F - Hardcover Calculations
Exhibit G - Updated Engineer Comments
Exhibit H - Annotated Pics 092624 (from lake)
Exhibit I - Site Comparison Photos
Exhibit J - Map & Labels
13
Date Application Received: 01/30/2025
Date Application Considered as Complete: 02/14/2025
60-Day Review Period Extension Expires: 04/15/2025
To: Chair Bollis and Planning Commission Members
Adam Edwards, City Administrator
From: Melanie Curtis, Planner mcc
Date: 17 March 2025
Subject: #LA25-000007, Matt Jasper, 4745 North Shore Drive
After-the-Fact CUP Amendment: for retaining walls within the 75-foot setback and bluff
Public Hearing
BACKGROUND: The applicant purchased the property in 2024 and began to pursue permits to improve the long-
neglected bluff and shoreline. After reviewing and declining several iterations of the applicant’s plan, the City
granted a CUP for a new, set-in-grade stone stair with two retaining wall-supported landings and a single retaining
wall located immediately upslope from the new rip-rap on the eastern portion of the shoreline designed by the
applicant’s engineer (Vickery Engineering). The approved plans are detailed in the approved plan set (Exhibit E)
and Resolution 7486 (Exhibit D), and are depicted below in yellow on Insets A and B.
Inset A Inset B
Application Summary: The applicant requests an after-the-fact amendment to the conditional use permit
authorizing newly constructed boulder retaining walls, including the boulder walls bordering the lake access
stairs, within the bluff and the lake setback which exceed approvals granted in 2024.
Staff Recommendation: Staff recommends approval conditioned upon receipt of an acceptable (updated)
landscape plan prior to City Council review.
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FILE # LA24-000007
17 March 2025
Page 2 of 6
In bluff and steep slope settings, the City code allows stairways, lifts, and landings, either constructed above the
ground on posts or pilings or placed into the ground, provided they are designed and built in a manner that
ensures stability and control of soil erosion. Staff can administratively approve minimal retaining walls supporting
a lake access stair within a bluff and/or within the 75-foot lake setback to provide stability in steep slope settings.
New walls, and walls that do not meet the administrative approval threshold, can only be authorized by the City
Council through a conditional use permit process.
Inset C: As-built
When the project was completed, the City’s inspector
observed additional walls which were not included in the
scope of the approved plan, shown in blue on Inset C on
the right. When questioned by staff, the applicant
explained why they chose to deviate from the approved
plan. Although the city-approved plan was designed by
his engineer for the site conditions, the applicant
communicated to staff that he believed the approved
plan would not work and chose to construct the
additional walls (shown on the as-built survey) instead of
following the approved plan.
The applicant provided an updated analysis from his
engineer regarding the additional walls, Exhibit G.
Conditional Use Permit Analysis:
The applicant provided an as-built survey depicting the
finished walls and stairway (Exhibit C) and revised
documentation about the slope stability from a
professional engineer based on assumptions about the
soil information provided by the applicant (Exhibit G).
Applicable Regulations:
Conditional Use Permit (Sections 78-1279 and 78-916)
Section 78-1279(3)(c) states: “a wall in the shore setback zone, within a defined bluff and bluff setback; and/or a
replacement wall 4 feet in height or greater; and/or any new walls shall require a conditional use permit. New
walls and replacement walls greater than 4 feet in height must meet the following conditions. The wall must
be…”:
1. Designed to correct an established erosion problem;
The applicant’s engineer provided an analysis of the slope stability documenting the existing erosion on
the slope and an engineered design to enhance the stability and correct existing slope erosion for the
2024 approval.
The applicant constructed additional, unpermitted walls within the bluff (see photo Exhibits H & I).
When questioned, the applicant asserted to staff that he believed the approved plan would not
sufficiently address the bluff stability and that the additional walls along the base of the slope and the
entire length of the stairway were necessary.
The applicant further contends that the construction of the additional walls eliminated the need to
grade further inland on the slope to create stability. However, in reviewing the resulting site conditions,
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FILE # LA24-000007
17 March 2025
Page 3 of 6
it appears that unpermitted grading did occur, resulting in a leveled pathway along the shore above the
rip-rap. The additional walls were installed to facilitate this flat path area (see Exhibits H & I).
The existing bluff was not well-vegetated before the project began, the disturbances resulting from the
materials transport and construction activity have further impacted the vegetation on the slope. The
applicant has not demonstrated that non-mechanical solutions such as deep-rooted plants and shrubs
are not sufficient to provide the necessary stability. The applicant should consider a more robust
vegetation plan to provide additional, long-term erosion control for the slope in addition to the walls. A
landscape plan must be submitted to address the erosion within the bluff. This criterion has not been
met; and
2. Suitable given the demonstrated need;
A global stability analysis by Ronald W. Vickery, PE was provided for the 2024 approval. Mr. Vickery’s
original opinion (and design) was based on assumptions furnished by the applicant. The engineer’s
updated analysis (Exhibit G) states the additional retaining walls improve the stability of the bluff based
on information provided to the engineer by the applicant. This criterion has been met; and
3. Designed by a registered engineer or landscape architect, depending on the project scope; the
applicant provided a revised retaining wall design from Mr. Vickery, a registered engineer, to match the
wall plan as constructed. This criterion has been met; and
4. Designed to be the minimum size necessary to control the erosion problem. The engineer’s original
analysis indicated that the applicant’s original plan was necessary to stabilize the bluff. The engineer
provided a revised slope analysis/opinion indicating the additional walls were necessary. This criterion
has been met.
In addition to the conditions listed in Section 78-1279, Section 78-916 provides a list of conditions supporting
Conditional Use Permit (CUP) issuance. The Planning Commission may recommend and the Council may grant a
CUP as the use permit was applied for or in modified form. Based on the application and the evidence
submitted, the city must find that the proposed use at the proposed location is or will be:
1) Consistent with the community management plan;
Protection and preservation of the natural lake shoreline is a priority outlined within the Comprehensive
Plan. Mechanical measures, such as the installation of retaining walls, particularly walls integrated into a
vertical continuation of the rip-rap (without an opportunity for screening), should not be the first option for
slope stability. Further, the applicant violated the conditional use permit and the administrative building
permit by adding unpermitted walls without the opportunity for the City Council consideration of
placement, necessity, and screening. This criterion is not met.
2) Compliant with the zoning code, including any conditions imposed on specific uses as required by article
V, division 3 of the City Code;
Retaining walls within the lakeyard were considered under the previous application and were permitted
where they were deemed necessary by the applicant’s engineer to protect the integrity of the slope. During
construction, the applicant constructed additional (unpermitted) walls to correct, what was perceived as a
failing slope, not verified by his engineer. Mr. Vickery provided after-the-fact opinion which appears to
correct or supersede his previous analysis. This criterion is not met.
3) Adequately served by police, fire, roads, and stormwater management;
The property meets this standard. This criterion has been met.
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FILE # LA24-000007
17 March 2025
Page 4 of 6
4) Provided with an adequate water supply and sewage disposal system;
The property meets this standard. This criterion has been met.
5) Not expected to generate excessive demand for public services at public cost;
As a result of the applicant’s unpermitted work, additional staff time and inspections were required beyond
that of a standard project. The proposed project for retaining walls will not impact utility or public
infrastructure and will not result in an excessive demand on public services at public cost. This criterion
has been met.
6) Compatible with the surrounding area as the area is used both presently and as it is planned to be used in
the future;
The installation of the additional walls supporting the stone staircase and lakeshore pathway have
changed the character of the property. The unpermitted walls supporting the stone staircase and pathway
construction do not provide an opportunity for vegetative screening from the lake. This criterion is not
met.
7) Consistent with the character of the surrounding area, unless a change of character is called for in the
community management plan;
The installation of stone retaining walls without vegetative screening has changed the character of the
property, impacting the surrounding area. This criterion is not met.
8) Compatible with the character of buildings and site improvements in the surrounding area, unless a
change of character is called for in the community management plan;
The unpermitted retaining walls constructed the entire width of the property are not screened from view
from the lake. The historically natural appearance of the property, although unmaintained for years, has
been irrevocably altered by the additional walls installed along the entirety of the stone stair and at the
base of the slope. This criterion is not met.
9) Not expected to substantially impair the use and enjoyment of the property in the area or have a
materially adverse impact on the property values in the area when compared to the impairment or impact
of generally permitted uses;
The lakeshore bluff improvements should not impair property values or the enjoyment of the neighboring
property owners. This criterion has been met.
10) Provided with screening and buffering adequate to mitigate undesirable views and activities likely to
disturb surrounding uses;
The applicant has not provided a landscape plan to address the additional unpermitted walls constructed
on site. Wherever possible, all retaining walls should be screened by year-round vegetation to provide
natural screening and buffering of the stone stairway and retaining wall improvements when viewed from
the lake. This criterion is not met.
11) Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes, dust, electrical
interference, general unsightliness, or other means;
The proposed walls should not create a nuisance situation. This criterion has been met.
12) Not cause excessive non-residential traffic on residential streets, parking needs that cause a demonstrable
inconvenience to adjoining properties, traffic congestion, or unsafe access;
17
FILE # LA24-000007
17 March 2025
Page 5 of 6
The property is situated on a severe curve along a busy County roadway. The amount of traffic, proximity,
and location of the driveway, and the topography pose challenges for access and construction. This is an
after-the-fact review of constructed improvements, impacts to traffic and residential streets are not
anticipated. This criterion has been met.
13) Designed to take into account the natural, scenic, and historic features of the area and to minimize
environmental impact;
The applicant installed boulder walls to be consistent with the aesthetic of the stone slab stairway and
installed rip-rap. The applicant has not provided a revised landscape plan to screen the additional,
unpermitted walls. Compatibility with the character of the surrounding area has not been verified. This
criterion is not met.
14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-way or
neighboring residential uses or districts;
The lake yard improvements should not result in any lighting or glare being cast off the property toward
the public street, the neighbors, or the lake; this criterion has been met.
15) Not detrimental to the public health, public safety, or general welfare. This is true of the project. This
criterion has been met.
A CUP may be granted subject to such conditions as the Council may prescribe. Additionally, a CUP shall remain in
effect as long as the conditions imposed by the City Council are observed, but nothing in this section shall prevent
the city from enacting or amending official controls to change the status of conditional uses.
Section 78-1680 and 78-1700 – Hardcover Calculations:
Stormwater
Overlay District
Tier
Total Area in
Zone Allowed Hardcover Existing Hardcover Proposed Hardcover
Tier 1 25,288 s.f. 6,322 s.f.
(25 %)
3,291.8 s.f.
(13%)
3,579 s.f.
(14.1%)
Public Comments
To date, no public comments have been received.
Issues for Consideration
1. The construction of the additional, unpermitted walls was a violation of the terms of the CUP
authorized by Resolution 7486, and the administrative building permit. Should the owner be
required to remove the additional walls and restore the site following Resolution 7486?
2. Does the Commission find it necessary to impose conditions to mitigate the impacts created by the
granting of the requested CUP?
3. Are there any other issues or concerns with this application?
Planning Commission Consideration
Options for Motion:
1. Deny the application as applied. The applicant should be directed to correct the site following the
approved plan, which was designed by the applicant’s engineer; or
2. Move to table the application and direct the applicant to provide additional information as determined by
the Planning Commission review on the April agenda; or
18
FILE # LA24-000007
17 March 2025
Page 6 of 6
3. Move to approve the project as constructed and amend the CUP after-the-fact. A revised landscape plan
to screen the additional boulder walls should be provided before the City Council reviews the application.
Planning Staff Recommendation
Planning Commission should discuss the plan changes. determine if the additional walls constructed meet the CUP
criteria for approval, and make a recommendation. If the Commission finds the criteria have been satisfied, a
recommendation for approval may be appropriate. Staff recommends the Commission direct the applicant to
provide an updated landscape plan to screen the walls from the lake.
19
Land Use Application Summary
Application Date:01/30/2025
Address:4745 Northshore Drive
Mound, MN 55364
Parcel Number:
Land Use Number:LA25-000007
Application Submitted By:Property Owner
Owner:Name:
Address: Jasper Properties - Matthew Jasper
Applicant:Name: Matthew Jasper
Company: Jasper Properties
Address: 1929 Fagerness Point Road
Orono, MN 55391
matthew.jasper1@hotmail.com
Contact Information:Associated Contact:
Associated Contact:
Associated Contact:
Associated Contact:
Project Description:After the Fact CUP
Land Use Application Type:Amendmend Application
Appeal of Admin Decision
Concept Application
Conditional Use Permit
Site Plan Application
Subdivision Application
Subdivision Exception
Vacation Application
Variance Application
Applicant Signature:
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June 17, 2024 Project VEC 24-055
Mr. Matt Jasper
4745 North Shore Drive
Orono, MN 55364
Dear Mr. Jasper:
Re: Global Stability Analysis, 4745 North Shore Drive, Orono, MN (Revision 3 Letter)
As you requested, Vickery Engineering & Consulting, LLC (VEC) has prepared the Boulder Retaining
Wall Plans for the referenced project. The Boulder Wall Plans and Boulder Wall Calculations were
submitted under separate cover. As part of the design process, a global stability analysis of the proposed
slope was performed.
Attached to this letter is the results of the global stability analysis. The analysis was performed using
GSlope global stability software. The soil properties for the global stability analysis were assumed, based
on information provided by you. As you can see from the attached global stability analysis, the results of
the analysis indicate an overall global stability factor of safety of 1.378, which is in excess of the industry
standard factor of safety of 1.3. Please note, without the retaining walls, this factor of safety would be
less than 1.3. Therefore, the retaining walls and the stair system are required to stabilize the slope.
Engineering services provided by VEC engineers for this project have been conducted with that level of
care and skill ordinarily exercised by members of profession currently practicing in Minnesota under
similar time restraints and conditions. No warranty, expressed or implied, is made. Thank you for using
the services provided by VEC. If you have any questions regarding this letter, please call Ron Vickery at
952-465-8272.
I hereby certify that this plan, specification, or
report was prepared under my direct supervision
and that I am a duly Licensed Professional Engineer
under the laws of the State of Minnesota.
Ronald W. Vickery, PE
President/Principal Engineer
Registration Number: 24065
June 17, 2024
Attachments: Global Stability Analysis
49
9309309409409509509609604/15/2024 8:12:06 AM F = 1.378Gamma CPhiPiezo Ru pcf psfdegSurf.Boulders 145 200 50 1 0Clayey Sand 120 100 30 1 0VEC 24-0554745 North Shore Drive, Orono, MN April 15, 2024-50050100150F = 1.37850
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Last Updated: January 2020
Note: This is an information sheet only, every effort has been made to insure the accuracy of the information contained herein;
however, if any information is not consistent with provisions of the City Code, the Code provisions will prevail.
Page 8 of 9
City of Orono
Hardcover Calculation Worksheet
Property Address:
Prepared by: Date:
Stormwater Quality Overlay District Tier: (Circle one) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5
Step 1: EXISTING HARDCOVER
In the following table identify all items of existing hardcover on the property, keyed by letter to site plan or
survey (must accompany this form). Use as many lines as necessary to accurately depict existing hardcover
status of the property. For Tier 1 properties, identify any features by letter which are split at the 75’ setback
line and calculate hardcover square footage separately for each portion.
Key to
Survey Hardcover Item (Describe) Length x Width Total
(Square Feet)
(Example) (Garage) (24’ x 30’) (720 S.F.)
A S.F.
B S.F.
C S.F.
D S.F.
E S.F.
F S.F.
G S.F.
H S.F.
I S.F.
J S.F.
K S.F.
L S.F.
M S.F.
N S.F.
O S.F.
P S.F.
Q S.F.
R S.F.
S S.F.
T S.F.
U S.F.
V S.F.
W S.F.
X S.F.
Y S.F.
Z S.F.
(1) Total Existing Hardcover S.F.
Excludable Hardcover (See City Code Sec 78-1684):
S.F.
S.F.
S.F.
S.F.
S.F.
(2) Total Excludable Hardcover S.F.
(3) Net Existing Hardcover [Subtract line (2) from line (1)]S.F.
(4) Total Lot Area S.F.
Proposed Hardcover Percentage [ (3) ÷ (4) ] %
(Proposed Hardcover next page)
Garage 34.6' X 21.8'
House (23' X 30') (17.2' X 33.8')
Deck (15' X 10') (4' X 25')
Cantilever 4' X 33.8'
Driveway 34' X 18'Retaining wall not within 75'140' X 1'
Stairway to Lake & Other (80' X 4') (10' X 4')Pump/Boat House 14.9' X 12.5'
754.28
1,271.36
250
135.2
612
140
360
186.25
Retaining wall not within 75'140' X 1'140
First 100 SF Pervious of Deck 100
240
3,718.09
3,478.09
25,288
13.753
4745 North Shore Drive
Matt Jasper 6/11/2024
Air Conditioner 3' X 3'9
59
Last Updated: January 2020
Note: This is an information sheet only, every effort has been made to insure the accuracy of the information contained
herein; however, if any information is not consistent with provisions of the City Code, the Code provisions will prevail.
Page 9 of 9
City of Orono
Hardcover Calculation Worksheet
Property Address:
Prepared by: Date:
Stormwater Quality Overlay District Tier: (Circle one) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5
Step 2: PROPOSED HARDCOVER
In the following table, identify all items of proposed hardcover on the property, keyed by letter to site plan
or survey (must accompany this form). Include all existing hardcover items that are intended to remain,
as well as all proposed hardcover items that will be added. Use as many lines as necessary to
accurately depict proposed hardcover status of the property. For Tier 1 properties, identify any features
by letter which are split at the 75’ setback line and calculate hardcover square footage separately for
each portion.
Key to
Survey Hardcover Item (Describe) Length x Width Total
(Square Feet)
(Example) (Garage) (24’ x 30’) (720 S.F.)
A Garage S.F.
B S.F.
C Deck S.F.
D S.F.
E S.F.
F S.F.
G S.F.
H S.F.
I S.F.
J S.F.
K S.F.
L S.F.
M S.F.
N S.F.
O S.F.
P S.F.
Q S.F.
R S.F.
S S.F.
T S.F.
U S.F.
V S.F.
W S.F.
X S.F.
Y S.F.
Z S.F.
(1) Total Proposed Hardcover S.F.
Excludable Hardcover (See City Code Sec 78-1684):
S.F.
S.F.
S.F.
S.F.
S.F.
(2) Total Excludable Hardcover S.F.
(3) Net Proposed Hardcover [Subtract line (2) from line (1)]S.F.
(4) Total Lot Area S.F.
Proposed Hardcover Percentage [ (3) ÷ (4) ] %
34.6' X 21.8'
Driveway
House
Retaining Wall Not Within 75' of Lake
l
135.2
754.28
612
25,288
First 100 SF Pervious of Deck
4745 North Shore Drive
Matt Jasper 6/11/2024
4' X 33.8'
34' X 18'
Cantilever
(15' X 10') (4' X 25') 250
(23' X 30') (17.2' X 33.8')1,271.36
4,014.12
14.92
3,744.12
240
100
140
Retaining Wall Not Within 75' of Lake
Stairway to Lake & four landingsPump/Boat House
Air Conditioner
(85' X 4') (5.5 X 5.5 X 4)
Retaining Wall Within 75' of Lake near Rip Rap 90' X 1'
14.9' X 12.5'
3' X 3'
140' X 1'140
461
186.25
9
90
140' X 1'
Retaining Wall Within 75' of Lake along stairway 55' X 1'55Retaining Wall Within 75' of Lake at slope bottom 50' X 1'50
60
From:Ronald W. Vickery, P.E.
To:Jasper, Matthew M CSM USARMY NG MNARNG (USA)
Subject:VEC 24-055 - 4745 North Shore Drive, Orono, MN
Date:Tuesday, December 3, 2024 12:15:20 PM
Attachments:Asbuilt Survey 23170 dated 11-12-24.pdf
Matt - as requested, I reviewed the attached as-built survey for your project. As we previously
discussed, the step pieces needed protection from erosion by placing additional boulders
along the staircase to keep the stairs protected.
Also as we discussed, at the bottom of the hillside where the shed was previously located,
there was a retaining wall that had been washed over. The contractor rebuilt that wall and
extended it to the stairway because of how steep the hillside was. There was a concern that
the hill could potentially slide and jeopardize the stairs. Therefore, the additional wall was
required for overall stability.
Please let me know if you have questions or need anything else.
Thanks,
Ron
We’ve moved! See our new address below!
Ronald W. Vickery, PE
Vickery Engineering & Consulting, LLC
Post Office Box 86
Grandy, MN 55029
Phone: 952-465-8272
www.vickeryeng.com
~Engineering Solutions for an Unstable World~
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36 12-117-24 41 0001
JOSEPH GARRITANO
JILL TOKARCZYK
4801 MINNEAPOLIS AVE
MOUND MN 55364
36 12-117-24 41 0013
STEPHEN J KAMINSKI
KAY G KAMINSKI
4821 MINNEAPOLIS AVE
MINNETRISTA MN 55364
38 07-117-23 23 0027
DWIGHT A AFFELDT
PATRICIA E AFFELDT
4765 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 23 0035
NICHOLAS SCHMITT
4740 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 23 0036
STEVEN F & JOAN VALEK
4720 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 23 0037
STEVEN F & JOAN VALEK
4720 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 32 0003
TERRY CHRISTIANSON
4641 TONKA VIEW LANE
MOUND MN 55364
38 07-117-23 32 0004
ALLEN BREDESON
4735 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 32 0009
VIKTORYIA BANCHUK
6627 TESSMAN LN
BROOKLYN PARK MN 55445
38 07-117-23 32 0010
RYAN P TURNER
4745 TONKAVIEW CT
MOUND MN 55364
38 07-117-23 32 0011
JAMES & MARTHA HARTFIEL
4749 TONKAVIEW CT
MOUND MN 55364
38 07-117-23 32 0012
S A SCHAUER & F E KOUBSKY
4751 TONKAVIEW CT
MOUND MN 55364
38 07-117-23 32 0013
CORY GERBER
JANICE GERBER
4753 TONKAVIEW CT
MOUND MN 55364
38 07-117-23 32 0014
L GREENHAGEN & V GREENHAGEN
4739 TONKAVIEW CT
MOUND MN 55364
38 07-117-23 32 0019
MATTHEW MICHAEL JASPER
4745 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0020
THOMAS J CORNELISSEN
KAREN PRESTON
4753 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0021
NAM PHAM
THU PHAN
8812 138TH ST W
SAVAGE MN 55378
38 07-117-23 32 0022
BEN A WASSCHER TRUST
KATRINA WASSCHER TRUST
4775 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0023
CITY OF ORONO
P O BOX 66
CRYSTAL BAY MN 55323
38 07-117-23 32 0025
ERICH K BLAUFUSS
ELIZABETH BLAUFUSS
4625 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 32 0026
JAMES R & DAWN ABRAHAMSON
4629 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 32 0050
AARON COHODES GOLDSTEEN
4680 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0053
GEORGE THOMAS AHERN
CANDACE F AHERN
1345 REST POINT LA
MOUND MN 55364
38 07-117-23 32 0054
GEORGE T AHERN
CANDACE F AHERN
1345 REST POINT LA
MOUND MN 55364
38 07-117-23 32 0056
KELLI GILLSPIE-COEN
STEVEN C COEN
4685 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0057
KIM G & HONI L MARONDE
4755 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 32 0058
ANDREW H & TRACY K RASCHER
4705 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0059
MOLLY G PORTER
CAMERON J PORTER
4695 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0064
ROAL REVOCABLE INTERVIVOS TR
4655 TONKAVIEW LA
MOUND MN 55364
38 07-117-23 32 0065
DAVID DARROW
JENNIFER ZICK
4685 TONKAVIEW LA
MOUND MN 55364
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38 07-117-23 32 0066
BRADLEY K ARENDS
TEMPEST A ARENDS
4725 NORTH SHORE DR
MOUND MN 55364
38 07-117-23 32 0067
JUSTIN B HOUSTON
ALLISON J HOUSTON
4731 NORTH SHORE DR
MOUND MN 55364
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Hennepin County Locate & Notify Map
4745 North Shore Dr
0 100 20050 Feet
Date: 1/31/2025
Buffer Size:500
Map Comments:
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
69
Date: March 17, 2025 Item: 5.2
Presenter: Matt Karney, Planner
Section: Public Hearings
Title: LA25-000009, Midco, 3245 Wayzata Boulevard West, Interim Use Permit
(Matthew Karney)
1.Purpose:
The applicant requests an Interim Use Permit (IUP) for equipment storage and staging associated with a utility
project in public rights-of-way.
2.MN§15.99 Application Deadline:
The application was made on February 18, 2025 and deemed complete on February 28, 2025.
Following the 60-day review period this application expires on April 29, 2025.
3.Background:
The applicant requests an Interim Use Permit to utilize an approximately 5-acre portion of a 25.8-acre parcel at
3245 Wayzata Boulevard West for staging and storage to support a utility fiber project in public rights-of-way
in the City of Orono. The applicant requests the duration of the IUP to run through the end of December 2026.
4.Public Comment:
No public comments have been received.
5.Staff Recommendation:
Staff recommends approval of the Interim Use Permit for equipment storage and staging
associated with
a utility project in public rights-of-way, subject to the following conditions:
1. The interim use permit will be active until the end of December 2026, as requested by the
applicant.
2. The applicant shall ensure all other permits for other governmental agencies are obtained
prior
to commencing work on the site, this includes Hennepin County and Minnehaha Creek
Watershed District
6.Planning Commission Action Requested:
If the commission agrees with staff's analysis; a MOTION should be made for approval of the
proposed application with the identified conditions.
AGENDA ITEM
Exhibits
Exhibit A - Staff Report
Exhibit B - Application Summary
Exhibit C - Cover Letter
Exhibit D - Site Plan
Exhibit E - Aerial Images
70
Exhibit F - Survey
Exhibit G - Mailing Map and List
71
Date Application Received: 02/18/2025
Date Application Considered as Complete: 02/28/2025
60-Day Review Period Extension Expires: 04/29/2025
To: Chair Bollis and Planning Commission Members
Adam Edwards, City Administrator
From: Matthew Karney, Planner
Date: 17 March 2025
Subject: LA25-000009, Midco, 3245 Wayzata Boulevard West (PID: 3211823140002)
Interim Use Permit – Public Hearing
Background
The applicant requests an Interim Use Permit (IUP) to utilize an approximately five (5) acre portion of a
25.8-acre parcel at 3245 Wayzata Boulevard West for staging and storage to support a utility fiber project.
The applicant requests the duration of this IUP to run through the end of December 2026.
The materials to be stored on the property will be reels of conduit and fiber, storage containers for smaller
equipment, and trash containers. The use of the property will be during the hours of 7AM and 7PM, with
the applicant and its contractor accessing the site with a rock construction entrance to pick up and deliver
materials as needed.
The applicant intends to begin staging the site following approval of the IUP and will install erosion control
measures to address the open working areas on the site. The applicant has indicated the area subject to
the IUP will be adequately maintained and will be reverted to its present conditions with vegetation at
the end of the IUP’s timeline.
Interim Use Permit Analysis
The property is zoned RR-1B, which requires an IUP for temporary facilities for construction staging,
materials, and equipment storage when such facilities are associated with public rights-of-way. This
proposed an IUP supports the proposed fiber installation project within the public rights-of-way within
the City. Per Section 78-421 of the City Code:
Temporary facilities for construction staging, materials and equipment storage, and materials recycling,
when such facilities are associated with adjacent public road construction or reconstruction projects in
the City of Orono.
a) Time limit—The facility must be completely removed and the site returned to its original state
or better within six months of project completion.
Based on the timing provided by the applicant, the site would need to be returned to its original state
by the end of June 2027.
b) Applicant shall submit plans indicating the site layout, scheduling and timing of the use, and the
routes for trucks hauling materials to and from the site.
The applicant submitted a site plan showing the general layout of the staging and storage operations
on the site, as well as operating hours for site access. Hauling routes were not provided with the
application.
Application Summary: The applicant requests an interim use permit for equipment storage and
staging associated with a utility project in public rights-of-way.
Staff Recommendation: Planning Staff recommends approval.
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FILE # LA25-000009
17 March 2025
Page 2 of 5
c) Applicant shall adhere to all city and other agency requirements for site and adjacent road
maintenance, and traffic control measures.
The applicant has coordinated with Orono Public Works prior to applying and will be in touch with
Hennepin County regarding the site access with Wayzata Boulevard West.
Interim Use Permit (Sections 78-916 and 78-1747)
On the basis of the application and the evidence submitted, the city must find that the proposed use at
the proposed location is or will be (78-916):
1) Consistent with the community management plan:
The project supports the growth of telecommunication access in the City, an aspect that is consistent
with the Plan. This criterion is met.
2) Compliant with the zoning code, including any conditions imposed on specific uses as required by
article V, division III of the City Code:
Staff finds the proposed interim use is compliant with the zoning code and is not subject to conditions by
Article V, Division III of the City Code.
3) Adequately served by police, fire, roads, and stormwater management:
The property meets this standard. This criterion is met.
4) Provided with an adequate water supply and sewage disposal system:
As existing vacant land, the property does not have a water supply or sewage disposal, but the interim
use of equipment storage and staging does not require water or sanitation access. This criterion is met.
5) Not expected to generate excessive demand for public services at public cost:
This proposal is not anticipated to impact public services. This criterion is met.
6) Compatible with the surrounding area as the area is used both presently and as it is planned to
be used in the future:
Much of the area that was not impacted by the development of roads, is vacant land. The property in
the past has provided staging and storage for the construction of US Highway 12. Upon culmination of
the interim use, the property can be contemplated for future development coincidental to the Plan. This
criterion is met.
7) Consistent with the character of the surrounding area, unless a change of character is called for
in the community management plan:
The proposed use is not necessarily consistent with the character of the surrounding area, but is
temporary in nature, and should not affect the long-term character of this area. This criterion is met.
8) Compatible with the character of buildings and site improvements in the surrounding area, unless
a change of character is called for in the community management plan:
The area is comprised of vacant land or wetlands, with limited site improvements. The proposed
temporary staging and storage is adequately screened should not impact the character of other
improvements in the area. This criterion is met.
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FILE # LA25-000009
17 March 2025
Page 3 of 5
9) Not expected to substantially impair the use and enjoyment of the property in the area or have a
materially adverse impact on the property values in the area when compared to the impairment
or impact of generally permitted uses:
The interim use is not anticipated to impact the use or enjoyment of property in the area. This criterion
is met.
10) Provided with screening and buffering adequate to mitigate undesirable views and activities likely
to disturb surrounding uses:
The area of the subject property where the interim use will occur has tree cover and/or large grades to
screen all sides of the property from undesirable views and activities. This criterion is met.
11) Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes, dust,
electrical interference, general unsightliness, or other means:
The proposal is not anticipated to create a nuisance, given the existing conditions of the property with
its location between two major thoroughfares and with adequate vegetative screening on-site. This
criterion is met.
12) Not cause excessive non-residential traffic on residential streets, parking needs that cause a
demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access:
The proposal is not anticipated to create excessive traffic burdens on the nearby road network. Wayzata
Boulevard West is a minor arterial county road that has the capacity to serve this use. This criterion is
met.
13) Designed to take into account the natural, scenic, and historic features of the area and to minimize
environmental impact:
The property has wetland areas in various areas. The applicant has proposed the interim use to occur in
an environmentally sensitive location, outside of the wetland areas of the property. This criterion is met.
14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-
way or neighboring residential uses or districts:
The proposal does not include the installation of any exterior lighting. This criterion is met.
15) Not detrimental to the public health, public safety, or general welfare:
Staff finds the proposal does not come at a detriment to the public health, safety, or welfare of residents
and landowners of the City of Orono.
No interim use permit may be granted unless the city council determines that the use will comply with
the following (78-1747):
1) The use is allowed as an interim use in the applicable zoning district:
The staging and storage of materials for a utility project within public rights-of-way in the City of
Orono is allowed as an interim use in RR-1B zoning district. This criterion is met.
2) The use will not delay anticipated development or redevelopment of the site:
The portion of the site to be used will not delay the current or future development of the vacant site.
This criterion is met.
3) The use will not be in conflict with any provisions of the City Code on an ongoing basis:
74
FILE # LA25-000009
17 March 2025
Page 4 of 5
Staff finds the proposed use does not create a conflict with the City Code. This criterion is met.
4) The use will not adversely affect the adjacent property, the surrounding neighborhood, or
other uses on the property where the use will be located:
The proposed use is not anticipated to adversely affect the adjacent area. Only five (5) acres of the
25.8-acre property will be utilized, and existing conditions indicate this area will be adequately
buffered from other properties and uses by distance and vegetation. The applicant proposes limited
working hours for the site consistent with the construction hour limitations identified in the City Code.
The site has considerable tree cover and is located directly between US Highway 12 and Wayzata
Boulevard West. This criterion is met.
5) The use will not impose additional unreasonable costs on the public:
The interim use will not impose additional costs on the public. No public improvements or utility
demands are necessary for the proposed use. This criterion is met.
6) The date or event that will terminate the use can be identified with certainty:
The applicant has indicated that the staging and storage use will cease in December 2026 at
conclusion of the utility installation project. The site will be resorted to existing grades and will be
vegetated. This criterion is met.
7) The applicant agrees in writing to any conditions that the city council deems appropriate for
the use, including a requirement for a financial security to ensure removal of all evidence of
the use upon termination, and restoration of the site to prior or better conditions. The
conditions shall be set forth in a development agreement between the property owner and the
city, which agreement shall be recorded with the Hennepin County Recorder or Register of
Deeds:
Approval of the Interim Use Permit will be executed through a signed and recorded resolution. All
requirements for the use and conditions of approval will be stated within the resolution. This criterion
is met.
The Commission may recommend or Council may impose conditions in granting of an IUP. Any conditions
imposed must be directly related to and must bear a rough proportionality to the impact created by the
IUP.
Public Comments
The City has not received any public comments regarding the application.
Planning Staff Recommendation
Staff recommends approval of the Interim Use Permit for equipment storage and staging associated with
a utility project in public rights-of-way, subject to the following conditions:
1) The interim use permit will be active until the end of December 2026, as requested by the
applicant.
2) The applicant shall ensure all other permits for other governmental agencies are obtained prior
to commencing work on the site, this includes Hennepin County and Minnehaha Creek
Watershed District.
75
FILE # LA25-000009
17 March 2025
Page 5 of 5
List of Exhibits
Exhibit A. Staff Report
Exhibit B. Application
Exhibit C. Cover Letter
Exhibit D. Site Plan
Exhibit E. Aerial Imagery
Exhibit F. Property Survey
Exhibit G. Mailing List & Map
76
Land Use Application Summary
Application Date:02/18/2025
Address:3245 Wayzata Boulevard West
Orono, MN 55356
Parcel Number:3211823140001
Land Use Number:LA25-000009
Application Submitted By:
Owner:Name: LAKEWEST LLC
Address: 14525 HIGHWAY 7 #265MINNEONKA MN 55345
Applicant:Name: Ryan Barr
Company: Midco
Address: 4020 W. Cayman St
Sioux Falls, SD 57107
ryan.barr@midco.com
Contact Information:Associated Contact:
Associated Contact:
Associated Contact:
Associated Contact:
Project Description:Material Storage area for Midco
Land Use Application Type:Amendmend Application
Appeal of Admin Decision
Concept Application
Conditional Use Permit
Site Plan Application
Subdivision Application
Subdivision Exception
Vacation Application
Variance Application
Applicant Signature:
77
February 26, 2025
City of Orono
2750 Kelley Parkway
Orono MN 55356
Re: Interim Use Permit Application for 3245 Wayzata Blvd West
Midcontinent Communications (Midco) is requesting an Interim Use Permit (IUP) from the City
of Orono to use a portion of the property located at 3245 Wayzata Blvd W for staging and
material storage related to our fiber telecommunications build.
Midco plans to use this property to store materials which will include reels of conduit and fiber,
approximately ten 40’ storage containers to house smaller materials, and two dumpsters to
contain waste. Midco will not have any contaminants related to this project on the property.
Our plan is to use approximately five acres of this property as shown in red on the attached
map. We will have no impact on the adjacent wetlands. We request to utilize this property
beginning March 2025 through December 2026.
All activity at this site will take place between the hours of 7:00AM and 7:00PM. There will be
daily stops to this location by Midco staff and Midco’s hired contractors to pick up materials.
Midco will bring in rock/gravel at the beginning of this project to minimize the impact of our
vehicles on adjacent roadways. We will install silt fencing around the area that will be used to
stage our project. Our storage containers will be locked every night and the entrance will be
blocked off at the end of each day. We will maintain the property throughout the project and
return it to its original state at the end of our lease agreement.
Thank you for your prompt consideration for this permit. Please contact me if you should require
any additional information or clarification.
Ryan Barr
Project Manager
605-201-9584
Ryan.Barr@Midco.com
78
Responses to Interim Use Criteria:
a. The use will meet the general performance standards in section 78-916 of this chapter:
Yes, it will meet the general performance standards.
b. The use is allowed as an interim use in the applicable zoning district:
This proposed interim use is allowed in the property’s zoning district.
c. The use will not delay anticipated development or redevelopment of the site:
No, we have a lease agreement with the property owner.
d. The use will not be in conflict with any provisions of the City Code on an ongoing basis:
No, this will not conflict with any city code provisions.
e. The use will not adversely affect the adjacent property, the surrounding neighborhood, or
other uses on the property where the use will be located:
No, this will not affect any neighbors, the work will be conducted inside of the city of
Orono established hours of 7am to 8pm, Monday through Friday.
f. The use will not impose additional unreasonable costs on the public:
No cost to the public.
g. The date or event that will terminate the use can be identified with certainty:
This lease agreement with the property owner will be till the end of December 2026.
h. The applicant agrees in writing to any conditions that the city council deems appropriate for
the use, including a requirement for a financial security to ensure removal of all evidence of
the use upon termination, and restoration of the site to prior or better conditions. The
conditions shall be set forth in a development agreement between the property owner and
the city, which agreement shall be recorded with the Hennepin County Recorder or
Registrar of Deeds:
We agree to putting the proposed area back to the original condition upon completion
of the project.
79
Outside Storage AreaOutside Storage AreaC o n t a i n e r s Trailers/VehiclesDumpsters/BiffOutside Storage
80
10121010
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988986984982978976980S 01°05'38" W 1232.50393.24N 88°54'22" W 418.00 50.00N 01°05'38" E 392.08S 89°04'24" E 418.0050.00S 89°03'53" E 418.00
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6N 00°17'00" E 538.0050.00488.00West line of Gov't Lot 1,
Sec. 32-118-23 based on
MC 13 being lost
West line of Gov't Lot 1,
Sec. 32-118-23 based on
MC 13 being perpetuatedN 00°26'51" W90\179WAYZATA BLVD
TELEPHONE
CABLE POST
Remains of
old fence
S 89°03'53" E 1374.07
FOUND MnDOT
MONUMENT
NOTE: ACCESS CONTROL BY MnDOT
12" LINDEN
10" BLACK OAK
12" LINDEN
14" BLACK OAK
14" SCOTCH PINE
14" LINDEN
28" WHITE OAK
28" BLACK OAK
22" MAPLE
22" OAK
20" MAPLE
10" LINDEN
24" MAPLE
20" SOFT
MAPLE
10" SOFT
MAPLE
14" SOFT
MAPLE10" SOFT
MAPLE
12" SOFT
MAPLE
14" SPRUCE
12" SOFT
MAPLE
10" WHITE OAK
10" SPRUCE
20" SOFT
MAPLE
10" SPRUCE20" SOFT
MAPLE
20" SOFT
MAPLE
18" SOFT
MAPLE
40" LINDEN
18" WHITE PINE
10" SPRUCE
28" LINDEN
28" BLACK OAK
12" BLACK
WALNUT
12" BLACK
WALNUT
12" BLACK
WALNUT
12" ASH
10" SPRUCE
24" ASH
16" SPRUCE16"
SPRUCE
22" SCOTCH
PINE
20"
SPRUCE
22" SCOTCH
PINE
12"
SPRUCE
18"
SPRUCE
20"
SPRUCE
22" SCOTCH
PINE10" ELM
16" SPRUCE16" SPRUCE
28" ASH10"
BLACK
WALNUT
22" MAPLE
10"
BLACK
WALNUT
28" MAPLE
10" ASH
10" MAPLE
10" RED
PINE
12" RED
PINE 12" RED
PINE
14" ASH
10" APPLE
14" ASH
14" ASH
12" SPRUCE
ELM CLUMP
14" ELM
14" WHITE
PINE
14" WHITE
PINE
16" WHITE
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3-18"
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PINES14" RED
PINE10" ASH10" ASH
12" ASH
14" BLACK
WALNUT
12" BLACK
WALNUT
12" BLACK
WALNUT
18" ASH14" MAPLE
10" LOCUST
20" LOCUST
26" MAPLE
18" HACK-
BERRY
22" SILVER
MAPLE
24" SILVER
MAPLE
24" ASH
30" ELM28" LINDEN
28" BLACK
OAK
24" LINDEN12" SPRUCE
12" SPRUCE
12" SPRUCE
16" ASH
16" LINDEN
20" LINDEN
10" BLACK
WALNUT
10" BOX
ELDER
12X14"
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10X14"
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12" LINDEN
10" HACKBERRY
28" LINDEN
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ASH
16" ASH
12" ASH
28" BLACK
OAK
12" SPRUCE
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WETLAND 2
(MANAGE 1)
WETLAND 1
(MANAGE 2)File Location: X:\4000330-00\001\40 Design\00 Sheets - Mass Grading\DEMOLITION-MG.dwg Plotted By: Ben Palazzolo on June 19, 2024 at 12:14:53 PMKnow what's below.
Call before you dig.
R Dial 811
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SCALE IN FEET
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N
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E CITY SUBMITTAL2024-06-193
13ORONO, MINNESOTAMASS GRADINGEISINGER MEADOWS - MASS GRADINGDEMOLITION PLAN - VIEW Awww.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.DATEDESCRIPTIONProject No.:
Drafted By:
Designed By:
Sheet of
MARK RAUSCH
43480
MPR
BJP
4000330-00
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
Civil Engineer under the laws of the
State of MINNESOTA.
3 13
LEGEND:
C O N T A I N E R SDumpsters/BiffOutside StorageOutside StorageTrailers/VehiclesOutside Storage
81
WAYZATA BLVD
TELEPHONE
CABLE POST
U.
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.
H
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H
W
A
Y
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.
1
2
WETLAND 2
(MANAGE 1)
WETLAND 1
(MANAGE 2)File Location: X:\4000330-00\001\40 Design\00 Sheets - Mass Grading\WETLAND-MG.dwg Plotted By: Ben Palazzolo on June 19, 2024 at 12:15:30 PMKnow what's below.
Call before you dig.
R Dial 811
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SCALE IN FEET
40 80 160
N
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E CITY SUBMITTAL2024-06-199
13ORONO, MINNESOTAMASS GRADINGEISINGER MEADOWS - MASS GRADINGWETLAND MANAGEMENT PLANwww.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.DATEDESCRIPTIONProject No.:
Drafted By:
Designed By:
Sheet of
MARK RAUSCH
43480
MPR
BJP
4000330-00
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
Civil Engineer under the laws of the
State of MINNESOTA.
9 13
WETLAND SUMMARY
WETLAND BUFFER CALCULATION
LEGEND:Dumpsters/BiffC O N T A I N E R SOutside StorageOutside Storage Outside StorageTrailers/Vehicles82
Exhibit E – Aerial Imagery of 3245 Wayzata Boulevard West
83
84
85
Hennepin County Locate & Notify Map
3245 Wayzata Bld W
0 410 820205 Feet
Date: 2/21/2025
Buffer Size:500
Map Comments:
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
86
38 32-118-23 11 0001
BARBARA LUPIENT
C/O LUPIENT AUTOMOTIVE GRP
7100 WAYZATA BLVD #200
GOLDEN VALLEY MN 55426
38 32-118-23 14 0001
LAKEWEST LLC
14525 HIGHWAY 7 #265
MINNEONKA MN 55345
38 32-118-23 14 0002
LAKEWEST LLC
14525 HIGHWAY 7 #265
MINNEONKA MN 55345
38 33-118-23 22 0001
BARBARA LUPIENT
C/O LUPIENT AUTOMOTIVE GRP
7100 WAYZATA BLVD #200
GOLDEN VALLEY MN 55426
38 33-118-23 23 0002
KATHRYN DUMAS
ROBERT DUMAS
3025 WAYZATA BLVD BOX 607
LONG LAKE MN 55356
87
Date: March 17, 2025 Item: 5.3
Presenter: Laura Oakden, Community Development Director
Section: Public Hearings
Title: LA25-000002, City of Orono Text Amendment: City Code Section 78-
1279(6) - Average Lakeshore Setback (Laura Oakden)
1.Purpose:
The City of Orono proposes an amendment to Zoning Code Section 78-1279 regarding average
lakeshore setback and to fix typographic errors.
2.Background:
The Average Lakeshore Setback (ALS) standards are within the Shoreland Overlay District
regulations. The purpose of the ALS regulation is to protect views of the lake or sightlines to the
lake over a subject property. The code attempts to describe a setback line based on the location of
the existing principal residence buildings on neighboring lakeshore lots. The ALS prohibits
buildings (principal and accessory) and certain accessory structures from being located lakeward
of this setback line as defined.
It is not uncommon for regulations to be amended or modified over time. The ALS code language
has been amended numerous times since its adoption with the Shoreland Overlay District
Regulations in 1992 to clarify terms and/or to add exceptions (including the above-noted 42-inch
exception) from the standard. As a result of a recent amendment there is a typo in the language
which creates confusion. Staff proposes amendments to clarify the language (rearranging text),
update references to other sections of the code, and correct the typo; no change in the purpose or
application of the regulation is proposed. The proposed changes are intended to make the text
easier to understand and apply.
3.Public Comment:
No public comments have been received. The proposed code language was sent to the DNR for
their review and approval; a Conditional Approval letter from the DNR is attached as an exhibit.
4.Staff Recommendation:
Planning Department Staff recommends approval.
5.Planning Commission Action Requested:
Review the proposed text and make a MOTION to approve the proposed text amendment to the
Average Lakeshore Setback.
AGENDA ITEM
Exhibits
Ex A LA25-000002, TA, ALS, PCSR
Ex B Draft Changes 78-1279
Ex C Draft Changes 78-1279 CLEAN (no strikethrough)
Ex D DNR Conditional Approval
88
To:Chair Bollis and Planning Commission Members
Adam Edwards, City Administrator
From:Laura Oakden, Community Development Director
Date:March 17, 2025
Subject:LA25-000002, City of Orono Text Amendment: City Code Section 78-1279(6) -
Average Lakeshore Setback
Background
The Average Lakeshore Setback (ALS) standards are within the Shoreland Overlay District
regulations. The purpose of the ALS regulation is to protect views of the lake or sightlines to the
lake over a subject property. The code attempts to describe a setback line based on the location
of the existing principal residence buildings on neighboring lakeshore lots. The ALS prohibits
buildings (principal and accessory) and certain accessory structures from being located lakeward
of this setback line as defined.
“Buildings” and “structures” are defined in Section 78-1 of the Zoning Code as follows:
Building means any structure having a roof which may provide shelter or enclosure of
persons, animals or chattel; and when the structure is divided by party walls without
opening, each portion of such building so separated shall be deemed a separate
building.
Structure means anything which is built, constructed or erected, an edifice or building of
any kind, or any piece of work artificially built up or composed of parts joined together in
some definite manner, which requires a location on, below or above the ground, land or
water, or attached to something having a location on the ground, land or water.
The ALS code language also outlines exceptions for accessory structures that do not exceed 42
inches in height (measured from existing grade) as these improvements are low/at grade and do
not impact lake sightlines (i.e. pools, patios, retaining walls).
It is not uncommon for regulations to be amended or modified over time. The ALS code
language has been amended numerous times since its adoption with the Shoreland Overlay
District Regulations in 1992 to clarify terms and/or to add exceptions (including the above-noted
42-inch exception) from the standard. As a result of a recent amendment there is a typo in the
language which creates confusion.
At this time, staff proposes amendments to clarify the language (rearranging text), update
references to other sections of the code, and correct the typo; no change in the purpose or
application of the regulation is proposed. The proposed changes are intended to make the text
easier to understand and apply.
Public Comments
No public comments have been received. The proposed code language was sent to the DNR for
their review and approval; a Conditional Approval letter from the DNR is attached as an exhibit.
Application Summary: The City of Orono proposes an amendment to Zoning Code Section 78-
1279 regarding average lakeshore setback and to fix typographic errors.
Staff Recommendation: Planning Department Staff recommends approval.
89
LA24-000064
March 17, 2025
Page 2 of 2
Issues for Consideration
1. Are there any issues or concerns with this proposal?
Planning Staff Recommendation
Planning Staff recommends approval of the amendment as drafted.
90
Created: 2025-01-06 08:14:37 [EST]
(Supp. No. 21, Update 4)
Page 1 of 1
Sec. 78-1279. Placement of buildings and structures on lots.
(6) Average lakeshore setback. The average lakeshore setback line shall be a straight line connecting the
most lakeward protrusions of the principal buildings on the immediately adjacent lakeshore lots over
the subject lakeshore lot. No principal or accessory building or accessory structure shall be located
closer to the Ordinary High Water Line (OHWL) on a lakeshore lot than the average distance from the
shoreline of existing principal buildings on adjacent lots lakeshore setback line;. This does not apply to
patios and other accessory structures less than 42 inches above existing grade ;, and/or stairways, lifts,
landings (as regulated under Section 78-1282); or, lockboxes, flagpoles, and pump houses (defined as
water-oriented accessory structures in Section 78-1281). Further, the average lakeshore setback shall
apply only to classified lakes and shall not apply to tributaries. The average lakeshore setback line shall
be a straight line connecting the most lakeward protrusions of the principal buildings on the
immediately adjacent lakeshore lots.
a. In situations where improvement is proposed on a lot adjacent to a vacant lot or right -of-way,
the average lake shorelakeshore setback shall be equivalent to the setback of the most lakeward
protrusion of the principal building on the immediately adjacent improved lakeshore lot.
b. In situations where the average lake shorelakeshore setback line bisects the principal building
located on either of the adjacent lakeshore lots, the next most adjacent lake side point of the
bisected principal building shall be used for to determineing the average lakeshore setback. If the
adjusted line continues to bisect the principal building, the next, most lakeside point of that
principal building is toshall be used until the setback line does not bisect the principal buildings
on either of the an adjacent lakeshore lots.
91
CLEAN VERSION
Average lakeshore setback.The average lakeshore setback line shall be a straight line connecting the most
lakeward protrusions of the principal buildings on the immediately adjacent lakeshore lots over the subject
lakeshore lot. No principal or accessory building or accessory structure shall be located closer to the Ordinary
High Water Line (OHWL) on a lakeshore lot than the average lakeshore setback line. This does not apply to
patios and other accessory structures less than 42 inches above existing grade; stairways, lifts, landings (as
regulated under Section 78-1282); or lockboxes, flagpoles, and pump houses (defined as water-oriented
accessory structures in Section 78-1281). Further, the average lakeshore setback shall apply only to classified
lakes and shall not apply to tributaries.
a.In situations where improvement is proposed on a lot adjacent to a vacant lot or right-of-way,
the average lakeshore setback shall be equivalent to the setback of the most lakeward protrusion
of the principal building on the immediately adjacent improved lakeshore lot.
b.In situations where the average lakeshore setback line bisects the principal building located on
either of the adjacent lakeshore lots, the next most adjacent lakeside point of the bisected
principal building shall be used to determine the average lakeshore setback. If the adjusted line
continues to bisect the principal building, the next, most lakeside point of that principal building
shall be used until the setback line does not bisect the principal buildings on either of the
adjacent lakeshore lots.
92
1801 South Oak Street
Lake City, MN 55041
February 26, 2025
Laura Oakden
Community Development Director
City of Orono
2750 Kelley Parkway
Orono, MN 55356
Re: Conditional Approval of City of Orono Shoreland Ordinance Amendment
Dear Laura Oakden:
Thank you for sending your proposed shoreland ordinance amendment to the DNR for conditional
approval review. I am pleased to inform you that the proposed amendment is substantially compliant
with the statewide rules (MR 6120.2500 – 6120.3900) and hereby approved, provided the conditions of
approval in this letter are met.
Ordinance Evaluation
We have reviewed the following section you propose to amend, which was received on February 24,
2025, for compliance with state shoreland rules. Our conditional approval only applies to the specific
sections listed below.
• Section 78-1279
The proposed amendment is attached.
Conditions of Approval
The following conditions must be met before the DNR will issue final approval:
1. Return the attached “Ordinance Processing Checklist” and documents identified on the
checklist.
Next Steps
Following are the steps for completing and receiving final DNR approval for your amendment:
1. The city council adopts the amendment.
2. Email the completed Ordinance Processing Checklist (attached) and the documents identified on
the checklist within 10 days of city council adoption to:
a. northmetroareahydro.dnr@state.mn.us
b. Ordinance.review.dnr@state.mn.us
93
3. We will review the amendment adopted by the city council for consistency with the above
conditions.
4.If the adopted amendments are consistent with the conditions, I will send you a “final approval”
letter. State rules require DNR final approval of shoreland ordinances and amendments for
those ordinances to be effective.
A shoreland ordinance is an important land use regulation that helps to protect surface water quality,
near-shore habitat, and the scenic character of Minnesota’s public waters. We appreciate your efforts to
protect these resources for all present and future Minnesotans.
Sincerely,
Megan Moore
District Manager
Attachments:
Proposed Ordinance with DNR comments
Ordinance Processing Checklist
c: Dan Scollan, DNR Area Hydrologist
northmetroareahydro.dnr@state.mn.us
Ordinance.review.dnr@state.mn.us
94
Created: 2025‐01‐06 08:14:37 [EST]
(Supp. No. 21, Update 4)
Page 1 of 2
Sec. 78‐1279. Placement of buildings and structures on lots.
When more than one setback applies to a site, buildings, structures, and facilities must be located to meet all
setbacks. Buildings and structures shall be located as follows:
(1) Building, structure, and on‐site sewerage system setbacks (in feet) from ordinary high water level:
Public Water
Classification
Setbacks
Building/Structure Sewage Treatment
System Unsewered Sewered
NE 150 150 150
RD 100 75 75
GD 75 75 75
Tributary 100 75 75
(2) Additional building and structure setbacks. The following additional setbacks apply, regardless of the
classification of the water body:
Setback from: Setback
(in feet)
Top of bluff 30
Unplatted cemetery 50
Right‐of‐way line of federal, state or county highway and local public and
private roads
30*
* Except for accessory buildings on lakeshore lots as regulated in this chapter and except for buildings
and structures subject to less restrictive side yard adjacent to street setbacks as regulated in the
various zoning districts.
(3) Bluff impact zones. Buildings, structures and accessory facilities, except stairways, landings and lock
boxes, must not be placed within bluff impact zones.
(4) Uses without water‐oriented needs. Uses without water‐oriented needs must be located on lots or
parcels without public waters frontage, or, if located on lots or parcels with public waters frontage,
must either be set back double the normal ordinary high water level setback or be substantially
screened from view from the water by vegetation or topography, assuming summer, leaf‐on
conditions.
(5) Fences, docks, retaining walls. No fence shall be placed within the Shore Setback zone. Portions of dock
located landward of the OHWL shall be considered as a landing, subject to the regulations for landings
per section 78‐1282. Retaining walls within the Shore Setback zone may be permitted according to the
following:
a. A retaining wall may be constructed within the shore setback zone if it is an integral part of a
permitted lake access stair and the retaining wall is designed to be the minimum size necessary.
b. A replacement retaining wall, including a change in material, may be permitted within the shore
setback zone when all of the following conditions are met:
1. The wall is under four feet in height, and in the same location, and
2. The existing wall shows signs of failure.
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Created: 2025‐01‐06 08:14:37 [EST]
(Supp. No. 21, Update 4)
Page 2 of 2
c. A wall within a defined bluff and bluff setback; and/or a replacement wall four feet in height or
greater; and/or any new walls shall require a conditional use permit. New walls and replacement
walls greater than four feet in height must meet the following conditions. The wall must be:
1. Designed to correct an established erosion problem; and
2. Suitable given the demonstrated need; and
3. Designed by a registered engineer or landscape architect, depending on project scope; and
4. Designed to be the minimum size necessary to control the erosion problem.
(6) Average lakeshore setback. The average lakeshore setback line shall be a straight line connecting the
most lakeward protrusions of the principal buildings on the immediately adjacent lakeshore lots over
the subject lakeshore lot. No principal or accessory building or accessory structure shall be located
closer to the Ordinary High Water Line (OHWL) on a lakeshore lot than the average distance from the
shoreline of existing principal buildings on adjacent lotslakeshore setback line;. This does not apply to
patios and other accessory structures less than 42 inches above existing grade;, and/or stairways, lifts,
landings (as regulated under Section 78‐1282); or, lockboxes, flagpoles, and pump houses (defined as
water‐oriented accessory structures in Section 78‐1281). Further, the average lakeshore setback shall
apply only to classified lakes and shall not apply to tributaries. The average lakeshore setback line shall
be a straight line connecting the most lakeward protrusions of the principal buildings on the
immediately adjacent lakeshore lots.
a. In situations where improvement is proposed on a lot adjacent to a vacant lot or right‐of‐way,
the average lake shorelakeshore setback shall be equivalent to the setback of the most lakeward
protrusion of the principal building on the immediately adjacent improved lakeshore lot.
b. In situations where the average lake shorelakeshore setback line bisects the principal building
located on either of the adjacent lakeshore lots, the next most adjacent lake side point of the
bisected principal building shall be used for to determineing the average lakeshore setback. If the
adjusted line continues to bisect the principal building, the next, most lakeside point of that
principal building is toshall be used until the setback line does not bisect the principal buildings
on either of the an adjacent lakeshore lots.
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Revised: 8/02/24
ORDINANCE PROCESSING CHECKLIST
After ordinance or amendment adoption, please complete, sign, and return this checklist
with the listed documents by email to the DNR at Ordinance.review.dnr@state.mn.us
1. Date(s) of public hearing(s). Attach the notice(s) with this checklist in PDF format.
____________
____________
2. Date of ordinance adoption. Attach the adopted ordinance or amendment signed by the
chief elected official in PDF format.
____________
Do not include newspaper documentation of summary publications for the
ordinance/amendment or of public hearings.
_______________________________________________
Signature of Clerk/Zoning Administrator
_______________________________________________
Name of Community
97
Date: March 17, 2025 Item: 6.1
Presenter: Laura Oakden, Community Development Director
Section: Old Business
Title: LA24-000054, Rob Page, 430 Old Crystal Bay Road North, Conditional Use
Permit, Preliminary Plat, and Site Plan Review (Laura Oakden)
1.Purpose:
The applicant is requesting a Conditional Use Permit, Preliminary Plat approval, and Site Plan
approval for an eighty-five (85) unit Garage Condo development.
2.MN§15.99 Application Deadline:
The applicant made a complete application on January 9, 2025. The initial 60-day review period
has been extended resulting in a review deadline of May 5, 2025
3.Background:
The Applicant requested approval for a new Garage Condo business development on the subject
property. The proposed Garage Condo development take will access off of the new Orono
Industrial Boulevard on the north side of the parcel. The project is proposed as a condominium
format with the Developer/HOA owning the land and the units will be individually-owned for the
personal use of each owner. The common spaces on the property will be managed by an
association which will provide for general maintenance and stormwater drainage of the site
determined by the applicant. The development will not have a customer-facing/retail.
The applicant noted that the development would not have employees, but they may utilize a space
for unit sales while under construction. The applicant also notes the site will operate with
estimated business hours between 6 am-10 pm seven days a week. The site will be secured with a
fence and gate.
The Planning Commission reviewed the applicant’s request at the February 18, 2025 Planning
Commission meeting (Video and Staff Report) where a public hearing was held. Two letters from
the public were submitted for review; there were no public comments during the meeting. The
Commission discussed the proposal and requested additional information about the use of the site,
maneuverability plan, parking plan, timeline, and construction phasing. The project was
ultimately tabled and the Commission directed the applicant to provide updated information
addressing several issues. The applicant provided updated or additional information for review at
the March Planning Commission meeting, including photos of other garage condos in the Twin
Cities area for comparison, narrative, construction plans, civil plans, renderings and a traffic study
for the site.
4.Public Comment:
Staff have received comments from two members of the public that were included in the February
18, 2025 Planning Commission packet and are attached herein as exhibits. No other comments
have been submitted to staff.
5.Staff Recommendation:
AGENDA ITEM
98
Planning Department Staff recommends approval with the identified conditions.
6.Planning Commission Action Requested:
The Planning Commission should consider a motion to APPROVE the application including the
following conditions:
1. Approval of the CUP will be conditioned upon preliminary and final plat approval.
2. All permitting from MCWD and other agencies must be obtained prior to issuance of
building permits.
3. Changes to or intensification of the use may trigger additional council review and approval.
4. All City Staff comments must be addressed prior to placement on the City Council’s agenda
for final plat review.
5. The hours of operation for the site are set as 6 am- 10 pm 7-days a week.
6. The premises shall not be used or customized for residential living purposes or community
gatherings or events. Events in this context means: outdoor activities on the property, such
as promotional events, gatherings, demonstrations, displays or other activities which affect
any easement or use right, obstruct driveways, access roads, or Common Elements.
Exhibits
Ex A Staff Report LA24-000068, 430 CBR
Ex B Regulation Analysis 031725
Ex C Application
Ex D Project Narrative
Ex E Declaration for Orono Garage Condos
Ex F Civil and Structural Plan Sets
Ex G Survey and Proposed CIC Preliminary Plat
Ex H Trip Generation Memo
Ex I Maneuverability and Circulation Plan
Ex J Picture and Examples
Ex K Landscape Plan
Ex L Site Renderings
Ex M Exhistin Aerial Images
Ex N Staff Review and Comments
Ex O Public Comments 020825
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Date Application Received: 12/12/2024
Date Application Considered as Complete: 01/09/2025
120-Day Review Period Expires: 05/09/2025
To:Chris Bollis and Planning Commission Members
Adam Edwards, City Administrator
From:Laura Oakden, Community Development Director
Date:March 17, 2025
Subject:LA24-000054, Rob Page, 430 Old Crystal Bay Road North,
Conditional Use Permit, Preliminary Plat, and Site Plan Review
Review #2
Background - Review
The Applicant requested approval for a new Garage Condo business development on the subject property.
The proposed Garage Condo development will access off of the new Orono Industrial Boulevard on the
north side of the parcel. There are residential properties to the west of the site across Old Crystal Bay Road
North and other industrially-zoned properties directly to the north and east of the property.
The applicant submitted a narrative describing the proposed 85 unit Garage Condo development. The units
will be sized between 750-1450 square feet for garage storage. The project is proposed as a condominium
format with the Developer/HOA owning the land and the units will be individually-owned for the personal
use of each owner. Each unit is designed to have utility connections for water and sewer and can be
customized to include additional amenities such as bathrooms, kitchens, and/or washers/dryers. The
common spaces on the property will be managed by an association which will provide for general
maintenance and stormwater drainage of the site determined by the applicant. The development will not
have a customer-facing/retail.
The applicant noted that the development would not have employees, but they may utilize a space for unit
sales while under construction. The applicant also notes the site will operate with estimated business
hours between 6 am-10 pm seven days a week. The site will be secured with a fence and gate.
The Planning Commission reviewed the applicant’s request at the February 18, 2025 Planning Commission
meeting where a public hearing was held. Two letters from the public were submitted for review; there
were no public comments during the meeting. The Commission discussed the proposal and requested
additional information about the use of the site, maneuverability plan, parking plan, timeline, and
construction phasing. The project was ultimately tabled and the Commission directed the applicant to
provide updated information addressing several issues.
The applicant provided updated or additional information for review at the March Planning Commission
meeting, including photos of other garage condos in the Twin Cities area for comparison, construction
plans, civil plans, renderings and a traffic study for the site.
1. Planning Commission requested more detail regarding the proposed Covenants. The developer
provided updated Covenants/revised Declaration language, attached as Exhibit specifying the
following (the developer’s responses are in italics):
Application Summary: The applicant is requesting a Conditional Use Permit, Preliminary Plat
approval, and Site Plan approval for an eighty-five (85) unit Garage Condo development.
Staff Recommendation: Planning Department Staff recommends approval.
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FILE #LA24-000068
March 17, 2025
Page 2 of 4
a. Hours of operation:6am to 10pm.
b. Provide a definition for “Event”:
The HOA declaration prohibits any kind of event, gathering, etc.
Definition of “event”: Outdoor activities on the Property, such as promotional events,
gatherings, demonstrations, displays or other activities which have the potential to
materially affect any easement or use rights, cause a nuisance or material disturbance,
create a safety or health hazard, create material liability for the Association or any
Member, obstruct driveways, access roads, or Common Elements, and otherwise violate any
provisions of this Declaration or the Association’s Rules and Regulations shall be prohibited.
Staff comment: The above definition of “Event” and appropriate conditions should be incorporated
into the Conditional Use Permit so that the City.
c. Clarification on “Occupancy” load/number or limitations on the number of individuals
allowed within each unit at one time:
The occupancy of the building will be determined by the State, building code. The
Certificate of Occupancy will be issued once the building is complete. The fire code limits
number of individuals permitted in the units following the state fire code. Additionally, the
HOA covenants expands on the occupancy for the units.
HOA Declaration: The maximum occupancy of each Unit shall be determined in accordance
with applicable building, fire, and safety codes as established by the City of Orono or other
governing authorities. Owners are responsible for ensuring compliance with these limits,
and the Association reserves the right to enforce occupancy restrictions as necessary to
maintain safety and compliance with local regulations. Specifically, the Code Diagrams in
the architectural drawings specify that the:
- 20’x40’ units shall have a maximum occupancy of 3,
- 24’x46’ units shall have a maximum occupancy of 4, and
- 31’x46’ units shall have a maximum occupancy of 5
Staff comment: “occupancy” in this case does not equate dwelling use, rather it refers to the number
of individuals allowed to be within the unit at one time.
2.Will there be garbage enclosures? No development garbage facilities are proposed.
3. Provide a Maneuverability Plan. Driving paths and turn radius for large trucks, emergency vehicles,
trailers (Boats), Parking and Circulation Exhibits provided (see Exhibits).
4. Provide a Parking Plan. There will be parking spaces within the units. Each parking space shown is 9'
wide and 20' deep per code. Submitted exhibits demonstrates that even if vehicles parked directly
across from one another perpendicular to the buildings (which is extremely unlikely) there would
still be a code permitted drive lane to pass for emergency vehicles.
5. Provide a Fire Lane Turnaround plan for Industrial Boulevard. The updated plans show the
availability for a fire turn around within the right of way and abutting property truck entrance. The
Orono Fire Chief has reviewed this with no comments.
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FILE #LA24-000068
March 17, 2025
Page 3 of 4
6. Provide examples of other local Garage Condo Developments. Submitted as separate exhibits of
multiple aerials and ground level photos showing the layout of other projects.
7.Provide clarification regarding the scale of the development (photos, elevation plans, landscaping
drawing). Renderings of the development from different angles including the requested view from
Old Crystal Bay Rd. Also, a Trip Generation Study by a licensed engineer, SSTS LLC. City of
Independence used a similar study when reviewed their garage condo project.
8. Provide the timeline for construction:
a.Phase I (Buildings 1 and 2) break ground ASAP with goal of being done in the Fall 2025 at
the latest.
b.Phase II (Buildings 3, 4, and maybe 5) anticipates breaking ground Fall of 2025 and being
completed in early 2026.
c.Phase III (Building 5) if applicable, would break ground Spring of 2026 and complete by Fall
of 2026.
9. Marketing Plan for the development. Updated Project Narrative to included Market details
including having at least 1 model unit, viewings by appointment only, and we will likely have a
temporary banner to help sales.
10. Development Sign Plans.No development signs are proposed.
11. Lighting Plan. An updated lighting plan is attached with the entrance light.
12. Address the remaining staff comments from a memo dated 1.15.25 and October 29, 2025. The
updated civil set of plans have been submitted and are under review by the City Engineer.
ANALYSIS
The proposed development includes creation of 85 condo units. The property is not being subdivided into
separate/individual lots; platting is required in order to create the individual condo units within each
building so they may be sold individually similarly to a residential condominium development. The land will
be owned by the developer or the development association as “common space”. This project does not
trigger application of the City’s Subdivision regulations as the land is not being subdivided. The proposed
Garage Condos are intended to be used as private garage/storage spaces for individual owners and will
include a shared common exterior area. The shared common area consists primarily of drive aisles, parking,
and green spaces which are not intended to be used for storage or warehousing, or any commercial or
industrial activity.
The project will connect to the city’s water and sewer infrastructure; a stormwater plan including
stormwater ponds is also proposed. A development agreement or Site Improvement Plan will be required
to define the responsibilities for installation of the utility/stormwater improvements; easements will be
dedicated for drainage, utilities, and access throughout the property and development fees will be
required.
The individual garage units will have significant build-out capabilities, allowing the units to be customized
to the owner’s specific needs. Living and/or dwelling within the units will be expressly prohibitedwithin
both the association covenants and the Conditional Use Permit. As submitted, the application meets the
Conditional Use Permit standards (See separate Exhibit). Staff identified 6 conditions that should run with
the land use and should be considered as part of a motion for approval for the application
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FILE #LA24-000068
March 17, 2025
Page 4 of 4
1. Approval of the CUP will be conditioned upon preliminary and final plat approval.
2. All permitting from MCWD and other agencies must be obtained prior to issuance of building
permits.
3. Any changes to or intensification of the use may trigger additional council review and approval.
4. All City Staff comments must be addressed prior to placement on the City Council’s agenda for final
plat review.
5. The hours of operation for the site are set as 6am - 10pm 7-days a week.
6. The premises shall not be used or customized for residential living purposes or community
gatherings or events. Events in this context means: outdoor activities on the property, such as
promotional events, gatherings, demonstrations, displays or other activities which affect any
easement or use right, obstruct driveways, access roads, or Common Elements.
Engineering and Fire Reviews
The City Engineer and Fire Chief have reviewed the draft plans as they relate to drainage, stormwater,
grading, and sprinkling/water access requirements. The City Engineer noted no high-level concerns
regarding drainage or stormwater. The City Engineer is reviewing the updated plans and will develop an
update comment letter. Additionally, Fire Chief reviewed the plans and only provided one comment on the
need for a fire hydrant on the south end of the property. The applicant should address the list of comments
or areas of clarification provided within the City’s Engineering and Fire Department memo and any updated
memos as a result of the amended plans.
Public Comment
We have received comments from two members of the public that were included in the February 18, 2025
Planning Commission packet and are attached herein as exhibits. No other comments have been
submitted to staff.
Issues for Consideration
1. Does the proposed application meet the Conditional Use and Site Plan standards?
2. The applicant submitted elevation plans for the proposed Garage Condos. Does the Commission
find the architectural measures to be acceptable?
3. The Commission should review the newly submitted information and determine if there is any
outstanding or missing information.
Planning Staff Recommendation
The Planning Commission should consider a motion to APPROVE the application including the following
conditions:
1. Approval of the CUP will be conditioned upon preliminary and final plat approval.
2. All permitting from MCWD and other agencies must be obtained prior to issuance of building
permits.
3. Changes to or intensification of the use may trigger additional council review and approval.
4. All City Staff comments must be addressed prior to placement on the City Council’s agenda for final
plat review.
5. The hours of operation for the site are set as 6 am- 10 pm 7-days a week.
6. The premises shall not be used or customized for residential living purposes or community
gatherings or events. Events in this context means: outdoor activities on the property, such as
promotional events, gatherings, demonstrations, displays or other activities which affect any
easement or use right, obstruct driveways, access roads, or Common Elements.
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March 17, 2025
Updated Applicable Regulations
Industrial Site Plan Review/ Preliminary Plat / Conditional Use Permit Analysis
Section 78-825 Lot area, height, setbacks, and lot coverage
(a) Minimum Lot Area Requirement & (c) Lot Width:
Industrial Lot Area Lot Width
Required 40,000 s.f 200’
Actual 168,929.28 s.f. (4.88 acres)276’
(d) Building Setbacks:
Industrial Required Proposed
Front (OCB R N)35’35’
North Side 20’ 35’
South Side 20’35’
Rear (East)20’ 45’
(f) Lot Coverage / Structural Coverage:
Total Lot Area Permitted Proposed
212,572 s.f. (4.88 acres)45%95,900 s.f. (2.2 Ac)
45%
Section 78-1701. Hardcover Calculations:
Stormwater
Overlay
District Tier
Total Area in
Tier
Allowed
Hardcover
Existing
Hardcover Proposed Hardcover
Tier 5 168,929.28 s.f.143,589.8 s.f.
(85 %)Vacant 126,869 s.f./ 3.671 Acres
(75 %)
Section 78-825 (e) Building height. The industrial district allows for a 40’ defined building height. The
lot is relatively flat. Most of the lot sits at 1025’ elevation grade. The proposed first floor elevations of the
buildings range from 1023’ to 1025’. The overall site will maintain a similar grade to the existing lot.
The buildings are proposed to have a 39.5-foot peak height (measured from the first-floor elevation to
the top of the gable) and measure 31.75 feet to the midpoint of the roof. With the minimal grading
required for the site, staff anticipates the defined height (grade to the midpoint of a gabled roof) to be
approximately 32 feet. The proposed development will conform to the 40’ defined height maximum.
Section 78-826 –Building Design and Construction:
(5) Long Facades: Where large structures with overly-long facades (walls) are proposed, such as
warehouses, building mass should be articulated with variations in the building plane and
parapet height and through the use of other unique design or site plan features. The applicant
104
has proposed roof gables to break up the roof mass and create interest along the roofline.
Windows and/or wall breaks are proposed on the sides of the buildings.
(6) Architectural design: Architectural design should create harmony through the use of
different textures, complementary colors, shadow lines and contrasting shapes. The use of walls
in a single color, with little detailing or completely blank is discouraged.
The proposal shows a mix of materials including stone, stucco, siding, and shingles. The colors
are charcoal grey/brown with a light stone accent and a black roof.
(9) Building Materials:Use of substantial amounts of high-quality masonry materials (face brick,
stucco, stone) is encouraged. Buildings shall be constructed with no less than 67 percent of
these materials, excluding window and door areas. Evaluation of building materials shall be
based on the quality of its design and relationship and compatibility to building materials in the
immediate neighborhood.
The applicant is proposing to use brick and stucco on each building in combination to meet the
67% high-quality material requirement. The remaining percentage will be made up of a cement-
board siding material finished in a similar color to match the exterior.
Section 78-827 Off-Street Parking:
(d) Required Parking: The City Code does not list a parking standard associated with the garage
condo use. The applicant is not proposing any outdoor parking. Because the use specifically
involves interior parking spaces, Staff applied the following provision: City Code Sec. 78-827(d)
(3) Multi-tenant industrial buildings: “One space for each 400 square feet of gross floor area, or
the sum of the component gross floor areas as follows, whichever is greater”. Based on this
provision, a total of 235 parking spaces should be provided; each unit would need to provide 2.7
parking spaces to conform. As designed, each unit would support 2-4 enclosed parking spaces;
60 of the larger-sized units would support 4 cars (240 spaces) and 25 smaller units would support
2 parking spaces (50 spaces). This results in a total of 290 indoor spaces for the site exceeding
the calculated requirement.
Additionally, the site layout allows for loading and parking directly in front of each unit. It is
anticipated in the applicant’s business model that each individual unit will accommodate the
necessary parking for the owner. The applicant has provided parking plans and manuverability
plans for accessing the site.
(g) Snow storage in parking stalls.Provision shall be made in the parking area for adequate snow
storage or removal in order to ensure that the required number of spaces is available at all times
during the year. The applicant has indicated that storage of snow can be addressed by using the
south and east side yards of the property.
(h) Circulation. Traffic circulation systems shall be designed to accommodate anticipated traffic
demands. Vehicular traffic generated by industrial uses shall be channeled and controlled in a
manner which will avoid congestion or interference with other vehicular transportation systems
and pedestrians and which will avoid creating traffic hazards and excessive traffic. Staff finds
the layout of the proposed plan is reasonable and should support traffic circulation. The
submitted maneuverability plans show access for a fire truck, and tailors throughout the site.
(i) Parking size. Each parking space shall have a minimum width of nine feet and a minimum
105
depth of 20 feet exclusive of aisle and maneuvering space.While there are no exterior spaces or
guest parking areas proposed, the drive aisles will be 50’ wide. This width could support parking
for each unit and allow interior traffic to pass within the development.
(m) Lighting. Any lighting used to illuminate an off-street parking area shall be hooded and so
arranged as to reflect the light away from adjoining property, abutting residential uses, and
public rights-of-way. The applicant submitted a lighting plan that shows wall-mounted lighting
at each garage condo unit. The lighting plan indicates the lighting will primarily serve the
interior of the site.
(n) Required Screening. The drive aisles will be screened from the public street view.
Section 78-829. Landscaping:
(b) Fencing. A 6-foot-tall black wrought iron fence is proposed to surround the development
creating a delineation of the property line and screening for the site. The fence also adds to the
design of the site. The applicant is proposing an electronic gate access for the site as well.
(c) Minimum number of plantings.Industrial Districts shall contain, at a minimum the greater of
two trees per 1,000 square feet of gross floor area or two trees per 40 lineal feet of site
perimeter whichever is greater. The applicant is proposing 95,900 total square feet of building
footprint. Based on this, 192 trees are required to be planted. The attached landscape plan
indicates a mix of coniferous, ornamental, and deciduous trees, and a mix of shrubs to meet the
planting requirement. The applicant is also proposing some areas of native grasses, and rock
and grass buffers throughout the development. The Industrial district requires specific species of
trees be planted. The applicant will follow the city code requirements for landscaping.
Section 78-832 - Signage: No development signage is proposed. The applicant has indicated there will be
wall signs/ Unit numbers placed to identify each unit.
Conditional Use Permit:
Section 78-823 Industrial District CUP:
(a) General provisions. Within the I-Industrial District, no structure or land shall be used for one or more
of the following uses without approval of a conditional use permit. The following are conditional uses in
the I-Industrial District:
(11) Garage condos, provided that:
a)No exterior parking or storage is permitted for a period longer than twenty-four (24) hours.
A parking plan must be provided to demonstrate accessibility to the site.
The project is not proposing any surface parking. The plans submitted indicate all parking
will be enclosed in the individual units. The applicant notes in their covenants that no
outdoor storage will be permitted. In a maneuverability plan submitted the applicant
shows there is access and drive lanes available within the site for if cars are parkin
106
temporarily in front of a unit.
b) The premises shall not be used or customized for residential living purposes or community
gatherings or events. The applicant states this condition is met.
The covenant for the development includes prohibition of living/dwelling within units on
site.
c) The premises shall not be used for the operation of a business for retail purposes, including
but not limited to automobile repair. This does not prohibit minor maintenance, care, or
upkeep of motor vehicles, boats, trailers, or recreational vehicles stored in individual units.
Storage and warehousing may be permitted.
The applicant states this condition is met for the proposed development. If any new or
intensified uses are contemplated in the future, a review by City staff and approval by the
City Council would be required.
d) The management, use, and customization of the garage condos, including common areas,
and individual units, shall be governed by an association, which association rules shall place
adequate controls to ensure compliance with applicable city code.
A draft declaration of covenants for management of the development has been submitted.
This condition will be met.
e) The premises shall maintain adequate access to individual units and any common areas or
office space for emergency response and snow removal/storage.
The developers are proposing easements for access, drainage, and utilities throughout the
common spaces including the drive aisles. A knox box (a secure key box that allows
emergency personnel to access a building/site during an emergency) will be required at the
entrance gate for emergency personnel and vehicle access. This condition is met.
f)The premises shall contain sufficient lighting and/or security measures to deter or mitigate
criminal activity and ensure adequate access for emergency response.
A lighting plan has been provided. The property is also proposed to be fenced and gated.
This condition is met.
g)Any individual unit that is connected to the city sewer and water system shall have
individual meters. The applicant is proposing individual water and sewer connections to
serve building; and each unit will have their own meter.
Section 78-916 Granting of a Permit:
Required conditions and policies of a conditional use permit.The burden of proof demonstrating
compliance with the following criteria shall be the responsibility of the applicant. In determining
whether to approve or deny a conditional use permit, the city council and planning commission shall
find that the conditional use permit complies with the following criteria:
(a)The planning commission may recommend and the council may grant a conditional use permit as
the use permit was applied for or in modified form. On the basis of the application and the
evidence submitted, the city must find that the proposed use at the proposed location is or will be:
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(1)Consistent with the community management plan; The proposed use is consistent with the
community management plan as it is consistent with the intended Industrial use of the site.
(2)Compliant with the zoning code, including any conditions imposed on specific uses as
required by article V, division 3 of the City Code; The proposed use meets the requirements of
the Code and the Industrial District as a Conditional Use.
(3)Adequately served by police, fire, roads, and stormwater management; The site is adequately
served by police, fire, roads, and stormwater management. It is being designed and developed
in coordination with consultants and experts to ensure that there are no issues for any of
these items.
(4)Provided with an adequate water supply and sewage disposal system; The site is provided
with adequate water supply and sewage disposal system for the proposed use. Staff
recommends the utilities within the development be privately installed and maintained. The
City will have access for shut off or emergency services. The developer will be responsible for
installation and maintenance of the utility infrastructure.
(5)Not expected to generate excessive demand for public services at public cost; The proposed
project will be installing a storm pond to serve the neighboring parcels. The proposed use is
not expected to generate excessive demand for public services at public cost based on other
similar developments’ historic operating records.
(6)Compatible with the surrounding area as the area is used both presently and as it is planned
to be used in the future; The proposed use is compatible with the surrounding area and with
the other Industrial uses to both the north and east of the site. There are residentially-zoned
properties across Old Crystal Bay Road North. This low-intensity Industrial use could be
preferable to the adjacent residential properties as compared other Industrial uses such as
manufacturing or similar uses which may create more noise, pollution or other externalities.
(7)Consistent with the character of the surrounding area, unless a change of character is called
for in the community management plan; The design of the buildings is consistent with the
architectural design standards within the industrial district and the industrial uses.
(8)Compatible with the character of buildings and site improvements in the surrounding area,
unless a change of character is called for in the community management plan; The design of
the buildings and site are consistent with the surrounding area.
(9)Not expected to substantially impair the use and enjoyment of the property in the area or
have a materially adverse impact on the property values in the area when compared to the
impairment or impact of generally permitted uses; This is a conditional use within the
Industrial district. It will not impair the use and enjoyment of the properties in the area. The
development is proposed to meet the conditions of the district.
(10) Provided with screening and buffering adequate to mitigate undesirable views and activities
likely to disturb surrounding uses; The proposed landscape plan indicates a variety of
plantings surrounding the edge of the property creating screening for the site. The site is
surrounded on two sides by industrial parcels, a state highway to the south, and a residential
development to the west divided by a 66-foot-wide right-of-way (Old Crystal Bay Road N). The
proposed vegetative screening and distance from the adjacent residential developments
should provide adequate mitigation from any negative impacts of the site.
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(11) Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes, dust,
electrical interference, general unsightliness, or other means; The applicant states the activity
resulting from the Garage Condos will not cause a nuisance, smoke, noise, glare, vibration,
odors, fumes, dust, electrical interference, or general unsightliness.
(12) Not cause excessive non-residential traffic on residential streets, parking needs that cause a
demonstrable inconvenience to adjoining properties, traffic congestion, or unsafe access;The
adjoining properties should not experience parking issues or traffic congestion. The proposed
use is expected to have significantly less traffic than the generally allowed uses in the
Industrial zoning district.
(13) Designed to take into account the natural, scenic, and historic features of the area and to
minimize environmental impact; The site is being designed to enhance the natural
environment with the stormwater management and planting plans. The site was originally
graded when the industrial district was platted in 2007 (Crystal Bay Business Center) and has
been vacant with no native plantings or natural areas.
(14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-
of-way or neighboring residential uses or districts; and The site is being designed to not cast
glare toward public right-of-way or neighboring residential uses or districts.
(15) Not detrimental to the public health, public safety, or general welfare. The proposed use is
not detrimental to the public health, public safety, or general welfare and is expected to have
less of a chance of any negative impact than the generally allowed uses within the Industrial
zoning district.
(16) Economic return.The use will provide an economic return to the community and be
commensurate with other industrial uses for which the property could feasibly be used. In
considering the economic return to the city, the planning commission and city council may
give weight to the sociological impact of proposed use, both positive and negative. The
applicant noted the use is consistent with the industrial district and other surrounding uses.
The site is screened and buffered from abutting residential districts. The use of the property
will be interior to the buildings with little exterior activity thus limiting negative impacts to the
surrounding area.
Fees:
The submitted plans reflected each individual building provided with individual connections for City
sewer and water with each unit being metered individually. A Sewer Availability Charge (“SAC”)
determination by the Metropolitan Council (Met Council) is required in order to calculate the
appropriate fees for sewer services. Staff is recommending to use the Met Council’s unit determination
to calculate the City’s water and sewer area connection charge. The applicant is requesting these fees
be due at time of building permit for each building. Typically, these fees are due at time of final plat,
because this is an industrial development and proposed as a phase project staff can accommodate
applying these fees with the building permit.
At this time, due to the size of the buildings and the number/type of proposed connections it is
estimated that the development will require 14 SAC units according to the Met Council. Therefore, City
will calculate the water and sewer area charges for 14 units. Each individual condo or suite will need its
own water meter. A utility connection permit will be due at the time of building permit issuance for
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each unit that will be metered as well.
PROPOSED DEVELOPMENT FEE ANALYSIS:
Fee Type Breakdown Estimated Total
Water Area Connection $4,370.00 x 14 units $61,180.00
Water Connection Permit Fee $150.00 x 85 suites**$12,750.00 + meter costs
Sewer Area Connection $6,000.00 x 14 units $84,000.00
Sewer Connection Permit Fee $150.00 x 85 Suites**$12.750.00 + meter costs
Sewer Availability Charge “SAC”
(Met Council)
$2,485.00 x 14 units*$34,790.00*
Stormwater Drainage Trunk Fee $9,690.00 x 4.89 acres $47,384.10
ESTIMATED DEVELOPMENT FEES = $ 252,854.10
*A SAC determination is required by the Met Council and may alter this fee.
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Land Use Application Summary
Application Date:12/12/2024
Address:430 Old Crystal Bay Road North
Orono, MN 55356
Parcel Number:3311823130016
Land Use Number:LA24-000068
Application Submitted By:Agent on behalf of property owner
Owner:Name: OLD CRYSTAL BAY LLC
Address: OLD CRYSTAL BAY LLC
Applicant:Name: Robert Page
Company: Orono Garage Condos LLC
Address: 5840 Club Valley Rd
Shorewood, MN 55331
robertlouis.page@gmail.com
Contact Information:Associated Contact: Mark Gronberg
markg@gronbergassoc.com
Associated Contact: Matt Hagstrom
Associated Contact:
Associated Contact:
Project Description:Garage Condos
Land Use Application Type:Amendmend Application
Appeal of Admin Decision
Concept Application
Conditional Use Permit
Site Plan Application
Subdivision Application
Subdivision Exception
Vacation Application
Variance Application
Applicant Signature:
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Project Narrative for Industrial Garage Condos Development at 430 Old Crystal Bay Road,
Orono, MN
Project Overview:
Our proposed development at 430 Old Crystal Bay Road in Orono, Minnesota, consists of 85
industrial garage condos designed as storage and warehousing spaces. The units range in size from
approximately 800 to 1,450 square feet and come equipped with essential utilities such as heating,
electricity and plumbing capability. These units are ideal for both individuals and sole-proprietors
needing secure storage and/or staging areas for materials and equipment. The project aims to fill a
significant gap in the local market for high-quality, utility-equipped storage solutions while adhering to
the area’s zoning regulations. The project will be constructed in 2 or 3 phases. Phase 1 will include
the first two buildings and up to 35 units. Phase 2 will be 40-50 units depending on if it will include
the last 2 or last 3 buildings. Phase 3 will be 10 units if it’s not included in Phase 2.
Location & Target Market:
Situated within an industrially zoned area at 430 Old Crystal Bay Road, this development is
strategically positioned to serve primarily individuals and also sole-proprietors in the surrounding
community. Notably, the site’s proximity to numerous lakes in the Orono area, including Lake
Minnetonka and Long Lake, makes it an ideal location for climate-controlled boat storage, catering to
boat owners who need a secure and convenient place to store their vessels all year round without
needing a slip or winterization/start up. These storage solutions are also ideal for RVs and other
vehicles that require more space and/or amenities. On top of those use cases, these storage
solutions also work well for sole proprietor-style businesses such as plumbers, electricians, and
logistics that require a place to store and stage materials and equipment. This development is not
intended for customer-facing business operations but rather as a functional space to store and
manage inventory, tools, and other business-related assets.
Business Model:
Each garage condo will be individually sold, allowing owners the flexibility to use the space for
storage and operational support without the burden of renting. Our marketing strategy focuses on
reaching potential buyers in Orono and neighboring areas through social media and local advertising
outlets. Unlike traditional rental storage units, these garage condos offer an ownership-based model
that provides a tax-advantaged, long-term, secure asset for individuals and sole proprietors. We will
have at least 1 model unit setup temporarily and sales showings will be by appointment only. A
temporary banner may be installed during construction and used for promotional purposes.
Alignment with Zoning and Community Needs:
This project is designed to align with the Industrial District zoning designation of the site at 430 Old
Crystal Bay Road by focusing exclusively on permitted storage and warehousing uses. The
proposed garage condos strictly adhere to this purpose by offering secure, utility-equipped storage
spaces and have clear guidelines and covenants for use that each owner will be required to agree to
as part of their purchase.
Community Integration & Aesthetics:
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The design of this development thoughtfully considers the character of Orono, featuring quality
materials and landscaping that create an environment blending both functionality and visual appeal.
The exterior design adheres to Orono building code requirements which avoids the starkness often
associated with industrial storage facilities, opting instead for an approach that incorporates modern
architectural elements with a clean and polished look. This refined aesthetic subtly hints at a
high-end quality without appearing out of place in the community. By striking a balance between
practicality and visual harmony, the development offers a sophisticated yet unobtrusive presence,
enhancing the local landscape while providing a valuable resource.
Commitment to Collaboration and Compliance:
We understand that the council’s review of this project involves determining its fit within the existing
zoning framework. We are committed to collaborating with the council to ensure that the
development meets all necessary standards, including any additional requirements that may arise
through this review process. We are prepared to adapt aspects of the site plan to comply with
specific zoning standards related to material use, setbacks, or other factors as directed by the
council.
Conclusion:
Our industrial garage condo project at 430 Old Crystal Bay Road in Orono is a thoughtfully designed
development that addresses a clear local need for larger, more robust, and secure storage spaces in
the surrounding area. By offering functional and utility-equipped spaces with a refined aesthetic, we
aim to provide a resource that supports both individuals and sole-proprietors while enhancing the
broader community. We are committed to collaborating with the city council and local stakeholders to
ensure this project aligns with Orono’s development goals and contributes positively to the
community. This is a community that we are already a part of (one of our partners lives less than a
mile away) and we would be proud and diligent to make sure it has a positive impact on the city and
its residents.
Thanks for your consideration.
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COMMON INTEREST COMMUNITY NUMBER ______
Condominium
ORONO GARAGE CONDOMINIUMS
DECLARATION
THIS INSTRUMENT WAS DRAFTED BY:
Edwin Chanin
Chanin Law Firm, P.A.
18171 82nd Place North
Maple Grove, Minnesota 55311
(612) 963 7707
ed@chaninlaw.com
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Table of Contents
SECTION 1 DEFINITIONS ........................................................................................................... 6
SECTION 2 DESCRIPTION OF UNITS, BOUNDARIES AND RELATED EASEMENTS...... 8
2.1. Units. ...................................................................................................................... 8
2.2. Unit Boundaries. ..................................................................................................... 8
2.3. Appurtenant Easements. ......................................................................................... 8
SECTION 3 COMMON ELEMENTS, LIMITED COMMON ELEMENTS AND OTHER
PROPERTY .................................................................................................................................... 8
3.1. Common Elements. ................................................................................................ 8
3.2. Limited Common Elements. ................................................................................... 9
SECTION 4 ASSOCIATION MEMBERSHIP; RIGHTS, INTERESTS AND OBLIGATIONS . 9
4.1. Membership. ......................................................................................................... 10
4.2. Allocation of Voting Rights. Undivided Interests and Common Expense
Obligations. ....................................................................................................................... 10
4.3. Appurtenant Rights and Obligations. ................................................................... 10
4.4. Authority to Vote. ................................................................................................. 10
SECTION 5 ADMINISTRATION ............................................................................................... 10
5.1. General. ................................................................................................................ 10
5.2. Operational Purposes. ........................................................................................... 11
5.3. Binding Effect of Actions. .................................................................................... 11
5.4. Bylaws. ................................................................................................................. 11
5.5. Management. ........................................................................................................ 11
5.6. Rules and Regulations. ......................................................................................... 11
5.7. Association Assets: Surplus Funds. ...................................................................... 11
SECTION 6 ASSESSMENTS ...................................................................................................... 12
6.1. General. ................................................................................................................ 12
6.2. Annual Assessments. ............................................................................................ 12
6.3. Special Assessments. ............................................................................................ 12
6.4. Limited Assessments. ........................................................................................... 12
6.5. Working Capital Fund. ......................................................................................... 13
6.6. Liability of Owners for Assessments. .................................................................. 14
6.7. Declarant’s Liability for Assessments. ................................................................. 14
6.8. Assessment Lien. .................................................................................................. 15
6.9. Foreclosure of Lien: Remedies. ............................................................................ 15
6.10. Lien Priority: Foreclosure. ................................................................................... 15
6.11. Real Estate Taxes and Assessments. .................................................................... 16
6.12. Voluntary Conveyances: Statement of Assessments. ........................................... 16
SECTION 7 RESTRICTIONS ON USE OF PROPERTY .......................................................... 16
7.1. General. ................................................................................................................ 16
7.2. Subdivision or Conversion. .................................................................................. 16
7.3. Permitted Uses and Restrictions. .......................................................................... 17
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7.4. Leasing. ................................................................................................................ 17
7.5. Parking. ................................................................................................................. 17
7.6. Animals. ............................................................................................................... 17
7.7. Signs. .................................................................................................................... 18
7.8. Exterior Lighting. ................................................................................................. 18
7.9. Outdoor Activities. ............................................................................................... 18
7.10. Quiet Enjoyment: Interference Prohibited. .......................................................... 18
7.11. Compliance with Law. ......................................................................................... 18
7.12. Ponds, Wetlands and Trees. ................................................................................. 19
7.13. Time Shares Prohibited. ....................................................................................... 19
7.14. Access to Units. .................................................................................................... 19
SECTION 8 ARCHITECTURAL STANDARDS ....................................................................... 19
8.1. Restrictions on Improvements. ............................................................................. 19
8.2. Review Procedures. .............................................................................................. 21
8.3. Remedies for Violations. ...................................................................................... 21
8.4. Owner Responsibility/Indemnity. ........................................................................ 21
8.5. Exemptions. .......................................................................................................... 21
SECTION 9 MAINTENANCE AND REPAIR ........................................................................... 22
9.1. Association Obligations. ...................................................................................... 22
9.2. Owner Obligations. .............................................................................................. 22
SECTION 10 INSURANCE ......................................................................................................... 23
10.1. Association Insurance. .......................................................................................... 23
10.2. Cancellation: Notice of Loss. ............................................................................... 24
10.3. Conflicts with Act. ............................................................................................... 24
10.4. Owners’ Insurance/Indemnity. ............................................................................. 24
SECTION 11 RECONSTRUCTION, EMINENT DOMAIN AND TERMINATION ................ 25
11.1. Reconstruction. ..................................................................................................... 25
11.2. Eminent Domain. .................................................................................................. 25
11.3. Termination and Liquidation. ............................................................................... 25
11.4. Notice. .................................................................................................................. 25
11.5. Association’s Authority. ....................................................................................... 25
SECTION 12 EASEMENTS ........................................................................................................ 25
12.1. Access. .................................................................................................................. 25
12.2. Use and Enjoyment. ............................................................................................. 26
12.3. Structural Support. ................................................................................................ 26
12.4. Encroachments. .................................................................................................... 26
12.5. Maintenance, Repair, Replacement and Reconstruction. ..................................... 26
12.6. Utilities and Services. ........................................................................................... 26
12.7. Emergency Access to Units. ................................................................................. 27
12.8. Project Signs. ........................................................................................................ 27
12.9. Declarant’s Easements. ........................................................................................ 27
12.10. Other Easements. .................................................................................................. 27
12.11. Continuation, Scope and Conflict of Easements. ................................................. 27
12.12. Non-Interference: Impairment Prohibited. ........................................................... 27
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12.13. Benefit of Easements. ........................................................................................... 27
SECTION 13 COMPLIANCE AND REMEDIES ....................................................................... 28
13.1. Entitlement to Relief. ........................................................................................... 28
13.2. Remedies. ............................................................................................................. 28
13.3. Rights to Hearing. ................................................................................................. 29
13.4. Lien for Charges, Penalties, Etc. .......................................................................... 29
13.5. Costs of Proceeding and Attorneys’ Fees. ............................................................ 29
13.6. Liability for Acts of Owners and Tenants. ........................................................... 30
13.7. Enforcement by Owners. ...................................................................................... 30
13.8. Pre-litigation Requirement. .................................................................................. 30
SECTION 14 DECLARANT RIGHTS ........................................................................................ 30
14.1. Complete Improvements. ..................................................................................... 30
14.2. Relocate Boundaries, Subdivide, Combine, Convert and Alter Units. ................ 30
14.3. Marketing Facilities. ............................................................................................. 31
14.4. Signs. .................................................................................................................... 31
14.5. Easements. ............................................................................................................ 31
14.6. Control of Association. ......................................................................................... 31
14.7. Consent to Certain Amendments. ......................................................................... 31
14.8. Relocation of Boundaries or Subdivision, Conversion or Combination of Units. 31
14.9. Additional Real Estate. ......................................................................................... 31
14.10. Other Rights. ........................................................................................................ 32
SECTION 15 AMENDMENTS ................................................................................................... 32
15.1. Approval Requirements. ....................................................................................... 32
15.2. Procedures. ........................................................................................................... 32
SECTION 16 MISCELLANEOUS .............................................................................................. 33
16.1. Severability. .......................................................................................................... 33
16.2. Construction. ........................................................................................................ 33
16.3. Tender of Claims. ................................................................................................. 33
16.4. Notices. ................................................................................................................. 33
16.5. Conflicts Among Documents. .............................................................................. 33
16.6. Duration of Covenants. ......................................................................................... 33
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(Above Space Reserved for Recording Data)
COMMON INTEREST COMMUNITY NO. _____
Condominium
ORONO GARAGE CONDOMINIUMS
DECLARATION
This Declaration (the “Declaration”) is made in the County of Hennepin, State of
Minnesota, on this ____ day of ___________, 2025, by Orono Garage Condos, LLC, a
Minnesota limited liability company (the “Declarant”), pursuant to the provisions of Minnesota
Statutes Chapter 515B, known as the Minnesota Common Interest Ownership Act (the “Act”),
for the purpose of creating Orono Garage Condominiums as a condominium under the Act.
WHEREAS, Declarant is the owner of certain real property located in Hennepin County,
Minnesota, that is legally described in Exhibit B attached hereto, and Declarant desires to submit
said real property and all improvements thereon (collectively the “Property”) to the Act as a
condominium, and
WHEREAS, Declarant desires to establish on the Property, a plan for a non-residential
development, to be owed, occupied and operated for the use, health, safety and welfare of the
Owners and Tenants of the Property, and for the purpose of preserving the value, quality and
character of the Property, and
WHEREAS, the Property (i) is not subject to an ordinance referred to in Section 515B.1-
106 of the Act, governing conversions to common interest ownership, and (ii) is not subject to a
master association as defined in the Act; and
WHEREAS, the common interest community does not include shoreland as defined in
Minnesota Statutes Section 103F.205.
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THEREFORE, Declarant subjects the Property to this Declaration under the name
“Orono Garage Condominiums,” consisting of the Units referred to in Section 2, and declaring
that this Declaration shall constitute covenants to run with the Property, and that the Property and
any real estate added thereto shall be owned, used, occupied and conveyed subject to the
covenants, restrictions, easements, charges and liens set forth herein, all of which shall be
binding upon all Persons owning or acquiring any right, title or interest therein, and their heirs,
personal representatives, successors and assigns.
SECTION 1
DEFINITIONS
The following words when used in the Governing Documents shall have the following
meanings (unless the context indicates otherwise):
1.1 “Act” means the Minnesota Common Interest Ownership Act, Minnesota Statutes
Chapter 515B, as amended.
1.2 "Additional Real Estate" means the real property legally described on Exhibit C
attached hereto, including any improvement located thereon now or in the future,
and all easements and rights appurtenant thereto, which property Declarant has
the exclusive right to add to the common interest community.
1.3 “Assessments” means and refers to all assessments levied by the Association
pursuant to Section 6 of this Declaration.
1.4 “Association” means Orono Garage Condominium Association, a nonprofit
corporation created pursuant to Minnesota Statutes Chapter 317A and Section
515B.3-101 of the Act, whose members consist of all Owners.
1.5 “Board” means the Board of Directors of the Association, as provided for in the
Bylaws.
1.6 “Building” means each structure which is or becomes a part of the Property and
contains a Unit or Units.
1.7 “Bylaws” means the Bylaws governing the operation of the Association, as
amended from time to time.
1.8 “City” means the city of Orono, Minnesota.
1.9 “Common Elements” means all parts of the Property including any improvement
thereon, except the Units.
1.10 “Common Expenses” means all expenditures made or liabilities incurred by or
on behalf of the Association and incident to its operation, including Assessments
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and items otherwise identified as Common Expenses in the Declaration or
Bylaws.
1.11 “Common Interest Community” (also sometimes referred to herein as “CIC”)
shall mean the contiguous or noncontiguous real estate described on Exhibit B
attached hereto that is subject to this Declaration, as more fully described in
Section 515B.1-103(10) of the Act.
1.12 “Declarant Control Period” means the time period during which Declarant has
the exclusive right to appoint the members of the Board, as described in Section
14.7 of this Declaration.
1.13 “Governing Documents” means this Declaration, and the Articles of
Incorporation and Bylaws of the Association, as amended from time to time, all of
which shall govern the use and operation of the Property.
1.14 “Limited Common Elements” means a portion of the Common Elements
allocated by the Declaration or by operation of Section 515B.2-102(d) of the Act
for the exclusive use of one or more but fewer than all of the Units.
1.15 “Member” means all persons who are members of the Association by reason of
being Owners as defined in this Declaration. The words “Owner” and “Member”
may be used interchangeably in the Governing Documents.
1.16 “Mortgagee” means any Person owning a mortgage recorded against a Unit,
which mortgage constitutes a first mortgage lien against the Unit.
1.17 “Owner” means a Person who owns a Unit in fee title, but excluding contract for
deed vendors, mortgagees, holders of remainder or reversionary interests and
other secured parties within the meaning of the Act.
1.18 “Person” means a natural individual, corporation, limited liability company,
partnership, limited liability partnership, trustee, or other legal entity capable of
holding title to real property.
1.19 “Plat” means the recorded plat depicting the Property pursuant to the
requirements of Section 515B.2-110(c) of the Act, including any amended or
supplemental Plat recorded from time to time in accordance with the Act.
1.20 “Property” means all of the real property subjected to this Declaration, now or in
the future, including all structures and any other improvement located thereon.
The Property is legally described in Exhibit B attached hereto.
1.21 “Rules and Regulations” means the Rules and Regulations of the Association as
approved from time to time pursuant to Section 5.6.
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1.22 “Tenant” means any Person or Persons, other than an Owner, occupying or using
a Unit.
1.23 “Unit” means a part of the Property, other than the Common Elements, including
one or more rooms or enclosed spaces, occupying all or part of one or more floors
of a Building, designed and intended for separate ownership and use, as described
in Section 2 and shown on the Plat.
Any terms used in the Governing Documents and defined in the Act and not in this
Section, shall have the meaning set forth in the Act. References to Section numbers refer to the
Sections of this Declaration unless otherwise indicated. References to the singular may refer to
the plural, and conversely, depending upon context.
SECTION 2
DESCRIPTION OF UNITS, BOUNDARIES AND RELATED EASEMENTS
2.1. Units. There are a maximum of eighty-five (85) Units, subject to the right of
Declarant to subdivide, combine or convert Units, as provided in Section 14. The Units shall be
used exclusively for non-residential purposes, including vehicle, motor-sports and other business
storage. Each Unit constitutes a separate parcel of real estate. The Unit identifiers and locations
of the Units are as shown on the Plat, which is incorporated herein by reference. A schedule of
the Units is set forth in Exhibit A.
2.2. Unit Boundaries. The boundaries of each Unit shall be the interior unfinished
surfaces of its perimeter walls, floors and ceilings. Wallpaper, paneling, tiles and other finishing
materials adhered to the interior of the Unit boundaries shall be a part of the Unit; provided, that
any load bearing portions of any interior or perimeter walls, columns, ceilings or floors, and any
common utility lines or other common facilities located in or passing through a Unit, shall be
Common Elements. The boundaries of each Unit shall also extend along the inside unfinished
surfaces of its perimeter doors and windows, and their frames, and said perimeter doors,
windows and frames, and their hardware, shall be deemed to be Limited Common Elements
appurtenant to such Unit. Subject to this Section and Section 3.2, all spaces, interior partitions,
and other fixtures and improvements within the boundaries of a Unit are a part of the Unit.
2.3. Appurtenant Easements. The Units shall be subject to and benefited by the
easements described in Section 12.
SECTION 3
COMMON ELEMENTS, LIMITED COMMON ELEMENTS AND OTHER PROPERTY
3.1. Common Elements. The Common Elements and their characteristics are as
follows:
3.1.1. All of the Property not included within the Unit boundaries and any load
bearing portions of any interior or perimeter walls, columns, ceilings or floors; and any
common utility lines or other common facilities located in or passing through a Unit shall
be Common Elements. The Common Elements include, but are not limited to, all areas
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and items listed in this Section 3, and those parts of the Property designated as Common
Elements on the Plat or in the Act.
3.1.2. The Common Elements shall be subject to (i) the easements described in
this Declaration and any other easements recorded against the Common Elements; (ii) the
rights of Owners and Tenants in any Limited Common Elements allocated to their
respective Units; and (iii) the right of the Association to establish reasonable Rules and
Regulations governing the use of the Property.
3.2. Limited Common Elements. The Limited Common Elements are those parts of
the Common Elements reserved for the exclusive use of the Owners and Tenants of the Units to
which they are allocated. The rights to the use and enjoyment of the Limited Common Elements
are automatically conveyed with the conveyance of such Units. The Limited Common Elements
are described and allocated to the Units, as follows:
3.2.1. Those items or areas designated as Limited Common Elements on the Plat
are allocated to the Units indicated thereon.
3.2.2. Improvements, if any, such as loading dock platforms, built-in vehicle
lifts, decks, balconies, awnings, exterior windows and doors, driveways, walks,
walkways or entryways constructed as part of the original construction to serve a single
Unit or Units, and replacements and modifications thereof authorized pursuant to Section
8, located wholly or partially outside the Unit boundaries, are allocated to the Unit or
Units which they serve.
3.2.3. Chutes, flues, ducts, drains, pipes, wires, conduit or other utility
installations, bearing walls, bearing columns, or any other components or fixtures located
wholly or partially outside the Unit boundaries, and serving only that Unit or Units, are
allocated to the Unit or Units they serve. Any portion of such installations serving or
affecting the function of the Common Elements is a part of the Common Elements.
3.2.4. Heating, ventilating, air conditioning, plumbing, electrical or mechanical
equipment serving only a certain Unit or Units and located wholly or partially outside the
Unit boundaries is allocated to the Unit or Units served by such equipment.
3.3 Annexation of Other Property. In addition to the Additional Real Estate, which
may be unilaterally annexed only by the Declarant, other real property may be annexed to the
common interest community as Common Elements and subjected to this Declaration, in
accordance with Section 515B.2-125 of the Act.
SECTION 4
ASSOCIATION MEMBERSHIP; RIGHTS, INTERESTS AND OBLIGATIONS
Membership in the Association, and the allocation to each Unit of a portion of the votes
in the Association and a portion of the Common Expenses of the Association and undivided
interests in the Common Elements, shall be governed by the following provisions:
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4.1. Membership. Each Owner shall be a member of the Association solely by reason
of owning a Unit, and the membership shall be transferred with the conveyance of the Owner’s
interest in the Unit. An Owner’s membership shall terminate when the Owner’s ownership
terminates. When more than one Person is an Owner of a Unit, all such Persons shall be
members of the Association, but multiple ownership of a Unit shall not alter the voting rights
allocated to such Unit nor authorize the division of the voting rights.
4.2. Allocation of Voting Rights. Undivided Interests and Common Expense
Obligations. Voting rights, undivided interests in the Common Elements and Common Expense
obligations (subject to Sections 6.4 and 6.7) are allocated among the Units based upon the area of
each Unit (exclusive of any optional mezzanine area) relative to the aggregate area of all Units,
as set forth as percentages in Exhibit A attached hereto. The voting rights, Common Expense
obligations and undivided interests referred to in this Section 4.2 shall be reallocated among all
Units based upon the above formula in the event additional Units are created.
4.3. Appurtenant Rights and Obligations. The ownership of a Unit shall include the
voting rights, Common Expense obligations and undivided interests described in Section 4.2.
Said rights, interests and obligations, and the title to the Units, shall not be separated or conveyed
separately, and any conveyance, encumbrance, judicial sale or other transfer of any allocated
interest in a Unit, separate from the title to the Unit shall be void. The allocation of the rights,
interests and obligations described in this Section may not be changed, except in accordance with
the Governing Documents and the Act.
4.4. Authority to Vote. The Owner, or some natural person designated to act as proxy
on behalf of the Owner, and who need not be an Owner, may cast the vote allocated to such Unit
at meetings of the Association. However, if there are multiple Owners of a Unit, only the Owner
or other person designated pursuant to the provisions of the Bylaws may cast such vote. The
voting rights of Owners are more fully described in Section 3 of the Bylaws.
SECTION 5
ADMINISTRATION
The administration and operation of the Association and the Property, including but not
limited to, the acts required of the Association, shall be governed by the following provisions:
5.1. General. The operation and administration of the Association and the Property
shall be governed by the Governing Documents, the Rules and Regulations, and the Act. The
Association shall, subject to the rights of the Owners set forth in the Governing Documents and
the Act, be responsible for the operation, management and control of the Property. The
Association shall have all powers described in the Governing Documents, the Act and the statute
under which the Association is incorporated. All power and authority exercisable by the
Association shall be vested in the Board, unless action or approval by the individual Owners is
specifically required by the Governing Documents or the Act. All references to the Association
shall mean the Association acting through the Board, unless specifically stated to the contrary.
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5.2. Operational Purposes. The Association shall operate and manage the Property for
the purposes of (i) administering and enforcing the covenants, restrictions, easements, charges
and liens set forth in the Governing Documents and the Rules and Regulations, (ii) maintaining,
repairing and replacing those portions of the Property for which it is responsible, and (iii)
preserving the value and architectural character of the Property.
5.3. Binding Effect of Actions. All agreements and determinations made by the
Association in accordance with the powers and voting rights established by the Governing
Documents or the Act shall be binding upon all Owners and Tenants, and their lessees, guests,
heirs, personal representatives, successors and assigns, and all secured parties as defined in the
Act.
5.4. Bylaws. The Association shall have Bylaws. The Bylaws shall govern the
operation and administration of the Association and shall be binding on all Owners and Tenants.
The Bylaws need not be recorded.
5.5. Management. The Board may delegate to a manager or managing agent the
management of any or all Units, including any management duties imposed upon the
Association’s officers and directors by the Governing Documents and the Act. However, such
delegation shall not relieve the officers and directors of the ultimate responsibility for the
performance of their duties as prescribed by the Governing Documents and by law. The
Declarant and/or an affiliate of the Declarant may be employed as the manager of the
Association and/or the Property pursuant to a separate, written agreement, subject to termination
as provided by the Act or the management agreement.
5.6. Rules and Regulations. The Property and the conduct of Persons thereon is
subject to regulation, as follows:
5.6.1. The Board has the exclusive authority to approve and implement such
reasonable Rules and Regulations as it deems necessary from time to time for the purpose
of operating and administering the affairs of the Association and regulating the use of the
Property; provided that the Rules and Regulations shall not be inconsistent with the
Governing Documents or the Act. The inclusion in other parts of the Governing
Documents of authority to approve Rules and Regulations shall be deemed to be in
furtherance, and not in limitation, of the authority granted by this Section. New or
amended Rules and Regulations shall be effective only after reasonable notice thereof has
been given to the Owners.
5.6.2. An Owner may establish reasonable rules relating to the internal use of
such Owner’s Unit and the conduct of Persons using or visiting the Unit; provided that
the rules shall be consistent with and subject to the Governing Documents, the Rules and
Regulations, this Declaration and applicable law.
5.7. Association Assets: Surplus Funds. All funds and real or personal property
acquired by the Association shall be held and used for the benefit of the Owners for the purposes
stated in the Governing Documents. Surplus funds remaining after payment of or provision for
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Common Expenses and reserves shall be credited against future Assessments or added to
reserves, as determined by the Board.
SECTION 6
ASSESSMENTS
6.1. General. Assessments shall be determined and assessed against the Units by the
Board, in its discretion, subject to the requirements and procedures set forth in this Section 6 and
the Bylaws. Assessments shall include annual Assessments under Section 6.2 and may include
special Assessments under Section 6.3 and limited Assessments under Section 6.4. Annual and
special Assessments shall be allocated among the Units in accordance with the allocation
formula set forth in Section 4.2. Limited Assessments under Section 6.4 shall be allocated to
Units as set forth in that Section.
6.2. Annual Assessments. Annual Assessments shall be established and levied by the
Board. Each annual Assessment shall cover all of the anticipated Common Expenses of the
Association for that year which are to be shared by all Units in accordance with the allocation
formula described in Section 4.2. Annual Assessments shall be payable annually, or in equal
monthly or quarterly installments, as established by the Board. Annual Assessments may
provide, among other things, for an adequate reserve fund for the replacement of the Common
Elements and those parts of the Units for which the Association is responsible and which are not
funded by limited Assessments, pursuant to Section 6.4. Annual Assessments shall provide, for
funds adequate to perform the minimum required maintenance of the Common Elements under
any preventive maintenance plan adopted by the Association as required under Section 515B.3-
107 of the Act.
6.3. Special Assessments. In addition to annual Assessments, the Board may levy in
any Assessment year a special Assessment against all Units in accordance with the allocation
formula set forth in Section 4.2. Among other things, special Assessments may be used for the
purpose of defraying in whole or in part the cost of any unforeseen or unbudgeted Common
Expense.
6.4. Limited Assessments. In addition to annual Assessments and special
Assessments, the Board may at its discretion, levy and allocate limited Assessments among one
or more, but not all, Units, in accordance with the following requirements and procedures:
6.4.1. Any Common Expense associated with the maintenance, repair, or
replacement of a Limited Common Element shall be assessed exclusively against the Unit
or Units to which that Limited Common Element is allocated, as determined by the
Board.
6.4.2. Any Common Expense benefiting fewer than all of the Units but not
falling within Section 6.4.1 may be assessed against the Unit or Units benefited, as
determined by the Board.
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6.4.3. The costs of insurance may be assessed equally or by actual cost per Unit,
and the costs of common utilities may be assessed equally, in proportion to usage, or such
other reasonable allocation as may be approved by the Board.
6.4.4. Reasonable attorneys’ fees and other professional fees and costs incurred
by the Association in connection with (i) the collection of Assessments and (ii) the
enforcement of the Governing Documents, the Act, or the Rules and Regulations, against
an Owner or Tenant or their guests, may be assessed against the Owner’s Unit.
6.4.5. Late charges, fines and interest may be assessed as provided in Section 13.
6.4.6. If any damage to the Common Elements, Limited Common Elements or
another Unit or any portion of the Owner’s Unit that the Association is obligated to
maintain is caused by the act or omission of any Owner or Tenant, or their guests, the
Association may assess the costs of repairing the damage exclusively against the
offending Owner’s Unit to the extent not covered by insurance.
6.4.7. If a Unit is owned by multiple individuals or an entity and the Common
Elements or any other improvements or facilities related to the common interest
community are used by more than one individual and his or her immediate family,
(“immediate family” being defined to include the individual’s spouse, children and
stepchildren) the Board is authorized to assess an Owner of the Unit for excess use of the
Common Elements or such other improvements or facilities in an amount determined by
the Board.
6.4.8. If Common Expense liabilities are reallocated for any purpose authorized
by the Act, Assessments and any installment thereof not yet due shall be recalculated in
accordance with the reallocated Common Expenses liabilities.
Assessments levied under Sections 6.4.l through 6.4.7 may, at the Board’s discretion, be assessed
as a part of, or in addition to, the other Assessments levied under Section 6.1 or 6.2.
6.5. Working Capital Fund. There shall be established a working capital fund to meet
unforeseen or unbudgeted expenditures or to purchase additional equipment or services during
the Association’s beginning years of operation. There shall be contributed, on a one-time basis
upon the initial sale of each Unit by Declarant, an amount equal to $500.00 per Unit. The
contribution shall be paid by the Unit purchasers at the earlier of the time of closing of sale of the
Unit or by the Declarant at the time of termination of the Declarant Control Period as to then
unsold Units. The contributions to this fund are in addition to the regular installments of annual
Assessments. The Board may include in each subsequent annual budget a reasonable amount of
working capital, based upon the anticipated needs of the Association for the year in question.
The funds shall be deposited into an account of the Association (which need not be a segregated
account) no later than the termination of the Declarant Control Period. Funds deposited in said
account may be used to fund replacement reserves or for operations of the Property or the
Association. Upon the closing of the initial sale of a Unit, Declarant may reimburse itself from
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funds collected from the purchaser at the closing for any prior contributions made by Declarant
to any reserve fund with respect to that Unit.
6.6. Liability of Owners for Assessments. The obligation of an Owner to pay
Assessments shall commence at the later of (i) the time at which the Owner acquires title to the
Unit, or (ii) the due date of the first Assessment levied by the Board. The Owner at the time an
Assessment is payable with respect to the Unit shall be personally liable for the share of the
Common Expenses assessed against such Unit. Such liability shall be joint and several where
there are multiple Owners of the Unit. Subject to Section 6.7, the liability is absolute and
unconditional and no Owner is exempt from liability for payment of Assessments by right of set-
off, by waiver of use or enjoyment of any part of the Property, by absence from or abandonment
of the Unit, by the waiver of any other rights, or by reason of any claim against the Declarant, the
Association or its officers, directors or agents, or for their failure to fulfill any duties under the
Governing Documents or the Act.
6.7. Declarant’s Liability for Assessments. Pursuant to Section 515B.3-1151 of the
Act, the Declarant is hereby authorized to establish an alternate common expense plan whereby
the Declarant’s Common Expense liability, and the corresponding assessment lien against the
Units owned by the Declarant, is limited to: (A) paying when due, in compliance with Section
515B.3.1-1151(b) of the Act, an amount equal to the full share of replacement reserves allocated
to Units owned by the Declarant, as set forth in the Association’s annual budget, and (8) paying
when due all accrued expenses of the CIC in excess of the aggregate assessments payable with
respect to Units owned by persons other than Declarant, provided that the alternate common
expense plan shall not affect Declarant’s obligation to make up any operating deficit pursuant to
Section 515B.3-115l(a)(2)(iv) of the Act.
6.7.1. Duration of Alternate Common Expense Plan. The alternate common
expense plan shall be effective for a period of not less than one year but shall in any event
terminate upon the termination of the Declarant Control Period unless terminated earlier
pursuant to Section 515B.3-1151 (a)(2)(iii) of the Act.
6.7.2. Level of Services. The alternate common expense plan shall have no effect
on the level of services for items set forth in the Association’s budget.
6.7.3. Accounting Obligations Associated with Use of Alternate Common
Expense Plan. If Declarant utilizes an alternate common expense plan, Declarant shall
cause to be prepared and delivered to the Association, at the Declarant’s expense, within
90 days after the termination of the Declarant Control Period, an audited balance sheet
and profit and loss statement certified to the Association and prepared by an accountant
having the qualifications set forth in section 515B.3-121 (b) of the Act. The audit shall be
binding on the Declarant and the Association.
(i) If the audited profit and loss statement shows an accumulated
operating deficit, the Declarant shall be obligated to make up the
deficit within 15 days after delivery of the audit to the Association,
and the Association shall have a claim against the Declarant for an
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amount equal to the deficit until paid. If Declarant does not utilize an
alternate common expense plan, Declarant is not liable to make up
any operating deficit.
(ii) The existence and amount, if any, of the operating deficit shall be
determined using the accrual method of accounting applied as of the
date of termination of the Declarant Control Period, regardless of the
accounting methodology previously used by the Association to
maintain its accounts.
(iii) Unless approved by a vote of the Unit Owners other than the
Declarant and its affiliates, the operating deficit shall not be made
up, prior to the election by the Unit Owners of a Board of Directors
pursuant to section 515B.3-103(d) of the Act, through the use of a
special assessment or by assessments described in subsections
515B.3-1151(e), (f), and (g) of the Act.
6.8. Assessment Lien. The Association has a lien on a Unit for any Assessment levied
against that Unit from the time the Assessment becomes due. If an Assessment is payable in
installments, the full amount of the Assessment is a lien from the time the first installment
thereof becomes due. Fees, charges, late charges, fines and interest charges imposed by the
Association pursuant to Section 515B.3-102(a)(10), (11) and (12) of the Act are liens, and are
enforceable as Assessments, under this Section 6. Recording of the Declaration constitutes
record notice and perfection of any lien under this Section 6, and no further recordation of any
notice of or claim for the lien is required. Notwithstanding the foregoing, in the event that the
Association records a notice of lien against a Unit, the Association will be deemed to be a
purchaser for purposes of the Recording Act, Minnesota Statutes §507.34, as of the date that the
lien document is properly recorded. Past due assessments, and amounts enforceable hereunder as
assessments, shall bear interest at the rate established with respect to judgments under Minnesota
Statutes Section 549.09. The release of the lien shall not release the Owner from personal
liability unless agreed to in writing by the Association.
6.9. Foreclosure of Lien: Remedies. A lien for Assessments may be foreclosed against
a Unit under the laws of the State of Minnesota (i) by action, or (ii) by advertisement in a like
manner as a mortgage containing a power of sale. The Association, or its authorized
representative, shall have the power to bid in at the foreclosure sale and to acquire, hold, lease,
mortgage and convey any Unit so acquired. The Owner and any other Person claiming an interest
in the Unit, by the acceptance or assertion of any interest in the Unit, grants to the Association a
power of sale and full authority to accomplish the foreclosure. The Association shall, in addition
to its other remedies, have the right to pursue any other remedy at law or in equity against the
Owner who fails to pay any Assessment or charge against the Unit.
6.10. Lien Priority: Foreclosure. A lien for Assessments is prior to all other liens and
encumbrances on a Unit except (i) liens and encumbrances recorded before the Declaration, (ii)
any first mortgage on the Unit, and (iii) liens for real estate taxes and other governmental
assessments or charges against the Unit. Notwithstanding the foregoing, if (1) a first mortgage on
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a Unit is foreclosed, (2) the first mortgage was recorded on or after the date of recording of this
Declaration, and (3) no Owner redeems during the Owner’s period of redemption provided by
Minnesota Statutes Chapters 580, 581, or 582; then the holder of the sheriffs certificate of sale
from the foreclosure of the first mortgage or any person who acquires title to the Unit by
redemption as a junior creditor shall take title to the Unit subject to a lien in favor of the
Association for unpaid Assessments or installments thereof levied pursuant to Sections 515B.3-
115(a), (e)(l) to (3), (f), and (i) of the Act which became due, without acceleration, during the six
months immediately preceding the first day following the end of the Owner’s period of
redemption.
6.11. Real Estate Taxes and Assessments. Real estate taxes, special assessments, and
other charges and fees which may be levied against the Common Elements by governmental
authorities, shall be allocated among and levied against the Units based upon their respective
percentage interests in the Common Elements as set forth in Exhibit A, and shall be a lien against
each Unit in the same manner as a lien for real estate taxes and special assessments levied
against the Unit alone.
6.12. Voluntary Conveyances: Statement of Assessments. In a voluntary conveyance of
a Unit the buyer shall not be personally liable for any unpaid Assessments and other charges
made by the Association against the seller or the seller’s Unit prior to the time of conveyance to
the buyer, unless expressly assumed by the buyer. However, the lien of such Assessments shall
remain against the Unit until released. Any seller or buyer shall be entitled to a statement, in
recordable form, from the Association setting forth the amount of the unpaid Assessments
against the Unit, including all Assessments payable in the Association’s current fiscal year,
which statement shall be binding on the Association, seller and buyer.
SECTION 7
RESTRICTIONS ON USE OF PROPERTY
All Owners and Tenants, and all Mortgagees and other secured parties, by their
acceptance or assertion of an interest in the Property, or by their occupancy of part or all of a
Unit, covenant and agree that, in addition to any other restrictions which may be imposed by the
Act, the Governing Documents, or the Rules and Regulations, the occupancy, use, operation,
alienation and conveyance of the Property shall be subject to the following restrictions:
7.1. General. The Property shall be owned, conveyed, encumbered, leased, used and
occupied subject to the Governing Documents and the Act, as amended from time to time. All
covenants, restrictions and obligations set forth in the Governing Documents are in furtherance
of a plan for the Property and shall run with the Property and be a burden and benefit to all
Owners and Tenants and to any other Person acquiring or owning an interest in the Property,
their heirs, personal representatives, successors and assigns. The Property shall be used for
private uses, except as otherwise approved by the Board.
7.2. Subdivision or Conversion. Except as permitted by this Declaration, no Unit, nor
any part of the Common Elements, may be subdivided, partitioned or converted without the prior
written approval of all Owners and all Mortgagees.
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7.3. Permitted Uses and Restrictions. The Property shall be used for (i) vehicle
storage, including but not limited to the storage of automobiles, motorcycles, recreational
vehicles, all terrain vehicles and snowmobiles, (ii) business-related storage and related office
uses permitted by City ordinances or by agreement with the City, and approved by the Board,
and (iii) other non-residential uses permitted by City ordinances or by agreement with the City,
and approved by the Board; provided that none of the following businesses, trades, occupations
or professions, whether carried on for profit or otherwise, shall be conducted, maintained or
permitted anywhere on the Property: adult theatre, adult amusement facility, any facility selling,
providing or displaying adult-oriented or pornographic materials, liquidation facility, auction
house, flea market, sleeping quarters or lodging, housing or raising animals, day care or child
care facility, nursing home or nursing facility, any retail use, place of worship or betting
establishment. The permitted hours of operation for all Units shall be from 6:00 AM to 10:00 PM
daily. Use of any Unit outside of these hours is strictly prohibited, except for emergency access.
7.4. Leasing. Leases of Units shall be permitted, subject to the following conditions:
(i) the Tenant’s use shall comply with Section 7.3, (ii) no Unit may be subleased, (iii) a Unit
must be leased in its entirety (not in part or by room), (iv) all leases shall be in writing, and (v)
all leases shall provide that they are subject to the Governing Documents, the Rules and
Regulations and the Act, and that any failure of the Tenant to comply with the terms of such
documents shall be a default under the lease. The Owner of the leased Unit shall, upon request of
the Board, provide a copy of the signed lease to the Association.
7.5. Parking. Parking should be contained inside of the unit. Any parking directly
outside a unit, will be subject to the following standards:
(i) Temporary Parking Only – Vehicles, trailers, or equipment may only be parked outside a
Unit while Owner is present.
(ii) Temporary Parking Location – An Owner must park directly in front of its own Unit(s), and
as close as possible to the Unit.
(iii) No Extended or Overnight Parking – Exterior parking is strictly limited to permitted
hours. Parking overnight is prohibited.
(iv) Enforcement – The Association may enforce violations through fines, towing, or other
actions at the Owner’s expense.
7.6. Animals. The Board shall have the exclusive authority to prohibit, or to allow and
regulate, the keeping of animals on the Property, or to require and enforce removal of animals
that exhibit behavioral problems whose owners fail or refuse to comply with pet restrictions.
This authority may be exercised so as to permit or prohibit different types or breeds of animals,
but those animals which are permitted (if any) shall be limited to common domestic dogs and
cats. However, no animal may be bred or kept or maintained for business for business or
commercial purposes, anywhere on the Property. The word “animal” shall be interpreted in its
broadest sense and shall include all living creatures except humans. Notwithstanding the
foregoing, no provision of the Governing Documents, nor any Rule or Regulation, may prohibit
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the keeping of a qualified service dog or similar animal by a person who is handicapped within
the meaning of the Fair Housing Amendments Act of 1988 or comparable state law.
7.7. Signs. Signs or other displays of any type may be erected (i) only at locations
established by the Declarant or subsequently approved by the Board, (ii) in compliance with City
sign ordinances and the design standards established for the Property by the Declarant, and (iii)
approved pursuant to Section 8. The design, erection and maintenance of signs shall be subject to
the following additional requirements and conditions:
7.7.1. An Owner may erect and post signs within the Owner’s Unit as necessary
to direct traffic, identify spaces, and facilitate other internal operations of the Unit.
7.7.2. An Owner, outside whose Unit a sign identifying the Unit is located, shall
be responsible for maintaining the sign in good condition and in a manner consistent with
the first-class maintenance and design standards applicable to the Property as a whole,
except that any common signs or directories identifying the project shall be maintained
by the Association.
7.7.3. All signs or other displays shall be subject to prior approval by the
Declarant so long as Declarant owns a Unit for sale or has the right to add Additional
Real Estate to the Property.
7.8. Exterior Lighting. The location, size, color and design of all lighting fixtures or
similar equipment used or shown outside of a Building must be (i) in compliance with City
lighting requirements, (ii) consistent with the design standards established for the Property by the
Declarant and (iii) approved pursuant to Section 8.
7.9. Outdoor Activities. Outdoor activities on the Property, such as promotional
events, gatherings, demonstrations, displays or other activities which have the potential to
materially affect any easement or use rights, cause a nuisance or material disturbance, create a
safety or health hazard, create material liability for the Association or any Member, obstruct
driveways, access roads, or Common Elements, and otherwise violate any provisions of this
Declaration or the Association’s Rules and Regulations shall be prohibited.
7.10. Quiet Enjoyment: Interference Prohibited. All Owners and Tenants and their
guests shall have a right of quiet enjoyment in their respective Units, subject to the usual and
customary sounds, odors or activities commonly associated with occupants such as those located
in the Units. Subject to the foregoing, the Property shall be occupied and used in such a manner
as will not cause a nuisance, nor unduly restrict, interfere with or impede the reasonable use and
quiet enjoyment of the Property by other Owners and Tenants and their guests.
7.11. Compliance with Law. No use shall be made of the Property which would violate
any then-existing municipal codes or ordinances, or state or federal laws, nor shall any act or use
be permitted which could cause waste to the Property, cause a material increase in insurance
rates on the Property, or otherwise cause any unusual liability, health or safety risk, or expense,
for the Association or any owner or Tenant.
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7.12. Ponds, Wetlands and Trees. Ponds, marshes, wetland areas, vegetation and trees,
whether natural or otherwise, shall be maintained in substantially the same condition as
originally existing or established by the Declarant, subject only to (i) changes authorized or made
by the Association consistent with all statutes, requirements, rules and regulations imposed on
such areas and items by governmental authorities having jurisdiction and (ii) the prior approval
by the City or any other governmental authorities, if required.
7.13. Time Shares Prohibited. The time share form of ownership, or any comparable
form of lease, occupancy rights, ownership, or right-to-use plans, which has the effect of
dividing the ownership or occupancy of a Unit into separate time periods, is prohibited.
7.14. Access to Units. In case of emergency, all Units and Limited Common Elements
are subject to entry, without notice and at any time, by an officer or member of the Board, by the
Association’s management agents or by any public safety personnel. Entry is also authorized for
maintenance purposes under Section 9, and for enforcement purposes under Section 13.
7.15. Occupancy Limits. The maximum occupancy of each Unit shall be determined in
accordance with applicable building, fire, and safety codes as established by the City of Orono or
other governing authorities. Owners are responsible for ensuring compliance with these limits,
and the Association reserves the right to enforce occupancy restrictions as necessary to maintain
safety and compliance with local regulations. Specifically, the Code Diagrams in the
architectural drawings specify that the:
- 20’x40’ units shall have a maximum occupancy of 3,
- 24’x46’ units shall have a maximum occupancy of 4, and
- 31’x46’ units shall have a maximum occupancy of 5
SECTION 8
ARCHITECTURAL STANDARDS
8.1. Restrictions on Improvements. One of the purposes of this Declaration is to
ensure that the Property is kept architecturally attractive and substantially uniform in appearance.
Therefore, except as set forth in Section 8.6, the following restrictions and requirements shall
apply to improvements to the Property:
8.1.1. No modifications, alterations, improvements, repairs or replacements of
any type, temporary or permanent, structural, aesthetic or otherwise (collectively referred
to as “improvements”), including but not limited to, any structure, building, addition,
deck, patio, fence, wall, enclosure, window, exterior door, antenna or other type of
sending or receiving apparatus, sign, flag, display, decoration, color change, shrubbery,
material topographical or landscaping change, shall be made, or caused or allowed to be
made, by any Owner or Tenant, or their invitees, in any part of the Common Elements, or
in any part of the Unit which affects the Common Elements or another Unit, or which is
visible from the exterior of the Unit.
8.1.2. The Board may appoint, supervise and disestablish an architectural
committee, and specifically delegate to it part or all of the functions which the Board
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exercises under this Section 8, in which case the references to the Board shall refer to the
architectural committee where appropriate. The architectural committee shall be subject
to the supervision of the Board.
8.1.3. The Board shall establish the criteria for approval of improvements, which
shall include and require, at a minimum:
8.1.3.1. substantial uniformity of color, location, type and design in
relation to existing Buildings and topography,
8.1.3.2. comparable or better quality of materials as used in any
existing improvement on the Property,
8.1.3.3. ease of maintenance and repair,
8.1.3.4. adequate protection of the Property, the Association,
Owners and Tenants from liability and liens arising out of the proposed
improvements,
8.1.3.5. substantial preservation of other Owners’ sight lines, if
material, and
8.1.3.6. compliance with governmental laws, codes and regulations.
The Board, or the appointed architectural committee if so authorized by the
Board, has the right to establish such additional criteria, architectural or
otherwise, as it deems appropriate, and shall be the sole judge of whether such
criteria are satisfied.
8.1.4. Approval of improvements which immaterially encroach upon another
Unit or the Common Elements shall create an appurtenant easement for such
encroachment in favor of the Unit with respect to which the improvements are approved,
notwithstanding any contrary requirement in the Governing Documents or the Act. A file
of the Board resolutions approving or denying all applications for improvements shall be
maintained permanently as a part of the Association’s records.
8.1.5. Interior improvements to a Unit or its Limited Common Elements may be
made without approval by the Board, provided that such improvements do not impair the
structural or weather-tight integrity of the Common Elements, interfere with utilities or
Building operating systems or violate applicable governmental laws, codes or regulations.
The Board shall have the authority to approve and implement such reasonable Rules and
Regulations as it deems necessary from time to time for the purpose of restricting interior
improvements to a Unit or its Limited Common Elements which may impair the
structural or weather-tight integrity of the Common Elements, interfere with utilities or
Building operating systems or violate applicable governmental laws, codes or regulations.
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To the extent interior improvements to a Unit or its Limited Common Elements involve
electrical work, such electrical work must be performed by a licensed electrician.
8.2. Review Procedures. The following procedures shall govern requests for
improvements under this Section:
8.2.1. Detailed plans, specifications and related information regarding any
proposed improvement, in form and content acceptable to the Board, shall be submitted
to the Board and to Declarant (if applicable) at least sixty days prior to the projected
commencement of construction. No improvements shall be commenced prior to approval.
8.2.2. The Board and Declarant (if applicable) shall give the Owner written
notice of approval or disapproval. If the Board and Declarant (if applicable) fail to give
notice of approval or disapproval within sixty days after receipt of (i) said plans and
specifications and (ii) all other information requested by the Board and Declarant (if
applicable), then approval shall be deemed to be granted; provided, that the
improvements are done in accordance with the plans, specifications and related
information which were submitted.
8.2.3. If no request for approval is submitted, approval shall be deemed to be
denied.
8.3. Remedies for Violations. The Association may undertake any measures, legal,
equitable or administrative, to enforce compliance with this Section and shall be entitled to
recover from the Owner causing or permitting the violation all attorneys’ and other professional
fees and costs of enforcement incurred by the Association, regardless of the type of action taken
(if any). Such attorneys’ fees and costs shall be a lien against the Owner’s Unit and a personal
obligation of the Owner. In addition, the Association shall have the right to enter the Owner’s
Unit and to restore any part of a Building or Unit to its prior condition if any improvements were
made in violation of this Section, and the cost of such restoration shall be a personal obligation
of the Owner and a lien against the Owner’s Unit.
8.4. Owner Responsibility/Indemnity. The Owner who causes an improvement to be
made, regardless of whether the improvement is approved by the Board, shall be responsible for
the construction work and any claims, damages, losses or liabilities arising out of the
improvements. The Owner shall hold harmless, indemnify and defend the Association, and its
officers, directors and committee members, from and against any expenses, claims, damages,
losses or other liabilities, including without limitation attorneys’ fees and costs of litigation,
arising out of (i) any improvement which violates any governmental laws, codes, ordinances or
regulations, (ii) the adequacy of the specifications or standards for construction of the
improvements and (iii) the construction of the improvements.
8.5. Exemptions. The requirements set forth in this Section 8 (except Section 8.5) shall
not apply to original construction by Declarant or its affiliates in connection with its completion
and sale of the Units.
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SECTION 9
MAINTENANCE AND REPAIR
9.1. Association Obligations. Subject to Section 9.2, the Association shall provide for
all maintenance, repair or replacement (collectively referred to as “maintenance”) of the
Common Elements and Limited Common Elements, including any improvement thereto, subject
to the following qualifications or additions:
9.1.1. The Association shall maintain garage doors, garage door hardware,
openers, and weather-stripping.
9.1.2. The cost of maintenance, repair or replacement of part or all of a Limited
Common Element shall be assessed against the Unit or Units to which the Limited
Common Element is allocated in accordance with Section 6.4.1.
9.1.3. The cost of maintenance, repair or replacement of a part of the Common
Elements which benefits only a certain Unit or Units, may be assessed against the Unit or
Units benefited in accordance with Section 6.4.2.
9.1.4. The Association may, with the approval of a majority of Owners who have
authority to cast in excess of fifty percent (50%) of the total votes in the Association in
person or by proxy at a meeting called for such purposes, undertake to maintain, repair or
replace mechanical, structural or other components within the Units.
9.1.5. The Association may undertake to maintain, repair or replace mechanical,
structural or other components within the Units and assess the costs against the Unit if the
failure or impairment of the component could result in damage to the Common Elements.
or other Units, impair the function of any common Building systems, or create a health or
safety hazard.
9.1.6. The Association shall be responsible for incidental damage caused to a
Unit or its Limited Common Elements by work undertaken by the Association pursuant
to this Section.
9.1.7. If damage is caused to the Common Elements, Limited Common Elements
or other Units by an Owner or Tenant, or their guests, or by any condition in the Unit or
Limited Common Elements which the Owner or Tenant has caused or allowed to exist,
then the Association may repair the damage or correct the condition and assess the cost
thereof against the responsible Owner’s Unit.
9.2. Owner Obligations. Each Owner shall, at its expense, undertake the following
obligations for maintenance, repair and replacement:
9.2.1. To maintain, repair, and replace the Owner’s Unit. The Units shall be kept
in good, clean and sanitary condition and repair.
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9.2.2. To perform its maintenance obligations promptly and in such manner as
not to damage the Property, nor unreasonably disturb or cause a hazard to persons
occupying or otherwise using the Property. The Board may require that the Owners
perform their maintenance obligations in accordance with reasonable standards
established by the Board and in a manner consistent with the Declarant’s design plan for
the common interest community.
9.2.3. To promptly pay or reimburse the Association for any costs incurred by
the Association for the repair of any damage to the Common Elements, Limited Common
Elements or other Units, caused by an Owner or Tenant, or their guest, or caused by any
condition in the Unit or Limited Common Elements which the Owner or Tenant has
allowed to exist.
9.2.4. If an Owner fails or refuses to perform the Owner’s duty to maintain,
repair or replace, the Association shall have authority to undertake the necessary work
and assess the Owner’s Unit for the cost thereof; provided that reasonable notice and an
opportunity to sure the violation shall first be given to the Owner.
SECTION 10
INSURANCE
10.1. Association Insurance. The Association shall obtain and maintain the following
insurance relating to the Property:
10.1.1. The Association shall, at a minimum, maintain property insurance in broad
form covering all risks of physical loss in an amount equal to one hundred percent of the
insurable “replacement cost” of the Property, less deductibles; but excluding (i) land,
footings, excavation and other items normally excluded from coverage, and (ii) items
such as ceilings or wall finishing materials, floor coverings, plumbing, lighting and other
interior fixtures, built-in equipment, business equipment, or any other improvement or
betterment installed within the Units. The policy or policies shall also cover personal
property owned by the Association. The policy or policies shall also contain “Inflation
Guard” and “Agreed Amount” endorsements, if reasonably available. The Association
may enter into an agreement with a Mortgagee or a guarantor, insurer or servicer of a
mortgage, obligating the Association to keep other coverages or endorsements in effect.
The Association may also enter into agreements among all Owners as to the allocation of
insurance proceeds among their Units.
10.1.2. Commercial general liability insurance covering the use, operation and
maintenance of the Common Elements, with minimum limits of one million dollars per
occurrence, against claims for death, bodily injury and property damage, and such other
risks as are customarily covered by such policies for projects similar in construction,
location and use to the Property. The policy shall contain a “severability of interest”
endorsement which shall preclude the insurer from denying the claim of an Owner or
Tenant because of negligent acts of the Association or other Owners or Tenants.
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10.1.3. Such other types and amounts or insurance as may be determined by the
Board to be necessary or desirable, including but not limited to officers and directors’
liability insurance, workers’ compensation insurance, and insurance or fidelity bonds
covering dishonest acts by those Persons having control or custody of the Association’s
funds.
10.2. Cancellation: Notice of Loss. All policies or property insurance and
comprehensive liability insurance maintained by the Association shall provide that the policies
shall not be canceled or substantially modified, for any reason, without at least thirty days’ prior
written notice to the Association, the insureds and all Mortgagees.
10.3. Conflicts with Act. In the event of a conflict between this Section 10 and the Act,
this Section 10 shall control, it being the intention of Declarant that the Association and the
Owners shall have authority and discretion to deal with the unique insurance needs associated
with the uses of these nonresidential Units and the requirements of Mortgagees.
10.4. Owners’ Insurance/Indemnity. Each Owner shall obtain and maintain the
following insurance and provide the described indemnities:
10.4.1. Property insurance insuring any insurable improvement within the
Owner’s Unit for the full insurable replacement value of such improvement.
10.4.2. Commercial general liability insurance covering the Owner’s Unit, and the
activities of the Owner, and its officers, directors, employees and agents in connection
with the Owner’s occupancy, operation, management and use of the Unit, including any
additional coverages customarily carried for unique or hazardous activities arising out of
a business or activities conducted on the Unit. Said liability insurance shall be in the
minimum amounts of (i) $1,000,000 for an accident affecting more than one person in or
resulting from one occurrence and (ii) $1,000,000 property damage for each occurrence.
Each Owner shall, upon request of the Association or any other Owner, furnish a
certificate or certificates of such insurance.
10.4.3. Each Owner shall hold harmless, indemnify and defend the Declarant,
other Owners and the Association, and their respective officers, directors and employees,
from and against all claims, actions, damages and other liabilities, including attorneys’
fees and costs, arising out of incidents occurring within such Owner’s Unit or arising out
of the conduct of the Owner or Tenants of the Unit or their employees, agents,
contractors and guests, unless caused by the intentional or negligent act or omission of
the party to be indemnified.
10.4.4. The Owner’s insurance shall be primary as against the Association’s
insurance for damages to any interior improvement to the Units, and there shall be no
right of contribution against the Association’s insurance, with respect to damage or
activities within the Owner’s Unit.
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SECTION 11
RECONSTRUCTION, EMINENT DOMAIN AND TERMINATION
11.1. Reconstruction. The obligations and procedures for the repair, reconstruction or
disposition of the Property following damage or destruction thereof shall be governed by the Act.
Any repair or reconstruction shall be commenced as soon as practicable after the casualty and
shall be substantially in accordance with the plans, specifications and design of the Property as
initially constructed and subsequently improved.
11.2. Eminent Domain. In the event of a taking of any part of the Property by
condemnation or eminent domain, the provisions of the Act shall govern; provided, (i) that notice
shall be given as provided in Section 11.4 and 16.4; (ii) that the Association shall be the
attorney-in-fact to represent the Owners in any related proceedings, negotiations, settlements or
agreements; and (iii) that any awards or proceeds shall be payable to the Association for the
benefit of the Owners and the Mortgagees of their Units, as their interests may appear.
11.3. Termination and Liquidation. The termination of the common interest
community, and the distribution of any proceeds therefrom, shall be governed by the Act, except
that any distributions shall be allocated based upon the value of the Units as unanimously agreed
upon by the Owners, or by appraisers agreed upon in writing by a majority of the Owners and
Mortgagees, and shall be made to Owners and their Mortgagees as their interests may appear.
11.4. Notice. The Association shall give written notice of any condemnation
proceedings or substantial destruction of the Property to the Mortgagees within ten business days
after the casualty or first legal notice of condemnation.
11.5. Association’s Authority. In all cases involving reconstruction, condemnation,
eminent domain, termination or liquidation of the common interest community, the Association
may (i) act on behalf of the Owners in all proceedings, negotiations and settlement of claims, or
(ii) delegate the authority to act to an Owner or Owners of the affected Units if the casualty
affects fewer than all Units. If such authority is retained and exercised by the Association, then
all proceeds shall be payable to the Association to hold and distribute for the benefit of the
Owners and their Mortgagees. Mortgagees are entitled to priority for awards and distributions in
accordance with the priorities established by the Act and their mortgage loan documents, as their
interests may appear.
SECTION 12
EASEMENTS
The following appurtenant easements and rights are hereby granted, conveyed, dedicated
and reserved on, over, under and across the Property, as applicable.
12.1. Access. Each Unit shall be the beneficiary of a nonexclusive easement for access
to and from public roadways and walkways on and across those portions of the Common
Elements designated for use as roadways, driveways or walkways, as originally constructed,
shown on the Plat or otherwise designated by the Association, subject to any restrictions
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authorized by (i) the Governing Documents or the Rules and Regulations, or (ii) any
governmental authority.
12.2. Use and Enjoyment. Each Unit shall be the beneficiary of nonexclusive easements
for use and enjoyment on and across the Common Elements and any Limited Common Element
allocated to the respective Units, subject to any restrictions authorized or imposed by the
Governing Documents.
12.3. Structural Support. Each Unit and the Common Elements shall be subject to and
the beneficiary of nonexclusive easements for structural support in all walls, columns, joists,
girders and other structural components located in or passing through another Unit or other parts
of the Building or shared with an adjoining Unit or the Common Elements.
12.4. Encroachments. Each Unit and the Common Elements, and the rights of the
Owners and Tenants therein, shall be subject to a nonexclusive easement in favor of the
adjoining Units for encroachments caused by the construction, reconstruction, repair, shifting,
settlement or movement of any part of the Property, and for any improvement which is added in
compliance with Section 8. If there is an encroachment upon another Unit or the Common
Elements, as a result of any of the aforementioned causes, an easement shall exist for the
encroachment, for the use, enjoyment and habitation of any encroaching Unit or improvement,
and for the maintenance thereof. Any improvement added pursuant to Section 8 shall be limited
to minor encroachments, and no easement shall exist unless the proposed improvement has been
approved and constructed as required by this Declaration. Such easements shall continue for as
long as the encroachment exists and shall not affect the marketability of title.
12.5. Maintenance, Repair, Replacement and Reconstruction. Each Unit, and the rights
of the Owners and Tenants thereof, and the Common Elements and Limited Common Elements,
shall be subject and benefited by a nonexclusive easement in favor of the Association for the
maintenance, repair, replacement and reconstruction of the Common Elements, Units and any
improvements related thereto, and utilities serving the Units, to the extent necessary to fulfill the
Association’s obligations under the Governing Documents. Each Owner shall afford to the
Association and its management agents and employees, access at reasonable times and upon
reasonable notice, to and through the Unit and its Limited Common Elements for maintenance,
repair and replacement; provided that access may be had without notice and at any time in case
of emergency.
12.6. Utilities and Services. The Common Elements and the Units shall be subject to
and benefited by non-exclusive easements in favor of the Association, the City and all utility
companies and other service providers for the installation, use, maintenance, repair and
replacement of all utilities, services and common operating systems, such as natural gas,
electricity, cable television and other electronic communications, water, sewer, septic systems,
wells, and similar services, fire control systems and other common operating systems, and
metering and control devices, which exist, which are constructed as part of the development of
the Property which are approved by the City, which are approved by the Association under
authority contained in the Governing Documents or the Act, or which are described or referred to
in the Plat, this Declaration or other recorded instruments. Each Unit, and the rights of the
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Owners and Tenants thereof, shall also be subject to and benefited by a non-exclusive, easement
in favor of the other Units, the Common Elements and the Association for all such utilities,
services, fire control systems and other common operating systems. Utilities and related services
or systems shall be installed, used, maintained and repaired so as not to interfere with the use and
quiet enjoyment of the Units by the Owners and Tenants, nor affect the structural or architectural
integrity of the Buildings, Units or any Common Element improvement.
12.7. Emergency Access to Units. In case of emergency, all Units and Limited
Common Elements are subject to an easement, without notice and at any time, in favor of the
Association for access by the Association’s management agents, and in favor of fire, police or
other public safety personnel.
12.8. Project Signs. Declarant and the Association shall have a non-exclusive easement
and right to erect and maintain temporary and permanent signs and related monuments
identifying the common interest community on the Common Elements and on Units owned by
the Declarant. Those parts of the Property on which monument signs or any related decorative
improvement is located shall be subject to non-exclusive easements in favor of the Association
for the continuing use, maintenance, repair and replacement of said signs and any improvements.
12.9. Declarant’s Easements. The Units and Common Elements are subject to exclusive
easements in favor of the Declarant for the exercise of its declarant rights as described in the
Governing Documents.
12.10. Other Easements. The Property shall be subject to such other easements as may be
recorded against the Property by reason of the City’s requirements in connection with the
development of the Property.
12.11. Continuation, Scope and Conflict of Easements. The easements set forth in this
Section (i) shall run with the land and shall be appurtenant to the benefited Property; (ii) shall
supplement and not limit any easements described elsewhere in this Declaration, or otherwise
recorded; (iii) shall be permanent, subject only to termination in accordance with the terms of the
easement; and (iv) shall include reasonable access to the easement areas over and through the
Property for purposes of construction, maintenance, repair, replacement and reconstruction.
12.12. Non-Interference: Impairment Prohibited. All Persons exercising easement rights
shall do so in a reasonable manner so as not to materially interfere with the operation of the
Property or damage to the Property and shall be financially liable for all costs of repair of any
part of the Property which is damaged by the Person’s exercise of the easement rights. No Person
shall impair, obstruct or cause damage to any easement area, or any improvement or equipment
installed therein. Notwithstanding anything in this Declaration to the contrary, no Owner or
Tenant shall be denied reasonable access to his or her Unit or the right to Utility services thereto.
12.13. Benefit of Easements. All easements benefiting a Unit shall benefit the Owners
and Tenants of the Unit, and their guests. However, an Owner who has delegated the right to
occupy the Unit to an Tenant or Tenants, whether by a lease or otherwise, does not have the use
and other easements rights in the Property during such delegated occupancy, except (i) as a guest
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of an Owner or Tenant or (ii) in connection with the inspection of the Unit or recovery of
possession of the Unit pursuant to law.
SECTION 13
COMPLIANCE AND REMEDIES
Each Owner and Tenant, and any other Person owning or acquiring any interest in the
Property, shall be governed by and comply with the provisions of the Act, the Governing
Documents, the Rules and Regulations, and such amendments thereto as may be made from time
to time, and the decisions of the Association. A failure to comply shall entitle the Association to
the relief set forth in this Section, in addition to the rights and remedies authorized elsewhere by
the Governing Documents or the Act.
13.1. Entitlement to Relief. Legal relief may be sought by the Association, at its
discretion, against any Owner, or by an Owner against the Association or another Owner, to
enforce compliance with the Governing Documents, the Rules and Regulations, the Act or the
decisions of the Association. However, no Owner may withhold any Assessments payable to the
Association or take or omit other action in violation of the Governing Documents, the Rules and
Regulations or the Act, as a measure to enforce such Owner’s position, or for any other reason.
13.2. Remedies. In addition to any other remedies or sanctions, expressed or implied,
administrative or legal, the Association shall have the right (or the obligation if so indicated) to
implement any one or more of the following actions against Owners and Tenants and/or their
guests, who violate the provisions of the Governing Documents, the Rules and Regulations or the
Act:
13.2.1. Commence legal action for damages or equitable relief in any court of
competent jurisdiction.
13.2.2. Impose late charges, in an amount determined by the Board in its
reasonable discretion, for each Assessment or installment thereof past due more than
thirty days and impose interest at the highest rate permitted by law accruing beginning on
the first day of the month after the Assessment or installment was due.
13.2.3. In the event of default of more than thirty days in the payment of any
Assessment or installment thereof, all remaining installments of Assessments levied
against the Unit owned by the defaulting Owner, together with any late payment charges,
interest, attorneys’ and other professional fees and costs of collection, may be accelerated
by the Board and shall then be payable in full if not paid within ten days after receipt of
notice from the Association.
13.2.4. Impose reasonable fines, penalties or charges for each violation of the Act,
the Governing Documents or the Rules and Regulations.
13.2.5. Restore any portions of any Common Elements, Unit or Limited Common
Elements damaged or altered, or allowed to be damaged or altered, by any Owner or
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Tenant or their guests in violation of the Governing Documents, and to assess the cost of
such restoration against the responsible Owners and their Units.
13.2.6. Enter any Unit or Limited Common Element in which a violation or
breach of the Governing Documents or the Rules and Regulations exists which materially
affects, or is likely to materially affect in the near future, the health or safety of the other
Owners or Tenants, or their guests, or the safety or soundness of any other part of the
Property or the property of the Owners or Tenants, and to summarily abate and remove,
at the expense of the offending Owner or Tenant, any structure, thing or condition in the
Unit or Limited Common Elements which is causing the violation; provided, that any
improvement which is a part of a Unit may be altered or removed only pursuant to a court
order or with the agreement of the Owner.
13.2.7. Foreclose any lien arising under the provisions of the Governing
Documents or under law, in the manner provided by the Act and Section 6.
13.3. Rights to Hearing. Before the imposition of any of the remedies authorized by
Section 13.2.4, 13.2.5 or 13.2.6, the Board shall, upon written request of the offender, grant to
the offender an opportunity for a fair and equitable hearing as contemplated by the Governing
Documents and the Act. The offender shall be given notice of the nature of the violation and the
right to a hearing, and at least ten days within which to request a hearing. The hearing shall be
scheduled by the Board and held within thirty days of receipt of the hearing request by the
Board, and with at least ten days prior written notice to the offender. If the offender fails to
timely request a hearing or to appear at the hearing, then the right to a hearing shall be waived
and the Board may take such action as it deems appropriate. The decision of the Board and the
rules for the conduct of hearings established by the Board shall be final and binding on all
parties. The Board’s decision shall be delivered in writing to the offender within ten days
following the hearing, if not delivered to the offender at the hearing. If the Board delegates the
hearing duties described in this Section to a committee, then references in this Section to the
Board’s hearing duties shall refer to the committee.
13.4. Lien for Charges, Penalties, Etc. Any charges, fines, expenses, penalties, interest
or other impositions under this Section shall be a lien against the Unit of the Owner or Tenant
against whom the same are imposed and the personal obligation of such Owner in the same
manner and with the same priority and effect as Assessments under Section 6. The lien shall
attach as of the date of imposition of the remedy but shall not be final as to violations for which a
hearing is held until the Board makes a written decision at or following the hearing. All remedies
shall be cumulative, and the exercise of, or failure to exercise, any remedy shall not be deemed a
waiver of the Association’s right to pursue any others.
13.5. Costs of Proceeding and Attorneys’ Fees. With respect to any collection
measures, or any measures or action, legal, administrative, or otherwise, which the Association
takes pursuant to the provisions of the Act, Governing Documents or Rules and Regulations,
whether or not finally determined by a court or arbitrator, the Association may assess the Unit
owned by the violator with any expenses incurred in connection with such enforcement,
including, without limitation, fines or charges previously imposed by the Association, -
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reasonable attorneys’ fees and other professional fees, and interest (at the highest rate allowed by
law) on the delinquent amounts owed to the Association. Such expenses shall also include any
collection or contingency fees or costs charged to the Association by a collection agency or other
Person acting on behalf of the Association in collecting any delinquent amounts owed to the
Association by an Owner or Tenant. Such collection or contingency fees or costs shall be the
personal obligation of the Owner of the Unit and shall be a lien against such Owner’s Unit.
13.6. Liability for Acts of Owners and Tenants. An Owner shall be liable for the
expense of any maintenance, repair or replacement of the Property rendered necessary by such
Owner’s acts or omissions, or by that of Tenants or guests in the Owner’s Unit, to the extent that
such expense is not covered by the proceeds of insurance carried by the Association or such
Owner or Tenant. However, any insurance deductible amount and/or increase in insurance rates
of the Association resulting from the Owner’s acts or omissions may be assessed against the
Owner responsible for the condition and against his or her Unit.
13.7. Enforcement by Owners. The provisions of this Section shall not limit or impair
the independent rights of Owners to enforce the provisions of the Governing Documents, the
Rules and Regulations, and the Act as provided therein.
13.8. Pre-litigation Requirement. Any litigation, administrative proceeding or other
legal action instituted or intervened in by or in the name of the Association, exclusive of any
action (i) to collect Assessments or foreclose Assessment liens, or (ii) to enforce the Governing
Documents or the Rules and Regulations, is subject to prior approval by the Owners of Units to
which are allocated a majority [in excess of fifty percent (50%)] of the total votes in the
Association. Any litigation, administrative proceeding or other legal action instituted or
intervened in by or in the name of the Association involving a construction defect claim as
defined by Section 515B.1-1 03(11a) of the Act requires compliance with Sections 515B.3-
102(d) and (e), and 515B.4-116(c) of the Act prior to commencement.
SECTION 14
DECLARANT RIGHTS
Declarant hereby reserves exclusive and unconditional authority to exercise the following
declarant rights within the meaning of Section 515B.1-103(33b) of the Act, and other rights
described in this Section, for as long as it owns a Unit, or for such shorter period as may be
specifically indicated:
14.1. Complete Improvements. To complete all the Buildings, Units and any other
improvement indicated on the Plat, or otherwise included in Declarant’s development plans, or
authorized by the City or the Declaration, and to make improvements in the Units owned by the
Declarant and Common Elements to accommodate the exercise of any declarant rights.
14.2. Relocate Boundaries, Subdivide, Combine, Convert and Alter Units. To relocate
boundaries between Units, subdivide, combine and convert Units and to otherwise alter Units
owned by it, to the extent permitted by the Act in and accordance with Section 14.8.
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14.3. Marketing Facilities. To construct, operate and maintain a sales office,
management office, models, and other development, sales and rental facilities within the
Common Elements, and within any Units owned or leased by Declarant from time to time
located anywhere on the Property or on the Additional Real Estate.
14.4. Signs. To erect and maintain signs and other sales displays offering the Units for
sale or lease, in or on any Unit owned by Declarant and on the Common Elements or on the
Additional Real Estate.
14.5. Easements. To have and use easements, for itself, its employees, contractors,
representatives, agents, prospective purchasers or other invitees through and over the Common
Elements and Limited Common Elements for the purpose of exercising its declarant rights.
14.6. Control of Association. To control the operation and administration of the
Association, including without limitation the power to appoint and remove the members of the
board pursuant to Section 515B.3-103 of the Act, until the earliest of: (i) voluntary surrender of
control by Declarant, (ii) conveyance to Owners other than Declarant of seventy-five percent of
the total number of Units authorized to be included in the Property or (iii) the date three years
following the date of the first conveyance of a Unit to an Owner other than Declarant.
Notwithstanding the foregoing, the Owners other than Declarant shall have the right to nominate
and elect not less than thirty-three and one-third percent of the directors at a meeting of the
Owners which shall be held within sixty days following the conveyance by Declarant of fifty
percent of the total number of Units authorized to be included in the Property.
14.7. Consent to Certain Amendments. Declarant’s written consent shall be required for
any amendment to the Governing Documents or Rules and Regulations so long as Declarant
owns any Unit for initial sale or has the right to add Additional Real Estate to the Property.
14.8. Relocation of Boundaries or Subdivision, Conversion or Combination of Units.
Declarant shall have the following rights and authority pursuant to Section 515B.2-112 of the
Act with respect to Units owned by it: (i) to relocate the boundaries of any Units and (ii) to
combine Units. Other Owners shall have the right to create additional Units by the subdivision of
any Unit owned by them in accordance with Section 515B.2-112 of the Act.
14.9. Additional Real Estate. Declarant hereby expressly reserves the right to add the
Additional Real Estate to the Property, by unilaterally executing and recording a supplemental
declaration pursuant to Section 515B.2-111 of the Act, subject to the following conditions:
14.9.1 The right of Declarant to add the Additional Real Estate to the common interest
community shall terminate ten (10) years after the date of recording of this
Declaration or upon earlier express written withdrawal of such right by Declarant or
a successor Declarant, unless extended by a vote of the Owners pursuant to Section
515B.2-106(2) of the Act. There are no other limitations on Declarant's rights
hereunder, except as may be imposed by law.
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14.9.2 The Additional Real Estate is described in Exhibit C attached hereto. The
Additional Real Estate may be added to the Property in parcels consisting of one or
platted or un-platted parcels, or portions thereof, and in any sequence.
14.9.3 Declarant has no obligation to add the Additional Real Estate to the Property. If
Declarant decides to add the Additional Real Estate to the Property, there are no
assurances as to the times at which any part of the Additional Real Estate will be
added, the order in which it will be added, the number of Units per phase nor the
size of the Units. The Additional Real Estate may be developed by Declarant or its
successors in interest for any purpose, subject only to approval by the appropriate
governmental authorities. The maximum number of Units that may be created
within the Additional Real Estate described as such on the date of this Declaration
is approximately 9 Units. All Units created on the Additional Real Estate shall be
restricted exclusively to non-residential use.
14.9.4 The Units, Buildings and any other improvement created upon the Additional Real
Estate will be compatible with the Units, Buildings and any other improvement
which is initially a part of the Property, in terms of general architectural style,
quality of construction, principal materials employed in construction, subject to
market conditions and governmental and lender requirements.
14.9.5 All covenants and restrictions contained in this Declaration affecting the use,
occupancy and alienation of Units shall apply to all Units created on the Additional
Real Estate.
The statements made in this Section 14.9 shall not apply to any Additional Real Estate which is
not added to the Property.
14.10. Other Rights. To have and exercise such other rights as are afforded Declarant
under the terms of this Declaration or identified, now or in the future, as special declarant rights
in Section 515B.1-103 of the Act.
SECTION 15
AMENDMENTS
15.1. Approval Requirements. Except as otherwise provided herein, this Declaration
may be amended only by the approval of:
15.1.1. The Board.
15.1.2. Owners of Units to which are allocated at least sixty-seven percent of the
total votes in the Association.
15.1.3. Declarant pursuant to Section 14.7.
15.2. Procedures. Approval of the Owners may be obtained in writing or at a meeting of
the Association duly held in accordance with the Bylaws. Consent of the Declarant shall be in
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writing. Any amendment shall be subject to any greater requirements imposed by the Act. The
amendment shall be effective when recorded as provided in the Act. An affidavit by the
Secretary or President of the Association as to the outcome of the vote, or the execution of the
foregoing agreements or consents, shall be adequate evidence thereof for all purposes, including
without limitation, the recording of the amendment.
SECTION 16
MISCELLANEOUS
16.1. Severability. If any term, covenant, or provision of this instrument or any exhibit
attached hereto is held to be invalid or unenforceable for any reason whatsoever, such
determination shall not be deemed to alter, affect or impair in any manner whatsoever any other
portion of this Declaration or exhibits attached hereto.
16.2. Construction. Where applicable, the masculine gender of any word used herein
shall mean the feminine or neutral gender, or vice versa, and the singular of any word used
herein shall mean the plural, or vice versa. References to the Act, or any section thereof, shall be
deemed to include any statutes amending or replacing the Act, and the comparable sections
thereof. Any amendment to the Act shall retroactively apply to the Association and the Property,
except as expressly prohibited or qualified by the Governing Documents.
16.3. Tender of Claims. In the event that any incident occurs which could reasonably
give rise to a demand by the Association against Declarant for indemnification pursuant to the
Act, the Association shall promptly tender the defense of the action to its insurance carrier, and
give Declarant (i) written notice of such tender, (ii) written notice of the specific nature of the
action, and (iii) an opportunity to defend against the action.
16.4. Notices. Unless specifically provided otherwise in the Governing Documents or
the Act, all notices required to be given by or to the Association, the Board, the Association
officers, or the Owners or Occupants shall be (i) in writing and shall be effective upon hand
delivery, or mailing if properly addressed with postage prepaid and deposited in the United
States mail, or (ii) by electronic means and shall be effective when sent, as and if authorized by
the Bylaws and Minnesota Statutes Chapter 317A; except that registrations pursuant to Section
2.2 of the Bylaws shall be effective upon receipt by the Association.
16.5. Conflicts Among Documents. In the event of any conflict among the provisions of
the Act, the Declaration, the Bylaws and any Rules or Regulations, the Act shall control unless it
permits one or more of the Governing Documents to control. As among the Declaration, the
Bylaws and any Rules and Regulations, the Declaration shall control, and as between the Bylaws
and any Rules and Regulations, the Bylaws shall control.
16.6. Duration of Covenants. The covenants, conditions, restrictions, easements, liens
and charges contained in this Declaration shall be perpetual, subject only to termination as
provided in this Declaration and the Act.
146
34
IN WITNESS WHEREOF, the undersigned has executed this instrument the day and year first
set forth in accordance with the requirements of the Act.
Orono Garage Condos, LLC
a Minnesota limited liability company
By:
Name:
Title:
This Instrument Was Drafted By:
Chanin Law Firm, P.A.
18171 82nd Place North
Maple Grove, Minnesota 55311
(612) 963 7707
ed@chaninlaw.com
147
35
EXHIBIT A TO DECLARATION
COMMON INTEREST COMMUNITY NO. _______
ORONO GARAGE CONDOMINIUMS
SCHEDULE OF UNITS AND PERCENTAGE INTERESTS IN VOTING RIGHTS, COMMON
EXPENSE OBLIGATIONS AND UNDIVIDED INTERESTS IN COMMON ELEMENTS:
Unit
Number
Approximate Square Footage
(exclusive of optional
mezzanine level)
Percentage Interest in Voting
Rights, Common Expense
Liability and Undivided Interest
in Common Elements
%
%
%
%
%
%
%
%
%
%
TOTAL 100.0%
148
36
EXHIBIT B TO DECLARATION
COMMON INTEREST COMMUNITY NO. ________
ORONO GARAGE CONDOMINIUMS
UNDERLYING LEGAL DESCRIPTION OF PROPERTY
__, HENNEPIN COUNTY, MINNESOTA.
149
37
EXHIBIT C TO DECLARATION
COMMON INTEREST COMMUNITY NO. ________
ORONO GARAGE CONDOMINIUMS
LEGAL DESCRIPTION OF ADDDITIONAL REAL ESTATE
Lots 1 through 12 inclusive, Block 1, Orono Industrial Park including Adjacent Vacant Road; Also
the East 460.5 feet of the West 94 Rods of the South Half of the Northeast Quarter of Section 33,
Township 118, Range 23
PID No. 3311823130015
(Confirm Legal)
150
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C1.0
C1.0ORONO GARAGE CONDOSSITE PLANCOVER SHEET03/03/2025
24015 LEHMRHSITE PLAN
LOT 1, BLOCK 1, CRYSTAL BAY BUSINESS CENTER
HENNEPIN COUNTY, STATE OF MINNESOTA
SHEET INDEX
C1.0 COVER SHEET
C2.0 EXISTING SITE AND DEMO PLAN
C3.0 PROPOSED SITE PLAN
C3.1 PROPOSED UTILITY PLAN
C3.2 SANITARY SEWER PLAN AND PROFILE
C3.3 STORM SEWER PLAN AND PROFILE
C4.0 PROPOSED GRADING & EROSION
C4.1-C4.4 DETAILED GRADING PLAN
C4.5 DETAILED POND PLAN
C5.0 - C5.2 CONSTRUCTION DETAILS
CONTACT LIST
OWNER
ORONO GARAGE CONDOS
5840 CLUB VALLEY ROAD
SHOREWOOD, MN 55331
(952) 200-6384
CONTACT: DAVE RAMSEY, ROB PAGE
CIVIL ENGINEER
HAGSTROM ENGINEERING
219 6TH AVENUE E
ALEXANDRIA, MN 56308
320-759-0764
CONTACT: MATT HAGSTROM
SITE
OLD CRYSTAL BAY RD NWAYZATA BLVD
WILLOW DRIVE NSTATE HWY 12
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
151
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020
METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
ST ST
ST
PROPOSED IMPROVEMENTS SHOWN AS EXISTING
EX. 10.0' DRAINAGE & UTILITY EASEMENT
EX. 10.0' DRAINAGE &
UTILITY EASEMENT
EX. 10.0' DRAINAGE & UTILITY EASEMENT
EX. 22.0' DRAINAGE
& UTILITY EASEMENT
S89°43'30"E 1,898.43'N00°16'00"E 1,898.43'N
5
5
°
2
3
'
0
7
"
W
1
,
8
9
8
.
4
3
'
N89°11'02"W 1,898.43'S00°14'12"W 1,898.43'EX. 8" WATER MAIN, T.R. (TYP)
EX. 8" WATER STUB, T.R.
EX. 8" WATER STUB, T.R.
EX. SAN. MH WITH 8" MAIN, T.R.
EX. 8" SAN., T.R. (TYP)
EX. BOUNDARY (TYP)
EX. 60.0' ROW
EX. 66.0' ROW
EX. STORM SEWER, T.R. (TYP)
EX. CULVERT,
41.4 LF T.B.R.
EX. BOUNDARY (TYP)
EX. FENCE, T.B.R.
EX. STORM SEWER STRUCTURES, T.R. (TYP)
EX. WALL, T.R. (TYP)
EX. FENCE, T.B.R.
EX. WALK, T.R. (TYP)
EX. CURB & GUTTER,
T.R. (TYP)
EX. FIRE HYD., T.R. (TYP)
EX. FENCE, T.R. (TYP)
EX. CURB & GUTTER,
48 LF T.B.R.
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C2.0
C2.0ORONO GARAGE CONDOSSITE PLANEXISTING SITE AND DEMO PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
EXISTING PROPERTY BOUNDARY
EXISTING RIGHT OF WAY
EXISTING LOT
EXISTING EASEMENT
EXISTING STORM SEWER W/ MANHOLE
EXISTING SANITARY SEWER W/ MANHOLE
EXISTING WATER MAIN W/ VALVE & HYDRANT
EXISTING ELECTRIC
EXISTING ELECTRICAL PEDESTAL
EXISTING GAS
EXISTING TELEPHONE
EXISTING CONCRETE
EXISTING ASPHALT
EXISTING FENCE
EXISTING CURB & GUTTER
DEMO CULVERT
DEMO FENCE
DEMO CURB & GUTTER
EXISTING
TYPICAL
TO REMAIN
TO BE REMOVED
EX.
(TYP)
T.R.
T.B.R.
S
E
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE
SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
ST
LEGEND
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
152
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020
METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
PROPOSED IMPROVEMENTS SHOWN AS EXISTING
EX. 10.0' EASEMENT
EX. 10.0' EASEMENT
EX. 10.0' EASEMENT
EX. 22.0' EASEMENT
S89°43'30"E 1,898.43'N00°16'00"E 1,898.43'N
5
5
°
2
3
'
0
7
"
W
1
,
8
9
8
.
4
3
'
N89°11'02"W 1,898.43'S00°14'12"W 1,898.43'20.0' SETBACK
35.0' SETBACK
35.0' SETBACK
10.0' SETBACK
EX. BOUNDARY
EX. BOUNDARY
EX. 60.0' ROW
EX. 66.0' ROW
40.0'
50.0'
50.0'50.0'
20.0'20.0'
4.0' CONCRETE
APRON (TYP)
40.0'
240.0'
20.0'20.0'
46.0'
275.0'275.0'
92.0'
92.0'
275.0'
275.0'260.0'
3.0' CONCRETE
PAN (TYP)
32.0'
R25.0'
R20.0'
14.5'
ASPHALT
20.0'
20.0'
31.0'
31.0'31.0'
24.0'24.0'
31.0'
24.0'
31.0'
24.0'
20.0'
20.0'
PROPOSED IFC TURNAROUND
AT ENTRANCE
40.0'
46.0'
11.5'
ASPHALT
8.5' ASPHALT
8.5' ASPHALT
BUILDING 1
BUILDING 2 BUILDING 3 BUILDING 4 BUILDING 5
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35 36
37
38
39
40
41
42
43
44
45 46
47
48
49
50
51
52
53
54
55 56
57
58
59
60
61
62
63
64
65 66
67
68
69
70
71
72
73
74
75 76
77
78
79
80
81
82
83
84
85
PROPOSED FENCE PER CITY
OF ORONO STANDARDS (TYP)
SLIDING GATE W/
ELECTRONIC ACCESS,
DESIGNED BY OTHERS
PROPOSED FENCE PER CITY
OF ORONO STANDARDS (TYP)
PROPOSED FENCE PER CITY
OF ORONO STANDARDS (TYP)PROPOSED
RETAINING WALL
27.5'
ASPHALT
11.5'
ASPHALT
27.5'
ASPHALT
11.5'
ASPHALT
27.5'
ASPHALT
MAIN DRIVE SECTION
N.T.S
℄
10.0'10.0'
ASPHALT SECTION
PER SHEET C5.0
CONCRETE V-PAN
PER SHEET C5.0
2.0% - 4.0%2.0% - 4.0%
TIE-IN TO ADJACENT,
VARYING SLOPE (TYP)
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C3.0
C3.0ORONO GARAGE CONDOSSITE PLANPROPOSED SITE PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET
C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEETS L1.0 - L1.1 FOR DETAILED LANDSCAPE PLANS.
6.SEE SHEETS C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING PROPERTY BOUNDARY
EXISTING RIGHT OF WAY
EXISTING EASEMENT
PROPOSED CONCRETE
EXISTING ASPHALT
PROPOSED ASPHALT
PROPOSED FENCE
EXISTING FENCE
EXISTING CURB & GUTTER
EXISTING
TYPICAL
EX.
(TYP)
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
153
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129SFORONO INDUSTRIAL BOULEVARD
ST ST
STWFWFWFWFWFWSSSSSSSFWFW EX. BOUNDARY (TYP)
EX. STORM SEWER (TYP)
8" GATE VALVE
N: 171,394.94
E: 445,856.86
8" TEE W/ TB
N: 171,395.01
E: 445,842.14
8" TEE W/ TB
N: 171,395.69
E: 445,700.14
8" GATE VALVE
N: 171,395.87
E: 445,663.988" 90° BEND W/ TB
& 6" REDUCER
N: 171,396.65
E: 445,499.95
CONNECT TO EX. WATER
N: 171,400.01
E: 445,842.17
CONNECT TO EX. WATER
N: 171,400.69
E: 445,700.16
5.0 LF~8" C900 WATER MAIN
14.7 LF~8" WATER MAIN
137.2 LF~8" WATER MAIN
125.4 LF~8" WATER MAIN
5.0 LF~8" C900 WATER MAIN
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
8" X 6" TEE W/ TB
N: 171,396.05
E: 445,625.39
8" X 6" TEE W/ TB
N: 171,396.01
E: 445,633.39
8" X 6" TEE W/ TB
N: 171,395.42
E: 445,757.14
8" X 6" TEE W/ TB
N: 171,395.38
E: 445,765.14
8" X 6" TEE W/ TB
N: 171,394.74
E: 445,899.14
8" X 6" TEE W/ TB
N: 171,394.70
E: 445,907.14
8" 90° BEND W/ TB
& 6" REDUCER
N: 171,394.04
E: 446,044.34
8.0 LF~8" WATER MAIN
36.2 LF~8" WATER MAIN
8.0 LF~8" WATER MAIN
30.6 LF~8" WATER MAIN
57.0 LF~8" WATER MAIN
8.0 LF~8" WATER MAIN
77.0 LF~8" WATER MAIN
42.3 LF~8" WATER MAIN
METER PIT
N: 171,390.24
E: 445,503.95
METER PIT
N: 171,389.58
E: 445,620.36 METER PIT
N: 171,389.49
E: 445,638.36
METER PIT
N: 171,388.94
E: 445,752.11
METER PIT
N: 171,388.85
E: 445,770.11
METER PIT
N: 171,388.26
E: 445,894.11
METER PIT
N: 171,388.18
E: 445,912.11
METER PIT
N: 171,387.56
E: 446,040.31
TYPICAL FIRE SERVICE
TYPICAL WATER SERVICE
SANITARY MAIN (TYP)
SANITARY SERVICE (TYP)
WET TAP (TYP)WET TAP (TYP)
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C3.1
C3.1ORONO GARAGE CONDOSSITE PLANPROPOSED UTILITY PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
LEGEND
EXISTING STORM SEWER,
MANHOLE, F.E.S. AND INLET
PROPOSED STORM SEWER,
MANHOLE, F.E.S. AND INLET
EXISTING ROW
PROPOSED ROW
EXISTING LOT LINE
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPERTY SETBACK
EXISTING EASEMENT
PROPOSED EASEMENT
PROPOSED SANITARY SEWER W/ MH
EXISTING SANITARY SEWER W/ MH
PROPOSED UNDERDRAIN AND CLEANOUT
PROPOSED WATER LINE, VALVE AND
FIRE HYDRANT
EXISTING WATER LINE AND VALVE
PROPOSED WATER SERVICE W/ METER
PROPOSED SANITARY SERVICE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC
EXISTING ELECTRIC
EXISTING CABLE TV
EXISTING FIBER OPTIC
EXISTING TELEPHONE
TYPICAL
CAUTION! UTILITY CROSSING
LOWERING MAY BE REQUIRED
EXISTING LIGHT POLE
PROPOSED LIGHT POLEWSS
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION
STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION
SHALL NOT BE DISTURBED.
5.ALL UTILITIES WITHIN PROPERTY BOUNDARIES ARE PRIVATE.
6.ALL WATER SERVICES ARE 10 LF, XX" DIAMETER UNLESS OTHERWISE NOTED.
7.ALL FIRE SERVICES ARE 10 LF, 6" DIAMETER W/ GATE VALVE UNLESS OTHERWISE
NOTED.
8.ALL WATER MAINS ARE 8" DIAMETER, MAINTAIN POSITIVE GRADE, 8' MIN. COVER.
9.ALL WATER MAINS AND SERVICES SHALL MEET AWWA C900 QUALITY STANDARD.
10.AN ACCESSIBLE BLUE 14 AWG MINIMUM TRACER WIRE SUITABLE FOR DIRECT BURY
MUST BE USED
11.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
TYP
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
154
SFST ST
STWFWFWFWFWFWSSSSSSSFWFW EX. BOUNDARY (TYP)
15+249+70
10+00 11+00 12+00 13+00 14+00 15+00PI: 12+55.59S
SSMH-1
4' SSMH
N: 171,406.55
E: 445,522.19
CONNECT TO
EX. SSMH-1
4' SSMH
N: 171,410.28
E: 445,777.76
SSMH-2
4' SSMH
N: 171,404.18
E: 446,016.19
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTALBAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
8" SDR 35
8" SDR 35
EX. 60.0' ROW
EX. 66.0' ROW
PROP. 6" SANITARY
SERVICE W/CO (TYP)
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
8"X6" WYE (TYP)
ALIGNMENT NAME: Sanitary 1 PROFILE
HORIZONTAL SCALE: 50.00
VERTICAL SCALE: 5.00
GRAPH VERTICAL EXAGGERATION: 10.00
STATION RANGE: 9+00 - 16+00
PROFILE VIEW ELEVATION RANGE: 1005.00 - 1035.00
1005
1010
1015
1020
1025
1030
1035
1005
1010
1015
1020
1025
1030
1035
9+00 10+00 11+00 12+00 13+00 14+00 15+00 16+00
SSMH-1
4' SSMH
RIM:1026.07±
INV OUT:1014.18 (8" PVC) (E)
CUT=11.9±
EX. SSMH-1
4' SSMH
RIM:1024.56±
INV IN:1012.90 (8" PVC) (E)
INV IN:1012.90 (8" PVC) (W)
INV OUT:1012.70 (8" PVC) (N)
CUT=11.9±
SSMH-2
4' SSMH
RIM:1022.00±
INV OUT:1014.09 (8" PVC) (W)
CUT=7.9±
255.6 LF~ 8" SDR 35 @ 0.50%238.5 LF~ 8" SDR 35 @ 0.50%
PROPOSED GRADE
@ SANITARY ℄
EXISTING GROUND
@ SANITARY ℄
2.8'
1.6'
EX. 8" WATER
APPROX. DEPTH
EX. 8" WATER
APPROX. DEPTH
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.2C3.2
C3.2ORONO GARAGE CONDOSSITE PLANSANITARY SEWER PLAN AND PROFILE03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
25 50 100
50'
LEGEND
EXISTING STORM SEWER,
MANHOLE, F.E.S. AND INLET
PROPOSED STORM SEWER,
MANHOLE, F.E.S. AND INLET
EXISTING ROW
PROPOSED ROW
EXISTING LOT LINE
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPERTY SETBACK
EXISTING EASEMENT
PROPOSED EASEMENT
PROPOSED SANITARY SEWER W/ MH
EXISTING SANITARY SEWER W/ MH
PROPOSED UNDERDRAIN AND CLEANOUT
PROPOSED WATER LINE, VALVE AND
FIRE HYDRANT
EXISTING WATER LINE AND VALVE
PROPOSED WATER SERVICE W/ METER
PROPOSED SANITARY SERVICE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC
EXISTING ELECTRIC
EXISTING CABLE TV
EXISTING FIBER OPTIC
EXISTING TELEPHONE
EXISTING IRRIGATION
CAUTION! UTILITY CROSSING
LOWERING MAY BE REQUIRED
EXISTING LIGHT POLE
PROPOSED LIGHT POLEWSS
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION
STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION
SHALL NOT BE DISTURBED.
5.ALL SANITARY SEWER SERVICES ARE 4" DIAMETER WITH 2% SLOPE AND A
STANDARD 1.2' WYE CONNECTION TO THE 8" PRIVATE MAIN UNLESS OTHERWISE
NOTED.
6.ALL SANITARY MAIN LINES SHALL MEET ASTM D1785 QUALITY STANDARD.
7.SOLVENT WELDED JOINTS MUST USE ASTM F656 PURPLE PRIMER AND ASTM D2564
CEMENT.
8.SEWER MUST BE INSTALLED BY OPEN-TRENCH ON A CONTINUOUS GRANULAR BED.
9.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
155
SFST ST
STWFWFWFWFWFWSSSSSSSFWFW EX. BOUNDARY (TYP)
S
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTALBAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
EX. 10.0' DRAINAGE & UTILITY EASEMENT
EX. 10.0' DRAINAGE
& UTILITY EASEMENT
EX. 10.0' DRAINAGE
& UTILITY EASEMENT
EX. 22.0' DRAINAGE
& UTILITY EASEMENT
20.0' SETBACK
EX. 60.0' ROW
EX. 66.0' ROW
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
9+70 10+00 11+00 12+00 13+00 14+00 14+83BP: 9+70.00PI: 13+98.26EP: 14+82.58CB-1
4' SD STMH
W/ R-3362-L GRATE
N: 171,096.83
E: 445,696.75
CB-2
4' SD STMH
W/ R-3362-L GRATE
N: 171,094.80
E: 445,838.74
CB-3
4' SD STMH
W/ R-3362-L GRATE
N: 171,092.78
E: 445,980.74
24" DWPP
24" DWPP
36" DWPP
PROPOSED 8" SANITARY (TYP)
PROPOSED
SANITARY MH (TYP)
PROPOSED POND.
SEE SHEET C4.5.
EX. STORM SEWER (TYP)
PROPOSED 8" WATER (TYP)
EX. 10.00' DRAINAGE
& UTILITY EASEMENT
PROPOSED FOREBAY.
SEE SHEET C4.5.
PROPOSED GRADE
@ STORM ℄
EXISTING GROUND
@ STORM ℄
ALIGNMENT NAME: Storm 1 PROFILE
HORIZONTAL SCALE: 50.00
VERTICAL SCALE: 5.00
GRAPH VERTICAL EXAGGERATION: 10.00
STATION RANGE: 9+50 - 15+50
PROFILE VIEW ELEVATION RANGE: 1010.00 - 1035.00
1010
1015
1020
1025
1030
1035
1010
1015
1020
1025
1030
1035
9+50 10+00 11+00 12+00 13+00 14+00 15+00 15+50
142.0 LF~24" DWPP @ 0.50%
142.0 LF~24" DWPP @ 0.50%
22.0 LF~36" DWPP @ 0.50%
CB-1
4' SD STMH
W/ R-3362-L GRATE
RIM:1023.14±
INV OUT:1019.64 (24" PVC) (E)
CUT=3.5±
CB-2
4' SD STMH
W/ R-3362-L GRATE
RIM:1022.42±
INV IN:1018.93 (24" PVC) (W)
INV OUT:1018.73 (24" PVC) (E)
CUT=3.7±
CB-3
4' SD STMH
W/ R-3362-L GRATE
RIM:1021.71±
INV IN:1018.02 (24" PVC) (W)
INV OUT:1017.21 (36" PVC) (E)
CUT=4.5±
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.2C3.3
C3.3ORONO GARAGE CONDOSSITE PLANSTORM SEWER PLAN AND PROFILE03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
25 50 100
50'
LEGEND
EXISTING STORM SEWER,
MANHOLE, F.E.S. AND INLET
PROPOSED STORM SEWER,
MANHOLE, F.E.S. AND INLET
EXISTING ROW
PROPOSED ROW
EXISTING LOT LINE
PROPOSED LOT LINE
PROPERTY BOUNDARY
PROPERTY SETBACK
EXISTING EASEMENT
PROPOSED EASEMENT
PROPOSED SANITARY SEWER W/ MH
EXISTING SANITARY SEWER W/ MH
PROPOSED UNDERDRAIN AND CLEANOUT
PROPOSED WATER LINE, VALVE AND
FIRE HYDRANT
EXISTING WATER LINE AND VALVE
PROPOSED WATER SERVICE W/ METER
PROPOSED SANITARY SERVICE
EXISTING GAS LINE
EXISTING OVERHEAD ELECTRIC
EXISTING ELECTRIC
EXISTING CABLE TV
EXISTING FIBER OPTIC
EXISTING TELEPHONE
TYPICAL
CAUTION! UTILITY CROSSING
LOWERING MAY BE REQUIRED
EXISTING LIGHT POLE
PROPOSED LIGHT POLEWSS
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION
STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION, SEE SHEET C4.0.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION
SHALL NOT BE DISTURBED.
5.ALL STORM SEWER SHALL BE PRIVATE ADS DUAL WALL HIGH PERFORMANCE
POLYPROPYLENE PIPE.
6.ALL CATCH BASINS SHALL BE PRIVATE 48" SHALLOW DEPTH W/ R-3362 VALLEY
GRATE.
7.STORM SEWER MUST BE INSTALLED BY OPEN-TRENCH ON A CONTINUOUS
GRANULAR BED.
8.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
TYP
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
156
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
ST ST
ST
PROPOSED IMPROVEMENTS SHOWN AS EXISTING
EX. BOUNDARY
EX. BOUNDARY
1021 1017102310231021
1025
1020
1020
1027 10261028
1028102810261019
1018
10241026
1023.
9
7
1023.
7
7
1023.14 1022.42
1021.71
1021.
6
2
1025.
2
5
1025.
2
5
1024.59
1023.
8
7
1023.
1
7
1023.
1
5
PROPOSED
BUILDING 1
FFE = 1025.79
PROPOSED
BUILDING 2
FFE = 1026.00
PROPOSED
BUILDING 3
FFE = 1025.06
PROPOSED
BUILDING 4
FFE = 1024.35
PROPOSED
BUILDING 5
FFE = 1023.68
1025.87 ME 1025.34 ME
1025.12 TOC
1025.04 TOC
1020.46 TOW
4.1%
7.3%
5.8%
5.6%
7.3%
5.0%
3.1%
4.7%
7.6%
4.4%
5.6%
4.5%
7.6%
5.2%
4.7%0.5%0.5%0.6%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%
2.0%12.2%10.0%
10.5%
10.5%10.0%33.3%33.3%
33.3%3.8%10216.1%11.2%3.6%3.4%2.1%3.3%2.1%2.1%2.1%2.1%33.3%1.8%2.1%8.3%7.5%6.9%3.4%2.0%0.1%SF
SF
SF
SF
SF
IP
IP
VTC
CWA
1
0
2
2
1021
33.3%33.0%2.0%4.0%2.1%4.3%3.6%3.1%3.9%2.3%
PROPOSED
BUILDING 1
FFE = 1025.12
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1024.66
PROPOSED
BUILDING 3
FFE = 1023.72
PROPOSED
BUILDING 3
FFE = 1024.39
PROPOSED
BUILDING 4
FFE = 1023.67
PROPOSED
BUILDING 4
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1022.34
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
8" STEP
2.1%2.3%
IP IP IP
4.5%
2.7%
3.3%
7.6%10241024
1021
IP
HP 1025.33
1019.21 BOW
1020.69 TOW
1018.55 BOW
1021.05 TOW
1018.75 BOW
1021.37 TOW
1018.92 BOW
1021.00 TOW
1019.02 BOW
??? TOW
??? BOW ECB
ECB
1026.11
1025.76
1025.30
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.0
C4.0ORONO GARAGE CONDOSSITE PLANPROPOSED GRADING & EROSIONCONTROL PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
LIMITS OF DISTURBANCE
SILT FENCE
1,000 LF
INLET PROTECTION
5 EA
VEHICLE TRACKING CONTROL
1 EA
EROSION CONTROL BLANKET
550 SY
CONCRETE WASHOUT AREA
1 EA
FFE
ME
TOC
HP
TOW
BOW
1432.
3
1431
1430
1431
1430
2.00%
EROSION CONTROL NOTES:
1.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
2.SEE SHEET C5.0 FOR BMP DETAILS AND BMP MAINTENANCE NOTES.
3.THE CONTRACTOR SHALL PERFORM STREET SWEEPING AT THE END OF EACH WORK
DAY TO MITIGATE ANY SOIL ON PERIMETER STREETS.
4.THE CONTRACTOR SHALL INSPECT THE BMP'S WEEKLY OR AFTER ANY SIGNIFICANT
RAIN EVENT AND REPAIR BMP'S AS REQUIRED.
5.STOCKPILE AND STAGING LOCATION TO BE APPROVED BY ENGINEER.
6.ALL DISTURBED AREAS THAT ARE NOT HARDSCAPED SHALL RECEIVE PERMANENT
STABILIZATION PER LANDSCAPE PLAN.
7.SEE SWPPP DOCUMENT BY HAGSTROM ENGINEERING FOR SEEDING, INSPECTION,
AND MAINTENANCE REQUIREMENTS. .
SF
IP
VTC
CWA
ECB
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
157
10251028
1026
PROPOSED
BUILDING 1
FFE = 1025.79
PROPOSED
BUILDING 2
FFE = 1026.00
1025.79 TOC
1025.71 TOC
1025.92 TOC
1026.00 TOC
1025.12 TOC
1025.04 TOC
1025.25 TOC
1025.33 TOC
1024.66 TOC
1024.58 TOC
1025.25 TOC
1025.33 TOC1.3%2.0%2.0%2.0%12.2%10.0%23.4%10.5%10.0%
4.0%
6.1%
11.2%
5.4%10221025.12 TOC
1025.79 TOC
PROPOSED
BUILDING 1
FFE = 1025.12
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1025.33
PROPOSED
BUILDING 2
FFE = 1024.66
1025.71 TOC1025.09 TOC
1025.92 TOC
1026.00 TOC
1025.25 TOC
1025.33 TOC
1025.33 TOC
1025.25 TOC
1024.64 TOC
1024.66 TOC
8" STEP
8" STEP
8" STEP2.0%10241025.12 TOC
1025.06 TOC
1025.12 TOC
1025.07 TOC
1025.12 TOC
1025.08 TOC
1025.12 TOC
1025.08 TOC
1025.21 TOA
1025.21 TOA
6" STEP
1025.71 TOC
1025.79 TOC
0.7%2.0%1025.79 TOC
1025.71 TOC
1025.79 TOC
1025.71 TOC2.0%2.0%1025.79 TOC
1025.71 TOC
1024.70
1025.20
1025.20
1024.70
1025.201024.50
1024.00
10.5%2.1%2.6%1024.50
1024.00
1025.25 TOC
1025.33 TOC 2.0%2.0%2.0%2.0%2.0%1025.42 TOA
6" STEP
1025.25 TOC
1025.33 TOC
1025.25 TOC
1025.33 TOC
1025.92 TOC
1026.00 TOC
1025.92 TOC
1026.00 TOC
1025.92 TOC
1026.00 TOC
1024.66 TOC
1024.59 TOC
1024.66 TOC
1024.61 TOC
1024.66 TOC
1024.63 TOC
1025.33 TOC
1025.25 TOC
1025.33 TOC
1025.25 TOC1.2%1.2%2.0%0.5%2.0%1024.75 TOA
1024.83 TOA
1025.50 TOA
2.0%6" STEP
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.1
C4.1ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 1 & 203/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
158
PROPOSED
BUILDING 3
FFE = 1025.06
1025.06 TOC
1024.98 TOC
1023.64 TOC
1023.72 TOC
1023.72 TOC
1023.64 TOC
1025.06 TOC
1024.98 TOC2.0%2.0%2.0%12.7%
3.6%
PROPOSED
BUILDING 3
FFE = 1023.72
1024.39 TOC
PROPOSED
BUILDING 3
FFE = 1024.39
1024.31 TOC
1024.98 TOC
1025.06 TOC
1024.31 TOC
1024.39 TOC
1024.39 TOC
1024.31 TOC
1025.06 TOC
1024.98 TOC
1024.31 TOC
1024.39 TOC
1023.64 TOC
1023.72 TOC
1023.68 TOC
1023.72 TOC
8" STEP
8" STEP2.0%1024.31 TOC
1024.39 TOC
1024.31 TOC
1024.39 TOC
1024.98 TOC
1025.06 TOC
1024.98 TOC
1025.06 TOC2.0%2.0%2.0%2.0%1024.48 TOA
1024.57 TOA
6" STEP6" STEP
1023.81 TOA
1023.89 TOA
1024.39 TOC
1024.31 TOC
1024.39 TOC
1024.31 TOC
1025.06 TOC
1024.98 TOC
1025.06 TOC
1024.98 TOC 2.0%2.0%2.0%2.0%2.0%1024.48 TOA
1024.56 TOA
1023.81 TOA
1023.89 TOA
6" STEP6" STEP
2.0%8" STEP
8" STEP
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.2
C4.2ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 303/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
159
PROPOSED
BUILDING 4
FFE = 1024.35
2.0%12.7%
3.4%
PROPOSED
BUILDING 4
FFE = 1023.67
PROPOSED
BUILDING 4
FFE = 1023.01
8" STEP
8" STEP
2.0%1024.35 TOC
1024.27 TOC
1022.93 TOC
1023.01 TOC 2.0%1023.68 TOC
1023.60 TOC
1024.27 TOC
1024.35 TOC
1023.60 TOC
1023.68 TOC
1022.99 TOC
0.6%
1023.60 TOC
1023.68 TOC
1023.60 TOC
1023.68 TOC
1024.27 TOC
1024.35 TOC
1024.27 TOC
1024.35 TOC2.0%2.0%2.0%2.0%1023.77 TOA
1023.85 TOA
6" STEP6" STEP
1023.10 TOA
1023.18 TOA 2.0%1023.01 TOC
1022.93 TOC
1024.35 TOC
1024.27 TOC2.0%2.0%1023.68 TOC
1023.60 TOC
1024.35 TOC
1024.27 TOC
1023.60 TOC
1023.68 TOC
1022.93 TOC
1023.01 TOC 1023.68 TOC
1023.60 TOC
1023.68 TOC
1023.60 TOC
1024.35 TOC
1024.27 TOC
1024.35 TOC
1024.27 TOC 2.0%2.0%2.0%2.0%1023.77 TOA
1023.85 TOA
1023.10 TOA
1023.18 TOA
6" STEP6" STEP
2.0%8" STEP
8" STEP
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.3
C4.3ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 403/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
160
ST1017
10231023
1020PROPOSED
BUILDING 5
FFE = 1023.68
1023.68 TOC
1022.34 TOC 2.0%2.0%33.3%33.3%33.3%1021
PROPOSED
BUILDING 5
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1022.34 8" STEP
8" STEP
1023.60 TOC
1022.26 TOC
2.0%1023.01 TOC
1022.93 TOC
1023.60 TOC
1023.68 TOC
1022.93 TOC
1023.01 TOC
1022.26 TOC
2.0%1022.93 TOC
1023.01 TOC
1022.93 TOC
1023.01 TOC
1023.60 TOC
1023.68 TOC
1023.60 TOC
1023.68 TOC2.0%2.0%2.0%2.0%1023.10 TOA
1023.18 TOA
6" STEP6" STEP
1022.43 TOA
1022.51 TOA 2.0%1021.50
1021.501021.501021.501021.50
EXPOSE FOUNDATIONEXPOSE FOUNDATION
1023.60 TOC
1023.68 TOC
BOW=1022.00
1022.99
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.4
C4.4ORONO GARAGE CONDOSSITE PLANDETAILED GRADING PLANBUILDING 503/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
5 10 20
10'
GRADING NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY
THE ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY CONSTRUCTION STAKING.
3.ALL ELEVATIONS ARE FLOWLINE UNLESS OTHERWISE NOTED
4.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
5.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF CONSTRUCTION SHALL NOT BE DISTURBED.
6.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
PROPOSED SPOT ELEVATION
FLOW DIRECTION & GRADE
1432.
3
1431
1430
1431
1430
2.00%
FINISHED FLOOR ELEVATION
MATCH EXISTING
TOP OF CONCRETE
TOP OF ASPHALT
HIGH POINT
TOP OF WALL
BOTTOM OF WALL
FFE
ME
TOC
TOA
HP
TOW
BOW
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
161
STSTST10191018PROPOSED
BUILDING 5
FFE = 1023.68
PROPOSED
BUILDING 5
FFE = 1023.01
PROPOSED
BUILDING 5
FFE = 1022.34
WJM PROPERTIES LLC
PID: 3311823130015
MNDOT RIGHT OF WAY
PLAT NO 27-129
1023
1
0
2
2
1
0
2
1
1020
101
9
1
0
1
8
10161015101610181023
EX. 22.00' DRAINAGE &
UTILITY EASEMENT
AA4" SCH 40 PVC CLEANOUT
W/ WATERTIGHT CAP
RIM=1016.81
INV=1015.35
N: 171,093.28
E: 446,059.81
4" SCH 40 PVC CLEANOUT
W/ WATERTIGHT CAP
RIM=1016.81
INV=1014.71
N: 171,222.63
E: 446,062.03 4" SCH 40 PVC CLEANOUT
W/ WATERTIGHT CAP
RIM=1016.81
INV=1015.56
N: 171,093.98
E: 446,018.76 1016EX. 48" RCP
FOREBAY. SEE DETAIL
THIS SHEET
1 CY CLASS II
RIPRAP
129.4 LF ~ 4" SDR35
PERF. PVC @ 0.5%
10.9 LF ~ 4" SDR35
PVC @ 0.5%
STORM SEWER.
SEE SHEET C3.3.
1023.15
1018.73
1017.47
1017.00
1023.68
1021.50
1021.50
1022.34
1022.090.5%0.5%0.5%0.5%33.3%33.3%33.3%3.8
%10211017
102310231022 102010211021
102010
2
1 101810221020
1022
1018
10211023
1021
33.3%33.3%33.4%28.5%30.5%
33.3%33.3%21.8%8.2%1019
1019
EX. FES
INV.= 1014.3
POND BERM (TYP)
EMERGENCY SPILLWAY.
SEE DETAIL THIS SHEET.
41.1 LF ~ 4" SDR35
PERF. PVC @ 0.5%
OUTLET STRUCTURE
SEE DETAIL THIS SHEET
EXISTING PIPE TO BE
REMOVED WITHIN
STRUCTURE
62 LF LANDSCAPE WALL
1020.14 TOW
1017.20 BOW
1020.21 TOW
1018.00 BOW
1017.70
TOW
1017.20 BOW
EX. 48" RCP
EX. STMH
WQCV WSEL=1020.87EX. STMH
SOUTH SWALE
SEE SECTION THIS SHEET
NORTH SWALE
SEE SECTION THIS SHEET
1021.62
EMERGENCY SPILLWAY
N.T.S
2.0'10.0'2.0'
EL=1022.0
EL=1021.5
EL=1022.0
WQCV WSEL = 1020.87
MNDOT CATEGORY 90
ROLLED EROSION
PREVENTION PRODUCT
CONCRETE FOREBAY
N.T.S
SECTION A-A
FILTRATION POND
N.T.S.
9.1' POND BOTTOM
1.0' BERM
EL=1022.0
MATCH EXISTINGEXISTING GROUND
PROPOSED GRADE
BOTTOM OF POND EL=1017.0
WQCV WSEL = 1020.87
4.0' SAND AND FILTER MATERIAL
4" PERF. PVC
3:1 MAX
UNDERDRAIN DETAIL
N.T.S
4"Ø PERFORATED PVC
UNDERDRAIN @ 0.5%
UNDERDRAIN
FLOW DIRECTION
6" MIN. DEPTH MEDIA MIX D
60% COARSE SAND
25% TOPSOIL
15% COMPOST (MnDOT GRADE 2)
4"Ø PVC @ 0.5%
4"Ø STORM CLEANOUT
W/ WATERTIGHT CAP
4"Ø STORM CLEANOUT
W/ WATERTIGHT CAP
3" #57 STONE, WASHED
2" #8 STONE
OUTLET STRUCTURE SOUTH FACE
N.T.S
6' X 6' PRECAST BOX
W/ REINFORCEMENT
BOTTOM OF BOX = 1013.55
7.32'
0.5'
0.5'
7.82'
TOP OF BOX = 1020.87
6.0'
INLET GRATE (CLOSE MESH)
RACK SWIVEL REBAR HINGE IN BACK
BOLT DOWN OR LOCK DOWN IN FRONT
EX. 48" RCP INV IN & OUT = 1014.47
4" PVC INV IN = 1014.65
OUTLET STRUCTURE
12.0'
CLASS II RIPRAP
PIPE FLOW
CONCRETE HEADWALL
TOP EL = 1021.0
BOTTOM EL = 1015.0
0.5'
PIPE INV = 1017.0
0.5'
INV = 1016.9
MNDOT CATEGORY 70
ROLLED EROSION
PREVENTION PRODUCT
4.0' SWALE
10% SLOPE
2-YR DEPTH=0.19'
0.20' SWALE DEPTH
MNDOT CL II RIPRAP
4.0' SWALE4% SLOPE 2-YR DEPTH=0.05'
0.08' SWALE DEPTH
NORTH SWALE
N.T.S
SOUTH SWALE
N.T.S
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C4.5
C4.5ORONO GARAGE CONDOSSITE PLANDETAILED POND PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
10 20 40
20'
LEGEND
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPERTY BOUNDARY
LOT LINE
EXISTING EASEMENT LINE
EXISTING 1' AND 5' CONTOURS
PROPOSED 1' AND 5' CONTOURS
FLOW DIRECTION & GRADE
WATER SURFACE ELEVATION
TOP OF WALL
BOTTOM OF WALL
PROPOSED DRAINAGE SWALE
WSEL
TOW
BOW
1411
1410
1411
1410
2.00%
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL EXISTING UTILITIES
PRIOR TO CONSTRUCTION AND NOTIFY THE ENGINEER WITH ANY DISCREPANCIES.
2.INSTALL PERIMETER BMPs PRIOR TO ANY CONSTRUCTION.
3.ALL ELEVATIONS PROVIDED ARE FINISHED GRADE UNLESS OTHERWISE NOTED.
4.SEE SHEETS C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
POND NOTES:
1.TO AVOID OVER-COMPACTION OF THE POND, AFTER GRADING THE POND, DO NOT
DRIVE HEAVY EQUIPMENT OVER THE POND AREA.
2.THE POND MAY BE UTILIZED AS TEMPORARY SEDIMENTATION BASINS DURING
CONSTRUCTION. ALL CONSTRUCTION DEBRIS AND SEDIMENTATION SHALL BE
REMOVED FROM POND PRIOR TO FINAL STABILIZATION.
3.REFER TO THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) FOR ORONO
GARAGE CONDOS BY HAGSTROM ENGINEERING FOR CONSTRUCTION RELATED
BEST MANAGEMENT PRACTICES TO REDUCE SEDIMENT AND EROSION CONTROL.
4.OPERATION AND MAINTENANCE OF THE POND IS REQUIRED FOR LONG-TERM
FUNCTIONALITY OF THE POND. PLEASE SEE THE POND OPERATION AND
MAINTENANCE PLAN AND CHECKLIST THAT IS INCLUDED IN THE FINAL DRAINAGE
REPORT FOR ORONO GARAGE CONDOS BY HAGSTROM ENGINEERING.
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
162
Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C5.0
C5.0ORONO GARAGE CONDOSSITE PLANCONSTRUCTION DETAILS03/03/2025
24015 LEHMRHHEAVY DUTY BITUMINOUS PAVEMENT SECTION*
N.T.S.
2" WEAR COURSE MIXTURE SPWEA340C
2" NON-WEARING COURSE MIXTURE SPNWA340C
10" AGGREGATE BASE CLASS 5
TACK COAT PER MNDOT 2357
COMPACTED SUBGRADE
3.00'
6"
1"
CONCRETE V-PAN DETAIL
N.T.S.
* PAVEMENT SECTION BASED ON RECOMMENDATION OF GEOTECHNICAL
ENGINEER. FINAL APPROVAL OF PAVEMENT SECTION PER OWNER.
DEFINITION
A DESIGNATED, SHALLOW EXCAVATION WITH A PERIMETER
BERM, SILT FENCE, AND VTC, DESIGNED FOR CONCRETE
WASHOUT OPERATIONS.
PURPOSE
TO CONTAIN WASTE FROM CONCRETE TRUCKS, SMALL
BATCH CONCRETE MIXERS, PUMP TRUCKS, AND OTHER
WASHOUT OPERATIONS.
8'x8' MIN.
3:13:1
9' MIN.
1' MIN.
8'x8' MIN.9' MIN.
3:1 3:1
1' MIN.
2%
VEHICLE TRACKING
CONTROL. SEE
DETAIL VTC.
VEHICLE TRACKING
CONTROL. SEE
DETAIL VTC
SILT FENCE AROUND
EARTH BERM. SEE
DETAIL SF.
SILT FENCE AROUND
EARTH BERM. SEE
DETAIL SF.
3' MIN.
EXISTING
GRADE
COMPACTED
EMBANKMENT
MATERIAL
CONSTRUCTION
SIGN (MANDATORY)
CONCRETE WASHOUT AREA
N.T.S.
CWA
INSTALL POLY LINER
DEFINITION
A TEMPORARY SEDIMENT BARRIER PLACED ON-GRADE.
PURPOSE
TO INCREASE SEDIMENTATION FROM SEDIMENT LADEN
RUNOFF AND SLOW THE VELOCITY OF STORM RUNOFF.
NOTES
1.SEE DETAIL CS FOR ROCK SOCKS USED IN CURB FLOW LINE.
2.SEE DETAIL IP FOR ROCK SOCKS (CURB SOCK) USED AS ON-GRADE CURB INLET PROTECTION.
3.SEE DETAIL IP-A FOR ROCK SOCKS USED AS SUMP CURB INLET PROTECTION.
4.SEE DETAIL RCS FOR ROCK SOCKS USED AS ROUGH CUT STREET CONTROL.
5.SEE DETAIL CP FOR ROCK SOCKS USED AS CULVERT PROTECTION
JOINT DETAIL
VARIABLE
LENGTH
10" OR 4"
WIRE TIE ENDS
3/4" GRAVEL IN
1/4" WIRE MESH
12"12"
ANY GAP AT JOINTS SHALL BE FILLED
WITH AN ADEQUATE AMOUNT OF 3/4"
GRAVEL WRAPPED WITH 1/4" WIRE
MESH SECURED TO ENDS OF ROCK
SOCK.
ROCK SOCK
N.T.S.
RS
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
163
Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C5.1
C5.1ORONO GARAGE CONDOSSITE PLANCONSTRUCTION DETAILS03/03/2025
24015 LEHMRH164
Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
C5.0C5.2
C5.2ORONO GARAGE CONDOSSITE PLANCONSTRUCTION DETAILS03/03/2025
24015 LEHMRH165
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020
METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
ORONO INDUSTRIAL BOULEVARD
EX. BOUNDARY
EX. BOUNDARY
10211017102310231020
1020
PROPOSED
BUILDING 1
PROPOSED
BUILDING 2
PROPOSED
BUILDING 3
PROPOSED
BUILDING 4
PROPOSED
BUILDING 5
102110.0' GRASS BUFFER PROPOSED TREES (TYP)PROPOSED CONIFERS (TYP)
PROPOSED SHRUBS (TYP)PROPOSED PONDNATIVE GRASS (TYP)
10.0' GRASS BUFFER
10.0' GRASS BUFFER
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
PROPOSED CONIFERS (TYP)
ROCK (TYP)
ROCK (TYP)
8.0' (TYP)
8.0' (TYP)
6.5' (TYP)
8.0' (TYP)
16.0' (TYP)
16.0' (TYP)
STAGGER CONIFERS &
TREES AS SHOWN (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
RETAINING WALL
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.0
L1.0ORONO GARAGE CONDOSSITE PLANPROPOSED LANDSCAPE PLAN03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEET C5.0 - C5.2 FOR CONSTRUCTION DETAILS.
LEGEND
PROPOSED 1' AND 5' CONTOURS
PROPOSED TREE
PROPOSED SHRUB
PROPOSED CONIFER
1431
1430
TREES TYPE CONT QTY
Shade Trees 1.5" to 2.0"18
Ornamental 1.0"17
SHRUBS CONT QTY
Small Coniferous Shrubs 18" - 24"27
Small Deciduous Shrubs 27
CONIFERS CONT QTY
Coniferous Tree 4' - 6'85
GROUND COVERS CODE BOTANICAL / COMMON NAME CONT SPACING QTY
NATIVE GRASSES / Filter Strip Mix
Shooting Star Native Seed or approved equal Seed 35,550 S.F.
ROCK 3/4" River Rock / 3/4" River Rock ---3,100 S.F.
GRASS BUFFER Poa pratensis / Kentucky Bluegrass ---5,760 S.F.
PLANT_SCHEDULE
Large Deciduous Tree 2' - 4'18
18" - 24"
TYPE
TYPE
SUM OF TREES
QTY
192
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
166
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 03/03/2025 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.1
L1.1ORONO GARAGE CONDOSSITE PLANLANDSCAPE DETAILS03/03/2025
24015 LEHMRHPLANTING NOTES:
1.THE LANDSCAPE CONTRACTOR SHALL LOCATE ALL EXISTING UTILITIES WITHIN THE LIMIT OF WORK AND IS RESPONSIBLE FOR ANY DAMAGE AS A RESULT OF THE LANDSCAPE
CONSTRUCTION.
2.ALL TREE AND SHRUB LOCATIONS ARE TO BE STAKED ON SITE FOR APPROVAL BY THE CONSULTANT PRIOR TO INSTALLATION.
3.SUBSTITUTIONS: THE CONSULTANT SHALL APPROVE ANY SUBSTITUTION.
4.DO NOT PRUNE PLANTS UNLESS DIRECTED TO DO SO BY THE CONSULTANT.
5.CONTAINER STOCK IS PREFERRED FOR ALL PLANTS. IF CONTAINER STOCK IS NOT AVAILABLE FOR TREES, THEN ALL B&B PLANT MATERIAL SHALL HAVE ALL WIRE, TWINE, OR OTHER
CONTAINMENT MATERIAL, EXCEPT FOR 100% HEMP BURLAP, REMOVED FROM THE TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING. REMOVE THE TOP 2/3 OF THE HEMP
BURLAP AFTER PLACING PLANT IN THE PIT.
6.PLANTING SOIL FOR ALL PLANTING AREAS:
a.DO NOT STORE BULK MATERIALS NEAR STRUCTURES, OVER EXISTING PLANTING, OVER UTILITIES, WALKWAYS AND PAVEMENTS.
a.PROVIDE EROSION CONTROL MEASURES TO PREVENT DISPLACEMENT OF BULK MATERIALS, DISCHARGE INTO WATERWAYS OR SEWERS, AND AIRBORNE DUST.
b.PREPARING PLANTING AND SEEDING AREAS; SPREADING SOIL SHALL BE COMPLETED BY THE LANDSCAPE CONTRACTOR AND SUPERVISED BY THE GENERAL CONTRACTOR SO THAT
GRADES ARE MET AS NOTED ON THE GRADING PLANS.
c.PLANTING SOIL DEPTH SHALL BE A MINIMUM OF SIX (6) INCHES IN ALL LANDSCAPE BEDS.
d.ALL PLANTING AREA SOIL SHALL BE 2-WAY (60% SAND, 40% COMPOST) TOPSOIL FROM AN APPROVED SOURCE. PROVIDE A 1-QUART SAMPLE FOR APPROVAL PRIOR TO IMPORTING
ANY SOIL. TOPSOIL NOT MEETING INDUSTRY STANDARDS FOR COMPOSITION AND NUTRIENTS SHALL BE REJECTED.
e.APPLY 2 INCHES OF APPROVED PLANTING SOIL OVER PREPARED SUBGRADE AND TILL INTO TOP 4 INCHES OF SUBSOIL. INSTALL REMAINING PLANTING SOIL TO A MINIMUM OF 4
INCHES SO THE TOTAL MINIMUM DEPTH OF NEW PLANTING SOIL IN NO LESS THAN 8 INCHES. ROLL AND RAKE SMOOTH. ENSURE NO ROCKS OR OTHER DEBRIS EXCEEDING 3 INCHES
IN DIAMETER REMAIN.
f.IF PREPARED SOIL OR PREPARED SUBGRADE IS RE-COMPACTED, RESTORE AS DIRECTED BY THE CONSULTANT.
9.INSTALL ROCKS IN ALL PLANTING BEDS TO A DEPTH OF 3 INCHES.
10.ROCKS SHALL NOT BE ABOVE OR MORE THAN 1/2 INCH BELOW ADJOINING SURFACE. MULCH SHALL BE HELD BACK 2-3 INCHES FROM THE STEMS AND TRUNKS OF PLANTS.
11.DURING PLANTING OPERATIONS, KEEP ADJACENT PAVING AREAS CLEAN AND PROTECTED FROM DAMAGE. WORK AREA SHALL BE KEPT CLEAN AND ORDERLY.
12.REMOVE NURSERY TAGS AND STAKES.
13.WARRANTY: INSTALLER AGREES TO WARRANTY PLANTING THAT FAILS IN MATERIALS, WORKMANSHIP OR GROWTH WITHIN A WARRANTY PERIOD OF 12 MONTHS FROM THE DATE OF
PLANTING COMPLETION.
14.PLANT SYMBOLS SHALL DICTATE PLANT COUNT.
15.ALL LANDSCAPING SHALL BE PLANTED AND MAINTAINED IN A LIVING CONDITION BY THE CONTRACTOR UNTIL FINAL OWNER ACCEPTANCE.
16.IRRIGATION TO BE DESIGN BUILD BY IRRIGATION CONTRACTOR IF DESIRED BY OWNER. NOT PART OF THIS CONTRACT.
1" = 1'-0"
TREE SINGLE STAKE PLANTING
SHRUB AREAS.
PLANTING AT
STAKING DETAILPLANT PIT DETAIL
TURF AREAS.
PLANTING AT
FX-PL-FX-TREE-022 TREE ON SLOPE - UNMODIFIED SOIL
1/2" = 1'-0"
Native soil.
Round-topped soil
berm 4" high x 8" wide
above root ball surface shall
be centered on the downhill
side of the root ball for 240°.
Berm shall begin at root ball
periphery.
Finished grade.
Bottom of root ball rests on
existing or recompacted soil.
SECTION VIEW
Original slope should pass
through the point where the
trunk base meets
substrate/soil.
Prior to mulching, lightly tamp
soil around the root ball in 6"
lifts to brace tree. Do not over
compact. When the planting
hole has been backfilled, pour
water around the root ball to
settle the soil.
Loosened soil. Dig and turn
the soil to reduce the
compaction to the area and
depth shown.
4" layer of mulch. No more
than 1" of mulch on
top of root ball.
Slope sides of loosened soil.
3x widest dimension of root ball
SLOPE 5% (20:1) TO 50% (2:1)
3
EXISTING FIRE HYDRANT
LOCATED AT THE MID
POINT OF NORTH
PROPERTY LINE, TOP NUT
OF HYDRANT =1026.02
167
AREA LOCATION SITE LOCATION
SHEET INDEX
ORONO
MINNESOTA
ORONO
SITE LOCATION
ORONO GARAGE CONDOS -BUILDING 1
ROBERT L. PAGE
ORONO, MN
ABBREVIATIONS
AB ANCHOR BOLT
AC AIR CONDITIONING
ACT ACOUSTICAL TILE
AFF ABOVE FINISHED FLOOR
AL ALUMINUM
ALT ALTERNATE
ANCH ANCHOR
ARCH ARCHITECTURAL
BD BOARD
BTWN BETWEEN
BLDG BUILDING
BM BEAM
BRG BEARING
BSMT BASEMENT
BOT BOTTOM
BTU BRITISH THERMAL UNIT
C/O CLOSED OPENING
CCTV CLOSED CIRCUIT TV
CFM CUBIC FEET/MINUTE
CJ CONTROL JOINT
CLG CEILING
CMU CONCRETE MASONRY UNIT
CO CLEAN OUT
COL COLUMN
CONC CONCRETE
CONN CONNECTION
CONST CONSTRUCTION
CONT CONTINUOUS
CONTR CONTRACTOR
CPT CARPET
CT CERAMIC TILE
CTR CENTER(ed)
CW COLD WATER
DEMO DEMOLISH
DEPT DEPARTMENT
DIA DIAMETER
DIM DIMENSION
DISP DISPENSER
DIV DIVISION
DN DOWN
DO DITTO
DR DOOR
EA EACH
EL ELEVATION
ELEC ELECTRIC(al)
EIFS EXT INSUL & FIN SYSTEM
EQ EQUAL
EQUIP EQUIPMENT
EW EACH WAY
EWC ELECTRIC WATER COOLER
EX EXPOSED
EXIST EXISTING
EXP EXPANSION
EXT EXTERIOR
FH FULL HEIGHT
FAB FABRICATE(ion)(or)
FD FLOOR DRAIN
FDN FOUNDATION
FE FIRE EXTINGUISHER
FFE FINISH FLOOR ELEVATION
FIN FINSH (ed)
FIX FIXTURE
FLR FLOOR
FT FOOT
FTG FOOTING
FUT FUTURE
GA GAUGE, GAGE
GB GRAB BAR
GFI GROUND FAULT INTERRUPT
GALV GALVANIZED
GL GLOSS, GLAZING
GPM GALLONS PER MINUTE
GYP BD GYPSUM BOARD
HB HOSE BIB
HC HOLLOW CORE
HDBD HEADBOARD
HDCP HANDICAPPED
HDWD HARDWOOD
HDWR HARDWARE
HM HOLLOW METAL
HORIZ HORIZONTAL (REBAR)
HT HEIGHT
HVAC HEAT/VENT & AIR COND
HW HOT WATER
HYD HYDRANT
ID INSIDE DIAMETER
IN INCH
INSUL INSULATION
INT INTERIOR
INV INVERT
ISOL ISOLATION JOINT
JAN JANITOR
JST JOIST
JT JOINT
LAV LAVATORY
LB POUND
MATL MATERIAL
MAX MAXIMUM
MECH MECHANICAL
MET/MTL METAL
MFR MANUFACTURER
MH MANHOLE
MIN MINIMUM, MINUTE
MISC MISCELLANEOUS
MO MASONRY OPENING
MR MOISTURE RESISTIVE
N/A NOT APPLICABLE
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER
OH OVERHEAD
OPNG OPENING
OPP OPPOSITE
ORD OVERFLOW ROOF DRAIN
PART PARTITION
PART BD PARTICAL BOARD
PBLG PLUMBING
PLF LBS PER LINEAR FOOT
PLAM PLASTIC LAMINATE
P PROPERTY LINE or PLATE
PLYWD PLYWOOD
PP POWER POLE
PR PAIR
PRV POWER ROOF VENT
PSF LBS PER SQUARE FOOT
PSI LBS PER SQUARE INCH
PT POINT
PTS PLYWOOD THIS SIDE
PVC POLYVINYL CHOLORIDE
QR QUARRY TILE
QTY QUANTITY
R RADIUS, RISER
RA RETURN AIR
RD ROOF DRAIN
REF REFERENCE
REFG REFRIGERATOR
REG REGISTER
REINF REINFORCE (ing)(ed)
REQD REQUIRED
RET RETURN
REV REVERSED
RM ROOM
RO ROUGH OPENING
ROW RIGHT-OF-WAY
RTU ROOF TOP UNIT
RV ROOF VENT
RWL RAIN WATER LEADER
SD SOAP DISPENSER
SECT SECTION
SF SQUARE FOOTAGE
SIM SIMILAR
SLNT SEALANT
SND SANITARY NAPKIN DISP
SNR SANITARY NAPKIN RECPT
SPEC SPECIFICATION(s)
SQ SQUARE
SS SERVICE SINK
STL STEEL
STRUCT STRUCTURE(al)
SYST SYSTEM
TB TOWEL BAR
TD TOWEL DISPENSER
TELE TELEPHONE
TEMP TEMPERATURE
TFE TOP OF FTG ELEV
THRES THRESHOLD
TPD TOILET PAPER DISPENSER
TRANSF TRANSFER
TV TELEVISION
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
UTL UTILITY
VCT VINYL COMPOSITION TILE
VAV VARIABLE AIR VOLUME
VERT(S) VERTICAL (REBAR)
VWC VINYL WALL COVERING
VRFY VERIFY
W/ WITH
W/O WITHOUT
WC WATER CLOSET
WD WOOD
WDW WINDOW
WP WATERPROOF(ing)
WR WATER RESISTIVE
WSCT WAINSCOT
WT WEIGHT
WWF WELDED WIRE FABRIC
L
DBL DOUBLE
DRAFTING SYMBOLS
A200 SHEET NUMBER
DISCIPLINE
COLUMN GRID
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
INTERIOR ELEVATION NUMBER
SHEET NUMBER
ELEVATIONS
REVISION NUMBER
KEYNOTE
EXISTING SPOT ELEVATION
SPOT ELEVATION
WALL OR SURFACE MOUNTED FIRE EXTINGUISHER
WALL MOUNTED FIRE EXTINGUISHER CABINET
RECESSED FIRE EXTINGUISHER AND CABINET
ROOM NAME
ROOM NUMBER
DOOR NUMBER
EXISTING WALL, DOOR, FIXTURE, ETC. TO BE REMOVED
EXISTING WALL, DOOR, FIXTURE, ETC. TO REMAIN
NEW PARTITION
PARTITION OR WALL TYPE
CONTROL JOINT
A2101
2
1
A101______________1
A500
GR
______________1
A400
______________1
A201
2
G6XSROOM
100
98'-10 1/2"
100'-0"
AHJ AUTHORITY HAVING JURISDICTION
L ANGLE
AHU AIR HANDLING UNIT
FDC
YD YARD
FIRE DEPARTMENT CONNECTION
UNOCC UNOCCUPIED
MEMB MEMBRANE
T/ TOP OF
B/ BOTTOM OF
LOC(S) LOCATION(s)
SCHED SCHEDULE
EF EACH FACE
IF INSIDE FACE
OF OUTSIDE FACE
ADDL ADDITIONAL
HR HOUR
GENERAL NOTES
1. DRAWINGS SHALL COVER THE FULL EXTENT OF THE PROJECT.
2. CONTRACTOR TO COORDINATE ALL WORK WITH ARCHITECTURAL,
STRUCTURAL, MECHANICAL, ELECTRICAL, SPECIFICATIONS, DRAWINGS
AND SUB-CONTRACTORS.
3. CONTRACTOR SHALL VISIT THE SITE, COMPARE DRAWINGS AND
SPECIFICATIONS, AND BE KNOWLEDGEABLE OF OTHER WORK BEING
PERFORMED. FAILURE OF CONTRACTOR TO VISIT THE SITE SHALL NOT
RELIEVE CONTRACTOR OF RESPONSIBILITY TO COMPLETE THE CONTRACT
WORK IN ACCORDANCE WITH DRAWINGS AND SPECIFICATIONS WITHOUT
ADDITIONAL COST TO OWNER.
4. ALL DIMENSIONS ON ARCHITECTURAL DRAWINGS LOCATING STRUCTURAL
ELEMENTS ARE TO CENTERLINE OF STEEL COLUMNS AND STEEL BEAMS,
UNLESS NOTED OTHERWISE.
5. ALL DIMENSIONS LOCATING EXTERIOR WALL SYSTEMS ARE TO EXTERIOR
FINISH FACE OR TO INTERIOR FINISH FACE, UNLESS NOTED OTHERWISE.
6. ALL PLAN DIMENSIONS ARE TO FACE OF CONCRETE BLOCK OR GYPSUM BOARD
OR TOTAL WALL THICKNESS. SEE FINISH PLAN AND/ OR DETAILS FOR FINISH
MATERIALS. APPLIED MATERIALS SUCH AS CERAMIC TILE ARE NOT INCLUDED IN
TOTAL PARTITION THICKNESS.
7. ALL CHANGES IN FLOOR FINISHES SHALL OCCUR BENEATH DOORS UNLESS
NOTED OTHERWISE OR DETAILED OTHERWISE.
8. PROVIDE FIRE-TREATED WOOD BLOCKING AT ALL WALL HUNG ITEMS ON
GYPSUM BOARD PARTITIONS, INCLUDING ALL WALL MOUNTED DOOR STOPS.
9. VERIFY ALL DIMENSIONS BEFORE PROCEEDING WITH WORK. NOTIFY
ARCHITECT OF ANY ERRORS AND/ OR DISCREPANCY PRIOR TO PROCEEDING
WITH WORK.
10. DO NOT SCALE THE DRAWINGS FOR BUILDING PURPOSES. USE PLAN
INFORMATION, DIMENSIONS, SHOP DRAWINGS AND FIELD VERIFICATION FOR
ANY CONSTRUCTION.
MATERIALS
SHIM
WOOD BLOCKING
METAL
BOARD INSUL
BATT/BLANKET INSUL
PLASTER/GROUT
GYPSUM BOARD
PARTICAL BOARD
PLYWOOD
WOOD FINISH
STONE
BRICK
CMU (CONCRETE MASONRY UNIT)
CONCRETE
GRANULAR FILL
EARTH
FIN FLR
EL = 100'-0"
US-12US-12 OLD CRYSTAL BAY RD NWAYZATA BLVDWAYZATA BLVD
WILLOW DR NPROJECT TEAM
OWNER ROBERT L. PAGE
PHONE: 952-200-6384
CONTACT: ROBERT PAGE
EMAIL: robertlouis.page@gmail.com
ARCHITECT:VAA, LLC
2300 BERKSHIRE LANE N, SUITE 200
PLYMOUTH, MN 55441
DIRECT: 763-577-9198
FAX: 763-559-0378
CONTACT: TRAVIS R. BECK,
EMAIL: tbeck@vaaeng.com
VAA, LLC
2300 BERKSHIRE LANE N, SUITE 200
PLYMOUTH, MN 55441
DIRECT: 763-577-9120
FAX: 763-559-0378
CONTACT: MARK MIELKE
EMAIL: mmielke@vaaeng.com
STRUCTURAL:
HAGSTROM ENGINEERING
219 6TH AVE E
ALEXANDRIA, MN 56308
WORK: 320-759-0764
CELL: 720-560-4942
CONTACT: MATTHEW HAGSTROM
EMAIL: mhagstrom@hagstromeng.com
CIVIL:
STRUCTURAL
S001
S101
STRUCTURAL NOTES
FOUNDATION PLAN
ROOF FRAMING PLANS121
S501 FOUNDATION DETAILS
S502 FRAMING DETAILS
CODE LIFE SAFETY
CL100
CL101
CODE DIAGRAM SITE PLAN AND CODE SUMMARY
FOUNDATION PLAN
ARCHITECTURAL
A101
A110
FLOOR AND ROOF PLANS
REFLECTED CEILING PLAN
EXTERIOR ELEVATIONSA201
A220 BUILDING SECTIONS
A301 WALL SECTIONS
A601 WALL PARTITION TYPES, DOOR & FRAME ELEVATIONS, and SCHEDULES
CIVIL -HAGSTROM ENGINEERING
C1.0
C2.0
COVER SHEET
EXISTING SITE & DEMO
PROPOSED SITE PLANC3.0
C3.1 PROPOSED UTILITY PLAN
C4.0 PRELIMINARY GRADING & EROSION CONTROL PLAN
C5.0 CONSTRUCTION DETAILS
C5.1 CONSTRUCTION DETAILS
C5.2 CONSTRUCTION DETAILS
G001 COVER SHEET
SHEET #SHEET DESCRIPTION
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:30 AMG001
COVER SHEET
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
HIT AR HI AR HI , NCARB
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
168
FUTURE
BUILDING 3
S-1
FUTURE
BUILDING 4
S-1
FUTURE
BUILDING 5
S-1
BUILDING 2
S-1
BUILDING 1
S-1
BUILDING CODES
2020 MINNESOTA BUILDING CODE (2018 IBC BASE)
2020 MINNESOTA FIRE CODE (2018 IFC BASE)
2020 MINNESOTA ENERGY CONSERVATION CODE
2020 MINNESOTA MECHANICAL CODE
2020 MINNESOTA PLUMBING CODE
2020 NATIONAL ELECTRICAL CODE OSHA 1910
2010 ADA STANDARDS
OCCUPANCY:
311.1 S-1 MODERATE-HAZARD STORAGE
(MOTOR VEHICLE RELATED OCCUPIANCIES)
CONSTRUCTION TYPE:
602.5 TYPE V-B, SPRINKLERED
GENERAL BUILDING HEIGHTS:
TABLE S-1 OCCUPANCY, TYPE V-B CONSTRUCTION
504.3 ALLOWABLE:60’, 2 STORIES
ACTUAL: B1 / B2 24'-1”/ 33'-9”, 1 STORY
GENERAL BUILDING AREAS:
506.2 ALLOWABLE (1-STORY):36,000 SF
ACTUAL: PHASE I
• BUILDING 1
• (40’x 240’)9,600 SF
• BUILDING 2
• (40’x 260)10,400 SF
• (46’x 275’)12,650 SF
23,050 SF
FIRE SEPARATIONS
TABLE
508.4 REQUIRED SEPARATION OF OCCUPANCIES
S-1 to S-1 = NO RATING REQUIRED
FIRE-RESISTANCE RATING REQUIREMENT, TYPE V-B
TABLE
601 STRUCTURAL FRAME:0-HOUR
EXT BEARING WALLS:0-HOUR
INT BEARING WALLS:0-HOUR
NONBRG WALLS:FLOOR 0-HOUR
CONSTRUCTION:ROOF 0-HOUR
CONSTRUCTION:0-HOUR
602.5 TYPE V CONSTRUCTION: STRUCTURAL ELEMENTS,
EXTERIOR WALLS AND INTERIOR WALLS ARE OF
ANY MATERIALS PERMIITED BY THIS CODE.
MAXIMUM AREA OF EXTERIOR WALL OPENINGS
TABLE
705.8 X IS GREATER THAN 10' AND LESS THAN 30'
FIRE SEPARATION DISTANCE FOR S1 IS 0-HR
718.4.3 DRAFTSTOPPING IS NOT REQUIRED AS CONCEALED
SPACE IS FULLY SPRINKLED.
FINISHES:
TABLE
803.13 FIRE CLASSIFICATIONS FOR FINISHES
SPRINKLERED S
EXIT ENCL & EXIT PASSAGEWAYS C
CORRIDORS C
ROOMS and ENCLOSED SPACES C
FIRE PROTECTION SYSTEMS:
903.2.9 AUTOMATIC SPRINKLER SYSTEM TO BE PROVIDED IN
S-1 OCCUPANCIES WHEN FIRE AREA EXCEEDS 12,000 SF
OR AREA IS LOCATED MORE THAN THREE STORIES
ABOVE GRADE.
TABLE PORTABLE FIRE EXTINGUISHERS FOR CLASS A FIRE HAZARDS
906.3(1)75’MAX TRAVEL DISTANCE TO AN EXTINQUISHER, 11,250 SF
MAXIMUM FLOOR AREA FOR EXTINQUISHER.
910.2.(2)SMOKE AND HEAT REMOVAL NOT REQUIRED WHEN PROTECTED
BY AN APPROVED AUTOMATIC SPRINKLER SYSTEM.
• SPRINKLERS ARE PROVIDED
MEANS OF EGRESS:
TABLE OCCUPANCY
1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
STORAGE = 300 SF (GROSS)/OCCUPANT
• SEE CODE DIAGRAMS FOR OCCUPANCY COUNTS
1005.3.2 .15”/OCCUPANT FOR ALL OTHER MEANS OF EGRESS
• SEE CODE DIAGRAMS FOR EGRESS WIDTHS PROVIDED
TABLE COMMON PATH ALLOWABLE WITH ONE EXIT (SPRINKLERED)
1006.2.1 GROUP S = 75’
• 1 EXITS PROVIDED PER LEVEL
TABLE 2 EXITS REQUIRED WHEN OCCUPANT LOADS EXCEED:
1010.1.1 MINIMUM CLEAR WIDTH OF DOOR TO BE 32”
1010.1.3 MAXIMUM PULL OR PUSH FORCE FOR EGRESS DOORS TO BE 5 POUNDS.
1010.1.5 THERE IS TO BE A LANDING EACH SIDE OF A DOOR. LANDING TO BE LEVEL
WITH A MAXIMUM SLOPE OF 2-PERCENT.
1010.1.6 LANDING WIDTH TO BE A MINIMUM EQUAL TO THE WIDTH OF THE DOOR.
1010.1.7 MAXIMUM ½-INCH THRESHOLD AT DOORS.
1013.1 EXIT SIGNS TO BE PROVIDED AT EXIT DOORS PER SECTION 1011.1
TABLE S-1 OCCUPANCY SPRINKLERED -MAXIMUM TRAVEL DISTANCE:
1017.2 ALLOWABLE:250’-0”
ACTUAL:54’-0”
MEANS OF EGRESS ILLUMINATION
1008.2 MEANS OF EGRESS, INCLUDING EXIT DISCHARGE, TO BE ILLUMINATED AT ALL TIMES
THE BUILDING IS OCCUPIED.
1008.2.1 MEANS OF EGRESS ILLUMINATION LEVEL TO BE NOT LESS THAN 1 FC AT THE WALK
SURFACE.
1008.3.1 EMERGENCY POWER FOR ILLUMINATION
• IN THE EVENT O F A POWER SUPPLY FAILURE IN BUILDING REQUIRED TO HAVE
TWO OF MORE EXITS; EMERGENCY POWER TO ILLUMINATE THE FOLLOWING: INTERIOR
EXIT ACCESS STAIRWAY, INTERIOR AND EXTERIOR STAIRWAYS, EXIT PASSAGE WAYS,
EXTERIOR LANDINGS FOR EXIT DOORS
1008.3.4 EMERGENCY POWER SHALL PROVIDE POWER FOR A DURATION OF 90-MINUTE,
MINIMUM.
1009.1 ACCESSIBLE SPACES TO BE PROVIDE WITH NOT LESS THAN ONE ACCESSIBLE
MEANS OF EGRESS. WHERE MORE THAN ONE MEANS OF EGRESS IS PROVIDED,
NOT LESS THAN TWO ACCESSIBLE MEANS OF EGRESS SHALL BE PROVIDED. SEE
SECTION 1103.2.9 FOR AREAS NOT REQUIRED TO BE ACCESSIBLE.
EXIT SIGNS
1013.1 EXIT AND EXIT ACCESS DOORS TO BE MARKED WITH APPROVED EXIT SIGN
READILY VISIBLE FROM ANY DIRECTION OF TRAVEL. EXIT SIGN PLACEMENT TO BE
SUCH THAT NO POINT IN AN EXIT CORRIDOR OR PASSAGEWAY IS MORE THAN
100’OR THE VIEW DISTANCE LISTED FOR THE SIGN, WHICHEVER IS LESS.
1013.3 EXIT SIGNS TO BE INTERNALLY OR EXTERNALLY ILLUMINATED.
1013.5 INTERNALLY ILLUMINATED EXIT SIGNS: SIGN TO BE LISTED AND LABELED IN
ACCORDANCE WITH UL 924. BE ILLUMINATED AT ALL TIMES.
1013.6.2 EXIT SIGN ILLUMINATION TO HAVE INTENSITY OF NOT LESS THAN 5 FC (54 LUX)
1013.6.3 EXIT SIGN TO BE ILLUMINATED AT ALL TIMES AND ILLUMINATED FOR A MINIMUM
OF 90 MINUTES IN THE CASE OF A LOSS OF POWER.
ROOF ASSEMBLIES AND ROOFTOP STRUCTURES
TABLE
1505.1 MINIMUM ROOF COVERING CLASS FOR TYPE II B:CLASS C
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:32 AMCL100
CODE DIAGRAM SITE PLAN AND
CODE SUMMARY
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
1/16" = 1'-0"CL100
SITE PLAN1
CODE SUMMARY
NORTH
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
169
CODES CODE SYMBOL KEY
2020 MINNESOTA BUILDING CODE -2018 IBC AMENDED
2020 MINNESOTA FIRE CODE -2018 IFC AMENDED
2020 MINNESOTA MECHANICAL CODE -2018 IMC AMENDED
2020 MINNESOTA ELECTRICAL CODE -2020 NFPA 70 AMENDED
2024 MINNESOTA ENERGY CODE w/ ANSI/ ASHRAE/ IES STANDARD 90.1 -2019
2020 MINNESOTA PLUMBING CODE -2018 UPC AMENDED
2010 ADA STANDARDS FOR ACCESSIBLE DESIGN
CODE GENERAL NOTES
EXIT WIDTH IN INCHES
EXIT LOCATION
EXIT SIGN w/ EMERGENCY LIGHT
FIRE EXTINGUISHER
1 HR WALL w/ 60 MIN FIRE DOOR ASSEMBLY
F
FIRE DEPARTMENT CONNECTION (SIAMESE CONNECTION)S
HI-LO DRINKING FOUNTAIND
H FIRE HYDRANT
PANIC HARDWARE
WINDOW EGRESS
1. SEE SHEETS CL100-CL101 FOR APPLICABLE CODES & CODE SYMBOL KEY.
2. SEE SHEET CL100 FOR CODE SUMMARY.
3. CLEAR OPENING WIDTH IS TYPICALLY THE NOMINAL WIDTH MINUS 3 INCHES FOR
SINGLE LEAF & MINUS 5 INCHES FOR SINGLE EGRESS PAIR OF DOORS.
1 HR FLOOR SYSTEM
2 HR WALL w/ 90 MIN FIRE DOOR ASSEMBLY PROOM NAME
OCCUPANCY
CONSTRUCTION TYPE
FIRE SUPPRESSION
NS: NON SPRINKLERED
SP: SPRINKLERED
CONDITIONED (COND)
OR NON-CONDITIONED
(NON-COND)
ALARM SYSTEM
Y -YES
N -NO
HAZARDOUS CLASSIFICATION GROUP
HAZARDOUS CLASSIFICATION DIVISION
HAZARDOUS CLASSIFICATION CLASS
OCCUPANY LOAD FACTOR
OCCUPANCY LOAD/
UNOCC IF BLANK
AREA
SPACE
S-1
IIB
NS N
COND 2 2 G
11,567 SF
100
---
3 HR WALL w/ 180 MIN FIRE DOOR ASSEMBLY
W
33
1.1
1.2
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
FFFFFFFFFFFF33333333333333333333333340'-0"240'-0"
20'-0"20'-0"20'-0"20'-0"40'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
33 FCL101
3______________
X
TRAVEL DISTANCE TO EXIT= 54'-0" CL101
2______________
752 SF
3 OCC
UNIT 12
S1
V-B
SP
COND N N N
300Y
764 SF
3 OCC
UNIT 11
S-1
V-B
SP
COND N N N
300Y
764 SF
3 OCC
UNIT 10
S-1
V-B
SP
COND N N N
300Y
760 SF
3 OCC
UNIT 9
S-1
V-B
SP
COND N N N
300Y
760 SF
3 OCC
UNIT 8
S-1
V-B
SP
COND N N N
300Y
764 SF
3 OCC
UNIT 7
S-1
V-B
SP
COND N N N
300Y
764 SF
3 OCC
UNIT 6
S-1
V-B
SP
COND N N N
300Y
760 SF
3 OCC
UNIT 5
S-1
V-B
SP
COND N N N
300Y
760 SF
3 OCC
UNIT 4
S-1
V-B
SP
COND N N N
300Y
764 SF
3 OCC
UNIT 3
S-1
V-B
SP
COND N N N
300Y
764 SF
3 OCC
UNIT 2
S-1
V-B
SP
COND N N N
300Y
674 SF
3 OCC
UNIT 1
S-1
V-B
SP
COND N N N
300Y
69 SF
1 OCC
UTILITY
S-1
V-B
SP
COND N N N
300Y
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.1 1.2
EL 99'-4"
T/O CONC
EL 124'-1 1/4"
ROOF RIDGE
40'-0"
CL101
2______________
UNIT 3
S-1
CONC FOOTING -
SEE STRUCT, TYP
WDW BRG
EL 111'-11 1/2"
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
EL 99'-4"
T/O CONC
EL 124'-1 1/4"
ROOF RIDGE
CL101
3______________
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
UNIT 12 UNIT 11 UNIT 10 UNIT 9 UNIT 8 UNIT 7 UNIT 6 UNIT 5 UNIT 4 UNIT 3 UNIT 2 UNIT 1
S-1 S-1 S-1 S-1 S-1 S-1 S-1S-1 S-1 S-1 S-1 S-1
1-HR FIRE RATED
WALL/ CEILING
CONC SLAB -
SEE STRUCT, TYP
WDW BRG
EL 111'-11 1/2"
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:33 AMCL101
CODE DIAGRAMS MAIN FLOOR
AND SECTIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
NORTH
1/8" = 1'-0"CL101
CODE DIAGRAM BUILDING SECTION3
1/8" = 1'-0"CL101
CODE DIAGRAM BUILDING SECTION2
1/8" = 1'-0"CL101
CODE DIAGRAM MAIN FLOOR1
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
170
GENERAL NOTES
1. SEE SHEET G001 FOR TYPICAL NOTES.
2. SEE SHEETS CL100 & CL101 FOR CODE DIAGRAMS AND SUMMARY.
3. SEE SHEET A601 FOR WALL & PARTITION SCHEDULES & DOOR SCHEDULE.
4. SEE SHEET A601 FOR DOOR & WINDOW TYPES & ELEVATIONS.
PARTITION SYMBOL KEY
G6XSA
1 HR
S INSULATED WALL OR PARTITION
X FIRE RATED CONSTRUCTION
MATERIAL THICKNESS -SEE A601
WALL RATING
WALL OR PARTITION TYPE:
G INTERIOR GYPSUM BOARD PARTITION
M MASONRY WALL
SW SHAFT WALL
W EXTERIOR WALL SYSTEM
C CONCRETE WALL
MLP METAL LINER PANEL
IMP INSULATED METAL PANEL
PLAN KEYNOTES#
A ONE SIDED WALL OR PARTITION
1.1
1.2
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
40'-0"240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
UNIT 12
112
UNIT 11
111
UNIT 10
110
UNIT 9
109
UNIT 8
108
UNIT 7
107
UNIT 6
106
UNIT 5
105
UNIT 4
104
UNIT 3
103
UNIT 2
102
UNIT 1
101
101102103104105106107108109110111112101A102A103A104A105A106A107A108A109A110A111A112A
UTILITY
90
90
A220
1______________
A201
1______________
A201
2______________
A201
3______________
A201
4______________
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
W9S
GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 W9S
G7XS
W9S39 TYP
TYP
33 TYP
TYP
30
A220
2______________
100TYP
TYP
35
TYP
1
6'-7"3'-0"85
A301
4______________
7'-5"10'-0"3
1.1
1.2
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
A220
1______________
A201
1______________
A201
2______________
A201
3______________
A201
4______________4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
4" / 12"
4" / 12"
4" / 12"
4" / 12"OVERHANG3'-0"40'-0"OVERHANG3'-0"OVERHANG
1'-10 3/4"
OVERHANG
1'-10 3/4"
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
4" / 12"
4" / 12"
4" / 12"
4" / 12"
4" / 12"4" / 12"
4" / 12"
A220
2______________
19'-9"40'-8 3/4"39'-3 1/4"40'-8 3/4"39'-3 1/4"40'-8 3/4"19'-9"
9999
79
TYP
TYP
85TYP
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:35 AMA101
FLOOR AND ROOF PLANS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
1 CONC STOOP, SLOPED - SEE STRUCT
3 CONC APRON - SEE STRUCT
30 HM DOOR & FRAME - PAINTED
33 OH SECTIONAL DOOR SYSTEM
35 METAL THRESHOLD
39 LINE OF OH DOOR ABOVE
79 CONT. RIDGE VENT
85 PREFINISHED METAL GUTTER & DOWNSPOUT SYSTEM
99 ASPHALT SHINGLE ROOF SYSTEM
100 FE - WALL-HUNG
1/8" = 1'-0"A101
FLOOR PLAN1
NORTH
NORTH
1/8" = 1'-0"A101
ROOF PLAN2
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
171
REFLECTED CEILING GENERAL NOTES
ACOUSTICAL CEILING TILE AND SUSPENDED GRID SYSTEM
GYPSUM BOARD OR PLASTER CEILING
EXPOSED STRUCTURE
2x4 LED LIGHT FIXTURE
1x4 LED LIGHT FIXTURE
RECESSED DOWN LIGHT
WALL MOUNTED LIGHT FIXTURE
2x2 SUPPLY AIR GRILLE
2x2 RETURN AIR GRILLE
6x2 RETURN AIR GRILLE
WALL OR PARTITION TO UNDERSIDE OF DECK
2x4 SUSPENDED LED LIGHT FIXTURE
EXIT SIGN
SUSPENDED LED STRIP LIGHT FIXTURE
2 HR WALL w/ 2 HR OPENING
1 HR WALL w/ 60 MIN FIRE DOOR ASSEMBLY
1. SEE SHEET G001 FOR TYPICAL NOTES.
2. REFERENCE TO CEILING AND SOFFIT HEIGHTS ARE ABOVE FINISHED FLOOR ELEVATION.
3. LIGHT FIXTURES AND ACT ARE TO BE CENTERED IN BOTH DIRECTIONS WITHIN ROOM OF
AREA UNO.
4. SEE ELECTRICAL FOR LOCATION OF LIGHTS NOT SHOWN.
3 HR WALL w/ 3 HR OPENING
REFLECTED CEILING PLAN SYMBOL KEY REFLECTED CEILING PLAN KEYNOTES#
1.1
1.2
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
A220
1______________40'-0"240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
A220
2______________
UNIT 12
112
UNIT 11
111
UNIT 10
110
UNIT 9
109
UNIT 8
108
UNIT 7
107
UNIT 6
106
UNIT 5
105
UNIT 4
104
UNIT 2
102
UNIT 1
101
UTILITY
90
UNIT 3
103
151
TYP
151
85TYP
240TYP
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:37 AMA110
REFLECTED CEILING PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
NORTH
85 PREFINISHED METAL GUTTER & DOWNSPOUT SYSTEM
151 GYP BD CEILING
240 LIGHT
1/8" = 1'-0"A110
REFLECTED CEILING PLAN1
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
172
EXTERIOR ELEVATION GENERAL NOTES
1. SEE SHEET G001 FOR TYPICAL NOTES.
2. SEE SECTIONS & DETAILS FOR ADDITIONAL MATERIAL & FINISH INFORMATION.
3. SEE A501 FOR FRAME ELEVATIONS & GLASS TYPES.
EXTERIOR ELEVATION KEYNOTES#
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.11.2
EL 124'-1 1/4"
ROOF RIDGE
A220
1______________
40'-0"
DR
90
4"
12"
4"
12"TYP9'-0"240 TYP
30 TYP
TYP85
EQEQ
5
A601
1
A601
TYP
TYP
3
A601
TYP
79 TYP
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
EL 99'-4"
T/O CONC
EL 124'-1 1/4"
ROOF RIDGE
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
DR
112
DR
112A
DR
111A DR
111
DR
110
DR
110A
DR
109A DR
109
DR
108
DR
108A
DR
107A DR
107
DR
106
DR
106A
DR
105A DR
105
DR
104
DR
104A
DR
103A DR
103
DR
102
DR
102A
DR
101A DR
101
A220
2______________
58
56
57
TYP
TYP
TYP
78TYP
33 TYP
4"
12"
4"
12"
4"
12"
4"
12"
4"
12"
4"
12"
85
TYP
6
A601 TYP
4
A601
TYP
2
A601TYPTYP3'-8"T/ WALL
EL 116'-0"
1.1 1.2
EL 99'-4"
T/O CONC
EL 124'-1 1/4"
ROOF RIDGE
A220
1______________
40'-0"
4"
12"
4"
12"
EL 120'-0"
T/ WALL
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.A 1.B 1.C 1.D 1.E 1.F 1.G 1.H 1.I 1.J 1.K 1.L 1.M
EL 99'-4"
T/O CONC
EL 124'-1 1/4"
ROOF RIDGE
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
25
T/ OPNGT/ OPNG
B/ OPNG
EL 115'-0"
EL 112'-0"
A220
2______________
40 TYP
EL 115'-0"25 25 25 25 25 25 25 25 25 25 25
58
57
4"
12"
4"
12"
4"
12"
4"
12"
4"
12"
4"
12"
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:38 AMA201
EXTERIOR ELEVATIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
30 HM DOOR & FRAME - PAINTED
33 OH SECTIONAL DOOR SYSTEM
40 HM WINDOW SYSTEM
56 HARDIE SMOOTH SURFACE (CHARCOAL)
57 4'x8' STUCCO TEXTURE PANEL (CHARCOAL)
58 FAUX STONE, MISSION POINT - BY VERSETTA
78 ASPHALT SHINGLES (BLACK)
79 CONT. RIDGE VENT
85 PREFINISHED METAL GUTTER & DOWNSPOUT SYSTEM
240 LIGHT
1/8" = 1'-0"A201
NORTH EXTERIOR ELEVATION1
1/8" = 1'-0"A201
EAST EXTERIOR ELEVATION2
1/8" = 1'-0"A201
SOUTH EXTERIOR ELEVATION3
1/8" = 1'-0"A201
WEST EXTERIOR ELEVATION4
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
57
58 58
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
173
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
EL 99'-4"
T/O CONC
EL 124'-1 1/4"
ROOF RIDGE
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
UNIT 12
112
UNIT 11
111
UNIT 10
110
UNIT 9
109
UNIT 8
108
UNIT 7
107
UNIT 6
106
UNIT 5
105
UNIT 4
104
UNIT 3
103
UNIT 2
102
UNIT 1
101
W9S
A220
2______________
GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 GW8 W9S
25 25 25 25 25 25 25 25 25 25 25 25
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.11.2
EL 124'-1 1/4"
ROOF RIDGEA220
1______________
40'-0"
4"
12"
4"
12"
W9S
PRE-ENGINEERED ROOF TRUSS BY
OTHERS, COORDINATE BOTTOM
CHORD SLOPE WITH TRUSS SUPPLIER
CONC SLAB -
SEE STRUCT
CONC FTG -
SEE STRUCT
DORMER, SEE STRUC
______________
A301
2TYP
MIR
______________
A301
3 TYP, MIR,
SECTION THROUGH
DORMER
W9S
______________
A301
1TYP, MIR
NO DOOR
CONT. RIDGE VENT
R-49 BLOWN-IN
INSULATION
TRACKS ARE MOUNTED
PARALLEL TO CEILING
WDW BRG
EL 111'-11 1/2"
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:39 AMA220
BUILDING SECTIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
1/8" = 1'-0"A220
BUILDING SECTION1
1/4" = 1'-0"A220
BUILDING SECTION2
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
174
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.1
EL 124'-1 1/4"
ROOF RIDGE
W10S
VENTED VINYL
SOFFIT
PRE-FIN MTL
DRIP & TRIM
SIMPSON CLIP -
SEE STRUCT
DOUBLE 2x PLATE
SEE STRUCT
PRE-ENGINEERED ROOF
TRUSS BY OTHERS, COORDINATE
BOTTOM CHORD SLOPE WITH
TRUSS SUPPLIER
CONT SILL PLATE,
SEE STRUCT
REINF CONCRETE SLAB,
SEE STRUCT
SHINGLE ROOFING OVER
ICE AND WATER SHIELD FIRST
8'-0" AND 3'-0" IN VALLEYS
30lb ROOFING FELT OVER 5/8"
OSB
5/8" GYP BD
R49 BLOWN-IN
INSULATION AND
VAPOR BARRIER
LP EXTERIOR
FINISH TRIM
3'-0" TYPPRE-FIN MTL
GUTTER AND
DOWNSPOUT,
TYP
VAPOR BARRIER OVER
6" COMPACTED SAND, TYP
2" RIGID
INSULATION, TYP
4"
12"8"CURB, SEE STRUCT
DORMER,
SEE ALSO STRUCT
CONT RIDGE VENT
EL 100'-0"
T/O CONC
T/ WALL
EL 116'-0"
1.2
EL 124'-1 1/4"
ROOF RIDGE
VENTED VINYL
SOFFIT
PRE-FIN MTL
DRIP & TRIM
PRE-ENGINEERED ROOF
TRUSS BY OTHERS, COORDINATE BOTTOM
CHORD SLOPE WITH TRUSS SUPPLIER
SHINGLE ROOFING OVER
ICE AND WATER SHIELD FIRST 8'-0"
AND 3'-0" IN VALLEYS
30lb ROOFING FELT OVER 5/8" OSB
LP EXTERIOR
FINISH TRIM
SIMPSON CLIP
SEE STRUCT
HEADER FRAME
SEE STRUCT
5/8" GYP BD
3'-0" TYP
PRE FIN MTL INSUL OH
DOOR, SEE SCHED
3'-8"4"
12"
STONE VENEER
LP EXTERIOR FINISH TRIM,
RETURN TO DOOR
W9S
CONT RIDGE VENT
TRACKS ARE MOUNTED
PARALLEL TO CEILING
T/ WALL
EL 116'-0"
1.1
EL 99'-4"
T/O CONC
HEADER FRAME
SEE STRUCT
VENTED VINYL
SOFFIT
PRE-FIN MTL
DRIP & TRIM
SIMPSON CLIP -
SEE STRUCT
DOUBLE 2x PLATE
SEE STRUCT
PRE-ENGINEERED ROOF, TRUSS BY
OTHERS, COORDINATE BOTTOM CHORD
SLOPE WITH TRUSS SUPPLIER
CONT SILL PLATE,
SEE STRUCT
REINF CONCRETE SLAB,
SEE STRUCT
SHINGLE ROOFING OVER
ICE AND WATER SHIELD
FIRST 8'-0" AND 3'-0" IN
VALLEYS
30lb ROOFING FELT OVER
5/8" OSB
5/8" GYP BD
R49 BLOWN-IN
INSULATION AND
VAPOR BARRIER
LP EXTERIOR
FINISH TRIM
6"
4"
12"
W9S
CONT RIDGE VENT
PROVIDE HOLES IN
PLYWOOD FOR
VENTING AS
REQUIRED
RETURN GYP BACK
SEALANT AND
BACKER
SOLID SURFACE SILL,
SEALANT AND
BACKER
CURB, SEE STRUCT
8"FLUSH MOUNT
WDW
WDW BRG
EL 111'-11 1/2"
EL 100'-0"
T/O CONC
1.A
1/2" PLYWOOD SHEATHING
2x8 WD STUDS 16" OC
BATT INSUL
(2) LAYERS TYPE X GYP
(UL SYSTEM RC-2601)
G7XS
UTILITY
90
FIRE RATED SEALANT
AND BACKER
SEALANT AND
BACKER
CLEAR8'-0"(2) LAYERS TYPE X GYP
SEALANT AND BACKER
CONC STOOP -SEE
STRUCT
2x8 RIM BOARD
TREATED 2X BOT PL
W/ (1) 1/2" DIA SCREW
BOLT W/ 3" EMBED
INTO SLAB @ 32" OC
SIMPSON H2A CLIP
W9S
SIMPSON LUS 28
2X8 CONT LEDGER
W/ (2) 5/16" DIAX5
1/8" GRK RSS TO
WALL STUD
DOOR HEADER,
BY STRUCT
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:41 AMA301
WALL SECTIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
3/4" = 1'-0"A301
WALL SECTION1
3/4" = 1'-0"A301
WALL SECTION2
3/4" = 1'-0"A301
WALL SECTION3
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
3/4" = 1'-0"A301
SECTION AT UTILITY4
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
175
DOOR SCHEDULE
DOOR MAT'L TYPEFIRE RATING
A
B
C
D
E
N
WD
OAK
BIRCH
PLAM
HM
AL/GL
FIB
DOOR FRAME MAT'L TYPEGLAZING TYPE
T
TT
I
IT
HM
AL
WD
STL
C
- 3 HOUR
- 1 1/2 HOUR
- 1 HOUR
- 3/4 HOUR
- 20 MINUTE
- NO RATING
- CLEAR TEMPERED GLASS
- TINTED & TEMPERED GLASS
- INSULATED
- INSULATED TEMPERED
- FIRE RATED CERAMIC GLASS
- WOOD (AS SPECIFIED)
- OAK WOOD
- BIRCH WOOD
- PLASTIC LAM CLAD
- HOLLOW METAL
- ALUMINUM & GLASS
- FIBERGLASS
- HOLLOW METAL
- ALUMINUM
- WOOD
- STEEL
HARDWARE GROUP
GROUP 1
1.5 PR BB BUTT
1 SET THRESHOLD
1 SET WEATHERSTRIPPING
1 EA SWEEPS
1 ENTRY LOCK, LEVER HANDLE, BRUSHED CHROME FINISH
1 EA. DOOR CLOSER
1 EA WALL STOP
GROUP 2
HARDWARE BY DOOR MANUF.
A SINGLE PANEL B SECTIONAL OVERHEAD DOOR
VISION PANEL
(4-THUS)
2"2"SEE SCHED2"SEE SCHED
F1
PARTITION & WALL TYPES
PARTITION TYPE G7XS
5/8" TYPE 'X' GYP BD
2x6 WD STUD @ 16" OC
SOUND BATT INSULATION
5/8" TYPE "X" GYP BD
6 3/4"
W9S
PARTITION W7S
LP SMART SIDE BD BATTEN SIDING
WATER & AIR BARRIER
1/2" DENSGLASS SHEATHING
2x6 WD STUD @ 16" OC
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE "X" INTERIOR GYP BD
PARTITION TYPE W9S (SHEAR WALL)
LP SMARTSIDE BD & BATTEN SIDING
WATER & AIR BARRIER
1/2" EXTERIOR OSB SHEATHING
3/4" PLYWOOD
2x8 WD STUDS @ 16" OS
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE "X" INTERIOR GYP BD
PARTITION TYPE W10S
LP SMARTSIDE BD & BATTEN SIDING
WATER & AIR BARRIER
1/2" DENSGLASS SHEATHING
2x8 STUDS @ 16" OC
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE X INTERIOR GYP BD
W10S
7 1/8"
2
.
9 1/8"
.
2
PARTITION TYPE G9S
1/2" EXTERIOR OSB SHEATHING
2x8 WD STUD @ 16" OC
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE X INTERIOR GYP BD
G9S
W7S
2
.
8 7/8"
G7XS
PARTITION TYPE G8S (SHEAR WALL)
5/8" TYPE "X" GYP. BD.
2x8 WD STUD @ 16" OC
SOUND BATT INSULATION
5/8" TYPE "X" GYP. BD
8 1/4"
2
GW8
8 3/8"
EXTERIOR INTERIOR
1 HOUR WALL SYSTEM
UL 305
WINDOW TYPE SCHEDULE
FIRE RATING
A
B
C
D
E
N
WINDOW FRAME MAT'L TYPE
GLAZING TYPE
T
TT
I
IT
HM
AL
WD
STL
C
- 3 HOUR
- 1 1/2 HOUR
- 1 HOUR
- 3/4 HOUR
- 20 MINUTE
- NO RATING
- CLEAR TEMPERED GLASS
- TINTED & TEMPERED GLASS
- INSULATED
- INSULATED TEMPERED
- FIRE RATED CERAMIC GLASS
- HOLLOW METAL
- ALUMINUM
- WOOD
- STEEL
VINYL - VINYL
DOOR FRAME
PER SCHED
THRESHOLD
BELOW
SEALANT & BACKER
(BOTH SIDES)
2 2
BUILDING WRAP TO
CONTINUE UNDER
DOOR FRAME
5/8" GYP BD RETURN
w/ CORNER BEAD
SHIM AS REQ'D
PRE-FIN MTL TRIM
EXTERIOR FINISH TRIM -
WHITE
NOTE:
SEE A101 FOR
PARTITION TYPE
2 2 2
BUILDING WRAP TO
CONTINUE AROUND
DOOR FRAME
EXTERIOR FINISH TRIM -
WHITE
WEATHERSTRIP CONT
@ PERIMETER
OH DR SUPPORT &
ANGLE GUIDES
CONT BEAD OF
SEALANT
@ PERIMETER
NOTE:
SEE A101 FOR
PARTITION TYPE
T/ OPENING
SEE SCHED
DOOR & FRAME
PER SCHED
EXTEND BUILDING
WRAP UNDER HEADER
PRE-ENG MTL DRIP
SEALANT
5/8" GYP BD
RETURN w/
CORNER BEAD
HEADER FRAME -
SEE STRUCT
SEALANT w/ BACKER
(BOTH SIDES)
EXTERIOR FINISH
TRIM -WHITE
SEALANT, TYP
2
2 2
2
NOTE:
SEE A101 FOR
PARTITION TYPE
HEADER FRAME -
SEE STRUCT
PRE-FIN METAL
TRIM AND DRIP
MTL FLASHING
WRAP AT HEADER
WEATHERSTRIP CONT
@ PERIMETER
OVERHEAD
DOOR TRACK
SYSTEM
2
2 2 2
2
EXTEND BUILDING
WRAP UNDER HEADER
EXTERIOR FINISH
TRIM -WHITE
SEALANT, TYP
T/ OPENING
SEE SCHED
SPRAY FOAM
INSULATION
T/ CONC
EL= VARIES
DOOR & FRAME
PER SCHEDULE
THRESHOLD SET IN
CONT BED OF MASTIC
SWEEP
PROVIDE WEATHER
STRIPPING @ DOOR
BTM
CONC FOUNDATION -
SEE STRUCT
WEATHERSTRIP CONT
@ PERIMETER
MTL FLASHING
WRAP AT FRAME
OVERHEAD DOOR
& DOOR TRACK
BOTTOM ASTRAGAL
RETAINER OF
EXTRUDED ALUMINUM
w/ VINYL ASTRAGAL
SLOPED CONC
APRON -SEE STRUCT
CONC SLAB -
SEE STRUCT 4'-0"2"EQ 2"
F5
SEE SCHED
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
TRAVIS R. BECK, 41400
BUILDING 1
3/3/2025 11:56:43 AMA601
WALL PARTITION TYPES, DOOR
& FRAME ELEVATIONS, and
SCHEDULES
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
WINDOW FRAME FIRE
RATING NOTESTYPE WIDTH HEIGHT ELEV DEPTH MATL GLAZ
25 4'-0" 3'-0" F5 5"
DOOR SCHEDULE
DOOR FRAME
FIRE RATING HDWR GROUP
DETAILS
NOTESNUMBER LEAF WIDTH LEAF HEIGHT ELEV MATL GLAZ INSULATED ELEV DEPTH MATL GLAZ INSULATED HEAD JAMBS SILL
SINGLE LEAF
101 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
102 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
103 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
104 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
105 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
106 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
107 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
108 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
109 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
110 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
111 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
112 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
OVERHEAD
101A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
102A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
103A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
104A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
105A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
106A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
107A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
108A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
109A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
110A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
111A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
112A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
1 1/2" = 1'-0"A601
EXT DOOR JAMB DETAIL1
HM FRAME ELEVATION
DOOR ELEVATIONS
1 1/2" = 1'-0"A601
OH DOOR JAMB DETAIL2
1 1/2" = 1'-0"A601
EXT DOOR HEAD DETAIL3
1 1/2" = 1'-0"A601
OH DOOR HEAD DETAIL4
NOTE:
SEE A101 FOR
PARTITION TYPE
1 1/2" = 1'-0"A601
DOOR SILL DETAIL5
1 1/2" = 1'-0"A601
OH DOOR SILL DETAIL6
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
INSULAL
WINDOW ELEVATION
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
FIBER
EXPANSION
JOINT
FIBER
EXPANSION
JOINT
10 MIL VAPOR
RETARDER
10 MIL VAPOR
RETARDER
R10 RIGID INSUL
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
176
BUILDING
1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
1
2
3
4
5
6
7
8
9
10
11
12
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23 1
2
3
4
5
6
7
8
9
10 11
12
13
14
15
16
17
18
19
20
1
2
3
4
5
6
7
8
9
10 11
12
13
14
15
16
17
18
19
20
1
2
3
4
5
6
7
8
9
10
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
BLOCK 1
LOT 1
15.9
0.1
0.1
0.3
1.2
4.6
8.3
3.6
1.2
1.5
5.2
14.5
12.1
3.6
1.3
2.1
7.5
9.1
2.5
1.2
3.0
10.2
15.4
6.4
1.8
1.4
4.3
13.1
13.5
4.4
1.4
1.7
6.2
15.2
10.5
3.0
1.0
1.7
5.5
7.7
2.7
0.1
0.2
0.4
1.0
2.7
3.9
2.3
1.1
1.4
3.6
7.2
6.4
2.7
1.2
1.8
4.7
7.9
5.4
2.1
1.2
2.4
6.0
7.9
4.3
1.6
1.4
3.2
7.3
7.4
3.3
1.3
1.6
4.3
8.3
6.3
2.3
1.0
1.4
3.3
4.2
1.9
0.5
0.1
0.1
0.3
0.6
1.1
1.6
1.8
1.3
1.0
1.3
2.2
3.1
2.8
1.7
1.2
1.5
2.5
3.3
2.5
1.5
1.2
1.8
2.9
3.2
2.2
1.3
1.3
2.1
3.2
3.1
1.9
1.2
1.4
2.4
3.4
2.8
1.5
0.9
1.0
1.5
1.7
1.0
0.4
0.1
0.1
0.2
0.5
1.3
2.3
2.5
1.8
1.1
1.1
1.8
2.8
2.7
1.9
1.2
1.3
2.1
2.9
2.5
1.7
1.2
1.5
2.4
2.8
2.2
1.4
1.2
1.7
2.5
2.6
1.9
1.3
1.2
1.9
2.6
2.4
1.6
1.1
1.0
1.3
1.3
0.9
0.5
0.2
0.1
0.1
0.2
0.7
2.6
6.0
6.5
3.2
1.3
1.4
3.6
6.8
5.9
2.6
1.3
1.8
4.4
7.0
4.9
2.1
1.3
2.4
5.6
6.7
3.6
1.5
1.4
3.2
5.9
5.6
2.8
1.3
1.6
3.8
6.4
4.9
2.1
1.1
1.5
2.9
2.9
1.3
0.5
0.2
0.1
0.1
0.2
0.9
3.8
12.2
13.6
5.0
1.5
1.6
5.6
14.3
11.6
3.7
1.3
2.1
7.7
15.4
9.0
2.6
1.3
3.3
11.2
15.0
5.7
1.7
1.6
5.0
12.9
12.0
4.3
1.4
1.8
6.4
15.1
9.7
2.8
1.1
2.1
6.5
6.6
2.0
0.5
0.1
0.1
0.2
0.9
3.8
8.4
4.2
1.1
0.6
1.3
5.3
12.9
12.0
4.3
1.1
0.7
1.8
6.9
13.9
10.4
3.1
0.7
0.3
0.6
2.3
8.2
13.1
9.3
2.7
0.6
0.2
0.3
0.7
2.7
9.2
13.2
8.1
2.2
0.5
0.2
0.2
0.7
2.9
7.8
5.2
1.3
0.3
0.1
0.2
0.7
2.2
3.8
2.5
0.9
0.5
1.1
3.2
6.4
6.0
2.8
0.9
0.6
1.4
4.0
6.9
5.5
2.2
0.7
0.3
0.5
1.7
4.7
7.0
5.2
2.0
0.6
0.2
0.2
0.6
2.0
5.5
7.4
4.9
1.7
0.5
0.2
0.2
0.6
2.0
4.2
3.1
1.0
0.3
0.1
0.2
0.4
0.9
1.3
1.0
0.6
0.4
0.7
1.5
2.3
2.3
1.4
0.7
0.5
0.9
1.8
2.5
2.2
1.2
0.5
0.3
0.4
1.0
2.0
2.6
2.1
1.1
0.5
0.2
0.2
0.5
1.1
2.2
2.8
2.1
1.0
0.4
0.2
0.2
0.4
0.9
1.5
1.2
0.6
0.2
0.1
0.1
0.3
0.4
0.5
0.5
0.4
0.4
0.5
0.7
1.0
0.9
0.7
0.5
0.4
0.6
0.8
1.0
0.9
0.6
0.4
0.3
0.3
0.6
0.9
1.0
0.9
0.6
0.3
0.2
0.2
0.3
0.6
0.9
1.0
0.9
0.6
0.3
0.2
0.2
0.3
0.4
0.5
0.5
0.3
0.2
0.1
0.1
0.3
0.5
0.7
0.6
0.4
0.4
0.6
0.9
1.2
1.2
0.8
0.5
0.4
0.6
1.0
1.2
1.1
0.7
0.4
0.3
0.4
0.6
1.0
1.2
1.0
0.7
0.4
0.2
0.2
0.4
0.7
1.1
1.2
1.0
0.6
0.3
0.2
0.2
0.3
0.5
0.6
0.6
0.4
0.2
0.1
0.2
0.5
1.4
2.1
1.5
0.7
0.5
0.9
2.2
3.7
3.3
1.7
0.7
0.5
1.1
2.5
3.8
3.1
1.5
0.6
0.3
0.5
1.2
2.7
3.7
2.9
1.3
0.5
0.2
0.2
0.5
1.3
2.9
3.7
2.6
1.2
0.4
0.2
0.2
0.5
1.2
2.0
1.6
0.7
0.2
0.1
0.2
0.8
2.9
5.7
3.2
1.0
0.5
1.3
4.4
9.3
8.2
3.2
0.9
0.6
1.5
5.2
9.6
7.5
2.6
0.7
0.3
0.5
1.9
6.0
9.2
6.7
2.3
0.6
0.2
0.2
0.6
2.3
6.7
9.3
6.0
1.9
0.5
0.2
0.2
0.6
2.3
5.4
3.8
1.1
0.3
0.1
0.1
0.5
0.4
0.5
0.2
0.1
0.1
0.2
0.3
0.1
0.1
0.1
0.2
0.8
2.9
5.9
3.3
1.0
0.6
1.3
4.6
9.7
8.5
3.2
0.9
0.6
1.6
5.4
10.1
7.7
2.6
0.7
0.3
0.6
2.0
6.4
9.6
6.9
2.3
0.6
0.2
0.3
0.6
2.4
7.1
9.6
6.2
1.9
0.5
0.2
0.2
0.6
2.4
5.7
3.9
1.1
0.3
0.1
0.1
0.2
0.5
1.4
2.2
1.6
0.7
0.5
0.9
2.3
3.9
3.6
1.8
0.8
0.6
1.1
2.6
4.0
3.3
1.6
0.6
0.3
0.5
1.3
2.8
3.9
3.0
1.4
0.5
0.2
0.2
0.5
1.4
3.0
3.9
2.8
1.2
0.4
0.2
0.2
0.5
1.2
2.1
1.7
0.7
0.2
0.1
0.1
0.2
0.3
0.6
0.7
0.6
0.4
0.4
0.6
1.0
1.3
1.3
0.9
0.5
0.5
0.7
1.1
1.3
1.2
0.8
0.4
0.3
0.4
0.7
1.1
1.3
1.1
0.7
0.4
0.2
0.2
0.4
0.7
1.1
1.3
1.1
0.6
0.3
0.2
0.2
0.3
0.5
0.7
0.6
0.4
0.2
0.1
0.1
0.2
0.3
0.5
0.7
0.6
0.4
0.4
0.6
1.0
1.2
1.1
0.8
0.5
0.5
0.6
1.0
1.2
1.1
0.7
0.4
0.3
0.4
0.6
1.0
1.1
1.0
0.6
0.3
0.2
0.2
0.4
0.6
1.0
1.1
0.9
0.6
0.3
0.2
0.2
0.3
0.4
0.6
0.5
0.3
0.2
0.1
0.1
0.2
0.6
1.4
1.9
1.3
0.6
0.5
1.0
2.2
3.4
3.0
1.5
0.7
0.6
1.1
2.3
3.3
2.6
1.3
0.5
0.3
0.5
1.2
2.4
3.1
2.3
1.1
0.5
0.2
0.3
0.5
1.2
2.4
2.9
2.0
0.9
0.4
0.2
0.2
0.4
1.0
1.5
1.2
0.5
0.2
0.1
0.1
0.2
0.8
3.0
5.2
2.8
0.9
0.6
1.4
4.6
8.7
7.2
2.7
0.9
0.6
1.6
5.0
8.5
6.3
2.3
0.7
0.4
0.6
2.0
5.6
7.9
5.5
1.9
0.6
0.2
0.3
0.7
2.3
5.9
7.6
4.7
1.6
0.5
0.2
0.2
0.7
2.2
4.2
2.8
0.9
0.3
0.1
0.1
0.2
0.8
3.7
7.7
3.4
0.9
0.5
1.4
5.7
12.4
9.9
3.2
0.9
0.6
1.8
7.1
13.5
9.3
2.7
0.7
0.4
0.6
2.5
8.7
12.8
8.3
2.4
0.6
0.3
0.3
0.7
3.0
9.9
13.1
7.4
2.0
0.5
0.2
0.3
0.8
3.3
8.2
4.7
1.2
0.3
0.1
0.1
0.1
0.1
0.2
0.9
3.5
6.8
3.3
0.9
0.6
1.6
5.6
11.4
9.1
3.1
0.9
0.7
1.9
6.8
11.9
8.3
2.5
0.7
0.4
0.7
2.5
8.1
11.5
7.6
2.2
0.6
0.2
0.3
0.8
3.0
9.4
11.9
6.8
1.8
0.5
0.2
0.3
0.8
3.1
7.4
4.2
1.0
0.2
0.1
0.1
0.2
0.6
1.7
2.5
1.6
0.7
0.5
1.1
2.8
4.5
3.9
1.9
0.7
0.6
1.3
3.2
4.8
3.7
1.6
0.6
0.4
0.6
1.5
3.6
4.8
3.5
1.5
0.5
0.2
0.3
0.6
1.8
4.0
5.0
3.3
1.3
0.4
0.2
0.2
0.6
1.6
2.8
2.0
0.7
0.2
0.1
0.1
0.2
0.4
0.6
0.8
0.6
0.4
0.4
0.7
1.1
1.5
1.4
0.9
0.5
0.5
0.8
1.3
1.6
1.3
0.8
0.4
0.3
0.4
0.8
1.3
1.6
1.3
0.8
0.4
0.2
0.2
0.4
0.9
1.5
1.7
1.3
0.7
0.3
0.2
0.2
0.4
0.7
0.9
0.7
0.4
0.2
0.1
0.1
0.2
0.3
0.5
0.6
0.5
0.4
0.4
0.6
0.9
1.1
1.0
0.7
0.5
0.4
0.6
0.9
1.1
0.9
0.6
0.4
0.3
0.4
0.6
0.9
1.0
0.9
0.6
0.3
0.2
0.2
0.4
0.6
0.9
1.0
0.8
0.5
0.3
0.2
0.2
0.3
0.4
0.5
0.4
0.3
0.1
0.1
0.1
0.2
0.6
1.2
1.3
0.8
0.5
0.5
0.9
1.7
2.4
2.0
1.1
0.6
0.5
0.9
1.8
2.4
1.9
1.0
0.5
0.3
0.5
1.0
1.9
2.4
1.7
0.8
0.4
0.2
0.2
0.5
1.0
1.8
2.1
1.5
0.8
0.3
0.2
0.2
0.4
0.8
1.1
0.9
0.4
0.2
0.1
0.1
0.3
1.1
3.0
3.6
1.7
0.6
0.5
1.4
4.0
6.7
5.2
2.1
0.7
0.6
1.5
4.3
6.7
4.7
1.7
0.6
0.3
0.6
1.8
4.9
6.7
4.0
1.3
0.4
0.2
0.3
0.6
2.0
4.8
5.9
3.7
1.3
0.4
0.2
0.2
0.6
1.9
3.2
2.2
0.8
0.2
0.1
0.1
0.3
1.5
5.8
7.6
2.6
0.7
0.6
1.7
6.9
14.4
10.1
2.9
0.8
0.6
2.0
7.8
14.8
9.0
2.4
0.6
0.3
0.6
2.5
9.3
15.1
7.2
1.8
0.5
0.2
0.3
0.7
3.1
10.0
13.2
7.2
1.9
0.5
0.2
0.3
0.8
3.3
8.0
4.5
1.1
0.3
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
SITE 1.8 fc 15.9 fc 0.0 fc N/A N/A
10'
AFG
TYP.
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
A. THE ELECTRICAL EQUIPMENT SHOWN ON
THIS SHEET IS DIAGRAMMATICAL IN
NATURE AND REPRESENTS APPROXIMATE
LOCATIONS IN OR ON SPACE/ROOM/AREA
OR EQUIPMENT. CONTRACTOR TO VERIFY
THE EXACT LOCATION AND COORDINATE
WITH NECESSARY TRADES.
GENERAL NOTES:
LIGHTING FIXTURE SCHEDULE
SYMBOL DESCRIPTION MFR./ CAT. NO.LAMP TYPE INPUT POWER/VOLT REMARKS/ACCESSORIES
W1
WET LOCATION -WALL MOUNT LED LITHONIA LIGHTING
CAT. NO.
WDGE2LEDP240K80CRIVFMVOLTSRMAWSDDBXD
LED 15 WATTS
(120/277V)
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
44638
DEREK R. SACHS, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR PERMIT
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.3/3/2025 8:52:38 AME001
SITE PLAN - LIGHTING
PHOTOMETRICS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
CTM
CTM
DRS DRS
1" = 20'-0"E001
SITE PLAN - LIGHTING PHOTOMETRICS1
0 03/03/25 ISSUED FOR PERMIT CTM
03/03/25
ISSUED FOR CONSTRUCTION
FOR CONSTRUCTION
ISSUED
177
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2024 - ALL RIGHTS RESERVED.3/3/2025 11:57:23 AMS001
STRUCTURAL NOTES
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
BUILDING 1
STRUCTURAL NOTES
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
178
S SSS
SSS SSS
SS
SS SS
1.1
1.2 40'-0"1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
240'-0"
UNIT 100UNIT 101UNIT 102UNIT 103UNIT 104UNIT 105UNIT 106UNIT 107
UNIT 108
UNIT 109UNIT 110UNIT 111
SWB
SWB
SWA SWA SWB
TFE= 96'-0"
TFE= 95'-4"
SLAB ON GRADE
SEE PLAN NOTE 3
IN FLOOR HEATING SYSTEM
BY OTHERS 10'-0"CLSLAB JOINT SPACED
EQUALLY, TYP
SEE 16/S501
S501
1______________
2x8 STUDS @ 16" OC
WHERE HEIGHT
EXCEEDS 18'-0"
(2) 2x8 @ 16" OC
THICKENED SLAB
8'-0"x2'-0"x1'-0" W/ (3) #4
LONGITUDINAL BOT TYP
WHERE SHOWN ON
PLANS
INTERIOR
WALLS 2x8
WOOD STUD
@ 16" OC, TYP
TFE= 96'-0"
2x8 STUDS @ 16" OC
WHERE HEIGHT
EXCEEDS 18'-0"
(2) 2x8 @ 16" OC
2x8
STUDS
@ 16" OC
2x8 WOOD STUDS
@ 16" OC
TFE= 98'-0"
TFE= 97'-4"
TFE= 97'-4"
TFE= 95'-4"TFE= 96'-0"
TFE= 95'-4"
TYP
UNO
S501
1______________
T/ SLAB
99'-4"
T/ SLAB
100'-0"
S501
3______________
S501
2______________
TFE= 96'-0"TFE= 95'-4"
S501
1______________
S501
1______________
S501
6______________
SWA THICKENEDSLAB1
1 2
2 2 2 1
2 2
S501
5______________
TYP @
THICKENED
SLAB
S501
8______________
S501
5______________
TYP @
WALL
TYP @
OPENINGCL S501
4______________THICKENEDSLABS501
7______________
1 4'-0"5 1/4"5'-0"
4'-8 1/2"
TYP UNO
8'-2"
4"4"
8'-2"
4'-1"4'-1"
T/ STOOP
100'-0"
T/ STOOP
99'-4"
4'-8 1/2"
TYP
4"
3 3 3 3 3 3 3 3 3 3 3 3
CONCRETE
STOOP
S501
4______________TYP @
STOOPS
CONCRETE APRON
TYP BETWEEN STOOPS
MAN DOOR CONCRETE
STOOP WHERE SHOWN
WIDTHS VARY -SEE PLANTYP4'-8"TYP4'-8"1. PROVIDE (2) STUDS AT EACH END OF SHEAR WALL. END STUDS SHALL RECIEVE EDGE NAILING.
2. ALL BLOCKING IN WALLS SHALL MEET OR EXCEED STUD GRADE.
3. PANEL JOINTS SHALL OCCUR AT THE CENTERLINE OF STUDS AND BLOCKING.
4. VERIFY WITH ARCHITECT IF ADDITIONAL LAYERS OF GYP BOARD ARE REQUIRED FOR FINISHES.
5. CONTRACTOR'S OPTION - PROVIDE AT TOP AND SILL PLATE BY ALTERNATE MANUFACTURER THAT MEET
OR EXCEED CAPACITY OF CLIPS INDICATED IN SCHEDULE.
6. SEE SHEAR WALL BASE CONNECTION SCHEDULE FOR ANCHORAGE TO SUPPORT MATERIAL.
7. SEE HOLDOWN SCHEDULE FOR HOLDOWN INFORMATION.
8. PROVIDE NAILING AT CLIP ANGLES PER MANUFACTURER'S RECOMMENDATIONS.
9. TOP AND SILL PLATE NAILING SHALL BE STAGGERED WHERE NAILS ARE SPACED AT 2" OC.
10. ALL FASTENERS IN CONTACT WITH TREATED WOODS SHALL BE GALVANIZED.
11. ALL WALLBOARD NAILS INDICATED IN SCHEDULE SHALL BE 0.120" DIA AND HAVE MINIMUM 3/8" HEAD.
12. STAPLES SHALL BE GALVANIZED, 7/16" MINIMUM CROWN WIDTH AND BE INSTALLED PARALLEL TO FRAMING
MEMBERS.
13. 6d NAILS MAY BE SUBSTITUTED WITH NO. 6 1 7/8" TYPE S OR W DRYWALL SCREWS.
14. PROVIDE EXTERIOR GYP BOARD WHERE SHEAR WALL IS AN EXTERIOR WALL.
15. BLOCK ALL PANEL EDGES WITH WOOD BLOCKING TO MATCH THE WALL STUD SIZE.
16. BLOCK ALL PANEL EDGES WITH WOOD BLOCKING 2" NOMINAL OR WIDER.
17. BLOCK ALL PANEL EDGES WITH WOOD BLOCKING 3" NOMINAL OR WIDER. STAGGER NAILS.
18. PROVIDE 1 1/2" MINIMUM PENETRATION INTO STUD AT 10d NAIL AND 1 3/8" MINIMUM AT 8d NAIL.
19. STUDS AT ADJOINING PANEL EDGES SHALL BE 3" NOMINAL WIDTH OR GREATER.
20. USED EITHER SPECIFIED CLIP ANGLE OR NAILING AS SPECIFIED BY REFERRING DETAIL.
21. FOR CLIP ANGLE CONNECTION
SHEAR WALL NOTES:
SHEAR WALL SCHEDULE
WALL PANEL FASTENING TOP AND SILL PLATE FASTENING -SEE NOTE 20
EDGE
SPACING
INTERMEDIATE
SUPPORT
SPACING
MINIMUM FASTENER SIZE
12"8d COMMON OR GALVANIZED BOX NAIL4"
12"6"8d COMMON OR GALVANIZED BOX NAIL
SEE
NOTE
16, 18
16, 18
SIMPSON OR
USP CLIP ANGLE
LS90 OR MP9 @ 16" OC
COMMON OR
FRAMING NAILS
16d @ 4" OR 3" x 0.131 DIAx3" @ 2"
16d @ 3" OR 3" x 0.131 DIAx3" @ 2"
ANCHOR FASTENER
TO FOUNDATION WALL
5/8" DIA BOLTS @ 24" OC
5/8" DIA BOLTS @ 32" OC
WALL PANEL CONSTRUCTION
(1) LAYER 15/32" OSB OR PLYWOOD ONE SIDE OF WALL -BLOCKED
(1) LAYER 15/32" OSB OR PLYWOOD ONE SIDE OF WALL -BLOCKED
WALL
TYPE
SWA
SWB
LS90 OR MP9 @ 12" OC
4/S502.
FASTENING SCHEDULE
CONNECTION
FLOOR OR ROOF TRUSSES / JOISTS TO
WALL TOP PLATE OR GIRDER (TOENAIL)
RIM BOARD TO FLOOR OR ROOF TRUSSES /
JOISTS (FACE NAIL)
RIM BOARD TO FLOOR OR ROOF TRUSSES /
JOISTS (TOENAIL)
RIM BOARD TO TOP PLATE (TOENAIL)
BLOCKING BETWEEN TRUSSES / JOISTS TO
TOP PLATE (TOENAIL)
SILL BOTTOM PLATE TO RIM BOARD OR
BLOCKING THROUGH SHEATHING (FACE NAIL)
TOP PLATE TO STUD (END NAIL)
STUD TO SILL / BOTTOM PLATE (END NAIL)
STUD TO SILL / BOTTOM PLATE (TOENAIL)
DOUBLE STUDS (FACE NAIL)
DOUBLE TOP PLATES -TYPICAL (FACE NAIL)
DOUBLE TOP PLATES -48" LAP (FACE NAIL)
BUILT-UP HEADER, TWO PLY (FACE NAIL)
HEADER TO TRIMMER STUDS (TOENAIL)
FULL HEIGHT STUDS TO HEADER (TOENAIL)
BUILT-UP GIRDER OR BEAM, MULTIPLE PLY
(FACE NAIL)
BUILT-UP STUD POSTS OR BUILT-UP
CORNER STUDS
FLOOR AND ROOF SHEATHING
WALL SHEATHING
FASTENING
(3) 8d COMMON
OR (3) 0.131"x3" NAILS
(3) 10d COMMON
OR (4) 0.131"x3" NAILS
(6) 8d COMMON
OR (6) 0.131"x3" NAILS
8d COMMON @ 6" OC
OR 0.131"x3" NAILS @ 6" OC
(3) 8d COMMON
OR (3) 0.131"x3" NAILS
16d COMMON @ 16" OC
OR 0.131"x3" NAILS @ 8" OC
(2) 16d COMMON
OR (3) 0.131"x3" NAILS
(2) 16d COMMON
OR (3) 0.131"x3" NAILS
(4) 8d COMMON
OR (4) 0.131"x3" NAILS
16d COMMON @ 24" OC
OR 0.131"x3" NAILS @ 8" OC
16d COMMON @ 16" OC
OR 0.131"x3" NAILS @ 12" OC
(2) ROWS OF (8) 10d COMMON
OR (2) ROWS OF (12) 0.131"x3" NAILS
10d COMMON OR 0.131"x3" NAILS @ 12" OC
ALONG EACH EDGE
(4) 8d COMMON
OR (4) 0.131"x3" NAILS
(4) 8d COMMON
OR (4) 0.131"x3" NAILS, EACH SIDE
10d COMMON
OR 0.131"x3" NAILS @ 12" OC ALONG EACH
EDGE, EACH FACE, BETWEEN EACH PLY
16d COMMON @ 24" OC OR 0.131"x3" NAILS
@ 16" OC BETWEEN EACH PLY
REFER TO GENERAL NOTES,
PLANS & DETAILS
REFER TO GENERAL NOTES,
PLANS & DETAILS
NOTES:
1. PROVIDE THE NAILING NOTED IN THIS SCHEDULE UNLESS MORE STRINGENT NAILING IS
NOTED ON THE PLANS OR DETAILS.
2. COMMON NAIL SIZES ARE AS FOLLOWS:
-8d = 0.131"⌀x2 1/2"
-10d = 0.148"⌀x3"
-16d = 0.162"⌀x3 1/2"
FOUNDATION PLAN NOTES:
1.FOR STRUCTURAL NOTES SEE S001.
2.TOP OF FOOTING ELEVATION (TFE) = 96'-0" TYP AT EXTERIOR UNO.
3.PROVIDE 5" SLAB ON GRADE REINF W/ #4@16" EW TYP UNO.
TOP OF SLAB ELEVATION (TSE) = 100'-0" UNO.
SEE CIVIL FOR USGS DATUM ELEVATION.
4.FOR TYPICAL BAR BENDING IN REINFORCED CONCRETE
5.FOR TYPICAL WALL AND CORNER REINFORCING
6.S- -S DENOTES STEPPED FOOTING, SEE TYPICAL STEPPED
FOOTING DETAIL 11/S501.
7.SEE ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS
FOR SLAB SLOPES, DRAINS, CURBS, HOUSEKEEPING PADS,
JUNCTION BOXES, CONDUIT AND ALL COORDINATING ITEMS TO BE
PLACED IN CONCRETE.
8.FOR UTILITIES RUNNING PERPENDICULAR TO FOUNDATIONS
&
9.SHEAR WALLS INDICATED ON PLAN BY:
10.AT TYPICAL FLOOR DRAIN SEE AND AT TYPICA TRENCH
DRAIN SEE
SEE 9/S501
SEE 12/S501
SEE 11/S501
SEE 10/S501
13/S501.
13/S501
15/S501.
SHEAR WALL HOLDOWN SCHEDULE
ANCHOR
BOLT
MIN ANCHOR BOLT
EMBED TO CONC
3 1/2"HDU2-SDS2.5
HDU4-SDS2.5
SIMPSON
HOLDOWNMARK
5/8" DIA ROD
5/8" DIA ROD 3 1/2"
POST
WIDTH SIMPSON OPTION
SSTB16
SSTB16
1. INSTALL HOLDOWN PER MANUFACTURER SPECIFICATIONS.
2. ALL ANCHOR BOLTS TO BE ASTM F1554 GR. 36 (IF MIN. EMBED
LISTED IS "-" USE SIMPSON OPTION)
3. WHEN ANCHORING TO CONCRETE, PROVIDE (2) NUTS & (2)
WASHERS REF 18/S501
4. PROVIDE OVERSIZED WASHERS AS REQUIRED
5. CENTER ALL HOLDOWNS & ANCHOR IN STEM WALLS
8"
12"
1
2
DTT2Z ----1/2" DIAx5" TITEN HD--3
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2024 - ALL RIGHTS RESERVED.3/3/2025 11:57:23 AMS101
FOUNDATION PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
1/8" = 1'-0"S101
FOUNDATION PLAN1
TRUE
NORTH
BUILDING 1
PLAN
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
179
1.1
1.2
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"
S502
1______________
RIDGE 4:12 SLOPE4:12 SLOPES502
1______________
S502
3______________
S502
2______________
S502
3______________
OVERHANG
2'-0"OVERHANG3'-0"OVERHANG
2'-0"OVERHANG3'-0"H1H1H1H1H1H1H1H1H1H1H1H140'-0"2x OUTRIGGERS @ 24" OC TYP2x OUTRIGGERS @ 24" OC TYPH2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOWSEE ARCHSEE ARCHH2 H2 H2 H2 H2
H2 H2 H2 H2
H2 H2 H2
TYP
S502
5______________
S502
2______________TYP @
WALL
S502
5______________
S502
5______________
S502
7______________
TYP INTERIOR
DEMISING
WALL UNO H2 LOWTYP(12.0 K)(20.0 K)(20.0 K)(20.0 K)(12.0 K)ROOF SHEATHING
SEE NOTE 9.2.3 ON SHEET S001
TYP @
OPENING
3/4" TO FIRST
TRUSS CL
3/4" TO FIRST
TRUSS CL
TO TRUSS CL
2 7/8"
2x ENGINEERED TRUSSES @ 24" OC, TYP 2x ENGINEERED TRUSSES @ 24" OC, TYP 2x ENGINEERED TRUSSES @ 24" OC, TYP 2x ENGINEERED TRUSSES @ 24" OC, TYP
TO TRUSS CL
2 7/8"
TO TRUSS CL
2 7/8"
ROOF SHEATHING
SEE NOTE 9.2.3 ON SHEET S001
TYP AT
WALL
TYP AT
HEADER
HEADER SCHEDULE
MARK HEADER KING
STUDS COMMENTS
H1
H2
(3) 1 3/4x18 LVL
(3) 2x8 (2) 2x8
(3) 1 3/4x7 1/4 LVL
JACK
STUDS
(1) 2x8
(2) 1 3/4x7 1/4 LVL AT TRIMMER PROVIDE CS20 PER MANUFACTURER SPEC
CENTERED BETWEEN HEADER AND TRIMMER STUD
1.1
1.2
1.A1.B1.C1.D1.E1.F1.G1.H1.I1.J1.K1.L1.M
240'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"40'-0"RIDGE
9'-0"KEY PLAN
9 PSF
52 PSF
30 PSF
ROOF FRAMING PLAN NOTES:
1. FOR STRUCTURAL NOTES SEE S001.
2. TRUSS BEARING EL/ TOP OF WALL EL=116'-0"
3. FOR TRUSS PROFILES SEE ARCHITECTURAL DRAWINGS.
4. AXIAL LOADS FOR ENGINEERED TRUSS DESIGN ON
PLAN (X.X K) ARE ULTIMATE BASED ON 2018 IBC/ASCE 7-16.
5. SHADED REGION INDICATES HAND/OVER FRAMED
DORMER ABOVE TYPICAL ROOF TRUSSES & SHEATHING TO
PRODUCE DESIRED ROOF PROFILE.
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2024 - ALL RIGHTS RESERVED.3/3/2025 11:57:24 AMS121
ROOF FRAMING PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2024
JML
KAZ
SJF/AMR BMS
1/8" = 1'-0"S121
ROOF FRAMING PLAN1
TRUE
NORTH
BUILDING 1
PLAN
1/8" = 1'-0"S121
SNOW LOAD DIAGRAM2
TRUE
NORTH
PLAN
NOTE:
1.BALANCED SNOW LOAD IS 30PSF
2.UNBALANCED TO BE DESIGNED FOR EACH SIDE OF
RIDGE. ONE SIDED CONDITION SHOWN FOR CLARITY.
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
180
STANDARD HOOKS AND BENDS
TIES AND STIRRUPS
LAP SPLICEOFFSET SPLICE
CLASS "B" LAP
BAR SIZE x
#3
#4
#5
#6
#7
#8
#9
22"
30"
36"
44"
66"
74"
84"
NOTES
FOR STANDARD HOOK AND BENDS
FOR TIES AND STIRRUPS
1)
2)
3)
d = BAR DIAMETER
D= 6 d FOR #3 THRU #8
D= 8 d FOR #9 THRU #11
D= 4 d FOR #3 THRU #5
D D
D
D
D D
90 DIA
2 1/2" MIN
45 DIA
180 DIA
135 DIA90 DIA
6 d #3 THRU #5
12 d #6 THRU #812d
CLASS "B" LAP
WIRE TIES
4d
WIRE TIES
"X"3" MIN."X"3" MIN6d1
6 ddLAP SEE
LAP SEECONCRETE FDN WALL
AND/OR FOOTINGS
CORNER BARS TO MATCH
SIZE & QUANTITY OF TYP
FTG REINF
1 2
SEE PLAN FOR FOOTING
REINF TO LAP &
MATCH FOOTING
REINF
2S
D S SDDTFE
SEE PLAN
TFE
SEE PLAN
LAP TYP
CLASS B
GRADE OR SLAB
PIPE TRENCH
BACKFILL
BOTTOM OF FOOTING
SHALL NOT BE HIGHER
THAN THIS LINE.
LOCATE PIPE FARTHER
FROM WALL FOOTING
OR STEP FOOTINGS AS
REQUIREDBENCH
1'-0"1
2
2'-0" MIN
NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR
SHORING, SHEATHING OR OTHERWISE MAINTAINING
THE SIDES OF THE EXCAVATION FROM CAVE-IN UNTIL
ALL BACKFILL IS COMPLETED
FOUNDATION WALL
CONTINUE FOOTING
REINF ABOVE OPNG
WALL FOOTING
1
1 1/2
PIPE
NOTES:
1.
2.PIPES DEEPER THAN 8'-0" BELOW FOOTING DO NOT REQUIRE LEAN CONCRETE FILL,
PROVIDE TRENCH COMPACTED PER SPEC REQUIREMENTS.
DETAIL APPLIES TO PIPES LESS THAN 3'-0" BELOW FOOTING. FOR PIPES MORE
THAN 3'-0" BELOW FOOTING BUT LESS THAN 8'-0" PROVIDE LEAN CONCRETE FILL
BELOW FOOTING DOWN TO PIPE INVERT ELEVATION.
2" MIN COMPRESSIBLE
MATERIAL
6" 1'-0" 6"MIN2"MIN2"T / 4 MINCONSTRUCTION JOINT
CONTROL JOINT
1/2" DIAx2'-0" SMOOTH
DOWELS @ 16" OC
(GREASE ONE END)
CENTERED ON JOINT,
FEILD VERIFY
SAW CUT JOINT 1/8"x1/4
DEPTH OF SLAB, MAXIMUM
14'-0" OC EACH WAY
TSLAB ON GRADE
10 MIL VAPOR
BARRIER
COMPACTED
GRANULAR FILL
SLAB ON GRADE
COMPACTED
GRANULAR FILL
NOTE:
1. FOR UNDER SLAB PREP SEE GEOTECHNICAL
EVALUATION REPORT
2. CONTRACTOR TO COORDINATE PLACEMENT OF
CONSTRUCTION JOINTS AS REQ'D
3. CONTRACTOR TO COORDINATE LOCATION OF
VAPOR BARRIER.
4. PROVIDE 6" MIN VAPOR BARRIER LAP PER
MANUFACTURER'S DIRECTION
10 MIL VAPOR
BARRIER
T/ ??
???
SEE MECH
SLOPE WHERE OCCURS
SLOPE
SEE MECH
SLAB
FLOOR DRAIN
7"
W/ MNFR
VERIFY 7"4"5"1'-0"
SLOPE
SEE MECH
S L O P E
S E E M E C H
T/ ??
???
TRENCH DRAIN BY
MANUFACTURER
SLAB
(3) #3 CONT
#3 BENT BARS @ 12" OC
T/O SLAB
EXTEND BARS 1'-0" INTO
FUTURE SLAB
SLAB ON GRADE
FUTURE SLAB ON
GRADE BY TENANT
SHOWN DASHED MIN
1'-0"
8"8"8"8"T/ FOOTING
SEE PLAN
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
VENEER
SEE ARCH
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
T/ SLAB
100'-0"
8" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
1'-0"(3) #4 CONT
T/ CURB FIBER EXPANSION
JOINT
SEE PLANSLABPLYWOOD SHEATHING
CLR TYP
3"CLR3"2'-0"
T/ FOOTING
SEE PLAN
T/ SLAB
100'-0"
8" CONCRETE FOUNDATION
WALL W/ #4 @ 16" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
(3) #4 CONT
#4x2'-6" @ 32" OC DRILLED
& EPOXY INTO CONC
WALL W/ 4" EMBED
3'-0"
5" CONC APRON SLAB
W/ #4 @ 16" OC EA WAY
PAVEMENT BY
OTHERS
T/ CURB
SEE PLANSLABPLYWOOD SHEATHING
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO
AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
FIBER EXPANSION
JOINT
8"8"8"1'-0"CLR TYP
3"CLR3"2'-0"
S LO P E D
(2) #4xCONT
6 1/2"8"
T/ FOOTING
SEE PLAN
WALL BEYOND @
EXTERIOR DOORS,
TYP
T/ SLAB
100'-0"
2'-0"1'-0"CLR3"CLR
3"
(3) #4 CONT SEE PLANSLAB8"8"8"
TYP
#4 BENT DOWEL @ 12" OC
8" CONCRETE FOUNDATION
WALL W/ #4 @ 16" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
#4x2'-6" @ 32" OC
3'-0"
5" CONC APRON SLAB
W/ #4 @ 16" OC EA WAY
PAVEMENT BY
OTHERS
S LO P E D
(2) #4xCONT
6 1/2"8"
(2) #4xCONT
1/2" DIAx2'-0" SMOOTH
DOWELS @ 16" OC
CENTERED ON JOINT
2'-0"
8"8"8"
T/ SLAB
SEE PLAN
T/ FOOTING
SEE PLAN
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS
& WASHER (8" EMBED)
@ 32" OC TYP UNO
AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
8" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ 1'-0"CLR3"CLR
3"
(3) #4 CONTSEE PLANSLABFIBER EXPANSION
JOINT EACH SIDE
WALL SHEATHING
SEE ARCH & SHEAR WALL SCHEDULE
TYP
AT TOP OF WALL PROVIDE
(2) #4 CONT HORIZ
SEE PLAN
SEE PLANSLAB7"WALL SHEATHING
SEE ARCH
STUD WALL
SEE PLAN FOR SIZE & SPACING
TREATED 2x SILL PLATE W/
1/2" DIA SCREW BOLTS &
WASHER (3" EMBED) @ 32" OC
T/ SLAB
SEE PLAN
SEE PLANSLABWALL SHEATHING
SEE ARCH
STUD WALL SEE PLAN
FOR SIZE & SPACING
CONT SILL PLATE W/
1/2" DIA SCREW BOLT
(3" EMBED) @ 32" OC
T/ SLAB
SEE PLAN
CONT SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH & SHEAR WALL SCHEDULE
(3) #4 CONT
T/ SLAB
SEE PLAN
T/ FOOTING
SEE PLAN
8" CONCRETE FDN WALL
W/ #4 @ 32"OC VERT W/
STD HOOK INTO FOOTING
PROVIDE #4 @ 12" OC HORIZ
FIBER EXPANSION
JOINT EACH SIDE T/ SLAB
SEE PLAN
2'-0"
8"8"8"1'-0"CLR3"CLR
3"
TYP
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
CLR1 1/2"CLR
2"
MIN
4 1/2"
POST
SEE SCHEDULE
T/O FDN WALL
TREATED BOT PL
HOLDOWN ANCHOR
SEE SCHEDULE
TYP WALL
REINFORCEMENT
CONC FDN WALL
SEE PLAN &
SECTIONS EMBED SEE SCHEDULEHOLDOWN
SEE SCHEDULE & PLAN
T/ FOOTING
SEE PLAN
WALL BEYOND @
EXTERIOR DOORS
TYP
T/ SLAB
100'-0"
1/2" DIAx2'-0" SMOOTH
DOWELS @ 16" OC
CENTERED ON JOINT
NON-FROST SUSCEPTIBLE
FILL DOWN TO FROST
PAVEMENT
BY OTHERS
8" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12 OC HORIZ
2'-0"1'-0"CLR3"CLR
3"(3) #4 CONT SEE PLANSLAB8"8"8"
TYP
#4 BENT DOWEL @ 12" OC
SLOPED
1'-0"(2) #4xCONT
5" CONC SLAB W/
#4 @ 16" OC EA WAY
8"
4'-0"4"
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:57:25 AMS501
FOUNDATION DETAILS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/01/2025
JML
KAZ
SJF/AMR BMS
1/2" = 1'-0"S501
TYP BAR BENDING DETAIL9
1 1/2" = 1'-0"S501
TYP CORNER REINF DETAIL10
1/2" = 1'-0"S501
TYP STEPPED FOOTING DETAIL11
1/2" = 1'-0"S501
TYP FTG PARALLEL TO PIPE12
3/4" = 1'-0"S501
TYP FTG PERPENDICULAR TO PIPE13
1" = 1'-0"S501
TYP INTERIOR SLAB JOINTS17
1/2" = 1'-0"S501
TYP FLOOR DRAIN DETAIL14
3/4" = 1'-0"S501
TYP TRENCH DRAIN DETAIL15
3/4" = 1'-0"S501
TYP SLAB INFILL DETAIL16
1/2" = 1'-0"S501
FOUNDATION DETAIL1
1/2" = 1'-0"S501
FOUNDATION DETAIL2
1/2" = 1'-0"S501
FOUNDATION DETAIL3
1/2" = 1'-0"S501
FOUNDATION DETAIL5
1/2" = 1'-0"S501
FOUNDATION DETAIL7
1/2" = 1'-0"S501
FOUNDATION DETAIL8
1/2" = 1'-0"S501
FOUNDATION DETAIL6
BUILDING 1
3/4" = 1'-0"S501
WALL REINFORCING AT
HOLDOWN LOCATION DETAIL18
2025
1/2" = 1'-0"S501
FOUNDATION AT CONCRETE STOOP DETAIL4
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
181
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
SIMPSON H2A HURRICANE
TIE BOTH ENDS EACH TRUSS
DOUBLE TOP PL
VENEER
SEE ARCH
TRUSS BEARING
SEE PLAN
PLAN
SEE
T/O OPENING
SEE ARCH
HEADER
SEE PLAN
PLYWOOD
SHEATHING
ROOF SHEATHING
SEE PLAN
PROVIDE BLOCKING
FOR SHEATHING
ATTACHMENT PER
&PREENGINEERED ROOF
TRUSS BY OTHERS
6/S502
7/S502
SEE PLAN
12
BLOCK REMAINING
HEADER CAVITY IN ORDER
TO INSTALL STRAP
PER HEADER SCHEDULE
SIMPSON SDWC15600 @
18" OC
WALL SHEATHING
SEE ARCH
2x BLOCKING
BY TRUSS SUPPLIER
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
SEE PLAN
2x4 OUTRIGGER
@ 24" OC, MAX
GABLE STARTER
TRUSS
VENEER
SEE ARCH
PLAN
SEE
SISTER 2x6 TO
GABLE VERT WEB @
48" OC MAX
W/ 8d NAILS @ 8" OC
L50 EA SIDE OF BRACE
SIMPSON H2A HURRICANE
TIE TYP
2x6 BRACE @ 4'-0" OC
2x6 BLOCKING
AT BRACE LOCS
TRUSS BEARING
SEE PLAN
1
1
(5) 1/4"x3 1/8" GRK RSS
FASTEN BLOCKING TO
SHEATHING @ 3" OC
SIMPSON A34 TYP
DOUBLE TOP PL
TRUSS BEARING
SEE PLAN
ROOF SHEATHING
SEE PLAN
SIMPSON H2A HURRICANE
TIE BOTH ENDS EACH TRUSS
PREENGINEERED ROOF
TRUSS BY OTHERS
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
DOUBLE TOP PL
VENEER
SEE ARCH
PLYWOOD
SHEATHING
SEE PLAN
12
PROVIDE BLOCKING FOR
SHEATHING ATTACHMENT
PER &6/S502 7/S502
SIMPSON SDWC15600 @
32" OC
PLAN
SEE
STUD WALL
SEE PLAN FOR SIZE &
SPACING
ANGLE CONNECTOR
SEE SHEAR WALL SCHEDULE
FOR SPACING
FOR BRACE BLOCKING
AND FASTENING
SEE
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
DOUBLE TOP PL
WALL SHEATHING
SEE ARCH
2x6 BRACE @ 8'-0" OC
TRUSS BEARING
SEE PLAN
1
1
PLYWOOD SHEATHING
NOTE: SHEATHING MUST CONTINUE TO
ROOF SHEATHING FOR SHEAR WALL.
3/S502
WALL SHEATHING
SEE ARCH
2x BLOCKING
BY TRUSS SUPPLIER
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
SEE PLAN
2x4 OUTRIGGER
@ 24" OC, MAX
GABLE STARTER
TRUSS
VENEER
SEE ARCH
PLAN
SEE
SISTER 2x6 TO
GABLE VERT WEB @
48" OC MAX
W/ 8d NAILS @ 8" OC
SIMPSON H2A HURRICANE
TIE TYP
TRUSS BEARING
SEE PLAN
DOUBLE TOP PL
ANGLE CONNECTOR
SEE SHEAR WALL
SCHEDULE FOR SPACING
NAILING
SEE FASTENING TABLE
ROOF TRUSSES
SEE PLAN
SEE PLAN
12
TRUSS BEARING
SEE PLAN
PLYWOOD
SHEATHING
NAILING TYP
SEE FASTENING
TABLE
ATTACH BLOCKING TO
TRUSS TOP CHORD
SEE FASTENING TABLE
S501
7______________
2x BLOCKING (4)
SIDES & WEB FILLER
ATTACH PER
FASTENING TABLE
PLAN
SEE
TRUSS BEARING
SEE PLAN
ROOF SHEATHING
2x FLAT
BLOCKING 2x BLOCKING
BETWEEN TRUSS
WEBS
NAILING TYP
SEE FASTENING
TABLE
TRUSS BEARING
SEE PLAN
ROOF SHEATHING
SEE PLAN
2x BLOCKING @ 2'-0" OC
CONTINUE MIN (1)
TRUSS SPACE EA SIDE
OF WALL
WALL SHEATHING
SEE ARCH
STUD WALL
SEE PLAN FOR
SIZE & SPACING
SIMPSON A35
DOUBLE TOP PL
ROOF TRUSS
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:57:25 AMS502
FRAMING DETAILS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
1/2" = 1'-0"S502
ROOF FRAMING DETAIL1
1/2" = 1'-0"S502
ROOF FRAMING DETAIL3
1/2" = 1'-0"S502
ROOF FRAMING DETAIL2
1/2" = 1'-0"S502
ROOF FRAMING DETAIL5
1/2" = 1'-0"S502
ROOF FRAMING DETAIL4
1/2" = 1'-0"S502
ROOF FRAMING DETAIL6
1/2" = 1'-0"S502
ROOF FRAMING DETAIL7
1/2" = 1'-0"S502
ROOF FRAMING DETAIL8
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
182
PROJECT TEAM
OWNER ROBERT L. PAGE
PHONE: 952-200-6384
CONTACT: ROBERT PAGE
EMAIL: robertlouis.page@gmail.com
ARCHITECT:
AREA LOCATION SITE LOCATION
SHEET INDEX
ORONO
MINNESOTA
VAA, LLC
2300 BERKSHIRE LANE N, SUITE 200
PLYMOUTH, MN 55441
DIRECT: 763-577-9120
FAX: 763-559-0378
CONTACT: MARK MIELKE
EMAIL: mmielke@vaaeng.com
STRUCTURAL:
ORONO
SITE LOCATION
ORONO GARAGE CONDOS -BUILDING 2
ROBERT L. PAGE
ORONO, MN
ABBREVIATIONS
AB ANCHOR BOLT
AC AIR CONDITIONING
ACT ACOUSTICAL TILE
AFF ABOVE FINISHED FLOOR
AL ALUMINUM
ALT ALTERNATE
ANCH ANCHOR
ARCH ARCHITECTURAL
BD BOARD
BTWN BETWEEN
BLDG BUILDING
BM BEAM
BRG BEARING
BSMT BASEMENT
BOT BOTTOM
BTU BRITISH THERMAL UNIT
C/O CLOSED OPENING
CCTV CLOSED CIRCUIT TV
CFM CUBIC FEET/MINUTE
CJ CONTROL JOINT
CLG CEILING
CMU CONCRETE MASONRY UNIT
CO CLEAN OUT
COL COLUMN
CONC CONCRETE
CONN CONNECTION
CONST CONSTRUCTION
CONT CONTINUOUS
CONTR CONTRACTOR
CPT CARPET
CT CERAMIC TILE
CTR CENTER(ed)
CW COLD WATER
DEMO DEMOLISH
DEPT DEPARTMENT
DIA DIAMETER
DIM DIMENSION
DISP DISPENSER
DIV DIVISION
DN DOWN
DO DITTO
DR DOOR
EA EACH
EL ELEVATION
ELEC ELECTRIC(al)
EIFS EXT INSUL & FIN SYSTEM
EQ EQUAL
EQUIP EQUIPMENT
EW EACH WAY
EWC ELECTRIC WATER COOLER
EX EXPOSED
EXIST EXISTING
EXP EXPANSION
EXT EXTERIOR
FH FULL HEIGHT
FAB FABRICATE(ion)(or)
FD FLOOR DRAIN
FDN FOUNDATION
FE FIRE EXTINGUISHER
FFE FINISH FLOOR ELEVATION
FIN FINSH (ed)
FIX FIXTURE
FLR FLOOR
FT FOOT
FTG FOOTING
FUT FUTURE
GA GAUGE, GAGE
GB GRAB BAR
GFI GROUND FAULT INTERRUPT
GALV GALVANIZED
GL GLOSS, GLAZING
GPM GALLONS PER MINUTE
GYP BD GYPSUM BOARD
HB HOSE BIB
HC HOLLOW CORE
HDBD HEADBOARD
HDCP HANDICAPPED
HDWD HARDWOOD
HDWR HARDWARE
HM HOLLOW METAL
HORIZ HORIZONTAL (REBAR)
HT HEIGHT
HVAC HEAT/VENT & AIR COND
HW HOT WATER
HYD HYDRANT
ID INSIDE DIAMETER
IN INCH
INSUL INSULATION
INT INTERIOR
INV INVERT
ISOL ISOLATION JOINT
JAN JANITOR
JST JOIST
JT JOINT
LAV LAVATORY
LB POUND
MATL MATERIAL
MAX MAXIMUM
MECH MECHANICAL
MET/MTL METAL
MFR MANUFACTURER
MH MANHOLE
MIN MINIMUM, MINUTE
MISC MISCELLANEOUS
MO MASONRY OPENING
MR MOISTURE RESISTIVE
N/A NOT APPLICABLE
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER
OH OVERHEAD
OPNG OPENING
OPP OPPOSITE
ORD OVERFLOW ROOF DRAIN
PART PARTITION
PART BD PARTICAL BOARD
PBLG PLUMBING
PLF LBS PER LINEAR FOOT
PLAM PLASTIC LAMINATE
P PROPERTY LINE or PLATE
PLYWD PLYWOOD
PP POWER POLE
PR PAIR
PRV POWER ROOF VENT
PSF LBS PER SQUARE FOOT
PSI LBS PER SQUARE INCH
PT POINT
PTS PLYWOOD THIS SIDE
PVC POLYVINYL CHOLORIDE
QR QUARRY TILE
QTY QUANTITY
R RADIUS, RISER
RA RETURN AIR
RD ROOF DRAIN
REF REFERENCE
REFG REFRIGERATOR
REG REGISTER
REINF REINFORCE (ing)(ed)
REQD REQUIRED
RET RETURN
REV REVERSED
RM ROOM
RO ROUGH OPENING
ROW RIGHT-OF-WAY
RTU ROOF TOP UNIT
RV ROOF VENT
RWL RAIN WATER LEADER
SD SOAP DISPENSER
SECT SECTION
SF SQUARE FOOTAGE
SIM SIMILAR
SLNT SEALANT
SND SANITARY NAPKIN DISP
SNR SANITARY NAPKIN RECPT
SPEC SPECIFICATION(s)
SQ SQUARE
SS SERVICE SINK
STL STEEL
STRUCT STRUCTURE(al)
SYST SYSTEM
TB TOWEL BAR
TD TOWEL DISPENSER
TELE TELEPHONE
TEMP TEMPERATURE
TFE TOP OF FTG ELEV
THRES THRESHOLD
TPD TOILET PAPER DISPENSER
TRANSF TRANSFER
TV TELEVISION
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
UTL UTILITY
VCT VINYL COMPOSITION TILE
VAV VARIABLE AIR VOLUME
VERT(S) VERTICAL (REBAR)
VWC VINYL WALL COVERING
VRFY VERIFY
W/ WITH
W/O WITHOUT
WC WATER CLOSET
WD WOOD
WDW WINDOW
WP WATERPROOF(ing)
WR WATER RESISTIVE
WSCT WAINSCOT
WT WEIGHT
WWF WELDED WIRE FABRIC
L
DBL DOUBLE
DRAFTING SYMBOLS
A200 SHEET NUMBER
DISCIPLINE
COLUMN GRID
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
INTERIOR ELEVATION NUMBER
SHEET NUMBER
ELEVATIONS
REVISION NUMBER
KEYNOTE
EXISTING SPOT ELEVATION
SPOT ELEVATION
WALL OR SURFACE MOUNTED FIRE EXTINGUISHER
WALL MOUNTED FIRE EXTINGUISHER CABINET
RECESSED FIRE EXTINGUISHER AND CABINET
ROOM NAME
ROOM NUMBER
DOOR NUMBER
EXISTING WALL, DOOR, FIXTURE, ETC. TO BE REMOVED
EXISTING WALL, DOOR, FIXTURE, ETC. TO REMAIN
NEW PARTITION
PARTITION OR WALL TYPE
CONTROL JOINT
A2101
2
1
A101______________1
A500
GR
______________1
A400
______________1
A201
2
G6XSROOM
100
98'-10 1/2"
100'-0"
AHJ AUTHORITY HAVING JURISDICTION
L ANGLE
AHU AIR HANDLING UNIT
FDC
YD YARD
FIRE DEPARTMENT CONNECTION
UNOCC UNOCCUPIED
MEMB MEMBRANE
T/ TOP OF
B/ BOTTOM OF
LOC(S) LOCATION(s)
SCHED SCHEDULE
EF EACH FACE
IF INSIDE FACE
OF OUTSIDE FACE
ADDL ADDITIONAL
HR HOUR
GENERAL NOTES
1. DRAWINGS SHALL COVER THE FULL EXTENT OF THE PROJECT.
2. CONTRACTOR TO COORDINATE ALL WORK WITH ARCHITECTURAL,
STRUCTURAL, MECHANICAL, ELECTRICAL, SPECIFICATIONS, DRAWINGS
AND SUB-CONTRACTORS.
3. CONTRACTOR SHALL VISIT THE SITE, COMPARE DRAWINGS AND
SPECIFICATIONS, AND BE KNOWLEDGEABLE OF OTHER WORK BEING
PERFORMED. FAILURE OF CONTRACTOR TO VISIT THE SITE SHALL NOT
RELIEVE CONTRACTOR OF RESPONSIBILITY TO COMPLETE THE CONTRACT
WORK IN ACCORDANCE WITH DRAWINGS AND SPECIFICATIONS WITHOUT
ADDITIONAL COST TO OWNER.
4. ALL DIMENSIONS ON ARCHITECTURAL DRAWINGS LOCATING STRUCTURAL
ELEMENTS ARE TO CENTERLINE OF STEEL COLUMNS AND STEEL BEAMS,
UNLESS NOTED OTHERWISE.
5. ALL DIMENSIONS LOCATING EXTERIOR WALL SYSTEMS ARE TO EXTERIOR
FINISH FACE OR TO INTERIOR FINISH FACE, UNLESS NOTED OTHERWISE.
6. ALL PLAN DIMENSIONS ARE TO FACE OF CONCRETE BLOCK OR GYPSUM BOARD
OR TOTAL WALL THICKNESS. SEE FINISH PLAN AND/ OR DETAILS FOR FINISH
MATERIALS. APPLIED MATERIALS SUCH AS CERAMIC TILE ARE NOT INCLUDED IN
TOTAL PARTITION THICKNESS.
7. ALL CHANGES IN FLOOR FINISHES SHALL OCCUR BENEATH DOORS UNLESS
NOTED OTHERWISE OR DETAILED OTHERWISE.
8. PROVIDE FIRE-TREATED WOOD BLOCKING AT ALL WALL HUNG ITEMS ON
GYPSUM BOARD PARTITIONS, INCLUDING ALL WALL MOUNTED DOOR STOPS.
9. VERIFY ALL DIMENSIONS BEFORE PROCEEDING WITH WORK. NOTIFY
ARCHITECT OF ANY ERRORS AND/ OR DISCREPANCY PRIOR TO PROCEEDING
WITH WORK.
10. DO NOT SCALE THE DRAWINGS FOR BUILDING PURPOSES. USE PLAN
INFORMATION, DIMENSIONS, SHOP DRAWINGS AND FIELD VERIFICATION FOR
ANY CONSTRUCTION.
MATERIALS
SHIM
WOOD BLOCKING
METAL
BOARD INSUL
BATT/BLANKET INSUL
PLASTER/GROUT
GYPSUM BOARD
PARTICAL BOARD
PLYWOOD
WOOD FINISH
STONE
BRICK
CMU (CONCRETE MASONRY UNIT)
CONCRETE
GRANULAR FILL
EARTH
FIN FLR
EL = 100'-0"
US-12US-12 OLD CRYSTAL BAY RD NWAYZATA BLVDWAYZATA BLVD
WILLOW DR NHAGSTROM ENGINEERING
219 6TH AVE E
ALEXANDRIA, MN 56308
WORK: 320-759-0764
CELL: 720-560-4942
CONTACT: MATTHEW HAGSTROM
EMAIL: mhagstrom@hagstromeng.com
CIVIL:
STRUCTURAL
S001
S101
STRUCTURAL NOTES
FOUNDATION PLAN
ROOF FRAMING PLANS121
S122 ROOF SNOW LOAD PLAN
CODE LIFE SAFETY
CL100
CL101
CODE DIAGRAM SITE PLAN AND CODE SUMMARY
FOUNDATION PLAN
ARCHITECTURAL
A101
A110
FLOOR AND ROOF PLANS
REFLECTED CEILING PLAN
EXTERIOR ELEVATIONSA201
A220 BUILDING SECTIONS
A301 WALL SECTIONS
A601 WALL PARTITION TYPES, DOOR & FRAME ELEVATIONS, and SCHEDULES
CIVIL -HAGSTROM ENGINEERING
C1.0
C2.0
COVER SHEET
EXISTING SITE & DEMO
PROPOSED SITE PLANC3.0
C3.1 PROPOSED UTILITY PLAN
C4.0 PRELIMINARY GRADING & EROSION CONTROL PLAN
C5.0 CONSTRUCTION DETAILS
C5.1 CONSTRUCTION DETAILS
C5.2 CONSTRUCTION DETAILS
G001 COVER SHEET
SHEET #SHEET DESCRIPTION
S501 FOUNDATION DETAILS
S502 FRAMING DETAILS
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:05 PMG001
COVER SHEET
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
VAA, LLC
2300 BERKSHIRE LANE N, SUITE 200
PLYMOUTH, MN 55441
DIRECT: 763-577-9198
FAX: 763-559-0378
CONTACT: TRAVIS R. BECK,
EMAIL: tbeck@vaaeng.com
HIT AR HI AR HI , NCARB
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
183
BUILDING 3
S-1
FUTURE
BUILDING 4
FUTURE
BUILDING 5
BUILDING 2
S-1
BUILDING 1
S-1
BUILDING CODES
2020 MINNESOTA BUILDING CODE (2018 IBC BASE)
2020 MINNESOTA FIRE CODE (2018 IFC BASE)
2020 MINNESOTA ENERGY CONSERVATION CODE
2020 MINNESOTA MECHANICAL CODE
2020 MINNESOTA PLUMBING CODE
2020 NATIONAL ELECTRICAL CODE OSHA 1910
2010 ADA STANDARDS
OCCUPANCY:
311.1 S-1 MODERATE-HAZARD STORAGE
(MOTOR VEHICLE RELATED OCCUPIANCIES)
CONSTRUCTION TYPE:
602.5 TYPE V-B, SPRINKLERED
GENERAL BUILDING HEIGHTS:
TABLE S-1 OCCUPANCY, TYPE V-B CONSTRUCTION
504.3 ALLOWABLE:60’, 2 STORIES
ACTUAL: B1 / B2 24'-1" / 21’-6”, 1 STORY
GENERAL BUILDING AREAS:
506.2 ALLOWABLE (1-STORY):36,000 SF
ACTUAL: PHASE I
• BUILDING 1
• (40’x 240’)9,600 SF
• BUILDING 2
• (40’x 260)10,400 SF
• (46’x 275’)12,650 SF
23,050 SF
FIRE SEPARATIONS
TABLE
508.4 REQUIRED SEPARATION OF OCCUPANCIES
S-1 to S-1 = NO RATING REQUIRED
FIRE-RESISTANCE RATING REQUIREMENT, TYPE V-B
TABLE
601 STRUCTURAL FRAME:0-HOUR
EXT BEARING WALLS:0-HOUR
INT BEARING WALLS:0-HOUR
NONBRG WALLS:FLOOR 0-HOUR
CONSTRUCTION:ROOF 0-HOUR
CONSTRUCTION:0-HOUR
602.5 TYPE V CONSTRUCTION: STRUCTURAL ELEMENTS,
EXTERIOR WALLS AND INTERIOR WALLS ARE OF
ANY MATERIALS PERMIITED BY THIS CODE.
MAXIMUM AREA OF EXTERIOR WALL OPENINGS
TABLE
705.8 X IS GREATER THAN 10' AND LESS THAN 30'
FIRE SEPARATION DISTANCE FOR S1 IS 0-HR
718.4.3 DRAFTSTOPPING IS NOT REQUIRED AS CONCEALED
SPACE IS FULLY SPRINKLED.
FINISHES:
TABLE
803.13 FIRE CLASSIFICATIONS FOR FINISHES
SPRINKLERED S
EXIT ENCL & EXIT PASSAGEWAYS C
CORRIDORS C
ROOMS and ENCLOSED SPACES C
FIRE PROTECTION SYSTEMS:
903.2.9 AUTOMATIC SPRINKLER SYSTEM TO BE PROVIDED IN
S-1 OCCUPANCIES WHEN FIRE AREA EXCEEDS 12,000 SF
OR AREA IS LOCATED MORE THAN THREE STORIES
ABOVE GRADE.
TABLE PORTABLE FIRE EXTINGUISHERS FOR CLASS A FIRE HAZARDS
906.3(1)75’MAX TRAVEL DISTANCE TO AN EXTINQUISHER, 11,250 SF
MAXIMUM FLOOR AREA FOR EXTINQUISHER.
910.2.(2)SMOKE AND HEAT REMOVAL NOT REQUIRED WHEN PROTECTED
BY AN APPROVED AUTOMATIC SPRINKLER SYSTEM.
• SPRINKLERS ARE PROVIDED
MEANS OF EGRESS:
TABLE OCCUPANCY
1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
STORAGE = 300 SF (GROSS)/OCCUPANT
• SEE CODE DIAGRAMS FOR OCCUPANCY COUNTS
1005.3.2 .15”/OCCUPANT FOR ALL OTHER MEANS OF EGRESS
• SEE CODE DIAGRAMS FOR EGRESS WIDTHS PROVIDED
TABLE COMMON PATH ALLOWABLE WITH ONE EXIT (SPRINKLERED)
1006.2.1 GROUP S = 75’
• 1 EXITS PROVIDED PER LEVEL
TABLE 2 EXITS REQUIRED WHEN OCCUPANT LOADS EXCEED:
1010.1.1 MINIMUM CLEAR WIDTH OF DOOR TO BE 32”
1010.1.3 MAXIMUM PULL OR PUSH FORCE FOR EGRESS DOORS TO BE 5 POUNDS.
1010.1.5 THERE IS TO BE A LANDING EACH SIDE OF A DOOR. LANDING TO BE LEVEL
WITH A MAXIMUM SLOPE OF 2-PERCENT.
1010.1.6 LANDING WIDTH TO BE A MINIMUM EQUAL TO THE WIDTH OF THE DOOR.
1010.1.7 MAXIMUM ½-INCH THRESHOLD AT DOORS.
1013.1 EXIT SIGNS TO BE PROVIDED AT EXIT DOORS PER SECTION 1011.1
TABLE S-1 OCCUPANCY SPRINKLERED -MAXIMUM TRAVEL DISTANCE:
1017.2 ALLOWABLE:250’-0”
ACTUAL:54’-0”
MEANS OF EGRESS ILLUMINATION
1008.2 MEANS OF EGRESS, INCLUDING EXIT DISCHARGE, TO BE ILLUMINATED AT ALL TIMES
THE BUILDING IS OCCUPIED.
1008.2.1 MEANS OF EGRESS ILLUMINATION LEVEL TO BE NOT LESS THAN 1 FC AT THE WALK
SURFACE.
1008.3.1 EMERGENCY POWER FOR ILLUMINATION
• IN THE EVENT O F A POWER SUPPLY FAILURE IN BUILDING REQUIRED TO HAVE
TWO OF MORE EXITS; EMERGENCY POWER TO ILLUMINATE THE FOLLOWING: INTERIOR
EXIT ACCESS STAIRWAY, INTERIOR AND EXTERIOR STAIRWAYS, EXIT PASSAGE WAYS,
EXTERIOR LANDINGS FOR EXIT DOORS
1008.3.4 EMERGENCY POWER SHALL PROVIDE POWER FOR A DURATION OF 90-MINUTE,
MINIMUM.
1009.1 ACCESSIBLE SPACES TO BE PROVIDE WITH NOT LESS THAN ONE ACCESSIBLE
MEANS OF EGRESS. WHERE MORE THAN ONE MEANS OF EGRESS IS PROVIDED,
NOT LESS THAN TWO ACCESSIBLE MEANS OF EGRESS SHALL BE PROVIDED. SEE
SECTION 1103.2.9 FOR AREAS NOT REQUIRED TO BE ACCESSIBLE.
EXIT SIGNS
1013.1 EXIT AND EXIT ACCESS DOORS TO BE MARKED WITH APPROVED EXIT SIGN
READILY VISIBLE FROM ANY DIRECTION OF TRAVEL. EXIT SIGN PLACEMENT TO BE
SUCH THAT NO POINT IN AN EXIT CORRIDOR OR PASSAGEWAY IS MORE THAN
100’OR THE VIEW DISTANCE LISTED FOR THE SIGN, WHICHEVER IS LESS.
1013.3 EXIT SIGNS TO BE INTERNALLY OR EXTERNALLY ILLUMINATED.
1013.5 INTERNALLY ILLUMINATED EXIT SIGNS: SIGN TO BE LISTED AND LABELED IN
ACCORDANCE WITH UL 924. BE ILLUMINATED AT ALL TIMES.
1013.6.2 EXIT SIGN ILLUMINATION TO HAVE INTENSITY OF NOT LESS THAN 5 FC (54 LUX)
1013.6.3 EXIT SIGN TO BE ILLUMINATED AT ALL TIMES AND ILLUMINATED FOR A MINIMUM
OF 90 MINUTES IN THE CASE OF A LOSS OF POWER.
ROOF ASSEMBLIES AND ROOFTOP STRUCTURES
TABLE
1505.1 MINIMUM ROOF COVERING CLASS FOR TYPE II B:CLASS C
763.559.9100
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Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
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NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:07 PMCL100
CODE DIAGRAM SITE PLAN AND
CODE SUMMARY
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
CODE SUMMARY
1/16" = 1'-0"CL100
CODE SITE PLAN1
NORTH
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
184
B2 T/ SLAB
EL 100'-0"
B2 T/WALL
EL 116'-0"
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M
B2 T/ SLAB 1
EL 99'-4"
B2 T/ SLAB 2
EL 98'-8"
2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
B2 ROOF RIDGE
EL 133'-9"
CL101
1______________
T/ MIDD WALL
EL 125'-0"
275'-0"
11'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
UNIT 35 UNIT 34 UNIT 33 UNIT 32 UNIT 31 UNIT 30 UNIT 29 UNIT 28 UNIT 27 UNIT 26
1-HR RATED
WALL SYSTEM
S-1S-1S-1S-1S-1S-1S-1S-1S-1S-1
B2 T/ SLAB
EL 100'-0"
2.1 2.2 2.3
B2 T/ SLAB 1
EL 99'-4"
B2 ROOF RIDGE
EL 133'-9"
CL101
3______________
T/ MIDD WALL
EL 125'-0"
86'-0"
46'-0"40'-0"
UNIT 18 UNIT 29
S-1 S-1
WALL HUNG FIRE
EXTINGUISHER
2.1
2.2
2.3
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M 2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
FFFFFFFFFF33333333333333333333F33F3311'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
275'-0"F33F33F33F33F33F33F33F33F33F3386'-0"40'-0"46'-0"CL101
3______________
CL101
1______________
33
33
FF732 SF
3 OCC
UNIT 25
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 24
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 23
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 22
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 21
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 20
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 19
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 18
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 17
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 16
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 15
S-1
V-B
SP
COND N N N
300Y
750 SF
3 OCC
UNIT 14
S-1
V-B
SP
COND N N N
300Y
732 SF
3 OCC
UNIT 13
S-1
V-B
SP
COND N N N
300Y
1,040 SF
4 OCC
UNIT 35
S-1
V-B
SP
COND N N N
300Y
1,046 SF
4 OCC
UNIT 34
S-1
V-B
SP
COND N N N
300Y
1,046 SF
4 OCC
UNIT 33
S-1
V-B
SP
COND N N N
300Y
1,046 SF
4 OCC
UNIT 32
S-1
V-B
SP
COND N N N
300Y
1,046 SF
4 OCC
UNIT 31
S-1
V-B
SP
COND N N N
300Y
1,360 SF
5 OCC
UNIT 30
S-1
V-B
SP
COND N N N
300Y
1,360 SF
5 OCC
UNIT 29
S-1
V-B
SP
COND N N N
300Y
1,360 SF
5 OCC
UNIT 28
S-1
V-B
SP
COND N N N
300Y
1,360 SF
5 OCC
UNIT 27
S-1
V-B
SP
COND N N N
300Y
1,196 SF
4 OCC
UNIT 26
S-1
V-B
SP
COND N N N
300Y
64 SF
1 OCC
UTILITY RM
S-1
V-B
SP
COND N N N
300Y
65 SF
1 OCC
UTILITY RM
S-1
V-B
SP
COND N N N
300YF33XTRAVEL DISTANCE TO EXIT= 53'-8" X
TRAVEL DISTANCE TO EXIT= 70'-5" X
TRAVEL DISTANCE TO EXIT= 63'-0" T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
1-HR FIRE
WALL SYSTEM
CODES CODE SYMBOL KEY
2020 MINNESOTA BUILDING CODE -2018 IBC AMENDED
2020 MINNESOTA FIRE CODE -2018 IFC AMENDED
2020 MINNESOTA MECHANICAL CODE -2018 IMC AMENDED
2020 MINNESOTA ELECTRICAL CODE -2020 NFPA 70 AMENDED
2024 MINNESOTA ENERGY CODE w/ ANSI/ ASHRAE/ IES STANDARD 90.1 -2019
2020 MINNESOTA PLUMBING CODE -2018 UPC AMENDED
2010 ADA STANDARDS FOR ACCESSIBLE DESIGN
CODE GENERAL NOTES
EXIT WIDTH IN INCHES
EXIT LOCATION
EXIT SIGN w/ EMERGENCY LIGHT
FIRE EXTINGUISHER
1 HR WALL w/ 60 MIN FIRE DOOR ASSEMBLY
F
FIRE DEPARTMENT CONNECTION (SIAMESE CONNECTION)S
HI-LO DRINKING FOUNTAIND
H FIRE HYDRANT
PANIC HARDWARE
WINDOW EGRESS
1. SEE SHEETS CL100-CL101 FOR APPLICABLE CODES & CODE SYMBOL KEY.
2. SEE SHEET CL100 FOR CODE SUMMARY.
3. CLEAR OPENING WIDTH IS TYPICALLY THE NOMINAL WIDTH MINUS 3 INCHES FOR
SINGLE LEAF & MINUS 5 INCHES FOR SINGLE EGRESS PAIR OF DOORS.
1 HR FLOOR SYSTEM
2 HR WALL w/ 90 MIN FIRE DOOR ASSEMBLY PROOM NAME
OCCUPANCY
CONSTRUCTION TYPE
FIRE SUPPRESSION
NS: NON SPRINKLERED
SP: SPRINKLERED
CONDITIONED (COND)
OR NON-CONDITIONED
(NON-COND)
ALARM SYSTEM
Y -YES
N -NO
HAZARDOUS CLASSIFICATION GROUP
HAZARDOUS CLASSIFICATION DIVISION
HAZARDOUS CLASSIFICATION CLASS
OCCUPANY LOAD FACTOR
OCCUPANCY LOAD/
UNOCC IF BLANK
AREA
SPACE
S-1
IIB
NS N
COND 2 2 G
11,567 SF
100
---
3 HR WALL w/ 180 MIN FIRE DOOR ASSEMBLY
W
33
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:08 PMCL101
CODE DIAGRAMS MAIN LEVEL
AND SECTIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
1/8" = 1'-0"CL101
CODE DIAGRAM FLOOR PLAN2
1/8" = 1'-0"CL101
CODE DIAGRAM BUILDING SECTION3
1" = 10'-0"CL101
CODE DIAGRAM BUILDING SECTION1
NORTH
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
185
FLOOR PLAN GENERAL NOTES
1. SEE SHEET G001 FOR TYPICAL NOTES.
2. SEE SHEETS CL100 - CL101 FOR CODE DIAGRAMS AND SUMMARY.
3. SEE SHEET A601 FOR WALL & PARTITION SCHEDULES & DOOR SCHEDULE.
4. SEE SHEET A601 FOR DOOR & WINDOW TYPES & ELEVATIONS.
PARTITION SYMBOL KEY
G6XSA
1 HR
S INSULATED WALL OR PARTITION
X FIRE RATED CONSTRUCTION
MATERIAL THICKNESS -SEE A601
WALL RATING
WALL OR PARTITION TYPE:
G INTERIOR GYPSUM BOARD PARTITION
M MASONRY WALL
SW SHAFT WALL
W EXTERIOR WALL SYSTEM
C CONCRETE WALL
MLP METAL LINER PANEL
IMP INSULATED METAL PANEL
FLOOR PLAN KEYNOTES#
A ONE SIDED WALL OR PARTITION
2.1
2.2
2.3
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M
A220
1______________
2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
86'-0"40'-0"46'-0"275'-0"
11'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
214A 216A215A 217A 218A 219A 221A 222A 223A
201A202A203A204A205A206A207A208A209A210A211A212A213A
213212211210209208207206205204203202201225
224
223222219218217216215214UNIT 13
201
UNIT 14
202
UNIT 15
203
UNIT 16
204
UNIT 17
205
UNIT 18
206
UNIT 19
207
UNIT 20
208
UNIT 21
209
UNIT 22
210
UNIT 23
211
UNIT 24
212
UNIT 25
213
UNIT 35
214
UNIT 34
215
UNIT 33
216
UNIT 32
217
UNIT 31
218
UNIT 30
219
UNIT 29
220
UNIT 28
221
UNIT 27
222
UNIT 26
223
A201
1______________
35
30
TYP
TYP
TYP
39TYP
33TYP
A201
2______________
A201
3______________
100TYP
G7S G7S G7S G7S G7S G7S G7S G8S G7S G7S G7S G7S
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
GW6
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
G7XS
G7XS 1G7SG7SG7SG7SG8SG7SG7SG7SG7S
W9S
UTILITY
225
UTILITY
224
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 99'-4"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"
T/ FLOOR
EL 100'-0"220220A
A220
2______________
GW6
W9S
W9S
W9S
A201
4______________GW62213
85TYP
A301
3______________
2.1
2.2
2.3
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M
A220
1______________
2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
86'-0"40'-0"46'-0"275'-0"
11'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
A201
3______________
A201
1______________
A201
4______________
A201
2______________4 1/2" / 12"SLOPESLOPE4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"
4" / 12"4" / 12"4" / 12"4" / 12"
9999
TYP
85 TYP
79 TYP
A220
2______________OVERHANG3'-0"OVERHANG3'-0"4" / 12"4" / 12"
SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE
SLOPESLOPESLOPESLOPESLOPESLOPE
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:09 PMA101
FLOOR AND ROOF PLANS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
1 CONC STOOP, SLOPED - SEE STRUCT
3 CONC APRON - SEE STRUCT
30 HM DOOR & FRAME - PAINTED
33 OH SECTIONAL DOOR SYSTEM
35 METAL THRESHOLD
39 LINE OF OH DOOR ABOVE
79 CONT. RIDGE VENT
85 PREFINISHED METAL GUTTER & DOWNSPOUT SYSTEM
99 ASPHALT SHINGLE ROOF SYSTEM
100 FE - WALL-HUNG
NORTH
NORTH
1/8" = 1'-0"A101
FLOOR PLAN1
1/8" = 1'-0"A101
ROOF PLAN2
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
186
REFLECTED CEILING GENERAL NOTES
ACOUSTICAL CEILING TILE AND SUSPENDED GRID SYSTEM
GYPSUM BOARD OR PLASTER CEILING
EXPOSED STRUCTURE
2x4 LED LIGHT FIXTURE
1x4 LED LIGHT FIXTURE
RECESSED DOWN LIGHT
WALL MOUNTED LIGHT FIXTURE
2x2 SUPPLY AIR GRILLE
2x2 RETURN AIR GRILLE
6x2 RETURN AIR GRILLE
WALL OR PARTITION TO UNDERSIDE OF DECK
2x4 SUSPENDED LED LIGHT FIXTURE
EXIT SIGN
SUSPENDED LED STRIP LIGHT FIXTURE
2 HR WALL w/ 2 HR OPENING
1 HR WALL w/ 60 MIN FIRE DOOR ASSEMBLY
1. SEE SHEET G001 FOR TYPICAL NOTES.
2. REFERENCE TO CEILING AND SOFFIT HEIGHTS ARE ABOVE FINISHED FLOOR ELEVATION.
3. LIGHT FIXTURES AND ACT ARE TO BE CENTERED IN BOTH DIRECTIONS WITHIN ROOM OF
AREA UNO.
3 HR WALL w/ 3 HR OPENING
REFLECTED CEILING PLAN SYMBOL KEY REFLECTED CEILING PLAN KEYNOTES#
2.1
2.2
2.3
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M 2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
A220
1______________
A201
1______________
A201
3______________
A201
2______________
A201
4______________86'-0"40'-0"46'-0"275'-0"
11'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
151151
TYP
TYP
153 TYP
33 TYP
UNIT 26
223
UNIT 27
222UNIT 29
220
UNIT 30
219
UNIT 31
218
UNIT 32
217
UNIT 33
216
UNIT 34
215
UNIT 35
214
UNIT 28
221
UTILITY
UTILITY
224
225
UNIT 13
201
UNIT 14
202
UNIT 15
203
UNIT 16
204
UNIT 17
205
UNIT 18
206
UNIT 19
207
UNIT 20
208
UNIT 21
209
UNIT 22
210
UNIT 23
211
UNIT 25
214
UNIT 24
213
151151
A220
2______________
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:11 PMA110
REFLECTED CEILING PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
NORTH
33 OH SECTIONAL DOOR SYSTEM
151 GYP BD CEILING
153 VINYL SOFFIT
1/8" = 1'-0"A110
REFLECTED CEILING PLAN1
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
187
EXTERIOR ELEVATION GENERAL NOTES
1. SEE SHEET G001 FOR TYPICAL NOTES.
2. SEE SECTIONS & DETAILS FOR ADDITIONAL MATERIAL & FINISH INFORMATION.
3. SEE A601 FOR FRAME ELEVATIONS & GLASS TYPES.
EXTERIOR ELEVATION KEYNOTES#
B2 T/ SLAB
EL 100'-0"
B2 T/WALL
EL 116'-0"
2.12.22.3
A220
1______________
B2 ROOF RIDGE
EL 133'-9"
T/ MIDD WALL
EL 125'-0"
86'-0"
46'-0"40'-0"
DR
224
DR
225TYP9'-0"EQEQ
4"
12"
4 1/2"
12"
30
240 TYP
TYP
1
A601
5
A601
3
A601
B2 T/ SLAB
EL 100'-0"
B2 T/WALL
EL 116'-0"
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M
B2 T/ SLAB 1
EL 99'-4"
B2 T/ SLAB 2
EL 98'-8"
2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
B2 ROOF RIDGE
EL 133'-9"
T/ MIDD WALL
EL 125'-0"
275'-0"
11'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
DR
214A
DR
214
DR
215
DR
215A
DR
216A
DR
216
DR
217
DR
217A
DR
218A
DR
218
DR
219
DR
219A
DR
221A
DR
222A
DR
222
DR
223
DR
223A
4"
12"
4"
12"
4"
12"
4"
12"
DR
220
DR
220A
57
56
58
99TYP
TYP
TYP
TYP
4
A601
2
A601
6
A601
A220
2______________
DR
221
4"
12"4"
12"
B2 T/WALL
EL 116'-0"
2.1 2.2 2.3
B2 T/ SLAB 2
EL 98'-8"
A220
1______________
B2 ROOF RIDGE
EL 133'-9"
T/ MIDD WALL
EL 125'-0"
86'-0"
46'-0"40'-0"
4 1/2"
12"
4"
12"
B2 T/ SLAB
EL 100'-0"
B2 T/WALL
EL 116'-0"
2.A 2.B 2.C 2.D 2.E 2.F 2.G 2.H 2.I 2.J 2.K 2.L 2.M
B2 T/ SLAB 1
EL 99'-4"
B2 T/ SLAB 2
EL 98'-8"
2.B1 2.C1 2.D1 2.D2 2.E1 2.F1 2.G1 2.H1 2.I1 2.I2 2.J1
B2 ROOF RIDGE
EL 133'-9"
275'-0"
4'-0"20'-0"7'-0"13'-0"17'-9"2'-3"20'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"15'-0"5'-0"19'-0"1'-0"20'-0"3'-0"17'-0"7'-0"13'-0"11'-0"
DR
201A
DR
202A
DR
203A
DR
204A
DR
205A
DR
206A DR
207A
DR
208A
DR
209A
DR
210A
DR
211A
DR
212A
DR
213A
DR
201
DR
202
DR
203
DR
204
DR
205
DR
206 DR
207
DR
208
DR
209
DR
210
DR
211
DR
212
DR
213
A220
2______________
4"
12"
4"
12"
4"
12"
4"
12"
4"
12"
4"
12"
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:13 PMA201
EXTERIOR ELEVATIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
30 HM DOOR & FRAME - PAINTED
56 HARDIE SMOOTH SURFACE (CHARCOAL)
57 4'x8' STUCCO TEXTURE PANEL (CHARCOAL)
58 FAUX STONE, MISSION POINT - BY VERSETTA
99 ASPHALT SHINGLE ROOF SYSTEM
240 LIGHT
1/8" = 1'-0"A201
NORTH EXTERIOR ELEVATION1
1/8" = 1'-0"A201
EAST EXTERIOR ELEVATION2
1/8" = 1'-0"A201
SOUTH EXTERIOR ELEVATION3
1/8" = 1'-0"A201
WEST EXTERIOR ELEVATION4
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
TYP
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
188
B2 T/ SLAB
EL 100'-0"
2.A2.B2.C2.D2.E2.F2.G2.H2.I2.J2.K2.L2.M
B2 T/ SLAB 1
EL 99'-4"
B2 T/ SLAB 2
EL 98'-8"
2.B12.C12.D12.D22.E12.F12.G12.H12.I12.I22.J1
B2 ROOF RIDGE
EL 133'-9"
T/ MIDD WALL
EL 125'-0"
275'-0"
11'-0"13'-0"7'-0"17'-0"3'-0"20'-0"1'-0"19'-0"5'-0"15'-0"9'-0"11'-0"20'-0"20'-0"11'-0"9'-0"20'-0"2'-3"17'-9"13'-0"7'-0"20'-0"4'-0"
UNIT 33
216
UNIT 34
215
UNIT 35
214
UNIT 32
217
UNIT 31
218
UNIT 30
219
UNIT 29
220
UNIT 28
221
UNIT 27
222
UNIT 26
223
G7S G7S G7S G7S G8S G7S G7S G7S G7S
W9S
W9S
A220
2______________
B2 T/WALL
EL 116'-0"
2.1 2.2 2.3
B2 T/ SLAB 1
EL 99'-4"
A220
1______________
B2 ROOF RIDGE
EL 133'-9"
T/ MIDD WALL
EL 125'-0"
______________
A301
1 ______________
A301
2
86'-0"
46'-0"40'-0"
PRE-ENGINEERED ROOF TRUSS BY
OTHERS, COORDINATE BOTTOM
CHORD SLOPE WITH TRUSS SUPPLIER
CONC SLAB -
SEE STRUCT
CONC FTG -
SEE STRUCT
HIP SET @ FAUX
DORMER, SEE S201
CONT. RIDGE VENT
TRACKS ARE MOUNTED
PARALLEL TO CEILING
UNIT 20
208
UNIT 30
219
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:15 PMA220
BUILDING SECTIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
1/8" = 1'-0"A220
BUILDING SECTION1
1/4" = 1'-0"A220
BUILDING SECTION2
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
189
B2 T/WALL
EL 116'-0"
2.1
B2 T/ SLAB 1
EL 99'-4"
VENTED VINYL
SOFFIT, TYP
PRE-FIN MTL
DRIP & TRIM,
TYP
SIMPSON CLIP -
SEE STRUCT, TYP
DOUBLE 2x PLATE
SEE STRUCT
PRE-ENGINEERED ROOF
TRUSS BY OTHERS, COORDINATE
BOTTOM CHORD SLOPE WITH
TRUSS SUPPLIER, TYP
REINF CONCRETE SLAB
SEE STRUCT
SHINGLE ROOFING OVER
ICE AND WATER SHIELD FIRST
8'-0" AND 3'-0" IN VALLEYS
30lb ROOFING FELT OVER 5/8"
OSB, TYP
METAL LINER
CEILING PANEL,
TYP
R49 BLOWN-IN
INSULATION, TYP
LP EXTERIOR
FINISH TRIM,
TYP
PRE-FIN MTL
GUTTER AND
DOWNSPOUT,
TYP
HEADER FRAME,
SEE STRUCT
W9S
3'-8"STONE VENEER
CONT RIDGE VENT
PROVIDE HOLES IN PLYWOOD
FOR VENTING AS REQUIRED
VAPOR BARRIER OVER
6" COMPACTED SAND, TYP
2" RIGID
INSULATION, TYP
B2 T/WALL
EL 116'-0"
2.3
B2 T/ SLAB 1
EL 99'-4"
VENTED VINYL
SOFFIT, TYP
PRE-FIN MTL
DRIP & TRIM,
TYP
PRE-ENGINEERED ROOF
TRUSS BY OTHERS, COORDINATE
BOTTOM CHORD SLOPE WITH
TRUSS SUPPLIER, TYP
SHINGLE ROOFING OVER
ICE AND WATER SHIELD FIRST 8'-0"
AND 3'-0" IN VALLEYS, 30lb
ROOFING FELT OVER 5/8" OSB, TYP
SIMPSON CLIP
SEE STRUCT
HEADER FRAME
SEE STRUCT
METAL LINER
CEILING PANEL,
TYP
DOOR, SEE SCHED
W9S
3'-8"STONE VENEER
CONT RIDGE VENT
PROVIDE HOLES IN PLYWOOD
FOR VENTING AS REQUIRED
B2 T/ SLAB
EL 100'-0"
2.A2.B
B2 MEZZANINE 1
EL 112'-2"
1/2" PLYWOOD SHEATHING
2x8 WD STUDS 16" OC
BATT INSUL
(2) LAYERS TYPE X GYP
(UL SYSTEM RC-2601)
FIRE RATED SEALANT
AND BACKER
SEALANT AND
BACKER
(2) LAYERS TYPE X GYP
SEALANT AND BACKER
2x8 RIM BOARD
TREATED 2X BOT PL
W/ (1) 1/2" DIA SCREW
BOLT W/ 3" EMBED
INTO SLAB @ 32" OC
SIMPSON H2A CLIP
SIMPSON LUS 28
2X8 CONT LEDGER
W/ (2) 5/16" DIAX5
1/8" GRK RSS TO
WALL STUD
G7XS
UTILITY11'-4 1/4"763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:16 PMA301
WALL SECTIONS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
3/4" = 1'-0"A301
WALL SECTION1
3/4" = 1'-0"A301
WALL SECTION2
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
3/4" = 1'-0"A301
SECTION AT UTILITY3
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
190
DOOR SCHEDULE
DOOR MAT'L TYPEFIRE RATING
A
B
C
D
E
N
WD
OAK
BIRCH
PLAM
HM
AL/GL
FIB
DOOR FRAME MAT'L TYPEGLAZING TYPE
T
TT
I
IT
HM
AL
WD
STL
C
- 3 HOUR
- 1 1/2 HOUR
- 1 HOUR
- 3/4 HOUR
- 20 MINUTE
- NO RATING
- CLEAR TEMPERED GLASS
- TINTED & TEMPERED GLASS
- INSULATED
- INSULATED TEMPERED
- FIRE RATED CERAMIC GLASS
- WOOD (AS SPECIFIED)
- OAK WOOD
- BIRCH WOOD
- PLASTIC LAM CLAD
- HOLLOW METAL
- ALUMINUM & GLASS
- FIBERGLASS
- HOLLOW METAL
- ALUMINUM
- WOOD
- STEEL
HARDWARE GROUP
GROUP 1
1.5 PR BB BUTT
1 SET THRESHOLD
1 SET WEATHERSTRIPPING
1 EA SWEEPS
1 ENTRY LOCK, LEVER HANDLE, BRUSHED CHROME FINISH
1 EA. DOOR CLOSER
1 EA WALL STOP
GROUP 2
HARDWARE BY DOOR MANUF.
A SINGLE PANEL B SECTIONAL OVERHEAD DOOR
VISION PANEL
(4-THUS)
2"2"SEE SCHED2"SEE SCHED
F1
PARTITION & WALL TYPES
W9S
PARTITION W7S
LP SMART SIDE BD BATTEN SIDING
WATER & AIR BARRIER
1/2" DENSGLASS SHEATHING
2x6 WD STUD @ 16" OC
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE "X" INTERIOR GYP BD
PARTITION TYPE W9S (SHEAR WALL)
LP SMARTSIDE BD & BATTEN SIDING
WATER & AIR BARRIER
1/2" EXTERIOR OSB SHEATHING
2x8 WD STUDS @ 16" OS
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE "X" INTERIOR GYP BD
PARTITION TYPE W10S
LP SMARTSIDE BD & BATTEN SIDING
WATER & AIR BARRIER
1/2" DENSGLASS SHEATHING
2x8 STUDS @ 16" OC
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE X INTERIOR GYP BD
W10S
7 1/8"
.
8 7/8"
.
2
PARTITION TYPE G9S
1/2" EXTERIOR OSB SHEATHING
2x8 WD STUD @ 16" OC
3.5" CLOSED CELL FOAM INSULATION
5/8" TYPE X INTERIOR GYP BD
G9S
W7S
2
.
8 7/8"
PARTITION TYPE G8S (SHEAR WALL)
5/8" TYPE "X" GYP. BD.
2x8 WD STUD @ 16" OC
SOUND BATT INSULATION
5/8" TYPE "X" GYP. BD
8 1/4"
2
G8S
8 3/8"
PARTITION TYPE G7XS
5/8" TYPE 'X' GYP BD
2x6 WD STUD @ 16" OC
SOUND BATT INSULATION
5/8" TYPE "X" GYP BD
6 3/4"
2
G7XS
EXTERIOR INTERIOR
1 HOUR WALL SYSTEM
UL 305
DOOR FRAME
PER SCHED
THRESHOLD
BELOW
SEALANT & BACKER
(BOTH SIDES)
2 2
BUILDING WRAP TO
CONTINUE UNDER
DOOR FRAME
5/8" GYP BD RETURN
w/ CORNER BEAD
SHIM AS REQ'D
PRE-FIN MTL TRIM
EXTERIOR FINISH TRIM -
WHITE
NOTE:
SEE A101 FOR
PARTITION TYPE
2 2 2
BUILDING WRAP TO
CONTINUE AROUND
DOOR FRAME
EXTERIOR FINISH TRIM -
WHITE
WEATHERSTRIP CONT
@ PERIMETER
OH DR SUPPORT &
ANGLE GUIDES
CONT BEAD OF
SEALANT
@ PERIMETER
NOTE:
SEE A101 FOR
PARTITION TYPE
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.
BUILDING 2
3/3/2025 12:30:18 PMA601
WALL PARTITION TYPES, DOOR
& FRAME ELEVATIONS, and
SCHEDULES
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
MGH
MGH/ DRM/ BCF
TRB TRB
DOOR FRAME FIRE
RATING
HDWR
GROUP
DETAILS
NOTESNUMBER LEAF WIDTH LEAF HEIGHT ELEV MATL GLAZ INSULATED ELEV DEPTH MATL GLAZ INSULATED HEAD JAMBS SILL
SINGLE LEAF
201 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
202 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
203 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
204 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
205 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
206 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
207 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
208 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
209 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
210 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
211 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
212 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
213 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
214 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
215 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
216 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
217 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
218 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
219 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
220 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
221 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
222 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
223 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
224 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
225 3'-0" 7'-0" A AL --- YES F1 5 7/8" AL --- NO 1 3/A601 1/A601 5/A601
OVERHEAD
201A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
202A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
203A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
204A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
205A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
206A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
207A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
208A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
209A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
210A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
211A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
212A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
213A 14'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
214A 16'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
215A 16'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
216A 16'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
217A 16'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
218A 16'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
219A 20'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
220A 20'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
221A 20'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
222A 20'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
223A 20'-0" 14'-0" B MTL IT YES --- 0" --- --- NO 2 4/A601 2/A601 6/A601
DOOR ELEVATIONSHM FRAME ELEVATION
1 1/2" = 1'-0"A601
EXT DOOR JAMB DETAIL1
1 1/2" = 1'-0"A601
OH DOOR JAMB DETAIL2
0 03/03/25 ISSUED FOR CONSTRUCTION MGH
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
T/ OPENING
SEE SCHED
DOOR & FRAME
PER SCHED
EXTEND BUILDING
WRAP UNDER HEADER
PRE-ENG MTL DRIP
SEALANT
5/8" GYP BD
RETURN w/
CORNER BEAD
HEADER FRAME -
SEE STRUCT
SEALANT w/ BACKER
(BOTH SIDES)
EXTERIOR FINISH
TRIM -WHITE
SEALANT, TYP
2
2 2
2
NOTE:
SEE A101 FOR
PARTITION TYPE
T/ CONC
EL= VARIES
DOOR & FRAME
PER SCHEDULE
THRESHOLD SET IN
CONT BED OF MASTIC
SWEEP
PROVIDE WEATHER
STRIPPING @ DOOR
BTM
1 1/2" = 1'-0"A601
EXT DOOR HEAD DETAIL3
1 1/2" = 1'-0"A601
DOOR SILL DETAIL5
FIBER
EXPANSION
JOINT
10 MIL VAPOR
RETARDER
10 MIL VAPOR
RETARDER
R10 RIGID INSUL
HEADER FRAME -
SEE STRUCT
PRE-FIN METAL
TRIM AND DRIP
MTL FLASHING
WRAP AT HEADER
WEATHERSTRIP CONT
@ PERIMETER
OVERHEAD
DOOR TRACK
SYSTEM
2
2 2 2
2
EXTEND BUILDING
WRAP UNDER HEADER
EXTERIOR FINISH
TRIM -WHITE
SEALANT, TYP
T/ OPENING
SEE SCHED
SPRAY FOAM
INSULATION
CONC FOUNDATION -
SEE STRUCT
WEATHERSTRIP CONT
@ PERIMETER
MTL FLASHING
WRAP AT FRAME
OVERHEAD DOOR
& DOOR TRACK
BOTTOM ASTRAGAL
RETAINER OF
EXTRUDED ALUMINUM
w/ VINYL ASTRAGAL
SLOPED CONC
APRON -SEE STRUCT
CONC SLAB -
SEE STRUCT
1 1/2" = 1'-0"A601
OH DOOR HEAD DETAIL4
NOTE:
SEE A101 FOR
PARTITION TYPE
1 1/2" = 1'-0"A601
OH DOOR SILL DETAIL6
FIBER
EXPANSION
JOINT
TRAVIS R. BECK, 41400
Signature
Printed name
Date License Number
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.
Architect
41400
TRAVIS R. BECK, Architect, NCARB
03/03/2025
AIA, NCARB
191
BUILDING
1
BUILDING 2
BUILDING 3 BUILDING 4 BUILDING 5
1
2
3
4
5
6
7
8
9
10
11
12
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23 1
2
3
4
5
6
7
8
9
10 11
12
13
14
15
16
17
18
19
20
1
2
3
4
5
6
7
8
9
10 11
12
13
14
15
16
17
18
19
20
1
2
3
4
5
6
7
8
9
10
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTAL BAY ROADMNDOT RIGHT OF WAY PLAT NO 27-129
BLOCK 1
LOT 1
15.9
0.1
0.1
0.3
1.2
4.6
8.3
3.6
1.2
1.5
5.2
14.5
12.1
3.6
1.3
2.1
7.5
9.1
2.5
1.2
3.0
10.2
15.4
6.4
1.8
1.4
4.3
13.1
13.5
4.4
1.4
1.7
6.2
15.2
10.5
3.0
1.0
1.7
5.5
7.7
2.7
0.1
0.2
0.4
1.0
2.7
3.9
2.3
1.1
1.4
3.6
7.2
6.4
2.7
1.2
1.8
4.7
7.9
5.4
2.1
1.2
2.4
6.0
7.9
4.3
1.6
1.4
3.2
7.3
7.4
3.3
1.3
1.6
4.3
8.3
6.3
2.3
1.0
1.4
3.3
4.2
1.9
0.5
0.1
0.1
0.3
0.6
1.1
1.6
1.8
1.3
1.0
1.3
2.2
3.1
2.8
1.7
1.2
1.5
2.5
3.3
2.5
1.5
1.2
1.8
2.9
3.2
2.2
1.3
1.3
2.1
3.2
3.1
1.9
1.2
1.4
2.4
3.4
2.8
1.5
0.9
1.0
1.5
1.7
1.0
0.4
0.1
0.1
0.2
0.5
1.3
2.3
2.5
1.8
1.1
1.1
1.8
2.8
2.7
1.9
1.2
1.3
2.1
2.9
2.5
1.7
1.2
1.5
2.4
2.8
2.2
1.4
1.2
1.7
2.5
2.6
1.9
1.3
1.2
1.9
2.6
2.4
1.6
1.1
1.0
1.3
1.3
0.9
0.5
0.2
0.1
0.1
0.2
0.7
2.6
6.0
6.5
3.2
1.3
1.4
3.6
6.8
5.9
2.6
1.3
1.8
4.4
7.0
4.9
2.1
1.3
2.4
5.6
6.7
3.6
1.5
1.4
3.2
5.9
5.6
2.8
1.3
1.6
3.8
6.4
4.9
2.1
1.1
1.5
2.9
2.9
1.3
0.5
0.2
0.1
0.1
0.2
0.9
3.8
12.2
13.6
5.0
1.5
1.6
5.6
14.3
11.6
3.7
1.3
2.1
7.7
15.4
9.0
2.6
1.3
3.3
11.2
15.0
5.7
1.7
1.6
5.0
12.9
12.0
4.3
1.4
1.8
6.4
15.1
9.7
2.8
1.1
2.1
6.5
6.6
2.0
0.5
0.1
0.1
0.2
0.9
3.8
8.4
4.2
1.1
0.6
1.3
5.3
12.9
12.0
4.3
1.1
0.7
1.8
6.9
13.9
10.4
3.1
0.7
0.3
0.6
2.3
8.2
13.1
9.3
2.7
0.6
0.2
0.3
0.7
2.7
9.2
13.2
8.1
2.2
0.5
0.2
0.2
0.7
2.9
7.8
5.2
1.3
0.3
0.1
0.2
0.7
2.2
3.8
2.5
0.9
0.5
1.1
3.2
6.4
6.0
2.8
0.9
0.6
1.4
4.0
6.9
5.5
2.2
0.7
0.3
0.5
1.7
4.7
7.0
5.2
2.0
0.6
0.2
0.2
0.6
2.0
5.5
7.4
4.9
1.7
0.5
0.2
0.2
0.6
2.0
4.2
3.1
1.0
0.3
0.1
0.2
0.4
0.9
1.3
1.0
0.6
0.4
0.7
1.5
2.3
2.3
1.4
0.7
0.5
0.9
1.8
2.5
2.2
1.2
0.5
0.3
0.4
1.0
2.0
2.6
2.1
1.1
0.5
0.2
0.2
0.5
1.1
2.2
2.8
2.1
1.0
0.4
0.2
0.2
0.4
0.9
1.5
1.2
0.6
0.2
0.1
0.1
0.3
0.4
0.5
0.5
0.4
0.4
0.5
0.7
1.0
0.9
0.7
0.5
0.4
0.6
0.8
1.0
0.9
0.6
0.4
0.3
0.3
0.6
0.9
1.0
0.9
0.6
0.3
0.2
0.2
0.3
0.6
0.9
1.0
0.9
0.6
0.3
0.2
0.2
0.3
0.4
0.5
0.5
0.3
0.2
0.1
0.1
0.3
0.5
0.7
0.6
0.4
0.4
0.6
0.9
1.2
1.2
0.8
0.5
0.4
0.6
1.0
1.2
1.1
0.7
0.4
0.3
0.4
0.6
1.0
1.2
1.0
0.7
0.4
0.2
0.2
0.4
0.7
1.1
1.2
1.0
0.6
0.3
0.2
0.2
0.3
0.5
0.6
0.6
0.4
0.2
0.1
0.2
0.5
1.4
2.1
1.5
0.7
0.5
0.9
2.2
3.7
3.3
1.7
0.7
0.5
1.1
2.5
3.8
3.1
1.5
0.6
0.3
0.5
1.2
2.7
3.7
2.9
1.3
0.5
0.2
0.2
0.5
1.3
2.9
3.7
2.6
1.2
0.4
0.2
0.2
0.5
1.2
2.0
1.6
0.7
0.2
0.1
0.2
0.8
2.9
5.7
3.2
1.0
0.5
1.3
4.4
9.3
8.2
3.2
0.9
0.6
1.5
5.2
9.6
7.5
2.6
0.7
0.3
0.5
1.9
6.0
9.2
6.7
2.3
0.6
0.2
0.2
0.6
2.3
6.7
9.3
6.0
1.9
0.5
0.2
0.2
0.6
2.3
5.4
3.8
1.1
0.3
0.1
0.1
0.5
0.4
0.5
0.2
0.1
0.1
0.2
0.3
0.1
0.1
0.1
0.2
0.8
2.9
5.9
3.3
1.0
0.6
1.3
4.6
9.7
8.5
3.2
0.9
0.6
1.6
5.4
10.1
7.7
2.6
0.7
0.3
0.6
2.0
6.4
9.6
6.9
2.3
0.6
0.2
0.3
0.6
2.4
7.1
9.6
6.2
1.9
0.5
0.2
0.2
0.6
2.4
5.7
3.9
1.1
0.3
0.1
0.1
0.2
0.5
1.4
2.2
1.6
0.7
0.5
0.9
2.3
3.9
3.6
1.8
0.8
0.6
1.1
2.6
4.0
3.3
1.6
0.6
0.3
0.5
1.3
2.8
3.9
3.0
1.4
0.5
0.2
0.2
0.5
1.4
3.0
3.9
2.8
1.2
0.4
0.2
0.2
0.5
1.2
2.1
1.7
0.7
0.2
0.1
0.1
0.2
0.3
0.6
0.7
0.6
0.4
0.4
0.6
1.0
1.3
1.3
0.9
0.5
0.5
0.7
1.1
1.3
1.2
0.8
0.4
0.3
0.4
0.7
1.1
1.3
1.1
0.7
0.4
0.2
0.2
0.4
0.7
1.1
1.3
1.1
0.6
0.3
0.2
0.2
0.3
0.5
0.7
0.6
0.4
0.2
0.1
0.1
0.2
0.3
0.5
0.7
0.6
0.4
0.4
0.6
1.0
1.2
1.1
0.8
0.5
0.5
0.6
1.0
1.2
1.1
0.7
0.4
0.3
0.4
0.6
1.0
1.1
1.0
0.6
0.3
0.2
0.2
0.4
0.6
1.0
1.1
0.9
0.6
0.3
0.2
0.2
0.3
0.4
0.6
0.5
0.3
0.2
0.1
0.1
0.2
0.6
1.4
1.9
1.3
0.6
0.5
1.0
2.2
3.4
3.0
1.5
0.7
0.6
1.1
2.3
3.3
2.6
1.3
0.5
0.3
0.5
1.2
2.4
3.1
2.3
1.1
0.5
0.2
0.3
0.5
1.2
2.4
2.9
2.0
0.9
0.4
0.2
0.2
0.4
1.0
1.5
1.2
0.5
0.2
0.1
0.1
0.2
0.8
3.0
5.2
2.8
0.9
0.6
1.4
4.6
8.7
7.2
2.7
0.9
0.6
1.6
5.0
8.5
6.3
2.3
0.7
0.4
0.6
2.0
5.6
7.9
5.5
1.9
0.6
0.2
0.3
0.7
2.3
5.9
7.6
4.7
1.6
0.5
0.2
0.2
0.7
2.2
4.2
2.8
0.9
0.3
0.1
0.1
0.2
0.8
3.7
7.7
3.4
0.9
0.5
1.4
5.7
12.4
9.9
3.2
0.9
0.6
1.8
7.1
13.5
9.3
2.7
0.7
0.4
0.6
2.5
8.7
12.8
8.3
2.4
0.6
0.3
0.3
0.7
3.0
9.9
13.1
7.4
2.0
0.5
0.2
0.3
0.8
3.3
8.2
4.7
1.2
0.3
0.1
0.1
0.1
0.1
0.2
0.9
3.5
6.8
3.3
0.9
0.6
1.6
5.6
11.4
9.1
3.1
0.9
0.7
1.9
6.8
11.9
8.3
2.5
0.7
0.4
0.7
2.5
8.1
11.5
7.6
2.2
0.6
0.2
0.3
0.8
3.0
9.4
11.9
6.8
1.8
0.5
0.2
0.3
0.8
3.1
7.4
4.2
1.0
0.2
0.1
0.1
0.2
0.6
1.7
2.5
1.6
0.7
0.5
1.1
2.8
4.5
3.9
1.9
0.7
0.6
1.3
3.2
4.8
3.7
1.6
0.6
0.4
0.6
1.5
3.6
4.8
3.5
1.5
0.5
0.2
0.3
0.6
1.8
4.0
5.0
3.3
1.3
0.4
0.2
0.2
0.6
1.6
2.8
2.0
0.7
0.2
0.1
0.1
0.2
0.4
0.6
0.8
0.6
0.4
0.4
0.7
1.1
1.5
1.4
0.9
0.5
0.5
0.8
1.3
1.6
1.3
0.8
0.4
0.3
0.4
0.8
1.3
1.6
1.3
0.8
0.4
0.2
0.2
0.4
0.9
1.5
1.7
1.3
0.7
0.3
0.2
0.2
0.4
0.7
0.9
0.7
0.4
0.2
0.1
0.1
0.2
0.3
0.5
0.6
0.5
0.4
0.4
0.6
0.9
1.1
1.0
0.7
0.5
0.4
0.6
0.9
1.1
0.9
0.6
0.4
0.3
0.4
0.6
0.9
1.0
0.9
0.6
0.3
0.2
0.2
0.4
0.6
0.9
1.0
0.8
0.5
0.3
0.2
0.2
0.3
0.4
0.5
0.4
0.3
0.1
0.1
0.1
0.2
0.6
1.2
1.3
0.8
0.5
0.5
0.9
1.7
2.4
2.0
1.1
0.6
0.5
0.9
1.8
2.4
1.9
1.0
0.5
0.3
0.5
1.0
1.9
2.4
1.7
0.8
0.4
0.2
0.2
0.5
1.0
1.8
2.1
1.5
0.8
0.3
0.2
0.2
0.4
0.8
1.1
0.9
0.4
0.2
0.1
0.1
0.3
1.1
3.0
3.6
1.7
0.6
0.5
1.4
4.0
6.7
5.2
2.1
0.7
0.6
1.5
4.3
6.7
4.7
1.7
0.6
0.3
0.6
1.8
4.9
6.7
4.0
1.3
0.4
0.2
0.3
0.6
2.0
4.8
5.9
3.7
1.3
0.4
0.2
0.2
0.6
1.9
3.2
2.2
0.8
0.2
0.1
0.1
0.3
1.5
5.8
7.6
2.6
0.7
0.6
1.7
6.9
14.4
10.1
2.9
0.8
0.6
2.0
7.8
14.8
9.0
2.4
0.6
0.3
0.6
2.5
9.3
15.1
7.2
1.8
0.5
0.2
0.3
0.7
3.1
10.0
13.2
7.2
1.9
0.5
0.2
0.3
0.8
3.3
8.0
4.5
1.1
0.3
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
SITE 1.8 fc 15.9 fc 0.0 fc N/A N/A
10'
AFG
TYP.
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
A. THE ELECTRICAL EQUIPMENT SHOWN ON
THIS SHEET IS DIAGRAMMATICAL IN
NATURE AND REPRESENTS APPROXIMATE
LOCATIONS IN OR ON SPACE/ROOM/AREA
OR EQUIPMENT. CONTRACTOR TO VERIFY
THE EXACT LOCATION AND COORDINATE
WITH NECESSARY TRADES.
GENERAL NOTES:
LIGHTING FIXTURE SCHEDULE
SYMBOL DESCRIPTION MFR./ CAT. NO.LAMP TYPE INPUT POWER/VOLT REMARKS/ACCESSORIES
W1
WET LOCATION -WALL MOUNT LED LITHONIA LIGHTING
CAT. NO.
WDGE2LEDP240K80CRIVFMVOLTSRMAWSDDBXD
LED 15 WATTS
(120/277V)
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
44638
DEREK R. SACHS, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR PERMIT
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2025 - ALL RIGHTS RESERVED.3/3/2025 8:52:38 AME001
SITE PLAN - LIGHTING
PHOTOMETRICS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/25
CTM
CTM
DRS DRS
1" = 20'-0"E001
SITE PLAN - LIGHTING PHOTOMETRICS1
0 03/03/25 ISSUED FOR PERMIT CTM
03/03/25
ISSUED FOR CONSTRUCTION
FOR CONSTRUCTION
ISSUED
192
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2024 - ALL RIGHTS RESERVED.3/3/2025 11:48:44 AMS001
STRUCTURAL NOTES
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
BUILDING 2
STRUCTURAL NOTES
2025
2
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
193
SS
S S
SS
SS
SS
SS
SS
SSSSSS2.B
2.B
2.C2.D2.E2.F
2.F
2.G2.H2.I2.J2.K2.L
2.L
2.3
2.2
2.1
24'-0"24'-0"24'-0"24'-0"24'-0"31'-0"31'-0"31'-0"31'-0"
2.A
2.A
4'-0"
275'-0"
27'-0"4'-0"
20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"11'-0"
TFE= 96'-0"
TFE= 96'-0"
TFE= 96'-0"
DOUBLE
2x10 WOOD STUDS
@ 16" OC
OR 1 1/2"x9 1/4" LSL
@ 16" OC OR 1 3/4"x9 1/4"
LVL @ 16" OC
DOUBLE 2x10
STUDS @ 16" OC
TFE= 95'-4"
SWB
SWB
UNIT 135 UNIT 134 UNIT 133 UNIT 132 UNIT 131 UNIT 129 UNIT 128 UNIT 127 UNIT 126
UNIT 113
UNIT 114
UNIT 115UNIT 116UNIT 117UNIT 118UNIT 119UNIT 120UNIT 121UNIT 122UNIT 123UNIT 124UNIT 125
SWA
SWA
SWA
SWA
SWA
SWA
SWB
SWB
SWC
SLAB ON GRADE
SEE PLAN NOTE 3
IN FLOOR HEATING SYSTEM
BY OTHERS 10'-0"THICKENED SLAB
8'-0"x2'-0"x1'-0"
TYP WHERE SHOWN ON PLAN
13'-0"THICKENED SLAB
8'-0"x2'-0"x1'-0" W/
(3) #4 LONGITUDINAL BOT TYP
& #4 @ 12" OC TRANSVERSE
TYP WHERE SHOWN ON PLAN
SLAB JOINT SPACED
EQUALLY, TYP
2x8 WOOD STUD
AT 16" OC
TYP CLCLS501
1______________
S501
1______________
S501
8______________
TYP
@ THICKENED
SLAB
S501
9______________
TYP @ NON
SHEAR WALL
DEMISING WALL
S501
7______________
S501
10______________
S501
6______________
TYP @
WALL TYP @
OPENING
T/ SLAB
99'-4"
TYP @
THICKENED
SLAB
TYP @ NON
SHEAR WALL
DEMISING WALL
T/ SLAB
99'-4"
S501
1______________
S501
1______________
UNIT 13040'-0"46'-0"86'-0"2.K1 2.J1 2.I2 2.I1 2.H1 2.G1 2.F1 2.E1 2.D2 2.D1 2.C1 2.B1
S
S
TFE= 95'-4"
T/ SLAB
100'-0"
TFE= 96'-4"
T/ SLAB
100'-0"
TFE= 97'-0"
TFE= 96'-4"
CONCRETE APRON
CONCRETE APRON
TYP BETWEEN STOOPS
TFE= 95'-4"
TFE= 96'-4"
TFE= 97'-0"
TFE= 96'-0"
S501
6______________OR 1 3/4"x9 1/4" LVL @ 16" OC 2x10 @ 16" OC WHERE HEIGHT EXCEEDS 20'-0" (2) 2x10 @ 16" OC(2) 2x10 @ 16" OCOR 1 3/4"x9 1/4" LVL @ 16" OC2x10 @ 16" OC WHERE HEIGHT EXCEEDS 20'-0"S501
2______________
S501
7______________OR 1 3/4"x9 1/4" LVL @ 16" OC 2x10 @ 16" OC WHERE HEIGHT EXCEEDS 20'-0" (2) 2x10 @ 16" OC(2) 2x10 @ 16" OCOR 1 3/4"x9 1/4" LVL @ 16" OC2x10 @ 16" OC WHERE HEIGHT EXCEEDS 20'-0"S501
7______________
TYP @
OPENING
TYP @
WALL
THICKENED SLABS501
2______________THICKENED SLABS501
7______________
S501
9______________
275'-0"
DOUBLE 2x8 @ 16" OC 2x8 @ 16" OC
S501
7______________
SWB
DOUBLE 2x8 @ 16" OC 2x8 @ 16" OC
S501
8______________
DOUBLE 2x10
STUDS @ 16" OC
TFE= 96'-4"
8x8 PSL
8x8 PSLTYP4'-8"8x8 PSL
8x8 PSL 8x8 PSL 8x8 PSL
8x8 PSL
8x8 PSL
8x8 PSL
8x8 PSL
CL
THICKENED SLAB
CL
THICKENED SLAB
S501
8______________
SIM
THICKENED SLAB
9'-0"x2'-0"x1'-0"
TYP WHERE
SHOWN ON PLAN
CL
THICKENED SLAB
CL
THICKENED SLABTHICKENED SLAB
CL
F5
6"
6"
FTG
1'-0"
FTG
1'-0"CLTHICKENED SLABCLTHICKENED SLABCL CL
S501
5______________8'-4"4"4"4'-0"
TFE= 96'-4"
TFE= 97'-0"
SIM
TFE= 95'-4"
TFE= 96'-4"
TFE= 95'-4"
TFE= 95'-4"TFE= 96'-0"
TFE= 96'-0"
TFE= 97'-0"
TFE= 96'-0"
SIM
SIM
F5
TFE= 96'-4"
F5
TFE= 97'-0"
1
1 1
1
1
1
1 1
11'-10 1/8"15'-3 5/8"
CL
11
3'-9 1/2"8'-4 1/2"8'-2 1/4"8'-3 1/2"
TYP
4"TYP
4"
3'-9 1/2"8'-2 1/4"
1
1
1
TFE= 95'-4"
S501
5______________
AT SLAB
STEP
2 2
1
2 2 2 2 2 2 2
22222222
S501
10______________
AT SLAB
STEP
222222222222
S501
5______________
8'-2 3/4"
TYP
4"
TYP
4"
CONCRETE
STOOP
TYP @
STOOPS
8'-2"3'-9 1/2"4'-1"4'-1"3'-9 1/2"8'-2"8'-2"4'-11 1/2"
TYP @
STOOPS TYP4'-0"TYP4'-0"CLCL
11'-10 1/8"11'-10 1/8"
CLCL
11'-10 1/8"11'-10 1/8"
SEE 19/S501
2
1
THICKENED SLABTHICKENED SLABTHICKENED SLABTHICKENED SLABTHICKENED SLAB
MAN DOOR CONCRETE
STOOP WHERE SHOWN
WIDTHS VARY -SEE PLAN
MAN DOOR CONCRETE
STOOPS WHERE SHOWN
WIDTHS VARY -SEE PLAN
CONCRETE APRON
TYP BETWEEN STOOPS
2 2 2 2
1
FASTENING SCHEDULE
CONNECTION
FLOOR OR ROOF TRUSSES / JOISTS TO
WALL TOP PLATE OR GIRDER (TOENAIL)
RIM BOARD TO FLOOR OR ROOF TRUSSES /
JOISTS (FACE NAIL)
RIM BOARD TO FLOOR OR ROOF TRUSSES /
JOISTS (TOENAIL)
RIM BOARD TO TOP PLATE (TOENAIL)
BLOCKING BETWEEN TRUSSES / JOISTS TO
TOP PLATE (TOENAIL)
SILL BOTTOM PLATE TO RIM BOARD OR
BLOCKING THROUGH SHEATHING (FACE NAIL)
TOP PLATE TO STUD (END NAIL)
STUD TO SILL / BOTTOM PLATE (END NAIL)
STUD TO SILL / BOTTOM PLATE (TOENAIL)
DOUBLE STUDS (FACE NAIL)
DOUBLE TOP PLATES -TYPICAL (FACE NAIL)
DOUBLE TOP PLATES -48" LAP (FACE NAIL)
BUILT-UP HEADER, TWO PLY (FACE NAIL)
HEADER TO TRIMMER STUDS (TOENAIL)
FULL HEIGHT STUDS TO HEADER (TOENAIL)
BUILT-UP GIRDER OR BEAM, MULTIPLE PLY
(FACE NAIL)
BUILT-UP STUD POSTS OR BUILT-UP
CORNER STUDS
FLOOR AND ROOF SHEATHING
WALL SHEATHING
FASTENING
(3) 8d COMMON
OR (3) 0.131"x3" NAILS
(3) 10d COMMON
OR (4) 0.131"x3" NAILS
(6) 8d COMMON
OR (6) 0.131"x3" NAILS
8d COMMON @ 6" OC
OR 0.131"x3" NAILS @ 6" OC
(3) 8d COMMON
OR (3) 0.131"x3" NAILS
16d COMMON @ 16" OC
OR 0.131"x3" NAILS @ 8" OC
(2) 16d COMMON
OR (3) 0.131"x3" NAILS
(2) 16d COMMON
OR (3) 0.131"x3" NAILS
(4) 8d COMMON
OR (4) 0.131"x3" NAILS
16d COMMON @ 24" OC
OR 0.131"x3" NAILS @ 8" OC
16d COMMON @ 16" OC
OR 0.131"x3" NAILS @ 12" OC
(2) ROWS OF (8) 10d COMMON
OR (2) ROWS OF (12) 0.131"x3" NAILS
10d COMMON OR 0.131"x3" NAILS @ 12" OC
ALONG EACH EDGE
(4) 8d COMMON
OR (4) 0.131"x3" NAILS
(4) 8d COMMON
OR (4) 0.131"x3" NAILS, EACH SIDE
10d COMMON
OR 0.131"x3" NAILS @ 12" OC ALONG EACH
EDGE, EACH FACE, BETWEEN EACH PLY
16d COMMON @ 24" OC OR 0.131"x3" NAILS
@ 16" OC BETWEEN EACH PLY
REFER TO GENERAL NOTES,
PLANS & DETAILS
REFER TO GENERAL NOTES,
PLANS & DETAILS
NOTES:
1. PROVIDE THE NAILING NOTED IN THIS SCHEDULE UNLESS MORE STRINGENT NAILING IS
NOTED ON THE PLANS OR DETAILS.
2. COMMON NAIL SIZES ARE AS FOLLOWS:
-8d = 0.131"⌀x2 1/2"
-10d = 0.148"⌀x3"
-16d = 0.162"⌀x3 1/2"
FOUNDATION PLAN NOTES:
1.FOR STRUCTURAL NOTES SEE S001.
2.TOP OF FOOTING ELEVATION (TFE) = 96'-0" TYP AT EXTERIOR UNO.
3.PROVIDE 5" SLAB ON GRADE REINF W/ #4@16" EW TYP UNO.
TOP OF SLAB ELEVATION (TSE) = 100'-0" UNO.
SEE CIVIL FOR USGS DATUM ELEVATION.
4.FOR TYPICAL BAR BENDING IN REINFORCED CONCRETE SEE 10/S501.
5.FOR TYPICAL WALL AND CORNER REINFORCING SEE
6.S- -S DENOTES STEPPED FOOTING, SEE TYPICAL STEPPED
FOOTING DETAIL 12/S501.
7.SEE ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS
FOR SLAB SLOPES, DRAINS, CURBS, HOUSEKEEPING PADS,
JUNCTION BOXES, CONDUIT AND ALL COORDINATING ITEMS TO BE
PLACED IN CONCRETE.
8.FOR UTILITIES RUNNING PERPENDICULAR TO FOUNDATIONS
SEE
9.SHEAR WALLS INDICATED ON PLAN BY:
10.AT TYPICAL FLOOR DRAIN SEE 16/S501 AND AT TYPICAL TRENCH
DRAIN 17/S501
SEE 12/S501
SEE 11/S501
SEE 13/S501
SEE 15/S501SEE 14/S501 &
SEE 17/S501.
SEE 16/S501
SHEAR WALL HOLDOWN SCHEDULE
ANCHOR
BOLT
MIN ANCHOR BOLT
EMBED TO CONC
3 1/2"HDU8-SDS2.5
SIMPSON
HOLDOWNMARK
7/8" DIA ROD
POST
WIDTH SIMPSON OPTION
SSTB28
1. INSTALL HOLDOWN PER MANUFACTURER SPECIFICATIONS.
2. ALL ANCHOR BOLTS TO BE ASTM F1554 GR. 36.
(IF MIN. EMBED LISTED IS "-" USE SIMPSON OPTION)
3. WHEN ANCHORING TO CONCRETE, PROVIDE (2) NUTS & (2)
WASHERS REF
4. PROVIDE OVERSIZED WASHERS AS REQUIRED
5. CENTER ALL HOLDOWNS & ANCHOR IN STEM WALLS
6. AT DOUBLE AND PSL PROVIDE ADD'L #4 VERT BAR IN
FOUNDATION WALL AT EA HOLDOWN ((4) TOTAL PER PSF) REF
-1
2 DTT2Z ---1/2" DIAx5" TITEN HD
20/S501
1
7/S501
1. PROVIDE (2) STUDS AT EACH END OF SHEAR WALL. END STUDS SHALL RECIEVE EDGE NAILING.
2. ALL BLOCKING IN WALLS SHALL MEET OR EXCEED STUD GRADE.
3. PANEL JOINTS SHALL OCCUR AT THE CENTERLINE OF STUDS AND BLOCKING.
4. VERIFY WITH ARCHITECT IF ADDITIONAL LAYERS OF GYP BOARD ARE REQUIRED FOR FINISHES.
5. CONTRACTOR'S OPTION - PROVIDE AT TOP AND SILL PLATE BY ALTERNATE MANUFACTURER THAT MEET
OR EXCEED CAPACITY OF CLIPS INDICATED IN SCHEDULE.
6. SEE SHEAR WALL BASE CONNECTION SCHEDULE FOR ANCHORAGE TO SUPPORT MATERIAL.
7. SEE HOLDOWN SCHEDULE FOR HOLDOWN INFORMATION.
8. PROVIDE NAILING AT CLIP ANGLES PER MANUFACTURER'S RECOMMENDATIONS.
9. TOP AND SILL PLATE NAILING SHALL BE STAGGERED WHERE NAILS ARE SPACED AT 2" OC.
10. ALL FASTENERS IN CONTACT WITH TREATED WOODS SHALL BE GALVANIZED.
11. ALL WALLBOARD NAILS INDICATED IN SCHEDULE SHALL BE 0.120" DIA AND HAVE MINIMUM 3/8" HEAD.
12. STAPLES SHALL BE GALVANIZED, 7/16" MINIMUM CROWN WIDTH AND BE INSTALLED PARALLEL TO FRAMING
MEMBERS.
13. 6d NAILS MAY BE SUBSTITUTED WITH NO. 6 1 7/8" TYPE S OR W DRYWALL SCREWS.
14. PROVIDE EXTERIOR GYP BOARD WHERE SHEAR WALL IS AN EXTERIOR WALL.
15. BLOCK ALL PANEL EDGES WITH WOOD BLOCKING TO MATCH THE WALL STUD SIZE.
16. BLOCK ALL PANEL EDGES WITH WOOD BLOCKING 2" NOMINAL OR WIDER.
17. BLOCK ALL PANEL EDGES WITH WOOD BLOCKING 3" NOMINAL OR WIDER. STAGGER NAILS.
18. PROVIDE 1 1/2" MINIMUM PENETRATION INTO STUD AT 10d NAIL AND 1 3/8" MINIMUM AT 8d NAIL.
19. STUDS AT ADJOINING PANEL EDGES SHALL BE 3" NOMINAL WIDTH OR GREATER.
20. USED EITHER SPECIFIED CLIP ANGLE OR NAILING AS SPECIFIED BY REFERRING DETAIL.
21. FOR CLIP ANGLE CONNECTION
SHEAR WALL NOTES:
SHEAR WALL SCHEDULE
WALL PANEL FASTENING TOP AND SILL PLATE FASTENING -SEE NOTE 20
EDGE
SPACING
INTERMEDIATE
SUPPORT
SPACING
MINIMUM FASTENER SIZE
12"8d COMMON OR GALVANIZED BOX NAIL4"
12"6"8d COMMON OR GALVANIZED BOX NAIL
SEE
NOTE
16, 18
16, 18
SIMPSON OR
USP CLIP ANGLE
LS90 OR MP9 @ 16" OC
COMMON OR
FRAMING NAILS
16d @ 2" OR 3" x 0.131 DIAx3" @ 2"
16d @ 3" OR 3" x 0.131 DIAx3"@ 2"
ANCHOR FASTENER
TO FOUNDATION WALL
5/8" DIA BOLTS @ 24" OC
5/8" DIA BOLTS @ 32" OC
WALL PANEL CONSTRUCTION
(1) LAYER 15/32" OSB OR PLYWOOD ONE SIDE OF WALL -BLOCKED
(1) LAYER 15/32" OSB OR PLYWOOD ONE SIDE OF WALL -BLOCKED
WALL
TYPE
SWA
SWB
LS90 OR MP9 @ 12" OC
SEE 4/S502
PAD FOOTINGS SCHEDULE
MARK SIZE REINFORCING COMMENTS
F5 5'-0"x5'-0"x1'-0"(6) #6 EW TOP & BOT
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:48:45 AMS101
FOUNDATION PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
1/8" = 1'-0"S101
FOUNDATION PLAN1
TRUE
NORTH
BUILDING 2
PLAN
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
194
2.B
2.B
2.C2.D2.E2.F
2.F
2.G2.H2.I2.J2.K2.L
2.L
2.3
2.2
2.1
2.A
2.A
40'-0"46'-0"275'-0"
24'-0"24'-0"24'-0"24'-0"24'-0"31'-0"31'-0"31'-0"31'-0"27'-0"4'-0"
RIDGE
OVERHANG3'-0"OVERHANG3'-0"OVERHANG
2'-0"
OVERHANG
2'-0"OVERHANG2'-0"S502
2______________4.5:12 SLOPE4:12 SLOPES502
1______________
S502
1______________
H1H1
H4H4H4H4H4H3
S502
2______________
OVERHANG
2'-0"2x OUTRIGGERS @ 24" OC2x OUTRIGGERS @ 24" OCOVERHANG2'-0"2.K1 2.J1 2.I2 2.I1 2.H1 2.G1 2.F1 2.E1 2.D2 2.D1 2.C1 2.B1
86'-0"11'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"4'-0"
OVERHANG
2'-0"
2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP
S502
3______________
H2 LOCS
H3 H3 H3 H3H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW
TYP @
OPENING
H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOW H2 LOWH1 H1 H1 H1 H1 H1 H1 H1 H1 H1 H1
(22.0 K)(22.0 K)(37.0 K)(37.0 K)(42.0 K)(45.0 K)(25.0 K)(42.0 K)(45.0 K)(20.0 K)2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP 2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP 2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP
2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP 2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP 2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP 2x ENGINEERED WOOD TRUSSES @ 24" OC, TYP
S502
9______________
3/4" ROOF SHEATHING
SEE NOTE 9.2.3 ON SHEET S001
3/4" ROOF SHEATHING
SEE NOTE 9.2.3 ON SHEET S001
S502
3______________
S502
5______________
S502
5______________
S502
2______________
S502
5______________
S502
8______________
TYP INTERIOR
DEMISING
WALL
S502
5______________
S502
5______________
TYP
@ WALL
S502
3______________
S502
3______________
TYP
ALONG
RIDGE H5H53/4" TO FIRST
TRUSS
3/4" TO FIRST
TRUSS
3/4" TO FIRST
TRUSS
3/4" TO FIRST
TRUSS
TYP @
OPENING
TYP @
WALL
SEE ARCHSEE ARCHTO TRUSS
2 7/8"
TO TRUSS
2 7/8"
275'-0"
TO TRUSS
2 7/8"
CLCLCL
H2 LOW
FAUX
DORMER
SEE ARCH
FAUX
DORMER
SEE ARCH
FAUX
DORMER
SEE ARCH
FAUX
DORMER
SEE ARCH
FAUX
DORMER
SEE ARCH
FAUX
DORMER
SEE ARCH
HEADER SCHEDULE
MARK
H1
H2
H3
H4
HEADER
(3) 1 3/4"x18" LVL
(4) 1 3/4"x18" LVL
KING STUDS KING STUDS COMMENTS
(6) 2x8 (4) 2x8
H5 (3) 2x8 (2) 2x10 (1) 2x10
(3) 2x8
(3) 1 3/4"x18" LVL
(2) 2x8 (1) 2x8
(5) 2x8 (3) 2x8
(3) 1 3/4"x7 1/4" LVL (2) 1 3/4"x7 1/4" LVL
AT TRIMMER PROVIDE CS20 PER MANUFACTURER SPEC
CENTERED BETWEEN HEADER AND TRIMMER STUD
WHERE NO ROOM FOR TRIMMER FASTEN TO JAMB STUDS OF ADJACENT JAMB
WITH CONCEALED SIMPSON HANGER. ADD ADD'N JAMB WHERE THIS OCCURS
ROOF FRAMING PLAN NOTES:
1. FOR STRUCTURAL NOTES SEE S001.
2. TRUSS BEARING EL/ TOP OF WALL EL=116'-0"
3. FOR TRUSS PROFILES SEE ARCHITECTURAL DRAWINGS.
4. AXIAL LOADS FOR ENGINEERED TRUSS DESIGN ON
PLAN (X.X K) ARE ULTIMATE BASED ON 2018 IBC/ASCE 7-16.
5. SHADED REGION INDICATED HAND/OVER FRAMED
DORMER ABOVE TYPICAL ROOF TRUSSES & SHEATHING
TO PRODUCE DESIRED ROOF PROFILE.
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:48:46 AMS121
ROOF FRAMING PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR MDM
1/8" = 1'-0"S121
ROOF FRAMING PLAN1
TRUE
NORTH
BUILDING 2
PLAN
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
195
2.B
2.B
2.C2.D2.E2.F
2.F
2.G2.H2.I2.J2.K2.L
2.L
2.3
2.2
2.1
2.A
2.A2.K1 2.J1 2.I2 2.I1 2.H1 2.G1 2.F1 2.E1 2.D2 2.D1 2.C1 2.B1
40'-0"46'-0"275'-0"
24'-0"24'-0"24'-0"24'-0"24'-0"31'-0"31'-0"31'-0"31'-0"27'-0"4'-0"86'-0"11'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"20'-0"4'-0"12'-0"275'-0"
KEY PLAN
9 PSF
52 PSF
30 PSF
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:48:46 AMS122
ROOF SNOW LOAD PLAN
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
1/8" = 1'-0"S122
SNOW LOAD DIAGRAM1
NOTE:
1.BALANCED SNOW LOAD IS 30 PSF.
2.UNBALANCED TO BE DESIGNED FOR EACH SIDE OF
RIDGE. ONE SIDED CONDITION SHOWN FOR CLARITY.
TRUE
NORTH
BUILDING 2
PLAN
RIDGE
2025
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
196
STANDARD HOOKS AND BENDS
TIES AND STIRRUPS
LAP SPLICEOFFSET SPLICE
CLASS "B" LAP
BAR SIZE x
#3
#4
#5
#6
#7
#8
#9
22"
30"
36"
44"
66"
74"
84"
NOTES
FOR STANDARD HOOK AND BENDS
FOR TIES AND STIRRUPS
1)
2)
3)
d = BAR DIAMETER
D= 6 d FOR #3 THRU #8
D= 8 d FOR #9 THRU #11
D= 4 d FOR #3 THRU #5
D D
D
D
D D
90 DIA
2 1/2" MIN
45 DIA
180 DIA
135 DIA90 DIA
6 d #3 THRU #5
12 d #6 THRU #812d
CLASS "B" LAP
WIRE TIES
4d
WIRE TIES
"X"3" MIN."X"3" MIN6d1
6 ddLAP SEE
LAP SEECONCRETE FDN WALL
AND/OR FOOTINGS
CORNER BARS TO MATCH
SIZE & QUANTITY OF TYP
FTG REINF
1 2
SEE PLAN FOR FOOTING
REINF TO LAP &
MATCH FOOTING
REINF
2S
D S SDDTFE
SEE PLAN
TFE
SEE PLAN
LAP TYP
CLASS B
GRADE OR SLAB
PIPE TRENCH
BACKFILL
BOTTOM OF FOOTING
SHALL NOT BE HIGHER
THAN THIS LINE.
LOCATE PIPE FARTHER
FROM WALL FOOTING
OR STEP FOOTINGS AS
REQUIRED
BENCH
1'-0"1
2
2'-0" MIN
NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR
SHORING, SHEATHING OR OTHERWISE MAINTAINING
THE SIDES OF THE EXCAVATION FROM CAVE-IN UNTIL
ALL BACKFILL IS COMPLETED
FOUNDATION WALL
CONTINUE FOOTING
REINF ABOVE OPNG
WALL FOOTING
1
1 1/2
PIPE
NOTES:
1.
2.PIPES DEEPER THAN 8'-0" BELOW FOOTING DO NOT REQUIRE LEAN CONCRETE FILL,
PROVIDE TRENCH COMPACTED PER SPEC REQUIREMENTS.
DETAIL APPLIES TO PIPES LESS THAN 3'-0" BELOW FOOTING. FOR PIPES MORE
THAN 3'-0" BELOW FOOTING BUT LESS THAN 8'-0" PROVIDE LEAN CONCRETE FILL
BELOW FOOTING DOWN TO PIPE INVERT ELEVATION.
2" MIN COMPRESSIBLE
MATERIAL
6" 1'-0" 6"MIN2"MIN2"T / 4 MINCONSTRUCTION JOINT
CONTROL JOINT
1/2" DIAx2'-0" SMOOTH
DOWELS @ 16" OC
(GREASE ONE END)
CENTERED ON JOINT,
FEILD VERIFY
SAW CUT JOINT 1/8"x1/4
DEPTH OF SLAB, MAXIMUM
14'-0" OC EACH WAY
TSLAB ON GRADE
10 MIL VAPOR
BARRIER
COMPACTED
GRANULAR FILL
SLAB ON GRADE
COMPACTED
GRANULAR FILL
NOTE:
1. FOR UNDER SLAB PREP SEE GEOTECHNICAL
EVALUATION REPORT
2. CONTRACTOR TO COORDINATE PLACEMENT OF
CONSTRUCTION JOINTS AS REQ'D
3. CONTRACTOR TO COORDINATE LOCATION OF
VAPOR BARRIER.
4. PROVIDE 6" MIN VAPOR BARRIER LAP PER
MANUFACTURER'S DIRECTION
10 MIL VAPOR
BARRIER
T/ SLAB
???
SEE MECH
SLOPE WHERE OCCURS
SLOPE
SEE MECH
SLAB
FLOOR DRAIN
7"
W/ MNFR
VERIFY 7"4"5"1'-0"
SLOPE
SEE MECH
S L O P E
S E E M E C H
T/ SLAB
???
TRENCH DRAIN BY
MANUFACTURER
SLAB
(3) #3 CONT
#3 BENT BARS @ 12" OC
T/O SLAB
EXTEND BARS 1'-0" INTO
FUTURE SLAB
SLAB ON GRADE
FUTURE SLAB ON
GRADE BY TENANT
SHOWN DASHED MIN
1'-0"
8"8"8"8"T/ FOOTING
SEE PLAN
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
VENEER
SEE ARCH
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
T/ SLAB
100'-0"
8" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
1'-0"(3) #4 CONT
T/ CURB FIBER EXPANSION
JOINT
SEE PLANSLABPLYWOOD SHEATHING
CLR TYP
3"CLR3"2'-0"
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL SEE PLAN
FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
(3) #5 CONT
T/ SLAB
SEE PLAN
T/ FOOTING
SEE PLAN
10" CONCRETE FDN WALL
W/ #4 @ 32" OC VERT W/
STD HOOK INTO FOOTING
& #4 @ 12" OC HORIZSEE PLANSLABFIBER EXPANSION
JOINT EACH SIDE
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
3'-0"1'-0"CLR3"1'-1"10"1'-1"
TYP
CLR
3"
2'-0"
8"8"8"
T/ SLAB
SEE PLAN
T/ FOOTING
SEE PLAN
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS
& WASHER (8" EMBED)
@ 32" OC TYP UNO
AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
8" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ1'-0"CLR3"CLR
3"
(3) #4 CONTSEE PLANSLABFIBER EXPANSION
JOINT EACH SIDE
WALL SHEATHING
SEE ARCH & SHEAR WALL
SCHEDULE
TYP
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
SEE PLAN
SEE PLANSLAB7"WALL SHEATHING
SEE ARCH
OMIT AT SIM
STUD WALL
SEE PLAN FOR SIZE & SPACING
OMIT AT SIM
TREATED 2x SILL PLATE W/
1/2" DIA SCREW BOLTS &
WASHER (3" EMBED) @ 32" OC
OMIT AT SIM
T/ SLAB
SEE PLAN
SEE PLANSLABWALL SHEATHING
SEE ARCH
STUD WALL SEE PLAN
FOR SIZE & SPACING
CONT SILL PLATE W/
1/2" DIA SCREW BOLT
(3" EMBED) @ 32" OC
T/ SLAB
SEE PLAN
CLR1 1/2"CLR
2"
MIN
4 1/2"
POST
SEE SCHEDULE
T/O FDN WALL
TREATED BOT PL
HOLDOWN ANCHOR
SEE SCHEDULE
TYP WALL
REINFORCEMENT
CONC FDN WALL
SEE PLAN &
SECTIONS EMBED SEE SCHEDULEHOLDOWN
SEE SCHEDULE & PLAN
T/ FOOTING
SEE PLAN
WALL BEYOND @
EXTERIOR DOORS
TYP
T/ SLAB
100'-0"
1/2" DIAx2'-0" SMOOTH DOWELS @ 16" OC
CENTERED ON JOINT
SAND OR GRAVEL
PAVEMENT
BY OTHERS
8" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12 OC HORIZ
AT SIM: 10" CONC FOUNDATION WALL
2'-0"1'-0"CLR3"CLR
3"(3) #4 CONT SEE PLANSLAB8"
AT SIM: 10"
8"
8"
TYP
#4 BENT DOWEL @ 12" OC
SLOPED
1'-0"(2) #4xCONT
5" CONC SLAB W/
#4 @ 16" OC EA WAY
8"
4'-0"4"
7"10"7"8"T/ FOOTING
SEE PLAN
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
VENEER
SEE ARCH
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
T/ SLAB
100'-0"
10" CONCRETE FOUNDATION
WALL W/ #4 @ 32" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
1'-0"(3) #4 CONT
AT SIM: (4) #4 CONT
T/ CURB FIBER EXPANSION
JOINT
SEE PLANSLABPLYWOOD SHEATHING
CLR TYP
3"CLR3"AT SIM: 3'-0"
2'-0"
CONT SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH & SHEAR WALL SCHEDULE
(3) #4 CONT
T/ SLAB
SEE PLAN
T/ FOOTING
SEE PLAN
8" CONCRETE FDN WALL
W/ #4 @ 32"OC VERT W/
STD HOOK INTO FOOTING
PROVIDE #4 @ 12" OC HORIZ
FIBER EXPANSION
JOINT EACH SIDE T/ SLAB
SEE PLAN
2'-0"
8"8"8"1'-0"CLR3"CLR
3"
TYP
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
T/ FOOTING
SEE PLAN
T/ SLAB
100'-0"
8" CONCRETE FOUNDATION
WALL W/ #4 @ 16" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
(3) #4 CONT
#4x2'-6" @ 32" OC DRILLED
& EPOXY INTO CONC
WALL W/ 4" EMBED
3'-0"
5" CONC APRON SLAB
W/ #4 @ 16" OC EA WAY
PAVEMENT BY
OTHERS
T/ CURB
SEE PLANSLABPLYWOOD SHEATHING
AT TOP OF WALL
PROVIDE (2) #4
CONT HORIZ
TREATED 2x SILL PLATE W/
1/2" DIA ANCHOR BOLTS &
WASHER (8" EMBED) @ 32" OC
TYP UNO
AT SHEAR WALLS
SEE SHEAR WALL SCHEDULE
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
FIBER EXPANSION
JOINT
8"8"8"1'-0"CLR TYP
3"CLR3"2'-0"
S LO P E D
(2) #4xCONT
6 1/2"8"
T/ FOOTING
SEE PLAN
WALL BEYOND @
EXTERIOR DOORS,
TYP
T/ SLAB
100'-0"
2'-0"1'-0"CLR3"CLR
3"
(3) #4 CONT SEE PLANSLAB8"8"8"
TYP
#4 BENT DOWEL @ 12" OC
8" CONCRETE FOUNDATION
WALL W/ #4 @ 16" OC VERT
W/ STD HOOK INTO FTG
PROVIDE #4 @ 12" OC HORIZ
#4x2'-6" @ 32" OC
3'-0"
5" CONC APRON SLAB
W/ #4 @ 16" OC EA WAY
PAVEMENT BY
OTHERS
S EE C IV IL
(2) #4xCONT
6 1/2"8"
(2) #4xCONT
1/2" DIAx2'-0" SMOOTH
DOWELS @ 16" OC
CENTERED ON JOINT
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK
BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:48:47 AMS501
FOUNDATION DETAILS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
1/2" = 1'-0"S501
TYP BAR BENDING DETAIL11
1 1/2" = 1'-0"S501
TYP CORNER REINF DETAIL12
1/2" = 1'-0"S501
TYP STEPPED FOOTING DETAIL13
1/2" = 1'-0"S501
TYP FTG PARALLEL TO PIPE14
3/4" = 1'-0"S501
TYP FTG PERPENDICULAR TO PIPE15
1" = 1'-0"S501
TYP INTERIOR SLAB JOINTS19
1/2" = 1'-0"S501
TYP FLOOR DRAIN DETAIL16
3/4" = 1'-0"S501
TYP TRENCH DRAIN DETAIL17
3/4" = 1'-0"S501
TYP SLAB INFILL DETAIL18
1/2" = 1'-0"S501
FOUNDATION DETAIL1
1/2" = 1'-0"S501
FOUNDATION DETAIL6
1/2" = 1'-0"S501
FOUNDATION DETAIL7
1/2" = 1'-0"S501
FOUNDATION DETAIL8
1/2" = 1'-0"S501
FOUNDATION DETAIL9
3/4" = 1'-0"S501
WALL REINFORCING AT HOLDOWN
LOCATION DETAIL20
2025
1/2" = 1'-0"S501
EXIT FOUNDATION DETAIL5
1/2" = 1'-0"S501
FOUNDATION DETAIL2
1/2" = 1'-0"S501
FOUNDATION DETAIL10
1/2" = 1'-0"S501
FOUNDATION DETAIL3
1/2" = 1'-0"S501
FOUNDATION DETAIL4
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
197
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
SIMPSON H2A HURRICANE
TIE BOTH ENDS EACH TRUSS
DOUBLE TOP PL
VENEER
SEE ARCH
TRUSS BEARING
SEE PLAN
T/O OPENING
SEE ARCH
HEADER
SEE PLAN
PLYWOOD
SHEATHING
ROOF SHEATHING
SEE PLAN
PROVIDE BLOCKING
FOR SHEATHING
ATTACHMENT PER
&
PREENGINEERED ROOF
TRUSS BY OTHERS
SEE PLAN
12
6/S502 7/S502
PLAN
SEE
WALL SHEATHING
SEE ARCH
2x BLOCKING
BY TRUSS SUPPLIER
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
SEE PLAN
2x4 OUTRIGGER
@ 24" OC, MAX
GABLE STARTER
TRUSS
VENEER
SEE ARCH
PLAN
SEE
SISTER 2X6 TO
GABLE VERT WEB @
48" OC MAX
W/ 8d NAILS @ 8" OC
L50 EA SIDE OF BRACE
SIMPSON H2A HURRICANE
TIE TYP
2x6 BRACE @ 4'-0" OC
2x6 BLOCKING
AT BRACE LOCS
TRUSS BEARING
SEE PLAN
1
1
(5) 1/4"x3 1/8" GRK RSS
FASTEN BLOCKING TO
SHEATHING @ 3" OC
SIMPSON A34 TYP
DOUBLE TOP PL
STUD WALL
SEE PLAN FOR SIZE &
SPACING
ANGLE CONNECTOR
SEE SHEAR WALL SCHEDULE
FOR SPACING
FOR BRACE BLOCKING
AND FASTENING
SEE
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
DOUBLE TOP PL
WALL SHEATHING
SEE ARCH
2x6 BRACE @ 8'-0" OC
TRUSS BEARING
SEE PLAN
1
1
PLYWOOD SHEATHING
NOTE: SHEATHING MUST CONTINUE TO
ROOF SHEATHING FOR SHEAR WALL.
3/S502
S502
7______________
NAILING
SEE FASTENING TABLE
ROOF TRUSSES
SEE PLAN
TRUSS BEARING
SEE PLAN
PLYWOOD
SHEATHING
NAILING TYP
SEE FASTENING
TABLE
ATTACH BLOCKING TO
TRUSS TOP CHORD
SEE FASTENING TABLE
2x BLOCKING (4)
SIDES & WEB FILLER
ATTACH PER
FASTENING TABLE
SEE PLAN
12
PLAN
SEE
TRUSS BEARING
SEE PLAN
ROOF SHEATHING
2x FLAT
BLOCKING 2x BLOCKING
BETWEEN TRUSS
WEBS
NAILING TYP
SEE FASTENING
TABLE
PLYWOOD
SHEATHING
TRUSS BEARING
SEE PLAN
STUD WALL
SEE PLAN FOR SIZE & SPACING
WALL SHEATHING
SEE ARCH
DOUBLE TOP PL
VENEER
SEE ARCH
PLYWOOD
SHEATHING
SIMPSON H2A HURRICANE
TIE BOTH ENDS EACH TRUSS
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
SEE PLAN
PREENGINEERED ROOF
TRUSS BY OTHERS
SEE PLAN
12
PROVIDE BLOCKING
FOR SHEATHING
ATTACHMENT PER
&6/S502 7/S502
PLAN
SEE
STUD WALL
SEE PLAN FOR
SIZE & SPACING
SEE PLAN
12
BEARING
SEE PLAN
TRUSS
PLYWOOD
SHEATHING
ROOF
SHEATHING
SEE PLAN
WALL SHEATHING
SEE ARCH
ROOF TRUSS
ANGLE CONNECTOR
SEE SHEAR WALL
SCHEDULE FOR SPACING
TRUSS SUPPLIER TO SUPPLY
TRUSS BLOCKING FOR 150 PLF
(ULTIMATE)
WALL SHEATHING
SEE ARCH
2x BLOCKING
BY TRUSS SUPPLIER
ROOF SHEATHING
SEE PLAN
ROOF TRUSS
SEE PLAN
2x4 OUTRIGGER
@ 24" OC, MAX
GABLE STARTER
TRUSS
VENEER
SEE ARCH
PLAN
SEE
SISTER 2x6 TO
GABLE VERT WEB @
48" OC MAX
W/ 8d NAILS @ 8" OC
SIMPSON H2A HURRICANE
TIE TYP
TRUSS BEARING
SEE PLAN
DOUBLE TOP PL
ANGLE CONNECTOR
SEE SHEAR WALL
SCHEDULE FOR SPACING
TRUSS BEARING
SEE PLAN
ROOF SHEATHING
SEE PLAN
2x BLOCKING @ 2'-0" OC
CONTINUE MIN (1)
TRUSS SPACE EA SIDE
OF WALL
WALL SHEATHING
SEE ARCH
STUD WALL
SEE PLAN FOR
SIZE & SPACING
SIMPSON A35
DOUBLE TOP PL
ROOF TRUSS
Signature
Printed name
Date License Number
Professional Engineer
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 Professional Engineer under the
laws of the State of Minnesota.
41957
MARK D. MIELKE, P.E.
763.559.9100
www.vaaeng.com2300 Berkshire Lane N, Suite 200
Plymouth, MN 55441
VAA, LLC
DRAWING NO:PROJECT NO:
DRAWING TITLE:
CLIENT:
PROJECT:
SCALE:
FOR CONSTRUCTION
ISSUED
Date Plotted:AS NOTED
DATE:
DESIGNED:
DRAWN:
ISSUE/REVISIONDATENO. BY
CHECKED: APPROVED:
NOTICE: THE DESIGN SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL
DRAWINGS, DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE
EXCLUSIVE PROPERTY OF VAA, LLC, AND CAN'T BE COPIED, DUPLICATED, REPRODUCED
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BE MADE UNLESS EXPRESSLY AUTHORIZED IN WRITING BY VAA, LLC.
COPYRIGHT VAA, LLC 2023 - ALL RIGHTS RESERVED.3/3/2025 11:48:48 AMS502
FRAMING DETAILS
ORONO GARAGE CONDOS
430 OLD CRYSTAL BAY RD
ORONO, MN 55356
ROBERT L. PAGE
5840 CLUB VALLEY RD
SHOREWOOD, MN 55331
240776
03/03/2025
JML
KAZ
SJF/AMR BMS
1/2" = 1'-0"S502
ROOF FRAMING DETAIL1
1/2" = 1'-0"S502
ROOF FRAMING DETAIL3
1/2" = 1'-0"S502
ROOF FRAMING DETAIL5
1/2" = 1'-0"S502
ROOF FRAMING DETAIL6
1/2" = 1'-0"S502
ROOF FRAMING DETAIL7
1/2" = 1'-0"S502
ROOF FRAMING DETAIL2
1/2" = 1'-0"S502
ROOF FRAMING DETAIL9
2025
1/2" = 1'-0"S502
ROOF FRAMING DETAIL4
1/2" = 1'-0"S502
ROOF FRAMING DETAIL8
0 03/03/25 ISSUED FOR CONSTRUCTION SJF
03/03/2025
198
199
200
Orono Garage Storage Trip Generation Review Page | 1
Date: February 28th, 2025
To: Rob Page, Dave Ramsey
From: Katie Schmidt, PE (MN PE License #47147)
Re: Trip Generation Memo – Orono Garage Storage, Orono, MN
Per your request, SSTS LLC has conducted a trip
generation estimate for the proposed Orono Garage
Condo Development (Proposed Project) in the City
of Orono, Hennepin County, MN. The Proposed
Project is located north of Highway 12 and on the
east side of Old Crystal Bay Rd. Orono Industrial
Blvd is proposed to be constructed with the site for
access. 85 garage condo units are planned that
measure approximately 45’x 30’. Garage condos are
larger storage units where customers typically store
boats, vehicles, trailers and recreational vehicles.
The adjacent Figure 1 shows the location. Figure 2,
Site Plan, depicts the site layout and access location.
Trip Generation
Traffic data for the unique Garage Condo land use is
not specifically included in the Institute of
Transportation Engineer’s Trip Generation
Manual1, which is a standard industry reference
used by public agencies to estimate trips generated
by specific land uses. Investigation shows the “Mini-
Warehouse” use (ITE Land Use Code 151) is a
similar use with units that are generally smaller than
the proposed Garage Condos but can accommodate
a vehicle. For comparison purposes the volume of
vehicle trips generated by the Proposed Project considering “Mini-Warehouse” designation has been estimated for
the AM and PM peak hour of operations and on a daily basis per ITE’s Trip Generation Manual. Table 1
summarizes the trip generation estimates.
Table 1 - Trip Generation for Mini-Warehouse
The Proposed Project is estimated to generate the following:
•2 new trips (1 entering and 1 exiting) during the morning peak hour of operations,
•2 new trips (1 entering and 1exiting) during the evening peak hour of operations, and
•15 daily trips.
Site generated traffic is anticipated to be extremely low and will have a negligible impact on existing traffic
operations.
1 Trip Generation Manual, Institute of Transportation Engineers (ITE), 11th Edition
Trips Generated:
Enter Exit Enter Exit
Mini-W arehouse 151 85 units 1 1 1 1 15
1 1 1 1
2Totals 2 15
PM Peak Weekday
ADT
Land Use ITE Land
Use Code Size AM Peak
Figure 1. Project Location
201
Orono Garage Storage Trip Generation Review Page | 2
For comparison purposes, the trip generation potential of a 128,000 SF light industrial building was investigated
as this would be the size and type of use that would be likely for this parcel. Table 2 summarizes the trip
generation estimates for a light industrial building per ITE’s Trip Generation Manual.
Table 2 - Trip Generation for Light Industrial
A general light industrial use for the site is estimated to generate over 100 peak hour trips and 623 daily trips.
In summary, the number of vehicle trips anticipated to be generated by the Proposed Project is extremely low,
approximately one new vehicle trip every 30 minutes during the peak hour, and impacts to existing traffic
operations will be minimal. If the site were to be developed into a light industrial building the trip generation
potential increases to over 100 trips for the peak hours and 623 daily trips.
Please contact Katie Schmidt at katie@s2traffic.com with any questions.
Figure 2. Site Plan
Trips Generated:
Enter Exit Enter Exit
General Light Industrial 110 128,000 s.f.101 15 18 84 623
101 15 18 84
102Totals 116 623
PM Peak Weekday
ADT
Land Use ITE Land
Use Code Size AM Peak
202
MNDOT RIGHT OF WAY PLAT NO 27-129
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CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
EX5EX1
EX1ORONO GARAGE CONDOSSITE PLANFIRE CIRCULATION EXHIBIT03/03/2025
24015 LEHMRH0
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ORIGINAL GRAPHIC SCALE
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MNDOT RIGHT OF WAY PLAT NO 27-129
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FOR AND ON BEHALF OF
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HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
EX5EX2
EX2ORONO GARAGE CONDOSSITE PLANFIRE CIRCULATION EXHIBITPARTIALLY OBSTRUCTED03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
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MNDOT RIGHT OF WAY PLAT NO 27-129
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CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
EX5EX3
EX3ORONO GARAGE CONDOSSITE PLANCAMPER CIRCULATION EXHIBIT03/03/2025
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
10 20 40
20'P:\24015_Orono Car Condo's\CAD\Exhibits\24015_Planning Commission Exhibits.dwg, 3/3/2025 1:39:52 PM, 1:1, LEH205
MNDOT RIGHT OF WAY PLAT NO 27-129
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EX4ORONO GARAGE CONDOSSITE PLANBOAT TRAILER CIRCULATION EXHIBIT03/03/2025
24015 LEHMRH0
SCALE: 1" =
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MNDOT RIGHT OF WAY PLAT NO 27-129
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EX5EX5
EX5ORONO GARAGE CONDOSSITE PLANFIRE & PARKED CAR CIRCULATION EXHIBIT03/03/2025
24015 LEHMRH0
SCALE: 1" =
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OLD CRYSTAL BAY ROAD
MNDOT RIGHT OF WAY PLAT NO 27-129BUILDING 1BUILDING 2BUILDING 3BUILDING 4BUILDING 5TEMPUS ORONO LLCPID: 3311823130020METRO STORAGEORONO LLCPID: 3311823130019WJM PROPERTIES LLCPID: 3311823130015ORONO PRESERVERESIDENTIALDEVELOPMENTORONO INDUSTRIAL BOULEVARD12345678910111213141516171819202122232425262728293031323334353637383940414243444546474849505152535455565758596061626364656667686970717273747576777879808182838485P:\24015_Orono Car Condo's\CAD\Exhibits\24015_Planning Commission Exhibits.dwg, 3/3/2025 1:11:34 PM, 1:30, LEH
**For illustration purposesand each owner willmanage the parking fortheir space**For illustration purposes and each owner will manage the parking for their spaceINTERNAL PARKING ILLUSTRATION
56208
Picture and Examples of
other Garage Condo Projects
03/17/2025
Planning Commission Review
209
Eagan
210
Medina
211
Corcoran
212
Cottage Grove
213
Houlton
214
Minnetrista
215
Rogers
216
Shakopee
217
Glencoe Drive Lane
218
Glencoe Drive Lane
219
Park Place
Drive Lane
220
Park Place- Drive Lane Corner
221
222
ORONO INDUSTRIAL BOULEVARD
OLD CRYSTAL BAYROADBLOCK 1
LOT 1
MNDOT RIGHT OF WAY PLAT NO 27-129
TEMPUS ORONO LLC
PID: 3311823130020 METRO STORAGE
ORONO LLC
PID: 3311823130019
WJM PROPERTIES LLC
PID: 3311823130015
ORONO PRESERVE
RESIDENTIAL
DEVELOPMENT
EX. BOUNDARY
EX. BOUNDARY
10261025
1024
1022
102110201024102510241
0
2
3
1021
1024
10251026
102610261026
1026102610251025 1023
1020
PROPOSED
BUILDING 1
PROPOSED
BUILDING 2
PROPOSED
BUILDING 3
PROPOSED
BUILDING 4
PROPOSED
BUILDING 5
102410.0' GRASS BUFFER PROPOSED TREES (TYP)PROPOSED CONIFERS (TYP)
PROPOSED SHRUBS (TYP)PROPOSED PONDNATIVE GRASS (TYP)
10.0' GRASS BUFFER
10.0' GRASS BUFFER
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
NATIVE GRASS (TYP)
PROPOSED CONIFERS (TYP)
ROCK (TYP)
ROCK (TYP)
8.0' (TYP)
8.0' (TYP)
8.0' (TYP)
8.0' (TYP)
16.0' (TYP)
16.0' (TYP)
STAGGER CONIFERS &
TREES AS SHOWN (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
16.0' (TYP)
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 09/18/2024 LICENSE NUMBER: 50731 Designed By:Date:
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ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.0
NOT FOR CONSTRUCTIONL1.0ORONO GARAGE CONDOSSITE PLANPROPOSED LANDSCAPE PLAN09/18/2024
24015 LEHMRH0
SCALE: 1" =
ORIGINAL GRAPHIC SCALE
15 30 60
30'
NOTES:
1.CONTRACTOR SHALL FIELD VERIFY SIZE AND LOCATION OF ALL
EXISTING UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE
ENGINEER WITH ANY DISCREPANCIES.
2.CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY
CONSTRUCTION STAKING.
3.INSTALL PERIMETER BMP'S PRIOR TO ANY CONSTRUCTION.
4.ALL TREES AND TREE ROOT ZONES OUTSIDE OF THE LIMITS OF
CONSTRUCTION SHALL NOT BE DISTURBED.
5.SEE SHEET C5.0 FOR CONSTRUCTION DETAILS.
LEGEND
PROPOSED 1' AND 5' CONTOURS
PROPOSED TREE
PROPOSED SHRUB
PROPOSED CONIFER
1431
1430
TREES TYPE CONT QTY
Shade Trees 1.5" to 2.0"18
Ornamental 1.0"17
SHRUBS CONT QTY
Small Coniferous Shrubs 18" - 24"27
Small Deciduous Shrubs 27
CONIFERS CONT QTY
Coniferous Tree 4' - 6'85
GROUND COVERS CODE BOTANICAL / COMMON NAME CONT SPACING QTY
NATIVE GRASSES / Filter Strip Mix
Shooting Star Native Seed or approved equal Seed 35,550 S.F.
ROCK 3/4" River Rock / 3/4" River Rock ---3,100 S.F.
GRASS BUFFER Poa pratensis / Kentucky Bluegrass ---5,760 S.F.
Large Deciduous Tree 2' - 4'18
18" - 24"
TYPE
TYPE
SUM OF TREES
QTY
192
P:\24015_Orono Car Condo's\CAD\CD's\24015_L1.0-Proposed Landscape Plan.dwg, 9/30/2024 10:35:28 AM, 1:1, LEH223
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM
A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
SIGNATURE: __________________________________________TYPED OR PRINTED NAME: MATTHEW R. HAGSTROM
DATE: 09/18/2024 LICENSE NUMBER: 50731 Designed By:Date:
Job No.:
FOR AND ON BEHALF OF
HAGSTROM ENGINEERING PLLC
Checked By:811
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE
YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER
UTILITIES.
CALL GOPHER STATE ONE CALL
BENCHMARK:ByDateDescription of RevisionsNo.Sheet of
D
C
B
A
54321
219 6TH AVENUE EAST
ALEXANDRIA, MN 56308
P.320.759.0764
WWW.HAGSTROMENG.COM
HAGSTROM
ENGINEERING
CIVIL ENGINEERS | LAND CONSULTANTS
CAUTION: IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
L1.1L1.1
NOT FOR CONSTRUCTIONL1.1ORONO GARAGE CONDOSSITE PLANLANDSCAPE DETAILS09/18/2024
24015 LEHMRHPLANTING NOTES:
1.THE LANDSCAPE CONTRACTOR SHALL LOCATE ALL EXISTING UTILITIES WITHIN THE LIMIT OF WORK AND IS RESPONSIBLE FOR ANY DAMAGE AS A RESULT OF THE LANDSCAPE
CONSTRUCTION.
2.ALL TREE AND SHRUB LOCATIONS ARE TO BE STAKED ON SITE FOR APPROVAL BY THE CONSULTANT PRIOR TO INSTALLATION.
3.SUBSTITUTIONS: THE CONSULTANT SHALL APPROVE ANY SUBSTITUTION.
4.DO NOT PRUNE PLANTS UNLESS DIRECTED TO DO SO BY THE CONSULTANT.
5.CONTAINER STOCK IS PREFERRED FOR ALL PLANTS. IF CONTAINER STOCK IS NOT AVAILABLE FOR TREES, THEN ALL B&B PLANT MATERIAL SHALL HAVE ALL WIRE, TWINE, OR OTHER
CONTAINMENT MATERIAL, EXCEPT FOR 100% HEMP BURLAP, REMOVED FROM THE TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING. REMOVE THE TOP 2/3 OF THE HEMP
BURLAP AFTER PLACING PLANT IN THE PIT.
6.PLANTING SOIL FOR ALL PLANTING AREAS:
a.DO NOT STORE BULK MATERIALS NEAR STRUCTURES, OVER EXISTING PLANTING, OVER UTILITIES, WALKWAYS AND PAVEMENTS.
a.PROVIDE EROSION CONTROL MEASURES TO PREVENT DISPLACEMENT OF BULK MATERIALS, DISCHARGE INTO WATERWAYS OR SEWERS, AND AIRBORNE DUST.
b.PREPARING PLANTING AND SEEDING AREAS; SPREADING SOIL SHALL BE COMPLETED BY THE LANDSCAPE CONTRACTOR AND SUPERVISED BY THE GENERAL CONTRACTOR SO THAT
GRADES ARE MET AS NOTED ON THE GRADING PLANS.
c.PLANTING SOIL DEPTH SHALL BE A MINIMUM OF SIX (6) INCHES IN ALL LANDSCAPE BEDS.
d.ALL PLANTING AREA SOIL SHALL BE 2-WAY (60% SAND, 40% COMPOST) TOPSOIL FROM AN APPROVED SOURCE. PROVIDE A 1-QUART SAMPLE FOR APPROVAL PRIOR TO IMPORTING
ANY SOIL. TOPSOIL NOT MEETING INDUSTRY STANDARDS FOR COMPOSITION AND NUTRIENTS SHALL BE REJECTED.
e.APPLY 2 INCHES OF APPROVED PLANTING SOIL OVER PREPARED SUBGRADE AND TILL INTO TOP 4 INCHES OF SUBSOIL. INSTALL REMAINING PLANTING SOIL TO A MINIMUM OF 4
INCHES SO THE TOTAL MINIMUM DEPTH OF NEW PLANTING SOIL IN NO LESS THAN 8 INCHES. ROLL AND RAKE SMOOTH. ENSURE NO ROCKS OR OTHER DEBRIS EXCEEDING 3 INCHES
IN DIAMETER REMAIN.
f.IF PREPARED SOIL OR PREPARED SUBGRADE IS RE-COMPACTED, RESTORE AS DIRECTED BY THE CONSULTANT.
9.INSTALL ROCKS IN ALL PLANTING BEDS TO A DEPTH OF 3 INCHES.
10.ROCKS SHALL NOT BE ABOVE OR MORE THAN 1/2 INCH BELOW ADJOINING SURFACE. MULCH SHALL BE HELD BACK 2-3 INCHES FROM THE STEMS AND TRUNKS OF PLANTS.
11.DURING PLANTING OPERATIONS, KEEP ADJACENT PAVING AREAS CLEAN AND PROTECTED FROM DAMAGE. WORK AREA SHALL BE KEPT CLEAN AND ORDERLY.
12.REMOVE NURSERY TAGS AND STAKES.
13.WARRANTY: INSTALLER AGREES TO WARRANTY PLANTING THAT FAILS IN MATERIALS, WORKMANSHIP OR GROWTH WITHIN A WARRANTY PERIOD OF 12 MONTHS FROM THE DATE OF
PLANTING COMPLETION.
14.PLANT SYMBOLS SHALL DICTATE PLANT COUNT.
15.ALL LANDSCAPING SHALL BE PLANTED AND MAINTAINED IN A LIVING CONDITION BY THE CONTRACTOR UNTIL FINAL OWNER ACCEPTANCE.
16.IRRIGATION TO BE DESIGN BUILD BY IRRIGATION CONTRACTOR IF DESIRED BY OWNER. NOT PART OF THIS CONTRACT.
1" = 1'-0"
TREE SINGLE STAKE PLANTING
SHRUB AREAS.
PLANTING AT
STAKING DETAILPLANT PIT DETAIL
TURF AREAS.
PLANTING AT
FX-PL-FX-TREE-022 TREE ON SLOPE - UNMODIFIED SOIL
1/2" = 1'-0"
Native soil.
Round-topped soil
berm 4" high x 8" wide
above root ball surface shall
be centered on the downhill
side of the root ball for 240°.
Berm shall begin at root ball
periphery.
Finished grade.
Bottom of root ball rests on
existing or recompacted soil.
SECTION VIEW
Original slope should pass
through the point where the
trunk base meets
substrate/soil.
Prior to mulching, lightly tamp
soil around the root ball in 6"
lifts to brace tree. Do not over
compact. When the planting
hole has been backfilled, pour
water around the root ball to
settle the soil.
Loosened soil. Dig and turn
the soil to reduce the
compaction to the area and
depth shown.
4" layer of mulch. No more
than 1" of mulch on
top of root ball.
Slope sides of loosened soil.
3x widest dimension of root ball
SLOPE 5% (20:1) TO 50% (2:1)
3
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H:\ORNO\_Surface Water Management\MS4 Administration\MCM-5\2_Site Plan Reviews\Orono Garage Condos\Orono Garage Condos_PrelimPlan.docx
October 29, 2024
City of Orono
Attn: Adam Edwards
2750 Kelley Parkway
Orono, MN 55356
RE: Preliminary Plans
Orono Garage Condos
Engineering Review #1
Dear Adam:
As requested, we have completed an engineering review of the documents submitted for the above
referenced project. Following are my comments for your consideration:
1. Proposed improvements will require the installation of stormwater runoff management
practices to meet Minnehaha Creek Watershed District and NPDES requirements for runoff
treatment. The following should be considered regarding stormwater management:
a. Not enough information has been provided to determine if the proposed design is adequate.
A complete Stormwater Management Plan for the site meeting MCWD and NPDES
requirements should be provided for review.
b. Per MCWD requirements, the proposed stormwater runoff management system must
provide rate control and volume control for the new and fully reconstructed impervious
surfaces. For complete MCWD requirements, please refer to the following link:
Regulations - Minnehaha Creek Watershed District (MCWD)
c. Per NPDES requirements, the water quality volume must be treated, calculated as 1” times
the sum of the new and fully reconstructed impervious surfaces. If infiltration is prohibited
as outlined by NPDES requirements, a wet sedimentation basin or filtration basin may be
utilized. For complete NPDES requirements, please refer to the following links:
https://www.pca.state.mn.us/sites/default/files/wq-strm2-81a.pdf
https://www.pca.state.mn.us/sites/default/files/wq-strm4-94.pdf
d. The permanent best management practice chosen (infiltration, filtration, or wet
sedimentation) must meet the design requirements outlined in the MCWD and NPDES
permits.
e. Per City requirements to track TMDLs and reduce loads to meet required Waste Load
Allocations, the calculations for Total Suspended Solids (TSS) and Total Phosphorus (TP)
loading should be included in the report.
2. The sanitary sewer capacity provided to the site is sufficient to support the development.
3. The water main capacity provided to the site is sufficient to support the development.
240
Preliminary Plans
Orono Garage Condos
Page 2
H:\ORNO\_Surface Water Management\MS4 Administration\MCM-5\2_Site Plan Reviews\Orono Garage Condos\Orono Garage Condos_PrelimPlan.docx
4. Final Plans should include the following:
a. Site Plan
b. Grading, Drainage, and Erosion Control Plan
c. Utility Plan
d. Street Construction Plan
e. Landscape and Restoration Plan
f. SWPPP meeting NPDES requirements
g. City Standard Details
5. The applicant will be required to obtain the following permits and provide a copy of any
approvals required prior to Final Plat approval:
a. MPCA Sanitary Sewer Extension Permit
b. MDH Water Main Extension Permit
c. Minnehaha Creek Watershed District (MCWD)
d. NPDES General Construction Permit
6. The applicant will be required to submit a Maintenance Agreement for all stormwater
management structures and facilities. The agreement must define maintenance responsibilities
following completion of project, specify types and frequencies of inspection and maintenance
activities, designate who will conduct inspection and maintenance activities, and outline
reporting requirements. The Agreement should be recorded with the County per the City’s
approval process.
7. Drainage and Utility Easements should be provided as follows:
a. Over all stormwater management facilities used to meet regulatory requirements, including
access routes.
b. All swales, structures, and piping providing drainage for multiple properties.
c. 5’ along all side lot lines, unless adjacent to Development boundary.
d. 10’ along all front lot lines, rear lot lines, and adjacent to Development boundary.
8. Additional comments may be forthcoming once a complete Stormwater Management Plan is
provided.
If you have any questions or comments, please contact me to discuss.
Sincerely,
Bolton & Menk, Inc.
Robert E. Bean, Jr., P.E.
Water Resources Engineer
241
From:James VanEyll
To:Laura Oakden
Subject:RE: Garage Condo-
Date:Thursday, March 13, 2025 8:50:28 AM
Attachments:image001.png
image002.png
image003.png
Hi Laura,
I reviewed the attachments. They must add the hydrant inside their fenced-in area near the
southeast corner. It can be a private hydrant but we will need an easement to this location for the
water and sewer department to test and flush the hydrant.
Thanks
James Van Eyll, Fire Chief
ORONO FIRE DEPARTMENT
jvaneyll@oronomn.gov
952.249.4600 (Main)
952.249.4631 (Office)
952.367.6447 (Mobile)
Office: 2700 Kelley Parkway, Orono, MN 55356
www.Oronomn.gov
From: Laura Oakden <loakden@oronomn.gov>
Sent: Wednesday, March 12, 2025 9:54 PM
To: James VanEyll <jvaneyll@oronomn.gov>
Subject: Garage Condo-
James
Please look at the attached plans and let me know what you think. In the civil set there is a
identified fire lane turn around and in the maneuverability plan there is a access diagram. Can you
take a look and let me know tomorrow you comments please
Laura Oakden
Community Development Director
City of Orono
Direct: 952-249-4602
2750 Kelley Parkway, Orono, MN 55356
www.oronomn.gov
242
243
Angie & Dan Complin
2830 Goldenrod Way
Orono, MN 55356
January 28, 2025
Planning Commission
City of Orono
2750 Kelley Parkway
Orono, MN 55356
Dear Members of the Planning Commission,
We hope this letter finds you well. We are writing to share our thoughts on the proposed
garage condominium development at 430 Old Crystal Bay Road which is across the street
from our home. As residents, we want to express our appreciation for the vision behind this
project. The plans to redevelop the site into a more functional and attractive space are
encouraging, especially given the current state of the property.
While we are supportive of this project and its potential benefits, we kindly ask the
Commission and the developers to consider a few aspects that could help ensure the
development is a positive addition to our neighborhood.
1. Noise Management: As parents of two young children, maintaining a quiet and
peaceful environment is important to our family, particularly during our children’s
nap and bedtimes. We kindly ask that noise levels be carefully managed during
construction and operations, with consideration for timing that minimizes
disruptions to residents, especially those with young children.
2. Lighting Design: After reviewing the photometric study, we understand that lighting
is a critical component of the project for safety and functionality. However, we
would be grateful if measures could be taken to limit light spillover into nearby
homes, such as shielded, downward-facing fixtures. This would help preserve the
calm, natural character of the neighborhood, especially at night.
3. Landscaping: We were pleased to see the proposed landscape plan includes a
variety of trees and plantings. The addition of evergreens, in particular, is wonderful
as they will provide year-round greenery and privacy. We would respectfully
encourage the planting of mature trees to quickly restore the natural buffer between
the development and nearby homes that was lost when the original ~30 foot
evergreens were removed by the owner.
244
4. Traffic Impact: With the addition of multiple units, there may be an increase in
traffic flow in the area. If not already completed, a traffic study could provide
insights into any potential impacts and ensure the neighborhood and nearby
walking trails remain safe and accessible for everyone, especially children.
5. Construction Communication: We understand construction is a necessary part of
progress and appreciate the care that goes into planning such projects. Having a
clear timeline and regular communication from the developers would help
residents prepare for any disruptions and maintain a positive relationship
throughout the process.
6. Community Engagement: Finally, we want to encourage the developers to
consider engaging with nearby residents directly to share updates and gather
feedback. A collaborative approach could help address any remaining concerns
and ensure the project is truly a win-win for everyone involved.
Thank you for your time and for the care you bring to planning developments like this one.
We believe this project has the potential to be a wonderful improvement for our
community, and we appreciate your consideration of these thoughts as you move forward.
Please don’t hesitate to reach out if further discussion would be helpful.
Warm regards,
Angie & Dan Complin
Angie.complin@gmail.com
Dan.complin@gmail.com
245
From:Bill Bruning
To:Laura Oakden
Subject:Garage Condo Proposal
Date:Monday, February 10, 2025 7:25:50 PM
Hello Ms. Oakden,
With regards to the Garage Condo Proposal, we wish that this permit NOT be approved. Our concerns are the
additional air, light and noise pollution this facility will bring to our area resulting in diminished quality of life and
diminished property value.
A brief history. We moved to Orono 31 years ago. Before purchasing our house we visited Orono City Hall asking
where the highway 12 bypass was to be constructed. We were shown four routes, on record for 50 years, and chose
our home’s location based on the information Orono provided. Nine months later, a fifth route was suddenly
presented and approved by Orono, placing the highway next to our house. This required the elimination of the
majority of trees in our area as well as our neighbor’s house, a new bridge was torn down and replaced with a larger
lighted bridge, railroad was moved closer to our house, etc., all bringing 10 years of construction and 20+ years of
highway noise. Orono’s mayor at that time told us not to address MnDOT with our concerns. Last year, Orono
constructed a new public works facility by our house bringing additional traffic noise and all night lighting.
Orono has made it challenging to be residents. We ask that Orono not add to those challenges with the construction
of this garage condo facility.
Thank you,
Bette and Bill Bruning
315 Silver Meadow Dr. Orono
246
Date: March 17, 2025 Item: 7.1
Presenter: Laura Oakden, Community Development Director
Section: Other Items
Title: Appoint a Vice Chair
1.Purpose:
To appoint a Vice Chair to the Planning Commission
2.Background:
The Planning Commission has maintained a chair and a vice chair to the commission. The chair is
responsible for calling the meeting to order, calling for motions and adjournment of the meeting.
The vice chair assumes these responsibilities if the chair is absent from a meeting.
In January 2025 the City Council appointed Commissioner Bollis as the chair and Commissioner
Kirchner as the vice chair of the Planning Commission. Commissioner Kirchner has resigned from
the commission. The commission should discuss and recommend appointment of a new Vice
Chair for the remainder of the year.
3.Staff Recommendation:
Make a recommendation to appoint a new vice chair.
4.Planning Commission Action Requested:
Motion to nominate and appoint a new vice chair.
AGENDA ITEM
247
Sign I n !
NAME
1. 0 a fA 14C
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PLANNING COMMISSION
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ADDRESS
Date: r
S' t.rc 11eh-I c
N PoA5
PRESENT TO SPEAK FOR:
ITEM # PUBLIC COMMENT
6* MJTL 64b 741P 1:1
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14. ❑
15. ❑
assistive listening device available upon request