AGENDA BOARD OF ZONING APPEALS Tuesday, May 1, 2018 – 5:30 PM City Council Chambers 125 East Avenue B, Hutchinson, Kansas 1. ROLL CALL Richardson Hamilton Carr (Vice Chair)
Woleslagel Wells Hornbeck (Chair)
Bisbee Roberts-Ropp Peterson
2. APPROVAL OF MINUTES – Meeting of April 17, 2018. 3. CORRESPONDENCE & STAFF REPORTS – Motion to accept documents into the official record. 4. PUBLIC HEARINGS a. ZV18-000001, Prairieland Partners Variance Request, 1800 S Lorraine St Request for a one-foot variance from the maximum building height requirements established in §27419.I. of the Hutchinson Zoning Regulations, which require that structures be no taller than 35 feet. (Staff Representative: Jana McCarron, AICP, Director of Planning & Development) Action: Motion to (approve / modify and approve / deny) variance request ZV18-000001 from the requirements of the Hutchinson Zoning Regulations, Sec. 27-419.I. (Height Requirements for a structure in the C-3 Outdoor Commercial District from 35’ to 36’) for the property located at 1800 South Lorraine Street based upon a finding that the factors required for approval (are / are not) met. 5. UPCOMING CASES - None 6. OPEN COMMENTS FROM THE AUDIENCE (Please limit comments to five minutes.) 7. ANNOUNCEMENTS – None 8. ADJOURNMENT
Staff Contacts:
Jana McCarron Amy Allison Charlene Mosier
620-694-2681 620-694-2638 620-259-4133
Aaron Barlow Jade D. Shain
620-259-4198 620-259-4134
ITEM 2 BOARD OF ZONING APPEALS MINUTES MEETING OF: TUESDAY, APRIL 17, 2017 MEETING LOCATION: CITY COUNCIL CHAMBERS 125 EAST AVENUE B 1.
ROLL CALL The Board of Zoning Appeals meeting was called to order at 5:30 p.m. with the following members present: Jon Richardson (1/1), Janet Hamilton (1/1), Todd Carr (1/1), Brock Wells (1/1), Tom Hornbeck (1/1), Terry Bisbee (1/1), Valerie Roberts-Ropp (1/1), and Darryl Peterson (1/1). Member Mark Woleslagel (0/1) was absent. Planning Staff present were Jana McCarron, Director of Planning and Development; Aaron Barlow, Associate Planner; Amy Allison, Housing Program Coordinator, and Jade Shain, Planning Technician.
2.
APPROVAL OF MINUTES The minutes of the December 19, 2017 meeting were approved on a motion by Hornbeck, seconded by Hamilton, passed unanimously.
3.
CORRESPONDENCE & STAFF REPORTS The documents and staff reports were accepted into the official record on a motion by Bisbee, seconded by Carr, passed unanimously.
4.
PUBLIC HEARING a. SUP18-000001, Request for a special use permit to open a banquet hall on property located at 329 N Van Buren St. Hornbeck asked for the staff presentation. McCarron provided the staff presentation. McCarron also made corrections to the staff report, as follows: The property at 329 N Van Buren is zoned EN Established Neighborhood District. The applicant, Jerry and Gracie Grajeda of Mi Tierra Restaurant and Cantina, Inc., has requested a Special Use Permit to conduct a banquet hall use at the existing structure. McCarron presented the standard factors of approval for special use permit requests:
BOARD OF ZONING APPEALS MINUTES MEETING OF: TUESDAY, APRIL 17, 2017
Finding 1. Character of the neighborhood
2. Current zoning and uses of nearby property *Rezone application to be considered by City Council on 4/17/2018
Analysis The subject property is located in a mixed use neighborhood that includes a variety of surrounding uses. The property was developed for a Tavern Use, which was the former use of the property. The proposed Banquet Hall use is in keeping with the character of the neighborhood. Location Zoning Use Subject EN Established Currently empty building that was formerly a tavern Property Neighborhood* North South East West
EN Established Neighborhood District I-2 Industrial District P/I Public and Institutional District I-2 Industrial District
Met | Not Met Met
Single-family residential Kansas Power and Light Transformer
Met
Veterans of Foreign Wars Post 906 Beckman Refrigeration
3. Suitability of the property for the proposed use as presently zoned
The proposed use is for a banquet facility, which is typically has the same level of impact as the former, tavern use.
Met
4. Extent of detrimental effects to nearby properties if the application were approved
The banquet hall is not anticipated to have detrimental impacts on nearby properties. No comments have been submitted by surrounding property owners.
Met
5. Length of time the property has remained vacant
The tavern use was discontinued in March 2017. The applicant is hoping to convert the property to a banquet hall use, as he is unable to maintain the tavern use on the site.
Met
6. Relative gain to the public health, safety and welfare compared to the hardship imposed upon the landowner if the application were denied
Health, safety, and welfare: The banquet hall use is not expected to have adverse impacts on the public health, safety and welfare.
7. Conformance of this request to the Comprehensive Plan *Comprehensive plan amendment application to be considered by City Council on 4/17/2018
8. Impact on public facilities and utilities
Landowner hardship: If the special use permit is not granted, the landowner would be unable to use the property as a banquet hall and the building would likely remain vacant.
Met
This request conforms to the Comprehensive Plan, which calls for commercial* uses on the property.
Met
This is an existing, developed site. No impacts on public facilities and utilities are anticipated.
Met
2
BOARD OF ZONING APPEALS MINUTES MEETING OF: TUESDAY, APRIL 17, 2017
Hornbeck asked the applicant to address the board. Grajeda spoke to the Board about his request. He spoke about the need for the City of Hutchinson to have a banquet hall space available for people to rent at 329 N Van Buren St. Substantial improvements have already been made to the property (heating and cooling, millings for parking, new exterior painting). Wells arrived at 5:47 PM. Hornbeck asked if there were any members of the public that wanted to address the Commission; there were none. Hornbeck closed the public hearing and asked for Staff to provide the recommendation. McCarron said staff recommends approval with the following conditions, as amended: 1. This special use permit shall only be used for a banquet hall and reception facility use at the above-listed location. 2. All required permits shall be obtained prior to any construction, including installation of a grease trap. Please contact the Inspections Department at 694-2630 for more information. 3. The revised plans (Exhibit B) of the staff report provide the required improvements, which shall be installed according to the following: a. The parking lot and drive aisles shall be paved with asphalt or concrete and the striping shall be placed within one year of the date of the Board of Zoning Appeals consideration of the case (no later than April 17, 2019). The applicant may request a one-year extension of the paving requirement from the Board of Zoning Appeals. The City is considering revision of its paving requirements for existing, unpaved properties. Should the regulations change within the one-year timeframe, the applicant may submit a written request to the Board to have the permit amended to comply with the new regulations. There shall be no charge for the amendment. If the regulations are not revised and the paving is not installed within the required timeframe, the special use permit shall be revoked, and the use discontinued. 4. The existing sign may be refaced without obtaining a permit.. A permit is required from the Planning & Development Department if a new sign is installed. 5. If fencing is to be installed, a permit is required from the Planning & Development Department. 6. Prior to installation of the required paving, a permit is required from the Planning & Development Department.
3
BOARD OF ZONING APPEALS MINUTES MEETING OF: TUESDAY, APRIL 17, 2017
7. An occupancy permit shall be required prior to use of the building. Please contact the Inspections Department.
Hornbeck closed the hearing and asked for a motion. Motion by Carr, seconded by Bisbee and passed unanimously, to approve with conditions #SUP18-000001 for a special use permit to conduct a banquet hall use for property located at 329 N Van Buren St. 5.
UPCOMING CASES a. ZV18-000001, Prairieland Partners Expansion Height Variance, 1800 S Lorraine St
6.
OPEN COMMENTS FROM THE AUDIENCE a. There were no comments from the audience.
7.
ANNOUNCEMENTS a. None.
8.
ADJOURNMENT – The meeting adjourned 6:05 p.m.
Respectfully Submitted, Jade Shain, Planning Technician
Approved this 1 day of May, 2018
Attest:
4
4A Agenda Item #: ____
STAFF REPORT
Planning Commission Board of Zoning Appeals
APPLICANT INFORMATION
DENIAL
Request for a one-foot variance from the maximum building height requirements established in §27-419 of the Hutchinson Zoning Regulations, which require that structures be no taller than 35 feet. See Exhibit A. The property is designated as Commercial on the 2017-2037 Comprehensive Plan Land Use Map. Agricultural implement sales and repair are compatible with this land use designation.
STAFF REPRESENTATIVE: Jana McCarron, AICP Planning & Development Director APPLICANT: Vance Voth Engineering Consultants 1227 N Main St Hutchinson KS 67501 PROPERTY OWNER: Prairie Land Partners, Inc. 811 E 30th Ave, Ste F Hutchinson KS 67502 DESIGN PROFESSIONAL: See Applicant CONCURRENT APPLICATIONS: SIT18-000006 APPLICATION MATERIALS: See City website: www.hutchgov.com ZONING: C-3, Outdoor Commercial District
PROPERTY INFORMATION
STAFF PROJECT SUMMARY COMP PLAN COMPATIBILITY
RECOMMENDATION:
1800 S Lorraine St
STAFF
Comprehensive Plan Amendment Conditional Use Permit Final Plat Language Amendment Preliminary Plat Study Session Subdivision Variance Zoning Amendment Other Appeal Special Use Permit Variance
APPROVAL
PUBLIC HEARING: YES NO MEETING DATE: May 1, 2018
DATE: April 17, 2018
PROPERTY PHOTO
REQUEST
Planning & Development Department 125 E Avenue B | Hutchinson KS 67501 620.694.2639
CASE #: ZV18-000001
COMP PLAN DESIGNATION: Commercial SUBDIVISION: Not Platted EXISTING LAND USE: Agricultural equipment sales and service SITE IMPROVEMENTS: 35,936 square feet of retail, storage and repair buildings; parking facilities; outdoor display areas
NOTIFICATIONS & REVIEW
LOCATION MAP
SIZE OF PROPERTY: 9.4 acres (this parcel); 35 acres total property DEVELOPMENT REVIEW: 4/10/2018 PUBLIC NOTICE PUBLISHED 4/7/2018, Hutchinson News PROPERTY OWNER NOTICE MAILED: 4/5/2018 to 9 owners of 11 surrounding properties NEXT STEPS: Site Plan approval, if approved
FOR OFFICE USE ONLY
Approved Approved with Conditions Denied Tabled
ZV18-000001 PrairieLand Partners Height Variance
BZA STAFF REPORT 5/1/2018 PUBLIC HEARING
ANALYSIS OF FINDINGS OF FACT REQUIRED FOR VARIANCE REQUESTS: Finding 1. The request for a variance must arise from a condition which is unique to the property in question, is not commonly found on other parcels in the same zone or district, and is not created by an action or actions of the property owner or applicant. 2. Granting of the variance must not adversely affect the rights of adjacent property owners or residents. 3. Strict application of the zoning regulations must cause an unnecessary hardship for the property owner. The variance must not merely serve as a convenience to the applicant but must alleviate some demonstrable or unusual hardship or difficulty. 4. Granting of the variance must not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare.
5. Granting of the variance must not be contrary to the general spirit and intent of the Zoning Regulations.
Met | Not Met
Analysis The property is zoned C-3, Outdoor Commercial District, which allows for the proposed use, but has the same height limits as most other commercial districts (35 feet). However, over time, agricultural equipment has become larger and the additional height on the building is needed to accommodate repair of this equipment. In addition, this is a large property and a unique use. Staff believes this condition is met.
Met
The subject property includes 9 acres (and a total of 35 acres) that abuts K-61, as well as US 50 Highway. There is a storage unit development in the vicinity of the site, but that use is located a substantial distance away and the variance request of an additional one foot in height will not adversely impact that property.
Met
If the variance request is not approved, PrairieLand Partners will not be able to adequately service their customer base. This would represent a hardship to the property owner.
Met
The request would not adversely affect the public health, safety, morals or general welfare of the City.
Met
Agriculture is a vital part of the Hutchinson area economy and PrarieLand Partners provides vital services to a wide variety of agricultural based businesses and individuals, thereby promoting the health and general welfare of the citizens. The location of this facility is in an area zoned for this type of use. Of the provisions listed in Section 27-102 "Purpose and Intent" of the Hutchinson Zoning Regulations, this addition is supported by nearly all of the intentions of the regulations. Item J regulates and restricts the height of buildings. In this case, the addition exceeds the height restriction by only one foot (2.85%) of the allowable height. This property is one of a few portions of the City that is zoned C-3, Outdoor Commercial District. The use is also allowed in the industrial zoning districts, which have no height limitations. Height limitations are typically put in place to allow for adequate light and air flow on surrounding properties. Due to the size of the property, the remoteness of the location and the unique nature of the use, staff believes that the variance request is not contrary to the general spirit and intent of the Zoning Regulations.
2
Met
ZV18-000001 PrairieLand Partners Height Variance
BZA STAFF REPORT 5/1/2018 PUBLIC HEARING
ELEVATION DRAWINGS:
3
ZV18-000001 PrairieLand Partners Height Variance
BZA STAFF REPORT 5/1/2018 PUBLIC HEARING
SITE PLAN (REVISED 04/16/2018):
4
ZV18-000001 PrairieLand Partners Height Variance
BZA STAFF REPORT 5/1/2018 PUBLIC HEARING
SITE PLAN (ENLARGED):
5
ZV18-000001 PrairieLand Partners Height Variance
BZA STAFF REPORT 5/1/2018 PUBLIC HEARING
ZONING MAP:
COMPREHENSIVE PLAN LAND USE MAP:
6
ZV18-000001 PrairieLand Partners Height Variance
BZA STAFF REPORT 5/1/2018 PUBLIC HEARING
PHOTOGRAPHS OF THE SUBJECT PROPERTY:
DEVELOPMENT REVIEW COMMITTEE COMMENTS: A development review committee meeting was held on April 10, 2018 to consider this request. No comments were received other than those from the Planning & Development Department. ATTACHMENTS: Exhibit A – Elevation Drawings Exhibit B — Site Plan
7
TI R
C
F
O
ON
4-2-18
NOT
EXHIBIT A
NTS
100% P
RI
GRESS P RO
C ONS T R
U
ENGINEERING
PA
CONSULTANTS
1227 NORTH MAIN STREET HUTCHINSON, KANSAS 67501 P 620-665-6394 www.echutch.com F 620-665-0218 THIS DRAWING IS THE PROPERTY OF ENGINEERING CONSULTANTS, P.A. AND SHALL NOT BE COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION FROM ENGINEERING CONSULTANTS, P.A.
GALVALUME ROOF PANELS
6
7
8
9
10
11
MECHANICAL LOUVERS, TYP SEE MECH. DRAWINGS PREFINISHED GUTTERS, TYP PREFINISHED DOWNSPOUT, TYP
ROOF 132' - 0"
PREFINISHED ARCHITECTURAL METAL WALL PANEL
EAVE 2 124' - 0" EAVE 3 116' - 0" OD4 OD3 OD2 C
C 24
E2R 25
E2R
29
E2R
E2R
FINISH FLOOR 100' - 0" 4'-0" HIGH CONCRETE ABUSE WALL. PRE-CAST OR CAST-IN-PLACE (CONTRACTOR OPTION)
NORTH ELEVATION - AREA A & B 3/32" = 1'-0"
E
D
C.6
C.3
C
PREFINISHED RAKE TRIM
LIGHT FIXTURES, TYP SEE ELEC. DRAWINGS
B
A
PREFINISHED ARCHTECTURAL METAL WALL PANEL - VERIFY GUAGE
A.1
PREFINISHED GUTTER, TYP PREFINISHED DOWNSPOUT, TYP
ROOF 132' - 0"
EXTERIOR RIBBED BY PEMB SUPPLIER
OD7
C
OD6
No
1
EXISTING BUILDING TO REMAIN & PROTECT
6"ø BOLLARDS, TYP SEE STRUCTURAL DETAIL 6 / S3.0 PAINT WITH YELLOW ENAMEL PAINT.
TYPICAL: OVERHEAD DOORS TO BE PROVIDED w/ 12"H x 24"W WINDOWS, QUANTITY AS SHOWN, AND AT A HEIGHT OF 5'-0" TO CENTER. SEE DOOR SCHEDULE.
C DATE:
23
FINISH FLOOR 100' - 0" 6"ø BOLLARDS , TYP SEE STRUCTURAL DETAIL 6 / S3.0 PAINT WITH YELLOW ENAMEL PAINT.
2
EAST ELEVATION 3/32" = 1'-0"
4'-0" HIGH CONCRETE ABUSE WALL PRE-CAST OR CAST-IN-PLACE (CONTRACTOR OPTION)
TYPICAL: OVERHEAD DOORS TO BE PROVIDED w/ 12"H x 24"W WINDOWS, QUANTITY AS SHOWN, AND AT A HEIGHT OF 5'-0" TO CENTER. SEE DOOR SCHEDULE.
4-2-2018
JOB No:
17-237
DESIGN BY:
BLE
DRAWN BY:
TS
CHECK BY:
BLE
PRAIRIELAND PARTNERS SHOP ADDITION & REMODEL
EXTERIOR ELEVATIONS
A2.0 OF
C:\Users\tomomi\Documents\17-237_RVT2017_tomomi.rvt
OD5
4/2/2018 1:58:48 PM
LIGHT FIXTURES, TYP SEE ELEC. DRAWINGS
5
1800 S. LORRAINE, HUTCHINSON, KANSAS 67501
4
SHOP ADDITION & REMODEL
DOWNSPOUT, TYP
3.5
PRAIRIELAND PARTNERS
3
Revision Schedule Description Date
2
MATCH LINE
1
F
R
C
TI
ON
4-2-18
NOT O
NTS
100% P
RI
GRESS P RO
C ONS T R
U
ENGINEERING
MATCH LINE
11
PREFINISHED FUTTER, TYP
PA
PREFINISHED DOWNSPOUT, TYP
CONSULTANTS
RIDGE 115' - 4"
1227 NORTH MAIN STREET HUTCHINSON, KANSAS 67501 P 620-665-6394 www.echutch.com F 620-665-0218
EAVE 1 110' - 0" B
01
B
B
THIS DRAWING IS THE PROPERTY OF ENGINEERING CONSULTANTS, P.A. AND SHALL NOT BE COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION FROM ENGINEERING CONSULTANTS, P.A.
B
FINISH FLOOR 100' - 0"
EXISTING BUILDING TO REMAIN & PROTECT
NEW WALL PANELS AND GUTTER IF OLD CONNOT BE USED
SOUTH ELEVATION - AREA C 3/32" = 1'-0" 8
7
6
5
4
3.5
3
2
1
GALVALUME ROOF PANELS
LIGHT FIXTURES, TYP SEE ELEC. DRAWINGS
PREFINISHED GUTTER, TYP PREFINISHED ARCHITECTURAL METAL WALL PANEL
ROOF 132' - 0" PREFINISHED DOWNSPOUT, TYP
D
D
D
OD10
OD8
OD11
OD12 C
OD9
C 09
10
11
20
21
FINISH FLOOR 100' - 0" 6"ø BOLLARDS, TYP SEE STRUCTURAL DETAIL 6 / S3.0 PAINT WITH YELLOW ENAMEL PAINT.
1
4'-0" HIGH CONCRETE ABUSE WALL. PRE-CAST OR CAST-IN-PLACE (CONTRACTOR OPTION)
TYPICAL: OVERHEAD DOORS TO BE PROVIDED w/ 12"H x 24"W WINDOWS, QUANTITY AS SHOWN, AND AT A HEIGHT OF 5'-0" TO CENTER. SEE DOOR SCHEDULE.
SOUTH ELEVATION - AREA A & B 3/32" = 1'-0"
PREFINISHED RAKE TRIM A.1
A
PREFINISHED ARCHITECTURAL METAL WALL PANEL C
B
C.3
C.6
D
1800 S. LORRAINE, HUTCHINSON, KANSAS 67501
9
SHOP ADDITION & REMODEL
10
PRAIRIELAND PARTNERS
11
MATCH LINE
E
PREFINISHED GUTTER, TYP F
F
F
G
G
G
G
F
F
PREFINISHED DOWNSPOUT, TYP
F
ROOF 132' - 0"
No
EAVE 2 124' - 0" TOP OF PARAPET 119' - 0" EAVE 3 116' - 0"
Revision Schedule Description Date
NEW LOADING DOCK
3
WEST ELEVATION 3/32" = 1'-0"
EXISTING BUILDING TO REMAIN & PROTECT
DATE:
4-2-2018
JOB No:
17-237
DESIGN BY:
BLE
DRAWN BY:
TS
CHECK BY:
BLE
PRAIRIELAND PARTNERS SHOP ADDITION & REMODEL
EXTERIOR ELEVATIONS
A2.1 OF
C:\Users\tomomi\Documents\17-237_RVT2017_tomomi.rvt
FINISH FLOOR 100' - 0"
4/2/2018 1:58:53 PM
2
EXHIBIT B
GENERAL NOTES CONTRACTOR WILL BE REQUIRED TO PROVIDE A MINIMUM ADVANCE NOTICE OF SEVENTY- TWO (72) HOURS TO UTILITY COMPANIES PRIOR TO STARTING ANY EXCAVATIONS AS FOLLOWS: KANSAS ONE CALL 1-800-DIG-SAFE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, AND CONDITIONS SHOWN ON THESE DRAWINGS WITH ACTUAL DIMENSIONS, ELEVATIONS, AND CONDITIONS AT THE JOB SITE. NOTIFY THE ENGINEER OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION.
NEW CATCH BASIN TYPICAL. SEE DETAIL B, SHEET C4
PRIOR TO CONSTRUCTION, CONTRACTOR TO FIELD VERIFY LOCATION OF ALL UTILITIES. MAINTAIN SERVICE THROUGHOUT CONSTRUCTION AND REPAIR OR REPLACE ALL DAMAGED UTILITIES AT NO EXPENSE TO OWNER.
By Jana McCarron at 1:57 pm, Apr 16, 2018
SAWCUT EXISTING ASPHALT
THE CONTRACTOR SHALL BE RESPONSIBLE FOR PRESERVING PROPERTY PINS. THE CONTRACTOR WILL BE REQUIRED TO RE-ESTABLISH ANY PROPERTY IRONS WHICH ARE DAMAGED OR DESTROYED BY CONSTRUCTION OPERATIONS. SUCH IRONS SHALL BE RE-ESTABLISHED BY A LICENSED LAND SURVEYOR IN ACCORDANCE WITH STATE LAWS. WHERE NEW UTILITIES CONNECT TO EXISTING UTILITIES OR STRUCTURES, CONTRACTOR TO VERIFY LOCATION, SIZE AND ELEVATIONS OF EXISTING CONDITION. PROVIDE FITTINGS OR OTHER CONNECTIONS AS REQUIRED TO ENSURE A WORKING SYSTEM.
NEW CONCRETE WALL / RAMP BY OWNER NEW CONCRETE PAVING SECTION - SEE DETAIL E, SHEET C4.
CONSULTANTS 1227 NORTH MAIN STREET HUTCHINSON, KANSAS 67501 P 620-665-6394 www.echutch.com F 620-665-0218 THIS DRAWING IS THE PROPERTY OF ENGINEERING CONSULTANTS, P.A. AND SHALL NOT BE COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION FROM ENGINEERING CONSULTANTS, P.A.
A MINIMUM HORIZONTAL DISTANCE OF 10 FEET SHALL BE MAINTAINED BETWEEN WATER AND SEWER LINES. AT POINTS WHERE SEWERS CROSS WATER MAINS, THE SEWER SHALL BE CONSTRUCTED OF DUCTILE IRON, PLASTIC PIPE WITH GASKETED JOINTS, OR PIPE ENCASED IN CONCRETE FOR A DISTANCE OF 10 FEET IN EACH DIRECTION OF THE CROSSING UNLESS THE WATER MAIN IS AT LEAST 2 FEET ABOVE THE SEWER.
NEW CONCRETE OUTLET STRUCTURE - SEE DETAIL A, SHEET C4. NEW STABILIZED VEHICULAR SECTION SEE DETAIL D, SHEET C4.
NEW 5' CONC. SIDEWALK NEW PARKING (18 STALLS) MIN. STALL SIZES ARE 9'x18'
EXISTING PARKING (10 STALLS - 2 ADA) MIN. STALL SIZES ARE 9'x18'
WATER AND SEWER LINES SHALL NOT BE PLACED IN THE SAME TRENCH OR EXCAVATION.
NEW CONCRETE PAVING SECTION - SEE DETAIL E, SHEET C4.
THE CONTRACTOR SHALL RESTORE ALL DITCHES, SWALES, ROAD SHOULDERS, ENTRANCES AND BANK LINES TO THEIR ORIGINAL SLOPES AND GRADES EXCEPT AS SHOWN OTHERWISE.
PROVIDE CONTROL JOINTS AS SHOWN - SEE DETAIL H, SHEET C4.
ALL LAWN/TURF AREAS DISTURBED BY CONSTRUCTION OF THE PROPOSED IMPROVEMENTS SHALL BE RESTORED WITH THE SAME GRASS/SOD AS EXISTING. RESTORATION OF THE DISTURBED AREAS SHALL INCLUDE, BUT NOT BE LIMITED TO, TOP SOIL PREPARATION, SEEDING, MULCH AND/OR RESEEDING.
REMOVE EXISTING CONCRETE
NEW 5' CONC. SIDEWALK
ALL SIGNS, GUARD POSTS, FENCES, DELINEATOR POSTS, AND RAILROAD TIES REQUIRED TO BE REMOVED TO CLEAR CONSTRUCTION SHALL BE REPLACED BY CONTRACTOR. COST SHALL NOT BE PAID FOR DIRECTLY, BUT SHALL BE CONSIDERED SUBSIDIARY TO OTHER ITEMS OF WORK.
EXISTING CONCRETE WALL TO BE REMOVED.
THE CONTRACTOR WILL BE RESPONSIBLE FOR INSTALLATION OF ALL REMOVED SIGNS IN ACCORDANCE WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, LATEST ADDITION.
PROVIDE EXPANSION JOINTS AS SHOWN (EJ) SEE DETAIL I, SHEET C4.
DISPLAY AREA (20'x150') ±3000 S.F.
THE CONTRACTOR MUST EXAMINE THE CONSTRUCTION SITE PRIOR TO BIDDING AND BE SATISFIED AS TO THE WORK SHOWN FOR COMPLETION. AFTER BIDS HAVE BEEN RECEIVED, THE CONTRACTOR SHALL NOT ASSERT THAT THERE WAS A MISUNDERSTANDING OF THE QUANTITIES OF WORK OR OF THE NATURE OF THE WORK TO BE COMPLETED.
PRAIRIELAND PARTNERS
REMOVE EXISTING CONCRETE
SHOP ADDITION & REMODEL
THERE SHALL BE NO PHYSICAL CONNECTION BETWEEN A POTABLE WATER SYSTEM AND A SEWER OR APPURTENANCE THERETO, WHICH WOULD PERMIT THE PASSAGE OF ANY WASTEWATER OR POLLUTED WATER INTO THE POTABLE WATER SUPPLY.
1800 S. LORRAINE, HUTCHINSON, KANSAS 67501
PROTECT ALL EXISTING STRUCTURES, UTILITIES, TREES, ETCETERA WHICH ARE TO REMAIN. REPAIR OR REPLACE ALL DAMAGED COMPONENTS AS DIRECTED BY ENGINEER.
LOADING SPACE (12'x35')
NEW CURB & GUTTER SEE DETAIL F, SHEET C4
PA
FINISH GRADE TO PROVIDE POSITIVE DRAINAGE AWAY FROM ALL BUILDINGS. CONTRACTOR SHOULD CONSIDER DRAINAGE DURING CONSTRUCTION. TEMPORARY RE-ROUTING OF EXISTING DRAINAGE FLOWS ARE ACCEPTABLE AS LONG AS POSITIVE DRAINAGE AWAY FROM STRUCTURES IS MAINTAINED AT ALL TIMES.
NEW SWALE - SEE DETAIL C, SHEET C4
DISPLAY AREA (20'x230') ±4600 S.F.
ENGINEERING
1" =60'-0"
LEGEND
BENCHMARKS: OPUS-20160352: 5/8" REBAR W/PINK GSS CAP, LOCATED 37.71' EAST NORTHEAST TO 5/8" REBAR W/ALUMINUM CAP AT RIGHT OF WAY AND 59.35' NORTHEAST TO SET MAG NAIL SOUTH FACE OF LIGHT POLE. ELEVATION=1515.02 (NAVD88) VERTICAL DATUM:
HORIZONTAL DATUM:
NAVD88
U.S. SURVEY FEET
SURVEY OF RECORD: GARBER SURVEYING SERVICE PROJECT NUMBER: G2017-807 DATE: 02/12/2018
BASIS OF BEARING: NAD83 KANSAS SOUTH ZONE
PARKING TABULATION:
4-13-2018
No
PROJECT CONTROL
10 SERVICE BAYS x 2 = 20 SPACES 7,600 S.F. OF DISPLAY AREA / 1000 = 8 SPACES REQUIRED 28 SPACES REQUIRED
DATE:
28 STALLS PROVIDED · 10 EXISTING (2 ADA) · 18 NEW
DESIGN BY:
4-6-2018
JOB No:
17-237 VV
DRAWN BY:
JAK
CHECK BY:
BLE
PRAIRIELAND PARTNERS HUTCHINSON - ADDITIONS
LAYOUT - GENERAL NOTES
A
PLAN OF CONCRETE ALTERNATE #1 1" =60'-0"
C1 OF
\\FS2\COMPANY\LDD\_GSSFILES\2018\20180055 C3D\DWG\ENG\20180055 PLAN SHEETS.DWG
LAYOUT - GENERAL NOTES
4/13/2018 2:50:51 PM
NORTH
REVISED PER PDD COMMENTS
Revision Schedule Description Date
EROSION CONTROL OF DISTURBED AREAS TO BE INSTALLED PER EROSION CONTROL PLAN AND THE SWPPP.