HomeMy WebLinkAboutJZ Arbor Glen CUP & Rezoneb
BUSINESS ITEM 5b
PLANNING COMMISSION
DATE: 01/25/2016
AGENDA ITEM: 5B– PUBLIC HEARING
CASE # 2015-19
ITEM: Public Hearing for Arbor Glen Senior Living Facility –Rezoning and
Conditional Use Permit.
SUBMITTED BY: Stephen Wensman, City Planner
REVIEWED BY: Joan Ziertman
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Rezoning and Conditional Use Permit request
from Arbor Glen Senior Living LLC for an 84-unit Congregate Housing (Senior Living) to be
located on 3.72 acres of land at the northeast corner of Lake Elmo Ave N (CR 17) and 39th St North.
The Comprehensive Plan guides the site as Village Center - Mixed Use VMX Zoning District. The
proposal fits the City’s definition of Congregate Living which is a conditional use in the VMX
District. The proposed facility exceeds the density allowed by the comprehensive plan, therefore, the
applicant is proposing a concurrent comprehensive plan text amendment to allow additional density
for senior congregate housing facilities with services. The site has urban services available. On
December 14, 2015, the Planning Commission opened the public hearing and continued it to the
January 25, 2016 meeting date to provide staff adequate time to process a comprehensive plan text
amendment concurrent with this land use request. Staff is recommending that Planning Commission
recommend approval of the requests with the following motions:
1. Move to recommend rezoning Lot1, Block 1, Brookman 3rd Addition from the GB-General
Business to VMX – Village Mixed Use Zoning District.
2. Move to recommend approval of a conditional use permit for Congregate Housing with _
conditions.
GENERAL INFORMATION
Applicant: Arbor Glen Senior Living, LLC, 215 N. 2nd Street, Suite 204
Property Owner: Frisbie Properties, 215 LLC, 215 N. 2nd Street, Suite 204
Location: Northeast corner of Lake Elmo Ave N (CR 17) and 39th St North,
Lot1, Block 1, Brookman 3rd Addition, Washington County, MN
PID: 13-029-21-22-0012
Lot Size: 3.72 Acres
Existing Land Use Commercial – Vacant.
Current Zoning: GB – General Business.
Proposed Zoning: VMX – Village Center Mixed Use.
2
BUSINESS ITEM 5b
Surrounding Land Use: North – Village Preserve Subdivision;
East – Vacant Commercial;
West – CR 17/undeveloped Village Urban Low Density; and
South – 39th St North and vacant Commercial.
Surrounding Zoning: North - LDR – Low Density Residential;
East – GB- General Business;
West - RT – Rural Development Transitional; and
South – GB-General Business
Deadline for Action: Application Complete – November 17, 2015
60 Day Deadline – January 16, 2016
Extension Letter Mailed – No
120 Day Deadline – March 17, 2016
Applicable Code: Article VII – Specific Development Standards
Article XI – Village Mixed Use District
Article VI – Environmental Performance Standards
City of Lake Elmo Design Guidelines and Standards Manual
REVIEW:
Arbor Glen Senior Living LLC is requesting a rezoning of Lot 1, Block 1, Brookman 3rd Addition
from GB-General Business to VMX – Village Center Mixed Use, and a conditional use permit to
allow Congregate Housing. The applicant is proposing an 84 unit (plus one guest suite) senior living
facility at the corner of County Road 17 and 39th Street N. The proposed facility will have a total of
84 units: 24 memory care, 29 assisted living, and 31 independent living units, plus 1 guest suite. The
memory care facility is located on the first floor and is a secure facility. The assisted living is located
on the second floor, and the independent living is on both the first and second floors. The State of
MN licenses memory care and assisted living facilities. The facility will be run by the Ebineezer
Society. The memory care rooms do not have kitchens, and are not considered residential for
building code purposes, nor does the Metropolitan Council consider them as residential units. The
assisted living and independent living units have kitchens and bathrooms and are considered
residential units by MN State building code and the Metropolitan Council. The assisted living
residents will utilize a range of living assistance in the facility depending on the needs of the resident.
Assisted living residents will not own cars or drive. A facility owned van will provide transportation
for residents to access service and shopping needs.
The site is located in the GB-General Business zoning district, but is guided in the Comprehensive
Plan as Village Mixed Use. The senior living facility fits the definition of Congregate Housing in the
City’s Code of Ordinances which is a conditional use in the VMX – Village Mixed Use zoning
district. After the initial application, it was determined that the proposal exceeds the density allowed
in the City’s Comprehensive Plan, therefore, the applicant has submitted application for a
comprehensive plan text amendment to allow an increase in density for senior congregate housing
with services.
Rezoning/Comprehensive Plan Designation:
The proposed senior living facility is located in the GB-General Business zoning district and is
guided in the Comprehensive Plan as VMX – Village Center Mixed Use. The applicant has made
application to rezone the property to VMX – Village Center Mixed Use. The GB-General Business
3
BUSINESS ITEM 5b
zoning classification no longer exists in the City Code of Ordinances, and the Village Mixed Use
standards are the basis for this review.
Density:
The proposal is for the senior living facility to be rezoned to VMX – Village Mixed Use zoning
district. The underlying density in the VMX district refers directly to the comprehensive plan. The
VMX district code specifically states: “no development may exceed the residential density range as
specified in the Comprehensive Plan for the Village Mixed Use land category.” That density is 5-10
units per acre. Of the 84 units, 24 are memory care units which do not qualify as “housing units”
according to the Metropolitan Council’s definition. The proposed assisted living facility will have a
density of:
60 units/3.72 acres - 16 units per acre
The proposed senior living facility exceeds the underlying density allowed by the comprehensive
plan and cannot be approved under the proposed zoning and comprehensive plan guidance without a
comprehensive plan text amendment.
Site Character:
The site is vacant and relatively flat. A hedgerow of Amur Maples and Spruce line the northern
property line.
Architecture:
The proposed building is an architecturally pleasing mix of lap siding, shingles, brick and stone. The
façade is varied with a balconies, windows, dormers and other architectural elements breaking up the
massing and creating visual interest. The entrance is articulated with an architectural canopy. The
canopy will have a 13’-6’ clearance to allow for van/bus resident pick-up and drop-off. The
architecture is compliant with the City’s Design Guidelines and Standards Manual.
Dimensional Standards:
The allowed impervious surface in the VMX District is 75%. The proposed development will have
54% impervious area, 41% green space, and 5% pond area.
Setbacks in the VMX- Village Mixed Use district are:
10’ for the front 10’ for the side
10’ for the corner side yard 10’ for the rear
The proposed building will be 17’ from the current property line, complying with the setback
requirement, however Washington County has future plans to widen County Road 17, needing an
additional 25 ft. of right-of-way. When County Road 17 is widened, the effective setback from the
future right-of-way will be 7 ft. The proposed building will be 62.5 ft. from the drive lane. After the
right-of-way widening, similarly, the existing school and office/child care buildings along County
Road 17 will be approximately 12 ft. and 10 ft., respectively, from the right-of-way. The closer
4
BUSINESS ITEM 5b
proximity of the Senior Living building to the future right-of-way may be impactful visually and for
noise if the traffic lanes are widened in the future.
The Village Mixed Use district allows for 35’ and 3 stories. The proposed building is a two-story
structure with a height of 39’ to the roof peak. Building height is measured as the average between
the peak and eave elevation which is 31.5’. The building complies with the height requirements.
CR 17 Right-of-Way/Washington County Review:
Washington County has plans to widen County Road 17. The site plans show the 25 foot future
highway right-of-way easement, but none has been dedicated for this purpose with this proposal.
Washington County’s reviewed proposal and is requesting a 25’ right-of-way easement be granted in
order for the proposed trail to be in the public right-of-way. The County is also requesting a 30’
setback from the 25’ right-of-way easement to allow for noise/visual mitigation in the form of berms
and landscaping.
Congregate Housing Standards:
The congregate housing standards require the facility be compatible with the scale and character of
the neighborhood, that there be adequate greenspace provided on site (50 sq. ft./resident), and there is
adequate transition between the use and adjacent properties. The facility’s architectural articulation
helps break up massing and scales the project into neighborhood. The project serves as a good
transition between the residential uses to the north and future residential uses to the west and the
existing commercial/office uses nearby. The project provides for 74, 042 square feet of green space
(required: 84 residents x 50 sq. ft. = 4200 sq. ft.), much of it designed with gardens and seating/use
areas. The existing hedgerow of Spruce and Amur Maples to the north provides a transition between
the residential development to the north and the proposed senior living facility. The property to the
east and south are guided as mixed use. County Road 17 separates the proposed property from the
future residential property to the west. The proposal complies with the congregate housing standards.
Deliveries /Dumpster:
A loading area is located on the east side of the building which will be used primarily for truck
deliveries and trash pickup. Resident loading and unloading will use the underground parking, or the
front entryway. The proposed loading area is recessed within the building façade and not directly
visible from 39th Street N.
Trails and Pedestrian Access:
An 8’ trail is proposed within the future 25’ highway right-of-way easement connecting 39th Street N
to the Village Preserve development to the north. There is an existing trail along 39th Street N.
Alongside the parking entrance, the site plan shows a walkway connecting the public sidewalk to the
parking lot. Walkways also connect the entrance and axillary doors to handicap parking stalls on the
west side of the surface parking lot and to landscaped gathering/resident use areas in the rear of the
building. An easement is needed over the proposed 8’ public trail for public access and maintenance.
Access and Parking:
The proposed vehicular access is off of 39th Street N. There are 49 surface and 46 underground
parking stalls proposed. The underground parking is primarily for independent living residents,
5
BUSINESS ITEM 5b
although guests, staff and residents can access the underground parking area for loading, picking up
residents, and parking as needed. There are 4 handicapped accessible on the surface lot and 2
underground. According to the applicant, the memory care and assisted living residents will not have
cars. There will be van or bus service to take assisted living residents out for groceries and activities.
The parking will be for the approximately 50 staff members, independent living residents and guests.
According to the applicant, there will be roughly 15 employees on site at any one time consisting of
an RN, Nurses Aids, housekeeping and kitchen staff. The City’s parking requirements for congregate
housing requires: 1 parking space per employee, plus 1 visitor space for every 4 residents based on
capacity. The city’s parking requirements for senior housing is: 1 parking space per resident.
Therefore, the parking requirement is:
Staff parking: 15 spaces
Visitor parking: (84 residents/4) 21 spaces
Senior housing parking: (31 independent living residents with cars) 31 spaces
Total required parking: 67 parking spaces
The 95 proposed parking spaces exceeds the parking requirements of the city code.
Lighting:
The lighting plan indicate several parking lot lights and building wall lights. The lighting plan
comply with the requirements of the code.
Tree Preservation:
A tree preservation plan was submitted on 12/22/15. There are 10 Spruce that qualify as “significant
trees” and 22 clump Amur Maple on the site survey. Tree preservation ordinance allows for 30%
removal of significant trees, or 3 trees. The demolition plan indicates that 6 - 14” Spruce and 6 clump
Amur Maples will be removed. According to the tree preservation code, a tree mitigation plan is
required. The required tree mitigation is calculated as follows:
3 trees x14” = 42 caliper inches
42” x ½ (for conifer replacement) = 21 caliper inches
Because conifers are sold by height, the determination for replacement credit is as follow:
Or (Height of Replacement Conifer)/2 = diameter inches of credit
# Replacement Trees = 21/(6/2) = 7 - 6’ B&B Conifers
The tree preservation plan identifies (7) 6-8 foot conifers as replacement trees. The applicant has
proposed adequate landscaping to satisfy the tree preservation requirements and the landscape
requirements. The applicant has proposed tree protection fencing to protect the existing trees on site
from construction disturbance.
Landscaping/Screening:
The landscape ordinance requirements are as follows:
6
BUSINESS ITEM 5b
1 tree per 50 lineal feet of street frontage, plus
5 trees for every 1 acre of development.
The required trees must be 25% deciduous, and 25% coniferous.
Landscape requirements for the site are as follows:
840 lin. Ft. of frontage/50 = 16.8, or 17 trees + 3.72 acres x 5 = 19 trees = 36 trees
The landscape plan proposes 71 trees: 16 deciduous trees, 21 coniferous trees, and 34 ornamental
trees. Of the 21 coniferous trees, 7 are needed to satisfy tree preservation requirements. The
proposed trees and shrubs meet the requirements for size and variety including requirements for
interior parking lot landscaping.
The landscape ordinance requires screening between differing land uses. The existing trees on site
are located along the north perimeter which will provide a natural screen between the proposed
facility and the residential land to the north. The landscape plan shows additional landscaping within
that zone.
The landscape ordinance also requires screening of parking from the public right-of-way with 50%
opacity with a 3.5’-4’ height. The landscape plan shows screening between the parking lot and
rights-of-way with a mix of deciduous and coniferous shrubs, grasses and perennials.
Ten of the proposed landscape trees are within the future 25 foot CSAH 17/Lake Elmo Road right-
of-way that may be displaced if Washington County were to perform grading or widen the driving
lanes in the future. In addition, there is minimal landscaping between the proposed building and
CSAH 17.
In general, the proposed landscape will be aesthetically pleasing with rich in diversity of plant
materials which exceeds the minimum landscape requirements. Staff has identified a few plant
selections that it will recommend changing and will recommend eliminating the weed control fabric
under the mulch in planting beds.
Signs:
The site plans indicate 2 wall signs and 2 monument signs, one on each street frontage. The 2
proposed monument signs are 5’ tall, 9’ wide, with a 10.31 sq. ft. sign area. In the VMX district with
two street frontages, 2 monument signs are allowed with a maximum sign area of 72 sq. ft on Lake
Elmo Ave and 32 sq. ft. on 39th Street and a maximum height of 10 feet. The signs comply with the
sign area and height requirements. One of the proposed monuments signs is within 15’ of the
driveway intersection, in conflict with the sign code.
The plan elevations identify two proposed wall signs. The sign code allows a wall sign for each
street frontage with each having a 100 ft. maximum sq. ft. The proposed wall signs are 41 sq. ft. and
24 sq. ft. respectively. The proposed walls signs appear to comply with the sign code. All proposed
signs will need to comply with the sign ordinance and will require an approved sign permit prior to
installation.
7
BUSINESS ITEM 5b
Valley Branch Watershed District Review:
The Valley Branch Watershed District review is complete and the permit is attached to this report.
PUBLIC COMMENTS:
Staff has received email comments from Steve Delapp which can be summarized as being concerned
with:
The amount of impervious coverage, the proposed density and the distance to the village
center for walkability.
CONDITIONAL USE PERMIT:
In order to approve a conditional use permit, the city is required to find the proposal compliant with
the following (staff comments in bold):
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The use is not detrimental
and will not endanger public in any way.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The
proposal is consistent with the comprehensive plan in that the senior housing has been
identified as a community need. The use is mixed use (memory care, assisted living and
independent living) as was anticipated for the VMX District. The applicant has applied
for a Comprehensive Plan Text Amendment to allow increased density for this use and
this Conditional Use Permit is contingent on that approval.
3. The use or development is compatible with the existing neighborhood. The use fits with the
mixed use village plans. The architecture uses a variety of exterior residential materials
to break up the massing of the façade. The proposal is a good transitional use between
single family residential and office, daycare, and school uses in the area.
4. The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. The proposal complies with development standards.
5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). N/A
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The use fits with the mixed use village
plans. The architecture uses a variety of exterior residential materials to break up the
massing of the façade. The proposal is a good transitional use between single family
residential and office, daycare, and school uses in the area.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The use is less impactful than multi-family
residential with less traffic, noise or other nuisances.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
Each of these essential facilities and services have been addressed in the review.
8
BUSINESS ITEM 5b
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposal will pay sewer and water service charges, benefiting the community.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. N/A
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The City and County have
reviewed the proposal and have no concerns regarding vehicular access or traffic.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
CONDITIONS OF APPROVAL:
Staff recommends the Planning Commission recommend approval of the Conditional Use Permit for
Congregate Housing with the following conditions:
1. That the applicant comply with the conditions/comments in the City Engineer’s memo
dated December 7, 2015.
2. That applicant comply with the conditions of the Valley Branch Watershed District
permit 2015-27, dated December 28, 2015.
3. The developer must submit the drainage report and calculations to Washington County
for review of any downstream impacts to the county drainage system. Along with the
drainage calculations, provide written conclusions that the volume and rate of stormwater
run-off into the county right-of-way will not increase as part of the project.
4. That the applicant revised the landscape plan removing the landscape fabric from under
the mulch and substitute the Canadian Hemlocks with hardier conifer species.
5. That the monument sign near the driveway entrance be relocated to be 15’ away from the
driveway intersection.
6. That all signs comply with the City’s sign regulations and that no signs shall be installed
or constructed without prior approval of a sign permit.
7. That a public trail easement be granted over the proposed trail along CSAH 17/Lake
Elmo Avenue.
8. That proper State of MN licensing be maintained for the memory care and assisted living
facilities.
Staff recommends the Planning Commission consider the following additional conditions to address
the concerns raised by Washington County:
9. That the 25 foot right-of-way easement be granted for CSAH 17/Lake Elmo Avenue in
order for the proposed trail to be in the public right-of-way.
10. That the proposed building maintain a minimum 30 foot setback from the future CSAH
17/Lake Elmo Avenue right-of-way.
11. That the landscape plan be revised with berming and additional landscaping between
CSAH 17/Lake Elmo Ave and the proposed senior living building to mitigate for
potential highway noise and visual impacts.
9
BUSINESS ITEM 5b
RECOMENDATION:
Staff is recommending that the Planning Commission recommend approval of the requests with the
following motions:
1. Move to recommend the City Council rezone Lot1, Block 1, Brookman 3rd Addition
from the GB-General Business to VMX – Village Mixed Use Zoning District.
2. Move to recommend the City Council approve a conditional use permit for Congregate
Housing with x conditions.
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Continue the Public Hearing ............................................................................ Chair
Close the Public Hearning ................................................................................ Chair
- Discussion by the Commission .............................. Chair & Commission Members
ATTACHMENTS:
1. Application Forms
2. Site and Building Plans, November 17, 2015 submittal date
3. City Engineer Review Memo dated December 7, 2015
4. Washington County Review Memo dated December 30, 2015.
5. Ben Gozola review email, December 4, 2015
6. Tree Preservation Plan
7. Valley Branch Watershed District Permit 2015-27, dated December 28, 2015
Arbor Glen Senior Living Project
Summary and Community Benefits
To: City of Lake Elmo, MN 6 January 2016
From: Mathew Frisbie – Ayres Associates Inc
The following describes the overall project summary for the proposed senior living facility along with the
economic and social benefits to the community.
Key benefits to consider for the community of Lake Elmo:
The new facility will employ between 30 and 40 staff.
The annual payroll will be in excess of $1 million.
Baby boomers and seniors have the most expendable income of all age bracket and by staying
within the community their spending stays within the community.
The market study shows that 30% of the tenants will come from outside the area, so
attracting new residents to Lake Elmo.
Benefits for the local businesses and the downtown: The seniors, along with their families,
visitors and, the staff who work in the building, will shop and stop locally. This will benefit
restaurants, grocery, retail, banking, etc. The energy of a senior building is a good anchor for
any community.
Most seniors within this facility won’t drive and take fewer driving trips – this results in less
impacts on public facilities than a typical residential facility. There will be a senior van/bus
dedicated to this facility to help seniors with transportation to events, local amenities, and
other functions.
This project will pay property taxes, substantial impact fees, utility access fees, and utility
assessments.
This project becomes an asset and an anchor to the Village Mixed Use district and it will
provide momentum to spur more projects within the Village Mixed Use area. This is a great
transitional zone that will bridge between the downtown commercial and the single family
homes.
This project helps pay for the Village Area AUAR fee/costs (Alternate Urban Areawide
Review).
This project helps offset the density requirements that the Met Council is asking for by 2030.
(The updated Met Council number is 7100 households).
Key questions and points to consider for the proposed Arbor Glen Senior Living project:
Why 84 units?
· This type of building requires an efficiency in staffing to keep the costs for the
residents reasonable. The same staff serves several residents. The common area
amenities are many and they need to be designed to accommodate multiple residents
with various needs (kitchen, dining, library room, community rooms, activity areas,
offices, fitness rooms, medical/therapy space)
· Protected underground parking is a great benefit to the seniors in this Minnesota
climate. This allows for easy access for moving in, picking up family members, and
heated and secure parking.
Why does the project have the unit mix that it is proposing?
· It’s a best representation of what the market needs and allows for resident choice. It
also is best to have a mix of individuals who need services to support the levels of staff
that are required. This also gives the residents the ability to age-in-place rather than
moving many times depending on their needs.
What are the benefits to seniors in moving into a facility like this one?
· Activities, games, entertainment, meals, and social times that keep the seniors active
and alleviates boredom that may lead to them become idle or inactive. There are
opportunities to be with your fellow senior friends or make new friends – this
overcomes the feeling of isolation that may come from living alone.
· Privacy and dignity with all single occupancy rooms with private bathrooms.
· Full time caregivers and health care professionals to provide care that match the
needs of each individual resident. Assistance with medications, rehabilitation,
therapy, daily activities, etc.
· The food and nutrition programs enhance the quality of life. It’s common for new
residents, who had been eating poorly before they moved-in, to experience
improvements in their health and well-being just from three square meals per day and
a guided nutrition program.
· Great connection to the outdoors with covered patios, extensive landscaping and
paths, and the connection to the community bike and walking paths.
· No home maintenance.
· Safety and security.
What are the benefits to having senior living within a community?
· Keeping seniors in Lake Elmo. Attraction of younger people living within the
community (with the newer single family developments are under construction) will
give them the opportunity to move mom or dad closer to them.
· The majority of seniors prefer to stay within their home community. If that’s not
possible, the next most common choice for senior living location will be close to
adult children. Both make that community more “liveable”. As local seniors have
the need or desire to move into a senior facility they sell their homes to younger
families who tend to revitalize a community with available homes and that brings
school age children in to the schools.
· The other communities Ebenezer manages become an amenity to the community,
attracting employees to the area, cultural events and others who explore the
community around the senior facility.
What is attractive to Ebenezer in the Lake Elmo market?
· Ebenezer prefers areas that have a distinctive community. Lake Elmo certainly has
wonderful reputation. Ebenezer does have other sister communities within the area
and that proximity provides for the sharing of ideas and energies.
What have we seen in other communities after the project is up and running?
· Whenever there has been a question with the community response in the planning
process, the fears have not been realized (traffic, ambulances, etc.) and the
community involvement through intergenerational programming and volunteerism
has become part of the overall community story. We encourage you to talk to other
communities that have new Ebenezer projects within them – for example,
Deephaven, Forest Lake, Woodbury, etc.
Ambulance and fire response impact with a senior facility?
· The frequency of emergency response is typically fewer in number than serving
seniors living in their own home. Since the community has 24 hour staff, some
situations are managed without the need of emergency personnel.
Project Summary:
Arbor Glen of Lake Elmo, Senior Living Project with Ebenezer Management
Lake Elmo, MN
The Location and Demand
This proposed senior living project is a parcel at Lake Elmo Road and 39th Street North in Lake
Elmo. Lake Elmo is a suburban community of 8,773 people (2013 estimate) in Washington County.
While lower-density, Lake Elmo is surrounded by larger neighbors. To the northeast is Stillwater
(population 18,970) and Oak Park Heights (4,866). On the southwest is Woodbury (65,746) and on
the west is Oakdale (28,142).
Lake Elmo is an appealing residential location as it combines a picturesque rural character with
excellent access to shopping and services in the surrounding area. A new senior housing development
in Lake Elmo attract existing local senior residents along with drawing many residents currently living
outside the community. Based on the characteristics of Lake Elmo, community orientation, proximity
to other senior housing properties in the surrounding area, geographic barriers, and our knowledge of
senior housing draw areas, we estimate that a senior housing development on the Site in Lake Elmo
would attract approximately 65% of its residents from a draw area (Primary Market Area, or “PMA”)
that includes Lake Elmo, West Lakeland Township, and Baytown Township. The remaining portion
of the senior housing demand (35%) would come from outside the PMA, particularly parents of adult
children living in the PMA.
The preliminary senior housing study was completed by Viewpoint Consulting Group, Inc. Based on
pent-up demand and the growth in senior households, the Market Study identified an unmet demand
for independent senior living units, assisted living units and memory care units. These numbers
conservatively reflect a capture rate of 30% of the market area excess demand. The senior population
is projected to continue to see an increase for the next five years. This provides for a very healthy and
growing senior population.
The Project
The site development for this project managed by Ebenezer is a total 84 units. This would consist of
24 memory care units on the first level and a blend of 60 independent and assisted living units on the
first and second level. The rent structure is comparable to neighboring facilities and other new
campuses that are currently being constructed across the region.
The building will incorporate typical senior building amenities such as dining rooms, family dining
room, multi-purpose rooms, beauty shop, activity rooms, theater room, medical clinic space, therapy,
library, fitness room, spa room, pantry, management office and commercial kitchen. It will also have
underground parking.
The exterior of the two-story building will incorporate brick, stone and Hardi-type siding
(cementitious siding) with a sloping asphalt shingle roof. The building will be set back off of the two
adjacent streets with extensive patios, landscaping, gardens, walks and courtyards.
The Management Team – Ebenezer Senior Services:
Founded in 1917 by Minneapolis Lutherans to provide community-centered care for homeless older
adults and others in need, Ebenezer Senior Services programs and services today include:
Independent Living (including condominiums, cooperatives and senior apartments)
Assisted Living
Memory Care
Transitional and Long-term Care
Adult and Intergenerational Day Programs
Community-based Services
Management and Consulting Services
The Ebenezer Foundation
Part of Fairview Health Services since 1995, their combined resources and expertise offer access to a
full range of choices for vibrant senior living. In partnership with the University of Minnesota, they
are also part of an academic health system improving the patient’s clinical experience, conducting
nation-leading research and achieving academic prominence.
Ebenezer will assist in analyzing the market, establishing a strategic marketing plan, producing sales
collateral, coordinating a public relations plan, and training sales staff. Through Ebenezer’s system for
managing leads, maximizing sales, and monitoring programs to reach occupancy projections, Arbor
Glen hopes to exceed projected occupancy.
Ebenezer will provide effective on-site management as well as consulting services in all areas of
management. Ebenezer has proven that quality patient care and a positive bottom line can go hand-in-
hand. Ebenezer will also continue to assist Arbor Glen in evaluating the facilities’ strengths and
weaknesses. In doing so, they will assess current programs, any service gaps, as well as opportunities
and threats in the external market environment. From this, recommendations for new service options
tailored to the needs of seniors will be developed and include an individualized implementation plan.
The anticipated number of employees for the Arbor Glen Senior Living project will be approximately
40 employees. This will include an executive director, a clinical services director, mix of RN’s and/or
LPN’s, nursing assistants, and staff for activities, marketing, dietary, housekeeping, maintenance and
other administration.
Please contact me if you have any questions or comments.
Sincerely,
Mathew J. Frisbie, AIA
Vice President – Ayres Associates Inc
3.77 acres39th St. N(CR 17) Lake Elmo Ave. N25'-0"25'-0"10'-0"10'-0"DRAINAGE AND UTILITY EASEMENTDRAINAGE AND UTILITY EASEMENT
DRAINAGE AND UTILITY EASEMENT DRAINAGE AND UTILITY EASEMENTEXISTING BITUMINOUS PATHNEW BITUMINOUS PATH
A1.1PARKING LEVELEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONFLOOR PLAN
PARKING DATASITEUNDERGROUNDTOTALREQUIRED*STANDARD PARKING (9' X 18')39.000046.000085.0000ACCESSIBLE PARKING (9' X 18')4.00002.00006.0000* REQUIRED PARKING 1 PER 2 HOUSING UNITS PLUS 1 PER EMPLOYEE ON THE MAJOR WORK SHIFTSITE DATASITE AREA162,478 SF3.73 ACZONINGMU - MIXED USEIMPREVIOUS AREA88,426 SF54%GREEN SPACE74,052 SF41%"PONDING AREA(AT CONTROL ELEVATION)"7,560 SF5%C1.1NORTH04080SITEPLAN
SANSANSANWW
W
STORMWATER RUNOFF SUMMARY:TOTAL PROPERTY AREA = 3.73 ACRESTOTAL DISTURBED ARA = 3.73 (+) ACRES, THEREFORE A NOI PERMIT WILL BEREQUIRED1.ON-SITE AREAS AND RUNOFF COEFFICIENTS:PRE-DEVELOPMENT:DRAINAGE AREA 1: 2.03 ACRESxPERVIOUS AREA:2.03 ACRESxPERVIOUS CN: 58 (PRE-SETTLEMENT CONDITION)xIMPERVIOUS AREA: 0 ACRESxIMPERVIOUS CN: 98xCOMPOSITE CN: 58DRAINAGE AREA 2: 1.7 ACRESxPERVIOUS AREA: 1.7 ACRSxPERVIOUS CN: 58 (PRE-SETTLEMENT CONDITION)xIMPERVIOUS AREA: 0 ACRESxIMPERVIOUS CN:98xCOMPOSITE CN: 58POST-DEVELOPMENT:DRAINAGE AREA 1: 2.03 ACRESxPERVIOUS AREA:0.96 ACRESxPERVIOUS CN: 61xIMPERVIOUS AREA: 1.07 ACRESxIMPERVIOUS CN: 98xCOMPOSITE CN: 81DRAINAGE AREA 2: 1.7 ACRESxPERVIOUS AREA: 0.74 ACRESxPERVIOUS CN: 61xIMPERVIOUS AREA: 0.96 ACRESxIMPERVIOUS CN: 98xCOMPOSITE CN: 822.EXISTING SITE PEAK DISCHARGE FOR DESIGN STORMS:DRAINAGE AREA 1:x2-YR0.65 CFSx10-YR1.29 CFSx100-YR3.06 CFSxSNOWMELT0.29 CFSDRAINAGE AREA 2:x2-YR0.54 CFSx10-YR1.08 CFSx100-YR2.56 CFSxSNOWMELT0.24 CFS3.PROPOSED SITE PEAK DISCHARGE FOR DESIGN STORMS:BEFORE DETENTION OR ROUTINGDRAINAGE AREA 1:x2-YR1.30 CFSx10-YR2.27 CFSx100-YR4.49 CFSxSNOWMELTDRAINAGE AREA 2:x2-YR1.11 CFSx10-YR1.91 CFSx100-YR3.77 CFSxSNOWMELTAFTER DETENTION AND ROUTINGDRAINAGE AREA 1:x2-YR0.56 CFSx10-YR1.20 CFSx100-YR2.84 CFSxSNOWMELTDRAINAGE AREA 2:x2-YR0.52 CFSx10-YR1.01 CFSx100-YR2.43 CFSxSNOWMELT4.PROPOSED DETENTION AND ROUTING DEVICESDRAINAGE AREA 1:PONDING, BASE AREA 5400 SF, DEPTH 2.83 FT AT 100-YR STORM.MULIT-ORIFACE OUTLET CONFIGURATION (APPROX FOOTPRINT 5400 SF).DRAINAGE AREA 2:hE Z'ZKhE^dKZ' ϴW/W ^͕ϰϴ͟/͘Dh>d/ͲKZ/& Khd> dCONFIGURATION (APPROX FOOTPRINT 160' x 63').NORTH04080C1.2GRADING AND UTILITYPLAN
THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONC1.2ANORTH04080EROSION CONTROLPLAN
THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONC1.3CONSTRUCTIONDETAILS
THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONC1.4CONSTRUCTIONDETAILS
THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONC1.5CONSTRUCTIONDETAILS
THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONC1.6CONSTRUCTIONDETAILS
CONTACT:
Ayres Associates
c/o Matt Frisbie
215 North Second Street, Suite 204
5LYHU)DOOV:,¬
7 ¬¬([W
VICINITY MAP
LEGEND
UNDERGROUND UTILITIES NOTES:
THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD
SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO
GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPROMISE ALL
SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE
SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES
SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY
THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE
INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE
UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET
NUMBER(S) 151804487. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES
DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF
WHICH WE ARE UNAWARE MAY EXIST.
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
DATE REVISION
LEGAL DESCRIPTION:
1. BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THE
WASHINGTON COUNTY SURVEYORS OFFICE. (NAD 83)
2. UNDERGROUND UTILITIES NOT SHOWN.
3. ELEVATIONS BASED ON GPS DERIVED VALUES FOR NGVD
88.
SURVEY NOTES:
Lot 1, Block 1, BROOKMAN 3RD ADDITION, Washington
County, Minnesota.NORTH(NOT TO SCALE)
7-6-15 INITIAL ISSUE
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________
Subject to drainage and utility easement as shown on the record plat.
No title work was provided to us for this survey. Other easements may exist
that are not shown.
EASEMENT NOTES:
0
NORTH
30 60
AY15001
SURVAY01
CERTIFICATE OF
SURVEY
Suite #1
6750 Stillwater Blvd. N.
Stillwater, MN 55082
Phone 651.275.8969
Fax 651.275.8976
dan@
cssurvey
.net
PROJECT NO.
FILE NAME
UNDERGROUND TELEPHONE
OVERHEAD UTILITY
UNDERGROUND GAS
FENCE
BUILDING LINE
BITUMINOUS SURFACE
CONCRETE SURFACE
FOUND CAST IRON MONUMENT
FOUND MONUMENT (AS NOTED)
SET IRON PIPE MARKED WITH MN LICENSE NO. 25718
CABLE TV PEDESTAL
ELECTRIC METER
ELECTRIC TRANSFORMER
GUY WIRE
POWER POLE
GAS METER
TELEPHONE PEDESTAL
SANITARY CLEANOUT
WATER WELL
MAIL BOX
TREES
UNKNOWN MANHOLE
7-6-15
TOTAL AREA OF PARCEL = 162,464 SQ.FT. / 3.72 ACRES
AREA:
SITE
15'-4"
2'-0"
29'-4"
2'-0"
15'-4"
24'-0"
3'-0"1'-4"
14'-8"
3'-0"1'-4"
14'-8"
64'-0"A2.0PARKING LEVELEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONFLOOR PLAN
A2.1MAIN LEVELEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONFLOOR PLAN
A2.2SECOND LEVELEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONFLOOR PLAN
F.F.E. = 100'-0"(FIRST FLOOR)ELEV. = 121'-4"(TRUSS BEARING)ELEV. = 107'-6"(T.O. WINDOWS)"HARDIPANEL" BOARD & BATTEN,VERTICAL SIDING, TYP.F.F.E. = 111'-8"(SECOND FLOOR)ELEV. = 119'-2"(T.O. WINDOWS)ELEV. = VARIES(SEE STRUCTURAL)ARCHITECTURAL PRECASTCONCRETE SILL, TYP.4" BRICK, TYP."HARDIPANEL" BOARD & BATTENVERTICAL SIDING, TYP."HARDI" SIDING, TYP.BRICK LEDGE, TYP.A3.1EXTERIOR ELEVATIONSEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTION
1x4 HARDITRIM, TYP.POLYMER COMPOSITECOLUMNS, TYP.BRICK LEDGE, TYP.31'-0 1/2"A3.2EXTERIOR ELEVATIONSEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTION
CULTURED STONE VENEER, TYP.4" BRICK, TYP.ASPHALT SHINGLES, TYP.PRE-FINISHEDFASCIA, TYP."HARDIPANEL" BOARD &BATTEN VERTICAL SIDING,TYP.4" BRICK, TYP.4" BRICK, TYP.VINYL WINDOWS, TYP.1x6 HARDITRIM, TYP.1x4 HARDITRIM, TYP.ARCHITECTURAL PRECASTCONCRETE SILL, TYP.1x4 HARDITRIM, TYP.ARCHITECTURAL PRECASTCONCRETE TRIM, TYP.ARCHITECTURAL PRECASTCONCRETE SILL, TYP.SIMULATED "HARDI" SHINGLE-STAGGERED EDGE NOCTHEDPANEL (6" EXPOSURE), TYP.ASPHALT SHINGLES, TYP.PRE-FINISHED FASCIA, TYP."HARDI" LAP SIDING, 5"EXPOSURE, TYP."HARDIPANEL" BOARD &BATTEN VERTICAL SIDING, TYP.VINYL WINDOWS, TYP.1x4 HARDITRIM, TYP.1x6 HARDITRIM, TYP.1x4 HARDITRIM, TYP.4" BRICK, TYP.1x4 HARDITRIM, TYP.ARCHITECTURAL PRECASTCONCRETE SILL, TYP.30'-6 1/2"A3.3EXTERIOR ELEVATIONSEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTION
A3.4RENDEREDEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONEXTERIOR ELEVATIONS
1B & BGB1B & BPS1B & BBW1B & BPS1B & BPN1B & BTO1B & BTC1B & BTC1B & BSI75 galHA15 galIV75 galIA35 galSN35 galCB35 galCA35 galCB61 galPVN55 galTT1B & BPN291 galSNO1B & BTO1B & BTOEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONL1.11L1.11. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OTHER SHEETS FOR SITEIMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTOR TO SUFFICIENTLYIRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPRAY OR ROTOR HEADS.3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIENT TO COMPLETE THEPLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE LABEL,PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE PLANT'S ORIGINAL GRADEBEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINERGROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH THE SURFACE IN ATLEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR TO DATE OF SITE VISIT.8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATIONS9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTERPLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NECESSARY DURING THEFIRST MAINTENANCE PERIOD.11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONAL REQUIREMENTS ANDOTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLANTING SCHEDULE..13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE OVER WEED CONTROLFABRIC, UNLESS OTHERWISE NOTED14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LANDSCAPE ARCHITECT ANDTHE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.15. ALL EXISTING TREES THAT ARE NOT INDICATED AS "REMOVE" SHALL BE PROTECTED PER DETAIL 5 ON L1.6.PLANT SCHEDULE1L1.21L1.339TH STREET NORTH(CR 17) LAKE ELMO AVENUE NORTH
AMUR MAPLE20-SPRUCE9-GRASS MIX24,851 sfFestuca brevipila / Hard Fescue4,970 sf 20% - -Festuca rubra / Red Fescue4,970 sf 20% - -Lolium perenne / Perennial Ryegrass6,213 sf 25% - -Poa pratensis / Kentucky Bluegrass8,698 sf 35% - -SOD34,835 sfPoa pratensis / Kentucky BluegrassEXISTING TREE AND TURF SCHEDULE
1B & BMP151 galHE31 galHBC51 galHF71 galHBC31 galHD51 galDC1B & BMP55 galHL1B & BSI35 galBG31 galHD35 galPON1B & BCE1B & BSI31 galHD111 galHE35 galHL31 galHBC35 galHQ71 galSNA35 galHB35 galHL15 galCG51 galMJ25 galHQ25 galPON21 galHF21 galDC61 galAAB1B & BPC35 galSN35 galARA1B & BBN15 galIV35 galIA35 galHB61 galHG41 galSH31 galPA31 galAAB31 galAAF1B & BGT1131 galCP55 galHA1B & BGT1B & BMR31 galHBC51 galEA55 galARA41 galEA75 galBG1B & BGT45 galTT1B & BJE1B & BMP1B & BTO1B & BGT1B & BGT1B & BGT1B & BBN95 galHB55 galARM65 galIA35 galRB15 galCG1B & BTO151 galEP21B & BMP1B & BMR1B & BAM51 galAAF11 galAAB11 galSNA11 galAAB21 galSNA11 galAAB15 galARA61 galAAB31 galMJ25 galARA121 galPVN1B & BCV31 galSH61 galPVN71 galPVN51 galSNE51 galSH75 galARM91 galPVN21 galEA55 galVCC31 galEA35 galHB51 galSNE35 galBG61 galMJ31 galSH35 galHL71 galSNE51 galSA31 galSH35 galSN51 galSA111 galHG65 galHL35 galARM35 galHB51 galHG35 galARA61 galPVN61 galSA15 galSN35 galHL35 galRB51 galSH35 galHB31 galACM35 galARM35 galCA35 galHL15 galSN61 galACM35 galHB71 galHG65 galARA65 galIA91 galACM35 galHB15 galHS35 galHL35 galARM101 galSNA35 galHL35 galIA151 galEA1B & BQB35 galCA111 galPVN35 galSN91 galHG35 galTT35 galTT85 galBG15 galSN25 galSN71 galHD11 galHF21 galHBC61 galSA1B & BPF35 galCA35 galCB271 galPVN55 galJD81 galAAF61 galSNA135 galBG35 galSN71 galSNE71 galACM15 galIV1B & BTOEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONL1.21L1.21. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OTHER SHEETS FOR SITEIMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTOR TO SUFFICIENTLYIRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPRAY OR ROTOR HEADS.3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIENT TO COMPLETE THEPLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE LABEL,PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE PLANT'S ORIGINAL GRADEBEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINERGROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH THE SURFACE IN ATLEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR TO DATE OF SITE VISIT.8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATIONS9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTERPLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NECESSARY DURING THEFIRST MAINTENANCE PERIOD.11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONAL REQUIREMENTS ANDOTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLANTING SCHEDULE..13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE OVER WEED CONTROLFABRIC, UNLESS OTHERWISE NOTED14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LANDSCAPE ARCHITECT ANDTHE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.15. ALL EXISTING TREES THAT ARE NOT INDICATED AS "REMOVE" SHALL BE PROTECTED PER DETAIL 5 ON L1.6.(CR 17) LAKE ELMO AVENUE NORTH
1B & BSI2B & BMP1B & BSI2B & BMP1B & BMR1B & BSI1B & BCE1B & BSI51 galPVN35 galMD51 galMJ35 galARM61 galSA15 galARM15 galIV35 galCA31 galPVN35 galIA75 galRB35 galARA1B & BGB1B & BJE1B & BTC1B & BBN1B & BQB1B & BMP35 galCA61 galPVS45 galJD35 galARM31 galHBC1B & BMP51 galHF31 galPVN35 galHA35 galVC35 galCA35 galVC61 galHE31 galHF1B & BMR15 galHS51 galSL31 galPVN35 galBG31 galHD61 galPVN65 galRB35 galARA31 galHD121 galHBC11 galHD55 galTT1B & BMP35 galHA35 galBG65 galARM31 galACM85 galRG51 galDC35 galCA15 galCG55 galSN35 galRB1B & BHM111 galHE31 galHD31 galHD1B & BHM1B & BHM91 galDC31 galHF35 galPON31 galHF35 galARM15 galHV75 galVC35 galHB15 galHS51 galPVN55 galHB1B & BMP35 galCG15 galARA35 galBG35 galARA31 galDC31 galHD1B & BMR35 galHA55 galIA35 galJD81 galPVS41 galSA55 galHB35 galRB35 galHA1B & BQA121 galHBC51 galDC65 galHA65 galHQ31 galSH31 galSH55 galHA31 galDC61 galHF35 galSN35 galHA35 galBG35 galHQ15 galPON31 galMJ35 galIA35 galHQ35 galBG1B & BMR55 galHQ15 galHV35 galTT1B & BMR21 galSH1B & BMR15 galHS111 galHBC35 galIA35 galARM25 galTT35 galHB35 galRB1B & BCV131 galHF15 galPON51 galHD15 galIV61 galSH35 galIA35 galBG35 galPON1B & BMR35 galARM391 galEP2501 galRAG291 galSNO411 galEP2631 galCZ2261 galSNF291 galSNO321 galSNF1B & BTO3B & BTOEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONL1.31L1.31. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OTHER SHEETS FOR SITEIMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTOR TO SUFFICIENTLYIRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPRAY OR ROTOR HEADS.3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIENT TO COMPLETE THEPLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE LABEL,PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE PLANT'S ORIGINAL GRADEBEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINERGROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH THE SURFACE IN ATLEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR TO DATE OF SITE VISIT.8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATIONS9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTERPLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NECESSARY DURING THEFIRST MAINTENANCE PERIOD.11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONAL REQUIREMENTS ANDOTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLANTING SCHEDULE..13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE OVER WEED CONTROLFABRIC, UNLESS OTHERWISE NOTED14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LANDSCAPE ARCHITECT ANDTHE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.15. ALL EXISTING TREES THAT ARE NOT INDICATED AS "REMOVE" SHALL BE PROTECTED PER DETAIL 5 ON L1.6.
AMUR MAPLECLUMPAMUR MAPLE - REMOVESPRUCE - REMOVEAMUR MAPLE CLUMPAMUR MAPLE CLUMPAMUR MAPLECLUMPAMUR MAPLECLUMPAMUR MAPLECLUMPSPRUCEREMOVEAMUR MAPLECLUMPAMUR MAPLECLUMPSPRUCE 8"AMUR MAPLECLUMPSPRUCE 15"AMUR MAPLECLUMPAMUR MAPLECLUMPAMUR MAPLE CLUMPAMUR MAPLE CLUMPSPRUCE 14"SPRUCE 18"SPRUCE 16"SPRUCE 8"AMUR MAPLE - REMOVESPRUCE14"AMUR MAPLE CLUMPAMUR MAPLECLUMPAMUR MAPLECLUMPSPRUCE 8"SPRUCE 16"AMUR MAPLE CLUMPAMUR MAPLE CLUMPAMUR MAPLECLUMPAMUR MAPLECLUMPEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONL1.41L1.41. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OTHER SHEETS FOR SITEIMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTOR TO SUFFICIENTLYIRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPRAY OR ROTOR HEADS.3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIENT TO COMPLETE THEPLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE LABEL,PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE PLANT'S ORIGINAL GRADEBEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINERGROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH THE SURFACE IN ATLEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR TO DATE OF SITE VISIT.8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATIONS9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTERPLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NECESSARY DURING THEFIRST MAINTENANCE PERIOD.11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONAL REQUIREMENTS ANDOTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLANTING SCHEDULE..13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE OVER WEED CONTROLFABRIC, UNLESS OTHERWISE NOTED14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LANDSCAPE ARCHITECT ANDTHE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.15. ALL EXISTING TREES THAT ARE NOT INDICATED AS "REMOVE" SHALL BE PROTECTED PER DETAIL 5 ON L1.6.
Eau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONL1.51L1.51. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OTHER SHEETS FOR SITEIMPROVEMENT INFORMATION.2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTOR TO SUFFICIENTLYIRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPRAY OR ROTOR HEADS.3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIENT TO COMPLETE THEPLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE LABEL,PLAN SHALL GOVERN.4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE PLANT'S ORIGINAL GRADEBEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINERGROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH THE SURFACE IN ATLEAST TWO VERTICAL LOCATIONS.7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR TO DATE OF SITE VISIT.8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATIONS9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTERPLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NECESSARY DURING THEFIRST MAINTENANCE PERIOD.11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONAL REQUIREMENTS ANDOTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLANTING SCHEDULE..13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE OVER WEED CONTROLFABRIC, UNLESS OTHERWISE NOTED14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LANDSCAPE ARCHITECT ANDTHE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.15. ALL EXISTING TREES THAT ARE NOT INDICATED AS "REMOVE" SHALL BE PROTECTED PER DETAIL 5 ON L1.6.
3 X ROOTBALLDIAMETERMARK THE NORTH SIDE OF THE TREE IN THENURSERY, AND ROTATE TREE TO FACE NORTHAT THE SITE WHEN EVER POSSIBLEPLANT TREE SO THAT THE TRUNK FLARE ISVISIBLE AT THE TOP OF THE ROOT BALL. TREESWHERE THE TRUNK FLARE IS NOT VISIBLE SHALLBE REJECTED, DO NOT COVER THE TOP OFROOT BALL WITH BARE SOILPRE-EMERGENT HERBICIDE UNDER MULCHCREATE A 4" HIGH EARTH SAUCER BEYOND EDGEOF ROOT BALL WHEN TREE IS IN LAWN AREAPLACE ROOT BALL ON MIN. 6" OFUNDISTURBED SOILFERTILIZER PACKETSPER SPECIFICATIONBACK FILL WITH PLANTING SOIL1.DO NOT HEAVILY PRUNE THE TREE AT PLANTING, PRUNE ONLY CROSSOVER LIMBS,CO-DOMINANT LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERALBRANCHES MAY BE PRUNED; HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THATEXTEND TO THE EDGE OF THE CROWN.2.STAKE TREES ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT.3.WRAP TREE TRUNKS ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT.4.REMOVE ALL TWINE, ROPE, WIRE AND BURLAP FROM TOP AND SIDES OF ROOT BALL.MULCH RING, 6' DIA. MIN.3" SHREDDED HARDWOOD MULCH, DO NOTPLACE AGAINST TRUNKDO NOT PLANT DEEPER THAN PLANTED ATNURSERY3" MULCH RING, DO NOT PLACE AGAINST TRUNKBACK FILL WITH PLANTING SOIL MIX PERSPECIFICATIONSFINISH GRADE3X ROOTBALLDIAMETERSLOW RELEASE FERTILIZER PACKETCREATE A 4" HIGH EARTH SAUCER BEYONDEDGE OF ROOT BALL WHEN SHRUB IS IN LAWNAREAPRE-EMERGENT HERBICIDE UNDER MULCHFINISH GRADEPLANTING SOIL.NATIVE UNDISTURBED SOILDO NOT PLANT DEEPERTHAN PLANTED IN NURSERY3" SHREDDED HARDWOOD MULCH KEEP AWAYFROM PLANT'S CROWNPER LANDSCAPE LEGENDPLANT SPACING OR SHOWNON PLANSNOTE:REMOVE TOP 12" OF SOIL INCONTAINER AND DISPOSE OFMATERIAL OFF SITE. THIS MATERIALTYPICALLY CONTAINS MANY WEEDSEEDS.OR CURB OR CURBTOP OF STEEL EDGER 3" ABOVEFINISH GRADEFINISH GRADEMULCHPAVEMENTPAVEMENT OR CURBFINISH GRADE 1" BELOW TOP OFPAVEMENT FINISH GRADEMULCHGRASS ADJACENT TOPAVEMENT OR CURBMULCH ADJACENT TOPAVEMENT & CURBADJACENT GRASS &MULCH - METAL EDGEFINISH GRADE AT SPECIFIED MULCH DEPTHBELOW TOP OF PAVEMENTTREE PROTECTION AREAThe area inside a perimeter established at the Critical Root Zone (CRZ).The CRZ is equal to the dripline, furthest extent of tree canopy, or is equalto one foot radially from the tree for every one inch of trunk diameter atbreast height (DBH = 4.5' above soil line), or whichever is greater.ZONE 2LOWER CANOPY PROTECTIONContact client or designer if any pruning is neededprior to work if potential for damage exists.ZONE 3Required if construction occurs within ten feetor less (permitted inside the CRZ only ifequipment is operated exclusively on existinghardscape and no soil compaction takes place).ZONE 1Extends through entire tree protection area.Any digging, excavating, trenching, changing of grade, or otheractions that may potentially impact the rooting environmentmust be performed with caution, minimizing tree root impact.xFencing shall be a minimum of 48 (forty-eight) inches in height.xFencing material shall be orange construction fencing.x"Tree Protection Area" signs shall be attached to fencing every 50 (fifty) feet.xThe Tree Protection Area shall not be modified or removed prior to completion of construction.xMaterials, debris, equipment, and site amenities shall not be stored within the Tree Protection Area.NOTESEau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTIONL1.61L1.62L1.63L1.64L1.65L1.6
PAGE 1 of 2
MEMORANDUM
Date: December 7, 2015
To: Stephen Wensman, City Re: Arbor Glen Senior Living
Cc: Planner Ben Gozola, Senior Planner, Sambatek Final Plat Review
From: Jack Griffin, P.E., City Engineer
Engineering has reviewed the revised Site Plans for the Arbor Glen Senior Living Building. The submittal consisted
of the following documentation prepared by Ayres Associates:
Civil Plans, including Certificate of Survey; Site Plan; Grading, Drainage and Erosion Control Plans; Utility
Plan; and Construction Details, dated November 10, 2015.
Stormwater Management Plan dated November 17, 2015.
Architectural Plans, Site Photometric and Landscape Plans were received but are not a part of this review.
STATUS/FINDINGS: The engineering review comments have been separated for Final Plat approval and Final
Construction Plan approval. Please see the following review comments relating to the Final Plat application and
approval.
1. The Stormwater Management Plan must be approved by the VBWD to receive VBWD permitting
requirements. The VBWD preliminary review indicates that the plan is compliant with VBWD rules. Any plan
changes required by other permitting agencies must be resubmitted for City review and approval.
2. The Stormwater Management Plan was received, dated November 17, 2015 and includes the following:
The plan proposes an on‐site filtration basin together with a StormTech underground infiltration
chambers. Due to on‐site soils being marginally suitable for infiltration, drain tile underdrains
have been included in the plans.
The project proposes to divert the runoff from the north filtration basin to the Village Preserve
stormwater pond and ultimately to the Goetschel Pond subwatershed. Engineering views this as
a favorable stormwater diversion proposal.
The VBWD is considering to approve a variance request as the underground parking garage first
floor elevation will be 2‐feet above the 100‐year on‐site flood level. The VBWD has required
additional engineering submittals to demonstrate alternative protection against flooding.
3. Easements and Agreements: Drainage and utility easements and easement agreements in the City’s
standard form must be provided as outlined below and as shown on the November 17, 2015 Civil Site Plans.
The following easement agreements must be recorded at Washington County prior to the start of
construction.
Easement for connection to the existing 39th Street storm sewer.
Easement for the storm sewer outfall pipe to the City storm water pond at Village Preserve.
Easement for 6‐inch Watermain extension interior to the site. This watermain and hydrant will
be publically owned and maintained.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4285
PAGE 2 of 2
The plans must be updated to provide 3 additional fire hydrants, and associated watermain, as
requested by the Lake Elmo Fire Chief. The Site, Grading and Utility Plans must be updated to
include additional watermain easements accordingly and the necessary easement agreements
must be provided for recording at Washington County.
A storm water easement and maintenance agreement must be provided to the City in the City’s
standard form and recorded with Washington County indicating that the applicant will own and
operate the private on‐site storm water system including the infiltration basin and parking lot
underground storm chamber system.
1
Stephen Wensman
From:Benjamin Gozola, AICP <BGozola@sambatek.com>
Sent:Friday, December 04, 2015 4:48 PM
To:Stephen Wensman
Cc:Clark Schroeder
Subject:Suggested Comp Plan Amendment
Alright – I think we have a winner.
I’ve confirmed your finding that “Congregate Housing” is a conditionally permitted use in the VMX zoning district
(154.501), and I’m happy if you’re happy that the proposed use fits the definition of congregate housing (I’ve never seen a
ton of specifics on what they want to do). Because our only zoning hang-up is the density restriction in Section
154.502(a), we just need to amend the comp plan to eliminate that restriction.
Applicant can proceed with their rezoning application and conditional use permit applications, but should also be
made to apply for a comprehensive plan amendment as well. All three applications will be reviewed
concurrently. Making them apply for the comp plan amendment will be an implicit acknowledgement by the
applicant that they fully understand their applications are non-compliant with existing regulations and that all
requests are at their own risk.
Their Comp Plan amendment request can simply be the application, fee, and a letter stating they would like the
comprehensive plan amended to allow senior/congregate housing at higher density that standard residential
development. We as staff can take it from there.
The Comp Plan amendment should include the following changes to Section III (Land Use), page 22:
The land use categories as applied in the Village Planning Area include:
V-LDR – Village Urban Low Density Residential at 1.5 to 2.5 units per acre
V-MDR – Village Urban Medium Density Residential at 3.0 to 4.0 units per acre *
VMX – Village Mixed Use with residential densities of 6.0 to 10.0 units per acre *
* Congregate Housing in the V-MDR or VMX land use categories may exceed the listed density maximums
up to X.X units per acre provided the facility can satisfy all applicable conditional use permit review
criteria.
The Comp Plan amendment should also include the following changes to Section IV (Housing), page 6:
3. Expand housing opportunities for seniors in Lake Elmo, placing an emphasis on affordability and life-
cycle housing. As the data from the 2010 Census indicates, the Lake Elmo population is aging. 11.0% of
the population in Lake Elmo is over the age of 65. In order to provide opportunities for these residents to
remain in Lake Elmo, the City must strive to attract and develop a greater variety of housing that suits the
needs of seniors, including those who require medical assistance or are disabled, requiring barrier-free
housing. In addition, affordability is increasingly becoming an important factor for many seniors in making
housing choices. To give these residents the option to remain in Lake Elmo, developing housing options that
are both senior friendly and affordable will be critical over the next 25 years and beyond.
Senior/congregate housing is recognized as being different from standard multi-family residential
development given that residents in such facilities no longer have to be at work, pick up their
children, or do their shopping at specific times of the day; some residents don’t even drive
anymore. Furthermore, many senior communities provide on-site services to meet their residents’
needs which further reduces the overall impacts typically associated with high-density residential
2
buildings. Because of these differences and the recognized need for these facilities within the City,
senior/congregate housing may be allowed at densities of up to X.X units per acre.
Approval of the rezoning and CUP will need to be contingent upon Met Council approval of the comp plan
amendment and final publication.
We should play with this language some more, but I think those two changes get you where you need to be.
We can chat more next week – hope you have a great weekend!
Benjamin Gozola, AICP
Senior Planner
P 763.746.1650 M 952.217.0252 E BGozola@sambatek.com
Minnetonka, MN | Mandan, ND
Engineering | Surveying | Planning | Environmental
MFRA is now Sambatek!
WWW
W W W W
W WWWS
A
N
S
A
N
S
A
N
S
A
N
SA
N
SAN
SAN
Eau Claire Office
3433 Oakwood Hills Parkway
Eau Claire, Wisconsin 54702
(715) 834-3161THE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office
215 N. Second Street Suite 204
River Falls, Wisconsin 54022
(715) 426-4908
Fax: (715) 426-5866
I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:WISCONSIN.MINNESOTA.MARKDATEDESCRIPTION1L1.139TH STREET NORTH(CR 17) LAKE ELMO AVENUE NORTH
TREE PRESERVATION PLANLANDSCAPE PLANPROPERTY LINEAPPROXIMATE LIMITS OF WORKEXISTING CONIFER TREE TO REMAINEXISTING DECIDUOUS TREE TO REMAIN10 SPRUCE TREES THAT QUALIFY AS "SIGNIFICANT TREES"TREE PRESERVATION ALLOWS 30% REMOVAL OF SIGNIFICANT TREES (3 TREES IN THIS INSTANCE)6 OF THESE 14" SPRUCE TREES ARE SCHEDULED FOR REMOVAL THEREFORE THE 3 OTHER SPRUCE TREESMUST HAVE AN EQUIVALENT CALIPER REPLACEMENTMITIGATION PLAN:3 TREES * 14" = 42 CALIPER INCHES42" * 1/2 (FOR CONIFER REPLACEMENT) = 21 CALIPER INCHESBECAUSE CONIFERS ARE SOLD BY HEIGHT, THE DETERMINATION FOR REPLACEMENT CREDIT IS AS FOLLOWS:(HEIGHT OF REPLACEMENT CONIFER)/2 = DIAMETER INCHES OF CREDIT# OF REPLACEMENT TREES = 21/(6/2) = (7) 6' B&B CONIFERSTHE LANDSCAP EPLAN PROPOSES 71 TREES. 36 ARE REQUIRED TO MEET THE LANDSCAPING REQUIREMENTS.THE REMAINING 35 WOULD SATISFY TREE REPLACEMENT.