HomeMy WebLinkAbout#20 - Lake Elmo Senior Living1
STAFF REPORT
DATE: 11/05/19
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Preliminary Planned Unit Development (PUD) Request - Lake Elmo
Senior Living (39th Street North)
REVIEWED BY: Ben Prchal, City Planner
BACKGROUND:
The City has received a request from Frisbee Properties LLC (c/o Mathew Frisbee) for the approval of the
preliminary Planned Unit Development (PUD) Plan for a 60 unit rental senior (for those ages 55 plus)
housing development to be known has Lake Elmo Senior Living. This development is proposed for a 5
acre parcel on the north side of 39th Street North, just to the east of Arbor Glen Senior Living facility.
On July 16, 2019, the City Council reviewed and approved the Concept PUD plans for this development.
This approval was documented in Resolution 2019- 052 and was subject 11 conditions of approval.
On October 16, 2019, the Planning Commission held a public hearing and reviewed the proposed
preliminary PUD plans for this development. The Commission discussed the proposal, took testimony
from two nearby property owners and then voted to recommend approval of the 60-unit senior housing
development, subject to conditions.
ISSUE BEFORE THE CITY COUNCIL:
The City Council is being asked to consider and act on the proposed development stage (preliminary) PUD
plans (including possible amenity points) for the Lake Elmo Senior Living Development to be located on
39th Street.
PROPOSAL DETAILS/ANALYSIS:
General Information.
• Property Owner: Lake Elmo Business Park Co., Stillwater Minnesota
• Applicant: Frisbee Properties (c/o Mathew Frisbee)
• Location: North side of 39th Street N, east of Arbor Glen Senior Housing and Lake Elmo Avenue
• Site Area: 5 acres
• Land Use Guidance: 2040 Comprehensive Plan – Village Mixed Use
• Zoning: VMX – Village Center Mixed Use
• Surrounding Land Use Guidance: Vacant Commercial (VMX) to the East, Urban Low Density
Residential to the North (Village Preserve), Arbor Glen Senior Housing to the West and vacant
commercial and institutionally planned land across 39th Street to the South.
• History: The property has been used as vacant land.
• Deadline for Action: Application Complete: September 16, 2019
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60-day timeline: November 14, 2019
• Applicable Code: Article VII – Specific Development Standards
Article XI – Village Mixed Use District
City of Lake Elmo Design Guidelines and Standards Manual
PROPOSAL DETAILS/ANALYSIS:
Ownership and Management: The applicant noted that Ebenezer will assist with the marketing and
sales (rentals) of the units with the expectation of filling the facility within 2 years. Ebenezer also will be
providing the on-site management (with 3 employees) and consulting services for the facility.
Site Plan. The proposed site plan includes 10 buildings – 42 units in a 3-story building that would parallel
the north property line and 9 patio home buildings with 2 units in each for a total of 60 units on the 5 acre
site. The apartment building would include amenities such as community room, multi-purpose rooms,
fitness room, management office and a food serving kitchen for serving community room. This building
also would have indoor parking for 42 motor vehicles.
The detached patio homes would surround the center garden/green area that is shown with gardens,
gazebos, bocce ball and pickle ball courts. The patio homes would each have an attached, direct-access
garage.
Site and Design Changes. Since the concept review by the City earlier this year, the applicant has
revised the project plans to address several of the concerns raised by the City during the concept review
process. The changes include:
1. Eliminating one of the two driveways onto 39th Street as suggested by the City Engineer.
2. Adding fire access lanes to each end of the 42-unit apartment building.
3. Shifting the 42-unit apartment building further south on the site to achieve a 55-foot setback from
the north property line with the footprint of the building. This change also allows for the
preservation of all the large existing trees along the north property line to serve as buffer and
screen for the single-family home to the north of the site.
4. Moved the location of the sidewalk connection to Arbor Glen to the north to have a safer
pedestrian connection between the developments.
Site Character. The site is vacant and relatively flat. There is a row of large spruce trees and Amur
Maples along the northern property line.
Vehicular Access. The concept plan for this development showed two access driveways into the site
from 39th Street. As noted above, the applicant has revised the plans to have one driveway into the site to
meet the spacing requirement of at least 300 feet from the existing Arbor Glen driveway. The driveway
then splits and is shown as 24-foot-wide a loop throughout the site (with parking bays) to provide access
to all the buildings. The City Engineer’s review memo (attached) provides more details about streets and
access for this site.
Trails and Pedestrian Access. There is an existing trail along 39th Street North. The proposed project
plans show sidewalks on both sides of the two internal driveways in the site that would connect to the trail
along 39th Street. These sidewalks would provide pedestrian access to the one-level patio homes, to the
gardens and recreation area in the center of the site.
The plans also show a sidewalk going from their site between two of the patio home buildings proceeding
west onto the Arbor Glen site. This proposed location is an improvement for pedestrian safety from the
Concept Plan that had the proposed sidewalk located farther south. The previous location for the
sidewalk would have made it more difficult for pedestrians to cross the Arbor Glen driveway.
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Setbacks. The proposed site plan shows a variety of building and parking lot setbacks on the site. These
include a front setback for the buildings of 20 feet (from 39th Street), a setback of 35 feet for the patio
buildings from the west and east property lines and a 35 foot setback from the west property line for the
apartment building and a 55 foot rear yard building setback (from the north property line) for the footprint
of apartment building. All these setbacks meet or exceed the minimum required by code.
Impervious Surfaces. According to the applicant, the proposed site plan has 54. 6 percent of the site as
impervious surface (buildings and hardscape) and 45.4 percent of the site with pervious surfaces (green
space and landscape areas). The City Code for residential development in the VMX Zoning district
requires that at least 25 percent of the site have pervious surfaces (a maximum of 75 percent impervious)
so, as proposed, the PUD meets this requirement.
Proposed Design. The proposed design of the development is a mix of buildings with a total of 60 units.
These include a 42-unit senior living, 3-story building (with a mix of one, two and three bedroom units)
with internal parking and the 9 buildings with 2 units in each to create the 18 patio homes. These units
will have a mix of 2 and 3 bedrooms and each will have an attached garage space.
According the applicant, the exterior of the buildings will complement the adjacent Arbor Glen facility
and will have exteriors with brick, stone, cementitious siding (Hardi-plank) with a sloping asphalt shingle
roof. All building designs will need to meet the Lake Elmo Design Guidelines and Standards for
materials and colors.
Proposed Unit Breakdown. The proposed number of units totals 60. The following provides a
breakdown of the proposed unit types and the number of units of each:
Unit Type Number of Units Number of Units Total Number of Units
Apartment Building Detached Buildings
Studios 0 0 0
1-Bedroom 5 0 5
2-Bedroom 32 (16 2-bedroom units
and 16 1 bedroom plus
den units)
15 47
3-Bedroom 5 3 8
Total 42 18 60
Adherence to Lake Elmo Design Guidelines and Standards.
The proposed development will need to meet the standards of the Lake Elmo design guidelines. It
appears that the project will meet the Lake Elmo Design Guidelines and Standards in that:
• The proposed structures are located and oriented in a manner that allows for pedestrian
accessibility and provides visual interest from the public right-of-way.
• The buildings are located as close to the public street as possible, easily accessible from the
street; setbacks are varied slightly; recreational and common spaces are located at the interior or
rear of the site.
• The parking areas do not account for more than 50% of street frontage.
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• Examples of past developments adhere to building design requirements. It is a recommended
condition of final PUD approval that the applicant include a detailed architectural plan proposal
(with a listing of colors, materials, etc) for the all the buildings in the development for City
approval.
All of the building exterior designs and materials will need to conform to the design standards in the Lake
Elmo Design Guidelines and Standards Manual including those regarding building facades, rooflines,
colors entries, lighting and exterior building materials. At first review, it appears that all the building
styles and materials will meet or exceed the City’s design standards for multiple-family structures. City
staff will need to verify the proposed exterior designs and materials will meet the City’s design standards
before issuing building permits for the residential buildings.
Parking. The City’s Zoning Code requires one off-street parking space per senior housing unit
(regardless of size or number of bedrooms) and at least one visitor parking space per every four units.
With 60 proposed senior housing units, the Code requires at 75 parking spaces for this development. In
this case, the developer is proposing a total of 113 parking spaces – including 42 parking spaces in the
proposed apartment building, 25 surface parking spaces near the front entrance of the apartment building
and 10 parking stalls along the entrance driveways (next to the center garden/court area). The proposed
plans show that each of the 18 patio homes would have an attached garage parking space and a parking
space on their driveway (for a total of 36 parking spaces) for these units.
The proposed width and length of parking stalls appear compliant with code, and the proposed width
(shown to be 24’) is adequate for a 2-way vehicle movement on the two main driveways on the site,
according to the Zoning Code. The plans also show two parking spaces proposed to be Americans with
Disabilities Act (ADA)-accessible.
Engineering Comments. The City Engineer has provided a detailed review memo (dated October 10,
2019) regarding the proposed preliminary PUD Plans. This memo is attached for reference. Staff would
like to highlight the following comments in summary:
• Streets and Transportation
o The site plan has been revised to show only one driveway for access to this property. The
location of this proposed driveway meets the acceptable spacing guidelines.
o No parking and construction staging, including the loading and unloading of materials
and equipment will be allowed at any time on 39th Street during the construction of the
site improvements and buildings. All street, curb and boulevard damage caused by the
construction activities must be repaired or replaced at no cost to the city and meeting city
standards and specifications.
o The preliminary plans must be revised to maintain all tree planting outside of the front,
side and rear drainage and utility easements.
o A traffic impact study was completed and submitted as part of the preliminary PUD and
site plan application. The Study findings indicate no additional travel lanes, turn lanes or
other improvements are required.
• Municipal Sanitary Sewer
o Sanitary sewer is readily available to the site. The applicant or developer will be
responsible for connecting to the City sanitary sewer system and extending an 8-inch
sanitary sewer in to the property at the applicant’s sole cost with private sewer service
stubs installed for connection to each individual building.
o The sanitary sewer main along the south property line must be realigned to remain
outside of the 10-foot drainage and utility easement.
• Municipal Water Supply
o The existing City water system is readily available to this site. The applicant will be
required to connect, at its sole cost, to the existing 8-inch DIP stub that was installed to
serve this property. A minimum 8 -inch diameter watermain will be required to be
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extended internal to the site with private water services stubbed for connection to each
individual building.
o The applicant will be responsible to place fire hydrants throughout the property at the
direction of the Fire Department. All fire hydrants shall be owned and maintained by the
City.
o Any watermain lines and fire hydrants placed within the development will require 30-
foot-wide utility easements centered over the hydrant or pipe. These easements must be
dedicated to the City and provided in the City’s standard form of easement agreement.
• Stormwater Management
o The proposed development is subject the construction of a storm water management plan
and system that meets State, Valley Branch Watershed District (VBWD) and City rules.
All stormwater facilities need to be designed and installed in accordance with City and
Valley Branch Watershed District (VBWD) requirements.
o All stormwater facilities constructed for this development are to remain privately owned
and maintained. The city will require the applicant or developer to execute and record of
a Stormwater Maintenance and Easement Agreement with the City in its standard form.
o Even as privately owned and maintained facilities, the City requires the developer to
provide maintenance access roads or drives that meet City engineering design standards
for all storm water facilities.
o The existing downstream drainage basins for the 39th Street storm sewer system do not
have available treatment or storage capacity to accommodate new development.
Therefore, any storm sewer connections to the 39th Street system must be at both reduced
runoff rates and volumes.
o Connection to the 39th Street storm sewer system requires verification of existing capacity
within all downstream storm sewer systems and availability of downstream storm sewer
ponding at the discharge locations. Detailed storm sewer calculations must be submitted
to the City demonstrating sufficient capacity and meeting all current city Engineering
Design Standards.
Valley Branch Watershed District Comments: I have not received comments from John Hanson from
the Valley Branch Watershed District about this proposal. This development went to the Watershed
District on October 24, 2019 for review and their approval. However, he provided the City with the
following comments about another recent development proposal that should be applicable to this site:
1. Once the applicant submits a complete VBWD permit application, they will review it for
conformance to the VBWD rules and regulations.
2. I understand the applicant is proposing underground facilities to control stormwater
runoff rates and to provide the required stormwater runoff volume treatment. The
VBWD will need to see soil borings and/or other infiltration testing results, computations
and design details to determine whether the proposed underground facility will conform
to the VBWD rules and regulations.
Stormwater Management and Storm Sewer System Improvements. The proposed development
site is in the Valley Branch Watershed District (VBWD). The design of the storm water management
systems must be compliant with the requirements of the State, VBWD, the City of Lake Elmo Storm
Water Management Ordinance, and the City of Lake Elmo design standards manual. The applicant is
advised to fully read and comprehend the City’s storm water and erosion control ordinance since these
standards are different, and in some cases more stringent, than the watershed district.
In his project review, the City Engineer noted the following:
The storm water facilities will be privately owned and maintained so no outlots will be required for the
underground storm water facilities.
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The City will require drainage and utility easements over all 100-year high water level areas and
to protect all overland emergency overflow paths.
The City Engineer’s review memo further addresses the stormwater management considerations
and requirements for this development.
Traffic Study Summary. The applicant completed a traffic impact review for the proposed
development. I have attached the study, dated August 30, 2019, for your review. In summary, the traffic
study concluded that “it appears that exclusive turn lanes are not needed. Likewise, the very low number
of generated site trips in the peak hours (5-10 estimated trips) appear not to add enough traffic volume to
the adjacent streets to necessitate any additional travel lanes or other roadway improvements.”
Tree Removal and Preservation. The applicant submitted a proposed tree and landscaping plan for this
site. The latest plans show the developer preserving all but one of the existing trees along the northern
property line of the site. The City’s tree preservation ordinance allows for 30% removal of significant
trees on a site and the City requires a tree mitigation plan showing how the developer will replace any
removed trees. In this case, the applicant will preserve all the significant trees on the property.
Landscaping/Screening: As noted above, there is a row of significant large trees along the north
property line of the site. These trees provide screening between the existing single-family homes to the
north and this development site. The developer/architect has designed the project to preserve as many of
the existing trees as possible. The City Code requires a screening/landscape barrier between a less intense
land use and a more intense land use that is at least 90 percent opaque. This standard will apply for the
northern property line of this site. To help with the screening, the applicant is proposing to add Black
Hills Spruce trees to the areas in the existing tree line where there are gaps or openings between the
existing trees.
The applicant provided the City with a detailed landscaping plan for the site that shows the installation of
a mix of trees, ornamental trees and shrubs and flowering plants throughout the site. The City’s
Landscape Architect has reviewed the proposed landscape plans for this PUD and in general he found
them in compliance with City Code requirements. He noted that the proposed plans show the planting of
more than enough trees (60 proposed, 38 required) but that the proposed mix of trees does not meet code
requirements. As proposed, there would be too many ornamental trees planted as a percentage (22
percent proposed, 15 percent maximum) of the total number of trees. However, if the applicant wants the
City to approve amenity points for enhanced landscaping, then the City’s Landscape Architect notes that
the City should allow the extra ornamental trees within the PUD. He also noted that the locations of 8 of
the proposed trees could be in conflict with or would be planted too close to proposed utilities. I have
attached his comments (dated October 2, 2019) for your consideration.
All tree removal, screening and landscape plans will subject to review and approval by the City’s
Landscape Architect before the City releases or approves a grading or building permit for this
development.
Building Official and Fire Chief Review. The Building Official and Fire Chief have reviewed the
proposed concept plan and have provided several comments. Specifically, the Fire Chief noted:
• Ensure compliance with all applicable codes in the 2015 MN State Fire Code.
• Also, ensure compliance with MN State Fire Code Appendix D, with particular attention to
address Section 105 if applicable based on current proposed building height.
The applicant has made a change from the original concept drawing to address this. They have
proposed a 22’ wide Fire Access Lane on the East end of the building. If the building height
meets the criteria of Section D105 AERIAL FIRE APPARATUS ACCESS ROADS, this road
will need to be increased to 26’ in width to accommodate Aerial Apparatus.
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It appears that access to the rear of the building, (using the proposed Fire Access Lane to the East
and the Arbor Glen Drive to the West) does not meet the 150’ requirement as stated in Section
503.1.1 of the 2015 MN State Fire Code. I would like to discuss this further with the Building
Official and the applicant to determine if there are any possible exceptions in the Code to address
this.
Moving forward, some of the items we’ll need to address are as follows:
• FDC (Fire Department Connection) locations.
• Fire hydrant locations, will review Utility Plan w/Engineer.
• Ensure proper access and turning radius’s throughout the site, meet Engineering Standards
• Lockboxes
• Road widths
• No Parking areas, will review w/Engineer
The City Building Official (Kevin Murphy) also provided me with comments about the concept plan. He
noted the following:
• Plans shall be prepared an Architect, Structural Engineer and Mechanical Engineer.
• The plumbing plans shall be submitted to the State for review.
• The elevator requires a permit issued by DOLI (Minnesota Department of Labor and Industry).
• All fire suppression plans shall be submitted to the State Fire Marshall’s Division for review.
2040 Comprehensive Plan. The 2040 Comprehensive Plan has designated this site Village Mixed Use
(VMX) in the land use plan. The Comprehensive Plan identifies VMX as “an area where a mix of
vertically integrated commercial/business and residential uses provide development types that benefit
from proximity to each other. Land with this designation is assumed to redevelop or develop with a
minimum of 50 percent residential use with a density ranging from 5 to 10 dwelling units per acre.”
The proposal is to have 60 units on a 5 acre site – 12 units per acre. The developer is asking the City for
amenity points to allow for an increase density to 60 units – 10 more than the 50 units allowed by the
Comprehensive Plan. The proposed density and amenity points are discussed in more detail later on this
report.
Consistency with Village Mixed Use Zoning District. As mentioned, the zoning of the site of the
proposed development is VMX (village mixed use). Section 154.500 of the Zoning Code includes the
purpose and description of the VMX zoning district. It states in part “the purpose of the VMX district is
to provide an area for compact, mixed-use development made mutually compatible through a combination
of careful planning and urban design and coordinated public and private investment. Development within
areas zoned VMX will occur at a density of 6-10 units per acre. The placement of building edges and
treatment of building, parking, landscaping and pedestrian spaces is essential to creating the pedestrian
friendly environment envisioned for the VMX district.”
For comparison, staff reviewed the proposed Preliminary PUD Plan against the standards including
setbacks, impervious coverage, etc. of the Village Mixed Use zoning district, as shown below.
Standard Required Proposed
Impervious Surface Maximum 75% 54.6%
Minimum Lot Width 75 feet 450 feet on 39th Street North
Front Yard Setback 20 feet 20 feet
Interior Side Yard 10 feet 35 feet
Corner Side Yard 10 feet N.A.
Rear Yard Setback 10 feet 55 feet
Maximum Building Height 45 feet (by PUD) 42 feet (to peak)
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Parking Not to be located in the front
yard or between the front façade
and public street.
Parking is located in front of the
proposed apartment building,
though this proposed parking lot
would setback about 300 feet
from 39th Street and would be
screened from the street by
buildings and the proposed
garden areas.
Open space 200 square feet of common open
space provided per unit. In this
case, at least 12,000 square feet
of common open space for the
60 proposed units.
It appears there is at least 60,000
square feet of open space
provided on site with the garden
areas, bocce ball and pickle ball
courts and the dog park in the
southwest corner of the site.
Consistency with Planned Unit Development Regulations. The applicant has requested City approval
of a PUD for this development because it will have multiple buildings on one property and to allow for an
increase in density through the use of amenity points. Staff has reviewed the proposed plan for its
consistency with requirements of Article XVII: Planned Unit Development (PUD) Regulations and has
found the following:
• Intent. The intent of a PUD is to provide for flexibility in the use of land and the placement and
size of buildings in order to better utilize site features and obtain a higher quality of development.
A PUD is required for the proposed development, as more than one principal building is proposed
to be placed on a platted lot and the proposed residential density would be greater than the 10
units per net acre as allowed by the Comprehensive Plan.
• Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or
more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be
served or is achieved. Staff has found that the proposed development would meet the following
objectives:
A. Innovation in land development techniques that may be more suitable for a given parcel than
conventional approaches.
• The proposed development is in part not a typical, multi-story apartment building and
instead proposes some of the units with a one-level townhouse design with private,
ground-level entrances and attached garages for each unit.
B. Promotion of integrated land use, allowing a mixture of residential, commercial and public
facilities.
• The proposed development is a mixture of housing types in an area with a variety of
land uses including a building for seniors to the west, single-family homes to the north
and vacant properties to the east and across 39th Street.
C. Provision of a more adequate, usable, and suitably located open space, recreational
amenities and other public facilities than would otherwise be provided under conventional
land development techniques.
• The proposed development is proposing a number of recreational amenities to residents
within the PUD including children’s play structure, gardens, gazebos, bocce ball and
pickle ball courts.
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D. Accommodation of housing of all types with convenient access to employment opportunities
and/or commercial facilities; and especially to create additional opportunities for senior and
affordable housing.
• The proposed development will provide additional senior housing opportunities within
the City, as there are currently very few multi-family residential or senior housing
buildings within the City.
G. Coordination of architectural styles and building forms to achieve greater compatibility
within the development and surrounding land uses.
• The design of the buildings should be compatible with those of the adjacent Arbor Glen
and the single-family homes to the north.
J. Higher standards of site and building design than would otherwise be provided under
conventional land development technique.
• The City may impose design guidelines and standards on high density residential
development such as this proposal.
a. Minimum Requirements. PUDs must meet the following minimum requirements:
A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for
developed land within the approved development.
• The proposed development meets this requirement as it is a 5-acre development.
B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of-way
to be preserved as protected open space. Other public or site amenities may be approved as
an alternative to this requirement. Any required open space must be available to the
residents, tenants, or customers of the PUD for recreational purposes or similar benefit.
Land reserved for storm water detention facilities and other required site improvements may
be applied to this requirement. Open space shall be designed to meet the needs of residents
of the PUD and the surrounding neighborhoods, to the extent practicable, for parks,
playgrounds, playing fields and other recreational facilities.
• The applicant indicated in the application materials that about 29 % of the proposed
development would be open space (including green spaces, ball courts and
landscaped areas).
C. Street Layout… In newly developing areas, streets shall be designed to maximize
connectivity in each cardinal direction, except where environmental or physical constraints
make this infeasible. All streets shall terminate at other streets, at public land, or at a park
or other community facility, except that local streets may terminate in stub streets when
those will be connected to other streets in future phases of the development or adjacent
developments.
• The proposed development site has about 450 feet of frontage on 39th Street North.
The applicant is not proposing any new public streets but rather one private
driveway from 39th Street to serve the development that should meet City spacing
and access management standards. It is a recommended condition of approval that
the developer address all the comments outlined in the Engineering memo dated
October 10, 2019, before submitting plans for a final plat and final PUD approval
for this site.
Density. The proposed density for this development is 12 residential units per acre – 60 proposed units
on a 5 acre site. The VMX land use designation allow up to 10 residential units per acre. For this site, the
maximum allowed density, without amenity points, would be 50 residential units. The developer is
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requesting City approval of amenity points to allow for an increased density of 10 additional units (an
additional 20 percent).
Proposed Amenities. The City’s PUD ordinance provides that developers may provide amenities with
their projects for increased density of up to an additional 20 percent in units. In this case, because the
applicant is proposing a housing density of 12 units per gross acre (or 12 units per net acre), the developer
will need to provide amenities with the project to justify the increased housing density above the expected
allowed density range 6-10 units per acre of the VMX land use designation. In addition, a PUD should
offer the City (and future residents) amenities in exchange for the flexibility of allowing more than one
building on a parcel. In this case, the developer is proposing several amenities that he believes are worthy
of points for increased residential density. They include:
• Underground or structure parking. The 18 patio-style units each have an attached, direct-access
garage space. The proposed apartment building has 42 indoor parking spaces. It has not been
indicated that these designs will reduce the surface parking area outside the footprint of the
principal structure by 25%, however, as required by the PUD Code. (10 points possible)
The Planning Commission recommended awarding 10 points for this.
• Additional Open Space. The Code requires a minimum of 50 percent of the site not occupied by
buildings be landscaped outdoor open space. The types of open space that qualify may include
natural habitat, neighborhood recreation, trail corridors or open space buffers. (10 points
possible).
The Planning Commission recommended awarding 5 points for this.
• Contained Parking. By proposing 60 garage spaces for its residents, the proposed development
limits the amount of visible surface parking and has integrated it away from 39th Street. (5 points
possible)
The Planning Commission recommended awarding 5 points for this.
• Pedestrian Improvements. By having a site and building design that allows for exceptional and
accessible pedestrian and/or bicycle access through and/or around the site. (5 points possible)
The Planning Commission recommended awarding 2 points for this.
• Plaza. The development shall include some form of plaza or public square that is wholly or
partly enclosed by a building or buildings. Plazas that are landscaped or paved open areas shall
have a minimum area of not less than 1,000 square feet. (5 points possible)
The Planning Commission recommended awarding 5 points for this.
• Enhanced Landscaping. The Code requires “a landscaping plan of exceptional design that has a
variety of native tree, shrub and plan types that provide seasonal interest and that exceeds the
requirements of the Lake Elmo Design Standards Manual.” (5 points possible)
The Planning Commission recommended awarding 3 points for this.
• Enhanced Storm Water Management. The plans are to “provide capacity for infiltrating
stormwater generated onsite with artful rain garden design that serves as a visible amenity. Rain
garden designs shall be visually compatible with the form and function of the space and shall
include long-term maintenance of the design.” (3 points possible).
The Planning Commission recommended awarding 3 points for this.
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• Theming. Significant use of various elements of Theming consistent with the 2013 Lake Elmo
Theming Project, including but not limited to signage, fencing, landscaping, lighting and site
furnishings. (3 points possible).
The Planning Commission recommended awarding 3 points for this.
• Additional Amenities? Additionally, the City may also consider the allotment of amenity “points”
for site amenities that are not otherwise specified within the ordinance.
Based on the above-list, the Planning Commission is recommending that the City award a total of 36
amenity points for the design elements the applicant has included with this proposal. However, the
maximum number of points the City may award in this case is 20. I have attached a narrative from the
applicant explaining site density, each of the proposed amenities and the points the applicant believes the
City should award for each of these project elements for your consideration. They are proposing
amenities with a maximum total of 46 potential amenity points.
According the City Code, “Increases in density will be awarded through a 1:1 ration with amenity points.
For every increase in amenity points, the applicant will be allowed an equivalent amount of density
increase, up to a maximum increase of 20 percent.” Or put another way, 5 amenity points equals a 5
percent increase in density, 10 amenity points equals a density increase of 10 percent, etc. (each amenity
point equals a density increase of one percent).
To have 60 units on the 5 net acre site (12 units per net acre), the City would need to approve enough
amenity points to increase the allowed density an additional 2 units an acre (12 – 10 = 2 units per acre).
2.00 divided by 10 equals 0.20 (a 20 percent increase) above the 10 units per acre now allowed by the
City. This means the development needs a total of 20 amenity points to meet their density of 60 units.
Without any amenity points for increased density, the applicant would need to reduce the number of
dwelling units in the development to a maximum of 50 units – a reduction in 10 units from the 60 units
they are proposing.
In summary, the City Council should consider what design elements in the development from the list
above should receive amenity points (and how many points for each).
Parkland Dedication. The proposed development does not propose a public park but does provide
recreation for its residents through the gardens, play areas and open space. Staff would not recommend a
park land dedication with this proposal. The current City Code standard for park dedication for
developments in the VMX zoning district is a fee of $4,500 per acre. At $4,500 an acre, the park
dedication fee for this 5 acre site will be $22,500. The City will require the developer to pay this fee
before issuing a grading or building permit for the site.
Easements. The City will require the applicant to dedicate 10-foot-wide drainage and utility easements
along all property lines and drainage and utility easements for watermains and fire hydrants as they will
become public infrastructure. The City also may require other easements as the applicant refines their
project plans – especially around the elements of the stormwater management system.
Watering Ban. Due to a shortage of water, the City may need to implement severe watering restrictions
in the City in the future. This could include limiting or prohibiting the use water outside including for
vehicle washing and for watering grass and landscaping. This could affect future home builders, buyers
and renters as there may be a limited supply of water available for outdoor uses. It may be wise for the
City to put a condition on this plat to require the owner/developer to inform the renters of the units about
the possible outdoor watering restrictions.
12
Recommended Findings. Staff recommends approval of the Preliminary Plat and Preliminary PUD Plan
for the proposed Lake Elmo Senior Living development as proposed by Ayers Associates based on the
following findings:
1. That the Preliminary PUD Plan meets the general intent of the Village Mixed Use Land Use
designation in the Comprehensive Plan and the Village Mixed Use zoning district with PUD
modifications.
2. That the Preliminary PUD Plan generally complies with the City’s Subdivision regulations.
3. That the Preliminary PUD Plan is generally consistent with the City’s engineering standards with
exceptions as noted in the City Engineer’s memorandum dated October 10, 2019.
4. The Preliminary PUD Plan meets the minimum requirement for a PUD including minimum lot
area, open space and street layout.
5. The Preliminary PUD Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may be more
suitable for a given parcel than conventional approaches; provision of a more adequate, usable,
and suitably located open space, recreational amenities and other public facilities than would
otherwise be provided under conventional land development techniques; accommodation of
housing of all types with convenient access to employment opportunities and/or commercial
facilities; and especially to create additional opportunities for senior and affordable housing;
coordination of architectural styles and building forms to achieve greater compatibility within the
development and surrounding land uses; and higher standards of site and building design than
would otherwise be provided under conventional land development technique.
6. That the preliminary PUD Plan includes several amenities that may be worthy of amenity points to
increase the overall housing density in the development. These amenities include: Underground
or structure parking, contained parking, pedestrian improvements, a plaza (gathering area),
increased landscaping and the use of design elements consistent with the 2013 Lake Elmo Branding
and Theming Project.
Recommended Conditions of Approval. Staff and the Planning Commission recommend to the City
Council approval of the Preliminary PUD Plans for the Lake Elmo Senior Living Development as
proposed by Ayers Associates (to be located on the north side of 39th Street) with the following
conditions:
1. That the applicant prepare any future final plat and final PUD plans showing all of the site
perimeter property lines - including any revisions for any additional right-of-way or easements
that may be needed for 39th Street or around the perimeter of the property.
2. That the future final plat and final PUD Plans submittal identify all requests for flexibility from
the Zoning Code.
3. That the applicant address all comments in the City Engineer’s Memorandum dated October 10,
2019 with the future final plat and final PUD Plans submittal. These include having only one
driveway for the site and managing all storm water on the site.
4. That the final Plat and final PUD Plans submittal include an updated tree inventory and tree
preservation/replanting and landscape and screening plans that address all comments in the City’s
Landscape Architect’s memo dated October 2, 2019. All revised and final landscape plans shall
be reviewed and approved by the City’s Landscape Architect. All tree planting must outside of
the front, side and rear drainage and utility easements.
5. That the final Plat and final PUD Plans submittal include accurate open space and impervious
surface calculations.
13
6. That the developer provide the City fees in lieu of park land dedication as required by the City
Code.
7. That the final plat and final PUD Plans submittal include detailed architectural plans for all the
proposed buildings.
8. The applicant receive a permit from the Valley Branch Watershed District for the construction of
the proposed development.
9. All storm water facilities internal to the site shall be privately owned and maintained. A storm
water maintenance and easement agreement in a form acceptable to the City shall be executed and
recorded with the final plat for all 100-year high water level areas and to protect all overland
emergency flow paths.
10. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in these conditions.
11. That the PUD overlay zoning allow for the following:
a. Setbacks:
Lake Elmo Senior Living (39th Street) Minimum Building Setbacks
Front (39th Street). 20 ft.
Interior Side 20 ft.
Rear (north property line) 50 ft.
b. Attached Garages: That each of the attached garages for the patio homes shall not exceed
1,000 sq. ft. in area.
12. The Final Plat/Final PUD shall include all necessary public right-of-way and easements for 39th
Street North.
13. The Final Plat/Final PUD submittal must include a complete storm water management plan and
construction plans that provide all design details for the proposed underground storage systems
including details regarding building roof drainage connections.
14. That the applicant shall obtain all necessary permits including but not limited to all applicable
City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch
Watershed District approval before starting any grading or construction activities.
15. That the Final Plat/Final PUD include Valley Branch Watershed District preliminary review
comments and that the applicant provide the City evidence that all conditions attached to a Valley
Branch Watershed District permit will be met before the starting any grading activity on the site.
16. If necessary, the applicant shall provide the City with a copy of written permission for any off-site
grading work and storm sewer discharges to adjacent properties before starting any site work,
grading and as part of any final plat or final PUD application.
17. That the applicant or developer address all the comments of the Fire Chief and the Building Official
with the final PUD, site and building plans including the placement of buildings and fire hydrants,
street and driveway design, parking and emergency vehicle access within the site.
18. That the applicant revise the project plans to show watermain easements and effective maintenance
areas with a minimum width of 30 feet with a minimum of 15 feet of clearance from the pipe
centerline and easement agreements are included with the final plat and PUD application and plans.
14
19. That there shall be no encroachments into drainage and utility easements and corridors other than
those reviewed and approved by the City Engineer and upon execution of an easement
encroachment agreement. Prohibited encroachments include, but are not limited to trees,
landscaping, fences, retaining walls and buildings.
20. That the developer prepare exhibits for City staff approval that clearly identifies the property lines,
easements, proposed locations of retaining walls and fences and the required and proposed setbacks
for each building site within the development.
21. The Applicant(s) or developer shall submit a photometric plan for the development for staff review
and approval. All lighting must meet the requirements of Sections 150.035-150.038 of the City
Code.
22. Before to the installation or construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans to the City for review and
obtain a sign permit from the City.
23. That the applicant provide the City a detailed construction and staging plan with the construction
plans and final plat for the development. These plans are to clearly indicate the phasing of the site
grading, the phasing of the construction of each public infrastructure component (trails and
sidewalks) and shall address access to that phase of the development for construction purposes and
for residents. The City may require temporary cul-de-sacs or turn-arounds at the end the private
driveways.
24. Before the execution and recording of a final plat for the development, the developer or applicant
shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an
Agreement must be approved by the City Attorney and by the City Council. The Agreement shall
delineate who is responsible for the design, construction and payment for the required
improvements with financial guarantees therefore.
25. The applicant or developer shall enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat of PUD approval. The City Engineer shall
review any grading plan that is submitted in advance of a final plat or final PUD, and said plan
shall document extent of any proposed grading on the site.
26. That the maximum density shall not exceed 10 dwelling units per net acre unless the City Council
approves specific project design elements and amenity points that increase the allowed density for
the proposal.
27. That the applicant/owner notify all renters that the City may impose restrictions or limits on
outdoor water use including no vehicle washing and no watering of grass, sod or landscaping.
28. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of
approval for City review and approval. The revised applicant/developer project plans shall meet
all of the above conditions before the City will accept a final plat or Final PUD application the
development and before the start of any clearing or grading activity on the site.
29. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of
City Council action, unless the applicant requests and the City Council approves a time extension.
FISCAL IMPACT:
There would be no fiscal impact to the City at this time. The Concept Plan approval did not afford the
applicant development rights. When the property develops, it will access the existing urban services and
will pay sewer and water connection charges, building permit fees and the like that the developer and/or
contractors will pay.
RECOMMENDATION:
Staff and the Planning Commission recommend City Council approval of the proposed preliminary PUD
Plan for the Lake Elmo Senior Living development as proposed by Ayers Associates to be located on 39th
Street North with the following motion and recommended conditions of approval.
15
“Motion to adopt Resolution 2019 – 083 for the approval of the preliminary PUD Plan as requested by
Matt Frisbee (Ayers Associates) for PID# 13.029.21.22.0013 for the project to be known as Lake Elmo
Senior Living located on the north side of 39th Street North, east of Arbor Glen, subject to
recommended conditions of approval as listed in the staff report.”
ATTACHMENTS:
• Zoning Map
• Address Map
• Aerial Photo
• Preliminary PUD Site Plan
• Project Plans (14 pages)
• Apartment Bldg – Floor Plans and Elevations (12 pages)
• Patio Home Plans
• Applicant’s Project Summary dated September 16, 2019 (2 pages)
• Applicant’s Site Calculation Information Sheet dated 9-13-19
• Applicant’s PUD Density and Amenity Points Narrative
• City Engineer review memo dated October 10, 2019 (3 pages)
• Landscape Architect’s review memo dated October 2, 2019 (8 pages)
• Traffic Study dated August 30, 2019 (3 pages)
• Combined Overall Site Plans
• Neighbor e-mail comments dated 10-6-2019
• Resolution 2019 - 083 Preliminary Plat/Preliminary PUD approval
CP 1
CP 2
CP 3
CP 4
BM 1002
BM 1003
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
3"
2"
3"
3"
ETRAN
ETRAN2"
WVBM 1242
2"
1254
2" CLUSTER
2"
2"
3"
8" CLUSTER X108" CLUSTER X8
6" CLUSTER X46" CLUSTER X6
IP1/2" RB
4"4"16"16"
4" CLUSTER X4
4" CLUSTER X4
5"
10"
2" CLUSTER X6
8" CLUSTER X6
4"4"4"
4"4"18"18"18"18"18"18"18"18"18"20"18"12"18"
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8" X4
4"8"6" CLUSTER X84"
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4" CLUSTER X4
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6" CLUSTER X4
10" CLUSTER X4
9"
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7" CLUSTER X64" CLUSTER X4
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CONTROL / BENCHMARK POINT DATA
POINT NO.
1
2
3
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50
1002
1003
1242
FEATURE
CP
CP
CP
CP
BM
BM
BM
BM
NORTHING
194692.279
194631.866
195020.566
194720.443
194598.047
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194775.492
194938.493
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487970.221
487577.468
487807.817
488011.517
487504.493
487380.480
487500.909
ELEVATION
938.66
935.34
940.54
938.50
937.52
941.50
946.50
945.51
DESCRIPTION
12" NAIL
12" NAIL
12" NAIL
12" NAIL
TNH
EXISTING SITE LEGEND
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08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C100
EXISTING SITE PLAN
CP 1
CP 2
CP 3
CP 4
BM 1002
BM 1003
1036
1044
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1115
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SAN
MH
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MH
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WV
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MH
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3"
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2"
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2"
2"
3"
8" CLUSTER X108" CLUSTER X8
6" CLUSTER X46" CLUSTER X6
IP1/2" RB
4"4"16"16"
4" CLUSTER X4
4" CLUSTER X4
5"
10"
2" CLUSTER X6
8" CLUSTER X6
4"4"4"
4"4"18"18"18"18"18"18"18"18"18"20"18"12"18"
16"
18"18"
18"12"14"24"16"
5"5"8"8"5"5"
8" X4
4"8"6" CLUSTER X84"
4"
SAN
MH
1366
IP
MH
IPIP
6" CLUSTER X4
30"
4" CLUSTER X4
4"
4" CLUSTER X4
8"
6"8"
4" CLUSTER X8
4"
4" CLUSTER X8
8"
6" CLUSTER X4
10" CLUSTER X4
9"
6"
22"
6"
8"
24"
6" CLUSTER X46" CLUSTER X6
22"
7" CLUSTER X64" CLUSTER X4
6" CLUSTER X4
8" CLUSTER X88"6"
4"
3"
4"
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4"
6"
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SAN SAN SAN SAN
SAN SAN SAN SAN SAN SAN
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SITE DEMOLITION LEGEND
REMOVE EXISTING ASPHALT
REMOVE CURB AND GUTTER TO
NEAREST JOINT
DEMOLITION NOTES
CLEAR AND GRUB TREE
SAWCUT
REMOVE GRASS AND TOPSOIL
PROTECTION NOTES
PROTECT ALL UNDERGROUND UTILITIES AND UTILITY STRUCTURES THAT
ARE NOT SHOWN AS REMOVED OR ABANDONED IN PLACE
PROTECT ALL REMAINING TREES. EQUIPMENT AND MATERIALS SHALL NOT
BE STORED WITHIN DRIP LINES OF REMAINING TREES
1
2
PROTECT CONCRETE TRANSFORMER PAD
PROTECT STORM MANHOLE
A. CONTRACTOR SHALL BE RESPONSIBLE FOR REMOVAL OF THE EXISTING
STRUCTURES, RELATED UTILITIES, PAVING, UNDERGROUND RETENTION AND
INFILTRATION NETWORK AND ANY OTHER EXISTING IMPROVEMENTS AS NOTED:
SEE SITE WORK SPECIFICATIONS.
B. CONTRACTOR IS TO REMOVE AND DISPOSE OF ALL DEBRIS, RUBBISH AND
OTHER MATERIALS RESULTING FROM PREVIOUS AND CURRENT DEMOLITION
OPERATIONS. DISPOSAL WILL BE IN ACCORDANCE WITH ALL LOCAL, STATE,
AND/OR FEDERAL REGULATIONS GOVERNING SUCH OPERATIONS.
C. THE GENERAL CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO
AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE
CONSTRUCTION PHASES OF THIS PROJECT. THE CONTRACTOR WILL BE HELD
SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES
OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.
D. ENGINEERS NOTICE TO CONTRACTOR
THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR
ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON
RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE,
MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED
ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE
APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION
TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES
WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
E. ALL PAVEMENT REMOVALS WITHIN PUBLIC RIGHT OF WAY SHALL BE
REPLACED IN-KIND AND REMOVALS SHALL BE ACCOMPANIED BY A FULL DEPTH
SAW CUT AND MILLED BITUMINOUS STEP JOINT PER CITY OF LAKE ELMO
STANDARD DETAILS.
F. ALL EXISTING TREES TO BE PROTECTED PER TREE PROTECTION DETAIL.
G. SAWCUTS SHALL BE FULL PAVEMENT DEPTH
INSTALL CONSTRUCTION
FENCING TO PROTECT TREES
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E
L
I
M
I
N
A
R
Y
-
C
I
T
Y
S
U
B
M
I
T
T
A
L
P
A
C
K
A
G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C200
SITE DEMOLITION PLAN
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
35'
33
'
15
'
25
'
20
'
15
'
15
'
15
'
35'
24
'
10
'
13
'
24'166'24'
55
'
18
'
24
'
18
'
32'32'
25'
(TYP)
SS
HSHS
CW
CW
FL
FL
9'
TYPPAVEMENT MARKING 4"
WHITE (TYP STALLS)
ADA PAVEMENT MARKING,
SEE DTL 5/C805
PAVEMENT MARKING 4"
WHITE (TYP STALLS)
20
'
T
Y
P
8'
CROSSWALK
PAVEMENT MARKING
SEE DTL 6/C805
4'
T
Y
P
6'
6'
6'
5'
42
'
62
'
8'66'9.34'8'45.66'
39
.
1
7
'
6'
76
'
31
.
1
7
'
31
'
8'
(TYP)
5' (TYP UNO)
NP
CROSSWALK
PAVEMENT MARKING
SEE DTL 6/C805
NP
NP
NP
NP
PLAYGROUND
PERGOLA
SITE LAYOUT LEGEND
10'H CHAIN LINK FENCE, SEE DTLS
1/C804 & 2/C804
CROSSWALK SIGNS, SEE DTL 4/C805
STANDARD PLAN NOTES
1.STREET LIGHTING SHALL BE INSTALLED PER CITY STANDARDS 5 FEET BACK
OF CURB IN LOCATIONS SHOWN ON PLAN.
2.ALL SIGNS MUST MEET MMUTCD.
3.ALL SIGN SHEATHING TO BE TYPE IX DIAMOND GRADE (DG3).
4.SIGN POSTS TO BE SQUARE TUBE SIGN STANDARD WITH OMNI BASE.
5.DEVELOPER TO FURNISH AND INSTALL STREET SIGNS PER CITY
STANDARDS.
6.POLY PREFORMED PAVEMENT MATERIAL SHALL BE USED FOR ALL
PAVEMENT SYMBOLS.
7.EPOXY RESIN AND DROP-ON-GLASS BEADS FOR PAVEMENT MARKINGS
SHALL MEET THE REQUIREMENTS OF MnDOT "SPECIFICATIONS FOR
CONSTRUCTION, 2018 EDITION".
CW
STOP SIGN, SEE DTL 1/C805 SS
NO PARKING / FIRE LANE SIGN, SEE DTL 3/C805 FL
HANDICAPPED PARKING SIGN, SEE DTL 2/C805 HS
PED LIGHT BOLLARD, SEE ELECTRICAL PLANS
LIGHT POLES TO MATCH PHASE 1,
SEE ELECTRICAL PLANS
NO PARKING SIGN, SEE DTL 7/C805 NP
NO
T
F
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C
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PROJECT No:
TH
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D
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A
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D
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L
A
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A
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D
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N
T
H
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D
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A
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P
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P
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OF
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S
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W
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T
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5
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8
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s
i
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5
4
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(7
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)
4
2
6
-
4
9
0
8
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x
:
(
7
1
5
)
4
2
6
-
5
8
6
6
NE
W
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E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C300
SITE PLAN LAYOUTPARKING DATA
SITE APARTMENTS TWIN HOMES TOTAL REQUIRED
STANDARD PARKING (9'X18')33 40 42 115
ACCESSIBLE PARKING (9'X18')2 2 4
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
E
E E
E
SAN SAN SAN SAN
SAN SAN SAN SAN SAN SAN
STM STM STM STM STM
STM STM STM STM STM STM
W W W W W W W W
W W
SA
N
9.6:1
1.
2
0
%
1.
2
0
%
0.
7
5
%
0.
7
5
%
1.
5
0
%
1.25%1.33%
6.
6
:
1
4
.
5
:
1
1.00%
10
.
5
2
%
4.9:1
3.5:1 5.8:1
FFE:
942.00'
FFE:
942.00'
FFE:
940.75'
FFE:
939.50'
FFE:
939.00'
FFE:
939.75'
FFE:
940.50'
FFE:
941.50'
FFE:
942.00'
1.05%0.94%1.62%
0.
5
0
%
94
0
9
4
0
937
9
3
8
9
3
9
940
9
3
7
93
7
93
8
93
9
9
4
1
941
940
2.00%2.00%2.00%
2.
0
0
%
2.06%
0.74%1.29
%
4.7:1
3.
0
:
1
3.0:1
9.5:1 7.6:1
6
.
4
%
2.
0
0
%
8.1:1
5.9:1
7.4:1
3.0:1
3.0:1
2.06%
2.00%2.00%
0.
5
0
%
2.
0
0
%
941.90 HP 93
9
.
5
0
L
P
94
0
.
3
0
H
P
93
7
.
9
0
L
P
93
8
.
7
0
H
P
94
0
.
4
1
H
P
OVERLAND EMERGENCY
OVERFLOW 936.92
937.15 LP
940.78 HP
OVERLAND EMERGENCY
OVERFLOW 938.89
4.0:1
4.0:1
0.
9
0
%
93
9
94
0
93
8
93
6
93
5
93
4
93
7
4.0:1
4.0:1
7.
7
:
1
4.
1
:
1
2.
0
0
%
93
6
93
8
93
7
9
3
7
93
8
93
9
94
0
94
1
936
937
938
938 939
939
936937938
939
93
7
93
8
93
9
94
0
94
0
94
1
94
2
94
2
943
94
3
938
939
940
93
9
941
9
4
2
9
4
3
940 940
938
939 939
941
941
94
1 941
940
939
941
937
938
938
939
941
9
4
0
9
4
1
9
3
8
9
3
9
9
4
2
941
940 940 939
94
2
9
4
1
5.00%941.00943.
6
3
943.
3
8
M
E
941.44
1.50%
939.09
939.34
939.45
938.46
938.29
M
E
939.61
939.88
940.26
940.53
937.04
937.
5
4
937.
8
9
938.
5
0
938.
8
5
939.
4
7
939.
8
2
940.
4
3
940.
7
4
939.55
939.
5
6
939.
5
2
938.
9
3
939.
3
1
939.
3
4
939.
4
5
937.84
938.35
936.
5
3
M
E
936.19
M
E
OVERLAND EMERGENCY
OVERFLOW 940.10
BIORETENTION BASIN
W/UNDERDRAIN
HWL/100 = 936.86
INFILTRATION BASIN
HWL/100 = 939.83
BIORETENTION BASIN
W/UNDERDRAIN
HWL/100 = 937.23
UNDERGRAOUND STORAGE
W/INFILTRATION HWL/100 = 936.70
1
2
SITE GRADING LEGEND
SPOT ELEVATION (EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED)
SURFACE SLOPE
NEW CONTOURS
0.6%
EXISTING CONTOURS
670
670
669
669
MATCH EXISTING SPOT ELEVATION (EDGE
OF PAVEMENT UNLESS OTHERWISE NOTED)920.00 ME
920.00
TOP OF CURB ELEVATION TC 920.00
PROTECTION NOTES
PROTECT ALL UNDERGROUND UTILITIES AND UTILITY STRUCTURES THAT
ARE NOT SHOWN AS REMOVED OR ABANDONED IN PLACE
PROTECT ALL REMAINING TREES. EQUIPMENT AND MATERIALS SHALL NOT
BE STORED WITHIN DRIP LINES OF REMAINING TREES
1
2
PROTECT CONCRETE TRANSFORMER PAD
PROTECT STORM MANHOLE
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
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N
-
PROJECT No:
TH
E
D
E
S
I
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N
S
A
N
D
P
L
A
N
S
I
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A
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34
3
3
O
a
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,
W
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5
4
7
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1
(7
1
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)
8
3
4
-
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1
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1
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r
F
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21
5
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c
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2
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4
Ri
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F
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s
,
W
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s
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s
i
n
5
4
0
2
2
(7
1
5
)
4
2
6
-
4
9
0
8
Fa
x
:
(
7
1
5
)
4
2
6
-
5
8
6
6
NE
W
I
N
D
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P
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N
D
E
N
T
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F
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LA
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L
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N
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D
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N
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,
L
L
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,
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N
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S
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A
PR
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L
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I
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A
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Y
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C
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S
U
B
M
I
T
T
A
L
P
A
C
K
A
G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C400
SITE GRADING PLAN
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
ETRAN
ETRAN
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
E
E E
E
SAN SAN SAN SAN
SAN SAN SAN SAN SAN SAN
STM STM STM STM STM
STM STM STM STM STM STM
W W W W W W W W
W W
SA
N
W
W
W
W
SA
N
SA
N
SA
N
W
W
W
W
W
SA
N
SA
N
SA
N
SA
N
SA
N
SAN
MH
SAN
SAN
W W W
SUBSURFACE
INFILTRATION
SYSTEM (50'x85')
SUBSURFACE
INFILTRATION
SYSTEM (70'x50')
DS DS DS
DS DS DS DS DS
DS DS
DS DS DS DS
DS
DS
DS
DS DS
DS
DS
DS DS DS DS DS
DS DS DS
DS
DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS
DS
W
W
W
S15
S12
S13
S14
S11
S17
S10
S09
AEW1
S08
S06
S07
AEW2
S04
S03
S05
S01
S02
S26
141' -
1
2
"
S
S
@
0
.
4
0
%
152' - 15" SS @ 0.24%
143' - 15" SS @ 0.10%
46' - 12" SS @ 0.40%
82
'
-
1
5
"
S
S
@
0
.
2
3
%
58' - 15" SS @ 0.23%
129' - 12" SS @ 0.40%
7
0
'
-
1
2
"
S
S
@
0
.
4
0
%
108' - 12" SS @ 0.40%
56' - 12" SS @ 5.22%
10' - 12" SS @ 0.40%
52' - 12" SS @ 0.40%
40' - 12" SS @ 1.15%
96' - 12" S
S
@
0
.
4
0
%
55' - 15" SS @ 0.23%
18
7
'
-
1
5
"
S
S
@
0
.
2
3
%
23' - 12" SS @ 0.40%
35' - 12" SS @ 0.40%
39' - 12" SS @ 0.40%
S19
S18
CONNECT TO EXISTING CONNECT TO EXISTING
CONNECT TO EXISTING
SITE UTILITIES LEGEND
GENERAL WATERMAIN NOTES
GENERAL SANITARY SEWER NOTES
GENERAL STORM SEWER NOTES
1.ALL WATERMAIN AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE ELMO
STANDARD SPECIFICATIONS AND DETAILS.
2.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL.
3.WATERMAIN SHALL BE DUCTILE IRON PIPE, ENCASED IN POLYETHYLENE, CLASS-52.
4.ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.2.A.1. ALL FITTINGS SHALL BE DUCTILE IRON PIPE WITH
POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BE INSTALLED UTILIZING COR-BLUE NUTS & BOLTS.
5.USE GATE VALVES FOR ALL APPLICATIONS UP THROUGH 12 INCHES.
6.GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 OR APPROVED EQUAL.
GATE VALVES MUST COMPLY WITH CEAM SPEC 2611.2.C.2.
7.USE BUTTERFLY VALVES FOR ALL APPLICATIONS GREATER THAN 12 INCHES.
8.BUTTERFLY VALVES SHALL BE MUELLER LINSEAL III, OR APPROVED EQUAL. BUTTERFLY VALVES SHALL
COMPLY WITH CEAM SPEC. 2611.2.C3.
9.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL.
10.ALL HYDRANTS SHALL BE INSTALLED 5.0 FEET BACK OF CURB.
11.HYDRANTS SHALL BE WATEROUS "PACER," MODEL WB-67 OR APPROVED EQUAL, FITTED WITH FH 800 SERIES
FLEX STAKE AND PAINTED RED.
12.HYDRANTS SHALL HAVE TWO OUTLET NOZZLES FOR 2-1/2 (I.D.) HOSE CONNECTIONS AND ONE 4" STORZ
NOZZLE (MODEL WB-67) AND PENTAGON NUT END CAP.
13.THE CURB STOP SERVICE ASSEMBLY SHALL HAVE A MINIMUM 1-FT ADJUSTMENT RANGE AND SHALL EXTEND 6
INCHES ABOVE FINISHED GRADE FULLY EXTENDED.
14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING WATER TO HOMES AND BUSINESSES WHOSE
WATER SUPPLY IS DISRUPTED DURING THE COURSE OF THE PROJECT.
1.ALL SANITARY SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2. ALL SANITARY SEWER PVC PIPE SHALL BE INSTALLED ACCORDING TO CITY STANDARD DRAWING 103
"GRANULAR MATERIAL BEDDING METHOD (FOR PVC SANITARY SEWER PIPE).
3.UNLESS NOTED OTHERWISE, ALL SMOOTH WALLED SANITARY SEWER PVC PIPE AND FITTINGS SHALL BE SDR
35 WITH ELASTOMERIC GASKETED JOINTS.
4.ALL SANITARY SEWER SERVICES SHALL BE 4-INCH PVC, SCH. 40.
5.SMOOTH WALLED PVC PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF ASTM D-3034 FOR
THE SIZE, STANDARD DIMENSION RATIO (SDR), AND STRENGTH REQUIREMENTS INDICATED ON THE PLANS,
SPECIFICATIONS, AND SPECIAL PROVISIONS.
6.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC
3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN.
7.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS
PROVIDED ON ALL SANITARY SEWER MANHOLES.
8.SANITARY SEWER INLET AND OUTLET PIPES SHALL BE JOINED TO THE MANHOLE WITH A GASKETED, FLEXIBLE,
WATERTIGHT CONNECTION TO ALLOW DIFFERENTIAL SETTLEMENT OF THE PIPE AND MANHOLE TO TAKE PLACE.
9.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT
ADJUSTMENT WHENEVER POSSIBLE.
10.ALL SERVICE LINE STUBS MUST HAVE A 2"x2" HARDWOOD MARKER WITH METAL SPIKE RUNNING FROM THE
END OF PIPE TO FINISHED GRADE ELEVATION.
11.UPON MAKING A CONNECTION TO AN EXISTING SANITARY SEWER STUB OR MANHOLE, DIRT AND DEBRIS
SHALL BE PREVENTED FROM ENTERING THE EXISTING SEWER BY IMMEDIATELY INSTALLING WATERTIGHT PLUGS
AS NEEDED IN THE EXISTING MANHOLE.
12.ALL MAINLINE SANITARY SEWER AND SERVICES SHALL HAVE TRACER WIRE PER CITY SPECIFICATIONS AND
DETAILS.
1.ALL STORM SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC
3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN.
3.PRECAST CONCRETE MANHOLE AND CATCH BASIN SECTIONS SHALL CONFORM TO THE REQUIREMENTS OF
ASTM C-477.
4.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT
ADJUSTMENT WHENEVER POSSIBLE..
5.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS
PROVIDED ON ALL STORM SEWER MANHOLES..
6.RIP-RAP SHALL BE HAND-PLACED OVER GEOTEXTILE FABRIC AND CONFORM TO MnDOT SPEC. 3601, CLASS III,
OR AS SPECIFIED HEREIN.
7.THE GEOTEXTILE FABRIC USED UNDER RIP-RAP SHALL EXTEND 3 FT UNDER THE APRON.
8.FURNISH & INSTALL TRASH GUARDS ON ALL FLARED END SECTIONS.
9.ALL SILT SHALL BE CLEANED OUT FROM THE RIP-RAP AT THE END OF THE PROJECT.
10.STORM SEWER STRUCTURES WITHIN 10 FT OF WATERMAIN ARE TO HAVE WATER TIGHT CONNECTIONS PER
MDH REQUIREMENTS.
11.ALL NEW STORM SEWER PIPE SHALL BE FLUSHED AND TELEVISED PRIOR TO SUBSTANTIAL COMPLETION - SEE
SPECIFICATION SECTION 1700 - CLOSEOUT REQUIREMENTS.
PROPOSED WATER MAIN, SEE DTLS
207A/C800, 210/C800, 201/C800, &
206/C800
PROPOSED SANITARY SEWER,
SEE DTLS 1/C803, & 2/C803
PROPOSED STORM SEWER,
SEE DTLS 4/C803, 5/C803,
6/C803, 7/C803, & 8/C803
SAN
TRACER WIRE
ACCESS BOXT
CLEANOUT
CL
O
HYDRANT
INSULATION
REDUCER
GATE VALVE & BOX
WTR SERVICE
& CURB STOP
W BEND
CS
STM MH
INL
APRON ENDWALL
AND RIP RAP
SS AREA
INL
SAN MH
DOWNSPOUTDS
PED LIGHT BOLLARD, SEE ELECTRICAL PLANS
LIGHT POLES TO MATCH PHASE 1,
SEE ELECTRICAL PLANS
PROPOSED 4" UNDERDRAIN
S 932.93 (15")
NE 932.93 (15")
S19
INL 2.5-FT
CASTING - B
RIM 939.76
S 936.11 (12")
W 936.11 (12")
NE 936.11 (12")
S15
INL 2X2.5-FT
CASTING - S
TC 941.15
E 936.54 (12")
NW 936.54 (12")
S12
INL 2X2.5-FT
CASTING - S
TC 940.98
SE 936.36 (12")
S13
INL 2X2.5-FT
CASTING - S
TC 940.43
SW 936.32 (12")
NW 936.32 (12")
E 936.32 (12")
S14
INL 2X2.5-FT
CASTING - S
TC 940.28
SE 936.82 (12")
S11
INL 2X2.5-FT
CASTING - S
TC 939.82
W 936.70 (12")
S17
INL 2.5-FT
CASTING - B
RIM 939.77
W 933.21 (15")
S 933.24 (15")
N 933.24 (12")
S10
INL 2.5-FT
CASTING - B
RIM 939.44
E 933.79 (15")
SW 933.79 (12")
S09
INL 2X2.5-FT
CASTING - S
TC 938.71
S 937.15 SEE DETAIL 7/C803
AEW1, 12" A.E., SEE DETAIL 7/C803
NE 934.35 (12")
S08
INL 2.5-FT
CASTING - B
RIM 938.00
N 933.56 (15")
S 933.56 (12")
E 933.56 (12")
S06
INL 2.5-FT
CASTING - B
RIM 937.96
N 933.43 (15")
S 933.43 (15")
W 933.43 (15")
S07
INL 2X2.5-FT
CASTING - S
TC 937.95
N 936.70
AEW2, 12" A.E., SEE DETAIL 7/C803
N 933.74 (12")
SE 933.74 (12")
SW 933.74 (12")
S04
INL 2.5-FT
CASTING - B
RIM 937.50
NW 933.89 (12")
S03
INL 2X3-FT
CASTING - H
TC 937.02
W 934.07 (12")
S05
INL 2.5-FT
CASTING - B
RIM 937.00
N 933.97 (12")
S01
INL 2X3-FT
CASTING - H
TC 936.39
NE 933.88 (12")
S 933.88 (12")
S02
INL 2X3-FT
CASTING - H
TC 935.92
N 932.50 (15")
S26
???
CASTING - ???
RIM 933.73
NEW UTILITY STRUCTURES
SW 933.06 (15")
E 933.06 (15")
S18
INL 2.5-FT
CASTING - B
RIM 939.83
NO
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08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C500
SITE UTILITIES PLAN
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
ETRAN
ETRAN
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
E
E E
E
SAN SAN SAN SAN
SAN SAN SAN SAN SAN SAN
STM STM STM STM STM
STM STM STM STM STM STM
W W W W W W W W
W W
SA
N
W
W
W
W
SA
N
SA
N
SA
N
W
W
W
W
W
SA
N
SA
N
SA
N
SA
N
SA
N
SAN
MH
SAN
SAN
W W W
30'
10'
CITY OF LAKE ELMO
DRAINAGE AND
UTILITY EASEMENT
DRAINAGE &
UTILITY
EASEMENT
25
'
VALLEY BRANCH WATERSHED
DISTRICT STORM WATER
MAINTENANCE EASEMENT
25
'
30'
CITY OF LAKE ELMO
DRAINAGE AND
UTILITY EASEMENT
SUBSURFACE
INFILTRATION
SYSTEM (50'x85')
SUBSURFACE
INFILTRATION
SYSTEM (70'x50')
W
W
W
EASEMENT NOTES
A BLANKET EASEMENT FOR STORM WATER
MAINTENANCE IS GRANTED TO THE CITY OF LAKE
ELMO AND THE VALLEY BRANCH WATERSHED
DISTRICT COVERING THE ARBOR GLEN PROPERTY.
VALLEY BRANCH WATERSHED
DISTRICT STORM WATER
MAINTENANCE EASEMENT
10' DRAINAGE AND UTILITY EASEMENT
CITY OF LAKE ELMO DRAINAGE
AND UTILITY EASEMENT
NO
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F
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C
O
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S
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PROJECT No:
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A
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E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C501
SITE EASEMENTS
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
SITE MATERIALS LEGEND
ASPHALT PAVEMENT, SEE DTL 4/C801
ASPHALT SPORTS SURFACE, SEE DTL 4/C804
LIGHT DUTY CONCRETE, SEE DTLS
5/C801 & 5/C802
HEAVY DUTY CONCRETE, SEE DTL 5/C801
GRASS
NATIVE SEED MIX
MATERIALS NOTES: COORDINATE WITH
LANDSCAPE PLAN
IRRIGATED SOD
WOODCHIPS
CRUSHED LIMESTONE
NO
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F
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PROJECT No:
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S
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5
4
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(7
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5
4
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(7
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5
)
4
2
6
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9
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8
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x
:
(
7
1
5
)
4
2
6
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5
8
6
6
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W
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P
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B
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I
T
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A
L
P
A
C
K
A
G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C600
SITE MATERIALS PLAN
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
SF SF SF SF SF SF SF SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SFSF
SF
SF
SF SF
EROSION CONTROL LEGEND
GRADING & EROSION CONTROL NOTES
1.THE CONTRACTOR SHALL CONDUCT OPERATIONS AND IMPLEMENT MINNESOTA POLLUTION CONTROL
AGENCY (MPCA) BEST MANAGEMENT PRACTICES (BMP) TO CONTROL SITE SILTATION AND EROSION INTO
DRAINAGE WAYS. THE CONTRACTOR SHALL COMPLY WITH ALL CONDITIONS AND COMPLETION DATES RELATIVE
TO ALL PERMITS ISSUED FOR THE WORK TO BE COMPLETED. THE ENGINEER MAY ISSUE A STOP WORK ORDER
FOR ALL DEVELOPMENT WORK AND BUILDING CONSTRUCTION FOR NONCOMPLIANCE WITH THESE MEASURES.
2.SEQUENCING. ALL SILT FENCE AND OTHER EROSION CONTROL MEASURES SHALL BE IN PLACE AND
APPROVED BY ENGINEER PRIOR TO ANY REMOVALS, EXCAVATION OR CONSTRUCTION AND SHALL BE MAINTAINED
UNTIL VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED AND APPROVED BY THE ENGINEER.
3.SILT FENCE. THE CONTRACTOR SHALL INSTALL SILT FENCE AT THE LOCATIONS SHOWN ON THE PLANS AND IN
ACCORDANCE WITH THE CITY STANDARD DETAILS. SILT FENCE DAMS AND INTERIM SUMPS SHALL BE PLACED TO
INTERCEPT SILT FROM CONCENTRATED RUNOFF FROM OPEN GRADED AREAS. ADDITIONAL SILT FENCE SHALL BE
REQUIRED AS DIRECTED BY THE ENGINEER.
4.STOCKPILES. ALL STOCKPILE AREAS SHALL HAVE SILT FENCE OR SEDIMENT TRAPPING SYSTEMS PLACED
AROUND THE ENTIRE PERIMETER.
5.INLET PROTECTION. THE CONTRACTOR SHALL INSTALL INLET PROTECTION ON ALL EXISTING STORM SEWER
INLETS IN ACCORDANCE WITH THE CITY STANDARD DETAILS. INLET PROTECTION SHALL ALSO BE PROVIDED ON
ALL PROPOSED STORM SEWER INLETS IMMEDIATELY FOLLOWING CONSTRUCTION OF THE INLET. INLET
PROTECTION MUST BE INSTALLED IN A MANNER THAT WILL NOT IMPOUND WATER FOR EXTENDED PERIODS OF
TIME OR IN A MANNER THAT PRESENTS A HAZARD TO VEHICULAR OR PEDESTRIAN TRAFFIC.
6.TEMPORARY SEDIMENT BASINS. THE CONTRACTOR SHALL INCORPORATE TEMPORARY SEDIMENT BASINS
THROUGHOUT THE CONSTRUCTION SITE TO CAPTURE RUNOFF AND SLOW THE FLOW OF WATER AND ALLOW
SEDIMENT TO SETTLE OUT. TEMPORARY SEDIMENT BASINS SHALL BE INSTALLED AS DIRECTED BY THE CITY
ENGINEER.
7.ROCK CONSTRUCTION ENTRANCE. A ROCK ENTRANCE SHALL BE CONSTRUCTED AND MAINTAINED AS SHOWN
ON THE PLAN TO REDUCE TRACKING OF SILT AND DIRT ONTO THE PUBLIC STREETS. A GEOTEXTILE FABRIC SHALL
BE PLACED UNDERNEATH THE ROCK. THE ROCK SHALL BE PERIODICALLY REPLENISHED TO MAINTAIN THE
INTENDED PERFORMANCE. MUD AND DEBRIS SHALL BE REMOVED OR SCRAPED FROM TIRES AND VEHICLE
UNDERCARRIAGE PRIOR TO LEAVING THE SITE.
8.STREET SWEEPING. ALL STREETS USED FOR ACCESS TO THE SITE AND HAUL ROUTES USED FOR
CONSTRUCTION EQUIPMENT AND MATERIAL SUPPLIES SHALL BE CLEANED AT THE END OF EACH WORKING DAY.
THE CITY OR ENGINEER MAY ORDER ADDITIONAL SWEEPING OF THE STREETS AS DEEMED REQUIRED AT
DEVELOPER/CONTRACTOR EXPENSE.
9.DEWATERING. EACH EXCAVATION SHALL BE KEPT DRY DURING THE COURSE OF ALL WORK HEREIN,
INCLUDING SUBGRADE CORRECTION, PIPE INSTALLATION, STRUCTURE CONSTRUCTION AND BACKFILLING, TO
THE EXTENT THAT NO DAMAGE FROM HYDROSTATIC PRESSURE, FLOATATION OR OTHER DAMAGE RESULTS. ALL
EXCAVATIONS SHALL BE DEWATERED TO A DEPTH OF AT LEAST 3 INCHES BELOW THE BOTTOM OF THE CONCRETE
SLAB OR PIPE TO BE INSTALLED THEREIN. THE CONTRACTOR MAY USE ANY METHOD OR COMBINATION OF
METHODS FOR FOR DEWATERING HE CHOOSES; HOWEVER, ALL DEWATERING METHODS AND EQUIPMENT WHICH
IN THE OPINION OF THE ENGINEER, ARE INEFFECTIVE SHALL BE ABANDONED, IMPROVED, REPLACED OR
OTHERWISE ALTERED TO OBTAIN EFFECTIVE DEWATERING. THE CONTRACTOR SHALL PROVIDE ALL POWER,
PUMPS, MATERIALS AND APPARATUS NECESSARY, AND SHALL BE RESPONSIBLE FOR DISPOSING OF THE WATER
PUMPED FROM THE EXCAVATION IN A MANNER WHICH WILL NOT INTERFERE WITH OTHER WORK WITHIN THE AREA
AND NOT TO DAMAGE PUBLIC OR PRIVATE PROPERTY. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR THE
CONDITION OF ANY PIPE, CONDUIT, DITCH, CHANNEL OR NATURAL WATERCOURSE UTILIZED FOR DRAINAGE
PURPOSES, AND ALL EROSION, SEDIMENT OR OTHER ADVERSE RESULTS OF THEIR USE SHALL BE REPAIRED.
10.POSITIVE DRAINAGE AND PROTECTION. THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE
THROUGHOUT THE SITE AT ALL TIMES. LOW POINTS WITHIN AND ALONG ROADWAYS ARE EXPRESSLY PROHIBITED.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR TEMPORARY DITCHES, PIPING OR OTHER MEANS TO FACILITATE
PROPER DRAINAGE DURING CONSTRUCTION. TO PROTECT PREVIOUSLY GRADED AREAS FROM EROSION, WOOD
FIBER BLANKET SHALL BE PLACED IMMEDIATELY ON STEEP SLOPES (1:3 OR GREATER) AND EMBANKMENTS,
PERMANENT AND TEMPORARY PONDS, AND OUTLETS AND OVERFLOWS TO PROTECT THE COMPLETED GRADE
AND MINIMIZE SILT IN THE RUNOFF.
11.DRAINAGE DITCHES. THE NORMAL WETTED PERIMETER OF ANY TEMPORARY OR PERMANENT DRAINAGE
DITCH OR SWALE THAT DRAINS WATER FROM ANY PORTION OF THE CONSTRUCTION SITE, OR DIVERTS WATER
AROUND THE SITE, MUST BE STABILIZED WITHIN 200 LINEAL FEET FROM THE PROPERTY EDGE, OR FROM THE
POINT OF DISCHARGE INTO ANY SURFACE WATER. STABILIZATION OF THE LAST 200 LINEAL FEET MUST BE
COMPLETED WITHIN 24 HOURS AFTER CONNECTING TO A SURFACE WATER. STABILIZATION OF THE REMAINING
PORTIONS OF ANY TEMPORARY OR PERMANENT DITCHES OR SWALES MUST BE COMPLETE WITHIN 14 DAYS
AFTER CONNECTING TO A SURFACE WATER AND CONSTRUCTION IN THAT PORTION OF THE DITCH HAS
TEMPORARILY OR PERMANENTLY CEASED. TEMPORARY OR PERMANENT DITCHES OR SWALES THAT ARE BEING
USED AS A SEDIMENT CONTAINMENT SYSTEM (WITH PROPERLY DESIGNED ROCK DITCH CHECKS, BIO ROLLS, SILT
DIKES, ETC.) DO NOT NEED TO BE STABILIZED. THESE AREAS MUST BE STABILIZED WITHIN 24 HOURS AFTER NO
LONGER BEING USED AS A SEDIMENT CONTAINMENT SYSTEM.
12.TURF ESTABLISHMENT. ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL
EROSION BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE
SITE HAS TEMPORARILY OR PERMANENTLY CEASED.
13.MAINTENANCE AND INSPECTION. EROSION CONTROL MEASURES SHALL BE MAINTAINED THROUGHOUT THE
CONSTRUCTION AND UNTIL SATISFACTORY ESTABLISHMENT OF PERMANENT GROUND COVER IS OBTAINED. ALL
EROSION AND SEDIMENTATION CONTROL MEASURES, AND STORMWATER OUTFALLS MUST BE INSPECTED
WEEKLY, AND WITHIN 24 HOURS OF THE SITE RECEIVING 0.5 INCHES OF RAIN. REPAIRS MUST BE MADE ON THE
SAME DAY OR FOLLOWING DAY OF THE INSPECTION. UNSATISFACTORY CONDITIONS NOT REPAIRED OR CLEANED
UP WITHIN 48-HOURS OF NOTIFICATION SHALL RESULT IN A STOP WORK ORDER, AND/OR SAID WORK SHALL BE
COMPLETED AT CONTRACTOR'S EXPENSE.
14.REMOVAL. THE CONTRACTOR SHALL REMOVE AND DISPOSE OF ALL TEMPORARY EROSION CONTROL
MEASURES, STRUCTURES AND DEVICES ONLY AFTER RECEIVING ENGINEER APPROVAL. ALL DEBRIS, STAKES, AND
SILTS ALONG SILT FENCES SHALL BE REMOVED AND DISPOSED OFF SITE. THE CONTRACTOR SHALL HAND RAKE
SILTED AREAS ALONG THE FENCE LOCATIONS TO PROVIDE A SMOOTH FINAL GRADE AND SHALL RESTORE THE
GROUND SURFACE WITH SEED OR SOD, AS REQUIRED, TO MATCH THE FINISHED GRADE TO THE ADJACENT AREA.
15.FINAL STORM SEWER SYSTEM. AT THE COMPLETION OF THE WORK AND BEFORE THE FINAL WALK THROUGH,
THE CONTRACTOR SHALL REMOVE STORM SEWER INLET PROTECTION MEASURES AND THOROUGHLY FLUSH THE
STORM SEWER SYSTEM. SEDIMENT AND DEBRIS SHALL BE COMPLETELY REMOVED AND CLEANED AT THE
INLETS, OUTLETS, AND DOWNSTREAM OF EACH OUTLET. RIPRAP AND GEOTEXTILE FABRIC MAY REQUIRE
REPLACEMENT AS DIRECTED BY THE ENGINEER TO OBTAIN A LIKE NEW INSTALLATION ACCEPTABLE TO THE CITY.
16.DITCH CHECK (BIOROLL BLANKET SYSTEM). BIOROLL AND BLANKET SYSTEMS SHALL BE INSTALLED AS DITCH
CHECKS ONLY IN SPECIFIED LOCATIONS AS APPROVED BY THE CITY ENGINEER. BIOROLLS ARE NOT TO BE
UTILIZED IN AREAS WHERE VEHICLE AND CONSTRUCTION TRAFFIC OCCUR.
17.FLOTATION SILT CURTAIN. FLOTATION SILT CURTAIN SHALL BE UTILIZED WHEN CONSTRUCTION ACTIVITIES
OCCUR DIRECTLY ADJACENT TO LAKES, STREAMS OR WETLANDS IN ORDER TO CONTAIN SEDIMENTS NEAR THE
BANKS OF WORKING AREAS. THE INSTALLATION OF FLOTATION SILT CURTAINS WILL BE REQUIRED AS DIRECTED
BY THE CITY ENGINEER.
18.CONCRETE WASHOUT ONSITE. ALL LIQUID AND SOLID WASTES GENERATED BY CONCRETE WASHOUT
OPERATIONS MUST BE CONTAINED IN A LEAK-PROOF CONTAINMENT FACILITY OR IMPERMEABLE LINER. A
COMPACTED CLAY LINER THAT DOES NOT ALLOW WASHOUT LIQUIDS TO ENTER GROUND WATER IS CONSIDERED
AN IMPERMEABLE LINER. THE LIQUID AND SOLID WASTES MUST NOT CONTACT THE GROUND, AND THERE MUST
NOT BE RUNOFF FROM THE CONCRETE WASHOUT OPERATIONS OR AREAS. LIQUID AND SOLID WASTES MUST BE
DISPOSED OF PROPERLY AND IN COMPLIANCE WITH MPCA REGULATIONS. A SIGN MUST BE INSTALLED ADJACENT
TO EACH WASHOUT FACILITY TO INFORM CONCRETE EQUIPMENT OPERATORS TO UTILIZE THE PROPER FACILITIES.
1.RESTORE ALL DISTURBED AREAS WITH 6 INCHES OF TOPSOIL CONFORMING TO MNDOT 3877.
2.PROTECT ALL STORM SEWER INLETS AS SPECIFIED HEREIN AND MAINTAIN UNTIL STREET CONSTRUCTION IS
COMPLETED.
3.MAINTAIN ALL SILT FENCE AND REPAIR OR REPLACE AS NEEDED OR REQUIRED UNTIL TURF HAS BEEN
ESTABLISHED.
4.RESTORATION WORK SHALL BEGIN WITHIN 7 DAYS OF FINAL GRADING.
5.BOULEVARD AND DITCH RESTORATION INCLUDES FINE GRADING, WHICH INCLUDES THE REMOVAL OF ROCKS,
DEBRIS AND SOIL CHUNKS, WHILE MAINTAINING POSITIVE DRAINAGE.
SFSILT FENCE, SEE DTL 3/C801
ROCK CONSTRUCTION ENTRANCE,
SEE DTL 605/C801
RIPRAP, SEE DTL 7/C803
EROSION MAT, SEE DTL X/XXXX
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08-1893.00
09.12.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C700
EROSION CONTROL PLAN
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08-1893.00
09.12.2019
MARK DATE DESCRIPTION
C800
CIVIL DETAILS
--------------
---
----------------------------------
....
.
...
..
.
-------------
................................
.
-
-----------
.....
TRENCH SECTIONS
NOT TO SCALE
A=O.D. PIPE + 24"(MAX)
B=O.D. PIPE + 18"(MAX) FOR ROCK
C=6" MIN.
WET OR UNSTABLE TRENCH
CLAY OR ROCK TRENCH
POOR SUBSOIL TRENCH
GRANULAR TRENCH
A
12"
C
A OR B
12"
D
C
E
12"
D=4" BELOW BARREL FOR CLAY
3" BELOW BELL FOR CLAY
6" BELOW BARREL FOR ROCK
E=DETERMINED BY A/E
120°120°
120°120°
INITIAL BACK
FILL ZONE
(GRANULAR BACKFILL)
BACKFILL AS
SPECIFIED
WASHED
STONE
(1 12")
BACKFILL AS
SPECIFIED
GRANULAR
BEDDING
GRANULAR
BEDDING
GRANULAR
BASE
FOR FLEXIBLE PIPE,
BEDDING MATERIAL SHALL
EXTEND TO SPRING LINE
(MID HEIGHT) OF PIPE.
*
GRANULAR
BEDDING *
*
*
D
E
D
GN
100
ASPHALT PAVEMENTST
301 NOT TO SCALE
6" AGGREGATE BASE COURSE
1 1/2" BINDER COURSE
1 1/2" SURFACE COURSE
>
SEDIMENT
LOGFLOW>
FL
O
W
DI
T
C
H
B
O
T
T
24
"
M
I
N
SEDIMENT LOG
WOOD STAKES (SEE DTL)
PLACED @ 2' OC MAX
WOOD STAKE TO ONLY
PENETRATE NETTING,
NOT LOG MATERIAL
EC
202 NOT TO SCALE
SILT FENCE TIE BACK
TWIST METHOD
SILT FENCE
TRENCH DETAIL
JOINING 2 LENGTHS OF SILT FENCE
HOOK METHOD
GENERAL NOTES
SILT FENCE
WOOD POSTS 2
LENGTH 3'-4"
20" DEPTH
IN GROUND
GEOTEXTILE
FABRIC ONLY
BACKFILL & COMPACT
TRENCH WITH
EXCAVATED SOIL
SUPPORT
CORD
GEOTEXTILE
FABRIC
TIEBACK BETWEEN
FENCE POST AND
ANCHOR
ANCHOR STAKE
MIN 18" LONG
SILT
FENCE
GEOTEXTILE
FABRIC
EXCESS
FABRIC
GEOTEXTILE
FABRIC
WOOD
POST
GEOTEXTILE
FABRIC
WOOD POST
GEOTEXTILE
FABRIC
GEOTEXTILE
FABRIC
WOOD POST
WOOD POST
GEOTEXTILE
FABRIC
WOOD POST
TRENCH SHALL BE A MIN OF 4" WIDE & 6" DEEP TO BURY
AND ANCHOR THE GEOTEXTILE FABRIC, FOLD THE MATERIAL TO FIT
TRENCH AND BACKFILL & COMPACT TRENCH WITH EXCAVATED SOIL.
WOOD POSTS SHALL BE A MIN SIZE OF 118" x 118" OAK OR HICKORY.
CONSTRUCT SILT FENCE FROM A CONTINUOUS ROLL IF POSSIBLE BY CUTTING
LENGTHS TO AVOID JOINTS. IF A JOINT IS NECESSARY, USE ONE OF THE
FOLLOWING TWO METHODS;
A. TWIST METHOD -- OVERLAP THE END POSTS AND TWIST, OR ROTATE,
AT LEAST 180 DEGREES.
B. HOOK METHOD -- HOOK THE END OF EACH SILT FENCE LENGTH.
NOTE:
ADDITIONAL POST DEPTH OR TIE BACKS
MAY BE REQUIRED IN UNSTABLE SOLS
ATTACH FABRIC TO
TIE POSTS WITH WIRE
STAPLES OR WOODEN
LATH AND NAILS
*NOTE:
8'-0" POST SPACING ALLOWED IF A
WOVEN GEOTEXTILE FABRIC IS USED
1
2
3
FOLD
3" MAX
1'-0" MIN
FLOW DIRECTION
FLOW DIRECTION
2' MIN
(WHEN ADDITIONAL SUPPORT REQUIRED)
FLOW
FLOW
FLO
W
3'
M
A
X
*
3'
M
A
X
*
3'
M
A
X
*
3'
M
A
X
*
EC
200 NOT TO SCALE
1 2
3 4
4" AGGREGATE BASE COURSE
LIGHT DUTY
HEAVY DUTY
6" AGGREGATE BASE COURSE
5" CONCRETE
8" CONCRETE
CONCRETE PAVEMENTST
302 NOT TO SCALE5
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K
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G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
C801
CIVIL DETAILS
30" CONCRETE CURB & GUTTER
A
B
TIPPED OUT CURB & GUTTER
STANDARD CURB & GUTTER
ST
100 NOT TO SCALE
6"
30"
6"
2"
STANDARD CURB HEAD
FLOWLINE
ELEVATION
4% SLOPE
DRIVEWAY CURB
C
30"
6"
6"
2% SLOPE 6'
TOP OF CURB
ELEVATION1 1/2" RAD MAX
FLOWLINE
ELEVATION
4% SLOPE
1 1/2" RAD MAX
30"
6"
6"
6'
TOP OF CURB
ELEVATION
FLOWLINE
ELEVATION
RAMPED SIDEWALK
NOT TO SCALE
CONCRETE CURB
2'TOP OF PAVEMENT
1.5%
CONCRETE CURB
6" CURB HEAD
CONCRETE RAMP
12H:1
V
12H:
1
V
1
2" EXPANSION JOINT
1
2" EXPANSION JOINT
B
B
SECTION B-B
GENERAL NOTES
SIDEWALK CROSS SLOPE SHALL NOT EXCEED 2%.
INSTALL CURB TRANSITION INCIDENTAL TO OTHER PAY ITEMS
DETECTABLE WARNING FIELDS THAT ARE INSTALLED AS A GROUP OR
SIDE BY SIDE SHOULD BE FROM THE SAME MANUFACTURER.
SLOPE SIDEWALK TOWARD LANDING AS SHOWN WHERE THERE IS NO
TERRACE OR WHERE THE TERRACE IS LESS THEN 6 FEET WIDE.
+/- 0.5% CONSTRUCTION TOLERANCE IN SIDEWALK CROSS SLOPE
SHALL NOT EXCEED 2% WITHOUT PRIOR APPROVAL FROM THE
ENGINEER.
1
2
3
1.
5
%
3
3
1
1
SP
600
6"
36
"
E
N
D
T
A
P
E
R
DI
R
E
C
T
I
O
N
O
F
T
R
A
F
F
I
C
CURB & GUTTER TERMINATOR
REFERENCE
CURB & GUTTER DETAIL
ST
101 NOT TO SCALE
CONTRACTION
JOINT
(AS REQ'D)
PLAN VIEW
SECTION
6"
SIDEWALK
EXG OR PROPOSED DRIVEWAY
3'
BL
V
D
V
A
R
I
E
S
1/2" EXPANSION
JOINT
STD C&G
(REF DTL)
STD C&G
(REF DTL)
6" THK CONCRETE
VA
R
I
E
S
WIDTH VARIES
CURB HEAD
TRANSITION DETAIL
SIDEWALK
6" MIN THICKNESS
AT DRIVEWAY
3'
SIDEWALK
APRON
WIDTH VARIES
ST
105 NOT TO SCALE
CONCRETE DRIVEWAY APRON
- 3' TAPER
5' MIN
T = CONCRETE THICKNESS
FINISHED FLOOR
BUILDING ENTRANCE
2% MAX
T
ENTRY / EXIT
ST
901 NOT TO SCALE
BLDG OR
STRUCTURE
W W
SL
O
P
E
(6' MAX)
12" EXP JT
FILLER
EXP JT 100' O.C. MAX
(P
L
A
N
D
I
M
)
CONTRACTION JOINT
14 D
E
P
T
H
OF
S
L
A
B
SIDEWALK
PLAN-TYPICAL WALK
A-EXPANSION JOINT B-CONTRACTION JOINT
A B
ST
900 NOT TO SCALE
4" BASE COURSE
5" CONCRETE
1 2 3
4 5 6
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
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N
-
PROJECT No:
TH
E
D
E
S
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S
A
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D
P
L
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N
S
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D
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P
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C
K
A
G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
C802
CIVIL DETAILS
DOWNSPOUT COLLECTOR
NOT TO SCALE
DOWNSPOUT. SEE ARCH. PLANS FOR SIZE
WIRE MESH SCREEN FOR RODENT
PROTECTION. SECURE SCREEN WITH
STAINLESS STEEL HOSE CLAMP
1"
BUILDING
2' MAX.
SCH 40 PVC PIPE
WITH BELL FITTING
RE:SCHEDULE FOR
SIZE
SCH 40 PVC
ADAPTER/REDUCER OR
AS NECESSARY TO
MAKE CONNECTION
SEE NOTE 2
WATER TIGHT CONNECTION SEE GRADING PLAN FOR
SIZE OF COLLECTOR
NATURAL GRADE
MIN 1% SLOPESEE NOTE 1
BY BUILDING CONTRACTOR
BY SITE CONTRACTOR
SCHEDULE
DOWNSPOUT PVC PIPE
8" X 8"12" Ø
10" X 10"15" Ø
4" Ø 8" Ø
6" Ø 10" Ø
NOTES:
1.FOR ALL DEPTHS OF COVER LESS THAN TWO (2) FEET, PIPE MUST BE SCHEDULE 40 PVC.
FOR DEPTHS OF COVER GREATER THAN TWO (2) FEET, FLEXIBLE PIPE MAY BE USED. REFER
TO SPECIFICATIONS FOR ALLOWABLE PIPE TYPES
2.A WATER TIGHT CONNECTION SHALL BE MAINTAINED WITH ANY TRANSITION FROM
SCHEDULE 40 PVC TO ANY OTHER PIPE MATERIAL
3.THE DOWNSPOUT COLLECTOR DRAIN SHALL BE INSTALLED BEFORE THE DOWNSPOUTS ARE
INSTALLED ON THE BUILDING. SITEWORK CONTRACTOR SHALL BE RESPONSIBLE FOR ALL
WORK TO AND INCLUDING THE RODETN SCREEN. BUILDING CONTRACTOR SHALL BE
RESPONSIBLE FOR THE CONNECTION AT THE POINT OF THE RODENT SCREEN.
4.INSTALL PIPES CLEAR OF COLUMNS, BOLLARDS, AND OTHER OTHER BUILDING
APPURTENANCES.
MI
N
MIN
4"
M
I
N
REMOVEABLE
WATERTIGHT TOP
ON FROST SLEEVE
WYE
CONCRETE PAD
2" LARGER THAN
SEWER MAIN DIA
CLEANOUT
9"9"
GRADE
6"-12" ABOVE SEWER
SA
703 NOT TO SCALE
45°
SANITARY SEWER LATERAL
PLUG OR
CONNECT TO
EXISTING
VERTICAL SERVICE RISER
TRACER WIRE ACCESS BOX
TRACER WIRE ACCESS BOX
WOOD 4"x4"
PLUG OR
CONNECT TO
EXISTING
45 DEG BEND GRANULAR BEDDING
45 DEG BENDGRANULAR BEDDING
11 14 DEG OR 22 12 DEG BEND
SECURE TRACER WIRE TO SERVICE WYE AND
ATTACH TO GROUND ROD
SECURE TRACER WIRE TO SERVICE WYE AND
ATTACH TO GROUND ROD
WOOD 4"x4"
45 DEG BEND
SLOPE @ 1/4" /FT DESIRABLE
1/8" /FT MIN
1/2" /FT MAX
HORIZONTAL PAY DISTANCE FOR LATERALS
PROPERTY LINE
6'
2'
MA
X
HORIZONTAL PAY DISTANCE FOR LATERALS
STANDARD INSTALLATION
PROPERTY LINE
6'
2'
MA
X
INSTALLATION W/ RISER
SA
200 NOT TO SCALE
B COVER SHALL BE 9'
BASED ON PIPE SLOPES.
**ONLY USE INSTALLATION
W/ RISER WHEN COVER
AT PROPERTY LINE
EXCEEDS 9 FEET.
SLOPE @ 1/8" /FT MIN
A. COVER SHALL BE THE
MAXIMUM ATTAINABLE
BASED ON MINIMUM PIPE
SLOPE.
B
A
NOTES
NOTES
**
STEPS
TY
P
10
"
MI
N
27" DIA
MIN
8" MIN
CASTING: TYPE J-S.
6" STONE CUSHION REQUIRED UNDER
BASE ON WET SUBGRADE
36
"
M
A
X
RI
M
T
O
FI
R
S
T
S
T
E
P
NOT TO SCALE
STANDARD SANITARY MANHOLE
5" FOR 4' DIA
6" FOR 5' DIA
7" FOR 6' DIA
BENCH SLOPE
TO BE 1"/FT
PRECAST CONRETE
MANHOLE SECTIONS PIPE SEAL
JOINT SEALANT
UNLESS
OTHERWISE
SHOWN OR
REQ'D BY
PIPE SIZE
16
"
O.
C
.
12" THK (POURED)
6" THK (PRECAST)
ADJUST FRAME TO GRADE WITH A MINIMUM
OF TWO ADJUSTING RINGS TOTALING
6" TO 12" MAX.
TOP CONE SECTION SHALL BE USED
ON 4' DIA MANHOLES, UNLESS
MINIMUM HEIGHT CONDITIONS
REQUIRE A 6" FLAT TOP SLAB.
MINIMUM 8" FLAT TOP SLAB SHALL BE
USED ON MANHOLES 5' DIA OR
LARGER.
POSITION HOLE IN CONE OR FLAT
SLAB ON UPSTREAM SIDE OF
MANHOLE.
VA
R
RIM ELEV - REF PLANS
INVERT ELEV - REF PLANS
4' DIA
SA
100
44" DIA
6"-12"
18
"
M
I
N
INV ELEV - REF PLANS
CASTING: TYPE B6
RIM ELEV - REF PLANS
2.5' DIA
2.5-FT AREA INLET (BEEHIVE GRATE)
30"Ø CL II REINF
CONC PIPE
GROUT REQ'D IF NOT
BELL END OF PIPE
ADJUST FRAME TO GRADE WITH A
MINIMUM OF TWO CONCRETE RINGS
OF VARIABLE THICKNESS
6"THK PRECAST CONC BASE OR
8" THK POURED CONC BASE.
REF PLANS FOR PIPE DIA
SS
303 NOT TO SCALE
CASTING: TYPE H
ADJUST FRAME TO GRADE WITH A MINIMUM OF
TWO CONCRETE RINGS, RINGS SHALL BE OF
VARIABLE THICKNESS.
SLOTS SHALL BE
ORIENTED TO
THE DIRECTION
OF FLOW
INVERT EL
2'X3'
OPEN'G
2X3-FT CURB INLET
5" PRECAST CONCRETE INTEGRAL BASE
5"
PRECAST CONCRETE INLET SECTIONS
SS
300 NOT TO SCALE
TOP OF CURB (TC) ELEV
- REF PLANS
8" MIN
STANDARD STORM MANHOLE
INVERT ELEV - REF PLANS
6" STONE CUSHION REQUIRED UNDER
BASE ON WET SUBGRADE
5" FOR 4' DIA
6" FOR 5' DIA
7" FOR 6' DIA
PIPE SEAL
PRECAST CONCRETE
MANHOLE SECTIONS
8" THICK PRECAST
CONCRETE FLAT TOP
JOINT SEALANT
ADJUST FRAME TO GRADE WITH A MINIMUM
OF TWO ADJUSTING RINGS TOTALING
6" MIN TO 12" MAX
BENCH SLOPE
TO BE 1"/FT
12" THK (POURED)
6" THK (PRECAST)
CASTING: TYPE J
UNLESS
OTHERWISE
SHOWN OR
REQ'D BY
PIPE SIZE
4' DIA
36
"
M
A
X
RI
M
T
O
FI
R
S
T
S
T
E
P
VA
R
10
"
MI
N
TY
P
16
"
O.
C
.
27"
OPEN'G
RIM ELEV-REF PLANS
SS
100 NOT TO SCALE
1 2 3 4
5 6 8
SECTION
NOT TO SCALE
4
1
3
1
PLAN
EC
401
5 x"D"3 x"D"
"D
"
"D
"
"D
"
4'
2'
M
I
N
1
1
GEOTEXTILE FABRIC
12" MIN
RIPRAP PIPE DIA
"D"
RIPRAP
FLOW
APRON END WALL WITH
TRASHGUARD AND RIPRAP
PROVIDE 3 CLIPS TO FASTEN TRASH
GUARD TO FLARED END. HOT-DIP
GALVANIZE AFTER FABRICATION.
7
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
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D
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T
H
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D
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A
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A
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4
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x
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(
7
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4
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P
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C
K
A
G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
C803
CIVIL DETAILS
PICKLEBALL COURTXX
###NOT TO SCALE
15
'
-
0
"
PICKLEBALL STRIPING (YELLOW)
NOTES:
1.ALL DIMENSIONS ARE TO THE OUTSIDE EDGE OF LINES.
2.ALL PLAYING LINES ARE 2" IN WIDTH.
3.SEE DETAILS 5/C804 AND 6/C804 FOR NET INSTALLATION.
4.PROVIDE MARKING PLAN AND COLOR SELECTIONS (AS
CALLED OUT IN DETAIL BELOW) FOR REVIEW.
NET POST 24' FROM CENTER
TO CENTER TO EACH POLE.
SEE DTLS 5/C804 & 6/C804
NOTE:
1.PROVIDE 2" DEEP SAWCUT SHOWN ON PLAN.
2.SAW CUT PRIOR TO COLOR COATING COURTS.
8" AGGREGATE BASE COURSE
1 3/4" BINDER COURSE
1 3/4" SURFACE COURSE
TACK COAT
SPORT COURT SURFACING
44
'
-
0
"
4" DIA PERFORATED
DRAIN TILE WITH SOCK
4
8" SAND LAYER
12" PEA GRAVEL LAYER
(4" MIN AROUND DRAIN TILE)
GEOTEXTILE FABRIC
2'-0" (TYP)
7'
-
0
"
7'
-
0
"
15
'
-
0
"
8'
-
0
"
62
'
-
0
"
8'-0"10'-0"10'-0"8'-0"10'-0"10'-0"8'-0"
8'
-
0
"
1'
-
0
"
1'
-
0
"
66'-0"
1'-0" (TYP FENCE BORDER)
CHAIN LINK FENCE, SEE
DTLS 1/C804 & 2/C804
PICKLEBALL COURT SURFACE (BLUE WITHIN
PLAY AREA, GREEN OUTSIDE PLAY AREA)
BOCCE BALL SECTIONXX
###NOT TO SCALE
2X8 TRT CAP
7"
5"
VA
R
I
E
S
GRASS
NATURAL SOIL
COMPACTED PER
PROJECT SPECS
6" CRUSHED ROCK
GEOTEXTILE FABRIC
CRUSHED LIMESTONE
BOCCE BALL SURFACING
3" BASE COURSE
VA
R
I
E
S
2'
-
0
"
6X6 TRT LANDSCAPE TIMBERS
1/2" REBAR TIE
ADS SYSTEM
CLEAN SAND
1'
-
0
"
M
I
N
.
NOT TO SCALE
NET POST FOOTING
NOT TO SCALE
NET
TIGHTENER
℄
NET POST (LACING ROD
OPTIONAL)
TENNIS NET
COURT
PAVEMENT
NET POST SET IN NET POST MANUFACTURER'S
SLEEVE
CONCRETE FOOTING
POUR TO UNDISTURBED EARTH
3'-0" DIA.
(TYP)
SEE NOTE #1
5'
-
6
"
(
T
Y
P
)
PE
R
M
A
N
U
F
A
C
T
U
R
E
R
S
RE
C
O
M
M
E
N
D
A
T
I
O
N
S
6"
B
E
L
O
W
F
R
O
S
T
DE
P
T
H
SE
E
N
O
T
E
#
1
.
NOTE #1:
FOUNDATION DEPTH AND WIDTH
MAY VARY WITH THE SOIL TYPE
AND STRENGTH OF THE NET POST
℄
NET POST SET IN SLEEVE
CONCRETE FOOTING
(BELOW PAVEMENT)
3'
-
0
"
SECTION
PLAN NOTE:
INSTALL PER MANUFACTURER RECOMMENDATIONS. IF
MANUFACTURER RECOMMENDATIONS DIFFER FROM THIS
DETAIL, MANUFACTURER RECOMMENDATIONS SHALL PREVAIL.
NOT TO SCALE
NET CENTER STRAP ANCHOR
NOT TO SCALE
15" DIA.
24
"
-
3
0
"
6"
12" DIA.
(T
Y
P
)
COURT
PAVEMENT(TYP)
CENTER STRAP
ANCHOR
CONCRETE
FOOTING
COMPACTED BASE COURSE
COMPACTED SUBGRADE
(TYP)
NET LINE
15
"
D
I
A
.
(T
Y
P
)
12
"
D
I
A
.
(T
Y
P
)
CENTER STRAP ANCHOR
ALIGN PIN WITH TENNIS NET
CONCRETE FOOTING
(BELOW PAVEMENT)
NOTE:
IN AREAS SUSCEPTIBLE TO
FROST HEAVING, INCREASE
FOOTING DEPTH TO 24"+
SECTION
PLAN
(T
Y
P
)
NOTE:
INSTALL PER MANUFACTURER RECOMMENDATIONS. IF
MANUFACTURER RECOMMENDATIONS DIFFER FROM THIS
DETAIL, MANUFACTURER RECOMMENDATIONS SHALL PREVAIL.
CORNER POST
CONC.
FOOTING
DIAG. BRACE ROD
& TURN BUCKLE
TENSION
WIRE
LINE POST
STRETCHER BAR TOP RAIL
LINE POST
10
'
-
0
"
NOTE: EMBED CORNER POSTS, GATE POSTS AND FIRST LINE POST AFTER CORNER & GATE POSTS IN CONCRETE.
LINE POSTS ARE NOT EMBEDDED IN CONCRETE
FINISH GRADE
3'
-
0
"
1'
-
0
"
1'-0"
4'
-
0
"
1"
8'-0" O.C. NOMINAL
NOTE: CONTRACTOR TO VERIFY LINE POST SIZING FOR WIND LOADS
CHAIN LINK FENCESP
501 NOT TO SCALE
VERTICAL PRIVACY SLATS
SINGLE SWING GATE
LATCH
PLAN DIM
1'-0"
1'
-
0
"
5'
-
0
"
WELDED 8' HIGH GATE
FOR WIDTH SEE PLAN
10
'
-
0
"
CHAIN LINK GATESP
501 NOT TO SCALE
CONCRETE FOOTING
(BELOW PAVEMENT)
BOTTOM
RAIL
TOP
RAIL
MID
RAIL
1 2 3
4 5 6
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
E
D
O
N
T
H
E
D
R
A
W
I
N
G
S
A
R
E
T
H
E
P
R
O
P
E
R
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Y
OF
A
Y
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S
A
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E
S
.
A
L
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E
R
V
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D
.
N
O
D
E
S
I
G
N
S
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R
P
L
A
N
S
SH
A
L
L
B
E
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D
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D
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N
A
N
Y
F
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M
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R
B
Y
A
N
Y
M
E
A
N
S
W
I
T
H
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T
WR
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N
P
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x
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(
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)
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2
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5
8
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6
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W
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P
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N
D
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T
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F
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K
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N
D
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P
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N
D
E
N
T
L
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V
I
N
G
,
L
L
C
LA
K
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E
L
M
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,
M
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S
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A
PR
E
L
I
M
I
N
A
R
Y
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T
Y
S
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B
M
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T
A
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P
A
C
K
A
G
E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
C804
CIVIL DETAILS
HDCP SIGN POST
R7-8-A
R7-8-V
RESERVED
PARKING
VEHICLES WITH DIS
OR DIS VET PLATES
OR STATE DISABLED CARD
THIS SPACE
ACCESSIBLE
VAN
5'
-
0
"
M
I
N
.
TO
B
O
T
T
O
M
O
F
S
I
G
N
2" OD SQUARE STEEL
GALVANIZED POSTS TELESCOPING
PERFORATED TUBE
SP
402 NOT TO SCALE
12" x 6"
12" x 18"
FINISHED GRADE
SIGN POST
12" DIA. PVC PIPE
SECTION (IN LAWN
AREAS ONLY)
CRUSHED GRANITE
(IN LAWN AREAS ONLY)
SIGN POST
2'
-
6
"
8"
12"
SIGN POST ANCHOR
ADA STALL PAVEMENT MARKING
6"
R
4"
24
"
12
"
8"
18"3"
12"
24"R
20
"
R
12"
23°
ACCESS AISLE PARKING SPACE
BLUE NON-REFLECTIVE
PAINT
*NOTE: SYMBOL TO BE
PAINTED IN ALL ADA
PARKING SPACES.
9'
16
'
CURB AND GUTTER
3
'
-
0
"
O
.
C
.
4
"
SP
403 NOT TO SCALE
PAINTED WHITE STRIPE,
NON-REFLECTIVE PAINT.
SEE SITE LAYOUT PLAN
FOR PLACEMENT.
C###
#
NOT TO SCALE
CROSSWALK PAVEMENT MARKING
2'
-
0
"
6'-0"
2'
-
0
"
VA
R
I
E
S
,
S
E
E
S
I
T
E
S
T
R
I
P
I
N
G
P
L
A
N
3
STOP SIGN AND INSTALLATION
NOT TO SCALE
FINISHED GRADE
SIGN POST
STOP
12" DIA. PVC PIPE
SECTION (IN LAWN
AREAS ONLY)
CRUSHED GRANITE
(IN LAWN AREAS ONLY)
SIGN POST
STOP SIGN
ADA PARKING SIGN
7'
-
0
"
4'
-
0
"
2'
-
6
"
8"
12"
R1-1
30" x 30"
7'-0" TO
PAVEMENT
OR TURF
SIGN POST ANCHOR
FIRE LANE PARKING SIGN POST
‚
WHITE FIELD
RED TEXT
RED BORDER
WHITE FIELD
RED TEXT
RED BORDER
NOT TO SCALE
FIRE LANE PARKING SIGNS
1 2 3 4
5 6
CROSSWALK PARKING SIGN POST
‚
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
E
D
O
N
T
H
E
D
R
A
W
I
N
G
S
A
R
E
T
H
E
P
R
O
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E
R
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Y
OF
A
Y
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S
A
S
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S
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A
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A
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D
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N
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D
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S
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G
N
S
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A
N
S
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A
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L
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E
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Y
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Y
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N
Y
M
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A
N
S
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N
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x
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(
7
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)
4
2
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5
8
6
6
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W
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P
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T
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F
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LA
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D
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P
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D
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N
T
L
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G
,
L
L
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LA
K
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PR
E
L
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A
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Y
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A
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A
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E
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
C805
CIVIL DETAILS
UP
B
C
1 2 3 4 5 7 8 121110
9,458.03 SF
GARAGE
119
6,222.01 SF
GARAGE
123
26 STALLS 16 STALLS
TOTAL NUMBER OF STALLS = 42
6 9
320'-0"
98
'
-
0
"
/
1
A1
0
1
b
/
1
A1
0
1
a
AR
E
A
B
AR
E
A
A
/
1
A1
0
1
b
/
1
A1
0
1
a
AR
E
A
B
AR
E
A
A
BOXED SOFFIT ABOVE
64
'
-
0
"
34
'
-
0
"
2'
-
0
"
42'-4"23'-4"29'-8"23'-4"51'-0"30'-4"22'-4"31'-0"23'-4"43'-4"
10
'
-
0
"
24
'
-
0
"
169'-8"52'-8"97'-8"
320'-0"
STAIR
A
COMMUNITY
ROOM
115
HALL
109
FITNESS/
ACTIVITY
114
MECH.
124
STAIR
C
MECH.
120
157'-0"14'-4"23'-8 3/4"9'-7 1/2"115'-3 3/4"
10'-0"11'-11"
COVERED PORCH
HALLWAY
107
HALLWAY
103
ENTRY/LIVING
ROOM
116
MECH.
105
STAIR
B
WOMEN
110
MEN
111
JANITOR
CLOSET
112
OFFICE
113
VESTIBULE
117
STOR.
118
TRASH/
RECYCLING
122 ELEV.
106
UNIT D2
101
UNIT D2
100
GUEST UNIT
102 UNIT E2
104
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
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D
O
N
T
H
E
D
R
A
W
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N
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S
A
R
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T
H
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P
R
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OF
A
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S
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A
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N
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N
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SH
A
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L
B
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D
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D
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N
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Y
A
N
Y
M
EA
N
S
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n
5
4
7
0
1
(7
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)
8
3
4
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6
1
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c
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21
5
N
.
S
e
c
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n
d
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t
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5
4
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2
(7
1
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4
2
6
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0
8
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x
:
(
7
1
5
)
4
2
6
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6
6
9/
1
2
/
2
0
1
9
1
0
:
3
3
:
3
2
A
M
BI
M
3
6
0
:
/
/
L
a
k
e
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l
m
o
/
L
a
k
e
_
E
l
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A
r
c
h
.
r
v
t
NE
W
I
N
D
E
P
E
N
D
E
N
T
L
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V
I
N
G
F
A
C
I
L
I
T
Y
LA
K
E
E
L
M
O
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
,
L
L
C
LA
K
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E
L
M
O
,
M
I
N
N
E
S
O
T
A
A101
PR
E
L
I
M
I
N
A
R
Y
-
CI
T
Y
S
U
B
M
I
T
T
A
L
P
A
C
K
A
G
E
FIRST FLOOR PLAN
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
SCALE:1/16" = 1'-0"A101
1 FIRST FLOOR
NORTH
FIRST FLOOR = 22,200 S.F. / TOTAL = 65,552 S.F.
UNIT MATRIX
NAME COUNT AREA
GUEST UNIT 1 363.86 SF
UNIT A1 2 1,143.59 SF
UNIT B1 4 744.69 SF
UNIT B2 4 792.01 SF
UNIT C1 8 738.43 SF
UNIT D1 12 1,009.26 SF
UNIT D2 2 985.32 SF
UNIT E1 2 705.24 SF
UNIT E2 1 629.11 SF
UNIT F1 2 1,125.4 SF
UNIT G1 4 1,043.89 SF
UNIT H1 1 1,387.28 SF
AREA A AREA B
KEYPLAN
UP
B
C
8"
18
'
-
0
"
28
'
-
0
"
18
'
-
0
"
1 2 3 4 5 7
9'-4"18'-6 5/8"4'-5 3/8"10'-0"7'-1 1/8"16'-2 7/8"3'-5 5/8"22'-8 3/4"3'-5 5/8"7'-2"16'-2"3'-11 5/8"22'-4 1/2"3'-3 7/8"
28
'
-
8
"
6'
-
8
"
28
'
-
8
"
30'-0"28'-4"28'-4"28'-4"19'-8"13'-8"
20
'
-
0
"
6
64
'
-
0
"
148'-4"
/
1
A1
0
1
b
AR
E
A
B
AR
E
A
A
/
1
A1
0
1
b
AR
E
A
B
AR
E
A
A
STAIR
A
134'-8"13'-8"
14
'
-
4
"
7'
-
8
"
20
'
-
0
"
22
'
-
0
"
64
'
-
0
"
A201
1
A202
1
A203
1
42'-4"23'-4"29'-8"23'-4"29'-8"
TRASH/
RECYCLING
122
MECH.
120
GARAGE
119
3'
-
0
"
11
'
-
4
"
26 STALLS
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
E
D
O
N
T
H
E
D
R
A
W
I
N
G
S
A
R
E
T
H
E
P
R
O
P
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R
T
Y
OF
A
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A
S
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S
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A
L
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S
A
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R
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S
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D
.
N
O
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N
S
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P
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A
N
S
SH
A
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L
B
E
U
S
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D
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D
I
N
A
N
Y
F
O
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M
O
R
B
Y
A
N
Y
M
EA
N
S
W
I
T
H
O
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WR
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T
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N
P
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M
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A
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S
.
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34
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a
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,
W
i
s
c
o
n
s
i
n
5
4
7
0
1
(7
1
5
)
8
3
4
-31
6
1
Ri
v
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r
F
a
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s
O
f
f
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c
e
21
5
N
.
S
e
c
o
n
d
S
t
r
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S
u
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2
0
4
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v
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a
l
l
s
,
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s
c
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n
s
i
n
5
4
0
2
2
(7
1
5
)
4
2
6
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(
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2
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6
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1
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1
9
1
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3
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3
3
A
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M
3
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W
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P
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N
T
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N
G
F
A
C
I
L
I
T
Y
LA
K
E
E
L
M
O
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
,
L
L
C
LA
K
E
E
L
M
O
,
M
I
N
N
E
S
O
T
A
A101a
PR
E
L
I
M
I
N
A
R
Y
-
CI
T
Y
S
U
B
M
I
T
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A
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P
A
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A
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E
FIRST FLOOR AREA A PLAN
08-1893.00
09.12.2019
SCALE:1/8" = 1'-0"A101a
1 FIRST FLOOR - AREA A
MARK DATE DESCRIPTION
AREA A AREA B
KEYPLAN
NORTH
FIRST FLOOR = 22,200 S.F. / TOTAL = 65,552 S.F.
D
R
R
D
D
R
UP
B
C
7
4'-1"7'-5"7'-5"7'-5"4'-0"5'-2 1/4"12'-6 1/4"4'-7 1/2"
8'
-
0
"
13
'
-
1
0
"
10
'
-
2
"
2'
-
0
"
8 121110
7'-8 3/8"19'-11"3'-4 5/8"16'-2"7'-2"12'-11"24'-3"6'-2"
4'-0"
3'-3 7/8"35'-0"
13'-8"
20
'
-
0
"
4'-9 3/4"14'-1 3/8"12'-8 5/8"3'-7 5/8"6'-6"6'-6"3'-9 3/8"10'-10 1/2"7'-0 3/4"14'-4 3/8"28'-4"28'-4"30'-7 5/8"
9
30'-4"22'-4"31'-0"23'-4"43'-4"
70'-0"101'-8"
32
'
-
0
"
16'-11 3/8"6'-6 5/8"11'-6"
AR
E
A
B
AR
E
A
A
/
1
A1
0
1
a
AR
E
A
B
AR
E
A
A
/
1
A1
0
1
a
UNIT D2
101
UNIT D2
100
UNIT E2
104
GUEST UNIT
102
WOMEN
110
MEN
111
ELEV.
106
MECH.
105
MECH.
124
HALLWAY
107
FITNESS/
ACTIVITY
114
HALL
109
JANITOR
CLOSET
112
OFFICE
113
VESTIBULE
117
STOR.
118
COMMUNITY
ROOM
115
STAIR
C
STAIR
B
14
'
-
4
"
7'
-
8
"
20
'
-
0
"
22
'
-
0
"
64
'
-
0
"
6'-3 3/8"12'-9 5/8"12'-0 5/8"3'-10 3/8"
4'
-
2
"
5'
-
1
0
"
2'
-
1
1
"
10
'
-
7
"
10
'
-
6
"
BOXED SOFFIT
ABOVE
12'-6"10'-0"10'-0"10'-0"10'-0"21'-2"
52'-8"97'-8"
A201
2
A203
2
A202
2
28
'
-
8
"
8"
5'
-
4
"
8"
28
'
-
8
"
22
'
-
0
"
17
'
-
0
"
64
'
-
0
"
11
'
-
0
"
11
'
-
0
"
72'-8"
ENTRY/LIVING
ROOM
116
HALLWAY
103
GARAGE
123
11'-8 3/8"
16'-6 1/4"5'-8 3/4"9'-8 3/8"5'-6"13'-6 3/8"5'-0"8'-3 7/8"
16'-6 1/4"5'-8 3/4"9'-7 7/8"8'-4"5'-10"
24
'
-
0
"
10
'
-
0
"
34
'
-
0
"
16 STALLS
A501
10
9 11
A50112
NO
T
F
O
R
C
O
N
S
T
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T
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-
PROJECT No:
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A
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A
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N
D
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A
A101b
PR
E
L
I
M
I
N
A
R
Y
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CI
T
Y
S
U
B
M
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A
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E
FIRST FLOOR AREA B PLAN
08-1893.00
09.12.2019
SCALE:1/8" = 1'-0"A101b
1 FIRST FLOOR - AREA B
MARK DATE DESCRIPTION
AREA A AREA B
KEYPLAN
NORTH
FIRST FLOOR = 22,200 S.F. / TOTAL = 65,552 S.F.
320'-0"
98
'
-
0
"
320'-0"
183'-4"35'-0"101'-8"
64
'
-
0
"
34
'
-
0
"
52'-5"8'-0"12'-3 3/4"8'-0"24'-8 1/4"8'-0"12'-3 3/4"8'-0"24'-1"8'-0"30'-0 3/4"8'-0"26'-3 1/4"8'-0"25'-6"8'-0"27'-0 1/4"8'-0"13'-4"
12'-9"8'-0"21'-7"14'-6"8'-0"
10"
9'-4 1/2"8'-0"12'-3 1/2"14'-6"8'-0"
10"
9'-4 1/2"8'-0"47'-3 1/2"
42'-4"23'-4"29'-8"23'-4"64'-8"16'-8"18'-4"35'-0"23'-4"43'-4"
14'-6 1/2"8'-0"13'-3 1/2"8'-0"14'-6"22'-0"8'-0"13'-4"
2'
-
0
"
32
'
-
0
"
5'
-
0
"
UNIT A1
200
UNIT B1
202
UNIT C1
204
UNIT B1
206
UNIT C1
208
UNTI D1
210
UNIT D1
212
UNIT D1
214
UNIT D1
216
UNIT G1
218
UNIT G1
217
UNIT E1
215
UNIT D1
213
UNIT D1
211
UNIT C1
209
UNIT B2
207
UNIT C1
205
UNIT B2
203
UNIT F1
201
MEMBER
STORAGE
227
CRAFT/
ACTIVITY
228
ELEV.
106
MECH.
229
STAIR
B
LIBRARY/
MEDIA/ GAMES
234
HALLWAY
236
/
1
A1
0
2
b
/
1
A1
0
2
a
AR
E
A
B
AR
E
A
A
/
1
A1
0
2
b
/
1
A1
0
2
a
AR
E
A
B
AR
E
A
A
STAIR
C
STAIR
A
NO
T
F
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C
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S
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PROJECT No:
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E
D
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S
I
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N
S
A
N
D
P
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A
N
S
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N
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W
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PR
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L
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A
R
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SECOND FLOOR PLAN
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
SCALE:1/16" = 1'-0"A102
1 SECOND FLOOR
UNIT MATRIX
NAME COUNT AREA
GUEST UNIT 1 363.86 SF
UNIT A1 2 1,143.59 SF
UNIT B1 4 744.69 SF
UNIT B2 4 792.01 SF
UNIT C1 8 738.43 SF
UNIT D1 12 1,009.26 SF
UNIT D2 2 985.32 SF
UNIT E1 2 705.24 SF
UNIT E2 1 629.11 SF
UNIT F1 2 1,125.4 SF
UNIT G1 4 1,043.89 SF
UNIT H1 1 1,387.28 SF
AREA A AREA B
KEYPLAN
NORTH
SECOND FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
R R
R
D D
D
D
R
D R
R
D
R
D
R
D
R
D
R
D
64
'
-
0
"
35
'
-
4
"
28
'
-
8
"
39'-10 3/4"30'-4 1/4"22'-7 3/4"30'-4 1/4"22'-7 3/4"
AR
E
A
B
AR
E
A
A
/
1
A1
0
2
b
UNIT A1
200
UNIT B1
202
UNIT C1
204
UNIT B1
206
UNIT C1
208
UNIT F1
201
UNIT B2
203
UNIT C1
205
UNIT B2
207
UNIT C1
209
CLOSET
219
CLOSET
220
5'-6 5/8"11'-2 1/2"11'-1 1/2"5'-3 5/8"9'-1 3/4"7'-1 1/8"11'-4 7/8"4'-10"3'-5 5/8"3'-10"6'-1"12'-9 3/4"3'-5 5/8"7'-2"11'-4"4'-10"3'-11 5/8"3'-4"6'-1"12'-11 1/2"
6'-7 3/4"10'-0"7'-0"12'-7"3'-8"7'-0 1/4"9'-6"10'-0"3'-10"6'-5 3/4"12'-7"3'-7"7'-0 1/4"9'-6"10'-0"3'-10"6'-5 3/4"12'-7"3'-7"
15
'
-
7
"
19
'
-
9
"
17
'
-
1
0
1
/
2
"
10
'
-
9
1
/
2
"
42'-4"23'-4"29'-8"23'-4"29'-11 3/8"
26'-6"4'-11 1/2"8'-5 1/4"10'-5"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"10'-7"10'-5"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-2"10'-5"
5'-4 3/4"1'-3 1/2"9'-5 1/8"10'-7"5'-1 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"10'-7"10'-7"5'-1 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-2"10'-5"
MECH.
222
MECH.
223
MECH.
224
MECH.
225
A201
1
A202
1
A203
1
HALLWAY
236
AR
E
A
B
AR
E
A
A
/
1
A1
0
2
b
A501
2
1 3
A501
5
4
NO
T
F
O
R
C
O
N
S
T
R
U
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T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
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A
N
S
I
N
D
I
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A
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E
l
m
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_
A
r
c
h
.
r
v
t
NE
W
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
F
A
C
I
L
I
T
Y
LA
K
E
E
L
M
O
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
,
L
L
C
LA
K
E
E
L
M
O
,
M
I
N
N
E
S
O
T
A
A102a
PR
E
L
I
M
I
N
A
R
Y
-
CI
T
Y
S
U
B
M
I
T
T
A
L
P
A
C
K
A
G
E
SECOND FLOOR AREA A PLAN
08-1893.00
09.12.2019
SCALE:1/8" = 1'-0"A102a
1 SECOND FLOOR - AREA A
MARK DATE DESCRIPTION
NORTH
AREA A AREA B
KEYPLAN
FIRST FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
D
R
D
R
R
D
D
R
D
R
D
R
D
R
D
R
D
R
UP
35'-0"35'-0"35'-0"35'-0"34'-1 1/4"
32
'
-
0
"
32
'
-
0
"
AR
E
A
B
AR
E
A
A
/
1
A1
0
2
a
64" X 42"
STORAGE
LOCKERS
TOTAL = 19
UNTI D1
210
UNIT D1
212
UNIT D1
214
UNIT D1
216
UNIT G1
218
UNIT G1
217
UNIT E1
215
UNIT D1
213
UNIT D1
211
MECH.
229
CLOSET
230
CLOSET
231
7'-3"8'-8"15'-5"3'-8"3'-8"15'-3 3/4"10'-0 1/4"6'-0"6'-0"12'-3"13'-1"3'-8"3'-8"13'-1"12'-3"6'-0"3'-8 1/4"13'-1"11'-2"6'-2"
6'-0"12'-3"13'-1"3'-4 5/8"4'-10"11'-4"7'-2"9'-2 3/4"3'-8 1/4"13'-1"11'-2"6'-2"
64
'
-
0
"
34'-8 5/8"16'-8"18'-4"35'-0"23'-4"43'-4"
8'
-
5
"
23
'
-
7
"
23
'
-
7
"
8'
-
5
"
28
'
-
8
"
6'
-
8
"
28
'
-
8
"
32
'
-
0
"
2'
-
0
"
64
'
-
0
"
34
'
-
0
"
6'
-
6
"
21
'
-
0
"
6'
-
6
"
171'-4 5/8"
8'-4"8'-4"9'-2"9'-2"
19'-3 3/8"6'-0 1/4"19'-4 3/4"6'-0 1/4"38'-6 3/4"6'-0 1/4"19'-4 3/4"6'-0 1/4"28'-6 1/2"5'-3 3/8"19'-6 3/4"
19'-3 3/8"6'-0 1/4"9'-7 7/8"17'-7 3/8"7'-7 1/2"9'-9 5/8"19'-3 3/8"6'-0 1/4"16'-9 1/8"5'-2 1/2"10'-7"9'-5 1/8"9'-3 1/8"5'-3 3/8"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
0
"
1'
-
5
"
MEMBER
STORAGE
227
CRAFT/
ACTIVITY
228
A201
2
A203
2
A202
2
6'-0"12'-3"13'-1"3'-4 5/8"
LIBRARY/
MEDIA/ GAMES
234
STAIR
B ELEV.
106
HALLWAY
236
AR
E
A
B
AR
E
A
A
/
1
A1
0
2
a
/
1
A1
0
2
a
A501
7
6 8
A501
14
1315
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
E
D
O
N
T
H
E
D
R
A
W
I
N
G
S
A
R
E
T
H
E
P
R
O
P
E
R
T
Y
OF
A
Y
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E
S
A
S
S
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A
T
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S
.
A
L
L
R
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T
S
A
R
E
R
E
S
E
R
V
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D
.
N
O
D
ES
I
G
N
S
O
R
P
L
A
N
S
SH
A
L
L
B
E
U
S
E
D
O
R
R
E
P
R
O
D
U
C
E
D
I
N
A
N
Y
F
O
R
M
O
R
B
Y
A
N
Y
M
EA
N
S
W
I
T
H
O
U
T
WR
I
T
T
E
N
P
E
R
M
I
S
S
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O
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O
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A
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S
A
S
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S
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O
f
f
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34
3
3
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r
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,
W
i
s
c
o
n
s
i
n
5
4
7
0
1
(7
1
5
)
8
3
4
-31
6
1
Ri
v
e
r
F
a
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f
f
i
c
e
21
5
N
.
S
e
c
o
n
d
S
t
r
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e
t
S
u
i
t
e
2
0
4
Ri
v
e
r
F
a
l
l
s
,
W
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c
o
n
s
i
n
5
4
0
2
2
(7
1
5
)
4
2
6
-49
0
8
Fa
x
:
(
7
1
5
)
4
2
6
-58
6
6
9/
1
2
/
2
0
1
9
1
0
:
3
3
:
4
1
A
M
BI
M
3
6
0
:
/
/
L
a
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l
m
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L
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e
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l
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_
A
r
c
h
.
r
v
t
NE
W
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
F
A
C
I
L
I
T
Y
LA
K
E
E
L
M
O
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
,
L
L
C
LA
K
E
E
L
M
O
,
M
I
N
N
E
S
O
T
A
A102b
PR
E
L
I
M
I
N
A
R
Y
-
CI
T
Y
S
U
B
M
I
T
T
A
L
P
A
C
K
A
G
E
SECOND FLOOR AREA B PLAN
08-1893.00
09.12.2019
SCALE:1/8" = 1'-0"A102b
1 SECOND FLOOR - AREA B
MARK DATE DESCRIPTION
NORTH
AREA A AREA B
KEYPLAN
SECOND FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
1,125.4 SF
UNIT F1
301
1,143.59 SF
UNIT A1
300
744.69 SF
UNIT B1
302
738.43 SF
UNIT C1
304
738.43 SF
UNIT C1
305
1,009.26 SF
UNIT D1
312
1,043.89 SF
UNIT G1
319
744.69 SF
UNIT B1
306
738.43 SF
UNIT C1
308
1,009.26 SF
UNIT D1
310
1,009.26 SF
UNIT D1
314
1,009.26 SF
UNIT D1
316
1,043.89 SF
UNIT G1
318
792.01 SF
UNIT B2
303
792.01 SF
UNIT B2
307
738.43 SF
UNIT C1
309
1,009.26 SF
UNIT D1
311
1,009.26 SF
UNIT D1
315
705.24 SF
UNIT E1
317
34
'
-
0
"
64
'
-
0
"
320'-0"
1,387.28 SF
UNIT H1
313
98
'
-
0
"
183'-4"35'-0"101'-8"
42'-4"23'-4"29'-8"23'-4"64'-8"16'-8"18'-4"35'-0"23'-4"43'-4"
52'-5"8'-0"12'-3 3/4"8'-0"24'-8 1/4"8'-0"12'-3 3/4"8'-0"24'-1"8'-0"30'-0 3/4"8'-0"26'-3 1/4"8'-0"25'-6"8'-0"27'-0 1/4"8'-0"13'-4"
320'-0"
2'
-
0
"
32
'
-
0
"
12'-9"8'-0"21'-7"14'-6"8'-0"
10"
9'-4 1/2"8'-0"12'-3 1/2"14'-6"8'-0"
10"
9'-4 1/2"8'-0"47'-3 1/2"14'-6 1/2"8'-0"12'-5 1/2"
10"
8'-0"14'-6"22'-0"8'-0"13'-4"
STAIR
B
ELEV.
106
MECH.
329
STAFF
330
JAN.
332
/
1
A1
0
3
b
/
1
A1
0
3
a
AR
E
A
B
AR
E
A
A
/
1
A1
0
3
b
/
1
A1
0
3
a
AR
E
A
B
AR
E
A
A
HALLWAY
331
STAIR
A
STAIR
C
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
E
D
O
N
T
H
E
D
R
A
W
I
N
G
S
A
R
E
T
H
E
P
R
O
P
E
R
T
Y
OF
A
Y
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S
A
S
S
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I
A
T
E
S
.
A
L
L
R
I
G
H
T
S
A
R
E
R
E
S
E
R
V
E
D
.
N
O
D
ES
I
G
N
S
O
R
P
L
A
N
S
SH
A
L
L
B
E
U
S
E
D
O
R
R
E
P
R
O
D
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C
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D
I
N
A
N
Y
F
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M
O
R
B
Y
A
N
Y
M
EA
N
S
W
I
T
H
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U
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WR
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T
T
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N
P
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34
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3
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,
W
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s
c
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s
i
n
5
4
7
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1
(7
1
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3
4
-31
6
1
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F
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c
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21
5
N
.
S
e
c
o
n
d
S
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t
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2
0
4
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s
i
n
5
4
0
2
2
(7
1
5
)
4
2
6
-49
0
8
Fa
x
:
(
7
1
5
)
4
2
6
-58
6
6
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1
2
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2
0
1
9
1
0
:
3
3
:
4
3
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M
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3
6
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t
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W
I
N
D
E
P
E
N
D
E
N
T
L
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I
N
G
F
A
C
I
L
I
T
Y
LA
K
E
E
L
M
O
I
N
D
E
P
E
N
D
E
N
T
L
I
V
I
N
G
,
L
L
C
LA
K
E
E
L
M
O
,
M
I
N
N
E
S
O
T
A
A103
PR
E
L
I
M
I
N
A
R
Y
-
CI
T
Y
S
U
B
M
I
T
T
A
L
P
A
C
K
A
G
E
THIRD FLOOR PLAN
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
SCALE:1/16" = 1'-0"A103
1 THIRD FLOOR
UNIT MATRIX
NAME COUNT AREA
GUEST UNIT 1 363.86 SF
UNIT A1 2 1,143.59 SF
UNIT B1 4 744.69 SF
UNIT B2 4 792.01 SF
UNIT C1 8 738.43 SF
UNIT D1 12 1,009.26 SF
UNIT D2 2 985.32 SF
UNIT E1 2 705.24 SF
UNIT E2 1 629.11 SF
UNIT F1 2 1,125.4 SF
UNIT G1 4 1,043.89 SF
UNIT H1 1 1,387.28 SF
AREA A AREA B
KEYPLAN
NORTH
THIRD FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
UP
D
R
D R
R R
D D
R
D
R
D
R
D
R
D
R
D
R
D
42'-4"23'-4"29'-8"23'-4"29'-11 3/8"
64
'
-
0
"
/
1
A1
0
3
b
AR
E
A
B
AR
E
A
A
UNIT A1
300
UNIT B1
302
UNIT C1
304
UNIT B1
306
UNIT C1
308
UNIT C1
309
UNIT B2
307
UNIT C1
305
UNIT B2
303
UNIT F1
301
39'-10 3/4"30'-4 1/4"22'-7 3/4"30'-4 1/4"22'-7 3/4"
6'-7 3/4"10'-0"7'-0"12'-7"3'-8"7'-0 1/4"9'-6"10'-0"3'-10"6'-5 3/4"12'-7"3'-7"7'-0 1/4"9'-6"10'-0"3'-10"6'-5 3/4"12'-7"3'-7"
35
'
-
4
"
28
'
-
8
"
10
'
-
9
1
/
2
"
17
'
-
1
0
1
/
2
"
19
'
-
8
"
10
'
-
0
"
5'
-
8
"
5'-6 5/8"11'-2"11'-2"14'-5 3/8"7'-1 1/8"11'-4 7/8"4'-10"3'-5 5/8"3'-10"6'-1"12'-9 3/4"3'-5 5/8"7'-2"11'-4"4'-10"3'-11 5/8"3'-4"6'-1"12'-11 1/2"3'-7 1/4"
26'-6"4'-11 1/2"8'-5 1/4"10'-5"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"10'-7"10'-5"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-2"10'-5"
5'-4 3/4"1'-3 1/2"9'-5 1/8"10'-7"5'-1 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"10'-7"10'-7"5'-1 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-2"10'-5"
MECH.
323
MECH.
324
MECH.
325
MECH.
326
A201
1
A202
1
A203
1
HALLWAY
331
AR
E
A
B
AR
E
A
A
/
1
A1
0
3
b
CLOSET
320
CLOSET
321
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
-
PROJECT No:
TH
E
D
E
S
I
G
N
S
A
N
D
P
L
A
N
S
I
N
D
I
C
A
T
E
D
O
N
T
H
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D
R
A
W
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G
S
A
R
E
T
H
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P
R
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P
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A
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A
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N
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N
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A
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B
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A
N
Y
F
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B
Y
A
N
Y
M
EA
N
S
W
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N
P
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A
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S
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34
3
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5
4
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3
4
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1
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21
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N
.
S
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c
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d
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2
0
4
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:
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7
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PR
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THIRD FLOOR AREA A PLAN
08-1893.00
09.12.2019
SCALE:1/8" = 1'-0"A103a
1 THIRD FLOOR - AREA A
MARK DATE DESCRIPTION
AREA A AREA B
KEYPLAN
NORTH
THIRD FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
D
R
D
RD
R
D
R
D
R
D
R
R
D
D
R
D
R
DR
UP
34'-8 5/8"35'-0"101'-8"
32
'
-
0
"
32
'
-
0
"
64
'
-
0
"
16'-8"18'-4"35'-0"23'-4"43'-4"
AR
E
A
B
AR
E
A
A
/
1
A1
0
3
a
UNIT D1
310
UNIT D1
312
UNIT D1
314
UNIT D1
316
UNIT G1
318
UNIT G1
319
UNIT E1
317
UNIT D1
315
UNIT H1
313
UNIT D1
311
STAFF
330
MECH.
329
BENCH
35'-0"35'-0"35'-0"35'-0"34'-1 1/4"
7'-3"8'-8"15'-5"3'-8"3'-8"15'-3 3/4"10'-0 1/4"6'-0"6'-0"12'-3"13'-1"3'-8"3'-8"13'-1"12'-3"6'-0"3'-8 1/4"12'-9"11'-6"6'-2"
8'
-
5
"
23
'
-
7
"
23
'
-
7
"
8'
-
5
"
8'-4"8'-4"9'-2"9'-2"
3'-7 1/4"6'-0"12'-3"13'-1"3'-4 5/8"
6'-3 3/8"12'-3"13'-1"3'-4 5/8"4'-10"11'-4"7'-2"9'-2 3/4"3'-8 1/4"13'-1"11'-2"6'-2"
19'-3 3/8"6'-0 1/4"9'-8 3/8"9'-8 3/8"6'-0 1/4"19'-3 3/8"19'-3 3/8"6'-0 1/4"9'-8 3/8"9'-8 3/8"6'-0 1/4"19'-3 3/8"9'-3 1/8"5'-3 3/8"19'-6 3/4"
19'-3 3/8"6'-0 1/4"9'-8 3/8"17'-6 7/8"7'-7 1/2"9'-9 5/8"19'-3 3/8"6'-0 1/4"9'-8 3/8"7'-0 3/4"5'-2 1/2"10'-7"9'-5 1/8"9'-3 1/8"5'-3 3/8"
2'
-
3
"
8'
-
3
"
18
'
-
0
"
5'
-
6
"
A201
2
A203
2
A202
2
JAN.
332
13
'
-
0
"
19
'
-
0
"
2'
-
0
"
32
'
-
0
"
STAIR
B
HALLWAY
331
ELEV.
106
AR
E
A
B
AR
E
A
A
/
1
A1
0
3
a
NO
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PR
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THIRD FLOOR AREA B PLAN
08-1893.00
09.12.2019
SCALE:1/8" = 1'-0"A103b
1 THIRD FLOOR - AREA B
MARK DATE DESCRIPTION
AREA A AREA B
KEYPLAN
NORTH
THIRD FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
SEE STRUCTURAL
TOP OF FTNG.
THIRD FLOOR
122'-0 5/8"
5
12
5
12
9'
-
0
3
/
8
"
11
'
-
2
5
/
8
"
10
'
-
1
0
"
31
'
-
1
"
5
12
CULTURED STONE VENEER UTILITY BRICK
5/4"x6" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
STEEL HORIZONTAL SIDING
ARCHITECTURAL PRECAST SILL
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
PRE-FINISHED ALUMINUM FASCIA
ARCHITECTURAL PRECAST HEADER
ARCHITECTURAL PRECAST SILL
ASPHALT SHINGLES
STEEL SHAKE SIDING
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
SEE STRUCTURAL
TOP OF FTNG.
THIRD FLOOR
122'-0 5/8"
UTILITY BRICK
5
12
9'
-
0
3
/
8
"
11
'
-
2
5
/
8
"
10
'
-
1
0
"
31
'
-
1
"
5
12
5/4"x6" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
STEEL HORIZONTAL SIDING
ARCHITECTURAL PRECAST SILL
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
PRE-FINISHED ALUMINUM FASCIA
POLYMER COMPOSITE COLUMN CULTURED STONE VENEER
PORCH BEARING
109'-2 1/2"
ASPHALT SHINGLES
ARCHITECTURAL PRECAST HEADER
ARCHITECTURAL PRECAST SILL
STEEL SHAKE SIDING
5
12
NO
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PROJECT No:
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PR
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EXTERIOR ELEVATIONS
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
SCALE:1/8" = 1'-0"A201
1 SOUTH ELEVATION - AREA A
SCALE:1/8" = 1'-0"A201
2 SOUTH ELEVATION - AREA B
AREA A AREA B
KEYPLAN
AREA A AREA B
KEYPLAN
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
SEE STRUCTURAL
TOP OF FTNG.
THIRD FLOOR
122'-0 5/8"
9'
-
0
3
/
8
"
11
'
-
2
5
/
8
"
10
'
-
1
0
"
31
'
-
1
"
5/4"x6" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
ARCHITECTURAL PRECAST SILL
5/4"x4" FIBER CEMENT TRIM
STEEL HORIZONTAL SIDING
PRE-FINISHED ALUMINUM FASCIA
UTILITY BRICK
POLYMER COMPOSITE COLUMN
5/4"x6" FIBER CEMENT TRIM
CULTURED STONE VENEER
5
12
PORCH BEARING
109'-2 1/2"
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
SEE STRUCTURAL
TOP OF FTNG.
THIRD FLOOR
122'-0 5/8"
31
'
-
1
"
9'
-
0
3
/
8
"
11
'
-
2
5
/
8
"
10
'
-
1
0
"
STEEL BOARD AND BATTEN SIDING
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
STEEL HORIZONTAL SIDING
PRE-FINISHED ALUMINUM FASCIA
UTILITY BRICKPOLYMER COMPOSITE COLUMN
5/4"x6" FIBER CEMENT TRIM
CULTURED STONE VENEER
ARCHITECTURAL PRECAST SILL
5
12
PORCH BEARING
109'-2 1/2"
ASPHALT SHINGLES
NO
T
F
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S
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N
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PROJECT No:
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PR
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EXTERIOR ELEVATIONS
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
SCALE:1/8" = 1'-0"A202
1 WEST ELEVATION
SCALE:1/8" = 1'-0"A202
2 EAST ELEVATION
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
SEE STRUCTURAL
TOP OF FTNG.
THIRD FLOOR
122'-0 5/8"
5/4"x6" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
ARCHITECTURAL PRECAST SILL
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
PRE-FINISHED ALUMINIUM FASCIA
10
'
-
1
0
"
11
'
-
2
5
/
8
"
9'
-
0
3
/
8
"
31
'
-
1
"
5
12
5
12
5
12
ASPHALT SHINGLES
STEEL SHAKE SIDING
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
SEE STRUCTURAL
TOP OF FTNG.
THIRD FLOOR
122'-0 5/8"
31
'
-
1
"
10
'
-
1
0
"
11
'
-
2
5
/
8
"
9'
-
0
3
/
8
"
5/4"x6" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
STEEL HORIZONTAL SIDING
ARCHITECTURAL PRECAST SILL
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
PRE-FINISHED ALUMINIUM FASCIA
5
12
5
12
5
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EXTERIOR ELEVATIONS
08-1893.00
09.12.2019
MARK DATE DESCRIPTION
SCALE:1/8" = 1'-0"A203
1 NORTH ELEVATION - AREA A
SCALE:1/8" = 1'-0"A203
2 NORTH ELEVATION - AREA B
AREA A AREA B
KEYPLAN
AREA A AREA B
KEYPLAN
Lake Elmo Senior Living Project Summary
To: City of Lake Elmo, MN 16 September 2019
From: Mathew Frisbie – Ayres Associates Inc
The following describes the overall project summary.
Lake Elmo Senior Living Project with Ebenezer Management
Lake Elmo, MN
Layout and Design Changes from Initial Concept Review in August
The following items were updated or changed after listening to the various comments from the city
staff, the neighbors, the Planning Commission, and the City Council members:
· One of the access drives coming off of 39th Street North was eliminated, and the
development drive now loops back and connects at one location.
· Fire access lanes have been added on both the east and west sides of the 42-unit apartment
building.
· The 42-unit building was shifted further to the south to achieve a 55-foot buffer to the north
property line to the main building footprint and 50 feet for the 5-foot decks (a 10-foot rear
yard setback is required per code).
· The twin homes will have a 35-foot buffer from the east and west property lines (a 10-foot
side yard setback is required per code).
· All the existing trees on the site (all on the north property line) will be preserved, protected,
and maintained as a good buffer to the residential neighborhood to the north. A tree survey
was completed to locate all of the trees. Also, new trees will be added to the north tree line
to infill the northwest corner of the site where there are currently some gaps.
· A full landscape plan and civil engineering plans are now part of the submittal.
· A traffic study was completed and the impact to 39th Street North will be minimal.
· The sidewalk connection to the Arbor Glen Senior Living facility was moved slightly to the
north to align with the sidewalk access to the main entry of the facility and to the outdoor
dining. This location is better for safety while walking a shorter and more direct route.
· The village park in the center of the development is more defined with the pickle ball
courts, bocce ball courts, and small playground structure, raised gardens, a trellis, and
circulation paths with benches.
· The parking layout has been adjusted per the changes and the new parking count is 120
stalls and 117 stalls are required per city zoning code.
The Location and Demand
This proposed independent senior living project is the 5-acre parcel adjacent to Arbor Glen Senior
Living (11020 39th Street) in Lake Elmo.
Lake Elmo is a suburban community of 9,916 people (2018 estimate) in Washington County. While
lower-density, Lake Elmo is surrounded by larger neighbors. To the northeast is Stillwater
(population 19,750) and Oak Park Heights (4,740). On the southwest is Woodbury (69,500) and on
the west is Oakdale (28,100).
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. Based on the resident draw
pattern of the existing Arbor Glen Senior Living, 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 new senior rental 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 45% 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 60 units designed around a
common park-like green space and site amenities for senior independent living. This would consist
of a 42-unit senior living three-story apartment building with larger one-bedroom units, two-
bedroom units, and two-bedroom units plus dens and the building will have internal parking. The
site plan layout will also include 18 patio homes (9 buildings with either two-bedroom or three-
bedroom units). The rent structure is comparable to neighboring facilities and other new campuses
that are currently being constructed across the region.
The apartment building will incorporate typical senior building amenities such as a community
room, multi-purpose rooms, fitness room, management office and a food serving kitchen for serving
community room.
The exterior of the buildings will complement the adjacent Arbor Glen facility and will incorporate
brick, stone and Hardi-type siding (cementitious siding) with a sloping asphalt shingle roof. The
building will be set back off the 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 Society 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,
this new senior living facility hopes to fill this facility within two years of opening.
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 evaluate the facilities’ strengths and weaknesses and 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 this independent senior living facility project will be
approximately 4 employees. This will include an executive director, a marketing director, staff for
activities, and maintenance person.
Please contact me if you have any questions or comments.
Sincerely,
Mathew J. Frisbie, AIA
Vice President – Ayres Associates Inc
PUD Density Calculations Information
Site for Proposed Lake Elmo Senior Living Project
Parcel Number: 13.029.21.22.0013
Legal Description: BROOKMAN 3RD ADD LOT 2 BLOCK 2 SUBDIVISIONCD 37102
Summary:
The Concept Site Plan shows 60 total units – 42 in the three-story apartment building and 18 in the
one-level patio home buildings. The existing zoning of the site, VMX, shows the density for
development at 6-10 units per acre. So, the summary of the density of the proposed concept site
plan starts with the 10 units/acre = 50 units and then we meet several of the PUD “density
increases” to meet the 20% increase which adds another 10 unit for a total of 60 units.
Please see our density increase calculations below from the City Zoning Code
From the City of Lake Elmo Zoning Code:
§ 154.754 DENSITY.
The PUD may provide for an increase in density of residential development by up to 20% of that
allowed in the base zoning district. Applicants seeking increased residential density through a
Planned Unit Development are required to provide at least 1 or a combination of site amenities
that equal the required amount of amenity points to achieve the desired density bonus.
A. Amenity Points and Equivalent Density Increases. Increases in density will be
awarded through a 1:1 ratio with amenity points. For every increase in amenity points
for a
Planned Unit Development, the applicant will be allowed an equivalent amount of
density increase, up to a maximum increase of 20%. Table 16-1 outlines the required
amount of amenity points to achieve various density increases.
Table 16-1: Amenity Points and Equivalent Density Increases
Amenity Points Density Increase
5 5%
10 10%
15 15%
20 20%
B. Site Amenities. Site amenities that are eligible for amenity points are listed in Table
16-2, including the associated standards of implementation. Some of the amenities may
be awarded a range of amenity point based upon the quality and magnitude of the
amenity. Where the amenity does not meet all of the standards required in Table 16-2, no
points shall be awarded. Partial points for site amenities shall not be awarded, except as
otherwise allowed in Table 16-2.
C. Site Amenities Not Listed. The city may also consider the allotment of amenity points
for site amenities that are not otherwise specified within this ordinance as part of the
preliminary plan phase of the planned development.
Table 16-2: Site Amenities
Points Amenity Standards
5-10
Underground or
Structure Parking
Proposed underground or structured parking must be integrated into the
primary structure. The purpose of this amenity is to better integrate parking
into the site, reduce the amount of surface parking stalls, and reduce the
amount of impervious surface. Proposed underground or structured parking
must reduce the amount of surface parking stalls located outside of the
footprint of the principal structure by a minimum of 25%. Amenity points will
be awarded based upon the amount of surface parking stalls reduced (between
25-50%). For every additional 5% of surface parking stalls reduced above 25%,
the applicant will be awarded 1 additional amenity point, up to a maximum of
10 amenity points. The facade of any underground or structure parking areas
must match the architectural design of the principal structure.
10
Historic Preservation
Preservation, rehabilitation or restoration of designated historic landmarks in a
manner that is consistent with the standards for rehabilitation of the Secretary
of the Interior as part of the development.
Points Amenity Standards
10
Additional Open
Space
A minimum of 50% of the site not occupied by buildings shall be landscaped
outdoor open space. A minimum of 50% of the provided open space shall be
contiguous. Open space classifications that qualify may include natural habitat,
neighborhood recreation, trail corridors or open space buffers.
10
Public Right-of-Way
Dedication
Dedication of land and construction of a public road, trail, pathway, or
greenway that is part of an approved city plan, but outside the scope of the
immediate project area. Right-of-way improvements should be designed per
the specification of the City Engineer.
5
Fire Sprinkler
Systems
The installation of fire sprinkler systems, per NFPA 13, 13D or 13R, in
structures that are not currently required to install these systems under state
code. Amenity points will only be awarded in situations where there are a
significant proportion of structures in the development that are not required to
be sprinkled under State Building Code. In addition, the density bonus
calculation shall only be applied to the number of structures that do not require
fire sprinkler systems.
5
Contained Parking
The purpose of this amenity is to better integrate surface parking into the site
and reduce the amount of visible surface parking from the public right-of-way.
Parking should be rear-loaded and hidden by the building facade, or integrated
into the site in some other fashion that is acceptable to the city. This amenity is
separate from underground or structure parking.
5
Leadership in Energy
and Environmental
Design
The proposed development shall meet the minimum standards for LEED Silver
certification. The project does not have to achieve actual LEED certification;
however, the developer must submit the LEED checklist and documentation to
the city, approved by a LEED Accredited Professional (LEED-AP), which
shows that the project will comply with LEED Silver requirements.
+10
points
+0
points
+10
points
+0
points
+0
points
+5
points
+0
points
Points Amenity Standards
5
Pedestrian
Improvements
A site and building design that allows for exceptional and accessible pedestrian
and/or bicycle access through and/or around a site. The improvements shall use
a combination of trails, landscaping, decorative materials, access control and
lighting to create safe, clear and aesthetically pleasing pedestrian facilities
through and /or around the site that comply with the Americans with
Disabilities Act accessibility requirements.
5
Adaptive Reuse Significant renovation, rehabilitation and adaptive reuse of an existing
building(s), rather than demolition.
5
Plaza
The development shall include some form of plaza or public square that is
wholly or partly enclosed by a building or buildings. Plazas are landscaped or
paved open areas that shall have a minimum area not less than 1,000 square
feet. Plazas for commercial or mixed-use development shall be open to the
public during daylight hours.
Points Amenity Standards
1-5
Enhanced
Landscaping
A Landscaping Plan of exceptional design that has a variety of native tree,
shrub and plan types that provide seasonal interest and that exceeds the
requirements of the Lake Elmo Design Standards Manual. The landscaped
areas should have a resource efficient irrigation system. The Landscaping Plan
shall be prepared by a licensed landscape architect. Amenity points shall be
awarded based upon the quality and magnitude of the Landscaping Plan.
3
Enhanced Storm
Water Management
Provide capacity for infiltrating stormwater generated onsite with artful rain
garden design that serves as a visible amenity. Rain garden designs shall be
visually compatible with the form and function of the space and shall include
long-term maintenance of the design. The design shall conform to the
requirements per the Minnesota Stormwater Manual and shall meet the
approval of the City Engineer.
1-3
Theming
Significant utilization of various elements of Theming consistent with the 2013
Lake Elmo Theming Project, including but not limited to signage, fencing,
landscaping, lighting and site furnishings. Amenity points will be awarded
based upon the quality and magnitude of Theming elements integrated into the
project.
3
Natural Features
Site planning that preserves significant natural features or restores ecological
functions of a previously damaged natural environment.
+5
points
+0
points
+5
points
+5
points
+3
points
+3
points
+0
points
Estimated total of +/-46 potential points awarded
Max points allowed is 20 points for 20% density increase
PAGE 1 of 2
MEMORANDUM
Date: October 10, 2019
To: Ken Roberts, Planning Director Re: Lake Elmo Senior Development
Cc: Chad Isakson, Assistant City Engineer Preliminary Plan Review
From: Jack Griffin, P.E., City Engineer
Engineering has reviewed the Preliminary Site Plan for the Lake Elmo Senior Development to be located along 39th
Street North, just east of Arbor Glenn Senior Living. The submittal consisted of the following documentation received
September 30, 2019:
Preliminary Site Plan and PUD dated September 17, 2019, prepared by Ayres Associates.
Storm Water Management Plan dated September 17, 2019 prepared by Ayres Associates.
Traffic Impact Study dated August 30, 2019 prepared by Ayres Associates.
Engineering review comments are as follows:
Final Construction Plans and Specifications must be prepared in accordance with the latest version of the City
Engineering Design Standards Manual, using City details, plan notes and specifications and meeting City Engineering
Design Guidelines. A detailed construction plan review will be completed prior to the start of construction of the site
improvements.
STREETS AND TRANSPORTATION
Site Access/Access Management is sufficient. With the potential for many new commercial buildings along
39th Street North, access management will need to be carefully implemented to ensure that 39th Street
continues to function as intended. As parcels develop and subdivide, the access points to 39th Street will need
to be coordinated and minimized. The site plan has been revised to show only one driveway access to the
development. The proposed access meets the acceptable spacing guidelines from the existing driveway at
Arbor Glen and maintains an adequate offset from the south leg of Laverne Avenue.
39th Street North Right‐of‐Way Dedication not required. No additional right‐of‐way dedication appears to be
required along 39th Street North. The preliminary plan shows that the existing right‐of‐way provides a
minimum of 40 feet from street centerline along the entire length of the property.
39th Street North Utility Easement Dedication. A 10‐foot utility easement for small utilities has been dedicated
to the City along the entire north boulevard of 39th Street North. The site plans must be prepared in a manner
to preserves the full 10‐feet for small utility installation with no obstructions (e.g. signs, trees, structures, etc.).
The preliminary plan must be revised to show the utility easement graded as boulevard with maximum 4%
slope.
Construction parking and staging (preservation of 39th Street North). As part of any development or site
improvement agreement the developer will be required to manage all construction parking, construction
staging and material deliveries internal to the site. No parking and construction staging, including loading and
unloading materials and equipment will be allowed along 39th Street North at any time during the construction
of the site improvements and buildings. All street and boulevard damage caused by the construction activities
must be repaired or replaced at no cost to the City and meeting City standards and specifications.
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
Site easements/landscaping. The preliminary plans must be revised to maintain all tree plantings outside of
the front, side and rear drainage and utility easements.
Traffic Impact Study. A traffic impact study has been submitted as part of the site plan application. The Study
findings indicate no additional travel lanes, turn lanes or other road improvements required.
STORMWATER MANAGEMENT
A State and Valley Branch Watershed District (VBWD) permit will be required. The site plan is subject to a storm
water management plan meeting State, VBWD and City rules and regulations.
Storm water facilities proposed for meeting permitting requirements must be designed and constructed in
accordance with the City Engineering Design Standards Manual available on the City website.
Based on the plans received to date, plan revisions are required to conform the site design to VBWD and City
rules and regulations.
The storm water facilities constructed for this development should remain privately owned and maintained.
The applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in
the City’s standard form of agreement.
The storm water facility 100‐year HWL must be fully contained within the subject property and must be a
minimum of 2‐feet below all adjacent low floor building elevations.
The existing downstream drainage basins for the 39th Street storm sewer system do not have available
treatment or storage capacity to accommodate new development. Therefore, any storm sewer connections to
the 39th Street system must be at both reduced runoff rates and volumes.
Connection to 39th Street storm sewer requires verification of existing capacity within all downstream storm
sewer systems and availability of downstream storm sewer ponding at the discharge location(s). Detailed
storm sewer calculations must be submitted demonstrating sufficient capacity and meeting all current City
Engineering Design Standards.
MUNICIPAL WATER SUPPLY
The proposed property is located in the Old Village MUSA and intermediate water system pressure zone.
Connection to the municipal water supply is readily available to serve this property. The applicant will be
required to connect, at its sole cost, to the existing 8‐inch DIP stub that was installed to serve this property. A
minimum 8‐inch diameter watermain will be required to be extended internal to the site with private water
services stubbed for connection to each individual building.
The applicant will be responsible to place hydrants and gate valves throughout the property at the direction of
the Fire Department and Public Works Department (see attached hydrant and system valve locations). All fire
hydrants and connecting watermains shall be owned and maintained by the City.
Any watermain lines and hydrants placed internal to the site will require minimum 30‐foot easements centered
over the hydrant or pipe. Easements must be dedicated to the City and be provided in the City’s standard form
of easement agreement.
Water availability charges and connection charges will apply to the service connections. A Met Council SAC
determination will be required to determine the WAC/Connection charges for each building.
MUNICIPAL SANITARY SEWER
The proposed property is located in the Old Village MUSA current Regional Sewer Staging Plan and would
discharge to the MCES Cottage Grove Ravine Interceptor.
Connection to the municipal sanitary sewer system is readily available to serve this property. The applicant will
be required to connect, at its sole cost, to the existing 8‐inch PVC stub that was installed to serve this property.
An 8‐inch diameter sanitary sewer main will be required to be extended internal to the site with private sewer
service stubs installed for connection to each individual building.
All sanitary sewer mains internal to the site shall remain privately owned and maintain.
The sanitary sewer main along the south property line must be realigned to remain outside of the 10‐foot
drainage and utility easement (see attached sanitary sewer realignment).
Sewer availability charges and connection charges will apply to the service connections. A Met Council SAC
determination will be required to determine the SAC/Connection charges for each building.
1036
1044
1091
1115
WV
SAN
MH
1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
ETRAN
ETRAN
WV
1254
IP1/2" RB
SAN
MH
1366
IP
MH
IPIP
G G G G G G G G G
E E E E E E E EEEEEEEEE
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SAN SAN SAN SAN
SAN SAN SAN SAN SAN SAN
STM STM STM STM STM
STM STM STM STM STM STM
W W W W W W W W
W W
SA
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W
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W
W
SA
N
SA
N
SA
N
SA
N
SA
N
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W
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W
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N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SAN
MH
SAN
SAN
SAN
W W W W
SUBSURFACE
INFILTRATION
SYSTEM (50'x85')
SUBSURFACE
INFILTRATION
SYSTEM (70'x50')
DS DS DS
DS DS DS DS DS
DS DS
DS DS DS DS
DS
DS
DS
DS DS
DS
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DS DS DS DS DS
DS DS DS
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S15
S12
S13
S14
S11
S17
S10
S09
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S08
S06
S07
AEW2
S04
S03
S05
S01
S02
S26
107' -
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152' - 18" SS @ 0.22%
46' - 18" SS @ 0.22%
8
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0
.
2
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58' - 18" SS @ 0.22%
129' - 12" SS @ 0.37%
7
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.
5
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107' - 15" SS @ 0.50%
56' - 18" SS @ 0.22%
11' - 12" SS @ 5.00%
52' - 15" SS @ 1.80%
40' - 12" SS @ 1.15%
96' - 12" S
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23' - 12" SS @ 0.37%
35' - 15" SS @ 0.37%
39' - 12" SS @ 0.37%
S19
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CONNECT TO EXISTING CONNECT TO EXISTING
CONNECT TO EXISTING
CS
CS
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CS
CS
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CS
T
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CS
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CS
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33' - 12" SS @ 0.37%
34' - 15" SS @ 0.28%
S30
S31
SITE UTILITIES LEGEND
1.ALL WATERMAIN AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE ELMO
STANDARD SPECIFICATIONS AND DETAILS.
2.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL.
3.WATERMAIN SHALL BE DUCTILE IRON PIPE, ENCASED IN POLYETHYLENE, CLASS-52.
4.ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.2.A.1. ALL FITTINGS SHALL BE DUCTILE IRON PIPE WITH
POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BE INSTALLED UTILIZING COR-BLUE NUTS & BOLTS.
5.USE GATE VALVES FOR ALL APPLICATIONS UP THROUGH 12 INCHES.
6.GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 OR APPROVED EQUAL.
GATE VALVES MUST COMPLY WITH CEAM SPEC 2611.2.C.2.
7.USE BUTTERFLY VALVES FOR ALL APPLICATIONS GREATER THAN 12 INCHES.
8.BUTTERFLY VALVES SHALL BE MUELLER LINSEAL III, OR APPROVED EQUAL. BUTTERFLY VALVES SHALL
COMPLY WITH CEAM SPEC. 2611.2.C3.
9.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL.
10.ALL HYDRANTS SHALL BE INSTALLED 5.0 FEET BACK OF CURB.
11.HYDRANTS SHALL BE WATEROUS "PACER," MODEL WB-67 OR APPROVED EQUAL, FITTED WITH FH 800 SERIES
FLEX STAKE AND PAINTED RED.
12.HYDRANTS SHALL HAVE TWO OUTLET NOZZLES FOR 2-1/2 (I.D.) HOSE CONNECTIONS AND ONE 4" STORZ
NOZZLE (MODEL WB-67) AND PENTAGON NUT END CAP.
13.THE CURB STOP SERVICE ASSEMBLY SHALL HAVE A MINIMUM 1-FT ADJUSTMENT RANGE AND SHALL EXTEND 6
INCHES ABOVE FINISHED GRADE FULLY EXTENDED.
14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING WATER TO HOMES AND BUSINESSES WHOSE
WATER SUPPLY IS DISRUPTED DURING THE COURSE OF THE PROJECT.
1.ALL SANITARY SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2. ALL SANITARY SEWER PVC PIPE SHALL BE INSTALLED ACCORDING TO CITY STANDARD DRAWING 103
"GRANULAR MATERIAL BEDDING METHOD (FOR PVC SANITARY SEWER PIPE).
3.UNLESS NOTED OTHERWISE, ALL SMOOTH WALLED SANITARY SEWER PVC PIPE AND FITTINGS SHALL BE SDR
35 WITH ELASTOMERIC GASKETED JOINTS.
4.ALL SANITARY SEWER SERVICES SHALL BE 4-INCH PVC, SCH. 40.
5.SMOOTH WALLED PVC PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF ASTM D-3034 FOR
THE SIZE, STANDARD DIMENSION RATIO (SDR), AND STRENGTH REQUIREMENTS INDICATED ON THE PLANS,
SPECIFICATIONS, AND SPECIAL PROVISIONS.
6.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC
3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN.
7.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS
PROVIDED ON ALL SANITARY SEWER MANHOLES.
8.SANITARY SEWER INLET AND OUTLET PIPES SHALL BE JOINED TO THE MANHOLE WITH A GASKETED, FLEXIBLE,
WATERTIGHT CONNECTION TO ALLOW DIFFERENTIAL SETTLEMENT OF THE PIPE AND MANHOLE TO TAKE PLACE.
9.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT
ADJUSTMENT WHENEVER POSSIBLE.
10.ALL SERVICE LINE STUBS MUST HAVE A 2"x2" HARDWOOD MARKER WITH METAL SPIKE RUNNING FROM THE
END OF PIPE TO FINISHED GRADE ELEVATION.
11.UPON MAKING A CONNECTION TO AN EXISTING SANITARY SEWER STUB OR MANHOLE, DIRT AND DEBRIS
SHALL BE PREVENTED FROM ENTERING THE EXISTING SEWER BY IMMEDIATELY INSTALLING WATERTIGHT PLUGS
AS NEEDED IN THE EXISTING MANHOLE.
12.ALL MAINLINE SANITARY SEWER AND SERVICES SHALL HAVE TRACER WIRE PER CITY SPECIFICATIONS AND
DETAILS.
1.ALL STORM SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC
3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN.
3.PRECAST CONCRETE MANHOLE AND CATCH BASIN SECTIONS SHALL CONFORM TO THE REQUIREMENTS OF
ASTM C-477.
4.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT
ADJUSTMENT WHENEVER POSSIBLE..
5.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS
PROVIDED ON ALL STORM SEWER MANHOLES..
6.RIP-RAP SHALL BE HAND-PLACED OVER GEOTEXTILE FABRIC AND CONFORM TO MnDOT SPEC. 3601, CLASS III,
OR AS SPECIFIED HEREIN.
7.THE GEOTEXTILE FABRIC USED UNDER RIP-RAP SHALL EXTEND 3 FT UNDER THE APRON.
8.FURNISH & INSTALL TRASH GUARDS ON ALL FLARED END SECTIONS.
9.ALL SILT SHALL BE CLEANED OUT FROM THE RIP-RAP AT THE END OF THE PROJECT.
10.STORM SEWER STRUCTURES WITHIN 10 FT OF WATERMAIN ARE TO HAVE WATER TIGHT CONNECTIONS PER
MDH REQUIREMENTS.
11.ALL NEW STORM SEWER PIPE SHALL BE FLUSHED AND TELEVISED PRIOR TO SUBSTANTIAL COMPLETION - SEE
SPECIFICATION SECTION 1700 - CLOSEOUT REQUIREMENTS.
PROPOSED WATER MAIN, SEE DTLS
207A/C800, 210/C800, 201/C800, &
206/C800
PROPOSED SANITARY SEWER,
SEE DTLS 1/C803, & 2/C803
PROPOSED STORM SEWER,
SEE DTLS 4/C803, 5/C803,
6/C803, 7/C803, & 8/C803
SAN
TRACER WIRE
ACCESS BOXT
CLEANOUT
CL
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INSULATION
REDUCER
GATE VALVE & BOX
WTR SERVICE
& CURB STOP
W BEND
CS
STM MH
INL
APRON ENDWALL
AND RIP RAP
SS AREA
INL
SAN MH
DOWNSPOUTDS
PED LIGHT BOLLARD, SEE ELECTRICAL PLANS
LIGHT POLES, BY OTHERS
SEE ELECTRICAL PLANS
PROPOSED 4" UNDERDRAIN,
SEE DTL 4/C804
LAKE ELMO WATERMAIN STANDARD NOTES
LAKE ELMO SANITARY SEWER STANDARD NOTES
LAKE ELMO STORM SEWER STANDARD NOTES
S 933.02 (15")
NE 933.02 (15")
S19
MH 4-FT
CASTING - J
RIM 939.76
S 933.29 (18")
W 933.54 (15")
NE 933.54 (15")
S15
MH 4-FT
CASTING - H
TC 941.16
E 934.08 (15")
NW 934.33 (12")
S12
INL 2X3-FT
CASTING - H
TC 940.98
SE 935.10 (12")
S13
INL 2X3-FT
CASTING - H
TC 940.42
SW 934.47 (15")
NW 934.57 (12")
E 934.57 (12")
S14
MH 4-FT
CASTING - H
TC 940.30
SE 934.68 (12")
S11
INL 2X3-FT
CASTING - H
TC 939.84
W 936.70 (12")
S17
INL 2.5-FT
CASTING - B6
RIM 939.77
S 933.17 (18")
N 933.17 (18")
S10
MH 4-FT
CASTING - J
RIM 939.44
E 933.68 (18")
SW 933.68 (15")
S09
INL 2X3-FT
CASTING - H
TC 938.71
S 937.15 SEE DETAIL 7/C803
AEW1, 12" A.E., SEE DETAIL 7/C803
NE 935.03 (12")
S08
INL 2.5-FT
CASTING - B6
RIM 938.00
N 933.48 (18")
S 933.48 (18")
E 933.98 (12")
S06
MH 4-FT
CASTING - J
RIM 937.96
N 933.35 (18")
S 933.35 (18")
W 933.35 (18")
E 933.85 (12")
S07
MH 4-FT
CASTING - H
TC 937.93
N 936.70
AEW2, 12" A.E., SEE DETAIL 7/C803
N 933.58 (18")
SE 933.58 (12")
SW 933.58 (15")
S04
MH 4-FT
CASTING - C
RIM 937.76
NW 933.72 (12")
S03
INL 2X3-FT
CASTING - H
TC 937.01
W 934.46 (12")
S05
INL 2.5-FT
CASTING - B6
RIM 937.00
N 933.80 (12")
S01
INL 2X3-FT
CASTING - H
TC 935.88
NE 933.71 (15")
S 933.71 (12")
S02
INL 2X3-FT
CASTING - H
TC 935.91
N 932.50 (15")
S26
CONNECT TO EX SS
CASTING -
939.09
NEW UTILITY STRUCTURES
SW 933.17 (15")
S18
MH 4-FT
CASTING - J
RIM 939.83
W 933.97 (12")
S30
INL 2X3-FT
CASTING - H
TC 938.20
NE 933.77 (15")
SW 934.50 (12")
S31
INL 2X3-FT
CASTING - H
TC 938.74
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08-1893.00
09.17.2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C500
SITE UTILITIES PLAN
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
Toll Free 800-472-2232 Web wenck.com
To: Ken Roberts, City of Lake Elmo Planning Director
From: Lucius Jonett, Wenck Landscape Architect
Date: October 2, 2019
Subject: City of Lake Elmo Landscape Plan Review
Lake Elmo Independent Living Review #1_Revised (10-18-2019)
Submittals
Site Demolition (Tree Preservation) Plan, dated September 12, 2019, received
September 25, 2019.
Landscape Plans, dated September 12, 2019, received September 25, 2019.
Location: East of Arbor Glen Senior Living (11020 39th Street) in Lake Elmo, MN
Land Use Category: Village Mixed Use
Surrounding Land Use Concerns: N/A
Special landscape provisions in addition to the zoning code: Screening is required
along the north property line per City code.
Ken Roberts
Planning Director
City of Lake Elmo October 2, 2019
2
T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-09-19\2019-10-18 Lake Elmo Independent Living Landscape Plan Review_Revised.docx
Tree Preservation:
An existing conditions and site demolition plan showing tree survey, removal and
preservation plan has been submitted, including a tree inventory showing individual trees
that are exempt, removed and saved. The allowable tree removal limit is not exceeded;
therefore no mitigation plan or replacement trees are required.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 1364.0 Cal Inches
Common Trees 1364
Conifer/Evergreen Trees 0
Hardwood Trees 0
Nuisance Trees 0
Significant Inches Removed On-Site 35 Cal Inches
Common Trees 35
Conifer/Evergreen Trees 0
Hardwood Trees 0
Nuisance Trees 0
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 409.2 35
Subtract Conifer/Evergreen Tree Removals 0 0.00
Subtract Hardwood Tree Removals 0 0
Removals in excess of 30% allowances
Removals in excess of 30% allowances 0.0 Cal Inches
Common Removals in Excess of 30% Allowance 0.0
Conifer Removals in Excess of 30% Allowance 0.0
Hardwood Removals in Excess of 30% Allowance 0.0
Common Tree Replacement Needed (1/4 the dia inches removed) 0.0 Cal Inches
Conifer Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches
Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches
Common Tree Replacement Required @ 2.5" per Tree 0 # Trees
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 0 # Trees
Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees
A. Tree replacement is not required because less than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
B. Tree replacement calculations follow the required procedure and are correct.
Ken Roberts
Planning Director
City of Lake Elmo October 2, 2019
3
T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-09-19\2019-10-18 Lake Elmo Independent Living Landscape Plan Review_Revised.docx
Landscape Requirements:
The landscape plans meet the code required number of trees. The proposed landscape plans
show more than the code required tree quantities.
*Residential development - mitigation replacement trees are in addition to landscape required tree counts.
** Commercial, mixed-use development - mitigation replacement trees can be included toward landscape
required tree counts.
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of
land that is developed or disturbed by development activity.
Because the applicant is proposing to provide more trees than is required by code, the
landscape plans do not appear to meet the minimum compositions of required trees (up to
15% of the required number of trees may be ornamental). The proposed planting species,
quantity and composition all exceed City requirements.
Master Plan Qty %
Composition
Deciduous Shade Trees 27 45% >25%
required
Coniferous Trees 20 33% >25%
required
Ornamental Trees 13 22% <15%
required
Tree Count 60
Master Plan Master
Plan
(Code Required) Proposed
Street frontage 430 430 Lineal Feet
Lake Shore 0 0 Lineal Feet
Stream Frontage 0 0 Lineal Feet
Total Linear Feet 430 430 Lineal Feet
/50 Feet = Required Frontage Trees 9 9 Trees
Development or Disturbed Area 223600 223600 SF
Development or Disturbed Area 5 5 Acres
*5 = Required Development Trees 25 25 Trees
Interior Parking Lot Spaces* 35 35 Spaces
/10 = Required Parking Lot Trees 4 4 Trees
Perimeter Parking Lot Frontage Length 0 0 Lineal Feet
/50 = Required Frontage Strip Trees 0 0 Trees
Required Mitigation Trees 0 0
Required Number of Trees 38
Total Trees to Date 60
Ken Roberts
Planning Director
City of Lake Elmo October 2, 2019
4
T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-09-19\2019-10-18 Lake Elmo Independent Living Landscape Plan Review_Revised.docx
A. A landscape plan has been submitted that does not include all requirements.
1. All utilities and pavements are not shown on the landscape plan to review for tree
placement conflicts.
B. The landscape plan does not include the landscape layout requirements:
• No utility conflicts with proposed tree locations; Prefer that the trunk of trees
shall be 10 feet from the nearest utility, including water and sewer service
stubs to each lot. Current ordinance is 5 feet minimum from nearest utility.
C. Interior Parking Lot Landscaping – The development does include interior parking lots.
1. At least 5% of the interior area of parking lots with more than 30 parking spaces
is devoted to landscape planting areas. The parking lot is measured at
approximatively 5,521 square feet and a planting bed measuring approximately
6,578 square feet separates the parking lot from the northern building. The
planting area is approximately 119% of the interior of the parking lot area.
2. The planting area includes 8 shade trees satisfying the minimum required tree
planting requirements for interior parking lots.
D. Perimeter Parking Lot Landscaping – The development does not include perimeter
parking lots.
E. Screening – Screening is required along the north property line per City code. The
landscape plan utilizes existing trees on the north edge of the property, preserves
existing trees on site as a buffer to the north property line and proposes additional tree
plantings to enhance the screening. The landscape plan meets screening requirements.
F. PUD Amenity Points Requested
1. Additional Open Space standards have not been met.
Approximately 44% of the site not occupied by buildings is landscape outdoor open
space (50% minimum required).
Approximately 44% of the landscape outdoor open space is contiguous (50%
minimum required).
2. Pedestrian Improvement standards have been met.
A site and building design has been provided that allows for accessible pedestrian
and/or bicycle access through and/or around the site.
Addition detail on any decorative materials, access control or lighting should be
provided.
3. Plaza standards have been met
The development has included a public square that is wholly enclosed by buildings, is
14,555 square feet (1,000 square foot minimum required).
Ken Roberts
Planning Director
City of Lake Elmo October 2, 2019
5
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4. Enhanced Landscaping standards have not been met
• An enhanced Landscaping Plan has been provided that exceeds the
requirements of the Lake Elmo Design Standards Manual.
• The Landscaping Plan does not detail a resource efficient irrigation system.
• The Landscaping Plan has not been signed by a licensed landscape architect.
5. Theming standards have not been met
• Theming elements consistent with the 2013 Lake Elmo Theming Project,
including but not limited to signage, fencing, landscaping, lighting and site
furnishings, have not been shown on the landscape plans or in the details.
Findings:
• Up to 15% of the required number of trees may be ornamental tree per city code.
Currently, the percentage of ornamental trees is too high. But the applicant has
elected to use Enhanced Landscaping amenity points as part of their PUD submittal
and has provided landscaping above and beyond City minimum requirements. Having
a higher percentage of ornamental trees should be allowed for this development.
• All utilities and pavements are not shown on the landscape plan to review for tree
placement conflicts. We marked 8 trees on the attached figure that have potential of
having a utility conflict.
• The standard for the Pedestrian Improvement amenity requires trails, landscaping,
decorative materials, access control and lighting to create safe, clear and
aesthetically pleasing pedestrian facilities. A plan or details on any decorative
materials, access control or lighting should be provided.
• The standard for the Enhanced Landscaping amenity requires that the landscaped
areas should have a resource efficient irrigation system. A plan or details on how the
irrigation system will be designed to be resource efficient should be provided.
• The standard for the Theming amenity requires elements consistent with the 2013
Lake Elmo Theming Project. Addition detail on proposed signage, fencing,
landscaping, lighting and site furnishings, should be provided.
Ken Roberts
Planning Director
City of Lake Elmo October 2, 2019
6
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Recommendation:
It is recommended that conditions of approval include:
1. Submit a revised landscape plan including the following:
a. Plans signed by a licensed landscape architect.
b. Utility lines shown to ensure that trees are not planted on top of or too close
(within 10’) to proposed utilities.
c. Provide additional detail on any decorative materials, access control or lighting
used for Pedestrian Improvements.
d. Provide a plan or additional detail on the resource efficient irrigation system used
for Enhanced Landscaping.
e. Provide a plan or additional detail on the theming elements (signage, fencing,
landscaping, lighting and site furnishings) used for Theming amenity points.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
WV
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MATCH LINE
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09.12.2019
MARK DATE DESCRIPTION
NORTH
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L101
LANDSCAPE PLAN
1036
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08-1893.00
09.12.2019
MARK DATE DESCRIPTION
L102
LANDSCAPE PLAN
NORTH
0 10 30
From:Crain, Lisa
To:Ken Roberts
Cc:Mike Pearson; Christine Nelson; Justin Bloyer; Dale Dorschner; Lisa McGinn
Subject:Planning Commission Meeting Oct 16
Date:Sunday, October 6, 2019 9:28:25 PM
Attachments:image001.jpg
Caution: This email originated outside our organization; please use caution.
Hi Ken – I am a resident that lives at 4040 Lady Slipper Road directly behind the Preliminary PUD plan
for the 60 unit senior rental housing. I do have several comments and concerns and would
appreciate if these can be expressed at the public hearing on October 16. I am not able to attend
due to out of town traveling for work. I would appreciate feedback from the planning commission
on the following:
1) The building is directly in homeowner’s sight line, please ensure all building lights are
properly shielded and maintain minimum foot candles. Can you provide the lighting plan for
the north side of the building and the photo metric plan they have submitted.
2) I do appreciate the effort of the non-effective 55’ buffer added between our property lines
and the development. We measured the distance from our property line south and it is
approximately 10’ from the tree line. I am not sure of what concessions were made by the
developer to push the buffer since the building patio decks with be approximately 5’ from
the existing tree line. It would be equitable to have the buffer start from the south side of
the tree line. By moving it 55’ or more, moves it away from our homes, it would parallel
with the Arbor Glenn building (aesthetically pleasing) and leaves space for improvements to
the buffer (fence, trees, noise, etc.,).
3) The layout for entrance/exit to internal parking will allow vehicle headlights to sweep onto
our homes 24/7. When the trees leaves drop, there is no barrier to prevent this light
pollution into our homes.
A privacy fence should be required between the tree line and rental building running the
full length of the development. This will aid in light and noise mitigation.
4) To stay compliant with Lake Elmo ordinance, 96.03, what noise mitigation will be made for
internal parking exhaust fans, trash collection, snow plowing and weekly landscaping. It is
my understanding, that loud exhaust fans must be used in the internal parking to maintain
air quality standards. We don’t want to be inside or outside of our homes and have a
constant barrage of noise pollution.
5) The planning commission needs to require the developer to go beyond filling tree gaps on
the property lines. I have a significant issue with how this will affect our home values and the
ability to sell in future. There are large spruce evergreens that provide a year-round
barrier. We don’t want leaf barring trees since they only provide 5 months of sight line
protection. The current large Blue Spruce evergreens need to be supplemented with
additional Blue Spruce as the main sight line barrier. Leaf barring trees should be considered
as seasonal blockage at most.
6) I invite the planning commission to come view the site lines on our side of the property line.
To appreciate the impact that this development will have on our day to day living. You can
sit in my living room or bedrooms and see the visual concerns we all share.
7) Noise – this is imperative for the commission to address since we are backing up to all this
commercial development. Currently, garbage haulers start collecting at 4:30 am at National
Repo Graphics and continues through the early morning at Arbor Glen. This requires us to
have our windows closed during the weekdays so our family is not startled and waking up
from disruptive noises. If you can imagine, dumpsters are being raised in the air by 30 ft and
as its contents tumbles into a steel garbage truck.
I have spoken to Arbor Glen and National Repo Graphics to have asked them change their
garbage hauling times and they stated they are not required to by ordinance. Also, I have
sent written correspondence and verbal contact with City of Lake Elmo expressing my
frustration as a resident with continued obtrusive noises. Per Ken Roberts there is nothing
the city can do to enforce sound and recommended we discuss this with our local city
council members.
The developer needs to submit a trash hauling policy that should be reviewed by planning
commission. It needs to ensure it does not affect the homeowners “quiet enjoyment
rights”. The following is our concerns as homeowner’s:
1. Placement of trash containers. Collection points should not be adjacent to any property
lines to minimize sound intrusions.
2. Garbage collection times need to be determined, enforced and with appropriate
penalties. Typical ordinance time restrictions for trash haulers in neighboring
communities start at 7 am. This ordinance should integrated into the existing city
ordinance for everyone.
8) Are there height restrictions with buildings? At 3 stories this would make this one of the
tallest buildings in Lake Elmo. Furthermore, the 3rd floor will have clear line of sight to my
living room, bedroom and bathroom. Arbor Glen seems to be only 2 level structure.
I would appreciate these comments be shared with the planning commission and look forward to a
response to these concerns.
Lisa Crain
4040 Lady Slipper Road
Lake Elmo
612-790-1968 cell
Lisa Crain
Senior General Manager
Rosedale Center
10 Rosedale Center
Roseville, MN 55113
T 651.746.5301, M 612.790.1968
lisa.crain@am.jll.com
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Jones Lang LaSalle
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CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2019-083
RESOLUTION APPROVING THE FRISBEE PROPERTIES LAKE ELMO SENIOR
HOUSING PRELIMINARY PLAT AND PRELIMINARY PUD PLANS
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under
the laws of the State of Minnesota; and
WHEREAS, Mathew Frisbee, representing Ayers and Associates, submitted an application
to the City of Lake Elmo (City) for a Preliminary PUD Plan for a 60 unit, senior rental housing
residential planned unit development on a 5 acre site on the north side of 39th Street North to be
known as the Lake Elmo Senior Housing, a copy of which is on file in the City of Lake Elmo
Planning Department; and
WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo Zoning
Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on October 16, 2019
to review and consider the Preliminary PUD approval request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending to the
City Council approval of the Preliminary PUD subject to 29 conditions of approval; and
WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation
about the Preliminary PUD as part of a memorandum to the City Council for the November 5, 2019
City C ouncil Meeting; and
WHEREAS, the City Council reviewed the Preliminary PUD application for the Lake Elmo
Senior Housing at its meeting held on November 5, 2019 and made the following findings of fact:
1. That the Preliminary PUD Plan meets the general intent of the Village Mixed Use Land Use
designation in the Comprehensive Plan and the Village Mixed Use zoning district with PUD
modifications.
2. That the Preliminary PUD Plan generally complies with the City’s Subdivision regulations.
3. That the Preliminary PUD Plan is generally consistent with the City’s engineering standards
with exceptions as noted in the City Engineer’s memorandum dated October 10, 2019.
4. The Preliminary PUD Plan meets the minimum requirement for a PUD including minimum
lot area, open space and street layout.
5. The Preliminary PUD Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may be
more suitable for a given parcel than conventional approaches; provision of a more adequate,
usable, and suitably located open space, recreational amenities and other public facilities than
would otherwise be provided under conventional land development techniques;
accommodation of housing of all types with convenient access to employment opportunities
and/or commercial facilities; and especially to create additional opportunities for senior and
affordable housing; coordination of architectural styles and building forms to achieve greater
compatibility within the development and surrounding land uses; and higher standards of site
and building design than would otherwise be provided under conventional land development
technique.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
the Preliminary PUD Plans for the Lake Elmo Senior Housing development as prepared by Mathew
Frisbee for Ayers and Associates (to be located on the north side of 39th Street) subject to the
following conditions:
1. That the applicant prepare any future final plat and final PUD plans showing all of the site
perimeter property lines - including any revisions for any additional right-of-way or
easements that may be needed for 39th Street or around the perimeter of the property.
2. That the future final plat and final PUD Plans submittal identify all requests for flexibility
from the Zoning Code.
3. That the applicant address all comments in the City Engineer’s Memorandum dated October
10, 2019 with the future final plat and final PUD Plans submittal. These include having only
one driveway for the site and managing all storm water on the site.
4. That the final Plat and final PUD Plans submittal include an updated tree inventory and tree
preservation/replanting and landscape and screening plans that address all comments in the
City’s Landscape Architect’s memo dated October 2, 2019. All revised and final landscape
plans shall be reviewed and approved by the City’s Landscape Architect. All tree planting
must outside of the front, side and rear drainage and utility easements.
5. That the final Plat and final PUD Plans submittal include accurate open space and
impervious surface calculations.
6. That the developer provide the City fees in lieu of park land dedication as required by the City
Code.
7. That the final plat and final PUD Plans submittal include detailed architectural plans for all
the proposed buildings.
8. The applicant receive a permit from the Valley Branch Watershed District for the construction
of the proposed development.
9. All storm water facilities internal to the site shall be privately owned and maintained. A storm
water maintenance and easement agreement in a form acceptable to the City shall be executed
and recorded with the final plat for all 100-year high water level areas and to protect all
overland emergency flow paths.
10. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all
City standards and design requirements unless specifically addressed otherwise in these
conditions.
11. That the PUD overlay zoning allow for the following:
a. Setbacks:
Lake Elmo Senior Living (39th Street) Minimum Building Setbacks
Front (39th Street). 20 ft.
Interior Side 20 ft.
Rear (north property line) 50 ft.
b. Attached Garages: That each of the attached garages for the patio homes shall not
exceed 1,000 sq. ft. in area.
12. The Final Plat/Final PUD shall include all necessary public right-of-way and easements for
39th Street North.
13. The Final Plat/Final PUD submittal must include a complete storm water management plan
and construction plans that provide all design details for the proposed underground storage
systems including details regarding building roof drainage connections.
14. That the applicant shall obtain all necessary permits including but not limited to all
applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley
Branch Watershed District approval before starting any grading or construction activities.
15. That the Final Plat/Final PUD include Valley Branch Watershed District preliminary review
comments and that the applicant provide the City evidence that all conditions attached to a
Valley Branch Watershed District permit will be met before the starting any grading activity
on the site.
16. If necessary, the applicant shall provide the City with a copy of written permission for any
off-site grading work and storm sewer discharges to adjacent properties before starting any
site work, grading and as part of any final plat or final PUD application.
17. That the applicant or developer address all the comments of the Fire Chief and the Building
Official with the final PUD, site and building plans including the placement of buildings and
fire hydrants, street and driveway design, parking and emergency vehicle access within the
site.
18. That the applicant revise the project plans to show watermain easements and effective
maintenance areas with a minimum width of 30 feet with a minimum of 15 feet of clearance
from the pipe centerline and easement agreements are included with the final plat and PUD
application and plans.
19. That there shall be no encroachments into drainage and utility easements and corridors other
than those reviewed and approved by the City Engineer and upon execution of an easement
encroachment agreement. Prohibited encroachments include, but are not limited to trees,
landscaping, fences, retaining walls and buildings.
20. That the developer prepare exhibits for City staff approval that clearly identifies the property
lines, easements, proposed locations of retaining walls and fences and the required and
proposed setbacks for each building site within the development.
21. The Applicant(s) or developer shall submit a photometric plan for the development for staff
review and approval. All lighting must meet the requirements of Sections 150.035-150.038 of
the City Code.
22. Before to the installation or construction of any subdivision identification signs or
neighborhood markers within the development, the developer shall submit sign plans to the
City for review and obtain a sign permit from the City.
23. That the applicant provide the City a detailed construction and staging plan with the
construction plans and final plat for the development. These plans are to clearly indicate the
phasing of the site grading, the phasing of the construction of each public infrastructure
component (trails and sidewalks) and shall address access to that phase of the development
for construction purposes and for residents. The City may require temporary cul-de-sacs or
turn-arounds at the end the private driveways.
24. Before the execution and recording of a final plat for the development, the developer or
applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City.
Such an Agreement must be approved by the City Attorney and by the City Council. The
Agreement shall delineate who is responsible for the design, construction and payment for the
required improvements with financial guarantees therefore.
25. The applicant or developer shall enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat of PUD approval. The City Engineer
shall review any grading plan that is submitted in advance of a final plat or final PUD, and
said plan shall document extent of any proposed grading on the site.
26. That the maximum density shall not exceed 10 dwelling units per net acre unless the City
Council approves specific project design elements and amenity points that increase the
allowed density for the proposal.
27. That the applicant/owner notify all renters that the City may impose restrictions or limits on
outdoor water use including no vehicle washing and no watering of grass, sod or
landscaping.
28. That the applicant shall submit revised preliminary plat and project plans meeting all
conditions of approval for City review and approval. The revised applicant/developer project
plans shall meet all of the above conditions before the City will accept a final plat or Final
PUD application the development and before the start of any clearing or grading activity on
the site.
29. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date
of City Council action, unless the applicant requests and the City Council approves a time
extension.
Passed and duly adopted this 5th day of November, 2019 by the Lake Elmo Minnesota City
Council.
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Mike Pearson, Mayor
ATTEST:
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Julie Johnson, City Clerk