HomeMy WebLinkAbout#22 - Lake Elmo Senior Living1
STAFF REPORT
DATE: 01/07/20
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Final Planned Unit Development (PUD) approval- 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 final 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 November 5, 2019, the City Council considered the preliminary PUD plans for this proposed senior housing. After some discussion and questions by the City Council, they approved the preliminary PUD
plans with 20 amenity points for increased density, subject to the conditions listed in the staff report. On December 9, 2019, the Planning Commission reviewed the proposed final PUD plans, held a public
hearing and recommended approval of the final PUD plans, subject to conditions. ISSUE BEFORE THE CITY COUNCIL: The City Council is being asked to review the final PUD plans and make a decision about the proposed final PUD plans for Lake Elmo Senior Living. 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: November 7, 2019 60-day timeline: January 6, 2020 (60 day time-extension letter sent)
• Applicable Code: Article VII – Specific Development Standards
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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 preliminary PUD approval by the City, the applicant has revised the project plans to address several of the concerns raised by the City during the preliminary review process.
The changes include: 1. Adding relevant Code information. 2. Updated the civil/site drawings to include the pretreatment areas and details about the infiltration areas and the Stormtech underground chamber. 3. Revised landscaping drawings to address utility line coordination with plantings and details about
the resource efficient irrigation system. 4. More information about the building design with the architectural plans. 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 project plans show one driveway into the site that meets 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 entrance driveways going into 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 consistent with the preliminary plans approved by the City.
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.
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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 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
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, steel shake and horizontal siding with a sloping asphalt shingle roof. All building designs will need to meet the Lake Elmo Design Guidelines and Standards for materials and colors.
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.
• 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
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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 the City issues 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 119 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 at least one attached garage parking space and a parking space on their driveway (for a total of 42 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 December 2, 2019) regarding the proposed final PUD Plans. This memo is attached for reference. Staff would like to highlight the following comments in summary:
• Streets and Transportation and Site Plans o The site plan shows 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 final plans must be revised to maintain all tree planting outside of the front, side and rear drainage and utility easements. Trees should not be planted in the drainage flow paths, near emergency overflows, within 10 feet of storm sewer inlets and outlets or within 10 feet of infiltration and biorentention basins to allow for maintenance access to these facilities.
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.
o Private roads internal to the site have been provided at a minimum width of 24 feet. The design of the private roadway network and emergency vehicle access must meet the approval of the Lake Elmo Building Official and the Lake Elmo Fire Department.
Right-of-Way and Easements o No additional right-of-way dedication is required for 39th Street North. o The applicant shall dedicate to the City a 10-foot-wide drainage and utility easement along the entire north boulevard of 39th Street North for small utilities.
• 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 All sanitary sewer mains internal to the site shall remain privately owned and maintained. o Sanitary 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.
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• 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 is shown to be extended internal to the site with private water services stubbed for connection to each individual building. o All fire hydrants shall be owned and maintained by the City. o Drainage and utility easements are proposed to be dedicated to the city for the public watermain and hydrants, with minimum 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. o 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 charge for each building.
• 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 A Valley Branch Watershed District (VBWD) permit has been obtained, dated November 6, 2019. The applicant must provide the City a full combined PDF Stormwater Management Plan that is signed by a Professional Engineer registered in the State of Minnesota.
o The 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 the City’s standard form of agreement. 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. Valley Branch Watershed District Comments: As noted above, the Valley Branch Watershed District approved a permit for this development on November 6, 2019. Traffic Study Summary. The applicant completed a traffic impact review for the proposed development. 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 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
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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 (56 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 (21 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. I have attached his comments (dated November 11, 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 reviewed the proposed
project plans and have provided several comments. Specifically, the Fire Chief noted:
• Ensure compliance with all applicable codes in the 2015 MN State Fire Code.
• R2 and R3 buildings, when fully sprinkled, allow for exceptions. These are addressed in the
following 2015 MN State Fire Code Sections, as they relate to previous and current items to be
addressed:
o SECTION 503, FIRE APPARATUS ACCESS ROADS and APPENDIX D, FIRE
APPARATUS ACCESS ROADS.
Required access to within 150’ of all points of building can be increased when
sprinkled. This addresses access to the rear of the building.
Required turnarounds for dead-end fire access roads over 150’ may be increased
to 300’ when sprinkled. The access road around the west end building exceeds
150’.
Current width of access roads meets requirements.
• FDC (Fire Department Connection) locations to be determined, as this impacts hydrant locations.
• Fire hydrant locations – Additional hydrants to be added as the current plan with 2 hydrants
doesn’t meet our standard. To be reviewed with Engineering and Public Works.
o I met with Engineering and Public Works on 10/9/19 and updated the additional hydrants.
Focus Engineering will provide. (Noted in the 12-02-19 City Engineer’s memo.)
• Ensure proper access and turning radius’s throughout the site to be reviewed by City Engineer to
ensure compliance with standards.
• Lockboxes location to be determined.
• Road widths to be reviewed with City Engineer to ensure compliance with current City
Standards. NOTE: The driveways on either end of the 42-unit building may need to widen to 26
feet to meet Fire Code Standards for Fire Apparatus.
• Review NO PARKING and FIRE LANE areas for proper signage and markings.
The City Building Official (Kevin Murphy) also provided me with comments about the concept plan. He noted the following:
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• 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 will be 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 General PUD Concept 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) 35 feet
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.
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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 pet playground, gardens, gazebos, bocce ball and pickle ball courts.
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.
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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 December 02, 2019, before submitting final construction plans 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 requested City approval of amenity points to allow for an increased density of 10 additional units (an additional 20 percent). The City Council approved a total of 20 amenity points during the review and
approval of the preliminary PUD plans for this development. 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.
The City Council reviewed the proposed PUD amenities and amenity points for this proposal during their November 5, 2019 meeting. The following lists the possible amenities, the potential amenity points for each item and the amenity points the City Council approved for each during the meeting on November 5, 2019.
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• 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 – 5 points awarded)
• 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 – 5 points awarded).
• Contained Parking. By proposing 60 garage spaces for its residents, the proposed development limits the amount of visible surface parking. (5 points possible)
• 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)
• 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 – 5 points awarded)
• 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 – 2 points awarded)
• 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 – 3 points awarded).
• 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).
• Additional Amenities? Additionally, the City may also consider the allotment of amenity “points” for site amenities that are not otherwise specified within the ordinance.
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 total of 46 potential amenity points. The City Council, with their approval of the preliminary PUD plans and project amenities on November 5, 2019, awarded a total of 20 amenity points for the proposal. This is the total number of points the development needs to have the 60 residential units on this site. 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. In 2019, the City fee for park dedication for developments in the
VMX zoning district was $4,500 per acre. In 2020, the City increased the park dedication fee to $6,000 per acre. At $4,500 an acre, the park dedication fee for this 5 acre site would be $22,500 and at $6,000 acre, the fee would be $30,000. The City will require the developer to pay the park dedication 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
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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. Recommended Findings. Staff recommends approval of the Final Plat and Final PUD Plan for the proposed Lake Elmo Senior Living development as proposed by Ayers Associates based on the following findings: 1. That the Final 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 Final PUD Plan generally complies with the City’s Subdivision regulations.
3. That the Final PUD Plan is generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated December 02, 2019.
4. The Final PUD Plan meets the minimum requirement for a PUD including minimum lot area, open
space and street layout. 5. The Final 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 Final 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 Final 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 easements that may be needed along 39th Street or around the perimeter of the property.
2. That the future final plat and final PUD Plans identify all requests for flexibility from the Zoning Code. 3. That the applicant address all comments in the City Engineer’s Memorandum dated December 02, 2019 with the future final construction and final PUD Plans submittal.
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4. That the final construction 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 November 11, 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 construction 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 construction 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. (Done) 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 final Plat/final 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 the attached garages shall not exceed 1,000 sq. ft. in area.
12. That the Final Plat/Final PUD shall include all necessary public drainage and utility easements. This shall include the applicant dedicating to the City a 10-foot-wide drainage and utility easement
along the entire north boulevard of 39th Street North for small utilities. 13. That the Final construction plan 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 construction/Final PUD plans include Valley Branch Watershed District 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. That the final design and placement of each of theming design items shall be subject to City staff approval.
13
17. 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. 18. That the applicant or developer address all the comments of the Fire Chief and the Building Official
with the final PUD, construction site and building plans including the placement of buildings and fire hydrants, street and driveway design, parking and emergency vehicle access within the site. 19. That the applicant show on the final project plans 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 include easement agreements with the final construction and PUD plans. 20. 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. 21. 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. 22. 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. 23. 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. 24. 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 at the end the private driveways. 25. 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. 26. 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. 27. 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. (Note – The City Council approved 20 amenity points for this development on November 5, 2019). 28. 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. 29. That the applicant/owner provide the Fire Department and the Sheriff’s Department with keys, key cards or other acceptable methods of entry for quick access into the apartment building for emergency service calls. 30. That the applicant shall submit revised final plat and final 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. 31. That the City’s final plat/final 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.
14
FISCAL IMPACT: There would be no fiscal impact to the City at this time. 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 to the City Council approval of the proposed final 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.
“Motion to adopt Resolution 2020 – 005 approving the final 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 findings and
conditions of approval as listed in the staff report.”
ATTACHMENTS:
• Zoning Map
• Address Map
• Aerial Photo
• Combined Overall Site Plan
• Project Plans dated November 8, 2019 (35 pages)
• Applicant’s Project Summary dated November 8, 2019 (3 pages)
• Applicant’s PUD Density and Amenity Points Narrative
• City Engineer review memo dated December 02, 2019 (3 pages)
• Landscape Architect’s review memo dated November 11, 2019 (8 pages)
• Resolution 2020 - 005
CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA
RESOLUTION NO. 2020-005
RESOLUTION APPROVING THE FRISBEE PROPERTIES LAKE ELMO SENIOR LIVING FINAL PLAT AND FINAL 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 Final 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 Living, 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 December 9, 2019
to review and consider the Final PUD approval request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending to the City Council approval of the Final PUD subject to 32 conditions of approval; and WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation about
the Final PUD as part of a memorandum to the City Council for the January 7, 2020 City Council Meeting; and WHEREAS, the City Council reviewed the Final PUD application and proposed project plans
for the Lake Elmo Senior Living at its meeting held on January 7, 2020 and made the following
findings of fact: 1. That the Final 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 Final PUD Plan generally complies with the City’s Subdivision regulations.
3. That the Final PUD Plan is generally consistent with the City’s engineering standards with exceptions as noted in the City Engineer’s memorandum dated December 02, 2019.
4. The Final PUD Plan meets the minimum requirement for a PUD including minimum lot area,
open space and street layout.
5. The Final 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 Final 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. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Final PUD Plans for the Lake Elmo Senior Living 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 easements that may be needed along 39th Street or around the perimeter of the property.
2. That the future final plat and final PUD Plans identify all requests for flexibility from the
Zoning Code. 3. That the applicant address all comments in the City Engineer’s Memorandum dated December 02, 2019 with the future final construction and final PUD Plans submittal. 4. That the final construction 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 November 11, 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 construction 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 construction 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. (Done) 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 final Plat/final 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 the attached garages shall not exceed 1,000 sq. ft. in area.
12. That the Final Plat/Final PUD shall include all necessary public drainage and utility easements. This shall include the applicant dedicating to the City a 10-foot-wide drainage and utility
easement along the entire north boulevard of 39th Street North for small utilities.
13. That the Final construction plan 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 construction/Final PUD plans include Valley Branch Watershed District 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. That the final design and placement of each of theming design items shall be subject to City staff approval.
17. 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.
18. That the applicant or developer address all the comments of the Fire Chief and the Building Official with the final PUD, construction site and building plans including the placement of buildings and fire hydrants, street and driveway design, parking and emergency vehicle access within the site.
19. That the applicant show on the final project plans 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 include easement agreements with the final construction and PUD plans. 20. 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. 21. 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.
22. 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.
23. 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. 24. 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 at the end the private driveways. 25. 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. 26. 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. 27. 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. (Note – The City Council approved 20 amenity points for this
development on November 5, 2019). 28. 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. 29. That the applicant/owner provide the Fire Department and the Sheriff’s Department with keys,
key cards or other acceptable methods of entry for quick access into the apartment building for
emergency service calls. 30. That the applicant shall submit revised final plat and final 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.
31. That the City’s final plat/final 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 7th day of January, 2020 by the Lake Elmo Minnesota City Council.
____________________________________ Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
A101
DISCIPLINE DESIGNATOR
SHEET TYPE DESIGNATOR
SEQUENCE NUMBER
DISCIPLINE DESIGNATOR
G GENERAL
C CIVIL
L LANDSCAPE
AE ARCHITECTURAL EXISTING
AD ARCHITECTURAL DEMO
A ARCHITECTURAL
F INTERIOR DESIGN
S STRUCTURAL
FP FIRE PROTECTION
P PLUMBING
M MECHANICAL
E ELECTRICAL
FS FOOD SERVICE
SHEET TYPE DESIGNATOR
0 GENERAL
1 FLOOR, CEILING & ROOF PLANS
2 EXTERIOR ELEVATION
3 BUILDING SECTIONS/WALL SECTIONS
4 ENLARGED FLOOR PLANS
5 INTERIOR ELEVATIONS & VIEWS
6 SCHEDULES & LEGENDS
7 EXTERIOR DETAILS
8 INTERIOR DETAILS
9 RENDERED VIEWS
GENERAL NOTES:
• THE CONTRACTOR SHALL ACCEPT THE PROJECT SITE AS IT EXISTS. ALL EXISTING
CONDITIONS WHETHER OR NOT SPECIFICALLY NOTED ON THE DRAWINGS SHALL BE
VERIFIED BY THE CONTRACTOR PRIOR TO THE COMMENCEMENT OF ANY WORK. THE
CONTRACTOR SHALL NOT PROCEED WITH ANY ITEM(S) OF WORK WHICH IS REASONABLY
QUESTIONABLE WITHOUT CONSULTING THE OWNER OR ARCHITECT.
• ALL WORK, PROCEDURES, AND MATERIALS SHALL COMPLY WITH ALL APPLICABLE LOCAL,
STATE AND FEDERAL REGULATIONS AND CODES. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ALL PERMITS AND INSPECTIONS REQUIRED.
• ALL CONSTRUCTION SCHEDULING AND SEQUENCING SHALL BE COORDINATED WITH THE
OWNER PRIOR TO BEGINNING WORK.
• CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TRASH REMOVAL AT INTERVALS SUCH
THAT EXCESSIVE AMOUNTS OF TRASH AND DEBRIS ARE NOT ALLOWED TO ACCUMULATE
IN THE WORK AREAS OR ON THE SITE. CONTRACTOR SHALL FURNISH CONTAINERS FOR
PROPER STORAGE AND REMOVAL OF TRASH.
• SECURITY: GENERAL CONTRACTOR IS RESPONSIBLE FOR PROJECT SECURITY.
• THE CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK SO AS TO MAINTAIN SOLE
RESPONSIBILITY FOR ALL CONSTRUCTION MEANS, METHODS, TECHNIQUES AND
SEQUENCES.
• PROVIDE SMOKE DETECTION AND FIRE ALARM SYSTEM AS REQUIRED BY CODE.
• THE FIRE PROTECTION SUBCONTRACTOR SHALL DESIGN, SUPPLY AND INSTALL THE
AUTOMATIC SPRINKLER SYSTEM TO ACCOMMODATE THE WORK AND AS REQUIRED BY
CURRENT CODES & STANDARDS.
• GENERAL CONTRACTOR COORDINATE WITH ALL SUBCONTRACTORS ALL REQUIRED
OPENINGS, NOT INDICATED HEREIN.
• ALL PARTIES SHALL UNDERSTAND THAT CONSTRUCTION DOCUMENTS ARE NOT INTENDED
TO BE A COMPLETE SET OF INSTRUCTIONS ON HOW TO CONSTRUCT A BUILDING.
CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, PROCEDURES, AND SITE
SAFETY PRECAUTIONS ARE CUSTOMARILY ASSIGNED AS RESPONSIBILITIES OF THE
CONTRACTOR TO GIVE THE CONTRACTOR FULL LATITUDE IN PREPARING BIDS AND
CARRYING OUT THE CONSTRUCTION PHASE. THE CONTRACTOR DETERMINES THE
ASSIGNMENT OF WORK TO SPECIFIC TRADES AND SUBCONTRACTORS. THE CONTRACTOR
ALSO MANAGES LOGISTICAL MATTERS SUCH AS SEQUENCE OF OPERATIONS,
SCHEDULING, DESIGN OF TEMPORARY SUPPORTS AND FACILITIES, SELECTION OF
APPROPRIATE EQUIPMENT, AND PROJECT SAFETY.
• REFER TO SPECIFICATION MANUAL FOR ROOM FINISH SCHEDULE.
• REFER TO DWELLING UNIT DOOR SCHEDULE ON SHEETS FOR TYPICAL DOORS USED
WITHIN EACH UNIT.
DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.
NEW INDEPENDENT LIVING FACILITY - LAKE ELMO, MN
APPLICABLE CODES AND REGULATIONS:
1. 2015 MINNESOTA BUILDING CODE
2. 2012 INTERNATIONAL BUILDING CODE
I. OCCUPANCY:CHAPTER 3
A. OCCUPANCIES IN BUILDING:
1. GROUP "R-2" (42 DWELLING UNITS)
2. GROUP "A-3" (COMMUNITY ROOM/FITNESS/ACTIVITY ROOM)
3. GROUP "S-2" (PARKING AREA)
B. NON-SEPARATED MIXED OCCUPANCY (SECTION 508.3)
1. 508.3.1 NONSEPERATED OCCUPANCIES SHALL BE INDIVIDUALLY CLASSIFIED IN
ACCORDANCE WITH SECTION 302.1. THE REQUIREMENTS OF THIS CODE SHALL
APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY
CLASSIFICATION OF THAT SPACE EXCEPT THAT THE MOST RESTRICTIVE
APPLICABLE PROVISIONS OF SECTION 403 AND CHAPTER 9 THAT APPLY TO THE
NONSEPERATED OCCIPANCIES SHALL APPLY TO THE TOTAL NONSEPERATED
OCCUPANCY AREA.
2. 508.3.2 THE ALLOWABLE BUILDING AREA AND HEIGHT OF THE BUILDING OR
PORTIONS THEREOF SHALL BE BASED ON THE MOST RESTRICTIVE ALLOWANCE
FOR THE OCCUPANCY GROUPS UNDER CONSIDERATION FOR THE TYPE OF
CONSTRUCTION OF THE BUILDING IN ACCORDANCE WITH SECTION 503.1
3. THE GROUP "A-3" OCCUPANCY REQUIREMENTS ARE THE MOST RESTRICTIVE
C. THE BUILDING IS REQUIRED TO BE EQUIPPED THROUGHOUT WITH AN NFPA 13 AUTOMATIC
SPRINKLER SYSTEM. (PER SECTIONS 903.2.1.3, 903.2.6 & 903.2.10)
II. CONSTRUCTION:
A. CONSTRUCTION TYPES: (TABLE 503 & CHAPTER 6)
1. PARKING AREA = TYPE IIB
2. DWELLING UNITS /ASSEMBLY AREAS = TYPE VA
B. BUILDING HEIGHT AND AREAS - BASIC ALLOWABLE (TABLE 503)
C. ACTUAL BUILDING AREA:
1. 1ST FLOOR (GROUPS S-2, A-3, & R-2) = 22,138 S.F.
2. 2ND FLOOR (GROUPS A-3 & R-2) = 21,590 S.F.
3. 3RD FLOOR (GROUP R-2) = 21,590 S.F.
TOTAL BUILDING SQUARE FOOTAGE = 65,318 S.F.
D. BUILDING ELEMENTS SHALL HAVE FIRE RESISTANCE RATINGS AS SPECIFIED IN TABLE 601.
BUILDING ELEMENT: TYPE IIB: TYPE VA:
1. STRUCTURAL FRAME = (-) = (1) HR.
2. BEARING WALLS (EXTERIOR & INTERIOR) = (-) = (1) HR.
3. NONBEARING WALLS & PARTITIONS = (-) = (-)
4. FLOOR / CEILING CONSTRUCTION = (-) = (1) HR.
5. ROOF CONSTRUCTION = (-) = (1) HR.
E. HORIZONTAL ASSEMBLIES - THE FIRE-RESISTANCE RATING OF FLOOR & ROOF ASSEMBLIES
SHALL NOT BE LESS THAN THAT REQUIRED BY THE BUILDING TYPE OF CONSTRUCTION.
WHERE FLOOR ASSEMBLIES SEPARATE MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A
FIRE-RESISTANCE RATING OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4. (SEC. 711.3)
* ONE HOUR FIRE RESISTANCE RATING IS REQUIRED BETWEEN FLOORS.
III. EGRESS AND ACCESS REQUIREMENTS:
A. OCCUPANT LOAD: (TABLE 1004.1.2)
DESCRIPTION: S.F. ACTUAL: / LOAD FACTOR: OCC. LOAD: REQ'D. EXITS
FIRST FLOOR:
1. PARKING EAST 5,740 S.F. 200 S.F. 29 PERSONS 1
2. PARKING WEST 8,562 S.F. 200 S.F. 43 PERSONS 2
3. LIVING UNITS 2,764 S.F. 200 S.F. 14 PERSONS 1
4. FITNESS 231 S.F. 50 S.F. 5 PERSONS 1
5. OFFICE 138 S.F. 100 S.F. 2 PERSONS 1
6. COMMUNITY ROOM 660 S.F. 15 S.F. 44 PERSONS 1
7. ENTRY/LIVING 300 S.F. 15 S.F. 20 PERSONS 1
* FIRST FLOOR OCCUPANT LOAD = 157 PERSONS 2
SECOND FLOOR:
1. LIVING UNITS 16,541 S.F. 200 S.F. 83 PERSONS 2
2. CRAFT/ACTIVITY 577 S.F. 15 S.F. 39 PERSONS 1
3. STORAGE 546 S.F. 300 S.F. 2 PERSONS 1
* SECOND FLOOR OCCUPANT LOAD = 124 PERSONS 2
THIRD FLOOR:
1. LIVING UNITS 17,866 S.F. 200 S.F. 90 PERSONS 2
2. STAFF ROOM 94 S.F. 100 S.F. 1 PERSONS 1
* THIRD FLOOR OCCUPANT LOAD = 91 PERSONS 2
* TOTAL BUILDING OCCUPANT LOAD = 372 PERSONS
B. WHERE MORE THAN ONE MEANS OF EGRESS IS REQUIRED BY SECTION 1015.1 OR 1021.1 EACH
ACCESSIBLE PORTION OF THE SPACE SHALL BE SERVED BY NOT LESS THAN TWO ACCESSIBLE
MEANS OF EGRESS. (PER SEC. 1007.1)
C. EACH REQUIRED ACCESSIBLE MEANS OF EGRESS SHALL BE CONTINUOUS TO A PUBLIC WAY.
(PER SEC. 1007.2)
D. THE CLEAR WIDTH OF 48" BETWEEN HANDRAILS IS NOT REQUIRED AT EXIT STAIRWAYS IN
BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM. (PER SEC.
1007.3 EXCEPTION 3)
E. THE TOTAL WIDTH OF MEANS OF EGRESS IN INCHES SHALL NOT BE LESS THAN THE TOTAL OCCUPANT
LOAD SERVED BY THE MEANS OF EGRESS MULTIPLIED BY 0.2 INCHES PER OCCUPANT FOR STAIRWAYS
AND 0.15 INCHES PER OCCUPANT FOR OTHER EGRESS COMPONENTS. (PER SECTIONS 1005.3.1,
EXCEPTION AND 1005.3.2, EXCEPTION)
F. MAXIMUM TRAVEL DISTANCE TO EXIT: (SPRINKLERED BUILDING) - 250 FT. (PER TABLE 1016.2)
G. SHAFT ENCLOSURES INCLUDING EXIT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT
LESS THAN (1) HOUR WHEN CONNECTING LESS THAN FOUR STORIES. (PER SECTIONS 707.3 & 1022.2)
* PROVIDE 60 MINUTE RATED DOORS PER TABLE 716.5.
H. EXIT ACCESS CORRIDOR WALLS SHALL BE (.5) HOUR FIRE-RESISTANCE RATED PER TABLE 1018.1.
(GROUP 'I-1' REQUIREMENTS)
I. THE COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED 75'-0" (PER SEC. 1014.3 & TABLE 1014.3)
J. OPENINGS IN EXIT ACCESS CORRIDOR WALLS SHALL BE PROTECTED IN ACCORDANCE WITH TABLE 716.5.
(20 MINUTE RATING)
K. EXITS SHALL DISCHARGE DIRECTLY TO THE EXTERIOR OF THE BUILDING. THE EXIT DISCHARGE SHALL
BE AT GRADE OR SHALL PROVIDE DIRECT ACCESS TO GRADE. (PER SEC. 1027.1)
L. A MAXIMUM OF 50% OF THE NUMBER AND CAPACITY OF THE EXIT ENCLOSURES IS PERMITTED TO
EGRESS THROUGH AREAS ON THE LEVEL OF EXIT DISCHARGE, PROVIDED ITEMS 1.1, 1.2, AND 1.3 ARE
MET. (PER SEC. 1027.1, EXCEPTION 1)
M. WALLS SEPARATING DWELLING UNITS SHALL HAVE A FIRE-RESISTANCE RATING OF (1) HOUR AND
COMPLY WITH SECTION 708.4. (PER SECTIONS 708.1 & 708.3.)
N. DRAFTSTOPPING IS NOT REQUIRED IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC
SPRINKLER SYSTEM. (PER SEC. 718.3.3 EXCEPTION & 718.4.3 EXCEPTION)
O. WALLS, PARTITIONS AND FLOOR/CEILING ASSEMBLIES SEPARATING DWELLING UNITS FROM EACH OTHER
OR FROM PUBLIC OR SERVICE AREAS SHALL HAVE A SOUND TRANSMISSION CLASS (STC) & (IIC) OF NOT
LESS THAN 50. (PER SEC. 1207.2 & 1207.3)
P. DEAD-END CORRIDORS SHALL NOT EXCEED 20 FT. IN LENGTH IN GROUP 'A' OCCUPANCIES. DEAD-END
CORRIDORS IN GROUP 'R-2 & S' OCCUPANCIES SHALL NOT EXCEED 50 FT. WHERE THE BUILDING IS
EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM. (PER SEC. 1018.4)
Q. PEDESTRIAN CANOPY, ENTRY CANOPIES AND DRIVE-UNDER CANOPY AND SIMILAR PROJECTIONS ON
BUILDINGS OF TYPE 'V' CONSTRUCTION SHALL NOT BE REQUIRED TO HAVE A 'FIRE-RESISTANCE RATING'
WHERE SPRINKLER PROTECTION IS EXTENDED TO THESE AREAS. (PER SEC. 1406.3 EXCEPTION 3)
BUILDING CODE SUMMARY
OCCUPANCY
CONSTR.
TYPE
A-3 VA
FRONTAGE
INCR. (36%)
R-2 VA
S-2 IIB
BASIC ALLOW.
HEIGHT
SPRINKLER
INCREASE
ACT. NO. OF
STORIES
BASIC ALLOW.
AREA/FLOOR
SPRINKLER
INCR. (200%)
TOTAL ALLOW.
AREA/FLOOR
2 STORIES
& 50 FT.
1 STORY &
20 ST.
1 STORY &
20 ST.
1 STORY &
20 ST.
3 STORIES
& 50 FT.
3 STORIES
& 55 FT.
2
3
1
11,500 S.F.
12,000 S.F.
26,000 S.F.
4,140 S.F.
4,320 S.F.
9,360 S.F.
23,000 S.F.
24,000 S.F.
52,000 S.F.
38,640 S.F.
40,320 S.F.
87,360 S.F.
IV. ELEVATOR REQUIREMENTS:
A. IN ORDER TO BE CONSIDERED PART OF AN ACCESSIBLE MEANS OF EGRESS, AN ELEVATOR SHALL
COMPLY WITH THE EMERGENCY OPERATION AND SIGNALING DEVICE REQUIREMENTS OF SECTION 2.27
OF ASME A117.1. STANDBY POWER SHALL BE PROVIDED IN ACCORDANCE WITH CHAPTER 27 AND
SECTION 303. (PER SEC. 1007.4)
B. ENCLOSED ELEVATOR LOBBIES ARE NOT REQUIRED SINCE THE ENTIRE BUILDING IS EQUIPPED WITH AN
AUTOMATIC SPRIIKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1. (PER SECTION 713.14.1,
EXCEPTIONS 1 & 4)
C. ELEVATORS SHALL NOT BE IN A COMMON SHAFT ENCLOSURE WITH A STAIRWAY. (PER SEC. 3002.7)
D. HOISTWAYS OF ELEVATORS HAVING A TRAVEL DISTANCE OF 25'-0" OR MORE SHALL BE PROVIDED WITH
A MEANS FOR VENTING SMOKE & HOT GASES TO THE OUTER AIR IN CASE OF FIRE. (PER SEC. 3004.1)
E. THE AREA OF HOISTWAY VENTS SHALL NOT BE LESS THAN 3.5 PERCENT OF THE HOISTWAY NOR LESS
THAN 3 SQUARE FEET FOR EACH ELEVATOR CAR. (PER SEC. 3004.3)
V. ACCESSIBILITY: (2015 MINNESOTA ACCESSIBILITY CODE)
A. AT LEAST ONE ACCESSIBLE ROUTE SHALL CONNECT ACCESSIBLE BUILDINGS, ACCESSIBLE FACILITIES,
ACCESSIBLE ELEMENTS AND ACCESSIBLE SPACES THAT ARE ON THE SAME SITE. (PER SEC. 1104.2)
B. AT LEAST 60% OF ALL PUBLIC ENTRANCES TO EACH BUILDING, FACILITY AND TENANT SPACE SHALL BE
ACCESSIBLE. (PER SEC. 1105.1)NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:38 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAG001FINAL -CITY SUBMITTAL PACKAGECOVER SHEET
08-1893.00
11.06.2019
LAKE ELMO INDEPENDENT LIVING, LLC
LAKE ELMO, MINNESOTA
MARK DATE DESCRIPTION
ARCHITECTURAL INDEX
SHEET NUMBER SHEET NAME
A101 FIRST FLOOR PLAN
A101a FIRST FLOOR AREA A PLAN
A101b FIRST FLOOR AREA B PLAN
A102 SECOND FLOOR PLAN
A102a SECOND FLOOR AREA A PLAN
A102b SECOND FLOOR AREA B PLAN
A103 THIRD FLOOR PLAN
A103a THIRD FLOOR AREA A PLAN
A103b THIRD FLOOR AREA B PLAN
A201 EXTERIOR ELEVATIONS
A202 EXTERIOR ELEVATIONS
A203 EXTERIOR ELEVATIONS
PROJECT LOCATION
PARCEL NUMBER: 13.029.21.22.0013
LEGAL DESCRIPTION: BROOKMAN 3RD ADD LOT 2
BLOCK 2 SUBDIVISON CD 37102
CIVIL INDEX
SHEET NUMBER SHEET NAME
C100 EXISTING SITE PLAN
C200 SITE DEMOLITION PLAN
C300 SITE PLAN LAYOUT
C400 SITE GRADING PLAN
C500 SITE UTILITIES PLAN
C501 SITE EASEMENTS
C600 SITE MATERIALS PLAN
C700 EROSION CONTROL PLAN
C800 CIVIL DETAILS
C801 CIVIL DETAILS
C802 CIVIL DETAILS
C803 CIVIL DETAILS
C804 CIVIL DETAILS
C805 CIVIL DETAILS
C806 CIVIL DETAILS
C807 CIVIL DETAILS
NEW INDEPENDENT LIVING FACILITY
LANDSCAPE INDEX
SHEET NUMBER SHEET NAME
L100 LANDSCAPE PLAN
L101 LANDSCAPE PLAN
L102 LANDSCAPE PLAN
L103 LANDSCAPE DETAILS
L104 IRRIGATION PLAN
GENERAL INDEX
SHEET NUMBER SHEET NAME
G001 COVER SHEET
PROJECT DIRECTORY
BUILDING OWNER
LAKE ELMO INDEPENDENT LIVING, LLC
N8654 1090TH STREET
RIVER FALLS, WI 54022
PHONE: 612.770.5781
ARCHITECT
AYRES ASSOCIATES
3433 OAKWOOD HILLS PARKWAY
EAU CLAIRE, WI 54701
ARCHITECT OF RECORD: MARK PASCHKE
PROJECT MANAGER: STEVE HOECHERL
PHONE: 715.831.7724
CIVIL ENGINEER
AYRES ASSOCIATES
3433 OAKWOOD HILLS PARKWAY
EAU CLAIRE, WI 54701
CONTACT: KRISTY TREICHEL
PHONE: 715.831.7569
STRUCTURAL ENGINEER
A.M. STRUCTURAL ENGINEERING
112 EAST MAPLE STREET
RIVER FALLS, WI 54022
CONTACT: DAVE WAGNER
PHONE: 715.426.4930
CP 1
CP 2
CP 3
CP 4
BM 1002
BM 1003
1036
1044
1091
1115
WV
SAN
MH1166
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"
16"
18"18"18"12"14"24"16"
5"5"8"8"5"5"
8" X4
4"8"6" CLUSTER X84"
4"
SAN
MH1366
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"
6"3"4"
4"
6"
G G G G G G G G G
E E E E E E E EEEEEEEEE
EEESAN 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 SAN25'30'CITY OF LAKE ELMO
DRAINAGE AND
UTILITY EASEMENT
936
937
938
938 939
939
936937938
939940941942942943943 940
938939941940939
941
94
2
943940 940
938 939 939
941941
940940
939
9
4
1
9419
4
1
10'DRAINAGE &
UTILITY
EASEMENT
PROPERTY LINE
CONTROL / BENCHMARK POINT DATA
POINT NO.
1
2
3
4
50
1002
1003
1242
FEATURE
CP
CP
CP
CP
BM
BM
BM
BM
NORTHING
194692.279
194631.866
195020.566
194720.443
194598.047
194692.284
194775.492
194938.493
EASTING
487519.037
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
SAN SAN
100
G G
SANITARY SEWER
WATER MAIN
UNDERGROUND GAS
UNDERGROUND ELECTRIC
CURB AND GUTTER
SIDEWALK / TRAIL
CONTOURS
PROPERTY LINE
CONCRETE/ASPHALT
LIGHT POLE
TREES
STORM SEWER
DECIDUOUS CONIFEROUS
SIGN
SANITARY MANHOLE
E E
W W
STM STM
INL
STM
MH
AREA
INL
99
WATER VALVE
WVHYDRANT
ELECTRIC
TRANSFORMERETRAN
TREELINE
IRON PIPE
IP
SAN
MH
UTILITY EASEMENT LINE
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
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
1091
1115
WV
SAN
MH1166
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"
16"
18"18"18"12"14"24"16"
5"5"8"8"5"5"
8" X4
4"8"6" CLUSTER X84"
4"
SAN
MH1366
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"
6"3"4"
4"
6"
G G G G G G G G G
E E E E E E E EEEEEEEEE
EEESAN 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 SAN1
2
TRIM BRANCHES AS NEEDED
PROPERTY LINE
SITE DEMOLITION LEGEND
REMOVE ASPHALT SECTION
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 TRANSFORMER AND 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 6' CHAIN LINK CONSTRUCTION
FENCING TO PROTECT TREES
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C200
SITE DEMOLITION PLAN
1036
1044
1091
1115
WV
SAN
MH1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH1366
IP
MH
IPIP
G G G G G G G G G
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
CW
FL
9'
TYPPAVEMENT MARKING 4"
WHITE (TYP STALLS)
ADA PAVEMENT MARKING,
SEE DTL 5/C805
PAVEMENT MARKING 4"
WHITE (TYP STALLS)20' TYP8'
CROSSWALK
PAVEMENT MARKING
SEE DTL 6/C805 4' TYP6'6'6'5'32'62'8'66'9.5'8'45.5'39.17'6'81'31.17'26'7.5' DRIVEWAY
APRON (TYP)
5' SIDEWALK (TYP)
NP
CROSSWALK
PAVEMENT MARKING
SEE DTL 6/C805
NP
NP
NP
NP
PLAYGROUND
BY OTHERS
PERGOLA BY OTHERS
10'BOCCE BALL,
SEE DTL 3/C804
PICKLE BALL,
SEE DTL 4/C804
FL
CW
LAKE ELMO SENIOR LIVING BUILDING
TWIN HOME
TWIN HOME
TWIN HOME
FOUR PLEX
TWIN HOME
TWIN HOME
TWIN HOME
TWIN HOME
INFILTRATION
BASIN
BIORETENTION BASIN
BIORETENTION BASIN
RT RTRTRT
RAMPED SIDEWALK,
SEE DTL 3/C802
5'x8' CONCRETE
TRANSFORMER PAD
4'W. CHAIN LINK GATE
(TYP), SEE DTL 2/C804
BUILDING ENTRANCE, SEE DTL 4/C802 BUILDING ENTRANCE, SEE DTL 4/C802
24'24'
MONUMENT SIGN, BY OTHERS
24" STOP BAR, WHITE
PAVEMENT MARKING
ASPHALT PATCH
6.5'x2.5' PAD
FOR BENCH
6.5'x2.5' PAD
FOR BENCH
6.5'x2.5' PAD
FOR BENCH
PIPE GUARD POSTS PIPE GUARD POSTS
SITE LAYOUT LEGEND
10'H CHAIN LINK FENCE, SEE DTLS
1/C804 & 2/C804
CROSSWALK SIGNS, SEE DTL 4/C805
1.STREET LIGHTING SHALL BE INSTALLED PER PLAN.
2.ALL SIGNS MUST MEET MMUTCD.
3.DEVELOPER TO FURNISH AND INSTALL STREET SIGNS PER DETAILS.
4.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, BY OTHERS
SEE ELECTRICAL PLANS
LIGHT POLES, BY OTHERS
SEE ELECTRICAL PLANS
NO PARKING SIGN, SEE DTL 7/C805 NP
NOTES
SAW CUT LINES
TIMBER BORDER, SEE DTL 3/C804
END OF ROADWAY SIGN, SEE DTL 8/C805 RT
BUILDING COLUMNS
BUILDING OVERHANG
PICKLE BALL NET (QTY = 2), SEE DTL 4/C804
PIPE GUARD POSTS, SEE ARCHITECTURAL PLANS
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
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
MH1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH1366
IP
MH
IPIP
G G G G G G G G G
E E E E E E E EEEEEEEEE
EEESAN 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 SAN9.6:1
0.87%0.87%0.75%0.75%1.00%0.72%7.90%6.1:11.00%10.52%4.9:1
4.2:1 5.8:1
FFE:
942.00'
FFE:
942.00'
FFE:
940.75'
FFE:
940.00'
FFE:
939.25'
FFE:
939.75'
FFE:
940.50'
FFE:
941.50'
FFE:
942.00'
0.50%0.94%0.96%0.50%940
940938939 940
937938939941
94
1
941
940
2.00%2.00%2.00%
2.06%0.74%0.75%
4.7:13.0:13.0:1
9.5:1 7.6:16.4%
8.1:1
4.9:1
6.5:1
4.0:1 4.0:1
2.06%
2.00%0.50%2.00%941.90 HP 939.50 LP940.30 HP937.90 LP938.70 HP940.41 HPOVERLAND EMERGENCY
OVERFLOW 936.93937.15 LP940.78 HPOVERLAND EMERGENCY
OVERFLOW 938.89
4.0:1
4.0:1 9399409399389369369359379384.0:1
4.0:1
7.7:13.9:1936938937937938939940941936
937
938
938 939
939
936937938
939 937938939940940941942942943 943938
939
940939
941
9
4
2
943940 940
938
939 939
941941
940
941
938
938
939
941
94094
1
938939942941
940 940 939
9429415.00%
94
0
.
9
9
943.6
3
943.3
8
M
E
940.99
938.90
939.15
939.26
938.63
938.29
M
E
939.42
939.69
940.07
940.34
9
3
6
.
9
7
938.
1
9
938.
4
4
938.
8
9
939.
1
4
939.
5
9
939.
8
4
940.
2
9
940.
8
5
939.52
939.
4
6
939.
3
3
938.
7
9
939.
1
2
939.
1
5
939.
2
6
938.40
938.78
936.
5
3
M
E
936.19
M
E
OVERLAND
EMERGENCY
OVERFLOW 940.16
BIORETENTION BASIN
SEE DTL 1/C807
HWL/100 = 936.93
BOTTOM = 935.70
INFILTRATION BASIN
HWL/100 = 939.75
BOTTOM = 934.94
BIORETENTION BASIN
SEE DTL 1/C807
HWL/100 = 937.80
BOTTOM = 936.70
1
2 940.09940.759
4
0
.
7
5940.09939.96940.66940.520.50%1.00%2.86%940.43940.379
4
0
.
1
0
1.50%1.50%1.91%
9
3
9
.
3
9
9
4
0
.
4
0
9
4
0
.
3
1
9
3
9
.
9
8
9
3
9
.
1
1941.35941.669
4
1
.
2
3
9
4
1
.
4
4
939.819
4
0
.
0
5939.93940.45941.02940.93940.26941.91941.91
941.17 HP941.53 HP940.41940.20940.439
3
9
.
8
9
L
P940.30940.64941.069
3
8
.
8
2
937.40937.40 HP937.9
1
937.9
1 938.52941.74 HP942.14 HP942.13 HP941.73 HP2.00%
936.88 L
P 937.49
LP
936.88
L
P939.719
3
9
.
5
5940.75 LP940.87 LP
941.23
941.14 HP
9
4
1
.
1
3
941.05 HP4.12%937.04937.61
HP940.75 LP9
4
0
.
9
5
940.78 L
P
940.89941.34940.8
9941.27940.8
9941.469
4
1
.
6
3
1.50%6.25%2.00%938.44 LP9
3
8
.
7
4
L
P939.509
3
9
.
3
3
BOCCE BALLPAD EL 940.25BOCCE BALLPAD EL 940.75941.039
4
0
.
4
4 941.18940.84 HP4'W SWALE @ 2%939.79939.76940.41 HP940.78 HP4'W SWALE @ 2%937.15 LP4'W SWALE @ 2%CURB & GUTTER
TERMINATOR,
SEE DTL 6/C802
CURB & GUTTER
TERMINATOR,
SEE DTL 6/C802
OVERLAND
EMERGENCY
OVERFLOW 940.30
GRASS SWALE
HWL/100 = 937.80
940.
0
9
940.22
GRASS SWALE
3.5%
3.8%
3.9%
5.8%
3.0%4.4%
6.7%
7.5%
6.9%939.59 HP0.50%0.92%
9
3
9
.
2
5 938.96941.12
H
P
941.04941.62941.73942.2
2
942.1
1
4.72%942.0
5
941.14941.22941.07941.68
941.83
941.24941.77
941.83
9
4
2
.
0
0 942.00942.05
941.96
940.98 HP
941.01941.48941.07940.4
5
H
P
939.0
7
H
P
937.08 LP
9
3
7
.
8
1
H
P940.25 HP941.73 HP941.4
3
941.10941.64941.599
4
1
.
7
2
2.28%
2.28%
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
HIGH POINT ELEVATION 920.00 HP
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
STANDARD CURB AND GUTTER,
SEE DTL 2/C802
TIPPED OUT CURB AND GUTTER,
SEE DTL 2/C802
DRIVEWAY CURB, SEE DTL 2/C802
LOW POINT ELEVATION 920.00 LP
SUBSURFACE STORM WATER
INFILTRATION SYSTEM HWL/100 = 936.71
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C400
SITE GRADING PLAN
1036
1044
1091
1115
WV
SAN
MH1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
ETRAN
ETRAN
WV
1254
IP1/2" RB
SAN
MH1366
IP
MH
IPIP
G G G G G G G G G
E E E E E E E EEEEEEEEE
EEESAN 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 SANSUBSURFACE
INFILTRATION
SYSTEM
SUBSURFACE
INFILTRATION
SYSTEM
DS DS DS
DS DSDS DS DS
DS DSDS DS DS DS
DS
DS
DS
DS DS
DS
DS
DS DS DS DS DS
DS DS DS
DS
DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS
DS
S15
S12
S13
S14
S11
S17
S10
S09
AEW1
S08
S06
S07
AEW2
S04
S03
S05
S01
S02
S26
107' -
1
2
"
S
S
@
0.
3
8
%
46' - 18" SS @ 0.22%87' - 18" SS @ 0.18%58' - 18" SS @ 0.22%
138' - 12" SS @ 0.50%44'
-
12"
SS
@1.00%
53' - 18" SS @ 0.21%
11' - 12" SS @ 5.00%
52' - 15" SS @ 1.77%
40' - 12" SS @ 1.15%135' - 15" SS @ 0.28%
23' - 12" SS @ 0.38%
20' - 15" SS @ 0.28%
33' - 12" SS @ 0.38%
S19
S18
CONNECT TO EX SAN SEWER
T
T
T
T
T
T
T
T
TCS
T
T
T
T
T
T
T
T
33' - 12" SS @ 0.50%34' - 15" SS @ 0.38%
S30
S31
SANSANSANSANSANSAN SANSANSANSANSANSANSANSAN SAN
S46
S43
S42
S40 S45240' - 8" SAN @ 2.00%71' - 8" SAN @ 2.00%334' - 8" SAN @ 2.00%115' - 8" SAN @ 2.00%
W W W WWWWWWWW90 DEG BEND
90 DEG BEND
HYDRANT
BREAKOFF 940.53
8" X 8" TEE
8" GV
CONNECT TO EX WM
HYDRANT
BREAKOFF 938.04
8" X 8" TEE 8" X 8" TEE
8" GV
27' - 8" WM DI
8' - 8" WM DI
22' - 8" WM DI 163' - 8" WM DI
9' - 8" WM DI
5' - 8" WM DI254' - 8" WM DI60' - 8" WM DI53' - 8" WM DI
15' - 8" WM DI
5' - 8" WM DI
S35 S36
32' - 8" SAN @ 2.00%
INV 937.52
INV 938.93
INV 935.75
INV 935.74
S32
15' - 15" SS @ 0.28%
10" DOWNSPOUT COLLECTOR @ 0.5%
10" DOWNSPOUT COLLECTOR @ 0.75%
CONNECT TO EX SS
T
T
CLO
CLO
CLO
CLO
(2) 48' - 4" SAN (TYP)
(2) 58' - 1" WAT (TYP)
(2) 43' - 4" SAN (TYP)
(2) 53' - 1" WAT (TYP)
(2) 48' - 4" SAN (TYP)
(2) 58' - 1" WAT (TYP)
96' - 12" SS
@
0
.
4
5
%
69' - 15" SS @ 0.28%
16' - 15" SS @ 0.18%
29' - 12" SS @ 1.00%82' - 15" SS @ 0.28%S79
S80
WWWWW8' - 8" WM DI
8' - 8" WM DI
8" GV
8" GV
90 DEG BEND
HYDRANT BREAKOFF 938.72
5' - 8" WM DI
8" GV
8" X 8" TEE
4' - 8" WM DI239' - 8" WM DI90 DEG BEND
19' - 8" WM DI
8" GV
5' - 8" WM DI
HYDRANT BREAKOFF 940.42
11' - 18" SS @ 0.32%
INV. 938.17
INV. 937.53INV. 937.19
INV. 937.83
4" UNDERDRAIN @ 4%4" UNDERDRAIN@ 1% MIN. (TYP)WWCSCSCSCSCSCSCSCS
CS
CS
CSCSCSCSCS CS
CS CS121' - 15" SS @ 0.27%1
2
8' - 1" WATER STUB
FOR IRRIGATION
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.
PROPOSED PUBLIC WATER MAIN,
SEE DTLS 207A/C800, 210/C800,
201/C800, & 206/C800
PROPOSED PRIVATE SANITARY
SEWER, SEE DTLS 1/C803, 2/C803,
& 3/C803
PROPOSED PRIVATE STORM
SEWER, SEE DTLS 4/C803,
5/C803, 6/C803, 7/C803, & 8/C803
SAN
TRACER WIRE
ACCESS BOXT
CLEANOUTCLOHYDRANT
GATE VALVE & BOX
WTR SERVICE
& CURB STOP
W BEND
STM MH
INL
APRON ENDWALL
AND RIP RAP
SS AREA
INL
SAN MH
DOWNSPOUTDS
PED LIGHT BOLLARD BY OTHERS, SEE ELECTRICAL
PLANS
LIGHT POLES, BY OTHERS
SEE ELECTRICAL PLANS
PROPOSED 4" UNDERDRAIN,
SEE DTL 4/C804
LAKE ELMO WATERMAIN STANDARD NOTES
SUBSURFACE INFILTRATION, SEE
ADS SHEETS 1-5 ON C806 & C807
PROPOSED PRIVATE WATER MAIN,
SEE DTLS 207A/C800, 210/C800,
201/C800, & 206/C800 GATE VALVE & BOX
WTR SERVICE
& CURB STOP
W BENDCSCS
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
S 932.83 (15")
E 932.83 (15")
S19
MH 4-FT
CASTING - J
RIM 939.20
SE 933.31 (18")
NE 933.56 (15")
S15
MH 4-FT
CASTING - H
TC 941.24
NW 934.92 (12")
S12
INL 2X3-FT
CASTING - H
TC 941.37
SE 935.10 (12")
S13
INL 2X3-FT
CASTING - H
TC 941.18
SW 934.47 (15")
NW 934.57 (12")
E 934.57 (12")
S14
MH 4-FT
CASTING - H
TC 941.20
SE 935.06 (12")
S11
INL 2X3-FT
CASTING - H
TC 940.31
W 935.00 (12")
935.50 (3" ORIFICE)
939.60 (WEIR)
S17, SEE DTL 1/C806
MH 4-FT
CASTING - S
RIM 939.50
W 933.11 (18")
S 933.20 (18")
NW 933.20 (18")
S10
MH 4-FT
CASTING - H
TC 939.64
N 934.42 (15")
SW 934.67 (15")
NE 935.75 (4")
S09
INL 2X3-FT
CASTING - H
TC 939.17
S 937.15
AEW1, 12" A.E.,
SEE DETAIL 7/C803
NE 935.20 (12")
S08
INL 2.5-FT
CASTING - C
RIM 937.60
N 933.49 (18")
S 933.49 (18")
E 933.49 (12")
S06
MH 4-FT
CASTING - J
RIM 938.69
N 933.36 (18")
S 933.36 (18")
E 933.86 (12")
S07
MH 4-FT
CASTING - H
TC 938.88
N 936.70
AEW2, 12" A.E.,
SEE DETAIL 7/C803
N 933.59 (18")
E 933.59 (15")
SW 933.59 (15")
S04
MH 4-FT
CASTING - C
RIM 938.82
NW 933.75 (12")
S03
INL 2X3-FT
CASTING - H
TC 937.91
W 934.18 (12")
E 936.3 (24"x6" ORIFICE)
S05
INL 2.5-FT
CASTING - C
RIM 936.50
N 933.73 (12")
S01
INL 2X3-FT
CASTING - H
TC 937.30
NE 933.64 (15")
S 933.64 (12")
S02
INL 2X3-FT
CASTING - H
TC 937.30
N 932.50 (15")
S26
CONNECT TO EX SS
CASTING -
938.86
NEW UTILITY STRUCTURES
W 933.20 (15")
934.00 (14"x6" ORIFICE)
933.20 (4"x4" ORIFICE)
935.00 (WEIR)
S18, SEE DTL 2/C806
MH 4-FT
CASTING - C
RIM 939.52
W 934.02 (12")
S30
INL 2X3-FT
CASTING - H
TC 939.12
NE 934.80 (15")
SW 934.80 (12")
S31
INL 2X3-FT
CASTING - H
TC 939.22
S 938.00 (10")
S35
INL 2.5-FT
CASTING - B
RIM 939.50
S 936.40 (10")
S36
INL 2.5-FT
CASTING - B
RIM 937.90
E 919.54 (8")
S 919.54 (8")
W 919.54 (8")
S40
SAN MH 4-FT
CASTING - J-S
RIM 937.36
E 921.82 (8")
N 921.82 (8")
S42
SAN MH 4-FT
CASTING - J-S
RIM 937.99
S 926.60 (8")
S43
SAN MH 4-FT
CASTING - J-S
RIM 939.88
N 920.96 (8")
W 920.96 (8")
S45
SAN MH 4-FT
CASTING - J-S
RIM 937.55
W 927.63 (8")
S 927.63 (8")
S46
SAN MH 4-FT
CASTING - J-S
RIM 941.61
W 933.63 (15")
SE 933.63 (12")
S32
INL 2X3-FT
CASTING - H
TC 938.12
S 934.38 (15")
NW 934.63 (12")
SE 934.63 (12")
S80
MH 4-FT
CASTING - J
RIM 940.67
E 934.19 (15")
S 934.19 (15")
N 934.19 (15")
S79
MH 4-FT
CASTING - H
TC 939.79
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C500
SITE UTILITIES PLAN
1036
1044
1091
1115
WV
SAN
MH1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
ETRAN
ETRAN
WV
1254
IP1/2" RB
SAN
MH1366
IP
MH
IPIP
G G G G G G G G G
E E E E E E E EEEEEEEEE
EEESAN 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 SAN10'25'SUBSURFACE
INFILTRATION
SYSTEM
SUBSURFACE
INFILTRATION
SYSTEM
T
T
T
T
T
T
T
T
TCS
T
T
T
T
T
T
T
T
SANSANSANSANSANSAN SANSANSANSANSANSANSANSAN SAN
W W W WWWWWWWW25'30'
30'
T
T
WWWWWWWCSCSCSCSCSCSCSCS
CS
CS
CSCSCSCSCS CS
CS CSEASEMENT NOTES
A BLANKET EASEMENT FOR STORM WATER
MAINTENANCE IS GRANTED TO THE CITY OF LAKE
ELMO AND THE VALLEY BRANCH WATERSHED
DISTRICT COVERING THE LAKE ELMO
INDEPENDENT LIVING, LLC PROPERTY.
EXISTING VALLEY BRANCH
WATERSHED DISTRICT STORM
WATER MAINTENANCE EASEMENT
EXISTING 10' DRAINAGE
AND UTILITY EASEMENT
PROPOSED CITY OF LAKE
ELMO UTILITY EASEMENT
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C501
SITE EASEMENTS
1036
1044
1091
1115
WV
SAN
MH1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH1366
IP
MH
IPIP
CITY OF LAKE ELMO
BICYCLE-PEDESTRIAN
PATH, SEE DTL 509/C800
ASPHALT TO MATCH
EXISTING SECTION
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 DTLS 5/C801, & 1/C802
GRASS & 6" TOPSOIL, SEE LANDSCAPE PLAN
NATIVE SEED MIX & 6" TOPSOIL,
SEE LANDSCAPE PLAN
MATERIALS NOTES: COORDINATE WITH
LANDSCAPE PLAN
WOOD MULCH, SEE LANDSCAPE PLAN
CRUSHED LIMESTONE, SEE DTL 3/C804
CITY OF LAKE ELMO COMMERCIAL
CONCRETE DRIVEWAY, SEE DTL 502/C800
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C600
SITE MATERIALS PLAN
1036
1044
1091
1115
WV
SAN
MH1166
SAN
MH
1177
WV
STM
MH
1182
WV
STM
MH
1186
WV
1254
IP1/2" RB
SAN
MH1366
IP
MH
IPIP
G G G G G G G G G
SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SFSFSFSF
EROSION CONTROL LEGEND
LAKE ELMO 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/C800
RIPRAP, SEE DTL 7/C803
EROSION MAT, SEE DTL 7/C802
LAKE ELMO SITE RESTORATION STANDARD NOTES
SEDIMENT LOG, SEE DTL 2/C801
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
C700
EROSION CONTROL PLAN
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
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 3/4" BINDER COURSE
1 3/4" SURFACE COURSE
>
SEDIMENT
LOGFLOW>
FL
O
W
DI
T
C
H
B
O
T
T24" MINSEDIMENT 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
FLOW
3'
M
A
X
*
3'
M
A
X
*
3'
M
A
X
*
3'
M
A
X
*
EC
200 NOT TO SCALE123
4
4" AGGREGATE BASE COURSE
LIGHT DUTY
HEAVY DUTY
8" AGGREGATE BASE COURSE
4" CONCRETE
6" CONCRETE
CONCRETE PAVEMENTST
302 NOT TO SCALE5 TYPICAL ROADWAY SECTIONTS
100 NOT TO SCALE
CROWN
CROWN
CROWN
SECTION WITH BOULEVARDS & SIDEWALKS
SECTION WITH DRIVEWAY & SIDEWALKS
SECTION WITHOUT BOULEVARDS & WITH SIDEWALKS
SECTION WITHOUT SIDEWALKS NOTES:
1.SEE DTL 1/C802 (TWIN HOME & FOUR PLEX
CONCRETE DRIVEWAY APRON - 3' TAPER)
2.SEE DTL 2/C802 (STANDARD CURB & GUTTER)
3.SEE DTL 2/C802 (DRIVEWAY CURB)
4.SEE DTL 4/C801 (ASPHALT PAVEMENT)
5.SEE DTL 5/C802 (SIDEWALK)
24'-0"
2'-0"10'-0"6"2'-0"10'-0"
CROWN
24'-0"
2'-0"10'-0"2'-0"10'-0"
CROWN
3
24'-0"
2'-0"10'-0"2'-0"10'-0"
CROWN
24'-0"
2'-0"10'-0"2'-0"10'-0"
6'-0"6'-0"
8'-0"5'-0"8'-0"5'-0"
8'-0"5'-0"8'-0"5'-0"
1
5
5
2
2
2
4
4
4
4
CL
CL
CL
CL
CROWN
2.0%
1.5%6.0%8.0% MAX
1.5%
1.5%16.7% MAX
-16.7% MIN
16.7% MAX
-16.7% MIN
16.7% MAX
-16.7% MIN
6"
6"
6"
6"
6"
6"
6"
6"6"
6"6"
6"6"
6"6"
2.0%
2.0%2.0%
2.0%2.0%
2.0%2.0%1.5%
31
5
5
2
2
2
1.5%6.0%
8.0% MAX
1.5%
16.7% MA
X
-16.7% MI
N
16.7% MA
X
-16.7% MIN
16.7% MAX
-16.7% MI
N
1.5%1.5%
6
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
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
TOP OF PAVEMENT
1.5%
CONCRETE CURB
6" CURB HEAD
CONCRETE RAMP
12H:1
V
12H:1
V
12" 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
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
1.
5
%
2
2
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'BLVD VARIES1/2" EXPANSION
JOINT
STD C&G
(REF DTL)
STD C&G
(REF DTL)
6" THK CONCRETEVARIES WIDTH VARIES
CURB HEAD
TRANSITION DETAIL
SIDEWALK
6" MIN THICKNESS
AT DRIVEWAY
3'
SIDEWALK
APRON
WIDTH VARIES
ST
105 NOT TO SCALE
TWIN HOME & FOUR PLEX CONCRETE
DRIVEWAY APRON - 3' TAPER
5' MIN
T = CONCRETE THICKNESS
FINISHED FLOOR
BUILDING ENTRANCE
2% MAX
T
ENTRY / EXIT
ST
901 NOT TO SCALE
EXTERIOR SLAB DEPRESS 12" FROM FINISHED
FLOOR & SLOPE AWAY, SEE ARCHITECTURAL
PLANS FOR ADDITIONAL DETAIL
BLDG OR
STRUCTURE
W W SLOPE(6' MAX)
12" EXP JT
FILLER
EXP JT 100' O.C. MAX
(PLAN DIM)CONTRACTION JOINT
14 DEPTHOF SLABSIDEWALK
PLAN-TYPICAL WALK
A-EXPANSION JOINT B-CONTRACTION JOINT
A B
ST
900 NOT TO SCALE
4" BASE COURSE
4" CONCRETE
1 2 3
4 5 6
VARIES
NOTES
1.PREPARE SOIL BEFORE INSTALLING EROSION MAT INCLUDING ALL SOIL
PREPARATION AND SEEDING ACCORDING TO SPECIFICATIONS.
2.BEGIN AT TOP OF SLOPE BY ANCHORING MAT IN 6" WIDE BY 6" DEEP
TRENCH. BACKFILL AND COMPACT TRENCH AFTER STAPLING.
3.ROLL THE EROSION MAT DOWN THE SLOPE.
4.THE EDGES OF PARALLEL EROSION MATS SHALL BE STAPLED WITH A 4"
OVERLAP. USE ONLY BIODEGRADABLE STAPLES UNLESS SPECIFIED
OTHERWISE.
5.WHEN EROSION MAT MUST BE SPLICED DOWN THE SLOPE, PLACE EROSION
MAT END OVER END (SHINGLE STYLE) WITH 6" OVERLAY, STAPLE APPROX.
12" APART.
6.ALL EROSION MATS MUST BE SECURELY FASTENED TO THE SLOPE BY
PLACING STAPLES/STAKES IN APPROPRIATE LOCATIONS AS
RECOMMENDED BY THE MANUFACTURER.
7.SEE EROSION CONTROL PLANS FOR CLASS AND TYPES OF EROSION MAT.
C###
#
STAPLE MAT AT 20 FT. INTERVALS
AND AT ALL OVERLAP JOINTS 24"
O.C.
EROSION CONTROL
MAT ON SLOPES
OVERLAP EDGES 4" AND STAPLE 12" O.C.
UNROLL MATTING DOWN SLOPE
FROM THE TOP STAPLE DOWN
CENTER OF ALL ROWS 3' O.C.
BURY UPHILL END IN TRENCH
6" DEEP x 6" WIDE
AND STAPLE 12" O.C.
NOT TO SCALE
EROSION MAT INSTALLATION7
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
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 OR COLUMN
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% SLOPE
SEE NOTE 1
SCHEDULE
DOWNSPOUT PVC PIPE
8" X 8"12" Ø
5" X 6"10" 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.INSTALL PIPES CLEAR OF COLUMNS, BOLLARDS, AND OTHER OTHER BUILDING
APPURTENANCES.MINMIN
4" MINREMOVEABLE
WATERTIGHT TOP
ON FROST SLEEVE
WYE
CONCRETE PAD
2" LARGER THAN
SEWER MAIN DIA
CLEANOUT9"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'MAXHORIZONTAL PAY DISTANCE FOR LATERALS
STANDARD INSTALLATION
PROPERTY LINE
6'2'MAXINSTALLATION 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
**
STEPSTYP10"MIN27" DIA
MIN
8" MIN
CASTING: TYPE J-S.
6" STONE CUSHION REQUIRED UNDER
BASE ON WET SUBGRADE36" MAXRIM TOFIRST STEPNOT 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 SIZE16"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.VARRIM ELEV - REF PLANS
INVERT ELEV - REF PLANS
4' DIA
SA
100
44" DIA
6"-12"18" MININV 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' DIA36" MAXRIM TOFIRST STEPVAR10"MINTYP16"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' MIN1
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
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
C803
CIVIL DETAILS
PICKLEBALL COURTXX
###NOT TO SCALE15'-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 NET POST. SEE DTL 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
12" MIN. 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)
SUBGRADE SOILS VARIESNET CENTER STRAP ANCHOR CENTERED
BETWEEN EACH NET POST. SEE DTL 5/C804
12'-0" (TYP)
BOCCE BALL SECTIONXX
###NOT TO SCALE
2X8 TRT CAP
5"5"GRASS, SLOPE VARIES
NATURAL SOIL
COMPACTED PER
PROJECT SPECS
6" CRUSHED ROCK
GEOTEXTILE FABRIC
6" CRUSHED LIMESTONE
BOCCE BALL SURFACING
6X6 TRT LANDSCAPE
TIMBER BORDER1/2" REBAR TIE
CLEAN CRUSHED
ANGULAR STONE, SEE
ADS DETAIL SHEET 3 1'-0" MIN.71
4"
SUBSURFACE STORM WATER
INFILTRATION SYSTEM
NOTES:
-CONNECT CAP TO TIMBER WITH EXTERIOR WOOD ADHESIVE
AND THEN ANCHOR WITH EXTERIOR SPAX SCREWS
-ANCHOR TIMBER WITH 2' REBAR SECTIONS AT 2 FOOT
SPACING ALONG TIMBER EDGING.
NOT TO SCALE
PICKLEBALL NET POST AND FOOTING
NOT TO SCALE
NET
TIGHTENER
℄
NET POST (LACING ROD
OPTIONAL)
PICKLEBALL NET
COURT
PAVEMENT
NET POST SET IN NET POST MANUFACTURER'S
SLEEVE
CONCRETE FOOTING
POUR TO UNDISTURBED EARTH
3'-0" DIA.
(TYP)
SEE NOTE #15'-6" (TYP)PER MANUFACTURERSRECOMMENDATIONS6" BELOW FROSTDEPTHSEE NOTE #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
PICKLEBALL NET CENTER STRAP ANCHOR
NOT TO SCALE
15" DIA.24"-30"6"12" DIA.(TYP)COURT
PAVEMENT(TYP)
CENTER STRAP
ANCHOR
CONCRETE
FOOTING
COMPACTED BASE COURSE
COMPACTED SUBGRADE
(TYP)
NET LINE15" DIA.(TYP)12" DIA.(TYP)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 (TYP)NOTE:
INSTALL PER MANUFACTURER RECOMMENDATIONS. IF
MANUFACTURER RECOMMENDATIONS DIFFER FROM THIS
DETAIL, MANUFACTURER RECOMMENDATIONS SHALL PREVAIL.
SINGLE SWING GATE
LATCH
PLAN DIM
1'-0"1'-0"5'-0"WELDED GATE
FOR WIDTH SEE PLAN
CHAIN LINK GATESP
501 NOT TO SCALE
CONCRETE FOOTING
(BELOW PAVEMENT)
BOTTOMRAIL
TOPRAIL
MID
RAIL
2 3
4 5 6
CORNER POST
CONCRETE FOOTING
(BELOW PAVEMENT)
BOTTOM RAIL
LINE POST
STRETCHER BAR TOP RAIL
LINE POST
MID RAIL
5'-0"1'-0"1'-0"5'-0"8'-0" O.C. NOMINAL
CHAIN LINK FENCESP
502 NOT TO SCALE
GENERAL NOTES:
1. END, CORNER, GATE AND PULL POST SHALL
BE 3 1
2" O.D. LINE POSTS SHALL BE 2 7
8" O.D.
2.EMBED CORNER POSTS, GATE POSTS AND
FIRST LINE POST AFTER CORNER & GATE POSTS
IN CONCRETE 4 INCHES BELOW FINISH GRADE. OTHER LINE POSTS ARE NOT EMBEDDED IN CONCRETE
3.LINE POSTS MAY BE AIR DRIVEN.
4. POST SPACING SHALL NOT EXCEED 8' O.C.
5.BOTTOM RAIL SHALL BE PLACED 2" ABOVE FINISH
GRADE WITH FENCING FABRIC PLACED 3
4" ABOVE FINISHED GRADE
TRUSS ROD
1
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
C804
CIVIL DETAILS
HDCP SIGN SP
402 NOT TO SCALE
FINISHED GRADE
12" DIA. CONCRETE FOOTING
1'-0"2'-6"4'-0" MIN. TOBOTTOM OF SIGN4"2" x 2" SQ. STEEL TUBE
METAL SIGN PER SPEC.
12" x 6" MIN. SIZE
METAL SIGN PER SPEC.
12" x 18" MIN. SIZE
ADA STALL PAVEMENT MARKING6" R4"24"12"8"18"3"
12"24"R20" R12"
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 MARKING2'-0"6'-0"2'-0"VARIES, SEE SITE STRIPING PLAN3
STOP SIGN
NOT TO SCALE
FINISHED GRADE
12" DIA. CONCRETE FOOTING
1'-0"2'-6"7'-0" MIN. TOBOTTOM OF SIGN4"2" x 2" SQ. STEEL TUBE
METAL SIGN PER SPEC.
30" x 30" MIN. SIZE
FIRE LANE PARKING SIGN
WHITE FIELD
RED TEXT
RED BORDER
WHITE FIELD
RED TEXT
RED BORDER
NOT TO SCALE
FIRE LANE PARKING SIGNS
FINISHED GRADE
12" DIA. CONCRETE FOOTING
1'-0"2'-6"4'-0" MIN. TOBOTTOM OF SIGN4"2" x 2" SQ. STEEL TUBE
METAL SIGN PER SPEC.
12" x 18" MIN. SIZE
1 2 3
5 6
PEDESTRIAN CROSSING SIGN
FINISHED GRADE
12" DIA. CONCRETE FOOTING
1'-0"2'-6"4'-0" MIN. TOBOTTOM OF SIGN4"2" x 2" SQ. STEEL TUBE
METAL SIGN PER SPEC.
18" x 18" MIN. SIZE
CROSSWALK PARKING SIGN
FINISHED GRADE
12" DIA. CONCRETE FOOTING
1'-0"2'-6"4'-0" MIN. TOBOTTOM OF SIGN4"2" x 2" SQUARE STEEL TUBE
METAL SIGN PER SPEC.
12" x 12" MIN. SIZE
7 END OF ROADWAY SIGN
FINISHED GRADE
12" DIA. CONCRETE FOOTING
1'-0"2'-6"4'-0" MIN. TOBOTTOM OF SIGN4"2" x 2" SQUARE STEEL TUBE
METAL SIGN PER SPEC.
18" x 18" MIN. SIZE
8
4
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
C805
CIVIL DETAILS
NOT TO SCALE
EC
401
STORM STRUCTURE 171 NOT TO SCALE
EC
401
STORM STRUCTURE 182
STEPSTYP10"MIN27" DIA
MIN
CASTING: TYPE C
6" STONE CUSHION REQUIRED UNDER
BASE ON WET SUBGRADE36" MAXRIM TOFIRST STEP5" FOR 4' DIA
6" FOR 5' DIA
7" FOR 6' DIA
15" PIPE PVC PIPE
INV EL 933.20'
PRECAST CONRETE
MANHOLE SECTIONS
JOINT SEALANT16"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.VARRIM EL 939.52'
4' DIA
WEIR WALL
EL 935.00'
4" X 4" ORIFICE
INV EL 933.20'
A
SECTION A-A
A
B
SECTION B-B
B
WEIR WALL
NOTE: NO. 4 REBAR TO BE DRILLED
INTO WALL 3", OR USE PRECAST
KEYWAY TO KEY IN WEIR 2" MIN.
INV EL: 936.50'
EL: 935.00'
3" DIA. ORIFICE
INV EL: 935.5'
4 FT DIA MANHOLE
5"
GRATE CLIPPED
TO MANHOLE
EL: 939.60'
WEIR WALL
EL 939.60'
INV EL: 935.0'NOTE: NO. 4 REBAR TO BE DRILLED
INTO WALL 3", OR USE PRECAST
KEYWAY TO KEY IN WEIR 2" MIN.
WEIR WALL
3" DIA. ORIFICE
INV EL: 935.5'
5/8" SMOOTH BAR @
4" O.C. EACH WAY
GRATE
1/4" X 1.5" FLAT
BAR RING
1/4" X 4" CLIPS 4-1/2"
SS ANCHOR BOLTS
1/4" X 1.5" FLAT BARS
2-PIECE WINGED GRATE TO
BE HOT-DIP GALVANIZED.
1" TO OUTSIDE OF MH
FROM FLAT BAR (TYP.)
PROVIDE NON-SHRINK
WATER PROOF GROUT AT ALL
SEAMS (FRONT AND BACK)
NO. 4 COATED
REBAR 8" - 12" O.C.PROVIDE NON-SHRINK
WATER PROOF GROUT AT ALL
SEAMS (FRONT AND BACK)
NO. 4 COATED
REBAR 8" - 12" O.C.
4" X 4" ORIFICE
INV EL 933.20'
14" X 6" ORIFICE
INV EL 934.00'
14" X 6" ORIFICE
INV EL 934.00'
HWL 100
EL: 939.75'NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
C806
CIVIL DETAILS
ELEV.
TOP OF ROCK 937.33
BOTTOM OF CHAMBERS 933.00
BOTTOM OF ROCK 931.40
INLET INVERT (EAST)933.08
INLET INVERT (WEST)934.16
OUTLET SEE S18/C400
BIOFILTER SECTIONXX
###NOT TO SCALE
BOTTOM OF POND
SEE GRADING PLAN
4
TOP OF BERM
SEE GRADING PLAN
PLANTING - SEE
LANDSCAPE SHEETS
1
3'-0"ENGINEERED SOIL (MEDIA MIX D)
NOTES:
-SEE PLAN FOR TOP OF BERM ELEVATION
-SEE PLAN FOR EMERGENCY OVERFLOW ELEVATION (IF REQ'D)
-SEE PLAN FOR POND BOTTOM AND OUTLET ELEVATIONS
-SEE PLAN FOR POND BOTTOM PLANTINGS
EXISTING GRADE
(DO NOT COMPACT)
1
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
C807
CIVIL DETAILS
SUBSURFACE
INFILTRATION
SYSTEM
SUBSURFACE
INFILTRATION
SYSTEM
T
T
T
T
T
T
T
T
TCS
T
T
T
T
T
T
T
T
S46
S43
S42
S40 S45240' - 8" SAN @ 2.00%71' - 8" SAN @ 2.00%334' - 8" SAN @ 2.00%115' - 8" SAN @ 2.00%
32' - 8" SAN @ 2.00%
T
T WCSCSCSCSCS
CSCS
CSCSCSCSCSCSCS
CS
CSCSCSIP1/2" RB
IP
MH
IPIP
SEE SHEET L101
SEE SHEET L102
MATCH LINE
39TH STREET NORTH
MATCH LINE
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
L100
LANDSCAPE PLAN
0 30 60
LEGEND
GRASS MIX 31,054 sf
Festuca brevipila / Hard Fescue 6,211 sf 20% - -
Festuca rubra / Red Fescue 20% - -
Lolium perenne / Perennial Ryegrass 7,763 sf 25% - -
Poa pratensis / Kentucky Bluegrass 10,869 sf 35% - -
SOD 32,284 sf
Poa pratensis / Kentucky Bluegrass
SOD_AND_LAWN_SCHEDULE
6,211 sf
GENERAL NOTES:
1. THIS PLAN DESCRIBES THE LANDSCAPE PORTION OF THE PROJECT ONLY. SEE OTHER SHEETS FOR SITE
IMPROVEMENT INFORMATION.
2. AN IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY THE CONTRACTOR TO SUFFICIENTLY
IRRIGATE THE PLANTED BEDS WITH DRIP IRRIGATION AND THE SOD AREAS WITH SPRAY OR ROTOR HEADS.
3. THE CONTRACTOR SHALL SUPPLY ALL PLANT MATERIALS IN QUANTITIES SUFFICIENT TO COMPLETE THE
PLANTING SHOWN ON ALL DRAWINGS. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE LABEL,
PLAN SHALL GOVERN.
4. ALL PLANTS SHALL HAVE THE SAME RELATIONSHIP TO FINISHED GRADE AS THE PLANT'S ORIGINAL GRADE
BEFORE DIGGING,UNLESS OTHERWISE SPECIFIED OR DETAILED.
5. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN AS SPECIFIED. NO CONTAINER
GROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND.
6. WITH CONTAINER GROWN STOCK, THE CONTAINER BALL SHALL BE CUT THROUGH THE SURFACE IN AT
LEAST TWO VERTICAL LOCATIONS.
7. THE DAY PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT ONE WEEK PRIOR TO DATE OF SITE VISIT.
8. ALL PLANTS SHALL BE INSTALLED PER DETAILS AND THE CONTRACT SPECIFICATIONS
9. ALL PLANTS AND STAKES SHALL BE SET PLUMB UNLESS OTHERWISE SPECIFIED
10. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTER
PLANTING. ALL PLANTS SHALL THEN BE WATERED WEEKLY, OR MORE OFTEN, IF NECESSARY DURING THE
FIRST MAINTENANCE PERIOD.
11. THE LANDSCAPE CONTRACTOR SHALL REFER TO SPECIFICATIONS FOR SEASONAL REQUIREMENTS AND
OTHER RESTRICTIONS RELATED TO THE TIME OF PLANTING.
12. PLANT MATERIAL SHALL NOT BE PRUNED UNLESS OTHERWISE INDICATED IN PLANTING SCHEDULE..
13. ALL PLANTING AREAS TO BE COVERED 3" DEEP WITH SPECIFIED MULCH. PLACE OVER WEED CONTROL
FABRIC, UNLESS OTHERWISE NOTED
14. ANY PLANT SPECIES SUBSTITUTIONS MUST BE APPROVED BY THE PROJECT LANDSCAPE ARCHITECT
AND THE JURISDICTION HAVING AUTHORITY PRIOR TO INSTALLATION.
CITY OF LAKE ELMO STANDARD NOTES
SUBSURFACE
INFILTRATION
SYSTEM
SUBSURFACE
T
T
T
T
T
C
S
T
T
S46
S43
90 DEG BEND
90 DEG BEND
HYDRANT
BREAKOFF 940.14
8" X 8" TEE
8" GV
254' - 8" WM DI60' - 8" WM DI53' - 8" WM DI
15' - 8" WM DI
5' - 8" WM DI
32' - 8" SAN @ 2.00%
90 DEG BEND
19' - 8" WM DI
8" GV
5' - 8" WM DI
HYDRANT BREAKOFF 940.42 WCS
CSCSCS
CS CSWV
(1) Tb
(3) HL
(3) Dl
(1) ARM
(3) HL
(1) ARM
(3) Dl
(3) HL
(3) Dl
(3) HL
(3) Dl Pt (2)
Sp (1)(1) MP
(7) PVN
(3) Dl
(4) PA (5) HG
(1) HL
(1) HL
CG (1)
(1) HL
(1) Tb
(1) MS
(3) PA
(4) HG
(5) SH
(4) Rd
Jm (3)
PA (5)
HG (8)
(3) RG
Dl (3)
(4) CAK
(6) Rd
(1) ARM
CSA (1)
MS (1)
Tb (1)
(3) Pd2
QA (1)
SI (1)SI (1)
(1) HL
(1) PA
(1) Jm
(3) HG
(1) HL
(5) SH
(4) Rd
HG (3)
(1) MDS
(3) CAK
Rd (4)
(1) HL
Tb (1)
HL (1)Rd (9)
CAK (6)
SH (5)
Hb2 (5)
Pd2 (3)
(1) Gd
(1) GS
(1) Gd
GS (1)
(1) GS
(4) TT
(3) Hp
Hb2 (4)
PVN (3)
(4) EPP
Rd (7)
Gk (4)
(4) SH
SA (4)
Hb2 (2)
(1) Jm (1) ARM
(1) Jm
(1) POS
(1) CSA (3) Jm
(5) Rd
(9) SH
(5) PVN
(4) EPP
SA (7)
Rd (7)
(4) Gk
(4) TT
(3) Hp
(1) ARM
(3) PVN
(4) EPP
(1) POS
SA (7)
Rd (7)
(4) Gk
(1) Jm
SH (5)
Hp (14)(6) HBC
(2) HL
(2) Dl
(4) HA
(5) Hb2
SH (4)
(4) SA
Gk (4)
Rd (7)
Dl (14)
(4) Dl
VCA (1)
HL (1)
Gk (4)
Rd (7)
SH (4)(1) Jm
(4) SAHb2 (5)
HBC (6)
POS (1)Tb (1)
(3) HA
(3) HA
(3) HA
(6) SH
(5) Rd
MATCH LINE
MATCH LINE
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 10 30
L101
LANDSCAPE PLAN
IGCSUBSURFACE
INFILTRATION
SYSTEM
T
T
T
T
T
T
T
T
T
T
T
S42
S40 S45240' - 8" SAN @ 2.00%71' - 8" SAN @ 2.00%334' - 8" SAN @ 2.00%115' - 8" SAN @ 2.00%
CONNECT TO EX WM
HYDRANT
BREAKOFF 938.04
8" X 8" TEE
8" X 8" TEE
8" GV
27' - 8" WM DI
8' - 8" WM DI
22' - 8"WM DI163' - 8" WM DI
9' - 8" WM DI
5' - 8" WM DI
T
T
8' - 8" WM DI
8' - 8" WM DI
8" GV
8" GV
90 DEG BEND
HYDRANT BREAKOFF 938.72
5' - 8" WM DI
8" GV
8" X 8" TEE
4' - 8" WM DI239' - 8" WM DICS
CSCSCSCSCS
CS
CSCSCS
CS
CS
CS
1036
1091
SANMH1177
WVWV
Pd2 (1)
(1) Gd
Gd (1)
Pd2 (1)
MP (1)
GS (1)
GS (1)
(1) MP
GS (1)
(1) QB
(1) UP (1) UP (1) Aa2 (1) UP
(2) SI
(1) QB (1) Aa2
(1) PC
Pt (1)
Pt (1)
(1) PC
Sp (1)
Pd2 (1)
HA (4)
(2) Dl
Dl (17)
(3) Dl
(4) Pl
HBC (6)
Hb2 (5)
SH (4)
(4) SA
HL (1)(1) HL
(7) Rd
Gk (4)
Jm (1)
Jm (1)
POS (1)HL (1)
(1) VCA
Tb (1)HBC (6)
Gk (4)
Rd (7)
(4) SA
(5) Hb2
SH (4)
(5) Rd
(4) Gk
(1) Jm
SA (4)
(4) SH
Hb2 (8)
(1) POS
(4) EPP
(3) PVN
(4) Hb2
(1) ARM (1) ARM
POS (1)
Jm (1)
Jm (1)
POS (1)
CSA (1)
(1) CSA
(1) POS
(1) Jm
(2) Dl
(3) Dl
(4) Pl
HBC (6)
Hb2 (5)
SH (4)
(4) SA
HL (1)
(7) Rd
Gk (4)
Jm (1)
Jm (1)
POS (1)HL (1)
(1) VCA
Tb (1)
HBC (6)
Gk (4)
Rd (7)
(4) SA
(5) Hb2
SH (4)
(14) Dl
(4) HA
(3) Hp
(9) TT Hp (3)
Hb2 (4)
PVN (3)Hb2 (8)(4) SA
SH (4)
Gk (4)
Rd (5)
Rd (7)
Gk (4)
SH (4)(4) SA
(8) Hb2
(4) EPP
(8) SH
(3) Jm
(5) Rd
(6) SH
(9) PVN
(5) Rd
(6) SH
(2) Jm
(1) Jm
(2) SH
(4) EPP
(8) Hb2
(4) Gk
(7) Rd
(4) TT
(3) Hp
(1) ARM
(3) PVN
(4) EPP
(1) POS
SA (7)
Rd (7)
(4) Gk
(1) Jm
SH (5)
(4) TT
(3) Hp
(1) ARM
(3) PVN
(4) EPP
(1) POS
SA (7)
Rd (7)
(4) Gk
(1) Jm
SH (5)
(1) Jm
(1) POS
(1) CSA (3) Jm
(5) Rd
(9) SH
(5) PVN
(4) EPP
SA (7)
Rd (7)(4) Gk
(1) Jm
(1) POS
(1) CSA (3) Jm
(5) Rd
(9) SH
(4) EPP
SA (7)
Rd (7)
(4) Gk
(1) Jm
(1) POS
(1) CSA
(3) Jm
(5) Rd
(9) SH
(5) PVN
(4) EPP
SA (7)
Rd (7)
(4) Gk
(4) CAK
(7) Rd
RB (1)
PA (1)
(3) HA
(3) HA
(3) HA
(3) HA
(3) HA
MATCH LINE
(3) MP(16) Rg2 Rg2 (16)
39TH STREET NORTH
(9) SH
SH (9)
MATCH LINE
PVN (5)
Pt (1)
(1) Aa2
HL (1)NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
L102
LANDSCAPE PLAN
NORTH
0 10 30
3 X ROOTBALL
DIAMETER
MARK THE NORTH SIDE OF THE TREE IN THE
NURSERY, AND ROTATE TREE TO FACE NORTH
AT THE SITE WHEN EVER POSSIBLE
PLANT TREE SO THAT THE TRUNK FLARE IS
VISIBLE AT THE TOP OF THE ROOT BALL. TREES
WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL
BE REJECTED, DO NOT COVER THE TOP OF
ROOT BALL WITH BARE SOIL
PRE-EMERGENT HERBICIDE UNDER MULCH
CREATE A 4" HIGH EARTH SAUCER BEYOND EDGE
OF ROOT BALL WHEN TREE IS IN LAWN AREA
PLACE ROOT BALL ON MIN. 6" OF
UNDISTURBED SOIL
FERTILIZER PACKETS
PER SPECIFICATION
BACK FILL WITH PLANTING SOIL
1.DO NOT HEAVILY PRUNE THE TREE AT PLANTING, PRUNE ONLY CROSSOVER LIMBS,
CO-DOMINANT LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL
BRANCHES MAY BE PRUNED; HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT
EXTEND TO THE EDGE OF THE CROWN.
2.STAKE TREES ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT.
3.WRAP TREE TRUNKS ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT.
4.REMOVE ALL TWINE, ROPE, WIRE AND BURLAP FROM TOP AND SIDES OF ROOT BALL.
MULCH RING, 6' DIA. MIN.
3" SHREDDED HARDWOOD MULCH, DO NOT
PLACE AGAINST TRUNK
DO NOT PLANT DEEPER THAN
PLANTED AT NURSERY
3" MULCH RING, DO NOT
PLACE AGAINST TRUNK
BACK FILL WITH PLANTING
SOIL MIX PER SPECIFICATIONS
FINISH GRADE
3X ROOTBALL
DIAMETER
SLOW RELEASE
FERTILIZER PACKET
CREATE A 4" HIGH EARTH SAUCER
BEYOND EDGE OF ROOT BALL
WHEN SHRUB IS IN LAWN AREA
PRE-EMERGENT HERBICIDE
UNDER MULCH
FINISH GRADE
PLANTING SOIL.
NATIVE UNDISTURBED SOIL
DO NOT PLANT DEEPER
THAN PLANTED IN
NURSERY
3" SHREDDED HARDWOOD
MULCH KEEP AWAY FROM
PLANT'S CROWN
PER LANDSCAPE LEGEND
PLANT SPACING OR SHOWN
ON PLANS
NOTE:
REMOVE TOP 12" OF SOIL IN
CONTAINER AND DISPOSE OF
MATERIAL OFF SITE. THIS
MATERIAL TYPICALLY
CONTAINS MANY WEED
SEEDS.
OR CURB
OR CURB
TOP OF STEEL EDGER 3" ABOVE
FINISH GRADE
FINISH GRADE
MULCH
PAVEMENT
PAVEMENT OR CURB
FINISH GRADE 1" BELOW TOP OFPAVEMENT
FINISH GRADE
MULCH
GRASS ADJACENT TO
PAVEMENT OR CURB
MULCH ADJACENT TO
PAVEMENT & CURB
ADJACENT GRASS &
MULCH - METAL EDGE
FINISH GRADE AT SPECIFIED MULCH DEPTH
BELOW TOP OF PAVEMENT
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
L103
LANDSCAPE DETAILS
TREE PLANTING DETAIL
NTS
3
L103
SHRUB PLANTING DETAIL
NTS
1
L103
PERENNIAL AND GRASSES PLANTING DETAIL
NTS
2
L103
BED EDGING DETAIL
NTS
4
L103
CSIP1/2" RB
IP
MH
IPIP
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTYOF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANSSHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUTWRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-5866NEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAPRELIMINARY - CITY FINAL PUD SUBMITTAL08-1893.00
11/08/2019
MARK DATE DESCRIPTION
NORTH
0 30 60
L104
IRRIGATION PLAN
LEGEND
NOTES:
1.IRRIGATION LAYOUT IS SCHEMATIC ONLY. INSTALL ALL IRRIGATION COMPONENTS IN LANDSCAPE AREAS. ADJUST IRRIGATION LINES TO AVOID ANY AND ALL
UTILITIES.
2.CONTRACTOR TO USE EFFICIENT SPRAYS AND ROTORS TO MINIMIZE WATER LOSS.
3.MIST STYLE SPRAY HEADS ARE NOT ALLOWED.
4.IRRIGATION SYSTEM TO USE A SMART CONTROLLER THAT CONFORMS TO THE US EPA WATERSENSE PERFORMANCE CRITERIA. WATER SCHEDULING SHOULD
ADJUST TO WEATHER CONDITIONS AND SEASONS.
5.IRRIGATIONS SYSTEM TO USE A FLOW OR WATER LOSS SENSOR.
6.CONTRACTOR TO ADJUST EXISTING CONTROLLER PROGRAM SCHEDULE TO GROWTH THROUGH ESTABLISHMENT AND MAINTENANCE PERIOD.
7.IRRIGATION CONTRACTOR TO VERIFY LOCATION OF EXISTING WATER LINE AND TAP INTO.
8.IRRIGATION CONTRACTOR TO SET BRASS BALL VALVE AFTER "T" CONNECTIONS.
9.CONTRACTOR TO ENSURE ALL NEW LANDSCAPE MATERIAL TO RECEIVE ADEQUATE IRRIGATION. ENSURE EXISTING LANDSCAPE MAINTAINS POSITIVE
IRRIGATION.
10.CHECK AND VERIFY ALL SITE CONDITIONS, UTILITIES AND SERVICES PRIOR TO TRENCHING.
11.ADJUST ANY SPRAY HEAD/EMITTERS THAT ARE IN CONFLICT WITH LIGHTS, BUILDING, OR ANY SITE IMPROVEMENTS.
12.ALL VALVE AND BOX COVERS TO MATCH.
13.ALL PIPING OR WIRING UNDER ROADS, DRIVES OR SIDEWALKS TO BE INSTALLED IN SCHEDULE 40 PVC SLEEVING
14.ALL PIPING AND SLEEVES INSTALLED UNDER PAVING SHALL BE INSTALLED PRIOR TO PAVING WORK. CONTRACTOR TO COORDINATE. NO Ts, Ls, OR OTHER
TURNS IN PIPING SHALL BE LOCATED UNDER PAVEMENT.
15.CONTRACTOR TO LABEL ALL VALVES CLEARLY.
16.PLACE ALL VALVES IN APPROPRIATE VALVE BOXES.
17.COORDINATE IRRIGATION WORK WITH PLANTING PLANS TO AVOID CONFLICTING LOCATIONS BETWEEN PIPING AND PLANT PITS.
UP
B
C
1 2 3 4 5 7 8 121110
9,357.41 SF
GARAGE
119
6,362.64 SF
GARAGE
123
26 STALLS 17 STALLS
TOTAL NUMBER OF STALLS = 43
6 9
320'-0"102'-0"/1A101b/1A101aAREA BAREA A/1A101b/1A101aAREA BAREA ABOXED SOFFIT ABOVE64'-0"38'-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
ELEC.
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
W
110
M
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
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:15 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA101FINAL -CITY SUBMITTAL PACKAGEFIRST FLOOR PLAN
08-1893.00
11.06.2019
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 4 744.58 SF
UNIT B2 2 791.47 SF
UNIT B3 2 797.22 SF
UNIT C1 8 738.99 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 1,125.61 SF
UNIT G1 4 1,043.89 SF
UNIT H1 1 1,387.28 SF
AREA A AREA B
KEYPLAN
FD FD FD FD FD
B
C
8"18'-0"28'-0"18'-0"1 2 3 4 5 7
9'-4"33'-0"7'-1"16'-3"4'-0"21'-8"4'-0"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
1
A302
1
A301
A404
1 64'-0"148'-4"/1A101bAREA BAREA A/1A101bAREA BAREA ASTAIR
A
134'-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
4
A304
1'-4 3/8"
9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"
1'-0"
9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"8'-0"8'-0"4'-0 3/8"9'-0"8'-11 5/8"
119A
120A
A A
A
A A 122119B103A
2
2
3
3
4 4SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"
1 1
1
1111
8
3
9
3
10
11 11 11 11 11
DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:15 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA101aFINAL -CITY SUBMITTAL PACKAGEFIRST FLOOR AREA A PLAN
08-1893.00
11.06.2019
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.
KEYNOTES (PARKING LEVEL)
KEYNOTE # NOTE
1 PRECAST CONCRETE COLUMN (SEE STRUCTURAL)
2 4" WIDE "WHITE" PAINTED PARKING LINES, TYPICAL
3 6" DIA. CONCRETE FILLED STEEL PIPE BOLLARD (SEE DETAIL
XXX/XXXXXX)
4 PAINTED ACCESSIBLE PARKING SYMBOL
5 WALL MOUNTED PUSH PLATE ACTUATOR
6 PROVIDE ELECTRIC HEATER IN CEILNG (SEE MECHANICAL)
7 MOP SINK (SEE PLUMBING)
8 CONCRETE STOOP 5' X 5'
9 CONCRETE APRON 32' X 5'
10 COLUMN BASE
11 FLOOR DRAIN
12 FIREPLACE
13 STONE HEARTH
14 POLYMER COMPOSITE COLUMN
15 BOXED SOFFIT ABOVE
DRRDDRUP
R
FDFDFDFD
B
C
7 8 121110
7'-8 3/8"19'-7"3'-8 5/8"16'-2"7'-2"12'-11"24'-3"6'-2"
A405
6
4'-0"
3'-3 7/8"35'-0"
13'-8"
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 1/4"14'-4 7/8"28'-4"28'-4"30'-7 5/8"
9
2
A302
2
A301
A404
2
A405
3
A405
1
30'-4"22'-4"31'-0"23'-4"43'-4"
70'-0"101'-8"
16'-11 3/8"6'-6 5/8"11'-6"AREA BAREA A/1A101aAREA BAREA A/1A101aUNIT D2
101
UNIT D2
100
UNIT E2
104
GUEST UNIT
102
W
110
M
111
ELEV.
106
MECH.
105
ELEC.
124
HALLWAY
107
FITNESS/
ACTIVITY
114
HALL
109
JANITOR
CLOSET
112
OFFICE
113
VESTIBULE
117
STOR.
118
COMMUNITY
ROOM
115
A502 23
4
A302
STAIR
C
STAIR
B
14'-4"7'-8"20'-0"22'-0"64'-0"6'-3 3/8"12'-9 5/8"12'-0"3'-11"4'-2"5'-10"4'-0"12'-5 3/8"7'-6 5/8"9'-6"9'-6"9'-6"9'-6"9'-6"20'-2"7'-0"
52'-8"97'-8"
A201
2
A203
2
A202
2
3
A30228'-8"8"5'-4"8"28'-8"22'-0"17'-0"64'-0"11'-0"11'-0"74'-8"
ENTRY/LIVING
ROOM
116
HALLWAY
103
GARAGE
123
11'-8 3/8"
17'-0"5'-3"9'-8 3/8"5'-6"13'-6 3/8"5'-0"8'-3 7/8"
17'-0"5'-3"9'-8 3/8"8'-4"5'-10"4'-0"24'-0"10'-0"20'-0"34'-0"17 STALLS
CLOSET
125
10'-0"
4'-1"7'-5"7'-5"7'-5"4'-0"5'-2 1/4"8'-5 3/4"4'-0 1/2"4'-7 1/2"
4'-0 3/8"
A 1229'-0 3/8"9'-0"9'-0"5'-4"2'-8 3/8"9'-0"9'-0"1'-4"9'-0"9'-0"4'-8"
3'-8 3/4"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"1'-4"9'-0"9'-0"9'-0"2'-0"
103A 103B
125107 112
114 113
116115
117B117A118 124105123A123B
A A
E E E E
E
F
F
B A
A
A A
A503
3
4
5 A503
1
2
1 1 1
1
2
3
3
5
5
6
7 SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR1/8" = 1'-0"SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"
SLOPE FLOOR
1/8" = 1'-0"8'-0"24'-0"6'-0"32'-0"13'-10"10'-2"38'-0"33
11111111
9
10
M1
L
12
13
14
15 13'-5"2'-1"8'-10 1/8"4'-9 1/2"2'-0 7/8"5'-5 3/8"5'-2"3'-7 3/4"ROOF
OVERHANG
ABOVE
E
16'-10"5
A302
171'-8"
DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:16 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA101bFINAL -CITY SUBMITTAL PACKAGEFIRST FLOOR AREA B PLAN
08-1893.00
11.06.2019
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.
KEYNOTES (PARKING LEVEL)
KEYNOTE # NOTE
1 PRECAST CONCRETE COLUMN (SEE STRUCTURAL)
2 4" WIDE "WHITE" PAINTED PARKING LINES, TYPICAL
3 6" DIA. CONCRETE FILLED STEEL PIPE BOLLARD (SEE DETAIL
XXX/XXXXXX)
4 PAINTED ACCESSIBLE PARKING SYMBOL
5 WALL MOUNTED PUSH PLATE ACTUATOR
6 PROVIDE ELECTRIC HEATER IN CEILNG (SEE MECHANICAL)
7 MOP SINK (SEE PLUMBING)
8 CONCRETE STOOP 5' X 5'
9 CONCRETE APRON 32' X 5'
10 COLUMN BASE
11 FLOOR DRAIN
12 FIREPLACE
13 STONE HEARTH
14 POLYMER COMPOSITE COLUMN
15 BOXED SOFFIT ABOVE
UP
320'-0"98'-0"320'-0"
183'-4"35'-0"101'-8"64'-0"32'-0"2'-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"
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"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 B3
203
UNIT F1
201
MEMBER
STORAGE
227
CRAFT/
ACTIVITY
228
ELEV.
106
MECH.
229
STAIR
B
LIBRARY/
MEDIA/ GAMES
234
HALLWAY
236 /1A102b/1A102aAREA BAREA A/1A102b/1A102aAREA BAREA ASTAIR
C
STAIR
A
1,125.61 SF
UNIT F1
797.22 SF
UNIT B3
738.99 SF
UNIT C1
738.99 SF
UNIT C1
744.58 SF
UNIT B1
744.58 SF
UNIT B1
738.99 SF
UNIT C1
738.99 SF
UNIT C1
791.47 SF
UNIT B2
157'-9 3/4"12'-8 1/2"128'-1 3/4"8'-0"13'-4"NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:20 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA102FINAL -CITY SUBMITTAL PACKAGESECOND FLOOR PLAN
08-1893.00
11.06.2019
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 4 744.58 SF
UNIT B2 2 791.47 SF
UNIT B3 2 797.22 SF
UNIT C1 8 738.99 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 1,125.61 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.
RRRDDDDRD R
RDRDRDRDRD64'-0"35'-4"28'-8"1
A302
1
A301
A404
6
39'-10 3/4"30'-4 1/4"22'-7 3/4"30'-4 1/4"22'-7 3/4"AREA BAREA A/1A102bUNIT A1
200
UNIT B1
202
UNIT C1
204
UNIT B1
206
UNIT C1
208
UNIT F1
201
UNIT B3
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'-2 5/8"9'-2 3/4"7'-1"11'-5"4'-10"4'-0"3'-3 5/8"6'-1"12'-3 3/8"4'-0"7'-2"11'-4"4'-10"4'-0"3'-3 5/8"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'-10 1/2"10'-9 1/2"42'-4"23'-4"29'-8"23'-4"29'-11 3/8"
26'-6"4'-11 1/2"18'-10 1/4"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"21'-0"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"
5'-4 3/4"
1'-2 1/2"
2'-7 1/4"6'-9 7/8"10'-7"5'-2 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'-0"
A405
4
MECH.
222
MECH.
223
MECH.
224
MECH.
225
A201
1
A202
1
A203
1
HALLWAY
236
AREA BAREA A/1A102b4
A304
C G C C C C C C C
G
D
C C
C
C C
C
C C11'-9"11'-5"5'-6"11'-9"11'-5"5'-6"5'-6"11'-5"11'-9"5'-6"11'-5"11'-9"19'-2 3/8"5'-0 1/8"4'-5 1/2"A703
1 405225224222223220
219
145'-10 3/4"28'-8"6'-8"28'-8"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:23 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA102aFINAL -CITY SUBMITTAL PACKAGESECOND FLOOR AREA A PLAN
08-1893.00
11.06.2019
SCALE:1/8" = 1'-0"A102a
1 SECOND FLOOR - AREA A
MARK DATE DESCRIPTION
NORTH
AREA A AREA B
KEYPLAN
FLOOR = 21,776 S.F. / TOTAL = 65,552 S.F.
KEYNOTE (FLOOR PLANS)
KEYNOTE # NOTE
1 MOP SINK, SEE PLUMBING
DRDRRDDRDRDRDRDRDRUP
UP
2
A302
2
A301
A405
7
A404
7
A405
2
35'-0"35'-0"35'-0"35'-0"34'-1 1/4"32'-0"32'-0"AREA BAREA A/1A102a64" 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"12'-9"3'-8 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"64'-0"171'-4 5/8"
8'-4"8'-4"9'-2"9'-2"
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"
6'-0 1/4"9'-8 3/8"9'-11"7'-7 7/8"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"6'-10 7/8"2'-6 1/4"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"12'-11 5/8"5'-5"8'-10 3/8"1'-5"MEMBER
STORAGE
227
CRAFT/
ACTIVITY
228
A201
2
A203
2
A202
2
3
A302
6'-0"12'-3"12'-6 5/8"3'-11"
LIBRARY/
MEDIA/ GAMES
234
STAIR
B ELEV.
106
HALLWAY
236
AREA BAREA A/1A102a/1A102aJAN.
238
2'-2"8'-4"9'-0"9'-0"C
C C C
P
K
C
C
C
H
C C
C
C C
C
C
CCCCCCCCCC
238 229227228230
231
1
5'-0 1/4"4'-10 3/4"14'-4 1/2"10'-8 1/2"36'-8"4'-10 3/4"4'-5 1/2"5'-0 1/8"19'-2 3/8"1018 403A703
1
5
A30228'-8"6'-8"28'-8"174'-1 1/4"
34'-5 1/4"
DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:23 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA102bFINAL -CITY SUBMITTAL PACKAGESECOND FLOOR AREA B PLAN
08-1893.00
11.06.2019
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.
KEYNOTE (FLOOR PLANS)
KEYNOTE # NOTE
1 MOP SINK, SEE PLUMBING
1,125.61 SF
UNIT F1
301
1,143.59 SF
UNIT A1
300
744.58 SF
UNIT B1
302
738.99 SF
UNIT C1
304
738.99 SF
UNIT C1
305
1,009.26 SF
UNIT D1
312
1,043.89 SF
UNIT G1
319
744.58 SF
UNIT B1
306
738.99 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
797.22 SF
UNIT B3
303
791.47 SF
UNIT B2
307
738.99 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
31398'-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"
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
JAN.
330
STAFF
332/1A103b/1A103aAREA BAREA A/1A103b/1A103aAREA BAREA AHALLWAY
331
STAIR
A
STAIR
C
157'-9 3/4"12'-8 1/2"128'-1 3/4"8'-0"13'-4"NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:28 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA103FINAL -CITY SUBMITTAL PACKAGETHIRD FLOOR PLAN
08-1893.00
11.06.2019
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 4 744.58 SF
UNIT B2 2 791.47 SF
UNIT B3 2 797.22 SF
UNIT C1 8 738.99 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 1,125.61 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.
DRD R RRDDRDRDRDRDRDRD1
A302
1
A301
42'-4"23'-4"29'-8"23'-4"29'-11 3/8"64'-0"/1A103bAREA BAREA AUNIT A1
300
UNIT B1
302
UNIT C1
304
UNIT B1
306
UNIT C1
308
UNIT C1
309
UNIT B2
307
UNIT C1
305
UNIT B3
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'-10 1/2"19'-8"10'-0"5'-8"5'-6 5/8"11'-2"11'-2"10'-0"4'-5 3/8"7'-1"11'-5"4'-10"4'-0"3'-3 5/8"6'-1"12'-3 3/8"4'-0"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"18'-10 1/4"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"21'-0"5'-3 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"
5'-4 3/4"
1'-2 1/2"
2'-7 1/4"6'-9 7/8"10'-7"5'-2 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"21'-2"5'-1 1/2"7'-0 3/4"7'-7"7'-0 3/4"5'-0"
MECH.
323
MECH.
324
MECH.
325
MECH.
326
A201
1
A202
1
A203
1
HALLWAY
331
AREA BAREA A/1A103bCLOSET
320
CLOSET
321
A404
11
4
A304
G
D
C
C C
C
C C
C
C C
C G C C C C C C C
320
321 32432332632555311'-9"11'-5"5'-6"11'-9"11'-5"5'-6"11'-9"11'-5"5'-6"11'-9"11'-5"5'-6"145'-10 3/4"28'-8"6'-8"28'-8"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:30 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA103aFINAL -CITY SUBMITTAL PACKAGETHIRD FLOOR AREA A PLAN
08-1893.00
11.06.2019
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.
KEYNOTE (FLOOR PLANS)
KEYNOTE # NOTE
1 MOP SINK, SEE PLUMBING
DRDRDRDRDRDRRDDRDRDR
UP
2
A302
2
A301
34'-8 5/8"35'-0"101'-8"32'-0"32'-0"64'-0"16'-8"18'-4"35'-0"23'-4"43'-4"AREA BAREA A/1A103aUNIT 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
JAN.
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"13'-1"11'-2"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"12'-6 5/8"3'-11"
6'-3 3/8"12'-3"12'-9"3'-8 5/8"4'-10"11'-4"7'-2"4'-9"4'-5 3/4"3'-8 1/4"13'-1"11'-2"6'-2"
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"
6'-0 1/4"9'-8 3/8"9'-11"7'-7 7/8"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"6'-10 7/8"2'-6 1/4"9'-3 1/8"5'-3 3/8"2'-2"8'-4"18'-0"5'-6"A201
2
A203
2
A202
2
3
A302
STAFF
332
14'-0"12'-0"6'-0"2'-0"32'-0"STAIR
B
HALLWAY
331
ELEV.
106
AREA BAREA A/1A103aA405
8
A404
12
A405
5
12'-10"
34'-5 1/4"
-
---
C C
C
M
K
C
H
C C
C
C C
C
C
CCCCCCCCCC
18'-10 3/8"5'-5"7'-11 5/8"5'-0"8'-10 5/8"5'-5 7/8"10'-8 1/2"
332
330 3291012
333
334
STAIR
C
CLOSET
334
CLOSET
333
5554'-5 1/2"5'-0 1/8"19'-2 3/8"5
A30228'-8"6'-8"28'-8"DESIGN/ BUILD MECHANICAL & ELECTRICAL:
• THE DESIGN / BUILD ELECTRICAL CONTRACTOR SHALL
PROVIDE ADEQUATE ILLUMINATION LEVELS AND
EMERGENCY / EXIT LIGHTING AS REQUIRED PER CODE.
LIGHT FIXTURE LAYOUTS SHOWN ARE FOR
REFERENCE ONLY.
• THE HVAC SYSTEM INCLUDING DIFFUSER LAYOUT WILL
BE DESIGN / BUILD BY THE SELECTED MECHANICAL
SUBCONTRACTOR(S).
• THE HVAC SUBCONTRACTOR WILL BE RESPONSIBLE
FOR BALANCING AND ENSURING AN EFFICIENT
SYSTEM.
• COORDINATE WITH ALL DESIGN / BUILD
SUBCONTRACTORS ALL REQUIRED OPENINGS, NOT
INDICATED HEREIN.NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:33 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA103bFINAL -CITY SUBMITTAL PACKAGETHIRD FLOOR AREA B PLAN
08-1893.00
11.06.2019
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.
KEYNOTE (FLOOR PLANS)
KEYNOTE # NOTE
1 MOP SINK, SEE PLUMBING
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'-10"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
5/4"x6" FIBER CEMENT TRIM
UTILITY BRICK
PRE-FINISHED GUTTER AND
DOWNSPOUT SYSTEM (SEE ROOF
PLAN FOR LOCATION)ARCHITECTURAL PRECAST SILL
STEEL BOARD AND BATTEN SIDING
STEEL SHAKE SIDING
STEEL BOARD AND BATTEN SIDING
STEEL SHAKE SIDING
STEEL HORIZONTAL SIDING
ARCHITECTURAL PRECAST SILLCULTURED STONE VENEER
UTILITY BRICK
ARCHITECTURAL PRECAST SILL
STEEL BOARD AND BATTEN SIDING
STEEL SHAKE SIDING
STEEL BOARD AND BATTEN SIDING
STEEL HORIZONTAL SIDING
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT CORNER TRIM
5/4"x6" FIBER CEMENT TRIM
A202
3
5/4"x4" FIBER CEMENT TRIM STEEL SHAKE SIDING
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'-10"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
UTILITY BRICK
5/4"x6" FIBER CEMENT TRIM
PRE-FINISHED GUTTER AND
DOWNSPOUT SYSTEM (SEE ROOF
PLAN FOR LOCATION)
ARCHITECTURAL PRECAST SILL
STEEL SHAKE SIDING
5/4"x4" FIBER CEMENT TRIM
5/4"x6" FIBER CEMENT TRIM
STEEL HORIZONTAL SIDING
STEEL BOARD AND BATTEN SIDING
A202
3
5/4"x4" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
5/4"x6" FIBER CEMENT TRIM
18" PRE-FINISHED ALUMINUM LETTERS
UTILITY BRICK
ARCHITECTURAL PRECAST SILL
CULTURED STONE VENEER
PRE-FINISHED METAL SOFFIT
ASPHALT SHINGLESPRE-FINISHED GUTTER AND
DOWNSPOUT SYSTEM (SEE ROOF
PLAN FOR LOCATION)
STEEL BOARD AND BATTEN SIDING
STEEL SHAKE SIDING
PRE-FINISHED FASCIA
STEEL HORIZONTAL SIDINGARCHITECTURAL PRECAST SILL
5/4"x6" FIBER CEMENT TRIM
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:35 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA201FINAL -CITY SUBMITTAL PACKAGEEXTERIOR ELEVATIONS
08-1893.00
11.06.2019
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
SCALE:1/4" = 1'-0"
EXTERIOR WINDOW TRIM
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'-10"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"
UTILITY BRICK BASE
ASPHALT SHINGLES
PRE-FINISHED GUTTER AND
DOWNSPOUT SYSTEM (SEE ROOF
PLAN FOR LOCATION)
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM SILL
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'-10"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 BRICK
POLYMER COMPOSITE COLUMN
5/4"x6" FIBER CEMENT TRIM
CULTURED STONE VENEER
5
12
PORCH BEARING
109'-2 1/2"
ASPHALT SHINGLES
PRE-FINISHED GUTTER AND
DOWNSPOUT SYSTEM (SEE ROOF
PLAN FOR LOCATION)
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM SILL
UTILITY BRICK
ARCHITECTURAL PRECAST SILL
CULTURED STONE VENEER
STEEL HORIZONRAL SIDING
ARCHITECTURAL PRECAST SILL
ARCHITECTURAL PRECAST SILL
PRECAST COLUMN BASE
5/4"x6" FIBER CEMENT TRIM SILL
FIRST FLOOR
100'-0"
SECOND FLOOR
110'-10"
TRUSS BEARING
131'-1"
THIRD FLOOR
122'-0 5/8"
PRECAST COLUMN BASE (WHERE
SHOWN ON EXTERIOR ELEVATIONS)
PRECAST CONCRETE SILL (WHERE
SHOWN ON EXTERIOR ELEVATIONS)
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
FIBER CEMENT TRIM
FIBER CEMENT TRIM
PRE-FINISHED GUARDRAIL
PRE-FINISHED GUARDRAIL
FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
5/4"x9" FIBER CEMENT TRIM
STEEL SHAKE SIDING
PRE-FINISHED METAL FASCIA
9'-0 3/8"11'-2 5/8"10'-10"PRE-FINISHED GUTTER AND DOWNSPOUT
SYSTEM (SEE ROOF PLAN FOR LOCATION)NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:37 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA202FINAL -CITY SUBMITTAL PACKAGEEXTERIOR ELEVATIONS
08-1893.00
11.06.2019
MARK DATE DESCRIPTION
SCALE:1/8" = 1'-0"A202
1 WEST ELEVATION
SCALE:1/8" = 1'-0"A202
2 EAST ELEVATION
SCALE:1/4" = 1'-0"A202
3 DECK 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
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
PRE-FINISHED ALUMINIUM FASCIA
10'-10"11'-2 5/8"9'-0 3/8"31'-1"5
12
5
12
5
12
ASPHALT SHINGLES
STEEL SHAKE SIDING
PRE-FINISHED GUTTER AND
DOWNSPOUT SYSTEM (SEE
ROOF PLAN FOR LOCATION)
5/4"x4" FIBER CEMENT TRIM SILL
5/4"x4" FIBER CEMENT TRIM
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'-10"11'-2 5/8"9'-0 3/8"5/4"x6" FIBER CEMENT TRIM
STEEL BOARD AND BATTEN SIDING
STEEL HORIZONTAL SIDING
5/4"x6" FIBER CEMENT TRIM
5/4"x4" FIBER CEMENT TRIM
PRE-FINISHED ALUMINIUM FASCIA
5
12
5
12
5
12
ASPHALT SHINGLES
STEEL SHAKE SIDING
5/4"x4" FIBER CEMENT TRIM SILL
5/4"x4" FIBER CEMENT TRIM
NOT FOR CONSTRUCTION -PROJECT No:THE DESIGNS AND PLANS INDICATED ON THE DRAWINGS ARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.Eau Claire Office3433 Oakwood Hills ParkwayEau Claire, Wisconsin 54701(715) 834-3161River Falls Office215 N. Second Street Suite 204River Falls, Wisconsin 54022(715) 426-4908Fax: (715) 426-586611/4/2019 4:44:38 PMBIM 360://Lake Elmo/Lake_Elmo_Arch.rvtNEW INDEPENDENT LIVING FACILITYLAKE ELMO INDEPENDENT LIVING, LLCLAKE ELMO, MINNESOTAA203FINAL -CITY SUBMITTAL PACKAGEEXTERIOR ELEVATIONS
08-1893.00
11.06.2019
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
PAGE 1 of 3
MEMORANDUM
Date: December 2, 2019
To: Ken Roberts, Planning Director Re: Lake Elmo Senior Development
Cc: Chad Isakson, Assistant City Engineer Final Plan Review
From: Jack Griffin, P.E., City Engineer
Engineering has reviewed the Final PUD and Site Plans 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
November 11, 2019:
Final PUD and Site Plans dated November 6, 2019, prepared by Ayres Associates.
Erosion Control and 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.
STREETS AND TRANSPORTATION
Site Access/Access Management is sufficient. The site plan provides for 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.
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 are required.
Private roads internal to the site have been provided at a minimum width of 24 feet. Additional width up to 32
feet is provided where bump‐out parking is accommodated. Fire lanes to the east and west side of the Senior
Living Building have been provided. The private roadway network and emergency vehicle access must meet
the approval of the Lake Elmo Building Official and Fire Department.
RIGHT‐OF‐WAY AND EASEMENTS
No additional right‐of‐way dedication is required along 39th Street North. The site plans show 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 drainage and utility easement for small utilities must
be dedicated to the city along the entire north boulevard of 39th Street North. The plans indicate that this
easement exists for the current platted lot. The site plans must be prepared in a manner to preserve the full
10‐feet for small utility installation with no obstructions (e.g. signs, trees, structures, etc.).
Drainage and utility easements for the public watermain and hydrants must be dedicated to the city in the
city’s standard form of easement agreement. These easements have been shown on C501. However, no
easement agreements have been submitted as required by the conditions of preliminary plat.
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 3
STORMWATER MANAGEMENT
The site plan is subject to a Storm Water Management Plan meeting State, VBWD and City rules and
regulations. A Valley Branch Watershed District (VBWD) permit has been obtained, dated November 6, 2019.
The applicant must provide a full combined PDF Stormwater Management Plan. The plan must be signed by a
Professional Engineer registered in the State of Minnesota.
The storm water facilities constructed for this development will 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.
Stormwater calculations indicate that the proposed private stormwater basins on‐site include sufficient storm
water detention to reduce the storm water rates discharging to the public storm sewer systems located along
39th Street North. Therefore, no additional downstream capacity is shown to be needed.
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 is shown to be extended internal to the site with private water services
stubbed for connection to each individual building.
Hydrants and gate valves are proposed throughout the property as directed by the Fire Department and Public
Works Department. The most northeastern hydrant must be relocated in accordance with the plan submitted
to the developer’s engineer dated October 9, 2019. The hydrant service must be moved north of the water
services for all twin homes. The 8‐inch service line north of the relocated hydrant “tee” must be clearly labeled
“Private Water Service” for the Lake Elmo Senior Living Building. The hydrant “tee” must be clearly labeled
“end of public watermain”.
Drainage and utility easements are proposed to be dedicated to the city for the public watermain and hydrants,
minimum 30‐foot easements centered over the hydrant or pipe, as shown on C501. These easements must be
revised per the revised watermain layout required in this plan review.
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.
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.
SITE PLANS
The plans must incorporate construction parking and staging that clearly provides for the maintenance of
unobstructed traffic along 39th Street North, the protection and preservation of 39th Street North, and the
restoration of any damage within the public right‐of‐way. 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.
PAGE 3 of 3
C100 and C200. Existing conditions and demolition plans are incomplete. The plans must clearly label all
existing utilities, including utility type, material, and size; label all adjacent streets, showing street name, street
width, and right‐of‐way width; label all trails and sidewalks including trail and sidewalk width.
C200. Revise sawcut location. Street cuts are allowed only to full drive lane widths.
C300. Revise asphalt patch location along 39th Street North to provide only full drive lane patches.
C300‐C500. All plans must clearly label all existing utilities, including utility type, material, and size; label all
adjacent streets, showing street name, street width, and right‐of‐way width; label all trails and sidewalks
including trail and sidewalk width, and pavement types.
C400. Site Grading. The grading plans must be revised to show the “low floor elevation for all buildings. Plans
currently show first floor elevations but do not clearly indicate slab on grade structures. Plan notes must clearly
indicate the lowest floor elevation allowed for any building.
C500. Site Utilities. Relocate the most northeastern hydrant in accordance with the plan submitted to the
developer’s engineer dated October 9, 2019. The hydrant service must be moved north of the water services
for all twin homes. The 8‐inch service line north of the relocated hydrant “tee” must be clearly labeled “Private
Water Service” for the Lake Elmo Senior Living Building. The hydrant “tee” must be clearly labeled “end of
public watermain”.
C500. Castings appear to be called out as WisDOT standards; Neenah type should be indicated in plans.
C500. Remove the 24”x6” orifice reference for Structure S05 to be consistent with the approved HydroCAD
model.
C501. Easements. Revise the drainage and utility easement per the revised watermain layout required on C500.
C807. Revise plan note on Storm Chamber Sheet 5 or 5 from 9” Stone Foundation to 1.6 feet of Stone
Foundation to be consistent with the HydroCAD model and the table on Storm Chamber Sheet 2 or 5. Approved
HydroCAD model assumes 1.6 feet of stone under arch gallery.
LANDSCAPE PLANS
L101 and L102. Correct Plan scale.
L101 and L102. Revise tree planting locations to eliminate drainage conflicts. Trees should not be planted in
drainage flow paths, near emergency overflows, within 10‐feet of storm sewer inlets or outlets, or within 10‐
feet of infiltration and bioretention basins to allow maintenance access around basin perimeters.
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
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To: Ken Roberts, City of Lake Elmo Planning Director
From: Lucius Jonett, Wenck Landscape Architect
Date: November 11, 2019
Subject: City of Lake Elmo Landscape Plan Re-Review (11-11-2019)
Lake Elmo Independent Living Review Initial #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.
▪ Final PUD City Submittal, dated October 25, 2019, received November 7, 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 November 11, 2019
2
T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.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 November 11, 2019
3
T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.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.
Master Plan Master
Plan
(Code Required) Proposed
Street frontage 430 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 430 Lineal Feet
/50 Feet = Required Frontage Trees 9 Trees
Development or Disturbed Area 223600 SF
Development or Disturbed Area 5 Acres
*5 = Required Development Trees 25 Trees
Interior Parking Lot Spaces* 35 Spaces
/10 = Required Parking Lot Trees 4 Trees
Perimeter Parking Lot Frontage Length 0 Lineal Feet
/50 = Required Frontage Strip Trees 0 Trees
Required Mitigation Trees 0
Required Number of Trees (**or***) 38
Total Trees to Date 56
*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 24 43% >25% required
Coniferous Trees 20 36% >25% required
Ornamental Trees 12 21% <15% required
Tree Count 56
Ken Roberts
Planning Director
City of Lake Elmo November 11, 2019
4
T:\6443 Lake Elmo\26 Lake Elmo Senior Living\01 Preliminary Plat\01 Plan Review\2019-11-11\2019-11-11 Lake Elmo Independent Living Landscape Plan Review.docx
A. A landscape plan has been submitted that does include all requirements.
B. The landscape plan does include the landscape layout requirements:
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).
4. Enhanced Landscaping standards have been met
• An enhanced Landscaping Plan has been provided that exceeds the
requirements of the Lake Elmo Design Standards Manual.
• The Landscaping Plan does detail a resource efficient irrigation system.
• The Landscaping Plan has been signed by a licensed landscape architect.
Ken Roberts
Planning Director
City of Lake Elmo November 11, 2019
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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 now shown on the landscape plan to review for tree
placement conflicts. The previously marked 8 trees with potential utility conflicts
have been checked with the updated landscape plan with utilities and there are no
conflicts.
• 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 has been 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.
Recommendation:
It is recommended that conditions of approval include:
1. Submit a revised landscape plan including the following:
a. Provide additional detail on any decorative materials, access control or lighting
used for Pedestrian Improvements.
b. 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