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September 9, 2022 Molly Just Planning Director City of Lake Elmo 3880 Laverne Avenue North Suite 100 Lake Elmo, MN 55042 Dear Ms. Just, United Properties is requesting a Comprehensive Plan Amendment for a 146-unit age-restricted 55+ year old Amira community. This will be independent living with no services- not dissimilar to the previously contemplated Applewood. The proposed community will include numerous interior and exterior amenities for residents to enjoy. As proposed, the building will be 4-stories with an underground parking garage and will include electric vehicle charging stations. I would like to provide some context on our efforts to develop the “for sale” Applewood Community. We pursued this development for a couple of years and in fact kicked off our sales efforts a month before the start of the covid pandemic. This was not ideal timing as we lost much of 2020 due to the inability to hold in-person meetings. We never got back to full pre- pandemic activity and the current trend of higher construction pricing and interest rates clearly impacted the “for sale” housing market. Based on weak sales we decided to consider a change to rental earlier this year which is still very much in demand. We have found that our potential buyers have a growing interest in upscale 55+ rental communities. We believe this is due to increased flexibility and high cost of buying vs. renting their home. Our Amira brand communities have been very successful. We built our first community in Roseville which we toured with the Lake Elmo Mayor and opened a second in Bloomington this past Spring which is already 80% leased. A third community is under construction in Minnetonka. https://www.amiracommunities.com/communities We just completed a market demand study for 55+ rental and it indicates unmet current demand of 171 units at this location growing to over 200 by 2027. Our approach to changing to an Amira is to keep as much of the previously approved Applewood design intact including the building footprint, exterior design, interior common area and sitework. If you put the current Amira next to the previous 103-unit Applewood, the plans look pretty much identical except for an added pool, expanded garage parking and secondary emergency access to the south. We have essentially kept the same footprint and downsized the average unit size to reflect the rental vs “for sale” market. This will remain a senior community, with no intense services associated with an assisted living community, resulting in low impact density; it will bring a similar tax base to the city; and the same developer provided Hudson Blvd improvements. We would also increase our contribution toward future lift station improvements based on the increased unit density. By proceeding with a Comprehensive Plan Amendment from BP (business park) to HDR (high density residential) to allow for a high-density residential development on this parcel, we firmly believe this would provide an opportunity to incorporate a low traffic generating residential land use in this area that is in high demand. We are confident that Lake Elmo’s reputation along with the local amenities and nearby retail options will make this a very popular location for an Amira community. For comparison purposes, we have shown the impacts of a 30,000± SF office building compared to our proposed Amira project. In our research it was determined that the anticipated tax revenue for Amira is anticipated to generate approximately 36%-49% more tax revenue than an office building, as illustrated in Table 1 below. In addition, the Amira community will generate less traffic than an office building, as well as require significantly less surface parking spaces, greatly reducing the impacts of an already challenging site in terms of stormwater management. TABLE 1: TAX REVENUE COMPARISON PROPERTY SQUARE FOOTAGE ESTIMATED VALUE NET TAX AMOUNT CURRENT SITE Vacant Land $1,322,800 $60,738 8519 EAGLE POINT BLVD 32,000 $4,090,900 $152,214 8550 HUDSON BLVD N 30,000 $5,577,400 $207,598 AMIRA LAKE ELMO 277,372 $73,000,000 $425,316 Best Regards, J. Mason Jennifer Mason Development Manager September 9, 2022 Molly Just Planning Director City of Lake Elmo 3880 Laverne Avenue North Suite 100 Lake Elmo, MN 55042 Dear Ms. Just, United Properties is requesting a Comprehensive Plan Amendment for a 146-unit age-restricted 55+ year old Amira community. This will be independent living with no services- not dissimilar to the previously contemplated Applewood. The proposed community will include numerous interior and exterior amenities for residents to enjoy. As proposed, the building will be 4-stories with an underground parking garage and will include electric vehicle charging stations. I would like to provide some context on our efforts to develop the “for sale” Applewood Community. We pursued this development for a couple of years and in fact kicked off our sales efforts a month before the start of the covid pandemic. This was not ideal timing as we lost much of 2020 due to the inability to hold in-person meetings. We never got back to full pre- pandemic activity and the current trend of higher construction pricing and interest rates clearly impacted the “for sale” housing market. Based on weak sales we decided to consider a change to rental earlier this year which is still very much in demand. We have found that our potential buyers have a growing interest in upscale 55+ rental communities. We believe this is due to increased flexibility and high cost of buying vs. renting their home. Our Amira brand communities have been very successful. We built our first community in Roseville which we toured with the Lake Elmo Mayor and opened a second in Bloomington this past Spring which is already 80% leased. A third community is under construction in Minnetonka. https://www.amiracommunities.com/communities We just completed a market demand study for 55+ rental and it indicates unmet current demand of 171 units at this location growing to over 200 by 2027. Our approach to changing to an Amira is to keep as much of the previously approved Applewood design intact including the building footprint, exterior design, interior common area and sitework. If you put the current Amira next to the previous 103-unit Applewood, the plans look pretty much identical except for an added pool, expanded garage parking and secondary emergency access to the south. We have essentially kept the same footprint and downsized the average unit size to reflect the rental vs “for sale” market. This will remain a senior community, with no intense services associated with an assisted living community, resulting in low impact density; it will bring a similar tax base to the city; and the same developer provided Hudson Blvd improvements. We would also increase our contribution toward future lift station improvements based on the increased unit density. By proceeding with a Comprehensive Plan Amendment from BP (business park) to HDR (high density residential) to allow for a high-density residential development on this parcel, we firmly believe this would provide an opportunity to incorporate a low traffic generating residential land use in this area that is in high demand. We are confident that Lake Elmo’s reputation along with the local amenities and nearby retail options will make this a very popular location for an Amira community. For comparison purposes, we have shown the impacts of a 30,000± SF office building compared to our proposed Amira project. In our research it was determined that the anticipated tax revenue for Amira is anticipated to generate approximately 36%-49% more tax revenue than an office building, as illustrated in Table 1 below. In addition, the Amira community will generate less traffic than an office building, as well as require significantly less surface parking spaces, greatly reducing the impacts of an already challenging site in terms of stormwater management. TABLE 1: TAX REVENUE COMPARISON PROPERTY SQUARE FOOTAGE ESTIMATED VALUE NET TAX AMOUNT CURRENT SITE Vacant Land $1,322,800 $60,738 8519 EAGLE POINT BLVD 32,000 $4,090,900 $152,214 8550 HUDSON BLVD N 30,000 $5,577,400 $207,598 AMIRA LAKE ELMO 277,372 $73,000,000 $425,316 Best Regards, J. Mason Jennifer Mason Development Manager SITE Eagle Point Business Park - Outlot C - PID 33.029.21.044.0009 Parcels Easement Lines COMPUTED UTILITY_DRAINAGE Trails Water Lines MNWASH038007.sid Red: Band_1 Green: Band_2 Blue: Band_3 MNWASH032009.sid Red: Band_1 Green: Band_2 Blue: Band_3 9/14/2022, 1:36:31 PM 0 590 1,180295ft 0 180 36090m 1:9,028 SITE Eagle Point Business Park - Outlot C - PID 33.029.21.044.0009 Parcels Easement Lines COMPUTED UTILITY_DRAINAGE Trails Water Lines 9/14/2022, 1:34:39 PM 0 300 600150ft 0 80 16040m 1:4,514 ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! !! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! !! ! !! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !! ! !! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! !! ! ! ! ! ! ! ! ! !! ! !! !! !! !! ! ! ! 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! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! !! ! ! !! ! ! !! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! !! !! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! !! ! ! !! ! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! !! ! ! !! ! ! !! ! ! !! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! !! ! ! !! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! ! !! ! ! ! ! ! ! !! ! ! !! ! ! !! ! !! ! ! ! ! !! ! !! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !! ! ! ! ! !! ! !! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! 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SU B J E C T T O S C A L E U N C E R T A I N T Y . 0,0 NO PARKING NO PARKING SENIOR HOUSING BUILDING LEVEL 1: 995.06 LEVEL B: VARIES D DEEB B C F G G N H L L O O P P P P P Q M M M M M M M M MZ Z C E E AA BB O BB I AA F L K E AA AA STEP(S), SEE SHEET C500 A E E EMAIN ENTRANCE PROPOSED REDIROCK (OR APPROVED EQUAL) RETAINING WALL WITH GUARDRAIL; SEE SHEET C500 AND C706 CENT E R LI N E O F EXIS TI N G C R E E K EDGE OF EXISTING WETLAND EDGE OF EXISTING WETLAND SSWD 50' WETLAND BUFFER PROPOSED PLAZA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED 30' DRAINAGE & UTILITY EASEMENT CONTRACTOR TO SEE SHEETS C402-C416 FOR HUDSON BLVD IMPROVEMENTS. 25' S H O R E L A N D I M P A C T ZONE SHOR E L A N D B UI L DI N G SETB A C K SWWD 25' WETLAND MANAGE 2 SETBACK SWWD 50' WETLAND MANAGE 2 SETBACK EXISTING WETLAND PROPOSED DRAINAGE & UTILITY EASEMENT PROPOSED MODULAR BLOCK RETAINING WALL W/ FENCE; SEE SHEET C500 AND C706 PROPOSED ROW DEDICATION PROPOSED RETAINING WALL; SEE SHEET C504, C505 AND C706. EXISTING LIFT STATION PROPOSED 10' DRAINAGE & UTILITY EASEMENT SEE SHEET C403 - HUDSON BLVD & EAGLE POINT BLVD TYPICAL SECTIONS SEE SHEET C403 - HUDSON BLVD & EAGLE POINT BLVD TYPICAL SECTIONS PROPOSED FLAG POLE, BY OTHERS PROPOSED 10' DRAINAGE & UTILITY EASEMENT PROPOSED 10' DRAINAGE & UTILITY EASEMENT ORDI N A R Y HI G H W A T E R LEVE L A S D E LI N E A T E D 1 1/ 2 0 1 9 PROPOSED FIRE PIT (OWNER TO CONFIRM TYP; COORD. WITH MEP PLANS) PROPOSED MODULAR BLOCK RETAINING WALL W/ FENCE; SEE SHEET C500 AND C706 PROPOSED 1-1.5' RETAINING WALL; SEE SHEET C500 AND C706 3 3 3 3 3 3 1 33 3 33 3 PROPOSED 5' DRAINAGE & UTILITY EASEMENT PROPOSED 10' DRAINAGE & UTILITY EASEMENT CONTRACTOR TO SEE SHEETS C402-C416 FOR HUDSON BLVD IMPROVEMENTS. CONTRACTOR TO SEE SHEETS C402-C416 FOR HUDSON BLVD IMPROVEMENTS. 12+ 0 0 13+0 0 14+0 0 15+0 0 16+0 0 17+0 0 18+0 0 19+0 0 20+0021+0022+00R21.0'26.0'PREPARE SITE FOR GAZEBO (SEE ARCH PLANS) PROPOSED COMMUNITY GARDEN AREA TEMPORARY FIRE LANE ACCESS POND MAINTENANCE ACCESS INFILTRATION BASIN 26.0'26.0'26.0'26.0'26.0'G E 3 F O O P P P P J J O O O O O O P P 3 2 E P P P ADA ROUTEADA R O U T E 8.0' 8.0'9.0'26.0'50.0'50 . 0 '24.0 ' 8 1 . 7 '26.0'6.0'18.0'9.0 '100 .0 '50 .0 ' 10 0 . 0 ' 50. 0 '10.0'6.6' 6.5'23.5' 26.0'18.0'9.0'9.0'5.0'26.0'26.0' 1 8 . 0 ' 2 6 . 0 '22 .0 ' 10.0'10.0 '18.0'26.0'18.0'18.0'9.0' 18.0'14.7'9.0'18.0'24.0'ADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA R O UT E ADA R O U T E ADA R O U T E ADA ROUTE ADA ROUTE ADA ROUTE ADA ROUTE ADA R O U T E ADA ROUT E ADA ROUTE AD A RO U T E A D A RO U T E ADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTEADA ROUTE3 G 6.0'3 PROPOSED 30' DRAINAGE & UTILITY EASEMENT PROPOSED 30' DRAINAGE & UTILITY EASEMENT 20.0 '18.0 '20.0 ' 9.0' 9.0'60.0° ' UNDERGROUND PARKING EXTENTS (SEE ARCH PLAN) 16. 1 '20.9'NORTHING: 175419.95 EASTING: 475566.48 NORTHING: 175178.02 EASTING: 475629.18 NORTHING: 175151.03 EASTING: 475568.49 NORTHING: 175049.79 EASTING: 475630.49 NORTHING: 175050.63 EASTING: 475568.49 NORTHING: 175348.03 EASTING: 475494.12 PROPOSED MODULAR BLOCK RETAINING WALL W/ FENCE; SEE SHEET C500 AND C706 3 11 9 10 17 25 9 2 2 H 18.0'18.0'60.0°'5. 0 ' C C C C C C C C C P G G PROPOSED MODULAR BLOCK RETAINING WALL W/ FENCE; SEE SHEET C500 AND C706 FIRE LANE SIGNAGE SIGN TYPE A (SEE SHEET C702) SIGN TYPE C (SEE SHEET C702) SIGN TYPE D (SEE SHEET C702) 1 2 3 FIRE LANE SIGNAGE SHALL COMPY WITH INTERNATIONAL FIRE CODE. SIGNAGE SHALL HAVE RED LETTERS ON WHITE REFLECTIVE BACKGROUND. DATE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. MN LIC. NO. JARED F. JONES, PE 01/10/2022 46610 PROPOSED CURB AND GUTTER PROPERTY LINE PROPOSED FENCE SETBACK LINE RETAINING WALL PROPOSED CONCRETE SIDEWALK LEGEND www.lse-architects.com 100 Portland Ave South, Suite 100 Minneapolis, MN 55401 612.343.1010 office 612.338.2280 fax L S E A R C H I T E C T S , I N C . Project Drawn by Checked by Date Drawing Number Key Plan No.Date Revision Description AMIRA LAKE ELMO HUDSON BOULEVARD LAKE ELMO, MINNESOTA PLANNING This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg September 11, 2022 - 2:27pm2020 KIMLEY-HORN AND ASSOCIATES, INC. 767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114 PHONE: 651-645-4197 WWW.KIMLEY-HORN.COM PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES NORTHPROPOSED STANDARD DUTY ASPHALT KEYNOTE LEGEND PROPOSED (7'X10') PLANTER BOXES WITH 5' CLEAR SPACE BETWEEN MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) B624 CURB AND GUTTER FLAT CURB MOUNTABLE CURB ACCESSIBLE PEDESTRIAN CURB RAMP ACCESSIBLE PARKING SIGN ACCESSIBLE PARKING AREA STRIPED WITH 4" SYSL @ 45° 2' O.C. FIRE DEPARTMENT CONNECTION; REFER TO MEP PLANS SITE SIGNAGE - SEE ARCH PLANS LANDSCAPE AREA - SEE LANDSCAPE PLANS COMMERCIAL DRIVEWAY APRON PROPOSED DECK, SEE ARCH PLANS PROPOSED PATIO, SEE SHEET C500 AND ARCH PLANS; PATIO GRADES SHALL NOT EXCEED 2% IN ANY DIRECTION PROPOSED PLANTER, SEE LANDSCAPE PLANS NOT USED NOT USED NOT USED NOT USED NOT USED PROPOSED PAVEMENT MARKING PROPOSED TRANSFORMER; REFER TO MEP PROPOSED GENERATOR; REFER TO MEP PROPOSED CONDENSER; REFER TO MEP PROPOSED PEDESTRIAN CROSS WALK 'DO NOT ENTER/ FIRE ACCESS ONLY' SIGNAGE 'RESERVED NO PARKING' SIGNAGE A B C D E F G H I J K L M N O P Q R S T U V W X Y Z AA BB CC PROPOSED HEAVY DUTY ASPHALT PROPOSED MILL AND OVERLAY PROPOSED BITUMINOUS TRAIL PROPOSED LIGHTED BOLLARD; REFER TO MEP PLANS PROPOSED LIGHT POLE; REFER TO MEP PLANS C400BAW 09/09/2022 JFJ 19.1001.04 SITE PLAN PROPOSED ROCK MULCH PROPOSED STAMPED CONCRETE *CONTRACTOR TO FIELD VERIFY LOCATIONS OF ALL UTILITIES WITHIN CONSTRUCTION LIMITS FOR HUDSON BOULEVARD AND EAGLE POINT BOULDEVARD PRIOR TO CONSTRUCTION* PROPOSED HEAVY DUTY CONCRETE PROPOSED STORMWATER MANAGEMENT AREA ADA ROUTE SETBACK LINE MAINTENANCE ACCESS PATH NOT WITHIN 100-YEAR HWL 12" CLASS V (MNDOT SPECIFICATION TABLE 3138-5) OVER TENSAR BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT MAINTENANCE ACCESS PATH WITHIN 100-YEAR HWL 12" CLEAN CRUSHED ROCK (34" - 1 14" GRADATION) OVER TENSAR BX1200 BIAXIAL GRID, OR APPROVED EQUIVALENT BUILDING DATA SUMMARY AREAS PROPOSED PROPERTY 508,702 SF (11.68 AC) BUILDING AREA 53,900 SF (10.60% OF TOTAL PROPERTY AREA) PARKING PROPOSED PARKING 234 SPACES @ 1.6 SPACE PER DWELLING (146 DWELLINGS) PROPOSED SURFACE PARKING 88 SPACES PROPOSED GARAGE PARKING 146 SPACES; SEE ARCH PLANS ADA SURFACE STALLS REQ'D / PROVIDED 4 SPACES / 4 SPACES PROPERTY SUMMARY AMIRA LAKE ELMO TOTAL EXISTING PROPERTY AREA 508,702 SF (11.68 AC) PROPOSED RIGHT OF WAY DEDICATION 2,800 SF (0.07 AC) TOTAL PROPOSED PROPERTY AREA 505,902 SF (11.61 AC) TOTAL OPEN SPACE AREA 283,307 SF (6.50 AC) PUBLIC TRAILS AREA 12,252 SF (0.28 AC) EXISTING IMPERVIOUS AREA 0 SF (0.00 AC); [0.00%] EXISTING PERVIOUS AREA 505,902 SF (11.61 AC); [100.00%] PROPOSED IMPERVIOUS AREA 157,880 SF (3.62 AC); [31.00%] PROPOSED PERVIOUS AREA 350,822 SF (8.06 AC); [69.00%] ZONING SUMMARY EXISTING ZONING BP-PUD PARKING SETBACKS SIDE/REAR = 0' ROAD = 0' BUILDING SETBACKS FRONT = 20' SIDE = 20' REAR = 0' LIMITS OF DISTURBANCE SUMMARY TOTAL DISTURBED AREA 10.52 AC HUDSON BLVD IMPROVEMENTS 2.34 AC EXISTING IMPERVIOUS AREA 1.13 AC EXISTING PERVIOUS AREA 1.21 AC PROPOSED IMPERVIOUS AREA 1.23 AC PROPOSED PERVIOUS AREA 1.11 AC ON-SITE IMPROVEMENTS 8.67 AC EXISTING IMPERVIOUS AREA 0.00 AC EXISTING PERVIOUS AREA 8.67 AC PROPOSED IMPERVIOUS AREA 3.62 AC PROPOSED PERVIOUS AREA 5.05 AC PROPOSED STANDARD DUTY ASPHALT - PER CITY STANDARDS CSSIG N A G E GENERATORLIFTSTATION958.76INVCMP84LIFTSTATIONAPPROXIMATELOCATIONAPPROXIMATE LOCATIONAPPROXIMATE LOCATION PIN No. 33-029-21-44-0007 Owner: HSRE-MN HIGH POINTE LLC Address: 8650 HUDSON BLVD N AP P R O X I M A T E L O C A T I O N O F F L O O D L I N E PE R F E M A F L O O D I N S U R A N C E R A T E M A P . SU B J E C T T O S C A L E U N C E R T A I N T Y . 0,0 NO PARKING NOPARKING SENIOR HOUSING BUILDING LEVEL 1: 995.06 LEVEL B: VARIES D D D10 . 0 'DD D 10.0 '14.0 '30.00'CO120 LF - PRIVATE 8" PVC @ 4.43% SSWR 104 CONSTRUCT MANHOLE OVER EX. SANITARY SEWER (PUBLICLY OWNED AND MAINTAINED) RE:970.16 IE:955.00 NE IE:954.83 NW IE:954.83 SE SSWR 103 PRIVATE 48" SSWR MH RE:973.03 IE:960.42 N IE:960.32 SW 92 LF - 8" PVC @ 4.43% SSWR 102 PRIVATE 48" SSWR DROP MH RE:983.00 IE:971.44 E IE:964.51 S 73 LF - 8" PVC @ 2.00% SSWR 101 PRIVATE CLEANOUT RE:986.98 IE:972.90 E IE:972.90 W SSWR 100 SANITARY SERVICE RE:987.36 IE:973.00 W 30.00'12.00'D1 2 . 0 0 '38.72'12.00'SSWR MH IE: 959.37(NW) IE: 955.12(SE) 18" RCP FES IE: 965.60 18" RCP FES IE: 966.85 84" CMP FES IE:958.76 12" DIP WATERMAIN SSWR DROP MH RIM: 968.32 IE (16" SE): 959.05 IE (8" NW): 954.17 IE (16" NE): 952.88 EXIST. SSWR LIFT STATION 16" DIP SANITARY 8" FORCEMAIN 84" CMP STRM SEWER 12" DIP WATERMAIN 12" DIP WATERMAIN 36" RCP CLIII 36" RCP FES INV. 974.0 EXISTING WETLAND SWWD 25' WETLAND MANAGE 2 SETBACK SWWD 50' WETLAND MANAGE 2 SETBACK BMP #1 PROPOSED STORMWATER MANAGEMENT BASIN BMP #2 PROPOSED UNDERGROUND STORMWATER MANAGEMENT AREA 36" RCP CLIII 8" SANITARY 18" RCP FES INV. 982.58 18" RCP FES INV. 976.13 18" RCP FES INV. 974.19 18" RCP FES INV. 972.58 18" RCP FES INV. 972.92 30" RCP STORM C 6" DOMESTIC WATER SERVICE (PRIVATE) 6" FIRE SERVICE (PRIVATE) CONNECT TO EXISTING 12" WATERMAIN WITH 12"x8" TAPPING SLEEVE AND 8" VALVE. WORK TO BE COMPLETED BY AND COORDINATED BY CONTRACTOR. CONTRACTOR TO VERIFY LOCATION, MATERIAL, CONDITION, AND INVERT PROPOSED 8" WATER MAIN PROPOSED 8" WATER MAIN PROPOSED 8" WATER MAIN A A A A A A A A A A A A A A A A A A A A A A A PROPOSED 30' UTILITY EASEMENT PROPOSED 30' UTILITY EASEMENT PROPOSED 30' UTILITY EASEMENT EDGE OF EXISTING WETLAND SSWD 50' WETLAND BUFFER CENT E R LI N E O F EXIS TI N G C R E E K APPR O XI M A T E 2 5' SHOR E L A N D I M P A C T Z O N E APPR O XI M A T E S H O R E L A N D BUIL DI N G S E T B A C K PROPOSED FIRE HYDRANT WITH 6" GATEVALVE AND 8"X6" REDUCER C C F C C C CC E C D COORDINATE ALL UTILITY CONNECTIONS WITH MEP PLANS PROPOSED 10' UTILITY EASEMENT ORDI N A R Y HI G H W A T E R LEVE L A S D E LI N E A T E D 1 1/ 2 0 1 9 PROPOSED TRANSFORMER PAD; COORD W/MEP 15" PVC SANITARYA 12" DIP WATERMAIN A 15" RCP STORM A 15" RCP STORM A AA EX. SSWR MH ASJUST RIM: 973.52 IE (15" SE): ±962.77 IE (15" NE): ±962.77 STORM MH RIM: 981.80 IE (18" SE): ±977.40 A STORM MH RIM: 978.72 IE (18" SE): ±974.24 A B C J K L K PROPOSED 30' UTILITY EASEMENT CONNECT TO EXISTING 8" DIP STUB WITH TAPPING SLEEVE AND 8" VALVE; WORK TO BE COMPLETED BY AND COORDINATED BY CONTRACTOR. CONTRACTOR TO VERIFY LOCATION, MATERIAL, CONDITION, AND INVERT M O P N Q Q Q Q Q B C G Q C E PROPOSED FIRE HYDRANT WITH 6" GATEVALVE AND 8"X6" REDUCER S S PROPOSED 5' DRAINAGE & UTILITY EASEMENT T T T T T T T T T T 8" PVC SANITARY 12" DIP WATERMAIN 8" PVC SANITARY 8" PVC SANITARY A 30.00'G T H www.lse-architects.com 100 Portland Ave South, Suite 100 Minneapolis, MN 55401 612.343.1010 office 612.338.2280 fax L S E A R C H I T E C T S , I N C . Project Drawn by Checked by Date Drawing Number Key Plan No.Date Revision Description AMIRA LAKE ELMO HUDSON BOULEVARD LAKE ELMO, MINNESOTA PLANNING This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.K:\TWC_LDEV\LSE Architects\Applewood Pointe of Lake Elmo\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg September 11, 2022 - 2:43pm2020 KIMLEY-HORN AND ASSOCIATES, INC. 767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114 PHONE: 651-645-4197 WWW.KIMLEY-HORN.COM PRELIMINARY - NOT FOR CONSTRUCTIONUNITED PROPERTIES UTILITY PLAN NOTES 1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP 6" PVC SCHEDULE 40 PER ASTM D-1785 DUCTILE IRON PIPE PER AWWA C150 3.WATER LINES SHALL BE PER CITY OF LAKE ELMO ENGINEERING DESIGN CITY STANDARDS:: 4" AND LARGER DUCTILE IRON PIPE CLASS 52 PER AWWA C150 SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PER ANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241. 4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET. 5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS. 6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). 7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHT LIDS. 11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. 12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF LAKE ELMO AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 15.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 COMPANIES AT LEAST 72 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. 16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. 17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS. 20.ALL ONSITE SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. ALL WATERMAINS AND HYDRANTS PLACED WITHIN THE DEVELOPMENT WILL REMAIN CITY OWNED AND OPERATED. 21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING. 22.ALL FIRE HYDRANTS TO BE OWNED AND MAINTAINED BY THE CITY.NORTHKEYNOTE LEGEND PROTECT IN PLACE EXISTING UTILITY 8"X8" TEE AND 8" GATEVALVE 8" WATERMAIN BEND FIRE HYDRANT ASSEMBLY, PROVIDE 8"X6" TEE, 6" WATERMAIN AND 6" GATE VALVE FIRE HYDRANT ASSEMBLY, PROVIDE 6" BEND, AND 6" WATERMAIN 8"X6" TEE AND 6" GATE VALVE 6" WATERMAIN BEND 8"X8" TEE NOT USED PROPOSED GAS METER. REFERENCE MEP PLANS FOR LOCATION AT BUILDING PROPOSED GAS SERVICE. REFERENCE MEP PLANS FOR ENTRY AT BUILDING CONNECT GAS TO EXISTING GAS MAIN; COORD W/ UTILITY PROVIDER PROPOSED ELECTRIC SERVICE. REFERENCE MEP PLANS FOR CONNECTION AT TRANSFORMER CONNECT ELECTRIC TO EXISTING POWER; COORD W/ UTILITY PROVIDER PROPOSED COMMUNICATIONS SERVICE. REFERENCE MEP PLANS FOR ENTRY AT BUILDING CONNECT COMMUNICATIONS TO EXISTING FIBER; COORD W/ UTILITY PROVIDER ALL SMALL/DRY UTILITIES FOR SERVING FACILITY ARE NOT PERMITTED WITHIN 10 FEET OF THE CITY WATERMAIN AND MAY ONLY CROSS PERPENDICULAR TO CITY WATERMAIN FIRE DEPARTMENT CONNECTION - SEE MEP PLANS CONDUIT FOR ELECTRIC VEHICLE CHARGING - SEE MEP PLANS SEWER/WATERMAIN CROSSING, PROVIDE MINIMUM 18" VERTICAL SEPARATION, WHEN SEWER CROSSES ABOVE WATER, THE PIPE SHALL BE PVC SCHEDULE 40 PER ASTM D-1785, ONE FULL LENGTH OF WATER PIPE SHALL BE CENTERED AT THE CROSSING AS POSSIBLE. 2" INSULATION REQUIRED AT STORM/WATER CROSSINGS. NOT USED A B C D E F G H I J K L M N O P Q R S T U SANITARY SEWER MANHOLE STORM SEWER SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER UNDERGROUND ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO SANITARY CLEANOUTCO EXISTING PROPOSED LIGHTED BOLLARD; REFER TO MEP PLANS LIGHT POLE; REFER TO MEP PLANS FLOOD LIGHT; REFER TO MEP PLANS DATE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. MN LIC. NO. JARED F. JONES, PE 01/10/2022 46610 C600BAW 09/09/2022 JFJ 19.1001.04 UTILITY PLAN WATERMAIN NOTES: 1.ALL WATERMAIN SHALL BE INSTALLED IN STRICT ACCORDANCE WITH THE MOST CURRENT EDITION OF THE CEAM SPECIFICATIONS. 2.CONTRACTOR SHALL PROTECT EXISTING UTILITIES. 3.CONTRACTOR SHALL COORDINATE ALL UTILITY IMPACTS WITH APPROPRIATE UTILITIES. 4.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL. 5.THE CONTRACTOR SHALL PROVIDE 48 HOURS ADVANCE NOTICE AND COORDINATE ANY PROPOSED WATER SERVICE INTERRUPTIONS WITH THE DEPARTMENT OF PUBLIC WORKS. UNDER NO CIRCUMSTANCES SHALL WATER SERVICE TO ANY BUSINESS BE SHUT OFF DURING NORMAL BUSINESS HOURS 7:00AM TO 6:00PM. 6.WATERMAIN PIPE SHALL BE ENCASED IN POLYETHYLENE. 7.ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.S.A1. ALL FITTINGS SHALL BE DUCTILE IRON PIPE WITH POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BE INSTALLED UTILIZING COR-BLUE NUTS & BOLTS. 8.GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 OR APPROVED EQUAL. GATE VALVES MUST COMPLY WITH CEAM 2PEC 2611.S.C.2. 9.BUTTERFLY VALVES SHALL BE MUELLER LINESEAL III, OR APPROVED EQUAL. BUTTERFLY VALVES SHALL COMPLY WITH CEAM SPEC. 2611.2.C3. 10.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL. 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.E.) HOSE CONNECTIONS AND ONE 4" STORZ NOZZLE (MODEL WB-67) AND PENTAGON NUT END CAP. 13.ALL LANDSCAPING DAMAGED OR REMOVED AS A RESULT OF WATERMAIN CONSTRUCTION SHALL BE REPLACED OR REPAIRED TO EXISTING OR BETTER CONDITION. (INCIDENTAL) 14.CONTRACTOR TO MAINTAIN 7.5' COVER OVERALL WATERMAIN, INCLUDING HYDRANT LEAD. CONTRACTOR TO NOTIFY ENGINEER IF HYDRANT LEAD COVER IS INSUFFICIENT. *CONTRACTOR TO FIELD VERIFY LOCATIONS OF ALL UTILITIES WITHIN CONSTRUCTION LIMITS FOR HUDSON BOULEVARD AND EAGLE POINT BOULDEVARD PRIOR TO CONSTRUCTION* *ALL SMALL/DRY UTILITIES FOR SERVING FACILITY (I.E. GAS/ ELECTRIC/ FIBER/ TELEPHONE/ CABLE/ ETC) WILL NOT BE PERMITTED WITHIN 10 FEET OF THE CITY WATERMAIN AND MAY ONLY CROSS PERPENDICULAR TO CITY WATERMAIN* Amira of Lake ElmoDescriptionDate of Commencement (4/1/23)Site Work MobilizationOffsite Hudson Blvd Work Site Prep Building Excavation Site Utilities Backfill & Rough GradeCurb/Asphalt/Sidewalks LandscapingSection 1 Footings/Foundations PrecastFramingEnclosureMEP Rough-insFinishesPunchoutSection 2 Footings/Foundations (complete in 2 phases) PrecastFramingEnclosureMEP Rough-insFinishesPunchoutSection 3FramingEnclosureMEP Rough-insFinishesPunchout TCO / Substantial Completion (9/1/24)Feb MarSep Oct Nov Dec JanPreliminary Construction ScheduleAmira of Lake ElmoSeptember 8, 2022May Jun Jul AugApr Sep20232024Apr May Jun Jul Aug kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 MEMORANDUM To: Molly Just, Planner Director CC: Jack Griffin, City Engineer From: Mitchell Cookas, PLA & Jared Jones, PE Kimley-Horn and Associates, Inc. Date: September 9, 2022 Subject: Amira Lake Elmo – Preliminary PUD and Plat PRELIMINARY PLAT APPLICATION WRITTEN STATEMENTS a. A listing of contact information including name(s), address(es) and phone number(s) of: the owner of record, authorized agents or representatives, engineer, surveyor, and any other relevant associates. United Land LLC: Alex Hall; 651 Nicollet Mall, Suite 450, Minneapolis, MN 55402; 952.820.8725. In addition, the engineer, surveyor, and other relevant associates information is located on sheet C000. b. A listing of the following site data: Address, current zoning, parcel size in acres and square feet, property identification number(s) (PID), and current legal description(s). Address: 85XX Eagle Point Blvd. N. (address # to be confirmed by City), Parcel size: 508,702 SF (11.68 acres), PID #: 33.029.21.044.0009, Legal description: Outlot C, Eagle Point Business park 2nd addition, according to the plat thereof filed of record in the office of the Registrar of Titles in and for Washington County, Minnesota. c. Final Subdivision and Lot Information: a. The name of the Final Plat. AMIRA LAKE ELMO. b. A table listing the lot and block number, size of lot, width of lot, and depth of lot. c. Final exact area calculations of parks, trails, and any other dedicated public open space; and estimated values of all dedicated land and improvements (trails, park equipment, sports fields, etc.). The estimated value of 2,800 sq. ft. of dedicated land along Eagle Point Boulevard is $45,000 and the public trail (12,525 sq. ft.) along Hudson Blvd is $400,000. LOT BLOCK AREA (SQ. FT.) WIDTH DEPTH 1 1 508,702 IRREGULAR IRREGULAR Page 2 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 These area calculations may also be found on the ‘Property Summary’ table within the attached plan sheet C400. d. Final exact area calculations of wetlands and buffers. Wetland area: 63,137 sq. ft. Wetland buffer area: 46,422 sq. ft. e. Final proposed area calculations for all dedicated right-of-ways. 2,800 sq. feet will be dedicated as Eagle Point Blvd. f. Proposed legal descriptions for: all lots, easements to be created (if not being dedicated on the plat), and easements to be vacated (if any). Lot 1, Block 1, AMIRA LAKE ELMO, Washington County, Minnesota. d. An explanation of how issues have been addressed since the Sketch Plat phase of the development. See Conditions of Approval section below, copied from comment response for Applewood Pointe dated 04/01/2022. e. A narrative explaining the intent of the project and/or your original revised vision for the finished product. Provide the community with an active adult senior housing option. Please see the project narrative that has been packaged with this submittal. f. A statement showing the final density of the project with the method of calculating said density shown. 146 units / 11.68 acres (508,702 sq. ft.) = 12.5 units / acre g. Discuss proposed infrastructure improvements and phasing thereof (i.e. proposed roadways, sewer systems, water systems, sidewalks/trails, parking, etc) necessary to serve the subdivision. Project includes upgrades within and to Hudson Blvd. and Eagle Point Blvd. (including a new public trail and public sidewalk) plus utility improvements that consist of new storm sewer, watermain and sanitary sewer upgrades to the adjacent public lift station. h. If applicable, a narrative addressing how concerns/issues raised by neighboring properties have been addressed (discussing your proposal with the neighboring land owners is recommended to get a sense of what issues may arise as your application is processed). An easement agreement has been drafted with the High Pointe Medical Center granting us emergency access from the property’s private drive to the Amira site. All parties have reviewed and agreed upon the terms of the agreement; however, the document is awaiting execution signatures. Page 3 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Business owners from the Eagle Point Townoffice Park attended the first public hearing in 2019 regarding drainage issues on their site that hadn’t been addressed by United Properties, who was the master developer when their property was developed. Since then, United Properties has worked with the business owners to redesign and perform grading work on the swale towards the south portion of their site to address the drainage issues. All improvement costs were incurred by United Properties and the business owners have expressed their gratitude in resolving the issue. i. If applicable, a description of how conflicts with nearby land uses (livability, value, potential future development, etc.) and/or disturbances to wetlands or natural areas are being avoided or mitigated. The project team does not anticipate any conflicts with nearby land uses given the proposed senior housing (market rate rentals) land use. The site layout and grading has been designed to preserve the existing wetland features with adequate wetland buffers. j. Provide justification that the proposal will not place an excessive burden on roads (traffic), sewage, water supply, parks, schools, fire, police, or other public facilities/services (including traffic flows) in the area. According to the prior comments and review for the Amira Project and ongoing coordination with the City, the project team believes to be providing adequate improvements to mitigate any potential burdens on the public infrastructure systems. k. If applicable, provide a description of proposed lakeshore access (i.e. shared dock with multiple slips, individual docks for each lot, etc.). Not applicable. l. A description of proposed parks and/or open space, including a brief statement of the overall land dedication or fees to be paid in lieu of land dedication that meets the public land dedication requirements of the Subdivision Ordinance. Park Dedication Fees estimated to be $66,000. m. A proposed development schedule indicating the approximate date when construction of the project, or stages of the same, can be expected to begin and be completed (including the proposed phasing of construction of public improvements and recreational and common space areas). Construction is anticipated to begin in Spring 2023 and be completed in Summer/Fall 2024. A preliminary construction schedule has been included for the development. Page 4 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 CONDITIONS OF APPROVALS RESPONSES (Copied from comment response for Applewood Pointe dated 04/01/2022) 1. That the City approves a Comprehensive Plan Amendment to amend the City’s Land Use Plan to re-guide the property from BP (business park) to MU-BP (mixed use business park). Acknowledged 2. That the City approves a Zoning Map Amendment to rezone the site from BP (business park) to MU-BP (mixed use business park). Acknowledged 3. That the future final plat and final PUD plans would be for the parcel with the PID # 33.029.21.44.0009. Acknowledged, to be shown on final plat once preliminary plat is approved. 4. That the applicant prepare any future final plat and final PUD plans showing all of the site perimeter property lines - including any revisions for the dedication of additional right-of-way or easements that may be needed for Hudson Boulevard or for Eagle Point Boulevard. Acknowledged, please see attached plat and associated plans. 5. That the future final plat and final PUD Plans submittal identify all requests for flexibility from the Zoning Code. No variances have been requested. 6. That the applicant addresses all comments in the City Engineer’s Memorandum dated January 7, 2020 with the updated preliminary plat and preliminary PUD Plan submittal. These include completing all necessary improvements in and along Hudson Boulevard and Eagle Point Boulevard, installing a public trail along Hudson Boulevard, the dedication of additional street right-of-way and managing all storm water on the site. Acknowledged. 7. That the final Plat and final PUD Plans submittal include complete tree preservation/replanting and landscape plans to be reviewed and approved by the City’s Landscape Architect. The landscape plans must be revised to relocate all trees outside of the proposed public easement areas including the proposed watermain easements and the property line drainage and utility easements. Acknowledged, please see updated Landscape plans. 8. That the final Plat and final PUD Plans submittal include accurate open space and impervious surface calculations. Acknowledged, see sheet C400 for area calculations. 9. That the final plat show drainage and utility easements over the stormwater ponding areas, wetlands and the wetland buffers, including the 100-year high water level. Acknowledged, see attached final plat with the respective drainage and utility easements. 10. That the applicant/developer provide the City fees in lieu of park land dedication as required by 153.14 with future final plat. Correct, park dedication fees will be provided in lieu of park land dedication. Page 5 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 11. That the final plat and final PUD Plans submittal include detailed architectural plans for the building. See attached architectural plans 12. The applicant receives a permit from the South Washington Watershed District for the construction of the proposed development. A Watershed permit had been previously approved for the larger proposed building. Kimley-Horn to resubmit to the South Washington Watershed District with the updated plans and revised stormwater report 13. That the applicant/developer install an 8-foot-wide trail along Hudson Boulevard and a 6-foot- wide concrete sidewalk along Eagle Point Boulevard as a part of the site improvements. Acknowledged, see attached sheet C400 with trail and sidewalk included. 14. That the applicant/developer installs all the required improvements in and adjacent to Hudson Boulevard. Acknowledged 15. 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. Acknowledged 16. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. Acknowledged 17. That the PUD overlay zoning allow for the following: a. Setbacks: Amira Lake Elmo - Minimum Building Setbacks b. The maximum building height shall be 50 feet The architectural building heights have not changed since the preliminary plat submittal. See attached architectural plan sheets for reference 18. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements for Hudson Boulevard and for Eagle Point Boulevard. These shall include any drainage and utility easements, any additional street right-of-way and any necessary pedestrian easements for sidewalks or trails. Acknowledged. Page 6 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 19. The Final Plat/Final PUD submittal must include a complete storm water management plan and construction plans that provide all design details for the proposed underground storage systems including details regarding building roof drainage connections. Acknowledged, Stormwater plan sheets and details (Sheets C508, C510, C512, C513) to be updated following preliminary PUD/Plat approval. 20. 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 South Washington Watershed District approval before starting any grading or construction activities. Acknowledged. 21. That the Final Plat/Final PUD include South Washington Watershed District preliminary review comments and that the applicant provide the City evidence that all conditions attached to a South Washington Watershed District permit will be met before the starting any grading activity on the site. Acknowledged, see item # 12 above. 22. That before the City issues any grading or building permits, the developer shall delineate and identify all wetland buffers via staking, fencing and/or signage that is acceptable to the City. Acknowledged, contractor to coordinate with City regarding wetland buffer staking/fencing/signage. 23. That the developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act, and shall acquire the needed permits from the appropriate watershed districts before the commencement of any grading or development activity on the site. Acknowledged. 24. 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. United Properties has acknowledged this requirement and will provide all necessary documentation prior to performing work. 25. That the applicant or developer address all the comments of the Fire Chief and the Building Official with the final PUD, site and building plans including the placement of building and fire hydrants, street and driveway design, parking and emergency vehicle access within the site. Acknowledged. Plans have been updated based on prior coordination with the Fire Chief. If additional comments are provided by Fire Chief, project team will work together with Fire Chief to address any further comments. 26. That the applicant shall be responsible to place fire hydrants and water valves throughout the property at the direction of the Lake Elmo Public Works Director and the Fire Department. All fire hydrants shall be owned and maintained by the City. Acknowledged. 27. That the applicant revises the project plans to show watermain easements and effective maintenance areas with a minimum width of 30 feet with a minimum of 15 feet of clearance Page 7 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 from the pipe centerline and easement agreements are included with the final plat and PUD application and plans. Acknowledged, please see drainage and utility easements on the plat and civil plans. 28. That the applicant provide the City domestic and fire suppression demand information for the facility with the updated preliminary plans so City staff may verify the capacity and needs of the water system. The domestic demand information is as follows: Domestic Peak = 275 gpm 84 Units @ 35 gallons per day average use = 2,940 gallons 84 Units @ 50 gallons per day peak use = 4,200 gallons Fire suppression demand info to be provided by fire suppression contractor. 29. 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. Acknowledged. 30. 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. Acknowledged, please see attached sheet C400. 31. That 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. Acknowledged, please see attached electrical/photometric plans. 32. 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. United Properties has acknowledged this requirement and will provide required documentation and obtain required permits prior to installing signs. 33. That the applicant provides 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 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. Acknowledged, construction and staging plan to be provided to City with final construction plans. 34. 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. Page 8 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 United Properties has acknowledged the requirement for a Development Agreement prior to execution and recording of the final plat. 35. 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. United Properties has acknowledged the requirement for a grading agreement and approved grading plans prior to starting any grading activities in advance of the final plat and PUD approval. 36. That if the City amends the land use plan to BP-MU for this site, the maximum density of this development shall not exceed 10 dwelling units per net acre. With 10.34 net acres, the maximum number of residential units allowed on this site with a BP-MU land use designation is 103 residential units. Acknowledged. 37. That the applicant/owner notify all buyers and owners that the City may impose restrictions or limits on outdoor water use including no vehicle washing and no watering of grass, sod or landscaping. Acknowledged. 38. 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 building for emergency service calls. United Properties has acknowledged the requirement to provide the Fire Department and Sheriff’s Department with access to the building. 39. That the City does not allow any parking and construction staging, including the loading and unloading of materials and equipment at any time on Hudson Boulevard or on Eagle Point Boulevard during the construction of the site improvements and building. 40. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans shall meet all of the above conditions before the City will accept a final plat or Final PUD application for the development and before the start of any clearing or grading activity on the site. Acknowledged. 41. The Developer shall contribute $70,000 to the City for their proportionate share of the costs for the necessary improvements to the sanitary sewer system. United Properties acknowledges their proportionate share of the sanitary sewer system costs of $70,000.00. 42. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of City Council action, unless the applicant requests and the City Council approves a time extension. Acknowledged. Page 9 kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197 Thank you for the thorough review of the proposed project. Please contact me with any questions or feedback regarding the responses. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Mitchell Cookas, PLA