HomeMy WebLinkAboutPL PACKET 02262018
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Our Mission is to be a progressive and livable community, a walkable village, which is sustainable, safe and secure.
Call to Order.
Pledge of Allegiance.
Roll Call.
Consideration, discussion, and possible action on all of the following items:
I. Approval of the February 26, 2018 Planning Commission Meeting Agenda. (action requested)
II. Approval of the October 23, 2017 Regular Planning Commission Meeting Minutes.
III. Public Hearing.
A. Consider a request from The Village, LLC for the following land use applications at 2501 Lowry
Avenue
Request for a Planned Unit Development (PUD) preliminary development plan review
and Re-Zoning Request.
Request for Preliminary Plat for The Village, LLC
IV. Staff Reports.
V. Other Business.
VI. Community Forum.
Individuals may address the City Council about any item not included on the regular agenda.
Speakers are requested to come to the podium, sign their name and address on the form at the
podium, state their name and address for the Clerk’s record, and limit their remarks to five minutes.
Generally, the City Council will not take official action on items discussed at this time, but may
typically refer the matter to staff for a future report or direct the matter to be scheduled on an
upcoming agenda.
VII. Information and Announcements.
VIII. Adjournment.
CITY OF SAINT ANTHONY VILLAGE
PLANNING COMMISSION MEETING AGENDA
FEBRUARY 26, 2018
COUNCIL CHAMBERS
7:00 PM
CITY OF ST. ANTHONY 1
PLANNING COMMISSION MEETING 2
October 23, 2017 3
7:00 p.m. 4
5
CALL TO ORDER. 6
7
Chairperson Gondorchin called the meeting to order at 7:00 p.m. 8
9
PLEDGE OF ALLEGIANCE. 10
11
Chairperson Gondorchin invited the Commission and the audience to join him in the Pledge of 12
Allegiance. 13
14
ROLL CALL. 15
16
Commissioners Present: Chairperson Gondorchin, Commissioners Foster, Kalar, Larson, and 17
Papatola. 18
19
Absent: Commissioners Bartel and Westrick 20
21
Also Present: City Planner Breanne Rothstein 22
23
24
I. APPROVAL OF THE OCTOBER 23, 2017 PLANNING COMMISSION MEETING 25
AGENDA. 26
27
Motion by Commissioner Foster, seconded by Commissioner Kalar, to approve the October 23, 28
2017 Planning Commission agenda. 29
30
Motion carried 5-0. 31
32
II. APPROVAL OF THE SEPTEMBER 25, 2017 REGULAR PLANNING COMMISSION 33
MEETING MINUTES. 34
35
Commissioner Papatola noted on page 4 line 30 the speaker’s name is Perry Thorvig. 36
37
Motion by Commissioner Papatola, seconded by Commissioner Kalar, to approve the September 38
25, 2017 Regular Planning Commission Meeting Minutes as amended. 39
40
Motion carried 5-0. 41
42
Commission Kalar will represent the Planning Commission at the November 14, 2017 City 43
Council Meeting. 44
45
III. PUBLIC HEARING. 46
47
A. Consider a request for a conditional use permit to allow an adult daycare facility on 48
the property located at 2400 37th Avenue. 49
Planning Commission Regular Meeting Minutes
October 23, 2017
Page 2
1
Chairperson Gondorchin opened the public hearing at 7:03 p.m. 2
3
City Planner Breanne Rothstein reviewed the application submitted by Isse Hussein, requesting a 4
Conditional Use Permit (CUP) to allow an adult day-care center located at 2400 37th Avenue NE. 5
The request is consistent with the intent of the Zoning Ordinance and the City’s Comprehensive 6
Plan. The property owner is Sadiq Punjani. The existing land use zoning is Commercial/Zoned 7
C – Commercial. The prior business on the property was a gas station. Ms. Rothstein provided a 8
description of the request. 9
10
Ms. Rothstein reviewed the CUP Criteria review: 11
12
-Use is one of the conditional uses specifically listed for the district in which the property is 13
located: Criterion Met. 14
15
-Use will not be detrimental to the health, safety or general welfare of persons residing or 16
working in the vicinity: Criterion Met 17
18
-Use will provide a service or facility which is in the interest of public convenience and will 19
contribute to the general welfare: Criterion Met. 20
21
Staff is recommending approval of the application, subject to the following conditions: 22
23
-The Applicant shall submit the appropriate plans and permits for review and approval before 24
beginning any construction or other alterations that requires a permit (i.e. building permit for any 25
interior work, sign permit, electrical permit, plumbing permit, etc.). 26
27
-Applicant receives a revised SAC determination, per the Met Council. 28
29
Chair Gondorchin stated he reviewed the MN Statute 245A-14 Family Adult Day Services. The 30
Applicant is proposing 40 residents attending the facilities which would allow for 36 square feet 31
per person. The Statute allows for 35 square feet per person not including staff. Ms. Rothstein 32
stated they have not evaluated if this request is consistent with the permit or not as that is the 33
Department of Health’s responsibility. The City does require a State Permit which would cover 34
all the requirements of the State for such a facility. Chair Gondorchin asked how many staff 35
personnel are required per attendee and the Statute states one adult may supervise up to eight 36
attendees. Chair Gondorchin asked if there were attendees with special needs are more 37
supervisory staff required. He also asked about the training and skill levels of the staff. 38
39
Commissioner Foster asked if the underground storage tanks from the gas station were removed 40
and was remediation done. He asked if there are any environmental issues that may be present. 41
Ms. Rothstein stated she believes the tanks were removed. She will have the Applicant confirm 42
that. 43
44
Commissioner Papatola asked if the Applicant is requesting renovation of the current structure 45
and not constructing a new structure. Ms. Rothstein stated that was correct. 46
Planning Commission Regular Meeting Minutes
October 23, 2017
Page 3
1
The Applicant stated all tanks have been removed per the MN Department of Pollution Agency. 2
He described the process and noted all the work was completed and the property was given a 3
clean bill of health. 4
5
Mr. Isse Hussein, the applicant, responded to the questions posed. The County and State both 6
have many requirements. They have in place nurse, nutritionist, therapists, etc. Some of the 7
attendees will have one to one care. Chair Gondorchin asked how many staff members are 8
currently in place. Mr. Hussein stated so far there are four. All food will be catered but they have 9
a nutritionist. He stated all personnel are licensed by the State. 10
11
Commissioner Papatola asked Mr. Hussein about the permitting process. The Applicant stated 12
there are building permits required. Safety is the number one concern when designing an adult 13
day care. The State has a lot of stringent guidelines. The State comes and checks to make sure all 14
items are aligned. The State determines how many people can attend. The license is issued after 15
everything is checked. The square feet will be 1700. 16
17
Chair Gondorchin asked how many clients was the financial business criteria estimating. The 18
Applicant stated 17-21 would provide a good money-making operation. Low 20’s would be the 19
cutoff point. 20
21
Mr. Perry Thorvig asked the applicants to explain more about the hours of operation, the 22
population they plan to serve, how will clients get to the center and what will the client be 23
charged. He also asked what is meant by “taking care of them”. 24
25
Chair Gondorchin noted the documentation states the business will be operated six hours per 26
day. The Applicant corrected the hours of operation will be from 9:00 a.m. to 9:00 p.m. normal 27
operating hours or 9:00 a.m. – 8:00 p.m. There was a typo when stating six hours per day. It will 28
be open to everybody. He reviewed the goals and activities offered to make the client feel they 29
are contributing. Chair Gondorchin asked if they have any other facilities they operate and if so 30
what hours are those facilities. Mr. Hussein stated the normal hours are six hours a day and they 31
would be open from 9:00 a.m. to 7:00 p.m. The staff would only work 6-7 hours per day. Mr. 32
Hussein stated they offer senior care but not in a day care situation. Ms. Rothstein stated the 33
Commission can establish specific hours of operation in their recommendation. She would 34
recommend 9:00 a.m. to 7:00 p.m. which is consistent with other adult day care facilities she is 35
familiar with. Chair Gondorchin stated Mr. Thorvig had asked what “taking care” means. 36
37
The Applicant stated some of the clients may need special care and would receive one on one 38
care. Others would have one employee per eight clients. Commissioner Papatola asked if there 39
are specific standards of care mandated by the County or State. The Applicant stated there are 40
standards of care. All requirements will be met. 41
42
Chair Gondorchin asked if there were five dementia clients would they each receive one on one 43
care. Mr. Hussein stated he is not the one that would make some of the decisions. Each client 44
will have a care plan which the social worker or nurse would develop. The Applicant stated the 45
conditions/criteria will be in place and modified as to the number of s and clients that will be in 46
Planning Commission Regular Meeting Minutes
October 23, 2017
Page 4
the building. The Department of Social Services is very stringent and will help determine the 1
care plans. The insurance companies are very stringent also. Chair Gondorchin asked about the 2
transportation plan. The Applicant stated in most cases individuals will be brought in by 3
someone or Mr. Hussein stated they will provide transportation. 4
5
Commissioner Foster stated through his job he deals with adult day cares. The center must 6
always have the correct ratio and it is part of their business plan. The ramification is loss of 7
license. He is confident the applicant understands what the requirements are and will strive to 8
meet them. 9
10
Chair Gondorchin closed the public hearing at 7:40 p.m. 11
12
Motion by Chairperson Kalar, seconded by Commissioner Foster, to recommend the City 13
Council approve a conditional use permit (CUP) to allow an adult day-care center, licensed 14
under M.S. Chapter 245A, and Minn. Rules at 2400 37th Avenue NE. 15
16
Motion carried 5-0. 17
18
IV. STAFF REPORTS – NONE. 19
20
V. OTHER BUSINESS – NONE. 21
22
VI. COMMUNITY FORUM. 23
24
Mr. Perry Thorvig asked about Lowry Grove. He heard today there is an RV parked on the 25
premises. He has heard about the re-establishment of a non-conforming use which is extremely 26
rare. He asked if the use is re-established will the City require adequate or new infrastructure on 27
the property prior to the time any seasonal RV’s or mobile homes are moved onto the site. Ms. 28
Rothstein stated it would depend on what the City Attorney advises. 29
30
VII. INFORMATION AND ANNOUNCEMENTS – NONE. 31
32
VIII. ADJOURNMENT. 33
34
Motion by Commissioner Papatola, seconded by Commissioner Foster, to adjourn the meeting at 35
7:45 p.m. 36
37
Motion carried 5-0. 38
39
40
Respectfully submitted, 41
Debbie Wolfe (TimeSaver Off Site Secretarial, Inc.) 42
MEMORANDUM
To: St. Anthony Village Planning Commission
From: Breanne Rothstein, AICP, City Planner
Date: Planning Commission meeting on February 26, 2018
WSB Project No. 02170‐300
Request: Preliminary PUD Development Plan and Preliminary Plat for The Village, LLC
GENERAL INFORMATION
Applicant: The Village, LLC
Owners: The Village, LLC
Location: 2501 Lowry Avenue
Existing Land Use: Vacant
Zoning: R‐1 Single‐Family Residential
Surrounding Land North: Low Density Residential / Zoned R‐1 ‐ Single Family Residential
Use / Zoning: East: High Density Residential/Planned Unit Development Kenzington Terrace
(ownership condos for seniors) are located immediately to the east (5 stories,
plus at grade garage (70 feet in height).
South: High Density Residential and Commercial/Planned Unit Development
The Legacy (4 stories of rental, assisted living for seniors (48 feet), Walker Senior
Housing (3 stories of affordable rental, assisted living for seniors (36 feet), and
Autumn Woods (3 stories general occupancy rental units (40 feet).
West: Single‐Family Residential and Commercial in Minneapolis
BACKGROUND
The applicant for the proposal, The Village, LLC, with lead developer Continental Property Group,
purchased the Lowry Grove Manufactured Home Community on June 13, 2016. In the ensuing year, the
mobile home park, and the former and new property owners engaged in a series of State statutory
requirements for mobile home park closures. The Lowry Grove mobile home park formally closed on
June 30, 2017.
On October 24, 2016, the Planning Commission reviewed an initial Planned Unit Development (PUD)
sketch plan submission for the site from The Village, LLC. An Environmental Assessment Worksheet
(EAW) for the site was completed in November of 2016.
February 20, 2018
Page 2
On July 18, 2017, The Village, LLC submitted a series of land use applications for their proposed
redevelopment of the former Lowry Grove site that also included Bremer Bank. On October 10, 2017,
the City Council denied the request and adopted a resolution outlining their stated reasons.
On December 22, 2017, The Village, LLC submitted new applications and requests for a preliminary PUD
plan/rezoning, a preliminary plat, and a comprehensive plan amendment for the site. Their submission
was deemed incomplete at that time, due to changes in status of the purchase agreement over the
Bremer property.
On February 8, 2018, The Village, LLC submitted revised plan for preliminary plat and preliminary PUD
development plan for the site that excluded the Bremer Bank site. The application was deemed
complete by the city and is the subject of this review.
DESCRIPTION OF THE REQUEST
The Village, LLC has submitted the following requests with their land use application for the
redevelopment plan for 2501 Lowry Avenue:
Planned Unit Development (PUD) preliminary development plan review and Re‐Zoning
Request.
Preliminary Plat review for their re‐development plan for 2501 Lowry Avenue; a preliminary
plat submission must include certain required elements to be considered for complete review.
A detailed narrative from the developer was submitted and included as an attachment to this staff
report.
The site under re‐development consideration is approximately 15.4 acres located on the southwestern
edge of the city of St. Anthony at 2501 Lowry Avenue. The preliminary plat and PUD preliminary
development submittal proposes a residential redevelopment that includes several housing types and
styles; independent senior rental housing, assisted living senior housing, and general occupancy rental
housing. There are a total of 430 housing units proposed on the site, comprised of three buildings of
multifamily housing. While the floor plans currently show 414 units, the developer is requesting the
ability to re‐configure the floor plans and unit sizes and number within the current building footprints
proposed, up to a hard cap of 430 units. This results in 28 units per acre.
The independent senior building (Building A) is proposed to include approximately 61 units of studios, 1
bedrooms and 2 bedrooms and is 45.5 feet in height. Building B, consisting of assisted living senior
housing, is proposed to have approximately 128 units, which range in size from very small, memory care
units to larger 2 bedroom units. This building is proposed to be 45.5 feet in height. The general
occupancy rental building, Building C is proposed to have a mix of studio (approximately 77), 1
bedrooms (100), 2 bedrooms (36) and 3 bedrooms (12). Building C is proposed to be 44 feet in height.
These exact breakdowns are subject to change, based on final market studies and plans.
There are a total of 693 designated parking stalls proposed for the development. These include 407
enclosed parking stalls and 286 surface stalls. The redevelopment proposal includes two stormwater
retention ponds proposed at grade. The City Engineer has reviewed the surface water management plan
and submitted comments in the attached memo. Trails are proposed throughout the development to
connect with existing sidewalks and to provide inter‐site recreational opportunities.
February 20, 2018
Page 3
The plan proposes to connect to the existing sewer, water, and stormwater facilities located under
Kenzie Terrace and Stinson Parkway.
ZONING GUIDANCE
The site is currently zoned R‐1 – Single Family, which is a zoning district that allows for detached
single family uses. The applicant is requesting to rezone the site to Planned Unit Development
(PUD). The intent of a PUD zoning designation is “to create a more flexible, creative, and efficient
approach to the use of land”, and may include a greater use variety and dimensional flexibility than
the underlying zoning district(s) would allow.
City Code section §152.203 (“ALLOWED USES”) stipulates that a PUD development plan may deviate
from the area’s underlying zoning and allowed uses, and that the uses defined in the final PUD
agreement take precedence:
“Uses within a PUD may include only those uses generally considered associated with the general
land use category shown for the area on the official Comprehensive Land Use Plan. However, in some
unique situations, the PUD may allow the approval of use or uses that are not listed as either
permitted or conditional uses in any underlying zoning district. The specific allowed uses and
performance standards for each PUD shall be delineated in an ordinance and development plan. The
PUD development plan shall identify all the proposed land uses, which shall become permitted uses if
the final development plan is approved.”
Upon review of the proposal, the only deviation found from the standards of the R‐4 Multiple Family
Residential district (the appropriate zoning district to review this property under, per the
Comprehensive Plan Guidance of Multi‐Family Residential) is the height of the buildings. Maximum
height in the R‐4 zoning district is 35 feet, and the maximum height of the proposed highest building
is 45.5 feet.
PRELIMINARY PUD DEVELOPMENT REVIEW
Staff deemed the preliminary plat submission complete after reviewing the submitted elements
against the required information listed in §151.02. The following summarizes the proposal for each
element of the preliminary plat and preliminary PUD site plan.
Housing Types and Massing/Height: The preliminary plat and PUD preliminary development
submittal proposes a residential redevelopment that includes multi‐family, general occupancy
housing, senior independent living, and senior assisted living. The table below summarizes the
housing types and massing for each segment of the proposed development.
Site Element Housing Type Total Units Height
Building A
Senior
independent
housing
61
3 story peaked roof,
31’5” to main eave,
45.5 feet total
February 20, 2018
Page 4
Building B Senior housing 128
3 story peaked roof
31’5” to main eave,
45.5 feet total
Building C Market‐rate 225
4 story flat roof, 44’
total
Total Units Proposed: 414 housing units on 15.37 acres
Overall Site Density: 26.95 units per acre
Buildings A and B, both proposed at three stories in height, are located north of the roadway that runs
through the site. Building C is proposed to have four stories, and fronts Kenzie Terrace, south of the
proposed on‐site roadway. Buildings A and B are proposed to be managed and operated by Ebenezer, a
senior home community. Building C is proposed to be constructed and operated by Continental Property
Group. The density proposed meets the Comprehensive Plan guidance for Multi‐Family Residential
properties.
Traffic, Streets and Access: The development plan proposes two main access points, one from Stinson
Boulevard and one from Kenzie Terrace. The roadway is included on the preliminary plat as Outlot A and
is proposed as private roadways. Access from the alley has been eliminated in the revised plan. A traffic
study was completed as a part of the Environmental Assessment Worksheet (EAW) review, and has been
updated. Hennepin County and the Minneapolis Park and Recreation Board (MPRB) have also reviewed
the proposal and have comments and requirements that will need to be met. Detailed
recommendations were included in that report and are incorporated here by reference. Notably, an
access easement is requested along the southwest corner of the property to accommodate eventual re‐
location of driveways away from the Lowry/Stinson intersection. It should be noted that city
requirements regarding access will match the permits issued by other agencies, since the MPRB and
Hennepin County have jurisdiction over these roads.
Parking: There are 693 total parking stalls proposed for this development. The table below summarizes
the parking type, stalls and area associated with each segment of the proposed development. The
parking proposal meets city code standards. An additional 37 “proof of parking” stalls are proposed, to
serve as additional parking, if needed.
Landscaping: The plan provides a landscaping program exhibit as well and cross sections and the
separation of development from existing structures. Some trees are proposed to remain, especially
those along the property borders. No trees will be removed that exist on the Kenzington property or
Site Element Enclosed Parking
Stalls
Surface
Parking Stalls
Stalls per
unit
Building A 92 (underground) 34 2.06
Building B 77 (underground) 34 0.87
Building C 238 (underground) 218 2.03
TOTAL 407 stalls 286 stalls 693 total
February 20, 2018
Page 5
Park Board property (there is currently a row of trees along the Kenzington property and street trees
along Stinson Parkway. However, most trees are planned to be removed and replaced. A landscape
buffer is proposed along the northern and eastern edge of the property of evergreen trees. Staff finds
the landscaping plan satisfactory to meet buffer goals for those edges.
Streetscape/Urban Design: The site plan and preliminary plat shows street design, sidewalks and trails
incorporated into the project design. Setbacks shown on the site plan have been increased along Stinson
to a minimum of 90 feet, along the alley setbacks are a minimum of 66 feet and along Kenzington
Terrace property, a minimum of 65 feet. The revised plan has building orientation much more inside the
proposed development, with large setbacks from property boundaries to the north, east, and west. Staff
is requesting an evaluation of shifting the development another 20 feet away from the existing
Kenzington Terrace building since there is a development on the eastern side and not as close on the
western side of the development.
Trails/Sidewalks: The preliminary plat shows 5‐foot sidewalks integrated into the site design along all
internal roads, as well as an 8‐foot sidewalk trail running along the northern site perimeter. While there
is an existing sidewalk along both Stinson Blvd and Kenzie Terrace integrated into the project design,
there are no proposed enhancements to existing sidewalks. Staff is recommending a 6 foot sidewalk
instead of a 5 foot sitewide. Coordination with the Park Board to improve tripping hazards and ADA
issues along Stinson Parkway will be required, especially at the intersection of the proposed private
street.
Public Spaces/Parks: The preliminary site plan includes several private recreational amenities, including
an outdoor pool, patio, two plazas, a small dog run. The proposal also includes several indoor private
spaces. While all trails are proposed to be privately maintained, they will be open to the public to use.
Environmental Assessment Worksheet: A full report was completed for the analysis of the
environmental impacts, including infrastructure impacts, contamination, traffic, and permitting
required. The traffic report has been updated, per the revised site plan. Detailed information was
analyzed, and this report is available on the city’s website, or at city hall.
Environmental (Contamination): There is contamination on the site from the apparent spreading of oil
on dirt roads for dust control (historically), the location of a dry cleaner on the Bremer site, and the
siting of underground petroleum tanks (historical). The appropriate Response Action Plan has been
submitted and approved by appropriate agencies. The developer is intending to remediate all
environmental contamination on the site as a part of redevelopment. The EAW completed for this site
has listed the detailed permits and information related to this clean up effort.
Grading: Significant grading is required on this property for the accommodation of the development
proposal. The city engineer has reviewed the grading plan, and has submitted detailed comments in
their memo.
Stormwater Management: A stormwater management collection and treatment system is proposed
through a system of curbing, catch basins, underground conveyance, ponding, and bio‐retention. This
February 20, 2018
Page 6
includes traditional at grade ponds and below grade bio‐filtration systems. Detailed comments have
been submitted with the City Engineer’s memo.
Utilities: Public sanitary sewer and watermain extensions and hydrants are proposed as part of this
development. The infrastructure is proposed under private streets, with public easements over them.
Detailed comments on the utilities have been submitted with the City Engineer’s memo.
Phasing: After the final PUD approval, work will commence on the assisted senior living building as soon
as weather conditions will allow. Construction is expected to take approximately 18 months to complete
per building. As crews finish their particular subset of work, they will move to the independent senior
living building and then to the market rate building. The Village is hopeful to commence work at the end
of 2018 with an aggressive construction schedule to complete all three buildings by late 2020 or 2021.
Park Dedication Fees: Park dedication is required on all new subdivisions in St. Anthony. The amount of
land (or cash in‐lieu) will be determined at the time of final plat. All park dedication requests will need to
be reviewed by the Park Commission (March 5th). More details will be needed to determine appropriate
park dedication obligation and credit.
Development Agreements/Contracts: A series of development agreements and contracts will be
required for this project. These legal documents will be drafted and prepared at appropriate times
during the final plat/final development plan stage.
Other Agency/Department Requirements: In addition to city code requirements for the review and
consideration of a Planned Unit Development preliminary development plan, re‐zoning and subdivision
application, this re‐development is subject to many other jurisdictional requirements including the
following:
State Rules Governing Completion of an Environmental Assessment Worksheet (EAW). Due to its size
(over 375 attached units), State Rule 4410 requires preparation of an EAW to evaluate and identify
existing environmental conditions and identify the impacts of this proposed development with regard to
land use, soils, fish/wildlife, historical property, water resources, sewer, water, and transportation
infrastructure and any potential noise, odor, light, or visual impacts. This document has been completed
and several recommendations listed in this staff report are a result of this study.
Minnesota Pollution Control Agency. As part of the developer’s purchase of the property, Phase I and
Phase II Environment Assessments were completed and identified several sources of contamination on
the property, which will need to be properly handled and remediated through the process established
by the Minnesota Pollution Control Agency. Additionally, sanitary extension and construction permits
will also be needed. Copies of all required permits will be required to be submitted prior to final
approval of the development.
Minneapolis Park and Recreation Board. MPRB has submitted comments regarding the proposed
development, outlining the process and permits required. The land under which Stinson Parkway is built
is considered MPRB parkland, not right‐of‐way. Therefore, special review and provision must be made
for any upgrades or impacts to Stinson Parkway, given its designation as parkland and the MPRB
February 20, 2018
Page 7
jurisdiction. Copies of all required Park Board permits will be required to be submitted prior to final
approval of the development.
Mississippi Watershed Management Organization. This development will be subject to the rules of the
MWMO and the city regarding pollutant loading reduction, discharge rates and volumes, and flood
elevations. The city is the permitting agency for the MWMO.
Fire Department. The St. Anthony Fire Department reviewed the proposal according to the 2015
Minnesota State Fire Code (MSFC), based on the 2012 International Fire Code. They noted the following
points of consideration:
Access Roads: Appear to be in compliance at this time. Concerns in regard to the bump outs
prior to turning into the parking lots as well as the surmountable curb in the center of the
complex road and concerning its size. That appears too large and trucks may not be able to
make the turn without potentially having to drive over it.
Hydrant spacing: Appears compliant along with distances to Fire Department Connections.
Building entrances: Indicated with Fire Department Connections appear compliant. Garage
entrances are indicated.
When fire protection systems are designed early input from the fire department will make the
process much more efficient.
Considerations for each of the buildings cannot be addressed until detailed plans are submitted
for the actual buildings including fire protection systems. A plan review process will occur for all
buildings and will reference the codes in force when the plans are submitted. As was discussed
in previous meetings, staff would like to see individual floor sprinkler shutoff’s as well as an
addressable alarm system.
Entry door added next to each underground garage door access with a key box installed as well.
This will provide direct entry access to the garage for any type of car fire, carbon monoxide
issue, trash fire, medical or other incident that takes place there.
Verification on the height of the overhang at the entry of the buildings. Consideration to height
of apparatus as well as ambulance need to be given.
Public Safety. The St. Anthony Police Department reviewed the proposal and noted the following points
of consideration:
The Village site project located at 2501 Lowry Avenue is forecast to be a max 430 unit site, or 28
units per acre. The project site design includes a single boulevard style roadway. The project
includes two three story pitched roof buildings that will consist of independent senior living,
assisted senior living and memory care units. The site also contains a four story market rate
apartment building. The site contains a single boulevard style roadway with no connections to
the alley.
Originally, concerns were raised with regard to access to the development off of Stinson
Boulevard and Kenzie Terrace, as well as egress from the development onto these streets. An
exit/entry point off of Lowry Avenue would be very close to the intersection of Lowry Avenue
and Stinson Boulevard. Vehicles leaving the development onto WB Lowry Avenue would have
low risk for accident. Those leaving onto EB Lowry Avenue and Kenzie Terrace would present
February 20, 2018
Page 8
additional risk for vehicle, bicycle and pedestrian traffic. Vehicle exit/entry off of Stinson
Boulevard would present minimal risk for area vehicle, bicycle and pedestrian traffic provided
entry/egress is limited to NB traffic only. If a crossover to SB Stinson Boulevard is constructed,
the risk potential would increase. It remains to be seen what influence the Minneapolis Park
Board will have in regards to traffic management on Stinson Boulevard.
The layout of outdoor parking at this development should be consistent with other area
developments. It is recommended that the development allow for easy access for police patrol
cars, fire apparatus and local ambulance services. Provisions for emergency vehicle access
should allow for easy access/egress to the property. There should be continuity with regard to
pedestrian and vehicle circulation within the site, which will aid in police, fire and EMS response.
Turnarounds large enough to accommodate emergency vehicles and fire trucks should be
considered. Building entrances should be in close proximity to pedestrian walk ways and vehicle
parking areas.
On street neighborhood parking on Stinson Boulevard and surrounding side streets, in St.
Anthony and Minneapolis, may be impacted by a development of this size. Care should be given
to future roadway design of Stinson Boulevard and Lowry Avenue/Kenzie Terrace. On street
parking on Lowry Avenue should be avoided due to roadway design in that area. Due care
should be taken in regard to a development of this size and existing residents as it pertains to
quality of neighborhood life concerns related to traffic, parking, noise and littering complaints.
The demands a 430‐unit site puts on the police department can be projected in two ways. First,
a performance based approach to staffing that takes into account projected call load. Second,
and more common, is the average ratio of full time officers per 1,000 residents. The first, being
more accurate, would be appropriate to consider. Seeing how this development will be phased
in over multiple years, it will be important to do yearly monitoring of calls for service to this site
when making staffing decisions.
Hennepin County Transportation. Hennepin County reviewed the proposal, providing notes on the site
plan. Detailed review and comments are included as an exhibit.
COMMUNITY INPUT TO DATE
There has been much interest in this proposal, starting almost two years ago and continuing to‐date.
Staff has received over 100 emails since the sketch plan phase. Additionally, staff has spoken with many
residents and concerned neighbors and has summarized the concerns as follows:
Concerns over the density and height of the proposal. The most common concern is the opinion
that the comprehensive plan should not be amended to accommodate this development and
that heights should be consistent with those around the site.
Concerns over the loss of affordable housing. People have expressed the need to retain/replace
affordable housing on the site.
Concerns over traffic and safety. People have stated the increase in traffic on Stinson Parkway
will reduce livability and increase congestion at key intersections.
Concerns regarding views for existing Kenzington Terrace residents. People have expressed
concern over the reduction in views from their units.
Concerns over tree removal.
February 20, 2018
Page 9
Concerns over school capacity and other public services.
Concerns over the handling and treatment of stormwater runoff.
The revised plans reduce the density of the project, which results in almost half the traffic and
population within the new proposal, increase the setbacks from property boundaries, and remove
access from the alley. The revised plans show significant landscape buffering and some tree
preservation, where practical. Stormwater management is located primarily in surface level ponds,
rather than underground storage.
STAFF RECOMMENDATION
Staff has completed a thorough review of the proposal and has the following comments and conditions
for the Preliminary PUD Development Plan and Preliminary Plat:
Setback from Kenzington Terrace Condos. Increase the setback from the property line by
approximately 20 feet, shifting the development to the west.
Vacation of Easement. There is currently a watermain easement through the site, which
will need to be vacated through a separate action accompanying a final plat.
Engineering Comments. The full City Engineer memo and stormwater management
memo are available as attachments and all changes should be made, per the memo to
the satisfaction of the city engineer.
Agency Comments. Park Board and Hennepin County permits shall be obtained and
permit requirements should be incorporated, as final approval by those agencies
requires.
Revised Traffic Study Recommendations. All traffic mitigation efforts listed in the
revised traffic study shall be part of the conditions for approval, as permitted by other
regulating agencies (Park Board and Hennepin County).
Receipt of All Applicable Permits. All agency permits shall be obtained, and plans
approved prior to construction on the site.
In consideration of the above items, staff recommends that the Planning Commission take the following
actions:
Staff recommends approval of the preliminary PUD plan and preliminary plat, contingent on the
requirements and items listed in the staff report and its attachments.
SUGGESTED MOTION
The following actions are options for the Planning Commission to consider:
1) Motion to recommend approval of the preliminary PUD development plan and preliminary
plat, contingent upon the items listed in the staff report and its attachments;
February 20, 2018
Page 10
2) Motion to table action on the preliminary PUD development plan, and preliminary plat, based
on the submittal of additional information, as enumerated in the staff report;
3) Motion to recommend denial of the preliminary PUD development plan, and preliminary plat,
and direct staff to prepare a draft resolution declaring terms of the same.
ATTACHMENTS
1) Village LLC narrative
2) Graphic Site Plan
3) Landscape Boards
4) Village LLC Civil Plans
5) Traffic Study, updated
6) Village LLC Building Exhibits, with parking information
7) City Engineer Memo
8) Storm Water Management Memo
9) Hennepin County Transportation Comments
10) Formal letter from resident
January 26, 2018
Mayor Faust & Council Members
c/o Mark Casey
CITY OF SAINT ANTHONY VILLAGE
3301 Silver Lake Road
Saint Anthony Village, Minnesota 55418
VIA HAND DELIVERY
RE: Written Statement in Support of PUD Application
Dear Mayor Faust and Council Members:
Having reached what THE VILLAGE, LLC (“The Village”) believes to be a
shared vision for redevelopment, it now submits a Planned Unit
Development (“PUD”) Preliminary Development Plan application (and,
together with its related applications and materials, the “Applications”)
for redevelopment (“Project”) of 2501 Lowry Avenue NE, Saint Anthony,
Minnesota (the “Property”). This letter is offered as written support for
the Applications.
In preparing the Applications, The Village scrapped its earlier plans and
presents this entirely new concept. Understanding that a planned unit
development must meet both The Village’s needs and the needs of the
City of Saint Anthony Village (the “SAV”), The Village Project was rebuilt
from square one to address the concerns raised in opposition to the
original applications. We began at “square one” with the baseline
understanding that density would be dramatically reduced. This required
a completely different way of looking at potential designs.
What evolved was a simpler design and greatly-reduced infrastructure.
The revised design began with a single boulevard-style roadway, akin to
Stinson Parkway. From there, architects refined the design to increase
total parking (including adding significantly greater surface parking),
reduce building heights, eliminate connections to the alley, reduce
retaining wall use, and create deeper setbacks. The Project now includes
two three-story, pitched-roof buildings to the north of the boulevard, used
for independent senior living, assisted senior living and memory care
units. A four-story, market rate apartment building rests south of the
boulevard.
We have detailed the current unit breakdown by building below. But
because minor changes can occur as the final drawings are fully refined,
The Village proposes a hard cap of 430 units on the Property, or 28 units
per acre.
You will also note that we have sought to balance the need for green space
and the need for adequate parking. The Village believes that between the
underground parking, the surface parking, and the street parking on the
internal street there is sufficient parking for all uses in the Property. But it
also recognizes that the demographics of each development and the
parking needs of that demographic can vary dramatically between
projects. To ensure that it has capacity if the reality of the Project proves
more surface parking is necessary, The Village has built a buffer known as
“proof of parking.” If The Village is correct and it has adequate parking,
precious green space will be preserved. But in the event that more
parking is needed, The Village has identified a location of 37 additional
stalls that would be constructed upon triggering events set out in the
master development agreement that will be entered into between the City
and The Village as part of any PUD approval.
Status of Bremer Property
Before turning to the specifics of the Applications, a clarification is in
order about the status of the Bremer Property. The Village had a fully
executed purchase agreement allowing it to acquire the Bremer Property
(the “Bremer PA”). The Bremer PA has expired.
Additionally, The Village had previously reached a contingent agreement
to eventually transfer the Bremer Property (and a portion of the Property)
to Aeon (the “Aeon PA”). But the contingencies in the Aeon PA were not
met, and the parties have agreed to cancel the Aeon PA. The Village never
intended to take ownership of the Bremer Property or close on the Bremer
PA. Instead, The Village expected to locate affordable housing on the
Bremer Property as part of a mixed-use building. Discussions continue
with Bremer while Bremer examines development options for the site.
Within the Applications, The Village looks to include the Bremer Property
in the redevelopment tax increment district to give the eventual developer
all available flexibility.
The Bremer Property is not included in the preliminary plat application.
The eventual Bremer developer will receive the redevelopment tax
increment designation and will have full control over the PUD process for
the Bremer Property directly with the City.
Project Summary
A summary of the key components of the Project on the Property follows.
Site
Element
Housing
Type
Total
Units Height Ugd.
Parking
Surface
Parking
Building
A
Senior
Ind.
housing
61
3 story peaked
roof 31’5” to
main eave
92 34
Building
B
Senior
housing 128
3 story peaked
roof 31’5” to
main eave
77 34
Building
C
Market-
rate 225 4 story flat roof
44’ to facia 238 218
Total Units Proposed for 15.37 acres:
414 housing units 407 286
2501 Lowry Site Density: 26.94 units per acre
The Proposal is a PUD, and the city has broad approval leeway to
encourage development creativity that adds vitality to the city. The project
however does not need much help in meeting the city’s already
established multifamily guidelines. The Project’s Lot Coverage is
projected to be 51.5% (including proof of parking). However, if we
exclude the boulevard, that number falls to 47.1%. It is typical to exclude
the boulevard for lot coverage calculations because the boulevard and the
north and south sidewalks serve the public and the housing community.
The 51.5% ratio also includes the swimming pool, gathering plaza,
independent living patio and assisted living patio, and memory garden.
These new outdoor spaces are landscaped and provide outdoor amenities
for residents of the campus adding tremendous quality of life. If the pool
and gathering plaza are excluded from these calculations, coverage drops
further than 47.1%, which is excellent for a property of this size.
The Project’s building-to-land ratio is 20.1% (22.3% if private road outlot is
excluded), with the zoning max at 35%, the Project is well below the
maximum.
Compliance with Planning Principles
In developing the Project, The Village paid special attention to the City’s
five Planning Principles. We discuss each below.
1) The provision of affordable housing. The city has a history of
including, requiring, and financially supporting the development of
affordable housing in the community, and this commitment will
continue;
The Village remains committed to affordable housing’s role in the Project.
Of the apartment units, 79 meet the standard for affordable housing at
80% of the Hennepin County area median income (“AMI”), which means
that 35% of the apartment units qualify as affordable housing under U.S.
Housing and Urban Development department standards.
The Village also proposes that a third party develop the adjacent Bremer
Property for affordable housing. The Village will not develop the Bremer
Property. It will, however, help ensure the future ability to offer
affordable housing by requesting inclusion in the redevelopment tax
increment district (eligibility for which it would not enjoy on its own). The
Bremer Property’s inclusion in the redevelopment district will provide
maximum flexibility to its eventual developer.
Lastly, after the City denied the original applications, The Village and the
City met to give the City a voice for its vision and provide a meaningful
feedback loop. During the meetings, the City pointed out that SAV’s HRA
currently owns the 0.9-acre former bowling site (the “HRA Property”). To
generate even greater affordable housing as part of the development, the
City identified the HRA Property as a potential additional location for an
affordable housing developer to construct housing at an affordability level
that the City and community desire and that is financially possible. The
Village agrees that locating additional affordable housing on the HRA
Property in conjunction with the Project is logical and The Village looks
forward to further discussions with all stakeholders to make maximal use
of the HRA Property as a potential location for additional affordable
housing.
2) Compatibility with surrounding land uses. It is important that new
development match existing surrounding land uses in scale, height,
and use;
For many years, the City’s Comp Plan has designated the Property for
high-density residential redevelopment. The Project appropriately
balances that designation and the existing neighboring uses.
As the Comp Plan correctly notes, “[b]ecause the City is fully developed,
additional housing would have to occur through redevelopment… [and]
the anticipated density for this higher density housing development is 25
to 40 units per acre.” The Village has worked to design a project close to
the bottom of that range. The Project can now reasonably be constructed at
28 units per acre or less. Accordingly, The Village seeks approval for a
project built at 28 units per acre, largely because in its experience, market
dynamics and design considerations can lead to minor variations in unit
mixes before the project’s conclusion. Rather than returning with a
proposed amendment after the public process is complete, The Village
requests a small density cushion now. The final PUD submission will
detail the precise configuration and unit mix.
Additionally, the Project was designed as high-density to fit the
neighborhood. The design began with the boulevard-style street intended
to compliment Stinson Parkway and dissuade users from viewing it as an
option for “cut through.”
Next, the Project recognizes neighboring uses: predominantly single
family to the west and north, and high-density residential or commercial
to the east and south. The resulting configuration sees two senior-living
buildings located north of the project’s boulevard, with considerable
setbacks from both the northern and western property lines and a three-
story, pitched-roof design to more closely resemble a single-family home.
The Village strategically located the market-rate building on the
Property’s southern portion near existing high-density uses. Because it is
market-rate, it is designed to appeal to the “renters-by-choice”
demographic. These users demand that their apartment look and feel
drastically different than a senior building. The architecture has a more
modern feel as a result, featuring a flat roof and loaded with amenities,
including a gathering area, pool, and dog run. The height was technically
reduced to four stories, but it is lower than the peak of a three-story
pitched roof.
3) Provision of adequate public infrastructure. All new development
must provide appropriate infrastructure to manage water, sewer,
runoff, streets, and access, and all other infrastructure needed to
adequately serve itself and protect the surrounding community.
The existing site is surrounded by public infrastructure available to serve
the proposed, scaled back, development plan proposed. While the
following paragraphs provide an overview, a more detailed engineering
summary has been provided to touch on specific items that will be
reviewed.
As the proposed development relates to traffic and access, the internal
roadway, vehicle and pedestrian access and ways of traverse have been
designed for the proposed demand. The offsite transportation
improvements are being re-analyzed to account for the updated unit
number and uses, which will present recommendations for offsite
improvements. The preliminary development plans have been reviewed
with engineering and fire departments and their respective initial
comments have been incorporated.
The sanitary sewer adjacent to the site, located in the alley to the north,
was determined in the previous submittals to be adequate to serve the
development and that remains the case for this reduced
density. Similarly, the domestic water supply is available to the south and
west of the property to serve the development. As was the case in the
previous proposals, following the preliminary approval of the proposed
plan, the City will verify further improvements needed offsite to ensure
adequate fire flows as required by proposed building types.
Stormwater management has been an obstacle on the Property for many
years. Nonetheless, the Project meets the City and MWMO requirements
for rate control, water quality and freeboard. The proposed management
system consists primarily of a collection system routing runoff to
traditional surface ponds, and supplemental filtration, to treat and store
the stormwater prior to discharging it at a rate no more than the current
conditions discharge.
You can find additional detailed engineering information in the submittal
package attached on all of these items.
4) Protection of the environment. All development must meet all
Federal, State, watershed district, and local requirements for
environmental protection. The city will ensure all pollution and
contamination is properly remediated.
The Project is significantly scaled back from the 823-unit project. Notably,
the environmental assessment worksheet for that initial project concluded
it was not likely to result in significant environmental impact. The Village
agrees that the Project must comply with all Federal, State, watershed
district, and local requirements for environmental protection regulations.
We believe it does meet—and, in many instances, exceeds—those
thresholds.
As has been noted elsewhere, environmental testing reveals that
hazardous substances exist below ground on the Property. Specifically,
the adjacent property and Property’s prior uses have contaminated the
environment with fuel oil and gasoline, diesel range organics, various
volatile organic compounds, asbestos, and tetrachloroethene. The Village
has already fully remediated the asbestos contamination and, together
with appropriate governmental authorities, will undergo further
remediation as part of the redevelopment. The Property is already part of
the Minnesota Pollution Control Agency (“MPCA”) Voluntary
Investigation and Cleanup (“VIC”) program and has received MPCA
approval for its Voluntary Response Action Plan (“VRAP”) to fully
remediate contamination as part of the development.
5) A fair and open public process. When a formal application is
received for development, the city will provide outlets for
community discourse and discussion on the proposal.
The Village has sought to ensure a fair and open public process. After
developing the plans for the Project, The Village held open community
meetings to discuss the design and receive feedback. It also agreed to
engage smaller groups to address specific questions. It has met with the
Minneapolis Park and Rec department, Hennepin County Public Works,
the Fire Chief and Fire Marshall, and SAV’s engineer, all to gather as
much input as possible to ensure the Project is truly a shared vision. In
addition, the Applications will face the planning commission’s scrutiny
and a full public hearing.
Additional Considerations
Staging & Process
The Village seeks approval for its preliminary PUD application on the
entire Project to get building dimensions approved and detail a shared
vision for development. On receipt of that approval, The Village will work
with staff on the terms of the master development agreement that is part
of all PUD approvals. Once there is preliminary agreement on those
terms, The Village will promptly submit for final PUD approval on the
Project.
The phasing plan for the Project is significantly more compact than the
original plans. After the final PUD approval, work will commence on the
assisted senior living building as soon as weather conditions will allow.
Construction is expected to take approximately 18 months to complete per
building. As crews finish their particular subset of work, they will move
to the independent senior living building and then to the market rate
building. The Village is hopeful to commence work at the end of 2018 with
an aggressive construction schedule to complete all three buildings by late
2020 or 2021.
Parking.
Parking will be well-managed across the Project.
Based on the experience of the selected senior living operator, the senior
buildings are likely over parked. The independent living building
provides 126 stalls for 61 units, even though it is unrealistic to expect that
a 2 to 1 parking ratio is necessary to meet parking demand. For the
assisted living (which includes a memory care component), the
expectation is one parking stall for every 3 units plus 20 employee stalls.
Despite that ratio, the Project provides 111 stalls for 128 assisted living
units, an excess of 48 stalls above the highlight standard.
When it comes to the market rate buildings, similar projects have
generally been constructed with a 1.5 to 1.75 unit to parking stall ratio. But
The Village is very committed to ensuring it has adequate parking. The
market-rate building has 225 units (a total of 285 bedrooms). There are 238
below ground parking spaces and 181 surface stalls (without the proof of
parking) for a parking ratio of 1.86. Sitting above market-average parking
ratio, The Village finds the proposed parking adequate. As discussed
above, however, The Village has built in an additional buffer of 37 stalls,
that would be constructed if existing stalls proved to be inadequate, which
would than slightly exceed a 2.0 unit to parking stall ratio.
Open Space and Park Dedication
An important component of the Project is that design choices were made
to preserve a natural buffer along Stinson Parkway and along the northern
and eastern property lines. By doing so, The Village seeks to save as
many of the landmark trees in those areas as possible (upon further
inspection some may show to be less than healthy and others cannot be
saved due to the grading demands). Currently, The Village estimates that
17 such trees will be saved. In addition, the landscaping plan calls for the
addition of new trees to enhance screening and enjoyment that comes
from preserving such natural buffers. These areas will add to the trail
system throughout the Project to create an open, park feel.
Property Control.
The Village has previously provided the City a copy of the deed for the
Property.
Continental - St. Anthony Site PlanSt. Anthony, MN
St Anthony Village |Landscape ProgramDog ParkActivity NodesPatio & Pavilion
St Anthony Village |Tree PreservaƟon Plan & Pedestrian CirculaƟon11225533418” Ash18” Maple36” Oak30” Oak36” Oak60” Oak(2)-12” Pine12” Ash12” Pine48” Oak24” Oak36” Oak(3)-36” Oak24” MapleExisting Tree Size & SpeciesActivity Node11Sidewalks & Walking TrailsSection Cut Location521129
St Anthony Village |Conceptual SecƟons11Senior Housing to Walking Trail to AlleySenior Housing 8’ Walking TrailAcƟvityNodeScreening/Buffer PlanƟngAlley ExisƟng GarageExisƟng House78’SƟnson BlvdParkwayProof of ParkingPublic SidewalkSidewalk DrainageSwaleMulƟ-ResidenƟal22MulƟ-ResidenƟal to SƟnson Blvd1”=20’1”=20’98’220’98’PLPL
St Anthony Village |Conceptual SecƟonsProperty LineRetaining WallTree Replacement PlanƟngs-Over-story, Specimen, OrnamentalBlvd Trees Blvd TreesBlvd TreesPaƟo/Pavilion Stormwater Pondwith FountainsSenior Housing8’ Walking TrailKenzington CondominiumsExisƟngTreesStreet LighƟng15’Drive Lane8.5’Parking Lane5’SidewalkDrainage Swale44Typical Road SecƟon55Senior Assisted Living to Kenzington Condominiums33Property Line to Stormwater Pond1”=20’1”=20’1”=20’69’ ROW70’44’ 10”55’89’ 6”PL23.5’15’Drive Lane10’Median8.5’Parking Lane5’Sidewalk23.5’
St Anthony Village | Precedent Images1Village Park2MulƟ-ResidenƟal3Senior Housing
G-101
COVER AND
INDEX SHEET
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\g-101 Cover And Index Sheet.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 5:26:05 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROJECT
LOCATION
CITY: ST. ANTHONY VILLAGE
COUNTY: HENNEPIN
DISTRICT NO.: 3
INDEX OF SHEETS
PROJECT LOCATION MAP
G-101 COVER AND INDEX SHEET
G-102 NOTES AND LEGEND
C-101 PRELIMINARY PLAT
C-102 EXISTING CONDITIONS
C-103 EXISTING CONDITIONS
C-104 PRELIMINARY SITE PLAN
C-105 PRELIMINARY SITE PLAN NORTH
C-106 PRELIMINARY SITE PLAN SOUTH
C-301 PRELIMINARY GRADING PLAN
C-302 PRELIMINARY GRADING PLAN NORTH
C-303 PRELIMINARY GRADING PLAN SOUTH
C-401 PRELIMINARY UTILITY PLAN
C-402 PRELIMINARY UTILITY PLAN NORTH
C-403 PRELIMINARY UTILITY PLAN SOUTH
C-501 PRELIMINARY STORM SEWER PLAN
C-502 PRELIMINARY STORM SEWER PLAN NORTH
C-503 PRELIMINARY STORM SEWER PLAN SOUTH
C-801 DETAILS
L-100 PLANTING PLAN - OVERALL CONCEPT
L-101 PLANTING PLAN - CONCEPT SOUTH
L-102 PLANTING PLAN - CONCEPT EAST
L-103 PLANTING PLAN - CONCEPT WEST
THIS SET CONTAINS 22 SHEETS
GOVERNING SPECIFICATIONS:
1.CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD UTILITIES SPECIFICATIONS (LATEST EDITION)
2.THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION).
3.ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS AND ORDINANCES WILL BE COMPLETED WITHIN THE CONSTRUCTION
OF THIS PROJECT.
4.ALL TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE LATEST EDITION OF THE MINNESOTA MANUAL ON UNIFORM
TRAFFIC CONTROL DEVICES, INCLUDING THE LATEST FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS.
PROJECT VICINITY MAP
PRELIMINARY PUD PLANS
FOR
THE VILLAGE LLC DEVELOPMENT
CITY OF ST. ANTHONY VILLAGE
HENNEPIN COUNTY, MINNESOTA
JANUARY 2018
G-102
GENERAL NOTES
AND LEGEND
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\G-102 General Notes And Legend.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:01:34 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
GOVERNING SPECIFICATIONS:
1.CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD
UTILITIES SPECIFICATIONS (LATEST EDITION)
2.THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD
SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION).
3.ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS AND
ORDINANCES WILL BE COMPLETED WITHIN THE CONSTRUCTION
OF THIS PROJECT.
4.ALL TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE LATEST
EDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC
CONTROL DEVICES, INCLUDING THE LATEST FIELD MANUAL FOR
TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS.
MINOR CONTOUR
MAJOR CONTOUR
CURB AND GUTTER
EDGE OF PAVEMENT
SANITARY MANHOLE
SANITARY SEWER
STORM SEWER
WATERMAIN
UNDERGROUND FIBER OPTIC
CONCRETE SIDEWALK
FENCE
STORM MANHOLE
STORM CATCH BASIN
HYDRANT
GATE VALVE
LIGHT POLE
EDGE OF VEGETATION
GUARD RAIL
FENCE
RETAINING WALL
ELECTRIC TRANSFORMER
TRAFFIC SIGN
DELINEATED WETLAND EDGE
CURB AND GUTTER
CONCRETE SIDEWALK
BITUMINOUS PAVEMENT
BITUMINOUS PATCHING
ADA ACCESSIBLE ROUTE
SANITARY CLEANOUT
SANITARY SERVICE
WATER SERVICE
GATE VALVE
STORM SEWER
FLARED END SECTION
CATCH BASIN/CBMH
REMOVE BITUMINOUS PAVEMENT
SAWCUT BITUMINOUS PAVEMENT
REMOVE CURB AND GUTTER
CLEARING AND GRUBBING
REMOVE FENCE
REMOVE BUILDING
SILT FENCE
ROCK CONSTRUCTION ENTRANCE
RIPRAP
INLET PROTECTION
EROSION CONTROL BLANKET
STORM MANHOLE
REMOVE TREE
REMOVE SANITARY SEWER/SERVICE
REMOVE WATER MAIN/SERVICE
FLARED END SECTION
TREE
SANITARY MANHOLE
MNDOT SEED MIX 22-112
SOD PER LANDSCAPE PLANS
MNDOT SEED MIX 33-262
MNDOT SEED MIX 34-262
MNDOT SEED MIX 35-241
SILT FENCE DITCH CHECK
CULVERT PROTECTION
REMOVE TRASH AND DEBRIS
GRADING LEGEND
SITE PLAN LEGENDEXISTING LEGEND
UTILITY/STORM SEWER LEGEND
EROSION CONTROL LEGEND
REMOVALS LEGEND
GENERAL LEGEND
PROPOSED STORM SEWER
PROPOSED CATCH BASIN
PROPOSED MANHOLE
1.00%
FL=9XX
PROPOSED SPOT ELEVATION
(ALL ELEVATIONS ARE TO FLOWLINE UNLESS
OTHERWISE NOTED)
ME=9XX
TC=9XX
MATCH EXISTING SPOT ELEVATION
TOP OF CURB SPOT ELEVATION
EOF=9XX EMERGENCY OVERFLOW SPOT ELEVATION
HP=9XX HIGH POINT SPOT ELEVATION
PROPOSED RIDGE / VALLEY / BREAKLINE
PROPOSED SLOPE ARROW
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
EXISTING CONTOUR
PROPOSED CONTOUR9XX
FG=9XX FINISHED GRADE SPOT ELEVATION
TW=9XX TOP OF WALL SPOT ELEVATION
BW=9XX BOTTOM / TOE OF WALL SPOT ELEVATION
PROPERTY LINE
SETBACK LINE
EASEMENT LINE
CONSTRUCTION LIMITS
BREMER BANK PARCEL 716.23
432.18S 01° 07' 07" E 3.02S 39°13'04" E1041.74ALLEY232.7610
0
.
0
0S 50°
4
6
'
5
6
"
WN 89°07'06" E947.205
6
4
.
0
6S
5
0
°
3
3
'
2
4
"
WPARCEL 1PARCEL 2PARCEL 3KENZIE
TERRACE
(CO
.
RD
.
NO
.
1
5
3
)
STINSON PARKWAY1027.85N 00°36'35" E ALLEY21BLOCK ONEOUTLOT ABLOCK TWO1137494 S.F.3.16 AC.191086 S.F.4.39 AC.274811 S.F.6.31 AC.N89°18'31"E295.01S0°06'35"E 225.89L=176.80R=851.73Δ=11°53'36"PROPOSEDDRAINAGE ANDUTILITY EASEMENT(25,725 S.F.)PROPOSEDDRAINAGE ANDUTILITY EASEMENT(48,669 S.F.)PROPOSED DRAINAGE & UTILITY EASEMENT OVERALL OF OUTLOT A1
:Parcel 1:That part of the South 1/2 of the Northwest Quarter of Section 7, Township 29, Range 23, beginning at apoint in the South line of said Tract 100 feet East of the Southwest corner thereof; thence North 1079.8 feet;thence East parallel to the South line of said Quarter Section 1041.74 feet; thence South to center of StateHighway No. 63; thence southwesterly along said center line of State Highway No. 63 and St. Anthony andTaylor Falls Road to intersection of center line of said road with the South line of said Quarter Section;thence West along said latter line to the point of beginning, except that part thereof embraced in the South365 feet of the West 395 feet of the Southwest Quarter of the Northwest Quarter of said Section 7 andexcept the easterly 100 feet thereof.Except that part taken for highway purposes by the County of Hennepin as evidenced by Final Certificate,filed May 16, 1985, as Document No. 1652500.Parcel 2:That part of the following described property:The Easterly 100 feet of that part of the South half of the Northwest Quarter, Section 7, Township 29, Range23, beginning at a point in the South line of said Tract 100 feet East of the Southwest corner thereof, thenceNorth 1079.8 feet, thence East parallel to the South line of said quarter section 1041.74 feet; thence Southto center of State Highway No. 63; thence Southwesterly along said center line of State Highway 63 and St.Anthony and Taylor Falls Road to intersection of center line of said road with the South line of said quartersection; thence West along said latter line to the point of beginning,lying Westerly of the following described line and its Southerly extension,Beginning at a point on the North line of the above described Tract, distant 5.50 feet easterly of theNorthwest corner thereof, assumed bearing of said North line is North 89 degrees 24 minutes 53 secondsEast; thence South 01 degree 00 minutes 45 seconds East a distance of 486.65 feet, more or less, to theSouth line of the above described tract and there terminating.Parcel 3:That part of the Northwest Quarter of Section 7, Township 29, Range 23, described as commencing at apoint on the South line of said Northwest Quarter distant 100 feet Easterly from the Southwest corner of saidNorthwest Quarter; thence Northerly parallel with the West line of said Northwest Quarter to the South lineof MURRAY HEIGHTS ADDITION TO MINNEAPOLIS, being the actual point of beginning; thence Southerlyalong said parallel line to a point distant 1079.8 feet Northerly from said South line of the Northwest Quarter;thence on an assumed bearing of North 89 degrees 24 minutes 53 seconds East, parallel with the South lineof said Northwest Quarter a distance of 947.24 feet; thence North 01 degree 00 minutes 45 seconds East tosaid South line of MURRAY HEIGHTS ADDITION TO MINNEAPOLIS; thence Westerly along the lastdescribed line to the point of beginning.All situated in the County of Hennepin and State of Minnesota.Torrens PropertyBeing registered land as evidenced by Certificate of Title No. 10665952501 Lowry Avenue NE,St. Anthony, MN 55418WENCK ASSOCIATES INC.1800 PIONEER CREEK CENTERMAPLE PLAIN MN, 55359SURVEYS BASED ON ALTA/ACSM LAND TITLE SURVEY PREPARED BY PREMIERLAND SURVEYING, LLC, DATED JUNE 6, 2016 AND CERTIFICATE OF SURVEY BYCLARK ENGINEERING DATED MAY 3, 2010.THE VILLAGE LLC1907 WAYZATA BLVD. E. #250WAYZATA, MN 55391DECEMBER 20, 2017727$/$5($72%(3/$77(' 6) $& 2501 LOWRY AVENUE NE, ST. ANTHONY, MN 55418EXSTING IMPROVEMENTS AND UNDERLYING PROPERTY INFORMATION ARESHOWN LIGHTLY IN THE BACKGROUND.DRAINAGE AND UTILITY EASEMENTS SHOWN BEING FIVE FEET IN WIDTH ANDADJOINING SIDE LOT LINES, AND BEING 10 FEET IN WIDTH AND ADJOININGREAR LOT LINES, UNLESS OTHERWISE SHOWN.THE VILLAGE LLCDEVELOPMENTDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENT
THE VILLAGE, LLC
1907 WAYZATA BLVD, SUITE 250
M:\5005\0003\DESIGN\SURVEY\5005-0003preplat3.dwg
Description:Date:
WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA
12/06/20171Issue #
Prepared For:
XX/XX/XXXX DESCRIPTION ISSUE #Sheet #:Sheet Title:1/25/2018 2:01:51 PM
Date:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGWENCK ASSOCIATES INC.1800 PIONEER CREEK CENTERMAPLE PLAIN MN, 55359C-101PRELIMINARYPLAT
KEN
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OF SEC. 7, T. 29, R. 23
EXISTING
BUILDING
(1056 S.F.)EXISTINGBUILDING(2923 S.F.)EAST LINE OF PARCEL 1CHAINLINK FENCE
ON PROPERTY LINE
EXIST
.
BLDG
.
(1663
S
.
F
)
100
100
SW COR OF SW1/4 OFWEST LINE OF SW1/4 OF NW1/4 OF SEC. 72020100
4
0
20
20
10101010
1010
10
10
20' DRAINAGE & UTILITY
EASEMENT PER DOC. NO. 2447499
C LCHAIN LINK FENCE
0.6' WEST OF
PROPERTY COR.
WEST LINE OF KENZINGTON
CONDOMINIUM PLAT AND
EAST LINE OF PARCEL 2
BITU
MI
N
O
U
S
7 STA
L
L
S 3 STALLS4 STALLSBITUMINOUS
CON
C
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R
CONCRETE CURB GUTTERALLEY
920
9
1
5
9
1
3
9
1
5
92092592
5
91
5
91
7
912
916.2916.6928.4930.9916.4918.4921.7926.2EXISTING 12" PLASTIC STORM PIPE
EXISTING FLARED END SECTION
INV=910.37
EXISTING 8" WATERMAIN
EXISTING 8" WATERMAIN
EXISTING 8" WATERMAIN
APPROXIMATE EDGE OF PAVEMENT (TYP.)
APPROXIMATE EDGE OF PAVEMENT (TYP.)
APPROXIMATE EDGE
OF PAVEMENT (TYP.)
APPROXIMATE EDGE
OF PAVEMENT (TYP.)
C-102
EXISTING
CONDITIONS
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-102 Existing Conditions.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:02:41 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
BENCHMARKS
1.HENNEPIN COUNTY MONUMENT AT STINSON
PARKWAY & KENZIE TERRACE INTERSECTION,
ELEVATION = 932.75
2.STORM SEWER MANHOLE (SOLID COVER) AT
KENZIE TERRACE & ENTRANCE TO THE
LEGACY OF ST ANTHONY/AUTUMN WOODS,
RIM ELEVATION = 916.16
3.SANITARY SEWER MANHOLE AT WEST END
OF ALLEYWAY, ELEVATION = 923.02
KEN
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OF SEC. 7, T. 29, R. 23
EXISTING
BUILDING
(1056 S.F.)EXISTINGBUILDING(2923 S.F.)EAST LINE OF PARCEL 1CHAINLINK FENCE
ON PROPERTY LINE
EXIST
.
BLDG.
(1663
S
.
F
)
100
100
SW COR OF SW1/4 OF
NW1/4 OF SEC. 7, T. 29, R. 23WEST LINE OF SW1/4 OF NW1/4 OF SEC. 72020100
NW COR. OF SW1/4
OF NW1/4 OF SEC. 7
4
0
20
20
10101010
1010
101020' DRAINAGE & UTILITY
EASEMENT PER DOC. NO. 2447499
C LCHAIN LINK FENCE
0.6' WEST OF
PROPERTY COR.
WEST LINE OF KENZINGTON
CONDOMINIUM PLAT AND
EAST LINE OF PARCEL 2
BITU
MI
N
O
U
S
7 STAL
L
S 3 STALLS4 STALLSBITUMINOUS
CON
C
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R
CONCRETE CURB GUTTERALLEY
920
9
1
5
9
1
3
9
1
5
92092592
5
91
5
91
7
912
NAVD88 VERTICAL DATUM 916.2916.6928.4930.9916.4918.4921.7926.2C-103
EXISTING
CONDITIONS
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-103 Existing Conditions.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:03:31 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
BENCHMARKS
1.HENNEPIN COUNTY MONUMENT AT STINSON
PARKWAY & KENZIE TERRACE INTERSECTION,
ELEVATION = 932.75
2.STORM SEWER MANHOLE (SOLID COVER) AT
KENZIE TERRACE & ENTRANCE TO THE
LEGACY OF ST ANTHONY/AUTUMN WOODS,
RIM ELEVATION = 916.16
3.SANITARY SEWER MANHOLE AT WEST END
OF ALLEYWAY, ELEVATION = 923.02
SITE DATA
AREA DEVOTED TO
RESIDENTIAL-MANUFACTURED HOMES/RV'S 491,743 SF (11.289 AC)
AREA SF (AC)
COMMON SPACE N/A
PUBLIC OPEN SPACE N/A
STREETS 168,364 SF (3.865 AC)
OFF-STREET PARKING/LOADING (14 STALLS)6,751 SF (0.155 AC)
PID: 0702923230001 (VILLAGE PROPERTY SITE)
AREA AND FLOOR AREA DEVOTED TO
COMMERCIAL USES 1,663 SF (0.038 AC)
AREA SF (AC)
INDUSTRIAL OR OFFICE N/A
TOTAL AREA OF PROPERTY 669,885 SF (15.378 AC)
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
STORMWATER POND
NWL=911.00
HWL=915.92
KEN
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97.9'22.6'70.7'20'76.7'85'66.9'89.9'
4
2
.
5
'
9'
TYP.
22'23.5'23.5'24'15'23.5'10'
18'
9'
TYP.30'10'8.5'8.5'19'TYP.9'TYP.
19'
TYP.
10'
23.5'
2
4
'24'
PATIO
PLAZAPATI
O
PLAZA
PROOF OF
PARKING
37 STALLS
PATIO
22'22'22'22'22'15'8.5'19'TYP.9'
TYP.19'TYP.23.5'
1
2
'
12' WIDE LEFT
TURN LANE
6' WIDE TRAIL
6' WIDE TRAIL
8' WIDE TRAIL
EXISTING TREE
TO REMAIN (TYP.)
5' WIDE
SIDEWALK
5' WIDE
SIDEWALK
5' WIDE
SIDEWALK
5' WIDE
SIDEWALK
5' WIDE
SIDEWALK
5' WIDE
SIDEWALK
5' WIDE
SIDEWALK
CONSTRUCTION
LIMITS (TYP.)
CONSTRUCTION
LIMITS (TYP.)
3
0
'
3
0
'
20'
20'20'20'20'
20'
12' WIDE RIGHT
TURN LANE
6
0
'
5
'
DOG PARK
LIGHT POLE
(TYP.)
CROSSWALK
(TYP.)
RETAINING WALL23'C-104
SITE PLAN
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-104 Site Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:04:12 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
SITE ANALYSIS TABLE
EXISTING ZONING R1 SINGLE FAMILY RESIDENTIAL
LOT AREA 6) $&
TOTAL BUILDING AREA 6)
GREENSPACE SUMMARY
IMPERVIOUS AREA (INCL. BLDG AND POND)
PROPOSED
PERVIOUS AREA
BL. 1 LT. 1 - IND. LIVING
PARKING STALLS SUMMARY RAMP
PARKWAY
BL. 2 LT. 1 - MULTI RES.
SETBACK SUMMARY BUILDING
EAST
30'
WEST
NORTH
PROPOSED ZONING PUD - PLANNED UNIT DEVELOPMENT
20'
20'
20'
SOUTHEAST
6) $&
BL. 1 LT. 2 - AST. LIVING
SOUTHWEST 20'
INTERNAL 0'
ADA
30
TOT
4
30
115
61
4
5
0 61
STANDARD
SURFACE
ADDITIONAL PROOF STALLS 37 37
0
TOTAL PARKING COUNT
RAMP SURFACE
0 0
0
0
6) $&
88
86
231
4
4
7
126
124
358
405 273 15 13 706
PROPERTY LINE
SITE LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED CURB AND GUTTER
BITUMINOUS PAVEMENT
CONCRETE SIDEWALK PAVEMENT.
CONSTRUCTION LIMITS
KEN
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FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=911.00
HWL=915.92
65.2'81.1'78.4'73.1'99'
70.7'76.7'85'66.9'89.9'
9'
TYP.
22'23.5'23.5'24'15'23.5'10'
18'
9'
TYP.30'10'8.5'8.5'19'TYP.9'TYP.
19'
TYP.30.5'
10'
23.5'
2
4
'24'
PROOF OF
PARKING 37
STALLS 22'22'22'22'15'8.5'19'TYP.9'
TYP.19'TYP.23.5'
EXISTING TREE
TO REMAIN (TYP.)
5' WIDE
SIDEWALK
1
1
1
1 11
1
1
1
1
1
1
1
5 55
5
5
5
5
R15'R15'R5'
R3'R3
'
R
1
0
'R2'R3'R5'R
3
'
R3'R1
0
'R10'R10'R10'R10'R3
'R10'R5'R3'R10'R3'R2
'
R
4
0
'R3'R2
0
'
R
1
5
'
R5'
R5'
R5'R15'R
1
5
'R20'R
3
'R3'R3'
R32'
R12'R10'R10'R3'R3'R20'R10'R3'35.23'
21.16'
R3'R5'R1
5
'R3'R3'R10'R
1
0
'R5'
R10'R3'R3'
R34'
R1
0
'R3'R25'R25'R3'R
3
'R10'R3'R3'
R3'R3'R3'R10'R12'R32'R3'
R3'R10'R
3
'R3'R15'R
5
'R5'R15'R5'R3'
18'18'25'5 5
2
3
2
2
3
2
2
3
1
9'
TYP.
9'
TYP.19'TYP.R30'R3'R3'R3'6
6
6
6
6
6
6
6
6
6
6
11
11
11
11
8
8
8
8
26
26
26
26
17
18
18
18
R10'
R3'
16 16
16
1616
16
19
19
19
19 19
19
14
14
14
14
14
14
14
14
15
15
15
15
15
15
15
15
15
15
10
10
10
22
22
22 22
22
22
22
22
PAR FITNESS
NODE (TYP. OF 8)27
27
27
27
5
'
27
20'
3
0
'20'20'20'
30
20
3020
20
20
2020
20
20
29
29
29
29
3
28
31
31
31
31
31
31
31
31
31
31
31
31
31 31 31 31
32
3232
32
6
0
'22'23'C-105
SITE PLAN
NORTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-105 Site Plan North.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:04:53 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
SITE LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED CURB AND GUTTER
BITUMINOUS PAVEMENT
CONCRETE SIDEWALK PAVEMENT.
3
2
1
4
5
6
7
8
9
10
11
12
13
14
15
B612 CURB AND GUTTER
B612 TIP-OUT CURB AND GUTTER
MOUNTABLE CURB AND GUTTER
2' WIDE CONCRETE VALLEY GUTTER
BITUMINOUS PAVEMENT
5' WIDE CONCRETE SIDEWALK
6' WIDE CONCRETE TRAIL
8' WIDE BITUMINOUS TRAIL
CONCRETE DRIVEWAY APRON
MATCH INTO EXISTING PAVEMENT
MATCH INTO EXISTING CURB AND GUTTER
MATCH INTO EXISTING SIDEWALK
PATCH BITUMINOUS PAVEMENT
16
17
KEYNOTE LEGEND
18
19
20
21
22
23
24
25
26
27PARALLEL PARKING STALLS - 22' X 8.5' TYP.
STANDARD PARKING STALL - 9' X 18' TYP.
ADA PARKING STALLS WITH ACCESS AISLE & CURB RAMP
PLAZA - SEE ARCH. AND LANDSCAPE PLANS
PATIO - SEE ARCH. AND LANDSCAPE PLANS
PROPERTY LINE
RETAINING WALL W/ RAILING. SEE ARCH. FOR RAILING
FENCE - SEE LANDSCAPING PLANS
4" STRIPING
DOG PARK
TOT LOT/COMMUNITY AREA
ADA PEDESTRIAN RAMP
GARAGE ENTRANCE
BUILDING SETBACK
LOT LINE
DECORATIVE PAVEMENT SEE LANDSCAPE PLANS
RAILING - SEE ARCH. PLANS
STREET LIGHT
CROSSWALK
28
29
30
31
32
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
PROOF OF
PARKING
97.88'22.57'20'4
2
.
4
7
'9'TYP.
19'
TYP.
30.5'
23.5'
22'3'23.5'
1
2
'
12' WIDE LEFT
TURN LANE
5' WIDE
SIDEWALK
1
1
5
R2
0
'
R10'R3'R3'
R34'
R1
0
'R3'R25'R25'2
6
6 6
7
7
11
11
11
26
26
17
18
16 16
19
19
19
14
14
14
15
15
10
10
2
5
'
27
3020
20
20
20
2320
20
KENZI
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1
5
3
)STINSON PARKWAYC-106
SITE PLAN
SOUTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-106 Site Plan South.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:33:23 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
SITE LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED CURB AND GUTTER
BITUMINOUS PAVEMENT
CONCRETE SIDEWALK PAVEMENT.
3
2
1
4
5
6
7
8
9
10
11
12
13
14
15
B612 CURB AND GUTTER
B612 TIP-OUT CURB AND GUTTER
MOUNTABLE CURB AND GUTTER
2' WIDE CONCRETE VALLEY GUTTER
BITUMINOUS PAVEMENT
5' WIDE CONCRETE SIDEWALK
6' WIDE CONCRETE TRAIL
8' WIDE BITUMINOUS TRAIL
CONCRETE DRIVEWAY APRON
MATCH INTO EXISTING PAVEMENT
MATCH INTO EXISTING CURB AND GUTTER
MATCH INTO EXISTING SIDEWALK
PATCH BITUMINOUS PAVEMENT
16
17
KEYNOTE LEGEND
18
19
20
21
22
23
24
25
26
27
28
29
30
PARALLEL PARKING STALLS - 22' X 8.5' TYP.
STANDARD PARKING STALL - 9' X 18' TYP.
ADA PARKING STALLS WITH ACCESS AISLE & CURB RAMP
PLAZA - SEE ARCH. AND LANDSCAPE PLANS
PATIO - SEE ARCH. AND LANDSCAPE PLANS
PROPERTY LINE
RETAINING WALL W/ RAILING. SEE ARCH. FOR RAILING
FENCE - SEE LANDSCAPING PLANS
4" STRIPING
DOG PARK
TOT LOT/COMMUNITY AREA
ADA PEDESTRIAN RAMP
GARAGE ENTRANCE
BUILDING SETBACK
LOT LINE
DECORATIVE PAVEMENT SEE LANDSCAPE PLANS
RAILING - SEE ARCH. PLANS
STREET LIGHT
CROSSWALK
31
32
KEN
ZI
E
T
E
R
R
A
C
E (
C
O
U
N
T
Y
R
D 153)STINSON PARKWAYMULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
STORMWATER POND
NWL=911.00
HWL=915.92
922
924
920
918
924926920
922
920
918
9229249289209109109
1
0
910918920
922
9
2
0 91892
0
910910910
9229249
2
6
920922924926
5
.
0
:
1 4.7
:1
4
.
3
:
13.7:13.8:15.9:1
4.8:1
5.5:1 3:1
3:14.6:14.2%2.
6%
2
.
0%2.5%3:1
3:1
3
:
1
3:13:1
2.6%5.9:17.5:16.6:1
6.4:1 5.2:14.7:16.0:112.9:12.0%1.
3
%
8.9%5.0%1.7
%
2.2%
3.
3%3.6%3.0%3.7%3.0%4.6%
3.5%3.3%6.5
%6.3%11.4%5.5%
2
.
1%3.3%4.1%10.9%13.6%4.8:1918
9
1
6
922
916
914
2
.
1%
914
918
916
916
920
920
916918
922
92091892091892091892292892692
4
9
1
8
9
1
8
EOF=17.58
EOF=17.50
EOF=17.43
EOF=17.50
EOF=17.37
23.5%4.4:1 EOF=18.90
EOF=25.50
EOF=21.909223.
7
%922EOF=21.90
EOF=23.50926
920
10:110:13:110:13:110:110:1
10
:
1
10:13:13:13:1
EOF=16.00922PATIO
EL=923.00
PATIO
EL=927.00
PATIO
EL=923.00PATIOEL=927.00EOF=17.30
EOF=17.41
EOF=22.30
EOF=22.54
9
2
0
EOF=20.32
EOF=19.68
EOF=19.75
EOF=22.30
EOF=19.89
EOF=19.91
EOF=19.88
EOF=16.90
EOF=17.79
EOF=16.39
EOF=16.84
EOF=16.31
EOF=16.31
C-301
GRADING
PLAN
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-301 Grading Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:06:43 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
GRADING LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED STORM SEWER
PROPOSED CATCH BASIN
PROPOSED MANHOLE
1.00%
FL=9XX
PROPOSED SPOT ELEVATION
(ALL ELEVATIONS ARE TO FLOWLINE UNLESS
OTHERWISE NOTED)
ME=9XX
TC=9XX
MATCH EXISTING SPOT ELEVATION
TOP OF CURB SPOT ELEVATION
EOF=9XX EMERGENCY OVERFLOW SPOT ELEVATION
HP=9XX HIGH POINT SPOT ELEVATION
PROPOSED RIDGE / VALLEY / BREAKLINE
PROPOSED SLOPE ARROW
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
EXISTING CONTOUR
PROPOSED CONTOUR9XX
NOTE: SEE C-501 STORM SEWER PLAN FOR STORM SEWER
DESIGN DETAILS
FG=9XX FINISHED GRADE SPOT ELEVATION
TW=9XX TOP OF WALL SPOT ELEVATION
BW=9XX BOTTOM / TOE OF WALL SPOT ELEVATION
CONSTRUCTION LIMITS
EOF FLOW ARROW
KEN
ZI
E
T
E
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R
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C
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C
O
U
N
T
Y
R
D 153)STINSON PARKWAYMULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=911.00
HWL=915.92
922
918
920
918
924926920
922
920
918
922924918920
922 920918922 9229209
2
0
910910910
922922924926
3.7:13.8:12
.
0%2.5%3:1
3:1
3
:
1
3:13:1
2.6%9.1:17.5:16.6:1
6.4:1 19.1%21.2%16.8%7.7%2.0%0.
7%5.8%8.5%
1.7
%
2.2%
3.
3%3.6%3.0%3.7%3.0%4.6%
3.5%3.3%6.5
%6.3%11.4%9.5
%
2
.
1%3.3%4.1%12.1%918
9
1
6
922
916
914
2
.
1%
914918916
920
918
922
920918920918920918922926928926
928 9269289
2
4
9
1
8
9
1
8 918EOF=17.58
920924926
EOF=25.80
EOF=25.50
EOF=22.30
EOF=23.50
1.9%2.1%2.0%
2.0%
2.1%
2.
0
%
EOF=17.30
EOF=17.50
EOF=17.43
EOF=17.50
EOF=17.37
1.4%
2
.
1%2.4%11.4%7.8:18.4%4.8%
3.5%2.0%
1.9%
2.0%
2.7
%
920
922
4
.
3%
FG=17.62
FG=23.47
FG=23.92
FG=21.22
FG=24.99
FG=24.38
CONCRETE STEPS
2.4%1.4%4.5%
2.8%
FG=24.87
12.2%
1
0
.
2
%
3.4%18.1%15.3%
8.
9
%
FG=23.97
FG=17.51
FG=16.60
FG=17.00
RETAINING WALL
TW=23.00
BW=17.00
BW=19.89
BW=20.97BW=21.80
BW=17.00
TW=21.86
TW=21.47
TW=24.00
TW=22.30
RETAINING WALL
BW=12.00
BW=16.24
BW=20.00
BW=20.00
BW=16.61
BW=12.00
BW=13.00
BW=13.85 BW=13.42
BW=13.00
BW=15.67
BW=15.54BW=17.05
BW=17.05
TW=20.50
TW=18.39
TW=22.50
TW=22.50
TW=21.62
TW=21.00
TW=18.00
TW=19.17
TW=18.26
TW=17.55
TW=17.55
TW=18.32
TW=19.39
TW=20.00
RETAINING WALL
RETAINING WALL
RETAINING WALL
RETAINING WALL
RETAINING WALL
RETAINING
WALL
BW=17.50
BW=15.71
BW=12.00
BW=12.00 BW=13.68
BW=15.45
BW=17.00
TW=19.00
TW=18.30
TW=18.00 TW=17.50
TW=18.54
TW=19.84TW=21.008.1%FG=27.00
FG=26.00
FG=25.00 FG=22.00 FG=22.00 FG=18.00
BW=18.00 BW=18.00
BW=24.00
BW=27.00
TW=27.00
TW=27.00
TW=27.00TW=27.00
FG=27.00
FG=26.00
FG=26.00
FG=24.00
FG=23.00
FG=26.13
FG=27.00
FG=27.00
FG=27.00
FG=27.00
FG=27.00
FG=27.00
FG=27.00
FG=27.00 FG=23.00
FG=23.00
FG=22.50
FG=18.00 FG=18.00 FG=22.00 FG=22.00
FG=20.00
FG=20.00FG=23.00FG=23.00
FG=23.00
FG=23.00
FG=23.00 FG=23.00 FG=20.00
FG=20.00FG=18.00
FG=22.50 FG=23.00
FG=23.00
FG=23.00
FG=23.00
FG=22.50
FG=22.50
FG=23.00 FG=23.00 FG=23.00 FG=21.00
1
0
:
1
3:
110:13:110:13:1EOF=16.00
FG=23.00
FG=23.00 FG=23.00
FG=23.00
BW=20.00
BW=20.00
BW=20.00
BW=20.00 BW=20.00
BW=20.00 BW=20.00
TW=23.00
TW=23.00
TW=23.00
TW=23.00 TW=23.00
TW=23.00 TW=23.00
TW=23.00
BW=20.002.0%4.0%EOF=21.90
EOF=17.70
EOF=20.32
EOF=22.54
EOF=19.68
EOF=19.75
EOF=22.30
EOF=19.89
EOF=16.39
EOF=16.84
EOF=17.79
EOF=19.88
EOF=19.91
EOF=16.90
EOF=16.31
EOF=16.31
C-302
GRADING
PLAN NORTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-302 Grading Plan North.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:07:45 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
GRADING LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED STORM SEWER
PROPOSED CATCH BASIN
PROPOSED MANHOLE
FL=9XX
PROPOSED SPOT ELEVATION
(ALL ELEVATIONS ARE TO FLOWLINE UNLESS
OTHERWISE NOTED)
ME=9XX
TC=9XX
MATCH EXISTING SPOT ELEVATION
TOP OF CURB SPOT ELEVATION
EOF=9XX EMERGENCY OVERFLOW SPOT ELEVATION
HP=9XX HIGH POINT SPOT ELEVATION
PROPOSED RIDGE / VALLEY / BREAKLINE
EXISTING CONTOUR
PROPOSED CONTOUR9XX
NOTE: SEE C-501 STORM SEWER PLAN FOR
STORM SEWER DESIGN DETAILS
FG=9XX FINISHED GRADE SPOT ELEVATION
TW=9XX TOP OF WALL SPOT ELEVATION
BW=9XX BOTTOM / TOE OF WALL SPOT ELEVATION
1.00%PROPOSED SLOPE ARROW
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
CONSTRUCTION LIMITS
EOF FLOW ARROW
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
9269
2
8
9209109
1
0
9
1
0
9109189109229249
2
6
9209104.8:14
.
3
:
1
4.
7
:
13.7:13.8:15.9:1
4.8:1
5.5:1 10:1
3:14.7:13
3
.
3%3:10.
7%
4.0%
8.5%5.0%3.5%3.3%7.
3
%
9.5
%12.1%4.1%4.8:1916
914
FG=22.50
FG=22.50
FG=20.00
FG=22.50
FG=23.00
FG=23.00
FG=23.00 FG=23.00
FG=23.00
FG=21.00FG=23.00FG=23.00FG=23.00
TW=19.00
TW=21.00
TW=23.00
TW=23.00
TW=23.00 TW=23.00
TW=23.00 TW=23.00
TW=23.00 TW=23.00
TW=23.00
BW=20.00
BW=20.00
BW=20.00 BW=20.00
BW=20.00 BW=20.00
BW=20.00 BW=20.00
BW=20.00
BW=12.00
BW=12.00
BW=12.00
BW=12.00
BW=13.68
BW=15.71
BW=17.50
BW=16.64
BW=15.45
BW=16.78
TW=19.84
TW=18.54
TW=17.61TW=18.00
TW=18.15
TW=18.30
FG=20.00
FG=21.00
FG=21.00
EOF=21.90
0.1%2.8%
EOF=21.90
2.0%2.0%FG=24.38
FG=26.52
FG=30.93
FG=17.00
FG=16.60
TW=26.03 BW=20.00BW=26.00 BW=19.39
BW=26.73
TW=26.73
TW=25.20TW=27.37
BW=22.50
TW=26.00
FG=20.00
FG=20.00
10:1 10:110:110:110:13:13:13:13:12.6:14.2:14.4:1
2.0%
EOF=18.9011.7%TW=19.27
TW=17.00
TW=17.00
TW=19.27
BW=19.27
BW=16.25
BW=15.50
BW=19.27
RETAINING WALL
1.9%
1.9%
EOF=16.31
EOF=16.31
EOF=16.90
RETAINING WALL
BW=12.50
BW=12.50
TW=16.86
TW=16.87
11.4:1
4.5:1
3.7:
1
KENZI
E
T
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A
C
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(
C
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U
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1
5
3
)STINSON PARKWAYC-303
GRADING
PLAN SOUTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-303 Grading Plan South.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:08:36 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
GRADING LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED STORM SEWER
PROPOSED CATCH BASIN
PROPOSED MANHOLE
1.00%
FL=9XX
PROPOSED SPOT ELEVATION
(ALL ELEVATIONS ARE TO FLOWLINE UNLESS
OTHERWISE NOTED)
ME=9XX
TC=9XX
MATCH EXISTING SPOT ELEVATION
TOP OF CURB SPOT ELEVATION
EOF=9XX EMERGENCY OVERFLOW SPOT ELEVATION
HP=9XX HIGH POINT SPOT ELEVATION
PROPOSED RIDGE / VALLEY / BREAKLINE
PROPOSED SLOPE ARROW
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
EXISTING CONTOUR
PROPOSED CONTOUR9XX
NOTE: SEE C-501 STORM SEWER PLAN FOR
STORM SEWER DESIGN DETAILS
FG=9XX FINISHED GRADE SPOT ELEVATION
TW=9XX TOP OF WALL SPOT ELEVATION
BW=9XX BOTTOM / TOE OF WALL SPOT ELEVATION
CONSTRUCTION LIMITS
EOF FLOW ARROW
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
STORMWATER POND
NWL=911.00
HWL=915.92
KEN
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FIRE
DEPARTMENT
CONNECTION
HYDRANT
HYDRANT
HYDRANT
HYDRANT
HYDRANT
HYDRANT HYDRANT
HYDRANT
HYDRANT
CONNECT TO EX. WATERMAIN
CONNECT TO EX WATERMAIN
MH - 8
MH - 7
MH - 6
MH - 5
MH - 4
MH - 3
MH - 2
MH - 1
STRUCTURE - (16)
CONNECT TO EXISTING
24" SANITARY SEWER
CORE DRILL AND FILL
W/ WATERTIGHT BOOT
INV-902.10
REMOVE 266 LF OF 9" VCP
SANITARY SEWER AND
REPLACE WITH 24" PVC
CONNECT TO EXISTING
SANITARY SEWER
10" DIP WATERMAIN
W/ POLYWRAP
8" DIP WATERMAIN
W/ POLYWRAP
6" DIP
WATERMAIN W/
POLYWRAP
6" DIP
WATERMAIN W/
POLYWRAP
WATER SERVICE
10' MIN. SEPARATION
10' MIN.
SEPARATION
10' MIN.
SEPARATION
10' MIN.
SEPARATION
10' MIN.
SEPARATION
VALVE
VALVE
VALVE
VALVE
VALVE
VALVE
CLEANOUT CLEANOUT
CLEANOUT
CLEANOUT
FIRE DEPARTMENT
CONNECTION
HYDRANT
C-401
UTILITY PLAN
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-401 Uitlity Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:09:15 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
UTILITY LEGEND
SETBACK LINE
EASEMENT LINE
EXISTING SANITARY SEWER
EXISTING / PROPOSED STORM SEWER
EXISTING SANITARY STRUCTURE
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
EXISTING WATERMAIN
PROPOSED SANITARY STRUCTURE
PROPOSED HYDRANT
PROPOSED FIRE DEPARTMENT CONNECTION
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=911.00
HWL=915.92
KEN
ZI
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C
O
U
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D 153)STINSON PARKWAY926
926
926
928
920
916916
918 9189229229249
2
4
91
8
920
918
918
922
922924926 920920
922
920
918
922924920914
9
1
6
9
1
8
920914914916916918
922918920
922 920918922 9229209
2
0
910910918918918918
914916
9
1
8
918
914
91
6
910
FIRE DEPARTMENT
CONNECTION
FIRE DEPARTMENT CONNECTION
FIRE DEPARTMENT
CONNECTION
HYDRANT
HYDRANT
HYDRANT
HYDRANT
HYDRANT
HYDRANT HYDRANT
HYDRANT
CONNECT TO EX WATERMAIN
MH - 8
RIM=921.49
NE INV=911.34
MH - 7
RIM=919.84
SW INV=910.33
E INV=910.23
MH - 6
RIM=918.40
W INV=909.52
SE INV=909.42
MH - 5
RIM=917.15
NW INV=908.79
SE INV=908.69
MH - 4
RIM=916.33
NW INV=907.91
NE INV=907.81
MH - 3
RIM=917.04
SW INV=907.03
N INV=906.93
MH - 2
RIM=917.64
S INV=906.05
N INV=905.95
MH - 1
OUTSIDE DROP
RIM=924.95
W INV=907.28
S INV=905.07
E INV=904.97
252 L
F
O
F
1
0"
P
V
C
@
0.
4
0
%
177 LF OF 10" PVC @
0
.
4
0
%
14
2
L
F
O
F
1
0
"
P
V
C
@
0
.
4
5
%
2
0
8
LF
OF
1
0
"
PVC
@
0
.
3
8%220 LF OF 10" PVC @ 0.40%266 LF OF 24" PVC @ 1.08%194 LF OF 10" PV
C
@ 0.40
%220 LF OF 10" PVC @ 0.40%CONNECT TO EXISTING 24"
SANITARY SEWER
CORE DRILL AND FILL W/
WATERTIGHT BOOT
INV=902.10
REMOVE 266 LF OF 9" VCP
SANITARY SEWER AND
REPLACE WITH 24" PVC
CONNECT TO EXISTING
SANITARY SEWER
GRAVITY CONNECTION FOR
MAIN LEVEL AND ABOVE.
GARAGE LEVEL TO BE
PUMPED
SANITARY SERVICE
2% SLOPE
WATERMAIN CROSSING
MAINTAIN 2' SEPARATION
GRAVITY CONNECTION FOR
MAIN LEVEL AND ABOVE.
GARAGE LEVEL TO BE PUMPED
GRAVITY CONNECTION FOR
MAIN LEVEL AND ABOVE:
GARAGE LEVEL TO BE
PUMPED
SANITARY SERVICE
2% SLOPE
FULL GRAVITY CONNECTION
SANITARY SERVICE
2% SLOPE
SANITARY SERVICE
2% SLOPE
WATERMAIN CROSSING
MAINTAIN 2' SEPARATION
WATER SERVICE CROSSING
MAINTAIN 2' SEPARATION
WATERMAIN CROSSING
MAINTAIN 2' SEPARATION
WATERMAIN CROSSING
MAINTAIN 2' SEPARATION
10" DIP WATERMAIN
W/ POLYWRAP
10' MIN SEPARATION
WATERMAIN CROSSING
MAINTAIN 2' SEPARATION
10' MIN
SEPARATION
10' MIN
SEPARATION
10' MIN
SEPARATION
6" DIP WATERMAIN
W/ POLYWRAP
10" DIP WATERMAIN
W/ POLYWRAP
10" DIP WATERMAIN
W/ POLYWRAP
6" DIP WATERMAIN
W/ POLYWRAP
6" DIP WATERMAIN
W/ POLYWRAP
6" DIP WATERMAIN
W/ POLYWRAP
10" DIP WATERMAIN
W/ POLYWRAP
8" DIP WATERMAIN
W/ POLYWRAP
8" DIP WATERMAIN
W/ POLYWRAP
VALVE
VALVE
VALVE
VALVE
VALVE
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
VALVE
VALVE
C-402
UTILITY PLAN
NORTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-402 Uitlity Plan North.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:10:02 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
UTILITY LEGEND
SETBACK LINE
EASEMENT LINE
EXISTING SANITARY SEWER
EXISTING / PROPOSED STORM SEWER
EXISTING SANITARY STRUCTURE
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
EXISTING WATERMAIN
PROPOSED SANITARY STRUCTURE
PROPOSED HYDRANT
PROPOSED FIRE DEPARTMENT CONNECTION
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35 920914914916916918
9229249
2
6
926926
928
920910910 910
920
922
920912914916918 918910HYDRANT
HYDRANT
CONNECT TO EX. WATERMAIN
MH - 4
RIM=916.33
NW INV=907.91
NE INV=907.81
208
LF
OF
1
0
"
PVC
@
0
.
3
8%194 LF OF 10" PV
C
@ 0.40
%
10' MIN SEPARATION
10" DIP WATERMAIN W/
POLYWRAP
10" DIP WATERMAIN
W/ POLYWRAP
VALVE
VALVE
KENZI
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1
5
3
)STINSON PARKWAYHYDRANT
C-403
UTILITY PLAN
SOUTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-403 Uitlity Plan South.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:10:42 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
UTILITY LEGEND
SETBACK LINE
EASEMENT LINE
EXISTING SANITARY SEWER
EXISTING / PROPOSED STORM SEWER
EXISTING SANITARY STRUCTURE
PROPOSED SANITARY SEWER
PROPOSED WATERMAIN
EXISTING WATERMAIN
PROPOSED SANITARY STRUCTURE
PROPOSED HYDRANT
PROPOSED FIRE DEPARTMENT CONNECTION
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
STORMWATER POND
NWL=911.00
HWL=915.92
KEN
ZI
E
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E
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C
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C
O
U
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T
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D 153)STINSON PARKWAY92492692
6
920
916916
918 9189229229249
2
4
91
8
922924926 920920
922
920
918
922924920914
9
1
6
9
1
8
9
2
2
926926926
928
9209109
1
0
9
1
0
9
1
0
920
920912914916918 918920
922 920918922922920 9
2
0
910910914916
9
1
8
918
914
91
6
910
9
2
4
9
2
6
924924
924910920
924
92
4
920
918
920
920920
922
920
918
918
920922924926
STRUCTURE - (16)
STRUCTURE - (14)
STRUCTURE - (46)
STRUCTURE - (28)
STRUCTURE - (30)
STRUCTURE - (22)
STRUCTURE - (62)
STRUCTURE - (47)
STRUCTURE - (61)
STRUCTURE - (15)
STRUCTURE - (59)
STRUCTURE - (60)
STRUCTURE - (49)STRUCTURE - (50)
STRUCTURE - (52)
STRUCTURE - (54)
STRUCTURE - (32)
STRUCTURE - (55)
STRUCTURE - (51)
STRUCTURE - (19)
STRUCTURE - (24)STRUCTURE - (33)
STRUCTURE - (37)
STRUCTURE - (18)
STRUCTURE - (58)
STRUCTURE - (25)
STRUCTURE - (38)
STRUCTURE - (40)
STRUCTURE - (57)
STRUCTURE - (53)
STRUCTURE - (63)
STRUCTURE - (65)
STRUCTURE - (41)
STRUCTURE - (64)
STRUCTURE - (39)
STRUCTURE - (36)
STRUCTURE - (17)
STRUCTURE - (21)
STRUCTURE - (29)
STRUCTURE - (92)
STRUCTURE - (72)
STRUCTURE - (89)
STRUCTURE - (88)
STRUCTURE - (90)
STRUCTURE - (69)
RIPRAP CLASS III
(NO LIMESTONE)
RIPRAP CLASS III
(NO LIMESTONE)
CONSTRUCTION
LIMITS (TYP.)
CONSTRUCTION
LIMITS (TYP.)
BAY FILTER
15'X25'
STRUCTURE - (95)
CONNECT TO EXISTING STORM SEWER
EOF=17.50
EOF=17.58
EOF=17.41
EOF=17.30EOF=23.50
EOF=17.43
EOF=20.32
EOF=22.54
EOF=25.50
EOF=19.68
EOF=17.50
EOF=17.37
EOF=19.75
EOF=22.85
EOF=19.89
EOF=16.39
EOF=16.00
EOF=16.84
EOF=17.79
EOF=19.88
EOF=19.91EOF=22.30
EOF=16.90
EOF=16.31
EOF=16.31
EOF=21.90
EOF=21.90
EOF=18.90
C-501
STORM
SEWER PLAN
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-501 Storm Sewer Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:11:38 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
STORM SEWER LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED STORM SEWER
PROPOSED STORM SEWER STRUCTURE
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
EXISTING CONTOUR
PROPOSED CONTOUR9XX
PROPOSED 6" PVC DRAINTILE
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
STORMWATER POND
NWL=911.00
HWL=915.92
KEN
ZI
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C
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C
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D 153)STINSON PARKWAY92492692
6
920
916916
918 9189229229249
2
4
91
8
922924926 920920
922
920
918
92292492091
4
9
1
6
9
1
8
9
2
2
9
1
0
9
1
0
9
1
0
920
920912914916918 918920
922 920918922 9229209
2
0
910910914916
9
1
8
918
914
91
6
910
9
2
4
910924
92
4
920
918
920
920920
922
920
918
918
920922924926
RIPRAP CLASS III
(NO LIMESTONE)
RIPRAP CLASS III
(NO LIMESTONE)
CONSTRUCTION
LIMITS (TYP.)
CONSTRUCTION
LIMITS (TYP.)
STRUCTURE - (14)
RIM=922.02
N INV=914.05
NE INV=914.05
SE INV=914.05
STRUCTURE - (46)
RIM=922.25
N INV=915.37
S INV=915.37
STRUCTURE - (30)
RIM=920.03
N INV=915.22
S INV=915.22
STRUCTURE - (22)
RIM=919.76
E INV=914.93
N INV=914.93
SW INV=914.93
STRUCTURE - (62)
RIM=922.47
NW INV=913.91
SW INV=913.91
STRUCTURE - (47)
RIM=919.82
N INV=916.21
W INV=916.21
STRUCTURE - (61)
RIM=920.67
N INV=912.68
SE INV=912.68
STRUCTURE - (15)
RIM=922.26
NW INV=912.56
E INV=912.56
STRUCTURE - (59)
RIM=922.06
E INV=915.61
S INV=915.61
STRUCTURE - (60)
RIM=923.62
E INV=913.56
NE INV=913.56
S INV=913.56
STRUCTURE - (49)
RIM=919.42
S INV=914.81
W INV=914.81
STRUCTURE - (50)
RIM=919.64
NE INV=913.44
STRUCTURE - (52)
RIM=918.67
E INV=914.41
NE INV=914.41
SW INV=914.41
STRUCTURE - (54)
RIM=915.80
W INV=913.78
E INV=913.78
STRUCTURE - (32)
RIM=917.72
SW INV=913.38
STRUCTURE - (55)
RIM=916.21
W INV=913.07
S INV=913.07
E INV=913.07
STRUCTURE - (51)
RIM=917.49
NE INV=912.41
SE INV=912.31
STRUCTURE - (19)
RIM=915.63
W INV=912.44
S INV=912.44
STRUCTURE - (24)
RIM=917.72
NE INV=913.10
SW INV=913.10
SE INV=913.00
STRUCTURE - (33)
RIM=916.88
SW INV=912.88
STRUCTURE - (37)
RIM=916.55
N INV=908.94
SW INV=911.00
STRUCTURE - (18)
RIM=916.20
E INV=914.68
STRUCTURE - (58)
RIM=916.77
N INV=911.30
W INV=912.00
S INV=911.30
STRUCTURE - (25)
RIM=916.72
NW INV=912.60
NE INV=912.60
SW INV=912.50
STRUCTURE - (38)
RIM=916.73
SW INV=909.50
NE INV=909.50
STRUCTURE - (40)
RIM=916.64
S INV=912.50
STRUCTURE - (57)
RIM=916.62
N INV=911.79
S INV=911.79
STRUCTURE - (53)
RIM=916.09
NE INV=911.72
STRUCTURE - (63)
RIM=916.06
SW INV=911.28
NE INV=911.18
STRUCTURE - (65)
RIM=916.06
SW INV=911.66
NW INV=911.66
NE INV=911.56
STRUCTURE - (41)
RIM=916.00
NE INV=912.00
STRUCTURE - (64)
SW INV=911.00
STRUCTURE - (39)
RIM=916.04
NW INV=908.51
N INV=911.91
SW INV=910.88
STRUCTURE - (36)
S INV=909.20
STRUCTURE - (21)
N INV=911.00
29 LF OF 15" RCP @ 0.50%
180 LF OF 15" HDP
E
@
0
.
5
0
%
128 LF OF 21" HDPE @ 0.51%
60 LF OF 24" RCP @ 0.50%
93 LF OF 12" RCP @ 0.42%58 LF OF 21" RCP @ 0.50%
56 LF OF 12" RCP @ 0.50%57 LF OF 12" RCP @ 0.50%
1
2
6
L
F
O
F
1
5
"
RCP
@
0
.
5
2%
53 LF OF 12" RCP @ 0.50%
114 LF OF 12" RCP @ 1.75%
37 LF OF 12" RCP @ 1.34%
29 LF OF 12" RCP @ 2.00%
56 LF OF 12" RCP @ 2.00%
22 LF OF 15" RCP @ 0.67%
257 LF O
F
1
8
"
R
C
P
@
0
.
5
0
%
133 LF OF 30" RCP @ 0.39%
60 LF OF 12" RCP @ 0.58%
12 LF OF 15" RCP @ 0.76%
61 LF OF 18" RCP @ 0.66%
12 LF OF 12" RCP @ 0.49%
141 LF OF 15" HDPE @
0
.
5
0
%
120 LF OF 21
"
H
D
P
E
@
0
.
5
2
%97 LF OF 21" RCP @ 0.50%172 LF OF 12" HDPE @ 0.50%90 LF OF 36" RCP @ 0.40%69 LF OF 15" RCP @ 0.50%
37 LF OF 18" RCP @ 0.50%
57 LF OF 18" RCP @ 0.50%
85 LF
O
F
3
0"
R
C
P
@
0.
3
9
%
STRUCTURE - (92)
N INV=912.00
35 LF OF 15" RCP @ 2.00%
STRUCTURE - (72)
RIM=921.19
NE INV=914.08
W INV=914.08
STRUCTURE - (89)
RIM=924.59
N INV=914.75
S INV=914.75
STRUCTURE - (88)
RIM=920.32
S INV=916.64
W INV=916.64
131 LF O
F
3
0
"
R
C
P
@
0
.
4
0
%
50 LF OF 12" PVC @ 2.00%
206 LF OF 12" HDPE @ 0.50%88 LF OF 12" PVC @ 2.00%83 LF OF 12" PVC @ 1.99%65 LF OF 12" PVC @ 1.93%130 LF OF 36" RCP @ 0.40%140 LF OF 12" HDPE @ 0.50%EOF=17.50
EOF=17.58
EOF=17.41
EOF=17.30
EOF=23.50
EOF=17.43
EOF=20.32
EOF=22.54
EOF=25.50
EOF=19.68
EOF=17.50
EOF=17.37
EOF=19.75
EOF=22.85
EOF=19.89
EOF=16.00
EOF=16.39
EOF=16.84
EOF=17.79
EOF=19.88
EOF=19.91
EOF=22.30
EOF=16.90
EOF=16.31
EOF=16.31
EOF=21.90
EOF=18.90
TRENCH DRAIN
TRENCH DRAIN
TRENCH
DRAIN
TRENCH
DRAIN
STRUCTURE - (69)
RIM=916.80
SW INV=909.00
NE INV=909.00
SE INV=909.00
17 LF OF 12" RCP @ 2.81%
C-502
STORM SEWER
PLAN NORTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-502 Storm Sewer Plan North.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:12:38 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
STORM SEWER LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED STORM SEWER
PROPOSED STORM SEWER STRUCTURE
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
EXISTING CONTOUR
PROPOSED CONTOUR9XX
PROPOSED 6" PVC DRAINTILE
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
9
2
2
926926926
928
9209109
1
0
9
1
0
920
918 9189109
2
4
9
2
6
924924
924910920
189 LF OF 36" RCP @ 0.24%
45 LF OF 36" RCP @ 0.28%
67 LF OF 12" RCP @ 1.53%
57 LF OF 12" RCP @ 0.50%
1
2
6
L
F
O
F
1
5
"
RCP
@
0
.
5
2%
53 LF OF 12" RCP @ 0.50%
114 LF OF 12" RCP @ 1.75%
37 LF OF 12" RCP @ 1.34%
29 LF OF 12" RCP @ 2.00%
56 LF OF 12" RCP @ 2.00%
12 LF OF 12" RCP @ 0.49%90 LF OF 36" RCP @ 0.40%37 LF OF 36" RCP @ 0.33%
37 LF OF 18" RCP @ 0.50%
57 LF OF 18" RCP @ 0.50%
35 LF OF 15" RCP @ 2.00%
RIPRAP CLASS III
(NO LIMESTONE)130 LF OF 36" RCP @ 0.40%193 LF OF 12"
R
CP
@ 0.76
%
STRUCTURE - (16)
RIM=919.54
W INV=912.12
NE INV=912.12 STRUCTURE - (28)
RIM=919.64
W INV=909.91
NE INV=912.00
N INV=912.00
STRUCTURE - (61)
RIM=920.67
N INV=912.68
SE INV=912.68 STRUCTURE - (15)
RIM=922.26
NW INV=912.56
E INV=912.56
STRUCTURE - (60)
RIM=923.62
E INV=913.56
NE INV=913.56
S INV=913.56
STRUCTURE - (37)
RIM=916.55
N INV=908.94
SW INV=911.00
STRUCTURE - (38)
RIM=916.73
SW INV=909.50
NE INV=909.50
STRUCTURE - (40)
RIM=916.64
S INV=912.50
STRUCTURE - (53)
RIM=916.09
NE INV=911.72
STRUCTURE - (63)
RIM=916.06
SW INV=911.28
NE INV=911.18
STRUCTURE - (65)
RIM=916.06
SW INV=911.66
NW INV=911.66
NE INV=911.56
STRUCTURE - (41)
RIM=916.00
NE INV=912.00
STRUCTURE - (64)
SW INV=911.00
STRUCTURE - (39)
RIM=916.04
NW INV=908.51
N INV=911.91
SW INV=910.88
S INV=909.20
STRUCTURE - (17)
SW INV=912.00
STRUCTURE - (29)
E INV=910.20
STRUCTURE - (92)
N INV=912.00
STRUCTURE - (69)
RIM=916.80
SW INV=909.00
NE INV=909.00
SE INV=909.00
BAY FILTER
15'X25'
STRUCTURE - (95)
RIM=918.17
SW INV=910.98
W INV=910.98
NE INV=910.98
CONNECT
EX. STORM
PIPE
EOF=16.90
EOF=16.31
EOF=16.31
EOF=21.90
EOF=21.90
EOF=18.90
TRENCH DRAIN
TRENCH
DRAIN
17 LF OF 12" RCP @ 2.81%
KENZI
E
T
E
R
R
A
C
E
(
C
O
U
N
T
Y
R
D
1
5
3
)STINSON PARKWAYC-503
STORM SEWER
PLAN SOUTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-503 Storm Sewer Plan South.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:13:37 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PROPERTY LINE
STORM SEWER LEGEND
SETBACK LINE
EASEMENT LINE
PROPOSED STORM SEWER
PROPOSED STORM SEWER STRUCTURE
EXISTING STORM STRUCTURE
EXISTING STORM SEWER
EXISTING CONTOUR
PROPOSED CONTOUR9XX
PROPOSED 6" PVC DRAINTILE
℄
15' THRU LANE 15' THRU LANE
8.5' PARKING
LANE8.5' PARKING LANE5' CONC. WALK 5' CONC. WALK
1V:3H
S
L
O
P
E
M
A
X
1V:3H
S
L
O
P
E
M
A
X
1V:3H S
L
O
P
E
M
A
X
1V:3H S
L
O
P
E
M
A
X
23.5'23.5'
1
C-801
TYPICAL PARKWAY SECTION
NOT TO SCALE
PLAN VIEW
48"
SECTION VIEW
DETAIL A-A
14" STEEL PLATE
PLAN VIEW
EL=916.74
8"
EL=911.00
48"
INLET
EL=916.00
EL=916.74
PROFILE
VIEW
5"
FLOW
OUTLET
INLET OUTLET
PLAN VIEW
48"
SECTION VIEW
DETAIL A-A
14" STEEL PLATE
PLAN VIEW
EL=920.19
6"
EL=912.00
48"
INLET
EL=918.00
EL=920.19
PROFILE
VIEW
5"
FLOW
OUTLET
INLET OUTLET
2
C-801
OUTLET CONTROL STRUCTURE (OCS) NORTH POND (STRUCTURE 37)
NOT TO SCALE
3
C-801
OUTLET CONTROL STRUCTURE (OCS) SOUTH POND (STRUCTURE 28)
NOT TO SCALE
1/4"x1" FLAT STEEL
SEE DETAIL A-A
FOUR (4) 1/2 IN. DIA.-13 UNC HEX
HEAD STAINLESS STEEL BOLTS
WITH NUTS AND WASHERS
#5 SMOOTH BAR
@ 4 IN. O.C. EACH WAY
INV=911.00INV=908.94
CLASS 5 AGGREGATE BASE
WATERTIGHT WEIR
GROUT BOTTOM OF STRUCTURE
ORIFICE
WATERTIGHT WEIR
1/4"x1" FLAT STEEL
SEE DETAIL A-A
FOUR (4) 1/2 IN. DIA.-13 UNC HEX
HEAD STAINLESS STEEL BOLTS
WITH NUTS AND WASHERS
#5 SMOOTH BAR
@ 4 IN. O.C. EACH WAY
INV=912.00INV=909.91
CLASS 5 AGGREGATE BASE
WATERTIGHT WEIR
GROUT BOTTOM OF STRUCTURE
ORIFICE
WATERTIGHT WEIR
ORIFICEORIFICE
NWL
3:1 MA
X
S
L
O
P
E
10:1 POND SLOP
E
3:1 MA
X
S
L
O
P
E
IMPERMEABLE
LINER
4
C-801
TYPICAL POND SECTION
NOT TO SCALE
1'1'PROPERTYLINEPROPERTYLINE10' F-F
69' OUTLOT A
LANDCAPE MEDIAN
℄
LIGHT POLE
C-801
DETAILS
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-801 DETAILS.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/25/2018 2:14:07 PMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
KEN
ZI
E
T
E
R
R
A
C
E (
C
O
U
N
T
Y
R
D 153)STINSON PARKWAYMULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
STORMWATER POND
NWL=911.00
HWL=915.92
PATIO
EL=923.00
PATIO
EL=927.00
PATIO
EL=923.00PATIOEL=927.00L-100
PLANTING PLAN -
OVERALL CONCEPT
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\L-101 Planting Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/26/2018 12:42:30 AMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PLANTING LEGEND
OVERSTORY TREE
ORNAMENTAL TREE
CONIFEROUS TREE
CONIFEROUS SHRUB
DECIDUOUS SHRUB
L - 101
L - 103 L - 102
EXISTING TREE
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=912.00
HWL=917.35
PATIO
EL=923.00
PATIO
EL=923.00
Af
Af
Af
Af
Co
Co
Co
Qb
Qb
Qb
Af
Af
Af
Co
Af
Af
Af
Co
Co
Qb
Qb
Qb
Qb
Af
PATIO/PAVILION
WATER
FOUNTAIN
WATER
FOUNTAIN
DOG
RUN
PROOF
OF
PARKING
ENTRY
PLAZA
CONCRETE
PATH
PAVED
PATH
CONCRETE
PATH CONCRETE
RETAINING
WALL
Af
Af
EXISTING
BREMER BANK
SITE
DECORATIVE
PAVEMENT
MEDIAN
Af
L-101
PLANTING PLAN -
CONCEPT SOUTH
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\L-101 Planting Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/26/2018 12:44:14 AMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PLANTING LEGEND
OVERSTORY TREE
ORNAMENTAL TREE
CONIFEROUS TREE
CONIFEROUS SHRUB
DECIDUOUS SHRUB
EXISTING TREE
FOUNDATION PLANTING
KEN
ZI
E
T
E
R
R
A
C
E (
C
O
U
N
T
Y
R
D 153)
ASSISTED SENIOR LIVING
FFE=923.00
GARAGE=913.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
STORMWATER POND
NWL=911.00
HWL=915.92
PATIO
EL=923.00
PATIO
EL=927.00
PATIO
EL=923.00
Ac
Pg
PATIO
EL=923.00
PATIO
EL=927.00
PATIO
EL=923.00 Af
Af
Co
Co
Af
Af
Af
Co
Co
Co
Co
Co
Co
Co
Qb
Qb
Qb
Qb
Qb
Qb
Qb
Qb
Qb
Qb
Qb
Af
Af
Qb
Af
Af
Qb
ENTRY
PLAZA
Af
Pg
Pg
Ac
Ac
Pg
Ac
Ac
Pg
Pg
AcAcAcAcPgPgPgPg
Ac Ac Ac
DECORATIVE
PAVEMENT
MEDIAN
ACTIVITY
NODE
ACTIVITY
NODE
WATER
FOUNTAIN
EXISTING
TREELINE
ACTIVITY
NODE
Af
Af
L-102
PLANTING PLAN -
CONCEPT EAST
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\L-101 Planting Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/26/2018 12:44:52 AMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PLANTING LEGEND
OVERSTORY TREE
ORNAMENTAL TREE
CONIFEROUS TREE
CONIFEROUS SHRUB
DECIDUOUS SHRUB
EXISTING TREE
FOUNDATION PLANTING
STINSON PARKWAYMULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
INDEPENDENT SENIOR LIVING
FFE=927.00
GARAGE=917.00
MULTI-RESIDENTIAL 1
FFE=923.00
GARAGE=912.00
LOBBY AND
COMMON AREA
FFE=923.00
GARAGE=912.00
PATIO
EL=927.00
PATIO
EL=923.00PATIOEL=927.00PATIO
EL=927.00
PATIO
EL=923.00PATIOEL=927.00Af
Co
Co
Co
Af
Af
Af
Co
Co
Co
Co
Co
Co
Co
Co
Qb
Qb
Qb
Qb
Qb
Qb
Af
Af
Qb
Qb Qb Qb
Qb
Qb
Af
Af
PROOF
OF
PARKING
ENTRY
PLAZA
PAVED
PATH
Af
Pg
Ac Ac Ac Ac
PgPgPgPg
Ac
DECORATIVE
PAVEMENT
MEDIAN
ACTIVITY
NODE
ACTIVITY
NODE
ACTIVITY
NODE
PAVED
PATH
ACTIVITY
NODE
ACTIVITY
NODE
Af
Af
Af
Af
ENTRY
PLAZA
L-103
PLANTING PLAN -
CONCEPT WEST
Drawn By:
Issue Date:
Project #:5005-0003
RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\L-101 Planting Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/2017
1Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:
Sheet Title:1/26/2018 12:45:29 AMDate:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A
DULY REGISTERED PROFESSIONAL
ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
License #:
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
CALL BEFORE YOU DIG
PLANTING LEGEND
OVERSTORY TREE
ORNAMENTAL TREE
CONIFEROUS TREE
CONIFEROUS SHRUB
DECIDUOUS SHRUB
EXISTING TREE
FOUNDATION PLANTING
SOUTHEN GATEWAY (THE VILLAGE LLC)
REVISED TRAFFIC STUDY
CITY OF SAINT ANTHONY
WSB PROJECT NO. 2170-300
Revised Traffic Study
Southern Gateway
(The Village LLC)
For:
City of Saint Anthony Village
3301 Silver Lake Road
Saint Anthony, MN 55418
February 19, 2018
Prepared By:
WSB & Associates, Inc.
701 Xenia Ave. South, Suite 300
Minneapolis, MN, 55416
(763) 541-4800
(763) 541-1700 (Fax)
SOUTHERN GATEWAY (THE VILLAGE LLC) 02/19/2018
REVISED TRAFFIC STUDY
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WSB PROJECT NO. 2170-300 PAGE i
CERTIFICATION
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that I am a
duly registered professional engineer under the laws of the
State of Minnesota.
Charles T. Rickart, P.E.
Date: February 19, 2018 Reg. No. 26082
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Table of Contents
INTRODUCTION / BACKGROUND ............................................................................ 1
EXISTING CONDITIONS ............................................................................................... 5
TRAFFIC PROJECTIONS ............................................................................................. 10
TRAFFIC IMPACT ANALYSIS .................................................................................... 19
CONCLUSIONS / RECOMMENDATIONS ................................................................ 25
Figures / Tables
Figure 1 – Project Location ........................................................................................ 2
Figure 2 – Project Area ................................................................................................ 3
Figure 3 – Development Site ...................................................................................... 4
Figure 4 – Existing AM and PM Peak Hour Traffic (1) ....................................... 8
Figure 5 – Existing AM and PM Peak Hour Traffic (2) ....................................... 9
Figure 6 – No-Build 2030 AM and PM Peak Hour Traffic (1) ....................... 13
Figure 7 - No-Build 2030 AM and PM Peak Hour Traffic (2) ........................ 14
Figure 8 – Build 2018 AM and PM Peak Hour Traffic (1) .............................. 15
Figure 9 - Build 2018 AM and PM Peak Hour Traffic (2) .............................. 16
Figure 10 - Build 2030 AM and PM Peak Hour Traffic (1) ............................ 17
Figure 11 - Build 2030 AM and PM Peak Hour Traffic (2) ............................ 18
Figure 12 – Level of Service Ranges ..................................................................... 20
Table 1 – Crash Summary ........................................................................................... 7
Table 2 – Site Development Traffic Generation ............................................... 10
Table 3 – Trip Generation Comparison .............................................................. 11
Table 4 – Traffic Volume Summary ...................................................................... 12
Table 5 – Existing Level of Service Summary .................................................... 21
Table 6 – 2030 No Build Level of Service Summary ....................................... 22
Table 7 – Build Level of Service Summary ......................................................... 23
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INTRODUCTION / BACKGROUND
A Traffic Impact Study, dated November 11, 2016, was completed for The Village LLC
development as part of the Environmental Assessment Worksheet (EAW) process. The
purpose of the study was to determine the potential transportation impacts for the
redevelopment of the existing 15-acre, 200 unit manufactured home/RV park community,
located in the northeast quadrant of the intersection of Kenzie Terrace (CR 153) and NE
Stinson Parkway in the City of St Anthony. Figure 1 and Figure 2 show the project location
and project area.
The development was originally proposed to include five, 3 to 5 story multi-unit buildings
with a mix of apartments, senior living, and continuing care uses consisting of
approximately 800 units and; 37, 2- to 3-story townhome units.
After input from the public and elected officials, the development team is now proposing a
revised, less intense, development plan. The new plan now includes 225 market rate
apartments; 61 senior living units; and, 128 assisted living units. The proposed site plan is
shown on Figure 3.
Based on the revised plan the transportation impacts of the existing and proposed traffic
conditions were evaluated for the NE Stinson Parkway and Kenzie Terrace (CR 153)/Lowry
Avenue corridors including the following intersections:
• St Anthony Blvd at NE Stinson Pkwy
• St Anthony Blvd at Silver Lake Blvd (CR 136) / Kenzie Terrace (CR 153)
• St Anthony Blvd at New Brighton Blvd (CR 88)
• NE Stinson Pkwy at 27th Avenue
• NE Stinson Pkwy at 26th Avenue
• NE Stinson Pkwy at Lowry Ave / Kenzie Terrace (CR 153)
• Kenzie Terrace (CR 153) at Lowry Grove Entrance
• Kenzie Terrace (CR 153) at Wilson Street
• Kenzie Terrace (CR 153) at Autumn Woods/Kenzington Apartments
The Traffic Engineering Review and Analysis in this Study was conducted to determine the
impacts the site would have on the area traffic operations, lane geometry/traffic control
and access. The following sections of this report outline the findings of this study including:
• Documentation of existing traffic conditions in the area, and;
• Projecting future traffic for the proposed development, and;
• Determining lane configuration needs at the primary driveways and intersections
in the area, and;
• Developing conclusions and recommendations with respect to the existing and
future roadway needs and configurations at area intersections and/or roadways.
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EXISTING CONDITIONS
A. Land Use
The existing land use in the study area consists primarily of single family and
multi-family residential, office commercial and retail uses.
B. Roadway Characteristics
Stinson Parkway is a north/south “A” Minor Arterial extending from 40th
Avenue on the north, in Columbia Heights to E Hennepin Avenue in the City of
Minneapolis. Stinson Parkway south of St Anthony Blvd, adjacent to the proposed
site is a Minneapolis Park Board street and has a typical 95 foot urban cross
section with one lane in each direction, a parking bay and a raised grass median.
Traffic signal control is provided at the Lowry Ave/Kenzie Terrace (CR 153)
intersection. All other intersections are Stop Sign controlled. A 25mph speed
limit is posted on Stinson Parkway south of St Anthony Blvd.
Kenzie Terrace (CR 153) is a east/west “B” Minor Arterial extending from
where it changes to Lowry Avenue at Stinson Parkway to where it changes to
Silver Lake Road at St Anthony Parkway. Kenzie Terrace (CR 153) has a primary
64 foot two-lane urban cross section with a center left turn lane and a raised
concrete median. It provides access to the multi-family apartments and
businesses adjacent to the roadway with median breaks at several driveways.
Traffic signal control is provided at the Stinson Parkway, Autumn
Woods/Kenzington Apartments and St Anthony Blvd intersections. All other
intersections are Stop Sign controlled. Signed and marked pedestrian crossings
are provided at Stenson Parkway, at the Lowry Grove entrance, at Autumn
Woods/Kenzington Apartments entrance, at 27th Avenue and at St Anthony Blvd.
A 30mph speed limit is posted on Kenzie Terrace (CR 153).
The lane configurations at each of the study area intersections are as follows:
St Anthony Blvd at NE Stinson Pkwy – All Way Stop Control
NB Stinson Pkwy – one left/through/right, one parking lane
SB Stinson Pkwy – one left/through/right, one parking lane
WB St Anthony Blvd – one left/through/right
EB St Anthony Blvd – one left/through/right
St Anthony Blvd at Silver Lake Rd (CR 136) / Kenzie Terrace (CR 153) – Traffic
Signal Control:
NW St Anthony Blvd – one left, one through, one free right turn lane
SE St Anthony Blvd – one left, one through/free right lane
SW Silver Lake Rd – one left, one through, one through/free right turn lane
NE Kenzie Terrace – one left, two through, one right
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St Anthony Blvd at New Brighton Blvd (CR 88) – Traffic Signal Control:
NW St Anthony Blvd – one left, one through, one right
SE St Anthony Blvd – one left, one through, one free right
SW New Brighton Blvd – one left, two through, one right
NE New Brighton Blvd – one left, two through, one free right
NE Stinson Pkwy at 27th Avenue – All Way Stop Control:
NB Stinson Pkwy – one left/through/right
SB Stinson Pkwy – one left/through/right
WB 27th Avenue – one left/through/right
EB 27th Avenue – one left/through/right
NE Stinson Pkwy at 26th Avenue – Side Street Stop Control:
NB Stinson Pkwy – one left/through/right
SB Stinson Pkwy – one left/through/right
WB 26th Avenue – one left/through/right
EB 26th Avenue – one left/through/right
NE Stinson Pkwy at Lowry Ave / Kenzie Terrace (CR 153) – Traffic Signal Control:
NB Stinson Pkwy – one left, one through/right
SB Stinson Pkwy – one left, one through/right
WB Kenzie Terrace – one left, one through, one right
EB Lowry Ave – one left/through, one right
Kenzie Terrace (CR 153) at Lowry Grove Entrance – Side Street Stop Control:
SB Lowry Grove Entrance – one left/through/right
WB Kenzie Terrace – one left/through, one through/right
EB Kenzie Terrace – one left, one through/right
Kenzie Terrace (CR 153) at Wilson Street – Side Street Stop Control:
NB Wilson Street – one left/through/right
WB Kenzie Terrace – one left, one through, one through/right
EB Kenzie Terrace – one left/through, one through/right
Kenzie Terrace (CR 153) at Autumn Woods/Kenzington Apartments – Traffic
Signal Control:
NB Autumn Woods – one left/through/right
SB Kenzington Apts – one left/through/right
WB Kenzie Terrace – one left, one through, one through/right
EB Kenzie Terrace – one left, one through, one through/right
The existing roadway geometrics including the intersection traffic control, is shown
on Figure 4 and Figure 5.
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C. Traffic Volumes
AM and PM peak hour turning movements and daily counts were conducted
during the week of October 10th, 2016. These counts were used as the existing
baseline conditions for the area. Figure 4 and Figure 5 shows the existing
intersections that were analyzed as part of this, with the existing 2016 AM and
PM peak hour and traffic volumes.
D. Crash Data
The crash data included with this study was obtained using the Minnesota Crash
Mapping Analysis Tool (MnCMAT) developed by MnDOT. The database includes
crashes reported to MnDOT by local law enforcement agencies.
The crash data presented are for the years of 2013-2015. The MnCMAT database
does not provide access to the original handwritten crash reports which contain
some details that are not represented in the MnCMAT database. Crashes that
resulted in damages under $1000 may not be included in the database results as
well.
The results indicate that the intersections of St Anthony Blvd at New Brighton
Blvd, Stinson Blvd at 27th Street and Stinson Blvd at 26th Street have calculated
accident and/or severity rates above the MnDOT Metro and Statewide averages.
A summary of the existing crash data is shown in Table 1.
Table 1 – Crash Summary
Intersection 2013 2014 2015 Total
Crashes
PD PI PD PI PD PI
St Anthony Blvd at Stinson Pkwy 1 0 0 0 0 0 1
St Anthony Blvd at Kenzie Terrace 2 0 2 0 2 0 6
St Anthony Blvd at New Brighton Blvd 4 2 4 1 3 2 16
Stinson Blvd at 27th Street 1 0 0 0 1 1 3
Stinson Blvd at 26th Street 0 1 0 0 0 0 1
Stinson Blvd at Lowry Ave/Kenzie Terrace 0 0 3 2 1 2 8
Kenzie Terrace at Lowry Grove Entrance 0 0 0 0 0 0 0
Kenzie Terrace at Wilson Street 0 0 0 0 0 0 0
Kenzie Terrace at Autumn Wood/Apartments 0 1 0 0 0 0 1
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TRAFFIC PROJECTIONS
In order to analyze the lane configuration and traffic control needs, projected traffic
volumes were determined for the area. Projected 2019 and 2030 traffic volumes were
determined based on proposed anticipated future development land use in the area and the
City’s current Transportation Plan. The following sections outline the traffic generation
from the study area, as well as the traffic distribution and projected traffic volumes.
A. Traffic Generation
Traffic growth in the vicinity of a proposed site will occur between existing
conditions and any given future year due to other development within the region.
This background growth must be accounted for and included in future year traffic
forecasts. Reviewing the historical traffic counts in the area, traffic has stayed
somewhat constant or dropped in the past few years. However, in order to
account for some background growth in traffic the Metropolitan Travel Demand
model projection factor of 0.15% per year was used to project traffic from the
2016 counts to the 2019 and 2030 analysis years.
The estimated trip generation from the Southern Gateway (revised Village LLC)
development project is shown in Table 2. The trip generation used to estimate
the proposed site traffic is also based on rates for other similar land uses as
documented in the Institute of Transportation Engineers Trip Generation Manual,
10th Edition. The table shows the weekday AM and PM peak hour trip generation
for the proposed development.
Table 2 - Estimated Southern Gateway Development Site Trip Generation
Planned Use Dwelling
Units
ADT AM Peak PM Peak
Total In Out Total In Out Total In Out
Apartments 225 1487 743 744 114 30 84 141 86 55
Senior Living 61 203 102 101 12 4 8 16 9 7
Townhomes 128 473 236 237 38 24 14 76 29 47
Total 414 2163 1081 1082 164 58 106 233 124 109
Source: Institute of Transportation Engineers Trip Generation Manual, 10th Edition
As discussed previously the proposed Southern Gateway Development is less
intense than the original The Village LLC Development. Table 3 below shows a
comparison of the traffic generation that would be anticipated from the existing
Mobile Home Park, assuming it fully developed; the original The Village LLC
Development, and; the revised Southern Gateway Development.
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Table 3 - Site Trip Generation Comparison
Option Use Size
(Units) ADT AM Peak
Hour
PM Peak
Hour
Existing
Mobile Home Park 200 1298 82 118
The Village LLC Development
Apartments 500 3154 249 293
Senior Living 100 319 20 26
Continuing Care
Retirement Community
200 640 47 85
Townhomes 37 271 23 27
Total 837 4384 339 431
Southern Gateway Development
Apartments 225 1487 114 141
Senior Living 61 203 12 16
Assisted Living 128 473 38 76
Total 414 2163 164 233
B. Traffic Distribution
Area generated trips were distributed to the adjacent roadway system based on
several factors including:
• Previous traffic and transportation studies in the area.
• Anticipated origins and destinations for specific land use (i.e. location of
commercial uses in relationship to residential).
• Existing travel patterns and future roadway connections.
Based on these parameters the following general traffic distribution was used to
distribute the projected traffic volumes in the study area:
• 5% to/from the north on Stinson Blvd (CR 27)
• 4% to/from north on Silver Lake Rd (CR 136)
• 5% to/from northeast on New Brighton Blvd (CR 88)
• 5% to/from southeast on St Anthony Blvd
• 20% to/from southwest on New Brighton Blvd (CR 88)
• 50% to/from south on Stinson Blvd
• 6% to/from west on Lowry Ave
• 1% to/from west on 26th Ave
• 1% to/from west on 27th Ave
• 3% to/from west on St Anthony Blvd
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C. Projected Traffic Volumes
Traffic forecasts were prepared for the year 2019 which is the year after the
initial phase the proposed development is anticipated to be completed and for the
2030 conditions the Comprehensive Plan year which represents the full
development of the area.
The traffic forecasts were prepared by adding the projected annual background
traffic growth and the projected non-development traffic growth to the existing
2016 traffic counts to determine the “No-Build” traffic conditions. It was
determined that with the minimal increase in background traffic the 2019 no-
build condition would be similar to the existing 2016 conditions, therefore it was
not included in the analysis.
The proposed development traffic was then added to the no-build traffic
conditions to determine the 2019 and 2030 Build traffic conditions. As a worst
case condition it was assumed that the entire site would be developed for the
2019 build condition. Figures 6 - 11 show the projected 2030 no-build, 2019
build and 2030 Build AM and PM peak hour traffic volumes.
During the preparation of the previous Traffic Study concerns were raised with
the amount of traffic on adjacent roadways, specifically; Stinson Parkway north and
south of Kenzie Terrace (CR 153) and Lowry Avenue west of Stinson Parkway.
Table 4 below shows the summary of the existing and projected traffic volumes.
Table 4 – Traffic Volume Summary
Location
Existing 2016 2030 No-Build 2030 Build 2040
ADT ADT AM
Peak
PM
Peak ADT AM
Peak
PM
Peak ADT AM
Peak
PM
Peak
Stinson Pkwy -
South of
Kenzie Tr
8,000 698 1,053 8,200 716 1,078 9,500 806 1,203 11,500
Stinson Pkwy -
North of
Kenzie Tr
6,000 463 697 6,150 476 734 6,350 534 797 7,250
Lowry Ave -
West of
Stinson Pkwy
7,000 793 1,117 7,150 812 1,142 7,300 820 1,153 8,100
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TRAFFIC IMPACT ANALYSIS
Existing and/or forecasted traffic operations were evaluated for the intersections and
driveway in the study area. The analysis was conducted for the following scenarios:
1. Existing 2016
2. Projected 2019 Build
3. Projected 2030 No-Build
4. Projected 2030 Build
This section describes the methodology used to assess the operations and provides a
summary of traffic operations for each scenario.
A. Methodology
The intersections in the corridor were evaluated during the AM and PM peak
hours using Synchro/SimTraffic micro simulation software. The results are
derived from established methodologies documented in the Highway Capacity
Manual (HCM) 2010. The software was used to evaluate the characteristics of the
roadway network including lane geometrics, turning movement volumes, traffic
control and signal timing. In addition, the signal timing parameters for future
year conditions were optimized using Synchro. This information was then
transferred to SimTraffic (the traffic simulation model) to estimate average peak
hour vehicle delays and queues.
One of the primary measures of effectiveness used to evaluate intersection traffic
operations, as defined in the HCM, is Level of Service (LOS) – a qualitative letter
grade, A – F, based on seconds of vehicle delay due to a traffic control device at an
intersection. By definition, LOS A conditions represent high quality operations
(i.e., motorists experience very little delay or interference) and LOS F conditions
represent very poor operations (i.e., extreme delay or severe congestion).
Figure 12 depicts a graphical interpretation of delay times that define level of
service. The delay thresholds are lower for un-signalized intersections than
signalized intersections due to the public’s perception of acceptable delays for
different traffic controls as indicated in the HCM. In accordance with the
Minnesota Department of Transportation (MnDOT) guidelines, this analysis used
the LOS D/E boundary as an indicator of acceptable traffic operations.
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Figure 12: Level of Service Ranges for Signalized and Un-signalized Intersections
Existing Level of Service Summary
Table 5 - 2016 Existing Conditions shown below, summarizes the existing LOS at the
primary intersections and driveways in the study area assuming the current lane geometry,
traffic control and 2016 traffic volumes. The analysis results show that all intersection and
driveways are operating at an overall LOS C or better during both the weekday AM and PM
peak hours except the intersection of St Anthony Blvd at New Brighton Blvd which is
operating at a LOS D during the PM Peak Hour. All movements are also operating at LOS C
or better, except the following which are at LOS D or worse:
• AM Peak Hour
o NW left turn from St Anthony Blvd to New Brighton Blvd – LOS D
o NW thru on St Anthony Blvd at New Brighton Blvd – LOS D
• PM Peak Hour
o NB left from New Brighton Blvd to St Anthony Blvd – LOS D
o NB thru on New Brighton Blvd at St Anthony Blvd – LOS D
o SB left from New Brighton Blvd to St Anthony Blvd – LOS D
o SB thru on New Brighton Blvd to St Anthony Blvd – LOS D
o SE left from St Anthony Blvd to New Brighton Blvd – LOS D
o NW left turn from St Anthony Blvd to New Brighton Blvd – LOS E
o NW thru on St Anthony Blvd at New Brighton Blvd – LOS D
80
55
35
20
10
LOS A
LOS B
LOS C
LOS D
LOS E
LOS F
Not CongestedCongested50
35
25
10
LOS A
LOS B
LOS C
LOS D
LOS E
LOS F
Not CongestedCongested15
Signalized Intersection Unsignalized IntersectionControl Delay per Vehicle (sec.)Control Delay per Vehicle (sec.)SOURCE: Level of Service thresholds from the Highway Capacity Manual, 2000.
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Table 5: 2016 Existing Conditions Level of Service Summary
Intersection
AM Peak Hour PM Peak Hour
LOS
Overall
Delay
(sec/veh)
LOS
Overall
Delay
(sec/veh)
St Anthony Blvd at Stinson Pkwy A (B) 8.9 C (C) 15.7
St Anthony Blvd at Kenzie Ter B (C) 16.2 B (C) 14.6
St Anthony Blvd at New Brighton Blvd B (D) 16.1 D (E) 39.9
Stinson Blvd at 27th Street A (A) 6.5 A (B) 8.9
Stinson Blvd at 26th Street A (A) 1.8 A (B) 2.4
Stinson Blvd at Lowry Ave/Kenzie Ter B (C) 14.4 C (C) 21.3
Kenzie Ter at Lowry Grove Entrance A (A) 0.4 A (B) 0.7
Kenzie Ter at Wilson Street A (A) 1.1 A (A) 1.5
Kenzie Ter at Autumn Wood/Apt B (C) 13.7 B (B) 13.9
A (A) – Overall LOS (Worst Movement LOS)
Forecasted Traffic Operations
A capacity and LOS analysis was completed for the study area intersections and driveways
for 2019 which is the year after the proposed initial development would be completed and
for the 2030 condition which represents the 20-year design timeframe assumed to be full
development of the area. It was determined that with the minimal increase in background
traffic the 2019 no-build condition would be similar to the existing 2016 conditions,
therefore it was not included in the analysis. The results of the analysis are discussed
below.
Table 6 – 2030 No Build Level of Service Summary, shows that all intersection and
driveways are operating at an overall LOS C or better in 2030 during both the weekday AM
and PM peak hours with the existing intersection geometrics and traffic control, except the
intersection of St Anthony Blvd at New Brighton Blvd which is operating at a LOS D during
the PM Peak Hour. All movements are also operating at LOS C or better, however, with the
increase in traffic, some movements will be operating at LOS D or worse including the
following:
• AM Peak Hour
o NW left from St Anthony Blvd to New Brighton Blvd – LOS D
o NW thru on St Anthony Blvd at New Brighton Blvd – LOS D
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• PM Peak Hour
o NB left from New Brighton Blvd to St Anthony Blvd – LOS E
o NB thru on New Brighton Blvd at St Anthony Blvd – LOS D
o SB left from New Brighton Blvd to St Anthony Blvd – LOS E
o SB thru on New Brighton Blvd at St Anthony Blvd – LOS D
o SE left from St Anthony Blvd to New Brighton Blvd – LOS D
o NW left from St Anthony Blvd to New Brighton Blvd – LOS F
o NW thru on St Anthony Blvd at New Brighton Blvd – LOS F
o NW right from St Anthony Blvd to New Brighton Blvd – LOS E
Table 6: 2030 No Build Condition Level of Service Summary
Intersection
AM Peak Hour PM Peak Hour
LOS
Overall
Delay
(sec/veh)
LOS
Overall
Delay
(sec/veh)
St Anthony Blvd at Stinson Pkwy A (B) 9.5 C (C) 15.9
St Anthony Blvd at Kenzie Ter B (C) 18.4 B (D) 15.0
St Anthony Blvd at New Brighton Blvd B (D) 17.7 D (F) 45.7
Stinson Blvd at 27th Street A (A) 6.7 A (B) 9.0
Stinson Blvd at 26th Street A (B) 2.9 A (C) 4.7
Stinson Blvd at Lowry Ave/Kenzie Ter B (C) 18.2 D (E) 36.5
Kenzie Ter at Lowry Grove Entrance A (A) 0.6 A (B) 0.8
Kenzie Ter at Wilson Street A (B) 2.7 A (B) 3.0
Kenzie Ter at Autumn Wood/Apt B (C) 13.8 B (C) 14.3
A (A) – Overall LOS (Worst Movement LOS)
Table 7 – Projected Build Level of Service Summary, shows that, similar to the no-build
conditions, all intersection and driveways will be operating at an overall LOS C or better in
2019 and 2030 during both the weekday AM and PM peak hours with the existing
intersection geometrics and traffic control, except the intersection of St Anthony Blvd at
New Brighton Blvd which is operating at a LOS D during the PM Peak Hour. All movements
are also operating at LOS C or better, however, with the increase in traffic, some
movements will be operating at LOS D or worse including the following:
• 2019
o NB left from New Brighton Blvd to St Anthony Blvd, PM – LOS D
o NB thru on New Brighton Blvd at St Anthony Blvd, PM – LOS D
o SB left from New Brighton Blvd to St Anthony Blvd, PM – LOS E
o SB thru on New Brighton Blvd at St Anthony Blvd, PM – LOS D
o SE left from St Anthony Blvd to New Brighton Blvd, PM – LOS D
o NW left from St Anthony Blvd to New Brighton Blvd, AM - LOS D, PM – LOS E
o NW thru on St Anthony Blvd at New Brighton Blvd, PM – LOS E
o NW right from St Anthony Blvd to New Brighton Blvd, PM – LOS D
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• 2030
o NB left from New Brighton Blvd to St Anthony Blvd, PM – LOS E
o NB thru on New Brighton Blvd at St Anthony Blvd, PM – LOS D
o SB left from New Brighton Blvd to St Anthony Blvd, PM – LOS E
o SB thru on New Brighton Blvd at St Anthony Blvd, PM – LOS D
o SE left from St Anthony Blvd to New Brighton Blvd, PM – LOS D
o NW left from St Anthony Blvd to New Brighton Blvd, AM - LOS D, PM – LOS F
o NW thru on St Anthony Blvd at New Brighton Blvd, AM – LOS D, PM – LOS F
o NW right from St Anthony Blvd to NE Brighton Blvd, PM – LOS E
Table 7: Build Condition Level of Service Summary
Intersection
2019 2030
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour
LOS Delay
(sec/veh) LOS Delay
(sec/veh) LOS Delay
(sec/veh) LOS Delay
(sec/veh)
St Anthony Blvd at
Stinson Pkwy A (B) 9.5 C (C) 15.7 A (B) 9.6 C (C) 16.0
St Anthony Blvd at
Kenzie Ter B (C) 17.3 B (C) 14.7 B (C) 18.5 B (D) 15.1
St Anthony Blvd at
New Brighton Blvd B (D) 16.1 D (E) 40.0 B (D) 18.1 D (F) 46.0
Stinson Blvd at
27th Street A (A) 6.6 A (B) 8.9 A (A) 6.8 A (B) 9.1
Stinson Blvd at
26th Street A (A) 2.3 A (C) 3.7 A (B) 2.9 A (C) 4.8
Stinson Blvd at
Lowry Ave/Kenzie B (C) 16.3 D (E) 32.8 B (C) 18.4 D (E) 36.9
Kenzie Ter at
Lowry Grove
Entrance
A (A) 0.4 A (B) 0.7 A (A) 0.6 A (B) 0.8
Kenzie Ter at
Wilson Street A (B) 1.9 A (B) 2.1 A (B) 2.8 A (B) 3.2
Kenzie Ter at
Autumn Wood/Apt B (C) 13.5 B (B) 14.0 B (C) 13.9 B (C) 14.4
A (A) – Overall LOS (Worst Movement LOS)
SOUTHERN GATEWAY (THE VILLAGE LLC) 02/19/2018
REVISED TRAFFIC STUDY
CITY OF SAINT ANTHONY
WSB PROJECT NO. 2170-300 PAGE 24
Vehicle Queuing Analysis
A queuing analysis for the existing and future 2019 and 2030 conditions was conducted,
evaluating the anticipated vehicle queues with the build traffic conditions. The analysis was
conducted using the SimTraffic simulation software. The results found that during both the
weekday AM and PM peak hours in 2019 and 2030 several movements were identified that
would exceed turn lane storage. These include the following movements:
• Southwest bound Silver Lake Road left turn to St Anthony Blvd will back up past
existing turn storage length.
• Northeast bound Kenzie Terrace right turn to St Anthony Blvd will back up past the
existing right storage length.
• Northwest bound St Anthony Blvd right turn and left turn to New Brighton Blvd will
back up past the existing turn lane storage length.
• North bound Stinson Parkway left turn to Lowry Ave will back up past the existing
turn lane storage length.
• West bound Lowry Avenue left turn to Stinson Parkway will back up past the
existing turn lane storage length.
• East bound Kenzie Terrace right turn to Stinson Parkway will back up past the
existing turn lane storage length.
SOUTHERN GATEWAY (THE VILLAGE LLC) 02/19/2018
REVISED TRAFFIC STUDY
CITY OF SAINT ANTHONY
WSB PROJECT NO. 2170-300 PAGE 25
CONCLUSIONS / RECOMMENDATIONS
Based on the analysis documented in this Study, WSB has concluded the following:
• The proposed Southern Gateway (revised The Village LLC) development is
anticipated to consist of 414 total units (200 multi-family apartment residential
units, 61 senior living units and 128 assisted living units). Access from the site will
be through driveway connections to Stinson Blvd at 26th Street and to Kenzie
Terrace at the existing Lowry Grove entrance.
• The proposed Southern Gateway (revised The Village LLC) development is
anticipated to generate an additional 2,163 daily trips, 164 AM peak trips and 233
PM peak trips. The new Southern Gateway development generates less than half of
what the previous development (The Village LLC) development was anticipated to
generate.
• Existing traffic operations analysis shows that all intersection and driveways are
operating at an overall LOS C or better during both the weekday AM and PM peak
hours except the intersection of St Anthony Blvd at New Brighton Blvd which is
operating at a LOS D during the PM Peak Hour. There will be some movements that
will be operating at LOS D or LOS E.
• Intersection traffic operations for the future 2030 no-build condition show that all
intersection and driveways will operate at an overall LOS C or better during both the
weekday AM and PM with the existing intersection geometrics and traffic control,
except the intersection of St Anthony Blvd at New Brighton Blvd which is operating
at a LOS D during the PM Peak Hour. With the increase in traffic, some movements
will be operating at LOS D or LOS E.
• Intersection traffic operations for the future build condition show that, assuming the
addition of Southern Gateway development traffic, all intersection and driveways
will be operating at an overall LOS C or better in 2019 and 2030 during both the
weekday AM and PM peak hours with the existing intersection geometrics and
traffic control, except the intersection of St Anthony Blvd at New Brighton Blvd
which is operating at a LOS D during the PM Peak Hour. With the increase in traffic,
some movements will be operating at LOS D, LOS E or LOS F.
• Based on the vehicle queuing analysis for the existing and future traffic conditions
for weekday AM and PM peak hours several locations were identified that would
exceed existing turn lane storage lengths.
SOUTHERN GATEWAY (THE VILLAGE LLC) 02/19/2018
REVISED TRAFFIC STUDY
CITY OF SAINT ANTHONY
WSB PROJECT NO. 2170-300 PAGE 26
• The Traffic Study evaluated condition for the years 2016 (existing), 2019 and 2030.
Based on the analysis four intersections were identified with capacity or vehicle
queueing impacts associated with the development of the proposed site. These
intersections include:
1. St Anthony Blvd at Kenzie Terrace/New Brighton Blvd (CR 88)
2. St Anthony Blvd at Silver Lake Rd(CR 136)/Kenzie Terrace (CR 153)
3. Kenzie Terrace (CR 153)/NE Lowry Ave at NE Stinson Parkway
4. Kenzie Terrace (CR 153) at Proposed Site Access/Wilson Street
Based on the analysis mitigation improvements are recommended for 2019 with the
proposed development and by 2030 as the area continues to develop. These
recommendations include:
2019 with Southern Gateway Development:
1. Request Hennepin County to optimize the signal time and coordination between the
St Anthony Blvd intersections at New Brighton Blvd (CR 88) and Silver Lake Rd (CR
136)/Kenzie Terrance (CR 153).
2. Lengthen the northwest bound left turn lane from St Anthony Blvd to southbound
New Brighton Blvd (CR 88) from 125 feet to 225 feet.
3. Lengthen the southwest bound left turn from Silver Lake Rd (CR 136) to southeast
St Anthony Blvd from 100 feet to 175 feet.
4. Lengthen the westbound left turn from Kenzie Terrace (CR 153) to southbound NE
Stinson Parkway when the Bremer Bank Building site is redeveloped.
5. Lengthen the northbound left turn from NE Stinson Parkway to westbound NE
Lowry Ave from 150 feet to 250 feet.
6. At the proposed site driveway at Wilson St on Kenzie Terrace (CR 153) provide:
a. Two lanes exiting the site (one left turn and one through/right lane)
b. Left turn lane from Kenzie Terrace (CR 153) into the site
c. Right turn lane from Kenzie Terrace (CR 153) into the site
2030 with Future Area Development:
1. Consider a dual lane roundabout or other traffic control improvements for the St
Anthony Blvd intersections at New Brighton Blvd (CR 88) and Silver Lake Rd (CR
136)/Kenzie Terrance (CR 153).
2. Consider a roundabout or other traffic control improvements at the intersection of
Kenzie Terrace (CR 153)/NE Lowry Ave at NE Stinson Parkway.
The Village LLC Development - Parking Analysis1.25.20181/31/31/31/31/31/3AL/MC ratios111123IL/MK/AF ratiosTotal Unit CountStalls Required/UnitTotal Parking DemandCommentStudioAlcove1 BR1+Den2BR3BRIndependent (IL) Senior612122IL0016142454108Assisted (AL/MC) Senior1281/363includes 20 staffAL/MC9018125063Market Rate (MR)2252450MR0799807236285635456Surface ParkingGarage ParkingTotal ParkingAvail.-Code DemandIndependent (IL) Senior34921264Assisted (AL/MC) Senior347711148Market Rate (MR)2182384566693PARKING DEMAND PER CITY ORDINANCEPARKING AVAILABILITYIncludes proof of parking on west sideCommentPARKING DEMAND ANALYSIS BY BEDROOM QUANTITY
kaas wilson architectsUnit DataThe Village, LLCResidential Unit MixName Count Gross Area17059-Continental-St.Anthony-Market RateUnit 0-18 639 ft²Unit 0-28 619 ft²Unit 0-361 616 ft²Unit 1-160 740 ft²Unit 1-240 824 ft²Unit 2-112 1,113 ft²Unit 2-38 1,369 ft²Unit 2-54 1,357 ft²Unit 2-64 1,085 ft²Unit 2-78 1,206 ft²Unit 3-18 1,382 ft²Unit 3-24 1,282 ft²17059-Continental-St.Anthony-Market Rate: 225 225Grand total: 414414Residential Unit MixName Count Gross Area17059-Continental-St.Anthony-Independent SeniorUnit 1-0 25.59 704 ft²Unit 1-1 25.57 795 ft²Unit 1.5-03 1,128 ft²Unit 1.5-11 1,134 ft²Unit 1.5-22 1,048 ft²Unit 1.5-36 1,071 ft²Unit 1.5-43 1,179 ft²Unit 2-03 1,406 ft²Unit 2-16 1,259 ft²Unit 2-23 1,364 ft²Unit 2.5-012 1,606 ft²Unit 2.5-16 1,432 ft²17059-Continental-St.Anthony-Independent Senior: 6161Residential Unit MixName Count Gross Area17059-Continental-St.Anthony-Assisted SeniorUnit 0-1 1611 434 ft²Unit 1-0 2434 711 ft²Unit 1-1 2413 651 ft²Unit 1-2 242 650 ft²Unit 1-3 242 762 ft²Unit 1.5-0 3229 928 ft²Unit 1.5-1 End3 937 ft²Unit 1.5-1 End-22 886 ft²Unit 1.5-2 321 868 ft²Unit 2-1 E34.6+10 1,139 ft²Unit 2-2 35.55 1,105 ft²Unit MC 0-0 161 612 ft²Unit MC 0-1 161 533 ft²Unit MC 0-2 161 471 ft²Unit MC 0-3 165 434 ft²Unit MC 0-4 164 494 ft²Unit MC 0-5 161 509 ft²Unit MC 1-0 27.51 755 ft²Unit MC 1-1 Corner2 776 ft²17059-Continental-St.Anthony-Assisted Senior: 128 128
46,191 ft²Area777623456789757473727170696766636261605958575611121314151755545352515049483837363534333231302928272625242322212019101816474645444342414039SD_1261SD_1273SD_12831SD_1272ELEVELEV LOBBYTRASHELEVELEV LOBBYTRASHGARAGE DRSTAIRSTAIRSD_1281SD_1274UNEXCAVATED646568kaas wilson architectsThe Village, LLCAssisted Senior Garage Level Plan1/16" = 1'-0"1Level -1
776 ft²Unit MC 1-1 Corner755 ft²Unit MC 1-0 27.5776 ft²Unit MC 1-1 Corner2,195 ft²MC Restaurant/Activity1,249 ft²Kitchen2,498 ft²Restaurant877 ft²Club Room981 ft²Lobby746 ft²Elev/Util/Stor1,139 ft²Unit 2-1 E34.6+711 ft²Unit 1-0 24711 ft²Unit 1-0 24434 ft²Unit 0-1 161,850 ft²Office1,139 ft²Unit 2-1 E34.6+434 ft²Unit 0-1 16928 ft²Unit 1.5-0 32SD_1261SD_1263SD_1273SD_1271SD_12832454434 ft²Unit MC 0-3 16494 ft²Unit MC 0-4 16494 ft²Unit MC 0-4 16471 ft²Unit MC 0-2 16509 ft²Unit MC 0-5 16711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24711 ft²Unit 1-0 24711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24711 ft²Unit 1-0 24937 ft²Unit 1.5-1 End1,105 ft²Unit 2-2 35.5928 ft²Unit 1.5-0 32928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32651 ft²Unit 1-1 24711 ft²Unit 1-0 24651 ft²Unit 1-1 24651 ft²Unit 1-1 24434 ft²Unit MC 0-3 16494 ft²Unit MC 0-4 164,792 ft²Corridor271 ft²Stair271 ft²Stair271 ft²Stair434 ft²Unit MC 0-3 16434 ft²Unit MC 0-3 16434 ft²Unit MC 0-3 16494 ft²Unit MC 0-4 16533 ft²Unit MC 0-1 16612 ft²Unit MC 0-0 16271 ft²StairSD_1272865 ft²SupportColor Legend1BR1BR+D2BRStudioMC 1BRMC StudioCirculationCommonsMC CommonsCalculating...SD_1281SD_1274SD_1262kaas wilson architectsThe Village, LLCAssisted Senior First Floor Plan
434 ft²Unit 0-1 16711 ft²Unit 1-0 24711 ft²Unit 1-0 241,139 ft²Unit 2-1 E34.6+928 ft²Unit 1.5-0 321,139 ft²Unit 2-1 E34.6+1,139 ft²Unit 2-1 E34.6+868 ft²2-Story Lobby434 ft²Library434 ft²Visiting Physician816 ft²Wellness1,353 ft²Community Room542 ft²Small Activity1,105 ft²Unit 2-2 35.5SD_1261SD_1263SD_1273SD_1271SD_128324Color Legend1BR1BR+D2BRStudioCirculationCommonsCalculating...54949 ft²Area732 ft²Area937 ft²Unit 1.5-1 End711 ft²Unit 1-0 241,105 ft²Unit 2-2 35.5928 ft²Unit 1.5-0 32928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32651 ft²Unit 1-1 24928 ft²Unit 1.5-0 32650 ft²Unit 1-2 24711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32651 ft²Unit 1-1 24711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24434 ft²Unit 0-1 16434 ft²Unit 0-1 16651 ft²Unit 1-1 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 241,139 ft²Unit 2-1 E34.6+4'-8"16'-4"17'-8"434 ft²Unit 0-1 16651 ft²Unit 1-1 24711 ft²Unit 1-0 24711 ft²Unit 1-0 24762 ft²Unit 1-3 24886 ft²Unit 1.5-1 End-2SD_1272657 ft²Support271 ft²Stair271 ft²Stair271 ft²Stair271 ft²Stair767 ft²Area4,724 ft²CorridorSD_1281SD_1274SD_1262kaas wilson architectsThe Village, LLCAssisted Senior Second Floor Plan
1,139 ft²Unit 2-1 E34.6+1,139 ft²Unit 2-1 E34.6+928 ft²Unit 1.5-0 32711 ft²Unit 1-0 241,105 ft²Unit 2-2 35.51,139 ft²Unit 2-1 E34.6+1,139 ft²Unit 2-1 E34.6+711 ft²Unit 1-0 24711 ft²Unit 1-0 24434 ft²Unit 0-1 16434 ft²Unit 0-1 16SD_1261SD_1263SD_1273SD_1271SD_12832454937 ft²Unit 1.5-1 End1,105 ft²Unit 2-2 35.5928 ft²Unit 1.5-0 32928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32651 ft²Unit 1-1 24928 ft²Unit 1.5-0 32650 ft²Unit 1-2 24711 ft²Unit 1-0 24711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32651 ft²Unit 1-1 24711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24434 ft²Unit 0-1 16434 ft²Unit 0-1 16651 ft²Unit 1-1 24868 ft²Unit 1.5-2 32651 ft²Unit 1-1 24651 ft²Unit 1-1 24928 ft²Unit 1.5-0 32711 ft²Unit 1-0 24711 ft²Unit 1-0 24658 ft²Support651 ft²Unit 1-1 24434 ft²Unit 0-1 16886 ft²Unit 1.5-1 End-2762 ft²Unit 1-3 24928 ft²Unit 1.5-0 32928 ft²Unit 1.5-0 32SD_1272271 ft²Stair271 ft²Stair270 ft²Stair271 ft²Stair766 ft²Support4,716 ft²CorridorColor Legend1BR1BR+D2BRStudioCirculationCommonsCalculating...SD_1281SD_1274SD_1262kaas wilson architectsThe Village, LLCAssisted Senior Third Floor Plan
4.1CMU4.2Brick4.3Brick Soldier Course4.4Stone Sill5.1Aluminum Deck Rail7.1CFB Lap Siding, Color 17.2CFB Shake Siding, Color 28.1Prefinished PTAC Grille, Color TBD8.2Prefinished Metal Magic Pak Grille, Color TBDEXTERIOR MATERIALS KEY7.3CFB Panel, Color 37.4CFB Trim, Color 3Level 1100'-0"Level 2111'-1 7/8"Level -189'-4"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"31'-4 7/8"7.27.37.17.27.34.47.34.34.34.17.47.48.2Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"7.27.14.24.37.47.3Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.37.47.17.24.24.34.48.27.3Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"?7.17.27.2??4.47.37.4Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"7.27.37.47.14.24.34.47.37.4kaas wilson architectsThe Village, LLCAssisted Senior Exterior Elevations1/8" = 1'-0"1South Elevation1/8" = 1'-0"2Southwest End Bay Elevation1/8" = 1'-0"3Southwest Elevation1/8" = 1'-0"4Main Entry West Elevation1/8" = 1'-0"5NorthwestElevation
4.1CMU4.2Brick4.3Brick Soldier Course4.4Stone Sill5.1Aluminum Deck Rail7.1CFB Lap Siding, Color 17.2CFB Shake Siding, Color 28.1Prefinished PTAC Grille, Color TBD8.2Prefinished Metal Magic Pak Grille, Color TBDEXTERIOR MATERIALS KEY7.3CFB Panel, Color 37.4CFB Trim, Color 3Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"7.17.47.27.37.34.24.34.47.4Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"31'-4 7/8"7.27.37.14.24.34.37.44.47.48.2Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"31'-4 7/8"7.17.37.37.37.44.24.34.37.27.28.2Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.17.27.47.37.34.24.34.4kaas wilson architectsThe Village, LLCAssisted Senior Exterior Elevations1/8" = 1'-0"1Northwest End Bay Elevation1/8" = 1'-0"2North Elevation - 11/8" = 1'-0"3North Elevation - 21/8" = 1'-0"4Northeast End Bay Elevation
Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.27.37.47.17.34.24.34.47.4Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.37.47.27.27.37.47.14.24.34.47.4Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.27.27.37.37.37.14.24.34.47.4Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.17.27.38.27.47.44.34.24.1CMU4.2Brick4.3Brick Soldier Course4.4Stone Sill5.1Aluminum Deck Rail7.1CFB Lap Siding, Color 17.2CFB Shake Siding, Color 28.1Prefinished PTAC Grille, Color TBD8.2Prefinished Metal Magic Pak Grille, Color TBDEXTERIOR MATERIALS KEY7.3CFB Panel, Color 37.4CFB Trim, Color 3kaas wilson architectsThe Village, LLCAssisted Senior Exterior Elevations1/8" = 1'-0"1Southeast End Bay Elevation1/8" = 1'-0"2Southeast Elevation1/8" = 1'-0"3Northeast Elevation1/8" = 1'-0"4East Elevation
32,746 ft²Garage31'-0"SD_5001SD_5011SD_5002SD_50036'-8"32,746 ft²GarageSD_5004SD_50142468135710111214131517192116182022232527242628293031323334363839353740414243444645474951485052545658606264666869707274767880828486889092918987858381797775737153555759616365679SD_0051200 ft²Stair210 ft²StairGarage Dr.BIKESBIKESTRASHkaas wilson architectsThe Village, LLCIndependent Senior Garage Plan1/16" = 1'-0"1Level -1
patio2,683 ft²Commons1,606 ft²Unit 2.5-01,606 ft²Unit 2.5-01,617 ft²CommonsSD_5001SD_5011SD_5013SD_5012SD_5002SD_50031,128 ft²Unit 1.5-01,406 ft²Unit 2-01,259 ft²Unit 2-11,259 ft²Unit 2-11,364 ft²Unit 2-2704 ft²Unit 1-0 25.5704 ft²Unit 1-0 25.51,071 ft²Unit 1.5-31,071 ft²Unit 1.5-31,606 ft²Unit 2.5-01,606 ft²Unit 2.5-01,179 ft²Unit 1.5-4704 ft²Unit 1-0 25.51,432 ft²Unit 2.5-11,432 ft²Unit 2.5-1795 ft²Unit 1-1 25.5SD_5004SD_5014SD_005123'-7"276 ft²Stair276 ft²Stair2,355 ft²CorridorGARDENPLAZAColor Legend1 BR + DEN1BR2BR2BR+DCirculationCommonskaas wilson architectsThe Village, LLCIndependent Senior First Floor Plan1/16" = 1'-0"1Level 11,069 ft1,069 ft
2,356 ft²Corridor1,048 ft²Unit 1.5-21,432 ft²Unit 2.5-1SD_5001SD_5011SD_5013SD_5012SD_5002SD_50031,259 ft²Unit 2-11,259 ft²Unit 2-11,606 ft²Unit 2.5-01,606 ft²Unit 2.5-01,128 ft²Unit 1.5-01,364 ft²Unit 2-2704 ft²Unit 1-0 25.5704 ft²Unit 1-0 25.51,071 ft²Unit 1.5-31,071 ft²Unit 1.5-31,179 ft²Unit 1.5-4704 ft²Unit 1-0 25.51,432 ft²Unit 2.5-11,406 ft²Unit 2-01,606 ft²Unit 2.5-01,606 ft²Unit 2.5-0795 ft²Unit 1-1 25.5795 ft²Unit 1-1 25.5795 ft²Unit 1-1 25.51,634 ft²CommonsSD_5004SD_5014SD_0051276 ft²Stair276 ft²StairColor Legend1 BR + DEN1BR2BR2BR+DCirculationCommonskaas wilson architectsThe Village, LLCIndependent Senior Second Floor Plan1/16" = 1'-0"1Level 2
2,359 ft²Corridor1,179 ft²Unit 1.5-41,432 ft²Unit 2.5-1SD_5001SD_5011SD_5013SD_5012SD_5002SD_5003107'-8"704 ft²Unit 1-0 25.51,364 ft²Unit 2-21,259 ft²Unit 2-11,259 ft²Unit 2-11,406 ft²Unit 2-01,071 ft²Unit 1.5-31,071 ft²Unit 1.5-31,606 ft²Unit 2.5-01,606 ft²Unit 2.5-0704 ft²Unit 1-0 25.5795 ft²Unit 1-1 25.5704 ft²Unit 1-0 25.5795 ft²Unit 1-1 25.51,128 ft²Unit 1.5-01,606 ft²Unit 2.5-01,606 ft²Unit 2.5-01,432 ft²Unit 2.5-1SD_5004SD_50141,048 ft²Unit 1.5-21,134 ft²Unit 1.5-1795 ft²Unit 1-1 25.5SD_0051276 ft²Stair276 ft²Stair496 ft²CommonsColor Legend1 BR + DEN1BR2BR2BR+DCirculationCommonskaas wilson architectsThe Village, LLCIndependent Senior Third Floor Plan1/16" = 1'-0"1Level 3
Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.17.24.27.38.27.37.47.48.24.34.3Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.47.18.27.27.27.37.44.34.38.24.3Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.37.27.28.24.2Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.37.27.18.27.34.24.34.34.17.44.1CMU4.2Brick4.3Brick Soldier Course4.4Stone Sill5.1Aluminum Deck Rail7.1CFB Lap Siding, Color 17.2CFB Shake, Color 28.2Prefinished Metal Magic Pak Grille, Color TBDEXTERIOR MATERIALS KEY7.3CFB Panel, Color 37.4CFB Trim, Color 3kaas wilson architectsThe Village, LLCIndependent Senior Exterior Elevations1/8" = 1'-0"1Elevation 31/8" = 1'-0"2Elevation 11/8" = 1'-0"3Elevation 21/8" = 1'-0"4Elevation 4
Site Plan932'-0"7.27.47.37.28.24.27.2Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.47.17.27.47.44.3Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"Site Plan932'-0"7.27.38.27.47.14.2Level 1100'-0"Level 2111'-1 7/8"Level -189'-4"Level 3122'-3 3/4"Truss Brg.131'-4 7/8"7.47.27.17.34.28.24.14.34.3kaas wilson architectsThe Village, LLCIndependent Senior Exterior Elevations1/8" = 1'-0"1Elevation 51/8" = 1'-0"2Elevation 61/8" = 1'-0"3Elevation 71/8" = 1'-0"4Elevation 8
79,415 ft²Garage572 ft²Trash360 ft²Trash360 ft²Trash180 ft²Elevator220 ft²Elevator180 ft²Elevator190 ft²Stair A194 ft²Stair B194 ft²Stair CC C
CCCCSD_5001CCCCCCCSD_5002BIKEHVACHVACSchema 1 LegendCirculationCommonkaas wilson architectThe Village, LLCMarket Rate Building Garage Floor Plan1/16" = 1'-0"1Level -1
140 ft²Stair D280 ft²Stair B740 ft²Unit 1-1740 ft²Unit 1-12,125 ft²Common2,265 ft²Common261 ft²Stair A616 ft²Unit 0-3616 ft²Unit 0-3619 ft²Unit 0-21,382 ft²Unit 3-1824 ft²Unit 1-2824 ft²Unit 1-2616 ft²Unit 0-3639 ft²Unit 0-15,330 ft²Corridor1,369 ft²Unit 2-3740 ft²Unit 1-11,369 ft²Unit 2-3740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1198 ft²Trash220 ft²Elevator117 ft²Trash1,085 ft²Unit 2-6824 ft²Unit 1-21,357 ft²Unit 2-5740 ft²Unit 1-1616 ft²Unit 0-3616 ft²Unit 0-3824 ft²Unit 1-2639 ft²Unit 0-1117 ft²Trash619 ft²Unit 0-21,382 ft²Unit 3-1261 ft²Stair C824 ft²Unit 1-21,282 ft²Unit 3-2190 ft²Elevator190 ft²Elevator616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3740 ft²Unit 1-1616 ft²Unit 0-3SD_5001616 ft²Common824 ft²Unit 1-2824 ft²Unit 1-21,113 ft²Unit 2-11,113 ft²Unit 2-11,206 ft²Unit 2-7740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-11,206 ft²Unit 2-7740 ft²Unit 1-1824 ft²Unit 1-2740 ft²Unit 1-11,113 ft²Unit 2-1SD_5002SD_50110SD_5019SD_5018SD_5017SD_5016SD_5015SD_5014SD_5013SD_5012SD_5011SD_5005SD_5004PLAZAPOOLLANSCAPEPUTTING616 ft²Unit 0-3616 ft²Unit 0-3Schema 1 Legend1 BR2 BR3BRCirculationCommonSTUDIOkaas wilson architectThe Village, LLCMarket Rate Building First Floor Plan1/16" = 1'-0"1Level 1
190 ft²Elevator117 ft²Trash619 ft²Unit 0-21,382 ft²Unit 3-1261 ft²Stair A616 ft²Unit 0-3616 ft²Unit 0-3824 ft²Unit 1-2824 ft²Unit 1-2639 ft²Unit 0-1616 ft²Unit 0-31,369 ft²Unit 2-3740 ft²Unit 1-11,369 ft²Unit 2-3740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1280 ft²Stair B616 ft²Unit 0-33,150 ft²Corridor220 ft²Elevator198 ft²Trash740 ft²Unit 1-1740 ft²Unit 1-1616 ft²Unit 0-3140 ft²Stair D824 ft²Unit 1-21,085 ft²Unit 2-61,357 ft²Unit 2-5740 ft²Unit 1-1616 ft²Unit 0-3616 ft²Unit 0-3639 ft²Unit 0-1824 ft²Unit 1-2117 ft²Trash619 ft²Unit 0-21,382 ft²Unit 3-1261 ft²Stair C824 ft²Unit 1-21,282 ft²Unit 3-2190 ft²Elevator616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3740 ft²Unit 1-1SD_5001824 ft²Unit 1-2824 ft²Unit 1-2740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1824 ft²Unit 1-21,206 ft²Unit 2-71,206 ft²Unit 2-71,113 ft²Unit 2-11,113 ft²Unit 2-11,113 ft²Unit 2-1SD_5002SD_50110SD_5019SD_5018SD_5017SD_5016SD_5015SD_5014SD_5013SD_5012SD_5011SD_5005SD_50041,885 ft²Corridor121'-7 7/16"TWO STORY SPACE616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3Schema 1 Legend1 BR2 BR3BRCirculationCommonSTUDIO9'-4"14'-8"kaas wilson architectThe Village, LLCMarket Rate Second Floor Plan1/16" = 1'-0"1Level 2
261 ft²Stair A616 ft²Unit 0-3616 ft²Unit 0-3117 ft²Trash619 ft²Unit 0-21,382 ft²Unit 3-1190 ft²Elevator824 ft²Unit 1-2639 ft²Unit 0-1824 ft²Unit 1-2616 ft²Unit 0-31,369 ft²Unit 2-31,369 ft²Unit 2-3740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1280 ft²Stair B616 ft²Unit 0-35,330 ft²Corridor198 ft²Trash616 ft²Unit 0-3824 ft²Unit 1-2824 ft²Unit 1-21,357 ft²Unit 2-51,085 ft²Unit 2-6616 ft²Unit 0-3616 ft²Unit 0-3639 ft²Unit 0-1117 ft²Trash619 ft²Unit 0-21,382 ft²Unit 3-1261 ft²Stair C824 ft²Unit 1-21,282 ft²Unit 3-2824 ft²Unit 1-2740 ft²Unit 1-1190 ft²Elevator824 ft²Unit 1-2616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3220 ft²Elevator824 ft²Unit 1-2824 ft²Unit 1-2824 ft²Unit 1-2740 ft²Unit 1-1740 ft²Unit 1-1616 ft²Unit 0-3SD_5001824 ft²Unit 1-21,113 ft²Unit 2-11,113 ft²Unit 2-11,206 ft²Unit 2-7740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-11,206 ft²Unit 2-7740 ft²Unit 1-1824 ft²Unit 1-2740 ft²Unit 1-11,113 ft²Unit 2-1SD_5002SD_50110SD_5019SD_5018SD_5017SD_5016SD_5015SD_5014SD_5013SD_5012SD_5011SD_5005SD_5004616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3Schema 1 Legend1 BR2 BR3BRCirculationCommonSTUDIOkaas wilson architectThe Village, LLCMarket Rate Third Floor Plan1/16" = 1'-0"1Level 3
198 ft²Trash616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3740 ft²Unit 1-1740 ft²Unit 1-1220 ft²Elevator5,330 ft²Corridor616 ft²Unit 0-3280 ft²Stair B740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-11,369 ft²Unit 2-3740 ft²Unit 1-11,369 ft²Unit 2-3616 ft²Unit 0-3639 ft²Unit 0-1117 ft²Trash619 ft²Unit 0-21,382 ft²Unit 3-1261 ft²Stair A616 ft²Unit 0-3616 ft²Unit 0-3824 ft²Unit 1-2824 ft²Unit 1-2190 ft²Elevator824 ft²Unit 1-2616 ft²Unit 0-3824 ft²Unit 1-2824 ft²Unit 1-21,357 ft²Unit 2-51,085 ft²Unit 2-6740 ft²Unit 1-1824 ft²Unit 1-21,282 ft²Unit 3-2117 ft²Trash616 ft²Unit 0-3616 ft²Unit 0-3639 ft²Unit 0-1619 ft²Unit 0-21,382 ft²Unit 3-1261 ft²Stair C824 ft²Unit 1-2190 ft²Elevator824 ft²Unit 1-2824 ft²Unit 1-2824 ft²Unit 1-2740 ft²Unit 1-1SD_5001824 ft²Unit 1-21,113 ft²Unit 2-11,113 ft²Unit 2-11,206 ft²Unit 2-7740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-1740 ft²Unit 1-11,206 ft²Unit 2-7740 ft²Unit 1-1824 ft²Unit 1-2740 ft²Unit 1-11,113 ft²Unit 2-1SD_5002SD_50110SD_5019SD_5018SD_5017SD_5016SD_5015SD_5014SD_5013SD_5012SD_5011SD_5005SD_5004616 ft²Unit 0-3616 ft²Unit 0-3616 ft²Unit 0-3Schema 1 Legend1 BR2 BR3BRCirculationCommonSTUDIOkaas wilson architectThe Village, LLCMarket Rate Fourth Floor Plan1/16" = 1'-0"1Level 4
Level 1100'-0"Level 2111'-1 7/8"Level -189'-4"Level 3122'-3 3/4"Level 4133'-5 5/8"Truss Brg.142'-6 3/4"Site Plan932'-0"7.17.24.35.15.27.27.28.24.24.4Site Plan932'-0"4.27.17.28.27.25.25.17.24.34.44.1Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Level 4133'-5 5/8"Truss Brg.142'-6 3/4"Site Plan932'-0"7.17.25.14.37.24.35.24.4Site Plan932'-0"7.17.25.17.25.24.34.24.44.1Architectural Rockface CMU - Color TBD4.2Brick Masonry - Color TBD4.3Brick Soldier Course - Color TBD4.4Stone Still - Color TBD5.1Aluminum Deck Rail - Color TBD7.1Cement Fiber Lap Siding - Color TBD7.2Cement Fiber Panel Siding - Color TBD8.2Prefinished Metal Magic Pak Grille, Color TBDEXTERIOR MATERIALS KEY5.2Metal Panel Cladding - Color TBDkaas wilson architectThe Village, LLCMarket Rate Building Exterior Elevations3/32" = 1'-0"1Elevation - North 13/32" = 1'-0"2Elevation - Northeast3/32" = 1'-0"4Elevation - Northwest - Stinson3/32" = 1'-0"5Elevation - West - Stinson
Site Plan932'-0"7.15.18.24.44.34.27.25.27.27.24.14.4Site Plan932'-0"7.25.15.27.24.44.34.24.14.4Site Plan932'-0"5.27.27.27.24.44.34.27.18.25.1Site Plan932'-0"7.18.27.25.14.24.34.4Level 1100'-0"Level 2111'-1 7/8"Level 3122'-3 3/4"Level 4133'-5 5/8"Truss Brg.142'-6 3/4"Site Plan932'-0"7.27.27.24.44.34.27.15.27.27.25.1Site Plan932'-0"5.27.28.27.15.17.24.44.34.27.2Site Plan932'-0"7.27.15.14.44.34.28.2Site Plan932'-0"5.27.27.27.18.24.14.44.34.25.1Site Plan932'-0"7.25.14.44.34.25.27.2Site Plan932'-0"5.27.24.44.37.27.14.27.25.25.14.1Architectural Rockface CMU - Color TBD4.2Brick Masonry - Color TBD4.3Brick Soldier Course - Color TBD4.4Stone Still - Color TBD5.1Aluminum Deck Rail - Color TBD7.1Cement Fiber Lap Siding - Color TBD7.2Cement Fiber Panel Siding - Color TBD8.2Prefinished Metal Magic Pak Grille, Color TBDEXTERIOR MATERIALS KEY5.2Metal Panel Cladding - Color TBDkaas wilson architectThe Village, LLCMarket Rate Building Exterior Elevations3/32" = 1'-0"1Elevation - West End - South3/32" = 1'-0"2Elevation - West End- East3/32" = 1'-0"3Elevation - West End - North3/32" = 1'-0"4Elevation - Interior Courtyard - East 13/32" = 1'-0"5Elevation - Interior Courtyard - East 23/32" = 1'-0"6Elevation - Interior Courtyard - South3/32" = 1'-0"7Elevation - Interior Courtyard - West 23/32" = 1'-0"8Elevation - East End - North3/32" = 1'-0"9Elevation - East End - West3/32" = 1'-0"10Elevation - East End - South
178 East 9th Street, Suite 200 | St. Paul, MN 55101 | (651) 286-8450
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
S:\1Planning Commission\2018\02262018\Village Development - Plan Review - 021318-engineer.docx
February 13, 2018
Ms. Traci Tomas
Continental Property Group
Re: The Village LLC Development
St. Anthony Village, MN
Preliminary PUD Plan Review
WSB Project No. 02170-300
Dear Ms. Tomas:
We have reviewed the development plan submittal received on January 29, 2018, for the above
referenced project. Plans have been prepared by Wenck Associates, dated January 26, 2017 and
include the storm water management plan, preliminary plat, site plan, grading plan, sanitary sewer, water,
and storm utility plans.
We have the following comments and recommendations for this preliminary PUD Plan review.
General
1. Prior to the start of any construction, permits will need to be obtained and submitted to the city
from the following agencies:
a. MPCA Construction General Permit
b. MPCA Sanitary Sewer Extension Permit
c. MnDOH Watermain Extension Permit
2. Prior to the start of any construction, project approval will need to be obtained and submitted to
the city from the following agencies:
a. Hennepin County (access and traffic control associated with Kenzie Terrace/ CR 153)
b. Minneapolis Park Board (access and traffic control associated with Stinson Parkway)
3. An operations and maintenance component will be required to ensure that the stormwater
treatment facilities will be maintained long term. The declarations must at a minimum include the
following:
a. Annual inspection and reporting to the city
b. Maintenance of all erosion control measures including, but not limited to: rip rap, storm
sewer outlets, catch basin inlets, etc. (annual documentation required)
c. Verification of system drawdowns with 48 hours (annual documentation required)
d. Removal of sediment, trash and debris (annual documentation required)
Cover Sheet and Project Notes
1. Reference the most recent edition (2018) of the City of St. Anthony’s General Specifications and
Standard Detail Plates for Street and Utility Construction as a governing specification.
Preliminary Plat
1. Remove the erroneous line within the 15’ drainage and utility easement along Kenzie Terrace.
Mr. Ward
January 15, 2018
Page 2
S:\1Planning Commission\2018\02262018\Village Development - Plan Review - 021318-engineer.docx
2. Simplify the drainage and utility easements around the ponds and along the west side of the
development by squaring them off and combining them with nearby and adjacent drainage and
utility easements.
3. Provide an easement for the shared hydrant service lead crossing over between both lots 1 and 2
of block 1.
Existing Conditions, Erosion, and Sediment Control
1. Submit erosion control plans with final plat/construction plan submittal.
Site Plan
1. Provide 6’ wide concrete walks per City standards where 5’ concrete walks are currently shown.
2. Show necessary removals for the installation of the proposed utilities along Kenzie Terrace/ CR
153.
Grading Plan
1. Structural calculations for the proposed retaining walls greater than 4.0’ in height need to be
submitted for review prior to construction of the walls. The submittal will need to include:
a. Certification of a qualified MN licensed professional
b. Soil boring logs and geotechnical recommendation for support
c. Identify the type of material for the wall and design details
d. Provide details of the wall construction
e. Provide a safety railing or fence above the wall
2. Driveway ramps into the buildings should not exceed 10%.
3. The outdoor patios and plazas with the buildings do not appear to have any slope. How will
surface drainage be accomplished?
4. The NWL of the southwestern stormwater pond is the same elevation as the Multi-residential 1
garage floor (912.0).
5. The HWL of both ponds exceed the garage levels of the connected buildings.
6. Demonstrate how the proposed improvements accommodate for the current ground water
elevations.
7. There are areas where the slopes shown do not meet the minimum required 2% or exceed the
maximum allowed 3:1.
8. The driveway elevations at the top of the ramps need to be raised to achieve a minimum 1’
freeboard above the adjacent road’s EOF.
Sanitary Sewer and Watermain
1. There appears to be a conflict between the storm sewer and sanitary sewer service to the
assisted senior living facility.
Mr. Ward
January 15, 2018
Page 3
S:\1Planning Commission\2018\02262018\Village Development - Plan Review - 021318-engineer.docx
2. Provide 4” thickness of insulation at watermain and storm sewer crossings where storm sewer
and drainage structures provide less than 3.5 feet of cover (not 2.0’) over the watermain.
3. Verify an 8” watermain as proposed will provide adequate fire flow and pressure to serve the
number of units and building elevations being proposed.
4. Water and sanitary sewer connections to buildings must conform to the plumbing code as
interpreted by the local building officials.
5. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge
from the units as detailed in the City Standard Specifications.
6. The proposed 24” pipe between Ex. Structure 16 and MH 1 appears to be oversized assuming it
is proposed to take the existing 9” line from the west and the proposed 10” line from the
development.
7. Due to the depth, this pipe should be shown as SDR 26 with the construction plans and the
adjacent storm sewer should be shown as being impacted with construction.
8. Provide for granular bedding for installed utility pipe in unsuitable materials per the applicable City
standard detail plate.
9. Show and call out the size and material of the existing waterlines where the development is
connecting on the west and south.
10. The Independent Senior Living facility is shown with an 8” DIP service while the other facilities
were shown with 6” DIP services. Was this done by design?
11. Provide 45-degree bends in lieu of 90-degree bends near the western connection with the
existing watermain.
12. Place a hydrant at the original proposed location along Kenzie Terrace near the connection to the
existing watermain on the south side of the development. The main can be capped/plugged at
that point.
Detail Sheet
1. Include all applicable standard detail plates from the most recent edition (2018) of the City of St.
Anthony’s General Specifications and Standard Detail Plates for Street and Utility Construction
for project construction.
Thank you for the opportunity to provide comments on this project. If you have any questions, please do
not hesitate to contact me at 763-287-7182.
Sincerely,
WSB & Associates, Inc.
Todd Hubmer, PE
City Engineer
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
C:\Users\jabramson\FROM KP\Joey's Projects Transfer\St Anthony Village\SAV - The Village LLC Stormwater Management Review Memo - 02-16-2018.docx
Memorandum
To: Breanne Rothstein
From: Joey Abramson
Cc: Todd Hubmer
Date: February 16, 2018
Re: The Village LLC Development Stormwater Management Review
WSB has reviewed the stormwater management memorandum produced by Wenck for the above project
dated January 26, 2018.
The review has found that the project complies with applicable freeboard and rate control stormwater
management regulations. The applicant needs to provide updated information related to water quality
treatment. See comments below.
Comments on the stormwater management plan include the following:
- Ponds should be labeled on the plans to correspond to the IDs in the report and models: North
Pond should include “1P” and South Pond should include “2P”
- The EOF for Pond 2P (south) is noted to be “18.90” on the plans, but is noted as 919.0 in the
stormwater management report.
- The report notes that the proposed development will achieve 65% TP loading reduction (page 1)
but the table indicates that 72% removals will be achieved. Revise for consistency.
- It should be considered that unless the BayFilter is capable of removing dissolved phosphorus
from stormwater, its efficacy will likely be reduced from 50% removal if it is downstream of the
sedimentation ponds. This is because those ponds already remove a large portion of the
particulate phosphorus. Applicant must provide clarification on the BayFilter removal abilities or
provide updated calculations for removals.
BREMER BANK PARCEL 716.23 432.18S 01° 07' 07" E 3.02S 39°13'04" E1041.74ALLEY232.76100.00S 50°46'56" WN 89°07'06" E947.20564.06S 50°33'24" WPARCEL 1PARCEL 2PARCEL 3KENZIE TERRACE(CO. RD. NO. 153)STINSON PARKWAY1027.85N 00°36'35" EALLEY21BLOCK ONEOUTLOT ABLOCK TWO1137494 S.F.3.16 AC.191086 S.F.4.39 AC.274811 S.F.6.31 AC.N89°18'31"E295.01S0°06'35"E 225.89L=176.80R=851.73Δ=11°53'36"PROPOSEDDRAINAGE ANDUTILITY EASEMENT(48,669 S.F.)PROPOSED DRAINAGE & UTILITY EASEMENT OVERALL OF OUTLOT AN0°06'31"W 311.67Parcel 1:That part of the South 1/2 of the Northwest Quarter of Section 7, Township 29, Range 23, beginning at apoint in the South line of said Tract 100 feet East of the Southwest corner thereof; thence North 1079.8 feet;thence East parallel to the South line of said Quarter Section 1041.74 feet; thence South to center of StateHighway No. 63; thence southwesterly along said center line of State Highway No. 63 and St. Anthony andTaylor Falls Road to intersection of center line of said road with the South line of said Quarter Section;thence West along said latter line to the point of beginning, except that part thereof embraced in the South365 feet of the West 395 feet of the Southwest Quarter of the Northwest Quarter of said Section 7 andexcept the easterly 100 feet thereof.Except that part taken for highway purposes by the County of Hennepin as evidenced by Final Certificate,filed May 16, 1985, as Document No. 1652500.Parcel 2:That part of the following described property:The Easterly 100 feet of that part of the South half of the Northwest Quarter, Section 7, Township 29, Range23, beginning at a point in the South line of said Tract 100 feet East of the Southwest corner thereof, thenceNorth 1079.8 feet, thence East parallel to the South line of said quarter section 1041.74 feet; thence Southto center of State Highway No. 63; thence Southwesterly along said center line of State Highway 63 and St.Anthony and Taylor Falls Road to intersection of center line of said road with the South line of said quartersection; thence West along said latter line to the point of beginning,lying Westerly of the following described line and its Southerly extension,Beginning at a point on the North line of the above described Tract, distant 5.50 feet easterly of theNorthwest corner thereof, assumed bearing of said North line is North 89 degrees 24 minutes 53 secondsEast; thence South 01 degree 00 minutes 45 seconds East a distance of 486.65 feet, more or less, to theSouth line of the above described tract and there terminating.Parcel 3:That part of the Northwest Quarter of Section 7, Township 29, Range 23, described as commencing at apoint on the South line of said Northwest Quarter distant 100 feet Easterly from the Southwest corner of saidNorthwest Quarter; thence Northerly parallel with the West line of said Northwest Quarter to the South lineof MURRAY HEIGHTS ADDITION TO MINNEAPOLIS, being the actual point of beginning; thence Southerlyalong said parallel line to a point distant 1079.8 feet Northerly from said South line of the Northwest Quarter;thence on an assumed bearing of North 89 degrees 24 minutes 53 seconds East, parallel with the South lineof said Northwest Quarter a distance of 947.24 feet; thence North 01 degree 00 minutes 45 seconds East tosaid South line of MURRAY HEIGHTS ADDITION TO MINNEAPOLIS; thence Westerly along the lastdescribed line to the point of beginning.All situated in the County of Hennepin and State of Minnesota.Torrens PropertyBeing registered land as evidenced by Certificate of Title No. 10665952501 Lowry Avenue NE,St. Anthony, MN 55418WENCK ASSOCIATES INC.1800 PIONEER CREEK CENTERMAPLE PLAIN MN, 55359SURVEYS BASED ON ALTA/ACSM LAND TITLE SURVEY PREPARED BY PREMIERLAND SURVEYING, LLC, DATED JUNE 6, 2016 AND CERTIFICATE OF SURVEY BYCLARK ENGINEERING DATED MAY 3, 2010.THE VILLAGE LLC1907 WAYZATA BLVD. E. #250WAYZATA, MN 55391DECEMBER 20, 2017TOTAL AREA TO BE PLATTED = 669,816 S.F. (15.38 AC.) ±2501 LOWRY AVENUE NE, ST. ANTHONY, MN 55418EXSTING IMPROVEMENTS AND UNDERLYING PROPERTY INFORMATION ARESHOWN LIGHTLY IN THE BACKGROUND.DRAINAGE AND UTILITY EASEMENTS SHOWN BEING FIVE FEET IN WIDTH ANDADJOINING SIDE LOT LINES, AND BEING 10 FEET IN WIDTH AND ADJOININGREAR LOT LINES, UNLESS OTHERWISE SHOWN.THE VILLAGE LLCDEVELOPMENTDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\SURVEY\5005-0003preplat3.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/20171Issue #Prepared For:XX/XX/XXXX DESCRIPTION ISSUE #Sheet #:Sheet Title:1/25/2018 2:01:51 PMDate:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGWENCK ASSOCIATES INC.1800 PIONEER CREEK CENTERMAPLE PLAIN MN, 55359C-101PRELIMINARYPLATAccess Easement for futuresite access when BremerBank Site RedevelopsAccess Easement for futuresite access when BremerBank Site RedevelopsNeed to dedicateadditional right ofway fully coversidewalk andboulevard in right ofwayNeed to dedicateadditional right ofway fully cover rightturn lane, sidewalkand boulevard inright of wayNeed corner cutsto accommodateradii, signage, etcwithin theintersectionNeed sighteasement (Note thespelling is sight, notsite) to cover sightdistance forvehicles comingaround the curve
C-104SITE PLANDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-104 Site Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/20171Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:Sheet Title:1/25/2018 2:04:12 PMDate:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGSITE ANALYSIS TABLEEXISTING ZONING R1 SINGLE FAMILY RESIDENTIALLOT AREA±669,585 SF (±15.4 AC)TOTAL BUILDING AREA±134,593 SF (20.1%)GREENSPACE SUMMARYIMPERVIOUS AREA (INCL. BLDG AND POND)PROPOSEDPERVIOUS AREABL. 1 LT. 1 - IND. LIVINGPARKING STALLS SUMMARY RAMPPARKWAYBL. 2 LT. 1 - MULTI RES.SETBACK SUMMARY BUILDINGEAST30'WESTNORTHPROPOSED ZONING PUD - PLANNED UNIT DEVELOPMENT20'20'20'SOUTHEAST±378,084 SF (8.68 AC)BL. 1 LT. 2 - AST. LIVINGSOUTHWEST20'INTERNAL0'ADA30TOT4301156145061STANDARDSURFACEADDITIONAL PROOF STALLS37 370TOTAL PARKING COUNTRAMP SURFACE0000±291,501 SF (6.69 AC)8886231447126124358405 273 15 13 706PROPERTY LINESITE LEGENDSETBACK LINEEASEMENT LINEPROPOSED CURB AND GUTTERBITUMINOUS PAVEMENTCONCRETE SIDEWALK PAVEMENT.CONSTRUCTION LIMITSNeed to removeexisting drivewayapron and placefull height curb andgutterNeed to close offmedianLength of Left TurnLane appears tooshort, need toextendWe stronglyencourage parking beremoved within thefunctional area of theintersectionHas autoturn beenrun to determinevehicle movements& radii work?(besides fire trucks)Need to submit turnlane design details(Examples includecross slopes,pavement Designmatching theexisting, striping,signing, storm, etc)
C-105SITE PLANNORTHDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-105 Site Plan North.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/20171Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:Sheet Title:1/25/2018 2:04:53 PMDate:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGPROPERTY LINESITE LEGENDSETBACK LINEEASEMENT LINEPROPOSED CURB AND GUTTERBITUMINOUS PAVEMENTCONCRETE SIDEWALK PAVEMENT.321456789101112131415B612 CURB AND GUTTERB612 TIP-OUT CURB AND GUTTERMOUNTABLE CURB AND GUTTER2' WIDE CONCRETE VALLEY GUTTERBITUMINOUS PAVEMENT5' WIDE CONCRETE SIDEWALK6' WIDE CONCRETE TRAIL8' WIDE BITUMINOUS TRAILCONCRETE DRIVEWAY APRONMATCH INTO EXISTING PAVEMENTMATCH INTO EXISTING CURB AND GUTTERMATCH INTO EXISTING SIDEWALKPATCH BITUMINOUS PAVEMENT1617KEYNOTE LEGEND18192021222324252627PARALLEL PARKING STALLS - 22' X 8.5' TYP.STANDARD PARKING STALL - 9' X 18' TYP.ADA PARKING STALLS WITH ACCESS AISLE & CURB RAMPPLAZA - SEE ARCH. AND LANDSCAPE PLANSPATIO - SEE ARCH. AND LANDSCAPE PLANSPROPERTY LINERETAINING WALL W/ RAILING. SEE ARCH. FOR RAILINGFENCE - SEE LANDSCAPING PLANS4" STRIPINGDOG PARKTOT LOT/COMMUNITY AREAADA PEDESTRIAN RAMPGARAGE ENTRANCEBUILDING SETBACKLOT LINEDECORATIVE PAVEMENT SEE LANDSCAPE PLANSRAILING - SEE ARCH. PLANSSTREET LIGHTCROSSWALK2829303132With existing curbbeing integral totravel lanepavement, fullconcrete panelmust be replacedwhen CB is moved.With existing curbbeing integral totravel lanepavement, fullconcrete panelmust be replacedwhen CB is moved.Right of way shouldcover to 1' behindback of sidewalk6' boulevard
C-106SITE PLANSOUTHDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-106 Site Plan South.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/20171Issue #Prepared For:XX/XX/XXXX DESCRIPTION ISSUE #Sheet #:Sheet Title:1/25/2018 2:33:23 PMDate:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGPROPERTY LINESITE LEGENDSETBACK LINEEASEMENT LINEPROPOSED CURB AND GUTTERBITUMINOUS PAVEMENTCONCRETE SIDEWALK PAVEMENT.321456789101112131415B612 CURB AND GUTTERB612 TIP-OUT CURB AND GUTTERMOUNTABLE CURB AND GUTTER2' WIDE CONCRETE VALLEY GUTTERBITUMINOUS PAVEMENT5' WIDE CONCRETE SIDEWALK6' WIDE CONCRETE TRAIL8' WIDE BITUMINOUS TRAILCONCRETE DRIVEWAY APRONMATCH INTO EXISTING PAVEMENTMATCH INTO EXISTING CURB AND GUTTERMATCH INTO EXISTING SIDEWALKPATCH BITUMINOUS PAVEMENT1617KEYNOTE LEGEND18192021222324252627282930PARALLEL PARKING STALLS - 22' X 8.5' TYP.STANDARD PARKING STALL - 9' X 18' TYP.ADA PARKING STALLS WITH ACCESS AISLE & CURB RAMPPLAZA - SEE ARCH. AND LANDSCAPE PLANSPATIO - SEE ARCH. AND LANDSCAPE PLANSPROPERTY LINERETAINING WALL W/ RAILING. SEE ARCH. FOR RAILINGFENCE - SEE LANDSCAPING PLANS4" STRIPINGDOG PARKTOT LOT/COMMUNITY AREAADA PEDESTRIAN RAMPGARAGE ENTRANCEBUILDING SETBACKLOT LINEDECORATIVE PAVEMENT SEE LANDSCAPE PLANSRAILING - SEE ARCH. PLANSSTREET LIGHTCROSSWALK3132Right of way shouldcover to 1' behindback of sidewalkwith 6' boulevardRemove curb cutand replace withfull height curb andgutterRemove curb cutand replace withfull height curb andgutterRemove existingmarked crosswalk,without ADA rampsit is out ofcompliance. If acrossing is desired,discuss more withHennepin CountyDiscuss withHennepin Countymaximum widthallowable forprivate entrance.New entranceneeds to meetsight distance(horizontal andvertical)
C-301GRADINGPLANDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\C-301 Grading Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/20171Issue #Prepared For:XX/XX/XXXXDESCRIPTIONISSUE #Sheet #:Sheet Title:1/25/2018 2:06:43 PMDate:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGPROPERTY LINEGRADING LEGENDSETBACK LINEEASEMENT LINEPROPOSED STORM SEWERPROPOSED CATCH BASINPROPOSED MANHOLE1.00%FL=9XXPROPOSED SPOT ELEVATION(ALL ELEVATIONS ARE TO FLOWLINE UNLESSOTHERWISE NOTED)ME=9XXTC=9XXMATCH EXISTING SPOT ELEVATIONTOP OF CURB SPOT ELEVATIONEOF=9XXEMERGENCY OVERFLOW SPOT ELEVATIONHP=9XXHIGH POINT SPOT ELEVATIONPROPOSED RIDGE / VALLEY / BREAKLINEPROPOSED SLOPE ARROWEXISTING STORM STRUCTUREEXISTING STORM SEWEREXISTING CONTOURPROPOSED CONTOUR9XXNOTE: SEE C-501 STORM SEWER PLAN FOR STORM SEWERDESIGN DETAILSFG=9XXFINISHED GRADE SPOT ELEVATIONTW=9XXTOP OF WALL SPOT ELEVATIONBW=9XXBOTTOM / TOE OF WALL SPOT ELEVATIONCONSTRUCTION LIMITSEOF FLOW ARROWRemove existingstructure, extendthe pipe, and placenew structureoutside of curb linewithin entrance.Storm sewerconnection ratesmust not exceedexisting flows.County permitrequired for stormconnection.Need to move CBto new curb lineand remove oldMove pipe runoutside of proposedright of wayMove outside ofproposed right ofwayMove outside ofproposed right ofwayMove outside ofproposed right ofway
L-100PLANTING PLAN -OVERALL CONCEPTDrawn By:Issue Date:Project #:5005-0003RAGTHE VILLAGE LLC DEVELOPMENTTHE VILLAGE, LLC1907 WAYZATA BLVD, SUITE 250M:\5005\0003\DESIGN\CAD\PLANSHEETS\L-101 Planting Plan.dwgDescription:Date:WAYZATA, MN 55391Issue #:ST. ANTHONY VILLAGE, MINNESOTA12/06/20171Issue #Prepared For:XX/XX/XXXX DESCRIPTION ISSUE #Sheet #:Sheet Title:1/26/2018 12:42:30 AMDate:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.TWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIGPLANTING LEGENDOVERSTORY TREEORNAMENTAL TREECONIFEROUS TREECONIFEROUS SHRUBDECIDUOUS SHRUBL - 101L - 103L - 102EXISTING TREEVerify intersectionsight distance toensure sightdistance is notobstructed bylandscapingVerify intersectionsight distance toensure sightdistance is notobstructed bylandscapingVerify horizontalcurve sightdistance to ensuresight distance isnot obstructed bylandscaping
Breanne Rothstein
City of Saint Anthony Village
3301 Silver Lake Road
St. Anthony, MN 55418
planner@savmn.com
Members of the St. Anthony City Council and Planning Commission,
St. Anthony is a great place to live, work and play. Part of making St. Anthony a better community is
planned growth. As residents we want the community to grow and thrive; we just want it to be done in
a way that protects our community, our environment and our quality of life.
I grew up in this City and now as a baby boomer returned to settle in as the golden years approach. I
am a second‐generation resident/owner of the Kenzington Condominium and concerned with the
proposed development by The Village, LLC. The development proposes the building 70 feet from my
unit. As my unit and the other 40 units on the west side of the building, the proposed alignment will
leave many homeowners in a very dark mood. Dating back to the 19th century, there were laws to
prevent a neighbor from going ahead with construction if it blocks out sunshine. It is frustrating to see
that that this could happen to us. I would hope as residents of St. Anthony yourself, that you would
give consideration to the location of the building and the impact it would have to block light. St.
Anthony is known for its suburban structure not urban. A community where you can enjoy more space
and have a bigger area for a backyard or garden.
Not to mention the value of our property of the building significantly altering our view. This proposed
development is set to deliberately block our views. A blocked view would make the home worth less and
we all want increased property value not decreased.
Thank you for considering all aspects of this proposed development carefully in the best interest for the
City and its current and future residents.
Karen Hanson
2601 Kenzie Terrace #417
St. Anthony, MN 55418
kmhanson074@gmail.com
651‐485‐6011