HomeMy WebLinkAbout2013.12.19 PC PacketAGENDA
HUGO PLANNING COMMISSION
THURSD.XY, DECEMBER 19, 2013
HUGO CITY HALL
7:00 p.m.
A. ROLL CALL (Arcand, Gwynn, Kleissler, Knauss, Lessard, McRoberts, Rosenquist)
A. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. December 5, 2013
D. PUBLIC HEARING
1. LaValle Fields — Preliminary Plat and Planned Unit Development (PUD)
E. OLD BUSINESS
1. 2014 Goals
F. NEW BUSINESS
G. ADJOURNMENT
AHNUTES
HUGO PLANNING COMMISSION
December 5, 2013
Call to Order
Chairman Gwynn called the meeting to order at 7:00 pm.
PRESENT: Arcand, Gwynn, Lessard, Kleissler, Knauss, McRoberts, Rosenquist
ABSENT:
ALSO PRESENT: Bryan Bear, City Administrator
Rachel Juba, Planner
Eric Maass, Community Development Intern
LaValle Fields PUD and Pre Plat
Rachel informed the PIanning Commission that the developer requested that his application be
tabled to the next Planning Commission meeting to allow him to gather additional information
required for the project.
Gwynn motioned, Arcand seconded, to table the application to the December 19t" Planning
Commission meeting.
All Ayes, motion carried.
Adjournment
McRoberts motioned, Rosenquist seconded, to adjourn at 7:03 pm.
All Ayes, motion carried.
Meeting adjourned.
Respectfully Submitted,
Eric Maass
Community Development Intern
Agenda Number
CITY OF HUGO
PL.ANNING:AND ZONING APPLICATION
STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: LaValle Fields, LLC: LaValle Fields Preliminary Plat and Planned
Unit Development (PUD)
DATE: December 9, 2013 for the Planning Commission Meeting of December 19,
2013
ZONING: Central Residential (CR -3) and Future Central Business (FCB)
COMPRENSIVE PLAN: Mixed Use (MIX) and Medium Density Residential (MD)
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of a Preliminary Plat and Planned Unit Development (PUD)
for a senior housing and a multi -family residential development. The property totals 39.56 acres
and is comprised of seven parcels. The preliminary plat includes 1 lot and 4 outlots to be known
a "LaValle Fields". One of the 4 outlots is proposed to be a land dedication to satisfy a portion
of the park dedication requirement.
The PUD General Plan will be for 29.17 acres of the property and will be rezoned from Future
Central Business (FCB) and Central Residential (CR -3) to Planned Unit Development (PUD).
The remaining 8.53 acres will continue to be zoned CR -3. The property includes wetlands and
floodplain for a total buildable acreage of 16.18 acres. The senior housing facility is proposed to
be 130 units. The senior housing facility will include 41 independent living, 67 assisted living,
and 22 memory care. There are 3 proposed apartment buildings having 45, 50, and 70 units for a
total of 165 units. The total proposed number of units is 295 for a density of approximately 10. 11
units per acre.
The applicant is requesting PUD flexibility on the following:
1. Flexibility to allow senior housing as a land use.
2. Flexibility to allow a density of over 10 units per acre, where o maximum of 6 units per acre
is allowed.
LaValle Fields Preliminary Plat and PUD
Page 2
3. Flexibility to allow the building height of 50 feet to accommodate 3 story buildings, where
only 35 feet is allowed by ordinance in the underlying zoning district.
In exchange for this flexibility, the developer is:
1. Preserving a large wetland complex.
2. Providing a public trail to connect CSAH 8 and Lions Park.
3. Creating a stormwater reuse project within the development and possibly extending to Lion's
Park.
4. Reducing the overall impervious surface of the development by using underground parking.
2. BACKGROUND:
The properties are generally located west of Finale Avenue and Lions Park. The property owner,
Marvin LaValle, has signed a contract with the applicant, Bill Lentsch, to develop seven parcels
of land.
In 2012, the developer presented a concept plan to the Commissions and the City Council for
their feedback. In general the Commissions and City Council stated that the land use and density
seemed reasonable. There were concerns about site access and the phasing and financing of road
construction.
3. CONTEXT:
A. Surrounding Land Use and Zoning
The property to the north is zoned PUD and CR -3 and is occupied by the St. John Cemetery, City
owned property, and the Waters Edge Development. The property to the east .is zoned CR -3 and
is occupied by a residential development, and Lions Park. The property to the south is zoned FCB
and General Business (C-2), across County Road 8, and is occupied by a residential development
and a farm field across the County Road. The property to the west is zoned CR -3 and is occupied
by three residential homes, greenhouses, and vacant land.
B. Natural Site Characteristics
The properties are currently vacant and contain flat, buildable land with a portion to the west
containing wetlands and floodplain.
C. Level of City Discretion in Decision -Making
The City has a relatively high level of discretion in approving or denying a rezoning application.
The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If
the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the
rezoning application. The Zoning Ordinance and Map are the enforcement tools used to
implement the goals and standards set in the Comprehensive Plan.
LaValle Fields Preliminary Plat and PUD
Page 3
The City has a relatively high level of discretion in approving a PUD. A PUD must be consistent
with the City's Comprehensive Plan. The City may impose reasonable requirements in a PUD
not otherwise required if the City deems it necessary to promote the general health, safety and
welfare of the community and surrounding area.
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it
meets these standards, the City must approve the preliminary plat.
4. ANALYSIS: Consistency with Ordinance Standards
A. Rezoning
The applicant is proposing to construct a senior housing facility and apartments at a density of
10.11 units per acre. Senior housing is not a permitted uses in the CR -3 district. In order to
construct a senior housing facility on the site the applicant needs to request a rezoning from FCB
and CR -3 to PUD. The use of the PUD zoning also allows the developer zoning ordinance
flexibility to create a master planned development. The PUD zoning is tied to a specific PUD
general plan; therefore, since only 4 lots are planned for the development at this time, the
rezoning is only for the 29.17 -acres. Outlot C will retain the CR -3 zoning.
In exchange for this flexibility, the City has the expectation that the development plan will result
in a significantly higher quality and more sensitive proposal than would have been the case with
other, more standard zoning districts.
In order to approve a PUD, the City must find that the applicant has demonstrated compliance
with the following criteria:
1. Provide for the establishment of PUD zoning districts in appropriate setting and
situations, to create and maintain a development pattern that complies with the City's
Comprehensive Plan.
2. Allow for the mixing of land uses within a development'when such mixing 'of land uses
could not otherwise be accomplished.
3. Provide for variations to the strict application of the land use regulations in order to
improve site design and operation, while at the same time incorporating design elements
that exceed the City's standards to onset the effect of any variations.
4. Promote a more creative and efficient approach to land use within the City, while at the
same time protecting and promoting the health, safety, comfort, aesthetics, economic
viability and general welfare of the City.
5. Preserve and enhance natural features and open spaces including but not limited to the
width expansion of greenway corridors, conservation of wooded areas, development of
buffer areas, reduction of impervious surface, and utilization of joint facilities and
utilities.
LaValle Fields Preliminary Plat and PUD
Page 4
6. Maintain or improve the efficiency of public streets and utilities.
7. Ensure the establishment of appropriate transitions between differing land uses.
B. PUD General Plan
The PUD General Plan shows an overall campus layout containing a senior housing facility and
3 apartment buildings on the southern portion of the property with the expansion of Lions Park.
The northern portion of the property will consist of a wetland complex and stormwater
management facilities. The PUD General Plan ends at Oneka Parkway and includes Lot 1, and
Outlots A, B, & D. The portion of the property on the west side of Oneka Parkway will not be
part of the PUD General Plan and will retain the CR -3 zoning (Outlot Q.
The buildings are laid out to follow the contours of the perimeter of the property and staff
believes in general this is an efficient use of the space. The two buildings on the west side of the
property will be situated to overlook the wetlands. The applicant is proposing underground
parking that will reduce the overall impervious surface of the development.
Development Phasing
The PUD General Plan proposes two phases at this time. Phase 1 will be the senior housing
facility and the reconstruction of Finale Avenue from 1450, Street to 146a' Street. Phase 2
includes the three apartment buildings as well as the realignment and construction of Finale
Avenue north of 146th Street to 147th Street. Phase 2 will also include the construction of 147a'
Street to Oneka Parkway. Although the construction of Finale Avenue and 147' Street will be
required with Phase 2, the right of way will be dedicated with Phase 1. The land dedication for
the park dedication requirement will be dedicated with Phase 1.
Downtown/Comprehensive Plan
Hugo's Downtown Plan focuses on the redevelopment of the area around City Hall, which
includes the properties that are proposed to be developed. The Downtown Plan shows the area
where the development is proposed as an expansion of Lions Park with the incorporation of a
Community Center in the northern portion of the property, and an extension of a traditional
residential area in the southern portion. Upper 146x' Street and 146th Street are planned to extend
to the west to continue the flow of the residential grid system.
The majority of the properties are guided as Mixed Use (MIX) and a small portion as Medium
Density Residential (MD) according to the 2030 Land Use Plan. The density proposed for this
development is anticipated to comply with the standards stated in the Comprehensive Plan's
Land Use requirements. Staff believes that the plan the applicant has submitted stays fairly
consistent with the downtown plan in terms of land use, zoning, density and road access.
The Downtown Plan shows Finale Avenue extending to the south to connect with Frenchman
Road (CSAH 8), which would allow direct access into the site. The applicant is not proposing to
extend Finale Avenue to the south with the applications.
LaValle Fields Preliminary Plat and PUD
Page 5
Building Setbacks
The building setbacks for the PUD are proposed as follows:
For portions of the building that are over 35 feet in height:
50 feet from all exterior property lines, except the areas that abut a public street
right- of -way.
30 feet from exterior property lines.
30 feet from all public street right -of way.
10 feet from all interior property lines.
Staff is comfortable with the building setbacks as proposed.
Streets/Access
The applicant is proposing two accesses from Finale Ave from 146th Street and Upper 146th
Street on the east side of the site. The proposed access locations.line up across 146th Street and
Upper 146th Street.
The applicant shall reconstruct Finale Avenue from 145' Street to 146' Street as part of Phase 1
to provide adequate street conditions for the access into the senior housing facility. The
construction plans will be reviewed and approved at the time the applicant applies for a Final
Plat for Phase 1. This road will be designed and constructed by the developer.
The plat includes dedication of a 50 -foot. wide roadway right of way- dedication for Finale
Avenue from 146th Street to 147' Street, in a new alignment. 'T he ' existing Finale Avenue
between Upper 146th Street and 147th Street will be removed at the time of construction of the
new alignment. The realignment is proposed to accommodate the land that is proposed to be
dedicated to Lions Park. Although the right-of-way shall be dedicated with Phase 1, the removal
and realignment is proposed to be completed with Phase 2. The location of the realignment
seems reasonable and shall meet the City's requirement for public streets. This road will be
designed and constructed by the developer.
The plat also includes a 30 -foot wide half right of way dedication for 147th Street as well as a 60 -
foot wide full right of way dedication for 147th Street as it heads west connecting to Oneka
Parkway. This width will be sufficient for any future roadway/trail needs. This is consistent with
the draft corridor and trail plans for 147th Street in the 2030 Comprehensive Plan. The exact
location and financing of this road is still being discussed. Since the proposed road abuts both the
development and City property, the City could consider cost sharing for the design and
construction.
LaValle Fields Preliminary Plat and PUD
Page 6
Parking/Circulation
The applicant is proposing to satisfy the parking requirements with a combination of above
ground and below ground parking.
The City Code requires 2 parking spaces per unit and 1 parking space per unit for apartment
buildings. The proposed 356 parking spaces (200 above ground and 165 below ground) for the
apartment buildings meet the requirements for the amount of spaces required.
The City Code does not provide guidance for parking requirements for a senior housing facility
that has various levels of care. The City code only has requirements for nursing homes. The
applicant used the following parking space per unit calculation:
Independent: 1 parking space per unit 41 parking spaces
Assisted: 1/2 parking space per unit 34 parking spaces
Memory: 1 parking space per unit plus 5 10 parking spaces
Total: 85 parking spaces
The applicant is proposing 91 parking spaces for the senior housing facility (61 ground level and
30 below ground). In reviewing how other cities calculate senior housing parking standards
based on various levels of care, staff is comfortable with how the parking space requirements
were calculated. However, staff remains unclear on what square footage of the building will be
needed for office space for employees, which will be calculated separately. It seems from the
data sheet there will be 10 employees for the senior housing facility. The parking for the senior
housing facility is likely close to what will be needed and there is space to accommodate for
additional parking if needed. Staff has added a condition that the parking for the senior facility
will need to be recalculated and approved with the FUD Final Plan (site plan) for the facility.
The parking lots for the apartments are oriented interior to the site between the buildings and are
interconnected to provide circulation within the development. The general layout and orientation
is good, although there is a long dead end parking lot located in front of the 50 -unit building that
shall be redesigned to allow for traffic circulation within the lot. There is some space that is not
being utilized and there is room for the parking lots to be reconfigured. The parking lots should
be redesigned to make efficient use of the space and to accommodate for smooth traffic
circulation. The dimensions of the parking lots, as shown on the plan, meet the ordinance
requirements.
The underground parking accesses for the buildings seem to be in a good location to provide
easy access. There will need to be some design considerations as the apartments develop to
ensure that the area allows for safe entering and exiting of the traffic going to and from the
underground garage areas.
The parking lot for the senior housing facility is oriented east of the building with additional
parking on the west side including the underground parking area. The areas are connected by a
private drive on the south side of the building. The dimensions of the parking area closest to the
building do not meet the ordinance requirement in regards to width. The dimension is two feet
short and should be easily met. The applicant is showing a fire lane on the west and north side of
LaValle Fields Preliminary Plat and PUD
Page 7
the building. Although the location seems reasonable, staff is unclear on how this will be
designed and will further analyze the design and construction with the PUD Final Plan (site plan)
for the senior housing facility.
Building Height
The applicant is proposing the following building heights:
Senior Housing Building: 3 story portion 50 feet
1 story portion 20 feet
45 unit Apartment Building: 2 story 34 feet
50 unit Apartment Building: 3 story 44 feet
70 unit Apartment Building: 3 story 44 feet
The applicant is requesting PUD flexibility to allow the maximum building height to be 50 feet.
Staff is comfortable with this to accommodate the 3 -story buildings.
Landscaping/Lighting
The applicant has submitted a preliminary landscape plan that shows ,i different layout of the
buildings and parking lots. The landscape plan was difficult to evaluate since it is not based on
the layout proposed with the other plans. The applicant is showing the landscaping around
portions of the parking lots and a landscape buffer between the buildings and the residential
properties to the south and west.
The applicant will be required to meet the landscape ordinance for each phase of the
development. There shall be a landscape buffer between the buildings and the residential
properties to the south and west. The parking lots shall be landscaped on the perimeter and.
interior to satisfy the shading requirements. It's in staff opinion that the landscaping -within -the
PUD should be revised so the phases are planned together rather than designed one phase at. -a
time.
Architecture/Building Material
The applicant has provided one view building renderings of the senior housing facility, a 2 story
apartment building, and a 3 story apartment building. The applicant has indicated that the
building material for the senior housing facility will be a combination of brick and vinyl/cement
board siding. The apartments are proposed to use a combination of stone and vinyl/cement board
siding including horizontal/vertical siding and shakes.
The senior housing facility rendering shows a pitched roof with dormers along the side. The
building is of a compact design allowing various horizontal and vertical projections. A majority
of the building will be 3 stories with the western portion of the building being 1 story. The
rendering shows good use of color and building material variation. There are good design
features that include substantial overhangs with architectural elements at the corners. Although
staff has not reviewed renderings or detailed elevations of all sides of the building, it is staff's
LaValle Fields Preliminary Plat and PUD
Page 8
expectation that the finished building will be attractive and exude quality as illustrated in the
rendering.
The apartment building rendering shows a pitched roof that is gabled above the main entrance.
The buildings do not seem to have much for horizontal and vertical projection. This will need to
be considered as the 3 story buildings are very long and breaking up the building massing will be
needed. The rendering shows the use of various colors and material.
All of the buildings within the project shall have four sided architecture, with equal treatment
and visual qualities, and shall meet the requirements of the Multifamily Design Guidelines.
Although it seems the apartment buildings will be designed to be cohesive, the developer shall
provide a design pallette, including elevations, colors, and materials for the buildings, to ensure
they are compatible.
Trash Enclosures and Mechanical Equipment
The applicant has not shown a location for trash enclosures for the buildings. The applicant will
either be required to integrate the trash enclosure within the building design or the trash
enclosure shall be screened with materials consistent with the building material.
The applicant is not showing ground mechanical equipment will be located or how it will be
screened. All ground -level mechanical units shall be low profile and located to the side or rear of
the building. Staff has included a condition requiring the plans to show compliance with these
screening requirements.
Sidewalks/Trails
There are sidewalks and a public trail shown on the plans. The sidewalks with the development
shall be integrated and connect to the public trail shown on the plan. The public trail connects
Frenchman Road (CSAR 8) to Lions Park. Staff believes that the trail is a great addition to the
development and will allow residents toeasily connect to Lions Park. The Parks Commission
stated that although they like the connections, the way the trail meanders though the site is
important and may need to be realigned based on the exact location of the building and to take
advantage of the natural areas. The Commission also thought that the entrance into Lions Park
from the trail should be connected at Finale Ave and Upper 146t' Street. Staff recommends that
the trail be setback 10 feet from the residential property to the west.
Staff will continue to work with the applicant on the exact location of the trail. Staff has added a
condition that there shall be a 10 foot wide trail easement dedicated for the trail.
The parks and trails portion of the Comprehensive Plan shows a trail along 147h Street. The right
of way dedicated for 147th Street can accommodate a trail and a trail shall be installed with
construction of the road with Phase 2.
Signage
LaValle Fields Preliminary Plat and PUD
Page 9
The applicant is not proposing any locations for signs. The applicant shall provide an overall sign
plan for the development.
Wetlands
A wetland delineation has been completed for the entire portion of the property located east of
Oneka Parkway. The wetland delineation report for the easterly edge of the wetland adjacent to
the proposed development area has been approved by the City of Hugo (as LGU). The wetland
delineation report for the remainder of property has yet to be submitted by the applicant, and
needs to be reviewed and approved by the City prior to consideration of the final plat.
The preliminary development plan as shown does not indicate any proposed wetland impacts in
the area adjacent to the first phase of the development.
Stormwater Management
Stormwater runoff on the site will be collected in a new storm sewer system. The system will
discharge to a new pond located on the ditch alignment east of Oneka Parkway. The applicant
has sized the pond to accommodate runoff from the development, City park, and from the
proposed future extension of 147th Street.
Stormwater runoff volume control must be provided for the development and must be addressed
by the applicant prior to final approvals. This requirement could be addressed by implementing a
stormwater reuse / irrigation system that would use water in the pond to irrigate the City's park
and/or the development property. if this option is pursued, the responsibilities and costs to
construct, operate, and maintain the facility would need to be determined. The requirement could
also be addressed by constructing infiltration basins / raingardens within the upland development
area if a reuse option is not feasible.
The' proposed pond is within existing FEMA. floodplain area. As a result, there will need to be
modifications made to the existing regulatory floodplain. Vie expect that this issue can be
resolved during final design, once the specific impacts can be quantified.
Staff will continue to work with the applicant to address the technical design and other minor
issues related to the project as the project moves forward.
Utilities
Sanitary sewer service is available to the site along the southerly boundary of the property. The
sanitary sewer is preliminarily designed to provide service to the first phase of the project, as
well as to future phases.
City water service is available to the site near CSAH 8 as well as the Finale Avenue/Upper 146th
Street intersection. The water system is preliminarily designed with private services within the
first and future phases of the development. There will also be a segment of public watermain
LaValle Fields Preliminary Plat and PUD
Page 10
constructed within the future realigned Finale Avenue to connect to the water system near Well
#4.
C. Preliminary Plat
Lot Size
The applicant is showing one lot and 4 outlots. The senior housing facility is proposed to be
located on Lot 1 and is 4.25 acres in size. Outlot A is proposed to be dedicated for parkland and
is 1.76 acres. Outlot B is proposed to be the parcel where the three apartment buildings will be
located and is 18.36 acres. Outlot C is a vacant parcel located within the floodplain and will
retain its existing ownership and zoning and is 8.53 acres. Outlot D is a vacant parcel located
within the floodplain and will be used for the stormwater facilities. Outlot D will be owned and
maintained by the developer and is 2.69 acres.
Park Dedication
The applicant is required to pay park dedication to ensure that the City's parks system provides
for the recreation needs of the additional residents the development brings. The Parks
Commission evaluates each proposed dedication to ensure that it meets requirements of the Park
Dedication Policy and that it is in keeping with the Parks Plan and provides a recommendation to
the City Council. The applicant is proposing to dedicate a combination of land and fee.
The applicant is proposing to dedicate 2.11 acres of land. Part of the existing right-of-way for
Finale Avenue North is included in the land dedication. The applicant will be re -constructing.
Finale Avenue North in a new right-of-way to follow a re -alignment that is suitable for the
development. The land dedication includes .35 acres of the existing right of way that will
become part of Lions Park, after the road is removed.
The 2.11 acres that are proposed to be dedicated satisfies 77% of the total park dedication
requirement. The remaining 23% will be fulfilled by payment of a fee. The fee for the proposed
development would be $552 per unit, which is 23%'of the current fee of $2,400 per unit. With
the proposed 295 unit development the total fee would be $162,840.
In summary, the applicant is proposing the following be dedicated for the entire planned unit
development:
■ 2.11 acres of land (located adjacent to Lions Park)
■ And $162,840 in cash -in -lieu of land
Since the development will occur in phases, the park dedication will occur at the time of final
plat for each phase. The applicant is proposing to dedicate none of the fee and the entire land
dedication with Phase 1.
At its December 11, 2013, meeting the Parks Commission unanimously recommended accepting
the 2.11 acres for parkland and fee as proposed by the applicant.
LaValle Fields Preliminary Plat and PUD
Page l l
5. CONCLUSION:
Summary
The applicant is requesting PUD flexibility on the following:
4. Flexibility to allow senior housing as a land use.
5. Flexibility to allow a density of over 10 units per acre, where 6 units per acre are required.
6. Flexibility to allow the building height to maximum of 50 feet to accommodate 3 story
buildings, where 35 feet is required by ordinance in the underlying zoning district.
In exchange for this flexibility, the developer is:
7. Preserving a large wetland complex.
8. Providing a public trail to connect CSAR 8 and Lions Park.
9. Creating a stormwater reuse project within the development and Lion Park.
10. Reducing the overall impervious surface of the development by using underground parking.
It's in staff's opinion that the applications meet the necessary requirements and criteria to
approve a preliminary plat and PUD.
6. RECOMMENDATION:
Staff recommends approval of the preliminary plat and PUD for LaValle Fields, subject to the
findings and conditions in the attached ordinance and resolutions.
ATTACHEMENTS:
1. Engineers Memo dated December 12, 2013
2. Resolutions
3. Rezoning Ordinance
4. Location Map
5. Project Narratives Submitted by Applicant
6. Downtown Plan
7. LaValle Fields Preliminary Plat
8. LaValle Fields PUD
9. Building Renderings
10. Multi -Family Design Guidelines
f
& Associates, Infrastructure s Engineering ■ Planning a Construction 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
December 12, 2103
Ms. Rachel Juba
City Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Preliminary Plat and. PUD General Plan
LaValle Fields
WSB Project No. 1904-58
Dear Ms. Juba:
We have completed our review for LaValle Fields Preliminary Plat and PUD General Plan. The
following information was received for review:
• Preliminary Plat dated November 27, 2013
■ Preliminary Grading, Drainage and Erosion Control Plan dated November 25, 2013
• Preliminary Utility Plan dated November 25, 2013
• Preliminary Development Plans, dated November 25, 2013
■ Drainage Calculations, dated December 6, 2013
A summary of our findings is provided as follows:
Preliminary Plat
The preliminary plat includes dedication of various drainage and utility easements related to
new and existing wetland and storm water management areas
2. Roadway right of way is dedicated for 147th Street to a width of sixty feet, as well as a
relocated segment of Finale Avenue adjacent to Lion's Park to a width of fifty feet. These
dedications will occur with the first phase of the plat.
3. The preliminary plat includes a proposed right-of-way dedication for Oneka Parkway, which
would replace the easement obtained via document at the time Oneka Parkway was
constructed. An easement vacation proceeding will need to take place as part of the final plat
process to complete this action
Transportation/Roadways
The development project as proposed will occur over multiple phases, with the first phase
consisting of a senior care facility and future phases consisting of multi -family residential
housing. The estimated traffic generation related to the first phase is 540 total trips per day
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Ms. Rachel Juba
December 12, 2013
Page 2
based on documentation submitted by the applicant. The existing neighborhood includes a mix
of residential and commercial traffic, and generates an estimated 700-800 trips on a typical
weekday not including events at Lion's Park or City Hall. We expect that future multi -family
phases will generate far more traffic than the first phase of the project. As a result, the City
should consider requiring a number of phased transportation improvements to support the
additional traffic and provide access to the development property. A summary of the proposed
improvements is as follows:
Phase 1— Senior Care Facility
Access to the site is available via existing roadways in the neighborhood. 145' Street (former
County Road 8) is designed to accommodate far more traffic than it does currently. The other
roadways within the neighborhood are residential in nature and are not designed to accommodate
large traffic volumes. The primary access route to the facility as part of this phase will likely be
via 145'' Street and Finale Avenue, although there are other routes available. -A summary of the
roadway improvements is as follows:
• Finale Avenue — 145'' Street to 146'' Street: Currently a 20 -foot wide roadway, this
segment would be reconstructed as an urban -section roadway to a width of 26 feet
consistent with other neighborhood streets in the City. This roadway improvement would
occur as part of the applicant's site development improvements.
Phase 2 — Multi -family Residential
As future phases of the development are constructed, we expect a substantial increase in traffic
within the area. As such, new transportation facilities will need to be constructed to
accommodate the new traffic and minimize impacts to the existing neighborhood. A summary is
as follows:
Finale Avenue —146th Street to 147'' Street: This segment of roadway is not adequate to
accommodate the level of traffic expected with the proposed residential development, and
will need to be reconstructed. The preliminary plans include a realignment of the
roadway segment, which meets City requirements as shown. We anticipate that this
roadway would be constructed as part of the site development in the next phase of
development.
147'h Street — Fitzgerald Avenue to Oneka Parkway: This roadway segment is included
as a collector roadway in the City's Comprehensive Transportation Plan. A portion of
this segment is existing and provides access to Lion's Park, and the remainder would be {4
new roadway segment. Once completed, the roadway would serve as an important
connection between the property and Oneka Parkway/CSAH 8 and Highway 61. The
roadway would be designed to a width of 32 feet, and include a bituminous trail on one
side of the road. The final design elements and financing for this segment of roadway
will be determined as the project moves forward.
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Ms. Rachel Juba
December 12, 2013
Page 3
Finale Avenue between CSAH 8 and 145th Street is also a collector roadway within the City's
Comprehensive Plan. If this segment of roadway were in place, it would provide a direct access
to the site from CSAH 8 and minimize the need to utilize neighborhood roadways to get to the
facility. While this improvement could provide some level of benefit to the project, it is
reasonable to construct this segment of roadway in the future as development occurs near CSAH
8.
City Utilities
1. Sanitary sewer service is available to the site along the southerly boundary of the property.
The sanitary sewer is preliminarily designed to provide service to the first phase of the
project, as well as to future phases.
2. City water service is available to the site near CSAH 8 as well as the Finale Avenue/Upper
146" Street intersection. The water system is preliminarily designed with private services
within the first and future phases of the development. There will also be a segment of public
watermain constructed within the future realigned Finale Avenue to connect to the water
system near Well #4.
Stormwater Mannement
1. Stormwater runoff on the site will be collected in a new storm sewer system. The system
will discharge to a new pond located on the ditch alignment east of Oneka Parkway. The
applicant has sized the pond to accommodate runoff from the City Park and from the
proposed future extension of 147`' Street.
2. Stormwater runoff volume control must be provided for the development and must be
addressed by the applicant prior to final approvals. This requirement could be addressed by
implementing a stormwater reuse / irrigation system that would use water in the pond to
irrigate the City's park and/or the development property. If this option is pursued, the
responsibilities and costs to construct ;'operate, and maintain the facility would need to be
determined. The requirement could also be addressed by constructing infiltration basins I
raingardens within the upland development area if a reuse option is not feasible.
3. The proposed pond is within existing FEMA floodplain area. As a result, there will need to
be modifications made to the existing regulatory floodplain. We expect that this issue can be
resolved during final design, once the specific impacts can be quantified.
4. Drainage and utility easements have been provided by the applicant. Minor revisions to the
easements are anticipated prior to construction.
Wetlands
1. A wetland delineation has been completed for the entire portion of the property located east
of Oneka Parkway. The wetland delineation report for the easterly edge of the wetland
adjacent to the proposed development area has been approved by the City of Hugo (as LGU).
The wetland delineation report for the remainder of property has yet to be submitted by the
H-XhYvfHi.,c— M1 f.11LWWa121113.4
Ms. Rachel Juba
December 12, 2013
Page 4
applicant, and needs to be reviewed and approved by the City prior to consideration of the
final plat.
2. The preliminary development plan as shown does not indicate any proposed wetland impacts
in the area adjacent to the first phase of the development.
3. The proposed stormwater management pond near Oneka Parkway is preliminarily designed
in a manner that will affect the existing Branch 3 of Judicial Ditch #3. The concept is similar
to the existing pond located within the northwest quadrant of the CSAH 8/Oneka Parkway
intersection. There will need to be coordination with the Rice Creek Watershed District, as
well as the DNR, moving forward to develop a final layout, plan, and wetland/ditch permit.
Infrastructure Development Fees
1. There are development fees and utility oversizing credits that will apply to the project at the
time of final plat. These items will be calculated at the time of the final plat, and
memorialized within the Development. Agreement.
We will continue to work with the developer to address technical design and other minor issues
related to the project as the project moves forward. It is recommended that approvals related to
this application be subject to resolving the issues outlined within the "red -line" detailed
engineering comments that will be sent directly to the applicant's engineer.
Thank you for the opportunity to provide comments on this project. If you have any questions,
please do not hesitate to contact me at 763-287-7192.
Sincerely,
j
Associate Inc.
edy, P
neer
cc: Scott Anderson, Public Works Director
Steve Duff, Senior Engineering Technician
H.1ayofH.Sc"L-wrr dxw uc-.LTR-iuba-LnF`afn1y1113.dc,
RESOLUTION 2014 -
APPROVING FINDINGS OF FACT FOR REZONING FOR LAVALLE FIELDS
LLC FOR A SENIOR HOUSING AND MULTI -FAMILY RESIDENTIAL
DEVELOPMENT ON 29.17 ACRES LOCATED EAST OF FINALE AVENUE
NORTH OF FRENCHMAN ROAD (COUNTY ROAD 8)
WHEREAS, Lavalle Fields, LLC, has requested reclassification of the zoning from
Future Central Business (FCB) and Central Residential (CR -3) to Planned Unit
Development (PUD) for a 29.17 parcel to be known as Lavalle Fields. The property is
legally described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed the request at a duly called Public
Hearing and recommends approval, and;
WHEREAS, the City Council has adopted an ordinance rezoning the affected parcel from
CR -3 and FCB to PUD;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does support the request
by Lavalle Fields, LLC, for reclassification of the zoning from Future Central Business
(FCB) and Central Residential (CR -3) to Planned Unit Development (PUD) for a 29.17
parcel to be known as Lavalle Fields, based on the following findings:
1. The proposed rezoning would be consistent with the Comprehensive Plan.
2. The PUD will allow a more creative and efficient approach to land use within the
City, while at the same time protecting and promoting the health, safety, comfort,
aesthetics, economic viability and general welfare of the City.
3. The proposed development meets the intent of the PUD zoning district by
providing appropriate transitions between differing land uses within the site and
adjacent land uses, protects natural resources and provides needed street right-of-
way.
4. There is adequate infrastructure to support the proposed rezoning and
development.
Resolution 2014 -
Page 2
ADOPTED by the City Council this 21" day of January 2014.
Torn Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
ORDINANCE 2014 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HUGO
AMENDING CHAPTER 90 (ZONING ORDINANCE) OF THE CITY CODE TO
CLASSIFY CERTAIN LAND LOCATED EAST OF FINALE AVENUE NORTH
OF FRENCHMAN ROAD (COUNTY ROAD 8)
THE CITY OF HUGO ORDAINS:
Section 1. Amendment of the City Code. Chapter 90 of the City Code of the
City of Hugo, Minnesota, is hereby amended by changing the classification on the City of
Hugo Zoning Map to FUD (Planned Unit Development) with respect to the 29.17 -acre
property legally described as follows:
(See Attached)
Section 2. Effective Date. This amendment shall take effect upon its passage.
ADOPTED by the City Council this 21' day of January 2013..
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
RESOLUTION 2014 -
APPROVING PUD GENERAL PLAN FOR LAVALLE FIELDS LLC FOR
PROPERTY LOCATED EAST OF FINALE AVENUE NORTH OF FRENCHMAN
ROAD (COUNTY ROAD 8)
WHEREAS, Lavalle Fields LLC has requested approval of a PUD general plan to allow
295 senior housing and multi -family residential units on the 29.17 acre property legally
described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed the PUD general plan at a duly
called Public Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
request by Lavalle Fields LLC, subject to the following conditions:
1. A PUD general plan is approved to allow the creation of 295 senior housing and
multi -family residential units. The development shall be constructed in accordance
with the plans and application received by the City on October 21, 2013, and
revisions received on December 2, 2013, except as amended by this resolution.
2. Approval is contingent upon City Council approval of the requested rezoning of the
29.17 acre property and preliminary plat.
3. The PUD general plan is approved based on the finding that the proposed project is
consistent with the City's Comprehensive Plan.
4. PUD flexibility is granted to allow:
a. Flexibility to allow senior housing and apartments as a land use.
b. Flexibility to allow a density of over 10 units per acre, where 6 units per
acre are required.
c. Flexibility to allow the building height to maximum of 50 feet to
accommodate 3 story buildings, where 35 feet is required by ordinance in
the underlying zoning district.
5. No development is approved for Outlot C. Future developer of Outlot C will be
subject to the City requirements at the time of development.
6. All uses allowed in CR -3 zoning district are permitted uses in the Lavalle Fields
subdivision. Additional permitted uses include senior housing and apartments.
Resolution 2014 -
Page 2
7. The preliminary phasing plan is generally approved.
a. Phase 1 shall include:
i. 130 senior housing units.
ii. Finale Avenue from 145' Street and 146' shall be reconstructed as
an urban section roadway to a width of 26 feet with the first layer
of bituminous prior to the issuance of a Certificate of Occupancy
for the 1 st building,
iii. A 50 foot wide roadway easement shall be dedicated for the
realignment of Finale Avenue, as shown on the plan.
iv. A 60 foot wide roadway easement shall be dedicated for the
extension of 147a'to Oneka Parkway, as shown on the plan.
v. The 1.76 acres (Outlot A) shall be dedicated to the City to satisfy
77% of the parkland dedication requirement.
b. Phase 2 shall include
i. 165 apartment units.
ii. The entire length of 147th Street to Oneka Parkway shall be
constructed with the first layer of bituminous prior to issuance of a
Certificate of Occupancy for the 1st building.
iii. The entire length of the Finale Avenue realignment through the
project shall be constructed with, first layer of bituminous prior
Certificate of Occupancy for the l st building.
iv. The remaining 23% to satisfy park dedication requirements shall
be paid.
8. The developer shall submit final site plans, building elevations, street improvement
pians, utility plans, grading and drainage plans, landscaping plans, lighting and
signage plans along with the required land use applications for each phase of the
development.
9. The developer shall evaluate the feasibility of a water reuse project for the
development and to accommodate Lions Park.
10. The building setback for the PUD are as follows:
Resolution 2014 -
Page 3 a =_
a. For portions of the building that are over 35 feet in height:
i. 50 feet from all exterior property lines, except the areas that abut a
public street right- of -way.
b. 30 feet from exterior property lines.
c. 30 feet from all public right of way.
d. 10 feet from all interior property lines.
11. The applicant must comply with the following, prior to Final Plat and Final PUD Plan
application:
Architectural and Design standards
a. All buildings shall meet the requirements in the Multi -Family Design Guidelines
b. All building elevations shall receive nearly equal treatment and visual qualities.
c. The trash enclosure shall be screened with materials consistent with the building
material and shall be reviewed and approved by staff.
d. The developer shall submit a design palette for the entire project for City review
and approval. The palette shall include colors for awnings, siding, shakes,
shutters, shingles, brick and stone. Building colors and materials shall be
cohesive for all buildings within the PUD.
e. All ground -level mechanical units shall be low profile and located to the side or
rear of the building and shall be screened from view of adjacent properties.
f. The internal roof drainage system that shall be integrated into the building design
and shall be reviewed and approved by staff
Landscaping and Lighting
g. The landscape plan shall be revised to include the number, size, and type of trees
and shrubs required by Section 90-181 of the ordinance. The final plans must be
submitted for review and approval by staff.
h. The landscape plan shall be revised to be planned together and not separate for
each phase.
i. There shall be a landscape buffer between the senior housing facility and the
residential homes. The landscaping shall be of a sufficient height and size to
adequately provide a buffer. This shall be reviewed and approved by staff.
j. Exterior lighting shall be consistent throughout the development. All lighting
shall be shielded to prevent glare and light trespass, as required by Section 90-239
Resolution 2014 -
Page 4
of the ordinance. Lighting details should be submitted for City review and
approval to ensure a 90 -degree cut off is provided and bulbs are not visible.
Exterior lighting shall be directed down and shielded from adjacent properties and
roadways.
k. The maximum height of parking lot lighting adjacent to residential areas shall be
20 feet.
Signage
1. The applicant shall provide an overall sign plan for the development.
Streets, Parking and Utilities
in. The parking calculations for the senior housing facility shall consider the office
area. The calculations shall be reviewed and approved by staff.
n. The parking lots within the development shall meet Section 90-253 of the
ordinance.
o. Construction details of the fire lane for the senior housing facility shall be
reviewed and approved by staff.
Sidewalks and Trails
p. The sidewalks within the development shall be interconnected and connect to the
public trail through the development:
q. A 10 foot wide trail easement shall be dedicated for the public trail. The exact
trail location shall be reviewed and approved by staff.
r. The trail location shall be setback 10 feet from the neighboring property to the
west.
s. A trail shall be installed on 147' Street with the construction of the road.
Miscellaneous
12. The applicant shall comply with all conditions in the City Engineer's letter dated
December 12, 2013.
13. The applicant must comply with the following, prior to release of the final plat for
recording:
Resolution 2014 -
Page 5
1. The 1.76 acres (Outlot A) shall be dedicated to the City to satisfy 77% of the
parkland dedication requirement.
14. The applicant must comply with the following, prior to issuance of building permits:
a. The remaining 23% to satisfy the park dedication requirement shall be paid.
b. A PUD final plan must be approved for each phase.
c. The, applicant must record the final plat, easements, development agreement, etc.
at Washington County. Proof of recording must be provided to the City.
ADOPTED by the City Council this 21st day of January 21, 2014.
Fran Miron, Mayor
ATTEST:
Michele Lindau, City Clerk
RESOLUTION 2014 -
APPROVING PRELIMINARY PLAT FOR LAVALLE FIELDS ON PROPERTY
LOCATED EAST OF FINALE AVENUE NORTH OF FRENCHMAN ROAD
(COUNTY ROAD S)
WHEREAS, Lavalle Fields, LLC, has requested approval of a preliminary plat to allow
construction on the 39.56 acre property legally described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed the preliminary plat at a duly called
Public Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
request by Lavalle Fields, LLC, for a preliminary plat, subject to the following
conditions:
1. A preliminary plat is approved in accordance with the preliminary phasing plan and
preliminary plat dated December 2, 2013, except as amended by this resolution.
2. Approval is contingent upon City Council approval of a rezoning to PUD for the
southern 29.17 acre portion of the site.
3. Outlot A shall be dedicated to the City to satisfy 77 % of the park dedication
requirement. The remaining 23% shall be paid in fee at Phase 2.
4. The preliminary phasing plan is generally approved.
a. Phase 1 shall include:
i. 130 senior housing units.
ii. Finale Avenue from 1450' Street and 146' shall be reconstructed as
an urban section roadway to a width of 26 feet with the first layer
of bituminous prior to the issuance of a Certificate of Occupancy
for the 1 st building,
iii. A 50 foot wide roadway easement shall be dedicated for the
realignment of Finale Avenue, as shown on the plan.
iv. A 60 foot wide roadway easement shall be dedicated for the
extension of 14701 to Oneka Parkway, as shown on the plan.
v. The 1.76 acres (Outlot A) shall be dedicated to the City to satisfy
77% of the parkland dedication requirement.
Resolution 2014 -
Page 2
b. Phase 2 shall include
i. 165 apartment units.
ii. The entire length of 147' Street to Oneka Parkway shall be
constructed with the first layer of bituminous prior to issuance of a
Certificate of Occupancy for the 1st building.
iii. The entire length of the Finale Avenue realignment through the
project shall be constructed with first layer of bituminous prior
Certificate of Occupancy for the 1 st building.
iv. The remaining 23% to satisfy park dedication requirements shall
be paid.
5. The developer shall submit final site plans, building elevations, street improvement
plans, utility plans, grading and drainage plans, landscaping plans, lighting and
signage plans along with the required land use applications for each phase of the
development.
6. Prior to final plat approval, the developer must comply with the following conditions:
a. The developer must comply with all conditions outlined in the City Engineer's
memos dated December 12, 2013.
b. The developer must comply with Resolution 2014-., for the PUD.
c. The developer must obtain all necessary stormwater management and WCA
permits from the City.
d. The developer shall obtain all necessary local, state, and federal permits.
7. Prior to the release of the final plat for recording, the developer must comply with the
following conditions.
a. All assessments shall be paid in full.
b. A development agreement will need to be signed and executed in a form
satisfactory to the City.
c. The City's development fees will apply to this project. The fee amounts will be
calculated and included as part of the Development Agreement.
Resolution 2014-.
Page 3
-----..
ADOPTED by the City Council this 21st day of January, 2014.
Torn Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
LaValle Fields N
Preliminary Plat and PUDE
1 inch 400 feet W+
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Partnership
Investment
Group
Dear Hugo residents and city officials,
The objectives of this Planned Unit Development are to provide a residential living community that
accommodates all age groups. A community that lends itself to its surroundings, is safe, and has the
amenities of a beautifully redesigned and expanded public park.
1) The project may require a slight deviation from the city's land use regulations as it pertains to
density.
2) The project will be asking for an increase in the height restriction of the buildings.
3) Phase I of the project will need a rezoning for a senior care facility.
In return for these concessions for this development:
1) The project will create new property tax revenues.
2) The project will create a minimum of 100 short-term employment jobs.
2) Phase I will create 50 permanent full-time jobs.
3) The project will provide additional connecting trails through the development to the park
4) The city will have the opportunity to enlarge its oldest park.
5) The project will help maintain the stability of city services.
g) The project will increase the local economy with additional residents.
7) The project will create a storm water reuse standard for Lions park.
More -over the development will ultimately accomplish the goal of providing its tenants an affordable
living environment with an architectural aesthetic only found in upscale neighborhoods.
6607 145' Circle N. Hugo, MN 55038 (651) 216-4253
T h e
Gori and Associates
c o m p l e t e a r c h t e c t u r a I s u p p o r t S o f u, i o n
Senior Housing Community: Hugo, Minnesota
Project Su�ar
Site data:
1) Site area: 4.7 acres (204,732 sf)
2) Gross building area: 102,000 sf
3) Total Impervious area: 96,005 sf
Building footprint: 43,505 sf
Surface Parking / Driveway, patios, sidewalk areas: 52,500 sf
Parkin
1) Independent Units parking: 30 stalls located at lower level; 1 car per unit proposed + 1 car wash
stall
2) Assisted Units parking: 25 stalls surface parking; '/z car per unit proposed
3) Memory Care Units parking: 10 stalls; 1/per 5 units + 5 staff
4) Employee parking: 10 stalls
5) Visitor parking: 15 stalls
Total parking required: 90 stalls
Total parking proposed: 90 stalls
Building Data:
Building height: 50', 3 stories
1) Independent Units: 29
1 bedroom @ 833 sf each: 18 units RECEIVED
2 bedroom @ 1189 sf each: 11 units
2) Assisted Units: 49 NOV 2413
Studio @ 416 sf each: 4 units
1 bedroom @ 606 sf each: 40 units Per j3 — 01
2 bedroom @ 874 sf each: 5 units 13— D
3) Memory Care Units: 22
Studio @ 336 sf each: 20 units
1 bedroom @ 643 sf each: 2units
4) Amenity spaces provided:
Dining rooms for Independent and Assisted Living
Activity rooms for Independent and Assisted Living
Billiards / cards / Pub for Independent living
Movie room and Beauty Salon common to Independent and Assisted Living
Dining / Activity areas for Memory Care
Outdoor courtyards for all residents
Screened, covered porch for Independent / Assisted living
Fitness room for Independent living
Tenant Laundry for Assisted Living
Exterior Buildinm finishes
25% brick (average on all building faces)
75% vinyl / cement board siding (average on all building faces)
4633 1" avenue south, Minneapolis, MN 55419 1
Tel: 612-232-9539 Fax: 651-305-6884
viren@gori-associates.com
www.jzori-associates.com
artment: Hugo, Minnesota
(Zoo)
BRUNlro
'DESIGNING WITH INTEGRITY.
BUILDING ON TRUST'.
Project Summary_:
Site data:
l) Site area: 3.72 acres (162,119 sf)
2) Gross building area: 102,459 sf
3) Total Impervious area: 71,758 sf
Building footprint: 34,153 sf
Surface Parking / Driveway, patios, sidewalk areas: 37,605 sf
Parking data:
1) Apartments = 2 stalls per unit, + 1 stall per 5 units
Total parking required: 154 stalls
Total Interior proposed: 70 stalls
Total Exterior Proposed: 84 stalls
Total parldng proposed: 154 stalls
Building Data:
Building height: 44', 3 stories
1) Apartment Units: 70
2 bedrooms @ 1,092 sf each
2) Amenities include:
- Underground Parking
- Washer/dryer hook-up
- Fitness room
- Secure entrance
Exterior Building finishes
Vinyl l cement board siding (including horizontal siding, vertical siding, and shakes)
Asphalt shingles
Synthetic stone accents
RECEIVED
OF p ill 2011
Per + 77016
12 -oil
PH: 507-3BB-7956 9 FAX: 507-286-7222 I 225 Belgrade Avenue o N. Mankato, MN 560173
3 -story - 50 unit apartment: Hugo, Minnesota
Project Summary:
Site data:
4) Site area: 2.6 acres (113,322 sf)
5) Gross building area: 76,401 sf
6) Total Impervious area: 49,872 sf
Building footprint: 25,467 sf
Surface Parking / Driveway, patios, sidewalk areas: 24,405 sf
Park data:
2) Apartments = 2 stalls per unit, + 1 stall per 5 units
Total parking required: 110 stalls
Total Interior proposed: 50 stalls
Total Exterior Proposed: 63 stalls
Total parking proposed: 113 stalls
Building Data:
Building height: 44'. 3 stories
3) Apartment Units: 50
2 bedrooms @ 1,092 sf each
4) Amenities include:
- Underground Parking
- Washer/dryer hook-up
- Fitness room
- Secure entrance
Exterior Building finishes
Vinyl / cement board siding (including horizontal siding, vertical siding, and shakes)
Asphalt shingles
Synthetic stone accents
PH: 5❑7-388-7998 • FAX: 507 -GBS -7992
225 Belgrade Avenue • N. Mankato, MN 58003
2 -story — 45 unit apartment: Hugo, Minnesota
Project Summar
Site data:
7) Site area: 2.18 acres (95,141 sf)
8) Gross building area: 68,306 sf
9) Total Impervious area: 71,758 sf
Building footprint: 34,153 sf
Surface Parking / Driveway, patios, sidewalk areas: 37,605 sf
Parking data:
3) Apartments = 2 stalls per unit, + 1 stall per 5 units
Total parking required: 99stalls
Total Interior proposed: 46 stalls
Total Exterior Proposed: 53 stalls
Total parking proposed: 99 stalls
Buildine Data:
Building height: 34', 2 stories
5) Apartment Units: 45
2 bedrooms @ 1,092 sf each
6) Amenities include:
- Underground Parking
- Washer/dryer hook-up
- Fitness room
- Secure entrance
Exterior Building finishes
Vinyl / cement board siding (including horizontal siding, vertical siding, and shakes)
Asphalt shingles
Synthetic stone accents
PW: 50'7-286-7988 • FAX: 507-288-7962 1 225 Belgrade Avenue • N. Mankato, MN 5BO03
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PRELIMINARY PLAT PARTS F SMR 20'"�3L RNG. 21
�of-ed LAVALLE FIELDS FIRST ADDITION
dedfory LaValle Fields, LLC
6607145th Circle North f
Hugo, MN 55038
DESCBIPIION
hat part of the East Half of the Northeast Quark. of Scene. 19; that pmt of the Wast Holt of the
lerihwent Q orter of S -U. 20, which hdueu Let 1 of Canty AudlW. Plot No. 7 of the vniage of
skins fn Township 31 North. Ronne 21 Wmt waehingtan CmntK rtlnneeoto, described Jointly ae
:ammmdng at the point of btarnectlm of the seat line of Section 20, which the Is opo the week
no of Lot 1 of County Audltars Flat Na. 7. with the north line of the Hugo - CmtervAVe Road, said
abt of ktersaetlan Is 33 feet north of the wast quarter comer of Section 20; thence north, along
he west line of Section 20, o distance of 150 feat to the point of beginning; thence eowL parollei
dth the South It,. of Let: 1 d AudK.,. Plot Nm 7, a diet.... of 351 fast mord,
a lee., to a point
talent 260 feet west of the southwest corner of Lot 8, Block 7 of the VAlcga of Fk,go; thence north,
. di-tened of 150 feat; thence east, parallelwith the muth line of Lot 1 of County Auditcea Plot Na
', . data... of 7.50 feet to the point of inlrreetwn with a line drown Forced With and distant 30
,set a the neat line of Blac 2, 3, G. and 7 of the Vllfag. of Hugae thence north. ding said
I.raIIW line, a distance of 986 feet, mora a lees, to the point of Intrsea 1. with a line drawn
eek .wet
- T -
lomild with d distant 30 feet mouth of the north Il.- o, the SIN III - Nw if of section 20; thence
WASWUGTON COI.NTY, Nl $I'JTA
maL clang sold pardid line, a distort., of 123.9 last to a paint dletant 843.9 feet west of the east
no of the SW 11 - NW )l; thence narthwaeterly, along the %win estarty Ilne of a track dear+lhad In
206, 800 fast to the corn. of add traLt
M S'ALM
look 90 of Deed; page a efelmm of most weatedy
hence North 50 degree East. alma the raaterly line of maid tract described In Book 90 Deeds, page
AB, a distanceof 400 fest to the northeast carer of the 31/2-NEI/4-NEI/4 of Section 19;
CR -3 CENTRAL RESIDENTIAL AND
hart., west, along the north Ibe or ens S1/2-NEI/4-NM/4.. distance of 1321.3 feet to the
e DENOTES IRON MONUMENT FOUND AS LABELED
comer of the 51/2-NE1tance /4 of 118; then., south, dung the reek line of the
w1/4
-N Amell the
.Uthw NE7/4 of Section IB, a dist.,., of fi41,} Teat w o paint distant 118 het north of the
wuthwet sem. at the NE7/4-NES/k In-- North 88 day-. 07 minutes East . dietmee of 592
ka th north.R tamer aT a tract de¢rbmd In Book 78 of Deeds page 520 rhi& paint la
D oP�fEMT DATA
n the middeffna of Branch Ne, 3 .f Judicial Ditch No. 1 Washington end Anoka Couniles, Mlnnmotte TOTAL PLAT BOUNDARY AREA - 1,723,115 S.F. (39.Yyy6 ACRES) •f . ,'�
hese South 73 dogma 47 minutes East, along the northerly line of maid tract dt.abed In Boak 74 TOTAL WETLAND & FLOOD PLAIN `ed
rt Deed0. age 520'ad, a distance of 600 feet to the natheael corner of mold iroek; thence South 8 AREA WITHIN PLAT BOUNDARY - 23-318 ACRES
ereadhtan��m i 0 feet =W.o the na hweattenaunahraeftastlract described tract bnl deo teack e of
o�y pegs a TOTAL BUILDABLE AREA SNTHiN
hens South 73 dmm.. 47 Inutea East. along the northerly Ila of said tract dmcrbed in Book PLAT BOUNDARY - 16.18 ACRES �
e6 of Deed., page 10, and ding the northerly line of o treat deaerbad In Baps 167 of Deeds, pogo TOTAL R/W AREA
IBS, a diatonce of 125 f t to the narthmal caner of said treat described In Back 167 M Deads, rel• --Northerly Ibe m track da
ge 395, thence South a degreae 55 minuted seat, deg the eaetedy line of add troct described In TO BE DEDICATED 173,079 S.F. (3.97 ACRES) ? Bock 186 of Deeds, page
look 167 of Deed.; p Sam . dlat.no. of 2eD feat, mare a lees, Ea the northerly line of the Hugo PROPOSED PUD LATS - 1 LOT i
- Conter ill. Reed; thence eauthsaat. y, along a Id rswihrly road Ibe. a distance of 170 feet, more PROPOSED OUTLOTS 4 i
hr lees, to the wast Ota of o tract demribed lh Bodo 138 of Deeds, page 50&, thence nart% along
,he rest line of mid tract de.abed h Bank 136 of Deeds, paga 5CS, a distance of 88 hat more me,
AREA OF WTLOTS = 1,364,742 S.F. (31.33 ACRES) /J1 --54E DETAIL A
me, t. the northwest tamer thereof, thence amt dang the north line of .cid tract described In f rF
look 136 of Deeds, page 508 and clang the north the d tracts dmcrbed b Book 133 of Deed.. TOTAL AREA TO BE ZONED PUD ' �f �g J
nage 218 end Book 12D d Desde, poa. 241, c colon., of 64 feat W the pabk of beginning, o ok lint
-mkaF.l.g 3q ocean more r les., aW eubJect to the .",4. Bred. No. 3 .f Judicial Ditch. No. 3, (AREA EAST OF ONEKA PKWY N) - 1.270,620 S.F. (29.17 ACRES) „ ,,,s re
No.hhgtm and Anoka Counthea, Mineeota, cord at subject to other easrnente and r® utlm. of TOTAL WETLAND & FLOOD PLAIN -£0 J 1jg� l 3 0,!,
veva. Including any right of UUe adatrng in the ed Jar t Hugo - CmierNle Rood. to the centarilne AREA WITHIN PUD BOUNDARY 12.99 ACRES 1 �J,9e�3• f
dharml. NOTES TOTAL BUILDABLE AREA IN PUD 16.18 ACRES
e
Parcel Id. Nos. 20.031.21.23.00DI, 20.031.21.23-00018, 20.031.21.23.0012, r$ '6 1
19.031.21.14.0015, 19.031.21.14.0005, 19.031.21.11.0001 and 20.031.21.22.00D4. W. I
Fieid survey was completed by E.G. Rud and Sons. Inc. on 07/03/13. ggin'-r g
- Bearings shown are on Washington County Coordinate System (NA083). gm ! $ nor
- Curb shots are token at the top and back of curb.'
- This survey was prepared with title work provided by ClUes Title SerYices, LLC, f a a
issuing agents for Commonwealth Land Title Insurance Ccmpony, dated March
15, 2D73 at 7;00 0.m. The title work only covers that portion lying
aoutheoskarly of Branch No. 3 of Juduoial Ditch No. 3. Additional easements, z + w - 7 _
restrictions and/or encumbroncea may exist other than those shown harson. 1 u
Survey subject to revision upon receipt of a current title commitment or an _n J
attorneje title opinion covering the entire property. J
For additional boundary and topography information please see Certificate of r a 'Jr
Survey prepared by E.G. Rud & Sons, Inc. dated la -21-13. I
- Flood Zone Infamnation taken from FEMA Maps 27163CO13SE & `f cg'SaE ♦ Jr
27163Cm17E, both have efeeettre dotes of Feb. 3, 2010. NORTH
- Highway Easement per Doc. No. 254016 as grophicoHy shown on Washington
C S A H 1 d fi d i I ti Count -
Hlgway Right-of-way Plat Na. 746 - .. . . s un a ne n location
on. y
Highway Department to review preliminary plat, and potential easement vacation.
- T -
- Site Plan Information provided by Plows Engineering.
ZONING
LEGENDEXISTING:
I
CR -3 CENTRAL RESIDENTIAL AND
OLD NORTHER
e DENOTES IRON MONUMENT FOUND AS LABELED
FCB FUTURE CENTRAL BUSINESS
o DENOTES kRON MONUMENT SET, MARKED RLSg 41578I.AN
PROPOSED: PUD - PLANNED UNIT DEVELOPMENT
SIRVEY PREP
SURVEY,
DENOTES WASHINGTON COUNTY CAST IRON MONUMENT
=-T=
DATED .IDLY 1
DENOTES CATCH BASIN
v
Ind
-� --_
® DENOTES MISCELLANEOUS MANHOLE
la
DENOTES HYDRANT
I
DENOTES GATE VALVE
i hereby certify that this surveyi plot)
- -A
v, DENOTES POWER POLE
or report was prepared by me or under
CDUFiTY
my direct eupwv;sron and that ! am \
DENOTES SIGN a drily Registered land Surveyor under
T DENOTES LIGHT POLE the laws of the State of Minnesota. \
M DENOTES TELEPHONE PEDESTAL.
M DENOTES ELECTRICAL BOX \
e- DENOTES GUY WIRE JA 0
AL DENOTES NET LAND
DENOTES TREE UNE Data 111-27113 License No. 41576
DENOTES OVERHEAD WIRE
:2. DENOTES CONCRETE SURFACE
DENOTES BITUMINOUS SURFACE
DENOTES GRAVEL SURFACE
DENOTES EDGE OF WETLANDS AS DELINEATED AND
LOCATED BY EARTH SCIENCE ASSOCIATES, INC. 11/02/12.
AND 10/17/13.
DENOTES ADJACENT PARCEL OWNER INFORMATION
(PER WASHINGTON COUNTY TAX INFORMATION)
Pm Professional Land Surveyors
6776 Lake Drive NE Suite 110
line M tract described In
of Deeds. peg- 10
corn..� kraal Syye "tll
Back 188 of Oaede. 4ly 12..x, r2hs J
Lino Lakes, MN 55014■�
Tel, /651 361-M FOX(651)3614701 ®ETAIL A
ASL
AL
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\
SEE SHEET 2 OF 3 SHE
Fit�5EPROPOSED
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(BUILDABLE AREA - 8.70 cues): Y^ r--
MINNIIM FLOOR ELEY.r943.00 r. `•
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PARKING LOT
it
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ZIMED CR -3
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PROPOSED FIRE LANE
--� PROPOSED I
BUILDING ----_ I
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BL= �Ow
11111294
629 awes
BUILDABLE AREA - 4.25 ..r
MINIMUM FLOOR ELEV--9210
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4 tl:NACHINGTOiJ
-
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pppppg-'�uTURE 1- UTIUTY EASEMENT
DOC. N0. ]242Sri=-r--� -
(� FM )
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PLAT idG. 15 - C.S.A.ti. a
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AS
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AW 5S'4rX 250.00
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FUTURE CENTRAL BUSINESS
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It -all 9$a I` POITOF BEGINNING I�s�a,ch
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DIEM Or JER SCANNED ❑
1 "
/R7/13 PRE PLAT RESUW7TAL aw
z
3
Ns, DATE oEgfyM'frON er
SHEET 1 OF 3 SHEETS
E-BFJtUGb-tr71TEAYhILE
ROAD
ss s S�
South Line or Lot 1, COUNTY AUDITORS PLAT NO 7-,\
RECEIVED
�`
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`'^--WEST
GRAPHIC SCALE
QUARTER CORNER
I i SECTION 2a, T 31, R 21
es
loo
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ORANN B): ,FIV JOB Or 11107M5 I DAZE, 10/21P,3
DIEM Or JER SCANNED ❑
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z
3
Ns, DATE oEgfyM'frON er
SHEET 1 OF 3 SHEETS
PRELIMINARY PLAT
sof- LAVALLE FIELDS FIRST ADDITION
-for- LaValle Fields, LLC
6607145th Circle North
Hugo, MN 55038
jk
d'
Sae I J I
II
ria o���♦ / / ria
Sa� , \! 14 y�q♦. / (@ppb MetlZwmw� e�hrmn.e. th. flcadeoy r \\� I
`_ ,'� \ I `` I the chon� Mom plus °n adrocenk �1 \
NORTH
/ CY �h P", 7batlpfom weoe dtat must M lupi bee o1 / � I �
� Flood,, be earbd wltnwt bmweld ` r e,
Mw.w H Med hent, Bw Flood eowum
I. 012 per FEMA Nap NUMW 27167CIM3% • ` e / \\ -,
27163WI17E .treogw d�mol
'OF Ilk
r`AL
'
/ rte, (, ♦_l ` !// / APPmYnme Flood Twe LM 11a FEW yqe
FNumbw 271e30113AE 30113W.9'
/L l~'J' N..I: deh o! 3W 3. 2010
LEsMo
•DENOTES IRON MONUMENT FOUND AS LABELED
O DENOTES IRON MONUMENT SET, MARKED RLSO 41578
DENOTES WASHINGTON COUNTY CAST IRON MONUMENT
0 DENOTES CATCH BASIN
Q DENOTES MISCELLANEOUS MANHOLE
j DENOTES HYDRANT
DENOTES GATE VALVE
Im DENOTES POWER POLE
DENOTES SIGN
DENOTES LIGHT POLE
rD DENOTES TELEPHONE PEDESTAL
E DENOTES ELECTRICAL BOX
r DENOTES GUY WIRE
AL DENOTES WET LAND
DENOTES TREE LINE
=ane DENOTES OVERHEAD WIRE
DENOTES CONCRETE SURFACE
DENOTES BITUMINOUS SURFACE
DENOTES GRAVEL SURFACE
�.d DENOTES EDGE OF WETLANDS AS DELINEATED AND
LOCATED BY EARTH SCIENCE ASSOCIATES, INC. 11/02/12.
AND 10/17/13.
riN xa ❑�1+.-ax-+�eme DENOTES ADJACENT PARCEL OWNER INFORMATION
A°ire.:e°t�rdmuHe.�ee (PER WASHINGTON COUNTY TAX INFORMATION)
iD R A I N A G Ems/ / ' / e,f �
_ IL � ' y/ J AL /i ' \ vx No aawlJ!1ss.wm
; / / � �OoV\\ ie� u ar wrea
a, 201,10 CRA
.. .. .. �... �• .. ` .. I ' / / its 1 !/ f n +k \\ CENTRAL RESIDEHT4AL
Most narthedy oornw of o tract desalded---' — ' .. �- .. . . / / _ R�1t '` / - � Ajy \ ,--LWE PARALLEL PATH E
1n bank 7B of aeetla Page ego I ,ywJ. .� L r Sw 1/4 OF NW 1/4 / .` \
• /^ / / ) Na IJNE OF \ 1 ''77 \ (--NORTH UNE OF SW I%4 OF NW 1
/4
Gantr6e afsyys rod I/ "',Tt?
NN Ne. +..w+.ndt.oml °facet (deed) J 0 / / ' // - i
ar.,r. rwpvaall stottaNa nraesr Popeart 'I► /U T I L I T Y l ,// �� S f
v
,r' ......�—
`o (A— M a2 i annual Chance aa4 awe or
f7yy� t7r enuad d,wree ensd ti>h d• a.onn of '�"+ pr=�St•
Baa! ``RR / ° Iwe than 1 toot or x emhr.e Ld fer than / E A S E M E N i +'• , �/ / ,' j
deedj t .e oe odes wd orw. pretee by law.. / 1
ham a amain dee. nwdl / AVt ♦� '�/ $ !,, +n . er . �7 w' I
swaUJ
/ / / • ` m L I d j (x4°e �ilmdn.d x e. wteN I •' _
uh P 2 ennLh d, . flood P101)•—� l/ !' a •. u
4L'`
T
a OTh % / , ♦ I--
1.79 aF. -r-
-
1.70 �
f• / f{ ` ( t (eOT INCLE AREA C 1.76 awes) -
. / / `♦ � ♦y 1/ / i.:� j 4{gyp (NOT WCILDIN6 VACATED ALLEY)
N ES /`// �- ° I v / / - i 1m TOTAL AREA pOFF OOIUATLL�GT A AND
/, // 9 y- 'i // / ENUE
�' S THATWORTH TO 9EVAC&
-- Parcel Id. Nae. 20.031.21.23.0001, 20.D31.21.23.0008, 20.031.21.23.0012, / Lig S s / „!CJ 4 D� 2- ST.
�-
19.031.21.14.0015, 19.031.21.14.0005, 19.031.21.11.0001 and 20.031.21.22.0004. - xa a /`moi l ,�t_• i '
ZONED CR -3 ,1 -
Field survey was completed by E.G. Rud and Sone, Inc. an 07/0.3/13. d'R I "�� / / / / j' c" /-♦
N T CENTRAL RESIDENTIAL,�,'//{ ! l
Bearings shown ore on Washington County Coordinate System (NAD83). (�'g W/101/ // /' fs'+ .•ft1�, jy� ' r�-♦ _ t ♦-,
Curb shots are taken at the top and back of curb. _;, a 8 7gg,77G S.F. I / t'f
This survey was prepared with title work provided by Cities Title Services, LLC, -r--g t' 1836
issuingagents far Commonwealth Land Title Insurance Company. dated March ~rp ` x ,, ' MI MINIMUM
F AREA U a7O °era7) Z / / /`,Y
9 a8 NINIMW F1mN ELEV,-92Soa -• I {-` F;- f,
15, 2013 at 7:00 a.m. The title work only covers that portion lying •r._ )a ~A g` sa+,
southeaetarly of Branch Na 3 of Juduclql Ditch No, ]. Additional easements, ♦ x 8
restriction and/or encumbrances may eklst other than those shown hereon. `' o g yj^ i• z
f
Survey subject to revision upon receipt of a current title commitment or on nr�- a e �.� / / / r-�`,` ` I - - -t`J %1 , e I r ♦
ottornella title oplWon covering the entire property. v r mm AL I / ! / 're+�'a„/ I h /. ♦_:
For addltlanar boundary and topography Information please see Certificate of -, }' :;; • r'� / / t ' �'
Survey prepared by E.G. Rud & Sons. Inc. dated 10-21-13. `♦ } / z�
y I '� -' r�4 p t- ? w b<' g w -
- ood Zone information taken from FEMA Maps 2 71 6 3001 36E & /al
27163CO117E, both have efeective dates of Feb. 3, 2010.
Fl1 . / PFu
Highway Easement par Doc. No. 254016 as graphically shown on Washington r'-� y / / Bul ING
HrgwC.
ay Right-of-way Plat No. 146 - S.A.H. is undefined in location. County
Highway Department to review preliminary plat, and potential easement vacation. t� (. {` J ,� \ �p'�W I , ♦ f
Site Plan information provided by Plowe Engineering. { \ '} ' �'� 'I ♦� I
/f ff A --f--� —
f hereby certify that this survey, pfan
/ /r /� i f r ` `♦
_ / ;,r�
'
or report was prepared by me or under
my direct supervlalon and that 1 am
a duly Registered Land Surveyor under
the laws the State Minnesota.
SEE SHEET 1 OF 3 SHEETS
of of
GRAPHIC SCALE
ortANN Or ,CEN „t19 Na tlronrs I ogre 10121.A3
Q
Professional Land Surveyors
w
CHECK Or.,JER SCANNED ❑
1 1TI127113 PRE PLAT REMONRTAL ,IEN
6776 Lake Drive NE, Suite i 10
AZT E. UD
Lino Lakes, MN 55014
Date: 11/27/13 License Na. 41578
(TN 78LT)
t �b 5D tL
3
No oArE oEscRmnGN er
TOL(651)361-SM FMC(651)361-8701
SHEET 2 OF 3 SHEETS
S,\Nd\CAD\flamNlltO7MS\111a7PP-LoWlia-Fleli 4dded-oreaerlv.dwa 11/Z7 .3 3,21:07 PM CST
i ii n7u
a 0
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PIIdlplp �11N�
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P.R1OLIi ARTA &71 AUM
BIOIMEUB Alp 7AN AAEIi
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LEGEND
—ON*—
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EM. QVIR AD T3LCI
ENW" UNDB MIAN TBImew
—C@L---
■ L'1YAWN BY.
DESIGN B':`.
ENW Mq TELEPHM PMWAL
d
E)WW ELMIRCAL PMEESTAL
A.G.
A.G.
Q
FIELDS
Sg
OHCp"
.
PRW. N 0.
13-1420
Exwm M11111 ST.lR
E7-9 1 ABATER UM
�—
EMBi1NG BAIITARY SEIE11
ORIGINALOAT&LAVALL
I
EKWW STM MAMN) E
❑
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OOTOBER 14, =2
EXS7W FLAIEa-00 IECT011
CITY
OF HUGO
bIIIIIIriI
E10glM HYDRANT
®
MOB SANITARY IEYBR NMHQ E
STH ------
rr�r
r
LEGEND
—ON*—
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EM. QVIR AD T3LCI
ENW" UNDB MIAN TBImew
—C@L---
Eg81N8 1RDERMOL D CORE
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d
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m
Elan GRE PEDem
Q
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EL05I LIM POLL
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®
EKWW STM MAMN) E
❑
E UMM C A7M BAIT
EXS7W FLAIEa-00 IECT011
a$
ETOE4IG GME VALVE
®
E10glM HYDRANT
®
MOB SANITARY IEYBR NMHQ E
xrm
EglRN CWIOLIR
ELomm DPBT flmim
;y=
—wE--
E1881NG R1MIMi m
Eg81NG TAEFS
momm TEnAm
. I
PRCPaSEL VATO PIPE
+r -
MR= 8AR1MY wm PRE
�0--
PIKIIPI L BMW Sam PIPE
PRG+08® 81011M NMEIII E
0
PRDPGBFA CATH BARN
Q
PR40SM FLARES -M SM=
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PAGP'0Em GATE VALAE
PRDPO'J� RYBRAMT
0
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PRIP9 sf,A1RMRY wm BAIBIRE
PAOPDEED COMM
XE80BB
PR KNM SPOT ELEY =
BeYlalE
G.R.Q.Os .M
PROL'G'.ED !RT RBBE
-elm
PRGP08rTs D omm or 3 mmm
®
PROPGRB REL••RA►
PROPORa I'MAIM MEMA
®
PROP®ED IN ET PR07RCI1011
VICINITY MAP
�" h v�rl
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Lu
SHEET INDEX
CO TITLE SHEET & LEGEND
01.1 SITE PLAN
C2.1 PRELIMINARY GRADING, DRAINAGE & ESC PLAN
02.2 PRELIMINARY GRADING, DRAINAGE & ESC PLAN
03.1 PRELIMINARY UTILITY PLAN
TITLE SHEET
LAVALLE FIELDS P.U.D.
�k
Gf�Ri� m
91
PREPARED FOR: I
PARTNERSHIP
INVEBTMENTGROUP,
LLA
8RE PLANNING
& ENGINEERING
PLOwE
ENGINEERING, MO.
BT76 W@ oRNE
BLDYE1i0
LING LAKES, MN 66014
PHONE; (MI) 30110
FAX: 0611351 -BM
NORTH
1 INCn ow FEET
I
.�zoo J l�
ds
$6 \\ \♦\t
0
12
AREA T;JNJLA71ON
PAMaNG CALCULA71ONS
UNIT TYPE
REQUIRED PROVIDED
_
363 (2 PER UNIT + 1 PER 5) 365
APARTMENTS:
SENIOR HOUSING:
64 92
A5513TID LINNO¢
26 1/`2 PER UNIT) ll
MEMORY CARE
10 1 PER b UNITS +b)J
INDEPENDENT.
20 1 PER UNIT)
COMMON OPEN SPACE
19.95 ACRES
12
AREA T;JNJLA71ON
RESIDENTIAL USE
ASSISTED LIVING
0.51 ACRES
MEMORY CARE
0.25 ACRES
INDEPENDENT LIVING
D
APARTMENTS
ZOO ACRES
Z
COMMON OPEN SPACE
19.95 ACRES
(INLCUDES WETLANDS)
PARK
1.75 ACRES
STREETS
12
AREA T;JNJLA71ON
RESIDENTIAL USE
ASSISTED LIVING
0.51 ACRES
MEMORY CARE
0.25 ACRES
INDEPENDENT LIVING
0.30 ACRES
APARTMENTS
ZOO ACRES
(FUTURE)
COMMON OPEN SPACE
19.95 ACRES
(INLCUDES WETLANDS)
PARK
1.75 ACRES
STREETS
1.57 ACRES
OFF—STREET PARKING
2.73 ACRES
& LOADING AREAS
COMMERCIAL USE
0
OFFICE USE
0
INDUSTRIAL USE
0
7aIli11L.111E ARM
2IL17 AII=
FINALE AVE. VACATE (PARK)
0.35 ACRES
70TAL SIZE AREA INCLUDING
2L52 ACRES
FINALE AVE. VACATE (PARK)
15
i
0
a �
0) �
A I �
J
PARK A EA
I rn 0.35 ACRS I rn
LAVALLE FIELDS
7 H_DK
A.O. A.O.
GHCKO 6Y; PROJ. NO.
O.W.P. 131420
ORIOINALDATM
00T06ER 14.2713
m a�1 tq
�nw Q
oPH
GWOOzz n
Wf NGS r
PREPARED FOR:
PARMEABHIP
1NVEHTMENr GROUP,
LLC
t
d�
BRE PLANNING
.ENGINEERING
PLOWE
ENOINEEF ING, INC,
8776 LAKE DRIVE
81117E 710
UNC tAKES, MN 66014
PHONE: j61) 96,-0210
FAX: (661) 991'701
NORTH_..�
0 1>0
IN
SITE PLAN
P.U.D. I C1.1
I
PRELIMINARY GRADING, DRAINAGE & EROSION CONTROL PLAN
LAVALLE FIELDS P.U.D.
BY: I DESIGN
CHCKD W. 1 PROD. N0.
nRIGINAL DATE:
OCTOBER 14.2W3
o W�
J
W Z
LL
LU d;a
Qa ='zz
> aN
g �¢
LL
PFIEPARED FOR:
PARTNERSHIP
INVESTMENT QflOLLP,
LLC
371d
STTE PLANNING
& ENGINEERING
�mMkTh
ENGINEERING, INC.
6776 LAKE DRW
SLLGE 1io
UND WUWB, MN 65014
PHONE: M) 3614W0
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2 STORY APARTMENT
HUGO. MN
3 STORY APARTMENT
HUGO. MNlow
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Senior Housing Community,
Hugo, IVlinn�ota
GOR1 & ASSOCIA_TEw
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:F. 12) 232MM Fr..: (&31) 3054M
mall:viren@yar{aawe�hes.cam
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Project Data
Project Description:
100 unit Senior Housing Community
_
22 Memory care Units
49 Assisted Living Units
29 Independent Units
Site area required: 4.7 acres
- -
Building area proposed: 102,000 sf
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Building height proposed:
3 stories, 50 feet (5112 min roof pitch)
pig Proposed
Surface Parking: 60 x-12 Employee
Lower Level Parking: 30
Future ExpuIs on Proposed:
12 Independent Units, 18 Assisted Units
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Building Data..-:
Memory Care Units
Assisted Living Units
Independent Living Units
Amenities
Storage / Utilities / Kitchen,
Office / Administration
Circulation / Lobby / Lounge
Total Units: 100
Memory Care: 22
Assisted Living: 49
Independent Living: 29
North
First Floor Schematic Plan
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Entry tc)
Lower Level
Parldng
12 Independent
Living Units
1-9 EMWI'Z1-1
V , A7
U 7, �x
1-, 1-3 'Billiards
Cov�red Inde[
Porch Patio
Roof Below
Building Data.:
Memory Care Units
Assisted Living units
Independent Living Units
Amenities
L _
Storage / Utilities 1 Laundry
0 Circulation / Lobby / Lounge
Total Units: 100
Memory Care: 22
Assisted Living: 49
Independent Living: 29
North
2nd / 3rd Floor Schematic Plan
0 15' 39 60'
oofoelow
WETLAND
DEDICATED .� oper ltwn Space-
PARK
pacePARK AREA �tarnka ars, ' z
(2.6 ACRES)
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PLANTING LEGEND.
g DECIDUOUS TREES
1.!6 CONIFEROUS TREES
a.
-SHRUB PLANTINGS'
ALONG SOUTH
PROPERTY LINE Y
"Alf !�fe
LIONS PARK & RESIDENTIAL
DEVELOPMENT
CITY OF HUGO AND LAVALLE FIELDS, LLC
R
30, 60' 90' 120'