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HomeMy WebLinkAbout2014-07-09 CPC Packetiliwater_ THE BIRTHPLACE OF Mh1,4NESOTA PLANNING COMMISSION MEETING AGENDA Wednesday, July 9, 2014 - 7:00 P.M. Council Chambers at Stillwater City Hall, 216 North Fourth Street I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES A. June 11, 2014 IV. OPEN FORUM The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Commission may reply at the time of the statement or may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to five minutes or less V. PUBLIC HEARINGS The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. A. Case No. V/2014-22. A 30' Variance request to the slope setback regulations to replace and enlarge the existing cooler, freezer, and dry storage area at 806 Main Street South (Oasis Cafe Inc.) CA- General Commercial. Craig Beemer, owner. B. Case No. V/2014-23. A 15' Variance request for a front yard setback area to build an addition on west side of townhome at 2895 Long Lake Drive. RCM — Medium Density Residential. Carol Nelson, applicant. C. Case No. ZAM/2014-24. A Zoning Map Amendment to change the zoning from PA — Public Administration to CBD - Central Business District at 216 Myrtle Street. Trinity Lutheran Church, owner/applicant. D. Case No. SUP/2014-25. A Special Use Permit/Preliminary Plat/Final Plat to build an Assisted Living and Memory Care Facility at 12525 75th Street North. LR — Lakeshore Residential. Stillwater Select Properties/John Arkell, owner and Todd Erickson, applicant. VI. OTHER BUSINESS VII. ADJOURNMENT THE HINTHYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES June 11, 2014 REGULAR MEETING 7:00 P.M. Chairman Kocon called the meeting to order at 7:04 p.m. Present: Chairman Kocon, Commissioners Collins, Fletcher, Kelly, Lauer, Middleton, Siess, Council Representative Weidner Absent: Commissioners Hansen and Hade Staff: City Planner Wittman, Community Development Director Turnblad APPROVAL OF MINUTES Motion by Commissioner Fletcher, seconded by Commissioner Lauer, to approve the May 12, 2014 meeting minutes. All in favor, 7-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2014-17 Request for a Special Use Permit to add a coffee counter and 12 seats to the existing store. Mama Luna Apothecary, 402 Main Street North. ABS Lo. Monty Brine, owner and Kiva Sherr- Nelson, applicant. City Planner Wittman explained that the property owner is seeking approval of a Special Use Permit for a 300 square foot coffee service counter to be added to the retail sales at Mama Luna Apothecary, and the use of an existing outdoor eating area. Staff recommends approval with the following conditions: 1) all changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval; 2) all exterior alterations, including new signage, shall go to the Heritage Preservation Commission for review and approval; 3) plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit. Chairman Kocon opened the public hearing. Jesse Nelson, applicant, informed the Commission that the landlord pays for parking in the parking lot across the street and encourages employees to use it, freeing up street parking for customers. Chairman Kocon closed the public hearing. Planning Commission June 11, 2014 Motion by Commissioner Collins, seconded by Commissioner Lauer, to approve the Special Use Permit with conditions recommended by staff. All in favor, 7-0. Case No. 2014-18 Request for Rezoning from RA (One Family Residential) to PROS (Parks, Recreation, or Open Space) and a Special Use Permit for an Off -Leash Dog Park Recreation Area at 2000 Myrtle Street West. City of Stillwater, owner and Allison McGinnis, applicant from Friends of Stillwater Area Dog Park, Inc. City Planner Wittman summarized the request. Friends of Stillwater Area Dog Park, Inc. is requesting the Planning Commission recommend to the City Council the rezoning of a city -owned parcel from RA (One Family Residential) to PROS (Park, Recreational or Open Space) and approval of a Special Use Permit for an off -leash dog park. FSADP proposes to install a five foot tall chain link fence around a third -acre portion of the site. Entrance to the off -leash fenced area would be through a double (or triple) gated area that allows dogs to be taken off their leash without running at large. FSADP is proposing the utilization of existing parking and drive areas (off of Highway 12) to be shared with the existing uses. No water, lighting, or portable toilets are proposed for the dog park portion of the site. No impervious surface is proposed. If the site falls into disrepair, the City may revoke the Special Use Permit. Neighbors within 350 feet were noticed and no comments were received. FSADP also notified all neighbors prior to submitting the application to the City. Staff recommends approval of the rezoning and conditional approval of the Special Use Permit. Chairman Kocon opened the public hearing. Allison McGinnis of FSADP stated the group will take care of issues that may arise. Chairman Kocon asked what average capacity would be? Ms. McGinnis replied the park would probably have 15-20 dogs. Commissioner Siess asked if there would be a maximum capacity. Ms. McGinnis responded that dog parks usually rely on the natural tendency of people not to go in if it's too crowded. Councilmember Mike Polehna stated he has been involved with the site since the early 1980s as the Jaycee Ballfields. He views the proposal as an opportunity to clean up the area and supports the request. Jennifer Braun, 1245 Bergmann Drive, spoke in support of the proposal. Chairman Kocon asked about the potential for dog fights. Ms. Braun replied that owners need to be responsible and aware of their surroundings. Ms. McGinnis added that there would be rules in place to minimize fighting among dogs. When dogs are off leash and not restrained, on more neutral territory, it usually lessens aggression. Chairman Kocon closed the public hearing. Page 2 of 5 Planning Commission June 11, 2014 Commissioner Kelly said he would like to include installation of a waste bag dispenser as a condition. Commissioner Fletcher noted that FSADP is a passionate and involved group - that makes her feel good about the proposal. Motion by Commissioner Lauer, seconded by Commissioner Fletcher, to recommend approval of the rezoning and to approve the Special Use Permit with conditions recommended by staff and adding as a I0th condition the installation of a waste bag dispenser. All in favor, 7-0. Case No. 2014-19 Request for a Special Use Permit for an addition of a Coffee Shop to the existing Valley Bookseller store at 217 Main Street North. Dan and Molly Priebe, owners and Tim and Megan Palm, applicants. City Planner Wittman explained that the applicant is requesting approval of a Special Use Permit for a 720 square foot coffee shop to be located in a portion of the existing Valley Bookseller building, and the use of an existing outdoor eating area. Staff recommends approval with the following conditions: 1) all changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval; 2) all exterior alterations, including new signage, shall go to the Heritage Preservation Commission for review and approval; 3) plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit; 4) the Downtown Parking Commission's decision on the method of mitigating the increased parking demand shall be incorporated into the coffee shop's Special Use Permit as a condition of approval. Chairman Kocon opened the public hearing. There were no public comments. Chairman Kocon closed the public hearing. Motion by Commissioner Middleton, seconded by Commissioner Siess, to approve the Special Use Permit with conditions recommended by staff. All in favor, 7-0. Case No. 2014-20 Request for Preliminary Plat Annexation/Subdivision/Rezoning/Variance Setback on the corner of McKusick Road North and Manning Avenue North. Settlers Pines LLC, owner and Chris Aamodt, applicant. Community Development Director Turnblad reviewed the request. Chris Aamodt, Settler's Pines, LLC, plans to develop 17.5 acres of land in the southeast quadrant of the intersection of McKusick Road and Manning Avenue. Fifty-five lots are proposed as part of this plat, to be known as Rutherford Station. In order to develop the property as proposed, the applicant has requested approval of the following: conceptual approval of annexation of the development property and of the abutting Marylane Avenue; rezoning to RB, Two -Family Residential; variance of 50 feet for Lots 3- 6, Block 5 to allow homes to be built 50 feet from the Manning Avenue right-of-way rather than the 100 foot minimum required; variance of 5 feet for Lots 7-12, Block 5 to allow homes to be built with a combined sideyard setback of 10 feet rather than 15 feet; preliminary Plat of Rutherford Station, a 55 lot single family development. Staff recommends approval of the preliminary plat, variances, rezoning and annexation with the following conditions: 1) the site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: Preliminary Plat; Preliminary Plat Grading Plan; Preliminary Plat Utility Plan; Berm & Screening Page 3 of 5 Planning Commission June 11, 2014 Plan; 2) the annexation, variances and rezoning will not take effect until the final plat is approved by the City Council; 3) the annexation petition will not be considered approved, nor may it be filed with Minnesota Municipal Board, until both the final plat and development agreement are approved and executed by the City and developer; 4) civil engineering plans submitted with final plat application materials must be consistent with the City Engineer comments found in this report, and the plans must be found satisfactory to the City Engineer; 5) the developer shall submit a grading permit application to Brown's Creek Watershed District. Any permit conditions that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package; 6) this development will be responsible for paying $2,500 per lot to the City for park and trail dedication fees. These fees may be reduced by crediting trail construction costs if found acceptable to the Park Commission and City Council and thereafter included in the Development Agreement associated with this plat. These fees will be due prior to release of the final plat from the City for recording with Washington County; 7) all electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval; 8) storm ponds should be designed to reflect the new rainfall data from National Weather Service Atlas 14; 9) this development will be responsible for paying the Trout Stream Mitigation Fee of $10,277.70 per acre; the Transportation Adequacy/Mitigation Fee of $17,600.20 per acre; and trunk sewer and water fees of a total of $13,338.53 per acre. The Transportation Adequacy/Mitigation fee may be reduced by crediting Marylane Avenue improvement construction costs if found acceptable to the City Council and thereafter included in the Development Agreement associated with this plat. These fees will be due prior to release of the final plat from the City for recording with Washington County; 10) a landscaping/tree planting plan consistent with the City Forester's review comments must be submitted together with the final plat application materials; 11) Home Owner's Association documents including stormwater facilities maintenance must be submitted with final plat application for approval by the City. When approved by the City, they must be filed together with the final plat; 12) the developer shall submit right-of-way permit application(s) to Washington County for any work within County right-of-ways, including connection(s) to County trails. Chairman Kocon opened the public hearing. Chris Aamodt, applicant, told the Commission he has been working on the proposal for a long time and is pleased with the cooperation between the County, City, and developer. Commissioner Siess asked for clarification on where the garages will be in conjunction with the sideyard setback variance. City Planner Wittman said the sideyard setback variance requested for the six lots allows for the flexibility of various types of house plans as they are submitted through the standard building permit process. Community Development Director Turnblad added that most of Liberty has a five foot sideyard setback. In this proposal, the 65 feet wide lots with 15 feet of combined setback would leave a 50 foot wide building footprint which would be very tight. That is why staff recommended the variance, to maintain the necessary density. Chairman Kocon closed the public hearing. Commissioner Kelly noted the variances requested result in setbacks that are consistent with other homes on Manning. Page 4 of 5 Planning Commission June 11, 2014 Chairman Kocon stated the Commission needs to adhere to the requirements of the comprehensive plan. Commissioner Fletcher stated in regard to Condition #10, the plans should fully comply with the City Forester's recommendations. Motion by Commissioner Fletcher, seconded by Commissioner Middleton, to recommend conceptual approval of the annexation, preliminary plat, subdivision, rezoning and setback variances as conditioned, amending condition # 10 that the landscaping tree planting plan shall fully comply with regulations. All in favor, 7-0. OTHER BUSINESS Trails Master Plan Draft Vision/Guiding Principles Melissa Douglas, consultant, updated the Commission on progress of the Trails Master Plan. A public workshop to consider the planning scope and guiding principles is scheduled in another month. She would like concept approval of the draft plan. Chairman Kocon remarked he would like the trails to link the neighborhoods to commercial areas and to public transit. Link is a stronger word than connect. Commissioner Fletcher stated she really likes the vision statement. She would like the plan to acknowledge that good trails are an economic benefit to the City, and asked that bike parking be addressed in the plan. Ms. Douglas led discussion of city-wide trail planning issues, and identified specific corridors and locations for additional consideration. ADJOURNMENT Motion by Commissioner Fletcher, seconded by Chairman Kocon, to adjourn the meeting at 9:17 p.m. All in favor, 7-0. Respectfully Submitted, Julie Kink Recording Secretary Page 5 of 5 i11wa1er THE B I B T H r L A r: E 0 3- TAJNHESOIA PLANNING COMMISSION MEETING DATE: APPLICANT: REQUEST: ZONING: July 9, 2014 CASE NO.: V/2014-22 Craig Beemer, Owner and Applicant, Oasis Cafe Request for a variance from 30' slope setback to replace and enlarge the existing cooler, freezer and dry storage area at 806 Main Street South Commercial COMP PLAN DISTRICT: Commercial PREPARED BY: Abbi Jo Wittman REQUEST The property owner is seeking approval of a (nearly) 30' variance from the requirement to maintain a 30' setback from steep slopes. The variance would allow the enlargement of a pre-existing, non- conforming commercial building located at 806 Main Street South. The addition includes removal of a rear portion of the structure and installation of a storage area for dry, cold and frozen food items. The non- conformance is that the structure sits wholly within the 30' slope setback area. This addition will not alter the bluff in this location. APPLICABLE GUIDELINES AND REGULATIONS Section 31-101 defines a nonconformance as an existing building, structure or use of land that does not conform to the regulations of the district in which it is located. Section 31-216 indicates any nonconformity, including the lawful use or occupancy of land, buildings, structures or premises existing at the time of the adoption of an additional control under this [zoning] chapter, may be continued (including through repair, replacement, restoration, maintenance, or improvement, but not including expansion). Section 31-101 further states additions to existing structures may be erected provided that 1) the owner of the lot does not own any adjoining property; and 2) the proposed addition itself meets all setback and development standards for the zoning district. V/2014-22: 806 Main Street So. CPC July 9, 2014 Page 1 of 3 jijwater THE B I R T H r L A r: E B E- MNISOIA The purpose of the variance is to allow variation from the strict application of the terms of zoning chapter where, by reason of the exceptional physical characteristics of the property (or structure), the literal enforcement of the requirements would cause practical difficulties for the landowner; economic considerations alone cannot constitute practical difficulties. Section 31- 208, Variances, indicates the Planning Commission may grant a variance, but only when all of the following conditions are found: 1. The variance is in harmony with the general spirit and intent of this [zoning] chapter. The general spirit of the code is to allow for restaurants in the CA - General Commercial zone. It also generally allows for expansion of non -conforming buildings. In terms of the slope setback requirement, the Zoning Code says that the purpose of the setback is twofold: 1) to prevent development pressure on unstable slopes; and 2) to avoid visual impact along the bluffline. Since the steep slope in question is a limestone and sandstone bluff, and the new equipment will be installed without removing any earth near or on the bluff face, the bluff will not be impacted by the expansion. Instability is not an issue. Moreover, the building is at the toe of the bluff and is too short to create any visual impact along the bluffline. Therefore, the specific intent of the setback is not compromised. 2. The variance is consistent with the comprehensive plan. The Local Economy chapter of the City's Comprehensive Plan (Page 7-4) "encourages small locally owned businesses particularly in the downtown." 3. The applicant for the variance establishes there are practical difficulties in complying with this chapter. Economic considerations alone do not constitute practical difficulties. "Practical difficulties," as use in connection with the granting of a variance means that all the following must be found to apply: a. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by official controls. The use of the property will not change. The addition will allow for greater efficiency of the restaurant during peak business hours. b. The plight of the landowner is due to circumstance unique to the property and that are not created by the landowner. Having been constructed prior to the City's adoption of the slope regulations, the structure sits wholly within the 30' setback area. Furthermore, the property contains a MNDOT easement along the east side of the property. The only area where the property owner could potentially place this storage system is in the parking lot area to the east or north of the building, posing a hardship for business operations. V/2014-22: 806 Main Street So. CPC July 9, 2014 Page 2 of 3 jijwater THE B I R T H t• L A r. E B E- MNISOIA c. The variance, if granted, will not alter the essential character to the locality. If granted, the variance would allow for an improvement on the west side of the structure, close to the bluff. The improvement will not be highly visible from the street. FINDINGS AND RECOMMENDATION The request is reasonable, consistent with the zoning ordinance and comprehensive plan, and will not alter the essential character of the neighborhood. Furthermore it is not as a result of actions of the applicant. The Commission has several options: approve, approve with conditions, deny or table the application (requesting additional information to be submitted). Should the Planning Commission impose conditions, they must be directly related to and bear a rough proportionality to the impact created by the variance. Staff recommends approval of the variance with the following conditions: 1. Plans shall be substantially similar to the plans on file in the Community Development Department, as submitted with Case No. V/2014-22. 2. The plans shall be reviewed by the Building, Fire and Engineering Departments prior to the installation. 3. The bluff in this location shall not be altered to accommodate for the improvement. 4. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. ATTACHMENTS Site Location Aerial Applicant's Narrative (1 pages) Application attachments (23 pages) V/2014-22: 806 Main Street So. CPC July 9, 2014 Page 3 of 3 Pictometry Online http://pol.pictometry.com/en-us/app/print.php?title=806 Main Street South Site Location&date... 806 Main Street South Site Location Print Date: 07/02/2014 Image Date:05/03/2011 Level:Neighborhood 1 of 1 7/2/2014 5:41 PM To: Stillwater Planning Commission From: Craig Beemer Ref: Request for Variance Date: .June 18, 2014 As a result of "Practical Difficulties", Oasis Cafe seeks a variance to the City of Stillwater setback restrictions to replace and enlarge its existing cooler, freezer and dry storage area. With a cliff behind and a highway in front, Oasis Cafe literally does not have a place to locate a new cooler, freezer and dry storage area on its property that will meet the City of Stillwater setback restrictions. With a restaurant having operated from the same location since 1957, Oasis Cafe believes its request for a variance and its planned use for a new and larger cooler, freezer and dry storage area to be reasonable. Considering a relatively small increase in building size from 2552 square feet to 2872 square feet (12.5%) combined with a relatively out of sight location, Oasis Cafe does not believe the replacement of a larger cooler, freezer and dry storage area will alter the essential character of the surrounding neighborhood. In addition to the many economic benefits, Oasis Cafe believes the granting of a variance will benefit the Stillwater community in the following ways: ▪ Ensure a successful and vibrant business continues to operate at the gateway to downtown. ▪ Make it possible to install a drainage system to help divert rain and snow melt into the sewer system and not on to Highway 95. • Improve the look and safety of the building. • Improve the look and safety of the property. • Offer a healthier more locally produced menu. • Impact more members of and visitors to our community in a positive way. Thank you for your consideration :) urrent Floor Plan k �3 C b i i i i i i i Apparent Easements: Utilities: Typical street, utility, and drainage easements; are assumed. A large portion of the subject site is encumbered with a highway easement. The subject parking lot encroaches on the easement area. The far east corner of the building may also encroach on the easement area. Public utilities are available, including sanitary sewer, natural gas, electricity, and telephone. The site is currently served by a private well on the property. NORTH Plat Map MW Brown Appraisals Page 32 1 inch = 60 feet a44 .&5 r d1 vw W 3 w-g 2U Egilt gFog soh ts Created on 1D/23/2013 Bedrock Cliffs Vents Estimatedi Extent of Soil Contamination Former Cave aasoline A S T � Fuel-011 r ASTs f Fit I■ s CAP-3 Estimated Groundwater Contamination Plume J t GP77 GF GP-6 Burled Piping AllPhase Project # 1563-11C-B GP-1 -' Cooler SG-2 1R GP-5 and SG-1 I MYS- Shed Propane Tank ED GP-4 hll Former AST Rump Islam Groundwater Contamination Plume PosslbEe UST Areas Date Diagram Completed; 10-12-2011 lay 17SJ Al1Phase Companies, Inc. 404-A St. Croix Trail N, Lakeland, MN 55043 651-436-2930 Approx. Scale 25` Bedrock Cliffs './& 'i-tt., FII • GP-3 Estimated Groundwater / Contamination Plume f ! / Cave Fuel Gil ASS 7 s Estimated Extent of Solt Contamination Rormer Gasoline AS1s a River t1a i . aFe COO() Patio r r Burled / Piping / / Highway 95 (Main St.) / GP7 7 GP-8 GP-6 AllPhase Project #0 1563-11C-B A[IPhase Companies, Inc. 404-A St, Croix Trail N, Lakeland, MN 55043 651-436-2930 Possible UST Areas ! L Groundwater Contamination Plume -e,0 GP-5 and SG-1 Former AST Pump Island Date ➢iargrarr Completed' 10-12-2011 Approx, Scale By; DSJ NCNLAKE, • • • • • i i • I Second and Elm Streets P.O, Box 248 Hudson, Wisconsin 54016 800-955-5253 715-386-2323 715-386-6149 FAX Customer PREMIER RESTAURANT EQUIPIUIENT 1 7810 SEFA 7120 NORTHLAND TERRACE MINNEAPOLIS, MN 55428 Attention Eric Zimmerman Project Oasisj afe_-_Op#ion_B Item Number Rep Name 42 - Daly & Deroma Group, Inc. Rep Number 42 Sales Specialist Linsy Margelofsky Prepared by: Nor -Lake is registered by Ul. to LSO 9001-2008. California State Contractor License #940932. (1) Nor -lake FINELINE Walk -In Cooler/Freezer Combination (3 compartments) 34' 0" long, 26' 6" wide, 7' 7" high. Finishes: 26 Gauge Corrosion Resistant Stucco Embossed Coated Steel - Interior wall, Exterior wall, Interior ceiling 26 Gauge Smooth Galvanized - Ceiling topside, Floor bottomside .100 Smooth Aluminum - Interior floor Female Bottom Rail far (1) Dry Storage 34 0" cW , Jl// Copier ..(3.&.A T) 7'7"' liigh Wi Floor p 2, Dry Storage 7' 7" high Floorless 16 IC" -4\ 6' 2„ eezer'(-10.0°F) 7' 7' high Witl- Floor 11' 0" rcA a• Peptionai Design ■ Legendary Results remier Project Code: OASIS_CA Item City Quo �. Datt Win Project: From: Oasis Cafe - Option B Premier Restaurant Equip Co 806 Main St S Eric Zimmerman Stillwater MN 55082 7120 Northland Terrace Minneapolis MN 55428-1573 (763) 450-2937 (Phone) Description Sell Sell Total 1 1 ea WALK IN COOLER/FREEZER/DRY COMBO BOX Nor -Lake Nor -Lake FINELINE Walk -In Cooler/Freezer Combination (3 compartments) 34' 0" long, 26' 6" wide, 7' 7" high. Finishes: 26 Gauge Corrosion Resistant Stucco Embossed Coated Steel - Interior wall, Exterior wall, Interior ceiling 26 Gauge Smooth Galvanized - Ceiling topside, Floor bottomside .100 Smooth Aluminum - Interior floor Female Bottom Rail for (1) Dry Storage Outdoor Walk -In includes Flat White Membrane Roof With Trim — 45 Lbs./Sq. Ft. Ceiling Load Capacity Minimum Freezer (-10.0'F) Details: (1) 36" X 78" Walk -In Door right-hand swing Includes door closer, cam lift hinges (one spring loaded), NL9800 deadbolt key/padlock handle with inside release, magnetic gasket, heater wire, double sweep gasket, vapor proof Tight and NL508 combination digital thermometer and switch w/pilot light. (1) LED Light Fixture On Door Section (In Lieu Of Standard Fixture) (1) Heated Air Vent For 4" Thick Panel (Installed In Wall Or Corner Panel) (1) Large Ceiling Mount Capsule -Pak Refrigeration System Opening (For Use With Non -Standard Capsule -Pak Locations) (1) CPF151DCO-A -10° F Operation, Capsule -Pak Refrigeration System, Outdoor Ceiling Mount Low Temperature, Defrost Timer, R-404A Refrigerant, 208/230-1-60 Electrical Which Meets CEC Requirements. System Overall Size Is 34.5 Inches Wide, 59 Inches Long and 24.875 Inches High. 11.7 Total System AMPS, 13.95 Minimum Circuit AMPS, Oasis Cafe - Option B 552,695.00 $52,695,00 Page 1 of 3 Premier Restaurant Equip Co Date Item Rty Description 6 /3/201 4 Sell Sell Total 25 Maximum Fuse Size.4.16 EER Rating ( system capacity 5870 BTU's/hour at 100.0°F ambient temperature. ) Calculated Toad for Freezer (-10.0°F) is 4131 BTU's/hour calculated from 100 °F ambient temperature, 70 °F floor temperature, 37 minutes open door time per 24 hrs for(1) 36" X 78" walk -indoor opening into -10 °F ambient, 1.5 Watts per square foot lighting operating 10 hours per day, 0.0385 occupants working 10 hours per day. All calculations are based on data supplied by ASHRAE publications. Cooler (35.0°F) Details: (1) 36" X 78" Walk -In Door right-hand swing Includes door closer, cam lift hinges (one spring loaded), NL9800 deadbolt key/padlock handle with inside release, magnetic gasket, heater wire, double sweep gasket, vapor proof light and NL508 combination digital thermometer and switch w/pilot light. (1) LED Light Fixture On Door Section (In Lieu Of Standard Fixture) (2) Large Ceiling Mount Capsule -Pak Refrigeration System Opening (For Use With Non -Standard Capsule -Pak Locations) (1) Beam W8x18 With (2) Posts For Outdoor Use (2) CPB100DCO-A 35° F Operation, Capsule -Pak Refrigeration System, Outdoor Ceiling Mount High Temperature, "Off Cycle" Timer, R-404A Refrigerant, 20B/230-1-60 Electrical Which Meets CEC Requirements. System Overall Size Is 34.5 Inches Wide, 59 Inches Long and 24,875 Inches High, 10.9 Total System AMPS, 13.3 Minimum Circuit AMPS, 20 Maximum Fuse 5ize.5.07 EER Rating ( system capacity 6965 BTU's/hour at 100.0*F ambient temperature. ) Calculated load for Cooler (35.0"F) is 11314 BTU's/hour calculated from 100 'F ambient temperature, 70 °F floor temperature, 75 minutes open door time per 24 hrs for(1) 36" X 78" walk -indoor opening into 95 °F ambient, 75 minutes open door time per 24 hrs for(1) 36" X 78" walk -indoor opening into -10 "F ambient, 1.5 Watts per square foot lighting operating 8 hours per day, 0.1105 occupants working 8 hours per day. All calculations are based on data supplied by ASHRAE publications. Dry Storage Details: (1) 36" X 78" Walk -In Door left-hand swing Includes door closer, cam lift hinges (one spring loaded), NL9800 deadbolt key/padlock handle with inside release, magnetic gasket, heater wire, double sweep gasket, vapor proof light and NL508 combination digital thermometer and switch w/pilot light. (1) LED Light Fixture On Door Section (In Lieu Of Standard Fixture) Oasis Cafe - Option B Page 2 of 3 Premier Restaurant Equip Co Date 6/3/2014 Item Qty Description Sell Sell Total (1) Opening For Swing Door Includes Backing, NL Nameplate, Vapor Proof Light, and NL508 combination digital thermometer and switch w/pilot light. Refrigeration is "sized" for holding product only; that is; our calculation is based on product entering at the same temperature as the desired temperature of this walk-in. If you feel that this is insufficient, please advise. (8) 48" LED, Vapor -Proof, All Temperature Light Fixture With Bulbs (Shipped Loose) (1) Angle Wall Construction 15 Year Walk In Panel Warranty 1 Year Parts & 18 Month Labor Warranty 5 Year Compressor warranty 2 1 ea DELIVERY & INSTALLATION Premier Restaurant Equipment Delivery of walk in cooler{freezer combo to Oasis Cafe. Off-load panels and refrigeration. Assemble walk in combo on customer provided level concrete slab. Install membrane roof per manufacuteres specification. Set condensing units on the top. (Electrical connections by other) $5,500.00 $5,500.00 5 EXCLUSIONS Excludes: Disconnection, removal (or relcation) of existing walk in and support structure) Demolition and removal of existing building structure Level concrete pad for new walk in Electrical connections for new walk in, and walk in light fixtures Relocation of Make Up Air Unit Any work, or modification of the existing building Dumpster for discarding of packing materials Merchandise $58,195.00 Tax (7.125%) $4,146.39 Total $62,341.39 Oasis Cafe - Option B Page 3 of 3 Fineline Custom Built Walk-ins SCIENTIFIC - INDUSTRIAL CON MEM -1.1111 t. FOODSERVICE Products Walk-ins Kold LockerTM Walk-ins Fast-Trak® Walk-ins FirielineTM Walk-ins Refrigeration Systems Cabinets News & Shows Photo Library Literature & Manuals Customer Support Contact Us Employment 4 Committed to our environment wN,, Home I Request Information j About Nor -Lake I Employment Refrigeration Equipment far Foaclservice, Industrial Markets F ODSFRV!C Home ] Foodservice t Products 1 Walk-ins / Fineline" Walk-ins FinelineTM Walk-ins The ultimate in walk-in design — designed and built to fit your needs. Specify any size, special shape, special angles, glass doors, color, metal finish, single or multiple compartments. FinelirleTM Walk-ins are custom built to your specifications. Standard Features • Cooler, freezer, multiple compartments 84 warehouse buildings • Choose exterior finish • Deadbolt locking handle • Digital thermometer • Heavy-duty long strap hinges • Optional interior and exterior kickplates • Optional viewport • Spring actuated door closer • Vapor proof light fixture • 1.5year panelwarranty 1 http: f /norlake.com/nor-lake-products/foodservlce/products/walk-ins/fInellne-walk-Ins Page 1 of 3 NOR -LAKE, INCORPORATED 727 Second Street P.C. Box 248 Hudson, Wisconsin 54016 800-955-5253 715-386-2323 800-388-5253 Service 866-961-5253 Parts 715-386-4291 FAX www.norlake.com NORLAKE FINEL1NETM CUSTOM WALK-1NS CONDENSED SPECIFICATIONS FOR ARCHITECTS AND CONSULTANTS STANDARD FEATURES * Coolers, freezers and combination eoolerlfreezers • Modular panel oonsbuctl0n for easy Installation, expansion and relocation ■ 26 gauge eorrealen resistant stucco embossed coated steel • .100 smooth aluminum Interior Boor (on models with floor) • Floodess models provided with NSF approved vinyl sealers, fosmsd-in- place screeds or female bottom rails • Full 4' or 5" thick panels foamed -in -place with HFC-245fe polyurethane insulation which Is GFC & HCFC Free ■ Zero Ozone Deolefion • Doors equipped with heavy duty polished chrome hardware ■ Heavy duly, extruded, anodized aluminum load bearing door frame jamb • Oeadbolt locking handle with independent key/padlock feature and inside safety release • Vapor proof Tight fixture • Magnetic door gaskets and spring actuated door closer ■ Heated pressure relief port on all freezers • Indoor and outdoor roof and wiling support systems ■ Fifteen year parse[ warranty • NSF approved • UL flame spread 25 approved panels a UL and CSA electrical approved door section "' ■ City 0f Los Angeles approved - Consult factory • City of Houston approved ■ Oregon State approved • State of Wisconsin Building Product approved • USDA accepted • Miami- Dade County, Florida Approval No. 1$-0514.19. Exp. 05110/2018 ■ Registered by UL to ISO 9001:2008 OPTIONS * • Selection of interior and exterior surfaces and finishes • Various door styles and sixes to Wide range of computer sized and balanced refrigeration systems . Most vows dro aVa Iabie twe weeks from receipt of Order. Please confect us for specific go Huila, C-UL Is Underwnlvrs Latiornlnnes Safety Certification Mark whech indicates that UL has tested the equipment to r+pplieahle CSA9landardo. UL Sanitation Is Underwnlers Laberelenes SanitahOn Mark which indicates that UL has tested the equipment to appllnable NSF Standards. DESIGNED TO YOUR SPECIFICATIONS! PROJECT: ITEM NUMBER: MODEL NUMBER: ACCESSORIES • Interior and exterior door kickplates • Cooler and freezer door viewports ■ Interior and exterior ramps • Bumper rails, trim strips and closure panels, • Varioya security alarm systems • Extra lights and special switches • LED tighling t• $hewing (free-standing) ■ Special floor underlaymenta and topaide plating SPECIFICATIONS 1. GENERAL: j_,; Walk-in coolers and freezers to conaist of precision constructed modular 4" or 5" thick rigid polyurethane foamed•In-place interchangeable panels. Panels are designed for easy installation, expansion and relocation. 1,2 Panels shall be prefabricated modular construction consisting of 100% roomed -in -place polyurethane insulation, bonded by an adhesive to the interior and the exterior fetal an skins and haat cured for life long atabiiity. La Each wall panel skin is to he tainted using a double 90' bond on each edge to add strength and rigidity. Panels are to be In 6 Inch Increments, with a minimum width of 12 inches. Nor -Lake, Inc. Registered to ISO 9001:2008 File No. 10001816 TI z z rn -i 0 c cn 0 r I Vi SPECIFICATION GUIDE JA All panels are to bear the UL and NSF label. The panels shall incorporate cam lock type fasteners with reverse wing structural support as joining devices for the adjacent tongue and groove panels. Each device is to consist of a cam action locking arm and a steel rod In adjoining panel so that by rotating the locking arm, the hook engages over the rod and the cam action draws the panel together. The resulting panel joints shall be sealed by a foamed -in -place, continuous one piece gasket. 1,5 Panel joints are to be precisely formed male and female longue end groove shapes fabricated to force the male edge to contact the female edge, providing additional seal. The panel joint shall have a gasket which provides a positive seal that rneets NSF standards. Gasket shall be "locked" to the skins and run in a continuous piece, completely around the panel with only one break to provide the optimal seat. 2.0 INSULATION 21 Insulation shall be a full 4 Inches or 5 Inches thick, UL Class 1 rigid foamed -in -place HFC-245fa polyurethane with a minimum 2.0 be/ cubic foot density. Foam polyurethane shall be injected into the panels by means of a high output, high impingement mixer. 22 The "R" value of the walls, ceilings and doors shall be a minimum of 25 for coolers and 32 for freezers. The "R' value of freezer floors shall be a minimum of 28. 2s1 Insulation shall be 95% closed cell structure. Flame spread rating according to ASTM E-841UL 723 shall be 25 or lees. 4 The use of R-12 and/or R-22 a$ a blowing agent is specifically prohibited. 3.0 FLOOR STYLES; 3.1 Less floor 4" wall walk-ins shall be supplied with PVC extruded floor sealers with semi -flexible edges, which seal to floor without the use of exposed tasteners. Sealer shall encase the wall panel on both interior and exterior surfaces with a flexible rubber collar a minimum of 3" high from flnlshed bul /ding floor. Sealer shall meet NSF requirements for floor cove molding. Additional less floor options include female bottom rail wails for 4" and 5" thick walk-ins and various height foam sealers for 4" thick walk-ins, Consult factory for detailed specifications. 1,2 With floor walk-ins shall be a full 4 inches thick with one piece foamed -in -place edge caps. Edge caps include metal formed adhesion edges which result in the edge caps being a foamed integrated member of the floor panels. Glued -in -place edge caps are not acceptable. Floor panels shall be designed to withstand uniformly distributed loads of 600 pounds per square foot. The joint between the floor and wall shall form a NSF approved 45' angle to allow for easy cleaning. 4.0 CEILING PANELS; 41 Ceiling panels shall be a full 4 inches or 5 inches thick with one piece foamed -in -place edge caps, Edge caps include metal formed adhesion edges which result in the edge caps being a foamed integrated member of the ceiling panels. Glued -in -place edge caps are not acceptable. 12 Metal face skins are to incorporate seams using a double 90° bend at a maximum width of two feet for additional strength. The joint between the ceiling and wall shall form a 45" angle to allow for easy cleaning. 5.0 FINISHES: 5,1 The interior and exterior walls and Interior ceiling shall be supplied with 26 gauge corrosion resistant stucco embossed coated steel. The interior floor surface when applicable) shall be .100 smooth aluminum. Other finlsheds are available. 6.0 DOOR CONSTRUCTION- 6.1 Entrance door shall be in fitting, flush design. The door section shall provide a full 4 inches or 5 inches of polyurethane HFC-245fa insulation, construction and finish shall be the same es the adjoining wail panels. 6.2 The door shall be 4 Inches thick, eonsiructed to incorporate heavy duty, molded ABS breaker strip, which is permanently foamed -in -place. Bottom of door shall seal with double sweep gaskets. uniquely designed to provide complete se$l between door, threshold, and door jamb. ja Doorjamb to be a fully coved, extruded, welded, structural anodized aluminum, rigid frame design for easy cleaning and maintenance. IA Threshold plate provided shall be constructed of fiberglass reinforced plastic (FRP) or extruded aluminum for bearing strength. All doors shall have an anti -sweat heater wire around the entire perimeter of the door opening and under threshold, 7`: The heater wire (standard in both coolers and freezers) shall provide enough heat to prevent condensation. All conduit for the inner -wiring of the door panel shall be totally concealed In the polyurethane foam panel, exposed conduit is not acceptable. Door section to be field wired to surface mounted junction box on the interior door panel. The door size, location and swing to be as Indicated in Specifications Drawings, 6 i Door hardware shall be highly polished chromium plated steel. Hardware shall include ei spring actuated door closer, field adjustable cam lift hinges, one spring hinge & deadbolt locking handle with independent key/padlock reature and inside safety release. All hardware shall be attached to extra large 1/2 inch thick, nonconducting synthetic tapping plates. 2.1 Digital thermometer calibrated to indicate interior walk-in temperature shall be provided with each entrance door. 6.9 Remote incandescent vapor proof gasketed UL listed light fixture, made of cast aluminum with plastic coated glass globe. Mounted. at the interior handle side of the door section. Locate light switch with pilot light adjacent to door, on exterior handle side of door section, with ak inner wiring in rigid conduit concealed inside the door section and terminated at a surface mounted junction box an the interior door frame. Fixture shall operate on 115 VAC. 7.0 INSTALLATION ANO MAINTENANCE- 7.1 Included with each walk -In shipment is a complete set of installation instructions covering all phases of panel erection, accessories, and maintenance procedures. 8.0 APPRQVALS: ad Walk-in construction Is approved by NSF international and shall have the NSF seal on the door section. 12 Walk -In panels shall have a UL flame spread rating of 25. The door section shall be UL and CSA approved as an electrically approved assembly. 5. City of Los Angeles approved - Consult Factory, City of Houston approved, Oregon State approved, State of Wisconsin Building Product approved, USDA accepted. 9.0 WARRANTIES. 9.1 Manufacturer shall provide a written warranty to the owner stating the product is free from defects or workmanship under normal use and service. Warranty shall become effective following the acceptance date and cover the insulated panels for a period of fifteen years and parts for a period of 1 B months. 10.0 QUALITY ASSURANCF- 10.1 To insure the finest quality in material and workmanship the above specifications shall be held In full compliance. Please specify the walk-in cooler or freezer is to be as manufactured by Nor -Lake, Incorporated, Hudson, Wisconsin. 11L2 Contact Nor -Lake, Incorporated for a copy of the most detailed Specification Manual avaailabie in the 'Foodservice Industry. 11.0 SITE CONDITIQNS' 11.1; To assure proper operation, site conditions should be controlled. The walk-in product should be in a well ventilated location, Indoor ambient conditions should be controlled, relative humidity between 30%-60% and maintaining a dew point of 50°F (or less). . Stiiindex ro«i Smite FgUlpma°I Cmup NoR\LaKE Revision Late: 03/14 CD 2014 NOR -LAKE, INC. Printed in the U.S.A. Part Number: 090773 L_%&ttra .7NAPPOT..=::1V Oink ' PAC TETE, .1 i71. - — 11,01 MC MVO C`IRCL.4E4 VtAcek tVCA, 210302k man Ntm ;14ro tgavo t.16.1:1 ,-7471 Topo Map with Aerial - m-E .,of • S.g. comnum.OXILA Q.. WAX," 14 2Ir MW Brown Appraisals Page 33 Freezer Delivery Stocked Freezer Cooler & D Storage Delivery Stocked Cooler & D After Before After Before 41/ BAIT TACKLE Guide Rod & ko• chard & Kelly McDonough REALTORS 651-430-7561 "Your F ull 5er f ice Agents" LIMI * IN MINNESelti & WISCONSIN nough.com 3.. M • y Afte r WAKEYWAKET! CAFE Current Cooler, Freezer & Dry Storage Area ,Rr TREE SERVICE LLC WORK ORDER / ESTIMATE SHEET / INVOICE 1451 Co. Ad. A, NEW RICHMOND, WI 54017 715-2416-2103 • 1-877-766-3121 Greg or Trish Bonnes Date Called I ! ! d ? Return Call Yes / N Date Returned 1 1 Estimate Yes) N Est. Date ! JOB SITE ADDRESS PROJECT NAME _ COMPANY NAME— i _ p _. Name Last ,(4 awn First r i1 _: Street s )11(-,r‘ „(39.. Oily 2-7 Phone: Home Business WORK ORDER Nd I3� 9 State lull Zip <-.0' Cell '',% $ _ 3 S' "3O5 o BILLING ADDRESS a Name Address TIME i A.M. / P.M. City Sch. Start Date Start Date 1 f Date Completed State 1T1` Zip Us • Customer DIRECTIONS fr' Are Yt _ Q+�-; 4i•. rj r'IF CI 4 Cr •. -.1 fir" �"'� ••� ra ' r ir E, e cf.} M.{4 it 1 - it Ca^.i r u �- - 1._ r ( la ., 't 3 Payment Method lDPrcpay ❑Paid FICash I:Check Lard Labarge Date / / Card Name Check Number Card# Exp. ! Amount S Signature LAYOUT r►4 REMnvAI R•Ramego AS -Remove Stump RSe-Remover Stump, elects Dirt, seed MDR 0-Drop DC•Orop, Cut DG6.Drop, Cut. Rruen 7 PRIAS IN(`a PO -Fran. Dead PL•Prun. L. Umbs PE•Prun. l=nlira LIME SLY S•Odnd Stump Sa-GrInd Slump, ®hack Dirt. Seed QTY DESCfIPTIOrr PRICE erADUNt Tr= Agree with estimate Initial DATE / 1 Signature Sub Total TAX TOTAL TrrIo is a good IOIUf Magmata or malarpols d serrIeai neoda $ 11 Is net t of 011(rd, nor N 0.1 a sonlrow:L All 'moments arti aanllnperll LrpOn accIdanie. acts of Gad ■ndrer (Mar c.uoa1 l}eynnd ow cordial. Tad gUOlal'bn i1 sled per 74d4yo. 1.81E or ISAa min. aerRaa ehorpo per month agar 30 drape 01 receipt_ I acknowledge anal N.R. TREE SERVICE is not liable for damage of arty nature or kind lr err d M rr 0rIna Inch pail tul0 anti at right al way timak one acnawlockro wtliingnesa to pay wredwr loco or C031 In rapelrtnp damaged properly. jijwater THE B I R T H r l A r: E fI i MNIESOIA PLANNING COMMISSION MEETING DATE: July 9, 2014 CASE NO.: V/2014-23 APPLICANT: Carol M. Nelson, property owner REQUEST: Request for a variance to the minimum front yard setback for an addition to the structure located at 2895 Long Lake Drive ZONING: RCM -Medium Density Res. COMP PLAN DISTRICT: Medium Density Res. PREPARED BY: Abbi Jo Wittman REQUEST The property owner is seeking approval of a 19' variance to the 35' minimum front yard setback for the structure located at 2895 Long Lake Drive. The variance, if granted, will allow for the addition of a (approximately) 200 square foot room onto the side of the home. APPLICABLE GUIDELINES AND REGULATIONS The purpose of the variance is to allow variation from the strict application of the terms of zoning chapter where, by reason of the exceptional physical characteristics of the property (or structure), the literal enforcement of the requirements would cause practical difficulties for the landowner; economic considerations alone cannot constitute practical difficulties. Section 31- 208, Variances, indicates the Planning Commission may grant a variance, but only when all of the following conditions are found: 1. The variance is in harmony with the general spirit and intent of this [zoning] chapter. Granting the requested variance is completely in keeping with the Zoning Code's intent to create and maintain a front yard for the townhome in question. For all practical purposes, the proposed addition is in the townhome's side yard, not its front yard. But, to provide a turnaround at the end of the building, a hammerhead was added to the road. So, technically the front yard setback is measured from the hammerhead. But, practically speaking the lawn between the hammerhead and the townhome is a side V/2014-22: 2895 Long Lake Drive CPC: July 9, 2014 Page 1 of 3 i 1 1water THE B I R T H r L A r: E 0 P- MNIESOIA yard, not a front yard. If the Zoning Code saw this yard as a side yard, no variance would be needed. 2. The variance is consistent with the comprehensive plan. One objective of the Comprehensive Plan's Chapter four, Housing, is that the City shall retain the unique and/or historic character of existing residential areas. 3. The applicant for the variance establishes there are practical difficulties in complying with this chapter. Economic considerations alone do not constitute practical difficulties. "Practical difficulties," as use in connection with the granting of a variance means that all the following must be found to apply: a. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by official controls. The residential use is permitted in this zone. So, too, is the expansion of residences. b. The plight of the landowner is due to circumstance unique to the property and that are not created by the landowner. The structure was constructed in a fashion where the front of the home is in compliance with the front yard setback. However, this end unit is in close proximity to a hammer -head dead-end. The angled right of way adjacent to the structure cuts off the front yard of the property, west of the home. c. The variance, if granted, will not alter the essential character to the locality. The proposed addition will be sided to match the existing structure and be of similar size as other end unit additions. FINDINGS AND RECOMMENDATION The request is reasonable, consistent with the zoning ordinance and comprehensive plan, and will not alter the essential character of the neighborhood. The Commission has several options: approve, approve with conditions, deny or table the application (requesting additional information to be submitted). Should the Planning Commission impose conditions, they must be directly related to and bear a rough proportionality to the impact created by the variance. Staff recommends the Commission approve the variance with the following conditions: 1. Plans shall be substantially similar to the plans on file in the Community Development Department, dated 6/19/2014. 2. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. V/2014-22: 2895 Long Lake Drive CPC: July 9, 2014 Page 2 of 3 jijwater THE B I R T H o' L R r E B E- MNISOIA ATTACHMENTS Site Location Map Applicant's Narrative (1 page) HOA review and approval (1 page) Site Survey Plan set (4 pages) Site Photos (1 page) V/2014-22: 2895 Long Lake Drive CPC: July 9, 2014 Page 3 of 3 Pictometry Online http://pol.pictometry.com/en-us/app/print.php?title=2895 Long Lake Drive Site Location&date... 2895 Long Lake Drive Site Location Print Date: 07/02/2014 Image Date:05/03/2011 Level:Neighborhood 1 of 1 7/2/2014 5:42 PM June 19, 2014 To: City of Stillwater Planning Commission From: Carol M. Nelson Re: 2895 Long Lake Drive The room addition that I am planning on the west side of my townhome requires a variance because of the front yard setback requirements. This is a small area request due to the practical difficulties in the way the street parking at the end of this cul de sac is positioned. This is a reasonable use of the property for this area and is consistent with Pond View Townhomes of Stillwater development. The parking circumstances are not of my doing_ It will not alter the essential character of the neighborhood. It is compatible with adjacent areas. My lot is the most western one on Long Lake Drive with no buildings nearby. This room will offer me a larger space for gatherings of family and friends. [ ask for your consideration and approval of this project. Thank you. Carol M. Nelson DATE TO: Stillwater Planning Department Planning Commission FROM: Pond View Townhomes of Stillwater Board of Directors RE: Building Addition 2895 Long Lake Drive Stillwater, MN 55082 The undersigned directors give approval for the above addition in accordance with the requirements and permits of the City of Stillwater and the Pond View Townhomes of Stillwater criteria. ��. Jacque Korn David Ponath President Vice President 2857 Long Lake Drive 2889 Long Lake Drive *The property owner, Carol Nelson, is the Secretary -Treasurer of the three - member Board of Directors. Cc: Judd Orff, MJF Property Management P�f x x x x X x x x x x x r, x x x x x x x x x x x x x x x x hell x x XX x JC x. x X I x X x X X X x a 1 k xxxxxxxxxxx�� 1x X xx xxxxx xxxxx xxxxx x x x g06i 17JJ t x x x x x x x x x x x x x x x x x ap x x x x x xl k x x x x x x i x x x x x x X i` X x X X X x x i- i X x X X X X Ix x X X X x X x X x X X X 4 7C X T— X X X X . x X x x x x x x x x ,ga x x x x cc�- f x x k x x x x r n +x X X x x x x -``~-- i x x x x x x x 906 2 X X X x X X >1 5 x x`--_ x x x x 'x A X x x �j. F x x x x X I x '� Qe5' x x x x x x x ', U'?L x x x x ;• x I I x x �a/ x x :xXxX x LAKE si x xI.,3A9 x x x x x DRAINAGE AND ` 1 Y x x % UTILITY EASEMENT x x x x x x I x x x x x x x x x x x x x x x x x x x x X x x x x x x x x �6— `i.go GRAPHIC SCALE 1N FEET 0 15 SCALE 30 45 60 t INCH = 30 FEET '1 APFROX O 0 �4, EDGE OF NATURAL GROUND-9 9© x x x x x x x x x x x x x APPRO . SHORE - ELEV. =9o0. 8± POND - HWL - 905.5 / 285 1907•36 N„, CB CB 16 MENT PER QCC 90 LEGEND - BLACKTOP SURFACE t - CONCRETE SURFACE CB - CATCH BAS I N 50 ti C8 .00//RE'904t-9 CBS ,IRE- 909 . s IE=901.2 0 S M.H. N. 19.3 x x [ x X X x X God, 'X x x x x 69_6 x x X x x� x X X Y{ -' x x x _ x X / TELEPHONE 490z2 PEDESTAL ■ ELECTRIC u 1.9069 BOX �u C -s• , 4 w a a SHEET DESCRIPTION U7 < J CD Q wJ KURTH SURVEY IRO Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110-5126 651.481.9120 Fax: 651.481,9201 www.larsonengr.com 5 Larson Fi i- L.- hia, Z-E I n.J I L$Tr-.) SUBJECT G� SHEET NO. OF PROJECT NC. BY DATE blr.7/ I ir � # u rZs`. 4-0" + ,G CS) 4*-s )4 121' 7 ' d("Lip i iKLA 1 c).-' 62) #- j ()-'r (o'-ri rr LJr )Pp.-11 or`! P1_Fs t.1 Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110.5126 651.481.9120 Fax:651.481.9201 www.larsonengr.com 5 Larson it9d NeoLS uof lea c. SUBJECT C- t12-b — SHEET NO. OF PROJECT NO. ` Po,t.1pvt SM r+41wrx. IC)d !.JYa1Ls e 6ri fJ.C. - )[ye- m 12"csC. iN-FrFLT) (TrPpcaL� BY DATE 6j/, J I`7 2xi. s-v j v JAL.t_ // r(v" a c 11 }t= f Co" q" apEft•-.31w l2:) 1.-Y,1v e„, if N Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110-5126 651.481.9120 Fax: 651.481.9201 www.larsonengr.com 5 Larson SUBJECT t � � Sdt� SHEET NO. OF PROJECT NO. BY DATE ‘, Cry I l Q Larson Engineering, Inc. 3524 Lahore Road White Bear Lake, MN 55110-5126 651.481.9120 Fax: 651.481.9201 www.larsonengr.com 5 Larson t 15°— C- S5d ` tv5 E to ZLF‘...iorm o rJ SUBJECT C—4.ct-o1.— +%--i SHEET NO. OF PROJECT NO. 8Y DATE %V/9//.e., O" Se-M� Ci .cL _ Awe v.r 11,10 £_AT Srfl4P.if7-0 fr ck-r-r_ 15.ri 1 ns tx b. L)ri OP 0 1—.Cdar StU1S:i THE BIRTHPLACE OF MINNESOTA PLANNING COMMISSION MEETING DATE: July 7, 2014 CASE NO.: 2014-24 APPLICANT: Bob Eiselt, Parish Administrator, Trinity Lutheran Church REQUEST: Request for rezoning of property from PA (Public Administration) to CBD (Central Business District) for the parcel located at 216 Myrtle Street West ZONING: PA -Public Administration COMP PLAN DISTRICT: Institutional PREPARED BY: Abbi Jo Wittman, City Planner REQUEST Trinity Lutheran Church is requesting rezoning from Public Administration (PA) to Central Business District (CBD) of the property located at 216 Myrtle Street West. Part of this building is leased to the United States Postal Service. But finding office and institutional tenants to fill the remainder of the space has been fruitless. Therefore, the landowner is requesting that the property be rezoned. ZAM/2014-24 - 216 Myrtle Street CPC July 9, 2014 Page 1 of 3 APPLICABLE REGULATIONS AND GUIDELINES Prior to making a recommendation for approval for a rezoning to the City council, the Commission must first find that the public necessity, and the general community welfare are furthered; and that the proposed amendment is in general conformance with the principles, policies and land use 233 415 212 designations set forth in the comprehensive plan. DISCUSSION illwater Zoning District AP - Agricultural Preservation RA- One Family Residential RB - Two Family Residential TR - Traditional Residential L,R - Lakeshore Residential 4-' CR - Cottage Residential d CCR - Cove Cottage Residential 4 CTR - Cove Traditional Residential CTHR - Cove Townhouse Residential 4 TH - Townhouse 4 RCM - Medium Density Residential 4 RCH - High Density Residential # CBD -Central Business District +r CA- General Commercial ! VC - Village Commercial 4.13PC - Business Park: Commercial SPO - Business Park: Office 4 BPI - Business Park: Industrial CRD - Campus Research Development 4 PA - Public Administration PWF - Public Works Facility sr PROS - Parks. Recreation or Open Space +� n. The 2030 plan indicates that institutional uses have generally been given the future land use classification of their neighboring parcels. The rationale for this policy is that if a school or church were to close or vacate, the future land use of the property would revert to that of the neighborhood rather than remain vacant waiting for another institutional use to occupy it.1 Trinity's request is consistent with this rationale in that the historic and current use of this site is and has been commercial for generations. ALTERNATIVES The Planning Commission has the following options: 1. Recommend to the City Council approval of the rezoning of this parcel from PA, Public Administration, to CBD, Central Business District. 2. Recommend denial the rezoning. If the Planning Commission finds that the rezoning is incompatible with surrounding uses, it could deny the request. 3. Table the request for additional information. 1 St. Michaels and Trinity are exceptions to this general policy. They are zoned institutional because they are located next to public buildings and creating a larger institutional zoning district including the churches made some sense. ZAM/2014-24 - 216 Myrtle Street CPC July 9, 2014 Page 2 of 3 RECOMMENDATION Staff recommends rezoning the property to CBD, as it is a confirmation of the ongoing use of the property. ATTACHMENTS Site Map ZAM/2014-24 - 216 Myrtle Street CPC July 9, 2014 Page 3 of 3 Pictometry Online http://pol.pictometry.com/en-us/app/print.php?title=216 Myrtle Street Site Location&date_fmt... 216 Myrtle Street Site Location Print Date: 07/02/2014 Image Date:05/03/2011 Level:Neighborhood 1 of 1 7/2/2014 5:43 PM Stillwater DATE: July 2, 2014 APPLICANT: Todd Erickson, PE LANDOWNER: John Arkell, Stillwater Select Properties REQUEST: Special Use Permit for a 100 unit senior care living facility LOCATION: 12525 - 75th Street (Co. Rd. 12) COMPREHENSIVE PLAN: LDR, Low Density Residential BASE ZONING: LR, Lakeshore Residential OVERLAY ZONING: Shoreland Management District CASE NO.: 2014-25 REVIEWERS: City Engineer; Washington County Public Works; Regional Hydrologist, Minnesota DNR; Brown's Creek Watershed District PREPARED BY: Bill Turnblad, Community Development Director BACKGROUND John Arkell of Stillwater Select Properties is planning to develop a 100 unit senior living facility on County Road 12 just east of the Rutherford Elementary School. The senior care facility will be known as Select Senior Living of Stillwater. Two types of residential care will be offered to its residents: 30 apartments for memory loss and 70 for assisted living. No independent living apartments will be offered. A number of public and private infrastructure improvements will be constructed by Mr. Arkell: 1) a public street that will align with Minar Avenue north of CSAH 12 and temporarily terminate near the southern property line; 2) extension of sanitary sewer and municipal water; 3) stormwater improvements; 4) a public trail along the new public street; and 5) a private trail connecting to the public trail system at two points to create a walking loop for Select Senior Living residents. Select Sr. Living July 2, 2014 Page 2 SPECIFIC REQUEST A Special Use Permit has been requested to build and operate a Senior Care Living Facility at 12525 — 75th Street (Co. Rd. 12). If the Planning Commission approves the Special Use Permit, a condition of approval must be that before the Special Use Permit becomes effective, the developer must enter into a Development Agreement approved by the City Council for the infrastructure improvements. EVALUATION OF REQUEST The project site is zoned LR, Lakeshore Residential and also falls within the Shoreland Management District associated with Long Lake. A "Senior Care Living Facility" is allowed by Special Use Permit in both of these districts.1 Section 31-207(d) of the City Code states that a Special Use Permit can be approved if the Planning Commission finds the proposed use to be consistent with several review standards. (A) The proposed use has to conform to the requirements and the intent of the Zoning Ordinance, the Comprehensive Plan, and any relevant area plans. Zoning Ordinance Setbacks The minimum building setbacks required in the subject LR Zoning District are compared below with the proposed setbacks for the senior living facility. Setbacks From CSAH 12 From South From West From Minar Required 100' 35' 10' 25' Proposed 100' 44.6' 192' 61.8' Miscellaneous Maximum impervious surface Maximum building height 25% allowed 35' allowed 26.79% proposed 35'proposed In summary: all dimensional standards are in compliance, with the possible exception of impervious coverage. The submitted materials state that the impervious coverage is under 20%. But, staff believes that the parking lot was not included in the figure. By scaling the transferred drawing in ArcGIS, staff thinks that there may be as much as 26.79% 1 Shoreland Management District citation: Ch 31-401, Subd 4(b)(3) Select Sr. Living July 2, 2014 Page 3 impervious cover. The developer will need to verify that the total coverage is not more than 25%, or reduce it to that amount. Parking The parking section of the Zoning Code does not have a specific standard for the proposed facility. However, there are specific requirements for "boardinghomes for the aged", "institutions for the aged", and "nursing homes". The parking ratio for each of these is one space for each five residents plus a space for each employee on the largest shift. Since there will be no independent living units in this center, the standard seems applicable. So, there would be 20 spaces required for the 100 residents (personal and professional visitors) and about 20 for the maximum personnel on site at a time. About 40 parking spaces would be required and 50 spaces are proposed. Therefore, there should be sufficient parking. Moreover, the developer owns and operates a sister property with the same room mix and types in the northern suburbs, and by experience they find that as many as 50 spaces can on occasion be needed. Comprehensive Plan The Comprehensive Plan's housing chapter encourages the provision of a range of housing opportunities for aging in the community and for the elderly. One tool identified for doing this is through the zoning ordinance, which allows higher density senior residential facilities by SUP in several of the City's single family zoning districts. This is precisely the scenario proposed. (B) Additional conditions may be necessary to provide for the public's interests Civil engineering The proposed public road will provide access for the driveways to both the senior living facility and the church immediately east of the project site. The 60 foot wide road right-of-way is proposed to be dedicated to the public by means of an easement, rather than by platting. Typically, the City prefers a project of this nature to be on platted property, but the zoning and subdivision codes do not require it, since the property exists as a single parcel now and a subdivision of the parcel is not being proposed. The City Engineer has reviewed the plans and makes the following comments. 1. The sanitary sewer is located to the southwest on Rutherford Elementary School property. The developer will be responsible for bringing the sewer to the site and for acquiring the easement from District 834 to cross their property. 2. Neighbors have voiced concern that the sewer extension could result in tree loss. It is possible to avoid this tree loss, but will take extra care. Select Sr. Living July 2, 2014 Page 4 Details for saving as many as possible will need to be submitted and incorporated into the Development Agreement. 3. The drainage ponds will need to be encumbered by drainage easements to the City. And they will need to be maintained by the property owner. 4. The trail planned along the new public road needs to be a sidewalk. 5. Since the public street is proposed to be only 28 feet wide, it will need to be signed by the developer for no parking on either side. 6. The proposed 18" corrugated metal culvert at CSAH 12 needs to be replaced with a similar sized concrete culvert. 7. The public street should be temporarily terminated just south of the driveway to the senior center. And, an escrow will need to be deposited with the City for the completion of the road to serve the properties to the south when they are ready to develop. The amount of the escrow will be determined by the City Engineer and added as a requirement to the Development Agreement. 8. The developer will be responsible for paying the Trout Stream Mitigation Fee of $20,556 per acre ($120,663.72 total for the 5.87 acre parcel); the Transportation Mitigation Fee of $17,600 per acre ($103,312 total); and sewer and water trunk fees of $13,636 per acre ($80,043.32). The total of all development fees is $304,019.04. These fees will be due prior to release of the building permit or grading permit for the project. 9. All electrical and communication utility lines are required to be buried. 10. A Brown's Creek Watershed District permit is required. Washington County Public Works Review The site abuts CSAH 12 and the new public road will intersect with the County Road. Therefore the Washington County Public Works Department has reviewed the plans. Their comments are: 1. The developer needs a right-of-way permit from the developer prior to beginning any work in the County right-of-way. The developer must also obtain an access permit for construction of the public street's intersection with CSAH 12. 2. The private driveway and culvert on west side of property must be removed. 3. The developer will be responsible for construction of a right turn lane and center left turn lane on CSAH 12. 4. A drainage report and calculations has to be submitted to the County for review of stormwater released to the CSAH 12 ditch system. Future Subdivision Future development of excess church property and the two underdeveloped residential properties south of the senior facility has been considered. The new public road, to be known as Minar Avenue, will stop short of those properties, but Select Sr. Living July 2, 2014 Page 5 an escrow will be deposited with the City so it can be built when needed. The escrow will also cover the cost of extending utilities as necessary. Tree Preservation A plan of existing trees has been submitted along with a landscaping plan. Virtually every tree on site will be saved, and in addition 74 trees will be added. These include 32 eight foot tall pine trees of various species and 42 deciduous trees of various species at a 2.5 inch diameter at chest height. This exceeds replanting requirements. Park and Trail Dedication Ordinance Standards Ordinance 963 establishes minimum public park and trail dedication requirements. In cases such as this one where the Comprehensive Plan and park planning efforts do not identify a need for on -site parkland, a park dedication fee is required in lieu of a land dedication. Park Dedication Fee Unfortunately, there is no established park dedication fee in Ordinance 963 for senior living facilities. The most similar fee may be for multiple -family projects, which requires $1,500.00 for each unit. However, the impact of a senior living project and an apartment building are not similar. Therefore, the Park Board will need to make a recommendation to the City Council on the amount of park dedication fee that should be required and included in the Development Agreement. As a place to start the discussion staff suggests reducing the fees as follows: Unit type Number of units Park usage Standard fee/unit Recommenced fee/unit Recommended Total Memory loss 30 0% $1,500 $0 $0 Assisted living I 70 I 15% $1,500 I $225 $15,750 I I RECOMMENDED TOTAL $15,750 Trail Dedication Fee In addition to the park dedication fee, Ordinance 963 also requires a trail dedication fee if a trail is not to be built and dedicated to the public. As with the park dedication fee, it is unlikely that the impact of the project's residents upon the city-wide trail system will be in the same order of magnitude as a standard apartment building. Therefore, the Park Commission will also need to make a recommendation for the trail fee. Staff recommends the following as a place to begin the discussion: Select Sr. Living July 2, 2014 Page 6 Unit type Number of units Trail usage Standard fee/unit Recommended fee/unit Recommended Total Memory loss 30 0% $500 $0 $0 Assisted living 70 I 25% $500 I $125 $8,750 RECOMMENDED TOTAL I $8,750 Lighting — A lighting plan has been submitted with the application materials. All wall mounted light packs have downcast lighting. All parking lot lights have clean cutoff fixtures that will prevent motorists or neighbors from seeing the source of the light. The illumination spillover is held at 0.0 lumens south of the trail along C.R. 12, along the elementary school property line and along most of the southern lot line. The wall mounted light at the rear entrance casts some light across the southern property line. This should be revised to be held at 0.0 lumens at that property line. The light at the centerline of the new public street is held to 0.0 lumens. (C) The use or structure cannot constitute a nuisance or be detrimental to the public welfare of the community. A final review item that is standard with large buildings is information on the HVAC system. Specifically, the potential impact of outside condensers, fans and other equipment may pose visual and sound problems. No information related to HVAC is included in the application materials, and staff was not able to verify details prior to finishing this report. Hopefully, that information will be available for the Planning Commission meeting. ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be satisfactory, it could approve the Special Use Permit with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Existing Conditions dated 6/20/14, Sheet C-1 • Layout Plan dated 6/20/14, Sheet C-2 • Grading & Erosion Control Plan dated 6/20/14, Sheet C-3 • Utility Plan dated 6/20/14, Sheet C-4 • Landscape Plan dated 6/20/14, Sheet L1 • Landscape Details dated 6/20/14, Sheet L2 • Proposed Drainage Map dated 6/20/14, Sheet D2 • Lighting Plan dated 6/20/14, Sheet El Select Sr. Living July 2, 2014 Page 7 • First Floor Plan • Second Floor Plan • Third Floor Plan • Elevations • Elevations dated 6/19/14, Sheet A2.6 dated 6/19/14, Sheet A2.10 dated 6/19/14, Sheet A2.14 dated 8/21/09, Sheet A3.1 dated 8/21/09, Sheet A3.2 2. The final civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction prior to issuance of a building permit or grading permit for the project. 3. A permanent utility easement shall be acquired by the developer for the sanitary sewer main that will run along the elementary school property. It shall be in a form and with content found satisfactory to the City Attorney and the Public Works Director. Said easement shall be fully executed and submitted to the City prior to release of a building permit or grading permit for the project. The easement shall be located in such a way as to minimize the removal of existing mature trees. 4. Prior to issuance of a building permit or grading permit for the project, a park and trail dedication fee in an amount found satisfactory to the City Council shall be submitted to the City. 5. The stormwater ponds need to be encumbered by a drainage easement in favor of the city. But, the ponds must be maintained by the property owner. 6. The trail shown along the west side of the new public road must be changed to a sidewalk. This is to be shown in final plans prior to issuance of a building permit or grading permit for the project. 7. Both sides of the new public road must be signed by the developer for no parking. 8. A permit for work within the County right-of-way a well as an access permit must be obtained from Washington County by the developer prior to beginning any work within the County right-of-way. 9. All electrical and communications utility lines shall be buried. 10. Trout Stream Mitigation fees, Transportation Mitigation fees, and sewer and water trunk fees will be due and payable to the City prior to release of a building permit or grading permit for the project. 11. Prior to issuance of a building permit or grading permit for the project, an escrow in an amount found sufficient by City Engineer shall be deposited with the City for the purpose of extending the road and utilities to the southern property line of the project when development to the south requires them to be extended. 12. Prior to issuance of a building permit or grading permit for the project, the developer shall deposit a County Road 12 lane improvement escrow with the City in an amount found satisfactory to the Public Works Director. The escrow shall be sufficient to cover the senior care living facility's fair share of the cost of constructing a future bypass or turn lane for the Minar Avenue intersection with County Road 12. The remainder of the County Road 12 improvements will be credited to the Transportation Impact Fee that is due for this project. 13. A development agreement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for approval by the City Council. Said development agreement must be found satisfactory to and approved by the City Council prior to issuance of a building permit or grading permit for the Select Sr. Living July 2, 2014 Page 8 property. In addition, the Special Use Permit for the project will not become effective until the approved development agreement is fully executed. 14. No independent living apartments may be offered to residents of this project. 15. The wall mounted light at the rear entrance casts some light across the southern property line. This should be revised in the lighting plan to be held at 0.0 lumens at that property line. The revised plan must be submitted to the City prior to issuance of a building permit or grading permit for the project. 16. The developer must verify that the total amount of impervious coverage on the site does not exceed 25%, or reduce it to that amount. 17. If any HVAC equipment is to be located outside, a screening plan must be approved by the Community Development Director prior to issuance of a building permit. In addition, sound generation must be verified to meet the City's noise standards prior to issuance of a building permit and it must be tested after installation to demonstrate that it continues to meet the noise standards. C. Table If the Planning Commission finds that the application is not complete enough to make a decision, it could continue the review for additional information. D. Denial If the Planning Commission finds the proposal to be unsatisfactory, it could deny the Special Use Permit. With a denial, the basis of the action should be given. RECOMMENDATION Staff finds the proposal to be consistent with the comprehensive plan, compatible with the neighborhood and in keeping with City Code standards. We therefore recommend approval with the conditions found in Alternative A above. [Note: Since the original application did not include a request for an impervious surface variance, and the public hearing notice did not include mention of it, the developer will need to revise his request and the Planning Commission will need to hold a public hearing specifically for the impervious coverage variance if needed.] cc John Arkell Todd Erickson Molly Shodeen, DNR Area Hydrologist Attachments: Zoning and Location Map Neighborhood Map Existing Conditions Grading Plan Layout Plan Utility Plan Landscape Plan Lighting Plan Building Elevations Floor Plans Project site 12E50 12590 Zoning & Location Select Sr. Living /Road centerlines Ion in g Districts A-P, Agricultural Preservation RA - Single Family Residential REP, -Two Family TR, Traditional Residential LR, Lakeshore Residential CR, Cottage Residential CTR. Cove Traditional Residential CCR, Cove Cottage Residential CTHR, Cove Townhouse Residential T H , T own h ou se RCM -Medium Density Residential RCH - H igh D ensi_, Residential VC, Village Commercial CA - General Commercial CBD - Central Business District BP-C, Business Park -Commercial BP-0, Business Park - Office BP -I, Business Paris -Industrial fB -Heavy Industrial CRD - Campus Research Development PA - Public Administration PROS - Park Recreation or Open Space Public Works Facility ROAD Railroad WATER Property outside of City St. Croix R iv+ar THE BIRTHPLACE OF MINNESOTA 75th AVENUE (C.S A.rt. 12) ERICIiSON CIVIL Volw TERM AIN--- R 'ORCEM AIN �.---WEST LINE OF fir' THE NE 1 /4 NW CORNER OF THE N1/2 OF THE SE 1/4 & SW CORNER OF THE NE 1/4 (CENTER OF SEC. (-30, T. 30N, R. 20W) 914 / / _ GAS / P.O.B. PARCEL 2 - ', / - T. Erickson, LLC - EricksonCivil - Erickson Site - All Rights Reserved 60 1 50 GA5 9 N • z w 0 w z 0 N) 6 w In 3 7, 1119.•1114;101,0tVilraitilk. 03 \ CENTERLINE OF C.S.A.H. NO. 12 WTI! WT j-1 w„_ �wTR r IS 2'r3.86 -__-_ 7 999 g14 j) Cb 10 0 0 ACCESS 971 roar ' cs • 75 T TH STREET NORTH RTH GAS GASTR — �GAS 9 91 2 wTR _ wTR WTR 912� Whi-a9 °27 ' >4 "Ar 977 _---- NO ACCESS 328.26 R — 6 995 GAS= —20R WTR — 978 996 9 < L (N81 °50'36"E' DESC) N813905.69 --111111111111.1111111111111111111.11.— GASH GAS— GAS— — — SOUTH LINE OF 0 -----THE NE_1/4— — WTR WTR NO ACCESS --- -14ZR. 980 981 983 985 984 10 / I\' NORTH LINE OF THE N1/2 OF SE1 /4 OF SEC. 30, c)(H. pA R a 2 LLJ ?� W ---------------------------------- r r-, 1039 0 1038 1040 25 r• 7 92p og .► c9 \ 8 4 8 3 92 926 916 7 ' • /NA •17 oPO�' 12 my Lc) 907 0 ---- SOUTH LINE OF NORTH 326.58 FEET OF THE N1/2 ;/ OF SE1 /4 OF SEC. 30, Aft 9 r 60 / / 120 / / 940 933 932 180 GRAPHIC SCALE 508 509 519 520 1 a 1 1 / / / / 521 774.15"I 682°L6' 5 5 52 5 Legend o -EXt TTING PARCEL \„/ LINE FORCEMAIN_ ___--- IPW MAIN WTR 5%� lTo 1'71Ti � 7 �2 94 946 —9186 Abb / 1178.53 '`�oV ���tit S89°27'14"E 45C5 EXISTING PROPERTY BOUNDARY EXISTING 1-FT CONTOUR BIT. DEMO AREA EXISTING TREE AND TAG NO. INV=909.0-v ate_ Existing 42" RCP FES NO 398.88 Inv. 908.49 ;'`INV=g08.8 Existing 10"DIP WM WTR ACCESS mar ' 011111114 ,-PROPOSED PARCEL LINE - - P.O.B. PARCEL 1 922/ Key Notes INV= 912.3 WTR / / CENTERLINE OF C.S.A.H. NO. 12 12 c — — — G - 1- / �— __ — — —r—I L=2�. 9 --_ _- — -J — — — / 11 \\\j� -'\\\ \; / / / / / / / WTR / 4---(" / \ I / / / / / INV= 914.E / \ . ; r I / / / / / / / TTS WTR WTR I / / / WTR w�N,�R ACC�wTR407.09 / /o , /LJ \/ 1` W 1 SOUTH/LIN`E OF TH1 / / / ' .0 W/12 SE 1 /s/ (�F--- / 0) / ���0\�''I'I N. O 4 / THE NE 1/4 / �// /// } /w �_ 1 1 // /// / \ / / cwn w I ,— �25.00 FEET To 1f H� - �(- /-� 1 / / �- i/i 1+ N Z ^ O i CORNER OF THEE/ W/1 / X/ 1 ; - " ` / w T 1 c .,� SE /1 /4 0F/ THE VE/ /4 // / / i 1 • / y �_ l 1 s / — J iiiii://11,;:noopLooLoL.,/.: i 979.50 "E -r�- / / // //j / ' / / ; / 17 4P174 i /E /:* 4 / /� / / / // /T //1//41 / / ) i o`' ///I /// I // / / /% // /, //// /BITUMINOUS PARKING zz I 1 I // / / / /// / //1 I w� ',III I // ////// t///^�1/I I m 1 1 / / / / / / / /0 // // �! ///////// /// / / / - 1/..-;;L-_-_,4,,,,,o,(,.5, /// �////////iI jryy ///////ii *////////\/ /////// // / / ///II cainir v///,� /cail/ // / I /l /// N. 1 1 / / /� / /// // / / / /ll — / / /4// ///// 11111 111 / / / // / / / / / / �c�,� / /// // / /////// / l / 111 �I / /// ///// '�� /. / /1111 2°40'01"E WTR 14 Tr 16- - L-1279.97 R=5729.58 A-12 °4 0 / / /l' eg`1- / / I / / —9''° 404.38 / 87 I N / / // 1)t� / / /// / / / / / / / _ ,�55 / ��' /// / / / // / / / / / �- - / / / / / / / / / / / / // / / 1 / �w',, I I, ,uNE„/ ///// /// // / �I / - . / / / / / i / c0 N 0) i EXISTING HOME SITE, BUILDING REMOVED, WELL AND SEPTIC ABANDONED. SAW CUT EXISTING BIT. FOR CONNECTION TO COUNTY ROAD REMOVE TRAIL AS REQUIRED TO PROVIDE TRANSISTION TO NEW STREET REMOVE EXISTING DRIVE TO CHURCH AS REQUIRED TO MAKE NEW TRANSISTION TO PROPOSED STREET. MAINTAIN ACCESS TO CHURCH, NOTIFY OF TEMPORARY CLOSURE AS REQUIRED. / Site Location Map E 1/4 CORNER OF SEC. 30, T. 30N, R. 20W E-W1 Z4 LINE-N / NO SCALE SEC. 30, TWP. 30, RNG. 20, WASHINGTON COUNTY, MN 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW f% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEE R THE LAWS OF THE TE OF MIN T DD A. ERICKSON, PE 40418 LICENSE NO. 06/20/2014 DATE: OWNER/DEVELOPER SELECT SENIOR LIVING 12415 55TH STREET NORTH LAKE ELMO, MINNESOTA 55042 PROJECT TITLE U < ry O O w 2 Cz 06 0 11- z H >Q J Q J LLJ 0) 0) DATE REVISION DESCRIPTION 0 z JOB NO. 14-112 DRAWN BY: JSR CHECKED BY: TAE SHEET TITLE EXISTING CONDITIONS & DEMO PLAN SHEET NO. C 1 SHEET 1 OF 6 / vil - Erickson Site - All Rights Reserved © 2014 - T. Erickson, LLC - Ericks fl 91562 n1,a2 4 g1466 - g1 WTR • 1 INS= . 912 68 0.9-110 SAS B. PARCEL 2 ----'/ • 915.30 . 91566 • 915.99 • 916.2° 40 0 915." 40 53 • 156` 4r915?5 WTR wT q 11.4 wTR • S.0 9 •91565 • 916.69 WTR .99 NO ACCESS •9155 Legend 98.00G 918.000K a 916 4 4.2' 75TH • 91219 f g16 39 F64 GAS WTR '9 � W-Ar-7�8- WTRR o 7 9 Vr Tqj W R - _------ NO ACCESS 328.26 GA 911'446-• 918.00Q 04. N1 OG NOG °' 917.60c 917.60c • 18.000 �8OG 0�2 0 918.00G 918.000 . 91' EXISTING PROPERTY BOUNDARY EXISTING 1-FT CONTOUR PROPOSED 1-FT CONTOUR PROPOSED SPOT ELEVATION G = PROPOSED GROUND SURFACE gl = GUTTER LINE c = CONCRETE SURFACE b = BITUMINOUS SURFACE TYPE 2S COCONUT EROSION CONTROL BLANKET EROSION CONTROL BIO LOG 120 GRAPHIC SCALE -925 925 /////j// //..,//////. WTR GAS /- 915.90 GAS WTR 419 • 913 9 14 _912 WTR INFILTRATION SWALE x 911.OG 916 917.15g II 916.00g1 916.00gl 917.15g1 91 .0001 17.60c 918.00G cXdcct 3cnir /vz17 Three Story - 32,870 s.f. Footprint Slab on Grade FFE 918.50 918.00G TW 918.40 BW 916.00 918.000 916.00G 7 9h1 ..1• t r r a "17 g1 6 Site Notes 918.00G 918.00G • • 16 GAS GAS • 911.31 • 91164 91242 Wi- 5 ' \D}TR - WTR \WTR NO ACCESS --- 15.:Ogl 917.15g1 917.15g1 17. I0g1 TW 926.0 BW 918.0 917.00g D17.60c 1 ` 918.00 6 918.000 x 917.50G 91830b 916.65g1 917.15g1 917 50 9 1178.53 (9 389°27' 14"E INSTALL 9" BIO LOG, MNDOT SPEC. MATCH EXISTING BITUMINOUS PAVEMENT ELEVATIONS. CONSTRUCT ROCK ENTRANCE. 6" MINIMUM DEPTH OF 2" ROCK OVER MNDOT TYPE IV FABRIC (SEE DETAIL 5/C6). 948.10. 917 56 x 918.00G PROPOSED CONCRETE WASH OUT AREA. PROVIDE PLASTIC LINER BASIN OR AS REQUIRED BY CITY OF STILLWATER TO CONTAIN CONCRETE. INSTALL 4 CU. YDS. RIP RAP OVER, 6" OF 1-1/2" AGGREGATE, PLACED OVER GEOTEXTILE FABRIC CAT. 5. LIMIT ACTIVITY IN AREAS OF INFILTRATION SWALES AND POND AREAS. CONTRACTOR SHALL LEAVE PONDS UNEXCAVATED UNTIL THE REMAINDER OF THE SITE IS STABILIZED. CONTROL WATER WITH SWALES AS NEEDED FOR INTERIM DRAINAGE. LINE POND WITH 2-FT MINIMUM HEAVY TOPSOIL OR CLAY AS FOUND ON SITE AND COMPACT TO 98% STANDARD PROCTOR. Notes .9 91r 631 GAS • 910 91 • 911.68 WTR 1 916.000 WTR „ I P W ATER 12= WTR 91 s.00g 9 6.50 11 1 V. S./ „... 1 INV=909.0 / FORCEM At" NT AWN wTR 676 \\j16 908.8I . 910?1 • 91°37 .9118 S �▪ rl, , g1237 WTR WT 1'T = 5+14.89 o wTRg14 • 9.9 49 a 91918 --- P.O.B. PARCEL 1 WTR 17 66 9151 • 918 91 . 91911 0,43 • 917/ / / / ° !§W° g16.6° 606 914.1 C = 0+86. (0 20 WTR_ 9" 00 . g17 07 610 917g6 co • 917 65/ . g19 53 I I 9,9 46 a /19 66 / 404.38 . 92069 • 9176° / a 91766 a 91665 16.17 1 67 917.36 a 911 ) N82°40 0199 E l./ 7_ WTR WTR . 920?1 / • . 918.88 . 919 36 9215/ WTR 1 I / I / V V -9 NvuR , 95 . g189a / 9 20,46 .'<9 9 5? 91964 • 92188 I a 92064 . 92144 6E .920 92030 37 • 9�17 / / . 924?0 .116 / • 92019 9226' • 9: • 9a1\49 ac .92192 / .9264 / 1) ALL CONSTRUCTION AS CALLED FOR ON THESE CONTRACT DOCUMENTS SHALL BE PERFORMED IN ACCORDANCE WITH ALL OSHA REQUIREMENTS. 2) THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THAT CERTIFICATION OF ALL CONTROLLED FILLS WILL BE FURNISHED TO THE OWNER DURING AND UPON COMPLETION OF THE PROJECT. 3) SPOT ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS. 4) PRIOR TO ON SITE EXCAVATION OR DEMOLITION WORK, INSTALL EROSION CONTROL MEASURES IN LOCATIONS SHOWN OR AS DIRECTED BY THE ENGINEER OR CITY STAFF. 5) EROSION CONTROL MEASURES SHOWN ON THE EROSION CONTROL PLAN ARE THE ABSOLUTE MINIMUM. THE CONTRACTOR SHALL INSTALL TEMPORARY EARTH DIKES, SEDIMENT TRAPS OR BASINS AND ADDITIONAL BIO LOG AS DEEMED NECESSARY TO CONTROL EROSION. 6) GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THE POTENTIAL FOR SITE EROSION. SEDIMENT CONTROL PRACTICES MUST BE ESTABLISHED PRIOR TO THE START OF ANY UP GRADIENT LAND DISTURBING ACTIVITIES 7) PROVIDE 4" OF NATIVE TOPSOIL IN GREEN AREAS. 8) ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL EROSION BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLY CEASED. 9) IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF -SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF -SITE IMPACTS. 10) TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS, AND CANNOT BE PLACED IN SURFACE WATERS, INCLUDING STORMWATER CONVEYANCES SUCH AS SWALES AND DITCHES UNLESS THERE IS A BYPASS IN PLACE FOR THE STORMWATER. / 11) SLOPES 3:1 AND GREATER SHALL BE STABILIZED WITH EROSION CONTROL BLANKET. 12) SWALE RESTORATION SHALL INCLUDE STRAW MULCH EROSION CONTROL BLANKET WITH ADDITIONAL RYE GRASS AT 25 LBS PER ACRE FOR EARLY GROWTH AND STABILIZATION. 13) MAINTAIN AND REPAIR EROSION CONTROL MEASURES (INCLUDING REMOVAL OF ACCUMULATED SILT) UNTIL VEGETATION IS ESTABLISHED. CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONTROL DAILY AND AFTER ANY RAIN EVENT. ALL SEDIMENT CONTROL FEATURES MUST BE REPAIRED WHEN THE SEDIMENT REACHES 1/3 THE HEIGHT OF THE STRUCTURE, OR REPLACED WITHIN 24 HOURS OF DISCOVERY. EROSION CONTROL STRUCTURES FOUND DAMAGED MUST BE REPAIRED OR REPLACED W/IN 24 HOURS UPON DISCOVERY. REMOVAL OF EROSION CONTROL STRUCTURES REQUIRED AFTER SITE IS STABILIZED (AT DIRECTION OF ENGINEER). 14) ALL EXISTING CITY STREETS SHALL BE SWEPT AS NEEDED AND AS REQUESTED BY ENGINEER OR CITY STAFF. 15) REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL REQUIREMENTS. 16) AFTER GRADING OPERATIONS ARE COMPLETED, LANDSCAPE CONTRACTOR SHALL UNCOMPACT ALL GREEN AREAS PRIOR TO SODDING AND LANDSCAPING. 17) PERMANENT RESTORATION IN LAWN AREAS SHALL CONSIST OF PLACING SOD PER MNDOT 3878.2.A SPECIFICATIONS. SOD STRIPS SHALL NOT HAVE DEAD OR DRY EDGES AND SHALL NOT BE CUT MORE THAN 24 HOURS IN ADVANCE OF DELIVERY. 18) TEMPORARY STABILIZATION OF SLOPES AND GRADING AREAS DURING CONSTRUCTION SHALL BE A MN/DOT 150 MIXTURE. TEMPORARY SEED MIXTURE SHALL BE PLACED WITH A DRILL AT A RATE OF 50 LBS/ACRE. 19) SOD AND INSTALLATION OF EROSION CONTROL BLANKET SHALL BE COMPLETED WITHIN 48 HOURS OF FINAL GRADING. 20) POSITIVE DRAINAGE OF MINIMUM 2% SLOPE SHALL BE ACHIEVED AWAY FROM PROPOSED BUILDING. ERICKSON II IVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW I% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEE FR THE LAWS OF THE TE OF MIN JJ T - DD A. ERICKSON, PE 40418 LICENSE NO. 06/20/2014 DATE: OWNER/DEVELOPER SELECT SENIOR LIVING 12415 55TH STREET NORTH LAKE ELMO, MINNESOTA 55042 PROJECT TITLE ASSISTED LIVING & MEMORY CARE STILLWATER, MINNESOTA DATE z 0 o Lz z o LJ JOB NO. 14-112 DRAWN BY JS R CHECKED BY: TAE SHEET TITLE GRADING & EROSION CONTROL PLAN SHEET NO. C3 SHEET 3 OF 6 © 2014 - T. Erickson, LLC - EricksonCivil - Erickson Site - All Rights Reserved ,// P.O.B. PARCEL 2 ----' 40 0 (rC 40 80 120 GRAPHIC SCALE 7 TH ___------- N0 ACCESS ti 42.7'R N89°27' 14" W 328.26 NO ACCESS Parcel 2 Lot Area = 5.87 Acres 0c/cct 03m/or ir»g Three Story - 32,870 s.f. Footprint Slab on Grade 774.15 S( f Legend PROPOSED PROPERTY BOUNDARY PROPOSED CONCRETE SIDEWALK (SEE DETAIL3/C2) PROPOSED BITUMINOUS PAVEMENT (SEE DETAIL 1/C2) PARKING STALL COUNT (TOTAL PROPOSED = 50) PROPOSED DECIDUOUS TREE PROPOSED CONIFERIOUS TREE PROPOSED ORNAMENTAL TREE EXISTING TREE TO REMAIN B612 24.0' F-F B612 —8—FT—WOE-MT. TRAIL 1178.53 S89°27'14"E Site Notes INSTALL B612 CONCRETE CURB. REFER TO DETAIL 1/C5. INSTALL ADA ACCESSIBLE RAMP. REFER TO DETAIL 2/C5. INSTALL BITUMINOUS PAVEMENT. REFER TO DETAIL 1/C6. INSTALL CONCRETE SECTION FOR SERVICE VEHICLE ACCESS. SEE DETAIL 2/C6 INSTALL ADA PARKING SIGN. REFER TO DETAIL 3/C5. INSTALL 4" CONCRETE SIDEWALK. REFER TO DETAIL 3/C6. INSTALL 6" REINFORCED CONCRETE STOOP OVER 6" AGGREGATE BASE, CL.5, COMPACTED TO 100% STANDARD PROCTOR. PLACE EXPANSION MATERIAL AND SEALER BETWEEN BUILDING AND STOOP. SEE STRUCTURAL PLANS FOR REINFORCEMENT DETAILS. STOOP SHALL BE INSTALLED WITH FOOTING. INSTALL CITY STREET SECTION PER CITY STANDARD FOR LOCAL ROADWAY. INSTALL B618 CONCRETE CURB AND GUTTER. PROVIDE CURB CUT FOR CHURCH ACCESS. INSTALL 8-FT WIDE BIT. PATH. 3" BIT. SECTION WITH 6" AGGREGATE BASE CLASS 5. RIBBON CURB, FOR SNOW REMOVAL AND SHEET DRAINAGE FROM PARKING LOT PC 0+86.77 N8 2° 4 0'01"E 805.97 NO ACCESS 8 'PT = 5+14.89 • oo 0 404.38 (5) --- P.O.B. PARCEL 1 Layout Notes 1) ALL RADII TO BACK OF CURB 2) ALL DIMENSIONS TO THE FACE OF CURB UNLESS NOTED OTHERWISE. 3) PAVEMENT STRIPING TO BE 4" WIDE WHITE PAINTED STRIPE. ACCESSIBLE ACCESS AISLE STRIPING SHALL BE 4" WIDE WHITE PAINTED STRIPE 18" ON CENTER AND AT 45 DEGREE ANGLES TO STALL. Lot Coverage Data BUILDING, SIDEWALKS & TRAIL: 44,130 SQ. FT. = 17.3% OPEN SPACE: 211,665 SQ. FT. = 82.7% Parking Data TOTAL PROPOSED PARKING STALLS: 50 (INCLUDES TWO H.C. ACCESSIBLE STALLS) A ERICIiSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW .f AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEE R THE LAWS OF THE TE OF MIN T DD A. ERICKSON, PE 40418 LICENSE NO. 06/20/2014 DATE: OWNER/DEVELOPER SELECT SENIOR LIVING 12415 55TH STREET NORTH LAKE ELMO, MINNESOTA 55042 PROJECT TITLE w U < ry O O w � Z 2oes z w > ~ J o LLJ I— 0) DATE z 0 7 EL 0 0 0 0 0 z 0 0 0 0 0 z JOB NO. 14-112 DRAWN BY: JSR CHECKED BY: TAE SHEET TITLE LAYOUT PLAN SHEET NO. C2 SHEET 2 OF 6 91562 WTR AIN WTR © 2014 - T. Erickson, LLC - EricksonCivil - Erickson Site - All Rights Reserved GAS • GAS- 10 IE 913.00\ M/IH 1 RIM 916.5 IN 901.15 WTR WTR IE 912.20 IE 913.00 423 L.F. - 8" PVC SDR 35 0% �i 8"S WTR IE 913.20 75TH - WTR - GAS GASH WTR WTR WTR GAS WTR WTR GAS WTR WTR GAS GAS WTR 8"WM FIRE/DOMESTIC SVC. 0cloct 3'crnor C��11�I17 Three Story - 32,870 s.f. Footprint Slab on Grade FFE 918.50 1 45-FT PROPOSED UTTILITY EASEMENT 40 0 MH 2 917.20 V •i •4 40 80 GAS WTR - WTR WTR 6" SANITARY STUB INV. 913.70 8"S 45-FT JJ`f 120 GRAPHIC SCALE WTR HYDRANT L. F. - U" F V C v M ID LJ ..r @ 0.40% MH 3 RIM 919.9 INV. 904.38 Legend FORCAIN wTR- WTR „ WAEMTERMAIN 12=PWTR CBMH 2 RIM 918.20 INV. 914.50 IE 915.00 PROPERTY BOUNDARY EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATER PROPOSED WATER SERVICE WITH GATE VALVE PROPOSED SANITARY SEWER SERVICE PROPOSED STORM SEWER WITH CATCH BASIN & FLARED END SECTION W/TRASH GUARD 8"S->O 24"D r, 12"W 1 6"W 9 6"S ► 18"D -110-110- + 0 0 I E 911.50 I0,908.8 V 912.3 Existing 10"DIP WM IE 911.00 IE 912.00 CBMH 3 RIM 916.25 INV. 912.20 IE 912.00 OQ C: H1 PT = 5+14.89 WTR WTR CBMH 4 RIM 916.25 INV. 912.50 CB 5 RIM 916.30 INV. 912.80 8" SAN. STUB IE 904.50 8" SAN. STUB IE 904.50 8" WM STUB Site Notes 914.6 PC = 0+86.77 WTR WTR WTR INSTALL 8" PVC SDR 35 PER CITY OF STILLWATER DETAILS FOR INSTALLATION AND FOR MANHOLE CONSTRUCTION. INSTALL DIP CLASS 52 WATER LINE. PLUMBER TO CONNECT 5' FROM BUILDING. WETTAP 6"X8" TEE INTO EXISTING WATERMAIN (SEE DETAIL 7/C5). WATER SERVICE TO BE SPLIT INTERIOR FOR DOMESTIC AND FIRE. EXTERNAL CONNECTION AS REQUIRED BY THE CITY OF STILLWATER. INSTALL 6" HYDRANT AND GATE VALVE ASSEMBLY PER CITY OF STILLWATER REQUIREMENTS. SEWER TO EXTEND THROUGH SCHOOL DISTRICT PROPERTY TO SOUTH TO CONNECT TO EXISTING SANITARY SEWER MAHHOLE AT SOUTHEAST CORNER OF SCHOOL PROPERTY. WETTAP 10"X8" TEE INTO EXISTING WATERMAIN. REMOVE AND EXTEND EXISTING 18" CMP CULVERT. INSTALL NEW CMP APRONS. A V V WTR 0 WT ERICIiSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW I% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEE R THE LAWS OF THE TE OF MIN T DD A. ERICKSON, PE 40418 LICENSE NO. 06/20/2014 DATE: OWNER/DEVELOPER SELECT SENIOR LIVING 12415 55TH STREET NORTH LAKE ELMO, MINNESOTA 55042 PROJECT TITLE DATE z 0 1- EL 0 0 0 0 0 z 0 u0 0 0 0 z JOB No. 14-112 DRAWN BY: JSR CHECKED BY: TAE SHEET TITLE UTILITY PLAN SHEET NO. C4 SHEET 4 OF 6 vil - Erickson Site - All Rights Reserved © 2014 - T. Erickson, LLC - Ericks 3N 5P 5P 3N 03C cct 0301116 /P117 Three Story - 32,870 s.f. Footprint Slab on Grade Malus 'Prairiefire' Plant Name Latin Name Quantity Size Type A Red Maple Acer Rubrum 10 2-1/2" DIA. B+B B Northern Pin Oak Quercus ellipsoidalis 8 5-FOOT B+B G Red Pine Pinus resinosa 10 8-FOOT B+B D Black I -tills White Spruce Picea glauca G 8-FOOT B+B E Redmond Linden Tilia americana 'Redmond' 5 2-1/2" DIA. B+B F Imperial I-toneylocust Gleditsia triacanthos 'Impcole' G 2-1/2" DIA. B+B G Columnar Norway Maple Acer platanoides 'Columnare' 5 2-1/2" DIA. B+B 11 Golden Weeping Willow Salix alba 'Tristis' 1 2-1/2" DIA. B+B J Fteritage River Birch Betula nigra 'Fteritage' G 2-1/2" DIA. 5+B K Austrian Pine Pinus nigra 5 5-FOOT B+B L Prairie Fire Flowering Grab Malus 'Prairiefire' G 2-1/2" DIA. B+B M Ivory Silk Japenese Tree Lilac Syringe reticulate 'Ivory Silk' 4 2-1/2" DIA. B+B N Diablo Nine Bark Physocarpus opulifolius 'Monlo.' "Diablo" '9 #5 Container P Blue Chip Juniper Juniperus horizontalis "Blue Chip" 15 #5 Container Q Spirea Tor Birchleaf Spiraea betulifolia 'Tor' 27 #5 Container R Strawberry Gandy Daylily I-temerocallis 'Strawberry Gandy' 34 #1 Container Legend EXTERIOR PROPERTY BOUNDARY DENOTES PROPOSED DECIDUOUS TREE DENOTES PROPOSED CONIFEROUS TREE DENOTES PROPOSED #5 SHRUB (5 TO 6-FT MATURITY SIZE) DENOTES PROPOSED #3 CONIFEROUS SHRUB (2 TO 3-FT MATURITY SIZE) DENOTES 1 GALLON PERENNIAL DENOTES EXISTING TREE Notes 1) ALL PLANTING BEDS SHALL RECIEVE MIN. 6" TOPSOIL, HEAVY LANDSCAPE FABRIC AND BROWN METAL EDGING WHERE MULCH MEETS LAWN. 2) ALL LAWN AREAS SHALL RECEIVE A MINIMUM OF 4" OF TOPSOIL AND HIGHLAND SOD. 3) ENTIRE SITE SHALL BE IRRIGATED. DESIGN/BUILD BY CONTRACTOR. 4) ALL TREES SHALL RECIEVE 1/3 CU. YD. OF MULCH, MOUNDED UP AROUND TREE. 5) BUILDING CONTRACTOR SHALL INCLUDE COST OF ELECTRICAL AND PLUMBING FOR INSTALLATION OF IRRIGATION SYSTEM. IRRIGATION CONTROL BOX SHALL BE BY LANDSCAPE CONTRACTOR. 6) ALL DISTURBED AREAS SHALL BE SEEDED AS DICTATED BY THE EROSION CONTROL PLAN. Site Notes ANNUAL PLANTING BED 2-FOOT ROCK MAINTENANCE STRIP OVER BLACK 6 MIL POLY WITH BROWN METAL EDGING. ROCK 3-4" LIMESTONE. DARK COARSE SHREDDED HARDWOOD MULCH 6" MIN. DEPTH. NO FABRIC. 40 0 40 80 120 GRAPHIC SCALE ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW If AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEE FR THE LAWS OF THE TE OF MIN -47 T . DD A. ERICKSON, PE 40418 LICENSE NO. 06/20/2014 DATE: OWNER/DEVELOPER SELECT SENIOR LIVING 12415 55TH STREET NORTH LAKE ELMO, MINNESOTA 55042 PROJECT TITLE ASSISTED LIVING & MEMORY CARE STILLWATER, MINNESOTA z I- Q 0 z 0 I 0_ 0 0 0 0 0 z 0 (JD > 0 0 0 z JOB Na 14-112 DRAWN BY: JSR CHECKED BY: TAE SHEET TITLE LANDSCAPE PLAN SHEET NO. Ll SHEET 1 OF 2 © 2014 - T. Erickson, LLC - EricksonCivil - Erickson Site - All Rights Reserved IXolcct 3onier /v/»g Three Story - 32,870 s.f. Footprint Slab on Grade PARKING LOT LIGHTING Specifications EPA: Longth: Width: Height: Weight (mai): 23-1/2" 469 18-1! ' 144 a ., 5-71E" 37 ,N, CSXI LED LED Area Luminaire . �lsics�lsirs 4II11 I QTaY jr/ L Ordering Information Introduction The Contour'' Series luminaires offer traditional square dayforms with softened edges for a versatile looktbat complements many applications. The CSXI combines the latest in LED technology with the familiar aesthetic oof the Contour" Series for stylish, high-performance illumination that lasts. It is ideal for replacing traditional metal halide in area lighting applications with typical energy savings of 65% and expected service life of over 100,000 hours. EXAMPLE: CSX1 LED 1 308700/4OKSR3 MVOLTSPADDBXD C511 LID Serifs CSt1 IED LF4#tt£o4Di 1 One mote {301E0sj' Z Two enotnes 001100 Ftr1onarm Foil Nago- 530 mA options:. 30AS3013QK 30051S o0B53074OR 4004, 30B53tJi51K S10001 700 mA options, 30MOO K Y13311, 30B/00+40A :ODOR 308700150N 51}001I Accessories Oruro, Paw' sAlr4 1r epa/0 7. MS170 13103E D P1K41tll -S'-5L 5,07410411 N I26 i,iyln 115H480 F1411 PI Ravie•rmde{4BetJ" SC U Strang cap" AIM MDV Maslarmalapler/sperI0y07UlP SPA 0 Ml7ICOM41 Square vie 0Ml9*DH419AS adapter Ispetr(7 Wit) RAI 9All 2 Etli3XV0 Ell n4 pal eCAII9la0M19AS ad ep45• Itpesrly WIN (503400 KwseiMlesbEddloieperilybt enpreF 311Vr111 Vandal grand arcessoy Cii85.1 0a1-4Heu3rY ytesaaessoy For Inve coorrof pr.nars- v744/ and IVA ACIMOAral LI %N �IN'I�111M11 VMIW'{R Mnrtrrbi Si? SA3 SR4 SITS r Trhei Typell Two TyttV Far wad Drew MVOLO' 1201 240 277' 347 480 Shipped Inelnded SPA S6uarepo1e n lM I SPA Rome pale rivionlol WMA MN bridltl Drilling Shipped installed FIR DIfr DhSG HS SF MEL D1 UT 1LED IPA Iomtr-1 4 Pittl'0ltanh {notoeplsl iikmrld11ealaJtlovoleatvilR0 M•eerff4rlrr'0sle5 0-1OV [Droning I(P.lf (4e0CnOds1 as tkln e-sldeshldd' Sim a Erse 024, 2T7, 34N11 Rutile Rae {208, 240,100Y1 e boiler *wilco Mall 1MI1Kymine ldcclarylsbsltla: ew; rune IstryLEOsttOadar9:odretl'2irradte."'Iwtsely pack (-2017 min. opaa0no lendAI.-t0 DS DWIiswWutaii" Sh ipp ed separately V Vlnrlaf ward' AS I'erCdererant•atkes' [MI dolma m gre diary 'sun wall IIE AE 165" rerun'. Simi% fit R pawl Aim RF00U0 Arks. 0M19t5 Short LED 0M294S 2el'JF' 0M2145 2allllfrr' 1.1M39A5 la! 01F MARS l aI I14" 0M321,5 JalI71r" Etm apro: ak R] C 0 541 ri5 MBE Tenon Mounting Slipfitter* 1111:M ACM 2•l•L'r RLS0 max 07721.1 a3f0i30 L`7`Jd90 113,32-49) 7-1A' a03 03d 11175:10 05-0.57 15113.71 15175490 431549) 1' ef:0 S6 i303-34 L377.237 a .h3 4035.190 0375441 • fin Aug] ps nagrri+40,1400 DDEOB Deft War0e DES1in Bead 110811 114ltrral lkarlmlon DNVIIXD Wlfte DDBTXD Unti 6rk Wore D815 fl T6 toed elect DHATRIP tnerl Mari' dkin Nfli 1314114 1 'r1311a1orhle NOTES 1,-ererx FOLIO 3 i7 a 413 LW reR,nd 70Ge'.4 rf aoime0l, C�rtgured wah 1007E V4as prv.rdes the fiorte0 eed Conte Coesuh latay leo NOOK I/3043ard SOW V Sa.11.3d :1 NIVIXTdrrowopererasoaInv anevcnl+peWarn I20277V(SWIM Speo4'2ir..l08, 240 a' 277 rpooinony *ten oMenvp wlh htmrg ISF, LF G aerny 1 pe•7Re€ aR0A.MO eneoled krrmalra*4h 610Vdn•on •:gr lHty; Pt,Fr •prwn oelfered f4a t aralwlewT 347 ev OW. MO hardrsemd serval raga,red 17r 400M1pdep10ymeas.al 1.806442-6715 5 No erarielewth simple -ergo a produti II 7.103Sattf E N4T erarfablevaftt 347 pi/ 4u`OV 7 Atte makble as a seperpm amsesary; sea A,nrsmree infarrraeen et rill 8 Sings lute rwti,Pts 72q 277 a• 347 rdtagecgsrae, Laa•Gla Inn- s req.area 200, .J4O u• 490.a1lne apt at. eroofeec 581E d.mmm®nap ablkty rra rwo'ndo pendent timers. earl, operating ha/I 0-c pyn Ina .re. Ma/We 7w 1h MYGEI ead woo p,�A 1 manes only. N/A wthPER, DCA, C3M0, W'3 or:EL01D. la seer#reds err, a&irt:or.N aavtdled free, tt Germanium...a toIre reefed tad' ESA cotes rydered and groper} sea taperete bee Item One Lfllwnta Way • Conyers, Georgia 30012 • Ohorve- 803279.8411 • Foe. 7709101277 • 493712 A.rurty Brads 4d-ding, ale &Pr 'gilts r esnvett FRONT ENTRY BUILDING LIGHTING GOMM Specifications 1-1/8" Height: W1deh: Depth: Welght lmaxl: 16-3/8" 9-5/16" 30Ibs CSXW LED LED Wall Luminaire Introduction The Contour' Series luminaires offer traditional square dayforms with softened edges for a versatile look that complements many applications. The CSXW LED combines the latest in LED technology with the familiar aesthetic of the Contour' Series far stylish, high-performance illumination that lasts. It is ideal for replacing 100- 400W metal halide in wall -mounted applications with typical energy savings of 80% and expected service life of over 100,000 hours. Ordering information CAM LER Series CSXW LED Eight Engines Pedormari ce Package • ASOmAopt' ons; 308350130E r" ^ I 3013350i40K 4 I. 308350150K ,i ci1 530m10options: 30BS307304( 30 353014011 .1041( 308530 5M ,4110E 700mA options: 308700/30K 3013700/40K 1' 1 308700/50S I. Olsmbutton SR2 1 SR3 ,.I" SR4 I'.,, EXAMPLE: CSXW LED 1 30B700/40K SR3 MVOLT DDBTXD Alountrn0 AVAST Shippedlnduded 120 208' 240 ' Shipped separately 117' 88W 347 480' Options Shipped installed PE DWG SF 1 ;' DF Shipped separately' 00 I' 11', DU11KD ARLAD DHA0D D'NNXD DRAM 08180 DRAEXO 1ANFIRI7 PI Mounting Detail -- 471s----4 - 2a132-.-+ N/A JLION / I . Accessories 453 *BBW 001550 0 Bark hca aaesseo IsPerNy finish/ CS0WW1AG 0 Wire guard asoessa 1 y (SXWVG 8 Vandal guard as eswry No1f0 1 Canfgwad with 40004.4400 prwldas the alrormss lead tires. Consult factory for 3000E 030K1 and SCOPE {SW Ind them- 2 MVOLT dr0oropm ewe an erc+ Moaulrag• horn 120. 27TV (50740140 Specify 120. 209.2400r 277 opaens apply whew a. rnigwd>O(re.,gRFOFoplercdor photocon1m11PE optonl 3 4wiiabl. arch 101, n+4 epeionsonly (3087ts73. a Me eve/able esa *Tema sccwn.Y, see Aseesunc information at let 5 Phatacanrral PPE} ragrorae 120, 203, 240, 277 or 147 oo&u ge option 6 !Ant be ordered with Nature; tannol bdfiefd rrsWled. 7 Not araiiable srtlh 530 mA,Petra133a95333 or347 or 4BW. 8 Single luse(SF) requires 120, 277 or 347 wkage griffon. 06Waielase ON require1 204, 240er 403 voltage aptiwr One lathaena Way • Conyers, Georgia 30012 • PMrx7: 860279,8%1 • Fax: 770.918.149' • 1. (1 4, .111 hl•r.. 20' 0 SCALE 1" = 20' 20' 40' 80' GRAPHIC SCALE Legend EXTERIOR PROPERTY BOUNDARY SINGLE - 20-FT POLE MOUNTED - LED - FULL CUT OFF - SR3 TWO ENGINE SINGLE - 14-FT BUILDING MOUNTED - LED - FULL CUT OFF - CSXW SR4 SINGLE - 10-FT BUILDING MOUNTED - LED - FULL CUT OFF - WST LED DENOTES 3 LUMEN CONTOUR DENOTES 1 LUMEN CONTOUR DENOTES .5 LUMEN CONTOUR DENOTES .25 LUMEN CONTOUR DENOTES 0 LUMEN CONTOUR Notes EIIIII--O ■ 0 1) FINAL DESIGN OF ELECTRICAL SYSTEM SHALL BE COMPLETED BY LICENSED ELECTRICAL CONTRACTOR, INCLUDING THE DESIGN FOR THE LIGHT BASE., ERICIiSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW AGENCY REVIEW BID DOCUMENT v FOR CONSTRUCTION AS -BUILT DOCUMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEE R THE LAWS OF THE TE OF MIN T DD A. ERICKSON, PE 40418 LICENSE NO. 06/20/2014 DATE: OWNER/DEVELOPER SELECT SENIOR LIVING 12415 55TH STREET NORTH LAKE ELMO, MINNESOTA 55042 PROJECT TITLE w U < ry 0 O w � Z 06 Z H > Q J Q J w I— I- • 0) r� v DATE Z 0 7 0 0 0 0 0 0 Z 0 U0 W 0 0 Z JOB NO. 14-112 DRAWN BY: JSR CHECKED BY: TAE SHEET TITLE LIGHTING PLAN SHEET NO. l SHEET 1 OF 1 111 .. ■■ ■I■ ■■ ■■ I:Vt�1:��1V•111 I■ 11 1 ■■ ■■ 111 ■I ■ 11 ■■ ■■ 1■I ■■ �■ ■■ 1.1 ■■ ■■ .111■■■■1■■1■■I ■1 ■ u■■1■■■1 ■ ■ 1111. ---- I IL 11I■■■■Innillimilimmminginimmiimmimi EH FE NM MN ■■ ■■ ER ER i 1 . 1 ■■■■..■u■■■.. piI 11 lilt IIII II El �JI- ..I. IIII MI III 11.■■1 ■■..11■I1■11.■.■1 I■■1. ■11■11� ■■ .■� 11■■.■1■■1 IIM■■ IIIII■■ ■■1 I..1■11■■■ 1111111 11■■■I ■■III MIN ■11■IIW■■11■■I-_e_ IIM■■ 11■■1■■■■.1■■■■11 ----- 1111111 11■■■I■■■■■I■■11 wra.u.ne• era.nrarwrav --wee- -- ;xaxnv�air eai 1101111=11111111111111 AI.■11■Illr �■■1■lllll■■1P .IIII..FRAmmus ■ . -- • MIMI 11 IN 11•1111111111 • ■11■■■IM I.■IIIII■ I1 .m.I■11M■rr .■�. \� =/�111■... :u■I■Mr .run■i.Ammommuir- I!II •in EH J I 1 II 1 1 1 1 1 I I I I I 111, 111 1� Ill , 1 41, 1 1111fI 1 � 1 ILI 11111 IN umm 111 a I11 .11 ill II fiH1'1 ill JI Illlll IIIIIIIIIII IIII III IIII■■1■■■■■■.■■ 11■Iui•i:1u1im1 ■1 1'1 Iiil ■..on. IIII 11■■1i■■!I■■1■■■■I■■ M■■1■1■,■ �11u:■:1111■1 I�I�III.■.1.'171 1 1 m m m 1111111= I111111■■1 111 I■■1■■■W I■■■I■1W I ■1■■111■■. I■■1■■■W 11 IIIII■;= 111 111 I 1 IIII 1111 1 1111'11111 11 nnn■■■■n11 iii�■■■il■■�■i1 ASPHAULT SHINGLES PRE -FIN MTL FASCIA ii�/ IdIIIIIIU7I1.. \ v �■11■.■.IIII.\. RommuM■■I■11.. .�Ii. �7.1■■11■ mmk... :I■■■■.►. ,iuI■■1■■■■1■■\ \ ein■.■■II �■.■nl■..■.. .n■..■�n■..o►. ��■.■1■■1.\ \� IIII► ten.■M■nn.. .n■■nh, i■1■1■■■1■■■1■■■1 A:■■■111► .i.■■151, n ■■ ■■ ME ME Milli .■ ■ ■■ = _ /ad■iM: ••• It 1�1 11 i IiKi•••••=r 11 11.■I IIII ■■■ IIII ..1 MINIM p ■l■ ■ ■ i■I ��I ■ i II ■■ ■■ .n1 ■■ ■■ ■■ IIII ■■ ■■ ■■ n■ ■■ ■■ ■■ II■. ■■ ■■ ■1 IIII ■■ ■,■ ■■ 1MM ■ 1 ® IIII ■■ ■■ ■■ 11■I ■ ■■ ■■ ■■ 1111 MI n ■■ ■■ ■ ■■ ■■ ■■ ■■ ■■ ■■ .n11 ■■ ■■ ■. I■■1 ■■ ■■ ■■ IIII ■■ ■I■ ■■ ■M■■1 I /I■ ■ I ■■■ •■■ ■■ ■■ .1■ .I ■■ ■■ ■■ MEMMINIM • �.r�MINI n ■ ■ IIIII ■ ■ ■ ■ ■ ■ nll ■ ■ ■ IIII ■ ■ ■ .1 ■ 1 . ■ .M.■1 • ■ ■ ■■ ■ ■ ■ 1111 III .I ■ ■ ■ - ■1 11■■I 1■■■ ■■\ ■111 ■.1 1■■.IM n ■ III■■I■■11■■■■■ MINI ■.I � 11 ■ rl■■III■■II■II 111. smu.....III .mun.}�1 u■u 7M1■■■■ RIA n■■■n:111■■■IW ■■WWI■■Inl■■.■1■■I■■n1.1■n■Inl..■IIII■■1■■I■►■■In■■.■n■In.■I■■.n1■■1■■.■I■■1■■■u■■.■■1■.u.��. -----. il 11u•111MI■■■1■■MITIn1■IIIMMI■IMI■1.1■■■I■111M111■■1■n■1■M■■I■IIIMI■■■1■■■I■1■1■■■I■In■.n■■■1■■■I.� MEW ■• ■■ I..IMIII■f11111M■ 111■■11■■1■■■■111■■11■I ■■■■1■■■■I■■1■■■■ e1.in:IIII_■■IMI■■■■ ■■1■ IIII■.I■■.I■■.IW :11.77.-7.61.---Ar ■w■■■■I■I■I•I•I•■■I 1■■■■■111■■■■■■■■■ mom �1j■■ ■■ I1 �1 . IIII�1 ■■ ■ ■■ IN .I ■■ ■■ ■■ i �.M�►- mom m IIINII 1111 III .Fpuiwrannwaramwourwq mar ER IIII.. \I■■11\ �11■M■■■1i. ... -■■1,■,Iii.. �1■■1■■1■■■�- \ VINYL SNAKE SIDING BRICK VENEER VINYL LAP SIDING VINYL TRIM d�LTI 1■■11.m. NO1.. ... an■■W.. .no. �n■n■11. i1 MEJOR ez�� � rm Liro111I.1i■11u■11 �'-e.esr.wnra. reiaisam. iiicwinasineriamfficsramirar6mrissmeraksinimmimainsiesnedWISlillia. ASPHAULT SHINGLES PRE -FIN MTL FASCIA VINYL SNAKE SIDING BRICK VENEER VINYL LAP SIDING - VINYL TRIM 1uIlu..:■-��ui•11111■■i11 ■■1■1 I I■■I■■■■■■■■■DM1111■■■■■■111EMI 1 ii ■ ii ii ■_ .....r�ii �1■.....■n�i! IIII .14.■1■.I■1.. \■■1■MMIII 1. �1► �1,1■■1■■■01 A■1.► .■1■■1.■■11.. 11■.n.1. -911nm■ML. IIMMIWIEMMIL ‘1111■1■■■■II.. \■■1■■■■■ h. iIM�� nili■ii 1U1111��1�����1��� ■1■■ I■■11■■■In ■WII■ .■111■1■■■■■,ym■■■■1 BB mummy- mummy- -gums .n. mum .■■■I■,. i•■IIBE-Ok- m 44- m .. d■■MIh - nnnM■►_ -'��I■■1■■MIh. :'■■W■■■W■ 'OM ■ ■I■W■■I■■M■■I 1■ .■■W■■■W■ .■.WM■■■■M■ ■1 .■ I.1.11...1.11.■.I C■u:n:1 •ii• - 111■1■I■■■,■1■I■■I I■I■■■1I.1■■ ■■m.. A■■■■III► i ■■■■r- .., .WHEN iiln-■ Mr\ IN 11 1■ ■1■■W 1ii1i I■1 II III M■■IW IIII II■ 11 III I■■1■1■1■■ Hsi1■I 11 11 1111 1■I 1 1■I .11 111 11 III 1.1 01 ■n ■■ ■ ■■■■1■.■.M■ .■■ III■■■■1.1■■■11 IM■11■■■■1.■■■■1 IIII II■.1.11■■■I.1.11 I I■.I.1.1■■.I■111 Emmi MN ELEV. = 1351-0'1 11111 ■Iu I•i ■■I■11■■■■I.1■■■■I.1■■I ■1. • ■..■ MEIN ..■..11 ■.■1■11■■.■1.1■■■■1.1■■11 SOLJ 1 VA ON SCALE: 3/3211 = 11-011 e 24 X 36 SCALE IN FEET SCALE: 3/6411 = 11-01' 0 II X 11 ■nm1iinm■minmminmrsriammumusrarsramouturmaz -� NOR 0' 4' 8' 11 1■■1■■■I 1111 1■■■■1■ III MINN 1■ ■1■■.■1■■ 1■1 11■■■.I ®®® .1 I■■1■1■.■I 1■ I■■1■■■1�I■■I IIII■■1■ ■111.111■■ . s�1. ■1■■.■■■ I■1 II■■■■IIII■■..I■1■■■ W ■I 1■■I■1■M■1 ■. I..■...■. . 1 ■..1.... MI I11■■■■IIII■■■M■II■■.�i1i1 1■ IIII ■■.■■Ii■ NMI 111 ■on. . 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LLi c < 0 Q 0 II 11 II WI 0 16 Q 0/ 1(t) 0 III 0 0S-21-09 c=4 w H O COD COn w w A3.1 PROJECT # 08-011 EL V4TIONS ..dA. ..1►i Amu' �� 7111n1Wu1.111■■11�1111 = �� ___J\11■IIIWI■II -_-_ 111 11111■■■III ■IIIII 11 11■■■1■111 !■■IIII 111 ■IIIIII■■ IIIII■I III II■II■■■■11 ■IIIII III 11■1111111 1111111 1 111 11 MN MN 1■■IM I .• ....mill■■■IIIII■■11IIII■■11IIIII -- - iilf.■i ....■i11.l1■■.. il■.■Ii...■ ilf■il I � NI II-__v__v__ 11■III■■■IIIII■III .� P1.PJ..I' ■11MI I! • MMI11IIr. '1 11 11 ii l h 111 /1 1 1 11 11 III I1I f1II 11I11I1 I 1 1 1 11J11 1 1 I. 1111 1 ' M. M • .. 0 . : a r m t. e_ v F=Ss ��__=r ..=: • ram �? -_- 011 I1� _ ■■ ■■ .IIII IIIII - �L II -� .. in �U■1■■■■\. 11111II■■IIII. ASPHAULT SHINGLES PRE -FIN MIL FASCIA MN ASP-ALI_T SHINGLES PRE -FIN MTL FASCIA MN ■1 1■1 IN AN i■nnn■■.. \■■I■■■I■i. v■n■II■►. ``U■■■1■■1■i. � �1■■■■■■■1. NM 1■1 ■ 1I 1 IN 1 ME MIME ME MN • MN MN I■ 11 IN IN ... .I■■I■IIII► III■111■■■P. 411■■1■■Ir�" III iII1I111r- I1■■..■• !!! / 1■1 MN ME MN �N NM MN .. II■■■■III■.■.■.■■I mum. 1 MERMEN !!1!!!1I!!1n!! I1!■!■I■■■I■■■I■■I 1■!■I■■■■■!■I■■I L1 EH EE — ■ ■ ■ ■ NM MN !■■■■■IIIII■■IIII I■■IIII■I■■IIII 11■■■■1■ II■■■I■I'i t��a-`arz�r I■■.■■■.■■■.■I..I I I■■.■■■.■■■III■.1I ■■■IIII■■■■■■1■■ 1■■■1■■■■■1■1■■1 III.I.u■I■■■I■u■II■■I■•■11■■■■u■11 ■ 11 1 ■ VINYL SNAKE SIDING BRICK VENEER VINYL LAP SIDING VINYL TRIM mom MN ■■ ii • 11lU1•111..•11 ♦1111111♦11I 111111•11■I.1111111 0 -- ■ ii !IIIII■I■I■III MINIM II■■I■1 I..■ i■■ili...■....il .■.■■■■■■■.■■■■■■■.■■■■■■1 MN MN u 1■1111 I■■■I■II■I 111 III I■I I■IIINMI! ■I 1■■■■I I■1■■■■■I■1 11 1■1111 I■■■I■II■■ 111 1111■11 ■■■■1■■■11 II 1.I• ■i.lI ■..............I 111uu■iu111u•■11111•u■uO' C2) w 1.I■i■■■1■I■iU.1 S T IIIIIIII - •I I■II■■111111► n■1■■■■■■■IIII■ II■■■■IIIII■■■■■■■I . ./1111111111111111111111N11116. d■... Ali C!!! MI!!I■!! ■I!!11l- - .00. m N•111I■1■■■IIIII■■■■■■■1■■■IIIII■■■I 11 r . I■II■I111■■I■■1■■■■■■■1■■■■I■■1■■■■I■■11 . ..III I■1111111■I■IIIII■■11■1111ii1i1111i■I■II I�Mi` MEril 111 �ion 11 1:m ioni III Imo Ems 11111 1!•11 m u11 III mu ■IIII ill N1 IMP _ 1i•=11■■IIIII■■■■IIII■III■III■■IIII■I■■■I■■■■■■■III =mmi mi - 1■■I■■■■■iI . idIIU:■UIUIII I1 1■■I■III■■I 1■1 IIIII■■III...■ ■....111 ■1■■■■IIII■■■■IIII■■■■IIII■IIII 1= V4TION SCALE: 3/3211 = I'-011 6 24 X 36 SCALE: 3/6411 = 1'-01' 6 11 X 1-1 SCALE IN FEET 4' 8' 16' -I1■■■■1■II■■►. '1IUIIIr■■1■■11. 'IIII■■■i. 'O.n1■■■■n1►. O M.... ■ lh .. f.. 111 1111111■I II.. I■ IIII 1 11■11 . 111 �. 1■•, of —. 1111 - 11.1■■■■■■I■■■■I■■I■■■■■■■II IU■I■■I■■i■1►11■■il 1 ■ �II■i} III■■■IWI■\■IIII IIII 4 II 1%1�nII1II111. i.4111111I / .■..■. �. 1A\■in■III.I.■I�.■. 1�W ■■III 1■■■11 ■1■■■ ■■1■1 11■■11 ■1■1■ MN ■■ MN ■■ MN ■■ mg aim wwuu..u..unnunnunlai !■i■■:8■ ■■IIII■■■ 1■■1 FM — � - II IIh III IIIIIIIIIII IIIIIIIIIIIII�., � 110 �1 �1 ■11 '11I IN MN ■■ 11 11 11 MN ■■ MN ■■ ■■ 111 ■■ 111 11 1• MN ■■ MN ■■ ■1 I11 11.1 .. NI 1 11 ■■ r1 I�1 ,1 III IMM ME ■■ • 111 111 i1■I■■1■11UI■■1■I II■■■■1■■■�E��1� - ,.1I�■.......■.I 111■■■1■ IIII■■I■■III■1■■11 -- ■■ • .I■1I■■■IIr.. ... / A■■I■■■Irj A■■■I .A■■1■1I11!7 I.I.I■I...11 ER EH VINYL SNAKE SIDING BRICK VENEE VINYL LAP SIDING VINYL TRIM NM ESE _ MN MN IU 111 MN ■■ MN ■■ 11:1I 11 MN ■■ MN ■■ 1 ■ ■ I1 NM ■■ 11 MI ■1 1•1 ier•Inann. ■1■■IIIUI . \ �11I111111i. a■■InII1►. ` ''■■■■1■■I■i. `111■•II■11i. ■1■ ■■111i1 .1111■111I. All■IIIIIIIP :\■IIUI■■■■1P' .A1■1..■11111 Aiii. A■■■1■■IIVr/■111111►. A■■1■I■n■P A■■■i A■1■■■n■■1■r - 1■■III■I■I■IIIL___ 11111 111 111 1 MN ■■ MN ■■ IN1 11 IIII1INN II I �1, I Ill 11I 1 - • • • • • • in =INS NI lummox NI loommo• imiNmoi • IN NI MINA 11■■■■■■I 1■I■■■I■I L"61W61Ri4 • ■■ • ■.1 1 IIII ■... p II■I■IIIII■■.11 IIII■■IIIII■■■■II .�� ■■■1■■I■■■■1■■■■■1 III■■II■■■1■■1■■■■1■UIUI�■1■1 11■nnn■■nnn 11■■■■■■1■■■1■IIII In■■nnn■■nnr ■-- - ••� -_�v= —�s_v _seta IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII v_ev_� razz ..EMI mm :- �e_;�■ e�11_II� _ — IIII _II��� II 1 1 IIIIINNIIIIIINNI NI 1111 1111 IN I IN 111111111111.11.1.1111 ELI • • JAMMU • • ell AST IN QJ 44:64.3 1.1 4A co c=4 Mo4 COn C) COD CO 1-0 CO LC) co ui ul 1 509 A3.2 PROJECT 00-011 ssr, UNIT I 122 I STAIR 5 123 I ENTRY 5 (105) UNITED ALCOVE CORRIDOR 1+D-A 311-1 3/4" I I SNEATNING BEND 110 <ETING 211-11" TO MATCH LINE 11'-1" / 111-2" 59'-6 3/4" 311-1 3/4" TO MATCH LINE 22'-6" 23'-4" 141-10" I, 9'-9" I, 9'-2" , 91-911 DIRECTOR OFFIC SPORTS PU5 DINING ROOM GRAND ENTRY HALL GREAT DINING FOYER 69'-0" DINING ROOM 165'-8" TO MATCH LINE 14' -10" CAFE/ LIBRARY TRASH 29' -1011 HEALTH RVCE _ 125 -'MAIL ROOT" DIETARY NURSE OFFICE OFFICE 301-3" KITCHEN 115' -1" TO MATCH LINE 2141-10 3/4" 213'-511 29'-10" CORRIDOR DINING 361-0" 128 KITCHENETTE 651-10" 1� SCALE: 1/16" = 1'-0" 6 24 X 36 SCALE: 1/32" = 11-0" 11 X 11 23'-4" 85' -10" TO MATCH LINE (119 UNIT Ik D�i Q 41 ler (114) (116) UNIT ®1 UNIT TOILET 62'-2" TO MATCH LINE 136 CLOSE 132 I- TU5 ROOM 26'-4" F 4N 131-10" 25'-10 DAY ROOM \UNI " I I i% (126) UNIT 138 LAUNDRY co (124 UNIT SCALE IN FEET ,,,,,,,,,,,,,, 0' 8' 16' 32' ENTRY C STAIR C 0 M N W C/) Z 0 J m 0 D or) ti 06-19-14 0 C# E-4 0-4 CX rml CiD cop CO N N M ti CO x LL LC) ti CO a co N OV LC) U Z � .. W CB < SD Q o A2.6 PROJECT # 08-016 FIRST FLOOR PLAN TOILET ROOM SUN ROOM (203) UNITt 22'-0" TO 211 STAIR 5 LIVING ROOM 211 TOILET LAUNDRY (210) UNIT 222 KITCHENETTE DINING 19'-11" 201 (UNIT SI CLOSET 201 _ _ J CORRIDOR 23'-6 3/4' / ), 12'-0" / (5'-5 3/4" 15' -6 1/4" / 31 -1 3/4" TO MATCH LINE 0209 UNITE =1 220 Zo UNIT oo 15' 0 1/4" 18'-4" 218 UNITI 15' -6 1/4" 19'-4 3/4" 14' -10" 206 OFFICE 15' -6 1/4' (224) UNIT 165'-8" TO MATCH LINE 28'-8" 14'-10" 49'-2" �228) UNIT 1+ (226) UNITC) K 115' -1" TO MATCH LINE 214'-10 3/4" 213'-6" 29'-10" 12'-2" 29'-10" (215) UNIT UNIT (SA4 85' -10" TO MATCH LINE 12'-0" 23'-4" 12'-0" 24'-4" 12'-0" 12'-0" 13'-10" (2360 UNIT / 12-0" s (219) UNIT 0238 UNIT 1 24'-0" 62'-2" TO MATCH LINE CONED 213 214 STORAGE gym, (239) UNIT 14'-6" / 26'-4" OO F SCALE: 1/16" = 1'-0" 6 24 X 36 SCALE IN FEET SCALE: 1/32" = 1'-0" 11 X 110' 8 4N ,,,,,,,,,,,,,, 16' 32' STAIR C co N N us M ti CO LC) LL O � M 00 N w Cr) co o00 - O vi m U Z Z �O CI I-11 CZ yJ L J co SD • Q N- • O 06-19-14 ,rTi r),„› C# E-4 f T� I I I� ^ 0-4 ,cfp CX I I V 1 A2.10 PROJECT # 08-016 SECOND FLOOR PLAN / 2-13'-6" 22'-0" TO MATCH LINE / 11'-2" / 11'-2" 0301) UNIT�i ALCOVE UNIT 3i'-1 3/4" 24'-0" (309) UNIT �314) 1 UNIT 24'-0" 14' -10" MEDIA CENTER 1 GRAND FOYER 18'J= 4 ACTIVITY CENTER 304 CLOSET 20'-5 165'-8" TO MATCH LINE 14'-10" TRASH —J 29'-10" 12'-2" ACTIVITY 7/ DIRECTOR 1+D-B 34'-4" NIT(1B2 cv UNIT IS'-O" 29'-10" CORRIDOR (324) UNIT SA4 (326) UNIT 8" (328) UNIT• 24'-0" 12' - 0" (319) UNIT 85' -10" TO MATCH LINE 24'-4" (330) UNIT 1 D2 24'-0" 14'-0" 12' - 0" 12'-0" 25'-10 CLOSET ALCOVE UNIT 14'-2" r , ,oar ,o (318) d I N— I 23'-S" 0 a � �@ R3I) i UNIT 1 K I u_r w �; 12 -0 " _c, z 12'-0" 20'-2" 12'-0" 23'-4" 12'-0" 14'-(0" , / 5 5 3/4" -1 @ UNIT 1J i i U 0 i Q < � i � s,9, i 19' -4 3/4" 49'-2" 96'-4" 23'-8" A4.. 26'-4" 31 -1 3/4" TO MATCH LINE / 115' -1" TO MATCH LINE / / 62' - 2" TO MATCH LINE / / 214'-10 3/4" 7 13'-10" SCALE: 1/16" = 1'-0" 6 24 X 36 SCALE IN FEET SCALE: 1/32" = 1'-0" 0 11 X 11 D 8' ,,,,,,,,,,,,,, 16' 32' 1- 0 STAIR C CO N CN ffvJ cf., ~ l- 1 CO ✓ Q � O � 1 11 l'. 1 CO N :4A44 ii CZ co o � > N - O co vi Cr) co m - LC) C,Z Z O s DJ C6 hillam3 <=, 0 1 O Q r` O 06-19-14 =4 rTi c , , r,,, P4 ,_ mi C# 2 z E-4 , C... 1,- 4 11— w ,„ , I� ^ I 0-4 P4 ,cfp Hil CX ,, V 1 A2.14 PROJECT # 08-016 THIRD FLOOR PLAN