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HomeMy WebLinkAboutItem 06 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 13 January 2017 RE: Lakeville – Kingsley Place TPC FILE: 135.01 BACKGROUND The City has received applications and plans for development of a 55 dwelling unit senior housing facility and wellness center on Lot 1, Block 1, Kingsley Shores Senior Living, located at the northwest corner of Kenwood Trail (CR 5) and Klamath Trail. The applications have been submitted by Steven Schoeben, the son of Frank Schoeben, who was the owner and developer of the Kingsley Shores Senior Living project. The proposed development requires consideration of applications for a PUD Development Stage Plan, conditional use permit for a planned shoreland development, and vacation of an existing drainage and utility easement. Exhibits: A. Site Location Map B. Site Plan C. Overall Site Plan D. Grading Plan E. Utility Plan F. Erosion Control Plan G. Landscape Plan H. Lighting Plan I. Building Floor Plans (5 pages) J. Building Elevation Plans (3 pages) 2 ANALYSIS Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the subject site for office/residential transition land uses within Planning District 1. Implementation of the 2008 Comprehensive Land Use Plan included adopting allowance and performance standards for senior housing with service uses within commercial areas. Zoning. The subject site is zoned PUD District encompassing the two lots of the Kingsley Shores Senior Living final plat that includes the proposed development and first phase senior housing building to the west. The PUD District was adopted specifically to allow for development of multiple family senior housing with service uses on the subject site. Development of the proposed second phase, to be known as Kingsley Place, is subject to approval of a PUD Development Stage Plan. Surrounding Uses. The subject site is surrounded by the existing and planned uses shown in the table below. The proposed senior housing use is separated from existing single family homes to the east by Kenwood Trail and planned Kenwood Place townhouses to the south by Klamath Trail, mitigating any compatibility issues. Direction Land Use Plan Zoning Map Existing Use North -- -- Lake Kingsley East LD Residential RS-3 District Single family dwellings South L/MD Residential PUD District Kenwood Place townhomes West Commercial PUD District, C-3 District Senior Housing (phase 1) and Chart House Restaurant Building Materials. The submitted building elevations identify the proposed exterior materials, which include architectural precast concrete, cultured store, and hardiboard flat panel siding. The type of exterior material and percentage of each material used for the combined area of the elevations of the proposed building is also identified on the submitted plans and exceeds the minimum 50 percent brick, stucco, and/or natural or artificial stone required for multiple family buildings by Section 11-61-19.B of the Zoning Ordinance. The developer must verify that any rooftop mechanicals are adequately screened from view from Kenwood Trail or Klamath Trail in accordance with Section 11-21-13 of the Zoning Ordinance. Building Height. The proposed principal building is four stories in height with a flat roof. The height of the building at the south elevation is 45 feet and at the north elevation is 50 feet making the defined height of the building 47.5 feet in accordance with Section 11-17-7.A of the Zoning Ordinance. The height of the existing Kingsley Shores building to the west is three stories and 39 feet measured to the midpoint of the pitched roof (at the south elevation). The top of the proposed building at Kingsley Place is at approximately the same height as the top of the pitched roof of the existing Kingsley Shores Phase 1 building. The height of the proposed building is appropriate for the subject site. 3 Building Skyway. The submitted plans indicate the opportunity for an elevated skyway to be constructed between the Phase 1 Kingsley Shores building and the proposed building to allow for shared services, amenities and staff between the two facilities. No detailed plans have been submitted for the proposed skyway, which will be subject to review and approval by the Building Official to address unique building code requirements for a structure crossing over a property line and connecting separate structures. Floor Area Per Unit. Section 11-17-13.C requires the following minimum floor area per dwelling unit for senior housing uses. All of the proposed dwelling units exceed these requirements (including the four dwelling units that are one-bedroom plus den). Minimum Floor Area Number of Proposed Units 1 Bedroom 520sf. 29 2 bedroom 600sf. 26 Lot Area. Lot 1 is 85,296 square feet. Senior housing within the RH-1 District is required to provide 1,500 square feet of lot area per dwelling unit. For 55 dwelling units, the minimum lot area required is 82,500 square feet. The subject site exceeds the minimum area required by the Zoning Ordinance to accommodate the proposed number of senior housing dwelling units. Shoreland Density. Development of multiple family dwelling uses within a Shoreland Overlay District as part of a planned shoreland development and PUD District is subject to the density limits calculated in accordance with Section 11-102-21.D of the Zoning Ordinance. The entire principal building is within the 320 feet of the first shoreland development tier of Lake Kingsley. Section 11-102-21.D.1.b of the Zoning Ordinance requires that the net developable area of the tier be identified to exclude all right-of-way, wetlands, bluffs, or land below the OHWL. The allowed density for the proposed residential use may then be calculated by dividing the net suitable area by the single family residential lot size standard for the Shoreland Overlay District of 20,000 square feet for a non-abutting lot of a Natural Environment Lake. The number of proposed dwelling units may not exceed the number of allowed dwelling units within each tier determined by this evaluation, but unallocated development units may be transferred to more outlying tiers from the waterbody. The calculation of allowed density is provided below using the information provided by the developer in their letter of 12 October 2016. Section 11-102- 21.D.2.b of the Zoning Ordinance allows for an increase in residential development density if the minimum setback from the OHWL is increased 50 percent (to 113 feet) or the setback is increased 25 percent (to 94 feet) and the impact within the Shoreland Impact Zone is mitigated through vegetation management or other means determined by the City, which is also shown in the table below. 4 Tier Area* Min Lot Area/DU Allowed DU Density Increase Max. Density 1 50,840sf. 20,000sf. 2 1 3 The proposed development includes 55 residential dwelling units, which is 52 dwelling units more than allowed by Section 11-102-21.D of the Zoning Ordinance. Section 11-102-21.D.2.d of the Zoning Ordinance establishes a Residential Shoreland Density Reserve of 209 dwelling units that the City may allocate at its discretion to developments within the Shoreland Overlay District. Of the 209 dwelling units within the Residential Shoreland Density Reserve, 94 were previously allocated to Kingsley Shores and 115 are available. The proposed development requires 52 of the 115 dwelling units available within the Residential Shoreland Density Reserve leaving 63 dwelling units available for transfer to other properties within a Shoreland Overlay District. Setbacks. The setback requirements applicable to the subject site and principal building are those required by the O-R District in accordance with the PUD Ordinance for Kingsley Shores Senior Living and are outlined below. Klamath Tr. Kenwood Tr. West North OHWL Required 30ft. 30ft. 20ft. 30ft. 94ft. Proposed 125ft. 30ft. 20ft. 77ft. 180ft. Impervious Surface. The site plan identifies that the impervious area of Lot 1 is 20,800 square feet plus 10,793 square feet of pervious pavers within the 104,044 square foot site. Section 11-102-13.F.2 of the Zoning Ordinance limits impervious surfaces to 25% of the lot area. With the pervious pavers credited as 50% of their area, the impervious surface within Lot 1 is 25 percent of the lot area and complies with the Zoning Ordinance. Off-Street Parking. Section 11-19-13 requires independent living senior housing to provide one off-street parking stall per dwelling unit or 55 stalls for the proposed building. The developer’s intent is that the 3,675 square foot wellness center would be open to residents of the proposed building, the Kingsley Shores Phase 1 building, and possibly the general public. Section 11-19-9 of the Zoning Ordinance establishes a parking requirement of 10 stalls plus one stall per 300 square feet of floor area greater than 2,000 square feet for community center facilities. The proposed wellness center should provide an additional 16 parking stalls based on accessibility to the general public. Therefore, the total number of parking stalls required by the Zoning Ordinance for the uses included within the subject site is 71 stalls. The site and building plans provide for 18 surface parking stalls and 49 enclosed stalls below the principal building for a total of 67 off-street parking stalls. Four parking stalls constructed with the Kingsley Shores Phase 1 building are within the subject site and the number of parking stalls constructed with the Kingsley Shores Phase 1 building were 19 more than required for that 5 facility. Between both the Kingsley Shores Phase 1 building and the proposed Kingsley Place building, a total of 128 parking stalls are required and 143 stalls are provided (36 surface stalls). The Kingsley Shores Phase 1 site plan also indicated proof-of-parking for an additional 10 surface stalls if needed in the future. A private agreement was established between Lots 1 and 2, Kingsley Shores Senior Living with the phase 1 development and final plat to provide for shared access and off-street parking. City staff was made aware of an issue with vehicles associated with Kingsley Shores Senior Living being parked on Klamath Trail. Klamath Trail is designated as major collector street and on-street parking may interfere with safe traffic movement. City staff has discussed this with the developer, who indicates the parking is from employees not utilizing available enclosed stalls and they will address the situation from a management perspective. City staff also recommends that Klamath Trail be designated as no parking and the developer has agreed to pay for the signs to be installed. The dimensions of the off-street parking stalls and drive aisles comply with the requirements of Section 11-19-7.I.1 of the Zoning Ordinance. The surface parking stalls and drive aisles are shown to be surfaced with asphalt and concrete and surrounded by perimeter concrete curb as required by Section 11-19-7.I of the Zoning Ordinance. The off-street parking area is setback more than 15 feet from the abutting public rights-of-way. There are two disability van accessible stalls within the surface parking area and two disability van accessible stalls within the garage parking exceeding ADA requirements. Trails. There is an existing trail along Klamath Trail abutting the south lot line of the subject site. There is also an existing trail on the east side of Kenwood Trail. The developer must grade for a trail along the west side of Kenwood Trail as part of the project and escrow funds for future construction in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance. The site plan provides a sidewalk connection from the building entrance to the trail along Klamath Trail east of the shared access. Landscape Plan. The developer has submitted a landscape plan for the subject site as required by Section 11-21-9.B of the Zoning Ordinance. The landscape plan provides plantings common to the area and appropriate to the site that comply with the performance standards outlined in Section 11-21-9.C of the Zoning Ordinance. As a senior housing development, the subject site will not be required to provide a residential buffer in the yard abutting Kenwood Trail as outlined by Section 11-21-9.E of the Zoning Ordinance. However, the landscape plan provides for plantings in the yard along Kenwood Trail as outlined by Plate 1 of the City’s Corridor & Gateway Design Study Design Guidelines. Signs. The building elevation plans identify a 50 square foot wall sign on the south elevation, which complies with the wall sign limits for the O-R District established by Section 11-23- 19.C.2.b of the Zoning Ordinance. The PUD Development Stage Plan approval for Kingsley Shores stipulated that no additional free standing signs will be allowed on Lot 1 because there is an existing free standing sign on Lot 1 that identifies both the Kingsley Shores Senior Living 6 facility and the Chart House restaurant and because there is a separate Kingsley Shores Senior Living freestanding sign installed with phase 1 improvements on Lot 2. There is no free standing sign shown on the site plan for Lot 1. Exterior Lighting. The developer has submitted a photometric lighting plan identifying the location and intensity of all proposed exterior light fixtures, which complies with Section 11-16- 17.A of the Zoning Ordinance. The lighting plan must specify that all exterior light fixtures have a 90 degree horizontal cut-off as required by Section 11-16-7.B.1 of the Zoning Ordinance and that no free standing light fixture exceeds 35 feet in height as required by Section 11-16- 17.C of the Zoning Ordinance. Grading Plan. The submitted plans include grading and erosion control plans that are subject to review and approval of the City Engineer. According to aerial photography of the subject site, there are no significant trees within the proposed construction limits. Utility Plan. The submitted plans include a utility plan and details, which are subject to review and approval of the City Engineer. Easements. Drainage and utility easements as required by Section 10-3-4.A of the Subdivision Ordinance were dedicated at the perimeter of the subject site with the final plat of Kingsley Shores Senior Living. With the integrated development of the subject site and the Kingsley Shores Phase 1 building, including the planned skyway connection between buildings, the drainage and utility easement dedicated along the common lot line between Lots 1 and 2, Kingsley Shores Senior Living serves no public purpose. City staff recommends vacation of the drainage and utility easement in conjunction with the development approvals for the subject site. Development Agreement. The developer is required to execute a development agreement with the City prior to City Council consideration of the application. The development agreement will provide for the stipulations of approval and require posting of securities for the proposed improvements. The development agreement will be drafted by the City Attorney and is subject to approval by the City Council. CONCLUSION The proposed Kingsley Place senior housing development is consistent with the City’s goals to develop lifecycle housing and provides a high-quality, high amenity housing option for seniors within the community. The proposed development is appropriate for the subject site as the second phase of Kingsley Shores Senior Living and will be compatible with the existing Phase 1 building and surrounding uses. Furthermore, the proposed development complies with the requirements of the Kingsley Shores Senior Living PUD District and performance standards of the Zoning Ordinance. Our office recommends approval of the applications subject to the following stipulations: 7 1. Kingsley Place shall be developed consistent with the submitted plans and any conditions as approved by the City Council. 2. A total of 52 dwelling units of the Residential Shoreland Density Reserve established by Section 11-102-21.D.2.d of the Zoning Ordinance are allocated to the subject site. 3. Any rooftop mechanicals shall be screened from view from Kenwood Trail or Klamath Trail in accordance with Section 11-21-13 of the Zoning Ordinance. 4. The proposed skyway between the principal buildings on Lots 1 and 2, Kingsley Shores Senior Living shall be subject to review and approval by the Building Official. 5. The developer shall grade for a trail along the west side of Kenwood Trail as part of the project and escrow funds for future construction in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance. 6. Klamath Trail shall be designated as no parking zone consistent with its functional classification as a major collector street roadway. 7. There shall be no freestanding sign constructed within the subject site in addition to that which was approved with the Kingsley Shores Senior Living PUD Development Stage Plan. 8. All exterior light fixtures shall have a 90 degree horizontal cut-off as required by Section 11-16-7.B.1 of the Zoning Ordinance and no free standing light fixture shall exceed 35 feet in height as required by Section 11-16-17.C of the Zoning Ordinance. 9. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. 10. All easements are subject to review and approval of the City Engineer. 11. The developer shall execute a development agreement with the City as drafted by the City Attorney and subject to approval by the City Council. c. Justin Miller, City Administrator Zachary Johnson, City Engineer John Hennen, Parks and Recreation Director Andrea Poehler, City Attorney G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S K L A M A T H T R A I L C S A H N O . 5 ( K E N W O O D T R A I L ) X X X X X XGASGASSSSS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S WATERWATERWATERWATERWATER W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R WATER WATER WATER WATER WATERWATER W A T E R ¾ G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S U G E U G E U G E U G E U G E U G E UGEUGE U G E U G E U G E UGTUGT U G T U G T U G T U G T U G T U G T 1 1 6 . 5 9 ' 2 2 4 . 1 9 ' TYP T Y P 3 4 ' 3 2 ' 3 2 ' 2 4 ' 3 0 ' 9'10.39'21'9'10.39'18'21' 1 8 ' 2 4 ' T Y P 1 4 4 S F R2' R 1 0 ' R 2 ' R 1 ' R4' R 2 ' R 2 4 ' R 4 8 ' R 5 ' 24' 182 SF 04B12B 1 2 B 1 3 C 1 3 C 1 3 C 1 3 C 0 1 A 0 1 A 01A0 1 A 0 1 A 8 C 7 0 F 70F 03D 0 3 D 0 3 M 0 9 N 0 8 C 7 0 A 70A 1 2 D 12D21A 21A D 70A 03M03M5'29'4.5'5.5'5' T Y P 1 2 F 0 9 S 8 ' 8 ' 8 ' 6 ' 4 . 5 ' 1 8 ' 4 ' 6 ' ABOVE GROUNDCONNECTION TOPHASE 1 BUILDING4' R 5 0 ' 28 SF12D R 9 ' 1 0 A 10A I N I T I A L D A T E D P O R P M D E S D R W E n g i n e e r i n g A s s o c i a t e s , I n c . C E I P R O J E C T N O . N C 2 . 1 R E V - 4 1 2 / 2 8 / 1 6 S I T E P L A N ( 6 5 1 ) 4 5 2 - 1 1 4 9 ( 6 5 1 ) 4 5 2 - 8 9 6 0 M e n d o t a H e i g h t s , M N 5 5 1 2 0 2 0 2 5 C e n t r e P o i n t e B l v d . , S u i t e 2 1 0 P M P M P M A C 1 2 / 2 8 / 1 6 2 9 6 9 5 1 6 8 9 5 K E N W O O D T R A I L M N L A K E V I L L E K I N G S L E Y S H O R E S S E N I O R L I V I N G P H . 2 TS Y S O T O S E N N I M A D U O Y E R O F E B L L A C 1 - 6 5 1 - 4 5 4 - 0 0 0 2 ME G I L L A C E N P R O P O S E D B O U N D A R Y L I N E R I G H T O F W A Y L I N E C O N C R E T E C U R B A N D G U T T E R . S E E D E T A I L 1 A C U R B I N L E T B U I L D I N G C O N T R O L P O I N T P R O P O S E D P A R K I N G S P A C E S G E N E R A L S I T E N O T E S A . A L L D I M E N S I O N S S H O W N A R E T O T H E F A C E O F C U R B U N L E S S O T H E R W I S E N O T E D . B . U N L E S S O T H E R W I S E S H O W N , C A L L E D O U T O R S P E C I F I E D H E R E O N O R W I T H I N T H E S P E C I F I C A T I O N S : A L L C U R B A N D G U T T E R A D J A C E N T T O A S P H A L T P A V I N G S H A L L B E I N S T A L L E D P E R D E T A I L 1 A . P A V E M E N T S H A L L B E I N S T A L L E D I N P E R P L A N S O V E R T H E E N T I R E P A R K I N G L O T A R E A A N D A L L A P P R O A C H D R I V E S . A L L P A R K I N G L O T S T R I P I N G I N C L U D I N G A C C E S S I B L E A N D V A N A C C E S S I B L E S P A C E S S H A L L B E S T R I P E D A S S H O W N O R P E R L O C A L C O D E . C . A L L P A R K I N G L O T S I G N B A S E S U P P O R T S S H A L L B E I N S T A L L E D P E R D E T A I L 1 2 F . D . 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A L L M O D U L A R B L O C K R E T A I N I N G W A L L S M U S T M E E T M n / D O T R E Q U I R E M E N T S . 2 1 A T A P E R C U R B T O M A T C H E X I S T I N G C U R B 7 0 A P E R V I O U S C O N C R E T E / P A V E R S I D E W A L K ( M A T C H P H A S E 1 ) 0 1 A B 6 - 1 2 C O N C R E T E C U R B A N D G U T T E R 0 3 D C O N C R E T E S I D E W A L K 0 3 M W H E E L C H A I R R A M P I N S I D E W A L K 0 8 C H E A V Y D U T Y C O N C R E T E P A V I N G 0 9 N 9 0 D E G R E E P A R K I N G , A C C E S S I B L E P A R K I N G A N D V A N A C C E S S I B L E P A R K I N G S P A C E S T R I P I N G 0 9 S A C C E S S I B L E / V A N A C C E S S I B L E P A R K I N G S I G N 1 0 A T R A F F I C F L O W A R R O W ( T Y P . ) 1 2 F S I G N B A S E 7 0 F P E R V I O U S P A V E R D E T A I L 0 2 0 ' 3 0 ' 4 0 ' S C A L E I N F E E T L O T 1 S I T E I N F O R M A T I O N L O T 1 A R E A 8 5 , 2 9 6 L O T 1 T O O H W L 1 8 , 7 4 8 T O T A L A R E A 1 0 4 , 0 4 4 I M P E R V I O U S A R E A 2 0 , 8 0 0 P E R V I O U S P A V E R A R E A 1 0 , 7 9 3 P A V E R C R E D I T ( 5 0 % ) 5 , 3 9 6 I M P E R V I O U S W / C R E D I T 2 6 , 1 9 6 % I M P E R V I O U S O F T O T A L A R E A 2 5 % E X I S T I N G L E G E N D U G E F O C G A S U G T S S U N D E R G R O U N D E L E C T R I C U N D E R G R O U N D F I B E R O P T I C U N D E R G R O U N D T E L E P H O N E U N D E R G R O U N D G A S S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N C U R B [ T Y P I C A L ] C O N C R E T E S U R F A C E P A V E R S U R F A C E R I P R A P S U R F A C E F O U N D M O N U M E N T M A R K E D R L S 4 4 9 0 0 ( U N L E S S O T H E R W I S E N O T E D ) S E T 1 / 2 " I R O N P I P E M A R K E D R L S N O . 2 5 7 1 8 C A B L E T V P E D E S T A L A I R C O N D I T I O N E R E L E C T R I C M E T E R E L E C T R I C T R A N S F O R M E R L I G H T P O L E G A S M E T E R S A N I T A R Y C L E A N O U T S A N I T A R Y M A N H O L E C A T C H B A S I N S T O R M D R A I N F L A R E D E N D S E C T I O N S T O R M M A N H O L E F I R E D E P T . C O N N E C T I O N H Y D R A N T W A T E R V A L V E T R A F F I C S I G N R O O F D R A I N D E C I D U O U S T R E E o r o r W A T E R E N G I N E E R 4 7 9 6 9 L E E ALA N S T A T E O F M I N N E S OTA C H P O L O C A T E X H I B I T B G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S K L A M A T H T R A I L C S A H N O . 5 ( K E N W O O D T R A I L ) XX X X S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSWATER WATER W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R WATER W A T E R ¾ G A S G A S G A S G A S G A S G A S G A S G A S U G E U G E U G E U G T U G T W B - 4 0 - I n t e r m e d i a t e S e m i - T r a i l e r W B - 4 0 S E M I - T R A I L E R W B - 4 0 S E M I - T R A I L E R D I N I T I A L D A T E D P O R P M D E S D R W E n g i n e e r i n g A s s o c i a t e s , I n c . C E I P R O J E C T N O . N C 2 . 0 R E V - 4 1 2 / 2 8 / 1 6 S I T E O V E R A L L ( 6 5 1 ) 4 5 2 - 1 1 4 9 ( 6 5 1 ) 4 5 2 - 8 9 6 0 M e n d o t a H e i g h t s , M N 5 5 1 2 0 2 0 2 5 C e n t r e P o i n t e B l v d . , S u i t e 2 1 0 P M P M P M A C 1 2 / 2 8 / 1 6 2 9 6 9 5 1 6 8 9 5 K E N W O O D T R A I L M N L A K E V I L L E K I N G S L E Y S H O R E S S E N I O R L I V I N G P H . 2 TS Y S O T O S E N N I M A D U O Y E R O F E B L L A C 1 - 6 5 1 - 4 5 4 - 0 0 0 2 ME G I L L A C E N P R O P O S E D L E G E N D B O U N D A R Y L I N E C O N C R E T E C U R B A N D G U T T E R . S E E D E T A I L 1 A C U R B I N L E T B E N C H M A R K : M N D O T G S I D S T A T I O N # 7 1 2 8 L O C A T E D I N N W C O R N E R O F S O U T H B O U N D I N T E R S T A T E H I G H W A Y 3 5 B R I D G E 1 9 8 0 7 , 2 . 5 M I L E S S O U T H O F J U N C T I O N O F I - 3 5 W A N D I - 3 5 E . E L E V A T I O N = 1 0 2 9 . 6 2 ( N A V D 8 8 ) P R O J E C T B E N C H M A R K S H O W N G R A P H I C A L L Y O N S U R V E Y . S C A L E I N F E E T 1 0 0 ' 7 5 ' 0 5 0 ' G E N E R A L S I T E I N F O R M A T I O N Z O N E D C 3 - G E N E R A L C O M M E R C I A L D I S T R I C T A R E A : L O T 1 - 1 . 9 6 A C R E S L O T 2 - 2 . 4 9 A C R E S O U T P A R C E L A - 6 . 2 1 A C R E S P R O P O S E D R O W - 2 . 9 0 A C R E S T O T A L 1 3 . 5 6 A C R E S G E N E R A L S I T E I N F O R M A T I O N L O T 1 L O T 2 O U T L O T A I M P E R V I O U S A R E A 0 . 6 0 A C R E S 1 . 2 6 A C R E S 0 . 0 0 A C R E S P E R V I O U S A R E A 1 . 3 6 A C R E S 1 . 2 3 A C R E S 6 . 2 1 A C R E S T O T A L A R E A 1 . 9 6 A C R E S 2 . 4 9 A C R E S 6 . 2 1 A C R E S E X I S T I N G L E G E N D U G E F O C G A S U G T S S U N D E R G R O U N D E L E C T R I C U N D E R G R O U N D F I B E R O P T I C U N D E R G R O U N D T E L E P H O N E U N D E R G R O U N D G A S S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N C U R B [ T Y P I C A L ] C O N C R E T E S U R F A C E P A V E R S U R F A C E R I P R A P S U R F A C E F O U N D M O N U M E N T M A R K E D R L S 4 4 9 0 0 ( U N L E S S O T H E R W I S E N O T E D ) S E T 1 / 2 " I R O N P I P E M A R K E D R L S N O . 2 5 7 1 8 C A B L E T V P E D E S T A L A I R C O N D I T I O N E R E L E C T R I C M E T E R E L E C T R I C T R A N S F O R M E R L I G H T P O L E G A S M E T E R S A N I T A R Y C L E A N O U T S A N I T A R Y M A N H O L E C A T C H B A S I N S T O R M D R A I N F L A R E D E N D S E C T I O N S T O R M M A N H O L E F I R E D E P T . C O N N E C T I O N H Y D R A N T W A T E R V A L V E T R A F F I C S I G N R O O F D R A I N D E C I D U O U S T R E E o r o r W A T E R E N G I N E E R 4 7 9 6 9 L E E ALA N S T A T E O F M I N N E S OTA C H P O L O C A T E X H I B I T C G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S C S A H N O . 5 ( K E N W O O D T R A I L ) X X X X X X XGASGASSSSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S WATERWATERWATERWATERWATER W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R WATER WATER WATER WATERWATER¾ G A S G A S G A S G A S G A S G A S G A S G A S U G E UGE U G E U G E U G E U G E UGT U G T U G T U G T U G T U G T U G T C B # 1 - D U A L S T R U C T U R E R I M - 1 0 1 3 . 0 0 F L ( I N ) 1 0 1 0 . 0 0 1 0 " P V C N / E F L ( O U T ) 1 0 1 0 . 0 0 1 8 " P V C S S U M P 1 0 0 6 . 0 0 I N S T A L L S N O U T O N O U T L E T P I P E 18D51B 18D51B 1 0 . 0 % 8.7% 3 . 3 % 2 . 0 % 4 . 0 % 3 . 3 % 1 . 5 % 1.1% 2.7% 3 . 5 % 3 . 9 % 1 . 8 % 3 . 3 % 2 . 1 % 2.0% FG 1016.40 T C 1 0 1 3 . 9 6 G 1 0 1 3 . 4 6 T C 1 0 1 5 . 3 7 G 1 0 1 4 . 8 7 T C 1 0 1 5 . 3 1 G 1 0 1 4 . 8 1 T C 1 0 1 6 . 4 8 G 1 0 1 5 . 9 8 T C 1 0 1 6 . 7 1 G 1 0 1 6 . 2 1 TC 1 0 1 6 . 5 1 G 1 0 1 6 . 0 1 T C 1 0 1 6 . 4 6 G 1 0 1 5 . 9 6 T C 1 0 1 6 . 0 8 G 1 0 1 5 . 5 8 T C 1 0 1 5 . 2 5 G 1 0 1 4 . 7 5 T C 1 0 1 3 . 7 6 G 1 0 1 3 . 2 6 T C 1 0 1 3 . 8 4 G 1 0 1 3 . 3 4 T C 1 0 0 7 . 7 5 G 1 0 0 7 . 2 5 T C 1 0 0 7 . 7 5 G 1 0 0 7 . 2 5 T C 1 0 1 6 . 4 0 G 1 0 1 5 . 9 0 T C 1 0 1 6 . 4 0 G 1 0 1 5 . 9 0 T C 1 0 1 4 . 9 1 G 1 0 1 4 . 4 1 T C 1 0 1 4 . 8 1 G 1 0 1 4 . 3 1 T C 1 0 1 4 . 6 8 G 1 0 1 4 . 1 8 FG 1016.94 FG 1017.0 2 TC 1017.78G 1017.28 T C 1 0 1 7 . 7 3 G 1 0 1 7 . 2 3 T C 1 0 1 7 . 5 5 G 1 0 1 7 . 0 5 T C 1 0 1 7 . 8 0 G 1 0 1 7 . 3 0 T C 1 0 1 7 . 8 0 G 1 0 1 7 . 3 0 1 . 2 % FG 1016.81 FG 1015.01 F G 1 0 1 4 . 7 8 F G 1 0 1 5 . 3 6 F G 1 0 1 5 . 0 0 F G ? ? ? F G 1 0 1 7 . 2 5 F F E = 1 0 1 8 . 0 0 F F E = 1 0 1 8 . 0 0 F G 1 0 1 7 . 0 0 F F E = 1 0 1 8 . 0 0 F F E = 1 0 1 8 . 0 0 FFE=1017.25FFE=1018.00 101610171018101810171018 1 0 1 7 1 0 1 6 1 0 1 5 1 0 1 4 1 0 1 6 101 6 1 0 1 5 1 0 0 8 1 0 0 9 1 0 1 0 1 0 1 1 1 0 1 2 1 0 1 3 1 0 1 5 1 0 1 4 1 0 1 3 1 0 1 2 1 0 1 1 1 0 1 0 101 0 101 5 1008 1 0 0 8 1 0 0 9 1009 101 1 101 2 101 3 101 4 101 6 101 7 101 8 1 0 1 7 7 3 E 2 7 D 73E27D 2 7 B 6 L F 1 2 " P V C @ 1 . 6 7 % 7 3 A B W 1 0 0 7 . 8 6 T W 1 0 1 7 . 0 0 B W 1 0 1 4 . 0 0 T W 1 0 1 5 . 0 0 B W 1 0 0 7 . 9 0 T W 1 0 1 3 . 0 0 B W 1 0 1 1 . 2 3 T W 1 0 1 2 . 9 7 B W 1 0 1 4 . 0 0 T W 1 0 1 4 . 5 0 1 0 1 5 1 0 1 6 1 0 1 7 1 0 1 7 1 0 1 6 1 0 1 5 1 0 1 4 1 0 1 7 1 0 1 8 1 0 1 9 1 0 1 9 1 0 1 8 L A N D S C A P E B E R M L A N D S C A P E B E R M FG 1016.3918D51B 2 7 E 2 7 E 27E 7 3 A C B # 2 R I M - 1 0 0 7 . 2 5 F L ( O U T ) 1 0 0 5 . 7 5 1 2 " P V C W S U M P 1 0 0 2 . 3 5 A D D S N O U T T O O U T L E T P I P E 7 3 A 7 3 A 1 5 8 L F 1 2 " P V C @ 0 . 5 0 % MH #1 (OVER EX. LINE)RIM - 1016.70FL 1004.95 (E)FL (EX) 1004.90 10" PVC 2 7 E 27E 2 9 A D T I N V - 1 0 1 0 . 7 0 P V C T O P - 1 0 0 6 . 7 5 29AWAT INV - 1009.17PVC TOP -1006.00 M H # 2 R I M - 1 0 1 3 . 2 0 F L ( I N ) 1 0 0 9 . 9 0 1 8 " P V C E F L ( O U T ) 1 0 0 9 . 8 0 1 8 " P V C S S U M P 1 0 0 5 . 8 0 I N S T A L L S A F L B A F F L E I N M A N H O L E A L O N G W I T H S N O U T O N O U T L E T P I P E O C S # 1 R I M - 1 0 1 1 . 4 0 F L ( I N ) 1 0 0 6 . 5 0 6 " P V C E F L 1 0 0 9 . 6 0 4 " O R I F I C E F L 1 0 0 9 . 9 0 1 0 " O R I F I C E F L ( O U T ) 1 0 0 6 . 3 0 1 2 P V C N W 1 6 L F 1 2 " P V C @ 5 . 0 0 % F I L T R A T I O N B A S I N S A N D B O T T O M - 1 0 0 5 . 5 0 ' P O N D B O T T O M - 1 0 0 8 . 5 0 ' H W L - 1 0 1 1 . 3 2 4 ' ' D T 4 ' ' D T 4 ' ' D T 7 3 C 7 3 G 7 3 G 0 9 D 1 0 0 9 . 0 0 7 3 G 2 7 E 2 7 E 73B 7 3 B 8 L F 1 2 " P V C @ 5 . 0 0 % 0 9 D 1 0 0 8 . 5 0 1 2 4 L F 1 2 " P V C @ 1 . 0 8 % 3. 0 : 1 3.0:1 3 . 0 : 1 3 . 2 : 1 FG 1017.93 F G 1 0 1 8 . 0 0 F G 1 0 1 7 . 9 4 B W 1 0 1 1 . 2 3 T W 1 0 1 6 . 4 2 73 A D 1 7 D 5 5 S F 4 " D T 7 3 H 1 0 0 6 . 5 0 1 0 0 6 . 5 0 6 " D T 6 " D T 6 " D T I N I T I A L D A T E D P O R P M D E S D R W E n g i n e e r i n g A s s o c i a t e s , I n c . C E I P R O J E C T N O . N C 3 R E V - 4 1 2 / 2 8 / 1 6 G R A D I N G P L A N ( 6 5 1 ) 4 5 2 - 1 1 4 9 ( 6 5 1 ) 4 5 2 - 8 9 6 0 M e n d o t a H e i g h t s , M N 5 5 1 2 0 2 0 2 5 C e n t r e P o i n t e B l v d . , S u i t e 2 1 0 P M P M P M A C 1 2 / 2 8 / 1 6 2 9 6 9 5 1 6 8 9 5 K E N W O O D T R A I L M N L A K E V I L L E K I N G S L E Y S H O R E S S E N I O R L I V I N G P H . 2 TS Y S O T O S E N N I M A D U O Y E R O F E B L L A C 1 - 6 5 1 - 4 5 4 - 0 0 0 2 ME G I L L A C E N 0 2 0 ' 3 0 ' 4 0 ' S C A L E I N F E E T P R O P O S E D B O U N D A R Y L I N E R I G H T O F W A Y L I N E G R A D E B R E A K C O N T O U R E L E V A T I O N S S T O R M D R A I N X X . X X x S P O T E L E V A T I O N S : T C = T O P O F C U R B G = G U T T E R G E N E R A L G R A D I N G N O T E S A . P R I O R T O I N S T A L L A T I O N O F S T O R M O R S A N I T A R Y S E W E R , T H E C O N T R A C T O R S H A L L E X C A V A T E , V E R I F Y , A N D C A L C U L A T E A L L C R O S S I N G S A N D I N F O R M T H E O W N E R A N D T H E E N G I N E E R O F A N Y C O N F L I C T S P R I O R T O C O N S T R U C T I O N . T H E E N G I N E E R W I L L B E H E L D H A R M L E S S I N T H E E V E N T T H E E N G I N E E R I S N O T N O T I F I E D O F D E S I G N C O N F L I C T S . B . A L L S L O P E S A N D A R E A S D I S T U R B E D B Y C O N S T R U C T I O N S H A L L B E G R A D E D S M O O T H A N D 6 " O F T O P S O I L A P P L I E D . I F A D E Q U A T E T O P S O I L I S N O T A V A I L A B L E O N S I T E , T H E C O N T R A C T O R S H A L L P R O V I D E T O P S O I L , A P P R O V E D B Y T H E O W N E R , A S N E E D E D . T H E A R E A S H A L L T H E N B E S E E D E D , F E R T I L I Z E D , M U L C H E D , W A T E R E D A N D M A I N T A I N E D U N T I L H A R D Y G R A S S G R O W T H I S E S T A B L I S H E D I N A L L A R E A S ( S E E L A N D S C A P E P L A N F O R S E E D M I X A N D P R O P E R A P P L I C A T I O N R A T E ) . A N Y A R E A S D I S T U R B E D F O R A N Y R E A S O N P R I O R T O F I N A L A C C E P T A N C E O F T H E P R O J E C T S H A L L B E C O R R E C T E D B Y T H E C O N T R A C T O R A T N O A D D I T I O N A L C O S T T O T H E O W N E R . C . T H E C O N T R A C T O R I S S P E C I F I C A L L Y C A U T I O N E D T H A T T H E L O C A T I O N A N D / O R E L E V A T I O N O F E X I S T I N G U T I L I T I E S A S S H O W N O N T H E S E P L A N S I S B A S E D O N R E C O R D S O F T H E V A R I O U S U T I L I T Y C O M P A N I E S , A N D W H E R E P O S S I B L E , M E A S U R E M E N T S T A K E N I N T H E F I E L D . T H E I N F O R M A T I O N I S N O T T O B E R E L I E D O N A S B E I N G E X A C T O R C O M P L E T E . T H E C O N T R A C T O R M U S T C A L L T H E A P P R O P R I A T E U T I L I T Y C O M P A N Y A T L E A S T 4 8 H O U R S B E F O R E A N Y E X C A V A T I O N T O R E Q U E S T E X A C T F I E L D L O C A T I O N O F U T I L I T I E S . D . U N L E S S O T H E R W I S E S H O W N , C A L L E D O U T O R S P E C I F I E D H E R E O N O R W I T H I N T H E S P E C I F I C A T I O N S : A L L S T O R M D R A I N P I P E B E D D I N G S H A L L B E I N S T A L L E D P E R C I T Y O F L A K E V I L L E S P E C I F I C A T I O N S . A L L S T O R M D R A I N P I P E S A R E M E A S U R E D F R O M C E N T E R O F S T R U C T U R E S A N D E N D S O F F L A R E D E N D S E C T I O N S . E . N O S L O P E S I N T H E D R I V E S O R P A R K I N G L O T S G R E A T E R T H A N 5 % , E X C E P T F O R R A M P T O U N D E R G R O U N D P A R K I N G . F . T H E S T O R M S E W E R W I L L B E A I R T E S T E D W H E R E I T C R O S S E S T H E W A T E R S E R V I C E ; P E R C I T Y O F L A K E V I L L E S P E C I F I C A T I O N S . X X X P = P A V E M E N T T W = T O P O F W A L L B W = B O T T O M O F W A L L TOTAL DISTURBED AREA = ±1.63 ACRES > 1.00 THEREFORE AN NOI PERMIT WILL BE REQUIRED.1. ON-SITE AREAS & RUNOFF COEFFICIENTS: PRE-DEVELOPMENT DRAINAGE AREA (PARCELS 1&2) = 4.45 ACRES PERVIOUS AREA = 4.45 ACRES PERVIOUS "c" ASSUMED = 0.61 IMPERVIOUS AREA = 0.00 ACRES IMPERVIOUS "c" ASSUMED = 0.98 COMPOSITE "c" = 0.61 POST-DEVELOPMENT DRAINAGE AREA (PARCELS 1&2) = 4.45 ACRES PERVIOUS AREA = 2.63 ACRES PERVIOUS "c" ASSUMED = 0.61 IMPERVIOUS AREA = 1.82 ACRES IMPERVIOUS "c" ASSUMED = 0.98 COMPOSITE "c" = 0.78 STORMWATER RUNOFF SUMMARY:2. EXISTING SITE DISCHARGE RATES FOR 2-YR, 10-YR & 100-YR STORM EVENT:FLOW (cfs)FLOW (cfs) FLOW (cfs) Qpre(2): 1.50 Qpre(10): 7.07 Qpre(100): 25.643. PROPOSED SITE DISCHARGE RATES FOR 2-YR, 10-YR & 100-YR STORM EVENT: FLOW (cfs) FLOW (cfs) FLOW (cfs) Qproposed(2): 1.24 Qproposed(10): 4.69 Qproposed(100): 17.754. SUMMARY:THE PROPOSED SITE PEAK DISCHARGE RATES WILL BE LESS THAN THE EXISTING CONDITION RATES. STORM WATER WILL SHEET DRAIN AND/ORBE PIPED TO KINGSLEY LAKE. NO ADVERSE IMPACTS TO THE ADJACENT PROPERTIES AND/OR R.O.W. ARE ANTICIPATED DUE TO THISPROJECT.THE 1.0" RAINFALL FROM THE NEW IMPERVIOUS SURFACES WILL BE CAPTURED IN THE FILTRATION BASIN AND TREATED PRIOR TO RELEASE. H P = H I G H P O I N T E O F = E M E R G E N C Y O V E R F L O W T H E D E V E L O P E R I S T H E O W N E R A N D S H A L L B E R E S P O N S I B L E F O R T H E M A I N T E N A N C E O F T H E O N - S I T E S T O R M W A T E R M A N A G E M E N T S Y S T E M , I N C L U D I N G B U T N O T L I M I T E D T O ; S T O R M W A T E R , U N D E R G R O U N D S T O R M W A T E R M A N A G E M E N T S Y S T E M A N D W A T E R Q U A L I T Y T R E A T M E N T S T R U C T U R E S L Y I N G W I T H I N P U B L I C D R A I N A G E A N D U T I L I T Y E A S E M E N T . T H E S T O R M W A T E R M A N A G E M E N T S Y S T E M M U S T B E I N S P E C T E D D U R I N G C O N S T R U C T I O N A N D C E R T I F I E D B Y T H E D E S I G N E N G I N E E R F O L L O W I N G C O N S T R U C T I O N . F O L L O W I N G C O N S T R U C T I O N , A C E R T I F I C A T I O N S I G N E D B Y T H E D E S I G N E N G I N E E R S H A L L B E F I L E D W I T H T H E C I T Y E N G I N E E R E V I D E N C I N G T H A T T H E U N D E R G R O U N D S T O R M W A T E R M A N A G E M E N T S Y S T E M W A S C O N S T R U C T E D I N A C C O R D A N C E W I T H T H E A P P R O V E D P L A N S A N D S P E C I F I C A T I O N S . T H E D E V E L O P E R M U S T P R O V I D E I N S P E C T I O N A N D M A I N T E N A N C E R E P O R T S E V E R Y 6 M O N T H S U N L E S S A P P R O V E D O T H E R B Y T H E C I T Y E N G I N E E R . T S = T O P O F S I D E W A L K F G = F I N I S H G R A D E R I M = G U T T E R / F L O W L I N E O F C U R B O R F I N I S H E D G R A D E I N L A N D S C A P E D A R E A S G R A D I N G N O T E S 0 9 D F L A R E D E N D S E C T I O N 1 8 D M A T C H E X I S T I N G P A V E M E N T / P E R V I O U S P A V E R E L E V A T I O N S . 2 9 A M A I N T A I N M I N . 1 8 " V E R T I C A L S E P A R A T I O N 5 1 B L I M I T S O F S A W C U T A N D P A V E M E N T / P E R V I O U S P A V E R R E M O V A L . 7 3 A S U M P C A T C H B A S I N P E R C I T Y O F L A K E V I L L E D E T A I L L V - S T M - 1 6 . 7 3 B S T O R M S E W E R M A N H O L E P E R C I T Y O F L A K E V I L L E D E T A I L L V - S T M - 2 . 7 3 E P E R I M E T E R R O O F D R A I N P I P I N G T O B E 1 0 " P V C W I T H 1 % M I N . S L O P E A N D 4 ' M I N . C O V E R . C O N T R A C T O R T O C O N N E C T D O W N S P O U T P I P E S T O P E R I M E T E R R O O F D R A I N P I P E W H I C H C O N N E C T S T O C B # 1 A S N E E D E D T O D R A I N P E R I M E T E R P I P I N G . 7 3 G 4 " P E R F O R A T E D D R A I N T I L E W I T H S O C K U N D E R P E R V I O U S P A V E R S , P E R D E T A I L 7 0 F , C O N N E C T E D T O C B # 1 & M H # 2 . 7 3 H B I O F I L T R A T I O N B A S I N W I T H U N D E R D R A I N P E R C I T Y O F L A K E V I L L E D E T A I L L V - S T M - 2 6 G R A D I N G D E T A I L S 1 7 D C L A S S 3 R I P - R A P P A D O V E R S O I L S E P A R A T I O N F A B R I C 2 7 B T R E N C H D R A I N ( E X T E N D T O F A C E O F C U R B ) 2 7 D D O W N S P O U T C O L L E C T O R 2 7 E S T O R M D R A I N C L E A N - O U T 7 3 A S N O U T 7 3 C O U T L E T C O N T R O L S T R U C T U R E E X I S T I N G L E G E N D U G E F O C G A S U G T S S U N D E R G R O U N D E L E C T R I C U N D E R G R O U N D F I B E R O P T I C U N D E R G R O U N D T E L E P H O N E U N D E R G R O U N D G A S S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N C U R B [ T Y P I C A L ] C O N C R E T E S U R F A C E P A V E R S U R F A C E R I P R A P S U R F A C E F O U N D M O N U M E N T M A R K E D R L S 4 4 9 0 0 ( U N L E S S O T H E R W I S E N O T E D ) S E T 1 / 2 " I R O N P I P E M A R K E D R L S N O . 2 5 7 1 8 C A B L E T V P E D E S T A L A I R C O N D I T I O N E R E L E C T R I C M E T E R E L E C T R I C T R A N S F O R M E R L I G H T P O L E G A S M E T E R S A N I T A R Y C L E A N O U T S A N I T A R Y M A N H O L E C A T C H B A S I N S T O R M D R A I N F L A R E D E N D S E C T I O N S T O R M M A N H O L E F I R E D E P T . C O N N E C T I O N H Y D R A N T W A T E R V A L V E T R A F F I C S I G N R O O F D R A I N D E C I D U O U S T R E E o r o r W A T E R E N G I N E E R 4 7 9 6 9 L E E ALA N S T A T E O F M I N N E S OTA C H P O L O C A T E X H I B I T D G A S G A S T E L E T E L E T E L E T E L E T E L E T E L E T E L E T E L E T E L E T E L E T E L E T E L E G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S X X X XGASGASSS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S WATERWATERWATERWATER W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R WATER WATER WATER WATER WATER¾ G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S U G E U G E U G E U G E UGEUGE U G E U G E U G E UGTUGT U G T U G T U G T U G T U G T U G T 17 L F 6 " P V C @ 4 . 0 0 % 2 3 E 2 3 A F L 1 0 0 0 . 1 9 F L 1 0 0 0 . 8 7 22A31ACONNECT TOEXISTING 6" STUB 22I UGE 2 7 A 3 1 A 2 7 B G A S G U G T 2 6 A 3 1 A 2 7 C 22K22X22Y 22L24A31A76A22G6"4'' DT4'' D T 4 ' ' D T D 4 " D T 6 " D T 6 " D T 6 " D T 2 3 B 6''W6''W6''W 6 ' ' W 6''W 7 6 B 76C22D6"x6"x6" I N I T I A L D A T E D P O R P M D E S D R W E n g i n e e r i n g A s s o c i a t e s , I n c . C E I P R O J E C T N O . N C 4 R E V - 4 1 2 / 2 8 / 1 6 U T I L I T Y P L A N ( 6 5 1 ) 4 5 2 - 1 1 4 9 ( 6 5 1 ) 4 5 2 - 8 9 6 0 M e n d o t a H e i g h t s , M N 5 5 1 2 0 2 0 2 5 C e n t r e P o i n t e B l v d . , S u i t e 2 1 0 P M P M P M A C 1 2 / 2 8 / 1 6 2 9 6 9 5 1 6 8 9 5 K E N W O O D T R A I L M N L A K E V I L L E K I N G S L E Y S H O R E S S E N I O R L I V I N G P H . 2 TS Y S O T O S E N N I M A D U O Y E R O F E B L L A C 1 - 6 5 1 - 4 5 4 - 0 0 0 2 ME G I L L A C E N 0 2 0 ' 3 0 ' 4 0 ' S C A L E I N F E E T P R O P O S E D B O U N D A R Y L I N E S T O R M D R A I N P O S T I N D I C A T O R V A L V E G A S S E R V I C E S A N I T A R Y S E W E R S E R V I C E U N D E R G R O U N D E L E C T R I C S E R V I C E U N D E R G R O U N D T E L E P H O N E S E R V I C E W A T E R S E R V I C E G E N E R A L U T I L I T Y N O T E S A . A L L W A T E R L I N E S S H A L L B E D I P W I T H 7 . 5 ' M I N . C O V E R . B . A L L S A N I T A R Y S E W E R L I N E S S H A L L B E P V C W I T H 6 ' M I N . C O V E R . C . C O N T R A C T O R S H A L L C O O R D I N A T E A N Y D I S R U P T I O N S T O E X I S T I N G U T I L I T Y S E R V I C E S W I T H A D J A C E N T P R O P E R T Y O W N E R S . D . A L L E L E C T R I C , T E L E P H O N E A N D G A S E X T E N S I O N S I N C L U D I N G S E R V I C E L I N E S S H A L L B E C O N S T R U C T E D T O T H E A P P R O P R I A T E U T I L I T Y C O M P A N Y S P E C I F I C A T I O N S . A L L U T I L I T Y D I S C O N N E C T I O N S S H A L L B E C O O R D I N A T E D W I T H T H E D E S I G N A T E D U T I L I T Y C O M P A N I E S . E . C O N S T R U C T I O N S H A L L N O T S T A R T O N A N Y P U B L I C U T I L I T Y S Y S T E M U N T I L W R I T T E N A P P R O V A L H A S B E E N R E C E I V E D B Y T H E E N G I N E E R F R O M T H E A P P R O P R I A T E G O V E R N I N G A U T H O R I T Y A N D C O N T R A C T O R H A S B E E N N O T I F I E D B Y T H E E N G I N E E R . F . P R I O R T O T H E C O N S T R U C T I O N O F O R C O N N E C T I O N T O A N Y S T O R M D R A I N , S A N I T A R Y S E W E R , W A T E R M A I N O R A N Y O F T H E D R Y U T I L I T I E S , T H E C O N T R A C T O R S H A L L E X C A V A T E , V E R I F Y A N D C A L C U L A T E A L L P O I N T S O F C O N N E C T I O N A N D A L L U T I L I T Y C R O S S I N G S A N D I N F O R M C E I E N G I N E E R I N G A N D T H E O W N E R / D E V E L O P E R O F A N Y C O N F L I C T O R R E Q U I R E D D E V I A T I O N S F R O M T H E P L A N . N O T I F I C A T I O N S H A L L B E M A D E A M I N I M U M O F 4 8 H O U R S P R I O R T O C O N S T R U C T I O N . C E I E N G I N E E R I N G A N D I T S C L I E N T S S H A L L B E H E L D H A R M L E S S I N T H E E V E N T T H A T T H E C O N T R A C T O R F A I L S T O M A K E S U C H N O T I F I C A T I O N . G . U N L E S S O T H E R W I S E S H O W N , C A L L E D O U T O R S P E C I F I E D H E R E O N O R W I T H I N S P E C I F I C A T I O N S : A L L W A T E R L I N E F I T T I N G S S H A L L B E I N S T A L L E D W I T H T H R U S T B L O C K I N G P E R C I T Y S P E C I F I C A T I O N S / D E T A I L S . A L L W A T E R L I N E P I P E B E D D I N G S H A L L B E I N S T A L L E D P E R C I T Y S P E C I F I C A T I O N S / D E T A I L S . A L L S A N I T A R Y S E W E R P I P E B E D D I N G S H A L L B E I N S T A L L E D P E R C I T Y S P E C I F I C A T I O N S / D E T A I L S . H . A L L P U B L I C G A T E V A L V E S A N D H Y D R A N T S A R E T O B E O P E R A T E D S O L E L Y B Y C I T Y O F L A K E V I L L E E M P L O Y E E S . C O N T R A C T O R M U S T C O N T A C T T H E C I T Y ' S U T I L I T Y D E P A R T M E N T A M I N I M U M O F 4 8 H O U R S P R I O R T O N E E D I N G W A T E R S H U T O F F . J . T H E S T O R M S E W E R W I L L B E A I R T E S T E D W H E R E I T C R O S S E S T H E W A T E R S E R V I C E ; P E R C I T Y O F L A K E V I L L E S P E C I F I C A T I O N S . X " S 6 ' ' W U G T U G E G A S U T I L I T Y N O T E S 2 2 A P O I N T O F C O N N E C T I O N - W A T E R S E R V I C E ( P E R L O C A L C O D E S ) . 2 2 D M . J . T E E W I T H T H R U S T I N G B L O C K ( S E E S I Z E T H I S S H E E T ) . 2 2 G 9 0 ° M . J . B E N D W I T H T H R U S T B L O C K I N G ( S E E S I Z E S T H I S S H E E T ) . 2 2 I 2 2 - 1 / 2 D E G R E E M . J . B E N D W I T H T H R U S T B L O C K I N G ( S E E S I Z E S T H I S S H E E T ) . 2 2 K S P R I N K L E R E N T R Y P E R A R C H . P L A N S ( S E E S I Z E S T H I S S H E E T ) . 2 2 L M E T E R E D D O M E S T I C W A T E R S E R V I C E E N T R Y P E R A R C H . P L A N S ( S E E S I Z E S T H I S S H E E T ) . 2 2 X I N T E R I O R W A T E R M E T E R ( P E R L O C A L C O D E S ) . 2 2 Y I N T E R I O R B A C K F L O W P R E V E N T E R ( P E R A R C H . P L A N S ) . 2 3 A P O I N T O F C O N N E C T I O N - S A N I T A R Y S E W E R S E R V I C E ( P E R L O C A L C O D E S ) . 2 3 B S A N I T A R Y S E W E R C L E A N - O U T ( P E R L O C A L C O D E S ) . 2 3 E S A N I T A R Y S E W E R S E R V I C E E N T R Y ( P E R A R C H . P L A N S ) . 2 4 A P O I N T O F C O N N E C T I O N F O R E L E C T R I C A L S E R V I C E ( P E R E L E C T R I C C O M P A N Y R E Q U I R E M E N T S ) . 2 6 A P O I N T O F C O N N E C T I O N F O R U N D E R G R O U N D T E L E P H O N E ( P E R T E L E P H O N E C O M P A N Y R E Q U I R E M E N T S ) . 2 7 A P O I N T O F C O N N E C T I O N F O R G A S S E R V I C E ( P E R L O C A L G A S C O M P A N Y R E Q U I R E M E N T S ) . 2 7 B G A S S E R V I C E P E R L O C A L G A S C O M P A N Y . 2 7 C P R O P O S E D G A S M E T E R . 2 9 A M A I N T A I N M I N . 1 8 " V E R T I C A L S E P A R A T I O N . 3 1 A L O C A T I O N F O R T H I S U T I L I T Y A S S H O W N I S F O R D R A W I N G P U R P O S E S O N L Y . C O N T R A C T O R S H A L L V E R I F Y T H E E X A C T L O C A T I O N I N F I E L D P R I O R T O T H E C O N S T R U C T I O N O F T H E P R O P O S E D U T I L I T Y L I N E T O B E C O N N E C T E D . C O N T R A C T O R S H A L L N O T I F Y C E I E N G I N E E R I N G I F T H E D E S I G N A S S H O W N I S N O T A C H I E V A B L E . 7 6 A I N S T A L L P O S T I N D I C A T O R V A L V E ( P E R C I T Y O F L A K E V I L L E ) . 7 6 B W A T E R M A I N H Y D R A N T L E A D W I T H V A L V E ( P E R C I T Y O F L A K E V I L L E P L A T E N O . L V - W M - 4 ) . 7 6 C G A T E V A L V E ( P E R C I T Y O F L A K E V I L L E ) . U N D E R G R O U N D P A R K I N G L I M I T S G G A S M E T E R E X I S T I N G L E G E N D U G E F O C G A S U G T S S U N D E R G R O U N D E L E C T R I C U N D E R G R O U N D F I B E R O P T I C U N D E R G R O U N D T E L E P H O N E U N D E R G R O U N D G A S S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N C U R B [ T Y P I C A L ] C O N C R E T E S U R F A C E P A V E R S U R F A C E R I P R A P S U R F A C E F O U N D M O N U M E N T M A R K E D R L S 4 4 9 0 0 ( U N L E S S O T H E R W I S E N O T E D ) S E T 1 / 2 " I R O N P I P E M A R K E D R L S N O . 2 5 7 1 8 C A B L E T V P E D E S T A L A I R C O N D I T I O N E R E L E C T R I C M E T E R E L E C T R I C T R A N S F O R M E R L I G H T P O L E G A S M E T E R S A N I T A R Y C L E A N O U T S A N I T A R Y M A N H O L E C A T C H B A S I N S T O R M D R A I N F L A R E D E N D S E C T I O N S T O R M M A N H O L E F I R E D E P T . C O N N E C T I O N H Y D R A N T W A T E R V A L V E T R A F F I C S I G N R O O F D R A I N D E C I D U O U S T R E E o r o r W A T E R 29AWAT INV 1009.17PVC TOP 1006.05 E N G I N E E R 4 7 9 6 9 L E E ALA N S T A T E O F M I N N E S OTA C H P O L O C A T E X H I B I T E G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S K L A M A T H T R A I L C S A H N O . 5 ( K E N W O O D T R A I L ) GAS GAS SS SS SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S WATER WATER WATER W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R WATER WATER WATER WATER WATER WATER¾ G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S U G E U G E U G E U G E U G E U G E UGEUGEUGEUGE U G E UGTUGTUGTUGT U G T U G T U G T U G T 18D51B 18D51BSFSFS F S F S F S F S F S F S F S F S F S F S F S F S F S F S F S F S F S F S F S F SF SFSFSFSFSFSF S F SFSF I P CE BDCBDC LIMITS OF DIS T U R B A N C E 71,208 SF (1.6 3 A C ) 1 0 . 0 % 8.7% 3 . 3 % 2.0%4 . 0 % 3.3%1.5% 1.1% 2.7%3.5%3.9%1.8%3.3%2.1%2.0%FG 1016.40TC 1013.96G 1013.46 TC 1015.37G 1014.87 TC 1015.31G 1014.81 TC 1016.48G 1015.98 TC 1016.71G 1016.21TC 1016.51G 1016.01 TC 1016.46G 1015.96 TC 1016.08G 1015.58TC 1015.25G 1014.75 T C 1 0 1 3 . 7 6 G 1 0 1 3 . 2 6 T C 1 0 1 3 . 8 4 G 1 0 1 3 . 3 4 T C 1 0 0 7 . 7 5 G 1 0 0 7 . 2 5 T C 1 0 0 7 . 7 5 G 1 0 0 7 . 2 5 TC 1 0 1 6 . 4 0 G 1 0 1 5 . 9 0 TC 1016.40G 1015.90 T C 1 0 1 4 . 9 1 G 1 0 1 4 . 4 1 TC 1014.81G 1014.31TC 1014.68G 1014.18 FG 1016.94 FG 1017.02 TC 1017.78G 1017.28 TC 1017.73G 1017.23TC 1017.55G 1017.05 TC 101 7 . 8 0 G 1017. 3 0 TC 1017.80G 1017.301.2%FG 1016.81 FG 1015.01 FG 1014.78 FG 1015.36 F G 1 0 1 5 . 0 0 F G ? ? ? F G 1 0 1 7 . 2 5 FFE=1018.00 FFE=1018.00 F G 1 0 1 7 . 0 0 F F E = 1 0 1 8 . 0 0 FFE=1018.00FFE=1017.25FFE=1018.00 1016101710181018101710181017101610151014101610161015 1 0 0 8 1 0 0 9 1 0 1 0 1 0 1 1 1 0 1 2 1 0 1 3 1 0 1 5 1 0 1 4 1 0 1 3 1 0 1 2 1 0 1 1 1 0 1 0 101 0 101 5 1008 1 0 0 8 1 0 0 9 1009 101 1 101 2 101 3 101 4 101 6 101 7 101 8 1 0 1 7 2 7 B B W 1 0 0 7 . 8 6 T W 1 0 1 7 . 0 0 B W 1 0 1 4 . 0 0 T W 1 0 1 5 . 0 0 B W 1 0 0 7 . 9 0 T W 1 0 1 3 . 0 0 B W 1 0 1 1 . 2 3 T W 1 0 1 2 . 9 7 B W 1 0 1 4 . 0 0 T W 1 0 1 4 . 5 0 B D C 1 0 1 5 1 0 1 6 1 0 1 7 1 0 1 7 1 0 1 6 1 0 1 5 1 0 1 4 1 0 1 7 1 0 1 8 1 0 1 9 1 0 1 9 1 0 1 8 L A N D S C A P E B E R M L A N D S C A P E B E R M FG 1016.3918D51BIP I P 4'' DT4'' DT4'' DTIPTEMPORARYCONSTRUCTION ACCESSGENERAL CONTRACTOR RESPONSIBLE FORREMOVAL AND REPLACEMENT OF DAMAGEDBITUMINOUS PATH OR CURB AND GUTTERDUE TO TEMPORARY CONSTRUCTION ACCESS. 3. 0 : 1 3.0:1 3 . 0 : 1 3.2:1 FG 1017.93 FG 1018.00 FG 1017 . 9 4 B W 1 0 1 1 . 2 3 T W 1 0 1 6 . 4 2 D 4 " D T 6 " D T 6 " D T 6 " D T I N I T I A L D A T E D P O R P M D E S D R W E n g i n e e r i n g A s s o c i a t e s , I n c . C E I P R O J E C T N O . N C 5 . 0 R E V - 4 1 2 / 2 8 / 1 6 E R O S I O N C O N T R O L P L A N ( 6 5 1 ) 4 5 2 - 1 1 4 9 ( 6 5 1 ) 4 5 2 - 8 9 6 0 M e n d o t a H e i g h t s , M N 5 5 1 2 0 2 0 2 5 C e n t r e P o i n t e B l v d . , S u i t e 2 1 0 P M P M P M A C 1 2 / 2 8 / 1 6 2 9 6 9 5 1 6 8 9 5 K E N W O O D T R A I L M N L A K E V I L L E K I N G S L E Y S H O R E S S E N I O R L I V I N G P H . 2 TS Y S O T O S E N N I M A D U O Y E R O F E B L L A C 1 - 6 5 1 - 4 5 4 - 0 0 0 2 ME G I L L A C E N 0 2 0 ' 3 0 ' 4 0 ' S C A L E I N F E E T P R O P O S E D B O U N D A R Y L I N E R I G H T O F W A Y L I N E G R A D E B R E A K C O N T O U R E L E V A T I O N S S T O R M D R A I N X X X E R O S I O N D E T A I L S T E M P O R A R Y R O C K C O N S T R U C T I O N E N T R A N C E P E R C I T Y O F L A K E V I L L E D E T A I L P L A T E L V - S T - 1 2 T E M P O R A R Y S I L T F E N C E P E R C I T Y O F L A K E V I L L E D E T A I L P L A T E L V - S T M - 1 8 . I N L E T P R O T E C T I O N P E R C I T Y O F L A K E V I L L E D E T A I L P L A T E L V - S T M - 1 2 E R O S I O N C O N T R O L B L A N K E T P E R C I T Y O F L A K E V I L L E D E T A I L P L A T E L V - S T M - 1 9 ( I N S T A L L E D O N A L L S L O P E S G R E A T E R T H A N 3 : 1 A N D A S S H O W N ) Not to Scale G R A D I N G & E R O S I O N C O N T R O L O P I N I O N O F P R O B A B L E C O S T D E S C R I P T I O N Q U A N T I T Y U N I T C O S T T O T A L C O S T 1 . E R O S I O N C O N T R O L M A I N T E N A N C E - 1 L S $ 2 , 5 0 0 / L S $ 2 , 5 0 0 2 . E R O S I O N C O N T R O L S I L T F E N C E - 9 9 0 L F $ 3 / L F $ 2 , 9 7 0 3 . V E H I C L E T R A C K I N G C O N T R O L - 1 $ 7 5 0 / E A $ 7 5 0 T O T A L $ 1 1 , 0 4 0 N O T E : T H I S O P I N I O N O F P R O B A B L E C O S T I S M A D E O N T H E B A S I S O F E X P E R I E N C E A N D Q U A L I F I C A T I O N S A N D R E P R E S E N T S C E I E N G I N E E R I N G ' S B E S T J U D G M E N T A S A N E X P E R I E N C E D A N D Q U A L I F I E D P R O F E S S I O N A L F I R M , F A M I L I A R W I T H T H E C O N S T R U C T I O N I N D U S T R Y . C E I E N G I N E E R I N G C A N N O T A N D W I L L N O T G U A R A N T E E T H A T A C T U A L C O N S T R U C T I O N C O S T S W I L L N O T V A R Y F R O M T H I S O P I N I O N O F P R O B A B L E C O S T . 4 . T E M P O R A R Y C B I N L E T P R O T E C T I O N - 4 $ 2 5 0 / E A $ 1 0 0 0 P R O J E C T C O N T A C T S : B I O R O L L D I T C H C H E C K P E R C I T Y O F L A K E V I L L E D E T A I L P L A T E L V - S T M - 2 0 6 . B I O R O L L D I T C H C H E C K - 2 0 L F $ 3 / L F $ 6 0 7 . E R O S I O N C O N T R O L F A B R I C - 7 , 5 2 0 S F $ 0 . 5 0 / S F $ 3 , 7 6 0 SITE G E N E R A L E R O S I O N N O T E S S E E S H E E T S C 5 . 1 A N D C 5 . 2 F O R E R O S I O N C O N T R O L N O T E S . L I M I T S O F D I S T U R B A N C E E X I S T I N G L E G E N D U E U F O U U G U T U T V > > I > x x U N D E R G R O U N D E L E C T R I C U N D E R G R O U N D C A B L E T V U N D E R G R O U N D F I B E R O P T I C U N D E R G R O U N D T E L E P H O N E O V E R H E A D U T I L I T Y U N D E R G R O U N D G A S S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N F E N C E C U R B [ T Y P I C A L ] C O N T O U R S C O N C R E T E S U R F A C E G R A V E L S U R F A C E R I P R A P S U R F A C E 1 0 0 ' S H O R E I M P A C T Z O N E 1 2 3 0 F O U N D M O N U M E N T M A R K E D R L S 4 4 9 0 0 ( U N L E S S O T H E R W I S E N O T E D ) S E T 1 / 2 " I R O N P I P E M A R K E D R L S N O . 2 5 7 1 8 C A B L E T V P E D E S T A L A I R C O N D I T I O N E R E L E C T R I C M E T E R E L E C T R I C P E D E S T A L E L E C T R I C T R A N S F O R M E R L I G H T P O L E G U Y W I R E P O W E R P O L E G A S M A N H O L E G A S M E T E R T E L E P H O N E M A N H O L E T E L E P H O N E P E D E S T A L S A N I T A R Y C L E A N O U T S A N I T A R Y M A N H O L E C A T C H B A S I N S T O R M D R A I N F L A R E D E N D S E C T I O N S T O R M M A N H O L E F I R E D E P T . C O N N E C T I O N H Y D R A N T C U R B S T O P W A T E R V A L V E B O L L A R D F L A G P O L E M A I L B O X T R A F F I C S I G N U N K N O W N M A N H O L E S P O T E L E V A T I O N T R A F F I C S I G N A L R O O F D R A I N C O N I F E R O U S T R E E D E C I D U O U S T R E E o r o r T O T A L D I S T U R B E D A R E A = ± 1 . 6 3 A C R E S > 1 . 0 0 T H E R E F O R E A N N O I P E R M I T W I L L B E R E Q U I R E D . 1 . O N - S I T E A R E A S & R U N O F F C O E F F I C I E N T S : P R E - D E V E L O P M E N T D R A I N A G E A R E A ( P A R C E L S 1 & 2 ) = 4 . 4 5 A C R E S P E R V I O U S A R E A = 4 . 4 5 A C R E S P E R V I O U S " c " A S S U M E D = 0 . 6 1 I M P E R V I O U S A R E A = 0 . 0 0 A C R E S I M P E R V I O U S " c " A S S U M E D = 0 . 9 8 C O M P O S I T E " c " = 0 . 6 1 P O S T - D E V E L O P M E N T D R A I N A G E A R E A ( P A R C E L S 1 & 2 ) = 4 . 4 5 A C R E S P E R V I O U S A R E A = 2 . 6 3 A C R E S P E R V I O U S " c " A S S U M E D = 0 . 6 1 I M P E R V I O U S A R E A = 1 . 8 2 A C R E S I M P E R V I O U S " c " A S S U M E D = 0 . 9 8 C O M P O S I T E " c " = 0 . 7 8 S T O R M W A T E R R U N O F F S U M M A R Y : 2 . E X I S T I N G S I T E D I S C H A R G E R A T E S F O R 2 - Y R , 1 0 - Y R & 1 0 0 - Y R S T O R M E V E N T : F L O W ( c f s ) F L O W ( c f s ) F L O W ( c f s ) Q p r e ( 2 ) : 1 . 5 0 Q p r e ( 1 0 ) : 7 . 0 7 Q p r e ( 1 0 0 ) : 2 5 . 6 4 3 . P R O P O S E D S I T E D I S C H A R G E R A T E S F O R 2 - Y R , 1 0 - Y R & 1 0 0 - Y R S T O R M E V E N T : F L O W ( c f s ) F L O W ( c f s ) F L O W ( c f s ) Q p r o p o s e d ( 2 ) : 1 . 2 4 Q p r o p o s e d ( 1 0 ) : 4 . 6 9 Q p r o p o s e d ( 1 0 0 ) : 1 7 . 7 5 4 . S U M M A R Y : T H E P R O P O S E D S I T E P E A K D I S C H A R G E R A T E S W I L L B E L E S S T H A N T H E E X I S T I N G C O N D I T I O N R A T E S . S T O R M W A T E R W I L L S H E E T D R A I N A N D / O R B E P I P E D T O K I N G S L E Y L A K E . N O A D V E R S E I M P A C T S T O T H E A D J A C E N T P R O P E R T I E S A N D / O R R . O . W . A R E A N T I C I P A T E D D U E T O T H I S P R O J E C T . T H E 1 . 0 " R A I N F A L L F R O M T H E N E W I M P E R V I O U S S U R F A C E S W I L L B E C A P T U R E D I N T H E F I L T R A T I O N B A S I N A N D T R E A T E D P R I O R T O R E L E A S E . E N G I N E E R 4 7 9 6 9 L E E ALA N S T A T E O F M I N N E S OTA C H P O L O C A T E X H I B I T F F O C F O C F O C F O C F O C F O C F O C F O C F O C F O C F O C F O C K L A M A T H T R A I L C S A H N O . 5 ( K E N W O O D T R A I L ) SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S WATER WATER WATER W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R W A T E R WATER WATER WATER WATER WATER¾ U G E U G E U G E U G E UGEUGEUG E U G E U G E UGTUGTUG T U G T U G T U G T U G T U G T 4'' DT4'' DT 4 ' ' D T 1 - B H 1 - W P 1-WP1-PO 1 - P O 1 - R M 1 - R M 3 - G M 8 - G M 6-GM 6 - G M 8 - G M 5-DW 4-DW14-DW8-DW 8 - D W 5-GJ 3-GJ 3 - T Y 7 - T Y 6 - W P 5 - R M 5 - P O 6 - G J 6 - G J 5 - T Y 5 - T Y 5 - T Y 5 - T Y 6 - G J 6 - G J 3 - G J 3 - D W 5 0 A 5 0 A 50A50A 5 0 A 5 0 A 5 0 A 5 0 B 5 0 B 50B 5 0 B 5 0 B 50B 50B50B50 B 5 0 B 50B 50B 5 0 B 5 0 B 50A 5 0 A 50A 5 0 A 5 0 A 5 0 A 5 0 A 5 0 B 5 0 B 5 0 B 5 0 B 5 0 B 5 0 B 5 0 B 5 0 B 5 0 A 5 0 A 5 0 A 5 0 A 50B 5 0 B D 4 " D T 6 " D T 6 " D T 6 " D T I N I T I A L D A T E D P O R P M D E S D R W E n g i n e e r i n g A s s o c i a t e s , I n c . C E I P R O J E C T N O . N C 8 R E V - 4 1 2 / 2 8 / 1 6 L A N D S C A P E P L A N ( 6 5 1 ) 4 5 2 - 1 1 4 9 ( 6 5 1 ) 4 5 2 - 8 9 6 0 M e n d o t a H e i g h t s , M N 5 5 1 2 0 2 0 2 5 C e n t r e P o i n t e B l v d . , S u i t e 2 1 0 P M P M P M A C 1 2 / 2 8 / 1 6 2 9 6 9 5 1 6 8 9 5 K E N W O O D T R A I L M N L A K E V I L L E K I N G S L E Y S H O R E S S E N I O R L I V I N G P H . 2 TS Y S O T O S E N N I M A D U O Y E R O F E B L L A C 1 - 6 5 1 - 4 5 4 - 0 0 0 2 ME G I L L A C E N 0 2 0 ' 3 0 ' 4 0 ' S C A L E I N F E E T P R O P O S E D L E G E N D P L A N T R E E W R A P B A C K F I L L M I X P A I N T E D F L U O R E S C E N T O R A N G E C O V E R E D W / 2 - P L Y R U B B E R H O S E W H I T E F L A G G I N G ( T Y P . ) D O U B L E S T R A N D 1 2 G A U G E W I R E 8 " 2 - P L Y R U B B E R H O S E 8 ' S T E E L T E E P O S T - 3 R E Q U I R E D A T 1 2 0 ° 4 I N C H E S M U L C H F R O M T O P 1 / 3 O F T H E B A L L R E M O V E B U R L A P & R O P E U N D I S T U R B E D S U B S O I L 4 I N C H D E E P S A U C E R N O T E : S E E L A N D S C A P E N O T E S F O R T H E T Y P E O F M U L C H M A T E R I A L T O U S E . 6" 2'(MIN.) T R E E P L A N T I N G N . T . S . 1 2 " 6" 5 0 A 2'(MIN.) 1 2 " ( S E E L A N D S C A P E N O T E S U N D I S T U R B E D S U B S O I L B A C K F I L L M I X 4 I N C H E S M U L C H F O R T Y P E O F M U L C H ) 6" & R O P E F R O M T O P 1 / 3 O F B A L L . R E M O V E R U N G S F R O M T O P A N D H A L F - W A Y D O W N S I D E S I F S H R U B I S B & B , T H E N R E M O V E B U R L A P 5 0 B S H R U B P L A N T I N G N . T . S . W E E D M A T ( O N L Y I F S H R U B I S W I T H I N A P L A N T I N G B E D ) N O T E : T H E A C C E P T E D P L A N T I N G D E T A I L M U S T B E A D H E R E D T O B Y T H E L A N D S C A P E I N S T A L L E R . O F W I R E B A S K E T O N A N Y B & B M A T E R I A L B E F O R E B A C K F I L L I N G . S O D B L U E G R A S S / F E S C U E S E E D B O T A N I C A L N A M E KEY QTY C O M M O N N A M E / R O O T S I Z E R E M A R K S SYBGM31 1 8 " - 2 4 " M I N C O N T . G R E E N M O U N D A L P I N E C U R R A N T R i b e s a l p i n u m ' G r e e n M o u n d ' SHRUB LIST P L A N T A S S H O W N 138 DW42 3 ' - 4 ' M I N C O N T . D W A R F W I N G E D B U R N I N G B U S H P L A N T A S S H O W N E u o n y m u s a l a t a ' C o m p a c t u s ' TY30 1 8 " - 2 4 " M I N C O N T . T A U N T O N I I Y E W T a x u s x m e d i a ' T a u n t o n i i ' P L A N T A S S H O W N TREE LISTBOTANICAL NAMEKEY QTYCOMMON NAME/ROOT SIZE REMARKSWPEASTERN WHITE PINEPinus Monticola8' B&BPLANT AS SHOWN8CONT.24 NORTHERN PIN OAKQuercus ellipsoidalis Picea glauca 'Densata'BLACK HILLS SPRUCEBH 18' B&BPLANT AS SHOWNCONT.SYB2.5" B&BPLANT AS SHOWNCONT.PO8RED SUNSET RED MAPLE RMAcer rubrum 'Red Sunset'2.5" B&B PLANT AS SHOWN7CONT.GJ35 1 8 " - 2 4 " M I N C O N T . S E A G R E E N J U N I P E R J u n i p e r u s c h i n e n s i s ' S e a G r e e n ' P L A N T A S S H O W N 4 " C Y P R E S S M U L C H C . A L L L A N D S C A P E M A T E R I A L S S H A L L B E I N C O M P L I A N C E W I T H T H E G R A D E S A N D S T A N D A R D S F O R N U R S E R Y P L A N T S , A N D S H A L L C O N F O R M T O M n / D O T S P E C I F I C A T I O N S . D . A L L D I S T U R B E D A R E A S N O T S H O W N A S S O D O N T H E L A N D S C A P E P L A N S H A L L B E A S F O L L O W S : F E R T I L I Z E R S : S H A L L B E A P P L I E D P E R M A N U F A C T U R E R S S P E C I F I C A T I O N S A N D T I L L E D I N T O T H E T O P S O I L P R I O R T O P L A C I N G S O D . M U L C H : S H R E D D E D H A R D W O O D M U L C H 4 " D E P T H S H A L L C O N F O R M T O M n / D O T S P E C I F I C A T I O N S 3 8 8 2 T O P S O I L : 4 " D E P T H T H A T I S P U L V E R I Z E D , S C R E E N E D A N D F R E E O F H E A V Y C L A Y , C O U R S E S A N D , S T O N E S , P L A N T S , R O O T S , S T I C K S A N D O T H E R F O R E I G N M A T E R I A L S . S H A L L M E E T T H E R E Q U I R E M E N T S O F M n / D O T S P E C I F I C A T I O N S 3 8 7 7 F O R S E L E C T T O P S O I L B O R R O W . S O D : S H A L L C O N F O R M T O M n / D O T S P E C I F I C A T I O N 3 8 7 8 ( T Y P E A L A W N ) A L L S L O P E S G R E A T E R T H A N 4 : 1 S H A L L B E S T A K E D A S A P P R O P R I A T E T O P R E V E N T S O D S L I P P A G E . E . A L L S L O P E S A N D A R E A S D I S T U R B E D B Y C O N S T R U C T I O N S H A L L B E G R A D E D S M O O T H A N D S I X I N C H E S O F T O P S O I L A P P L I E D . I F A D E Q U A T E T O P S O I L I S N O T A V A I L A B L E O N S I T E , T H E C O N T R A C T O R S H A L L P R O V I D E T O P S O I L , A P P R O V E D B Y T H E O W N E R , A S N E E D E D . T H E A R E A S H A L L T H E N B E S O D D E D , F E R T I L I Z E D , M U L C H E D , W A T E R E D A N D M A I N T A I N E D U N T I L H A R D Y G R A S S G R O W T H I S E S T A B L I S H E D I N A L L A R E A S . A N Y R E L O C A T E D T R E E S S H A L L B E M A I N T A I N E D U N T I L S U C H P O I N T A S T R E E I S R E - E S T A B L I S H E D . A N Y A R E A S D I S T U R B E D F O R A N Y R E A S O N P R I O R T O F I N A L A C C E P T A N C E O F T H E P R O J E C T S H A L L B E C O R R E C T E D B Y T H E C O N T R A C T O R A T N O A D D I T I O N A L C O S T T O T H E O W N E R . F . M A I N T A I N 5 ' M I N . H O R I Z O N T A L S E P A R A T I O N B E T W E E N T R E E P L A N T I N G S A N D A L L U T I L I T I E S . G . A F U L L Y D E S I G N E D I R R I G A T I O N S Y S T E M S H A L L B E D E S I G N E D A N D I N S T A L L E D B Y I R R I G A T I O N C O N T R A C T O R . I R R I G A T I O N D E S I G N E R S H A L L B E R E S P O N S I B L E F O R S I Z I N G A N D S P E C I F Y I N G B A C K F L O W P R E V E N T E R I N A C C O R D A N C E W I T H L O C A L C O D E S . G E N E R A L L A N D S C A P E N O T E S A . L O C A T E A L L U T I L I T I E S A N D S I T E L I G H T I N G C O N D U I T S B E F O R E L A N D S C A P E C O N S T R U C T I O N B E G I N S . B . N O T I F Y L A N D S C A P E A R C H I T E C T O R D E S I G N A T E D R E P R E S E N T A T I V E O F A N Y L A Y O U T D I S C R E P A N C I E S P R I O R T O A N Y P L A N T I N G . L A N D S C A P E N O T E S 5 0 A S T E E L E D G I N G L A N D S C A P E D E T A I L S 5 0 A T R E E P L A N T I N G 5 0 B S H R U B P L A N T I N G P R O P O S E D Q U A N T I T I E S S O D 5 , 0 6 5 S F B L U E G R A S S / F E S C U E S E E D 4 0 , 5 4 2 S F C Y P R E S S M U L C H 3 , 5 5 2 S F P O N D / B A S I N S E E D M I X 4 , 0 0 0 S F E X I S T I N G L E G E N D U G E F O C G A S U G T S S U N D E R G R O U N D E L E C T R I C U N D E R G R O U N D F I B E R O P T I C U N D E R G R O U N D T E L E P H O N E U N D E R G R O U N D G A S S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N C U R B [ T Y P I C A L ] C O N C R E T E S U R F A C E P A V E R S U R F A C E R I P R A P S U R F A C E F O U N D M O N U M E N T M A R K E D R L S 4 4 9 0 0 ( U N L E S S O T H E R W I S E N O T E D ) S E T 1 / 2 " I R O N P I P E M A R K E D R L S N O . 2 5 7 1 8 C A B L E T V P E D E S T A L A I R C O N D I T I O N E R E L E C T R I C M E T E R E L E C T R I C T R A N S F O R M E R L I G H T P O L E G A S M E T E R S A N I T A R Y C L E A N O U T S A N I T A R Y M A N H O L E C A T C H B A S I N S T O R M D R A I N F L A R E D E N D S E C T I O N S T O R M M A N H O L E F I R E D E P T . C O N N E C T I O N H Y D R A N T W A T E R V A L V E T R A F F I C S I G N R O O F D R A I N D E C I D U O U S T R E E o r o r W A T E R P O N D / B A S I N S E E D M I X E N G I N E E R 4 7 9 6 9 L E E ALA N S T A T E O F M I N N E S OTA C H P O L O C A T E X H I B I T G E X I S T I N G S E N I O R L I V I N G F A C I L I T Y R.O.W. LINE 1 5 '-0 "1 5 '-0 "3 0 '-0 " S E R V I C E D R O P O F F O U T D O O R C O U R T Y A R D C O LO R E D C O N C R E T E K E N W O O D T R A I L (C O . R D . 5 ) K L A M A T H T R A I L (A .K .A . C .S .A .H . N O . 1 7 , A .K .A . L Y N D A L E A V E .) (A .K .A . 1 6 9 T H S T . W ., A .K .A . O A R C H A R D L A K E R D ) C O LO R E D C O N C R E T E C O LO R E D C O N C R E T E 1 5 '-0 "P A R K I N G S E T B A C KPARKING S E T B A C K EX I S T I N G M O N U M E N T SI G N EXISTING MONUMENT SIGN 1 0 '-0 " A C C E S S T O U N D E R G R O U N D P A R K I N G 2 2 s t a l l s P R O P O S E D B U I L D I N G 1 4 , 7 3 1 S F F O O T P R I N T 4 S T O R I E S 1 4 F u t u r e s t a l l s PR O P O S E D MO N U M E N T S I G N LIGHT FIXTURE,TY P. PE R V I O U S PA V E R S , T Y P . SK Y W A Y CO N N E C T I O N AB O V E 2 0 '-0 " B MH: 20 A1 MH : 2 0 MH : 2 0 A2 A1 MH : 2 0 0. 0 0 . 0 0 . 1 0 . 1 0 . 1 0. 2 0 . 2 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 2 0 . 2 0 . 2 0 . 2 0 . 1 0. 2 0 . 4 0 . 5 0 . 6 0 . 5 0 . 4 0 . 3 0 . 3 0 . 3 0 . 3 0 . 3 0 . 3 0 . 4 0 . 4 0 . 3 0 . 2 0 . 2 0 . 1 0 . 1 0. 2 0 . 4 0 . 7 1 . 0 1 . 2 1 . 2 1 . 0 0 . 9 0 . 7 0 . 6 0 . 6 0 . 5 0 . 6 0 . 7 0 . 8 0 . 7 0 . 6 0 . 4 0 . 3 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 2 0 . 5 0 . 9 1 . 5 1 . 9 2 . 0 1 . 9 1 . 7 1 . 5 1 . 2 1 . 0 0 . 8 0 . 9 1 . 1 1 . 2 1 . 1 1 . 0 0 . 9 0 . 7 0 . 5 0 . 3 0 . 2 0 . 1 0 . 0 0 . 0 0 . 0 0. 2 0 . 6 1 . 3 2 . 0 2 . 8 3 . 0 2 . 7 2 . 6 2 . 4 2 . 0 1 . 5 1 . 2 1 . 3 1 . 5 1 . 7 1 . 7 1 . 5 1 . 3 1 . 1 0 . 7 0 . 5 0 . 2 0 . 1 0 . 0 0 . 0 0. 3 0 . 7 1 . 5 2 . 3 3 . 4 3 . 8 3 . 7 3 . 8 3 . 3 2 . 7 2 . 0 1 . 6 1 . 6 1 . 8 2 . 2 2 . 0 2 . 0 1 . 8 1 . 4 0 . 9 0 . 5 0 . 3 0 . 1 0 . 0 0 . 0 0. 3 0 . 8 1 . 7 2 . 5 3 . 8 3 . 5 3 . 8 4 . 1 3 . 8 3 . 0 2 . 4 2 . 1 2 . 0 2 . 4 2 . 2 2 . 3 2 . 0 2 . 0 1 . 4 0 . 9 0 . 5 0 . 2 0 . 1 0 . 0 0 . 0 0. 5 1 . 0 1 . 9 2 . 9 3 . 8 3 . 6 3 . 8 4 . 2 3 . 8 3 . 2 2 . 8 2 . 4 2 . 4 2 . 7 2 . 7 2 . 4 2 . 1 2 . 0 1 . 3 0 . 8 0 . 4 0 . 2 0 . 1 0 . 0 0 . 0 0. 5 1 . 1 1 . 8 2 . 7 3 . 4 3 . 8 4 . 0 4 . 1 3 . 7 3 . 4 3 . 0 2 . 9 2 . 9 3 . 0 3 . 0 2 . 8 2 . 6 2 . 0 1 . 3 0 . 8 0 . 4 0 . 2 0 . 1 0 . 0 0. 5 0 . 9 1 . 5 2 . 1 2 . 4 2 . 7 3 . 2 3 . 6 3 . 4 3 . 4 2 . 9 2 . 5 2 . 8 2 . 9 2 . 7 2 . 8 2 . 7 2 . 2 1 . 5 0 . 9 0 . 5 0 . 3 0 . 1 0 . 1 0. 4 0 . 7 1 . 0 1 . 4 1 . 7 1 . 9 2 . 3 2 . 8 2 . 9 3 . 0 2 . 5 2 . 5 2 . 2 2 . 6 2 . 5 2 . 3 2 . 1 2 . 0 1 . 6 1 . 3 1 . 0 0 . 6 0 . 2 0 . 1 0. 2 0 . 4 0 . 5 0 . 7 0 . 9 1 . 2 1 . 6 2 . 0 2 . 4 2 . 5 2 . 5 2 . 0 2 . 2 2 . 1 1 . 8 1 . 6 1 . 2 1 . 3 0 . 9 1 . 0 1 . 0 0 . 9 0 . 4 0. 1 0 . 2 0 . 2 0 . 3 0 . 4 0 . 6 0 . 9 1 . 3 1 . 7 1 . 8 1 . 9 1 . 9 1 . 8 1 . 5 0. 0 1 . 7 1 . 5 0 . 8 0 . 5 0 . 7 0 . 4 0. 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 3 0 . 5 0 . 8 1 . 0 1 . 2 1 . 1 1 . 2 1 . 3 1 . 1 0.2 0.4 0.2 0. 0 0 . 1 0 . 3 0 . 4 0 . 5 0 . 6 0 . 7 0 . 8 0 . 8 0 . 7 0. 2 0 . 0 0 . 3 0 . 4 0 . 4 0 . 4 0. 1 0 . 2 1 B SI N G L E 0. 9 0 0 VI S O R 4 4 U 1 36 0 6 Lu m i n a i r e S c h e d u l e Sy m b o l Qt y La b e l Ar r a n g e m e n t LL F De s c r i p t i o n Lu m . L u m e n s 1 A2 BA C K - B A C K 0. 9 0 0 D8 2 4 - L E D - 8 0 - 5 0 - U N V - L P - T 5 - P M - B Z / 2 0 F T S S S P O L E 11 8 2 1 2 A1 SI N G L E 0. 9 0 0 D8 2 4 - L E D - 8 0 - 5 0 - U N V - L P - T 5 - P M - B Z / 2 0 F T S S S P O L E 11 8 2 1 EXHIBIT H A 2 . 0 G A R A G E L E V E L T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N F L O O R P L A N E X H I B I T I A 2 . 1 F I R S T L E V E L T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N F L O O R P L A N A 2 . 2 S E C O N D L E V E L T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N F L O O R P L A N A 2 . 3 T H I R D L E V E L T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N F L O O R P L A N A 2 . 4 F O U R T H L E V E L T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N F L O O R P L A N K I N G S L E Y S H O R E S K I N G S L E Y P L A C E 2 A 3 . 2 2 A 3 . 1 1 A 3 . 2 3 A 3 . 1 A 3 . 1 E X T E R I O R E L E V A T I O N S T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N E X H I B I T J 2 A 3 . 2 2 A 3 . 1 1 A 3 . 2 3 A 3 . 1 A 3 . 2 E X T E R I O R E L E V A T I O N S T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N KINGSLEYSHORES K I N G S L E Y P L A C E A 3 . 3 C O L O R E D T H E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y O F A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S S H A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T W R I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I H E R E B Y C E R T I F Y T H A T T H I S P L A N S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M D U L Y R E G I S T E R E D A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F N U M B E R : M I N N E S O T A . M A R K D A T E D E S C R I P T I O N E X T E R I O R E L E V A T I O N S 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On January 19, 2017, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Steven Schoeben for a conditional use permit to allow a planned shoreland development for Lot 1, Block 1, Kingsley Shores Senior Living. The Planning Commission conducted a public hearing on the conditional use permit application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The subject property is located in Comprehensive Planning District 1, which guides the property for office/residential transitional land uses. 2. The subject site is zoned PUD, Planned Unit Development District. 3. Legal description of the property is: Lot 1, Block 1, Kingsley Shores Senior Living. 4. Chapter 4 of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: Implementation of the 2008 Comprehensive Land Use Plan included adopting allowance and performance standards for senior housing with service uses within commercial areas. The proposed use is consistent with the policies of the Comprehensive Plan. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed senior housing use is separated from existing single family homes to the east by Kenwood Trail and planned Kenwood Place townhouses to the south by Klamath Trail, mitigating any compatibility issues. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed use complies with the requirements of the Zoning Ordinance and Kingsley Shores Senior Living PUD District. 2 d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject site is within the MUSA and can be accommodated by existing public services. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The subject site is accessed via Klamath Trail, which has adequate capacity for traffic generated by the proposed use. 5. The report dated 11 January 2017 prepared by Daniel Licht, The Planning Company LLC is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the conditional use permit in the form attached thereto. DATED: January 19, 2017 LAKEVILLE PLANNING COMMISSION BY: __________________________ Jason Swenson, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Christina Orlowsky, Civil Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: January 13, 2017 Subject: Kingsley Shores Senior Living Phase 2 • Easement Vacation • Grading and Erosion Control Plan Review • Utility Plan Review • Site Plan Review • Conditional Use Permit BACKGROUND CEI Engineering Associates submitted a site plan on behalf of Steve Schoeben named Kingsley Shores Senior Living Phase 2. This is the second and final phase of the Kingsley Shores Senior Living final plat approved by the City Council on March 7, 2011. The site is located in the northwest quadrant of Kenwood Trail and Klamath Trail. The parent parcel is Lot 1, Block 1, Kingsley Shores Senior Living and zoned Planned Unit Development District. The proposed development will be completed by: Developer: Steve Schoeben Engineer/Surveyor: CEI Engineering Associates, Inc. SITE CONDITIONS The Kingsley Shores Senior Living Phase 2 site was mass graded for development with the construction of Kingsley Shores Senior Living. The site is predominantly open with trees sparsely found along the north property line, adjacent to Kingsley Lake. KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 2 OF 7 EASEMENT VACATION The parent parcel contains drainage and utility easement along the shared property line of Lots 1 and 2, Kingsley Shores Senior Living, as shown on the plat. These public easements will be vacated and replaced with a shared private storm sewer easement agreement between the Schoeben Trust and Charthouse Senior Living. STREET AND SUBDIVISION LAYOUT Kenwood Trail (CSAH 5) Kingsley Shores Senior Living Phase 2 is located west of and adjacent to Kenwood Trail, a minor arterial roadway as identified in the City’s Transportation Plan. Dakota County controls the right-of-way requirement and access locations for Kenwood Trail. The current Dakota County Road Plat Review Needs Map identifies a ½ right-of-way requirement of 75 feet. The necessary right of way was dedicated with the Kingsley Shores Senior Living plat. Kenwood Trail is constructed as a two-lane undivided urban roadway with left and right turn lanes at the intersections and a bituminous trail along the east side. The current Dakota County Road Plat Review Needs Map identifies Kenwood Trail adjacent to the plat as a future four-lane divided roadway. Dakota County’s current Transportation Capital Improvement Program does not plan for any improvements to Kenwood Trail adjacent to the plat. Klamath Trail Kingsley Shores Senior Living Phase 2 is north of and adjacent to Klamath Trail, a major collector roadway as identified in the City’s Transportation Plan. Klamath Trail is constructed as a 36 foot wide two-lane undivided urban roadway with 10 foot wide bituminous trails on both sides of the roadway. The necessary right-of-way was dedicated with the Kingsley Shores Senior Living plat. City staff has been made aware of concerns about parking on Klamath Trail adjacent to the Kingsley Shores Senior Living site. Due to traffic safety concerns about parking on a major collector, staff is recommending that “no parking” signs be installed along the north and south side of Klamath Trail to prohibit on-street parking by employees and guests of the senior living facilities. The City Council must approve a resolution designating Klamath Trail as no parking between Kenwood Trail and Kings Court. The “no parking” signs shall be paid for by the Kingsley Shores Senior Living Phase 2 developer. Site Plan Review The Developer proposes to construct a senior housing building on Lot 1. The building will contain 55 living units and a wellness center with a second story skyway connection to the existing Kingsley Shores Senior Living facility. Housing will be contained within 4-stories with the wellness center on the first floor. KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 3 OF 7 Building access will be from either of the two existing driveway entrances along Klamath Trail. No direct access will be allowed or provided onto Kenwood Trail. Turning path movements demonstrating vehicle circulation were reviewed and are included on the site plan. An underground parking garage will be constructed with the senior housing building to provide resident and employee parking. An at-grade parking lot will be constructed and connect to the existing parking lot to the west to provide joint parking facilities for both senior housing buildings. The joint parking and access are contained in an existing driveway access and parking area cross easement agreement. CONSTRUCTION ACCESS Construction traffic access and egress for grading, utility, parking lot and building construction shall be from a rock construction entrance adjacent to the existing driveway entrance to Kingsley Shores Senior Living. The Developer shall be required to replace any sections of Klamath Trail, including but not limited to damaged curb, trail or striping, following construction. The developer shall post a $10,000 security to ensure any damage to public infrastructure is repaired. PARKS, TRAILS AND SIDEWALKS The Park Dedication requirement for the parent parcel was satisfied through a cash contribution paid with the administrative subdivision of its parent parcels in 1997. UTILITIES Sanitary Sewer Kingsley Shores Senior Living Phase 2 is located within sub-district OL-51100 of the Orchard Lake sanitary sewer district as identified in the City’s Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. City-owned downstream facilities have sufficient capacity to serve the proposed development. Kingsley Shores Senior Living Phase 2 does not include the construction of public sanitary sewer. An existing 6 inch sanitary sewer service stub will be extended to the proposed building to provide sewer service to Lot 1. The existing service stub was constructed with Kingsley Shores Senior Living improvements. The parent parcel was previously assessed the trunk sanitary sewer area charge and for sanitary sewer improvements along Kenwood Trail. The assessment has been paid. KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 4 OF 7 Watermain Development of Kingsley Shores Senior Living Phase 2 will not require public watermain construction. An existing 6 inch water service stub will be extended to the lot to provide service to the building. The parent parcel was previously assessed for the watermain improvements along Klamath Trail and Kenwood Trail. The assessment has been paid. DRAINAGE AND GRADING Kingsley Shores Senior Living Phase 2 is located within sub-district OL-25 of the Orchard Lake drainage district as identified in the City’s Water Resources Management Plan. The stormwater runoff generated within the site currently drains overland to Kingsley Lake. The site must be designed to pre-treat and infiltrate 1 inch of runoff from all impervious surfaces as well as match or reduce the peak runoff rates for the 1, 10 and 100 year storm events from pre-construction to post-construction conditions. The Developer is proposing to meet these requirements by constructing a privately owned and maintained filtration basin. The stormwater management design is consistent with City requirements. The runoff from the Kingsley Shores Senior Living Phase 2 building and parking lot will be collected by privately-owned storm sewer proposed within the site and conveyed to the filtration basin. Complete construction and design detail must be submitted and approved by City staff prior to building permit issuance. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all buildings with footings placed on fill material are appropriately constructed. Building permits shall not be issued until a building pad certification survey has been submitted and approved by City staff. A Certificate of Occupancy shall not be issued until an as-built certified grading plan has been submitted and approved by City staff. STORM SEWER The Developer shall enter into a private maintenance agreement for the common storm sewer located on Lots 1 and 2. The storm sewer and filtration systems will be privately-owned and maintained by each respective parcel owner. Kingsley Shores Senior Living Phase 2 does not include the construction of public storm sewer. Proposed privately-owned storm sewer within the site will convey runoff to the filtration basin and ultimately to existing storm sewer between Lots 1 and 2. An easement KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 5 OF 7 vacation and a private maintenance agreement will be required for the common storm sewer located on Lots 1 and 2 as the existing storm sewer will convey water from both lots. The parent parcel was previously assessed the trunk storm sewer area charge. The assessment has been paid. FEMA FLOODPLAIN ANALYSIS Kingsley Shores Senior Living Phase 2 is shown on the Flood Insurance Rate Map as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WETLANDS The wetland delineation was completed by Arrowhead Environmental. One wetland was delineated with the Kingsley Shores Senior Living Phase 1. The wetland, including a 50 foot wetland buffer, was conveyed to the City with Kingsley Shores Senior Living Phase 1. No wetland or wetland buffer will be disturbed with this development. TREE PRESERVATION There are no trees within the site. The site was cleared and mass graded with Kingsley Shores Senior Living Phase 1. SHORELAND OVERLAY DISTRICT Kingsley Shores Senior Living Phase 2 is located within the Shoreland Overlay District of Kingsley Lake and is therefore subject to the Shoreland Overlay District requirements. The maximum impervious surface coverage allowed within the Shoreland Overlay District is 25%. The Developer is proposing to use pervious pavers to meet the maximum impervious surface area requirement. The Minnesota Department of Natural Resources has agreed to allow 50% of the pervious paver area to be counted towards the overall pervious surface area. The impervious surface coverage calculation for Kingsley Shores Senior Living is below: 20,800 s.f. + 5,396 s.f. = 26,196 s.f. ÷ 104,044 s.f. = 25% Gross Impervious Surface Area, Lot 1 (50%) Pervious paver credit Net Impervious Surface Area, Lot 1 Total Lot Area w/ Outlot A Impervious Surface Area Credit Above OHWL Impervious Surface Coverage EROSION CONTROL KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 6 OF 7 The Developer shall obtain a MPCA Construction Permit for the site and develop a SWPPP prior to construction. The permit requires that all erosion and sediment BMPs be clearly outlined in the SWPPP, including any changes made throughout construction. The erosion control plan was reviewed and includes the following: • A gravel construction entrance is shown on the plan sheets, and included in the erosion control notes. • All 3:1 slopes will be seeded and stabilized with fiber blanket. • Stormwater treatment areas will be graded first. • Silt fence will be installed to protect offsite areas from sediment transport. • Erosion control blanket is shown on all pond slopes. • Streets must be cleared of debris at the end of each day. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the Developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Kingsley Shores Senior Living Phase 2. CONSTRUCTION COSTS Erosion Control, Grading and Grading Certification, Stormwater Basins $20,000.00 Klamath Trail Restoration 10,000.00 SUBTOTAL - CONSTRUCTION COSTS $30,000.00 OTHER COSTS Developer’s Design (3.0%) $900.00 Developer’s Construction Survey (2.5%) 750.00 City’s Legal Expense (0.5%) 150.00 City Construction Observation (5.0%) 1,500.00 Developer’s Record Drawing (0.5%) 150.00 SUBTOTAL - OTHER COSTS $3,450.00 TOTAL PROJECT SECURITY $33,450.00 The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. CASH FEES KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 7 OF 7 The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $900.00. A cash fee for street signing is required with Kingsley Shores Phase 2. Street signing consists of two “No Parking Any Time” signs at $42.00 per sign and eight no parking symbols at $62.00 per sign for a total of $580.00. CASH REQUIREMENTS City Engineering Administration (3.00%) $900.00 Street Signing 580.00 TOTAL - CASH REQUIREMENTS $1,480.00 RECOMMENDATION Engineering recommends approval of the site plan, grading and erosion control plan, utility plan, conditional use permit and easement vacation for Kingsley Shores Senior Living Phase 2, subject to the requirements and stipulations within this report.