Loading...
HomeMy WebLinkAboutItem 09 Date: Item No. KINGSLEY PLACE CUP Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) a conditional use permit for a planned shoreland development and adopt the findings of fact dated February 6, 2017, 2) a site improvement performance agreement, and 3) a resolution designating “No Parking” on Klamath Trail. Overview Steven Schoeben is requesting approval of a conditional use permit (CUP) for a planned shoreland development to allow the construction of a 55-unit, four-story senior independent living apartment building with a wellness center, underground parking, and a skyway connection to the existing Kingsley Shores Senior Living facility. The project, to be known as Kingsley Place, is located within the Lake Kingsley shoreland overlay district the northwest corner of Kenwood Trail (CSAH 5) and Klamath Trail, east of the Charthouse restaurant. Kingsley Shores Senior Living, which included a preliminary and final plat of two lots, Comp. plan amendment, rezoning from C-3 to PUD, and CUP for a planned shoreland development, was approved by the City Council on March 7, 2011. Kingsley Place complies with the Kingsley Shores Senior Living PUD and the RH-1 District standards of the Zoning Ordinance. The Planning Commission held a public hearing on the Kingsley Place CUP and development stage PUD plans at their January 19, 2017 meeting and unanimously recommended approval. There was no public comment. Primary Issues to Consider • Did the DNR provide comments on the CUP application and plans? • Why is a SIPA included with this request? • Why is Klamath Trail proposed to be designated for no parking? Supporting Information • Staff response to Primary Issues to Consider • Conditional Use Permit and Findings of Fact • Site Improvement Performance Agreement • No Parking resolution • January 19, 2017 draft Planning Commission meeting minutes • January 13, 2017 planning report February 6, 2017 • January 26, 2017 engineering report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Daryl Morey, Planning Director Primary Issues to Consider • Did the DNR provide comments on the CUP application and plans? The DNR was provided a copy of the Kingsley Place plans and staff reports prior to the Planning Commission meeting. They responded with a couple of questions, which staff addressed, but no concerns. The existing Kingsley Shores Senior Living building is three stories with a gabled roof. Kingsley Place will be four stories with a flat roof. The peak height of the two buildings is virtually the same. • Why is a SIPA included with this request? Kingsley Place is located on a lot (Lot 1) within the Kingsley Shores Senior Living plat and PUD approved in 2011. Because a specific site plan for Lot 1 was not included with the Kingsley Shores Senior Living PUD, a PUD development stage plan is required for Kingsley Place. Because the Kingsley Place lot is already platted, a development contract is not required. Instead, the City Attorney recommended approval of a SIPA for the site improvements associated with the Kingsley Place development. • Why is Klamath Trail proposed to be designated for no parking? Staff received a concern from a resident in the area about on-street parking along Klamath Trail adjacent to the existing Kingsley Shores Senior Living facility. Staff forwarded this concern to Mr. Schoeben, who indicated that management changes at the existing facility will address this concern. The existing Kingsley Shores Senior Living facility and the proposed Kingsley Place facility both have sufficient parking to meet Zoning Ordinance requirements. Because Klamath Trail is a major collector and in order to prevent a recurrence of on-street parking adjacent to this development, staff has included a no parking resolution for City Council approval. Zoning Ordinance, Kingsley Shores PUD (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CONDITIONAL USE PERMIT NO. ______ 1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville hereby grants a conditional use permit to Steven Schoeben for a planned shoreland development to allow the construction of a 55-unit senior housing facility and wellness center, to be known as Kingsley Place, within the Lake Kingsley shoreland overlay district at 16895 Kenwood Trail. 2. Property. The permit is for the following described property in the City of Lakeville, Dakota County, Minnesota: Lot 1, Block 1, Kingsley Shores Senior Living 3. Conditions. This conditional use permit is issued subject to the following: A. Kingsley Place shall be developed consistent with the plans approved by the City Council. B. 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. C. Any rooftop mechanicals shall be screened from view from Kenwood Trail and Klamath Trail in accordance with Section 11-21-13 of the Zoning Ordinance. D. 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. 2 E. Klamath Trail shall be designated as a no parking zone consistent with its functional classification as a major collector roadway. F. 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. G. 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 freestanding light fixture shall exceed 35 feet in height as required by Section 11-16-17.C of the Zoning Ordinance. H. Prior to the City issuing a building permit for Kingsley Place, an encroachment agreement and a maintenance agreement shall be executed for the shared private on-site storm water management facilities on Lots 1 and 2, Kingsley Shores Senior Living, including pervious pavers, and for the skyway connection between the proposed Kingsley Place and the existing Kingsley Shores Senior Living apartment buildings. 4. Termination of Permit. The City may revoke the permit following a public hearing for violation of the terms of this permit. 5. Lapse. If within two years of the issuance of this conditional use permit the use allowed by this permit has not commenced, this permit shall lapse. 6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal misdemeanor. DATED: February 6, 2017 CITY OF LAKEVILLE BY: ________________________ Douglas P. Anderson, Mayor BY: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( 3 COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this 6th day of February, 2017, by Douglas P. Anderson, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted by its City Council. _______________________ Notary Public DRAFTED BY: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CONDITIONAL USE PERMIT FINDINGS OF FACT AND DECISION 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. The City Council hereby adopts the following: 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 13 January 2017 prepared by Daniel Licht, The Planning Company LLC is incorporated herein. DECISION The City Council approves the conditional use permit in the form attached hereto. DATED: February 6, 2017 CITY OF LAKEVILLE BY: __________________________ Douglas P. Anderson, Mayor BY: ____________________________ Charlene Friedges, City Clerk CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO: RESOLUTION DESIGNATING “NO PARKING” AREAS ON KLAMATH TRAIL WHEREAS, the City Council for the City of Lakeville is authorized in accordance with City Code to designate parking zones within the city, and WHEREAS, Klamath Trail is identified as a major collector roadway in the City’s Transportation Plan, and WHEREAS, establishing “No Parking” areas on Klamath Trail will discourage on- street parking by employees and visitors of the Kingsley Shores Senior Living and Kingsley Place senior apartment complexes, maintain sufficient access to the traffic lanes, provide increased sight lines for drivers, and reduce the interaction between vehicles and pedestrians. NOW, THEREFORE, BE IT RESOLVED, that both sides of Klamath Trail between Kings Court and Kenwood Trail (CSAH 5) shall be designated “No Parking” anytime. ADOPTED by the Lakeville City Council this 6th day of February, 2017 CITY OF LAKEVILLE By: ________________________________ Douglas P. Anderson, Mayor ATTEST: __________________________________ Charlene Friedges, City Clerk 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 GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASKLAMATH TRAILCSAH NO. 5 (KENWOOD TRAIL) X XXXXXGAS GAS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWATERWATERWATERWATERWATER WATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER¾GASGASGASGASGASGASGASGASGASGASGASUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGTUGTUGTUGTUGTUGTUGTUGT116.59'224.19'TYPTYP34'32'32'24'30'9'10.39'21'9'10.39'18'21'18'24'TYP144 SFR2'R10'R2'R1'R4'R2'R24'R48'R5'24'182 SF04B12B12B13C13C13C13C01A01A01A01A01A8C70F70F03D03D03M09N08C70A70A12D12D21A21AD70A03M03M5'29'4.5'5.5'5'TYP12F09S8'8'8'6'4.5'18'4'6'ABOVE GROUNDCONNECTION TOPHASE 1 BUILDING4'R50'28 SF12DR9'10A10AINITIAL DATE DPOR PM DES DRW Engineering Associates, Inc.CEI PROJECT NO.NC2.1REV-412/28/16SITE PLAN(651)452-1149(651)452-8960Mendota Heights, MN 551202025 Centre Pointe Blvd., Suite 210PMPMPMAC12/28/162969516895 KENWOOD TRAILMNLAKEVILLEKINGSLEY SHORES SENIOR LIVING PH. 2TS Y SOTOSE NNIMADUOYEROFEBL L A C 1-651-454-0002ME GILLACENPROPOSEDBOUNDARY LINERIGHT OF WAY LINECONCRETE CURB AND GUTTER.SEE DETAIL 1ACURB INLETBUILDING CONTROL POINTPROPOSED PARKING SPACESGENERAL SITE NOTESA. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.B. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THE SPECIFICATIONS:ALL CURB AND GUTTER ADJACENT TO ASPHALT PAVING SHALL BE INSTALLED PER DETAIL 1A. PAVEMENTSHALL BE INSTALLED IN PER PLANS OVER THE ENTIRE PARKING LOT AREA AND ALL APPROACH DRIVES.ALL PARKING LOT STRIPING INCLUDING ACCESSIBLE AND VAN ACCESSIBLE SPACES SHALL BE STRIPED ASSHOWN OR PER LOCAL CODE.C. ALL PARKING LOT SIGN BASE SUPPORTS SHALL BE INSTALLED PER DETAIL 12F.D. ALL ACCESSIBLE PARKING STALLS SHALL HAVE SIGNAGE INSTALLED PER DETAIL 9S.#SITE NOTESSITE DETAILSLIMITS OF PERVIOUS PAVERS (MATCH TYPE AND COLOR FROM PHASE 1)LIMITS OF SIDEWALKS (PER ARCH, PLANS)HEAVY DUTY CONCRETE PAVINGSITE NOTESSITE DETAILS04B EXIT PORCH (PER ARCH. PLANS)12B 4 INCH TRAFFIC WHITE ALIGNMENT STRIPES (TYPICAL)12D 4 INCH WIDE PAINTED WHITE STRIPES. 2.0 FOOT O.C. @ 45 DEGREES (SEE SIZE INDICATED AT SYMBOL)13C LIMITS OF RETAINING WALL (WALLS TALLER THAN 4' MUST BE DESIGNED BY REGISTERED ENGINEER AND REQUIREA BUILDING PERMIT FROM THE CITY'S BUILDING INSPECTIONS DEPT, FEE'S MAY APPLY. ALL MODULAR BLOCKRETAINING WALLS MUST MEET Mn/DOT REQUIREMENTS.21A TAPER CURB TO MATCH EXISTING CURB70A PERVIOUS CONCRETE / PAVER SIDEWALK (MATCH PHASE 1)01A B6-12 CONCRETE CURB AND GUTTER03D CONCRETE SIDEWALK03M WHEELCHAIR RAMP IN SIDEWALK08C HEAVY DUTY CONCRETE PAVING09N 90 DEGREE PARKING, ACCESSIBLE PARKING AND VAN ACCESSIBLE PARKING SPACE STRIPING09S ACCESSIBLE / VAN ACCESSIBLE PARKING SIGN10A TRAFFIC FLOW ARROW (TYP.)12F SIGN BASE70F PERVIOUS PAVER DETAIL020' 30' 40'SCALE IN FEETLOT 1 SITE INFORMATIONLOT 1 AREA85,296LOT 1 TO OHWL18,748TOTAL AREA104,044IMPERVIOUS AREA20,800PERVIOUS PAVER AREA10,793PAVER CREDIT (50%)5,396IMPERVIOUS W/ CREDIT26,196% IMPERVIOUS OF TOTAL AREA25%EXISTING LEGENDUGEFOCGASUGTSSUNDERGROUND ELECTRICUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINCURB [TYPICAL]CONCRETE SURFACEPAVER SURFACERIP RAP SURFACEFOUND MONUMENT MARKED RLS44900(UNLESS OTHERWISE NOTED)SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC METERELECTRIC TRANSFORMERLIGHT POLEGAS METERSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTWATER VALVETRAFFIC SIGNROOF DRAINDECIDUOUS TREEororWATERENGINEER47969L EEALA NST ATEOFMINNESOTA CHPOLOCATEXHIBIT B GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASKLAMATH TRAILCSAH NO. 5 (KENWOOD TRAIL) XXXXSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWATERWATER WATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER¾GASGASGASGASGASGASGASGASUGEUGEUGEUGTUGTWB-40 - Intermediate Semi-TrailerWB-40 SEMI-TRAILERWB-40 SEM I-TRA ILER DINITIAL DATE DPOR PM DES DRW Engineering Associates, Inc.CEI PROJECT NO.NC2.0REV-412/28/16SITE OVERALL(651)452-1149(651)452-8960Mendota Heights, MN 551202025 Centre Pointe Blvd., Suite 210PMPMPMAC12/28/162969516895 KENWOOD TRAILMNLAKEVILLEKINGSLEY SHORES SENIOR LIVING PH. 2TS Y SOTOSE NNIMADUOYEROFEBL L A C 1-651-454-0002ME GILLACENPROPOSED LEGENDBOUNDARY LINECONCRETE CURB AND GUTTER.SEE DETAIL 1ACURB INLETBENCHMARK:MNDOT GSID STATION #7128 LOCATED IN NW CORNER OFSOUTHBOUND INTERSTATE HIGHWAY 35 BRIDGE 19807, 2.5MILES SOUTH OF JUNCTION OF I-35W AND I-35E.ELEVATION = 1029.62 (NAVD88) PROJECT BENCHMARKSHOWN GRAPHICALLY ON SURVEY.SCALE IN FEET100'75'050'GENERAL SITE INFORMATIONZONED C3 - GENERAL COMMERCIAL DISTRICTAREA:LOT 1 - 1.96 ACRESLOT 2 - 2.49 ACRESOUTPARCEL A - 6.21 ACRESPROPOSED ROW - 2.90 ACRESTOTAL 13.56 ACRESGENERAL SITE INFORMATIONLOT 1LOT 2OUTLOT AIMPERVIOUS AREA 0.60 ACRES 1.26 ACRES 0.00 ACRESPERVIOUS AREA 1.36 ACRES 1.23 ACRES 6.21 ACRESTOTAL AREA 1.96 ACRES2.49 ACRES 6.21 ACRESEXISTING LEGENDUGEFOCGASUGTSSUNDERGROUND ELECTRICUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINCURB [TYPICAL]CONCRETE SURFACEPAVER SURFACERIP RAP SURFACEFOUND MONUMENT MARKED RLS44900(UNLESS OTHERWISE NOTED)SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC METERELECTRIC TRANSFORMERLIGHT POLEGAS METERSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTWATER VALVETRAFFIC SIGNROOF DRAINDECIDUOUS TREEororWATERENGINEER47969L EEALA NST ATEOFMINNE SOTA CHPOLOCATEXHIBIT C GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASCSAH NO. 5 (KENWOOD TRAIL) X XXXXXXGAS GAS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWATERWATERWATERWATERWATER WATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER¾GASGASGASGASGASGASGASGASUGEUGEUGEUGEUGEUGEUGTUGTUGTUGTUGTUGTUGTCB #1 - DUAL STRUCTURERIM - 1013.00FL (IN) 1010.00 10" PVC N/EFL (OUT) 1010.00 18" PVC SSUMP 1006.00INSTALL SNOUT ONOUTLET PIPE18D51B18D51B10.0%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 1013.46TC 1015.37G 1014.87TC 1015.31G 1014.81TC 1016.48G 1015.98TC 1016.71G 1016.21TC 1016.51G 1016.01TC 1016.46G 1015.96TC 1016.08G 1015.58TC 1015.25G 1014.75TC 1013.76G 1013.26TC 1013.84G 1013.34TC 1007.75G 1007.25TC 1007.75G 1007.25TC 1016.40G 1015.90TC 1016.40G 1015.90TC 1014.91G 1014.41TC 1014.81G 1014.31TC 1014.68G 1014.18FG 1016.94FG 1017.02TC 1017.78G 1017.28TC 1017.73G 1017.23TC 1017.55G 1017.05TC 1017.80G 1017.30TC 1017.80G 1017.301.2%FG 1016.81FG 1015.01FG 1014.78FG 1015.36FG 1015.00FG ???FG 1017.25FFE=1018.00FFE=1018.00FG 1017.00FFE=1018.00FFE=1018.00FFE=1017.25FFE=1018.00101610171018101810171018 1017101610151 0 1 4 1 0 1 6 101 6 1 0 1 5 100810091010101110121013101510141013101210111010101 0 101 5 1008 100810091009 101 1 101 2 101 3 101 4 101 6 101 7 101 8 101773E27D73E27D27B6 LF 12"PVC @ 1.67%73ABW 1007.86TW 1017.00BW 1014.00TW 1015.00BW 1007.90TW 1013.00BW 1011.23TW 1012.97BW 1014.00TW 1014.50101510161017101710161015101410171018101910191018LANDSCAPE BERMLANDSCAPE BERMFG 1016.3918D51B27E27E27E73ACB #2RIM - 1007.25FL (OUT) 1005.75 12" PVC WSUMP 1002.35ADD SNOUT TO OUTLET PIPE73A73A158 LF 12"PVC @ 0.50%MH #1 (OVER EX. LINE)RIM - 1016.70FL 1004.95 (E)FL (EX) 1004.90 10" PVC27E27E29ADT INV - 1010.70PVC TOP -1006.7529AWAT INV - 1009.17PVC TOP -1006.00MH #2RIM - 1013.20FL (IN) 1009.90 18" PVC EFL (OUT) 1009.80 18" PVC SSUMP 1005.80INSTALL SAFL BAFFLE INMANHOLE ALONG WITHSNOUT ON OUTLET PIPEOCS #1RIM - 1011.40FL (IN) 1006.50 6" PVC EFL 1009.60 4" ORIFICEFL 1009.90 10" ORIFICEFL (OUT) 1006.30 12 PVC NW16 LF 12"PVC @ 5.00%FILTRATION BASINSAND BOTTOM - 1005.50'POND BOTTOM - 1008.50'HWL - 1011.324'' DT4'' DT4'' DT73C73G73G09D1009.0073G27E27E73B73B8 LF 12"PVC @ 5.00%09D1008.50124 LF 12"PVC @ 1.08%3. 0 : 1 3.0:1 3.0:13.2:1FG 1017.93FG 1018.00FG 1017.94BW 1011.23TW 1016.4273AD17D55 SF4" DT73H1006.501006.506" DT6" DT6" DTINITIAL DATE DPOR PM DES DRW Engineering Associates, Inc.CEI PROJECT NO.NC3REV-412/28/16GRADING PLAN(651)452-1149(651)452-8960Mendota Heights, MN 551202025 Centre Pointe Blvd., Suite 210PMPMPMAC12/28/162969516895 KENWOOD TRAILMNLAKEVILLEKINGSLEY SHORES SENIOR LIVING PH. 2TS Y SOTOSE NNIMADUOYEROFEBL L A C 1-651-454-0002ME GILLACEN020' 30' 40'SCALE IN FEETPROPOSEDBOUNDARY LINERIGHT OF WAY LINEGRADE BREAKCONTOUR ELEVATIONSSTORM DRAINXX.XXxSPOT ELEVATIONS: TC = TOP OF CURB G = GUTTERGENERAL GRADING NOTESA. PRIOR TO INSTALLATION OF STORM OR SANITARY SEWER, THE CONTRACTOR SHALL EXCAVATE, VERIFY, ANDCALCULATE ALL CROSSINGS AND INFORM THE OWNER AND THE ENGINEER OF ANY CONFLICTS PRIOR TOCONSTRUCTION. THE ENGINEER WILL BE HELD HARMLESS IN THE EVENT THE ENGINEER IS NOT NOTIFIED OFDESIGN CONFLICTS.B. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND 6" OF TOPSOILAPPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL PROVIDE TOPSOIL,APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SEEDED, FERTILIZED, MULCHED, WATEREDAND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS (SEE LANDSCAPE PLAN FORSEED MIX AND PROPER APPLICATION RATE). ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINALACCEPTANCE OF THE PROJECT SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THEOWNER.C. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIESAS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHEREPOSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACTOR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURSBEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES.D. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THE SPECIFICATIONS:ALL STORM DRAIN PIPE BEDDING SHALL BE INSTALLED PER CITY OF LAKEVILLE SPECIFICATIONS.ALL STORM DRAIN PIPES ARE MEASURED FROM CENTER OF STRUCTURES AND ENDS OF FLARED END SECTIONS.E. NO SLOPES IN THE DRIVES OR PARKING LOTS GREATER THAN 5%, EXCEPT FOR RAMP TO UNDERGROUNDPARKING.F. THE STORM SEWER WILL BE AIR TESTED WHERE IT CROSSES THE WATER SERVICE; PER CITY OF LAKEVILLESPECIFICATIONS.XXX P = PAVEMENT TW = TOP OF WALL BW = BOTTOM OF WALLTOTAL 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" = 0.78STORMWATER 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. HP = HIGH POINT EOF = EMERGENCY OVERFLOWTHE DEVELOPER IS THE OWNER AND SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEON-SITE STORMWATER MANAGEMENT SYSTEM, INCLUDING BUT NOT LIMITED TO;STORMWATER, UNDERGROUND STORMWATER MANAGEMENT SYSTEM AND WATER QUALITYTREATMENT STRUCTURES LYING WITHIN PUBLIC DRAINAGE AND UTILITY EASEMENT. THESTORMWATER MANAGEMENT SYSTEM MUST BE INSPECTED DURING CONSTRUCTION ANDCERTIFIED BY THE DESIGN ENGINEER FOLLOWING CONSTRUCTION. FOLLOWINGCONSTRUCTION, A CERTIFICATION SIGNED BY THE DESIGN ENGINEER SHALL BE FILED WITHTHE CITY ENGINEER EVIDENCING THAT THE UNDERGROUND STORMWATER MANAGEMENTSYSTEM WAS CONSTRUCTED IN ACCORDANCE WITH THE APPROVED PLANS ANDSPECIFICATIONS. THE DEVELOPER MUST PROVIDE INSPECTION AND MAINTENANCE REPORTSEVERY 6 MONTHS UNLESS APPROVED OTHER BY THE CITY ENGINEER. TS = TOP OF SIDEWALK FG = FINISH GRADERIM = GUTTER / FLOWLINE OF CURB OR FINISHED GRADE IN LANDSCAPED AREAS GRADING NOTES09D FLARED END SECTION18D MATCH EXISTING PAVEMENT/PERVIOUS PAVER ELEVATIONS.29A MAINTAIN MIN. 18" VERTICAL SEPARATION51B LIMITS OF SAWCUT AND PAVEMENT/PERVIOUS PAVER REMOVAL.73A SUMP CATCH BASIN PER CITY OF LAKEVILLE DETAIL LV-STM-16.73B STORM SEWER MANHOLE PER CITY OF LAKEVILLE DETAIL LV-STM-2.73E PERIMETER ROOF DRAIN PIPING TO BE 10" PVC WITH 1% MIN. SLOPE AND 4' MIN. COVER. CONTRACTOR TOCONNECT DOWNSPOUT PIPES TO PERIMETER ROOF DRAIN PIPE WHICH CONNECTS TO CB #1 AS NEEDED TODRAIN PERIMETER PIPING.73G 4" PERFORATED DRAINTILE WITH SOCK UNDER PERVIOUS PAVERS, PER DETAIL 70F, CONNECTED TO CB#1& MH#2.73H BIOFILTRATION BASIN WITH UNDERDRAIN PER CITY OF LAKEVILLE DETAIL LV-STM-26GRADING DETAILS17D CLASS 3 RIP-RAP PAD OVER SOIL SEPARATION FABRIC27B TRENCH DRAIN (EXTEND TO FACE OF CURB)27D DOWN SPOUT COLLECTOR27E STORM DRAIN CLEAN-OUT73A SNOUT73C OUTLET CONTROL STRUCTUREEXISTING LEGENDUGEFOCGASUGTSSUNDERGROUND ELECTRICUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINCURB [TYPICAL]CONCRETE SURFACEPAVER SURFACERIP RAP SURFACEFOUND MONUMENT MARKED RLS44900(UNLESS OTHERWISE NOTED)SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC METERELECTRIC TRANSFORMERLIGHT POLEGAS METERSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTWATER VALVETRAFFIC SIGNROOF DRAINDECIDUOUS TREEororWATERENGINEER47969L EEALA NST ATEOFMINNE SOTA CHPOLOCATEXHIBIT D GASGASTELETELETELETELETELETELETELETELETELETELETELETELEGASGASGASGASGASGASGASGASGASGASGASGASGASX XXXGAS GAS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWATERWATERWATERWATER WATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER¾GASGASGASGASGASGASGASGASGASGASGASUGEUGEUGEUGEUGEUGEUGEUGEUGEUGTUGTUGTUGTUGTUGTUGTUGT17 LF 6" PVC@ 4.00%23E23AFL 1000.19FL 1000.8722A31ACONNECT TOEXISTING 6" STUB22IUGE 27A31A27BGASGUGT26A31A27C22K22X22Y22L24A31A76A22G6"4'' DT4'' DT4'' DTD4" DT6" DT6" DT6" DT23B6''W6''W6''W6''W6''W76B76C22D6"x6"x6"INITIAL DATE DPOR PM DES DRW Engineering Associates, Inc.CEI PROJECT NO.NC4REV-412/28/16UTILITY PLAN(651)452-1149(651)452-8960Mendota Heights, MN 551202025 Centre Pointe Blvd., Suite 210PMPMPMAC12/28/162969516895 KENWOOD TRAILMNLAKEVILLEKINGSLEY SHORES SENIOR LIVING PH. 2TS Y SOTOSE NNIMADUOYEROFEBL L A C 1-651-454-0002ME GILLACEN020' 30' 40'SCALE IN FEETPROPOSEDBOUNDARY LINESTORM DRAINPOST INDICATOR VALVEGAS SERVICESANITARY SEWER SERVICEUNDERGROUND ELECTRIC SERVICEUNDERGROUND TELEPHONE SERVICEWATER SERVICEGENERAL UTILITY NOTESA. ALL WATER LINES SHALL BE DIP WITH 7.5' MIN. COVER.B. ALL SANITARY SEWER LINES SHALL BE PVC WITH 6' MIN. COVER.C. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING UTILITY SERVICES WITH ADJACENTPROPERTY OWNERS.D. ALL ELECTRIC, TELEPHONE AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL BE CONSTRUCTED TO THEAPPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITY DISCONNECTIONS SHALL BE COORDINATEDWITH THE DESIGNATED UTILITY COMPANIES.E. CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTILITY SYSTEM UNTIL WRITTEN APPROVAL HAS BEENRECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY AND CONTRACTOR HAS BEENNOTIFIED BY THE ENGINEER.F. PRIOR TO THE CONSTRUCTION OF OR CONNECTION TO ANY STORM DRAIN, SANITARY SEWER, WATER MAIN ORANY OF THE DRY UTILITIES, THE CONTRACTOR SHALL EXCAVATE, VERIFY AND CALCULATE ALL POINTS OFCONNECTION AND ALL UTILITY CROSSINGS AND INFORM CEI ENGINEERING AND THE OWNER/DEVELOPER OFANY CONFLICT OR REQUIRED DEVIATIONS FROM THE PLAN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48HOURS PRIOR TO CONSTRUCTION. CEI ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THEEVENT THAT THE CONTRACTOR FAILS TO MAKE SUCH NOTIFICATION.G. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS: ALL WATERLINE FITTINGS SHALL BE INSTALLED WITH THRUST BLOCKING PER CITY SPECIFICATIONS/DETAILS.ALL WATER LINE PIPE BEDDING SHALL BE INSTALLED PER CITY SPECIFICATIONS/DETAILS.ALL SANITARY SEWER PIPE BEDDING SHALL BE INSTALLED PER CITY SPECIFICATIONS/DETAILS.H. ALL PUBLIC GATE VALVES AND HYDRANTS ARE TO BE OPERATED SOLELY BY CITY OF LAKEVILLE EMPLOYEES.CONTRACTOR MUST CONTACT THE CITY'S UTILITY DEPARTMENT A MINIMUM OF 48 HOURS PRIOR TO NEEDINGWATER SHUT OFF.J. THE STORM SEWER WILL BE AIR TESTED WHERE IT CROSSES THE WATER SERVICE; PER CITY OF LAKEVILLESPECIFICATIONS.X"S6''WUGTUGEGASUTILITY NOTES22A POINT OF CONNECTION - WATER SERVICE (PER LOCAL CODES).22D M.J. TEE WITH THRUSTING BLOCK (SEE SIZE THIS SHEET).22G 90° M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET).22I 22-1/2 DEGREE M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET).22K SPRINKLER ENTRY PER ARCH. PLANS (SEE SIZES THIS SHEET).22L METERED DOMESTIC WATER SERVICE ENTRY PER ARCH. PLANS (SEE SIZES THIS SHEET).22X INTERIOR WATER METER (PER LOCAL CODES).22Y INTERIOR BACK FLOW PREVENTER (PER ARCH. PLANS).23A POINT OF CONNECTION - SANITARY SEWER SERVICE (PER LOCAL CODES).23B SANITARY SEWER CLEAN-OUT (PER LOCAL CODES).23E SANITARY SEWER SERVICE ENTRY (PER ARCH. PLANS).24A POINT OF CONNECTION FOR ELECTRICAL SERVICE (PER ELECTRIC COMPANY REQUIREMENTS).26A POINT OF CONNECTION FOR UNDERGROUND TELEPHONE (PER TELEPHONE COMPANY REQUIREMENTS).27A POINT OF CONNECTION FOR GAS SERVICE (PER LOCAL GAS COMPANY REQUIREMENTS).27B GAS SERVICE PER LOCAL GAS COMPANY.27C PROPOSED GAS METER.29A MAINTAIN MIN. 18" VERTICAL SEPARATION.31A LOCATION FOR THIS UTILITY AS SHOWN IS FOR DRAWING PURPOSES ONLY. CONTRACTOR SHALL VERIFY THEEXACT LOCATION IN FIELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE TO BE CONNECTED.CONTRACTOR SHALL NOTIFY CEI ENGINEERING IF THE DESIGN AS SHOWN IS NOT ACHIEVABLE.76A INSTALL POST INDICATOR VALVE (PER CITY OF LAKEVILLE).76B WATERMAIN HYDRANT LEAD WITH VALVE (PER CITY OF LAKEVILLE PLATE NO. LV-WM-4).76C GATE VALVE (PER CITY OF LAKEVILLE).UNDERGROUND PARKING LIMITSGGAS METEREXISTING LEGENDUGEFOCGASUGTSSUNDERGROUND ELECTRICUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINCURB [TYPICAL]CONCRETE SURFACEPAVER SURFACERIP RAP SURFACEFOUND MONUMENT MARKED RLS44900(UNLESS OTHERWISE NOTED)SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC METERELECTRIC TRANSFORMERLIGHT POLEGAS METERSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTWATER VALVETRAFFIC SIGNROOF DRAINDECIDUOUS TREEororWATER29AWAT INV 1009.17PVC TOP 1006.05ENGINEER47969L EEALA NST ATEOFMINNESOTA CHPOLOCATEXHIBIT E GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASKLAMATH TRAILCSAH NO. 5 (KENWOOD TRAIL) GAS GAS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWATER WATER WATER WATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER¾GASGASGASGASGASGASGASGASGASGASGASUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGTUGTUGTUGTUGTUGTUGTUGT18D51B18D51BSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFIPCEBDCBDCLIMITS OF DISTURBANCE71,208 SF (1.63 AC)10.0%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 1013.46TC 1015.37G 1014.87TC 1015.31G 1014.81TC 1016.48G 1015.98TC 1016.71G 1016.21TC 1016.51G 1016.01TC 1016.46G 1015.96TC 1016.08G 1015.58TC 1015.25G 1014.75TC 1013.76G 1013.26TC 1013.84G 1013.34TC 1007.75G 1007.25TC 1007.75G 1007.25TC 1016.40G 1015.90TC 1016.40G 1015.90TC 1014.91G 1014.41TC 1014.81G 1014.31TC 1014.68G 1014.18FG 1016.94FG 1017.02TC 1017.78G 1017.28TC 1017.73G 1017.23TC 1017.55G 1017.05TC 1017.80G 1017.30TC 1017.80G 1017.301.2%FG 1016.81FG 1015.01FG 1014.78FG 1015.36FG 1015.00FG ???FG 1017.25FFE=1018.00FFE=1018.00FG 1017.00FFE=1018.00FFE=1018.00FFE=1017.25FFE=1018.001016101710181018101710181017101610151014101610161015 100810091010101110121013101510141013101210111010101 0 101 5 1008 100810091009 101 1 101 2 101 3 101 4 101 6 101 7 101 8 101727BBW 1007.86TW 1017.00BW 1014.00TW 1015.00BW 1007.90TW 1013.00BW 1011.23TW 1012.97BW 1014.00TW 1014.50BDC101510161017101710161015101410171018101910191018LANDSCAPE BERMLANDSCAPE BERMFG 1016.3918D51BIPIP4'' 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 3.0:13.2:1FG 1017.93FG 1018.00FG 1017.94BW 1011.23TW 1016.42D4" DT6" DT6" DT6" DTINITIAL DATE DPOR PM DES DRW Engineering Associates, Inc.CEI PROJECT NO.NC5.0REV-412/28/16EROSION CONTROL PLAN(651)452-1149(651)452-8960Mendota Heights, MN 551202025 Centre Pointe Blvd., Suite 210PMPMPMAC12/28/162969516895 KENWOOD TRAILMNLAKEVILLEKINGSLEY SHORES SENIOR LIVING PH. 2TS Y SOTOSE NNIMADUOYEROFEBL L A C 1-651-454-0002ME GILLACEN020' 30' 40'SCALE IN FEETPROPOSEDBOUNDARY LINERIGHT OF WAY LINEGRADE BREAKCONTOUR ELEVATIONSSTORM DRAINXXXEROSION DETAILSTEMPORARY ROCK CONSTRUCTION ENTRANCE PER CITY OF LAKEVILLE DETAIL PLATE LV-ST-12TEMPORARY SILT FENCE PER CITY OF LAKEVILLE DETAIL PLATE LV-STM-18.INLET PROTECTION PER CITY OF LAKEVILLE DETAIL PLATE LV-STM-12EROSION CONTROL BLANKET PER CITY OF LAKEVILLE DETAIL PLATE LV-STM-19 (INSTALLED ON ALLSLOPES GREATER THAN 3:1 AND AS SHOWN)Not to ScaleGRADING & EROSION CONTROL OPINION OF PROBABLE COSTDESCRIPTIONQUANTITYUNIT COSTTOTAL COST1.EROSION CONTROL MAINTENANCE - 1 LS$2,500/LS$2,5002.EROSION CONTROL SILT FENCE - 990 LF$3/LF$2,9703.VEHICLE TRACKING CONTROL - 1$750/EA$750TOTAL$11,040NOTE: THIS OPINION OF PROBABLE COST IS MADE ON THE BASIS OF EXPERIENCE ANDQUALIFICATIONS AND REPRESENTS CEI ENGINEERING'S BEST JUDGMENT AS AN EXPERIENCEDAND QUALIFIED PROFESSIONAL FIRM, FAMILIAR WITH THE CONSTRUCTION INDUSTRY. CEIENGINEERING CANNOT AND WILL NOT GUARANTEE THAT ACTUAL CONSTRUCTION COSTS WILLNOT VARY FROM THIS OPINION OF PROBABLE COST.4.TEMPORARY CB INLET PROTECTION - 4$250/EA$1000PROJECT CONTACTS:BIOROLL DITCH CHECK PER CITY OF LAKEVILLE DETAIL PLATE LV-STM-206.BIOROLL DITCH CHECK -20 LF$3/LF$607.EROSION CONTROL FABRIC - 7,520 SF$0.50/SF$3,760SITEGENERAL EROSION NOTESSEE SHEETS C5.1 AND C5.2 FOR EROSION CONTROL NOTES.LIMITS OF DISTURBANCEEXISTING LEGENDUEUFOUUGUTUTV>>I>xxUNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINFENCECURB [TYPICAL]CONTOURSCONCRETE SURFACEGRAVEL SURFACERIP RAP SURFACE100' SHORE IMPACT ZONE1230FOUND MONUMENT MARKED RLS44900(UNLESS OTHERWISE NOTED)SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS MANHOLEGAS METERTELEPHONE MANHOLETELEPHONE PEDESTALSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER VALVEBOLLARDFLAG POLEMAIL BOXTRAFFIC SIGNUNKNOWN MANHOLESPOT ELEVATIONTRAFFIC SIGNALROOF DRAINCONIFEROUS TREEDECIDUOUS TREEororTOTAL 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" = 0.78STORMWATER 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.ENGINEER47969L EEALA NST ATEOFMINNESOTA CHPOLOCATEXHIBIT F FOCFOCFOCFOCFOCFOCFOCFOCFOCFOCFOCFOCKLAMATH TRAILCSAH NO. 5 (KENWOOD TRAIL) SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWATER WATER WATER WATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER¾UGEUGEUGEUGEUGEUGEUGEUGEUGEUGTUGTUGTUGTUGTUGTUGTUGT4'' DT4'' DT4'' DT1-BH1-WP1-WP1-PO1-PO1-RM1-RM3-GM8-GM6-GM6-GM8-GM5-DW4-DW14-DW8-DW8-DW5-GJ3-GJ3-TY7-TY6-WP5-RM5-PO6-GJ6-GJ5-TY5-TY5-TY5-TY6-GJ6-GJ3-GJ3-DW50A50A50A50A50A50A50A50B50B50B50B50B50B50B50B50B50B50B50B50B50B50A50A50A50A50A50A50A50B50B50B50B50B50B50B50B50A50A50A50A50B50BD4" DT6" DT6" DT6" DTINITIAL DATE DPOR PM DES DRW Engineering Associates, Inc.CEI PROJECT NO.NC8REV-412/28/16LANDSCAPE PLAN(651)452-1149(651)452-8960Mendota Heights, MN 551202025 Centre Pointe Blvd., Suite 210PMPMPMAC12/28/162969516895 KENWOOD TRAILMNLAKEVILLEKINGSLEY SHORES SENIOR LIVING PH. 2TS Y SOTOSE NNIMADUOYEROFEBL L A C 1-651-454-0002ME GILLACEN020' 30' 40'SCALE IN FEETPROPOSED LEGENDPLANTREE WRAPBACKFILL MIXPAINTED FLUORESCENT ORANGECOVERED W/2-PLY RUBBER HOSEWHITE FLAGGING (TYP.)DOUBLE STRAND 12 GAUGE WIRE8" 2-PLY RUBBER HOSE8' STEEL TEE POST- 3 REQUIRED AT 120°4 INCHES MULCHFROM TOP 1/3 OF THE BALLREMOVE BURLAP & ROPEUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE LANDSCAPE NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.6" 2'(MIN.)TREE PLANTINGN.T.S.12"6"50A2'(MIN.)12"( SEE LANDSCAPE NOTES UNDISTURBED SUBSOILBACKFILL MIX4 INCHES MULCHFOR TYPE OF MULCH )6"& ROPE FROM TOP 1/3 OF BALL. REMOVERUNGS FROM TOP AND HALF-WAY DOWN SIDESIF SHRUB IS B & B, THEN REMOVE BURLAP50BSHRUB PLANTINGN.T.S.WEED MAT (ONLY IFSHRUB IS WITHIN APLANTING BED)NOTE: THE ACCEPTED PLANTING DETAIL MUST BE ADHERED TO BY THE LANDSCAPE INSTALLER.OF WIRE BASKET ON ANY B&B MATERIAL BEFORE BACKFILLING.SODBLUEGRASS / FESCUE SEEDBOTANICAL NAMEKEY QTYCOMMON NAME/ROOT SIZE REMARKSSYBGM3118" - 24" MINCONT.GREEN MOUND ALPINE CURRANTRibes alpinum 'Green Mound'SHRUB LISTPLANT AS SHOWN138DW423' - 4' MINCONT.DWARF WINGED BURNING BUSHPLANT AS SHOWNEuonymus alata 'Compactus'TY3018" - 24" MINCONT.TAUNTONII YEWTaxus x media 'Tauntonii'PLANT AS SHOWNTREE LISTBOTANICAL NAMEKEY QTYCOMMON NAME/ROOT SIZE REMARKSWPEASTERN WHITE PINEPinus Monticola8' B&BPLANT AS SHOWN8CONT.24NORTHERN PIN OAKQuercus ellipsoidalisPicea 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.GJ3518" - 24" MINCONT.SEA GREEN JUNIPERJuniperus chinensis 'Sea Green'PLANT AS SHOWN4" CYPRESS MULCHC. ALL LANDSCAPE MATERIALS SHALL BE IN COMPLIANCE WITH THE GRADES AND STANDARDS FOR NURSERYPLANTS, AND SHALL CONFORM TO Mn/DOT SPECIFICATIONS.D. ALL DISTURBED AREAS NOT SHOWN AS SOD ON THE LANDSCAPE PLAN SHALL BE AS FOLLOWS:FERTILIZERS: SHALL BE APPLIED PER MANUFACTURERS SPECIFICATIONS AND TILLED INTO THE TOPSOIL PRIORTO PLACING SOD.MULCH: SHREDDED HARDWOOD MULCH 4" DEPTH SHALL CONFORM TO Mn/DOT SPECIFICATIONS 3882TOPSOIL: 4" DEPTH THAT IS PULVERIZED, SCREENED AND FREE OF HEAVY CLAY, COURSE SAND, STONES,PLANTS, ROOTS, STICKS AND OTHER FOREIGN MATERIALS. SHALL MEET THE REQUIREMENTS OF Mn/DOTSPECIFICATIONS 3877 FOR SELECT TOPSOIL BORROW.SOD: SHALL CONFORM TO Mn/DOT SPECIFICATION 3878 (TYPE A LAWN) ALL SLOPES GREATER THAN 4:1 SHALLBE STAKED AS APPROPRIATE TO PREVENT SOD SLIPPAGE.E. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND SIX INCHES OFTOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL PROVIDETOPSOIL, APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SODDED, FERTILIZED,MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANYRELOCATED TREES SHALL BE MAINTAINED UNTIL SUCH POINT AS TREE IS RE-ESTABLISHED. ANY AREASDISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE PROJECT SHALL BE CORRECTED BY THECONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.F. MAINTAIN 5' MIN. HORIZONTAL SEPARATION BETWEEN TREE PLANTINGS AND ALL UTILITIES.G. A FULLY DESIGNED IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY IRRIGATION CONTRACTOR.IRRIGATION DESIGNER SHALL BE RESPONSIBLE FOR SIZING AND SPECIFYING BACKFLOW PREVENTER INACCORDANCE WITH LOCAL CODES.GENERAL LANDSCAPE NOTESA. LOCATE ALL UTILITIES AND SITE LIGHTING CONDUITS BEFORE LANDSCAPE CONSTRUCTION BEGINS.B. NOTIFY LANDSCAPE ARCHITECT OR DESIGNATED REPRESENTATIVE OF ANY LAYOUT DISCREPANCIES PRIOR TOANY PLANTING.LANDSCAPE NOTES50A STEEL EDGINGLANDSCAPE DETAILS50A TREE PLANTING50B SHRUB PLANTINGPROPOSED QUANTITIESSOD5,065 SFBLUEGRASS / FESCUE SEED40,542 SFCYPRESS MULCH3,552 SFPOND/BASIN SEED MIX4,000 SFEXISTING LEGENDUGEFOCGASUGTSSUNDERGROUND ELECTRICUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINCURB [TYPICAL]CONCRETE SURFACEPAVER SURFACERIP RAP SURFACEFOUND MONUMENT MARKED RLS44900(UNLESS OTHERWISE NOTED)SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC METERELECTRIC TRANSFORMERLIGHT POLEGAS METERSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTWATER VALVETRAFFIC SIGNROOF DRAINDECIDUOUS TREEororWATERPOND/BASIN SEED MIXENGINEER47969L EEALA NST ATEOFMINNESOTA CHPOLOCATEXHIBIT G EXISTING SENIORLIVING FACILITYR.O.W. LINE15'-0"15'-0"30'-0"SERVICEDROP OFFOUTDOORCOURTYARDCOLOREDCONCRETEK E N W O O D T R A I L (C O . R D . 5 )KLAMATH TRAIL(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. 169TH ST. W., A.K.A. OARCHARD LAKE RD)COLOREDCONCRETECOLOREDCONCRETE15'-0"PARKING SETBACKP A R K I N G S E T B A C K EXISTING MONUMENTSIGNEXISTINGMONUMENT SIGN10'-0"ACCESS TOUNDERGROUNDPARKING22 stallsPROPOSED BUILDING 14,731 SFFOOTPRINT4 STORIES14 Future stallsPROPOSEDMONUMENT SIGNLIGHT FIXTURE,TYP.PERVIOUSPAVERS, TYP.SKYWAYCONNECTIONABOVE20'-0"BMH: 20A1MH: 20MH: 20A2A1MH: 200.0 0.0 0.1 0.1 0.10.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.10.2 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 0.10.2 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 0.00.2 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 0.00.2 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 0.00.3 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 0.00.3 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 0.00.5 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 0.00.5 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 0.00.5 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 0.10.4 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 0.10.2 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 0.40.1 0.2 0.2 0.3 0.4 0.6 0.9 1.3 1.7 1.8 1.9 1.9 1.8 1.50.0 1.7 1.5 0.8 0.5 0.7 0.40.0 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.0 1.2 1.1 1.2 1.3 1.10.2 0.4 0.20.0 0.1 0.3 0.4 0.5 0.6 0.7 0.8 0.8 0.70.2 0.0 0.3 0.4 0.4 0.40.1 0.21BSINGLE0.900VISOR44U13606Luminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionLum. Lumens1A2BACK-BACK0.900D824-LED-80-50-UNV-LP-T5-PM-BZ/20FT SSS POLE118212A1SINGLE0.900D824-LED-80-50-UNV-LP-T5-PM-BZ/20FT SSS POLE11821EXHIBIT H A2.0GARAGE LEVELTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONFLOOR PLANEXHIBIT I A2.1FIRST LEVELTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONFLOOR PLAN A2.2SECOND LEVELTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONFLOOR PLAN A2.3THIRD LEVELTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONFLOOR PLAN A2.4FOURTH LEVELTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONFLOOR PLAN KINGSLEYSHORESKINGSLEYPLACE2A3.22A3.11A3.23A3.1A3.1EXTERIOR ELEVATIONSTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONEXHIBIT J 2A3.22A3.11A3.23A3.1A3.2EXTERIOR ELEVATIONSTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTION KINGSLEYSHORESKINGSLEYPLACEA3.3COLOREDTHE DESIGNS AND PLANS INDICATED ON THE DRAWINGSARE THE PROPERTY OF AYRES ASSOCIATES. ALL RIGHTSARE RESERVED. NO DESIGNS OR PLANS SHALL BEUSED OR REPRODUCED IN ANY FORM OR BY ANY MEANSWITHOUT WRITTEN PERMISSION OF AYRES ASSOCIATES.River Falls Office 215 N. Second Street Suite 204 River Falls, Wisconsin 54022 (715) 426-4908 Fax: (715) 426-5866 I HEREBY CERTIFY THAT THISPLAN SPECIFICATION OR REPORTWAS PREPARED BY ME ORUNDER MY DIRECT SUPERVISIONAND THAT I AM DULYREGISTERED ARCHITECT UNDERTHE LAWS OF THE STATE OFNUMBER:MINNESOTA.MARK DATE DESCRIPTIONEXTERIOR ELEVATIONS 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 26, 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 Development of Kingsley Shores Lot 1, Block 1 requires an escrow for future trail development along Kenwood Trail, adjacent to Lot 1, Block 1. The future trail will be a 10 foot wide bituminous public trail of which the Developer shall be responsible for 50% of the estimated cost. The developer shall submit a $6,625.00 escrow with the Site Improvement Performance Agreement for the future trail construction. 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 KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 4 OF 7 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. 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 JANUARY 13, 2017 PAGE 5 OF 7 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 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 KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 6 OF 7 EROSION CONTROL 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. KINGSLEY SHORES SENIOR LIVING PHASE 2 JANUARY 13, 2017 PAGE 7 OF 7 CASH FEES 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 Trail Escrow 6,625.00 Street Signing 580.00 TOTAL - CASH REQUIREMENTS $8,105.00 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.