HomeMy WebLinkAboutItem 11
Date: Item No.
THE PILLARS OF LAKEVILLE SENIOR HOUSING PUD AMENDMENT
FOUR SQUARE PRESCHOOL AND DAYCARE CONDITIONAL USE PERMIT
Proposed Action
Staff recommends adoption of the following motion: Move to approve: 1) an ordinance amending
the Crossroads 1st Addition PUD District, and 2) a conditional use permit for Four Square Preschool
and Daycare and adopt the findings of fact.
Overview
Oppidan Inc., on behalf of The Pillars of Lakeville and Four Square Preschool and Daycare, has
submitted applications for a PUD amendment and conditional use permit and plans to allow the
construction of a four story, 100 unit senior housing facility and a daycare facility as a primary use.
The property is adjacent to Crossroads Church and is zoned PUD, Planned Unit Development with
a base zoning of RM-1, Medium Density Residential District. The PUD amendment is to allow multi-
family structures and to exceed the height limits allowed within the Crossroads 1st Addition PUD.
Daycare facilities are allowed by conditional use permit in the RM-1 District.
The Planning Commission held a public hearing at its September 17, 2020 meeting. A revised
landscape plan and exterior materials plan were presented at the meeting to satisfy stipulations
number 2 and 4 of the Planning Report and a stipulation was added regarding shared parking on the
site . The Planning Commission recommended unanimous approval of the PUD amendment and
conditional use permit subject to four stipulations. Each site will require a SIPA, which will be
brought forward for City Council approval at a later date, but must be done prior to work
commencing on site.
Primary Issue to Consider
• Why are the SIPAs not being approved at this time?
Supporting Information
• Staff response to primary issue to consider
• PUD Amendment Ordinance and findings of fact
• Conditional use permit and findings of fact
• Revised landscape plan and exterior materials plan
• September 17, 2020 Planning Commission minutes
• September 10, 2020 Planning and Engineering reports
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: Kris Jenson, Associate Planner
November 2, 2020
None
Zoning Ordinance
Staff response to primary issue to consider
Why are the SIPAs not being approved at this time? Staff is working with the developer and the city
attorney’s office on the SIPAs. Because there is a CIC plat on this property and development is
occurring within two unit lots and common elements, the city attorney is also ensuring that the CIC
declarations for the property ensure that parking areas are shared and that the developer is permitted
to install utilities and construct parking areas within the common elements. Because it may take
some time to work through these details and because Oppidan would like to move forward with
obtaining financing, staff is bringing the PUD amendment and CUP approvals forward at this time.
Site work will not be permitted to begin until the SIPAs are approved by the City Council.
ORDINANCE NO._______
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE CROSSROADS 1ST ADDITION
PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The legal description of the property for which the Crossroads
1st Addition PUD District amendment applies is as follows:
Lot 1, Block 2, Crossroads 1st Addition.
Section 2. Allowed Uses. The allowed uses on the subject property shall include the
following:
A. A multiple-family dwelling structure.
B. A building in excess of 45 feet in height.
Section 3. Effective Date. This ordinance shall be effective upon its passage and
publication.
Adopted by the Lakeville City Council this 2nd day of November 2020.
CITY OF LAKEVILLE
BY: __________________________
Douglas P. Anderson, Mayor
ATTEST:
___________________________
Charlene Friedges, City Clerk
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
THE PILLARS OF LAKEVILLE
PUD DISTRICT AMENDMENT
FINDINGS OF FACT AND DECISION
On September 17, 2020, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of The Pillars of Lakeville for an amendment to the Crossroads 1st Addition PUD
District to allow multiple family dwellings and a building in excess of 45 feet in height. The Planning
Commission conducted a public hearing on the 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 5, which guides the property for
Public and Quasi-Public.
2. The subject site is zoned PUD, Planned Unit Development.
3. Legal description of the property is:
Unit #3 and interest attributable to common elements, CIC #649 Crossroads Community
Association , Dakota County, M innesota according to the recorded plat thereof.
4. Section 11-3-3.E of the City of Lakeville Zoning Ordinance provides that the Planning Commission
shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not
limited to, the following factors:
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: The proposed senior housing facility is consistent with the overall intended development
of the Crossroads Church site approved as part of the Crossroads 1st Addition PUD. The
development of senior housing at this location 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 facility will be compatible with the existing and future land
uses in the area. The area is currently developed with a multi-story senior housing facility, attached
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townhomes, quasi-public uses such as a church, private school, and daycare, as well as nearby
commercial development.
c. The proposed use conforms to all performance standards contained in the Zoning Ordinance
and the City Code.
Finding: The proposed use will conform to all of the requirements of the Zoning Ordinance except
as specifically modified by the PUD District.
d. The proposed use can be accommodated with existing public services and will not overburden
the City’s service capacity.
Finding: The proposed use can be accommodated with existing public services and will not over
burden the City’s service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving the property.
Finding: The streets serving this site are adequate to accommodate traffic from the proposed use.
5. The report dated September 10, 2020 prepared by Kris Jenson, Associate Planner is incorporated herein.
DECISION
The City Council approves the PUD District amendment in the form attached hereto.
DATED: November 2, 2020
CITY OF LAKEVILLE
BY: __________________________
Douglas P. Anderson, Mayor
BY: __________________________
Charlene Friedges, City Clerk
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(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT NO. 20-___
1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville
approves a Conditional Use Permit for Four Square Preschool and Daycare to allow a
daycare facility to be located at 17750 Glasgow Avenue.
2. Property. The permit is for the following described property located in the City of
Lakeville, Dakota County, Minnesota:
Unit #4 and interest attributable to common elements, CIC #649 Crossroads
Community Association, Dakota County, Minnesota according to the recorded plat
thereof.
3. Conditions. The permit is issued subject to the following conditions:
a) The site and building shall be developed in accordance with the plans approved
by the City Council.
b) Landscaping shall be installed consistent with the approved landscape plan. An
escrow shall be submitted with the SIPA to guarantee installation of the
approved landscaping.
c) A sign permit is required prior to the installation of any signs.
d) Prior to issuance of a building permit, a SIPA for the work on the site must be
approved by the City Council.
4. Revocation of Permit. The City may revoke the permit for cause upon determination
that the conditional use is not in conformance with the conditions of this permit or is in
continued violation of the Zoning Ordinance, City Code, or other applicable regulations.
5. Expiration. This CUP shall expire unless the applicant commences construction of
the authorized use within one year of the date of this CUP, unless an extension is approved
by the Zoning Administrator.
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Dated: November 2, 2020
CITY OF LAKEVILLE
BY:________________________
SEAL Douglas P. Anderson, Mayor
BY:________________________
Charlene Friedges, City Clerk
The following instrument was acknowledged before me this 2nd day of November 2020 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.
__________________________
Notary Public
DRAFTED BY:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
FOUR SQUARE PRESCHOOL AND DAYCARE
CONDITIONAL USE PERMIT
FINDINGS OF FACT AND DECISION
On September 17, 2020, the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of Four Square Preschool and Daycare for a conditional use permit to allow the
construction of a daycare as a principal use. 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 5, which guides the property for
Public and Quasi-Public.
2. The subject site is zoned PUD, Planned Unit Development.
3. Legal description of the property is:
Unit #4 and interest attributable to common elements, CIC #649 Crossroads Community
Association , Dakota County, M innesota according to the recorded plat thereof.
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: The proposed preschool and daycare use is consistent with the guided public and quasi-
public use of the property.
b. The proposed use is or will be compatible with present and future land uses of the area.
Finding: The proposed preschool and daycare use will be compatible with the existing and future
land uses in the area.
c. The proposed use conforms to all performance standards contained in the Zoning Ordinance
and the City Code.
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Finding: Provided compliance with the stipulations of the conditional use permit, the proposed use
will conform to the performance standards contained in the Zoning Ordinance and the City Code.
d. The proposed use can be accommodated with existing public services and will not overburden
the City’s service capacity.
Finding: The proposed use can be accommodated with existing public services and will not over
burden the City’s service capacity.
e. Traffic generated by the proposed use is within capabilities of streets serving the property.
Finding: The streets serving this site are adequate to accommodate traffic from the proposed use.
5. The report dated September 10, 2020 prepared by Kris Jenson, Associate Planner is incorporated herein.
DECISION
The City Council approves the conditional use permit in the form attached thereto.
DATED: November 2, 2020
CITY OF LAKEVILLE
BY: __________________________
Douglas P Anderson, Mayor
BY: __________________________
Charlene Friedges, City Clerk
LAKEVILLE SENIOR HOUSING
LANDSCAPE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700LEGEND: LANDSCAPE REQUIREMENTS: LANDSCAPE SCHEDULE:GLACIERGLASGOWAVENUEWAY178THSTREET WEST177THSTREET WEST
06/30/20MATERIAL PALLETTHE PILLARS OF LAKEVILLE1817701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLE8X16 -VERSALOK -BURNT UMBER RETAINING WALL MATERIALMP-METAL PANEL -FIRESTONE -16F CONCEALED FASTNER -DARK BRONZEBRICK -SOUIX CITY BRICK - UTITLITY SIZE -NAPA VALLEY COLONIAL IRONSPOTFCP -FIBER CEMENT PANEL -BOARD AND BATTON -WHITEOVERALL EXTERIOR WALL MATERIAL - RESIDENTIALBRICK 17399 SF 52%FCP 7295 SF 22%METAL PANEL 8665 SF 26%OVERALL EXTERIOR WALL MATERIAL - COMMERCIALBRICK 2159 SF 35%FCP 2144 SF 35%GLAZING 1866 SF 30%
Planning CommissionMeetingMinutes, September 17, 2020 Page5
theexcessdirtiscurrentlypiled. Hestated thatitwillbebuiltatthesamelevel
astheexistingbuilding.
CommissionerDrotningaskedwhythesuddenneedfortherevisedclubhouse
plans. Ms. ElizabethWright, oneoftheownersofTheMoments, statedthat
theyjustdon’tknowhowlongtheregulationsassociatedwiththe COVID-19
pandemicwilllast, sooneoftheirideaswastoallowforextraspaceinsidethe
buildingforsmallgatherings andalsotoaddmorestoragespaceupstairs.
MotionwasmadebyEinck, secondedbyMajorowicz torecommend toCity
CouncilapprovalofTheMomentsofLakevilleamendment toConditional UsePermit
20-01toallowamodification tothepreviouslyapproved detachedaccessorybuilding
plans, locatedat16258KenyonAvenue, andadoptionoftheFindingsofFactdated
September17, 2020, subjecttothefollowingstipulations:
1. Theaccessorybuilding shallbedevelopedinaccordancewiththeconditional
usepermitplansapprovedbytheCityCouncil.
2. ConditionalUsePermit #20-01shallremaininfullforceandeffect.
Ayes: Witte, Einck, Zimmer, Drotning, Majorowicz
Nays: 0
Abstain: Lillehei
8. PillarsofLakevilleandFourSquarePreschoolandDaycare
ViceChairWitteopenedthepublichearingtoconsidertheapplicationsofThePillars
ofLakevilleandFourSquarePreschool andDaycare forthefollowing, locatedwestthofGlacierWayandsouthof175Street: A. PlannedUnitDevelopmentamendmentstforCrossroads1AdditiontoallowtheconstructionofthePillarsofLakeville, asenior
housingfacility; andB. Conditional usepermitamendment forFourSquarePreschool
andDaycare.
Shannon Rusk, SeniorV.P. ofDevelopmentforOppidan, presentedan overview of
theproject. Ms. Ruskexplained thatindiscussingthePillarsofLakeville with
CrossroadsChurch representatives, itwasdetermined thatitmademoresenseto
haveThePillarslocatedadjacenttothechurchandFourSquarelocatedattheend
oftheseriesofbuildings. SheindicatedthatThePillarsofLakevillewillbeconstructed
onCICLot3andthedaycarewillnowbeconstructedonCICLot4, ratherthanLot3
aspreviouslyapproved. FourSquareandThePillarswillbeconstructedbyOppidan
butCrossroadsChurchwillownbothofthebuildings. Ms. Ruskstatedthatthey
believethissitelayoutthatconnectsallofthebuildings andallowsinteractionsis a
verygoodidea.
AssociatePlannerKrisJensonpresentedtheplanningreport. Ms. Jensonstatedthat
OppidanhassubmittedaPlannedUnitDevelopmentamendment applicationfora
100-unitseniorhousingfacilitycalledThePillarsofLakevilleandaconditionaluse
permitamendmentforFourSquarePreschoolandDaycare, bothofwhichare
proposedtobelocatedontheCrossroadsChurchsite.
Planning CommissionMeetingMinutes, September 17, 2020 Page6
ThePillarsofLakevilleproposesafour-story, 100-unitseniorlivingfacilitywhich will
include86unitsforamixofindependentlivingandassistedliving, and14memory
careunits. Theunitsrangeinsizefromstudiounitstotwobedroomunits. Theyare
proposing undergroundparkingandanenclosedwalkway connection toCrossroads
Church.
stAnamendmenttotheCrossroads1 AdditionPUDisrequiredasthebasezoningfor
thisparcelisRM-1, MediumDensityResidential District, whichdoesnotpermit
multiple-familydwellingstructures.
Ms. JensonexplainedthatbecauseoftheCOVID-19regulations, avirtual
neighborhoodmeetingwasheld. Noticesweresenttothesurrounding neighbors
whichprovidedthemthelinktothewebsitesotheycouldviewtheplans. Therewere
onlyacoupleinquiriesasaresultofthisdeveloperoutreach.
FourSquarePreschoolandDaycareproposestoamendtheirCUPforthenew
locationandbuilding. Thenewfacilitywillhavecapacityfor242studentsandwillbe
connectedtoThePillars ofLakevillebuilding.
Ms. JensonreviewedtheCUPperformancestandardstoevaluatetheproposed
development asawholebecausetheZoningOrdinancedoesnothaveperformance
standardsforPUDsbydesign, duetotheirflexibility. Theperformance standardsare
listedinmoredetailintheSeptember10, 2020planningreport. Theyincludeaccess
tothesite, off-streetparking, loadinganddrive-upareas, screening andlandscaping,
exteriorlighting andnoise, architecturalappearance, trashenclosures, signage, and
hoursofthepreschoolanddaycarefacility.
Ms. JensonstatedthatStipulations #2and #4regardingthelandscapingplanandthe
exteriormaterialsofthedaycarefacilitywillberemovedduetothefactthatrevised
planshavebeenreceived. AnewStipulation #4willbeaddedasfollows:
4. PriortotheissuanceofabuildingpermitforeitherthePillarsofLakeville orFour
SquarePreschoolandDaycare, theapplicantmustdemonstratethattheentire
CrossroadsCommunityAssociation CICPlatissubjecttoasharedparking
declaration.
PlanningDepartment staffrecommends approvalofthe PillarsofLakevillePlanned
UnitDevelopmentamendmentandtheFourSquarePreschooland Daycare
conditional usepermitamendment, subjecttothestipulations listedintheSeptember
10, 2020planningreport, asamended, andadoptionoftheFindingsofFactdated
September17, 2020.
ViceChairWitteopenedthehearingtothepublicforcomment.
Therewerenocomments fromtheaudience.
Motionwasmadeby Zimmer, secondedbyLillehei toclosethepublichearingat
6:55p.m.
Planning CommissionMeetingMinutes, September 17, 2020 Page7
Voicevotewastakenonthemotion. Ayes - unanimous
ViceChairWitteaskedforcommentsfromthePlanningCommission. Discussion
pointsincluded:
CommissionerZimmer confirmedthattheupdatedlayoutoftheplans (the
seniorbuildingonLot3andthedaycare onLot4) wasdistributedatthevirtual
neighborhoodmeeting. Ms. Jensonstatedthattheupdatedlayoutwasalsoon
theCity’swebsite.
Commissioner Lilleheithankedthedeveloperforbringingsuchawonderful
projectforward. HeindicatedthatitisgoodtohaveaPUDoptionforprojects
likethis. Helikestheideaofseniorsnexttodaycaresandpreschools.
CommissionerLilleheistatedthatthedeveloper hasamendedthisfrom “a
placetosleeptoaplacetolive.”
ThePlanningCommissionthoughtthiswillbeamajorcommunity assetand
likesthecombination oftheseniorbuildingandthe daycare aswellasthe
locationofeach.
Motionwasmade byLillehei, secondedbyEinck torecommend toCityCouncilstapprovalofthePlannedUnitDevelopmentamendmentforCrossroads1Additionto
allowtheconstruction ofThePillarsofLakeville andconditional usepermit
amendmentforFour SquarePreschoolandDaycare, locatedwestofGlacier Wayandthsouthof175Street, andadoptionoftheFindingsofFactdated September17, 2020
subjecttothefollowingstipulations:
1. Thesiteandbuilding shallbedevelopedinaccordancewiththeplans
approvedbytheCityCouncil.
2. Landscapingshallbeinstalledconsistent withtheapprovedlandscapeplan.
Anescrowamount, basedontherevised landscapeplan, shallbesubmitted
withtheSIPAtoguaranteeinstallation oftheapprovedlandscaping.
3. Asignpermitisrequiredpriortotheinstallationofanysigns.
4. Priortotheissuance ofabuildingpermitforeither thePillarsofLakevilleor
FourSquarePreschoolandDaycare, theapplicantmustdemonstrate thatthe
entireCrossroads CommunityAssociation CICPlatissubjecttoashared
parkingdeclaration.
Ayes: Einck, Zimmer, Drotning, Majorowicz, Lillehei, Witte
Nays: 0
Therebeingnofurtherbusiness, themeetingwasadjournedat7:02p.m.
Respectfullysubmitted,
Penny Brevig, RecordingSecretary
City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Kris Jenson, Associate Planner
Date: September 10, 2020
Subject: Packet Material for the September 17, 2020 Planning Commission Meeting
Agenda Item: 1. A Planned Unit Development amendment for Crossroads 1st
Addition to allow the construction of The Pillars of Lakeville, a senior
housing facility.
2. A conditional use permit amendment for Four Square Preschool
and Daycare.
Action Deadline: October 22, 2020
INTRODUCTION
Oppidan has submitted a Planned Unit Development amendment application for The
Pillars of Lakeville, a 100 -unit senior housing facility and an application for the amendment
of the conditional use permit for Four Square Preschool and Daycare , both proposed to be
located on the Crossroads Church site, located at 17671 Glacier Way. The City Council
approved a conditional use permit (CUP) for Four Square Preschool and Daycare on
November 19, 2018 and an extension to the CUP on November 18, 2019. The zoning of the
property is PUD, Planned Unit Development with RM-1, Medium Density Residential
District as the underlying zoning.
EXHIBITS
A. Aerial Photo Map
B. Zoning Map
C. Pillars of Lakeville narrative
D. Four Square Preschool and Daycare narrative
E. CIC Plat
F. Existing Conditions Survey
G. Overall Site Plan
H. Floor Plans
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I. Grading Plan
J. Landscape Plan
K. Exterior Elevations
L. Exterior Material colors
M. Floor Plan
N. Photometric Plan
ANALYSIS
The Pillars of Lakeville proposes a four story, 100-unit senior living facility that includes a
mix of independent living, assisted living, and memory care units. Fourteen of the units are
dedicated memory care units and the remaining 86 units are for independent and assisted
living. The building does not separate the independent and assisted living units, which
allows a resident to transition from independent living to assisted living without having to
move to a different unit. Thus, the mix of independent versus assisted living units will vary
depending upon the residents. The units range in size from studio units to two bedroom
units. The building includes underground parking and has an enclosed walkway
connection to Crossroads Church. An amendment to the Crossroads 1st Addition PUD is
required as the base zoning for this parcel is RM-1, Medium Density Residential District,
which does not permit multiple-family dwelling structures.
Four Square Preschool and Daycare proposes to amend their conditional use permit for
the new location and building. The new facility will have capacity for 242 students and will
be connected to the Pillars building, which will allow students and teachers from Four
Square access to both the Pillars of Lakeville and Crossroads Church for various activities.
A brief narrative for each of the proposed uses is included with the report.
Site History. Below is a brief history of the various approvals that have been granted for
the site.
2003 – Site platted with Crossroads 1st Addition, and Crossroads Church was constructed.
2012 - CUP approved for Four Square Preschool and Daycare to be located inside the
Crossroads Church building.
2016 - CUP approved for Christian Heritage Academy to construct a school adjacent to the
church. The school was built in 2017.
2018 – CUP approved for Four Square Preschool and Daycare to construct a building
adjacent to Crossroads Church.
2019 – In August, the Crossroads Community Association CIC Plat (#649) was recorded to
create four units and several common area lots. A CIC plat creates condominium lots and is
used to create ownership parcels of connected buildings. Christian Heritage Academy is
located on Unit #1, Crossroads Church is located on Unit #2, and Four Square Preschool
and Daycare was proposed to be located on Unit #3. In November, the City Council
approved an extension to the CUP to grant them additional time to begin construction on
the project.
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Consistency with the Comprehensive Plan. The Crossroads Church property is located in
Planning District 5 of the 2040 Comprehensive Plan, which guides the subject property for
public/quasi-public uses.
Surrounding Land Uses and Zoning
North – Crossroads Church (PUD)
South – Glacier Way, Glasgow Avenue, row townhomes (RM-1)
East – Glacier Way, row townhomes (RM-1)
West – Glasgow Avenue, Crossroads Commons senior housing (PUD)
Building Setbacks. The proposed building will have the following setbacks:
Front – senior housing to Glacier Way – 123 feet
Corner side - Four Square to Glacier Way – 123 feet
Front – Four Square to Glasgow Avenue – 50 feet
PLANNED UNIT DEVELOPMENT AND CONDITIONAL USE PERMIT AMENDMENTS
Section 11-4-7 lists the performance standards for conditional use permits. Because the
Zoning Ordinance doesn’t have performance standards for PUDs (by design, due to their
flexibility) and in the interest of minimizing duplication of information, this report will use
the CUP performance standards to evaluate the proposed development as a whole. The
performance standards are outlined below:
A. The use and the site in question shall be served by a street of sufficient capacity to
accommodate the type and volume of traffic which would be generated and adequate right of
way shall be provided.
The site has access from two streets. Glacier Way is classified as a major collector in the City’s
Transportation Plan and Glasgow Avenue is local street built to commercial standards. Both
streets are of sufficient capacity to serve the site.
B. The site design for access and parking shall minimize internal as well as external traffic
conflicts and shall be in compliance with chapter 19 of the Zoning Ordinance.
Two additional access points are proposed with this development. The access to Glasgow
Avenue aligns with the driveway entrance to Crossroads Commons and the access to
Glacier Way aligns with 178th Street. Access will also be available from the existing parking
lot of Crossroads Church.
C. If applicable, a pedestrian circulation system shall be clearly defined and appropriate
provisions made to protect such areas from encroachment by parked or moving vehicles.
Sidewalks currently exist around the perimeter of the Crossroads Church block, along 175th
Street, Glasgow Avenue, and Glacier Way. The current private sidewalk at the front of the
church building will be extended to the south and west, along the full length of the
parking areas for the senior housing building and daycare facility.
D. Adequate off street parking and off street loading shall be provided in compliance with
chapters 19 and 20 of the Zoning Ordinance.
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Section 11-19-13 of the Zoning Ordinance requires one space per two dwelling units when
independent living units are within a continuing care retirement community. Because the
Pillars provides independent, assisted, and memory care units, the independent living
units are considered to be within a continuing care community. Assisted living and
memory care units require four stalls per 10 dwelling units, plus stalls equal to the number
of employees on a maximum shift. Because the number of independent versus assisted
living units will fluctuate depending upon the occupancy of the units, the number of
parking spaces required per the ordinance varies.
Scenario A Scenario B Scenario C
Units Stalls Units Stalls Units Stalls
Independent 86 43 43 21.5 0 0
Assisted 0 0 43 4.3 86 8.6
Memory care 14 1.4 14 1.4 14 1.4
Employees 15 15 15
Total 59.4 42.2 25
In Scenario A, all 86 of the units are used for independent living and the senior living
facility would require 59 parking spaces. In Scenario B, the independent and assisted living
units are evenly divided and the facility would require 42 parking spaces. Scenario C is if all
86 units are used as assisted living units, requiring 25 parking spaces for the facility.
Daycare facilities require one space for each four persons of licensed capacity. Based on
the proposed capacity of 242 children, 61 parking spaces are required for the daycare
facility.
The plans propose to construct 86 surface spaces and 62 spaces within the enclosed
underground garage of the senior facility. Forty of the surface spaces are located in the
upper lot, directly adjacent to the senior facility and the remaining 46 spaces are in the
lower lot, adjacent to the daycare facility and the entrance to the underground garage. The
62 enclosed spaces within the garage and the 40 upper level parking spaces combine for
102 parking spaces intended to serve the senior living facility. The lower lot has 46 spaces
and is 15 spaces short in providing the required spaces for the daycare facility. Overflow
parking for the daycare facility will likely utilize the upper level parking lot adjacent to the
senior housing facility, and overall site has an excess of parking spaces, as is explained in
the next paragraph.
The existing uses on site (not including the existing daycare) require 147 parking spaces
(132 spaces for Crossroads Church and 15 spaces for Christian Heritage Academy). The
existing parking lot currently has 258 spaces, 111 spaces more than the ordinance requires
for the church and school uses on site. With the additional 148 parking spaces to be
constructed, the site would have a total of 406 spaces, and the uses on the site would
require 267 spaces, meaning the site would have 139 more spaces than required by
ordinance. Even if the 62 underground spaces are removed from the equation, the site
would still have 77 more spaces than required by ordinance.
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E. Loading areas and drive-up facilities shall be positioned so as to minimize internal site access
problems and maneuvering conflicts, to avoid visual or noise impacts on any "adjacent"
residential use or district, and provided in compliance with chapter 20 of this title.
At the Pillars front entrance is a circular drive to facilitate the picking up and dropping off
of residents. The daycare facility includes parking spaces with direct access to a sidewalk
for parents picking up and dropping off children.
F. Whenever a nonresidential use "is adjacent to" a residential use or district, a buffer area with
screening and landscaping shall be provided in compliance with chapter 21 of this title.
The site currently has overstory and evergreen trees planted at the perimeter of the site
along Glacier Way, most of which will remain in place. Three trees will be removed for the
construction of the retaining wall at the front of the senior building and four trees will be
removed to construct the parking lot access to Glacier Way.
G. General site screening and landscaping shall be provided in compliance with chapter 21 of
this title.
The landscape plan proposes a mix of overstory trees along the parking lots and drive
aisles with foundation plantings along the building and plantings along the retaining wall
at the front of the senior facility. The City Forester reviewed the plan and provided
comments regarding the substitution of some species to encourage diversification and
adjusted planting locations to encourage tree health. The plan must also be revised to
include a landscape buffer along the parking lot perimeter facing Glacier Way to minimize
headlights shining towards the street and the townhomes across the street. Prior to City
Council consideration of these applications, the landscape plan must be modified to
address the City Forester’s comments.
The senior living facility will also include amenities for the residents at the rear of the
building. A 2,500 square foot garden area will be enclosed with an eight-foot-tall black
aluminum ornamental fence for residents of the memory care units to be able to go
outdoors. Other outdoor amenities will include a patio, two pickleball courts, and a small
dog run area.
The greenspace area adjacent to the daycare facility along Glasgow Avenue will serve as
playground space for the daycare. The site plan indicates that the area will be enclosed
with a black vinyl-coated chain link fence, setback 15 feet from the property line along
Glasgow Avenue.
Al landscape escrow will be required to be submitted with the Site Improvement
Performance Agreement (SIPA). The landscape escrow amount will be based upon the
revised landscape plan.
H. All exterior lighting shall be so directed so as not to cast glare toward or onto the public right
of way or neighboring residential uses or districts, and shall be in compliance with section 11-
16-17 of the Zoning Ordinance.
A photometric plan was submitted and meets the requirements of the Zoning Ordinance.
Parking lot lights will be 25-foot-tall poles on three foot tall bases. Lighting will also be
mounted on the building at a height of eight feet.
6
I. Potential exterior noise generated by the use shall be identified and mitigation measures as
may be necessary shall be imposed to ensure compliance with section 11-16-25 of the Zoning
Ordinance.
An electrical transformer and generator are proposed to be located in the trash enclosure,
just outside the entrance door to the underground parking garage. The area will be
enclosed with a burnished block wall and a dark bronze steel gate. Perennial plantings are
proposed for the area between the trash enclosure and the sidewalk.
J. The site drainage system shall be subject to the review and approval of the city engineer.
The Engineering Division has reviewed and approved the site drainage and utility plans.
K. The architectural appearance and functional design of the building and site shall not be so
dissimilar to the existing or potential buildings and area so as to cause a blighting influence. All
sides of the principal and accessory structures are to have essentially the same or coordinated,
harmonious exterior finish materials and treatment.
The proposed senior living building will be four stories of residential units with an
underground parking garage. Due to the elevation change on the site, the underground
parking garage is fully exposed on the south end of the building, giving it an appearance
of being five stories tall. The front entrance of the building is at approximately the same
elevation as the church while the garage entrance is 10 feet lower. The senior living facility
has a flat roof with a height of 47 feet, 9 inches, which is measured from the ground level of
the north side of the building. The tallest point of the building is the elevator overrun,
which has a height of 51 feet, 1 inch. For comparison, the adjacent Crossroads Church
building has a peak-roofed tower at the front entrance, with an overall height of 40 feet.
The daycare facility is at the same elevation as the senior living facility garage and is a one-
story building that includes variations to the roofline to provide visual interest.
The primary exterior materials for the senior housing facility are brick (52%), fiber cement
panels (22%), and metal panels (26%). The building also includes many windows that break
up the large facades of the building. Each material is a different color, which provides
additional variations in the façade. The daycare portion of the building uses the same brick
and fiber cement panels as the senior living facility as well as numerous windows. The
proposed materials and colors for the daycare building are complimentary to the materials
and colors used on the Crossroads Church building. The exterior materials for the senior
housing facility meet Zoning Ordinance requirements. Section 11-17-9 of the Zoning
Ordinance requires that institutional uses have an exterior finish of at least 65% Grade A
materials and/or integral color architecturally precast concrete panels with a form liner,
tooled, natural stone veneer, brick face and/or cast stone type finish and that not more
than 35% of the exterior be Grade B or C materials. Brick and glass satisfy the Grade A
materials requirement and masonry stucco is a Grade B material. The plans indicate that
the daycare portion of the building is 64% brick and glass, and will need to be modified to
meet the 65% Grade A materials requirement of the Zoning Ordinance.
The RM-1 District requires 5,000 square feet of lot area per residential unit . The overall
Crossroads Church site is 11.9 acres, which is 5,183.64 square feet of lot area for each unit
within the senior h ousing facility and a density of 8.4 units per acre. While the lot on which
the Pillars of Lakeville building will be located is not the full 11.9 acres, the CIC plat created
7
four units and with this proposed development all of the units would be constructed and
no additional development could occur on the site.
L. Provisions shall be made for daily litter control, an interior location for recycling, and trash
handling and storage or an outdoor, enclosed receptacle area shall be provided in compliance
with section 11-18-11 of the Zoning Ordinance.
As noted previously, the trash enclosure is proposed to be located next to the
underground garage entrance. The enclosure includes waste dumpsters and electrical
equipment. Perennial plantings are proposed for the area between the trash enclosure and
the sidewalk.
M. All signs and informational or visual communication devices shall be in compliance with
chapter 23 of the Zoning Ordinance.
A wall sign is planned above the front entrance to the daycare facility and the senior
housing facility is proposing a sign on the retaining wall along Glacier Way in lieu of a
monument sign for the site, with a wall sign on the canopy over the front entrance.
N. The use and site shall be in compliance with any federal, state or county law or regulation
that is applicable and any related permits shall be obtained and documented to the city.
Four Square Preschool and Daycare will be required to obtain a state license for the facility.
O. Any applicable business licenses mandated by this code are approved and obtained.
Not applicable.
P. The hours of operation may be restricted when there is judged to be an incompat ibility with a
residential use or district.
Given the daycare facility has been operating within the Crossroads Church facility for
several years, the hours of operation are not expected to be incompatible with the
residential area.
Q. The use complies with all applicable performance standards of the zoning district in which it
is located and where applicable, any nonconformities shall be eliminated.
Not applicable.
R. All additional conditions pertaining to a specific site are subject to change when the council,
upon investigation in relation to a formal request, finds that the general welfare and public
betterment can be served as well or better by modifying or expanding the conditions set forth
herein.
Not applicable.
RECOMMENDATION
Planning Department staff recommends approval of the Pillars of Lakeville Planned Unit
Development Amendment an d the Four Square Preschool and Daycare conditional use
permit amendment, subject to the following stipulations:
8
1. The site and building shall be developed in accordance with the plans approved by
the City Council.
2. Prior to City Council consideration of the applications, the landscape plan shall be
modified to address the City Forester’s comments.
3. Landscaping shall be installed consistent with the approved landscape plan. An
escrow amount, based on the revised landscape plan, shall be submitted with the
SIPA to guarantee installation of the approved landscaping.
4. Prior to City Council consideration of the applications, the exterior materials of the
daycare facility be modified to meet the Zoning Ordinance requirement of 65%
Grade A materials.
5. A sign permit is required prior to the installation of any signs.
Findings of Fact for approval of the conditional use permit request are attached.
The Pillars of Lakeville Senior Living Project Narrative
Project Description
The proposed Pillars of Lakeville Senior Living Community will sit upon 1.15 acres located next to
Crossroads Church at 17671 Glacier Way. Oppidan Holdings, LLC will purchase the land from Crossroads
Church and enter into an agreement within the existing CIC.
The proposed senior living community will contain 100 apartments for residents living in Independent
Living, Assisted Living and Memory Care.
Before development plans began, Oppidan contracted a third-party Senior Living Consultant to perform a
market study to determine demand for senior residential units for Independent Living, Assisted Living and
Memory Care. The study supports the proposed 100-unit community. Oppidan will own the building and
has entered into an agreement with Ebenezer Management Services to manage the community. Ebenezer
is wholly owned by Fairview Health Services and brings a wealth of experience and awareness to the aging
population from both a caring living experience to necessary healthcare provisions. This will be the eighth
community partnership between Oppidan and Ebenezer.
As mentioned, this proposed community will be 100 units of Independent Living, Assisted Living and
Memory Care. Oppidan has partnered with Tushie Montgomery Architects to design the building. Oppidan
and Tushie Montgomery have worked together to design Senior Living communities in the past and Tushie
Montgomery has worked with Ebenezer on numerous projects. This partnership will allow the proposed
development to provide state of the art amenities for seniors throughout their various stages of care.
Oppidan has also partnered with Alliant Engineering for the civil piece of the design.
Site Vision
When he came to the City of Lakeville, looking to create a CIC using the sites around Crossroads Church,
Pastor Paul Marzahn had a vision. He wanted to create a community, interwoven together, that created
a unique, intergenerational atmosphere. This vision included the beloved congregation of Crossroads
Church, students at Christian Heritage Academy, the children of Four Square Early Learning Center and a
senior living component to complete the intergenerational model.
The proposed Pillars of Lakeville believes in this vision and has seen the benefits of intergenerational
programming. Owners at Oppidan have developed another community that ties senior living to childcare
and Ebenezer, the operators of both, have witnessed the amazing interactions in multiple sites.
The proposed developments have intentionally been designed to create connectivity from site to site to
allow ease of access for these cross-programming opportunities. Despite this connectivity, the proposed
senior community will include several safety measures to keep residents safe and secure in their homes.
Comprehensive Plan
This proposed development aligns with the Envision Lakeville Vision Statement which says “We envision
a thriving, multi-generational community where family, friends, and neighbors connect, live, learn, work
and play.”
EXHIBIT C
This is exactly what Pastor Paul envisioned for his CIC community and exactly what the Pillars of Lakeville
is excited to create with Crossroads Church, Christian Heritage Academy, Four Square Early Learning
Center and the surrounding Lakeville community.
Due to recent events, the development had to forgo a traditional neighborhood meeting and instead
mailed letters to the surrounding community. Very few expressed concerns about the proposed project
and we believe they will see the benefit of this intergenerational design.
This proposed senior living community provides safe, healthy living options for the seniors of Lakeville and
surrounding communities. Great care and attention to detail are put into designing a building that is safe
and comfortable for its residents but also for the surrounding users. Each roadway, bike path and park
bench are designed with safety, functionality and accessibility in mind for our aging population and those
nearby.
Additionally, one of the founding principles of The Pillars Senior Living communities is lifelong learning. In
working with Ebenezer, we strive to create unique opportunities for our residents through community
partnerships, intergenerational activities, access to education and programming through programs such
as WellnessVR (virtual reality) and partnerships with the community. Oppidan communities benefit from
experiences made possible through the Pillars Fund which provides unique opportunities for memory care
residents living within our communities. These funds allow residents to create art, music and memories
otherwise not possible.
We believe that the Pillars of Lakeville will provide seniors of the Lakeville area with a great alternative
living option and we look forward to working with the City to make this a reality.
Four Square Early Learning Center
Project Description
In the time since the Four Square Early Learning Center new development project was approved by the
City of Lakeville, we have met with developers working with Crossroads Church to develop a new senior
living community, The Pillars of Lakeville. In working through the process, it became evident that a better
option for the site design exists.
By completing the CUP Amendment Application, we are proposing that we would like to pursue relocating
the approved childcare center to Lot 4 of the CIC. This would allow the proposed senior living community
to connect directly to Crossroads Church on one side and the childcare center on the other. Had the design
continued in the reverse, as originally intended, traffic would flow through the childcare building as people
move from senior community to church and back. This exposes Four Square and the children to
unnecessary traffic. By relocating to Lot 4 and allowing the proposed senior building to pursue Lot 3, we
are able to keep the childcare center secured from unwanted visitors.
This proposed change still allows Four Square to operate as intended, in a larger space more suitable to
the needs of our growing community.
Site Vision
Four Square is supportive of this change and remain enthused about this potential redesign, despite a
setback in construction timing. We believe in the vision that Pastor Paul Marzahn had when he created
the CIC. A potential senior living community as a neighbor, adds numerous intergenerational
opportunities to our programming, an area we look forward to exploring. This proposed new site would
still allow us to increase capacity and welcome families on our waiting list.
The proposed design still provides the room to grow, the outdoor spaces that we had originally envisioned
and the ability to interact with the overall site as intended. Our current space allows for a max daily
capacity of 131 children, the previously approved space allowed for 236 and this new proposed design
would allow for 240. Each of the proposed classrooms in the new building have exterior windows and
most have direct access to outdoor play areas
We believe that the functionality and design fits well with our vision, the City of Lakeville’s comprehensive
plan and the vision of Pastor Paul and Crossroads Church.
EXHIBIT D
EXHIBIT E
LAKEVILLE SENIOR HOUSING
EXISTING CONDITIONS SURVEY 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700LEGAL DESCRIPTIONPart of Lot 1, Block 2, Crossroads 1st Addition, Dakota County, Minnesota.1. This survey is prepared without the benefit of a title commitment.2. The locations of underground utilities are depicted based on information from Gopher State One Call system for a“Boundary Survey locate”. The information was provided by a combination of available maps, proposed plans or cityrecords and field locations which may not be exact. Verify all utilities critical to construction or design.3. The orientation of this bearing system is based on the Dakota County Coordinate System NAD83. Coordinates areDakota County ground feet, based on the Minnesota Coordinate System, Southern Zone, NAD83, 1986 (non HARNvalues). Coordinate values dated January, 2005.4. All distances are in feet.5. Elevations are based on Jacobson Engineers and Surveyors Utility Plan.·Bench Mark 1: Top nut of fire hydrant located on the west side of Glasgow Avenue, the first hydrant north ofGlacier Way, having an elevation of 1009.73 feet.·Bench Mark 2: Top nut of fire hydrant located at the southerly quadrant of Glacier Way and Glasgow Avenue,having an elevation of 994.54 feet.·Bench mark 3: Top nut of fire hydrant located at the southeast quadrant of Glacier Way and 178th Street, havingan elevation of 997.96 feet.NOTESR=440.00L=12.79=1°39'57"R=742.65L=186.13Δ=14°21'37"R=361.32L=269.95Δ=42°48'23"R=798.27L=351.27Δ=25°12'44"R=510.00 L=697.40 Δ=78°20'57"GLACIERGLASGOWAVENUEWAY178THSTREET WEST177THSTREET WESTLOT 1EXHIBIT F
LAKEVILLE SENIOR HOUSING
SITE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700LEGEND:SITE NOTES:SITE DATA:19,000 S.F.26,600 S.F.16,680 S.F.SENIOR LIVING SPACEDAYCARECROSSROADSCHURCHSCHOOLDAYCARE CIC45,379 S.F.PARCELSENIOR LIVING CIC49,661 S.F.PARCELGREENSPACE CIC47,742 S.F.PARCELPARKING CIC60,289 S.F.GLACIERGLASGOWAVENUEWAY178THSTREET WEST177THSTREET WESTLOT 1EXHIBIT G
06/30/2020TITLE SHEETTHE PILLARS OF LAKEVILLE117701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLE4040801" = 40'-0"0SCALENSHEET INDEXCIVIL SHEETSC-0.0 COVER SHEETC-1.0 EXISTING CONDITIONS SURVEYC-2.0 DEMOLITION PLANC-3.0 SITE PLANC4.0 GRADING AND EROSION CONTROL PLANC-5.0 STORMWATER POLLUTION PREVENTION PLAN (SWPPP)C-5.1 SWPPP DETAILSC-6.0 UTILITY PLANC-7.0 DETAILSC-7.1 DETAILSLANDSCAPE SHEETSL-1.0 LANDSCAPE PLANL-1.1 LANDSCAPE DETAILSP-1.0 PHOTOMETRIC PLANARCHITECTURAL SHEETS1- TITLE SHEET2 - CHILDCARE3 - GARAGE PLAN4 - 1ST FLOOR PLAN5 - 2ND FLOOR PLAN6 - 3RD FLOOR PLAN7 - 4TH FLOOR PLAN8 - 5TH FLOOR PLAN9 - ENLARGED UNITS10 - ENLARGED UNITS11- ENLARGED UNITS12 - ENLARGED UNITS13 - ENLARGED UNITS14 - ENLARGED UNITS15 - ENLARGED UNITS16 - ENLARGED UNITS17 - SITE SECTIONS18 - ELEVATION19 - ELEVATION20 - ELEVATION21- ELEVATION22 - 3-D23 - 3-DPROJECT TEAMDEVELOPEROPPIDAN INVESTMENT COMPANY400 WATER STREET SUITE 200EXCELSIOR, MN 55331PHONE: 952-540-4181CONTACT: JOE HUGHESEMAIL: joeh@oppidan.comARCHITECTTUSHIE MONTGOMERY ARCHITECTS7645 LYNDALE AVE SOUTH #100MINNEAPOLIS, MN 55423CONTACT: GARY TUSHIEPHONE: 612-389-9478EMAIL: GaryT@tmiarchitects.comSURVEYORALLIANT ENGINEERING INC.733 MARQUETTE AVE SOUTH SUITE 700MINNEAPOLIS, MN 55402CONTACTl PETE GOERSPHONE 612-584-4761EMAIL: pgoers@alliant-inc.comCIVIL ENGINEERALLIANT ENGINEERING INC.733 MARQUETTE AVE SOUTH SUITE 700MINNEAPOLIS, MN 55402CONTACT: CLARK WICKLUND, PEPHONE 612-584-4761EMAIL: cwicklund@alliant-inc.comLANDSCAPE ARCHITECTALLIANT ENGINEERING INC.733 MARQUETTE AVE SOUTH SUITE 700MINNEAPOLIS, MN 55402CONTACT: MARK KRONBECK, PLA, ASLAPHONE 612-767 9338EMAIL: mkronbeck@alliant-inc.comSITE REGULATIONS:CURRENT ZONING : PUDSUBMITTALS:02/18/2020 SKETCH PLAN SUBMITTAL06/30/2020 CITY SUBMITTAL09/01/202009/01/2020 CITY RE-SUBMITTAL 1EXHIBIT H
..180 TOTAL LOCKERS (10" W X 12" D X 42" T)CANOPYDIAPERDIAPERNAP1040 SFTODDLER1041 SFTODDLER1471 SFPRE SCHOOL147 SFPARENT/ TEACHCONF.1462 SFPRE SCHOOL360 SFSTOR.994 SFGYM225 SFLAUNDRY174 SFBREAKROOM223 SFKITCHEN1489 SFGATHERINGROOM183 SFWORK ROOM127 SFVEST/ CHECK IN599 SFRENTEDSTORAGE236 SFMECH/ ELEC.1252 SFPRE SCHOOL62 SFUNISEX T35 OCC = 1,225 S.F. 1:1040 OCC = 1,400 S.F. 1:1040 OCC = 1,400 S.F. 1:1028 OCC = 980 S.F. 113 SFSTOR.28 OCC = 980 S.F. 45 OCC = 1,575 S.F. 28 OCC = 980 S.F. TOTAL: 16,680 S.F. GROSSHOME WORK COUNTERTOPHALF WALLHALF WALL29 LOCKERS21 LOCKERS 19 LOCKERS15 LOCKERS25 LOCKERSMAU184 SFOFFICE822 SFINFANT40 OCC = 1,400 S.F. CHECK IN STATIONS18 LOCKERSLOSS OF 4 PARKING STALLSDROP OFF COUNTER61 SFUNISEX TROOF ACCESS HATCH WITH SHIPS LADDER10 LOCKERS23 LOCKERS9 LOCKERSELEC. SPRINKLERWATER SOFTNERFURNACE1255 10 15 20 25 30 35 40 451/16" = 1'-0"0SCALENCOAT STORAGE69 SFUNISEX T69 SFTOILET69 SFTOILET1622 SFSCHOOLAGEDIAPER CHANGING363 SF12.1 2258.6415 SF13.8 REF3' WALLM.S.M.S72"x 48"872"x 48"872"x 48"872"x 48"8STORAGE72"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"872"x30"8CAR SEAT STORAGE39"x26" 39"x26"39"x26" 39"x26"39"x26" 39"x26"39"x26" 39"x26"39"x26"39"x26"39"x26"39"x26"72"x 48"872"x 48"8DIAPER CHANGINGNAP39"x26"39"x26"39"x26" 39"x26" 39"x26" 39"x26" 39"x26"39"x26" 39"x26" 39"x26" 39"x26" 39"x26"CAR SEAT STORAGE11 LOCKERSSTORAGESTOR.STOR.CLEANING SUPPLIESCLEANING SUPPLIES2A5.013A5.01TOTAL CHILD OCCUPANCY: 242SCALE1/8" = 1'-0"1DAYCARE06/30/2020CHILDCARETHE PILLARS OF LAKEVILLE217701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLEN09/01/2020
UPUP.22526 SFGARAGE66' - 0"160.00°ELEV89 SFMAINTENANCEOFFICE186 SFSTAIR 191041562 PARKING TOTALG E N E R A T O R
T R A N S F O R M E R
T R A S H ELEV228 SFTRASH314201 SFWATER7599 SFRENTEDSTORAGE606 SFSTORAGE164 SFSTAIR 230' - 0"16' - 0 3/4"418 SFSTORAGE70 SFTOILETMAU2 4 ' - 0 "24' - 0"ELECTRICAL102 SFBUILDINGSTORAGE1A5.01STOOP FOUNDATIONTYP.9' - 0"T Y P .2 0 ' - 0 "9' - 0"15' - 0"15' - 0"9' - 0"24' - 0"NO BUILD EASEMENT ABOVE ENTIRE CHILDCARE WITH EXCEPTION OF MECHANICAL UNITS. MECHANICAL UNITS MINIMUM OF 20' AWAY FROM SENIOR BUILDINGSENIORCHILDCAREPROPERTY LINE1 HR RATED ROOF ASSEMBLY FOR 10'-0" FROM STEPPED BUILDING. NO PENETRATIONS WITHIN 10'-0"10' - 0"ROOF1ST FLOORGARAGE2ND FLOOR3RD FLOOR4TH FLOOR2 HR RATED WALL 2 HOUR RATED WALL (TYPE V CONST.)10' - 8"SCALE1/16" = 1'-0"1GARAGE06/30/2020GARAGE PLANTHE PILLARS OF LAKEVILLE317701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLE55 10 15 20 25 30 35 40 451/16" = 1'-0"0SCALENSCALE1" = 20'-0"2SENIOR/ CHILDCARE SECTION09/01/2020
UPUPUPUP1206 SFKITCHEN1749 SFDINING101 SFPACKAGE1111 SFMULTI PURPOSE ROOM/THEATERTWO STORY SPACEELEV. ELEV.TRASH416 SFEXERCISE171 SFSPA426 SFMC STUDIOMAIL289 SFBILLARDS/ TABLE /SHUFFLE BOARD971 SFMCCOMMONS411 SFMC STUDIO411 SFMC STUDIO411 SFMC STUDIO411 SFMC STUDIO411 SFMC STUDIO411 SFMC STUDIO411 SFMC STUDIO482 SFMC 1 BED A421 SFMC STUDIO488 SFMC 1 BED B504 SFMC STUDIO -ACC419 SFMC STUDIO252 SFSALON418 SFMC STUDIORECP320 SFPORCH230 SFP DINING245 SFSTAIR 2261 SFSTAIR980 SFENTRY COMMONS265 SFLIBRARY30' - 0"397 SFMAKER SPACEWORK RM84 SFOFFICE87 SFOFFICE126 SFOFFICE96 SFE.D.176 SFM. TOILET197 SFW. TOILET74 SFTOILET159 SFSTAFFBREAK160 SFCONF.PORTE COCHEREKITCHENOFFICE86 SFOFFICEBEVB U F F E T
L IB R A R Y
S H E L V IN G85 SFOFFICEWALKER STOR.48 SFSTORAGE76 SEATING16121561413B E V
ROOF OF 1 STORY CHILDCARE W/ BALLAST580 SFSM 1 BED A740 SF1 BED + DEN B775 SF1 BED + DEN C739 SF1 BED + DEN B739 SF1 BED + DEN B130 SFOFFICE122 SFLAUNDRYTVLIBRARY / GAMES201202191222192ø 3' - 0"WORK STATIONCLOSETMED STOR.MECHANICAL SCREENINGROOF HATCH WITH SHIPS LADDER FROM MECH. ROOMEXISTING CHURCHNEW CONNECTION CORRIDOR TO CHURCH18' - 0"30' - 0"63 SFVESTIBULE415 SFCONNECTIONCORRIDORSEE LANDSCAPE PLAN FOR DETAILSSEE LANDSCAPE PLAN FOR DETAILSSCALE1/16" = 1'-0"11ST FLOOR06/30/20201ST FLOORTHE PILLARS OF LAKEVILLE417701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLE55 10 15 20 25 30 35 40 451/16" = 1'-0"0SCALENN09/01/2020
UPUP800 SF1 BED + DEN A800 SF1 BED + DEN A652 SF1 BED A831 SF1 BED + DEN D1210 SF2 BED D952 SF2 BED B800 SF1 BED + DEN A244 SFSTAIR 2ELEV.ELEV.ELEC.TRASH901 SF1 BED + DEN F1021 SF2 BED A662 SF1 BED B - ACC580 SFSM 1 BED A740 SF1 BED + DEN B777 SF1 BED + DEN C660 SF1 BED F429 SFSTUDIO B667 SF1 BED E667 SF1 BED E667 SF1 BED E667 SF1 BED E1015 SF2 BED C261 SFSTAIR 1STORAGE646 SF1 BED C562 SFSM 1 BED B681 SF1 BED D495 SFSTUDIO A739 SF1 BED + DEN B739 SF1 BED + DEN BOPEN23FLAT ROOFFLAT ROOF11758 SFMECHSCALE 1/16" = 1'-0"12ND FLOOR06/30/20202ND FLOORTHE PILLARS OF LAKEVILLE517701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLEN55 10 15 20 25 30 35 40 451/16" = 1'-0"0SCALEN09/01/2020
23117800 SF1 BED + DEN A800 SF1 BED + DEN A726 SF1 BED + DEN E831 SF1 BED + DEN D1208 SF2 BED D -ACC956 SF2 BED B800 SF1 BED + DEN A170 SFSTAIRELEV.ELEV.ELEC.TRASH904 SF1 BED + DEN F1021 SF2 BED A659 SF1 BED B580 SFSM 1 BED A740 SF1 BED + DEN B777 SF1 BED + DEN C659 SF1 BED F550 SF1 BED G667 SF1 BED E667 SF1 BED E667 SF1 BED E667 SF1 BED E1015 SF2 BED C143 SFSTAIRSTORAGE646 SF1 BED C562 SFSM 1 BED B681 SF1 BED D495 SFSTUDIO A739 SF1 BED + DEN B739 SF1 BED + DEN B660 SF1 BED F503 SFSTUDIO CSCALE1/16" = 1'-0"13RD FLOOR06/30/20203RD FLOORTHE PILLARS OF LAKEVILLE617701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLEN55 10 15 20 25 30 35 40 451/16" = 1'-0"0SCALEN09/01/2020
DECK800 SF1 BED + DEN A800 SF1 BED + DEN A726 SF1 BED + DEN E831 SF1 BED + DEN D1207 SF2 BED D956 SF2 BED B800 SF1 BED + DEN A -ACC170 SFSTAIR 2ELEV.ELEV.ELEC.TRASH904 SF1 BED + DEN F1021 SF2 BED A659 SF1 BED B580 SFSM 1 BED A740 SF1 BED + DEN B777 SF1 BED + DEN C659 SF1 BED F550 SF1 BED G667 SF1 BED E667 SF1 BED E667 SF1 BED E667 SF1 BED E1015 SF2 BED C143 SFSTAIRSTORAGE646 SF1 BED C562 SFSM 1 BED B682 SFSKY LOUNGE495 SFSTUDIO A739 SF1 BED + DEN B739 SF1 BED + DEN B660 SF1 BED F503 SFSTUDIO CSCALE1/16" = 1'-0"14TH FLOOR06/30/20204TH FLOORTHE PILLARS OF LAKEVILLE717701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLEN55 10 15 20 25 30 35 40 451/16" = 1'-0"0SCALEN09/01/2020
UNIT SUMMARYUNIT TYPE COUNT AREASTUDIO A 3 1486 SFSTUDIO B 1 429 SFSTUDIO C 2 1006 SF6 2922 SF1 BED A 1 652 SF1 BED B 2 1319 SF1 BED B - ACC 1 662 SF1 BED C 3 1937 SF1 BED D 2 1361 SF1 BED E 12 8006 SF1 BED F 5 3298 SF1 BED G 2 1100 SFSM 1 BED A 4 2322 SFSM 1 BED B 3 1686 SF35 22341 SF1 BED + DEN A 8 6401 SF1 BED + DEN A - ACC 1 800 SF1 BED + DEN B 12 8873 SF1 BED + DEN C 4 3106 SF1 BED + DEN D 3 2493 SF1 BED + DEN E 2 1453 SF1 BED + DEN F 3 2709 SF33 25834 SF2 BED A 3 3063 SF2 BED B 3 2864 SF2 BED C 3 3046 SF2 BED D 2 2417 SF2 BED D - ACC 1 1208 SF12 12598 SFGRAND TOTAL: 86 63695 SFUNIT TYPES PER FLOORFLOOR NAME COUNT AREA3RD FLOOR 1 BED B 1 659 SF3RD FLOOR 1 BED C 1 646 SF3RD FLOOR 1 BED D 1 681 SF3RD FLOOR 1 BED E 4 2669 SF3RD FLOOR 1 BED F 1 659 SF3RD FLOOR 1 BED F 1 660 SF3RD FLOOR 1 BED G 1 550 SF3RD FLOOR 2 BED A 1 1021 SF3RD FLOOR 2 BED B 1 956 SF3RD FLOOR 2 BED C 1 1015 SF3RD FLOOR 2 BED D - ACC 1 1208 SF3RD FLOOR SM 1 BED A 1 580 SF3RD FLOOR SM 1 BED B 1 562 SF3RD FLOOR STUDIO A 1 495 SF3RD FLOOR STUDIO C 1 503 SF3RD FLOOR: 28 20721 SF4TH FLOOR 1 BED + DEN A 2 1600 SF4TH FLOOR 1 BED + DEN A -ACC1 800 SF4TH FLOOR 1 BED + DEN B 2 1479 SF4TH FLOOR 1 BED + DEN B 1 740 SF4TH FLOOR 1 BED + DEN C 1 777 SF4TH FLOOR 1 BED + DEN D 1 831 SF4TH FLOOR 1 BED + DEN E 1 726 SF4TH FLOOR 1 BED + DEN F 1 904 SF4TH FLOOR 1 BED B 1 659 SF4TH FLOOR 1 BED C 1 646 SF4TH FLOOR 1 BED E 4 2669 SF4TH FLOOR 1 BED F 1 659 SF4TH FLOOR 1 BED F 1 660 SF4TH FLOOR 1 BED G 1 550 SF4TH FLOOR 2 BED A 1 1021 SF4TH FLOOR 2 BED B 1 956 SF4TH FLOOR 2 BED C 1 1015 SF4TH FLOOR 2 BED D 1 1207 SF4TH FLOOR SM 1 BED A 1 580 SF4TH FLOOR SM 1 BED B 1 562 SF4TH FLOOR STUDIO A 1 495 SF4TH FLOOR STUDIO C 1 503 SF4TH FLOOR: 27 20040 SFGrand total: 100 69729 SFUNIT TYPES PER FLOORFLOOR NAME COUNT AREA1ST FLOOR 1 BED + DEN B 2 1479 SF1ST FLOOR 1 BED + DEN B 1 740 SF1ST FLOOR 1 BED + DEN C 1 775 SF1ST FLOOR MC 1 BED A 1 482 SF1ST FLOOR MC 1 BED B 1 488 SF1ST FLOOR MC STUDIO 7 2875 SF1ST FLOOR MC STUDIO 1 418 SF1ST FLOOR MC STUDIO 1 419 SF1ST FLOOR MC STUDIO 1 421 SF1ST FLOOR MC STUDIO 1 426 SF1ST FLOOR MC STUDIO - ACC 1 504 SF1ST FLOOR SM 1 BED A 1 580 SF1ST FLOOR: 19 9607 SF2ND FLOOR 1 BED + DEN A 3 2400 SF2ND FLOOR 1 BED + DEN B 2 1479 SF2ND FLOOR 1 BED + DEN B 1 740 SF2ND FLOOR 1 BED + DEN C 1 777 SF2ND FLOOR 1 BED + DEN D 1 831 SF2ND FLOOR 1 BED + DEN F 1 901 SF2ND FLOOR 1 BED A 1 652 SF2ND FLOOR 1 BED B - ACC 1 662 SF2ND FLOOR 1 BED C 1 646 SF2ND FLOOR 1 BED D 1 681 SF2ND FLOOR 1 BED E 4 2669 SF2ND FLOOR 1 BED F 1 660 SF2ND FLOOR 2 BED A 1 1021 SF2ND FLOOR 2 BED B 1 952 SF2ND FLOOR 2 BED C 1 1015 SF2ND FLOOR 2 BED D 1 1210 SF2ND FLOOR SM 1 BED A 1 580 SF2ND FLOOR SM 1 BED B 1 562 SF2ND FLOOR STUDIO A 1 495 SF2ND FLOOR STUDIO B 1 429 SF2ND FLOOR: 26 19361 SF3RD FLOOR 1 BED + DEN A 3 2400 SF3RD FLOOR 1 BED + DEN B 2 1479 SF3RD FLOOR 1 BED + DEN B 1 740 SF3RD FLOOR 1 BED + DEN C 1 777 SF3RD FLOOR 1 BED + DEN D 1 831 SF3RD FLOOR 1 BED + DEN E 1 726 SF3RD FLOOR 1 BED + DEN F 1 904 SFMC UNITSSTUDIO 121 BED 2GRAND TOTAL 14 6034 SFBUILDING GRAND TOTAL UNITS: 100BUILDING AREA (Gross SF)GARAGE 26814 SFCHILDCARE 16763 SF1ST FLOOR 27096 SF2ND FLOOR 24721 SF3RD FLOOR 25827 SF4TH FLOOR 25819 SFGRAND TOTAL 147040 SF06/30/2020SCHEDULESTHE PILLARS OF LAKEVILLE817701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLEBUILDING - PARKINGGARAGE62UPPER LOT (APARTMENTS) 40LOWER LOT (CHILDCARE) 46TOTAL PARKING: 148OVERALL EXTERIOR WALL MATERIAL - RESIDENTIALDESCRIPTION AREA PERCENTAGEBRICK 17456 SF 52%FCP 7724 SF 23%METAL PANEL 8665 SF 26%OVERALL EXTERIOR WALL MATERIAL - COMMERCIALDESCRIPTION AREA PERCENTAGEBRICK 2084 SF 32%FCP 2512 SF 39%GLAZING 1866 SF 29%09/01/2020
LAKEVILLE SENIOR HOUSING
GRADING & EROSION CONTROL PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700GRADING LEGEND:GRADING NOTES:GLACIERGLASGOWAVENUEWAY178THSTREET WEST177THSTREET WESTEXHIBIT I
LAKEVILLE SENIOR HOUSING
LANDSCAPE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700LEGEND:LANDSCAPE REQUIREMENTS: LANDSCAPE SCHEDULE:Know what's below.Call before you dig.Dial 811GLACIERGLASGOWAVENUEWAY178THSTREET WEST177THSTREET WESTEXHIBIT J
CROSSROADS COMMONSPROPOSED SENIOR LIVINGPROPOSED CHILDCARECROSSROADS CHURCHCHRISTIAN HERITAGE ACADEMY40' - 0"47' - 9"30' - 0"CROSSROADS COMMONSPROPOSED CHILDCAREPROPOSED SENIOR LIVINGCROSSROADS CHURCHCHRISTIAN HERITAGEACADEMY47' - 9"SCALE 1" = 30'-0"1SOUTHEAST ELEVATIONSCALE 1" = 30'-0"2SOUTH ELEVATION06/30/2020SITE SECTIONSTHE PILLARS OF LAKEVILLE1717701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLE09/01/2020EXHIBIT K
06/30/20MATERIAL PALLETTHE PILLARS OF LAKEVILLE1817701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLE8X16 -VERSALOK -BURNT UMBER RETAINING WALL MATERIALMP-METAL PANEL -FIRESTONE -16F CONCEALED FASTNER -DARK BRONZEBRICK -SOUIX CITY BRICK - UTITLITY SIZE -NAPA VALLEY COLONIAL IRONSPOTFCP -FIBER CEMENT PANEL -BOARD AND BATTON -WHITEOVERALL EXTERIOR WALL MATERIAL - RESIDENTIALBRICK 17399 SF 52%FCP 7295 SF 22%METAL PANEL 8665 SF 26%OVERALL EXTERIOR WALL MATERIAL - COMMERCIALBRICK 2067 SF 34%FCP 2236 SF 36%GLAZING 1866 SF 30%09/01/2020EXHIBIT L
1ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"BRKNORTH1FCPNORTH1FCPNORTHBRKEASTSIGNAGE -1'-2" X 20'-0" (23.33 S.F.)NOTE: ONE EACH SIDE OF CANOPY20' - 0"ELEVATOR OVERRUNELEVATOR OVERUN51' - 1"PRIMARY MASS47' - 9"1ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"BRKNORTH2MPNORTH2BRKNORTH2MPWEST1FCPNORTH206/30/2020ELEVATIONTHE PILLARS OF LAKEVILLE1917701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLESCALE1/8" = 1'-0"1NORTH 1 ELEVATIONSCALE1/8" = 1'-0"2NORTH 2 ELEVATIONEXTERIOR WALL MATERIAL - RESIDENTIAL - NORTH 1Description Area PercentageBRICK 2004 SF 84%FCP 381 SF 16%EXTERIOR WALL MATERIAL - RESIDENTIAL - NORTH 2Description Area PercentageBRICK 1310 SF 36%FCP 1659 SF 45%METAL PANEL 680 SF 19%MECH. SCREENING09/01/2020
1ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"GARAGE89' -3 31/32"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"BRKEASTMPEASTFCPEASTBRKEASTFCPEASTMPEASTFCPEASTFCPEASTFCPEASTBRKEASTCOMMERCIALRESIDENTIALFCPEASTBRKEASTBRKEASTGLZEASTGLZEASTSIGNAGE -2X20 (40 S.F.)17' - 9"5' - 0"MECHANICAL SCREENINGTRASH ENCLOSURE (BURNISHED BLOCK)1ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"ALUMINUM BALCONY (TYP)-DARK BRONZEPREFINISHED METAL FASCIA TRIM (TYP)-DARK BRONZEPREFINISHED METAL COPING (TYP)-DARK BRONZEFCPEASTFCPEASTFCPEASTMPEASTBRKEASTBRKEASTBRKEASTBRKEASTBRKNORTH111' - 0"2' - 0"SIGNAGE 2'-0" X 11'-0" (22 SF)06/30/2020ELEVATIONTHE PILLARS OF LAKEVILLE2017701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLESCALE 1/8" = 1'-0"1EAST ELEVATION 1SCALE 1/8" = 1'-0"2EAST ELEVATION 2EXTERIOR WALL MATERIAL - RESIDENTIAL - EASTDescription Area PercentageBRICK 6198 SF 53%FCP 1914 SF 16%METAL PANEL 3536 SF 30%EXTERIOR WALL MATERIAL - COMMERCIAL - EASTDescription Area PercentageBRICK 408 SF 27%FCP 552 SF 36%GLAZING 570 SF 37%09/01/2020
1ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"GARAGE89' -3 31/32"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"STANDING SEAM METAL CANOPY -DARK BRONZESTANDING SEAM METAL CANOPY -DARK BRONZESTANDING SEAM METAL CANOPY -DARK BRONZESIGNAGE -2X20 (40 S.F.)ALUMINUM BALCONY (TYP)-DARK BRONZEPREFINISHED METAL FASCIA TRIM (TYP)-DARK BRONZEPREFINISHED METAL COPING (TYP)-DARK BRONZEMPSOUTHFCPSOUTHMPSOUTHFCPSOUTHBRKSOUTHBRKSOUTHFCPSOUTHFCPSOUTHGLZEASTFCPSOUTHBRKSOUTHBRKSOUTHBRKSOUTHBRKSOUTHFCPWESTFCPSOUTHBRKSOUTHFCPSOUTHRETAINING WALLSIGNAGE -1'-4" X 21'-0" (28 S.F.)MECHANICAL SCREENINGMECHANICAL SCREENINGELEVATOR OVERUN0"17' - 5"06/30/2020ELEVATIONTHE PILLARS OF LAKEVILLE2117701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLESCALE 1/8" = 1'-0"1SOUTH ELEVATIONEXTERIOR WALL MATERIAL - COMMERCIAL - SOUTHDescription Area PercentageBRICK 1168 SF 38%FCP 1006 SF 33%GLAZING 912 SF 30%EXTERIOR WALL MATERIAL - RESIDENTIAL - SOUTHDescription Area PercentageBRICK 3038 SF 53%FCP 1091 SF 19%METAL PANEL 1649 SF 29%09/01/2020
1ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"GARAGE89' -3 31/32"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"FCPWESTBRKWESTBRKWESTGLZWESTFCPWESTBRKWEST1MPWEST1BRKWEST2FCPWESTMPNORTH2BRKWEST11ST FLOOR100' -0"ROOF143' -1 1/4"2ND FLOOR112' -1 1/8"3RD FLOOR123' -1"4TH FLOOR134' -0 7/8"LOW PARAPET146' -1"HIGH PARAPET147' -9"47' - 9"BRKWEST2BRKWEST2BRKWEST2MPWEST2BRKWEST2FCPWEST2MPWEST2FCPWEST2MPWEST2FCPWEST2FCPWESTMECHANICAL SCREENING43' - 1 1/4"06/30/2020ELEVATIONTHE PILLARS OF LAKEVILLE2217701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLESCALE1/8" = 1'-0"1WEST 1 ELEVATIONSCALE1/8" = 1'-0"2WEST 2 ELEVATIONEXTERIOR WALL MATERIAL - COMMERCIAL - WEST 1Description Area PercentageBRICK 491 SF 32%FCP 678 SF 44%GLAZING 384 SF 25%EXTERIOR WALL MATERIAL - RESIDENTIAL - WEST 1Description Area PercentageBRICK 1858 SF 79%METAL PANEL 499 SF 21%EXTERIOR WALL MATERIAL - RESIDENTIAL - WEST 2Description Area PercentageBRICK 2991 SF 40%FCP 2250 SF 30%METAL PANEL 2301 SF 31%09/01/2020
06/30/20203-DTHE PILLARS OF LAKEVILLE2317701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLESCALE1NORTH EAST VIEWSCALE2EAST VIEW09/01/2020
06/30/20203-DTHE PILLARS OF LAKEVILLE2417701 GLACIER WAY, LAKEVILLE, MN 55044THE PILLARS OF LAKEVILLESCALE1SOUTH VIEWSCALE2WEST VIEW09/01/2020
LAKEVILLE SENIOR HOUSING
PHOTOMETRIC PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
CalcPts_1 Illuminance Fc 0.32 9.8 0.0 N.A.N.A.
PARKING HARDSCAPE Illuminance Fc 1.74 3.2 0.7 2.49 4.57
Luminaire Schedule
Symbol Qty Label Arrangement Total Lamp Lumens LLF Description
7 AA SINGLE N.A.0.900 LUMARK PRV-C40-D-UNV-T4-BZ ON 25FT SSS POLE 3FT BASE
2 BB SINGLE N.A.0.900 LUMARK PRV-C60-D-UNV-T4-BZ ON 25FT SSS POLE 3FT BASE
6 WP SINGLE N.A.0.900 LUMARK XTOR1B WALL MOUNT AT 8FT
18 SC SINGLE N.A.0.900 FC LIGHTING FCWS7168-120V-4K MOUNT AT 8FT6130 Blue Circle Dr., Minnetonka, MN 55343Ph 952-217-0400 - Fax 952-930-1632www.pulseproducts.comGLACIERGLASGOWAVENUEWAY178THSTREET WEST177THSTREET WESTLOT 119,000 S.F.26,600 S.F.16,680 S.F.SENIOR LIVING SPACEDAYCARECROSSROADSCHURCHSCHOOLWPAAAAAAAABBBBAAAAAASCSCSCSCSCSCSCSCSCSCSCSCSCSCSCWPWPWPWPSCSCWPDAYCARE CIC45,379 S.F.PARCELPARKING CIC60,289 S.F.PARCELSENIOR LIVING CIC49,661 S.F.PARCELGREENSPACE CIC47,742 S.F.WPSC0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.3 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.5 0.5 0.4 0.3 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.2 1.4 1.3 1.5 1.3 1.2 0.8 0.5 0.4 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.4 0.6 0.7 0.8 0.9 1.1 1.2 1.4 1.7 2.3 2.4 2.2 2.2 2.2 1.8 1.5 1.0 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 0.8 1.0 1.1 1.1 1.3 1.4 1.6 1.9 2.3 2.1 1.9 2.1 2.0 2.6 2.3 1.5 0.9 0.6 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.7 1.0 1.4 1.5 1.4 1.5 1.7 1.8 1.8 1.9 2.0 1.9 1.8 1.9 2.2 2.2 1.7 1.2 0.8 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.3 0.7 1.3 2.0 2.0 1.8 1.9 1.9 1.9 1.8 1.8 1.9 2.1 2.2 2.1 2.0 1.9 1.8 1.6 1.1 0.6 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.5 1.3 2.4 2.3 1.9 2.2 2.2 2.1 2.0 1.9 1.8 1.9 2.0 1.9 1.8 1.9 2.0 2.2 1.9 1.0 0.7 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.8 1.8 2.2 2.1 2.0 2.3 2.2 2.0 1.8 1.8 1.7 1.8 1.8 1.8 1.9 2.2 2.7 2.7 1.8 1.1 0.6 0.4 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.7 1.6 2.3 2.4 2.2 2.1 2.3 1.9 1.7 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2.1 1.6 1.5 1.7 2.0 2.1 1.9 2.0 2.4 1.8 1.1 0.7 0.4 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.4 1.5 4.17.9 3.5 1.5 1.4 1.6 1.8 1.9 1.9 1.9 1.9 1.6 1.2 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.7 2.1 4.37.4 3.3 1.4 1.4 1.5 1.6 1.7 1.7 1.7 1.7 1.5 1.1 0.8 0.6 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 2.3 6.41.6 2.1 1.6 1.4 1.5 1.6 1.8 1.8 1.7 1.6 1.4 1.1 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 2.0 6.44.3 2.7 1.7 1.4 1.5 1.7 1.9 1.9 1.8 1.6 1.4 1.1 0.9 0.6 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 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0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.01 fc1 fc1 fc1 fcEXHIBIT M
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Kris Jenson, Associate Planner
From: Logan Vlasaty, Civil Engineer
McKenzie L. Cafferty, Environmental Resources Manager
John Hennen, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Alex Jordan, Assistant City Engineer
Date: September 10, 2020
Subject: The Pillars of Lakeville PUD
Four Square Preschool and Daycare CUP
Oppidan has submitted a Planned Unit Development amendment application for The Pillars of
Lakeville, a 100-unit senior housing facility and an application for the amendment of the
conditional use permit for Four Square Preschool and Daycare, both proposed to be located on
the Crossroads Church site, located at 17671 Glacier Way. The City Council approved a
conditional use permit (CUP) for Four Square Preschool and Daycare on November 19, 2018
and an extension to the CUP on November 18, 2019. The zoning of the property is PUD, Planned
Unit Development with RM-1, Medium Density Residential District as the underlying zoning.
Site plans for the Pillars of Lakeville four-story building with underground parking, utility
improvements, and parking lot improvements were submitted to the City on June 30, 2020.
The site plans were prepared by Alliant Engineering and included a stormwater management
report dated July 1, 2020. City Engineering staff has reviewed the plans for conformance with
City Ordinance. The Engineering Division’s comments are included below:
• Loop 8-inch water service to connect to existing 8-inch water stub at north end of
proposed parking lot.
• Relocate existing 8-inch water service shown as being removed on utility plans (page C-
6.0). This line is the main water service for the church building.
The stormwater management report was reviewed by Barr and comments were sent to the
developer on August 24, 2020. These comments were addressed with the revised plans and
stormwater management report dated August 27, 2020. A Site Improvement Performance
Agreement (SIPA) will be required as a part of the City Council approval of the applications.