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5.1 - 5.2 PCSR 09-10-2013 1Y CI- ..... Request for Action River To Item Number Mayor and City Council 5.1 and 5.2 Agenda Section Meeting Date Prepared by Planning Items September 10, 2013 Jeremy Barnhart, CODD Deputy Director Item Description Reviewed by Request by Marilyn VanPatten for Preliminary Plat approval (Heritage Maples), Case No. P 13- Reviewed by 03 - Public Hearing Request by Marilyn VanPatten for Conditional Use Permit (Heritage Maples), Case No. CU 13-11- Public Hearing Action Requested The applicant seeks approval for two items: Preliminary Plat (to subdivide the property into one buildable lot, one outlot, and construct public streets) Conditional use Permit (to develop the property as a PUD Staff recommends the Planning Commission hold the public hearing as advertised,but continue action on the project pending resolution of the items outlined in the staff comment letter dated August 12,2013, and the following comments based on review of the revised plans: Satisfaction of the 4 applicable criteria for a planned unit development, as outlined in section 30- 1564 (d): 1. A site plan for the PUD,including location, size and use of all lots,buildings,parking areas, ponding,parks and open space 2. Building elevations illustrating uniform design elements, building materials and color schemes. 3. A plan for the installation of on-site public improvements (including utilities, streets, etc.) necessary to serve the PUD. 4. A unified Landscape Plan including berms, screening, and landscaping materials. Applicant Marilyn Van Patten Location/ Address Generally north of the West Oak subdivision, south of Highway 10, west of Waco street 60 Day Rule The City must take action by November 29, 2013 for the plat, September 29, 2013 for the conditional use permit OVERVIEW The property owner is requesting Preliminary Plat and Conditional Use Permit approval to subdivide 10.14 acres into two lots, one housing a 20 unit senior housing/ care facility, and the other an outlot for future development. Plat improvements will include the extension of Yankton Street to the north, IPNOBEIIEO BY NATURE connecting with an unnamed east/west road that will eventually connect to Waco to the east and a service drive to the west,in Big Lake township. The project will be served by city water and sewer. The senior housing facility will be located on the east side of Yankton,with access off of the service drive to the north. There is no access off of Highway 10. BACKGROUND/PRECEDENT The property was the subject of a plat in 2005 (Heritage Maples P 05-16), and has since expired. That property was developed as a PUD. Although the Plat and Conditional Use Permit have expired, the rezoning of the property to PUD does not. To develop the property as a PUD, the owner would need to resubmit plans to obtain a new Conditional Use Permit, following the requirements outlined in the City Ordinances. ANALYSIS Plat. As noted above, the preliminary plat creates two lots, one buildable, and the second an outlot, which includes a 1.7 acre wetland (approximate). To satisfy a PUD, the entire project should be planned, at minimum incorporating the outlot in expected land uses and lot configuration. The northern boundary of the plat should include access restrictions onto Highway 10. The wetland delineation for the original plat has exceeded 5 years, and has expired. An updated delineation is necessary for the plat to be approved. Further, since the original (expired) plat of Heritage Maples, the City has enacted a wetland buffer requirement,which prohibits activity within 25 feet of a wetland boundary. Yankton Street encroaches into this buffer. Plat improvements. "Service" drive terminates in a temporary cul de sac at its eastern end. This cul de sac will be removed when the road is extended to the east. At the western end,no cul de sac is proposed or necessary, as it occurs near the Yankton intersection, sufficient to permit vehicular turning. A sidewalk is also proposed along the south of service drive, consistent with City policy. Staff is generally comfortable with the plat as described,however,notes that the plat is part of a larger project that must be reviewed as part of the larger whole. Comprehensive Plan The property is guided for urban residential,having been amended since the 2004 Comprehensive Plan. Lots/density—The 20 "units" of senior living/ care on the 1 acre parcel is generally consistent with other, similar projects in the community. Parks Park Plan-The Comprehensive Park Plan does not indicate any park target area nor trail corridor in the subject area. Park and Recreation Commission Recommendation—Given the Comprehensive Park Plan, the Park Commission recommends park dedication be paid in the form of cash at the rate applicable at the time of Final Plat release. N:\Departments\Community Development\Planning\Case Files\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.docx Grading/ Drainage The grading plan requires a retaining walls near the parking lot on the east side, and adjacent to Yankton on the west side of the project. The walls are approximately 3-3.5 feet high. At 36 inches, some sort of drop-off delineation should be provided. Hedges or fencing is most typical. Regardless of solution, more detail should be provided. Further, the headlights of these cars will be about 6 feet above grade at the property line. To avoid headlight issues with adjacent parcels, headlight screening is recommended. The grading will collect rain water from the parking lot and funnel it to a linear rain garden along the street. The design details of this garden have not been submitted. All drainage will be collected in a small depression on the north side of the building, then funneled to a wet bottom detention basin on the west side of Yankton. The pond will be approximately 9 feet deep at normal conditions. All storm water will need to meet the requirements of the city permit. Staff is not ready to recommend approval of the grading plan. Landscaping The landscaping plan has been prepared,but not by a landscape architect. The plan shows the minimum number of plants as required by the City Code. Staff recommends that the landscaping plan be revised, to further communicate the goals of the PUD zoning and prevent any detrimental effects on adjacent properties. APPLICABLE REGULATIONS Subdivision These findings are necessary for the city council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the toning regulations(article VI of this chapter)and conforms in all respects with all requirements of this Code, including the toning regulations and this article. 2. The proposed subdivision is consistent with all applicable general and specialised ci y, count', and regional plans, including but not limited to, the ciy's comprehensive development plan. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding and drainage are suitable for the ype and density of development and uses contemplated. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services,facilities and improvements otherwise required in this article. 5. The proposed subdivision will not cause substantial environmental damage. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. 8. The proposed subdivision is not premature.A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. In the review of the standards for Preliminary Plat as outlined,it appears that the request is consistent with all of these standards. N:\Departments\Community Development\Planning\Case Files\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.docx Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other proper*in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the ciy. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacantpropery. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in particular, create traffic congestion or inteference with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the ciy. In addition to these criteria, the following information must be included in a Planned Unit Developments PUD development plan. If the council approves the conditional use permit for the planned unit development, approval of the conditional use permit shall include approval of a specijIc PUD development plan. The PUD development plan shall include: 1.A site plan for the PUD, including location, size and use of all lots, buildings,parking areas,ponding areas,parks and open spaces. 2. Building elevations illustrating uniform design elements, building materials and color schemes. 3.A plan for the installation of on-site and off-site public improvements(including utilities, streets, etc.) necessary to serve the PUD. 4.A unified landscape plan including berms, screening and landscaping materials. 5.A uniform signage plan including location, type and size of signage. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Staff does not have sufficient information necessary to recommend approval or denial. Specifically, information regarding the adjacent outlot (#1), the building elevations (#2), grading (#3), and landscaping (#4) need to be provided for staff to complete its review. ATTACHMENTS • Location Map • Staff comment letter dated August 12,2013 • Applicant's Narrative dated July 29,2013 • Applicants response dated August 13,2013 • Plan drawings dated August 27, 2013 N:\Departments\Community Development\Planning\Case Files\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.docx 4 \ (n / , ok, " o iiiii\ SOW 1,411 10111*INIth.. a•-% IL_ N6. ,., z /1- 4W MIMI O CAMP COZY � �� PARK m III N 71L— 186th AVE II 1■N o .11 SITE IN IN IN a g i _,....., 4) 11111111=141=111WRAIII■1111.1111■ #i ,e\-\• ♦i BU s �� WEST COUNTY i , /.1,7,%. ir. ''''' N 4 gtok, 010 i_f_r_. ______ OAKS I ,,�� COURT PA' r� HOUSE ` ' DTI p.i_ Case Number. P 13-03 Location Map Heritage Maples T N River August 12, 2013 Ms. Marilyn VanPatten 10451 175th Ave NW Elk River, MN 55330 Re: Heritage Maples: Preliminary and Final Plat Conditional Use Permit Dear Ms. VanPatten, At the Site Plan Review Committee meeting on August 2, staff reviewed your application and has a number of comments. Engineering/ Water • Drainage calculations provided do not follow the requirements of the 2013 MPCA Construction Stormwater Permit. Major changes to the new permit include but are not limited to the drainage volumes leaving the site not exceeding predevelopment volumes and ATLAS 14 precipitation data is to be used for all events. Please review the new requirements on the MPCA website at: http://www.pca.state.mn.us/index.php/water/water-types-and- programs/stormwater/construction-stormwater/mpca-to-re-issue-construction- s tormwater-general-p ermit.html • Please show adjacent property contour information to better identify how water is projected to leave the site.The east side appears to go south across the property line. • Desired minimum depth for all catch basins to be located in a public street is 4.0- feet. Minimum allowable is 3.0-feet. • Per drawings dated 08/06/2013, there appears to be a low point proposed to be graded into the TH 10 ditch near proposed station 2+75.Adjust to assure positive drainage is maintained along the TH 10 south ditch line. • Contours of proposed detention pond cannot extend into the proposed sidewalk. • Access should be provided off the east end of the parking area to the temporary cul- de-sac to facilitate parking movements in and out of the last two provided stalls. Alternatively, a parking bump out could facilitate necessary internal maneuvering. • No trash enclosure is shown. Trash enclosure should be constructed of stone or rough faced block,with cedar sided gates. • Provide gate valves an all three sides of watermain tee located at intersection of service road and Yankton St. • Extend watermain to station 5+00 and install a hydrant assembly on end of line. • Water service appears undersized to accommodate a fire suppressant system within the building. Verify required size with architect and mechanical engineer. • Provide documentation showing the wetland boundary has a current certified delineation. • Please extend the sidewalk to the cul-de-sac. Environmental • Proposed stormwate systems will need to adhere to the new NPDES permit requirements for stormwater • Yankton street, the sidewalk, and the detention pond encroach into the wetland buffer. The T.E.P panel will need to review the plan for compliance. Security/ operations • There is some concern for the residents leaving the property and trying to walk along/ cross Highway 10. What security measures are in place for the residents? • How many employees are envisioned per shift? Building • As this project will be developed as PUD, a PUD agreement will need to be developed. A PUD allows flexibility from the strict requirements of the zoning code,with the tradeoff being a higher quality development. • Building plans should be developed by a licensed architect and include the building type, specifically,is this a nursing home or senior citizen housing? • The building design should echo the design elements of the adjacent West Oaks development in colors and materials. • The sunroom as proposed faces the side of a building south,perhaps the interior could be adjusted to create more of a view. Landscaping • Landscaping is required at a rate of 1 tree per 40 feet on lot perimeter, plus 3. For this lot, the perimeter is 1123 feet,requiring 31 trees. • Headlight screening is required adjacent to the parking lot along the south property line. • The placement of any trees in the easement area will need to be evaluated with the easement language. • Landscaping plan must be prepared by a registered landscape architect. • Sheet 10, dated 7/29/2013,reflects the intent to seed or sod certain areas around the building. Please specify. • The property will need to be irrigated. It is helpful to provide a written response letter to these comments, along with revised drawings. To maintain the intended schedule,including review by the Planning Commission on September 10, please provide updated documents by August 23, 2013. If you have any questions I can be reached at 763.635.1035. Sincerely, Zachary Carlton Planning Intern Marilyn Van Patten for Planning August 13, 2013 Heritage Maples Senior Living Housing I believe this narrative will take care of the Security/Operations, Building and Landscaping concerns. It will also give you a little history of my preparation to build this type of facility. The history of my project to build Senior housing was conceived after a sale fell-thru on large parcel of land that was owned by my husband Dennis Chuba, and a partner. The parcel's final platting, engineering and layout design was approved by the City of Elk River which was designed to support the construction of 52 units of Senior Town Houses. After the company building the town houses backed out because of the economy, I had the land listed for sale listed for several years. The city of Elk River came out with the Maxfield report that stressed the city's need for senior housing. I contacted an architect who had designed several projects for my husband and asked him evaluate the site. He thought it was beautiful. My husband had been skeptical about the property because it is right on Highway 10 In Elk River, but I found older people like watching the traffic. The land is also only two blocks away from a large clinic in Elk River, so it is close to medical facilities, which is a great convenience. Spring of 2012, I visited with a friend who is a professor at St. Cloud University, and told her about the idea of building senior housing. She mentioned that she knew the head of 1 the Gerontology Department at SCSU . She thought I should talk to her and take some classes in this subject as it would help me understand housing for seniors. I talked to the head of the department and came away registered for fall classes for a minor in Gerontology. One of the classes I took this winter was "Aging and Housing Options for Seniors helped me the most. Continuing with our plan to build senior residences on the land, Victor Pacheco (a Landscape Architect) and I made several appointments with the city. Our development was approved about 10 years ago and we needed to see where the city stood with the plans we had for the development. Our land was designated a Planned Unit Development (PUD) and was the last one in the city of Elk River. This gave us some freedom in doing what we wanted to do regarding the building of senior housing. After further study of the layout of the property, we discovered the property was broken up in two different plats, I could develop the three acre parcel to the east first . The city Building and Zoning Administrator was very enthusiastic about the project. The next step was deciding what type of senior housing to build there. The property is challenging, as it is a triangular parcel. I had my architect look into building a corporate group home. He gave me several sketches,but I figured we needed more rooms to make it financially feasible. For my class in Social Gerontology, I did some service work at Lakeview in Dassel, Minnesota. There I met Judy Berry, one of the owners of the property. She had two large home facilities. The Lakeview facility in Dassel has sixteen residents; I don't know how many were in the second home in Darwin. She had two kitchens that each served eight residents. 2 This eliminated the need for a commercial kitchen . Big Lake has a similar facility called Cherrywood. It was filled in less than one year with a total capacity of 20. They have two kitchens also. The facility had large common areas that were shared with her residents. Most of the people shared rooms. The facility in Big Lake, Cherrywood has 20 residents. Touring Senior Complexes with my class, I visited 4 more memory or advanced care cottages in the St. Cloud area. Country Manor in Sartell has a 36 unit Memory care facility, Prairie Ridge in Sartell has 16 units, St. Benedicts in St. Cloud has 30+units and Good Shepherd has 24 units. My husband and I had talked to Marshall Weems, the Executive Director of Cherrywood Assisted Living Homes. Marshall invited me to visit this facility in Big Lake to find out what our impression was. The facility was beautiful. It has two wings with a large center family room. Each wing was identical; each with its own kitchen, living rooms individual bedrooms, laundry rooms and huge bedrooms to accommodate the residents. There is a beauty shop, laundry space, office space and a spa room also (large walk-in tubs). The facility had wide hallways and a porch that ran all along one side of the building. Because there is a moratorium on nursing homes being built and the need is so great. This building covers the need for people who fall between the cracks. They cannot take care of themselves in regular assisted living homes and there is such a need for this type of living arrangement that more homes like this are needed. It is found that people with Alzheimer's and stroke related memory loss are happier in this type of home like setting. So this is what influenced me to build this type of building. 3 My building will have the sunroom on the south side of the building. The residents will have access to the outside from this room. People with dementia like different kinds of views. They actually like traffic and will be occupied for hours watching traffic. The area in back of the sunroom will be fenced as most of the facilities I visited were. There will be raised planters in this area for resident gardening. The residents enjoy this. The Architect is instructed to use Universal Design through-out for the ease and comfort of the residents. The residents will be wearing pendants, a safety device, for the wanderers. The building will be locked down with a call system and alarm. The building will adhere to the fire codes incorporating a sprinkler system and it will have a monitoring system for the needy residents. This is a different type project from West Oaks and as I do not think West Oaks is particularly appealing; I do not wish to design it after their design and colors. As I stated in my narrative the employees numbers are variable. There will be a Professional director, a full time nurse who is on call full time and at the facility part time, a cook and several personal care attendants. One PCA is needed for every 5 residents, so the number of residents will determine the number of employees. There will be some full time and some part time employees. I believe from the from the drawings submitted by Oliver Surveying and Engineering, Inc has allotted more than the minimum amount of trees. A Landscape Architect will design the green space and resident requirements. A sprinkling system will be utilized. I don't know exactly what you mean by Headlight screening is required adjacent to the parking lot along the south property line,but I think the 6' fencing should be adequate for that. 4 7/Z it 3 PROJECT NARRATIVE HERITAGE MAPLES ELK RIVER, MINNESOTA Project Description: Heritage Maples Land Development is proposing the Heritage Maples Senior residential development on the 10+ acre triangle parcel located adjacent to Highway 10 on the South Service Road between Raven Lane and Waco Street NW. Heritage Maples will be on the PUD already established. The three acres to the east will be the first to be utilized with a Senior Memory Unit or Advanced Care Building. The Plans for the additional acreage will be used to build an Assisted Living Residence with capacity of 60 or more apartment units. Because of the properties'location and current market demand it was envisioned that the site should be developed as a senior living age 55 plus development with mix of housing types to take advantage of the natural topography and ecological features within and surrounding the site. The site will provide an attractive residential enclave surrounded by natural and recreational enjoyment with spacious and scenic views. As a PUD the development incorporates the following design" 1. 3 types of residential housing units utilizing a slab on grade design. 2. Clustering of units to preserve existing wetlands and wildlife areas 3. Clustering the residential units minimizes the amount of road that is needed and lessens impacts to the surrounding area. 4. Providing enhanced mitigation areas for stormwater management 5. A plaza area is provided for a central gathering area and passive recreation. 6. Enhanced landscaping with a mix of overstory,understory and coniferous trees along with building foundation plantings. 7. Landscaped bermed areas along the South Service Road to provide screening from traffic. 8. Proposed Monument sign at the entrance of the development. 9. The proposed residential building will be occupied 24 hr.per day 10. Employee count will vary on occupancy from 6 to 20 Employees for 3 shifts. 11. The building will be wood frame with brick, stucco and steel cladding construction. r. . . ' '12: One small sign at entrance is planned for now. Not to exceed 4'x 8'. It will be lighted. 13. There will be no garages or outdoor storage. Existing Conditions The 10+Acre site consists of a rolling topography with medium tree coverage and wetlands. The south Service Road and Waco Street N.W. border the north and east side of the property while an existing multifamily development is located directly to the south and southeast along Yankton St.N.W. The western edge is bordered by the Elk Dale single-family addition. Although the topography is rolling, water generally drains from west to east and southeast into a large wetland basin located along Yankton Street and south end of the site. The site consists of a medium canopy coverage primarily located on the south portion of the property along the existing wetland basin A overhead electric power line running east to west is located below the south line of the property. After checking with the power company and county records there is no easement on the subject property. Setbacks will be honored though. Conclusion As mentioned earlier, Heritage Maples Land Development is requesting the 3 acre site to be developed first. We feel the Heritage Maples Senior Development will provide needed Senior housing in the City of Elk River. We look forward to working with city staff on this development in efforts to provide a high quality development. , ,,, Oliver Surveying w 0 c, 0 I rnni ni � T K 0.) m ,..... N � O a, -t. 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CHECKED BY: RDA 580 Dodge Ave. Elk River,Minnesota 55330 ''VV// /�� DWG: 7179-221NDEX.dwq HERITAGE MAPLES SENIOR LIVING, LLC (763)441-2072-fac.(763)441-5665 y ..... \ Signature: 8\41 DWG: TEXT: (P SHEET INDEX www.oliverse.com Ross D. 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Oliver Surveying&Engineering,Inc.or undmy direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW ELK RIVER, MN Land Su in Civil En neerin Land Plannin that 1 ly Licensed Professionol DRAWN BY: DM ^el Surveying• Engineering• Planning Engineer /th laws of the state 9, PREPARED'FOR: of Minnesota. `�/�,/ CHECKED BY: RDA 580 Dodge Ave. Elk River,Minnesota 55330 / HERITAGE MAPLES SENIOR LIVING, LLC /^/� DWG: 7179-22EXIST.dwa (763)441-2072-jac.(763)941-5665 p Signature: 'f Y TEXT: - 01 EXISTING CONDITIONS www.oliver-se.com Ross D. Abel, PE FILE NO.: 7179.22-03 I 1.....‘L-, `_ t•, 1 I �.) A I .•,_0 ... fO I b O O I < ... 0 - A / ter• / I //f1 / o O I p, / !� / / /r-WEST UNE OF THE S. .1/4 OF THE N.W.1 J {1 1 / / /4/' /A-eF 3'EQ q TWP.3,RNG 26. k O 1 1 so r -t . / / / /L_ 1 N01°58'04'E 608.59 \ / ti b A� I I h ,1 r / //� up I I I \\ \\ / /// / 1 / \ I 1 k \ `• / //j/ !, I ?i 1 \\ \\ `mil / /�\ n /!l' Ill l \ \ \ II 1 / / P /// 6� / / \ \ \ \ I 1 // 1 u �//j1 / o \ \ \ \ I / / ! 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A 0200 0., <w •N 23YC717w �'I n \\�. / A / M7 MNON NnRm o�,waNw Troy St..... -i �rwi i?i\ R ∎ 1/•''i m KI°D mH'•u,o mm=°mam WK� _ °• r`�Z \ -- �-� -- -' ° I ' 7 o w o s n K HO. w°N �t------ g g�-1 _ a m WM 00 N KwY-.O O A \ rr l ♦'" S' o .1r m. ° 0 F•w n n N 7' oI S'2.,. � `-! 1I1 / ! `rm 2m v 77�•a n� N ml SII�°<�:.� f �F� •\ $ „,s,...: 4 O�ril 1 / \ ! hereby certify that this plan, specif- m DATE: 7/29/2013 REV DATE DESCRIPTION \-}� y cation, or report was prepared by me HERITAGE MAPLES SENIOR LIVING Oliver Surveying&Engineering,Inc. or and my direct supervision and DESIGN BY: RDA 1 8/27/13 CITY REVIEW P ELK RIVER, MN Land Su that I Iy Licensed Professional rveying•Civil En neerin Land Plannin DRAWN BY: DM o Engineering• Planning Engineer /th lows of the state - PREPARED FOR: of Minnesota. `fj4,/ - CHECKED BY: RDA 580 Dodge Ave. Elk River,Minnesota 55330 V,, pp� HERITAGE MAPLES SENIOR LIVING, LLC (763)441-2072-fac.(763)441-5665 /�V� Q DWG: 7179-22PREL.dwo Signature: 'I)/ TEXT: Ul \ PRELIMINARY PLAT www.oliver-se.com °�Ro°ss'D.:Abel,rPN^ FILE NO.: 7179.22-03 , . . . . . --1 / 1 \i ,ii ,s- 7 7 - ---1 ,i / i .------ TN --, , / ....., .:-..... 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Sf - �o ,no h o% `•"55 a,a v c c c iy L:. -Dai° a=io 2 m 0 1 13 a° A Ti• D > m E-,� D -I tim m g 2 A m \ ' I hereby certify that this plan, specif- DATE: 7/29/2013 No DATE DESCRIPTION y cation, or report was prepared by me HERITAGE MAPLES SENIOR LIVING Oliver Surveying&Engineering,Inc.or and my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW Land Sury in Civil En Engineering Land Planning shot I I Licensed Professional o ELK RIVER, MN y BRAWN By: DM ET g• g g' g Engineer ¢ /th laws of the state $ ' PREPARED FOR: of Minnesota. `///LA CHECKED 8Y: RDA 580 Dodge Ave. Elk River,Minnesota 55330 1'/ HERITAGE MAPLES SENIOR LIVING, LLC ��� DWG: 7179-22LAND.dwq (763)441-2072-jac.(763)441-5665 ,p Signature: 1 �/ TEXT: Ul \ LANDSCAPE PLAN www.oliver-se.com Ross D. 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HERITAGE MAPLES SENIOR LIVING Oliver Surveying&Engineering,Inc.ar and myPdirect supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW ELK RIVER, MN that I � ly Licensed Professional DRAWN BY: DM ° Land Surveying•Civil Engineering.Land Planning Engineer er/thp lows of the state q PREPARED FOR: 580 Dodge Ave. Elk River,Minnesota 55330 of Minnesota. </A i CHECKED BY: RDA HERITAGE MAPLES SENIOR LIVING, LLC �I/�/N DWG: 7179-22GRAD.dwa — (763)441-2072-fac.(763)441-5665 q p Signature: 'f TEXT: U7. PRELIMINARY GRADING PLAN www.oltverse.com Ross D. Abel, PE FILE NO.: 7179.22-03 -_--_. 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Oliver Surveying& Inc.or and my direct supervision and DESIGN BY RDA I 8/27/13 CITY REVIEW pz ELK RIVER, MN that I �g ly Licensed Professional DRAWN BY: DM Land Surveying•Civil Engineering•Land Planning Engineer (u{ /th laws of the state $ PREPARED FOR: of Minnesota. `///„/ CHECKED BY: RDA 580 Dodge Ave. Elk River,Minnesota 55330 1✓�/ HERITAGE MAPLES SENIOR LIVING, LLC /� DWG: 7179-22UTIL.dwa (763)941-2072-fac.(763)'441-3663 ..._ \ Signature: �/5)Y. TEXT' - Ul PRELIMINARY UTILITY PLAN www.ollver-se.com Ross D. Abel, PE FILE NO.: 7179.22-03. 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Oliver Surveying& Inc.or undg+Smy direct supervision and DESIGN BY: RDA 1 8/27/13 CITY REVIEW o ELK RIVER, MN that l Aril/41,0y Licensed Professional DRAWN BY. 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M V y O O 17 as ' �i• \ n / .Y// m-0 co* F 0z r� Ki v�° A N h / s / �m im f z0 0 o cd o 23 x S2 --/— _ ,, // O-0 mo o c>i00 >> o P- [off . ,n in- , / D D -I IF 2 m 2 M> N H T. -. / � ' + 4v��.+ // _iZ F N o> om A 'I* 9c ° 0 l i':`-'S.:,iyL;.Q ., .d. .. .�//1 O m g 0 z `z'v iri. n _, 1 ai 2 / //n, 77 . -,1 ,,A Z m y Z O /// Z N N / // N ----6..9 g/// _ 9 I hereby certify that this plan, specif- DATE: 7/29/2013 Na DATE DESCRIPTION HERITAGE MAPLES SENIOR LIVING ation, or report was prepared by me '� Oliver Surveying& Inc.In C or und�ymy direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW o ELK RIVER, MN that 1ty Licensed Professional DRAWN BY: DM Land Surveying•Civil Engineering•Land Planning Engineer /th laws of the state ° PREPARED FOR: of Minnesota. `�/�,/ CHECKED BY: RDA 580 Dodge Ave. Elk River,Minnesota 55330 Cl/Iii HERITAGE MAPLES SENIOR LIVING, LLC /N� DWG: 7179-22SWPP.dwO (763)441-2072•fac.(763)441-5665 — Signature: Y TEXT: - Cli SWPP PI AN www.oliver-se.com Ross 0. Abel. PE FlI F NO. 7170 77-03 O:LLa,d Pro907l79-221091PRa 717&22888dwg,PP1,8127201310:46:32 MA,DAkiean QO CO CO CO CO CO CO I CO CO 01 O co O 01 0 OD 0 01 I w - i Duo I N .I 0-1 m mm ... , ,➢0n I I� =p I 1•I •41 x x1.1...1.1.2D me X33 Z) o + R a3J _ +65:67'MATCH'EX:'BIT'• 011 I I I'N= 891'.27 — " 066069 J. o, ;; lmva"n _ — r J 11 --- e 091:56 3 3 ] 3 3 Ill , 3 3 +-3 3 3 ]% 1� '� 21'1>, 3a ��,.... z NH + @°.a.... . . -4 CO -1N - $A -I _.... c S - I r*1 I 1 'mmy. ••-nP I CT > m-'r1 OC b GN N �- 'dC7� NJ ,q...o [-A S 13P2,55 AA Z < N m m (3 o / sea,.. M m tCp6 p O rry.m... .. O b - N 03 I_; M oN ¢�/•oN... p..� O N = +75'MH I �� .p.V1 W� J� u / W I < I p �( I , I r w / / m 1 +50'PVI'('893.53)',MH'100 J - 893:53 h 1 �L u N . o I / p b warwI2 I:.. / 1 1 r1. f PE o a,. ::�,;. _ °r ~2 s d I / ]r . 5 D6�O o 4) I I =:■i z i 17 ..d ..m a N.W.as pi .. I ' ,-r J,- r- ••rs, ... °� S't .+[ .;10. 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I 1-1—►yam; \ m 1.1 C42 1 AN Li aO6 - i W r\ ti wrA paAs• -, I 2 0 GI pa ��1.3 .A C ' I � 23O jx °I �+a 'O < R 6 . . W km, 0 CO co CO 00 00 c0 CO CO J 03 Cb CO i9 O O 01 0 01 0 01 0 01 " 0 01 I hereby certify that this plan, specif- DATE: 7/29/2013 No DATE DESCRIPTION HERITAGE MAPLES SENIOR LIVING Oliver Surveying&Engineering,Inc.aatia^• ar report was prepored by me or and my direct-supervision and DESIGN BY: RDA 1 8/27/13 CITY REVIEW Z Land Surveying Civil Engineering Land Planning thot I I Licensed Professional P ELK RIVER, MN '�� g• g g' g y DRAWN BY: DM Engineer h laws of the state PREPARED FOR: 580 Dodge Ave. Elk River,Minnesota 55330 of Minnesota. I// CHECKED BY: RDA HERITAGE MAPLES SENIOR LIVING, LLC (763)441-2072-fac.(763)441-5665 I/V�R DWG: 7179-22P&P.dwg — \ www.oltver-se.com • Ross D. Abel, PE Signature: y TEXT: CTI YANKTON STREET N.W. cu c Ain• -7rna oo_nz OA Land Prolecta■7179-22dwg1PRElV179-22P8P.dwg,PP2,&27/201310A7:08 AM,°Mdaan 00 CO CO CO CO CO CO 00 CO CO (0 0 0 CO CO 01 0 (.n O 01 0 01 0 0 1 1 1 _ ,ietlond I mP>x BOO.0 CI Co NW1- 8885 i 1v- w or z W N�1' V ao --��t s z 0 +00'END'PAVEMENT < 893.81 - lA --—- -1A -, •N REF:•STA:O0+32) 0000000000°pO MN''103'(REf.'YANKTON•ST.'NW) _ �ppO '. ..•'..':`::'.'.';<' o BOO +30'CL'YANKTON'ST'NW i 893.96' - =or, I�1 :s.zt 1 894.06• /1 +61.67.CB.104 -M•N .IS NOi7tNdl to r -IV e; V 4, I N 894:31 ��i -I 'o - I < o x I' <a !', M i 0 .i 14 Y - I 1 ! 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N I-' OO (•,, l rt-' o p F—. ° $ m 0, _ m I hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION No.HERITAGE MAPLES SENIOR LIVING cation, or report was prepared by me (!d Oliver Surveying&Engineering, Inc.or und§�my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW Land Surveying Civtl En Hearin .Land Planning that 1 I Licensed Professional ELK RIVER, MN y DRAWN BY: DM • Engineering % En ineer /thA�Alows of the stole q PREPARED FOR: of Minnesota. �/it CHECKED BY: RDA 580 Dodge Ave. Elk River,Minnesota 55330 ,V/ HERITAGE MAPLES SENIOR LIVING, LLC �� DWG: 7179-22DETL.dwq (763)441-2072-fac.(763)441-5665 `' Signature: ,[r TEXT: - (.7 DETAILS www.oliver-se.com Ross D. 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