The URL can be used to link to this page

4.4 & 4.5 PCSR 12-10-2013 Elk Request for Action River To Item Number Planning Commission 4.4 and 4.5 Agenda Section Meeting Date Prepared by Public Items December 10, 2013 Zack Carlton,Planning Intern Item Description Reviewed by Request by Marilyn VanPatten for Preliminary Plat Jeremy Barnhart, Deputy Director, CODD approval (Heritage Maples), Case No. P 13-03 Reviewed by Request by Marilyn VanPatten for Conditional Use Chris Leeseberg,Park Planner -Planner Permit (Heritage Maples), Case No. CU 13-11 Action Requested Recommend, by motion,Preliminary Plat approval 1. Access restriction shall be placed along Highway 10. 2. Development agreement shall be signed outlining costs and responsibilities to the satisfaction of the City Attorney. Recommend,by motion Conditional Use Permit approval with the following conditions. 1. Submit, and receive approval from staff, both landscape and architectural plans addressing staff comments below, regarding placement of the patio, fence, and trees. 2. Submit, and receive approval from staff, a unified landscape plan for the entire 10.4 acre parcel. 3. Submit a site plan showing the retaining wall near Yankton Street moved out of the right- of-way, addressing staffs comments from letter dated September 17,2013. 4. A PUD agreement shall be developed and signed by both parties prior to issuance of a building permit. Background/Discussion The applicant is requesting Preliminary Plat and Conditional Use Permit (CUP) approval to subdivide 10.4 acres into two lots and develop these as a Planned Unit Development.Although zoned as a PUD, the conditional use permit allowing development has expired,requiring a new CUP to authorize development in a specific pattern. The applicant proposes two lots, a 20 unit memory care facility on the eastern 1.08 acres, and a 7.84 acre outlot to the west for future development. The future development is anticipated to be a 48 unit senior housing development with multiple structures. Plat improvements include an extension of Yankton Street, a yet to be named service road with future connections to Waco Street in the east and Big Lake Township in the west. The plat does not include access to Highway 10. The project will be served by city sewer and water,which will be extended from the south. Storm water will be retained on site per the city's permit requirements P O Mf E R E l R t The conditional use permit, as proposed,would allow for the construction of the proposed memory care facility as a permitted use. Access to the site will be via the service drive. The facility will be a one story 14,500 square foot building with parking to the north of the facility. Analysis Plat The preliminary plat creates two lots, one buildable and with a current development plan, and the second as an outlot for future development. The outlot includes a 1.7 acre wetland that will be impacted by the proposed project. The construction of Yankton Street, a sidewalk, and a detention pond encroach on the 25 foot wetland buffer. However, due to the existing location of Yankton Street and the hardship created by extending the roadway and sidewalk, staff supports the proposal. Site Plan The facility is sited on a triangular shaped parcel and access comes from two driveways off of the service road and one from the temporary cul-de-sac. The sidewalk along Yankton is extended to the intersection with the service road, and a new sidewalk will be constructed on the south side of the service road. The parking lot includes 15 spaces, meeting the ordinance requirement of 12 to 13 stalls depending on the number of facility vehicles. The building is bordered by a sidewalk on two sides for pedestrian access to and from the building and the parking lot. The trash enclosure is located east of the parking lot,near the entrance from the temporary cul-de-sac. The enclosure is with finished with preftnished steel siding designed to match the building. Drainage and Grading The site design collects runoff from the parking lot and directs it to two raingardens along the south side of the unnamed road. Overflow from the raingardens is directed to the proposed stormsewer. Drainage from the roadway is channeled through curb and gutter to a series of catch-basins. Overflow and surface water runoff is directed to a wet detention pond west of Yankton Street. The pond is approximately nine feet deep under normal conditions, and directs excess runoff into the wetland. The drainage plan has been reviewed by staff and meets the current requirements. The grading plan requires two retaining walls, one adjacent to the sidewalk west of Yankton, and one along the east side of the parking lot. The retaining walls are approximately 3 to 3.5 feet tall. When a retaining wall is three feet or more in height a fence or barrier must be installed. The retaining wall along Yankton includes a three foot black chain link fence. Staff has concerns with this retaining wall as it is located within the proposed right-of-way for Yankton. If located within city right-of-way it would become the city's responsibility in the future. The wall along the parking lot includes a four foot solid vinyl fence which also serves to prevent headlights from shining into the adjacent residential properties. Building/Architecture The proposed facility includes 20 dormitory style rooms, an in house kitchen,a dining room, and a sun room with access to an outside patio.The patio is constructed with concrete and surrounded by a six foot privacy fence. The siding will be two shades of green prefnished steel siding with white trim for highlights. The north, east, and west elevations include a number of vertical accents consisting of a natural stone veneer. Three decorative cupolas accent the ridgeline.A similar color and design scheme will be carried over to the planned 48 unit development on outlot A. Landscaping The landscape plan has been prepared by a landscape architect and provides the minimum number of trees. Evergreen trees are used to screen the building and trash enclosure from view by the residential development to the south. The raingardens will be planted with an undefined infiltration mix and all areas not occupied by building or pavement will be sodded and irrigated. The proposed landscape plan does not include the proposed fence or patio as illustrated in the architectural plans. There appears to be a potential for conflict between the proposed trees and the patio. The fence and patio area should be included on the landscape plan in order to understand their relationship. Applicable Regulations Subdivision These findings are necessary for City Council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the:zoning regulations(article VI of this chapter) and conforms in all respects with all requirements of this Code, including the:zoning regulations and this article. 2. The proposed subdivision is consistent with all applicable general and specialized ci y, coun y, and regional plans, including, but not limited to, the city'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 type 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 these standards,it appears that the request is consistent with all of these standards. Conditional Use Permit The issuance of a Co Iditional 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 otherpropery in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant proper0. 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 ystems,parks and schools;and will not, in particular, create traffic congestion or interference 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 properly 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 city. 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 specific 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 sire of signage. The applicant has addressed a number of staffs concerns from the last Planning Commission meeting. The preliminary plat includes the proposed development on outlot A, satisfying above item 1. The building elevations illustrate both the proposed building and the future project. Staff is satisfied with the plans for the project, satisfying item 3. The submitted information does not include a unified landscaping plan for both lot 1 and outlot A. The final landscape plan is a condition for approval. Financial Impact None Attachments • Site and landscape plan received October 30, 2013 • Architectural plans dated November 20, 2013 • Applicant narrative received November 19, 2013 • Applicant narrative dated August 13, 2013 • Staff comment letter dated September 17, 2013 • Response letter dated October 30, 2013 • Staff report dated September 10, 2013 \ , .,i„. 0, At 0 VISIP ELI 1, ,,,, ,v, b , z ,___, , .... O CAMP COZY �� PARK U WI N 186th AVE I' ii0 , . -_,_ :„.„ :wig �— U fi ∎,''��∎ �' 40' / BUS I / # I, • I�# /- ,,, 44. , .''',41,11.4.1%§, 41.;\S °1130:aill :: Ell; ,<<\ '1 r ' WEST COUNTY OAKS § 0% COURT P 183r AVE 1 HOUSE r hi Case Number. P 13-03 Location Map Heritage Maples T River . . . ..„ Oliver Surveying Engineering, c. W -1 0 1 . tal -v m Q O O DO b jJ O m ; M ritl > F.: g.a N• 2. Z ■wom r^ (� K DJ > 5 ,• N , rn —i .. N 61) , lV. os m e4* co > Z , 3 * > 0 aQ N 0 N t N• rn JJ m DO a.< g• g ,, ,,, tri . g—o'n t-4) ,,__ Ric) --< m K , R Q v'` � ON W 2 K r- � O .A D ~ rnW -o r s m 1 c 1 m , ■ , rnW • > rim rt (� • C l§ M O I D cr. O (l) (I) jjrn m z Q V W , o _ z N� .A O 1 NJ CL W m r JLQ• -1 > o • Q r m E 0) o' W N _ r - 0 >1.11.11.1 z z S m 6) C -73 Do V z 0 I 0 m V II O > c r N z ro- 0 r rn \ m u V � K —I 1 < 0 , <- < rn • N 1...< Z rn • ° m z GI) * i W Q AN r<m 0N C2 ril O:\Land Projects\7179-221dwg\PREL\7179-22INDEX.dwg,2-INDEX,10/30/2013 10:47:47 AM,Bryan `-`-',` ,/ iii"•.I_T._ / i : /... / ro / / s I P // c / q fii al ... / O / i I / / / / t / ■ o I � - - I I _ _ = = - - - 7 7- m Wo / ' / / __ 1 / / Z 1 �> / / \ / / I / ` \ l /=: i • I i\ • . e ,\\ \ , \ I • 0 /i \ \ ' \ i / \ \ a / \ 1 ;:: :/' ,�\\ \\I / / 1. e •\•N \ /t.,,1��• I,`, I �I I / / /•\\,/ I ' ?i. 1 w 1 I I -: ' 3 / / /' •(� / // \ L--1--L_-L--..iii�' I.-.B `—\ \"Ni: •) / / / °/ /-.. / / I I I I ir il,, /&` 4/.,/-.1-, / „" AI:',1.- ' I I 8 ,// , .a / , s. . 7 /41,/ / .0 / / I / a' i /, /i I will / / / ,/ if / / / i ,/ T. / / 7 .,._.1,......, .,, �- ,/ / TI 0 U) -< U) I '� r (1) Z7 I't•1 U) -H - - - - - - - - - - - - -- \ z ›- 2 �7 1- D 73- 1 = X_ 2 D z -o M m Z rn P1 D v) rn r - __ -- - - \\ \N. / r- > < X -p r r .0 r (/) -I P1 rn `\ t . I / 7D u) m O—1 K- - n Z Z V) _ ; \ `\ . \\``, I / r- Z r- Z Z D D Z O G7 Z 2 =? € D �) D › D -. z D 0 m i l i -{ \ i i O Z rn n rn PI \ :r7 /' 1 / -H r > Z O -.1 Z \\\ �'' � / I / I z -< z U) N. \\\ —''---- \ ,•, rri \ -X- / 1 z - / i % / / \ 1 / I 2 2 2 2 2 2 2 I / ! / \�� 1 U) U) V) UU)) V) U) U) I __ I f /{ I PI m m rn m m rn I rwi I i I - r,; -y 1 j I t I 1 I 1i 1 I I ! / I I _ -P p 0) I W N I (0 CO \1 0) (.71 -P W N - 01 - = I hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION \N m HERITAGE MAPLES SENIOR LIVING tion, or report was prepared by me N0. Oliver Olzve�Surveying&Engineering, Inc.IYtC or and my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW ELK RIVER. MN r�»a c,,.,,e,,h,.,.c;,»/F.,•,..,oe.:.,,, 7,..,,v/,..,.,;..., that I I Licensed Professional o I Y DRAWN BY: DM , O:\Land Project&V179.22\dwg\PREI_\7 179-22EXIST.dwg,3-EXIST,10/30/2013 1 0:48:2A AM,Bryan r / / ? I µr // /r \I .,\ \\ \\ I / ! `mss -- _ / / -'N / � / <) 67 I ' / i i..:1 x. \ i. — — — �- — — — — V._ 1 N01°58'04'E 608.59 // b I \ I \\ \ 1 1 i1 / 1b/l i t \ 1 I \ \\ I I 1 I / I �/I/i i //l l \ �\ \ I I \\ \ / Y;l/ ll \ \`z \ — \— \ I \ /1// l� \ \\\ N /__ \ \ 1 I I \\\ .\ �/ /,,ii I1� 1 \\ ` _— --/\, \`� iii \\ 1 \ \ �\ / // / `\ i `\ I \ \\ / / / I I i/ // \ \ \\ `\ :_' \ \ 1 / //-,:l // / \ \\ \\ -4 `\ 1 \ \ \\ 1 I / / / N N \ \ ` \\ \ `\ \ 1\ I / �� // / \ \ W� \ \ �\\\ } > \\ ,. \\ \ `\ \\ i I I �/ a f ///1// 1 /1 N'''''\'' \`e \\ `\ \\/% \ \\\\`\ \ 1 1 1 i/ u /C \ � / / I a zy / / ! / / vN\ 1 , \ -. ----,- —,--- --,N, „,,,-,-„,„, cs,7,/,„ iii \ _ \ \ \ �` \\` \ �` �` \ �I//t /1 \ \ N \ ' ' \ ` `\,, .N\ r N/A N V 4` v \ 'z �— \ vN �i• / / N \\ .,. \ > -;< < \\ \ - _ - "2----: =�� S : 7//' 1 / N \� !\`.�\::: \ \ — wL __ ,_ —, l / 'R ^\`'' N �� 1\/ \ ' y �n / A o �Z N Z L,' I 11( %/ ■ /0//////// •\ / `\4? o rn° o III �// I///// / .0) / \ / \::;-;�,, *--/,'.4 - \ / \ Ny Nmo2m / /li/ 4/1/8////07=/i//�/// / , il,N ` ■.. \ /,I— I �� STIn OZ O�;'<2 , VI;I ,/, y :: - f '''''IC-- ;(-7"''.1 ------\\\\ N N - - - f / I . I - I N \N '''' -., 47 7/� ,. �\ \ 1, /all/l /p° e / \ \!!— ti— ®I \� \ . <� ��e �;/ ,,1//,/ FRT / \ \ ` —_-_--_—_----4--t '• ` �// / t .O / '\ \ V / ;. l�� ' � \ //ill//i /a \� / / / I o W 1//1/ �1 I � ; !!� � a // /Y "I _I"'f i r:- I \ y // / . 0. ,i,/ 4i/ / lam • �//j // i \ / i�/`\ /// / CO�O / / I //// / / / / / / /, ce I 3. / 1 i � / — . I 1 /1 / // /—i i ` // / ,/ ''t./� I I // 7 / / �/ / r 1 ///I / / J" / / / /I /NO I� \ Ill \%; I,1%-e/II I \ / / /r 6 1// /dp/ \ // / / / • ` // / i . "1—11 \\ / 1 // - \m x /r m OLD ..PCO �, ' q/ _a° ,x o — � � //io— — — — r- / R. z II}I -z,-_---'4i a//G f0 O / rT1t/ J N -1 ITI `// -F` y € > :::i .::- -.■; 2 / rr� ;> -T- _,_ / 1 • T I hereby certify that this plan, specif- GATE: 7/29/2013 N� DATE DESCRIPTION \W HERITAGE MAPLES SENIOR LIVING cation, or report was prepared by me Oliver Surveying& Inc.or under.,my direct supervision and DESIGN BY: RDA 8/27/13 CITY REVIEW z that I I Licensed Professional ELK RIVER, MN Land Sury in Civi[En Engineering-Lard y °RAWN BY: DM eY 8' 8 8' Planning Engineerr�th��laws of the state I ` � ` o�nd ~��mmmm*��^wBryan } | I • / / . ��_� I �/\�� //��/iT / / / ° � ' 1 if\I - \ \ ‘ r-----, \ so / / ' ` T -, .:::, 05.5:\NLL , ,� � (43 ' ` | , . 11„ , 1 .. ,,,, ,,,,,, „„„ ,, , ,. . 0,,- tr L 4i-. an\ ` `/ ^44 \ ��. / \ \ , / \ \ / ` /nig \ ` \ / • / . \ , ' ■ ` \ `. \ 7 „4", 0.1,11,1N,11,, \\0\m,.,..;, , ..,„.,10.. ..., . : / \ , \ \ \\ * / lip �\/ , .\\\\\\, \,\ ,„,, , , • ,,,,, ,,/ '/ ' ` ` ` . / `. r \ � � \ / ' ` ' `,/ v ' / / ``= ` '� ' \ ` s N. / / ` ^ `' ' / \ / ' `` N/ ./•N ' ?� / N / \ '� ` , !.,1~ I / ' f - / N\ I r.--',',1, / / `/ / � ` 1 /' `/ ~ / ~ / " / /N L _] / � . � � \ \ / /N }| / ' /< ` ` —Y--� — / /y - --. -�� / �ritr_^, ` / - m-- -' / `/ / ' / /| | l'i, � - / ` \/� / ' � / / \ > / ' ' / L)�� — .� \/ / t1� :��: x::: � ,:� , /~ r___ ` / a. / / | / / :� �� / . / / | � ' / | / ' / / / // // / / / v/ / / ' - ' / > ' ' / / / 8 � ' / ` || �� / / \ �� /// iri. ./ ,47,:z,/ i / r �� \ / ' I / co '�� `- ' 1 /\ / .- ' `�.....,„ A ��w��-------~' '' ~ / - ___ - - �~ �+� / -- - - --~~- �____--�� - - / - _- `` / / `` - / / ' ---~- `\ c, - � / / \ �� rl ` ~ ^ � . / / ` .� .. r- � ,v' ~ " / � / � c, �� :, 7� / \ � Z — / `\ » —1 � / | ■ ��l �� ^ 5-?. / / ! � :� ` / � . ` :' �[ / | /' . `` ' ' REV or DESCRIPTION HERITAGE MAPLES SENIOR LIVING Oliver Surveying° Engineering,0mu�\ .n sL« RIVER, MN / hereby certify �� DATE:^ direct DESIGN o,'rne � Licensed """"�� m' DRAWN o''" n��^ Engineering � � , � r/�''°^ No, DATE RDA / 8/27/13 DM CITY REVIEW } On Land Projects\7179.22\dwg 1 PREL\7179-22PREL.dwg,5-PREL.10/30/2013 104949AM,Bryan • i I ELK"I s-r / /,- / / 1 I r.i,__ ,._ ,A,-, ;'- I , ': 4/ 5 I "?. / / 1 A +. C'S' tr, 4 o-- 0, 11 5 I _e i - z„- / c.-, , 1 zr-WEST LINE OF TNE Sr.V4 OF THE N.W.144-0FIEM 4 TWP.33,RNO.26. \ I 1 1 r ........,/—■••-. ......... .-..... -........ / / ''Ni 80 / 1 A / I t I .... 1 -'.- 4.1.7 / / \ \ * \ \ — ,.-*_::: ? / / / / r-I, --., --1 -r-f- -r - --1 --=-7-- -_,-_- I ' \ I, Li I I 4' 14/ji iii li I I I I I ifv-I, 11 \ \ , I, 1 v , 1 \\. I 44 ...;;r4111 1 9 i 1 t 1 . 1 . 1. ./ I ' \ IIII A il / l ' n )' .. . 1 m - I 1 I \ \ 1 \ 1— —\-\-I— --11'`I • \ 9,y, I 1 1 1 ),, ... . / r, I , / / r , , \ \ \ t I .N t rT„,i ',, I I 11 1 1 N I I /I I 1 I I 1 .. 1 //g ' /;// \O N/ --- \-- !‘ \,...\_ 24-511:1:: ' . ' i 1 :A- 1-::::- _r_t Li_I. \ -L__ — _i- —1_,L _i_ _ _J_ _ _I _ I_ _1 r/A' 0 , „ \ \\ --. ) //\ L ,., 1 1 \ _ . . — ...„,., , /,. ,, , , , , / \ FiA4RE STREET A - ------ - 3 /... /II / \ \ /\ \\•••.4 ,,,.;,) \ ..„ --._... 7_ _ _ _, _ 2_ _;_-__ t_ _ _ 2._-_--------,,.. ,' // , ' . . 7, , ..1' ." I I 11 \\ t.': ,// ...4/ \ ••, \ A / ,:"\. \ ‘kr.. 1 .7. i I / I // I i,T, I ra H I la I'117., 4)1 I '.) . N ;, 1 iL.45,, ' / / L. \ ? .,2 t Iril \ /I+ 7.- -Ft- - -1- - .'7. . // '/' I — —±"A— + — --1 I A, . / //I t 1 \ \ c, 1 .,, , , \ / ij / I/1 1 1 \\\s/ / --i 8 -', I■ ■ j I I , /:::. . \ .\ \\,, /\'.6• 'x . \ -'\ / / r u 1 ‘,1 1 . I g. / / On /1 / 0 /r //// /1 / N N \ /,-. -..: . -4"\ \ \ r \ __L\ - I \ 1 Fl P/ \ \ ./ -'./ \ \ \ A .., --A ,,c---\ --t- -4- I-j- —Ill— ,Zi S.,_•__ L •-•_i_ j %;...Y 1;////I 1 N N 4,t \ \ \ \ 1 1 / 00 ----4. ,...„ 1:. ,../pi ', / ... \ . , \ ,7 , \ . , , \ N \ \ -N. /./ '// I N \ \ \,•% \ / \ ...1, . \ , \ I 1-F-UTURE1‘51,1fE4 A 71 - ---fil--‘ • -- I // i / \ \ \ 2 \ \ \ / A 41// p f \ //,A \ \\\ \ / -1,, \ . \ 4-• / ‘e \ ‘z \ 1\ \/\\ ‘H' ' . --- -]-- I I 5 I 'i :';', , / / / 1 \ \ \ \ \ N\ \\I \\ \\ '`, ■ // // / / // \ \ \ N...., / \( \ti., `,.. V ' / \ t8 t 'N k ■,1` ---1---- _,I I il I ,.:i /--- off//// 4 , \ \ ,_:-.-1.,''.--...---r ----- --- --.' / V\\ \\ /-- 61 l '-, I \ I '1 'IN 1--- 1-/cr' --: 43:///,.//i/ 1 i'13 / 1 \ \,z,, \ 4, \ , I— — I 4.. / / _=I I /?/(//i d /< NN N \ \\ N \ }."---„,--. ......_,_,. ...,<\_,__Ts...., `,...., ..,:'`, ..\ T\ 1 `.. \ 11 / / \ \\\ -• `.- • . /..,4 „.-0- so / \ \ -,,, /N, •;-, \ V \ \ \ r ilk ----.. \ ‘.„ -.„. ‘,....-...2..,, ....'•-••-1 ,...„-cos -,t '''--. / . 1 / 4 /\ -.." \''' N/ •-....., 8 E \ \N ---„,..... ., -. ,_ „.. ., /,,,/,,,,„-, --., '',- N„,:,-;../.a___ - y , / \/ \\ \ • ----1,j , N., N '''. ' N ..;/-' v/ / \ _, '■,.. •‘1% '',. 4 sk . 4(/ // 1 / •.: \ < N\\ • ,,,, .--. . N. -. , , ...-_,.-"-___ 1,: , - (//1 / ' ■ ■;._ ,,b/...,,1: .._. ')...-/ /fii / 't \ le'', A,.e< \ > \ 7-1 --- -- /i.----- /---1 ---,... .% T, V \ \ >> ...\ ''- tf: \ - - N ...‘ s, .. , , ' I,'.,,7„.i g / / * --- / // .„ / NN/ -,,,..,/i' , _ ----------- wE. _ 4`' ---,..• >',,si,.., ''' N_, -::::4z . . al. 1 7 .4....,,,,,, , , i „. -N.",1//,,I. / '1/2/AV."4"...4'*ze / 1",1 1 1'4i/7 1/111///// •(,,I / / , N <_( /\ '•.., ..„ X, 75-741,70182 .9\4".-• „:4 Aft.,..4°. ' 1:11• / ) I/1 / /I/// / -,,/, n 11 ,e, eoill i I , b,1 , / ,• N < N'" - ,/ .,-,:' — ____ -. v .,_.1 :L ui N `.>•,•:,4-: -I I 1------.'1<-",-- / WI '#- :411,0 yr : ..,, . / N _ 7,2 N N >' f_-,:, 1 1 \I s, 1,-,. -,— ,s,„. ...„, ,T ,.;$/ 1 'V 1 / / gY // . ,i, ,/,11 N/ ..... (.: 1 ,..;!.- .... .:.,...,'-_'1 \„ ,,,\N‘...„!',,,z. -›:.,-.-.-ri i„\i , 1 -q' , , , „.,N, 2-- .0-> - -...,,,,,, , - „E / /r• • 7 • / , .07,4/(14////2 \`'.: ..--------..„LH I 1_. l - \''' 4 .V.-A NX:P _ ---, \. '`'N, ' +:,:-. \ \ •„„........,... N7, i.f/...... , 1 , //,/,/ /..,- ,/,:,- If ///7,4 -'-`,‘ .- , yi --- 6-T 4flo/f/ 4,,,,,, c:‘,.- (!. --6 4'47( , - / „ %-----2-, ''-' /44, / .. d. //,,, - ,:.,, / • N \ ,,___, ----" -- - .4•:. .. ---;-- ' - , g- \ \ ---kof _24 /.\ 1 -7.///,/// / s'''' /y7 /// >--- .-'- • ' / N ,---, a 4.,--.47-. 54 '-,..,,,,.. ----- R -V---H-L------- --""---' .1 -- : ''-': ■ ''. /4 YANKTON .:? A, ///„., \ ......_.. ___,,,,, _ fa.--- -- 5, •,,, YAANTON °.p $r 41p —_.......— \ '1(i, 'II I I foillIV . ts:-:' / / 1 f V I :.) / / ' -.., -- . ' 75-728-0194 ....- , -- --- 8.-....., ///, /1/1 j / / :V /f.:.;/, '-.-----,.--- /r. —I 1----C-\\TVX1 \ '"----"' (1-• -- • kr //'/ / . --,/ 4'. I 9 ■ \ r.. \ /I 1. 27/// I :,) / - \.---\ R I p L , / I t:.; I 1-. 1\7i, N\ "17 1 ;//// / o x 0 0:13 I, Zan,71 g.), srs?, 8 --/ / / l• /42_ Si /10 - 0/ / ^N ,s ...) / / . 141 j.;'P2 q5I.Eri i=1--19 51 ----- ..-__. L.::,I-.o", , ..... A !„........2e, ..... NI ./ 6? //,/ / .0 y>T 9,P g • - '- •••■ '§ I/ ,,y....7_::-; I , c.) . , , //, , o 1 1 ,,‘. / / . evi/ / .Q ' cz, / &. // t P -T ,0 IV IQ r.4— > 000 cob,- pzi Z:r.:',,Uls41: /-.V..)1.): ■ Vs', .. -.1 . 2.0 i -,.), oo ,, / ' ./ ///_Z -I-4.., / FT,Si3 9. .P..CO. !..,2 - . / 4, / I V/P hi, / / , / 7 / WI P F. 1 i I\ rl I / //// 'v 431>-- *4. / / -"'' ''-‘-m-• i / 1 z (,, ‘,. i I \) . /// ///„„/ ,(...%) / I obc4 ii 4i , C) > 1 o / I.° // ///47 9 / I I 1 / ,,' rk 4, //, / / I I ' / I 7/ 7 \) I, I / /k • / ,* 1 //i/V* / / ?„t /" I I ---.-- iii // I \ // ^' oil'--. It. .1 i 11 , II , / g. , ,..„ 1 I 7 00.- , . i ."1 /// // / / I I // 1 i 1.., / / / 7 ' ii I A/ /.• /' ^ I I 11 /. / • / / / 1 I fr // i / // / / / N / / / // / g 1 31 l'. i'i Uri-,I-1X-=',§31 fii coo Ft,' I'a.9- ° 64-gq4,-;,3,31,7', ,1' (IA/ ,-- i EF.P6'5;s 4'-'2*-gze..§.<8 -v \ (-ft / ' I/ / / . S,g I/ i io4 7. g I/ / / /// 0.4 //// / I oo 5. n-a•-• ,A. - ,, V -,*.„.....mpo< :..„,. / ,„,///1* / 14,21, . •<. .,,,,....°2 o912 o 11 v /4 / 91-c14! I I 9. aiRiF [4;151?-7a ' 1, /I 1 / 1 , / / /1 1 / .z)::c.'5' L___ ...9-P,(45 st ,,E.-,..rag.,..,-% . .„3 PIZ; hVon la:5-",f,Z'o ‘ S'?.....% r--- -- , 207'. 6,Sn'''`c5•0 .8. S'-' 144cola' I T , cLo ..g=2.- p. . \ /'' --1-\---si-/1//fir:/ / / / Ga.z,z...5 c'-'4747,°-5=1Z it 1 144"// / :IV% :____, 0 I .9-g,g,..314 Rift°2„110F9 a' \ - I 4 ..is.// / :F,;§:g. ...-..- -0, o.---. .- tt , / ,,,,,, // EW:a2.2. 90',,IES;ril ,p;,, g 5,,,,=',' : 1 ZP-0,9 5 iii_g`'‘f,5'.,g;',. s 45,* / / "L.,7;a:1.g- 9-E:sz; '-',Pi."4::-6=5"f: \ /,,,g. ..„ --7// 945.1.-.9. 2-,i5E21,12-4. y(1:, //' ..zong.5 150I3'"o5-.9.. /// \ IIItli. z=4,4444Pg'uo / \ 1, ,/,/-1// . ..\ \ /\/v/ / 2,51-52.0 4‘-`14Y320494, / / -ci 9 co. (21 171 _ 2.,_ 1 _ _ _ ___ ____---__ _ -__ Stc -ilo'z'C'‘44.1//7/ / 741§14 &I81110:1i ------- - - ---..____°1_- ‘---It/19 ,-----7—_, ,,,__ „, co ------. Y7i"" fir-0 ,1 \ 7,ip c.4 litiEl _ ,v„ -s. 3 .... ....0 / .< -e, 2 z,-10,:.&, 1 2,:4•E'oogii .6' qt,T; -,-..,p MA I.P) .V .... g•-•-'••• . 0 -= a. g-.5 a a.§--Ufg ,-- '."...11/ - 4: II t g fe.Z I. 11 •-- r*, rT1NN 1 s 0-, T'S --I '1.\ ii/\ -44 TI! —R_—guT. P di...5.,ya"‘4.' atZ,I; .--- . 00 ..-,- / .;it.i'2,.''0-,z., 416-21-i,:-.fg , --- --- / 3g";' .1•''':Ol' / :",,i12-cV, . r TI ... ,.., r I •...,7 E.-,3 i - 21i751:1i54 ,,,,i.,,st 1 .i. > : ;„...., :PI.: .1-I::::: , , h• f> I? 'I?K0,44 N IS TTILT, a_, "''''!_ ....w., _ .1.. i I \ REV No. I hereby certify that this plan, specif- DATE: 7/29/2013 DATE DESCRIPTION 01 rf,' . . 0 . . Inc.cation, or report was prepared by me \ -1 HERITAGE MAPLES SENIOR LIVING Oliver Surveying az Engineering,i or z 9 ELK RIVER, MN thautnidmrige..,AomyAdirleycLticseunpseerdvispioronfeasn:lionoi DESIGN BY:EIBYy Land Surveying.Civil Engineering'Land Planning Engineer f.nirithhlaws of the state RDA I 8/27/13 DM CITY REVIEW ..... , ... . 0 ' O:\Land Projects\7179-22\dwg\PRELV 17422SITE.dwg,6-SITE,10/30/2013105021 AM,Bryan ' —- i 1 , /`// //---\\t \ m /t�// / / -u}m — — 4..z/L -A. — _ .cam. ' / r ji mpmA r j / // ///� / // / I i •.,•;-(X)1;18RE E.sl o AIK:'.'::; ..., �,_%/ // /• -4 1 m YANKTON ST.. /..' // �/ / ate. // / // / e N . / I ,,j �` b 120 N / / 7 / :„.., .. 48 e ' / / / • v •CONCRETE'dt: /' / / //1/4viit / / ,:-F. „cf_R ,,,,, (---,-------'„iffer-k , W iQ Rte, 'if t� tt:` / •` G) N„g _ 1 / i SO m / / i” <V O 0/ .y n O / ` / / I, 52 ' 'Is �� s i sr :1 ° / '',.'it, i / m G 2.-rt 10,.,1 :,7,.,.'--<' om i �,1� *'' z in p D 2 01I� £/ • / / •0 ZDM.o. / CO2 f'1 ,r y a / ?O / • 1�l �_� - /24' f / , mom- IoTI WAII / / O. m z p Im �/ 7 ' / / D r D I %/ �2� /0 / m / R3 / All / / / / / Al Za V / / / / / / / / / / / / // / / / �'o m I o /� / / E 6.o`° r `m,°o / / / a n�if I a / I ° E_ a/ / / °'o ? 0 / o / 7 / / ;5 5-o co / / / c 05 to m // / // / / °-m a"2, I i // / ^N I •.‘ F / / / / / / / o 0 9 ro II In 0 o n x r-• f I H I O I hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION \� HERITAGE MAPLES SENIOR LIVING cation, or report was prepared by me NG. x Oliver Surveying& Inc.or and my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW z that I f r/ly Licensed Professional DRAWN BY: DM o ELK RIVER, MN Land Surveying•Civil Engineering•Land Planning Engineer th laws of the state 9i PREPARED FOR: �,,,,„ ,.,, of Minnesota. </�rIA,, CHECKED BY: RDA i T /1/4i -- 0 I _—�_ d — jL —�—//— / `/ r. 1 / ... I I "' I mrD�� XD iY7'�/ / /�/l� ''. \ 20mn ... I { .17 Z X D Z 0 /t�/ // •I x I 0 cZiv�� p cZi -i /�✓� �// Zr A _ .-I:. _ I� �$ g a \ZC zv= 'cWnD 1a i / / /j 0.Z o g l-- 0 - - --�1'1D' z = r // 1 l w 7> .-:s P. o a I x /47.1/l / / // / i 03 CT oo M N J fl 31 t?I •w y •• ' L'PRE ..• _....''-' ',SH E1N•AL--,---- .��- 7.-- -- '`_ ` ��l/� / / // // at-, 8 0 YANKTON ..S 4' / ,/i j• p P A W -_,� ____---e 2!- - - T _N!y _ /<�;1i / i/ l _ // / / �A sw mm S � 1 '` \ e / / Po o ' ) // 4: 1: 4T / ry o tn.A am 1m 0 "0 r ..1E- IiKel / m m I / .....: • - Ni,, -....j r/iti, ./.d4 / /I / I #EVGRN ORNAMENTAL OVERSTORY C/1 i. (----- '''-',..-.„. / / GO iS — I P / % 1 I . 1 4I w_ b ( A r. + w m Co " s-, .4-01"‘ .,., / i :D.., „, ..t.i.t. /'-DID a Z el E'53,�* !; j 4r1 DV a py nm n1A D Dc am 9 nm z6 a -e? .:. GONQlfT� �..:', s / a�' •m m v2 C] U] I • I/ / �,'I / / 2r RI CI e / r0 b / 1 / 1 0. ,i ni En cNio*w . 1 1- / / / m= i 9 0 N r r N ty Mod--Ii j' i / i oD•g 40 x m Ir / i °mom ti7 ZX1+*0 / •O 0C w w w m m m o Z 1> { i/ / oD xs 0 0 0, a m a { - m m m m m m H nx -i m \'. Z m o Z �'',i i' / v) P1 i / /E_ i I C• / O o r / r^7/ / 1 i a a s 4 I / �?/ / / 1 / / / o/ / • ,j / / V j / / 1 / o / i / / / / / mo / / / / / m . / 7 // / / o '' O 10 J m OI A W N _. O �11ll.il� e 1-=•11 1.1 W cD ii of S'°'°� ° Z mmoD aoD oD ? D nI pv,00� ma x NIIII��Illll;4l - ._.X / // u-111111 1 1i_�... „0-m _ o. m ° o =c� �.ap c ID1 0 0R.;11=11-=1 11 ' /� / 11.11111111 -o v 0-• °o°� 0-" It �° v m e �e e�tnm o.< Il[ / i "1 -II II Se/ na o.a 'moo °oe- o �-., °��a .o.. a mm v m o vm W $ II {I / / 1P �{S =11=11: Qm -° °c '�' vo '* no 'iaw� <_0 00 iOCOO m+ ,'/A-----. ay .c o ° m m 0 o m " ,-2" '0 0° -.o c I s .II-I1= 11=11 .I� I I I 1 1��:. �. �2v o o .m -m 0 ..3 a 0 � ri 11 II � 1 -II II".� IN r,II o I iiI! g w a m `° c m ma of x a �� I I V 4 m� 11 II : \�� 11=11 7I�'�2› ii 0 m3 5 J3 °cm3 a 0 2 c y.,. o _ 1 1 I �\\ ` s 11 R.,.. I°= 3- - mom° 0ao °, mo nP -.40100 CIg C� II 11111' ./\\ fffllllll 11-11 h I I mr>o g a3 '0°mDm o `� 0 m °c Ti mowm �w lP II'II I� iTJ1i11. 'f IrS o c.• 8� tom° 00a m 'o a Noo`< y0. L .111.-�1-'11-- ----- I I z 2oof mm me "' •c -2 3o .582- JOT w �0 00 o?jo = 11111111.11_11 1 oi• r.•�= > o o °g °ire - a _ _T3 -0 o' 2 4 a.- a° - °- o T±. m'o• m°. (n Iii:�' ..IL.J 3 _o 20 n °° om :(�0 a >° 'o- HI as O o m am ° �a r P . .i 0 0 i; I I lil 1 1111 1 1 ill o _ y-,-0 nT .4 ° E 3 FgS y g� ` �Tn Fi 5. p L�1 FI 3' 9°, a .° c ° = ,'o 3 10ga F1 i i!i �141. M� 1T' 1 'E � !a �� ofn Imo a °cm 3 0 ° > $ 4i R� 517s > rli m 9 v 0 .Z� 3-" I° a J- 3. -r z w f m9' ga ,^ �g fl. mi oh 'Ts ° v_{ 3 31 °• 0 n x 8 -ii �sl9i"-3 o Lill 3• - P• $ 5 in v_ a°0 °a, ° m o R. 141 -i IaS� a s i IR 11 11 m m o omc ^.3 c0«W ES g m it F- " 4� y� � ya � T 0' O N W •,.., C m F. N 3 ;S � 1tiIi O� J m DATE: 7/29/2013 No. DATE DESCRIPTION \ HERITAGE MAPLES SENIOR LIVING Oliver Surveying& Inc. pR DESIGN BY: RDA 1 8/27/13 CITY REVIEW ELK RIVER, MN Land Surveying•Civil Engineering•Land Planning / DRAWN BY: DM ° PREPARED FOR: 580 Dodge Ave. Elk River,Minnesota 55330 �\1111/ CHECKED BY: RDA \ HERITAGE MAPLES SENIOR LIVING, LLC (763)441-2072-fac.(763)441-5665 �� DWG: 7179-22LAND TEXT: LANDSCAPE PLAN - PHASE 1 www.oliver-se.com FILE NO.: 7179.22-03 //20M3D By wfN r&q 0/0 2/q 6/2pD4 � °; P �/� P � �J■ /OL nd ProlactsV179-22\dwg1PREL\7179-22GRAD.dwg,9-GRAD,10/30/201310:51:13 AM,Bryan \ \ m Vl _ J / D\ o 7 --- -./ /CORCINfq TfD I /i�l1 /Od/ r,z \ % byyyy� Tfs ' / � / / � \ \ co! ri- .:i I .----�p rt, ��N �O1 fix. >�0 .9 %/ /./r/c� ` %/�/`� k i °' rr� \ — — m- 3�C"' f*7 is 'Q'l /!"!7�°� / / I I r°, , I \\ ,I ' '� °ONj of 0 -r ?D / /!!! I 1 1 i \m \ ,FOo z %' d // 4, I /1i Imo,- I ' W\ o\ • \` e}'t'Fq O /; // / // (° /!/,r i I/ I 11 \ �c9\ �9�� cf 92 D 2 x a �� s _' // 1111 ∎_i 1 / \ \ &q qN r A� a /' // / // 1111! /Co Co II ,> s >FS � 010 / .//l / ill/�y lye// /d _ �- I a\ m � \ \+ 4 ��/0�s. !°,`/ 1 T l // m ,////,1\1//T?`� ; 1`� �;, ° 1, 11 \\ + ,/.. 1/ 4y� /// 1111!///// f ��.........t•- zew -i's sO� __mss-- .l.•jl/A7 / /mi/ �i///l///l i it aac r itl' l ��_�` ., 7 - \� mms �/' / / //Y sa ., / /6// ////1/ // I i %,---- 69 YA KTON \ ST '-'-',;:.'t,....- ....... '� AI ....'• / -°,,/ r/// 1// / I t i. _ m�\ _� ^ a ." "`'• ::' / /// / / 'kJ, -� �1 . ° I m 894 wmmmm `.s °� pad/'°�/l/ `'`'// 1 r„ _---moo �� +I ggl _ +� 68 //� SoA 480,,r'"0,0# /o / /!! /// // Ir-- m m �I a a warm / / // I -_'\\ I, ._.- -- 9y3�/�� a�m $ Jew I*// / / `0, -t1' ef*//: 1;_-.7.,. , "1\°s 1\ OD Z 1 r 0 it w -ate/ ry k / I/ / / /l '1 1 3-+ :.x / + od \ 0 y ? o o%e9 ' I///// / / 11 c-.› _, , Ii 'z, IC) / /-./ ti's i/1 1 // / �� h/ e cno ! m iii / � ,'I m °°� `� + cmtcek�� /��/ /off R I/ / // ,rte'/ I \ / Y L;;; _ � 11 ° : . .�� / *// I /to 1 / °C / / %/! / / 1 C ■rf l o r" /Q / I / ! / r�C I 11 /O �� , • / / /I ° ` / m . / I8 , 9 1 l 1 1 I+ / s1' / / / a i orc,„E =, / am0 i I e oo / m ! / // / '�jm / / /4'• / / /, w/ ic_ ♦+ / / / / o /4)4 / I / mof p' / / ' q f I I O D O TN/ I / 9/y�, I / / / / N / v z� I -----ea / / / • dli,l' / 1 / I/ / G / m / oa / �� 1 1 // / ,/ 'I / ` I / .a/ /> / / 1 4/ // / /�_ / ay r /• / / 1 M / 1 1 / u v° Ir j / • / /� Vim, // /�/I ///// / cy,/ I / e / / /I / / 11$ �� F 7 I // a // om/ /)//# / // Mom m e a s 1 �// 7 / f / / ZXA A I N / / D • // ,/ / m/ / # / / mew zz co j i ' / / ,o ii \ I I // ,\�► �+D es,�i � f i m a z Xo b < O \ , Z Z / / / / / / =1 A \ / / 1 / / / //7 ,/4:// -e\$ °9 / / ~ / ! �' ° / / / / / I \\ / I;/ /// +°9 /, \ / /°°y+ /// m + \ \ / Pp / /— / as/ °°m / / // / o /—t / //T °°s �4y+ / // Z ' 4t% 9 m y / / / d o —— VL N /---s9` I /a%%// T I hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION \� HERITAGE MAPLES SENIOR LIVING :ant,I3iona,eeor r report was prepared an me N0.Oliver Surveying&Engineering, Inc. r and my direct supervision and DESIGN BY: RDA I $/27/13 CITY REVIEW hat I ,Q ly Licensed Professional DRAWN BY: DM ELK RIVER, MN Land Surveying•Civil Engineering•Land Planning G�e¢r/th)•laws of the state O:1Land Projects17179-22Wwg1PREL17179-22UTIL.dwg,9-UTIL,10/30120131051:43 AM.Bryan N. _ /• //'I/'lj -VA* -H 9\ two /l/,e//l'/'I\ �/// _ f// / / .z; I -_---� '\`I -----2\--- — 7 _ /_�' J/ 'e,/< /�/� 1 T ! w'._; rr, \\ 11 I �> c �,, / //// //' '� /%`/ /t li _ I \ `as \ � `ate {yg/ic'p •v. / /,71-..y� / y ///// `e_ ♦_i / ° d N \ \°Cj / 1.... I/ t : rj -S- \ 1B �$ \ \ .1 `fig Ln O ,L \ Li•\` 9v ��°j3 ''4 (I" ��/l//l/ 1 - �-0 - \ /!/// ///// ////� /// 1 ---- 892---��/ 0 \\ �� N\ I // i// / // /// p \ �8 74 •...,... /:. / / //ill /// p • +!iii 8° - -_-erg_ -",L1 / /eh�e //1 1'/'//�l/, ./ �s0 `.. _ „_ ;:e.':. �� \ Z5 ` `/-LA, / s (j �es. .°%/// II/ /1/ j 68 8" PVC 2 S \ MH_lUO_►:�L, :9°,-,_ �jj1L r �/ 1-1///11/, i , / // f - ----_.2+65.67 ill§ `v - -�'; 1C2 / / T /,�. / //��/// / / ..\ a. 1--.-1�—s+d—�1 1 1�1--ey -,=�.. `•`` '• __ m e YANKTON SST. �Qip �' ° ` T" //l/ 11 i/ — tnrn~1\ i T NW �C�/ e \\ ///////1/�/ I _v /a° /° 0 1 / / / �r?1 a0� ^ I \\ - � / /7,7/� /��//a /1 Mill 1 .+., 1/ I 1rO / � /////// / I 1 kl 1 I/ °NO "1 ///9�` // / / /® ,y^ /, /'9 NI' _ , � - ; __i i p / // / / / /i .1 . 1 , /:::-I_ R co 1.1. , , PI ,:>,,,, „ 1 4 „..t / ,/,..... .....- /1,7, i? ///,/,,,/, , : 1 w / / / . V,J i i I ' • 1 / Ro0 / / /@!/t. ' /' 1,10 . s �/ / ' / tbg C. 1' I / I / / � - / _ P,, I / / / / I ' �!''''ffI i � / 1 // i / ^ II / /r ! + f l / / / I •/ via. I i / /+ / / i 7 3* I 1 / / d' / / , I f Ned/ I I / I / /_ / / I l // //7/S. I// /�/ / j / / ' / E / '1 1,1 / 1.''4?//// / / / °� / I / // //,,,,'? i l i/ / ,+ , / / / , / / / •WS // / / i /+ / / / / /eY+ / / / / t I I �B/// / / / / / �� / b / / / / / / / // / m 1, / _ % / d / // / I I ( I I 1 / \ / / % / // / to - I / 1232 \ / / ••0 \p?,- '/ / `" - 1 I I I I t ^ / / / / / / / cn I I ( I I 1 r- It 1\ / w�i j 1 / / '',00.f. / l // _ 0 Fri I � °° / / / / / / N Z /r / / / / 1 R' 1 z 0 s /' / / / 0 / /,/ / W w o o cZi o z / /'/a 1 V/ J '' / / / O w > ? / 9 / ; m Z 1// / \\"( �O // D N/ / / / /bs D Z I 7/ ,/.e/ rn /:( 1 \ ;/ // / R' / / m / / \ 1 , /% r/ X / j'O / / O�� ../ / 7/, —L �^ r- - 7 — / / o 9 --A., / /1 / D T // '/ /7„d m\ /„ // _� ..-•--3,1 I l l l // m to �8a l / o �\\,,, g.\kl /+ o 0a, �\ rl 1.i e9A m hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION \� r^ HERITAGE MAPLES SENIOR LIVING tion, or report was prepared by me Oliver OZiVeY Surveying&Engineering,Inc.I/ZC or and§1,my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW ^ z that I/0rrf��y Licensed Professional DRAWN BY: DM P ELK RIVER, MN Land Surveying•Civil Engineering•Land Planning Engineer th laws of the state a^ r� o� o • • Odland ProjectsA179-22Wwg1PREM 7179-22SWPP.dwg,10-SWPP,10/30/201310:5213 AM,Bryan VN -100rD o-V In OG)S;Z AODmm JVFND m V22 O m x FA1D_OZ2 y0 .ZJo2 0 <<-1> '1 mm 20MMZ{AD D cc ..ZVI I xo mxmzO.DyO zz-� pp°r PI ? �+ ru °r pzrOfan ooDOr oam 1 1 I I y p mm r�20 m y 2{rAm I'*ID y00 mO y0 in m0' o y mr m p roZDm C O �T. m yOA RE mV m0 0A• IA-.. 020 N O N O ZV 000(40 D<m Ar*1 O .r0 2 N m Z M D 00X.'0 :Ly -i0-_`L rnzM77 Arn y1 A omz -y r o m .z O v mm Aor12 m D• yy y {-A� V mma . n- -1Z pNA m>0NZ OrZD °yz O 3 O .7C-1 N-IO rncOzN m Fv y A?:z N v N o' yr0�r--1--Im > ZZm .701 x- Fr ay �y ° Ow y r DCV A V 0 2 AA Oo_ A yC-Di(On O DD2 (m'*'°-i N�T1A .7013 N r *0. Dm-10 Z Nysx m mN nm mZ OD rpV<ZOZ zzOA 0-1y y r D -tO 00 z0 VyAO Z Ay0 Am CSfm*1° Ny O N MA .IT�ICAO n'Im OC.V10+10 O >Oi°.7mltT O ZZN F00-O 00 m m rn v m my OAAmir*1r0-1 y-1Zp ZOD j m rn O zMo1C 0000 > 3Z0 {p ODNN mr_ N 0 > A- -I.Z� m> O-x.w ea m>,, R 't 00 zN rn�Vr-{rx,10 DDOVI OZZ •m N y r. Z� SrpOD D(n F Z maA .m _IAm mn O x Z NA AyMOD mAA _z°inr� NNy rn as, y Nrn�O➢Nr OOA ZDO A -I O 0 > m ONr N r p Z CV7 OG) g O P D p -< Z --II-1 y yON rn A EPJ D yymZ Z m V -it A AyG y N Vy ZrnOD Am A am �Nmzryl N- 2 1 . Z{Z -1 V OA N y FJ)J Z CA r Dy AOD O o 0 A CD m0 O_ -r1 D ;!4; VD p'<2 NGZ myr rrn 70 r_ O o MP:m rr ND Vm2A. Z D D O0 V y N rnv Cr -1 D z rn D N2 m - �n y-➢� D2mz OON C m r DZ 0Z 00 rn .A rn m N N -I_ m Azr OZ ;a r AO m 1�7 2 O -I {� Om �O1n y0 m p C m m m OGD1 N Ztnmm n�{3 .G) C � 0r O . N� rn fA m A 2m.1-7 2 Om O 2VFC -f A .-y{ V to NZ� V -1 Z.-.G'1 f D3. V "ZO-IZ3 ?1 MM m mmLtpa _Iy-rniZ J 2 NOyD= P p 2 O I VND D bJ m°m "tC mNm-2i N Z Cmp 0 m m V2 rn N Z mm-iyN -I--IOm� _0A f+l A0 Z3o O D AOD O r'I RI n1�Z m N3 m00 �0i 0 20 Z rn 1! ° m 2 DyO ? -12.N�•tom m-0 Z- <ZZ 0-5rm o-m A- 0 c 0 F _ m m,z O yA- VD%11 -I xA 20NNZ NAmy p,r DDOm pV1 0 O Z n O D z_ N MC AyGD cm m NmAM m 0>0 A 2-O. r{2m 2 O D 000- r z MA M> 0y r Z oOC 00 -mir r01T1MN • - z`L-Q rN_--1 O 'V N`C O Z rr,1 N r_ /_� m0 mr XA{ ° m-1 c1Z=1y ocorfiv, Jp:P;!$j PJ -C-N-I NtN•i f*I Ari f•1 -Ni rm,l� D-➢-10�-Nin °�12i1 hE!: D Z ° ry*'1 m f^ .y., 00 jrJ OZA_➢V nN-N-IOI>m0 - DMO 00 rDNDMD Zr`D DmZD 2 A OD O (ll 2A m2ZD -IOD F r--zm o ttn*002 VAZ N0fZ,1� DC m ON Z '7 mm 0 OD�A m-i-1 OyD � OrNV FN w Mzo X00A nZ 0 c � m z 0 NO 'Ir D: mI<o D' pr z A1_ O In O V2ODZ D.m VZm'1 00 O - Z O O mW A yDrm yz mZ p0 Z. m NAD ZOOr AW> Z-IA yA A-CN0 Ky21 -Im °A0> A O gym N M fn- mN m _xZ➢Z V: o N0 AT`X, =-9--1-I--1 V m Om-Zim Rm1"p2,p-a0r O-1OA OA- <Z02N Omm O{ym rN•In-Im ➢O Z 'OAS Z NI Z p ZOOON > NNO2 0� 0 �F Nzp ZN00A AAZ OZOr°j1 IanAA'_1 {Timy-< 1{ pmDmm -I1m rm K � DZO Nmm AyOZZ RCN ArO AD Z mmrN,l Ij Z AADfy*1 rnA Z yA 000 -° MOD m3Z mmm Or-p C8 Nfnm>D Amx -i NCA EO v O FFmm- ON rnmr mDD N ID-A -M m p Dm° VZ-r.1 D �DAO 2'_i �7 rn r -mimy m1-O 00 r�00m mZZ 0 mr!D 2z O NA Ory Ny N �z 0 0 y fn m D 0 A O P 53 rA m i➢ co z A TN - O V O V O 2 a p- p p ii: DOVNy •1 FOD DZ . D-10 p Dmo> Tom Ax N -•1A 000o, 00 Nm 0.1,, Om0 p ➢Z IAOm Z mmr 0>MC100.7cIDN Am m ODV, MOX mD Z m Nr Ny�Z 2N mc�-�!_ix�lymm`L t C)C-mr O_Im ON 1� 3 G-y .. 2-NV > D F VA Dm0-D i OrAr VZA IS73 O m RCi mZ 1 mN'T12Z r 00-x1 mr.7rni Z Z 2r On ADO fy*1 > oFM mVOZ Do F Z r I I y N D Om� Nym o O.OD DZ.7012 1 Z °C <Dr o°c a --Imo n r-0-10 i ym-I vm.7m1A OCA 0'1 <mpz -°C--MI-7) D O_ 'II '-1yA 'i �{ A ANC yF Z-i m ir:0 A I -Nj 1 !; G1N >a mmyyz NO m O mN ZZ .710D -1m pj j:i cc xm°DO Z va 3 Z m. Fz p� Z 3_x N'� •ZN2 r zrn� j y OV mzmD fl N - <Z,-o Z,A m.O AN mX 020 yNy ZZ > y I rOZNOmM > N V CM W--n-* N 023 -I{ Z ° m < 0!?1OZFOC Zo czinc -NCC2)wm M cyZZNO N -10z ZZ> V- Cn0>00-ID{ p = F Nm mo m -,1r➢='�� -12� �crN.11rni1 m-z-I DAmm. C m -I a, Zc -_IMM.-70 O MOM >-0-'- 0 >mmm w Mr°2vDi mo c . Z z�oriiar"� 3 a F aim 20_,20� �p� vA�c1 -_2-1DD-mNiN 3 ..2.0,>. �M°yO rn ZmDInO Z OM pZ pp A.vMOM20 m cram O W -1 o 0 mDA-N<V ', _11�� zV N,O�IN 22.y mm Z • -1 It 3, Z5N 0 m Z°0 z y mAOm r -i 0 0 mr zAmO p Omy mN� Nyy a N110.7°1W > �NZm .'.I m< A �^1'aD< yZ3 coxmmmyj00 N. m -D-ImfZ+IO ZcC m 0 Z -O_/ DNxAZ L zy3 0DZ A-i fZ*Ix DZrD' mr,1�p2 1--,,,>n - r mm .m Om F I!1 li C rn 4') NnxA n .701.7V7Om ZO--O-i N -O zw,„.CNN m ZZO Z3 N DN42- 2 D N Z O A y - ANoyA> m {m ZD m�Z O T > vOOC(M<3 > \AD OV m AV2 -1 .00 DmDy 0 A V Z 0-Om rnm O A Amp __oN' Dv - o Nm mI- m-mm O G)A m m�CC m 2,9 > _I r1.n1 DD..z Z A { y m --- -s c) N r m Z ZD m DDy OD.s�Dm r cm O A O•VN�1 z n o xD{ COMP - ' A y rno _ 13 z> N Cu,m O CN1rnz0 3A(n N�°rA*tO 2Z`�y DA p> A{Dm rA*l-I D 3 m z3 mym m Ian AO 1�1Om NAmm DOA m0C? MO.Ta) > -1° -1- �1m*1 m yZ.701y TOO 02 O';>m VmoZ ` Vm1NV{ Nmtr*1 0 n D�rANO 2➢V COP C o AOao I.WIoz -mm m m m-Imr-- m 22 0 rmcmm 0iz.7a1 mmo rmr5mK° Oj OM0 O0N Z1 Z {O AOZ O.OV%3 m-N o?Om M02 Dmy•Imn mOm�l1 Z CO .rAr)Z0 y fO*1 rnyC {D AmNm m moO zC m A , m�ND.7c1.Na 2ND �m nr'10 j Mfr -1 a1{ • X amyA v Z� 2 m�aZ °AO Z-00,--1>-0,Ay2 OmrAr1 Ny. m m OZ1V�1'2+t�n °Orz+1 ON rx•1DZ0 q.-1 Z-im Z rVnO° Or m �ZDy `2-2 O mmmA°V D p0y DDy m O 3 SVOD Z 2 N2ZZ SN Sm m rA Z Or mp Omy mom r'Z 0 C m mb-clr- y �1z Vm • Oo Mm -1 -iZm� C �-I p y ➢ -ICy O(n{ °V ZIn -zl Orn1m'1 A > min0rny -4 o„.., Al IInnyO -m13< I*ITIO p O N m r ,I-00 rZ m-o-o a-4 00- O F Or O m Zmy2 2Nv m y DCO -� y r rnNy"I DOS 2 D m!D F T 3 CO m.N m m G m -1 vZNZ V Oy°O ZDD rnAyyD rnm.{ '120 mD- m O' « y mN .rnx my yV qq mmm< m rn➢ ° DAA 0=v OAOA2y Am0 1 �x oz- V 2 C A ,mm mC z� C m Z-0 Ay • co om rn ZO z yco NZr2n rx rrimT. 0 .7a1D -1ZC 00,71 O A N m rn (n Nm y� Sy ➢Ap m(O(-]]IO. Z➢N D3 0 ZDDO OA AOmO '�02rnr0n f•Gl rnyy NDy mm z° O Nm MM z1nQ N 0 O y -1-I <OA m--10 Z No .a m O p- TIN rn Z y r M Wp O a D A N m y m m D D O Z A m . z y O 0 0 4N - (n 9'MIN. +. N O N n � ;o -1 D 2 m, 3� m omm vro= p m 1 0421 > i//,,% 110 ; o o x 'o ,o8--o - A i A m S) �n iTi /\\/\\/ 1� .tom • mN °v c _ ;°-,- 1Dn c ANn !` • O vz z /\\//\\ \ o °n �( 0 a ° m N imam r �m \/\\/\/ \\•\\ N Nm �� 0 33 31v _, n 6 3 0x1 tin I; O E Z a-)m r- /\/�/\/N\C�\\C� fl O z t/1 ��\�A. �: ii4 / f 0 0 Z DNS/.Wv, i��\ \\ 1 O r 1T1 H. _. '9 ��,/ Ny O l' 03m r A d'\\�\�\\ % / F - o- � 2 P D 8 / m n j(,::::::::. n �o r I < m -I O o\\ �g nmm lZ7 •;a:: :: =I Pr,2, aoQO°-, �� mA oy S. ;z Ado O _ } Lti O $ FA' , 1° m" °A z -o gczi0 I •i -C7 Z _ °0$'c t a 32• 1�r1 \ o : :e:''':::..'.:::::::::::::'%:-; .-t7 1 _ ,am 0 q0* Qi9 m k � C O0 ` 9°b1N. r -,,,q. n n zAOO C C oZ Gz 2„ t- ... '•= ::::•:•:•:•.� C o. iOO�o a w N rn-m. Z 1- �P z°f9 N • 1 N M ,�'. �° o� 2 a o N �:, y AV�a co ;v oA -i r~Ai r\ 1� o w� f1l °� n I m 81 D oa n \ r ro ,?^^^^^^. 1Q. to M I9I �T '∎' > to J n. .� ' ��. n \ ,c2i z W 1 N a - o= 3 e I 0 S / 0 1;;!: iTI ,crc 0 o f ((pp 01 ^' U orn, � i t =97, Z °< �3 :\r. A y g zA2°Q R° C• ' v 1 C7 �s `e� 3`� Z,' a O M :. . A 1 tVitiitir m �w z m 22 m\ — r ;; j ; _W N M,2\ r' A \: T rn S\ cTT X � m A� Z \ .a\ • • O ;� ' \\ tiC DN 0 m c i R\\ tia \: , rny -• 0 ® \\ � `� \_ z mo O p o"r \ =1�-1 ,\\ 3 ~ A IMMO c \iii z � 2 D i•• HI+ am_ \ Ai s ornvR° z v\ W O = A m A i\\. : G ` T m N q 11 ° z \'- _ H MX'Zr' . V11\W\N\\O�U�1� 0 e Nn • Z N m ( — ma D a �C / A \ oA ° D 111016 o c i .Vat . O m-, O� _NThal T li ,\ Waco St ot• C' • \\ 0 O sm D ma= A x m'0 Dp zo S S \ nO� �� ` z o E4-4i m _\ ..\\ mro m Wio rrI 3 A o• � _ 4-z •\ \ -r2 Z 2 a m o Toyst � - ,=rn - Ir A __\\ O 0=mg A \ s __ MakZ \ �--1r x� \ of - _\\ D \\ �fr \\ N W z, N i m I lsa pin 1 z • � a 4 m ,� Z Z y . 14 A w �' 1•1 [e N O N O N A ■ _ Ogden .,d pied . i o o Y i--6. \ m Iy, N ,, zD� o ♦1, 1.:�: I n E Iti4 \� MN 1S sat.oN i. seoN ,ti 0` 1 _ = I hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION m" HERITAGE MAPLES SENIOR LIVING cation, or report was prepared by me No. t Oliver Surveying&Engineering,Inc.or and my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW ^ o ELK RIVER, MN Land Surveying Civil Engineering.Land Planning Engineer I er Ally t Licenseo Professional stateol DRAWN BY: DM 1 eJ' 8• 8 8' 8 En Ineer �Qbr/thy,laws of the state -- _. • O:LLand Prajacls\7179-22\dwg1PREL\7179.22SWPP.dwg,11-SWPP,10!30/201310:5227 AM,Bryan I \// \\ —\-- Cl If A.p N .,-_--,. t, 7' /17/ 1' //, I / /0/ // i.! > /r--- ----7 I ...:„.-,_,- F--....,___ __ __. )._a r r-1 ��+�1�t�\7a7t�.- ",..___E X-1 1 = ---n rn / Jam/e / I I �+ ` i I,�'y1''',ti,' '' ' m D r 0-,-5-:D -- _ ^ I _// //sm/ / /Ida_ 41,, L klifttr.. ' 1,.,' `,,, ,-A.. '6:9, * ". co co __co oz, o ,......//// ' //0 •.• // // // L _1 I ,i, !hi, 114,10..-i...-,..,,,.,,,,,,,,:.s.:::,,, ...... ,P �-`-`�. —892_ -- ;Rao L I`,��11Vti�'ti'h'4''4�'� 1'�,' . .-� \ .P // e /// // l / a � .::.�..,,._�• -,,,._�_--�-'"– - —erg_ / / � :. 71/� %/ ///� -31 ;'.j w IT,POLE . i 1 i1 �` raye ..��my_ p.,1r v� `_ I 4 --_--- Q ' .i� •' ' r4-�� ,•ice / / /�// i T I a°�_ X69—a �� Y KTON '�— � 'Z . ' ' // / l 'i "�' -..`a 111111,11_->.�.� ,� ` ` tea• ? ,i•�\T:\:. .�' ///„ /"m/ !.• \� PX —IN— d +•r etust��ar'%ar,:r".Oaae' , J - _ e i •.�.:�a;• :;rp;::r��rf�i\��p;;:i;�`r1 Vii► • .. i►v, ` y`a�. //,,/ 1 I`• �•,pw---�- �S a4,, I,,,It \ti.!.:t.r►ns*, •:a::.r:;►••;tr't:t•***1-3*-rrrtt. \ \ :.4 I, +'{� �� 0 m // �r'P�1 —Z69-- __ i r'r*.>r o.p....„„„:;:::r;r..y1,00-0,,,,,,..r .....................a $ „of.1V //%/ / / r r., �l3 .1-i w i`0::.ai a::-!- •,a,-u1`0- ,��'"•:f:i:►000,• !iii�o--.. � t -1 _.:L_--- ♦r r P A �ii:::r�,�A•N• -, ,naps 11al. r4:ap:iS►�ijc,-.V&:0,6p.�•r,✓"03..i'. -71�r1{rr l // /, p as p ...................y y •• O Y /4// // Trl'---_ . \ $ lirs��r •pi`r:V ter 4�r•rry 1V;rjta G.....................................p p 1 � a� cv O 1ry1'.4 ` / 'l.,f UA a6 ar_ a� p .�rr?:f�::•';aa >A`iia arii„pa y rap) V�\i �� '7 \ /� }-1i Vii.. - ,Q::a:• "`�'ta `�'� Ai �f*LW �' /' : `rrr \ m iii..,, 31isn�r:pa:p,per.' XI yi/ / 1• lar L't '•li Yr �� •1r / k -;' 4 \", \- i to ::::::: �Z ` 0 Yia n0,,A7 0.00.7, 00e/ v rzo 117 4/ , \'' _ / m /'\ uv1 r;a);1•��i I., 1 / _ m „„.,„,,,,e,,,,,,ur' a. .O „,..,„,1„,,,,1 arI gyp'- f-� /'' / •...., 11 11 .7 co,gokT4: !irr`,,r,, . F. r�' ,� o /� / � �/ / 1 rr•••„; :4:: mfr•1 1pr 4_li//,.,. pa a,, / /i r ..,..0.1100,,,,e•. •ra A, Acre; '/ /// /�- I W/ rrr t1 "77�l\ .I r,rT fear. ,a + 20�:i11♦1r- 60:.of it ..iii 'k L rt 1 50 i r "I, L `1 I/ I: i:l r , 1l j 1 .CD m ► r r u iii.*:•il�� / 1 'yv �.� F.r,i a ' `1c 4 r a'O / , o''' m M f�:L•l / fmy ,• , 1 \ fiIL11h�, ' Z // , 1 ea+t� ! area S>r .r / � I o,„,,,,,,, 1 t'ri•lii)1- / , iii• iar ,! "'Of,1L / / - w .�� / tom' :K,�.�'�)I� + w t�L*AN . / / ./1� , „ ,�- 4114-='1,yN-_- COfJLrRE7E_ '.arii,� VV `,1�I. / ,p t„ ,, . _ / At4 / ,, 4!ilk i I 1 / .r -n___,- -- „1±;1; irr:4 . Afro/ 1 I I I rr if i 1• ar / / A-�_ `;, I_._ , ��•,:, •.c,,,,,00,47-fir I� / / // / -rg;3*m aloni�15- _ / lir 1 ::�' Iy �1 I ' m/ / �� ■ Z�S 1 , ,!5 ,1• b�\ . 130 :•v- Al I I n°I `- / m z ��riE�Tii�l ' IF, ✓!/ 4At / / Z ;; r., m Z° iinl.�ni ”:•' / -6 / 1/� 1'1 . / ,yA� ' D D )j► �`•r / / / / '11`1,:: T // / '•• dl 1_ r Oar i % °ti / r I / / / �,, ' a / /; // /// I 4 ••1,, / `' / //+°/ .,v•;�; / ,.,'y'� / �v 4104,/\ / / / /// /' 3 ! Aittli , i / /7 / 0 / r"..L. ' -71, ' /t, , , / °I ' 1 / Il / owe / \ / / / m t,/ // / ///\' '1`''''', / // 'V mZ !;! D H H mm/ m� I m�iz z z z a _/ / D z m mc RI C z/ � +�@ V o/ . _�...~ =9 ' s@ `/// O m o r v 0 Z 73 y o D m ,/ // -<RI jZ M rn S Dm a/// = N D // N /// �Bg b� BAN--. /ice A m hereby certify that this pion, specif- DATE: 7/29/2013 REV DATE DESCRIPTION ^ HERITAGE MAPLES SENIOR LIVING tion, or report was prepared and me Oliver OIZV2Y Surveying&Engineering,Inc.IYte or andggrr��my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW \ o ELK RIVER, MN that 12rf� ly Licensed Professional DRAWN BY: DM ti Land Surveying•Civil Engineering•Land Planning Engineer GhtrPhp,laws of the state O1Land Projects 17179-22\dwg\PREL\7179-22P&P.dwg,12-P&P,10/30/201310:5294AM,Bryan CO CO CO CO 00 CO CO CO cD �I 00 00 CO CO O O 01 O Cat O 01 O Cn O UT I I I /_ —_ :.,. I I o I W I �nl�m I N .:'I C� I I .,. mgo I IZ =o I i.,� _ 7..".S: -_z_ f-I--a Imx 1I Z) -I -+ �.``' a3e,,L _ X I 1 I I W➢ ..�°,Jla' Q ,nj, � py%09 0313 +65:67-MATCH'EX:"BIT ell 1 I I"".,z 891'•27 u a"` 66'069 H 1 d7 rn ' MVO XOe 3313� �• /W�I f,l l l 1"'x � �� I I L_�__¢ 89115$ �3 3 3 3 3-1 v. ] �3 4�-3 3 3 3\Pi. dd W.�.... 911::39 I UI Z —HW'Ntl5 ! 111 I p o< Q o 1 00 v nom. to r �r W m i s .R 1 .TO..v m p A S 892.5$ 'b S D co au O (0 0 O N m m c* N BOO. I m ap 9iT I+75 MH I t0 !CJ 9Z'L9 -ld _ m / I °° i +50'PVI'(893.53)',MH'100"" 8J3:53 = e N .,i o I p . cn o)12 PE I ..� o , 1 c rn 1 o °! — 3 I c ao,. ..�, �� ao cb'N .'•s 47 I -T I 3: • `r/ c •dm I z mw.m.Al I m4 - l :,,i 'O ..Opt... zr- N.{.. r. :.e t _..tl • �. ..N� I v •FOOD •i:t 7103 ,Rj N / ...t N. ..• ... I j 12 893.78 m j I +92:13 MH•102 i I o,� t rn cA N /�o '� \sip I-a /A 7':i I ' / /..o :. m� � £ v t i 8940 �I i.+32•PVI (894.12},MM 103 •okii, r X • W MH 105 (REF'SERVICE DRIVE) $ o (REF ST A. 0+00) FR�ICF p s.�`� i . ° +00'CL'SERVICE'ROAD $�3.g6 Rl(,F 0 .1. O 0 III Z CB•106•(REF SERVICE.DRIVE) / m A$ ` p \,, \. .^` Z • (REF'ST.-0+00) l`/ —1 CIJCO/1 �'�r•,� K7 OtO-1O \i 0 00 v.. 0,4 4. 11.-... all / Q;_.. t0 W O ODD 0) OOI..Q_ VI js�^ yv OD ■■�, N °•cn NctWN I \OYA. N CO ,C �� m �A Vx m \ DO �S m IV q y /1/0 �o ,/ Z /e a� I �o to mpyD= \ N $ CODO-o I HWL 890.05 \ N r6 tpOw73 Q I . NWL 889.0 \ m r. +00•LIP-APRON +04� [ - - - - P O I p MN.100.(REF.YANK•TON.5T..NW). r► . _ (REF.'STA.'1+50) ; +CL•YANKTON'ST:NW) 1 893:53 l'fil ..;, 7- (R�F. $TA. 1+50) 1 m 2 *8--_ 1 ' CB•101•(ItEE. YANKTON•St:NWr f I t �� i - / (REF..ST.A..1+50) / _3-1—t—.11—t 3 � t-+�~� m FA MOO �� m nN 1...,i a >m 1 - IW � r MO)" p WA -or 0 I° O' 8 WN I N .c W IN) o .O1ix 8 m1 I �a sa -0.. <� r O m •I d in CO 03 00 CO 00 CO CO CD CO CD O CII O CTI O C T1 O U1 m I hereby certify that this plan, specif- DATE: 7/29/2013 Na DATE DESCRIPTION HERITAGE MAPLES SENIOR LIVING Oliver Surveying&Engineering,Inc.cation, or report was prepared by me \N3 or and my direct supervision and DESIGN BY: RDA I 5/27/13 CITY REVIEW zo ELK RIVER, MN Land Surveying Civil Engineering-Land Planning that Im�,dlily Licensed Professionol DRAWN BY: DM Engineer OA laws of the state 0 ooco horn cnv. SAn n.,, e e„o Mir R.vor Minnow,' 5 S74/1 of Minnesota. C /A i.- CHECKED BY: RDA O:\Land Projects\7179-221dw9\PREL\7179-22P&P.dw9,13P&P,10/3 0/2013 10:53399 AM,Bryan CO CO CO CO CO 00 CO CO CO CO CO 0 0 01 0 01 0 C ll 0 C31 0 01 3 I 1.•:1 it i r..1 I 1 1:•,1 4 r.':1 I;',1 d 1 1^1 �etlo n I p1 t'I I I m A= 890°y (::I a; roNO.6 1 MIL 88$' I V.i I 1 ` .cNrzl°w 1J�L f..,.I 03 i r W.v 1_, I..1 c N�a4. h.:`1 r 1 / 1 I I. I'. < 893.81 I;J O +00 END'PAVEMENT - •• (REF:'STA:0+32) o {i MW'103'(REP.'YANKTON ST.'NW) ;': f „'r_:: $ �;'l. = +30'CL'YANKTON'ST'NW 1 893.96' I{-� _ I o0' I {1 — I I O 00 o 0, i 1 i��.1-1-1�1—1.1—.1 1 < ri$ 894.06+6L67.CB D4 Ti • ;cLL:: !L:i7_ All W p.. om-Np �� s , 0 CSI K .. 1 {.1 =\ CO ICA S I I < N v i� r N •894:31 ��!.-- x'I – – A Z 3\ "I< I v A < as I v I �v , m - I z I 1111 I r I ?� 894.56 I =b O \ o ° A I m e�4 r y w z b D --f 0? ob. i 894:81 I I I N K M1 i ° , • 34: ° *\ I cn 1 C/) �° ` I _ m 895.06 5 `C> _ m' IF�- E' I < , . 1 ° 1 D \� I 9. I z I- \\\,,, M I r 895.31 \ CA I h \ \\ I _u c \ \\..---' 1 END'OF CURB PAVEMENT t b y +39:34'PVI,CURB/PAVEMENT , 895.51' `�, r I I i O I .................... ..... ...... ,> \ \.p\�\ I • -3+39 34 895.29 `\ N 1 \ I 1 , 't ...:. T c I 894.24 \`1./'r 1 1 \ \ � H I a \ \ A 893.20 \ \\ I t +7b;60:PP:Of;tEMP PS.... ......! . ... ..... 892 76 \ \ \\I I i +70:60'END'WAILK 892.15' \ I / ”' I V I \ 0x \1 PC-52.32 pi pi t 1 < 1 ` \ 1 I I 1 zl 1 II \ ' 0 I \V'\ f I /,,, I / / / / / / • I / \,/ / SS o „Ae'.... / ti/ A / / �C/ I / / ,/ / / /\ 1 I / -,I Co /0�0 c0 c0 O O 01 0 U1 0 CII 0 01 0 CJ1 = I hereby certify that this plan, specif– DATE: 7/29/2013 No DATE DESCRIPTION HERITAGE MAPLES SENIOR LIVING Oliver Surveying&Engineering,Inc.Dario^• or report was prepared by me \(� or angqlt��my direct supervision and DESIGN BY:_ RDA I 8/27/13 CITY REVIEW o ELK RIVER, MN Land Surveying•Civil Engineering•Land Planning that I errAbider/y Licensed Professionol DRAWN BY: DM Engineer /the laws of the state OiLand Projects 17179-22\dwg\PREL\7179-22DETL.dwg,1440E14 AM,Bryan r l'f'1 1l'C 6" F- 1 4'-0" MAXIMUM CD . W F. 7„ J w � ?� 7" (/)>__I -T—,- m�l k N•Iri ° 4 m y mp o .- o. 68"RADIUS I N o C ? O N a . . a \ N D N ..!MI,' 0mm z ,' ZC O 4 e4 A Z Z D o�o m am m3 .. mQ. A w o W• I!jFI Iy M n I LiIiii ;1i� m C) J o j!; W .Tl .' 'd / N fArl 2 W -i D m o➢ Z a } w n N `L Z d ° -0 '� d , - W-I m 4 D fn n m \ _4< .� .e.Imo- A -ImZ D O Z00r 0 X ° a N ° 15.-O ODm P1 20,0 AN10 O I. - A - /°'e �� O m0 O ZI D C �` a-!ii N 7 /2 6 o jI A Z 73 _ [.. 13 1/2" '�N 73 I 10 1/2" I v �,1 -Ni < °rAO m 0 � 1 c 23 Ill o ?F al z' rn res m Z oD w mm � Z mN r D O 1A O v 8 N O A O 0, lip --m ii ? '2. E �� C `3 CD i-t) SAO - / A°m v-i n mm -a--1-1 JI ; II-6►-9'�'-I ,- �� X ,`O O OA X �'._OA Dm i!;z mm fZ*10 O OA i.A �-i N D `N _ _ Aj r: s-� o ~ I m 'Z Z m D W U - A 0 : g a! - e A 1 �� m Z m m N • 1 \` Z N m L Pb '\ O EX BIT.SURFACE \ II D z • X?a Cv) °o m v v! a o n KKOC�. pm 4 •I 1 °- 2 El-^r^ C)G7 mm .:..-..j•O:: f'1 f'.�i� M i m • � AX. N ° ci ADZ D / M➢ Inj 1nj + v /.'.� I II n II II II a I1 MAX. N(Pwo> CD r ..1 t�sc m 1 1,,,i.., m il VARIABLE 4'-0" _ moon '/\�)� m �� lrV� . < NDO lV N m V' zDZ w AO _ / zDZ w O omD ,\N, Am , �Fd \ E- O O OCm _ O o l J2 r _ O D-� r) O > N -Z 4111f m CD Mo _ VARIABLE (D ANO N c) NNNcn° AZ •. 000 AV) -I F m-z1 ICI v-vr=m ) -1 O 1 A A O I-1) O A I r 'a '� ��)� mA I I I mZ � ;•-i m D ii° W D An Dom➢ �o O ..? -I- CXm 00-4 0 m ➢ DC AN OrmnOM ZOn .-_,111 m� �'1111111111111111„ ' ' r-im ,C'<mv _ U Zy ;i gi g DnDn T=\ >- -➢ ■ ■ III II, VN -ICf E S V I.I Z ~VmI�N mZ 4.� o 1 . ' m m z g A m o L..��. �..�.. oy m IrI .ZO1 o v o c 10, I pn ml -D mpg Z r zm _ 01 Z A m Z rD-' �� m It A((Amu, N mN ' ' , 1 , < II, �tio m p ` 2 III .Zl m A r A mi 7M m r O ICI m r ' ' 1 ' N 111 W Ii:i II P*1 Z m A O D n r �,Ir-I f�, ' �,1 ' 0 Oy N 0(7 m m W W •.© I L:AA• O. „ 06O r _ O m :��I_AX Z N°� D n my z'A� � -1 z TI D g ',I�I D D ,'11/1,1111.1,11 I z '0 g'i rn A m A N o tZ s2 I, ■ . . „ O mZ O I A ZZN 'i AOp o 0 z = 'I amx {�{ D�Dm r m -m^i �C.-. m 000 ��0� yA0O 0000* y h e {�{ Nfm1n - ➢D� �BC �Ap mOmm OZ r _ F I �� r0 - E 1t 0> v!ZNN Z z AI "f Zm r�0 ��' rN*) -4 r KKDONA �O Z r Of T. 0 0 Zr--0 i{.{ mm Z(0,32--0 rmD !^n`•,v -1mx ioxv) OD�1➢/)0 �CVCiOO O? O m0 CDN ��I W.o OAO� 0-12 .. 00r AC-00 Dr ANm KN 200 Zm A� Z �O� ,MI{ m0 PI rtiD K'J: �pm OOD OmmppOO InAA�z Nm nD N � � 3N 'I., OD 0 0D Dm 030�Oxm �DC x�0Z-Ni GZ1y 02 mD ON DA !�,OZ ZDCm EA ,z0 -0- NC N ,z; D Zm �V �1N fo+lA :\111 {'1 Or�m Z '7n�om� A Km Umm00 I A ��^^ ANP1 w ZZ �m .{ m O_.to m LV AmmAm D lV 1 <NV~) O* �1 al pZDO w oA 0 0 O zzao w m O mD n\i Z O MD n\i v Av °o Ao °o Z\D rn rn me; ett��yya - 8m I ''' (' e,u—,s, I I I m"m - . 0,-,! I om om I 99 A I I -1 1 c -g IN i A o r pa-p r- g >. m N , N pgi N 11 I `1 2 r m o —!--- ” -1 TT) // -13 --""linirliii 111 I'IL\ XI FI,' A Vrliri c -, )i 4, > 0 ,,,,c z !''' '' Aiqu iiiiiii\ H n a �1 1111111111 r6„16"I6„1 o ti TYPICAL 29 53"”- 4s, ^i VpI 2 S a A A oi D r zo>zo O oDO w U. f ^O mD N f� mD N m rn _ = I hereby certify that this pion, specif- DATE: 7/29/2013 REV DATE DESCRIPTION No.\-P` HERITAGE MAPLES SENIOR LIVING ation, or report was prepared by me Oliver Surveying& Inc.InC or andgI.smy direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW ELK RIVER, MN that I Adwi ly Licensed Professional DRAWN BY: DM n Land Engineer �ierithfilaws of the state DUCT oD O:\Lend Projecte\7178-221dwg1PREL\7179.22DETL.dwg,15-DETL,10/30/20131053:54 AM,Bryan MR as lrJa ice°, NIT I: mao a I CD r-' 7.5' MINIMUM COVER CD r sPau yAZ cr m o y Z Cm mr oA I: mm Vr AIL m , O O W om 1 -i W Dy 70 to jm 3, I•••I �•�•r ...': m C) Ox y x X p m T I�•r�• r'\�1•� ',•• t A rAn O-�1 A A N •••••a ��•ir" VI i� 7.5' MINIMUM COVER ' m - �7 7_,V) �'�;dr.! o.➢ ►•sr�i �r•••s m "< v m n (DM* < •is,� v - iisiiiiisiiiiii""� - :•�• N (� V) rOA --1 A VI A mmo Z I Z iii m0 D iiiiiiii••iiiiiii r1 Z ;J,.•� 1.,1 0 0 o 01 CO z m =,•• z ►•••••••s••ss••••• ss D A V 5 r .T A VI O A D Y.iii A F Igig•i•�iii•IIItil ILIAM' R' CO "%'na2" t. r Z m A () y m A • , I i'6• 7.•::::::;;;;;;;;;;;;;;Z: W •. ••• [..-- m m m 0 3 m , -n,m .:::es .p r. ••i• i i is•• i••i. "-,• W Z V VIA }"'��12" I••••••••••••••••••••• ..• 1 -1 «'."isi v iiiii�•••�s••s•�•�•sssss••••••••siii� �i (7 --] m_ _ D • ♦s••••s•••••ss••s•s•••••, 77.• i. ::'i• I••••s••►•••ss••••••••••• rJ A D o Z Z m Z n a ➢ m O V rD- Z '1 �< to- moy a∎'w N r., R> D� 7. o� -arn -p x ; ;;;;;;;;n O m Z � 1y n,2 vy 1 `�� -1 G T'1 G tOiG i,<n g,1%;iD bGO 00 1q .- `� mm t Z\.)J nn -,0 m �zDZ w CD z�z w to O (DM r�� N Drn 2 i N { NW o 00- V' o q0 I ell? tin i m N /V M -: (1):,:::;. ,;:,..,t0 i-t? O N S)/ S n qZ i m 6 !!- - !; , N C7 m vl➢➢ Zmvri .no--L1 �`.' Z r Aaor !ii:i : , _ O pp DpDpDpDpDp"" C W DDDDD W \ n Z pDpDpDpDpD�D DDDDD mZ i ._'-�� 1 = z S IiII pD0D,D0D0D, \. iE!;! ➢ ODDDD m D A oD D m-1 m 0 q °,2a „y2 N ti0 m C ° r .1 mD WI =A S T� A mr rq_O ° A 7" \ m co r.W r< q v T� m N G lV y oao w CS1 ono v, • o m➢ N o --13,- N m CD o ° 0) o ° m mi., mil KKDO N ➢ZOO /L,/ �CyA C i■ XFiZ mNCtm CD i '% o=➢ 1 VIZ r VARIABLE 4'-0" A z z ��Y 11111 o O r zoo I� r a I ' N�N m� I(j N Y • A VIN , W s., W N W N mm •PIOZ �N \ �<Am V0 to N �l A N • OD mom zD rn0 '1 rn �� -i O� �. - more �W p D �A N VJ00_, Z, D W � t ,„ '�� , o 3 i-1r tl II ll II i o>� D� trn i I 70 � ,/ i 11111 �m W � 0WO \ O �� • f• (� �� o ,gym V A.. zf a A z N c>F m ° n O N,,,,,n O n A,O m W w -I 0m m� r z- ) -1 Cn 1\r —.N. z0 - O z A A D f q ff � � �z-aZ X ° ° A° z °m°O O m ' Cr.A g 111 a z ' c r n A z $ m ! ' xi N -499 M C7 7 A A n ➢ R n o ! 'Millineellellia z n g 5 ---777 Z 1� m0 a PT K rmc n o A 03 o ! :�Z 11=1 m C m —L m 2 m m - a� : A K g � Affill i. .R- —r I A 4 s i, I - o" W -.�-_ m Ha mg °_ 4 41, "I A I 0 b -- m T I hereby certify that this plan, specif- DATE: 7/29/2013 REV DATE DESCRIPTION HERITAGE MAPLES SENIOR LIVING cation, or report was prepared by me N0. (JI Oliver Surveying& Inc.or and my direct supervision and DESIGN BY: RDA I 8/27/13 CITY REVIEW On n o ELK RIVER, MN that I ly Licensed Professional DRAWN BY: DM Land Surveying•Civil Engineering•Land Planning Engineer LA �MP laws of the state O:1Land Projects\7179-22\dwg1PREL\7179.22FPLAT..dw0,FPLAT,10P30/2013 tO:5420 AM,&y o UNCHECKED PLAT SUBJECT TO CHANGE REV: 8/27/13 T / / I 0 - ELK --WEST LINE OF.THE S.W.1/4 OF THE N.W.I/4'OF SEC.31,TWP.33,RNC.26.-. N01°5$'04"E 2716.7$- /_ / - - - - o NOP88•04"E 608.59 S0 " ■ ,'--;/11 1 , c;',?, 158.11 - ----0---��11 o�S ( °b CW I / <-n0 )^1 z ! 1! I o I-° �§ %i „J! E b`,1.-' = N ' I 2A,, 5a= I o c r y n 5p z n `,-,9 L_1_Y \ _ -=4 >_° O of -. u_ o / 2,5 / F Sm• /\ z53.f °N : / w°s o Boa . , °j / ° �\ i N ..: ,...1.y / °ol C i \l:y \ ° �o ` ' / )(66 ° / ° r;7 : - , / / '1 cf / 'fC7 � �mJp ,500°24'14`E :0;,,.,280.00 O .- \ Yt:,\ z J 79.75 L;744;408°• I y I /T1 .; £x N24._ °1 o KTON 8 Si., /0 c X o n z •:.i, ° ` ° ST. , .y \" u T 9, ® + NW .4 s -- / /O O C / ,/ / • r 79.98 ia-$- a ., N u O 0( O= , '• a / / .U c I / y b • u /` m \ / a- o / ° > / w o i / / n 0 o ,,,TA ✓ ' ''',I O 2.P �Y w -0 -.9N Ox,m m \p 1. `7 \ /,YOn - N�- * J ° m N N ° �,0 GJ �yg, Q Sf „ .... \'. - 2NOa m v -O� 'o 5 o�6,=m main ,v"• a ,^ s+.°1' .c �lti i,y1 , m.°.- ,o> ij p ST g G° ` X w 3 �ooa °a A' m m A m n °vl Troy 51 _-444z�-cT o a s a s 1``_> �` n l \' �.TJ 4 g - El }. A� ? n iiit•:?E:ii t+eACii :>TiitET\ N .4C a; i, .g. o w N j N ' 2 o„,„..a b-. S �. /,D.4 8 CIO ^`Nom `Nom 'i :;1 Illry _ 1 AN FI '�,�4 --!!3 \ WA ' N15 saI•sN $ .apoe-S��.i% --�-NCI-N/ / m --i / ,m5 / 1� / 44,/`�t z m u I �rw/ o; c g- a�'c %- 'o P� °o�; °'T 18. -°'"ie a'm°oo. z oa' om yx 5 I ry a m� a 1' : y° m a y m a mm 41'711 p° m ° I bC t.1 C G ° amy R m I $ a.,p ^5°t`" aV � I .`C \ Y� -- O.� A O: O a,,51 4.5 • N m•se Opaom �.m .m°.� °a �° •y, t o .+- a n a o 3 a�m0 w o g as m °°.'."'^ nc,m�" � E r 5 a.°i a -. amm ° bra aomo ow omg pro 9 O,o Xm a .a 5 £°a`t a 5 $ .4 a°.+. .2.2.1'0." wt9 " ['. N ,.. °• �� ap s' 'Or mW "Ti ar"7' $�P. POpS�O ' ^°I ,a+-� 5° °'4 A F O Rvyw '°5 O I d°m ",^"T.5." A0 ° NCIp yO a "w y a' > I °P m a p. `°�, a i °, v`� a F 'm y ^a'rn a' vxi m aN p 3 rt 'd �a °e attw mg I ..a5 ul5�,r0 o._.wy°c H L c '',-5-. mm •o °' �^ ° m$o" am °c I `a .e°.• x� �S' o9Y+°a- � a °o ?� ;O aQ o' mw- » a Ala• ,pay,a- a • , T.c.". 8 `r,-ga.ol 14" I w• "� p aro :v`4 mil .4 m'�x ,� ro� e�c 70• p° p�,a.., m m 1 r 1 Z4 M atf^qq S.w �, I a wa'ar a'.o ^'°i.°«�'Onm met a� C I �.^.. a9,OF 1 I OaV °aC m,3mG a.�'`.O)y� �,° 1 O d o 12 '5 a,... 1 w g 1 I ° N m Z,p° M S a o a o z `�Al N ��: p .e ,%,- �„9 rp °]-,C °,�Mwm r;,-,,,;!1....2.,11� ^.",y .y..N `.. . p.° am m n cNOF va"a n9 v a8a oa to wZ (/��1� s s;w a.4 Q. p a .g-'2'.15.; a° w `41 a a y!y'p.w C o=r,"za (yil V !t S `4° ° n a • oa aom i ry°1 70^' a" 1C T. in 5a 1 b O,°O4 "Win 5 Ea 5 Co' °. o 17ma am ,o yM n'aG0., 55 .-:, �a a 9,° ° I a x S -.goo o o o o. aA. w a , ff 7a`7 'rn I{ mrvo; 3m I g a m " Gwmyv, 0,g as rypx a' o .o �m a I ` e m m'^ I r a�l Aw� °pG pm�O OK o m 7 Og 1 N 2, x o N 0.T s.-..'�'N a^ xRs ,T1'N'y Oa 'a T O. ,`.m `' ° m 1 1 a a ryry° 7 m a , aco m .m a m o l ° 2 69 F.'g9a o m C.F_QOp C°a,, A I p b pN Q 'S z ry1 0? a S tO m M� R° _.. 4t-.ae1S 5 n o ry. w F ;v5. G a D. 5x wo a a O 3 2:6�`7 o C m a I a B'.a .0 I H " 7 ml o N:a .O„.,f .W" p, N C 0„ Ip, 1 0• a'o o a 5 v a I a > 0, ti v'a,O a s"°g.,y epm.. I ti a ti 5 C a W m X 11 C p O I m a O Z a,a No m."m r0 °°°1, j m o m v o a o m Z4' 5. 0 .® 5. o' n ' mo oon w`. °- 0. a - ' 3 p '11 g. a aF 27, y' .Zn row. a p m m 5 �a- I '771 m m v 1 7w ym °-m:0w a s a ▪ I v ° n ° I • i 1 'o I 2. oa °°7 m .o . 4 m I 18 CC m z p^ ° rt -w 4,S m ,•io�m a 7 p oa °Al ry 2..-- pp - a 1° O. I °„ b A . SJN0 Om w m o d a 5 N I I N na� i °I m Tp ° ° GO Oa ° W aN 0 Om°,,o .0 5 a O �Nw I OI N pa C� N ry Cp0aC . ° O S � 1- g C m 7 mM,a a vm? r � '�C ry- 0. m;= m a n ° . 7 3,2.a. Aa p a 5 N.. . I d6 aaam ay; S w° a W N .0 ° o y04 1 b ?o wa7 m°ao F0� a I_^0 3.0 g ° W 7 N' S° m°°e �M 4 w'T o �-r'0 A - aM�o •o ° � n a y a,� o.O- O a° w c.,a a wo.� a m o. 0-°5° o aT�. 7 4 O • p`` oo O 0. 4 C U V ° c/a m ] O a N e� gN XaAn °m -. m O o m a v q i a n '7 w. 0a C y yna 0 tTP: a I 5 Z1VtlO S. 1v ° m - N 01 aO `4 n h to- a m a 3 a a m a p, Har a C C I ^ 'Oa x`-° 1n ..•H _ 2 '' ' . 0 7 ‘.1" 5 O R P. 7 if:: I �•'i' ° a a a�,� A r° P. ��T1 F \CI) ti a I a a n m O p60 a y 1 1< arg. ��ma` .,y O.= !Z I a m o a o 5 5;I, o ro ro 7� 5'°m m °;:4-7,o c ° 1 C E a 1 a w - w °m m°. $ d b C'e 0 o I o' 't �? a m a-m m o v...? _°?:- o !:�?P m' Z m.' aZ , ,,,,,,, m . rii , ,D y cn D DJ m n n Z m m o n > m c U) Em rn D 0 n 0 0 0. m z ,o, , C . C 1 ......... ._ m ; ; . H:- - :ifflpi„ co. >ma)co * it 3 id, CDmCD M D C C = m n CD O 0 73 I = CD r+ EJ =I O 0 0 rn ■• = ° c Rip, . „„.., O i,„ ,„„,,,,, < tc) (D(n '6 4.1111010:1, it, „ ,„ - ,. , 0, , „ow, a) tD d'I,Iii'dit.f.C., .:c CC) •••0 C .1 3,l3 Fr ..< =" E . , : . , . . . = •-1- CD CD ffilij l CD 2) -v co •, O c) 0 ., 2 ,,Z m ]0 . a^ N Z X1.1 m m m _, 03 OD2mm Or ii-gga> mFm �"� T mxOO< OxOr`DZ x<°n� m • 1 o.,zoom x zv._3 D„=, m rnmmON m°umz DZ m�0 y13AZGm Dtppm„2 ZL� V D�onZ m2 GIV�,<T �n ZR • HI�Vy� q ,”, x 2 z z-ui o 2 r {{.i {,,H D m fC11 N I I j . . ` g NNZ�Z ,� s o m m "9 m t_`I •V t P S m� N N W x O °6 I I in 8 m g 3 _. .... El c N V W jz 000009 >>>»).> 0) O 4 c N1 cfl < m m cri C7 —I -0 ' 000000 Cr) —I mrKcn_I z al c, ««« < tDmmzmr I rrr—rr m X i N) Ccncnoocn m imxi-nZ Jo -om Z737s om< r-o-a>K ov W �-0 C0-0 00 mmD3m-1r r r N= ZZZ�Z 3]-D mm 0 -IDIZ° 'I N `,:f n > _ o z z m � m z cn cn 1 n o 0 K3 r" 0) Z � i I—. C m o w til G < _ Z• m z x I 0D M c ED cn Z � D T m 0 C I 2 I iy $m < N pd o=el . n N g mm p M m z D£a a v ‘718F.. �® <^ 24+ at c T 3 C w TJ^ 6 o 8 a V/ u �m m JO w y ° om i• mii n . i,II I 0 �.r m Z m ID J D ° ° ° 71/2' 6' 71/2 6': :':'..',,-:, = DTI — — S M X" .0 tD B ®�- -�o 0 �� X117 I V/ O O>I VO O ~ ! N i - _ w p a D0. ..„, F m, w °A V ^ 44 m ..y ° N 0 $ - ^ ysoG' 0�s N V m o m j D A m 2 hi c U) m;o O 03 I— o m a Q. m > 12 - , z- 0 (N.T.S.) I.8"/•/2" 1.6^ / V cn AA z co co 0 CO ED 8fr t/ II cm aU'° U n -1 ZD N E6c2nC cn ,L. Do ac , �I. % m �n mm�Ry N W m o 1 r < o�mom V m - m a I• my 1 Co 2. 5; (11011 co .. r.; (raihn.■.■ ca 0 co 1 m Fa> Go D >Tm. i a m I I— 243 MEI y C) GJ in j to AN ui cn I,/ IV N,D a N N I I ! U) �m2x W m 0 � a I I ° m V DrZ -a E 1(1 E 339 m� n z g I ;y CO Dice m v sr �(T'OOC _- YYY �o_(n m .. N c -a c Z o oo 70oc -OD.Ox_ (!c moTi 0 Z s r w v m m Pm mm O-Immo(n0 �5 0 mo 2 y N Y gt=N mD mr7�mq_{c m- 2mmT N x '" F O - (nD F,33›In E-ZpOZy DZ 7jm1m v y ;, 8 s - g Z Dz �D mv02z 'n fifnn m �1gT, m m R 7 z cn• 2 mD m <330p�CD o m ro _ t°y w ^i' m a m -� a� ° 5502°6 @- ° 1 m m i N a m 0 V C/DI� m pt (n c m fp(nZ pp m c ct y z 0 1 CD p N II NTT II 1 cn CO 'O D 0, >8 r do v U1 m z 9 O 0 0, 'it rn O m q r i T O II % m A D r- m A 1 N TO m D z m en a ° G) n . CO N m x N 8 ) 0) T co d z w ; 3 8 0 M 2 m O O m V■ N wa > 2 a ro a _ w n ' m m G' D3 N ril r • � 117.812" / C If Za r ! ' " o D 8 / 78'-D" 10'•0" 16-1012" 1?.43 IMMMMI . „,, s_______(-1 . . . 1, II I r pp L.1 J�"D Q I: 11 I: 11 . --m Q� m 0 =rnrn i t E — o hi 1 [4I y ., latis, N v m Z C I� F I I tiil , a v m �� g s as : " ii__ FIt C�1 WI/ /N 1 I 1 Yt cn U=U TL 111 m a 0 3 1171171 1=1 D t*11 1 0 rn ❑ i 4 (��) C _ 4 e X �� Z 70 ItlII i._---❑°J . 7 ❑9 �❑ ./ E 1 1 U CO 2 Co C m El m x N m Z 0 m j L7 y U__ 7® 1______ __J 0 a ; CD C> ' so U L TOI, l rlt• CD Er-7 •ri ! 1! n A r 1_2 n G J�J i--v J-�J ; ET l --71,71Lr';1 N i__ 1 I.L. ] K CO CO n= ♦ii--1 I! -n♦ non j L v v=_ i_ v. L�J I W - c c i . in n 4:. J I I i ic, u 0 7 N ; §I N __ 0 J,,, „ i , ` c n�---1 /\ ) !_--II♦ r Ln . ■ z - - v" _i'I I i_ 11♦ 1_.____ 11 01 3 t0 .CD -+ , i_ _ a of m a N IA x 0 / 21'-s" • 8'-10tH” // 21'-6" / NO o) W V-21/4" T7-0" 48'-0" � 0 3 rf.--- 1 I <1J 9, 0- > _ k :=J nb1 m 1 )` . 3 CA) • m , l� 1- I I L J • < T D i D �mp yam°a �m°a `-!,-1 a ifil �s ym ma Z Om9 9 mmy V M-°v,a� '"my zJ 1 s ayz adz yy z z aNa g'z ;i n N D��pi () yN 9TF2 N NUl �N =1 D _ ��o �Ngo �mx °m ,7,' ��go �mx o °o C) 171 ' RH 4® H > � o ( c(1.-1--- o Z ' C � ' 0 II _ II �_ _ 1-N9' C ID om c .may .• » r r' m -'=',e o o �' � ,�` ' Z `�\ Z 3 ' ? jT r — rn � 1 ° I I I ; * r CD D SaR Z cD m ° o o \ f \ 3 C 99 s � !^`D 4T 9 ° �_ ar is II- C) EL' � : { is, 'I'llt• • ,4 ,i 1 N -. _ , II. ,) tit i '' ] ' '1 "-6- La-- It; 0. < \ r`,$16'7,8-` C ~ Z a�zOZi-; P T� P cD O y it so v.. N. m ul Iv CO =,, IN, _,,s,-7,,,,- NI co ,_ , ,i.,,, _, ...1 „, ,.. , V W #� :I''':''''''---- 1 ' � , CJI 5 7+ H t - °i i;l#it ',III i, ma j s' 1'i M V i' °�VW fZ j Q Ca 3:1 cc, cp � i C37 = \n s ,:,,'1,1,,,,,,,,,,, H T, n) 8~PS e ,o c m d CA) ti p Q w g'-' ,=< .,A c a $) $> = o m C7 >3 - rn < _ D 9D. mrpy NT NT NF;T ND T -� tim Om H�m9 29 T D �m� TmN< T_ ZT_ 9z~Z Z T= ~ rZ °7 ND Z Z CID Z� aS FN Nr m m$ g ;� am 7 g� 4~ 2 D ro cF .1, ;m 5 0 Hi r Z €gy, , I iT1 II O > ' tIIt .jJ ` , '<z D O ,, .i„ , 0 c 1 0 :...,,,i ,.„ ,,. r. m I _n u) D i i 1 -U co 3 a � m 0 < m CD y • M 8m �o Na m. C >m 9m CD z 3 0 C (/) y�TD <mC Gm 7TS N D NFmS �m9 pm �9 N mm< z. �� r myvT ,1,5<ii zT aT mz �z z z �z c1z z a'JF— aycDi Et: NN H DTFN 31NCD1 A yN CD AI: ZZT p p2 ZZm =IR O. Nm N iT 'x ;:`,1' S �y z N 2 O .mogc sy C, vN P°, C)(III -.--:-.,,:i-,• um m um m J r o r 1 {E „,,,,,,- , ,„,,, , o aD � °°_ m 'm O. cD ii 1 z m mos co vtn i $ a, a a V m 1 �z; gym_ ,,,-,.,,,, -, I 03 ° ,, co , , N � { ' tir 03 0 14 114 1 V i l co j c cn W E •.'‘ p� cn 1 Es e-Ed 4<3 ��., 9 XI fX -.1 W i ,,,!7-....* mi„ N as; <T p Z �a -[.. cp II `ti S 0 �m C -i H 1 O N< . N 0 E T'i W m O D)6,0 Ii > 8' m o� 01 m O- °m Z13 .. < i :p o,© D m T= x■yy 8 mDym yo. x N m g TTx �T CO Tx x ` Z0 0 T g N yy y �}`� N 4CZi 9Z OOi 8i n °. c H=N co-T yzT �i� o T p r �D;N T D T N D=i DS TN = yN=u N D T oax �c o m D m 'b �N °P �b El ~N OAT CI) 2 s�N O.. Z IN VI O A V/ D y OA� D 2 O T r > _ 33 g. ril - o_ m 4 --------1 --. r r LEIiI1w c c co MI m m g:. - m -- - - v� m m N=A ma m D Amex ptiA O ma Tr i G O z Mil E L Tr Xi 6111> 1:-:f- 7——- ca) W 3m 3 v ♦ D n N m 0-0.,-:.� 9Op W �� 1--.., 0 maa y02 i_N 9D;S ADC \ 09. IR mj ��a Dl�ii'� &N Tm co pc- n 5 ��opoy n N NF av�� .r �i r T Hg Z m D m my adz �x o L _4 (n 4 ---__ N ° �T � a° a CD = y s - 1 o m L o m r -_ - W n '`\\, n _ _ — � / CD M O \ \ O �o ma N 9 C \ C g DO \O m m ° \ ------..T.,_,-1 m » s; m mlm m m Q D \ D °�� J °TT Z Z ■ /// 3 / t3D // a U) / C31 --- //, (J L-�.- --- 03 D tD Nr• OTK T9 CO ,71 D W Z TT 224, zDrm ;,„4 W 27 y6 Nr;y N92 2 GJ ift DT" 0 so V $Fr . N N co V V W n —I in P DJ m D N = 40 Co H. tri al 0 z o f d w 0 CO m -0 y co r 1 € :-17r V 3- Z f f m m iv -.111 i Prc,:), 4 , C> ,: '''' ''''--r-s. ' 'I' • a' .-..--''---.•--' '-- . 1--- 41) tg 6 != 3 m ` ' I , _ Ie ' ®! • • . N 40 1-7ii s° e'-o -. RE, Eavors NOV 192013 PROJECT NARRATIVE HERITAGE MAPLES ELK RIVER, MINNESOTA Project Description: Heritage Maples Senior Living is proposing the Heritage Maples multi-family residential development on the remaining 13.82-acre triangle parcel located adjacent to Highway 10 on the South Service Road between Big Lake Township and the West side of Yankton Street.Heritage Maples is a Planned Unit Development(PUD)consisting of 48 units on the west parcel and the Heritage Maples Senior Living building on the east parcel.(The Heritage Maples Senior Living Building on the 3 Acres to the East has been addressed in an earlier Narrative). 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 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. This portion of the development of the 10-acre Parcel of the PUD is scheduled for construction at a later date . 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 storm water 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. Existing Conditions The 10+acre site consists of a rolling topography with medium tree coverage and wetlands.The development will be bordered by Yankton Street on the East, a service road on the North and 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 the 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 in the central portion of the property. Proposed Updated Zoning Access to the 48 units located on the west parcel is from a private drive. A new service road will extend from the service road planned for on the North side of Heritage Maples Senior Living Resident,south of Highway 10 to the service road in Elk Dale.The Road will have curb and gutter to provide an urban feel and enhanced storm water control. The housing will remain the same as was planned for the original planning in August 2005. Grading throughout the property will be quite extensive to accommodate slab on grade impacts will affect the tree portion located on the southern end of the site,however the existing wetland basin was preserve. Three stormwater ponds are proposed for this development to provide an enhanced mitigation area for stormwater management. The stormwater retention pond will treat and provide rate control for the stormwater generated on the public road and proposed development. Sewer and water is proposing to use existing city services. Proposed Housing The proposed housing will remain as planned in the original concept for this PUD. The engineering is changing per the new requirements with an enlarged storm sewer system and additional drainage. We feel that the outcome of the Heritage Maple Development will enhance and benefit the City of Elk River for the following reasons: • This development will benefit the aging population in Elk River and will be part of the aging in place concept. • A unique housing product consisting of three types of housing units. A four unit building is being provided instead of an 8 unit building,which is allowed per city code.This will greatly enhance the character and overall look of the development. • The only difference will be the color design of the units.The colors will be coordinated with the Heritage Maples Senior Living Residence to provide an updated color scheme. • The town houses will have the same exterior materials as the Heritage Maples Senior Residence. Steel or vinyl siding with stacked rock trim. • The overall design consists of 4 units per acre. • Enhanced landscaping is proposed throughout the development. An enhanced front entrance sign is also being proposed for additional visual character. • A 30,000 square-foot wetland enhancement is proposed for the existing lower quality/degraded wetland basin located on the eastern portion of the site. • A plaza area is provided for a central gathering area and passive recreation. This area is intended to be a shared amenity for the entire development. • The construction and expansion for the Highway 10 Service Road has been requested by the City of Elk River and is being proposed as part of the development. This will provide a key access route for the proposed site and surrounding area along the service road for further development. • An extension of utility services as requested by the City of Elk River is also being proposed as part of the development. This will greatly enhance future growth to the west side of the City. Conclusion As mentioned earlier, Heritage Maples Development is requesting the site remain as designed and approved in August 2005. The housing will remain the same and the engineering will be upgraded to meet the new requirements of the City of Elk River and the State of Minnesota at time of construction. We feel Heritage Maples development will provide added character an enhanced residential living in the City of Elk River. We are excited and look forward to working with city staff on this development in efforts to provide a high quality and much needed senior housing development for the aging in place concept. The following pictures are located in Elk Run off of Jackson street. The original design of the new houses mimic these but with upgraded color scheme. � d Z s 5 1 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 a coo k 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 September 17,2013 Ms. Marilyn VanPatten 10451 175th Ave NW Elk River, MN 55330 Re: Heritage Maples: Preliminary and Final Plat Conditional Use Permit Dear Ms. VanPatten, Thank you for meeting with me at my office on Friday, September 13, 2013. Much of the following is a summary of our conversation,plus some information based on the review of your latest submittal,received August 27, 2013. Timing The City is required to act on an application within 60 days of an application for conditional use, and within 120 days of an application for preliminary plat. The city is permitted to extend this review time an additional 60 days,provides such extension is sent prior to the review period ending. Because the City is not certain when the application will be reviewed, the city,by this letter,is extending the review period an additional 60 days. The City must now decide on the conditional use permit by November 29, 2016 and the preliminary plat by January 29, 2014. Deadlines The next two Planning Commission meetings are scheduled for October 8th and November 12. To be included on the October 8 meeting, I'll need full,revised plans, architectural drawings, and the wetland and stormwater information by noon, September 25th. This is firm, as a public hearing notice will need to be sent that day. For the Planning Commission meeting on November 12th, I need the same information by noon, October 30t. Please note that if the information is not complete, I'll have to delay the public hearing and action. I do this to avoid wasting time and resources getting the project ready for the public hearings. Summary of the meeting We discussed the need to obtain the services of an architect, to help with the design of the building structurally and operationally,but also to identify the design elements of the structure itself, to be communicated throughout the balance of the project, to create the harmonious planned development expected of the PUD zoning. Any plan submittal should include scaled drawings,materials and colors. We also discussed the need to provide a layout and land use plan for the western 2/3 of the property. The level of detail will dictate the level of approval. Conceptual drawings will yield conceptual approval. Engineering/Water 1. 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- stormwater-general-permit.html 2. 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. 3. 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. Please provide approval from MnDOT. 4. Contours of proposed detention pond cannot extend into the proposed sidewalk. 5. The retaining wall on the west side of Yankton St should be located off of the right of way and remain of private ownership. Please include a detail of said wall. 6. Please include a detail of the trash enclosure. 7. Provide documentation showing the wetland boundary has a current certified delineation within the last 3 years. Environmental 8. Proposed storm water systems will need to adhere to the new NPDES permit requirements for storm water 9. Yankton street, the sidewalk,and the detention pond encroach into the wetland buffer. Staff supports the encroachment, due in part to the hardship caused by the existing Yankton,however, this will be highlighted during the public review. Security/ operations 10. 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? 11. How many employees are envisioned per shift? Building 12. 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. 13. Building plans must be developed by a licensed architect. It is strongly suggested that a meeting be held with the Building Depait.inent to understand the process and requirements of obtaining a building permit. 14. It is recommended that the building design echo the design elements of the adjacent West Oaks development in colors and materials. Alternatively, a different architectural style can be proposed, for both the subject piece and the western portion. Landscaping 15. Landscaping plan must be prepared by a registered landscape architect.A plan should be developed that provides for interest, screening, and functionality of the landscaping throughout the neighborhood. 16. Headlight screening is required adjacent to the parking lot along the south property line. Please provide a detail. 17. The placement of any trees in the easement area will need to be evaluated with the easement language. It is helpful to provide a written response letter to these comments, along with revised drawings. If you have any questions I can be reached at 763.635.1034. Sincerely, Jeremy Barnhart,AICP Deputy Director, Community Operations and Development Oliver Surveying & Engineering, Inc. y g g g� Land Surveying • Civil Engineering •Land Planning October 30, 2013 Mr. Zachary Carlton Planning Intern City of Elk River 13065 Orono Parkway Elk River,MN 55330 Re: Heritage Maples Dear Mr. Carlton: We have made the corrections and modifications to the drawings and supporting documentation as requested in Mr. Barnhart's September 17,2013 letter to the applicant: • We have added topography and a future layout for the west side of the project site. This information is based on the previously proposed plans prepared by others some time ago. The applicant feels it is still a viable concept. • We have had the previously delineated wetland confirmed by Wenck Associates, Inc. A copy of the report is attached. • We have confirmed the drainage concepts for the future work and have attached the drainage calculations. • We have included a revised landscape plan signed by a registered professional landscape architect. Engineering & Water 1. Our drainage calculations include the storm event values contained in the Atlas 14 precipitation data. Rate control is achieved for both the proposed improvements and the future development. Volume control is provided for 1" depth over new impervious surface for the proposed site via the two areas labeled as rain garden. 2. We have added contour information for the adjacent property to the west. 3. We have shown the ditch along Highway 10 as now having positive drainage to the west. 4. The contours for the pond have been modified as requested and are not into the sidewalk. 5. The retaining wall of concern was not moved out of the right-of-way. We respectfully request consideration to let it remain as shown due to the need for pond storage. We envision the retaining wall (s) to be constructed of modular block available from many vendors. 6. Response from applicant. 7. The wetland report is attached. Environmental 8. The ponding provides the required permanent storage, water quality volume and discharge control together with the required rate control and volume for the 100 year event. 580 Dodge Avenue •Elk River; MN 55330 . 763.441.2072 •fac. 763.441.5665 • www.oliver-se.com Page 2 October 30, 2013 Mr. Zachary Carlton 9. We understand that the pond, sidewalk and street alignment encroach into the buffer area. We respectfully request consideration to leave the alignment as shown. The present street alignment provides a best fit traffic connection to the proposed service road. Security/Operations and Building concerns/responses (Items 10-14) will be addressed by the applicant. Landscaping 15. We have included a revised landscape plan from a registered landscape architect. 16. We have added headlight screening as requested. The proposed fence is a commercially available white solid PVC style fence. 17. Trees have been moved out of the drainage and utility easement. Sincerely, OLIVER SURVEYING& GINEERING, INC. - 1 Ross D. Abel, PE cc: Marilyn VanPatten File: 7179.22-11 Letters\Herit ge Maples 103013 Elk 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-I I- 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, INATUPE 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 zoning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the_zoning regulations and this article. 2. The proposed subdivision is consistent with all applicable general and speciali_zed city, county, 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, susceptibili y 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 properly in the immediate vicinity or the public health, safey, 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 vacant prope0. 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 interference 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 orpropery 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 city. 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 specific 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