7.1B. SR 08-15-2016 EGty1� ,.,�� Request for Action
River
To Item Number
Planning Commission 7.1.b
Agenda Section Meeting Date Prepared by
Public Hearings July 26, 2016 BrieAnna Simon, Planner
Item Description Reviewed by
Elk River Senior Properties (Nottingham Zack Carlton,Planning Manager
Construction) —Lot 1, Block 1,Mulvany Point Reviewed by
Conditional Use Permit to establish a Planned Cal Portner, City Administrator
Unit Development for a Senior Housing Project
Action Requested
Approve,by motion, a Conditional Use Permit to establish a Planned Unit Development to construct a
100 unit senior housing project at PID 75-656-0105 (Old U.S. Postal Service Location) with the following
conditions:
1. The Conditional Use Permit shall not be recorded until all applicable conditions have been
completed.
2. The Conditional Use Permit is not a building permit and the applicant must apply for and receive
approval of required building and sign permits before construction may begin.
3. Facilities shall meet all building and fire codes.
4. All comments in the Planning Manager's comment letter dated April 18, 2016, and the Planner's
comment letter dated July 19, 2016, shall be addressed.
5. A Planned Unit Development agreement shall be developed and signed by all parties prior to
issuance of a building permit.
6. The applicant will work with staff on developing a landscape plan and foundation planting that
provides for 48 trees required by ordinance.
7. The applicant will work with staff to determine the appropriate number of parking spaces required
to accommodate the proposed use.
8. All refuse collection containers shall be stored within a closed enclosure facility,large enough to
accommodate the collection of all materials. All refuse containers and materials shall be out of
sight from neighboring properties and street.
9. A written agreement shall be obtained from the United Power Association to allow any
encroachment within Easement No. 405867.
10. The area within the 25 foot wetland buffer strip from the wet pond is not to be maintained as a
landscaped area (no mowing, no planting,no landscaping) and must be left to grow naturally.
11. The 25 foot wetland buffer strip area must be signed to identify the buffer edge and note that
maintenance is not permitted within the area.
12. The applicant will work with the Fire Marshal to determine the appropriate location and details for
fire lanes on the property.
13. Staff approval of all updated plans.
POWERED 6T
Template Updoted 4/14 INAWRE1
Background/Discussion
Case No. CU 16-10
Hearth Development is requesting a zone change to Planned Unit Development (PUD) and a
Conditional Use Permit (CUP) to establish a PUD for a 100 unit Senior Housing Project at PID 75-656-
0105 (Old U.S. Postal Service Location).
The Project located on the SE corner of Line Avenue and 183rd Circle. The building amenities will
include: a salon, movie theater,pub room, community and private dining rooms,wood working shop,
craft room and fitness room. All residential rooms will have private bathrooms. All independent and
assisted living rooms will have full kitchens. Based on market studies, a larger percentage of units will be
one bedroom, one bedroom plus den, and two bedrooms. There will be approximately 36 independent
living residences, 40 assisted living residences and 24 memory care residences.
The applicant anticipates, once operating, the morning and afternoon shifts will be the busiest at the
building and will require up to 25 employees during the peak time of 11:00 a.m. to 1:00 p.m. Overnight
staff will require a minimum of four staff.
The site is currently zoned as Business Park (BP). The Comprehensive Plan designates this area as Mixed
Use. This project will serve as a transition area from the heavy commercial uses to the south and the
multifamily and single family residential uses to the north. The project is intended to fit within the
guidelines of the Mixed Use designation.
Comprehensive Plan
Mixed Use: This land use category allows a mixture of housing, jobs and/or retail services uses within
close proximity to each other. This land use creates the potential for people to live close to their jobs and
retail services, and it offers an environment where one can live with less reliance on the car. This area
provides another setting for high density residential land use in Elk River.
Site Plan
As detailed in the site plan, there will be approximately 36 independent living residences, 40 assisted
living residences and 24 memory care residences. All 24 of the memory care residences will be located on
the first floor accompanied with a memory care commons area and dayroom. Eight additional
independent and or assisted living residences are also located on the first floor with the remaining on the
second floor. A below ground parking structure will be located on the east end of the building.
Approximately 36 parking stalls are being proposed on this level along with a trash facility, fences center,
craft room, theater, and staff lounge.
An infiltration pond will be located in the southwest corner. This ponding will be connected by storm
sewer equipment to the established pond in the southeast corner of the property. Natural vegetation and
infiltration mechanisms should be put in place near ponding areas.
Building and Architecture
Floor plans and elevations have been included with the application. The proposed exterior is similar to
other senior housing projects conducted by Hearth Development. In order to be consistent with building
in the area and in similar uses in the city, staff recommended three different material types and color
N:ADepartments\Community Development\Planning\Case Files\CUP\CU 16-21 Heath Development\5-City Council\7.1b_CU 16-21 CC Staff
Report-ER Senior Properties.docx
variations. The elevation view for all sides of the proposed building shows various materials being used
such as brick,paneling, and shakes.
The garage floor plan shows a refuse collection area. All refuse collection containers shall be stored
within a closed enclosure facility at all times,large enough to accommodate the collection of all materials.
The identified collection area will help guarantee all refuse containers and materials shall be out of sight
from neighboring properties and street.
Setbacks
The PUD zoning provides flexibility from the strict application of the BP zoning district to the mutual
benefit of both parties through an open, transparent review of a project,in lieu of a number of variances,
some of which could not be granted. The setbacks will be consistent with similar uses in the city's zoning
ordinance, and all parking and drive areas will need to maintain a 10 foot setback.
Landscaping
A preliminary landscaping plan was provided to staff,which showed 35 over story, 23 coniferous and 19
ornamental trees. This plan exceeds the 48 trees required by ordinance. Staff have reviewed the type and
location of the proposed landscaping and feel it will meet the long term ascetics in the area.
The wetland buffering requirements are intended to separate impervious surfaces from the wetlands, to
allow storm water to cool, drop pollutant, and infiltrate before entering the protected waters. The
applicant has provided a landscaping plan exceeding the 45 foot setback area to provide for these
benefits. Additionally, the applicant is aware of the 25 foot wetland buffer area and will maintain this area
around the wet pond as natural vegetation.
Parking and Access
Based on the ordinance for memory care, assisted living and independent living a total of 179 parking
stalls would be required with 36 spaces completely enclosed. The preliminary site plan proposes 68
surface parking stalls and 36 below ground parking stalls. Staff feels an adequate number of onsite
parking stall would be proof of parking for 129 spaces, along with 36 spaces underground. Staff
encourages shared parking lots with neighboring properties to the north and west if additional parking is
needed in the future. It is anticipated that the senior housing project's highest traffic demand will occur
during off peak times for neighboring business,which will allow for ample street parking. Staff feels
proof of parking along with street parking will be an appropriate solution.
Staff recommends visitor parking be designated and near the lobby entrance as this will be the main point
of access. Staff also recommends employee parking be designated.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. LVill not endanger, injure or detrimentally affect the use and enjoyment of otberpropegy in the immediate vicinity
or the public health, safety, morals, comfort, convenience orgeneral nvr fare of the neighborhood or the city.
The impacts of the proposed operation were reviewed by staff. It does not appear the proposed
senior housing use will detrimentally affect surrounding parcels.
N:ADepartments\Community Development\Planning\Case Files\CUP\CU 16-21 Heath Development\5-City Council\7.1b_CU 16-21 CC Staff
Report-ER Senior Properties.docx
2. 1Vill be consistent Pith the comprehensive plan.
It is consistent with the comprehensive plan,which permits mixed use development in this
area.
3. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty.
It will not, as the surrounding areas are also used for high density residential purposes.
4. 1Vill be served adequately by and Pill not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, zvater and sezver systems,parks and schools;and V)ill not, in
particular, create traf c congestion or interference Pith traf c on adjacent and neighboring public thoroughfares.
The property is located inside the urban service area and will utilize city services. The proposed
use is not expected to adversely affect public safety or city services. Traffic impacts are not
expected to create excess congestion or wear.
5. 1Vill not involve uses, activities,processes, materials, equ pment and conditions of operation that Pill be
detrimental to any persons orpropegy because of excessive traffic, noise, smoke,fumes,glare, odors, dust or
vibrations.
The proposed use will not be detrimental to surrounding areas.
6. 1Vill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
Although some trees will be removed, the proposed use will not result in the destruction,loss
or damage of a natural, scenic or historic feature of major importance.
7. LVill fully comply Pith all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license orpeimit to establish and operate the proposed use in the city.
The use and CUP will comply fully with all requirements of the Code.
If denial of such a permit should occur,it shall accompany determinations by findings or a report stating
how the proposed use does not comply with the standards set forth in Section 30-654.
In the review of the standards for a CUP as outlined,it appears that the request is consistent with all of
these standards.
Financial Impact
None
Attachments
■ Location Map
■ Applicants Narrative
■ Preliminary Site Plan
■ Updated Plan Sets received August 11, 2016
■ Comment Letter Dated April 18, 2016
■ Comment Letter Dated July 19, 2016
N:ADepartments\Community Development\Planning\Case Files\CUP\CU 16-21 Heath Development\5-City Council\7.1b_CU 16-21 CC Staff
Report-ER Senior Properties.docx
CONSTRUCTION SETPERMIT SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:EXISTINGCONDITIONS &DEMO PLAN2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C1SHEET 1 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.40418N1SAW CUT AND REMOVE EXISTING BITUMINOUS SURFACE AND CURB AS REQUIRED.RICKSONCivilE06/24/2016NOTE:THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANYDISCREPANCIES AND SHALL NOT COMMENCE WITH ANY WORKPRIOR TO ENGINEERS APPROVAL.THE LOCATION OF UNDERGROUND FACILITIES OR STRUCTURESAS SHOWN ON THE PLANS ARE BASED ON AVAILABLE RECORDSAT THE TIME THE PLANS WERE PREPARED AND ARE NOTGUARANTEED TO BE COMPLETE OR CORRECT. CONTRACTOR ISRESPONSIBLE FOR CONTACTING ALL UTILITIES 72 HOURS PRIORTO CONSTRUCTION TO DETERMINE THE EXACT LOCATION OF ALLFACILITIES AND TO PROVIDE ADEQUATE PROTECTION OF SAIDUTILITIES DURING THE COURSE OF WORK. GOPHER STATE ONECALL 1-800-252-1166.NOTE:THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANYDISCREPANCIES AND SHALL NOT COMMENCE WITH ANY WORKPRIOR TO ENGINEERS APPROVAL.Stillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200
ELK RIVER SENIOR LIVING
ELK RIVER, MINNESOTATREE AND BRUSH REMOVAL216-128SIDEWALK REMOVAL3UNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINCONTOURSCABLE TV PEDESTALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS METERTELEPHONE PEDESTALSANITARY MANHOLECATCH BASINFLARED END SECTIONROOF DRAINSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER VALVEBOLLARDFLAG POLETRAFFIC SIGNUNKNOWN MANHOLEWATER MANHOLEPROPERTY BOUNDARYSITE BOUNDARY PROVIDED BY CORNERSTONE LAND SURVEYING, INC.LOT 1, BLOCK 1, MULVANEY POINT, SHERBURNE COUNTY, MINNESOTA1322222TREE REMOVAL AREA
CONSTRUCTION SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:LAYOUT PLAN2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C2SHEET 2 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.4041805/09/201691. THE CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE PROVISIONS OF FEDERAL,STATE AND LOCAL SAFETY LAWS AND BUILDING CODES. ALL WORKMANSHIP SHALLCOMPLY WITH THE OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION STANDARDS.2. ALL FEES AND PERMITS SHALL BE THE RESPONSIBILITY OF THE INSTALLINGCONTRACTOR UNLESS NOTED OTHERWISE.3. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING EXISTING BUILDING, UTILITIES,WALKS, CURB AND PAVEMENT FROM DAMAGE.5. THE PORTLAND CEMENT FOR THE CONCRETE PAVEMENT SHALL CONFORM TO ASTMC-150 AND THE AGGREGATE SHALL CONFORM TO ASTM C-33. PLAIN CONCRETEPAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MINNESOTA DEPARTMENTOF TRANSPORTATION SPECIFICATIONS. CONCRETE SHALL BE READY MIXED CONCRETEAND SHALL BE A MIX OF PROPORTIONED FINE AND COARSE AGGREGATE WITH PORTLANDCEMENT AND WATER. MINIMUM CEMENT CONTENT SHALL BE 6 BAGS PER CUBIC YARD OFCONCRETE AND MAXIMUM WATER CONTENT SHALL BE 5.5 US GALLONS PER SACK OFCEMENT, INCLUDING MOISTURE IN THE AGGREGATE. SLUMP FOR NORMAL WEIGHTCONCRETE SHALL BE A MAXIMUM OF 4 INCHES AND A MINIMUM OF 2 INCHES. THE SLUMPOF MACHINE PLACED CONCRETE SHALL BE NO LESS THAN 1-1/4 INCH, NO MORE THAN 3INCHES. STANDARD STRENGTH OF CONCRETE OF 28 DAYS SHALL BE 6,000 PSI FOR THEENTRANCE APRON AND 4,000 PSI FOR THE SIDEWALKS & CURB. ALL CONCRETE SHALLHAVE AIR ENTRAINMENT OF 6% TO 8% BY VOLUME PER ASTM C-260. RETEMPERING OFDELIVERED CONCRETE WILL NOT BE ALLOWED. MIX DESIGN SHALL BE SUBMITTED TOENGINEER FOR APPROVAL. FIBER MESH ADDITIVE REQUIRED FOR ALL CONCRETE FLATWORK.6. CONTRACTOR SHALL ENSURE THAT SUBBASE FOR SIDEWALKS AND PAVEMENT ISCORRECTLY COMPACTED TO 100% STANDARD PROCTOR. CONTRACTOR RESPONSIBLEFOR TESTING AND REPORTING TEST RESULTS TO ENGINEER.7. THE CONCRETE PAVEMENT REQUIRES WELDING STEEL WIRE FABRIC CONFORMING TOASTM A185. THE JOINT FILLER SHALL BE NON-EXTRUDING, PRE MOLDED TYPE MEETINGASTM D-544, CONTRACTION JOINTS SHALL BE 1/4" (MIN. DEPTH OF 1/3 OF SLABTHICKNESS) TOOLED CONTROL JOINTS.8. IT IS RECOMMENDED THAT THE CONTRACTOR NOTIFY DIGGERS HOT LINE AT 811 ATLEAST 72 HOURS PRIOR TO CONSTRUCTION.9. THE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS ASSOCIATED WITH THEPROPOSED WORK (NONE EXPECTED).ALL RADII TO BACK OF CURBALL DIMENSIONS TO THE BACK OF CURB UNLESS NOTED OTHERWISE.PAVEMENT STRIPING TO BE 4" WIDE WHITE EPOXY PAINTED STRIPE.3)2)1)123INSTALL B612 CONCRETE CURB. REFER TO DETAIL 2/C5.INSTALL 4" CONCRETE SIDEWALK. REFER TO DETAIL 4/C5.INSTALL BITUMINOUS PAVEMENT. REFER TO DETAIL 1/C5.PROPOSED CONCRETESIDEWALK/APRONPROPOSED BITUMINOUS PAVEMENTPARKING STALL COUNT68 SURFACE STALLS35 UNDERGROUND STALLS4TOTAL LOT AREA = 195,628 Sq. Ft.PROPOSED IMPERVIOUS SURFACE = 63,945 Sq. Ft. (32.7%)Bit. Surface = 24,950 Sq. Ft.Concrete Surface= 5,845 Sq. Ft.Building(s)= 33,150 Sq. Ft.PROPOSED PERVIOUS SURFACE = 131,683 Sq. Ft. (67.3%)EXISTING IMPERVIOUS SURFACE = 0 Sq. Ft.INCREASE IN IMPERVIOUS SURFACE= 63,945 Sq. Ft.RICKSONCivilE5N678MODULAR BLOCK WALL WITH RAILING (MNDOT SPEC. VERSA LOK BRONCO). ANY WALLOVER 4-FT IN HEIGHT SHALL BE DESIGNED BY AN ENGINEER AND A SIGNED PLAN SET OFDRAWINGS SHALL BE PROVIDED TO THE CITY PRIOR TO START OF CONSTRUCTION.COVENTRY SENIOR LIVING
Stillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTA CONSTRUCT CONCRETE ADA RAMP. REFER TO DETAIL 5/C5.INSTALL "STOP" TRAFFIC CONTROL SIGN.9CONSTRUCT CONCRETE ENTRANCE APRON. SEE DETAIL 10/C5.ALUMINUM SIGNVAN ACCESSIBLE12"X6" (R7-8ab) 12"X18" (R7-128)HANDICAPPEDALUMINUM SIGN5' MIN4' MIN3"x3" POWDER COATED BROWNPOSTLANDSCAPED ISLAND1C2ADA SIGN INSTALLATIONNO SCALE16-128ELK RIVER SENIOR LIVINGINSTALL ADA SIGNAGE IN LANDSCAPE AREA FOR STALL.PERMIT SETPROPOSED ROCK MULCH AREAPROPOSED LAWN AREAPROPOSED HARDWOOD MULCH ORGARDEN AREA AS NOTEDRAIN GARDEN111122222223444467789
CONSTRUCTION SETPERMIT SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:GRADING PLAN2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C3SHEET 3 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.40418EXISTING PROPERTY BOUNDARY1) ALL CONSTRUCTION AS CALLED FOR ON THESE CONTRACT DOCUMENTS SHALLBE PERFORMED IN ACCORDANCE WITH ALL OSHA REQUIREMENTS.2) THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THATCERTIFICATION OF ALL CONTROLLED FILLS WILL BE FURNISHED TO THE OWNERDURING AND UPON COMPLETION OF THE PROJECT.3) SPOT ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS.4) PRIOR TO ON SITE EXCAVATION OR DEMOLITION WORK, INSTALL EROSIONCONTROL MEASURES IN LOCATIONS SHOWN OR AS DIRECTED BY THE ENGINEEROR CITY STAFF.5) EROSION CONTROL MEASURES SHOWN ON THE EROSION CONTROL PLAN ARETHE ABSOLUTE MINIMUM. THE CONTRACTOR SHALL INSTALL SEDIMENT TRAPS ORBASINS AND BIO LOG AS DEEMED NECESSARY TO CONTROL EROSION.6) GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THEPOTENTIAL FOR SITE EROSION. SEDIMENT CONTROL PRACTICES MUST BEESTABLISHED PRIOR TO THE START OF ANY UP GRADIENT LAND DISTURBINGACTIVITIES7) PROVIDE 6" OF NATIVE TOPSOIL IN GREEN AREAS.8) ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMITSOIL EROSION BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTIONACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLYCEASED.9) IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OFSEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENTTO MINIMIZE OFF-SITE IMPACTS.10) TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVESEDIMENT CONTROLS, AND CANNOT BE PLACED IN SURFACE WATERS,INCLUDING STORMWATER CONVEYANCES SUCH AS SWALES AND DITCHESUNLESS THERE IS A BYPASS IN PLACE FOR THE STORMWATER.11) SLOPES 3:1 AND GREATER SHALL BE STABILIZED WITH EROSION CONTROLBLANKET.12) MAINTAIN AND REPAIR EROSION CONTROL MEASURES (INCLUDINGREMOVAL OF ACCUMULATED SILT) UNTIL VEGETATION IS ESTABLISHED.CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONTROL DAILY ANDAFTER ANY RAIN EVENT. ALL SEDIMENT CONTROL FEATURES MUST BEREPAIRED WHEN THE SEDIMENT REACHES 1/3 THE HEIGHT OF THESTRUCTURE, OR REPLACED WITHIN 24 HOURS OF DISCOVERY. EROSIONCONTROL STRUCTURES FOUND DAMAGED MUST BE REPAIRED ORREPLACED W/IN 24 HOURS UPON DISCOVERY. REMOVAL OF EROSIONCONTROL STRUCTURES REQUIRED AFTER SITE IS STABILIZED (ATDIRECTION OF ENGINEER).13) ALL EXISTING CITY STREETS SHALL BE SWEPT AS NEEDED AND ASREQUESTED BY ENGINEER OR CITY STAFF.14) REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL REQUIREMENTS.15) AFTER GRADING OPERATIONS ARE COMPLETED, LANDSCAPE CONTRACTORSHALL UNCOMPACT ALL GREEN AREAS PRIOR TO SODDING ANDLANDSCAPING.16) PERMANENT RESTORATION IN LAWN AREAS SHALL CONSIST OF PLACINGSOD PER MNDOT 3878.2.A SPECIFICATIONS. SOD STRIPS SHALL NOT HAVEDEAD OR DRY EDGES AND SHALL NOT BE CUT MORE THAN 24 HOURS INADVANCE OF DELIVERY.17) TEMPORARY STABILIZATION OF SLOPES AND GRADING AREAS DURINGCONSTRUCTION SHALL BE A MN/DOT 150 MIXTURE. TEMPORARY SEEDMIXTURE SHALL BE PLACED WITH A DRILL AT A RATE OF 60 LBS/ACRE.18) SOD AND INSTALLATION OF EROSION CONTROL BLANKET SHALL BECOMPLETED WITHIN 48 HOURS OF FINAL GRADING.19) POSITIVE DRAINAGE OF MINIMUM 2% SLOPE SHALL BE ACHIEVED AWAYFROM PROPOSED BUILDING.EXISTING 2-FT CONTOUR930PROPOSED 2-FT CONTOUR930MATCH EXISTING BITUMINOUS PAVEMENT ELEVATIONS.PROPOSED ROCK CONSTRUCTION ENTERANCE. REFER TO DETAIL 6/C5.12PROPOSED SPOT ELEVATIONG = PROPOSED GROUND SURFACEgl = GUTTER LINEc = CONCRETE SURFACEb = BITUMINOUS SURFACEtw = TOP OF WALLbw = BOTTOM OF WALLNOTE: * REPRESENTS EXISTING GRADE.930.50glRICKSONCivilE06/24/2016NPROPOSED HEAVY DUTY SILT FENCEStillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTA 3INSTALL 6 CY CLASS III RIP RAP OVER GEOTEXTILE FABRIC (MNDOT 3733, TYPE IV).416-128ELK RIVER SENIOR LIVING 9" MNDOT SPEC. BIO LOG20-FT WIDE ,10-FT BOTTOM, EMERGENCY OVERFLOW ATELEVATION 909.0 - INSTALL PERMANANT EROSION MAT.INFILTRATION BASIN SECTIONC316" MIXTURE OF 75% SAND, 25% COMPOSTSAND: PROVIDE CLEAN CONSTRUCTIONSAND, FREE OF DELETERIOUS MATERIALS.AASHTO M6 OR ASTM C-33 WITH GRAIN SIZEOF 0.02"-0.04", PLACE DRAIN TILE ASSHOWN ON PLAN. COMPOST: MN/DOT GRADE 2EXISTING SP POORLY GRADED SANDWATER SURFACE BELOW 893 (END OF BORING)REMOVE EXISTING ORGANIC SOILS ANDREPLACE WITH ON-SITE GRANULAR BORROW.4" 3-4" RIVER ROCK OVER GEOTEXTILE FABRIC CAT. 4 NON WOVENPOND BOTTOMELEV. 902.0Contractor SHALL notify District staff at least 48 hours prior to theconstruction of the infiltration basin in order to provide for Districtconstruction observation. Failure to notify the District prior to theinstallation may result in the removal of work completed.INFILTRATION CHAMBER CONSTRUCTION:1) The contractor shall excavate the final fill materialbelow elevation 888 and construct the infiltration basinafter all the site improvements are in place includingestablished vegetation. Estimated start date for thisactivity is fall of 2016.2) Erosion control measures shall be left in place untilsite is 100% stabilized as determined by WatershedDistrict Staff.NOTE: CONSTRUCTION INFILTRATION POND AFTER SITE IS STABILIZED WITH TURF.433211HEAVY DUTY SILT FENCEBIO LOG
¾¾BLOCK 2LOT 1183RD CIRCLE N.W.LINE AVENUE(C.S.A.H. NO. 13)LOT 2(C.S.A.H. NO. 12)181ST AVENUE N.W.125 LIN. FT. 12" RCPCL. V @ 0.80%201 LIN. FT. 15" RCPCL. V @ 0.50%86
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%63 LIN. FT. 15" RCPCL. V @ 1.50%INV. 906.2CBMH 1RIM 914.00INV. 906.5448" DIA.R-3067 VCBMH 2RIM 924.80INV. 916.00SINV. 916.46W48" DIA.R-3067 VCBMH 3RIM 924.10INV. 917.6548" DIA.R-3067 VCBMH 4RIM 924.10INV. 918.65 EINV. 918.90 W48" DIA.R-3067 VCB 5RIM 923.90INV. 919.9048" DIA.R-3067 V8" DIP CL. 52 M.J.INV. 911.05112 LIN. FT. 8" PVCSDR 35 @ 0.40%SAN. MH. 1RIM 926.00INV. 910.60INV. 906.2INV. 906.2150 L.F. 15" RCPCL. V @ 0.80%OUTLETSEE DETAILCONSTRUCTION SETPERMIT SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:UTILITY PLAN2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C4SHEET 4 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.404181) WATERMAIN: 8" DIP CL. 52 ALL MECHANICAL JOINTS. 8' MINIMUM BURY.2) FIRE CONNECTION PER THE CITY OF ELK RIVER STANDARDS.3) SANITARY SEWER: 8" PVC SDR 354) STORM SEWER: RCP (CLASS AS SHOWN ON PLAN)5) PRESSURE TEST SANITARY SEWER PER CITY OF ELK RIVER REQUIREMENTS6) HYDROTEST WATERMAIN PER CITY OF ELK RIVER REQUIREMENTS.7) BACTERIA TEST WATER SERVICE PER CITY OF ELK RIVER REQUIREMENTS.RICKSONCivilE06/24/2016N9PROPOSED SANITARY SEWERPROPOSED STORM SEWERPROPOSED WATER MAINStillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTA CONNECT TO EXISTING SANITARY STUB AND CONSTRUCT NEW MH ATCONNECTION.2WATER AND FIRE SUPPRESSION TO BE SPLIT INSIDE OF BUILDING.16-128ELK RIVER SENIOR LIVING 3CONNECT TO EXSTING STORM SEWER AND SEAL WITH CONCRETE415CONNECT TO EXISTING WM STUBINSTALL TRACER WIRE ON SANITARY STUB PER MINNESOTA RURALWATER SPECIFICATIONS.12345
CONSTRUCTION SETPERMIT SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:DETAILS2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C5SHEET 5 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.4041816-128PLACE ROCK OVER GEOTEXTILEFABRIC TYPE IV.6" MINIMUM 2" - 3"WASHED ROCKNO SCALE6C5ROCK CONSTRUCTION ENTRANCERICKSONCivilE06/24/2016CONCRETE SIDEWALK DETAILNO SCALEBITUMINOUS PAVING SECTION NO SCALE1C54C5B612 CURB & GUTTERNO SCALEC521/8" RAD.4"4"
0.5"
3/4"0.5"3/8" TOOLED JOINT7C5NO SCALENO SCALEC59NO SCALEC58NO SCALEC510Stillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTANO SCALEC536C5NO SCALEELK RIVER SENIOR LIVING 2.0% SLOPE2.0% SLOPE8.3% MAX8.3% MAX2.0% SLOPEMNDOT TRUNCATED STEEL DOMES, (4) PANELS (2'X2')(UNPAINTED) NOTTO EXCEED 2%. REFER TOMNDOT 7038A STANDARD PLATE.TAPER PROPOSED GRADE TOMATCH SIDEWALK SURFACE.TAPER CURB 6" IN 6'TAPER CURB 6" IN 6'6.0'6.0'6.0'8.0'5C5NO SCALEPARALLEL CURB RAMP
CONSTRUCTION SETPERMIT SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:DETAILS2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C6SHEET 6 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.4041816-128RICKSONCivilE06/24/2016Stillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTA
ELK RIVER SENIOR LIVING 2C6(FOR BENDS)CONCRETE REACTION BACKING(FOR PVC SANITARY SEWER PIPE)3C6GRANULAR MATERIAL BEDDING METHOD1C64C6Per Safety Rail Company:4244 Shoreline Drive, Spring Park, MN 55384Phone: 888-434-2720 | Fax: 888-471-4931www.safetyrailcompany.com1-1/2" O.D.POWDER COAT BLACKRAILING SCH. 40RAILING (ALL)CORE DRILL ANDEPOXY RAILINGIN PLACETYPICAL EXTERIOR RAILING DETAILC65892.00896.50
¾¾BLOCK 2LOT 1183RD CIRCLE N.W.LINE AVENUE(C.S.A.H. NO. 13)LOT 2(C.S.A.H. NO. 12)181ST AVENUE N.W.LOT 1928926926928926924926910908906905904902898900906908908914910912910916912914910912916910916914912908906 905904902BLOCK 192492
0
92
2
918 926926WALLCONSTRUCTION SETPERMIT SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
NRICKSONCivilEGUYING CABLE @ 3 GUYS PER TREE ASTREE WRAP. REQUIRED. OPTIONAL, SEE SPECS.TOP OF ROOT BALL SHALL BE 3" ABOVEFINISH GRADE BEFORE BACKFILLING.GALVANIZED TURNBUCKLE. OPTIONAL,DO NOT CUT LEADER.PLANTING MIXTURE. SEE SPECS.STAKE TO BE 18" BELOW TREEPIT IN UNDISTURBED GROUND.LOOSEN HARDPAN (8" MIN.)SEE PLAN FOR MULCH TYPEGUYING STAKE TO BE DRIVEN BELOWEXISTING GRADE.BALL DIA. + 24"14 GA. GUY WIRE.FLAG (ONE PER WIRE).3" SOIL SAUCERAROUND TREE.DOUBLE STRANDPOLY STRAP 2/3UP TREE OR TO1ST BRANCH.FINISH GRADE.SEE SPECS.CUT AND REMOVE BURLAP, TWINE, AND/OR WIRE FROM TOP 1/3 OF ROOT BALL.THE CONTRACTOR IS RESPONSIBLE FORMAINTAINING THE PLUMBNESS OF TREESTHROUGHOUT THE GUARANTEE PERIOD,THEREFORE STAKING IS AT THECONTRACTOR'S DISCRETION.THE CONTRACTOR IS RESPONSIBLE FORMAINTAINING THE PLUMBNESS OF TREESTHROUGHOUT THE GUARANTEE PERIOD,THEREFORE STAKING IS AT THE CONTRACTOR'SDISCRETION.DENOTES PROPOSED DECIDUOUS TREEDENOTES PROPOSED #5 SHRUBDENOTES PROPOSED #5 CONIFEROUS SHRUBDENOTES PROPOSED #1 PERENNIAL1)ALL PLANTING BEDS SHALL RECIEVE MIN. 6" TOPSOIL, HEAVYLANDSCAPE FABRIC AND BROWN METAL EDGING WHERE MULCHMEETS LAWN.2)ALL LAWN AREAS SHALL RECEIVE A MINIMUM OF 6" OF TOPSOIL3)ENTIRE SITE SHALL BE IRRIGATED. DESIGN/BUILD BY CONTRACTOR.4) SEE PLAN FOR AREAS OF SEED AND BLANKET AREAS.AREAS CALLED OUT FOR SEEDING SHALL RECEIVE LOW GROWFESCUE MIX FROM TWIN CITY SEED COMPANY AND BE SEEDEDAT A RATE OF 220 LBS. PER ACRE, W/ 20LBS/ACRE ANNUAL RYE.5) BUILDING CONTRACTOR SHALL INCLUDE COST OF ELECTRICALAND PLUMBING FOR INSTALLATION OF IRRIGATION SYSTEM.IRRIGATION CONTROL BOX SHALL BE BY LANDSCAPECONTRACTOR.6) MAINTENANCE STRIP AND OTHER AREAS IDENTIFIED FOR MULCHSHALL BE 4" MINUS WASHED LIMESTONE PLACED AT A MIN. DEPTH OF 4" OVER 6 MIL POLY. PERENNIAL AND ANNUAL PLANTING AREAS SHALL RECEIVE 6" OF COARSE SHREDDED HARDWOOD MULCH WITH NO FABRIC.(2 TO 3-FT MATURITY SIZE)(5 TO 6-FT MATURITY SIZE)EXTERIOR PROPERTY BOUNDARYDENOTES PROPOSED ORNAMENTAL TREEDENOTES PROPOSED CONIFEROUS TREE16" COARSE SHREADED HARDWOOD MULCH (NO FABRIC)26" OF TOPSOIL AND HYDROSEED 220 LBS./ACRE LOW GROW FESCUE WITH20 LBS./ACRE ANNUAL RYE, WITH TACKIFIER AND FERTILIZER.3HEAVY DUTY BROWN METAL EDGING.44" OF 2"-4" LIMESTONE ROCK OVER 6 MIL BLACK POLYStillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTA
ELK RIVER SENIOR LIVING
L1SHEET 1 OF 1LANDSCAPEPLAN16-128122222222233333333444444444
CONSTRUCTION SETBID DOCUMENTOWNER REVIEWAGENCY REVIEWDRAWING PHASE:LAYOUT PLAN2015 - T. Erickson, LLC - EricksonCivil - All Rights Reserved
C2SHEET 2 OF 6I HEREBY CERTIFY THAT THISPLAN, SPECIFICATION ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.DATE:TODD A. ERICKSON, PELICENSE NO.4041808/10/201691. THE CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE PROVISIONS OF FEDERAL,STATE AND LOCAL SAFETY LAWS AND BUILDING CODES. ALL WORKMANSHIP SHALLCOMPLY WITH THE OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION STANDARDS.2. ALL FEES AND PERMITS SHALL BE THE RESPONSIBILITY OF THE INSTALLINGCONTRACTOR UNLESS NOTED OTHERWISE.3. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING EXISTING BUILDING, UTILITIES,WALKS, CURB AND PAVEMENT FROM DAMAGE.5. THE PORTLAND CEMENT FOR THE CONCRETE PAVEMENT SHALL CONFORM TO ASTMC-150 AND THE AGGREGATE SHALL CONFORM TO ASTM C-33. PLAIN CONCRETEPAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH MINNESOTA DEPARTMENTOF TRANSPORTATION SPECIFICATIONS. CONCRETE SHALL BE READY MIXED CONCRETEAND SHALL BE A MIX OF PROPORTIONED FINE AND COARSE AGGREGATE WITH PORTLANDCEMENT AND WATER. MINIMUM CEMENT CONTENT SHALL BE 6 BAGS PER CUBIC YARD OFCONCRETE AND MAXIMUM WATER CONTENT SHALL BE 5.5 US GALLONS PER SACK OFCEMENT, INCLUDING MOISTURE IN THE AGGREGATE. SLUMP FOR NORMAL WEIGHTCONCRETE SHALL BE A MAXIMUM OF 4 INCHES AND A MINIMUM OF 2 INCHES. THE SLUMPOF MACHINE PLACED CONCRETE SHALL BE NO LESS THAN 1-1/4 INCH, NO MORE THAN 3INCHES. STANDARD STRENGTH OF CONCRETE OF 28 DAYS SHALL BE 6,000 PSI FOR THEENTRANCE APRON AND 4,000 PSI FOR THE SIDEWALKS & CURB. ALL CONCRETE SHALLHAVE AIR ENTRAINMENT OF 6% TO 8% BY VOLUME PER ASTM C-260. RETEMPERING OFDELIVERED CONCRETE WILL NOT BE ALLOWED. MIX DESIGN SHALL BE SUBMITTED TOENGINEER FOR APPROVAL. FIBER MESH ADDITIVE REQUIRED FOR ALL CONCRETE FLATWORK.6. CONTRACTOR SHALL ENSURE THAT SUBBASE FOR SIDEWALKS AND PAVEMENT ISCORRECTLY COMPACTED TO 100% STANDARD PROCTOR. CONTRACTOR RESPONSIBLEFOR TESTING AND REPORTING TEST RESULTS TO ENGINEER.7. THE CONCRETE PAVEMENT REQUIRES WELDING STEEL WIRE FABRIC CONFORMING TOASTM A185. THE JOINT FILLER SHALL BE NON-EXTRUDING, PRE MOLDED TYPE MEETINGASTM D-544, CONTRACTION JOINTS SHALL BE 1/4" (MIN. DEPTH OF 1/3 OF SLABTHICKNESS) TOOLED CONTROL JOINTS.8. IT IS RECOMMENDED THAT THE CONTRACTOR NOTIFY DIGGERS HOT LINE AT 811 ATLEAST 72 HOURS PRIOR TO CONSTRUCTION.9. THE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS ASSOCIATED WITH THEPROPOSED WORK (NONE EXPECTED).ALL RADII TO BACK OF CURBALL DIMENSIONS TO THE BACK OF CURB UNLESS NOTED OTHERWISE.PAVEMENT STRIPING TO BE 4" WIDE WHITE EPOXY PAINTED STRIPE.3)2)1)123INSTALL B612 CONCRETE CURB. REFER TO DETAIL 2/C5.INSTALL 4" CONCRETE SIDEWALK. REFER TO DETAIL 4/C5.INSTALL BITUMINOUS PAVEMENT. REFER TO DETAIL 1/C5.PROPOSED CONCRETESIDEWALK/APRONPROPOSED BITUMINOUS PAVEMENTPARKING STALL COUNT68 SURFACE STALLS33 UNDERGROUND STALLS25 PROOF OF PARKINGTOTAL = 126 STALLS4TOTAL LOT AREA = 195,628 Sq. Ft.PROPOSED IMPERVIOUS SURFACE = 63,945 Sq. Ft. (32.7%)Bit. Surface = 24,950 Sq. Ft.Concrete Surface= 5,845 Sq. Ft.Building(s)= 33,150 Sq. Ft.PROPOSED PERVIOUS SURFACE = 131,683 Sq. Ft. (67.3%)EXISTING IMPERVIOUS SURFACE = 0 Sq. Ft.INCREASE IN IMPERVIOUS SURFACE= 63,945 Sq. Ft.RICKSONCivilE5N678MODULAR BLOCK WALL WITH RAILING (MNDOT SPEC. VERSA LOK BRONCO). ANY WALLOVER 4-FT IN HEIGHT SHALL BE DESIGNED BY AN ENGINEER AND A SIGNED PLAN SET OFDRAWINGS SHALL BE PROVIDED TO THE CITY PRIOR TO START OF CONSTRUCTION.COVENTRY SENIOR LIVING
Stillwater, Minnesota 55082
6750 Stillwater Blvd, Suite 200ELK RIVER, MINNESOTA CONSTRUCT CONCRETE ADA RAMP. REFER TO DETAIL 5/C5.INSTALL "STOP" TRAFFIC CONTROL SIGN.9CONSTRUCT CONCRETE ENTRANCE APRON. SEE DETAIL 10/C5.ALUMINUM SIGNVAN ACCESSIBLE12"X6" (R7-8ab) 12"X18" (R7-128)HANDICAPPEDALUMINUM SIGN5' MIN4' MIN3"x3" POWDER COATED BROWNPOSTLANDSCAPED ISLAND1C2ADA SIGN INSTALLATIONNO SCALE16-128ELK RIVER SENIOR LIVINGINSTALL ADA SIGNAGE IN LANDSCAPE AREA FOR STALL.PERMIT SETPROPOSED ROCK MULCH AREAPROPOSED LAWN AREAPROPOSED HARDWOOD MULCH ORGARDEN AREA AS NOTEDRAIN GARDEN1111222222234444677891020-FT WIDE GRASS PAVE - CABLE CONCRETE ACCESS FOR FIRE TRUCK(LANE WILL BE PLOWED AND REMAIN OPEN YEAR ROUND)
R=470.00L=478.41N00°05'56"W252.39N89°54'04"E225.79S39°28'49"W349.85N50°31'11"W102.14183RD CIRCLE N.W.(C.S.A.H. NO. 13)181ST AVENUE N.W.ACCESS CONTROLACCESS CONTROLACCESS CONTROLACCESS CONTROLM U L V A N E Y P O I N TLOT 1BLOCK 1DRAINAGE & UTILITY EASEMENTPER PLAT OF MULVANEY POINTDRAINAGE & UTILITY EASEMENTPER PLAT OF MULVANEY POINT =22°19'58"R=951.47L=370.87PONDINFILTRATION1,517 ft²MC Commons1,075 ft²Unit C11,265 ft²Office1,467 ft²Lobby1,306 ft²Kitchen2,386 ft²Dining473 ft²Bistro687 ft²Club687 ft²Unit A1687 ft²Unit A1687 ft²Unit A11,075 ft²Unit C1687 ft²Unit A2687 ft²Unit A2916 ft²Unit B21,070 ft²MC DayroomMC GARDENPARKING STALLSPARKING STALLSDRIVE AISLE562 ft²Unit MC A1562 ft²Unit MC A1458 ft²Unit MC S1458 ft²Unit MC S1458 ft²Unit MC S1458 ft²Unit MC S1458 ft²Unit MC S1562 ft²Unit MC A1458 ft²Unit MC S1458 ft²Unit MC S1458 ft²Unit MC S1458 ft²Unit MC S1458 ft²Unit MC S1562 ft²Unit MC A1458 ft²Unit MC S1435 ft²Unit MC S3435 ft²Unit MC S3523 ft²Unit MC S2523 ft²Unit MC S2523 ft²Unit MC S2458 ft²Unit MC S1523 ft²Unit MC S2523 ft²Unit MC S2523 ft²Unit MC S21 8 '-0 "
2 4 '-0 "1 8 '-0 "
1 0 '-0 ".NOT FORCONSTRUCTIONDateDrawn ByChecked ByProject Number2104 4th Avenue S.Suite BMinneapolis, MN 55404tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comCopyright Kaas Wilson Architects 3/64" = 1'-0"6/10/2016 2:39:28 PMP:\Proposals\16-06-C-Hearth-Elk River\Elk River.rvt1st FloorCheckerAuthorSD_121Rev. No. Revision Date 3/64" = 1'-0"1Level 1
183RD CIRCLE N.W.M U L V A N E Y P O I N TLOT 1BLOCK 11,075 ft²Unit C11,075 ft²Unit C11,075 ft²Unit C1687 ft²Unit A1687 ft²Unit A1687 ft²Unit A1458 ft²Unit S11,075 ft²Unit C11,075 ft²Unit C11,075 ft²Unit C1687 ft²Unit A1687 ft²Unit A1687 ft²Unit A1458 ft²Unit S1687 ft²Unit A1458 ft²Unit S1458 ft²Unit S1916 ft²Unit B1458 ft²Unit S1687 ft²Unit A1752 ft²Unit A2752 ft²Unit A2752 ft²Unit A2752 ft²Unit A2752 ft²Unit A2981 ft²Unit B2687 ft²Unit A1752 ft²Unit A2523 ft²Unit S2778 ft²Unit A3598 ft²Res Stor687 ft²Salon/Tub1,602 ft²Community687 ft²LibraryTWO STORYLOBBYDECK / KITCHEN EQUIP523 ft²Unit S21,075 ft²Unit C11,075 ft²Unit C1687 ft²Unit A1687 ft²Unit A1916 ft²Unit B1687 ft²Unit A1687 ft²Unit A1687 ft²Unit A1687 ft²Unit A11,075 ft²Unit C11,075 ft²Unit C1687 ft²Unit A1687 ft²Unit A1687 ft²Unit A1458 ft²Unit S11,075 ft²Unit C11,075 ft²Unit C1458 ft²Unit S1687 ft²Unit A1916 ft²Unit B1458 ft²Unit S1458 ft²Unit S1778 ft²Unit A31,009 ft²Unit B3981 ft²Unit B2752 ft²Unit A2752 ft²Unit A2752 ft²Unit A2752 ft²Unit A2687 ft²Unit A1752 ft²Unit A2458 ft²Unit S1523 ft²Unit S2565 ft²Unit S3598 ft²Res Stor752 ft²Unit A2523 ft²Unit S2NOT FORCONSTRUCTIONDateDrawn ByChecked ByProject Number2104 4th Avenue S.Suite BMinneapolis, MN 55404tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comCopyright Kaas Wilson Architects 3/64" = 1'-0"6/10/2016 2:39:28 PMP:\Proposals\16-06-C-Hearth-Elk River\Elk River.rvt2nd & 3rd FloorCheckerAuthorSD_122Rev. No. Revision Date 3/64" = 1'-0"1Level 2 3/64" = 1'-0"2Level 3Area Schedule (Gross Building)Name Area Count Unit TypeUnit A1 687 ft² 22 1 BRUnit A2 14 1 BRUnit A3 778 ft² 2 1 BRUnit B1 916 ft² 3 1 BR + DenUnit B2 3 1 BR + DenUnit B3 1,009 ft² 1 1 BR + DenUnit C1 1,075 ft² 14 2 BRUnit MC A1 562 ft² 4 MC 1 BRUnit MC S1 458 ft² 12 MC StudioUnit MC S2 523 ft² 6 MC StudioUnit MC S3 435 ft² 2 MC StudioUnit S1 11 StudioUnit S2 523 ft² 4 StudioUnit S3 565 ft² 1 StudioGrand total: 99OVERALL FLOOR AREA:(Garage = ?)1st Floor = 33,513 GSF2nd Floor = 32,411 GSF3rd Floor = 32,411 GSFTotal = 98,335 GSF
SD_1234SD_1232SD_1231SD_12331,049 ft²Fitness42743 ft²Theater43354 ft²Hobby481,404 ft²Storage49513 ft²Staff Lounge47950 ft²MEP45Elev. Equip.40Trash50Elevator Lobby51Stair38NOT FORCONSTRUCTIONDateDrawn ByChecked ByProject Number2104 4th Avenue S.Suite BMinneapolis, MN 55404tel: (612) 879-6000fax: (612) 879-6666www.kaaswilson.comCopyright Kaas Wilson Architects 1/16" = 1'-0"7/7/2016 11:05:54 AMC:\Revit Local\1648-Hearth Development-Elk River Senior Living_kbehrens.rvtGarage Floor PlanCheckerAuthor1648Elk River SeniorLivingHearth DevelopmentA300Rev. No. Revision Date 1/16" = 1'-0"1Level -1 Copy 2
Phone: 763.635.1000
www.ElkRiverMN.gov
April 18, 2016
Greg Johnson
Nottingham Construction
6750 Stillwater Blvd. Suite 200
Stillwater, MN 55082
RE: Concept Review – Completeness and Staff Comments
Dear Mr. Johnson,
Thank you for your application for a Concept Review (CR) for a senior housing project located at
the intersection Main Street (181st Ave) and Line Ave. I am reviewing your application and
preparing the staff report for the City Council. I can be reached at 763.635.1035 or by email at
zcarlton@ElkRiverMN.gov.
On March 31, 2016, the city received your application for the above use. The application has been
deemed complete, and has been assigned case number CR 16-02. City staff reviewed the application
on April 4, 2016, and has the following comments. These comments are intended to ensure
compliance with city codes, and should be incorporated into future plans.
1. The parcel is currently zoned Business Park and the Comprehensive Plan guides the site for
Mixed Use. The use is supported by the comp. plan, but a zone change will be required.
2. Access will not be permitted from County Road 12 (181st Ave) or Line Ave. The city is
currently reviewing access changes along Line Ave, which may change the connection of
Line Ave at 181st Ave.
3. Long term transportation plans also identify a possible road connection on the east side of
the parcel. Please consider this when preparing the site plan. Plan attached.
4. Parking needs will be identified when the final unit configuration is established.
Requirements vary significantly between independent and assisted living uses.
a. Nursing home: one space for every four patients or residents, based on the maximum
capacity of the building, plus one space per employee on the major shift, plus one space
per vehicle owned by the building management.
b. Senior citizen housing: one parking space per unit, plus one space for each employee who is
not a resident of the building.
VIA EMAIL: greg@nottinghamconstruction.net
5. City ordinance requires 1 tree for every 40 lineal feet of the perimeter of the property plus
three more. Credit will be given for existing trees on the following basis:
a. The total number of required new trees may be offset by the retention of existing trees
on the lot provided that such trees satisfy the requirements of this section as to size and
species. A sliding scale shall be used to determine the amount of credit for existing trees.
Existing trees between four inches in diameter and less than eight inches in diameter will
receive credit for one tree. Existing trees eight inches in diameter or greater will receive
credit for two trees.
6. Stormwater management requirements are required as listed in Ordinance Sec. 78-503. –
Stormwater and urban runoff control. and Sec. 78-504. - Post construction stormwater
management. NPDES permit is needed for construction activity disturbing one acre or
more of soil. Also, a MIDS water quality report and soil borings showing the ground water
depth is needed. Three feet of separation between the bottom of any proposed infiltration
stormwater basin and ground water is required, if proposed. City Stormwater Ordinance can
be found here: http://www.elkrivermn.gov/Index.aspx?NID=1185
7. The site plan must include a fire lane per MSFC 503.1.1. All exterior portions of the building
must be within 300 feet of a fire lane (access).
Please let me know if you have any questions.
Sincerely,
Zack Carlton
Planning Manager
763.635.1035
July 19, 2016
Elk River Senior Properties
Attn: Greg Johnson
6750 Stillwater Blvd. N Suite 200
Stillwater, MN 55082
RE: Comment Letter,
Conditional Use Permit – CU 16-21
Zone Change – ZC 16-05
Dear Mr. Johnson,
Staff conducted a review of the submitted materials on June 27, 2016. The following comments and
recommendations are intended to bring the project in line with current city requirements and should
be addressed on future plans. It is helpful to include a response letter to the comments below.
Unaddressed comments will be incorporated into recommended conditions for the Conditional Use
Permit approval.
Engineering:
1. Provide additional site grading detail.
2. Sidewalk at the proposed entrance will need pedestrian ramps, compliant with ADA
standards. These shall be constructed to current MnDOT standards with red truncated
domes.
Stormwater:
3. A MIDS water quality report and a table noting existing and proposed rates is required to
show if stormwater management is being achieved.
4. Soil borings indicating groundwater depth and infiltration rates for the proposed infiltration
basin location is required. Three feet of separation between the bottom of any proposed
infiltration stormwater basin and groundwater is required.
5. A SWPPP sheet and detailed erosion and sediment control plan is required with all NPDES
permit requirements listed. It needs to be noted that this site is within one mile of a special
water: Mississippi River with required specifications.
6. NPDES permit is needed for construction activity disturbing one acre or more of soil.
VIA EMAIL: greg@nottinghamconstruction.net
Phone: 763.635.1000
Fax: 763.635.1090
www.ci.elk-river.mn.us
7. A detailed maintenance schedule is needed for each of the permanent BMPs and who will be
the responsible party for maintenance.
8. More detail is needed for the infiltration pond outlet that is proposed to connect to the city
stormwater system.
Planning:
9. Parking needs will be identified when the final unit configuration is established.
Coordination with staff is required to determine the appropriate number of parking spaces.
Requirements vary significantly between independent and assisted living uses.
a. Nursing home: one space for every four patients or residents, based on the
maximum capacity of the building, plus one space per employee on the major shift,
plus one space per vehicle owned by the building management.
b. Senior citizen housing: one parking space per unit, plus one space for each employee
who is not a resident of the building.
10. City ordinance requires 1 tree for every 40 lineal feet of the perimeter of the property plus
three more. A tree survey is needed to determine the existing tree credits given on the
following basis:
a. The total number of required new trees may be offset by the retention of existing
trees on the lot provided that such trees satisfy the requirements of this section as to
size and species. A sliding scale shall be used to determine the amount of credit for
existing trees. Existing trees between four inches in diameter and less than eight
inches in diameter will receive credit for one tree. Existing trees eight inches in
diameter or greater will receive credit for two trees.
Fire:
11. The site plan must include a fire lane per MSFC 503.1.1. All exterior portions of the building
must be within 300 feet of a fire lane (access).
If you have any questions I can be reached at 763.635.1034. Please address these comments on
future plans submitted to the city.
Sincerely,
BrieAnna Simon
Planner
bsimon@ElkRiverMN.gov
Hearth DevelopmentZone ChangeZC16-05
Conditional Use PermitHearth DevelopmentCU 16-21
BackgroundRequesting to establish a PUDConstruct 100 unit senior housing project36 Independent Living24 Memory Care40 Assisted Living
Unit Type(36 spaces enclosed)179 required spacesspaces24 spaces + 25 employee employee on major shiftOne space per unit24 Memory Carespaces40 spaces + 25 employee employee on major shiftOne
space per unit40 Assisted Living(36 spaces enclosed)90 space be completely enclosedunit, one space of which must 2.5 parking spaces36 Independence LivingRequired ParkingParkingOrdinanceper
dwelling plus one per plus one per Total
Staff recommends proof of 129 spaces with 36 underground.
Parking –Ordinance Requirements
CUP RequirementsStaff’s analysis of the application CUP.all seven of the conditions required for approval of the shows compliance with
Action RequestedRecommend, by motion, approval of the conditions outlined in the memoRecommend, by motion, approval of the CUP with the conditions outlined in the memo..zone change
with the