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5.2. BASR 05-24-2022
Request for Action To Item Number Board of Adjustments 5.2 Agenda Section Meeting Date Prepared by Public Hearings May 24, 2022 Zack Carlton, Community Development Director Item Description Reviewed by Hillside Heights Limited Partnership – 17451 Chris Leeseberg, Senior Planner Twin Lakes Road NW Reviewed by Front Yard Setback and Parking Variance, Case No. V 22-05 Action Requested Approve, by motion, the front yard setback and parking variance for the following reasons: 1. The general purpose and intent of the ordinance are met. 2. The property has a land use of residential and the use is consistent with the comprehensive plan. 3. The proposed use is reasonable and is permitted in the zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner’s own action or inaction. 5. The variance will not alter the essential character of the locality. and; with the following conditions: 1. The front yard setback shall be 15 feet along the curved property line only, all other setback standards shall be satisfied. 2. A proof of parking agreement shall be approved by the City Council prior to issuing the building permit. Background/Discussion The subject property is zoned Focused Area Study (FAST) subzone “D” and is 4.56-acres in size. The property is th at the southeast corner of Twin Lakes Road and 175 Ave. The applicant proposes construction of a 52-unit apartment complex that is a permitted use on the property, meaning it does not require a Conditional Use Permit or a plat at this time. The northwest corner of the property is encumbered by a large, curved right-of-way which remains from a previous road alignment. As a result, the essentially rectangular property has a front property line significantly impacting the front “yard”. The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity. Updated: August 2020 Applicable Regulation (The applicant’s responses are italicized with staff’s notes after.) Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance, and a. The front yard setback is only needed due to the oddly shaped property line at the northwest corner of the site. The building itself is setback 65’-9” from the north property line, and 71’-9” from the west property line which clearly meets intent. b. The parking variance meets the purpose and intent of the ordinance by providing all required covered parking, and showing proof of parking up to the requested parking ratio of 2.5:1. The unique front property line forces the building to be setback further than a typical lot. The proposed building location is setback further than would otherwise be required and is in harmony with the ordinance. The requested parking reduction is accompanied by a proof of parking exhibit which can satisfy the ordinance should parking be a concern in the future. This request is consistent with numerous other projects throughout the city. 2. Is consistent with the City of Elk River Comprehensive Plan. a. The City of Elk River Comprehensive Plan calls out the need for additional affordable housing, which this project provides. The front yard setback and parking variance allows for the creation of this needed resource. b. Additionally, Hillside Heights meets all other zoning and land use requirements as set out by the Comprehensive Plan and helps to develop out the Station Area Residential housing area. The request is consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties means that: 3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; Hillside Heights proposes to use the property in a reasonable manner for multi-family housing which is currently allowed by code, but needs these two variances to make the project feasible. The two requests are reasonable uses of the property and include provisions to either meet (proof of parking) or exceed (unique setbacks) city ordinances. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction; and a. The particular arc of property line at the northwest corner is especially unique and due to an easement with the City of Elk River. b. A parking variance is needed to maximize use of the site. The market indicates a 2.5:1 ratio is too much parking and there will be empty parking stalls. However, proof of parking allows Hillside Heights Limited Partnership the ability to build out additional stalls to the required ratio if these market indications change (i.e. more parking is needed for tenants). The shape of the front property line, and in-turn the front yard setback, is unique to the property and is the result of previous roadway re-alignments. The proof of parking request is consistent with numerous other projects throughout the community. 5. The variance, if granted, will not alter the essential character of the locality. a. The front yard setback variance will not alter the character of the locality and is more of a technicality due to the unique circumstances of the northwest property line. The building itself sits far back from the roadway. b. The parking variance allows Hillside Heights Limited Partnership to fully utilize the site, while also not creating extra parking stalls that will not be used and retaining additional green space and buffer from nearby residences. A proof of parking plan allows for the future build-out of stalls if, after lease-up and occupancy of the building, additional parking is needed. The multi-family apartment use is otherwise allowed as a permitted use on the property and the variances will not alter the essential character of that use. Financial Impact None Council Meeting If denied, or an appeal is made by any interested party by June 3, 2022, this item will go to the June 20, 2022, City Council meeting. Mission/Policy/Goal Increase housing options for current and future residents. Support the community’s employment base Help, not hinder citizen quality of life Attachments Location Map Applicant’s Narrative Site Plans 'dt Hillside Heights Limited Partnership Site Plan & Variance m � :Yl Case No: 1 22-05 hk*--r Hillside Heights: Variance Narrative Hillside Heights Limited Partnership requests a variance to the front yard setback and parking requirements for its multi-family housing project located at 17451 Twin Lakes Road (Parcel Number: 75-002-4320) known as Hillside Heights. The City of Elk River’s required front yard setback is 30 feet from the property line. Hillside Height’s northwest boundary of the site has an easement with the City of Elk River that creates an arc for a property line, rather than a typical rectangular property line. Due to this odd property line shape, the building at the northwest corner is only 16 feet from the property line rather than the required 30 feet. However, the primary building faces are set at 65’-9” from the north property line, and 71’-9” from the west property line – clearly meeting the intention of the 30 foot setback requirement. Hillside Heights has a total of 100 parking spaces, with 48 surface stalls and 52 underground parking stalls for a total parking ratio of 1.9:1 and a covered parking ratio of 1:1. Proof of parking is provided on-site for an additional 30 surface stalls which achieves the desired 2.5:1 parking ratio. Parking requirements for the site are 2.5 spaces for everyone 1 unit (2.5:1). Of the spaces provided 1 space for every 1 unit must be covered (1:1 covered). Hillside Heights Limited Partnership is requesting a variance that the overall parking ratio be reduced to 1.9:1 with a proof of parking agreement for up to 2.5:1. Hillside Heights Limited Partnership believes that both of these variances meet the following criteria: 1. The variances requested are in harmony with the general purpose and intent of their ordinances. a. The front yard setback is only needed due to the oddly shaped property line at the northwest corner of the site. The building itself is setback 65’-9” from the north property line, and 71’-9” from the west property line which clearly meets intent. b. The parking variance meets the purpose and intent of the ordinance by providing all required covered parking, and showing proof of parking up to the requested parking ratio of 2.5:1. 2. The variance is consistent with the City of Elk River Comprehensive Plan. a. The City of Elk River Comprehensive Plan calls out the need for additional affordable housing, which this project provides. The front yard setback and parking variance allows for the creation of this needed resource. b. Additionally, Hillside Heights meets all other zoning and land use requirements as set out by the Comprehensive Plan and helps to develop out the Station Area Residential housing area. Additionally, these variances are needed due to practical difficulties, including: 1. Hillside Heights proposes to use the property in a reasonable manner for multi-family housing which is currently allowed by code, but needs these two variances to make the project feasible. 2. These variances are needed due to the unique circumstances of the property, not due to Hillside Height’s partnership’s action or inaction. a. The particular arc of property line at the northwest corner is especially unique and due to an easement with the City of Elk River. b. A parking variance is needed to maximize use of the site. The market indicates a 2.5:1 ratio is too much parking and there will be empty parking stalls. However, proof of parking allows Hillside Heights Limited Partnership the ability to build out additional stalls to the required ratio if these market indications change (i.e. more parking is needed for tenants). 3. The variances, if granted, will not alter the essential character of the locality. a. The front yard setback variance will not alter the character of the locality and is more of a technicality due to the unique circumstances of the northwest property line. The building itself sits far back from the roadway. b. The parking variance allows Hillside Heights Limited Partnership to fully utilize the site, while also not creating extra parking stalls that will not be used and retaining additional green space and buffer from nearby residences. A proof of parking plan allows for the future build-out of stalls if, after lease-up and occupancy of the building, additional parking is needed. CONTACTSNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:'(9(/23(5&/,(17218.234.1771LEAH@JOYDEVCO.COMDWALSH@TRELLISMN.ORG614 NORTH FIRST ST, SUITE 100MINNEAPOLIS, MN 55401TRELLIS CO.LEAH STOCKSTROMDAN WALSHNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:CONTRACTOR952.935.8600MIKE@FRANA.COM633 SECOND AVENUE SOUTHHOPKINS, MNFRANA CONSTRUCTIONMIKE BENEDICTNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:$5&+,7(&7(612) 455-3100DHAALAND@URBAN-WORKS.COMPKNUTSON@URBAN-WORKS.COM901 N 3RD ST. SUITE 145MINNEAPOLIS, MN 55401URBANWORKS ARCHITECTURE, LLCDAVID HAALANDPAUL KNUTSONNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:&,9,/(1*,1((5612-615-0060PSARVER@CIVILSITEGROUP.COM5000 GLENWOOD AVE.GOLDEN VALLEY, MN 55422CIVIL SITE GROUPPATRICK SARVERNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:/$1'6&$3($5&+,7(&7612.332.7522JSYMYNKYWICZ@DAMONFARBER.COMCROUILLARD@DAMONFARBER.COM310 S 4TH AVE. SUITE 7050MINNEAPOLIS, MN 55415DAMON FARBERJESSE SYMYNKYWICZCAT ROUILLARDNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:6758&785$/(1*,1((5763.843.0474JTIMM@BKBM.COM6120 EARLE BROWN DRIVE, SUITE 700MINNEAPOLIS, MN 55430BKBM ENGINEERSJOHN TIMMJAMES DORRNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:MECHANICAL ENGINEER763.585.6742KURTSM@STEENENG.COM5430 DOUGLAS DRIVE NORTHMINNEAPOLIS, MN 55429-3106STEEN ENGINEERING INC.KURT SMITHNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:PLUMBING ENGINEER763.585.6742KURTSM@STEENENG.COM5430 DOUGLAS DRIVE NORTHMINNEAPOLIS, MN 55429-3106STEEN ENGINEERING INC.KURT SMITHNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:ELECTRICAL ENGINEER763.235.4802JAKEM@STEENENG.COM5430 DOUGLAS DRIVE NORTHMINNEAPOLIS, MN 55429-3106STEEN ENGINEERING, INC.JAKE MELBOSTADNAME:CONTACT:ADDRESS:PHONE No.:EMAIL:INTERIOR DESIGNER612.455.3100SNARDI@URBAN-WORKS.COM901 N 3RD ST. SUITE 145MINNEAPOLIS, MNURBANWORKS ARCHITECTURE LLCSTEPHANIE NARDIGENERAL NOTES1.DO NOT SCALE DRAWINGS.2.SUBCONTRACTORS SHALL VISIT THE JOB SITE AND SHALL REVIEW THE CONTRACT DOCUMENTS TO FAMILIARIZE THEMSELVES WITH THE REQUIREMENTS AND INTENT OF THE SCOPE OF THE WORK PRIOR COMMENCEMENT OF WORK. DISCREPANCIES SHALL BE REPORTED TO GENERAL CONTRACTOR FOR CLARIFICATION.N6,7(ELK RIVER, MN1011 0175TH AVE NWTWIN LAKES RD NW169PARRISH AVE NECO RD 39 NE171ST AVE NWM I S S I S S I P P I R I V E R NOT TO SCALENROOM NAMEROOM NAMEREVNO.SHT.REF.NO.SHT.REF.241SHT#3NO.SHT.REF.SYMBOLSSection identificationSECTION MARKERCut constructionSheet where elevation appearsElevation identificationELEVATION MARKERSheet where section appearsCut constructionDetail identificationSheet where detail appearsDETAIL MARKERDetail identificationPRIMARY ELEVATION MARKERSheet where detail appearsIsolates detail areaDETAIL MARKERSECONDARY ELEVATION MARKERREVISION MARKER(top of parapet, sill, etc.)DOOR MARKERNORTH MARKERKEYNOTEROOM TAGCEILING TAGWINDOW MARKERDOOR#MATERIAL KEYNOTEWDWKEYKEYKEY/xxx xxxFlooring Material 1FLOOR TRANSITION TAGFlooring Material 2HEIGHT - MAT'L&53$'CARD READER TAGAUTOMATIC DOOR OPERATOR BUTTON INTERIOR DECORATIVE FIXTURE TAGXX1XX1INTERIOR FINISH MATERIAL TAG© URBANWORKS ARCHITECTURE LLC, 2017901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT57*1.2.3&7=REVISIONSDATEPROJECT #PHASEDRAWN BYCHECKED BYSchematic Design / Site Plan Review04.25.2022348+47(43879(8.43 30& ?5HYLW3URMHFW)LOHV? $&HQWUDOBSNQXWVRQ+6);'UYWELK RIVER | MN4/25/202220-0009SD / SPRAuthorCheckerTITLE SHEETG001-MPPWMHI-IMKLXWVICINITY MAPHillside HeightsApril 25, 2022Site Plan ReviewPARKING STALLSUNIT COUNTAREA SUMMARYLevel AreaSUBLEVEL 1 19,467 SFLEVEL 1 22,599 SFLEVEL 2 22,599 SFLEVEL 3 22,257 SFGrand Total: 86,922 SFRESIDENT STORAGE UNITSBIKE PARKING STALLSUNIT TYPE LEVEL 1 LEVEL 2 LEVEL 31BR 2442BR 8983BR 3444BR 222Grand Total: 52 15 19 18Description SUBLEVEL 1 SURFACETOTALPARKINGDouble HC Parking Stall 2 2STANDARD PARKING STALL 50 46Grand Total: 52 48496100LOCATIONINDOOR SPACES - VERTICAL RACKOUTDOOR SPACES - 2 SIDED RACKSGrand Total:COUNT501060SITE AREA: 4.00 ACRESLOCATIONLEVEL 1LEVEL 2LEVEL 3Grand Total:COUNT87722G001 TITLE SHEETV1.0 SITE SURVEYC0.0 CIVIL TITLE SHEETC1.0 REMOVALS PLANC1.1 CIVIL DETAILSC2.0 TREE PRESERVATION PLANC2.1 VEHICLE TURNING MOVEMENT EXHIBITSC3.0 GRADING PLANC4.0 UTILITY PLANC4.1 STORM WATER CITY CONNECTIONC5.0 CIVIL DETAILSC5.1 CIVIL DETAILSC5.2 CIVIL DETAILSC5.3 CIVIL DETAILSSW1.0 SWPPP - EXISTING CONDITIONSSW1.1 SWPP - PROPOSED CONDITIONSSW1.2 SWPPP - DETAILSSW1.3 SWPPP - NARRATIVEL010 GENERAL NOTES AND SCHEDULESL110 HARDSCAPE PLANL120 PLANTING PLANL500 DETAILSA001.0 OVERALL PLANS - SUBLEVEL AND LEVEL 1A101.0 OVERALL PLANS - LEVEL 2 AND LEVEL 3A301 BUILDING ELEVATIONSA302 BUILDING ELEVATIONSE001PM ELECTRICAL SITE PHOTOMETRIC PLANDRAWING LIST 0 0::'':'0 0GENERAL PLAN NOTES:1.DIMENSIONS AT EXTERIOR WALLS ARE TO OUTSIDE FACE OF SHEATHING2.DIMENSIONS AT INTERIOR WALLS ARE TO FACE OF WALL UNLESS OTHERWISE NOTED3. DIMENSIONS AT UNIT DEMISING ARE TO CENTERLINE OF WALLS6.EXTEND ALL SHAFTS TO UNDERSIDE OF ROOF SHEATHING OR TOP OF ROOF PENETRATIONS WHERE APPLICABLE8.10.12.ALL UNITS ARE TYPE B UNLESS OTHERWISE NOTEDMAINTAIN 8'-2" MIN. CLEAR HEIGHT AT PARKING AREAS INDICATED ON PLANS, ALL OTHER PARKING AREAS SHALL PROVIDE 7'-2" MIN. CLEAR HEIGHT4.DIMENSIONS AT CMU ARE TO FACE OF CMU UNLESS OTHERWISE NOTED7. NO PENETRATIONS OR OPENINGS ALLOWED IN SHAFT WALLS UNLESS THEY EXPRESSLY SERVE THE SHAFT5.DIMENSIONS AT CAST-IN-PLACE CONCRETE WALLS ARE TO FACE OF WALL UNLESS OTHERWISE NOTED9.ALL RESIDENTIAL DEMISING WALLS AT WOOD STUD LOCATIONS ARE TYPE V3, V6, V6A, V8, V8A, ANDV8B1HR FIRE RATING, WITH ACOUSTIC RATING11.ALL RESIDENTIAL CORRIDOR WALLS AT WOOD STUD LOCATIONS ARE TYPE W6, 1 HR FIRE RATING, WITH ACOUSTIC RATING -UNLESS OTHERWISE NOTED PROVIDE WALL BLOCKING AT KITCHEN WALLS AND ALL BATHROOM LOCATIONS INDICATED ON SHEET AR000KEYNOTES:ABCD1234567891011EF17,528 SFPARKING179171 SFELECT032116 SFELEV LOBBY056263 SFTRASH030153 SFWATER031157 SFSTAIRS057138 SFSTAIR A05078'-7 3/16"19'-0"28'-0"19'-0"38'-6"34'-4"28'-6"28'-6"28'-6"28'-6"28'-6"28'-6"28'-6"28'-6"19'-6"32'-0"283'-3"A3012A3011A3021A3022ABCD1234567891011EF1,315 SFFOURBEDROOM1154BR-B1,449 SFFOURBEDROOM1164BR-C891 SFTWOBEDROOM1142BR-B867 SFTWOBEDROOM1122BR-B1,188 SFTHREEBEDROOM1113BR-B1,159 SFTHREEBEDROOM1103BR-B1,159 SFTHREEBEDROOM1093BR-B891 SFTWOBEDROOM1082BR-B612 SFONEBEDROOM1071BR-B891 SFTWOBEDROOM1052BR-B867 SFTWOBEDROOM1062BR-B891 SFTWOBEDROOM1042BR-B589 SFONEBEDROOM1031BR-B893 SFTWOBEDROOM1012BR-C898 SFTWOBEDROOM1022BR-D179 SFMAINTENANCE1521,580 SFCORRIDOR12072 SFTRASH154168 SFELECT155136 SFLAUNDRY153155 SFSTAIRS15699 SFELEV LOBBY157220 SFSTORAGE151161 SFSTAIR B150452 SFBIKESTORAGE113793 SFLOBBY13079 SFVESTIBULE131126 SFMEETINGROOM132148 SFOFFICE134835 SFCOMMUNITYROOM136467 SFFITNESS13756 SFTOILET13928'-6"28'-6"28'-6"28'-6"28'-6"28'-6"28'-6"28'-6"19'-6"32'-0"282'-7"19'-0"28'-0"19'-0"38'-6"34'-4"139'-6"201 SFFLEX14072 SFMEETING141A3012A3011A3021A3022© URBANWORKS ARCHITECTURE LLC, 2017901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT57*1.2.3&7=REVISIONSDATEPROJECT #PHASEDRAWN BYCHECKED BYSchematic Design / Site Plan Review04.25.2022348+47(43879(8.43 $0& ?5HYLW3URMHFW)LOHV? $&HQWUDOBSNQXWVRQ+6);'UYWELK RIVER | MN4/25/202220-0009SD / SPRKSDPEHOVERALL PLANS -SUBLEVEL ANDLEVEL 1A001.0-MPPWMHI-IMKLXW1/16" = 1'-0"A001.0A001.0 -SUBLEVEL 1 PLAN -OVERALL11/16" = 1'-0"A001.0A101.0 -LEVEL 1 PLAN -OVERALL2NN ST-5ST-4ST-3ST-2ST-1civilsitegroup.comCOPYRIGHT CIVIL SITE GROUP INC.cHILLSIDE HEIGHTS17451 TWIN LAKES RD N.W. ELK RIVER, MINNESOTA 55330614 NORTH FIRST ST, STE 100. MINNEAPOLIS, MN 55401TRELLIS CO.PROJECTPRELIMINARY:NOT FORCONSTRUCTIONISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER: 2208204/25/22 VARIANCE APPLICATION..........04/14/22 PROGRESS SETDRAWN BY:REVIEWED BY:EH, JRPS..............202248776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.04/25/22REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN............SITE AREA TABLE:SITE LAYOUT NOTES:SITE PLAN LEGEND:NKnow what'sRCITY OF ELK RIVER SITE SPECIFIC NOTES:OPERATIONAL NOTES:SNOW REMOVALALL SNOW SHALL BE STORED ON-SITE OUTSIDEPARKING LOT. WHEN FULL, REMOVAL CO.SHALL REMOVE EXCESS OF-SITETRASH REMOVAL:TRASH SHALL BE PLACED IN EXTERIOR TRASHAREA AND REMOVED BY COMMERCIAL CO.WEEKLY.DELIVERIES:DELIVERIES SHALL OCCUR AT THE FRONTDOOR VIA STANDARD COMMERCIAL DELIVERYVEHICLES (UPS, FED-EX, USPS). UPUPUPUPUPUPUP1,53M60"0,92M36"6 - PI-S1 - QU-B2 - AC-F3 - AC-F2 - AC-F1 - QU-B1 - QU-B8 - GL-T1 - AM-G6,713 sf - SM123,921 sf - NMW10,546 sf - NMW2,265 sf - TRF579 sf - TRF4 - T11 - T113 - PI-P1,713 sf - TRF586 sf - TRF18 - RH-A32 - CA-A16 - RH-A50 - CA-A24 - RH-A26 - CA-A12 - RH-A10 - RH-A14 - RH-A20 - RH-A25 - TA-M18 - TA-M2 - HY-P7 - HY-P13 - HY-P5 - HY-P11 - CO-H9 - SP-S15 - SP-S5 - SP-S4 - CO-R2 - CO-R4 - CO-R4 - CO-R22 - CO-R13 - HY-P9 - TH-O11 - CR-C9 - CR-C60 - T11 - AC-F33 - RH-A2 - QU-B1 - QU-B7,329 sf - NMWPROPOSED BUILDINGSEE ARCHITECTURAL175TH AVENUE NWTWIN LAKES ROAD NWPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESNOWSTORAGEAREASNOW STORAGE AREASNOW STORAGE AREAPROOF OFPARKINGLIMIT OF CONSTRUCTIONLIMIT OF CONSTRUCTIONLIMIT OF CONSTRUCTIONLIMIT OF CONSTRUCTIONSTORMPONDDECIDUOUS TREES CODE QTY BOTANICAL / COMMON NAME SIZE CONT.AC-F8ACER X FREEMANII `ARMSTRONG`ARMSTRONG MAPLE2.5" CAL. B&BGL-T8GLEDITSIA TRIACANTHOS INERMIS `SKYCOLE` TMSKYLINE THORNLESS HONEY LOCUST3" CAL. B&BQU-B6QUERCUS BICOLORSWAMP WHITE OAK2.5" CAL. B&BEVERGREEN TREES CODEQTYBOTANICAL / COMMON NAME SIZE CONT.PI-P13PICEA PUNGENSCOLORADO SPRUCE6` HT.B&BPI-S6PINUS SYLVESTRISSCOTCH PINE6` HT.B&BTH-O9THUJA OCCIDENTALIS `TECHNY`TECHNY ARBORVITAE6` HT.B&BEXISTING TREES CODEQTYBOTANICAL / COMMON NAME SIZE CONT.T165EXISTING TREEPRESERVE IN PLACEEXIST.ORNAMENTAL TREES CODEQTYBOTANICAL / COMMON NAME SIZE CONT.AM-G1AMELANCHIER X GRANDIFLORA `AUTUMN BRILLIANCE`AUTUMN BRILLIANCE SERVICEBERRY2.5" CAL. B&BCR-C20CRATAEGUS CRUS-GALLI `INERMIS`THORNLESS HAWTHORN1.5" CAL. B&BDECIDUOUS SHRUBS CODEQTYBOTANICAL / COMMON NAME SIZE CONT.CO-R36CORNUS ALBA 'REGNZAM' TMRED GNOME DOGWOOD#5CO-H11CORNUS HESSEI `UMN970507` TMGARDEN GLOW DOGWOOD#5 CONT.HY-P40HYDRANGEA PANICULATA `LITTLE LIME`LITTLE LIME HYDRANGEA5 GAL CONT.RH-A147RHUS AROMATICA `GRO-LOW`GRO-LOW FRAGRANT SUMAC5 GAL CONT.SP-S29SPIRAEA SORBIFOLIA 'SEM'SEM FALSE SPIREA#5EVERGREEN SHRUBS CODEQTYBOTANICAL / COMMON NAME SIZE CONT.TA-M43TAXUS X MEDIA `TAUNTONII`TAUTON YEW5 GALPERENNIALS CODEQTYBOTANICAL / COMMON NAME SIZE CONT.CA-A 108CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`FEATHER REED GRASS#1 CONT.SHRUB AREAS CODEQTYBOTANICAL / COMMON NAME SIZE CONT.254 SF PERENNIAL MIXAL-M 49ALLIUM X 'MILLENIUM'MILLENIUM ORNAMENTAL ONION1 GALCA-N22CALAMINTHA NEPETA NEPETALESSER CALAMINT1 GALSA-N 43SALVIA NEMOROSA 'MAY NIGHT'MAY NIGHT SAGE1 GALSP-H 17SPOROBOLUS HETEROLEPISPRAIRIE DROPSEED1 GALGROUND COVERS CODEQTYBOTANICAL / COMMON NAME SIZE CONT.NMW41,796 SFNO MOW GRASS SEEDTRF5,143 SFTURF GRASS SOD ROLLSOD/SEED CODEQTYBOTANICAL / COMMON NAME SIZE CONT.SM16,713 SFNATIVE SEED MIX TYPE 2 - DETENTION BASIN MIX SEEDPLANT SCHEDULENORTH0SCALE:1"=20'20' 40'60'© URBANWORKS ARCHITECTURE LLC, 2019901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANTPRELIMINARYREVISIONSDATEPROJECT #PHASEDRAWN BYCHECKED BYNOT FORCONSTRUCTIONSITE PLAN REVIEW04.25.20223/25/2022 11:54:10 AMC:\!Revit Project Files\20-0009 A22 Central_ksackZF3AS.rvtELK RIVER | MN04/25/202220-0009CONCEPTCRJSHillside Heights310 South 4th Avenue, Suite 7050Minneapolis, MN 55415p: 612.332.7522PLANTINGPLANL120CITY CODE REQUIREMENTS1,634 LF OF SITE PERIMETER = 41 TREES + 3 = 44 TREES REQUIREDx50% DECIDUOUS = 22 REQUIRED / 22 PROVIDEDx25% ORNAMENTAL = 11 REQUIRED / 22 PROVIDEDx25% EVERGREEN = 11 REQUIRED / 30 PROVIDED REFER TO G003 FOR SPECIFIC EXTERIOR WALL SYSTEM INFORMATION 2. REFER TO SPECIFICATION FOR DETAILED EXTERIOR MATERIAL INFORMATIONGENERAL EXTERIOR NOTES:1.KEYNOTES:LEVEL 1905'-0"LEVEL 2914'-5 7/8"SUBLEVEL 1894'-0"LEVEL 3923'-11 3/4"ROOF933'-5 5/8"1234567891011LEVEL 1 @ ENTRY903'-0"FIBER CEMENT SIDING, 6" EXPOSURE, WOOD LOOKFIBERGLASS WINDOWS; COLOR -BLACKBRICK VENEERBRICK VENEERMAGICPAK LOUVER, CUSTOM COLORBURNISHED BLOCK CMU AT EXPOSED FOUNDATIONPREFINISHED METAL COPINGPREFINISHED METAL PANEL SHADE ELEMENTALUMINUM STOREFRONT SYSTEM -BLACK PREFINISHEDALUMINUM STOREFRONT SYSTEM -BLACK, PREFINISHEDPREFINISHED BREAK METAL SILL & TRIMLEVEL 1905'-0"LEVEL 2914'-5 7/8"SUBLEVEL 1894'-0"LEVEL 3923'-11 3/4"ROOF933'-5 5/8"ABCDEFLEVEL 1 @ ENTRY903'-0"FIBER CEMENT SIDING, 6" EXPOSURE, WOOD LOOKFIBERGLASS WINDOWS, COLOR -BLACKBRICK VENEERMAGICPAK LOUVER, CUSTOM COLORALUMINUM STOREFRONT SYSTEM -BLACK, PREFINISHEDPREFINISHED METAL COPINGPREFINISHED METAL PANEL SHADE ELEMENTPREFINISHED BREAK METAL SILL & TRIMGARAGE VENTILATION AREA WELL INTEGRAL COLOR BURNISHED BLOCKBRICK VENEERCAST STONE CAP4' - 0"8' - 0"BUILDING SIGNAGE (TEXT TBD)© URBANWORKS ARCHITECTURE LLC, 2017901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT57*1.2.3&7=REVISIONSDATEPROJECT #PHASEDRAWN BYCHECKED BYSchematic Design / Site Plan Review04.25.2022348+47(43879(8.43 $0& ?5HYLW3URMHFW)LOHV? $&HQWUDOBSNQXWVRQ+6);'UYWELK RIVER | MN4/25/202220-0009SD / SPRAuthorCheckerBUILDINGELEVATIONSA301-MPPWMHI-IMKLXW3/32" = 1'-0"A301EAST ELEVATION23/32" = 1'-0"A301NORTH ELEVATION11/4" = 1'-0"A301MONUMENT SIGN ELEVATION3 REFER TO G003 FOR SPECIFIC EXTERIOR WALL SYSTEM INFORMATION 2. REFER TO SPECIFICATION FOR DETAILED EXTERIOR MATERIAL INFORMATIONGENERAL EXTERIOR NOTES:1.KEYNOTES:LEVEL 1905'-0"LEVEL 2914'-5 7/8"SUBLEVEL 1894'-0"LEVEL 3923'-11 3/4"ROOF933'-5 5/8"ABCDEFLEVEL 1 @ ENTRY903'-0"FIBER CEMENT SIDING, 6" EXPOSURE, WOOD LOOKFIBERGLASS WINDOWS; COLOR -BLACKBRICK VENEERMAGICPAK LOUVER, CUSTOM COLORALUMINUM STOREFRONT SYSTEM -BLACK, PREFINISHEDPREFINISHED METAL COPINGPREFINISHED METAL PANEL SHADE ELEMENTBRICK VENEERINSULATED STEEL OVERHEAD DOORBURNISHED BLOCK CMU AT EXPOSED FOUNDATIONPREFINISHED BREAK METAL SILL & TRIMPREFINISHED METAL LOUVERLEVEL 1905'-0"LEVEL 2914'-5 7/8"SUBLEVEL 1894'-0"LEVEL 3923'-11 3/4"ROOF933'-5 5/8"1234567891011LEVEL 1 @ ENTRY903'-0"FIBER CEMENT SIDING, 6" EXPOSURE, WOOD LOOKFIBERGLASS WINDOWS; COLOR -BLACKBRICK VENEERBRICK VENEERMAGICPAK LOUVER -CUSTOM COLORBURNISHED BLOCK CMU AT EXPOSED FOUNDATIONPREFINISHED METAL COPINGALUMINUM GUARDRAILPREFINISHED BREAK METAL SILL & TRIM© URBANWORKS ARCHITECTURE LLC, 2017901 NORTH THIRD STREET, SUITE 145, MINNEAPOLIS, MN 55401CONSULTANT57*1.2.3&7=REVISIONSDATEPROJECT #PHASEDRAWN BYCHECKED BYSchematic Design / Site Plan Review04.25.2022348+47(43879(8.43 $0& ?5HYLW3URMHFW)LOHV? $&HQWUDOBSNQXWVRQ+6);'UYWELK RIVER | MN4/25/202220-0009SD / SPRAuthorCheckerBUILDINGELEVATIONSA302-MPPWMHI-IMKLXW3/32" = 1'-0"A302SOUTH ELEVATION13/32" = 1'-0"A302WEST ELEVATION2