Loading...
02-10-97 PC Agenda AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers February 10, 1997 7pm I. Approval of Minutes - January 13, 1997 II. Informal Public Hearing: Amendment to Planned Unit Development No. 72 -- Preliminary Design Plan -- Trevilla of Golden Valley Applicant: Unicare Homes, Inc. Address: 7445 Glenwood Avenue and 7505 Country Club Drive Golden Valley, Minnesota Purpose: To amend PUD No. 72 Trevilla of Golden Valley which would allow for the construction of a one-bedroom apartment, with a kitchenette, on the northwest side of the building and another one-bedroom apartment, with a kitchenette, on the south side of the building. -- Short Recess -- III. Reports on Meetings of the Housing and Redevelopment Authority, City Council, and Board of Zoning Appeals IV. Other Business A. Discussion with Mayor Anderson regarding cable-casting of Planning Commission Meetings B. National APA Convention in San Diego V. Adjournment . . . Minutes of the Golden Valley Planning Commission January 13, 1997 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair Prazak at 7pm. Those present were Commissioners Groger, Johnson, Kapsner, McAleese, Pentel and Prazak; absent was Lewis. Also present were Mark Grimes, Director of Planning and Development; Elizabeth Knoblauch, . City Planner and Mary Dold, Recording Secretary. I. Approval of Minutes - December 13.1996 MOVED by Groger, seconded by Pentel and motion carried unanimously to approve the December 13, 1996 minutes as submitted. II. Informal Public Hearing - Conditional Use Permit Applicant: McDonald's Corporation Address: 9315 Medicine Lake Road, Golden Valley, Minnesota Purpose: To consider a request for a Conditional Use Permit which would allow for the operation of a Class II Restaurant in the Commercial Zoning District Mark Grimes, Director of Planning and Development gave a summary of his report to the Planning Commission commenting that a conditional use permit is needed to allow a Class II restaurant in a Commercial Zoning District; the existing structure is considered non-conforming. Director Grimes noted that the McDonald's site is 1.9 acres in size. The restaurant has been on the site for some time. The drive-through window was added sometime in the 1970's. Director Grimes reminded the Commission that they had seen a similar proposal before them during the summer of 1996. McDonald's at that time was requesting to keep the existing restaurant in operation while the new restaurant was being built along side of the existing restaurant. This plan called for several variances. The Planning Co~ssion, Board of Zoning Appeals (BZA) and City Council denied McDonald's requests because of the extensive variances required. The City Council also denied McDonald's appeal regarding the BZA's.decision to deny its request. Director Grimes reviewed a new site plan which showed the construction of a 5200 sq.ft. McDonald's which includes a playland area to the front, facing Medicine Lake Road. He told the Commission that the existing facility would be tom down before construction started on the new restaurant. Mr. Grimes reviewed the new access plans noting that the access on the south side had been eliminated and replaced with a "one-way out" on Hillsboro, which is directly across from the access into the commercial complex across the street. He noted also that the applicant is Minutes of the Golden Valley Planning Commission January 13, 1997 Page Two . proposing an "in-only" closer to the intersection of Hillsboro and Medicine Lake Road. There would also be access from Medicine Lake Road onto the site. Mr. Grimes said that the City Engineer believes that any circulation problems would occur on the site rather than on public streets due to the adequate stacking lane for the drive-through. Director Grimes told the Commission that the issue regarding the submitted proposal is parking, in that the applicant is requesting a substantial variance from the parking requirements. Mr. Grimes said that the required parking for this size building is 148 spaces; the applicants are supplying 93 spaces. McDonald's believes that 93 spaces are adequate because of a parking study completed by SRF Consulting Group, for the City of Golden Valley, in the summer of 1996. The study revealed that with a 4800 sq.ft. building, 88 parking spaces would be needed at peak demand. The Board of Zoning Appeals will need to review McDonald's request for a parking variance at its meeting of January 28. Commissioner Pentel asked if their was a sidewalk along Medicine Lake Road. Director Grimes said there was and the City may add some sidewalk along Hillsboro due to the relocation of the bus stop further south, on the west side of Hillsboro. He also said that there is a sidewalk along Hillsboro on the east side. Director Grimes commented that the site plan shows parking stall size of9'x 18'; code requirement is 9'x 20'. The BZA will need to address this issue unless McDonald's submits new plans showing the required size of parking spaces. . Representative for McDonald's, Jerry Roper, told the Commission that new plans will be submitted regarding the parking space size. Mr. Roper introduced Tom Drews and Dan Borders, who work for McDonald's. Mr. Roper reviewed the site plan with the Commission noting the access points. He told the Commission that the square footage of this building was larger because of the extra storage needed for the new deluxe menus that were introduced last year. All space in this proposed building is on one level. The existing store has a basement of 1,695 sq.ft. for storage. Chair Prazak inquired about how the proposed building would .be different from the present restaurant. Mr. Roper told the Commission the new restaurant would have a playland area, which would face Medicine Lake Road. Commissioner Pentel questioned Mr. Roper on McDonald's willingness to continue a sidewalk to the relocated bus stop. Director Grimes noted that the City is trying to encourage sidewalks on all collector type streets and believes that there is an advantage at this particular location to extend the sidewalk to the bus stop. . . . . Minutes of the Golden Valley Planning Commission January 13, 1997 Page Three Chair Prazak asked how accesses on Hillsboro line up with those across the street. City Planner Knoblauch noted that the McDonald's northern in-access does not quite match up with the entrance into the commercial area. The southern out-access seems to line up with the access going into the commercial area on the east side of Hillsboro . Commissioner Groger asked the representatives how many patrons use the Medicine Lake access. Mr. Border answered that approximately 70% of traffic uses the Medicine Lake Road access. Mr. Roper noted that cars entering on Hillsboro will have to loop all the way around the building to use the proposed drive-through lane. Mr. Border commented that he believes this will help keep cars in their lane and more organized. Commissioner Johnson inquired if there would be room for cars to get out of the drive-through lane and go around; Mr. Roper answered yes. Commissioner Johnson said that she likes the points of access on Hillsboro. Commissioner Groger asked Mr. Roper if the submitted landscape plan was the fInal plan; Mr. Roper said yes. Commissioner Groger said he likes the idea of solid landscaping along the south side. Commissioner Pentel asked if a picnic table now exists near the bus stop. Mr. Border said yes and during the summer months the picnic area gets used quite alot. He continued by saying that if this particular area is bermed it would be difficult to keep the picnic table in this area Chair Prazak asked the representatives what projections McDonald's had for increased business with the new restaurant. Mr. Borders believes that the traffic increase to be approximately 10-15% and will occur primarily between 5 and 8pm, on weekdays, and during the weekends which will be spread throughout the day. Chair Prazak opened the informal public hearing. Charles Hoyum, Chairman of the Pheasant Glen Association commented that they had had the opportunity to meet with McDonald's and had no objections to the proposal. Mr. Hoyum did want to address the issue of semi-trucks parking on Hillsboro. Director Grimes asked Mr. Hoyum to address his concern to Director of Public Works Fred Salsbury, who can address the Association's concern. Chair Prazak closed the informal public hearing. Chair Prazak commented that he believes that McDonald's has responded to many of the objections of the surrounding neighborhood by improving access points and landscaping. Minutes of the Golden Valley Planning Commission January 13, 1997 Page Four . Commissioner Johnson said she was pleased with the new proposal. Commissioner Groger asked Mr. Roper how long it would take to demolish the existing restaurant. construct the new restaurant and be open for business. Mr. Roper believed the new restaurant would be open for business sometime in June. Commissioner Pentel noted the signage on the playland addition and asked if there would be any new pylons. Mr. Roper said McDonald's would be maintaining the pylon signs now existing on the site. Director Grimes added that McDonald's would need to meet sign code regulations. Commissioner McAleese concurred with what had been said. He noted his concern with the parking waiver being requested, but in this case it seems reasonable. Commissioner Groger believes the requested parking seems reasonable and is comfortable with the plan presented. MOVED by Pentel, seconded by Kapsner. Commissioner Pentel requested that a condition be placed in the CUP noting that additional sidewalk be built on City right-of-way to the relocated bus stop. The sidewalk should be constructed by McDonald's. The motion passed unanimously . to recommend to the City Council approval of the request for a Conditional Use Permit to operate a Class II restaurant in the Commercial Zoning District noting that the parking variance be approved by the BZA and that a sidewalk be built on City right-of-way to the bus stop. III. Reports on Meetings of the Housing and Redevelopment Authority, City Council and Board of Zoning Appeals Director Grimes reported on a BZA meeting concerning Liberty Carton and FluiDyne Engineering Corporation. He reviewed with the Commission an HRA meeting concerning Area AI, the closing on the Super Value building and the process to receive input regarding development of Area B. Commissioner Pentel told the Commission that the meeting she had attended on first ring suburbs has money available to help facilitate a planning process for suburban downtown areas. She said that Mayor Anderson would be contacted. Commissioner Pentel said that she would. get information to Director Grimes. City Planner Knoblauch reviewed with the Commission information supplied by Dave Trach for additions on his shopping center site. Director Grimes told the Commission that Hidden Lakes would be bringing in the application to amend PUD 45 soon. . . . . Minutes of the Golden.Valley Planning Commission January 13, 1997 Page Five IV. Other Business Chair Prazak. said that he would like to attend the AP A conference in San Diego. Commissioner Johnson said that she would be back-up ifhe was unable to attend. Chair Prazak asked that the minutes reflect the Commission welcoming Commissioner Kapsner back after recuperating from major surgery. V. Adjournment Chair Prazak. adjourned the meeting at 7:55pm. Jean Lewis, Secretary . . . MEMORANDUM Date: February 5, 1997 To: Golden Valley Planning Commission From: Elizabeth A. Knoblauch, City Planner Subject: Informal Public Hearing -- Amendment (No.1) to the Preliminary Design Plan -- Trevilla of Golden Valley P.U.D. No. 72 -7445 Glenwood Avenue and 7505 Country Club Drive - Uncare Homes, Inc., Applicant Background The Trevilla PUD was originally approved less than a year ago, in April 1996 (location map and PUD permit attached), to allow Unicare Homes to construct an assisted living facility (ALF) that will complement the existing Trevilla nursing home. Unicare's desire to have the buildings visually and functionally linked in a campus- like setting would have required several zoning variances if the PUD alternative had not been used. While a PUD allows greater flexibility of design for eligible developments than standard zoning does, the trade-off is a greater specificity in the designs that are ultimately approved. If a property owner wants to make any site changes that would not conform fully with terms contained in the PUD permit, a PUD amendment must be obtained. Work has begun on the ALF, but now Unicare wants to enlarge the building's size. The corporation also wants to amend its plans for a physical therapy room that will be added to the nursing home building at a later date. Both building footprints are shown on the site plans for the PUD, and those plans have been incorporated into the PUD permit. Therefore, even though the proposed changes are not major ones, Unicare needs to have the City approve an amended site plan. City Code does not provide a separate process for PUD amendments; they go back through the same process that was used to establish them in the first place. This is the preliminary plan stage for the Trevilla PUD amendment. At this time, the proposed changes are considered only for broad concept approval, and the applicant is given more specific direction as to what the general plan should include. The nature and extent of different amendments can vary considerably, but there are always some requirements of the basic process that do not apply to a particular amendment, simply because they aren't affected by the proposed change. The general nature and characteristics of the Trevilla PUD are not significantly affected by the changes that are proposed, so there is no need to rev!sit the question of whether the property qualifies as a PUD. The subdivision requirements of the process also are not applicable, because no change is contemplated in the previously platted PUD boundaries. . Details of the Proposed Changes A letter from Unicare's project architect (attached) summarizes the key changes for which Unicare is requesting approval. It fails to note a few other alterations that seem to have occurred since the original PUD permit was issued. Staff do not . believe the omissions were intentional. A complete list of proposed changes, based on staff review, is presented in the following paragraphs. Building Footprints (site plans attached) - Unicare wants to add 1,524 square feet of space to the ALF building, in the form of two single-story units that would be more like self-contained apartments than the typical ALF units. One would be at the northwesterly corner of the building, and the other would be at the southernmost corner. The northwesterly unit is at the same approximate location where Unicare previously contemplated a physical connection between the ALF and nursing home buildings; such a connection may no longer be a consideration. Of the two proposed units, only the southerly one would be visible from any adjacent residentially zoned properties. The southernmost corner of the ALF building would . come to within approximately 33 feet of the property line if the amendment is approved, while the standard zoning requirement for this type of use is fifty feet. The southerly apartment unit is one of two proposed site changes that would require a zoning variance if the property were not a PUD. The alteration proposed for the nursing home building would actually reduce its square footage. The City generally does not require plan amendments in cases where developers decide they want a smaller building, unless other aspects of the site plan or terms of the PUD permit are also affected. In this case, an alteration of the westerly driveway and bUilding access is proposed along with the reduction in size. No part of the affected area would be visible from adjacent residential properties. Parking - The project architect's letter notes that, since the overall number of living units in the ALF will not be increased beyond the originally permitted maximum of sixty, the amendment proposal does not reflect any additional parking. However, staff have found that the proposed site plan slightly reduces the number of approved parking spaces. The reduction occurs on the west side of the nursing home building. It appears to be the simple result of newer handicapped parking stall provisions rather than having any connection to the proposed building changes. During the original PUD plan review, Planning Director Mark Grimes calculated that . the development would need 173 parking spaces under standard zoning, but the PUD was approved with a 28 percent reduction, or 124 parking spaces. The proposed plan shows 122 parking spaces, which would require an additional . . . variance if this were not a PUD. Staff have no strong opinion on how much of a difference those two parking spaces will make on top of the already permitted reduction, but there does appear to be ample room for replacement of both spaces near the north end of the building if the City Council wishes to retain the earlier approved level of parking. Miscellaneous Paved Areas - The summary statistics included on the proposed site plan note a slight increase in the amount of paved area for parking and circulation. The exact location of the added paving is not called out elsewhere in the plan, but appears to be due to the redesign of the passenger drop-off area at the west entrance of the nursing home building and the elimination of a traffic circle at the southern end of the same building (reduced copy of original plan attached for comparison purposes). Both changes will provide better access for larger vehicles than the original plan offered. The southerly change might be visible from adjacent residential properties. Landscaping - The PUD permit identifies a particular landscape plan as being incorporated into the permit, subject only to specific changes that might be required by the Building Board of Review. There is no record of any such changes, and there is nothing in the submitted PUD amendment materials to make it clear that landscaping alterations are now being proposed to accompany the other requested site changes. However, staff have noted some minor discrepancies between the plantings shown on the currently proposed site plan and those on the originally approved landscape plan. The approved landscape plan will override any apparent changes reflected in the proposed site plan, unless the applicant makes a formal request for landscaping changes as part of this PUD amendment or unless the City Council decides to require additional buffering in the areas where proposed building and driveway changes could have an impact on adjacent residential uses. Adequate landscape buffering was a matter of special concern to adjacent residential property owners when the PUD was approved. Recommendation Staff recommend approval of the preliminary plan for amending PUD No. 72, Trevilla of Golden Valley. For purposes of proceeding on to the general plan stage of consideration, the applicant should be given instructions on how to address the parking and landscaping points raised in this report. Staff have no strong recommendations in either area. The options are as follows: . With regard to parking, the applicant should be instructed to add two more spaces to the proposed site plan if the City wishes to retain the previously approved number of 124 parking spaces for the site. The alternative is to accept the 122 parking spaces now shown on the proposed plan. . With regard to the landscaping, the applicant should be instructed to come back with a landscaping plan that is separate from the site plan if either the applicant or the City wishes to consider amending the previously approved landscape plan. Any such amended plan should highlight the exact alterations being proposed. If no landscaping changes are contemplated, no separate landscaping plan would be required. Whether changes are proposed or not, the site plan should either be amended so that its plantings match those shown on the landscape plan, or should include a note to the effect that any plantings shown thereon are for illustrative purposes only. Attachments: Location Map Permit for PUD No. 72, Trevilla of Golden Valley Letter from PDC Design Group, dated January 17, 1997 Preliminary Site Plan and Elevation Plan for proposed amendment Previously approved Site Plan . . . . . ~ (:. ' or! ~ . ~? .~-:s.. ~ ~.., '".~" I roo ~~lftqal,;"~?(~: : S .!.~~:. ....' i..- , r,o~1 ~:;': JC M.C(,9'.t1." ! I I~ .~ . N ~ b ~~HU Ti c::II c::II - ~ - 4U 4U - OC ~ Lil CIj c::II c::II ..0 N r- ;f\' , . \' '. ; . \ , -i \ ~, - ..... .... N . o , ,.,;r:oi, , 2 U~ = ,.. 50,-,,. <lrJ ~ C .c :I (j 1;"'. c :i- :I c3 4U "II <.I .... . ~ ,~ If) -~ ~ j,~. ~ ?~ O\'~ ~'~~ ~. ~ .. ~ ~~~ ZL . ON . a . n . cI 10 a~lS pasodo~cI ~ ,'., '" o't; .s .... -..,. Lv -a.nod" >- W --I ~ --I 3YVnos. c ': ~ .c .a " u . I 'J . Z oJ'ON 0' o~ l1J .. .. C . ~ . . ~ ,./ ~ 1:'1/.' 0 'h ';~I H Co Q~ I ~ t. (!) \, itlU ",,,.- 0, /" .. ~..;m "- ~ ~r~ ;.: . r:J' ~ l() '.. .- - (I) q: ~ , ... 0 1L -.. ~ ~, .... \'~ ... ::. , <l Cl ~'- () 0 'A. .. .... .... ~ :"" -=.~ " , . VZV1d ~ ~ .... '0 ... o. 11ft """'; .. ': ~....... ...., --..". A311V^ '. . <io~ " :. If" 'j ,filii 1 I:) . I 11.'.....:5 . c:. .a. I ~ ~! I .. I (,~ , , I ~:: . ~(:. , oS .. ..i o L"~ O'L" 1 I .~ "... . ! ;:i ... '~ ~! CI) i ~.=..- , .j ~ ~'( O"I.'E i; .~ '.. N t\ ~ ~~.. .~;. - O'L' - Cl! .1' , ~ o~,c ~ ~. c O~~i 9t . .. " N' N rt) :=:. g 0: ..,. me.. - .. .~= ~. 5 . 4 ''''''':', ;:--"'1 t'J~ , , ~,,: ':I~i.:- . t-j-"~ ~~ .l-r.. ...,. '",.!~... , " J , ~, , I I [1(: n'2~ ~: ';:'0.-" " .3' -tl- .. c i'~ZS ~ Trevilla of Golden Valley P.U.D. No. 72 City Council Approval: April 2. 1996 . City of Golden Valley, Minnesota Use Permit for Planned Unit Development Project Name: Trevilla of Golden Valley P.U.D. No. 72 location: 7445 Glenwood Avenue and 7505 Golden Valley Road legal Description: Tract S, REGISTERED LAND SURVEY NO. 935. Files of Registrar of Titles, Hennepin County, Minnesota. and Lot 47, "Auditor's Subdivision Number 322 Hennepin County, Minnesota", according to the plat thereof on file or of record in the offices of the Registrar of Titles and Register of Deeds in and for said County. . and That part of Lot 1, Block 1 lying Easterly of a line described as follows: . Commencing at the Northwest comer of Lot 1. Block 1, thence East along the North line of Lot 1 a distance of 60 feet to the point of beginning; thence South 01013'16" East a distance of 110 feet more or less to the intersection with the Southerly line of Lot 1, Block 1 and Lot 2, Block 1, Skyline Plaza, according to the plat thereof on file or of record in the office of the Registrar of Titles in and for said County. and That part of vacated 5th Ave. No. Skyline Plaza that lies Northerly of Line A and Easterly of Line B described below: Line A: Commencing at the Southeast comer of vacated 5th Ave. No. on the West line of Lot 3, Block 2, Skyline Plaza; thence North along the West line of Lot 3 a distance of 25 feet to the point of beginning; thence on a bearing of West 269 feet more or less to the intersection with Line B described below: Line B: Commencing at the Northwest comer of Lot 1. Block 1, Skyline Plaza; thence East along the North line of Lot 1 a distance of 60 feet to the point of beginning; thence South 01013'16" East to the South line of vacated 5th Ave. No., according to the plat thereof on file or of record in the office of the Registrar of Titles in and for said County. Applicant: Unicare Homes, Inc. . Address: 105 W. Michigan Street, Milwaukee WI 53203 Owner: Unicare Homes, Inc. . . . Trevitla of Golden Valley P.U.D. No. 72 Page Two Address: 105 W. Michigan Street, Milwaukee WI 53203 Zoning District: 1-3 Institutional Permitted Uses: 230 bed nursing home at 7505 Golden Valley Road and a 60-unit assisted living facility at 7445 Glenwood Avenue Components: A. 'Land Use Component: 1. The site plan, grading plan, and elevation design submitted to the City by Unicare Homes, Inc. and prepared by Rehder and Associates, Inc. dated 1/2/96 and a landscape plan prepared by Sanders Wacker Wehrman Bergly and dated 3/19/96, shall become a part of the PUD approval. These plans shall be kept in the official City files on P.U.D. No. 72 as part of the General Plan of Development1approval. 2. The landscape plan and final building plans for the assisted living facility shall be reviewed by the Building Board of Review prior to issuance of a building permit. 3. The addition to the nursing home and connection between the nursing home and assisted living facility may be built in the future if consistent with the Site Plan. B. Circulation Component: 1. Access drives, parking and walkways shall be constructed as per the Site Plan. 2. If there is proven to be inadequate parking on the site, the owner shall construct other parking on the site. This additional parking shall meet all setback requirements and be approved by the Director of Planning and Development. C. Subdivision 1. The final plat of Trevilla of Golden Valley P.U.D. No. 72 shall be filed by the applicant with Hennepin County prior to the issuance of any building permits. The applicant shall give the City proof of such filing. 2. The plat name shall include "P.U.D. No. 72". 3. The final plat shall be filed within six (6) months after the date of the Council action giving final approval to the P.U.D. Permit. Trevilla of Golden Valley P.U.D. No. 72 Page Three Services and Facilities . D. 1. The grading plan prepared by Rehder and Associates Inc. and dated 1/2196 shall become a part of this permit. All required storm sewer improvements shall be made only with the approval of the City Engineer. 2. Sewer and water service connection to the assisted housing facility shall conform to City utility standards. . 3. All trash containers shall be screened or placed within a building. It is hereby understood and agreed that this Use Permit is a part of the City Council approval granted on April 2, 1996. Any changes to the P.U.D. Permit for Trevilla of Golden Valley P.U.D. No. 72 shall require an amendment. Wttness: ..12(151 By: IfJll/O E: " 'IRE-C/o/! c 4--;9- 9~ . Title: Date: William S. Joynes, t/ I. I ' " . 1--1 ..r;/ ~ CITY OF , Witness: ~ /} ~ ' t IJ'.,l{ 11 ~ J ( By: Date: Witness: By: Date: Warning: This permit does not exempt you from all other City Code provisions, regulations and ordinances. . ~,~.~ 'I j 'I : I \ \ I ( \I ~" ~ i); ~ _/ ~-,<...,_. \~ . . ..: ~'..' -:::~~ -'~-::: :...... -' ", '.,' ~'" ~~ ,." l~t-~l.~)r-' :')E3:.~'-', . DESIGN GROUP January 17,1997 Plan Commission City of Golden Valley 7800 Golden Valley Road Golden Valley, Minnesota 55427 Project: Trevilla of Golden Valley Nursing Home & ACLF 7505 Country Club Drive & 7475 Glenwood Drive Golden Valley, Minnesota Subject: Amended P.U.D. - No. 72 - Project Description Dear Madams/Sirs: The proposed project involves two (2 ) single story additions to the Assisted Care Living Facility that is currently under construction. These additions would give the facility two' (2) 1- bedroom apartments with kitchenettes. Also, these additions further enhance the facility by giving future residence another choice in unit size and amenities. This proposal does not include the addition of any parking over the original amount. The original amount of parking was based on a facility with 60 units, however during the design the number of units was reduced to 58 in order to provide additional public spaces of the residents. The addition of the two (2) 1-bedroom apartments will bring the total back up to the originally planned 60 units. Thus we do not believe it necessary to increase the parking. The original P.U.D. also included a physical therapy addition to the existing nursing home. This future addition is still in the planning stages, however the footprint of the addition has changed as the plan has been developed. We have incorporated the new footprint in this submission. Please note that the size of the addition has been reduced by approximately 1 000 s.f. We believe these changes enhance the facility and provide additional services and options to the residents. We would appreciate your consideration of our request. Respectfully Submitted, Donald A. Olsen, AlA Project Architect cc: File Dave Lintz - Unicare 700 WALNUT RIDGE DRIVE HARTLAND. WISCONSIN 53029 414-367-7770