The URL can be used to link to this page

07-14-14 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, July 14, 2014 7 pm 1. Approval of Minutes June 9, 2014, Regular Planning Commission Meeting June 23, 2014, Regular Planning Commission Meeting 2. Continued Item — Informal Public Hearing — Minor Subdivision — Intersection of Noble Drive and Major Drive — Hanson Wood Shores — SU06-06 Applicant: George Wessin Address: Intersection of Noble Drive and Major Drive Purpose: The proposed subdivision would reconfigure the existing single family residential lot into two new single family residential lots. 3. Informal Public Hearing — Minor Subdivision — 221 Paisley Lane — Paisley Lane Woods — SU12-16 Applicant: LDK Builders, Inc. Address: 221 Paisley Lane Purpose: To reconfigure the existing single family residential lot into two new single family residential lots. 4. Informal Public Hearing — Preliminary PUD Plan Review— Trevilla Complex, PUD #72, Amendment#2 Applicant: Albert Miller Address: 7475 Country Club Drive Purpose: To convert the vacant 60-unit senior living facility into a 114-unit assisted living and memory care facility. 5. Informal Public Hearing - General Land Use Plan Map Amendment— 305 and 345 Pennsylvania Avenue South — CPAM-54 Applicant: City of Golden Valley Addresses: 305 & 345 Pennsylvania Avenue South Purpose: To change the designation on the General Land Use Plan Map from Low Density Residential to Medium Low Density Residential for the property at 305 Pennsylvania Ave. S. and from Mixed Use to Medium Low Density Residential for the property at 345 Pennsylvania Ave. S. 6. Informal Public Hearing — Property Rezoning — 305 and 345 Pennsylvania Avenue South — Z018-04 Applicant: Lake West Development, LLC Addresses: 305 & 345 Pennsylvania Avenue South Purpose: To rezone the property at 305 Pennsylvania Ave. S. from Single Family Residential (R-1) to Medium Density Residential (R-3) and to rezone the property at 345 Pennsylvania Avenue South from I-394 Mixed Use to Medium Density Residential (R-3) 7. Informal Public Hearing — Preliminary PUD Plan Review— Laurel Ponds, PUD #117 Applicant: Lake West Development, LLC Address: 305 and 345 Pennsylvania Avenue South Purpose: To allow for a 30-unit, detached townhome development --Short Recess-- 8. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 9. Other Business • Counci! Liaison Report 6. Adjournment This document is available in alternate formats upon a 72-hour request. Please call 7b3-593-8Q06(TTY: 763-593-39b$)to make a request. Examples of alternate formats may inclutle large print,electronic, Braille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission June 9, 2014 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, June 9, 2014. Chair Kluchka called the meeting to order at 7 pm. Those present were Planning Commissioners Baker, Cera, Kluchka, Segelbaum and Waldhauser. Also present was Community Development Director Mark Grimes, City Planner Jason Zimmerman and Administrative Assistant Lisa Wittman,�Commissioner Boudreau-Landis was absent. 1. Approval of Minutes ��#��ti��,� �� ,. May 15, 2014, Joint Planning Commission, Environmeri�al ��nmisS��n and Open Space and Recreation Commission Meeting °E��,r,z, : tr� �; �i.�,lr��. MOVED by Baker, seconded by Cera and motion��arried .unanirn�iUsly to approve the May 15, 2014, minutes as submitted. Commissianer Cera abstained from voting. ,,; 2. Continued Item — Informal Pub��c`Hea'ring -�Fi,r��l"�UD Plan —Tennant Company — 701 Lilac Drive No�h,— P!� 1_'�4 � �a r t:.:° Ey'"..p as��a '�i ��€�{# Y�� Applicant: Tennant Cor��ny � `�� < �� Address: 701 Lilac bi��v;e Noith Purpose: To allow for the consolidation of multiple properties into one parcel to enable inter'campus connections. Commissioner �,�gelt��r�;��,re��u�ed himself from this discussion. Zimmermar�s,ta�ed t}��t Tennant is seeking approval of their Final PUD plan which would allow th�m t��p�i'solid,�te`r`iiultiple parcels into one development site and establish inter- �� campus conne�c�ions. He stated that Tennant has created a master plan for its facility anrf<that this�urre�t# phase of the plan seeks to create pedestrian and roadway connections within the site. He added that Tennant has no immediate plans to construct new build�ngs, but they envision a three story, 45,000 square foot, office building in the future. Any future plans would also require City review and an amendment to their PUD. Zimmerman discussed the Fire Department and Public Works Department concerns during the Preliminary PUD process. He stated that Tennant has agreed to implement an approved Fire Access Plan by July 1. Also, prior to Final PUD Plan approval, they will provide a timeline for phased implementation of a Fire Protection Plan, install rain gardens as part of the walkway construction, install an underground stormwater filtration chamber within three years, demolish the vacant building located on Parcel 5 and remove the sanitary sewer up to the main. Minutes of the Golden Valley Planning Commission June 9, 2014 Page 2 Kluchka asked if all of the issues have been addressed or have timeline for when they will be addressed. Zimmerman said yes and added that the intent is to have any outstanding issues finalized by July 1. Waldhauser asked about the height limit for this property. Zimmerman noted that the height limit is 45 feet and that the applicant's future plans indicate a three story building which would not be allowed in this zoning district, however, since this is a PUD the future building proposal will need to come back to the City for a PUD amendment and the height of the building would be considered at that time. a1�� ii'.: Cera questioned the status of the homes that form an island in the �idt�kg of this�° . proposal. Zimmerman said he is not sure about the status of the I�omes. ': Baker asked if the proposed walkways and stairs would be enclosed; �immerman said no, and explained that the proposed sidewalks are not allowe�i,to k��,built��cross property lines, which is one of issues leading them to d��one rr1` ster"�Slar��ry�or their campus. ��,�; � �, �,� ,��„��:�<<� � ��w�D ^+tkM� CJ Fernandez, representing the Applicant, referr��d to a s�i� plan�and discussed the finro main sidewalk/stairway connections they ar� pro��sing. H��xplained that Tennant's office addition proposal was put on hold i� 2�d8, but��he n��d for the sidewalk connections is the impetus for applying,��r a PUD no�:��le`added that they will be doing several other constructions projects�s w�l�� e��k�e;�c�nditions of approval in the staff reports, including fire lane access,;re-strfping:of some of the parking stalls, new signage, a water main extension, a storrri��ter tr.��tmert�.system, and a few other projects. However, the will not be a� �� ` y ��,g��t�i�'m done by the July 1, 2014, deadline they were given and they would like9 ditid�al t�t�te to address these issues. He said Tennant is agreeable to escrowing rr��t��ey f,��`�`the wc�rk. z�,�4 �� Waldhauser asked i�the access points to the buildings will be accessible to all employees. Lar.ry Spe�rs, Te�nant`Company, said all of their buildings are accessible. Fernandez added that the'sidewalks themselves will not be accessible because of the grade and steep slopes. Waldhauser asked Spears if he thinks their employees will walk to each buifding' rathe�than drive. Spears said that is the intent and expectation. He added tha��the p�oposed`sidewalks are being added for safety as well, so employees wan't have'��i;wa�l�Qn the street. t,. , ;��, Baker aa ked h��uv many parking spaces will be lost as a result of the changes to the fire lane. Fer�i��i��z said approximately 35 spaces will be lost. Kluchka asked how that will affect their capacity. Fernandez said they currently have extra spaces, but losing 35 of them will "max them out." Baker said they will have to consider parking when they do the next phase of their development. Fernandez agreed. Cera asked for an update about the single family homes that are surrounded by Tennant's properties. Spears said they don't have any intent to purchase any of the homes. Baker asked if the homes interfere with their "one campus" plans. Spears said Minutes of the Golden Valley Planning Commission June 9, 2014 Page 3 no, the homes have been there for a long time and they are not an issue from their perspective. Michael Garant, 5540 Lindsay Street, said Tennant is metal stamping and dropping metal which echoes through the neighborhood beginning at 7:00 and lasting until 10:00 or midnight every day except on Saturday and Sunday. Zimmerman said he would follow-up regarding the complaint about noise. Kluchka said it is very relevant to the Planning Commission if Tennant is not following the City's noise ordinance. a,�; Randy Anderson, 5645 Lindsay Street, said Tennant has always been,a�very �`�s[�ectful company. He said he has heard noise too, but it is no different than,,a°tr�ain going by and it is not as distracting as the previous speaker stated. He said their°property is clean and looks great and he is supportive of TennanYs request. S e°` Seeing and hearing no one else wishing to comment, Kluchka closed the�Ublic hearing. ��. Cera stated that Tennant is not proposing to build a�yth'in��at�th�S�poinf;"they are just consolidating their properties into one parcel whicf��n�ak�s ser�se��fnd he is in favor of the proposal. Baker agreed. Waldhauser asked when this proposal will go to the.Bassett Creek Watershed Commission for their review. Zimmerm�i��said,Tennanf��ias�been working closely with the Public Works Department. He sta��d't}��;tl��ii��d�v�lopment will be a phased approach and the timing will be v�vr{�e��out.`'��:��p aldhauser said she wants to make sure the proposal gets to the Bassett=Creek 1(�ater�f��,d Commission and asked if staff will know the timing before this�roposa) gb��s to the�City Council for review. Zimmerman said yes. w; Kluchka said he thinks this �rQposal lines up with what a PUD should be. MOVED by Waldhaus�r, ��cpndei� by Cera and motion carried unanimously to recommend app��val st�k��ect to`�he following findings and conditions: � �� 3 �$h� Findm s; :�s� �� '�� s ; 1. The PU,Q p[an is tailbred to the specific characteristics of the site and achieves a higher q'�lityk4f site planning and design than generally expected under canventional provisions of the ordinance. 2. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes, trees, scenic views, creeks, wetlands and open waters. 3. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. Minutes of the Golden Valley Planning Commission June 9, 2014 Page 4 6. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Conditions 1. The plans dated April 25, 2014 prepared by LHB submitted with the application shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Fire Department to Mark Grimes, Community Development Director, dated May 19, 2014, shall become part of this approval. 3. The recommendations and requirements outlined in the memo frortl the Public Works Department to Mark Grimes, Community Development Director, dat�� May 2��2014, shall become a part of this approvaL � '` , �k 4. The implementation of the fire access restriping shall be cor�i�leted�prior�to Ftt�al PUD Plan approval. ��+� ` 5. The Applicant shall work with the Fire Department to reac�ti an a�reem�r�t regarding the timing for implementation of the Fire Protection Plan priar to a°�ap�;p�al of the Final PUD Plan. '' 6. The Applicant shall construct surface filtration�(�'�ili°�ardens} a�;part of the walkway construction authorized under the Final PUD plan. 7. The Applicant shall install a stormwater filtration chamber within three years of the execution date of the Final PUD Plan ,�r� � ' , , �� 8. The Applicant shall demolish the vacant bu�fding I�`c�'��on Parcel 5 and shall remove the sanitary sewer up to�rt�ig ri��in:pr�r��qe�pproval of the Final PUD Plan. 9. The Applicant shall submit a r��i'se#�f qarl�r�g plan that meets accessibility requirements with respect to the nurr�ber and location of handicapped parking spaces to the satisfaction of the}G�t}�';s Buil�ting Official prior to approval of the Final PUD Plan. 10.The Final Plat shall inG�ude "P.U.D. No. 114" in its title. 11.A11 signage must meet`�he re�}uirements of the City's Sign Code (Section 4.20). 12.This approval is ��bject�to°�ll"other state, federal, and local ordinances, regulations, or laws with authorrt� ��r��,this development. �ft, 3. InfQr��l P�ib��c �H�aring — Subdivision — 1001 Lilac Drive North — Golden Yall��'li+��ne��x SU12-15 ��, -, ,., . Applicanf: � Max Zelayaran A�idres��s: 1001 Lilac Drive North Purpose: To reconfigure the existing property which would allow for the construction of two new twin homes and one new single family home. Minutes of the Golden Valley Planning Commission June 9, 2014 Page 5 4. Informal Public Hearing — Property Rezoning — 1001 Lilac Drive North — Golden Valley Homes —Z012-19 Applicant: Max Zelayaran Address: 1001 Lilac Drive North Purpose: To rezone a portion of the existing property from R-1 Single-Family residential to R-2 Moderate Density residential to allow�#�ar the construction of two finrin homes. ,:: The Informal Public Hearing for Items 3 and 4 were combined as,v��s th�,�iscuss�on. ,, Zimmerman referred to a site plan of the property and explained #he applicant's proposal to subdivide the currently vacant lot it into five separate lots. One R-1 Single Family Residential lot would remain and four lots would be rezoned to R-�2 'Moderate Density Residential to allow for the construction of four ��tvvi°r��om� units:�'All of the proposed new lots meet the area requirements of�the sZi�ning ��; however, Lots 2 & 3 would be 116.43 feet wide instead of the require�lS120 feet�£The �'i�y is also requiring an additional 5-foot dedication of right-of-way to brin ,Lindsay��treet into compliance so the applicant is requesting an 8.57 foot v�r�an��:t��l ow th��width to be 111.43 feet. He stated that staff is recommending apprQ��l of tfiis pr��as it is compatible with the two existing finrin homes directly south.a��'t�s$��i�itl��Street and it is consistent with the density designated in the Comprehens�ive Plan. �� ,�x�� ,«,� ,,{ Kluchka asked if the property line �etuv��n the finio proposed R-2 lots could be moved further north in order to o��in ad�itior��l lot width. Zimmerman stated that the lot to the north meets the width reqt�ireme��`and�t��re isn't enough overall width to make both lots conform. �� a �� ,� Cera asked ab�ut th��har��Mi�a f�r.allowing Lot 2 to be smaller than required. Zimmerman stat�ed that.h�rdship doesn't have to be proven; the standard is to consider practical d�f��.�ulties:�Cer� questioned the process and asked which action has to happen first,��l��.�,�{I��ivision or the rezoning. Zimmerman stated that the two can be consider�;d concurren�ly.!' Seg�lbaum asked how many lots could be created if the property remained R-1 Single Family residen�ial. Zimmerman said there could possibly be three single family lots created. He;�dded that the applicant could also have one single family lot and 1 twin home lot. Grimes stated that the City Code requires each unit to have its own sewer and water. Also, in order for each twin home to have a separate tax I.D. number, there needs to be a lot line through the middle of the two units and a covenant agreement in place. Max Zelayaran, Applicant, stated he is proposing to have one single family home and two, two-family homes, but he is willing to be flexible and build two single family homes Minutes of the Golden Valley Planning Commission June 9, 2014 Page 6 and one two-family home. He stated that if he builds finro twin homes there will be a chance for more families to live here. Kluchka asked the applicant if he can sell the size of house he is proposing right next to Highway 100. Zelayaran stated that there is a sound wall and that it is a very convenient and peaceful area. Waldhauser asked about the steep grade of the property. Zelayaran stated that the single family home will be set back further on the property and that the �rad� of the property isn't going to be a problem. `� �� Kluchka asked the applicant if he plans to build the houses and t 6�n sell�tMem or�t� build custom homes, or to use the homes for rental propertiesx��`�laya��:n said t�t the homes will not be luxury homes. Baker asked the applicant if�wi��e��ie vaca�nt�lots or if he intends to build the houses. Zelayaran said he plans to builc� th��mgle,��a�nily home first and see what happens with the market after that ,; �� `" �� ,, � �, Cera asked the applicant if he had a neighborho�� m�eting. ��lay�ran said no. Segelbaum asked about the price of the proposed homes. Zelayaran said the homes would be $180,000 to $200,000. Segelbaum asked the applicant how long he has owned the property. Zelayaran said he has owned the property for ten years. Segelbaum asked the applicant why,w�� h��,�n't=dev��Q�ed the property until now. Zelayaran said the economy wa�xtpo�b��. �I��ichka asked the applicant when he wants to start construction. Zelayaran ��ated he`d lik°e�tq start construction as soon as he gets approval. ��;� � ` qae�9 �� t€ . F y Randy Anderson, 5645 L��dsay �freet,��d this property used to be a fire station and an area where kids played.� Ffi�E��aid the neighborhood is starting to turn over and there are no parks nearby, sa�he think� this property would be good for a park, not for homes. .a He said there i�.freew�y n��an� it is going to be loud. He said he understands development, bu� he is a��osed`to finro sets of twin homes because they become rentals wh��^�re r��i��.alw�ys the best thing. He said he is also concerned about the grade ofQthe`l�'t��1i��,��vin��cars backing out onto the frontage road. He said a neighbor�p�d��eeting`Vvould have been nice and that he would prefer a single family horr�e and �n� tv�in=home. �<<�; ��, Ronald Garant�','S540 Lindsay Street, asked how the drainage for this proposed development would work because it sits a lot higher than his property and he doesn't want to get flooded out. He said he doesn't have too much against the proposal, but it seems that the property isn't big enough for all that is being proposed, He reiterated that his main concern is the drainage. Michael Garant, 5540 Lindsay Street, said he is opposed to allowing two twin homes and he would rather see two single family homes and one twin home because there are already two finrin homes across the street from this property that aren't being Minutes of the Golden Valley Planning Commission June 9, 2014 Page 7 maintained. Kluchka asked Garant if the existing twin homes on Lindsay are rental properties. Garant said yes. Leo Anderson, 5625 Lindsay Street, said Lindsay Street is supposed to be reconstructed in 2016 and questioned if this proposal fits with those plans especially if the corner is straightened out. He stated that cars coming from the west screech around this corner and the lot to the north of this property is owned by MnDOT and doesn't get mowed. David O'Donnell, 1107 Welcome Avenue, said he doesn't like this pro��:ct. He s��d he doesn't mind single family homes, but this is creating a neighborhood df�rentals ��nd nobody is going to build their dream house next to a highway. H ��id he'�� also �n� � concerned about the traffic. .��,�� r�� Seeing and hearing no one else wishing to comment, Kluchka.clos�d the p�blic hearing. 9ad Kluchka questioned if this is the right place for R-2 �Qnin�:�Se�el�aum stated that generally, changes in zoning should be done with ldnger.�cang��nning, with Comprehensive Plan updates or when a property;can't be developed under its current zoning classification. He added that the area,surrounding this proposal is mostly R-1. Zimmerman noted that R-1 and R-2 zoned�pro��rl��are coi�sistent with the low density Comprehensive Plan designation. es�� _'_�°�� ,��,; Cera said he doesn't typically lik�''spof �On��g" or rezoning property for a specific development, but questioned if�u�lding.three hqmes in the $400,000 range would sell in this location. He stated that ther� are also many double bungalows that are owner occupied, not rentats. Kluchka agreed and stated that the City has stronger rental licensing laws than it has in the past. Grimes said he doesn't see this proposal as "spot zoning" because R-1 and R=2 properties are permitted in the low density category in the Comprehensive Plan� `�?,,, Waldhauser asked�the��l�ave �een staff discussions about straightening out Lindsay Street. Zir��te�mar��ic� rtot to his knowledge. :� �, � ,_. ��. � ' �a�� _ ;�� Baker asl'�ed if�a neighborhood meeting was held. Zimmerman stated that this application pre-d��d the City's new neighborhood meeting policy. Kluchk� asked>�bout the drainage concerns mentioned by the neighbors. Zimmerman explained'�t��t�the City has requirements about not adversely altering drainage during development. He said that a grading plan will be required during the building permit process. Grimes referred to the City Engineer's staff report and stated that each lot will be required to have separate stormwater management permits, and that the developer must be sure that existing drainage patterns are maintained without negative impacts. Waldhauser said it is encouraging that the houses are in a more affordable range, but the traffic at the corner concerns her. Minutes of the Golden Valley Planning Commission June 9, 2014 Page 8 Segelbaum said his preference would be to have the properties remain R-1 unless the applicant can show that the property is just not selling with the current zoning designation. Cera said there are other R-2 properties in this neighborhood and that this proposal may be a viable option. Baker said he agrees with Commissioners Waldhauser and Cera that it is important to provide a less expensive housing option. He said he appreciates the neighbor's concerns that these could be rental properties, but the City has no control over that. He added that he would have liked to have seen better communication with=t�e . neighborhood. Grimes suggested that a turnaround driveway area be added so cars don"t have to back onto Lilac Drive. Waldhauser asked how that requirement could be attached#o the property if someone builds there in the future. Grimes said the Gity can't require a turnaround driveway area, but it can be a recommendation i��4 , � '�� . MOVED by Cera, seconded by Cathy and motion c�r�ried��.tc� 1 �� recornmend approval of the Rezoning and Subdivision with Variance rp��t��s��;subj��ct��ci��he following conditions. Commissioner Segelbaum voted no a�� 1. A Variance regarding lot width is permitte��f�r}�o�2 allo�iiing it to be 111.43 feet in width instead of the required 120 feet. 2. The City Attorney will determine.if a tit�ew��ii�e�nt�is r�ecessary prior to approval of the final plat. �P 3. The "Declaration of Covenant$� Res��ctionsy��nd Conditions" shall be approved by the City Attorney prior to the ��t��n��y��'any building permits. 4. A park dedication fee �f$1,6' g s�all,be paid prior to approval of the final plat. 5. The City Engineer's m� or��um, tl�ted June 2, 2014, shall become part of this approval. �k, ��°� ,, s� j:, 6. A Subdivision De�elop�enfR�reement may be required. 7. All applicabl;e City'perrrtits shall'be obtained prior to the development of the new lots. 5. Informal Public,Hearing — Preliminary PUD Plan Review— Carousel Au'tomot�iles (Porsche Dealership) PUD #95, Amendment#3 � _, � �`�� Applicar�� `��fwin Cities Automotive (Porsche) �� R�� A��e�s: 9191 Wayzata Blvd. Purpose: To allow for the construction of a new Porsche building. Zimmerman referred to a site plan of the property and explained the applicanYs request to amend their existing PUD to allow for the construction of a new Porsche building in the existing parking lot located to the west of their Audi building. The proposed new building would be two stories with a footprint of 24,240 square feet. The first floor would be used for showroom space, sales offices, service areas and a car wash. The second Minutes of the Golden Valley Planning Commission June 9, 2014 Page 9 floor would be for employee facilities and parts storage. He showed renderings of the proposed new building and noted the fa�ade would be similar to the existing Porsche building with silver aluminum panels in front and grey precast panels on the sides and rear. He referred to the parking on the site and explained that there are currently 636 parking spaces. This proposal shows a reduction of 64 spaces for a total of 572 parking spaces. The applicant is also proposing to have 51-67 parking spaces in the "triangular lot" located across the street and up to 30 display spaces located entirely within the 35 foot front yard setback area along Wayzata Blvd. He added that the impervious surFace area will increase slightly (69.9% to 74.8%) with this proposed amendmertt and the lighting levels will exceed the maximum allowed under City Code across the sife, Baker asked how far the lighting level is above the City Code req��reme�it�,Zimrr��;rman stated that the Code requires lighting levels not to exceed a m��`�murr�r�f 2� ,: ; footcandles; current levels are as high as 73 footcandles Ur��er�h��;�i�oposed=new lighting plan, the maximum levels would be 56.2, which is low�r, but still ab�ve the maximum allowed. � �P�, $.;�, _�� K. ,�� Nguyen Hoang, Baker and Associates, architect f�r the project, st.ated they realized that for a comparable price they could construct a new building instead of the previous proposal (Amendment#2) to remodel the existing Porsche b�ilding. He said the fa�ade will be the same as their previous proposal exce�t for the north farade which they are planning on modifying to match the oth��r three �ides of°the building. He explained that placing the display area in the front s�tb�i�� a��°�Iqng Wayzata Blvd. will allow for better traffic flow and fire access ��i� �1I hav� pervious pavers as requested in their previous proposal. He noted tha��other d�alersfii�s in the area have the same or smaller front yard setback areas, wi�k� �1��pl�y��rs parked there. He referred to the "triangular" lot across the street and s��ted tN�t tFi�y{would like to use that area for employee parking and he would likeTt��ha�{�;�further:conversations with staff about adding a crosswalk in this location. H� ��,ferred to the lighting levels and asked that their property be grandfathered in because tFieir properties are one PUD and it would be difficult to get the lighting lev�l down to �Q fqotcandles. ,;� Segelbau�,,� ��ferred�:�o th� lighting in the "triangular" area and asked if the current light poles e�eri ��d��h�y Fi�ight of the existing wall. Hoang said they are not planning on modifyin�=�e`°��i��ting on'the "triangular" lot. Segelbaum asked if they are planning on re-doing th�;lighfii�g on the entire site. Hoang said they want to focus on the west side of the;propert�with this new proposal. He said they are trying to make the lighting consistent on the entire site and they've already reduced the lighting significantly. He said eventually he thinks the site will be re-lit, but he doesn't want this new proposal to look different than the rest of the development. Waldhauser asked Hoang if they are adding new light poles. Hoang said they want to reuse the ones they have. Segelbaum asked about the use of the existing Porsche building. Hoang said it will probably be used as an expanded portion of Audi and Porsche, but it won't be used for sales space. He added that there are strategic reasons they are leaving the existing Porsche building where it is and building a new one. Minutes of the Golden Valley Planning Commission June 9, 2014 Page 10 Segelbaum asked if the "triangular" parking lot can't be used for employee parking if they will have enough spaces on the other parking lot for employees. Hoang said he thinks the existing parking lot can be reconfigured to keep the employee parking on the main parking lot. Kluchka opened the public hearing. Seeing and hearing no one wishing to comment, Kluchka closed the public hearing. Waldhauser questioned condition #5 in the staff report regarding the relca��tian of parking spaces along the front setback area. Zimmerman clarified that�k�e prop�sal indicates parking spaces and display spaces in the front yard setback, and he is�= �� suggesting the parking spaces be relocated out of the front yard=:s�t�acfc'��rea. � a��, s. �� Kluchka asked why staff is proposing that the lighting levels�� fM�:n�;�►v`�construction area be brought into conformance, but not the rest of the site:�i�irnr�t��,rman��'�id he is suggesting lighting levels on the proposed new portion:of the s�i!� be �rought into conformance as a way to start addressing the issue,,6aker a�re�d thaf the ambient lighting has got to be brought down, and the issue�ne'e�� to sfar� ��ing addressed. Kluchka suggested adding a condition of appro�r�l that st�°�.s that�the applicant should work on bringing the lighting level down, but.he t�iinks it wot��d look haphazard to force the applicant to bring the lighting level do�ni�i��rtrjust°��ne s�c�ion of the property. Cera suggested giving the applicant a timefrarC�e in ��ich tb��`irrg their lighting levels down. � °<<��,. Segelbaum said he is not convinced th�t.th�°"triangular° lot should not be used for employee parking and he would like that decision to be left up to the applicant. Waldhauser said there is also concern``about noise in regard to the use of the "triangular" lot. She said she thinks em�.loyees parking there could be more disruptive to the neighbors. Grimes add�d that� he is concerned about the safety of employees crossing the street ir�,that locatib`n. 2��k E�§x MOVED by Ba��r to,appr��#��es�pplicant's request with all eight staff recommendations:as sta#ed in tlie staff report. Cera suggested the motion be amended to say that�,pandition:�#6 r��uires lighting levels within the entire PUD be brought down over a period;o�`'fiv� years: Baker said he would be okay with that amended motion. Waldhauser,�aid �he is not sure that condition #5 regarding the relocation of the parking spac�s within ��e fi�ont setback is possible. Segelbaum agreed, and stated that many other lo��in the°area allow parking in the front setback area. Waldhauser asked if Baker's rriatir�n could be amended to delete condition #5. Baker said he is okay with that amendment. The amended motion was seconded by Cera, and approved unanimously subject to the following findings and conditions: Minutes of the Golden Valley Planning Commission June 9, 2014 . Page 11 Findinqs 1. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes, trees, scenic views, creeks, wetlands and open waters. 3. The PUD plan includes efficient and effective use (which includes preservation) of the land. �� ° 4�P"�� 4. The PUD Plan results in development compatible with adjacent us��°and is : consistent with the Comprehensive Plan and redevelopment pl�ns xarad goals ;; 5. The PUD plan is consistent with preserving and improving the��+�nera�'� �ealth, safety and general welfare of the people of the City. 6. The PUD plan meets the PUD Intent and Purpose provisic�n and all other PUD ordinance provisions. �� 4 ��F Conditions ��, 1. The plans prepared by Baker Associates and,�briii�t�d v�iith #�� application on May 8, 2014, shall become a part of this approval��x� ''i,�� 2. The recommendations and requirements�outli��d in the'ir�emo from the Fire Department to Mark Grimes, Commun�t��e�ap �,en��irector, dated June 2, 2014, shall become a part of this approval; .� �C 3. The recommendations and requ��nen�.s,pt��r�e� an the memo from the Public Works Department to Mark Gr�ie�tes", �,ori�tt'a,unity Development Director, dated June 3, 2014, shall become a part��if this �pprov�l� 4. Parking in the lot south of Wayzata��oulevard shall be limited to inventory vehicles. Employee parking in �his area;wilf r�ot be permitted. 5. The lighting plan shall �e rev��ed to�ring the lighting levels of the entire site into conformance wit�t,the requ��ei�nents of the City's Outdoor Lighting Code (Section 11.73) within a period of five:years. 6. All signage must meet th� Ceguirements of the City's Sign Code (Section 4.20). 7. This approval is subject to atl`other state, federal, and local ordinances, regulations, or law� u�i�hz authQrity over this development. ;: s: ��_ "�' --Short Recess-- .�. 6. ��,,Repor�,s�aon�iVleetings of the Housing and Redevelopment Authority, City ��+�unci��Board of Zoning Appeals and other Meetings „ No reports were given. 7. Other Business Baker said he would appreciate and overview of the City's approach to zoning and he would like to have a proactive approach to zoning. He asked how the City plans for a diverse housing stock. Kluchka said he thinks the right time for that discussion is during the Comprehensive Plan update process unless the City Council directs them Minutes of the Golden Valley Planning Commission June 9, 2014 Page 12 differently. Council Member Snope stated that the City Council has had discussions about starting the Comprehensive Plan updated process sooner. Kluchka reported on the first Community Center Task Force meeting. • Election of Officers and BZA Liaison Segelbaum suggested that the Commissioners rotate turns being the BZA liaison. The Commissioners agreed that the Vice Chair of the Planning Commission,.wc��l� be the official BZA liaison, but that they would rotate going to the BZA meetirt��. � 1 MOVED by Waldhauser, seconded by Baker and motion carried ;�rianim��i��ly to ;�: continue the current slate of officers for another year (Kluchka��;s Chair; Cer`�,asA�Iice Chair, Segelbaum as Secretary). ��- �'n �€d�"�� '''�� °I if� � �'E �� r�� ?�� • Council Liaison Report ��i�� ; �1 ,�� :, ��, No report was given. ��° 8. Adjournment The meeting was adjourned at 9:54 pm. � ;�e,;r, f,, t.,,,�. �v ;rrr � � �� !, ;k �;,: t ' ��_, eF, E�; x,�, �'�N �: ; Charles D. Seg�lbaui�t� S��r��i�� Lisa Wittman, Administrative Assistant � �� ,��< °;. y Regular Meeting of the Golden Valley Planning Commission June 23, 2014 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, June 23, 2014. Chair Kluchka called the meeting to order at 7 pm. Those present were Planning Commissioners Baker, Boudreau-Landis, Cera, Kluchka, Segelbaum and Waldhauser. Also present was Community Development Director Mark Grimes, City Planner Jason Zimmerman and Administrative Assistant Lisa Wittman. 1. Approval of Minutes May 28, 2014, Regular Planning Commission Meeting MOVED by Cera, seconded by Baker and motion carried unanimously to approve the May 28, 2014, minutes as submitted. 2. Continued Item — Informal Public Hearing — Minor Subdivision — 221 Sunnyridge Lane — Kate's Woods — SU08-11 Applicant: David Knaeble Addresses: 221 Sunnyridge Lane Purpose: To reconfigure the existing single family residential lot into two new single family residential lots. Zimmerman reminded the Commissioners that this item was tabled at the March 24 Planning Commission meeting because it was discovered that the language regarding lot width in the Zoning Code and Subdivision Code did not match. Since then, the applicant has revised his plans to meet the requirements of both codes. He explained that the applicant is proposing to divide his property into two separate lots. The existing home would remain and a new home would be built on the proposed lot to the north, Both lots will have 80 feet of width at the front yard setback line per the Zoning Code requirements and 80 feet of inean lot width per the Subdivision Code requirements. Lot 1 would be 10,467 square feet in size with a mean width of 109.8 feet and Lot 2 would be 11,038 square feet in size with a mean lot width of 84.2 feet. He stated that he was contacted about some concerns regarding water run-off and stated that those types of issues will be addressed when there are specific building and grading plans submitted for review. He added that he met with some of the neighbors in the area and they expressed concern about tree preservation and the orientation of the proposed new house. He stated that because the proposed subdivision meets the requirements outlined in the City Code, staff is recommending approvat. Kluchka asked if there are private covenants on this property. Zimmerman said no. Segelbaum referred to Section 12.50 of the Subdivision Code regarding conditions for approval or denial and asked if this request meets these conditions. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 2 Zimmerman stated that all of the requirements have been met. However, there is some concern by the neighbors that the second point in that section regarding the lot being buildable due to excessive wetness is not being met. Cera asked if there can be conditions placed on the Commission's recommendation. Zimmerman stated that conditions can be attached on non-residential property; however, it is less clear if conditions can be placed on residential property. Kluchka stated that many of the issues are addressed during the building permit process. Kluchka asked if there is anything leading staff to believe that there is a problern with water on this property. Zimmerman stated this proposal might help make the water situ�tion better than the existing conditions. Baker asked Zimmerman if he did the width calculations. Zimmerman said he understands conceptually how the calculations were done, but suggested that the applicant could more clearly address the specifics. Baker referred to Section 12.50, Subdivision 3(G)Gwhich��tates that subdivisions may be denied if they adversely affect adjacent land uses. Zimme'rman explained that that language only applies to nonresidential property. ��' Boudreau-Landis asked if the current property.owner subdivided the property to create the current 207 Sunnyridge Lane property;,Zirrimerman `s�id no. David Knaeble, Applicant, stated'that th�:'Minor Subdivision he is proposing meets all of the City's requirements and that the Planning and Engineering staff is recommending approval. He stated that the median lot size on this street is 10,200 square feet and that approximately 70% of the lots are'less than 11,000 square feet in size, so what he is proposing will fit in nicely with this part of the neighborhood. He stated that they will be removing 24% of the trees on the;property which is fewer trees than the 40% allowed by City ordinance.''Me stated that they will be reducing the water run-off to the adjoining property to the narth and making the existing situation better. He stated that he did not do the original subdivision of this property, but he bought his house knowing he could split it in the future.. He said he preferred the original plans he submitted, but that this proposed layout wifl also work and he is open to suggestions. He added that he grew up in this area and has lived�her� most of his life and wants his kids to grow up here too. Baker asked Knaeble if he currently occupies the existing house. Knaeble said yes. Segelbaum asked Knaeble to explain the handouts he gave to the Commissioners. Knaeble explained that one of the maps illustrates several other subdivisions done in the area in the past and that what he is proposing doesn't break from what has been done in the past and won't drastically impact the neighborhood. He referred to the other maps he handed out and discussed the distances between the houses. Between his existing home and the home to the south there is 28 feet, between his existing home and the proposed new house to the Minutes of the Golden Valley Planning Commission June 23, 2014 Page 3 north there will be 33 feet and between the proposed new home to the existing home to the north there will be 66 feet. Cera asked about the dimension of the narrowest point of proposed new lot. Knaeble said it is 65 feet at that point. Baker referred to the lot width calculations and asked Knaeble to help him understand those calculations. Knaeble stated that width can be a length weighted average or an area weighted average. He said he felt an area weighted average is a better way to review the property because it is closer to the true width. Waldhauser asked Knaeble if he would prefer not to have so much frontage and t#�e severe angles that are necessary to make the lot meet the width requirements} Knaeble said he doesn't have a preference. Kluchka opened the public hearing. Angelique Struyk, 235 Sunnyridge Lane, said there is a vision of law density for this area and she proposes that by making these smaller and smaller lots we're getting away from that vision. She said David Knaeble mention�d that the lots in this area range between 10,000 and 11,000 square feet, but he is only Ipoking at one street when the actual block has lots that are at least twice that size and there is one lot that is three times that size that she fears will be subdivided in the �uture. S�e said°sfie is not happy that the width of the lot where the actual house is being p�oposed to be built is only 62 or 63 feet wide. She said there has been a lot of fine tuning and.t1��nipulation to try to make this an 80-foot wide lot and she doesn't think the Cc�de�was d�signed for this and there needs to be a way for the Planning Commission to say this'�� ridiculous. She said the Code that we have allows for reasonable development ��d th�t'this proposal may meet the requirements as it stands, but it is not responsible. She referred to the discussion about this proposal making their drainage better and said her sump pump runs all the time because they have the lowest property on the!block and they have run-off from three or more adjoining properties. Putting a new house and a driveway will add more impermeable surface, and water runs downhill to her property. She said she has not had any water in her basement in the 10 or 11 years she has lived;in her house and'' she wants some assurance from the City Engineer, in a concrete form, thaf she will not be adversely impacted by the building on this property, because she can guarantee they will have more run off and that does not make her happy. She said this properky is a very heavily forested piece of land with a lot of tamarack trees and mature trees and,the plans she reviewed said they will be removing approximately 40 trees just where the driveway and house would go. She referred to the tree preservation requirements and asked where any required new trees would even fit on this lot. She discussed the erosion potential when the existing trees with their root systems are taken away and added that there is a severe slope on the property, contrary to what staff has said. She said she doesn't know where kids are going to play on this proposed new lot so the vision the applicant has of raising a family in this new house isn't going to work. She said the applicant is probably not going to live in the proposed new house in the future, and there is going to be erosion issues and foundation damage and she is going to be left to look at it from her Minutes of the Golden Valley Planning Commission June 23, 2014 Page 4 back yard. She added that the proposed new house will also be perched above her, and overlooking her house. Joanie Clausen, 2516 Lee Avenue North, said she is coming before the Planning Commission with great concern as a citizen of Golden Valley. She asked if the City is just going allow houses to be put wherever they can find a spot. She said this proposal may, on paper, look like it will fit fine, but you have to look at the terrain. She said Mr. Knaeble lives up on a hill and the water is not going to run up to his house, it is going to affect the neighbor down below and she feels the City needs to protect that neighbpr�1��# already takes the water run- off from two other neighbors. She said she is con�erned a�out the person that buys the new house in this wet area, and about creating problems for�existing home owners in the area as well because they have had drainag� proble�s. She said when the trees and roots are taken off of the huge hill there will be prQblems. She s�id it might meet the lot requirements, but we owe it to the current property awners and the neighborhood, because the whole look of the neighborhood is changing. SMe asked the Planning Commission to seriously consider not approving this �ropos�L Tammy Pulver, 105 Meadow Lane North, said nobody likes change. She asked why there is an 80-foot lot width requirement, how narrow is t�o narrow and what shape of lot can be built on. She said it might be premature to talk abt�ut this pr�posal before the upcoming lot width and depth discussion. She said this proposed (c�t is too narrow and the City should make a commitment to put in any needed,drainage. John Wetzel, 120 Meadow Lane:North, said"i� is his understanding that the applicant is going to build a new house and sell the existing house. He said he is concerned about 24% of the trees being removed. Ne said he'pays a lot of taxes and questioned if the taxes will be divided between the two new property owners. He asked what percentage of the properties are land and what.pe�r�entage is structure because many of them bought their properties because af the lot s`ize, the convenience and the schools and they are going to lose a lot because ofi;this propo�al. Mark Dietz, 207 Sunnyr�dge Lane, said the house behind his had a lot of water in their back yard, so they got a pwmp and started to drain all of the water toward Angelique and Damon Struyk's house and floaded their shed so they had to stop. He said when he purchased his property h� re-designed his house three times in order to maintain the trees, and he is cor�cerned about the integrity of the neighborhood. He said there are beautiful 50-60 year old trees and t�ie City really needs to consider what they are doing to their neighborhood. Jim Kuzzy, 4125 Poplar Drive, said he questions the calculations regarding the lot size. He said it seems that maybe the tail is wagging the dog because the developer is coming up with the numbers, and the City is struggling to figure out how the developer came up with his calculations. He said he doubts that an hourglass shaped lot is what the Code writers had in mind when they put the Code together. He asked that the numbers be re-calculated by the City, not the developer. He said his lot is large in size and he pays a lot in taxes and is disappointed to see the gradual deterioration of the neighborhood, and this is not the quality of neighborhood he bought into 23 years ago. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 5 Eva Jensen, 4010 Roanoke Circle, said she bought in Tyrol because she values the environment which is reinforced and sustained by the lot size. She said she is very concerned about this proposed development because they are a buffer of the park and their neighborhood creates a dark zone, and dark skies. She said the proposal might work to the letter of the law, but she is concerned about the manipulation of the numbers regarding lot sizes in Tyrol. She stated that the average lot size is 17,000 square feet when the smaller lots in North Tyrol are included. She said she is also concerned that the developer is in the position of dictating the numbers. Bob Lang, 401 Meadow Lane North, said he is concerned about the ane size fits all subdivisions he's been seeing especially since the Meadow Lane and Glenwood site was broken up into four lots. He said it has only been recently that he's'seen it taken to this degree and he doesn't think one does fit all. He said the City needs ta t'ake a sfi�p back and not just say yes to subdivisions just because the property car��be.�ubdivided. ��J Pam Lott, 220 Sunnyridge Lane, said her issues aren't��sonal and t�e.��roposal won't affect her home per se. She said loves Golden VaUs� and wants to keep it pastoral. She asked the Planning Commissioners if they have ever seen a lot sh�pe designed the way this one is on purpose, or if there is any reason far the proposed lot to be shaped this way other than to manipulate the City. She said when Sunnyridge Circle was developed the City assured everybody there would be no prablem with water drainage and they were wrong because everybody has more water problems than they'did before. She asked the Planning Commission to consider if they want Colden Valley to,be like Brooklyn Center or Edina and if they want large lots with impres5ive hames:c�r a neighborhood full of "ticky-tack." Gary Rowland, 4541 Westwood Lan�,'said Tyrol is really an extension of Wirth Park by design and no two houses were built at the same elevation. He said they have a neighborhood association that is excited to work with the Planning Commission to make sure the Wirth/Tyrol area is pratected. He said that South Tyrol has not protected its area and the houses are right on top o#; each other. He added that he is also concerned about the "magic math" being applied. John Wetzel, 120 Meadow Lane North, asked the Planning Commission to share the requirernents listed in the Subdivision Code regarding conditions for approval or denial so he can determine how relevant or not they may be. Peter Knaeble,:6001 Glenwood Avenue, said he has heard several people talk about the deterior�tion of'the neighborhood which he takes umbrage to and thinks is a little over- exaggerated. He said this is a unique neighborhood, and adding a single lot, after a number of past developments, is not going to deteriorate the entire neighborhood, the area will remain unique. He stated that there was no manipulation of the lot measurements and added that the applicant is required, as part of the application process, to do the calculations for the City's review. Henry Pulver, 105 Meadow Lane North, said there has been an explosion of development in their area. He said a standard Iot size might work great for the majority of Golden Valley, but Minutes of the Golden Valley Planning Commission June 23, 2014 Page 6 if North Tyrol is carved into pieces there are going to be some crazy looking lots, and a lot of unhappy neighbors. He told the Commissioners to drive by the Meadow Lane and Glenwood site and see what they think about that development. He said it looked good on paper and fit the requirements of the Code, but he thinks it looks odd and doesn't fit in with, or improve, the neighborhood. He said he knows staff is trying to expedite the developers concerns, but asked that the Planning Commission take into consideration the neighbor's concerns, and what these changes will do to North Tyrol. Mark Dietz, 207 Sunnyridge Lane, referred to the developers looking back in #ime as to how things were subdivided, but it is nothing like how they are being subdiuicfed in the neighborhood right now. He questioned if it is not the responsibility of tFie.,City to protect Damon and Angelique Struyk, and their view, and their million d�llar house �nd ��ked if there is any responsibility to protect the people that pay taxes. Todd Ereth, 240 Meadow Lane North, said he was the last to subdivide a one acre lot into two lots, not little pieces of land. He said when he first moved in�o to his house the drainage issue was so bad he had to call mosquito control. He said the;run-off exists, and there are health and safety issues, and they are losing so much of what makes Golden Valley a wonderful place to live. Matt Pavek, 510 Cloverleaf Drive, said when peQple came forth with a subdivision request that meets all of the Code requirements �t shou[d be approved. Those are the laws and rules, and everyone lives under the s�rne r�Jes. H� said one person getting a group of neighbors together to bash on th� person wh�;is trying to subdivide their property is not in the spirit of the ordinances either. :He r�ferred to the comments about trees being removed and said that no one, including d�velopers, wants to cut trees down, and he can guarantee that every other home in #he area'had 'to remove tress in order to build their houses too. He said that it is not accurate to say that the eharacter of the neighborhood will be ruined by cutting down a couple of trees,in order to build one new home. He referred to the slope and drainage of the subj�ct property;;and said the City Engineer is an expert who can be trusted more than an amateur who',do�sn'`t really understand how things drain. He said he heard David Knaeble sfate that fhe drainage will be better after the subdivision because it will be engineered ta divert water away from the low spot. He said he can't say the problems will be solved, but he wor�'t b� allowed to make it worse. He referred to the shape of the proposed new lot and noted that it looks weird in part, because of the new lot width definition it is required to meet, ar�d the fact that the existing house is there. He said he doesn't think the shape of the lot is relevant or will affect the way people live on their property. He referred to the question that was asked about being like Edina or being like Brooklyn Center, and said he would rather be like Golden Valley. Edina has more has more lot splits and reconstruction right now than any other City in the state, and Brooklyn Center is not getting million dollar homes built. He said the overarching theme is that Tyrol is being ruined by subdivisions which he would agree with if all of the lots could be split. The reality is that there are only a few lots left that can be subdivided under the current rules, so if the concern is that the neighborhood is going to be ruined over a few new lots, in a neighborhood of hundreds of lots, it just doesn't make sense. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 7 Tammy Pulver, 105 Meadow Lane North, said she taken aback by the disrespect, labeling and stereotyping of her neighbors. She said she is not here to bash anybody, and the issue is not just this one lot, it is about what will happen to all the subsequent lots if we don't have standards that the City is making sure developers are following. She said she hopes all developers will want to leave a legacy that protects the heart and soul of Golden Valley. Bob Lang, 401 Meadow Lane North, said that the comment that there are just a couple of lots left in Tyrol that are able to be subdivided is wrong, there are about 35 lots that meet the criteria to shoe-horn in a 10,000 square foot lot. Angelique Struyk, 235 Sunnyridge Lane, referred to the back corner of t`he proposed new garage and asked the Planning Commission to look closely at the dimensic�ns of tflat garage and whether or not it meets the rear yard setback requirements. Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing. Kluchka asked if there are any guarantees or accounta�ility if the drainage does get worse. Zimmerman referred to the City Engineer's mema and ex�lained t�at it is difficult to give guarantees at this point because the applicant hasn't submitted a grading plan, and won't until the building permit process. Grimes reiterated that the �pplicant will be required to submit a grading and erosion control plan, and the City will not allow drainage to negatively impact the neighboring property. He added that the City' systems are also not designed to the recent levels of rain we've received. KiWGhka ask�d what guarantees, or recourse the neighbors have if the drainage daesn't work.'`GCimes explained that the plans are done by licensed, registered, professional engineers and surveyors, and that the City Engineer will require modifications if necessary. Kluchka said it is not the Planning Commission's purview to evaluate drainage plan�. Baker asked if this is just the way it has always been done, or is this the right way to it. He s#ated that there is no public opportunity to comment at the decision making point. Kluchka noted that not every property owner needs to come before the Planning Commission.and Council with their proposal, but everyone does have to do a drainage plan. Baker said.maybe those neighbors aren't as savvy as these neighbors, and said the larger question is if the Planning Commission should look for ways to slow down development. Kluchka said that would be a Council decision. Waldhauser agreed that it would be mare appropriate to discuss that at a different meeting. Cera added that the Planning 'Comrnission has in the past recommended rain gardens and things to help mitigate drainage issues. Grimes stated that many subdivisions are almost administrative as long as they meet the requiremenfis in City Code. He added that everyone is protected by the same codes. Kluchka referred to the comments about tree removal and stated that a tree preservation plan will be required. Baker stated that he heard a lot about tamarack trees on the property but he didn't see any tamarack trees on the plans, so he is wondering about the legitimacy of the plans submitted. Zimmerman said a tree preservation plan will be required during the building permit process. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 8 Kluchka referred to the question about why lots are required to be 80 feet in width. Grimes said the 80-foot width requirement takes into account the building area, and the setback areas. Kluchka referred to the question regarding if the applicant will build, and sell the proposed new home, or if he will live in it and said that is not the Planning Commission purview. Kluchka stated that regarding property taxes, they are based on an overall value determined by Hennepin County. Grimes added that there is a land value and home value. Kluchka asked who provides the lot dimensions. Zimmerman stated that the applicant is required to provide the calculations, and based on his estimates and reviews what the applicant submitted makes sense. Baker asked if it is really correct that th�;appliaant is required to provide the numbers, or if the City just delegates that the applicant because it's convenient. Grimes stated that applicants are required to show th��;C��y that they meet the Code requirements. Waldhauser referred to the rear yard setback requ��e,nts�ar�d �sked if 20% of the lot depth is required across the entire lot. She also asked i�"'the garage on the proposed new home meets the rear yard setback requirement. Zimmerman explained that the applicant's initial application showed the 20% measurernent taken at every depth, however the Zoning Code says it should be a consistent number across the lot and this revised plan does show it that way. Baker said an important question to answer is if just because a lot can be subdivided if the City should say yes. Segelbaum stated,that the Planning Commission is the finder of fact and to determine if those facts rneet wf�at the law requires as dictated by the City's ordinances, as interpreted by the �ourts, and the City Attorney. Baker asked if there is a question of reasonableness invalved. Segelbaum said if the ordinance language says "within reason" then there are judgment calls. Baker said he doesn't like the proposal, but he doesn't find that he has any license to deny it. Cera said this proposal is sort of a gerrymandered lot whereas most other subdivisions have a more reasonable shap�.Waldhauser said the doesn't personally like the shape of the proposed new lot, but �greed that part of the reason it is oddly shaped is because the discovery was rnade of the inconsistencies between the Zoning Code and the Subdivision Code. She saiti the,�pplicant would like to move forward, and he has come up with a proposal that rneets the law in spite of their reservations about it. She said that issues needs to be considered neighborhood-wide or city-wide, not lot by lot, but the City is constrained by what can be approved, and the Planning Commission can't change the code at this meeting. Baker said this one lot stands out as being uniquely weird, and he proposes that this is the last one they approve. Waldhauser stated that the applicant isn't asking to do anything that isn't allowed. Segelbaum agreed, and added that the neighbors can create their own covenants around subdivisions or get organized and suggest an overlay district of some sort. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 9 MOVED by Waldhauser, seconded by Kluchka and motion carried 4 to 2 to approve the minor subdivision subject to the following findings and conditions. Commissioners Baker and Cera voted no. Findin s: 1. Both lots of the proposed subdivision meet the requirements of the R-1 Single Family Zoning District. 2. The City Engineer finds that the lots are buildable. 3. The addition of the new lots will not place an undue strain on City u�ility systems. 4. The drainage and utility easements shown on the preliminary plat are accepfiable. Conditions: 1. The City Attorney will determine if a title review is necessary prior to approval of the final plat. 2. A park dedication fee of $2,930 shall be paid before final plat approval. ' 3. The City Engineer's memorandum, dated March 17, 2Q14, shall became part of this approval. 4. All applicable City permits shall be obtained prior to the development of the new lots. Cera said he voted against this proposal because:h,e doesn't know if this subdivision will adversely impact the neighbors, because of a precedent issue and that this is not a reasonable design for a lot. He said it will encour�ge more gerrymandering to be done in the future. He added that he has no pro�l�m a��ll'with st�bdividing property in areas when the house fits, but he doesn't want ta squeeze houses in just because they can. 3. Continued Discussiom�Regarding Lot Width and Lot Depth Zimmerman reminded the Commission that they discussed this item at their May 28, 2014, meeting. He said there are two main issues, the first is the differences in definitions of lot width,and lot depth between the Zoning Code and the Subdivision Code and the second is the c�ncern regarding "irregular" lots. Zimmerman explained that the Zoning Code defines lot depth as the mean depth between-the front and rear lot lines, and the lot width as the mean width measured at right angles to the mean depth. Also, the Zoning Code, in all of the residential zoning districts except for the Single Family R-1 zoning district, measures the lot width at the front setback IFne. Zimmerman explained that the Subdivision Code defines lot depth as the shortest distance between front and rear lot lines measured at right angles to the street right-of- way, and the lot width as the minimum distance between the side lot lines measured at right angles to the lot depth at the minimum building setback line. Zimmerman stated that when he reviewed the history of the definitions in the Zoning Code and Subdivision Code he realized that as far back as 1960, the definitions in both codes included language stating that the width of the lot is measured at the minimum Minutes of the Golden Valley Planning Commission June 23, 2014 Page 10 front yard setback. He discovered that in 2004, the phrase "at the minimum front yard setback" was inadvertently struck from the Zoning Code when an unrelated ordinance was approved. Zimmerman said that based on past precedent, ease of interpretation and administration, conformity with neighboring communities, and review of homes built under the current application of lot width as defined by the Subdivision Code, Staff suggests a revision of the definition of lot width within the Zoning Code in order to continue to review subdivision requests in a consistent manner. The specific �hanges in the Zoning Code would be as follows: The definition of width would be �'The minimum required horizontal distance between the side lot lines measured at righit angles t4 the lot depth at the minimum front yard setback line." The language regarding 1�uildable lots would be amended to read as follows: "...In the R-1 zoning d,istr.ict a pl�tted lot of'a minimum area of ten thousand (10,000) square feet and a minimum width of eighty (80) feet at the front setback line shall be required for one (1) single family dwelling," and the definition of lot depth would be clarified to read as follaws: "The mean'horizontal distance between the front (street) line and the rear lot line m��st�red at a ninety (90°Z deqree anqle from the street right-of-wav. Zimmerman discussed several other possible reqwirements that could be considered in order to regulate the width and/or shape of proposed lots in subdivisions including: requiring the lot width to be maintained for a certain percentage of the lot depth, portions of lot width less than the minimurn required width would not count towards the total required lot area, finding the depth by rr�easuring from the front midpoint to the rear midpoint. At the midpoint of the depth a minimum lot width must be met, or requiring an irregular lot test where the formula P2/A = X is used to determine if a lot is "too irregular." � Segelbaum said he would like t�e City to be able to have some certainty when reviewing subdivision requests, and questioned if new software is needed. Waldhauser said she is comfiortable with developers providing the information and calculations. Baker said he would like tc� know how many subdivision requests the City receives per year, and the cosfs involved, including staff time. Segelbaum referred to the "irregular lot" test and said he is concerned that the focus will just be about npt allowing irregularly shaped lots. Cera said the "irregular lot" test could just be one more consideration in the process. Zimmerman showed the Commissioners a map of lots in the Tyrol area that could possibly be subdivided. Cera noted that all of the lots have homes on them. Segelbaum asked if the lots shown on the map would meet the mean width test. Zimmerman said it would depend on how lot lines were drawn. Kluchka questioned how many of the lots shown on the map would not be able to subdivide even if small changes are made. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 11 Cera said he thinks a combination of the requirements that Zimmerman suggested might work to eliminate irregular lot shapes. Waldhauser questioned if irregular lot shapes is an issue. Cera said that requiring an average lot width negatively impacted the lot they discussed earlier, and that he is hearing a consensus among the Planning Commission to make the lot width definition in the Zoning Code and Subdivision Code match, but to also research ways to address the problem with irregular lots. Boudreau-Landis asked if a formula of some sort would supersede the existing` ; conditions for approval or denial in the Subdivision Code. Segelbaum said he thinks a formula would be in the Zoning Code, not the Subdivision Code. Cera questioned if any of the requirements are state statutes. Waldhauser said she would be in favor of keeping the languag� in both cp�es requiring lots to be 80 feet in width at the front setback, and requiring tha��hat w�;c�h be kept for 50% of the depth of the lot. MOVED by Cera, and seconded by Waldhauser t'o recommend approval to amend the Zoning Code to state that a minimum width of eighty (80) feet at the front setback line shall be required. Also, staff will research �dditional oppartunities to address irregularly shaped lots. Segelbaum asked if the motion should also include staff's recommendation regarding lot depth. Cera agreed to add language to the mofion stating that the average depth should be measured perpendicular to the street right-of-way line. Segelbaum said he would (ike to see ex�mples of Golden Valley properties. Kluchka said he would like to see some historical examples. Baker said he would like to see further research regarding lot depth. Kluchka clarified that the motion is to recommend approval to amend the Zoning Code to state tha� � minimum width of eighty (80) feet be required at the front setback line, and to have staff bring back language defining average lot depth, and to do additional research ''on lot'width and irregularly shaped lots. The vote was unanimous. --Short Recess-- 4. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Kluchka reported on the tour of community centers that the Community Center Task Force took at their last meeting. Minutes of the Golden Valley Planning Commission June 23, 2014 Page 12 5. Other Business • Council Liaison Report No report was given. 6. Adjournment The meeting was adjourned at 10 pm. Charles D. Segelbaum, Secretary Lisa Wittman, Administrafive Assistant ci�y ��f �,��. �� .� Plannin De artment �+`c�. ��T - - g p - 763 593 8095/763 S93 8109(faxj � . „ w_.. . � ._„< , . .. :.�t �� v»,��.�.�,.r ,� . .. . Date: July 14, 2014 To: Golden Valley Planning Commission From: lason Zimmerman, City Planner Subject: Informal Public Hearing on Preliminary Plan for Minor Subdivision of Wessin Property (Hanson Wood Shores)—George Wessin, Applicant _�� : .�� !�� , �� ;� ,� ��,.� � �:: � ; ' ��;: �� ,��.. �r_s�.�_ Summary of Request George Wessin is proposing to subdivide his 4.08 acre property located south of Major/Noble Drives and west of Sweeney Lake and reconfigure the existing single family residential lot into two new single family residential lots. City Code requires that each new lot be a minimum of 10,000 square feet in the Single Family Residential (R-1) Zoning District. Lot 1 to the northeast would be 80,344 square feet and Lot 2 to the south and west would be 97,433 square feet. City Code also requires that each lot have a minimum of 80 feet of width at the minimum front set back line. Lot 1 would have 80 feet of width and Lot 2 would have 87 feet of width. As proposed, the dimensions of both of the newly created lots would provide an adequate building envelope for development. Background This proposal was before the Planning Commission on March 24, 2014, and was tabled to allow the property owners involved a chance to work out an agreement regarding the construction of a public road to the west of the subject property. Staff inet with all parties and while the potential for an arrangement was considered, in the end the Applicant withdrew from the conversation and decided to return with his original proposal. A slightly revised site plan was submitted on July 2, 2014, that locates the two proposed single family homes slightly closer to Noble Drive, reducing the length of the driveways. The length of the driveway for Lot 1 would be 145'; the length of the driveway for lot 2 would be 335'. Qualification as a Minor Subdivision The proposed two lot subdivision qualifies as a minor subdivision because the property located south of Major/Noble Drives and west of Sweeney Lake is an existing platted lot of record, the proposed subdivision will produce fewer than four lots, and, as proposed, it would not create need for public improvements (such as street construction). The applicant has submitted the required information to the City that allows for the subdivision to be evaluated as a minor subdivision. Staff Review of Minor Subdivision Staff has evaluated the proposed lot subdivision request as a minor subdivision. As previously indicated, the proposed subdivision would create two lots in the Single Family Residential (R-1) Zoning District. The Applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a preliminary plat displaying the two lots after the subdivision. These documents provide the City with the necessary information to begin the evaluation of the proposed minor subdivision. As discussed before the Planning Commission on March 24, Section 12.20, Subdivision 1, of the City Code requires that land for right-of-way be dedicated when subdivisions adjoin unsubdivided land. The City has informed the Applicant that 30' of land along the western edge of the property is needed to construct—in combination with an existing 20' driveway—a new 50' public street which would allow access for future development. The Applicant has refused to dedicate the land. City Engineer Jeff Oliver has submitted a memorandum dated July 10, 2014, regarding recommendations from the Public Works Department concerning this request. It covers the new public street and cul-de-sac, sewer and water connections, stormwater management and grading, tree preservation, and public improvements and special assessments. Requirements set forth in Mr. Oliver's memo are included in the recommended action of this subdivision. Now-retired Fire Chief Mark Kuhnly submitted a memorandum dated March 14, 2014, regarding comments from the Fire Department concerning this request. It covers fire access to the two lots as proposed by the Applicant. The construction of the new public street and cul-de-sac would help alleviate concerns from the Fire Department. New Fire Chief John Crelly has reviewed the Applicant's revised plan and continues to have concerns about providing fire protection to the home on Lot 2. The City Attorney has reviewed the two legal opinions provided by Scott Lucas, apparent attorney for the Applicant, and disagrees with the conclusion that the City must approve the subdivision application without the dedication of right-of-way related to the new public street. Qualification Governing Approval as a Minor Subdivision According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations governing approval of minor subdivisions with staff comments related to this request: 1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the appropriate zoning district. Both lots of the proposed subdivision meet the requirements of the Single Family Residential (R-1) Zoning District. 2. A minor subdivision may be denied if the City Engineer determines that the lots are not buildable. The City Engineer finds that the lots are buildable. 3. A minor subdivision may be denied if there are no sewer and water connections available or if it is determined by the City Engineer that an undue strain will be placed on City utility systems by the addition of the new lots. A preliminary utility plan must be provided that better illustrates a feasible extension of sewer and water to the new lots. 4. Approval of the minor subdivision may require the granting of certain easements to the City. The City requires the dedication of right-of-way to accommodate the extension of a public street and a cul-de-sac. Additional easements are required as outlined in the July 10, 2014, memo from the Public Works Department. 5. If public agencies other than the City have jurisdiction of the streets adjacent#o the minor subdivision, the agencies will be given the opportunities to comment. No other public agencies have jurisdiction over the streets adjacent to the site. 6. The City may ask for review of title if required by the City Attorney for dedication of certain easements. If the minor subdivision is approved, the City Attorney will determine if such a title review is necessary prior to approval of the final plat. 7. The minor subdivision may be subject to park dedication requirements. If the minor subdivision is approved, a park dedication fee of$20,800 (2%of estimated land market value) shall be paid by the applicant prior to final plat approval. Recommended Action The City requires the submittal of a Preliminary Utility Plan for review which may or may not give rise to concerns regarding the feasibility of providing water and sewer service to the new lots. This submission and evaluation should be completed prior to consideration for approval. Regardless, due to the lack of the dedicated right-of-way required for the construction of a public street and the associated utilities, Staff recommends denial of the proposed minor subdivision. Attachments: Location Map (1 page) Memo from Fire Chief Mark Kuhnly dated March 14, 2014 (1 page) Memo from City Engineer Jeff Oliver dated July 10, 2014 (5 pages) Planning Commission Minutes dated March 24, 2014 (6 pages) Letter from Scott M. Lucas, Olson and Lucas, dated July 8, 2014 (3 pages) Revised Site Plan dated June 27, 2014 (1 page) Site Plans dated February 19, 2014 (2 pages) � �d�� p i f815 � ____..-. TRN pl%12 t825� t . ' i if".x3 � PI�� ' > isaa �s» � � iexe .. ��s��p�ll�l�� (oz a `� � � i�to - �oo i ,� � � �� ' � ta�UOv iu �uioi�i� i � a ..._. �� .,�� ia�s i t uxo iais�'� � r � E r ,'.�u`�'i �. a . iam �Wrm�a� ��,(` iaue„ � „m �: 7780 „--�.--'" \ . � � � +e t62Q�� t i �'k+rtffiii 1GAN � ,,,., sv." \ �, ' � - ��;�. taoa� �.. tstr � ��p inus i , �,��.: � �� .. 497t�i4Sfli \�� 1701 -.) �.. . ; �. x.. . . .{�,�� • " . ' , 7 . . �� "„„,.� ��. i 810 t "",,. � ��C � : 1� 7Gt7 *'--�._,.�/ ( „ «•—!.,�....r^ i i f � � f � • � ��o� '�� ;�"�; Subject Property �, "�" � ..�� . ��`-'�—�; � /p � � � . reay_� r,+'' tsao . tuaa . .t.r � '^�...�.� i ; uua..F asez � .. ��.. il i�4 r' :i :/'" ail�� ( i i � ' _� tcs4 � i� � ��' � �+ i� i: i � yttlrWxlveW : ' ��. � � e8 i i ii iii ��i ��i�� . ..�.._ t$i9 iBJ9� i �i�i ��i� kh��t��"��}b . 913 .. 7 � ._,-. - �� IdCr��. ��asm avoi�. . � . � ; � p tsza � � � i��i ili�� 9��w�bp�ii�G I��, � _ � ia¢a �eae ;. rti�Nih'�� hd��d�p��,o��,��!�� °"�y�' � '" . �� G �� (ini f iHpiG � ��il��s" d � � . „_ � °t41a i�� i��14 ..�ai��i`�^'��r��l��'�� i�G� . i5ii � � 1110 i6� � � -^ � �**� i5(K � > 15'10�. .. �� .. �xrp tSat� faas. �� t � ""`��` � � -..�___'"'_.�. �.su ass :�„ � . .� \ ��: _ � � isoi' � F? 1 ...i � ` '-.- , � '' .° .--^ `. ;'" � . , � � _.._..,�..�„a..—•, . "��- `" t � � . �� '".., v�� `r �4 • T „--�.,_y„ �. YI[9&Uul&>i 3.��.%�1� '� � ^v,� w as�� , "�'`� �. 1 % ``,� � �, ��„ m� , ia¢n� ��o y ��, 1 r i� '� - ._ � "�•�a \ 1.qp�� rJ `�� t.i55� ��, ' I Y455 � �� ..� Z "�,.". . 193\` �`.�. � � .... `,�� "`�ti'' 7� � 1R4M10� 7448 `t� �.\ � .,.-'' �, �: . � � ��' �� T�ri� �k� tau � �'�. „r; �"� �das� ti . , .w ' n,p�. � . . . � ..._. ._ �. . �.. _ ., .. . ',. i '�;. �� .� � , - ; �� Fire Department ��3-ss�-so��/��-ss�-so�� (fax} Date: March 14, 2014 To: Mark Grimes, Director of Community Development From: Mark Kuhnly, Fire Chief Subject: Minor Subdivision - Wessin Property (Hanson Wood Shores) The Golden Valley Fire Department has reviewed the minor subdivision plans dated 1-30-2014 for the Hanson Wood Shores project. Listed below are the fire department comments. Note: This is the third or fourth review of a proposed project for this area. The biggest challenges facing the fire department are the very lengthy driveways, the distance to a water supply and our ability to turn around and get back to a public street. Typically the fire department will park on the street in front of a house and lay a 200 foot pre-connected hose which will reach ALL interior points of a home. Successfully fighting a fire in a building that does not have any "built in fire protection systems" boils down to early identification of the fire, prompt fire department response and quick deployment of ample amounts of water to combat the fire. � 1. Lot 1 as proposed does not meet the requirements of Minnesota State Fire Code. The following need to be addressed: a. The private driveway is approximately 230 feet in length. A fire road that exceeds 150 feet shall be provided with an approved turn around. b. The drawing does not detail the clear width of the private road (appears to be 12 feet wide) and to what standard the road will be constructed to. 2. Lot 2 as proposed does not meet the requirements of Minnesota State Fire Code. The following need to be addressed: a. The private driveway is approximately 390 feet in length. A fire road that exceeds 150 feet shall be provided with an approved turn around. b. The drawing does not detail the clear width of the private road (appears to be 12 feet wide) and to what standard the road will be constructed to. If you have any questions, please contact me at 763-593-8080 or by e-mail, mkuhnlv�« �oldenvallevmn.gov ��ty a�� olden MEM� ORANDUM � . �Tc�, �.'� Public Works Department 763-593-8030!763-593-3988(fax) � , , t,.,.z, <.. .� 3 P';�..�s"�"r.;�..:�'�:.��;�..'��`> �,.tk €-:,� ..�. ; '--��: �',::.`��`�+-.�,�: . ,��'��,s%.�''r�e. �'..�� '� . . '��s�i . . . . . � � m:., �.a..;�.�. �' Date: July 10, 2014 To: N�/lark Grimes, Community Development Director From: Jeff Oliver, PE, City Engineer Subject: Subdivision Review of Hanson Wood Shores we r.,�. �.��. �� - . ;�� : ,��. h �_�.��. �,�:��, ��,.��.� . :;� Mr. George Wessin has submitted an application for a minor subdivision of his property located on the west side of Sweeney Lake, immediately south of Noble Drive and Major Drive. The proposed development includes splitting the existing 4.08-acre parcel into two lots with frontage on Noble Drive. The preliminary plat submitted for review indicates that the parcel is approximately 3.1 acres in size above the Ordinary High Water Level (OHW) of Sweeney Lake. A Subdivision Agreement that outlines the Developer's obligations will be required for this development. Preliminarv Plat and Site Plan As discussed above, the proposed subdivision includes splitting the existing parcel into two single-family lots with frontage on Noble Drive. The Developer will be required to obtain a City Right-of-Way Management Permit for the installation of driveway aprons onto Noble Drive. There is an existing 20-foot wide parcel immediately adjacent to the property being considered for subdivision that is owned by the property owner immediately south of the subject property (1801 Noble Drive). The property at 1801 Noble Drive has an existing home on it and the 20-foot wide parcel serves as the access to that home.The owner of 1801 Noble Drive has met with City staff several times and has submitted concept plans for the subdivision of that property. Based upon preliminary review of these concept plans, it appears that the 1801 Noble Drive parcel can be subdivided into two or three conforming parcels. In addition,there is a portion of Lot 3, Block 1 of Golden View, which was approved by the City in the fall of 2012, and additional properties located to the west that may be developed in the future. The Golden Valley City Code, Section 12.20: Minimum Subdivision Design Standards, Subdivision 1. Street P/an, outlines Developer requirements to extend streets through a property being developed to make provision for the proper projection of streets through to the boundary between parcels to allow for subdivision of the adjacent, undeveloped property. Because the G:\Developments-Private\Hanson Wood Shores\REV_Subdivision Review 071014.docx property owner at 1801 Noble Drive has indicated his desire to develop his adjacent parcel,this development must comply with Section 12.20 of the City Code. Therefore, the Developer of the proposed Hanson Wood Shores must dedicate street right-of- way to provide for the logical extension of streets to the adjacent parcel. In addition, it is this Developer's responsibility to extend public streets, sanitary sewer, watermains and storm sewer within this subdivision to provide those services to the adjacent property. Based upon the above discussion,the preliminary plat for Hanson Wood Shores must be revised to include the dedication of 30 feet of street right-of-way along the western property line. The property owner at 1801 Noble Drive will be required to dedicate the existing 20-foot wide parcel as street right-of-way at the time of development to provide a total street right-of-way of 50 feet. In addition, both Developers will be required to dedicate additional right-of-way to provide for the construction of a cul-de-sac at or near the common property line. The determination of the location of the right-of-way for a cul-de-sac must be reviewed by City staff and must be acceptable to both Developers. The proposed plat must be modified to include the dedication of drainage and utility easements consistent with the Subdivision Ordinance.This includes 10-foot wide easements on all plat boundaries and 12-foot wide easements centered on internal property lines. Because the development is adjacent to Sweeney Lake, the preliminary plat must include drainage and utility easements which incorporate any wetlands on the lake shoreline, and must accommodate the floodplain for the lake. Therefore,the preliminary plat must be revised to extend the proposed drainage and utility easement over the portion of the property within the lake and extend to an elevation of 833.5 mean sea level, which is the regulatory flood protection elevation as outlined in the Subdivision Ordinance, and/or to a point 10 feet beyond any wetlands located on the lakeshore, whichever elevation is greater. The Developer will also be required to dedicate conservation easements along the shore of Sweeney Lake as discussed later in this review. Utilities There is an existing 16-inch diameter sanitary sewer that is located partially within the 20-foot wide parcel immediately west of the property proposed for development. This trunk City sanitary sewer extends from the west and flows northward along Noble Drive, and is not located within the subject property. There are no existing sanitary sewer services extended from this main to provide service to the property being developed. The City holds a 10-foot wide sanitary sewer easement (Document 3144805) over its 16-inch sanitary sewer. The preliminary plat submitted for review does not include the location of this sanitary sewer easement and must be modified to include the easement. The Developer has submitted plans that indicate that sanitary sewer services will be extended from the City's trunk sanitary sewer at a point within the right-of-way of Noble Drive. These proposed sewer services are long and include direction changes. The length may result in G:\Developments-Private\Hanson Wood Shores\REV_Subdivision Review 071014.docx , elevation issues to provide service to the lower levels of the new homes, deposition of solids and other long-term maintenance issues for future property owners are likely to result from the length and direction changes. The developer should demonstrate that other sanitary sewer service locations are not feasible for the proposed lots, including installation of services into the parcels from the existing 16-inch City sanitary sewer. Consistent with the discussion of extending public streets to the undeveloped properties to the south and west of this proposed subdivision, the developer must submit a utility plan that includes extension of City sanitary sewer, water and storm sewer to the adjacent properties. There is an existing 6-inch diameter watermain located within Noble Drive adjacent to this property with adequate capacity to serve the proposed development. However, there are no existing water services to the subject property. The Preliminary Utility Plan must include the location of water services to each of the properties. However,the extension of water services to the proposed lots in this development should be from the watermain to be installed as discussed earlier in this memorandum. The new homes within this development must be compliant with the City's Inflow and Infiltration Ordinance prior to issuance of Certificates of Occupancy for the homes. Stormwater Management and Gradin� This development is within the Sweeney Lake sub-district of the Bassett Creek Watershed. Based upon the size of the development, review by the Bassett Creek Watershed Management Commission (BCWMC) is not required. However, if the individual Grading Plans for each lot include any grading or land-disturbing activity within the floodplain, those plans will be subject to the review of the BCWMC. This staff review assumes that each lot will be custom-graded at the time of home construction. A City Stormwater Management Permit will be required for each lot, before the start of construction. A Stormwater Management Plan meeting City standards is required as part of each permit submittal. This development is subject to the City's Floodplain Management Ordinance due to the presence of the floodplain for Sweeney Lake. The lowest floor and lowest openings of new principal and accessory structures must be a minimum of two (2)feet above the base flood elevation to ensure adequate flood protection. In addition, City and BCWMC requirements prohibit the placement of fill within a designated floodplain. According to the preliminary plat submitted, there are no proposed impacts to the floodplain of Sweeney Lake. The individual Stormwater Management Plans submitted for each lot must also ensure that these provisions are met. The Developer will be required to provide a wetland delineation report for review prior to approval of the final plat. If it is determined that wetlands are present,the easements discussed earlier in this review must cover the wetlands and provide for the installation of a 10-foot wide vegetated buffer upland of the wetland limit. If it is determined that wetlands are present, staff reserves the right to require additional protective measures as part of the final plat. G:\Developments-Private\Hanson Wood Shores\REV_Subdivision Review 071014.docx Sweeney Lake is listed as impaired for nutrients on the Federal List of Impaired Waters and a Total Maximum Daily Load (TMDL) study was completed by the Minnesota Pollution Control Agency and BCWMC. The TMDL study identified several best management practices that would help to protect and improve the water quality of Sweeney Lake. One of those best management practices is a vegetative buffer along the shore. As part of the approval of this development, a 10-foot native or natural vegetative buffer is required to be established along the lake and wetland to protect and improve the water quality of Sweeney Lake. The buffer should be designed in a manner consistent with the City's Stormwater Management Ordinance, which allows a corridor for property owner access to the lake. The buffer must be a minimum of 10 feet in width and should be shown and described on plans submitted with the final plat. As an additional requirement, each property owner must grant and convey to the City a permanent conservation easement,to ensure that the buffer is preserved and maintained into the future. The property owner will be responsible for ongoing maintenance of the buffer. The maintenance requirements will be included in the text of the conservation easements. Because each homeowner will determine the location of their access corridor,the conservation easements must be based upon customized legal descriptions. The legal descriptions and surveys illustrating the easements must be submitted by the Developer to the City for review and approval. Signs or posts designed to City standards must be placed in the field to clearly mark the boundary of the conservation easement areas. No permanent structures will be allowed in the conservation easements or the access corridors, and no outside storage will be allowed within the conservation easement areas. Stairways, docks, and sand beaches may be allowed within the access corridors, provided they are consistent with the Minnesota Department of Natural Resources (MnDNR) guidelines and permit requirements, and the provisions of the Wetland Conservation Act. Work below the OHWL may not occur without a permit from the MnDNR. The conservation easements must be drafted by the City, signed by all parties, and recorded at Hennepin County, before Stormwater Management Permits are issued for new construction. The Subdivision Development Agreement will specify that an escrow must be posted by the Developer in an amount sufficient to cover the establishment of the buffer per plan and the maintenance required for two additional growing seasons. Tree Preservation Plan This development is subject to the City's Tree Preservation Ordinance. Because each lot will be custom-graded at the time of home construction,the project will be considered a single-lot development, in which a separate Tree Preservation Permit will be required for each lot. The Developer has submitted a Tree Inventory and Preliminary Tree Preservation Plan which will assist in the review of each permit application. Public Improvements and Special Assessments Following the modifications to the plans to address the extension of public utilities and streets to accommodate future development as discussed in this review, the plans must be resubmitted for review. Staff recommends that the three property owners communicate and develop an orderly plan for development and improvements that will benefit all three parties. G:\Developments-Private\Hanson Wood Shores\REV_Subdivision Review 071014.docx The public utilities and streets discussed within this review may be constructed as a public improvement project with the Developer(s) responsible for 100%of the construction and indirect costs. An alternative to a public improvement project, the streets and utilities may be constructed to City standards by the developer. Further discussion on the options for street and utility construction will occur as development proceeds on this property and the adjoining parcels. The property being considered for development has a $42,000 deferred special assessment levied against it for the 2006 Pavement Management Project. In addition,the undeveloped lots in the vicinity of this proposed development also have deferred special assessments. Discussion regarding these deferred special assessments and construction of new public streets and utilities will occur as development proceeds on this property and adjacent parcels. Summarv and Recommendations Based upon the discussion contained in this review, Public Works staff recommends denial of the proposed Hanson Wood Shores subdivision as submitted. The proposed plans should be modified to address the street and utility issues discussed herein, and should be resubmitted for further review and consideration by the City. Please feel free to call me with any questions regarding this matter. C: Tom Burt, City Manager Allen Barnard, City Attorney Chantell Knauss, Assistant City Manager/Interim Director of Physical Development Eric Eckman, Public Works Specialist Joe Fox, Water Resources Engineer Mitch Hoeft, Utility Engineer John Crelly, Fire Chief Jason Zimmerman, City Planner Jerry Frevel, Building Official G:\Developments-Private\Hanson Wood Shores\REV_Subdivision Review 071014.docx Minutes of the Golden Valley Planning Commission March 24, 2014 Page 9 Larry Kueny, 7303 Ridgeway Road, sai there is still a for sale sign on the property. He tated that a few years ago the Plannin Commission and City Council decided this rea w d be zoned R-2 and now someone ants to change what everyone has ac ed. He said is blown away by this proposal ecause it will set a precedent for a the 14 lots to have a . foot setback so this proposa is a no. Richard Fischer, 330 Harold Avenue, sked if this proposal w approved if he would also be able to divide hi operty into two s inny lots with 2-foo 5-foot setbacks. He said he is really opposed to this oposal. Knaeble noted that the neighb to the est of th ubject property is not opposed to this proposal. Seeing and hearing no one else wishin comment, Kluchka closed the public hearing. Cera said this proposal is attempt� to hang he Zoning Code with a subdivision. There is no hardship for variances is prop sal and agrees with staff that it should be denied. Segelbaum said he rees tha his propos 's outside the intent of the City Code. He said the City can't rew ' e the Zonin Code just for �s proposal. He commended the applicant for consideri this type of de elopment but sai he Planning Commission isn't in the position to acce his proposal with ut much more revie Kluchka aske ow the houses down t street on Rhode Island nue were developed. Grimes sta that the properties on Rh de Island Avenue were exis platted lots of record a were not subdivided in orde to construct the new homes. MO D by Waldhauser, seconded by ra and motion carried unanimously ecommend d ial of the proposed subdivision of the roperty at 7218 Harold Avenue findin at it oesn't meet any of the conditions of City Code and requires variances. 6. Informal Public Hearing — Minor Subdivision — Intersection of Noble Drive and Major Drive — Hanson Wood Shores — SU06-06 Applicant: George Wessin Address: Intersection of Noble Drive and Major Drive Purpose: The proposed subdivision would reconfigure the existing single family residential lot into two new single family residential lots. Zimmerman referred to a location map and explained the applicant's request to subdivide the existing vacant lot located south of Major/Noble Drives and west of Sweeney Lake into two separate single family residential lots. He noted that Lot 1 would be 80,344 square feet with 80 feet of width at the front setback and Lot 2 would be 97,433 square feet with 87 feet of width at the front setback. He reminded the Commissioners that an application for a subdivision to allow three lots was made last summer but that application was withdrawn. Minutes of the Golden Valley Planning Commission March 24, 2014 Page 10 Zimmerman stated that the property owner to the south at 1801 Noble Drive has approached the City with concept plans for subdividing his property as well. He explained that when a new subdivision adjoins unsubdivided land, City Code requires that new streets be provided in order to access the property. Therefore, staff is recommending that the applicant be required to dedicate an additional 30 feet of right-of-way along the western edge of his property to accommodate a new street in the future in order for 1801 Noble Drive to gain access. Kluchka asked for clarificatian on why a new street is being required as a part of this proposal. Zimmerman referred to the section of City Code that states "...Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets. When a new subdivision adjoins unsubdivided land susceptible to being subdivided, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided." Kluchka asked about #he definition of the word "unsubdivided" and stated that there are probably a hundred lots in the City that have the potential to be subdivided and questioned if that is really the intent of the Code. He said to him "unsubdivided" means unimproved. Zimmerman stated that Code does not define "unsubdivided." He explained that the City Attorney has stated that providing access does apply to this proposal so staff is suggesting that 50 feet of right-of-way be designated as a part of this subdivision. Waldhauser asked if the City has an obligation to provide access and asked why the property owner has to bear the costs associated with providing access. Zimmerman stated that all the benefitting parties would be assessed the costs, not just the applicant. Zimmerman referred to the Fire Departments comments regarding this proposal and stated that they have concerns about lengthy driveways, the distance to a water supply, and the ability to turn their vehicles around. Cera asked if the City could build a cul-de-sac in order to eliminate the long driveways and to set the stage for future development. Zimmerman said that without cooperation by the three current landowners, the only option is to plan for the first stage by preserving right-of- way now and then accommodate additional stages of development as future proposals are made. Kluchka said he is uncomfortable with recommending approval on the presupposition that the recommended street will be built when that is not what is being proposed by the applicant. George Wessin, Applicant, stated that his family has lived in Golden Valley for 80 years and discussed his family's history in Golden Valley. He explained that his grandparents owned much of the land in this area and sold some of it for the development of Heathbrooke Addition. He said he has been an active member of the Sweeney Lake Association and the Historical Society and has donated to the Golden Valley Human Services Fund, the Courage Center, the Fire Association, and his wife has donated plants to the Arboretum. He said he allowed the City to have an easement over the property for water and storm sewer Minutes of the Golden Valley Planning Commission March 24, 2014 Page 11 at no cost and added that he is a steward of the land and his proposal is fair and is the best option for the neighborhood, his friends, the lake, and the environment. Kluchka asked Mr. Wessin if he has had any conversations with the City regarding the street proposal staff is recommending. Wessin said he has, in the past, had conversations with the City regarding the proposed street but not during this particular proposal. Kluchka opened the public hearing. Jacqueline Day, 1334 Spring Valley Road, said she is a member of the Sweeney Lake Homeowner's Association, a long-time resident, a Golden Valley realtor for 34 years and has been instrumental in improving the City's housing stock and implementing the City's Inflow and Infiltration sewer requirements. Segelbaum asked Ms. Day if she is representing any of the parties involved in this proposal or if she is speaking as a resident. Day said she was speaking as a longtime friend and neighbor of George and Sue Wessin and that she has represented them at length as their realtor. She referred to a location map and discussed the density of Heathbrooke Addition and the Hidden Lakes development. She said George, Sue, all the residents of Heathbrooke and all of the Sweeney Lake Homeowner's Association members want a low density, neighborhood friendly, environmentally responsible use of Mr. Wessin's property. She said she knows the City has been bombarded by developers regarding Mr. Wessin's property, none of whom own the land or are in a purchase agreement to buy the land. She showed the Planning Commission several of the proposed cancept plans she has seen and said these plans remove most of the woods and the towering oak trees and pack in the maximum density. She showed pictures of the house at 1801 Noble Drive and stated that shortly after Mr. Lecy bought the property he started demolishing it, the City stopped the demolition and it has sat vacant ever since. She showed the Commissioners a drawing by Mr. Lecy showing his intent to buy Mr. Wessin's property to redevelop it and added that Mr. Lecy has an active MLS listing for three lots stating that two of them would ready by the end of the summer even though there has been no application submitted to the City and the property has no road frontage to qualify for subdividing. She stated that the Haines, owners of the property at 1550 St. Croix Circle support Mr. Wessin fully and that they do not want the street proposed by the City so Mr. Lecy is the one property owner instigating the construction of the street. She stated that Mr. Wessin is requesting a simple lot split that meets every requirement and that the subdivision ordinance is not being applied properly by staff. She stated that Mr. Wessin doesn't want or need the proposed street. She said she attended a meeting last summer with staff to discuss the possibility of Mr. Wessin dividing his property into three lots and they were told that would not be possible without dedicating land for a street and working with the other property owners potentially involved. They asked about the cost of the street and were given a three page report detailing the costs for the engineering, the road and the cul-de-sac would be $550,000 which does not include the soil preparation, tree removal, and all the other costs for a development that no one wants. She said also at that meeting, and other meetings where Mr. Wessin's attorney was present, staff told them that if Mr. Wessin wanted to divide the property without a new street, his only option was to split his property into finro lots which is what they are proposing because that would meet all City Code requirements. She stated that staff has said they've met with Mr. Lecy many times regarding plans to subdivide and that there are staff reports stating other properties may Minutes of the Golden Valley Planning Commission March 24, 2014 Page 12 also be developable and benefit from the required street. Those parties would be Jeff and Heidi Haines, George and Sue Wessin, and Amar Alshash, none of whom want the street. She showed the Commissioners a plan of the Goldenview subdivision that she was a part of creating. She noted that one of the driveways in that subdivision is 280 feet in length and there were no objections about its length when it was subdivided. She added that Mr. Wessin's attorney was present at this meeting and as a concerned citizen she also hired an attorney. She read a letter from her attorney which states that Mr. Wessin's proposal must be approved without conditions. She said she's talked with other neighbors and that nobody has understood that this is really about bringing a continuation of a street from Heathbrooke and all the traffic it entails into this development, they think it is just about Mr. Wessin wanting to split his property into two lots and that the City Council will be amazed by how many people will attend the Council meeting regarding this proposal. She read a letter from Sandy Lee, a property owner in the area, stating they do not object to Mr. Wessin dividing his parcel into two lots, however, they are unclear about the rest of parcel and how Mr. Lecy can advertise three lakeshore lots adjacent to a paved street and a cul-de-sac and want to know how this is possible without notifying the neighborhood. They said there is no doubt in their minds that the people in the Heathbrooke neighborhood would object to a paved road and the possible density and traffic that may attract. This would dramatically affect the safety and property owners of Heathbrooke homeowners as well as the safety, water quality, and usage for lakeshore homeowners. Segelbaum asked Ms. Day if she is representing the homeowner's association. Day said she has spoken to a large number of people who are her friends and neighbors but they have not had a formal association meeting. Amar Alshash, 1807 Noble Drive, showed the Commission pictures of his property and said he feels like he has been in the dark regarding this proposal. He said he supports Mr. Wessin's plan to split his property into two lots but putting in a street will encourage a developer to tear down the existing mansion. He questioned if he would have to pay for the proposed street and said he is not in favor of having a street go through. Roy Lecy, 1801 Noble Drive, stated that the MLS listing he has for the property is subject to future subdivision and there is nothing wrong with marketing the property that way. If a subdivision doesn't happen, then three lots won't be created. He stated that the existing driveway providing access to 1801 Noble Drive is 20 feet in width so the proposed new street will only be 4 feet wider. He said he is supportive of Mr. Wessin putting in two new lots and he can understand why Mr. Wessin would not want to pay to buitd a city street. He said he would pick up the assessments because he is trying to provide access. He said he sees no negative impact to Mr. Wessin if he pays the assessment. That way, Mr. Wessin will end up with two lots, maybe four, he would have two lots and the Haines could potentially get one more lot. Andrew Gellman, 1810 Noble Drive, said he supports Mr. Wessin's subdivision request. He said he has sat on a number of boards and urged the City not to cut off the conversation, but urge it to go forward because the property is neglected and this proposal needs to keep moving forward. Minutes of the Golden Valley Planning Commission March 24, 2014 Page 13 Christopher Gise, 1485 Island Drive, said he doesn't have a problem with this proposed subdivision and he is glad to hear concern about Sweeney Lake. He said that the lots on the peninsula in the Hidden Lakes development all have 50-foot conservation easements and he thinks that would be a good idea in this proposal as well. Seeing and hearing no one else wishing to comment, Kluchka closed the public hearing. Kluchka asked about the effects on the lake, how these subdivisions are reviewed in regard to the lake and how conservation rules are created. Grimes said there will be a 10 to 20 foot buffer strip required and there will also be a conservation easement. Oliver stated that review is based on the size and number of lots. For this proposal there are no water quality improvements required by the Bassett Creek Watershed Management Commission or the City. He noted that the Hidden Lakes development had different best management practices and trade-offs because it was a PUD. Kluchka asked who pays for streets and what the impacts are to other property owners. Oliver said there are numerous ways to assess the street costs. He said he agrees with the resident about not stopping the dialogue and said that this development can be done in an environmentally sound way and that staff has been encouraging all along for all the property owners involved to work together. Segelbaum asked if the width of the proposed street could be 20 feet. Oliver said he would be comfortable with a 20-foot wide street. Waldhauser asked if that width would cause problems with parking. Oliver said there are miles and miles of 24-foot wide streets with no parking restrictions and there have very rarely been any problems. Cera said he sees a proposal that is piecemeal and incomplete. There are competing proposals, it is not the Planning Commissions role to judge, and there needs to be dialogue between the property owners. He said this is not proper planning and it might be appropriate to table this proposal. Segelbaum agreed that there are several different ideas but that the applicant probably wants to go forward with his application to the City Council. He noted that the Fire Chief has said that the length of the driveways violate the Fire Code. Kluchka said the Fire Chief's memo didn't clearly state that there is a violation. Waldhauser said it would be nice to resolve the development in this area. She said she is sympathetic to the neighbors wanting to preserve the character, but eventually that will change. She added that she doesn't want to lock in a proposal that precludes or prevents development by future landowners. Kluchka said it seems to be a question of if the proposed lots are buildable. If the lots are buildable and utilities can be provided then he thinks the Fire Chief's comments are too harsh. Oliver stated that Fire staff is concerned about the ability to respond to a fire at these properties and that sprinklering the homes could be a solution and the water pressure can be dealt with. His concern is the length of the sewer services and the long term maintenance of the services. He added that a builder is going to have to show that it can be done taking into account the direction changes and the grade changes on the property. Minutes of the Golden Valley Planning Commission March 24, 2014 Page 14 Kluchka said the proposal is a mess and should never have been presented to the Planning Commission the way they were. He said he would consider tabling the request in order to get the documentation cleaned up. Waldhauser said the alternative is to recommend approval with several conditions. Kluchka said staff added conditions to things the applicant didn't request. Grimes stated that the process is a mess because it is a messy situation. He stated that staff has worked hard to get all the parties together and he thinks some progress has been made. MOVED by Cera, seconded by Waldhauser and motion carried unanimously to table the applicant's request to allow time for the property owners to meet to discuss their options. -Short Recess-- Reports on Meetings of t Housing and Redevelopment Authority, City Council, Board of Zoning ppeals and other Meetings No r orts were given. 8. O er Business • PI ning Commissio Representative on e Community Center Task Force Kluchka voluntee d to be the lanning Co ission representative on the Community Center Task Force. • Council Liais Re ort No report was given. 9. Adjournme The meeting s adjourne at 10:20 p Charles D. Segelbaum, cretary Lisa Wittm Administrative Assistant �;� .__ ) 15c�n�� _l,t��..,. :ltttii�ni��;:1t Ia�� Onrfur�xn•af��(k�ufrr1;74D1JinhriFiuulcr�e�til,Woit��5�:i;E�liori,li� 5,i434 SCo'r'r M.LUCas* Tel: 952.224.3644 ext 1 scottl@olson-law.com Fax: 952.224.5879 www.olson-law.com July 8, 2014 VIA E-MAIL Allen D. Barnard, Esq. Best & Flanagan 225 South Sixth Street Suite 4000 Minneapolis, MN 55402 Re: Golden Valley Minor Subdivisiort Application Wessin Property (Hanson Wood Shores) Our File Number: I4203 Dear Mr. Barnard: Please be advised that this office represents applicant George Wessin with respect to the above-referenced matter. This minor subdivision application was first heard by the Golden Valley Planning Commission on March 24, 2014. City staffhas indicated that the "City requires the dedication of[a] right-of-way to accommodate the extension of a public street and cul-de-sac" in order to approve my client's application. Golden Valley Planning Department Memorandum, March 19, 2014 (hereinafter "Memo"), p. 3. This requirement is being imposed solely for the purpose of assisting a developer in the potential development of an adjacent lot. "The owner of the adjacent property [Lecy Brothers Construction] immediately to the south, 1801 Noble Drive, has contacted the City and hopes to subdivide his property in the near future. At this point, his property can only be accessed via a 20' driveway to Noble Drive, which is platted as a separate lot. In order to provide the access and frontage necessary for him to subdivide, Staff has evaluated a design that would combine the 20' driveway with a 30'wide portion of the subject property to create enough right-of- way to build a new public street. This would not only allow the owner of 1801 Noble Drive to subdivide, but would provide additional frontage should the Applicant choose to further subdivide his property in the future." Memo, p. 2. Mr. Wessin opposes this requirement. He doesn't want to give up 30' of his valuable property, especially without being compensated for it -no one likes being subjected to an uncompensated taking. Further, giving this land up will substantially interfere with his ability to proceed with his own development. "MSBA SOARU Ct:R'ITFIF.D RP:AI.YROPFKI'Y SPF.CIAI.IST Allen D. Barnard, Esq. Best & Flanagan July 8, 2014 Page 2 of 3 Added to that, he will have to pay for the privilege of having his land taken from him, by being forced to help pay far the street that Lecy Brothers needs for its anticipated development. At the March 24, 2014 hearing, Roy Lecy stated that he would pay for the road. As will be further discussed at upcoming hearings, he has since changed his position. Therefore, a large special assessment against Mr. Wessin's property will be required to pay for the road. At the end of the day, Mr. Wessin, a long time local property owner who lost the property Lecy is seeking to develop through foreclosure, is being asked to subsidize Lecy Brothers' development. That is contrary to law, it is very bad public policy, and it is unfair. First: The City cites to Section 12.20 of the Golden Valley City Code to justify imposing this requirement: "Section 12.20, Subdivision 1, of the City Code states that when land is subdivided the City shall plan for new streets. . . Staff requires a revised preliminary plat showing the new public street . . . " Memo. p. 2. However, Section 12.20 does not apply to minor subdivision ordinances. See, Section 12.50, City Code (stating, for [Minor Subdivision Applications], the standards, requirements and procedures cited herein shall supersede their counterparts in Section . . . 12.20 . . . of this ordinance") [emphasis added]. It makes sense that Section 12.20 does not apply here, because Section 12.50 of the City Code does not provide for new streets at all. Section 12.50 subd. 1 states as a requirement for a minor subdivision that "the new subdivision or consolidation shall not necessitate any additional public investment in new roads . . . to serve the lots." Of course, a newly dedicated public street would necessitate an additional public investment for the City of Golden Valley. And, Section 12.50 requires that lots produced by a minor subdivision "shall abut entirely on an improved public street." Section 12.50 subd. 3A. Further, mandating a property owner to provide a right of way over his property is a de facto exercise of the eminent domain power. Minn. Stat. § 117.011, Subd. 2 states that "eminent domain may only be used for a public use or public purpose." Minn. Stat, § 117.011 Subd. 11 (b) states that the benefits of"economic development, including an increase in tax base, tax revenues, employment, or general econamic health, do not by themselves canstitute a public use or public purpose." Here, economic development is the only reason for installing the street, because access already exists. The property Lecy seeks to subdivide includes a driveway which abuts Noble Drive, and functions fine to provide access to the house as it is. Expansion of the roadway is anly needcd if the property is subdivided. Making my client contribute land and part o1'the cost for that street is bad public policy. l..ecy Brothers knew what they were getting when they �urchased 1801 Nable Drive: A single home with a twenty foot wide driveway. The price they paid for the property took that inta account. Tl�e Minnesota Court of Appeals has noted that equity does not favor a buyer whu �;ets a discounted price due to access issues, then seeks to use the legal process to increase the value of his property at the expense of his neighbor. Lake George Park, L.L.C. v. IBMMid America Employees Federal Credit Union 576 N.W.2d 463, 466 (Minn.App.,1998) (noting "Appellant knew he was buying a landlocked parcel and presumably paid a price that reflected that fact.") Allen D. Barnard, Esq. Best& Flanagan July 8, 2014 Page 3 of 3 Finally, denial on this basis is patently unfair. The Lake George Park court further noted that a property owner seeking access is "free to negotiate with the surrounding landowners to purchase access to existing public roadways." Id. Lecy Brothers is likewise free to negotiate with adjacent property awners to secure access, and Mr. Wessin is selling his land. However, instead of buying the property, Lecy Brothers seeks to use the City of Golden Valley to compel my client to dedicate it at no cost to them and then force him to help pay for the road besides. As Ira Gershwin once wrote, "nice work if you can get it." Based on the foregoing, I respectfully request on behalf of my client, George Wessin, that his application be approved. Thank you very much, Sincerely, � �ity'�7� / Scott M. Lucas SML/ cc: Client Jason Zimmerman, Golden Valley City Planner Roy Lecy, Lecy Brothers Construction Jacqueline Day /� NOBLE pRIVE / \ � 'fit � \ 1 r t - _ �_ _/ \ �I � � I ��<-,.. � \.�/—--�- , � � �� r � , �--�- _ �� , � � , , A� �_ - � � __ � �f � � � `'�� \�\�� / / � � , �� / � � � I � I i t�� 0 4+-S.F. OTA � � - - - / � 06 +-S.F. BOV 827.7 OH , , � I � c / i ��-_,\� B DINGSET K I ES mP� / � � I � / / � ' � � i � � /� i � '� I I � � � � i � � , � I � r I� � �'�-� � � � -, I 1 �/ , I ' � �I � � 2 � � _ , ; , , �_ , ., � I '� ' � � �� ,\ �� / � I � � � �� '� � i I -,�\\ � I / � � �, � , � �. � 1 � � ��. � / � 1 `� �\_�`- � t. � � �/ / � ` � � �� I I ' 1 � _ \�\ � � � \ / � / ;� � � � � Q � V ', �', �� i � t �, � � � �i I � �� ' `�l —ti _, �' ' � � i ii', I �I �� .�. \ , , � � i � / N. � � -----—. � � / � � n �� I � I ____- � N�,s � il =�_� � i , � i ry � �..,,974��F. TAL ��'�v� � / \ I � 80050+- ABQk/E 827. (OH ?�`"v� � \� , � �`��,�'o� � I _—� �o�� S / `� � \ ` � � \ � S� `�s'o �/� // / � ,/♦ \�---"'� � � pQ,`\O`' -�.� ' �, / p�,P / � / `` ��,� �` / Q�� / � / � � �� - , � / � 1 � � � / % � , . Wessin Development �'��'ti��'l�z Site Diagram - 1"=60' - June 27, 2014 � �� ZZ� v a - �J M . �Z� � # � ;' � �.:.-� HANSOf� V1lOC�� SHORES ��Y � ' -----� � � PRELIMINARY PLAT FOR �}� � 0 � �— � ►---:�:-�'----�_ a -. � J I ��—, p W z � . -. � � 9oF_ �-=�� ; � GEORGE WESSIN `��W � � I �'="` �N I N,`= I � �aPQoo � ' , Q �, � � \��\_ �Z� � � � ;�tiop� ' � , � ; ,pe`r _.. � �/ I� �,,, IN TRACT B, R.L.S. NO. 1104 �go � I — cR<roal � II � /P�P � �,,..,z��o.p�< � -- ��/ / �`` �/�� V� �_�,_,' _—_� i I �� ' P?305 d` / / / I � ii W O N MF7717 l \� / �.---: �— HENNEPIN COUNTY, MINNESOTA . wZ� � 1 �� m� � � � � /,/ f___.. - � 3 � � ` a `-----L__ i / / � Zw z � �� . I ` �� I 15A � 1��OlE/ \ " I O J Z O ER AyTjN�_ � �—{A a ( �� -` NOBLE ORIVE �—�� // \� . � t)� � � . � R �v ; . 'r,�Lj$m � � r�'_8� ^ __�� \ � LEGAL DESCRIPTION OF PREMISES: � � � '� ` " � s e`PP \ l Tract B exce t that art o#said Tract embraced in � -• 2 0,v� �� r- � I I � '� ��, �o�� `� p P I �� (- - �- - � � �r• �-o,;, � 1 plat of HEATHBROOKE, Registered Land Survey �ti� ,ol ' �� ` �V �� i ��, �� No. 110�3, Henne in Count Minnesota. a �'�' i � � eui.arva s�renc� '� 33 i � y � P Y, �CINES(TYP)'• � . �� l �1� �� r�� d� i , � i� , � a� � �� o a °e°�`° �� • � �. ' 6 r�;�saao�as"E 185.06 This surve shows the boundaries of#he above � ; � W Y �� .�.o � � i ; ; � � • � � / ; �� ` / y ' 7-- -,� � � described property. It does not purport to show { � � � L� � � � �� j i � any other improvements or encroachments. � -� � � I �- �� I �� , ,l � �� / /� � \ IANOSCAPWG AND RECREAT70NAL . �--_��___ nw ina • ^'� I � �� I � � � �� ,1 �.;, � � � � . / p R�DOC.NO.d793898 ANDOPT70N ' \ �� : Iron marker found � � � / � � � +-$.F.T�TA I �y � I I, � �i� % � � AGREEMENY'PERDOC.N0.4793597 � : Ironmarkerset I �., � � � �s.-s. .n ov az�.��or,w� i I / ,5/ ; ,% -�-: Existing contour line(Golden Valley information) � �e � ��, � � � �,�� { � �\ � � ' :f��•�: , , � � �l � �l \ Bearings shown are based upon an assumed datum � , � `° � � ; ' i %'•._ ' � _ 'I I �%• . �� ,1 , ��I� � i T t 1 1 � �'��/� °'�� /�� 1� �d � �� .'� �� i� � � � � �� - ¢ �°� \ I L � ,�: 1, � � I � � �` l �, ,--- - ` OWNER I� V I � � I� � . � . I�'�-. � l , �� ^ � � � � . - P � � � � . ��'•� 1 i � � �/ / �� i / G� � � ��' � � GEORGE S.WESSIN _ r ', ' � • � ' �� ; / � . �i � � � �' s 1152 HAMEL ROAD MH��e�I . . � �:, � ,. � ,�7� �� / I / � � � � �� HAMEL, MN 55340 . � �� i � �/ � �•,i�� '� � � � � � �� v � �/, / �� w / � b o c�, I ` , � / / � � J 4 � � ��°�'��I � �I�� '�� j� � � / '� /� �� EXISTlNG ZONING-R1 m � � , � �'� F� U oa`� - '� • �� w P b } (I � � � //�i/� / , �� /�� J °' ��° :=� � AREA= 177777+-S.F. (4.081+-ACRES) o m � a �" ` � AREA ABOVE OHW= 135115+-S.F. (3.10+-ACRES) z� � � �o� 1 � � � / / �/ % � � �, � ,� � � � s' �� '� � - �,ca � � � � '� �i �� i � � � � 3c�� .`O �m`� . @d',m N � � I �� , � !% � �� j � �< N � . o�� w ( . . �,�al e�aaa+-s,P-r�r,a�/ . / � / W Q C� y s° ��' � �p �! /; � Y z o� ,� '-c� `°�a� w W�] � eoosot.�s.F �9ve s2�i.�� l I fT. � � . / / � � � � / % � /INm� � � j F 0 ��' n�J y�j 1 i 35�- � / /� � ' . �� u � . � m� � 'c�. m`my� w ! � i y� �� / / / � / ��o��, ��c �n . . y�wc � 1 � �` / / / . � //�WW�' �Q C C r u� t�i� I 1 V � / ••, !� �o �o m m.�, $o�o � �� _ ' / � � /��3 � �'m 3� F � m>.^' I i /, _ --------� � ' �� / ' �/ � / ger �m �i m& tE�m i � � � �� / j �°j3� -t c o .m�y i >.atq � ��'\ � / d` 2 ,`' � q� � r�, I I c�E£� lT 1 � ',- �� ; // / � �' 11 cm �A Erom � I '�^�'f-\ -, �� _` i ��P�/ �i �j� 2o i cri� I �a�� i '��"=�:M ''a'°eo / � � �� '�"/ rrd �u d� � � �m�,"�, ° � ( � � '%%s`�`�' e.�dr / N>�,� ��' i� /% mg m�`— , � +� / � d�"by � ''� � �3�� w ,'\ � _ � � 3� �(�J - I � ' \ �:,,, , � I� 4� ��'� a �j i j � I , , 1 , � � _ I w z i " w o � � 0 50 100 200 ��' i ' 1�� . Drainage and utility ea:ements shown fhus . � �I Z I I /., I I� . � I I I� I � 1 i .. e�c,c �' I 1 iw I ° SCALE IN FEEI W.� i � � �� , � � _ �� j Z�a�� • " � . OI�a;l�� II � o,p� � . —o----� -----a— �NI �w�u�if � . I """•• / . ^ �' N�N' II LL �i�l i j�i�� 1 Being 6 feet in width,unless otherwise indicated,and ' L,_ / adjdnmg bt lines,and beir�g 10 teet in width,and �- �. I� � � , adjoining righl of way Hne�unless otherwise indicated �f .!m I I � on the plat �-�-! ! / �wl�i�; � � � lal�'',�I I I� m , ZZ� v —� �, UOog � � �� ,.:=-� H��ISON WOOD SHORES �J Y � . ��J X � , �__�:.�___T_` GRADING AND U71LtTY PLAN FOR ��Z � � � r �-------- � i o � " � � �! ``� GEC)RGE WESSiN `��° � � - . � , s=f �.( �_J 1 ��-� � � ..�-�oN � � ��- � / �`` a oj � "�'� z � i . ��vp�i i ; i 6"�� ; � �,se��` .. i i �'��_,, �N T R A C T B, R.L.S. N O. 1 1 0 4 °��o n ^.Q�mi ( I 'PP e' M re�� •- �,l l/ l �� I .. '• I I � I Ow�te��°� ,,� �W O N r--=,=.,----� �,�,,, � �� °�8p5 � / ��.-.; � HENNEP1N COUNTY, MiNNESOTA wZ� � � �i i K� / i '�°p� .��______L �,/ j__... �- � Z W� Z I �� . I \\ ��n� �// ANHOLE/\ • / O;� T� � / �� a i � � � � �� I / NOB�E DRIVE �/ � ' �� o� �r � � \�� E 167�j ---�� LEGAL DESCRlPTION Of PREMISES: v " „ -f 80�- � ' g, � / , o� � I 2 �, � �� T—� s eo c"' � � � �„R� � �o�� / Tract B except that part of said Tract embraced in � ' � 90+ �� ! \ �'�r, '� o,��,, � / plat of HEATHBROOKE, Registered�and Survey � � � I • �"a,�� '� � � ��1� " /�''�'- �� ; �P� �� / No. 1104, Hennepin County, Minnesota. Q � ,oJ� r'/�� .ey� sR.enc� �- '� a� � / P � � • � ��s��'ai� . A ,g , � ". � / , �� `.� i ' / �� / �/ w� � I ., �Q°�; - ��, •. )�3�' � 3�� ' � ; rV,�s ao�As°E �ae.os This survey shows the boundaries of the above �:;�b � �� - �,a�� ; � �0�1$� � � �� y f�-�/�� A described property. It does not purport to show � ^ � � �. �o�� . L ��!�\� � �� L ' / ; / � �/ ' � any other improvements or encroachments. i ! � � / II"�r�� I�� m a� +-6.fi.T(1�TAL / / � � / � ai?/� �� `4✓'�5506�t-S.F.ABQV�827.7I(�JHV�' / /'/�l IANDSCAPING ANO RECREATIONAL L—,J_ �'I oI'rJ � � la� � 4^`� I � ' r / '�, �� - EREDOC NO 4793696 AND OPTiON __ ,�„,,,a .' � � I � g�� • : Iron marker found P ; i � /� ;'j�/ � � !� AGREEMEM PER DOC.NO.4793597 � . iron marker set V �� I �; ��\�, A I ''� � � � � � � � �'.'; ��l � �� 1 � � �, ��- , ! � I � 1 's/� � ;l � -�--: Existing contour line(Golden Valley information) �.Q .- � i �� w ' :;�-•�, � � / l Bearings shown are based upon an assumed datum � 6 � i� Yp� �i� i , ` �,� � A �o��,�� i•, : � � � �'� �l ��`� � �I�p I��I� � i �V�� i- �� i�� \ ( I V ,; f � . a i i a ` I �rs-y �� i�\ I��I \ �' f s� � � �� r�e,` �f l ,l � � l �� /��/l 4 P � � OWNER �. � �I L � ' � , �� / I � � � Q GEORGE S.WESSIN �i u i � v ,�;`'�� , l� � 1'��,�=. � l �, i l , jI� o �. � � _ � � � r l\\'Po �� 1 � i ;"�. , / / / � ✓ �/ �a rv N c � ; � i, ' ^ \s '�� ' � � � � � � ^ � 1152 HAMEL ROAD i u, �' � �� "",,,8 � • � I', °4 ` � \ �� °�.; / � � �� / � c? � m HAMEL, MN 55340 I ' � 3� � �' t ��`�o�� ;�� °�� }�`l/7 / h a� ° ` '' � � � ; �, �� '� ��n�� / ,� �� / � '� 1 J� � � � J° �� ,�� I `�`��_u� , ! �� '`•� � �^-�� (� � s � �„ � p EXISTINGZONING-R1 � �I i � � � � � �� a � � �� , �� `�/�o, , . � -`, �� ^ -�"� � �� AREA= 177777+-S.F. (4.081+-ACRES) � o� h � I � ��o� �� oQ��o��`� � ' 'i. � ,'� j� � � �� `� � o� m� � AREA ABOVE OHW= 135115+-S.F. (3.10+-ACRES) o�� ti �� ' '� �� ; /� // � � ^ � � �� ^� �� qd 2 �, m � C � N � . . �� 'v',1��, 9433+-S.F�TQYA% / +.�� j/�/� �/l 4 2 c°� �N $o mvvm i � i a�i 80050+-S.P�ABO E 8z'7.7(.Ofi W)/: �j ' / r � .o m� 3�° ;2 �� w 1 '��'��. ��`�_- ' /�/ � /� �� ys/� � ��^is a � ti�rF � �� 2�N`c I �.3 \ � . � // � : / f , . / ��u'� . mo� � oo" a�� i � Iti�� / / �:/� •�.' �i /� i:�? �/ ��4� � ro m m� „��, � `\i �•..' ¢o � 3 � F; ��-----�-- � �� / � � � � � �� r i rgc � ,y° � � � �>.v�° � / N C � � � I 1 �� %� / � -�? � � 3O m� c ztd �� c i + _ � �.r�r . / � o �m � � I � /,3� �..�� '� � i/' �/l .��E�P// ��'I / � 2 o z c o ' a d w�" Q s � �_ � g mn5m I s � \a. �+ m� / '.�s.,�..,s�ew'e`,��q� �V 7,�j'o� L / �j m o � ��`°� w % � I i � �27"w 3��, ` � . � Q i � � �- � / // < f � � �� - I � � % w z I I � Q � � • � � ° w �C � I � ' , Drainage arW utiiity easemenfs shown thus: � �O, �OO 2�� I Z I � ' ` 5 , � ' ii�' � i � N � � -- Q��, i is � < � I o�`,��'h°° �� SCALE 1N FEE� � I � � . /:e _ �.„� � � ; y�e Z��j�� y`�,�Q✓ ; � ' �i�,�l,ol I • � � ! —��'�� ! / __ � ' I �°�°� �, 1 � . —o —� � �— o >� �o 0 i � ' w ,N�,' ', , �i ,W w� , i�,�i j Being 6 feet in width,unless otherwise indicaled,and ;�—� � ', � � -"' / adjoining lot Iines,aod t�ing 10 teet in width,and i y I � 'i i � adjaning right of way lirtes unless otherv+ise indicated ;,m �! i � � on the plat. � jw �� J ID�I�I I � �ml I I G�� Planning Department 763-593-8t195/763-593-8109(fax) , . . . . . . �.�il , . . "�t� L�'�i . - :=>ar-,�ji��li�'r��:'s , 'N.od0ah��N,�r��w`'� - . Date: July 14, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing— Preliminary Plan for Minor Subdivision— 221 Paisley Lane— LDK Builders, Inc., Applicant 5... ��:�� ;...�� _ � � ..,..�:. �- . _ � � _ Summary of Request LDK Builders, Inc., is proposing to subdivide the property located at 221 Paisley Lane into two separate lots. The existing home would be demolished and two new single family homes would be constructed on the two new lots. City Code requires that each new lot be a minimum of 10,000 square feet in the Single Family Residential (R-1) Zoning District. Lot 1 to the west would be 22,958 square feet and the lot to the east, Lot 2, would be 24,129 square feet. City Code also requires that each lot have a minimum of 80 feet of width at the minimum front setback line. Lot 1 would have approximately 93 feet of width; Lot 2 would have 90 feet of width. The dimensions of both of the newly created lots provide a sufficient building envelope for development. Qualification as a Minor Subdivision The proposed two lot subdivision qualifies as a minor subdivision because the property located at 221 Paisley Lane is an existing platted lot of record, the proposed subdivision will produce fewer than four lots, and it will not create need for public improvements. The applicant has submitted the required information to the City that allows for the subdivision to be evaluated as a minor subdivision. Staff Review of Minor Subdivision Staff has evaluated the proposed lot subdivision request as a minor subdivision. As previously indicated, the proposed subdivision would create two lots in the Single Family Residential (R-1) Zoning District. The Applicant has submitted a survey of the existing lot prior to the proposed subdivision, as well as a preliminary plat displaying the two lots after the subdivision. These documents provide the City with the necessary information to evaluate the proposed minor subdivision. The City Engineer has submitted a memorandum dated July 7, 2014, regarding recommendations from the Public Works Department concerning this request. Requirements set forth in the Engineering memo are to be included in the recommended action of this subdivision. Qualification Governing Approval as a Minor Subdivision According to Section 12.50 of the City's Subdivision Regulations,the following are the regulations governing approval of minor subdivisions with staff comments related to this request: 1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the appropriate zoning district. Both lots of the proposed subdivision meet the requirements of the Single Famity Residential (R-1) Zoning District. 2. A minor subdivision may be denied if the City Engineer determines that the lots are not buildable. The City Engineer finds that the lots are buildable. 3. A minor subdivision may be denied if there are no sewer and water connections available or if it is determined by the City Engineer that an undue strain will be placed on City utility systems by the addition of the new lots.The addition of the new lots will not place an undue strain on City utility systems. 4. Approval of the minor subdivision may require the granting of certain easements to the City. As discussed in the Engineering memo, drainage and utility easements must be shown on the final plat. 5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor subdivision, the agencies will be given the opportunities to comment. No other public agencies have jurisdiction over the streets adjacent to the site. 6. The City may ask for review of title if required by the City Attorney for dedication of certain easements. The City Attorney will determine if such a title review is necessary prior to approval of the final plat. 7. The minor subdivision may be subject to park dedication requirements. A park dedication fee of $1,540 (2%of estimated land market value with credit for one existing unit) shall be paid by the applicant prior to final plat approval. Recommended Action Staff recommends approval of the proposed minor subdivision subject to the following conditions: 1. The City Attorney will determine if a title review is necessary prior to approval of the final plat. 2. A park dedication fee of$1,540 shall be paid before final plat approval. 3. The City Engineer's memorandum, dated July 7, 2014, shall become part of this approval. 4. All applicable City permits shall be obtained prior to the development of the new lots. Attachments: Location Map (1 page) Memo from City Engineer Jeff Oliver dated luly 7, 2014 (2 pages) Site Plans (6 pages) . � !,� � � � . � �� -- '�_ �` �� :� ��_ _._ �� = , ��., ' Subject Property: ��` �'" J,. _ � � � 221 Paisley Lane �;---� � � � = r-�- �., - — _ \ c% � ` � .,c� 0 � SS .. ;.t�� 1 . �� a�li - ,� .'�� p }... 3 �'.� �:.5� � u;�, � �•:-��~ � • z _`' � - �. a c '----- r a � r �� , ��/ �. -... � . __ - �� ` �'.; �. � ^� ..,_+ � { �� r, 2 � � p,a:: Y �... ::.:� 3 ... � : . . .. . .. �. �..�..� +� qve � Western -n Glenw:;.:�,t�:,., :n � _ � `. � � � c: �> > � � ' > � � a -� _ '. �,� s r` c �s � Y ,..:��, ` , �� - ,._ - .,� y , _ � _ , ` I J - � , city of� oZden MEMQRANDUM � . �Ta. �� Pub11c Works Department 763 593 8030/763 593 3988(fax) �v��.. . ��w�.,� � .��.ff�. � .,, � . ,. ��,�.t �° , .. Date: July 7, 2014 To: �ark Grimes, Community Development Director From: Jeff Oliver, PE, City Engineer Joe Fox, E.I.T., Water Resour s Engineer � Subject: Paisley Lane Woods Minor Subdivision —221 Paisley Lane � �^�:>��:� � -: ��.a..-,... � .�.,?.. ,,,;,. ,t_� 4��,',. .�.,� f. .fr �.��r�..�,.... ��w. .s, �n� . ��.. �.� Public Works Staff has reviewed the application for a minor subdivision to be named Paisley Lane Woods. The subdivision is located at 221 Paisley Lane. Preliminary Plat and Site Plan The proposed subdivision includes dividing the existing single-family parcel into two single-family lots with frontage on Paisley Lane. The Developer will be required to obtain a City of Golden Valley Right-of-Way Management Permit for the installation of driveway aprons onto Paisley Lane as well as for utility service installation. There were no easements dedicated on the original Tralee plat in 1939.The preliminary plat for the current proposed subdivision shows 6-foot drainage and utility easements along the sides of the new parcels and 10-foot drainage and utility easements along the front and back of the new parcels. These easements are acceptable as drawn. The existing home will be torn down. A City of Golden Valley Demolition Permit will be required along with Sewer and Water Cutoff Permits. Utilities In the new subdivision, Lot 1 will use the existing water service and a new sanitary service. Lot 2 will use a new water service and the existing sanitary service. The existing home at 221 Paisley Lane is compliant with the City's Inflow and Infiltration Ordinance. Both new homes must also be compliant with this ordinance before a Certificate of Occupancy will be issued. G:\Developments-Private\Paisley Lane Woods\Memo_Minor_Subd_Paisleyln.docx - , , Stormwater Mana�ement The proposed subdivision is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed. The lots will be individuatly graded by the Developer. This project does not meet the threshold for review by the Bassett Creek Watershed Management Commission. The Developer will be required to obtain individual City of Golden Valley Stormwater Management Permits for each lot at the time of home construction. At the time of permit application, Grading and Erosion Control Plans that meet City standards must be submitted. Tree Preservation This development is subject to the City's Tree Preservation Ordinance. Because each lot will be custom-graded at the time of home construction, the project will be considered a single-lot development, in which a separate Tree Preservation Permit will be required for each lot. The Developer has submitted a Preliminary Tree Preservation Plan which will assist in the review of each permit application. Recommendation Based upon a review of the materials submitted by the Developer and appropriate City ordinances and standards, Public Works staff recommends approval of the minor subdivision for Paisley Lane Woods. Approval is subject to the Developer obtaining the required permits as described above and becoming compliant with the City's Inflow and Infiltration Ordinance. Please feel free to call me with any questions regarding this matter. C: Eric Eckman, Public Works Specialist John Crelly, Fire Chief Jerry Frevel, Building Official Kelly Janes, Utilities Supervisor Jason Zimmerman, City Planner G:\Developments-Private\Paisley Lane Woods\Memo_Minor_Subd_PaisleyLn.docx ivi Site ' � R o u P a931 W.35TH ST.SUITE 200 . ST.LOUIS PARK,MN 55416 . CivilSiteGmup.com � � Matt Pavek� PatSarver 183-2733904 952-250-2003 GOLDEN VALLEY, MINNESOTA LD�. ��:��:.s.�a� c�- �3-�� SHEETINDEX SHEET NUMBER SHEET TITLE � I S S U E D F R■ C A EXISTING CONDITIONS PLAN/SURVEY Q � � " "' 'g C-2.0 PRELIMINARY PLAT,SITE PLAN O �`"� .: � � ��r� �� C3.0 PRELIMINARY GRADING PLAN � M � ��,p�� t �� P R E L I M I N A RY P LAT W z ��µwy e� 5 � C-4.0 PRELIMINARY UTILITY PLAN O . � C-5.0 PRELIMINARY TREE PRESERVATION PLAN � � � ' � � W a � �� CITY SUBMITTAL W � � ti� ,�,«.s�,-,�� Z Z g W ��,M�d ; � a o o � � ��, � � � Y Q � Z �{ . � , �I� �� J � � 1� ► ��, W N z ' � �' �.�'"'� � DEVELOPER: MASTER LEGEND: J w � ¢�, ��, ��'� �„ -� , ��: LDKHOMES ------932 -------- EX.2'CONTOURELEVATIONINTERVAL '�/A, J � � 8242 125TH AVE. _I � N Q � �.,,s �y� 4 '�, �.�. MILACA,MN 56353 x�° EXISTING SPOT GRADE ELEVATION � � � �+"'"' M '�" nnNrn � 419 PROPOSED 2'CONTOUR ELEVATION INTERVAL � N �,� l+5rxs.uc� N ' , Gk+i �A�e " a o SPOT GRADE ELEVATION(GUTTERIFLOW LINE � � ��.� �/�p��,: � UNLESS OTHERWISE NOTED) ��a � " �x PROPERTY OWNER: SPOTGRADEELEVATIONBACKOFCURB(TOPOF m�'h� .�' ,� �'� ��: LAWRENCEDAVIS ezzoeciazzorc CURB) �,��,��,� r � sy ` } � REBECCABADER azzorv✓ SPOTGRADEELEVATIONTOPOFWALL F' � �.6 � �. 221 PAISLEY W � azzoew w �:� GOLDEN VALLEY,MN 55422 SPOT GRADE ELEVATION BOTTOM OF WALL , ;; , . .i» � � :n` O � � � � � � ORAINAGEARROW a E� EMERGENCVOVERFLOW IHEREBVCERTIFYTHATTHISPLAN, SITE LOCATION ENGINEER/LANDSCAPE ARCHITECT: PRE A E�oOYiM oR�NOERM�o E�T SITE LOCATION MAP N •-------;----'- SILTFENCEIGRADINGLIMIT CIVIL SITE GROUP �__� SUPERVISION AND THAT I AM A DULV 4931 W 35TH STREET i___� INLET PROTECTION uceNseo raoFessioNu erveweeR UNDER THE LAWS OF THE STATE OF SUITE 200 . MI dESOTA. � ST LOUIS PARK,MN 55416 763-2133944 STABILIZED CONSTRUCTION ENTRANCE � SOIL BORING LOCATION . nna ew R.Pavek SURVEYOR: �a.E�is-ia LICENSEN0.41263 CURB AND GUTTER(?.0=TIP OUT) LOT SURVEYS COMPANY,INC. -�p �SSUE/SUBMITTAL SUMMARY 7607 73RD AVE.NORTH � PROPOSED MANHOLE STORM . onie�ESCRIPTION MINNEAPOIIS,MN 55428 � 613-14 PREIIMINARY PLAT SUBMITTA� (763)5603093 � PROPOSED CATCH BASIN OR CATCH BASIN MANHOIE STORM � PROPOSED GATE VALVE WETLAND DELINEATOR: ,b PROPOSEDFIREHYDRANT N/A Q PROPOSEDMANHOLESANITARV �_ PROPOSED SIGN � PROP0.SEDSANITARYSEWER � PROPOSEDSTORMSEWER —� �— PROPOSED WATER MAIN REVISION SUMMARY GEOTECHNICAL ENGINEER: � EXISTINGSANITARVSEWER �ATE DESCRIPTION TBD —�—�►— EXISTING STORM SEWER —' '— EXISTING WATER MAIN � —��— EXISTING GAS MAIN —E�— EXISTING UNDERGROUND ELECTRIC —�--�— EXISTING UNDERGROUND CABLE TITLE SHEET � EXISTING MANHOLE m EXISTING ELECTRIC BOX ❑ EXISTING CATCH BASIN �'E EXISTING LIGHT � EXISTING HYDRANT Q EXISTING GAS METER ^ � O EXISTING STOPBOX e EXISTING GAS VALVE (` --O■O . ►� EXISTING GATE VALVE v 331V�1 EstabLshed in 1952 � � LOT SURVEYS COMPANY INC'. iNvoicE tvo. g2dz� s F.B.fVO. 107h-60 LAND SURVEYORS sCALE:1"= 20' REGISTERED UNDER THE LAWS OF S7ATE OF�MINNF.SOTA � �601'13rdAvepueNor[fl� �(?63)SGo-3093 � r� Denqes�FoyndlronMonumBrR�. � EXISTiNG CONCITIONS SURVEl'FOR: Alinneapol�s Mi�mesota..S5128 FaxNn.56U•35�� O Dendos lron M�onument LDI� BUTLDERS �II�UP�:R�v�' C�P��t�tCM�F xIXJiO;p' oa�a�Exier�g�o�eeo�,� ' .Basis.for . . . . Propertylocated:inSechan33,Townskupll$Range�21,. � 'bearingsis l.�-�` _ pe„masE��ti�gcrnrtwr� . Hennepm Caunty„Minnesota. / :assiuned� _ � . �' .� "._..< oa�a�aror�:eac«�co�, PcogattY Address�221 PaisleyLane,Golden Valley;.MN. ��. .. � PIDNo 33-118-21-33-OOOd �/ ` A\`� / � . . . E�iS'PINr'HAR�,bVhR � ��' �! -s�5 Rasidena-2466sq.tt Bez�chmark To��nutofh��drantneaznortl�eastcomeF. �- -- / � ,�„�;� /� � Dbc�Pav&8&�Coac.a697mq.R� � Elevahon 9QS:�b.fcet� �'. �'�"'� s�� / . �� . �v6wey=3527�Sq,R � � \�/yq^� �,,rs�^�" � //�� TvfalFlardcdver=6641 ft ��' �\+�j'✓/ �Jy,�`,� �y.Ob,i'4 Ar�o!'Parce�=a7D87sq.$, p l/ � / (�o� i i Percenlage nfTJ�dcovea-14.2% � � \�' �' �;�oi.er Fae � . �5 �� a-"` soz:s"�w�. f �� ',�D c y�� sm.A w� ��,� 1/ taP=902:63 ��.. �,y �}M�,.q��PR61b0� �'� �Y�W .-� /�/ � ' xtv=d94.l2 'CY' /.`�'&`t-_.� �.v-� '��W.wi, � � �y�9 v ra�� 4v `N`, �i so3z �59 \� � g��+ -+�i�_ _ -7ace . , . � i • , �. � a� � � � sc�aso rd�. � ,-� �� -� , � � „ � t �. ��' 9�" j �/,�� gt� �'' 15 � `Sy�� '� '-�'�)� �_ •'� °��$ O ��`�- � �� GJ°�fELc v� _'/-�. /r '- , \��\ ,9�� c� o , � � �9/0.6'. � 'iC . �X` 904.9 96 i ,,.. �� f..'� /��..,-.� �g(y4. - 2 aak - . �_.k . I ��\\ Z i � 0!J �14$°03'36 �'; - .�a At ' ; _� ,� i�� --` ,� f -_ � s�o�r � �- '- � � i � s 3y� �,.,-��4',�-,� � .�.. : ��\ a.,.- � �..��mnekre: '� � to e f �'�� [�1. . Jr � �� .\\ p/uc � � . � i� -� � \ !O'h � e �' � -'` \ a � Z �{�ark, � �..._ �N �� -�-u- �( � 9�� Yr7� �/ e�_�"'_ _ �� - � PounrP � � �� `�.I..9�l� �`�y/14. � �. : Q1 i � �� . . ,.(l�i .O `-:/� � �f , .l.�� l\ � . � � . . . . - � i i �� .�� ' ; twm6Y7u I. � � /\ ` „�., y.: /( 1 � ��9i�;& I I �� ;.(1�J �� J d' �`�� -v�: V � ` .� . 7., � +. � �� .�� "� /2 I � z k � �y� � 1� " lj� __ _� / tgyv �,-' �i�, Za• --�9�0 " __9= /_�915� �917 9/B.O �;� \ � \^�J �\> � � � .. _. I 9' /�6Ymc � �� o�' ��V(`.l / ,� �. �1 � �- ��. 7�4��re+,e��,, l��!909.6 .- - '�" .6� 9!8 .. . � 7 . �I�. r3�� .. �' � � .� l9` __ 920-'- �/ �te \t �,•'�/ /� � � �� gj2� - '� �8 ' � Y � �� ,' 1, � f• � �.Bf f �. r ��4pv�naut� � \\ f ,/ /,q �`� ,.'�� ! �{�� n (� I i �� 9/3:2 � .Fi /��9�� f!.�// .6� .. 91� I: � �� ... - -_ �� : �, ," �j 9Jn.9 � � r �.� ��. �f. ��,we.� ,Q - 1 � r rrQ , � a i I �� _�_---.. : � ,-� � 922. �. � � � �t. � F� �O � �� . i �� --�` �� :� � � ��dy�• � ��_ �5 r �� , _� � �. f �� .' "`� �' i �e.�-� r �t� � NE ,--- � p ,, g�� /� ' �� f � .. � � i � 922:3 �� I � ' `l� � I�� .l � . �'�� ..��,Q9�. .j �� 9lT.0 1. �� .� � � � .�$ flJ: �\ �,/. � .1 � __--�. f - 9� 1 � � � y� _ '�� 92/.O d,�� 0� � �� ' r 24'o�k ¢ f I . A� �B/S.O � . . o . (� , . � � 7 � � �4� , y y.9 �o �,5 0? szz.s _ -p . is. _r�' °azY3 � i 9� ' % r - , ; � ' ' - -= - - 4._ , � � - /�y/ � / �� `�:� �t� �_G.'� . -�. 9/8:4 .� s� �� .�/ � ��,��/ .l - ' l �� i � . doordN �:. �A6�: 9!7'3��.� li �.��.., .�� \ �'�e� l i.--_ .. . / �`�� . � . 8/SJ , � ._ EC2.��,y� l o�� /�� .�. -'� � � � Pno�Ota � GG,app � i� � / � -_� ... 7 i �. li.l.5 � . . 159�Y' � rkz. ��f� � ,' i i, r ... � ,' 1 F9'✓]' I�� a � �_Yf�bt �y .� � � l l ' a wn -� 9�6 mx� 9 � � dwr�� q�u,�rQ a ! � g� � � � � `/ � I 9/fi.2 I �� "924:b �� r f 7 � J JI \ � .. `'� �0 9/5�� i ��/ / E ">' � �w� �. t 1. n�� f � �2Awk�� .-� � '� - . � � { � `� 0 2A. re.5� 1/ � -� �� ' � 9R3.a �+ -� f r � � I y' �� . ,. ,n69 � 'r . �' .�9/�S:B � � � >'� � , /� . _� i� � !� . � � � -�� 5 _�- � �� {�� p� V �{r ✓ � .. .�� .1 .� ... � 923A� pa�� 922��. �� t � 2p � �� " . p� � � �� T� �� ' � �� f i � / 92/.3�..-_. /1 ��r .. 9}��j'� 9�cnk �/��l��r"�i {�/ , �2 /�� f�� u � � . ,7 \ 1 � / y � i1 �1� 4 1 .� /'�� h �4� G �(/�. ! j � . � � � L.. F � . �� : �� l� lYP�"c � J�� L8f .�� 1��, IekvF� � ��2cuk �.�,� �� F ( � �� I i F 928.9 � �-'� � , o i�5t�,r� ' �i �i��?' r�9a3.�� i i i � �.�� a �t �"� � �`5 < `�i.+aig� !�` i' �:� � ./ r.. � I I� � � �ZO'cvk. � ��'Z�� i r ;. ��. ��:' � f. ..895.9� � i } `rmrnmu�n�'vde7in`gsetbkx7ina....-�--. - - --� sz2.o � ;�_ _�1__��-- � ' - ,��'/ i p� q�� .r ,•---- �. � �82�ut� �� L� � � .i -�� ti�� , .i� t sib.i i `�n�, ' ;" • ,` f �'�\ � � � �.� �.92 ` -� \9!e!4 � r ---�-,� �`� / f . � N \ ` 3 i i � 4 I l � 2� �J��'�S/ ./� �f \ 9036C;� . � „5'�� i � �� t� �� I��/�� i` / i� i� �9G��`��- i� �� .19'�� .. �� f � i� �` ��f .�� 9l47 �� / �� . r l �-�-� � i %� i ! � � ��. xw,�7'i�'�. � � � �� , � i i' � .� �t� ,�� . __ � � l lX �.� 918..1 a cc..,, PBbak �� `�r�r, wk� r ,: � x �� - . I .. � � 9/9.3 '�v! �6 � i��8 3.4)��`� �� i� ! � �� r .: Ds� . 9 � 5 i r i �; \ ,%%'' �� - �`\ �' �� ! � � � � � i6. 17 4 � %9\ �� y �/ � � ��l / � ., c i i � l :.: -,-�- � . i �y. �,. � � � . ✓ . Po Pob�. - �'� r �� ^ �� r i .i � '" �576.7 i � 9l , _^ "-�' i �� S$$pS6�rJ$��E"2�0.��measa^ed �. � 9 � ��-`_� _�-.� � .y � 2Gb.a0 p/aC ...�-"� �...-_. � 1 :� -'� ' - ' �;S�H7;�.6 � Res�den� 9 ETBACK.REQlJ1 KEMENTS' FRONTi� � � � �� Prinoipal:8tiucture-�35�feet Porch.6c�Deck�-30 teet SIDE: The only:easemeMs shown are from plats;o4Yeccjrd�oF infoimefiort For sriuonues ts orleas m lieigtit the setbacx is ls feet; Lot 2,Bloek 1,"TRALEE",Hennepin County;Minnesota. proviaed dy cfient. for shuctures.151 dr greater sethack is 15'.pVus 0 5'.fai� - , �ch.edditional l'ofstrvcfure over 15�feet. � I cedifythatthtsplan,speaficafion,a report:wes prepared�:byme or REARi �0%�oflot depth.. under my-tlirectsupervision artd that I am aduty Licensed�land �� . Surveyor under the laws af the State of Minnesota. SatbaeLc lines shown gre�:forihe:s4�ict�xre's cim-enfcondilion. Surv6yed�this 7th day of April 201-0.. Refer to City code for�additionai.iequirements, � � � krr. Drawn:.By ^Jj,��,�� . . . . . . . .. . . . .. .. .. . .. �� . Signed � . . . .. . . . . . . � FilaNarcle .. . . .. . . . ... . ... .. . .... .. T 2-1161U748pirrvB2427.tlw.9 � �Grego R Pta� ,Mmn Reg.Nh:2A992� D m m � � �\ p N � I 9 O o Z � c 3 � j A ■ < O . ivi Site � R o u P . . . - 0.931 W.35TH ST.SUITE 200 � . � ST.LOUIS PARK,MN 55416 — SITE INFORMATION: ZONING NOTES: ManPa�ek GWISi�eGmup.mm Pa saNe . �63-2133946 952-250-Z(p3 ' .. foy: C SITE SIZE (2 LOTS) 47,087 SF(1.08 ACRES) E7(ISTING ZONING R-1 SINGLE FAMILV RESIDENTIAL DISTRICT ��1� � .,�� AVERAGE LOT SI2E 23,545 SF PROPOSED ZONINO . R-1 SINGLE FAMILY RESIDENTIAL DISTRICT � %r / MINIMUM LOT SRE=10,OOD SF � � � �� i , i j' r_ --; . '�� ,� ,,.� . . MINIMUM LOT WIDTH=BO'�FRONT SETBACK&80'(d MEAN LOT DEPTH _ �}�''v i � � ��"� ��- FRONTSETBACK(FSB)=35' , tJ�-• . 4 /� �ryl . �i �' ` SIDE SETBACK(SSB)=15'FOR SiRUCTURES 15'OR LESS IN HEIGHT,15'PLUS 0.5'FOR EACH , `! � �„ � . ADDITIONAL 1'OF STRUCTURE OVER 15' � � � Tx � �;�� c�� /� \ REARSETBACK(RSB)=20%OfLOTDEPTH b 0 � � ' 11;,��6� 5� \ ; i i� � �� J� . � �� . � . ;�~�/�0�� . �\ . �� /s I �� j'� i'r' � �1J� �� ti `'� �^` � n � �5 E��i� � � \ c�� , " �i��r �� ` ` �� `' %0 �r� � ' ��/ � \ � ,H�mes,corn �� / /\\ S��3 Q�n��.. / � � �\ �\\ . . � BLOCK N0. f � SIRUCTURE LABEL,T'P. � � �5 .- �I � � _ � / .� \ � \ . TYP.CITY CURB 700'(STATION ; I� . / �. \ • UTILITYSTRUCTURE, \ � / � � � .�(��. UTILIN LINE,NP.(SAN.,WATERMAIN) � II : \ � \ - \ � \ FINISHED c GRADE MH UTILIN SERVICES LINES,TYP. I \FSe ` _ — \ � \ ��\ CONC.WALK� 6+00 FINISHED ELEV.(d LOT CORNER '/� N FRONT UTILIN y� I I � 93.4��Q B \ � \ \\� EASEMENT — — �� 3 . Q � � i I i \ � \ \ � �\ \�� SUGGESTED DRIVEWAY I _ 6.00 I �ROAD NAME O Z � \ � y LOCATION F:944.00 i j� � O � � ;w I � � ` \ ` O� G� � �\O�\"�, � DRIVEWAYSLOPE . F:936.50 � BUILDINGFRONTPAD �j Z IQ m I \ v /� QJ J \s G�\ GARAGE FLOOR ELEV. i 1g:9aa.50 I�SETBACK � J W Q j I � � \ � \ A `� �\�'9 S ,K� LOT NO 9P 35� i SIDE UTILITY EASEMENT ; \ \ V� . �\t�� µ � LOTDIMENSIONS W Z U �O I �I � \ Z \ � LOWEST FLOOR ELEV. � � � Q Ico N� \ \ �� \ � �" TOP OF BLOCK ELEV: o�z�� BUILOING PAD Z � O � I O\ N - \'s•�'�n � . J . � � \ \� � ��,� \ ♦ �� aw RECAMMENDED HOUSE TYPE - � I >\ NN � � REAR PAD GROUND ELEV. — � BUILDING SIDE SETBACK . J C7 � - I ( I LOT 1 \\ �G�` \�\ \ \ \, BUILDMGREARSETBACK /q � � SILTFENCE,TYP ` Z Q = '{°�° 22,958 SF b I I \ \�Nm \ �� \` REARUTILINEASEMENT — �� g J � � �/ � � � j V � \ \ � \ \ \ � PROPOSED CONTOURS �/ � � J N iI � �\ \ ` \ \ \; EXIST.CONTOURS� � Q � � I I � � � \ � a ' � � \� �`� TYPICAL LOT INFORMATION: a N :_;I � i \ \\ \ �� . \�, � � . NI � i � � � % � I � \ i�5 \ � � 0 �'I I \ \\\\ - - - �ho � � � \ � a 1 � \ � / % I HEREBV CERTIFV THAT THIS PLAN, I — — — -— — _ _ _ _ SPEGFICATION,Oft REPORT WAS 4Z�RSB \ ` \ / ;/ PREPARED BV ME OR UNDER MV pIRECT ; I \\ / / LICENSEIDIPROFESSIONALENGINEER I I \ \ / � ,' UNDER THE LAWS OF TME STATE OF 1 MI NESOTA. 1 - � V � �c�Qi'��S� � � \ ��Q- i.,;� I ` \ /O�J �� Ma hew R.Pavek I L — — — — — — — — — — — — — — — — — � � — — — — � ^p � ,� DATE 6-13-14 IICENSE NO.44263 IISSUE/SUBMITTAL SUMMARY L__,�_��__� 154.48 i �� —�— _—__46.31 _� . DATE DESCRIPTION v.,c,-�JOh}�"F LJ:).Sf.i-�a�;i;:� �� 613-14 PRELIMINARVPLATSUBMITTAL �c � REVISION SUMMARY DATE DESCRIPTION � GOPHER STATE ONE CALL pRELIMINARY PLAT - ' t' WWW.GOPHERSTATEONECALLORG � (800)252-1166 TOLL FREE ^ SITE PLAN (651)454-0002 LOCAL �N T v � C2.� � ... . ... 10'-0' 0 20'-0' GENERAL GRADING NOTES: �� 5�� 1.SEE SfTE PLAN FOR HORIZONTAL LAYOUT 8 GENERAL GRADING NOTES. 11. FINISHED GRADING 3HALL BE COMPLETED.THE COMRACTOR SHALL UNIFORMLY GRADE � � 2.THE CONTRACTOR SNALL COMPLETE THE SIlE GRADING CONSTRUCTION(INCLUDMG BUT ��S WITHIN LIMITS OF GRADING,MCLUDING ADJACENT TRANSITION AREAS.PROVIDE A G -R O l/ P NOT LIMITED TO SITE PREPARATION,SOIL CORRECTION,EXCAVATION,EMBANKMENT,ETC.IN SMOOhi FINISHED SURPACE WITHIN SPECIFIED TOLERANCES,WITH UNIFORM LEVELS OR asai w.aSrH si.suiie zoo � ST.LOUIS PARK,MN 55616 � � SLOPES BE7WEEN POINTS WHERE ELEVATIONS AF2E SHOWN,OR BETWEEN SUCH POIMS AND - . . ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER.ALL SOIL IXISTMG GRADES.AREAS THAT HAVE BEEN FINISH GRADED SHALL BE PROTECTED FROM ��Pa� CivilSi�eGroup.wm Pat sarver � ' � � . TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER.THE CON7RACTOR SHALL I63-2133944 ssz-zso-zooa . �� - . BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL iESTS AND INSPECTIONS WITH Sl19SEQUENT CONSTRUCTION OPERATIONS,TRAFFIC AND EROSION.REPAIR ALL AREAS THAT . � , t ,r,'. � HAVE BECOME RUTTED BY TRAFFIC OR ERODED BY WAiER OR HAS SETfLED BELOW THE TNE SOILS ENGINEER. . . ,�j� i}'�,`f�� CARRECT GRADE.ALL AREAS DISTURBED BY THE CANTRACTORS OPERATIONS SHALL BE � i ��:�'� � � 3.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH 7HE RESTORED TO EQUAL OR BETfER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OP . ,� ,_ ✓ �� _ �� ,-., . NATIONAL POLWTION DISCHARGE ELIMINATION SYSTEM(NPOES)PERMIT RE�UIREMENTS& THE NEW WORK. . . � s�`\ t / PERMIT REQUIREMENTS OF THE CIiV. 12. PRIOR TO PLACEMENT OF THE AGGREGATE BASE,A TEST ROLL WIU.BE REQUIRED ON THE !/�� Y '�� 4.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE EIEVAT10NS,UNLESS STREET AND/OR PARKING AREA SUBGRADE.THE CONTRACTOR SHALL PROVIDE A LOP�ED � �"' �� = _ ..��' �� ' �o./`��(;' .. O7HERWISE NOTED. � TANDEM AXLE TRUCK WI7H A GROSS WEIOHT OF 25 TONS.THE TE6T ROLLING SHALL BE AT i h�� ^� �" � :''� � 5.GRADES OF WALKS SHALL BE INSTALLED WI7H 5%MAX.LONGITUDINAL SLOPE AND 1%MIN. THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS A$DIRECTED . � ' '' �-�` '� �- � x� � < BV THE SOILS ENGINEER 7HE SOILS ENGINEER SHALL DETERMINE WHICH SECTIONS OF THE ' J - . � _ . AND 2%MA7(.CROSS SLOPE,UNLESS OhIERWISE NOTED. i � �� r � -�,' ��,e ^ \ . \ _ STREET OR PARKING AREA ARE UNSTABLE.CARRECTION OF THE SUBGRADE SOILS SHALL BE ; ��" �. � 6.PROPOSED SLOPES SHALL NOT EXCEED 31 UNLESS INDICA7ED OTHERWISE ON THE ! .�. �, �� COMPLElED IN ACCORDANCE WITH�THE RE�UIREMENTS OF THE SOILS ENGINEER f � � �' i� �_�" 5E� , � _ � DRAWINGS.MAXIMUM SLOPES IN MAINTAINEDARFAS IS 4:1 � �yy��//��, � /�Q- :�. „'��' o � 13. TOLERANCES � � � /�` /Oqy,� \ , � � 7.PROPQSED RETAINING WALLS,FREESTANDING WALLS,OR COM8INATION OP WALL TYPES � y` �0 ' � � - . GREATER THAN 4'IN HEIGHf SHALL BE DESIGNED AND ENGINEERED BV A REGISTERED 13.1. THE BUIIDING SUBGRADE FINISHED SURPACE ELEVATION SHALL NOT VARY BY MORE ,, n•`� /� � .>� `�, � � THAN 0.30 FOOT ABOVE,OR 0.30 FOOT BELOW,THE PRESCRIBED ELEVATION AT ANY `. �`� . ,.. � �,.;q -a� .' ��s; � RETNNING WALL ENGINEER.DESICN DRAWINGS SHALL BE SUBMITTED FOR REVIEW AND x �� -� POINT WHERE MEASUREMENT IS MADE �,� - i � ' � �. ! \ � . � APPROVAL PRIOR TO CONSTRUCTION. T � ��J ' ��.� ,�� ,F5, \�� '�, 13.2. THE STREET OR PARKMG AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT /� � L�� .�i� �� \��-- �-�� . �;.%' / � � �'b5 / \ \ � �. : � �`�. �� 8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MNINTENAN�OF GRADE STAKES VARY BY MORE THAN 0.05 FOOT ABOVE,OR 0.70 F00T BELOW,hiE PRESCRIBED ,'�;%� �� ,�{ ;.;__-� -` % � . \ \ �'�'�' l�� THROUGHOUT THE DURATION OF CONSTRUCTION TO ESTABLISH PROPER GRADES.THE ELEVATION OF ANY POWT WHERE MEASUREMENT IS MADE. . � 4�� -� � � CONTRACTOF2 SHALL ALSO BE RESPONSIBLE FOR A FINAL FIELD CHECN OF FINISHED GRADES 13.3. AREAS WHICH ARE TO RECEIVE TOPSOII SHALL BE GRADED TO WITHIN 0.30 F00T ABOVE �.H 07SlC S�C l 31kT � . �' � � �� .;; �� `� � \ � OR BELOW THE REQUIRED ELEVATION,UNLESS D�RECTED OTHERWISE BY THE '; /'� �..� Y ��-� ` � ACCEPTABLETOTHEENGINEERA.ANDSCAPEARCHITECTPRIORTOTOP-SOILANDSODDING . . ��. / � ��i� ��. � r=� ... \ ��1 � ACTNITIES. �� ENGINEER. � /// '� 1 �� / . ;. �- � ♦ . 13.4. TOPSOIL SHALL BE GRMED TO PLUS OR MINUS 1/21NCH OF THE SPECIFIED THICKNESS. "�( - \�- - ' \ '' �.f�, . � � 9.IF EXCESS OR SHORTAGE OF SOIL MATERIAL FXISTS,THE CONTRACTOR SHALL TRANSPORT 14. MAINTENANCE � 1 p '� � /// 0 ` \ \ ALL EYCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR,OR �4.1. THE CONTRACTOR SHALL PROTECT NEWLY GR4DED AREAS FROM TRAFFIC AND � I� � / S♦ � -f � �•,�. IMPORTSUITABLEMATERIALTOTHESITE. � ; 1� , � \.._.� � ��* . .'� � �� ,_� EROSION,ANDKEEPAREAFREEOFTRASHANDDEBRIS. ��-''-�' � "� � •�� ' 10. EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND 742. CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED,ERODED AND -� � ' �� RUTTED AREAS TO SPECIFIED TOLERANCES.DURING THE CONSTRUCTION,IF REQUIRED, � '�`"�� ` � � \ STOCKPILE IN AREAS DESIGNATED ON THE SIlE.THE CONTRACTOR SHALL SALVAGE ENOUGH G RAD I N G L I M IT�� \FSff , ;"- 908 � N� � \ TOPSOIL FOR RESPREADMG ON THE SITE AS SPEqFIEO.EXCESS TOPSOIL SHALL BE PLACED �0 DURING iHE WARRANT(PERIOD,ERODED AREAS WHERE TURF IS TO BE �'�� ' ESTABLISHED SHALL BE RESEEDED AND MULCHED. N ; '� \ .� " - � �9j .: . IN EMBANKMENTAREAS,OUTSIDE OP BUILDING PADS,ROADWAYS AND PARKING AREAS.THE 14.3. WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BV SUBSEOUENT � N SILT FENCE� I � _ - \ T� \ � CONTRACTORSHALLSUBCUTCUTAREAS,WHERETURFISTOBEESTABLISHED,TOADEPTH � � � 0 " CONSTRUCTION OPERATIONS OR ADVERSE WEATHER,CONTRACTOR SHALI SCARIFY, � � , � ' � . � � ,�J O� :O ' _ \� OF 4 INCHES.RESPREAD TOPSOIL IN AREAS WHERE TURP IS TO BE ESTA6LISHED TO A SURFACE,RESHAPE,AND COMPACT TO REQUIRED DENSIN PRIOR TO FURhIER O � M �,� I �" . . � . 9�Q �J� O!. ��, ,, \ t . MINIMUMDEPTHOF4INCHES. . CONSTRl1CT10N. � M � � �: o .=� ,r� �'�, ��/ � 6' � ... . � } u� `��I � "` � � ?�� ` � � �Q � CJ� � �°y� �y�� GENERAL EROSION CONTROL NOTES: CITY OF GOLDEN VALLEY GRADING NOTES: � � � � _ �w l �- �, � � � '\ � , \ : � I`�j� GJQ�� - � \� . -- 1.SEE STORM WATER POLLUTION PREVENTION PLAN(SWPPP)FOR EROSION AND 7.RESERVED FOR SPECIAL CITY NOTES a Wc Q �� I� .._.. 912 �. .. �� O�• !-)O N�� ,� SEDIMEMATION NOTES AND DETAILS . . W 2 G Q - r� �� 9'I Z \ ` \. \ � l��•�-. � � � � �" �� .. 2.THE CONTRACTOR SHALL ASSUME COMPLEfE RESPONSIBILIiY FOR fANTROLLING ALL � Z W J �'+, ` � .,-�, SILTATION ANO ER0.SION OF THE PRQIECT AREA.ALL EROSION CONTROL AND SILTATION � OT � �� \ � �� 'Q. � ; CONTROL MEASURES SHALL COMPLY WITH MINNESOTAS BEST MMIAGEMENT PRACTICES � Q O i W ' GF:913.00 �\ �\ �� 'C 1 a G - �= � � �I 1 N � A � GRADI�NG LIMIT MANUAL.THECONTRACTORSHALLUSENhiATEVERMEANSNECESSARYTOCONTROL J Y > � �� LOT 1 � \ ��G� N� � � � � \ \ � � ERQSIONANDSILTATIONINCLUDING,BUTNOTLIMITEDTO,STAKEDSTRAWBALES,ROCK LLI Q = I ' O [•� I { �-�� 91 N� \ \ � � �. � (� ' I�-, \� �, .�S I LT FE NCE ENTRANCES ANDIOR SIIT FENCES.CONiROL SHALL CAM6ENCE WITH GRADING AND . - � Z � � I r�n 958 S � ��\ /i:�O g, � �" � '�., \ ^ \ COMINUETHROUGHOUTTHEPROJECTUNTILACCEPTANCEOFTHEWORKBYhiEOWNER. � J J N GL \ p � , � :\ ` THE CONTF2ACTOR'S RESPoNSIB�LIiY INCLUDES;ALL DES�GN AND IMPLEMEMATION AS } � LF:908.50 \ � \ �Q�� Of � \ � REQUIRED TO PREVENT EROSION AND THE DEPOSITING OF SILT.THE OWNER MAY,AT � J N � � � I � '� � � \ � HISMER OPTION,DIRECT TNE CONTRACTOR IN HISMER METHODS AS DEEMED FIT TO � � N I � \ � �' \ PROTECT PROPERTY AND IMPROVEMEMS.ANY DEPOSffING OF SILT OR MUD ON NEW OR � Q � .. ��,��•�O ��"� \ � \ �'� � N � \ � EXISTING PAVEMENT OR IN EXISTING STORM SEWERS OR SWALES SHALL BE REMOVED a •' , <. �� . ..� � ; . I �\ 5• ' � �� . \ . � . \ \ AFTER EACH RAIN AND EFFECTED AREAS CLFANED TO iHE SATISFACTION OP THE OWNER, /� N I � �' P G AR .... \ �\�'6��' � ��I�� , .\. � .� ALL AT THE EXPENSE OF THE CANTRACTOR. li N � I �o : , „ 3 D � , :: I :; �� 9'IS.O � t ��„ . . �\\ . BLOCKNO. RP:916.00 x � �� " , . % � \ � "�� TYP.CITY CURB �STRUCTURE LABEL,TVP. � " / g� .. � 100'c STATION r .,� �� X�� , �\.. \ ` \\ .... � . �� . \ � UTILITYSTRUCTURE, UTILINLINE,TYP.(SAN.,WATERMAIN) � . � I ... � .-�� `\\ \ � � \ � TYP.(SAN.) O �:� . � ♦` \ � / MH UTILINSERVICESLINES,TYP. � t FINISHED c GRADE a \ .�.� I . _� -�a 9� - - - " � CONC.WALK 6+00 iHEReeviceariFVTHnrrnisavN '1' ��6 , �, � � FINISHED ELEV.(aJ LOT CORNER � - SYYA� 914 � �^ � / FRONTUTILITY SPECIFICATION ORREPORTWAS ��,�i � \/` / PREPARED BV ME OR UNDER MV DIRECT ,( v `� 4Z'RS 974 Cg�'��--T / � EASEMENT a T i�1� SUPERVISIONANOTHATIAMAOULV � I � 9� q \ � \ - - }�� I LICENSED PROFESSIONAL ENGINEER � ♦, 8�� 6 �`��= � - / / UNOER THE LAWS OF THE STATE OF f I � ♦ � ��'� \ � � ♦ b , SUGGESTED DRIVEWAY _ 6.00 � �ROAD NAME Mi NESOTA. I ,��►�`��rQ��-►• Ic' I F:944.00 '�I . " ,,. . . � LOCATION � I ' . � � � ' . � -�� V � � �5� �t DRNEWAY SLOPE `� �� BUILDING FRONT PAD � r I � � �(`Q' ♦ , F:935.50 � � T - - - - - - - - - - � � GARAGE FLOOR ELEV. T8:944.50 SETBACK h7a hew R Pavek \� ` �\' ��J /"3 L0T NO � 9 i�SIDE UTIUlY EASEMENT _T Y^ �� _ ` , � N DnTE 6-13 14 LICENSE NO 4d263 � _ _ _ _� �� " � � P•935.00 LOT DIMENSIONS :: ... � .. � .. .. . / ' t . � . .�. �� - �� LOWESTFLOORELEV. �I' BUILDINGPAD DA EuoescavroNALSUMMARY � � � TOP OF BLOCK ELEV. � _ ��'� O fi-13-14 PftELIMINARVPLATSUBMITTAL "c '`� +� �� .� � � �� . . , : . _.. . .t=��F6 d C zDO,� --_� � �� REqFtPADGROUNDELEV. �� BUI DNGSIDESEfBACK PE , . . . .v�.,:�. �. ... � � . � � � - axe "-� �� . . BUILDING REAR SETBACK � SILT FENCE,TYP --�-�-�--...__ REARUTILINEASEMENT - �� _ �-. _,..:. - i� i - PROPOSEDCONTOURS �'� EXIST.CONTOURS� REVISION SUMMARY TYPICAL LOT INFORMATION: oA.E DESCRIPiION � GOPHER STATE ONE CALL ' 34 WWW.GOPHERSTATEONECALL.ORG PRELIMINARY (800)252-1166TOLLFREE ^ GRADING PLAN (651)454-0002 LOCAL �N* `� , C3.0 ,._zo.-0. ,a�-0�� GENERAL UTILITY NOTES: �� S�}p , 1.SEE SITE PLAN FOR HORIZOMAL DIMENSIONS AND LAYOUT AND GENERAL CONSTRUCTION CONNECTIONS TO MANHOLES,CATCHBASINS,OR OTHER STRUCiURES. G R O U `P NOTES. 15. PIPE LENGTFiS SHOYVN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF 4931 W.35TH ST.SUITE 200 2.CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILRIES AND FLARED END SECTION. ST.LOUIS PARK,MN 5%16 . - TOPOGRAPHIC FEATURES PRIORTO CONSTRUCTION.THE CONTRACTOR SHALL IMMEDIATELY civi�sitecmup.com " � � 16. UTILITIES ON THE PLW ARE SHOWN TO WI7HIN 5'OP THE BUILDING FOOTPRINT.THE nnan ravek aat sarver NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE PLANS. CpNTRACTOR IS ULTIMATELY RESPONSIBLE FOR THE FINAL CANNECTION TO BUILDING LINES. �s3-2t s-a5aa es2�2w-2oos , � "% ,ti� ,.� . � 3.THE CONTRACTOR IS SPECIFICALLY CAUTlONED THAT THE LOCATION ANDIOR ELEVATION OF CAORDINATE WITH ARCHITECTURAL AND MECHANICAL PL4NS. �� {}, � EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS �� qTCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 F�ET.ALL CATCH i 1� � � � � � UTILITY COMPANIES AND,WHERE POSSIBLE,MEASUREMENTS TAI�N IN THE FIELD.THE � � 'r"� r �J "� INFORMATION IS NOT TO BE RELIED ON AS BEMG EXACT OR COMPLETE.THE CONTRACTOR BASINS IN GUTTERS SFiALL BE SUMPED 0.75 FEET PER DETAILS.RIM ELEVATIONS SHOWN ON �i / �� i,- � hIIS PLAN DO NOT REFLECT SUMPED ELEVATIONS. /, --�- _,-:= ��F�� hY I � MUST CALL TNE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY CON N ECT TO EX MAN HOLE� // EXCAVATION TO REQUEST FXACT FIELD LOCATION OF UTILITIES.IT SHALL BE hIE 18. A MINIMUM OF 8 FEEf OF CAVER IS REQUIRED OVER ALL WATERMAIN,UNLESS OTHFRWISE ; ,?�- „� '%�+ �' ^ RESPONSIBILIiY OF THE CANTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH NOTED.EXTRA DEPTH MAY BE REqUIRED TO MWNTNN A MINIMUM OF 18'VERTICAL W/SAN.SERVICE�CORC Tr .�,1 r,�� /� CONFLICTWITHTHEPROP0.SEDIMPROVEMENTSSHOWNONTHEPLANS.THELOCATIONSOF SEPARATIONTOSANITARYORSTORMSEWERUNES.EXfRADEPTHWATERMAINIS � ��+� � �-� SMAIL UTILITIES SHALL BE OBTNNED BY THE CONTRNCTOR,BY CALLING GOPHER STATE ONE INCIDENTAL ` �'/ � �-��d"'/� `• CALI THE CONTRACTOR SHALL REPNR OR REPLACE ANY UTILITIES THAT ARE DNMAGED - t;� �.;;,� ,,,' � r, DRILL,REPLACE STREET;IN s'+ > � � \ 19. AMINIMUMOF181NCHESOFVERTICALSEPARATIONANDIOFEETOFHORIZONTAL : I� � � l � DURING CONSTRUCTION AT NO COST TO THE OWNER. �� i ,i� / � � SEPARATION IS RE�UIRED FOR ALL WATERMAIN,STORM SEWER AND SANITARY SEWER PIPES, KIND PER CITY STANDAR�S , ^ -� /O&J�S� \ ` � �` 4�(�qyOp ON FOR THE PURBPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE UNLESS OTHERWISE NOTED , ,�1'� 10 � ; 20.ALL CONNECTIONS TO EJaSTING UTILfT1ES SHALL BE IN ACCORDANCE WITH CITY STANDARDS � � _ COMPLETED AS REQUIRED BY THE SOILS ENGINEER.THE UTILIT/BACKFILL CONSTRUCTION .qryD CAORDINATED WiTH THE CIN PRIOR TO CONSTRUCTION. ��t \\;� � �i � \ " SHALL COMPLY WITH THE REQUIREMENTS OF THE SOILS ENGINEER.THE CANTRACTOR SHALL � _ 7 �� =�� J/ \ ♦ BE RESPONSBLE FOR COORDINATING ALL REQUIRED SOILS TESTS AND SOIL INSPECTION3 2�.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED. . �T� � '. ?��,`,,� *'\ .,- �� \ � \� , WITH THE SOILS ENGINEER. � � 22.COORDINAiE LOCATIONS AND SIZES OF SERVICE CANNECTIONS WfTH THE MECFiANICAL ��J ; ` ° I �`�'' - \ � 5.UTILIT/INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF'STANDARD DRAWINGS. � �� C�' ' /� � \ SPEGFICATIONS FOR WATER MAIN AND SERVICE LINE INSTAItATION'AND'SANITARY SEWER p3..COORDINATE INSTALLATIQN AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITH .: H0111CS,Q:.OTi'k �: / /\ `'#�� - i5�� ' ,/j NEW WATER SER�' � ANDSTORMSEWER INSTALLATION'ASPREPAREDBYTHECI7VENGINEERSASSOCIATIONOF ppJqCENTCON7RACTORSANDCIT/STAFF. u��.� ♦ � / �-- � ; MINNESOTA(CEAM),AND SHALL CONFORM WITH THE REQUIREMENTS OP THE CITYAND THE 24 q��STREET REPNRS AND PATCHING SHALL BE PERFORMED PERTHE REQUIREMENTS OF 1 � � _ _ < _ USE EX SAN SERV. � PROJECTSPEGFICATIONS. � \ THE CITY.ALL PAVEMENT CONNECTIONS SHALL BE SAWCUT.ALL TRAFFIC CONTROIS SHALL 6.ALL UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE TO GN REQl11REMENTS. � BE pROVIDED BY 7HE CON7RHCTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF ^�� I \ \ � � � THEMINNESOTAMANUALONUNIFORMTRAFFICCONTROLDEVICES MMUTCD AN � 7.CONTRACTOR SHALL NOT OPEN,TURN OFF,INTERFERE WITH,OR ATTACH ANY PIPE OR HOSE ( ) D THE CIlY. I TO OR TAP WATERMAIN BELONGING TO THE CITY UNLESS DULY AUTHORRED TO DO SO BY THIS SHALL.INCLUDE BUT NOT BE LIMITED TO SIGNAGE,BARRICADES,FLASHERS,AND ` \ � THE CITV.ANY ADVERSE CONSEQUENCES OF ANV SCHEDULED OR UNSCHEIXILED FIAGGERS AS NEEDED.ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFlC AT ALL TIMES.NO ;� I \ \\ � \ \ . DISRUPTIONS OF SERVICE TO THE PUBLIC ARE THE LIA81lITY OF THE CONTRACTOR ROAD CL0.SURES SHALL BE PERMITfEO WITHOUT APPROVAL BY THE CIN. � I \ � ; 8.CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT 25.ALL STRUCTURES,W BI.IC AND PRNAiE,SHALL BE ADJUSTED TO PROPOSED GRADES Q � hIE DIRECTION OF THE OWNER. WHERE RE�UIRED.THE REWIREMENTS OF ALL OWNERS MUST BE COMPLIED WITH. � �� NEW S NSERV. � \ \ \ � STRUC7URES BEING RESETTO PAVED AREAS MUST MEET OWNERS RE�UIREMENTS FOR O � M - '�� ` 9.ALL MATERIALS SHALL BE AS SPECIFIED IN CEAM SPECIFICATIONS IXCEPTAS MOOIFIEO TRAPFIC LOADING. Z � � � EXTEND EX WAT R SERV. � \ 2 \ �, - 0 � "' � HEREIN. �p a � 26.CON7RACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES. � � �1 W I \ \ O G� ��\`_': 10. ALL MATERIALS SHALL COMPLY WITH THE REQUIREMENTS OF THE CITY. � � � _;1� \ � (�✓ \(�\<.^�- 27.CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES. �� J � � �W I � � ,�2� ��<� 11. ALL WATER PIPE SHALL BE DUCTILE IRON PIPE(DIP)UNLESS OTHERWISE NOTED. COORDINATE THE INSTALLATION OF IRRIGATION SLEEVES NECESSARY AS TO NOT IMPACT Q � Q O I \ �� `; 12. ALL SANITARY SEWER SHALL BE PoIWINYL CHLORIDE(PVC)UNLESS 07HERWISE NOTED. INSTALLATION OF UTI�ITIES. /�1 � U �� Z � ` \ 13. ALL STORM SEWER PIPE SHALL BE REINFORCED CONCRETE PIPE(RCP)OR HIGH DENSIlY 28.CAN7RACTOR SHALL MAINTAIN AS-BUILT PLANS TNROUGHOUT CONSTRUCTION AND SUBMIT W � J �°O I � \ \ \,,..'�-:,, POLVETHYLENE(HDPE)UNLESS OTHERWISE NOTED. THESE PLANS TO ENGINEER UPON COMPLEiION OF WORK. � 0 OT � � \6>` \ � \ 14. ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSiEM SHALL BE GASTIGHT OR � 0 i W � I I LOT 1 \��\ \ \ \ WATERTIGHT.APPROVED RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATERTIGHT � . Y Q . : �. g � � _ ' 22 958 SF � II � ��N�'\� �� W } � I � � ; CITY OF GOLDEN VALLEY UTILITY NOTES: J J N � � \ ` \ \ � 1.RESERVEDFORSPEqALCITYNOTES � � � \ \, Q oN0 � a i I \` �\ � � a N :_ I , � �� I � � � �\� � �I � � \ � � � � �� I \\ � � `. W , � � , I \ / , a � � \ � / / IHEREBVCERTIFYTHATTHISPLAN, � I I \ ` \ / / SPECIFICATION,OR REPORT WAS PREPARED BV ME OR UNDER MV DIRECT ' I \ � SUPERVISION AND THAT I AM A WLV i ( \ / / � LUNOER THELO WS OFOTHE STATE OF \ \ / !�� MI ESOTA \ tL /�c /� F ( � � � �!�'� �i u� � J ,h` Ma w R.Pavek \ � /' f L - - - - - - - - - - - - - - - - - � � - - - �Q � �` onrE 613-14 uc�sE no.44263 !. � � / �__-__-__-_--__- � ISSUE/SUBMITTAL SUMMARY � �� __-__ _-_ _� �ATE pESCRIPTION . r 3 ., � y ,�.��;,�: �� . �8-131d PRELIMINARVPLATSUBMITTAL �. _�ti... �"x . f # �� U.,._ -� i �REVISION SUMMARV �� DATE OESCRIPTION S �A � i � GOPHER STATE ONE CALL � ' � WWW.GOPHERSTATEONECALL.ORG PRELIMINARY } � (800)252-1166TOLLFREE ^ UTILITY PLAN f . (651)454-0002 LOCAL `� •: . C4.� � ,�-2��-0' . ... . ... 10'-0'� � �d z� E9£99 NW``d�b'lIW"3n`d Hl9Zl Z7Z8 �� } Za O •��R�Ea� S3WOH �idl a3��=N x o � � Q � a a ' CJ� _° _ a " ' � n � O� �zr<rF � � J � `�'�e � `''` ZZti99NW'�l3llt!/�N34lO�J'3Nt1lA3lSlt/d LZZ o=`=°o° � � a a � w W . ` �0 ia� �3. � �ow`�W i J � � o� V1 0 �� V �z z � W � y � o pogQOQ� � m a� o a � � �o� � mLLmyoF �W) � W N y a � � a � wUw�wK W W � W W � �, � � S a 0 0 M 3 N�d� A 3�S I�d d _ aWW� o � W � aa=�� m `<M a � �� l�aroad 4 N � R 4 J �wQ Q �u0 U �'�N W U�o Z Z��O or d Q �� ws" m Cn a�- � � W � 2 d O � �� €� � vy �v � �8 � 9 gk �� N L � C d i o � � . � � �u� W b 3�C � � 5 a 3.��.o � tV tV e � 3 a iJ - 4gm�F� � . �;r �s a'9 v'9 �' W �N i & I— �a�t��doa � �_ �� Z ."��'�'8�aoa8 Q "df4�,r83oa � gs og W � =�°' °'"Y$^°t � ow - -- � $ 3��8�3� � � �»> »»»» » » >> >»»>»» »>»»>> »»> > v o" �� H s� ��`°�a��a� �(Q ��`,�`, �`,�`,�`,��`,�� `,�`, �� h�`, ��h��hh��`,h �� h��`,� � _� v� �� W �� ~ � x �g aa J �� w fn b��b O b��O b m��f�N��"e�b m b m N�b io�o Io o ry a ia lo zo�!o o N v N UA' O b in N��N i��o b [o b b w m f�lo m N I�b��N[oN dl�.'-bi.- m � `o`o Q Q� � ��I�� N �°.-N _ �.-_ � .- ' "s� A A � aZ� a _ ,`A, �.-NE' u.0 Z tp =v ` "s�° .m m w i �ffi$ � �w��wwww ww ��w p w ww wwww wp�www �� m� www ww��w � �P oo ° e � < < a<= < < a « «a <� < <a« < < < _ � � � �ys�� Qsss'�s�o� so oossossossssos sssoo'�000� oo�o�� 0000ssso'�o�s� �'€'€o = o„ �� O � �� ; "-�� g��'� � � �o �' && LL o � � ��- oA oo� $� � � g m �m ��mm��maNN��„p�� a� �� "'� g� s�� _g � �� N � � � � N��,�,�,�,�,��,��,�,�, , �,�,� g 3g a� a= s; o= � � _ - _ _ - - . < ,.�� / ,�,. �_. / ��; � %��' \•�r ,� ��, � . � ,<- �' .� `�n a�,,,.., � � ,,;,. �. �� ' s U r o �, . :� �� " �� `, l � "k/ N �` in / 0 � � .�� ..�� `,� 4 • l � , .�� "�m �-�� '�� p� � m�m � ♦, I � ♦ oam � mv" ,� "�� i ��/I -� �em' _' � �m�� ,� . o' . I / i � �e� �� „�� , -' r �� / � �h � �,a" ps� I % � abs� � „m� .�� ' �� w m.a`^ h�� i � � 'w � � � o hN�, _ �' � Ns /i�/ � O00 o F"' � m�� / h v,wm _ � 8h�. �� $�m 'wcm 1 ��' �� I hwm da� �°' �m � $'c n< , � �.�/ � � m o �_� � � \ , ,' �y� � �, N^ Ao- ". i I� ♦ „ � m � i m °�'..��, n � N \ � �p � N � , aVl � � � C �"'. ..: . .. NlDvl ... inNN m� , � . ` � � � � , , � �NJI � ' l�: � ,\� , .. � m . � �' \. A z I,.. n na ��/�� v ��. � ,:� � om I � � _� � " �f �-N dm «_ .��` .1.�� ✓ I .. � ♦ �h 1 �� ` 1 � �a� n�,� � ♦, _" I ' �� "' \��,��,. �.,1:-� � \\\,.5:;� I� $,"3° �ao �A� � ��/ .,��I �� '�m�. , �yn I.�. 1 �� A �� 1 �;� �\ �i �� \�� \.dz ; �nw� hwm �/ . _. �N�m 'a � �� ` i � r i �1` `�� _ � � �.$o ' � 1� V� �� ' � „a�; � �` - \ C4.-, � V � r� `�� i� 1 � � � �' �� ' . 1 �� , . >, � � �.. 1 , � � �i� ' � 1 --.'` l; � ;::� � � � � 1 1 '; 1 m 1 I � ! "� m�" t "a�, � m_ h o b°,& I . , � �! �I ''�� mA°i � _ ia� \1\ �� '.=i "_" I �a�� :� f = �� I �. �� '�!i9�� I. � " � �� , 1: � h = , � \� �c�`'� ��"g t � h�, Som� � � � _ _ . � � ♦I � ` --'` � ♦ � hEm _ _ t� � I v �0 � � �� ng��' ��,,� -�' � � ,�mm��.. �� w z� "' 6�x �� ♦ I An o;8�v nbM ..,� � � � . �. - \�o�� T�y., , "�o ...,, N��e.. � .. ��m , , �be+ .. � °�� og� �� „ �� „ � � `F,�_,.� �.--�-�------� _�__� __�__�.�---��_...J: .— --- � ., , ��<�. _� � city of olden EMo � Qu � 11 Plannin D e artment va e� _ _ g p _ 763 593 8095/763 593 8109(fax) �tri . , �, _, ; . . ,., _ . e, , . . . . ��.. Y�. . Date: July 14, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing– Preliminary PUD Plan for Trevilla Complex PUD No. 72, Amendment#2–7475 Country Club Drive –Albert Miller, Applicant Background Albert Miller is requesting an amendment to Trevilla Complex PUD No. 72 to expand the existing vacant 60 unit senior living facility to a 114 unit assisted living and memory care facility. The PUD contains two buildings on two lots—a 230 bed nursing home to the west and the 60 unit senior living facility to the east. The original PUD was approved by the City Council on April 2, 1996. An amendment to expand the senior living facility with two one-story additions was approved on April 1, 1997. The property is zoned "Institutional (I-3)" and is guided for long-term "Semi-Public Facility" use on the General Land Use Plan map. The total area for the PUD is 4.54 acres;the total lot area for the senior living facility is 1.98 acres. The PUD is bounded by Country Club Drive and Glenwood Avenue to the north and office and high density residential uses to the south. The Applicant has a signed purchase agreement for the property. Summary of Proposal The proposed PUD amendment would allow the Applicant to expand the existing "L-shaped" senior living facility both to the north and to the east and would reduce the size of the parking lot. The proposed three story building expansion would increase the footprint by 7,856 square feet from 15,672 square feet to 23,528 square feet. The building expansion would require a reduction in the size of the parking area and in the number of parking spaces. Under the Zoning Code, one parking space is required for every 5 units/beds in an assisted living facility. Based on the 114 units proposed, 23 parking spaces are required. 28 parking space would remain after the building expansion, therefore meeting the minimum parking requirements. , � rt� �3o n�o �� .,�, � a � ' � � ��.� 7740 -� °' ,.,.�-� ..,+� � »o$ �a. °� _�� »oa � ', ..�-k� �, 7520 ' , 7600 .,.�' i� � 7700 � �f 7501 ' 5 �� s 5 7800 �.1�,��•£'�7575 � V �, � �°�. �"' ' f � 605 ', � �: 7701 �.�.e �._. ' f ,. .,,a.., ,�� ,.,��, .m. ,.,_ .� " �t �G#�b C}r �� e _ _� ,. ,. w�_ � �' _ . � - �° __ . = - � � t�.�: - .��; - —_ ..._� � � 550 > , 7505 � 7345 ph h 7111 �` � � � 7475 � ��d7 1ry 1�ry o ��, • r � , - . � ,y ^ o � � � � p`L^ �� ,, 7240 0 ^, 1 541 A , �"*�, . �L � 7812 �� - _ � � ` a�a,+� '� ;' '," � 550 � r,. ,��L � � 7028 .�_ , ' 7805 _ 7700-52 +4� . ;��'"., �531 P 530 ''• F�+" �ry � ' 7804 � ,,, ,�oP � 7802 7700 � '� , �a;e � � �L r� T215 ""� ,��y� � Y � 7800 �'� ,__.. : _, 521 � 520 �.5�'�"., 7201 1 ti�� '��- �- j7 � cv �, r�'+ '� • �� , .�,�` ',,. � ' � v 511 510 + I 7151 � 7100 - - `-.,,.,�"►• 7650 0 0 , ,.' ., . ,_ , 7500 r'. n - ' N o N o " . � LL v cv w 7101 * 501 v� �n �n �n .�� ,,. , a . _ '�f �� . �_ � � � - W : ,�� ,." a,.,� . . +v— . . _ . _ � . �...:'.,y, "'�" ' .. . . .. TT.., �n . ^ u, r :�a � -�X� ..� "��+w�ti�:. . _ � � � .,� ; �� w.� �' .. (��s0�1 �£.'�� w �,� ��"�� _ �..��..a-_..4::�.�,�.�..�..��,�,.�..� ��., . �� , ' - � - � ��'',�.,��r";� ;440 d11 ~413� > .'�".�.�,�,,."__� .'. :� ,. `"`� ��: �u •'�;A , .< , R I. � 70d5 d24 409� , �410 � 407""' �410 � : y�_ � 7031 �� `.400 � j� � �� 405 � _�406 � } ,^--i � �i ' �..,, � � e �� 1_._ � _ ,�-, �_. ra . �,"� . �'� r, � ? �rs�:-�� _ r �,« =.�,n. � PUD 72 - Site Map Proposed Building The Applicant intends to add 54 units to the existing 60 unit building with three story expansions that step down to two stories to the north and to the east. He would also renovate some portions of the interior of building. Building amenities would include a library, spas, a fitness center, activity spaces, additional dining space, and lounges. Improvements would be made to the interior lighting, sprinkler system, and mechanical units. The memory care portion of the building would include common space and a new elevator. The exterior look and materials of the additions would match those of the existing building. The existing building does not meet all setbacks as established by the underlying Institutional (I-3) zoning district. The Zoning code calls for a 50 foot setback along the west property line with a 25 foot landscaped buffer. The building was constructed 12.5 feet from the property line; the north addition would be constructed at the same distance. Similarly, the existing building is located only 33 feet from the south property line;the east addition would reduce that distance to 25 feet. Parking lots in the Institutional zoning district are required to provide a 25 foot landscaped buffer along side yards; the proposed parking lot comes within 17 feet at its closet point. Finally, lot coverage by buildings or structures is limited to 25%of the lot area in Institutional zoning districts. With the additions,the lot coverage will increase to approximately 27%. To help address the impacts of this increase in coverage, the Applicant is proposing to use pervious surfaces for any new paving. Proposed Parking There are currently 35 parking spaces in the existing lot. The proposal would modify the eastern end of the parking area through the expansion of the building and a redesign of the parking lot shape. This would reduce the number of parking spaces to 28. The Applicant has contacted the owner of the single family home to the northeast—most impacted by the building expansion and parking lot reconfiguration—and has developed a landscaping plan that attempts to provide additional screening for this property. 25 trees are proposed to be removed; 42 are proposed to be planted. Other Site Considerations The Applicant has been asked to submit a lighting plan which will be reviewed for compliance with the City's Outdoor Lighting ordinance prior to Final Plan approval. New retaining walls will be constructed along the eastern edge of the parking lot to match an existing retaining wall and help control erosion in that area. Fenced gardens/courtyards will be located at either end of the new additions to provide secure outdoor spaces for residents. Pervious pavers will be used in these courtyards. Public Works and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Public Works Department to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Public Works Department that addresses traffic management, sanitary sewer and water services, stormwater management, and tree preservation and landscaping is attached. The Fire Department reviewed this proposal to ensure that an adequate water supply is provided and that adequate emergency vehicle access is achieved on the site. A memorandum from the Fire Department that addresses fire hydrants and emergency vehicle access is attached. Justification for Consideration as a PUD The PUD process is an optional method of regulating land use in order to permit flexibility in uses allowed, setbacks, height, parking requirements, and number of buildings on a lot. The City has previously determined that this PUD meets the standards established in the City Code; Staff believes that this application to amend the PUD is also consistent with these standards: • Achieves a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. • Encourages construction of affordable housing and a variety of housing types. • Encourages creativity and flexibility in land development. • Encourage efficient and effective use of land, open space, streets, utilities, and other public facilities. • Allow mixing land uses and assembly and development of land to form larger parcels. • Encourage development in transitional areas which achieve compatibility with all adjacent and nearby land uses. • Achieve development consistent with the Comprehensive Plan. • Achieve development consistent with the City's redevelopment plans and goals. In order to be approved as a PUD, the City must be able to make the following findings: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes,trees, scenic views, creeks, wetlands, and open waters. 3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. General Health. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Recommendation Staff recommends approval of the Preliminary Plan for Trevilla Complex PUD No. 72, Amendment No. 2, subject to the following conditions of approval: 1. The plans prepared by kass wilson architects and submitted with the application on June 13, 2014, shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Fire Department to Mark Grimes, Community Development Director, dated July 6, 2014, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Public Works Department to Mark Grimes, Community Development Director, dated July 8, 2014, shall become a part of this approval. 4. The Applicant shall submit a lighting plan that meets the requirements of the City's Outdoor Lighting Code (Section 11.73). 5. All signage must meet the requirements of the City's Sign Code (Section 4.20). 6. This approval is subject to all other state,federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Memo from Fire Department dated July 6, 2014 (1 page) Memo from Public Works Department dated July 8, 2014 (12 pagesj Applicant's Narrative (3 pages) Site Plans (14 pages) " i� > � C� sa • • ' :� " � > �`I,i �� Z � ? �i / Q W .. Y C ty Ha! ��r�}hus �a a (2� � ; er��¢y Subject Property: : � • ��r�.— , �- � 7475 Country Club Drive • � . . . �� CounUy,Club Ctr • � � � N�• •• � C,'/ �-__ e��f o� ` z • �q� ,I . ; � _ ��«�� a -� • " = . . � -�� <, ♦ y C� (I `\��. T � L�.� S1d(e �� '� al 5/ r t1Uff N � o � y� �St�i. ,' ° S.S � � �� , , -.,� -�_ .'v<� � '- ".."'^.... .._ 1 __.._._._._. ._.. ------ •1 • .,•,.._., 1 - _._...__._._ z Z 3 _ .. > ._I��Ull. ::':ilL� a G Z . `.0� r Q c .�'�-- ,'.��' c .- � .i. Y « ,�, s (a vJI�'.rs:",.;o C1. �.. .'. � �.. „�.� � �tlarold Ave , �.v� ,'v1,. � � � �j .. �-'' � I .�� 77S Pc'll�� , - �� .,��v,� ��-_ ,,. - ; .,; �� . � ,� �� . � ��y� ��. ��` ` Fire Department 763-593-8079/ 763-593-8098 (fax) Date: July 7, 2014 To: Mark Grimes, Director of Community Development From: John Crelly, Fire Chief Subject: PUD Amendment#2—7475 Country Club Drive—Golden Valley Senior Living The Golden Valley Fire Department has reviewed PUD 72, Amendment #2 for the expansion of 7475 Country Club Drive submitted on June 13, 2014. This PUD Amendment proposes the expansion of the building from 60 units to 114 units. To accomplish this the building will be expanded on the north and south ends of the building. This expansion will reduce the overall parking area. An approved "hammer head" style fire truck turn around has been included in the design. Also, the fire protection water line on the north side of the building and a fire hydrant located on the south end of the existing building will be relocated so as to not conflict with the foundations of the new additions. Overall this proposed addition to the building has no positive nor negative impact on the fire protection features of this building or our ability to service this property. As this project moves forward a code analysis of the proposed construction will be required. This information will be used during the review of this project from a Code perspective (Building, Fire, Electrical, Plumbing, and Mechanical Codes). If you have any questions, please contact me at 763-593-8065 or by e-mail, jcrelly@�oldenvalleymn.�ov f ` city of � olden MEMORA �v � u � � . 1 Public Works De artment va ey p 763 593 8030/763 593 3988(fax) Date: July 8, 2014 To: �k Grimes, Director of Planning and Development From: Jeff Oliver, PE, City Engineer � Eric Eckman, Public Works S cialist � Subject: Preliminary Review—PUD 72 Amendment#2 Golden Valley Senior Living (7475 Country Club Drive) Engineering staff has reviewed the plans,titled Golden Valley Senior Living, submitted by Albert Miller (Developer)for the proposed expansion of the senior housing facility located at 7475 Country Club Drive.The subject property is part of the Trevilla Complex PUD and is bounded by the Golden Valley Rehabilitation and Care Center to the west, Skyline Plaza Apartments to the south, and single-family homes to the east. This memorandum discusses the issues identified during the Engineering review that must be addressed prior to approval of the Final PUD Plans. The comments contained in this review are based on the plans submitted to the City on June 13, 2014. Site Plan The proposed project involves the remodeling and expansion of the existing senior housing facility from 60 units to 114 units of assisted living and memory care services. The building footprint will be expanded and paver courtyards added on both the north and south ends, and the existing parking lot area will be reduced and reconfigured to accommodate emergency vehicle access. The plans show an overall increase in impervious area with some tree removal. New trees and landscaping are proposed as part of the project. Traffic and Access Mana�ement The primary access to the site is from Glenwood Avenue at the north end of the property. The loading and delivery area is located in the southwest corner of the property with access through the Golden Valley Rehabilitation Center parking lot. There are no changes proposed to the site circulation within the PUD or the overall access to the City's street system. However, due to the proposed increase in the number of housing units, a traffic study was conducted by the City's Traffic Engineer dated May 13, 2014 (attached to this review). G:\Developments-Private\Trevilla PUD 72_Amendment 2014\Memos\PrelimPUDReview_070314�vseniorliving.docx The traffic study indicates that a total of 293 vehicle trips per day will be generated by the proposed project, and that these trips will be spread throughout the day and have minimal impact on the performance of the overall street system. During the morning and afternoon peak hours,the trips generated by the assisted living facility would be relatively low. The proposed development will have little impact to the existing traffic operations at nearby intersections. Therefore, staff concludes that the City's street system in the vicinity of this project is adequate to accommodate the vehicle trips generated by the proposed development, and no traffic mitigation measures will be required. Utility Plan The plans show that portions of the existing water and sanitary sewer services will be removed or relocated to accommodate the proposed building expansion. The City's water system that provides service to this property has adequate capacity to accommodate the development. The water mains,fire lines, and hydrants serving this facility are owned and maintained by the Developer or property owner. This ownership begins at the shut-off valves located on Glenwood Avenue and Country Club Drive and proceeds into the property. The City owns the shut-off valves and the portion of the services between the valves and the City's main. A maintenance agreement between the Developer/owner and the City, outlining ownership and maintenance responsibility, must be executed before the issuance of building permits. The proposed development is located upstream of sanitary sewer system capacity issues identified in the sewersheds along the I-394 corridor. The City's sanitary sewer system is effectively at capacity in these locations and there is minimal capacity available for future redevelopment along the I-394 corridor and areas upstream unless inflow and infiltration can be reduced throughout the sewersheds that are tributary to the capacity issues. Due to the proposed increase in the number of housing units on this property, a wastewater study was conducted by the City's consulting engineer dated March 14, 2014 (attached to this review). The wastewater study indicates that, in addition to the capacity issues affecting the I-394 corridor,there is also a capacity issue in the sanitary sewer system where it crosses under Highway 55. However,the study suggests that, if inflow and infiltration into the sanitary sewer system is reduced,the proposed expansion can be supported without upsizing the pipes under Highway 55. In addition to the ongoing inflow and infiltration (I/I) programs,the City is putting plans in place to reduce I/I in the City's portion of the sanitary sewer system in the I-394 corridor over the next several years. Therefore, with continued inflow and infiltration reduction efforts, staff concludes that the existing wastewater system is adequate to accommodate the proposed development. Additional development and redevelopment within the tributary sewershed should be closely monitored to insure the capacity of the system is not exceeded prior to implementation of further I/I mitigation reduction. The Developer will be required to obtain Water and Sewer Permits, and possibly other permits, for utility work on this site. G:\Developments-Private\Trevilla PUD 72_Amendment_2014\Memos\PrelimPUDReview_070314�vseniorliving.docx The sanitary sewer service for this property must comply with the City's Inflow and Infiltration (I/I) Ordinance. City records indicate the existing sewer service lateral was recently inspected and it was determined that corrections are necessary. The Developer must perform the corrections and obtain a Certificate of Inflow and Infiltration Compliance, or post an escrow with the City for repair work, prior to Final PUD approval. Once the repairs and site work are completed,the sewer lateral will need to be re-inspected by the City. A Certificate of I/I Compliance must be obtained prior to occupancy of the building. Stormwater Mana�ement The proposed development is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed and is therefore subject to the review and comment of the Bassett Creek Watershed Management Commission (BCWMC). The project plans indicate a land disturbance of 86,000 square feet and an increase of approximately 3,200 square feet of impervious surface area. Therefore, permanent stormwater quality best management practices must be included to meet the BCWMC requirements for developments. Sweeney Lake is listed as an impaired water for nutrients (phosphorus) by the Minnesota Pollution Control Agency. Review by the City and BCMWC will include an evaluation for compliance with the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan. The Developer has proposed the installation of pervious pavers in the two courtyard areas, which may assist in reducing the volume of runoff from the site. However,the City recommends that the Developer explore additional opportunities for water quality treatment which will strive to meet the goals and policies set forth in the TMDL. Stormwater calculations must be submitted as part of the Final PUD plans. All existing and proposed storm sewer facilities and stormwater quality treatment facilities that are part of this development will be owned and maintained by the Developer or property owner. The Developer or owner will be required to enter into a maintenance agreement with the City for the storm sewer and storm water quality facilities installed as part of the development. This development is subject to the City's Stormwater Management Ordinance. The City must approve the Stormwater Management Plans prior to submittal to the BCWMC for review. In addition,the project is subject to the Minnesota Pollution Control Agency's NPDES Construction Storm Water Permit. A copy of this permit must be obtained by the Developer and provided to the City, prior to issuance of any permits to begin work on site. Tree Preservation Plan and landscape Plan This PUD Amendment is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards. The plans submitted with this application include a Landscape and Tree Preservation Plan. However, a tabulation of the significant trees proposed for removal and replacement must also be submitted. The City Forester will review the plans in more detail, prior to Final PUD Plan submittal,to determine if additional information is required. G:\Developments-Private\Trevilla PUD 72_Amendment_2014\Memos\PrelimPUDReview_070314�vseniorliving.docx As a condition of approval of the Final PUD,the Developer will be required to post a financial security as a guarantee that the landscaping will survive a two-year warranty period. Therefore, the Developer must submit an estimate of the cost to furnish and install the landscape materials along as part of the Final PUD plan submittal. Summarv and Recommendations Engineering staff recommends approval of the Preliminary Plans for Golden Valley Senior Living PUD 72 Amendment 2, subject to the comments contained in this review, summarized as follows: 1. A Certificate of Inflow and Infiltration Compliance must be obtained prior to occupancy of the building. 2. The Developer must include permanent stormwater quality best management practices which meet BCWMC requirements and the Sweeney Lake TMDL Implementation Plan, as discussed in this review. 3. The Developer must enter into a Maintenance Agreement for the water main, hydrants, storm sewer, and stormwater quality treatment facilities, as discussed in this review. 4. The Developer must submit a copy of the issued MPCA NPDES Construction Storm Water permit prior to issuance of a City Stormwater Management permit. 5. The Developer must submit a tabulation of the significant trees proposed for removal and replacement. 6. The Developer must submit a financial security for the landscaping on site,the amount of which is to be determined as part of the Final PUD review. 7. The Developer must obtain permits from the City for Stormwater Management,Tree Preservation, Sanitary Sewer, Water, Storm Sewer, and any other permits that may be required for development of this site. 8. Subject to the review and comments of the Bassett Creek Watershed Management Commission and the Minnesota Pollution Control Agency. Approval is also subject to the comments of the City Attorney, other City staff, and other agencies. Please feel free to call the Engineering Office if you have any questions regarding this matter. C: Tom Burt, City Manager Chantell Knuass, Assistant City Manager/Interim Physical Development Director Bert Tracy, Public Works Maintenance Manager Mitch Hoeft, Utilities Engineer Mark Ray, Street Maintenance Supervisor AI Lundstrom, Park Maintenance Supervisor and City Forester Kelley Janes, Utilities Supervisor Joe Fox, Water Resources Engineer John Crelly, Fire Chief Jason Zimmerman, City Planner Jerry Frevel, Building Official G:\Developments-Private\Trevilla PUD 72_Amendment_2014\Memos\PrelimPUDReview_070314�vseniorliving.docx �� SEH Building a Better World M E M O RAN D U M for All of Us� TO: Jeannine Clancy, Director of Public Works City of Golden Valley FROM: Mike Kotila, PE Chad Jorgensen, EIT DATE: May 13, 2014 RE: Country Villa Assisted Living Center Traffic Study SEH No. GOLDV 127978 14.00 This technical memorandum summarizes findings and recommendations related to a traffic impact study performed to evaluate the proposed expansion of the existing Country Villa Assisted Living Center located on Glenwood Avenue just south of Country Club Drive in Golden Valley, MN. As supported by detailed analysis results provided in this memorandum,the proposed expansion would have minimal impact on traffic operations on local streets in the immediate area and no traffic mitigation measures would be required. Existing Conditions The existing Country Villa Assisted Living Center building has an existing capacity of 60 beds; however the facility was not occupied at the time of this study. The existing driveway entrance and exit to the assisted living center parking lot is located just south of the intersection of Country Club Drive and Glenwood Avenue. The existing intersection of Glenwood Avenue and Country Club Drive is controlled by a stop sign on the northbound(Glenwood Avenue)approach while eastbound and westbound Country Club Drive operate without intersection traffic control. The speed limit on Glenwood Avenue and on Country Club Drive is 30 mph. The next intersection west of Glenwood Avenue on Country Club Drive is at Rhode Island Avenue where Country Club Drive is controlled be a stop sign and Rhode Island operates without control. Easterly of the site along Glenwood Avenue intersects with Kelly Drive which provides right turns access to and from westbound TH 55. Traffic Data Collection Existing AM and PM peak hour traffic turning movement counts were collected at the intersections of Country Club Drive/Glenwood Avenue and Country Club Drive/Rhode Island Avenue. The AM peak hour was determined to be from 7:30 AM to 8:30 AM and the PM peak hour was determined to be from 4:30 PM to 5:30 PM. The existing peak hour turning movement counts are shown in Table 1 below. Engineers � Architects � Planners � Scientists Short Elliott Mendrickson Inc.,10901 Red Circle Drive,Suite 300,Minnetonka,MN 55343-9302 SEH is 100%employee-owned � sehinc.com � 952.912.2600 � 800.734.6757 � 888.908.8166 fax Country Villa Assisted Living Center Traffic Study May 13, 2014 Page 2 Table 1: Existing Peak Hour Intersection Volumes Country Peak NBL NBT NBR SBL SBT SBR EBL EBT EBR WBL WBT WBR TOTAL Club Dr.@ Hour Glenwood AM 11 1 39 8 0 35 94 Ave. PM 17 1 35 24 0 117 194 Rhode AM 101 32 31 207 20 3 23 19 21 457 Island Ave. PM 206 23 30 197 59 9 56 93 79 752 Trip Generation Currently the Country Villa Assisted Living Center is not occupied so the existing traffic counts did not include site generated traffic. Estimates for potential trip generation for the existing site and for the proposed expansion have been developed using the Institute of Transportation Engineer's(ITE), Trip Generation Manual, 9th Edition. Trip totals were generated for the existing 60 bed facility and for the proposed expansion of 50 beds. This type of facility would not typically generate high traffic demands during peak periods on the adjacent street system. Table 2 summarizes the trip generation estimates for the existing assisted living center and the proposed expansion for daily,AM peak hour and PM peak hour demands. Table 2: Trip Generation Site Area Trip Daily AM PM (Code-Land Use Generation Units Description Size Beds Enter Exit Total Enter Exit Total Enter Exit Total 254-Assisted 60 Beds 80 80 160 7 4 11 10 11 21 Livin Existin 254-Assisted 50 Beds 67 67 134 6 3 9 8 9 17 Livin Development TOTAL Trip 110 Beds 146 146 292 13 7 20 18 20 38 Generation Trip Distribution Development generated traffic was distributed to the adjacent street network based on findings and general routing assumptions for previous traffic studies performed by SEH in the area. Trips were distributed as follows: 25%to/from the west on TH 55; 45%to/from the east on TH 55; 10%to/from the north on Winnetka Avenue; 12%to/from the south on Winnetka Avenue; and 8%to/from the northeast along Golden Valley Road. Traffic Operations Intersection operations were evaluated for existing conditions and for proposed expansion of the assisted living center. FHWA Highway Capacity Software(HCS)was used to evaluate traffic operations at nearby stop sign controlled intersections—especially those that may incur delays for left turning traffic. Based on the relatively low trip generation magnitudes, impacts to additional intersections in the area serving right turn demands or operating under signalized control is not warranted. The two intersections evaluated using HCS include: • Country Club Drive at Glenwood Avenue(Glenwood Avenue is stop sign controlled) • Country Club Drive at Rhode Island Avenue(Country Club Drive is stop sign controlled) Country Villa Assisted Living Center Traffic Study May 13, 2014 Page 3 Table 3 shows the results of the existing intersection operations analysis. All movements at both intersections in the existing conditions operate at a LOS C or better in both peak hours with minimal delay. It should be noted that under the HCS two-way stop control analysis methodology, the mainline through and right turn movements do not yield and therefore incur no delay through the intersection. Therefore, no delay or levels of service(LOS)values are provided for these traffic movements. Table 3: Existing Intersection Traffic Operations Peak Approach Volumes Dela s /LOS Hour Intersection Direction L T R Total Left Through Right Approach Country Club Drive @ NB 11 0 1 12 9/A 9/A 9/A 9/A Glenwood Avenue EB 0 39 8 47 WB 0 35 0 35 7.3/A 7.3/A AM NB 0 101 32 133 �,�"��.°, � Country Club Drive @ SB 31 207 0 238 7.7/A Rhode Island Avenue EB 20 3 23 46 12.3/B 12.3/B 11 /B WB 19 0 21 40 12.2/B 9.2/A 10.5/B Country Club Drive @ NB 17 0 1 18 9.6/A 9.6/A 9.6/A 9.6/A Glenwood Avenue EB 0 35 24 59 ��"`� �_�� WB 0 117 0 117 7.4/A 7.4/A PM NB 0 206 23 229 Country Club Drive @ SB 30 197 0 227 7.9/A Rhode Island Avenue EB 59 9 56 124 15.2/C 9.8/A 12.9/B WB 93 0 79 172 15.4/C 10.2/B 13/B Table 4 shows analysis results for the proposed expansion of the assisted living center. All movements at both intersections operate at a LOS C or better in both peak hours with minimal delay. Due to the low tra�c demands of the proposed development, traffic impacts are minor. It is anticipated that during the PM peak hour, only 20 additional vehicles would be added to the outbound roadway network. The existing intersections have ample capaciry to handle the increase in tra�c demands. Table 4: Proposed Development Traffic Operations Peak Intersection Approach Volumes Dela s /LOS Direction L T R Total Left Throu h Ri ht A roach Country Club Drive @ NB 15 0 2 17 9/A 9/A 9/A 9/A Glenwood Avenue EB 0 39 17 56 WB 2 35 0 37 7.4/A 7.4/A AM NB 0 101 38 139 Country Club Drive @ SB 33 207 0 240 7.7/A Rhode Island Avenue EB 20 3 23 46 12.5/B 12.5/B 11.2/B WB 22 0 22 44 12.5/B 9.2/A 10.8/B Country Club Drive @ NB 29 0 4 33 11.8/B 11.8/B 11.8/B 11.8/B Glenwood Avenue EB 0 35 36 71 WB 3 117 0 120 7.7/A 7.7/A PM NB 0 206 32 238 Country Club Drive @ SB 33 197 0 230 16/C Rhode Island Avenue EB 59 9 56 124 15.5/C 9.8/A 13.2/B WB 102 0 83 184 16/C 10.3/B 13.4/B Country Villa Assisted Living Center Traffic Study May 13, 2014 Page 4 Conclusions The proposed development would expand the existing 60 bed, assisted living facility by 50 beds for a total of 110 beds. The existing facility is not currently occupied. If it were occupied,trip generation estimates indicate that it would generate approximately 160 daily trips. The proposed expansion would generate an additional 133 daily trips resulting in a total of 293 vehicle trips per day. Since the current site is not in use,the street network would need to serve an increase of 293 trips per day compared to existing conditions. These trips would include both inbound and outbound traffic spread throughout the day and will have minimal impact on performance of the overall street system. During the morning and afternoon peak hours on the adjacent streets, trips generated by the assisted living faciliry would be relatively low. During the PM peak hour,only 38 trips to and from the expanded building would be expected (18 arriving and 20 departing). Trips generated by this change will have only a minor impact to traffic operations at existing intersections in the area.The two existing stop sign controlled intersections on Country Club Drive(Glenwood Avenue and Rhode Island Avenue)have enough existing capacity to serve the increase in traffic demands.The proposed development will have little impact to the existing traffic operations at these intersections and no traffic mitigation measures will be needed. c: Jeff Oliver, City Engineer Eric Eckman, Public Works Specialist � p:\fj�q�qoldv\127978�studyk:ounVy club drive assisted living study�assisted living memo 051314.docx �J � SEH MEMORANDUM TO: Jeff Oliver,P.E. FROM: Kirby Van Note DATE: March 14,2014 RE: Sanitary Sewer Capacity Analysis: Assisted Living Facility Expansion SEH No.GOLDV 127413 14.00 Introduction In May 2014, Short Elliott Hendrickson,Inc.completed an analysis of the sanitary sewer system in the vicinity of Country Club Drive and Glenwood Avenue incorporating future expansion of the assisted living facility in that area.An InfoSWMM sanitary sewer model was used to determine the capacity of the system with new development. System Analysis The system was analyzed with the addition of 50 beds to the assisted living facility at the intersection of Counriy Club Drive and Glenwood Avenue.The flows from that area go south and cross Highway 55,as shown in Figure 3.The proposed addition results in an increase of 9,250 gallons of flow per day. Table 1: Proposed Flow Increase Unit Beds Flow/Unit* d Additional Flow d 50 185 9,250 *Flow Rate obtained from Wastewater Collection Svstem ModelinQ and DesiQn:First Edition by Haestad Methods Two scenarios were modeled: the Peak Metered Flow and Assisted Living Facility Expansion scenario and the 2030 Flow(using MCES Peaking Factors)and Assisted Living Facility Expansion scenario, shown in Figures 1 and 2.The Peak Metered scenario shows a depth over diameter(d/D)at the pipe crossing TH 55 of 0.814.This is at the beginning of the threshold for which corrective action is required. The 2030 Flow scenario(using MCES Peaking Factors)yields a d!D of 0.624 which is adequate. In both Figures 1 and 2,the pipes where d/D has increased as a result of the Assisted Living Facility Expansion have been called out and the d/D ratio is provided on the figure. If not marked,the d/D ratios stayed in a similar range as before the expansion. In the Peak Metered Flow scenario,the MCES Golden Valley interceptor has pipes that are above the threshold for corrective action.The d/D limits do not change as a result of the Assisted Living Facility Expansion.The capacity strain on those pipes will be alleviated as a result of the MCES GV-461 Relief Interceptor and Lift Station. Conclusion If I/I is reduced to the MCES Allowable Peaking Factor,the expansion at the Assisted Living Facility does not create d/D ratios above the allowable threshold of 0.8. Short Elliott Hendrickson Inc.,3535 Vadnais Center Drive,St.Paul,MN 55110-5196 SEH is an equal opportunity employer � www.sehinc.com � 651.490.2000 � 800.325.2055 � 888.908.8166 fax Sanitary Sewer Capacity Analysis: Assisted Living Facility Expansion March 14,2014 Page 2 Options Two options exist to allow for the proposed expansion of the assisted living facility: 1. Reduce Inflow and Infiltration 2. Upsize the Sanitary Sewer crossing Highway 55 Recommendation SEH recommends continued efforts to reduce I/I to support expansion of the assisted living facility and future development. In both scenarios,the pipe across Highway 55 is near the allowable capacity. Reductions in I/I will lower peak flow through those pipes and reduce capacity constraints,allowing for future development. ELS Attachments s:�fj�g�goldv�commonU 22355 sanitary mode120(2\tech memo022714.docx . � � , . � . _ __ _. � �, lK$t � �� '�_ � e. + -C-� _ �,�� ' � � ��_ ..� � �� i , .` _ .� , _ L n � � :� � <� � � �_. = d _ ��- : 9 � . �o�h AveFL '" ' I '� '--�i i , i�'�.� � 1 — � ��.A ' � -. -_- —.... .., .___ — 11__. A.. � � ,. - , I �... _:- , � �'� v�%� ,�.,_ ,_ � � r � �.� � �7i � Flow Path sa� . . �I 'p!`'. I � f � - - ` 'i�i c��' � - - , i ,,,.� i '� .. sionArea 1 �� i - �— ; , > - Assisted Livin Facili Expan , 3 �. _ f— �R.� � —� �,� C�hdu�t 9 b � I -' � � , . � � r � -- �� i_ D , �_ = � � � �, f : , � �1 � �� " Depth over Diameter(d/D) - - r - � - � -`' ;. � d�o=o.so1 -. ,.� � srm�� e F�„g. , � uc�: 3s t _-:_., Less than 0.6 � . , _ .. d/D-0 607 ` � � � _ _ _ �.... d/D=0.814 � �. � ' { r ,. n _ Ta' , � - � ` � , � � � � `" 0.6-0.8 , . , � ' � �i _ 1T - �,�.� . � >�Mho�a�oMAve'' —� MCES GV-461 y� < � '� r � .�' ! i�i� ��+ Greater than 0.8 � — �+ - ,� Interceplor k � ��<d � , + r �t � � � �� 1 � � � ;��_. . n � a�� - -- �- ,�� , � F . � � � , t� �r=�� -- .�i �� ;� _ � , � ; i� t �. , r ; ai z —� �. � � � ,—� � �` �,� , . � � s %� � ,` N � �� {y . ,� i !� � a M � ' �\ �— Z r � �_l - } �' y� X ac, r �m co Gr � � . � � '�1`E - �4 � \ Nli� ; � � . ._ �T , ��. Y�� - � � � "'f ' -. H - I �` � _ I `'4r .. r a R, .,. . � _,- �I - .tg ' _ �t `` � � _ [ ..... , .� . �� i - 1. _f ,'y - . _ ,, '. _ . _ T } � ip . �� _3�� r i !11J. ��^�-. � �' � � 4 - � �� ; -� �i �_� � � �.. � . ` � '! F- �� .i. � ._ � r - �- ; �� E {;� _ :._I._ i { . � -7-�� [ .�. ' y � � � . � � .� � � ` �+ � . _ � La elA � � � — �,' _.._. � � .� � �� q I I I � � }J-.J — M1, i � '_� �i. / "� � r _�� i � �-- � . . � � �1,-�� a ., � >,' I, � ' „c�e�,rwis.nr -- w ---i � ,. � ^ ` � �I I ��mata �__ •i. � ... � - ✓� - � e I � � _ � r . .��13�� 4�_ �'3�j ✓.. —�—�"LL '�'@ � I�-.� '. mnby�RA1 ,r,, �}p �.~ 1 � ..._.I r � �� ^ � � �` -�— +39t�� J.� � �y� 0 500 1,000 ya �y_Q� � i �: }�F { - ... 1 '� !, _ .. i. �Peet Wayzab BAd S F �a� WeYiata Blvd y p �„��' '�,� � � � P,�J�� '- �� !� �� r 5 � �f _ _ �F,-�� r r �� i. , a` � i , -ti ___ x �.— , � I; � r� .X�`i r- ;� � i �� ,�� i �� = ��J�ti L �f-�� - ' t � ._.. ...wd ......,.�._ ._»....a.. �� .. ' ___ . . ' , I� � �i-.. i _ - J Project CaOLDV 1I2355 � PrintDete:5113/3014 Golden Valley Sanitary Sewer System Figure Peak Metered Flow � �=a�� and Assisted Living SEN �XM12LOm rt, Peak Metered Flow and Assisted Living Facility Expansion Facllity Expansion � r � < ^�� ' f' � St — ( Tr� , I S _ i — I k� ..I �� ) � il * � - �/ F � - r : ` - ' � �` L t T" _ ..-.t � � q , � � T d _ ,' Legen _. J ...: �� _ - , _ t y \ \, i d ' t ,-' _ � � _ � ,� i r � �. ^'� �� I 191hdYa� I > �� ^ Flow Path �o � ��°�0' : X �—• I " i a -� Assisted Livin Facilit Ex ansionArea� \ � �� fz°` � �f�¢i I 1 - _� . ' � . �' �- �- � Conduit � � i _ s v a ., I - � �' - �,� -- �, � -' > - � ', � ' - ' � ` - �� g �`a �� D h over Diamete ( / ) I , , _ ��` ept r d D _ , B' -_ � .�I.�m� F � I �I ' � ; .._,7.I '- .-- , � � mane� ��,1 � � _ �! . <I� _ . - b�� a S �' � �� Less than 0.6 - *�� a �!, � '°me�' _ F� ...`Ste� H � i SF f � - e - � � y� �� ° � Hwr 5 F � ' 'g t � ' , . � , . �- I . , � � ,�,. � Y� J'� Gyd`° 0 6"'�8 . � . i � � r :�1� . . � ' d/D-0.624 -� �I' ,�� ti� � ,.-� '�-�� { t�: _ �-�._ y�q � f�-T� ,��. - �1N�,�:�' - � �� . rr � � _ _ � � �'�� Greater than 0.8 '� � � �� MCES GV�61 Interceptor � v� , "° ' ' 1 _ " ''� ' � _ �i , _ - � � „ J �� ' ' � Q F I i r�: + � m � , - '_� � � � , . r3g '; ��,,. -. i _ ' � , _ i� - i i � 1 ----- tit�I - ;� � \ � � z � � , �r � _ - � �; � l � �, k �� F� �� ,� � � C� ' �, � _ � ��_ i < Roe % NL . '_ ' -� '—_ — - q L r .'�� ,�., . � o. Co qr � � i , t 3 �, �� "�'�r� e r � � . � � a �' m v �e_ _. i T�F - -_ , _ , _, . ...- ., - .e . � . , , _ - --. . _.t a,..- f { . . i .� �' - ,�m � �- i g,� � ,.�. I r�.i T '�-' ' �� . - - I-'�. ( 'i i .o ., ,-m " .�� -1 r_ , ___ ' .-�..7 Lk � I_ , � � ` A - f . � �,� I I -� ~_ m , r T I,. � _ 5 , � � � � � i . � .. �_�— -, t.. I � s A5 -. � Y .- Vi _._ � � � r. 1 { D � � � S` �� I�� I �.— = �! �� `� .. ..: . � ` i �-� / : ',' � . . L IA _.. ,�p � � l� ��... _�..:. i i.� _� 2'. .- � i � 4_ F- �C IAa�HJLs�J _.... � ��-u 1 � �S .f_ II � _ F , __, -� � � �- _ r , ' _ i _ F _ I��yz.mE�°^4ye , , - i"� 7 -� � I-3B� �� —" � I� R-3 -'�-c�. \� . A .� W6yZab BhA 5 Flon RA WaYzala Blvd �i�� _ �� _ _F� r. � c �_ I � �� I 1--I..I � � ia� 0 500 1 000 � r ""�� J' i�i� ��V � �t � � � ��1 �7 �-r-- , �, i s a-. �Feet , � �T � _ � -�. � �= � F .,r, � i�r - ��rT �� '/� _ I l � � �, -'n- I � r, 1 itr ; i.1' � � '�- L-� �� ili ' �rhr , ,e. .�.a, .........e.... ......_. �� a a �� W� �`ti � � '� � Project:GOLDV 12I355 / ``�'°.ros"'n°,. Golden Valley Sanitary Sewer System 2030FIowand Figure J� Assisted Living SEH .,.,.f�x��m �` 2030 Flow(with MCES Peaking Factor)and Assisted Living Facility Expansion Facility Expansfon 2 Golden Va l ley Sen ior Livi ng � � � • Date: � � June 13, 2014 Reference: Golden Valley Senior Living Attention: City of Golden Valley Project Narrative The proposed project is an addition and remodeling of the existing and vacant Country Villa Senior Housing complex at 7445 Glenwood Drive in Golden Valley, Minnesota. The project would transform the existing 60 unit senior housing complex into a 1 14 unit facility that would provide both Assisted Living and Memory Care services. The scope of work includes both interior and exterior Improvements. The plan proposes to utilize the existing senior housing facility layout but transform certain spaces to accommodate the facility's focus on enhanced assisted living and memory care services. Also, an addition to the facility is necessary to meet the financial requirements of operation. Although the existing building has much of the required infrastructure in place, a 60 unit building cannot generate the revenue needed for (ong term operation, thus its current ownership has left it sitting vacant. Therefore, adding units to the existing building provides an appropriate economy of scale for the proposed use. Amenities to be incorporated are a library, spas, fitness center, activity spaces, additional dining space and lounges. The existing building improvements include updates to finishes and lighting, sprinkler system, and mechanical units. The addition will include assisted living and memory care dwelling units with dedicated common spaces and a new elevator. On the exterior, the new addition will mimic the look of the existing building. The existing building will be evaluated and if required, repairs will be made to the building envelope. Existing planter beds and will be refurbished and p►anted with new vegetation as outlined in the landscape plans. Expected Residents The Golden Valley Senior Living facility aims to attract people needing memory care or enhanced assisted living services at an intermediate cost when compared to other senior living facilities. The facility will be aitractive to people who want quality care and living but cannot afford the premiums of a high end facility. Existing Trees Although the addition would require the demolition of some of the existing trees on the site, we have made an effort to keep the larger and most established trees including a 54 inch cottonwood on the south end of the site. Additionally, the Landscape Plan incorporates new Page 1 of 3 Tel: 612.879.6000 2104 4th Ave. S.,Suite B, Minneapolis, MN 55404 www.kaaswilson.com trees to replace the ones that are proposed to be removed. The site will also incorporate stepped retaining walls along the east side to prevent current erosion issues. The Landscape Plan incorporates many other plantings that enhance the site. Pa rki np The project calls to remove of a significant amount of asphalt parking lot due to a low demand for parking stalls in an Assisted Living and Memory Care facility, thus improving on site water quality. The only need for parking would be for employees and visitors. After the proposed parking lot removal, there would be approximately 28 parking stalls' remaining which is acceptable under the zoning code. According to the zoning for an assisted living housing facility, one parking space is required for every 5 units/beds. Therefore, only 23 parking stalls are required and we are proposing 28. Setback Requirements According to the Institutional zoning district, the side and rear yard setbacks are required to be 50'-0" from the property line with a 25' green buffer. In two instances, the existing building infringes on this setback requirement and therefore, the addition would as well. Along the west encJ of the site, the proposed addition does not get any closer�o the property line than the existing building. On the South end of the site, the addition gets a few feet closer to the property line than the existing building but maintains a 25'-0" setback. With one exception, all changes to the parking lot conform to the zoning requirements and maintain the required 25'-0" landscaped buffer. However, the northern most portion of the hammerhead turnaround infringes on the required setback and is unavoidable due to the size requirements of the turnaround established by the Minnesota State fire code. Lot Coverage Requirements According to the Institutional zoning district, no buildings or structures shall occupy more than 25% of the area of the lot. After the proposed addition would add 7856 SF of lot coverage to the existing building which occupies 15,672 SF of the site. Therefore, the lot coverage after the addition would occupy approximately 27% of the 86,383 SF Lot. To help offset this additional lot coverage, we are removing a significant amount of asphalt parking. Additionally, we are proposing that any new paving be a pervious surface. $taffing and Securitv Patient safety and security are critical to the operation of a successful memory care facility. The layout and operation of the faci►ity including internal circulation, door hardware, and 24- hour staffing will be situated to prevent patient walkaways. Memory care patients are locked in and secluded to specific areas of the facility and cannot leave unless escorted by a staff member. Also, residents in memory care will have access to the outside areas labeled as "Memory Garden" on the plans. The security outdoors is similar to the interior, these outside areas designated for memory care patients and will be locked and monitored to prevent Page 2 of 3 Tel: 612.879.6000 2104 4th Ave. S., Suite B, Minneapolis, MN 55404 www.kaaswilson.com walkaways. To put it simply, these residents are locked into cerfain areas of the facility and cannot leave unless escorted by someone with approved access. Finally, The 24-hour staff will have a protocol in place to get residents evacuated from these locked areas in the event of a fire or other emergency. The proposal today has many positive attributes to the existing structure and grounds. With density comes quality: quality exterior materials, quality landscaping, quality interiors and quality care. Page 3 of 3 Tel: 612.879.6000 2104 4th Ave. S.,Suite B, Minneapolis, MN 55404 www.kaaswilson.com - �. ;�� ' — Sheet List '� �� U: v; � Sheet �= Number Sheet Name =� �`""� ' i " ..- , �'"_" . , , � , „. � �,;,�,_../-'�` ' ' _ AO Title Page � ""�� w;,�� +� A0.1 Area Map � � w ` I .. 4'p;�! y� A0.2 Bird's Eye Views ` ` '� `'� �� '` Ai.° s�te P�an 445 Glenwood Ave. Golden Valle Minnesota �� :�� A1.1 Level 1 Floor Plan � �� ' FI r Plan ,�"` " A1.2 Level 2 00 .� �1e�..:,� .�.�..---- ��, �3 „ R� A1.3 Level 3 Floor Plan A2.1 Exterior Elevations �` - � ; k A2.2 Exterior Elevations `� _ _�4�i� CO Site Survey _ �.. . .� __.° -,,�__. C1 Removals Plan � I I ..�_ C2 Site Plan �p � `k C3 Grading &Utility Plan �'"-"`^(�-( � L1 Landsca e Plan �� _��_l, ,i � , I� . )\� � ; , �r. � � � �, � �� , � ��r^'s`,.� � /��v� �f�� * �rd , � ,� � �� ,'`� � ;� r �., � ,�^,y.., i .� �i . . ._ �,/J � 1�� ,� ..��N �` , c,' ' �I � i t,'%r� . � � i ` � � J f' �" � �r � � t � P( , �� , � ; ,� � rs.. , , � , � �� ' y � *' `� � t� i �' ' ' � � �', a ��/ , M '�� A ,� � � I i 1. .i--�' �. . � � , _ � �` ,� � r., � �� ,ti ;�'��,� i; ' �, 1��; � �f._, �� ,� i w I ' ��r ' �a ,� ) �+,�� -� � � ,y i i� h � ;��i , -- �., � m,- ,,. � ll y I i , , / I- � '{ � � ht<A� � ` �� l�� 'r�- ��- � . 9 � .. . . '` `�r �`�' 11 � -' i<.i _. c �; i � ,��/ � r' � ( � . . y I ' (� . t � �� . "��w`� " i � ��yl � +,,r'< � � . 5'�,� . . � . . Y 1l � � � , � I . , � �,; _ " � �r�-'?- ��l'. ra ` � � �"� i - - c��i !�i�"�+� ..� � _ — . — . y� �.�� .-. , , ' ,n ,. �I r i�� "{.\ � ',. ,.: .. �� , � �� !�°' / , � Y I. I I �i ., _ . 1�' ` I ,,. � • � , '- r. ' �� : • �� , ;� rv ,_... ..�. �I�� _. r•` t �_• I '��. ��-• ��' �� ' 4 ��,\4\I � _ � i�i, �� ,�I, i� i I G 7, t � � z . � . ..�.:� � . � �� ,, �� m . ,�',� ��, � � ' q � �� w "�� .. � �'�,� i ,� � �1 �n; 9i �'� �!k ' � �`�� r' - .� � � �tyl � „ -� ,. - • �, ,� �� , , - -- - .� . s � a t . � :� — � � — - - � , _. ` ' t � c� > v. � - ' �',,,�r „ � � 5i ti ' � � � � � �r � ;. a•�.. � „„ � . � _�� \` v.� , � , f '"S. �.'� �� „; . :.' � � .�h; i � � i '�. .; .�x . . . —_ � �. 1' �,..�; � , , , ��- . �::_ o , - �-t`. x, .' - �:.� . ,. , �' ...,3 �..; ,.. �:.� ,.,�:�.� . ,-� v...� . ..�; =rN. � a�+ ,..' �. �,r� ,.�.,> ,��-, ,; � _ �.. i � . _ :� �dr �> �- � ": .x' ��.-. "m h � � .: -�,;... `�. ` . . . � �'n� ` _ "�`w.�> M.x°�a„ -. ,�,� ' . ,, , . 4t � . +r„ .�.„ � _ b , ro = ..,. . . - - : - _ _ ..__ " ..: �_ �� " _- __ _ ..�. k.. -'^- ,.... � � � • � ' • ' ' � � _ . , , _ ,► • . : .... � .� .: �,. 1 . ... . _. . . . .. . . . .. ._ . . ... . . . , ._ . .. • �....� .!. . ., ,. 4 �.�a� � ,,j,..,,,,�� .. � � � .�" � r � . .�� ± ' - 3 �:� .�.i+. � � , ; � . _ t . , .. _ ,. '. �@� � ` � °' � �,� � r � z � � , J T , � � , �. „�; �,� : a = ,,:� � + �� .� .� .. � � r • . �� :, • � � �. £- . 4 �. - g , < � r � , > �, ,y �.� ��► � � �s„ �' _ .� ; ; :� � . � : •� � �: : ,� _ � � _ . ,� �. � . � , ��a� �� .� � � , � , q . x: � �� . �' "` �� _ � �. . � ��, : _ , � � � . m . _ � . := , , . � � , _ , � r. , .q � ��`ti , �� f at n.. � � � -k rx. r p �,, � Ae..� � �� .�.. ` � . � � ' a . '� ��. � � �i� � ; „ � � � � �� • � � � � � � ' (�� .��ey 3"z" � Ek. ... . . � � �r"` h� � � #M � � a - �d�M��`� .,�{ �� ;� �,j . ��_� . .r � �o ,Tc' c.. � . � cMi� ...� 7, = '��, '7F'^� .. `�- F. A . :.� + ... �r 6�' � .. .., . . . ,; i r ,� �. ° � � � � �� ,, . � . ��' � ' �y '�`� ' � ��`� .._,,,,,,,�,.. �e' '" ^�� _t �[ �.. � � .,�"y , � �� z ° ':' - r '� ,, � .�r . � . -.. � d , m " y + J' }�. � ' " _ . � •g }� } * ��,` ~ _'"� j ��`S.r� � � ��k A `� ij i . � ' , - . T � !�„ ,i � M � v � �e �� r��:�£� w� � � � �t�.�� , J ,� �.-; ,�, ; �� . , _ . �M ,- . .. . . � .. . . � � . ti �. �: � , . � - _ , � " . - .�.:�..�..rrai�i�� „�.: ,. r � ,� � �, .,. , „ , - . a: . .� ,p� �._ ' ':'" � � . �K n._. � ... . ... . A , �� . .,. . . .. .. ... . . . . .. . .. - ^ R:.. ...n .r.. .,. �.,aa�o. ' - .� ,..o � . .. ,.,:.._.._ _...,._.......a.�m . .... F.�,... ais,�..r�„��.,+.v,... �,,,.„.�. ♦ 1 �" +�IIIf _" .,�_ __v + ,_ __ . ...��_«.. _ .. � �, ro. � � k _ <.� . , r wh-�r. �'A. �3�.� "� ' � ,.,.a .t �� " "�**�+�r �M 7► ....,, . �ou� _._ . . � ""."''s,. �.. r: , � �.�.�»— � . . �, � � � E �� . ,. � � ; �,.�, , � � �°. � - , : ++� , . a . . -.�.r .. - .� � Y* , . � <�� _ .... , . . � ; � �A iu �. ,'�a ! � ��g� �'�;k I � �` � �'� �,� '��' �. . -:� . � r; ;' _ . � - . i��. . . . .tt .. . . � .. � .. ?. ' '. ` .�`. �` -: �. . t�� " - �`:.v „ " , ' �,�i ' „`�X�k'L►Qar� ,�,� ..,� . r !�` � ' ' . .... ' , :... " _.. � . V`�`,__ ` ` .�! "�� ,, , '=n�, , ,. , . n � ., �, y � � . . m , � � ` -�:� � � �,r� : � , � � ��: � c�� z _. a k � ., ,�� .p ` � � �,� ,�� `„ ;:. ' ., "-` .t�_ � ,; ' � �` � �-. ,. _. , � . . � �4 ,. � �'y'I"��;*�* x ` „ > �,' ' ' , � � . � , � , ,. . �: � _ � . < � �j �°` � �� f , � E!�,� '�� ;,�� . � _ , i �� rt . � � _ � '{�� o - ` � '". :�.. . - , ,� , . �;e�� . , , , � i►. , � „ � � _� >� � -�� y .. t � � �m, . . . ;, � �, e . _ - � ., _ rn ��- �� c � `� � +d E. � # ,� � d< ,`�.''�('_� � �; IY`r.. .,� .'r� � � . . . f �� • � � m �� : . . a��t ti - a � ..�e..,�� , "�. ;�IT 6 � m�;'... `;�t:�. ix � � �� @' ry ' ., , �� . . ti � r '� s .. y � ♦ #��_ . � �. _.. � � . �� 4� - (�e 'y„ _ _ N � � '_ .... � ,i: . . �� „',�,. � � � ��,,�� ' a � u` " ' �t! ,r,,. '� � � . � �, � , � �� , ... . . . . ,5,.:' <Y�. . ' _�� .. ... a 4 uE7'. . # 3 � ' _. , � . ' � . ��-. � ,lt � ,4: '�t Yr,& � � _:'� .. ,� ,� _� ' � , . r � .. � 1 � �t �. ;, „ . ,� qAu9g�R - �: `.��a„_ �_ �� : ". ' '?s� ;.�� „; , � „ , , �,. � �:�w: �..� �, _ .� �� . :'� � ��Memo4►ahkl G �_�. ` �� . � . : - � t =� �.. � � �� ,,: . -� � . y a �� < < . . '�"�, _ � �� . � � ,�� y � . a�. � � - . �� .,.�� , -,�, .��(�� . � .`��` tao , � ' .._.;,� . � - '� _ • , � - ,.. _ � f „ , , �� ..�> , � , � „ . -... �„ r . .. . ,,� ��.�+ � �� ,.�w v � , . - , . ,�. ` ��,,, . . � »� � �� r __, � ��..r,. ,�� '�,� .•�`y�',�`�, �r>,, v .,.a� � -- �� E'OY�'��S Bf�V36 O�iL� ._ - ��,�, � ..p� ��ti.x . - �_ � .. . . �_... _ ,.. � ,. � �� . m �. � �, '�,-�,� . . , . ; . � QI � ,�, �� . ��„ � � - � - _�, �;-�' �� _ � A� �.:.��..�_ _� _ _ < �1Chnqsto _.. . � 'R'iCir f- � � . , . . � � � � - �s ` .� �� _ �: � .� „-�k,- . � _ :_ , x # "'a" . , � �: ,�,. �, �. . � x4 t�=. 'i � , , ,� � � � <,� +��`, � ,. �, }� � � �y +, ,� E _ ,= s' , � �f ,. ° ��" �'�' � � � .. - � � � _ � ��,�, � . .� u � - � 3' � � .� �.. � �.� � . ° , � �' .,, � . � - ;u .. �_ _. �: ::�� "`�- � � ,� ,�- � — '��--�;' s + ` . � i � _�#r' � � °-,,� • � p i , p E � a , ` ',+.. -... . 3 ....«�. . „ >� �;..� ' l, �` r. � . ..f"'�" _ . °; - ;� f�ifO�d�V�.. : �`` �� ,a :�:. ' _ _ ,,, � �,� � � g �M � _ �-��.. �, _, ,.. ,�, ��.��,.w.....+�.� + • : , � ,:. . �"' _.�-� , ..Y= ,:,a � ; `� • � �>� � .� *� . � =.t� , � .._< IA� � :. "_" ,. �„n-, '# s _ ; '�•+�. � � � � .�as ;;_ � ; .. 4 ... . _ .,,, �� ... �,,.. � ..� �� , �:. � �.�: q� � . - .. � .:� . � . ,. r .. . ,i, x , , e t .aa; .. , � , . '�'��F''�e•� �i�R �� aN'.� r� �� . � l+rr�•'�? ry� n� `�'E.: X r��+ � � ' � �' y�.. '.�� .... u . .. • a x ' , . , : ..... 4 . � �� ..,. �, .� .. " ".. k •_ . r � .. .�^ '-rtF�: # �_ � � . � ��.... t..w�.� ,. � « .,' '•� .`---e5 � _ �/+l' 't `�� .e � 4 « ' n ,& ... . .� ��.. , i � . - • '� . . t�.. ..v . 5 „> . . -.. . . � ... x �` .,,.-,..� � . .a . >. � .,.„ . � ` ,_ � ;<tt -'a - , �.� z� � . S q� �: .,._ �. .: - ,,- '. � � , � .° , , A.,.,, �.w .�»• � „, «; = r > �, �� , f l �k a { '"� � , � ,,. x � ,s � i. ; � .. ;�:, . �' '� � »�- �:ss ta>. � t� y g �. , � �i t - ' �. t. , „ � � . � aa� rr.rt��C,�LD E N VALLEY S E N I O� �.IVI N� . AO. 1 Y.♦��J V I 1 +,, w.=c�rZ '^� �� .: �' " �; t w�%*w z tC3�s..�-s' �. 1' a•.i ,;sr�p� a. s� i r , ""'�,� z # r^ ,'��€'i w � A/A, .,,*` �.x/ , s� *�fi''�,^�`, ,�;� „�� ,m�:� '_.�� Wr*x��. .�3t'�?„��° � ,- n ,-��* ��r Area 1 Y la �ite ��_ � � ��:� � � �E ., .�� -� -: � �., , .. , . - . � a , . , , .,, � . . : .. � . . �. �. � ,.. �,�. � ; , -�. .= , , .; _ �.s ,,a� �_ k�� ,� �� ;�. ' � . � � . °�'� � � ��` �� ,: ' � , i '��._ �� .r �� .''� � �`� �'�►`��. / �� _ � , �; •� � � ,�. � � ' � t , , ♦ t�F �� , � �,�� t� , ,. - � � . , � - � .� ;` � ; � � � �� . *�� g .. � �r-' � •'�� • t' �� ri �,� �g. °: irW � i � �� • e i''' 1 ; •� � 1�`"� � � , . _ � � " ,as�,:r��=-'t '""a t '='`k. � � ; . { ��'.' 1'*�� , �`� . .4':"� , M , - � , , , v...e: �...�, . t �� ;� °'1 � �„''�'� " ;<� _.��N ..e '.�.., � �e" � 't� a _.� ;> .� i d � . . -� . . � ,. _' :' .,,x.� ' . a uy —'-,,,;s.,,,,,., _�.. . �� .......�... "` _.. � ,x..,°� . _.:�.:.�.i. .. :�, ., ... ..�_ - � � " ��'„��R'=�# ,.�,..�;s. . _.. � �`� I ` ,�,, -""a:. �� o . � �> �. � W�-r�rr, � . �� s', u�«�, .�.��; � r.�� : � `�' � � ,�� ,. �~� �,.,•• `i„� #�' . �,. , '. � � �" � ��4��' "�vv d►h y�i �� # `+ 'l�=. � =-..�.z �� , �� R� , � � � - _ . , �� , �,,.r w +� � \ -;, r�. ; .. �� $ x � o�� %�� r { ,Y �� . � . ; e x y"� �� , , , sa�-.� V i 's� .�+:,� ��:�. . � -�w�� +�� i , or�l�' : � +_'� �� .. :•��+,:. :p,� �,�_�� ,., , � ' .�"..� '� „. S �° �k,� ., ^':r, ; ,"� °�,t�' . � � _ , � � d � r► .`�T � r �: � • , ' � ` �i ti �,:1 � • _ �y,, ��:,�!�� . . � a�.`-.. ''� &.�� ,,.�a i ,i ?�� r ' � � ,f' ° -��o._ � :w� �,' ,a� ��" :'�. ' - �s �+� . �', i _ _ _ � ..r , �;�' �+. ;�,� . � � .. i;� .. v ^t .. �.. �A �-0�� a Mr �.tIF.�f �'.•� f l 1. .�� ;� " �� ,r � � , a.. �,�, � II ��,4 �Fi ��I'I,�I�II k�lU'�' e . _ � ,: � , I ...1� h � ��' e , i_ _ • f , • s : � �: �►'` ':�+� � `� �� y�' I� � � ' �,� ' �' .�µ a r.. +"'HI ' - �.5,�� . ,�I� +�. ' . � �rd �! � �� ,�� ..,§k . o_._ >¢ �. �t. `� # . . � �. � � '7^` �x #.... � .� ,-- .3ra�' . ` , v u �y Y � • . .. . y'l ,4 `: �.. } K �� a , � � � � � t.Y�' �� Y ��*�.�1:.�S .�. �+�.'.y 4.. ' .� . � +� �k , � �a � ' �� '� ' sy�" � � � :�:� � :� �� .. y�} .��... � �� .��`#��. � p��.h.: � �;�:». '��i.. .'`` �{��ir1�v F � �rr�h��,� a�. �.."''w,�� a , .. ,,, .. . .. _ �^� .k #�,�nsa= , .. . { &'� I�� - ��" a . .aj y. .��I ' $ ' �i F . a i � ��r I r! �: w.k ' ' , �t-.�n. ': eg ! ��^�' .. � _ .T€. ,M. }',. il • :. „�...�t# � r � . � ^ `. �� y{� � � � ' ' d.�� \�.. ! '�v � F:' � � "�� 0 } -� ' �� 'ss�r!�.. :� r . .: ' 'w ... c � . � , .., / -" �� ._...�.�. �� ' �.�. • �5 • � � �� .yti.' i "-'-J�' f X a� .�� :.i ' �, ��r. '��w +'vti."�Y.�,... � � � ' ! y , <. .�� a �,� �� ►� � _� .�.. �� ,� M.�� 1. ry" 4J� '��ij d z�. � '�.. � j '� u W, ,"a AII �ai s R'� � �i��.� „l� �� !fA ,�= I i� ��'S. � , , �j FF.: � ::�'. ".��, ��' � ,�a,. '�Y�.�"��.., �,p,x .5 �. � n ✓`. Yt �� . �F . r 'S, � . �.. • . .� 1' 4 !, �` I. .� '* t _ '�. � ��# �� {I��I � ` : � , -� �� 'I , ., :�� : , . , �} � , � �y �,f' �4� �� \�� j�•� #1 "� „�.', . , ' ' "� � . -a' .J� Rt?. A+' : � 7 ' ! !_ �� .'`��h; . ��Ms � __ r:: � ; , s{,`� �� k ;. ,. . , -. , �,r� ,,��: rk ,, � �"1� �� ` � � -. � �� '�� ' � e� � +� ` �� .� �� ` r. . ��,��'4 ,�r .� � � �,�� _:' �r�� ,,;,� �` ' } ' .,. `� }' ..y �i�. . � ... r � : . � . . _ � , e � ,� w ,.. , � �� w� � �`�1'�� . , : �� ° �1.� y. 1 � A � - r• . '-� : � {i p 't' x�.. 2{ ' '!� . ;� �+,, i� ,. ,`��n . . . ..x,. „ � " `� '. a . -��. �35. d�� — #� �" � �� 1�j F . , .,, �Y' *� � ��,iP I��'.� � '�r k�'. � 6;t � , x _ J . r t�' — `- .� .. t �' ' � ;.:' . � I ' t�t < � F # � . . . � � �� ,; ��. ' »k u ^t - . � gn� s ' . ' �1 . �. � �� +� t .3.'-. I -�� t"3(- u� � l> I�� ,.� �� 5 r V `, �� .�� . �. " � ' � � 4 ♦ t e � m .. . _.. ,� ..: � � ;ry , ,w x � _e, . ..�4 i �', �! . . , 2 : , Y� � .#' ��;4 '" � i . � �n , , �. p � �� ;< �, ,;� a ` � t �., m., . r ."' .,�� , u� . � �., g� � , � .� `.:� � `� { r "iY"w '�p� .f'C� I ��id,�`. "d" � � 1�:. /1 �' � ,�� y��.;�� r ..'�^ � 1. d" .j.,.,:.. � $.�..�. a.k , , j �'�� ilA� �+� ..'1 � . "� a a ^�a � ' .�� E. + a+ � r- � . � � ,, v , w �, �� . �:r.�.: 1� �h � .. �` ., �'.�.,3' ;�#.. "�.t �. � � : .. , . : . . ' 4 Y' , �.. 6 _ � � .... � � � _, , ;�� a �� s«��E:,_ ' ,� � � _ �, �� i � �.w;;,� • �� f � � ,�`:._ �a , �r i r > ,� ° u; M �,�; , �; .;� "��' .,� ��, . 1 � J � - , � � , , : ; .. „�. . : . . , , , � �. , , , ,, . � ;,�` , �: - s:. , . v. . , � r , � , .� � � . . � .,. . - .. - : a . , . .� �, .`�� , , � � w!, ��:� � � •"�"�� p .r� ��7�a � . � ,.�-.` � �'� y �4�. �! � , �, ... l. � i i`.. L . y�r 1 � �� _ -. � t } .v,� � , ,t' � � `� � � .�. ��..!� � '� �r •>� r _+w-., -....1wj� �„, . �� .�." � , �, �:. , .s_ > .,. ` .. , , � � � «. _.: �'_ r� . � r4 � • r"� � m^ yYls. m �" y =� z� . �" 4. �j?�°..�,:a+,,�:� �I ..� _ _ s. . .. ^^ ,:x i' .� .. �� µ f � .., - _. . ._ �� ,� ,�„ _<_ _..�m.� 'ti:3,'�;:, , ;� � „�' a �i. '�a �'��A � � � ,� � ; ..� ,. � � - .; ,� r.. , �. .. , �. _�. .. . � � f. rh,. , - ��+� ' � ,a �. ti , t fr� ,�r �. <r�° �`� � —� ,. . �� / > ,.._: . ,� _.,rw- R,: a„ �.Y y ^;:r � „ y �„ � "'. "'�' ` }Si� � -� s.�i. . _,i� ;- � . �#� �� "`"a 9t� _ �' � ._. . � � � .:� ,i . � ; ! � ��, �, y � �� ` :i',�rv.3�' .: � i'.:3. �.4 , , e e �r:^��. i�.�:. ,`!� . i;:.#� ,`i . � 'e"�... . ... , . COUNTRY CLUB DRIVE r . � . � � \o� � MEMORY � ��w��q�t, GARDEN � ` _ a ,, , ° � 12'-6 718" � . � �.r' EXTENTS OF I a � °r' d. EXISTIN� , �� ,,.� _ _ ° �� ' BUILDING o � . . �.:, i 4�. . :J < �\+' 4- �( —_..._ ` �� j%. °� � _ � �� BIKE RACKS — � � � � � � � � � 2O�-p^ �, - _ - _ -. ,_,< � N � - _ �,° a' � 28:�H - _ - \\ . �_a� 25'-0" , � �^'\`� � , � �J SERVICE DRIVE - . I 0 _ �'; o "� -- , _ � -- - - � EXTENTS OF ��~:.��.� P 39,65j16 '�; :;- �::`� , EXISTING R - I � BUILDING - . � � - . _ 20'-0" � �; � - . ASSISTED `� LIVING- N COURTYARD Site Plan 1 1/64" = 1'-0„ � � ' � , ' � � � � . . �� A ' • � �� _ �. _ ' �` ��r. 2 _ I � . , FLOOR PLAN LEGEND � AL r' KITCHEN � MEMORY CARE COMMONS MEMORY IGARDEN , ` MC MC ' AL COMMONS ❑ LIBRARY ■ STAFF/OFF. � 20 20 � � MC - �� , , 13 MC DINING ROOM LOBBY ❑ STAIR MC , � I14 11 � � ❑ ELEVATOR ❑ MC MEMORY / ' CARE COMMONS U 2I MC MC ' � FITNESS MECH A2.2 S3 S3 � •2 , A2.1 ` MC MC _ � S 18 18 ' I MC MC S3 S3 � MC MC � � S3 S3 . , � i .. � 1 s 1 a ; � UNIT MIX I ' MC MC s3 s3 � I Name Area Count � � A2.1 � STAFF/! � S4 �OFF. o � 1 S1 477 ft2 21 I ' � ' S2 327 ft2 2 LOBBY ° S3 327 ftz 24 DINING � _ _ _ _ _ _ S4 379 ftz 5 ' ROOM � S5 434 ftz 4 ' FITNES � S6 488 ft2 2 I �` q� � S7 467 ftz 3 `KITCHE S1 � _ _ ' S8 402 ft2 2 AL � S9 431 ft2 12 , - , - _ � S1 � -,a, S10 401 ft2 2 ' S1 q� - _ - - - - S11 428 ft2 3 ` 17 - - I S12 432 ft2 3 I � AL AL - __ _ •__ __ -_ -_-__ LIBRARY � g1 16 _ _ _ _ � S13 342 ft2 3 � � AL AL -- - - -- _ - - - ' S14 324 ft2 3 , g1 15 _- _- -_ S15 356 ft2 3 � - I AL MECH ( S16 379 ft2 3 1 S1 S9 S9 � AL -- _- _ -- , S17 381 ft2 3 I - S18 308ft 12 A2.2 S1 19 _ � , S19 434 ft2 2 ASSISTED -- - -- I S20 306 ft2 2 ' AL AL q� LIVING - S7 S9 Sg AL _ ASSISTED LIVING UNITS(AL)= 77 UNITS � 12 AL COURTYARD -_ _ _ � MEMORY CARE UNITS(AL)= 37 UNITS � _ � 19 TOTAL UNITS=114 UNITS - � � . I � _ o ' N Levell � - 1 1" = 40'-0" � . ' • � ' � . . � � . , � _ � � � - - . . � . �h_' FLOOR PLAN LEGEND MC MC S2 S2 �AL ❑ MECH MC 13 MC MC 14 11 AL COMMONS � MEMORY CARE COMMONS MEMORY CARE ❑ ELEVATOR SALON COMMONS MC MC S3 S3 ❑ LAUNDRY STAIR � MC MC � 18 18 � MC MC MC � S3 S3 � MC MC � S3 S3 � � 18 18 , =nnc nnc UNIT MIX � S3 S3 � Name Area Count � M4 N10 ) � AL � ' S1 477 ft2 21 � S5 A� ,� S2 327 ftz 2 COMMONS , S3 327 ft2 24 I � S4 379 ft2 5 AL S5 434 ft2 4 ` S6 � S6 488 ft2 2 AL � S7 467 ft2 3 � Y S5 AL S1 , � S8 402 ft2 2 LAUNDR ` S4 AL � Sg 431 ft2 12 SALON ` q� S1 S10 401 ft2 2 ` S1 A� S11 428 ftz 3 � AL AL S12 432 ftz 3 � S1 16 S13 342 ft2 3 � AL A 5 S14 324 ft2 3 ` S1 AL MECH S15 356 ft2 3 S1 S9 S9 AL S17 381 ft2 3 � 19 S18 308 ft2 12 S1 S19 434 ftz 2 AL AL q� S20 306 ft2 2 S7 S9 Sg AL AL ASSISTED LIVING UNITS(AL)= 77 UNITS 12 19 MEMORY CARE UNITS(AL)= 37 UNITS TOTAL UNITS=114 UNITS Level 2 1 1" = 40'-0" / � ' ! It i �► ' . . P � ` � : � n _ . — , . - � � . :��' � _.,,, � • • ' • FLOOR PLAN LEGEND ❑AL ❑ MECH AL 13 AL " AL COMMONS ■ SALON A4 11 ❑ ELEVATOR ❑ STAIR AL COMMONS AL AL ❑ LAUNDRY S3 S3 ��? AL AL � 18 18 AL AL � S3 S3 � � ss ss � UNIT MIX t � 4 18 1$ � Name Area Count AL AL � S3 S3 � ' S1 477 ft2 21 � S4 A 0 � S2 327 ft2 2 � S3 327 ft2 24 � S5 AL � S4 379 ft2 5 COMMONS ., S5 434 ft2 4 S6 488 ft2 2 � AL � S7 467 ft2 3 �` S6 � gg 402 ftz 2 / AL S9 431 ft2 12 ` S5 AL S1 � S10 401 ftz 2 LAUNDRY� � S4 AL � S11 428 ft 3 SALON ` q� S1 S12 432 ft2 3 S1 AL S13 342 ft2 3 ` � AL 17 AL S14 324 ft2 3 � S1 16 S15 356 ft2 3 � AL A 5 S16 379 ft2 3 � S1 S17 381ft2 3 AL MECH A� A� S18 308 ft2 12 S1 S9 S9 S19 434 ftz 2 AL S20 306 ft2 2 S1 AL ASSISTED LIVING UNITS(AL)= 77 UNITS S� q� MEMORY CARE UNITS(AL)= 37 UNITS S9 Sg AL TOTAL UNITS=114 UNITS 12 Level 3 1 1" = 40'-0" � . . � , � � . . � - — . . � . '► � e� � � � ' . s ��,��.�-�� _ • � • ,�, � ;; , � • � I��I � ` � I�_ ; j��:.'. �"�.�ryC_��.}'�''tYx, �.. S „ d. � � s �� s' aY:� # y' � I� •1 '_l�_ -x., � � .. � � ��ri � � , � a �� 0�. � :�e � � � °�� > $ � � . �� _ � j ]i � �' � K t�" , � . � � , �� i � � �� ; � � _.�. ,�_ �a�, � � �� :� �y;� �= � .X ,��fi��#��:�� {�4 h'"��: �I.x �I '-•'� ,�,. I.I.� � � `�".`...� � �� ,I,�`—T � � . �. . ,, � � - I .. ��.. � Ii 9 � � � �;2r �� [ L� � �� v , �� _.f s r��, �W �' ' ,�r� j�3�.,rg�#�.:;a p "�a��.� �" er , �5'4�"t X Ff� "'i'�'3r�'��uT�(4 �6 '� � � � � � � ��s � �5� � I a — �; .� �� 1�� `---�' � �� ^. 4 _�-�i�&. �.L ,. _. . ex ,. '. :.��. • � �� f � I f 5 �� 7'j�� y r I^—'kk�,�y � ' ___ L� p. � i} � � � �. T } �� t}�� ' . �, I �.. ��-��j.. �a.� NY y . . . � . � :+ .�°d�y��G�.-��.�g �i � . i ;t t rv�,, `�., � q ➢ "_ � t � � � � � ' � � , „ . „ � �� I, � ,. u , ti, � ' � � � � ;. f� ,; - , � , � R, �,� �M � ' � � �� ;;i � � ��- i��frX �.t ��h �:£,- �:� . : ar3�� *�,# ii �+i. � r '. a a#E �'k��; �,� �,�$L y��' : � y�l G 1 I� � 9 � ti ' � �' �� 5 �� ,� �� t ' � S �i�q.^W. ,�'y Hf _i# ��' rt r. s�,.� �,�•� �� J' �� 1 �: ' . _ ' �' ya�li „ il � � j � "�_ a.. , r, = I �� , ' �� a,x I � � � � I, t � �. � � � --- �� ° �a „} g: C I� �� I� � : . _ y �n �ft �� .o ,� .� r � a � � �� , ; � � ,�� ,��`�� (�� :,� �� '^ 1� � j�; �a !, ! ,,. o * '��" }�;"`��. �. f � _ �, � -�: n e��+��:. x� � ��_` : � �; �4 I� � � U � �w � o � w a-` t;, � �i } i L� ° i � �� , �, � d �:. I I I iyY`r�� d ---�- � � � �� ; ' -��v�� n��.; � �� i i � � � _.v , � � I ; � � � i � � � �� . ,;,� ,� 1 +�r � ' �s +� �`+ L� �._._ � — c eu �. �� y� a �� a`�f�,`:,. �� -- ��.:. � : � j {,,k up� ��.� ,� ''rv�' . � O w �.?�„�r �a+� i� ..a� ' • (� � '�� - � � rx, �, � � Q) _ a O ' �; w �, � ,� �� O ° +-' ' � > r �' � T � � � II . � II � � W = �, L � - � (p ' � T T Y �. � \ Ov �� ., i_ �.` W T Z � ��> ��, � �� w��, : � s � c� � � . .,. ,��k..�;> , � =p.� .�° �. • �,; ,�� .� � ' � e . , �n., • � c � 0 > � I � 6 - � �; ,<I', � O �� ..�'� �� '' �� ; �,..r t�.�r�*.: � � � �� ' �� S .f � ....._ _.__ s ��µ�� '�� . �r"�? ' t�,: <r �+ �a 's �% w ` .��#: � p � `� ��- �� . �, ah.'.i . � �—n i j �'�'`�� ,N�;� �� . s. : W .r. ,+''. =a" s d > ,r" 7 � � - �, .,_ .. . � ....._��.___ � :. . � j ......._._. _ I � � n � � � � � � � .o .� .. �, a x �� I� IW � - � -- - ' j � � � � � ,� _ � �� . 0 � --- I � � '� � � I � , � � - � ��a r—L� � V . Y_ �� ` j � � � �� • i �, , ,.- � �� ,� ,, �. , J� _-- -- � -�-; I�, L I� .� � � , � I' - —- ' � 0 � I, � � i � � � �, � � l� � �I� , I � � � � � �� I� � � �"`` � L� � {�� .�` `��r ��;" � ��,_ ��.w� , o � i � � �--� �.�1 �� LL '�,�� ` � t 0 .= n , ;� � ,, a � :�'� � ' �' X � � ,,�, � � ; ,� , 4 � 14 5'�rs � �s. � 1 � � �:� I t I�' I .�.... .d.<��. � �i . �' � �..., . .. ,. . . . ___ i�_ '�� ' ' • 1 '..� �`--, L� � , �, `'"��'�i*.. ..S�r r 4.�.. — i T • � � �I � — � ► � -- __ 0 �- � � W = � _ ► 0 0 � � c� , __ _ -- � � a', T— � � � � � "II w �u � cfl cn co ......_.. r T W 4. .... .. _— � � \ � � r � , ' $ � � T N � �4 €� o O � ,°��Wp ag b3lllWla39"11l � � - N � o O i Z VR �' LZ4SS NW'A3llVh N3O10`J'3ARIQ 6f110 A211Nf100 SL4L �� a ..;�� 9 5 �4 U k 3;� �►� y� �� ? e :�G3=° ' �. y � '` d� � - �� ►� JNlnl�2lOIN3S A3��tlA N3alOJ 1031Otld �� p� W U �� ,y� C � €S� � �� E� � '�� '� s €% � � � �� ' e � �g � ��' p �� S � �� y �8y� syp� 3 � Mifc� y§� g � �� e� Q � � � � � � �, i �9� C��j E£�r � �yY i F� t��7j ' fi� a $ LL �i �'g + 'O � o ~ I� ,� . $ y 8 CS =� � F �Q �s�88Y� � 33 9 _ i �9 $ ��eg �� ;�g� � �� d�3�� e� 3� R � �'P o � � � q �,�� nceE •0 � � � 0�b�;88F •$SdBYa� .� lllo.� � �n � �j� I �� a � �9� � � � ��$ �� a� I I I I I I o �� w s � � t � £ �� .. . pp � � Y, n $ F g S C5� S �� g� 8�a �s�� I =g- � _ � �.,� �� I O � ��, •.� � �,�....� � � � � , � � y `�\k� \\ :2 � � a � � ,�� a �� , � �� ' ' � . � , , ', , �, � � . -� � �� ~�� \ ~ _ oLta , .0 � � � �, � � � "T . - � — — �� - �\ �� -- - u�'� �.� � I \ Q' ` i � _�ond+Td •� _ �._ q � ^ ��i '��._,t�\��\� _ _ _. � `y �-"�q�'uroqyn„a �'L 1 .. 2 � � i �s�,.�� +�/ y� ��D ,t��w'� � ��'� �`�_ ''�` _ A, ,� �'�'�'�0�� ` � %�,� �i�� A�-� �'� � � _ '� ?��'�� -�. ° _ - __ � �1 � ;/� C� ��;.� b� .._.` .._ ---__ �� ;- - /{ -'�'� �-_ �-``x:�'-. „ �� _ � � _ _ s, � _ _ � � � •� �� 3 � I � ° f'�_ � , � � � j� _ , , _. � , , _ � � � _ \ a�e `� 9^. i `� � . � �► ^' dl .`I'� � ', F Te�� \` a � � N � i R �� I�� I �� \ � g� , � �a -�� __7 b . -: ^ �� I _..— \ a g , �� I �� \� 1 ts'2� V � I '�. �I I I \ ''z 1. � - ;k 1' (� I ��I I 1It t\ 4i � � V I�i '�.i i d , - �\ i `� u_ igo '�e p,J �� I,�. , , , ��_ �,��; .�, �� , � . —I �a� � �� / r I g� � � ` � � 1 I W'' pp�I � �c � I I� � �'�:� / � � � b A.� � � €i � � � I, � �\�4� i� } y� :: '�. �5 V 1 fp 1 I i (7`�� - � O ,> p iL� I Il�rt�yy wY� �I � � y� � � ` N ' � 1��,� __,\ L{.r I �, � I /�'1 Q � �r.� ¢�16 + � � i , 3 /�+ / �,� �� ,\ � �s -� i ., � �i , � i�`-'% � � � �I�F ��< �i ' �� j- , ' ._ . � i4.. ' C f T� � � {'� i , r. � i' �jS� � ��"`"� �y b v.� � � I�y � Qr'r ��1 �\��-_.'. '_ __._ --__ � (.. / i I.. Q U �y �\ � ___ , 1 _ � � I i �'�'� � \�� 4.� by � � O � � I 9�_ _e,..,Fs.a.... - �_.\ `\�a Y,� � \ � �a k$ �,� I C = 3Sti,�i.saN \ - i � \� N �� ` r��'•' I o � � �I � ' _ " z � �, �% ,i c� m U I �`,g ;1 �I �.� \ Y �/ � ,'. �� l,(') �� ' J/y� 1 .5 1 �ry� I� I . �D �I f� . '`�� `�` � � '� W ,:�� ''f/� W I\ � , i;i s�� ' �j ii�`'s �`+ ��-�� ,` i� �- Ya( I � S � � I'Ij � i�� -- � � (� I �l: � � � Z ,1 9 :I C '1 r i ~ � � I�II 1 � .'�', �� . :.� /J �/^ I� � ;.T I � . � � � t 1� I -_.— � �' �'// . I .' I I y �/J ,1 � 1 I t}' �1'i ` �D \ . S. 1� � ,�, � q ��.�� ' -- _� �' W � �� 2 '��i � � �� .�� ,��, �� 1 � 0�1 �9 , " .�y,\ �� Pf^ 1 �� N � ��.�� .;. � �'.I� �� il�%^�� -=��'�\ "� � i'��,.�a�p�p� '�/� aa �4,��P g� ��_ /�J�� 'li,�._' I. hG � �, - a{ �-� tiv � I "� (j�+.�'�k�' ��'°°� ;t� , t $ - i�� i � z �i ,� ''- i' e� - i sp �-- �N�� i�+ . �l- „^__. �� ``_ � "_� ��'3 u��' . � � � � "� ,. �� i � , � � � �� _.. � � � i_` �� i '�� -' � r � ' �(Z � -�rs� �# � - -° � � �` � b g � ' -- � -� �,�G�'��or � _`a - '�iC� t s�� i�� ' �� _. b� �, _,,�� J9 . � t, � � � � i� ��i/j \ i�..� �6 ai -. ;' ' i � %i/ ' ' o �� '� A i � �� :� � �i �� i � �� g i 3 �� , i�i �r ��, � -- -- ,,y Y � i r�i` i � �i$ i �� f �% � �f11f,� i. � i � � I�� i 0�.� . .�� T� \ .�� 'b �� r� � i� ��-._ g '�..j., � '_ / � ,� � i � � i � i � �. i ' i �i �+ti 2, L �`L-, "� `� . "�' 8!% d�� i�' i��i / o' -rr-- � l � � 'c ct av o� � "� + I � �� i i� 1 r �i �`� >��' i � � � � v�, r i �� ,�� l ii�� i� i�� S� �i�� °�� ; �,� , , '�a� '� O� �/yP � "� '� L ; �, ; ; � ,,, 2 , � �� \ � N � y ' �''�� 3�,r` ,'�,'�� . _ 'T'� � .�'£� � \ �� 9S .��.��=� i �.��a` s.'�: �g� �A� � � �� '- -_ - �� 3� y \ ``3 ' I �� E ��€,a�� '�: i � '`� � $�'�S � �� ` �—� r � ��g�t — — 3 .. , .. i �`�� ` P� ' ' r._;,.,``-.. r.<.�. �` � .�� S�-�(}—.�-9F 8� �� ,_!b0 ��'�: . � \ ��i� M-�A��- Ff � g� � 3 �. � ��a�� I � � � b��'�_y 3-1—]_��_]_�_ �� I � �� `�\� �� a 5 \We� �1^gp � &�� -.3 5 l—`e �p �`�E $ � i$� 15-F�� i- R 15-5� �� n��' �o er�� ;o �ll31Nf10� � �� a� - - - - - - - - - - - - - - - -I - - - - I ��: �� aa��iw laae�v ��- �� N � e � �� ► tztss Nw'�a�Tdn Namo�'yuaa emo nauanoo scroc o o W o� `� � = o = �p��,� -_w= s� t - _ U : �� '� �°.�Qg33 5 �� B �:�C'=° � W � � ' w`�a»`= ��_ '�n�` �� ►� JNIAI�2101N3S Jl3llV/�N3a�OJ l��ad �a"°� o - 4 R �R 4 � � � � � �� g � �� LL8 o N s��Y w �� @ � JJ � �� " � �� 3�� Z °°� � g � ��wva� �� e�m �g�Q �eg�� ¢ ° a$' � �� 3�v.�a� � � � � � � �� yy � �y� ��q �� o � Y �' g�`��'a3 �� k�' �6 � � � €�� s� �w �� z � �'�N� W��Q& €� �� Wc°� �& � � I&�� 3� � � � P� � �` �$� E� �� g` �� € � �o��g �� _ � � �� g��g �w � w :� �_ �� g�� $ �� 3�� ; � �� 3 �g �� g� o��a �� o � g� � �� ,� m� �� 33� �� ;�o �� yY � � ��`s � � �� ' � � � $��w�w� 'i: � K� � � �d � m� ��3 �� os�� i��,.�� W� i � �� aW� � � � � d Y �� w�„�� g < �� a�" �o �o�� g�e � �� W ��' � � � �� . 4 €»�;ag� w � �$ �� < �� $ � �" �� o �€ �a�$�,w 3 � �� o �W �g," ya �� s � ��sm Yw�� g�� a � ��a � �� a7��8� �� x„ �� `a �� 's �� s�� p„�� 7� � � � � �� o� � �� . �$�e �5�� _ �_ __ r � �, ^ _ � � _ ., w _ _ _ _ _ _ _ _ _ _ �� s � � i � �� ,.�"� . � � � 4� � ��' � �� „�r�, � �_� >� �� x JNiI'1,X_,l^_tii �., 1 $ g _ p . .. � � 0� �� rt �O �� R ��_ '� ��m �t �'a �� '� r �__ w ' ,�.. � `,,� W i , _ . i � �_� — � i I f'7 i'1 ( __._�, $ � ! o� � �L,J \/ $� � � � . o l�1 _�� ,�' w i � w '� L v +y '�� r� ^� �� j =� =� -�_ � � E_ 6 ♦ ' �- 3 � . . 9 k � 8 �� . �'. .E � � � ._� � l6 �� . . . 8� �� ` . . I `U • � � I ,,�-tt � i a� , � I �- tg �� g � � � ' \, .,. �� I ' 4 _-__ 1 ;� �: �� 3 � �� I z;- 1�. . . , `��3 3� -.. I,. � �`a� � . ,' . .. � �a; 1 � � I �w I � � I �.. I � l :, o � � � Q� � `�� ' � r \ ��, I--- --�—�---- � �� ; ;; � � � � �� ,� = I� �� _ �� , . � � , �� a�� t�, �� = � � t �y� �'<��'"�3 .. ��..," � � ��? �:�w�� . �� .�i � � �� _ � �� 4 � , ' ; �n I - a `�� * ; __ � �. 1 � � i -- ,� —— ;� � i � i�� — � � �� ' � � _ � _ �; �,--_ � "` � � -� � � Ii / ��__ � �� i � . .'� �� a I � ` e � 4 d� � -w.. . , i �` � ~,L� */ 7 � � � . }� _. ' /� �� $ ` ` � ' , �.�\ .I �� _ . �\` ' ' / . �� . � �`/� � �� . �\ y 7;�� .._ . � �� .. $ �� ` �._�3,7y ti � � '��_ � �� 5 ��/� � � .� � \ \ ' ,�N \` ' — — \ —� ��`�� / � `� _r_ _ ; / `` ----- -_; ;, Qm , __ _ ��__aa k ._ ,�:ar� _:_,, z,� , :r .�.,��..n�_.-_�;` ` v _3__. , , _ _ i ,� ,, � '��.w a�. ? � �-- -- , , �$., � ,: .� s.. >-- _»_ _. .. --„_ ., ,. — — — — — — — — — — — — — — — —I— — — — '�` �� aa��iw taaa�rr �a€�� a � ' '��w�E - -�_, a� ; � � N � � �� ► �zrss Nw'.�i�vn Namo�•�uaa emo nauanoo scroc o o�y� � _ " � 1 � �0=4� �„� V o�=&3; �o €°s_ t.J � >a�.� -� w= �a �o � � �° a� � JNIAII?JOIN3S A3llV/�N3alOJ ¢�``W= a ,,..�n� 4� �� marond � 4 � R � �� ; � � a �LLa S � � � � W w�� ' � � 5 C � � O o 8: 7 � � � �c� E � � � 3 � � `rm � ��_ � � � � ¢ � � � q�� K �v w � � � 3 � g � � �� '�� ._.� � � �� o�� n;�•,; �xxr x ---- gs�3 3 � �ovxvu z „�� g 1�::JNII�I vl:,:,�J � f 3 I ' ' r ��— ; ' � sa� � �� _''�__�_ i ;' `� � �P�a � �xa x�an�s � � ..ea o � �'—�� i �, Q ��ds � �� 3�o��M I .sm �6� ts . � � �-»_ �t'�� o �� i = ��—»_� �.� ��— �� < � � YSc �Be�E I � � -��___ o �� 8� Q�� I p� t Z ' �u I II -��(L(f___ ,, � s�., N �<,O� � �p F�o ��F�u'��'� ' I'�µ I �\_, ' �« � Z w ��4 u�r_ I I �f�p $t�F I �. �� . ... ��1 � \ � � � � _ � � �_ ��,� � � , _ � I_ Q � ( �� - - ��;,��. : ., ' � � g r , " � i � w I I � �£, a� � � � , Z � �' w � �� e `s�� ` � > � I �� I � � � � � W � � 3 � % � � ��. � � � ; �'� �'�„ � o r m.ar� � � � � 1 �� " � � �------------ �_��_; � � � V _ � ; � � w � i � � ` ; � �� i � � l� � � - � � � � � i � �� i �'a � � '�'�� ` ' � � � - i i � �� I ? I aa �� ' �� _ , � ' � � := i �� < ' x _,,.�tl ; �� a �� a �� / _.I -„' �o YH / � _ / � oor '1 / ' � �� =�I �� a 8�3� � � � / :� . __1 ��a`� �w ��p � - Y / -� �g�� E� ��x � � � � � � / �. --:.I g �� _ �� g � p \ / ._-� ��i�� { k'�g� W�;A fi g� � �' c �( . _� ��i�6 3� '1 0 � L �S \ ,v,- � ��€ �� g �� ;� � m . I ��w� �� m�� . `\ o"��5 �� Yow� �w a �� w a �� a; � 1 �a�'�3�& �� $�g �� q� 6 � :. � � 6o�Q� 4 � � �"' � � „� � �o � �� '� �� o� � a��m�� _q �_�� o �� /� ,�� `� �� i �g�5��g a�3 �� 30 � �� W �� < � \ _ , �, �� I _ � � '��._ '� � � a � � o \ � {�� _.,' `� `� �— — �� a �� - - - - � ' � �� og�� s�� g� my �m� �n K a.._3r k \,- �---r � --� 55p=��g� �� a� ��$ ��Y ��o `^ ._ ..- N m ; �,� ...... . . � .._ ��Y3� Yi� �Y a4� `�� d ��`_ �J �_ �� :�� !� _.._ ,_ 9 -.�._ ._. i � ¢ n a 3 ;�:> -_�' - >, �pgs�w�� a�' p� �g� �� s� — _.sr �»— �--i ,— „__ ,�: :o--. a � �`�9j 8. $� � yLLo F ��m��w�� <a � �� s� z ��KEr��o � gg� gq� ��e� �� s�� 5��t�� Z� Z� . &:g� ��:� �8� � � � � � � � � � � � � � � � �I� � � � � ��'��"o �� 3ffi `�� LL�. g ��s83 �� o � � _ H .� _ n e • � GENERAL UTILITY NOTES .. .. ... ' �I 1.SE£SIIERPNFqEHp2QQRAtqMBI510N5�lAYqR�NOGENERl�LCONSiRUCl10MMOlES. `�y�lj��G y,LpXipALTpRS�MLLFlEIDVEWFYWLAIpNNOELEVATIONOFIX6TNG11TIli1E5IN0 6 R O lJ P ' TOPOCAMNLfFATIME5PPo0RTOCONSTRUC1pN.T11ECON1RACi0F51ULLIMMEpATELT ++��w's�ns�sn[ax� _S_-__--_-_-__--._-___-_ � elu�enaw�uuc�atn � � .. . . . . �..� so,xaw NOIFYTHEENGPEEP0iD5CREPRNqESptVNtlAMINSiXWTHEPUNS. Mwza�mw N,s�.c�,pw.. \ ,._� STIECONIMCTOR65PECIF%Y�IYL�VipNE01HATTHELOGTIONANDOPELEVAiqNOF EpSTMGIf�W11ESA55HOVMONTMESEPLWSbB/SEDONFECARDSOFi1ffVMpIlSU1ll11Y ','` ,.'� I WNPNNES AHD.WNERE POSSBlF,1�EA5lIREMENTS TMEN IN TIE fF1U.TNE NFpUMTpN 6 1 Po��. s°°••T� ' y xo*roee�oox�seEnc�ucTORw.�a�.�wum�c.a+uus*cuin� °ao:�� APpROPPonIE UINiYCONPANv AT IFPSTIB�qURS BEFpiEONY EZGV�1pN TO HEWEST � --- --- -� 1par "-_��.. E%ACTFFIOLOCA1pNOFUR11E5.RSNKLBETMERESPONBBW1Y0iTXECONiRALTOPTO flElOChIE P1IEUSTNG UfRJIES WNICN COMFLICT WIfX TIE PROPO6FDMPti0VE1.FNT& I �� 2 ]I'It16 � �� SIIONNONiHEPLWS.TIELOCATpH30iSMN1UR11F55HHlBE08TIa1EDBY1IE �a�� ' �� I WNIMCTOR.BYULLNGGOPIERSTAlEONECALL.TIffCdViMCTORSHALLFEPNRIXi � REPIACE N!Y UIILf�lES TNT PRE DMMGFD OUXMG LON3INIILTqNAT NO COST TOTME .e ,i�� 0 98--_ ' OYMER. ' --_� Q� 0.v. --�� I� �.ALL SOLLS TESiMG S1U11 BE Cp.PLETE�BY MI INOEPEMENL SQLS ENGWEER.IXGV�TqN / . ' 1 . ` FORTIERNiPO5E0iREM0�MGUN5TIB1E0RUN5U11IHLE30R55X�LL8ECdAPIETFA�S I I �/ � '� ... I I1 I I` I REpUIREDBYTHESdLSENGIxFfliIHEURIIVBAC16LlCONS1Nl�CTKK19WLLC01AMl'1MTH �11 � Stli12'HWE TIEqEOUIiEMFNT50FTHE5pl5ENC3JEERIMEWNiRACTOk51U1lBERE5PoN5BLEFOR / � �, @ a.15% �ppy�py�ry�kL IEpR+E05qLS 1E5T5AN�SdL MSPECMINS tlNtH TE SOLLS ENGMEER. I i �0 � i _ S.MJIYMST�LLATqN51WLCONFIXWTOiHECIXiPENTEq�IONOFSTNlDMD I � , .� SPEqFIGipKSFOqWR1FRAW1AM5ERVGELNEWSTIllAlION'IJl�SUNtIRYSENERMO I / / ..., t..„. I I� °O1 � _ ' .. SttMMSEVrER MSTO1lAlpH'fSGflEVARE08YTHEqTYENGMEERSASSOCNTpNOf I .... z� S1NH]�B'OU. 'MNNESOTA ICEAAIA NO SHKL CONFORM M1TH ME HEWIIRdEMT50F iIEGfYND TIE �Fro PoM�9A0 PRWECTSPEdFlUTqrvS. EWRF B91A0 �3(y. 8.�1LL UfYl11ES&UdL BE LONSiRUCiEO NPCCORb41CF TOGIY flEIXANFMFNfS. / .. I / \;�'' 'YAb� '� .CdrtMACTORSWLLLNOTOPFM,NPNOFF.NiFPFEREN1iH.qt�TT�q1ANVPPE0RHO5ET0 I I . I pw ez Ofl TM WAIEPAVJN BELONC.YIG TOTIEGIY UMlE55 WLV WTNIXi1�T0 DO50 BY THE GIY. � % ,' 8 �r.vin�carseouo+cfsoFurvswEw�ooaunsc�anFnoisw�rnoraasErrvicF os / � . . �� w� j ror�rueuc.nen�uraurvanccomm�cra+ I 'C.� < + �9 �' FtE-�'� p.py�$$IUILBES4LV�GFDfA0M5iRUCTWEREMOVKSNORELS�OR%ACFUAIIHE I \� � a ``� � u��icrv �� wzm qRECTpN0iTE0YMER. / � ��-_---_ . : 8.ALLIMIEPNLt 5lW1BE AS SPEqFm N CFAMSiECIFlC�1qN3IXCEGI AS MOdFm MENEN. I `... � / � 1 �.. N y MnrcM aozao 1Q KIAUiERNL55NN1GOWLYWfIMT1EPE�UNEMEHfSOFiHEdiY. *�' I ` A�_� . . Po' 1 � r�'. '1.IllWA1FA�9HILLBEDUCiIENONPIPE�jDP7�LE550T1�fM19E1qlED. V � � J / � �,�_. '� �. j i . _ y ' 2 NiSMMI SEwFRSWLLBEPOLrvNVICWOn�EI�1�Eu0THERV�5EN�1ED :.. '•`;"R ; - � ,� J "i-�.-_ .. �-...qF� t&ALLSiORMSEVhRRPE9WIBERENFOXGE�CONCREIERPE(RCVIORMGMDEl611V I . .. ' . � , I J 1 R-�--T-��1} �M`�"�� HSTNLXYOMM eww POLYETNYLENEMOPEIUtlES50TXE11W6ENOlE0. � 1 j (J ; � / �,/)r �W�� 831F12HOPEQI.OB% �d u�,p�,up��p�MSTqiMSEKER5Y5TEM5HLLLeEGASiqHTpiWATERTIG!(f. I �... ...�--�-. �.. / . ' � r Ir t - � , µppQJEpqE5llENfqUg9Eq,pNi5W5TBEU5E�i01WQWAlErtTIGMCONIECMM5T0 `�V \ / . � � , � � � \� ./ NAMKKESGTfAi6WN5.OROlME0.fiTRULiUPE9 '.. . � `� ,�� .4 .� �Po ' 1S PNEIENGTI55MDMNMEfRpACEMERTOtEN1EROF5TtUCTIWEqiTOEHDOFRAWED I . .. :� . ' � '' ...aB.-!.. . .. . wo. STM1218"ON EiO5EC1pN. _ ` \\ �` V1r'� PE�A86.00 ~ h ..W �� \ , I .� / ��.� 1&UTk1fIE5IXITIEPVNME5110NNTON1fXN5'OFTIEBUILqNGF00iPRMf.TXE 5'e I .-6 ` '. � � � � � ' COOROM�.IENRHMLHiECTUUL5PON51&fF��EC11WT09ULLDNGIkIFS. � , � ,t.�'��. 1 � / �.�„ '.. ) �. { ��5 / t�.GTq1BA3NSANDIYNMOlE3NPA�IDAFEAS5H41BESLYPE00.MFEET.FLLGTd1 I � ...,,t y0 I � � �..^.� I / . �,t �.. /) �I ��// � BhSINSNWREliS5H4LBE5UiE0015FEETPER0ET�15.RMElEVATpNS&qWNONTIMS v � � � �. � , \� :' _ �i� \L // PLANDONOTRERECTSUMPEDELEVATpK4. i� � �' L /, ` , � � �� . / _ � • 1&/.MMMUMOFliEETOFCGr£F6fEpMEDQJERALLWATEPIAIN,UNLE5501HE11VA5E I ...y�, �"_' �-..-.. /- "��. . . � , ' , IqTFD.E%tiUDEPTNIMYBEREOUREDT01VHfNNRMNMUI0FICVERIICALSEi�RAiKW _ - /P t; ' . .;'' � �BIlF1ZHp£QO.W'A � TO SAINIIAY OH STORIA SEWFR LMES.EXIM�FPiX WAlERA4W IS qlCilENfll. �I � � . �gEE ` ..._1:1' �. � . %`�J ✓ ' / AMR,IMWOFIBNCIESOFVERMAl9FPNUlYINIHDtOFEEfOFNdUZONTAlSEP�PATpN � ! I .t �g.. .. .\� .� � • `• � . J $ _. I. ^�` Y� F I/ I 1B�OTIERWI6ENDiEO.LW�IFRAlAIN6TORA15EWFR/J05/iNRMYSEWERPPE6.UNlEA", ' � � ' /�/"_> F� �� S'-�--�'L�t` '�, �+ �.�'/ � m.nucor�cmr+sroewsnrwunmFssiaueer+nccoRouJcewm�ansreHwws I I �� i R q� �� . � .. � I LONSTRUCp1A4HHOLE OYER NIDCOOROIY�TED1MiMiIEClfYPR10XTOfAliS1RUCTpN. c' N Y � � / EAS�1TSTOPNSENERPPE 11.CONNECTIONSTOEC61NGSiRUCTlINES&IALIBECOPEdPolLEO. Z a _ �� / WW � Po p }2 COOImM41FLOGipN5AN�512E50F5EliNCECOM1EC1pN3WifXiXEMEGMNL4L ` �tf I ' / .... : ::.:. . ^.< \ � OOSIMGRNHN831d3(vEPoF1'1 DIUWMGS. � Z � �5� 1; �/� FFE=an.w �_ ({/�'`7A,/ r7'rr7 //�// , .. � PROPoSEDIN SE883.5� � �l...� � 1 :.:.�. 1..(\�.J/�+Y\l 1.7�11�!'l�)�YV �' 3far' � � 23.LOOIipNRlEM3fN1A1pNNASCIFfANMGOFIXEN9TNLA1pN0ilI1�l1E3W11X � �C �� bJICEMtONfMCT0i45IJAC11Y5T�fF. N y � ' � I N.ALLSTREETPEPN115MIUPATp11NG51WLBEPEFFOPNmPFATHEREWNiFAENTS0i111E O � I �•..Y . � b1B19 � . . ' Gtt.MLP�VEMEMfANNEGiNYlSSk4LBE5�NCUf.I11iRKFICCONiROLSSXILLBE pW�WEDBYTECONTN4TORIJ�DSHLLLBEESiABIlSHEGPERTIEREWSiFl1ENT50FTNE � � I 1 I ' � � /� . .. _ . . ' SX�LL�TINCLWE&1THOTBELIIp1E0TRT0�5M�M�GE,BxI.fdUl'PDES,FVSIEPS,NIOFIAGCfASAS W W 9 � � / Po/�\ i � r+eEOFn.u�we�csmE�sauue[orEnrom��c�*uim.[s.ranonoaosunes y o J �,� _ �_1 �. ,o �� I \�' I �� -�•� . . i..,. ,.,�., � ' ' u,: . . � - . -- � nc crrov�ven,wusuusiue czsxe � . � - � � ...�, W ��f �'�� SHI�l18EPERNREDWI1110UTAPPRWAIB THECRY � n u�smucro�s v�eucnnovxH�.E.suuee�ona�o.omarosEooawesw� ' � , �� __��,�� , . �� FEOUWED TXEPEqAREFENT50FNLONNER5YU5iBECONPlfD1NfM SiR11C111RE5 - _ --�'` 1 I 5 �«� ��5�,�,�� j o W u� � � � I ='i:..if � ,�, r.� �I'.. �'� ... . IB.CONfRACTIXi51NLLC00fAINPTENLWqUN1iHPRNP1EUlCIttCOMPPME& m ns.�. a ., r:_; % �.. ]].CONiMCTORSH41C00PDR1RIEWNlIECiqNOfWGiGl.ipNSENNCETOUiILrtIES. � 7 m y Q J • . . _�._ 1-...�, " �'~ COIXidNA1ETXEMSiAWilOHOiNPoGI.iNtNSIElVESMEfFSSMTA5i0N0TpAPACT � U Q "i'� - -_ . . �6TPLLATICNOFURIIIES ' ,,`� I '.. , ` . ._. ..: __. . ..._ (.,.�_. / � 38.CONIRAGtORSW1IWM�ANASEUIlTMN51HPdIGHqRWlLSiPUC1KINANUSUWR Z C I \ ... ... , , . �. ��:. .� ,•. .-� -"-;.� �� __ ' � �� THE9ERINSTOEMArvFHtUPONLdFLEIpNOFNORK ..�: '«, �" �. .,.:. ...-......._.. Z � ,� .:,l ..-...: " � I y... .. . _ _-.�, . , . <��. _ � e � W 7 �; . . "".` � .`- ; Q O I . ,. .. ... ;, � i E�a.<..--.. FXISIING 4-STORY BUI(DiNG -!, �" J� � I � I � GRADING LEGEND: �VROP.tSW1NT.ACCE53EA3EMFNT ��---SLTFENCF.SEESNPPF --_ _---EXfCONfWRELEV�TqNM1EliVrLL Q EXISTINGIMNHOLE � - - pipPpSEDfCONiOURELEV�IKNNTERVAL � E%ISTINGGATCHfl451N J�e SPOTGqAOEEIEVATpN(GIIITEWFLOWLlE Y EXISTINGHVDMN� UNLESS OTIERINSE NDTED� SPOTGp,1pEElEVRTDMBAfXOFCImBITOPOG e E%ISTINGSTOP80% �zzmci�amc �) N E%ISTINGGATEVALVE SPOTGMOEEIEVAIqNTOPOFWKL m EXISTINGELECTWCBOX � SPOTC+WDEF1FVAlqNBOTTOMOiW/1L Y�. EXISTINGLIGHT � EME0.f.BILVOVE11FlOW p EXISTING GAS METER E I� �� • EXISTINGGASVRLVE eas _ V GENERALGRADINGNOTES: nTvncanincn�vniicv�RADING/UTILITVNOTES: __��____ ��WT*ERR�a=�00i� issuEisuer�rrusue..uar 1.SEE&RERANfORX01tlZIXITKIAYWTdGEHERALGPAONGNOTFS. Si,VQSTXPWGIIWIT1E0UfUlpNOLGONSiqUClI0NT0E5TIBLLX TOEpIKp1BET�FR11W10FIGMYLCON01�lOMp2TOTMEREOUNEMENTS 1�2.CANTRACTpiSMNLfiEGAIFAN01iEE5TA9115HGFl�DE5M3ETTlFD, � q�q�,FyFORSPECVICRYSPECIFlLLONSTFUCiqNNOTES EXISTINGSANRA0.VSEWER PROPERGMOES.TECONTFIG1pi5WV1RLSOBEFESPoISBLEFORP OFTIIFNFNWORK EFODEDNARUTiED�RFASTOSPEqF40TOLERNICES.�UiMGT1E ],TMELpNiR4CTORSIIRLLGOMREIETHESREGl1ADMGCAl151RI1LTI0M FM4FFLDCHELKOfFlNISHEDGWDESACCEPIABLENTIE LONSTR11LipN,IFPEqMED,ANDDUPoNGTMEWAPRNIIYPEPoOD. E%ISTINGSTORMSEWER (INCLIAING&RNOtIIMIfEDTOSREPREPIAATNJN.501LWNREC1pN. t2PI'dORTOYUCENENiOFTHEAGGPEGATE843E,AlESTpOLLWILLBE EROOEDARFASWHEREi11RfISi0BEE51ABLI5MFD5W1lBE E%ISTINGWNTERM4IN EXCAV�iKK1.EM61NqAENT,EfG.)WPCCORDPNCEW1iHlHEPE0URE1.ETliS ENGINEEPM1AN�SCIPENICIXIFCTPPpRiOiOhSqLAW50001N6 REOUFE➢ONTIESTREEfRtAOFPPPJONGUENSUBGWiUETYE FESEE�EDPNOMlRp1FL. �, _ OFTIIEO`MlER55dL5ENGINEEIL/A1SOLLiFSTiMG51WLBEGO�iIEiED A��ES' CdffRAC10R51141YR0Yl0EAL0IDEDTANOEMA%lE1RUd(WRHAGNO55 11?.WMENECOI.IPIfIEUCd.NACIEDRXE/.54J£QISTURBE�eY EXISTINGGRSM4IN BYiIEOhNER'SSqLSENdNEERiNECONTRACTpiSMALIBEPESPON$IBLE 9.IFEXCESSOPSHORiRGEOF$ORAUiEP1PlW5T5,iHELONTMCTOliSHAIL WEIC1110F25TONS.TIEIESTR0.INGSXALLBE�TTXEONEClIONOil1E �18SEIXIEMCONSTRULTpNOPEM110N50RIDVFIt3EWFATIER, -�-- EXISTINGUNDERGRWNpELECTRIC FORCOONMlATkM,RLLREOUREDSdLlESTSAlOM5PEC21d�5WI1HTIE 1RANSPOHIALLE%CESSSOIIIMIERNIOfFiHE51IET0�HIREASELECIED SOLSENGNEERA�SHNLBECOINLETEONMEASASUIFECTE�BVTE ��T�T��AF�CE,RESXnPE,H1�COMP�CTTO _ _ SOLSENGNIEER. BYTMECONTRACTOR,ORMPORTSN1PBlF1UlEfNLTOIHESRE SOLSENGMEER.ilESd45ENCINEERSHFLL�EtEPYNiEWHILH5ECl10N5 ��EODEN9TYPRKKtTONRTIERCONSTRUC110H - - EXISTINGUNDERGRWN�CABLE 9.GFO1IA�GANOE%GVA110NAC1MIESSMALLBEPFRFORMEON 10 E%GVAiETOVSOIFROMAFEASTOBEFl1RT1EftEXCAVAlf1fOR OFi11E5TPEEtORVAPo(INGOFFAMEUNSTABLE.CORRECTpNOFTHE E%ISTINGOVERHEA�WIRE ILCpMNlGEW11HTHENATIOHOLPoILU1pNRNHN�GEELMIN41MlN REGPAOEOMIDSTOCNPLEINAREASOESIGN4IEDONTIESIIE.TIE SUBGflADESOl55XN1BECOM%EiEOM�CCORDNN:E4NTHTIE O N�NIqLEdtGTCH&SN . SYSTEMpF0E5�PERA1rtPE0lIIPEMEHI56PEPANTRE�UIREMENTSOFT�E CIXRMCTORSWiLlSLLVAGEEN0UC�11TOP501LFqiRESPREAdNGONTIE AEOIMPEMENTSOFTHESqLSENGNEER N ��K� pry STEISSPECIFlED.E%CESSiOPSOlSNALLBEPUCEUINEAf141KMEN1 13. iOIEMNLES � �H��Hi REVISIONSUMARRY �.PROPOSFDSPOTGP�DESAREFlOW1NEFN115HEDCrP�➢EElFVA1qN5, PRFAS,OIITSIOEOf&IIIDINGPA0.5.ROPDWAY50NOPAPqNGPREAS.THE S�WiMvSEWEIt CONfPACTOF5w�LL5UBCVIG11T0AE�l5.WfERENRFISTOBE 13.1.TNE&ILOINGSUBCAADEFIN6HEDSURFNCEFIFVATpNSIV1LNOT UNlESS OTERNISE NOiEO. VPRY BV MORE TIMN 030 FOOT IBOVE.OR 0]0 FOOT BELOW.THE ESiPBl15HEDTOP0EPIHOF�NCNF5.RE5PPEMTOP50LNMF15WHERE PRESCRBEOE1EVAiNMATANYPqNTWl1EREMEASUREMENT6IM�E S10HMSEWER S.GRA�ESOFW'L�LSSNHlBEWSTKLEDWRHS°.M0.C.lOHCiMMNeLSLOPE TURFSTOBEESTIBl15NEDT0AMIIdMUMOFP�NOF�MGIES. 132.MESiREETIXiPARIQlGMFASlI6GM�EM5NED5URFACE �I� WATERMN! AND1%MIN.M'O1kMAY.LRO555LOGE,UHfSSOTXERW6ENOTFD. �� Ny�mGRAqNGS1WLBECONPIETFD.THELOHfPFCTORSIWI ��AT�SH4INO��A1�'BTMORETH4NOASFOOTABME,OR0.10 FOOT BELOW,TIE PIiESCRBFD ElEVA1qN OF PNY PqNi WIERE 6.PROPOSEDSLOPESSWLINOTE%LFFDJ�.1U11ESSddG4iEDOTXERNISE UNKORMLYGMDEAqEA4N1iHNl1MIT80FGP�DING.NCL11pNGRDUCFNT M�nsuacuer�rrsManE. � GOPHERSTATEONECALL ON1NEpUWNGS.IIA0AUM5L0GESINI.WNTAINEOARFA561:1 �pHg}qryp�p$.ryyq/�pEASM00THFlNI51ffD5URF�CEWRMN 13.3.MEASNMMAIARETOFELEIVETOPSOILSMKLBEGPAOEOiOWRXM' GRADING&UTILITY ).PROPOSEDPEiNNN6WPLLS.FREESiNDINGWFLLS,ORCOM&NPTpNOF ��TOLEMNCES.WIIXUNFORMIEVEL5di5LOPESBET4EEN 030FOOTI�BOVEORBELOWTIEREWIRFDElEVA1qN,U1LESS WWY/GOPNERSTATEONECALLORG � PLAN WALLiYFESCRFATERT14W1'INHEN'�11TSWll1PE�E5IGNEDM'0 ��SWMEREELEVATpN5ARE5XOWN.ORBEMFFN$UCMPOM'iSMID p1ELTEDOTMENNISEBYTHEENGNEER (800�]5]-i1B8TOLLFREE ENGMEFRE�BYAPEGISIEREDRETiNNGWALLENGINfER.0E51GN E%ISTINGGFA�ES.ARE0.STHATH4VFBEENFWSHCJNOEOSHiLLBE 1].1.1WSq1511PLLBEGRAOEDiOPLUSIXtMNU51QWGHOfiNE (851)�5<UW[LOCNL N DRAWNGSSHkLBESUBMIffmFqiFEVIEWANDIPPFOVPLPPlORTO ��DFNOMSIlBSE�VExTCONSTRUCTIONOPEFATpNS,iRnFFICPNU SPECIFlEDTMLItNESS. /l'� �5�� ER0.5pN.REG/JRNIAREASTMATII�VEBECOAIERUTTEUBYTRAFFICO2 1�.MNIIENPNCE • � �J•0 ERWED BY WATEIi IXt W55ETTlED BELOW iHE CdiRECT CliME.ALL '•�� 1�.1.TNECpliMCTOFSHALLPFOTECTNEWLYC,IMOFDMEASFFOM 1UL' 0 B.THECONIMI:lORSMALLBEfiESPONSI&EFqiMP1NiEWWCEOFf�iPDE qqEq5q5TURBEDBVTHECONTMtiOlYSOPEMilON55HPLLBENE5Tq2ED 1qpF{��NDEfVOS10N.RN�I�EGARFAfREE0iTU5HAN�0EBF6. �� a� aai�iw laae�v �'p - � � ~a � s � ° �g =��a`� :g o Z Cn�y�� ► czrss Nw'.�i�vn Namo�'yvao emo na�noo scoc �p o o�o� °� k q � a° J � ��;�C'�F '• _°��ygs: � �� U w A u � ' ='�`a�o �W ��'` '� �� JNlnll 2lOIN3S J13�'1�dA N3O'lOJ ��ad a , � _ Z� a Q a R $ � � � � �q�q � � ��By�� g� � �� ! J � �� ]l k�� $��+ S � �� $�� m�� ¢ o�� 4 e � e �� e � � �� _�� ' �e ��< �� w� � ��s� �� Z �o � W � � 3 3 33 a 3 a �� a�� " �� Q ° W$� w� �� h y h � � � �� 7�� e �q�� g � �� ` � a �� a� �� a ��d�� s� � � � � o� ` �� m a � / � � � II I �LL � � �� . LL� � i I I � li I i a � � . ." � � � Jl u ��i � � _ �� I � � LL1 � I (� � � II �m� i i= ;j � . - � ' � �LJ� � I-�i � w i i-8q �� r� m w $ � S 8 � � � �U� _ �6 W m � I I �m � pi W z � �=(lz � �� — � n m � � W� � o � �� _ � n mm � � _ � � � � � �m a � � rp--=--__ � � ..�� , -___ � , _ , __ __ _� __ , ___ � , ,�-� _�_ � � s- i , ��, , � ��_ 1�'� �o�€ � � _ �� ,_�_ „��s a � I _ _ � � I � �-.� ��e e � ; ! - �� .�, � � � � � �� _�� ; � � �� I ., _ � �� , _ ��. � z � � ,. , � �_ � w � � � " - � ;� i w Z w ¢ .,,� �:, �d � � � _ a � J . � ;. z � o � � � � .;J I . _ , Y o I � � ~ � m � � „ �.. ,,;�� , r ;�.. � � � � �� x �,\ � !`` .� '. a � �w� � I ^ . .� O�% 1„ i W W ei°�� p �.I � `r� � a � o c�i w° �, . [.� � �� t� F � .I� � �// ' /- / � . � . � 1 w � I gQ �� w � . t . _ � � � m ,�.� - „ .� '� � ! � : �' � � ` ` � �'u ? � �I� � � �� r � — , , � o � j b � `. T� ,. � ...... � � . .... \ � � � � � � `� �� 8 �_�� `� � � .�w � � Cy�� r� � � �� " . � � � ��:� �� s�� 6 '�..� � `G�� I . � � � �g�� . .� *4 , � Z � � � y�� LL �� $ b � � `� � � 1 `�' � � � /. �r � ' I � � � � g� � _�� > � I 1 ' .i. ( m . � �a � �� b � �� + �u i �,,,, N J.r, j � �a � �'�_� �g = � g�� wjm � � � , _ � y I �. _ � _ � �� w o �� :� � 7s8 � z_.., � � �� w y'Y�o �� o � a�. �z i �.. i � 7e �� ¢_� �� a � �� . � .. — �...... ` � . Y �� $� S§$�� $�� 8� � ��k� �� - _-�F - I - _ _ _ _ R n r � � � `�� . k � ' �� I g o � �� g�� °�w � � � � �8 / �� g� �� 3 �ya �� 3� m � � � � d e � .-1 �� §p �� . W ._ �_ .,I �� w � � � s a t� �� f _ �. I 8m � �� $ � � � � � y�: �� +* � _ � �� g � � 7 £� �� $ � ' � � �� m � � �o z �� m � � �_ �� `n� ; '" �� o ��y �y� _ �j � � sy� syw o� � � ��.(�� Z m� �w o�tiF ��F 3� � . .ii = �' y� NR 6'�� .�„� �� w q _ �\ � � �o�5 �� a�� Y �� $ �; � W �$ p� �� \ � � ( la_'! ��£ W�� YI�� 1 � Y �� ` � � . � � _ « ., . h e � m ,. _ _ _ _ , � .. . ,. ``\ � � � � , '�. �o � � �� f g \ \ I J �<` �� $ � � � � � '� `� � �� \ I `�� z $��_ � � € � � � m � "� N� W r''__ Q- � � �a �� ' —1� � � � o ` � � — _ — — � : €�,�- � � � � Y� ; ;�' � ::_ ---' �� s �� g �� `a � � �� s -�}- .at ."¢ ag.,:,;'� -,rr} �� -. `�� o� `�� $ � o� �� Q�y� a 8 1 �a ' -�._ de+¢.'P'."" iri '� � ��<� ��ma �� N �S � .. , ., rw..... .. � � _ a p �w �� i � 'A�.,a ... �� r �� 2 0 �� a ��`�d � z ', 1�� Z �.,s� � �� _. yu�(#q y a .�h��. _... , ' ,:..._ , . i5 c ,.... ..t.}fi s w mQ ��y �� u �� 5€�23� � Y � � � �� ;,-- _ -— - �', � ��Y �a � �� s�� "� a � �� Z �� =�a �a's �� 5 t;l��1 +G�� Plannin De artment � r 763-593-8095/763-593-8109(fax) . . . .. . . �--'�F�`A.t��i�iilUliW�d�7i�Qit.a �R�Wa�Gi16i�I�lil��i60�III�iiliqiPBiG ,"�k�'d'.d`,�,iil�!� �"��iir��`m-��,aiiili�rh�,r�:-t . .— .. ,-, ,... » ... Date: July 14, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing—Amendments to the General Land Use Plan Map and Zoning Map—305 and 345 Pennsylvania Ave South — Lake West Development, LLC, Applicant �_�.m�-�:��.� �:��,�� .�.�r��-u�- �. - _� � � s _ ... _ Background The Applicant, Lake West Development, LLC, intends to construct 30 detached townhome units across 3.3 acres as part of a Planned Unit Development (PUD) located at 305 and 345 Pennsylvania Avenue South. In order for the Preliminary Design Plan to be considered,the Planning Commission must first consider amendments to both the General Land Use Plan Map and the Zoning Map. Without these amendments, the proposed use would not be consistent with the guiding or zoning of the properties. At the Special Council/Manager meeting on June 4, 2014, the City Council heard this request and instructed Staff to bring it to the Planning Commission for review. General Land Use Plan Map Amendment As part of the redevelopment plans, the Applicant intends to construct detached townhomes at a density of 9.1 units per acres. The property at 305 Pennsylvania Avenue South is currently guided Low Density Residential, which accommodates densities of less than 5 units per acres. The property at 345 Pennsylvania Avenue South is currently guided Mixed Use, which includes a mix of residential, commercial, institutional, and business-oriented land uses. Under the current proposal, the General Land Use Plan Map would be amended so that both properties would be guided as Medium-Low Density Residential, which accommodates densities of 5 to 11.9 units per acre. Any proposed Comprehensive Plan amendment must be sent to the Metropolitan Councit for their review and comment. No final approval for the Laurel Ponds PUD may be given by the City Council until they have heard from the Metropolitan Council regarding the amendment. The City may continue to review the Laurel Ponds PUD as long as final action is not taken prior to Metropolitan Council review of the proposed amendment. Recommendation Staff recommends approval of the General Land Use Plan Map Amendment, reguiding 305 Pennsylvania Avenue South from Low Density Residential to Medium-Low Density Residential and 345 Pennsylvania Avenue South from Mixed Use to Medium-Low Density Residential. Zoning Map Amendment The property at 305 Pennsylvania Avenue South is currently zoned Single Family Residential (R-1), which provides for single family dwellings on lots of 10,000 square feet with 80 feet of width at the minimum front yard setback. The property at 345 Pennsylvania Avenue South is currently zoned I- 394 Mixed use, which requires a mix of uses (residential, commercial, office, other) on the site. Under the current proposal, the Zoning Map would be amended to that both of the properties would be zoned as Medium Density Residential (R-3), which provides for medium density housing of up to 10 units per acre. Based on the density of the proposed PUD of 9.1 units per acre, Medium Density Residential zoning would be the most appropriate designation for the two properties. The PUD process will allow for greater flexibility in designing the site layout and accommodating various setbacks. Recommendation Staff recommends approval of the Zoning Map Amendment, rezoning 305 Pennsylvania Avenue South from Single Family Residential (R-1) Zoning District to Medium Density Residential (R-3) Zoning District and 345 Pennsylvania Avenue South from I-394 Mixed Use Zoning District to Medium Density Residential (R-3) Zoning District. Final approval of the rezoning and reguiding of the two properties should be contingent upon final approval of the proposed Planned Unit Development being advanced by the Applicant. Attachments Location Map (1 page) Comprehensive Plan Table of Land Use Definitions (1 page) Medium Density Residential (R-3) Zoning District Section of City Code (4 pages) General Land Use Plan Map (1 page) Official Zoning Map (1 page) �. :.,._ - �,�--..._ __ _ l � I -- { _ '----�� , ..a �.. n.. -�.��, �.��_.__�^-�'-�_y,,.-,�-:�la._..:�"`;,,;,�'`"�' � _...,, � . .... ,,,... L�onsPark -11...I�—J l-.._-, , `__"'--- .� � _ .. � , _______�--�---r--._..--- "` �� f / � �� __ , � .`� �- � - � � �,� ��;; �'' � Q I� � _ ! ' . \ a ' f �.. k� . i . �,.�` . \ `�. . �I � Ia . p� y � J py �9 ��'� f � a . Subject Properties: �` � � " � � _ ,'' � �� 305 & 345 Pennsylvania Ave. S. � - � �= Y o � . z �,,,.�, _ � , �. j � - .�,�,��, ,� � � ` � � �� .. . �� - §�;,;': i� ��i�,�ii.�l RA . .. „�- \ .:.: . '. '�°t, —__'__'__.-, ' —'____ a �� / r ` ' � � u��rne�a��s Q � ( West Ring Pond r' r �'_.=�.��, � Easr rt�.,�Pa,a � �� = j ., �9 i.,��F�n��P - � � • &, � I a� a< . a �.� � Q{ �, , s: �, �� ; > � a Q � Q' � `r '� `i �` " �' �I - e �... N' �`�� G � '� , ' � •�.... - �� N. .. . ., t ,,..,�i�v.: ;., � .�. -� .:�... .F " .. . •... . .. . . J �� t fA�ikn:':t . � .. . . . 1- • � � - -•• - Residential, Low-Density Single-family detached homes are the predominant low-density residential use, with small clusters of (0.1 to 5 homes per gross two-family attached homes mixed in at scattered locations as appropriate. Other types of residential acre of land area) structures in planned unit developments (PUDs)may atso be appropriate as long as the overall density of development falls within the acceptabte range. Metro Council equivalent is "single family." Residential, Medium- Medium-density residential uses include two-family attached homes in dusters of more than 10 units, or Density (from 5 to 11.99 townhomes, or other types of housing in PUDs where the average density of development fatls within the homes per gross acre of land acceptable range. Metro Council equivalent is part of"multi-famity." area) Residential,Medium- Townhomes, apartment buildings, and condominiums are the permitted medium-high-density residential High-Density (12 to 19.9 uses. Other types of housing in PUDs are also appropriate in these areas if they are developed to meet homes per gross acre of land the minimum density threshold. Metro Council equivalent is part of"multi-family." area) Residential, High- Apartment buildings and condominiums are the predominant high-density residential uses. Other types of Density (20 to 30 homes housing in PUDs are also appropriate in these areas if they are developed to meet the minimum density per gross acre of tand area) threshold. Metro Council equivalent is part of"multi-family." This limited use category features general office buildings. Medical or laboratory facilities where work is Commercial Office performed in a predominantty office setting are also acceptable uses. Office areas may include mixed-use office/residential PUDs. Metro Councit equivatent is part of"commercial." Commercial uses include retail sales/services, restaurants, hotets/motels, and for-profit entertainment/ Commercial Retail/ recreation facilities, as wetl as anything allowed in an office area. Mixed-use commercial/residential Service PUDs are also a possibitity. Metro Council equivalent is "commercial,"except that does NOT classify any residentia!care facilities as commercial uses. This category indudes warehousing and storage, assembly and light manufacturing, truck/van terminals, Light Industrial utility installations, offices, and large-scale specialty retail operations such as lumber yards, greenhous- es, and vehide sales/rental lots.Metro Council equivalent is part of"industrial." Industrial This category inctudes anything that coutd go into a light industrial area, as wetl as raitroad uses, animal care facitities, and heavy manufacturing. Metro Councit equivalent is part of"industrial." This category includes a mix of residential, commercial, institutional, and business-oriented land uses. Mixed Use This area was established to encourage a compact urban area that will serve as a gateway to the city. Transit-oriented development is expected to spur high-density development that is encouraged to include a mix of uses.Approximatley 25 percent of this area is expected to indude residentiat devetopment. Open Space (public and These uses indude golf courses, ball fields, playgrounds, parks, nature areas, and storm water ponding private) areas. Metro Council equivalent is"parks and recreation,"except the Metro Council does not specify ponding areas or nature areas. Schools and Religious These include education facilities at all levels, the cemetery, places of worship for all denominations, Facilities and miscellaneous religious installations. Metro Council equivalent is part of"public, semi-public." Public Facilities, Administrative or service installations(except those otherwise classified)at atl levels of government fall Miscellaneous into this category.Metro Council equivalent is part of"pubtic, semi-public." Semi-Public Facilities, Residential treatment or care facilities, hospitals and surgical centers, private dubs, and other not-for- Miscellaneous profit facilities (except those otherwise dassified)fall into this category. Metro Council equivalent is part of"public, semi-pubtic,"except for residential treatment or care. Wetland Properties in this category are generalty those listed in the National Wetland Inventory. By definition,alt wet- land areas are considered to be"in use."Metro Counci(equivalent is"wettand development constraint." This category includes all areas with a land elevation below the 100-year flood level. By definition,all flood- Floodplain Way areas are considered to be"in use."Metro Council equivalent is"floodplain development constraint." Sweeney/Twin Lake, Wirth Lake, DNR unnamed basin#27-36 (in Wirth Park, along the creek north of Open Water Highway 55), and Bassett Creek are ctassified as open water areas. By definition, all open water is consid- ered to be"in use."Metro Council equivalent is"open water." This category indudes all land reserved for street or highway uses and for certain transit facilities, Right-of-Way, Road whether by easement or by fee title. By definition, alt such right-of-way is considered to be "in use." Metro Council equivalent is "roadways, option 2." Right-of-Way, Railroad This category includes all land reserved for railroad uses, whether by easement or by fee title. By defini- tion, all such right-of-way is considered to be"in use."There is no Metro Councit equivalent. � • •- • � ' 11' 1 : § 11.23 Section 11.23: Medium Density Residential Zoning District (R-3) Subdivision 1. Purpose The purpose of the Medium Density Residential Zoning District (R-3) is to provide for medium density housing (up to ten (10) units per acre with potential for twelve (12) units per acre with density bonuses) along with directly related and complementary uses. Senior and physical disability housing is permitted to a density in excess of twelve (12) units per acre or up to five (5) stories or sixty (60) feet in height with a Conditional Use Permit. Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-I1 Subdivision 2. District Established Properties shall be established within the R-3 Zoning District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.23, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.23 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the R-3 Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the ofFicial zoning map of the City as provided in Section 11.11 of this Chapter. Subdivision 3. Permitted Uses The following uses and no other shall be permitted in the R-3 Zoning District: A. Townhouses B. Two-family dwellings Source: Ordinance No. 372, 2nd Series Effective Date: Q7-13-07 C. Multiple-family dwellings of up to ten (10) units or less per acre with potential of (12) units per acre with density bonuses Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-11 D. Foster Family Homes E. Essential Services, Class I F. No more than one (1) kitchen area and one (1) kitchenette shall be permitted in each dwelling unit. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 Golden Valley City Code Page 1 of 4 § 11.23 Subdivision 4. Accessory Structures and Uses The following accessory structures and no others shall be permitted in R-3 Zoning Districts: A. Enclosed parking structures similar in construction and materials to the principal structure B. Storage structures similar in construction and materials to the principal structure not exceeding five hundred (500) square feet in area. No accessory structure shall be erected in the R-3 Zoning District to exceed a height of one (1) story, which is ten (10) feet from the floor to the top horizontal member of a frame building to which the rafters are fastened, known as the top plate. C. Private indoor and outdoor recreational facilities, including but not limited to swimming pools and tennis courts D. Underground parking structures E. Other Accessory Structures, as defined in Section 11.03. F. Setback requirements. The following structure setbacks shall be required for all enclosed parking structures and other accessory uses in the R-3 Zoning District. 1. Front Setback. The required minimum front setback shall be twenty-five (25) feet from any front property line along a street right-of-way line. 2. Side and Rear Yard Setback. The required minimum side and rear setback for enclosed parking structures and garbage enclosures shall be thirty (30) feet when abutting any R-1 Zoning District and twenty (20) feet in all other instances. The required minimum side and rear setback for other accessory uses shall be fifteen (15) feet. G. Separation Between Structures. Accessory structures shall be located completely to the rear of the principal structure and no less than ten (10) feet from any principal structure and from any other accessory structure. Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-11 Subdivision 5. Conditional Uses The following conditional uses may be allowed after review by the Planning Commission and approval by the Council following the standards and procedures set forth in this Chapter: A. Residential facilities serving twenty-five (25) or more persons. Golden Valley City Code Page 2 of 4 § 11.23 B. Group Foster Homes Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 C. Senior and physical disability housing to a density in excess of twelve (12) units per acre or up to five (5) stories or sixty (60) feet in height Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-11 D. Retail sales, Class I and II restaurant establishments, and professional ofFices within principal structures containing twenty (20) or more dwelling units when located upon any minor or major arterial street. Any such sales establishment or office shall be located only on the ground floor and have direct access to the street. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 *Re-lettering Source (E): Ordinance No. 459, 2nd Series Effective Date: OS-12-11 Subdivision 6. Buildable Lots In the R-3 Zoning District a lot of a minimum area of fifteen thousand (15,000) square feet shall be required for any principal structure. A minimum lot width of one hundred (100) feet at the front setback line shall be required. Subdivision 7. Corner Visibility All structures in the R-3 Zoning District shall meet the requirements of the corner visibility requirements in Chapter 7 of the City Code. Subdivision 8. Easements No structures in the R-3 Zoning District shall be located in dedicated public easements. Subdivision 9. Maximum Coverage by Building and Impervious Surfaces Structures, including accessory structures, shall not occupy more than forty percent (40%) of the lot area. Total impervious surface on any lot shall not exceed sixty percent (60%) of the lot area. Subdivision 10. Principal Structures Principal structures in the R-3 Zoning District shall be governed by the following requirements: A. Setback Requirements. The following structure setbacks shall be required for principal structures in the R-3 Zoning District. Golden Valley City Code Page 3 of 4 � 11.23 1. Front Setback. The required minimum front setback shall be twenty-five (25) feet from any front property line along a street right-of-way line. An open front porch for each building, with no screens, may be built on the ground level to within seventeen (17) feet of a front property line along a street right-of-way line. 2. Side and Rear Yard Setback. When directly abutting any R-1 Zoning District, the required side and rear yard setback shall be thirty (30) feet. In all other instances, the required side and rear yard setback shall be twenty (20) feet. B. Maximum Density. Dwelling units shall not be built at a rate greater than ten (10) units per acre, unless they meet the provisions of Subdivision 12. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 C. Height. No building shall exceed four (4) stories or forty-eight (48) feet in height, whichever is less. Senior and physical disability housing with a Conditional Use Permit shall not exceed five (5) stories or sixty (60) feet in height. Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-I1 Subdivision 11. Density Bonus Multiple Family dwellings providing sidewalks as required by the City shall be granted one (1) of the following density bonuses. A. Underground Parking. The provision of one (1) or more underground parking space per dwelling unit shall increase the maximum allowable density by two (2) units per acre. B. Public Transit. Scheduled public transit route within one thousand (1000) feet of the primary entrance accessed by public sidewalk shall result in an increase in the maximum allowable density by one (1) unit per acre and reduce required parking to one and one half (1.5) spaces per dwelling. C. Recreation. Indoor or outdoor recreation facilities such as swimming pools, porches, tennis courts, or other facilities requiring a substantial investment equaling at minimum five percent (5%) of the construction cost of the principal structure shall increase the maximum allowable density by two (2) units per acre. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 *Renumbering Source (11): Ordinance No. 459, 2nd Series Effective Date: 08-12-11 Golden Valley City Code Page 4 of 4 — �d Z d ` � � � � d; Q o � `m r ma � a a a m w� .. � - � L" N y t °c ,: m c � v � � °m o m � W '" °! m o u u �+ - = a o a �` � y � E � � � a �� _ _� >, n � o � o 0 o a � � � ¢ ;m � �, ' �,:. � � � � = `v 9 ? � ' LL � M � � � �'"� �+ `� _ '� � j u N � m c Q N � v $ � �9 N 0 •c � v _ v � .� � «� d �(7 w N � �' 8 - ... `_ � � m m a •� •U m� � n A . . � a 0 � � �' N � m Z� � � Q a3�� o , � � . N . _ Q' v�°m N �1 H � 2 � ` Z � y m c� �� y co > 'C o v; � � '�.�,. � � N � � � � � C +`� � � o U ai � C N � � � ?w g � W C 3 -o a � � � � ,� � � x a� t � E � � � � $ Tm> a� a� `� a� L rn -v a c> > a� a ce � < _ o Z a � � � _ � O � h � 5 � O cn a cn O � � i i � ��;a � ��"� V� =1 J � I.JI�i�1 �1 � III� i g�,=°� a �l IC)i\7NNIIV I().l I.I�) ` . ..` . ._.___.__._..__._"_ _____.__ _-.___.._ �--,._....--r .s^c —_ ..�......_•._._.._.._.._'_' _'_.. .�.n.aueur_ '_'.J+w�.� '_._' ' _ _...,i - +,.. -z -_ �� ,,d,o.- �� ...�� ,a.��e � _', � � F . � �. �. -� ; f � �' , e _,�,. y. - � J,-�� ` , a'"+ins No�� - . ^ { c � � � r a I� �C=�;�,o+.�k °� `� � i y i � �� „� .,e'0.° .. �a p . ;� � �y i g�a r' � Q � m 4 � ✓ . °ta ...�. ��m ' ., � ,,,,� i �y - � :� �Saa o A�� ;�f o m � ., � ° c�r c ai � . �---;� �'�� -, � J o a x �si . °w�'`m �;�� `! � � Ad� �� .,� .: � �- � � ,� � �``� ,�' -''�'° °� � j .... i�� i i ..�.. , �, �. ... . ,,, y^�,".. .,... 4: / „>^� ,I. . �.,,.,,,., ., .. . . ., �.._"__ _ _.._..__'_'_ .._"'"...._.:�.�"_"_"_", *� .��.,"m ,� °• ,g € . .:`, .d wa..� M�� .,� �� ;;,� �. ;�:��"�.�; �, . e .�; �� a � � "�' . � _ �. .�� w � � �„ _, .., , ,_ , � � ,,� ` � — � .v , _ � � �;., ,� �ud � -� ;. � .�, �, � � � ,.. aa . ,��,��sh��,�� , � � � �. � �`;.,p � ,o , ,, � . �,� �'�� a oo,, ,�N ,� J � �� J � � -• , .� �_� _._.._.._.__..--�----- r.�.�r._.�._._.._.. . . .:. � 3� �4�� 2 . , . .. . .. . _. � . ew , - . � .,. �....,, C� ,rt, a . ,, � � .� �;� , >.,, N. , �, e �. i ,e�� 8�� : � %,. ! ��j �!/ " w.:rwo�nc. ,...r+ ` ar e'g � ., , ,�,.,.., , � � < < „> � . �� ti.,�., _ - - , ; F . . ,,. � r,y ; � � � . GqQK ,.� 4V ,..,,. . � .. �, k�'a ..35 � . ` ::, _ .. , i ' � i ...� 'E' � . . . . . ...� . . . . y . r.i,�a ,� � . . , 0 ° : �w � .Nv.�N. ; ' � 'z z F €Y � a . ,,,...�.i " ..po�.or � � j e. . c . . in ' ♦a,�ns ' � M � o � ? �.i. s � Ta �,� e r ,. e s � � .F; � i ,a�� . ., _ � � � � � a ,x I � s 3 �s ��`�2i � '� _,. �F �� t� { a° " � p�l� �� i ' n vn.i o x �.. �,�� iF �v�o n ,� o . . �LF P �j�. ._ � �..Meiw � r�, sa.>�,..�o P . ., .. • : � r ti dn _ . _ ; � � � � � � � � � �� _ ��° � ��d ��$ , � � ��i 1 K i o ,� _ � � , . � o eeo a , i :_.�.,�o � � _ < , _ ; � �"� i e�P,.a �".... � � -�--- ---- , . rv�ad,�.„ . � ,a�„fi d ,.� �� : � ,F�� , �,.e ,.a a :�� ----' % :� � p , �,„o �� - ; .. -� - � . � o= � � � <<rt, __ -'�" _ � � � a �\ ; � �, ��_ � No C��- _ � �\ � �i � � �� ., � y��. � �,..� ' - ' ' ' V�� -, ,°� � e,� � " ° K1 '� � '¥�, �-�,.,, '`,_� �� fr ��~ . r'�A ,�' �-��' YY w..� .� 8 � _ i � , ,>^. ..,�,, a a��. �R : e v a .friu -- I � �a ' : !-�-------------- -----� ---------- ,.� �,a,, , �� . , .,a,�, ��rsc��_��io�.i.0 ; � . � .� _.., . ��s �z• . I = `^ � � ' � �, �� .�N � c � =�� . I ,.w �� „ > , ; - \.c � ; � r°o `,. � � � �,,. � �.e ... �� '� � _ �� '� ; V�� :, _ � � �a Y�� '\. rv„e..�. � , . � � - � ��,� �� a � 'n � "� � �� , � j � ; � = 3 � x� �� \ � L_ .... ..3y h , . � � �; t e ' ee. .. �\ � I � .z. .z F "5 V � ...., � �'�� 4 f� . . \J � i � q � �� ,.�., a ��, � � � . 9 e�: � �� ..,:�,... . . � .. � � . s vv.• � r � � � _ p _ ; � ,�_ . �� ,x., •,. - , � ., \ . fi j �c.e.M.,�� 43{ ^"� � � . c esp ., � . . ' s.�.�„ �� r \ \ � s .e . r� � i � .. �,,,Fti „ ,��.��..� �� , �;��, � _.�,., � ,��,� , ! u,�.�� -- ��\�;; -� � - �`�� _ `�� \ � . � � :�. F� �, \�, i ix .� � �m GlovdeA I r� d � �°3 �: e ��"�'` \ \\ _i .J in ... \` �- � „ '� _ � . � \\\\�� ..i � � `` _ x . .. ` ;�c ,. ,.,. �gg '�,n i� � e , ,... \\\\ I . .: ` r>� " .a e . u�.p.�.ai. , �� ' N,. n \ n � C� . K � �� ., � 5 � 1 I f ` � r . .a a .,, , �-_ � � � �� g e i s t . � Ao �, _. ; . T U � ��y��g $s i _ � s'% _ ¢ �� , . � .. .. ., �� „ �. � _ , � _ �� , .„ � �� , , . , < - �� °„ ;, r" � � �,� � � � '" ' � i Ci I 9 Q 2�E g� `�R ,a.,u . . �. '\\\ I � ` m, v` , 3 � +�,,. n � � a° � ,�� . �,� � ' , m, �� I __- --- ----- - �, .. ; � �� u.aR ^ N .��.��, � �� , �.. .� i .. a . .,, t p � ; e ^ � � ..oN . �i� ; � "-4 ..., � ! .� � .... . �. . � , \\ � . 5, � � � 3� �� . .6�' . . . a n o I _.. .rt.,a ;� � � ., .>*� . � ve��x ,� � � ,� �.� m , �. _ i . ,/ ' . ; " �i ._� u,,.v�..s�. ,: �. �...,.,�.. ._' _ �� > � ' ; , . .^s -� e i _ � �-' Y��i �� ` � ' . �g� . � .. . v ! � � � z n : . . � �.\ � wS �' ��\\\ i x c � •a � B� yi�� ,f�i, E 5' a � 4M.. �.M � - � N � \\\ �,., i , ° ' - - �� =a�, g � .� ,,v . g .d° '., \\ � � � " . � � " �.: ..y � . � \��;.� ��A �.. � f1 . e'�` j � p ,t, o ,�, ,� �� o� � � �. �„�, ;��' 3� ' \� M .�. �r t � - .o� � � - � � �l � ' ��.g� n n . � .. , � ,� . ° . �. '� � aa y . £. .. - s� � � . •; �� ., . .. . i o . I .. . � . < . � , , „.. ��a�,.:;N �>,o e a �" � � H.�v�«� e x.�d�.��.�w, . . ,.��_,�,. .. . � — � .. � . � a ° ' y x..e � ` - : '' '� � i Q� ,» . ; a �: � `_ � " ea,mo . �� ;� . - _ � - • -` . s :' o�„�., = o�� i i n...o.. : s 5 : �" e _, � - i s e - 4i � ��` � i � .v z . _ � n�-a� ./� O N � i �; J . �:� e � � ....� .,r �, � � ,� � � �� rem�� d [� � � � � i _ / � � � . . � � - �� ' 'S' " � _ ,.a � �� - .. �� ,.... . ,� r°.� �s� � �� ' "� � � � "�"a " �.� �:,� ', � a - � ., .. � , � a;� . ,. s - i - " � � x � �'� . w y.�� . .�� M �'-. ti �. � i �� .��. . x; ' .. - � I ',�� 0""'.y v.�u �� i#6N �'�� „ L . s8 �' ��r\ �-,\ � � .�� -_ . y ..d „< ..,.,. -.. I . m � � ' �€� 1 ' � � � �N v f' � „,.„„ , `'\ � `°e °r� � � .� � . � �_. .. __ ,.�� 4* J r _ ' -----. _ .._._._ ._ __�—•---�---=�::�:.�------=� z_,��..- S------��--�---- ., ,� -�}-------- ------�---°�-- - -.._.. ------------,�,w,�:.��"��-----�---__._....--- -----�--.._._._._._ .---- -- . .. .m � � v a d „�.� � m� � � ,,,�.w � ' ��' � F '>>�� iiinoivn�ia iox,�i� c � i-�,��-�r :-��c ,-u...,� ov� _ a�W9 Um � n . .. . n,:.-i_> �� o � i "' � m m N . �1 � g,mori � . - � - UrC�n� ;__' ' _—_'_'.m�_'p_'____"____'_�rs..-s___'_._� . � soo�„wn � W �y�3.� V lJJ I � "x o,ax»pan... x ' . . � � � •� i�� N SKKNman `,. Z �� ' .�.� ¢ ��N�� .�r= P� �� Zonin Districts �� 1 � �: �� ,09 ; g �i I � Aelk rn�� .. e � . . . �'°� p a ` 6 � = i � Single Family(R-1) Off�c�al Zon� ng Map x r..w. � � ��.a� � �� ; �� , : � 0 Moderate Density(R-2)Residential � ' c�r, o��vF�v HOPE ' ' " ° , . �' � Medium Density(R-3)Residential CITY OF NELV EIOPE i CITY OF CRYSTAL �� I e„�mo�w �TBa�rx � ' i ei - --- ,.�--- — .�:.�,.�---��- ----- �-�-,�--_J___.-�o-,�,�-•-••-- --,�-a�.� ---- �---- -- -�-- M., E F . i High Density(R-4)Residential - o-a -- ,- � � ,� , ,..,:��. 7T 76�", : . � �_..� � �� .,...� � n,��`-. „ � „ a a�.�... . _ . .e�w � _— . —_'___�_IT�Y'OF 206BINSD��LS_, 8 � ¢ otl : I-394 Mixed Use ai a 30.a MP�r �.<k, _ ,o..�� ¢ , , �e�,re ' e.. , o. i� ' Subdistrict A a p "`" _ o _ c�,n.�,.,eEa...o�c.. �s.icN 'V� �� LowR�se-u to3stores L I, V �y w.n,»o,� _ _ ee.tf'�xrs �� 'n�.�-aaana = N � , ; + �� s o � ��O - MdRse to6stores _ ` � _ : , e ; ubdistrict B �P : a . � w, „�,a, . o = . � :' ��PoµbY�nmu , �3 a ._ �Hry �° al 2 � r ' :. . - xa>.�x �. ' rJ$ a a � i- � „'� ti � �,.�,.... ,. .. ; -• - � - . � ` �,� " � UbC�1SfT1Ct C H��yn Risa-�a m io s�or�es , �� h� d.� -,Natwe A4 ^� S � w . 13 �� ,.. �'� .e �Ly .n`e' r `i Z , C i Q ...- 36 ec� w..�o.�w.. .�< .,o, � Panr i z , o • ` : .... Park ,oo . . i P a" e . 1 � �� ' z a , ; I a e�s,�.vr,. . . e - w.. M 'w� � `e,,...n '�e� ' S na4a„. e.y�o z � y�, w . . . D� _, - ' . � . � � u . - i a I ' a ap �, , , . ; � mme U .�...e. o.,, o � • . 9,o. �„, ��, .,� �� ; M, �� Co rcial „e. � �� s�.�o�.,,P.�d � � � - � o = - � - '�< `m"�„K;^�'° 0 Light Industrial � E.� � ow�,.�� .., �'^..<.a, , � �.. . . � , � ' _> i t- = L� �ri c � � _ - z �! . . � . T�'°'e. � : � Netua �� . ��.av.nw�sa . I U Medicine � a `��'� � _, <°°^ ",•` � ri ld �ake : . ; > ; � a s�..�... � • , .a, ' ional Offices �� dustr' 1 � � + N Are� ;�„ a . o N4Nwoq �m�ry � Q _ fipa�+ °o . 98 4} >�� _ ,� : ; � a a � P� ,; ��a� a< � � Business&Profess' �, a�` � � ' ` � . � ti .. , ; : , � ,.u. Py�,� � �>_�� A � � 0 � , � , � �,� � � . e , �� : , _ �� , �...m .� � . � � a _ „ : P,�,,,� ' .�.,ss� " c,,.. +�,.��.��., ; ; : . ,: ; ,,. � n�,i.o.c " m �� ( n �. a�o�<rat a�na�mmaa a�e�oanwm,i m�n��w�y�as �i , �wn,k�,m.arcn . . _ . . ,o,�,,. . 1-A .3' . = s„cnaw n a me cn cros rnbe��a u�rxes��ao el. ■ � . a, � ', % "f 0 \� � Institutional F �, �' � fes[mv T.�tw ro. � i.� . W � . a.r H�u'rryshire ' .. y t SPMktl ..,za � �::�.L�'e�'� �... \ a �' , as , .,. � �,� . �` P, sp.`„ . s,�.o.o...' ..,,. �_ ' � �I-1)Sub-District��h�,�he�s�hoe��e�, '�,�F °L�`�n � � � °•"°"' � ry e . "` d y,�,,,>„� - �Qj � „a j �-2)SUII-�1S{1�1Ctllibranes museumsandcolleges etc) � i iark " o � - a � k a �1 - 1 (nursn9 Pnvaecu � . m„�1i5 . _ 5� < � w = " : � (I-3)Sub-District home� t I bsand i �s.,br r V _ w.,d.s� � . , ��' . ��.a.� 74 a i cl-nics etc) . s� , ; ^ , r� j. . '�""^`"".'" ; „"°'� ' . � � - - U 1S 1C 9oBcourses Pa/ks playg �a:ar�d , ' "^""`a '�. ; �� "°' Theodore WrKh I t y emmentot�oes � „' � . .._ � .,e�� . . _. .. , . _ ; � x � '' � � �I 4)S b-D' tr `o� e� . 4 ; m o . � . . a , � . . '�°"'� s , ' � a Regronal P rk � o. � •. � � + �s --.� 6 ,.a, . ' . . /Mpls Park&Rec Boaid) F - Ub-D1StTICt( me�er es etc) i� ,. - >�.��w..d �\ . � e� � a� . . r i o m,.m...� _ „�ow....� P�:��<.e�. � � � ' � (i s)s � E �e . �� , - .,.. , a . � ° ` °�.o,�, ,� °' � P anned Unit Development(PUD) � � � . � „ � o. � u;., _ o� _ : _ .�_<Aa �, i . , - „�.,, . �.,,- 24 = . _ = ns�, �� , � , _ __ - � ; - �; ,�, T vo.e.s� � i ,'. ...... ..... ..: SP I , � � � � v nv ' .� nvmu� . � t . _ 1 .. � � 59 ��,j °�^ #' �� R; � � � i ��.�� , ' '�`,n I-394 Overlay Zoning District(Zones A,B,C) ,.� � � `'� ` . - 2z . .,� � ' m,,..aa, ` � ( '" �� • � �•. `"°° =a,�=, `°';°:^ ` r" ' � Flood Plain Management Zoning Overlay District �� v, ��.�� , { . �� ;.:.� ��e•,� � ` �" '° ' 9a - � '� ��` See ihe"Olfic-al Fbotl Zone 7rofik antl Ma"on He with the C�-The coleci on ary oE profiks ,,,i � 96 � - � , _ � ' � � �, �'�, �� conG rietl�n the iboC Inwance Stutly.Voumes 1 of 2 aM 2 012 HenMpin Coun Minnewta. ��. r:.xA� <o.�.a� �camv � °. �.:� ,,, ., :. �y . . I r M�.^.. � all�unstl'dionstlatetlSeplember2200<ndWngtheFlooAlrrsuranceRaleMapsbrMeCM1y �, _.--- '... � �., ,� » � i of Goltlen Va1ey anek 2]OS�G019A E 2]053CO2 3 E 2]053CO214 E 21053C0332 E � 'M �I ; . �. „'r"'^' �� U ' � . ��'' � � 2]053C0351 E.21053C0352 E and 2]053C0354 E'datetl September 2,2004. i, A.. . , 51 �� . � . <,�. . ..- Q��, - 84 .�, i �, i 25 � ,, ' °..�$� - ,g' _ � _ °`�� ; SPA�"` 61 � , horeland Overlay District � d : , • • _ az �' �� ,��.. .. .�.�- 71 .-� s; ,� �.. ..�,so. .`� �t `¢97 [ 79 � ' � Sese�tw�onsno<��a am emem �a�`°`� � .� � ' � � ; `�� a� = 59 � 33 rorseroad�a�s�ancenomPo�eaeawe�ers 100 �,�. �� : �J � : , _ i ;. [ ,,,., � ! .,.�.... ■� �y,.� - ss 83 � 72 ""• - �• - _ .. � _i . .` � � � .. �,�„�� , . � 47 � � ' e � _ __ � itr� �:, .. . . . ,.a� -. ....,.. I 5 -- • �_ :i�. vn�rae ivzorzm3 ��, ' � 19 ;...-_-.�°m� te. ��: _ �.j , . . a< � ` �-�:� s ` .. .""'b , _ . M n s!2 I . ,�^�,�„",H..:��s.,e�.�• , , ' . .... ` s 9.�a �. . : • �.3§ .a, . � ,,,. �'� , ry �a�de�� y ,a�,a�he ye m �,�� _ n ., � H�..Ss �m.m�7ammnna. -. ... _ ,�' _ �� . -.m.«_� �. I �'...�r � �� CennepnGountylleuioYorsOlfirlaro,rs�� .• i: � ,: . - � . .. .. . ri�a�o : � " _ . . _ � ,�. = 28 y`'� s ,�e . '" .v v,,. £ Li e 013. a � � ? a e � o a � 4 , .• < xn. _ � , j . ,�� , � . . . ..,,,_, : �� ; o = ,,., Pe�� w..a„o..,. �, ,��o �, .< ' m,� � _ � � w ; ; , �,.,,,,. : s � � - Lake , � � �� . �.,o�,.. �< . e Wirth I rran.��era�f �,,,4" - x„o«� • ,e.. . � o.�.s�� erewso.od «,� ; { „� � o aoo aoo i�sao z.mv e. � Feat ^ . i � z�, . . , Y . �y'4 � � F � ��( �I x. O O � „4 � s Pen � � , � xe �r �tl `gg 9� . Pm�„o, .-./� G i ,Z �� ' Subject Properties: ' " `. .� ' �� ` Approved Amendments: Official Zoning Map _ . , . � ` , ,e 's ' � � . o �i C � � � " - � �� .� � �" " City Council -i� , 305 & 345 Pennsylvania Ave. J. . � 4 ' y _ � p , .. . � r OrdinanceNumber Comments � a Ado tion Date 3 a . . " .,.m... w.,,.,..� , x � j � � s �a m..a.� � , � a �5 �`;. . o-D 'f'�� ,/ rnhnaa ooes.. � .. � . . . ,. I .�... �. � . . .. ..� : � e .� ¢ o• F" +169 94 � . � i � P+�. 4 : r ' ` z .� - v x.o .,.�a�w_""—"—"_.._.. .—_ ____________'_ - a _ �y � *> > : 9 �a e a . . 9 E • � � co. y . � - "rn � . � .. < x � �.wn e� r . e '" , . � � ' . < B : . I " ' . „ a > .: : � - � � _ , � , �o,,...�.s � , " � 2s �,at� : ., • - _ ` a � m � � � e w Y� �5 ��F � C. � ��i r .� s 3 , s . � . n� .r�c �m ' i 9„� .a ' ,� ..,p .. _ p , � ^ Ig ' � - , - _ , r 1 0 .. .. �`. �O � ia i' `�'�"°° � ey ��R, � dp� `�� g-p , `°°„°°` ; i� ORDINANCE NO.271,2ND SERIES a �.m.... �. � ��mw��W �i� .. ...,.:� ..., , �...::: >: � ' ��^ � .r A�., ¢' � " , ia 7 ; �, �_ v,,,� , � �� a , �..<.,�w s ; � j . '� , � _ ��- �.,a:-.��-_. � � a ' �� •��°�r .., , �0° �� y This is to certify that this is the Official Zoning Map refeRed to in Section 11.11 :, '�' .. �-. �,,+w� / ,_ ==_.N�a � � . ..�..I = �,o,�� //�� i� j%.,j /,� ^^R' o`o e .. _ ., '•"•'y a . _ i z �,.,,,� o f t h e Z o n i ng C h ap t e r o f t h e C i ty Code of the Cily of Golden Valle y. � r� — / ---'1:� � �. � � .r�l m��/ / . �� /'�% , , ,o�.� � P Y o-"�n�.�yw � „ ., " � ,`%�G4��G r?�!� �:. �� i� ' „�M1.:.,; .w �� ; % � � Ado ted this 22nd da of November 2002. k� � .,,..,.. 67 � , �`�j '�//� %i%j;j �%� %//�iJ1 �_\I �. T i� a�'� JJ ��,'� ,.. weuV.ommn, �;. S ..� � � ./,�... .,� .>o.� � : � �� .oe ,� �:.�.R �j/ ,."/ ��,%/� �� `��/�/.%��///I. \ HortnT�+�r; r � � ....,. �(Y. ��.�_..:��_ E,��, � „- � v. -------"��--�- -------- ------��--------- ��,� ' �� _.�� //� ��%//.%///////� s._ , : �,A �_ . yr'� � .��-------"�� --- � / �� ° v x a �U C(U�'K/LG _ �� w''�".1t�= k C•�'a�� .�ncauun�..,� „_..—__ � ��,� CITY OF �� —' ��— � . �{ �k' WBSfWOOCI � - ryn � � �_ y �� - _ �,y�� LINDA R.LOOMIS, MA� �t�y, � �'^: ST.LOUIS PARIk � � .a�,'�,-e. ' i } \ �+.�� ( Lake c�TY oe sT.cou�s raax �� ' �� ' ��;ry � e� % ,'�. Attese "'r'"'y,c�i`_ ��y^1��(�� Cly of Golden Valley .� ;A i a, DONALD G.TAYLOR, CITY CLERK � ,:�: � '" �a4-ro-lC[Fltif��` Planning Department � � ¥ ? - . ; Brownie 7800 Golden Valley RoaA - _ � + � Golden Valley,MN 55427-0588 � ., Salh�" ; Lake 763-593-8095 � o ' °nB W � � www.goldenvalleymn.gov � f - �� I:W1aps¢oningMap.pEf C2ty Of '°�� alden MEMo u � �Ta, €,'� Planning Department 763 593 8095/763 593 8109(fax) E,�., � 3, r ,. Date: J u ly 14, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing– Preliminary PUD Plan for Laurel Ponds PUD No. 117– 305 and 345 Pennsylvania Avenue South – Lake West Development, LLC, Applicant Background Lake West Development, LLC, is seeking approval of a Planning Unit Development (PUD) Permit to construct 30 detached townhome units across 3.3 acres at 305 and 345 Pennsylvania Avenue South. The property at 305 Pennsylvania currently contains a single family home;the property at 345 Pennsylvania currently contains an office building and two large parking lots. The site is bounded by Pennsylvania Avenue to the west and Laurel Avenue to the south. Single family homes are located to the north and west; commercial properties are located to the south and east. Separately,the Applicant seeks to reguide the properties to Medium-Low Density Residential and to rezone the properties to Medium Density (R-3) Residential. Summary of Proposal The proposed PUD would allow the Applicant to consolidate the two properties and construct 30 detached townhomes in two phases. The existing single family home and garage at 305 Pennsylvania and the existing office building at 345 Pennsylvania, along with the two parking lots, would be demolished. The proposal consists of six east-west rows—each with five single family homes—that proceed up the hillside from Laurel Avenue. Rows 1 and 2, at the bottom of the hill, are separated by a 24' wide two-way private street that connects Pennsylvania with the adjacent parking lot to the west (belonging to Workabilities). Rows 3 and 4 as well as Rows 5 and 6 are separated by similar private streets that loop and connect along the east side of the property above an existing retaining wall. A sidewalk along a portion of the east side of the property would provide additional pedestrian access between the top and the bottom of the development. All but three of the homes in the development would have driveways off of the internal circulation system;the three homes along Pennsylvania Avenue furthest to the north would have direct access onto the public right-of-way. Parking along the internal private streets would be limited to one side except along a narrower portion of the loop where parking would be prohibited entirely. Plans show enough room for two vehicles to be parked in each driveway. The option of six additional parking bays are indicated along the easternmost portion of the loop street with six more shown as a proof of parking option along Pennsylvania Avenue. The Applicant has explored the possibility of four additional parking bays in the southeast corner of the property that would reside almost entirely on the Workabilities site. The Applicant has explored a parking arrangement with Workabilities that would also accommodate potential overflow parking of 20 spaces for special events. The Applicant has estimated traffic generation to be 8.5 trips per unit per day, resulting in a total of 255 trips per day. The development is being marketed with detached townhomes. The Applicant has suggested that potential homeowners prefer this type of product and that the detached model allows the builder more options for variety in floor plans and architecture as compared to attached townhomes. A Homeowners Association is planned that would cover snow removal on the private streets. It is the assumption that lawn mowing would also be covered through the association. The Applicant has provided two sample single family home floor plans. Each is three stories and roughly 2,500 square feet. Lot sizes within this development range from 36' x 106'to 65' x 106' (though these are slightly misleading dimensions because portions of each lot will be utilized for the private streets). A typical distance between neighboring homes would be 10'. There is an existing 55' wide drainage and open space easement along Laurel Avenue. The Applicant is proposing that the City vacate the northernmost 25' of that easement and allow 10' to be included in the land utilized for the first row of homes. The remaining 15' would be landscaped and a new stormwater pond would be constructed within the City's easement. Three new streetlights are shown on private property along Pennsylvania Avenue. Additional information is necessary to determine if the lighting levels meet the requirements of the City's Outdoor Lighting ordinance. Two neighborhood meetings were held in advance of the public hearing at the Planning Commission;the first did not include the single family parcel to the north as part of the proposal but the second did. Overall, neighbors were generally supportive of the proposal though some did voice concerns about the impact of traffic on Pennsylvania and the higher density of the development. # : � C - . . � �� y ... , �,� 7500 � �j7400 25 � � 30 , � �-(Oa� �0 , ,. � • 7600 "" .�.«. t{3 � .. F �. .,.��, .� �. ��.��rn,�y=�� ,t� ��".�.!� ;"; ��. '". � �, , .:�'. .�,�,� �� _ . - ,.� � .� 111 �0os �y'� 20 ,, � 15 20 � 25 7501 7470 # , �+0 70 ' 73� a+-w.= .r� � ,;yc"...50 35 3 �sg '' 1� � 90 C� gy "� 75 10 � 45 � 65 0 �' ,CS.I, 7� � �} � 55 5( d� `'� k, 7500 � 5 90 � � 110 � 90 '� �� "" .s:'`.,��9oR� ,�``c � 115 110 jty ,�P15 �t$i� ��0 50 � 100 � 105 .�' t� 710 °� 115 � � 715 11 ��°�` 7700 ,« "C��5 , � , 205 ,Q� 130 � 135 130 � 130 +C� �o��. 4 � � •� o� �'� 135 �� C � 135 "y�135 13 �" � ' ' � 120 �"� �h .{U 235 130 � 150 �}, 155 � ,1$5 150 'S�,'� r d � �7701 {r� 105 ��'�^ 250 �� 155 Q? 150 4 t�155 15 120 �7757 �'2a5 7540 /'��5�' �� 265 150 � �, 17d �175 170 }175 210 a�? � `'" . 'fl5 °4 j:�215 21� � � 7600 ,,�±; ��S 370 � 305 170 190 ' 200 ti � 220 � a 225 f,7� y� � 195 230 � �' � � 245 330 ;� , 235 y�,-' '800 � � ,�, 3d5 210 ,` � 215 250 ! e4 'C� � �...�!"��` � 7605 _.. �' fi�.�� .�t��.�4 350 � 230 y 235 , �255 250 �� 401 %° � 270 ��:�.. 7801 � �7727 400 �. b60 �� 420 �� !20 421 420 � d21 480 �' � �', � .. et. t � a f ��`�'� �` � 10 � 501 500 ��'s 501 500 � 501 d21 �� _ � � �� "��.��,��.��-� �� ' , 1 ,� ` y` ' xp ro 521 7700 ' x 521 520 . 521 310 {' 7400 7700 ; �; � ; ,._ - _ _ •�*'• . �� 3;tC�{ Rve � �� .,. � M " rt F�aur � , � �y `�.�s �� -��. . _- , .. .z . � 4�'R�v ."�:�{A��rA�4+.�n-^. �`'��i+5t dM.� • J.Y �+n ♦f+• .IF O 6�� 7�� , ;:� y , . : . ._x... ` �� 623 648 � 615 700 s '� � � : - �425LaurelAve � E ��723 716 4 ,i Q �i. 705 � 710 a � � 7A3 732 � '- ^ 705PennsyNaniaAveS '" k ; "� 750 = �-a 850 °.��' �15 874 � 825 f� o }, ��', �r�. PUD 117 - Site Map Land Use and Zoning Considerations Under the proposed General Land Use Plan Map Amendment being considered, the properties would be reguided to Medium-Low Density Residential, which accommodates densities of 5 to 11.9 units per acre. This would be consistent with the proposed PUD density of 9.1 units per acre. Under the proposed Zoning Map Amendment being considered, the properties would be rezoned to Medium Density (R-3) Residential, which provides for medium density housing of up to 10 units per acre. This would be consistent with the proposed PUD density of 9.1 units per acre. Even with the proposed R-3 rezoning, there are a number of ways in which the current proposal varies from the underlying zoning designation: Medium Density (R-3) District Laurel Ponds PUD No. 114 Permitted Uses Attached townhomes Detached townhomes Dimensional Standards Buildable lots, area 15,000 sq. ft. minimum 3,478 sq. ft. to 6,928 sq. ft.* Buildable lots, width 100' at the front setback line 36' to 65'* Impervious coverage Not to exceed 60%of lot area 52% Front yard setback 25' 13' from Pennsylvania; 20' from drive aisle Side and rear yard setback 30' to R-1; 20' otherwise 5' side yard; 15' rear yard Maximum density 10 units per acre 9.1 units per acre Height 4 stories or 48' in height 2 to 3 stories *These area and width figures are slightly overstated in that portions of each lot will be utilized for the internal private streets. Subdivision 3(C)(1) of the PUD section of the Zoning Code states that no principal building shall be closer than its height to the rear or side property line when such line abuts a single family zoning district. It appears that the row of homes furthest north may have the potential to be in violation of this requirement, though this will not be known until specific building plans are submitted for review. Subdivision 3(C)(2) of the PUD section of the Zoning Code states that no building shall be located less than fifteen feet from the back of the curb line along those roadways which are a part of the internal road system. There are a handful of locations within the proposed development where the potential exists for homes to be violation of this requirement, though this will not be known until specific building plans are submitted for review. Subdivision 6 of the PUD section of the Zoning Code states that private streets shall not be approved unless a waiver is granted by the City based on the following and other relevant factors: a. Extension of a public street is not physically feasible as determined by the City; b. Severe grades make it infeasible according to the City to construct a public street to minimum City standards; c. The City determines that a public road extension would adversely impact natural amenities; or d. There is not feasible present or future means of extending right-of-way from other directions. None of these factors appear to apply in this situation. Public Works and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Public Works Department to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Public Works Department that addresses access, easements, sanitary sewer and water services, grading, stormwater management, and tree preservation is attached. The Fire Department reviewed this proposal to ensure that buildings are equipped with fire protection systems and that adequate emergency vehicle access is achieved on the site. A memorandum from the Fire Department that addresses fire hydrants, water supply, and No Parking Fire Lane signs is attached. Justification for Consideration as a PUD The PUD process is an optional method of regulating land use in order to permit flexibility in uses allowed, setbacks, height, parking requirements, and number of buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the following standards established in City Code: • Encourage, preserve and improve the health, safety and general welfare of the people of the City by encouraging the use of contemporary land planning principles. • Achieve a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. • Encourage construction of affordable housing and a variety of housing types. • Encourages creativity and flexibility in land development. • Encourage efficient and effective use of land, open space, streets, utilities, and other public facilities. • Encourage development n transitional areas which achieve compatibility with all adjacent and nearby land uses. • Achieve development consistent with the City's redevelopment plans and goals. In order to be approved as a PUD, the City must be able to make the following findings: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes, trees, scenic views, creeks, wetlands, and open waters. 3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. General Health.The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Recommendation Staff supports the general concept of the proposed PUD, but—due to the number of issues that remain to be addressed—recommends continuing this item to a future Planning Commission meeting to allow for additional work sessions with the Applicant. Attachments Location Map (1 page) Memo from the Public Works Department dated July 10, 2014 (8 pages) Memo from the Fire Department dated July 7, 2014 (1 page) Letter from WorkAbilities, Inc. dated July 8, 2014 (1 page) Applicant's Narrative (22 pages) Color Site Rendering (1 page) Site Plans (13 pages) _._.__._--.,_.s„_,..t. . .. � . . . . -_...�* ;:. r . . . � �J �� ' y � � � r � l ror a r',-etit ( � I 1 -~�..��__ L � �� --� -�--�� _ --� �:_ - � �—_ -� � ____�___ -_—r ------`.' _-- �— �� , �� ,,�--- �- �`'� ��, , ( � ; � �= j� � � ��, .;�� ,.- � lT ' � �� ,/ , � , .�� ; , ;�; �Q . - ,� ;� ��, a Subject Properties: 305 & 345 Pennsylvania Ave. S. ' m � ; � � , t � `,�«�� . � � � ,�F��. �; � �, __.-�- � . � � ! .. �i ._`01 n�ul RU 1 ` � � ! / �;� �� ' West Ring Ponri ~ �� ,rr�Pond � t =f >I � � - � . 1 .. , „i � .. ...__ . �i n�=-- .. � .. � � � +�1� . . . r f � • ��.' 3 � '_ � i71=� � �� 3 �_ � _ C' . • � � •. . .. ) a • � �v )� • ♦ � ( i ..+•*. � � - ` f � � � � + � y + .� � + � i fl i .. " cityof olden MEMQRANDUM � �Tr�,. e� Public Works Department 763-593-8030/763-593-3988(fax) �; �. :.- ��.� � � , ,� r, ,"�y�� " ; a r� _ �� . . „�,�... .,.. �w.� ,.u...;_ �. . . . . . �:.:.�::::.; , �;,,n; �� ,< Date: luly 10, 2014 To: �rk Grimes, Director of Planning and Development From: Jeff Oliver, PE, City Engineer -,,-, Eric Eckman, Public Works S cialist ��'C/ Subject: Preliminary PUD Review— Laurel Ponds (305 and 345 Pennsylvania Avenue) t�.; M � #�r = . �,�. s �. Engineering staff has reviewed the plans,titled Laurel Ponds, submitted by Lake West Development, LLC (Developer)for the proposed detached townhome development located at 305 and 345 Pennsylvania Avenue South. The property proposed for development is bounded by Pennsylvania Avenue on the west, Laurel Avenue on the south, Workabilities, Inc. on the east, and single-family homes to the north. This memorandum discusses the issues identified during the Engineering review that must be addressed prior to approval of the Final PUD Plans. The comments contained in this review are based on the plans submitted to the City on June 16, 2014. Site Plan and Access This development of 3.31 acres includes the construction of 30 detached townhomes situated along private streets, sidewalks, and an open space with a stormwater basin located in the south portion of the property. The common area elements, including the open space, streets, sidewalks, and utilities are proposed to be owned and maintained by a homeowners association; although many of the details still need to be determined. The existing house at 305 Pennsylvania Avenue and office building at 345 Pennsylvania Avenue will be demolished and all associated structures and pavements removed as part of the project. Permits from the City will be required for all building demolition, utility cutoffs, tree removals, and earth work associated with demolition. A Right-of-Way Management Permit will be required for any excavations or obstructions within the City right-of-way. Phase 1 is located in the southern end of the site and involves the construction of 10 homes. The homes would have access onto Pennsylvania Avenue and Laurel Avenue via an east-west private street extending from Pennsylvania Avenue to the Workabilities' parking lot. The west driveway for Workabilities, Inc. would be shared and would serve as the Laurel Ponds access onto Laurel G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx Avenue. Staff has concerns about connecting these two properties with a private street and shared driveway,for the following reasons: 1. Workabilities' parking lots—both front and back—are full after 9 am on weekdays. 2. Workabilities has about 20 buses that run from 9:30 to 10:30 am and 2:30 to 4 pm. These buses stack up in the parking lot and out onto Laurel at times. 3. Employees, visitors, and buses may be tempted to utilize the private street to cut through the Laurel Ponds development to access Pennsylvania Avenue. The narrative submitted by the Developer discusses a cross parking arrangement with Workabilities that would allow for 20 parking spaces for use by Laurel Ponds guests. It appears those spaces may only be available on weekends, but that would have to be determined by the two property owners. The plans also show the construction of four guest parking bays on the Workabilities' property, immediately adjacent to the Laurel Ponds development. In order for the private street and parking bays to be constructed as shown, and the cross parking arrangement realized, easements or agreements between the two property owners would have to be drafted and recorded, and copies provided to the City, prior to Final PUD Plan approval. Given the discussion above and some of the City's concerns,the Developer is encouraged to explore alternative designs for the private east-west street in Phase 1. Modifications could include the following: 1. The private street could terminate with a turnaround or cul-de-sac at the east end. 2. A pedestrian access could link Laurel Ponds with Workabilities, instead of a street, so that visitors can access guest parking spaces. 3. The street and sidewalk could be designed to allow for an emergency vehicle access between properties, similar to other situations in the City. Phase 2 is located in the northern end of the site and involves the construction of 20 homes. The homes would have access onto Pennsylvania Avenue in two locations via a private looped street. The east-west portions of the street are 24 feet wide (back of curb to back of curb) and parking is proposed on one side. The north-south portion of the looped street narrows to 16 feet wide (back of curb to back of curb).This narrow portion may be an issue for emergency vehicle access, or certain vehicles passing each other, especially in the winter. The Developer is providing additional guest parking bays within the site and also along the east side of Pennsylvania Avenue, where on-street parking is currently allowed.The City's experience with parking bays located along City streets is that they can be a maintenance challenge, especially in winter. Parking on Pennsylvania Avenue will have to be discussed further by the Developer and the City before Final PUD Plan submittal. Although guest parking is proposed on Pennsylvania Avenue,three of the six homes on Pennsylvania have driveways onto Pennsylvania, rather than the internal streets. The City would prefer to limit the amount of access points onto Pennsylvania if possible, especially with shorter sightlines due to the hill. In addition,the presence of driveways on Pennsylvania eliminates the G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx potential for additional guest parking close to the development. It is recommended that the Developer continue working with City staff to explore options for parking on Pennsylvania Avenue that satisfies all needs and interests. The property proposed for development currently has four access points onto Pennsylvania Avenue; three driveways for the existing office building and one driveway for the existing single- family home. The proposed PUD calls for three access points onto Pennsylvania Avenue and one access onto Laurel Avenue. Although it would be preferred to limit the number of access points onto Pennsylvania Avenue South, three access points would be acceptable to the City in concept. However, alignment of the private streets with Quebec Avenue was discussed with the Developer, and according to the plans, none of the proposed streets align with Quebec, which may present occasional conflicts with turning movements. The Developer is encouraged to continue working on a design that allows for a private street to line up with Quebec Avenue. Depending on negotiations with Workabilities, and final design,the access to Laurel Avenue may not be part of the final design. In that case,the City would recommend that a cul-de-sac or acceptable turnaround be provided on the east end of the street. The City and the Developer also discussed alternative layouts for the development, including the option of constructing public streets or cul-de-sacs. The City typically requires the construction of public streets unless a waiver is obtained to construct private streets. In this case,the Developer is proposing streets that are narrower than the City standard in order to increase lot density, and therefore has opted to seek a waiver to construct private streets, which will be owned and maintained by the Developer or future homeowners association. The City's street system in the vicinity of this project is adequate to accommodate the vehicle trips generated by the development. Based upon the plans and narrative submitted, the Developer estimates that approximately 255 vehicles trips per day will be generated by the development. This is likely less than the number of trips generated by the office building when it was occupied at full employment, and what could be generated if the property was utilized at its current zoning. If the development moves forward as proposed,the trips would be distributed among three or four access points onto Pennsylvania and Laurel Avenues and would likely be spread throughout the day. It is anticipated that no traffic control or traffic operations would have to be modified as a result of this development. The Developer is proposing to construct a sidewalk for internal pedestrian circulation which will connect the east-west street to the looped street. This sidewalk will be owned and maintained by the Developer/future homeowners association. Staff recommends that the proposed sidewalk continue south to connect to the City's sidewalk on Laurel Avenue. There is no sidewalk proposed along Pennsylvania Avenue as part of the development. However, the plan states that there is space available for a sidewalk in the boulevard of Pennsylvania Avenue, and the narrative suggests that the Developer may be interested in constructing this sidewalk segment if the City would allow. Staff reviewed the City's Comprehensive Transportation Plan and there is currently no sidewalk or trail identified along Pennsylvania Avenue South adjacent to this development. However, the City would support the Developer's construction of a public sidewalk in this location. If constructed to meet City standards and 6:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx Americans with Disabilities (ADA) standards, the City would consider owning and maintaining the sidewalk on Pennsylvania. The locations of sidewalks within this PUD should be discussed further with the Developer. Preliminarv Plat The property within this PUD consists of two existing parcels which are not part of a recorded plat. The Developer proposes to combine the two parcels and subdivide them into 30 lots for detached townhomes and an outlot where the stormwater bioretention basin is proposed.The streets in this PUD are private and therefore there is no dedication of public right-of-way. There is also no dedication of public easements for drainage and utility purposes in this PUD.Therefore, it is assumed that the streets and utilities are proposed to be private. The details concerning the ownership and maintenance of utilities may need to be discussed further with the Developer.The proposed final plat must include the dedication of drainage and utility easements along the plat boundary consistent with the City's Subdivision Ordinance. There is currently a 55-foot wide public easement for drainage, open space, and walkway purposes adjacent and parallel to Laurel Avenue along the entire width of the property. The easement was dedicated to the City by a previous property owner and stipulates that no structures or improvements of any type shall be permitted over, on, and across the easement area. The Developer is showing a reduction in the size of this easement from 55 feet to 30 feet in order to construct the five homes closest to Laurel Avenue. The narrative suggests that decks and patios may also be included in the design of the homes, which would encroach further than what is shown in the plans. The Laurel Avenue Greenbelt serves as a major buffer between the commercial/industrial uses along I-394 and the residential neighborhoods to the north. The City has concerns about reducing the size of this particular easement, especially with industrial uses present across the street to the south, and recommends that the Developer make every attempt to design a development that preserves this easement. Preliminarv Utilitv Plan The plans submitted by the Developer do not show the locations of the existing water and sanitary sewer services. Staff is assuming the existing services will be removed as part of the demolition. However,the Developer must identify the location of these services and their removal in the next plan submittal, as there may be additional street pavement cuts that result from these removals. The City's water system that provides service to this PUD has adequate capacity to accommodate the development. The Developer has proposed connecting to the City's watermain within Pennsylvania Avenue in three locations, and extending watermains into the development. The three watermain runs would follow the street alignments and each run is proposed to "dead end" with a hydrant at the east end of the run. In general,the City attempts to limit the construction of dead end watermains and hydrants, and encourages watermain loops in order to help ensure water flow during emergency situations. The details regarding the final design and location of the watermain and hydrants, and the ownership and maintenance responsibility will need to be discussed further with the Developer. Once determined, a maintenance agreement between the Developer/future homeowners association and the City, outlining the ownership and maintenance responsibilities, must be executed before the issuance of permits. G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx The proposed development is located upstream of sanitary sewer system capacity issues identified in the sewersheds along the I-394 corridor. The City's sanitary sewer system is effectively at capacity in these locations and there is minimal capacity available for future redevelopment along the I-394 corridor and areas upstream unless inflow and infiltration can be reduced throughout the sewersheds that are tributary to the capacity issues. In addition to the ongoing inflow and infiltration (I/I) reduction programs,the City is putting plans in place to reduce I/I in the City's portion of the sanitary sewer system in the I-394 corridor over the next several years. Therefore, with continued inflow and infiltration reduction efforts, staff concludes that the existing wastewater system is adequate to accommodate the proposed development. Additional development and redevelopment within the I-394 corridor sewersheds should be closely monitored to ensure that flows generated by redevelopment can be accommodated as I/I reductions occur. The Developer has proposed the extension of sanitary sewer mains which will connect to the City's sewer main within Pennsylvania Avenue in three locations, and then extend into the development. The sanitary mains generally follow the alignment of the proposed streets. The details regarding the final design and location of the sewer mains, and the ownership and maintenance responsibility will need to be discussed further with the Developer. Once determined, a maintenance agreement between the Developer/future homeowners association and the City, outlining the ownership and maintenance responsibilities, must be executed before the issuance of permits. The existing and proposed sanitary sewer services for this property must comply with the City's Inflow and Infiltration (I/I) Ordinance. City records indicate that 305 Pennsylvania Avenue South has received a Certificate of Inflow and Infiltration Compliance. The property at 345 Pennsylvania Avenue South has been inspected and is not compliant. Repair or removaf of the sewer will be required and the Developer must enter into an I/I Deposit Agreement with the City to ensure that repairs or removal is completed. The Developer or builder will need to obtain a Certificate of I/I Compliance for each home prior to occupancy. The Developer must provide plan and profile sheets for all utilities with its Final PUD plan submittal. The Developer will be required to obtain Water and Sewer Permits, a Right-of-Way Management Permit, and possibly other permits for removal and installation of the utilities serving this site. Preliminarv Grading Plan The Developer has submitted a preliminary grading plan which shows the re-grading of most of the property in order to construct the improvements proposed and create a variety of lots which consist of ramblers, split levels, lookouts, and walkouts. The plan shows the construction of two retaining walls to facilitate construction of the looped street, sidewalk, and parking bay on Lot 15. The plans also show the reconstruction of 70 feet of a failing concrete retaining wall located on the Workabilities' property adjacent to Lot 15. The entire wall is about 180 feet long and ranges in height from about 2 feet to 10 feet. The Developer must retain a geotechnical engineer to G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.doa inspect the entire retaining wall and associated soils immediately adjacent to the PUD, and provide a report to the City as part of the Final PUD submittal. Any additional repairs or structural improvements identified would need to be made as part of the development.The Developer must work with the owner of Workabilities on the details of the wall inspection and repair, and formal agreements or easements may be necessary. Stormwater Mana�ement The proposed development is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed and is therefore subject to the review and comment of the Bassett Creek Watershed Management Commission (BCWMC). The plans indicate that most of the 3.31-acre site will be disturbed and graded, and an increase of approximately 18,700 square feet of impervious surface area is proposed.Therefore,the plans must include permanent stormwater quality best management practices that meet the BCWMC requirements for developments.This will likely include rate and volume control as well as water quality function. Stormwater calculations showing that the requirements of the City and the BCWMC are met must be submitted prior to the Final PUD plan submittal. Sweeney Lake is listed as an impaired water for nutrients (phosphorus) by the Minnesota Pollution Control Agency. Review by the City and BCMWC will include an evaluation for compliance with the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan.The Developer has proposed the construction of a bioretention basin in the south portion of the site, as well as perforated draintile within an engineered soil in the side and rear yards in the north portion of the site. The City will review the plans and stormwater calculations to determine if the proposed water quality best management practices meet the goals and policies set forth in the Sweeney Lake TMDL. The homes closest to the proposed bioretention basin do not appear to meet the 25-foot setback required in the City's Stormwater Management ordinance. Staff recommends that the City and Developer have further discussions regarding the public open space easement discussed earlier and the proximity of the homes to the bioretention basin. The proposed storm sewer system captures runoff from the private streets and some of the side and rear yards within the PUD. The storm sewer generally runs from north to south through the PUD with the main line running along the eastern boundary very close to the retaining walls. The storm sewer in this PUD will be privately owned and maintained by the Developer/homeowners association. The City has concerns about the Developer's ability to access and maintain this system in both the side and rear yard areas and also near the retaining walls. The City recommends that the Developer continue to explore alternative designs that would provide better access for future maintenance. All storm sewer facilities and stormwater quality treatment facilities that are part of this development will be owned and maintained by the Developer/future homeowners association. A maintenance agreement between the Developer/future homeowners association and the City, outlining the ownership and maintenance responsibilities, must be executed before the issuance of permits. G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx This development is subject to the City's Stormwater Management Ordinance. The City must approve the Stormwater Management Plans prior to submittal to the BCWMC for review. In addition,the project is subject to the Minnesota Pollution Control Agency's NPDES Construction Storm Water Permit. A copy of this permit must be obtained by the Developer and provided to the City, prior to issuance of any permits to begin work on site. Tree Preservation Plan This PUD is subject to the City's Tree Preservation Ordinance and requires a Tree Preservation permit.The plans submitted with this application include a Preliminary Tree Preservation Plan. However, a tabulation of the existing significant trees, and the significant trees proposed for removal and replacement must also be submitted in order to perform a proper review. The City Forester will review the tabulation and plans in more detail, prior to Final PUD Plan submittal,to determine the level of mitigation required and if additional information is needed. Summary and Recommendations Engineering staff generally supports the Laurel Ponds PUD in concept; however, many details of the development still need to be determined. Based on the comments contained in this review, staff recommends having further discussions with the Developer before approval is recommended. The comments are summarized as follows: 1. The Developer is encouraged to explore alternative designs for the private east-west street and the layout of the lots in Phase 1, as discussed in this review. 2. Easements or agreements between the Developer and Workabilities must be drafted for any cross parking arrangement, retaining wall work, or other improvements on the Workabilities' property.These need to be recorded, and copies provided to the City, prior to Final PUD Plan approval. 3. Parking and access onto Pennsylvania Avenue will have to be discussed further by the Developer and the City before Final PUD Plan submittal. 4. The locations and design of sidewalks within this PUD should be discussed further with the Developer. 5. The details concerning the ownership and maintenance of utilities need to be discussed further with the Developer. 6. The proposed final plat must include the dedication of drainage and utility easements along the plat boundary consistent with the City's Subdivision Ordinance. 7. The Developer is encouraged to preserve the 55-foot wide public easement for drainage, open space, and walkway purposes adjacent and parallel to Laurel Avenue. 8. The Developer must identify the location of existing water and sewer services and the intent with respect to removal in the next plan submittal. 9. The details regarding the final design and location of the sanitary sewer, watermain and hydrants, and the ownership and maintenance responsibility will need to be discussed further with the Developer. 10. The property at 345 Pennsylvania Avenue South does not have a Certificate of Inflow and Infiltration Compliance. Repair or removal of the sewer will be required and the Developer must enter into an I/I Deposit Agreement with the City to ensure that repair or removal is completed. The Developer or builder will need to obtain a Certificate of I/I Compliance for each home prior to occupancy. G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx 11. The Developer must provide plan and profile sheets for all utilities with its Final PUD plan submittal. 12. The Developer must retain a geotechnical engineer to inspect the concrete retaining wall and associated soils immediately adjacent to the PUD, on the Workabilities' property, and provide a report to the City as part of the Final PUD submittal. 13. The Developer must include permanent stormwater quatity best management practices which meet BCWMC requirements and the Sweeney Lake TMDL Implementation Plan, as discussed in this review. 14. Stormwater calculations showing that the requirements of the City and the BCWMC are met must be submitted prior to the Final PUD plan submittal. 15. Staff recommends that the City and Developer have further discussions regarding the public open space easement along Laurel and the proximity of the homes to the proposed bioretention basin. 16. The Developer must submit a copy of the issued MPCA NPDES Construction Storm Water permit prior to issuance of a City Stormwater Management Permit. 17. The City recommends that the Developer continue to explore alternative designs for the storm sewer system that would provide better access for future maintenance. 18. The Developer must submit a tabulation of the existing significant trees, and the significant trees proposed for removal and replacement. The City Forester will review the tabulation and plans in more detail, prior to Final PUD Plan submittal,to determine the level of mitigation required and if additional information is needed. 19. The Developer must obtain permits from the City for Stormwater Management,Tree Preservation, Sanitary Sewer, Water, Storm Sewer, Right-of-Way Management, and any other permits that may be required for development of this site. 20. Subject to the review and comments of the Bassett Creek Watershed Management Commission and the Minnesota Pollution Control Agency. Approval is also subject to the comments of the City Attorney, other City staff, and other agencies. Please feel free to call the Engineering Department if you have any questions regarding this matter. C: Tom Burt, City Manager Chantell Knuass,Assistant City Manager/Interim Physical Development Director Bert Tracy, Public Works Maintenance Manager Mitch Hoeft, Utilities Engineer Mark Ray, Street Maintenance Supervisor AI Lundstrom, Park Maintenance Supervisor and City Forester Kelley Janes, Utilities Supervisor Joe Fox, Water Resources Engineer lohn Crelly, Fire Chief Jason Zimmerman, City Planner Jerry Frevel, Building Official G:\Developments-Private\Laurel Ponds PUD\PrelimPUDReview_070314_laurelponds.docx � ��,# �f�� a+ _ �� ; i .� vi F�' �A � �I�j' f �y( 1 �� I Ift i� �i � �r Z ��'c ... . Fire Department ��-��-so��/��-s��-�o�a (�aX) Date: J u ly 7, 2014 To: Mark Grimes, Director of Community Development Cc: Jeff Oliver, City Engineer From: John Crelly, Fire Chief Subject: Preliminary PUD—305 & 345 Pennsytvania Ave S— Laurel Ponds I have reviewed the preliminary PUD application for Laurel Ponds located at 305 & 345 Pennsylvania Avenue South. Leading up to this review there have been a number of discussions and various proposals showing a wide range of concept ideas on how this area could be laid out to accommodate a number of single family detached homes. This submittal shows a south road that connects from Pennsylvania Avenue South to the Workability Parking Lot thus providing bi- directional access. The upper two streets are configured in a horse shoe style. The road overatl width is 24 feet on the east/west surfaces and a reduced width of 16 feet on the east road connecting the middle and north roads thus forming the horse shoe. The plan that I am responding was received by the City on June 16, 2014 that included civil drawings C201 and C401 dated lune 13, 2014. Listed below are my camments pertaining to this specific proposal. 1. The installation and maintenance of any fire hydrant shall be in accordance with the City of Golden Valley Public Works Department. Private fire hydrants located on private property shall be identified with a red paint color. This proposal shows the installation of three fire hydrants. I have concerns on the middle fire hydrant. First, are there concerns of this water line freezing due to its close proximity to the retaining wall (cold from the surface and from the side)? Second, the middle fire hydrant is located in direct line with the downward sloping road and will most likely be hit by a vehicle during slippery conditions. 2. The narrowing of the north south street forming the horse shoe that connects the middle and north road has been reviewed. This portion of the road will need to be posted "No Parking Fire Lane" in a fashion to protect our ability to maneuver a ladder truck/fire engine on these streets. The six parking stalls that are shown are acceptable as long as they do not encroach on the fire access road. Installation of No Parking Fire Lane signs shall be installed in accordance with the Golden Valley City Ordinance. If you have any questions, please contact me at 763-593-8065, or e-mail jcrelly@�oldenvallevmn.�ov ��0�' � i'�1�5.� 7uly 8, 2014 Mayor Shep Harris Tom Burt, City Manager Jason Zimmerman, Planning Director Dear Gentleman, I, along with Brent Williams-Business Manager, have met with Don 7ensen on more than one occasion to learn about the proposed Laurel Pond housing development to the west of our property. We feel that Don has been thorough and forthright in sharing development information with us via personal meetings and email correspondence. We feel that we have a good understanding of the expected impact on our property and business operations during construction. We have outlined our concerns to him and we have received satisfactory responses. Don has agreed to provide an overview of the project to our Board of Directors at our next meeting which is scheduled for Thursday,7uly 24�'. We are confident our Board will also feel that the impacts to our property and business operations during construction will be tolerable and that the items outlined in legal documents will be considered acceptable. We intend to have all official documents reviewed by our legal counsel prior to final approval as Don has outlined in correspondence to us. Please let me know if you need anything further from us at this time. We look forward to welcoming our new neighbors! Sincerely, Luana Ball, Executive Director 763.541.1844 ext: 106 CC: Donald Jensen, Land Development Director Curt Fretham Cathy Chamberland 7400 Laurel Avenue, Golden Valley, MN 55426 763.541.1844 www.WorkAbilities.org / t S � � . .k:: � C ,�;� �� „�*�,, L_.�,.K��/�.�� %��`�� .� DEVELO }� MENT CO. , LLC °�....a� Mayor Harris & Members of the Counci) lune 13, 2014 Manager Burt Community Development Director Grimes c/o Jason Zimmerman City Planner City af Golden Valley 7800 Golden Valley Road Laurel Ponds PUD, Golden Valley, MN Lake West Development, LLC is pleased to present the following plans after 3 months of diligent work by our consultants and yaur staff to make a plan that works, that is received by both the home building community and the future residents that will occupy this multi family neighborhood of Detached Townhomes. We fully expect that there are some details to resolve, add to the plans, and work through during the hearing process and detail review. We will review many aspects in this initial narrative and in subsequent amendments that become necessary to address key areas . THE RATIONALE FOR THE ENTIRE PUD ZONING IS AS FOLLOWS: MULTI FAM/LY DESIGNS TODAY /N MANY PARTS OF THE TWIN CITIES AND REGlONS ACROSS THE COUNTY, UT1t/T/ZE PRIVATE STREETS tN ORDER TO PROVIDE AN ALTERNAT/VE FOR A SMALL SUBSET OF THE BUYING PUBL/C. THE ABILITY TO DETACH FROM TW►N HOME PARTY WALtS GREATES THE ABlL1TY TO VARY FLOOR PLANS AND ARCH/TECTURE, COLORS AND BUYER PROFILE. THE PREV/0US PATTERN OF ATTACHED PRODUCTS IN TW/NS, TRIPLES AND BEYOND TENDED TO CREATE VERY StMILAR FLOOR PLANS, USER PROFILES AND COlOR PAlETTE. WE DO NOT SACRIFICE !.IVAB/L1TY FOR DENS/TY AND SAFETY. THE DESlGN /S BY DEF/NtT/ON NOT THE SAME AS S/lYGlE FAMlLY DETACHED NEfGH80RH00DS AT tOW ANO LOWER DENStTIES. 1T fS S/MttAR /N THAT THE FORM HAS DETACHED HOMES. THE ANAtYS/S !S OFTEN /N COMPAI?1SON TO TWINS OR OTHER ATTACHED NEtGHBORHOODS. Allowing a hous/ng p/an ta cascade down the hlll from flat grade sntrles to a walkout e/evatfon, then flat, then wa/kout, then flat, and flnatly to walkout by ponding Is smart land use and urban des/gn, con�Inuing trends begun at Wlnnetka and H/ghway 55 In ponding destgn. 14525 Highway 7, Suite 335 * Minnetonka. MN 55345 • Phvne: 952-930-3000 • F�x: 952-653-2198 , , History for site This site was the initial headquarters #or Mark Hurd and currentiy covers 46.5 % of the site with impervious surfaces, with only storm water pooling near L.aurel Avenue and roo#drains dumping by pipe onto the Woricabilities properky. Purchased by Speak The Word Church, the property is serving a purpase but has been off the tax rolfs for some time. The site is capable of redevelopment intensity due ta the I-394 MU guiding and zoning. Previous propasals were nat wel! received by the neighborhood and did not make it out of planning processes. The current plan in its sketch plan form was well received at a neighborhaod meeting on May 1, 2014. Discussion of private s#reets, user mix, lack of public streets, ponding for water control and visual amenity were all discussed. At no time were#here conversa#ions about new public streets. We explained that the private street construction would be the same thicfcness and on the same#ype of subsurface as City Streets and that the ufiilities would be partially available for City maintenance. The Neighborhoad meeting only had a land plan shown on �the Church site. One of the last questions was whether the neighborhaod could support a plan such as this, and the answer c�ut loud was yes. Subsequent to the neighborhood meeting the land owner of a '/Z acre parcel at 305 Pennsyivania and Lakewest arrived at an agreernent to include the home in the praposal to Golden Va{ley. As such we wili be having another Neighborhood meeting June 26th to update neighbors and discuss the pfan revision. The City Council in work session was updated as to the change and that since there was a need to have the guide plan match the site plan, what would be a direction to take? Based on a quick review and use of the sketch plans to again show a design af homes on private roads we heard from the Council that should the project be appraved, the staff would simultaneously proceed to reguide the property from I- 394 mixed use to Medium Density Housing. The following items are part of the PUD requirements. ft shou[d be noted that this submission is accompanied by fhe following consulting documents. In addition, we fully expect that additional building elevations will be developed for the site by home builders far your future residen#s that are similar but slightly different from those submitted by the design team. • Has a neighborhood meeting been held? Yes on May 1, and June 23. Neighbars immediately adjacent will also be reached out to directly for their individua( concerns. Workabili#ies Inc., the neighbor immediately to the east has been appraised of the project goals aften. We are in discussions to assist and resolve the following issues. t y 0 1- Cross parking of up to 20 stalls for overflow guest parking and special event at times that are not the same as their normal business hours; o Review retaining wall design and ability to be rebuilt on their property to again deal with holding up slopes on our property; o Cross access to the driveway from Laurel into our site and fram aur site to theirs from Pennsylvania; o Tree remvval fihat drops limbs anto their praperty when we clear trees. We hope there is concurrence shortly to a41aw for official responses. Correspondence to date indicates a willingness to work�ogether in arder to be neighbors for the lang term. We have concurred that under no circumstances shouid future residents of our neighborhood be in a positian to demand changes in their operations or who they serve in their mission. • Describe landscaping: Developed by consul�ant Kathy O'Canne[I, the site has enhanced street tree patterns throughout. The existing site has 46 trees in total, several of them Cottonwaods and Ash and a maple arbor at the original entrance to Mark Hurd. The new plan at least 42 new street trees and a substantial quan#ity of shrubs and perennials plants. The ability ta add more trees in the rear yard spaces is p[anned as well as along the easteriy boundary as the conversation with Workabilities on wafl design is finalized. Expect to see 14 more trees added as we increase the base design to be at 2 trees per dwelling unit minimum. o The overhead power lines on Pennsylvania creafe a significant impairment ta large tafl trees as the line type is 3 Phase, which is costly and mare difficult to bury. o The twelve trees on the Pennsylvania frontage will be replaced by 27 new ornamental and over-story as the power lines allow. o Shrubs along the entire eastern border create a green wall that pushes the residents eyes over the building to the east ta skylines beyond. Blending lilacs and evergreen create a dense woody screen in winter and summer. o fn befinreen buildings and as part of the foundation design implemented after homes are campleted, substantial quantities of perennials that tolerate shade provide floweringl, but also snow will be planted. This limits the need for sunny areas and turF to be used in shady areas with steeper walkout grades. • Describe buffering: Four key types o#buffering are provided by the design. o Pennsylvania replaces a commercial look with a singie family look which transitions the existing neighborhood to the multi- , , family and industrial beyand. The housing type facing Pennsylvania has a similar arc�itecture, has no more home sites onto the street than exis#today in the R-1 zone. The use of some garage doors and access onto Pennsylvania mimics the existing neighborhood in Iocations that make sense, primarily at the top of the hill. o Plantings of a mix of deciduous and evergreen design create a visual and physical barrier to workabilities raof. This gushes eyes up, creates privacy, safety and flowering. At the top of the hill, a short seat wall retaining walf provides a place to transition down #o the neighbvrhaad sliding hill and passive green space, shrubs are less so that there is viewing and a greater openness intentionalfy. o The very northerly edge is preserved as is and retaining walls are currently shown that k�ep the various natural plants and trees intact at least 5 feet into the site. The retaining walls allow for maximum screening fio remain for the two homes about 10 lower on each side. We do not befieve that any of the new residents will actually be able to wee their neighbors as the view angles would be difficult to use on more than a casual basis. o Laurel Ave is planned to naw provide the water quality to high touch plantings that are similar to the more urban design ideas started near D'Amico, Starbucks and the balance of the commercial town center retail zone. We believe that benches and fountains if allowed by water quality standards would also be appropriate. • Describe snow storage Snow is currently piled on site and pushed towards Workabilities in several lacations. It is potentially part of the snow loac�ing that created added stress to the retaining wall area. By moving the effective snow storage area higher up the hill #oward the more s#ructural wall and the natural embankment, storage is simp(er, adds #o a common play feature and is minimized. The amount of drives and garage aprons area is very similar to #he current leve! of parking lot, so total storage is merely reorganized. Plowing is by private contract through the Home Owners Association, freeing up residents to do other things with their time. Excess snow fall years are handied by the ability to place snow off site or onto the WQ Pand basin to more effectively handle impurities in the snow closest to their arigin. • Describe garbage removal Similar to any individual home and subject fio all the City rules about storage inside the home unless it is pickup dat. It will be a design element of the garage size ta accammodate the con#ainers. Should residents desire mid size rather than smal! size, they need to talk with the home builder about , , accommodating their storage needs, no different than the preferred washer and dryer size. • Describe street maintenance Built to City s�andards, the rules of a CIC community, (the association) require a schedu[e of rnaintenance #or seal coating, overlay, and upkeep no longer than recommended practices for City streets and a CIP program. Funds are set aside in reserve, like a rainy day fund to offset larger capital investrnents. Regulated in part due to some previous assaciations shortfalls, new neighborhoods have greafier disclosure and buying power due to allowable borrowing opportunities and assessment op#ions, like a 7-year assessment. � o Annual snow plowing is contract�d privately, or in �he case that Golden Valley chooses to offer it to local business entities because they a(so have vehicle fleet diversity, then a win win may arrive. Merely because this association has private streets should not automatically excfude them from City services they otherwise pay far. a Unlike streets with cul de sacs that may cause the city to use multiple pieces of machinery, all roads in our plan allow for straight through movement. Unlike streets wi#h excessive width that require multiple passes to clear and a resu(ting large volume for the shouEder, right sizing private roads for their volume apaws for less total pavement to be cleared in the winter. One does not need to have a wider street to deal with snow, merely the correct sized apparatus. o During street building and home building, cammon base course depth is selected to avoid damage befiore final lifts are placed. The soils report is attached which shows that good glacia{ material is on site and suitable for good road building. o Sidewalks and garage aprons are handled by snow b(owers and shovefs, no different than any home or business in golden valley. One can chaose to use time or pay others to do the work. • Describe yard maintenance:This is similar#o snow plowing bufi better. Due to buying power of a small neighborhaod, yard service costs per dwelling unit are kept down. Designing planting beds that minimize mowing leads to less rutting by commercia! campanies with larger equipment. The City has no# commented yet as to whether they will continue to mow along Laurel and the trail on any more regularity. Our contracts would maw that area when they are #here, even if the City schedule were there the next day. l#a homeowner wishes for a larger gardening space or responsibility, hobby, they can participate in the garden committee and have larger spaces. • Setbacks —what are they and why? Setbacks are typicaS for multifamily designs. We have selected 10 feet minimum between buildings and would seek to use a 3.5' and 6.5' relationship to the property line in siting final housing plans for permit. This allows maximum building designs for over�angs, the side wall bump outs options, and window boxes. This is an improvement from zero feet to 2" in apartment or attached housing design that occurs in a party wall o Distance from the structures to the side lot line at the north are 15' buffered by the strong hill side to neighbaring hames. o Distance from the homes to the east is also 15' with similar screening o Distance for setbacks to PL along the easterly property line to the buildings of lots 6 and 15 is 21' o Distance to parking drive isles is 5' at the top of the site from property line. o Distance to Pennsylvania from structures is 13' with allowable . encroachment for stoaps, etc. o Distance from the property line to Workabilities is 16.5' and 10 feet from parking. o Distance from Laurel Ave ROW is 45' with a 5' change to the ponding easement curren#!y on site, not used for ponding. We can add more storage, more rafie control and access for future maintenance in 30' • Street width — is it adequate for emergency vehicles and parking for#he homes? Yes, designed to accommadate the current fire department apparatus, all turning movements work. This is not a place far high speed and it is designed accordingly. o Each home has 4 stalls, 2 in and 2 out, meeting SF criteria o The development has 24 foot wide private streets wh'sch allow for parking on one side, a change from earliest designs which were narrower. If the City believes that a 22' wide road can accommoda�e the same functions, we would design accordingly and add the distance to each driveway apron. o As drawn, there are 3 homes with 3 car garage potential fron#ing on Pennsylvania Ave, with greater storage . Like a[I homes west of our site, parking on the pub{ic streets is allowed. At th� request of public works, a propasa( to create 6 guest stalls as a defined area is on the plans. These would be exempt fiom winter parking restrictions, still need to honor snaw emergency issues, but could be plowed and used as guest parking in the winter. Lastly, we have entered final positive negotiations with workabilities to add stal(s near our ponding, maintained by us, and a cross parking easement over 20 stalls they have already built for the truly special events such as graduations, wedding celebrations and the like. o (n tofal, there are 7 stalls on site, 5 more at the bo#tom of the site, 6 on Pennsylvania all year, 6 summertime an Pennsylvania, 20 cross parking and 11 parallel along the 24' wide street in places between driveway aprons. o The tota) parking for 30 DU is 175 or a ratio of 5.5 to 5.8 per DU, not typically thought of as a shartage. How many are usuatty at your Nome? • Ponds — how are ponds buffered? Ponds are not buffered except by plantings and are featured. Upon approval, Final Plans wili be more detailed and hopefully more aesthetic. • Describe pedestrian access, if allowed, sidewalks along Pennsylvania allow for neighborhood movement to the trail on Laurel, if desired by the City. A sidewalic along the east side of our neighborhood connects the upper loop to the lawer housing level and potential overflow guest parking or options to use the ponding feature and Laurel trail so that walking over wet turf is not required. As more final design is arrived at by project approvals of Stage one, this design will be reviewed to make better by stairs or other features. • How is the site accessed by traffic? By 3 curb cuts onto Pennsylvania and one cross access driveway from Laurel and Workabilities, no different than today into parking lots and entry parking. One driveway at the top of the hill is repFaced by the potential for three driveways. • Is this life-cycle or affordable housing? Life Cyc1e for a variety of buyer profiles due �o smaller maintenance obligations, proximity to 394 and nearby parks. • What is the lot coverage of hard surfaces? Labeled and described on the drawings 51.9% for buildings and paved surfaces, substantially � less than potential full development of commercial and with all water quality an site, not in starage tanks as many redevelapment projects are. • What is the density per acre? 9.5 DU acre, less than the 10-12 allowed by the medium density district this will become upon approval. • What are traffic counts? 30 DU at 8.5 per DU is a projected 255 trips a day. Due to proximity to work and the 394-corridor park and ride, the City guide plan speaks to less trip generation for those living close enough for choices. This neighborhaod is in the area where trip generation can be influenced by both work and play transportation choices. The city may upon approval seek to model and count trip generation behavior from here to see how the theory measures up. • Architectural elements for the homes, including computer generated photos if possible, should be supplied Furnished as design development drawings and builder supplied options. More builders will provide copies as the praject unfolds to be equal to or better. Timing: the development will be started with yaur approvals later this summer into fall. We only predict to have enaugh time to construct the WQ pond and lower road before winter of 2014. We would be able to start homes along Pennsylvania and the lawer road by late fall, but may choose to delay depending on frost. We would look to the interest rate markets and modest conditions of approval to allow housing to build aut at a pace of 2 units per month, to allow for a final completion and landscaping by the end of summer 2016 with the final lift of paving. The following items are all companion to our submittal. Civil Plans by EVS Landscape Arch. Plans by Kathy O'Connell Design development Arch by William Wells Existing building photos of LDK, a strategic building partner Soils by Paul Haugo Geotechnical Legal by Felhaber-Larson in compliance with MN standards MCIOA We laok forward to your questions, your comments, and your supportive reports and motions to approve. Respectfully, ; 7 �t:.�� J � ..G�t,C�., Donald Jensen ��' Land Development Director AttaChR18t1tS: CIC Checklis#for future HOA; Neighbor notice#1, Pond design notes; Soils data; Arch. Photos and plan Cc Curt Fretham Frr��n: Mark S.Radke �iw'acis� ��r cP�� Subject: CIC CHECKLIST.DOC Date. ��,2Qt4�i��Q8 PM To. Danald Jensen a��G:��i � F>Micit c=�� Don, i have attached a CK checkiist per our discussion on Friday. Please let me know if you have comments or questions. Thanks, Mark Mark S. Radke �IMma�u Suu 8u Avo.iauon deert€li.d 1 Sp�a xSir�� oal ►roperTy lax 22Ci 5uuth fieh Strcet.Su[te 2ZOt1,htinneapalis,h1N 5.54�02 1?ii•ect:612,3i:i.84D4�M�in:fi12.3�9.63211 Fax:�1�.3:;8,1�61ft3 iiu,idkct�'(clhaber.a>m 4t'4YLh'.Yt�}1a�J('P.CUtl1 ■ �' +c� �'Y ■ Confidentiality Notice: This is a confidenaal communication from a iaw firm to the intended recipient. If you have received it by mistake, please delete it ahd notify the sender. Thank you. �* . . ;�-�.� ��, �,, �°`� CIC CHECKLIST Felhaber, Larson, Fenlon & Vogt, P.A. 220 South Sixth Street Minneapolis, Minnesota 55402-4504 Mark S. Radke, Esq. Telephone: (612) 373-8409 Facsimile: (612) 338-4608 I. Development Team A. Developer Contact �f�� '��Yt�., f� �� .��`� . �-U B. Surveyor 1j� C. Architect �Ut'��t 1�� (..��v� �t'�rk`.t� - D. Title Company E. Marketing �ontact F. Lender i�� __ G. Other II. Project Site A. Attach copy of plat B. Attach copy of site plan III. Declarant / � A. Name and Address of Declarant(s) t..� �� -� IV. Disclosure Information (S 15B.4-102) A. Project Name G�1,>YV'��'! �� B. Association Name � �" �� ,�X� � C. Declarant/Address /�� `r /��,��'�"+r-r ,� `�-� 4 � , r nr� , 11-I D. Number of Units/Type of CIG E. General Description of CIC 1. Legal Description(underlying property) (attach if lengthy) 2. Type/Number of Buildings -�� (JGUG�t� 88�43.1 . . �� 3. Unit Sizes � .�G �'� ��' �� C�'i ��,i�l� � � � 4. Garage Type � � � �'_ T 5. Other Parking �� '� T ��.�5, c�-a� s�1�' � `a�°� �` -r,s-� � 6. Balconies/Decks/Patios/Porches 1.��'; f�°`��?.�__ ( � 7. Recreational Facilities � -�� Z�-��~�� t��G�?' !�t'��i'`�2' �� 1' Ll� /7 8. Building ConstructianlMaterials '�t�� Y�'.�1�z�� 9. Rc►ofs �� t��r' �� -- 10. Foundations lab �'' 11. Utilities (conunon o individual m�ering?) a. Heat _ _ b. Electrical c. SewerlWater d. Other 12. Street�rvnership � �'�1�'`�� ]3. AccesslOther Easements_=T�� ___ 14. Other Common Amenities �� C��' l.� `" F. Schedule of Commencement/Completion � `' ��'f .,� ��1��t G. Warranties/Disciaimer H. Escrow of Earnest Money (with whom) I. Budget and Balance he t �� -'l�l � � � �� " `��%'G' `�G�G`'�-,� 1�'� i-.�2 " 1.-�` ,, �..� �t �� t�� 88443.1 . . �.�� J. If Flexible (Phased) l. Legal Description of Additional Real Estate____�attach if len t�h�r) 2. Number of Phases �- 3. Number of Additional Units /t� ,� �-� _ - -7 4. Style Compatibility/Changes 5. Schedule K. l�nsulation (new construction} V. CIC Plat (if applicable) A. Approval Status/Sched:ule B. Special Issues/Requirements__ � C. Easements {an�needed) D. Development Agreement with City �attach copy) VI. Legal Documents A. Declaration l. Use and Occupancy Restrictions a. Age i'ZG�'� 1'`�`��?�tC=�� t�5 b. Pets �- �'� Z`� c. Leasing ,r� F t�t Y��'�.�.�"i� d. Business Use lt"�c.�' .� �'G.� �,�� , e. Other 2. Allocations of voting/comman expenses (and undivided interests if a condorninium)�equallv or different allocation) 3. Special Easements ar Rights 4. FNMAIVA/FHA Frovisions (needed?� 5. Maintenance Obligations what will Association maintain? � �?i�'le�t l�Y� , �,�tr�G� f 1'(�`��(��t,�' 9 �l�'-�' 6. Other Unique Provisians � � a� � 88443.1 ��F��.�` �-�� B. Articles of Incorporation/Pormation 1. Incorporator C��C��Gk'.�'� ��c'�t�� 2. Registered Office 3. Directors_�3) 4. Officers (3) _ C. Purchase Agreement l. Earnest Money and Interest 2. Payment Schedule 3. Options/Chan�e Orders xsaa3.i �� :,••••��•" �,13R&lVFk� 3HL '"0'°'0�""� NOSNi0D21 '�t11 'b'ti3Q'IIf1B� �m n Q1fR��ro�� ur.n wom z..acwx a.c � s rv w�n m+ C t �S ura�au wo racwrw nuwsro � 4 yp �g� �� ",6�i �• '"�S e � � � �}� � ��E �`�� g �'j �� 6 ��^$ b� � �"�� R6 3� ��F�� _ �� ' ��_;. � �£�� $��:== � �� $��_== r �� k �� as bs1 � F } ' ' � � Q Z � .,. �� r = s3 � } ` � � � _ '� F 3�� e ai �� S � � � < a► a � � s Q, $ � ��1 �Yr � 1'a o � � �b� � � B �� S� �� x a �� m � �''`� � �� ,g � ... � � � �� e �� a�. it �� ¢i =� � �, �� b� � � �� t[ �t a �b � � �� 9 e,,i �� a tt � ' �� 3 �a y � 3� �� i� a �a' `c ��3 w w � ��3 p� 1� � �� . . �. � • w < � � b� �� °� �a $e � � �� 4 w w 'c�� g, • w ��; � �� B �S� lY3 �� y�� 8�< � g 5iA 9�� , � �� - i 'bF � > astt � � � � ��g�� ' � � F&�e � a � W E2:: ,� . �� 's E_:: � a " ry �- -_ � af.' '� � � t3 � 9��_ °L �� . 19 � ��, � .. �i tI �� I B$�� i� �! �i� '�� .��H tto a ��s�� w,. �J.312RlYH�� 3Hl e � NOSM80N � �e.�r.��-�:a 'u,�� a:t��31 t"n,,. a�s ��E� .o'-,co �a^ __" .a-a� �-.� ,d.�� 2-.9� A�� 1 -0 A I ♦ 21� �:�..�� =:�_.-.:. .-�� wl n \�i WN MYl Oi�C(C a�}� f = � ��@ � ' b ; s� d � b i i �b � �7 � i � �� § � , � --- ----------- i �____n.�e:w.T_". 3 I ' � � Y 1 t f � ��g�� 1 � i � g� b 1 � � �} � Yb� f i E �i � ��hR i �ro..: .o..� �.... �3 � � swu w si A� i tE_.; �-.. �� . � �.w..v.� ,u...o u..�. n � I � g�� --- � �� p ��a,� � i r€ � —� r--� i i�� :, ,€ .,. �yW "3 rvd r�a � � �•>�a �� i i i �� V � �rk ;e ti 5 i i � i d e � � , 4 E i �a� �a� ; Og � i � � � t i� l�. �' ..._ g i i p 1 i i i � a r S� ';y^ �i�' �, �� " � _a�SJ L__J � ce i f �, �� i � s! i� �� !� ' ' � i ik 6 � v j i . � �9 9� g zi $ Z �; � S S I � : .� ��i• r �� Qp 1 i � �s� I I X a � ' i� t ; � fM 6 � � � ^rf :it __ 1� y " e ' i �+ _ — -- � � _y _ , .o,_.c� b ! A Ni �n:n `�" � � b S � � � c�uu w.0 � O � � } C �� + � � i � � � X iE # � `' 3 I � _____ �J �) � e� �`t � 4 r- ---'t � y � � � y � i i � 1 onnc � 1 1. � I` ' 3 '� � sw��.w � i L � i Q 3 � i �-------��x...... � � i � �� i � r---- -__.._____ ; i i � � z-.n .a-c � � I 1 d�R� d�� I I � � �� „ � , , � � � h � ! 1 � I t I � I t 1 ��C� � I t I � 1 1 �� f I � � � � { �i I � I 1 � ' 1 L___ _________________I t � ' o-ax a-x� �' .o-st a � 9 6 a� �i �;� ��! �� Y� �� I�j! iI ��i� . �� ! ;3 �� ; � � s � rF �e �.. .�... __ Y �q ^�� a � � � _ �`�Q � $� �; E p��g � g +� � 11!! y�•� y�� gd3 < L CSf � �` �lf� � i � Y ` s ' h�E Eh � $�� 1i � �� 6 �` - $ � � � � $ �� Z fl �� t �L � : � — _ o � e �� ".�> � � � � �e � � �$ �� a €� ��_ __ ___________ _ ______�_=_-- -;�m.m,==- , :�� t�. � : � � e y •L` � :5 �.�Ctl'�� gp y� s a g � R � , : E Yl�� 6 s � t � 'L � s ° � �1 � !� ii��t� � g��B �e� �� -__:_ � ¢Ma � ��x!� ,:6.$!�E ��p� t� �E � �€i5�3 �$YI �e ��4 � � � � `� 4 � € S � � �.--r..�zcRr�%s�� ^ tJO5Nl�2f '�HI 'SB�Q'1Ef1H� ��,n ��x's•-�t�� „ " �J.31a2�VN.� 3F{L E„ .. �...67.Td,�S:' Y.o�au wo �� r � �� a � � � �� a$ �� Q^�� 1 �� # � �� °� o �� $� ��°a Y� ��' � Ye6 aN � ' � s �� f �`� a �� a � �� _ � "�� h�� " � � � � �� e � � `I1 g o o �I .a-.a a�x r=.� a-c a�u �z .e-.0 .�ti � a�n a-a a-.r .a-s a. K�M_t .I�i M l�awt k 1�� 1 11 a'a �� •'�� ♦ �� II � �� • ♦ � � �� 1 �4;�`�w� ��` p 5 �� ! 6 b � ��\� =Y� d � �� i �' �a vn�-`w � s !3 � j� ♦ � �i _p � -. ;� �+�� ]��-« ��3�s h L swH� H � a L f: � � � • 'r � C � g�� a � ' .�-. �,-.' � ...� 6 �� a b h ` ��pe � b p y� q • � y a� Lr p � � 7�p r.� w a � C Q .�. �e -�! A�1 i-.0 � .I-a s-A ^ � 'n ry •� p ------� i z�..� �D.K � 6 i ! AY _ � lIIirtAOr �� _ '_"""'_""_ LEo� � b !II N A ' ��ia'wVP_��_....0 IU C J I ; � � N � 1 ; � • A-;1 811 .1K�5,,�� + L� ;) b 8 . � � � .�. �^ 1 6 6 ' 7n�.__.:_...�•c A ��` , � n 1 _ M ' . � � 1 a�a � '/� ' � _ .h ti , . �� i une au.n ��'i� � le � b • s � mwi nae ��orlf �-•s � 6 4� ' J-.o � a � 6 """"""f_" __' b b � � ; � w � � � � �' ` '�P3 � ` �� ; ^� �3 �� " i � m,��. ,, s � � i °�r° $ s�°SI � � �a �, � ` ; � ' r. a 1Re d ; ti � _ __ 4. nD.in � � � �eJ""a .�7 .�� 6 7 nnv. sswiYL.0 1 �� u ; �w F sJ � ___Q�4 _ �m 4 ;� 1 A-.c .t�t y � ' � i� a� :� # 1 � � � e -aa ��' '� i � s ` � .�, � a ; �6 =� x' J� � �~ , .,.,,;. 7 i � j � 'l �'e.rt ^� .�.�Q s . „ ' �� "n � � ��.��` `- ---------� sy� � : Essna au.n a� � .��'C��ac-�i g L}� �,�� . �� .�-.a a.� s-.. � -0+. r-.� .a.e _..,--'--'---' � _ a-.ri � ay� � � ' 1 e-'�x 11 9V_�E 11 ��R II 1! �1 C �� 11 �� ;� j 11 11 11 11 � �� b b � � � �� s � II 11 17 11 ii � i il li �� ' �ig 11 11 ��S 6 11 11 Z 11 11 0 �,i : � ^ .' il 11 !`�'""'_""'"""'� �._"_��..�_...��___________�1 ��'��__�� 'M.I � *K+ '��. +Af[ t-t4 J-.t �D�C �Dffi ,i�t 2..�L �.l A-.fi � � � Q g 1"-'1 a @� � i � �� .• � s� E ,�4 ,ax I`�i a G i � � h � I'_� �a-'I � � w ` _ ..�� ,JV A J JY � � ��y� � M � 6 O O Rev� ^ \ �' � e '� � ��: � i `; . � � . . � �::=�� ---- -- -- ------ �---�------ ----------- � ,,.. ! ,�,.,. �' � � ===-=---__- � � � � 3 �/ ,,;£� � � L�.,, ..F,a . � ��,e F `` 15 ; �'� *� f , . �� , �� f � £�� `� � � ��" � ��' '*�� ,� a � � �� ,� t _ r ; r , �" � � �� r�� ' � � '�F �� fi`.2 # � -� � �:. . � �� -� � �� f� � � �� . � f� � ,` E (� ��r�� , ��E„ `� � �I� �� . � r*� ,. ,��.. � , , �. �°��, �;� � ,f � � � � ,� � �� ' f � � �; � �� ,�� '� � �, � �� , =, � , � � ' � ti . � �� < , � � � ��--- � �Y , �; '� �,,� �� - �� 1 , �iiitltit4t9i4ft� ��I��' , . � ��. �t{itllit114({t � ��; � �,>�,,,��,�+� ��t _ � , �. � � �titV111sN14t4 } � � °"?, i � � �i4lNtttftlifi ��3��{�?�� . � �.�.,, , , . . . ) u � - ��`' 4 ?. t 4 � . . � . . . [ , _ . s, ��% . ' ' .. . . . . . 3"� % � � � �'� _� �� ` ��'� _� � �� ° � � � � �� }� }� � � � � , � � . �� NkF .�� }{ §? � � '� �'o-. . . � '� � `�.� � f � �� S I � � � ��" # � � � � ' " . . . .. � � a .. .w...._ .. d �' S ,. , �. . . . . . , � .. . . . . ` .... }_;. . i y Y5'�r4 4 '� �� 1I�� Y��,, ` � �� ,�n �� ,�, � , zy � �� y � � { „� � , �t�i � > � � ,. � � �� w� �� '�� , � ; ` <� � � fi� •�� h% , � s e h ��t' � n, u .�. �'�,��i .', f ' �� _ . . f" v*s` �. _.. �... _ � "96> -. b a � a �, } t �i . . i.,.,� ;� _ m . ` . , .:n rd ' �y a . . , �� . i�',� . $ �� . . �l S f s � � — � � Y , r �'-„., � � — r� ��'�r��.h . - � '� � � � �,�� t s��, �, 1 L �, J �o„v, r�i`�'� ' 4 � , i ` �-�.. � �� . A.. - ,A�.0 �t�� _ ti�,;�-�. I� � � � � a �„ � � .g � �rr, �� : t } � �� i. �., �� ' , �:s .� ��'�. ' �,c' t "``¢.. � �� . ft r, � W .�5, "��z�';'. ��,y,` .� �,� {ft� � 1 � P,:7 �t.,'-�-�... �r rr; ��f�� #.�. � � ` r� = T '. . � �e . � � n � �. �. -. .s ..: � -,.q .'; • � r > $ "'-�.'�i '� �° 1. '*�',; ' 3 �-� � ,�� . �.,,� �� `�' � ' , �.��; „� '� M ��. � �, . �� , y ��,� �c mm,�,� .-.d:'�"'f. . ,,e� I. ,�;. " .. �.vg- � _,5�. � . "�fi#�, ��,�. ��` X' _ `�% �� , ,_ , m �� A F��U��t Jim Herbert � � � �� B Sut��j€:ct RE:345 Pennsylvania Ave. Lakewest Development-Golden Valley Cr�:e May 7,2014 at 11 35 PM 4� Dave Nash G�� DonJensen(donaldj@Iwestdev.com) �_�. .�,�-.� :;1��-=� �� , AdamParker ��-�rksr�_:��e�ls-er�c�c�::: �, RitaWeaver , Oliver,Jeff(JOliver@goldenvalleymn.gov) ..;1I vn r:,;,;+�, Fox,Joe(JFox@goldenvalleymn.gov) . Hi Qave: Thanks for contacting us regarding this development project in the Bassett Creek Watershed. We understand the proposed project invofves a 3.48 mixed use parcel and results in a 2,234 SF increase in imperviaus surface. We have the following camments regarding Bassett Creek Watershed Management Commissian (BCWMC) requirements: 1. For any praject that will result in more than 200 cubic yards af cut or fill or mare than 10,000 square feet of grading, an erosion control plan and applicatian form must be prepared and submitted ta the BCWMC for review and approvaL The appiication fee is based �n the parcel size. 2. Specific BCWMC requirements, general submittal guidelines and design requirements for several approved BMPs are provided in the document "Requ+rements for Improvements and Development Proposals," This document and the application form may be downloaded fram the BCWMC's website at www.bassettcreekwma.or�. 3. The propased disturbed area is less than 5 acres; therefore the project is exempt fram the BCWMCs Water Quality Management Policy for new develapment (i.e., the site is not required ta meet Level 1 treatment requirementsf. 4. The proposed increase in impervious area is greater than 2,000 sq. ft. (based on parceis 1.Q acre to 5.0 acres); therefore, the site must meet the non-degradation requirements of Policy 4.2.2.4 of the BCWMC's Watershed Management Plan for redevelopment, which requires impiementatic�n af BMPs ta prevent an increase in phosphorus foading from the site. As an alternative, the entire parcel may be developed/redeveloped in accardance to �evel 1 requirements. 5. The Sweeney Lake Totai Phosphorus TMDL stucly was completed June 21, 2011. !n accordance to the TMDL study, it is recommended that fnfiltration and filtration BMPs be incorporated t€� reduce runoff conveying pa{lutar�t loads throughaut the watershed. 6. In any case, the BCWMC recommends BMPs to reduce the volume and improve the water quality of storm water runoff, where feasible. 7. You must also coordinate with city staff regarding city requirements. Please contact me or Rita Weaver (rweaver(a�barr,corrr) regarding additional questions or ta clarify these requirement. - Jim Jim Nerk�ert, PE Vice President Senior Civil Engineer Minneapolis office: 952.832.2784 ce(I: 612.834.1060 }herk�ert�a,barr.com �vww.barr.C��om �::� e�� = ��: From; William Welis wetlsandcompany�yahoo com B Subject: Site info-345 Pennsyivania Ave S Date: Apri!30,2014 at 924 AM To: Donatd Jensen dnnaldjC�lwestdevcom Cc: dnash@evs-eng.com Greetings, site analysis for the newly�roposed devel�pment at 345 Pennsyivania Ave 5. Total Site, measure at property lines: 558' x 220' = 122,700 sqft 25 Houses, Total Foundation Footprint : 37,000 sqft Driveway and Roads, Total coverage: 22,300 sqft Total Impervious Lot Coverage: 59,300 sqft ( 48% of site) Wet[and, Grass and landscaping: 63,400 sqft ( 52% of site) please see attached AutoCad fiie showing the site plan Thanks -William Wells From: Dave Nash dnashCevs-eng com B Subject: FW:Site inio-345 Pennsyfvania Ave S Date: May 5,2014 at i:29 PM To: Adarn Parker aparl<er@evs-eng.com Cc: pQnJensen{donaldjQlwestdev.com} donaldj�lwestdev,corn Adam: caEl me when you get this—Dan Sjoblom calculated the existing impervious area for the site to be 57,006 5�. According to infprmation from the architect--the impervious area developed is 59,300 SF. So in theory—the increase due to development is 2234 SF af irnpervious. I need to discuss panding and treatment options ASAP—please call my cell when you can. Dave Nash, PE EVS, Inc. ( Qirector of Residential Deveiopment www.evs-enq.com Direct:(952)846-0253�Cell: (612}242-0530 �vs is nnoviN� Our new address is effective 6/9/2014 10�25 VaiEey View Road, Suiie 140 Eden Prairie, MN 55344 ;� Hennepin County GIS-Printable Map 4i30114,4:41 PM � � ��; �{ . , ��, � �� :. r � n., ..,.a � ,.,�_. �' f�� W�y�'NAMro� �w '� � ,il F��"�" �YT �, z. ��, M„ �>;, „v .. .� �� .� � x ` 3�t"t„��t� #� .�<„��:.-..'� "x � �� . . 4 �.� : s+it" . - . , ,, r ,„ .. �, � � � ^ . a ��L � ar :..y+ � . a � ! r� �� ..'.9 6� a - � � ",� * � � '�,��. � �-� , � � `: �.,, $ � x� �"� a` ii "�I� a . �., ., - - .__ ,� v'� � �m �, � � �. ¢ { " e�s� � � r. � ,� �s � a , -� �.:m�. . �, �"'.,i � .. �" , •sm .�, s � �r� , .y, ,F 3 � � � ' 4 ' �� . �.,� �.. � � e. � � �jp�� ,�,,, r�. , 1 � �� ' , �`�� x ,.. �' �� ;�,'� � � � _ �� d x ��,�� ^, ` � ��;; � �� ,,, ��, � �� s , " ` � .2 :<�� 7� . , �� '�x y �'.� ' � -- _ .� '�, �` . �� 5 , '� ,r;� ��,,.�� i.��', ��°rf`�'��a�'"�s5.�.�� ;.,. � ^' � � �� ♦ + � � n , • y� a� �„ , � � � „� 'v r; ��` ;� �X ,�p �` �+a " ° ' f ' �+��r� t � t t '1�:' �q'`�"a �t -k�,.�§,�� `�`� � � �w� . . � } '' p ��g �d' � i � �` r � � , , , ,� ., '+. �; � : ` . a.+ - ' - � �+ qr -0 &� °" " „ T ,t e �•� �� . . �� ,� .. �: .. . �I�6� e �� 4 _. _._.,.-.,,.�.�,��,,,_, �� }� �' � � �[��_„g ;� �� e►.�C";' '�"� . . �#�' w.�� ;�� ` . ` � . . � ..-,..� , a. � � �. w' �� t, e, ' t� � � � , ..x #, � � �>� < _ s' ,��;�� .. °� . �� # �w .r:. B° �� w � � � �.,�,�h �. k � �'�'J-�"(�� e ..iw xa; .,�Y, = i . . x - , , ,�, , ;�s„ ,:�, � ' � f ^�,7`S'? ��i � �„}��`�*�,. ,. �.. , � ,,.< ,. . .. F. g �` > t� ��, ,.,� �,� .r �� .. � .. ,, .. .,; <t1 � ,r� , . �:�'° ir <.s -� � ,xf ....�� ..r.`'� f' ' �iWYi�dW�� a�, �,,,. ,_. ._�.,« „ . . ..� ,«.,, ^' � .. . ....._ _ . —. . . ., _____._.,,„_„_._.�._............ .,��,.. �y -a „,... �� . d = � ��` = . . ::-..,.�. a, . . '-� ' Parcel 05-117-21-21-0075 A-T-B: Rbstract Map Scale: 1"� 100 ft. N ID: _� Print Date:4/30/2014 Owner Workabilities Inc Market �� t �, Name: Total: �,�,r��;� t�c- Parcel 7400 Laurel Ave Tax $0.00 ��t�$ ��`��- Address: Goiden Valley, MN 55426 Total: (Payable: 2014) �;�. �;,r.� ivf tZD �t/� , Property eommercial-Preferred Sale $1,600,000 Type: Price: This map is a compilation of data from various Home- Sale sources and is furnished"AS IS"with no stead' Non-Homestead Date: 12/2004 representation or warranty expressed or htin�J/nic,rn.hannanin,mn u�fPmnPrtvinrintlriPfaiilt acnv7('=d7(1GQE,J,,,T=h ihrirlRh=tr�aRllfl=llRFifl=(1S117J1 J1f1(17SR1/K�h h!1(1 fl h n(1 fl f1,Q,Q page 1 of 2 .....__, ._� • .,r .. , _.__._. r .._ ..�_..__.. .,___.---'-,.. _.,..._ _,_,_,_._,_._,_._._ �� VV �� DEVELOE�MENT G4. , LLG Dear Neighbor, You're invited to a neighborhood meeting {open house) on May 1 st, 2014 from 7:00-8:3�pm.We wi[I be presenfiing a preliminary proposal for the redevelopment of the property located at 345 Pennsylvania Ave S. in Golden Valley. We are proposing to deveiop this project as a detached town home PUD {planned unit devefopment) of the entire parcef. Your presence and input is greatly appreciated. We will be meeting in the Council Conference Room located on the 2nd floor. Coffee, soft drinks and cookies will be provided. Golden Valley City Hall 7800 Golden Valley Road Golden Valley, MN 55427 lf you should have any questions prior to the open house, please feel free to contactTia at (9S2} 653-1349. a � � 4� � � �� '� ' � � tl � � � � � I look forward to meetin ou! �, c=. � �,,•°�"° _„ � �F�� = 8 J Y �,,e,.. � � � � � ; � J � � � � � � � . ` a� � �� Best Regards � 'A � `� � �Y � 1 Q SubJect Property: ±„� Donald Jensen 345PennsvlvaniaAveS y � �� •� a� �'� . �� Land Development Director }� � �Y� � � � f 1 �- � u..�k...s F �� ! �.:tiwkr�?«w _ La ke West Dev. Co. LLC �� "` = L t t�pd�a��n(ej W I ;,� P1 D �`� t± . d".8 �`�---- 14525 Highway 7 � `�".�.. Minnetonka, MN 55345 ; �� $� � - 2 4�: _ � � - '-,x--�- -.. 14525 Highway 7, 5uit',e 335 • Minnetonka, MN 55345 • f'hone: 952-930-3000 • Fax: 952-E53-2198 ----' r'EkATNG'i �7W� M�I !� � 't�«`.._.�i� t#rs;,�, r�TAi� / r",----, � �_, .��_� � ... _�W1l�� f� �_ ! ' / �-�-��i „s�.- ST-1 t �. ��tt°�� 1 � I � � ��1, f {�� --__� �� r r.. � � � � _� �� I� � I I 1 I � 1 �L �, � � � � � ,�� ' � �� r � j �� .,,� _ sr-z � � I i � J �� '� s�-�i �c�f5. ! � r i� � � l� '` � ,a � �a _.� �__1 �__..� � � ` ST-3 � � � � � '; i � ._._� j,° Y 1 1 � � 6> � ' . �s-r-ia � � � I � ! 1 � �� IAi.�� lMlJk� � � � .�-- � � �� 5T-9 ST-4 � � j � .—,, � � '� ; ! ! ! � � I ! � 1 , � �� : � ----� � I �_ I _ � ; , ST-8 , � �-– --��—! � < - 1 I i 1 � r � ST-5 . ? � � t j - � � 1 � -��---�"'�_i1--.-- � ST-7 – f� � f .__;� j 1 1M� _ '�l+�e^• y 1 ST-6 •; � � FONo � � �. j � � � -----------__.._�� '�'_..�: .._..._� ', e � s ,.._� � � + i , .-,�� lAU(�_AVEi.t.� I t�, U '� �� •� � = Approximate Soil Boring Location c }{augo GeoTechnical Soii Boring location Sketch Figure�: 1 Services. Proposed Residential Development Dra�tin By: sFa bate: 5%2i 14 13570 Grove Drive#278 345 Pennsylvania Avenue Scale: None Maple Grove, MN Golden Valley, Minnesota Project#: 1�-2;7 � � z � t � 3 � ' � � � � , � � � _� � I _ ; m ; : f ; �� '� r�� ----- ; j ` ""� -- � t I � : ENGINEERING . _ , � _ ��— '-- , p r \ ` ; SURVEYING - __ "' -____-� , � I , _ . -y,4,._ I � I � ENVIRONMENTAL r� ~-- �"�-- � PL __ _ -�.� ��. �_____ - '------ ____ � - f � _ .�.__ � ` ANNING --_._ -- __-` _ ; —ti_.__ __._-- � ----____ ------ �. -._._ EVS,INC. �, . + �"` ----._ �_� ��,.�,...��Y � -"-- .,�_ �"�� 10025 Valley V Road Smte 140 -_ . , _-.---_--"---:..._ „^, _,---�.,.�_ � -�---�_�=�_--._-��_._ � ---__._ -_�_ Eden Pra ie M nesoW 55344 e # `. � - --�-.__ ` ., ''7�- """--`- _ , , "'-_..---_._. '^.-,.--...... �} /� ._.,..�____�.'_-, � ✓:" :. - _, 1 � --�-^--._.. !��/`! �� ' ._ ,_.. , . �F�-.952 646 0290 f�. i I O �,��. . �� ,' -.. ---��. P www.evs eng.com , �, 0 ---_ -----� a �� , - . . .-_ , ,� y-�_.��._�� `-`"' --, ---,..�_�-.,..... ---_"' -._�._ � i t._-.,..�..,� i ..._.�. . A� i� ��1 PFiOQ� �F n.F-'_'�:Y---�--�.-.�-�..�.. .�"""`-�.. _ _ " _._. . ___ , ' [_ . � �t .` � t ,c �+� �, �-�...� � --�-�_ _ � � � ,� �--.�' 1§ ; � - --� .` '.-.�.*:�.�.,c,.�,_ ---.-_._--._`�."`. -------... �� - - _ . ._.f _ , - -= _ "- -�._i Kifl� Pq�* j , . , � � . � �, , � ""9 }..., � � `�'-=._",----._ , �^ ' -�_ _ , ' � ' �--- �� ;,� ;,` - � � . �� - � � �� y-�_,- �� r , � _�_____�__--_�__ ac��, � � � S � SL 1 WO � .--a,.__. 1 � I � `"'��_ � `� �-!_ f ,� �a.��i� �x Hta '"-"`,.-- „_ � 1 ,,�__ ' h'„Y . � -_ r - '``'� � � ' � � ' �. � �� s m � "" . �.�. �� 1 ��" � Prelimm ry PUD � � -� � �� . � , .. � � � , `".�,�-�.t-: � � �- {�. _ � , � �--t [(�- I � ;�� } _ a . .. . ( �.---.. -s.�_'__�__y� �{"-�{---...__ 3 . _y�0 --�"`,.-_.__._. i r'' . \�� - � ---- .�. � �� -��-1 I fI y �� ,_�,.�( _. � � �`_...A-.--_ � - � `� —~�`�- ``� — --- -- ,_ � �.-m —`�� ' _..a. � � ; � �, s�� '�� - ,� �_"'� s�t�o �}.. Q � i F. �- Q � ^ _,_ � � w � -- -� � � �— � � ; � � s��vvo � -__-___ k � � f �� ---- �— � � s � . r � .�� I � O -Q-�� 1 � �S �t �`� — -- —u,;� j�-- •� _ __ ._Q� �,.:� ��Lo�� i�___,.� � �' � � � � i � � � �, �. ; , � _ , I� ( Lakewest Development � �► � � � � � _ - _ � � � � .�_ r -i �� __wo_ � � :x.. r r '-.e.- ,-._ ."_"�'.--' -"-.- �� '_ :�- �_. --_._ � -S PR C 1 _ i r� ' i- � O �{ � � � "'� � � -.._. ,, � . .. � , OG � a � — � �� ---R _ '��.' , oJ[ � �� , . , -- r�= ` � � -{ G -___--� ; r __ __ _� � � ;;-�_ :.k�s�R�N�aR � �±�,.:._~ y s�� Laurel Pond _ � � � *'. { � s��wo f — � � �� Z 'D — � , �P f� � � a�� a io.._ �� E�-__�__=__ - __ __� � �<:. � � � � ,-- � _._ � ., _ m ��" � � �. ��_.,� s �� ---_..._ �` — __ _ � �'� �;.�; �.�c�Tu>� t S � � � , I>�A , �= � - _ _ � � � F � � � � ..,_.._ ._._ ___.—.�. ��------�•.. Y �j� ----wo�. g �` � � i N_ � , _`o -.... _....._ i _ �o o en Vail y, MN , \ � � , ; --� � �� G Id � ,� � t � , . ; -._ / i i ; i v Q -�-f�. �.,._. 3� � '� �,�.. -6 _-- -_,._-�.. N � y � F!.�'____ �R:-s[�aaaRe �a\\.� � SHr:}:T 6. )---____ � _ €� , �� ' _ � / �� s � � l e _ � I . � � � � - �� s�,wo �� .-_.. ` " _ � _ � i E � -- - -- _-o- w �-�' Preliminary Site Plan � �o -- --.� "`---=-__. ! -a — -__ � ----_. -_._� � � j �o-� r �— � � � �; �� t __ _ _ � _ , � �� .,.. , . � : s� ; �: �-- ___ , , � � ti ` � \ `� , rrtiseai ' � '� , . .. ., ," _ . _ --�_ �. , HuzRace � ' �'. .m �-WO- _'�--�-.. � \ "' -- 'N I �"` .... �. ` ��: � . � � .� ( .. . . _'"' . . . ... " ' r''� '-"" ` �(}-- --._ _,_ � � ,? ��. ! � �� .l'"'--R ; � � _ � � =�� — � � � � , . � �_ . � � � {-----._ SL-.. �t - . ==Q� - ---__�� I --- `_ � � � , � '� � �^ __ _ _ � � > �••RISERINGARA�E N� � � � � � M1 R SEHS-_-'." �� "__. . �._ Y, � . �' "„� tO _ _ _ .� . � ? � , --" ..-�. ` --... `�-- {. '� '. r�. 6ARA�f � ... � � . _, / , ^- _. k /'`� I I N St I WO ` � � � .� '-` ^- k`�- - �-�..,. "_� ' i t _ ��--- -..,. __'.._ � z �._ - -°' ._--- � SL ` ' �3 -.._ .: _,_ . .., __'; �._. _-' ' --- : � �� ._ � � � � ,_._ � � � .'.'.'__—` � � ( �� - � ' — � , �� --wo-_ �� „ _ ---- ------ , _ � R� � s� , —, 1 � � �� :� � , � : � �� -� _ — �— _ ____� � � � �--j _. _�___ Z �� ,,� � i�_""— � RISER IN C:k � q � � I ; , � =�� _._- -.-� �� ..� `�---} N ( � �i f �� `,�I�o t E A __ ----�� ,, � , � �`� � ...0 �'_�— "' � �- . � �'�� ,, , �'� �. �� Rk^ � � � , ' � GUfi37 PARKiN � ..'' .� .. --„ _ .__ -' .��o�� _ __._____-� . - _ --' - '- .�_ ; c or�rrcrtv " __ _ 7- -- �--- "-- �� '` � `'`~----_}---_cu�s � �---,—_` � �€"`_- " -z� � � ��-- �.� `- � - ' � ". - � � � ` �` ._ __ "`---�,�-__ � . . _ � rn�r�rto��,.�,,, i ~ ~' ._ ?AA K 49TIL7N �-��-`�-...-"�� _ i / ._"^.-....r-.,,....___,.,�...�..__. �"-'+ - ._ � -+ -----------f-- �'�� ' , _.__.__-._� EXtS771UGRE7AiNtNGWALI� ,� _— ____ __.____ � -----__._� �� `- �-___ ' _� `_ _ m _ " °° �i�� Sl . . � � -_ --...,._ , .'- -` �' '. � — _-_ �r _" __, -.. .. - ,;.,.,-n, ` .-,�,;.; ��__i '"""' _. .. � ----._._._„_.-.� .�. ..,- _ --_,.__�. � . ,.. .:Q.� ---_� . _ � �._. . � "__ o+_ . ""' � � ,..m. � - �, : '.�� ,` �: 7.: --� --r.. ; : „ �T - ...__ , � . ---'-- � : __ _,_'��--- . -._. . , �,. ;- „�.�.« t�<._ ` r . . ^- Gn ,`- +.a � . �--„`_`--- � -------------------- � "=:�a�. . _ ,. � =�`e, �;.`` �a `§.��,� � �� -- -_._. _� -- — -- ' , . . . .. ... . . ... .. . .. � � . .. . .. ,.. . � .. . . -' NOTES LEGEND � SINGLE FAMILY SI7E DEVELOPMENT SUMMARY CITY OF GOLDEN VAILEY VEHICLES DETAIL .-..-._---_____-____-____-___—____ � SRE= 331 AC .. ....'.. .. . . . ------_ ..__-------- . PROPOSEC6:TUMINOU C�ITICTq= pitq� � _ DIMENSION5 ARE RpUNDED TO THE NEAREST TEN?H fOQT AND � �. ' ARE TO BACK OF CURB AND EXTEft10R FACE pF BUILbIN6 UNLESS PROPOSEO HEAW DU � � q, � ��- ; NOTED 07HER'�7UISE � �� - - ,i a �1e'*%,,,��! ., < `:. � ..r.. __._.. ....' 2 CONCRETE SUPPLIERS ARE RE4UIRED TO HAUL GpNCRETE WASTE - : PROPqSED CONCRET = ,. � , ,.., 3 ��y ANDWASHOFP-SiTE. ` ' � '� , L1ti tiP CtFt tllb\'i�OR 1. 8 75 i, 3 EXISTWG STRlPING CNV POWERS BLV �� '�`1�� PR6POSED GONCRE� :.- , ,� ., r�- *_ ;��,.-; R!PORT IFAS PRI[1HE: Bl ifl. . .. �i. � a. � ___-_.. '`��' " � � D AT LAKE DRiVE W ILL NEED -' � q __ � / _ 1 7Q BE CHANC,ED?O ACCOMObATE TURN LANES.EXISTING � ��,��.� TIPOUT CURB(B6-12) '"�� i`�s�� _' �--�-� : � a �. � �'-`�. Sl'['tR�tSiOA�A.'��U CHA7�LAA1 A ' " ��.,. , ��` ., �i� ,ASFL)PftOEF.SSIU\AL ' . .. � �_- ... . ll111 I.t4t STRIPING SHALL BE OBLlTERATED BY GRIND�NG OR I �,,.�. � E�:ri(1\i LR l;'�UE R THF?I 1R5 OF SANDBLAS7ING. N�WSTRIPESSHA�LBELATEXWITH6"EDGELME. � � �� t�'��"� : � THF.STAPI;OF �IIAtiFSOT.A. - �— ��- 5TRUCTt#iEoc�o..�n m�nw��n v vc H 97F7 4 ALI.CQNCRF7E CURB SHALL 8E 8612 UNLESS OTHEF2WISE NOTED rvUMBER oF�OtS 3�`��TS 6J5 20.50 {} STREEiIlGHT < '. � 5 ORAMA�E ANU UTItJTY EASEMENTS SHALL BE PRpVIDED AS SETBACKS ; � '-�...,_ -- , a sToasicN ' � 1993 Lodder TFuck teet DavdNxsh REOUIRED.ORAINAGE ANQ UTIIIiY EASEMENTS WILL BE PRQVI�ED LqUREI AVE 3p FT �� DA7 C W 131201d OVERALLPU6LICUTILITI[SANDUPTQONE�t)FOOTABOVETHE .+. STREETS�GN PENNSYLVANIAAVE t3PT � Width � : 7,ZZ RECIS7"RA"PlOtitil:'M1tNER 21836 FR(>N7 YARD -- -- `� 4�`�� ' TrOCk �; : 7.22 HIGH WA?ER LEVEL OF ALL FpNDS 20 FT FROM DRIVEISLE ,, SIDEVARO SFT �_'_�. '-:_�.. _ __..__ ..�-.._a 4q"i.-ifi. � "POND BUFFER"SIGN � . � : Lock to lock Time j � 6.Q REnRraRo isFr --- -- � ��-- ' Steerfng Angle ! : 33.3 - MtNiMUM DRNE iSLE{PARKING ON ONE SIDE) 24 FT9 TO B � ��+�3 J_p�� T.�;* �„.\ � `y� PARK MONURAEM SIGN � . '^+s,'� � � DRA�F"�Bl� CHEf.KED BF � ��; � ---- , � �� DMS/ZRE DJN I ZRE �7�.�� '-- WO waEKouT zoNwc - - -- � � LO IOOKOUT '�`�� I DATF PRO)EC7# E%tSTiNGZONING �-39d MI%ED USED&SINGLE FAMILv RESIDEN?W�.�R�1) ' R RAMBLER PROPOSED20N�NG p�p � � �„ _ :, I I� _.}�.j'"_y h C ;�'i � ii.'; i soc s�ns oN cruoe 6 a°�! ' 6.13.2014 2011-038.1 _.� n EXISTING IMPERVlOUS AREA 128 AC (39'!al I �' � ) � � -� 172AC (52�j � ��- r . t--"-..�— -PR�4SFDlMP�..R,.�!R.u$A.�A._._ __,__...__ ., . _ '_ 2 ' __" SL SPLIT LEVEL �-..-.-_r_. - NOTE.F�EhCETPi.,E pF THF StTE rNAT iS PROPOSEC 70 BE IMPERVfOU5 :� � � (...E<s� �� FALLS UNDER THEPERCENTAGE ALLOWED INTH�REZONED PRpPERTY � SHEE�T NL��BER TUG TUCK UN�ER GARAGE . 0 30 60 _ �-� C201 SCALE IN FEET - s� � : � � PRELIMINARY PLANNED UNIT DEVELOPMENT PLANS F O R ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS,INC. 70025 Valley View Road,Suile 140 Eden Prairie,MinnesoW 55344 Phone:952�646-0236 Fax:952-64&0290 - www.evscng.com Golden V II a e MN Y� Prelimina PUD � Presented By: CLIENT Lakewest Development Lakewest Development PROJECT Laurel Pond LOCATION Golden Valley, MN AREA MAP SHEE'' TITLE SHEET �� q � ; , � � � � � u ��;��a�, . . � N.. . qw :y �:�3 b �'� --...,».„� � � SHEET INDEX - �� -� �,b � f;� 2. c� , a`� � ..m 3 �bY QQ� � SHEET DESCRIPTION � °� C100 TITLE SHEET hraqP1eToU`„ �'� � v�z C101 SURVEY 4dg (ad � � ' PROJECTCONTACTLIST C102 PRELIMINARY REMOVALS,TREE PRESERVATION&DEMOLITION PLAN # D^TE x�v�s�ox ewaY ; � t DEVELOPER LANDSCAPING C201 PRELIMINARY SITE PLAN . ,�, � �� # LakewestDevelopment EVS.INC. � �. � 14525 Highway 7,Suite 335 10250 VALIEY VIEW ROAD ,� „ 2, Minne[onka,MN 55345 suire�za C202 PRELIMINARY PLAT ''(yky� � '�. � ��, ��''�� -, TEL 952-930 3000 EDEN PR4IRIE MN 55344 ,y�Y'' - � �. . � ��, FAX�952 6532198 TEL�(952)64&0236 z �A�S �� py�� , CONTACT DONALDJENSEN FAX(952)fi46-0290 C301 PRELIMINARY GRADING AND EROSION CONTROL,DETAILS m � w o c k a ti t t t�r s;;;, « x; �� _� E M A I L.d o n a l d j@ I w e s l d e v.c o m C O N T A C T:K A T H Y O'C O N N E L L C401 PRELIMINARY UTILITY PLAN ' � EMAIL:koconnell@evs-eng.com �n` ' � - ��- qVIL ENGINEER ��y � � SGTE�LOCATIE}TV ��'"� EVS,INC. ARCHITECT :D ��' � 369PennsY�' �aAvenueSouNr � > 10250VALLEVVIEWROAD �NELLS&COMPANVARCHITECTS L101 PRELIMINARYLANDSCAPEDETAILS �.4Ye m .��Uf81AV0 � � �gUf ye GomenvaneYMNsSaze " ' ,°_. . ._x�`;z �� _. SUITE123 TEL:612-669-2052 � .�� . � . ., L.,711f0IAH@_ �u. EDENPRAIRIE,MN55344 CONTACT:WILLIAMWELLS L102 PRELIMINARYLANDSCAPEPLAN �� .�' . TEL(952)646-0236 EMAIL wellsandcompany@yahoo.com Gat36CMtoelFisi�t ;, c . FAX:(952)8460290 {��* � � � � � CONTACT:ZAC ESSIG � � EMAIL zessig@evs-erg.com A2 PENNSYLVANIA AVE STREET ELEVATIONS AND TYP HOUSE ELEVATION piiN PEC FICAiION�,OR HIS . LANO SURVEYOR REPORT WAS PREPARED BY ME �w,�n�i�ric��:i evs,�Nc. A3 FRONT HOUSE ELEVATIONS, INTERIOR PRIVATE RD,ST ELEVATIONS oxuNnExMvnixECT �� SOPERVISION AND 2HAT I AM A � 10250 VALLEY VIEW ROAD �' � SUITE 123 DULY LICENSED PROFESSIONAL '+� �� . y�g� EDEN PRAIRIE,MN 55344 A4 REAR HQUSE ELEVATIONS UPGRADE OPTIONS ENGINEER UNDER SHE LAWS OF THE STA7'E OF MINNESOiA. � re�:�saz>sas-ozaz A5 FLOOR PLANS FAX:(952)6460290 CONTACT:MICHAEL WILLIAMS . EMAIL:mwilliams@evs-eng.com *NOT INCLUDED IN THIS SUBMITTAL DavidNash DATE &13/2074 . REGIS7RATION NUMBER 27836 DRAWN BY CHECKED BY DMS/ZRE DJN/ZRE DATE PROJECT# 6.13.2014 2011-038.1 �� SHEET NUMBER 0 30 60 SCALE IN FEET � � O 0 � � -. r d ,d � STCB#1.7 � I I I IALLDIMENSIONSSHOWNAREINTERMSOFUSSURVEYFEET � o 'Q RIM=884.9 EWqLD CONTOU(i5 ARE IN 1 FOOT INTERVALS ^ NH k115 ca ;� W INV. 880.1 L1 ST CB#42 2 ELEVATION 886.521 '�,. ` �� ,,, S INV. 880.0 I 7 E�GH TS RIM=895 2 W � ST CB p42.3 SS MH i{654 "� E IN-V -.=8+ N.INV 890 5 i i+oa2onra�onruM �� ,-�ST CB pt2 m Z ;-RIM 895.5 RIM 8842-��-=cs;'%=^�/ _ � � RIM-8B5.80.6 N.INV 8906 , _ > S.INV-892.9 �ND RIENTATIONOFTHISBEARINGSVSTEMISHENNEP�NCOUNTV � � N INV.=8718- � COOFDINATE SVSTEM,SOUTHERN ZONE,NAD83.1996. ST MH#42 I VERTICAL OATUM1VBENCHMARK S INV_8718 � �_� RIM=893.8 J �Q � STCB#42.1 ADDITI E INV=8711 _/_, _ j r - N.INV. 8900', �2^ ;RIM=896.4 � -_- ' ." �y_ . .y -__-` 6��CIP^ c=l� :�-- R P � ' TOP NUTOF HVDRANT 11< ' n . _--- � I�_ �_ � ' NWINV. 8925 SSMH#1461 EIEVATIorv ee6.lssFEET W INV 8712 . --�- C STMH#1A _ ' ��. - � STCB#42.4 I RIM 8841 -��-. �� i ) � RIM-897.6 RIM=904.3 (LOCATEDONIAUREL/VENUEAPPRO%IMATELV325Ff.EASTOF�IHE INEERIN N.INV.=8783 �__�._ y �-•��- . ,;� N.INV.=8927 i ENG G �o / \ ��/ SEINV.=893.8 WESTLINE INTERSECTpNOFUURELAVENUE/PENNSVLVANIAAVENUE S INV_878.3 �_- }� -. --_ m �.. �. -- '.- . �� T ---� �_ i' S.INV.=892.4 .�E OF OF I SURVEYING �' � . � • -. _-_ _ . � �1/4OF ECTIO�/4 TOPNUTOFHVORANT115 E INV_87. \�,. �� S7 72 RCP � ; � ��T T_ ---__ : �. � . ' s�vs� __., _ 6'aa -- _� NS - e�evnnon-aes.s:, ENVIRONMENTAL W.INV.=878.5 _�p . � �� . � ___- � : . 12 RCP�S 8 - - �_ �� [LOCATED AT THE INTERSECTION OF LAUREL . � u�� .., I I� Q � �� _ - - PL ,. . -_--< - -- -- � - - `_- �- ��. � -�° b� I ' ',�� p �_`-- \ __ ANNING .,,��)� pp � I �_ r� T �_�� - A� 5 -_� AVENUE/PENNSVLVANIAAVENUE� _ -°� �-- _ �--_-- SVNG(LV` /� � � . _ � �- EVS�INC. � __..- � . --�uyJ, ��• �� . � �� I ��'�-- �, .� AN�/y.� CA' �-�._---- _ � \ � ELEV TION PROVIDED BV THE CITV Of GOLDEN VALLEV 70T50 VdllEy V�BW R08d,SUIt@ 123 -'�w n� �� STMH#7 ----- �l��, I s, ` '��. �p" CP '--` � �- -�� --- -� -.--- - 6"CIP � I EdenP de MlnnesoW55344 RIM-884.3 �� . " � � � �' � ow �� 12 RCr � �I75 �-� .:.-- �_�'-_- _ - - - � one�952-646-0236 N.INV.=879.4 ; � ,� p 9TROW LINEEbR `I ..��, '. r ��ew-��'_ _��. � % �____ -� � _�_ �� _�� p._'�•� .,._____ ____ ----r � raip�Fax:952-B46•0290 ��vU NEINV.= 80,° � ; - � ENNSYLVANWAVENUE� � �' � V � .A ."�as '�_� �"�� -- �_ ` - . --�.��. --- _� www.evscng.com _ _ E INV � � ',- :' $ s� �.. .� . .. ;. �� - ��-'��_c� �-•�,---- , s iNv_e�s.o ; �� i N - - so y , . �� 5m� o> EXGE TIEj - - _ _ -� � , _ �� w.iNv.=a�s.o � '� � � � "� ; , , , ��C �, , � , � i � ��4�"u58�3 _`_"�� % �--'�� , r, � � ��` - „ �, _ � __ - � - " � ` � �' � �' - - l �� i7 { � . , . �� _ � , t � ( °""�w '. �''1°_--a RIM 8883.8 = ,' � I � �..,��'�,,.� � � �y� .. � .`� �j a , � v d; �� . �� ---a,°�� va --� ��----.+-c��___ � � �� _ - 1 I i' ✓ p-�- � N.INV.=880.4 ' "-y'� �� ' ' „ - � -r 1 �y�� -- . �� '�:J � _ � �� > E �o� � �� ' � Dc �, � �,.�y-e�r , � � 8�� „ , - � � - -- , ', �----- � ;� � ; � - �„ , 5 � � , " ' � � "` , � �„ _ ' I �a �----"'_-„ � � STCB#7.3 ; ;� a. ' �` . ; � ... ! � I `�, ' i;� -� -'_ � � RIM 6838 � 1 .�� . � �� . �� o�� i �Q h �-.� i 1 i l� , i. � � �p �E .0� �\\9 � �.� ,� � l�✓ I � _ _ i - ` / _ i I , : /` . �. S.INV.=880.0 = r� - ' ` ( � L � r-!? >� ��T, p �9 � � SW INV.= I �� $ � �..,. ._. � / �� x ,�;� ..�.w�y� �� 00 � � °s�om`90 m ��ai� { � ��Q �.�� , .. �,� ._ �.. , GRAPHIC SCALE � , � � N t_' __ , 00 . , � '`}- ___ , , ��m�,o `� ,'r^�� -w o "o � 0 � . '. � __ � ' }o , 1-��.�. ,� � .� � �� .__ � p��' �� a�` �� S� M�ED�/f� rz . � 30 0 15 30 � ; . � � N z � � I � � �� z � � i ti � � � � ��, I � � - w� � �, � � I� `�"' 4,• ' � W � � w �a z � _ �o _ � � , � a 00 I .� � ,� / �� ,,,.�0 �zz ,�� i.,�� I ____ ��--___ _ B22 � ''� (�`�� .� �� ,� �,�w ` HOUSE .LOT�� 1 inchN FE30 feet. r (7 i _ � /� � ��.a� , � � °�� ;� �. �_.`�� '� �, ��._� .�� ,. �, �� ______ ��___� �� ' �: � �;� BUSHES��i � ! � VICIN� Z . , -- ' ; � � . ' �ssa e in o . , \�- �. , < _ � �� , Q !, Q I PP`�Z� � r z� � � a��'�. p� � � -- _ ! � � ` � �� . � II.� � . ¢m I ��^` ��I • I _ 2 - 1 OV RHANG �120 � 0�.`�'� I ,�� ,t� >u' � �.�.. wr'a=:r:= 0 z .. Z �O� � `i . II '( I I 0po.fi__� �� ___--Q� __ '(_ __ 90p6 °N' 29.3 78.4 q s�,� , '� �� m a Z�,I� :i... �ir '.. .,;� � � o l LL a � � �� --_ EXISTWG BUILDING N � i�w, t,';,`,,,( � '�� I- � �a C °` w a �� Q �� i � � - r �s,ss�scwnae Feer o � A, __ . � �� _ L I � =,� Q . � '. 2 I` o " mm � _ -� -- ^ - � u, sa�,.._�_ , rn� w ty J� ' • $w . � .: N J i�� `� . 9 m o . �.., I �� I __ �� \ __ ��V ___ FINISH FLOOR ELEVATION=901.1 FEET � I i ��w � �.y.� �)� �� w¢ 0 �Nm N M . � � - � `� Z � U�� , z 3 +• � . . m z`� ,�� La,e�ocA . . �� . � '� a � a n , � _ �-____ - GARAGE � �,o�p . fn ¢ � , ' � � �'--- � . `�� °�°�� m ,�' �� I o� � �°��. �o^ti o � ��,�c� ;�. I ` \, ... __ _ . � � L_ ss� m m 1 _ ; �- _- , < } I I ' � m ,�� -° 4�., , f ', i i �� m o r . r Q�m �asr `� • �<� � � I _ � -� � � - I _ � � m Y� . . � 72.8 � 5 � � r �� , � o } �� I � � � - � � , � r �� _ ' I . � � �� I�y�"" e ' ' I � 00� �- -- . � LINE PARAL L WI7H ��5��i� - ' G �Z PBOJEGT �� .� �. - � � ! LE < 0 ,.' I a' _ _ ___ � � � W.LWEOF 52 ,_j �� ;�ao _ P. .. o i. ^��. �GA I .. � �� i 199.10• b0 : _�.,000 -_ '_.._ � NE FNW1/4 =� � �'�� .-� �- � ,m�aa� ��.�� _ , - - .o� m „40 � �� aurel Pond ',^ , � . �� u��-. �R�;�� I / / � � � I�'� w =,m _ �m 9T H � � '" -.___ _. �- _A ,. A � �.�.p i � i , �,.. ;z�� -� �9" -�. E.EC7AI -�- �b . _. "�, , �� , q� N.Lf�NE OF THE W 250.3'OF THE °�'�' i�°�' ' ., � x� , . '�, EASEMEN7 F ---� ----:�.1 �y. � ....� � ?<_J 3 ��2 " �� THE i ' 97.1 100 0 O . z Q� LOCATION �.O 8 A ' �IRON PE ---� ` ��'�3q� s 3:-3 � M��T-F�R �� ' � � ' . . THE N.693.86'OF , � � ��Z S I V�87 ~ OR mE T�NSMI9910N OF'.� � ' ' -- �� '_��_�� X PER�c:�JO..�� - � NE 1/4 OF NW 1/4 �± ~ RIM ti �8�t r °C �� ECTRICAL OYP " .�-> __ �� , � � � I �' '� ER �R� �� ar� ,,,.�-----.see''�� =` �=� ��. �as, - � � �l, �wo� vO�C�ellVa��@�/ MN < E I V' 87 �� EN � �� . . � �.3212717 �_g:�' '- .� ,�� WCHED PIPE - � �w Z � w!� YV NJ; 8 4-i � - � 9z .h'3 7Y97 0 . � ra'� ��.= � , ��n � . _ �� t �O�O o 9HEET ,.... ._.. . � _ m.w � �j 80. -' �� \ ,; . ._.r ___ ._.. � � � �9�9 __ -___,� ..l �'� ;. �.� � o�� 5 �,� , � � �4�"4i'/� �� R�M e o t , �� _ � . _ �� i- � ,s; . "� %� ;. � Survey � T CB H6 , CB EE I� ' -� � '�-�1 �� . ��. : � � ' . ..� --1.� RIMM 88354 � I Nv8827 .,5.I J`L d8 2 ; � ... . .. . .�_ ._._,' -:.._.,.. � _ �' �. �'i°;� a?'d9 r\ -�,�,� � T.- ;_',� .„Y . . � ,. _ �- . � � i ' ' 80.5 � ' ... ' �.' _'___ � �, �� , Q x �'' d .gv��8472..... �:,- 100A LOT 10 � � �� .. � � Pm.m�.........,.�. � - �' � � N INV. 869.1 , . F .................. � � ._.. � o� � m d9 E INV. 868 0 � ,� � 1 . .� � � � : -� � �i 1� J7A� �9� ��.�� ?T - � � / '_"�-,�_`� 9 � � 9 INV.-8 9A. _ .�' � � W INV=870.4 '.8 ,. .�i �`� ..� � ' . ` � � � � � � f` �� 056' \ ��-� # DATE REVISION � � � y . . � - --- , i � � b�� • ., EXISTINGBUILDINO � �• l.�/� �,a . � �.. PC�B � ' 9034 �� . � -� , � � �A� �� = IA� srcaas r � �-,�- � � ,�'� � � ;��enace�A_� soz ` iski G,S COLON _ �� RIM 882J e � _ 907 � 15"RCP" �.6 �� WORKABILITIES.INC. P '�� .- 900 � .� ' - RIN ITION S.INV. 877.8 � ... . � ��I I :�� • � ��8g8g � .� � -� SE��N� MDD�BASS&MAFLAHARRIS i 7400 LAUREL AVENUE �Q � � gy� „l��pk892LF,�WI H�;` � �-�il ! GOLDEN VALLEV,MN 55426 �\ _ _ �- -I-.. t v � ' g96 -_ A��'J: INF QF � 170 OREGON AVENUE SOUTH � ` � � � � �� ess ygg� �GE 4/apF NVr1/4� � GOLDEN VALLEV,MN 55426 � � � ■SURVEY NOTES ■PROPERTY DESCRIPTION �� 8s3' °�' �� e � �,. ST CB il The property add�ess is 305 and 345 Pennsylvania Avenue South,Golden Valley,MN 55426. Parcel A. � ��-gg9� - �`� � -. E LINE OF NE 1/4 OF RIM=881.5 I 1. The properry identifica[ion number is 05-117-21-21-0074 and OS-117-21-21-0004. That part of the Northeast quaner of the Northwest quarcer of SecYon 5,Townsh p 117,Range 21, �� ' ��`� � NW 1/4 SEQ 5 N INV.=8777 2. The ro ert is 144,235 -`� �'- ----�- p p y' square feet,more or less,o�3.31 acres,more or less. Hennep n County,M�nneso[a,descr'bed as follows Commenc ng at a po'nt on the East I ne of sa d � . �- -. ` . � ' `;-, ��-�---__ a S.INV.=878.7 3. The property is located in Ihe city of Golden Valley zoning distrid I-394 Mixed Usa. Northeast Quaner of the Northwest quarter,d stant 778 58 feet South of the Northeast mmer thereof; '�-�...� \ ��, '�� 8.58 -- -�/}� I I thence West parallel with the North line of said Northeast quarter of the Norchwest quarcer ro its � �� 1�� NE COR.OF NE 1/4 OF_/ I I Z �' Building Setbacks intersection with a line drewn parallel with and distant 250.3 fee[East of the West line of said Northeas[ I NW 1/4 SEC.5 � N . Front Yard=75 feet(Nonresidential or Mixed Use) quarter of the Northwest Quarter as measured along a line parallel with the North line ot said Northeast ' Fronl Vard=301eet(Residential Use adjacent to R1 zoning districQ I HEREBY CERi[FY SHAT iH[S PI.AN a TREE IDENTIFICATION TABLE Quarter of the Northwest Quarter,said point being the actual point of beginning of the tract to be Fmn�Vard=101ee[(Residential Use) Pa�a OR REPORT WAS PREPARED BY ME OR � described;thence Nonh Ilel with the West line of the Northeast 4uarter of the Nonhwest quarter a � GREEN ASH 11" 31 SUGAR MAPLE 9" Side=SO tee�(adjoining R7 zoning dishid) ■LEGEND UNDER MY DIRECi SUPERVISION m Side=10 teet ad oinin 9 ) distance of 84.72 feet;thenre West parallel with the North line of said Northeast Quarter of the a 2 RIVER BIRCH i5' 32 SUGAR MAPLE t 1" ( j g all o�her zonin districts . AND TFiAT I AM A DULY LICENSED Rear=50 feet Northwest Quarter a distance of 2503 feet to the West line of said quarter-Quarter;thence South along 3 RIVERBIRCH 10' 33 SUGARMAPIE 9' (adjoiningRlzoningdisirict) � FOUNDIFONMONUMENT -;}.�- GONIFEPOUSTREE(SEETABLEFORTREEINFORMATION) PROFESSIONALSURVEYORUNDER y� the West line of said quarter-quarter a distance of 407.915 fee[;thence East parallel with the Nonh line 4 GAEEN ASH 9• 34 SUGAR MAPLE 1 r Rear=10 feet(adjoining all other zoning distrids) `-- THE I.AWS OF THE STATE OF . of said Quarte�-Quarte�a distance of 250.3(eet;thence North pa�allel wi[h the West line of said O BOLLARD/POST ' OECIDUOUS TREE(SEE TABLE FOR TREE INFORMATION) 5 GREEN ASH 11" 35 SUGAR MAPLE 10' �,�'r,+ MINNESOTA. 6 GREEN ASH 6" 36 SUGAR MAPLE 7" Parkin Setbacks Quarter-Quaner a distance of 323.195 feet ro the actual point of beginning.Except the Westeriy 30 feet � 9 the�eof,acro�din t0 th¢Unit¢d$tates Govemment$urv2 [h¢feof and situate in Henne r1 COUnt STREET SIGN BUSN 7 CHERRV 6" 37 SUGAR MAPLE 7" FfOfl[=15�ee[ g Y P� Y� �v- e HACKBERRY 6' 38 SUGAR MAPLE 9" Minnesota. �•- Michael R.Williams � Side=75 feet � � ANCHOF OVERHEAD ELECTRIC � 9 JUNIPER 20'DRIP LINE 39 SUGAR MAPLE 10" Rear=15 feet Parcel 8: vr DATE OS-23-2014 T 10 COTTONWOOD 42" 40 BLUESPRUCE 20" 0 POWERPOLE -� UNOERGfiOUNOGAS �GISTRA7IONNUMBER 44076 � 11 COTTONWOOD 36" 41 BLUESPRUCE 20" ThatpartoftheNortheastQuarteroftheNorthwestQuarterof5ection5,7ownship117,Range2l, �? ImperviousCoverage Q GASMANHOLE � � UNDERGROUNDFIBEROPTICS - t2 COTTONWOOD 48" a2 BLUE SPRUCE 15" Hennepin Counry,Minnesota,described as follows:Commencing at a point on the East line of said '" Maximum=65 percen� " 13 COTTONWOOD 4B" 43 COTTONWOOD 60" NOrtheastQuarteroftheNorthW¢StQuarter,distant778.58feet$OuthOftheNortheastrornerthereof; o u GASMETER -*- UNDEPGROUNDTELEPHONE d 14 COTTONWOOD a8" 44 BIUE SPRUCE i 5" 4. Sani�ary,Storm,and Water Main sVuctures are numbered per utility plans provitled by Ihe City thence West parallel with the North line of said Northeas[Quaner of the Nonhwest Quarter to its � 15 COT70NWOOD 32" 45 BOX ELDER 6 TRUNKS.EACH AT 4" o�Golden VdIIBy. intenec[ion with a line drawn parallel with and distant 250.30 feet East of the West line of Northeast KN GAS VAVLE -•- SANITARV SEWEP LINE DRAWN BY CHECKED BY � 5. Location of utilities re r � 16 CO7TONWOOD 32" a6 BLUE SPRUCE 13" ( p esen�ative examples ot which are lis�ed below)existing on or serving quarter of the Northwest quaner as measured along a line parallel with the North line of said Northeast f�/� � 17 COTTONWOOD 32" 47 DECIDUOU$ 24' �he surveyed properly as determined by observetl evidence together wi�h evidence irom plans Quarte�of the NOfthw25t Quarte�;thence South pa�dll21 wi[h said West line of thE NOrthedst Quarte�of �T TELEPHONE MANHOLE -•- STORM SEWER LINE Lyy MRW � 18 GREEN ASH 28' 48 ASH i ' ob�ained irom u�ili com nies r r vi I' Q 8 h' Pd 0 p 0 ded by c ien[,and markings by utili�y companies and the Northwest Quarter a distance of 323.195 feet to the ac[ual point of beginning af the land to be herein � TELEPHONE PEDESTAL �� STORM SEWER CUIVERT � �9 GREEN ASH 32" 49 DECIDUOUS 24" o[her appropria�e sources.The surveyor does no�warrant that Ihe underground utili�ies shown described;thence South on said parellel line 199.10 feet,more or less,to the South line of said Northeast DATE PROJECT# y 20 GREEN ASH 28' S0 DECIDUOUS 12' hereon,if any,are in Ihe exad location as indicated,although�he surveyor does certify Ihat Quarter of the Northwest Quarter,thence West along said South line m the West line of said Northeast Q SANITARV SEWER MANHOLE ----�-� - WATERMAIN a 21 SUGAfl MAPLE 9" 51 DECIDUOUS 8" they are lOCated as accurately as possible from information available.The 5urveyor make5 no Quarter of Ihe Northwest Quarrer,thence North along said West line m its in[ersection with a line drawn - 22 $UGAR MAPLE 10" 52 DECIOUOUS 12" guarantees Ihat�he underground utilities shown comprise all such ulilities in�he area,ei�her in pa�allel with the North Ii�E Of Said Northeast Quarte�of IhC NOrthwest Quarte�from the dctudl p0int Of � CATCH BASIN(GURB TYPE) ...�...�...-.�..- EDGE OF VEGEATION 05-23-2014 2011-038.1 �i 23 SUGAR MAPLE 8' S3 DECIDUOUS �5" service or abandoned.The surveyor has not physically loca[ed ihe underground u�ilities.Utilities beginning;thence East to the actual point of beginning.Except[he Wesrerly 30 feet and the Southerly 50 24 $UGARMAPLE 12" 54 OECIDUOUS 78" � CATGHBASIN(BEEHIVE) � ASPHALTSUPFACE 25 SUGAR MAPLE t2" 55 DECIDUOUS 7 g• are shown to Level D and Level C.Pursuant lo ms 216.d contact Gopher Stale One Call a� feet thereof,according ro the United Sta[es Govemment Survey thereof and situare in Hennepin[ounry, 651-454-0002 prior[o any excavation.Underground ulilities as shown are based upon Minnesota. Q STORM SEWER MANHOLE o 26 SUGAR MAPLE 12" 56 DECIDUOUS 12" � SHEET NUMBER � CONCRETESURFFCE 27 SUGAR MAPLE 15" 57 DECIDUOUS 78" available maps and locales by utility localors irom Gopher State One Call ticket no.11 7 6031 56. � �y The loca[ors ma have or ma no�have located all under round utililies. Varcel C: GnrE vnwE � 28 SUGAR MAPLE 10" 58 DECIDUOUS 8" Y Y 9 1 1 � 29 SUGAR MAPLE t0" 59 DECIDUOUS t8" 6. Field work was completed on June 24,2011. The West 2503 feet of the Sou[h 100A feet of the North 693.86 teet of the Northeast quarterof the � Hvoatwi CURB AND GUTfER � 0 30 SUGAR MAPLE e" 60 DECiDUOUS ie" 7. A portion of the improvement and�opographical feaWres on Parcel 3 were not field located.t Northwest Quarter.Except the Westerly 30 feet thereof,Hennepin County,Minnemta. s PpST INDICATOR VALVE L61 MAPLE 60" NOTE:The property description for Parcel C above was taken from an a66reviated version per the O WqrEq MpNMOI E � Hennepin County Tax Department. - . r � � � � � i I I� _ d a ST C8#7.1 _ s ¢ RIM=884.9 EWALD ' - - � ;� w.iNv.-eao., HEIGHTS . sMe'�5z V w S.INV.=880.0 W � ST C8#42.3 � STCB#12 N.INV.=890.5 m Z RIM=695.5 RIM=885.3 N.INV.=890.8 W W S.INV.=892.9 -'- E.INV.=880.6 I > > 2ND ST MH#42 �#ssq � r 7 -�� RIM=893.8 J �¢ sTcanaa� ADDITI nJ ENGINEERING N.INV.=890.0 12^ RIM-896.4 eea.z � �\ �� -- � acP SURVEYING /-871 8 a � i . NW INV.=892.5 �°iP � � ST°B°°2.4 ENVIRONMENTAL /-87?.8 �- � \ \ RIM=897.6 '-87t•� � a`-- , � � SEINV.=893.8 wesr PLANNING � V_8712 � U � m �`�- , ` � SS MH#1461 LINE OF THE NE 7 -•�--"-�1-�� I ` � � rn � �- RIM=904.3 THENWI/40FSECTION40F EVS,INC. ~�. 72'RCP 12"RC �.' I t �T �'-� � � ' m 4�L"'9"VSP 5.1 % 6�CIP �N.INV.-692.7 � 5 10025 Valley View Road,Suite 140 " • , I I � � r ° I °' �?,' w �^��- � NV 892 4 \ � � Eden Prairie,Minnesota 55344 ` � ��- '<.� .. � . � ,� � 1 �,�-- � �� _ _ I Phone:952E46-0236 m ,l � � ,'�,� i � �: °� i � �1-� -�,.,._� PET�LV N� i A �� \ I Fax:952-646�-0290 �r- � J � �� r EASTROW\ � -\ ._.. #� �%.� � \\� i 12" Cp� _ i / 1 1 \ . �;;I � � / �_ 6'CIP � � , _ _ - wwwevs om � __ /� s � LINEEDF �I � �- ��.... , � 12"RCP ,. �g � - � cn c ST CB#1 PENNSYWANIA AVENUE� � \ �� \=\J �� \ / � � -� 9'VSP �• ` � - . _ � � � � � �� ' a--� RIM= .8 � `� o a gS-�"I � '�» 1 A V � � � i � •, �� .. ��- I LD ��-- � s.iNv.= e�o �� i I �� E��' � � � �EX P7'01�1 N sw wv. � � #� a I I � "�r � I ! �n I I � � v� � \ \ ,\� � `/ i J � �', � o � � � � � � / � , , ,a *�' �x - � -�, ��\� ' - � , �` - � - i � � � h� � � \ � � � i .�� }'( --, �, � � �\� � �- - - ' ry � I � � �. I �{ 1 � 1 ' � � � �� g7g \ FIELDLOOATE,PWGB� N20 � Prelimina PUD � �CiP � � I ', � . I � V � � � I / / /� � ^, � A ABANDONEXISTING � V � � y�� "�� '�' � � �____ � a I ,.'��,. ..,r... � 4� n m� � � / / � ^WATER AND SANITARY\ � \ \ � � .�.- � __ / ../ \/��.._-�w�, � -�. U t ( � :��",- , ,a � ` �m ( SERVICES AT R/O/W.� \ \ � � �'��: ��. / � � . ¢ h I � x .. s� ^ � � 0� 1 ` � \\ x. 7 ✓ / i � /��_ �� ;o � I *��:� �� ";:.N14 � � � °�4� �-� � \� � m 9o`TSAa9o�m\y\\ \ � � M2 ��/-- ��___ -�, ��T I ^ I N I � �� ... I � �� :�;.. • � '� �+ � \ o� -''1 . $� o _ - � CLIENT � � W 0 �o � � . 1 I � I I I t \ /�' �� ao,o m � I � 0�09 � 1 � / /j/�-- �1)�`� ` � � a I � Z � i +3 i i � i � i � � � �� , �� ;� PIPE W/� i� � � i � Lakewest Development Z �< � '�� I I � � � � � � I � < ��' �� 1 � � I I � / � / I� I c� 1 I � �` , I � � r��o°d�s a��. I � ., I ,,, � W \ o = \ � � I ; , '�"� � J � I I ,��°, � �..a �� 1 / I / I � „ I � PRO ECT ¢ I w r ..,. I I � r .,a �. ( / J � a � m w � �� i � �� ' � � ; i 1 ; ; i i I �-� �� m � � i i �.� i�i , � �'�'��'�oT , ii ¢ J � w Z � � ��# i N i i � i � � � � � ,� � s� � 92.z � �� o�SE � � 4 = i i Laurel Pond � � W fD w �o � r 3` z�., ��.��a 12� � � � I � � � I � � � ^"a ,� '� : �:: �z '*�� Y � �/� ��.,�BUSHES � �� I � � , � ¢ °( � �� I I � � � I .5 �s �^u�,-. ,.,� �s / / 1 ! o � LOCATION � � u;� � < �� I I � I I � � �: �, :, � � # �n I � py. a � c�w\ �x r � "s' � � I I I I r ,.� s ' % � o-. i l ! x� 5 � w� I 1, g � � z y \ �-�:� z �: , eP � I I I � � � � � � I � ��r�� k ^'�� y �. � I � I I ps � � I �� C70�C�@tl VB��@)/� MN 1; O � Qai � r�, ��`"„� I I � � I � � � �� ,� r� � x�,, ,4p ..� � �� 20 � - �I� ��5�r /� �� j,�l I w o o � � I � 1 I � � I e�, � .�` � � � � "�:�� ! 1 #s4�� //r-- � ¢z I SHEET / � � � �¢ I ,�_, ' I � I I � � � � I � m 3 2s.s �q �z' ' � i��m��,��a� � � i i � � i °� i � �.. :v i i � � � � i i � � � � � � � x " ,��q�� , ,e.a � � i i �� <�i Preliminary I 1 O� � I I I I � �� , exisnN�aui�oiNc � �> I � o � `'> '�" , "� I I � I � �'� � � � I I I I �, �'�� i �� / �� Q 1 w< I r� ��, �1 � I I I � I � I 1 � : �r r � �� . � �S.e5�SQunRE FeeT o I I I � - �°-'� x E� i � I I I � � I �� 5 � "� w �I �P / / � la ai� Removals, / r 1 w�' � �'' ; I � � I �� 1 I�I I � \ � X�I Q �� i � � � �. ri t ' FINISH PLOOA ELEVATION=901.1 PEET i i �i � �- Z Tree Preservation& i i Q< , � � ,� �� i � i � i i i i xs �- w � U o w� � i i � �: � i� r � o 1 � � � � � s � � � � T`�� I � � x_� "�. �'� �" �a�,� � 1 �� ARAG I � w � ) t�� ., �� . � � � l ,ti ��i � i c� � �� Demolition Plan 1 � '� �.� �: A I � I � � .�� ` n .0 � ,�,b.� �*" 9� 9� � � I �� I � � � ss� �s� � ��'�r � a�� I � � I � � I P � � � � ! �#�� a>> �_�� I �� / �s �� ,� � � � 1 1 � � I I I � q �= � � � � *�w� � {, '� �� m � � � � �/ui � � � I � � �� I � � I 1 1 r � � "��x '"�, � � �` �� '� �"` �, � t2.s � �� mN�� -l(�t � I� / � �/A � 1 I I � � I � �� *��::�" � ,a' �� ar� � ,, s� y�. � � �. , ��s�� °�'�/� 6(� -. I /��/ � g: 1 I y,v:'� y,#.� � � Ng�' %� �s� �',, LINE PARALLEL WITH 5.2 I I 41 I o N61 �/ �1 /�w 199.10 .�� z�; y�#10 � 1 I\� � � I '` ,+ �'s,•7, . �P-+� W.LINE OF I Y''I� �w �, s � � � � � ,��_� , 4 �� '��e��`� �� NevaoFNwva � �� ' / �� I \ ` �__- , � � \� ��\�_��9 ..siw .; ''�,,.,�3`a.�.0 i K's � :a �s. ,�, „�:: ,1» I I � I�I I y ) � / � o z "�--•�___ •� ��V -o ` - r.��M,�-'� r � I �I I i /�z� � IRON YPE _-` � =m \ �\��89ge9s 897$98`8g9-£��E�7-F � � � I I N.'��E OF THE W 250 3 OF THE � oi w� . EASEM ��_ ��B,.�s�s�s�.33_�� _ �� 03RIHELgqLy 1 97.1 � /:� I I I i . ENT FOR THE TqAN � ' ,��..i 5 l�� i 4 �I I�I I I ��AtEµgq� I7S 00 0'OF fHE N.693.86'OF /�( ?a"' ELECTRICAL ENEAGV PEq SMISSION OF�� - ��-_�\ _a �_�--�--�___�8��NO„�21214g \�`.�` , . � 8y�� NE 1/4 OF NW 1/4 , � DOC.NO.3212117 � $ a =��_ � � � -"' � � � � - I I I�I � � �PINC4ED PIPE � ��/ O O� # DATE REVISION a � �,. �� ,�Ja�� _ `s� � m R�� a\ � ------ I I I I � �-_~- �� so /� ' _ ,_�----- � �� 4�,a85�- -\_Z_� � � I�I I / �� 'I -� CB � i � � �� \ \ - \ \\ � el �� / \�� I�I/�' �� STCB#6 � fll 0^L /� i � �� ;��TY t _. �LH. / / / I / RIM=882] S.I 1/. �By.2 � -/ �--' _ -� \ � 1 � 8'@9�� F=,+( � �\ - - \ � / / ",� � \ / / N.INV.= 0.5 � - \ �, , -_ -- C l i 100.0 � -\ � �q I r 7 AN AREA ON THE NEIGHBORS'EXISTING PARKING LOT SHALL I � i �O � � ��_ --_ �pyo�� 9}a--� � �/ � I LOT 1 O S.INV.=8r�9.4 �I � BE DESIGNATED WITHIN AN EASEMENT AS NON-BUSWESS AN AREA OF THE EXISTING RETAINING WALL IS \ �a°i„� -� �=gp�,p �d3� � � �� --------_-_ I I � SEPARATING AND SHALL BE REPAIRED IN COORDINATION \ "a� - � \\�- �� \ -� �I,� � �, � HOURS ONLY(TOWABLE)GUEST PARKING.TO BE OUTLWED � ��es '-y � � �� -k�-1"r - ��--�;/i 8" I 1 PER AN AGREEMENT BETWEEN THE PROPERN OWNERS. �NITH THE PROPOSED SITE DESIGN.FINAL SITE 8 GRADING �°,� '900� - _ 9t�- � �� --- I � I � � 20 STALLS ARE GENERALLY OUTLINED HERE. EXISTING BUILDING PLAN MAV W C L U D E S T E P S A N D HEIGHTENED WALL. �\�_ \��P:O.B� --9�\ ..-- � ��\� � '/ , � ��"I�l / EXTENTS OF IMPROVEMENTS SHALL BE DETERMINED PER� � ��215�`ELA"9e2 _` SA�y��'�� S �O�ON�A� - �--_ I 15'RCP� I 5..� V I � r-i Z � AN AGREEMENT BENIEEN THE PROPERTY OWNERS. \ � \ `�-�- �� -�\��__-- RIN G' W Y o �z z WORKABILITIES.INC. �� \ � � ,- -� _- � - - �� ADDITION � � � � >Q a W Y�i 7400 LAUREL AVENUE \Q l � �- NOTE TO CONTRACTOR: - SECON MARK J.BASS&MARLA HARRIS �� __- � �1 I �I \ �a O �a o GOLDEN VALLEY,MN 55426 J\ \��=TREES OFFSITE BAY BE REMOVED AS 1J0 OREGON AVENUE SOUTH / �� EEDED FOR CONSTRUCTION PER THE I GOLDEN VALLEY,MN 55426 � - '��\�'B EIGHBORS'APPROVAL CONTACT PROJECT / � � I . THEE IDENTIFICATION TABLE&SCHEDULE � ��'� qNAGER FOR ADDITIONAL DIRECTION. � �\\��-- � E.LINE OF NE 1/4 OF I HEREBY CERTIFY THAT THIS I # SPECIES DIAMETER STATUS REPLACE k SPECIES DIAMETER STATUS REPLACE iiESULTS � ��-- '�`�'-�� N1N t/4 SEC.5 PI.A1V,SPECIFICATION,OR �� 1 GREEN ASH 17" REMOVE Z 31 SUGAR MAPLE 9" REMOVE 2 TOTAL CALIPERS QN.)IN SURVEY=1,111 -� ��--=�� y REPORT WAS PREPARED BY ME j� 2 RIVER BIRCH 15" REMOVE 2 32 SUGAR MAPLE 11" REMOVE 2 - �`1 �`- -___ I OR UNDER MY DIRECT TOTAL CALIPERS(IN.)ON SITE=1,023 - 3 RIVER BIRCH 10" REMOVE 2 33 SUGAR MAPLE 9" REMOVE 2 �`� �� 8.58 Z`�I I SUPERVISION AND 7'HAT I AM A 4 ('iREEN ASH 9" REMOVE 2 34 SUGAR MAPLE 11" REMOVE 2 TOTAL REMOVED ON SITE(IN.)=88% `�� 1�� NE COR.OF NE 1/4 OF� DULY LICENSED PROFESSIONAL 5 GREEN ASH 11" REMOVE 2 35 SUGAR MAPLE 10" REMOVE Z TOTAL TREES IN SURVEV=61 \ ENGINEER UNDER 1'HE LAWS OF � 6 GREEN ASH 6" SAVE 36 SUGAR MAPLE 7" REMOVE 2 NW 1/4 SEC.5 THE STATE OF MINNESOTA. � 7 CHERRV 6" SAVE 37 SUGAR MAPLE T REMOVE p TOTAL TREES ON SITE=58 I 8 HACKBERRY 6" SAVE 38 SUGAR MAPLE 9" REMOVE 2 TOTAL TREES REMOVED ON SITE=45 I 9 JUNIPER 20'DRIP LINE SAVE 39 SUGAfl MAPLE 10" REMOVE 2 T07AL REMOVED ON SITE PERCENTAGE=78% 10 COTTONWOOD 42" REMOVE 4 40 BLUE SPRUCE 20" REMOVE 2 LEGEND David Nash 11 COTTONWOOD 36" REMOVE 4 41 BLUESPRUCE 20" REMOVE 2 DATE 6/13/2074 12 COTTONWOOD 48" REMOVE 4 42 BWE SPRUCE 15" REMOVE 2 PERCENT OP TREE REMOVAL(#): REGIS'I'RATION NUMBER 21836 13 COTTONWOOD 48" REMOVE 4 43 COTTONWOOD 60" REMOVE 2 � PROTECTTREE . 14 COTTONWOOD 48" REMOVE 4 44 BLUE SPRUCE 15" REMOVE p ALLOWABLE=47.5% � PROTECT EXISTING RETAINING WALL . 15 COTTONWOOD 32" REMOVE 4 45 BOX EIDER 6 TRUNKS,EACH AT 4"SAVE AGTUAL=78% � 16 COTTONWOOD 32" REMOVE 4 46 BLUE SPRUCE 13" REMOVE Z REPLACEMENT-30.5%_>45 TREES x 30.5%=14 � REMOVE TREE 1� COTTONWOOD 32" REMOVE 4 47 DEqDUOUS 24" REMOVE 2 � REMOVE BUILDING AND ANCILLARY STRUCTURES DRAWN BY CHECKED BY 18 GREEN ASH 28" REMOVE 4 48 ASH 18" REMOVE p (FROM LAFGEST REMOVED TO SMALLEST) � REMOVE STAIRS 19 GREEN ASH 32" REMOVE 6 49 DECIDUOUS 24" REMOVE 2 � REMOVE UTIUTY(E.G.SERVICES) DMS/ZRE DJN/ZRE 20 GREEN ASH 28" REMOVE 4 50 DECIDUOUS 12" SAVE REPLACEMENT PER CATEGORV B: � REMOVE PAVEMENT SECTION 21 SUGAR MAPLE 9" REMOVE 2 51 DECIDUOUS 8" SAVE � BITUMINOUS CUT DATE PRO ECT# 22 SUGARMAPLE 10" REMOVE 2 52 DECIDUOUS 12" SAVE NUMBERREQUIRED=52 I 23 SUGARMAPLE 8" REMOVE 2 53 DECIDUOUS 15" SAVE NUMBERPROPOSED=69 6.13.2074 2011-038.1 24 SUGAR MAPLE 12" REMOVE 2 54 DECIDUOUS 18" SAVE TREE REPLACEMENT REQUIREMENTS ARE MET. �� 25 SUGAR MAPLE 12" REMOVE 2 55 DECIDUOUS 18" SAVE 26 SUGAR MAPLE 12" REMOVE 2 56 DECIDUOUS 12" SAVE REFER TO LANDSCAPE PLAN FOR REPLACE SIZE, D SUGAR MAPIE 15" REMOVE 2 57 DECIDUOUS 1B" SAVE SPECIES AND LOCATION. 28 SUGAFi MAPLE 10" REMOVE p 58 DECIDUOUS 8" SAVE SHEET NUMBER � 29 SUGAR MAPLE 10" REMOVE 2 59 DECIDUOUS 18" SAVE 0 30 60 30 SUGAR MAPLE 8" REMOVE p 60 DECIDUOUS 18" SAVE SCALE IN FEET � � 0� 61 MAPLE 60" REMOVE 6 L J _. j— —� .- ' I I O I I I � � I � � �� _ m ¢ �I � _ � � 00 --_ y E SUIRVEYING �- - m ENVIRONMENTAL _ �� PLANNING � -� � � � �,_ �_ �� EVS,INC. I --__ 10025 Valley View Road,Suile 740 -� I Eden Prairie,Minnesota 55344 °° � - �� PEN_��NIA � � PhFa:952-64 0290 I s � a \::\ � _�,, �� ,. AV � www.evs�ng.com ' -�=.�.€�- ,. �.,,__-. � o �a �i l L�� pOF � � —� �-�._- . . o i �� 1�� o\ — _ PR�OFPAWCING`—�� - ��I-- . � � �� i � ° "r ':�, ,�`'" ------ I � N`5 38�jQ ,. ' SPACEAVAILqBLEF r�1 �- TNE BOULEVqqp pp P A SIDEWALK WRHIN ....---- — O � .. �' ' — _ � � _ _ __� � � � s�iw �� ,, � ��i .� eNNsr�vnrvwnve �,� � �r` __- - Preliminary PUD � � � s� o ( � '`�,. — � '�� 's �_ � +�' � - �— ——_ � wo '� i�� — — �- , �� i ' I � � � — — _ � _ _ — � �'��;c SL/LO �� a1� N � w � � N � � SU WO � '_o— _ �� SL/LO I�� . • -_ . CLIENT w � C � � � ��'� � �� s� ti � —'�� " �� ——� — — � _ � ��o � Lakewest Development N �' m � �.' x s�� .��'m ' m � r � � �— — _ i��' ;��i � - WO 1 ��I, O_ —__ ., �,� .'� SOG . PROJECT �" � � o� � � . I '�� ——----_ '� r R � � , �' o i � i � o I�I� I — o w sR„,�� ; �o � i;— �— _ Laurel Pond � m I G � I I � SL/WO � � =I= —— _ A ""d�,T- — -_ — _ _ — I __p_ LOCATION m D �` � 3� ; D D � � � � � o � _ _ ` �.. m m ' .y R N � o _ � � '� ��,z � � i (p � � Wo � ;, �i N --�_ _ �o o Golden Valley, MN ``x y " I saEEr � _" �i� _ � — _-� N �I �' iHcurna� °' III i I � o �� , � — — � -- —_ � � � '-� � �I— —— _ ito Preliminary Site Plan i - s�iwo � �� — � - - - �;_ _ '—N �'". , �- - �II � — �~_ I � rwseni Z i � ��,� sL � � � i II �— _ _ _ - - II � � � — " Nc�w� Y �� I' — WO o �`�' R I -- SL ' I w� o — _ W�" — �-.� �.�;�,, r Qq �+.' �. I I � ='��R18ER8 I�� — — _ _ _ z s'� ;:��'� _ "' ruce I � LO � , II_ — I I I N I SL/WO 6aaGE I� � — — � — _ _ _ _ � — — "�� . � -o— _ �_ _ I � SL u :�a '� — '� „` � o I # o . o— - -_ x' � j ,� _ 1 �, , ,� � � � Wo � � —R 1 N = S� m � �, � � �_y�.-��a I ,. '�.��. �:,:e'� � �\ �RISER IN pApA� � p �1 L� � 'I \A ,r. , � �-A..e� __' -----i�7T``�t I ` �'' � RE — — — _ � r TAINING�yq��' � , ,�&'� � GUEST P � /.� � �� ,. � — MKING OPTION � � — — J �: '"�.�� '' ��^ \ � - �' � ,..�-.��} � � � . GU g ...,, ,�� _�._ — — _ SIDEWALK „ _ ; __ __ T P�K G OPTI� � � e r � # DATE REVISION - --�--�- — — — ' ,r = # ;� _. 8L � I - " �' > IMPRO ----_�'BS7.— � --- . : ; ., , �EXIS7ING RE7AINING WALL 97.$rj°.38r QQ __4�"'�J- --- ;�. .� ,-._� . .. ;:'t��;�,�'.�.. / -�� I � � _'- ��— — � - �-�IYF� �;*��..�. . � � ' ------ — T — — — _� _ .. __�,_ _� � � NOTES LEGEND SINGLE FAMILY SITE DEVELOPMENT SUMMARY CITY OF GOLDEN VALLEY VEHICLES DETAIL ;r PROPOSED BITUMINOUS PAVING GRO55 SI7E= 3.31 AC 1. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT AND OU7lOT A= �.15 AC e.�� s„ ARE TO BACK OF CURB AND EXTERIOR FACE OF BUILDING UNLESS — PROPOSED HEAW DUN BITUMINOUS PAVING NET 5I7E AREA= 3.16 AC G„�„y,p„� � ��,�-_ � '� NOTED OTHERWISE .�e�o �, �� _ � NUMBER OF Lo7S= 30 LOTS C2-__ �� I HEREBY CERTIFY'I'HAT 1'HIS 38.�_ 2. CONCRETE SUPPLIERS ARE REQUIRED TO HAUL CONCRETE WASTE ' � PROPOSED CONCRETE SIDEWALK RE�UIRED DENSI7Y= MAX 10-12 U/AC � P1•AN,SPECIFICATION,OR C_!_--� Zolo�„a,»a -___ �, REppRi WAS PREPARED BY ME AND WASH OFF-SITE. PROPOSED OENSI7Y= 9.5 U/AC � � _ l � PROPOSED CONCRETE PAVEMENT n� �-��.. • . ..--� �.j OR UNDER MY DIRECT 3. EXISTING STRIPING ON POWERS BLVD AT LAKE ORIVE WILL NEED Lo7 SUMMARV �� a'e��___�---y �,.�,�� - uu�� " SUPERVIS[ON AIVD TI-IAT I AM A �c"°�' h�'%itl ' DULYLICENSEDPROFESSIONAL TO BE CHANGED 70 ACCOMODATE TURN LANES.EXISTING � �-�� TIPOUT CURB(B6-12) MINIMUM LO7 AREA 3a78 SF ��N��g"7 � I � ENGINEER UNDER THE LAWS OF STRIPING SHALI BE OBLITER4TED BY GRINDING OR MINIMUM LO7 WIDTH 36 F7 � O � THE STATE OF MINNESOTA. SANDBLASTING.NEW STRIPES SHALL BE LATEX WITH 6"EDGE LINE. - . . - - - - STRUCTURE SETBACK MINIMUM LO7 DEPTH 97 FT � NUMBEROFLOTS 30 11NITS B.7S ZO.SO 4. ALL CONCRETE CURB SHALL BE B6-12 UNLESS OTHERWISE NOTED. � STREET LIGHT SErencKs ,/'"-�/��- David Nash 5. DR4INAGEANDUTILINEASEMENTSSHAILBEPROVIDEDAS sTOPs�cN � 1993 Ladder T uck feet REQUIRED.ORAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED a LAUREL AVE 30 Ff DA'I'E 8l 7312014 OVERALL PUBLIC UTILITIES AND UP 70ONE(1)FOOT ABOVE THE PENNSVLVANIAAVE 73 F7 T Width : 7.22 REGISTRATION NUMBER 21836 STREET SIGN �•^�P a^8�� HIGH WATER LEVEL OF ALL PONDS. + FRONT YARD 20 FT FROM DRIVE ISLE � 4Ra Track : 7.22 SIDEVARD 5F7 �'°`R' Lock to Lock Time : 6.0 "POND BUFFER"SIGN t ___1__. � REAR YARD 15 FT � MINIMUM DRNE ISLE(PARKING ON ONE SIDE) 24 fT B TO B -1995 LaddzR,T^��k W. \� Steefing Angle : 33.3 PARK MONUMENT SIGN `y' � DRAWN BY CHECKED BY wo wniKour ZONING -��r� ��`�� DMS/ZRE DJN/ZRE si• LO LOOKOUT EXISTING ZONING I-394 MIXED USED 8 SMGLE FAMILV RESIDENTIAL(R-1) K%I DATE PROJECT# R RAMBLER � PROPOSEDZONING PUD Bi,�� --� r1� SOG SLAB ON GRADE 39 �&;;� z�, _ s� 6.13.2014 2011-038.1 �,� �� EXISTING IMPERVIOUS AREA �.Z9 A�. .i�'.,. SL SPLIT LEVEL PROPOSED IMPERVIOl1S ARF_A 1.72 AC. (52%) .-_ Sfi�R" --. NOTE:PERCETAGE OF THE SITE THAT IS PROPOSED TO BE IMPERVIOUS (46z"� FALLS UNDER THE PERCENTAGE ALLOWED IN THE REZONED PROPERN. SHEET NUMBER TUG TUCK UNDER GARAGE 0 30 60 SCALE IN FEET ��O� � J • .� � _ a a s1�B#,., i p � � � - V Q RIM=884.9 - - 15 H � W.INV.=880.1 ST CB#422 � . ti � S.INV.=880.0 RIM=695.2 � 1/ STCB#12 N.INV.=890.5 m STCB#42.3 RIM=895.5 // RIM=885.3 N.INV.=890.6 m S.INV.=892.9 �J� E.INV.=880.6 ST MH lt42 � =SS MH N654 �� -_ RIM=893.8 ST CB R42.1 RIM=8842 � � �_ N.MV.=890.0 J ��P RIM=896.4 ENGINEERING NW INV.-892.5 SURVEYING N.INV.=871.8 s�cia --- -- m s-resaaz.a ENVIRONMENTAL S.INV.=871.8 RIM=897.6 E.INV.=871.1 Q SE INV.=893.8 PLANNING W.1�712 Q= -_ �_ SS MH#1461 - EVS,INC. �"' RIM=904.3 � 10025 Valley View Road,Suite 140 12"RCP I� �--- �- �_ 4�LF 9"VSP�5.1 q s"CIP N.INV.-8927 � Eden Preirie,MinnesoW 55344 12"HCP � �__ U2 S.INV.=892.4 -� �_ � pQ � Phone:952�646-0236 �., ...i � � '-� P PEN '--� �_ � Fax:952-646-0290 so � ,2� �P ,�-- NSYLqNIA qVE _ - _ _ _ - � .,,�,.e�8��9.��, 8'CIP ST CB#1 3 ..� 94 7Y RCP - � -� �_ 9"VSP a RIM=88.8 4 . ..� ��s � �_ p S.INV.= 80.0 �j '-� ---- - � sw iNv. ;,�,A��I 1 113 ��38��E 34 -- � � � _� �(Fie�o veRi� 65 , � �.�� o gg � Preliminary PUD I t1 t0o" 0 �: � � M ¢ �''�, � �00 � 20 109 h o � 1 Z rn 100 a 21 -- � M � CLIENT C � � ��-�� 2 �� 1os � 3 Lakewest Development N r EXISTING PROPERTV I � O LINE TO BE ELIMINATED �ry p1 LI\ � PROJECT R�I 3 � ��I '�Q'3 F� '/9 ��S I �-EXISTING PROPERN M ¢ r � � ��I 3 97 � �p 2? � LINE TO BE ELIMINATED `� Laurel Pond D T � � N fD � G u�O'� D `� I 8 "0 107 m � 109 iocnxioN m � � I �D 13 �06 1os N 29 o Golden Valley, MN � �3a� �� 1os s� c�n m M �a za �- s�Ez ��` o��`��i 4 � � �07 "' � Preliminary Plat-PUD � a m� ;:} � M 10S N � 109 v, �u, u��I 14 106 �8 �`� `�� 17 � `�� 103 � 97 m rcoi 24 M � -__ � ��\ ; 5 6 107 108 N 109 --_ �`� �� ( n �5 16 106 27 � � -- _3(1'- ___I_ � � 25 �n I M °rn __ __'$�------___ I iaa --- -__ -- _ � 8 87.1 -'--__-- ' �__----- -____ EASEMENTTOREMAIN� ... ..., ... ..� �09 .=87.4 ------ ��-"---_ 26 # DATE REViSION /.=88 6A '- --fj,rj], ` tn i �-. 97.Sg�38'44"W___tII6---_____- -__ � STCB#fi CBBEEHIVE � -----____�__ ----�._____, RIM=882.7 RIM=882.0 ---. N.INV.=880.5 S.INV.=8802 � S.MV.=679.4 �Q� ` 8"I�VC �� I ,c oro 6 e I \ PARCELS PARCELS SINGLE FAMILY SITE DEVELOPMENT SUMMARY PARCEL AREA[SF] AREA[ACRES] PARCEI AREA[SF� AREA[ACRES� GROSS SITE= 3.31 AC I HEREBY CERTIFY THAT THIS OUTLO7 A= a.15 AC PLAN,SPECIFICATION,OR BLOCK 1,LOT 1 4839 0.11 BLOCK 7,L0718 3827 0.09 REPORT WAS PREPARED BY ME NET SITE AREA= 3.16 AC OR UNDER MY DIRECT BLOCK 1,LOT 2 4069 0.09 BLOCK 1,LOT 19 3822 0.09 � SUPERVISION AND TFIA?I AM A - NUMBER Of LOTS= 30 LOTS DULY LICENSED PROFESSIONAL BLOCK 1,LOT 3 4127 0.09 BLOCK 1,L0T20 4716 0.11 RE4UIRED DENSITY= MAX 7042 U/AC ENGINEER UNDER THE LAWS OF � PROPOSED DENSITV= 9.50 U/AC BLOCK 1,LOT 4 q121 0.09 BLOCK 1,LOT 21 4887 0.11 1'HE 57'ATE OF MINNESOTA. BLOCK 1,LOT 5 5006 0.11 BLOCK 1,LOT 22 3827 0.09 BLOCK 1,LOT 6 5567 0.13 BLOCK i,LOT 23 3827 0.09 LO7 SUMMARV David Nash DATE 6/13/2074 BLOCK 1,L0T 7 3671 0.08 BLOCK 1,LOT 24 3827 0.09 MINIMUM LOT AREA 3671 SF REGISTRA7'ION NUMBER 27836 MINIMUM LOT WIDTH 36 FT -- BLOCK 1,LOT 8 3478 0.08 BLOCK 1,LOT 25 6926 0.16 MINIMUM LOT DEPTH 97 FT NUMBEROFLOTS 30 UNITS BLOCK 1,LOT 9 3725 0.09 BLOCK 1,LOT 26 5459 0.13 SETBACKS DRAWN BY CHECKED BY BLOCK 1,LOT 10 5157 0.12 BLOCK 1,LOT 27 4149 0.10 LAUREL AVE 30 FT BLOCK 1,LOT 11 5501 0.13 BLOCK 1,�OT 28 414� 0.10 PENNSVLVANIAAVE 13 FT DMS/ZRE DJN/ZRE FRONT YARD 20 FT FROM DRIVE ISLE BLOCK 1,LOT 12 4054 0.09 BLOCK 1,LOT 29 4363 0.10 SIDE YARD � 5 FT DATE PROJECT# REAR YARO 15 FT BLOCK 1,LOT 13 3839 0.09 BLOCK 1,LOT 30 5798 0.13 MINIMUM ORIVE ISLE 22 FT B TO B 6.13.2014 20��-038.� � BLOCK 1,LOT 14 4052 0.09 OUTLOT A 6606 0.15 ZONING Z� BLOCK t,l0T 15 6094 0.14 � BLOCK 1,LOT 16 6928 0.16 EXISTING ZONING 1-394 MIXED USED&SINGLE FAMILV RESIDENTIAL(R-1) SHEET NUMBER PROPOSEDZONING PUD O 30 60 BLOCKI,LOT17 3e27 0.09 SCALE W FEET ��O� L J . .(- � - I � - I a ST CB p1.7 � FiIM=884.9 ' ¢ ' • 5 N W.MV.=880.1 ST CB p422 � S.INV.=880.0 RIM-895.2 - � ST CB#42.3 /ij � � STCB#12 N.INV.=890.5 RIM=895.5 �/i � `'!�� RIM.885.3 . N.INV.=890.6 S.INV.=892.9 � E.INV.=880.6 5T MH#42 � O RIM=893.8 sTcenax.� ENGINEERING �( `� N.INV.=890.0 ` 12^qCP RIM=896.4 SURVEYING _______' I r � � •� 1 I �_. NWINV.=892.5 �.6"CIP � � ST CB#42.4 '- ENVIRONMENTAL � � i `�� ( i � \ � RIM=897.6 PLANNING � / ! U � I � i i � �� SEINV.=893.8 \�,�, � _� �N I i�� I � 0 10025 Valley View Road,SuSeIN 0 ��.r i i � i i � �, _�Z'RCP 12"RCP I\ I i i -� --'�---_-��_� ��__ V,�� II I I GQ .:•.� \ � �� \ �' \i Eden PraiPhooe 952�46-0236 �`� .T_, { I ` a/ , � �� ti�, ar �..__ � � � �8�1.0 B•� I iy:-� I �-_ ,Q'i_ j i � � i i � �� " �� Fax:95Y-646•0290 � ...-� I . . � � � I , i � .�d -t--� � i i �Q ! � � � �� www.evseng.com � \`.i ` > - .--.i i � I ' � i --�-_r-r� + i / i . , �' �� ? � 1 1 ' �, � `� s: \ `y�` � , � � � , I ' � � -�'-a-- i ; ,' � ----�----- ;• , �� __ ��- , � � � - � � � -- � , i s1 ce a� I ` � � •, , ��_ � -,r _ ��' �i�� i �--- __ � � ainn=e ,__�_�- �, � � � � '�' i �-''--.�� =- � -' >--1 -\� � �. \ �--�___ - ---- � � , � � . . S.INV.= 0� � �� I� i / � � � I I I � � i i . � c\ � �/ �\ � _ , tSW INV. � � # � i � I �i i � � i i � ` �� , �'� � � �_ � i � �� ; i �� r� � ' � � � ; � _ r�� '� � �; �� - �- - -- -- I o Ir i i FE 887� a � % ��\ 1,\1c\ \ . I 1d i � I- ��-_� ,\ �\ � ' - �-- __�� _ ._\ ,, " ---__ Preliminary PUD � � +- . � �� ; i � ' , �� Q : e$ t o � � � �\ \�� - --- _ - , � � � , � _ �,�� _ ._�-� ��jF�$ ' �� 1 � �\ , ' �' -- -_- ' -_- --- _ _-�----- i I - � i , . I . , � '�'-}= . --' / ��. - � . ¢ 1 ' �� I / � � � � � � � � --- �-.-� _ _ '`` � � � � � �a I� - � I � � T, -r . .� 11� I I 1 �� . A� \ � � (.� � � � -��,�_ �-��`��-�� _'� � � N � � I_. m � � I I I � I ��` _ I.. n� � � � I I � E . � �\ � \i� _-9 i � -�/'S`'._^-�� r y �� CLIENT � � � � I � � � i � �\I � - _ � <-- -�-� i �� \ �l� -_LFE 902.0 ' , i i� ,- ��/ '�i i �` i �� 8 � � � � � � � m I I � ~ -�-r�--r•---< � - - ' _ 7. �•,�a , , � �� i� � ig ,� -` � . � ,� ' m I � ' 'm 1 1� �2 i I � I �` ; -�-<.�.._r � -I �_ ° ; � ,,� ,� _F`�%,- , �� . �,..)/ II�I � � ' I Lakewest Development , � � � ' � � I ' ' �� -- __ �� 3p �'Y �i i i `-'1 i� �� , � -_ i � i i PRO ECT I \ � � i , � W � i i - _�- � i i � � � 8$8. Ni � �o I � I � � -f I '\ l�N-< ��-{g �o� � I � .�r�a i - I� � LFE � ( /i , � i ; i � � I �T \ 1 � � �J�- �f- � 41'I 1I � �o� _ + FE 897.7 � - � A '`^ ' � - � i �7 �� 9,%� i��i 1 i i Laurel Pond �' g� �, � � � � , � � � , �-� I_H-1 1 I o �- � , � ,� � � o� ,, � ,� 3 m � � � � , , -1 � I � F' � � �, i m, \ N a I �. p ..� � ��..;..i i r i I I I --w- -o--a--��_ � w� �-j,--f,��--.-RISER IN GqRqGE � f � -w � I �i I �r _-��._..I - --I � � �i i i i i i � i�� uz � m I i � � i I i i i i � � I �I� I N r � � ".---�-"� • � � � � ��' i �� i��` � � LOCATION � sem n � i i i i '--�s- � �-� i i � i �� i i � ��' � i �°P r�= � -�i� � � � i i i p - � w `a', , -- - _ _ _ i i 2 I� m � i i � � ow a'e o � , � � � E � I �I 1 3 � � '-�- -�� 1_ � � ,�� I I � � j�` � � � G o l d e n V a l l e y M N � -m ' ' -- � �.Oi � � ' LF 896 , I ::X i� fO 18 0 � I m � i � � i � LFE 09.5 • � Im�i i� i i i SHEET w i \ �� i , lom i i i I I T 1 ' I I 1 � + I `, � �LFE897.6 0, � I } o� � °' 3 � �� i � ��' �)'i i i i� � �r � t-i-� 1 � I I- _ �..... ' �_I � 7•RISERIN I �� ' N + I... _' i�i 11i! i i � �� % � � 4� � � ' � ; ' � � ' ' 1�- - 1� �ce � i � • �, � ,, ,�, , � -I- -- _ _I �� , , � Preliminary Grading plan � � �� m o. � � ' � � ' ' ' I � -1--�- -� �;:1"-�--�--.•_--<-�� ;� ; �� - � � Details and , i ,� i i o � i i ro i i i i i i � �, I aq � i .� i � i i i �' � � �o Nml � � o-__� �_ . �i i�� i��_=� 1�� i �o � I i � m i i I i � i � `�� q 1 I � � � h �-_ r � � � , �� 2 � � �� `� � Erosion Control i �� i �V� � i �F 887.0 N � �� r r e, i 8 8i0 ' � � 896 • o I � �D } ' � � � �-i� i i � �� , � p \�� I LF I � LF I � I fO 17 o i � i + N i � �� i `� � �-r � � � ,�� - � � I/ � '� ��E8g7�7 �� 0 4 i{� �i / � i �� LFE,i9.3 ' � i �� i�i . �I �1� �q i ` ; �I I N �b 5 '7 I I ��j-�.. � ' � I. ... I W� RISER IN Cu11tAGE � ,� N �-FE 903. �' � i i� �j � � � � _ I\ ��li I`i' :." ; �, � � � � . �i � A i � „ � � � 1 � i� o. � , � l ; ��-- -- -- � ;�i ; � ; „- , - '%�;, ' i � ga�. �i � , _ , � Lt`i � .0 � I I � rr� o� � I � � i�� ii i ;/- ro / i i� ii � ♦ \\, � .�/ \ � � ��?' . � V( N � � � . � s � � I, 2 I -• '�I � ,�,III i i � � ' I O w :. .:\ g �\ l\ � � � � o � O1 l�897.�/�- � � I� �I i i, � i_� N � �v i i i . i i i ^ 887. � � �°iO� W ro � � i i � : � l � 2 � � F 95 i i i �ci� � 9.0 ��r i aa sa. �� '�� „,___ _--_- _ � �' �w a �( LFE y � �� 'i _I � I /�i � �'-- , \\," � � i ��, i i -' ---- ---- � ' � � � � LFE o - -- - � --_ -_�_�_.`-_�--�J- - 83.a � �`/EO = �� . - _ - - =87.1 I � ______- � •� �� ' _ �Q� '_ = _ _ _ V � _�� i I �i �-- � I � I� � ��l �� \ l � //.- � LII II � l �ll =B7.4 I � \ �=5�4.3 B* ' � � `�-�.__! '__=�, =_` _$ ` � ��. / : l � ��` 1/r f __ J I�M� I I�I� .. ..I� � �� ,p �� # DATE REVISION a =86.4 I �-_ 889�0.TW"�-� ,\ - "�� __ --\ o �"�� . � ,'-- -�rq i(� �� i ' I�� N LFE pg ��9'� �� 1--� - a6s.a�ov� �wo n 7 � -- - _ __� . .� ` a �9- i i �. � i� � f i�l �� ' � CBB HG � i� --.- -___�' ��_S\0.8Wf` ` 01�Q BW� Y � --- � � �/� r\�--�J�� i'� � STCB#8 I , �- - gg 8 TW*� .0 BW � -�'a--- � '-i i �p � i� i RIM=188 A . � �888.0 BW* � \ 90 1� \�-� _ _ ; 91. ..: -��L� RIM=882. ^ - ``---�_�_7--' _ - - �i s.irv��i.. .z i / i i = - -- -� 1 � � � � � _ - �•`_- ----- � ��:.�9 4 -- --�_`-',-�j�i� N.INV.=8�.5 � i � __ __ ` � S.INV.=B 9.4 � I �( ,� / � ; �� l � � __ �` '___- -_ '9eft�� !\ �� _____ __________gq�_- : � �. � � � � 1 A -__ �� __'S&� _ ' _ -_-� i _/i � �- � `� _ -� 'SpS� - __ ��\\� I I , i�� /I I \, / \� \\ � ,\ \ \ ��_ -'-_ �995- � \� � ��\\_ __ __�i=i-, � /� I �"PV� I � � � � � � ,_-�\� -_-- --5e�� -\\� \ __ § I / I � K °� ! � � \ �R � \ __��\`-__'S&2- �\- `\ 919- . z� I �� I / I y"?y � Y�� /� �`� 1 � -_��S�i- '�_- --��\ __ -�g � 15'RCP! � �t1 � � � � ��-_ ,� 9--�=- -`\\\\ . ..��i I _ ll �I I I l\��_ --8� __-_ _-�� --I ' . � Y � .. �i � i i � i . ��_-'_�;----- " �\ �� Y ��,..'--'� 1� � I i i � � �-�_-----�__ --, .��--- ��- .......... i I _� �i �, '--esa__ ---� '--, _ . � I HEREBY CERTIFY THAT THIS � � _____ � %4 � ��_\� _-___' ,_ ,\�` . ��-- � -- I PLAN,SPECIFICATION,OR REPORT WAS PREPARED BY ME LEGEND GRADING NOTES Oa uxDEx Mr Di�ci� SUPERV[SION AND 1'HAT I AM A DULY LICENSED PROFESSIONAL 1. PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION.SPOT ELEVATIONSlLLONG 6. IF THE CONTRACTOR ENCOUNTERS ANY pRAIN TILE WITHIN THE SITE,HE OR SHE SHALL NOTIFY ENGINEER UNDER THE LAWS OF PROPOSE�CURB DENOTE FLOWLINE GRADE. THE ENGINEER WITH THE IOCATION,SIZE,INVERT AND IF THE TILE LINE IS ACTIVE.NO ACTIVE TILE O O MACHINE SI.ICED SILT FENCE 2, THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TOAVOID GROPERTV OAMAGE TO SHALL BE BACKFILLED WITHOUT REVIEW.�ISCUSStON AND APPROVAL FROM THE PROJECT THE STATE OP MINNESOTA. AOJACENT PROPERTIES DURING iHE CIXJSTRUCTION PHASES OF THIS PROJECT.THE ENGINEER. --�--- EXISTING CONTOUR CONTRACTOR WILL BE HELD SOIELV RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT �. ALL RETAINING WALLS TALLER THAN 4 FEET SHP1�BE DESIGNED BV A STRUCTURAL ENGINEER. PROPERt1ESOCCURRINGDURINGTHECONSTRUCTIONPHASESOFTHISPROJECT. g. MAXIMlIMSIOPETOBE3:1 DavidNash 3. THE CONTRACTOR SHALL COMPI.ETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH g MAXIMIIM DRIVEWAV SLOPE SHOWN IS 10% DATE 6l 73/2074 ____________ THE RE�UIREMENTS OF THE OWNERS SOILS ENGINEER.A1L SOIL TESTING SHALL BE CAMPLETED PROPOSED CONTOUR REGISTRATION NUMBER 21836 � BV THE ONMERS SOILS ENGINEER.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQl11RED SOIL TESTS AND INSPECTIONS WITN THE SOILS ENGINEER. 4. THE CONTRACTOR SHALL BE RESPoNSIBLE FOR PROVIDING AND MAINTAINING TRAFFlC CONTROL :-J: INLET PROTECTION DEVICE-IN STREET DEVICES SUCH AS BARRICADES,WARNWG SIGNS,DIRECTIONAL S16NS,FLA6MEN AND LIGHTS TO NOTE TO CONTRACTOR DRAWN BY CHECKED BY CONTROL THE MOVEMENT OG iRAFFIC WHERE NECESSARV.TRAFFIC CONTROL DEVICES SHALL CorvFoam ro AavaovainrE nniNNEsoTn oeanarMeNr oF ranNsaoaTnnoN srnNnnaDs. THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP 5. THE TREES PND OTHER NATURAL VEGETATION WITMIN THE PROJECT ANDIOR ADJACENT TO THE MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE DMS/ZRE DJN/ZRE SPOTELEVATIONS: PROJECTAREOFPRIMECONCERNTOiHECONTRACTORSOPERATIONSANDSHALLBEA MPCA.THE CONTRACTOR MUST UPDATETHESWPPP,INCLUDING THE EROSION -- eesiaiCreo nR�n.ne wa�ee aEouiREo ro aRoreCr rne raees wn�Cn nae ro ee snveo ro ee CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL DATE PROJECT# 915.OTW (TN�BW RETAININGWALL SURETHATTHEEQUIPMENTISNOTNEEDLESSLYOPERATEDl1NDERNEARBVTREESANDSHALL � EXERCISE EXTREME CAUTION IN WORKING ADJACENT TO TREES.SHOULD ANY PORTION OF THE REQUIREMENTS,SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO l s�s.o sw 6.13.2014 2011-038.1 (FF) FINISHED FLOOR raEE ea�wCHeS rzeouiRe aeMovu ro veRMir ovEanriorv OF rHe CorvrruCrORs eQuiaMeNr, CORRECT PROBLEMS IDENTIFIED.AFTER FILING THE NOTICE OF TERMINATION, �� (G) FINISHED GRADE HE SHALL OBTAIN THE SERVICES OF q PROFESSIONAL TREE TRIMMING SERVICE TO TRIM iHE THE SWPPP,INCLUDING THE EROSION CONTROL PLAN SHEETS,AND ALL �P�S.O B� B BITUMINOUS TREES FRIOR TO THE BEGINNING OF OPERATION.SMOULD THE CONTRACTORS OPERATIONS ( ) RESULT IN THE BREAKING OF ANV LIM&S,THE 6ROKEN LIMBS SHOULD BE REMOVED IMMEOIATELY REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER,TO BE KEPT ON FILE IN (C) CONCRETE AND CUTS SHALL BE PROPER�Y GROTECTE�TO MINIMRE ANV LASTING DAMAGE TO THE TREE.NO ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN SHEET NUMBER (GL) GUTTER LINE iREES SHALL BE REMOVED WITHOUT AUTHORIZr1TION BV THE ENGINEER.COSTS FOR TRIMMING THE SWPPP NARRATIVE. O 3O SO (TC) TOP BACK OF CURB SERVICES SHALL BE CONSIpERED INCIDENTAL TO THE CONSTRUCTION AND NO SPECIAL PAYMENT C 3 01 (`) MATCH EXISTING wa�se mnoe. SCALE IN FEET �- J - � , � STCB#12 N.INV.=890.5 RIM-8955 RIM=885.3 N.INV.=890.6 S.INV.-8929 � `�II E.INV.=880.6 ST MH p42 I =ssnn""Hassa AiM-asa.e I sTceuax.� ENGINEERING RIM=8842 O T CONNECTIONTOEXISTINGSANITARV. N.INV.=890.01 I`�,.�z•q�P RIM=896.4 SURVEYING N.INV.=871.8 BUILD MH OVER EXISTING SEWER. NNECTION TO EXISTING�� - 1 �� N W INV.=892.5 ST CB k42.4 ENVIRONMENTAL EX.PIPE INVERT=080.78(FIELD VERIFY) WATERMAIN WITH WET � S.INV.=877.8 4 ' .z RIM=897.6 PROPOSED SAN MH 03 INV.= 1.00 rna a e•cnre vn�ve. PLAN N ING '�E.INV 87+.1 ONNECTION TO EXISTING` w-� ---�___ SE INV.=893.8 W.I�x��2 STORM STRUCTURE W/ _ _ �" -- _ IELD VERIFY EXISTING SS MH#1481 CORE DRILL&BOOT. � PIPE SIZE AN�TYPE � EVS,INC. �� RIM-904.3 ONNECTION TO EXISTING 12' FIELD VERIFV EXISTING �-- � ' ��F 9"VSP N INV.-&92] Y � ,�12"F - Q;c��_ % ,.. 6"CIP 100EdenlPravie,Minn aoWI55944 RCp ( _ 5.7 - SANITARY.CORE DRILL 8 �j-� �,..,_.,BUILDANDINVER7S) I - _ U t�-..��_ �--.-S.INV.-892.4 FLEXIBLEBOOT.FIELDVERIFV , . PROPOS�INV.=880.05 -�-_ ¢'_ _- QOi �-� ---- NNECTION TO EXISTING EXISTING PIPE INVERT. _ CONNECTION TO FXIS7IN -� --= SANITARV CORE DRILL Fe:952-646-0290 PROPOSED INV=892.72 .. I =; '� �'� - WATERMAIN WITH WET ' . � � r�� & www.evs�n com � .,..::� I o� .. . 12" .... �� 7AP68"GATEVALVE. +-�-.�_ 6"CIP EX37NGP�IP�EINVERTVERIFV 9• . ' \ . ' FIELD VERIFY EXISTING - °�'�'�-�---� �� I - �0�, :�; �....P '� PIPE IZEAND7YPE. - -� _ '�-�...�_ -_ ROP0.SEDINV=B82.72� �F- P q M Beg 8 I �I� � � -'-CONNECTION TO EX ST NG SANITARY. °'-�a___�_ V S.INV.- 0.0 � �� --�� BUILD MH OVER EXIS7ING SEWER.__ _ ~` � �.1 � �_ �IEID � �T________ SW INV. 0 - � �� FIELD VERIFV EXISTING PIPE INVERT. �_ � � °-' J ��. � � �� - � ___SAN MH 01 INV=893.02 - � _ _ I i � - i :P i �I � ; � �o - ,� ' !/ � � �• � . :-�_ � - Preliminary PUD I t- �, � � ' � � � �- � � � , � � , � � �� L � I I mp ' I I '� I �� __�� :� ,� , ,: � - I � ' a -__ � .......... �< I �.�1I r I 0 �� Z A C1 � I 1 _- r V ^ I p� � -� y I + �� ¢ I I I �� w A 9 �....- N� . � �� 3 �' ; " � I > � -� I I I � I �� i � � m �,, � -' _ _ � �i i g'n�� __��-�. CLIENT 2 i - � ° �; I � g,�= ��' � � I 12 � `- �---�---��_ � � � - � y�; Z -� LakewestDevelopment W�� ^� � I i -� ��-`, J_ _ _ _ _ � �p ��;� �-� �s g `�� 22 _ i A T m_ 30 I PROJECT ,,.. � �' p 1 �O I � j <D ¢ � �- i �� I I 3 I � .. . --t � � m� I � o �I',.`��% � .__. z I i � �... . o ... I m� � Laurel Pond ��:� I I ° 1 m I I � � I_. 8 I I _ _ - _��I-.. i��'�. `� � ..._.. --�-�� r � �I c I �. � ..F� �p - -{-- LOCATION - j ' � I � � _ - � - � � � I �s V . � �T~ _ _I- � � � 2 Golden Valley, MN ��, � r - I � _ _ _ � . ..- I i' .__.! 18 ,I. Z 23 . + .. I SHEET i "� � � � a � i � i - I_ ;� - ,��` � �, °�m H � -�_ _ _ I PreliminaryUtilityPlan . � _ - - � - � �� I __ � , � , n I ' I N �I 7 I I . �'1 li __ ...I`�-c-_� � N m�- - - � I! ...I. - -_ I � I ' I �`� o� - _� .. ��: I . .._.. I- I I � 'I {- I I � � ;� � i i, , I 17 � � o00 � 28 I n i m � i 5 � - - p= - - - - - I -+- _ _ _ _ _ � __ �-a _ � � � I ��Z 24 '" ( � �T I� ! I � 7 „ / , i ' ; � �� ! s � - _ , -I ��_�_S E---F- � S ��f , i , -�- - - - i � _ - - - - ?� i � � Z E- , � I_ _ �_;� I I � I � W��= ��- � . � , �� s ��Z i- 2� � - -_ H � 0 - -��_m- _ - - . ' _ - - - - _ L _ p; L _ ��; � � «�; �p�-�_ _ _ I I � 25 I �.8 4 � I m�� nNZp�p � "ry-z ,�' p W - --_ ��a'_ - > � - ...��'�°; ^ 3z. . -_ 1 /. 97.7 � ^ '�ae° 9;�m;� v c«p"��-mZG;ti' <�.-- � �.. I $�x _---_ - . _� = ,00= ym roi .....I. i. a� a �^ � ��s i�mi �m�� --- -___ a. � � � -�_ J � � s /. 87.4 'o � �+_ �"'�; � m � ��N-ve � -- y �.:_--�.�_;= o � 26 # DATE REVISION m�„x vw�,3 . • V=8 4 ,: I _. B_____y �• `L� A� F o o,x A < � '_.-___- d � �e�� _ . �- � � � � ID C m Q m � f/i<3A �A��'_�-_ __.__'.__..-__- tl .... STCB#6 CBBEEHN �y c �m�'� o -----.�-�Y -�-_'�.---�_�' a I RIM=882.0�` -� v m m;�_______v _'_- �o- � - � RIM=882.7J CS.INV.=BBp2 F�o a � � N.INV.=8�0.5 \ � S.INV.=8 9.4� \ I ___.._ O m � \ y MATERIAL NOTES UTILITY NOTES LEGEND ALL MATERIALS SHALL BE AS SPEGFIED IN CEAM SPEGFICATIONS EXCEPT AS 1. THE CONTR4CTOR IS SPEGFICALLY CAUTIONED THAT THE LOCATION �x GATE VALVE MODIFIED HERIN. AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILIN COMPANIES AND,WHERE � CURB STOP � i. ALL MATERIALS SHALL COMPLY WITH THE REQUIREMENTS OF THE CITY. POSSIBLE,MEASUREMENTS TAKEN IN THE FIELD.THE INFORMATION IS NOT ♦� HYDRANT 2. ALL SANITARY SEWER TO BE PVC SDR-35 FROM 0'-18'DEEP,OR SDR-26 FROM TO BE RELIED ON AS BEING EXACT OR COMPLETE.THE CONTRACTOR MUST . I HEREBY CERTIFY THAT THIS >18'DEEP,UNLESS NOTED OTHERWISE. CALL THE APPROPRIATE UTILIN COMPANY AT LEAST 48 HOURS BEFORE ANY I WATERMAIN PLAN,SPECIFICA'SION,OR 3. B INCH WATERMAIN TO BE PVC C-900 DRiB WITH 7.5 FEET MINIMUM COVER. EXCAVATION TO RE�UEST EXACT FIELD LOCATION OF UTILITIES.IT SHALL BE REPORT WAS PREPARED BY ME 4. ALL STORM SEWER PIPE TO BE REINFORCED CONCRETE PIPE WITH R-4 THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING � SANITARY MANHOLE OR UNDER MY DIRECT JOINTS AND RUBBER GASKETS,UNLESS NOTED OTHERWISE. UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN SUPERVISION AND THAT I AM A 5. RIP-RAP SHALL BE MNDOT CLASS 3. ON THE PLANS.THE LOCATIONS OF SMALL UTILITIES SHALL BE OBTAINED BY � SANITARY SEWER DULY LICENSED PROFESSIONAL 6. ALL WATERMAIN SERVICES SHALL BE I INCH HDPE. THE CONTR4CTOR,BY CALLING GOPHER STATE ONE CALL AT(657)454-0002. ENGINEER UNDER THE LAWS OF 7. ALL SANITARY SEWER SERVICES TO BE 4"PVC SDR 35. STORM CATCH BASIN/OUTLET CONTROL STRUCTURE/ 1'HE SiATE OF MINNESOTA. 8. 4'PERFORATED DRAINTILE TO BE INSTALLED 50'EACH SIDE OF ALL LOW 2. SAFETY NOTICE TO CONTRACTORS:IN ACCORDANCE WITH GENERALLY � � � � � FLARED END SECTION POINTS ACCEPTED CONSTRUCTION PRACTICES,THE CONTRACTOR SILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, �� STORM SEWER . � INCLUDING SAFETV OF ALL PERSONS AND PROPERN DURING David Nash PERFORMANCE OF THE WORK.THIS REQUIREMENT WILL APPLY DATE 6l 1312074 ->-_->___>_ DRAINTILE ---- CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.THE -- REGIS7RA1'ION NUMBER 21836 DUN OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION ��-� REVIEW OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADE�UACY OF THE CONTRACTOR'S SAFETV MEASURES IN,ON OR NEAR THE CONSTRUCTION SITE. DRAWN BY CHECKED BY 3. ALL AREAS OUTSIDE THE PROPERN BOUNDARIES THAT ARE DISTURBED BY UTILIN CONSTRUCTION SHALL BE RESTORED IN KIND.SODDED AREAS DMS/ZRE DJN/ZRE SHALL BE RESTORED WITH 6 INCHES OF TOPSOIL PLACED BENEATH THE SOD. DATE PROJECT# 4. FINISHED GRADE IS THE CENTERLINE PROFILE.MANHOLE RIMS DEVIATE 6.13.2074 2071-038.1 FROM THE CENTERLINE ELEVATION AS A RESULT OF THEIR OFFSET AND ARE �� . SHOWN ACCORDINGLY. 5. SEWER SERVICE STATION SHOWN IS THE DISTANCE FROM DOWNSTREAM MANHOLE TO WVE CONNECTION. SHEET NUMBER 0 30 60 6. CIN OF GOLDEN VALLEV STANDARD DETAIL SPECIFICATIONS SHALL � C 4 01 GOVERN. SCALE IN FEET L �. � J . .r � � = i � � _ r r� m _.,i i PLANTINGS AND SEATING @ INTERSECTION � -�-0�FIELD LOCATED r , ENGINEERING � .--� _ _ _ — � C � rv — EXISTING PLANTWGS TO REMAIN ON NORTH PROPERTY LINE SURveYiNG PROPOSED TREES TO BE FIELD-SITED TO AUGMENT EXISTING PLANTINGS ENVIRONMENTAL �- _ < -`�-<��_� � PLANNING �g—__ ' —_ � Su3,INC. :J;... - - -�_ K �--`'—�<�_ �_ 10250 Vailey View Road, 'te 123 _ _ '� �;y.. , �� — — r' `—�,._<�_t o t� � Eden Preirie,Minnesota 55344 * av ' . .. ._ ... �� _ � '�--�<�� — —� Phone:952E16-0236 1� — — -`� ��< g � � � Fax:952-646-0290 I , ,,.._ — — �-� _ °�—<�_. �_ �-_. www.evs�eng.com � , „_.. - ,�' — � — — �_,a< � „i� � � -- I > _ _ _ —� `_�—< —� \ ——— � — �� _ `��<--__< 1 . - - - - - - - - --�---�-�-� � . - - li � � � • . i -�-- Preliminary PUD ' � � ' � I _ — — — w `" � � � i . o �- - � _ I �. _ w — _ I � - I I I — —p-- ._ _ _ — — � . . -� CLIENT m � —o-. _ _ � _ _ Lakewest Development � N � E �_ a_ � PRO ECT F I — J � I I � � _ _ — — — — — W I N _ o � _ _ _ _ I , _ _ Laurel Pond ..I � I � -- — _ _ _ —��-- — LOCe1TION I � _ I � D I � I � - - - a- _ _ Golden Valley, MN � I = - - - - - - --'_' I -nT — � � o i — I SHEET � I � � — — — _ — _ � — _ �_ _ : Preliminary Site Plan fl I I � I —o - - � - - - - - - I � I — o - - - - - _ _ - - - - I � i � �' I . li I IN / I � I � I � I � -� - - 0 � � I � , � � I - I � I - _ �_ _ N � I I I a ___—__� # DATE REVISION I i w `6�' I � a� � . � �� / �` � � Y I �s�,�$ �G� �,� D E S I G N N 0 TE S IFY BmNN'x w1E aol�aN NVE S� rtom On. �mugs � Abia aoneobr CONCOLOR FlR B' HT. - �� 1'YPICAL FOUNDATION LANDSCAPE PLANS TO BE DEVELOPED Picaa abies NORWAY SPRUCE 8� HT. - Acar X frsemon"n�AF/1' FlR6ALL AIAPLE p,5' BB 10 FOR BUILDINGS THAT SPECIFICALLY ADDRESS: IHEREBYCER?IFYTHATTHIS Pkea glauea densaW BUCK HILLS SPRUCE 8� NT. 10 PLAN,SPECIFICATION,OR � 1) HOME ELEVATIONS FRONTING PENNSYI.YANIA AYE. xEPORTWASP�PnxEDBYME Thuja xeidentolie'Ruahmore' RUSHAqRE NtBORVffqE g• M. �y ORUNDERMYDIRECi Acer eaxharum'BaAala' FALL FlESTA SUGPR IMPLE 25� BB - SUPERVISION AND THAT I AM A � �"�"'°""• '�+rt��+E g' M• 5 2) SPACES BETVYEEN HOMES IN THE SB7E ONTERIOR THAT nuLrLicENSEnexoFEssiox,v. ENGINEER UNDER THE LAWS OF c�da�Mn�,�,.:�� SNYLINE HONE110CUST Z,5- � ,o °PN�°"�TM� ADQRESS ACCESS, PLANT MAINTENANCE AND AESTHETiCS. rHE sTnTE oF M�NEsorn. �"�' sy��qo r�iow'wory s�k' nroRr siuc,uwu�mm�uuc s' � zz cxuwa Fors� 3) BACKYARD SPAGES IN THE SITE INTERIOR THAT CONSIDER THE OWNER°S PRIVACY AND THE SEMI—PRIYATE David Nash Ouercue rubra NpKIFIERN RED OAK 2.5' 88 11 ' Yclw'Piairifire' PRAIPoFlRE CRAB 8' BB 9 CLUL�FOPoA DATE SI 22I2014 NATURE �F THE SPACE. REGISTRATION NUMBER 21836 � Nalue'Red JewaY RW JEWEL CRAB 6' BB 8 CWMP FORM � Tilia anaAeana'YcNSeMrY� SEMHi LWDEN 2.5' BB 2 �� k�5 NOTE: nenv�sY CHECKED BY G Comus olbosiDeriw'Rad Gnome' Rmxa,�e oocwoon /s corrt. - DMS DJN � rra coraata LITILELFJi LINDEN 25' BB 9 Euonymua alatw'Compxtus' OWARF BURNINC BUSH /7 CONf. 18 ��rtwcropylh'PIpiY-P ,��r-�-�o�rr,n�wwr,� �s �,r. 4 TREE AND SHRUB SYMBOLS ARE SHOWN GRAPHICALLY DATE PROJECT# P ��o,��•�.a�, CEMFR GLAW NINEB�WK � �oM. - ON THE PLAN AND IN THE LEGEND AND NOT LABELED. s.zz.zo�a 2071-038.1 SIA Sringa meyeli'PaNWn' DWARF KOREAN 11UC /5 COM. - � . smny�wqo�'cnarie.,wy crw�s,iar uuc }s cart. �i � E DENOlES E70SIINC 7REE ngo wlgaria'Kraaavitsa Aloakvy' BE�UIY OF AIOSCOW IIIAC /5 COM. 30 ardy-LoM I/aiMxwna Panmida PEOM',pAYIJLLY Mlx,etc 0 30 60 SHEET NUMBER /1 COM. - SCALE IN FEET L 1 L � - .� � _ 'O.C. ON CENTER SPACING - AS STATED ON PLAN PLANTING SOIL MIXTURE �(SEE SPEC.) 3-4" MULCH FiNisHEo cRaoE ENGINEERING SURVEYING ENVIRONMENTAL sHRueAnrioRrR�EE P�°,aNriNc PLANNING DETAILS ON THIS PLAN EVS,INC. 10250 Valley View Road,Suile 123 Eden Prelrie,Minnesofa 55344 N 0 TE S Phone:952-646-0236 Fax:952-6450290 s PLANTING BED PLANTING BED / MIXED ,�„„,.e�s��9.��, L2 NOT TO SCALE LANDSCAPE WORK TO �E CQMPI.�IED AF7E12 FINISH GRADIN6 IS �OMPl.ETED BY OTHE�S. ' l.4NDSCAPE CONTRAGTOR WILL VISIT T�tE SITE �EFORE V � ` SU9MITTIPIG A 8t0 TO FULLY UNDERSTAND SITE CONDIT!(�VVS. Preliminary PUD i'-� NOTE:GUV ASSEMBLY OPTIONAL BUT �� I � �� All Plr�Ni'S AND �iAlER1�4LS +HALL. COMPIY YNTH THE 1. SCARIFY BOTTOM AND SIDES OF HO�E PRIOR CONTRACTORASSUMES FULL � _j"` °LATEST EDITION f?F THE AMERICAN STANDARD FOR TO PLANTING RESPONSIBILIN FOR MAINTAINING T-� ✓� TREE IN A PLUMB POSITION FOR THE ,J .. (�l�-�Y/< NURSERY STOCK, AMERICAN A850CIATION �F 1UURSERY�IEN. CLIENT 2. TRIM OUT DEAD WOOD AND WEAK AND/OR DUR4TION OF THE GUARANTEE PERIOD � LaICQWQSt D@VQIOpITI@I�t DEFORMED N/1GS.DO NOT CUT A�EADER. .!y �i � DO NOT PAINT CUTS. GUY ASSEMBLY-16"POLYPROPYLENE - ' �!,y� �' �� OR POLYETHYLENE(40 MIL)1-1/2"WIDE �� 1�� P LA N �E AW TFiEE TFtUNKS SO1AlL BE SURROUNDED BY A MINIMUM rxoJECT 3 THOR UGHLYCOMPACTEDBA KTFILLSOILOR WIRE 2(7YROLLEDSTEELP STSGA -r� �� OF 2 FflOT RADlUS W1T!-f 3" THICK SHREDDED HARDNlOOD MSTALLPLANTSOTHEROOTF�AREISATOR (MnD0T3401)@180°O.G(SEESTAKING ,� � 8" 2-PLY RUBBER HOSE MUL�N. Laurel Pond UP TO 2"ABOVE THE FINISHED GR4DE. DIAGRAM) - -- mm�s�aany��.(uedmo�pusa�a��mMm a J J £6TZ-£59-ZSG SOb55�1`s9�sa��!iR i z �',+ w '� �� $ 54£SS I�IY�`�I�T°�T�U[Ni S any urda�xwH 96££ " j a� o � ; o � � ZSOZ-699'Zl9 �n '� <�< 8 S££a�ms•�.fzmq8!H SZS4l � �:; � � W� Q o> ��a� � S1 � 311H � �Id � a� � �<�w ��a� m � �uawtlo�anaa �saM a�e� � � > �= c;wH � m � ��a.� _ o JlN`ddWOJ '8 Sll3M � � �� =z�° a 3 � N s°g€�� g � e u Jfn � v�iYn� a � cs.i N _SS�� $ � � } J Z O W � Q � Q O \—/ Q a � Z a w Q z � � O \\ � �� Q \ Q Q �' Z O Q Z Z a w Z J � � � C � � Z Z J ��J N LC r � Z U � J Z � W I � I�i. I �I' �'I � � Z � li �� I Il�;,i� i i d �, � � lii� I ..,,, �I N p � Z i ��I,. � ..�,� � � O _ Z � Q I � !! � ~ Q LL � Q Q � I �I �I'� I ;II��,I I !, W � W � wreo3 wc g Z � .� : I �I�ill II II� W 3 C 4 z O X I�i �p F– O �� j� �� ''�'� Z$ — � 8 w v � � ' � �� - � Z� �' ` �� Qm Wa '� I W w _ , �W o , �, � �� J t �� I I'; �" �� ; � m I w .. , o�o � _ Q_ �' J N y =N . I ��I. i I_ I Z� I - - W � _;� roo� � , � 'I � � � � ��8�� «I� I� � �� _ � � ,,,� # -_ -� ., � _�u � � ��''I ��i o � - �� J - i �� _ i . : � �� ' �,� _ _ o0 , —_ — . �- - r w �� - a a II� I�� I � 'i _ I -- -1 � ��,�° III I �� ',-�"'a �' � � � � �� o � �o� �� ; � � � �� h � �r � ` I p �� ,L� a e eL� �. III q" II I I�III�I� Q,Jc �;�� 1 - - �� '�� e,y'�,�,��• ��q�si _�—— ;,.. � ��f�� c a P � � '• a� — + — . � II � � w Q � �irti I � ¢ I� � I z �I a I �- Q li� R < � I � � < I N "III ' o � � � Z z � i W a � a w — — � ��INp Q I I � � I0 a � �F A �;f��"r� — Q � � _ � Y� � — — � � � �'�LI � ��`f i � � :�s� 'H M1t > •rp` �� — — a ° �9�, '� _ � � � �� ,;e � ^a �, y � � � c4i - _ �� I _ I. x � II� � I I � .;il l I I I O = J . o � �I I �o = � ' _ _ I - oJ I o � �� i � 8�0 o I I�! � � , I ,, g i� - — � , � — � � �� ii � I� ! Ii� �,j �— l I ,I,� _ I �,, I i I — g _ � � I II� o� � � I B�o � - � � � � � H I � -_ � - � � � - , � �, �i,l -r � � I� � o _ - - _ ;;� '�,i, I I a$ _ � - �� o � I - _ _ o -}- - �'��I __ I ,; �I 'i l - -- - � - � � I � - - � � � ' 0�� -_---' ' _ mo�•siz�nrq»V.inedmo�puesRap�•mmm £6IZ-ES9-Z56 s0455 t�II1T`SR�s�i1T �°a � w w ,;; � � � �. 54£SS[�IY�`�°iauory� S any cndawaH 9b££ � w�y o 3 3 0 �� S££a�!mS•L�T�y�9-I SZ541 ZSOz-699-z19 � � c � �� W;� ��8 ; g M �uawdo�anaa �saM a�e� S 1� 31 I H � a d � � �� .� F o�� U m � �� o � ANddWO�'8 Sll3M z�� _ � y d� o ;.�� $ 6 � � JCn �u�' r=i> LL3y ¢ � x y ��sa� $ ., 3 = N � � J � 0 � � � O Q ; � O � � � a �' I � 0 p a .� w � c� � ^ - Z � � � Z _ a � � O 0 Z N _ � Z � J Z O � ��_�I I �� y LL � _ �- �� Q � I I�. ..I� � Z o O _.. ' N ' �� i �p�� y � Z Z � �� l, 4 - � 0 F��„��6 Q W ` �L�� ' Q �� o° Q � , �' a .,� �, ��8�� p,� ,H � J � `�x?� �� ,t� I �II �I J � 1",,,{S�b° � '��'��`, �_ � — �p ','��r��U"��, � �5 N p af•� P��'y' �i� � � O m �.�}+' \G`�L'�� /' � -�- � i O Y �� r -�� `� _ ��,�'i�'�� :=- — � � z m ��< �'`�� _ _ — I� Z m �� i�e�,S�Pr�l�"F � �¢ �� fi __ .�, . § �� bJ"l�� - �� ,�� s� � � � ° ``� 5 '�� - . �, � ' roi � �W � .. . , ,,�� ~� P � �5 � a�`�� - � ' O _'Q N� � ; --_ —' -- - -_ � __- �� - — A � � _� � —�� _ _�� II I li � `,�,� �li �� hl�l I�' 'li��l I � 0 0 o � w � a B � ~ � � a � � > � a � � � � � Q u n_ , ! O Z p Z a0 O w I � w � � � a �% �a9 � g I� - � � �'�'"�6� ��Q� 4`1F1� '�`°�8 � � �(°`A��L�J'�7v1 JS� � +�� L� �.� .. . \�`yl J `�SZ� �f�`� - � 8��. �r'✓� ? ✓�a � �.,;��!? � �' °�{'y�� ' ,'�'S�yo o� V ,��" ��-�,�. �� ;� �; P z� �/' ��-��, ��3� ��y��"��`c. �� a�`�G�-��_�� a�`'�G�� ?,/ �-� S`—� °�� ,�-�� _� � � ��4 �� ,J;��`��,i �d,� '�'��c�� _ -� � ro�� ,� s � ,e . � _ e . P _- ..C � I - o c �4• # - 7F 'Lq i � - �—� � � - --� 0 �� -- - __ �_ � � � � �_-- � � , �� - �� - � 0 _ , � � � � � 1�7 I"' I"' I"' -- - - -- - - 'I �� i; � i u - , NI � � - � �� - _ - �' , � � _ � � iII� � � � � � , �� a � i �'�, ' � ; � ��< �� I � �� '' �I �� _ �_ �� = ' ' � ° - -I �II ' j �� i�i � � . „ � c'� _ �� , � � � � � Q - - ��, �' � �� _ ;� ',�, � . _ , � � ' I ' il Q � � I_ I- I � J I - - u a # I Z a x J r � 0 G, I i ? _i � � U � ��--1_ I�_I�� j� w � w �� - �I� I� I�� I�' �;� D o I _ _- — � - i i � g b � . i}� � � LAURELAVE W � w w Q Q w Q �iQ �-'Z �� ' �z o �< _� U� V i r �Z aZ a Z w w a a mo��s»am�ayluedwo�Pi'es➢a�'mmm v J J � � � £GIZ-£S9-ZSG gpy55�r`sRodzauury� p ^R,, W � � $ Sb£SS[�II1i`�N°�avvry� S�^y u`d�w�H 9465 "'� a ti � 3 `c � g aJm .fzm R ZSOZ-699-Z19 . h a'� �O $� t � � 5££ S'L �I!HSZSbI �++ � c �� w� o s �� ; � �uawdo�anaa �saM a�e� S 1� 31 I H � �I d � � a y �� _° � o ��€9� � � W > � �oo � � �� Z > JlN'ddWO�'8 Sll3M e ¢ �� _ �� w = ��£� � � g _ a Jfn rn � a U � _.�3'S� � 3 > Q Q J Q Q J JQ r > a W a o a ,,,r� Q c� � � N Z w z � � o � Q � J � O Q '11 LL V i Z � — � } - � � � O J z �(j�� a � i� i o o z � - �I � �' Z o W - - �; '!;I: ,,� � Z a a _ --_ , __ � � 0 3 0 _ _ _�) � � o c� ; = Z ' o N 3 - _ �I'�;, ' N o ° _ � -- - � g � Q g � Z � J � J � � W � W � !` !n a N n � ` � � O § p � _ � _ _ - � � � � � � � � � � _ � � � - � � _< �,< i_ O _ � - �. - �-..� a � Y — 3 � U � .,�6� -- _ - Q �'° ��(}� �y`1�\,'�,� � - `�' ��'i�� J�� s1�,��-� , ,�� . ��, � � '°� a � �,�R� ��--� �,_ � ,,'��. s� ��;5 l �I � _ ��:. �o' �� , 4��0��e4 `�4 S ��S' � '` � � , o ,� �° � � a o � � � x � � Y � Q Z m W K U H W _ �--_ � _ . ' � � - � � O . _� ..�-. ��- � Z � _ � O m ---_ _ - ___.___"-_—__.- �- . ---- — 3 ��p � _ ---- _ U � �' 'y� — � �,�� ' �� z . t �� •,?�s �------ w� I �I I I � � u�'i` \��c� U � _� _.-____ y I ��i ; �� ;�� 9�,,�� ,� � -4 - -- -- ,�� ,�.��. ��4—z--='�� ,� I�I _j _ ry � ^� a � �&" °'� ��I�I �'�� 1��, ,'� s� ,� i �°� ��'��' °' � �i j i i � ��o�� I � � I ' �' � � - �- � �'� � � j!�; i Q II ' ,__ � J � . I I I I' ` I � i > �' / � 0 i O a Q � � � � I � �I��i �� > �� _� I_� I� � �� - > _ � � � i� Z I I�ii � � �w a_ � o 0 a � �� W � � ��I�'�_I-��-� lY � � S IJ_—.—_ _—��i � I � I.WL ��i � ��!�I' I �` I�� i �� W � ,,,...$$$''' I � � , �Ix� I�I�' I� � � � O �_ ��—L� LL 1 � �i��ll J � Z �v � � � g . . , , � L4URELAVE w i----- Y • � • e r . • zP,".,,,k. .Y k'e'=�"°°.e�q�'sz� - ,e.>a. . .:s��^ ��~ _ J"�t�' ��°'�?�� C �g,� � • w �a'�.'a� ��:. - - �°�¢�.Y�`�� °�a� GC� 4`�,.y� �,�, ,,l � �e�, C ��-�=?��''��fi�� '��s � � �`�� d M �n y � � �� ts�� r i f�,, � � � � M i, ; HOUSE STYLE A �� > � N � 3,�;t�`� � i ��d M HOUSE STYLE B � ,, �`a5 ,� GARAGE AT BASEMENT LEVEL V�' s.,'��, �; GARAGE AT FIRST FLOOR LINE � � � �` "�',c� �i� 3 LEVELS WITH TUCK UNDER GARAGE v �' li'�I FITS ON LOTS: #1-#10 ��"�Z FITS ON LOTS:#12 #29 � „ � j i �� FINISHED SQFf:2,600 SQFT .� ,L � i � I I I I FINISHED SQFf:2,400 SQFT ; U N F I N I S H E D B A S E M E N T:8 0 0 S Q F f � �� I I , U N F I N I S H E D B A S E M E N i:5 4 p$QFT i � I' I Ii UNFINISHEDGARAGE:4&4SQFf � UNFINISHEDGARAGE:484SQFT � N c I li i m i � .. I � I� � a � j � ' Y �� ' -� �— I� � ... ,� , � �� , z � o ROOF �� I�� LNDRY OFFI� ROOM Y� HALL �:_ -� d � U �� BELOW � "� ROOM ROOF � � � � W vNi 6 6� �l: � BELOW � � F_ �'�� CLOSET - ,� MASTER BEDROOM � \ � HALL � � g \ �_ �� .' � �. O� � g o x 8.b � o - � J U � �a / �� MASTER BEDROOM � / CLOSEf CLOSET - BA�� I �j � �� '�; � T _ �J I� � I � Q BEDROOM BEDROOM DECK OR � BEDRO OM ;`� � ,� PORCH ROOF I DECK OR � � 'c� � � �� PORCH ROOF �m,�...a.,.„., � � ' �CL. BEDROOM I,CL CLOSEf �BATH R PROJECT TITLE: �' � ' ��'� � 0 � Laurel Ponds a_ -� �. — -�� Subdivision SECOND FLOOR PLAN SECOND FLOOR PLAN scn�:i/e'.=i.a. 345 Pennsyivanla Ave S � scn�:va=ro� Golden Vallry,MN 55426 -97'- -109'- � \��ii�' - - - - - - - - - - - �5-- - - - - - - �I - - - - - - - - - - -- - - - -- - - - - `--- - - - - - - - - - - - � f 5� �l � =, °�� - ,,,�,, I � ;,�,, . _..�- =�--�- - I � �� MAIN / W/' , I o , I SHEETTfTLE: ENTRY / � = o - I ,rv�, � � MAW FLOOR PLANS � �\ BEDROOM I �i i�� S � ��i i�� ENTRY � -� � � .��i i� � I CL. AT RM'� OROFFICE � �`'"� CLOSET - ; o � ��i ii � ' LIVING ROOM 20' �� , � � _ � � i�i��` � -- _._ �' � _ � i i� W 20 I �� 1 a� � �� i i� � X- � - L'w DRIVEWAY ��--` CL. CL. �� . � o - , � g;q7 I� BELOW � --� II� II°' � I \H� � ��i i�� II� � � `� �� DRIVEWAY . � 2 CAR GARAGE� �; � CLOSEf � � � �� , I LIVING ROOM �u�� \�*I POR�COHD � II I i jly/ 22 X 22 \ � ��I ENCLOS�ED ,� I I PORCH � � � � 12' [ � � ,� BEDROOM i �. � KfTCHEN I � "� ' -- ' �— �� il lp' �� ,-'" - � �- - - `� =�,, �� OR OPFICE co'i KITCHEN . � _ � I � � - �� ° . �— � � �+ �� — —j � � � � .� PpQIECT�: 01-2014 IL _ _ _ _ _ _ _ I�5 � I O I DRAWN BY: WELLS — — — 97 -109'- 'S� — —"— �:e - - - - - - - - - - � - - - - - - - - - - - - - - - `� - - - - - - - - - - - - - � CHECKEDBY: WELLS FIRST FLOOR PLAN FIRST FLOOR PLAN ISSUE: DATE: scue va^=ra scae:va'=ra 45' � _ ._ _ _ _ . —__ ST �_ _ . ----_ _ _ - - _ ---- -___ � - / UNEXCAVATED i CONC I� MECHRM O STOOP TH RM ; ABOVE i . 1 I hereq r,uplyqmMb pan I . j��"?�_� .. . . � ` O . specllkattanumpoilwup2pyN � anOlhrtrlamaduy��""� � � � � � i �_ l� J \ , - . � � BATHO� I vrn��narubwa -. -_-=-�-..�a � . . . I 28 . � I, memeor Mmneea� DRIVEWAY I 2 CAR GARAGE � ' 28' ZZ x 22 UNEXCAVATED BASEMENT BASEMENT mnnmm�� -�� I � FINISHED OPTIONAL li� � � FINISHEDOPTIONAL II aes: �.�u asets DECK ABOVE � �- � MECH RM DECK ABOVE I ��_ �� -� � . . . II SHEEf N0: � � � BASEMENT FLOOR PLAN BASEMENT FLOOR PLAN AS SCALE:I/d'=1'-0"�Mtan Pnnled OnTY x 3P pope� SCALE:I/6'=I'{1'when pintetl on TI x3f poper -PRELIMINARY -FOR ZONING APPROVAL ONLY-