09-22-14 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Council Chambers
Monday, September 22, 2014
7 pm
1. Approval of Minutes
September 8, 2014, Regular Planning Commission Meeting
2. Informal Public Hearing — Final 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 111-unit
assisted living and memory care facility.
3. Informal Public Hearing — Preliminary PUD Plan — Marie's Woods — 7200 and
7218 Harold Avenue — PU-119
Applicant: Peter Knaeble
Address: 7200 and 7218 Harold Avenue
Purpose: To allow for the reconfiguration of the two existing single family
properties into a new five-lot single family development
--Short Recess--
4. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
5. Other Business
• Council Liaison Report
6. Adjournment
This document is available in alter�ate formats upon a 72-hour request. Please call
7b3-543-8006(77Y: 763�593-3968)ta rnake a request. Examples of alternate farmats
may include large print,electronic, Braille,audiocassette,etc.
Regular Meeting of the
Golden Valley Planning Commission
September 8, 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,
September 8, 2014. Chair Kluchka called the meeting to order at 7 pm.
Those present were Planning Commissioners Baker, Blum, Cera, Kluchkas �,�gelbaum
and Waldhauser. Also present was Planning Manager Jason Zimmerrn;an and : ,
� � s,
Administrative Assistant Lisa Wittman. °' ����_
@ �
1. Approval of Minutes C�� �����°e �`�b`�
,�r�
,�
( 5�}
August 25, 2014, Regular Planning Commission Meeti�i� � ,x�t
�"')I�����`E°'
Waldhauser referred to the fourth paragraph on page three ar�d a�ked fhat it be clarified
to state that the subject property clearly starts with two pa�allel°s�d� yard lot lines that
eventually bend creating a side yard and a rear �rard, wheteas the side lot lines on a pie
shaped lot would intersect at a sharp angle.. .
,,,
MOVED by Waldhauser, seconded by Segelbaum and�motion carried unanimously to
approve the August 25, 2014, minutes with=th� abovc�inoted clarification.
2. Informal Public Hearing �Mmo�;Subdivision — 200 Meadow Lane North —
Sunnyridge Woods����-�U08 12=�
Applicant: Golde�rr Valley:Land��ompany (Matt Pavek)
Address: ZQD;�I�ad��hr Lane North
�E€
(' �
s,
Purpose��'�; To°reconfigure the existing single famity residential lot into three new
;� ��i �ingle family residential lots.
, �,�
�� ��� �. ; :
Zimmerr�"�� re� ,rred fo`a site plan and explained the applicant's request to demolish the
?� �;
exlsting sing,��� farl���y home and subdivide the property into three new single family
resid��tial lot�,r%all f which meet the requirements found in City Code. He stated that
the ap��i�ant '�s had two neighborhood meetings and that the neighbor's concerns
included:°��1�I�I�ss of trees, the size of the lots, the impact of the construction, the impact
on the character of the neighborhood, and the impact on surrounding home values.
Kluchka asked if there is any component of this proposal that would allow it to be
denied. Zimmerman stated that it meets all of the requirements in the City Code so
there is really no reason to deny the requested subdivision.
Segelbaum asked if the applicant is requesting any variances. Zimmerman said no.
Minutes of the Golden Valley Planning Commission
September 8, 2014
Page 2
Peter Knaeble, representing the applicant, stated that the main concern he heard at the
neighborhood meetings was regarding the density of his proposal. He stated that based
on economic feasibility he can't split the property into two lots instead of three.
He said he also heard concerns about the relationship of the home on proposed Lot 3 to
the neighbor immediately to the east at 207 Sunnyridge Lane. He said he would like to
propose that Lot 3 be widened by five feet and be allowed to have variances in order to
have a 10 foot west side yard setback (instead of 15 feet), and an east side yard
setback of 20 feet (instead of 15 feet) so that the new home can be built�fi��t�er away
from the existing home at 207 Sunnyridge Lane. He discussed the tree�preser�ation
requirements and stated that the majority of the trees on the propert�r would remain.
However, because of the neighbor's concerns, he would like to.p��ipose a�t��e ;.
conservation easement along Meadow Lane and Sunnyridge L�ne to,ft�rther9p������ect an
additional 34 trees. He referred to the neighbor's concerns aboutthe°�impacts �uring
construction and said he thinks any additional controls regardin� noise, pga�king, working
hours, etc. should be enforced at the time of constructior��� r�' �;�,�°
, ,
Kluchka questioned the procedure in light of the �pplicar�t's proposed new information.
He questioned if the Planning Commission should wait to �r�view the proposal until new
plans are submitted for review. Zimmerman st�ted,�hat staff has had some time to
review the additional information so he daesn�'t fhin�:#he ��racess needs to be stopped.
He noted that any variance requests w�ii��d tak� place during the building permit
process since the variances discuss.ed wo�ul�a�e from;the Zoning Code requirements,
not from the Subdivision Code re�uirem�,nts:ll�-!e added that the proposed tree
conservation easement would nee� mqr� disc�ission. Cera stated that traditionally, a
variance request coming b�t��`to the7��fy after a subdivision request has been frowned
upon. Kluchka said the ne�ghbors�want the house on Lot 3 moved further toward the
west, and he doesn't want`ta se�ond guess the applicant.
}�F�&��
Segelbaum asked Kriaebl� if the�e will be custom homes and if it is difficult at this point
to say which trc�s will`stay,a�'��auv�iich ones will not. Knaeble said they will be custom
homes. He state�i}th,at�he is required to submit a tree preservation plan with his
applicatiori'���� a�'``st�m� additional trees will be removed and some will be saved.
����? , �;�
r ; f
3.
Segelbau°i�t�qu'�e"stioned if there are other ways, besides a tree conservation easement,
to �aintain additian�l trees. Kluchka asked if the applicant could put a covenant on the
propert regar��ng the trees. Knaeble said they are proposing an easement that would
get file� ��t th�'County with the property. Waldhauser added that covenants usually have
a fixed life:°��a'ker questioned why they couldn't have a perpetual easement placed on
the lot itself so it is attached to the deed and protected. Matt Pavek, Applicant, stated
that he is proposing a perpetual easement, the trick is having someone enforce the
easement language. Baker referred to the tree preservation plan and noted that virtually
all the trees are in the street right-of-way, not on the lots themselves, so the proposed
tree conservation easement won't be effective anyway. Pavek said there are trees on
the lots and in the right-of-way.
Minutes of the Golden Valley Planning Commission
September 8, 2014
Page 3
Segelbaum asked Pavek if he has concerns that restrictions would make the lots more
difficult to sell. Pavek said it has been his experience that people want to keep as many
trees as possible, so having a tree conservation easement would be a win-win situation
and a good faith effort to preserve some of the trees. Segelbaum suggested that the
City Attorney might be able to suggest another way to protect the trees that would not
require the City to have to enforce the easement. Kluchka noted that half of the trees
are ash trees will probably be removed anyway.
Kluchka referred to the proposed amendment to move the west property fine;ca,f Lot 3
five feet further to the west and asked if that is the maximum amount.it�could b�'moved.
Pavek stated that 5 feet is an approximate amount. He said langua�,e�cauld be cFtanged
to say that the lot line could be shifted to the west, but still maintain the req�ired I=�f size.
Knaeble clarified that the plans they submitted are what they are propcising ��e�ust
heard from the neighbors that they would like that property lit�e shif#ed to the�,v�rest, so
he is willing to do that. �����`�
aai��a
e �,,.;r
Baker asked Pavek to explain the economic reasons anr�y ne rejected proposing a two-
lot split. Pavek explained that the price is set by how many lots �a� be created and that
the seller in this case is entitled to split this property into three lots. If fewer than three
lots are created it decreases the value of th�:land. ,:
��
r<
Kluchka opened the public hearing.
` ` 1[��
John Wetzel, 120 Meadow Lane North, ��anl�ed the applicant for listening to his
concerns. He said he is very concerned��'bout f�ie tree coverage and it takes 50 to 100
years to have the kind of tre�cc�uera��� they have now, which he would like to maintain.
He said there will be an awFul lot��f act�'��ty on Sunnyridge Lane in the next 12 to 18
months. He referred to an � ri , �,photo o�the subject property and said he doesn't
� � �� �
recognize it. He said,he wal����i this property every day when he walks his dog, and it
doesn't look like whaf� �s�k����g s���own in the photo. He said that moving the center lot
line further west�mak� , s��se��nd$$preserving trees makes sense. He asked if the 15-
��d� �
foot side yard se�"��ck i���tandard on all properties in Golden Valley. Kluchka said each
property i���tt�er�nt'�f1/eti��l asked the Planning Commission to take into consideration
what ea�h nei�hbor=i����ying because once something starts, it steamrolls, and it is
hard to sta� He ys,aid he loves where he lives, and he pays unbelievably high taxes
be�ause of�I�e beauty of the neighborhood and the wonderful neighbors he has, and he
woufd l�ke to p��serve that.
; ���
�����4p �4 j,j
Rick Moore°,-214 Sunnyridge Lane, said he thinks the applicant is headed in the right
direction and has been listening to the neighbors. He said typical setbacks are really set
up for a typical rectangular lot that you might find in a grid situation where there is a
front, two small sides and back. He said in the situation of pie shaped lots, there needs
to be a different way to analyze these types of properties because there are side yards
next to back yards. He said the discussion demands that these types of lots be looked
at differently.
Minutes of the Golden Valley Planning Commission
September 8, 2014
Page 4
Mark Dietz, 207 Sunnyridge Lane, handed out pictures of his house, his back yard, and
the trees on the subject property. He said he appreciates the time the applicant has
spent with him and the neighbors. He said this proposal affects him a lot. He said he
counted 52 trees on Lot 3, some of which are 85- to 125-feet tall Austrian pines, which
are a protected species, and are 125 years old. The trees are a haven for wildlife, and
protection for his house. He said he has 20 windows on his house that face the
proposed Lot 3. He said he is trying to sell his house and realtors have told him it will be
virtually impossible to sell with construction going on, without reducing the price by 15 to
20%. � �� �
��A
��hE
3 F'^
Michael Alexin, 208 Sunnyridge Circle, said the picture the applica�ts have shown is not
drawn to scale and that the proposed new houses are really right o�n top �f;,�achQ��ther.
He said he moved to this area because of the large lots and tree� and.this ���ppsal is a
tragedy that will ruin the character of the neighborhood. He said��v�n thougGt it meets all
of the legal requirements, those requirements go across all o�Golcfe� Valley, and this is
a very special neighborhood, and a special community in��he City with azvery high tax
base. He said he really believes this should be a finrQ lot deve{oprr�ent, and with bigger
� homes on them the economics can work. He sai�°tloesnP��:�nder�t�'�nd why they need
the third lot because it will change the character'of the neig,t�borhood, and the homes
will be very close together. r,t;� �� ����
Mark Dietz, 207 Sunnyridge Lane, referred to the pictures�he submitted and noted that
his patio goes all the way to the pr��erky line.' He said::there is a major concern that his
house will look at the new house�pn Lot:3 so'he suggests the proposed variance should
be granted so the new house will [� furt�ier aw`ary from his house. He stated that there
are 2 or 3 pine trees that ar,�.45 in�F1�s'in diameter that will have to be removed which is
disturbing. "'` ���;
E: �r�.
°�i� s`` `
George Landis, 22Q�Meadowa��ne North, said he'd like to offer an appeal for a two-lot
subdivision. He said'peopl��cor°rm�to his house and they can't believe there are any
neighborhoods��� e this in tl�����rvin�Cities. He asked the Planning Commission if they
want to be like �a�zat� r Coon Rapids, and asked where they want this community to �
��
��
��
90• ���� ���
,
���� �, � � ��I�E..���
Seeing an� hea��ng no one else wishing to comment, Kluchka closed the public hearing.
�� .,��. ���.
g � 4
Kna'�� stated�thatzthe plans are drawn to scale. Baker asked Knaeble if the aerial
photo ���ho� �d was an existing photo of the trees or if trees were added to the photo.
Knaeble e���ained that the plan he showed is a color rendering layered over an
accurate aerial photo, and that no trees were added to the photo.
Kluchka asked Zimmerman to explain the side yard setback requirements. Zimmerman
stated that side yard setbacks vary according to the width of the lot and the height of the
house.
Minutes of the Golden Valley Planning Commission
September 8, 2014
Page 5
Waldhauser referred to the drainage on these properties and noted that there is going to
be a catch basin along the north property line. She asked how that will work if there are
trees in the easement area. Pavek said they will work with the City Engineer regarding
the placement of that pipe.
Kluchka referred to the comment regarding the methods used for odd lot sizes and
stated that the City Council will be discussing some proposed changes. Zimmerman
stated that the lot width language was addressed and the discussion regarding lot depth
is ongoing. Segelbaum noted that any new language being considered� ��Quldn°t change
the analysis of this proposal. �{ �
�
Cera questioned if Austrian pines are a protected species. Baker s�aid the�y��re a ��able
species, but there is no special protection that he is aware of. I�e added that�i��'is
cognizant of the fact that the City Council will be discussing a mar�tc�rium or� � '
subdivisions at their next Council/Manager meeting, which he�supp'orts, so l�'e is
opposed to a motion approving this proposal. Cera noted that the City C�uncil does not
take action at their Council/Manager meetings. Ba�er sugg�:sted t�bling this proposal
until the City Council places a moratorium on su �ivisiahs, Zimme�;man stated that
applications already received would continue to ��o through the process.
.��.
Segelbaum stated that the applicant has prese�r�ed�a�yia�le��proposal. He said he is
pleased that some changes were made°f�,ased°vn neighborhood concerns, and he
doesn't see any basis to deny this request. Blum agreed, and said that this is one of the
most beautiful areas in the City, but und�rsf�hding the law and the Planning
Commission's responsibility, ther���s nt��E�ing proposed here to base a denial on. He
added that the applicant couttl � e t�e��ity which would require the request be
approved anyway, witho����ie c���ges the neighbor's asked the applicant to consider.
'���F f,�' ;
Kluchka said he thinksamovi��i�E�he interior lot line five feet to the west is a good idea that
he would like to encourag��, Cera�said he would prefer that option over granting
variances in the�future�� !i����''� '
�E�3 ,.
_ ,;�� ��_
Segelbauri't����d,he`would.like to leave the tree conservation easement question to the
City Attd�r�ey �He sa�d he thinks it would be better not to have the City be required to
actively m�i,ntair� that easement, and he does not want it to be added as a condition of
approval. Ce� su�gested adding a condition stating that the easement could be one
optio�'�, put tha��Further study is necessary.
�����; �.,
Waldhauser said the proposed subdivision meets or exceeds all of the City's
requirements. She said she is not opposed to moving the interior lot line five feet to the
west, and she would endorse some sort of tree preservation arrangement.
MOVED by Waldhauser, seconded by Cera and motion carried 5 to 1 to recommend
approval of the Sunnyridge Woods Minor Subdivision subject to the following findings
and conditions:
Minutes of the Golden Valley Planning Commission
September 8, 2014
Page 6
Findin s:
1. All three of the 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 utility systems.
Conditions:
1. The City Attorney will determine if a title review is necessary prior to approval of the
Final Plat. °F'�k�
_ _ " �.
2. A park dedication fee of$4,448.80 shall be paid before Final Plat:�pproval
3. The City Engineer's memorandum, dated September 2, 2014, s,hall become part of
this approval. '`�� ����� ���
,{ , �?�
4. All applicable City permits shall be obtained prior to the dev��opm�nt of�����r��w lots.
'� �x
The consensus of the Commission was that they have a prefe��nce��r no f�iture
variances, and they would also like the City Attorney to eacamin�ways t� provide tree
preservation similar to what the applicant has propQsed. � >��
� �
, � ,
--Short Recess--
3. Reports on Meetings of the Housing,and Redevelopment Authority, City
Council, Board of Zoning Ap�eals and`other� Meetings
''� �;:
Kluchka reported on the last Com�unity��Center=Task Force meeting where the group
narrowed their recommendatic�n=_o�kn to two options.
�, �
y= j
F Ir�
4. Other Business �� ���� �� ���``
,G
���1�� �����
• Council Li�ison�����or�;�.
�;li ' ,�;( ' >
, ._ 1� ,
No report was given,
., �r� � g ',
Kluchk���tat�e��that ha��been a lot of talk on social media about the new Lock Up
storage bus�ness���nder construction at the corner of Highway 55 and Douglas. He
ask�d how h�.woul� request that a public hearing being held to figure out how the City
let this development happen. Waldhauser said she recalls that there was an opportunity
for the `(�ity C��uncil to rezone that property.
Segelbaum suggested that the Planning Commission review the uses permitted in the
various zoning districts. Baker said there needs to be some education done before the
next Comprehensive Plan update process. Waldhauser suggested articles be put in the
SunPost and the City's newsletter.
Minutes of the Golden Valley Planning Commission
September 8, 2014
Page 7
Kluchka said people do not understand that decisions regarding that property were
made for a reason. He said he is concerned about ideas versus reality and he wants
people to understand what led the City to this point.
Baker said he would like to the City Council to write an article in order to get ahead of
issues like this and to look for ways to get people involved.
MOVED by Baker, seconded by Kluchka and motion carried 4 to 2 to recommend that
the City Council address the community's concerns about the Lock Up �operty
including the public review of the history, the issues that were involve,c� � glimp� of
what the building will look like when completed, and the opportunitik�s t��be invol�r�d in
the Comprehensive Plan update. Commissioners Segelbaum andF�IValdhauser v �ed
no. �°
� , , :
� , ,�a��r�3�
� i °
� s �� �
: :
5. Adjournment ,p '�����
�f;
The meeting adjourned at 8:50 pm. �
�� fi .
°� �.,
�;
��.
z�
< <�
� �.
r, ,
��
k��
Charles D. Segelbaum, Secretary�� i���I� ����l�isa Wittman, Administrative Assistant
�
; ; ;
.�� .
���i�� �,�
kx.._ �Y9��'
a�r� i:' �g�
�3
i����� �1�;
���
3y �;i
�„u;A.
. �
'�i�.
�3�P. -gxi..
i�@E, '1(l�� :.��:
��A
�
��T(A:
city of
olden MEMtJRANDUM
�
�Ta, ey Planning Department
763 593 8095/763 593 8109(fax)
.._...,"; �,��.�`�, ��,.� �`a,�,��i+x43a,#�t, �'�'�;'�. `� '�i:. ,. ��'�:�'�'�.`.?�..». ..��; ,�'� -�;�� §.'° a .s�S''�'�.'�� �,�„��. ... . ,«.,.��`...
, �.�, , . , ,. , � ,_�. .a.. ^�'3�r &� �; � � . ��r�z "'��
Date: September 22, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing–Final 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 111 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.
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 9,138 square
feet from 15,672 square feet to 24,810 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 requirements of the zoning code, one parking space is
required for every 5 units/beds in an assisted living facility. Based on the 111 units proposed, 23
parking spaces are required. 28 parking spaces would remain after the building expansion,
therefore meeting the minimum parking requirements.
, �
730 7710 ,� �e'� ! � '
O ' � ���
»ao ��: p„� ��;
��oe i `�,�;__ � - :� �°,.,.._
� 7704 � � � �s��
7520 " � iF�'
, 7600 e�
� 7700 ` � �(c�+,�"�. '`Y' 7501 '
5 •��Qi�"
3 .; .
5 7800 _ "'���'�s 7575 &
����e" ' _ :
' ` ' � �__ :. �5 .
�„ '� 7707
. ....... » . __
i _. .���t� �lub Dr �- - r _Y. . _ ��_
.�.- � �� ��
1 550 �� � 7505 �#�" � 7345 �-- ���- �� ...=7111 �
� � 7475 '��n � 1ry o v�'i
g S • �/' �, N �
( „ #_ { / � � T +�Q ., �24� � 1, ,
.,. <� .3
_- `L �
� �aiz � ��� � � � � � ��* �a� � � sso � � '�`' c� � �oze�
�,�� � �
,
�°� ' �+�,,�� ry
' 7808 7700-52 � ' 531 r a,�,—"., "�', 1 yp
�� ` �, _
x! . 530 � 1^
� 78 802 7700 ._ �� _ I� 7215 � . ,�q.� v���
` � � 7800 �",� ... �-_1
, . ,-._,: -'�'"r_'_ 521 � 520 �+y/���"�r. 720t w+ -ta ��
���, , �l � . N N .. � . �. • 5��tr���►'
� , , o0 o Q s,� �� 5�0 . � »s� `y noo
.�`;'4+�-...,�w.. 7650
- - „� o o a o' 'i`
r ;a °-, "�•_�;<: �� �., M. �.� , 75D0 � � 501 y � 7330 uNi v�i �n a 7101 ��` .
+'jsq , ,... • �� ..�� ...��� � . . � �ay, ..a...�tw+w,.. . .�:. <
-.�..�. � '.
.... ,..... ,.::. ..
���
a v ..
�..
�. �. ^a-.�., �wywyy « ... .. �
�,� . H
�, . _..�r � � �'le
� � .
. ._ �'J!
ta rv son
. �..�.,�-���� a
, � �. � ��„� r
� :aao ai� ' .;. ��.. ��..r �� � ��, � � �, ;�,�?;�1
Y R 1. 413� � ' ,. . , � � \
` �tl � 7fl45
� ,
d24 � 409 r �
. . ;
��d10 � � 407� �410 „����; ��,�, . ; : � 7031
�400 � � 405 � ' 406 � '�`��' ' � � `�- �
i t � . 4 ,
�
_ �_�._. �re .� � h,' o t r,� F�r, ! .. �r, �� _ �o �.. �
PUD 72 - Site Map
Proposed Building
The Applicant intends to add 51 units to the existing 60 unit building with a three story expansion
to the north and a three story expansion to the east that would step down to two stories. He
would also renovate some portions of the interior of the 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 originally 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.
The zoning code also requires a 35 foot setback from the front property line (along Country Club
Drive). The proposed building would extend to 31 feet from the front property line—a change
from the Preliminary PUD Plans. This distance is equal to the setback of the neighboring building
to the west.
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 28%. 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 new "hammer head" shaped
turn-around has been approved by the Fire Chief.
The Applicant has worked with 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; 45 are proposed to be planted.
Other Site Considerations
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. Patio space will be
provided to memory care residents in an east-facing bump-out of the main building.
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.
Concerns raised by residents of the multi-family development to the south have resulted in
changes to the Preliminary PUD Plan. A new terraced retaining wall system, complete with new
landscaping, will now be constructed along the south property line to help limit erosion.
Engineering and Fire Safety Considerations
As is standard practice for development proposals, plans for this proposal were reviewed by the
City's Engineering Division to ensure the site can be adequately served by public utilities and that
traffic issues are resolved. A memorandum from the Engineering Division that addresses hydrants,
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 Final PUD 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 August
21, 2014, shall become a part of this approval.
2. The recommendations and requirements outlined in the memo from the Fire Department
to Jason Zimmerman, Planning manager, dated September 15, 2014, shall become a part of
this approval.
3. The recommendations and requirements outlined in the memo from the Engineering
Division to Jason Zimmerman, Planning Manager, dated September 15, 2014, shall become
a part of this approval.
4. All signage must meet the requirements of the City's Sign Code (Section 4.20).
5. 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)
Applicant's Narrative (3 pages)
Memo from Fire Department dated September 15, 2014 (1 page)
Memo from Engineering Division dated September 15, 2014 (3 pages)
Site Plans (18 pages)
y �
� � � i
a� �;
� _.
• �
. _, j
iz � >
� ' ` _
a C ty Hal �t7AuS � la
e
� = e�v���QyR Subject Property:
� � ' � `'°���� � 7475 Country Club Drive
.
• �
. ���
. . _ `
�--j-' `
Counby.Club Or
• • i' "`~� •• r
���• •• � ~C��,..
'�o
z • q'4�t, f
• 1
7
Q 'T�
.. = I�M�=N�� • a _
€ • ��
t�3 �� C��
t y �=� t'� `��,�-
! �
t �-�^� a � - �� .,
-- . _ � '�
� tf'i''i N,, ` • V
�-Y..�t..,." SS�- �
�t.; � ��"`-.,
� Y���o �-, '--_
JJ� � .� .....
,��1y�_.. � •�� ... . . . . .. .. �.....e.,.. . . .... . .. f�
♦ ��ww`"`:':.YHw . ... ... :,.....-.
�
~^ ti��� .. .. �
Z _ v'_,.
a (` � ' ..vl;, '�lu' �
`+ .. - v_I:� .i;`.��.
c .^. a, ....
-Y s - � -il�G �.
.,v ]. ,a `:I;.
_ C \Iv
� � tlarold Ave Z
> a.
,I.:, .�.. 4� � � � � >
� a
,w, �-,-r,-r-�, :�
.. � "' �� lfl�ill ., r 11SPc'!1' _
�`�
�. �',. .
- �r.
Golden Valley 5enior Living � � �
► ♦
Date:
August 20,2014
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 7475 Glenwood Avenue in Golden Valley, Minnesota.
The project would transform the existing 60 unit senior housing complex into a 111 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 long
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 planted 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 attractive to people who want quality care and
living but cannot afford the premiums of a high end facility.
Page 1 of 3
Tel:612.879.6000 2104 4th Ave.S.,Suite B,Minneapolis,MN 55404 www.kaaswilson.com
Existina 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 trees to replace the ones that are proposed to be removed. The site
will also include stepped retaining walls along the east side to prevent current erosion
issues. The Landscape Plan also incorporates many other plantings to enhance the site.
Parkina
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 Reauirements
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 end of the site, the proposed addition does not get any
closer to 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.
On the North side of the site, the building no longer maintains the 35'-0" institutional
zoning setback from the front property line. Rather, the proposed addition would be
approximately 31'-0" from the northern property line. However, this addition would not
come any closer to Country Club Drive or Glenwood Avenue than the neighboring
building to the west.
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.
Page 2 of 3
Tel:612.879.6000 2104 4th Ave.S.,Suite B,Minneapolis,MN 55404 www.kaaswilson.com
�
,
Lot Coveraa_e Reauirements
According to the Institutional zoning district, no buildings or st�uctures shall occupy
more than 25�0 of the area of the lot. After the proposed addition would add 8,848 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 2896 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.
Staffina and Security
Patient safety and security are critical to the operation of a successful memory care
facility. The layout and operation of the facility including internal circulation, door
hardware, and 24-hour staffing will be situated to p�event 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 walkaways.To put it simply, these residents are
locked into certain 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
�
��� �
r
`� ��i�� y� � � - a �
:�;� r , :,�
.. �zr„ �# i . r� .%diF x � u�:,.-'�' � �.. ice
Fire Department
���-5s�-so�s/ 7��-ss�-sa�s (��X}
. ��� o. ( �iu��'.i �apr���
Date: September 15, 2014
To: Jason Zimmerman, Planning Manager
From: John Crelly, Fire Chief
Subject: Final PUD Amendment#2—7475 Country Club Drive—Golden Valley Senior Living
� �
The Golden Valley Fire Department has reviewed the Final PUD 72, Amendment#2 for the
expansion of 7475 Country Club Drive submitted on August 21, 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
�. �
��tyof �,
olden MEM �► RANDUM
� .
ZT�„ �� Public Works Department
763 593 8030/763 593 3988(fax)
�z�;� 7�`�,��?°�`;�".. �'s�,; �#.:`" ?s�r��....�_� ':.::.. .:.::: ... 'z,- : ° �*:�
Date: September 15, 2014
To: �n Zimmerman, Planning Manager
From: Jeff Oliver, PE, City Engineer ��
Eric Eckman, Public Works S ialist �7�
Subject: Final PUD Review—PUD 72 Amendment#2
Golden Valley Senior Living (7475 Country Club Drive)
���.,.,,���.��� �,�. , ��„ . . ��'�. ,,
Engineering staff has reviewed the Final PUD plans for the Golden Valley Senior Living project, 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 briefly discusses the remaining issues identified by
Engineering that must be addressed prior to the issuance of permits. The comments contained in
this review are based on the plans submitted to the City on August 21, 2014.
Engineering staff recommends approval of the Final Plans for Golden Valley Senior Living PUD 72
Amendment 2, subject to the following comments:
1. A Certificate of Inflow and Infiltration Compliance must be obtained prior to occupancy of
the building. Minor issues were discovered upon inspection of the sewer service and
therefore the Developer must make the corrections or post an escrow with the City, prior
to Final PUD approval.
2. New hydrants should be shown as AVK dry barrel 2700 series on the plans. Existing
hydrants may not be reused if they do not meet this requirement.
3. Stormwater Management Plans
a. The stormwater management plans must meet Bassett Creek Watershed
Management Commission (BCWMC) and Minnesota Pollution Control Agency
(MPCA) requirements and the Sweeney Lake Total Maximum Daily Load (TMDL)
Implementation Plan. Stormwater calculations must be reviewed by the BCWMC
Engineer to ensure compliance with these requirements.
G:\Developments-Private\Golden Valley Senior Living\Memos\FinaIPUDReview_091514_gvseniorliving.docx
b. The PUD is subject to the City's Stormwater Management Ordinance.The City
must approve the stormwater management plan prior to submittal to the BCWMC
for review.
c. The Developer must make application to the BCWMC for review and approval of
the stormwater plans prior to issuance of a City Stormwater Management permit.
d. The Developer must submit a copy of the MPCA NPDES Construction Storm Water
permit prior to issuance of a City Stormwater Management permit.
e. Specific stormwater plan comments that must be addressed before submittal to
BCWMC:
i. The invert elevations of the proposed storm sewer in the southeast area of
the site appear to be in error and need to be checked/revised, including
the chamber bypass invert.
ii. Sump depths must be 4 feet, if feasible.
iii. In the southeast area of site, consider adding a second catch basin inlet or
submit calculations showing that the inlet has capacity to prevent overflow
during certain precipitation events and/or in the event it becomes plugged
by debris. The storm sewer emergency overflow should not flow directly
onto adjacent property (consider energy dissipation and redirecting into
perennial planting areas, etc.).
iv. Since new storm sewer pipe is being added in the northwest area of the
site, and drainage is directed south along the property line, please ensure
that the existing basin and pipe on the west side are adequately
maintained and functional and can accommodate the drainage. Staff
recommends looking for opportunities to expand the basin and improve
the filtration/infiltration in this area.
4. The Developer must enter into a Maintenance Agreement with the City outlining the
Developer's/Owner's responsibilities for the private water main, hydrants, storm sewer,
and stormwater quality treatment facilities proposed onsite. The maintenance agreement
must be executed prior to the issuance of permits.
5. This PUD 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 tabulation and
plans in more detail at the time of permitting.
a. The Developer must provide an estimate of the cost to furnish and install the
proposed landscaping in order to calculate the financial security. Once calculated,
the Developer must submit the financial security to the City as a guarantee that
the landscaping will survive a two-year warranty period. This must be completed
prior to the issuance of permits.
6. 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.
G:\Developments-Private\Golden Valley Senior Living\Memos\FinaIPUDReview_091514�vseniorliving.docx 2
7. 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
Mark Ray, Street Maintenance Supervisor
AI Lundstrom, Park Maintenance Supervisor and City Forester
Kelley Janes, Utilities Supervisor
RJ Kakach, Engineer
John Crelly, Fire Chief
Jerry Frevel, Building Official
G:\Developments-Private\Golden Valley Senior Living\Memos\FinaIPUDReview_091514�vseniorliving.docx 3
t
�, ..:� � ..... � �.: .�_ .r �,
, �, . . . . � �, .
. .
.
. „'�' ,..� , '
.
�
,_. B�� � �.; ' �., � .
� I
� � • '���
:
; _ ,y
��� .. u � k � _ � � I
. �
- ,�-
�:
r ,, � � ; '� .
�:
AU� � � �014 �;
� ..
� _ : . ��� �._ � � �� �
�` � � ` :
,
` _.._ ,�..-.�-'''.w��1 �
� .
� �____.�_ ,_ �
BY: � � � ` � � � I
_. _ T�. _.______,_,
�r� � �s �� -�1� �* �
� ... , .
,�;-t,'�' ,�,� � `��� ',"�t� �
�.�� ` � ._
PUD Sheet List � ���'} �������� //�iy��. 4�Q���� ������ ���_� I .. � �� ��� � � > ��,.,��� �� �S ����
� � �4* fu\ r V� � 9 i �' �-�'� 3�'�-S �„n� �'` �4 � "' �
�
f • ,
i � � � .��.'�� I
Sheet `� �� �� � -
Number Sheet Name
. ��
�.�. ��� �_ � �
AO Title Page -�y'. ��_
A0.1 Area Map • .�:.� ._ --- __ _ � ,
A0.2 Bird's Eye Views °
A1.0 Site Plan I
_ _--- -- _ __
A1.1 Level 1 Floor Plan
A1.2 Level 2 Floor Plan
A1.3 Level 3 Floor Plan
A3.1 Exterior Elevations
A3.2 Exterior�levations
+'"L ---�/",.1 �.'^-J '
�� }-„/�''� ��,#'�,
� ,��
�r.� � �, z ,�.,�„
a�' �.
rs„
;., _�
,. ` ...., . _ ... � ' .,
a�- � �I� �
,, , � -
!" . �. � _
� w
, ' ��,�� `�
. „� ,_ _ _ , �= � �� ,� �
:�, r �.-. . �- �! � o�.� _
�..
- . -�... �_ .. � ,. . 's
rv
,. � �_, ... ..... � ., �
.. / ..,,:� ._ _.. . � � � _. ' ���t ,
! ' �
1 � x. "a
" .s
:
1 r. _
„ p , i
:
�':1 ._�_ , a ' . ,�. .
� ..,, � �,s,.. � �.! ,f'�� :
,.� .. �� . � �� � � �� - -
� �«, . �
X _ � � r '
�,
� �
xe � _'�
t �?��` n
� :1 l. ' ' • .. ' :> �` � .. isi ,.3 ' ; ' } M. �.,�
:.
� e
fi
� l f (
c. �i '' . � ��.
M l �l
�.. xi . � .,��' ,.. � .4 � : . � .t I��
�
�4� ,',: "' ;�; P+ i § ' � "` k � _' '� � IE� `.!1 `�S
�
;,
n � ,. '
, �
� � �' u a �. . �
. �.; .{ . ._ . �, �.� ��_a„- c�. 'w _' .��� •�� - (1~ _ ,.._-,.
. �
� %� r � 1 �;�
`' i ( ...t ��: x �} ; '2 ✓" � }` �.�,i .� —. �y l}� __ � �-W..,...� .T'/y'�
,,! , ' (�
4: )� /
. � � - . w ' ' � _ .
; r ' S .�`• . ❑ � . j ; =r .y } � �. 1 ' ��a. � t�� �
� '-. �� : . , ' ... , ('x 1
� r
°� . ,-�, �.L,� ' . .. ka ,a". '���� } {f,�,r�' �' 1 . , +
.. ,�. , . . _ .. _ __
. ` �,
� �
_ �
�. `�' i' ' ' �� - .._�
,. ; ; _� � _ �_ ,� ,�_, _:�: x-.. . � � ��` ��� �I ,,�..
m
;
. . ,,
� � � v.. _ �
�� _ _ � ,
':, .
� �%. �
,
b�. i �r'. �.. .i
.: �. . . ,.,.. ' ._ � r..} � f
, � 4. ', ..'. i . O . _ ..
� � ',� ` . „r � . .,: .. • ��r��+�,.. •�'-� � t u
. �
�S £� ;
, .., .. , � � ..._..
.
1 \
,. , p... . ..,£ { m . .�� ..,w\ ...v.� .� !
1 �
�
G, .
. . , o� � 'i R � x�'.� 'i".��:
'�+ �%.. . � _. 'i
- v .. .+.� � .�� . r ��. _, .'. - ,.�. - l`•,
' a,�- .... H ..,, .,� ,.'
.:,, .: .�� x 'q . ... . ' , �a ��� ,m � _
. �" . , ;�,. �. ,- � t . '�, T t #'� �.4 x . ,µ,_, i�.,� :.EY
^a:. . , j , k " .' .�.� �. „s .. ,. . �.; a `` ir �`` F�' ��,�. �.�� ��� 'a»��s. _;�z�' riv-, �',..-
. �.
� �' -.... :,��n_: .s,��,T' - �",�:�„� � --��r.:,y. , .
�
,� .�s= . � ... �
�, : „, ' � "",_'. .. � .a'�'e:.. r ._'�__ � ; q x �y» r'' 'r` '*^�' ....�.r, ., ��"i "+�x=„ -
.. � _ . , . . . - . . ' ' � • '
... � "� :r z�x.k��:. . � -+�m �.,r.. �'. � . � �� � i !��.: � � ,..a.
*�'" b'r' „W. • �� �,
� ' � _. .. . m _:�.`� . _..�.. . �,.:.,_ �. ., �
.... ., ... � .
�'
s'�"�� . *'`'...r�
���'
� .,..._. >. -.. ,E,.,,. .....,w-.-�� � ,
,_, ,«,*»., -t,-„ � ,,. .� >,«�»� -. �
, .... ,..:'. . ,� � � .,, . ,. ._ .
� r: E, �� .�-x ���. r.. y� , . , , .� � 1
� � ,. .�,� _
� �.,.�, ...�.�,� :
� � � .a,,, �. .., ,..-� . ,
� � �� �, �
• r
� � � • �
� . i � ' •
r
� �
• (CS
a � � �
�y,., ��;��;�; � . 3 ";-o � �'�". � � �
►� � � � ��� �� �P ,��• �
�1' ,�' � �� �;
� ' �: � � � � f � Q
� � � ' �� �°� � �� �. .
"� �`� � za^ ` ��� * r �, �,� '� ��`
�
� . �
� �
_ �' '�
..w . _�,_. _ � .. .1 . . .�,s
r
�� �� N.afiyGEJ�a.sao� . ° � � ' +�`
�. �� `' � �s � � g � a�
� � �.� , , '4 � ;n�a �a ' �
z
�k �, ' +�n"' t� � �, � �
' '�-,� ` � �°
+� � ,'
. .
v n � , � , �,
, �o � d, � ,— �MIM
��
,�
�, _.�.
� �� �
�y. `�i. x �
� } �� , � .. ,�+ �� � , r4 � �. c �;:.
� � �� ,�r`�- .rt.�.�'Jarn'er r h4wiw►s � ' ; "`� ��
�� v .. �<+� . �"�"�` � �
�'�.`� ���'��,w�� �.". � � �`� ` _. � ' ,���„i�� � � ,k. � �
• .. �� � '�� ��� � � „� �•� ,, �-�° ��� .�,
� � � ` x � � �D 4^ � �
� ��„ � ;.� ����� _ �e `�� � '�
� � � � `�+�� '°i�` �i _�` �'`� «� u � �a"'*' ¢. °*. �
• #_ ��. � �''��� � '� •�� ' �_ � �
� � �� ��,� .
.. ',�- . }�-, ��,� . � � � � . '+��` �.»��� ,.y�3
� � � - ���.« t��` �� .,.,
� p . ...r.. � i
�• �
. ,. "��'�� � aw�� . . �a ��# '�... �,�". . .
+ �� �"��� � 5 � � �" �e
` :; ��� � ��� �� ��t
� x
.
� ��:.�; � � �
� � . � : # .g s - ��.�"��
}� � � , � ���
� �: §�
,� ,��
����
� �ii,��� - • �� � � �
�`� ° w 4� ��`+�� �.,� �� �' � 3 �`�$;�
� � �,.�. � �� �
�
.
��� `�*�
; �
�, t�.,t ' �r ,
�
b ,
� ,. N � fta� � ..�
�*" . ��.
;
, ��w '"m'�'�. , ^�»
w . � v�. „ �
�'� ' �;� �' ' ����� � � ���� '� � �Y.. �
, �
,
'�'w. � � §,���� : :a0` � ..R`+� . . �� ., -��
, �. s��_ � .>. � ..� ""
�, x
,.. � ,1�
':" H , •�a''3, r� 'a'I�"'�W� �- . , `�j
, �� 4
'3 `
� .,a�J �� .. A .������,.:--�' � ��. �, �: . �� � I
�'$.. s . " _ ��
.. ' ..: '� � h � r ^
Y }
''. n ,a.t � �wxawx> � ..-, .x � ,: °kn' ' "4,,.Mn. . ., .
-,. �.r -� ."�ti .. . � , � C .'�'.�� "r °' �i� '
, �
k,
�:� � �� .*..� "� : ;+ g u >'p��,q. �... ., ���, � . �'�
,, ,.
'. . �� �si, . . �.6 ,,.,� " ',�� ;,',,'.. � .'. ,
�
�
�.
� fr.
,'�'� rt '�x..k _ ��i3Re . �^ � � � :� �� �� �. �a„� � .�� �.�
a `,
3`; 3u` � , .,. �, �F�
�, . „ ., .,� .
e
r�.wwr� � ' . � .'3' .W� � �O
„ .m. �
. 3 , n*' "�� �d �, qyp,��
..
, . �v _..,. .�._ . , e
, � ..�MiT{IV8��.. ' , � � � .. , ,..
d .
!
,�
P rmry d m :�� � f�41 p" � ' �'� ���
�,.
a_
� ,.. � - ��'
� `��''�`.""� '� � "� ..G� � ,
,
. .. " � � '- ., �� � �.�' � �
o , � .�'� �� .� ,� .�:" ,.,.„. � � „
y �
/� � _ W
,, .` � .�. ..A y .�" .. .. , '� �,B��F� ,��'S a .,�..
� g
, „�.
�� � g �� . ,g�. ! z .� � �' .. ,i. .. .� �.
,N . . „� ,
- t _ �
, ,' ,fr
x . �� '�� .p 1 � . '� .., . `
E �� �
i * � }
, _
• <
�
„ .
. .., r �- : �P
. r �
,
ro ;
.
"ti /
� ' ��i , :` �', ,.: r� e�` ' � � .
s,�v
' � °.
_ �
� � `
I
:
� o
1 t , s u ��f ', � ��° .
� �
.
4 � �
� ,
�
. -
� � � �- �,... �� .
v „ �
�
�
.
� � �,
x ' y �
,
` .. ..��!� -.. � ,�t r � �
� -
:�„
� � �
.. .� . �. ,: . ,. � � �? x �*
. _. � /
�. . . �. � �, �a�� � . :e� �' �� " ��� � C'
�
„
. .
�. �.� . .. '�.•��,+„ .` �. � �at .,a;�v;,��� � � VC�H�
:,
` `� d �
u , ; � � _
,, „ . � T . ...
s
�° � , . E
�.• >- ..,k0'1
� '18
�. . _ - ,� � �, -
,. a�
r. � �
,
• �..r,.�.•.�' �
t � f � �`� z �
. „ . , .
�v"` • -
a �r � �
i -s�,,, ,S' '�CS >f � � �' �# � �
�.'•Rfiodsiisiar� '`� �� • . +�.: . � � � ��4 � �� i � Q
"`«�. � ,iv , ..,�1 � A. �++ I� h q� ,�-11"
� 4
�'
. ��+. .. .. .�
�
� r
.... ..� i��' �.� , .
�a� i � �
A. x
� •
� ' �
`:..w'�� � L. � �� $. '� �. . ,..�M
.t�` .
y . �\
�f .�S , � � � (\ J� �
-t
� � � x�� � , ., ' :.�I�" �
� _ s
x .. w
„ y �y�. i . {
«� qiMM� � ,• � .��� .... ���� �� �r .y � # �
�
w
x • y J
b?
x.
' .�II ..�._ -� '. � �4 R�, C
� �� . ,. � . . � . . : .,.,� _ j
a � �� :
a •� � tv.. . �.�,&,,,,� .., �,�,� .� .. 'w. � � ' " �
�. � 5, w. . ..• � `�!�
�'Y» � � � . : ... „ , . ..... . ..
�, r �
( "4t m �A�� p k a '�.t"a �x�.�r,- � �,.� a ����� . .. �" s`g � '�I� �..� ��
.
ea- } �. �
� � '""f_ . - ''� �� ,�� p�,. � ..� :.� � " ��. . . �. � .
°� . r. � .r S�' . ♦V . V� �
..�., a Rg :' , # ' �
•.
r
.
.. ..�. . �.T-�^" A � , s . � � '��
<
. - r � a A .
_ : , r �
._ �, , :a
. 9 -
� 4 �� ,�,, :r M � �,n� � -'Ru � � �� "��`� � �� t�.�
� �w���'. -� � .�•- A�„� � <..� � �t s..,
� � ,
� " '"
� � �.a..^ � w.4 � ' . @� ''m. .� fi. .
�'
} .—
s + � x ..
a
. -,. �
in�m k v � . „ � �, � ,.
.,��.� �� � h, ° ,; r ���p�- � �
. + 3. ..w*""�'�u."` „�.
, -
,�.,. :
� �
., �'� .. � .�. -a�..c�` ..� �"`
, . ,
w
, 4 =
. ,, ���.. v '. �`�. �,« - .: ` ,u�a ei'�`.� ' � - "� a� .
�� r �E,� . � .r ��k r,s.+r.. "ur'�4` � wTM� . ..:� �� ��'� �;��-�� '� � �r.'�
.. .:..� �.. �4 1� �,L ��5�. M �� �
��� ��„�` i �� krer-�,� �r .q4���"���� #
o . ' ��� . �� �..
:. :� x .. s F � , ..-�. � � , ��� � �� � �
4� ... e.' .` ' � � '" �5� �� "` �� �,.�`�'nn
+ 7`�; h*
wwY ` �.... .
�
� � � ro � '
. . - �..., �. ' y�, , . b
<
'�` .. .��: ��' �� `���'� w��Xv�3, '� ��� } ��k
�". '���� ..�.r a .�
�x-
l,. � . ay . .;.. � -
��' ' � � '- � ` _
� � �� � � � �` ; �
� } _
- �,,- ,, ,:� ,� _ � �� �
�� � � °k= * � .I� '
�� � �:�,# � F
.� �.� � � �� �� �"�� ,�,. �
- � � � � � ' •
� , ._ � � .
% �, .
`�. " : , �/
.�•{
Lt � i ` �!f ";Y � � t j �� . � � .
+� y ��� �t� ���} .��y � " � � y � ..
, , � fl+ '!I .
� � . 1 ,� „�.s�� ,� t �g , tt ��: ' � �� i�r� �rt�.
�` oy��,�, .�. �.,'� . �� ". q � � ��� �1 .. ��� I �
��a � '" �;• � L4 a T�'* � 2� � �,� `� �,. d � !,. y •
.
x. _
�.
, .
_
,�4', c. �. , , �
��
.;>„ �
; , ..� x�� \., . ��,.'� � `
; ' . v, .. , �— � ,
� ��. �. - #�"3�*� �,. . � i:� .. .. � . .. ..� �:� r!. ,�,j'
. * �'
- ..... ...._ �»
� ��
u � � � »
.....:,._..._.. �''".' �,�.e..a.,,.._ ..:. :_^�* . ...:,�..__ ' �.,/t(� ..
. "�'" i';� i���''
y,;a , . _,�. „A�.� 't.t� .��'. .,is�.i��, r I
r �
� �i^# � �� #�:�
y �� � �� �'y�S`x� � ~ k �.
T� � ` �'� . f s' ..I k .
s .' ,, �?� `' . -� � � ,�;
�' '�. � : ;�;' �.� �:
� ,
; -� � - ,
t _.
�;
; �.
� .
'� ���,�' �' ;x�"�"�-�, � �� y� � � ?� I�rps�,�� �, d�
��� �-�� r,r, � �'`� '�. � *�'�� '' :
�
� �..��� � � � � � �� : � � � ��
� � ' ,
� .�'�_ � , :�*"` � r � �
� � � � a " � "� . ,�,� � tl r .
: L*� �' w
., . '� � s. � . ' - ,°�
,�; - e . . . � .
„
�, ..��
�
!7 � � �
, � � .^� .� � �
k� d } r� � � Xu �'
, �Si '� ¢k�� .} -0:: y� ,�y� �l '� .
t � { 's�'t� �. � I "Q� �,� � ^' S� ..
..�'.. . . � �
. ; ,. � �
:�. ( . �} �' �� n�.� �� :`
. �„ �
- � �'`�
� . �
+rr.� �
ts �: d
... .... -._. _ .r t � . �'Y -. i , *��.�
F 1 � x "�` J x` � r � �' ^^ �� �� ,� i
. � '.�� i[{' � �.. �.,.� � ; � ... t. .
e, � X
q[� �� � �_'. ��� . �} .. yt
�� . e Y, yyi
M1
� �� (1. �
r �� �..,� s�
t' ;_ i x„4��- .�a.. � '1.�','�.`"-,� �„ '+°
� ��• �a.. � �iT. , 'e`` �r���, ';
� � ��-,..�`. L �5:� ���f
■�s�' ' �._,,,�$.. ��.�
�+' �-�`' � �`� � �° . � � �� �' n I
..
� _ ;, � " � . ��
� � ;
, � >.
: � � ��- �i ' 'r ���'' �" . ' ' ����;�
� �� �
�� �Q � s;- , . � � ����
. .. . ,�
, �,�. . �. �_: �:��. �
t��� ;,- - '� e'` +, . �`,�s .. � . � ,�, � R��
.. : : � ` ' a
k
. . .. _ . �� -, '� "
��
. ��� .'g' . .
�
.o; `' x �, `�,:-��.��r �:,�,. '. �� s-�� ����:�,,,,� .,�,,,,.
��`'����������������. �y #:�: ;��� , '�
, , x �
_. �t � ,,
� ... ,� t �t � ���F
.
a,. � .. . ��:
, �.z . �
��',{y����.��y�� ���"`:�'�nn�.:; .�� ; �' . : � s. 'y;�e '
'S+�"��.��,`"` 't�Y _.. � y :.;xi �� �� '� •_ �x'4 . « ��. ��'.�
� � - � �� ;� }� �
��-,�t ., k_ ,
�'� �Bi ��' `"n� � � �
� � � � � r-: � '� '
. � - . r. .; • :,� � W� 9�9Ip' r +
� �� ' �t. a �, ' ?� ,�
��. �{
L a ��' '`� ^�; � ��.�: �. '�' ��
. ,
� ��. , � tt .. ` , , i �,�+ 1� "�� ">*�"f�
� -.. �, -
.. " „,
F. . � g^ , , , ..., .. . ' . .✓
. ... _ ,.F 4. � .` :
� �� 1 � x II
.� "r l
' �� �.I r •'�.. ., �D�+
�
.> _
A .. . .__ - .. �. f ._�-�,r ' �
. , „. ,� ,.:�
ii �+��1�� ,� ��-+ f «.� ,„, a�~� ,�_� ;''t r.'^ . =�'„�? �i
+ tF` '� �� `":'�� .� �:r:�:'�" I�
.x,
� ��� � �� y .. -
C� , �� �.,� ; . � , �,
� ;-- ,. ;:s�: �„"y''.
..
�
� , �
, �
`" 11 ���� `��'� � ;)�' ;r � ��" `�� '� " � �
.
� � i:�1. �a �'� ,r �r � �"�;' �Rr ' '` .
. ..
.
� ` ,� �����. : � �� 4 � y@ °'
M1 .}ifz,. . P 3� `��I� ! .y`..
ry�e,�y���, ��- .. . � ..
1 . �' z
. ��� 'R. 9� �� ��� Pwp�, $ .
� � . { � .� � .�:� .��
; � .
� �� �P � I I
_ tt,.
A �� '°���� ^��� q' � r.�,'• ��'��` ��-� �� x �
. �
�' �F� -��-� J� � m�' .� ��4
�
,. � :�, ��
11'�` +�. �.� '"�' , $ � �:�
��. . `` I
� �'fa �•�v� �`yf ".�� �rl f ..,� %
�.
� �
��!��� � ``�``' . ' �
j,.�� . A� � - � : ��r� � ��
,
,
;�'� . _� -� "�
� , .
,� .:. � � t �,��.;
, � . �" � f `.� � �� N� '���:fi� :r= �� �
�,�� � ���� n°- ~ � �, ' . r
- .����,� � � : ��F� � �
4 �;s> ^ � `<�, K;��, ..�
�
;�'' '. �'�' ',� � .
.
.
� . � , .,� � p.,.. � �
: }
> � � ..
�" " -�1
. �;�4 �t �" '� �„ �� .��'4 x �ti �
��~� } •` r , �i�� �� �.. ,W '�. ��� �♦ ,.I
# � 4
,�+ ��' • �"�ti4,+ , + ��.� 1..� .� �! � ,u .
_ j/ � �
; _ �, �.�,� r=x �t* �� �
� P '
v � -�r'. ay ';�w �{� .f r� . _jf�+, �
��� .'�.,*� _�x� ��'�t ���1� �: � ' ��' � � � f`Z �� ,�•' `��� �
f `�
w
, �s '¢i ,� .. ,�
,r r y���„�.+ �,.� _,,
��ft' '...� .. �� � # }�; ��� � s� �, I
� `.. � .
� ,e m` '
� `:� � ���x�;��• i � � �`��� �.
. < ' � � ` "„ . �t � '"h ' ,"� 1 •
€ i:n fi5 '�,�' .. � �:Y#-+ ,+5�.` � ,� hy ' ,
:. .. :.J ' I. '
, ,
�" .
n,
� 'w P� ' �� -`d "�ta.;. � �t
x
! t
. } ^ ;, F^ �!�'`.
.,� � 5 � ` ��' � � � � , �,, ,
� •� } �a ,` ��, F ,�� '� ��.,�
° � 4 .
�a �, ' " , �,� �,�.
E�, � �� `::,�,� ��� � �
� ..�� � .� � � �� rd. �, , �
� � ��� � �� � �t`� � � � �� �
� �� }��. r p � . � W.�,� i.�"��4,. . . ���' �
fE � 1� r - _ .,_ �. ��
� � r � ,
�".W i '� r � ., .,1'.. a�.�, -w- r.. .
'� �. ' .��� � ��.. ... , u+h-i ���� . � ...
�
� _.- � a
�.'s� . . . ' . ..,_,. ..
. .. . .. .. .yt . ! ,: � '.,..,y...�.,_ ,�. .
� y
. . • e� ..,�: ~�.
. ••..�,r Y . , -:, 'IXvm. . ..
�
� °
� . -, �l;�. ,.
.
+�" �'y\.
, . �a yr `� .y �� �
� J � ' `�
:� -r, � �- s ''� � .
�. �� �
�
� � ,�, ,��. t. <; �' '�� �
. _
`� ,
•��'r` M�;�= , w ` '�. �
,<,. .
� � �, " �� � �,�_ � �E ,�
�._ ..... �_�,�' a�i k �' "':F �� r�` ' . �
.y�.,. , - ,! �r �� F' ��. � � '��� ��
- . �A��N� , n s �. �$ �� ,. �..,...,�...... ,.,. �� , '
�.
i, � o-
. � ��. e " Y..
� .
� �` � � � ..�s+� �.. 'Yl„ ... , . p
` ��G�:a 3 . a �} ,.J lim`" - �m.°"i�xl°�.�'�..+n„ � s,eiiai'u�:
�
COUNTRY CLUB DRIVE
_ _
.�
- - -
__ <
� �` �
� ' �
� ,
, � V `' �� � �. �
MEMORY • ' ,
GARDEN . GC��w���A�F
�—�` � EXTENTS OF � `�
i '' \. . EXISTING �
,_i
�" BUILDING a •
� - _ _ �r�r
� �_ �� � .� � �
,. .
�. a, t �
�' �-� .
_ .� . � - - -�� � � ,
._ ,_. .
�•7 , a`i
� i `--,.,�,.
` - �� i� ��....
i r , .
�
NEIGHBORING � ` '�_ --
BUILDING ' - BIKE RACKS
� �
-_..-.-- � �
�
� � � -�" � �
� j � } n a- � 20'-0"
( � �
� � �� � R�B�
� _ i
� � �� _ � _ - �i 25'-0" ,
� ( � � � �: -�_—�-
� - ' '`� ' I �
�___- --f � . �.�• � j� 1_.i .
SERVICE DRIVE y � �- T�. (. �l �. � o
_ I I N
� � � ,� � O
d �� i
i '�=.7. ;"1 '` �
� .� i . � f . -- � ��
EXTENTS OF � =���`_
. �'� UP ;r .�5116" � .
� � EXISTING ' '' R39 �
BUILDING , ; I
:
� '
<_ I,
�
��` � �� f'
- � : . ,; .
, ' �..` o � •
20'-0"
- . � N I . .
1
1" � . ASSISTED
LIVING-
COURTYARD
� SD Site Plan
1/64" = 1'-0"
� " - � � � • � i
•
,. � � ! " - .
_ '
' _ _ _- --- --- --- --- -
.. �� i -� � . .
�
MEMORY FLOOR PLAN LEGEND
GARDEN
.
S18-AL S18-AL ❑AL ❑Support
138 139 /
� � ,
S18-AL S17-AL ;'�� � ' ��� Commons
' 137 140 �
' 7-AL
S =
R -
TAI IT 21 BEDROOM UNITS
T DI UN S
AL 73 S U 0
� 136 � ��� ASSISTED LIVING UNITS O ,
� AL = 36 STUDIO UNITS
. / Dinin
MEMORY CARE UNITS
� )
I 7-AL S AL g
135 142 TOTAL UNITS=111 UNITS
.
� S18-AL � UNIT SIZE RANGES FROM 340 SF TO 620 SF
S18-AL
Ki hen
tc
� 134 143 ❑
IA1 -AL � /
133 S1-AL �
146
� Staff/Office
2
0
A3.2 � ❑
•2
A3.1
� _
� � � � �S1-AL� � �
[ �131�� 147 �
' [ S1-AL S1-AL �
� 130 148 �
� �
I �S1-AL� S1-AL� �
� 129 149 �
� I
A3.1
� �ACTIVITY � STAFF/1
r �FEa ° � �
I � �x BY]� 7 0 '
� � - - — - - _ _
, DINING LOUNGE�
ROOM �
I �J~ SOFFF/S1-AL - _
� ',103 � _ �
� S1-AL� �
� : 104 �
\ KITCHEN t S1-AL, STAIR . I
I � ��, 105
, � S1-AL� - - - - �
a 107 �� .�
� ,. . .�, ,. `; '` .
' � S1 -AL � AL - _ I
� 125 OMMON 2' - - -
`
I 1 2_ 113 11 . -_ - -
A1 - L i,112 T� 115.;' _ __ '
' A3.2 23 S Z�A � -
�
i �
� 10-A 121 S 3-A Q I
122 3- 119 S 2-A � - _ _
� 120 S 2-A 117 ;' - - _
�
_ _ 118 1116 � � �
� �
� � �
� SD Level 1 ' � . _
1" = 40'-0" � .
. �
, ' . � � � � ' �
�
, . � � i � � � � • � .
.
s
�
� '�
•
•
I
�
�
�
z �
�
� �
o �
0
�
0
w
m
N I
N
H N
Z H
� Z lL
�� �
0 � � II
� � �
� � �
M (n
� � N I
II M '
O
J �� �
cn Q� �p
z �� � II
� z � cn
� � � w
Z � u Z
> �
Q N
� V H
W r � N
c~i�OQ N
� �
w
� a � O = I
Z
W
C� y
w �
J O �
Z � O
a Q
� � V �
� Q U � tn
� . '
O ❑ ,, a. .; ❑
i !
, �� �
�
<O(v , C4
�_ �N �
K— �
H � a�
�❑ NN I
N�
N (�
� '� I
, N N N
N N � �
Z�, `"0 I
0
J
� , o
� r,J,, �O MN
l � �p N N �
�n v�N N I
� N II
'�•'J 0 N
� Q r i
.. f/��N����� �N
O J
�+ Q� � N
16 O . I
a �c�1 J �N
U ,J � t�, Q�
� N
� � Q O `" '�. �N
� F� N i �
J f�N ti
� Q � N
� ' p �N �
U �WO U � NN a' (V
�� �� � �� ��o � Q � �� �� �� �� J �N �
� N h N H N OO N W V r N �N �N d'N �,,�`j� a N '' .
� � �I � � � V N f� � t� �°, J N N
� y x Qoy . .
� M
M N � � I
V � V U �� V� V� V� V �� �. V�
�o ,o �o �o .
� V , V d' � �� �a �� �M ��
�N aoN rN �N ooc� �c� �c� �c� Na Mc� N _
� !n � tn N N � ... � � �
J � .I I
� � . i
� '
�
�
�
•
•
�
�
�
�
z
�
�
O I
�
�
w
m
N
�
� �
Z �--'
= Z �-
p � N
� O �
� p cNo
u� � O
M (n
� � LL
M �
II � I
J �� �
Q J� �
�„ a� a
� cA z �
ZF- � LL
� Z � �
�` �� w I
Z � II Z
� Q�
� U Z � i
W } � N
c~i�OQ �
� �
Qw
�O =
I
i
�
Z
W �
C� �
w �
J O �
Za � o
a
� � U �
a Q U � u� '�
�
O � '<, ❑ ❑
�
� i
� -�
� � �
Q
F- �
N M
N M r J
� �
� N N M
�
_ N M , O)
_� Mcj � II
O❑
J ��
Q `_ O
M �
� p J MM
� J C) � �
� a. {',O �M
� ��C� (�M
� aN �
J O M
� Q� QM �
`�� v�� 1 �`N�' - ��'�: �
o � ao� - � N • �
Q .. l �� Q rM �'�.�..
a l'
l a�., c`fl•,
V �o J Nr� l
� � li.��� y Q N
�M
� � h : Qo N i
f� � —, ,—, --, Q�
t� C� �w p U U t� v ._. ' � Q N 1 �
�� �� Q �� �o � Q � �� �� �M �M , Qrn N`,� �
a,� �❑M � �`h ,AM wt�p tn``' tn``' N v� Nc�n � O
f� � � � fA � U � �.,�� J �� i
J �
,�
Q M �
U U U t� V V U V U U � II .
�'L� �v �LM �N �L� / �M �M �M �M �M : ,.. �� � � '
�M tC>M h M I�M If!� V) N (A M fn (A--
fA fn N fn N - �. ._. u u .� ._. V , � .
'
� - „ I
`�— = M = N = � = "— = C7 = N = � = II
O 0p N Ca O � � N � �, I�
� ~ > � > � > � � ~ > �' j � j0 ; I
ao � ao � o � o �� a��� a��o a��o
Ii` �Io, �I� –'I� i� � a� J �' J � � `
�� �� �o � � � o ,
�.�,, ,_ .
� � �
r� � � � - -- - � �
�s `� i !,—.�__�` I � �
a, a^----� w.�t
� �� � � �
ry::�: �.:-.-- — � � �
-.1�� � � �_S
� � �{
p i.
� � �
!,G_ � .fiy i�^S ��� :1 ' � '� �1-T`.
T 1' ` "` . � "__..._.....1
I {
t.� ��!�a � ,.
A �"' ,. #� ,�' �. {� ..x� �.,� �` . I
; {:�.p, � ,�,�.;:.. ��y r n � {i" �
1 , z�`p . ,n� ,. � .;n.�� 'L y � I `�"
�t � �� I
,..���� ai���s :;_.���� i� ,:=sa� � ° � � a` .
"�S` aS s, �. . �r� y .
'1 �`����"�W �� 3��� ��,. +� � ...
�' ,s. ��.Z� ��,.:. s_ � � ���—�
� �
�� ` ,� \ �'� �
l / . �1_+ y ,.:`� `T �ig
.S� �� � ���� �_ � � �
I I � i �—� �.it� 2;�'. r_."��
� �T i — ' �
�—=� I ��'�" (r �
�' � � �� �# ,�
.X � ��� � �a�`�s� � '; s �I :
w / � "�� z a{" .. ' -"� I � � `. ,
J � t'� ¢� '�}; n ,'` �..�� � ��
� _ ° , � � � .G.. 1=..,!.
h(� � � —
L� r � � y � . `� 1
�i �
}` 3.�`�� ��� � �"t��'�� . . � � '�
� -� �.;�:�.... �,_. -: ��:.
; ;r; +� ��I �F �� __ __ __--
��� -`�-� � ,�. __ ._�
�� � i
�. �"� k S`— ,
�r �"�; I
� '� �.� ,,� .� ������.x�"��. . I
'� ,? .x� �..
t
�� �. _�l ��.=.,� ,
� � �' i
�
� ,
,�� � � �� , �i
� �I �I
,�
� -- - _ __ �
,.
, _ _--_ �.
______ �`:: ;, � � L�
- * �� �� t
� — �y
x
I �� ��� �
�� ����. � � � � ��: �
i� � � _ , � � � ,�-�
� ���, �,
,. . �. :
� �——
, �
<
��� �
______ � 7:�, �, �` , I i _�
- --- � �_..
- ` ;
,
_-� _ - --_.. ��` ��� i � �
� =°��' �� ,r. ���� �
Ir�I .'. I � ' '�— �":acS � I r'� •
I �<:_.-.. � f I� .� �'� 'K/ .�...._�� I
. f ', �. s � a .
I w �
— ' I r^-,s � ++-.mK{ t+� �:,'^��.
i. ,.�' �%A'xhL#� .
�..
' " _ .� .�'Y:�. .
� ..;� ,��PK � �� v�. x�a '�y: i
� .: ��� -s�`�, �� �� e�' �' „ ' � � I
7 L,a �:
�;�, � �s: � � ,� �
� '��: ^
a+i
�,.
`. �__
��'' � ",��i�t� b� ����"z i� .
A€��•�z tt � I �+�" *�y�' °a�3 �:� �
1 i� F �� '� � k '� �
�� •� ;� r� �-. I
i �'.._'_' x :1ti ��-^.—
��'�'., w i _ � _ •
� �� �t,—�' II
�. _� ..r ���::g c :�'� � �
� ,�.. ��'; :� .
c � tk I
p i 31:
C . .--', _..
O @ �t _
� w i,� � � ; ��� �h° � j4 ; i
�
Q j } 4 � ' I
Q -- ' �'d�" i �.
o � �� �� _ .
�� � � ��R��. ��
a�,� �- ��; � �
, �
�
� ����, ���
___, . __ ._� � , +�
�,
��`:
� � �� ���`
I � �. �
i � �
i � i ;� � � � .
x � �� '� r
a
0 >�s t
C � �
� �� '� �
o � ��� � �' �.. � .�
I I .�, w m ��:� ;�
� � � � ��'� ��� i� � �
_ �
� �� � = � �" ���, � o -
,
�
--__ W O� � ��$ . °, � � � y=• O
_ ._ � ,
�. - f � � 1 (6 _i
� r
� I � i �_.�_.._��� �. w i i .
I I I .� � � s — '
� -- � `fl
�
o � ` �. ca �
Z � � � ,� �� w �
e— �� �..� � � N
�w, <.. ��,W.
� � � � ' i
• ' I , '
Existing Addition
Oblique Elevation Oblique Elevation
� � ��_� .
Roof
_ _ ` �... .. --__. __-- --- -_-- --.. �, _,_,_._.�-� -- �-_ _.. __. � 127' 8 8��
-- _ _ ___..
----
_ _ - - --- -- , ; - -- _ ��;�
� -, � �- � , .- „ -, , _ � - , � ; - ; - ,� r :,, .� � I� ; ' - 7/
, , , , . ( , , I � .I � � , : ,_ ,.. � : � _�� : .y ;, � ��.., ���
I , � I`� �, � � � �',R �° � � �..��.� �� �. I�i �:�� I���: �:�: �::�..�
Y -`* '".'s*�
t '`_a , •
�..�.:�.L ���,i �Gr.l: �. . ����i5���.: ��� � . �
�' �"`�' �'� �= Level3
, �
_ �____ Y_ - _..._.. _ _.----- - - - - - - ;�� v����� 119' 8 1/2��
--- __ . _ ------
_--- - --_ __ _
� � -- � � �,� �,�.� ;
' ;. n �
- - -- _
:
__ ,
_ , � � --- �:� . � �' ;� , �, .—; �.;, ; ; - �. 3
i =: �
;_
. ! • > .. ; , ,.
� --1 ; , , _ ,�. : ', •:. ; �. .�� w ,:. . ... i �.: ; �: � ���_
.. , , __ . ; = + A �:: I ���� _J x �
�. �' �, � �� ; � , , ; � � � � � � - -
�. � I� � � � ., n. ,:� evel 2
I � . `_ -
�
; �
! �:-� ` L
�' ! �^ _ � 09-10 5/8
, -- , , _ ;,: . _ _ _ _ ;
_ , .--
__.._ - . ,___,�, , - , = �� - - -�
_ _.. � . __._ _._. _ , � , - , i ;
.._, . , ; , ,��
. � ' �, '
_
T _� 4
,�, , `_ ',� r, , � s. �:� � 1 I k !> > i; , i� ; , � �' ?� a' ' I — I ,�__��_� � ( � � I� � �
�� �I� �� ��� � � _ � ��G�, �,I�_ � I� � ��� ..�. I� �� �`�� ��_ .C� 1
� � �
� � ;� Level
, �
' ' ' 100'-0"
� Southwest Elevation
1/16" = 1'-0"
Addition Existing
L Oblique Elevation �
�
Roof
- , - - - _ - 127-8 7/�
__ _, ,. ._ _, �-� , . __ _. �, ,, _ , -� �
- � F .. ��. � -. , i i
,�, _ ( .; u ,, :::
,
..i,-- . —�'i-� � , :: i^— ���1 .�.. . .;� �.. . � .., � ,. �,,, , :(`�, ! ,. : I � "-i
ii. �«,;.a,. ,.-.5��,,:- ., ii i, I .... „�,.�� i:�.� �,r},.� � .�.,i +<..:'�I , ;: ..:� I, �. �"j,, ., .,::�� �' _' , . .. `,.`'s• .�'" .
I � ,{ , : . . � �, � , , I �
y : . . ,. ,. . „� I . . ,r x .5. �,.:� x , .. �q� � � .� �,
,� �. s � � � ��_�:� � : _.,_ � :, I�v�.�_ _ , ;Q � Il�.
�
-
y =.
;
� , � �� � �,� �, v' ;�, ; , . , � � _ Level 3
- � ��;:. - --- ---- - - - --- - - --
�� :��- � �� _ f _ _ � ... ... ___ 119 8 1/2,�
— - __-- - - _ --- - -
.,� � -
�
�_
r
�
.xu�'�.# ,�a. vy ' ' ! �-y "
� s.s�w�. � ........__,_.. _..... , ,___.� � ...... `.....� ._ _...... � .....� i - ��. r_� :..�
.._... _..._., _._. >... ":., ....,,_.� , . .....,._.. . ..� � � .,� � �:.;.j
� „__.._ . 1 . ..
..� , �. _+„,.,—,r� �,: __ ti . � � ..,.� .,•� ;..o� „:., �� ',r .:M�i :� -.N:_ x.:. ".� i
,u :., ..,_ , .� .. .:"� s�,���. � .,. .x"; I �.., - .. �.�, � . � ;�: � ( � �t: ft'�� c�y'"
� . .,. . �<,.,� . a .: ... ,;.. ._�., � d. .
,.. ._- i .�.[ ^ �`�..,a i � . �. .' , .:... .:,.:_� ��'J,.. I: �.�� � I-� � (i I . '�'.'��, �
� I�1 � � � � l� � � . �
�;.7 �..f*�I '�a:t: �i ��. � �,µ ��+ � . �� �::n ,,, i
':,z;.; :!:� . ;:
� .. . t �,,: •°. , � , ; —_.�,�...—_.--- — ----- _ _—_..... .--�- �L — 2
� � -= � , �:
, evel
- �, r � _ __ ---- 109-10 5/8�
_ � i y � �';(� ��._., .�_ .. ,� ._ � _
� , - — s�"`�' ��: ��� � : � � �; I + I � ' � C;;I�. � ;�1..�.� �:� I�I l� �
� � � ��_ � �_� ; �f� I�. � � � ��i ��� � � �: i � ���' �-
�-,�--� , �
_Le_vel1,
100 0�
2 West Elevation
1/16" = 1'-0"
� . . � � . � - .
.
� � - . . ' - . - .
. '
�—
�
— — — — I— — — — — — — — — — — — — — — —
/ \ / �
�� � COUNTRY °= Cl:�lB �� -�RII/� �������p�
.J_� YMO H-Si ��Y-5� ;8�� o �,�y45�d�
' �' _-_:, $� ,, --���. � � � _ ����
—E_�—E�E—E—e_E� E �� � , I �� ���`�}g� �
`E � Y �8 2 W " 1 _ ������y �
e � � v� � � g ��- � � �
' .';:f _'F I .�.�� �g��� 3
Z
_r_ '�� Q�� � � — — — — �g��g��
r\�� ,.. __ ___~ \\ E � F f\� \ \ �3���si3
� o�\ ._ - � 11 $ d�Lp
� `\�� `i _ � \ \ � � ��dd
\a�{� � / �`_ y�'°�Sss' � ' �� \ �5����
1 ��'�ay �? g�v �
i
$-'.I �'� `\� � �`'tl` t �F I ' r•'g� 2 � \� �
� R�-- �, _ �",'� -� � �: �9/iFlyO
,
R , i � 'I���i�/ i i I � 1 ,� ��'��- !
�` 'li��i• i� r ` i� A'w ,{-��
i' i �i, t �-�
i � i i � � i �
, , , ,N,� ; �, � , q�, — N � f
, , �', ,� �'°�o. �
� � �n i� %��� � � � . �� __ �>�-������ �� �
i'i ', �� �� � 8� � � � ��� � � � - �
%� � i �� q y�-�� �{��- ` x' ��� ��\ � 4
q�� � %
t
_���/ � ��� i��� rLJ�i.�,�i � ��� +f
i�/ i I i � i I ' \i� av -- - -- % \ `�i. -� �-.;/
/
� 31 / : /
. ii �i � ` � � �'� �� i� I�4 � �
...�/ /`�� ��� r!'I�"}3�' '�ti � S '� �'$, 1�r°���3 .�i y \
.,. . �
� �
_. i � � ���`�� � � _ � s.,� �O °
..__. � $�, � ' �_ � _ �� �� � '�-- �"�£ �, � ��
N �� � ;� � ��r �;,
-*'�r _ gd�,� � `�`N�; � '�'�. �-`'_ � � u,�; �,,
"f i 4t/� _ �� 6� � •
7 i 1( �" �� y �_ ���-� R�i� �� � �y
.Z��a. � g �r�� ,�.1 � �a„���rod
.� � �.����I �`��Q � _�,,,� -�� �kF� e�' �''� ��gV
/ ����f. ` ��'. �:' __` \'os� ��.�k��e�� �Y,
� I � i'., 0 _ � F i
k �,y;o � �" �r l jl
� � V���� � �� �L�V �' -- � ' �j,
� '� ��\ ��� 'G �� �.t_ - _ ���$,i Ili'`=y,`,
N �� °,� � �� � ��� � �`� �— � ��� � ���I� �� �� �
��� �.� �� I
s r � �_. 6 �' v
� p � _ _ `� n'i w � V
�I7 `
� �I i���l ` V�I] - ��� �� �� _ �\`��`�i�i�i m � � `�
QJ �� � !-� (� � J� 0 � I�' a I v
�� 'I
C �i' 1 �l�� C �-���� "�,.q C�� i �� �
ZI �� ���, ` / , / � ; I �' g� I � 0
G7 �� i., i � y ���V �ti��i GARAGE 0 �
� :k�` � �. � � �� ,j'',� �� N8�17'�5'E I{; � a
�� � 1
, �e�Q / '� . v L`� . _ -----�__-� � � �-�. O
� -��� g '�;� � � �� ,�� � __- -�� ," ;� `� �,
�, �\,` '°t � _ '`� _ ,-�,�i � `�
' �` ��� __ ���, � , ! � �
',� 4 . __ „ - �� � ' C� C
�� � iti� �. q � ��� �� i�i !� � �
i �
`{E ;.� � i1 `� r It �s?.°-�� ���i C �
t , i � S `` _ � r }���� �8 �� �' �
v �
� s �� . �\.,' h I,�:I � �'1 y
y- 'e � ' /VI
Y y � � t qm � � O
k�� � ?'"� �.� �I� �- �� �� ��
� fr; �� � �.. ���i � ��.� i�,d � �e^
�# . .• _� ' e� �� I �►i
�Z ia" i ��m, � �• i� �� �� � i�q�i � i�p.�`^ � � 0
� � ��r_rr � � � � � i "t"�`R j �0� ��
P�_ , � ', � �-
,
a � e��� � � �� ��1 ' oll� I�I � ^�
�
��, 'y-�; . '�: .... � _ _ i i ��''� I � �!
� ._ ,�. : � T_ .�? 1 � ,��
I' �
, � , ,. ; � � a
� � ��{ �_ , '�, — � � � � �� g� c� �n
� I /� `� �_�. ,B� ��a` I I \����I'� �/ �' �]
� __ �
N ':.' .a L Y� - � ..' �` � � /
� � -.. .y � \ `
6 -� -_�T_._� _ ,� � ��`r` � �
! -_ as, � ¢�
�
� ..._.._. �.� - � . , � � _�u ,�,'�� C �
, __ �` ' � �-- �;s �_ "��\ a
�
� �,�,$` � -c_ D„n�-'-��-�� °e ��;, _ � �� �� c�-�� '�, fD
� __-- "'°`.`��,, � - °' � _ y� � �� , :,v ��� O
N � �� �M'^bM�y �>_ � � R�'k, � _ � �
v p
_ .
,� z � -�+a� - ..__ � � .m._l� �
y 'i I ��'N`- �`'A�_ro"o�.puo�r,o h - __ \�;� �\ ,i�.,..��I_ ✓ir-' � ,
'" � ' �
��
� s
_ - /�i ..- ���� ^ �\�'\ �`li� �
, ' .� ._�_ �- � ` � 1 �
s � � -- _�, � '—�;\���. � _�
��� Z I � � \ �'''' \s O
� �'�.,
�� ' � �� ,\� �,,� p
` G�fMGE R � �., `�
� � � ����' �
_ � g '�; I g� x�'_ ��� �����
� cAo �� : g ��R �� ���� � �� &�
� a g�. � a 3� I ,�" I I I ¢ Psa s� � � � � q� � �a �� r���
R F" I �� " � r.� I � g� � � 8 �4 � � � �� � � E ���
n fD oG � � 1�e++�4. � 00 bv o. a f v a yA �� a
� 3 � �N � n �E s� N ag�€��$�?m�,��a-��d �F��f���a ��& � 8� a3�� o
� "a � � =� n � �� �� � 9 �:e� e �����F����i� &��a��'�°� A�� � "� ����I{�
i ' � a �� S � ^� g�'�} q� � < ��� � �,�� � e� �� �
;, � � D �g �o � � � � � � 3 �� '�: � ����
�n � ' o - e � eg�
i � € p �g � � a �s �� �Q
$ n �'9 � F� 3 F��3yE
� � • �
I�-► „� 3 xi ��Q
� N �� � �� � ��o
4 ��a
g
� � �� � � - ��
X PR���T GOLDEN VALLEY SENIOR LIVING �� �" �'�
3 � �� cs� ' ps;��No�'�
� ^ o og =� - �;_ �,
` J Z �� n 7475 COUNTRY CLUB DRIVE,GOLDEN VALLEY,MN 55427 � s�m /p4
s ,C�'�
= O o � � � ALBERT MILLER �� 6`9�
�` a� sioo�w tl ' p a O #
$
- aaivw laaa�v =a�,w� o� � ; � F
�Q i��¢$ ► czvss Nw'.���vn N3mo�'�vao em�na�noo scrt =°o� "� k=� � ' ( , ;
.� � � /,,,� V -mQg` � m�, �u � v a
~�;wusa � JNlnll bOIN3S Jl3llHA N3alO�J - `'�_ - " �
.,.,� �� �� ia3roaa
R
//''�� §
�7`R
V
4
o r S`�sw�� i � . � w �y� � �g � 4� ��, ��d �� ¢a v �p�
a � ����as � � �� � �� � ��x � �� �� �a� 4 a� p��� LL � w ��"a
� ��H� � �� � ��7 � 3�� � � �� ��� pawa» �� $7 0 0$�
� � e ���"�d p� _ � �� �+ �� � ��� � �� �� ¢�m �g3g 6�g�� � �p a h�-
� �� � E ���.�w� �� � � �� � � j ��� � �� �� ��� ff`�� ��m�$ �� �� �
� � �w�-og �� � � �d � �€� �" � �� E�� � � W���� <� �� W ��e
� �� � � a��€� �� � g�t o� �� �� ��� �� a� o ��� ���� $o�wg �p �`� a �
n �`� � �e � �8���� �� �,; � =g �� �� �� �g�� �� �� �� �W� ���� ����� �� �� � 3
� ��^ �� � �� � ; s m s � ��„ w� �a � a �� � � �� �
� �_���� �� �� � �� �- ��_� �a �� �`w � ��=�> �s� � �
"€o o� � p� � � "" �3 �� � �' a� �" o€ °��� �a �� �� ��< ��� ����y �� .
3 � a��� . �� w � �;�� � �€ Ya �;` �„� i 3
� � _ _ � ����<� �s . �� � � � a w �� �� es � � �
"� �� � �awffi�w' a: g .� �� �k � � '"Y� � ��� � w�� :a�*� �i����€ " ;w
� � �� �� ���, �o �a�� �� ��� �� m�� � �, �� � �
J � ¢ � F. � g������ �a� � �� � �
$W�` ��
� ' �u o� � �� 4 ��ag� ��s �� _� �� �� �g � �'� �� ��� �"� ` � ��� ��� �� �g� �_
o �� " � � �w �`� �g�� §i �_ ��.- �
Q � ����� � �k � ���$�g� S�� �� �� �� �� �$�� �� ���� �� m�� �' ��a� �_��� �W���o gg� �a�
� � ���cff � �� � s�a�u�� ��� �� �� �� �� i�s �� �e�� �� ��: ��� �$�� ����� ������ ��� ���
� __ __ r r m . � e _ ., m _ _ _ _ _ _ - - - -
�
�� g W
Y �� � a� _
� � � �` � �� �
.r,lNtltilX i � � W 4� S}. � a
.. iJVHVJ �� 'w ��� �32 v'a 5� � �
. J�l/5�7.�� � � 3 LL 3S LL� W r �
'::_. ,..... z
a
o� oi o �
{ S 9�� �� bo >� � g
+ . � �� �
, � , w
- f w
�--___ , � o � s�N �� a �� w = p
a _ �
---_.�, , o,,. w ,
� �� �
,� ---,� , ! W �
� '!.� , _ J � � r� ,-^.
.�
� ; -�. I ! t\ w i � �L��-%
't� a a
; a �` 0 i
E
. i � o �� '-'�- �� "� e��_a �. ������.�.._:. �. �. ��\�� � I i -
o rpp-� � '�'_�_�
( � � � x s � .. � �
� 3 g = .� � , �. .. �� ,.
1 L � � �� �� ..i l:, .
^� . . ��� ,� , . �
I 1 8$ � ��, � �.�. �k". 1 ..
� . . . I � ... .
.. �, s +.
�� - `s-.t� '. ♦ � �
'� �� i �:�. 9���� � �� �.. ...� .
l I
I ��� . . .. . .� ��+. .
1 � , �
� -w o�� - � �
1 ^� ����� ��� i ':-�
���� �� � �
� , 5��� � ..r��, �, , � — �
� �� �
, o i , : ;
� � ' � _ �
� � � I
� � p� � � �� \ l �::�
. ,�
� \ �:
� �� � �
;-,
+
,
� � ; � � �� : ';� : :._;
�-- —--�-- ---�-1�------------� s ;� ,` . � . � .
� ' �� � � � o� ,,,.,; ;� �„ '
!.: ,U,� � �W�� � �
��� ������� "� T � s� ' ? �: � �� ` —
��; �<����s � �'' � � �:
� �ga=Ng t ���;� ��; r�' � � i � � r� � _..
� ������ � ��� � �� ,�� � x
� ' » , I �
� � � --�
�.% � ,�
z . �� � �� �� ? � � —
x
x. � � n �-- � �� .��. �� :.", A � �� .
3 I
.. � � _ \ j .. �— �� � �..
<` \ �w- 1
. �
_-�m I
� ; 1
/ { � � �'
l
I
� ��� �
/ � / i �
% �`e�.. . / �.-____'� �� `` I .
�. ��' �"�� ��
I t r_ ��# a �
� � � �
hx'_�\ —�.. �.. ,�.. .,.
" / � ; i _
! ��_� �
1 TM � � - x�
,
.
. � � � � � � , �
, ,
� �
F , ��
��' . �' `.�\ �.. .
`�. � � / ./ I
�\` � I /
� gz
. � .. `�� � ;. �� + . �e�t . .
.. ... �` , 3iS . .. .
_ .. `�` 1 g�KS
... � \��� o �� �� _.._..
> ��� �: �� S' , a
� , ��e�. 5 i 1 , �,.
� �
V . � ° "'... .. � •\� ��..��
\� � ' ,�� `��. �
\ __ �
� \� � �
\ �, ��-.� .� i .�
i I\�� �5 ��.�'1+c• � �
___��_���� --.,--�r�-i-,�;� ����___���.��
i ,o� � __
, ;.., * -- ' � _
_. . . .. ,._{}.— a.:� ���.^.r�'�--..i�. T �_; ,v�,._: . �
� �
' ,�nY,---'_
F.
�' �� .- o'v`"�."„�'- -' +�
_.� _� � , � �.
_
',� , a . � ._. . . _.... .
. . _ _ ._,... .
. � �� .�� �f
°�a' e -
�'^�` � �>—..�., . �-- C x—` . _._. l— a1,___......
� �
_______________________________T_______
I
�
__ _ i
�6 2� p�oo_ al g y a O a
w�;F a� 2l3��IW 121381V -_�,= q g = p W N =
�0=�� ► �zrss Nw'na�'ron Namo�'�vao emo�a�noo stet o o� �� k=� �Q �' ( , e
� artz �� Y�oagE � �s €� � g
>s - ' ��
~ a� � JNlnll 2101N3S Jl3l"IVA N3alOJ -
)o ;� ►� .��� o ,
4
�
�7LR
V
_ � 9
S � � o Z OO�
� � ~ � [�i � ¢ o O ��a
� � � `� s � w «
� � � � � � � Q 7�� � � ��e
� � � � o � � W
~�� c =
� �g � � � � � a �� ��g�� � �
� Q � � < � � � �� `����� .. -��
U T •
? � � � � '� � V ; � �
w
� � �
a��= �
�:�N,�;;;x �4 4_ .
��� �
z
�x� �
0
�
r �� � ��� � ���
'��._�._�__ �s�� � �s�t., � 9�i
§
I �'������ ..... �o� y ::x �xL�x3
� '�.. �_ � �F � C�^� � ��� 8$'��
i 1��"� . . a �n Y IH ^'° �'3
0
`��"�' a � � :
'� Z �� ��
�� � +e ._�__�'_ � �� 7� � ���a � a°�
�`���.��� " � �d � ��� ���S�z
I i I. �.. � �"�„_.� � . � � o �' � W� ���., �
A'_ � F �� �
�'i �II �� �II. 10 � . i� . �t�l N �« � �'��S ���a�?
� �� �
� u �i
i
� �g� �` .._._�:.. �
I � '
< �_ �
� - �
' �l a� h .
� ;
�� , � � �
_
,
� �� \ ' � �
�
, �I_ �� :__ , - �� = i � �
- - v.
-—� E ;' " i r
�
y ..
0
� �,s I � �� ,...�'- � � � I I � r-_ o �
� � � g �� ��' � '�,� _ � �
� I
� ; I �
� �� � / } \
� �� `�� � ��� � i <
� �,y � �� ;� $ �we,� � � `E � .. . . ( z $�
� � ���� g
�'3 � 0
I
1 A.OV /; �__ �� f � �
<�` �
__ Q
� . Y
� �
�. I
� ~
L�,.�� .����������������������w� \��� �l'\ � .x, I � V �
1 a
.i �c� ��.`��� Z . I ., » �
.. - I ��+ �_2 ; r . ' Z g ��
� � 4 I
�y ��
i � � ��
. i . � . ... . ( M� � ��
i > ��S
�� I � m�
� r—3� � Z ; �� ��
�$ �' � I �_ �
� F
� �N _ S o� o�
/ _ � : ��
_ I Ya �
�. �
% �� �" _ _,,.,3�I� � �� m�
� >c �
� ��
� '� 1 �, �o a8
% � � � '� � � _ _
�, �
, �� � ,
/ _ � y
, �� �- � ��� �� o s�
__. ,
�' � �3 � t a�� �� �a �Y� � � :
� J �� � � ����= wo 8��� E > >
� / :`�� � � I N��36� W �U�� � �
� \ . ..... i �"���� €i �s�� �& � �� � � g
/ \� � g� � �a ;�S �� a
i � �w���� �W ���4 y� � ��S � � w
�� r f � ��`' �o ���o �� o � � � �
�' � ,3.ar I a� '--�� �_ ���� �� � �� � � o
.�� �� � ����s� m� w��� �� � oo � � �
�\, � 03 �o�����5 �S ���� �� 3 wp � �� �
� � � <�o
'\`\� � I So����� �Y "�ey �� � �� g �o �
``'` . . � �3��m� s� ���� �� � �o � �o
,.�, i �� �� N�� �� 3�m� �� � a� o �$ �
��-,\` � O ��� �s�m��€ �� ���� �� � �� � �� <
\ - '�. � � m m _ _ _ _ _ _
� .,
� , �,, '�. �
��� �� �— ��.
\� ,�- � � � �
\\\\\�� 1\`", `�,\`,�' I _..__ ���g��� � �� �a �a�s g= ��
- .' a
---------a ' ���f ` _ . 7g������a �t � �"� n=
�_ � _
, - -- " _
� _;.-,�..,-�: 1-- __» 05��„��m� � �LL �� ���
F,— ,. �- _:.- -- _ '-� _- ?�� �q�� �� a� ���
_, _.. .. �, . .� gw� g o �> s4 ��� �go
V I i g� , , _,_ , ����g�a� �� �; 3 r�� �a
� '�,:>—.--_ C��= � r,_.. 5 .�— �� ��g`����g a� �� ��� ���s o47
�
� � ,�,-;�—. _ ._.«_ _.._—. —.- ..� -�-- � g� .
�T � � - �w �ow
� ¢¢�9oa g
> r w�= 3�'s� 8� �g W�° �<"� ��m
.. z �Gs��o�' g� gp 4 p��� g�g
� o �<
ow
. ... � � ��3���::�� �� u ��'� �go� �'��
O m ���g �¢ �_ � �� �' £w ,.<
-------------------------------i------- 5 ��x5mi���<�� �� �°� a�� ���� ��o
�
� � _ ., m . � �
I
�°_ �� aaivw taaeiv ���_�� g � > >a � �
C�'N�e�g =�yoW p_ � �_ "
� LZOSS NW'A3lTdn N3010'J'3NNO 9fll�ALI1Nf10�SL4L �'� ` c9 � �
��a�� �� y�oag4 � ��� �w � �
'"n;' �� ,� JNIAII 2lOIN3S Jl3lldA N3alOJ = a - � �
� io3road "
2
g � ��� -gN �n�s� � ��� € � �� � � �€ �� � � ��€�"� � � �R
s g � � Z
� �o ����'��o s sa� ��� g @ g � 3� " 3� w w� � � �Z ��� `�a 2 . �` � a a
� �� ���a �m�» p�� ��$ �� � g� � :� a o Y �� � �o��'$ ��$ oo � � � � S > � �
� � � ��€������g ��Q�� ���� w �g� � � g � � �� g �Q �� W�� �s � � � �����g ��� � �� � � < � y �, � � < Q p�
� g� �as �< LL<�a ��� w w $ +- 8a a� � s � ' � �LL:"�" � _ � ��
����.� '"��7� � ��� � �O €� � � �� � ��� `� a � � S�F � � yg � � � � � Y � � = w ��a
� �'€ ���� s ����'^ �w� g� � � � � s � �w �� �3 �> g g � ��g � � w w W w w W W w W o og�
a LL�� �� ���� .��s� �g � � gs� � � � o � �� � �» �N < � ot � � � a�"��< ��� r e�
: �s�- �a�w������ ��;�� ���� �>� � � � w � � �o s ��� W� 3�s =� �� � _ ��= u �p� �� o � "' a�
w�g :�:�.mW�K`s �� �_ ��� � ��ffs � w � g � � y�� � o� �� ¢�_ � �� m � ������ ��� � o� �� o } . T e o . � ��m
� ��� ��=s������ �a��� ��m� �§ ��ae � � � w � �o �m� � =o� �� ��� �� �o � � � ��m��om � � � 4� �� _ � �v
� ��� �wgo ��<� w�w ���� = uaas � � � s � s�� � ��� �Q� �°� �� �- r �m��� w� � � � � $ y = �
�i � c � . �k S � � � �� N�a � � s 5 8 Q: ���Qom�'o �d 7 � a
� xs� „���� �spo ���y� g��a � zo� � � w g �o = _ �, ��; �g Kg �" �" ��w : .� �� 7� � � �; � w c°�
� o >aa >.w�-= �� � � � a �� � -' � a � � � �5�� `�W a� �� � �� a������ o � �� k
O J LL¢� J'a W U �a� Y � N ��� Arc m � u N � �� � � 8 � � �
Z a � � s� �`�e�5��� ` � � y swg " ��� � N� � i i a �� � ,� a k: p o ow ... •
� �� ��S �� � ���_� ��� . � � �� �� � � m � � ��� � �� � � w< �� � �� �s�ag�� � � 83 �� W �� $ � � �
g ��� �$� _� �� �3x�� m �� € � �' � 7 � � � ��� �� ��� 3 �� � � a ��� � � � � � s w N � �<�
����z����� ��a�� Q� � � w� � � � � ��� g � �„� w�y Y� o � � �� � �� � ��� � � � �� �g � �� � � ° � �
� g ��£ �� ��� 's � ��� 3 ��� � ���� m� w �i �� �� ��� � a m�� :s� �� � �� ����m�� ��s� g ��� ge x wo � � �' o � < � w 3 =�
uW a�'a�w '� g>�a �� ��w�3 �g � s � w �S � € k' 7� g Y�� � et<m 3y� y a �� � � � d� � g � o��'q 3
a � g : �sw�`����� ��m�� ag�:� �� � � � � � �2 =�� �� �� z€ ��� ��€ s� �� �� a����o� ��� � �� � = N oe o � � 3 ' �°ff � � � ;
Z � ��� ���g�������a �s��� ��?�ff � �a�a 3� � a a � �� ��� �� ��� ��� �g� �no �� � �� g� ���€��� ��� � ��� �� � � N� ������ � � � � � � � � ��g ; � g � w
; _ � � . ., m � m w _ _ _ _ _ _ _ _ _ _ n ,. � o � aw� �� �$ gg � � � wwWWw w� � � � � 3
w � � p I � � � � �. � �
� � ' 2 � ���� 1 ojy I
� z � . ._ I
w� � �� o � 1 I �
�� ��==���8�8 ��w� � ; I I I i i i �
� �o� ��m���R����mk��LL
������ 8��"- ,�����w��
���w�� ������888 ��mY��
WWW1l�w
� q� 33 ���Q . ..�..� ..... � � �� Z� .
.''�'���. „� mg m� "a310 i� €� $ e o ��
. ����_ �'� �m ��W1e Sm ;� �8$ � �� �'�' . ....
� o �� � g'�, �
� ma
„, LL�� �
. �a ^s �oQ �� ��� ��
$ '
.
�I �. '�. `" $m §f aa „�w LL �����& _ - . ... .
, , � '
i i - `�� � �, a � ,: _ . ..
i —
� __--� —�— � r-
� _- _ .'$ ' � ! �_.
I , � • _ S ,_ __.___ ��-'i, Z
, }` H
, . � , . --_x
� 3� .` a ..`-__ ,` ��—_'_" � . g
f _
:R _ g -...�._\ ' \ � � .. . � .. � � �
� �8 � 1 8 "g �, � i� Jf� .. a
I y 8 g ♦ /
I $ �8II �$ � 8 8 8 , : � �
g � �� I�� � 'j1 $ ' � . ��, . i . �'
�I �
I g �\� n �a� � � �� x � � � �
.I I� � � � 8 a . $: .�� ..,"� I �
�
i a� & � a ��✓., � . � -a
�€ � � � � k'�' 8 . f f ' . . I �. �
� �g ��' �= � =..�_ �
+ � �' �
� —
� � �
� �---- ^
,
� - .
� m \ � �� � _
' � $ � � e ��,� ���J ��\,y� � * � f I,
� I
v 8
r � - �
� � „� oU 8 �TiY \ �'�� . 1 O
a� � � \-,� � � � � ��� �Y
� - �� � --� `a� �� � . ��.� � �I ���m m��
� ... ,/ ��"a � . n s � � .. i .. � �'
� _�,&:� �8 0�/ _v"s . �,.__ �� �� � � ` ,.� ���� ����
� 8 8 � .—�-- .i� � ... .� � � r�w�i ��°��
� .. � l . � 1 � �f4�� ��3
L' �' � �"_-'�"_' _"�' �'4\ !�_� Jti i �'i* ���o ���€
- - -- - -^� �� �, } � , � ; ��������
, � -; � z �' � ��� ��
. I � � � �_ � �� = w��R
i ''� /I , � . � � _ S � ���80
� � � �'L � I 4 _ �8�������
th a � � �� �_ � _ �
,
��, � i �e t '+'�. �+ . ? � i ` `� � y ����� =�n g� i� . �o
. � ,s----- .,` i \ � � �'��F'�,�=€ ��~��63 �3
, � . � -.. � �� � n: Q���gr� � � �<
� � ' � I _ o ������w� g��8g � c "�
� � � ���:7��? �Rw=o� m� � �6
� �'� _ ; �..: .. �I _ � ����i��g �5���� Y�w� rE
,
_ .,e. " /: � � �s _
d .., . _ � c < < � w
� . ' ... � "� '6 �� W�s�p ��a�� W ?�
. � I� � W
� �
�
i �/�� o `" ; � `3�¢o�8�QoY 38���� `y�`� g�
� � �w�a�� � � 4�����m� �g��g����N�� o�
,.�,
A' �� , �
.
_
,. <w o
. ia ,_, ��w�� r�,. 1 ��" ����� N �`��."<o�W�
�... "' . �� s S
�� � /� - � �..__. ��� � �g ����6wa,�y y _�o���ws�5�.w W
:
��
�� � �� °-r, � Y� o�������� � 3m���g��g���� ��
�
� � ,� I � �� , ��i �� ��fr��d�y� �. e .- -
o, p> .. � s s B Q >g: "'s y�
`` �� .. (. '�� If "s LL� � „� � � 3 � � �� S
� i � I i $ �gw� � �� � ��` �����'"� ����������
`�- ' : `�;lll, ����� s� ��o� ��� a��=�LL�� ��LLo�g���=
.�, .. , ,�� ���i ,i �wwWw ��w ��� ¢�"'�>��o �� g ���ffs
�' , � �� � �N� sa� � � � o
'��'�� � �! % %� I�x � �'I $ \ �o ^ s�� o��� ��a €���'� ���z����
Y mf • _
A � i� i ��' , .gg a� ws „�y� w�g�is� qbLL����m�
f
� . ���.� � � �� i �i �� ��� ',� � �:W �. o�w~ ��� m ���� F.���m.���ff
1. � � � �� � 5, �g$� �a� �y � g�� ��gBgw�<
V' � � � � ���sgY< :���,�����
:. � �� , � ��ff �<wga�-o ��,3���
�. � ��� \ i ��� o�= �����soo y�����oy��
/
,, 'i, " '� ��� A , A � �� � '�' , I � ��s� ��o ���'"���� �������g��
\ i�1 `�1 ��' a �!�"'') ���� $�� $���o„�� a���W���wo
V � __ °�.. ��A� �. E ;�, s , ��'� g�� w3��moom a� aw�����
� � � � .....__ �� �. < 9m. � g��� € ` ����� 6�g�� � >
� oa
��, � ; \ �_� �=�i ���_� ��: ���w� �� ���� ���g�
�� � .. . � Y,g��< �Em u<o�i2 E3r ���w<
�\\ ��, .,� �,``'`"sr���-��` �al ��� .���� �� � w b
--------\a ---� � gw '�_--�_ � s�Q��� �a � "� �_ � � �
�
_ {,.`, - � p� �� o =�
�, o � m'
r ;o`��- ._. _. � m � _ � � g��� �
_ ��� a�
.._ . .... ,__�}.- � .�r .�„i,-' � . ... . �g� �� o
��� '� .. � ,�.. ...c—=� .t ..._ �� ���
. .�- '- ..� .. . �_ � � w � �
� �$� � �
'-t � , . �,. � _ , __ - , _,_. .-._ , .. . � 4 � £ 3 m��
I .� a � -�,. � ��<��� g�' � �� �� _��; s
.q -J6 ._. � o N = t 3 w
u
p�,. . , - . c. . _ . .. � _
� '`�. �x ����, w 3 '�gY � w
_ _ €
�, �W � ` �� � ���¢ �
� .�,�---._—��,-,._�.—. ;,,,- � . _ 0 3 ����: W�; �� .s
, . __.; - - � �
> _ ., z � a�.�w� ��� LL �� � �£�� �
_ Q w F
� � �w���a � �o m � ��� m
a � ���,H< �_� �g �, �� �w�m �
� g "�=�a�€� ��¢ g� 3� 8� �3oN� �
�������������������������������i������� Z � �g���g� ���� �W �� �� ����� �
I W :� ^ Na a� 3� g€ siw�9 m
� _ .
il
�—
7 �
g Y �;� 9
� � S;N�01�tl�N��� ��
C' � � � q�''
o � � r- m ��
� a g
Np S_ > ; � ���
� ODGNUtJ�00�3� D� � � �
� 2 ��{ so g
� ��
=v �;
��� N� � � F
� �� �
m�� NYu�Rl6YS�r� Arj
RI � •�o� vi z"i� �
�� m ��a� �� �
�� � 6�t�� �� ��4^
_ m mf
r"1� s 4�n �
Q fl
� � oq�2x`Q'�oo ��G '°�
�_.
�� a� "� �
o� , � ���
o . _ ��y �n ; � � i a �
^ � � ��
T
. m
; �
o ,� x
� �� g'i I�__.. "� m
0... p
- - �� g�
o„ .,ox ��K -- ;~ _ ---- -A I � �`--
� � � � m
? �� � `,�
5 s�, s�� m �s ip�.
n�D N m� r, ; � �
_ �; '� �" _ --- �o
� ,a ^
r
; � � _ �
�, r z� �§^Q om � _ gm�
�, — m o m=;� $�, -- % -----__1
�
- ° �n
, < r�o-�, �� A<7 . �: �
- �o� � .,,
� o � s�_z K �K j v� z� p a k
� mon—�---- I. �.r $9 ' � I � Bn� �4��` ��'�
n / F � _ I � � ,:
� _ L_- -- �� � � '��, � � F� �3F =� �� � $�
,- .. p.a a` r 4��m -F> -
, R. . ���$ II I £�£ R �e � � 4
-m p � 3 $ ,' �,�o ��� � m u�,.7�
\ ps �� D� P.u� " ". � nz£�
dm � ° � ( � �- 2 � . �
.. x � �$� � a� r - ��gn�
� ,�=� � �$�� � I � FD 4P . �-�' �H '.�
� . G , � �� � � R � g o
� �Q � ,��� t� I � � � fi � _ o� �o
`C ., . �
� Vt A D _ "� 'T
p �� �•➢_ _�yl I�_O P ti� m
�', ,��. U�i z _ �,,.' a r � �� ,� �_�.,�� � ��m
,� L o
�l - , c i� ci,�< 1 l `.
�
��
� i� T�}� 8�
�� : �.. 1 I �.
�T , �/�" llz I I vb � , �o ,�.
c, ,'. �
m
�
� � � � �s av'i � T '- � I I
� v u
. >�r U
� _ „
_ . � . � �, " 8 ; { � _. � �+-
_ o � {- '- g
� � f �
_ ' � � � � �
A �� �
� x �
n z .
� pN � ::
�..Q vi � N�m r . r:..
� _" D i , J ��D L I �• �r ��!
m
m
p D r ^: � -O. � p �� ---�-
� c>'� �-p m n-i�D �n v � � \
_-.
N= x. O= TD __ OC=Z� I m � � , - ..
� � N � f�t n � �
Zm �� � ,� w _ ..... . ANpVI n�+ �i~.
Jcy F,. p � � -Im� to ' �
Z ` " I 1; �O; � .r '_ - �
� sA n
O / u�n a
,�. � § ___1 Q.VI m� .� z�
oA
o -i . .....__ ! p ... _
Z o. Q '',,, p _ � �' �( ���
�� p � r�
� f in n i 3 � �� r
0 0 � N .__ � � f _
� o " � �� —�i�
�
> �
_ ,� � m �
� � � �A � ° -
G �
� � ` - -I��,n
� � VAFIA9L:=--�i, f�VD :'1
.._�
J � � y - W N
m ? a �
$ y � yn s Z W ��vr � � yZ y = z � g �
" n e� � m � m Z =�eo$aF�� `�-� � b� a-� �,� N j � m fi � am �
N T �p� ��� � � �g����4�� z � � `���o y D_ � m T � �� �
D ��g� O m .��„�"�� � �I O j r �� �- Z � £ m �
m 6��� < m �°����"s� � _ s n �- {- � i
� g � � D ��g�Rsg� ������ � m , �- " a_� � _
Z � z �aN- ��a-= �a � s�a��€F� �� � � s m �- � = i
� � ����ssg��€� - T�4s�� � �aa��=�E ��� a c c � �
m �u m ������?^� � $�e�F � o�f�m€�� 4 � � � � Z '{
� s m ;��� ��- - E� A� t�i� g������� � � D _ _ � � Hm w - � � �m u � i i 41q
Z � - y rz���� ��� _� Fm ��e��� � o o = >���� � � ���^ � v � �� �> �
T � � � �$� ��� ��g,�� � z � �� g 40� �� D � ��� � < � � �
umi � ���{� a ��g= ��� y = ��� ° -c�i '� m ��g �� m � � m m � � � m ^ £��
a � YQ➢$" � €�c� �u" "�; �� �$ � a�8 o m E��a � � � � Z � ��
m�g w�� � � ��f � � �a � Q � � ����o�m a�� � m � � � ���
� �'� o ��� F� ��3 � �R"�N ��� � �7 ��H� �i�'�N,��'E
��� � � � � £o� � ��� �� °�� ��� '�' y���� :�g ����,� �� ��g���4� ��g��$�" �
��� � € � �� �a Q� �a�� ��� _ � � �� Na:���� �������
��� U � �� s� �� � � � � y �o'� � fir = s
�> s �i
�a��. I\ �a �+�..
- - GOLDEN VALLEY SENIOR LIVING � �F
� sg aa� �� .'� �F=oF:
� � " g �9 - �d75 COUNTRY CLUB DRNE,GOLDEN VALLEV,MN 55427 -� s�� r/1
Q � m � � � _ _ - ALBERT MILLER �r3 '9�/p.
? O D n � � \V
: �
' , �.iv�.����
' G R O V P
...�����rr��.�.� �' �� �������'��� ����� '� ,s' .. �.
� � � ►� ��� ��
, ! o
, _ - -- -
_ --- --
,.5W0 I . ., -
, i � ���.... �,��5 � I EOf ' SVM QUMT. COMAqN NAME BOTuiICwL NWE SIZE XODT CAAfAENTS
� 900.88 pEqpUW51AEEs
. . 1 I_� Z'� . _ �(-.i i
__' __'
, � - - '- ' 1bM 1 AUNMN&P2E MRGLE l�mrc kwma�'.lelfema? ].5' %B SIPAT.LEADER FUl FORM
� // $Il 2 S�NB�RSTN0IEYLOCU5t f�eJ'h�u4ia�'anVqsSu�k' 2.5' MB SIPAT.IFADER.FIILLFqiM
/ I . \� 1 IPM I
�� SND 1 SWN.PWIIREOAK Wwwadcdw 25' %B SLPAI.IEMER.fULLFORM
� �`-� // � „CL EVERGREENTREES
/
I I F"� � BMS B BUCNMLLSSWNLE P'qwjeuce9eread' fiNl. %B SFGI£IFAUER
I �� BF 6 BALSAM FM AErts bYsana e'XI. B8B SNGLE IEMEA
I / I '- ORN4MENLALiREES
I / � ; _ �-� �'�F�� 'S� VFC 5 VFAIREFPEFLOWEPNGCPAB Malw'Preirafire 1.5' BBB S1PAi.LFADER.FULLFqiM
/ / ' �./�g,5 SSL 6 SGRNGSNOWCPABAPPIE �+Sp�pSrW 15' 86B STPAT.LFADER.FIAIFOqM
I / � t-Sw0 �g5 � AVNMNBRIINNGFSERNCEBERPY M���� 9��'�wmiBifance' 13' BflB S1PAT.LEADER.iIALiIXiM
r,... . , ... I \ J.BXS
' } , I
� 6MNB5
/ . / i� . `�Z_�` I
� � �j . . � �-\,�� . � � - c� i� cwua uuc sM��kaa a conr.
� . / a �� �
. I . . . » .. ....�. .. . ; � .
� ' � � - A� . � i . � � ���� �� ��"�. �'.� _ �� �� .
� F
� � • +�...'- .7� . ' .
.�J , }� y �� .. .�, ' . 3-BF ::
o � z /�
. '/ �-' . ! �..i, ".. � / .. . �• 3 BF .p� _
V %..� I "I ' � 1 PfdRE/5 FIEID diSGIED BY i1E
(/ r � � �
� . � -'-. / / .. �� / . . �� �� f LMFI3WCE(RE�tIApV ICNLNL iRff 5N F)
. � �� � 5-ABS lMiff Yx4'XB'YtlO�EN SiPKES.5iN1ED
__.�- , . , d ? . EWDYN WI1N iM51R�Lf HIRE 1WIStED
.uy4 , r.:� /I . , i � ��� t06EixER.SiOKFS SIW1 BE R.AG�PT 110'
.�:.. :�.� / � � ....: �' 1 TOONE PIbtIHt WRE�1WLL 8E i1REA0ED
- ; o L v{ / . : '�. . � � . ..� ry ' � i1F X 1 EIAGK RIIBPER IqSE GOLL�25
' � ; i, . .. . . .
� I �
, 1.SW0
.. � .. " . . i iPLN'�RF JH.'��
1' .� ' r . � . °�".�� EM�1GGiLd.£
.-��Y �y ,•/ i . 1-$Wp . ' � ���:5 /`... � � ,� MXLHTOMREIX£OFSVCEKK�
� �:
�t �,,,..^ . 1-ABM � . � I � ~ �� MILGX]'fcON 1PoIxC.
...' .� . �s , I . ' /
, . . . ' ... / ,I� .
t (
. 9'1 5 B� . � � � . ,� )/r " � Ev5TIN5 6RAG£
� :"� ��`� � �� . . S__. /� '. ` -� �/ � . � . a-svro �i un�r�i�e.w�nP won rov i�
. . � , , '" ' ;. � � ���' a�w�i�r-eboc-e�none�e.
/ �.; ,� _ /, . � ./ �`� �� ' I II � L �rovE
.I . _ .. �Q,,..�,
l� � - r � �. � , � � i � - ���I_
YOPE 510E5 OF ItlLE
I 1111 � lf � '. II -I- flM1CKFILLA55PECIFIEo
� r
� � � � 3 PfC / > � � .- �f \�./ �� �� � 1 �_ 1 W� _ W NOT EXLAVA�E
� �
. , I 1-SSL . ..... •U" � �� -- ' j '. /� I OFFaOiB/�LLTM I BELOIYR�RN.I.
' ' �, � � . .--. �__. ,�1 F�" �. �''*,,.�' .i ,r�j� ' DEGIDUOUS TREE
y ��'`, i � � i � N r s (7
' .
, . � �
� _ . .' " _ < :> � ._ �'� Z N
. � / �.� . ... , � . •�s�t .. �. UI09G�FEEMLMDiELT TO RPRavE \ �
• � . , ,. � .��E�.���.�� J
_."'e`� l g �.. � . 1 _:_. . . .::. -:,..� � . �� ��._ �`; '' ���,u�u rmceHs.nKcs srnrteo �
�y
i . • , 1 XISIINC E3tJif UING , , � �,«WTM.ros����.��o
;� � � > � -� . ,�sr,.����a,�,.,�•
-- , -� ;.,
'1, ;� / �.� � .��,���� ° O �
��.� � ,;. / a .._... , . , �i ' : ,vur�rt.aE.i,e.a�: - > �
r.nw.,aEe•r�ern.E uisnw w� Z Z W
I : � ' ���,a����.�P�� W 9 �
� , �•�„� y
� � � _ : . -
, . , - `��
/ � -----.�»_----r----------------J
� I {������i������A��������������������������������������������������� . . : : . -�_ . T
E%ISiN56RI.GE " �ll �
; I � , ' ......_ . � ; ""aor�ek�.�iva+��:���rove W o W
4 .,. � � f • t �. I I I�I I IIIII II �-1I _I SLOPE�61tlLE � � m
��. qy. � .�� / - - BFGKfILL A55PCCiFIm �
„ j:� I '� `�. . � ' \ - . �- __ " I W ItlT EXGAVAIE Bf].Gri RG�iBPLL
� � � �i �
«I e. � �: s'_ : , _. , �..-r-., >+, �r .. �,�, ,
�''� F�� � `� ->-''� �,+o-rJ-,;�..-r-i•.�..��r�.--../.,�=.�!-n-,� ..��:-_ .Y y / ,
a ' 9 ��.
#�+"
� Y
� �
a_ .,., .,- "�, rr._t
A / ' ' �b+rn»�mi.mm,-+�^h,n � � � ___� rwffrr�zruDrN� "�
.�i 9 � �} � OF vOo*BnLL
,, , ( EVER6REEN TREE W �
� � !XI`,ItNC �7 STQKY RtIII UING � � NTS � �
... . � � vRue wz r+an ors[creo er O a
I �uro,c��ncN�c�.on�vrswe '^ n
� n�xuecE(�*nw wirewi sHstEJ V
\� vLnrrt tov oF�renu i-T neaiE
PHOJE 41RROUHDIN6 GRnDE
KEEP WILH l'FFOM 1Rl�K.
� f%511Ki 6F/�DE
�� - RNTS AT QIIER EOGE OF RN1&Vl L�D
I L _ -"�I tO E1FJIRE PROPER 6^GKFILL-tO-R?�i CONTAGT
_ _ -I- -- YGF451OE'SGF�U'LE �
�-I�� - - MGKFILL IS Pfit
IRRIGATIONNOTES: SPECIALITYNOTES: I �� �� � ���F�Ar�
y-I_.."_`-� ro rur ercnvnre e�.av
LANDSCAPENOTES: � ENIIRESIiES1UlLBEFULLVFPoGRIFD.TIIELOMWtTOFSHALLSUBANfNiRIGATION 10. ILIVALVEBO%ESANOCOVERSSN4LLBEBUCKMCOIOR. �����
i. ,LLisnRueeEussrmuaeMucnFnvrn�voenrHorooue�sr�ueooeo s"°°oanvw+r,sroane�.Ewu+onvvawuerr�w+oscnveaecwrecrvwonto SHRUB
HMUNVODMIALHWERWEE0BA0.PoEROW1Ek5REPSWll1APRtOVEMLLCX MSTALLPipN. ii OflWPVI1VEB0%ESTOGkIMEflFpYEASEWMENSEiIVICE6PEWRE�.LOGTEIN � rv[uwso�rn[sin*[orMirvrvEso*
PtAMOmARFlSWNENEYfRCO55BlE N T 5
SAMPLE%iIOHlON5iiLLlAipN.EOGINGSNALLBEMETALEDC�lGpiMP1V0VE0 2 yEEAECIMMCALA1DElECTRICAL%ANS�NOSGECI�MATIONSFORPFIGRTIPtlWATER.
EWOl. 1AElER.NiDPoWERCONNECTqNS. 16. NRIWTpNLONiROLLEFLOLFINNJ5H4LLBEVERFlEDONSIIEWITHOWlER'S
2 iNNiMATEfn�LL55MP11fANFORM1NMiMEMEPoCANAS50G41pNOF PEPNESENTNE. rv.,
NUFSEFTAENSTPNOMDSRNDSHNLBEOfHARpYSTOCIt,FREEFROMpSEASE. 3. LONTRACT00.TOVERIFYIOLATIONOFKLUMDERGROIINDIABOVEGPOUNDFACILRIES LEGEND: .�
�AMAGEPIODISf1GUfAMM'.CONIMCTOF6PESPON58lEFORIMHiP1NING PA�TOANVE%CAVAiNNNN5TAL1ATNIN.ANVDPMFGET0UN0ERGR0UND�IBOVE 11. CON�ROLNIFE5�.IAGAUGEqRECiBUMPL,50LDLOPVEPMFIG4ININWRE.RUN TREEREMOVALINVENTORY: _
RUMBNESSOFVLANiMAiERNLFOHWHINGOFALCEPIANCEPERpO. �OUtL1FACLRES51NLL6E1XEFE5PONSBMliY0F1XECONTPPt1ptMNC0.5T5 UN�EFMIINtNE.USEM015iUtEFF00F5PLICE54NO5PLICEONLYATV�LVE50RWLL wh0&3o�ia �ic Exo 2aeaa
ASSOCNTE�WITNCO(UtECiMG�AMAGE55HALLBE80RNEEN1RElVBYTf BO%ES.f111N5FAAPATEMOiRNpCOMAbNVNRET�EACXVALVEANDONE�1)SFAFEWIRE �SNREODEDHFRDWOO�MULCH�q(.BROIM'�,
1 Ui0N016C0YFRYOFAOISCREG�NCYBET4EENTMEWRN1I1Y0fPUNT55MOWN �����R' ANDCa2WN�TOFURTHESTVAIVEFROMCONTROILER.IABELORCd.ORC00EAlL TOREMIM RE410VE PERGEM U OVFI2GLTEFFABRIC. ISSUEISUBAATTALSIIMMAT
ONTIffSCHEDULEANDTXE0WWT1iv5NOWNONTHEPWI.TMEPlAN51t41 � �5. REI�OVED
6pVENN. . SENVCEEOWMENfNNMSTFLLAlqN3WLLLBEPEPLOCALIlM1"COMFANI' DECIDUDUS 21 12 33 30A%
STONDAROSNA5INLLBEPERN�l10NA1�NDLOCILL0�f5.EXACTLOCATpNOF 19. AVq00�£RSPMVIXi&NLqNGS,VAVEIAENT.WKlSAN�ftMDWAVSBVWdVDURLLY CONFEROU6 16 13 7Y M.0% �DECORA1hEROCI(OVERGEOTFXiIE.TYP.
1. CONq110NOFYE('£iA1KNlSXALLBEMOlYTOIffOBVTXElFNDSLPPEPRCHRECT �RVILEEIXIPMENtSWLLLBEL001Nk�A1E0WRHTIEUNOSCPPEARCHRECTOR ADlIl51NGR4dlR01iARLONSRUNNLERHEADSAN�FLOWGONIROLONAVfpMTL 91���TK 37 ZS
TNRWGHOUTiHEDIIR/.TIOrvOfT1ECONIMCT.uWSCRPFGAIEPNLSGMTOF EWNPIEMATMEJOBSrtE. �k`h� �T� � p�
TXECONiMCT5HPILBEWAitFANiE�FORIXJE(1)NLLGROWINGSEASONSFROM ��iKlEf1.6TOP5qL.SEEDAND
SUBSTANiVLCWOLETONWiE, 5. LONTWICTORSIUILLOOROfUiTEVfiHLOCALUTIIITYCOMP�NYFORiHEPROPoSFD 19. ADJUSTPRESSUREREGUlA1NGVPLVESFOROPTIAIUMiRE55URE0N51fE. YptOAUICH
ELECiPoCFL SERVICE ANO METERNG FACILIiES. SEE ftEMOVMS RAN FOR ORIGI'ML IOCAIpNS OG REMOYED GLANi MPTERNL
5. ALLPREASpSiUi�EOBYCANSIRUCTKNACiNRIE55H4LLREGE1vE<'IAVERLOPM 2�. USESCREENSONiLLHEADS.
6. IPPoCAINMI WAiERIIlE GONNfCTpN SIZE IS 1J;'AT 6lLqNG.VEPoFV WRH AfLHANCAL PERENWPL PLMRING BFDS,SPEtlES MAY
'� MC�IAE'.
rWD50�H55PFtlFlE�UNLE550TEFNISFNOTE�ONINEMUWNC.S. p�S��E Zt. CONiR4CI0R5HNL5l1PPLYIN'AFBUILTPIANOFIRNG1110N5YSTEMAT1HEi1ME0G DqYLILLYSPECIES
Cp.flLEiqN TOOV+HER'S REFRESENiNE.A$Ef Of A58UILT OHAWINGS SHALL BE SFLVk SPfQES
6. fAORDMATELOCPININOFVECEiAlI0NW1iMUN0ERGFWN0AN00VEPMEPD � ,LL�yqHL�F551NlLBE1dBElOWFlNSHE�f#U�E MIN�NNFDON.9TEATALLT�.ESINANUPDAIEDCONp110N. BLACKEYEOSUSAN
UTl1iE5,WHIING FI%NRES.WORS ANO W�OOWS CONIRACiOR SIULL STwcE M
CONEFLOWER SPECIES REVISION SUMMARV
TIEFlELDFWALLOCPtqNOfiREE5AND5HRUB5i0HREVEWANUPPPROVAIBT 8. NLLAiERALLNE55W�LLBEtT6ELLOWFNSHEDGRADE ]1. OLL%PE3'ANDO�£RSNALLHAVETHHIIST&OCqNGATEPCHTURN. q$TILBESPELIES
RIE UNDSGPDE MCHRECi PRqR TO M15TN1ATpN. �ppA�gEll$PECES
i, NlPL1NiMAlERIPL55WV.LBEWAIEREDANDIAPMNISDLNfILACCEMPHCE. 9. �YLEl6`OSFDPJCRISERS.IFANV,SHALLBECAAVINCOLOR. 33. �LIAIIipAATILREM0TEW1lIN0.VALVF5W1LL1UVE31.NIM1IMUEV�XOFLJ'WASNED
GRAVEL UN�FRNEAIH VI1VE PNO VAIVE BO%.GMVEL SW1LL E%LEM]'BEYONO
9. RfPOAAiNOCOSii00WNfRALLMMAGE0.E5ULTINGFROMUNpSCFPE �0. CdITRACTOR5X�ILUVALLSLFEVE5MIDCONWITNTS-0'BELOWTXEFlNISXEOGRPLE �ENAEIEROFVPLVEBO%
OF TNE TOP Of PAI�EMEM.EttEND SLEEVES i02-0'BEY0�0 PAVEMENT.
COMMCTORSACTYTES. b, MERESIKLLBESMMIWMSFACE9EIVIEENBOTipAOfVNVEBO%COVERMWTOPOf .
s. svhevnr�oMurtawnuvnveosuacncEsracearoeeRscErvEannoraorn "� cartw�c*oRSHu�uenKne�awna+ornus�eevesu+oca+ouRwimr� vuvEsrnuciu�. . GOPNERSTATEONECALL LANDSCAPEANDTREE
SLEEVING MAIEPoil'ELLEO'TO f-0'PBW E FlNISNE�GPl�OE AIa COPPED.
uunsr;nvecoure�croasncnvmes. � www.corHeasrareor�ecnu.oac � PRESERVATION PLAN
12. FABRICATEALL%PFTOAUNIFACNFE55GFC51CRT10NSWRXLLEAN�N�SpIMEGI! �600�152�1188TOLLFREE �
JOINTS.USE OUALItt GRADE PRIMER PlO SOLVENf CEMEIR FOIU1UUlED FOii NIENDFA (e517 aSauW�LocnL
iTPE OF CAINECTKKI.
1J. BACNFILLALLiRENCXE5W1iH50lFREE0L5XFRP00JECi5ANDDEBRIS. • L 1 •O
t'• L'
, 10'd' 21Y-0'
�a �� v�= � y �Na O �
a� o�, e =
^��w= o� aaiiiwiaae�v �a��=W :. � � ,
� a= � �
� `�3 ► czrss Nw'��dn Namo�'�uaa amo nauanoo sr.rc o o�o� °� C Q" = w� � ;
�0=:� .� -_ :_ �� s a d o ¢o
�L��F • og � �� � �� �
~� �� ,� JNIAII 2101N3S Jl3llVA N3alOJ � �a �
� .��oda o �
� �
w
O � �R
p o Z j � � � � � � �
g �F � � & � � g � o � � ; "< U p`g
� �' �a °-�� � � � � � � � � �Q��t�N � � � Y � � - oa��
� � 3S � w ; � � 3 � �w��o� w � WwwwWw w r
� W � � w 8 & � b 3¢�y ' z � s x F <
y _ �; � � � � � �t �J � & � 8aE �8�z � � Y � �� • � ��0
oF "i > u � � � H � � F H K��S ff w W w w w 2
SC z $ = m � � � a 3
W '.� � �� p � 1 I ,' � U ° o a �U'
o "a "'"" o` �U' € 1 � � _ Y �' Y _^"�
Z wo �� " u. o ' � �'i OT-0 � : c -
a _ �� �s O � W � � - � �Lr , w w w w W
u3i _o "g 8� U � m I 1 � ' ' • ❑4 e .
� .INI�ItiIX!
- , �`JVXVJ �
� � 'JNlltilX!
i..
�8 �� �� C�'d� I
'� ��.����_� _�m �d R^
r s$ e�
�
, ^�i �8 gg €$ €� .
��I _���� mm m �m �r .
, I _..
... �I , . � `` mm �
!
I — ��
I./ --��— � � _ �1�� � � � T��_...
i e
' / ��..
. � y � �` / _����.� F� .
, i� ` r $ ���.,_ _ '. ��` ` ������� �
� �$ � � .� �..� 8 $ _'_ .. `, � � . .I .
`, I 1, .
� i j �o $ S 8 �`.
� ' Qr 8 � _ ;
li, az � I
� � ��� � 8 �� �-`.�� ,
� �& �� a � $ � ` . $: . � i . .
� m� $ � �_�
� n� ��\� � a ,�! . r i� i
�
� �$ .� . � �i � .... . .
� � _
,�
.,
�� � � � -- � --- .
a— ---- -�...._ .� >
� a -'� . ���� .�
��
�„ ,
�. - . ,
� N $ � � S\��; '^` c''g`.,�`\ I ; - , __
� � s �_ _- � �� ,
I � `
� ,-� ; �.
8� sE w � ������
a ��,_ «� „ '� �3 , ;�, . �. I i
� ak i
r �
�
<
'm� �� /l m� 8 i L a� � 2 " `a
� n �i
;:
.
. o _ -�. .s � . ..
� �
1 "s � �§ — —__ = , � �
f � — � � ,, ^ ;' ;
; � --.
, ; P
,
��,` _, � i �_,
L- ----- ------------------� �, R\ �\: T � . , ; '�
w �� ,';��a �-. �' Z �° i
i �,. j� ' G. , � �� _
, _
, �l:�. 1•'���l _.. ( u w.
�.I \ ,. � .. '�. � 1 T
� � � �
i �r � �
� � � _ -� �' _ _� � � �i �-
r k - - � -
, .
, �
_ � , �
; �� � _�_ �
r _ i� � � �
/ �` ' ���� �
,�
. a_
�� �/L_ ��� � I I� e���� `�,, ; � ��
� �� � � �� �-� ��� 8��
` ua
/ / 9�
� -� I
t ��_ �
* �..�.., ' '
� A -� , - I �' - '
�� ... ' � I I �'� . S �� . .
e ,,
� y y� � � �$ g �
n Y I �
i I I x � :
�� � �s����
���� � � , �'� ���
ti �� � � ��w��
, .
•�''�, � �� , •�1�� � �� ��
�I s �
-�, � _ , , II ii g �o _
.�� �� �� ����� ��, , $o "s �
.�, � �
� ����� ���� ��
y .. .�\ . `,. � \t.,_8� �:,� * � .
\\\ � �;��� 90�. ��� � .
\ � � �.��
1
��� �. ����\� — � .
p "�.� �r
\�\` . ���� "� �\` �sl
���������� 'N——t�-.t�� — _ "aw .� j .��J��.��
.�
�a_
_>.
_ __,
t ;�°�``
_•+ �:�`�.�_=-._"_ -
_ ��— m.s ,
� _ _
. >: f_ ;�,.� .
_,., ,.- ->
.
� _ , _, , , , , ,_
I '� -a�. ,
. r
� _ �a, ���� e �,s ,
�e��,_ ' ..��' .- .��_' —5-.h.—.._� . "_:.�'5._"__.
��
.�
' ; T n—,-_�—.-1'Y— ._.it-a��__.�.._._.
..�}—..—::-.^.lf._.._-..- r—.-.'y— .
�������������������������������r�������
I
�I
_...-_.. .. .... ._ I'
.
, ...i v�i►����
6 N O V
GENERAL SWPPP RE�UIREMEMSAND NOTES: TRAINING(PART III.A21 OWNER INFORMATION MSX����
ON�W4tORM��K�5L6COn1MC10FSRNOI�ED�MNnLM�51R�IC1pN/.GT+I�'/TUi0l5iUPB39�E50LOFWr10MPl£uEMnPoUUiM'iCMiM1LMEA5�.RE FEMOVElLEiGH0iEC1pN945E�Ox�SFFCIFCSI.FEttLOx�FNNU5r51LLBE00iiNE0iNOM�JU0.6qLttMNMIrMOM�v.1inN]OMv50�nEWvw DESMNENGMEER'.MATTXEWR.PAVEKP.E. qyHER
OEMIFE�NiHE510RMW�iEHroILIRp1.PREVENIY 0./NI��pNU6iCAMRvv.lMivERFWPB.lEu�50F1NE1Ulq1U1PJlLUTMG6GIVACfEUANR1pN TWINNGCWRSE:OESIGNOGSWPPV ','` '. '�
Sv5iBA1MPOE51GExERKKFM�1�iED�WU5i1.t11]XNtR10000t�GfS1.J51MPM'YLOGLGOVEHHNG�GENGVINVNGJUUS�ICl10xC01KfM1MNGEROSqNND 1FWFAOYSq�SiIXY(PlE5MU5tw.yESliFEXCE0nO1xEAEfFFCTN£SEOMEMCONiR0�5.IHD TRNIMCENiRY:UNNERSffYOiMNNESOTA KBEPTMLIER
��M��,�� CMINpiAERACEDNSIFfI�GEW�IFAS.MCWRIGSiqiMN�iERCqNEYMlCESSUpIMWfi8N10CLf1ER5YSiEA60FW11lUli5�HOMCHE511XLE55iHERE4A �7q�7�.p�,��pMµ
BWA55 N MCE FOR iwE STORMYAtE0. DFIES OF TRNNNG CWRSE�.S'15/l011•5I1b3011
PARTIIISTORMWATERDISCHARGEDESIGNREQUIREMENTS �u�ciEmncWricois�.�r+rrAou.�casm�crr�ioaaros*n�*svm�«.xesrtrwsreer.w�oe.e.sssuuiwsstaev.us.mr�cnerea roTamuwr�cHouas-.0
Lw,�S�WfMS.OREOUNUENi5Y51EMSSLNFEiSNEEWGMJ5i9EU5E0FAIfNBM3WEM0iIllEWAlEiOPPEt4MSEMAENTFNOx9FlGTMLlR00M0 RELERli1CAiKN�'.��131141�1)�1a�BHWRS}EJ6.YJ1�]O1�
SWPPP(PMT/IA) rr�E six�r isff ron*n.E�n.4
TMcru}uaEar�svao<nr�x�xmKssrtxrvn*nwx��¢�caEsemmHmsgracoxsmuenoxw.vsu+oso¢�wiwrs.sEemEsvmrcvuwsneers .xcvEw�rEE.usrr.na.ssEsd�ewvr.enp,nrw.uaEss�rensgE.w�su+vE*roso�w+wzr�cso�cowne*nxauo*r�ouneov�xenErrEruxcmua AREASAND�UANTITIES
mrein...u«e�+.n�ca�smuc�unsnvverewurelvonwurowisrtcwecFlcswPvaMronusnwi*�cwwssHaviou.nrs.wrnEs x�sveanc.nena.xesreucrnresna*neecauo�o.�*r�oosrw+xw�+ccwvncnavncu.a*�usEaFmna�ocan.e.ur.n+osrnm�ara (PARTIII.A.4.B8C): SWPPPCONTACTPERSON
orau.cucwnvnrmvEaur.r�urEnosa+w�nmiuosFu+FnrcamiaazavssrnxwrrooE.us.nc�..r,c�o,oixxsxvcvoo�wExr. ,wusraeEimuncownereo.wE*xocsrorxescmE.rosawnucesraPcueu1osocxorrveravso�cxionroaudncoaExuvnna+arm�mu.
SREMEn=t9BACaES fAN1INCTpR
TME IMErvDE�SEO�ErvLIrvG Of NNOatON51FUL1NM1M1M�IE515A5FIXtOWS: iH[�EnMrtEE�.45i�a5iu�1EMcdUvv SEWFMAiIOw BAWS,vSliEWIREO N vuti RB.Of iH5 aEaMi.
ONSIIEq51URBE�nAEn=O.fitAGiES pu
tr+s*nusraeav[oaocrccons*aucnor+cxmuze DEwaTERINGMIDBASINDRAIHING�7MTN.D)�. oirSftEqSTUReeo/.AEw.o.Oo%cl�s �t
].NSiNUironOFSLLi�FNCEu+0un�5rtE��o����� �OtILq5i11RBEDMEP=O.WAqVES %%%
DF��nTEPNGOFBn51:pWYNHG�EG.PUWFD0.WGES.IRENCHq11LHCUiSFORDWWnGE)REV�iEDTOTELONSiRULTONPC1Mi1'TNTM�YW.VEiU180aH �1p��pERNOUSMEA•O.BS�GPES
MfNiBn9NiPoxOkSiuL ilApExpItLWAGEW�IFRNU5iRp6CM�RGEDTOAIENPORMYOPiFRW.NEMSE�IIAEui4i[wBnSWONiNFPROIEttSIfEWMENEVfAPOSSBLE.FTHE pqOPOSE0IMPERvNMISAPEA=1.10/6RE5 SWPGGNSPELTORTPAMING�.
LlEppµofAilBi0P5iEMwA/.RvSE �'veAt�B� xn�qGrvrvOrBFpSLwNGF�iO�SEq�EM�INM.b151HNiqHiOEHiEFNGrMF.S�rzFnLEwniEF.RUUSiBEiaEnlE�WrtNT�EM�aOVNNTE0A955UpITNiinE �yp�pEMUUSMEA•O.iSALRES HISWPPPMSPFLipNSMUSTBEPERFpiMFDBYA
6�C�EASF nx�GRIBPREwJn0Ep0�51fF�V qsCHeHGE DOES NOi novEFSELv uFECi ixE RECENNON'A�En OOvrta 10.EAu UupOw�RS M wE�UN�S.iHE CU'iMCiORMIISi Fl.SUNE iHni OlSCINRt3E PONiS
i.SifEPANU510CI:vREtOPSq� sDEOuniFLvaROIECiE�FAOMERO510Hul�Sf.pKTEqSCINRGEv�STBEW5PER5E�OVEae�niu0.uRCCKFFWa.5u.U8AG5.RASiIC91EA1M�GWOTKR OWNiRTOfSqLTOBEMOVE00N51iE�15WCY PEPSONTWITAE£f5T1EiPINNGFEOI�iEMEMS
B.RqIfi�GRMUG0�51'E nCCEPrFo[neRGVW5lvniloNUEASUFESFOEW�lE9E�MENTPttM'COx�PQME.e5uRF5MFR[WRE�fOR015LIWtGEw�lERlHniCONINlSSU9PENOF�SOLUS. SLTfENCE•615LF OFTHENPOESCOMSTqUCipN51iEFFRMR.
.ciePA¢EOE.vuoEDnqFn5c+n5Tacxv��ES NEfPROTECiN1NDE`ACES=]fAfM TIWRKCPEDENTNLSSMALLfiEPRONDED6TIME
N19LiFENfE�MEiPROiEtiqNA1V0�NOCB'S���ES �w,HrvEqi�UTWE5N0ipGw5E�p.N.nPA��C�cv.'/Sn�WAIFRTOSAxrt�AvrSfxERI5N�E0�PEFM65XM'OFiHE�SYNfEMYS hxnUfHORIIY. E��LONIFOLBlA1M�fsOSf fqNiRACTORANDKEPip15REWItMTHESWPPP
1EIi0PNiY5EFD8 WLCX=S/iCRES
11 nST�I15lREET SEcipu ROCK CHECN DAAIS•U EItH
tt BIl UH�'WLS Ov SiNEFTS p
NSPECTIONS rWD M!JliE1UNCE(PMT IVE�:
ie.rMucAnoE eouEvnxo.uuru�sEEo u�o uu�cx
aaEE.wvenccuruu�mseaMEx*rawa.sixrroxo TMEeoxm�c.oR�swEsnoxseu.nreun.Esra+rxew+�rEx.r+eeunr�aaaEw.rr orenaswu,wo�cwexrew+marncui�s.r�cari.a+cra+sw+� PARTY RESPONSIBLE FOR LONG TERM OPERATION AND MAINTENANCE
n.mucannEvoro I.rLmalwn6asirsmormTcaanc.sarswrs�mnnoNx�E+s.I�>naraq pww.uu.r+svEcl.wr�r.Nu1ourrnruasrvrmEosuar�ces.w�cueaosnxnNosew.Fxrcox.Ao�v�carr[sraosnslneuunorvMFnsuusanc[
iax+�uiconsmuemnnttnmv�smi.si�uioTMEsrtessrra�oer�saooasodurosr,.wria.nFuovEu*rtnceu+oREs�o�xraaeas "' �Ex�r�or.rswwnc�cmccansrnucnw�:+oanra:�rowsrouon�c�iu�+xiaFosucnesoncArn.cnnnoxmp+�onrs��Arw...conrN� OF PERMANENT STORM WATER MANAGEMENT SVSTEM
as.umEoar*nc�nrovu. �cmnncrtmFsuxnuvoounx��cmmvwsawseo..�AEu*cnmccorvm�c*wsrwi�rtrwurHEscr�uasret�sn.iv,siv,�earum
�caeumEco�naesraeusr�o.ns�crauwsrixciwes.�er.izEou�ns,eaoswm�unoxnxoseor.eN.car+rnaer.as�xo�irnnnor+uuws. �
RECORDS REfENTqN(VPRT IILE�: x�
mesv.aw�a+ra�uancarfsiNauo�c.u�cxnxcesrort.r,innsvecnarsnnor.wr+frxu.cenEeowsMusreeattnt�srteoua�ecor�s*Rucnoxar ansmwmsoErnaaEsursnEeamw;roawrwoorvrxEswwvMo�a+roraErwrrouurwnsmwie�wxin�es�vws*an+wn*¢vwxar.TMs xue
�rvevea�.�rt*EEvmoxnsavumwacoxmaatrurronnor+or�rvts�.rneswvwuxee�rra*xenm��ioorrccozm��xorisrtEvouaeow�c wp�rnnw�Mus.eEneoEvmNn��+enorao�rsov.��srEcnw+uraesso.�muEaEa�oer�xcnmrsa�venurt,�cu.aEa.u�wr.w
vwrack�cccss caHsaurts
MRWLL1NMq'GM�IlS.
wsaecnaneeavrs ws.ee xecanceoxn�r�ans w wmnxcuw rrP.oxrie er�cor+.ww.anns a,wre�nu r.n.ov.ne s�ww w s�re.Ho�u
P.a�wucaisMus*xErs.�svrow.uaicwm�TMcw«o�wn�nw�accows.owriErwamuEE�ircu+srrrEnsueMnuor.��*asa.ufo• va+n.ius.arcnRsraw�a.eamw�eriwaTMsrnaccr.
icc.TMsooEsrn*Mauoc.nrr.�conusnnEasuai.muorTMeHo.. SWPPP ATTACHMENTS:
µy PEME1EqCONiiKK DENCES MJSTBE RE>MFO.REPULED OP SIIP0.FAQAFDINIENTIEY BECOIE NONNNLI[IN�LOWT�E5E0�iNTPFFCHFS�]Oi iHE 19GIli
vinErrwsxvw, antoe�c.TMesErt[rrsswseEwneerin¢Eroa*r�xureusmesso�vu-r[aoscovEnv.oa.M[ae.vm<�ssoautisrc�nca+maasruowr.ccEss. CONTRACTORSHALLOBTAINACOPYOFTHEFOLLOWINGSWPPP
a.nnroixEns.anMwnha�ureorFnurtsroweosaxiner«aEcr. xcuovewoEi..s�wsemnwroErosrtenHsuaF.cEw�rem.�r.�.au+cowa.ir�w.vs.u.cxeasxs.�u+omrExm.N.cEsrsrz+.a.uaaEs.Aer.�*� ATTACHMENTSWHICHAREAPARTOFTHEOVERALLSWPPPPACKP.GE:
a.q[wwsoru�nsv[crpr.uaw+mEruwc[Ca.DuciEnouw+ccaHstxutnor�IseevarrNF.NSr[tmNsu+owMFNur1: "�'�'`����MA�'LLP[su�rSN[xvos[o*onso�*Wsa[rewnu+osrielv/�na+nusrtucEnwC[�M�r.'io/,rsaq5to�nruraEsscn[Cu.o[o qT7qCHMENTA.CONSTRUCTIONSWPPPTEMPLATE-SITESPECIFlCSWPPPDOCUMENT
BYLECN,REWUipVY.OPMr9f ACCE%GOxStMI:iS.
ATTACHMENT B.CONSTRUCTION STORMWATER INSPECTION CHECKLIST
nrowN*Exn�nCAEEutwrsrwcrruvEeEExMa[rnrn�o.�Wr+G.uiPoCH*aFw�r,Con'mu*s.wvEruxrsN.'ooTMea �E��rrp�n�xrn:w'mvutnDr'Swwr*EwutEira+9*[Sr[c6[�aEtnOxSniowMEwnteneQUnF�Hrs. ATTACHMENTC.MAMTENANCEPLANFORPERMANENTSTORMWATERTREATMENTSVSTEMS
BMppG RE W REAE�'IS nE W f�iG tF qFiU�L MW IE'YwfE:NIO
s.ut aEouam Guaum+s Fa+o[5cM alxE iEesoRu+v�xo veawrEu*Sra+rr✓+�rea uuaGEv[rvr SvSiErns. POLLUTqN PREVENTpN MlJIAGEMENT(PART N.F): ATTACMMENT D:STORMWATER MANAGEMENT REPORT-ON FILE AT THE OFFICE OF PROJECT
��qHr�ucrpy gKu,�Mouua�rtnrt Fq,oymcrouumx pa�e[rrtw wwr,r,ae.T uravu�ssori Tx[SIrE; ENGINEER.AVAILABLE UPON REQUEST.
PART IV.CONSTRUCTION ACTMTY REQUIREMEMS ATTACHMEM E�.GEOTECHNICAL EVALUATION REPORT-ON FILE AT THE OFFICE OF PROJECT
5qnwaSlecaiFt�EDsew.<wr./saw+r�xocaxcA[nW�x',r�onnrvGOEBR6.r,wERnnSnC.rnB�+Ic.wKsmunwrv�aioceuartv�r1oFaPosuootta� ENGINEER.AVAILABLEUPONREOUEST.
EROSION PREVENTION(PMT N.B): w�5*ES r.Usree arroSEoorraarEavu�o W5r ww�v xtrn uNxeSorn va�Nlox wini+a nc[ricrryot��d5rtl=ni r�aul+fuErrrs.
MECOMMCttMISRESPON�LFFORRANNGFIXiAYOMiEMEN1INGMPHOPHNIECONST�+UL1pHMMSHG.`hCETAtIvEBLtFEPSiRPS.Mpi2�N1ALSlOPE 14URDOUSMAtfR1LL5'.OL.GI54NEP,WfMOM'YWYIADOIASSLBSihNCE5MU5iBFPRJPERLVSiIXffD,HLLU0NG5ECONMRYfb1i0N1EM.ttIPftfVfM5PkL5.
cw.axs,nxoo*xEaeasmucmmriirau:*�s*�uruxr.�Eaosox,soMe*�xEi saEeno+wowrir�runrEncowEuexrsora•n*rvaw+Ecwnnrtox�TM. iau�sawo*�auscn.neE.aEs.mcrzonecessros*onn�nnE+suus*eevxooneo*oonc�.Eurvuo,uw.srauerw+owsaosua�w,woaawnshMus* SUPPLEMENTARV SITE SPECIFIC EROSION CONTROL NOTES:
T�ELOCAipNOFMF/SMOTTOBFDEN�EDMUSiYOEWFAIE��E.G.WfNFUCS5ilME5.51GNS.9�iFEN[EETC.�WMEDEY4LaP�.EMSREBEipiEWORxBEGMS. BEMLD�WNLEWrtHANGHEQ11AiqE TIESENOTESSWERCEDEANVGENERALSNPFPNOIE$.
!�LL F%NSEO SOl nPEAS W5r BE Si�BIJEF�AS Sh0ui.5 PoSSBiETO LMi SpL EROStlN Bu*NO UTEv MW iHE EIDO�i�E xEM WORK WY WHEN L w,VSMi00F iRUCKS/.W OIHERCONSiRUCPM VF11f1E5 u115i BE I1MIfE0 TOAOEfNEPME�OF iME 9iE.aLxOLF WSi BE LONiN!EDIfiO WASiEWF1Ea
narN.ds*uaeew�c*xmEsrvxia�sewnnl�E.s*uon7s.re nvsiac«r�svnrr�wrtsicrax�.ui*a�.anra+a+cu�cr,a+wxEurs�ec..aenx ��Yasros�oor.xoeru�ocr++Ewaxcsuia�ooxsrtE SPECNiTMDLBMPREWIREh£NfSSITESPEqFICpFREOURED�:
RGGREWRSTOGNRES.OEMOLIiNMItOXI' fESTOCMLE5,5FNO5i0LKRlfS�ONDi1EfAN51RUL1E0fi�SfLOMFOMENtSafROWS.FAP10NGlOT5AID5MIM ������y�p���pµp��wqSlE9fiENEM1E0BVCCNCRERW0.5�qUfOf9UiIp15WISi6ECONi/f��;NI.LFAtPR00iCpITM'MENLF�CYJttqi t. RNGfAxSiRUL1pM �
SURFRLESMEIXENRiROMTNSREOWFEHIBI1TMAtWMVLYK1MPMiN.C.S �p��E�q��p,pq��LUTLNEF1NeiD0E5N0i01LOWWnSN]u1WU05T0EMExMEGiIXM06�v91�FAE0�NW9WFa9lELNERiNE110UUu�D .Si�&IWiqNOfALLElVOSFllSOLFRFASMUSBEMN1F01N.EIXtiELVTOWR501LEFO5pxBIRNNOGSENMliE�
SOkSNTNM]WF[[tOinGUB�FwnhAlaS�E51GNniEDBviH[MxeE50iA0Na��u5ieE5in0YliE�wliHNz�M�NSDuiTWF4WSv�amNGTNES. SOLDwn5tE5MU5iNO1COxiaCli�GNWW.M1�ixEHEMIlSiNOiBERIMOFiFFOMTIELOHLREiEWnFn01R0aFN�1UN50FRHEPS.WUD.W�6QOWA4�E5 ^Ci�EEiHPu4EVEx�]�WVSIFlERT�ELOn51HJ[T[INI6iNRVNTUTPOFlIONOFT�E9fIEHO51EA40RnPoLVORVEFN.INEMLv
MIISi BE p5PO5FD aF PPOVENLY RNDN fAWLVNCE N11N MPL�fiECLtAipNS.R SIGN MUSi BE NSiM1EDI➢JMFNi i0 EnCH WRSNWT FACl1�7IONfORYfArvLAFiE
AV1wEi1FOPERIEIENOF/srviEWOfYRVDavEauw CNOFSW��EIIV.i�aAN5wn1EPFFIXA�HYWFMM'OiiNECOxSTNUC1pN5rtF,qV EWFMENiOPEMTIXi5t0U1�lZET1EFflOPERLAttffIE5C01.CfEiEWA5x0UfNPYNSOOCtUP.OfT9lEACLORONGi011EMPNOPflGIENEfIJUR1M5. &iENFV0.4�Y9FOMEMB.�9�1E0i1NE�.Ex�30E5C99E0NFMiRC.NuSTBEU3FUfOPt0A1MOHqVIH4C£LOGLpr6iMFi
IXrFA15w�iFAMW�MESffE.YL6iBESinB�OW11MN30DWF]LiEEiFRpATHEPfiOaEFttFDGE.OFiFOMMEPoMfaFq5CN.1RGENi0AVY5U16RCEw�lE0. F������,.�FUEWG5IWLTN�%ACEATT�EUESMMIEOFUEUNGLOCAIqNu��M:CORONGTOBFSiiNK110E5iqi5RENELNGORM*NNI50.5 ��MNffAMMFM(S�ORMOPE�GHE506iWBE�ATIX�EIM.
Si/91�IL�1pN0f rNE L141]W 114EAL�EEi MUST BE Cp.P�EiEO wTVN]a np)RS MER CONNECiNG i0A 9MFM£W�TER. TO MNVAg iHE POiENi1LL FOx SPLLS.
I1NMw Of inE FEMNMGPqtipx50F INY iB1a0xMVON PERM4YENT ORL�ES OR SwNES MUSr BEf.OMREIF N1iXN u WYS PFfEN CONiE4lIMG10 P E ]�VOSi LONSIPULRJH'iNE wAiER OLLWIYvaIUNE ttAT MlSi BE nE?NnEO M SIIE BY ilE AtNELTS PFAW1EMSiW�rv/niEF
5qyppEyEMKK�vVN�.K�SHL5Sw11BEIM.EW.TELYLLFAKDUVA�IFAUSCOK0.r.M MESUVFAN�ErUEM.WM16NE5PoH5BLEFOPMr-i "�MENLSVSiEM�E5CN8E0NVMiR�.&aLLPFONE�i�f.�CNOL0.UNOL�FRONTNENEYiNVFANW55Wf�CESCnF/.1E00YT�E ,^
S�HFACEWniEPnll�f,IXLSLUL'CiqMNiMiPoRiqNOFT�EORLnw�51FMPUWtlLVOHPfFMA�EVRYCE�➢. OU/.YMfirtE PRNECT.YFYnRit��.FOP1.qAENFqiMOIpNONMfIiPwiYNOEAW.R�qlBffp�l5M.9RPPNJVWaLFSffECOipIpNS. V
Cp1511X1[MMOPEa�ilONSWIl�nESRlPHFVBILNMCC�f�MuiORnNONiLBEFE5POh5REFOPMYEIEMNG[lEeN1ARiCLE�WE5.Po5lINGQEAN�P Z r
A400.4tYqiGEFMA1ENip�CHESO0.5wNE511V.TMFBENGu5ED0.5P5E�CE,rtLWIMMEIlISYSiEUM1HIHVROPERLv0E51GxE00.0G(MCNCMEGCS,0p50LL5. PfGWAENMipNSNDfx5i1FNGYxdfRCYVNUFTM1WG0i/JOROGRN1ERit50xK� �
s�r presc.c.i ooxor uEEo roec s�ueivFn�sE u+Fns wsi eE sraai�oair�r1 a.xour+srncn ra�or+crn nEmc�o.�s•srn.�Eu'cai*r+��Nr PERMANEM STRBLIIATION NOTES SRE SVEGFIC: �
srs.u.+. s�Nrt�aru�osevncwwsfrs.wunrrsevncrnurtessxeueernoweoauow,xrnraorc�nr�.ru�oswrtnarcaxwrox.rca�ugorme.aMmncraa�s uwExrseeoi.0
eMwortEs.��censeowarenrwrsreusv.oEucu.canracrortrsacoue�oarsrnrtacwumusva�ca�Ecrsu�r�nrwurtmwca+rna�eums J �
PPEWREi5NI5TBFPnOWE0N11N1B1aquRVORPEfAUNEMExEPGvp651W,ipNN1iNH]axW0.50FiERCOxNECTMi0A51MFl.CEv��lE0. p�ONMSPROELi4LL�RFw51HATNEMOiTOBES EOOFWDYVFllSKLLLRFCFNEnNnTVEGEnMNEH�SEEDWt.
FINALSTAB0.¢ATION�PMTN.Gg .. u+Ewsr+eur�snra�xr*oaaNwcrnx[.swm*sunMaarx�is*ownwn�nswm>�wesr�nrss�esvcn y
SEEON07ES�PARTMA�A): MECONIMCTIXiMU5TEN5MEFNLLST0A6/.iC1NOfiNESIfEFtCORDNG111EDEFMf�ONSNinEWDESGE�FMLP9iM1ti�RiNSECiNN1G.TIECOM1TRACTp1 S,.mDDiSEFDW1s}211DMriMMEGENfAKlalaleBPEMACPE � W
I�Ll5EE0MIxE5ND�YRKI.iNN'S„OLLBFNMCOaMxCEWIfHiHFW00I5EE0NOMWWI. MI1515UBMrtRNOTLE0i1EiNN�T10NIM.0.T.�N1fNN300Av5ARERFNAl5i0&LWTIONECOMP�ElEORNfIH�]WYS�IIERYIIMG�XESIIEOPPORTJNO�iME . MY.iE�Snu18EWALWNMxCEiOiXEAlD019EEONGMIWN. O �
s�mu,Hns xo.uxoEwco�w�usreiwmr�io nxo*vcv anmr..cocr o�.«is no,�or iea�rvrwna�cew+rt r.a�ic+na+rau ws.oo.o.nF�w �
ca��nEcou.e�a.nons: s+vpv om�w��cwwe�raMenr�us.P�oE.swcvv,o.�r.Ewo��ea.�a,sPe�����..noaessEs�nEwNr�wris,wumax,wmm.sEETMe � W
M�.EONIELYBEFOXESEE�NG11ES01L3wLLBE1LLE0TO�MHMUAOEPMOF3NGE5. P xS�EEi5IN�5whP1UPoUlNEI�TT�x�.Ee�iA�COt15iaUCmxSvaVPiE1.mUR:i/.rv�SwPFPeUNSNEETSFMFlW�STI&IIIATIW:NFASUNES
W s �
'w J
TEMPORARV ERQSION CONiROL SEEqNG,MULCNING 8 BLANKET. v' Q C
SFEo U' i
. EwaurtrrnAESs,w�eEnnvE�P9EEONGrMmmor�lWLaw�CovEFwro�iatWMFRuo3t-1111wBCovERrnarlratSVRrvruSUMr.ERRwuCn*Ip+S.
��� J � W
.�uMrna.eirrmwsEco�.vmwN:.xouns.x+no*.wcir.�awsrwuoee�niEoro�+orcc�unEwwvccsecoc,�nw�wvroraeucns„u�e�nwuEo
J m o0
�rvo�scwuucEn*or+sveancr�as.w�wwicn� Q � J
a�ovEs
�:,ixowzxn.7onrumawcNs�uueecwerEoxmiuu�a � U Q
30PESSiEEffF iN.w]:1 pipfCA�BOiiW551WLBE C04EHEDlMM ERG90H CWIFO�BU�N(ET. �
. SEERANFIXiNOHEOFiNWpfCNMOSiEEPSIOPEEROSpNG iFQiRFAiMFMS. � �
W �
$EDIMENT CONTROL(PMT N.C} � V
sFauExrcoxmaviw:�r.esws�r.axnuscwe+rraanEnrEracsuuncEwniws.wcwoncwxe,wocurnns.srernsu�os*awsev�AH�rs. J
„��qY���.�M���ES.No�p,�M�,�i.�oE�D,�P,�i�A��.EMt�w.,E�.S,�,�M,E.G.mC�S�„� O -
aocK c�c.onus�raamE�m camo�wucnces wirrs�wnarwn.E ron srt¢caam+s. r
me �
e.r*«e ooim cw�rrt mu�uerv*svsre.soveaoweo.nod�aru.�uvcnnnExr srnn+�rrt carrt�vrucnccsox neouwnxr e�ws�us.ae ws.uiEo.a
EIMNnIE TE OJEi+LMWG.N'O iNE SxPFi MUST BE NENOEO tODENiFY lHESF�WIIIpuL MUCiICE50.5 RfOURE�N PMiNA�.ATnFWGH C.
c N OIVOfA TO NNITIJ!SHEETRWIIMMN�fdl5 ANWqi GUWES.TfRE SIU1L BE XOIINBRd(fN AOPE IENGM OiGREFlERT4NT5PHTF0IV 6lOPE5
'M}M AGRME Oi 1:10R SiE@ER.
SEWEM LWIROL wuLiILES NJSiBE EST�BI15nE�qi Kt Wwx Gnn01EN1 PFIdMEiEPS BEPoNEONY IFf MIENTIAVO qSNf�NG I.CIMIFS BEGN.iME�
nULTCE55MALL REUM'f.iU.CF LHR hNl SfOBI1P ll[IN IMS BEExESTPB�SHEO N�CCONO�NCE KTN P/ATNG.
ME 1MNG 0�TME NSTnWIpx 0�9EWENi CONIROL PAnLi10E5NNY H MJ1SiE010 ACCOMAICWiE SMRi�iEld/iCRAiIE95uLH i15 GEAxNG OR GRuO&VG.OIt
P�SSOGE OF vExIL�E9.M'Y SXOvi-iERM AC1M�v MIS�BE CpePiFi�RSOUCi¢vh5 Po39BlEAN�i�E SEOIiENi CPViROL avn<110E5 MUSi BE HSiu�ED �
N�EONi0.Y dF1ER1NE nC1NT'6 CCMvIEiE�.MOWEVfF,SFquENi CMIF0.PMC*ILES MATBE INSiALLEO BEFOHE TnE NEJrt v�GNIn110H EVEM EVEx F inE
�
KiMIv6NOTLpREIE O
xMt£i5 NuSieE PPOrEciEDBY MvqWaNiE BMPs W RIxG LONSmULipN INIIL N15DLPCES wRN PoiEMNI FOP pSLW.RGNG i0 rNE Mt�*o ANO
BEEN SiABl1�0.KEi PROIELiKKIFuv BE NEMOVEO�Oa A vu�ilC�U,R KEl F A SaEC61C S�FEiV LONCEaH ISiREEi i�0001�YG�Fa[FZNG'�NPS BEEM k"�uilF
PERMfiEEiS�IUYE IECENEDwNIrtEN COWtE5a0ti0ExLE FIlOMr�E J W5qL1pHR�,1Ui1WErv IEG.qtt�CWNttrtO�SMW MHDOr ENGNCER�vEltlivMG r�'.E
TME REMJv�LL.iNEWPoRExCORRESPJNDEUCEMlSi0E00CUMEHiE�N1ME5WPPPOFRVNIeIF'xRMNt]HOlN5Ua0xRE0uFSi.w�ENwartIEN
pMESPoNOENCEC/�i:0i BE OBiIHi➢N n 1ME�v NMVEk 1ME SVELFlC Ir1Ei PNO�ECMiNUN BE FEIIWFU tt�N�EVNiE ivE Mw�IDIn1E NfEn'COntFxrv.
iKN
�qwEVERFifOF�5100BiNNKARIBICOFRESPOMFNLEHU5i9EpOCUMfNiE�NiHESvmGPl�xOAVIlABL£WIMWRHOUSUVONRE0VE5r.vEae65Urvi0 urvo[r+* *�*Eor
�
ISSUEISUBMTfRL SUAM�RY
REVISIIXJ SUMMARV
� GOPHER STATE ONE CALL STORM WATER POLWTION
coR�ERSTArEOHECA�LORG PREVENTION PLAN(SWPPP)
(eao)zs2-tteetouFREE � NOTES
ias�)�s<oro2locni t1�11
' � SW1 .1
,p� o �a
city of �
O�d�YI MEM4RANDUM
g
�Ta, E,'� Planning Department
763-593-8095/763-593-8109(fax)
����,�������,���' �����,��.�- °�;,��, _ -..�������,�.-�� , ��::. � � z .
Date: September 22, 2014
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing—Preliminary PUD Plan for Marie's Woods PUD No. 119—
7200 & 7218 Harold Avenue— Peter Kneable, Applicant
Background
The Applicant, Peter Knaeble, is seeking approval of a Planned Unit Development (PUD) Permit to
develop five single family homes on two existing single family lots. The existing single family homes
would be demolished and five new homes would be constructed.
The property is zoned Moderate Density Residential (R-2) and guided for long-term Low Density
use on the General Land Use Plan map. The total area of the two lots is 1.6 acres. The site is
bounded by Highway 55 to the north, by Harold Avenue to the south, and is located across the
street from Lions Park. There are single family homes on either side of the proposed project.
Given the frontage of the two existing lots, without a PUD the site could accommodate two single
family homes,two twin-homes, or one to two townhomes for a range of two to eight total units.
The R-2 Zoning District allows single and two-family homes at a moderate density of up to eight
units per acre. The Low Density land use in the Comprehensive Plan allows for a density of less
than five units per acre. At 3.125 units per acre, this proposal is consistent with both the Zoning
and the Comprehensive Plan.
Summary of Proposal
The proposed PUD would allow the Applicant to replat the existing two properties into five lots
that would run north-south between Highway 55 and Harold Avenue. The result would be long
narrow lots with five single family homes built on the southern end. The Applicant proposes to
establish a Tree Conservation Easement across the northern portion of the site.
As proposed,the five homes would be staggered in the their front yard setbacks—anywhere from
35 to 45 feet—with the intent to break up the visual effect of a wall of garages along Harold
Avenue. With a 30 foot building pad and a two car garage, the majority of the front elevation of
each home would consist of a garage door.
Five curb cuts and driveways would replace the two driveways that currently exist. Current
zoning allows for a twin-home to be built on each lot, so the proposed number of driveways
increases the number that could be constructed under more conventional development by one
driveway.
Four of the lots would be 43 feet wide and one lot would be 55.2 feet wide to accommodate an
existing stormwater pipe. Side yard setbacks are proposed to be 5 feet on the western edge of
each lot and 8 feet of the eastern edge, except for the wider Lot 5 which would have a setback of
20 of the far eastern edge of the site.
The proposed Tree Conservation Easement would range from 120 to 175 feet deep across all five
lots nearest to Highway 55. A preliminary tree inventory indicated approximately 30 trees in this
area, many of them cottonwoods.
In a pre-application meeting, Staff suggested the Applicant pursue the option of providing a
public street with cul-de-sac to serve all of the proposed homes, thereby minimizing the curb cuts
onto Harold Avenue and centralizing the utilities under a newly constructed public right-of-way.
Staff also felt this would establish a pattern for the area that could be replicated north of Harold
Avenue in the future. The Applicant evaluated this option and has chosen to apply with a
different layout.
The Applicant presented the proposal at a Neighborhood Meeting on Monday, September 15.
One resident attended (residing at 7303 Ridgeway Road). In general,the attendee was supportive
of the plan. He stated that he did not support a cul-de-sac plan.
7. � N d N O '� . �� t` �
r� �� CV CV �- � 7101 � � �
- ' S01 7330 �n �n �n �n °-° _µ�- �,1 ��''
� � � �•`y t�.:,� x����.,.. ,,..: ,y� _,;,,,� �.�` . m.,�,.. $ �� � �' ;'�:r 7� . � ...� �������
�,-.
49i'+J�c°�' �'�' � 'f ,.
, . ,,..�.� .. . ....� . �., �.:
e„ "" ..; ,a f
..
„ M �. �.,
�,-._ , t� , � � ��1
� � � �- ...H �.^.,s.,.�.,..u._-��- ����j 1� '
r._ _ *, �� .�'"
� ;��� .�
T �,� � �,�,��� �' �-���"�" �� �,� _ _;�
.. _, ,
�s.����� �-;� '��. . _..: . �. ._ `�`� M..-�-.�
�, . -, `_�'.
�s ,q _ � , �
— �5�.
� " '���'�` � � `�f..:� ,'����' ���
���. , b,��� �'`� � �„ .���,� — f ���� �: � 7040
r' � ,�„ :�.�; �.�
�.. . � �_ ` 7045 `�.
; �
I � � ' � '
; W , � ' ; ' 7031 � 690
_� `�
d' M M � N � O oNp � � t,{) d� �
ti ti ti ti � � � � � � 0 �
.
�~��a,z .,., ..,� :� �+-.a•„�. �W,x-• �; � �...,,_,,�, �_ ,. �s
ti� ~ ��
;, ,..�
< °� �.;
.. . .
:
;� � �.�--, �..� ��� �r �: � �� �'��" x��"
�t � �O� � ��
. �.a. .__
...r�....�.: •^���u.�r+s. �.< Y.,.�.,. , „�.�. . .��� c�a�� '•
..',�` � _ _ ,..K.,.,,
� ��� �� � ��.7303 �: 340 ,n �� ���
1 ,�� �. �; �
� #� � ;
_ #�` 7309 330 !
O : „�, ��� O � ' . '�
. .M ���:- �'21� '� a.,..., ��
PUD 119 - Site Map
Land Use and Zoning Considerations
The Moderate (R-2) Density Residential Zoning District regulates various aspects of development.
As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a
better development.
The following table summarizes how closely the requirements of the R-2 Zoning District are met
under the current proposal:
R-2 Zoning District Marie's Woods PUD 119
Dimensional Standards
Lot area 11,000 square feet From 12,225 to 18,668 sq. feet
Lot width 100' Four lots at 43'; one lot at 55.2'
Front yard setback 35' From to 35' to 45'
Side yard setback 15' S' on the west, 8' on the east
Rear yard setback 20% of lot depth Meets requirements
Density Up to 8 units per acre 3.125 units per acre
Lot coverage 30% of lot area maximum Meets requirements
Impervious surfaces 50% maximum Meets requirements
In addition, there are certain standards and guidelines provided in Subdivision 3 of the PUD section
of the Zoning Code to which flexibility cannot be offered. Subdivision 3(C)(1) 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 as the building envelope of Lot 1 lies only five
feet from the westerly lot line,the home built on this lot would almost certainly be in violation of
this requirement,though this would not be known until specific building plans are submitted for
review.
Engineering and Fire Safety Considerations
As is standard practice for development proposals, plans for this proposal were reviewed by the
City's Engineering Division to ensure the site can be adequately served by public utilities and that
traffic issues are resolved. A memorandum from the Engineering Division that addresses access,
easements, utilities, grading and stormwater management, and tree preservation is attached.
It should be noted that under the City's Subdivision Ordinance, 10 foot drainage and utility
easements are required on all plat boundaries and 12 foot easements centered on all interior lines.
The proposal indicates a only a 5 foot drainage and utility easement along the westerly lot line and
the 13 foot easements on the interior lot lines are offset rather than centered.
The Fire Department reviewed this proposal and confirms that the lots as proposed meet the
requirements of the Minnesota State Fire Code.
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 does not qualify as a PUD because it does not achieve the
following standards established in City Code:
• Achieve a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses.
• Encourage preservation and protection of desirable site characteristics and open space and
protection of sensitive environmental features including steep slopes, trees, scenic views,
water ways, wetlands, and lakes.
• Encourage efficient and effective use of land, open space, streets, utilities, and other public
facilities.
• 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 does not achieve a higher quality of site planning and
design as it simply replaces two existing single family homes with five new single family
homes on narrower lots.
2. Preservation. The PUD plan fails to preserve one of the more desirable aspects of the site—
namely,the mature oaks near Harold Avenue—and instead proposes to protect lower
quality trees at the rear of the site closer to Highway 55. It does protect the existing
wetland on the site, but this would be required regardless of the type of development.
3. Efficient– Effective. The PUD plan does not include efficient and effective use of the land in
that it utilizes five individual curb cuts and driveways onto Harold Avenue within a short
distance rather than consolidating both access and utilities.
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 does not meet the PUD Intent and Purpose provision
and would likely result in conflict with at least one PUD ordinance provision of minimum
required side yard setbacks for principal buildings.
Recommendation
Essentially,the Applicant is asking for flexibility in the required lot width and side yard setbacks in
order to construct five single family homes on narrow lots instead of the twin-home structures
(four units total) or townhome structures (up to eight units total)that would be allowed by right
in the current zoning district. In exchange, the Applicant is offering to the City a Tree
Conservation Easement across the back half of the site, which—while it provides some assurance
of permanent tree preservation—places the burden for long-term monitoring and enforcement
on the City and protects only lower quality species.
The number of new curb cuts along Harold Avenue, a collector street onto which residents would
be backing their vehicles; a new streetscape of five garage faces along a frontage of 227 feet; and
the loss of seven mature oak trees—in addition to the side yard violation that would likely be
created—seem to outweigh any advantages provided by the creation of this PUD.
Staff recommends denial of the Preliminary Plan for Marie's Woods PUD No. 119.
Attachments
Location Map (1 page)
Applicant's Narrative (1 page)
Memo from the Fire Department dated September 15, 2014 (1 page)
Memo from the Engineering Division dated September 18, 2014 (6 pages)
Site Plans (9 pages)
--__ _ __ __._.__. �. _ j _.__._____ _ _ _�
._... ___. 74G0�7458 7438 � � � .. l^� 7151 �..... 7100 � . ... ...
7456�� 74`� 7436 511 510� � ... 'S,�Z510. 7101� 7040 T02
3�12_100 7454 7A34 .. 522�4
�,s*,� 7452 � 7432 501.. � 7330 ..
17 5�:,�`.:. 7500 7450 7430�.' �. ...
a.
. . y .........i
_ �,;, <,�, Subject Properties:
.—�-5[.�t� �._ , r...--..
7200 & 7218 Harold Ave. �
�oa
-� �_. �ws
� � >;�,,
� �, :�.��vi.� .i :�vir�.::� ... !:
. 7340 ='�..�ul:. .::::�vL
� .,-I"_' %'vlu..� 7031
7600 7420 ' � .�•�,- �`ryy,
• 7A30 :� e`„ ;
` , -_ . 7236 7200
� � - 7218 ;.�- 7182 ,702 5
�;�" 7330 7324 �.. . �"�'�' T156 714fi �
i, ' , #.-... ... ... . .. �
tlatoiUAvF
525 751i757S7505 7465 7445 7425 � 73p3 340.
� i � ,r z� ,q,7501 7300 69
�7523 7509�.7 f . ' � ���'��. Z . .
�� ! T309 > 330
7521751675117503 7320 l � ���:
� � � ' ' ? 7310 T370 -
519�7507_�� � a��.�,.- � 320
..� �_, 731 5 -
-�:„ � 7330 `�l,z � � � .
�. � , . 1IMo� 7325 310
� ' �'
"!�; �,���"�� ` �sao �z s r � Li �s Park ,`
,J_U ��.`,��,�4, ..�,1 -,.�_'�1 � � 7327 300 2
� � � ,� � 7340 � �
,i ..�'� v1v �-.. 7350 4M1y .
��- .�v � ` 7329 -
vlv ul[c :'A � vl ` � T335 r.���ttic.ky A
� . .
!v' vl� "��y�,. vL� T350 � �. � 245
'?w u1,�j `Wi ::'vl. 7360 3 73q5 151 �,:
�� Ulu{yq-� vda:_ .. y i��t
.al�. � iVtr !.. <�..._ .... �a
- �:I ' � ,. 200
.:yi .��.^� 7400``--.. � f 740t-�'_;; �
I�= ,u'w� ' . 'S�.i . . . +� ' /� ..
' J�
�'erra
Engineering,lnc.
Civil Engineering
Land Planning■Consulting
8l22/14
Re: Marie's Woods PUD
Golden Valley, MN
TE #14-103
This property, and its entire block, is currently zoned R-2 Moderate Density Residential Zoning.
This zoning district allows single family homes, twin homes and townhomes, up to a maximum
density of 8 unitslacre. Our proposed single family develapment has a density of 3.1 units/acre,
We are proposing five single family homes, with lot width and lot setback variances.
Two twin homes (four units) could be built on this site without variances. The site density would
be only slightly higher whether four twin home units or five single family homes were built on
this site. The building caverage, impervious area, site grading, tree removal, number of drives,
and utility service construction would be very similar with the construction of either four twin
home or five single family homes on this site.
We believe this five lot single family development will be a high quality project and an asset to
this neighborhood and the City. The proposed Tree Conservation Area will protect a substantial
portion of this property. This PUD will meet the City's housing density goals, and satisfy the
need in Golden Valley for a variety of affordable residential housing types. This project is
taking an underutilized site and converting it into a beautiful single family residential
development far five new families to live in Golden Valley.
Peter J. Knaeble, PE
� Terra Engineering, Inc.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
�� � �
n i � � ,. ; 4 � �;„� �
����' ��� �
r� . .:° �,m�� ���p�,� . ''� �.� _
��` Fire Department
7��-s��-$o��/ ���-ss�-so�s(faX�
� � � ..- - � .
_ .,, �
Date: September 15, 2014
To: Jason Zimmerman, Planning Manager
From: John Crelly, Fire Chief
Subject: Preliminary PUD#119—7200 and 7218 Harold Avenue—Marie's Woods
The Golden Valley Fire Department has reviewed the preliminary PUD plans submitted on August
22, 2014 for 7200 and 7218 Harold Avenue—Marie's Woods. This is the fourth version proposed for
this site(s) which included a duplex design, a flag lot design, a cul-de-sac design and now this
proposal. Even though this is a compact design it does meet the requirements of the Minnesota
State Fire Code provided that the homes are constructed as shown.
Listed below are the fire department comments:
1. Lot 1 as proposed meets the requirements of Minnesota State Fire Code.
2. Lot 2 as proposed meets the requirements of Minnesota State Fire Code.
3. Lot 3 as proposed meets the requirements of Minnesota State Fire Code.
4. Lot 4 as proposed meets the requirements of Minnesota State Fire Code.
5. Lot 5 as proposed meets the requirements of Minnesota State Fire Code.
If you have any questions, please contact me at 763-593-8065 or by e-mail,
icrellv@�oldenvallevmn.�ov
L
city of �
olden MEMORANDUM
� .
��, �� Public Works Department
763-593-8030/763-593-3988(fax)
��;s�, , �.���������.�,f`�� �������� ���.,�� � ,�����r�� ��������, .��,�%.,,,-"� 1����> .��������,�;�����„ .;�v�.f�u��'a'�����������,�. ,zs°a, �
Date: September 18, 2014
To: son Zimmerman, Planning Manager
From: leff Oliver, PE, City Engineer �
Eric Eckman, Public Works Specialist ��j
Subject: Preliminary PUD Plan—Marie's Woods (2"d Submittal)—
7200& 7218 Harold Avenue
��..;.;.�-�.. �'3,�'�.'�. '. ...���.�°-"��.�¢a. r�.,�" w�':. ��.,^�fi„,w���- 3 �' .,. :�,, � � yv�.,:, ^'k . . , �... �� , ,.
„ .:��,^'m.�"�;" ,. ��ts��',,� .._,.;,.�?'..:i9W'�'.,, �3�'�.. ,a��s;:;x=£.�..�,�. ���5�,cn.,� ,.: ,:os.���,...,.., .
. _... a�t� q. ,.. .. ,..
Engineering staff has reviewed the application for a Planned Unit Development (PUD), called
Marie's Woods, located at 7200 and 7218 Harold Avenue. This is the second Preliminary PUD Plan
submitted by the Developer for this site.The new plan involves the demolition of two existing
homes and the construction of five new single-family homes fronting on Harold Avenue.The
comments contained in this review are based on plans submitted to the City on August 22, 2014.
Engineering comments are as follows:
1. Site Plan and Access
a. The Developer is proposing five curb cuts for driveway access onto Harold Avenue.
The new driveways must meet City standards including the installation of concrete
aprons. A City Right-of-Way Management Permit is required for the construction
of each driveway.
b. Harold Avenue was reconstructed by the City as part of the 2012 Pavement
Management Project. Since the pavement is less than five years old,the Right-of-
Way Management Ordinance requires an advanced level of restoration. According
to the City's restoration standards, cutting open a pavement less than five years
old requires a full-width pavement mill and overlay at a length determined by the
City Engineer. The extent of the mill and overlay will be determined by the City
Engineer at the time the Developer applies for a Right-of-Way Permit to install the
driveways and utilities.
G:\Developments-Private\Marie'S Woods-7218 Harold\Memos\Memo_PreliminaryPUD_Review_2nd_submittal.docx
c. Harold Avenue is a Municipal State Aid collector street with traffic volumes around
1,200 vehicle trips per day. Staff is concerned about adding driveways on a street
where traffic volumes could increase as development occurs within the Harold
Avenue corridor. Staff recommends that the Developer explore alternative site
designs that would consolidate access onto Harold, including a previous option
shown to staff that includes a public street with cul-de-sac.
2. The existing homes will be demolished to make way for the proposed development. The
Developer must obtain all necessary permits to demolish the homes and cut off the
existing utility services.
3. Preliminary Plat
a. The existing properties proposed for development are part of Auditor's
Subdivision Number 322. It appears there are no platted easements across these
properties. City records show that the City obtained an easement for drainage and
utility purposes in 1985 over the east 15 feet of the property at 7200 Harold
Avenue for the construction of an 18-inch storm sewer pipe within a 24-inch
casing pipe. According to the record drawing,the pipe is up to 12 feet deep.
Maintenance access to this storm sewer pipe must be preserved as part of this
development. The Developer is proposing to dedicate a new 20-foot easement as
shown on the preliminary plat. However,the City recommends an easement of
25 feet to accommodate future excavation and maintenance near the proposed
home (the easement would be twice as wide as the pipe is deep). In order to
preserve access to the pipe outlet, and the integrity of the pipe,the existing trees
would have to be removed and new trees would not be permitted within this
easement area. The existing 15-foot drainage and utility easement may be vacated
as part of the development process.
b. There is an existing wetland on the property located at 7200 Harold Avenue that,
upon platting, will be situated on Lot 5 of the proposed development. The
Developer will be required to dedicate a drainage and utility easement over the
wetland that is a minimum of 10 feet upland of the delineated wetland edge, in
order to accommodate a 10-foot native vegetation buffer zone. The buffer
requirement is discussed in more detail in the stormwater management section of
this review.
c. The City's Subdivision Ordinance requires 10-foot drainage and utility easements
on all plat boundaries and 12-foot easements centered on all interior lot lines. The
final plat for this development must include easements on all property lines
consistent with the City's Subdivision Ordinance.
d. The proposed development is adjacent to Trunk Highway 55 and therefore MnDOT
will review the plans and may provide additional comments.
,
4. Utilities
a. The City's water system that provides service to these properties has adequate
capacity to accommodate the proposed development.
b. The proposed development is within a sanitary sewershed that is tributary to
system capacity issues in several locations including near the intersection of Laurel
Avenue and Turners Crossroad. The City's sanitary sewer is effectively at capacity
in this location and there is minimal capacity available for future redevelopment
along the I-394 corridor unless inflow and infiltration can be reduced throughout
the sewershed. The City is putting plans in place to reduce the inflow and
infiltration in the City's portion of the sanitary sewer system over the next several
years. In addition,the proposed number of units at this location will likely
contribute minimal wastewater flows to the overall system. Therefore, the
number of connections to the City's sanitary sewer system should be acceptable as
proposed.
c. There are existing sanitary sewer and water services serving the existing homes.
Plans show that the existing services can be utilized by Lot 1 and Lot 5. New
services will need to be constructed to serve the remaining lots. It appears the
Developer is proposing to consolidate the services into one pavement cut to
reduce the impacts to Harold Avenue. However, staff has concerns about the
grouping and alignments of the new services, and private sewer easements would
need to be recorded against the affected properties. The Developer is encouraged
to consider alternative designs for the utility services.
d. The City has a Sanitary Sewer Inflow and Infiltration (I/I) Reduction Ordinance. City
records indicate that the property at 7200 Harold Avenue has obtained a
Certificate of Compliance with the I/I Ordinance. The Developer has entered into a
deposit agreement with the City for the property at 7218 Harold Avenue to ensure
future compliance. All existing and new sewer services in this development must
be inspected by the City after construction, and must achieve compliance with the
City's I/I Ordinance, prior to occupancy of the homes.
5. Grading and Stormwater Management
a. The proposed development is within the Sweeney Lake sub-watershed of the
Bassett Creek Watershed. However, due to the size of the development, the
project does not meet the threshold for review by the Bassett Creek Watershed
Management Commission (BCWMC). Sweeney Lake is listed as an impaired water
for nutrients (phosphorus) by the Minnesota Pollution Control Agency. Review by
the City will include an evaluation for compliance with the Sweeney Lake Total
Maximum Daily Load (TMDL) Implementation Plan. The Developer is encouraged
to incorporate best management practices into the site that will assist the City in
meeting its TMDL goals for Sweeney Lake.
b. There is a wetland on the property being developed and therefore the Wetland
Conservation Act will apply. The Developer submitted a wetland report as part of a
previous plan submittal. The City issued a Notice of Decision on June 9, 2014
approving the wetland delineation and report. According to the grading plan
submitted,there are no proposed impacts to the wetland. However,the overall
stormwater management plan for the site, as well as the individual stormwater
plan for Lots 4 and 5, must show protection of the wetland, and care should be
taken during construction to ensure that the wetland is clearly marked and
protected at all times.
c. The Developer is proposing a buffer of native vegetation around the portion of the
wetland within the PUD, consistent with the BCWMC's Watershed Management
Plan and the City's SurFace Water Management Plan. This buffer must be a
minimum 10 feet in width and the proposed vegetation type must be shown and
described on the stormwater plan or landscape plan for the development. The
Developer will be required to deposit a financial security guaranteeing proper
establishment of the buffer and its maintenance for the first three growing
seasons. Although proposed to be located in a public easement,the wetland
buffer will be owned and maintained by the Developer or future owner of Lots 4
and 5, respectively.
d. The preliminary plans show that the normal water elevation of the wetland is
controlled by an 18-inch reinforced concrete pipe that is located within a public
easement on the east side of the property. The pipe provides drainage from the
wetland to the south into the City's storm sewer system in Harold Avenue. City
records indicate that the pipe is owned and maintained by the City. The City will
inspect the pipe outlet in the wetland to determine if it meets current City
standards.The City will also inspect the entire length of pipe to determine if the
material, size, and condition meet City standards. If it is determined that the pipe
does not meet City standards or the needs of the development, the developer may
be required to make the necessary repairs or construct a new pipe as part of the
project. It is anticipated that the City will continue to own and maintain this storm
sewer pipe upon completion of the development.
e. It appears the development will include a two-phased grading approach. In the
first phase,the overall site will be graded to cut down the existing hill in the
middle of the development, construct a berm along Highway 55, and prepare the
lots for construction. In the second phase, individual lots wilt be graded by each
builder as the lots are sold. The Developer will be required to obtain a City of
Golden Valley Stormwater Management Permit for the overall site grading. In
addition,the Developer or Builders will be required to obtain individual
Stormwater Management Permits for each lot at the time of permitting for home
construction. A stormwater management plan that meets City standards is
required as part of the Stormwater Management Permit submittal.
f. This PUD is subject to the Minnesota Pollution Control Agency's NPDES
Construction Stormwater Permit. A copy of this permit must be provided to the
City, prior to issuance of any permits to begin work on site.
g. The Developer must submit stormwater calculations to the City showing how it
determined the calculated high water level of the wetland. This elevation is used
to help determine the lowest floor elevation of the homes, which must be 2 feet
above the calculated high water level.The overall preliminary grading plan
appears to meet this standard. However, if each lot is custom graded and plans are
subject to change,the Developer or Builders must ensure that each stormwater
management plan submitted meets this requirement.
h. New principal structures must be set back 25 feet from the delineated wetland
edge. The plans submitted are in conformance with this requirement, and the
Builder must ensure that individual stormwater management plans for Lots 4 and
5 is also in conformance.
6. Tree Preservation Plan
a. The two-phase grading approach will include a requirement for a Tree
Preservation permit at the time of overall site grading, and separate Tree
Preservation permits for each lot at the time of home construction. The Developer
has submitted a Preliminary Tree Preservation Plan showing the removal of a
number of significant trees. A tabular inventory of the significant trees proposed
to be removed and replaced must also be submitted. The City Forester will review
the plan in more detail to determine if additional information is required before
Final PUD Plan submittal.
b. Tree Conservation Easement—The Developer has proposed the dedication of a
tree conservation easement in the north portion of the site. Typically,the City has
required tree preservation easements and conservation easements over areas
containing high quality trees and vegetation, or shoreland management areas
adjacent to lakes and creeks. According to the tree inventory submitted by the
Developer, most of the higher quality trees, including several large oaks ranging
from 20 to 36 inches, are located in the south portion of the site and will be
removed during the preliminary grading phase discussed above. The trees located
in the proposed tree conservation easement area (north portion of the site) are
generally of lower quality. These trees include cottonwoods and other softwoods,
and only a few oaks and maples. The easement is not within a shoreland
management area. In addition, the City's experience with such easements is that
they can be very difficult and labor intensive to oversee and enforce in perpetuity.
Therefore, staff recommends against the dedication of a public tree conservation
easement, as it does not appear to be warranted in this case.
7. The Developer must obtain Stormwater Management, Right-of-Way Management,Tree
Preservation, Sewer and Water, Demolition, and any other permits that may be required
for development of this site
C: Tom Burt, City Manager
Chantell Knauss, Assistant City Manager/Interim Physical Development Director
John Crelly, Fire Chief
Jerry Frevel, Building Official
AI Lundstrom, City Forester
Sue Virnig, Director of Finance
*
. ti
�
ry O
N N
N �
� M
N � �D
o n
C y
... ....� . � , � j d K
. . . . � Q �. lL
V
i I Y� . � � . � ��� . O � N
. ... , _ . . . . . C ` �
.. S . .. .. .. � . �. c7 rao m
15:f.
a> �n
c
�
.:,t . . . c�o � �
erq(rrrNt . . .. . s . . .��o,,;M.in,arl�l �3e �
Ft�-� . �� �. .
.. .* ..i" ". ... �L�
SUBDI ISIOl�T PLA « {ii-..,��� �=,�:j;H.v � ��
V NS _
.. ,�� �
�� :��,�� ���,�..
FOR• � I� G ;rrn "
hAF kl f{1 .:'�iu[ n
�.
� ' EFOCIiYff'Jf �
� oark � '.,� .
4 LN�Ii
�i�1 ���i�/ � I � � � � ` ..r . � We �c�t �`k�rr � . ..� . ,._,., . ,.,
iv/ ,1�'� • O� � .. ,.c .vtru ht»r^p.. ' � �.
U
GOLDEN VALLEY, MINNESOTA '�" � �
��s � , � . y�
. Lnvir•iAveni,. . . �
_ .._. ... . '�,�,. taF,nl>rR .:�; .
�D P„{k
LocA„ad 1�A�w S)TE °�'"' "�'`'
NO SCALE � P"�
��o S �
SHEET IN�X �E. �a �
H T DESCRIPTION ��'�,�� � �
1. COVER SHEET / SNEET INDEX �� � '
2. EXISTING OVERALL AREA PLAN � ���� ��
3. EXISTING CONDITIONS PLAN '
4. PRELIMINARY PLAT �€�� ��
5. UTI�ITY PLAN ����� ��
6. GRADING & EROSION CONTROL PLAN _ , a
7. TREE PRESERVATION PLAN
8. SITE PLAN
9. CONFORM�NG TWIN HOME PLAN
dVIL ENdNEER / LAND PLANNER APPIJCANT Q Z
GV R-2 MODERATE DENSITY RESIDENTIAL ZONING TERRA ENGINEERING iNC. = Z`
SING. FAM.. TWINS. TOWNHOMES 6001 GlENW00D AVE. PEIER KNAEBLE Q.
MIN. L�T AREA 11,000 SF CTOTAL HOTH TWIN UNITS) 6001 GLENW000 AVE,
MIN. �OT WIDTH 100' (AT 35' FSB> CTOTAL B�TH TWIN UNITS) GOLDEN VALI.EY, MN 55422 GOLDEN VALLEY, MN 55422 N }
MAX. BLDG. COVERAGE 30% 763-593-9325 � ta�
PETER KNAEBLE, P.E. 612-309-9215 � J
MAX. IMPERV, PER L�T 50% W
peterknoeble mail.com PE'fER KNAEBLE X J
35' FSB � paterknaeb�eOgmail.com W W Q
20% RSB Z � �
IS' SSB <35' STREET SIDE> (DUTSIDE SSB ONLY> S�B�.YQB VMEILAN� CddSULTANT N Z N Z
30' MAX, HEIGHT REHDER & ASSOCIATES INC. JACOBSON ENVIRONMENTAL, PLLC
2.5' MAX, EAVE PROJECTION 3440 FEDERAL DRIVE, �110 5827 HUMBOLDT AVE. N0. (,�j,�W W�
EAGAN, MN 55122 BROOKLYN CENTER, MN 55430 O = �
651-452-5051 612-802-66/9
GREG GENTZ, RLS BEN CARLSON, WdC (,) (�j �(�
GGentzOrrehder.com jocobeonenvOmsn.com
�
SITE ADDRESSES: 7200 & 7218 HAROLD AVE., GOLDEN VALLEY, MN s�u- aaNmt �
�("����� HAUGO GEOTECHNICAL SERVICES
'�� 13570 GROVE DRIVE, �278 �8�22��4
SITE AREA: 7�,889 $F ��.627 AC.� MAPLE GROVE, MN 55311
AUG L � 201� PAUL HAUGO sKacc�ea
LEGAL DESCRIPTION: THE EASTERLY Y2 FRONT AND REAR, OF LOT 40, phaugoOhaugogts.com
14-103
AUDITOR'S SUBDIVISION N0. 322, HENNEPIN COUNTY, MN.; AND
LOT 039 AUDITOR'S SUBD. N0. 322 W. 118.15' EX. HWY. BY '�1iO'*
L
LiLO Z'G�£9L:xe� 5Z£6£69£9L ��.a�"'��a� �� � ����� Nw 'Jl3'1lMn N3010� � M
fri�aa��u3 PvJ
ZZVSS eYosauu)yy'si�odeauuiyy '3'd 19�+N'P�oWd
��� —�v ond sooc�nn s 3ra�w ,� � o
anuany poaraua��5009 •p�W� � N � A�
�"�`�� �;�,,•�•°�M�; NVId llb'213n0 cv � I �`�
��j, � � � � °".��«�"w�:�°.�;�:. SI�ILIUNO� �NIISIX3 �� � �- �
� �o�w�a w�a��w i �
$ �
oa� ��E ���P� �
GLEN� ����� o �
i N � �
2
r--------� —
i i
i i o
�---------J
'3/�'d 'dN'dISI(10�
�
a
r--�-----� W � v�i
1 1 r---�
1---- I I I � � �$
� �_� L______�_J ��� i i $
i � � � 1 Z N
� � �"> i �
� I swcr3 L___J
�__J
� i i 3
� � � �
i i
�
��g ��� � � � �
n�n.. �.. «� I I
��� �a�ff ��" i i
� s�� $L___J
�
.09'BYE
r---�
` � � � �
} r,,, -- N ``, � i i
!
W �
l r
I � I
> }1 �� ��.i� � � L~�J
7
� 1 I�j--------- —
! ^ —
� 1 ��a ��i� I � I �—�----------
� a � � � � � --
:;.,:},:,,;.,::.,: �' i:
':��-:�:�:'���:�:���:�:�:���:�:�:�.�:���:�:�:�:�:�:�:�:�:�:�:�:�:�:�:�:
k: :.: :-: k. X:::. :.: : : :.: : : : :. .
�:; : ::�::: :::::
iii ;i�i i:::i:��3F��iii �:ii:::`::::::iiiii:i: . .i : :': : : : : :': : : ; : : : : .i
.i.� �'Y '_./'�''::''". . �. k : :
�
; : ��---r ;; ; �: ;: [�
�..�:::: ::::: :::::: :::::::: ::::: :::: ::::::::::: :::::::: :�:�:: ; ::; ::: :;::: : :: : d
�
��� . �-
3 ncu,9s
�
3 .:.
n Z
u�
❑
� �
�: ::::::::::: ` ::: : :::: ::: :
u� W �--t
� �� :: : :: : : :::: : ::: :::::::::::::::::::::::::: ::� ::;::;:;:;::::::::: :; J
r � u� ��,�
3 s,rs ��y ��: : : �
= r .. . ::::::::::::::::::::::::.::::::: ::::: :.: ::::::::::. .::.::: : >
�t�:::: ::::::::::::::::::::::.::::::::::::::::::::::::: ::. ::: : a
„ r 3
3 = Q
_ �
w ¢
�— _
d � i---i-------- --
r
� � � I� � �
1 1-------- --
1 � I �
r� I a i �
� i i
� i
��� '-----'
/.''""�,,.___—�`.
a
,,,�------� ;,0 �� , .�
>'� �� i i �
� � � o
j ��,� \`\ � I I M
j i i �
� �s� � .l � �
� � �
�---� c'�0
� ^
� `
i � � j �_
� � �� :�� � i i �b''�3Pb�cY
� � ��� —� ' i � a�r`�`
,��
' .'' j�,i L J
� `rI-`/' ����f �a�t
! � ✓" �soe
� r /
� ���
� i � '1
�---i � � � i � �
� �
� � � � a
i3�� � � � � � f ~ � c
�^�H � i \ �. 1 i n
I I `--....J
i I ���
I I
L---�
` �-----�
���� i i
��ag I 1 Zt
����J, I I &
I I �
s a �-----J v
n
�q r �
� i
�� i i
'�� � � �' u�
i i � v
L__J �'
n
��
Oti
.r� yJ� �
��.d'o,��"J
�
LTLO ZZ9£9L:xej gZE6£65£9L ��,�;,,�,��„,� 448" �°" ��'���"°° NW 'A3llVA N3010� � M
ZZY9S e�asauuJyy's)Jodeauu)py � 3'd I�I 'P�oiod
anuany poomual9 5009 ��4 /� v �� �� tlfid SUOOM S 3t2lb'W l�rd N O
'�1"�uI�3 e41�sr�q etq�opun�wW6u3 N � � �
�� � �� ��;�•.���;��" NVId SI�llI0N0� JNI1SIX3 �� � ;�' �
� �& �wa�n ww �aa,�u i �
o f°
n �
a�m}ivf,,
L��i X�OmF
W a� 7
���
N Z�-.���
4V
Z U
T. � _ �W<m�
O�F�2�
p �W U
��
�+f� �
3 W N����
N � �����
-u - I I o����
� I I ��s��!
� �� w
,�
��� ; �,
�' ��� � �-———J £��i�a
� �
; ; ^ �i o�
��, �, �-._..___.._...,r �; ; 1� i�o<
��-_ ,..;- �•_.._ � �
: ��--
�- - ._.. :- •- -.-� ' � _ ___ Z��<
y `�. ,09'$bE �Fm
` _ r—_�,..r _ �, ��y��
<W ,.
� i�-—�''+ -\ ���`. (� � � � O � xF�F�
��i '��, '� ! �� p p �wFmU
�- l \� :\ � � � � p � �w�fig
� � � ` A`.+ y ����
� �`l i`f( I N 2 � 1, <}F�O
� 1 .` ' � a0 v�i � 1 � ���r�
' 1 � ; � `��.w � GI wa���
.� } a.W�, I ! � � � �b L———-� ' 'x �3<��
� - c� q� Cb p� _
—— ——
; / �O I ! �? r� '�"_-_----�--
� � I �,' I �,°
/ / N�� > � c� �= Z
�.° �' W J ti � I ; �, I ,� I ; m j t �
cao co }�o °' �, I � �',, � � —�—�--- --� — �
j �� =3� °D��` � 3:80.4E. W�,`.£Z'0#£ � � , � �
, • �
��., �, � o 00� � � �. � -. cb i zsroa wadr.s ,st 'i �
i
� �``,�— '`� °a°����ov•3s n'B�,sT ' ,� -- _ �
—"-F—a�r�nr— _'r
�� ..r� � q��p�� ,p ��� )� � �f"�` � _ � ' � ao
t1' Q�M W - 2 I C7 OD r`/� �L,��J / N
„� n � _f$$ Qa�dp�oo ya- sT� .
�
� r � �"',
� , _
b y�
� ��jj`p OI~ WIJ��O�X.O'_ __'�� ~ ���f4 i��' Q �N . �\
4 �
C')a � / `y 1� �
Q 3a��iwz / � I ' ` i '�8s
i 1� !, �!
t� { „""——_. �� �n�'�v �` � r �� �
Hp ``"^-. � ![ 0'/ * f : �V� �,V M
�N �i\ ,� i,.� iu � • ���' ; S+ ,�� a 4v ; ` � �
n ry� � �.54+ t� ,;% � `� } r
�_
�
; '---.__�_
. N . �-_...__ < -�' _
:
� _ �.���
�
�..----.._
� � n/
`..°.� .._.._.. �
� —•----�--- - .-- ;= / �1 � � � a3s_ s 3^ �_C._
,j � � r
zr�i \ m� `u�'" / , i i y'�i► � !; � + ��3 --- - � �
;� � �
/ , � �
n �i f''� � �,� pp c�
'- ��j� �\__-___ �� � /,(�� � � �.1 � � � d� O'�iI ��� y^
� ,.,, � j
,
� 0 ' � / ��i�r��_QS/ ����/� �N � '�. � f�
m � ��
�
�.SL �'� �' � `1 --- -c35 _ ��p��v� `c� �"' tu�, � -
m - � i � 033
',,.
� p O � ,�� , � -'�.
- -- - -=�,�-=" � �' — — — — �- �m
— — —
; ..
� � -- --- _ _ _�,
� .LO'01� '�� ;� - � - �� � < �� �21 ,99 �
_ � M.80.b£.00N tii� �ti�i r �c�u� ^"; � . _ "� ��H���..,`•�i� �` �
N m �i �.,� v � , � ",�L.f(�''�'
�� r1/ 'a' �� t �`�'` �'�� W '� � iVl �
L L j o % �1� _ � �`
i ; n� o , o �i ; r � Cb
� �Y' N� .. �� � �j N S'1 �'� '213$ /1�S 'X3 �J .
� ���(''1 � �c � � � � y ' ��
k:1 / UN � � �z i / 1 � �k
- o.��. �y� �'� � �i o W'
}- N II. :4 r � ` . ��\ �O- /`' Z Vi
,; ;,
F t �/\
� \
• l.l� * �
, {�y�
; a�o.o CQ j - �
_ __.._..
� / z� � � � ' % "°�"'�-� � N �
���` U� , ^�W � � N 4-�
. _ _ �Qf� ���� � �
W;' ,;o " ,"� W =
V—, c�°' � , . � ��� ,o •�" � �,lg{� �
Q � � — � — —
°° r-— `�--�—-ej— N y' �
� �
� �' W w z�'- 3
; � � '� � ," �� a °° �
� � � � �� � � r' � w
� '
�� � L_ �
Li �Me � ------- — N ;
O I N � j� W21D.
I W i I W I i', � o If7
O N 2
� � � � ( � ; ;; ;� m �o
, N
� � i
� � . /��� .-� f
� � � � � .___--'_-___'� jr .'" Pi
v , j _. _ .� c.�
v �• ,0'Sti � _ � I ____ -�-''" �ar
, __
�
„ _�.
'" _-L - ` _J
cn _ -__-96�--��___--�___-
,0'Ot� -- _______ __—__
� -
, , . .�� __.
^. :�__ _
__ .- --___ __ _ _ -
�'� �0'S'�, � "� �
^ 9
, �,� $ ___ _ _._ __
�
� - �
_ �
, ___ _.
; �-�- �
� -� ,�-- �, �____
, ._. ------
.
- .._--------�
� -� �
-�,
,
,.._ ..
� ���� � -
� � -
.r� _ __ � : _
..
���,�. ,
� , __-�r � -.
�, �, , �j __.. - � �����... • �: ���—_-�� � ��
1� � �
,� �,. << � —--� � ,�, ,�};� F<
�• /`'— \�\.. I N I ,t;'Y!'�, Z N� j�O
_..�' \ ` "' N g��' �o�
� � ., o0
/ --,. `� I � : I �i �
� r; _,�� V ��� � ���� � � o o� ���u o�o
�
i , � � � .` � z��ioy �v'�8�oy��
+,` \� \ I I m�zii <rc=Zio
� f
.
� ��` �� ra '� . , � � � �w�1m$�����c$i
� � �p � ' � i� vai�nwav�ivr3W�m
� Q \ � �Q� � I I y � rnmmuimrnNmmN
� ~ � � � � I ' I p�'� 00�000000�
I
�
L_ '�J � _=��==Z=Z�
, �...-.'�' l t m �o�0000��o
r
y'� .\` �ri O
� �� � � -r_.___, 'r� Vi \ :` o �m i
; � , �
r ,- �
�
, - , %
b� � � t/1 r � � o
5 � � � r I �` � 'M , `�._ ;y�^ I „o�
, __
, � � ,� r 1 -�'" � ' j '� oi � ,>�� I �X'�
$
m
CU ?QJ ' � � t � A•� .
� � i I I � �1 . � � � � �
I'' �
+- ' � i''`- ,� j I I s
.; ,
LTLO ZS5£9L:xEj 4Z£6£65£9L �"pK'�°°�•�'!"��aP"� 448►1 �O�d '�QI�j�'°1°U �
ZZySS e]osauu�w'si�odeauuiyy y '"'�r�yro M lfvtu
�����w� ��d iao� �r•w•d NW Jl3llVA N3010`J d'
anuany poomua�g Sppg �3 � /! v � �QWM ���v♦!, 1�'a^w�d N �
'a�n'�n+eau� .w��q'°���'�,«�� N 4 I �"
p,�1�j �, � � � m y�"'�,°��°;,;u 1V"id JltlVNIWf13ad �� � �' �
P�o'�!Sl�m 7�+P Fw�opun � �.
� �o uqd slVl�41 R111�+W�4 I �
� � �� _
�m�
o��o
W ��w�=
'� Z�g�i�
<U
Z f/f �C,� �
Z y V W y�j
O��'m2
O ��'TC��
3 � ���'��
< ��Y }
N � _����
���a��
UW��
���<�
��W
ZZ�<4
hj ��
�VW4T
I�X
OWFmU
.' \ � � ��FNq
' � �O��K
.�:` \ W � ! � W> �'�
j � Q� 1 ! �3<��
i
/ fz � i
1 / � I
N~`` ' I f
% � W J N .Z-� .
� �a� � W I �
_� -^3� °���` ` 3.80.4£.0 .£Z'OfiE
�'� \ �` a,d.oi.��� > � +�
� P�9...1-I�4-O / I:
^ � �� ���o Z W N / �f ass .oz •3sv3 n�sa_oz
M �I�� �� A,� ¢v�d o�m°D / y �'t(—_'--•q --•—•• •—••�' � � .
g v,` �`cls�\o� �J�� "� / �m / � a ivR', �
r°�i4 � '��.�}` � 3a��iwz / � o �t�
a6 6 3 ---.-___� ,-'S° ! cti
L; `' __-�' , "
U n �,�j �` �.�.�.a.� –+L i� � .L'SEE � � �ih �
:�.�.^. v_l�— i�..--- — — — — — — ;�:"`�b — N{—.._ a �.—._ —•�-.T — N
� . �` I_._L
a - � I • o
. �
`-
-
a� �`'----�-_.._.._._...�-�' •t� v� a � M
�_ �;� .��o W I p I� �� �
a� d,A m a� ch 1
�� � - - - - - - - - --- - - � ..� r.-1� — � LL
� — �–•—•----•– – – – –
— — — — — — — —--�—,z�zee — —
� Q T —
.0'SL �+ �" — — — — — — — — � •--¢•--•-----'—�•—� I� –�
3 � ,LO'Ob � I- - - - - - - -M�-W�-- - ° - - - - - - - -'� - -la M❑21 ,99 �
QM.80.4£.00N N I_.__ _ m �Q ----�-�--� - - � ,�
� o �Q � �^� � - � �6'88Z ._.._ � � � � � a
�� w —�. j' _^ — — — —o��I---"—'Q--.—...`._.___..__._._..r. � I--I
� °`� -�� (, 'Q-a N u�i�"o I a !ro �' �
I!'1 �^c� �1.� � o U� i V� I � �
U / �jcu �� � �vi � a� roi j� �
� � � ��« M� .l� _ � M �.L.�
}- !n u � —��.0��d��Sti�'8Q c�'�d ��'���—_ .=.. � _ _ - o` \
/
ni°C <dAl) 3Stl3 fl'8Q .8 <d 1) fiSS .8,8'S8Z N Z Q
3 �� - - - - - - � -�-.�Q�.r..------�--��- �lW
= Z� � � � `" ��i,1 a !� �o a Q
�� � � �-+N �� � I�� ^ J
N W M �M Q� N �
�— — — — — — — " ��---� ---.—...`.�__._..� _ J� �
w Q
� . , . . _
Q
�
� �
�
�
�
0
�,
Q
�
,0'STi
.0'01�
,0'SL
LTLO LZ4 E9L:xe� 5zss ss5 ss� ��•a���d� "s" �°" �`"�'���'°0 NW �J13�11VA N3010`J
s.,�,��w, �•d wo�•r mwd �
ZZb55 elQsauuiyy's��otleauui}ry �vyyra v �u c �/�,,/
anuany pooMual9 tippg ��4 /� Qnd SQ�/� a��U r W i2��ww N 0 ,A
•�t'iaM��1�3 � ow m�+a a�l�uv�,aau�6u-Sj N � � "-
�I�j � � � � ��,��o�,� Ne�d unun �� � � �
s W '�lit�+��i�!P W
aYotrtn� A �o wid II R �i� ��1 �
n '" ��w=u{
� mY�"i
� omF
� ��� W � &�w��p
J M t`3' tl'1 `J�j�2
(� d. .>�O N ZF-`<�
J U �
�''� �' W~�j Z � Z z�� �
�Z�B��a��� o �O���g
m�N�����o� �����
vai��iau~i�3�da�l 3 W u�i���7d
O O O O��O O�� N � F��c3<
���o��oo�o o�=��
o Z�ao
� ����
' � � `i�� �o� g����
i � ,.;o S �
m � _._ �, ax c�c�o}�
�1 ' ( � ( 1 � uFiym�o
�VW4'Y
.�� —..��
��., `'�\ I � i �W��U
wF��
z
1 �\ 1 c� I � ��z �o
` � �y � ;� o�" "'
�
I �W � ia W6��<
\ � �3<�it�
) f� � �----J _ _
a�
'� �Z I r��---------- —
/ � } � c� �
N~� � 1 U I � I �
/ aa� a` '" ` 4' --�--- �
- —————— �'
� �
_� �=3 a °D i,�.-��` l 3.80.b£.00S W .EZ'ObE �
�
� 6 a _o^o°D= N � � xs•aa waals ,st £
�\ w����ov �
� � w �e'�\ F7�y�W W�D r _ / —j— — — — — —'3Stl3�'8ff=0`— — —
� �„ P z i ddao > �
o �CR\ o ������� �Z I
z / u� I
�a I �3l`�`�_ 3A���Wz � i
� L -� �` ---- — — —
U n ���+'-�_��a�.�...sx�_�� � ��� � r� �'— — — — �
�p� tw/1 - - - - - -^' - - -^ - - ^'- �- - - - - -- ` __ ` �
�� � i __M3S S 3
�`I �} I
Z M A V ' _____ .. n �
��^ L_ _ — _ _ _ — _ _ _ �_ — ._ � � _ _ __ _ _ _ __ — _ � 1 I
v� � — � — � � � � � � � � n LL
- - - - - - - --7-- � y�
��
- -� - - - - - - - - - - - - 3 ��
a „: = V l
,0'SL �' - - - - - - - L - - - - - - - - - - - - - y _ �m __�
3 ,�o�ov �- - - - - - - - - - i � ❑a ,99=
0 n,8o,be.00N N � — M "a� — — — — — — — — — — — W �
� �,�j W —� - - - - - - � - - - - - - - - - - � - - _ -_ --' �
� �s .�r � N ,�cn� � _a3s n3s_xa I
z
� �o `'� U o�I 3 r ----�s
V� � O YWI � k0 O
n � M�) � W �'
� "� —
}- u'i _ —� <�.dl?��L�Q.�--t--- - - � - � - - - - � �
3 N� _ _ <dxi� 3sv3n�sa ,s _�_ � _ - - - - - - - - y z Q
;o. � �W
= Z� � � N Q
V� I rl i Iq N �
� �
�- - - - — - - - - - - - - - - - - -�~ �
W — ,s— . —'— w i
�" , w
� y
/T' r—_,.,,_--1-____—__,. N
\L
t� � I y� I V ¢ � �
,^ y
V J �
� (N � y � c�.�
'� Z �-------- ^ .D
1 y I � waoss �
� W I
� o �
I I o = �
I I �
� � � waols
,0'Sii �____� �
i
f
.0'Ob
,o�s� 8 9�
_
� , _�_. �- r- 40,0' '�
__
____ ___.
vo � �� �
�, -_--� --__ _ �
r , � _- _� -$96--__ �,
�———_-� � .� � 115,0' `;
,.�_��__ � _ , �
' ,-� � -- "
� _ ~ I �, � � °D
� � � _ � w �` �
. O I X ' �A'1 �T7
v � �
—_ __'_— � �(
A �
3
� �'� I g �I X (/) v '
� � f �' � A �
_ ' � -��-_J
--�- --�---rn- D
p ` _.,,
� �`--�
Z � ��� GRD, LtMIT/SILT FENCE ' �� ' ' ' � Ot�
/�' �� < �.0% � c°D.�c�obc �� r� �� �� �� �
� 1A N + ` �y
Y N -zi W A� ` �y i r'� v �� �Q�
� �
� � �f� oo� \\ .. � �� .-U NZ
4j • �,� oyg_ - �%� � W 3 0�� � .
� �, r� ��+����t-r � �T1� �"'�"� � v �' A(A �
;�� � ro-ici+� `\ Imw �o
�
r � • C66Y. % ' -3+,mom� , ` Imo o� :
� 9r,� +[ ,; ; , �o� _,, �Z� N m f - .� �
i o � t y �N
� ��� ,'"„� rwQS
�-� � -_.._ � �.�I O o /.}cJ
�v p f.. �
� � ��� � � � �'�'r'��-+cr+r- �_--- ����n , � � `N N00'34'08'W � �
+ _�_
� , , r,8 ; � ', , ����- ��-_ � � W,.� - ' 40,07' '
,.
66 R❑W __ -,� - —
��_ ' ' � � — — —
� — — ��— — `-� — �-- �r— �– ��� _.__ '�, � �j
� � o i j�' -- - - - � _ 75,0�
� �'='_ca--_ _—.�_�.c—r- j '�:l� '"��- - - '`-�_ - -
� � � � ` ✓' ' ��Q�{�;��' � w'� �
NWD�� �/,`/• G � �O�
� �B 7.4/ z �r ; �•� � .fp�.� 'tn
; �c?� � � i ; ao� � � I, 4d .._ ------ �°�
� � � � '�+o��;' � � � -�•�, _ � � � � 0,
f
�
.
;Y
� � • � � ,
f. ; ; - o o ' �,�,l ' G'@Y+
. , . , ; �� �T -�- . s
� � " ti�
; ! i
T ! , , � • Gi�' n r �% �,-'��y! __ � ,
/ \ ',,. , . r . : � � '� � � .
� , �y
. , ; ' �r�`� � � � � �
'�/ , � �� /� '��'__.. "
� ; i — `Y/ � ��� ''� �s�s „'a�,``+`��, \;` O�
t {�1 Gl"1 /b/�' f ;;.�,- � / ��' � �`,; �
� � � �4 � MbODC � '.. � /� / /L .
� . .. t Z Ar' / � 1'73 C� �� �
.9 s � � -v r ! ! , f'f I �� —ax�o;vm �<"�O ��
` 9 � �°�ro i � �- - �--? ._ r�
� �r � <8.0% `, o co� , j ��� � ; I �� �-- �� � � �cp�,n \ �: ' �J
� �I � � -<"' �
� � � / � . ��' / a°DoemAy�z ��`?__ � �� Nq� � ,
' ' �� -}'�— �^� —N m—`��--m,��r.— — � :`\�--�� �
� __ _��� gqg� / �� / yx1 15' D&U EASE,_���o i,� � i
�,'�/ �� �} .( \ � � °i co a a v' �` � !
j � --�� 1 �� 3i40 23'i r�, 0'34'0$.'E ,,�b m y£•• � I
�� �, � , ; , x �1 � � W�,� � �
�
,� -- �---�---�--,--; ; � I " ;� �D� �o a�
�Q � ' X� I 'Z , I Z y~N � / � �
rn � %� � � i' � � � < i s / J ', �+
�
/ i �
- -----�---- =_=-�:_J ,� � � � � �D C �
�-----� � �t� �p �p i � ma \ ;
� �� � �� � � � �� �
1 � ,
� z N �
t �
�F��� o I � I �i ��� ��---1 � �
� �
mm��� O �� � � I ' � \ '�"'-��_� ; .
. Q
O�z�� �
� 7 .
����� , �..�__—�.�=J � 1
ylcmuZi 345,.60'
_.�--.� � � ..
ry�r�_-m� , .,, '�-.. •�" � � _ � �
X ..� �
��m'm , , � . -
�..�.._..--•---�".
s�m>� � _ �, I I ( ��
����� x_ " ' �
mc�c �' o= , �
��z �o �c�i�C ���, � cn
z���o !o� � 1 � ' 1
��Q�c �
�,g"�� ���444�4i�
����C � ("'i� r7�n�' f�r7f��' ��rt-It�
'� JC � j; N�Vm/6Q tq fA��N N
���ym� m r �A X j D-Ni A Q�4
�Ri�� i ��Ul�2 p O�V/-1�-
���m� a ������B�Z�
�m�m� Z o�jS$oZ�xj���cZi
�m��yZ N 2 Ao� � oc�
�z�y�i N or'< A�'c�i
pfyQ�ra V' �j� N C �
m � �o ;
C���o � P Z Z �
'���$; � �
N�m�� �
�
�
� I hereDy certity NM thk PWn or � �ervnIDMs
roport was prepared by ms, or
� � � N� GRADING & EROSION CONTOL PIAN �"a�`,,� °"° � � �I�
Enqinosr undar tM Wws of ths En$Ineeling�It1C.
'� N St°t° Af'^^°'°t°. a b 6001 Glenwood Avenue
� �/
� � �T MARlE S WOODS PUD ��+�'�-- �• � N�inneapofis,Minnesota 55422
" � GOLDEN VALLEY MN P�r J. P.E. �m��
� p�a 8�22/�4 �q � 14844 tg,err�q•co�,,m� 763 593 9325 Fax:763 512 0717
75,0'
40.0'
� — , 115,0'
I I
�„ I I
� I I
0 1 I
�
v � z ��
-- --------� � �I
1 � ml � �
( � � � ---1
-- -- —�•----1--__--� �
� � m
_ ��� `�''� � `� � > y --1
� GRDh-CIMIT/SI�T FENCE V�
� __ _ �___� �
�
Q N
N � a .��:��, :,...,,::::::::::::::::�::::..:::::::;:':::;:;;�';'; o n
f v �*::. . `° _
� � ' = . - : : . : u
� �: : : : �o
l� N �n � ,. .:.:.... : .:.:.::::: ..:::::: ::: ::: :::::: roz
. m ` �°' /
D � � � � � +�.�;�:� � ��'y� :i:-�i:.i*.r r� o $�
� ,� - �—- -� ;:: ::: :::: � :. : ���� --<
w :��:::: : : ;:�;�; ; ;bd � �� -
fTl A � � �W � "'
�'�: ta
_ m
�
A - C�
N
E 1 t.;� � �� ; ; ;f,�i; ; o o ul
�; c� �: : .� �
� � N �� rs o N
�---� ��� ��; ; ; �: � ��
� - - - - - - - L `� � �--�-rt- � �
�.
w Db ?:t -:m ��.. � . N O
� �•. o �� ': � �ni ;i;i;i: : : � N00'34'08'W
N d m:._:.:: . ::v::?uQ�.: �' . �
D w � ,
::::.;.:.:.
66' R❑W � �:. 40,07
— — — — — — — — T;�.. � ;��::;.:;�::; :._;;=::�::::::: .
� - - - - �.�:
�^a: : : : ' 'm�: : ,
n
.� � c�
,.�d. : : : : : : : : ..Q.:. 75,0
�;i ro o t,� ::y:..::::>::;i:::i;`.;i;:;i:: � �:,tii�:�:�i�;v
�_�_ _ ~S _ 41# � ��I � .r�.r.`.ry " � � :��� .
� � ��+ � : . . rn
� �u {�-' �} I �' : : , : ��;
o � wZ
T �� �m:: :::::::::::::::::::: ��
, > �n b i:�... .,:. . . . . . . . . . . _N
y
� .ht
/� :�:�)�:�[�I:j'j�:'j:l:f:l:::::::::::::j:[::::::::::-1:::�:::
ti, I A m
3
;:��i�i;:;i::;i;i::;::::�.:::::::�:::;�::::::::::::'.
n -
�
Y/ �0`
::::►it�[;[j;�.;;�:':;:�::'; ;� : ::�:�:�i�:�i�i�:�:�:�i�:�:���:�:�:�:�:�:�:::�� :
4l\/ ����Y'..�6'.O.,. .�'�'�'�'��-'�.'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'� �' v •
� � �R��� � � ��.�I�r�a �s�� ��^, �-�'rt�+'a'h ✓ N C�
W wV �w �� + v � ,.l?." . .�: '� �� ' � �i+
2/+1 � . .w:�. �� . :�t�:�:�[�:=:�: : .'?�:�-ti�-'`.�:�.�.-:���.�:✓'�.-' .� '�'� CO
� � ^��JW� f `t ��� � s': . y w
� N p ��ix . ::� `�D�f-� �:�:�•: .�, ��� �: D�
.�p y" O
� (/-�)b . J /., ,���y . :�.tlD�R��(�j� . : � ��1� y ': W
OD N ti✓� 1tp �Mh� �aOD'�1.� ;. :� �� �. :: CR
! l "
/W� �-� 7 : : ' . :�.�'�.� .1.'i�� '. ��"� +D�: J
��' +� ^'Er ua?a:::::::::::::::::. :::::
-- -- — —_.. -----J � � � s� ��� � v, � � �
` 340.23' X S '34'08'E l �o� �£_ �
' � -i )
r*i w o
-- ----------r-- m `n �o cODna'�
v
m � z y,.r.,m
� X � m � < '�-� �
I D I I Z 3 N /
�
A �
__ ________—_�—� I 3
.N.A
D�Df-!1 r_�—...' ' m 3
m��f� I �� � 1 �
N� I � � \ 1
0���� Q I s N I \\ t
gm�ma Q � � � ��` ��..�f
��mn� I ^� ( � -.�___.��
>
o�m>� L---J
��A�� 348,60'
DDmQc
���n�
��Z�Z
O
�D��C
���'F� g U
"� �om a
�� mm m
vi�;m •�
���m� o
v-'a�� z
�"���Z Ul 2
g�>�Z „
t�7SQ�r> �'
c�`"��
m�i�i>� 1�1
C��$x
�
N�m�i� � o
¢ I heroby certlry ehat tnis pwn a �, rarvtsuks
reD�was D�rsd M me. or
� � 00� TREE PRESERVATiON PLAN °^°�^�°��°�^^°� °^° � � T�'I�
� .P �
that 1 am o duy Licensed o
I � N EngMaer under fna Wwa of the Ellglnle1111E,N1C.
V —► N St°�° �u��°s°t°' ro � 6001 Glenwood Avenue
w � ''�' MARlE S WOOOS PUD �+� ���
� GOLDEN VALLEY, MN P°t°�'� '�^°°� p-E ��,� Nfinneapo�is,Minnesota 55422
p�: 8���14 � No t4B4q i,�,ePi��n�.co�n.e 763 593 9325 Fax:763 512 0717
LILO LS9£9L:xe� 5Z£6£69£9� �'""�'�,�iw'�°�' 9vett 'oN '�21�Z7��°a°o NI� ��� IlY/1 N3Q10V � M
zZqgg elosauu�yy'si�odeauuiy� � 3'd 9�+N'P��d
anuan oomua � � � /� v ond s000nn s 3iaew i�savs � 0 �
v v is ioos 4 N �
•�n�u� .�n wp�.Mw .��:��..o�� N 4 I
�� q t� � puo 'uaainadrn�a+P��^ Nbld 311S \ � � y
vw y�
Sr+�SL�aar I�� �o uqC s.np�W�l1�` �Q W�I �� t A
� �+ �omYw
x�omF
7
W a�WW2�
4�W0�
H `��<Z
��
��� �S
z N � �W�m�
=W�=�
p W=�(7�
�
3 `���o
O ` FW
�YIyt��>
•--� N tVil F�gNt�
;c�
��i��
=�ao
�o
� OV���
4
3
e.� ����p
�.._.._.._..—... Q Z
U
1""^� �F ? W a
' � iz�zda
=� '`�• ,09'Sb� uFi<m o
; ��——�_ �"-\ � f-__Z�___� ��W�J
� � \ V^i II o xF"��
�/,� "�--� \ / `� � � o ��'Fina
,� \� .��i ��� I �--J o Q��,��
—————— F Z O
� , ` \y�� �—-�———� `JF�W
`` , " �J�W?-R'
�—_�__—___W-----_—i_--.L_--�0,.----_�_—_ Wi���
�F3<��
i� /} �Z � ` ��� i————I
o ! �
} � i �f1�
l i� N~� ? 1 s ��O i fi i
�' W J N
� ��� � W I � �_—L�—�
\ „3`r ODo� l �
: : �:�: . . . :;:fl-�:. :;[;i;ii:�i:::::i�i:[:[:[:::�::::: .
N F-. }� ��
" \ t� � . �¢�;�.CI�--1 q v . �
� . . � ���� (! J:.
J
�„ �p. �
:�::�::�:�;.,.:::.��.::::::::::::�:::::�::k:?^'���;67:OIX.;.j.: :';';'�':,,;�..�.;%..�.�.� :.;.:.
;` ��� � ��t'�Y;��OD'� �.
'���� ��O+�o: -,�,EY,. ::� . � ...
.` p i i:3:�C'�,�'�...'S;�ili? ; ... 'ri .' " .,.. ::::::
� . � �
�` -^-..,.. f.
\:�' . . . . . . . .,:::..� .i : ,
�\.:_ :Y: :
'i . `+ � . .. � �_ _ _ _ _ _ _ �
"�� �-.w-..a i`....►�.n�e�•— �.
� � �'� L�L
/
.,.-:• '�
b, � �
� n
� ....�r.r..� l L
.. :i'�.o-.i:�:+«��. � � � � �-���� � �
�'���::�i�i���i�[���:i���i-.�:�i�.�:�i�:�i�.�:�:�i�. ���-.�i �/^�
�.: :��: .�.� .� �� � - ��
... .. ........ ....... . .... .. .�.�.. V /
:.:....::.:::: .....�... . ...... ...�.-. . . . . .
.;.,.:...�. .. � � .: � �._ .....�. — — — — — — — — — — — —
3 �"� MQ2f ,99
� � "¢ �
�/ �,�...�., �....._�«.,.,�n� — — — — — — — �
r.>
� �------I
1,,f� �'.�
� � �� �� �
� �ry ��
Q:::
�i�:4�:�:�i=:�:�i�i�:�:�:�;�i�i� � �:�:a�
���������'�� ' ld
ki
M �
_ ;�:.�:: ::: :: :::: :: ::: ::::: : : : :: ::::: ::�� W
}- .::w:�:,:� � f:...��.: : - - - - - - - �
� __�� Q
3 � �
_
�
� . . . J
�
�
W Q
F-- �----� z
Q � I �
{-- I � �
� � I I I
N �---f—_J
�
--------------�--------�------------
2 0
`�-`� �-——-L�-T-——-� o
I I
o-O� �-, �__J
� L———J
��
�V''
� r----��----'
. . . . .
Y � i I
.�_._.�._._..`` � I (-——�
.�--'. ..�..
\� '-----�
---�..�/-------- — --��?g---� -------------
'--—�"� s (� �o-
---..�''� /�' \ \� J�� r——�-� N
� \ �� �
r � �''•� I I-�_l roi o
i �� �--� I I I �' M
� a �� � �---L—� I\
' '
� � i
w
3
� � ���
ti �
� � .,� i � 1
. �
j � � � I � ���
I ` ' ' ' b b
' �'-- J �---�---� � �1�� O
; � � ;- o �Q j
; ,-----_.._i i o0
�
�, �---�------ �-� ��.
�� ;� ��.
. .• ���
�'.8c �
LLLO ZT9£9L:xe� 9Z£6£$S£9L aur�ro•a,�un.� 448►t oN �M�j�.aaop �� �1��A N�Q�On
a��a�� 3'd 9oa+N 'P�Wd /\ /� J �
ZZpSg eiosauuiyy�si�odeauuiyy �� � �_C%�_� ond so�n s 3ra�w l�rcaw N O
anuany poomual9 ti409 4 � �
'�ul'�M��ISa3 RR wi W�q a4��ap��^�6u� � � 'd'
�� �^� � � R� P�o '�sl��Hr3�+!P�++�� Nbld 3WOH NWII �NIWb0�N0� � � �
�ZS b uqd s�7ow�N!iwa dVvW�l ��
N � F N
r
W
_
Z � ���m=
z (LI a<tnwF
a�w275�
H 3 n `J��i
�-i"' ''' ava��
x
�a z Z N a Z��WS
z� a - ��`m
3-� w �W���
t-� N O
OO A ; W �����Z
<
Q lNi 0 t�v tA ���y�j�
Of! \ Z ��Zq�
O o M O
N���, y W �p ����a
�� �� � � � ���o
W � Z
p o a� � :`"_"_"_"-_ 1� Z ��2a
�^'W W I'�••.a; _ � � ' _ ..� � ��rc}
=>n_ � �-F- c�c�oz�
��$j " �a �'`••�. ,09'8b£ N�mQ`'p
OJ
Q��W ,�(v=W W<Wp'Y
OOQM V1�xQ /I�— "^ ` � O �X?��
� JJpq d'��Y �✓,i -."�� '', O �W?AgV
Z2XX. \' . � 1 \ \ �����3
Eff2 N�t��7ft1 � � � N 4YFW�
:` � pZ���
i 1 J� >�
°� � W ' � W<��<
at- � i �;<�W
:� 1 �N � �
� i fo �
l I "�� > I I
/ J WJN .. _ .
� ~�� � W I `
� �ol� t \
� '3 c5
^ �_ •.
., ¢ o )
�.. � a������ � : sss .si
�..���o ,
\_� \ i.Q.�N�4.�.�.._.._"_"-"_"_._......_.._..�..._.._.._.._.._.._.._..�"_"_"'_"_"_"-"_..�.._.._.._.._.. .
' av aa�a�Do � / i
�o
a
�.` l � �> t� / / Z i
1 i wW ozXo ,: ,�
`� �3a��fwz / �: _I �
�--, W
:� ��—�—_�� �• fH �
'� � ! 0� I �
-��----�--- - .�r�---------- =J -�-'—_
'l..�. ' i Z O I (1/
•_.._, { �.;"�' '-'� I L'L
._.._...,:i_.._..--.--�--��-��2y 3 w
t�i
1-N � �
�� I
�� � �
1
� I
�D : '
�..------------•'--------�--•-•--•---._.._.._.._.._._.._.._.._.._.._.._..-.-.--•.--�-��------"------_.._..�
S$S .�j
3 t ,,,o� .99 z
o �.._.._.._.._.._.._.._.._.._.._.._..sss_,s---�--.�----�-----.�-�- .
� ; W � a
; � �
�n ' W�' ` H
� �
� ;N �� ;
-----�- ----------- �--
Zo ; >
ii• �+� oa
}- i in 3 w i tn
3 �N ; Q
�
; ��
_ ; ;� Q
L.._.._---��----------------.._.._..-�--�-----.._.._.._.._.._.._.._.._.._.._-�-•--- O
gSS ,ST �
W �
F-- _
Q
�---
� �
�
�
�
0
rn
0
��.
.� .. �
�'"�� �-
�' ��'s
/.l � /�._._�� \'•\� N
_..� /
i � �'\ � o ('7
i \ �'.. O
I Q \�\ \�'•l ~ �
Q �� �4
' J
H �
W
3
j � �, � ��,
� � �� �
; i a � �� �
� �
, � ►
, -� : � b� �Q