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HomeMy WebLinkAbout05/08/2012. • 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.ANDOVERMN.GOV Andover Planning and Zoning Commission Meeting Agenda May 8, 2012 Andover City Hall Council Chambers 7.00 p.m. 1. Call to Order 2. Approval of Minutes — April 10, 2012 3. PUBLIC HEARING: Comprehensive Plan Amendment (12 -01) to change the Land Use Classification from Neighborhood Commercial to Urban Residential High Density at 1640 and 1678 155`h Lane NW. 4. PUBLIC HEARING: Preliminary Plat of Arbor Oaks and Amendment to Grey Oaks Planned Unit Development located at 1640 and 1678 1551h Lane NW. 5. Other Business 6. Adjournment VE kNDO A 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planner SUBJECT: Item 2. Approval of Minutes — April 10, 2012 DATE: May 8, 2012 Request The Planning and Zoning Commission is asked to approve the minutes from the April 10, 2012 meeting. PLANNING AND ZONING COMMISSION MEETING —APRIL 109 2012 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on April 10, 2012, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Dennis Cleveland, Lynae Gudmundson, Valerie Holthus, Kyle Nemeth, Michael Olsen, and Steve Peterson. Commissioners absent: None. Also present: City Planner, Courtney Bednarz Associate Planner, Andrew Liska Others OATH OF OFFICE. Chairperson Daninger administered the Oath of Office to new Planning Commissioners Steve Peterson and Kyle Nemeth. NOMINATIONS AND APPOINTMENT OF CHAIRPERSON AND VICE CHAIRPERSON. Motion by Olsen, seconded by Holthus, to open the floor for nominations. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Olsen nominated Dean Daninger as the Chair of the Planning Commission. There were no other nominations for Chair. Motion by Olsen, seconded by Holthus, to appoint Dean Daninger as the Chair of the Planning Commission. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Olsen recommended Valerie Holthus act as the Vice Chair of the Planning Commission. There were no other nominations for Vice Chair. Regular Andover Planning and Zoning Commission Meeting mutes —April 10, 2012 Page 2 Motion by Olsen, seconded by Cleveland, to appoint Valerie Holthus as the Vice -Chair of the Planning Commission. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. APPROVAL OFMINUTES. January 10, 2012 Motion by Cleveland, seconded by Holthus, to approve the minutes as presented. Motion carried on a 5 -ayes, 0 -nays, 2- present (Nemeth and Peterson), 0- absent vote. Regular Andover Planning and Zoning Commission Meeting Minutes —April 10, 2012 Page 3 PUBLIC HEARING: Conditional Use Permit (12 -03) for commercial animal training facility at 3131161$` Avenue NW. Mr. Liska noted the purpose of this item is to hold a public hearing and take input on a commercial animal training facility at 3131 161" Avenue NW. Mr. Liska reviewed the proposed conditional use permit with the Commission. The proposed building to host the commercial animal training is 1,500 square feet and will require no physical changes to the interior or exterior. All training will take place indoors and there will be no outdoor space used. The facility will be used to host up to ten dogs and their owners specializing in a variety of obedience -based classes. Staff had concerns with the number of parking stalls as the striping was not in accordance with City Code as they were striped with blue paint. Commissioner Olsen questioned if the days and hours of operation would be limited to this conditional use permit. Mr. Liska indicated there were no limitations to the hours of operation within the conditional use permit. Commissioner Nemeth questioned if the applicant understood the parking was a concern. Mr. Liska stated the applicant was unaware the parking stalls were not in compliance. Motion by Holthus, seconded by Cleveland, to open the public hearing at 7:10 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Holthus questioned how the applicant would bring the parking lot into compliance. Joann Neve, 5701 Ambassador Boulevard, stated she would take any action necessary to assure that the lot was properly striped. She explained she was renting the site and did not own the property. Commissioner Gudmundson asked if any other employees would be working at this site. Ms. Neve indicated she would handle the majority of the classes but had several contacts that could be brought in to assist with classes. Chairperson Daninger questioned who owned the building. Ms. Neve stated Andover Liquors owned the site. Chairperson Daninger inquired if signage would be posted on the building. Ms. Neve explained she spoke with staff regarding this issue. She would be covering the existing signs and was not requesting additional signage. Chairperson Daninger asked how pet waste would be handled on site. Ms. Neve indicated she would have waste stations outside of the building to assist pet owners in properly disposing of waste. She would be responsible for emptying these waste stations. Regular Andover Planning and Zoning Commission Meeting Minutes —April 10, 2012 Page 4 Motion by Cleveland, seconded by Olsen, to close the public hearing at 7:14 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Cleveland questioned if an additional condition should be added to the Resolution to address the pet waste disposal. Chairperson Daninger indicated this could be added, but he was assured that the renter was addressing the issue. Motion by Cleveland, seconded by Nemeth, to recommend to the City Council approval of Resolution No , approving a conditional use permit for commercial animal training on the property located at 3131 -161" Avenue NW with the following two conditions: 1. The shared parking lot meets the 16 space minimum number of stalls as required by City Code. 2. All parking spaces shall be marked with yellow or white paint. Discussion: Commissioner Gudmundson asked if the 16 parking spaces would be adequate. Mr. Liska noted the square footage of the properties was calculated and 16 parking spaces was the requirement. Commissioner Gudmundson suggested the hours of operation be addressed in the recommendation. She also requested that the site only be allowed to train domestic animals. Mr. Bednarz indicated these issues could be addressed through a friendly amendment as additional conditions for approval. Friendly Amendment. 3. The site will only train domestic animals. 4. The training of the domestic animals will take place indoors. Commissioner Cleveland and Commissioner Nemeth supported the friendly amendment conditions. Motion, as amended, carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Liska stated that this item would be before the Council at the April 17, 2012 City Council meeting. Regular Andover Planning and Zoning Commission Meeting Minutes — April 10, 2012 Page 5 PUBLIC HEARING: Conditional Use Permit (12 -02) for temporary storage of fill from Hanson Boulevard at 16563 Hanson Boulevard NW. Mr. Bednarz noted the purpose of this item is to hold a public hearing and take input on the temporary storage of approximately 7,000 cubic yards of fill material at 16563 Hanson Boulevard. Mr. Bednarz reviewed the proposed conditional use permit with the Commission. He stated City Code 12 -12 requires a conditional use permit for stockpiling more than 400 cubic yards of material on a property. Review by the watershed district was also needed because the material would be stored in a flood plain. The city did receive an amended approval from the watershed district. The engineering department does have concerns with the length of time the material would be stored on site. Mr. Bednarz discussed the item further and recommended approval of the conditional use permit allowing the temporary storage of fill with nine conditions. Commissioner Holthus questioned if the wetlands would be impacted by the fill storage. Mr. Bednarz stated the studies have shown that the wetlands would not be impacted. The areas being utilized were previously used for material storage. He explained a permit would be required from the watershed district and possibly the state if more than an acre of the site was disturbed for the farm road. Commissioner Gudmundson asked if an interim permit should have been used for this request. Mr. Bednarz stated the conditional use permit process has been used for the past 30 years for temporary material storage. However, recent case law is indicating interim use permits would address this issue. At this time, the city would like to proceed with a conditional use permit. Commissioner Olsen inquired when the material would be stockpiled. Mr. Bednarz stated as soon as the Hanson Boulevard project begins, which was anticipated to begin the end of April or early May. Commissioner Olsen asked what percentage of the material would be used for the farm road. Mr. Bednarz stated the request before the Commission was for the stockpiling of material and the farm road would be a separate request. Commissioner Nemeth inquired how the storage would be handled if the Hanson Boulevard road project were delayed. Mr. Bednarz explained the applicant would need to apply for an amendment to the conditional use permit. Commissioner Holthus noted once the letter was received from Anoka Conservation District, the dates within the conditional use permit would be followed. Mr. Bednarz stated the farm road and the location would have to be determined to assure the wetlands were not affected, and be reviewed by the watershed district. Regular Andover Planning and Zoning Commission Meeting Minutes —April 10, 2012 Page 6 Motion by Olsen, seconded by Cleveland, to open the public hearing at 7:32 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Olsen questioned how much lineal feet in roadway was proposed to be upgraded. Dennis Kuiken, 16563 Hanson Boulevard, stated he was proposing to push a roadway to his landlocked 40 -acre parcel. He stated if the sand was not able to be used in this manner, he would sell the sand or use it to resurface his existing roadways. He was not concerned that he would be able to use the sand. Chairperson Daninger asked if the applicant was aware of the dates within the conditional use permit. Mr. Kuiken understood the timeline. Motion by Cleveland, seconded by Gudmundson, to close the public hearing at 7:38 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Gudmundson inquired if the road issue would come back to the Planning Commission. Mr. Bednarz stated it would not. The road location would be reviewed by the Lower Rum River Watershed District and reviewed by the city's engineering department. Chairperson Daninger clarified the request this evening was for the stockpiling of the fill and not for the future roadway. Mr. Bednarz stated this was the case. Chairperson Daninger questioned if a silt fence was required within the conditions for approval. Mr. Bednarz indicated this was not covered by the city but the watershed district did have this as a condition. Commissioner Olsen expressed concern with the number of truckloads of sand that would be brought into the site for storage. Mr. Bednarz explained that the conditions within the resolution assured that the sand would be removed by the end of this year if the watershed permit was not obtained or the end of next year if the permit was obtained. Commissioner Gudmundson was not concerned with the traffic to and from the site. Motion by Cleveland, seconded by Holthus, to recommend to the City Council approval of Resolution No r , granting a conditional use permit request to stockpile fill at 16563 Hanson Boulevard NW with the nine conditions listed in the staff report. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the April 17, 2012 City Council meeting. Regular Andover Planning and Zoning Commission Meeting Minutes —April 10, 2012 Page 7 PUBLIC HEARING: Conditional Use Permit (12 -04) for expansion of parking area for used vehicle sales and interim performance standards at 3138162nd Lane NW. Mr. Bednarz noted the purpose of this item is to hold a public hearing and take input on the expansion of the parking area for used vehicle sales and interim performance standards at 3138 162 "d Lane NW. Mr. Bednarz reviewed the proposed conditional use permit with the Commission. He reviewed the proposed expansion area on the site. The proposed parking addition would provide the five stall minimum that the state requires for up to five total vehicle sales dealers. Each dealer would need city approval for their license along with meeting all state requirements. Mr. Bednarz explained the Commission was not being asked to approve five additional dealers tonight, only the expanded parking space. The applicant has requested the continue with the lighter level of landscaping. He indicated the previous conditions for approval have been carried along to this conditional use permit. Commissioner Cleveland questioned if there would be five or six car dealers on this site. Mr. Bednarz stated there would be a total of five. Commissioner Olsen asked if the applicant would have to come back to the Planning Commission for further review if additional for -sale vehicles were parked in the expanded lot. Mr. Bednarz stated the proposed resolution does allow for the expanded use of vehicle sales, with five parking stalls allowed per dealer for no more than five dealers. Commissioner Cleveland inquired if it was common to have five dealers on one lot. Mr. Bednarz did not feel this was common. Commissioner Nemeth requested further information on the surrounding property uses. Mr. Bednarz reviewed the uses in detail with the Commission. Chairperson Daninger explained the city has been working to improve this area. Commissioner Olsen stated the applicant was adding a great deal more impervious surface. He questioned how the water runoff would be handled on the site. Mr. Bednarz reviewed the site plan noting rain gardens would be added to assist with managing the water runoff on site. Motion by Cleveland, seconded by Holthus, to open the public hearing at 8:00 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Regular Andover Planning and Zoning Commission Meeting Minutes —April 10, 2012 Page 8 Commissioner Peterson asked if the applicant was working with the state to resolve the address issues. Jason Hemp, 2293 1515` Lane, explained he was confident the parking would not be an issue. He indicated the state requires a separate entrance for each dealer; he would be establishing separate suite numbers. Commissioner Holthus questioned if it was common to have five dealers at one location. Mr. Hemp stated this was not common, but more cost effective for the dealers. Commissioner Gudmundson inquired why the site was not established with the expanded parking with the first request. Mr. Hemp indicated he did not have the money to invest in the site originally. Chairperson Daninger asked if Connexus would be charging the applicant to move the guide wire. Mr. Bednarz stated they may do this without charge due to the fact that the applicant is a rate payer or there may be a small charge for mobilization. Motion by Cleveland, seconded by Gudmundson, to close the public hearing at 8:06 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Commissioner Gudmundson felt the proposed changes would greatly improve the site. Commissioner Peterson requested the resolution have an added condition to assure that all state requirements are met. Chair Daninger indicated this will be addressed when the applicant applies for dealer licenses with the state before Council approval was granted. Mr. Bednarz explained that Condition #2 addresses this as well. Commissioner Olsen was inclined to approve the conditional use permit and allow the applicant to address the issues with the state through the licensure process. Motion by Holthus, seconded by Cleveland, to recommend to the City Council approval of Resolution No EM, ,r; �, approving a conditional use permit for parking expansion for used vehicle sales on the property located at 3138 162nd Lane NW with the conditions listed in the staff report. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Bednarz stated that this item would be before the Council at the April 17, 2012 City Council meeting. Regular Andover Planning and Zoning Commission Meeting Minutes —April 10, 2012 Page 9 Review program modification and Tax Increment Financing Plan for Development District No. l and Tax Increment Financing District No. 1 -S for compliance with the City's Comprehensive Plan Community Development Director Carlberg reviewed the program modifications proposed for the tax increment financing plan for Development District No. 1 and Tax increment Financing District No. 1 -5 for compliance with the City's Comprehensive Plan. He explained that Trident Development has proposed a 70 -unit senior housing facility to be located on the southwest comer of 155a' Lane NW and Hanson Boulevard NW to be known as Arbor Oaks. As a part of this development, the developer has requested financial assistance through the creation of a Tax Increment Financing Housing District. As a part of the TIF District creation and the City providing a financial subsidy, a number of the units would have to remain affordable for the life of the District. Community Development Director Carlberg reviewed the City's goals within the Comprehensive Plan stating life cycle housing and affordable housing were identified. Staff recommended the Commission review the modifications to the plan and recommend approval of the attached resolution. Chairperson Daninger noted this was not a public hearing but a recommendation from the Commission was needed. Commissioner Holthus stated the task of the Commission was to assure the project met the life cycle housing goals of the Comprehensive Plan. She was encouraged that the proposed senior housing did meet these goals. Commissioner Peterson questioned if the site selection had been considered. Community Development Director Carlberg found the proposed location a good connection between Hanson Boulevard NW and 155' Lane NW. Motion by Cleveland, seconded by Holthus, to recommend the City Council approval of Resolution No. M finding that a modification to the Development Program for Development District No. 1 and a Tax Increment Financing Plan for Tax Increment Financing District No. 1 -5 conform to the general plans for the development and redevelopment of the City. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Mr. Carlberg stated that this item would be before the Council at the May 1, 2012 City Council meeting. OTHER BUSINESS. Mr. Bednarz updated the Planning Commission on related items. Regular Andover Planning and Zoning Commission Meeting Minutes — April 10, 2012 Page 10 Mr. Bednarz mentioned that the Arbor Oaks PUD would come back to the Planning Commission yet this spring. Mr. Bednarz indicated Wal -Mart has made application to build a superstore on the old POV's site. This would come before the Planning Commission with a public hearing in the future and the timeline was dependant on watershed district review. ADJOURNMENT. Motion by Olsen, seconded by Cleveland, to adjourn the meeting at 8:26 p.m. Motion carried on a 7 -ayes, 0 -nays, 0- absent vote. Respectfully Submitted, Heidi Guenther, Recording Secretary Timesaver Off Site Secretarial, Inc. Y O F 4VE: 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planner SUBJECT: PUBLIC HEARING: Comprehensive Plan Amendment 12 -01 to change the land use classification from Neighborhood Commercial to Urban Residential High Density at 1640 and 1678 155`h Lane NW. DATE: May 8, 2012 INTRODUCTION The applicant is proposing to construct a 70 unit senior assisted living facility on the subject properties. This residential project will require a change in the land use classification. DISCUSSION The current Neighborhood Commercial land use designation was established through approval of the Grey Oaks project. At that time commercial development of the subject properties was planned. The Comprehensive Plan establishes criteria for review of amendments concerning a proposed land use change. These criteria are listed below. The attached resolution provides suggested language to address these findings. 1. Conditions have changed since the present land use designation was established such to warrant the proposed amendment or the present land use designation is in error. 2. The proposed land use is compatible with surrounding land uses and with the goals, objectives and policies of the Comprehensive Plan. 3. ' There is capacity of public systems, facilities, and services to serve the proposed land use and capacity of these systems to serve other planned land uses is not adversely affected. 4. Agreement can be reached for the applicant of the proposed land use to pay for any increased capacity of public systems, facilities and services required to serve the proposed land use. 5. Potential impacts by the proposed land use on natural resources including vegetation, wetlands, floodplain and other natural features can be avoided or sufficiently mitigated as determined by the City Council. 6. To ensure a transition or buffer between urban and rural residential zoning districts. Attachments Resolution Location Map Aerial Photograph Land Use and Zoning Change Detail Map ACTION REQUESTED The Planning Commission is asked to evaluate the proposed land use change with the criteria established by the Comprehensive Plan listed above and make a recommendation of the City Council. Respectfully submitted, 40u' KBednarz Cc: Roger Fink, Trident Development 3601 18th Street South, Suite 4103 St. Cloud, MN 56301 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R A RESOLUTION AMENDING THE COMPREHENSIVE LAND USE PLAN OF THE CITY OF ANDOVER TO CHANGE THE LAND USE CLASSIFICATION FROM NEIGHBORHOOD COMMERICAL TO URBAN RESIDENTIAL HIGH DENSITY FOR PROPERTY LOCATED AT 1640 AND 1678 155TH LANE NW LEGALLY DESCRIBED AS Lots 1 and 2, Block 1 Grey Oaks, Anoka County Minnesota WHEREAS, the applicant has petitioned the City of Andover to change the land use classification of the subject property from Neighborhood Commercial to Urban Residential High Density; and WHEREAS, the City has established criteria for the review of changes to land use classifications and the proposed land use change satisfies these criteria as follows; 1. Conditions have changed since the present land use designation was established such to warrant the proposed amendment or the present land use designation is in error. The Neighborhood Commercial designation was assigned to the subject properties with the approval of the Grey Oaks Planned Unit Development for 352 residential units and three commercial lots. At that time commercial lots were designated for a daycare, office /retail and convenience gas station. Since that time the commercial lot designated for a daycare has been re- designated Urban Residential Low Density and developed into four single family lots. Additionally a convenience gas station has been constructed within the Andover Clocktower Commons development less than one half mile to the south. Andover Clocktower Commons contains additional commercial lots more suitable for commercial development due to the location and transportation improvements near the intersection of Hanson and Crosstown Boulevards. 2. The proposed land use is compatible with surrounding land uses and with the goals, objectives and policies of the Comprehensive Plan. The proposed residential land use, with appropriate screening and buffering, is compatible with surrounding land uses, which include the Grey Oaks senior housing development and single family neighborhoods to the south and across Hanson Boulevard to the east. 3. There is capacity of public systems, facilities, and services to serve the proposed land use and capacity of these systems to serve other planned land uses is not adversely affected. There is sufficient capacity within existing utilities to serve the proposed land use. Regional ponding for the Grey Oaks development was previously designed to accommodate storm water from the site. The proposed development will provide facilities and services to accommodate residents. 4. Agreement can be reached for the applicant of the proposed land use to pay for any increased capacity of public systems, facilities and services required to serve the proposed land use. There would be no increase in the existing capacity of public systems, facilities and services required to serve the proposed land use. 5. Potential impacts by the proposed land use on natural resources including vegetation, wetlands, floodplain and other natural features can be avoided or sufficiently mitigated as determined by the City Council. There are relatively few trees on the subject property. Several existing mature trees will be saved. The project will provide additional landscaping and screening. No wetlands or floodplain exists on the site. 6. To ensure a transition or buffer between urban and rural residential zoning districts. The site is adjacent to single family and multi- family residential neighborhoods. Screening and buffering from adjacent single family neighborhoods will be provided. WHEREAS, the Planning and Zoning Commission has conducted public hearing and recommends to the City Council approval of the amendment; and WHEREAS, The City Council finds the proposed use will not be detrimental to the health, safety, morals and general welfare of the occupants of the surrounding land, and; NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover has received the recommendation of the Planning and Zoning Commission and adopts the following amendment to the Comprehensive Plan, subject to review by the Metropolitan Council, approval of a plat for Arbor Oaks and amendment to the Grey Oaks Planned Unit Development: 1) Change the land use classification from Neighborhood Commercial to Urban Residential High Density for the subject property. Adopted by the City Council of the City of Andover on this _ day of 2012. CITY OF ANDOVER F.'NaIIMI-0 Michelle Hartner, Deputy City Clerk Michael R. Gamache, Mayor J Comprehensive Plan Amendment to Change the Land Use Classification From Neighborhood Commercial to Urban Residential High Density Preliminary Plat of Arbor Oaks and Amendment to Grey Oaks Planned Unit Development C I T -6q NDR N Incorporated 3 �< SUbJeCt Property 1974 5 t ry t? Fitz I LWHPI �I 61 - - -• .t'.wi'fi'A ANL6 6 W 1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755.5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planne SUBJECT: PUBLIC HEARING: Preliminary Plat of Arbor Oaks and Amendment to Grey Oaks Planned Unit Development located at 1640 and 1678 155`h Lane NW. DATE: May 8, 2012 INTRODUCTION The proposed plat will combine two existing lots into one lot and establish drainage and utility easements at the perimeter of the property. The applicant is also requesting an amendment to the previously approved Grey Oaks Planned Unit Development for the proposed 70 unit senior assisted living project. The attached letter from the applicant summarizes the proposed project and design features. DISCUSSION Conformance with Local and Regional Plans and Ordinances A separate application has been submitted to request an amendment to the Comprehensive Plan for the proposed project. Please refer to that report for further discussion on this item. The current zoning designation is Multiple Dwelling High Density (M -2) which is intended for multi - family buildings like the proposed project. Access Two existing accesses to 155`h Lane NW and a new access to Hummingbird St NW will serve the subject property. The existing access to Hummingbird St NW located across a natural gas pipeline will be required to be removed. Restoration of the street, trail and boulevard will be required. Anoka County Highway Department A copy of the proposed plat was provided to the Anoka County Highway Department on April 18, 2011 No comments have been received. There is presently 150 feet of right -of -way for Hanson Boulevard adjacent to the subject property which is sufficient for future expansion of this county road. Lot The two existing properties are being combined into one lot. The lot will conform to the width and depth and area requirements of the M -2 Zoning District. Drainage and Utility Easements Standard ten foot wide drainage and utility easements are proposed at the perimeter of the site. The easements previously established with the Grey Oaks plat will be vacated through a separate application and public hearing with the City Council. Park Dedication and Trail Fees Park dedication was paid for the entire Grey Oaks plat based on an appraisal that was prepared during that approval process. Trails were constructed throughout Grey Oaks as part of the initial construction and presently exist along the west, north and east sides of the site. Trail Easement A portion of the city trail along the south side of 155`h lane NW encroaches onto private property as shown on the attached plans. The applicant has agreed to provide a trail easement to the city to address this situation. Landscape Plan The attached landscape plan shows quantities of trees and shrubs that exceed the city's requirements as indicated in the notes of that plan. Sod will be provided for landscaped areas outside of shrub beds. Both areas will be irrigated. Staff is continuing to work with the applicant on several areas of the plan, including: • Selection of species to ensure hardy salt tolerant plant material adjacent to 155`h Lane NW • Plants that conform to Great River Energy's requirements for planting in the overhead power line easement along the east side of the site • Screening of the views between single family homes to the south and west and the proposed development Parking City Code 12 -13 -8 provides a parking requirement of one stall per unit under `Elderly (senior citizen) housing' and only requires half of the parking stalls to be initially constructed. It also allows the Council to require additional parking stalls to be paved if need is demonstrated. The applicant has indicated that through extensive experience in constructing and operating these types of facilities, 50% of the stalls (35 stalls) will be sufficient. An additional 35 stalls for proof of parking are shown along the east and northwest portions of the site. Please note a difference between the preliminary plat plan set and the landscaping plan. Seven stalls shown on the west side of the main entrance to the site on the preliminary plat plan set have been converted to proof of parking on the landscaping plan based on further discussion of this topic. The landscaping plan shows the current proposal for configuration of the parking area. The preliminary plat plan set will need to be modified. Trash Enclosure and Monument Sign Details of these features are attached. The trash enclosure conforms to the requirements of City Code 12- 13 -5G. A separate sign permit is required for the proposed sign. Coon Creek Watershed District Approval The applicant is working with CCWD to obtain a permit for the proposed project. Watershed standards have changed since the Grey Oaks project was approved. The site has been designed to meet current watershed district standards, including provision of areas for infiltration of the first inch of rainfall on the site. 2 i. Planned Unit Development (PUD) Review — Amendment to Grey Oaks PUD The Arbor Oaks project will utilize a portion of the available density within the larger Grey Oaks development to allow the proposed 70 unit building. Up to 14.4 units per acre are allowed with planned unit development review in the Urban Residential High Density Land Use District. As shown in the attached plat monitoring spreadsheet, 441 total units could be allowed at 14.4 units per acre using the 30.64 net buildable acres within the Grey Oaks Development. The proposed project will not affect the previously approved 352 units for Grey Oaks (422 total units including proposed project). The previous Grey Oaks PUD contains a significant number of items that would otherwise not comply with the City Code including street width, a variety of building setbacks, building height, parking requirements, unit sizes, minimum lot dimensions and variances to allow commercial uses on residentially zoned property. A copy of these standards is attached. The proposed Arbor Oaks project conforms more closely to City Code requirements. The applicant is proposing to create PUD design standards for the four features shown in the table below: 'A twenty foot parking setback is shown on the preliminary plat for the previously approved commercial uses on the subject property. A five foot front yard parking setback was approved for several of the Grey Oaks condominium buildings including the one constructed at 16531 Linnet Street NW. PUD Findings and Design Qualities City Code 13 -3 -9 (attached) provides findings that are required for a PUD to be approved. City Code 13 -3 -11 identifies desirable PUD design qualities to assist in evaluating projects and determining whether there is sufficient justification for these findings. The following is a comparison of the proposed project to the desirable PUD design qualities. The attached Exhibit A identifies suggested findings for the proposed project based on the desirable PUD design qualities and the attached letter from the applicant. City P.U.D. Grey Oaks PUD Farmstead No. Item Code Request Comparison Comparison Reason for Request Standard 20 feet Reduced parking setback needed to accommodate 'x' 1 Front Yard Parking 20 feet 11 feet 2 20 feet shaped building which provides Setback 5 feet architectural variations in shape height and materials. See above. A limited area of 2 Rear Yard Parking /Drive 10 feet 4'1" - 10 20 feet approximately fifty feet of drive feet NA lane encroaches into the Lane Setback setback Minimum See Applicant's Letter under 3 Apartment Size- NA 400 s.f. 580 s.f. 449 -518 s.f. Dwelling Units Studio Minimum See Applicant's Letter under 4 Apartment Size -1 700 s.f. 600 -800 s.f. 688 s.f. 518 -906 s.f Dwelling Units bedroom 'A twenty foot parking setback is shown on the preliminary plat for the previously approved commercial uses on the subject property. A five foot front yard parking setback was approved for several of the Grey Oaks condominium buildings including the one constructed at 16531 Linnet Street NW. PUD Findings and Design Qualities City Code 13 -3 -9 (attached) provides findings that are required for a PUD to be approved. City Code 13 -3 -11 identifies desirable PUD design qualities to assist in evaluating projects and determining whether there is sufficient justification for these findings. The following is a comparison of the proposed project to the desirable PUD design qualities. The attached Exhibit A identifies suggested findings for the proposed project based on the desirable PUD design qualities and the attached letter from the applicant. 13-3-11: DESIRABLE PUD DESIGN QUALITIES: The following design qualities will be sought in any PUD: A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements of design qualities described in this chapter. The proposed project will utilize existing streets and existing accesses to 155`h Lane NW. Anew access to Hummingbird Street NW will be located further from the single family neighborhood to the south and will allow removal of the existing access that is located over a natural gas pipeline. Existing sewer, water and storm sewer services will be utilized by the project. B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be a part of the proposed development. The site design separates parking areas from a front drop off area, loading area and area for the trash enclosure to prevent conflicts between these areas. Trails are located on three sides of the site and sidewalks are proposed around the majority of the building to provide safe access for pedestrians. An outdoor recreation area is also provided for use by the building's residents. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back -to -back lots. There are single family homes to the west and south and across Hanson Boulevard to the east. A storm water pond and wetland are adjacent to the north of the site and a future 60 unit multi- family building is planned further to the north. Buffering between the proposed building and single family homes will be provided by a few existing and a majority of new trees. The attached landscape plan will be revised to improve this aspect of the project. D. Preserves existing stands of trees and /or significant trees. The site was cleared with the initial grading of Grey Oaks. The applicant is proposing to preserve as many trees as possible between the proposed building and single family homes. Additional landscape material will be added to the site as described above. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. The attached landscaping plan shows a variety of trees and shrubs that are arranged around the site to provide an attractive and varying landscape. The plan will also be revised to improve the overall design through the commercial site plan process. Significant plantings will be provided along the north and south sides of the site to offset the reduced parking setback at these locations. F. Preserves significant usable space on individual lots or through the provision of open space within the development. Outdoor activity space is shown to the west of the building and an additional landscaped area will be provided on the east side of the building. Due to the nature of the project, a significant amount of common space will be provided inside the building as described in the applicant's letter. G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification signs, etc. The site will remain relatively flat with the exception of rain gardens and small ponding areas that will be required for irjltration of storm water. Significant landscaping will be added to the site to complement the building and create attractive views into the site. Screening of residential properties to the south and west will also be provided. H. The proposed structures within the development demonstrate quality architectural design and the use of high quality building materials for unique design and detailing. The building is designed with four wings that share a common area at the center of the building. This design, changes in building height, roof design, architectural treatments and building materials break up the mass of the building and make it more compatible with the surrounding residential neighborhood. I. The lasting quality of the development will be ensured by design, maintenance and use guidelines established through an owners' association. The site will be operated and maintained by TealWood Care Centers, Inc., as indicated in the attached letter from the applicant. Staff Recommendation Staff recommends approval of the project subject to the conditions of the attached resolution. ACTION REQUESTED The Planning Commission is asked to hold a public hearing and make a recommendation to the City Council, including any details it may wish to include in the proposed PUD. Attachments Resolution Exhibit A - Arbor Oaks Planned Unit Development Findings Exhibit B - Arbor Oaks Planned Unit Development Design Standards Location Map Applicant's Letter City Code 13 -3 Planned Unit Development Plat Monitoring Spreadsheet Grey Oaks PUD Design Standards Building Elevations Landscape Plan Preliminary Plat Plan Set Trash Enclosure and Sign Details R ect 1Knarz B Cc: Roger Fink, Trident Development 3601 1St" Street South, Suite #103 St. Cloud, MN 56301 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO R A RESOLUTION APPROVING THE PRELIMINARY PLAT OF ARBOR OAKS AND AMENDMENT TO GREY OAKS PLANNED UNIT DEVELOPMENT LOCATED AT 1640 AND 1678 155TH LANE NW LEGALLY DESCRIBED AS LOT 1 AND LOT 2, BLOCK 1, GREY OAKS, ANOKA COUNTY, MINNESOTA WHEREAS, the applicant has requested approval of a preliminary plat and amendment to the Grey Oaks Planned Unit Development; and WHEREAS, the Andover Review Committee has reviewed the preliminary plat, and; WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a public hearing on said plat; and WHEREAS, as a result of such public hearing, the Planning Commission recommended to the City Council approval of the plat; and; WHEREAS, City Code 13 -3 -9 requires findings for approval of planned unit developments and the proposed project conforms to these findings as shown on Exhibit A; and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover has received the recommendation of the Planning Commission and approves the preliminary plat and an amendment to the Grey Oaks Planned Unit Development with the following conditions: 1. The proposed project shall conform to the City Code except as provided in the Arbor Oaks Planned Unit Development Design Standards of Exhibit B. 2. The plan set shall be modified as necessary to achieve commercial site plan approval by the City of Andover and watershed permit approval from the Coon Creek Watershed District. 3. The building architecture shall conform to the plans stamped received by the City of Andover May 3, 2012. 4. Applicant shall provide documentation of agreement with Great River Energy to allow parking area to encroach into existing utility easement along east side of subject property. 5. The applicant shall be responsible for removal of the existing driveway apron to Hummingbird St NW, including restoration of the existing curb, boulevard and trail. 6. The developer shall be responsible for the cost of construction of all improvements proposed as a part of the preliminary plat. 7. The applicant shall provide a trail easement in favor of the city to cover the existing city trail that encroaches onto the property. Adopted by the City Council of the City of Andover this _'i' day of , 2012. ATTEST: CITY OF ANDOVER Michelle Hartner, Deputy City Clerk Michael R. Gamache, Mayor EXHIBIT A ARBOR OAKS PLANNED UNIT DEVELOPMENT FINDINGS PAGE ONE 1. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. Approval of the preliminary plat and planned unit development is contingent upon approval of a Comprehensive Plan Amendment to change the land use of the subject property from Neighborhood Commercial to Urban Residential High Density. 2. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. The proposed seventy unit senior assisted living facility provides high quality architectural design and materials. The site improvements are carefully arranged to minimize impacts on surrounding properties, provide appropriate screening and buffering and areas for indoor and outdoor activities on the site. 3. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. The proposed project conforms to the City Code with the exception of parking and drive lane setbacks and minimum unit sizes. Reduced parking and drive lane setbacks are needed to allow the proposed building design and architecture which provide variations in shape, height, materials and location of landscaped areas to break up building mass and create visual interest. The rear yard drive lane encroachment is limited to an area approximately 50 feet in width and less than 10% of the area along the rear property line. Both areas provide significant landscaping beyond the minimum requirements of the City Code. The proposed units are as follows: • Six (6) two bedroom units, approximately 900 square feet in size, which exceeds the 850 square foot minimum of the City Code. • Forty -three (43) one bedroom units, 19 of which will be between 605 -651 square feet in size with the remainder exceeding the 700 square foot minimum of the City Code. • Twenty -one (21) studio units, approximately 400 square feet in size. The proposed project provides common area amenities including outdoor activity space, congregate dining, fitness center, community room and coffee shop. These areas support activities, socialization and wellness programs outside of individual dwelling units. Within the enhanced services (memory care) wing, a greater level of staffing and assisted living is provided. Here, residents w i 11 h a v e over 7,200 square feet of common area in lounges, dining, activity and wellness areas. When the area of common space and studio apartments are combined, there is approximately 723 square feet of living space per studio apartment. 7 EXHIBIT A ARBOR OAKS PLANNED UNIT DEVELOPMENT FINDINGS PAGE TWO 4. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. The proposed project contains a single seventy unit senior assisted living building and associated parking and landscaped areas to serve the needs of the facility. The facility will be professionally managed by TealWood Care Centers Inc., a licensed care provider with more than 20 years of experience operating and managing over 50 nursing home and assisted living facilities. Tealwood arranges for all administrative, dietary, nursing, activities and maintenance staffing. All site improvements and building design features are coordinated with Tealwood to meet the needs of the residents and the operation of the staff. Tealwood also oversees marketing, leasing and licensing of the property. 8 EXHIBIT B ARBOR OAKS PLANNED UNIT DEVELOPMENT DESIGN STANDARDS The project will consist of 70 units of the 441 total units allowed at 14.4 units per acre using the 30.64 net buildable acres within the Grey Oaks Planned Unit Development. The proposed project will not affect the previously approved 352 units for Grey Oaks. No. Item City Code Standard Approved RU.D, Standard 1 Front Yard Parking Setback 20 feet 11 feet 2 Rear Yard Parking /Drive Lane Setback 10 feet 4'1" - 10 feet 3 Minimum Apartment Size- Studio NA 400 s.f. 4 Minimum Apartment Size -1 bedroom 700 s.f. 600 -800 s.f. 'Refer to Arbor Oaks Plan set stamped Approved by City of Andover for location of reduced parking and drive lane setbacks. Comprehensive Plan Amendment to Change the Land Use Classification From Neighborhood Commercial to Urban Residential High Density Preliminary Plat of Arbor Oaks and Amendment to Grey Oaks Planned Unit Development rn m m rn m m ao °�' 15827 ^ma Woodland Crossings 9 1570 m N m N O m a N 158 15858 15859 15856 15873 Park ,'� ,�, Q a 1588 15886 755 75844 1584175842 15840 1568 0 A N 1587 1587 1 15832 16831 15830 1583515832 15026 N 'A N m v 1586 i 586 ` ym 1582715812 158T 15820 15821 15822 A �Y m Nl 1584 58 1581 1581 1581715798 ^ ry g < N ° m 158218 1583 1583 15S 15WB 15807 1580 1580915810 580 15790 15796 15797 15798 1579515796 1579 15782 158 Q 0 1582 15$2 158 1 1 15822 1581 1501 15784 15783 15786 157871578 15785 15774 151 1519 1 1 10 15 15770 5771 15772 15775 15774 1577 15766 7TH CI 151 1y1g 1 15798 580 m 15760 75757 °i 15750 1575715760 1576115758 �' 11 15789 157 1511 151 15 151 h 1oh 15� ^h N N m yth ^ iw nh1 vAi ^o1M1'0 ^0 �1 n n 7 � ry �h b OPo ° "ryy LN 760 ^ ry 15644 O 1732 m (7 15544 v ^� �nn� 1756 15532 15534 v n c`v o m r io v c� N r r r r n 1687 1665 15520 Sq 1 15506 74 e o m 1778 N m m yy 1641 n °m 15496 5 3 ^ 1 1115555553 6 4 0 11554486 3 15486 h° ^a° j 5 1 4 75SS� � 2 111554 15486 547 Z m 5^ 6 7 11555 m 15476 1m 547m 3 1S1g552 7 S 7 6 5 36 ° 46 6 i 15461 1544 15A ^ ^y'7hyryy �� ^�.1 7y3,'7 1552' 15y1 ti5 15431 66 m m ° 5a4 1540 15400 ^o°` 01 15403 0 50.26 15427 15392 15389 co np`Yp r' 154 1539 1537 1537 ZZ 15440 ^bo ; "isi< m 16431^ ^p°'°o-o 1537 1537 1536 °' 153fi 15355 15737; n 798 3RD > M 1534T5344 1534 Q < m Tp,� 341 S 15389 o m n 1 p`89 ��0 m > 153&c 15336 15 1466 ^ no 7S 7y0 9F 1533175328 1532,1 ,0 1537 r n m > �y ^a 2 ) 9 S 97 ASS 1532 1531 153 "°n a 15302 L2 Y Purple Park 15245 15240 1409 15219 7S Q I l 1' O F N NDOVE A Incorporated Subject Property w- pE 1974 55,,f// TR1 I�. m ENT Developent, LLC. 3601 18th Street South • Suite #103 • St. Cloud, MN 56301 Phone: 320.253.4438 • Fax: 320.252.3603 April 16, 2012 Mr. David Carlberg Community Development Director Members of the Andover Planning Commission 1685 Crosstown Boulevard NW Andover, MN 55304 HAND DELIVERED Re: PRELIWNARYPLAT, COMPREHENSIVE PLANAMENDMENT ARBOR OAKS ELDERLYI ASSISTEDLIVINGHODSWGDEVELOPMENT Dear Mr. Carlberg and the Members of the Andover Planning Commission: Trident Development, LLC is pleased to submit this request for preliminary plat and comprehensive plan amendment for your consideration. The following narrative is intended to generally describe the proposed project, as well as the operations and experience of the development team. It is also intended to explain the reasons for considering the above - referenced applications. LOCATION —The proposed development site is located at the southwest corner of Hansen Boulevard and 155`s Lane NW (Grey Oaks subdivision). The subject property is currently vacant and consisted of two contiguous lots. Together then lots total 3.00 + /- acres. The land is within the Grey Oaks Planned Unit Development (PUD) and is currently zoned M -2 Multiple Dwelling. LAND USE DESIGNATION - The subject site is currently zoned M -2 Multiple Dwelling, in which the proposed development is a permitted use. However, the current land use district is designated as NC- Neighborhood Commercial, hence the need for a Comprehensive Plan Amendment. Enclosed with this letter is a completed Comprehensive Plan Amendment Request Form requesting the land use district to be amended to Urban Residential High Density (URIC). PUD A IENDMENT - In addition to the land use changes discussed above, an amendment to the Grey Oaks PUD will be necessary. The proposed site plan includes certain elements which are non - compliant with the current PUD standards. Specifically, those non - compliant items are as follows: • Front parking set -back • Rear parking/drive lane set back • Minimum unit sizes. The Arbor Oaks development plan offers additional architectural elements, landscaping and designs features which serve to off -set the non- compliant items referenced above. These off- setting elements and features are as follows: • Additional landscape plantings. (57 tree plantings vs. 28 required minimum) • Additional cultured stone exterior siding at rear and west end of building to enhance the appearance from Hummingbird road and the single - family homes to the south • Additional off - street parking spaces (73 spaces provided vs. 70 spaces required) • Re- configured building design resulting in part two -story and part three -story structure • Decorative mullions in all windows and doors • Raised -panel garage doors with decorative windows in top panel • All - aluminum, powder - coated balconies and railings • Color -clad, maintenance -free steel siding • Decorative, heavy- gauge, color impregnated vinyl shake siding in dormers • Up- graded, (30 year) Architectural -grade asphalt shingles • Maintenance -free, decorative "ginger- bread" accent in dormers • All concrete drive -ways and parking surfaces • All concrete and cultured stone trash enclosure • Strategically placed landscape screening to shield views of parked cars, trash enclosure and parking lots • Upgraded, concrete landscape edging around planting beds, vs. standard vinyl edging. • Outdoor gazebo (approx. 100 sf) decorated by shrubbery and landscaping. Trident Development proposes that the additional and upgraded landscaping, site design and architectural elements serve to off -set the non - compliant items referenced above. We request that the PUD amendment allow for the reduced set - backs, smaller unit sizes and greater lot coverage, conditioned on the developer meeting the off - setting features and elements referenced above. OTHER LAND USE ACTIONS - In addition to the Comp Plan Amendment referenced above, Trident will be applying for a Preliminary Plat and a Vacation of Easement. The Plat and Vacation of Easement will serve to re -define the legal description (combining 2 existing lots into one contiguous lot) and removing all existing easements of the two lots. The new plat will re- establish drainage and utility easements necessary for the development. The application forms, exhibits and submittal materials are enclosed with this letter. DESCRITION OF PROPOSED USE — The proposed use is a senior, rental housing -with- services (assisted living) facility. The current proposal contemplates a mix of independent living apartments (8), assisted living apartment units (41) and memory support studio units (21) for a total of 70 dwelling units. The apartment units offer a variety of 1 and 2 bedroom floor plans that also include a complete kitchen with appliances. Apartment units range in size from 600+/ - square feet to 900 + /- square feet. The memory support studio units are approximately 400+/ - square feet. The facility will be staffed 24 hours a day. OFF - STREET PARKING — Arbor Oaks Senior Living proposes to exceed the off - street parking requirements as defined in City Code 12 -13 -8, G, "Type of Use" as Elderly (senior citizen) housing. Per the aforementioned Code, the site plan must demonstrate the ability to accommodate one (1) parking space per unit. Further, only one half of the required spaces are needed to be constructed with the initial development. The Arbor Oaks site plan provides for a total of 73 parking spaces, or 1.04 per unit. Of the 73 total spaces, 56 spaces (77 %) are to be built with the initial construction. The remaining 17 spaces are provided as "future parking ". Additionally, 21 of the Arbor Oaks units are specifically designated for memory support/dementia care residents. These 21 residents will likely not have a car. Therefore, the parking demand is generated more so by the 49 elderly apartments and the employees. TRAFFIC CIRCULATION AND DELIVERIES — To achieve efficient traffic circulation, the site plan utilized the existing three (3) ingress /egress points from the public streets. The trash enclosure is located to a point nearest the Hummingbird Street entrance to reduce the noise of trash collection. Deliveries are expected to typically occur during normal business hours. Deliveries of food service products and other items have the option of a front or rear delivery. The deliveries that use the rear entrance will be screened by the dense existing tree vegetation which will be preserved. One of the southerly residential neighbors has an existing privacy fence screen the view of our rear delivery area. Attention was also given to the needs of fire and rescue vehicles. A slightly larger drive lane and turning radius is provided to accommodate fire truck access. DWELLING UNITS - Arbor Oaks Senior Living will offer a variety of assisted living apartment units. The preliminary architectural plans provide for six (6) 2- Bedroom units, forty -three (43)1 - bedroom units and twenty -one (21) studio units. The 2- bedroom units are approx. 900 square feet; the 1- bedroom units range from approx. 600 square feet to approx. 800 square feet. The studio units are approx. 400 square feet. Arbor Oaks is to be located in the Grey Oaks PUD. The Grey Oaks PUD has previously received approval for dwelling unit sizes which are different than unit sizes established by City Code. In the Grey Oaks PUD an efficiency unit of 580 square feet in allowed, and a 1- bedroom unit of 688 square feet is allowed. The management team believes strongly that activities, socialization and wellness programs for the residents are of high importance. Certain amenities are included within the building, such as congregate dining, fitness center, community room and coffee shop, which support the activities and socialization encouraged by management. Therefore, a concerted effort is made to involve the residents in dining, activities and wellness programs outside of their individual dwelling units. Trident Development submits that apartments unit sizes less than 688 square feet is acceptable because residents typically take advantage of the additional common area amenities that compliment their living environment. In the secured, enhanced services wing (memory care), a greater level of staffing and assisted living is provided. Here, residents utilize the common area lounges, dining and wellness areas to a greater degree than the AL residents. In the enhanced services wing, there is over 7,200 square feet of common area used by the residents, in addition to their studio apartments. When the area of common space and studio apartments are combined, there is approximately 15,200 square feet (723 sf /unit) of living space provided in this environment. DESCRIPTION OF LNIPROVEMENTS — The building concept is designed as an "X" shaped, 3 -story structure with pitched roof. As proposed, the average building height, (as measured to the mean distance of the pitched roof), is 35'- 4" from finished grade. At the end of each wing, the building height drops to a two -story structure. The building is wood -frame construction, on a slab -on -grade foundation, with hydraulic elevator service. An automatic fire suppression system is provided throughout the building, which is monitored 24 hours a day. The current parking plan provides for a total of 73 parking spaces, of which 7 are "tuck- under" garage bays and 66 are surface parking stalls, which will more than meet the parking needs for residents, employees and visitors. The proposed site plan contemplates initially building 56 (77 %) surface spaces and designating 17 (23 %) parking spaces as "future parking ". Traffic circulation is designed to provide convenient pick -up and drop -off at the front entry. Deliveries for the food service supplies and emergency vehicles have access to front and rear of the building. The suggested landscape planting plan far exceeds the minimum planting requirements per City Ordinance. The trash enclosure is intended to be concrete with cultured stone veneer. Other site improvements include an outdoor fenced garden path for memory support residents; landscaped gazebo area and three points of ingress - two from 155`x' Lane NW and one from Hummingbird Street. A site planning meeting was conducted with members of City Staff on March 27, 2012, and the current site plan incorporates suggestions and input from City Staff. EXTERIOR LIGHTING - Exterior lighting is provided by two primary sources: wall/sconce lighting at entry doors and garage doors, and parking lot light poles. The wall/sconce lights are positioned to direct light downward to the sidewalk or doorway entry. The parking lot lights are a "shoe -box" style light head, affixed on a 25 -foot light standard, all mounted on a concrete base. The light poles and light box are dark- brown, metal anodized finish. It is intended that the light source would not be visible from the street. A photometric plan can be prepared upon request. FEATURES AND AMENITIES — The assisted living facility will include the following features and amenities: • Meal plan and scheduled activities. • Nursing aid and assistance with daily activities. • Transport van for schedules trips and transportation needs. • Library and high -speed internet access. • Beauty Salon • Spa with pedicure, massage and hydrotherapy tub. • Community room for resident parties and family gatherings. • Private dining room for special occasions. • Patient monitoring system • Controlled access entry system • Wellness center with specialized fitness equipment NEIGHBORHOOD INFORMATIONAL MEETING - On March 6, 2012, Trident Development held a neighborhood informational meeting. The meeting was held at the Grey Oak condominium building at 15550 Linnet Street NW. Neighbors within 350 feet of the subject site were invited by direct mail. In addition, neighbors outside of the 350 feet, but within the Grey Oaks subdivision, were invited by Mary Dauman. There were approximately 45 people in attendance, including most of the property owners residing directly south of the subject property. The proposed development met with very little neighborhood opposition. The general consensus was supportive and encouraging. Based on input from the neighborhood, the site plan provides: 1) a reduction of parking spaces in the rear of the building; 2) relocation of the trash enclosure; 3) attempt to utilize existing trees for visual screening; 4) additional tree planting along the Hummingbird entrance (since no privacy fence or tree plantings are allowed in the gas line easement area). PROFESSIONAL MANAGEMENT — The facility will be professionally managed by a licensed care provider, Tealwood Management. Tealwood brings over 20 years of experience in operating and managing over 50 nursing home and assisted living facilities. Tealwood arranges for all administrative, dietary, nursing, activities and maintenance staffing. All site improvements and building design features are coordinated with Tealwood to meet the needs of the residents and the operation of the staff. Tealwood also oversees marketing, leasing and licensing of the property. (www.twdcc.com) DEVELOPMENT TEAM — Trident Development, LLC is based in St. Cloud, MN and has considerable experience in development and construction of assisted living communities and multi -story apartment housing. Trident is currently under construction with 70 -unit assisted living facility in Fridley, MN and a 79 -unit assisted living facility in Winona, MN. Trident has successfully completed numerous apartment and townhouse developments around the state. Trident's team of real estate professionals have over 30 years of real estate experience. Trident and Tealwood work closely together in the design and detail of the assisted living facilities - to assure quality, functionality and to provide the highest level of resident care. PROJECT TINIING — We are eager to complete the municipal approval process by the end of May 2012 and proceed with construction commencement before July of this year. This will allow the facility to open in the late summer of 2013. Enclosed with this letter, please find the following: • A completed and signed Comprehensive Plan Amendment Request Form and a check payable to the City of Andover in the amount of $530.00. • A completed and signed 2011 Preliminary Plat Application Form and a check payable to the City of Andover in the amount of $730.00. • A completed and signed Vacation of Easement Request Form and a check payable to the City of Andover in the amount of $125.00. We thank you in advance for considering this land use change application and look forward to your comments and recommendations as we fmalize our plans. Please feel free to contact me at (320) 258 -4438 or (612) 242 -6097 if there are any questions. Regards, t Development, LLC Rogers Fink Sr. Vice President Enclosures C: Scott O'Brien, Trident Development, LLC Marty Fisher, Premier Commercial Properties CHAPTER PLANNED UNIT DEVELOPMENT (PUD) SECTION: 13 -3 -1: Purpose 13 -3 -2: Utilization of PUD 13 -3 -3: PUD Concept Review 13 -3 -4: Uses 13 -3 -5: Density 13 -3 -6: Zoning And Subdivision Standards And Requirements 13 -3 -7: Approval Process 13 -3 -8: Fees And Costs 13 -3 -9: Findings Required 13 -3 -10: Revisions And Amendments 13 -3 -11: Desirable PUD Design Qualities 13 -3 -12: Approval Of Planned Unit Development 13 -3 -1: PURPOSE: The purpose of a PUD is to encourage more efficient allocation of density and intensity of land use where such arrangement is desirable and feasible by providing the means for greater creativity and flexibility in environmental design than provided under the strict application of this code. It must be demonstrated to the satisfaction of the City Council that a higher quality development will result than could be otherwise achieved through strict application of this code. (Ord. 298, 8 -4 -2004) 13 -3 -2: UTILIZATION OF PUD: Planned Unit Development (PUD) regulations may be allowed by the City Council to be applied and /or utilized for all developments including the following: townhomes, single- and two - family homes (both urban and rural), apartment projects, multiuse structures, commercial developments, industrial developments, mixed residential and commercial developments and similar projects. (Ord. 298, 8 -4 -2004) 13 -3 -3: PUD CONCEPT REVIEW: Any person or persons who may apply for a PUD may request-a concept review with respect to land which may be subject to a PUD. The purpose of a PUD concept review is to afford such persons an opportunity, without incurring substantial expense, to have the general feasibility of a PUD proposal considered. PUD concept reviews shall follow the sketch plan procedures provided in Section 11 -2 -1 of this code. (Ord. 298, 8 -4 -2004) 13 -3 -4: USES: Planned Unit Developments shall be required to conform to the permitted and conditional uses set forth in Title 12 of this code pertaining to the applicable zoning district. (Ord. 298, 8 -4 -2004) 13 -3 -5: DENSITY: The density of residential developments shall be required to conform to the applicable land use district. (Ord. 298, 8 -4 -2004) 13 -3 -6: ZONING AND SUBDIVISION STANDARDS AND REQUIREMENTS: All standards and provisions relating to an original zoning district shall apply, unless otherwise approved as a part of the PUD. All standards may be modified or waived provided the applicant demonstrates harmony with the purpose of the PUD and the findings described in Section 13 -3- 9 of this chapter. (Ord. 298, 8 -4 -2004) 13 -3 -7: APPROVAL PROCESS: An applicant for a PUD shall submit in the application all of the material required by this chapter. Each PUD requested must adhere to the following process: A. Permitted and conditional uses shall follow the Conditional Use Permit procedures provided in Section 12 -1.4 -6 of this code to establish the development standards for the PUD. These uses shall also complete the commercial site plan process once the Planned Unit Development has been approved. (Amd. 2120/07, Ord. 341) B. Applications involving the subdivision of land shall complete a preliminary and final plat under the procedures provided in Title 11, "Subdivision Regulations ", of this code. (Ord. 298, 8 -4 -2004) 13 -3 -8: FEES AND COSTS: Applications for a PUD shall be filed at the office of the City Planner along with a nonrefundable application fee for the approval process specified in Sections 13 -3 -3 and 13 -3 -7 of this chapter in the amount established by the City Council to defray administrative costs. (Ord. 298, 8 -4 -2004) 13 -3 -9: FINDINGS REQUIRED: In order for a PUD to be approved, the City shall find that the following are present: A. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city. B. The proposed development is designed in such a manner as to form a desirable and unified environment within its own boundaries. C. The proposed development demonstrates how each modified or waived requirement contributes to achieving the purpose of a PUD. D. The PUD is of composition, and arrangement that its construction, marketing, and operation are feasible as a complete unit without dependence upon any subsequent unit. (Ord. 298, 8 -4 -2004) 13 -3 -10: REVISIONS AND AMENDMENTS: Administrative approval of incidental changes in the PUD may be authorized by the City Planner upon review and approval by ARC. Such administrative approvals shall not substantially alter the character of the approved PUD and shall be limited to landscaping (not including quantity reduction), color schemes (not including materials), association documents, fencing, entrance monuments and decks. Changes in uses or development/design standards must be submitted for a full public hearing review process. (Amended Ord. 314, 10 -4 -2005) 13 -3 -11: DESIRABLE PUD DESIGN QUALITIES: The following design qualities will be sought in any PUD: A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements of design qualities described in this chapter. B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be a part of the proposed development. C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back -to -back lots. D. Preserves existing stands of trees and /or significant trees. E. Provides considerable landscaping treatments that complement the overall design and contribute toward an overall landscaping theme. F. Preserves significant usable space on individual lots or through the provision of open space within the development. G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification signs, etc. H. The proposed structures within the development demonstrate quality architectural design and the use of high quality building materials for unique design and detailing. The lasting quality of the development will be ensured by design, maintenance and use guidelines established through an owners' association. (Ord. 298, 8 -4 -2004) 13 -3 -12: APPROVAL OF PLANNED UNIT DEVELOPMENT: The developer must demonstrate that the amenities and qualities of the Planned Unit Development are beneficial and in the public interest to allow the development to be approved. A substantial amount of the design qualities identified in Section 13 -3 -11 of this chapter shall be found to be present in order to approve a PUD. The amount of amenities and type of qualities that constitute an acceptable PUD are at the sole discretion of the City Council to determine. (Ord. 298, 8 -4 -2004) 13:3 -13: REDEVELOPMENT PUDs: A property owner may apply for a redevelopment PUD for their property, if the property meets the criteria outlined in this section. Such redevelopment PUDs shall only be used for lot splits. PUDs on all other subdivisions shall follow the normal PUD requirements laid out in this chapter. All provisions of City Code chapter 13 -3 shall apply to redevelopment PUDs except for section 13 -3 -11. A redevelopment PUD may be permitted if the subject property meets the following standards: A. The existing principal structure on the property is at least 30 years old, or does not meet current building codes, or has a blighting effect on the surrounding neighborhood, and will be removed as part of the redevelopment of the property. B. The houses built on the new lots would be similar in size and architectural design to those in the surrounding neighborhood. Architectural plans must be included in the application for a redevelopment PUD and approved by the Council. (Amd. 2/20/07, Ord. 341) City of Andover Plat Monitoring Program 2000 - Present Urban Plats 5/1/2012 11, Type M Residential Development and Allowed Density 111. Land and DansNy Analisls IV. Additional Information and I. Project Background: Did the plot requite any of the Comments follov4n ? Land Use Allowed Public Comp Designation Density Wetland Parks Arterial Plan Rezoning based on Range Gross watx• and Roads Year MUSA Amend (leave dank If city's land (based on Units Allowed Single Mula Total Rea. bodies Open Right of Other Net Res. Net Gross Approved Plat Name Exp.? ? NA ) use ma land use ) (Rarigaillikert Acres Family Family Units Acres ponds Space Way ("plain) Acres Dan$. Dens. Lower upper SF *MF Was) or Was) Uppe (auto (auto (auto Auto Auto Auto Please Include any additional relevant Me) or N(o) From To Lower r caltJ cakJ 0 of Units Cale.) Acres Acres Acres Acres Acres Cale. calc. Cale, information 2000 Chesterton Commons N No R -1 R4 URL 1 4 14 55 39 0 39 14.04 0.41 0 0 0 13.63 2.78 2.78 Note 2nd Addition 2!009 __. ... Y dY -,'a,* ",.' �,;. fatr- 300 18.90 ls.M P -sit D. ttAw - ssy 5.5 acres deeded to MNPCA south of creek 2000 Natures Run N Y R -1 M-1 URM 4 6 35 53 54 0 54 36.10 18 0 3.78 5.5 8.82 6.12 1.50 (see adrift notes) 20.94 acres wetland 0.68 acres pond 2000 Red Pines Fields N Y R -1 R-4/M -1 URL/URM 1 6 44 264 101 0 101 66.54 21.62 0 0.98 0 43.94 2.30 1.52 outside wetands 2000 Sunridge N Y R -1 M -2 URM 4 6 38 57 35 0 35 9.70 1 0.23 1 0 0 0 1 9.47 3.70 3.61 2000 Townhomes of N Y R -i M-1 URM 4 6 19 29 18 0 18 4.82 0 0 0 0 4.82 3.73 3.73 Woodland Creek 2000 Woodland Estates N N R -1 R4 URL 1 4 37 147 70 0 70 45.71 8.97 0 0 0 36.74 1.91 1.53 2nd Addition 2000 Woodland Oaks N N R -1 R4 URL 1 4 38 151 76 0 76 38.93 1.21 0 0 0 37.72 2.01 1.95 2001 Creekside Estates N N R -1 R-4 URL 1 4 2 8 5 0 5 5.70 3.51 0 024 0 1.95 2.56 0.88 2nd addition 2001 Devonshire Estates N Y R -1 k1.2 URH 6 14.4 7 17 8 0 8 1.21 0 0 0 0 1.21 6.61 6.61 2002 Aztec Estates' N Y R -1 M-1 URM 4 6 48 72 47 0 47 30.60 18.6 0 0 0 12 3.92 1.54 2002 Constance Comers N N R -1 R4 URL 1 4 20 82 42 0 42 38.80 13.82 0 2.57 0 20.41 2.08 1.14 acre transmission line easement outside 2002 Foxburgh Crossing N N R -3 R4 URL 1 4 3 13 13 0 13 625 1.39 0 1.42 0.1 3.34 3.89 2.08 .1 wetland and pond areas 2002 Shady Oak Cove N N R -1 R4 URL 1 4 8 30 16 0 16 12.46 4.45 0 0.48 0 7.53 2.12 1.26 2002 Woodland Estates N N R -1 R-4 URL 1 4 34 136 81 0 81 35.92 1.54 0.27 0 0 34.11 2.37 2.26 4m Addition 2003 Donohue Creekside N N URL 1 4 3 11 3 0 3 2.96 0.15 0 0 0 2.81 1.07 1.01 2003 Bunker Lake Village N Y LB- R-4 MDR/LC 3 6 27 54 41 0 41 10.18 0.72 0 0 0.52 8.94 4.59 4.03 Other net reduction prohibited area setback from landfill 2003 City View Farms* N Y R-4 M-1 URM 3 6 4 8 7 0 7 1.34 0 0 0 0 1.34 5.22 5.22 2003 Maple Hollow N N R -1 R4 URL 1 4 2 8 6 0 6 222 0.23 0 0.06 0 1.93 3.11 2.70 2003 Village @ Andover N N GB M -2 URH 6 14.4 48 115 75 75 8.65 0.64 0 0 0 8.01 9.36 8.67 Station 2003 Woodland Creek Got Y Y URL 1 4 4 14 11 0 11 4.08 0.5 0 0 0 3.58 3.07 2170 Villas 2004 Country Oaks West Y Y R -1 R -41k41 URL 1 4 42 167 82 18 100 70.8 27.83 1.05 0.08 0 41.84 2.39 1.41 2004 Crosstown Meadows N N R-4 M-1 URL 1 4 4 15 0 16 18 3.99 0.17 0 0 0 3.82 4.19 4.01 2004 Hanson Meadows N N URL 1 4 1 4 3 0 3 1.47 0.38 0 0 0 1.09 2.75 2.04 2004 Miller's Woods N Y R -1 R-4 URL 1 4 35 138 89 0 89 43.16 7.93 0 0.7 0 34.53 2.58 2.06 2004 Oakview Park N N R -1 R4 URL 1 4 10 42 27 0 27 13.08 1.65 1.04 0 0 10.39 2.60 2.06 2004 Oakview Park 2nd N N R -1 R4 URL 1 4 2 a 4 0 4 2.50 0.41 0 0 0 2.09 1.91 1.60 Addition 2004 Prairie Cove N N R -1 R4 URL 1 4 4 14 8 0 8 4.80 1.21 0 0 0 3.59 2.23 1.67 2004 Sophie's Manor N N R -1 R4 URL 1 4 19 77 51 0 51 35.32 15.49 0 0.7 0 19.13 2.67 1.44 2004 Whispering Acre N N R -1 R4 URL 1 4 1 2 3 0 3 1.06 0.48 1 0 0 0 0.58 5.17 2.83 5/1/2012 DESIGN STANDARDS GREY OAKS PUD In order for the front and side setbacks to be discussed I need to explain how they were determined. When the Grey Oaks PUD was presented it had private streets and setbacks as were approved in the Shadowbrook plat. These were as follows: RECEIVED 24' street width 25' setbacks to the front of the building structures JA 1,' 2 5 2000 If this is viewed on a plat it would look like this: CITY OF Center line of street 2s' IT I lr 2s Bldg • f Bldg 2S setback from right of way on f Both sides ANDOVER ,r rs This would give a center line of road to building distance of 37' on each side. (12' Street Width + 25' setback). In developing the Grey Oaks PUD, the city staff expressed a wish to have the streets in Grey Oaks be public streets. We met with city staff and worked out a formula that would give public streets, but still allow a similar building setback as was approved for Shadowbrook. It was calculated as follows: CmUr libe of street 8' 17 13' 13' 17' 8' Bldg Bldg r setback from right of way on both sides This would give a centerline of road to building distance of 38' and provide a minimum front setback of 8' from city street right of way. (13' street width + 17' of blvd. + 8' setback) The effect of the above was to give the Grey Oaks PUD a similar setback as was approved for Shadowbrook. DESIGN STANDARDS GREY OAKS PUD Page 2 If after reviewing the setbacks for Grey Oaks by the city and the above setbacks are not acceptable, we wish to put the private streets back in to the plat and use the 25' setback as was approved in Shadowbrook. SETBACKS PROPOSED GREY OAKS PUD M -2 ZONE FRONT YARD SETBACK TO BUILDINGS 40' Sin le Family Homes 25+ Town Homes 8+ 30 Unit Buildings (short side considered the front) 20+ (Lots 2 & 4, B15) 65 Unit Buildings (short side considered the front) 15'+ (Lots 2 & 3, B14) Day Care 40' Office Retail 40' Convenience Store 40' SIDE YARD SETBACK TO BUILDINGS 10' Single Family Homes 5+ Town Homes 6+ 30 Unit Building (short side) 20+ (Lois 2 & 4, B15) 65 Unit Building (short side) 15+ (Lots 2 & 3, B14) Day Care 10+ Office Retail 10+ Convenience Store 10+ REAR YARD SETBACK TO BUILDING 30' Single Family Homes 25+ Town Homes 25' to house 15' to deck 30 Unit Building 65 Unit Building Day Care 30' Office Retail ' 30+ Convenience Store 30+ *Note: See the plat for the rear setbacks as each building has a very extensive open space behind them. I did not know how to calculate these. Maol \Shared Docs\ PRIVATE \2000N2000\2054-25DSGNSTDS.doc DESIGN STANDARDS GREY OAKS PUD Page 3 SETBACKS PROPOSED GREY OAKS PUD M -2 ZONE SIDE YARD SETBACK TO BUILDING From a major arterial road 50' 50' From a Street 20' (Lot 2, B15) 30' CONDO SIZES 65 UNIT BUILDING CONDO SIZE (s q. ft.) Efficiency 580+ 500+ 1 Bedroom 688 700 2 Bedroom 932 -1,072 850 30 UNIT BUILDING CONDO SIZE (s q. ft.) Efficiency 580+ 500 1 Bedroom 700+ 700 2 Bedroom 932+ 850 BUIIDDING UNITS (2) 65 Unit Buildings 24 Units per bldg (6) 30 Unit Buildings PARKING Grey Oaks PUD M -2* 65 Unit Buildings 1.5 per unit or 2.5 per unit City requirement up to 2.5 /unit *Note: in other sections of the ordinance a parking factor of .75 per unit is used for senior housing. Each building would have one parking space under the building. AHaWShared Docs1 PR1VATE1200012000\2054 .25DSGNSTDS.doc DESIGN STANDARDS GREY OAKS PUD Page 4 Each building would have one parking space under the building. Note: Additional parking can be provided if needed. However, it would result in additional tree and green space removal. SETBACKS PROPOSED M -2 ZONE PARKING GREY OAKS PUD M -2 ZONE 30 Unit Buildings OTHER PARKING 1.5 per unit or city req, up to Stalls Other Ordinances Day Care 2.5 per unit 2.5 per unit Each building would have one parking space under the building. Note: Additional parking can be provided if needed. However, it would result in additional tree and green space removal. SETBACKS PROPOSED GREY OAKS PUD M -2 ZONE Single Family & Twin Homes Double car garage Plus 2 spots in front of garage, part of which at least (12' +) is in the public right of way 2.5 per unit OTHER PARKING Stalls Stalls Other Ordinances Day Care 30+ 30 Office/Ret I 90+ 90 Convenience 30+ 30 GREEN SPACE Hanson Blvd. NW Y 20' 155 Lane NW 5' 20' Hummin bird St. NW 5' 20' 156 Lane NW 5' 20' Linnet Street NW 10' 20' HEIGHT VARIANCE 30 Unit Buildings 40' 35' 65 Unit Buildings 40' 35' SIGN VARIANCE GRANTED WITH PRELIMINARY PLAT APPROVAL* REQUIRED *See notes on the Preliminary Plat Ma011Shared Docs1PRIVATE\2000 1200012054- 25DSGNSTDS.doc LOT VARIANCES LOT SIZES LOT WIDTH* DESIGN STANDARDS GREY OAKS PUD Page 5 LOT BLOCK PROPOSED WIDTH REQUIRED WIDTH 1 2 231.9 150 1 -8 3 38 150 9 -10 3 102 150 11 -12 3 38 150 13 -16 3 60 150 2 -3 4 84 150 4 -27 4 38 150 2-4 5 102 150 -8 0 5 5 38 150 9 5 107 1 150 LOT DEPTH ** LOT BLOCK M-2 REQUIRED DEPTH 1 2 Office-Retail 150 1 -8 3 T1O1 150 9 -10 3 Not Allowed 150 11 -12 3 150 13 -16 1 3 130 150 2.3 150 4 -27 150 2-4 H15 M184 150 5 -8 150 9 150 USE VARIANCE * Assumes short side ** Assumes tong side \\Ha01\Shared Docs\ PRIVATE \2000\2000\2054.25DSGNSTDS.doc VARIANCE PER APPROVED PLAT M-2 Convenience Store Granted Not Allowed Office-Retail Granted Not Allowed Day Care Granted Not Allowed Twin Homes Town Homes Granted Not Allowed Single Family Town Homes Granted Not Allowed * Assumes short side ** Assumes tong side \\Ha01\Shared Docs\ PRIVATE \2000\2000\2054.25DSGNSTDS.doc I/ Nlk -EEI rl - - ■1■� ■a■ - MIMM liiii�i III 11 ! 1111111 I�' ■_I �I I 1 111111 iiiii ' 127 �� u. •, +'i i w i.3' . ° ED < <==- �- II I,,,�, ,,, ,�I „�illlllll, III iiiii �I;,I „!!!,;1111 IIIIIIIIIIIIII IIIII„!'! ! ;i;�liliilii III [3 1':] LEO_- u IE �luiii I i I_ i I III F e sue' CI— I _I -�= �--�M1I I I I 1I- • COLE GROUT D N TEALNVOOD ARCH 1 T E G T c z0000e� illF d F911, j W FROM HANSON BOULEVARD NORTHWEST oil TEALIVOOD ow rf DN "I-N VA tiAb}�C El 111611111 µ� II m LANDSCAPE REQUIREMENTS SITE PERIMETER = 1.502 LINEAL FEET BUILDING PERIMETER = 904 LINEAL FEET PARKING ISLAND AREA = 344 S.F. NOTE: (L) EXISTING TREES TO BE CREDITED TOWARDS MINIMUM TREE REQUIREMENTS STANDARD TREE REQUIREMENT 1,502 LINEAL FEET OF SITE / 50 = 30 STANDARD SHRUB REQUIREMENT 1,502 LINEAL FEET OF SITE / 20 = 15 904 LINEAL FEET OF BUILDING / 10 = 90 PARKING ISLAND LANDSCAPING TREES - 3LL S.F. OF ISLAND / 180 - 2 SHRUBS - 344 S.F. OF ISLAND / 20 = 18 TOTAL REQUIRED TREES ( 30+2-0=24 TOTAL PROVIDED TREES = 54 f2L OVER) TOTAL REQUIRED SHRUBS ( l5 + 90 + 18) = 183 TOTAL PROVIDED SHRUBS = 205 (22 OVER) 3' DYER WOOS SHIP MULCH TURN BAIX BURLAP SAUCER \ j- I _ 1 I I K m Z I I I � I j = ARgA I I I i i ul i Q / ' PuunNG EOIL M1H w UOR REMOVE RE AND PL/SIC r� +�— 1 W E � y \SHRUB PLANTING DETAIL LT NOT TO $CA:£ Y BOUTRAEL \ I � V I I f I 1 ?O/ ISq 0 L L 0 W C C I REFUS ❑ I ❑ ❑ \ I EG ? \ \� ANY CUTS THAT FRf TIE J NEC SSARY S ST OUTSIDE THE BRANC H COLIAR i000�71 AT INSTAT VDON, DO NOT PRUEN ANY BRANCHES UNLESS THEY ARE . BROKEN OR DEFORMED I I PMFF TAB MRRP I E OHAL1DW MULCH NEAR TiIUNK E INX MD,,E, DEPTH 4--6-. 12" MOM TRUNK _= � MULON TAPERS TO r -0" DEPTH 0 PUUMLMH MsTI C.'HAIk'. Gq(y`E PENIMEtER OUT - r I �/ 0 X T " -Y D— TO HO.II MLLCX PUNT. SOIL MIAM WITH WK. SDL' E STING SITE SOIL AgEEM PROPER SOIL T- RE FOR TREE. IF UNXNOVM, W. A SANDY LOAM ME. 1 ?O/ ISq 0 L L 0 W C C I REFUS ❑ I ❑ ❑ V I I \\ TIE J O N i000�71 OUTDL AR7I 1 . C C a Q S amc, LANDSCAPE PLAN NUMBER NOTES I. LANDSCAPE CLOTH W/ CEDAR MULCH THIS AREA SHOWN HATCHED. 2. AREA TO WE SODDED. S. LANDSCAPE CLOTH. W/ LANDSCAPE ROCK THIS AREA SHOWN HATCHED. 4. CONCRETE LANDSCAPE PAVERS / EDGING. VERIFY W/ G.C. GENERAL NOTE: Al AND AD%TTPLANTING LOCATIONS CHEDULE ACCORDINGLY. TTO ERAPPROVED BY CITY. M ALL LANDSCAPED AREAS TO DE IRRIGATED. EOUIPMENT TO HAVE BACK FLOW PREVENTION DEVICE AND RHN SENSOR DEVICE. VERIFY W/ G.C. C) ALL LANDSCAPED AREAS WITHOUT ROCK / CEDAR MULCH TO HAVE SOD OR SEED. VERIFY W/ G.0 D) PLANTING DEPTH OF ALL MATERIALS SMALL BE SUCH THAT THE ROOT FLAIR IS AT FINISHED GRADE BE PROVIDEDHM LANDSCAPE AREAS TO COILIPLYVISITX CRTOCOOE THAN .3.S% SAND. TO DE Wetland i I I 1 I I I 1 I 155TH LANE NX - oloolmolia CI WEE—WEE momm �\N.�iwl ro n I } 3 2 _v S 0 a 9 I I I 1 r I z I Z I 0 I 0U p K W J 0 m m z 0 (n z Q P i I I I I i I I T I I I I I I I W I— Q I— (n Ld LJ LD fY cm G Q U i000�71 k fr ST W.I�l�� ®® ■esc» ®s�E�l. E0p^R.z.I� ®S:r ELF mom a Q S amc, LANDSCAPE PLAN NUMBER NOTES I. LANDSCAPE CLOTH W/ CEDAR MULCH THIS AREA SHOWN HATCHED. 2. AREA TO WE SODDED. S. LANDSCAPE CLOTH. W/ LANDSCAPE ROCK THIS AREA SHOWN HATCHED. 4. CONCRETE LANDSCAPE PAVERS / EDGING. VERIFY W/ G.C. GENERAL NOTE: Al AND AD%TTPLANTING LOCATIONS CHEDULE ACCORDINGLY. TTO ERAPPROVED BY CITY. M ALL LANDSCAPED AREAS TO DE IRRIGATED. EOUIPMENT TO HAVE BACK FLOW PREVENTION DEVICE AND RHN SENSOR DEVICE. VERIFY W/ G.C. C) ALL LANDSCAPED AREAS WITHOUT ROCK / CEDAR MULCH TO HAVE SOD OR SEED. VERIFY W/ G.0 D) PLANTING DEPTH OF ALL MATERIALS SMALL BE SUCH THAT THE ROOT FLAIR IS AT FINISHED GRADE BE PROVIDEDHM LANDSCAPE AREAS TO COILIPLYVISITX CRTOCOOE THAN .3.S% SAND. TO DE Wetland i I I 1 I I I 1 I 155TH LANE NX - oloolmolia CI WEE—WEE momm �\N.�iwl ro n I } 3 2 _v S 0 a 9 I I I 1 r I z I Z I 0 I 0U p K W J 0 m m z 0 (n z Q P i I I I I i I I T I I I I I I I W I— Q I— (n Ld LJ LD fY cm G Q U DESCRIPTION OF PROPERTY IPID(r 22 -32 -24-11- 0024, 22 -32- 24-11 -0025) Lots 1 and 2. Black 1, GREY OAKS, Make County, Minneenatm PROPOSED ORAMAOE AND umw EASEMLRT VACATIM pESDnP110x Thos• dnFgo NN VUMY e.Nnent oo d•P alts Per u• rw.vdM Plat of tl OAK% Amke cwntn MMaoat enerede s losers N dntnage and ANN, swnmto aver under .6 maw tat 1 and 2 bkleA 1. s d OREY MKS, Met Dermty, Minn•sb PROPOSED i FASNUT OEif38PTI0H (SEE ROT 4) A parmment os,st for troll sonneses ass, .der esd RRI Mat Part of W tot 1 and let 2. Made 1, OBEY MKS, Anako Cauntl. MMmta, 11910 rootrly uN Rarterly a M• idhrlp dmamLed Nn wed M •.tsetse MORIn9 at its 5aa1lol toms of Rod let 2. Men. South 60. dprw• 41 MIRtw 30 Dee " E.t wesmed MNYp am nq the sadit me of mod I 2 o delanw 0 1.00 lost t the point of boRII of Me IM to M ds•abM RI Rondo M d•p••s 16 m9wts 47 soa.m Ewe Parallel to Me M IM d •ado tot 2 0 dlolm. a 251.55 4-.O ekes. seen, 0" d tongsW Dose o..vv to the oM•st down a rodRV a 15.00 feet a aslkd esao N N dyer 41mFUts 13 •ecoedm 0 sets. 0 23.48 feet Mon. S.M N dgsee W minutes N smnb East terlgent to i.t oats annq, 0 deleses of efff,N Rost Moo •oMMo.terll deep a t.pestN s eee..r b the oouNroot Fo*q refine M ]Sad Rootv o control ones of N dmlFsoo M moots St sesendm a d•tesas of 54.811 Mt t the oats IM N Wild Let 1 and sold Me Mss t.nMtFy Moo of proposed Easmesl - W15 s4 IL ..053 eons NOTES plot 1. el�Mb oe�eJ.eMSm S Nix l't twee elm aseeeblbn a0mm MKS .R need to be wcol•d z pmerty is dw9eet ] No M•m• .11codm meet . "orty. A. Tral ewemest desrptbn above moot M rerbed If neereed after M• pet of ARNR OAKS M rerdbd S 10 bat dMnepm wb ORR, ewNn•nt W)..t t bsndNy seoo to M dtleatd Ise tM M1ld Plat of mom OAK$ LEGEND 0- SANITARY SEWER MANHOLE TX - HYDRANT w - WATER VALVE M = CATCH BASIN C - LIGHT - -- DENOTES WATER LINE -> -= DENOTES SANITARY SEWER LINE -» -er DENOTES STORM SEWER LINE • - DENOTES IRON MONUMENT FOUND o - IRON MONUMENT SET AND MARKED WITH LICENSE NO. 18420. • = DENOTES Nail Set - T -WR -- DENOTES UNDERGROUND TELEPHONE LINE - P- BIIR - = DENOTES UNDERGROUND ELECTRIC LINE - ry -BuR- = DENOTES UNDERGROUND CABLE LINE -v -aH- = DENOTES OVERHEAD ELECTRIC LINE —p - RESTRICTED ACCESS DEDICATED TO THE COUNTY OF ANOKA oe CONCRETE SURFACE O- BITUMINOUS PATH ®- PROPOSED EASEMENT EXHIBIT BENCHMARK: Top Nut Hydrant Southwest Quadrant of Hanson Blvd. and 155th Lane Elevation: 901.19 AI/\ 1 vv n/nIn1 ---- VVIVIIVIVIJ \y \ \\ r S � IIOI7Y MAP _T__ ! der � SITE I � I • vl I I e I s 2z i— x } - 4- 40' 82 MC 22 roRNSIIP 3Sn RAN(Z 24. w. aaw vMUnkpdNY at, of Mdowr Blldnp SNhedw EdwF Z.In M -2 R. do M I MW 9 Front M M q m tlPv DrwF Rwn m foot Sots nu M Prapwed ZmFR M -2 RriMnW MWRlple Oea6F9 � Sum PerFFp setback 10 Iw1 Prapgwtl U. U. ReddN,W Nqb x b" of Lot 1 RnldesW Numa- M U,ft M lu waban•d DMtNm tam O•w w "od gbMlct Not A a¢ Heed UneeW none TOW Nc 129,248 me. ft - 2.97 anq mty RIAt 0 oa n. - O.N moo abrt u pB [F p Iced Pae Neu 0 me ft- - 0.00 Doer storm Aroo: 0 •a IL - 0.00 serer Proposed UMIKI•N 'Eawn•nt And 14.863 •0. M -0.34 mw Seses Manked (.vamee) N ckrder prwwed td •.emest wets Manla{ad (owtde) Omler(51bdW0er iMedl OM.mest lLC need Tons Z. C 1 .w of mMnd A ') ]601 18tH Strwt Louts SuIIyIN m need R.. Ran m m Map DamRy Sl 0.Nr4 MN 56301 Pans N kns, 2A689W104 rMW Mt Atlt6tt 18 1x0.1, ppuugqMMtltl 62 M,. Dwlgn./SuNay H.. Mder^n Aemc FW" Fmergenvy Manes .bc 3W1 Tbm•t. A.. A.Aa. W 583W I d� _ I I /1 ' I n- az- 24 -n-ec r -I rl I k IT aLY a,LT NC L_L_LIVILI V I I I - ]5 ul� NW zz- ouzo -nq.ae (\ w7 eau NC \ VVIVIIVIVIV r VILI V I , 1 _LL.I_I B9] \ / MH RIM- 090.2] / Inv (Sr0- 801.58 � (E) -865 'lam {HSS- 8.9s.3T -ter LEGEND 0- SANITARY SEWER MANHOLE TX - HYDRANT w - WATER VALVE M = CATCH BASIN C - LIGHT - -- DENOTES WATER LINE -> -= DENOTES SANITARY SEWER LINE -» -er DENOTES STORM SEWER LINE • - DENOTES IRON MONUMENT FOUND o - IRON MONUMENT SET AND MARKED WITH LICENSE NO. 18420. • = DENOTES Nail Set - T -WR -- DENOTES UNDERGROUND TELEPHONE LINE - P- BIIR - = DENOTES UNDERGROUND ELECTRIC LINE - ry -BuR- = DENOTES UNDERGROUND CABLE LINE -v -aH- = DENOTES OVERHEAD ELECTRIC LINE —p - RESTRICTED ACCESS DEDICATED TO THE COUNTY OF ANOKA oe CONCRETE SURFACE O- BITUMINOUS PATH ®- PROPOSED EASEMENT EXHIBIT BENCHMARK: Top Nut Hydrant Southwest Quadrant of Hanson Blvd. and 155th Lane Elevation: 901.19 AI/\ 1 vv n/nIn1 ---- VVIVIIVIVIJ \y \ \\ r S � IIOI7Y MAP _T__ ! der � SITE I � I • vl I I e I s 2z i— x } - 4- 40' 82 MC 22 roRNSIIP 3Sn RAN(Z 24. w. aaw vMUnkpdNY at, of Mdowr Blldnp SNhedw EdwF Z.In M -2 R. do M I MW 9 Front M M q m tlPv DrwF Rwn m foot Sots nu M Prapwed ZmFR M -2 RriMnW MWRlple Oea6F9 � Sum PerFFp setback 10 Iw1 Prapgwtl U. U. ReddN,W Nqb x b" of Lot 1 RnldesW Numa- M U,ft M lu waban•d DMtNm tam O•w w "od gbMlct Not A a¢ Heed UneeW none TOW Nc 129,248 me. ft - 2.97 anq mty RIAt 0 oa n. - O.N moo abrt u pB [F p Iced Pae Neu 0 me ft- - 0.00 Doer storm Aroo: 0 •a IL - 0.00 serer Proposed UMIKI•N 'Eawn•nt And 14.863 •0. M -0.34 mw Seses Manked (.vamee) N ckrder prwwed td •.emest wets Manla{ad (owtde) Omler(51bdW0er iMedl OM.mest lLC need Tons Z. C 1 .w of mMnd A ') ]601 18tH Strwt Louts SuIIyIN m need R.. Ran m m Map DamRy Sl 0.Nr4 MN 56301 Pans N kns, 2A689W104 rMW Mt Atlt6tt 18 1x0.1, ppuugqMMtltl 62 M,. Dwlgn./SuNay H.. Mder^n Aemc FW" Fmergenvy Manes .bc 3W1 Tbm•t. A.. A.Aa. W 583W I d� _ I I /1 ' I n- az- 24 -n-ec r -I rl I k IT aLY a,LT NC L_L_LIVILI V I I I - ]5 LANE N NW MTMYNDIIS - i 19y]\ CB RIM I ° S _155TH L - -_ ----- - Inv (N)-89117 8 Inv B]]0 B B9] \ - - / Inv (Sr0- 801.58 � � ` v v..• •. >'" - -ter I d� _ I I /1 ' I n- az- 24 -n-ec r -I rl I k IT aLY a,LT NC L_L_LIVILI V I I I - ]5 Tray se" I - ( t-sd\ i v — ardedmget b b }en a n Proposed / to m I O'mt o q d u ^ter / MI6 �.. I- 1___ •. J 301 x _ )l-- -wt_ Easnent I fon .ewm Ec mt fey 1� ! m ed Wet b M wrest °P _7 - _ "sdlat -- foJ _�_ >�39-- -_____ - - -__ I Pmpo Ped Tr (I I 1 Ecq.msn,?ter. w _ - _ LLI 14 n- En CJ _I_ nT — — — — — — — _ d1 ' LOT /S ~Id l yF- . n A w.R dal M bat Ise rIB i a�s i J I zl. I ewg (YJ``� `4-141 1 l 44p Lem L7 _ _ $ l�n 30 WRonq I - - -- --6 eSemm ip be \ _ _ IIp1 ,/ ,. pm .ec aE9.rn-t b _\ -]z- __ .. \ 11 a -- / ( ed obese J t -- \ I____ -_ °s e,Iar AldYm, al((QGI I L.vT =r i.i/ \ o LOT I / \ / n $MvER. \ sews.- I \� � (-\ \! � I x venu Yalu r I I /\ M�Odnxuimne01ie. L ., Z\ / ` \\ FIL/L_L_L/ VV y tl1 I ` C/\ / t N O 30 0 30 N SCAIE IN FEES I 56 In �I�Im Litt' T . I\ 1 I \L I I I I I_r I I I I I I I I I I 4 I I I I I I I I I I I I I I I 1 I '1 I I / 1 I If Ts � so IM I Q x IZ t Z } Z IQ I 31 Q I� >,= 1 Ld.l J � I oi¢ m 1 LLJ z�a NO < Z 2 I IZ 1 � I O I ]s / I I I sly" I 11 I ! � I I 0 le T 1 E m I ym-j °c G`a'a p gme.c e E -v e z ^�Ttoe o� V�J \ `noam Y� LTa ^m3 m m m c- ccl ss LPpO..yv�g U� test d) IF 1/ 2s I I SE I 1 I P A PA I P t p i pd I y4p�+w d i I I � � I d) Ay�1i•4 P425 (,q I H LANE N NW MTMYNDIIS - i 19y]\ CB RIM I ° S _155TH L - -_ ----- - Inv (N)-89117 8 Inv B]]0 B B9] \ - - / Inv (Sr0- 801.58 � � ` v v..• •. >'" - -ter - ( t-sd\ i v — ardedmget b b }en a n Proposed / to m I O'mt o q d u ^ter / MI6 �.. I- 1___ •. J 301 x _ )l-- -wt_ Easnent I fon .ewm Ec mt fey 1� ! m ed Wet b M wrest °P _7 - _ "sdlat -- foJ _�_ >�39-- -_____ - - -__ I Pmpo Ped Tr (I I 1 Ecq.msn,?ter. w _ - _ LLI 14 n- En CJ _I_ nT — — — — — — — _ d1 ' LOT /S ~Id l yF- . n A w.R dal M bat Ise rIB i a�s i J I zl. I ewg (YJ``� `4-141 1 l 44p Lem L7 _ _ $ l�n 30 WRonq I - - -- --6 eSemm ip be \ _ _ IIp1 ,/ ,. pm .ec aE9.rn-t b _\ -]z- __ .. \ 11 a -- / ( ed obese J t -- \ I____ -_ °s e,Iar AldYm, al((QGI I L.vT =r i.i/ \ o LOT I / \ / n $MvER. \ sews.- I \� � (-\ \! � I x venu Yalu r I I /\ M�Odnxuimne01ie. L ., Z\ / ` \\ FIL/L_L_L/ VV y tl1 I ` C/\ / t N O 30 0 30 N SCAIE IN FEES I 56 In �I�Im Litt' T . I\ 1 I \L I I I I I_r I I I I I I I I I I 4 I I I I I I I I I I I I I I I 1 I '1 I I / 1 I If Ts � so IM I Q x IZ t Z } Z IQ I 31 Q I� >,= 1 Ld.l J � I oi¢ m 1 LLJ z�a NO < Z 2 I IZ 1 � I O I ]s / I I I sly" I 11 I ! � I I 0 le T 1 E m I ym-j °c G`a'a p gme.c e E -v e z ^�Ttoe o� V�J \ `noam Y� LTa ^m3 m m m c- ccl ss LPpO..yv�g U� test d) IF 1/ 2s I I SE I 1 I P A PA I P t p i pd I y4p�+w d i I I � � I d) Ay�1i•4 P425 (,q I H 896 155TH LANE NW _ RIM - 898.27 I �8g� - -_ —_� _— _ —_ —_— —_ _-- - - - -_— _ —_ — — (E)- 885._82-- \ CEI RIM - 898.07 —_ MH RIM - 897.05 - -- - - -- 885.37 \ Inv (N)- 890.17 's 8" PVC SDR 35 0.60% Inv (W)- 887.70 / Inv (SW)- 891.58 1 - -�`:.. • .1: "�a: .4t I 98� Sump-889.27 \ 12" D.I.P. CL.50 1 __ - --- — 898 - - - \ I I o — �—_\ _� __ __ ____ –____L I I _______ p. Clean . L I I x'899— — ._ — — _ —I I ( 41 W / LLJ I I I V) I _ —901 - d — ii.. / l \ N; W\ I y - - -- I I * i 3 'ems z , ; LOT /or- 1 / �Iz / I It J —9D,- W 1 I 1 [N / \I \ --902— • 2. . - ----------------- - - - - f-- -{ _________ � ^I -------- - - -3 ) e 51 b.82 - II ) i I 20 0 2D W iiiii SGLE IN FEET f V I 1 II 1 111111 I III I I�I II I I I II i i i III I j Y jl I if I 81211 I Illo�l I I I I III I I I I I lal I I I I I i I HF me or under my dIn°t .u,.M.I°n and that l CRC _ Hakonson Anderson ARBOR OAKS EXISTING CONDITIONS XSHEETS m o duly Lleomed I•rotu.tonalLand Surwynur under Ms me. of Me Sbb of M1.... a. mwR Civil Engineers and Land Surveyors SENIOR LIVING DMS 3601 Thurston Ave., Anoka, Minnesota 55303 I1I �/ oEDUR ''-�------ 763- 427 -5860 FAX 763 - 427 -0520 COMMUNITY Dots 4724712 Lic. No. 18420 sMN ___ www.hakanson— andenon.00m CITY OF ANDOVER. MINNESOTA '� Ezz: - -- -- -155TH LANE NW— _ - - - - — - — - — - — - — - — - - - -- - — - — - — -- T A CN 0 0, Q 1 10 (D 8 V 1 69e F— to- A 0 'pa 0< ct- p io- bQ -bc'- 0 B9 TO" 0- ' S!O- AD cl� -A LLJ z JQ 01 " - ----I I 1 0 0 —d-11507 1 I 1 a 1 V) � ch LOT 1 7 11 q ,9 1° o . FF=900.5 10 C, 10 0 .00 �y a '000 0 A (D A 1.9 Ol d,1 A IM I 0 04 �40— —901— 1�11 99., G4 —902— G, 'o — — — — — — — L — — — — — — — __\ C"O' >> wl fig- 02 -- — — — — — — 89 I III __j —903 — (D KEYED NOTES: TREE PROTECTION (D PROVIDE SILT FENCE AS SHOWN 1. SEE LANDSCAPE PLAN FOR TREES TO REMAIN. PROVIDE PROTECTIVE PROVIDE ROCK CONSTRUCTION ENTRANCE (2 MAX) FENCING TO MEET CITY REQUIREMENTS. 20 0 20 40 NO GRADING OR HEAVY EQUIPMENT WITHIN GAS PIPELINE EASEMENT PROVIDE INLET PROTECTION SCALE IN FEET DATE REVISION I hereby .01f, that thl. 'I.r, ep. M..e.n. or p.d v,.. prepared by me or under my direct d that I SHEET rof..l.n.1 E., SAW— PROPOSED GRADING, DRAINAGE AND 2 of the Mate of P. Civil Engineers and Land Surveyors EROSION CONTROL PLAN DNS 3601 Thurston Ave., Anoka. Minnesota 5530 SENIOR LIVING OF 04 763-427-5860 FAX 763-427-0520 4/24/12 www.hokonson-andemon.com COMMUNITY 4 he a duty Licensed P llrupe-.1511.1 an PROPOSED Anderson ARBOR OAKS Date Lie. No. 43381 SMN CITY OF ANDOVER, MINNESOTA SHEETS 3735.01 ---- - ---------- -- ------- 155TH LANE NW IM-898.27 A A (E).-885.a2-- CB RIM-896.07 MH RIM-897.05 -(N�L�-i85.37 Inv (N)-890.17 - — - — - — Inv (W)-587.70 8* PVC SOR 35 0.60% Inv (S Sump-889.27 12" D.I.P. CL50 A A 7 alcm 6- 0 - - - - - - - - - - - 4K- ADJUST SHUT OFF TO GRADE STM/MH 1 40 CB/MH 5 1 1 RIM-395.20 Clean RIM-897.20 I I 153LFO 0.72% 12 G.5Sx - -- - - - - - L - - - - - - INV=893.92 INV=891.60 1 oleo CB/MH 7 (VERIFY) I I REMOVE WATER (VERIFY) I out CB/MH 6 1 RIM=898.20 SERVICE, INSTALL I RIM=897.40 I INV=893.40 I HYDRANT AND VALVE INV=892.70 I S PER CITY STANDARDS 75LF 6" PVC SANITARY I SEWER SERVICE 0 I.OX MEND 6' WATER SERVICE Inv 5 5.7 VERIFY WITH MECHANICAL Ld Lij STU /MH 2 RIIIII17 IV=1894::0 O N < 4 y cv- fig A A 0 M z < < �30T 1 0 RINI INV=896.40 0 z '21 LOCK I I a H n 1 U IL A CS 4 fi RIM=898.50 A A INV=895.50 w eY I CB 9 1 I TOP=818.60 I I INV=895.60 j97LF'Q' —0-51% CB/M I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I R IM 4 '8.0 1 24, - - - - - - - -- 7= - - - - - - - - - - - - - - - - - - - - - INY=494.60 I - 1- - - - - - - - - - - - - - 0 I r\ A F I L L U VV KEYED NOTES: CONNECT TO EXISTING STORM SEWER STUB. VERIFY LOCATION AND ELEVATION. REPORT ANY DISCREPANCY TO ENGINEER INSTALL RAIN GUARDIAN PER MANUFACTURER SPECIFICATIONS ADJUST CLEAN OUT TO MATCH FINISHED GRADE 20 0 20 40 VERIFY LOCATION WITH MECHANICAL StALE IN FEET DAT REVISION I lemeb, chodif, that Me plan, pec4flacti... or mpad ... MM P. prepame! by me ar under my direct supaMsion and Una I sNEET ... . .... ........ ....... land E.11 ... r u.d., the I... BAW Hakonson Anderson ARBOR OAKS UTILITIES at the State of I Civil Engineers and Land Surveyors rv8 M�7-5-p DIVIS 3601 Thurston Ave.. Anoka, Minnesota 55303 SENIOR LIVING or SmInt Id. NIZON. F.L sets a 763-427-5850 FAX 763-427-0520 Date Uc. No. 43381 SMNI -1 sxEErs I www.hokonson-andemon.com COMMUNITY 4/24/12 1 A CITY OF ANDOVER, MINNESOTA 3735.01 1 " -2" WASHED ROCK CONSTRUCTION ENTRANCE NO SCALE POST LENGTH. S FF. MIN. AT 6 FF. MAX. SPACING PLASTIC ZIP TIES (SOLO TENSILE) LOCATED IN TOP Be' BUNOFFOITAW GEOTEXTILE FABRIC, 36" WIDTH s� 0 • W O � • W N N O a SLICE S " -I3" STANDARD MACHINE SLICED SILT FENCE NO SCALE t /2" R. 6 "I-� II 3" R /4" PER Fr B612 CONCRETE CURB & GUTTER HDPE FRAME INSERT. SIZE TO MATCH CASTING. HDPE INSERT BASKETS SHOWN WITHOUT FILTER BAGS. 400 MICRON FILTER BAGS REQUIRED INSIDE BASKETS EMERGENCY OVERFLOW PORTS STORM DRAIN INLET PROTECTION TYPE 2 POST -CURB //su runt flavE FER YMM SPFLEMATRM w, NNUM. / -...- - .. -.�.. .... . ..... ... -. ..... ywy dl. pvparW h .; or une.r my elrE .up..M. eve 1...I RAW --- - -- Hakanson Anderson ARBOR OAKS DETAILS SHEET em v euM ❑am.e Pvhni.nvl EnYlnur uneo M. No 0 IM sfah o1 Mlnn ? 4 se" Is Civil EnGineen and Land Surveyors e %_ DMS 3601 Thurston Ave., Anoka, Minnesota ss3D3 SENIOR LIVING OF , Krm pF®B 763 - 427 -5860 FAX 763 - 427 -052D }Z I N COMMUNITY 4 Date 4/24/12 Lic. No. 43387 SMN www.hakanson- andenon.com I�: CITY OF ANDOVER, MINNESOTA SNEETS F ARODum TIDE A - EIS FD CE 111£7 SEYYFNf MhF �� Y eYYnR 0 6 ® ® xaEc 1 ® ® ® D 0 q SIOT MR / lov,a ru i1TRt ILEDIYFM MY7PoL sue. .,vlv fRAYE TOP VIEW -1EEIE Wryer SMNFKAlN mix I-� -ET•�� III -- ���'ttt •srolel RFARI am rRomm Im SIDE VICW - svmolr cox u wY SEDIYEIIT Ca1nROl RIRRIFR FR1Y( _ -pF9pY0 FOR AFMOARe U eR Sl A� MC1A (� RN." 1NFRASAFE - 24" OR 270 SFIrucNF GnYTen! BARRIER As WIW�ACN.. R RJIAL FMtMYYCY7K M1dR -...- - .. -.�.. .... . ..... ... -. ..... ywy dl. pvparW h .; or une.r my elrE .up..M. eve 1...I RAW --- - -- Hakanson Anderson ARBOR OAKS DETAILS SHEET em v euM ❑am.e Pvhni.nvl EnYlnur uneo M. No 0 IM sfah o1 Mlnn ? 4 se" Is Civil EnGineen and Land Surveyors e %_ DMS 3601 Thurston Ave., Anoka, Minnesota ss3D3 SENIOR LIVING OF , Krm pF®B 763 - 427 -5860 FAX 763 - 427 -052D }Z I N COMMUNITY 4 Date 4/24/12 Lic. No. 43387 SMN www.hakanson- andenon.com I�: CITY OF ANDOVER, MINNESOTA SNEETS s �PAOP ®�1 MONUMENT SIGN ELEVATION SCALE: NO SCALE L' CONC. SLAB W /84'. • 24'[ EACH WAY AND I' -O• TNICKENI EDGES ON L• GRAN. FLL TRASH ENCLOSURE SECTION A3 SCALE: V2• • 1 -O' 3' -O• HEAVY DUTY TO IIATCHPBUILDING SYSTEMOANDWPLATEMG DETAILR4/A3 It i iiffogm 2'X2'XI/4• STL. a MATCH MAmA BLOC. CULTURED STONE _ - - - - I' ' - POWDER COATED METAL TO MATCH BULD8NG _ - _ - - _ - PAINT TO MATCH MAIN ' BUILDING Q SIDE ELEVATION 3 seALE: I/4 -I' -a 2 FRONT ELEVATION 3 SCALE: I/4• - 1' -0• POWDER COATED METAL COLOR TO MATCH MAIN BLDG. POURED CONC. WALL 2'X2' STL. DOOR FRAME CONTINUOUS HEAVY DUTY NINGE� WELDED TO STL. POST AND DOOR FRAME JAMB ® GATE DOOR '1J SCALE: 11/2* - 1' -0' CULTURED TO MATCH PARKING REQUIREMENTS NOTE: PARKING STALL SIZE = 10' -0" x 18' -0" ASSISTED LIVING: 10 UNITS RESERVATION OF I STALL / UNIT REQUIRED = (10) PARKING STALLS PROVIDED 1/2 STALL / UNIT REQUIRED = (35) PARKING STALLS EMPLOYEES: 8 ON MAJOR SHIFT Id EMPLOYEE PARKING = (8) PARKING STALLS REQUIRED SURFACE STALLS = (35) PARKING STALLS PROVIDED SURFACE STALLS = (-42) PARKING STALLS PROVIDED GARAGE STALLS = (1) PARKING STALLS I \ /) I _• I 1 I 68.72.___ -_ T 1x12.4436" Wetland ME7lAND EDGE QRAINACE AND A$f,; -_ 165.18 _ fl 40.77 0 - 1- 0110'05- -------322.50 67 I'08 9 155TH LANE N. W. i I I I I I I I L F8 28. - OBro126 _ BIT. PATH 34 ' _ _• -M•� _2• ' B�T�i TR'- -- 4'CU+ 219XZ__ I NR6� 46.10 _ ~ �I 3 - -- - - -- / I i ____ CUIgL I I I I p I I IS I PRO011 OI! KING k -_ _ -_ -J _____- 0 B 59- I K m ? I 1 _ - _ ! __ d__ N I I y [ - TREES E EXIST. MO M T `. �I Z I- y - - - -� _ - __- T -_ - - -' POLE 1 1 rAR§A T F� ol WI ' n I �I In ��Jjj IELEY -A{ 21 WI a I ' I I f I I I I I D I ,Y I N Q R I• W O 6 I Lp 1 l REFUSE Q B0 I i O I I I 0 I — 'r 1 D I m .1 I I IN, y. DELIVERY ' NOI \`\ AREA i \ - -- t ° 1 I __ 1 Try - I POND - - - - -'' _______ _____> -'� 14-2 °a or Ew -___ IEEE STING T - --- EXISTINGTREES - ` - - - -7Pg 7R6 -- O R•W'4 _y _____ __ - I AREA ___.126J21 ' - -- -__ EXISTING TREES N F Q X fi0 O L L O 10 UNIT ASSISTED LIVING FACILITY 80,418 SP. W PARKING: ^SITE TUCKUNDER GARAGE STALLS = l SURFACE STALLS = 19 SCALE: 1:30 FUTURE STALLS Il TOTAL REQUI RED PARKING STALLS - 10 FENCE I m I Z I I 1 y 1 I 3 I = I � I = I 1 Q I H I I I }} I Z 1 Q I U I I I I I 3 I z I I I I g I < I 4 N I � W I 0 I I m I I I I I p Z I C I = 75 i I i I I 4 I I I I I V) W H Q F- (n W W ly- U' m Q U