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HomeMy WebLinkAbout2013-05-09 Planning Report TPC ENCLOSURE 4 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 9, 2013 RE: Oak Park Heights — Oak Park Senior Living Phase III — Planned Unit Development Amendment - Proposed Memory Care TPC FILE: 236.02 — 13.01 BACKGROUND Mike Diem of Archnet, representing Oakgreen Commons, LLC, has submitted an application for amending the Oakgreen Village Planned Unit Development (PUD) to allow for an increase in overall project density to 335 dwelling units, to add a 30 unit, two story addition to the existing Senior Living Facility, and to relocate an existing three unit townhome building. The addition would extend to the west of the Senior Living facility and would be connected by a walkway. The existing three unit townhome building would be relocated to the site facing an existing four unit townhome structure. The Applicant also proposes to add a dining room enclosure over the existing patio on the east side of the Senior Living Facility. The changes to the PUD occur at the north side of the project site between Nova Scotia Avenue North and Oakgreen Avenue. At this time, the Applicant is looking for approval of the revised Master Plan, and PUD General Plan approval for the proposed Memory Care building (Building 3), moving the three unit townhome building and adding the dining room enclosure to the Senior Living Facility (Building 1). General Plan approvals for Buildings 4, 5, and 6 will be by a separate application at a later date. The General Plan approval for the Oakgreen Village project was recommended by the Planning Commission on May 8, 2008 and approved by the City Council on May 27 2008. The most recent amendments to the plan were approved by the City Council on January 31, 2012. That approval allowed an overall density of the development, including the existing townhomes and the Senior Living facility to not exceed 291 dwelling units. The review is based upon the following submittals: Exhibit 1: Existing Conditions (C1.1) Exhibit 2: Master Plan (C2.1) Exhibit 3: Layout Plan (C2.2) Exhibit 4: Open Space Calculation (C2.3) Exhibit 5: Grading and Erosion Control Plan (C3.1) Exhibit 6: Utility Plan (C4.1) Exhibit 7: Landscape Plan (L1.1) Exhibit 8: Lighting Plan (E1.1) Exhibit 9: Certificate of Survey Exhibit 10: Storm Sewer Easement Sketch Exhibit 11: Title Sheet (TO) Exhibit 12: Dining Room Addition (A1.0) Exhibit 13: Basement Plan (A1.1) Exhibit 14: Floor Plans (A1.2) Exhibit 15: Roof Plan (A1.3) Exhibit 16: Enlargement Plans (A2.0) Exhibit 17: Enlargement Plans (A2.1) Exhibit 18: Elevations (A3.0) Exhibit 19: Project Narrative from Tim Nolde, April 3, 2013 Exhibit 20: Existing Site Pictures Exhibit 21: Memo from Chris Long, City Engineer Exhibit 22: Approved Master Plan, January 12, 2012. PROJECT DESCRIPTION Tim Nolde has provided the following narrative related to the request for the PUD amendment: Due to extraordinary demand, Oakgreen Commons, LLC desires to construct a two story, 30 unit Memory care addition to its existing building. Said addition would extend to the west and be connected by an enclosed heated and well -lit walkway (see attached drawings). The most recent plan calls for the removal and placement of the existing three unit townhome building to the site facing our four unit townhome structure. The attached Layout Plan is the basis for our current request to modify the PUD. On a lesser note, due to the increased demand, we would like to enclose our outdoor patio, thereby making our indoor dining room larger. Drawings and conceptual plans for this request are hereby attached. The visible changes to the previously approved plan are as follows: 1. Due to the Council's concern for emergency vehicles, 59 Street is widened to 36 feet and street medians on 58th and 59 Street are to be removed for easier vehicle access. 2 2. We increased the amount of off street parking from 24 stalls to 58 while maintaining the same amount of "green space': 3. We condensed the two buildings consisting of 44 units into one of 36 units. 4. Total unit count has increased to a "possible" 351 units from the previously approved 291 units. 5. All proposed townhomes which face the Goodwill store have been eliminated due to marketability. 6. The patio abutting the original Oakgreen Commons Building will now be enclosed. We think these changes enhance and reason well with this site. The apparent increase in density is illusory, since we are asking to expand our Memory Care units and decrease the amount of units which add traffic, residents and guest, by 12 units. The residents of the Memory care units never drive, nor avail themselves of outside services. We view this increase in units as an entirely different "use" of the site. By condensing the two 22 units buildings, we are actually increasing the amount of "green space", while increasing parking. The entire project looks more symmetrical, with the two townhome buildings across from each other and the two buildings condensed into one. We are also requesting the Council to approve the issuance of Tax Exempt Revenue Bonds for this addition. The approximate amount would be $4.9 million and would be non - obligation on the City's behalf. The units proposed with this amendment are as follows. See Exhibit 2. Existing Memory/Senior Care — Building 1 120 dwelling units Existing Town Home Units 11 Under Construction Senior Living — Building 2 62 Memory Care — Building 3 30 Memory Care — Building 4 30 Senior Living — Building 5 32 Senior Living — Building 6 50 Total 335 dwelling units 3 ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning — B -4, Limited Business District Present Use — Highway 36 orientated commercial development, Goodwill and the Xcel Energy power line easement South of Site: Present Zoning — O, Open Space and R -1 Single Family Residential District Present Use — City park land and a single family neighborhood West of Site: Present Zoning — B -4, Limited Business District Present Use — Lowe's /CSM Commercial development East of Site: Present Zoning — B -4 /PUD, Residential Planned Unit Development Present Use — Existing Memory/Senior Care and Senior Living (under construction), and Oakgreen Avenue Comprehensive Plan. The 2008 Comprehensive Plan designates this area as medium density residential. The increase in number of approved units places the area into a high density residential classification for land use purposes. The land use classification of the Comprehensive Plan was changed to high density residential in 2011. Zoning. This property has been designated as B -4, Limited Business District which accommodates residential development as a conditional use. As such, the underlying base zoning district is B -4, Limited Business District with a PUD overlay. The B -4, Limited Business District lists two- family, townhomes and multiple family dwellings as a conditional use. The performance standards of the R -3 Multiple Family District must be complied with for residential development in the B -4 Limited Business District. Subdivision. The Applicant has provided a certificate of survey to accomplish a lot rearrangement with a new legal description for each of the new lots. This could be addressed by the City through the Minor Subdivision process. The Applicant has discussed this with Washington County and it is acceptable to them. The Minor Subdivision, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attomey. Park Dedication. Park dedication has been satisfied for this area. The applicant paid the maximum percentage (14 %) of equivalent cash value as part of the original approvals in 2006. Project Density /Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Elderly housing requires 1,000 square feet of land area per unit excluding right -of -way and wetlands. The multiple family requirement is 2,500 square feet per unit. 4 The total property currently under control of the owner is 770,186 square feet. With a total of 335 units proposed, the resulting density is 2,299 square feet per unit. As long as the project stays as a senior rental complex it would meet density requirements of the Zoning Ordinance. The development agreement will need to include a provision to assure that the project remains as senior rental and is not converted to non restricted rental housing. The application materials also indicate that with 770,186 square feet of total area, 421,340 square feet are open space. This results in 54.7 percent of the total development as open space. The City does not have specific open space requirements for development. Proposed Street Access. The existing roadway system that was developed for the Oakgreen Village and Oakgreen Commons projects will remain in place. Based upon concerns of the City Council and Staff, 59 Street is to be widened to 36 feet and the street medians on 58 and 59 Streets at Nova Scotia Avenue are to be removed for easier emergency vehicle access. The City Engineer shall review the plans and comment on the widened street and improved access. Trails /Sidewalks. The Master Plan as attached includes the locations of the existing public trails and the proposed and existing concrete sidewalks. The combination of the trails and sidewalks should provide adequate access within the . development and connections to the surrounding public trails. The Planning Commission should comment about the proposed sidewalks and connections to the existing trail system. Private Park. A private landscaped area with a gazebo is proposed just to the west of the Senior Living building (Building 2) that is under construction. There are no changes to this private park area with the proposed change to the Master Plan. Setbacks. Within a PUD, the base district setback requirements (R -3) are applied only to the perimeter of the project. The R -3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is in a corner, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one -half the sum of the building heights of the two buildings. The two proposed Memory Care buildings (Buildings 3 and 4) are set back approximately 15 feet from the internal roadway. The buildings should be moved back so as to comply with the 20 foot setback. The Planning Commission should review this setback and discuss whether the buildings should be moved back. All three of the Memory Care buildings (Buildings 1, 3 and 4) are interconnected and technically one building for setback purposes. 5 Tree Preservation /Landscaping. The applicant has provided a general landscaping plan that has been approved in the past as well as detailed plans for the foundation plantings around the proposed Memory Care building (Building 3). The City Arborist is in the process of reviewing the plan. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the applicable watershed authority shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer. All of the utilities within the development shall be private but built to City specifications. Lighting. A lighting plan has been provided that includes street Tight fixture specifications and locations within the private street network. Some of the street lights are in place and others are proposed. The proposed light fixture is identical to what has been used previously. It is a full cut -off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer /homeowners association. The plans indicate the wall light fixtures to be used on each of the proposed buildings. These fixtures are the same as what was approved for the existing Memory/Senior Care building (Building 1) and for the Senior Living building under construction (Building 2). As part of the PUD approvals, the Planning Commission and City Council will need to determine of these fixtures are appropriate in that they are not full cut off. A photometric plan has been provided that is compliant with the light intensity requirements of the Zoning Ordinance. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue and at the comer of 58 Street and Oakgreen Avenue. The applicant shall submit plans for these signs that are subject to City approval. Traffic. The applicant has previously provided projected vehicle count information for the proposed development. With the change in type of senior units and the fact that the residents of memory care facilities cannot drive, there is now less of a traffic impact. The traffic numbers are subject to review and approval of the City Engineer. Parking. The Zoning Ordinance requires the following for elderly housing: "m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one -half (1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated." 6 A detailed review of the existing and proposed parking is found on the Master Plan (Exhibit 2). With a total of 514 stalls, and 335 dwelling units, the buildings in the project comply with ordinance standards for elderly parking and leave additional spaces for staff and guest parking. The townhome units are all constructed with one stall each and are compliant. With the widened roadway to 36 feet, there is more street parking to serve guests to the proposed Memory Care buildings. The Senior Living buildings will all have underground parking to serve the needs of the residents. Adequate street and off street parking is provided for guests. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings or at ground level. The landscape plans show screening for ground mounted mechanical equipment on the north sides of the proposed Memory Care building (Building 3). Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash /Recycling. All of the trash storage and recycling will be internal to the buildings. The design of the driveways for the buildings accommodates roll out containers for pickup. Building Height. The Memory Care building (Building 3) is approximately 26 feet to the midpoint of the gable roof in accordance with the definition of building height. The building is in conformance with the 35 foot height requirement of the Zoning Ordinance. Unit Types. The Memory Care building (Building 3) will have the following unit types: 1 Level: Studios: 12 Units @ 440 Square Feet Each 1 Bedroom: 3 Units @738 Square Feet Each 2nd Level: Studios: 12 Units © 440 Square Feet Each 1 Bedroom: 3 Units @ 738 Square Feet Each The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. Building 3 as proposed is compliant with these requirements. 7 Architectural Appearance. The application materials indicate elevations and perspective diagrams from various locations surrounding the development. The appearance of the Memory Care building (Building 3) is similar to the existing building and the one under construction. The building will be primarily brick with upper level lap siding. The roof is hipped. The building connection will be primarily glass and flat roofed. The dining room addition to the existing Memory/Senior Care building (Building 1) will be one story, primarily glass, with a hipped roof. The materials and colors will match the existing building. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the review. B -4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B -4 District. The standards are as follows: Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. The development will comply with the specific Zoning Ordinance requirements for senior housing. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.C.6. All of the elderly units are at least 440 square feet for studios and 520 square feet for one bedroom as required by the Zoning Ordinance. d. Compliance with conditional use requirements of Section 401.03.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. There would be no conflict. 8 f. The density, setbacks, and building height standards imposed as part of the R -3 Zoning District are complied with. The building setbacks are not consistent. The Planning Commission and City Council will need to comment on the setbacks and project density. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. Adequate open space is provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. No incompatible land use arrangements are created. i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with. j. Residential and non - residential uses shall not be contained on the same floor. Not applicable. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission and City Council should comment on the architectural appearance. Development Agreement. The applicant will be required to enter into an amended development agreement with the City should approval of the general plan of development be granted. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION / RECOMMENDATION Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised with density, and setbacks prior to proceeding with a final 9 recommendation. Additionally the Planning Commission previously had limitations regarding the architectural appearance of the structure. This may also impact their recommendation. If the Planning Commission is prepared to make a recommendation it should recommend approval of the revised Master Plan with a density increase to 335 units, PUD General Plan approval for the proposed Memory Care building (Building 3), moving the three unit townhome building, and adding the dining room enclosure to the Senior Living Facility (Building 1) subject to the following conditions: 1. The Planning Commission and City Council shall discuss the increase of density to 335 units as presented in the Master Plan. 2. The Minor Subdivision, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attorney. 3. The development agreement shall include a provision that the Oak Park Senior Living Phase III will remain as senior rental and shall not be converted to non restricted rental housing. 4. The Planning Commission and City Council shall comment on the widening of 59 Street and removing the street medians on 58 and 59 Streets at Nova Scotia. All changes to the roadway are subject to review and approval of the City Engineer. 5. The Planning Commission and City Council and shall comment on the proposed private and public trail system. 6. The Planning Commission and City Council should comment whether the Memory Care buildings should be moved back so as to comply with the 20 foot setback requirement. 7. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The Planning Commission and City Council shall determine if the non shielded, residential style light fixtures are appropriate. 11. The applicant shall submit any plans for new signage subject to City approval. 10 12. The traffic numbers are subject to review and approval of the City Engineer. 13. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 14. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 15. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 16. The Planning Commission and City Council shall comment on the final building appearance, colors, materials and the variety between buildings. The applicant shall provide a materials board for all of the buildings to be discussed at the Planning Commission and City Council meetings. 17. The applicant shall be required to enter into an amended development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 18. Any other conditions of City staff, the Planning Commission and the City Council. 11 EXISTING CONDITIONS EXHIBIT 1 IA A 1 N z & „ w .. S rrr������ / / Ep A .tl L ,� �tl/IOtl ' 4 �m 0 20 40 110 EMIR TAE .., n, 12/10/1013 .. ,. -,... ,w.. LEGEND ih t'.1 ....1 - +`'^' ^• -____ PROPOSED PARCEL BOUNDARY e,a 12 -210 L � 4' y � - -..../ NOTES § a ,A: w Q EXISTING ROAD TO BE RELOCATED 1 ! K al II .. ,` Q EXISTING THREE tour TOWNHOME TO BE RELOGATED + 5; g 1 Q EXISTING ISLAND TO BE REMOVED (PAVED) Y @ a 1 e P w � ® EXISTING SENIOR HOUSING (PHASE I) O X w 1 Q EXISTING ROADWAY TO REMAIN "AS U 1 a r, O U Z Q Z 0 'g o 2 i ; 1 o I! S i V I i x 5 _ Z y I R � g N as O I W 3 RECEIVED APR 222013 t. C1.1 II MASTER PLAN EXHIBIT 2 \\ � J a A' / 3 TIAD J// PATH \ N E A {Q E S ( I PROPOSED e MA RY CARE 1 E XISTING MEMORY/SENIOR C ARE 3 � "..` ;,. 120 UNITS -', ___ - - gym 0 ..�„ WIDENED / MOORED 3SfT ASVE ROAD � 4 k I 112E11 , > MGM SCAM , .. ,o T T�� • 9 " " Aimee- P,LINIAK ,fYneA1 / Dow Lur LEGEND POP EA r 4 _s 1 I r11# 09/11/1013 ¢ y t' 'E " E � O n ���G 1,1 ® EXISTING/UNDER CONSTRUCTION BUILDINGS opts 32 UN ITS �- - PROPOSED BUILDING(S) pFmm TO J ie 11111111; Ni Nii.1111111111� • ''. FUTURE BUILDINGS m 12 -210 Ys ♦ ss —Fvwo m sr Rao. __ __ ,.__ ♦�•. • ■J t FF i f i R - 1ff 1 �! PROPOSED UNIT COUNT e 1 J 50 UNITS ... � - EXISTING ASSISTED LIVING - BUILDINGI .120 UNITS 3 p A 1 1♦ • ■ II. EXISTING TOWN HOME UNITS • 11 UNITS 1-11- I E I .:: ':- SENIOR LM MEMORY CARE NG- SUILD BUILDING BUILDING • •82 UNITS i '1 f \ m 30 UNITS i '• 3 MEMORY CARE - BUILDING/ xx .30 UNITS W G - ♦ �, SENIOR LIVING •32 UNRS S Pr ING BUILDING5 p® � F y y ♦� � III. h. SENIOR LNING- BUILDING 6 • 50 UNITS Ci • 1..r....ir1 Torsi UNIT COUNT • 335 UNITS 1 I CALDIb PDunm, ✓ ' S/ i ` ' IOR Lzv4w ••• l — UNDER CONSTRUCTION : . . ' • PARKING STALL COUNT (ALL EXISTING AND PROPOSED PHASES) 0 y . ASSISTED LMNG EXTERIOR • 31 STALLS 0- e . I' L -,��- - t _ . ASSISTED LIVING UNDERGROUND .28 STALLS a w TOWN HOME GARAGE • 22 STALLS g g / I _ TOWN HOME DRIVEWAY • 22 STALLS = F . I - LIVING _ I - - SENIOR LNG EXTERIOR • TALL 1..1 h j - `a �� _— s .pp C � / ��' SENIOR LIVING STALLS UNDERGROUNp • • 88 STALLS S Q �I i i� — FUTURE SENIOR LIVING UNDERGROUND (BUILDING 5) • • /8 STALLS .. FUTURE SENIOR LIVING EXTERIOR (BUILDING 5) • • 58 STALLS / - - FUTURE SENIOR LIVING UNDERGROUND (BUILDING 8) • • ]S STALLS •........ ��•' / EEEf:ROR:LDINGR SRIOR (BUILDING 6) V , �-/ • • ' T .514 STALLS • 1.53 PER UNIT 4 LL I K W ■ � PROJECT DENSITY SUMMARY Q 8 ToWl Properly Cunsndy In emerge( Owner • TT0,186 s.i. ! 8. 0 1 r Total Proposed Units • 335 L �.\ � �� --z Total Arse Par U nit. 2,298 s.f. Per UNIT 1,000 s.f. Per Unites Required /MO R C2.1 LAYOUT PLAN EXHIBIT 3 LEGS a ----- PROPOSED PLAYBOUNONry `, r ' PROPOSED CONCIRETE WALK EXJSTINC Paw �a, rq "' g di PROPOSED NEW BIT PAVEMENT 69 \ L: LAYOUT NOTES: I I BACKGROUND INFORMATION FROM FIELD SURVEY PERFORMED BY FEE, EC IN APRIL OF 1012. _ ADDITIONAL INFORMATION FROM ASBIdTS PRONGED BY THE Ott OF OAK PARK HEENTTS. FEE, N INC. OFFERS NO GUARANTEE AS TO THE ACCURACY OF INFORMATION PROVIDED BY OTHERS. � GEOFT SET Es 1111E RAOIMFACE OF CURB. ITS _ __ TT S6A/J'fP•f jUtS © LM T S 3) NOENSINS TO FACE OF CURB UNLESS NOTED OTHERWISE. �PS SUPONEON AN RATE OR T WORT FE A NET LEE. PROFESSONAA ENGINEER r _ _ -- _ ---r I t J. -. _ - _. - - _.. _ _ _ . G � T• M) PAVEMENT STEEPING TO BE WIDE WHITE PAINTED STRIPE ACCESSIBLE ACCESS AISLE STRIPING yyyrrPRRR��Cggq..RRR�KRsw O EL 1 1 3 _ SHALL BE SERIE WHITE PAINTED STRIPE IV ON CENTER AND AT A6 DEGREE ANGLES TO STAN. A CCC I ' PROPOSED MEMORY CARE O � 3 4 3D- L/NIIS FRISSON BOWE I 1 `.. LICENSE IV. 8 >o v (l+ CONSTRUCTION NOTES OF/11/ am .,.,,rte - i - � st "' a1E /' h u s a P to /ACT ,V `` Q CONNECT TO EXISTING ROAD/ CURB LINE CLOT EDGES) n' ./.1X I ' T n . � i -- areaxu salt. R M. w Fr SEEP L S ' REMOVE SIDEWALK IN AREA OF NEW COVERED WALKWAY SEEP S C 1 E L 51 .1 ae.MU X& / Iars� JW....t O. I E 11669 2 x I TEDt P/ - a 4. ��1211111111= 1211111111= 1211111111= = Z. I Q PROPOSED COVERED WALKWAY CONNECTION TO EXISTING BUILDING In N m R1/10(1E11 /�ELOGATEO l Q ® CONSTRUCT TEMPORARY PARKING STALLS FOR NEW MEMORY CARE FACILITY. ... 12 - 210 i j 1 TO BE REMOVED AS PART OF FUTURE PHASE. 3 U)VIKS - - . , a �M6 Q w w M 5 EXISTING DRAINAGE EASEMENT TO BE PARTIALLY VACATED IN AREA SHOWN. 1 © 5 a RELOCATED EXISTING THREE UNIT TOWNHO A TO BE PLACE ON NEW 1 ggg9 QQ CONCRETE FOOTINGSIFOUNDATION WITH CRAWL SPACE. ] a V i II .. ., I 0 NEW DRIVEWAY CONSTRUCTION W i ® 1 8 i I ® CONSTRUCT NEW ENTRANCE LOCATION ON TO EXISTING NOVA d ,i4' E SCOTIA AVENUE. PATCH CURB AND TRAILS AS REQUIRED. IM y tl p4 F8 �____ w® O I T c rDT fR6 fo tz'R. tee- cfmc .��, Rm I M OPH. ES11. TOP a t /R- 811WMOI5 YAT ti i 1 TG -1/2 - I ° - ---- -- 3 Ci a t/z �( / J I ° ° ° ° ° e BABE a 5- / i i a 12 1/2 I ,o -1 /z Q 6 0 U Z MODIFIED "S" SURMOUNTABLE CONCRETE CURB & GUTTER Q NO SORE 'Till, Z L g FFF ROOM FlNISN I NOTES TOOfD JJOINTS) : JOINT SAL I �O.S ( ��BETTED JOINT COARSE a 2 I T) JOINT SPACING SHALL MATCH WALK WIDTH UNLESS 1 `T/B Rpy MN DDT 11357 BITUMINOUS TACK COAT Q = SHOWN Z EXP IANBONOJONTSRWISEONBANS _ Fl �SANDCUSNpN MNOOTMSPECS 0 W A II WHERE WALK BUTTS ANY FIXED OBJECT SUCH AS WALLS, O w d y CURBS. MANHOLES. ETC. 6 AGGREGATE BASE, CI -5, COMPACTED TO >- S {I 21AB ON CENTER MAXIMUM OR AA SHOWN ON PLANS. AREMOIDEO JOINT FILLER IooX STANDARD PROCTOR dO S I PoIT OB ER SHALL MEET ABTM 0412, GRAY, HELP LEVELING, + SUBGRADE CORRECTOR AS RECURRED BY ENGINEER �/ NEER & `l WITH 'CKJONT SOP OR EQUA J SI DEWALK DETAIL MECHANICALLY COMPACT WOMAN OVER UTUTY TRENCHES TO NO LIME ABRIC TYPE 5, MAY BE REWIRED AS DIRECTED BY ENUNEER). ;BMA $ STANDARD PAVING SECTION DETAIL C2P2 NO SLAM ME, — EXHIBIT 4 OPEN SPACE CALCULATIO F S fri o ZWAS AP AVM RAN SPECIPUTOM OP \ �� I I !/RE ME RY a PROPoSEO MEMORY C ARE C ... I PaHwen F P o m Q anxu xxc. x- w n / ,. rc , T - --�, ` LEGEND O I ti , I I rill I I 1 i 111111111 U E %IBT INGNNDER CONSTRUCTION BUILDINGS DATE `� peew¢6 LK I Mw- 'Mee P � Auer / De. lue max. ." (-_ \ „,' PROPOSED BUILDINGS) FUTURE is -- -- Mxa,r , nno�,z te _ -- ' J TC Y .+ ;p FUTURE BUILDINGS . . • • ,. � __. Oft 12 -210 I 1 _ -1 1mi ,zii�G�ki.mmun / - •••• 1 . PROPOSED ROAD/DRIVE/SIDEWALK .. -- yS g VOWS . Awmm•e Rand mmo _..� , - - -- ----- eat eat 0 q § lit I r J a UR ,SO 4rNl7St L OPEN SPAC6CALCULAITO 1 .- r � I ■ � 1, �� AREA PERCENT k / o ., _, .... _ .... ..... ..... 1: ' , polo, :_ -.. BO. FT .1 OPEN SPACE OPEN SPACE pp �.. . 1 ID 2 Al 08, 008 30,805 90.8X _Ai: A3 88,30 J3,880 38 W 1 -� 7 � Y Y�: A• 180,086 Q�i A3 248,850 p,850 3s.ex \ E .. y i= ■ - 49,390 35.3% % EXISTIN ` N OR' ' U os.n tw,v6 1oJ,J30 w.eX ? a . / I UNDER mNSTRCKT2'N :. ••• E 05.8 138,300 137,000 83.6% O v3 • •' TOTAL 770,188 421,380 54.7% ”. , . i )- .1 0 ii) .i s _ sr�¢_�a z I Z y W 1 58TH 1STREET NORTH C 2.3 GRADING & EROSION CONTROL PLAN EXHIBIT 5 I 5 EXISTING POND AI S V N M Q� - E REPORT OAS PREPARED SY ■ , ( rz mne LICEME NO. �� 0 15 30 GO ' ' ---- _ - - - -- / oPOSED MEMO;PY CARE i .� I ' - — _ - _ PROPOSED 30- 4/NITS �wr acv ((WIVE ,�,..r r/‘ vf3 FIE PYS.00 I F) Ftaf !U9[R IN /MEWL WO/MR ♦ I 4 , FFE 9S'63c LEGEND Vi 9 4 4 F1. 4 . - - - - --- PROPOSED PROPERTY BOUNDARY I N lc, _ \ • • EXISTING STORM SEWER 0 v ✓ EXISTING CONTOUR w • EXISTING STORM SEWER ` . -1•••••••••....• PROPOSED STORM SEWER IML „ '° 1 , / 1 � 0 " 9'D PROPOSED CONTOUR aqE - I 0 AD T jI/ — PROPOSED SILT FENCE u 8 B ! • J 3 J u • P - ► / Oases .w YY a , PROPOSED SPOT ELEVATION w lt 8 1 1 ' 50 ' O WILMCO OR EQUAL INLET PROTECTION 4 r ( N _______ —x'p -"-__ i h m 1 E r_i - ,,,.ii, ,. U F e • • z 7AG AY: I • DIE7 rzunAC eo • 1 i' U N • m io= s w I w N G 2 s 8 O 1 UT$ O R C3.1 UTILITY PLAN EXHIBIT 6 a EXISTING POND o o i 6 EI I q \ 8F N \ \ REMIT 570RM MIER / e 5 x0 ®. , ,xn .x. a WIEWORT WAS PREPARED sr IE 011 WV MU • _ _ _ w ao«Fan S • ouLr svox ha,. O Tura / /RNA Av.., � rrrddd ��� r PAVRISED AVM .. �J �Q /T �/ O I/ CARE r f � i'1 Ie LICENSE . PF /11 /l0 WNAM 70 EX WAN IANERMAIN S70RM SEVER TO JE '. • �; 1 /� ° z' ] ME / ✓ // 09/11/1013 3 ✓ L. — 1 � I N07N a XC' TEL / VNL AND JIN mid /0NNk7 70 EXISTING WATERMAIN I MR F//ZRf EDVOLIG 07NN�DN -�v -i .iY'iiJ RMI ' 41' AATh CONERE7E ��� PAN a' 111. r � As tm V A - MF M ~ N9N OW' ME / VAR I - PIPE (/N97ER WAIANAY amcmA SCALE i ix - so rr • M EXIS701G EARN RAN TO E (SPLIT nor ANC LOAIEA,E I I_j1 \ J .c REMAIN. DISTAL 70 All AMMER :' k. �N/ M0'M0YI oeame +. • a ' - ew �:l1 ,.. ° II" - l N:: /u°. .1".. � 7, P.. J LEGEND comma Mwwrz opo/ comma ID EXLSTAG MANACLE WIIN_ n rA d A' 'S —� •• - \ , I,KAI �f' �� . . _ _ PROPOS PROPERTY BOUNDARY yp , 12 - 210 NW 6' AC SCN YO SE.B?L I Il. � !e 0 ‘,X . MR FLII/ORf ENILDIAG /1 30 ' I 1 -241 • ■ PROPOSED STORM SEWER W /M.H.. C.B. F.E. S. —es PROPOSED SANITARY SEWER WIN .H. b e - d 1 1 gg - � —1 STORM SD{fR S771e FOR ADAM MANACLE —Bw PROPOSED 8' W SERVICE b B ,y�. MR EXL57P AH G SAADARY EP _ A LOCATED PRASE [CNA�RIN aTOq R@Y/DE NOV A' SLY. NO SOME a I _ _ 3 uhihr a 70 ROAMED G'/ILOING _ � STORM SEWER TO BE REVMOVED P1 � 8 J I MOW STORM KINIRE PRASE STORM SOW 70 K DARN NEACES • • •• • EXISTING STORM SEWER 9 II r IN F!/ZRE PRASE I ( ii H STORM SGlER 70 EE REMI'IC W Fame post 0 'VL —. —. —. ,— EXISTING WATER p„ 1 1 MM'u I — — -- EXISTING SANITARY SEWER W J U AYaMS I m AMK M --� — e 6 11 NOTES , + ... Z ;,- . 3. d] _ A 1) SANITARY SEWER: S' PVC SCH. /0 0 (7 2 O� �. • '0 2) WATERMAIN B' DIP CL. 52 ATS+T BURY TO TOP OF PIPE a 1 F 2 �` a S � . 3) MINIMUM HORIZONTAL SEPARATION BETWEEN UTILITIES: 10-FT Q 2 0 _ __ -.- GCE,,, - -- - FUZRE SAW MISR /1011/7 /r�NEW M ANIAME IN FUR/RE P _ 4) MAINTAIN 1B' OF VERTICAL SEPARATION BETWEEN WATER O j V v • « r - ♦ 1 D SE I CO ANW ER. F A CONFLICT ARISES LOWER WATERMAIN TO EE 1 ^ ■ : MAINTAIN 13' OF SEPARATION AND INSULATE WATER. _ r I 5) CRY OF OAK PARK HEIGHTS ENGINEERING STANDARDS SHALL 0 Fn { -° I L _ °W I. BE FOLLOWED FOR ALL CONSTRUC ON Q • I °w �� es �� � 1 -------- --.44.4......----- ■ 4.— /=D� f Fi — � 11 1111 i f U' of wi I J H C 4.1 LANDSCAPE PLAN 1 EXHIBIT 7 I A 6 P. N fs COARSE SHREDDED HAROM�D MULCH E R COARSE SHREDDED HARDM OD L3I ILCH OYER HEM DULY FABRIC s ' SERF. CER227 10ST 111S OVER HEAD' DLIIY FABRIC PLACE STONES AROUND PCPORT 2/20 PK.. Or SCREENING EXTERIOR MECHANICAL LINKS AND ON TOP AND IN W VW. NC 122 OF 1212 3=6" FIELD STONE OVER ® ENTRACE OF CULVERT HEM DULY FABRIC TO HIDE /MAKE NATURAL 5E NO ® N/ � a7� e� a7d� i o o x j 00p., CROW = EE: I . _ J OA/11 /1013 �_ _ •.._,,' -• .= D.,E t I — , Q /� c`J� - - - -- EXTERIOR PROPERTY BOUNDARY °' 3 6" FIELD STONE OVER PROPOSED �/ /1�EM D�eY CARE ' •. { PROPOSED CONCRETE WKN � r I r ...pp., Dar FABRIC PROPOSED .30— UNIT - . C --s. 3 E•' FIELD STONE OVER � { PROPOSED NEW RN•. PAVEMENT NRWan � W.. 7F f r! ✓ HEMY DflY FABRIC .7„0 � 1 � i _ .. t2 -210 ool -3' BOULDER WALL • `; •� �I-f7 HIGH OVER HEAVY i DENOTES PROPOSEO DECIDUOUS TREE D • ,, O e e.. O DLO! FA BRIC / AV O • •. ape ��1� • ••• i - J d i 7 � ���h + OO AfOflly` %�AO�.� �� Il iiyii //iii. © at. DEND EBP PROPOSED ORNAMENTAL TREE D Inn ill. IS m ' ,z,,.DHw RD W -1 m m 0 - - - - DENDEaPRDPoEEDRNRDe ® m ° D S S M NRNYBD£, ® ® ® % . ROPoSEDPBCO ERHERW59NRUB ..a tz )D B.HS ruSURIn sDEI W � 8 Q DE NOSES PROPo SED/BDECIDOUB SHRUB .� DENOTES O ROPOSE WI PERM. OPOSED W P W COARSE SHREDDED DB. HAROMOOD MULCH " HwmDRND..E.ENx U OVER HEMY DUTY // �.uWNDBBPO NO . FABRIC / ( BNNUNP.DP RE�NB. «NNU P . D. TOPSOIL P $ 21 E S.. SITS BNN.BSIRMO,.OF.0M.LULD.~CCN,P.CTOR t.- m o 1 PLANT LIST FOR MEMORY CARE & TOWN HOME RELOCATION PLAN - •yy I 0. l = m PUN/ NAME LAIN NAME O AMOY Sere TMf a � 4 fii JE ® Z i / Q A SIENNA N 6a, NAP, Amt. X fREEMAM/ 'SIENNA GLEN' 3 3" OM. BIB B PRAIRIE FIRE au APP[f MA4/S PRA/RJE Cat' 5 2" D /A. GMA/NfR ■ - 0040. 1 O: C SEAMY' Amer A.unvIER AZNIFOLIA 1 I *5 CONTAINER L rv) T Z fy U E PIANO NINE BARR PMSOCARPIIS OPUL/FOLI S AN LO. "Ow," .I.0 N3 CONIAIAZ! _ ^ I — a g F PRINCE OE WALES ✓ONIPM JUNIPER/TS NACIEOMAL/S PRINCE Of MTN IS NI CONWNLP LO OJT: D I a y i 6 INN GLOIP JUNIPER ✓UN/P /RJR /I OMA45 L/AK ILdv" B #3 COMA /NfR - W • N SP /RU To, Sap,,, , SPI e E)uu AauA Toe' 19 A'1 Coa AUS.R ? / / • - Q -- = I ROSE gas* RU A MASNINEI ROSH taw. A/Asv,fKA II N3 COMAIMR J (�( U w I S)RANEfRRr ONOr DArcnr NEMEROLALL/S SrRANMERRr GINOY 66 NI CONTAINER CO a 0 z Q 1 1 1 a x REnxo TOWN HOME LANDSCAPE PL L1.1 LIGHTING PLAN EXHIBIT 8 \ illIllIlkoi It . _ II}�'�f EXISTING POND '�O Si .. ©� E L. ROKR7 .5 PRE.A50 AV v 1 Y Peoaoseo MemO er Ga eE y ,':',44' ...."7.."—Y.-7""--- « N OF NE ~ '1 PACPo.SfD 30 (/Nl/J .. r yr. • . AMMM .. ..., ".0: , ,' ......., .. .L.:.= ,,G u 1: rono 0 3S SO MO « « WM "' 09/21/10!3 DATE t l . u ... J ± v , / LEGEND _ m .E w . .. ,. ,� ...� . v u . . 4 n _ _ _ PROPOSED RE -FIAT BOUNDARY LIMITS m rr ... ... . v ...... « u .... u u « ,3/lo/m,l « wr u •• v. u ., u +. u u '.. t v , « EXISTING LIGHT TO REMAIN ,,,, n uJ ' I wmsEm I -j 12 -210 w • PROPOSED NEW LIGHT I e. L 4 « I , a I . # ,. .. u u .. u. ,.. ,, u e LIGHT INTENSITY V « • w At e' • EXISTING LIGHT TO BE SALVAGED/RELOCATED § Hy�y NOTES Y ��I METALLED DV AN ELECTRIC& • • ; • + v � A V . Y `.. ■" 11 ELECTRICAL TO BE DEEMNED AND _ PANNING AND NAVE BEEN P SITI ON PROVIDE COVERAGE OVER g S' 2) ALL LIONtSIWVE BEEN POSRNINE w E F .. .. �.: .uuuu uv.. r.r... u,.u,. . u. e .. .. 1 �. ..m E / Y F vv uut«uuv� 1 ««. A* w L . v . . , .. a. « « . .. .� . . ,.. - ' GLYKR B)AS/RllCT /I � � .. ✓ \ I ICAL E E NTRANCE/DAMP Z Q • " u « • `• y E ®.. M y M t �. � % �b . ... XTURE. 1 11 E� E1 y y SAMPLE Of EXISTING MO Z ti Y ,� . s 212 . C _ B� � u • « y 'k v ' b AKIN PROPOSED STREET M.N.. Q 4 . ,ell y w y T'4 4' . ... .. uw A u Y6w. w . « Zf7 9 W 'I .., .. v .. u v . �r- « g o . UOGTINO R �� 1 - f T YPICAL PRIVATE oEL r e yw . «� ,I N „:"„.Z-„'“'„" 1 = .- o i � A , Yu,. �! E1.1 CERTIFICATE OF SURVEY Foil:, Freeman, Erickson. Inc. IAND PLANNING • SURVEYING • ENGINEERING F FE 12445 55TH STREET EELMjOAA33 NORTH EXHIBIT 9 SURVEY FOR: LEGEND Oekgreen Villa, LLC k cow 775 Green Twig Way m wanaRRT wAp¢o w Stillwater, MN 55082 'su[wAa Ls rases.. m 6 s ro OnCeurX • OVIOITS FOUND VON(NONT. SIZE MD WRONGS AS NOTES .0 etcwaNS ME WM Sra -tcaa aeana s) a wt evAwn SnRR IS MYm a rxc ROOMED LEGAL DESCRIPTION: That pan ofOudot °, OAKGREEN VILLAGE, according to the plat p /T S 7 j /7/` r w• f -r' thereof on fife and ofmcord in t h e oftte Registrar ofohles, I- tee`• / \/ \i `!t_iC � Ln..r _i rr l_. �'�� Washington County, Minnesota described as follows; AA 'T) As;' -,',7 ..... a 1 .. s ,,, Beginning at the southwest caner of the east 24.00 fa P i s t of Lot3, m ,.1,../1 t Block 14 of said OAKGREEN VILLAGE; thence South 00 degrees 40 mingles 36 seconds West, bearings oriented to the plat bearings of said OAKGREEN VILLAGE, along a southerly extension of the 'ir rr-• i!' s west line of said east 24.00 feet of Lm 3, Block l4,e distance of a a! Y_: " _ ' 37.00 feet; thence South 89 degrees 19 minutes 24 seconds East a L.'.•.e_. i_l Co distance of 226.69 feet no the intersection with a line drawn from the northeast corer of Lot 4, Block 12 of said OAKGREEN VILLAGE % + I the southeast comer or4 3, Block 15 or said OAKGREEN VILLAGE; theca North 32 of degrees t 39 to m mro 12 seconds r Wen, S fJ o9' along said livea distance North sde ge f said southeast corner J t or Lot tro/ 29a E 202 36 .. /O __ 3, Block 15; thence No 89 degrees 19 minutes 24 seconds West //'' leri>1re um along the south line of said Block 15 a distance of 108.71 fat to to // p $ n% said N southwest comer of Lot l of Block lS; thence North 00 degrees Block N __ �sm (M 0000 a Cer Nw0 was.am.dwaea Zeta eo 40 mnnmes lfi seconds East of said the Block I se lass of add Wt l Block _ q 15 a distance or 56.50 feet N the northwest comer of said Lot 1, `2 thence North 89 degrees 19 minutes 24 seconds West along a north I(fI� tar! F, NernwR r4a4r . 1 ` .Ll I+ line of said oullot D a distance of 31 78 fa to the northeast coma a � `� 1! I'r '.r P of Lot 0 of said Block 14, then South 00 degrees 40 minutes 36 y _ ! seconds Wen along the east line or said Lot 4 a distance of 5650 feet r----"--- r----"--- r----"--- ._ .. `� i s ,i r .: •' „� j� err •` Vicinity Map . r- ----wt- to the southeast comer of said Lot 4 thence North 89 degrees 19 u 24 seconds de West, aloe the south lute of s 8"td Block gg Jpy // � ti 1-- ,S gl 3, 1798 - RIOW d distance atwe tar 6187 feet m the point of beginning. I I 5 1. O /� 1 ••• ^) v . � eR gr ow , Na ALSO I 2 5a ° f , A � q I, -+,---41-- t , ,' wand cw.,f ,v«n..nfn Lots 1, 2, and 3 of Block 55, OAKGREEN VILLAGE, according m the . a 8 1 t `' � ! ` . I plat thereof on file and of record in the office of the Registrar of Titles, I J` h l '• " J \ {� Lg4or Block 14 and the can 24.00 feet of Lola of Black 14, I ' r s \ / h I t \• �e , 1 Washington County, Minnesota _ 4 ALSO \ i � OAKGREEN VILLAGE, according to the plat Wetenfon file and _ - "' - ' n Z pet Ar '> • . - Z. L ` record m the office of the Re fTitles, Waebin grewro gron Court tY. I NsrX H'R OM ere, o m >/ r? , . Minnesota k J' C k., X - ...,k t" .. er raWw ` N -�! ALSO ; W� eo Outbt B, CARRIAGE HOUSE CO -0P AND ASSISTED .. r LIVNG, according w the o plat thereof on file and of record in We office of �_. 5 ' r -a.r ) VL /.'.:0 la N the Registrar of Titles, Washington County, Minnesota described CP N ` ~ LIMN k r follows: 'CI `��� o \ � `y _n ( r Beginning at the northwest comer or the east 24.00 fat of La i, .4�) -s rn e else ',4 r Block le. OAKGREEN VILLAGE, according to the plan hereofw {� file n of record Minnesota; in i the office ante 00 degree 0 Tid oron es. 36 36 Washington �` � • S 89'1924 E 22 6.69 \ c County, f reco thence ce to R egrces minutes seconds tr 2 y " .. T East, beannga oriented to the plat bearings of said OAKGREEN 4-..." -' ' y) VILLAGE, along a northerly extension of the west live of said east g 4{4s \\ F '• 24.00 f of Lot 3, Block 14, a distance of 17.00 feet; thence South - - - - - -- s \ '" — - 89 degrees 19 minutes 24 seconds East a distance of 202.36 feet to - _ - - - - -- "' • - - - the intersection with the west line of Lot 1, Block I of said CARRIAGE HOUSE CO -OP AND ASSISTED LIVING; thence South 00 degrees 40 mrooee 36 seconds West, along said west Hoc r r -, of Lot 1, Block I a distance of 17.00 feel to the northeast coma of 4 - - ' Lot 3, Block 15 of said OAKGREEN VILLAGE; tone North 89 t �,. I( "t degrees I9 minutes 24 seconds West, along the south line of said 1 L ., % ' 9 - 1 : .3 T A Outlot B. CARRIAGE HOUSE CO-OP AND ASSISTED LIVING a , distance of 202.36 fen to the point of beginning. B:. ;V f1 '571_-, p ��� t. 1 ��. B.LO X. li: • -ti ORM. SCALE o 10 20 40 SLII.2 IN Fat l Arnayaeraq ghat wa ranvy. planes report .w,pepped by maeor wensty dlr. wuri an andNorlan a dab 001001Lend Sum, under 1detaw of aeStale of 0/0300003. RECEIVED APR 222013 1717/13 M.1Yw9 D. • Nam Official Copia artN map re crimp a<drd Mr No. tee_ „mCawxnRLYSURVEY ninm- F... imam, Fa. I.._aaa...senr STORM SEWER EASEMENT SKETCH Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING F 1 L ® 12445 Y6oan (691 4394&I3 www.fre4r-caga EXHIBIT 1 0 SKETCH FOR: LEGEND Oakgreen Villa, LLC 775 Green Twig Way o 7g[airkN • � eNV i a P 45 a Stillwater, MN 55082 gl /,' KF: r `:� , rr" y �';; .<, ,. NMwaaNr. R MO MAR WINDS AS L^..4 1-4.--4.4 i � NOTES S .K �V I ft a • ,/,..,-;11-; ' 4-it � 'Vr r e/ aa:Nw.ws.wr rieW g. - YKt. NAOMI Cr r. mtA� ,area 1S BASED ON /NE ernMmrn LEGAL DESCRIPTIONS; TO BE VACATED 1 2 " 'a'M DRAINAGE AND UTILITY EASEMENT $ FROM PLAT OF OAKGREEN VILLAGE . " E 4102,36 .1 x,,-,;;;.43,,,,y S 1 / 1 � " .ems That pad of the Drainage and Utility Utility Easement recorded on the plat of . J, :I OAKGREEN VILLAGE, according to the plat thereofc file and of record il - A in the Office of the Registrar of Titles, Washington Cooley, Minnesota that — j S -7 A4 �K fella within that pan ofO described described u W Dofsaid OAKGREEN VILLAGE, I sy.�i.�v T 41st % / / / / / % / / / /jj p I — ,Mr— I ssr!�= � described follows: ?aRC % % / / / / / / / / / /� /// Beginning W the nonheaet comer of Lot 4, Block 14 of said 1 `ss �Yw OAKGREEN VILLAGE; thence gouty 00 degrees 40 minutes 36 r t :I : ~ K y seconds Wed, bearings oriented to the recorded bearings from said I Bpi av~ � j � // ^ '•, ,' plat of OAKGREEN VILLAGE, along the can Iow of said Lot 4, f � rc � B�O . ^ 'IN Blockl4,edistance of $5.50 then. the Bar 02 de 27 1 •• 4 "14A R M ` aI 1 �� "N s sates dfi seconds Wert, of 29.01 Ref; thence Sort 89 \ , � %/ )�l }� de 19 minWes 24 seconds East, a distance of 32.68 feet to the a . , / 33 '€ a) N.ti Vicinity Map intersection said OAKGREEN southerly VILLAGE; 0 O dLOt 1, Block I I / — I I �.i 3 . ��. SecfbnS 118w - R10W 15 of said d OAK Ecn VILLAGEGE; thence North W degrees ee ;emu L — �� 1 �i( � .b nI Park HYpkee ton 36 seconds do East, along said southerly extension of the weed \ ' - 4 . j / // r�� , N dsn w u�l Z • j ] t`) nbMhgtan OG Ibunf% YAnpotO line of Lot 1, [Hock l5, and the west line of said Lot 1, Block 15, a .'� N wA 5 � /. �, ... � distance of85.50[at m the northwest comer of said Lot 1, Block l5; 3 t : 1.7'3( r) thence North 89 de®ees 19 minutes 24 seconds West, along the nor .' W ''�; lice of said Outlot D, a distance of 31.78 feet to the point of C. y 'C ' Z , EASEMENT ,�� , n „ lad '. ' ti � � DRAINAGE AND UTILITY EASEMENT : - 1260 c.:;) ■ rel A 20.00 foot wide snip of land being tun ofOudot D, Lot J of Block 14, I igtO i • fn Lots 3 and 4 of Block I I. all in OAKGREEN VILLAGE, according to the ,:l 55 plat thereof on file and of record in the Office of the Registrar of Titles, 4.-"!, I t I C� , Washington County.Mionuota; also being pan of OUtlot B of CARRIAGE I a _ HOUSE COO-OP AND ASSISTED LIVING, according to the elm thereof .1 /— 1 ` a !{ O 2 Z '�, on file and of record in the Office of the Registrar of Titles. Washington / f � , � L vr 11. w T �" County, Minnesota lying 10.00 fm each side of the following described ✓tea. �/'' > 1 CA. A I f •a I I i „„,„ii,,,, 11 B::Lt'. ' ./. Commencing tithe northeacorn «of Let d, Block 14 of said I I I I `.tl OAKGREEN VILLAGE; thence South 00 degrees 40 minutes 36 S seconds West, bearings oriented m the recorded bearings front said plat of OAKGREEN VILLAGE, along the east line of said LW 4, I Block 14, a distance of 56.30 feet; thence South 02 degrees 27 I minutes 46 seconds West, a distance of 29.01 feet thence South 12 degrees 24 minutes 37 seconds East, a distance of 15.44 f to the coal point of beginning of the centerline to be described; thence _ Y SCALE South 77 degrees 35 minute. 23 seconds West ' a distance of 66.06 I _ � coo e; thence Nor W degrees 40 minutes 36 seconds Eea, a f m m distance of 59.02 the southeast corner of the east 24.00 feet 0 1 R or of said Lot 3, Block 14; thence continuing Nor 00 degrees 40 node IN del minutes 36 seconds East along the west line of said east 24.00 fee of Lot 3, Block IS and ifs northerly extension, a distance 0073.50 feet thence South 89 degrees 19 minutes 24 seconds East, a distance of 66.00 feet and said described centerline there • lkeeee. y NMyMc N ey. Ma. d n , Lice. terml I.* terminating. unan m t awe n. er of 0 dwM Mar /amoWpLlernMGwa.Mwye- w4e. Me fa nJMe Smrc aJMtiaemra. Date Now Official Copies of W. map= crimp rated Mg Ne 12-2100 CmmICA7 Of vwKr OMIT- em.n®m Glme. lac.- -ulardm a<mmd OAK PARK SENIOR PHASE 3 EXHIBIT 1 1 ARCHNET OAK PARK HEIGHTS, MN ©© PROJECT DRAWING INDEX architecture desl°i`�`""'I°`°'desire DIRECTOR °µ- SHEET. 'MEET NAME 333 N Maio SL Ste 201 - - -- — 9tlllw5ter MN 55082 OWNER �.� ' [ m ToTrnE SxeET 651430-0606 �S HDBAVrRD INC _ _--- - - '� ,. s,,� archnetusa.com GREEN TWIG WAY } PO 6dt 19 __ „, GI .I WSTING CONdT10x5 STLLWARR. MN 55082 _____ _ C2.1 IMSIER MN w —! C2.2 LAYOUT nAN aNMM1r 19x !n eNl C3.1 GRADING 9 EROSION COMpU. MN CONTACT: TIM 0 .05 IA 13ffiMa 5.3xL�5 N31 „NM al -- C,.I UTILITY PN OAK PARK P� ARCHITECT _ . SENIOR PHASE 3 .'. �. SSOe2 393 NORTH x 5TF[STREET AI ARCHITECTURAL DINING ROOM ADDITION TLLwnRR MII A 2 LOOM PUNS S COMACT. MICHAEL f. dfM . -. Iww.exbx �. AI .3 T IAN P 6 651,30.06 A20 [NIMG[M[M PUNS \ / I 5 30 29 9 0 A2 LA ENRGEMENT PUNS A30 ELEVATIONS eMwL N AID SECTIONS OAK PARK CIVIL ENGINEER - ° . , - - A1. SECTIONS A4 z SECTIONS 1042 NEWCK50N ' •= T A9.3 SECTIONS HEIGHTS, MN 12445 5 55, 5544 se. Suite A LACK, ELMO, Mx 55092 - 0A 9 SECTIONS A5.0 DETAILS COMACT: TODD ERICKSON A6.0 SCrI[INTERIOR US PHONE: 651439 -883 A INTERIOR ELEVATIONS EU. 651.930-533 ■ A8.0 ADA SPECArICATlp15 .nMxn,” CODE DATA A8.%G.. DETAILS 1 Revisions STRUCTURAL ENGINEER 241.11 n. ...... Yu.wT, 2013 INT. AIR BARRIER DErAxS DurEy eNDIxEEwuc9ASSOCMTES, INC Lam. 0.111/..... MM.. — Item Date 350 HIGHWAY 10 SOUTH - SUITE 101 N _ _ 5i. CLWD. MN 56304 burnt oum n.CaCe m. by MN, NW Mxs.. W11.1.8 .. C..m CONTACT. . RYAN J. 5EAKRi I' % 1113 i n5.5 u MOW :320.259.6515 ,- wr.vC ®neNpn No...... Group e,AWWUNrywmwmo [MAIL Mm ®edymq.cun y Nm.w.nu.npw.um, fax A31Aa .mryb..au0yl...emememrewhuen iVJIf u u.nu n. 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MnIXnW auH.uwnhbnl EMAIL: ae...o LN n a ' °b8v "8140 Registration Information a ®nen.Cdn wrnp . ^e me a:wnd.,s.wn 3000 1 hereby ELECTRIC. n.... 8 ..w _ °' a�dq x " ° nie "N an non, r rcPOrE wes P9e ELECTRICAL , certify that WR3E Plan, s MASTER PLAN urn 22.81. CANO .Mn 52.15.. A wart 07M.1.9.. 38,119. 0. 80,30520..2x. me or under ID RIVER ELECTRIC III P ° Pa ree by AYLOR FALLS. MN 555089 \ \ �J vuseArea c.kd.Nm N.w Mat l e, a a direct Supervision, and duly Licensed tare or �. � WMl, 1.00.f.,p,3PP139.M9nge lnr...n..5....1° under the laws of the state of 9350 Minnesota RIVARD a d eead wau ew euu.MS 11,515 M/5.555 MW. coma. ROSS -3535 , , . r .. —. _. _— prppu.. New no. of* S.mrin. Mssinnt, 3.mrin.lo.ea Minnesota PHONE 6514653535 5n.nrmaP.9xnm ewnm 50.080 Solon e.l.Narnumaw. .Ibn.u.ne.N.ry eon EMAIL wMeeteeel..uft � ' ' , �° -. .P.nn...Mw. Printed Name j w- ,.,.,,. xx mow,. 5.wbea.m,. m,.13 wanw,,.aea...IM...mn MICHAEL F. DIEM /� — -. II Tn ' j! Mn demMry u.nM. 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FLOOR PUN s ca rwx,L.n _ -V-33-0F5.3 iV SYrr �� . ••-- - ��..__ - — I I 100.p�1 3 , ..-a- Protect tip ; 12 -116 Orewing rvo O WEST ELEVATION O EAST ELEE.VATION Drawn By : CAL Checked By: Mrs A3.0 Date : 4/22/13 002013 ARCHNET, Inc. • P.O. 119 • STILLWATER, MN 55082 -0119 • 651- 430 -3981 • • FXHIBIT 1 9 OAKGREENCOMMONS, LLC March 31, 2013 City of Oak Park Heights Eric Johnson City Administrator 15330 58 St. N Oak Park Heights, MN 55082 RE: Oak Park Heights Additional Memory Care and Dining Room Enclosure NARRATIVE Due to an extraordinary demand, Oakgreen Commons, LLC, desires to construct a two story, 30 unit Memory Care addition to its `existing building. Said addition would extend to the west and be connected by an enclosed heated and well -lit walkway (see attached drawings). The most recent plan calls for the removal and placement of the existing three unit townhome building to the site facing our four unit townhome structure. The attached Layout Plan is the basis for our current request to modify the PUD. On a lesser note, due to the increased demand, we would like to enclose our outdoor patio, thereby making our indoor dining room larger. Drawings and conceptual plans for this request are hereby attached. The visible changes to the previously approved plan are as follows: 1. Due to Councils `concern for emergency vehicles, 59` street is widened to 36 feet and street medians on 58 and 59 Street are to be removed for easier vehicle access. 2. We increased the amount of off street parking from 24 stalls to 58, while maintaining the same amount of "green- space ". 3. We condensed two building's consisting of 44 units into one of 36 units. 4. Total unit count has increased to a "possible" 351 units from the previously approved 291 units. 5. All proposed townhomes which faced the Goodwill store have been eliminated due to lack of marketability. 6. The patio abutting the original Oakgreen Commons Building on the east side will now be enclosed. We think these changes enhance and reason well with this site. The apparent increase in density is illusory, since we are asking to expand our Memory Care units and decrease the amount of units which add traffic, residents and guests, by 12 units. The residents of the Memory Care units never drive, nor avail themselves of outside services. We view this increase in units as an entirely different "use" of the site. By condensing the two 22 unit buildings, we are actually increasing the amount of "green- space ", while increasing parking. The entire project looks more symmetrical, with the two townhome buildings across from each other and the two buildings condensed into one. Regarding the manner of trash removal; there will be no outside trash storage. The plan calls for storing our trash inside the lower level of the building. The maintenance engineer will roll out the containers at a specific time on trash day. Regarding signage; our plan is to keep our monuments and signs the same as were previously approved. • . April2, 2013 Page 2 We are also requesting the Council to approve the issuance of Tax Exempt Revenue Bonds for this addition. The approximate amount would be $4.9 million and would be non- obligation on the city's' behalf. Our current Memory Care facility is full and we have a significant waiting list. All other facilities in the St. Croix Valley are full also. The need for this type of care is increasing exponentially. By increasing our capacity, we are allowing those citizens who need this type of care to remain close to their families. Other advantages to the city besides allowing this invaluable community service is an expanded tax base and more local employment. We look forward to working together on this upcoming project. 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Ih tat � !� 11111 — 1:4, k s i m 11 1 1 1 1 1 . l �� h �c li 1 I I �� L ' i j i t I 1 11 , , 1 1, , 4 { 111 : ' i i r' 11 l�l ll , 1 { , 1 ' I 1 1 i,i 1 1 , f li t,lil � ; . x . i , i `1 } J 4 1, di ,,;i,} 1 , , dill ll� , u . i :I l a a n a . j i l � � � 1�� � 1,1 �� r 7 k, 1 i \ kr% Y • t \ lef— ' C�.1 I j �;. CO I. F •= oo o : _ 1 O ■c L :�1 � X11 � ,. ii__: _ . ii _.„... .s �� • F � '' a _ J �'�� i "iy 1 111 11 ,......,,,,.. `' , f 111 ., ,, 1,, - - ��II11 III . •, iii 41+ , i , +� 1 4h i , ; = E !..._ � ..,. of 7 Ili E _ ; �` III j 1t_ 1iiP � 4 i Stantec Consulting Services Inc. EXHIBIT 2 1 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636 -4600 Fax: (651) 636 -1311 Stantec May 9, 2013 Mr. Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. N. P.O. Box 2007 Oak Park Heights, MN 55082 Re: Oakgreen Senior Living Phase 3 — Plan Review Stantec File No: 193800151 Dear Eric: We have reviewed the site development plans received for Oak Park Senior Living, Phase 3, as submitted by Folz, Freeman, Erickson, Inc., dated April 3, 2013. Following are our comments and /or recommendations. Sheet No. C1.1 — Existing Conditions 1. Symbol 5 is unknown and needs to be identified in the Notes. Sheet No. C2.1 — Master Plan 1. Provide reasoning for the widening of the street to 35 feet. The existing roadway is 28 feet (face to face of curb). Increasing the road width increases the impervious surface area. Storm water rate and quality standards need to be reviewed with this impervious increase. Storm water calculations for the overall site (all Senior Living Phases) shall be provided. 2. The existing and proposed impervious surface area amounts need to be provided. Sheet No. C2.2 — Layout Plan 1. Symbols 3 & 5 are missing and should be identified in the drawing. 2. Show saw cut, Note 1, on western connection to Nova Scotia Avenue North with label. Sheet No. C3.1 — Grading & Erosion Control Plan 1. Additional inlet protection of the existing storm sewer structures between the existing streets shall be labeled and provided during construction. Sheet No. C4.1 — Utility Plan 1. Provide storm sewer design calculations. 2. All storm sewer design data needs to be displayed (rims, inverts, structure type and sizes, pipe slopes, and material). 3. Provide additional information and details for the 42" arch pipe shown under the walkway. It is our understanding this pipe is an emergency overflow to avoid potential flooding to the adjacent buildings. Stantec Page 2of2 4. Show abandoned sanitary and water services. The services shall be abandoned at the mains. As -built drawings need to be provided showing the abandoned services after work is complete. General Comments 1. It is unclear how the existing plats match into the proposed plat boundary. A map showing the existing and proposed plats for the overall Oakgreen Senior Living area shall be provided. 2. The scales shown on the 11 "x17" size plans are not accurate and need to be shown correctly. 3. The easement dimensions are generally not shown throughout the plans and need to be labeled. The City shall be provided the final easement documentation and verify these are recorded with Washington County. 4. As -built drawings need to be provided after work is complete, and must include utility information as well as emergency overflow elevations and final grading plans. If you have any questions please feel free to contact me at (651) 604 -4808. Sincerely, STANTEC a leip70, Go. Christopher W. Long, P.E. Attachments: None cc: Andy Kegley, Public Works Director Julie Hultman, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arborist Todd Erickson, FFE Jason Petersen, Rohini Ray, Eric Vidden - Stantec _ _ I // .r • � Folz, Freeman, Erickson, Inc. / r ___.__— ____ —_____ LAND PLANNING • SURVEYING ENGINEERING 12445 55Th -- T T y J 44 / C` 1� (-' °�P LAKE ELMO, S MINNESOTA 0 55042 / 1 6 1 1� 3 Phone (651) 4391833 Fax (650 4309331 3; . \\\\\\ EXWIBIT 2 2 '&W t 1' T ♦ �- N 1 : \ I „. � � LEGEND u r �,K�I 7-- , j::^ A Ca l — - - - - - -- PROPOSED RE-PLAT BOUNDARY LIMITS 4. Im{ v' Ilaa I I I EXISTING BUILDING uww PARK 1 e � r Et EXISTING ROADWAY RPIwN N I I I – 1 PROO.D AR DLwAL, I_ \”' } - J PROPOSED BUILDING II I _ IR�'uI'r+lRn � iP�G M,�alwp � 1 - — &WLDING 1 L BCILLDING 2 2 s‘ l' es i� _ LP j 2 2 l INIIS , - 4 OV� i - 1 1 PAM. s �.c � I PO IN UNIT COUNT _ � 4 _ ,,,, ; A i "r • 4 ; ti.' - ' I I EXISTING ASSISTED LIVING - 120 UNITS . ( � 1 _ Y � eFTae. � .i4 te @ s�l �, --- ,. N f TOWN H OME UNITS TO BE CONSTRUCTED = 4 UNITS r TOWN HOME UNITS = 11 UNITS � 1_I s; F s Ala � M a° /� TOWN HOME - _ __ 44' I C I -- > ++ r • • PHASE I - SENIOR LIVING UNITS = 94 UNITS II NOS r +� ' - - PHASE II- SENIOR LIVING UNITS = 62 UNITS 5 : 5 \ ' -- — �., 4 PT . , K AU (...'''N "trip t om„ °' j' TOTAL UNIT COUNT = 291 UNITS 1 ' m I EKSRD � o== I — C PARKING STALL COUNT (ALL PHASES ) r w a 4y � _ i- % = 1 ■ EXISTING ASSISTED LIVING EXTERIOR = 31 STALLS j 4 4 i ' I I - I EXISTING ASSISTED LIVING UNDERGROUND = 28 STALLS � / - (4 1 A (' • . '' EXISTING TOWN HOME GARAGE =22 STALLS 1 t NC q, O w5 F s - B � S EXISTING TOWN HOME DRIVEWAY = 22 STALLS �y r .ry,..xit a TALLs H .. � m & 2@ q ( PROPOSED SENIOR LIVING EXTERIOR 126 STALLS -1 \ y 41 '.J F s * " W �' t' • = I Ill d �J IA r PROPOSED PROPOSED SENIOR LIVING UNDERGROUND = 252 STALLS F a -- /ry^I l fi ° PROPOSED TOWN HOME GARAGE = 8 STALLS Y •- 3 ' ' .r /'�- PROOF O PAR G ME DRIVEWAY = 5 S RRR I STALLS i ,g•'- (•).c r ' I I I I N-! . . ; i ' 4 I TOTAL PARKING STALL C = 548 STALLS � � .}.,ti E A I ''/ ' h � ` , � "it I a _ �:r ,y I RAC - 0,-,0— + " "� OAK PARK SENIOR LIVING PHASEI &PHASEH 01405„, / / i r PUD AMENDMENT j ` ", ,% MASTER PLAN RD„ V ANCHOBAYPRO -OAK PARK SENIOR LIVING PHASE I -OAK PARK HEIGHTS, MINNESOTA - I'12/2011 SHEET I OE I SHEETS