Loading...
HomeMy WebLinkAbout2015-01-08 Planning Report TPC3601 Thurston Avenue N, Suite 100 � � OSURE Anoka, MN 55303 L Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: January 8, 2015 RE: Oak Park Heights— Oak Park Senior Living Phase IV— Senior Apartment Building — Planned Unit Development— General Plan TPC FILE: 236.02 — 14.08 BACKGROUND Tim Nolde, representing Oakgreen Villa, LLC, has submitted an application for Planned Unit Development (PUD) General Plan for the fourth phase of the Oak Park Senior Living Development. The General Plan is in conformance with the Master Plan created for the Oak Park Senior Living Development as approved by the City Council. This phase of the development includes construction of Building 4 as identified on the Master Plan. It will consist of a 36,414 square foot (footprint) two story senior apartment building with an underground parking garage. There will be 35 one bedroom and 27 two bedroom units for a total of 62 units. The underground parking garage will provide 80 parking spaces. The PUD for the Oak Park Senior Living Development which included the Master Plan and General Plan approval for portions of the project was approved by the City Council on May 29, 2013. This also included the Concept Plan approval for Building 4. General Plan approval for Building 4 is now required under this application. The review is based upon the following submittals: Exhibit 1: Project Narrative, December 17, 2014 Exhibit 2: Title Sheet (T) FFE Inc. Exhibit 3: Master Plan (S1.1) Exhibit 4: Existing Conditions (S2.1) Exhibit 5: Layout Plan (S3.1) Exhibit 6: Proposed Plat Exhibit 7: Lighting Plan (E1.1) Exhibit 8: Title Sheet (T) Larson Engineering Inc. Exhibit 9: Existing Conditions and Demolition Plan (C1) Exhibit 10: Paving and Utility Plan (C2) Exhibit 11: Grading and Erosion Control Plan (C3) Exhibit 12: Details (C4) Exhibit 13: Title Sheet (TO) Archnet Inc. Exhibit 14: Landscape Plan (L1) Exhibit 15: Landscape Details (L2) Exhibit 16: Basement Plan (A1.0) Exhibit 17: 1st Floor Plan (A1.1) Exhibit 18: 2nd Floor Plan (A1.2) Exhibit 19: Roof Plan (A1.3) Exhibit 20: Unit Plans (A2.0) Exhibit 21: Unit Plans (A2.1) Exhibit 22: Elevations (A3.0) Exhibit 23: Building Section (A4.0) Exhibit 24: Perspective Exhibit 25: Perspective Exhibit 26: North and East Elevations Exhibit 27: West and South Elevations Exhibit 28: Memo from Kathy Widin, City Arborist Exhibit 29: Memo from City Engineer— Nathan Warner—January 6, 2015 Exhibit 30: Memo from City Engineer— Christina Mlejnek—January 6, 2015 PROJECT DESCRIPTION Tim Freeman of FFE Inc. has provided the following narrative related to the PUD General Plan request: "This proposal is the fourth phase of the Oak Park Senior Living development. This proposal is in conformance with the approved Master Plan. The only change from the project Master Plan previously approved by the City Council is the order of the phases and that 12 units have been added to this building and taken from the final phase. This results in no overall change in density, unit count or parking. This phase consists of a 36,414 square foot(footprint) two story senior apartment building with an underground parking garage. The building provides 35 one bedroom and 27 two bedroom units for a total 62 units. The Architectural Plan set has the details of the building and units therein. The underground parking garage provides 80 parking spaces. There are 11 surface parking stalls provided in two lots adjacent to the main building entrance. Additional proof of parking spaces can be provided if necessary. The streets for this phase are previously built private roadways. The only new component for the street system is the removal of the center island feature at the entrance from Nova Scotia Avenue North. This revision was previously discussed and approved. As such, there is no TrafficNehicular Management Plan or Signage Plan. There is no site grading associated with this phase. The building pad is as it exists from previous grading activities. The grading will be only for the excavation of the building 2 and backfilling after it's built. The Civil Set has a Grading and Erosion Control Plan that has the details of the backfilling and erosion control necessary for the building construction. There is a slight adjustment on the proposed Plat of the boundary links in the northwest area of the building to better accommodate the front entrance and parking. A revision to the existing storm sewer easement is necessary at the east building line to prevent the building from interfering with the easement. This will require a vacation of the existing easement with new easement dedication, or a revision to the existing easement documents. There are no significant trees on the site. As such, there is no Tree Protection and Replacement Plan. There is a Landscaping Plan prepared as part of the Architectural Plan set." The proposed unit count for the entire development is as follows. Please note that the Applicant has requested that 12 units be added to Building 4 and removed from a future phase (Building 6). The total will continue to be 335 units. Existing Memory/Senior Care— Building 1 120 dwelling units Existing Town Home Units 11 Senior Living — Building 2 62 Memory Care — Building 3 30 Senior Living — Building 4 62 Memory Care — Building 5 30 Senior Living — Building 6 20 Total 335 dwelling units 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 3 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, and Oakgreen Avenue Comprehensive Plan. The 2008 Comprehensive Plan originally designated this area as medium density residential. The increase in number of approved units to 335 placed 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 proposed update to the plat for Oak Park Senior Living. The City Attorney had requested to review the title work related to the change. This will be processed in conjunction with the PUD review. The plat for Oak Park Senior Living 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. 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. 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 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 is 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. 4 Proposed Street Access. The existing roadway system that was developed for the Oakgreen Village and Oakgreen Commons projects will remain in place. Based upon previous discussions of the City Council and Staff, Lower 59th Street shall be widened to 35 feet after construction of the Building 3. Additionally, the street medians on Upper 58th Street North and Lower 59th Streets North at Nova Scotia Avenue are to be removed for easier emergency vehicle access. Staff has suggested that Nutmeg Court North could be shortened with a separate access to Nova Scotia Avenue North. By eliminating the connection to Upper 58th Street North, additional greenspace would be created in front of Building 4. The Applicant is considering a change to the plan that will be forwarded to the Planning Commission if received before the meeting. 1 Front Entrance/Access. Staff has recommended that changes be made to the front entrance of the building at the corner of Upper 58th Street North and Nutmeg Court North. The Applicant has agreed that the six parking stalls that access directly onto Upper 58th Street should be removed and replaced with an area for resident drop off and delivery vehicle parking. The Applicant will make a revision to the plan that will be forwarded to the Planning Commission before the meeting. Trails/Sidewalks. The Master Plan as attached includes the locations of the existing public trails and the proposed and existing concrete sidewalks. The detail plans do not include the trail on the south side of Building 4 as included on the approved Master Plan. The Applicant has indicated that this trail would not be at the same grade as the patios and access from each of the units to the trail would be difficult. Additionally the owners of the four units on Nutmeg Court North have indicated opposition to construction of the trail. The Applicant has proposed constructing a sidewalk on the north side of Upper 58th Street North to provide trail connections from the front of this building to the other parts of the development and to the City Trail system. The Planning Commission should comment on removal of the trail from the plans and the proposal for an additional sidewalk. 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 on 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. Building 4 is setback approximately 11 feet from Upper 58th Street North and 19 feet from Nutmeg Court North. Additionally the building is 20 feet from the existing townhouses on Nutmeg Court North. The setback to the townhouses had previously been agreed to in the Master Plan by the City Council. Staff has suggested that the Applicant look at options for moving the building south, away from Upper 58th Street 5 while maintaining the setbacks to the townhome units. The Planning Commission should discuss the setbacks and determine if they are adequate. Tree Preservation/Landscaping. The Applicant has provided a landscaping plan that includes detailed plans for the foundation plantings around Building 4. The City Arborist has reviewed the plan and found it acceptable. See Exhibit 28. The plan shall be subject to the final approval of the City Arborist. Controls for the irrigation system will need to be moved as a result of this development. The plans shall be subject to review of the City Engineer. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer has provided a review of the plans found as Exhibits 29 and 30. The City Engineer and the Middle St. Croix Watershed Management Organization 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. Lighting. A lighting plan has been provided that includes street light 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. 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 (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 for this phase of the development. The applicant may submit plans at a later date for development monument signs or directional signs. Those signs would be subject to City approval. 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 it A detailed review of the existing and proposed parking is found on the Master Plan (Exhibit 3). With an overall total of 508 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. Building 4 will have 80 underground parking stalls for the 62 units. Directly in front of the building will be five parking stalls, two of which are disability accessible. Additional surface parking stalls are existing and proposed in the development to add guest parking. 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 ground level mechanical units would be placed on the south side of the building and surrounded by landscape materials. 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. Building Height. Building 4 is 34 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 Senior Living building (Building 4)will have the following unit types: 1st Level: 1 Bedroom: 17 Units @ 770 - 820 Square Feet Each 2 Bedroom: 13 Units @ 1,141 — 1,357 Square Feet Each 2nd Level: 1 Bedroom: 18 Units @ 770 - 820 Square Feet Each 2 Bedroom: 14 Units @ 1,141 — 1,357 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 4 as proposed is compliant with these requirements. Architectural Appearance. The application materials indicate elevations and perspective diagrams from various locations surrounding the development. The appearance of Building 4 is similar to the existing buildings in the development. The building will be primarily brick with upper level lap siding. The roof is hipped. 7 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. 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. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. 8 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. 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 The Applicant has indicated that he may make changes to the plans and forward them to the City prior to the Planning Commission meeting. Staff will forward the plans to the Planning Commission members prior to the meeting if they are received. Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised with setbacks prior to proceeding with a final recommendation. 9 II If the Planning Commission is prepared to make a recommendation it should recommend approval of the PUD General Plan approval for the proposed Senior Living building (Building 4) subject to the following conditions: 1. The revised plat for Oak Park Senior Living, the title work, 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. 2. The development agreement shall include a provision that the Oak Park Senior Living Phase IV will remain as senior rental and shall not be converted to non restricted rental housing. 3. Lower 59th Street shall be widened to 35 feet after construction of Building 3. The street medians on Upper 58th Street North and Lower 59th Streets North at Nova Scotia Avenue are to be removed for easier emergency vehicle access. All changes to the roadway are subject to review and approval of the City Engineer. 4. The Applicant shall consider providing a separate access point for Nutmeg Avenue North to Nova Scotia Avenue North. 5. The Applicant shall provide revised plans for the front entrance of the building at the corner of Upper 58th Street North and Nutmeg Court North that eliminates parking stalls and provides for resident drop off and delivery vehicle parking. 6. The Planning Commission and City Council shall comment on removal of the trail to the south of Building 4 and the extension of a sidewalk along Upper 58th Street. 7. The Planning Commission and City Council shall comment on whether Building 4 is moved south, away from Upper 58th Street, while maintaining the setbacks to the townhome units. 8. The landscape plan shall be subject to review and approval of the City Arborist. 9. Plans shall be provided for the irrigation system subject to review and approval of the City Engineer. 10. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization approval. 11. All utility plans shall be subject to review and approval of the City Engineer. 12. The Planning Commission and City Council shall determine if the non shielded, residential style light fixtures are appropriate. 13. The Applicant shall submit any plans for new signage subject to City approval. 10 14. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 15. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 16. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 17. All trash and recycling storage shall be internal to the building. 18. 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. 19. 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. 20. Any other conditions of City staff, the Planning Commission and the City Council. Pc: Julie Hultman 11 ii Folz, Freeman, Erickson, Inc. FFE W4E December 17, 2014 S LAND PLANNING•SURVEYING•ENGINEERING EXHIBIT' 1 OAK PARK SENIOR LIVING PHASE FOUR BUILDING GENERAL PLAN NARRATIVE This proposal is the fourth phase of the Oak Park Senior Living development. This proposal is in conformance with the approved Master Plan. The only change from the project Master Plan previously approved by the City Council is the order of the phases and that 12 units have been added to this building and taken from the final phase. This results in no overall change in density, unit count or parking. This phase consists of a 36,414 square foot(footprint)two story senior apartment building with an underground parking garage. The building provides 35 one bedroom and 27 two bedroom units for a total 62 units. The Architectural Plan set has the details of the building and units therein. The underground parking garage provides 80 parking spaces. There are 11 surface parking stalls provided in two lots adjacent to the main building entrance. Additional proof of parking spaces can be provided if necessary. The streets for this phase are previously built private roadways. The only new component for the street system is the removal of the center island feature at the entrance from Nova Scotia Avenue North. This revision was previously discussed and approved. As such,there is no Traffic/Vehicular Management Plan or Signage Plan. There is no site grading associated with this phase. The building pad is as it exists from previous grading activities. The grading will be only for the excavation of the building and backfilling after it's built. The Civil Set has a Grading and Erosion Control Plan that has the details of the backfilling and erosion control necessary for the building construction. There is a slight adjustment on the proposed Plat of the boundary lines in the northwest area of the building to better accommodate the front entrance and parking. A revision to the existing storm sewer easement is necessary at the east building line to prevent the building from interfering with the easement. This will require a vacation of the existing easement with new easement dedication, or a revision to the existing easement documents. There are no significant trees on the site. As such, there is no Tree Protection and Replacement Plan. There is a Landscaping Plan prepared as part of the Architectural Plan set. 12445 55th Street Not i,Lake Elmo,MN 55042•Phone:(651)439-8833 •Fax:(651)430-9331 • Websitc:www.lk-inc.com Bruce A. LS 7I .Fmmao.LS w...■ ram! 31Va NOLLEIUJS30 ON IEF6IX11119)si CWBE[11139)m4I p�7 T 7 ZBOS�'NW'1i31VMTILLS NW'SIHO13H MNd)NO Z4OtS Y.IASINNVI biT DIVI�!!i .1J�J.Jj.'Jl Al 3SVHd ONNIl NOINES MNdNVO 4 yy;; 1UIlON I9SSSS HL55 51KI AVM OWLL N33UO SLL 'ti ONISdiNIONi • %M AIM • ONINNPMONY'1 'OM'OadAV9OHONV ouI•uosooug ftre uaaaa•zjog �Jt/d d 7111 N ,«.�. H m I..L 0 G N o W o m co v/ C Lo /r � Z O N IG) •C co O N Z to co CL N 2 p Ea w i- fn 2 `O C W c —J m in N Z CO w to . • _ = g v °r co s 0 U 3 co z U � � Cr) 3 H 2 0 cc 0 h a � aMn U Z W �, O c co 0 v CV 3 10ge� c V Z O cD N.c Irl c E W 15 u' M c 0 1. Wa) z pp co R+ d LL DC) rT; y- 2 3Z ovi W m w o c M a> >. L `° -, w u. ,n W � L o o 2 i o m m Z C7 co �/� m E N Y C V C�// . 1— IL - CO I— O F- a r co 1- a 0 \Z LL O . - c Z O V .+ N W ay 5a a m CO co r L rna co co c c 4 m y m ar •- 2 W J A 1 d Et O Q W 0 P r r r" 1- ct N M LT .J Cl) V) W a 0 ammo Nana MVO NOLLdNI3S30 'ON �tfb9[>U59I a3[[SP6ft 11591�^^9d cnns MY'L31YM1I1S MN'S1NOI3H NNVd NVO ZIO55 VIDS3NtZdQ bWD flN-1 /1� -T FT Al 3SVHd ONiNiI i501N3S NiNdM�O r 4 HSNON MILLS H.LSS SbbZI .mil�.l�l' AVM OWJ.NLOON L 3mw�.031. � ��� �N>NrtvSaaNVS ONI b2id 1N80HONV N ' -owl•uos>j�rag•vemaaa3•zjo3 NV-Id IA a_i_seW Cl) .NN.xs VD i m > > z P R R R 2 N C 8 S.' Jr 8 .. 2 m gO O c 9 1 1_} B 6£ °- a J E ° m o z ml$ rc €6 W ' z § h z z o u u G > § g2 , � s R A! , mmmmm zrc zz — ' Wz z § v7 ° ° zz z a h rc i Q ° = =p o j � i � Z � V - r � � m w ° 6 $ a zz e ° ° i kkkl 4 m a l f i a t g 4 ,1 1 1 I 1 ,�. 1111 _ A� 1 II II '' '! : P s ffi ■III■ �W \ \ - _1 \in pr .............. • \ \ ..,....... . . Cam+ k-t f _ ' ., L'I1/4 ''''' ! . — � � � ni V q im hk ki k o ii I Hvav .1w �� aim dray u0 a0 Nowa aye NOLLdIe7$30 ON MOW MN.)4 31VM1 1LLS MI'S1H013H MN )VO[cw c(tfll°d CL59666(1591.09d' � JJ IS5 VIDSK'owno AM 0IM1 N330 SLL Al 3SVHd ONWI NOIN3S MJVd WO r O MOLLS 55 yt ON>Na3NIONa • ON>x3ANns • MNINNYIdQNVI 'ONI'O2ldAV9OHONV N -aril•uossi3g•ncmaaa3•zjog suo�;�puo0 6u[;spx3 a 'MIENS OM 2 i 6 g a H S ! C w 6 q Y k K I' k o k k' o k k 1�tZD ■ avi k Fri Lik iiir a \ Y r ' ® � a Nad 4,1 11 e v a 0 w ,.,,,- Ic J \ 3 0. , ,..._ ,_ \\,,,,,1,..., J ‘4,- .... / l 4:;) J S P O-n J P~ 0 '•""" N.NO 3100 0003INO530 ON - NW•SJH013H NHVd)IVO C64159°d fWebf■159)'°94 all, 4.8°92 AVM YLL W N313iM0 TLL 109M ViOSdN7 73SS RWGt SS SDIK Al 3SVHd 0NIAfl 94OIN3S Ntld MO r HION b k ON499�4<nONa • DbIAZATI s • ON INV9daNV4 •ONI'08dAVEIOHONb CO .za1•uOSIDLIa'u3ewaaa3'1103 NV1d 1flOAV1 Cl) 'ran 311.1.33. tr} I"` CCt NEE ig gii L. w m n g g a 2=' 6 'w___■— x s 6 e x I I/1 2 , a 1 .LL o R Hi '4 i ' Ns , \ h "t1.\ z ` 4 \ Nr\ ,)- -,21 ice li,\ T FL K< ® Z I » K �\ ` 1\ \I h �,>> K ',..1 lir >> ‹< � 9 I I -\_-_-,,,,i N--,............._z_t____ , . , se, .., ...9 )-4'---- /-1--- \-----/-- -3-- -- .41-. il \ ' , ----7i s- / 7;1_4 II , , / "11'111rwIlr 40 .,' Imo! __A // \\ -�'iA\\� �� y �NI 'NI X� H/JOn/ 1Yi7O7 9-7w117N r OAK PARK SENIOR LIVING F°DPe Free NG • Erickson, ERING FFE =.,552, Proposed Update �` '"' " "° 1 �� «_; °T — g .� ." ,armvw a ,. V:ov� 1 ! !_k 3 1 1 4 yit it ��7! 3 3 14' � I aaoo —��__ ^i` r ti A•�:.k I<; ones "� ' r \, —� "4 q — I ,acre s J•.nY„ [%✓'±C' ✓ s SNOW[1 1 e,. E _ . "�� 1 g— 007107 q �;�., a Se1PY•E Leg' •J 'b 3 !Q r 1 2 IL- "s y I _ fig` ' 4. .,.,e . ?o_•ie 3.2 AMMO.m%re L' I 1_ J • JMO H'E _ " LOT r 3 z c n o t ie=° a c LOT 1 BLOCK a 2 F 3 j !` I Y ^; 4 I Y I. 3. i I I Y 3 .y .: ._,._::-- 1 i 1 I _— .),% a or,4 t-' (7.'...NC! ^ers*w 2,2:2.01W 1X.q 007107 8 % p I Rst e„ ,nz f ,'r„rur rr SAW rsw i_ � C1,' _ —T i • i a a 5�- - T_ � e , tl I ti i� i \71 �' LO ! 2 3 BEL K 3 4 I \ I 2 .{, ,v 0 a J l F I A B-oswV ) _— __. — “ mac. A _1e'---—,�.1 C ° > `� __—— r-_2,-,._—_-__—_ _-'�`°' _ , �-l%v' C SJr1I'!TE •IlY.N1 - t.�„: E x-it` - � I riuriE /MN�° I cr v K I z I sI o 4.tit t I_t H R s.... j s n 1 3 i . L- •.� ,vru ew A I ti$Ps. 1 C ssrczaz rilliii. ° ti- - —j — ___ �-_•- 'q 4 ` — A lfi3 /k. i /. • SUMO • ,,, ,� /MGg9A72 MOM r—f_r _ xZ.I l'11R1't1 SO'SET O0hZO71 e M -- ��-1—L 1—J ------''i / / .SCALE W,EET °°0 20 4C ,...611�._. ee 1!•1!'33' _ 'fl-• 'I III11 'Ear SZWI ti Qi- •rp,,mo ijil g ....0222211122 Mom ”"ga �" MOM " Vicinity Map kAnTa.",,,zolifetiG 2V21. Section 4 729N-R2OW City of flak Pork Height" Washington County,MMneaota /� V. OMNMLr) NO11.3730 7A6N3tl n^ 'G J i ...''+s (Pw Wiv+/ aw aw gl SBOS NI 31VMT1LL6 NW'SLiJ3H Arad NtlO rig g, AVM 9WLL N33110SLL 11133VHd ONWT tlareSJWd M O X.-i°11:21 !1 o U¢i1AOI■IM$pJll0g3e81u g a Y y N w + sMryr sx s . 'ONI'021dAVEIOHONV NVId ON11H`JI7 l(L ® -.Kg="w1p1'aH'ansmaala.Nd Mona 71WIIAi1 um c Itril 1 II g ilk g a ..,f.,-...1Mgr"- Illii i g t,,,,e a & a i li I P P II il .i#w Li 1 7 1 1 1 A A A 7777777 J,J JJ.......... )A. t JJJ S t s ?.. JAAAJJJ 711171)1177 17017 7JJJJ171A1a71707A17 7JJAJ1JJ7)J)777 7))77s1773077771JAAlp 717)171 17771777 101777773 71777 77171710777577733)AJJJAPAAJA77J771; AAA 770777777 7)7,017.91 7)77-5- — JJ)JaJ3 UJJ JA11JJJJ)JJ)JJJSr371ir7 77i,JP777.Pt78'PJ7,1i77 J■ii.lJJJJ JJJJJ f1.. 2°13'178'11l 1P....r irr.l-77IIPPAPPFPfp;JJa51.,5,,, Slip, P8' APPAAJJJ17-11711,114 177).-l 8'll)7;7;77777i7777J777;7 777 ar Jti;,8'1;;97A11D,17771 li 77717)7)7 11111717 A7 51))755 171)- 531 '17;77777777P77777777777 7;71,_ 7;1 D} i}}JiP;;i t};i;;?$1;75, ' Al ;s.,,,,,, 1'1731) ,7,)7117 t I ii5)7iiJ)J 3,15 8')3 ii))1)1J ! i P P r, :� JAJI }8'I' � / iArll9i) i�JJ JJy J 777777 ))a) 7Al J —II& ;777)5 J J 1 J . I ) r a 7 1 i .14 4 JAAPPIPl / 0411 ♦ . 5�) AAA 1)311)} Asl itl .I 7i,i ! ' .Ia )131 API - � 1 Ii 7)i) )S1 P J D))i i D;A 8'JI i 117) J l J 1 1 J i 7 773DJP ij 7 �, .. !� {{{..i rl)J JJ 'JJA:J J,7 i 1 8'11 a'!l i 7 7 7 D ..i�+�i� - 8'1 5 8' 1 1 1 1 1) sr7 97r� 7)x77 .1 �'t l 1$77 'PI �;l;J P;;P � � �R'D!A+ :8'a J a J i i l i)/l A,, )J "7,14;;;;' a 7 7; ; a r -wril - p�] •I;J 0 3 . i /!P;7 ' - ,'7 7 F r 7 D + J 'ii a�1 a 7 7 7 a J/,J J 8'7:)7)77 JII rD 3iiJ)1 8' iJ7J1i7 ���• =Ua J)7JaJ)7) 11 A7717; F Prf l]7 )D 1 i 7 J,J-711))7 ;;;;;;;11 5.5, ,, )517,7;1 } 1! a; 1 aA ft -J i J I J)J 711751 DSSf7) ) a III __ ■ I i P7 AAA 777777 t AJ ) {fi jf; (},��' ' I; ) ))J ;771 JJ 000!,41111 a7A i )A9iii 'i/TP. M. J7 it .�`.. 7 ; JJ1 71;7)) JJii,iRl ;l ! PPPt PP r�t 17 �*a `�_- I/8' P l t1J JJ1aiiJJJ1 17 \ PAP 777777;7if7)77 7 JJJJJ 773777 f ' ii;a i 7?.; P II- A:1'0,17;47;; 7a J JJ JJJ17 i7 1 ri1 il. 8'7. J - _ i 31 7a 775 1)771 Plii IfdifiT ? 7 i 117 Al " :i 17 8')7 51)7) JJJ;? ',<‘1777711 ii 71, 7771 -'71;117 "AAA is,p 777_777)77 • )171 - 1,8'7 7 ;5777 J5a3 1575 1777 li 7)171777t 75}797 i�IPJ• �;' -�; i7J JJ i)) 77/1 775511 P �7 7?777 77 i7 17,7,7) Y A l rJJ JJ 717 1711 1)il,�} d }i8' iii ) F 1751)) )7 37;177 )777 777 JJ7 fi; Jl r3 7 - ) 7 Iilf - DIaI)JJ• ,J 1111 ij117.711 11777 r L i DJa>!T 1 ■ i7J) JJ{lJJ laJ 117115 al, ar 7 91.147; 77 Ii IAD�1D � J�J)a1 a8' 7aJi: 'POOP P' ii5 )7 r IA;i71t '�a llf1 *- 1JJ5J JJi7;J 1i l'i }� 1771,, )4l J ;i i)PP 7 )7F.Jf Pa.:s '5111) 8'1 A7zJ J e OJ JJ iI. 8'7;J J P J ;;;717 i//D 77;,,iY ) iJs 7 ) J M /i.il/)i JJ)J f Al l AA 1 ;;;;71; 7 ; 77;}; 77);7 ) ; i5ii .JJJ 7 l8' J / CII SS yy1l,� i7P P .)/=,7013 2 V( 7l ; a i7 77;;7 777 7T 3 iii) .a 1771Jii, a8'A, a )J 8'1 J L� )5513, iTi 8' ' iin 7'777 711,5 , 767,,=1;0)777),0 J J• s \\J 711537 !I )- 1yt 7'171 aP),TI7D)i'''J'; 7551)8'5}31' 'past 75 s; a 7JAJ5'7 I 7 ;17 77 i 7 ?'7 } )J r3J)J7J J7JlJJlZ ,1l ) 1) )) I. 1 I yy '; J 7 77 �';; 5,7,77, 1771 7 7 18' J\\ ? \ Si;;;; p$ 7i JI t 7� I; 1;i ,))!AAA AA) .1"W'$J il]`�, AAA \ yFA i } PP Si7Aii7Aii:Jt$1)l) JJJ7J)J).7)J)1 ) 8'7 \\\ 'AAA,' ayyi7 'l P JP ai �' 7171 113)7), A)3)))J)A))al)777 177735, y�C 77 I ad ;W,;. 37 })1'7737, J, #ss1J0JAAAJJ1J)7J1�'rA Si r i. -17 1 1 7 717 - ��%ll `0I' J am: d i J:.T D i a 1 5 5 5 J 5 a .J J J J a a a J a J 8'J,. J u JJ7;331i 1,777 7771777, --1)37)3):JAJJ)7�.7 (� 9l,ii iVi f1 a1 7l- 7 771 17a71aiiJJ))t i J)i' 1 1 1 3 i i i ` a t, 7 7 7 A)!J ?cf;. oAP 17Pi1J1)JPD1sAJAJ)lJ)1a1;;i;il7)1A� mm 1177777 DT 7f P} Jrii))JJ7J1JJTl)s8'7Jii))J:)f3))JiJ.�. 711331 7 a7 7 AAP ., X773J1 11)3JJJJ577177713JAJ1737JAAJ J'% 1775,,, JJ 11- . 1=2 7d'; 077.71777711171,17771177.7117;711717� i 71- }�� y A iiil:i:: :a:l)::)i)8' 7 %\ 771177 ) !�] 'ice ;i 07)31)7777 37;7))7;iA7777777)i)))ai 7,,137, a 1777 ) ?Mu ic7=JJ3JJ3 )JJJJIitJIaIJJJJi3JJ373 1\ 713F73f ?m Pi X)4]77037 7,0,7)07)77)707777071)7 f 78' 1D 8'1_ 7 - i7 }5777;))73 5 a;i JJJ A 1 i 5A)AaJJi;5;S 3; 513;317 t.F A� Jr PP/1 7,77 PPP . di A1JFA7A177 73))J)3717J)A7777737a1i7 y7 7 '; -JS 7777. ,,,jl d! 7771iJJiAJ3JaJalal:3JJJJaJaJl3aJ)JJ 1APi7ila 5 7 7 11,_)77 di iiiJJ7J31i3 1i))J)33))aJJ3l3)Ja7i) )7 517■1711 J)II;7;3 J 1 J 7 J J J J)3 a 7))8' 7173313 7'- J 77))77 . i7J)) "a17 d, X11,8'/d J, ;;•,777SA)7)a 's131)3 7 l iJ)Pap - 7D ,,,f, lI; 7171, ,= A7 i)iJ)A5 p5 17 i8' IP7'P)); J , 7 Dl Jt8'J,' }JaJ a1a);as� 1 - 71772-77;7 is 777 .A;A 11;;11; .lair;;;, 7!77. i I Pia ) is i1 777 ; f; t 5651 1 1 111,4:,,, JJJ,..'. f 17i,o� ' h ' r :: } 7- iiAii7i).a' i 1111)., ) a} _ 5174 a 7i 7777 JJJJJAA 7 117;7 7; 7, i1 1 .i7J 1)7)57; 7 554 i -' I 1 ,-JP J J3r. 71)7)17 1{ �`i }i 7i J I) I 7 73x1 iIJPD > I 7 7P 73 Pt J 7 18' 7,7 ;W S""; )ia� ,- PIP; 8'a/ PP J1)777J3)44D777777i)1ia747)7 7777 )977,7, 77;il7D 7�P77 7:71, Ti17 1; JsJ1n 7 771 % 7 1 P7.i;i7 777777;D77JI)S7i;77777777P/)71FP77'7t711 ilk�JJJJ3iii17?„38'.. J,ll fi :t . ii ?Tiii7 DtJ)aii7PP7POPP7PiJi)f7777737770PJ77 ,iii 771;)1 rii 77 \ ;JJJ ii ,l ) a )78'! illi;lJJ 7a a-a i_Ai ,JJJ I)lDi)7J? 1111 ) JDi IJ):i )JJ7i 7 J 771 )1 7 ] Arai) 'IJ)J531i;i]7 T1 1.71711 135 5173) pp3) 7);777i a D?i7DA 555 l 77745:1:737 "i 77T)7]75,7757 -D ftiil)J iJi,])a)T-i i S))7'1'liia'):AiF )iiJJ J)J7J1i''. 8'1)) 11llA..i)i)d _ ;7"71 r""”" y!� '� __.._.- 1 7 J)S J 1 P 3 - s 3i)i a f i a j.14Rwer.1'�1, - 7..._ - 7p 37 i i 7777 - 1,;771 % �' 1 JJ1J3 j1J iiii)))1 )ii]Jf;iSAJJ1�w]) �.J X577 � ); 7JA)J7)77a)ii)7 8'3 ) )FFFFiJiJ)DJJJDJJl3JJlJ1JJJJJJaJJI )171JJJ1JJ 3�/ TT77i T77]_ 1•3.343w-q s.n7dY+w-atY e."-.1.--mwe 'ONI'Odd AVGOHONV p 1 1..AUSw-t MP.ousA..w NW'SIHORMN21Vd NVO ( s ziesvicsaircorsnmunamosemon LODI WIN 0)WIIILOVIS9 01 193 NIVW11.11•INVA 'JU�'BuIJ6iY18Y3 awaaexn. :IAA�T 2.tf : h «� ' AA -1N3WdOl3A3a 31IS , . II" W UOSJB a .ate ONIAll 2JOIN3S N2ibd>Ib.Q !Iii I 11 i /1111 F i•CO NOIl3fRijSNO3 2I0A ION-MAVNI141I131Ad 3 CO gh W iJ tit 0 a g. laid < (I. ^= U a1-LLN9i°-u CL I- 1 0 o Z 0 - z d LO re ui p a� fNN W d - 112.3aa CL giAgiL? 0 J W > U W z co D } ,c;`,31 W O W � ° z Ce — d. 0 F 2 � Z g o 0 E -o m ~ wQ p 8 ® 3 r1'� r a c V O V X i i Z �, � w � � W > G I. z RDA / Q J ) '- VU U3 Ce 1` _O = Z ...... WW i . '_„ Cr) I II ' I i Z 'U a. E - Lil I�> ' i O Q Q Se- 0 0 i ..1-. .<- 10 lAntlet799rW081.84874:9 01199NVIVW1..8.11.1% 0.41..1.11418 .JUI.13UPSOUlaUS 6114 .*:".4.8.••••■...Pia KUNO MON tawS01,951.9a 84811088811111981Y181808181188185/81 0.88altana 0....na •41iM 7-i 4 4 'OM'OW AVG OHONV MN'S.LH913H MiVd NVO V 3SVHd ill 1 41111 1:r111 : _ / I -1N3141c1013A3CI 3118 tiliji ji i A UOSJI1 Irb MiWi ONIAll NOIN3S NUVd NV UP, ti 1 i NOLLOnaLSNO0 i:10d ION-AWNIV41132Id 2 . `"clIZ a 3 z g o ci) gin ..' P —a ukiki a t6i32 6 if i i '8 i i 1 0 . itt 2 8 1 i i Ali 41 , co 1 !, 1 1 iv i lilt .1.'1 1 . el 8 = 1. g gi li s E li g v s H. i .iii p. , I ii ii. i ! g 1 1 !, li 1 , , I , i. P" in I 1 1 / 1. i i 1 g ! CO Ali A' . 9 li I 61 6 ; II gg ' w lie II. i 2 I sip 01 i ji >8 g g I Is 1 1 I 1 g pi Stu 11 il 0 i gi I s s ti I 1 z 1 I'D kp ! I. ti, .1 Vs I V V V. M III i 52 4 tot I, 1 i li i tw iii f i i ni iiIt i 11 2 ••• >, ' ,- • e 8 8 0 8 8 8 8 0 cn — 0 o --- (?------ i, - -- -,__i , --, ._ , „ ■ - 0 , 1 7.-, „ , 1 \■ ,. ,11 --- 5 \ -\1 , \\\ , — '1/' Pi ; , ; 1 ; 1 =\ 1 \\ ; 0 ; \ _ \' 0 f=s . .i.\ 1 .=.. ,I r 0‘ , ••' i ,__, „ _ • \ V-: (.71 1 ' CD ,\ :G.., \\ T ti k i \1\ \ • ; \\ \ \ _to \ '1 • ii I H c;) _ _, „_-_---,----- - >,\,--;„/ r ; , - \\\--71 7 fr ,_IIJ- , 6 I LI, ',! •r il kl•-%-%,,,,,,__ /------— c- -- 11:''''' ‘\\;\ \:\‘‘) g o \ \ \ ..N . \ 1 ,, ,, /---- k- \ \ , \ a , r...z..' \ ..., ,7---- \ •.,. \ qc, \ tar I III .• I it 1 , , . \ . \ ------ / \ \ \ \ ,':6 . I. -,.li 0 .0 k'd 1,, ii ! - ..1 ,L; :`•;, 7- \,\, ---;„ \ \, “r,! g 1 • '0,g;'I' :' 4s \-,-, s , . p9 : ■ :II \ \ 0 1 •‘ 1,: -1 0 'Iiii!ri- \ \ • kt, \ ; \ „r5;LE in III 4,41:4 . Hrin;-9., .‘ -- , \ -,— : ; .rlifil .i.sk; ,---- --- Goa .li:AIS2 I ,„ A CO tt . , 1 IV: I N. — _,. ---- : ..-:1-1---- - _-.----17s: 0 '=- i A44 \ i 71 I--. -----7/ - I 1 , ___ 1 . I ,/ , t\ i ' t'■ ^k‘L -----\ oss 1 / o , / 1\ F. i i :.:),!, .. / * i 1 \ '' i •. ■ 1 .,. , 18: - / it 1 r 1 , , .--c). 0 \ _[_ - ----- - -- '.-.4 `i. ;-'-' :., .:r” --,--------.-----ii- -- i / 1 , 1,1>: /: I p X ____ __,__ — 7. -- -- —A_--.-,_1-_--,_ -_—_7:— 1 1 i T7- ,,,, i f : ; . , __.,_, _ _ F _ ________—TT__,__,,,,,4_,Ji.-- _ ,,,. / z 1' -._ , g ' V a 1 1 i ----4 a,._ \ '2. 'IL IT. -\ , ___7_7”-\.3 -----„ ' II . I :I- --------- __ '-, ' ,,,,„-' .=-:-....L.—j) ___ iipoN! enuenv egos enoN ...".4.9....•..1.1,1 ONI'Olid AVG 0140NV q 1 •,i i . Iff610 09;191 tter.(1.1..11 Is wwimumm.. NW'S.I.H013H)42Nd WO 0 z " LON 1.1W 149(4)OM 11/V190 243010211111111111017011.1.10111.411.0541 miss Pm vv-i•ft gm .17 3SVHd 11,11, i I , CNI F.41..1.114. 111111 4 0 .31,11 141111."18U3 eh owintr=, .411':' 1 I'I -1N3141d013A30 aLIS lifili i UOSUErl eLlg • ,.... ONIAll NOIN3S>INVd>iy.nQ 111th 11 A 1 iii.atA A gg ii CD f 5 i 8 ... NolionaisNoo tdOd ION-Aerr/N1111113Nd I ow lg t ig is g4 i:ig g 8 W6 51-2 ih ig l!g 21 gio pr Igo el 8 hgg e‘N 6,n ig4 clii al izi 14 . 1 _ .. r., ,, \ ...., 15 -■,----- 114 ‘, ----I ■-- \,\ \ .... \ _ 1 , r_____\ ___ i p \s ,... — • \ •••• 7.\ ' (1),\- -"" 1 \ \\ . , c. .-: Iro \\ li ill i -'4' - ' \ \ \ I ___,4 i -1.,A Di X \ 1 i I '-',•=.1i -it t,D •. 10 1 1)* . --A\ ` \ \ I ___'!, &it '''N't gg \..\___I / ,*,- \ I IL - L:11" -„. L ii --4.** - —..,/ _.,-- \,. ,,..-- - - \ \ \ —311" i===&:= 0= , I ,1 • ,p,,, 8:1,4 .. 0 lc? S 5rt I ,-,,f.,':2 0 -4 $ ' ' ' e 6- - i t- _ —rit, -.e., r-10. E,.,:' 1 i I 121' 6 It' j„.,,, 1 , , i 1 .- 013 \ _ ' -- ---- . \, t. 2, \ \ trig, F p 1 - 0, i ,.. --\ ,r , \ . \ \. IIIT •1 I 1$ r“ I I A. Is•,,, _ \ -\ \ ,q4 po 1 piglli 1 1;1' \ / , ilp,_■,', i!,1 0 111141 a 1 ii / c ■ \\ , IgP'1- F ill Iti gi t 1 e) ' la ol ii* g In rit _ , 0,1 ,,,11 . ‘13' ■ , ■ . \ .-- • „ 3 _---_,--' 4\-- -2— --- - - - --- -------7`--- MI-111 al- IM MI an ■ ,3 I 1 i gaiK /Ilk gi,,,_____:,_ i ----------4- - \ d t \ I ______ ' ,di i'm . ■■• r . \_. , . ' -----\' Mingia■ S 1 i •- ' I ViSalto 2 I I - • /z 1- 1/ I g I : 1 PE Visilikoi -- 10 g• b. ot • - _- :: ;,! taZ5 L i - -________.!i _ ------4 -'1 — - ---.s■L.--- -;— s, / i - /ii EY FK ! 2i --- se 1 1 - ,,..e \ 2 tflioN enueny epos enoN - ------ I wommoon..6°....1...0 .....PAm 'ONI bdd AV9 OHONV 4 j umpw�.Iq „ Iuxa.°sw v[aKn°x1.x NW'S1H013H NNW MVO _ �` p a �°u,ww.Wae�.w`�m 1MSYJIU1U81'QfiaY111p0i1lYIYtlISS°/f1 !hill Z$ CI °"°°'" KW '7 T T ti 3SVHd _ yu� uOS.1�e'I , „:1;1.'1 -lN3WdOl3A3a 311S ffE ` _ aii' aoe 0 '°I ONIAII JOIN3S)I IVd NV. W i i s f f f l i 1 L .— NOI1On211SNO0 2:10d ION-A IVNIWll32id I II i il ii I il i 11111 i 1 1 ei . 1 i i F i 1111111 iitu 'i 'iiftl t 1 1 1 i i 1 I ;1 i si I il 1 i it {E t f. s i i 1 VIII S � �h, HHi a 11I Z 1111iilf� ITJ I oi ; i O IE# 1 l i III f l 11th stli . iI € . 221 2 IU' W' n I' ! mo—- 1 � _ I _ `I \ o \1 -__ - \ I 6 21�, iii I i i� r �.; EI ; �, �, � ;\L h I s a E` " F� . � E � � ��_ g q 11111 1 1 ii� . f E. .? . Z t as .14 II il f el ,, ,. I 1 :1 i � I ;` i�i ; €. \r. !if € ; iii li /a 11 til IiI 111 — � I i 1; 911 r II 1 2 �4/^ II �' 411 � '�I ; � I� s l Ii C ; A„,,; 11( I 0 ” —I j ; Ili i 11t if ilil i i t a gil I v t - — / a a^ic„ � .. i; 1 v, Id ip ~ —, I ifi fa;, � _II Z 1 I I = 2 s.II — eL 1 II in ' ,7,_________,__ — -'_ - li $ 111i 11111 o JIll/ 1 LI1JoN�' enueny elms enoN - � .,,�..�•...9m..gym W 0mmb ONI'Oikf AVG t 1 ..w'JL41Y.gM awn MVO MP.IRO qI ONO NV ■ 401816∎499(10 OLIB IW We a0SSV1031111 bt®aanLtoxlltuse11SMI NW'S1H�JI3H MJVd MVO d 8 s 6u9910Y'aP111101M C 77 °•1.101••, � V 3SHHd if 11 1 •Al1I'Eu�leeulgt3 «J.•p6[11 •+- 47�77 ffife . z $ uoSJe `1.1_1 -1N3WdOl3A3a 311S r.€s l ` — 3„� ONIA l IOIN3S)121Hd WQ tai •r a, V N N0110fkllSNOO 210 ION �l2NNIWll3ad ' iii a 1 ,!11- I--I 111-_-:Ii. ;i u j2w o 1 ; Lt')- , ... . ti" Z> ZO lir Iraq Y g g ii if hull cif 3 • . € a cl a e ill'Fe g III 1 8 • • �'- ill $RRya �e � L a t.....;:I 1 ~ aQ is: lilt!.i �a ii I Nil lI iH A W Nil Ly�ryi��i� . 1: L X10 F •_ La = Gila liulli .iii .iiiii 5E,_ ; ell till C) 0,1 'I NJ_ III N� Ilia a rc o� U e � .ra MI4d636 s.�ez JI"" '.. h li i • I, • I—s uo I� I1F�Wy. Y (paB h , . ce t. a . '...::7..::::t....:',;_,==.,_ 1 z:I i 1--7-1 li , Ca ■ QI 5 ITO IdII P T.• r V b • I _ > arn.oam 1•'IV:: `�, S LLt' L=11=41.=1FL vQUOz Ili�at " -. 1 ' L •' 8 Mr= L > W Jc4 J -_I. 8 znm 8i 4 Y ; .`_ I'i Ir la— a • •1111 I� a FW-Q k ~ d L= /?!;?.:�!• • I yO gg1i .:::71? I. K.1 , • •• 1 ': pp WQ Il G . �7T: p 2 3� I -1- U p ®i • .• 1 1 E U W G_ O p • • , pz a 1 I-i•'--- 1 � •- SZ• I _ .. U • �� • %!...:',4 II I i • •/ • T �U i EE R� v'WA F .v, c *05 z M Y 1 E�Z.b F N O Q MP 7 N !i- la ;,,, ; _, - €t ' ;4 b J OW YJIUJ' Q � ' j ry g 1. 6I r— ggg g m8A� ti 1 e g1 y y g Yy 7 C� . t ilia ti 1 1 i = ppp €€ E¢C$C @pFaaua �Fpp ypy iXtl EY�e`pgpeS9aP7 {{ 33F g 3 � �d F iP L i�^^6 g tS 1f;@15iiillit!@i]7 ikild i2 ri aalhAith WAlligl gid q: l 0,01118 4�ls Iffiti[ 9ls�tlilri IR .li Ei,A 2,- er¢ph,Jrnloso..89ekg010.1,,,., xKSi nSRaRE:AxAiL. ,avrsg,—;ts,vca. .,..ihio.ei f 1e a CN sLyy 1 e 11 tl Y Y 1 C "�(a @@� rya@ ?yy3 3�$ §� qaa= §°I ppya p $ €[ d3 v (/� @C°Y" @ e�$ @fie � � 3 d P 9@ � r�P§4 YF � �!$ �' Vii.', 4a?f e53 1'31 ili 11 Q1 65 15 O .e � Y2ac@ � „,v iF EiP _.1, .#,:s4 3ie e4 ,`t"5Y $9� �5 $9 53„+4roatl84e_ Q _ 5 g W 3 g 1 y 3 Q ...„i9i'3 atii5..eati sih„.i„.„,,5s da,,c..,gdmilgikar,aae,o,4enAed...,,...,eB_504,,1„..th5 1 !I 1 fi ��� 14 . 1 f ii If aY g �Y* ! 1 11 + Ili ! I ft1 1111* �, I Iii [ Jill � � ,,,, 1111 11 ; lihiithi !IWIIHPII' 11111111! g 8 tang g -'E 'V r 3 Q re f.L , °a2, i § 3 ..RE i 1 Y �I 05 :I 111 f= m ;i 0' ! ii P UJ 1 1 1 2.4% 1 I Ill ilii ' If if O W yyi 8 < : ei 8 P/8 5 IM 33R V ! 1 1 A " nc y 1° ,j fillif ! iii Z 2 g g � 4e K� �Y I ? g'1 gi 4.0. Pi'g.gs$ 6 � Y a : bcc , s ce3� t } u 3 ,,.,o.§}_�h i040.-44 g Em tt 2 s 2xg . - -t .t ;g tL - 0 ' g R' iy NPN i s ` 5h. �� a ; °g6 h««7ti2Y 6 UU a cc CC n vi uu C) i€,_,f i , i l!I!jIo tAl EU ill 21_ Rat 11' ;2? ���❑ g= :..., '4 r N 4 8 y Q CC CC IlhEl r:H rW� s� e w f v '? Oh ,gam� Y� ° te a° f c g rl 0.5i °J as �Q = E ota� aw � og •�i © A $a as w a 5 q3 9 q° a J tt 4. N 9999 cc Y d YYv YW C1 11 e Zi'0 1 Q O Q O xoEi_- Q Oi g in W < a_YYsg f a s N g g O K SE ° n E Z \I. i1Ili lit-lila.. ° I 1 61 I X z's 3d Y- il Pall ::T1 ` I , i33d Xgffi'� .:' I ' 83:733 31.. M1 r n rl p s ; �iiy i i 1!"..1": r 1 1 r, r t r gA \\ P, r . xe ■ '+1 CV' t. 1 1 2 4 0 Nr o v�n i 4Eptltl W © Y v! I I I I iY 2!, d o ref, v0 , uo y Yu i C N a SC PD g - . U i €CA) 11 Cr 11 la ph!:� �xw vi ; ? j 0 a 1 Pd e e Fg 4i �., 9 ^ 4e g Hi n a $ c y sage IP! ! 1 P P s g ' h$ t a 119E as a E 5 Is 8f r i A p .PIE i. a i fp a c F g 6 e°gy' � �� ,-r-p �� ; 4 a 3d 3 D 7 ii,; d� a 55s @i �S y�pp� § �6; F g i a gP VVi iiii/ 2p :A eyP4 ; 3 C * A@ §9P P ! �e 01 P 6 1 e g 5e 63 b aK a a . 11 4 @ § e-.1! a xiii ibe s C pe IyP ASa1ei § a ag :9; 4°.i 0 i e a eP it i 6 4 Qe' y'e P P P 6 igfi- 181i i i i is 9 ye e y ; !I a i eI 4 ail IA 4 qit Fai s 9 e by bit' 9 ; y r6g2 4 i i' 1 N ` k% 3' t g b:0 v i p i F. -fie$: a g 3 5.- g € fl g gh a ne ,,1.,Ii 4p OE, pp y4i g 1 g 2nP1 r 8 i 1S 5 gp ! gaga giiC ii Ei ag 11! 1 1 its a hQ $ s,� 4y r%IA k1 4 \AO �� 3 'S6 i 11!$ § 3gx5 , t . Pip . t€.1 . a xi , .i ` 1 e Iv K i`9K 9si 6e i P /0! §§pt a 3 I !ill; �gspia=a ri oa $ t. tl� y — �_ ,.: e} ep •e Pi a3Sy Ca MI 3.y 9 el 1 ;ell/1B g do E e,aeE i 'S ii ii+l' yy' �6 y:S 11041!0 P �6M63 �� 6 �r 1 it io th 155 a e e e; s� i@ 3 9 e 1 : 'a$' 1'1 1246 y' °OP �� Y p ° p�g as e' NI ! 6i aoc ; Et � tl paN! i 3� e� e >! V� !/ � a@ g PI a 4 6�a 8� ��a g i p g g -pe p� ioia i l'�Q�aaa to fell a o Je] yyP b 1qe r41 Iliy1p3 11`1 `it 111$�7 I/I s i61p1 1 1 31 ii' 3} 1°p 1g11 piigs ° '3 H3 [i 9g� Axy ?� S d�f — § " 9 _F.1,li a @ °1Ya e Y i 6Q 1 s ° ; o e ° ¢liy ee B 3 P F i ill ii Ea E v ° g p °i 55t i NI p3p 11 % P y ° gge 1 ! e �a a Ise 1.ill aeyiy 2, pI is 16 Y, e as ag53}3T b 0 2i ez z p is S P -10 i 3.1122 ilP 6 l �P€ It ii k 2 F 9 11 2a§ia la i �9 0 ? ;4 a § P, g l e a tp a 6!i'ig ql ,‘,\ \ 44 i!I _____* 411F/0 ,,,,--t_ • .11 11. , ' i \Mho. lift AA ila‘l ' -,or' ,- ., Ali m Tor .„........................,4 At 4 , ,-;,,e-ti, , .1.,, „., .., 114 iii) lei L i, if ii 3 ate.., n ,00m kith, e4 titi r4 pqe-gepB y to i ,.. ±6_ 4411 ______—____,,,, — i J / J s f, 1 H Y�f iiftuJ aN=Q 8 s b�e : N it ± x a w o `3 o 8 0 m U ' y y I A I . . ' i g 8_ _ -- r■ _ 0 e c c I Nfifil 4i 111 I I PF,g 2,q I I�i !" d gi s t I i• aA, aA ` Z® •I 1 J _ I I I �� 1 it I R fI I G -I � I � I I 1 i 1 I 0 01----1 li / e, EP ° i 1 1 \ \LI.___Lim_______ lei il, _ig ._ 0 1 ' It ■AA\ 41 \4,>>'" 1 \ - - - - - - - - — ~� -�- -:ff :s N v„,9 0 -- - I 0 AMI i�L1• � iL I , _. O■ - 0 0 i Jr al le e I [[�� 1 W Z E 1 : • aif o_eL In 7-1 in v . ..CI Li' A IJb:JJ, ; j u Ma rri i.,° 8 d re o a E l.��� 5y m ga i i ; ,„ 1 1 R, I R R ilea g 1 11 I a �1 F »> x � _ :s 1 ag 1111 11111 rg i '°8 g }g 1g g WA �� : r�� .� m m _m Mn� e� jag ° �tl. i l .l' a c � R 'i %5 0; glg sis E r AVIIII!I! 74,„,;.7E' sR R6' 9 y gR ' ill i li g 1 1 I mg EmsznTir t Mi' 2€4,:i I AI ®ail . I Clai• ' r141 i !P J L.o y v w i �• i x i li a i el 3 I•i &!! CI \�'' ''�r\iiii 1 i n AA ® ` � ,� ( 1� B ' , 4111. 2 11 L I ! ri 1 -4,T-7 „,_ iip, .,.., i . —7, /\'' oy.. t.,,„ .404.4, , fr, ... 0 0—--—- illiti 4'1, 1 ....4‘4,41k e , 1 \ / h ' ingitiii � i - ` 's 1 111 . � k a , , , eiVit, _ I fr 1, �•1 All 00 :,:;„ , .., ■ a © w W N Q I11iII' O ' _ S:i1IJ as N Q Q °C a OZ < �0 ' N i 's n Y Q Q Q ggnu CO ;s rT �!1t� 111111 ;°6 I� t■1 it ti 1 ¢ IIIlil'" •� c i c 2 'k .1111* e: ¢`Y Y., ..!. IA I � .. i z @ imr.m wimp= II I { •Mi .. I��•�Ir.z.' 6141110. 11 I a 1 4-10 ,.._-,,a1 vii, iiialiii Li> 111' 64.1 ittgig, ..,..±1.1.= _rItIMMI cl • "x 2 I_ui'" 1 row. I s I I r.= yi ° .1t �� u . .- R 1 0______ 1 40,..„.. ! -,,,, AIL _140. r 0 ' �� Aa► N. j // �”615 - �¢ i _ 'rte .• j 1 i i .� . '°`f�%.,��' +4iii=:— r�i�'t �� e, �r- �T = �II`i�``S : 1 --- I - 4.4 1Ar-`k �'I„”: �I'Ir.fk '� •j1��Ik ��.� t�Jr ''. _ _ _ �,7r 4` • ∎ "� - ■li - Gd"L ■i gal" i∎h1IjI'5111 ----0 1 4 4 1W ik li II I Will I �� o i 16 B C3 \ I p_Ilyy z y gyp yy �y1 cc cc 0 W R w s N O r82Sg Al 4ii co 93 NW � �y Q2 c7 c uihi; i t 1811t - , '; a o,- m =X 1 _ j Chi—7 7,4' ' - ir----10 . ,,, ! , , - 1 O I CL j 1 I ' I 1 i1 1 1 9 1 4 `I I I I j j I J 1 I I '1 i ji 1 I ! iI j I I I ;' I I II 41 I 41 Ii 1 1 - h y I. Ok r 9 jl I I I ✓ \ iii I 1` 1 / �� a nat i --_ '\ v. \ \ VI 1 ��1 i� II II 1 I l'' \/° V IF 17-- ---k° ti i i I1 ;- -- - I ' .!.. le Ir - - __ z ,; L------------ ----- I j - _ ty a e 1 '4 nit :1 0 8 Alt 4 LL Q q 38r p z mi ill 11 ' p 0. GJ O €N 6 /I y CC Z '�° c $$ I 1 Ell BI iii o1a € ,, 0 1 :a N 1 CO is is i g 9!5 = 2i„ as W ; gjit a -- Q_. Be is � AMIEll q jII S e� ffih jll�&& * I r as I 1 DIN41 isal d I T H I t ®,��'r �� }j i im ro_41 III �wr�li � a p' • k rg INN L��� 4 O • � b r WN -- 1 p I e t II $ as 4.15 --- T al �,I \ u r�I o i ri :4 . ail VAIN :\ ,,. 16° ° w4J r 1 `•j r ....a■■= --Ii m*I]'1 O'i� iI . .. 1 NM IIM EA lb El. it— ' II 1,_ - I) 1111 .: ® � �— iJ iii a il 1 v W I q I y o HIP 4 II LW k Y 4 1N 113 i N $ N is _ r a 1 2Y CO‘8 gm : 11■1101.17-- I\ itii4ro I A qII1IjI! JiI'1I 1 IA it IIll iii ‘. 6. I iiit tz..... hA Atft_itexii, . r _ ;owl paw 11,0-..anzai. * , soils! latIRI.1-44 - i --,--: ,!‘, M. al X c. 404‘ , ,,,:c7i#t .,- , .‘• :- .,,', :,'-',\'':111, 7:2, ,z,,',,,':;: ,''•''';'''':/:1:"'11:\1;1E1'1:2:11-',rr r®� r ,,r Iiiii)\/ :-, N al— . rta 4 ©It :1 x ©• v� cd 11 II 0_^i Y CC © i 6 sii) Z° N d �' J1jJb!' ;I' `: J! a I Cki cV g��'g i Q]qp E6— F _ xbx FI _ -. •—i.! W }¢ IEEE` ! Y d C II? �i' 1 W M y` y Il I 1 5 13 ;fi w - z 9 E f F t 8 § xP II iRia � 11111 1 L.-- I I klk 1 C C� -I--- ii . I ■ I =I i I i . r liEt , 1: < G__,,. tl, at ., ciiiiiiiii 1a & se . at ! . , ;■ 18 n ..1I ®- - .__i - ' r• 3 1 al i le Me 4 c II .I 1 I I I -v:. ii 1 ° 'I ail.� :■ �� ■ w ,1 1 i , i:. UUU il . , I :r� 1 _ . 1 _ ��( ry , � ' ' " 'i li■ i:, . ., „. ,,,..... , ,. ..,:_. .- , i,` . °r I _ II , - , : w4 co Y t � a o �8 #E y g W N I ! iii1i11I a @SEyA yyLL Q a°° €�E: CQ P _ ° g e nil cv ; ; ; m ,,,g I I I i tir a t i fl I �r :1 liih lid: \ H 8 . jil :g a BPittl 'hi ht.4 < MYR 1 ii igti,, 1g 1$ ., • ,., 0. p )1Ilip - -- - -- -k - - -- --- i r_ �; - - I / I I ' 1 / .. I 1 b I III I II I II / III I I I I I I I I II I I I 6 , I I I © - _---_-_-_ y _-_-_-_-_-_-_- _-_-_- 4r4 4 Al i / 1 , ,1 :, / � F A 1 1 1 1 •cr 0../ I-.- Ela I 1 ."' -••■ 0 / i 4 IC4 i, I B III < 7 . ..., ___,, i ar r--- I IF 1 E— i ,_ , 1 1 , i _ I I11111 ips Mx 00 LLI !:: EMI I I iio I II II ° I Cn I 1 111 / I Tel'1 'Ili ma.91.1.1111:: 1 2 I ■ ; CL 2 I,I 1--:- 1,TIM Z MIMI LL1 CD MN ri 1 LLI --i LI_I 1 ' a I ' I ii:11 inn' LT. 1 i...„ i (....9 p I I 1,....____ -.. ....,..... i I=mill woomms ',, II 11-1411 111.1 1 F. kr •••,.. . I : IA 1 ' I . i ) I . ILI . i - ‘,..) Ci_ ' Fir i i •a 111 , itw, i 4 I 1 Ili ci_ LO (..1 t- etra / , - -- 6' / EL= i 1 i,,...„H„..,_,...... : Ir 1 1 1 t- I I 1 H i 21 I . . ;. , I , ' 1 ' ' I * . 1 ' ■ ..,. . 4.1 ma ,... 12 C...) Z ___ iIt ..., : . 7t- ..,. ...„ (f) , 1 ..„ . _ „.. . ill rat, I I a ,.1; • 1 • . •L'' , . ,,... „a.. . ill . -- -.. R•,••I • CL 2 Z 1 w 11-1 c a LLI 12 (5 , ...Y . r— Iii N.,. . 4 .... L i LI _ __!_ ___ < 1 .-- 0 k) . 1. . 11.1 • : 0 li) ' I 1 CI_ ln t LLI . CL - CZ LLI .4) aa = n o o rs z = El < &in 1 1' 1 , . ■ 7t" I il-1 (i) I 1 I < I 1 1:11,:it ,-• , ...„ 0,1 i a w LLI LLI t-') i 1 : i z , I_f. 1 - i- ' Z I 1 :., 1 0 - 7i Li Ill 0 IS) Z .< III N- x `0. � © : != I I P.1 wf I Iww :i1 wl (I) V • ^ o : j: LL � 1. 1. E Z _L W i : CY 0 z z 0 0 O w _ ► w w W � 0 EXHIBIT 2 8 Julie Hultman From: K.D.Widin <kdwidin @comcast.net> Sent: Tuesday,January 06, 2015 9:28 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman;Scott Richards;Chris Long;Jennifer Pinski;cristina.mlejnek @stantec.com; Lisa Danielson Subject: Oak Park Senior Living - Landscape Plan OPH Staff- I have reviewed the proposed landscape plan for the Oak Park Senior Living development project and have the following comments: 1. Landscape Plan-this is acceptable. The design is simple,but functional,and will complement the architecture and the intended building use. 2. Plant Species/Cultivars-these are acceptable. The plants specified consist of some native plants,some non-native and some improved cultivated varieties. All plants included in the plant list are relatively low maintenance,are suited to the growing conditions in this area and have few serious insect and disease problems. 3.Sizes of Plants-the sizes satisfy the code requirements for new landscaping. 4. Planting Detail-this is acceptable. Please forward my comments to the developer. Kathy Widin Forestry Consultant City of Oak Park Heights 1 EXHIBIT 2 9 Stantec Memo To: Cristina, Mlejnek From: Nathan Warner Stantec Consulting Services Inc. Stantec Consulting Services Inc. File: Oak Park Heights Private—Oak Date: January 6, 2015 Green Phase IV Reference: OakGreen Senior Living Phase IV Stormwater Review This memo summarizes the review of materials provided by Folz,Freeman,Erickson,Inc. The submittal was reviewed for compliance with the policies of the City of Oak Park Heights Local Surface Water Management Plan and the Middle St.Croix Watershed Management Organization. The site will need to comply with the runoff rate,runoff volume,and water quality policies of the LSWMP and MSCWMO. The following materials were reviewed as part of the submittal: • Site Plan • Oak Park Senior Living Phase Four General Plan Narrative • Oak Park Heights SWMP(2007)HydroCAD model Additional materials required for stormwater review: • Drainage Area map • Hydrologic model and/or model inputs • Oak Park Senior Living Master Plan—Drainage Plan Runoff Rate 1. The peak runoff rate for proposed development shall not exceed the existing rate for the 2,10,and ioo- year rainfall events.Not enough information provided to determine existing and proposed rates. 2. Drainage maps should be provided to include contours and land use over the entire drainage area. Runoff Volume 1. Per the City's LSWMP, an infiltration standard(1/2"over impervious area plus 1/4"over area with compacted soils)for proposed projects are based on the Middle St.Croix Watershed Management Organization's Watershed Management Plan. The applicant shall work through the review process with the MSCWMO to ensure all standards are being met. 2. Per MPCA NPDES Construction Activity permit,if one or more acres of impervious surface are created, then a water quality volume of 1"over new impervious surfaces must be retained on site(infiltration or other volume reduction method). 3. Not enough information provided to determine the water quality volume or if the site is meeting the volume reduction standards. Water Quality 1. Per the MSCWMO standards,stormwater must be treated prior to discharging into a water body. 2. There are no current requirements regarding TP and TSS removal.Storm water detention ponds should be designed to NURP standards. Design with community in mind Stantec January 6,2015 Crisfina, Mlejnek Page 2 of 2 Reference: OakGreen Senior Living Phase IV Stormwater Review Stantec Consulting Services Inc. T8 Nathan Warner Phone:651-604-4754 Nathan.Warner@stantec.com @$igUieW►fth1203tf d)tcifialNldicrosoff\windows\temporary Internet files\content.outlook\2vo 1 udy8\oph_oakgreenphaseiv_stormwatermemo_l 50106.docx EXHIBIT 3 Julie Hultman From: Mlejnek, Cristina <Cristina.Mlejnek @stantec.com> Sent: Tuesday,January 06, 2015 2:42 PM To: Eric Johnson;Andrew Kegley; scott @planningco.com;Julie Hultman Subject: Oak Park Senior Living - Phase 4 Review All, We have minimal comments from an engineering standpoint. All of which were discussed at last week's meeting. They are as follows: - 1) Need to resolve the Drainage and Utility Easement issues at the SE corner of the proposed building and the existing storm sewer that runs to the north from CB-5. 2) Placing retaining wall over easement at own risk. 3) Need to see engineering for retaining wall (over 4'). Please let me know if there are any questions/comments. Project Manager Stantec 2335 Highway 36 West St. Paul MN 55113 Phone: (651) 967-4619 cristina.mlejnek @ stantec.com Stantec The content of this email is the confidential property of Stantec and should not be copied,modified,retransmitted,or used for any purpose except with Stantec's written authorization.If you are not the intended recipient,please delete all copies and notify us immediately. ,4h■ Please consider the environment before printing the email. 1