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2011-08-23 Planning Comm Agenda PacketCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION AGENDA August 23, 2011 - 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of the Agenda 4. Approval of the July 26, 2011 Planning Commission Minutes 5. Hearings a. Case No. 11-14: White Pine Holdings, 750 Highway 110, amendment to conditional use permit for planned unit development. Public Hearing 7:00 p.m. b. Case No. 11-23: Bob Sullwold, 667 2"d Ave, variance to the front yard setback for a front porch and covered front entry. Public Hearing 7:00 p.m. 6. Presentation a. Discussion of Property Maintenance Code for Commercially Zoned Properties. 7_ Verbal Review 8. Adjourn Auxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received, the City of Mendota Heights will make every attempt to provide the aids, however, this may not be possible on short notice. Please contact City Administration at 651-452-1850 with requests. r n A,A,A4 CITY OF MENDOTA HEIGHTS MEMO DATE: July 15, 2011 TO: Mayor, City Council, Planning Commission and City Administrator FROM: Jake Sedlacek, Assistant to the City Administrat6�S SUBJECT: Mendota Plaza PUD and White Pine Holdings Introduction White Pine Holdings ("White Pine") has submitted a planning application for an amendment to the conditional use permit for planned unit development (PUD) for the Mendota Plaza Redevelopment (planning case 2008-11). At the June 28, 2011 planning commission meeting, staff was asked to prepare background materials detailing the approved concept plan for Lot 6, Block 1, Mendota Plaza Redevelopment ("Property") as it relates to our current planning application. Background Planning Case 2008-11 included multiple planning actions, including a re -plat of the Mendota Plaza property and a request for a planned unit development. The plat included new lot lines, easements, proposed building footprints, internal roadways and the like. The planned unit development was used as a tool to provide flexibility from several City Code provisions including setbacks, lot width, and structure height. The City utilized a PUD structure in order to create a development which would accomplish the community vision as described in the comprehensive plan. Upon approval of the final plat for the Mendota Plaza Redevelopment, the City entered into a PUD Agreement ("PUD Agreement") with Mendota Mall Associates ("Developer"). The PUD Agreement set forth the general guidelines for development and also included very specific details about the various phases of proposed development. Specific site plans for each phase ("Approved Plans") were attached to the PUD Agreement. The Approved Plans were the result of extensive negotiations between the City and the Developer. The PUD Agreement was drafted to include language that requires the City's prior written consent before there can be any change in the identity of the Developer and/or any change in the Approved Plans. The Mendota Plaza Redevelopment is zoned and guided as a mixed-use residential property, and was intended to match or compliment the development north of Highway 110. The housing component is a significant part of the mixed use concept. As early as the first concept plan shared with City Council in late 2007, the developer identified the Property as the location for a 100 unit, four-story structure to be used as senior/assisted living. City Council rejected several building concepts for the site, with a majority of council members approving of the concept included in the PUD Agreement. The Approved Plans for the housing component show a building with a pitched roof, a mix of exterior materials and individual balconies for living units. White Pine Holdings is seeking an amendment to the PUD to make changes to the Approved Plans for the Property. Standard of Review In considering the request for a change to the Approved Plans, you should be aware that the City has complete discretion in its review. Specifically, the PUD Agreement states: Section 3.4. Modifications to Approved Plans. After final approval of the Plans, the Developer shall not make any changes in the Plans or the Project without the prior written consent of the City, which consent may be given or withheld in the City's sole discretion. The City Council may, by majority vote, delegate approval of minor modifications to the Plans to the City Administrator. Based on this language, the City has no obligation to consent to changes to the Approved Plans. If the City decides that it would like to consider any alternatives to what was previously approved, it may be helpful for the Planning Commission and Council to understand some of the other standards that are set forth in the PUD Agreement. These standards are provided simply for your information. Keep in mind that the City has the ability to give or withhold its consent in its sole discretion. Section 4.2. Building Height and Material. All buildings shall be restricted of the heights listed for the underlying zoning district in the Code or this Agreement, and as presented in the plans provided to the City as part of the PUD approval process. Unless a change is approved by the City, all building materials must be the some as identified on the plans approved by the City (and the samples provided to the City during the PUD approval process). Section 4.3. Building Setbacks. The setbacks on the buildings to be constructed on the Development Property are identified on the approved Site Plan attached hereto as Exhibit A (the "Site Plan"). Section 4.4. Parking. The number and location of the parking stalls are generally identified on the approved Site Plan. The Developer shall not reduce the number of parking stalls from the number shown on the Site Plan, nor materially change the location of any such parking stalls, without the prior written consent of the City. Section 4.5. Signage. The location of the pylon signs and the improvements to be made to the existing pylon sign are identified on the approved Plans, including, without limitation, the Site Plan. Developer also has the right to construct the monument sign on State Trunk Highway No. 110 in the location identified on the approved Site Plan, and as generally identified on the approved Monument Sign Elevation attached hereto as Exhibit G. Building Signage will be consisted with the Design Standards, and shall be subject to City Council review and approval. Anal sls The following table compares various elements of the Approved Plans with what is being proposed by White Pine: PUD Approved Plans White Pine Proposal 4 Story Senior Housing Facility 4 Story Assisted Living Facility, characterized by White Pine as serving the "frail elderly" Building Materials — at least 25% masonry Building Materials — 24% masonry, color to compliment materials, colors to match development (not match) development Monument sign to match PUD Monument sign does not match PUD although it is generally consistent with the standards included in the PUD Agreement No wall signs Signage is proposed for three of the four sides of the building. This signage would be in addition to the signage that was approved as part of the PUD Agreement. Parking —129 stalls on east side of building Parking • 63 stalls • "Proof of parking" for 20 additional stalls for a total of 83 potential stalls • Parking moved from east side of building to west side Balconies included for most living units Individual balconies have been removed No common area deck/balcony Common deck / balcony area added to second floor Building Orientation — PUD Agreement Building orientation — east side of lot, away from the placed the building on the northwest existing development. corner of lot (paralleltothe northwest property line) in an effort to "cluster" the building with the existing development. Setbacks - the PUD- allows for flexibility in Setbacks - the White Pine proposal includes setbacks on the setback requirements. The Approved the north and south that are consistent with the Approved Plans included setbacks on the north, Plans but now requests flexibility on the west side of the south and east sides of the property that Property rather than the east side. are more flexible than otherwise allowed by City Code. As you will see in the materials provided by White Pine, the applicant believes that the issues of parking, balconies and signage were "mistakes" in the PUD Agreement. White Pine indicates that "all of Applicant's facilities in the Twin Cities, as well as other assisted living facilities, have signage on the buildings to identify the business located there" and therefore, the lack of building signage in the PUD was an error. Staff disagrees with this position. While there may be reasons to consider changes to the _I Plans he tamed the DI In Agreement .Nero cnPrifirally nPantlated between Approved r'ItlIIJ, t:IC provisions contained in a vv "Y--•••"-••� the City and the Developer. With respect to signage, there are currently two assisted living facilities in Mendota Heights and neither of them have building signage. In addition, Staff has concerns over the way in which White Pine characterizes its proposed project. In the supplementary materials, White Pine indicates that the project "is a health care business entitled to signage like the other businesses at Mendota Plaza." Importantly, under the PUD Agreement, the Property is designated to be "residential" not commercial. Additional Considerations In addition to the specific changes to the Approved Plans, you should be aware of two outstanding issues under the PUD Agreement. A. City Consent Required Prior to Transfer The PUD Agreement prohibits the Developer from transferring any ownership rights or development rights to a third party without the City's prior written consent. The PUD Agreement provides a very specific list of things that the City is allowed to consider in determining whether to consent to the transfer. This includes information about the proposed developer's qualifications and financial strength as well as a written statement from the proposed developer, acknowledging that it agrees to be bound by the terms and conditions of the PUD Agreement. Importantly, the City has not consented to the sale or transfer of the .Property to White Pine. While City staff has discussed the proposed transfer with representatives of both the Developer and White Pine, the Developer and White Pine have failed to provide the City with specific information about White Pine as outlined in the PUD Agreement. On June 28, 2011, the City received a letter from an attorney representing the Developer, requesting the City's consent to the transfer. A formal notice was delivered to the Developer's attorney on July 5, 2011, informing the Developer that the City would not consider consent until the Developer or White Pine provided the City with the specific information listed in the PUD Agreement. A copy of the City's July 5 letter is included in your materials. As of the date of this staff report, the City has not received the requested information. Instead, White Pine has requested that City approve the proposed modifications but list the City's consent to the transfer as a condition to receiving a building permit. Staff does not support this request. B. Sewer Line Relocation As you are aware, a dispute exists between the Developer and the City regarding the relocation of the sewer line on the. Property ("Sewer Line"). The Approved Plans show a senior housing building located on top of a portion of the Sewer Line. The Sewer Line is a trunk line that serves a large portion of the Mendota Heights community. Consistent with past City practices, the City required language in the PUD Agreement that would give the City the authority to direct the relocation of the Sewer Line. A dispute has arisen over who has responsibility to pay for the Sewer Line relocation. The City's position is that the Developer is responsible for the cost associated with relocating the Sewer Line. The Developer's position is that the City is obligated to pay for the relocation of the Sewer Line. To date, the City has not commenced any work to relocate the Sewer Line for two reasons: (1) the City will not spend funds to pay for the Sewer Line relocation because of the Developer's position that it has no responsibility to reimburse the City for the cost of the work; and (2) under the White Pine Proposal, the proposed building could be placed on the Property without requiring the Sewer Line to be relocated •i the building placed the location shown on the Approved Plans The nrnnntarl building has a It' UIC UUIIUiilb' were plal.cu in uic iv�.a tivii 5 vvv�i vii �+N��•�-� r•"r---- slightly smaller footprint than the building proposed in the Approved Plans and for this reason, it is possible to build the proposed building without impacting the Sewer Line. To date, White Pine has indicated that it is not willing to shift the proposed building to the northwest portion of the property as required by the Approved Plans. Instead, White Pine requests that the City approve the proposed modifications but have such approval contingent upon the Sewer Line being successfully relocated. Recommendation As noted above, the City has the complete discretion to approve or deny changes to the Approved Plans. The decision to approve or deny the modifications will likely involve a policy discussion by both the Planning Commission and the City Council to determine if the proposed modifications are consistent with the City's vision for the Property. Staff has concerns about the proposed modifications because they are not consistent with several of the goals that Were outlined by the City Council through the negotiation of the Approved Plans. In addition, Staff has significant concerns about the fact that (1) the Sewer Line issue is unresolved; and (2) neither the Developer nor White Pine has provided the information needed by the City to evaluate the request to transfer the Property. For these reasons, Staff recommends that the request be denied based on the following findings of fact: 1. Pursuant to Section 3.4 of the PUD Agreement, the City's consent to changes to the Approved Plans may be given or withheld in the City's sole discretion. 2. The Developer has failed to obtain the prior written consent of the City to transfer the Property to White Pine as required by Section 6.2 of the PUD Agreement. 3. Pedestrian circulation inadequately integrates the residential building into the mixed use PUD as directed by the previous PUD approvals. 4. Parking under the PUD Agreement was determined based on the mixed use development as a whole and the proposed parking in the modified plan is inadequate. 5. Building materials do not meet the specified requirements of the Approved Plans. 6. The City Council specifically approved balconies on the units and the balconies are no longer shown on the modified plans. 7. Utility plans do not show how the project will connect to the City's sanitary sewer system, among other utility issues, and do not show how the applicants will redesign the project or the sewer to avoid conflicts between the building and City's utility. 8. Signage for the project exceeds the zoning ordinance allowances for residential property. 9. The applicant characterizes the proposal as a "health care business" which is inconsistent with the PUD Agreement requirements that the Property be used for residential purposes. MVLIVI I Required The Planning Commission should review the proposed modifications and make a recommendation to the City Council. The City Council should vote to approve or deny the proposed modifications and include specific findings. Supplementary Materials: 1. Memorandum from White Pine Senior Living 2. Letter from Developer's Attorney requesting Consent to Transfer 3. Letter from City Attorney regarding Consent to Transfer 6169114v4 MEMORANDUM rMendota Heights KAM] To- Jake Sedlacek From- White Pine Senior Living ("Applicant") Date- July 15, 2011 Re- Case No. 2011-14 --Tti �i _ D JUL�i Bim* J Background Applicant is the owner -operator of 20 assisted living businesses in the Twin Cities and Western Wisconsin. Applicant provides fully -licensed, state-of-the-art assisted living and healthcare services at its locations under the federally registered trademarks "White Pine" and "Comforts of Home" senior living. Applicant has been in business for 9+ years and has opened several recent projects in the Twin Cities, the closest being in Inver Grove Heights at the northeast quadrant of Highway 52 and Concord Avenue. Applicant's web site at WWW.wPSEN1oRLIvING.coM provides additional background information about the business. Applicant operates with a Class F Home Care Service license and also has a license for Housing with Services from the State of Minnesota. The business operates 24/7. Employees work three -8 hour shifts. At full capacity, first and second shifts will run with 6-9 employees and third shift with 4-6 employees. Applicant is seeking a Planned Unit Development amendment and final PUD approval for the construction of a 4 story 100 unit senior assisted living facility on Lot 6, Block 1, Mendota Plaza Expansion ("Lot 6"). This request is consistent with the PUD Agreement dated April 30, 2009 ("PUD"), which calls for a "4 story, multi -family residential, assisted living facility" to be built on Lot 6. The building elevations attached to the PUD as Exhibit B-6 are substantially similar to th'e elevations proposed by Applicant. The building will look a lot like the building conceptualized in the PUD. All 100 of the units will house the frail elderly who can no longer live safely and comfortably at home. The residents receive healthcare and personal care services from' Applicant's staff. All residents will need help with at least 3 ADL's (activities of daily living) and related healthcare services or have a memory care diagnosis. Less than 5% of our residents have a car or have their driver's license. 1 Siqnaqe Annlicant is proposing 3 building signs and 1 monument sign. The monument sign will be built in accordance with the PUD, especially with Exhibit G which calls for a 14'x6' sign encased in a 16'3"x8' monument. The monument sign will be located in the general area identified in the PUD and built and illuminated consistent with the Design Standards attached as Exhibit H to the PUD. The proposed building for Lot 6 includes 3 exterior signs, this differs from the approved PUD rendering where no building signage is present. However, the requested building signs will be consistent with the Design Standards, and will not "exceed 200 square feet per building fagade" (Exhibit H-12 of PUD). Specifically the building signs on the north, south and front fagades are about 112 square Meet in size (4'x18' + 2.5'x16'). The requested signs are aesthetically compatible with and properly scaled to the area and the building they serve. The requested building signs are consistent with the Design Standards and are necessary because the proposed development on Lot 6 is a health care business entitled to signage like the other businesses at Mendota Plaza. Again, the proposed development is not a market rate or subsidized independent apartment building. The building must be identified by the brand name of the business located there. The concept plan for the building as described in the PUD needs to be amended to fix 3 "mistakes". First, relates to the parking. As described in the Memorandum, the PUD shows 129 parking spaces. This makes sense for a market rate or subsidized independent apartment building, but as described in the Memorandum, does not fit the needs of a health care business serving the frail elderly. Second, the PUD shows decks on the exterior of the building. This is a mistake, as described in the Memorandum, because decks are not found on fully licensed health care facilities serving the frail elderly. Third and finally, assisted living facilities have building signage. All of Applicant's facilities in the Twin Cities, as well as other assisted living facilities, have signage on the buildings to'identify the business located there. This is particularly true when the assisted living facility is part of a commercial development like Mendota Plaza. Parking Less than 5% of Applicant's residents need to park on site. There will be another 5-9 staff members that need parking. During peak visitor times 18%-23% of residents will need visitor parking. In this case, that means about 36 parking spaces will be needed at peak times. This is consistent with parking needs at Applicant's other facilities which have a parking ratio of about 1 space per 3 living units. 2 Applicant's proposed site plan shows 63 parking spaces, which is about 27 spaces more than needed at peak times. There also is additional green space adjacent to the proposed parking in the front of the building, which could be used for additional parking. The site plan submitted by Applicant identifies "proof of additional parking" in the green space. Applicant would prefer to keep the space green, which is consistent with the Design Standards for the Mendota Plaza Development ("Design Standards"). The PUD shows 129 parking spaces, which would be appropriate for a market rate rental apartment building housing independent people who still drive and own cars. This is inconsistent with the PUD's concept and Applicant's request that an assisted living healthcare facility be built on Lot 6. Accordingly, Applicant is seeking an amendment to the PUD allowing 63 parking spaces, plus proof of additional parking. Proposed Building Materials The building elevations submitted by Applicant have been revised to reflect 25% coverage of masonry. City Staff has been provided a material board. The materials are aesthetically pleasing, and complement the colors and materials of neighboring, businesses. The proposed materials, particularly the masonry and roofing, include colors approved in the PUD. Pedestrian Circulation Applicant will provide additional pedestrian circulation as soon on Applicant's revised site plan. Decks The proposed plans do not show decks on the individual units_ The frail elderly, especially those with a memory care diagnosis, are not safe to use the decks for risk of falling. This risk is difficult to manage, which is why most, if not all, fully - licensed assisted living buildings do not have decks. The building does, however, have a large enclosed patio on the back side of the building. Accordingly; Applicant is seeking an amendment to the PUD so that decks are not required. Orientation of the Building Applicant's site plan shows a building orientation that takes advantage of the natural beauty of the directly adjacent woods and Dodge Nature Center land to the east of Lot 6. The back of the building is oriented along the edge of the woods and will offer residents a better view without having to look over the parking lot shown on the concept plan shown in the PUD. The front of the building has been moved away from the Mendota Plaza Mall and oriented such that most of the rooms on the second, third and fourth floors of the building will not look out directly on the roof of the mall, which from above, is an unattractive flat roof with unsightly mechanical equipment in plain view. 3 Accordingly, Applicant is seeking an amendment to the PUD to allow its proposed building orientation. Consent to Transfer Applicant will not take title to Lot 6 until the work described as the "Public Improvement Project" on page 5 of the PUD has been completed. Accordingly, Applicant requests that satisfaction of the requirements of Section 6.3 of the PUD be treated as a condition to Applicant receiving a building permit for the development of Lot 6. rd NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Mendota Heights Planning Commission FROM: Stephen W. Grittman DATE: June 23, 2011 MEETING DATE: June 28, 2011 SUBJECT: Mendota Plaza — PUD Amendment for Housing Component on Lot 6, Block 1 CASE NO: Case No. 2011-14; NAC Case 254.04 - 18 APPLICANT(S): White Pine Holdings LOCATION: SE Part of Mendota Plaza PUD, near South Plaza Drive ZONING: MU -PUD GUIDE PLAN: MU -PUD Background and Description of Request: The applicants are seeking a PUD amendment and final PUD approval to accommodate the construction of a four-story, 100 unit senior residential facility. The housing proposal has been an integral part of the PUD approvals granted to Mendota Plaza over the past few years. The proposed site is 2.0 acres in area, and was designated for multiple - family housing as a part of the approved concept plan for Mendota Plaza. The project itself consists of 49 apartment -style units on the upper two floors, a combination of primarily one -bedroom apartments and some efficiency units. The lower two floors contain 51 assisted -style units without kitchen facilities. The basement level of the building accommodates 37 covered parking spaces, along with some storage and mechanical rooms. The first level contains the primary kitchen, office, and a commons area. The second and third levels include serving kitchens and commons areas_ The fourth level includes a "lounae", but otherwise does not include common dining area. The site plan orients the building north -south along the easterly property line, adjacent to the open space areas to the east. Driveway access is provided from South Plaza Drive, and provides 26 parking spaces, 2 of which are handicapped accessible. The north end of the parking area provides access to the underground parking garage. Retaining walls protect the driveway as it descends to the lower level of the garage, with a grade differential of about 11 feet. The plans also provide a patio area to the rear (east) of the building. The patio sits above a retaining wall of up to five feet in height overlooking the open space to the east. The application materials include a landscaping plan consisting primarily of open lawn, with some trees and limited shrub plantings. A sidewalk connects the building areas to the patio and to the public sidewalk along South Plaza Drive. Building plans for the project show elevation drawings of a four-story building with a gabled roof or varying peaks, and a total overall height of 65 feet from grade to the peak of the highest gable. The building appears to be clad with vertically-oriented hard -board siding, with the exception of a wainscot wrap along the ground level of brick or cultured stone. The height of the masonry wainscot is not detailed on the plans, but appears to be approximately 3.5 feet in height. Analysis: Since the inception of the City's consideration of the redevelopment proposals for Mendota Plaza, housing has been an important component of the anticipated plans. A portion of the site of the proposed White Pine building was originally zoned R-3, multiple family, and the land to the east and southeast is designated and/or used for high- density residential by the Dakota County housing authority. As the plans evolved for the residential development on this property, the City expressed a number of objectives for the project. These included (1) A building that equaled or exceeded three stories, although unit count was not specified in the approval; (2) Meeting reasonable setbacks to provide adequate green space on the property; (3) Parking that could accommodate the anticipated use and needs of residents, visitors, and employees, including underground parking to limit surface paving, and documentation to support the proposed parking count (assuming that it would vary from the City's basic zoning requirements), (4) Site design that incorporates the project into the surrounding neighborhood and to the commercial project of which it is a part; (5) Building materials that are complementary to the materials being used on the commercial portions of t he PUD; (6) Masonry materials that equal or exceed 25% of the building wall surface; (7) Willingness for potential housing developers to accept responsibility for the terms of the development agreement signed with the Mendota Plaza developers (Paster Enterprises); (8) Handling of utilities, including stormwater, that addressed existing utility configurations and open space/wetland issues At this point, there appears to be a number of issues that will require modification to meet the understanding of the City officials. While building height and density would not appear to be at odds with the City's expectations, several site and building issues are either unexplained or inconsistent with previous City directives. These include: Parking count. The City's zoning ordinance requires 2 parking spaces per residential unit. The City has indicated, consistent with other standards, that parking for senior - oriented buildings may supply a reduced amount of parking from this standard. However, the applicants are required to document their expected parking needs, based on similar uses or other materials. The applicants have proposed a total of 73 parking spaces (above and below ground) to serve the 100 unit complex. No documentation has been received at this point to verify that adequate parking has been provided with this plan. Pedestrian circulation and access. The project includes some sidewalk access to South Plaza Drive from the main entrance area, which would connect to other sidewalks in the development. An additional sidewalk is shown exiting the north side of the building and leading to the Mendota Plaza commercial areas. Staff would suggest that a stronger pedestrian link is designed from the main entrance to the rest of Mendota Plaza, consistent with the City's intent that the housing component is integral to the mixed-use concept. Building materials. The building materials are not specified in the submitted drawings. However, the illustrations show masonry wrapping the building to a height of 3.5 feet out of a total exposed wall height of 42 feet (the additional 23 feet of height is comprised of roof). The 3.5 foot high masonry constitutes only about 8.3 percent of the wall area, whereas 25 percent is the City's expectation based on previous approvals. This will need to be addressed and modified to comply with the PUD requirements. Signage. The plans show wall signs over the main entrance of the west side and on both north and south end walls of unspecified sizes. In addition, the proposal includes a monument sign near South Plaza Drive and its intersection with the Mendota Plaza access road. In Mendota Heights, setbacks for free +--,4:__ ure to be no more 12 square feet in area. The proposedUilmonument sign1-1jly signs in�dential districts approximately 90 square feet. The PUD approvals may grant larger sign areas, however, a rationale for such approval should be provided by the applicant. Lighting details or other aspects of the sign construction also have not been provided at this time. Utility connections. The City has notified the applicants that the proposed building sits over an existing sanitary sewer line which will have to be relocated if the building is to be constructed a Proposed. Relocation of the sewer line is the responsibility of the developer of this site In the alternative, the applicants should design the site to avoid the sewer line and provide adequate access to it for maintenance. The plans submitted by the ap licants do not address the necessary changes to the utilities. p Development contract. As noted, the applicants will be required to agree to the terms of the deveopment contract affecting the residential portion of the project. A statement to this lrequirement should be provided by the applicants, prior to City action on the amendment. Action Requested; Following a public hearing, the following Planning Commission may consider one of the foll actions: g A. Approval of the PUD amendment with conditions. Conditions would include the following - 1 - ollowing:1. Verification of parking demand for residents, visitors, and employees to the satisfaction of the City. 2. Additional pedestrian circulation on the site plan that integrates the main entrance area to the remainder of the Mendota Plaza pedestrian system. 3. Clarification of the proposed building materials, including an increase in masonry exterior materials to meet the 25% coverage requirement specified by previous PUD approvals. 4. Additional detail on signage area, materials, and lighting, including reduction of the monument sign to a maximum of 12 square feet of message area, consistent with City zoning requirements. 5. Provision of utility plans illustrating how the applicants intend to provide for relocation of the existing sanitary sewer line, along with other utility access. 6. A statement indicating acceptance of the terms of the development agreement as applying to the developers of the subject site. B. Tabling of action on the PUD amendment, based on the need to submit additioi ial Materials dernonstrating compliance with the terms of the controlling PUD approvals, as specified in this report and the comments of other City staff. C. Denial of the PUD amendment, based on findings that the applicants have submitted plans that are inconsistent with the terms of the approved PUD documents for the subject property, and inconsistent with City zoning regulations. Inconsistencies are identified in this report and other staff comments, and include the following: 1. Inadequate parking supply. 2. Pedestrian circulation inadequately integrates the residential building into the mixed use PUD as directed by previous PUD approvals. 3. Building materials do not meet the specified requirements of the previous PUD approvals, including amount of masonry exterior, and are otherwise undesignated on the plans. 4. Signage for the project exceeds the zoning ordinance allowances for residential property. 5. Utility plans do not show how the project will connect to the City's sanitary sewer system, among other utility issues, and do not show how the applicants will redesign the project or the sewer to avoid conflicts between the building and City's utility. 6. Lack'of acceptance of terms of the original PUD approvals as required by the PUD development contract. Staff Recommendation: Staff does not recommend approval at this time. There are a number of inconsistencies between the submitted plans and the approved PUD documents, and there are some, particularly the parking, sidewalks, and the sewer line access, that could alter site and building design significantly. If the project is tabled, the applicants should agree in writing to extend the timeline for zoning approvals under Minn. Stat. 15.99 to avoid any issues with dates and review. If the Planning Commission recommends denial, the findings above, and any other findings made that result from information at the public hearing, should be incorporated into the Commission's resolution. Supplementary Materials: 1. Application materials dated 5-10-11 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Mendota Heights Planning Commission FROM: Stephen Grittman DATE: August 18, 2011 MEETING DATE: August 23, 2011 SUBJECT: Variance for Covered Porch Encroachment into Front Yard CASE NO: Case No. 11-23; NAC Case 254.04 — 11.23 APPLICANT(S): Bob and Diane Sullwold LOCATION: 667 1 st Avenue ZONING: R-1, Single Family Residential GUIDE PLAN: Low Density Residential Background and Description of Request: The applicants are seeking a variance from the front yard setback requirement to permit the construction of a covered open porch which would extend into the required 30 foot front yard setback. The proposed porch is 10 feet by 14 feet in size, covering a new deck that provides access to the front entrance. The existing house sits at a setback of approximately 35 feet, 2 inches, meaning that the proposed porch, by extending 10 feet farther toward the street, would have a 25 feet, 2 inch setback from the street, for a length of 14 feet. This results in an encroachment of 4 feet 10 inches, and a total encroachment area of approximately 68 square feet. The ordinance accommodates an allowed encroachment of 5 feet (a setback of 25 feet), with a total area of 50 square feet by Conditional Use Permit. The proposed project meets the required setback, but exceeds the allowable area by about 18 square feet, thus, the applicant is seeking a variance. _Analysis: In considering variance applications, the City is required to find that (1) The applicant is proposing to use the property in a reasonable manner, and (2) The applicant's proposal faces practical difficulties in using the property in this manner due to circumstances that: a. Are unique to the property, b. Are not caused by the applicant, c. Are consistent with the purpose and intent of the City's plans and ordinances, d. Are not out of character with the locality, or neighborhood, in which the property is located. With the adoption of the ordinance noted above (the 5 foot encroachment and 50 a deiniton of what square foot area requirement), the b It n�sin nle family areals h Prorf to t'he amendment, reasonable encroachments wo g the City had approved a number of similar requests by variance. Since then, these requests have proceeded by CUP, provided they meet the limitations of the new code. With the current application, the property owner indicates that the previous steps and concrete were removed to correct deterioration from settling and weathering, replaced by a decking system of the dimensions now proposed for the covered porch. Because the house is already set back from eh`eithout furtherthan zoning approvalsslightly over half of the property porch area meets the cod By limiting further encroachment to 50 square feet, the applicant's proposal would also meet the requirements of the CUP provision, meaning that variance findings would not be necessary. Moreover, the size of the proposed porch is based not on the conditions of the property, but rather the size of the deck constructed by the applicant. Apart from the deck, there would not appear to be other conditions that are unique to this property which would distinguish it from other single family lots, or from other applicants who have been granted similar permits. As such, appro',.fi'al of a variance for 68 square feet of porch area does not appear to meet the tests of the zoning ordinance tvariance 50 squareconsideration footlimitations of the codedoes believe that a s"ructure that mees the 5 foot, would be appropriate for approval under the City's code provisions. Since the applicant pursued this request as a variance, no Conditional Use Permit application was made, public notice was made for a variance, rather than a CUP request. This may have to be considered for the next planning cycle. Action Reque-sted: Following a public hearing, the Planning Commission may consider one of the following actions: 2 1. Approva'� of a variance for a setback encroachment for an open porch of up to 5 feet and '68 square feet in area. Preliminary Findings of Fact supporting an approval recommendation are attached. 2. Denial of a variance for a setback encroachment for an open porch of up to 5 feet and 68 square feet in area. Preliminary Findings of Fact supporting an approval recommendation are attached. Staff Recommendation: Planning staff does not recommend the variance. As noted in the report, and emphasized in the draft findings, the conditions for variance are not present, based on staff's understanding of "reasonable �ot beenf use, he requirement for created by the applicant. Hess, and the requirement that the conditions have Also as discussed above, planning staff believes that the conditions ould supporting approval of a Conditional Use Permit for a porch encroachment of 50 feet be pre would further recommend that the applicant consider amending the application to meet that standard, and re -applying for a CUP. To redesign the project is conformance with this provision, the applicant could purse a 5 foot encroachment up to 10 feet in width, or a porch that continues the full 14 foot width proposed by the applicant, but for an encroachment 11istance of no more than about 3.6 feet to stay within the 50 square foot requirement. Supplementary Materials: 1. Application Materials Dated 7-13-11 2. Site Location Map 3, Draft Findings of Fact frir pproval Draft F-Indings of , act. -rr• - - Variance for Porch Encroachment into Front Setback of 68 Square Feet 667 1St Avenue 1. The size of the proposed encroachment is necessary to address the size of an existing deck. 2. The proposed encroachment will not be in conflict with the character of the neighborhood. 3. The porch is intended to provide weather protection for improvements made that resulted from previous ground settling and weather-related damage. 4. The size of the proposed project is found to be a reasonable manner of use of the subject property. 5. The encroachment distance from the public street is no more than that allowed by the zoning ordinance under other provisions. 4 Draft Findings of Fact for Denial Variance for Porch Encroachment into Front Setback of 68 Square Feet 667 1st Avenue 1. The Zoning Ordinance establishes a standard for encroachments into the required front yard setback which defines "reasonable manner" of use for such structures. 2. The property in question does not demonstrate any unique conditions that would constitute "practical difficulties" in meeting the standards of the ordinance. 3_ The size of the proposed jsucfore is baseon the size of an tlo actions of the applicantting deck, suggesting that the varianceproposed due 4. By exceeding the 50 square foot allowance identified in the Code, the project would be inconsistent with the character of the neighborhood. 5 - Site Location Map - 667 ,est Avenue, Mendota Heights, MN August 3, 2011 Bill Sullwold 667 1" Avenue Mendota Heights, MN 55118 Dear Mr. Sullwold.- City ullwold: mendo- . C l�E k tJ nenlahts City Staff has reviewed the application for variance to the front yard setback for a covered front entry and porch at 667 1" Avenue (Planning Case #11-23) and determined it to be incomplete. Double checking tax records, it appears that Diane Sullwold is also listed as a property owner, and will also need to sign the application. As this is a simple matter, I intend to keep your application on the schedule for public hearing at the August 23, 2011 planning commission meeting. Upon Diane's signature the application will be complete, starting the 60 -day review period for your application. This does not mean that it will take this long for review, the review period is a state regulation to ensure that city's don't drag out land use decisions too long_ You may opt to have Diane swing by city hall during office hours, or have her attend the public hearing with you in order to get the application signed_ The planning commission will discuss this application at their regular meeting on Tuesday, August 23, 201 l.. Please plan to attend this meeting which begins at 7 p.m- in the Council Chambers at City Hall. Sincerely, -Jt,G Jake Sedlacek Assistant to the City Administrator cc. Planning Case File 411-23 a,nTo-, a raga v� Mendota � 6ejghI5, MN 55:118 � (651) FA.� (651L) �� -$�44� ` i -L A "LIC A TI!'18►1 rt -%o rnK1Q1n1=R AT1nM Arr OF PLANNING REQUEST City of Mendota Heights 1101 Victoria Curve, Mendota Heights, Minnesota 55118 (651) 452-1850 (651) 452-8940 Case No. Date of Application -lam —Z/ Fee Paid $ �UC> L� /fie �` /� •S�`% iV-t 7 7 Applicant Name:��Czre% %iOlX:i�! (Last) (First) r% PH:`� �- �i� C% ��✓ (M) E -Mail Address: OCOI 45/11 71 Address: �� (Number & Street) (City) (State) (Zip Code) Owner Name: 54/` lf_ (Last) (First) (M) Address: (Number & Street) (City) (State) (Zip Code) Street Location of Property in Question: Legal Description & PIN of Property: (Complete Legal from Title or Deed must be provided) 3 46 T Z,2A.�i� 3�%FEc� Type of Request: ❑ Rezoning ❑ Conditional Use Permit ❑ Conditional User Permit for P.U.D. ❑ Preliminary/Final Plat Approval ❑ Comprehensive Plan Amendment Variance ❑ Subdivision Approval ❑ Wetlands Permit ❑ Critical Area Permit ❑ Other (attach explanation) Applicable City Ordinance Number Section Present Zoning of Property Present Use Proposed Zoning of Property Proposed Use I hereby declare that all statements made in this request and on the additional material are true. I further authorize City Officials and agents to inspect the above pro rty during daylight hours. (Signature of Appli t) 2411d, - - Date Received �f d�;��gln I (Signature of O"er) LETTER OF INTENT T 1 aA +-- a�, -1; h and replace the ori -;nal cement front steps and sidewalk to my house to 1 11QU LV ULALIVAAS11 uuu. ivri -ZD correct a dangerous condition, in that the steps and sidewalk were sinking and creating a wide gap between the house and steps. This was caused by improper original footings. To save expense, I have built a ten foot by fourteen foot deck and steps. I would like to build a roof over this deck to create an open covered front porch to provide weather protection. This would be an improvement to the appearance to the front of the house and to the neighborhood. I was told that there was a fifteen foot easement for a boulevard. My house now sits over fifty feet from the curb and over twenty-five feet from the easement for the boulevard. This would still be farther from the street than a thirty foot set back from the curb if approved. I am requesting a variance for an additional five feet for the roof, as I was told, a thirty foot set back from the boulevard easement is required. 1 �` ' i � ;_ � � 4 � f.=- � f r � �-� _' � ' � � �,I � � � � ii '.. a^' I:'" ;.�— �'j .,i ., of �: j, i,.. � � y _ �, _ ; — i;; �r � r� �� ' �F. � ; � r i I , _, e r �� L .� �, : ,� _ `c .y... � �. � - .. � � '' �. - (.' 1 -, )� l ., .: s ,k s { .1.c�----- r, � �%' < {. i' � _ ,Y. _. ii \ i — -�_._- --. _.-._-------. -- - . . _ \\ ,1,� 1 % i 1 �� ? o\ 6� �_ __ _ yg -- . _ \ '' i,y— � � ' 1I T� _-- <, >: �E: I: i . G,. �.. 4Q� U."; - � boAAA� ;- cot o SIGNATURES OF CONSENT FOR VARIANCE REQUEST To: The Planning Commission, City of Mendota Heights FROM: Property Owners of x;61;%_ /5-17 We the undersigned have reviewed the plans for 4.017/ 4e -21V/ : and understand the terms and conditions of the requested variance for — SE Ti��fr� i`�'�ii`y f 522 EST We have no objections to this request and do hereby give our written consent ana consent to waiver of public hearing. Sincerely, NAME (Please Print) ADDRESS (INCL. LOT) f� L 07- 1101 Vict®ria Curve o Mendota Heights, MN 55198 0 (6651) 452-1850 o FAX (x51) 145 E-8".0440 'L"V v.lnen d®ta-heights.e®nn Dakota County Parcel Street —Neighborhood City, —County 5 D rn rr�. r-I'w m p'F MOOF&M. Legend �-OIZZWz"Id: Az/ ---- ---- -- 13(,IX� P,060_5' :L dlci -Bt Page I of 2 n/ I n 1 l n 1 1 CITY OF MENDOTA HEIGHTS NOTICE OF HEARING TO WHOM IT MAY CONCERN: NOTICE is hereby given that the Planning Commission of Mendota Heights will meet at 7:00 P.M., or as soon as possible thereafter, on Tuesday, August 23, 2011 in the City Hall Council Chambers, 1101 Victoria Curve, Mendota Heights, Minnesota, to consider an application from Robert Sullwold to construct a covered front entry and porch at 667 1St Avenue. The legal description for this property is as follows: Lot 12 Block 5 and W 20 Feet of Lot 13 Block 5, TT Smith Subdivision No. 3, (PID #27-69702- 05-131). This request for a variance to the front yard setback is to construct a covered front entry and porch on the front of the existing home. This notice is pursuant to Title 12 (Zoning), Chapter 1 of the Mendota Heights City Code. Such persons as desire to be heard with reference to this request will be heard at this meeting. Sandie Thone City Clerk ................ lll ll lUl�flf/� ��n1�V�� 1�1%U� SOUTH PLAZA DRiVE GENERAL NOTES: A. TOPOGRAPHIC BOUNDARY SURVEY, INCLUDING PROPERTY ONES. LEGAL DESCRIPTION, EXISTING UTILITIES, SITE TOPOGRAPHY WITH SPOT ELEVATIONS, OUTSTANDING PHYSICAL FEATURES AND EXISTING STRUCTURE LOCATIONS WAS PROVIDED BY THE FOLLOWING COMPANY, AS A CONTRACTOR TO THE SELLER/OWNER: TOPOGRAPHY: RLK INCORPORATED BOUNDARY: 6110 BLUE CIRCLE DRIVE, SUITE 100 MINNETONKA, MN 55343 PH: (952) 933-9072 CEI ENGINEERING AND ITS ASSOCIATES WILL NOT BE HELD RESPONSIBLE FOR THE ACCURACY OF THE SURVEY OR FOR DESIGN ERRORS OR OMISSIONS RESULTING FROM SURVEY INACCURACIES. B. ALL PHASES OF SITE WORK FOR THIS PROJECT SHALL MEET OR EXCEED THE OWNER / DEVELOPER SITE WORK SPECIFICATIONS_ C. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF EXISTING STRUCTURES, RELATED UTILITIES, PAVING, UNDERGROUND STORAGE TANKS AND ANY OTHER EXISTING IMPROVEMENTS AS NOTED. SEE SITE WORK SPECIFICATIONS. D_ CONTRACTOR IS TO REMOVE AND DISPOSE OF ALL DEBRIS, RUBBISH AND OTHER MATERIALS RESULTING FROM PREVIOUS AND CURRENT DEMOUT10N OPERATIONS. DISPOSAL WILL BE IN ACCORDANCE WITH ALL LOCAL, STATE AND/OR FEDERAL REGULATIONS GOVERNING SUCH OPERATIONS. E. THE GENERAL CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR AND SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTON PHASES OF THIS PROJECT. F. WARRANTY/DISCLAIMER• THE DESIGNS REPRESENTED IN THESE PLANS ARE IN ACCORDANCE WITH ESTABLISHED PRACTCES OF CML ENGINEERING FOR THE DESIGN FUNCTIONS AND USES INTENDED BY THE OWNER AT THIS TIME. HOWEVER, NEITHER - THE ENGINEER NOR ITS PERSONNEL CAN OR DO WARRANT THESE DESIGNS OR PLANS AS CONSTRUCTED EXCEPT IN THE SPECIFIC CASES WHERE THE ENGINEER INSPECTS AND CONTROLS THE PHYSICAL CONSTRUCTION ON A CONTEMPORARY BASIS AT THE SITE. G. SAFETY NOTICE TO CONTRACTOR• IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTCES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS OF THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. ANY CONSTRUCTION OBSERVATION BY THE ENGINEER OF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE RENEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES, IN, ON OR NEAR THE CONSTRUCTION SITE. Vicinity Map Not to Scale PLAN INDEX: 1. COVER SHEET 2. SITE PLAN 3. GRADING PLAN 4. UTILITY PLAN 5. EROSION CONTROL PLAN 6. EROSION CONTROL NOTES & DETAILS 7. LANDSCAPE PLAN e. DETAIL SHEET SUPPLEMENTAL SHEETS: 1. EXISTING CONDITIONS SURVEY BEFORE y Engineering ss px Associates, Inc.m� ENGINEERS ."-v PLANNERS SURVEYORS LANDSCAPE ARCHITECTS • ENVIRONMENTAL SCIEN77STS 2277 WEST HIGHN/AY 35, SUITE 200 (651) 597-0800 ROSEVILLE, MN 55113 FAX..- (551) 697-0804 RESOURCE LIST: WHITE PINE SENIOR LIVING CITY OF MENDTA HEIGHTS 720 MAIN STREET, SUITE 205 1101 VICTORIA CURVE MENDOTA HEIGHTS, MN 55118 MENDOTA HEIGHTS, MN 55118 PHONE: (651) 287-0265 PHONE: (651) 452-1850 FAX: (651) 287-0266 STEVE GRITTMAN CHUCK ROTHSTEIN CITY BUILDING DIVISION CITY OF MENDOTA HEIGHTS ARCHITECT RIVER VALLEY ARCHITECTS, INC. 1101 VICTORIA CURVE MENDOTA HEIGHTS, MN 55118 13613 COUNTY HWY S SOUTH PHONE: (651) 452-1850 JIM FALLS, W9 54748 PHONE: (715) 382-4700 JAMEY BOWE CIN FNCINFFR/PUBLIC WORKS DI)OR CIN OF MENDOTA HEIGHTS GFNFRAI CONTRACTOR 1101 VICTORIA CURVE HOEFT BUILDERS, INC. MENDOTA HEIGHTS, MN 55118 310 PINNACLE WAY, SUITE 301 PHONE: (651) 452-1850 EAU CLAIRE, WI 54701 JOHN MAZZITELLO PHONE: (715) 833-1761 FAX: (715) 833-1720 ASST TO CIN ADMINISTRATOR PETER HOEFT CIN OF MENDOTA HEIGHTS 1101 VICTORIA CURVE CMI CONS)>TANT MENDOTA HEIGHTS, MN 55118 CEI ENGINEERING, INC. PHONE: (651) 452-1850 2277 WEST HIGHWAY 36 SUITE 200 JAKE SEDLACEK ROSEVILLE, MN 55113 PHONE: (651) 697-0800 FIRE MARSHAII FAX: (651) 697-0804 CIN OF MENDOTA HEIGHTS FIRE DEPARTMENT ALAN CATCHPOOL 1101 VICTORIA CURVE MENDOTA HEIGHTS, MN 55118 PHONE: (651) 452-1850 PAUL KAISER APPROVED DATE CIN OF MENDOTA HEIGHTS FLOOD CERTIFICATION: THIS SITE IS LOCATED IN AN UNMAPPED FIRM AREA ACCORDING TO THE FEDERAL EMERGENCY MANAGEMENT AGENCY Arkonsos * Colifornio * Georgia * Minnesota * Pennsyl vonio * Texas J 41" X, BENCHMARK �i TOP t&7 ffYDRANT ELEY-85636 C . vA/ iYP z . ........... 46 -_SITE BENCHMARK — pRArr =A— SITE: DATA PROPOSED 0 ZONING SENIOR 00 010 S.F.F ASSISTED LIVING 0 �'S'��%E 96,000± S.F. (ABOVE GROUND) FOU WITH UNDERGR ROUNDSTORY PARKING REQUIRED 37 PROVIDED Io.: FIRST FLOOR FFE = 851.50 9 (UNDERGROUND) BASEMENT FFE = 840.50 Eli ACCESSIBLE PARKING (B'X20 20' 2 PROVIDED 46 -_SITE BENCHMARK — pRArr =A— PARKING RATIO SITE: DATA SITE AREA (NET) 87,290 S.F, 1 2.00 A. ZONING 84 -SHOPPING IWPMIDUS S.F.F -.1,2" GREEN SPACE �'S'��%E + �,C- PARKING RATIO STANDARD PARKING (9120') (ABOVE GROUND) • REQUIRED 24 PROVIDED STANDARD PARKING (9'X2D*) (UNDERGROUND) REQUIRED 37 PROVIDED ACCESSIBLE PARKING (B'X20) 2 REQUIRED 2 PROVIDED TOTAL PARKING 63 PROVIDED - USE NOT SPECIFICALLY NOTED UNDER LOCAL ZONING CODE, 20- (TYP) 24 0 0-jLolvls SOUTHw AZA DRIVE 54E" g�ORE yAh� AP, FUTURE PARKING RATIO , STANDARD PARKING (9X20j REQUIRED 4-4 PROVIDED SCALE IN FEET (ABOVE GROUND) STANDARD PARKING (9'X20') REQUIRED 37 PROVIDED L43 (UNDERGROUND) p'. ACCESSIBLE PARKING (B'X20 2 REQUIRED 2 PROVIDED I TOTAL PARKING 83 PROVIDED USE NOT SPECIFICALLY NOTED UNDER LOCAL ZONING CODE. 20- (TYP) 24 0 0-jLolvls SOUTHw AZA DRIVE 54E" g�ORE yAh� AP, mss N SOUTH PLAZA D f#VE , uENDoTA HErqm MINNESOTA ONE C, SCALE IN FEET EXISTING FWND IRON SAHITAJRY MANHOLE PROPERTY UNE EASEMENT LINE WATERMAIN VALVE ADJACENT LOT LINE .. SANITARY ITARY SEWER LINE FIRE HYDRANT STORM SEWER UNESTORM MANHOLE WATERMAIN CAS UNE CATCHBASIN FIBER OPTIC UNE UNDERGROUND ELECTRIC STREET UGIHT CONTOURS SPOT ELEVATION PROPOSED BOUNDARY LINE RIGHT OF WAY UNE CONCRETE CURB AND W= SEE DETAIL 11 CURB INLET BUILDING CONTROL POINT 32 PROPOSED PARKING SPACES UNITS OF SIDEWALKS AND CONCRETE APRONS RETAINING WALL (OESCN- By OTHERS) GENERAL SHE NOTES A. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. B. ALL CURB RETURN RADII SHALL BE 2. OR 10% AS SHOWN TYPICAL ON THIS Pl-AN, UNLESS OTHERWISE NOTED. C. UNLESS OTHERWISE SHOWN, CALLED WT OR SPE090 HEREON OR WTHIN THE SPECIFICATIONS: ALLCURS AND WTTER ADJACENT TO ASPHALT PAVING SMALL BE INSTALLED PER DETAIL Ik PAVEMENT SHALL BE INSTALLED IN ACCORDANCE WITH DETAIL 8A OVER THE ENTIRE PARKING LOT AREA AN. ALL APPROACH -WS ALL PARKING L07 STRIPING INCLUDING ACCESSIBLE AND IAN ACCESSIBLE SP -ES STALL BE PAINTED AS SHOWN. 0. ALL PARKING LOT SIGN BASE SUPPORTS SHALL BE INSTALLED PER DETAIL 12F. E. ALL ACCESSIBLE PARKING STA SHALL. HAVE SIGNAGE INSTALLED PER DETAIL - SITE: DETAILS IA TYPE 'A' CONCRETE ClJNR AND GUTTER 30 CONCRETE SIDEWALK 3K CONCRETE SIDEWALK 3M WHEELCHAIR RAMP IN SIDEWALK 'N WHEELCHAIR RAMP IN SIDWALK (TYP. AT EACH DRIVEWAY CURB RETURN) RA STANDARD DUTY ASPHALT PAVING 9S ACCIE5,51SUE / VAN ACCESSIBLE PARKING SIGN 9U ACCESSIBLE PARKING SYMBOL (SEE PAINT COLOR INDICATED AT SYMBOL) IDA TRAFFIC FLOW ARROW (TYP.) � OB STOP BAR (TYP.) 1A DO NOT ENTER SIGN 12F SIGN BASE 0 SITE NOTES 28 TRANSFORMER PAD 3D FENCE ENCLOSED PATO AREA WITH GATES (PER ARCH. PLANS) 4B MT PORCH (PER ARCH- PLANS) 88 OVERHEAD CANOPY - (TYP-PEI ARCH. PLANS) 2A 47 TRAFFIC WHITE LANESTRIPE (SEE LENGTH INDICATED AT SYMBOL) 2D 4 WIDE FAINTED WHITE STRIPES, 2.0' O.C. 0 45- (SIM SIZE INDICATED AT SYMBOL) 13C LIMITS OF RETAINING WALL (DESIGNED BY OTHERS) 5A STOP SIGN 15E MONUMENT SIGN 18A EIQSflNC TO BE REMOVED 21A TAPER CURB TO MATCH EXISTING CURB 21B TAPER 1BTAPER CURB FROM 6' To 0 OVER 10' 73A VALLEY CUTTER PER CITY OF MENDOTA HEIGHTS STANDARD DETAILS/SPECIFICATIONS. 738 STEPPING STONES (PER ARCH. PI -.ANS) INITIAL DESIGN -,01NE SENIOR LIVING Engineering Associates, Inc. 2277 WESF HIGHWAY 36, SUITE 200 ROSEVIUS, PH 551FJ (651)697-0804 SfTE PLAN OA E SHEET SOUTH PLAZA D f#VE , uENDoTA HErqm MINNESOTA REV7 BENCHMARK #7 TOP MI( HYDRANT HSV -856,38 r / r �4,�/i ' ' sD LP z• // .I ARK TNH=856.36 / r' , 850.50 BW / i :'/ - i -' �•• \ �'i i // RH J2 IM-Bs1.30 12• ❑ ,851.,5 C A.IN' 82- (W) 84]:. - / 51.30 C 85p EQ 1 PROPOSED 1D B5, D r n -J SENIOR 85 o ` B5D.60 TC °00000 0o ASSISTED LIVING ' 1 e ={ r D 96, 000±,, S Y:' BSi55 TC 85, .50 G FOUR 'STORY 85150 G �q�ti - gip. IU WITH UNDERGROUND PARKING FfRST FLOOR FFE = 851.50 ci f 4 ❑ P l ASEMENT FFE = 840.50 I. t,,. +�, , , :: ES Q h'T ry90 ..� a. i 0 (�- -ri( �' 851.30•C 8509 .. o 51.30 .. 850.0 C C 1=- S0 9C L15• 1 \ / ' 49 LF _ .. RCP Q:1;005' � 861 20 FG i 850.65 TC/G, .-L: 50. - i D .T CH: 3MIA151.30 - - 1 i I RIM=848.65 851:20" d INV(SW)=846.56 851.30 FC INV(NW)=844.83 /�"p /�/ •'�"\ ((. y_ .•`�,: (� ------------ 1 85000 TC 850.5 TC..�-'SI.SC C. Erg.—Nl, ✓ l✓� o \\ 4 9 851.50 G. r R=60. 005 8505 i RCP o: 1.00E 51 9 SORE y� A Sx, S y SCALE IN FEET EXISTING 68 F 12 RC OOS FOUND IRON SANITARY MANHOLE ------- PROPERTY UNE EASEMENT UNE AAAA I... ADJACENT LOT UNE SANITARY SEWER UNE N ..._.._..._...___.;;..._.................. STORM SEWER UNE - STORM MANHOLE ................';;:: -,:;, AAAA.. AAAA.... .. WATERMAIN GAS UNE 'y CATCHBASN 65125 5.35 C FIBER OPTIC UNE AAAA_._.. _.._;:.:........_...__.. UNDERGROUND ELECTRIC MV(NWJ=845 61 %INV(NE) S51.3. C -. SPOT ELEVATION R 851 45 FG / 85,.45'G R =270.00 r �F B 85,.2E =24" _ C. ERG "56 59 54E„ — "s 50 i i"23165 N�- 3 75 00 o t:• _z R�CD t, ,. -- 1 e SOUTH PLAZA DRIVE SORE y� A Sx, S y SCALE IN FEET EXISTING FOUND IRON SANITARY MANHOLE ------- PROPERTY UNE EASEMENT UNE WATERMAIN VALVE .....__................ .............___.... _ ....._ .:........... ........ ADJACENT LOT UNE SANITARY SEWER UNE FIRE HYDRANT ..._.._..._...___.;;..._.................. STORM SEWER UNE - STORM MANHOLE ................';;:: -,:;, AAAA.. AAAA.... .. WATERMAIN GAS UNE 'y CATCHBASN FIBER OPTIC UNE AAAA_._.. _.._;:.:........_...__.. UNDERGROUND ELECTRIC .� STREET LIGHT CONTOURS SPOT ELEVATION PROPOSED BOUNDARY UNE ---- RIGHT OF WAY UNE GRADE BREAK -X%X- CONTOUR E3EVADONIS ----- STORM DR.N XX.XX SPOT ELEVATIONS TO TOP OF CURB C -W EA C - CONCRETE TW - TOP OF WALL BW - BOTTOM OF WALL FG - FINISHED GRADE ALL SPOT ELEVATIONS ARE GUTIFRUNE OR FINISHED GRADE UNLESS OTHERWISE NOTED. ® PROPOSED RETAINING WALL (DESIGNED BY OTHERS) GENERAL GRADING NOTES A PRIOR TO INSTALLATION OF STORM OR SANITARY SEWER, THE CONTRACTOR SHALL EXCAVATE, VERIFY, AND CALCULATE ALL CROSSINGS AND INFORM THE OWNER AND THE ENGINEER OF ANY CONFLICTS PRIOR TO CONSTRUCTION. RIE ENGINEER WILL BE HELD HARMLESS IN THE EVENT ME ENGINEER IS NOT NOTIFIED OF DESIGN CONFUCTS. B. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND 4" OF TOPSOIL APPLIED. IF ADEWATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL PROVIDE TOPSOIL, APPROVE➢ BY THE OWNER, AS NEEDED. ME AREA SHALL THEN BE SEEDED, FERTILIZED. MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS (SEE LANDSCAPE PLAN FOR SEED MIX AND PROPER APPUCARON RATE). ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF ME PRO.IECT SHALL BE CORRECTED BY ME CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. C. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOVrTi ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. ME INFORMATION IS NOT TO BE RELIED ON AS BEND EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANT AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REWEST EXACT FEW LOCATION OF UTIUTIES D, UNLESS OTHERMISE SHOWN. CALLED OUT OR SPECIFIED HEREON OR WTHIN THE SPECIFICATIONS: ALL STORM DRAIN PIPE BEDDING SHALL BE INSTALLED PER qTY OF MENDOTA HEIGHTS STANDARD DETAILS AND SPECIFICATIONS. ALL STORM DRAIN PIPES ARE MEASURED FROM CENTER OF STRUCTURES AND ENDS OF FLARED END SECTIONS. - in GRADING NOTES 9C CONNECT WEST SDE DOWN SPOUTS TO 10• PVC DRAIN PIPE WITH IX MIN. SLOPE AND 1 MIN COVER. PERIMETER RODF DRAIN PIPE TO CONNECT TO MM'S /2 k 3. (SEE ARCH PLANS FOR EXACT NO. AND LOCATION OF DOWNSPOUTS) 9D FLARED END SECTION 1W LIMITS OF RETAINING WALL (DESIGNED BY OTHERS) 180 MATCH EXISTING PAVEMENT ELEVATIONS 18F CONNECT TO EXISTING STORM DRAIN PIPE. ❑ GRADING DETAILS - 20A .UNCTION BOX 21A CURB INLET 27B TRENCH GRAIN 27D DOWN SPOUT COLLECTOR INITIAL DESIGN O4- 7-11 Acc AI Rg"nEs DATE PRN DES DRW WHITE PINE SENIOR LIVING Engineering Associates, Inc. ENGINEERS PLANNERS SURVEYORS LANDSCAPE ARCHITECTS ENNRONMENTAL SGENBSTS 2277 WEST HIGHWAY 35, SUITE 200 (65,)697-0800 ROSEOLLE MN 55113 (651)697-OB04 GRADING PLAN 7i; i„ 5 �' NO SCV H PLAZA DRIVE OB PM 3 OF 8 VENDOTA HEIGHTS MINNESOTA ""VI BEAC.HIMARK TOP MIT HYDRA TNH=856.36 J Iw n'o i ' 1:M OB PM 4 of S DIPT WATEjtMAiM I MIN. BURY fir/ EXISTING SANITARY SEWER UNDE i 1G/ t 3 REALIGNMENT SHOWN (DESIGNED BY OTHERS) �w / / S89 5128 "W T �� `� rr 61 �o J - T Ar f I i ' 1:M OB PM 4 of S DIPT WATEjtMAiM I MIN. BURY fir/ S ^ I i 1G/ t 3 by /� /Y 41 I --= =-= - PROPOSED SENIOR ASSISTED LIVING FL -836 SI 96,000± S.F. FOUR STORY WITH UNDERGROUND PARKING I FIRST FLOOR FFE = 851.50 !� x BASEMENT FFE = 840.50 Q5 SITE BENCHMARK _ m• mY xmm a�m sumr�csr �. Iv+w¢ R,^ws �s7mIXTc s>pPlar.� anln�w d sa¢�I _ X3 50 Ov..... A SOUTH PLAZA DRIVE m- SORE )-� ` qc ss rS F O � SOrq S� D 20' 30' 40' SCALE IN FEET EXISTING FOUND IRON SANITARY MANHOLE PROPERTY UNE EASEMENT UNE ,�. WATERMAIN VALVE ..__...._...... _...__._....._.._ ADJACENT LOT UNE It, FIRE HYDRANT .__......_......_, `..............._.__. SANITARY SEWER UNE _------- ---- STORM 5EWIIt UNE _* SEDAN MANHOLE WATERMAIN ._.... -�:, ....- - GAS UNE CATCHBASIN „__ ---- FIBER OPTIC UNE UNDERGROUND ELECTRIC STREET LIGHT CONTOURS SPOT ELEVATION PROPOSED BOUNDMY LINE --- RIGHT OF WAY LINE STORM DRAIN -GIS-- GAS SEANCE -y(Sg--SANITARY SEWER SEANCE -LIGE- UNDERGROUND ELECTRIC SERVICE -X-W- WATER SERVICE -UGF&T- UNDERGROUND ELECTRIC, TELEPHONE AND CABLE GENERAL UTILITY NOTES A. ALL WATER UNES SHALL BE DIP WRAPPED WITH B NIL PLASTIC WITH 7-S' MIN. COVER. B. ALL SANITARY SEWER UNES SHALL BE SCH Q PVC WITH 6' MIN. COVER C CONTRACTOR SHALL COORDINATE MY DISRUPTIONS TO EXISDNC UTILITY SERVICES WITH ADJACENT PROPERTY OWNERS D_ ALL ELECTRIC , LE 'TELEPHONE AND GAS EXTENSIONS INCLUDING SEANCE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTIUTY COMPANY SPECIFICATIONS. ALL UTEUTY DISCONNECTIONS SHALL BE COORDINATED NTH THE DESIGNATED UTILITY COMPANIES E CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTILITY SYSTEM UNTIL WRITTEN APPROVAL HAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY AND CONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER. F. PRIOR TO THE CONSTRUCTION OF OR CONNECTION TO ANY STORM -RAIN, SANITARY SEWER, WATER MAIN OR ANY OF THE DRY UTILITIES, THE CONTRACTOR SHALL EXCAVATE, VERIFY AND CALCULATE ALL POINTS OF CONNECTION AND ALL UTIUTY CROSSINGS AND INFORM CO ENCINEERINC AND THE OWNFJR/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM THE PUN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION. W ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE EVENT THAT THE CONTRACTOR FAILS TO MME SUCH NOTIFICATION_ C. UNLESS OTHERYASE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS: ALL WATER UNE FITTINGS SHALL BE INSTALLED WITH THRUST BLOCKING PER CITY OF MENDOTA HEIGHTS STANOARO SPECIFICATIONS ALL WATER LINE PIPE BEDDING SHALL BE INSTALLED PER CITY OF MENDOTA HE STANDARD SPECIFICATIONS ALL SANITARY SEWER PIPE BEDDING SHALL BE INSTALLED PER CITY OF MENDOTA HEIGHTS STANDARD SPECIFICATIONS do UTILITY NOTES 22A POINT OF CONNECTION - WATER SEANCE (PER LOCAL CODES) 22H 45' M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET) 221 SPRINKLER ENTRY PER ARCH. PLANS (SEE SIZES THIS SWEET) 22L METERED DOMESTIC WATER SERVICE ENTRY ENTRY PER ARCH. PUNS 22X INTERIOR WATER METER (PER LOCAL CODES) 22Y INTERIOR BACK FLOW PREVENTER (PER LOCAL CODES) 23A POINT OF CONNECTION - SANITARY SEWER SERVICE WITH DROP (PER LOCAL CODES) 23E SANITARY SEWER SERVICE ENTRY (PER LOCAL CDOES) 237 CONNECT TO EXISTING SANITARY SEWER MANHOLE 24A POINT OF CONNECTION FOR ELECTRICAL SERVICE (PER ELECTRICAL COMPANY REOUIREMENTS) 2W PROPOSED ELECTRICAL TRANSFORMER 28A P0114T OF CONNECTION FOR UNDERGROUND TELEPHONE (PER TELEPHONE COMPANY REQUIREMENTS) 27A POINT OF CONNECTION FOR GAS SERNGE (PER LOCAL GAS COMPANY REQUIREMENTS) 278 GAS SERVICE PER LOCAL GAS COMPANY 27C PROPOSED GAS METER 29A MAINTAIN MIN, 787 VERTICAL SEPARATION 31A THIS UTILITY AS SHOWN IS FOR ORA -NG PURPOSES ONLY. CONTRACTOR SHALL FIELD VERIFY THE EXACT LOCATION N MELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE TO BE CONNECTED. CONTRACTOR SHALL NOTIFY CEI ENGINEERING ASSOCIATES. ING IF THE DESIGN AS SHOWN IS NOT ACHIEVABLE INITIAL DESIGN Engineering Associates, Inc. 2277 WESF HIGHWAY 36, SUITE 200 (-,). i--- R05EOLLE, MN 551/3 (657)697-0804 UT1LlTY PLAN PM SHEET H0. SOUTH PLAZA DRIVE 1:M OB PM 4 of S AAENDOTA HEIGHTS MINNESOTA fir/ S ^ I 0 .7 Q5 SITE BENCHMARK _ m• mY xmm a�m sumr�csr �. Iv+w¢ R,^ws �s7mIXTc s>pPlar.� anln�w d sa¢�I _ X3 50 Ov..... A SOUTH PLAZA DRIVE m- SORE )-� ` qc ss rS F O � SOrq S� D 20' 30' 40' SCALE IN FEET EXISTING FOUND IRON SANITARY MANHOLE PROPERTY UNE EASEMENT UNE ,�. WATERMAIN VALVE ..__...._...... _...__._....._.._ ADJACENT LOT UNE It, FIRE HYDRANT .__......_......_, `..............._.__. SANITARY SEWER UNE _------- ---- STORM 5EWIIt UNE _* SEDAN MANHOLE WATERMAIN ._.... -�:, ....- - GAS UNE CATCHBASIN „__ ---- FIBER OPTIC UNE UNDERGROUND ELECTRIC STREET LIGHT CONTOURS SPOT ELEVATION PROPOSED BOUNDMY LINE --- RIGHT OF WAY LINE STORM DRAIN -GIS-- GAS SEANCE -y(Sg--SANITARY SEWER SEANCE -LIGE- UNDERGROUND ELECTRIC SERVICE -X-W- WATER SERVICE -UGF&T- UNDERGROUND ELECTRIC, TELEPHONE AND CABLE GENERAL UTILITY NOTES A. ALL WATER UNES SHALL BE DIP WRAPPED WITH B NIL PLASTIC WITH 7-S' MIN. COVER. B. ALL SANITARY SEWER UNES SHALL BE SCH Q PVC WITH 6' MIN. COVER C CONTRACTOR SHALL COORDINATE MY DISRUPTIONS TO EXISDNC UTILITY SERVICES WITH ADJACENT PROPERTY OWNERS D_ ALL ELECTRIC , LE 'TELEPHONE AND GAS EXTENSIONS INCLUDING SEANCE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTIUTY COMPANY SPECIFICATIONS. ALL UTEUTY DISCONNECTIONS SHALL BE COORDINATED NTH THE DESIGNATED UTILITY COMPANIES E CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTILITY SYSTEM UNTIL WRITTEN APPROVAL HAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY AND CONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER. F. PRIOR TO THE CONSTRUCTION OF OR CONNECTION TO ANY STORM -RAIN, SANITARY SEWER, WATER MAIN OR ANY OF THE DRY UTILITIES, THE CONTRACTOR SHALL EXCAVATE, VERIFY AND CALCULATE ALL POINTS OF CONNECTION AND ALL UTIUTY CROSSINGS AND INFORM CO ENCINEERINC AND THE OWNFJR/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM THE PUN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION. W ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE EVENT THAT THE CONTRACTOR FAILS TO MME SUCH NOTIFICATION_ C. UNLESS OTHERYASE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS: ALL WATER UNE FITTINGS SHALL BE INSTALLED WITH THRUST BLOCKING PER CITY OF MENDOTA HEIGHTS STANOARO SPECIFICATIONS ALL WATER LINE PIPE BEDDING SHALL BE INSTALLED PER CITY OF MENDOTA HE STANDARD SPECIFICATIONS ALL SANITARY SEWER PIPE BEDDING SHALL BE INSTALLED PER CITY OF MENDOTA HEIGHTS STANDARD SPECIFICATIONS do UTILITY NOTES 22A POINT OF CONNECTION - WATER SEANCE (PER LOCAL CODES) 22H 45' M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET) 221 SPRINKLER ENTRY PER ARCH. PLANS (SEE SIZES THIS SWEET) 22L METERED DOMESTIC WATER SERVICE ENTRY ENTRY PER ARCH. PUNS 22X INTERIOR WATER METER (PER LOCAL CODES) 22Y INTERIOR BACK FLOW PREVENTER (PER LOCAL CODES) 23A POINT OF CONNECTION - SANITARY SEWER SERVICE WITH DROP (PER LOCAL CODES) 23E SANITARY SEWER SERVICE ENTRY (PER LOCAL CDOES) 237 CONNECT TO EXISTING SANITARY SEWER MANHOLE 24A POINT OF CONNECTION FOR ELECTRICAL SERVICE (PER ELECTRICAL COMPANY REOUIREMENTS) 2W PROPOSED ELECTRICAL TRANSFORMER 28A P0114T OF CONNECTION FOR UNDERGROUND TELEPHONE (PER TELEPHONE COMPANY REQUIREMENTS) 27A POINT OF CONNECTION FOR GAS SERNGE (PER LOCAL GAS COMPANY REQUIREMENTS) 278 GAS SERVICE PER LOCAL GAS COMPANY 27C PROPOSED GAS METER 29A MAINTAIN MIN, 787 VERTICAL SEPARATION 31A THIS UTILITY AS SHOWN IS FOR ORA -NG PURPOSES ONLY. CONTRACTOR SHALL FIELD VERIFY THE EXACT LOCATION N MELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE TO BE CONNECTED. CONTRACTOR SHALL NOTIFY CEI ENGINEERING ASSOCIATES. ING IF THE DESIGN AS SHOWN IS NOT ACHIEVABLE INITIAL DESIGN Engineering Associates, Inc. 2277 WESF HIGHWAY 36, SUITE 200 (-,). i--- R05EOLLE, MN 551/3 (657)697-0804 UT1LlTY PLAN PM SHEET H0. SOUTH PLAZA DRIVE 1:M OB PM 4 of S AAENDOTA HEIGHTS MINNESOTA F Evr 0 SORE y� spy, F� 4' OrqE EXISTING 0 20' 30' 40' SCALE IN FEET FOUND IRON ., SANITARY MANHOLE PROPERTY UNE BOUNDARY UNE — — — — — — — EASEMENT UNE WATERMAIN VALVE ..............._- _..-1. .......1 AOJACERT LOT UNE GRADE BREAK . .._................. �•:..__.._........ _._ SANITARY SEWER UNE "... FIRE HYDRANT ._............_,...� ..,___...____ - STORM SEWER UNE '` ..; STORM MANHOIf ..._._...._._:;.�:::; .....__. __.. WATERMAIN TEMPORARY Roo( CONSTRUCTION ENTRANCE GAS UNE'` .... CATCHBASiN ................_ : * .._... __......._ FIBER OPTIC UNE INLET PROTECTION (PRIOR TO PAVING) ....................:: :E; ....._....... _... UNDERGROUND ELECTRIC [v STREET UoT PROPOSED -- BOUNDARY UNE RIGHT OF WAY UNE -------- GRADE BREAK —XXX— CONTOUR EIFVATIONS _====== STORM DRAIN O EROSION DETAILS ® CE TEMPORARY Roo( CONSTRUCTION ENTRANCE — S — SF TEMPORARY SILT FENCE ®IPS INLET PROTECTION (PRIOR TO PAVING) ® IP INLET PROTECTION (AFTER PAVING) CWA TEMPORARY CONCRETE WASHOUT NPDES CONSTRUCTION ACTIVITY REQUIREMENTS A ME PERMITTEES MUST IMPLEMENT THE EROSION CONTROL SWPPP AND THE v REQUIREMENTS OF THIS PART. THE BEST MANAGEMENT PRACTICES (BMFS) IN M NS AND IS PERMIT MUST BE INSTALLED IN AN IDENTIFIED E P!A AN M E I APPROPFIATE AND FUNCTIONAL MANNER. IB. EROSION PREVENTION PRA[T[ES 1. THE PERMITTEES) MUST PLAN FOR AND IMPLEMENT APPROPRIATE CONSTRUCTION PHASING. VEGETATIVE BUFFER STRIPS, HORIZONTAL SLOPE GRADING, AND OTHER CONSTRUCTION PRACTICES THAT MINIMIZE EROSION, SO THAT THE INSPECTION AND MAINTENANCE REOUIREHENTS OF PART ME ARE COMPUED WITH. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE DEUNEATED (E. C. WITH FLAGS, STAKES, SIGNS, SILT FENCE ETC.) ON THE DEVELOPMENT SITE BEFORE WORK BEGINS 2. ALL EXPOSED SOIL AREAS 'MIH A CONTINUOUS POSITW SLOPE WTHIN 200 UNEAL FEET OF A SURFACE WATER, MUST HAVE TEMPORARY EROSION PROTECTION OR PERMANENT COVER FOR THE EXPOSED SOIL AREAS YEAR ROUND, ACCORDING TO THE FOLLOWING TABLE OF SLOPES AND TIME FRAMES: TYPE OF 51 QPF IME_ (MAXIMUM TIME AN AREA CAN REMAIN OPEN MIEN THE AREA STEEPER THAN 3:1 7 DAYS IS NOT ACTIVELY BEING WORKED.) 10:1 TO 3:1 14 DAYS FLATTER THAN 10:1 21 DAYS THESE AREAS INCLUDE CONSTRUCTED STORM WATER MANAGEMENT POND SDE SLOPES, AND ANY EXPOSED SOIL AREAS ATH A POSITIVE SLOPE TO A STORM WATER CONVEYANCE SYSTEM, SUCH AS A CURB AND CUTTER SYSTEM, STORM SEWER INLET, TEMPORARY OR PERMANENT DRAINAGE DITCH OR OTHER NATURAL OR MAN MADE SYSTEMS THAT DISCHARGE TO A SURFACE WATER. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT SILT, CLAY OR ORGANIC CDM PONENTS (EC., CLEAN AGGREGATE STOCKPILES. DETAOUTON CONCRETE STOCKPILES, SAND STOCKPILES) ARE EXEMPT FROM THIS REQUIREMENT BUT MUST COMPLY WIN PART W.C.S. 3. ADDITIONAL BMP'S TOGETHER MTH ENHANCED RUNOFF CONTROLS ARE REQUIRED FOR DISCHARGES TO SPECIAL AND IMPAIRED WATERS. ME BMP'S IDENTIFIED FOREACH SPECIAL OR IMPAIRED WATER ARE REQUIRED FOR THOSE AREAS OF ME PROJECT DRAINING TO A DISCHARGE POINT ON ME PROJECT MAT IS WMIN ONE MILE OF A SPECIAL OR IMPAIRED WATER AND FLOWS TO THAT WATER. 4. IN NORMAL WETTED PERIMETER OF ANY TEMPORARY OR PERMANENT DRAINAGE DITCH THAT DRAINS WATER FROM A CONSTRUCTION SITE, OR DIVERTS WATER AROUND A SITE, MUST BE STABILIZED WMIN 200 LINEAL FEET FROM ME PROPERTY EDGE, ON FROM ME PONT OF DISCHARGE TO ANY SURFACE WATER. STABIUZATION MUST BE COMPLETED WITHIN 24 HOURS OF CONNECTING TO A SURFACE WATER. 5. PIPE OUTLETS MUST BE PROVIDED MIN TEMPORARY OR PERMANENT ENERGY DISSIPATION BEFORE CONNECTION TO A SURFACE WATER. S. WHEN POSSIBLE ALL SLOPES MUST BE GRADED IN SUCH A FASHION SO THAT TRACKING MARKS MADE FROM HEAVY EQUIPMENT ARE PERPENDICULAR TO ME SLOPE 7. ALL AREAS DISTURBED DURING CONSTRUCTION MUST BE RESTORED AS DETAILED IN MESE REQUIREMENTS. THE TYPE OF PERMANENT RESTORATION SHALL BE CLEARLY SHOWN ON ME PLANS INCLUDING BUT NOT LIMITED TO SOD, SEED. IMPERVIOUS COVER AND STRUCTURES. A MINIMUM OF 6 INCHES OF TOPSOIL MUST BE INSTALLED PRIOR TO PERMANENT RESTORATION. AREAS IN WHICH ME TOP SOIL HAS BEEN PLACED AND FINISH GRADED OR AREAS THAT HAYS BEEN DISTURBED AND OTHER GRADING OR SITE BUILDING CONSTRUCTION OPERATIONS ARE NOT ACTIVELY UNDERWAY MUST BE TEMPORARILY OR PERMANENTLY RESTORED AS SET FORM IN ME FOLLO'MNG REQUIREMENTS. A AREAS WM SLOPES THAT ARE LESS MAN 3:1 MUST BE SEEDED AND MULCHED WITHIN 14 DAYS OF ME AREA NOT BEING ACTIVELY WORKED. R. AREAS WIM SLOPES THAT ARE GREATER MAN 3:1 MUST BE SEEDED AND EROSION CONTROL BLANKET PLACED WITHIN 14 DAYS OF ME AREA NOT BEING ACTIVELY WORKED. C. ALL SEDED AREAS MUST BE OTHER MULCHED AND DISC ANCHORED, HYDRO -MULCHED, OR COVERED BY EROSION CONTROL BLANKET TO REDUCE EROSION AND PROTECT ME SEED. TEMPORARY OR PERMANENT MULCH MUST BE Dr SC ANCHORED AND APPLIED AT A UNIFORM RATE OF 2 TONS PER ACRE AND HAVE 90% COVERAGE. D. IF ME DISTURBED AREA WILL BE RE -DISTURBED WMIN A SIX MONTH PERIOD, TEMPORARY VEGETATIVE COVER SHALL BE REQUIRED CONSISTING OF AN APPROVED SEED MIXTURE AND APPUCATION RATE. E IF ME DISTURBED AREA WILL NOT BE RE -DISTURBED WITHIN A SIX MONTH PERIOD, PERMANENT VEGATATIVE COVER SHALL BE REQUIRED CONSISTING OF AN APPROVED SEED MIXTURE AND APPUCATON RATE F. ALL AREAS THAT WILL NOT HAVE MAINTENANCE DONE SUCH AS MOWING AS PART OF ME FINAL DESIGN SHALL BE PERMANENTLY RESTORED USING AN APPROVED SEED MIXTURE AND APPUCATON RATE. G. RESTORATION OF DISTURBED WETLAND AREAS SHALL BE ACCOMPLISHED USING AN APPROVED SEED MIXTURE AND APPUCA71ON RATE. 8. ALL EROSION CONTROL MEASURES MUST BE MAINTAINED FOR ME DURATION OF THE PROJECT UNTIL FINAL STAMUZATON HAS BEEN ACHIEVED IN ACCORDANCE WIN CITY REQUIREMENTS. IF CONSTRUCTION OPERATIONS OR NATURAL EVENTS DAMAGE OR INTERFERE WIN ANY EROSION CONTROL MEASURES, THEY SHALL BE RESTORED TOSERVE THEIR INTENDED FUNCTION. B. ADDITIONAL EROSION CONTROL MEASURES SHALL BE ADDED AS NECESSARY TO EFFECTIVELY PROTECT ME NATURAL RESOURCES OF ME CITY. ME TEMPORARY AND PERMANENT EROSION CONTROL PLANS SHALL BE REVISED AS NEEDED BASED ON CURRENT SITE CONDITIONS AND TO COMPLY WM ALL APPLICABLE REQUIREMENTS. C. SFOIMFNT CONTROL PRA[TCFS 1. SEDIMENT CONTROL PRACTICES MUST BE ESTABUSHED ON ALL DOWN GRADIENT PERIMETERS BEFORE ANY UPGRADIENT LAND DISTURBING ACTIVITIES BEGIN. MESE PRACTICES SHALL REMAIN IN PLACE UNTIL FINAL STABILIZATION HAS BEEN ESTABUSHEO IN ACCORDANCE WIN FINAL STABIUZATION. 2. IF ME DO" GRADIENT TREATMENT SYSTEM IS OVERLOADED, ADDITIONAL UPC ADIENT SEDIMENT CONTROL PRACTICES MUST BE INSTALLED TO EUMINAM MEOVERLOADING, AND ME SWPPP MUST BE AMENDED TO IDENTFY MESE AOOITONAL PRACTICES. 3. !HERE SHALL BE NO UNBROKEN SLOPE LENGTH OF GREATER MAN 75 FEET FOR SLOPES WITH A GRADE OF 3:1 OR STEEPER. 4. ALL STORM DRAIN INLETS MUST BE PROTECTED BY APPROPRIATE BMPS DURING CONSTRUCTION UNTIL ALL SOURCES WIN POTENTIAL FOR DISCHARGING TO ME INLET HAVE BEEN STABIUZED. MESE DEVICES MUST BE MAINTAINED UNTIL ANAL STABIUZATON IS ACHIEVED. INLET PROTECTION MAY BE REMOVED IF A SPECIFIC SAFETY CONCERN (STREET FLOODING/FREEZING) HAS BEEN IDENTIFIED, 5.TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS ON ME DOWN GRADIENT SIDE OF ME STOCKPILE AND SHALL NOT BE PLACED AT LEAST TWENTY FIVE (25) FEET FROM ANY ROAD, WETLAND, PROTECTED WATER. DRAINAGE CHANNEL OR STORM WATER INLETS. STOCKPILE LEFT FOR MORE THAN FOURTEEN (14) DAYS MUST BE STABIUZED MM MULCH, VEGETATION, TARPS OR OTHER APPROVED MEANS. 6.VEHICLE TRACKING OF SEDIMENT FROM ME PROJECT SHALL BE MINIMIZED BY APPROVED BMP'5. MESE SHALL BE INSTALLED AND MAINTAINED AT ME CITY APPROVED ENTRANCES. INDIVIDUAL LOTS SHALL EACH BE REQUIRED TO INSTALL AND MAINTAIN ENTRANCES THROUGHOUT ME CONSTRUCTION BUILDING UNTIL A PAVED DRIVEWAY IS INSTALLED. 7.SEDIMENT MAT HAS WASHED OR TRACKED FROM ME STE BY MOTOR VEHICLES OR EQUIPMENT SHALL BE CLEANED FROM ME PAVED SURFACES THROUGHOUT THE DURATION OF CONSTRUCTION. S.SILT FENCE OF OTHER APPROVED SEDIMENT CONTROL DEVICES MUST BE INSTALLED IN ALL AREAS AS SHOWN ON ME SWPPP. 9.SILT FENCE OR OTHER APPROVED SEDIMENT CONTROL DEVICES SHALL BE REQUIRED ALONG ME ENTIRE CURB LINE, EXCEPT FOR APPROVED OPENINGS WHERE CONSTRUCTION ENTRANCE WILL BE INSTALLED OR DRAINAGE FLOWS AWAY FROM ME CURB. MIS DEVICE MUST BE MAINTAINED UNTIL FINAL STABILIZATION IS ACHIEVED. 10.IUST CONTROL MEASURES, SUCH AS APPLICATION OF WATER MUST BE PERFORMED PERIODICALLY DUE TO WEATHER, CONSTRUCTION ACTIVITY, AND/OR AS DIRECTED BY ME CITY. HYLOWS FROM DIVERSION CHANNELS OR PIPES (TEMPORARY OR PERMANENT) MUST BE ROUTED TO SEDIMENTATON BASINS OR APPROPRIATE ENERGY DISSIPATERS TO PREVENT ME TRANSPORT OF SEDIMENT TO OUTFLOW 08 LATERAL CONVEYORS AND TO PREVENT EROSION AND SEDIMENT BUILDUP WHFN IINIFF A OWS INTI MF GONVFYIRS NPDES CONSTRUCTION ACTIVITY REQUIREMENTS (CONT.) THAT REQUIRE CU SE WASHOUT SHALL BE INSTAL FI ON PROJECTS 12 A TE C S AND SOLD WASTES GENERATED BY THE USE OF CONCRETE. ALL LIQUID IN A LEAK -PROOF PROOF CONCRETE WASHOUT OPERATIONS MUST BE CONTAINED CONTAINMENT EACH TY OR IMPERMEABLE LINER. INFA SIGN MUST RE INSTALLED ADJACENT TO EACH WASHOUT FACILITY TO INFORM OPERATORS TO UTILIZE THE PROPER FACILITIES. 13.ALL SEDIMENT CONTROL MEASURES SHALL BE USED AND MAINTAINED FOR TIE DURATION OF THE PROJECT UNTIL FINAL STASIUZATON HAS BEEN ACHIEVED ACCORDANCE WITH CITY REQUIREMENTS. IF CONSTRUCTION OPERATONS OR NATURAL EVENTS DAMAGE OR INTERFERE WM ANY EROSION CONTROL MEASURES, THEY MUST BE RESTORED TO SERVE THEIR INTENDED FUNCTION. ICADDITONAL SEDIMENT CONTROL MEASURES SHALL BE ADDED AS NECESSARY TO EFFECTIVELY PROTECT ME NATURAL RESOURCES OF THE CITY. ME TEMPORARY AND PERMANENT EROSION CONTROL PLANS SHALL BE REVISED AS NEEDED BASED ON CURRENT SITE CONDITIONS AND TO COMPLY PATH ALL APPUCABUE REQUIREMENTS 15.RESIRICT CLEARING AND GRADING WITHIN 20 FEET OF AN EXISTNG WEILAND BOUNDARY TO PROVIDE FOR A PROTECTIVE BUFFER STRIP OF NATURAL VEGETATION. D. p WET RIE NC AND BASIN DRAINING 1, DEWATERING OR BASIN DRAINING (EG., PUMPED DISCHARGES, TRENCH/DITCH CUTS FOR DRAINAGE) RELATED TO TIE CONSTRUCTION ACTIVITY THAT MAY HAVE TURBID OR SEDIMENT LADEN DISCHARGE WATER MUST BE DISCHARGED TO A TEMPORARY OR PERMANENT SEDIMENTATION BASIN ON THE PROJECT SITE WHENEVER POSSIBLE IF THE WATER CANNOT BE DISCHARGED TO A SEDIMENTATION BASIN PRIOR TO ENTERING THE SURFACE WATER, IT MUST BE TREATED WITH THE APPROPRIATE BMPS, SUCH THAT THE DISCHARGE DOES NOT ADVERSELY AFFECT ME RECEIVING WATER OR DOWNSTREAM LANDOWNERS. ME PERMITTEES) MUST ENSURE THAT DISCHARGE POINTS ARE ADEQUATELY PROTECTED FROM EROSION AND SCOUR. THE DISCHARGE MUST BE DISPERSED OVER NATURAL ROCK RIPRAP, SAND SACS. PLASTIC SHEETING OR OTHER ACCEPTED ENERGY DISSIPATION MEASURES. ADEQUATE SEDIMENTATION CONTROL MEASURES ARE REWIRED FOR DISCHARGE WATER THAT CONTAINS SUSPENDED SOLIDS. 2 ALL WATER A OM DEWATERING OR BASIN DRAINING ACTIVITIES MUST BE DISCHARGED 19 A MANNER THAT DOES NOT CAUSE NUISANCE CONDITIONS, EROSON IN RECEIVING CHANNELS OR ON DOWNSLOPE PROPERTIES, OR INUNDATION IN WETLANDS CAUSING DCN19CMT ADVERSE IMPACT TO ME WETLAND. E INSPF TI� ONS AND MAINTENANCE i. ME PERMITTEE(S) (EITHER ME OWNER OR OPERATOR, WHOEVER IS IDEN TFIED IN ME SWPPF) MUST ROUTINELY INSPECT ME CONSTRUCTION SITE ONCE EVERY SEVEN (7) DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER MAN 0.5 INCHES IN 24 HOURS. 2.AU_ INSPECTICNS AND MAINTENANCE CONDUCTED DURING CONSTRUCTION MUST BE RECORDED IN WRITING AND MESE RECORDS MUST BE RETAINED WITH ME SWPPP IN ACCORDANCE WM PART IIID. RECORDS OF EACH INSPECTION AND MAINTENANCE ACTIVITY SHALL INCLUDE: &DATE AND TME OF INSPECTIONS; B.NAME OF PERSONS) CONDUCTING INSPECTIONS; C.FINDINGS OF INSPECTONS. INCLUDING RECOMMENDATIONS FOR CORRECTIVE ACTIONS; BCORRECTVE ACTONS TAKEN (INCLUDING DATES, TIMES, AND PARTY COMPLETING MAINTENANCE ACMATIES); E.DAIE AND AMOUNT OF ALL RAINFALL EVENTS GREATER MAN 1/2 INCH (0.5 INCHES) IN 24 HOURS: AND F.D000MENTATON OF MANGES MADE TO ME SWPPP AS REQUIRED IN PART 011. 3.WHERE PARTS OF ME CONSTRUCTION SITE HAVE UNDERGONE FINAL STABILIZATION. BUT WORK REMAINS ON OTHER PARTS OF ME SITE, INSPECTIONS O' ME STABIUZED AREAS MAY BE REDUCED TO ONCE PER MONTH. WHERE WORK HAS BEEN SUSPENDED DUE TO FROZEN GROUND CONDITIONS, DIE REQUIRED INSPECTIONS AND MAINTENANCE MUST TAKE PLACE AS SOON AS RUNOFF OCCURS AT ME SITE OR PRIOR TO RESUMING CONSTRUCTION, WHICHEVER COMES FIRST. 4.ALL EROSION AND SEDIMENT BMP'S SHALL RE INSPECTED TO ENSURE INTEGRITY AND EFFECTWNESS. ALL NONFUCNTIONAL BMPS' SHALL BE REPAIRED, PARADED OR SUPPLEMENTED WIM A FUNCTIONAL BMP. ME PERMITTEE SHALL INVESTIGATE AND COMPLY WITH ME FOLLWNG INSPECTION AND MAINTENANCE REQUIREMENTS. 5.ALL SILT FENCES SHALL BE REPAIRED, REPLACED, OR SUPPLEMENTED MEN THEY BECOME NONFUINTIONAL OR ME SEDIMENT REACHES 3 OF ME HEIGHT OF ME FENCE THESE REPAIRS SHALL BE MADE WIM 24 HOURS OF DISCOVERY, OR AS SOON AS FIELD CONDITIONS ALLOW ACCESS. 6.SURFACE WATERS, INCLUDING DRAINAGE DITCHES AND CONVEYANCE SYSTEMS, MUST BE INSPECTED FOR EVIDENCE OF SEDIMENT BEING DEPOSITED BY EROSION. ME PERMITTEE SHALL REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE SYSTEMS, AND REStABIUZE ME AREAS WHERE SEDIMENT REMOVAL RESULTS IN EXPOSED SOILS. ME REMOVAL AND STABILIZATION SHALL TAKE PLACE WMIN 7 DAYS OF DISCOVERY UNLESS PRECLUDED BY LECAL, REGULATORY. OR PHYSICAL ACCESS CONSTRAINTS. ME PERMITTEE SHALL USE ALL REASONABLE EFFORTS TO OBTAIN ACCESS. IF PRECLUDED, REMOVAL AND STABILIZATION SHALL TAKE PLACE WTHIN 7 CALENDAR DAYS OF OBTAINING ACCESS. ME PERMITTEE IS RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL STATE AND FEDERAL AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK. 7.CONSMUCTION STE VEHICLE EXIT LOCATONS SHALL BE INSPECTED FOR EVIDENCE OF OFF-SITE SEDIMENT TRACKING ONTO PAVED SURFACES. TRACKED SEDIMENT SHALL BE REMOVED FROM ALL OFF-SITE PAVED SURFACES MMIN 24 HOURS OF DISCOVERY, OR IF APPUCABE, WITHIN A SHORTER TIME &THE PMMITTEE(S) ARE RESPONSIBLE FOR ME OPERATION AND MAINTENANCE OF TEMPORARY AND PERMANENT WATER WAUTY MANAGEMENT BMPS, AS WELL AS ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS, FOR ME DURATION OF THE CONSTRUCTION WORK AT THE SITE ME PERMITTEES) ARE RESPONSIBLE UNTIL ANOMER PERMITTEE HAS ASSUMED CONTROL ACCORDING TO PART II.9.5 OVER ALL AREAS OF ME SITE THAT HAVE NOT BEEN FINALLY STABILIZED OR ME SITE HAS UNDERGONE FINAL STABILIZATION, AND A NOT HAS BEEN SUBMITTED TO ME MPGA. 9.IF SEDIMENT ESCAPES ME CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF-SITE IMPACTS (E.C., FUGITIVE SEDIMENT IN STREETS COULD BE WASHED INTO STORM SEWERS BY THE NEXT RAIN AND/OR POSE A SAFETY HAZARD TO USERS OF PUBUC STREETS). 10 -AU INFILTRATION AREAS MUST BE INSPECTED TO ENSURE THAT NO SEDIMENT FROM ONGOING CONSTRUCTION ACTIVITIES IS REACHING ME INFILTRATION AREA AND MESE AREAS ARE PROTECTED FROM COMPACTION DUE TO CONSTRUCTION EQUIPMENT DRIVING ACROSS ME INFILTRATION AREA. F. POIIUTIDN PREVENTION AIANAGFM NE_T MEASURES. ME PERMITTEE(S) SHALL IMPLEMENT THE FOLLOWING POLLUTION PREVENTION MANAGEMENT MEASURES ON ME SITE; LS UD WASTE: COLLECTED SEDIMENT, ASPHALT AND CONCRETE MILUNGS, FLOATING DEBRIS, PAPER, PLASTIC, FABRIC, CONSTRUCTON AND DEMDUFON DEBRIS AND OTHER WASTES MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS. 2.HAZARDOUS MATERIALS: OIL, GASOLINE PAINT AND ANY HAZARDOUS SUBSTANCES MUST BE PROPERLY STORED, INCLUDING SECONDARY CONTAINMENT, TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROMOED TO PREVENT VANDAUSM. STORAGE AND DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MPCA REGULATORS. 3.EXMBL AL WASHING OF TRUCKS AND OMER CONSTRUCTOR VEHICLES MUST BE LIMITED TO A DEFINED AREA OF ME STE RUNOFF MUST BE CONTAINED AND WASTE PROPERLY DISPOSED OF. NO ENGINE DEGREASING IS ALLOWED ON SIE. 4.ME Ott OF MENDOTA HEIGHTS PROHIBITS DISCHARGES OF ANY MATERIAL OMER MAN STORM WATER, AND DISCHARGES FROM DEWATERING OF BASIN DRAINAGE ACTIVITIES. PROHIBITED DISCHARGES INCLUDE BUT ARE NOT UMIMD TO VEHICLE AND EQUIPMENT WASHING, MAINTENANCE SPILLS, WASH WATER, AND DISCHARGES OF OIL AND OTHER HAZARDOUS SUBSTANCES. NPDES CONSTRUCTION ACTIVITY REQUIREMENTS (CONT.) C. Fl NAI STA9111ZATIDN 1 A 1. THE PERMITTEE(S) MUST ENSURE FINAL TAB FINAL STABIUZATON CAN BE ACHIEVED IN ONE TON OF ME PROJECT. OF THE FOLLOWING WAYS. 2.ALL SOIL DISTURBING ACTIVIIIES AT THE SITE HAVE BEEN COMPLETED AND ALL SGT'S WL_S BE ST..A.BIUIZED BY A. UNIFORM PERENNIAL VEGETATIVE OVER WIN A DENSITY OF AT LEAST 70 PERCENT OVER THE ENTRE PERVIOUS SURFACE AREA, OR OTHER EQUIVALENT MEANS NECESSARY TO PREVENT SOIL FAILURE UNDER EnOSiW Cv,4M`D,.,.0 AI.v. A.ALL DRAINAGE DITCHES, CONSTRUCTED TO DRAIN WATER FROM DTE SITE AFTER CONSTRUCTON IS COMPLETE MUST BE STABIUZED TO PRECLUDE EROSION; BALL TEMPORARY SYNTHETIC, AND SMUCTLIRAL EROSION PREVENTION AND SEDIMENT CONTROL BMP'S (SUCH AS SILT FENCE) MUST BE REMOVED AS PART OF THE SITE FINAL STABIUZATION; C.THE PERMITTEE MUST CLEAN OUT ALL SEDIMENT FROM CONVEYANCES AND FROM TEMPORARY SEDIMENTATION BASINS THAT ARE TO BE USED AS PERMANENT WATER OUAUTY MANAGEMENT BASINS. SEDIMENT MUST BE STABILIZED TO PREVENT IT FROM WASHING BACK INTO THE BASN, CONVEYANCES OR DRAINAGE WAYS DISCHARONG OFF-SITE OR TO SURFACE WATERS. THE CLEANOUT OF PERMANENT BASINS MUST BE SUFFICIENT TO RETURN THE BASIN TO DESIGN CAPACITY. H. TRAINING 1.MAINING IS REQUIRED FOR THOSE THAT ARE RESPONSIBLE FOR PREPARATION OF THE SWPPP, MANAGEMENT OF THE CONSTRUCTION SITE AND INSPECTIONS. 2.THE SWPPP MUST PROVIDE A CHAIN OF COMMAND SHOWING WHO PREPARED THE SWPPP, WHO IS RESPONSIBLE FOR THE MANAGEMENT OF ME CONSTRUCTION SIZE AND INSPECTIONS. 3.ME TRAINING SHALL CONSIST OF A COURSE DEVELOPED BY A LOCAL STATE, OR FEDERAL AGENCY, PROFESSIONAL ORGANIZATION, WATER MGMT, ORGANIZATION, OR SOIL AND WATER CONSERVATION DISTRICT AND MUST CONTAIN INFORMATION THAT IS RELATED TO EROSION PREVENTION, SEDIMENT CONTROL OR PERMANENT STORMWATER MGMT AND MUST RELATE TO ME WORK THAT YOUR ARE RESPONSIBLE FOR MANAGING. WHITE PINE SENIOR LIVING SITE INTRODUCTION PROJECT DESCRIPTION ME PROPOSED WHITE PINE SENIOR UNING SITE IS 2.00 ACRES (LOT 6 OF MENDOTA PLAZA PUT) LOCATED ALONG SOUTH PLAZA DRIVE IN MENDOTA HEIGHT`:, MN. PROPOSED IS A *96,000 SF FOUR-STORY BUILDING WIN UNDERGROUND PARKING. STORMWATER FROM THIS SIZE CURRENTLY GRAINS NORM TO AN ALREACY CONSTRUCTED STORMWATER BASIN. THIS SITE DOES NOT DRAIN TO ANY IMPAIRED OR SPECIAL WATERS. THIS SITE IS LOCATED IN AN UNMAPPED FIRM AREA ACCORDING TO FEN., PER PREVIOUS REVIEW AND APPROVAL OF THIS PROJECT, ME PROJECT SITE DOES NOT INCLUDE SITES OF HISTORIC OR ARCHEOLOGICAL SIGNIFICANCE AND DOES NOT INCLUDE ENDANGERED & THREATENED SPECIES, RARE NATURAL COMMUNITIES, COLONIAL WAMRSRD NESTING SITES, MIGRATORY WATERFOWL CONCENTRATON AREAS, DEER WINTERING AREAS OR WILpUFE CORRIDORS. WETLANDS EXIST TO ME EAST OF OUR LOT ACCORDING TO THE APPROVED DELINEATION REPORT. ME IMPLEMENTATION AND MAINTENANCE OF ME SWPPP WILL PROVIDE ME CONTRACTOR AND OWNER WIN ME FRAMEWORK TO REDUCE SOIL EROSION AND MINIMIZE POLLUTANTS IN ME STORM WATER DURING CONSTRUCTION OF ME SENIOR LIVING SITE. ME SWPPP WI LL DEFINE ME CHARACTERISTICS OF ME SITE AND ME TYPE OF CONSTRUCTION TO OCCUR; INCLUDE A SITE PLAN SHOWING ME CONSTRLCTON; DESCRIBE ME PRACTICES THAT MLL BE USED TO CONTROL EROSION AND ME RELEASE OF POLLUTANTS IN ME STORM WATER, INDICATE A SCHEDULE TO HELP ENSURE THAT ME PRACTICES INDICATED ARE IMPIEMENTED AND TO HELP EVALUATE ME EFFECTIVENESS OF ME PRACTICES IN REDUCING EROSION AND POLLUTANTS DISCHARGED FROM ME SITE; AND TO DESCRIBE ME FINAL STAMUZATION MEASURES REQUIRED TO HELP MINIMIZE EROSION AND OTHER STORM WATER IMPACTS AFTER CONSTRUCTION. STORM WATER POLLUTION PRFVENflON PAN )MPtFMFNTATIQN PLAN COORDINATION: INE SITE REPRESENTATIVE FOR ME OWNER, WIN ME ASSISTANCE OF ME FlE SUPERVISOR FOR THE GENERAL CONTRACTOR WILL BE RESPONSIBLE FOR IMPLEMENTING AND MONITORING THE STORM WATER POLLUTION PREVENTION PLAN DURING CONSTRUCTON. MIS WILL INCLUDE OVERSEEING ME MAINTENANCE OF ME BMPS THAT ARE IMPLEMENTED, PROVIDE INSPECTIONS AND MONITORING OF ME 9MPS, IDENTIFY AND CORRECT ANY DEROENCIES IN ME SWPPP, AND MONITOR THAT ANY CHANGES TO ME CONSTRUCTION PLANS ARE ADDRESSED BY ME STORM WATER POLLUTION PREVENTION PLAN. PROJECT INFORMATION SITE LOCATION: ME PROJECT SITE IS LOCATED ON LOT 5 OF ME MENDOTA PLAZA PROJECT ALONG SOUTH PLAZA DRIVE IN MEND07A HEIGHTS, MN. PER VICINITY MAP ON ME SWPPP PLAN. IN MENDOTA PLAZA IS TO OUR WEST, OPEN LOT NORTH AND EAST, AND RESIDENTIAL TO ME SOUTH. STORM WATER MANAGEMENT CONTROLS TEMPORARY AND PERMANENT EROSION CONTROL MEASURES: TABULATED E OW ANO ME LOCATIONS O MEASURES HAS BEENBELOW A UST OF STAB UZATI N ME OF MESE MEASURES ARE SHOWN ON ME ATTACHED EROSION CODL PLAN. THIS PROJECT WILLUSEA NUMBER OF BMP'S TO HELP CONTROL EROSION AND SEDIMENT. MDSE MEASURES INCLUDE I. STONE CONSTRUCTION ENTRANCE Z. SILT FENCE 3. CATCH BASIN INLET PROTECTION 4. CONCRETE WASHOUT DETAILS FOR THESE CAN BE FOUND ON THIS SHEET. ME FOLLOW TABLE PROVIDES A SCHEDULE FOR STA91UZING DISTURBED AREAS DURING CONSTRUCTOR: DICTURB OE_ AREA WORK YG DAYS TO STABILIZE 3 T01 AND STEEPER SLOPES 7 DAYS SLOPES FLATTER MAN 3 TO 1 14 DAYS ALL DITCHES, WITHIN 200' OF OUTLET 1 DAY ALL OUTLETS 1 DAY ALL INLETS1 DAY TEMPORARY SEDIMENT BASINS AND TRAPS IDAY SOIL STOCKPILES 7 DAYS SEE ME LANDSCAPE PLAN FOR FlNAL. PLANT AND TURF COVERAGE OF ME SITE. CONSTRUCTION TYPE: THE PROJECT MLL CONSIST OF CONSTRUCTING A ±96,000 SF FOUR-STORY BUILDING, ALONG WIN ME ASSOCIATED UNDERGROUND AND SURFACE PARKING LOT, ROADWAYS, CONCRETE CURB AND GUTTER, DRIVEWAYS, SANITARY SEWER, WATER MAIN AND STORM SEWER UTILITIES. ALL OF ME RUNOFF FROM IMPERVIOUS SURFACES WILL BE COLLECTED AND ROUTED TO ME EXISTING STORMWATER BASIN NORTH OF OUR SITE PREVIOUSLY DESIGNED/SIZED TO HANDLE OUR SITE. SITE GRADING AND UTUTY CONSTRUCTION IS ANTICIPATED TO BEGIN IN ME SUMMER OF 2011 MM COMPLETION OF ME SITE IN SPRING 2012 EASING DRAINAGE/SOIL CONDITIONS: TBD SITE WOE CONTROL MEASURES TO PREVENT EROSION SEDIMENTS FROM LEAVING ME SITE, TIME FOLLOWING BMPS MLL BE USED: - SILT FENCE. TO BE MACHINE OR HAND INSTALLED ALONG ME PERIMETER OF AREAS TO BE GRADED BEFORE GRADING BEGINS. ADDITIONAL SILT FENCE SHOULD BE KEPT ON -SINE FOR REPAIRS, REPLACEMENT OR PROTECTION OF ADDITIONAL AREAS. SILT FENCE SHALL BE INSPECTED ONCE A WEEK AND WITHIN 24 HOURS OF ANY `/I" RAIN EVENT. SEDIMENT REMOVAL REQUIRED WHEN SEDIMENTS REACH 1/3 ME HEIGHT OF THE SILT FENCE. SILT FENCE CAN BE REMOVED WHEN VEGETATION FOR FINAL STABIUZATON HAS BEEN ADEQUATELY ESTABUSHED (70%). - ALL EXPOSED AREAS WITHIN 200 FEET OF A SURFACE WATER MUST BE STABIUZED NO LATER MAN 14 DAYS AFTER ME CONSTRUCTION ACTIVITY IN THAT PORTION OF ME SITE HAS TEMPORARILY OR PERMANENTLY CEASED. WHITE PINE SENIOR LIVING SITE INTRODUCTION (CONT.) B SE ED AND C DED ME ENTIRE SIMSTALLE ED . A ALL AREAS ARE FINALRA FTFR WITH GRADES GREATER IN SLOPES A 3 TO 1 OR -FREE 5 N hTRTIUZED. L E CONCENTRATED FLOWS WLL OCCUR EROSION CONTROL BLANKETS AND FIBER LOGS SHALL BE INSTALLED (MAXIMUM SPAONG 75 FEET). • AREAS Y ME S INTO THE STORM WRIER CONVEYANCE B SYS, WILL BE STABIUZED THE DAY THE STRUCTURES ARE EFTAIJED. CATCH BASIN SEDIMENT BAGS WILL BE INSTALLED THE SAME DAY AND LEFT IN PLACE UNTIL THE PROJECT IS COMPLETED. SEDIMENTS SHALL BE REMOVED AND DISPOSED OF MIEN THE CAPACITY IS REACHED. - TOPSOIL STOCKPILES U BE STABIUZED WITH TEMPORARY SEED, MULCH AND FERTUZER WININ 7 DAYS FROM THE LAST CONSTRUCTON ACTIVITY THAT CREATED ME STOCKPILE- DUST TOCKPILEDUST MILL BE CONTROLED BY WATER APPUCATON AND/OR SWEEPING AS NEEDED. - VEGETATIVE BUFFERS WILL BE MAINTAINED AT THE PERIMETER OF THE SITE GRADING OPERATORS SHOULD INCORPORATE HORIZONTAL SLOPE TRACKING WHEN POSSIBLE TO HELP REDUCE EROSION. • CONSTRUCTION ENTRANCE TO BE INSTAl1ED PRIOR TO START OF CONSTRUCTION. • ALL LIQUID AND SOLID WASTES GENERATED BY CONCRETE WASHOUT OPERATIONS MUST BE CONTAINED IN A LEAK -PROOF CONTAINMENT FACULTY OR IMPERMEABLE LINER. A COMPACTED CLAY UNER THAT DOES NOT ALLOW WASHOUT HOLES TO ENTER GROUND WATER IS CONSIDERED AN IMPERMEABLE UNER. CONSTRUCTION PRACTICES TO MINIMIZE STORM WATER CONTAMINATION: ALL NON-HA2ARDWS WASTE MATERIALS WILL BE COLLECTED AND STORED IN A SEWRE LOCATION, PREFERABLY A LOCKABLE METAL DUMPSTER, AT ME END OF EACH DAY. ALL TRASH AND CONSTRUCTION DEBRIS SHOULD BE DEPOSITED IN ME DUMPSTER AT ME END OF EACH DAY AND WILL BE EMPTIED AS NECESSARY. NO CONSTRUCTION MATERIALS SHALL BE BURIED ON-SITE A LICENSED SANITARY WASTE MANAGEMENT COMPANY WLL COLLECT ALL SANITARY WASTE FROM PORTABLE UNITS. CODE HOUSEKEEPING AND SPILL CONTROL PRACTICES SHOULD BE FOLLOWED TO MINIMIZE STORM WATER CONTAMINATION. ME FOLLOWING BMPS WILL BE USED: • FERTILIZER SHALL NOT BE STORED ON -SIZE. ALL UNUSED PORTIONS SHALL BE PLACED IN A SEALED BIN AND REMOVED FROM THE SITE BY APPUCATOR. • ALL VEHICLES AND EQUIPMENT USED ON-SITE SHALL BE IN GOOD WORKING ORDER AND REGULARLY INSPECTED FOR LEAKS. • PETROLEUM PRODUCTS SHALL BE STORED IN LABELED AND SEALED CONTAINERS. SPILL KITS SHALL BE MADE AVAILABLE AT ALL AMUNG AREAS. ME CONTRACTOR SHOULD ALSO USE SECONDARY CONTAINMENT MEASURES ON-SITE. • ALL ASPHALT PRODUCTS USED ON SITE SHALL BE APPUED IN ACCORDANCE WITH ME MANUFACTURER'S RECOMMENDATIONS. • ALL PAINT CONTAINERS AND WRING COMPOUNDS WILL BE KEPT IN TIGHTLY SEAL CONTAINERS, AND PROPERLY DISPOSED OF AFTER USE EXCESS PAINT CANNOT BE DISCHARGED INTO THE STORM WATER SYSTEM. - SPILL CONTAINMENT MATERIALS (SAW DUST, KITTY UTTER OIL ABSORBENT PRODUCTS, GLOVES, MASH FINERS) SHALL BE KEPT ON-SITE INCASE OF A SPILL ALL SPIVS SHALL BE CLEANED UP IMMEDIATELY UPON DISCOVERY. CONCRETE TRUCKS WILL BE ALLOWED TO WASH OUT ONLY IN DESIGNATED AREAS, OR ARE NOT ALLOWED TO WASH OUT ON-SITE - ALL WORK AREAS SHOULD BE KEPT GRADED RELATIVELY SMOOTH TO PREVENT CONCENTRATED FLOWS AND ME FORMATION OF RUTS AND OUTLETS, AND ME COLLECTION OF STORM WATER. • A STABIUZED ROCK CONSTRUCTION ENTRANCE SHALL BE MAINTAINED. - ALLADJACENT PAYED SURFACES AND STREETS SHALL BE SWEPT DAILY TO REMOVE ALL DUST AND SEDIMENTS. OPEN-AIR BROOMS WILL. BE ALLOWED ONLY IF THE DUST AND SEDIMENTS ARE WET. TRUCKS HAULING SOILS TO AND FROM ME SITE SHALL COVER THEIR LOADS. I� niTwV aBTw w.cA CURE „-,n u NAX HER, BPENINB ITEB - TEMPORARY SILT FENCE I I TIES AO iwK m WTM Bss eR Nc FAswrns (S2 TEi)EA u� �� 1E111u ro NW AT FRA / uIIA BN asTF6s (s ®NB,E 1) - lies FAsfENEAl9'A® ATTMI� Ta e" mEFAen,�'C�AhAd d nE STMT �¢ uaTFR,AI .wAwN UW BPP oWEaAPPm�wlvss TWB THE HO HT BATHE SFT R'KPE 4-A- � wABE. SILT FENCE a . , , INLET PRTECTION � B LATEET a B s Ky E TEMPORARY STONE CONSTRUCTION ENTRANCE� N¢ 6 NIL PLASTIC INNING AHE sECNRFIY Gns1EHEBI A WITH TIRE PEPOPMPOSING STAKES VV (MJ SECTION A -A / PMw 2iiD ..S PLYWDBO NCRETF LICK LETTERS 3' s HDENT 11..p'DENOTES ME INTERIOR 0IEN5Ou w[TE WASHOUT SHALL BE AS LEAST SO FT ER. ANY STORM FWIIN ,NIEi. J' 3. THE CONCRETE WASHOUT SEN SHALL P OS BE INSTALLM MIry JO FT. OF ME TEMPORARY CORCREIE WASHOUT ,ACIDLY. C CRETE WAST SIGN DETAIL (GR EDOWA ') TE4IPCRARY CONCRETE WASHOUT W (ASOVE GRADE H. i.s. TNI TIAL DESIGN 04-07-1T AcG ALC RTS --��,, , DATE PRN PM DES WH I / C PINE SENIOR LMNC Engineering Associates, Inc. 2277 KfSF HIGHWAY 16, SUITE 200 ROSEWLLF MN 55111 (651) .... Ue.. FAX :(651)697-0804 EROSION NOTES / DETAILS ,� , „ SHEET H0. SOUTH PLAZA DRiVE 1.06 Pu 6 0 8 MENDOTA HEK'H7'5 A9/NNE � REVI 0 xrl m paN¢Rrrvc Asmo-, rNc "F7 SH -9'51'28"W LF PROPOSED I,�> ------- EASEMENT UNE .. WATERMAIN VALVE .___................ ... ......._.___._._... ADJACENT LOT UNE ASSISTED LIVING ._.._...___..._;.___ ............. SANITARY SEWER UNE Si. LF f 5 BENCHMARK $1 96,000± S.F- < TOP SPIT WDRANI-ELEY-BS6.3eAR ff 0"" R��< •, y K TNH=B56.36 FIRST FLOOR FFE = 851.50 D. FERTUZE ALL PLANTS AT THE TIME OF PLANING WITH A TIME RELEASE ..D`y:'.i 3, LFA SH -9'51'28"W ..., SANITARY MANHOLE PROPOSED I,�> ------- EASEMENT UNE .. WATERMAIN VALVE .___................ ... ......._.___._._... ADJACENT LOT UNE ASSISTED LIVING ._.._...___..._;.___ ............. SANITARY SEWER UNE .._..-_.. ...___............ STORM SEWER LINE 5 .. .... .. WATERMAIN 96,000± S.F- < CATCHBASIN FOUR STORY PARKING 0"" R��< •, y B WITH UNDERGROUND CONTOURS 5 F FIRST FLOOR FFE = 851.50 D. FERTUZE ALL PLANTS AT THE TIME OF PLANING WITH A TIME RELEASE PLANT LIST BASEMENT FFE = 840-50 ��' R � � �� l . E SEE GRADING PLAN FOR APPUCAION OF TOPSOIL PND MAINTENANCE COMMON NAME/ 92E - KEY QTY COMMENTS OF SODDED AREAS. BOTANICAL NAME F.ALL PO MULCH SHALL BE USED ASA FOUR INCH (4") TOP DRESSING IN ALL PLANT BEDS AND AROUND ALL TREES SINGLE TREES 3 � ��ti *:•1 PauwE rni weurtic i OF THE SAUCER OR LANDSCAPE ISLAND (SEE PLANING DETAl15). g LF 2 14 LF STMH r yx k e c� ,I G. CONTRACTOR TO DESIGN AND INSTALL IRRIGATION SYSTEM Tui w Mwm.. CAPABLE OF PROVIDING ADEQUATE COVEREAGE TO ALL SODDED AND LANDSCAPE AREAS PROVIDE DESIGN TO ENGINEER FOR REVIEW AND APPROVAL PRIOR TO INSTALL u� w,00 A"EAT CITY LANDSCAPE REQUIREMENTS • a PumA ALL SITE AREAS NOT COVERED BY BUILDINGS, SIDEWALKS, PARKING LOTS, DRIVEWAYS, PATIOS OR SIMILAR HARD SURFACE MATERIALS I / ✓/� r 9. MAINTENANCE OF LANDSCAPING: THE OWNER, TENANT AND THEIR RESPECTIVE AGENTS SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE P` t O Y Z r \v 50 f A. `. CONDITIONS ALLOW. t PROPERTY ARE REWIRED BY THIS CHAPTER, A PERFOFRMANGE BOND SHALL BE SUPPUED BY THE OWNER IN AN AMOUNT EQUAL TO AT LEAST ONE AND ONE-HALF (1 3) TIMES THE VALUE OF SUCH +• 1 NIL - r ALL EXPENSESFOR REIMBURSEMENTAEXPENSES INCURRED THE NTH ENGINEERING, LEGAL OR OTHER FEES IN CONNECTION 'MRH MAKING OR MOUTH PLAZA DRIVE 0 gEfORE y� 0 SITE BENCHMARK zI ss MA`'. Z„� oanT eF SME SYIMr6( RroPWIY I. F% -y 5 _ _ L �wolROr� m�'clnw us o mrwc� a t�u+o wo�isa¢� \rA\—�/ EXISTING V.wscWen iFwlxn a>.HeH g rn .� IEwM�o-- 1,.ro M awww� wH lwaHnwMN D _ _ 20' MTTnummll SCALE IN FEET FOUND IRON ..., SANITARY MANHOLE PROPERTY UNE SOA TREE PLANTING (F" ------- EASEMENT UNE .. WATERMAIN VALVE .___................ ... ......._.___._._... ADJACENT LOT UNE FIRE HYDRANT ._.._...___..._;.___ ............. SANITARY SEWER UNE .._..-_.. ...___............ STORM SEWER LINE L. STORM MANHOLE .. .... .. WATERMAIN ... -- GAS UNEr CATCHBASIN ._..._.__._:..,-...�_, ..._ FIBER OPTIC UNE C. ALL DISTURBED AREAS AS DESIGNATED ON THE GRADING PLAN SHALL .._.,__ ,,�•____._ .. -... UNDERGROUND ELECTRIC :`. STREET LIGHT CONTOURS SPOT ELEVATION PROPOSED -- BOUNDARY LINE -- RIGHT OF WAY UNE TYPICAL PLANTING WITH QUANTITY AND KEY O (SEE PLANT UST) ® 4' MULCHED AREA 4' TOPSOIL AND SODDED AREA E] LANDSCAPE DETAILS GENERAL LANDSCAPE NOTES SOA TREE PLANTING (F" A LOCATE ALL UTILITIES AND SITE UGHTING CONDUITS BEFORE LANDSCAPE SOB SHRUB PLANTING (TIP,) CONSTRUCTION BEGINS B. NOTIFY LANDSCAPE ARCHITECT OR DESIGNATED REPRESENTATIVE of O LANDSCAPE NOTES ANY LAYOUT DISCREPANCIES PRIOR TO ANY PIANTNG- 3O1, 6' PWYETHTLFNE EDGING. C. ALL DISTURBED AREAS AS DESIGNATED ON THE GRADING PLAN SHALL BE SODDED. D. FERTUZE ALL PLANTS AT THE TIME OF PLANING WITH A TIME RELEASE PLANT LIST FERTUZER PER MANUFACTURERS SPECIFIED APPLICATION RATES E SEE GRADING PLAN FOR APPUCAION OF TOPSOIL PND MAINTENANCE COMMON NAME/ 92E - KEY QTY COMMENTS OF SODDED AREAS. BOTANICAL NAME F.ALL PO MULCH SHALL BE USED ASA FOUR INCH (4") TOP DRESSING IN ALL PLANT BEDS AND AROUND ALL TREES SINGLE TREES Oft SHRUBS SHALL BE MULCHED TO THE OUTSIDE EDGE O PauwE rni weurtic OF THE SAUCER OR LANDSCAPE ISLAND (SEE PLANING DETAl15). - MATCH EXISTING ROCK MULCH ON-SITE e c� ,I G. CONTRACTOR TO DESIGN AND INSTALL IRRIGATION SYSTEM Tui w Mwm.. CAPABLE OF PROVIDING ADEQUATE COVEREAGE TO ALL SODDED AND LANDSCAPE AREAS PROVIDE DESIGN TO ENGINEER FOR REVIEW AND APPROVAL PRIOR TO INSTALL u� w,00 A"EAT CITY LANDSCAPE REQUIREMENTS • a PumA ALL SITE AREAS NOT COVERED BY BUILDINGS, SIDEWALKS, PARKING LOTS, DRIVEWAYS, PATIOS OR SIMILAR HARD SURFACE MATERIALS SHALL BE SODDED, EXCEPT THOSE AREA TO BE PRESERVED IN A NATURAL STATE; PROVIDED, HOWEVER, THAT AREAS RESERVED FOR FUTURE BUILDING EXPANSIONS MAY BE SEEDED. 9. MAINTENANCE OF LANDSCAPING: THE OWNER, TENANT AND THEIR RESPECTIVE AGENTS SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE MAINTENANCE OF ALL LANDSCAPING IN A CONDITION PRESENTING A HEALTHY, NEAT AND ORDERLY APPEARANCE AND FREE FROM REFUSE AND DEBRIS. PLANTS AND GROUND COVER WHICH ARE REQUIRED BY AN APPROVED SITE OR LANDSCAPE PLAN AND WHICH HAVE DIED SHALL BE REPLACED AS SOON AS SEASONAL OR WEATHER - CONDITIONS ALLOW. C WHEN SCREENING, LANDSCAPING OR SIMILAR IMPROVEMENTS TO PROPERTY ARE REWIRED BY THIS CHAPTER, A PERFOFRMANGE BOND SHALL BE SUPPUED BY THE OWNER IN AN AMOUNT EQUAL TO AT LEAST ONE AND ONE-HALF (1 3) TIMES THE VALUE OF SUCH SCREENING, LANDSCAPING OR OTHER IMPROVEMENTS THE BOND. WHICH SECURITY SATISFACTORY TO THE CITY. SHALL BE CONDITIONED UPON ALL EXPENSESFOR REIMBURSEMENTAEXPENSES INCURRED THE NTH ENGINEERING, LEGAL OR OTHER FEES IN CONNECTION 'MRH MAKING OR COMPLETING SUCH IMPROVEMENTS. THE LEGAL OR OTHER FEES IN CONNECTION MAKING OR COMPLETING SUCH THE 8111 CE OF ANY BU, BOND SHALL PROVIDED PRIOR THE ISSUANCE of ANY BUILDING PLAN A PERMIT AND SHALL BE VAUDAM FOR A PERIOD IN TIME TION TO ONE H FULL GROWING SEASON AFTER THE DATE OF INSTALLATION OF THE LANDSCAPING. THE LEN MAY ACCEPT A LETTER OF CREDIT, CASH ESCROW OR EQUIVALENT IN LIEU OF A BOND IN AMOUNT AN r Nue o ER UNDER SUCH CONDITIONSNHEEV AS THE GN MAY DETERMINE TO JBE E APPROPRIATE. THE EVENT CONS7RUCIIONESCRIB OFA THE PROJECT IS PN��st n rW NT — NOT COMPLETED WITHIN THE TME PRESCRIBED RT THE CITY COUNCIL, D THE MAY, AT ITS OPTION, COMPLETE THE WORK REQUIRED AT mxc (TrPJ NTHS INE EXPENSE OF THE OWNER AND THE SURETY. 1 D- THE GN MAY ALLOW AN EXTENDED PERIOD OF TIME FOR COMPLETION H Np1E$ "ww s— - Y Posr�T n[w xm AT Izv s rti OF ALL LANDSCAPING IF THE DELAY IS DUE TO CONDITIONS WHICH ARE REASONABLY BEYOND THE CONTROL OF THE DEVELOPER. EXTENSIONS, WHICH MAY NOT EXCEED NINE (9) MONTHS, MAY BE GRANTED DUE TO s aA SEASONAL OR WEATHER CONDITIONS, WHEN AN EXTENSION IS GRANTED, THE CITY SHALL REQUIRE SUCH ADDITIONAL SECURITY AS IT DEEMS unol—M, APPROPRIATE V.42 AN, a� A-- R=270. �o NN d=115 a oD� E ,.YE a M -E IE .«In C.HRG= M nN�S 7REEeEPLANT1Nc r, AT 11 �� T LAN em>N o Iry sTuxttn vasdL IE A SHRUB NPLANT7NG INITIAL DESIGN a4-0" Aa ALG nn nl� GATE PRN PM DES DRi WHri E PINE SENIOR LIVING Engineering Associates, Inc. I: ENGINEERS pLMNERS - SURVEYORS LANDSCAPE ARCHIIECJS fNNRONMEN IAL 5CIENIISIS 2277 WST HIGHWAY 36, ST//1E TOO (651)697-OBOO ROSEHLLf, .MN 55113 (651)697-OBD4 LANDSCAPE PLAN 7j 4111 SHEET "°. SOUTH PLAZA DRIVE 1: 06 PM 7 OF B VENDOTA HEIGHTS AaVNElnTA REV) , -1 - [rvax[mlNc ."—A 1.1 INC wE e/. aA»ra Aa»c As Ho°zvITK e,ws inn1S .iu n -A ¢ COVE. {. °ssvux smnx Or sv°ww w vcwn scanunws w 8 b a .0 aoaroavxe .ARS ro eE a+wc so- r r 1P 44i e Au m»ocrc vAre N —wLrw mevne.uw+s � - r tt _ e . o e w CORNER BAR I III l PIPc > iuwTWm up sFc A., w¢uumb-P-°aHnP, I _.. _ A.worwrov AT nRAUP =sAW ss°nPAs mv„ T •3_ P�� _r ; .n - . - P.c wnvrtTE Arnvi ice-- -71 —T --r— 'E A. FEWIaM+IS A. PLAN A A STANDARD DUTY IJ E FIT J �P^ ASPHALTSPAVING�, ® TYPE 'A` CONCRETE CURB AND GUTTER r- IA E pR (TrP) M ssm �, - m n ' mu«ry v,ae PLANW A ° a D a�w -°- S f: f A r Ta m aAUP u'A A ,clxr!„v> ssoo ° Pc A PI AN VIEW B BORDER NG PAVE7AFNT m u --aa ms �HTME K1iEh1 Y H• _— MNlocnrss PatvaDED —T stE s,E PV+f I -j Pi ,---I"d— CCx—, .. SECTION A—A W(.• -p )HIR 1 ° sus () 'wz SECTION "A" -"A" ELEVATIONn WHEELCHAIR RAMP IN SIDEWALK SECTION 8-B oewA+°'!„c�°^ ;FC71pN A -A ,oPa°c,vam9 w JUNCTION BOX (TYPICAL AT EACH DRIVEWAY CURB RETURN) 5I ° Pa�� 9�^ ° CONCRETE SIDEWALKa ^A'Bum A.Ic WaBx xTs w.vs A- :rL ro urET Asn pvw oa ona,) jrixi -A- FScheEule D°.ns out PVC Pipe I 1' o� W°¢ vnn uAVUrAcnavrs�i»smUcll°xi AAnro O+ �, LxLL °µms PAapV° a] -e p" » } VI A•'P NOTES: r I M� a � I st s R Z. sE ap we Au AUP avRaW»nlxc srcw,u. auwl»c PLA»s Fv, ss oL ��ur A°AB 24"x36" slab opening for costing as specified. P�a1HC �� eY x ° sTAx° a �n� Pm `°OPEC v z uzn aAwP z2- \\ Dim sin from back of curb to center of pipe. xPAE Lout uv ,z z v / ,� 1 4' Oia. MH - 9- in from Back of Curb P vn p- -^) 6 To,A+^muvz r ro 5' Dia. MH - 3" in from Bock of Curb 6' NO. MH - 3" behind Back of Curb T Dia. MH - 95.1b Back of Curb ^" WHEELCHAIR RAMP IN SIDEWALK r, w - : _ 8' Dia. MH - 15" behind Back of Curb s - n.^x Prim .. NOro u �"- Casting and adjustment rings os specified.ELAN r . g pracwvve.E W»prcA,m,a lex) _ vzL�emR� cw»Et11Tna+ » °�) 6" precast reinforced c rete slab. For 6 dia. m hole, on n0" precast m slob is required. ^"3T101'pLO" sti ; re m„rnE,e ' � A-- I I r°a .rima,c nPe HAr Bc osm. ur Glc r w A PP Varies Top of barrel section under top ^lob x) A cv»»cc A»r mumnw mw 12"-1 to hove flat tedge sealed with 2 beads of Romop nek or equal. All joints in manhole to have s srA»pu+p am A., Wn,E sw Varies "0" ring rubber gaskets. NOTES: .) Ixsr.0 vrP¢ aew rx PDaa¢ eau..P°s Axp °mw Ww"»p uPva,v„xax 4 -0 Typ. Precast concrete section - LOCATE AT EDGE OF PARKING SPACE UNLESS ACCOMPANIED BY 'VAN' LETTERING ACCESSIBLE / VAN ACCESSIBLE Doghouses shall be grouted on both 5" the outside and inside. SIGN BASE PARKING SIGN r� "DO NOT TER ACCESSIBLE PARKING SYMBOL DOWNSPOUT COLLECTOR > a u ^ x.*.� x.rs Manhole steps, Neenah R1981J or ".,.s. equal, 16" o.c. No block structures are allowed.TPECURB EXISTNC CURB ovERFiow Is 5 OF BOX HEIGHT6" slob thickness, 6" for 14' depth. Increase thickness for TMinimum L r�rRJ,och a 4 of depth greater than 14',SECTION M and reinforce with 6"x6' 10/10 mesh. Grout bottom -_ IL bbf oLti,—Y, 7,, FLW INLET PROTECTON CURB AND GURER -DEL OEFLCCTOR 1— CfiY APPR— EQUAL OUBB sox oa+T I. 1A—T PAN»cOft ^ U A 12 MIN.NOeV —" t CURB INLET El ��TaawAT TOP OF LTD� A—BLY CURB x.Ts B STOP BARE TRAFFIC FLOW ARROW rw 1 Y a oQO ooC nL cB AsseMBlr GIAME,ER. :� ° ,000 000 - OP-0]-lI ALL ALC RTS RTS INITIAL DESIGN DATE PRN PM DES DRW WHTE PINE SENIOR LIMING Engineering Associates, Inc. fi CN-CRAOE la" i LOW PpRr HIGH -ROW rABFYC --7 �Eanm ^wxc pLTNL c» Pt,ws n BA=EaCBaw°; ' FOR I NEW R- ROB SrnNOARD CASING, INsiAll —coCO ROAD DRNN CG -3]9O OR Crlr APPROVED EQUAL muPA aFana arrz DNEl IDN TA'+LE ENGINEERS PLANNERS - SURVEYORS (ANOSLAPE ARCHITECTS ' EN NRONM£NTAL SGEN LISTS w A - 2 B = 1 5' C 102277 HE5T HICHWAr 36, 5UI TE 200 (651)697-OB00 ROSEVFLE. MN 55113 FAX (65))697-DB04 PAVED ROAD/LOT INLET PROTECTION --e DETAILS GATE SHEET NO. z TRENCH DRAIN_ SOUTH PLAZA pRryE /H/11 c00 aM SOF8 PfENDOTAHElGfiTS MINNESOTA REvf 02011 RLK INC. Topographic ♦ � .LOT 6, BLOCK1, Survey � �� RAS TER Ei\1f TEf?PHBSES � Ok MAEN®OTA RLA A jEX A, SIO AIle, MEND O TA HE/GHTS, M/NNESO TA \ r y p _+ 6a, o %/ reend Add,—aoI.sai-ad LLP Nsnq Mndvia Heigh MN 55118 \ 7. :;VICINITY MAP xoma NOT TO SCAM 'p LS __ x 836.14_83836.05x�) --.__---837—\ / I �� __B3a-------_i-)E �D 3o so rNORTH bc � ,(�\\�\—xB4f.3iSCALE IN FEET � _ !'_\B \\ /�/\, \, 45.47 A f s I V \ �� /� X, F'. PROPERTY DESCRIPTION `: .. S \ ( 1 1 (As per Schedule A ei Commit ant to TNIC 6.l P.-.,. TIU . LLC g 1; f Old R p bll N ti nal TIU. Insumnca Company, File No. 33430, doted September 23 2010) B �a ' SW 1/1, OF SECTION 25, / rK � Y��^7 '� // / � � 11 / 6\ I I � 847.49 Lot 6, Blxk 1, MENOOTA PLAZA EXPANSION, vccortling to the recorded pl.! thereof, Dvkola Coun(y Minnesota TOWNSHIP 28 NORTH -RANGE 23 WEST / / _ / / C L/ ` I • 647.26 Together with the benefits of aoeemenis contained in Declaration of Easements, Covenants, Condit ons and Re.tr'd dated December 15, 2009, 111.6 March 22, 2010, as DAKOTA COUNTY. MINNESOTA / x // / a) J DokoI. County, Min -.td Ab t t P,,dy Mendota Mall Associates LLP -• / /// 846.921 1 ]50 H,gnway 110 , E x 841.46 -,— Mendota Heights, MN 55118 -•4'� / 848.41 \ \ ' f` NOTES '.i : ., _•_ .`i _ 1 F I pi .-hip 6 vested i M dol, M,11 Aa tee ILP, a MJnnesol, Ilmiied Ilabllity partnership BENCHMARK--- x 841.39 TNH=856.36 l+ / / i C 2 Are, ,1 prop Hy I 87,290 .,11L or 200 0 L c m vas. /y�-+� /)•v � �\ 4 property le zoned MU PUO (Mixed Uee Plvnned Un t Oe.slopment) under ppli bl Ing regulv[ivne. s 5. 8ulldlnq setbacks wry r p -,-d lot and are ,,.tI.t.d on ,n haMd-bask. d C ps 8.03 The da p operty hoe ss to South Pl,zo DH- ,d toted street public r acce 7. The addrsee of the properly h,e not been ,eeignad 8. Above ground 0111 lee have been freld boated ,s shown. All underground utility ..,Aces which serve the p,.perly hone oUt npted to be field boated through the ..,Aces of Gopher State One Coll per lleket umber 100544308 However, earn of the utility companies foiled to fWd locate underground bUity locallan. In those co utilities drown are ham City of Mendvty Helghis vnd previms records. The mrrwyor m,kee. no guoranieea that the underground utl ilea .haven mmpriee all suds ....lies 1 In the ,res, elthsr In .ervca ,b -d -d. The surveyor further does not wa ant that thu underground uuIlti- shown are In the --t act location Md,oted although he n O is 0 does ce,v, I).,er rtify that they are I ... ted os - ... taly oe E-ela fmm Infonn,Um owllable. The rwyor has not phplcvlly located No underground uUlltiea. Prior to any 6 / s APPros. Tree Line ezcon or digging mntoct CophSlot. One Wt for vn on aIle loc,tlon (651-454-0002). •l - ' x 849.38 \ I \ ' B Site e6- UkIl vUlity service (Specifically - S,nil,ry Serer s fl Gas 1pher U El -W, and communicotton 8. fl and mfr n ) location le pending find design for 844'32 Lot 6 Utll'ly Inlonnotlon shown hereon k ham; ,bow m,ntim.d Gopher St.t. 0- toll ickef No. 100544308, Ueid iomtion and mnatrvctian plans. / '�T 7� S1 - n jV JJ u�. Ings 10 Slle 8endmork Is Top Nut Hydrant (TT1H) on west vide o1 privet. drive 11. Sur(,ce 1e,Wres ware not accessible In the SE h SW portion of the property an dote n/ aprvey (snow starvge asos). r� \ 851.031 x-849.89 .850.39 �/ / I \\ OLEGEND E. ,::•^—r. Y"_. .'. �..<..,_ :a- -�E" .J"'.n.,.' ,,.3'.'.s,.,.F..a'�?: IRON MONUMENT FOUND I e WATERMAIN SANITARY ��ER �851� 1 MANHOLE UE - UNDERGRIXIND ELECTRIC HYDRANT 850 SEWER x 8$Z.8$ g 3�1�9 7 4 O - STORM R MANHOLE - FO =FIBER OPTIC TELEPHONE Dar® CATCH BASIN LIG IINDERCRWNO GAS GATE VALVE BINMINWS SURFACE -85058 uGHr POIE v i. Mendota Mail 9ssae4ated LLP / \X, 1 F'� 1�� I�� A. - -- " Contour Interval= 1 Ft. = OCNGRETE -PEACE �Mendota Mal As t d LLP I Address ypIot Assigned Addr N t A -19-d! I 'I \ �\ Men6o10 HE`ghts, MN 55119/ X i Mendota Height,, MN 55118 / \ ( �- .r -852.36 \ \ / / �'<, 'K t� rL r '` -4 *' r r 1r ^BASIS OF BEARINGS N� 852.70 For the p,rpoeee of fhb wrvey In t II 1 L 1 6, Block 1, ti MENDOTA PLocAZA EXPANSION, dig t the dad plat s I , (Previously t\iedWe�d- 'O 851.09 �y N00'14!04•Wole CountY� Minnesota le --d I. boor io be removed) \ suf un / 1��D ' _ "' �. ,. --� ��- � / "! Jr� Z?�«�.�°��7,��M��r � ice` .>•i �c aty� J�.� / ,ems N,M, �.., [`"' 3 •.� _.>�, ' 4 z 46 :4, - 8 v A �W S� Z _O cn Zo T �Qo dm > UW E O Q ai U MN - o DJ= 0 ED O D I- c 1z J0. � O ZE Z W nN O zo�ENLIV NC7 _r NHITLI.: 5OUTH PLAZA DRIVE — MEWOTA HE16HT5, MINNE5OT4 CMACT WOR -MON OWNER: WHITE PINE SENIOR LIVING 120 MAIN STREET, SUITE 205 MENDOTA HEIGHTS, MN 55115 PHONE: 651.261.0265 - FAX: 651.261.0266 ARCHITECT: RIVER VALLEY ARGHITEGT5, 1�. 13613 GT'(. HAY. 5 - SOUTH JIM FALLS, Al 54146 PHONE: 115.362.4100 - FAX: 115.362.4101 CIVIL CONSULTANT: GEI ENGINEERING, ING. 2211 WEST HIGHWAY 36, SUITE 200 ROSEVILLE, MN 55113 PHONE: 651.691.0600 - FAX: 651.691.0604 PLUMBING HVAC $ ELECTRICAL: DESIGN -BUILD BY OTHERS GENERAL CONTRACTOR: HOEFT BUILDERS, ING. 310 PINNAGLE WAY, SUITE 301 EAU CLAIRE, Al 54101 PHONE: 115.633.1161 - FAX: 115.533.1120 n$ CONTRACTOR SHALL BE RE51`01,6IBLE FOR VERIFYINS ALL EXI5TIN6 CONDITIONS INGLUDIN6 LOCATIONS OF EXI5TIN6 UfILITIE5 AND EA5011 NT5. ALL WORK SHALL. BE IN COMPLIANCE WITH LOCAL, 5TATE AND NAnONAL CODE5 FOR RE-5PEGnVE TRAVES. DO NOT SCALE DRAWIN65. THE CONTRACTOR SHALL VERIFY ALL DIME 5606. PROVIDE ILLUMINATED EXIT LI6HT5 AT ALL EXTERIOR DOOR5 PER PLAN. PROVIDE FIRE EXnNk5 %ER5 AT THE L OCATION5 SHOM ON TIrE PLAN5. EXIT DOOR5 SHALL HAVE 566 FA5TENIN6 OR HARDWARE THAT THEY CAN 5E OPENED FROM THE IN51DE BY TIA006 A 51NSLE LEVER a61% A CL05ED F15T) WITHOUT THE U5E OF A KEY. PROVIDE AC.GE 6 FOR THE DISABLED IN ACCORDANCE WITH THE AMERICAN 5 WITH D15ABILITIE5 ACT. ICG/ANSI A111.1-2003. .SET Ctly $.:Gr Ri Nvhlte pine A k-0 rT i c v THE CONTRACTOR SHALL 13E RE5PON5IBLE FOR FROVIDINS EXPAI`60WCONTROL JOINT5 IN ALL MATERIAL5, 5Y5TEW1 AND 13ALDINS CONFI&ARATION5 INCLUDIN.S CAULKIN5 A5 REQUIRED. JOINT5 51-IALL 5E PLACED NO MORE THAN 12' OL. BOTH DIREGTION5 IN CONCRETE a-Aa5, 20' TO 25' OL. FOR MASONRY WAL.L5 AND 20' TO BO' OL. BOTH DIRELTION5 FOR 5YP5UM BOARD WALL5, 50PFIT5, CEILIN65, ETC_ THERE 15 50ME OVBRL.AP BETNffiN ARGHITELMRAL AND 5TRUGTURAL. PLANS. REVIEN COMPLETE ELMS FOR ARCHITECTURALGTRIXTVRAL HORK. PROVIDE A DE516MTED 5PAGE ADJACENT TO THE SUILDINS FoR THE 5EPARAnON, TEMPORARY 5TORA&E AND COLLECTION OF RECYCLABLE MATERIALS. DRAWIN65 AND SPECIFICATIONS ARE TO BE CONSIDERED A5 9,11PLB'11ENTIN6 EhGH OTHER- YdORK 5PFLIFIED, BUT NOT 5HOM OR SHOWN, 5UT'hOT 5FEGIFIED 5HALL BE PERI: -OR A5 THOU&H MENTIONED IN 50TH 5PEGIFIGATION5 AND DRAWIN65. NOT FOR CONSTRUCTION SHEET INM AO nTL.E SHEET Al Lovell LEVEL 6ARA6E PLAN A2 lat FLOOR PLAN A3 2nd FLOOR FLAN A4 5rd FLOOR FLAN A5 ft FLOOR PLAN Ab YL£5T AND EA5T F1EVAnoN6 Al Nonni AND 5wm FLEVAnot6 NOT FOR CONSTRUCTION 0 LOWER LEVEL GARAGE - Z'-4" x ^� PARKING p� y`� FROJEG7 aJ7 PARKING STALLS SCALE: 3/32" NOR7'rl NOT FOR CONSTRUCTION SUMMARY OF UNITS i�- VALLEY DATE: • MAIN FLOOR = 22 IS WL' 11 • 2nd FLOOR = 24 • 3rd FLOOR = 24 LOWER LEVEL GARAGE - Z'-4" x ^� PARKING p� y`� FROJEG7 aJ7 PARKING STALLS SCALE: 3/32" NOR7'rl NOT FOR CONSTRUCTION SUMMARY OF UNITS DATE: • MAIN FLOOR = 22 IS WL' 11 • 2nd FLOOR = 24 • 3rd FLOOR = 24 • 4th FLOOR = 25 A 11 •• TOTAL - 100 I m 19 19 0E ❑o 19 [9 � 01 L------- ----I I I I I t FLOOR I I � FRO.EGT 22 UNITS NORTH I I I I I I I❑o 0®1 3- 3 1 S 5GALE: 5/52" = 1'-0" NOT FOR CONSTRUCTION 5UMMARY OF UNIT5 DATc: • MAIN FLOOR = 22 S JUL. 'll • 2nd FLOOR = 29 • 3rd FLOOR = 24 • 4th FLOOR = 25 FA21 +• TOTAL - 100 I I J I I I I I2nd FLOOR PRO-ECT29 UNITS FORTH I I i I I I I 5GALE: 3/32" = P -D" NOT FOR CONSTRUCTION SUMMARY OF UNIT5 DAIS: • MAIN FLOOR = 22 A. C IECT Y F _y' , i. . 5GALE: 3/32" = P -D" NOT FOR CONSTRUCTION SUMMARY OF UNIT5 DAIS: • MAIN FLOOR = 22 • 2nd FLOOR = 29 • 3rd FLOOR = 24 4th FLOOR = 25 [A 31 •• TOTAL - 100 I i L-------� F- - - - - ------J I I I I I I 3r 24 UNITS I I FRO-EcT I I NoziN I I I I I I I I lr� y4 ty %kYCPG.C TJ. F '. 3-4" 10'-8" :21'-4" R SGALE: 3/32" = P -O" NOT FOR CONSTRUCTION SUMMARY OF UNIT5 • MAIN FLOOR = 22 ILI • 2nd FLOOR = 24 • 3rd FLOOR = 24 • 4th FLOOR = 25 rA41 •• TOTAL - 100 I I -------� ----- - -- I I' I I i 4th FLOOR I I � PRO.CLT 25 UNITS I NORTH I I I I I i i I V(Q LEY O 5'-4" 10'-8" 211-4" SGALE: 5/32" = 1'-0" NOT FOR CONSTRUCTION 5UMMARY OF UNIT5 DATE: • MAIN FLOOR = 22 15 JUL- 'll 2nd FLOOR = 29 • 5rd FLOOR = 24 • 4th FLOOR = 25 [A5] •• TOTAL - 100 SIGN ELEVATION VALLEY CT NORTH (LEFT) ELEVATION SOUTH (RIGHT) ELEVATION NOT FOR CONSTRUCTION PAM I I J+� Main OfficeBranch Office E6016 852nd Ave 13613 Cly H" S - South JRIVER VALLEY Colfax �"� sa73o • Jim w154748 715.704 6057 715 382.4700 ite Pine' ARCHITECTS, u c Fa. 715 704.6D75 Fax 715 382 4 707 Senior Living www rivervalleyarchiletts com