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Home My WebLink AboutJanuary 3, 2007 CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421 -3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Website at: www.ci.cofumbia-heights.mll.us MEMBERS: Marlaine Szurck, Chair Donna Schmitt Rob Fiorcndino Mike Peterson David Thompson PLANNING AND ZONING COMMISSION MEETING 7:00 PM, WEDNESDAY, JANUARY 3, 2007 CITY HALL COUNCIL CHAMBERS 590 40TH AVENUE NE 1. Roll Call 2. Minutes from the Planning and Zoning Commission Meeting of December 5, 2006 3. Public Hearings: Case #2007-0101 CUP/Variance/Final Plat 2101 3ih Avenue Pratt Ordway Case #2007 -0102 Lot Split Lot 124A Huset Park Development 4. New Business 5. Other Business 6. Adjourn The Responsibility of the Planning COlli mission is to: . Faithf1111y serve the public interest. . Represent existing and future residcnts, and base our decisions and recommendations on the Comprehensive Plan and Zoning Ordinance. . Recognize the rights of citizens to participate in planning decisions. . Protect the natural environment and the heritage of the built environment. . Exercise fair, honest, and independent judgment. . Abstain from participation when they may directly or indirectly benefit from a planning decision. THE CITY OF COLUMBJA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING DECEMBER 5, 2006 7:00 PM The meeting was called to order at 7 :00 pm by Chairperson, Marlaine Szurek. RollCall: Commission Members present-Thompson, Fiorendino, Schmitt, Peterson, and Szurek. Also present were Jeff Sargent (City Planner), Shelley Hanson (Secretary), and Gary Peterson (Council Liaison). Motion by Fiorendino, seconded by Schmitt, to approve the minutes pam the meeting of November 8, 2006. All ayes. MOTION PASSED. PUBLIC I-IEAIUNGS CASE NUMBER: APPLICANT: LOCATION: REQUEST: 2006-1201 James Richmond 3900 Stinson Boulevard Conditional Use I)ermit for Retail Space in the LB, Limited Business Dish'iet and Site Plan Approval INTRODUCTION At this time, Jim Richmond d/b/a Marianne Richmond Studios, Inc. (MRS), is requesting a Conditional Use Permit (CUP) for a retail component of his business. The Zoning Code requires a CUP for any retail not exceeding 2,500 square feet in area for businesses located in the LB, Limited Business District. Mr. RieIunond is proposing to incorporate approximately 600 square feet of retail space in the former Silver Lake Clinic building, located at 3900 Stinson Boulevard. Marimme Richmond Studios, Inc. is a book publisher and gift company. Founded in 1991, the company produces a range of products, including gift books, greeting cards, and ceramic plates. Customers include small gifts shops and national chain stores such as Target and Wal-Mart. In addition to designing its own line of products, the company also licenses, designs and develops products for other gift companies. There arc six full time professionals and six part time employees that work for the business. The proposed business located at 3900 Stinson Boulevard will function as a professional art studio, focusing on the design of the products. The business will not produce any of the products on-site. MRS utilizes local printers and sources out all of the book orders to the Far East. There will be some minimal storage of products for order fulfillment at the proposed business location. The applicant will also be constructing a 720 square foot addition to the south end of the building to accommodate a receiving area for incoming and outgoing shipments. In the near future, Mr. Richmond hopes to incorporate a showroom/retail store, which requires the proposed Conditional Use Permit. Future plans also include the opening of a classroom/conference facility where Ms. Riclunond can conduct established community education courses and creativity classes for individuals and corporate clientele. PLANNING & ZONING COMMISSION MINUTES PAGE 2 DECEMBER 5, 2006 COMPREHENSIVE PLAN The Comprehensive Plan guides this parcel as Low Density Residential. The propeliy, however, is zoned LB, Limited Business. The proposal is consistent with the intent of the City's Comprehensive Plan for commercially zoned properties. ZONING ORDINANCE The property located at 3900 Stinson Boulevard is zoned LB, Limited Business. Professional studios are specifically listed as a permitted use for this district. As a Conditional Use, retail space not exceeding 2,500 square feet may be allowed. The applicant is requesting a retail space of approximately 600 square feet. The applicant is aware of some zoning issues pertaining to the property. The south end of the parking lot is currently unpaved. As a condition of approval, the applicant will be required to pave the gravel portion of the driveway. The applicant has also developed a landscape plan, which addresses some screening requirements of the City when a commercial entity abuts residential uses. Parking. There are four components to the 'proposed use of the building. The first is the professional studio and office component, which requires 1 parking stall for each 300 square feet of area for the studio. The second use is the retail component, which also requires 1 parking stall for each 300 square feet of retail space. The third use is the conference room, which requires 11 parking stall for each 3.5 seats based on design capacity. The final use is the storage component, which requires 1 parking stall for each 3,000 square feet of storage space. The following shows the required number of parking stalls required for each proposed use: Use Square Footage # Stalls Required Professional Studio: Bookstore (Retail) Assembly Hall Storage Area 2,990 squm'e feet 600 square feet 36 seats 4,370 square feet 10 2 10 1 TOTAL 23 stalls The proposed use will require 23 on-site parking stalls. The proposed plans indicate that there will be 26 pm-king stalls on-site on the property containing the building. Currently, there is a second parking lot loeatedjust north of the building. This pm-king lot is situated on two separate pm-eels zoned R2-A, One and Two Family Residential. The applicant's goal is to be able to accol1l1110date all of the parking needs on the property containing the building, and some day would like to develop the two residentially zoned properties as single-family homes. PLANNING & ZONING COMMISSION MINUTES PAGE 3 DECEMBER 5, 2006 FINDINGS OF FACT Section 9.104 (H) of the Zoning Ordinance outlines 9 conditions that must be met in order for the City to grant a Conditional Use Penuit. They are as follows: (a) The use is one of the conditional uses listed for the zoning district in which the property is located, 01' is a substantially similar use as determined by the Zoning Administrator. A professional studio is a specific Conditional Use as listed for the LB, Limited Business District. (b) The use is in harmony with the general purpose and intent of the comprehensive plan. The Comprehensive Plan guides this parcel as Low Density Residential. The property, however, is zoned LB, Limited Business. The proposal is consistent with the intent of the City's Comprehensive Plan for commercially zoned properties. (c) The use will not impose hazards 01' disturbing influenceS on neighboring properties. All setback requirements will be met with the proposed addition to the building. The proposed use of the building is consistent with the types of uses allowed in the LB, Limited Business District, For these reasons, the use should not impose hazards or 'disturbing influences on neighboring properties. (d) The use will not substantially diminish the use of property in the immediate vicinity. The use of property in the immediate vicinity will remain unchanged as a result of the proposed use of the land. ( e) The use will be designed, constructed, operated and maintained in a malmer that is compatible with the appearance ofthe existing 01' intended character of the surrounding area. The intended character of the surrounding area is that of a single fwnily neighborhood and commercial establishments consistent with the single-family neighborhood. Being that the proposed use is contained in an existing building with a small addition, the use will be maintained in a manner compatible with the surrounding area. (f) The use and property upon which the use is loeated are adequately served by essential public faeilities and services. The use and property upon which the use is located are adequately served by essential public facilities and services. (g) Adequate measures have been 01' will be taken to minimize traffic congestion on the public streets alld to provide for appropriate on-site circulation of traffic. The City Engineer has reviewed the proposed plans and did not have any issues with traffic congestion. Typically, this type of use does not generate an excess amount of traffic in the area. PLANNING & ZONING COMMISSION MINUTES PAGE 4 DECEMBER 5, 2006 (h) The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses is the immediate vicinity. The proposed use is a bookstore, which is permitted as a Conditional Use in the District it is located. It is intended that the use will not cause a negative cumulative effect on the immediate vicinity. (i) The usc complies with all other applicable regulations for the district in which it is located. The use complies with all other applicable regulations/or {he district in which it is located. Staff recOlllinends the Planning Commission recommend approval of the proposed rctail space for the professional studio. Sargent went on to explain this also is the Site Plan approval. The setback requirements are met and landscaping will be added to buffer the site from the residential arcas and to enhance the perimeter of the building. He stated that a condition of the approval was to pave the driveway access. QUESTION FROM MEMBERS: Fiorendino asked if any plans hild been submitted for new signage and what restrictions the owner need to know about. Szurek asked if they would be re-using thc existing monument sign. Sargent stated that he had not received any plans to date, but the sign would necd to meet currcnt code requirements. Szurek asked what type of trucks would be delivering to and from the sitc and how will they access the site. James Richmond (the owner) told the commission members that one to two large UPS-type trucks would be making the deliveries and/or pick-ups from the business. No semi-trailer trucks would be used. Access would be from either the front or south side of the building on driveways that will be newly paved. Schmitt questioned why the Comprehensive Plan designates this as Low Density Residential when the properties along Stinson Blvd. have always been used as business sites. Sargent explained that inconsistencies sometimes happen between thc Comprehensive Plan and the zoning classification of properties, especially if the property abuts both residential and commercial sites. Since it is already zoned for business and used as such, it should be allowed to continue in this capacity. Schmitt asked what the plans were for the corner lot along 40th A venue. Sargent explained that he purchased the whole property, but that the north parking lot will be made into additional green space for now and that sometime in the future the new owncr may wish to develop the sites with residential homes. Schmitt questioned whether the new owner had plans to install sidewalks to tie into others in the area. Sargent stated that he is not required to do so, but the owner was receptive to the idea depending on the cost of doing so. James Richmond (owner) of 4021 Silver Lake Tcrrace was present to answer further questions. PLANNING & ZONING COMMISSION MINUTES PAGE 5 DECEMBER 5, 2006 Fiorendino asked him if he would be re-using the existing sign. Richmond said the current one is an interior lit sign and their plans are to design one that will be front lit on both sides, and that it will not be a pylon sign. Peterson asked what types of books and gifts they carry. Richmond told them they are fully illustrated "Life Occasion" books created by his wife, who is an artist. Schmitt asked why they were moving from their present location near downtown Minneapolis. Richmond stated this site is larger than their present location and it is within walking distance of their home which will be more convenient for them. I-Ie assured the commission that since he is also a neighbor to this business site, he wants to clean it up and add landscaping to make it attractive to the neighborhood. I-Ie confirmed that he has no plans to expand the business further than what is currently proposed. THE PUBLIC HEARING WAS OPENED: Milt Andrews of 2323 40'h ^ venue lives directly north of the property. He was concerned about the future plans for the two properties along 40th A venue, hoping that whatever would be constructed there would fit into the surrounding neighborhood. After hearing what Mr. Richmond has planned, he is satisfied and looks forward to the property being improved. Sargent told Mr. Andrews that if those two parcels are ever developed, a Public I-Iearing will be held in order to approve the plan, and he would be notified as a neighboring property owner. THE PUBLIC HEARING WAS CLOSED. Motion by Peterson, seconded by Thompson, that the Plmming Commission recommends the City Council approve the Conditional Use Permit for retail space no larger than 2,500 square feet for the building located at 3900 Stinson Boulevard, subject to certain conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: I. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. 2. The gravel driveway on the south end of the property shall be resurfaced with a hard-surface material as approved by the City Engineer. All ayes. MOTION PASSED. The attached draft resolution will go to the City Council December II, 2006. PLANNING & ZONING COMMISSION MINUTES PAGE 6 DECEMBER 5, 2006 RESOLUTION NO. XXXX RESOLUTION APPROVING A CONDITIONAL USE I)ERMIT FOR MARIANNE RICHMOND STUDIOS, INC. WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2006-1201) has been submitted by Marianne Richmond Studios, Inc. to the City Council requesting a conditional use pennit from the City of Columbia Heights at the following site: ADDRESS: 3900 Stinson Boulevard LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per Code Section 9.110 (D)(3)(r), to allow retail sales not exceeding 2,500 square feet in area, in the LB, Limited Business District. WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on December 5, 2006; WHEREAS, the City Council has considered the advice and rec0l11l11endations of the Plmming Commission regm'ding the effect of the proposed conditional use permit upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the surrounding areas; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning Commission: I. The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. 2. The use is in harmony with the general purpose and intent of the Comprehensive Plan. 3. The use will not impose hazards or distributing influences on neighboring properties. 4. The use will not substantially diminish the use of property in the immediate vicinity. 5. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. 6. The use and property upon which the use is located are adequately served by essential public facilities and services. 7. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. 8. The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. 9. The use complies with all other applicable regulations for the district in which it is located. PLANNING & ZONING COMMISSION MINUTES PAGE 7 DECEMBER 6, 2006 FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall become part of this permit and approval; and in granting this permit the city and the applicant agree that this permit shall become null and void if the project has not been completed within one (1) calendar veal' aftcr the approval date, subject to petition for renewal ofthe permit. CONDITIONS ATTACHED: I. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. 2. The gravel driveway on the south end of the property shall be resurfaced with a hard-surface material as approved by the City Engineer. NEW BUSINESS None. OTHER BUSINESS Sargent said he has been looking over the Zoning Code and sees several items that need to be addressed by the Commission so that changes can be made that will streamline some things and better define others to provide direction to staff on the requirements to be enforced. He said he will be bringing the following items to the Commission in January so that the necessary amendments can be made: I. To eliminate the necd for a CUP for agricultural sales/greenhouses that are annual requests. 2. To address signage issues for temporary signs, ball11ers, portable, and window signage. Sargent said that several businesses (especially those along Central Ave) have been utilizing the above mentioned sign types. Even though there are some guidelines as far as size, it doesn't address how long they can be used, where they can be used, how many signs, colors, etc. The members agreed these items need addressing and it was decided to schedule a work session one hour prior to the regular January meeting to begin working on this. Szurek then asked if we would start working on the renewal of our Comprehensive Plan that is due by 2008. Sargent replied that it is a long process and that he will begin looking at that later this month and will bring this to the commission for input also. Szurek asked if anything new had been proposed for the Taco Bell site. Sargent said he hasn't heard anything since their request was denied by the City Council several months ago. She then asked if the City was pursuing the purchase of celiain properties along Central A venue for a Municipal Liquor Store. Gary Peterson informed them that they were in the process of purchasing the old Color Tile building, the Barber Shop and LaCaberna in the 4900 block of Central Ave. for that purpose. PLANNING & ZONING COMMISSION MINUTES PAGE 8 DECEMBER 6, 2006 Sargent said the Comforts of Home project on 37'11 Avenue is proceeding. They have been waiting for some further approvals from the Rice Creek Watershed before they can requcst the Final Plat approval. Szurek asked ifthe city was still looking to build a Liquor Store in conjunction with that project. Sargent said that, yes, they are still pursuing that option also. He explained that a clarification of the language in the ordinance was made regarding the distance between Liquor Stores and schools. He said this language pertains to on sale establishmcnts only, not to off sale retail stores. The meeting was adjourned at 7:55 pm. All Ayes. Respectfully submitted, Shelley Hanson Secretary CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2007-0102 DATE: January 3, 2007 TO: Columbia Heights Planning Commission APPLICANT: Huset Park Development Corporation LOCATION: Lot 124A, Block 1, Huset Park REQUEST: Rezoning of Parcel, Minor Subdivision PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, the Huset Park Development Corporation is proposing a minor subdivision located at Lot 124A, Block 1, Huset Park, to correct encroachments onto this property from the adjacent single-family residence located at 525 - 38th Avenue. When the Schafer Richardson / Ryland Homes project was started, the entire site was surveyed. At that time, it was discovered that a 2-foot wide concrete strip, a 7-foot tall chain-link fence, a retaining wall and a portion of a wooden storage shed all maintained by the property owners at 525 - 38th Avenue were actually located on the property now controlled by the Huset Park Development Corp. The proposal entails a recombination subdivision to split off the eastern 15 feet of Lot 124A, Block 1, Huset Park. This land would be sold to the property owners at 525 - 38th Avenue to correct the encroachment issues. The current zoning classification for the Huset Park Development Corp property is MXD, Mixed Use Development. The 15-foot strip of land will be rezoned to R-2A, One and Two Family Residential, to be consistent with the zoning classification of the property at 525 - 38th Avenue PLANNING CONSIDERATIONS Comprehensive Plan The Comprehensive Plan designates the Huset Park Development Corp property as Transit Oriented Development. The parcel located at 525 - 38th Avenue is designated as Medium Density Residential in the Comprehensive Plan. Staff deferred to the Metropolitan Council to determine whether the Huset Park Development Corporation City of Columbia Heights Planning Commission Lot 124A, Block 1, Huset Park January 3, 2007 Case # 2007-0102 parcel would need a Comprehensive Plan Amendment in order to rezone the property to R-2A. The City's sector representative at the Met Council determined that the Transit Oriented Development and the Medium Density Residential classifications allowed the same types of uses. For this reason, the Comprehensive Plan would not need to be amended. The use of the land as a single-family residential parcel is consistent with the underlying Comprehensive Plan guidance. Zoning Ordinance The minimum lot width requirement for parcels in the R-2A District is 60 feet, and the minimum lot area requirement is 6,500 square feet. Currently, the property located at 525 _ 38th Avenue is 35 feet wide and 4,620 square feet in area. When the lot split is complete, the property will be 50 feet wide and 6,600 square feet in area. FINDINGS OF FACT Zoning Amendment Section 9.014 (F) of the Zoning Ordinance outlines 4 required findings that must be met in order for the City Council to approve a Zoning Amendment. They are as follows: a) The amendment is consistent with the Comprehensive Plan. The Metropolitan Council made the determination that the R-2A District is consistent with the Transit Oriented Development classification. The strip of land subdivided from the Huset Park Development Corp property will be rezoned to R-2A. b) The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed zoning amendment is needed in order to keep the zoning classification of the current property at 525 - 38th Avenue and the zoning classification of the piece of land they will receive consistent. There is no benefit to either the public or the single-family property owner of the proposed zoning amendment. c) Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The existing use of the property to be rezoned is common area for the Schafer Richardson I Ryland Homes townhouse development. The property will be rezoned Page 2 . City of Columbia Heights Planning Commission Lot 124A, Biock 1, Huset Park January 3, 2007 Case # 2007-0102 to match the current zoning classification of the property to the east, R-2A. The use of the property at 525 - 38th Avenue is a single-family home. The R-2A District is compatible with this use. d) Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. The necessity of the rezoning of the 15-foot strip of land from MXD, Mixed Use Development to R-2A, One and Two Family Residential is to correct an encroachment issue that has been in place since the construction of the house at 525 _ 38th Avenue. Prior to the Huset Park Development Corporation parcel being zoned MXD, it was zoned I, Industrial. The trend in the area has been redevelopment, creating a new housing stock in the City. Correcting minor property line issues is consistent with the overall redevelopment plan for the area. FINDINGS OF FACT Minor Subdivision Section ~.1 04 (J) of the Zoning Ordinance outlines 8 required findings that must be met in order for the City to grant a minor subdivision (lot split). They are as follows: a) The proposed subdivision of land will not result in more than three lots. The proposed subdivision will not create any new lots. The recombination subdivision will split of a 15-foot section of one property and give it to another. b) The proposed subdivision of land does not involve the vacation of existing easements. No existing easements will be vacated as a result of this subdivision. c) All lots to be created by the proposed subdivision conform to lot area and width requirements established for the zoning district in which the property is located. No new lots will be created as a result of the minor subdivision. d) The proposed subdivision does not require the dedication of public rights-of-way for the purpose of gaining access to the property. No public rights-of-way will be dedicated for the purpose of gaining access to the property. Page 3 . City of Columbia Heights Planning Commission Lot 124A, Block 1, Huset Park January 3, 2007 Case # 2007-0102 e) The property has not previously been divided through the minor subdivision provisions of this article. This properly has not been previously subdivided. f) The proposed subdivision does not hinder the conveyance of land. The conveyance of the land will not be hindered by the minor subdivision. g) The proposed subdivision does not hinder the making of assessments or the keeping of records related to assessments. This is an accurate statement. h) The proposed subdivision meets all of the design standards specified in Section 9.114. The proposed subdivision meets all the design standards for minor subdivisions executed in the City of Columbia Heights. RECOMMENDATIONS City Staff recommends the Planning Commission recommend that the City Council approve the minor subdivision with the following condition: 1. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit City Staff recommends that the Planning Commission recommend that the City Council approve the rezoning of the i5-foot parcel of land from MXD, Mixed Use Development to R-2A, One and Two Family Residential. Attachments: Draft Ordinance, Draft Resolution, Location Map, Properly survey. Page 4 DRAFT ORDINANCE XXXX CITY OF COLUMIHA HEIGHTS, MINNESOTA BEING AN ORDINANCE PERTAINING TO ZONING AND DEVELOPMENT ORDINANCE NO. 1428, PERTAINING TO THE REZONING OF A CERTAIN PROPERTY LOCATED AT 525 - 38th AVENUE SECTION 1: WHEREAS, the City of Columbia lIeights has indicated the Industrial Park site as a specific arca in the City to focus redevelopment efforts on in an attempt to beautify the City and encourage positive growth; and WHEREAS, the City of Columbia Heights recognizes that thc MXD, Mixed Use Development zoning is not consistent with a single-family zoning classification needed to accommodate a successful property line adjustment; and WHEREAS, rezoning ji'OlD MXD, Mixed Use Development to R-2A, One and Two Family Development provides for an opportunity to correct property line encroachment issues between a redevelopment area and as single-family dwelling; and WHEREAS, the rezoning is consistent with the City Comprehensive Plan and would resolve property line encroachment issucs; and WHEREAS, the zoning classification of the property for the proposed parcel is compatible with the proposed R-2A, One and Two Family Residential classification, and BE IT FURTHER RESOLVED that the Planning Commission has reviewed and recommends approval of the proposed rezoning from MXD, Mixed Use Development to R-2A, One and Two Family Residential. SECTION 2: This ordinance shall be in full force and effect from and after 30 days after its passage. First Reading: Second Reading: Date of Passage: Offered by: Seconded by: RollCall: GalY Peterson, Mayor Patricia Muscovitz, Deputy City Clerk RESOLUTION NO. 2007-XX RESOLUTION APPROVING A MINOR SUBDIVISION WITH CERTAIN CONDITIONS FOR HUSET PARK DEVELOPMENT CORP. WHEREAS, a proposal (Case No. 2007-0102) has been submitted by the Huset Park Development Corp. to the City Council requesting a minor subdivision from the City of Columbia Heights Subdivision Code at the following site: ADDRESS: Lot 124A, Block 1, I-Iuset Park EXISTING LEGAL DESCRIPTION: Lot 124A, Block 1, Huset Park PROPOSED LEGAL DESCRIPTION: Lot 124A, Block 1, Huset Park TI-IE APPLICANT SEEKS APPROVAL OF ^ MINOR SUBDIVISION. WHEREAS, the City Council has considered tile advice and recommendations of the Plarming Commission regarding the effect of the proposed subdivision upon the health, safety, and welfare of the cOlmnunity and its Comprehensive Plan, as well as any concerns related to traffic, property values, light, air, danger of fire, and risk to public safety, in the surrounding area; and has held the required public hearing on this proposal on Janumy 3, 2007. NOW, THEREFORE, BE IT RESOLVED by the City Council ofthe City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts tile following findings ofthe Plmming Commission: 1. The proposed subdivision of land will not result in more than three lots. 2. The proposed subdivision of land does not involve the vacation of existing easements. 3. All lots to be created by the proposed subdivision conform to lot area and width requirements established for the zoning district in which the property is located. 4. The proposed subdivision does not require the dedication of public rights-of-way for the purpose of gaining access to the property. 5. The property has not previously been divided through the minor subdivision provisions of this article. 6. The proposed subdivision does not hinder the conveyance of land. 7. The proposed subdivision does not hinder the making of assessments or the keeping of records related to assessments. 8. The proposed subdivision meets all of the design standards specified in the 99.114. Resolution No. 2006-XX Page 2 FURTHER, BE IT RESOLVED, that the attached condition, plans, maps, and other information shall become part ofthis subdivision approval. CONDITIONS: 1. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. Passed this _ day of Janumy 2007 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. 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I I I I I I I I I I I I I I I I I I I I I I I I I L i~: ~~~ Description Sketch / / ~0 /' / ,rv / /"UiU:F ~ ~ .,. ~ ... ...., ~ 11 --=t=.- 01-<( ""< o~~ 1 ~ii~ il8~0 " .'~:i~~ j !~;i ~~:i3 13- ~nHt~: o ~ Proposed description: r-=1~--r 1~ i" Om .m~ p~ 0_ 0', Z .. .," 111 1~ 91 , N89'58'32"E I 75,00 -~~\ , ,0' , II 15.00 In'I"" .. ~, , II ,...,."" :W ;1. 124A IOfllll109C ond Illty e05ement over oil of Lot 124A ..,.-",. ,-,-, ...,.. " ~.... I . ",_."", . 154.09 N89'S8'3n: SCHAFER RICHARDSON \ 615 First Ave. NE 500 Banks Building Minneapolis, MN 55413 , 118 116 117 "- 124 II 24 ': -I I ----r-I I T , , ~~ I" I ';,,' I .... I '" I t. ~a .,. I _0 ' g I I I I I i ,: ::'.t:<L r:':t'C::Cl " "'d ,-,. ,- 1 y o sq I SCALE IN FEET Lot 124A, Block 1, HUSET PARK, according to the recorded plot thereof, Anoka County, Minnesota, except the East 15.00 feet. Sub ject to easements of record, if ~ny. I hereby certify that this survey. plan or refort wos prepared by me or under my direct supervIsion and tho I om 0 duly Registered Land~ or unde~.the)? s ~ the state of Minnesota. / ~ A ~ November 10. 2005 Kurt M. Kisch. MN License No. 23968 Dote flo...:!, 2oo58:55am (l,\Schof., R;<hord.on\20~4-8S8 L \d"g\i00\2oo4-898-715 PHASE_1B_kmk_,~.l<hbo.. C.dwg DrawIng File: 04 898 715 DWG ProJeot No. 04-898-L ~ RLK. ( XUUBISTO LTD ) ~ Duluth, MN. Hibbing, MN. Ham Lake, MN. Mlnlletonka, MN. Phone: (952) 933-0972 Fax; (952) 933-1153 \NWW. rlk-kuusisto.com 6110 Blue Circle Dr. 'Sulte #100 . Mlnnelonka, MN. 55343 " Description Sketch , ,0< , X\I \/ . I\Y-:-:~,':"c:- vr 124 /' /~<Q/ / ~~ / /,"L(J(;,; F Drainage and utimy easement I"" oil of Lot 12~, (__ ('('( \..-- , "". ," "". ,..-"" ,',-..' /' ~,',:~-~::":~~::-'. ~~~::',;~~::;. ::'it:>: ,-(J ;";;;'::''':::''''(J'-'''J ie'F: ,; .:I;~;~~~;~~.--- !~ 7;"::;.;~"',(J-'-":" 6 Ivf:l9-S'1'<4 8'.5<:":.:....., '"" :.~.Tm; .~.Sii.'. , , , , , , 16 l ~ 15 -::!- N89'5B'32"E -------1"4 -,_C--ml' -----' 1~ t " .-. SCHAFER RICHARDSON \ 615 First Ave. NE 500 Banks Building Minneapolis, MN 55413 , 118 116 117 I I I 'InTn 117 18 19 20 21 L1U1U 124 -----rll II 22 23 24 ~ LI o~<( ~g~ I !i~< l ~3~>- :wj"'m! ~:~g 3N-<CU 13 ~tT1,'::'::( II 15.00 I '" I'" ;:~i,J ,- " "; 124A I,orolnogeond Ilily (losement over. 011 01 Lot 124A , ...~.,,' ,.,., ~..... " ~.... , . , ,~_.". , , , : -I I ------r-I I T , , ~~ '" I,! I ~~,;~ I", I '" I ;,i" ~p _0 ' ~ I I I I I! / ::..t>:L I:'~::Ltl -q-- ~ ... -,j ... ...., ~ 1~ ~ ~o ~o dg~ ",/111 1(1 91 , NB9'58'32"E I 75.00 --,\ '-- 154.09 NB9'58'32"E o w ~ Proposed description: ,~~~:~~ " "t-. ,-,. ....- 1 r o 50 I I SCALE IN FEET The East 15.00 feet of Lot 124A, Block 1, HUSET PARK according to the recorded plat thereof, Anoka County, Minnesota. Subject to easements of record, if any. DrawIng File: 04-896 715.DWG Project No. 04-898-L I hereby certify that this survey, plan or refort was prepared by me or under my dlrecl supervision and tho I om 0 duly Registered Land S r under the 0 the State of Minnesota. ~ RLK ( KtJt.1l3lSrOO :uro ) ~ Duluth, MN. Hibbing, MN. Ham Lake, MN. Mlnnetonl<a, MN. November 10, 2005 Dote No\' \\. 2005 a:5~om O:\Scholer Rlcho,d,on\.004-696 l\d"g\700\200~-B96-715-PH""S( 18-kmk-.~e\chbo,._C.d"9 Phone: (952) 933-0972 Fax: (952) 933-1153 lNWW.rlk-kuusisto.com 6110 Blue Clrcte Dr..Sulte tt100 .Mlnnetonka, MN. 55343 CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2007-0101 DATE: January 3,2007 TO: Columbia Heights Planning Commission APPLICANT: Pratt Ordway, LLC LOCATION: 2101 - 3ih Avenue REQUEST: Final Plat Approval, Conditional Use Permit, Site Plan Approval, and Variances PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, Pratt Ordway, LLC is requesting five (5) approvals in association with the construction of a s~nior assisted living facility. They are as follows: 1. A Final Plat Approval. 2. A Conditional Use Permit for a senior assisted living facility in the R-3, Multiple Family Residential District per Code Section 9.109 (G)(3)(i). 3. A Site Plan Approval. 4. A 2-foot parking stall length variance per Code Section 9.106 (L)(7)(a). 5. A 19-foot front yard parking setback in the R-3 District per Code Section 9.109 (C). The applicant has gone through the Preliminary Play process to split the subject property located at 2101 - 3ih Avenue into two parcels. The northern parcel will be approximately 2.47 acres and will be the location of a 52-unit assisted living facility to be constructed and managed by Comforts of Home. This property is in the process of being rezoned from GB, General Business to R-3, Multiple Family Residential. The second reading for the rezoning of this property will take place at the January 8, 2007 City Council meeting. Comforts of Home is an established company and currently operates assisted living communities in Hugo and Blaine, and nine communities in Wisconsin. There are also communities in White Bear Lake, Cottage Grove, Forest Lake, North Branch, Lino Lakes . City of Columbia Heights Pianning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 and Maplewood in development. Comforts of Home provides various types of senior housing and levels of care to its customers, but will focus on a senior assisted living facility in Columbia Heights. The proposed Comforts of Home building will incorporate a Montessori school as well. The school will be run independently from the assisted living facility, and will be located on the north end of the building. The southern parcel will be approximately one (1) acre in size. This property will be a commercial pad and the location of a new City-owned liquor store. It should be noted that the Final Plat approval would plat the southern parcel. The southern parcel will not be taken into consideration in the site plan approvals for the Comforts of Home project, but will be reviewed by the Planning Commission with the construction of the City-owned liquor store. PLANNING CONSIDERATIONS Comprehensive Plan On December 29, 2006, the Metropolitan Council approved the Comprehensive Plan Amendment for the northern 2.47 acres devoted for the Comforts of Home building. The Comprehensive Plan was amended from a "Commercial" classification to a "Medium Density" classification. The Comprehensive Plan guides the Comforts of Home parcel as Medium Density, which is consistent with the proposed zoning of the land and the proposed use of the land as a senior assisted living facility. Zoning Ordinance The property at 2101 - 37'h Avenue is currently zoned GB, General Business. As part of the overall request for the use of the land, the applicant is in the process of rezoning the northern 2.47 acres of the property to R-3, Limited Multiple Family Residential. This zoning classification is consistent with abutting property zoning classifications, and would enable Comforts of Home to locate on the parcel with a Conditional Use Permit. The R-3, Limited Multiple Family Residential District requires a minimum of 400 square feet of land area for every one (1) unit for a congregate living facility. The proposed assisted living facility will have 52 units, requiring a minimum of 20,800 square feet of land. The proposed land area for the parcel will be 107,593 square feet, meeting the minimum land area requirement for the district. The second reading of the ordinance to rezone the northern 2.47 acres of land for the Comforts of Home building will occur at the January 8, 2007, City Council meeting. The City Council would be able to approve the proposed Conditional Use Permit and associated variances after the second reading of the rezoning ordinance has been approved. Page 2 . City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 The zoning ordinance at Section 9.109 (G)(3)(i) requires a Conditional Use Permit (CUP) for any type of senior living facility in the R-3, Multiple-Family Residential District. The housing market for senior living facilities is high in the Twin Cities Metro Area. The Comprehensive Plan indicates that by the year 2010, an estimated 25.7% of Coiumbia Heights' population will be 55 years of age or older. A housing goal as listed in the Comprehensive Plan is to provide a variety of life-cycle housing opportunities within the community. The proposed CUP would help supply senior housing and provide the life- cycle housing opportunities needed in Columbia Heights. The proposed project includes a Montessori School as well. All schools in the R-3, Multiple Residential District require a CUP. The approval of the CUP for the assisted living facility will also include the approval for the Montessori School under one resolution. As a condition of approval, Comforts of Home would have to inform the City of any change in ownership or change in occupancy of the space to be devoted to the Montessori School. In association with the CUP request, the applicant is also seeking the approval of two variances pertaining to parking purposes. The first is a 2-foot parking stall length variance. By obtaining this variance, the applicant would be able to configure the parking lot area in a manner that would promote good traffic flow, by not altering the location or size of the building. The total hard surface square footage would also be diminished, which would aid in the storm water management of the site. The second variance is a 19-foot front yard setback variance. As a function of the location of the building and a large storm water holding pond on site, the applicant's only alternative for the location of some of the parking stalls was a location 11 feet from the front property line. The proposed variance would enable the applicant to have good traffic flow throughout the site and would help facilitate a pedestrian link to a future pedestrian trail along the west side of Hart Boulevard. Site Plan MONTESSORI SCHOOL. The Little Voyagers Montessori School has entered into an agreement with Comforts of Home to locate their facility on site. The school will be attached to the north end of the Comforts of Home building and will be approximately 6,750 square feet in area. The compatibility of the Montessori and assisted living uses is strong. The school is planning to incorporate programs that integrate the two uses, and has good results with such programs in the past. PARKING. The City Code requires a minimum of 1 parking space for every 2 units in an assisted living facility. The proposed Comforts of Home building will have 52 units, requiring 26 parking stalls. The City Code also requires 10 parking stalls plus 1 parking stall for each classroom for a school. The Montessori school will have 4 classrooms, and the school in total will require 14 parking stalls. As a whole, the entire project will require 40 on-site parking stalls. The parking breakdown is as follows: Page 3 - City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 USE PARKING REQUIRED PARKING PROPOSED Comforts of Home Montessori School 26 14 32 44 TOTALS: 40 76 The proposed plans indicate that there will be 32 underground parking stalls servicing the Comforts of Home building, and an additional 44 parking stalls at grade level for a total of 76 parking stalls on site. Being that the development is only required to have 40 parking stalls, the project will be adequately parked. LANDSCAPING. The City's landscaping requirements require a minimum of one tree for every 30 feet of street frontage or fraction thereof. The trees shall be planted within the front yard and may be arranged in a cluster or placed at regular intervals to best complement existing landscape patterns in the area. The landscaping code also requires parking areas to have a minimum of 100 square feet of landscape area and 1 over-story tree for each 20 spaces, or fraction thereof. The proposed development has approximately 345 feet of frontage along Hart Boulevard, requiring 12 trees planted in the front yard area. The proposed plan indicates that there will be 20 trees planted within the front yard of the property. There are also 44 above- ground parking stalls located on the property, requiring at least 2 over-story trees to be planted in the parking area. The proposed landscape plan indicates that there will be 12 over-story trees planted in the parking lot area. UTILITIES. The prior use of the property was for the Apache Theatre, which had been adequately served by all essentials services. The proposed utility plan has been reviewed by the City Engineer and was determined to be sufficient for the proposed use of the land. STORMWATER MANAGEMENT. Initially, the applicant wanted to use rain gardens as a viable means of storm water infiltration and retention. The project would have incorporated three rain gardens throughout the site, ultimately filtering into a large holding pond on the southwestern portion of the property. After soil tests were preformed on the property, it was determined that the soils were heavily clay-laden, and not conducive to rain garden applications. The proposed plan indicates a biofilter system in place of the rain gardens. The biofilter consists of native plant materials tolerant of inundation and drought, with layers of sand and gravel to help filter out large particulate matters. At the bottom of the system is an 8" perforated underdrain outlet pipe that would pipe the water to the large retention pond on the southwest corner of the development. The retention pond was initially sized to accommodate the entire site plus the commercial property's rainwater runoff to the south. Given the topography of the land and the area restrictions, the initially proposed pond was very deep and would have required a retaining Page 4 . City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 wall around its perimeter up to 12 feet in height. After discussions with the applicant, it was agreed upon to create a secondary storm water pond on City property west of Hart Boulevard. This would enable the proposed retention pond to be lessened in size and would increase its aesthetic appeal. The storm water retention pond system would still serve both the Comforts of Home property as well as the commercial pad to the south. The City Engineer has reviewed all storm water management systems and has approved all as acceptable. Park Dedication It is deemed necessary and consistent with sound city planning to provide in each new proposed plan or subdivision, areas for future development of park and recreational purposes. Each plat shall provide for a dedication to the city, an area not less than 10% of the total proposed area to be subdivided. The applicant may contribute the cash equivalent to the city for the Parks Capital Improvement Fund of the city. The cash equivalent shall be 10% of the market value of the tract of land of the newly created parcel. The park dedication fee for this project shall be $26,890. FINDINGS OF FACT Final Plat Section 9.104 (I) of the Columbia Heights zoning code requires that the City Council make each of the following 2 findings before approving a Final Plat: 1. The final plat substantially conforms to the approved preliminary plat. There are no significant changes between the approved Preliminary Plat and the proposed Final Plat, therefore the final plat conforms to the approved preliminary plat. 2. The Final Plat conforms to the requirements of ~9.114. f'}9. 114 is the subdivision ordinance for the City of Columbia Heights. The proposed Final Plat conforms to all the requirements set forth in the subdivision ordinance. Conditional Use Permit Section 9.104 (H) of the Columbia Heights zoning code requires that the City Council make each of the following 9 findings before approving a Conditional Use Permit: 1. The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. A senior assisted living facility is specifically listed as a conditional use in the R-3, Multiple Family Residential District. Page 5 "City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 2. The use is in harmony with the general purpose and intent of the comprehensive plan. The Comprehensive Plan guides this area for Medium Density Residential housing. The use of a senior assisted living, 52-unit building is in harmony with this classification. 3. The use will not impose hazards or disturbing influences on neighboring properties" The proposed use will not impose hazards or disturbing influences on neighboring properties. An assisted living facility is tranquil in nature and the building itself will upgrade the current use of the land and complement the surrounding area. 4. The use will not substantially diminish the use of the property in the immediate vicinity" The use of the property in the immediate vicinity will not be diminished in any way with the proposed use of the land as a senior assisted living facility. 5. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appf;larance of the existing or intended character of the surrounding area. The use will be designed, constructed and operated by Comforts of Home" As a company, Comforts of Home ensures that their facilities are operated in a manner consistent with all state and local laws. The subject parcel and surrounding area are intended for redevelopment purposes. The proposed use would be compatible with the intended character of the area for this reason. 6. The use and property upon which the use is located are adequately served by essential public facilities and services. The existing use of the property is the abandoned Apache Theatre, which was adequately served by public facilities and services. The proposed use of the land will tie into the existing facilities on site to adequately serve the building. 7. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. Assisted living facilities generally do not generate an excess amount of traffic on the surrounding public streets. The proposed project would generate an additional 146 trips per day on average, and would increase the traffic volume by 6.5 vehicles per hour on average during the peak evening peak rush hour. Kevin Hansen, City Engineer, has reviewed the proposed plans and has indicated that the increase in Page 6 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 traffic would be minimal and that the local and regional road networks would be able to accommodate the increase in traffic. The on site circulation of traffic has been addressed as well. The applicant is requesting two variances in association with the parking setbacks and stall lengths to better help the circulation. 8. The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. The proposed use will cause a positive cumulative effect on other uses in the immediate vicinity. This area was one of the areas that the City Council wanted redeveloped. The proposed plan will get rid of an abandoned, unused theater and will replace it with a senior housing use needed throughout the Twin Cities metro area. 9. The use complies with all other applicable regulations for the district in which it is located. The use complies with all other applicable regulations for the district in which is it located. Site Plan Section 9.104 (M) of the Columbia Heights zoning code requires that the Planning Commission make each of the following 4 findings before approving a Site Plan: 1. The site plan conforms to all applicable requirements of this article. The site plan conforms to all applicable requirements of this article as they pertain to the building setback. The proposed site plan will need 2 variances. One is a 2-foot parking stall length variance, and the other is a 19-foot front yard setback variance for hard surface parking. 2. The site plan is consistent with the applicable provisions of the city's comprehensive plan. The City's Comprehensive Plan guides this area for Medium Density Residential. The proposed use of the land for senior assisted living is consistent with the provisions of the Comprehensive Plan. 3. The site plan is consistent with any applicable area plan. There are no area plans for the project site. 4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-of-way. Page 7 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 The properlies most affected by the proposed site plan are those properlies to the east and norlh of the subject parcel. The applicant has placed the building in such a manner as to screen the remainder of the property from the east and the north. The parking setback variance requirement is along the western properly line, in a location that does not pose adverse impacts to the surrounding properlies. Variances Section 9.104 (G) of the Columbia Heights zoning code requires that the City Council make each of the following 5 findings before approving a variance. The following findings offact pertain to both the 2-foot parking stall length variance and the 19-foot front yard setback variance for hard surface parking: 1. Because of the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the provisions of this article would cause undue hardship. The building is placed in its proposed location in parl because of state and local requirements for storm water management. Because of the natural topography of the land, the biofilter areas and storm water retention pond were placed in their proposed locations. The building itself is oriented on the properly in a manner that would not hinder the location of the storm water management areas. As a result, the parking lot and parking stalls were configured to make the rest of the properly usable and to promote adequate traffic flow throughout the project. The parking stalls were reduced to 18 feet in length to accommodate adequate drive aisle lanes and to decrease the amount of hard surface throughout the development. The parking lot setback was placed 11 feet from the front properly line in order to promote better traffic flow throughout the project, and would still provide for adequate green space between the parking and the street curb. The orientation and placement of the building would make it difficult to locate the proposed parking in an alternate location. 2. The conditions upon which the variance is base are unique to the specific parcel of land involved and are generally not applicable to other properties within the same zoning classification. The property has more frontage along Harl Boulevard than is has depth. Because of the configuration of the properly, it makes it difficult to place the required storm water retention pond and associated features, the building, and the parking lot without encroaching on the property lines. The 2-foot stall length variance would ensure that the encroachment into the required front yard setback is not greater. The 19-foot front yard setback variance for hard surface parking is required because of the orientation of the building on the properly. The orientation of the parcel is unique to this specific parcel. Page 8 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 3. The difficulty or hardship is caused by the provisions of this article and has not been created by any person currently having a legal interest in the property. The R-3 District has strict guidelines as they pertain to both building and parking lot setbacks. The strict guidelines force the building and parking lot areas to be confined to a specific area on the parcel. The City's R-4 District, which allows for a higher density use, has more lenient setback requirements for the building placement. The provisions of the article cause the difficulty in placing the required elements on the property without needing variances to do so. 4. The granting of the variance is in harmony with the general purpose and intent of the comprehensive plan. The Comprehensive Plan guides this area for Medium Density Residential, which is consistent with the proposed use of the land as a senior assisted living facility. The variances are needed for accessory uses to the principal use of the land, so granting the variances would also be in harmony with the general purpose and intent of the comprehensive plan. 5. The granting of the variance will not be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development or value of property or improvements in the vicinity. The granting of the variances would not be materially detrimental or injurious to the public. The 2-foot parking stall length variance would enable better traffic flow throughout the development while decreasing the total amount of hard surface on site. This reduces the amount of rainwater to be collected into the retention pond, which ultimately ends up in Hart Lake. The granting of the 19-foot front yard setback variance for hard surface parking would not be materially detrimental or injurious to the public because the location of the parking lot is adjacent to the Hart Boulevard right-of-way. Across the street is Hart Lake, so neighboring properties are not affected. CONCLUSION The Apache Theatre site is an area that the City Council called out as one of the major redevelopment focus sites in the City. The proposed use of the land required a Comprehensive Plan Amendment, a Rezoning, a new plat, a Conditional Use Permit, a Site Plan approval and two variances, and is consistent with the type of use that would be beneficial to the city. Page 9 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal January 3, 2007 Case # 2007-0101 RECOMMENDATION Motion: That the Planning Commission recommends that the City Council approve the final plat in its entirety, based on the following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. The applicant shall pay a park dedication fee in the amount of $26,890 at the time of final plat approval. 2. The developer shall obtain a storm water permit from the Rice Creek Watershed District prior to obtaining a demolition permit from the City. 3. All conditions set forth in the City of Columbia Heights' subdivision ordinance shall be met per Code Section 9.114. Motion: That the Planning Commission recommends that the City Council approve the Conditional Use Permit to allow a senior assisted living facility and Montessori school in the R-3, Multiple Family Residential District per Code Section 9.109 (8)(3), based on the following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. All required state and local codes will be met and in full compliance. 2. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. 3. The City shall be informed of any change in ownership or occupancy of the Little Voyagers Montessori Schoo/to ensure the acceptability of the new use in the R-3 District. Motion: That the Planning Commission recommend that the City Council approve the 2- foot parking stall length variance per Code Section 9.106 (L)(7)(a). Motion: That the Planning Commission recommend that the City Council approve the 19- foot front yard setback variance for hard surface parking per Code Section 9.109 (C). Attachments . Location Map . Final Plat . Site Plans . Draft Final Plat Resolution . Draft Conditional Use Permit Resolution . Draft Variance Resolutions Page 10 RESOLUTION NO. 2007-XX RESOLUTION APPROVING A FINAL PLAT SUBDIVISION WITH CERTAIN CONDITIONS FOR PRATT ORDWAY, LLC WHEREAS, a proposal (Case No. 2007-0101) has been submitted by Pratt Ordway, LLC to the City Council requesting a subdivision from the City of Columbia Heights Subdivision Code at the following site: ADDRESS: 2l0l-37'h Avenue. EXISTING LEGAL DESCRIPTION: On File at City Hall PROPOSED LEGAL DESCRIPTION: Hart Lake Addition THE APPLICANT SEEKS APPROVAL OF A FINAL PLAT SUBDIVISION. WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission regarding the effect ofthe proposed subdivision upon the health, safety, atld welfare of the community ffild its Comprehensive Plan, as well as any concerns related to traffic, property valnes, light, air, danger of fire, and risk to public safety, in the surrounding area; and has held the required public hearing on this proposal on January 3, 2007. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning Commission: 1. The final plat substantially conforms to the approved preliminmy plat. 2. The final plat conforms with the requirements of Section 9.114. FURTHER, BE IT RESOLVED, that the attached condition, plans, maps, and other information shall become pati ofthis subdivision approval. CONDITIONS: 1. The applicant shall pay a park dedication fee in the amount of $26,890 at the time of final plat approval. 2. The developer shall obtain a storm water permit from the Rice Creek Watershed District prior to obtaining a demolition permit fr0111 the City. 3. All conditions set forth in the City of Columbia Heights' subdivision ordinance shall be met per Code Section 9.114. Resolution No. 2007-XX Page 2 Passed this _ day of January 2007 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretary Approval is contingent upon execution and return of this document to the City Planning Office. I have read and agree to the conditions ofthis resolution as outlined above. Dm'yl Gemar Date RESOLUTION NO. 2007-XX RESOLUTION AI>PROVING A CONDITIONAL USE PERMIT FOR I>RATT ORDWAY,LLC WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2007-0101) has been submitted by Pratt Ordway, LLC to the City Council requesting a conditional use permit from the City of Columbia Heights at the following site: ADDRESS: LotNorthof2l01-37lh Avenue LEGAL DESCRIPTION: Lot 1, Block 1, Hmi Lake Addition. THE APPLICANT SEEKS TI-lE FOLLOWING PERMIT: A Conditional Use Permit per Code Section 9.109 (G)(3)(i), to allow an addition to a senior living facility in the R-3, Limited Multiple-Family Residential District, and a Montessori School per Code Section 9.109 (G)(3)(h). WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on January 3, 2006; WHEREAS, the City Council has considered the advice and recommendations of the Plmming Conunission regarding the effect ofthe proposed conditional use permit upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the surrounding areas; and NOW, THEREFORE, BE IT RESOLVED by the City Council ofthe City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning Commission: 1. The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. 2. The use is in harmony with the general purpose and intent of the Comprehensive Plan. 3. The use will not impose hazards or distributing influences on neighboring properties. 4. The use will not substantially diminish the use of property in the immediate vicinity. 5. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character ofthe surrounding area. 6. The use and property upon which the use is located are adequately served by essential public Resolution No. 2007-XXX Page 2 facilities and services. 7. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. 8. The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. 9. The use complies with all other applicable regulations for the district in which it is located. FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall become pmi ofthis permit mld approval; and in granting this permit the city and the applicant agree that this permit shall become null and void if the project has not been completed within one (]) calendar veal' after the approval date, subject to petition for renewal of the permit. CONDITIONS ATTACHED: 1. All required state and local codes will be met and in full compliance. 2. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. 3. The City shall be informed of any change in ownership or occupancy of the Little Voyagers Montessori School to ensure the acceptability of the new use in the R-3 District. Passed this _ day of Janumy, 2007 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary 1. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretmy Resolution No. 2007-XXX Page 3 Approval is contingent upon execution and return of this document to the City Planning Office. r have read and agree to the conditions ofthis resolution as outlined above. Date Daryl Gemar RESOLUTION NO. 2007-XX RESOLUTION APPROVING A VARIANCE FROM CERTAIN CONDITIONS OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE FOR PRATT ORDWAY, LLC WHEREAS, a proposal (Case # 2007-0101) has been snbmitted by Pratt Ordway, LLC to the City Council requesting a varimlce from the City of Columbia Heights Zoning Codc at the following site: ADDRESS: Lot North of2101 - 37'h Avenue LEGAL DESCRIPTION: Lot 1, Block 1, Hart Lake Addition. THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 2-foot parking stall length variance per Code Section 9.1 06 (L)(7)(a). WHEREAS, the Planning Commission has held a public hearing as required by the City Zoning Code on January 3, 2007; WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission regarding the effect of the proposed variance upon the health, safety, ffild welfare ofthe community and its Comprehensive Plan, as well as any concern related to traffic, property values, light, air, danger of fire, and risk to public safety, in the surrounding area; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights that the City Council accepts and adopts the following findings of the Planning Commission: I. Because of the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel ofland involved, where strict adherence to the provisions of this Ordinance would cause undue hardship. 2. The conditions upon which the variance is based are unique to the specific parcel ofland involved and me generally not applicable to other propeliies within the same zoning classification. 3. The difficulty or hardship is caused by the provisions of this Ordinance and has not been created by any person currently having legal interest in the property. 4. The granting of the variance is in harmony with the general purpose and intent of the Comprehensive Plan. 5. The granting of the variance will not be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development or value of propeliy or improvements in the vicinity. Resolution No. 2007-XX Page 2 FURTHER, BE IT RESOLVED, that the attached plans, maps, and other information shall become part of this variance and approval; and in granting this variance the city and the applicant agree that this variance shall become null and void ifthe project has not been completed within one (1) calendar year after the approval date, subject to petition for renewal of the permit. Passed this _ day of January, 2007 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretary Approval is contingent upon execution and return of this documcnt to the City Planning Office. I have read and agree to the conditions of this resolution as outlined above. Daryl Gemar Date RESOLUTION NO. 2007-XX RESOLUTION APPROVING A V AlliANCE FROM CERTAIN CONDITIONS OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE FOR PRATT ORDWAY, LLC WHEREAS, a proposal (Case # 2007-0101) has been submitted by Pratt Ordway, LLC to the City Council requesting a variance from the City of Columbia Heights Zoning Code at the following site: ADDRESS: Lot North of2101 - 37'h Avenue LEGAL DESCRIPTION: Lot 1, Block 1, Hart Lake Addition. THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 19-foot front yard setback variance for hard surface parking per Code Section 9.109 (C). WHEREAS, the Planning Commission has held a public hearing as required by the City Zoning Code on January 3, 2007; WHEREAS, the City Council has considered the advice and recommendations of the Planning Conmlission regarding the effect ofthe proposed variance upon the health, safety, and welfare ofthe commnnity and its Comprehensive Plan, as well as any concern related to traffic, property values, light, air, danger of fire, and risk to public safety, in the surrounding area; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights that the City Council accepts and adopts the following findings of the Plmming Commission: 1. Because of the pmiicular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel ofland involved, where strict adherence to the provisions of this Ordinance would cause undue hardship. 2. The conditions upon which the variance is based are unique to the specific parcel oflmld involved and are generally not applicable to other properties within the same zoning classification. 3. The difficulty or hardship is caused by the provisions of this OrdinmlCe and has not been created by any person currently having legal interest in the property. 4. The granting of the variance is in harmony with the general purpose and intent of the Comprehensive Plan. 5. The granting of the variance will not be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development 01' value of property or improvements in the vicinity. Resolution No. 2007-XX Page 2 FURTHER, BE IT RESOLVED, that the attached plans, maps, and other information shall become part of this variance and approval; and in granting this variance the city and the applicant agree that this variance shall become null and void if the project has not been completed within one (1) calendar year after the approval date, subject to petition for renewal of the permit. Passed this _ day of January, 2007 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretmy Approval is contingent upon execution and return ofthis document to the City Planning Office. I have read and agree to the conditions of this resolution as outlined above. Daryl Gemar Date 2101 - 37th Avenue j~"'.= '''il ""iJ';oj 1-,"':jr'''1j~l~'' """"rocl"~".I~." (VlATE<RW ~"'.,,~" 1!11!1~'" ~~ "".." 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'" d'" ,.,,- ""',. ~ -" 39TH AVE >7", 39 AVE~ ~' '" "" 0 ',"" ;0=0' ""m '''' ..''''O'~'',~' LI, 'il-~ ,...1,1;1.1,1,1- ~,I,ii;;' ." ",::;;' ;} +,;.... 4t; -t~; ~ i r;...- "" "" "". !! ."" ~ ~~ ~ ",.. "" ~ ",,"''' ~.~<"!' "i:z ~ ,"'" ~ ~ ~:~ ~ ..~ ." ........ ,," ,."" ~". ~~ 'It., i' ~ "" "" >"'~ ..." "" ::: ' ~ ~ .::. .,;- .' :::: '~~ ~~ ::: "".,,~' :: lio. 1~?, ' ~~ ,S -l>"\. "" "'" =''''~ ~~ un ,,,.. ~~~.~ ~ '" . '" . ,,," ""1--':'- ,'" H:ii ~ = ,,,. ~;I ~~~','~ ..,,<1. ,:;./ "q r-=-~ ,'" ".. ~+,m H*~ :::: :::~ ~-- :;""A.C'" " ""." ";" . ":' ,I",:'. ,," "',',,,," f"'-h-."". -... .,.,., ,,~ /!!fZ.,Y~.-;~ ""~'''j~ "" " ij ~ ~ - ~ jj R T ~ ,," ----,;iI ''''' I ~ l~ ~I ~.; ,," ~Ig:/~'l ~ <t ~';'~I J ,'" ~ "" N wLi~E "r' s Location Map / ) ( / II / ,l/ / / ill i I /, ,-- ,( // ;' '/ '-, ' " December 8, 2006 To the City of Columbia Heights: Enclosed please find an information packet for a proposed development in the City of Columbia Heights. We would just like to take a moment to express our appreciation to the Columbia Heights City staff for assisting us in our information gathering efforts and to the City Council for your willingness to consider our proposal. We at CLP Development and Comforts of Home feel that our concept plan can add not only value to the city, but amenities to the surrounding community as well. As you will see, our development is built around a senior community in which various ,types of senior housing are available and all levels of care ~ervice are provided to a growing and truly underserved group of people not only in our community, but those that surround us. CLP Development and Comforts of Home currently operate assisted living communities in Hugo and Blaine with communities in Champlin, North Branch, Lino Lakes, White Bear Lake, and Maplewood in development. We also own and operate nine communities in Wisconsin with more under development. We feel that our track record in development, ownership and operation of senior communities support our ability to provide such a community to the city of Columbia Heights. Our development partners are of the highest caliber and we feel very strongly that our development can be very successful and truly an asset to the city and surrounding community. Ownership and operations will be locally owned and managed, which will benefit the local economy. We at CLP Development look forward to working with the city to provide the finest senior community in the Twin Cities. . .' ,.','-" ' - , .' " '.",",:,,,,,.,'.' .' . , -' '" . -"' ' - , ' ' . . . -. : ~:. - . :..,'. . '.'. . .' . , i ~ -, - '. \ : ,.,- I:.. , ' .' '-~, ' I' ." I; .. . I' I. ,. ':. -- " ',1, .--' I" .':' \: '.: " ' ~. \),... . F' '. f' I> ., \ . I. . f, "0 I.,. ........ I . . I> ..... ',' " '1 ~- - ..-' " -'. ;". ' '. -.- ,. _.- ., - - . - - "".>-" \'. " i'V'''.- . -, -:-, ." -',. -:..'/"' .. , ,',.; / . . ','.1 '. ! 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[ 0AANA(i& mJ fOlW 11'1 ~ ___7 I '6 \ -~~.-lITLITY,,~ R~M 1 \ ' X~:.~ 17 ~I i \\\ ~ S U " " Ii i \ ^..+- \ " l____________________________1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ <:-\- - - - - - - - - 3O!lM (r1;,AS) ZD (PLAf) - - - - - - - --:'1 \ , \ 0' I \ ~~ j . I~:.{\\ & '" l '0\ \~ <':0 ~ ':).~ \~... C .~ .~\~..~ 1- . \ \ -----~----------------- \ , . [~~mJ \ d_1;:!~:~~~------ --~-"::----nJ~ 5893917 W 267.69 ""DAANM'l! ND_...~ - --fo:r.9il \UTUTY fA5m:Nt "'S:-~~~~~~~--: - - S85'.f9'OO'W --_.)' !!; > . !\~:-_--69.2J -~~ ~/'" 1/; ~ ~~tI) II NI!5'47'.j6"E "" i;.~ .~~ ' R' "'l"i I I ~ I ~~:!i~ - - - - - _'~'U;~_10~~TL - - - - ii! ~g 1"8 ~i I -{ J ~ ,,, ~J -: ~ , ' : L?~:~~~ i, ~-~ - -- ------------ - ---------- Q_\ :& 6. 3 -~~~~~ \ LJ 889080 18"Y! ~ '27'1.60 (PlAT) ~,. Sf CORNI'R Of' SEC. 36 .... /" ~ l;ig fOlW sro~~ MO~NT; .4- ,~_ SOtlHl lNfi Of ne Sf< 1/4 Of I' ~ SB9'30'IB"W 0"""'" __ \ --1_ 1)-(, $,," I/~ Of Sl<C. 36_ _ _ ~ _ __ _ ~7~2I- yI-~ _ ~ '" '" ,~: Vf:.~"'/Uf~- ..VO/(,Th' ::~,~::;.' 0"""'" 0"""'" 0"""'" ,/ ,/ ,/ ,/ <, .. S' HART LAKE ADDITION CITY OF COLUMBIA HEIGHTS COUNTY OF ANOKA SEe. 36, TWP. 30 N, RNG. 24 W J~~2NC>> ~~~ RL.9 ,1400q '" .- 'OO~ h~\'t.~ '!J.'t'\'N'". 'i:..l/o-..:t~ o~r:p 't~~ ,;' 'I' \I> ~ ,.. KNOW ALL PERSONS BY THESE PRESENTS: Pratt-Ordway, LLC, a Minnesota Limited liability Company, owner of the following described property situated In the County of Anoka, State of Minnesota, to wit: Of-;, ':'\ \;~;, ..' ~ ~ F:ip :-~~~ ~oi....~ t.Q)ll)'T .,,, '. ~1I~(e <I~~~ " ..., " ~ LOTS 13 THROUGH 17, BLOCK 2, WALTON'S SUNNY ACRES 2ND ADDITION, ANOKA COUNlY, MINNESOTA. S89"80'10"W 800,80 Has caused the same to be surveyed and platted as HART LAKE ADDITION and does hereby donate and dedicate to the public for public use forever the easements for drainage and utility purposes only as shown on this plat .~~~~..... In witness whereof said pratt-Ordway, a Minnesota LImited LIability Company, has caused these presents to be signed by Its proper offlcer this _________ day of ______________, 2007. Pratt.Ordway, LLC. STATE OF ________________ COUNlY OF ____w__________ The foregoing Instrument was acknowledged before me this _______ day of ______________, 2007, by ___________________ as ______________________of Pratt-Ordway, LLC, a Minnesota Limited Liability Company, on behalf of the company. !J .. " " " . ~ Notary Public ____________ County, Minnesota My Commission ExpireL_____________ .9 ,t: " " .. .. I hereby certify that I have surveyed and platted the property described on this plat as HART LAKE ADDITION; that this plat Is a correct representation of the survey; that all distances are correctly shown on the plat in feet and hundredths of a foot; that all monuments have been correctly placed In the ground as shown or will be placed in the ground as designated; that the outside boundary lines are correctly designated on said plat; and that there are no wet lands as defined in Minnesota Statutes 505,02 Subd, 1, or public highways to be designated other than as shown on said plat. f'> .. "", ci~ :;;l> ~ Daniel L. Thurmes, Land Surveyor, Minnesota License No. 25718 '" ,I. STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing Surveyor's Certificate was acknowledged before me this _________ day of ___________w_______, 200___, by Daniel L Thurmes, Land Surveyor, Notary Public, Dakota County, Minnesota My Commission Expires January 31, 2010 ~~Oo CllY COUNCIL OF THE CITY OF COLUMBIA HEIGHTS This plat of HART LAKE ADDITION was approved by the City Council of the City of Columbia Heights, Minnesota at a regular meeting thereof held this _________day oL___________________, 200____. If applicable the written comments and recommendations of the commissioner of tmnsportatlon and the county highway engineer have been received by the city or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minnesota Statutes, Section 505.03, Subdivision 2. 11 " " , ..... , " " " " , , , " '" .~ .~ , , , " " By ______________________________, Mayor By ______________________________, Clerk ANOKA COUNlY SURVEYOR This plat has been approved this _______ day of ______________, 200___. ~ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ,/ ---- . ORAINAGEAND UTILITY EA5EMENTS ARE SHOWN AS THUS: By _______________________________________________ LarryD. Hoium Anoka County Surveyor SCALE IN FEET o 40 80 rv-L.J ".~h;;~?J\j44'49.. L=7.60 -------- T=5.50--- o . NORTl-1 SCALE: 1 INCH - 40 FEET '-1 10 5-r __1nJ ,- L__[~O_ o . . OENOTES fOUNO 112 INCH IRON MONUMENT MARKEO AS SHOWN o OENOTES SET 1/2lNCH IRON MONUMENT ALL MONUMENTS REQUIRED BY MINNESOTA STATUTE, ANO NOT SHOWN ON THIS PLAT, Will BE SET WITHIN ONE YEAR Of THE RECOROING DATE OFTHIS PLAT, ANO SHALL BE EVlOENCEOBYA 1/2 INCH BY lBINCll IRON PIPE MARKEOR.L.S. 2S718. BEfNGSFEETINWIDTHANOADJOINING ALl WT LINES AND 10 FEET IN WIOTll ANO A010INING RIGHT OF WAYS, UNLESS OTHERWISE SHOWN ON THIS PLAT. + CORNERSTONE ---------------------------~ PLAT ~ DENOTES OISTANCE PER mE PLAT OF WALTON'S SUNNY ACRES 2ND ADDITION MEASESUREO R DENOTES DISTANCE MEASURED IN mE FiElD FORTIIEPURPOSESOFTlHSPLAT,THESOUTHUNEOFTHE sounlEAST QUARTER DF TIlE $OUTHEAST QUARTER OF SECTION 36, TOWNSHIP 30, RANGE 24, IS ASSUMEO TO BEAR S 89'30'10' W. LAND SURVEYING, INC f'LAN LEGEND s o ..- " -~- 960~-.-- ~ ~ o o o '" In C 1 5T 4 o c=J " < . · -i-- ~ . m . ti ill o g ;:;- ;:; 960 ~ ~ N o o ,h , . <;; ~ o ;e; g ~ . ::: . 6 o . , w PROPOSED EXISTING SANITARY SEWER AND MANHOLE STORM SEWER, MANHOLE, CATCH BASIN WATER MAIN, GATE VALVE, HmRANT FORCE MAIN UNDERGROUND TElEPHONE CABLE UNDERGROUND ELECTRIC CABLE UNDERGROUND CABLE TV UNDERGROUND fiBER OPTIC CABLE UNDERGROUND GAS MAIN OVERHEAD ELECTRIC CABLE FENCE INDEX CONTOURS INTERMEDIATE CONTOURS CONCRETE CURB AND GUTTER DECIDUOUS TREE CONIFEROUS TREE LIGHT POLE ELECTRIC MANHOLE TELEPHONE MANHOLE ELECTRIC PEDESTAL TELEPHONE PEDESTAL STREET SIGN CULVERT SOil BORINGS WOODED AREA SANITARY SEWER AND MANHOLE STORM SEWER. MANHOLE, CATCH BASIN WATER MAIN, HYDRANT, GATE VALVE CENTERLINE RIGHT-Of-WAY EASEMENTS SETBACKS SILT fENCE INDEX CONTOURS INTERMEDIATE CONTOURS >- ~ W (Ifo ~Ol-~ 0 o"- a: ~""S2~ I 0 O~~~ ~ ::15(1)0 -00<(00 . ~ AZW oD~Z ~ o~ Z "- ~m>:E HART LAKe ADDITION SITE IMfKOVEMENTS COLUMlSlA HEIGHTS, MINNESOTA , , , , . ". ,., , . ... .. c;;' '," < @~JrcJftJ~::; JLJt ' SITe LOCATION MAr NOT TO SCALE e COPYRIGHT 2004 HUMPHREY El;GINEERING INO. (flEI). Al.L RIGHTS RESEIWEO. lliESE OOCUMENTS ME /IN INSTRUMENT Of SERVlCES ANO ARE lliE PROPERTY Of' HElAND MAY NOT BE USED OR COPIEO WITHOUT PRIOR WRITIEN CONSENT. SHEET NO. CO.l Cl.1 Ct.2 C2.1 C2.2 C2.3 C3.1-C3,3 H~E ~ ~ -8" b . um 11 N ~; ii!J~ t . ~ 0 .: "I"H 0 ;KW g . , ~ · j, I ~ ~H)' I d !" ~ f! ENGINEEX HUMPHREY ENGINEERING INC. 2211 O'NEIL ROAD HUDSON, WI 54016 PHONE: 715.531.0525 FAX: 715.531.0520 0 N ~ , ~ q " ~ ~ 0 0 ~ . ~" E ii: - - 3 , 3:"", , r;AJ 'E 0 iP ~ ~ tl , ;> N '& , l!) :::qij -0 -g~r 0 .5 o 'l),...J: ""~ ~ , ~ E , "ij <<:I ;> " Z--'; " b~i 0 :5 - q ;:; - ~ N ~ " ;::, 5URVEYING CORNERSTONE LAND SURVEYING INC. SUITE #Bl00 200 E. CHESTNUT STREET SllLL WATER, MN 55082 PHONE 651.275.8969 FAX 651.275.8976 MUNICIF ALlTY CITY OF COLUMBIA HIEGHTS 590 40Tl-l AVE NE COLUMBIA HEIGHTS, MN 55421 (763) 706-3600 F A'k (763) 706-3601 z o f- D ~~ uJ~ '::1.:2 I~ ~ !~ ~ ~ <( i1J ~r::C ~ If) ~ o :J z f- ~ ILl ~ ILl r: :c ~ \f) r: ,,; ILl ~ ~ .-1 :3 " f- 8 . r= 5HEETINDEX SHEET CONTENT llTLE PAGE EXISllNG SITE REMOVAL PLAN UllLlTY PLAN GRADING PLAN EROSION CONTROL PLAN DETAILS REVISIONS: 081&: 00110.00.06 002 12.(18.00 - ,ubmllt&l F""I lotbn'itlal PROJEOTNO: 475-002 DRAWN BY: JDH ClmOl<EOIlY, JRR DATE: 10.06.06 SIlEETNO: CO.l ---- ,. I 8" BIOFIL TER UNDERDRAIN i PIPE, SEE GRADING PLAN FOR INVERT ELEVA TlONS. INSTALL CB 11107 48" DIAMETER , RIM ELEV, 247,50 %1 I __~ ~_n___ INV HEV. 242.98 ------ R-2561 CASTING ~! I I ?'! I 1- ~i I ~ : "/X I I .....-...., jI i GENERAL NOTES .~. .~. THE CURRENT EDITION OF THE MINNESOTA OEPARTMENT OF TRi\NSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" GOVERNS EXCEPT AS MODIFIED BY THE CiTY OF COLUr~81A HEIGHTS CODES, ORDINANCES, STANDARDS AND SPECIFICATIONS. INSTALL HYDRANT wi FINISH GROUND ELEV. 254.1 FURNISH, INSTALL, INSPECT, MAINTAIN AND REMOVE ALL NECESSARY TRAFFIC CONTROL SIGN~GE. ALL TRAFFIC CONTROL OEV1CESANO SlGNAGE SHALL CONFORM TO ALL LOCAL, COUNTY AND :nATE TRAFFIC CONTROL GUIDELINES, INCIDENTAL TO PROJECT. , THE EXISTING UTILITY INFORMATION SHOWN ON THESE DRAWINGS IS NOT GUARi\NTEED TO BE ACCURATE OR ALL INCLUSIVE. CONTACT GOPHER STATE ONE CALL (65J.454-OO02) FOR Tl-IE lOCATION OF AlL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, VAlVES, MANHOLES, OR OTHER CURlED STRUCTURES BEFORE DIGGING. REPAIR ANY OF Tl-IEAOOVE WHICH ARE REMCIVEO OR DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER THE EXACT LOGATION OF ALL UTfLITIES AND UTILITY CONNECTIONS MUST BE VERIFIED PRIDR.ra COMMENCING WORK. LOCATE, FIELD VERIFY AND PROTECT All EXISTING UTILlTlES AND TOPOGRAPHIC FEATURES PRIOR TO START OF SITE CONSTRUCTION. IMMEDIATELY NOTIFY Tt-E ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLAN. SECURE ALL NECESSARY PERMITS AND NOTIFY ALL UTILITY COMPANIES WITH UTILITIES ON SHE PRIOR TO THE CONSTRUCTION OF Tl-IE PROJECT. ADHERE TO All APPLICABLE lOCAL, STATE, AND/OR FEDERAL LAWS FOR Nf( COST INCURRED DUE TO THE DAMAGE OF SAID UTILITIES. EXISTING SURVEY AND TOPOGRAPHIC INFORMATION PROVIDED BY CORNERSTONE LAND SURVEYING INC. HUMPHREY ENGINEERING INC. IS NOT RESPONSIBLE FOR THE ACCURACY OF INFORMATION PROVIDED BY OTHERS. UTILITY NOTES " o " CONTRACTOR IS RESPONSI8LE FOR All HORIZONTAL ANDVERTlCAl CONTROL ONCE THE ALIGNMENT HAS 8EEN ESTABLISHED 8'0' THE SURVEYOR. ADDITIONAl COST FOR RESTAXlNG AND/OR REPLACING DAMAGED STAKES IS THE RESPONSIBILITY OF THE CONTRACTOR. ~ ~ . PROVIDE ANY AND ALL TESTING TO INCLUDE BUT NOT LIMITED TO SOIL COMPACTION TESTING, WATER MAIN PRESSURE, CONDUCTIVITY AND BACTERIA TESTING, SANITARY SEWER PRESSUftE AND MANDREL TESTING, CONCRETE CURB AND GUTTER SAMPLING AND TESTING TO OCCUR ~o LESS THAN EVERY 600' AND ADDITIONAL TESTING DEEMED NECESSARY BY THE CITY OR ENGlllEER WITH NO ADDITIONAl COMPENSATION, All EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, REMOVED UTILITY ITEMS AND OTHER UNSUITABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND S-tAll BE DISPOSED OF OFF THE CONsmUCTION SITE IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS, UNLESS OTHERWISE SPECIFIED. ~ CONNECT TO EXISTING 8" VCP SANITARY SEWER UTILIZING SADDLE WITH STAINLESS STEEL BANDS. INVERT ELEVATION AT CONNECTION 238.40 SHALL BE VERIFIED PRIOR TO CONNECTION. PROPOSED SPOT ElEVATIONS AND CONTOURS ME TO PROPOSED FINISHED GRADE, PAVEMENT OR TOP OF CURB, UNLESS OTl-lERWISE SPECIFIED. CARE MUST BE TAKEN DURING ALL CONSTRUCTION AND EXCAVATION ACTIVfTlES TO PROTECT ALL SURVEY MONUMENTS ANOIOR PROPERTY CORNERS. REPAIR ANY AND ALL DAMAGE TO EXISTING STRUCTURES AND SITE FEAlURES DUE TO CONSTRUCTION ACTIVITY. ~ All PROPOSED UTILITY CONSTRUCTION SHALL 8E COMPLETED USING APPROVED MATERIALS, METHODS OF PLACEMENT AND TESTING AS REQUIRED BY ALL GOVERNING SPECIFICATIONS. HYDRANTS lOCATED4' FROM BACK OF CURB. MAINTAIN 7.S' OF COVER OVER TOP OF ALL PROPOSED WATER MAIN. MEGALUGS SHALL BE USED ON All WATER MAIN FITTINGS. rNV ELE~~ 0 ENo' 24300 EXSA:lt\ INSTALL CB #123 RIM-2 0 30" DIAMETER INV~2J 14 RIM ELEV. 243.00 INY HEV. 240.19 \ R-4341A CASTING ,\ ~ 6' 12" RCf' ct.\\ 0 1.0 , CONSTRUCTlONMATER~S INSTALL !AH #116 30" DIAMETER RIM ElEV, 240.00 INV ELEV. 237.84 R-4341A CASTING ~ /M INSTALL MH #104 48" DIAMETER RIM ELEV. 247.80 INV ELEV, 241.81 R-1642 CASTING INSTALL MH 1122 48" DIAMETER RIM ELEV, 244.40 INV ELEV. 240.11 R-1642 CASTING SANITARY SEWER PIPE s.o.NlTARYSERVlCEI'lPE WATERMAlNI'lPE WATERSERV\CEI'lPE I-NDRANTLEADS ~-, &"SOR35PVC 6'SOR2&PVO S.OIP,CLASS52 6.01P,CLASS52 S'OlP,CLASS52 WATEROIJSPACERWB-ll1 w . > , i INSTAll CB #103 48" DIAMETER RIM ElEV. 244.64 INV ELEV. 241.37 R-3067V CASTING e ff INSTALL MH #115 48" DIAMETER RIM ELEV. 241.00 INV ElEV. 237.76 R-1642 CASTING INSTALL MH #121 48" DIAMETER RIM ELEV. 245.30 INV ELEV. 239.63 R-1642 CASTING 26' Hi",iRCP CLII\" 0 0 " II g.~c 4279_ j J INV~ 3949 -<<-rx--;;;- ---<:~i5~ ' m~~m:~: I ncp ~.I /-~?fC INSTALL MH #101 48" DIAMETER RIM ELEV. 243.10 INV ELEV. 240.09 R-1642 CASTING ~ ,~~-"> INSTALL Mil #102 48" DIAMETER RIM ElEV. 245.40 !NV ELEV. 240.71 (N&W) INV ElEV. 240.94 (S) R-1642 CASTING N ,z. X ,; ~ n " N INSTALl MH #117 48" DIAMETER RIM ElEV. 241.00 INV ELEV. 237.98 R-1642 CASTING I L ill g '- N ;:, " 01.0% ~ ~ N o o , ~ N . i o ./ N o o , ~ N . ,;; m . ~ o . ./ ';'j ,.. q. ,.- INSTALL CB #109 48~ OJAMETER RIM ELEV. 251.50 INV ELEV, 248.50 R-2561 CASTING " " ( 8" BIOFIlTER UNDERORAIN PIPE. SEE GRADING PLAN FOR INVERT ElEVAllONS. " " ;;- ~ q ~ -) " m " / j:;: m X u , , / , L~8~ INSTALL MH #108 48" DIAMETER RIM ELEV. 251.90 INV ELEV. 245.90 (N) INV ELEV, 244,00 (W) R-1642 CASTING 1.2.V9t'~~Pl#fI _=--..:_ ~ ~- '~r ,,_.. "',,,,,,,'"'' :J--- ~ OURRiEO'tL.CAHLE {PERI'IANl , 124' 10" RCf' CLm 00.42% __OENCH~;RK TNH_246.11 CONNECT TO EXISTING 10" WATER MAIN. ASBUILTS INDICATE A 10"XIO" TEE WAS INSTALLED AT THE CONNECllON POINT W1ll-1 THE RUN TO NORll-I AND BRANCH TO WEST. INSTAll A 10"X8" REDUCER TO TEE AND 8" GAVE VALVE IMMEDIATELY AFTER, INSTALL MH #118 48" DIAMETER RIM ELEV. 242.90 INY ELEV. 238.14 R-1642 CASTING 37TH AVENUE NORTH EAST INSTALL MH #119 48" OIAMETER RIM ELEV, 242.10 INV ElEV. 238.66 R-1642 CASTING CONSTRUCT MANHOLE OVER EXISTING 18~ PIPE ----~~, /-~~ rt ._--~ r' ~~-~ GOPHER STATE ONE CALL SYSTEM 651.454.0002 (l COPYRIGIlHOO4 HUMPIlREY ENGINEERING (NO.IIIEI) ALL RIGltTS RESERVEO. THESE DOCIJMENTS ARE AN INsmUMENT OF SERVICES AND ARF.1I1E PROPERTY OF HE! AAD MAY NOT BE USEIHlR COPIETl Wl1l1OVT PRIOR WlUT1EN CONSENT. 17 SCAlE: " " ~ ~ <fio ~ :'jglj;;:: 0 ,,~S2tll ~ ffi 0 O~~;:!: g ~ ::15000 ~~:tf3 ~ ~ oozz ~ o~~~ D- ~ro>~ ~~b~ ~ il!ls .,~~~i ~ ~. . .CD~ oS t ~~~.g,:;: ~ <>. ..,!fi'O " ~~'.U c !UI~ g ~~ ~ , -'l :g flih.i <D 0 I d =~v1! f ~ . , " c c , 0:: , , o iP , <fJ ." c .5 , , " " c .., oJ o N ~ ~ 0 ? ~ 1/"\"" E 3=t;:~ c"..f.\: ~. tl -q 0 ~ :l N'bi) ~q~ -q&::iP ~~J: e:.::~ ~ 1j~...E 6a~ o N ~ N ~ '" "- z o I- D D <(~ tLJ~ '::1.:2 ~i1J 9 ! ~ ~~ ~ ~ <( ;;:j II: ~ ~ o :J z ~ Z ~ S G IL. ~ ~ " ~ ::J ::i ~_ :3 " f- 8 ~ :] REVISIONS: No: Oalo: 00110.oe.os 002 12.os.00 ~ - ~,- " PROJECT NO: 475-002 DAAYmIlY: JDH CHECKEDIIY: JRR OATE: 10.06.06 SHEETNO: C2.1 GENERAL NOTES THE CURRENT EDlTION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION 'STANDARD SPECIFICATIONS FOR CONSTRUCTION" GOVERNS EXCEPT AS MODIFIED BY Tl-IE CITY OF COLUMBIA HEIGHTS CODES, ORDINANCES, STANDARDS AND SPECIFICATIONS. fURNISH, INSTALL, INSPECT, MAINTAIN AND REMOVE AlL NECESSARY TlWflC CONTROL SIGNAGE. ALL TIWFIC CONTROL DEVICES AND SIONAGE SHALL CONFORM TOAlL lOCAL, COUNTY AND STATE TlWflC CONTROL GUIDELINES, INCIDENTAl TO PROJECT. THE EXISTING UTILITY INfORMATION SHOWN ON THESE DRAWINGS IS NOT GUARANTEED TO BE ACCURATE OR AlL INCLUSIVE. CONTACT GOPHER STATE ONE CAlL (651-454-0002) FOR THE LOCATION OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, VALVES, MANHOLES, OR OlliER BURIED STRUCTURES BEFORE DIGGING. REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSTRUCTION AT NO COSTTO THE OWNER THE EXACT LOCATION OF ALL UTILITIES AND UTILITY CONNECTIONS MUST BE VERIFIED PRIOR TO COMMENCING WORK. LOCATE, FIELD VERIFY AND PROTECT AU. EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO START OF SITE CONSTRUCTION. IMMEDIATELY NOTIFY THE ENGINEER OF MY DISCREPANCIES OR VARIATIONS fROM THE PlAN. SECURE AlL NECESSARY PERMITS AND NOTIFY ALL UTILITY COMPANIES WITH UTIUTlES ON SITE PRIOR TO THE CONSTRUCTION OF Tl-IE PROJECT. ADHERE TO ALL APPLICABLE LOCAL, STATE, AND/OR fEDERAL LAWS FOR ANY COST INCURRED DUE TO THE DAMAGE OF SAID UTILITIES. EXISTING SURVEY AND TOPOGRAPHIC INFORMATION PROViDED BYCORNERSTONE lAND SURVEYING INC. HUMPHREY ENGINEERING INC. IS NOT RESPONSIBLE fOR THE ACCURACY OF INFORMATION PROVIDED BY OTHERS. GRADING NOTES USE ONLY SUITABLE MATERIAL AS APPROVED BY THE ENGINEER FOR BUILDING PAD AND STREET CONSTRUCTION. REMOVE UNSUITABLE AND UNSTABLE MATERIALS INCLUDING BUT NOT LIMITED TO TOPSOIL, ORGANIC MATERIAL, AND DEBRIS FROM THE BUILDING PAD AND STREET AREAS. COMPACT THE UPPER 3 FEET OF EMBANKMENT IN THE STREET TO 100% OF THE STANDARD PROCTOR DENSITY. COMPACT STREET EMBANKMENTS BELOW THE UPPER 3 FEET AND BUILDING FOUNDATIONS TO NO LESS THAN 95% Of THE STANDARD PROCTOR DENSITY. BACKFILL ALL BELOW GRADE EXCAVATIONS IMMEDIATELY UPON REMOVAL OF Tl-IE UNSUITABLE SOILS. BACKFILL EXCAVATIONS ADJACENT TO EXISTING PAVEMENTS PROMPTlY TO AVOID UNDERMINING OF THE EXISTING PAVEMENT. SALVAGE AND PROVIDE A MINIMUM DEPTl-I OF 6-INCHES OF TOPSOIL TO ALL AREAS DISTURBED BY CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAl CONTROl ONCE THE ALIGNMENT HAS BEEN ESTABLISHED BYTHE SURVEYOR. ADDITIONAL COST FOR RESTAKING AND/OR REPLACING DAMAGED STAKES IS THE RESPONSIBILITY OF THE CONTRACTOR. PROViDE ALL SOIL TESTING AT INTERVAlS NO LESS THAN EVERY 500' AND ADDITIONAL TESTING DEEMED NECESSARY BY CITY STAFf, GEOTECHNICAL ENGINEER OR PROJECT ENGINEER WITH NO ADDITIONAl COMPENSATION. THE SPECIFIED DENSITY METHOD OF COMPACTION IS REQUIRED FOR ALL PORTIONS OF PERMANENT CONSTRUCTION. STANDARO COMPACTION IS REQUIRED FOR ANY TEMPORARY CONSmUCTION. DISPOSE OF ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE rTEMS, REMOVED UTILITY ITEMS AND OTHER UNSUITABLE MATERIALS OFF THE CONSTRUCTION SITE IN ACCORDANCE WITH ALL APPLICABLE LAWSAND REGULATIONS, UNLESS OTl-lERWISE SPECIFIED. PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO FINISHED GRADE, PAVEMENT SURFACE OR TO? OF CURB, UNLESS OTHERWISE SPECIFIED. NOTIFY THE CITY OF CITY OF COLUMBIA HEIGHTS, PUBLIC WORKS DEPARTMENT, 48 HOURS IN ADVANCE OF WORKING WITHIN THE RIGHT OF WAY. CITY INSPECTORS MUST OBSERVE ALL WORK COMPLETED, INCLUDING Tl-IE REMOVAL OF EXISTING CURB & GUTTER, EXCAVATION OF TRENCHES, PLACEMENT OF STORM DRAIN,CONNECTlONS TO EXISTING UTILITY LINES, BACKFILLING AND REPLACEMENT OF BITUMINOUS PAVEMENT AND/OR CONCRETE CURB AND GUTTER. COMPLETE All PROPOSED STREET CONSTRUCTION USING APPROVED MATERIALS, METHODS OF PLACEMENT AND TESTING AS REQUIRED BY ALL GOVERNING SPECIFICATIONS. N " c " ;ij ~ . ~ , , , :1 " ~ ci o o , . , " / ~ u 8 o , . , . / ~ . , o ~ / W CARE MUST BE TAKEN DURING CONSTRUCTION AND EXCAVATION TO PROTECT AlL SURVEY MONUMENTS AND/OR PROPERTY IRONS ON AND ADJACENT TO THIS SITE. REPAIR ALL DAMAGE TO EXISTING FACILITIES RESULTING fROM CONSTRUCTION ACTIVITIES AT NO COST TO THE OWNER. PROVIDE A SMOOTH AND THOROUGH TRANSlTlON BETWEEN PROPOSED SITE GRADES AND DRAINAGE WAYS AND EXISTING SURROUNDING SITE GRADES AND DRAINAGE WAYS. RlPRAP SHALL BE 050" 12', UNLESS OTl-lERWISE SPECIFIED. AlL CURB AND GUTTER SHALL BE CONCRETE B612, UNLESS OTHERWISE SPECIFIED. SEE DETAIL. WRITTEN DIMENSIONS PREVAIL OVER SCALED DIMENSIONS. EXISTING SURVEY 1'VERTICAl CONTOUR INTERVAL, CITY OF MINNEAPOLIS VERTICAL DATUM. VARIABLE CONTOUR INTERVAL FOR PROPOSED GRADING. CONTRACTOR TO ENSURE THAT LAND DISTURBANCE DOES NOT OCCUR OUTSIDE GRADING LIMITS. GOPHER STATE ONE CALL SYSTEM 651.454.0002 , I / / / / - - - ! . . . .:. - -=- _.:. ---:--~~~--:_~'~~~___-_:25s:::--'-::-:_._:'!~~::-:~~< ...'J.~---- ~~, " ,/ 251.5 ~ ' , , ------n-n----i j / 21;;." ~: I: ' ~ --... .-<' MATCH EXISTING C&G .-<' / BIOFIL TER #1 BOTTOM ELEV, 251.5 TOP ELEV. 252.5 , , , , ,': ~, - i X25. I~ '-tz H1III..: 2UO '., " nil.. / INSTALL 8612 C&G TO WITH FLDWlJNE AT PROPERTY UNE. POND 1 DETAIL '.'/- ~1~~'0' '" <, , , , :1 ~ / / \ ~--~ r=='=j=-- INVERT ..._ .~""'_.".-. POND 2 DETNL HART LAKE NWL 239.70 lOOYR HWL 240.50 . ." BOIFIL TER #2 lI\'NlT TTOM ELEV. 248,0 -------!- -TOP ELEV, 249,5 I ~----2sO-- fi" .'NDERDRAIN MUST BE ERFORATED THROUGH THE IOFILrER AREA ONLY. ALL Dt~ AREAS SHALL BE ON.PERfORATED PIPE. 251. .63- IN'VEAT2<<.7 CONSTRUCT WOOD POND SKIMMER. SEE DETAIL SHEET C3.1 - 2i%;OPOSEU-RETAIL..._ BUILDING _ 11,050 SF -. - -. --249_!'F~ 248.0 ----.---. STALL 8612 C&G TO Vt1TI-l OWIJNE AT PROPERTY UNE, -lff- ~ wa SEDIMENTATION POND //2 N'M.. 240.0, 100>," HWI... 240.62 , " =-=-=-- -218___ 7-",,' '17:Br-- 47.95 47.82 GRADING --;141_ _ -I G -~ G " =-cg ,,_____2H_ BJRP.:~d'~EL, CABLE.....) (I'E'< PLA") I I I 37TH AVENUE NORTH EAST , \ \ \ , 't '( / ~)) , ,7"' .~,- =-- "'" ~..~'~,~ ~.~ f"~~"1;>. ~ ~-- OCOPYRIGHT 2004 HUMPHREY ENGINEERING INC. (HliQ. ALL RIGHTS RESERVEO. TIIESE DOCUMENTS ARE AN INSTRUMENT OF SERVlCESAAO ME THE PROPERTY OF H~IMO IMV NOTBE USED OIl COPlS) WITHOUT PRIOR WRlTTEH COHS~HT. ~ ~ Wo 3: ::5g~~ 0 ~......~:R a:: ~ 0 o~w" , :J5~b ~ ~ -(/)<(1) 0 ~ .zW ~ 00 z ~ o~~~ 0.. ~oo>::2: g~iE ;! B~'" ~ . 'E.::<Il'g.l'l t N ~~~:;i ~, ~~~~~ z > 1 .iE ~::;; 12 ~B1!:cIlo '" 6~ ~~~ 0 IUi~ 1 ~ ! a > ni]j I & I ~ 0 N ~ , ~ q " ~ ~ 0 0 ~ , ~ .; , 0:: 3' "- 8 , , -J ~ , ~ . 'ij iP , --0 0 ~ , t ~ .~ <J) q " ~ ~~~ 0 "j o ~...J: ""~ ~ , ~ , , = <<:l :1 ~ z--"; 0 0;;(1 j - q ;; ~ N ~ .; "- z 0 I- D ~ ~ i'2 lLJ z ~ Z ILJ z :5 ':l. ~ z ILJ " ~~ > ~ (L. 9 J:: IJ <:J iJ Z !~ "- J:: ~ ,,; ~~ '" ~<r: ILJ ~ 13: f- :3 \Ij 8 rlJ REVISIONS: -"""- 00110,06.0(> OOl1203.06 '00r\0 "ubnOt!al I'O\0118U>millal PROJEClNo, 475..002 OMWNBY, JOH CHECKEOlIY: JRR DATE: 10.06.06 SHEET NO: C2.2 BIOFfL TER #1 BIOFIL TER #2 252.5 251.5 249.0 248.2 249.5 248.0 245.5 244.7 1" TO 1 1/2" DIAMETER FILTER AGGREGATE (EXCLUDING LIMESTONE) NOTE: TREATED LUMBER PLANKS TO BE BOLTED TO 6" X 6" POSTS. BOLTS SHALL BE GALVANIZED 3/8" DIA WITH WASHERS AND NUTS (TYP). INSTALL ENDS OF WEIR A MINIMUM OF 2' INTO BANK ~ W (ffo :?: 301-~ 0 oJ:~ Cl: ;:~!212 ~ OWW<( ~ ::l!::J:1- ~ -~~g 0 ;: _;!w ~ ~ oO~Z ~ ffi~ ~ 0. MID>:2 UNDISlURBED, UNCOMPAClEO INSllU SOIL A B C o A ~ ()~b ~~~ A rt,? L,\~ .0 .04 , 6" TREATED SQUARE POST g'~~~ ~ 'Iv, . i~m I~ :;. . Ji ~5o,::l t . ill' H~U '" c ~ "'~j~ '1 w H& , q pjl~ w , q 0 _g-o~ ! r ! M B J"SHREDDEDBARKMULCH (MnDOT TYPE 6) PLANl1NG MEDIUM DEPlH 30" WllH A WELL BLENDED MIXlURE (BY VOLUME): 50-60" HOMOGENOUS CONSTRUCTION SAND 20~30" ORGANIC lEAF COMPOST 20-JO% NATI'IC TOPSOIL NON-WO'ICN GEOlEXllLE (MnDOT TYPE 1) OVER GRAVEL BLANKET - EXlENOING 2' FROM UNDERORAIN PIPE SIDES. UNDERORAIN GRA'lCL BLANKET 1-1.5" DOUBLE WASHED STONE OR X"-M" WASHED RIVER RUN PEA GRA'lCl C D lJlRECllON OF R.OW BOLl 4 CU YARDS CLASS 3 RIPRAP 8" PERFORAlEO UNOERDRAIN OUTLET PIPE PLANTING MAlERIAl NOlES: CONSTRUCTION SAND SHAll BE CLEAN ANO FREE FROM DELElRJOUS MAlERIAL AASHTO M-6 OR ASlM C-JJ WITH 0.02" TO 0.04" GRAIN SIZE. TOPSOlL SHALL OE SANDY LOAM. lOAMY SAND OR lOAM lEXlURE PER USDA lEXlURAl TRIANGlE WITH LESS lHAN 5% CLAY COHlENT. ORGANIC LEAF COMPOST SHALL BE Mn/oOT GRADE 2. 4' MAX-l PLAN VIEW (NOT TO SCALE) , o c c , 0:. , , o ;p , <0 -0 c , _~' o...J \";; . , 0 o "'-'. C ,,', .~ " c r' U "'c...':" o N ~ '" q n: ~ v\ E 3' ;;. ~ c:" ro ~ g'q -g 2 'fu ~ q ij -og::[> ro~~ ~~ ~ "ij ~..l 5al q N ~ N ~ '" '- BIOFIL TER DETAIL NO SCALE ;;; ~ W I r o > !". 2" X 12" TREATED LUMBER PLANKS (12" MINIMUM THICKNESS) .' " ~ " o ~ w ~ " o : .:" ." . :~l'::-":'"''':-''-:::.-': MIC.'.;-:-.-~~: :~--;:'-:""-;:'::':-::'~'.--:---1r:, ;;; ~ ~ o > !". 4J41-A CASTING PONO NWI. TOE GEOlEXTILE FABRIC INTO UNDISTURBEO SOIL I-""Ny" ,. OUTLET PIPE z o f- a ~~ uJ~ y"2 IS ~ ~ f- ~ wCl(- ~<(uJ ~ f-- ~:c - . tJ) ~ o :J z z '" ~ ~ ~ " <( " .. I- ~p uJ Sma n' ~ " o ~ w ~ " o 27"0IA. " "'.."'" o ro 5' INSTALL POSTS TO MINIMUM DEPTH OF 5' BELOW NIIt ,; . ~ ~ ~ {lAAAGEf1.00REl.._2H.83 ........-....................,.... !~ , i~ it; '" i~ EL~244.8J r12', r12" -12"::1 5'1 'lI _h. , T.C. EL~2H.5lI p " .... . V/A~g" 1 . .'Z"-.~ EL244.63 ...:~~... ..................._.~ g ~ , ;:, m>ru 10- ;". SKIMMER DETAIL NO SCALE " i . o N o o , ~ . f o ./ N o o ~ . 1ii . :': . ./ W 1. CONlRACTORMAYUSl'EInIEIl NEUIAHIl-4990-CXORR-4999-CX fRA/JE \\lnl TYPE C GRATE. R-4999- CXISABOllEOsmUCTUIlEANOt.lAY BE t.I(lREEASll.YlNSlAlLED. 2. NEENAHHASSUGa::SITOrORt.lING PROCElJURES AVAILABLE ON PAGES 286 &: 287 Of n!E 12111 EDIT10N CONSmUCTlON CASTlNGCATALOG. 3. SlRUCTUREINVEllTSI1AtLBE GRWlt:!1 TO SlOPE TOWARD TIlE OUllHPIPl:. 4. RElNfOOClNGSTEEL:AS1MABI5 GRADE 60 EPOXYCOATEO. PRO>1DE 3" ClEAR COVEll. AlUJST R[lNfORClNG STEEL AT PIPE oultn TO PROI'lOE AOEOUATE COVER. INSTALL 13 BENT REBAR nlROUGl1 ll1E HOlES IW nlE ANCHOR LUGS Of nlE CASlllW rnA~E PER NEWAll " .. fJ EPOXY COATED 012" OC ,. "'~, 12' RCP a... V ~. . ~.;t~;j>~~_' '.~" IN _E!- 2_4~.1ii!______.. REVISIONS: """'- 00110.00,(16 IlIbrrit\o1 002 12.00.06 Fml 1~ . . ,~ " SECTION A TRENCH DRAIN DETAIL NO SCALE PROJECT NO: 475-+002 ORAWNBY: JDH CHECKEOBY: JRR OATE: 10.06.06 SflEUNO: C3.1 o COPYRlllHT ~004 HUMPHREY ENGINEERIWO lWC. (HEI). ALL RlGI1TS RESERVEO. nlESE DOCUMENTS ME AN INSTRUMENT OF SERVlCESANO ME TIlE PIlOPERlY OF HE! mo MAY WOT BE USl'O OR COf'IEOWllllOUT PRIOR WRITTEN COWSENT. ----- OFHome G~N~RAL NOT~S NEW FACILITY FOR COMFORTS OF HOME SENIOR HOUSING COLUMBIA HEIGHTS, MINNESOTA 8UILDING CODe SUMMARY THf COllTRAC10R SHALL ACCEPT THE PROJEcrSITE AS IreXIST$. ALL ntsnNa CONDITIONS WHernCR OR Nor SpeC!I'ICALLY NorED 011 THE OR...WIII05 SHALL bE VIlRII'IEO liT rn~ COIlTAACTOR PRIOR TO THE COI.lI.lENCEI.IEIIT 01' AllY WORK. THE COIITAACTOR SHALL HOT PRoceeo WlTH AllY nEJ.I!S!OI" WORK WHICH IS REASONABLY QueSTlONAIlLE WITHOUT CONSULTING THE OWNER OR ARCHITECT. 2, ALL WORK, PRoceOURES,AIID t.lATERlA\.B SHALL COl.lPLYWITH ALL APPLlCA6LeLoc"'L,srATEANoFeoeAALReO~TIONSANocooe9 THE CONTRACTOR SHALL liE RfSPOIISlllLE rOR ALL peR~ms .0.1/0 INSpeCTIONS REQUIRED. 3. AlLCOH5TR~T10HSCHeOUL1NOAlI0geoveNcIIIOllHALLlIeCOOROlUATeo WITH THE OWl/fA PRIOR TO IlEOINIIIIIG WORK. 4. CONTRACTOR SIiALL lie ReSPOIISIBL~ FOR ALL TRASH R~hlOVAL AT INT~RVALS SUCH THAT EXC~SSlve AMO\JNTS OF TRASH ANO 0~BR1S ARE NOT ALLOW~O TO ACCUl.lULATE IN TH~ WORK AREAS OR ON lH~ SITI! CONTRACTOR SHALL FURl/ISH CONTAINeRS FOk PROP~R STORAGE AND R~MOVAL or TRASH. 5. seCURITY, G~N~RAL CONTRACTOR IS RESPONSIBLe FOR PROJ~CT S~CURITY. 6. 1ll~ CONTRACTOR SHALL supeRVise ANO OIRe.CT llle WORK so AS TO MAINTAIN SOLe. R~SPON9IBILlTY FOR ALL CONSTRUCTION MEANS, M~THOOS, TECHIIIQUf5 AND SEQUENCES. 7. THE INAC SUSCOI/TRACTORWILL l'>E Re.SPONSIl'>LE rOR l'>ALANCING ANO ~N5URING AN eFFICIENT SV$TEI,I. 8. PROVIOE5MOKEOETeCTlONANorIREALARMSY5Tfl.lAS REQUIREOr,YCOOE. 8. THE FIRE PROTECTION 5l1BCOl/TftACTOR SHALL OESION,SUPPLT ANO INSTALL TH~ AUTOMATIC SPRINXLER STSTEI,I TO ACCOMMOOATE THE NEW WORK ANO AS REQUIREO 6Y CURRENT COOES /. STANOAllOS. 10. GEN~RAL CONTRACTOR COOROINAT~ YIITH ALL SUBCONTRACTORS ALL REQUIREO OPENINGS, NOT IIlOICATeo H~RE1N. II. THESE COI/STRUCTION OOCUI,I~IITS ARE IIOT IIITEIIO~O TO 6E A COMPL~TE S~T OF INSTRUCTIONS 011 HOW TO CONSTRUCT THe 6UIL01NO. CONSTRUCTION MEANS, METHOOS, TECHNIoues, SeQUeNCINO, PROC~OURES, AIIO SITE SAreTT PRECAUTIONS ARe RESPONSIBILITIES or THE CONTRACTOR. P~OJ~CT LOCATION MAP ,..,"~.. ..,,,'" ~'''';i III <". J' /' ./ i ~ .. <J'~ , i I J f , ."~. i ....,""'...7. II . . , , 1,,- ,. ~ i w , , , . ,........ 11 'i 'i 'i I; i i \, , I ."" , t ~ A ~.\\"" J ~ .",. ,I , I ""''''''.. i 0) "".~", mw. O"".="""""""~""''Oi1l COLUMBlA HEIOHrS PROJ~CT DIR~CTORYI BUILDING OWNER: Comforts 01 Home 2340 East Col.nty Road 'J lM"ite Bear Lake, MN 55110 Tela: (651) 407.7009 Fax: (651) 407.6422 Contact: Brian WrY;ps ARCHITECT: Frisbie A.rctitecls, lnc. 215 N. 2nd Slreet, &ite 204 RNer Falls, 1NL 54022 Tela: (715) 426-4908 FSlC (715) 426.5686 Conlaet: Mall Frisbie E:~:S~ CML ENGINEER: HuorpIYey Ergi1ee<rg 2211 ClNei Road HudsorI WI 54016 Tale: (7151 531.0525 Fax 17151 531.0520 Contact: Jason Raverty, P.E. ~I I, j:l.,~ DRAWING IND~)( (PLO 9.BMTTALl AO.l TITLE SHEET AU Al=ICHITECTURAL SITE PLAN ~ CIl Lt1 lANOSCAJ'E PlAN E-< A2.1 118" PARKING LEVEL PLAN A22 118" tJ.4JN LEVEL PLAN """'" U A2.3 118" PRE.SCHOOl PlAN A2.4 118" seCOND LEVEL FLOOR PlAN ~ A25 118" THRD FLOOfl PlAN ~ A2.6 ROOF PlAN E-< 103.1 EXTEROR ELEVATIONS A32 EXTERiOR ELEVATIONS - r/) :J:i . NOTE; eM... ENGINEERING PLANS BY OMRS """'" U ~ ~ -< COMFORTS OF HOME PRorom> SENIOR LIVING COLUMBIA HEIGHTS MINNESOTA PROJECT NO. TITLE SHEET TtlBDIDGNlIJ.ND1Vo/iII IIOCAwn~llIIlDltAMHOII AAII'lIlBHIlHXIYOI'f1<Ol!Illl JWIOIllB::1l,INCALLRXlIlII AAII_M>DElllOII'l 0II1'L\N$gWJ.1IIl1l\m0ll ~lNmfropJ,jOll IIYNfi_'ImIJJUT ~-~ -~~ =""'" PlIIYGROUNO' ". /." >~'(~:\\ \ \ I xJ i %1~ ~N: *'"0.. ,I.' ~~~~~H'~~~~j! "'''c.',n...,.!,'". r;,.p..", ,....; ~', " f/ '" ,".'0<''''''.',0'''' (( ---==~ --1) ,r-- --==="", PLANTING NOTES' 1. AII1rcesplaolcdwithio parking 101 i51ands orolherham surface areasorlollrcaswilhcompaclcdsoils ~~~~ea~~ :OW~~~~lu~ ~~~gu1~3ifo f~~o~t~~fa&lf~'e~~~;d~u:,~i~f~~o~?~t~~~r~f~~~l~ygr~ ~rtN~~;.oaol. This 2. All sOdding shall be dOlle belween the dates of April 151haJldOcto bcr151h. ~~~:~sr~~i~~.s~~~cl~:i~:I~~~tb.l,~~~~rfh~vi~~~~ r;~~:;l rr~~I~h~o~u~g:~I~~I~ ~~~I~~~~C~~~~ifh as 10 nol staggeledjolntsandslripsbutledtlghlly.Sodshallbelllidpllfllllel1olheslopellndpeggcd1oplovon1 movemenL 4. Newly installed 50d shall be walered Immediately after laying unlil complelely soaked and then rolled 10 make compleleconlact between Iho sod mid tho soli, 5. Rilla/iao zono areas de5ignaled on 1he plan shall be drill seeded wllh Tail lWei Grass Mixture as suppilCd by Prairie Reslorations. Inc. orllpproved equal. Orillseedallhemleofe-10Ibs.poracro. Maloriais: Sodshallbeanyapprovednursorygrownhybrid,lowcul,KenluckyBluegrsssblend. SOdshsllbewell rooled and well coveled wilh turf gmss. Sod shall be free from nOxiouS weed5 and poa annua. The Ow~erresefVeslher1ghtlorejllclnlln.cooformingsod. Wecd barrier 10 be installed under all wood and rock mulch and shall bo any commcrcial grade pro-cmergenceweedcenlrolfabrio, Landscape edging shall be CobracoSlandard Edgingo/approved cqual. Wood and rock mulch shall be inslalled 10 a minimum depth or 4" thick. P1lnt Mltln.ll: All plaol malo rial shall conform 10 and be ins1alled in accordance wilh lhe mosl cutrent edllion of lhe Americon Slandard For Nursery Stock as publishcd by 1he American AssociAlion of NurscJ)'men, and profes51onel horllcuiturolstllndarlfs as establishe dbythemostcurrenleditionor1he Landscape Constnrcllon Reference Manuallls published by the Mlnoes01a NurseJ)' and Landscape Association. Olne,.l MlIrrtelllmce Rlqul,.mlntl: The landsceping shall be kept free of refuse. debris and all plan1s ~~~ 1~~~~r~1IyO~~~:sa:ri2i~i: i~ro1~~c~fgeuF~i~eTe~in~~~~:i~~ ~,eg~~~~fr~ r~~Po~~tl~~I~JI~~:s p~~~!~JO.Ir~lr% other maintenance of all planlings as needed. RcqullCd landscaping musl ~e mai~lained III a heal~y. growing condition at all times.. RlpllCllT\lnt: Planl malerlols which exhlbllevldence of Insects. pes ts.diseaseso/damageshallbe lreatedwhenappropriate,llndalldeadplantrnalerlalstlallboremovedandroplacedwithanotllerliving planl tllal complies wllh approved landscape plan. Publlel.e.ndlC-lp!n1l Cl,.: The Cily shall have Ihe right 10 plant. pnrne. main lain and remove IlOos. ~~~~~r ~~~~~r~P1~:~~~e~~\ytnU~;I~~~~~r~~I~g~~~gt~?i~~~[~~~~~:~ar~aJb~~ ~:f~i:~~70 l~r:~:~: ~~e enhance1hesymrnelryandbeaulyofsuchpubllcgrouod. PLANTING SCHEDULE "" - ,-" 6y.'TI~Qr-~ .:",_ ,~? mo Br.,~o Map:e ?-",..~ . v3rdluldCi' >';/1" . ''J) . '"I-~ " j"CmpWlulcoak , [~;!i(1~1~~~~~"g~H~;''^'' ,,,,,,",,,,,,,.,OlV~"'EO"'O"'Atf'EO "'''''Al=.w.tm'DE "'~O"lfrL"OTE"""",,')rA. ""........" """''''''0 rOf'Sl" ''<rrm.., rA' _~OOO'w.J'I" """H"""""''','''''".''''''.''''''", '''''''''''''_.,..r''-'<"<<'<'''''''''"f"~'m'' ~ULlumr^,'Y"""'EO "",,, """"'" MlnlmumJ.andRcape Requirements for Lot 2 1 tree per 50 Irof slreel frontage -340lfofslreelfronlage - 340 150:: 6.8 rounded 10 7 lrees street required 4 treesper1 acre impervious surface - 66.720 sf or 1.5 acres of impervious surface -1,5x4:: 6 trees required 1 overslory lree per 20 pafking spaces -44 parking spaces -44/20:: 2.2 rounded 10 31reesrequlred LEGEND Hybrid bluegrass sod Cypress mulch ovorwood bllfrior- rofnrnotns BioFilterPlantlngs Riparian (tall/wot) Grass Mixture - fofornotos Annual flower bed 2.5" RivGrrock Vinyllandscllpcodging rofcrnotos - ... "'" """"" AoorfrccmJfiii'J"f(<~,,<'<I' n- "'" T,llilili,.""iC1ln,'UOlllcvard' 2.S. "'" ou",c"'['1Iu,I.;,. 2.S- "'" UctuL1nig", 2.S- "'" , Ou",cu,b,coIOl 2.S- "'" , " , lOllil " ~ -;, Pinu"",lno," ,- "'" ~ Pic"a gla\Jca "D"mal" ,- Bt,a " ~ IOIIiI " ~ l.Ialu,'RCdSplondOl' ,- '" , , Cerci,eonaden.i, ,- '" , " Acorgi"".la'Flamc ,- ''" , lot,11 " 0 lJwa,f Buming BustJ EUOflymusalatus'Compliolu, " co"t " , ClImsouPygmyBalbcflY BCibCii'ttJunbCigllatropurpca'CnmWilPygmy' " CouL " 0 ChicligorandGrconUo,wood Uuxu"Glooooo' " c~< " 0 CranbClryCot""oMtor Cotonoa,t~f "picullit'" " cont. 0; .....'l>L"n."""'<..,"" 8 Cranborryvn>lrmum Viburnum tnl<>bum '1la11"'fComp;l<;t' " COllL " =A""'UCf'~lffiTfl<'S"'-\SO-''"WI''U Common Wh;t<> Lil,'< Syringavulgansvar.alhli " cont. " .'""',,,0><<""',;''''-''''"',"''''''' CulhlJCrl Grant Ros~ ROS,1'Culhb~rtGr."\' " Cont. " ''''''''O'''"".....''''''"''1fW'~O''''' , "~mw.s"~tL"'O"LCY"'-'X\VfD 0 l"llli[)ogwood CornU"Cfic"a'l,anti" " Coo< " ""''''''''''''"'0'"'''''''''''' '>"""D^'''.~''''',",f''<t 0 J1mD'ndylVintorl>erJ)' Uoxvofticollalo'J1mD.1r1dy tSOCont ;0 I.itllCPfince"Spirllil Sp~a"aj"ponica 'UltlePrincess' " COOl. " 0 Rcd SpnteV~nterberJ)' lIe,volllcrllat.'RedSpnte' " com. " <W Techny^rb<>rvitlie TJ>ukaocddcw.li,'Techny' " Cnnl. "' tot.1 481 ~ () C.lgaJ)' Carpel Juniper o ScandraJu"'l'"f o Hughes Juniper <"'"""'''''''''''''lWlL'''' "'"''''lA'''''''''''''''''' A5("')10'h'~'D",^,<AS" '''''YO"","^-,-""",,,' ~- . S'lvcrFcathorGrass I 10' I .. .0,'-~ '-YI\(D; "" '0 1 "('..",,.._0.\-1.-1: ' ,"".c,,: ''-':0"0"0000 .- .:.:~i~.i~d~:.,:~i 10' .... 'C'0C';()E'....,,, 0<2i ' 't:\C\.0JG:"": B .,vV00. U_- I, . '0..... ,,",' "'-0"-'''''' ;L',~"" .~.. "';;"';,)".:',, 0<""'''''''' ",,"",,""....O.....,'JT( oo.mn" BID FILTER PLANTS r ~ Key ScienlificName Ac Aqullegiacanadensis As Asclepiassyriaca An Aslernovae-angliae Ca Ceanolhusamericanus Em Eupatoriurnmaculatm Is lrisshrevai Lp Liatrispycltoslachya L Lobelia'QuennVic!oria' Pv Panicumvirgatum Pp Pelaloslemum purpureum Rh Rudbeckiahirta Sr SOljdagorigida Za Zi2iaaur6a Quantity per 100 sf 6 6 8 6 8 7 7 3 3 6 7 8 7 Common Name Columbine Buttarflywead New England Asler New Jersey Tea Spoiled Joe-pye Wild Iris PrairieBlazingSlar Cardinal Flower SwilchG/ass PurplePrairieClovar Black-eyed Susan Stil1Goldenrod GoldenAlexanders JU<lrJlefo"s saLin. 'Mono' " Coot. " Junlperou5 sabIno 'Soand,a' " Coo< " JunIJlefoushOlilootali,'Hugl1e,' " Cont " tOlal '" /,I"o,ntilu,srncns15'Silllf'rfcdcr " Coo< " , <J~ [;; 1 , 0 l '" 0 ~ " '. ,. 0 ~! '" g,g ~~ 'il-s t 0 , 0 Ii , ~ Q ~ " o a>> 'S ~::;.." .~f) ;:g~~ i ~~~~ ~ .. . ..I~ ~ ..Ii ~ -! .~ III " '''w .~ "'1;1 e1 :~! ~ "' 0" .rOb , " E.b ll.gd ". , ~g~ ~~;:s ~~~ ;q1'lJj .a8~ lfiht' ..<::'~.= ::li13 .s ~.~ <i:'tlU 'P.P .~ . o~~ ~,. t~~ ~". -"~ sdi li~ Ji " ~J ~h TYPICAL 10' x 10' 910 FILTER PLANTING PLOT 6iof.terplantingslob.plantedin agridtormas.hoWl1inthcd.tajltoth.I.~ a"dfep.alodthrouglloulgard.naroa.l.ggelingp!ots " >- -~~''''~''''''' WJ 0 if> '.....~d~"d~ .~~ f"'-~""" Ii<!.~ / :2: w Z A . z D z ::5 SECTtON{Mol1lonfllIClII: 1".20' ~acell:1..10' :c " Size 8100ml1me Bloom Color Heighl Spacing W- vi >-D- D >- a::WJ 4"pol May.June red & yellow 1103" 12" '" 4"pot July-Sept orange 1102" 12" f- '-' <D- 4"pol Aug-Ocl purpla& oranga 4105' 12" OJ z< a:: '" 4"pol Julte-Aug white 1103" 12" _u D " :2:CIl 4"pol July-Sept pink 2106' 12" a; 4"pol May-June purple & yellow 1103" 12" W- -0 :2: " -lZ 4"pol July-Sept purple 2104' 12" => 4"pol July-Sept scarlet 1103" 24" D -' :52< 0 4"pot Aug-Ocl gold 3104' 24" U l) D--l 4"pol June-Aug plJrple 2t03' 12" 4"pot June-Aug yellow & brown 1\03" 12" '>H"TNO 4"pot Aug.OcI yellow 2t04' 12" 11 4" " Ma -June ellow 1103' 12" ) ._<tlM't""'........""""""'" iii - "'-...-...."'.....'" ---_.- IW<;'I............""....,''''<U.T / ~~~-~._'I>>. I " ~ I I I I b1~ I I II I I I I ~:2 I I I I I I I ~ '" II I !-< """" U ~ ~ !-< - C/) ::I:: """" u ~ ~ -< -" G G . BURRIW TEl. CABLE (PER PLAN) 37 AVENUE NE 7 DeCeMEleR 2006 IlIIIIIIIIIIi . R . I . S . B . I . E iii An-R-nC--iini-i;'. BeT S, I N C _ 215 N. Second Sl., Sulle201 I Rive, f.II"WI S4022 NORTH @ COMFORTS OF HOME COL.UMBIA HEIGHTS SITE PLAN 6 C A l. e I ,.. )()l.0" COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBIA HElGHfS MINNFSafA ~ PAOJECT NO. OPTION f.:!'-/fffii?;, ~~ =-~.;-':-??~ if :1 CofufOfts '- OF-Home PHASE ONE 3 STORAGE f\--::::: ..~=--':'.':'._--~.... ..~~~/ -~~.... ,;~/ -~~ /~ ~ // ~ // ~ /// "\' ~ ~ << ~ ~ " II \\ h " ~ " ~ " h " D DO STORAGE 1>> ~ ~ ::---::::::::::----:::::-- :::::::::::ri~m-:::::::- --- 011 / '/~: L / - /. '/ ------ ---------------- -------- ---------- ------------- ~: -:::.::_..::::_ _::::::-.:::-' m:::_._.__: :, [;= L-J "" ,. r----- 1 1 ,- 1 1 L, 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ----' " ~2 PARK NO SPAC~S ~~"........... '1rx :% /' ~~ ~7 UP : :--- '::::.- -_:: :.::::::-' --.,~ .' r--------------, 1 1 1 I, 1 I' L::.. .-- ." '.",' .' C. MECHI ---a:::- \... tL, OCJU 0 ELEC..-:J J \j ,,"""","''''"1""""",.''''''"11 MAINTENANCE OFFICE STAFF '._~~OCKER9 '-, fXl J:?=' 7 DECEMBER 2006 .-1. R . I . S . B . I . E _ ~I~:. ~'O~d:"'~";~ 2~.ITRiV:' :.11.. ,~, j~nl~ NORTH CONCEPT GARAGE FLOOR P~AN p.),:,,:~~, ~ "Cafufofts ~ OF~Home (@ COMFORTS OF HOME CO~UM~IA HEIGHTS seA L E 1/8".1'"0" ,.......<5""'_""......~ "'___....."'\>WI'" "'""'..........-""""".." ~.=(>alO..._~... ~~ il ;~ Q..i ~ oo~ l-<g , ..... Us lXl >'I~ , l-<~ -~ tZl i:!:g . ..... u~ , ~ ~~ <i COMFORTS OF HOME PROPOSED SENIOR LIVING COWMBJA HFlGHTS MINNI'rofA PROJECT NO CONCEPT GARAGE FLOOR PLAN " I , , , f-:~ " '" .................... " ................... , , , , , , , , , , \ \ \ \ \ \ \ \ \ \ \ \ \ I I I : " \ r' + , L ~---..... ", \ /' 1 ~ " , , , , , , , \ \ \1//;: / W' I '" I ' , , , =R==="@=="~- ""=~""==:" , l! __~ijf~~;~ME-11 __-li- /' : 111" I! ! i ~-- <.:$''''''''''79L'_'_, /~ [F__,--", ~, // /.t!JL.Li,' " // <~?'>, c -- -- <<"">) ',' 't:::.~ ~ v.J,-;, t ',--- _______fr_____--5UNRO-OM/.$].l:r.JNG___ ,-\------- II \\ W ~ I I ';V",> ,f/'<:'y \ I " / ') (\ , , I :::>-<:::: I II- <>=/;;n(;;:7j- -'~ "7 'J'~ ~'''S ,"" !.tECH. J ~ 0vO <, --<? 1tJ\~~ 9TORAGE ('" 01N]NG~., riR'",RlvA-rre,"1 .. ~" ~IN]NGL ;, )'I! n 'Y /'). {:l',''# (;\\ /'If: ,;.S-\...,,_...J:': ~^" s:'-q ~ (,':-v ~j, ~,,-<) , '" :ty/(), "",iT r--J j , I i i , ", , , , , , , , , Lml J9lI C 19 IJ icsI All (~r--li U;;"l ~f ~ ~tirf 1\ ~ ~ fl 0r"'<1~T[f ,,~tIpGJ~: /1~ IXII--' "= 1><1f-' , \: X Cl j ~ L_____, J, ~I :p , , , , , , I I , , , , , , J , I I I I """"""~"""""""""""" ~ r~ i ~~ L~ ~~Al' i~ Tji 'Al'E n~All :!: ~i,:AI'1 :: IA lEI ~~ FL IrF1, ~~>, ~]Y.jl-ij"Lp- " ~r+. ~ 'y '11:-" i 1\' . fl :-"'<lRJ fl :- r----------11! I .~~1.>. "7 ~ ~ ~'~II il~ ~Fi~ ~~ . '~fB' ~J\1 i ,r:>>;y : D i ~ ~~~ LJ ~S \j~! ~ ~~\\1 i .~ '" "' '}JQ.N_ _ UI' ~H ~JI ttFkI tYl~ ~~ Q~ COMMONS i~! : 1dll ~r=c ~ 18l 1dJI =-- c: '- i.J i ~;-~g :~-11 V/ q: V/ Of- V/ Cb '-.A/ Ch ~i;; (~.>..~' {ITCHEII I V/ q: vv til,,p V/ V/ ~::J . "- " ~/1 ~8" ';-:7llj ~ l'Al' :'-,- ~,'Al' ~ f7ZJl,"-, . 'Al', 'FY1 'Al' v1 ,r ;" <>' ,. ~ i ,r(l I 'AI' ;", f7'i 'AI' ~ ~~ 'Al'l1"Ci. ,[(I I 'Al' ~ B~ I I, 'e' n ~ ,i~f.:" ~,,~~~,,:,,~~ ~~~1~, H ~ ~ ~ rrd ~ A~'" & ~t;~Lbt 'm""nn,,]" ~ Ir -, [~-~' B ~; , B a ~J ..., ~ ~ ~ 0 J m" ~ ~ECH L tJ7n" : """i Cr"""nmn1 ~ -~ ""nnn""nn""""" ""nn"nnnU rn""nnnn" 1: i OFFICE I LOBBY I I] A ^ I : _ _ _ i l """-^":~O~ES~/\ ~"i I I Iii _1 'l,JJ ~:~ : ~ J I , I I E1IIe r .J- L iliD:--"" cii~":',jgj , ~ ~ L"=~-:'''=''jg !!lj jft \i ~'" :] :\ : 11 I A I I I i Iii I! /1 I: Ii,. >--""-+-'" ---_. -l, I II L/ '-J . II------j-----r..;..---+--i--< I II , i ; / ii' (' I I, ' j i I i Ii" i " i '/ " 'I; : l-------===F::!J ii, i 'i ljgrtn-J~L:,-;l~ ~'/1 : f\."~\,m ~~-,,-':-fln"-I~= ,,~~t "n~1=-)U I' " I /I' ~l~"l\ ! I!, I I I, ,I. CLASSROOM 1,02& S.F ~) h' n LJi lJ OL SITTING '1ff'j]-[J, , , , , LAUNDRY '\ r il NURS(- ~- t lc;E L L)!l20 ~L~ ~ I"-, SSRDOM 62S,F. SROOM )S.F. [slFP' f\ PREPuj ~r'l ; JW OFFice ~ ~ 'm ,~ '0 ~U-z9 ;/; 6 ~ €.zj'fff!f$.'~. ^\.^\ ~~~If ~~\f'~\\ Comforts ~ OF-Home HALL cuaBlfS TOOO~ER 7 DECEMBER 2006 .-I'R'1 . S 'B' I' E ... ~j:. ~:,olnld ;,.,~"i: 2~4 '~r,':, :,"~ \~, :M~ NORTH 1-8~OROOt.l . 2 UNITS STUDIOS. 16 UNITS TOTAl. . 18 CONC~PT MAIN ,"LOOR PLAN 18 UNITS COM~ORTS O~ HOMe COLUM8IA H~IeHTS SCAl.fl N.T.S. (@ ,..,.".........,.,~......~ ~~-?!::<<E ~i ~'" E-< ~u ~ ~E-< .... C/) II: ~u ~ ~< COMFORTS OF HOME PROFalED SENIOR LIVING COLUMBIA HEIOHIS MINNESafA PROJECT NO. CONCEPT MAIN FLOOR PLAN ~oJ I I I I I I I I I I ____-3 ~oJ ~DJ I I I I ,J I I I I I I I I L, c-' ,-- I I _____________r~-~ ,,_'" rg-gJ ~oJ ~DJ ~DJ ~DJ <Q b i INDOOR ACTIVITY AReA ~ b "' L~_ I l, I I I I I I I I I I I I ro-cJ1 ,,_'" ~Dj ~DJ ~-gJ 7 DECEMBER 2006 I 'R'!'S'B'!'E ARClltTECTS,INC 215 N.So<o"dSl,S"lt.204iRI..,f.II',WIH012 ~---------------------------- ~;<;_~~_ 0 n~~~~~Ae:i~=-- C [gJ---, I ~ I i! Ii [gJ- " , , "I~ I LT ! I I I I ~ #iJ rY ~ ct " " (:; '< ~ Q,,'-I t; {} '< k'G" I("J ()O S o " o ~ o " . NAP AREA _ _ _l"QI,Q!.tl~ .E~!.l!.lQ.N_ CLASSROOM 1,061.S.F. ~1Ne OP PLooR~lWe z 8, t, ., ~I 0' zl 01 6' . CLASSROOM 1,09) S.F NAP AREA HALL CU&&les TODDLER CLASSROOM !lOOS.F. TODDLER CLASSROOM !lO)S.F. , I I ----1--- I ~ To : I . i I Iccl }--f- i ! NORTH CONC~PT PR~SCHOOL ~LOOR PLANS (@ COM~ORTS O~ HOM~ COLUM&IA H~IGHTS SCAlel N.T.S. v , I I I I I ------------1---- I , i 'AI CLASSROOM 1,01.!l S.F 6<) j,,).. 11l~jfARY '.. "' 3- " . L ---, MECH. L ,- I. I. 10 I" L 't'Y '\,;S1:AFFI .0 PREP ,"! .,' ;;1 \Lj 1;J {, OFFICE cc 3CC."~ . ~ ~calriforts ~ OF-Hom~ WAITING iRA'-lPO<IWNi , I I I I .1 "I CI " TI I -RA 11 ,><lU'<"""'__....___ .."""'-............"'_.. ...o-o..........__,"'cu. '<___>><<"""..b4 ~I !~ p..~ ~'" Eo< "'"""u i:1.1 I=t:lEo< - r/.lp:: ",",,"u Poi ~< COMFORTS OF HOME PROPOSED SENIOR LIVING COWMBJA HFlOHTS MINNFSOfA PRo..ECTNO CONCEPT DAY CARE flOOR PLAN [oJ [oJ ~ l; ,-- , , 15] -'" q, =--, INDOOR ACTIVITY AREA ~-qJ ro-O' "'-'" ~ [oJ /-T ---- \ .\9l , , , \ PATIO , " LW. , . , I I / .-' I " /(/ /, / / / / / i- I ' I , I , I " / I ' ~- ]'\----- --------------------- , , , [OJ .J!f i : ____~-r-------------------------------------J I ~ 'AI' 'AI'.) 'AI' . . AA ,.. 119 :~ fl Al'><! ..... L_nn_~ . i I' 'AI' i '. ] ........~, A^- SITTING I---.EJ'rr F='l I~ ~~ , -: h f11~W--: ,1\ ' XlF ~ D \J EfILJ V ~ :~~ : UP ll~ ----:--l~ ~ fvv 'AI' i i...- A III II vV AA I El~ , i.i:2.rJJ~ '!dl Ri>< ;:J , vv '. 'AI' L..J/ L~ , L, , , , , , , , , , , , , , , ________-1 I' Coj 1/ Coj [oJ ~ 7 DECEMBER 2006 [oJ , , , , , SUNROOMlSITTlNG '>-, I , , , , , , A / \ \ \ \ \ \ ----:It -~ , , , , , , , L --- -, L , I I I I I / / / / / ~~., STORAGE 1 :::>-<::: 101.. _~___n_ _ 0 .j'- IF':::-JlA-1B, , LAUNDRY 1\ c i I OFFICi1 b LIVING ~ AQUAR1U~ i ~ ~RIVAT'e .pINING::; r---~ I CAFE In ~ \U ,. b ll{, 15~ .. ~~ ~ ",~~ cJL~~ IL~ ~, )1; l Xl/-' Ai><' '1x1P 1 r;; ~ ~ DINING ;( 'AI' ~-----~---~--=~=----~ COUNTER ..J , , , : I 8EAUTY , , , , l=;] ~'nN /, , /9=qJ ~~-------r~J JLc VV ~ TRASH I RECYCLE ,----- r----------, , , , , , , , , , , , , , , , , , , , , L.._________-I OFFICE ~ (TORAGe ~1AJ , MULTI,PURPOSE NORTH (@ c _ ,1 [r -CR-I-i\Jl XJ~ LJ ~~CT V' ,~~' \.. ~t>< xr VOl; f\1~L \J':=1iD1 LJ LJ ;m~,' 111\\ @ '~~ "I-w ' ,,-,"' "' 1d I".,J II".,J I".,J . .> \.. VV'. vv Ii vv vv;i 1/ . ... , 'AI': II'. 'AI' 'AI'. 'AI' ~ ~\r _ J.. 'B' ,~__ I; f HI" i ~ i/\ .....i' ~O 011 : " 'B2' ~ ~ --, \J :r . , r-----------------------------------------J , , , , , }bi r--J " ~I:><i. "\ IHr:><:'l ~l db : \..\iJ!lL_~ : "-JL.c ILJ 11/-',10 IrMiJ!!l" I AJ '0 - ,1.-.1 Id~ "'~ ,= "" VV' VV' ~~ 'AI'i,". 'AI' :" fa A -.1 'R ' I ' S ' B . I . E .. :1S:. ~~'n~d ~l.,~~,~ 2~' ,T~h~' ,'...., \~15~"1~ r , , , , [oJ [oJ [oJ / [oJ [oJ [oJ ~ CONCEPT SECOND PLOOR PLAN 19 UNITS COMPORTS OP HOME COLUMBIA HEIGHTS ft~ {i!?,?~.'-" . ^\.\ ~~ ~,;# ~('~\\ C6ffiforts ~OF--Home 1-BEOROOM . ~ UNITS STUOIOS . 16 UNITS TOTAL . 19 seA L E: 118".1'-0" '''''''''''"'''--'''''~ "'--_...."'''''''.... OOIe-o........".__'...w.. .."""""_"""b<<.........b<< ""'......"'" !il ~ II ~~ , ~ '" ~ """" U ~ ~ ~ - ~~ """" U I>'i ~ -< COMFORTS OF HOME PRoPOSED SENIOR LivING COLUMBIA HEIGHTS MINNFSafA PROJECT NO. CONCEPT SECOND FLOOR PlAN [qj [oJ /~ ,-- , , .=~ 'cltJ1 ~-'" IT -'" ~ ro-tJ1 ~-'" ~ [oJ '0' 7f ""~--", ~ , , , , , , , L I " i~] -1 1\ V~ -, \ J Lvd {i [Ui ,::";-A, irt., l ~,')' ~ 'U,,- 'Cl' ~,~ L ..: ~v II II ][ '~F' ~ I I ~ \ ____n " ~~~ ------ =f:::::::... ~~~~ ...:::::::::::: - ~ , nnF\___: :---r4---- : LJJ il : .... ,\ I c~ I J I ~ "-, J ~ n ~ ,;;il ~, ffil :"J1 "'" ~ "~~ }f .9: 0 , ,- I i MeCH. L..J J D~ \ B'L~RY /,- /,- // /,- /,- // II " " " II -It-------- '/' (, ~ll 1/ tH JDI lu, ~),.. , 'Bl' rRi \J ] /' L/ ~~ \Jlr---, ~"' "_ tL,} r (C/; ~ .--'I~D i== ~" 'v~5 -0V4./ ,j I=; ~ TD ! '- 'C' 8 '.""" 'C' iGJ.".'l'All if! ~ I P i ,- 1 "i --.-J ~" H-i i ~I.A ~ lU ~ noH -:-r 5 V<{ <A<> '-- ~I\ I'L 0 =. v L{j 4- \J L CJ ..E l/-\ 'A--' MECH. I STORAGE V/ J:8J LJLJ JI;... \vv TRASH I ~ / RECYCLE ~ L , I L_______________1_________________________ r I , I , , , I , , , , , , L ~ [oJ ~oj ~ =i1 , L \ , ~~~ , ~oj ;/ ~oj \ to] 7 OECEM~ER 2006 .-1 'R ' I ' S ' B ' I . E .. ~5~. ~"O~d :",:"i~ 1~. iTRiY:, F'"". ~ '~01~ \ EM CONY vrv '- I d~ [Pi , i' \. I ~ " ' ~:-' /' ~-------- r ^' <:> ~ 'Z,,'>' <Q" ~>.c(> /\->v ,L.JLL LIBRARY NORTH (@ lUll II i ~I~,~, ' ~ ~ I I'B' R ~~U A:Ii ~ ~ ~ / ;t.; ,-I~ flD ~ ~~~~' /lSJ ~ =p @ CJP- = L~: I ~ !!"'%. ~ -=~..~"':=".~.... ~C="~~~i;c ~ omlorts ~ OF-Home I ~ ~ ~ ~ ~ ~ " " " II II " 'm Ii fiii \~ [Jj Ii '"", <-,Ii 'Bl' , f\ , ~ ll: t5 19'. bl~ 0--4 .. STORAGE ], ^ JJrn fllJ ( X1KdlL. ~ 1 ~r' c ,\J~lt OI~.J /v ~~ \J" ~ ~"'I ~ K2; I~ ,~, 5b lli~ rn= ~I \1 \::' C~?'> vv Ct ~ if f,1 W ~ J ~ ~ c r:7il ['l'B2" ' 'Al' i-:rpi '- " ii in 'C' I' ~: ~lloILfr I ~ ' nll,[!1 ! ~ r?l1! , 0 [J fJhij ~ IJ l , L 5 AA I- , , , , H'k'ji j 11 ; CF ! ~ rr= I r--J ~ , ------------------------------~ , , [oJ [oJ [oJ / , I I , ~ -Fo"l-J [oJ [oJ [oJ "" CONcePT THIRD I"LOOR PLAN 16 UNITS COMI"ORTS 01" HOMe COL.UM&IA HeIGHTS H~eDROOt.4 . 11 2-eeDROOM . 2 UNITS STUDIOS. 2 UNITS TOTAL. . 16 SCAl!:: 1I8'I.l'.O~ , CJ~ fri [J , '-.JS- J, L/ . ~'" lei F '-~~ \.J J 'B' H LJ r------ I , J .-.......""'........- "''''''''-''"''''''....'''......''' ..."'........."" """..w.. ----..........'--""" -.- ~~ II ~~ L ~ '" 1-< , ~ , U , , I ~ , ~ I 1-< , , - (/) II: ~ U ll'i ~ <: COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBIA HFIGHfS MINNESOTA PROJECT NO CONCEPT THIRD FLOOR PLAN L,-'I [(J] [[)J , , , , , , , , , , , , , , , , , , , f RIDGE '" <L<< 0":": ~"' "' [ell , , , , , , , , , , ____J #" ,," ,,-'?' /A ~: SLOPE 5:12 ;--- , ----~.~}l] PROVIDE FULL HEIGHT VERITICAL FLASHING WITH VERTICAL ICE AND WATER DAM PROTECTION AT ROOF OFFSETS, TYP [(J] [[)J ~1" ~"' '" RIDGE ~l" ~"' '" ~(~ ~ '" " " "' ~~ '<<~ SLOPE r 5,12 [~J~})] [(J] 1/" 0' ,,-'?' [t)J '" <L<< g:;; '" RIDGE '" <L<< g:;; '" _________J n "I c-' L(}J 0.0 [DJ -Y,-", [,:'1 PREFINISHED METAL CHIMNEY SURROUND [SHDWN DASHEDI PROVIDE CRICKET AROUND CHIMNEY FOR PROPER SLOPE FOR DRAINAGE ~'(: <;. -' ------------,- , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , !~~ ! , "' , , , , , , , , , , , , , , , ...1_____ ~ 'r '" <L<< 0":": ~"' '" '"1 <L<< 0":": ~"' '" RIDGE RIDGE SLOPE 12:12 SLDPE 12:12 , , , , , - ~ : t ~ : - ~ " <<~~m--m~------J- , : 12:12 ,- , L____ [6J "I [@ J; , ~: , , r~~l ~I 1[,1 ~"J L ~ [....j L'.:'J 'r '" 7 DECEMBER 2006 il NORTH 'R'I'S'B'I'E AR<.'IIITECTS,INC (@ CONcePT ROO~ PLAN COMFORTS O~ HOMe COLUMBIA HeIGHTS :1~N.SO<MdS',s"a. 204 Ri""f.lll,WIHon 9 C ALe: ~/)2'. ,'.oq , , , , , , , , 1-- '" <L<< 0":": ~"' '" [OJ RIDGE [(l] ASPHALT SHINGLES OVER 151 FELT OVER SIBil PLYWOOD SHEATHING OVER PRE-FAB. ROOF TRUSSES PREF1NISHED METAL FLASHING ROOF EDGING - ENTIRE PERIMETER AND AT ALL ROOF EDGE LEVELS BUILDING OUTLINE, lSHOWN DASHED) PREFINISHED FASCIA ENTIRE PERIMETER AND AT ALL FASCIA LEVELS SOLID SOFFIT PANELS WITH CONTINUOUS ;311 ALUM. VENTING AT THE ENTIRE PERIMETER AND AT ALL SOFFIT LEVELS ~1" ~"' '" " , , , , , , , , , , , , , , , , , , , , RIDGE (! /k Iff ~1" ~"' '" --, , , , , , , , , , , , , , , , 1-- ----, , , , , , , , , RIDG~ RIDGE 21-611 '" <L<< 0":": ~"' '" , '" ' <LN' g:;;: '" , , , , _____-.J 11-611 , I " CONTINUOUS RIDGE VENT, SEE DETAIL 9/A4.1 12:12 SLOPE @ DORMERS, TYP. PRE-FINSIHED METAL GUTTERS AND DOWNSPOUTS - TYP. WHERE SHOWN ~OF-Home' ,........""""_........."""""""" ~~-a7E:~ ~.- ~I !I ~~ ~ '" .... ..... U ~; ~ ; . ....~ I--l~ CZ) :z:; , ..... U; , ~ ,,< <~ COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBIA HIOOHTS MINNESOfA PROJECT NO. CONCEPT GARAGE FLOOR PLAN $ ~r~~~s' ~~~'r $ ~f~gvW~N~~~2S'1 F.F.f..1U"0' THIRDFLOD $ ~T~gvW~N~~i~) F.F.E..l\\,-I)' $ISEcONDI'LOOR) ELEV..I07'.1' $IT.O. WINDOWSl I'.I'.E..IOO'-' MAINFLOO F.I'.f"SS"4' $IGARAGELEVfLI DECORATIVE WALL IlRACKET, TYP. TRl!.I PLANK I'ASCIA, TYP. CONTINUOUS R10GE VENT,TYP. SIMULATfDSH1NGLE- 'STAGGEREO EDGE NOTClffO PANEL" (61 EXPOSURfl TYP. TRIM PLANK fASCIA, TYP. CLM WOOO WINDOWS IlY fAGLf WINDOW CO. TYP. " , C-----===---======t__~--t==t==~===~=~===t_~---t-~ , , ~ - - - - - _!_-- - -- - - --- , , , , )'-6' x 6'-0" CAST CONCRETE I IlUILOlNG SIGJL________J__l______l_____ TR]MCOLUMNIlUILOOUT, TYP. ARCH. PRECAST CONC. __~~L~~_____________ CULTUREOSTONEVENffR PRE-FINISHfO MTL. GUTTER WD. ENTRY OOORS, TYP , SOUTH EXTERIOR ELEVATION A3,1 5 C ALe : ~/32'" 1'_0" PERFORATEOSOFFJT,TYP. ld TRIM,TYP 1x6TRIM,TYP LAP SIDING, !5"EXPOSUREI,TYP lx&TRl!.I,TYP. lx4TRIM,TYP LAPSIOINCl II , , J RAISEO PANEL EMIlOSSED lNSULATEO STfEL GARAGE OOOR,TYP 6"0 lA-STEEL PIPE BOLLARO,ISEE 4/Al.1l , , , , , L______________ '" ILL LL ~~J----~=j , ___________________________J II \ I II j I ___L~____~~____~_L___~ L t=)----t=:r---c=J---[~]----- 2 NORTH EXTERIOR ELEVATION A3.1 S GAL e 1 ::l/n'" 1'-0" E~i:us's 1~~Z ~ I~Lg.VW;N~2~~~; ~ F,F.E..122'-0" THIROFLOOR ELEv..nS'-2" IT.O. WINOOW9) ~ 19E~'6N~ ~~g~~; ~ ~g.vw;N~oci~~; ~ Fi~;iN' ~~~o~; . IG:R~~~ 'L~~'~1; ~ ,.......<DOJY_..IIH\~ (11____...."'......... OO<O'I...........__,...w.. ~~........._"... ~I !~ ~~ I::Ll CI'l~ ~~ ..... . U~ ,:I:l ~z:q . E-<~ 00 -~ :r:; . ..... U~ . ~ ~~ <~ COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBJA HFIGHfS MlNNFSOfA PRQ..ECTNQ. EXTERIOR ELEVATIONS --~-,~-,,-"'~ -- ::~,!;-E~:'s::j~i~ O-C.7'-',--""'",,0>-','-=.'L- 'a:'..\-~l]t'~~ , L I I I II II II I I L----~------~===t=~--~=~===t=~======-------====-------==========C==========_________________________=) , , , , /=\ 1 W~ST ~XT~RIOR ~L~VATION A3.1 seA L e, )/)2". \',0" , , , , /=\ , , , ~-==============:: : , , , , L___U , , , , , _______________________________J , , , , H 2 ~AST ~XT~RIOR ~L~VATION A3.2 5 C ALe I )/)2u. N)" , , , , I r-- , , , , __Ll________J , ~ , i ~~-B= ~~......u_"'u 6'.~' PRfCA5TCONt.CAf' ~ ~^\\ ~f~hs OFHt>m~ SENIOR LlVlNG Ll'ITLE V OYAGER~ MONASTERY ScllOOL 6'.~'" $'~' ~ lIlTelVlALLY LlTCAemeT SIG!; ~I !~ ~~ CULIURe0510Ne veN~eR ~ GRADe 6~6' .I '.0 1 r ~ -- -- - ~ ~ '" E-< I-( U ~ ~ " E-<~ rJ:l -~ i:J:ie . I-( u~ " r:.::: ~~ <~ MONUMI!!NT SIGN IAI seA I. 1:, 111".1'-0" MONUMI:NT srON,OWO COMFORTS OF HOME PROPOSED SENIOR LivINo COLUMBIA HEIGlITS MINNESOTA PRQJECTNO EXTERIOR ELEVATIONS