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Home My WebLink About3 - Vermillion Acres Senior Housing To: Planning Commissioners From: John Hinzman, Community Development Director Date: November 9, 2020 Item: Vermillion Acres Senior Housing - Preliminary Plat, Site Plan, and Variance #2020-05 - Headwaters\Mint Development Planning Commission Action Requested Hold a public hearing and review the following actions for development of a three story, 75 unit senior housing facility consisting of 60 dependent care, and 15 memory care units as proposed by Headwaters Development and Mint Development. The 11.33 acre property is currently owned by Patrick W Schmitt and Sarah A Molitor and generally located at 1190 County Road 47: 1) Preliminary Plat of VERMILLION ACRES, a one lot subdivision. 2) Site Plan for a construction of a three story, 75 unit senior housing building. 3) Variance to Hastings City Code Section 155.07(E)(6) - Required 15% Roof Pitch for Residential Care Facilities. BACKGROUND INFORMATION Comprehensive Plan The property is guided High Density Residential within the draft 2040 Comprehensive Plan. The proposed use and density are consistent with the Comprehensive Plan. Zoning The property is zoned R-4 High Density Residence. The proposed use and density are permitted under the R-4 Zoning District. Existing Condition The property is relatively flat containing a mature tree line along the west and east perimeters. Approximately 2/3rd of the site is located within the 100 year floodplain of the Vermillion River. The Vermillion River trail is located along the eastern and northern property lines. Development is planned on approximately three acres located at the southwest corner of the property. The existing home would be removed. Planning Commission Memorandum Adjacent Zoning and Land Use The following land uses abut the property: Direction Use Comp Plan District Zoning District North Vacant - Wooded - Vermillion River Floodway Floodplain Floodway East Single Family Home Low Density Residential R-1 - Single Family South County Road 47 - Riverwood Townhomes Vermillion Shores Apt. Medium Density Residential R-3 - Medium\High Density Res. West Agriculture Low Density Residential A - Agriculture Comprehensive Plan Amendment and Rezoning The City Council approved the Comprehensive Plan Amendment to High Density Residential and the Rezoning to R-4 High Density Residence on April 6, 2020. The Planning Commission recommended approval of both action on March 9, 2020. Planning Committee of City Council The Planning Committee of City Council (Chair Vaughan, Balsanek, and Leifeld) reviewed the potential land use change and senior housing proposal on January 30, 2020 and were generally supportive of the change. Neighborhood Meeting The developers will hold a neighborhood meeting on November 5, 2020. A summary of the meeting will be presented at the Planning Commission Meeting. A similar neighborhood meeting was held on March 4, 2020 to discuss the proposal with the neighborhood. Approximately ten residents were in attendance and discussed existing traffic along County Road 47, proposed impact of development to traffic, tree removal, building height, and change in land use. Public Notification Notification of the meeting was sent to all property owners within 350 feet of the proposed property. Please see the attached public comments for further information. Floodway and Floodplain Portions of the site are identified for flooding risk per the Flood Insurance Rate Map as developed by FEMA. Areas north of the Floodway Line have the most restrictive prohibitions for building and site grading. The Floodway is a distinct zoning district on the zoning map with very limited uses. Floodway areas (northern ¼ of the site) are not included in the development request. Areas north of the 100 Year Floodplain Line also have building and site grading restrictions, but land uses are regulated by the underlying zoning district. Areas within the 100 Year Floodplain (northern 2/3rd of the site) are not included in the Comprehensive Plan Amendment. Areas north of the 500 Year Floodplain Line do not have specific building or grading restrictions by the City of Hastings. PRELIMINARY PLAT REVIEW Request Preliminary Plat approval of VERMILLION ACRES, a one lot subdivision of unplatted property. Difference Between Preliminary Plat and Final Plat Preliminary Plat approval includes the plan for future subdivision of the entire development including a review of lots, streets, grading, stormwater, utilities, public land dedication, and landscaping. Final Plat approval is the formal subdivision of all or a portion of a Preliminary Plat into lots of record for home construction. The Preliminary Plat establishes the plan for development, while the Final Plat formally puts the plan into effect. Floodway Line Floodplain Line (100 year) Floodplain Line (500 year) Streets No new public streets are included as part of this plat. All access drives would be privately owned and maintained. The plat includes a singular private entrance to County Road 47 aligning with Riverwood Drive and the dedication of additional right-of-way along County Road 47. Dakota County will likely require left and right turn lanes from County Road 47; this may be at the expense of the developer. Easements A ten foot drainage and utility easement must be established along the perimeter of the lot and over all areas within the 100 year flood zone. Park Land Dedication At the August 19, 2020 meeting, the Park and Recreation Commission recommended the payment of cash in lieu of land to satisfy park dedication requirements. The park dedication payment would be collected upon final plat in amount of $82,500 (75 units x $1,100 per unit). Interceptor Sewer Fee Payment of sewer interceptor sewer fees in the amount of $36,375 (75 units x $485 per unit) would be paid at the time of final plat. Stormwater Maintenance Agreement A stormwater access and maintenance agreement will need to be executed between the city and the property owner prior to recording of the final plat mylars to ensure access for emergency maintenance. Development Agreement Upon final plat approval the City and developer shall enter into a Development Agreement to memorialize conditions of approval and to establish applicable escrow amounts to ensure completion of public improvements. Grading Drainage and Erosion Control Grading Drainage and Erosion Control plans will be reviewed as part of the site plan. Dakota County Plat Commission Review The site abuts County Road 47. The Dakota County Plat Commission approved the plat on September 30, 2020 subject to review and approval of the Final Plat. RECOMMENDATION Approval of the Preliminary Plat is recommended subject to the following conditions: 1) Conformance with the plans submitted with the Planning Commission Staff Report dated November 9, 2020 2) Final approval of all Civil Plans including Grading, Drainage and Erosion Control Plan, and Utility Plan by the Public Works Director. 3) Establishment of sureties and payment of escrow prior to commencement of site grading and utilities. 4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion control problems. 5) Resolution of Dakota County Plat Commission conditions including the cost and responsibility for any future left and\or right turn lanes into the site. 6) Establishment of drainage and utility easements along the outer 10 feet of the property and within all areas within the 100 year flood plain. 7) Approval is subject to a one year Sunset Clause; the plat must be recorded with Dakota County within one year of City Council approval or approval is null and void. SITE PLAN REVIEW Request Site Plan approval to construct a three story senior housing facility containing 60 assisted living and 15 memory care units (75 total units). The facility would include dining and community space areas for residents. 29 at grade interior parking stalls would located at the ground level of the western building wing. Streets No new public streets. All access drives would be privately owned and maintained. Vehicular Access and Circulation The site contains a singular entrance to County Road 47 aligning with Riverwood Drive at the direction of Dakota County. Internal circulation includes visitor parking to east of the entrance and a one way drop off lane to the main building entrance. Truck deliveries would occur near the parking garage on the west end of the site and includes a turn around area for larger vehicles. Traffic Review SRF Consulting has conducted a traffic review on the impact of the proposed development. The main objectives of the review were to quantify the trip generation potential, understand potential impacts to the adjacent roadway network, and identify transportation considerations that may be necessary to accommodate the proposed development. The report concluded that there are no significant transportation impacts expected as a result of the proposed senior living facility from a volume perspective, and found: • 195 daily trips in and out of the site are estimated. • 14 am peak hour trips are estimated. • 19 pm peak hour trips are estimated. • Overall trip volume is estimated to be less than the 60 unit Vermillion Shores Apartment (located across the street). • County Road 47 can accommodate the proposed increase in traffic volume from the development, but the roadway is reaching capacity as a two lane road. Building Setbacks Building setbacks to property lines meet minimum requirements as follows: Required Provided North - Vermillion River 35 feet 400 feet East - Residential 33.25 feet* 270 feet South - County Road 47 35 feet 75 feet West - Agriculture 33.25 feet* 40 feet * 25 feet + 1\2 foot for every 1 foot of building height over 25 feet (41.5’ - 25’ x 0.5’) Pedestrian Access Pedestrian access is acceptable. A private connection will be made to the existing Vermillion River trail located to the north and east of the building which provides access to the greater Hastings Trail system and an underpass crossing of County Road 47. Interior private trails are included around a proposed private dog park. Required Parking Parking exceeds minimum requirements as follows: Maximum Parking Exception Per City Code, the maximum number of parking spaces may not exceed 20% of the minimum requirement (42 spaces) without an exception being granted by the City Council. The developer has stated the following in support of a parking exception: When our team reviewed the City’s classification, we believe that our assisted living units more appropriately fall into semi-dependent care in lieu of dependent care. Although this doesn’t drastically increase the allowed parking count for the project, it does help us get closer to operational needs. Our secure, indoor and climate-controlled parking is an important amenity we provide our assisted living residents. Due to inherent site restrictions of bedrock and shallow water table levels, we are unable to provide “underground parking”. As a result, we removed important programming space within the first floor to accommodate the amenity. If we targeted the parking count that is compliant, it would be extremely difficult for us to provide adequate parking for guests, visitors, staff and those assisted living residents that still drive. Typically, we anticipate 50% of our assisted living residents to have vehicles which wouldn’t leave limited and inadequate spaces for staff, guests and visitors. We ask that Planning Commission and City Council’s consideration to only count our external surface parking against the code requirement that impact impervious area and storm water management on site in lieu of those within the building footprint. If this is a reasonable request, we are willing to reduce external surface parking as necessary to meet the City’s requirements. City Staff is supportive of the exception to parking based upon the needs of the developer. Architectural Design Architectural design excceeds minimum requirements. The building façade incorporates a mixture of limestone veneer and two colors of fiber cement siding. There is variation in façade depths. Windows and decks break up the façade. Materials are fairly similar on all four sides of the building. The building is three stories in height with a varying roofline. The first floor parking area has been incorporated into the building design to mimick residential units. Parking Required Parking Number Requirement Needed Provided Residential Care Facility - Semi Independent 60 1 per 2 units 30 Residential Care Facility - Dependent 15 1 per 3 units 5 TOTAL 35 82 (29 interior + 53 exterior) Landscape Plan Minimum planting quanties are as follows: Trees Required Proposed One tree per 4,000 s.f. of paved surface 10 Trees One tree per 50 feet of lot perimeter 58 Trees Replacements for Significant Trees Removed 11 Trees Credit for Raingarden (1 Tree per 10 s.f. of rain garden) (10 Trees) TOTAL 69 Trees 67 Trees Shrubs Required Proposed One shrub per 40 feet of lot perimeter 72 shrubs 441 shrubs • Perimeter Tree Planting - Trees will be planted every 50 feet along the perimeter of the site in the developed area. • Parking Lot Screening - a ten foot landscape area containing a variety of shrubs planted 2.5 feet on center has been incorporated to screen the parking area from County Road 47. • Tree Preservation - The majority of the site is within wetland areas where tree preservation will occur. Three significant trees will be removed and replaced per the City’s tree replacement policy. • Raingarden Credit - The landscape ordinance allows for a reduction in the number of tree plantings when a raingarden is incorporated into stormwater design. The developer proposes construction of a 1,000 s.f. raingarden along the western property line. The Landscape Plan is acceptable with the following change: 1) An additional two trees must be added to the landscape plan to meet minimum plant quantity requirements. Lighting Plan Proposed exterior lighting levels are acceptable. Lighting must be no greater than 0.5 footcandle of illumination when abutting residential propeorty and 1.0 footcandles when facing commercial. Grading, Drainage, Erosion Control and Utility Plan Review The Public Works Department is providing concurrent review of the Grading, Drainage, Erosion Control, and Utility Plans. Site Plan approval shall be conditioned upon final approval of the Grading, Drainage, Erosion Control and Utility Plan by the Public Works Director. RECOMMENDATION Approval of the Site Plan is recommended subject to the following conditions: 1. Conformance with the plans submitted with the Planning Commission Staff Report dated November 9, 2020 2. Preliminary and Final Plat approval of VERMILLION ACRES. 3. Variance to the minimum 15 percent roof pitch requirement for Residential Care Facilities. 4. An additional two trees must be added to the landscape plan to meet minimum plant quantity requirements. 5. Final approval of all Civil Plans including Grading, Drainage and Erosion Control Plan, and Utility Plan by the Public Works Director. 6. All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion control problems. 7. Disturbed areas of the site shall be maintained to the requirements of the City’s property maintenance ordinance. 8. Establishment of sureties and payment of escrow prior to commencement of site grading and utilities 9. All Rooftop equipment shall be screened by a parapet wall or painted to match the building. 10. Approval of plans for any outdoor trash enclosure areas by the Community Development Director. 11. Any uncompleted site work (including landscaping) must be escrowed at 125 percent of the estimated value prior to issuance of a certificate of occupancy. 12. Approval is subject to a one-year Sunset Clause; if significant progress is not made towards the proposal within one year of City Council approval, the approval is null and void. VARIANCE REVIEW Variance Definition Variances are deviations from strict compliance of City Code provisions. The Board of Adjustment and Appeals may recommend issuance of a Variance upon determination of findings of fact and conclusions supporting the variance as established in Chapter 30.02, Subd. F of the City Code. Board of Zoning Adjustment and Appeals Hastings City Code Chapter 30.02 establishes the Board of Zoning Adjustment and Appeals and appoints the Planning Commission to facilitate the Board’s roles and duties. Applications for Variances require Board of Zoning Adjustment and Appeals review. Requested Variance – Minimum 15 Percent Roof Pitch for Residential Care Facilities Hastings City Code 155.07(E)(6) – requires all residential care facilities to have a roof pith of no less than 15 percent. A flat roof (zero percent pitch) is proposed for the subject building. Variance Review The Planning Commission may consider variances to the Zoning Code that are not contrary to the public interest where owing to special conditions, and where a literal enforcement of the provision of the City Code would result in practical difficulties. Variances may be granted providing the following has been satisfied: (1) Because of the particular physical surroundings, shape or topographic conditions of the land involved, a practical difficulty to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out; The developer seeks to minimize the height of the building to better conform to the low and mid density housing of the surrounding area. Shallow bedrock in the area affect to capacity to manage stormwater, the flat roof provides a mechanism for stormwater treatment impeded by the physical conditions of the land. (2) The conditions upon which the petition for a variance is based are unique to the tract of land for which the variance is sought and one not applicable, generally, to other property with the same zoning classification; The majority of the site is protected flood plain and developable areas are challenged by shallow bedrock, presenting a unique condition. (3) The purpose of the variance is not based exclusively upon a desire to increase the value or income potential of the parcel of land; Construction of a flat roof does not increase value or income to the property. (4) The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the vicinity in which the tract of land is located; Granting of the variance will not be detrimental to the public welfare or injurious to other land improvements in the vicinity. Diminishing the height of the building via construction of a flat roof will decrease the massing of the building. (5) The proposed variance will not impair an adequate supply of light and air to property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety or substantially diminish or impair property values within the vicinity; (Prior Code, §11.08) The property will not impair light, air, congestion, fire danger, public safety, or property values within the vicinity. (6) The variance is in harmony with the purposes and intent of ordinance; The ordinance provision was established to promote visual interest in building construction through the incorporation of a pitched roof. The architectural plans for the building incorporate variations in building height and façade relief to ensure goal of visual interest. (7) The variance is consistent with the comprehensive plan; The property is guided for high density residential development. The proposed use is consistent with the Comprehensive Plan. (8) The proposal puts the property to use in a reasonable manner; The proposal puts the property to use in a reasonable manner. (9) There are practical difficulties in complying with the official control. “Practical Difficulties” as used in connection with granting of a variance means that: (a) The property owner proposed to use the property in a reasonable manner not permitted by an official control Incorporation of a flat roof on a multi-family building is an acceptable and reasonable use. (b) The practical difficulty is caused by the provisions of this chapter and has not been created by any persons presently or formerly having an interest in the parcel of land; a practical difficulty is not present if the proposal could be reasonably accomplished under the current Ordinance requirements. The practical difficulty has not been created by the property owner. Currently, several natural conditions on the site affect our capacity to mitigate storm water efficiently and effectively. These conditions include the presence of shallow bedrock, low-lying topography, small allowable buildable area, and the proximity of a neighboring flood zone. The flat roof, as a solution, allows us the benefit of being able to directionally shed water across the entire footprint of the structure, and our design team utilizes this benefit to coordinate specific drop points on two of the building’s elevations with downspouts. These locations are critical with integrating into additional at-grade storm water management solutions to properly disperse of the water. A standard, sloped roof design would not have allowed us the benefit of directionally shedding water across the entirety of the building footprint. (c) The variance, if granted, will not alter the essential character of the locality. The variance would allow construction consistent with the zoning district. (d) Economic considerations alone do not constitute practical difficulties. The variance is not sought for economic considerations. (e) Practical difficulties include inadequate access to direct sunlight for solar systems Not applicable RECOMMENDATION Approval of the Variance is recommended subject to the above findings of fact in the Variance Review. ATTACHMENTS • Site Location Map • Project Development Data - Applicant Letter • Traffic Review - SRF • Preliminary Plat • Site Plan • Public Comments • Application LOCATION MAP PROJECT DEVELOPMENT DATA Parcel Basics The existing site is currently an undeveloped, 457,380 square foot (10.5 acre) parcel located at 1190 County Road 47, Hastings, MN 55033. The property is bounded by Dakota County Road 47 to the south, farmland to the west, Vermillion River on the north, and previously developed residential lots to the east. Program The site will be developed and finished to accommodate a three‐story, 75‐unit, senior housing structure whose focus will be to provide assisted living and memory care apartments to senior citizens, while supported by the full range of additional services provided by Jaybird Senior Living (“Jaybird”), the facility operator. The site will also include a series of amenities for the residents as well. These amenities include patios, gardens, dog run, and walking paths. The walking paths will also connect to the central site circulation as well as the public walking path located on the eastern and northern boarder of the site. Building Design The main building will be a three‐story wood frame structure over a concrete slab on grade foundation – a structural configuration and height implemented elsewhere in Hastings at developments such as Vermillion Shores located just south of this proposed development site. The ground floor will welcome residents and visitors through the main entrance with a covered drop‐off, house some of the building’s public spaces including commercial kitchen and dining rooms, pub, and administrative offices, and connection to the rest of the development amenities. Ground floor will also house a closed 15‐suite memory care wing. There will be ground floor covered parking for 29 spots, including 3 handicap accessible spots; covered parking is integral to the overall building structure. Levels two and three will contain another sixty (60) resident apartments primarily made up of one bedroom / one‐bath residences, with some studio options. Selected residences are provided with balconies and other unit amenities. On the second floor there will be a large community space, salon, and therapy area for residents. Each floor also contains spaces for health care attendants, and common area functions such as laundry (to supplement washer/ dryers available in most units). Exterior building materials will be masonry, painted siding, and E.I.F.S. [exterior finish and insulation system] and the structure will have a flat roof system. Gutters and downspouts will discharge on grade and into catch basins that will flow through storm water treatment areas – on grade and/or below grade – prior to exiting the site. Once again, storm water management plan, including collection, infiltration, rate control and discharge are fully explained and detailed within the submittal drawings. A preliminary floor plan design for your review is included as Exhibit A Miscellaneous Building Components Mechanical systems are primarily contained within the structure. Limited screening, where required, will be achieved by roof screens designed to coordinate with the building architecture. Site trash enclosure is not illustrated in the development plan and will not be used. Interior trash rooms are utilized in the facility plan, dumpsters will be rolled out on collection days, and back inside to trash rooms following pick up. Site deliveries will have a dedicated access door on the south side of the building. All building activities, trash removal, move‐in / move‐out are all achieved on the west side of the building. Neighborhood Meeting An open neighborhood meeting was held the evening of March 4, 2020 to introduce the project to area residents, summarize the development parameters, review preliminary designs and project images, and answer questions. The development team also wanted to be able to address any concerns the neighboring residents had within the content of the final submittal to the City of Hastings. The meeting lasted 90 minutes and was well attended by approximately 20 area residents, 12 of whom signed in and left contact information. During the meeting, following the project introduction, the development team answered a variety of questions regarding facility design and operational details, development offerings, proposed development schedule, and rental rates. Feedback by meeting attendees was overwhelmingly positive. There were some concerns voiced by a few meeting attendees, primarily around neighbors that were unhappy with the traffic levels, lack of traffic controls, and potential building height. There were a couple of additional minor concerns. The development team relayed the fact to those in attendance, that a traffic study had been completed in conjunction with the planning of Hastings Senior Living and that ultimately, any modification to traffic patterns or traffic controls would be guided by mandates prepared by city and county engineers. Furthermore, we assured residents we heard their additional concerns and believe we have addressed every one of their concerns in the redesign of the project, which is included in this application for review. Refer to Exhibit B for a letter to the City of Hastings responding to certain concerns among other development considerations. We plan to host another neighborhood meeting in advance of the public hearing at the end of October and early November. FACILITY OPERATIONS Jaybird Senior Living ‐ Proposed Operator The proposed operator of our senior housing community is Jaybird which is one of the largest healthcare management company in the Midwest. We expect rapid change in senior care over the next 5 – 10 years as senior housing continues to evolve from a focus on simply housing and hospitality to a more integrated delivery of medical and social care, especially in the wake of the recent Global Pandemic we recently experienced. We believe Jaybird will be the best option to provide the high‐quality care alternatives our residents deserve. Jaybird currently operates our 91‐unit senior housing community in Spirit Lake, IA (Keelson Harbour) and our 92‐unit senior housing community in Monticello, MN (Willows Landing). Jaybird is one of the largest operators in the Midwest with 70 communities and manages nearly 3,500 units throughout its portfolio. The portfolio includes Independent Living Communities, Assisted Living Communities, Memory Care Communities, Transitional Care Centers, and Adult Day Programs. Public Benefits of Senior Housing The proposed senior community will benefit the public by providing senior housing for the area so that seniors who have spent their lives in Hastings and the surrounding communities remain in the area. Many local seniors will be attracted by the health benefits of a senior housing community as an attractive alternative to the isolation of living alone and the burden of maintaining a home. The proposed facility will help to meet the current housing needs of seniors in the immediate area (several neighbors are on senior housing waiting lists), while also helping to meet the anticipated needs of unmet demand in the near future as projected by a recent independent market study. Senior Living is a great community partner – not only creating a place where people come to volunteer, but also housing people who are interested in contributing back to their surrounding community. Senior Housing residents participate in local churches, volunteer opportunities, and engage in the greater community. Senior Housing, and specifically the programs and activities promoted by Jaybird, also support local economic development since seniors typically prefer to shop in their familiar community. In addition, Jaybird brings stable, high quality jobs to the communities in which they operate. There is also no better neighbor than a senior citizen. They are light on the land, streets and park systems, yet senior communities create significant tax base without burdening infrastructure and school systems. Jaybird prefers this size of senior housing community like the proposed Hastings Senior Living since operational efficiencies are gained through larger developments when compared to smaller ones. Some of the operating benefits of a larger building are listed below: i. A larger facility can afford to offer a broader range of healthcare services, options, and amenities to Hastings seniors while limiting disruptive moves from one facility to another for additional care. ii. Creating a larger pool of care staff helps to support stable services for our residents. More hours of care and therefore staffing can be offered to provide more consistent employment, rather than a lot of part‐time positions that are more difficult to fill with qualified care givers. This is expected to be increasingly important if the current shortage of qualified nurses continues, as we expect, as our population ages. iii. A larger building allows for more competitive wages and benefits at all levels of staff which typically translates to better care for our residents. iv. A larger facility offers more apartment options, which reduces the chance that families have to split up (i.e. one spouse needs Memory Care and the other can live in an Assisted Living Unit, all under one roof) Additionally, this type of project also provides the public benefit of encouraging a turnover of single family housing in the area. When seniors move into these communities, neighborhoods typically experience younger families moving into the formerly senior owned housing stock which helps to revitalize these neighborhoods. Finally, in addition to construction jobs, Hastings Senior Living is expected to employ many people on site as care is provided to our residents 24 hours a day. The building is projected to employ over 30 individuals (FTEs) in a combination of full and part time positions. Traffic Review www.srfconsulting.com 1 Carlson Parkway North, Suite 150 | Minneapolis, MN 55447-4453 | 763.475.0010 Fax: 1.866.440.6364 An Equal Opportunity Employer SRF No. 13759 To: Michael Hoagberg From: Matthew Pacyna, PE, Principal Zach Toberna, EIT, Engineer Date: September 30, 2020 Subject: Hastings Senior Living Traffic Review; Hastings, MN Introduction As requested, SRF has completed a traffic review associated with the proposed senior living development in Hastings, Minnesota. The proposed development is north of the County Road 46/47 and across from Riverwood Drive. The main objectives of this review are to quantify the trip generation potential of the proposed development, understand potential impacts to the adjacent roadway network, and identify transportation considerations that may be necessary to accommodate the proposed development. The following information provides the assumptions, analysis, and review findings offered for consideration. Review Summary Based on our review, the following items were identified. 1. Proposed Development: The proposed development includes a total of 75-senior residential units, which includes 15 memory care and 60 assisted living type units. The site is currently zoned R-4 and guided as high density residential. 2. Site Trip Generation: A trip generation estimate for the proposed land use was developed for the a.m. and p.m. peak hours and on a daily basis using the ITE Trip Generation Manual, 10th Edition. Results of the trip generation estimate, shown in Table 1, indicates that the proposed development is expected to generate approximately 14 a.m. peak hour, 19 p.m. peak hour, and 195 daily trips into/out of the site. Table 1. Proposed Development Trip Generation Estimate Land Use Type (ITE Code) Size Weekday A.M Peak Hour Trips Weekday P.M Peak Hour Trips Daily Trips In Out In Out Memory/Assisted Living (254) 75 Beds 9 5 7 12 195 Michael Hoagberg September 30, 2020 Hastings Senior Living Traffic Review Page 2 3. Adjacent Development Trip Generation: The Vermillion Shores Apartment development, located in the southeast quadrant of the County Road 46/47 and West 31st Street intersection, started construction in Spring 2019 and is expected to be completed by the time the proposed senior living facility opens. The adjacent development is expected to generate approximately 27 a.m. peak hour, 33 p.m. peak hour, and 439 daily trips into/out of the study area. Table 2. Vermillion Shores Development Trip Generation Estimate Land Use Type (ITE Code) Size Weekday A.M Peak Hour Trips Weekday P.M Peak Hour Trips Daily Trips In Out In Out Low-Rise Multifamily Housing (220) 60 DU 6 21 21 12 439 4. ADT Volume Review: A review of average daily traffic (ADT) volumes within the study area was completed and is shown in Table 3. The review identifies primary roadways in the study area and their respective existing and projected (i.e. year 2040) estimated ADT volumes. Note that the existing and year 2040 ADT volume information is based on the Dakota County 2040 Comprehensive Plan and/or the Minnesota Department of Transportation (MnDOT). Estimated ADT volumes were developed by distributing the expected development daily traffic volumes throughout the area based on existing travel patterns and engineering judgement. The increase in traffic volumes associated with the proposed development is anticipated to be relatively small and all study area roadways are expected to remain within the estimated roadway capacity in the near term. However, the future year 2040 volumes along County Road 46/47 are pushing the capacity threshold of the existing facility type and an expansion to a four-/five-lane urban facility may be needed in the future. Appropriate planning should be incorporated into the proposed development plan to avoid significant impacts in the future should this expansion occur. Table 3. Study Area Roadway Traffic Volume Change Roadway Average Daily Traffic Volume (vehicles per day) Existing Existing w/ Development Year 2040 Roadway Capacity County Road 46/47 (West of Riverwood Drive) 10,800 11,075 13,900 14,000 to 15,000 County Road 46/47 (East of 31st Street) 10,800 11,175 13,900 14,000 to 15,000 31st Street 860 1,300 1,600 (1) 8,000 to 10,000 (1) Assumes a background growth rate of 1.5 percent; consistent with the Dakota County 2040 Comprehensive Plan. 5. Multimodal Considerations: There is an existing multi-purpose trail along the north side of County Road 46/47 from the Vermillion River to the proposed development property. This multi- purpose trail should be continued through the proposed development to provide future connectivity as the area develops. There is also an existing multi-purpose trail along the south side of County Road 46/47 between the Vermillion River and Village Trail. New north-south pedestrian crossings between the two trail facilities should be considered. Michael Hoagberg September 30, 2020 Hastings Senior Living Traffic Review Page 3 Conclusion There are no significant transportation impacts expected as a result of the proposed senior living facility from a volume perspective. J E A M J G 1 0 / 0 1 / 2 0 2 0 2 0 0 2 . 0 3 10/01/2020 S I T E P L A N R E V I E W SITE PLAN REVIEW© A R T E K T A i n c . P R O J E C T # : D A T E : D R A W N B Y : C H E C K E D B Y : WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T SNOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47HASTINGS, MINNESOTA 55033 I S S U E S / R E V I S I O N S C 0 0 1 C O V E R S H E E T 1 0 / 0 1 S I T E P L A N R E V H A S T I N G S S E N I O R L I V I N G 1 1 9 0 C O U N T Y R O A D N O . 4 7 H A S T I N G S , M N 5 5 0 3 3 I N D E X O F S H E E T S : C 0 0 1 C O V E R S H E E T C 1 0 1 R E M O V A L S P L A N C 2 0 1 C I V I L S I T E P L A N C 3 0 1 G R A D I N G P L A N C 4 0 1 U T I L I T Y P L A N C 5 0 1 E R O S I O N C O N T R O L P L A N C 6 0 1 D E T A I L S C 6 0 2 D E T A I L S C 6 0 3 E R O S I O N C O N T R O L D E T A I L S & S W P P P N A R R A T I V E L 1 0 1 P L A N T I N G P L A N L 1 0 2 D E T A I L S A 4 0 1 E X T E R I O R B U I L D I N G P E R S P E C T I V E S A 4 0 2 E X T E R I O R B U I L D I N G E L E V A T I O N S A N D I N F O R M A T I O N E 1 0 1 E L E C T R I C A L P H O T O M E T R I C P L A N G E N E R A L N O T E S : 1 . T O P O G R A P H I C S U R V E Y , I N C L U D I N G P R O P E R T Y L I N E S , L E G A L D E S C R I P T I O N , E X I S T I N G U T I L I T I E S , T O P O G R A P H Y W I T H S P O T E L E V A T I O N S A N D P H Y S I C A L F E A T U R E S W A S P R O V I D E D B Y : J O H N S O N & S C O F I E L D I N C . S U R V E Y I N G & E N G I N E E R I N G 1 1 1 2 H I G H W A Y 5 5 S U I T E 2 0 1 H A S T I N G S , M N 5 5 0 3 3 2 . C O N T R A C T O R S H A L L T A K E A L L N E C E S S A R Y P R E C A U T I O N S T O A V O I D P R O P E R T Y D A M A G E T O A D J A C E N T P R O P E R T I E S D U R I N G T H E C O N S T R U C T I O N O F T H I S P R O J E C T . 3 . G O P H E R S T A T E O N E C A L L D A M A G E P R E V E N T I O N S Y S T E M F O R B U R I E D U T I L I T I E S . 1 - 8 0 0 - 2 5 2 - 1 1 6 6 . 4 . C I T Y O F H A S T I N G S P U B L I C W O R K S C O N T A C T I N F O R M A T I O N : C I T Y O F H A S T I N G S P U B L I C W O R K S 1 2 2 5 P R O G R E S S D R I V E H A S T I N G S , M N 5 5 0 3 3 6 5 1 - 4 8 0 - 6 1 8 5 5 . N O C O N S T R U C T I O N M A Y B E G I N U N T I L E R O S I O N A N D S E D I M E N T C O N T R O L S A R E I N P L A C E A N D A P P R O V E D B Y T H E C I T Y . 6 . N O C O N S T R U C T I O N M A Y B E G I N U N T I L A P R E C O N S T R U C T I O N M E E T I N G I S H E L D W I T H T H E C I T Y . 7 . N O C H A N G E S S H A L L B E M A D E T O A P P R O V E D P L A N S W I T H O U T W R I T T E N C O N S E N T O F T H E C I T Y . 8 . I R R I G A T I O N S Y S T E M S R E Q U I R E S E P A R A T E L Y M E T E R E D S U P P L Y L I N E C O N N E C T E D T O T H E P U B L I C M A I N L I N E A N D P E R M I T T I N G T H R O U G H T H E C I T Y B U I L D I N G D E P A R T M E N T . 9 . P R E V A I L I N G S P E C I F I C A T I O N S : C I T Y O F H A S T I N G S S T A N D A R D S P E C S , M N M U T C D , M N D O T S P E C I F I C A T I O N S , C E A M S P E C I F I C A T I O N S . 1 0 . C I T Y O F H A S T I N G S W I L L I N S P E C T T H E C O N D I T I O N O F T H E E X I S T I N G D R I V E W A Y S , S I D E W A L K S , C U R B A N D G U T T E R , A N D O T H E R M U N I C I P A L F A C I L I T I E S L O C A T E D I N T H E P U B L I C R I G H T - O F - W A Y P R I O R T O T H E F I N A L A C C E P T A N C E O F T H E P R O J E C T . T H E C O N T R A C T O R W I L L B E H E L D R E S P O N S I B L E F O R A N Y D A M A G E S F O U N D , U N L E S S P R O V I D E D N O T I F I C A T I O N O F D A M A G E P R I O R T O T H E S T A R T O F T H E P R O J E C T . 1 1 . R Y A N S T E M P S K I W I L L C O O R D I N A T E I N S P E C T I O N S O N U T I L I T I E S , R O A D C O N S T R U C T I O N , A N D I N F R A S T R U C T U R E W I T H I N T H E C I T Y ' S R I G H T - O F - W A Y . P R O V I D E R Y A N A M I N I M U M O F 4 8 H O U R S O F A D V A N C E N O T I C E . R Y A N C A N B E R E A C H E D A T 6 5 1 - 4 8 0 - 2 3 6 8 . OWNERHEADWATERS DEVELOPMENT, LLCMICHAEL HOAGBERG17550 HEMLOCK AVENUELAKEVILLE, MN 55044EMAIL: mhoagberg@headwatersdevelopment.com DAKOTA COUNTY RD. NO. 47 P R O P E R T Y L O C A T I O N PROJECT CONTACTS BENCHMARK INFORMATION:BENCHMARK NO. 1 = DISC IN SOUTHEAST CORNER BRIDGE OVER VERMILLIONRIVER ON DAKOTA CO. ROAD NO. 47. ELEV = 796.72A R C H I T E C T A R T E K T A A R C H I T E C T S JE F F R E Y M O R R A U 26 R O B E R T S S T R E E T N O R T H S U I T E # A 1 9 0 FA R G O , N D 5 8 1 0 2 T E L : 7 0 1 - 5 2 6 - 3 6 9 3 E M A I L : j m @ a r t e k t a . c o m C I V I L E N G I N E E R D E S I G N T R E E E N G I N E E R I N G & L A N D S U R V E Y I N G M I C H A E L G E R B E R 3 3 3 9 W . S T . G E R M A I N S U I T E 2 5 0 S T . C L O U D , M N 5 6 3 0 1 T E L : 3 2 0 - 2 2 7 - 0 2 0 3 E M A I L : m j g @ d t e - l s . c o m . c o m L A N D S C A P E A R C H I T E C T C R A I G L A R S O N L A N D S C A P E A R C H I T E C T S C R A I G L A R S O N 9 0 1 9 T H S T R E E T S F A R G O , N D 5 8 1 0 3 T E L : 7 0 1 - 3 6 1 - 1 9 1 6 E M A I L : c r a i g @ c r a i g l a r s o n l a . c o m G E N E R A L C O N T R A C T O R E N G E L S M A C O N S T R U C T I O N , I N C . B R I A N T E E T E R S 7 1 1 9 3 1 S T A V E N M I N N E A P O L I S , M N 5 5 4 2 7 T E L : 7 6 3 - 5 3 6 - 9 2 0 0 E M A I L : b r i a n t @ e c i m n . c o m US 6 1 PLEASANT DRIVE I H E R E B Y C E R T I F Y T H A T T H I S P L A N M E E T S A L L C I T Y O F H A S T I N G S A N D V E R M I L L I O N R I V E R W A T E R S H E D R U L E S A N D R E G U L A T I O N S F O R S T O R M W A T E R V O L U M E C O N T R O L , S T O R M W A T E R R A T E C O N T R O L , A N D W A T E R Q U A L I T Y T R E A T M E N T R E Q U I R E M E N T S . D A T E : L I C E N S E # : P R I N T E D N A M E : M I C H A E L J . G E R B E R 5 6 6 5 3 X X / X X / 2 0 2 0 DEVELOPERMINT DEVELOPMENT CO.ROB BARSETEL: 612-499-6095EMAIL: rob@mintdevco.com OHE OHE OHE OHE OHE OHE O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E l l l l l l l l l l l l l l l l l 0 3 0 ' 6 0 ' N O T E S : 1 . E X I S T I N G C O N D I T I O N S A N D T O P O G R A P H I C I N F O R M A T I O N P R O V I D E D B Y : J O H N S O N & S C O F I E L D I N C . S U R V E Y I N G A N D E N G I N E E R I N G 1 1 1 2 H I G H W A Y 5 5 , S U I T E 2 0 1 H A S T I N G S , M N 5 5 0 3 3 T E L : 6 5 1 - 4 3 8 - 0 0 0 0 2 . C O N T R A C T O R S H A L L F I E L D V E R I F Y A L L B U I L D I N G D I M E N S I O N S A N D R E M O V A L L I M I T S P R I O R T O A N Y C O N S T R U C T I O N . 3 . S A W C U T B I T U M I N O U S P A V E M E N T F U L L D E P T H A T A L L T I E - I N L O C A T I O N S . 4 . T H E L O C A T I O N S A N D E L E V A T I O N S O F T H E E X I S T I N G U T I L I T I E S S H O W N H E R E I N A R E A P P R O X I M A T E . T H E Y H A V E B E E N P L O T T E D F R O M A V A I L A B L E S U R V E Y S A N D / O R R E C O R D S . T H E C O N T R A C T O R I S R E S P O N S I B L E F O R F I E L D V E R I F Y I N G L O C A T I O N A N D E L E V A T I O N T O E N S U R E T H A T A N Y E X I S T I N G U T I L I T I E S ( S H O W N O R N O T S H O W N ) A R E N O T D A M A G E D D U R I N G C O N S T R U C T I O N . 5 . A L L U T I L I T I E S A N D S E R V I C E S S H O W N O R N O T S H O W N S H A L L B E R E M O V E D O R A B A N D O N E D W I T H I N T H E H O M E S T E A D A R E A . C O O R D I N A T E W I T H L O C A L G A S C O M P A N Y , U T I L I T Y C O M P A N Y , O R P R O P E R A U T H O R I T I E S P R I O R T O R E M O V A L O R A B A N D O N I N G , U N L E S S O T H E R W I S E N O T E D . 6 . A L L S I G N I F I C A N T T R E E S A S D E F I N E D B Y T H E H A S T I N G S T R E E P R E S E R V A T I O N G U I D E L I N E S N O T M A R K E D F O R R E M O V A L S H A L L B E P R O T E C T E D D U R I N G C O N S T R U C T I O N . 7 . G O P H E R S T A T E O N E C A L L D A M A G E P R E V E N T I O N S Y S T E M F O R B U R I E D U T I L I T I E S . 1 - 8 0 0 - 2 5 2 - 1 1 6 6 . REMOVE AND CLEAR EXISTING HOMESTEAD SITE(INCLUDING, BUT NOT LIMITED TO BUILDING,DECKS, SHEDS, CONCRETE SIDEWALKS, APRON,BITUMINOUS PAVEMENT, AND ASSOCIATEDUTILITY SERVICES)SAWC U T E X I S T I N G B I T U M I N O U S P A V E M E N T AT ED G E O F C O U N T Y R O A D N O . 4 7 REMOVE EXISTING18" CULVERT C 1 0 1 R E M O V A L S P L A N 1 0 / 0 1 S I T E P L A N R E V J E A M J G 1 0 / 0 1 / 2 0 2 0 2 0 0 2 . 0 3 10/01/2020 S I T E P L A N R E V I E W SITE PLAN REVIEW© A R T E K T A i n c . P R O J E C T # : D A T E : D R A W N B Y : C H E C K E D B Y : WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T SNOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47HASTINGS, MINNESOTA 55033 I S S U E S / R E V I S I O N S D A K O T A C O U N T Y R O A D N O . 4 7 100-YEARFLOOD LINE 1 0 0 - Y E A R F L O O D L I N E CLEAR AND GRUB BRUSH AREA,SAVE SIGNIFICANT TREES NEAR PROPERTY LINE R E M O V E T R E E S R E M O V E T R E E S REMOVE TREESREMOVE TREE C L E A R A N D G R U B U N D E R B R U S H S I G N I F I C A N T T R E E R E M O V A L T Y P E Q U A N T I T Y 8 " D I A . H A R D W O O D D E C I D U O U S 4 1 2 " D I A S O F T W O O D D E C I D U O U S 2 1 2 ' T A L L C O N I F E R O U S 6 B E N C H M A R K I N F O R M A T I O N : B E N C H M A R K N O . 1 = D I S C I N S O U T H E A S T C O R N E R B R I D G E O V E R V E R M I L L I O N R I V E R O N D A K O T A C O . R O A D N O . 4 7 . E L E V = 7 9 6 . 7 2 5 0 . 0 0 E X I S T . R / W 5 0 . 0 0 T R A I L E A S E M E N T RE M O V E T R E E OHE OHE OHE OHE OHE OHE O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E NO P A R K I N G N O P A R K I N G NO PARKING P R O P E R T Y I N F O R M A T I O N T O T A L P R O P E R T Y A R E A 1 0 . 5 0 2 A C D I S T U R B E D A R E A 3 . 6 ± A C E X I S T I N G I M P E R V I O U S A R E A 0 . 1 1 5 A C P R O P O S E D I M P E R V I O U S A R E A 1 . 9 1 5 A C N E T I N C R E A S E I M P E R V I O U S A R E A 1 . 8 0 0 A C L E G E N D P R O P O S E D B I T U M I N O U S P A V E M E N T P R O P O S E D P E R M E A B L E S U R F A C E S E C T I O N P R O P O S E D N O N - R E I N F O R C E D C O N C R E T E P R O P O S E D R E I N F O R C E D C O N C R E T E P R O P O S E D C U R B A N D G U T T E R P R O P O S E D R E T A I N I N G W A L L P R O P O S E D T R A F F I C C O N T R O L S I G N A G E P R O P O S E D P A I N T E D D I R E C T I O N A L A R R O W P R O P O S E D P A I N T E D A C C E S S I B L E P A R K I N G S Y M B O L N O T E S : 1 . A L L D I M E N S I O N S S H O W N A R E T O F L O W L I N E , C E N T E R L I N E O F F E N C E , O R E D G E O F P A V E M E N T , U N L E S S O T H E R W I S E N O T E D . 2 . C O N T R A C T O R S H A L L V E R I F Y A L L P L A N A N D D E T A I L D I M E N S I O N S P R I O R T O C O N S T R U C T I O N . 3 . A L L C R O S S W A L K S T R I P I N G S H A L L B E W H I T E I N C O L O R . 4 . A L L I N T E R I O R P A R K I N G S T A L L S T R I P I N G S H A L L B E 4 " A N D Y E L L O W I N C O L O R . 5 . A C C E S S I B L E P A R K I N G S T A L L S T R I P I N G , A C C E S S A I S L E , A N D S Y M B O L S H A L L B E P A I N T E D I N A C C O R D A N C E W I T H L O C A L A U T H O R I T Y R E Q U I R E M E N T S . 6 . C O N S T R U C T P E D E S T R I A N R A M P S P E R M N D O T S T A N D A R D P L A N N O . 5 - 2 9 7 . 2 5 4 . 7 . T R A I L A L I G N M E N T W I T H I N 1 0 0 - Y E A R F L O O D A R E A S H O W N F O R R E F E R E N C E O N L Y . F I N A L A L I G N M E N T T O B E F I E L D V E R I F I E D T O A V O I D T R E E R E M O V A L . 8 . G O P H E R S T A T E O N E C A L L D A M A G E P R E V E N T I O N S Y S T E M F O R B U R I E D U T I L I T I E S . 1 - 8 0 0 - 2 5 2 - 1 1 6 6 . 1 2 C O N C R E T E S T O O P ( S E E A R C H I T E C T U R A L ) B 6 1 2 C U R B & G U T T E R C O N C R E T E I N T E G R A L S I D E W A L K ( S E E C I V I L D E T A I L S ) C O N C R E T E P A D F O R T R A S H E N C L O S U R E I N F I L T R A T I O N B A S I N 2 ' W I D E C O N C R E T E V A L L E Y G U T T E R C I P T R E N C H D R A I N T H R O U G H S I D E W A L K A C C E S S I B L E P E D E S T R I A N R A M P ( S E E N O T E 6 ) B O L L A R D P A I N T E D M E S S A G E A N D D I R E C T I O N A L A R R O W S P A T I O R A I L I N G C O N C R E T E S T E P S L I G H T P O L E ( S E E E L E C T R I C A L ) C O N C R E T E O R P A V E R P A T I O 6 ' B I T U M I N O U S W A L K I N G P A T H C I P R E T A I N I N G W A L L ( S E E A R C H I T E C T U R A L ) M O D U L A R B L O C K R E T A I N I N G W A L L F U T U R E R O A D I M P R O V E M E N T S ( B Y O T H E R S ) 6 ' C H A I N L I N K F E N C E D I N D O G P A R K P R E F A B R I C A T E D T R E N C H D R A I N C O N S T R U C T 4 ' C U R B C U T R A I N G U A R D I A N D 4 1 2 C U R B & G U T T E R 3 K E Y N O T E S : 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 P A R K I N G I N F O R M A T I O N I N T E R I O R P A R K I N G S T A L L S 2 6 S T A L L S I N T E R I O R A C C E S S I B L E S T A L L S 3 S T A L L S T O T A L I N T E R I O R S T A L L S 2 9 S T A L L S E X T E R I O R P A R K I N G S T A L L S 4 2 S T A L L S E X T E R I O R A C C E S S I B L E S T A L L S 4 S T A L L S T O T A L E X T E R I O R S T A L L S 4 6 S T A L L S T O T A L S T A L L S 7 5 S T A L L S C 2 0 1 C I V I L S I T E P L A N 1 0 / 0 1 S I T E P L A N R E V J E A M J G 1 0 / 0 1 / 2 0 2 0 2 0 0 2 . 0 3 10/01/2020 S I T E P L A N R E V I E W SITE PLAN REVIEW© A R T E K T A i n c . P R O J E C T # : D A T E : D R A W N B Y : C H E C K E D B Y : WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T SNOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47HASTINGS, MINNESOTA 55033 I S S U E S / R E V I S I O N S 0 3 0 ' 6 0 ' D A K O T A C O U N T Y R O A D N O . 4 7 100-YEARFLOOD LINE 1 0 0 - Y E A R F L O O D L I N E 7 311 8 6 20.00(TYP)24.0010.00 (TYP) 1 1 13 1624.005 . 8 9 1 0 . 0 0 2 4 . 0 0 1 8 . 0 0 6 . 0 0 12.00 20.0020.0020.00(TYP) 2 0 . 0 0 ( T Y P ) 1 9 . 0 0 ( T Y P ) 10.00(TYP) 10 . 0 0 (T Y P ) 2 4 . 0 0 1 4 . 6 9 2 4 . 0 0 6 . 0 0 6 . 0 0 1 1 0 . 8 3 2 4 . 0 0 1 4 . 0 0 1 0 . 0 0 1 9 . 3 1 1 3 . 3 1 2 9 . 3 0 9 . 4 6 6 . 0 0 6. 4 3 31 . 3 0 2 4 . 0 0 10.2821.001 0 . 0 0 10.005.00 6 . 0 0 R5.00R5.00R2.50 R 5 . 0 0 R 5 . 0 0 R 5 . 0 0 R 1 5 . 0 0 R 3 6 . 0 0 R 1 2 . 0 0 R 3 6 . 0 0 R 1 0 . 0 0 R12. 0 0 R20.00 R 1 2 4 . 0 0 R24.00 R 2 5 . 8 1 R 4 0 . 0 0 1 11 1 1 1 2 2 2 2 2 2 3 3 3 3 4 5 6 7 7 8 8 8 9 1 1 1 1 1 2 14 1 4 6 . 0 0 6.00 6 . 0 0 1 5 1 5 5 0 . 0 0 E X I S T I N G R / W 1 7 1 6 1 6 1 6 17 1 8 18 2 4 . 0 0 20 . 0 0 R5.00 R 5 . 0 0 R2.50 2 4 . 0 0 1 6 1 6 1 1 S T O P D O N O T E N T E R S I G N L E G E N D S 1 S 2 S 3 S 4 S 5 S 6 P A R K I N G N O P A R K I N G 1 9 . 0 0 ( T Y P . ) 1 4 1 4 6 6 666 6 77 7 7 7 8 15R41.196 . 0 0 8.005.00 5 6 . 0 0 30.00 26.00 1 5 . 0 0 5 6 . 0 0 3 0 . 0 0 5 . 0 0 1 9 1 9 1 S 4 S4 S43 S 5 S 5 1 0 0 . 0 0 50.00 2 0 2 0 55 2 1 21 21 21 2 1 2 1 10 1 0 1 0 1 0 1 0 1 0 1 0 1 1 1 1 5 1 5 1 5 6 . 0 0 S 6 P R I V A T E T R A I L 22 2 2 6 0 . 0 0 P R O P O S E D R / W EXIS T I N G R/W L I N E P R O P O S E D R / W L I N E P A I N T E D C E N T E R L I N E O F R O A D W A Y 5 . 8 7 5 0 . 0 0 T R A I L E A S E M E N T 30.33 9 . 1 7 7 . 6 2 1 4 . 5 5 R50.00 R3.0048.00 R50.00 R15.0012.48 11.71 2 3 23 2 OHE OHE OHE OHE OHE OHE O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E NO P A R K I N G N O P A R K I N G NO PARKING 7 9 7 795796797798799800799800796797798799801802803804801 801 801 801803 8 0 2 80 0 7 9 9 80 1 802 7 9 5 801 8 0 1 8 0 0 7 9 8 799 797 8 0 0 7 9 8 7 9 9 80 1 802801802803 8 0 1 8 0 1 . 3 0 8 0 2 . 0 0 T W 8 0 1 . 5 8 804.00 803.75 801.05 800.17 800.40799.75 800.00 800.00800.25 800.38 800.55 800.84800.84801.00 801.30800.95 800.95801.30 801.3080 1 . 3 0 800.96800.87800.91 8 0 1 . 0 6 8 0 1 . 3 0 8 0 1 . 7 3 8 0 2 . 0 0 8 0 2 . 0 0 8 0 1 . 7 3 8 0 1 . 3 0 8 0 0 . 8 6 800.80 800.70800.82801.00 8 0 0 . 4 0 8 0 0 . 3 0 8 0 0 . 2 5 8 0 0 . 2 5 8 0 0 . 2 5 8 0 1 . 3 6 8 0 2 . 2 5 8 0 2 . 0 9 8 0 1 . 6 9 8 0 0 . 8 9 8 0 0 . 7 5 8 0 0 . 8 1 8 0 1 . 0 6 8 0 1 . 0 6 8 0 0 . 8 3 8 0 0 . 6 9 8 0 0 . 4 4 8 0 0 . 9 2 8 0 0 . 9 2 8 0 1 . 0 0 8 0 1 . 3 0 8 0 0 . 6 7 8 0 0 . 5 4 8 0 0 . 5 1 8 0 0 . 5 5 8 0 1 . 0 1 8 0 0 . 7 4 8 0 1 . 4 0 8 0 1 . 4 0 8 0 1 . 1 0 8 0 0 . 2 5 8 0 0 . 2 5 8 0 0 . 5 5 8 0 0 . 2 5 8 0 0 . 2 7 8 0 0 . 4 6 8 0 0 . 9 2 8 0 0 . 4 4 8 0 0 . 2 6 8 0 0 . 2 5 8 0 0 . 2 5 8 0 1 . 7 0 T W 7 9 8 . 0 0 B W 801.84 801.84 8 0 1 . 3 0 T W 7 9 8 . 0 0 B W 8 0 1 . 2 4 8 0 1 . 7 0 T W 798.00 B W 7 9 7 . 0 0 800.75 800.84 799.50798.00 798.00 7 9 7 . 0 0 8 0 1 . 7 4 8 0 1 . 7 3 T W 7 9 8 . 0 0 B W 7 9 8 . 0 0 B W 7 9 7 . 8 0 7 9 7 . 8 0 7 9 8 . 0 0 7 9 8 . 0 0 B W 8 0 1 . 9 0 T W 798.00802.00 8 0 1 . 7 0 800.40 800.00 N O T E S : 1 . T H E L O C A T I O N S A N D E L E V A T I O N S O F T H E E X I S T I N G U T I L I T I E S S H O W N H E R E I N A R E A P P R O X I M A T E . T H E Y H A V E B E E N P L O T T E D F R O M A V A I L A B L E S U R V E Y S A N D / O R R E C O R D S . T H E C O N T R A C T O R I S R E S P O N S I B L E F O R F I E L D V E R I F Y I N G L O C A T I O N A N D E L E V A T I O N T O E N S U R E T H A T A N Y E X I S T I N G U T I L I T I E S ( S H O W N O R N O T S H O W N ) A R E N O T D A M A G E D D U R I N G C O N S T R U C T I O N . 2 . S I D E W A L K S S H A L L M E E T A D A R E Q U I R E M E N T S , A N D S H A L L N O T E X C E E D 2 . 0 0 % C R O S S S L O P E , O R 5 . 0 0 % L O N G I T U D I N A L S L O P E . 3 . C O N C R E T E E N T R A N C E S A N D A P P R O A C H E S S H A L L N O T E X C E E D 2 . 0 0 % C R O S S S L O P E I N S I D E W A L K A R E A S . 4 . A C C E S S I B L E P A R K I N G S T A L L S S H A L L M E E T A D A R E Q U I R E M E N T S , A N D S H A L L N O T E X C E E D 2 . 0 0 % C R O S S S L O P E I N A L L D I R E C T I O N S . 6 . C O N S T R U C T P E D E S T R I A N R A M P S P E R M N D O T S T A N D A R D P L A N N O . 5 - 2 9 7 . 2 5 4 . 7 . A L L S I T E W O R K S H A L L B E P E R F O R M E D I N A C C O R D A N C E W I T H T H E R E C O M M E N D A T I O N S I N T H E G E O T E C H N I C A L E V A L U A T I O N R E P O R T D A T E D M A Y 1 5 , 2 0 2 0 B Y B R A U N I N T E R T E C . 8 . A L L E X C E S S O R W A S T E M A T E R I A L G E N E R A T E D A S P A R T O F C O N S T R U C T I O N S H A L L B E R E M O V E D F R O M T H E S I T E A N D D I S P O S E D O F I N A C C O R D A N C E W I T H S T A T E A N D L O C A L R E Q U I R E M E N T S . 9 . T R A I L A L I G N M E N T A N D G R A D E W I T H I N 1 0 0 - Y E A R F L O O D A R E A S H O W N F O R R E F E R E N C E O N L Y . F I N A L A L I G N M E N T T O B E F I E L D V E R I F I E D T O A V O I D T R E E R E M O V A L . F I N A L G R A D E T O B E F I E L D V E R I F I E D T O N O T A L T E R 1 0 0 - Y E A R F L O O D A R E A C A P A C I T Y . T R A I L S H A L L B E C O N S T R U C T E D I N A C C O R D A N C E T O A D A R E Q U I R E M E N T S . 1 0 . I N A D D I T I O N T O T H E S E P L A N S , A S T O R M W A T E R M A N A G E M E N T S T U D Y H A S B E E N P R O V I D E D . T H E C O N T R A C T O R S H A L L R E V I E W T H E S T O R M W A T E R B O O K A N D U S E T H E I N F O R M A T I O N T O C O M P L Y W I T H A L L S T A T E A N D L O C A L R E Q U I R E M E N T S . 1 1 . I N F I L T R A T I O N A R E A S S H A L L N O T B E E X C A V A T E D T O F I N A L G R A D E U N T I L T H E C O N T R I B U T I N G D R A I N A G E A R E A H A S B E E N C O N S T R U C T E D A N D S T A B L I Z E D . O N L Y L O W I M P A C T T R A C K E Q U I P M E N T S H A L L B E U S E D W I T H I N I N F I L T R A T I O N A R E A S . 1 2 . G O P H E R S T A T E O N E C A L L D A M A G E P R E V E N T I O N S Y S T E M F O R B U R I E D U T I L I T I E S . 1 - 8 0 0 - 2 5 2 - 1 1 6 6 . P R O P O S E D B U I L D I N G F F E = 8 0 2 . 0 0 G R A D E B R E A K G R A D E B R E A K GRADE BREAK X X X X . X X G R A D I N G L E G E N D = E X I S T I N G M A J O R C O N T O U R = E X I S T I N G M I N O R C O N T O U R = E X I S T I N G C O N T O U R L A B E L = P R O P O S E D M A J O R C O N T O U R = P R O P O S E D M I N O R C O N T O U R = P R O P O S E D C O N T O U R L A B E L = S U R F A C E F L O W D I R E C T I O N = E X I S T I N G S P O T E L E V A T I O N * = P R O P O S E D S P O T E L E V A T I O N * * S P O T E L E V A T I O N S A L O N G C U R B & G U T T E R A N D O T H E R R E V E A L S A R E T O F L O W L I N E , U N L E S S O T H E R W I S E N O T E D . 1 0 0 1 2 M A T C H I N T O E X I S T I N G B I T U M I N O U S P A V E M E N T T I P P E D C U R B A N D G U T T E R A C C E S S I B L E P E D E S T R I A N R A M P ( S E E N O T E 6 ) R A I N G U A R D I A N C O N S T R U C T 4 ' C U R B C U T 2 . 0 0 % M A X . C R O S S S L O P E , 5 . 0 0 % M A X . L O N G I T U D I N A L S L O P E , M A T C H E X I S T I N G G R A D E S A D J U S T M A N H O L E T O F I N I S H G R A D E 3 K E Y N O T E S : 4 1 1 2 2 2 2 2 3 3 34 5 5 1 8 " F E S W / T R A S H G U A R D I N V : 7 9 8 . 3 8 1 8 " F E S W / T R A S H G U A R D I N V : 7 9 8 . 0 0 C 3 0 1 G R A D I N G P L A N 1 0 / 0 1 S I T E P L A N R E V J E A M J G 1 0 / 0 1 / 2 0 2 0 2 0 0 2 . 0 3 10/01/2020 S I T E P L A N R E V I E W SITE PLAN REVIEW© A R T E K T A i n c . P R O J E C T # : D A T E : D R A W N B Y : C H E C K E D B Y : WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T SNOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47HASTINGS, MINNESOTA 55033 I S S U E S / R E V I S I O N S 0 3 0 ' 6 0 ' D A K O T A C O U N T Y R O A D N O . 4 7 2 6 6 6 6 6 6 6 6 G R A D E S W A L E GRADE SWALE555 3 7 7 5 5 ' W I D E O U T L E T S W A L E I N V : 7 9 6 . 7 5 5' WIDE OUTLET SWALEINV:796.755' WIDE OUTLET SWALEINV:796.75INFILTRATION BASIN IB-1BOTTOM EL:796.00TOP EL:799.00100-YR HWL:798.58 INFILTRATION BASIN IB-2BOTTOM EL:795.00TOP EL:797.00100-YR HWL:796.60 I N F I L T R A T I O N B A S I N I B - 3 B O T T O M E L : 7 9 5 . 0 0 T O P E L : 7 9 7 . 0 0 1 0 0 - Y R H W L : 7 9 6 . 8 1 B E N C H M A R K I N F O R M A T I O N : B E N C H M A R K N O . 1 = D I S C I N S O U T H E A S T C O R N E R B R I D G E O V E R V E R M I L L I O N R I V E R O N D A K O T A C O . R O A D N O . 4 7 . E L E V = 7 9 6 . 7 2 PERMEABLE SURFACE SECTION UG-1BOTTOM STONE EL:796.00 P E R M E A B L E S U R F A C E S E C T I O N U G - 2 B O T T O M S T O N E E L : 7 9 6 . 0 0 3 U N D E R G R O U N D I N F I L T R A T I O N S Y S T E M U G - 3 OHE OHE OHE OHE OHE OHE O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E l l l l l l l l l l l l l l l l l NO P A R K I N G N O P A R K I N G NO PARKING > > l l l l l l l l l l > > = E X I S T I N G H Y D R A N T = E X I S T I N G C U R B S T O P = E X I S T I N G G A T E V A L V E = E X I S T I N G S A N I T A R Y M A N H O L E = E X I S T I N G C L E A N O U T = E X I S T I N G S T O R M M A N H O L E = E X I S T I N G C A T C H B A S I N = E X I S T I N G C U L V E R T A P R O N = E X I S T I N G W A T E R L I N E = E X I S T I N G S A N I T A R Y L I N E = E X I S T I N G S T O R M L I N E N O T E S : 1 . T H E L O C A T I O N S A N D E L E V A T I O N S O F T H E E X I S T I N G U T I L I T I E S S H O W N H E R E I N A R E A P P R O X I M A T E . T H E Y H A V E B E E N P L O T T E D F R O M A V A I L A B L E S U R V E Y S A N D / O R R E C O R D S . T H E C O N T R A C T O R I S R E S P O N S I B L E F O R F I E L D V E R I F Y I N G L O C A T I O N A N D E L E V A T I O N T O E N S U R E T H A T A N Y E X I S T I N G U T I L I T I E S ( S H O W N O R N O T S H O W N ) A R E N O T D A M A G E D D U R I N G C O N S T R U C T I O N . 2 . C O N T R A C T O R S H A L L V E R I F Y A N D C O O R D I N A T E B U I L D I N G U T I L I T Y C O N N E C T I O N S I Z E S , L O C A T I O N S , A N D E L E V A T I O N S W I T H P L U M B I N G , M E C H A N I C A L , A N D E L E C T R I C A L C O N T R A C T O R S . 3 . A L L W A T E R P I P I N G S H A L L B E B U R I E D A M I N I M U M O F 8 ' . 4 . S E E W A T E R D E T A I L S F O R A D D I T I O N A L I N F O R M A T I O N . 5 . W A T E R L I N E S S H A L L M A I N T A I N A M I N I M U M O F 1 0 ' O F S E P A R A T I O N F R O M S A N I T A R Y S E W E R A N D S T O R M S E W E R I N F R A S T R U C T U R E . 6 . S A N I T A R Y S E W E R C L E A N O U T S S H A L L B E P R O V I D E D W I T H I N 5 ' O F T H E B U I L D I N G F O R U N I T ' S C O N N E C T I O N . 7 . S A N I T A R Y S E W E R C L E A N O U T S P A C I N G S H A L L N O T E X C E E D 9 0 ' . 8 . S A N I T A R Y S E W E R S E R V I C E S S H A L L H A V E A M I N I M U M O F 2 . 0 0 % G R A D E . 9 . S E E S A N I T A R Y S E W E R D E T A I L S F O R A D D I T I O N A L I N F O R M A T I O N . 1 0 . A L L C O N S T R U C T I O N A N D M A T E R I A L S S H A L L B E I N A C C O R D A N C E W I T H T H E M I N N E S O T A S T A T E P L U M B I N G C O D E . 1 1 . A L L P I P I N G S H A L L B E T E S T E D I N A C C O R D A N C E W I T H T H E M I N N E S O T A S T A T E P L U M B I N G C O D E . 1 2 . A L L I M P R O V E M E N T S S H A L L R E M A I N V I S I B L E F O R I N S P E C T I O N . 1 3 . G O P H E R S T A T E O N E C A L L D A M A G E P R E V E N T I O N S Y S T E M F O R B U R I E D U T I L I T I E S . 1 - 8 0 0 - 2 5 2 - 1 1 6 6 = P R O P O S E D H Y D R A N T = P R O P O S E D C U R B S T O P = P R O P O S E D G A T E V A L V E = P R O P O S E D S A N I T A R Y M A N H O L E = P R O P O S E D C L E A N O U T = P R O P O S E D S T O R M M A N H O L E = P R O P O S E D C A T C H B A S I N = P R O P O S E D C U L V E R T A P R O N = P R O P O S E D W A T E R L I N E = P R O P O S E D S A N I T A R Y L I N E = P R O P O S E D S T O R M L I N E = P R O P O S E D U N D E R D R A I N C O D l U T I L I T Y L E G E N D l> C 4 0 1 U T I L I T Y P L A N 1 0 / 0 1 S I T E P L A N R E V J E A M J G 1 0 / 0 1 / 2 0 2 0 2 0 0 2 . 0 3 10/01/2020 S I T E P L A N R E V I E W SITE PLAN REVIEW© A R T E K T A i n c . P R O J E C T # : D A T E : D R A W N B Y : C H E C K E D B Y : WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T SNOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47HASTINGS, MINNESOTA 55033 I S S U E S / R E V I S I O N S 0 3 0 ' 6 0 ' 18" FES W/ TRASH GUARDINV:801.00 18" FE S W / T R A S H G U A R D INV:8 0 0 . 7 4 1 8 " F E S W / T R A S H G U A R D I N V : 7 9 8 . 3 8 1 8 " F E S W / T R A S H G U A R D I N V : 7 9 8 . 0 0 40 LF - 18" RCP@ 0.50% 6 4 L F - 1 8 " R C P @ 0 . 5 0 % INFILTRATION BASIN IB-1BOTTOM EL:796.00TOP EL:799.00100-YR HWL:798.47 INFILTRATION BASIN IB-2BOTTOM EL:795.00TOP EL:797.00100-YR HWL:796.60 I N F I L T R A T I O N B A S I N I B - 3 B O T T O M E L : 7 9 5 . 0 0 T O P E L : 7 9 7 . 0 0 1 0 0 - Y R H W L : 7 9 6 . 8 1 D A K O T A C O U N T Y R O A D N O . 4 7 4 " P V C S A N I T A R Y S E W E R S E R V I C E @ 2 . 0 0 % M I N . 4" SCH 40 PVC S A N I T A R Y SEWE R S E R V I C E @ 2 . 0 0 % M I N . 4" SC H 4 0 P V C S A N I T A R Y S E W E R S E R V I C E @ 2 . 0 0 % M I N . 8 " P V C S A N I T A R Y S E W E R S E R V I C E @ 2 . 0 0 % M I N . 1 0 " P V C C 9 0 0 W A T E R S E R V I C E @ 8 ' M I N . B U R Y 6" FIRE SUP P R E S S I O N SERVICE W/ 6" G A T E V A L V E 4 " D O M E S T I C W A T E R SER V I C E W / 4 " G A T E V A L V E 6 " P V C C 9 0 0 H Y D R A N T L E A D @ 8 ' M I N . B U R Y 6 " H Y D R A N T A S S E M B L Y 6" PVC C900 HYDRANT LEAD@ 8' MIN. BURY 6" HYDRANT ASSEMBLY AD-1RIM:798.35INV:796.10 A D - 2 R I M : 8 0 1 . 5 0 I N V : 7 9 6 . 8 8 78 LF - 8" SCH 40PVC @1.00%10 LF - 8" SCH 40PVC @1.00%8" FES W/ TRASH GUARDINV:796.00 P R E F A B R I C A T E D T R E N C H D R A I N R I M : 8 0 1 . 6 0 I N V : 8 0 0 . 6 0 A D - 3 R I M : 8 0 2 . 9 0 I N V : 7 9 9 . 3 0 A D - 4 R I M : 8 0 1 . 5 0 I N V : 7 9 7 . 7 5 N W I N V : 7 9 6 . 0 0 N E A D - 5 R I M : 8 0 1 . 5 0 C O N N E C T T O S Y S T E M 8 " C L E A N O U T 8 " - 4 5 ° B E N D 8 " x 6 " W Y E 1 1 L F - 6 " S C H 4 0 P V C @ 1 . 0 0 % C O N N E C T T O S Y S T E M 4 L F - 1 8 " C U L V E R T @ 0 . 0 0 % S Y S T E M O U T L E T C O N N E C T I O N I N V : 7 9 8 . 7 5 1 2 L F - 6 " C U L V E R T @ 1 . 0 0 % 6 4 L F - 8 " S C H 4 0 P V C @ 1 . 0 0 % R O O F D R A I N C O N N E C T I O N ( 2 ) 8 " 4 5 ° B E N D S O U T L E T P E N E T R A T I O N T H R O U G H R E T A I N I N G W A L L I N V : 7 9 8 . 1 3 5 ' W I D E O U T L E T S W A L E I N V : 7 9 6 . 7 5 5' WIDE OUTLET SWALEINV:796.755' WIDE OUTLET SWALEINV:798.7512" RAIN GUARDIAN BUNKERPRETREATMENT DEVISE 6" 11 14° BEND 1 0 " - 1 1 1 4 ° B E N D 4 " C L E A N O U T ( T Y P . ) 8 " C L E A N O U T 8 " 1 1 1 4 ° B E N D 8 " x 4 " W Y E C O N N E C T T O E X I S T I N G 1 2 " S A N S E W E R 1 2 " x 8 " W Y E W / R I S E R F I E L D V E R I F Y L O C A T I O N , E L E V A T I O N , S I Z E , A N D M A T E R I A L W E T T A P E X I S T I N G 1 0 " W A T E R M A I N 1 0 " x 1 0 " W E T T A P 1 0 " G A T E V A L V E A T P R O P E R T Y L I N E F I E L D V E R I F Y L O C A T I O N , E L E V A T I O N , S I Z E , A N D M A T E R I A L A D - 6 R I M : 8 0 1 . 0 0 I N V : 7 9 8 . 0 0 2 0 L F - 8 " P V C @ 1 . 0 0 % 8 " F E S W / T R A S H G U A R D I N V : 7 9 7 . 8 0 2 6 2 L F - 4 " P E R F . D R A I N T I L E @ 0 . 0 0 % I N V : 7 9 8 . 0 0 1 1 7 L F - 4 " P E R F . D R A I N T I L E @ 0 . 0 0 % I N V : 7 9 8 . 0 0 4 " C L E A N O U T ( T Y P . ) 4 " x 4 " W Y E 4 " C L E A N O U T ( T Y P . ) PERMEABLE SURFACE SECTION UG-1BOTTOM STONE EL:796.00100-YR HWL:800.0882 LF - 4" PERF. DRAIN TILE @0.00%4"x4"x4" TRI-WYE, (2) 45° BENDS4" CLEANOUT4" FES W/ TRASH GUARDINV:798.0082 LF - 4" PERF. DRAIN TILE @0.00%4"x4"x4" TRI-WYE, (2) 45° BENDS4" CLEANOUT4" FES W/ TRASH GUARDINV:798.00 P E R M E A B L E S U R F A C E S E C T I O N U G - 2 B O T T O M S T O N E E L : 7 9 6 . 0 0 1 0 0 - Y R H W L : 7 9 9 . 3 4 U N D E R G R O U N D I N F I L T R A T I O N S Y S T E M U G - 3 S E E T A B L E F O R D E T A I L S 1 0 0 - Y R H W L : 7 9 9 . 4 0 U N D E R G R O U N D I N F I L T R A T I O N S Y S T E M U G - 3 R E Q U I R E M E N T S * B O T T O M S T O N E E L : 7 9 5 . 5 0 B O T T O M C H A M B E R E L : 7 9 6 . 0 0 T O P C H A M B E R E L : 7 9 9 . 0 0 T O P S T O N E E L : 7 9 9 . 5 0 S T O N E P O R O S I T Y : 0 . 4 0 B O T T O M S T O N E T H I C K N E S S : 6 I N . T O P S T O N E T H I C K N E S S : 6 I N . S I Z E S T O N E T H I C K N E S S : 1 2 I N . E N D S T O N E T H I C K N E S S : 1 2 I N . C H A M B E R R O W S P A C I N G : 1 8 I N . 6 " C U L V E R T O U T L E T I N V : 7 9 8 . 2 5 R E Q U I R E D S T O R A G E B E L O W O U T L E T : 1 , 0 2 3 . 5 0 C F R E Q U I R E D T O T A L S T O R A G E : 1 , 4 0 1 . 2 0 C F * 4 R O W S 2 2 L F - 3 6 " C M P W I T H ( 2 ) 3 6 " C M P H E A D E R S S Y S T E M S H O W N F O R R E F E R E N C E O N L Y , C O N T R A C T O R S H A L L S U B M I T S H O P D R A W I N G O F S Y S T E M F O R A P P R O V A L P R I O R T O C O N S T R U C T I O N . OUTLET PE N E T R A T I O N THROUGH RETAI N I N G W A L L I N V : 7 9 9 . 0 0 14 LF 8" S C H 4 0 P V C @ 2 . 0 0 % B E N C H M A R K I N F O R M A T I O N : B E N C H M A R K N O . 1 = D I S C I N S O U T H E A S T C O R N E R B R I D G E O V E R V E R M I L L I O N R I V E R O N D A K O T A C O . R O A D N O . 4 7 . E L E V = 7 9 6 . 7 2 D E S C R I P T I O N S T R U C T U R E T Y P E A D - 1 1 2 " N Y L O P L A S T A R E A D R A I N A D - 2 1 2 " N Y L O P L A S T A R E A D R A I N A D - 3 1 2 " N Y L O P L A S T A R E A D R A I N A D - 4 3 0 " N Y L O P L A S T A R E A D R A I N A D - 5 3 0 " N Y L O P L A S T A R E A D R A I N A D - 6 1 2 " N Y L O P L A S T A R E A D R A I N 4" CLEANOUT(TYP.) W E T T A P E X I S T I N G 1 0 " W A T E R M A I N 1 0 " x 6 " W E T T A P 6 " G A T E V A L V E A T P R O P E R T Y L I N E F I E L D V E R I F Y L O C A T I O N , E L E V A T I O N , S I Z E , A N D M A T E R I A L C O N N E C T T O E X I S T I N G S A N I T A R Y M A N H O L E W E T T A P E X I S T I N G 1 0 " W A T E R M A I N 1 0 " x 6 " W E T T A P 6 " G A T E V A L V E A T P R O P E R T Y L I N E F I E L D V E R I F Y L O C A T I O N , E L E V A T I O N , S I Z E , A N D M A T E R I A L OHE OHE OHE OHE OHE OHE O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E O H E = = = = ======= NO P A R K I N G N O P A R K I N G NO PARKING = = = = = = ========== = = = = = = = ======== ******* * * * * * * * * * * * * * * * * * * * * ***** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **** *************************************************** N O T E S : 1 . A L L D I S T U R B E D A R E A S S H A L L B E F I N A L G R A D E D A N D P E R M A N E N T L Y S T A B I L I Z E D W I T H T H E S E E D M I X I D E N T I F I E D O N P L A N S . 2 . I N L E T P R O T E C T I O N S H A L L B E P R O V I D E D O N A L L C A T C H B A S I N S A N D I N L E T S D O W N G R A D I E N T O F C O N S T R U C T I O N A C T I V I T Y . 3 . P R O V I D E S I L T F E N C E P E R I M E T E R C O N T R O L D O W N G R A D I E N T O F A L L C O N S T R U C T I O N A C T I V I T Y A N D T E M P O R A R Y S T O C K P I L E S P R I O R T O S T A R T O F C O N S T R U C T I O N . P E R I M E T E R C O N T R O L S A R E R E Q U I R E D U N T I L T U R F I S E S T A B L I S H E D . 4 . T E M P O R A R Y R O C K E N T R A N C E S S H A L L B E I N S T A L L E D P R I O R T O S T A R T O F C O N S T R U C T I O N A N D M A I N T A I N E D T H R O U G H O U T T H E D U R A T I O N O F C O N S T R U C T I O N . 5 . N O O F F S I T E V E H I C L E T R A C K I N G I S P E R M I T T E D . S T R E E T S S H A L L B E C L E A N E D A N D S W E P T W H E N E V E R T R A C K I N G O F S E D I M E N T S O C C U R S A N D B E F O R E S I T E S A R E L E F T I D L E F O R W E E K E N D S A N D H O L I D A Y S . 6 . R E F E R T O T H E S W P P P A N D T H E C I T Y O F H A S T I N G S E R O S I O N C O N T R O L R E Q U I R E M E N T S F O R F U R T H E R E R O S I O N C O N T R O L S E Q U E N C I N G . 7 . I N A D D I T I O N T O T H E S E P L A N S , A S T O R M W A T E R M A N A G E M E N T S T U D Y H A S B E E N P R O V I D E D . T H E C O N T R A C T O R S H A L L R E V I E W T H E S T O R M W A T E R B O O K A N D U S E T H E I N F O R M A T I O N T O C O M P L Y W I T H A L L S T A T E A N D L O C A L R E Q U I R E M E N T S . 8 . I N F I L T R A T I O N A R E A S S H A L L N O T B E E X C A V A T E D T O F I N A L G R A D E U N T I L T H E C O N T R I B U T I N G D R A I N A G E A R E A H A S B E E N C O N S T R U C T E D A N D S T A B L I Z E D . O N L Y L O W I M P A C T T R A C K E Q U I P M E N T S H A L L B E U S E D W I T H I N I N F I L T R A T I O N A R E A S . 9 . C O N T R A C T O R I S R E S P O N S I B L E F O R S U B M I T T I N G T O T H E C I T Y A N E R O S I O N C O N T R O L I N S P E C T I O N F O R M A F T E R E V E R Y H A L F I N C H O R G R E A T E R R A I N E V E N T A N D A T A M I N I M U M O F O N T T I M E P E R W E E K . I N S P E C T I O N F O R M S C A N B E E M A I L E D E L E C T R O N I C A L L Y T O R Y A N S T E M P S K I A T R S T E M P S K I @ H A S T I N G S M N . G O V . I N S P E C T I O N F O R M S C A N B E F O U N D O N T H E M P C A W E B S I T E . 1 0 . A R A I N G A G E M U S T B E P R O V I D E D O N S I T E . 1 1 . G O P H E R S T A T E O N E C A L L D A M A G E P R E V E N T I O N S Y S T E M F O R B U R I E D U T I L I T I E S . 1 - 8 0 0 - 2 5 2 - 1 1 6 6 . E R O S I O N C O N T R O L Q U A N T I T I E S : R O C K C O N S T R U C T I O N E N T R A N C E ( 2 5 0 S Y ) S I L T F E N C E ( 1 , 6 2 5 L F ) S E D I M E N T C O N T R O L L O G ( 1 , 0 0 0 L F ) S E E D M I X 2 5 - 1 5 1 ( H Y D R O S E E D O R S O D ) ( 5 , 0 0 0 S Y ) S E E D M I X 3 3 - 2 6 1 ( H Y D R O S E E D ) ( 1 , 4 5 0 S Y ) S E E D M I X 2 5 - 1 2 1 ( H Y D R O S E E D ) ( 2 , 0 0 0 S Y ) C L A S S I I I R I P R A P ( 1 2 5 S Y ) C A T E G O R Y I I I E R O S I O N C O N T R O L B L A N K E T ( 1 , 0 0 0 S Y ) I N L E T P R O T E C T I O N ( 1 3 E A ) = R O C K C O N S T R U C T I O N E N T R A N C E C 5 0 1 E R O S I O N C O N T R O L P L A N 1 0 / 0 1 S I T E P L A N R E V J E A M J G 1 0 / 0 1 / 2 0 2 0 2 0 0 2 . 0 3 10/01/2020 S I T E P L A N R E V I E W SITE PLAN REVIEW© A R T E K T A i n c . P R O J E C T # : D A T E : D R A W N B Y : C H E C K E D B Y : WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T SNOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47HASTINGS, MINNESOTA 55033 I S S U E S / R E V I S I O N S 0 3 0 ' 6 0 ' D A K O T A C O U N T Y R O A D N O . 4 7 * * * * * (15) MEMORY CARE UNITS MC DAY ROOMSPA MC DININGKITCHENAL DINING PUB PARKING MAINT. OFFICE & STORAGE ADMIN LOBBY CANOPY TRASH ROOM DELIVERY NO RTH © ARTEKTA inc. PROJECT #: DATE : DRAWN BY: CHECKED BY:WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T S 26 ROBERTS ST. NORTH, SUITE #A109 FARGO, ND 58102 | 701.526.3693 EXHIBITHASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47 HASTINGS, MINNESOTA 55033 JM CJ 10/01/2020 2002.03 1-A FIRST FLOOR 1" = 40'-0"1 FIRST FLOOR PLAN LATEST REVISION 1 | 10/30 DRC REVIEW (29) ASSISTED LIVING UNITS COMMUNITY ROOMTHERAPYSALON ROOF TOP PATIO OFFICE © ARTEKTA inc. PROJECT #: DATE : DRAWN BY: CHECKED BY:WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T S 26 ROBERTS ST. NORTH, SUITE #A109 FARGO, ND 58102 | 701.526.3693 EXHIBITHASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47 HASTINGS, MINNESOTA 55033 JM CJ 10/01/2020 2002.03 1-B SECOND FLOOR NO RTH1" = 40'-0"1 SECOND FLOOR PLAN 1 14 LATEST REVISION 1 | 10/30 DRC REVIEW (31) ASSISTED LIVING UNITS STORAGE TRASH CHUTE © ARTEKTA inc. PROJECT #: DATE : DRAWN BY: CHECKED BY:WWW . ARTEKTA . COM ARTEKTAA R C H I T E C T S 26 ROBERTS ST. NORTH, SUITE #A109 FARGO, ND 58102 | 701.526.3693 EXHIBITHASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47 HASTINGS, MINNESOTA 55033 JM CJ 10/01/2020 2002.03 1-C THIRD FLOOR NO RTH1" = 40'-0"1 THIRD FLOOR PLAN 1 14 LATEST REVISION 1 | 10/30 DRC REVIEW LATEST REVISION 1 | 10/30 DRC REVIEW © ARTEKTA inc.PROJECT #:DATE :DRAWN BY:CHECKED BY:WWW . ARTEKTA . COM ARTEKTA A R C H I T E C T S NOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 9 / 3 0 / 2 0 2 0 4 : 3 3 : 2 0 P M C : \ U s e r s \ A R T - W K S - 0 1 3 . A R T E K T A L A N \ D o c u m e n t s \ 2 0 0 2 - 0 3 H a s t i n g s S e n i o r L i v i n g _ c j @ a r t e k t a . r v t A401JMCJ10/01/20202002.03HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47 HASTINGS, MINNESOTA 55033 EXTERIOR BUILDING PERSPECTIVES10/01/2020 SITE PLAN REVIEWSITE PLAN REVIEW ISSUES / REVISIONS 10/01 S I T E P L A N R E V 12 " = 1 ' - 0 " 2 EX T E R I O R P E R S P E C T I V E ( L O O K I N G W E S T F R O M C O . R D . 4 7 A T S O U T H E L E VA T I O N ) 12 " = 1 ' - 0 " 1 EX T E R I O R P E R S P E C T I V E ( L O O K I N G N O R T H E A S T A T W E S T E L E V A T I O N ) FIRST FLOOR 100' - 0 " SECOND FLOOR 113' - 0 " THIRD FLOOR 123' - 1 0 1 / 8 " HIGH PARAPET 141' - 6 " MID PARAPET 140' - 0 " LOW PARAPET 138' - 0 " SV - 1 FC - 1 CA - 1 LV-1FC-2 FC - 3 FIRST FLOOR 100' - 0 " SECOND FLOOR 113' - 0 " THIRD FLOOR 123' - 1 0 1 / 8 " HIGH PARAPET 141' - 6 " MID PARAPET 140' - 0 " LOW PARAPET 138' - 0 " SV - 1 FC-1 FC-2 FC - 3 LV - 1 CA - 1 CX-1 FN - 1 FN - 2 FIRST FLOOR 100' - 0 " SECOND FLOOR 113' - 0 " THIRD FLOOR 123' - 1 0 1 / 8 " HIGH PARAPET 141' - 6 " MID PARAPET 140' - 0 " LOW PARAPET 138' - 0 " SV - 1 FC - 1 FC - 2 LV - 1 FC - 3 CA - 1 CX - 1 FIRST FLOOR 100' - 0 " SECOND FLOOR 113' - 0 " THIRD FLOOR 123' - 1 0 1 / 8 " HIGH PARAPET 141' - 6 " MID PARAPET 140' - 0 " LOW PARAPET 138' - 0 " SV - 1 FC - 1 FC - 2 LV - 1 FC - 3 CA - 1 CX - 1 FN - 2 FN - 1 © ARTEKTA inc.PROJECT #:DATE :DRAWN BY:CHECKED BY:WWW . ARTEKTA . COM ARTEKTA A R C H I T E C T S NOT FOR CONSTRUCTION DATE:________________26 ROBERTS STREET NORTH, SUITE #A109 FARGO, NORTH DAKOTA 58102 | 701.526.3693 9 / 3 0 / 2 0 2 0 4 : 3 3 : 2 1 P M C : \ U s e r s \ A R T - W K S - 0 1 3 . A R T E K T A L A N \ D o c u m e n t s \ 2 0 0 2 - 0 3 H a s t i n g s S e n i o r L i v i n g _ c j @ a r t e k t a . r v t A402JMCJ10/01/20202002.03HASTINGS SENIOR LIVING HEADWATERS DEVELOPMENT 1190 COUNTY ROAD NO. 47 HASTINGS, MINNESOTA 55033 EXTERIOR BUILDING ELEVATIONS AND INFORMATION10/01/2020 SITE PLAN REVIEWSITE PLAN REVIEW ISSUES / REVISIONS 10/01 S I T E P L A N R E V SO U T H E L E V A T I O N : M A T E R I A L S ( S E E 1 / A 4 0 2 ) MATERIAL CLASS TOTALS %CLASS 1 (25% MIN. REQ'D)34.1%CLASS 2 (25% MIN. REQ'D)64.4%CLASS 3 1.5% WE S T E L E V A T I O N : M A T E R I A L S ( S E E 3 / A 4 0 2 ) MA T E R I A L C L A S S T O T A L S CL A S S 1 ( 2 5 % M I N . R E Q ' D ) CL A S S 2 ( 2 5 % M I N . R E Q ' D ) CL A S S 3 EA S T E L E V A T I O N : M A T E R I A L S ( S E E 4 / A 4 0 2 ) MA T E R I A L C L A S S T O T A L S CL A S S 1 ( 2 5 % M I N . R E Q ' D ) CL A S S 2 ( 2 5 % M I N . R E Q ' D ) CL A S S 3 NO R T H E L E V A T I O N : M A T E R I A L S ( S E E 2 / A 4 0 2 ) MA T E R I A L C L A S S T O T A L S CL A S S 1 CL A S S 2 CL A S S 3 SITE AND BUIDLING INFORMATION CODE P R O P E R T Y Z O N I N G R-4 H I G H D E N S I T Y R E S I D E N T I A L RESIDENTIAL CARE FACILITIES, DEPENDENT & SEMI-DEPENDENT RESIDENTIAL LOT REGULATIONS (155.50)MINIMUM LOT AREA 2,500 SF WIDTH AT SETBACK FRONT SETBACK INTERIOR SIDE SETBACK*HEIGHT** BUILDINGS OVER 25 FEET IN HEIGHT SHALL REQUIRE 1/2 FOOT ADDITIONAL SETBACK FOR EACH ADDITIONAL 1 FOOT OF BUILDING HEIGHT ON THE REQUIRED MINIMUM SIDE YARDALLOWED P R O V I D E D 457,471 SF --20' - 0 " 5 8 ' - 5 " 1/2 BLDG HT = 20' - 9 " (+ 8' - 3 " * ) = 29' - 0 " M I N . 40' - 8 " W E S T 269' - 4 " E A S T 25' - 0 " 4 1 ' - 6 " ZONING INFORMATION ACCESSORY STRUCTURE REQUIREMENTS (155.05)NUMBER OF STRUCTURES 1 ALLOWED P R O V I D E D 0 MAX FLOOR AREA 1,000 SF N / A SIDE SETBACK 5 N/A REAR SETBACK 5 N/AHASTINGS SENIOR LIVING IS A ~99,300 SQUARE FOOT FACILITY DIVIDED AMONG 3-S TORIES. IT WILL CONSIST OF 75 TOTAL UNITS WITH 60 ASS ISTED LIVING UNITS AND 15 MEMORY CARE UNITS ALONG WITH COMMON AREAS, INCLUDING DINING HALLS, DAY ROOMS AND A SALON. THE BUILDING WILL BE SPRINKLERED AND CONSTRUCTED OF TYPE V-A CONSTRUCTION. RESIDENTIAL CARE FACILITY SETBACKS AND HEIGHT REQUIREMENTS WHEN ADJACENT TO R-1 OR R-1L (155.07)R.O.W.35' - 0 " ALLOWED P R O V I D E D 35' - 0 " M I N . INTERIOR SIDE SETBACK** 2 5 ' - 0 " (+91' - 6 " * * ) = 116' - 6 " 40' - 8 " W E S T 269' - 4 " E A S T REAR YARD 35' - 0 " N/A ** MINIMUM DISTANCE TO ADJACENT R-1 AND R-1L PROPERTY SHALL EQUAL BUI LDING HEIGHT MINUS 30 FEET PLUS 80 FEET.BUILDING SQUARE FOOTAGE (PER FLOOR)FIRST FLOOR ~34,900 SF SECOND FLOOR ~32,200 SF THIRD FLOOR ~32,200 SF TOTAL ~99,300 SF010203 CO D E AREA MATERIAL % SV - 1 2,754 STONE VENEER - L I M E S T O N E 19.9%CLASS I FC - 1 FIBER CEMENT LAP SIDING & TRIM 26.2%2 FC - 2 F I B E R C E M E N T V E R T I C A L & T R I M 36.3%2 FC - 3 F I B E R C E M E N T P A N E L 1.9% LV - 1 - - W I N D O W / D O O R G L A Z I N G 14.2% - O P A Q U E O P E N I N G S ( D O O R S ) 1.5%2 -1 3 CA - 1 A S P H A L T S H I N G L E C A N O P I E S -- CX - 1 C O N C R E T E ( E X P . F O U N D A T I O N ) 0.0%3 13,862 TOTAL 1 0 0 % 3,628 5,027 268 -1,974 211 -0 FN - 1 C O M P . W O O D F E N C E ( S C R E E N ) 0 . 0 % 0 FN - 2 D E C O R A T I V E A L U M . F E N C E - -3 -MECHANICAL LOUVER CO D E AR E A MA T E R I A L % SV - 1 1, 6 0 6 ST O N E V E N E E R - L I M E S T O N E 10 . 6 % CL A S S I FC - 1 F I B E R C E M E N T L A P S I D I N G & T R I M 3 3 . 7 % 2 FC - 2 F I B E R C E M E N T V E R T I C A L & T R I M 3 2 . 0 % 2 FC - 3 F I B E R C E M E N T P A N E L 2 . 7 % LV - 1 - - W I N D O W / D O O R G L A Z I N G 1 2 . 4 % - O P A Q U E O P E N I N G S ( D O O R S ) 0 . 1 % 2 -1 3 CA - 1 A S P H A L T S H I N G L E C A N O P I E S - - CX - 1 C O N C R E T E ( E X P . F O U N D A T I O N ) 6 . 9 % 3 15 , 1 4 8 TO T A L 1 0 0 % 5, 1 0 2 4, 8 4 1 41 2 - 1, 8 8 4 4 - 1, 0 4 9 FN - 1 C O M P . W O O D F E N C E ( S C R E E N ) 1 . 6 % 25 0 FN - 2 D E C O R A T I V E A L U M . F E N C E - - 3 - ME C H A N I C A L L O U V E R CO D E AR E A MA T E R I A L % SV - 1 1, 7 4 5 ST O N E V E N E E R - L I M E S T O N E 19 . 1 % CL A S S I FC - 1 F I B E R C E M E N T L A P S I D I N G & T R I M 2 2 . 2 % 2 FC - 2 F I B E R C E M E N T V E R T I C A L & T R I M 4 1 . 5 % 2 FC - 3 F I B E R C E M E N T R E V E A L P A N E L 2 . 3 % LV - 1 - - W I N D O W / D O O R G L A Z I N G 1 2 . 9 % - O P A Q U E O P E N I N G S ( D O O R S ) 0 . 5 % 2 -1 3 CA - 1 A S P H A L T S H I N G L E C A N O P I E S - - CX - 1 C O N C R E T E ( E X P . F O U N D A T I O N ) 0 . 5 % 3 9, 1 2 1 TO T A L 1 0 0 % 2, 0 2 2 3, 7 8 9 21 0 - 1, 1 7 8 45 -44 FN - 1 C O M P . W O O D F E N C E ( S C R E E N ) 1 . 0 % 88 FN - 2 D E C O R A T I V E A L U M . F E N C E - - 3 - ME C H A N I C A L L O U V E R CO D E AR E A MA T E R I A L % SV - 1 1, 5 4 5 ST O N E V E N E E R - L I M E S T O N E 16 . 2 % CL A S S I FC - 1 F I B E R C E M E N T L A P S I D I N G & T R I M 2 7 . 6 % 2 FC - 2 F I B E R C E M E N T V E R T I C A L & T R I M 4 0 . 4 % 2 FC - 3 F I B E R C E M E N T P A N E L 2 . 0 % LV - 1 - - W I N D O W / D O O R G L A Z I N G 9 . 3 % - O P A Q U E O P E N I N G S ( D O O R S ) 0 . 5 % 2 -1 3 CA - 1 A S P H A L T S H I N G L E C A N O P I E S - - CX - 1 C O N C R E T E ( E X P . F O U N D A T I O N ) 3 . 1 % 3 9, 5 3 9 TO T A L 1 0 0 % 2, 6 3 0 3, 8 5 4 19 5 -89 0 45 -29 2 FN - 1 C O M P . W O O D F E N C E ( S C R E E N ) 0 . 9 % 88 FN - 2 D E C O R A T I V E A L U M . F E N C E - - 3 - ME C H A N I C A L L O U V E R % 23 . 0 % 68 . 4 % 8. 6 % % 32 . 0 % 66 . 0 % 2. 0 % % 25 . 5 % 70 . 0 % 4. 5 % 3/ 3 2 " = 1 ' - 0 " 1 SO U T H E L E V A T I O N - C O L O R E D 3/ 3 2 " = 1 ' - 0 " 2 NO R T H E L E V A T I O N - C O L O R E D 3/ 3 2 " = 1 ' - 0 " 3 WE S T E L E V A T I O N - C O L O R E D 3/ 3 2 " = 1 ' - 0 " 4 EA S T E L E V A T I O N - C O L O R E D PUBLIC COMMENTS - VERMILLION ACRES Sent: Friday, October 30, 2020 4:13 PM To: PublicComment <PublicComment@hastingsmn.gov> Subject: Public Hearing Dear John, I live on Village Trail and received your letter regarding the notice of the public hearing for Vermillion Acres Senior Housing. I assume the current walking/bicycling path near that property will be left intact. That is a beautiful path and I walk it frequently. The other concern I have is traffic flow in this area. I know Dakota County is currently conducting a traffic study on County Highway 46 including this area. The intersection of County Highway 46 and Village Trail does back up on Village Trail at certain times of the day. I do plan on attending the public hearing November 9th. Sincerely, Jan Shannon ------------------------------------------------------------------------------------------------------------------------------------------