V.1. 2023-13 Cassia Chapel View Care Center - Planned Unit Development and Conditional Use Permit
CITY OF HOPKINS
Planning Application 2023-13
To: Planning and Zoning Commission Chair and Members of the Commission
From: Ryan Krzos, City Planner
Date: September 26, 2023
Subject: 412 - 5th Ave N – Cassia Chapel View Care Center - Planned Unit
Development and Conditional Use Permit
_____________________________________________________________________
RECOMMENDED ACTION
MOTIONS TO:
Adopt Planning & Zoning Resolution 2023-13, recommending the Hopkins City
Council approve the PUD Overlay Rezoning Ordinance and granting PUD Site Plan
approval for 412 - 5th Ave N.
Adopt Planning & Zoning Resolution 2023-14, recommending the Hopkins City
Council approve the Conditional Use Permit allowing an 88-bed Skilled Nursing Facility
at 412 - 5th Ave N.
OVERVIEW
Augustana Land Development LLC. requests land use approvals to allow a
redevelopment of the former Mizpah Church at 412 - 5th Avenue North. The two-story
development is for a new 88-bed skilled nursing facility adjacent to their existing Chapel
View campus. A conditional use permit is required for this type of use.
The proposed location is a 2.37-acre parcel with a vacated church. The new
development proposal would include demolishing the church building. The applicant is
also seeking the planned unit development (PUD) form of approval to facilitate the
redevelopment. The Planning and Zoning Commission is to conduct a public hearing on
this item and provide a recommendation on the requests to the City Council.
PRIMARY ISSUES TO CONSIDER
• Background
• Legal Authority
• Zoning Review
• Alternatives
SUPPORTING INFORMATION
• Planning and Zoning Commission Resolutions 2023-13 & 2023-14
• Owner’s Application, Narrative, Plans and Exhibits
• Traffic Study
• Zoning Review
Planning & Development
BACKGROUND
The subject property at 412 - 5th Avenue North is zoned NX2, General Residential
Mixed and is the location of the former Mizpah United Church of Christ facility. The
existing church building was constructed in the 1950s with additions in the 1960s and
1980s. Day care businesses have also operated in the building. Augustana Land
Development LLC recently purchased the property and is proposing to demolish the
church building and construct a two-story 88-bed skilled nursing facility.
The property owner operates the Chapel View campus adjacent to the site to the
southwest. The owner indicates that the skilled nursing units in an existing building
would be relocated to the new building. The property owner also owns 6 of the 8
dwellings along the west side of 5th Avenue to the south of the site. None of those
properties are part of this project, and they are guided by the Comprehensive Plan to
remain generally same; at low to medium residential density (5-12 units per acre).
Skilled nursing facilities are within the group living category as defined by the Zoning
Code. Other group living uses include convents, dormitories, monasteries, fraternity and
sorority houses, rooming houses, and residential facilities. Group living uses in the NX2
zone are a conditional use, meaning a conditional use permit must be granted by the
City to initiate the use at a particular location.
The applicant is also seeking the PUD form of approval which allows departures from
the underlying zoning requirements in exchange for a development that exceeds
minimum standards and quality. Because the proposed building is for a very specific
population, the design of the building addresses different functional needs than if it was
for the general population, particularly in the area of parking and circulation. A PUD
allows for the flexibility to design parking that meets the needs of guests and employees
rather than the occupants. Additionally, the subject lot has significant depth in relation to
its width. As such, flexibility for building layout standards allows for more efficient use of
the site’s developable area.
PUBLIC COMMENT
These planned unit development and conditional use applications require the applicant
hold a neighborhood meeting. The intent of the neighborhood meeting is to expand and
enhance the dissemination of information to the residents of the City and to encourage
involvement by residents in the planning process. The meeting was held on Monday,
September 11, 2023, at Gethsemane Lutheran Church. A summary of the meeting is
included as an attachment.
The land use approval requests also require a public hearing. The City published notice
of this public hearing in the official paper and mailed notices directly to the properties
and residents within 500 feet of the subject property. Signage informing the community
of a pending development proposal was also displayed on the site. As of the writing of
this report, the City has not received any comments on this item. Staff will provide an
update to the Planning and Zoning Commission on all public comments received during
the public hearing.
LEGAL AUTHORITY
This proposal includes two different types of land use applications. The planned unit
development application is considered a legislative action. When considering a
legislative action, the City is assigning zoning classifications or creating development
standards to regulate the types of uses and/or structures. Under the law, the City has
wide flexibility to create standards that will ensure the type of development it desires;
however, these regulations must be reasonable and supported by a rational basis
relating to promoting the public health, safety and welfare.
Conversely, a conditional use permit request is considered a quasi-judicial action. For
this type of application, the City is judging whether the applicable Zoning regulations
and approval criteria are or will be followed. Generally, if the application meets these
requirements they should be approved. The City may impose conditions as long as said
conditions are reasonably related to the impacts of the use or structures in question.
CONDITIONAL USE PERMIT REVIEW
The NX2 zone allows for Group Living uses upon approval of a conditional use permit.
New conditional use permits may only be granted if the City determines that:
(1) The proposed conditional use is consistent with the comprehensive plan and the
purposes of the development code;
(2) The proposed conditional use complies with all applicable provisions of the
development code; and
(3) The proposed conditional use will not be injurious to the neighborhood or
otherwise detrimental to the public welfare.
Consistency with the Comprehensive Plan
The subject property is guided as General Urban Neighborhood in the 2040
Comprehensive Plan. The General Urban Neighborhood is characterized by compact
moderate to high density residential neighborhoods include a range of attached multiple
family and apartment units of varying scale and height. Neighborhood typically are
designed around large blocks with internal street systems that provide good vehicle
connections. Development in the General Urban Neighborhood is to consist of
moderate to high density residential and accessory uses. Projects are expected to be
well connected via transit and support adjacent Centers. Scale and height of
development should be compatible with existing and planned character. The residential
density prescribed in the 2040 Comprehensive Plan in the General Urban
Neighborhood future land use designation is 5 to 40 units per acre. With 88 beds and a
parcel size of 2.37 acres the density equates to 37 units per acre.
The following goals and policies of the Comprehensive Plan are supported by the
proposed development:
Built Environment – Land Use
• Support and strengthen the city’s residential areas with reinvestment and
appropriate infill.
• Encourage all developments to incorporate common spaces (interior or exterior)
that help enhance the public realm and sense of community.
Built Environment – Housing
• Grow the supply of housing in Hopkins, particularly in targeted areas.
• Support the development of moderate to high density housing in appropriate
locations.
• Maintain neighborhoods with a choice of quality housing options, including those
meeting the needs of a variety of household types and life stages.
• Use redevelopment opportunities to provide new housing choices for the
community.
Social Environment – Quality of Life
• Support the vision of a community where everyone has access to the resources
and opportunities needed to live healthy, active lives.
Natural Environment – Sustainability and Natural Resources
• Encourage sustainable practices in locating, designing, constructing, and
maintaining development in the city.
• Support site design that efficiently and sustainably uses space.
• Support greener development patterns through stormwater management and
landscaping of sites.
• Increase the use of solar power and other renewable sources for city
infrastructure, facilities, and operations and encourage residents and businesses
to make renewable energy improvements.
• Support the development and use of renewable energy sources in Hopkins,
including solar, geothermal, biomass, and other alternatives.
Consistency with the Development Code
A detailed assessment of the proposed facility against the standards of the zoning code
is included as an attachment to this report. As noted, multiple aspects of the projects
conflict with code requirements. As a result, the applicant is requesting approval of the
project under the planned unit development process – as further analyzed below.
Should the City decide against granting the planned unit development form of approval
then any conflicts with the code should be resolved in order to grant conditional use
permit approval.
Beyond the deviations from the code requested by the applicant, staff is recommending
conditions of approval requiring modifications to comply with certain standards.
Specifically, the recommended conditions would require the following actions:
• Installation of 15 bicycle parking stalls near the north main entryway. This would
include a modification to the requirement that would have otherwise required 13
of the 15 stalls to meet the long-term standards.
• Provision of two electric vehicle charging stations, and provision of four additional
EV-ready stalls.
• Addition of a fence between the proposed building and the dwelling located to the
south in compliance with the side and rear buffer standards.
• Reduce the width of the driveway opening from 24 feet to 22 feet.
• The applicant will need to demonstrate that the proposed outdoor generator
cannot function inside or otherwise relocate the equipment inside.
• Provide 15-foot clearance for the canopy over the vehicle circulation area
(currently proposed at 14 feet).
• Verification of the required architectural and design detail standards regarding:
o 70% of all street facade upper story windows must be operable;
o Windows shall be recessed with the glass a minimum of 2 inches from the
facade surface material or adjacent trim.
o Use of commercial grade quality doors, windows, and hardware
o Shadow lines must delineate changes in materials with a thickness that is
greater than 1.5 inches (Note: this would be applicable where brick
transitions to fiber cement panels)
o Fencing details for the refuse and equipment enclosures in accordance
with screening standards
Staff find that these modifications are relatively minor in nature, and incorporating said
changes to the plans would not alter how the development would impact the
neighborhood.
Impact on the Surroundings
No material negative impacts on the immediate area are expected because of the
proposed redevelopment. A traffic study (see attached) conducted by the City’s on-call
traffic consultant suggests that the proposed development is expected to generate
approximately 12 - a.m. and p.m. peak hour trips and 269 daily trips. Furthermore,
vehicle traffic generated from the proposed use can be supported by the existing
roadway network and no vehicular capacity improvements are expected to be needed.
The scale and height of the building is consistent with its surroundings. Plantings and
required buffer fencing (see Zoning Review) provide appropriate transition with
adjoining property. The redevelopment is not likely to impede the logical and orderly
development (or redevelopment) of the adjoining properties.
PLANNED UNIT DEVELOPMENT REVIEW
The purpose of a planned unit development is to allow flexibility from traditional
development standards in return for a higher quality development. Typically, the City
looks for an applicant to exceed other zoning standards, building code requirements or
meet other goals of the Comprehensive Plan. In exchange for the flexibility offered by
the planned unit development, the applicant is expected to detail how they intend to
provide a higher quality development or meet other City goals.
The Zoning Code establishes two types of Planned Unit Developments (PUDs): small-
scale PUD and large-scale PUD. Small-scale PUDs are optional for projects 3 acres in
area or more, and mandatory for projects above that threshold. Since the affected
parcel is 2.37 acres in size, the small-scale PUD should apply. In general, small-scale
PUDs are more tailored to development on a single lot; whereas, large-scale PUDs are
to promote master-planned development of large parcels with a system of streets,
blocks, and open spaces, and a mix of zones to create new, walkable neighborhoods.
The PUD process includes approval of a PUD overlay rezoning, and a PUD site plan
approval. The rezoning component of the process adopts an overlay zone that
supplements the underlying base zone (in this case the NX2 zone). The detailed plans
for building and site design for the subject property comprise the PUD site plan.
The requested Planned Unit Development would authorize the applicant to deviate from
the zoning regulations described in the table on the following page. The applicant is
seeking this flexibility in exchange for installation of rooftop solar panels, creation of
privately owned park-like space along the sidewalk frontage, and interior courtyards for
residents with significant planted areas.
Requested Planned Unit Development Deviations
Zoning Category Zoning Requirement Requested Deviation
Building Location 120-380(d)(1) Front
Streetwall.
75% minimum
89.7%
Parking & Accessory
Structures
102-880(e)(9) Surface
Parking Location.
Rear Yard
Proposed Parking on side
and rear yard.
Trash Recycling,
Refuse Locations
Trash, recycling, and other
refuse areas must be located
inside the building with
access doors off the rear or
interior side facade.
Refuse container area
proposed exterior to the
building.
Bicycle Parking
Minimum
90% of required minimum (1
stall per 6 beds) as long-term
100% allowed as short-term
In making recommendations and decisions regarding approval of PUDs, the City must
consider at least the following factors:
a. Whether the proposed PUD development plan and zoning map amendment is
consistent with the comprehensive plan and any other adopted plans for the
subject area;
b. Whether PUD development plan complies with the PUD overlay zone provisions
of Section 102-440 of the Development Code;
c. Whether the proposed development will result in public benefits that are greater
than or at least equal to those that would have resulted from development under
conventional zoning regulations; and
d. Whether appropriate terms and conditions have been imposed on the approval to
protect the interests of surrounding property owners and residents, existing and
future residents of the PUD and the general public.
Consistency with the Comprehensive Plan
A finding that the project is consistent with the Comprehensive Plan is required for
approval of the Planned Unit Development. As noted in the Conditional Use Permit
review section above, the proposal is consistent with the density guidance and would
not directly conflict with the goals or policies of the Comprehensive Plan from staff’s
perspective. There are no other adopted plans applicable to the subject site.
Consistency with the PUD Section of the Code
This application is being pursued as a small-scale PUD. The provisions of Section 102-
440 related to small-scale PUDs primarily state that the development would not be
accommodated under the otherwise applicable standards and that the public benefits
are at least commensurate with the degree of development flexibility granted and are
addressed. Staff finds that the proposal generally strikes a reasonable balance in
providing flexibility in exchange for a better overall project. The other provisions of this
section pertain to the size and design of large-scale PUDs, which is not applicable.
Balance of Benefits and Flexibility
The applicant is seeking relief from the zoning provisions specified above. In general,
staff finds that the requested deviations from the underlying standards are appropriately
compensated for in the overall proposal.
Protect Surroundings
As noted in the conditional use permit review section, no material negative impacts on
the immediate area are expected because of the proposed expansion.
ALTERNATIVES
1. Recommend approval of the proposed land use requests. By recommending
approval, the City Council will consider a recommendation of approval which may
include suggested conditions.
2. Recommend denial of the proposed land use requests. Should the Planning &
Zoning Commission consider this option, it must also identify specific findings that
support this alternative.
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2023-13
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE AN ORDINANCE
REZONING THE PROPERTY AT 412 5TH AVENUE NORTH FROM NX2, GENERAL
RESIDENTIAL MIX TO NX2 GENERAL RESIDENTIAL MIX WITH A PLANNED UNIT
DEVELOPMENT, AND APPROVE A RESOLUTION GRANTING PUD SITE PLAN
APPROVAL, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Augustana Land Development LLC, initiated an application
requesting to rezone the property at 412 5th Avenue North (PID 24-117-22-12-0008) from NX2,
General Residential Mix to NX2, General Residential Mix with a Planned Unit Development
(PUD) and requesting approval of a PUD site plan, and
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on August 25, 2023;
and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed
notice, held a public hearing on the application and reviewed such application on
September 26, 2023; all persons present were given an opportunity to be heard;
and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the
findings outlined in the staff report dated September 26, 2023.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve an ordinance rezoning the
property at 412 5th Avenue from NX2, General Residential Mix to NX2, General Residential Mix
with a Planned Unit Development (PUD) and approve a resolution granting PUD site plan
approval, subject to the conditions listed below.
1. Execution of a Planned Unit Development Agreement.
2. Approval of the associated conditional use permit to allow the proposed 88-bed Skilled
Nursing Facility in the NX2, General Residential Mix zone and conformance with all
related conditions.
3. Installation of two level 1 or level 2 electric vehicle charging stations, and provision of
EV-ready capability in at least four additional stalls.
4. Installation of 15 bicycle parking stalls near the north main entryway meeting the
requirements for short-term parking. Note: this would include a PUD deviation to the
requirement that would have otherwise required 13 of the 15 stalls to meet the long-
term standards.
5. Modification and resubmittal of site plans to show the addition of a fence between the
proposed building and the dwelling located to the south in compliance with the side and
rear buffer standards.
6. Modification and resubmittal of site plans to reduce the width of the driveway opening
from 24 feet to 22 feet.
7. Modification of plans or verification that the horizontal shadow lines at the top of the
ground story meet the requirement to be provide said shadow lines along 80% of the
front façade.
8. Submittal of building plans that demonstrate compliance with the requirement that 70%
of all street facade upper story windows are operable.
9. Submittal of building plans that demonstrate compliance with the requirement that
windows are recessed with the glass a minimum of 2 inches from the facade surface
material or adjacent trim.
10. Submittal of building plans that demonstrate compliance with the requirement that
commercial grade quality doors, windows, and hardware are used.
11. Submittal of building plans that demonstrate compliance with the requirement that
shadow lines delineate changes in materials with a thickness that is greater than 1.5
inches.
12. Submittal of building plans that provide fencing details for the refuse and equipment
enclosures in accordance with screening standards per Section 102-8140 of the Zoning
Code.
13. The applicant shall demonstrate that the proposed outdoor generator cannot function
inside or shall be otherwise required to locate the equipment inside.
14. Approval of the development by the Minnehaha Creek Watershed District and
conformance with all related conditions.
15. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted this 26th day of September, 2023.
_______________________
Andrew Wright, Chair
EXHIBIT A
Legal Description of subject property
Parcel 1:
The North 45.22 feet of the following described property:
All that part of the West one-half of the Northeast Quarter of Section 24, Township 117 North,
Range 22 West of the Fifth Principal Meridian, described as follows, to-wit: Beginning on the
East line of the Northwest Quarter of the Northeast Quarter of Section 24, Township 117,
Range 22 at a point 1266.9 feet South of the Northeast corner of the Northwest Quarter of the
North-East Quarter, thence South 554.7 feet to the North line of the Minnetonka Mills Road,
thence Northwesterly along said line 531.92 feet, thence North and parallel with the East line
of Northwest Quarter of the Northeast Quarter 340.4 feet, thence East 486.87 feet to the place
of beginning, except the East 164 feet.
Being Registered land as is evidenced by Certificate of Title No. 458162.
Parcel 2:
The South 200 feet of the North 1266.9 feet of the East 486.87 feet of the Northwest quarter of
the Northeast quarter of Section 24, Township 117, Range 22.
Being Registered land as is evidenced by Certificate of Title No. 166598.
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION 2023-14
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE
A CONDITIONAL USE PERMIT TO ALLOW AN 88-BED SKILLED NURSING FACILITY IN
THE NX2 GENERAL RESIDENTIAL MIX ZONE
ON THE PROPERTY AT 412 5TH AVENUE NORTH, SUBJECT TO CONDITIONS
WHEREAS, the applicant, Augustana Land Development LLC, initiated an application
for a conditional use permit to allow an 88-bed Skilled Nursing Facility on property in the NX2,
General Residential Mix zone at 412 5th Avenue North, and;
WHEREAS, this property is legally described in Exhibit A; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on August 30, 2023;
and,
2. That the Hopkins Planning & Zoning Commission, pursuant to published and mailed
notice, held a public hearing on the application and reviewed such application on
September 26, 2023: all persons present were given an opportunity to be heard;
and,
3. That written comments and analysis of City staff were considered; and,
WHEREAS, staff recommended approval of the above stated application based on the
findings outlined in the staff report dated September 26, 2023.
NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the
City of Hopkins hereby recommends the City Council approve a conditional use permit to allow
an 88-bed Skilled Nursing Facility in the NX2, General Residential Mix zone at 412 5th Avenue
North, subject to the conditions listed below.
1. Conformance with all the general performance standards in Section 102-590 of the
Hopkins Development Code.
2. Approval of the associated rezoning application and execution of a Planned Unit
Development (PUD) Agreement.
3. Approval of the associated PUD site plan and conformance with all related
conditions.
4. Approval of all necessary permits from the Building, Engineering and Fire
Departments.
5. Approval of the development by the Minnehaha Creek Watershed District and
conforms with all related conditions.
6. Payment of all applicable development fees including, but not limited to SAC, park
dedication and City Attorney fees.
Adopted this 26th Day of September, 2023.
_______________________
Andrew Wright, Chair
EXHIBIT A
Legal Description of subject property
Parcel 1:
The North 45.22 feet of the following described property:
All that part of the West one-half of the Northeast Quarter of Section 24, Township 117 North,
Range 22 West of the Fifth Principal Meridian, described as follows, to-wit: Beginning on the
East line of the Northwest Quarter of the Northeast Quarter of Section 24, Township 117,
Range 22 at a point 1266.9 feet South of the Northeast corner of the Northwest Quarter of the
North-East Quarter, thence South 554.7 feet to the North line of the Minnetonka Mills Road,
thence Northwesterly along said line 531.92 feet, thence North and parallel with the East line
of Northwest Quarter of the Northeast Quarter 340.4 feet, thence East 486.87 feet to the place
of beginning, except the East 164 feet.
Being Registered land as is evidenced by Certificate of Title No. 458162.
Parcel 2:
The South 200 feet of the North 1266.9 feet of the East 486.87 feet of the Northwest quarter of
the Northeast quarter of Section 24, Township 117, Range 22.
Being Registered land as is evidenced by Certificate of Title No. 166598.
ZONING REVIEW: 412 5th Avenue North - Chapel View Skilled Nursing Facility - Cassia
Review Date: September 26, 2023
PROJECT DECRIPTION:
Redevelopment of the existing 2.37-acre site containing an existing church structure. Proposed two-story 88 bed
skilled nursing facility.
BASE ZONE: NX2 PROPOSED USE: Group Living (CUP required)
BUILDING TYPES
ALLOWED:
General Building, Row
Building, Traditional House
COMPREHENSIVE PLAN
DESIGNATION:
General Urban
(5-40 units/acre)
BUILDING TYPE
SELECTED: General Building EXISTING USE: Church
LARGE PUD REQUIRED? No (Small-Scale PUD
requested) DEADLINE FOR ACTION 10/29/23 (60 days)
ZONING MAP
Review Key
Meets or exceeds
regulation
N/A Regulation does
not apply
Does not meet
regulation
Cond. Met per conditions
?More Information
Needed
PUD PUD/Variance
Deviation
ARTICLE 3 MIXED-USE ZONES
Section
of Code Regulation REVIEW NOTES
102-350 REGULATIONS APPLICABLE TO ALL BUILDING TYPES
102-350(a)PERMANENT STRUCTURES Structure is permanent.
102-350(b)ONE BUILDING PER LOT one principal building proposed.
102-350(c)TREATMENT OF YARDS All yards must consist of landscape areas, patio space, or
sidewalk space, unless otherwise expressly stated
PUD 102-350(d) TRASH, RECYCLING, REFUSE
LOCATIONS
Trash, recycling, and other refuse areas must be located
inside the building with access doors off the rear or interior
side facade. An exterior refuse container enclosure is
proposed to the south of the building. Applicant is
requesting this as a deviation from the code
102-350(e)FRONT STREETS 5th Avenue N is the designated front street abutting this lot.
102-350(f)MINIMUM PEDESTRIAN AREA
Where the area from the back of curb/edge of pavement to
the lot line is less than 12 feet, the setbacks shall be
measured from 12 feet off the back of curb/edge of
pavement.
102-380 GENERAL BUILDING TYPE REGULATIONS (RX-TOD Zone)
Section
of Code Regulation REVIEW NOTES
102-380(d) BUILDING LOCATION
120-380(d) MULTIPLE PRINCIPAL BUILDINGS Allowed; not proposed.
PUD 120-380(d) FRONT STREETWALL
75% min.; 120 ft along streetwall with 199’-10” lot frontage
= 60% Applicant is requesting a deviation from this
standard per the PUD.
120-380(d) FRONT STREET SETBACK 10 ft. min, 25 ft. max. along 5th Avenue N;
120-380(d) NON-FRONT STREET SETBACK 10 ft. min., 25 ft. max.; No non-front setback
120-380(d) SIDE SETBACK 5 ft. min; 5 ft proposed.
120-380(d) REAR SETBACK 20 ft. min
120-380(d) IMPERVIOUS SITE COVERAGE 60% max.
120-380(d) ADDITIONAL SEMI-PERVIOUS
COVERAGE
+15% - In addition to the 60% hardcover, 15% of the site
may be semi-pervious, i.e. green roof, porous pavement, etc.
102-380(e) PARKING & ACCESSORY STRUCTURES
120-380(e) PARKING & DRIVEWAY ACCESS
LOCATION
Off alley or non-front street; if no alley or non-front street
exists or is planned, off front street is allowed; driveway off
front street (5th Ave)
Cond.
120-380(e) DRIVEWAY SIZE & NUMBER
22 ft maximum driveway width. Proposed at 24 ft. Staff
recommends a condition requiring a revision reducing to the
size of the driveway opening.
Max. 1 access per development per street. one street access
shown.
120-380(e) ATTACHED GARAGE SETBACK Required 20 ft. min. behind front facade in rear of building;
No structured/attached parking is proposed.
120-380(e) ATTACHED GARAGE DOOR LOCATION No structured/attached parking is proposed.
PUD 120-380(e) SURFACE PARKING Allowed in Rear yard only; proposed in side and rear yard.
Applicant is pursuing deviation from this standard per PUD.
120-380(e) ACCESSORY STRUCTURES No Accessory Structures proposed
120-380 (f) HEIGHT
120-380(f) HEIGHT 2 stories min, 5 stories max; Two stories proposed
120-380(f) ALL STORIES HEIGHT 9 ft. min., 14 ft. max.; first level: 12’ tall, second: ~10ft
120-380 (g) ROOFS
120-380(g) ROOF TYPES Flat, parapet, pitched allowed; parapet depicted
120-380(g) TOWER A building tower is allowed, but not proposed
120-380 (h) STREET FACADES
120-380(h) TRANSPARENCY: FRONT FACADES 18% min; 28% (ground story) 27% (second story)
120-380(h) TRANSPARENCY: NON-FRONT
FACADES
18% min;
West Elevation: 21% (ground story) 23% (second story)
South Elevation: 18% (ground story) 21% (second story)
North Elevation: 20% (ground story) 23% (second story)
120-380(h) BUILDING ENTRANCE LOCATION
One per every 120 ft. on front façade; front façade is 120 ft.
requiring one entrance. Proposed entrance with covered
porch on front
120-380(h) ENTRANCE TRANSITION TYPE A Stoop entrance type is Required. See 102-730 (c)
120-380(h) GROUND STORY ELEVATION The ground story must be between 18 in. and 30 in. above
grade or between 30 in. and 4 ft. with a visible basement,
except in floodplain locations. Ground story is
approximately 18 inches above finished grade.
Cond. 120-380(h) HORIZONTAL DIVISIONS WITH
SHADOW LINES
One division is required within 3 ft. of the top of any story
between the basement and 3rd. Horizontal shadow lines to
run a min. 80% of length of facade. Horizontal shadow
lines at the top of the ground story are short of the
requirement (76%) recommend condition requiring
revisions to the plans.
120-380(h) VERTICAL DIVISIONS WITH SHADOW
LINES
One vertical division is required per every 120 ft. of street
façade. Three projecting bays with shadow lines
depicted on elevations.
102-380 (i) SUPPLEMENTAL GENERAL BUILDING REGULATIONS
N/A
N/A
120-380(i)(1) FRONT STREETWALL EXCEPTIONS
No street facing courtyard proposed
Maximum setback may be expanded up to 20 feet for a
maximum of 20% of the facade to allow for permanent
outdoor seating or outdoor dining area;
N/A 120-380(i)(2) THROUGH-LOTS Subject site is not a through lot.
120-380(i)(3) STORY SETBACKS AT N OR NX
facades abutting an N or NX zone above the 3rd story must
be stepped back a minimum of 12 feet from the lower
facades. Property along 5th Ave to the South is N-zoned;
however, the proposed building is two stories.
N/A 120-380(i)(4) VISIBLE BASEMENTS For basement levels located more than 3 ft. above grade,
street facades must meet the transparency regulations.
N/A 120-380(i)(5) ADDITIONAL STORY HEIGHT (IX-TOD
& IX-S) N/A. Site is not zoned IX.
ARTICLE 7 BUILDING DESIGN
Section
of Code Regulation REVIEW NOTES
102-720 PARAPET ROOF TYPE
102-720(c)(1) PARAPET HEIGHT
Minimum parapet height is 1.5 feet with a maximum height
of 6 feet; parapet is between 2 ft and 6 ft tall.
A shadow line must be located within 2 feet of the top of
the uppermost story.
A shadow line must be located at the top of the parapet.
Shadow lines appear to be provided.
See 102-16210 for definition of shadow line
102-720(c)(2) OCCUPIED BUILDING SPACE No portion of the parapet appears to include occupied
building space
102-720(c)(3) ROOFTOP APPURTENANCES
Any rooftop appurtenances must be located towards the
rear or interior of the parapet roof. Rooftop appurtenances
should be located such that the parapet blocks their view
from the sidewalk across the street. Solar panels are an
exception to this requirement. No other rooftop
equipment is shown.
102-730 (c) STOOP ENTRANCE TYPE
102-730(c)(1) STOOP SIZE
Stoop is the required entrance type for the General Building
Type in the NX2 Zone. A stoop is a small, open platform
that may include a canopy or roof cantilevered off the
building and may or may not be elevated above the sidewalk.
Stoops must be a minimum of 4 feet wide and 3 feet deep.
Proposed entrance appears to meet this requirement.
102-730(c)(2) RAMPS
Where feasible, ramps should be incorporated at the
principal building entrance and designed as an integrated
part of the stoop, with rails matching any provided on steps.
No ramp is depicted for the at grade entrance.
102-740 FAÇADE MATERIALS
102-740(b) MAJOR STREET FACADE MATERIALS
Allowed major façade materials are listed in Table 7-1 for
General Building Type in the NX2 Zone:
Full Dimension brick, and natural stone.
Brick used as major material.
102-740(b)(1) STREET AND OTHER FRONT FACADES
Major materials must be applied to a minimum of 65% of all
street or other front facades, not including window and
door areas.
65% of street front façade proposed as brick.
102-740(b)(2) SIMPLICY OF FACADE MATERIALS
A single major façade material must be used for each
building façade segment, 60-foot or larger.
Entire 120 ft of front façade uses brick as major
material.
102-740(b)(4) SIDE AND REAR FACADES
When side yards between two buildings are a total of 5 or
more feet in width, major materials must be applied along
that side facade from the front of the building a distance
equal to the width of the side yard, as measured
perpendicularly between the two side facades. Requirement
met for 88 ft along north façade, and 20 ft along south
façade.
N/A 102-740(b)(5) ORIGINAL FACADE MATERIALS Applicable to modifications of existing buildings with brick
or stone facades. N/A to this site.
102-740(c) MINOR STREET FACADE MATERIALS
A maximum of 35% of each street or other front façade
surface, not including window and door areas, may be
composed of minor facade materials.
Fiber cement panels used as is allowed.
102-740(d) SIDE & REAR FACADE MATERIALS
All interior side and rear (non-street) facades not located on
a rail or trail line must be faced in a major facade material, a
minor facade material, or a material as allowed in Table 7-3.
Brick and fiber cement panels used on side and rear as
is allowed.
Cond. 102-740(f) APPROPRIATE GRADE OF MATERIALS
All doors, windows, and hardware must be of commercial
grade quality. Will need to be verified at time of building
permit approval.
102-740(g)(1) CHANGES IN FACADE MATERIALS
Changes in façade materials, whether major materials or
minor materials, should occur mainly at concave corners or
changes in facade planes.
102-740(g)(2) MATERIALS HIERARCHY
A hierarchy of materials must be maintained on the building
facade, where "heavier", articulated unit materials (brick,
concrete masonry units, stone) are located at the base of the
facade and "lighter", constant surface materials with fewer
seams (stucco, panels) are located above those on the
façade. Proposed elevations are arranged with this
hierarchy.
Cond. 102-740(g)(3) SHADOW LINES ON SURFACES
Shadow lines must delineate changes in materials with solid
materials of a thickness that is greater than 1.5 inches, such
as cast stone, masonry, or stone. Detail will need to be
verified at time of building permit.
102-750 FACADE ELEMENTS
Cond.
Cond.
102-750 (b) WINDOWS
All windows, with the exception of ground story storefront
systems and glass curtain wall systems, shall be recessed with
the glass a minimum of 2 inches from the facade surface
material or adjacent trim. Detail will need to be verified at
time of more detailed architectural plans are prepared.
A minimum of 70% of street façade windows must be
vertically oriented. All windows are vertically oriented.
Reflective glass and glass block are prohibited on street and
other front facades. None shown.
A minimum of 70% of all street facade upper story windows
must be operable. Ground story storefront glass and glass
curtain wall systems are not required to be operable. Detail
will need to be verified at time of more detailed
architectural plans are prepared.
For masonry construction, the expression of lintels must be
included above all windows and doors by a change in brick
coursing or by a separate detail or element. All windows
inset in brick has expressed lintels.
Cond. 102-750(c) AWNINGS & CANOPIES
Awnings or canopy shall provide at least 8 feet of clearance
over any walkway and 15 feet of clearance over vehicular
areas. Canopies at building entrances have clearances of
10 ft. The vehicle canopy at north entrance proposed at
a clearance of 14 ft. Staff recommends a condition that
the plan be revised to increase the clearance height.
N/A 102-750(d) BALCONIES
Balconettes are allowed and do not count towards the
maximum permitted amount of balcony on a street facade.
A balconette is a platform and door that are less than 18
inches deep. Otherwise, balconies must be a minimum of 4
feet deep and 5 feet wide.
N/A 102-750(e) SHUTTERS Any shutters must meet size and material requirements. No
shutters depicted.
N/A 102-750(f) SECURITY GRILLS & BARS
Exterior security bars and grills are prohibited. Interior grills
must be retractable and hidden when retracted. None
Shown.
102-750(g) PRINCIPAL ENTRYWAY
Principal entrances to the building must be clearly delineated
through one or more design features in Section 102-750(g).
Depicted front entry has a canopy and
transom/sidelight windows.
N/A 102-750(h) ARCADE DESIGN No Arcade proposed.
N/A 102-750(i)(2) GROUND STORY AT SLOPING FACADES
FOR NON-STOREFRONTS
Retaining walls shall not exceed 30 inches in height except
along a maximum 8-foot section of frontage. No retaining
walls
102-750(j) BUILDING VARIETY
buildings 90 feet in length or greater, as measured along any
street or front facade, must treat that frontage in segments
of 50 feet or less with the building variety standards in 102-
750 (j)(3).
102-750(k) ARTICULATION OF STORIES
Window placement on street facades must be organized by
stories per the transparency regulations. Windows are
arranged by floor.
Shadow lines can be used to delineate stories.
N/A 102-750(l) VISTAS Vistas (an open space or a street terminating) are not present
at this site
102-750(m) GARAGE DOORS
Requirements are applicable to garage doors included on any
street facade. No garage doors proposed on street
facades.
102-760 UTILITY EQUIPMENT
Cond. 102-760(b) MECHANICAL EQUIPMENT IN
BUILDING
Mechanical equipment shall be located within the building,
unless the applicant demonstrates that locating the
equipment within the building would conflict with the
equipment’s function. Back-up generator is proposed on
the exterior. The applicant will need to demonstrate
that the equipment cannot function inside or move it
inside.
102-760(c) ROOFTOP MECHANICAL EQUIPMENT
Any rooftop mechanical equipment, not including solar
panels or wind turbines, is to be screened or setback from
the street facade. Beside solar panels, no other rooftop
equipment is shown.
102-760(d) MECHANICAL EQUIPMENT ON
STREET FACADES
Mechanical equipment and utility appurtenances shall not be
located on a street facade unless the applicant demonstrates
that locating the equipment in a different location would
conflict with the equipment’s function. Any equipment or
appurtenance approved on a facade shall be located
consistent with the standards of this section. No
mechanical equipment proposed on street façade.
102-760(e) MECHANICAL EQUIPMENT ON OTHER
HORIZONTAL FACADES
Mechanical equipment, such as electrical transformers and
air conditioners, located on the ground, decks, or horizontal
surfaces other than the roof shall be located consistent with
the standards of this section. No such equipment is
shown.
ARTICLE 8 LANDSCAPE & SITE DESIGN
Section
of Code Regulation REVIEW NOTES
102-810(b) VISIBILITY AT INTERSECTIONS
At street intersections a 30 ft by 30 ft vision triangle, free
from walls, fences, plants, or trees in excess of 30 inches
above the abutting curb line shall be provided. The site is
not at a street intersection.
102-820 LANDSCAPE INSTALLATION Notes to follow the specified landscape installation
regulations are on submittal drawings.
Cond. 102-830 LANDSCAPE MAINTENANCE
The owner is responsible for the maintenance, repair, and
replacement of all landscaping required by code. Ongoing
compliance is required as a condition of approval.
102-840 EXISTING TREES
A survey of existing trees on the site is required, which is to
include identification of significant and contributing trees.
49 of the 62 trees would be removed. 53 new trees are
proposed.
Tree protection during construction is required.
102-850 GROUND VEGETATION
All unpaved areas of any lot in any other zone must be
covered by planting bed per 102-850 (b) or grass per 102-
850 (c) or a combination of planting bed and grass.
Unpaved areas are proposed as planting bed or grass.
102-860 SITE TREES
One medium or large tree is required per 3000 square feet of
yard area.
Site contains 60,500 sf of yard area, requiring 20 trees. 53
med/lrg trees proposed.
102-870 STREETSCAPE DESIGN
The requirements of this section apply to development of
new streets and development on all lots with 200 feet or
more of street frontage on existing streets or the City may
assess a fee-in-lieu of streetscape for deposit in the city’s
streetscape fund. The passive streetscape standards are
applicable in this location, which require sidewalk
(provided) and street trees (also provided).
102-880 STREET SIDEWALKS
Sidewalks or multi-use paths must be provided along all
street frontages, located within the public right-of-way.
Sidewalk along 5th Ave is required and provided.
102-890 INTERNAL SITE SIDEWALKS
Sidewalks must connect between all building entrances to all
public sidewalks, including at least one connection to each
street-frontage sidewalk abutting the site. Sidewalk
connections are provided from all entrances to public
sidewalks.
102-8100 STREET TREES
Each lot is required to have one tree for every 40 feet of
street frontage with a minimum of one street tree per street
frontage, and must be located between the curb and
sidewalk, a minimum of 2 feet and a maximum of 10 feet
off the back of curb. The site has 200 ft of frontage so 5
street trees are required. Four large trees and two small
trees are proposed along the street frontage.
102-8110 FRONTAGE BUFFERS
A frontage buffer is required when on-site vehicular parking,
loading, outdoor storage, and/or other activities abut the
street. No parking, loading or storage proposed in areas
abutting the street.
Cond. 102-8120 SIDE & REAR BUFFERS
A side and rear buffer is required along the side and rear lot
lines where transitions between certain zones occur. A light
buffer is required between the site and the N-zoned
property immediately to the south along 5th Ave. The
required distance and plantings are provided; however,
a fence must also be installed.
102-8130(d) REQUIRED LANDSCAPE ISLANDS
Landscape islands are required at the terminal ends of rows
of parking; and within each row of parking an island is
required every 9th stall. Islands must be at least 5 feet in
width and contain one medium or large shade tree.
These standards are met.
102-8130(d) REQUIRED LANDSCAPE ISLANDS: TREE
REQUIREMENTS
50-foot Rule. Each parking space must be located within 50
feet of a tree planted within the parking lot interior. All
stalls are within 50 feet of a tree.
5-Space Rule. For parking lots with more than 40 spaces, a
minimum of 1 shade tree for every 5 parking spaces must be
planted within the parking lot interior or within 4 feet of the
parking lot’s edge. 41 Parking stalls are provided and 20
are in islands or within 4 feet of the parking lot edge.
Buffer Trees. Trees within any required buffer area may not
be utilized to meet these requirements. Non of the side
buffer tree are counted towards this requirement.
Shading Requirement. At maturity, tree canopies
must shade a minimum of 30 percent of the interior of the
parking lot.
Cond. 102-8140 SCREENING OF REFUSE & UTILITY
AREAS
All dumpsters, loading areas, open storage, refuse areas,
mechanical equipment, and utility appurtenances must be
screened. The height of the screen wall must be tall enough
to screen the use inside, and a minimum of 6 feet.
Openings visible from the public way or adjacent properties
must include opaque gates.
Proposed refuse container area and generator area
enclosed by fencing. Details would need to be verified
at time of building permit.
102-8150 OUTDOOR LIGHTING
Where outdoor lighting is proposed, outdoor lighting plans
demonstrating compliance with the standards of this section
are required with the submittal of a site plan. Applicants
have 2 options for the format of the required lighting plan:
Option 1. Submit a lighting plan that complies with the
maximum fixture heights of 102-8150 (d); or
Option 2. Submit a photometric plan demonstrating that
compliance will be achieved using taller fixture heights, in
accordance with 102-8150 (e).
All fixtures would comply with the maximum height
limits (16 ft in most areas of the site).
ARTICLE 9 PARKING & MOBILITY
Section
of Code Regulation REVIEW NOTES
102-920 OFF-STREET PARKING – MOTOR
VEHICULAR MINIMUMS & MAXIMUMS
Minimum for Group Living: 1 stall per 6 beds
No Maximum;
88 beds require 15 stalls.
41 stalls are proposed on site.
N/A 102-940 PARKING REDUCTIONS & CREDITS Applicant can pursue a reduction in vehicle parking per
Alternative Compliance per Section 102-940 (i)
102-950 LOCATION OF OFF-STREET PARKING
Except as otherwise expressly stated in this article, required
off-street parking areas must be located on the same lot as
the building or use they are required to serve.
102-960 PARKING AREA LAYOUT & DESIGN
Parking areas must be designed to allow vehicles to enter
and exit a street and cross public sidewalks in a forward
motion
Parking areas must be so designed and constructed that
parked vehicles are set back at least one foot from lot lines
and at least 2 feet from principal buildings. This standard
is met.
All open off-street parking areas must provide a 6-inch curb
or approved wheel barrier when abutting required setbacks,
landscape areas and adjoining property lines. Curb is
provided around parking area perimeter.
Parking stalls may be standard or compact. Stalls meet
standard stall requirements at 9’x18’.
Cond.
Cond.
102-970 ELECTRIC VEHCILE SUPPLY
EQUIPMENT
Proposal includes residential off-street parking areas with 41
Parking Spaces.
Requires Level 1 or Level 2 electric vehicle charging stations
for at least 5% of provided parking spaces. At least one of
the electric vehicle charging stations provided must be
accessible to a vehicle parked in an accessible parking space.
Two EV charging stations are required.
An additional 10% of the spaces must be EV-ready. Four
additional stalls must be EV-ready. Details would need
to be verified at time of building permit.
PUD
/
Cond.
102-920 OFF-STREET PARKING – BICYCLE
MINIMUMS
Minimum for Group Living: 1 stall per 6 beds. With 90%
as long-term.
88 beds require 15 stalls (13 as long-term).
Staff recommends modifying this requirement via the PUD
to require the 15 parking stalls near the north side main
entry preferably within the covered area.
N/A 102-990 BICYCLE PARKING
See note above.
Short-term bicycle parking must be located on the subject
lot, unless the city approves a proposal to allow private
bicycle parking facilities to be located in the right-of-way.
Long-term bicycle parking spaces must:
− Be located with direct access by the bicycle rider, with no
more than 50% of the required spaces requiring the use
of stairs or elevators;
− May not be located in dwelling units or on dwelling unit
balconies;
− Must protect the entire bicycle, its components and
accessories against theft and inclement weather, including
wind-driven rain and snow.
− Must be designed to allow bicycles to be securely locked
to a bicycle rack in: A bike storage room that is accessible
only to authorized users and has at least 2 electrical
outlets; or a bicycle locker with a separate access door for
each bike; or an attended bike storage room.
Memorandum
www.srfconsulting.com
3701 Wayzata Boulevard, Suite 100 | Minneapolis, MN 55416-3791 | 763.475.0010 Fax: 1.866.440.6364
An Equal Opportunity Employer
SRF No. 16743
To: Ryan Krzos
City of Hopkins
From: Tom Sachi, PE, Project Manager
Ashley Sherry, EIT, Traffic Engineer I
Date: September 20, 2023
Subject: 412 5th Street Transportation Study; Hopkins, Minnesota
Introduction
As requested, SRF has completed a traffic study for the proposed development at 412 5th Avenue N
in Hopkins, Minnesota. The proposed development is generally located in the northwest quadrant of
the Minnetonka Mills Road and 5th Avenue N intersection (see Figure 1: Project Location). The main
objectives of the study are to perform a trip generation estimate and evaluate the expected travel
behavior of the site. The following information provides the assumptions, analysis, and
recommendations offered for consideration.
Existing Conditions
Existing conditions were reviewed to establish a baseline to identify any future impacts associated with
the proposed development. The evaluation of existing conditions includes a review of traffic volumes
and intersection characteristics, which are summarized in the following section.
Data Collection
Weekday a.m. and p.m. peak period vehicular turning movement and pedestrian/bicyclist counts were
collected by SRF during the week of May 29, 2023, at the following study intersections:
• Minnetonka Mills Road and 7th Avenue N
• Minnetonka Mills Road and 6th Avenue N
• Minnetonka Mills Road and 5th Avenue N
• 5th Avenue N and Existing Site Access
From a traffic control perspective, the Minnetonka Mills Road/5th Avenue N intersection is
signalized, whereas the other three (3) study intersections are unsignalized and uncontrolled. Existing
geometrics, traffic controls, and traffic volumes in the study area are shown in Figure 2.
NORTHNorthProject
Location
Mi
n
n
e
t
o
n
k
a
M
i
l
l
s
R
o
a
d 5th Avenue North6th Avenue North7th Avenue North7
02316743
September 2023
Project Location Figure 1412 5th Street Traffic Review
City of Hopkins
NORTHNorthProject
Location
Mi
n
n
e
t
o
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k
a
M
i
l
l
s
R
o
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d5th Avenue North6th Avenue North7th Avenue North7
02316743
September 2023
Existing Conditions Figure 2412 5th Street Traffic Review
City of Hopkins (2) 4(0) 0(5) 56th Ave N0 (4)0 (0)0 (7) Minnetonka Mills Rd
(4) 2
(120) 35
(2) 1
4 (2)
67 (86)
1 (3)
XX
(XX)
- A.M. Peak Hour Volume
- P.M. Peak Hour Volume
- Side-Street Stop Control
- Signalized Control
LEGEND (5) 4(0) 0(6) 77th Ave N0 (1)0 (1)0 (18) Minnetonka Mills Rd
(3) 0
(102) 31
(4) 2
14 (17)
56 (68)
1 (7) (7) 7(456) 2635th Ave N18 (13)283 (275) Access
(19) 19
(6) 6
(4) 0(8) 12(293) 188(31) 155th Ave N39 (41)123 (182)127 (58) Minnetonka Mills Rd
(77) 32
(45) 6
(10) 2
50 (93)
21 (42)
11 (19)
412 5th Street Transportation Study September 20, 2023
Page 4
Proposed Development
The proposed development is generally located in the northwest quadrant of the Minnetonka Mills
Road and 5th Avenue N intersection. The proposed development consists of an 88-bed skilled nursing
facility. Access to the site will be provided at the existing access locations along 5th Avenue and
Minnetonka Mills Road. A preliminary site plan for the proposed development is illustrated in
Figure 3. The development is anticipated to be constructed by the year 2025.
Proposed Development Trip Generation
To account for traffic impacts associated with the proposed development, a trip generation estimate
for the proposed development was completed for the a.m. and p.m. peak hours and on a daily basis.
The estimate, shown in Table 1, was developed using the ITE Trip Generation Manual, 11th Edition.
Table 1. Proposed Development Trip Generation Estimate
Land Use Type (ITE Code) Size A.M. Peak Hour P.M. Peak Hour Daily Trips In Out In Out
Nursing Home (620) 88-Beds 9 3 4 8 269
Results of the trip generation estimate indicate that the proposed development is expected to generate
approximately 12 a.m. and p.m. peak hour trips and 269 daily trips. The trips generated were
distributed throughout the area based on the directional distribution shown in Figure 4, which was
developed based on existing travel patterns and engineering judgement. For reference, the site
generated trips for the proposed nursing facility development are shown in Figure 5 to help understand
expected travel patterns for the development. Based on this level of trip generation, the adjacent
roadway network can support the proposed development and no capacity improvements are expected
to be needed.
PROPOSED BUILDING
FFE = 942.5
42,881 SQ. FT.XXXXXXXXXXXXXXX X X X X XXXXXXXX X XXXXXXX X X X XGM
Stairs
TITLE
SHEET
29290 C3-SITE
PROJECT NO.
FILE NAME
DRAWN BY
DESIGNED BY
REVIEWED BY
ORIGINAL ISSUE DATE
CLIENT PROJECT NO.
BYDESCRIPTION
REVISION SCHEDULE
DATE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C3-SITE.DWGTOM.KATERSC3-10
SITE PLAN
-
--/--/--
30029290C3-10
23-29290
0
SCALE IN FEET
20 40
BJK/TMK
BJK/TMK
RAS
07/10/2023 SD PRICING SET BJK
LIC. NO.DATE
REESE A. SUDTELGTE
54243
PAVEMENT LEGEND
SYMBOL DESCRIPTIONSITE SUMMARY %
SITE/LOT AREA:
SITE/LOT AREA
(EXCLUDING 5TH STREET FRONTAGE)
EXISTING IMPERVIOUS:71
PROPOSED IMPERVIOUS:60
PERVIOUS PAVERS 14NORTHNorth
02316743
September 2023
Site Plan Figure 3412 5th Street Traffic Review
City of Hopkins
NORTHNorthMi
n
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R
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d 5th Avenue North6th Avenue North7th Avenue North7
45%30%10%
15%
PROPOSED BUILDINGFFE = 942.542,881 SQ. FT.XXXXXXXXXXXXXXX X X X X XXXXXXXX X XXXXGM
02316743
September 2023
Directional Distribution Figure 4412 5th Street Traffic Review
City of Hopkins
NORTHNorthMi
n
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a
M
i
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s
R
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d5th Avenue North6th Avenue North7th Avenue North7
02316743
September 2023
Site Trips Figure 5412 5th Street Traffic Review
City of Hopkins (0) 0(0) 0(0) 06th Ave N0 (0)0 (0)0 (1) Minnetonka Mills Rd
(0) 0
(1) 1
(0) 0
1 (0)
1 (1)
0 (0)
XX
(XX)
- A.M. Site Trips
- P.M. Site Trips
- Side-Street Stop Control
- Signalized Control
LEGEND (0) 0(0) 0(0) 07th Ave N0 (1)0 (0)1 (1) Minnetonka Mills Rd
(0) 1
(0) 0
(0) 0
1 (1)
0 (0)
0 (0) (1) 2(0) 05th Ave N4 (2)0 (0) Access
(4) 1
(1) 1
(0) 1(1) 2(0) 05th Ave N0 (0)1 (1)0 (0) Minnetonka Mills Rd
(0) 0
(1) 1
(1) 0
0 (0)
1 (1)
0 (0)
PROPOSED BUILDINGFFE = 942.542,881 SQ. FT.XXXXXXXXXXXXXXX X X X X XXXXXXXX X XXXXGM
412 5th Street Transportation Study September 20, 2023
Page 8
Site Plan Review
A review of the proposed site plan was completed to identify any issues and recommend potential
improvements for consideration with regard to intersection access, circulation, sight distance, traffic
controls, and multimodal facilities. In general, the following should be considered when designing
internal traffic control and access roadways:
1. Incorporate traffic controls, signing, and striping based on guidelines established in the Manual on
Uniform Traffic Control Devices (MUTCD).
2. Special consideration should be made to limit any sight distance impacts from future structures,
landscaping, and signing.
Summary and Conclusions
The following study conclusions and recommendations are offered for consideration:
1) The proposed development is expected to consist of an 88-bed skilled nursing facility. Access to
the site will be provided at the existing access locations along 5th Avenue and Minnetonka Mills
Road.
2) The proposed development is expected to generate approximately 12 a.m. and p.m. peak hour
trips and 269 daily trips.
3) Based on this level of trip generation, the adjacent roadway network can support the proposed
development and no capacity improvements are expected to be needed.
AUGUST 25, 2023
Ryan Krzos
Planner – Community Development
1010 1st St S
Hopkins, MN 55343
rkrzos@hopkinsmn.com
7900 International Drive + Suite 550 + Bloomington, MN 55425
952.426.0699 + ISGInc.com
Architecture + Engineering + Environmental + Planning
RE: PROJECT NARRATIVE
CASSIA CHAPEL VIEW HOMES - HOPKINS, MN
Ryan,
Thank you for reviewing the following PUD and Operational Narrative, along with the applications and plans for the Cassia
Chapel View Care Center project. The site location is currently zoned NX-2, and we are requesting a PUD to allow for the
potential variance on the following: Side Yard Parking, Exterior Trash Enclosure, and Building Frontage . Cassia will also consider
the solar rooftop and pocket park on the east side in exchange.
PROJECT DESCRIPTION
Cassia is proposing to design a new skilled nursing facility located adjacent to their existing Chapel View campus on a 2.4 -acre
parcel in Hopkins, MN. The new location is the current MIZPAH Church property. This new development will allow Cassia to
relocate their current residents and staff to a brand new, state of the art, facility while continuing to serve the Hopkins
community. The current nursing facility is a split-level with a maze of ramps and stairs creating significant barriers for residents
to move independently throughout the place they call home. The new development proposed will be a true 2 -story facility with
small basement. This will allow the residents to live within established neighborhoods and have independent access to day
rooms, activity areas, and dining rooms without the requirement of staff assistance, ramps, gates, or elevators. The staff wi ll
serve 88 residents, down only four from the current location. It is Cassia’s intent to have a ll of the estimated 170 current
employees from the existing location relocate to the new building upon its completion and licensure. The proposed design
paired with outstanding staff will make this project the location of choice for those needing these services in the west metro.
Similar to the existing site, the new property will rely on outside services for operation including garbage, recycling, food , medical
supplies, and oxygen. These services would continue to make the same number of trips throughout the week on the same
schedule since the new delivery location is only a short distance, approximately 300’, from the currently operating facility. Like
the current location along Minnetonka Blvd., the new location will operate 24 hours a day, 7 days a week.
Unit Mixes
1st Floor
• 40 – SC 1 rooms at 348 sf
• 02 – SC 2 rooms at 565 sf
2nd Floor
• 40 – SC 1 rooms at 348 sf
• 02 – SC 2 rooms at 565 sf
Parking Code
Surface parking made up of 41 stalls that will be provided on site, as well as a pickup/drop off canopy for transit needs. Parking
will be located on the North and South sides of the facility. The comfort and convenience of Cassia’s residents is of top priority,
and close lobby access for transportation assistance is important.
Page 2 of 3
952.426.0699 + ISGInc.com
SITE FEATURE & AMENITIES
The overall aesthetic of the site is to incorporate traditional architectural elements with an integrated landscape plan . This new
community will house 80 private studio rooms and four shared units with private bedrooms, administrative spaces, nursing and
care base stations, common gathering spaces, a central commercial kitchen with neighborhood dining halls, a community room,
physical therapy and occupational therapy, up to four spas, barber/beauty space, storage, med rooms, as well as open
circulation throughout the facility for ease of access to all spaces.
The main level dining and gathering spaces will have immediate views and access to private courtyards. The courtyards will
offer serene walking paths, gardens and areas of shade and rest. A pocket park with a meandering path and public benches
will add a unique connection to the community as well as a place of restoration for those passing by, residents and visitors. The
building roof will also provide solar panels to add a wonderful sustainability feature to this development.
LANDSCAPING
The overall landscape plan will offer many distinctive features including shade, color, structure, and screening. A traditional
minimal maintenance planting plan consisting of native deciduous and evergreen plantings that will compliment architectural
features and enhance new spaces.
A tree inventory is provided documenting size and condition of existing site trees. Due to site alterations and plans a number of
existing trees will need to be removed. A total of 49 in total. These include both significant and contributory trees. Total caliper
inch of significant trees to be removed is equal to 547” caliper inches, while contributory trees is equal to 211” caliper in ches.
This requires a caliper replacement of new trees equal to 1,851” caliper inches. The caliper replacement is above and beyond
what is practical for the site. We will be looking to contribute to the City Tree Planting Fund with an agreed upon sum between
all parties. 54 new site trees are proposed. 46 native deciduous trees at 2.5” calip er with 8 ornamental trees at a minimum of
6’ height.
Site drainage and grading will consider overall site features (existing and proposed) ensuring all elements work together to
create an effective drainage plan. Pervious pavement will be included in strategic areas across the site to aid in effective site
drainage. A small infiltration basin will be used to capture water on site.
Page 3 of 3
952.426.0699 + ISGInc.com
Thank you for your consideration of this project. On behalf of Cassia, we look forward to collaborating with you on this
development to aid Cassia with the relocation of their facility and for the ability to better serve the residents at Chapel View Care
Center. Please contact me at 507.387.6651 or via email at Emily.Nepp@ISGInc.com with any questions or if there is any
additional information we can provide in support of this project.
Sincerely,
Emily Nepp
Development Services Coordinator
Emily.Nepp@ISGInc.com
08/30/2023
NO PARKINGNO PARKING15 10
16
A3.2
2
A3.1
2
A3.1
1
A3.2
1
PROPOSED TWO-STORY
SKILLED CARE W/ PARTIAL BASEMENT BUILDING
88 BEDS
0'
NORTH
2010 40
SKILLED NURSING
COURTYARD
-SEE LANDSCAPE
SKILLED NURSING
COURTYARD
-SEE LANDSCAPE
6' HIGH DECORATIVE
FENCE AND GATE 6' HIGH DECORATIVE
FENCE AND GATE
NOTE: SEE CIVIL
PLANS FOR SITE LAYOUT
MONUMENT SIGN
DELIVERY AREA
TRASH & MECH
EQUIP
ENCLOSURE
MAIN BUILDING ENTRY &
DRIVE UNDER CANOPY
PARKING LOT INFO
- SEE CIVIL
WOOD PERGOLA WOOD PERGOLA
SETBACK
20'-0"SETBACK5'-0"PROPERTY LINE
EASEMENT 5TH AVE NSEE CIVIL FOR EXISTING
SITE & BUILDING DEMO
BOLLARDS
TRANSFORMER
RETAINING WALL
- SEE CIVIL
SEE LANDSCAPE
DRAWINGS
120'-0" 30'-0"199'-10"STREET
ENTRANCE
SOLAR PANELS
FOR REFERENCE ONLY
SOLAR PANELS
FOR REFERENCE ONLY
RETAINING WALL
- SEE CIVIL
D E S I G N
G R O U P
ISSUES & REVISIONS
COMMISSION NO:
DRAWN BY:
CHECKED BY:
SHEET
767 N. EUSTIS STREET, SUITE 190
ST. PAUL, MINNESOTA 55114
651.642.9200
WWW.POPEDESIGN.COM
POPE DESIGN GROUP
NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
DATE
8/25/2023 9:53:52 AM
C:\Revit Projects\2023\11773-23069_Cassia Hopkins Pricing_R23_ALapacz_PDG.rvt
A1.1
ARCHITECTURAL
SITE PLAN
AM
AL
11773-23069
CASSIA
CHAPEL VIEW
CARE CENTER
HOPKINS, MN
1" = 20'-0"A1.1
1 ARCHITECTURAL SITE PLAN
1 Addendum 1 07/14/2023
UPDWDNUPSTAIRTRASHHOLDINGMECHANICALELECTRICALELEVATORLAUNDRYDATAUNEXCAVATED63'-11"37'-6"25'-9"38'-4" 49'-0" 8'-11"RECEIVINGELEVATORSTAIRSTORAGEA3.22A3.12SC 1SC 1SC 1SC 1SC 1 SC 1 SC 1SC 1 SC 1SC 1SC 1SC 1SC 1SC 1SC 1SC 1SC 1SC 1SC 2SC 1SC 1TOILETSPALAUNDRYMEDSCLEANLINENHSKPSTAFFTLTOXYGENWELLNESS /TCU THERAPY& STORAGECONFERENCEROOMCHARTINGMULTI-PURPOSEROOMACTIVITYKITCHENCOMMERCIALKITCHENLIVING ROOMCARECONFERENCELIFT STORAGEELECMECHFAMILYLOUNGEDININGSOILEDLINENHALLA3.11A3.21A2.201DININGSTAIR BELEVATORSC 1 SC 1 SC 1 SC 1SC 1SC 1SC 1 SC 1 SC 2SC 1SC 1SC 1SC 1SC 1STAIR ASC 1SC 1SPATOILET LAUNDRYSOILEDLINENSC 1SC 1SC 1SC 1SC 1STAFFTLTOXYGENMEDSHSKP DATAELECMECHLIFTSTORAGECARECONFERENCECLEANLINENLIVING ROOMSTAIR CMULTI-PURPOSEROOMACTIVITYKITCHENA2.202STORAGE STORAGESTORAGESTORAGEMECHMECHWORKROOMOFFICEOFFICEOFFICELOBBYPARCELSTORAGERECEIVINGVESTIBULECASSIACAFE1A5.1116'-8"SEE SITE PLANSEE SITE PLANOFFICERECEPTCARTSTORAGESUNDRIESSTORAGEDATAPT TOILETSTAFF TLTTHERAPYKITCHENWDTHERAPYOFFICEPRIVATETHERAPY1 HR SMOKE BARRIER1 HR SMOKE BARRIER1 HR SMOKE BARRIER1 HR SMOKE BARRIERSMOKE COMPARTMENT SMOKE COMPARTMENT SMOKE COMPARTMENTSKILLED NURSING BUILDING (I-2)397'-4"60'-1" 106'-7" 64'-0" 106'-7"ELEVATOR2A5.131'-4"29'-8"87'-1"150'-9" 35'-6" 56'-3" 154'-10"TYP.8'-2" CLR.TYP.8'-2" CLR.17'-4"TLTTLTOFFICEFAMILYLOUNGECHARTINGOFFICESTORAGECANOPYENTRANCE VESTIBULE62'-3"D E S I G NG R O U PISSUES & REVISIONSCOMMISSION NO:DRAWN BY:CHECKED BY:SHEET767 N. EUSTIS STREET, SUITE 190ST. PAUL, MINNESOTA 55114651.642.9200WWW.POPEDESIGN.COMPOPE DESIGN GROUPNOT FOR CONSTRUCTION0"1/2"1"TRUE SHEET SCALEDATE8/24/2023 8:45:03 PMC:\Revit Projects\2023\11773-23069_Cassia Hopkins Pricing_R23_ALapacz_PDG.rvtA2.1LOWER LEVEL &FIRST FLOORPLANSAMAL11773-23069CASSIACHAPEL VIEWCARE CENTERHOPKINS, MN1/16" = 1'-0"A2.11LOWER LEVEL FLOOR PLAN0'NORTH2010400'NORTH2010401/16" = 1'-0"A2.12FIRST FLOOR PLAN2
A3.22A3.12A3.11A3.211A5.1ELEVATORSC 1SC 1TOILETSPALAUNDRYSOILEDLINENMECHSC 1SC 1SC 1STAIR BSC 2SC 1SC 1LIVING ROOMSC 1SC 1SC 1SC 1SC 1SC 1SC 1 SC 1MEDSCLEANLINENHSKPSTAFFTLTOXYGENCARECONFERENCELIFTSTORAGEEXAM ELECMECHDATASTORAGESC 1 SC 1 SC 1SC 1 SC 1MULTI-PURPOSEROOMACTIVITYKITCHENDINING DININGSTAIR CCHAMPLINCHARTINGSC 1SC 1SC 1SC 1SC 1 SC 1 SC 1SC 1SC 2SC 1SC 1SC 1SC 1SC 1SC 1SC 1TOILETSPALAUNDRYLIVING ROOMSOILEDLINENSTAIR AMECHMEDSCLEANLINENHSKPOXYGENCARECONFERENCELIFTSTORAGESTORAGEELECMECHDATASTORAGESC 1SC 1SC 1 SC 1SC 1MULTI-PURPOSEROOMACTIVITYKITCHENCOMMUNITYROOMHALLHOUSEHOLDKITCHEN /PANTRYBARBER /BEAUTYOFFICEOFFICEOFFICESTAFF BREAKROOMMOTHERSROOMRR/LOCKERSOFFICEROOF BELOW397'-4"116'-8"1 HR SMOKE BARRIER1 HR SMOKE BARRIER1 HR SMOKE BARRIER1 HR SMOKE BARRIER2A5.1ROOF ACCESS FROM STAIRS59'-11" 106'-6" 64'-2" 106'-6"8'-2"8'-2"A2.201A2.202TLTTLTOFFICECHARTINGOFFICEOFFICE62'-0"A3.22A3.12A3.11A3.211A5.1ROOF BELOWROOF BELOWROOF BELOWROOF ACCESS FROM STAIRS2" / 12"FLAT ROOFFLAT ROOF2A5.1SOLAR PANELS AS DESIGNED BY LICENSED INSTALLER / COVERAGE AS REQUIREDSOLAR PANELS AS DESIGNED BY LICENSED INSTALLER / COVERAGE AS REQUIREDDESI GNGROUPISSUES & REVISIONSCOMMISSION NO:DRAWN BY:CHECKED BY:SHEET767 N. EUSTIS STREET, SUITE 190ST. PAUL, MINNESOTA 55114651.642.9200WWW.POPEDESIGN.COMPOPE DESIGN GROUPNOT FOR CONSTRUCTION0"1/2"1"TRUE SHEET SCALEDATE8/24/2023 8:45:09 PMC:\Revit Projects\2023\11773-23069_Cassia Hopkins Pricing_R23_ALapacz_PDG.rvtA2.2SECOND LEVELFLOOR PLAN &ROOF PLANAMAL11773-23069CASSIACHAPEL VIEWCARE CENTERHOPKINS, MN0'NORTH2010401/16" = 1'-0"A2.21SECOND LEVEL FLOOR PLAN1/16" = 1'-0"A2.22ROOF PLAN0'NORTH2010401Addendum 107/14/2023
FIRST LEVEL
100'-0"
SECOND LEVEL
112'-0"
TRUSS BEARING
121'-11 1/8"
1
A5.1
FACE BRICK
FACE BRICK 2
FIBER CEMENT BOARD
FIBER CEMENT BOARD 2
2
A5.1
MANUFACTURED
STONE SILL
ALUM DOOR
SYSTEM
FIBER CEMENT TRIM BOARD
88'-3" RETURN MAJOR MATERIALS = 65% BRICK
88'-3"
TRANSPARENCY = 20% (GROUND STORY) 23% (SECOND FLOOR)
FIRST LEVEL
100'-0"
SECOND LEVEL
112'-0"
TRUSS BEARING
121'-11 1/8"
LOWER LEVEL
88'-4"
1
A5.1
2
A5.1
37'-0"
20'-3" RETURN OF MAJOR MATERIALS = 68% BRICK
TRANSPARENCY = 18% (GROUND STORY) 21% (SECOND FLOOR)
D E S I G N
G R O U P
ISSUES & REVISIONS
COMMISSION NO:
DRAWN BY:
CHECKED BY:
SHEET
767 N. EUSTIS STREET, SUITE 190
ST. PAUL, MINNESOTA 55114
651.642.9200
WWW.POPEDESIGN.COM
POPE DESIGN GROUP
NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
DATE
8/30/2023 3:29:00 PM
C:\Revit Projects\2023\11773-23069_Cassia Hopkins Pricing_R23_ALapacz_PDG.rvt
A3.1
EXTERIOR
ELEVATIONS
AM
AL
11773-23069
CASSIA
CHAPEL VIEW
CARE CENTER
HOPKINS, MN
1/16" = 1'-0"A3.1
1 EXTERIOR ELEVATION - NORTH
EXTERIOR ELEVATION KEYNOTES
1/16" = 1'-0"A3.1
2 EXTERIOR ELEVATION - SOUTH
1 Addendum 1 07/14/2023
2 Exterior Updates 08/30/2023
FIRST LEVEL
100'-0"
SECOND LEVEL
112'-0"
TRUSS BEARING
121'-11 1/8"
LOWER LEVEL
88'-4"
TRANSPARENCY = 21% (GROUND STORY) 23% (SECOND FLOOR)
FIRST LEVEL
100'-0"
SECOND LEVEL
112'-0"
TRUSS BEARING
121'-11 1/8"
LOWER LEVEL
88'-4"
FACE BRICK
FIBER CEMENT BOARD
2 " / 1 2 "
FACE BRICK 2
MANUFACTURED
STONE SILL
STREET
ENTRANCE
DECORATIVE RAIL
FIBER CEMENT
BOARD COLUMNS 2'-0"6'-0"SHADE STRUCTURE
FOR BENCH
TRANSPARENCY = 28% (GROUND STORY) 27% (SECOND FLOOR)
FACE BRICK = 65%
FIBER CEMENT BOARD 2
FACE BRICK 2
D E S I G N
G R O U P
ISSUES & REVISIONS
COMMISSION NO:
DRAWN BY:
CHECKED BY:
SHEET
767 N. EUSTIS STREET, SUITE 190
ST. PAUL, MINNESOTA 55114
651.642.9200
WWW.POPEDESIGN.COM
POPE DESIGN GROUP
NOT FOR CONSTRUCTION0"1/2"1"
TRUE SHEET SCALE
DATE
8/30/2023 3:29:03 PM
C:\Revit Projects\2023\11773-23069_Cassia Hopkins Pricing_R23_ALapacz_PDG.rvt
A3.2
EXTERIOR
ELEVATIONS
AM
AL
11773-23069
CASSIA
CHAPEL VIEW
CARE CENTER
HOPKINS, MN
1/8" = 1'-0"A3.2
2 EXTERIOR ELEVATION -WEST
1/8" = 1'-0"A3.2
1 EXTERIOR ELEVATION -EAST
1 Addendum 1 07/14/2023
2 Exterior Updates 08/30/2023
X X X XXXXXXXOHLOHLOH
L
OH
L
OHLOHLOHL
OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHL
OHLOHLOHLX X IIII I I I I I I I I I I I
IIIIIIIIIIIIIIIIIIIXXXXX
GMEX CBRIM=937.13EX m area drainRIM=937.94EX MHRIM=940.79EX MHRIM=940.4120WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationMonumentSignGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisSignStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 27559083314,014 sq. ft.412 5th Avenue340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 PROPERTY LINEPROPERTY LINE 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACKR=939.00EX STM MHI=932.30 (" ) SUMP STRUCTURE FILLED TO RIM W/ WATERR=937.06EX SAN MHI=929.44 (8" VCP) NW FLOWS SOUTH TO BEND IN SUMPI=929.43 (8" RCP) S BEND AT CENTER OF SUMP FLOW LINEI=929.42 (8" VCP) SW FLOWS SWR=936.16EX STM MHI=930.30 (12" PVC) SWR=935.02EX ST MHI=924.37 (18" PVC) EI=924.50 (OTHER" OTHER) SUMP BEND AT CENTER OF SUMP FLOW LINEI=924.41 (18" PVC) SW FLOWS NE TO BEND IN SUMPR=934.64EX ST MHI=923.04 (12" PVC) WI=923.10 (OTHER" OTHER) SUMP SUMP INV 12" FROM MD1 PIPEI=923.50 (12" PVC) S PIPE UNDER LADDERI=928.48 (6" PVC) W>>>>>>>>>>>>>>>>STMSTM9386" EXISTING WATERMAIN14'±30'
±2'2'10'2.56'23.19'20'20'11.76'13.03'18'
3'
20'47.74'42.59'19.63'117.84'156.43'96.43'TITLESHEET29290 C2-EXISTINGPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C2-EXISTING.DWG SAVED BY: KYLE.HANNIGAN
C2-10EXISTING SITE &REMOVAL PLAN-08/25/23C2-10 EXISTING SITE & REMOVAL PLAN 300 29290 C2-1023-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:42 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.REMOVAL LEGENDSYMBOLDESCRIPTIONREMOVE BITUMINOUSPAVEMENTREMOVE CONCRETE WALKDEMOLISH BUILDINGREMOVE LANDSCAPINGCONTRACTOR SHALL VERIFY EXISTING PAVEMENT SECTIONAND NOTIFY ENGINEER OF ANY DISCREPANCIES.PAVEMENT REMOVALS SHALL INCLUDE FULL DEPTHSAWCUT AND SECTION REMOVAL.REMOVE EXISTINGCONCRETE WALKS (TYP)REMOVE EXISTING LANDSCAPEPATHS, EQUIPMENT/STRUCTURES,FENCING, AND MULCH BED AREAS(TYP)REMOVE EXISTINGCONCRETE CURBING WITHINPROJECT LIMITS (TYP)REMOVE EXISTINGBITUMINOUS PAVEMENT(WHERE SHOWN)REMOVE EXISTING BUILDING,INCLUDING CONNECTED STAIRAND CANOPY STRUCTURES ANDFOUNDATIONSREMOVE EXISTINGSTORAGE BUILDINGREMOVE EXISTINGROCK BORDERREMOVE EXISTINGROCK BORDERREMOVE EXISTING FLAGPOLEAND FOOTINGREMOVE EXISTING CATCHBASIN(SEE GENERAL UTILITY NOTE)REMOVE EXISTINGMONUMENT SIGNREMOVE EXISTING SIGNREMOVE EXISTINGLIGHT POLEAND FOOTINGREMOVE EXISTINGLANDSCAPE PLANTER BOXESREMOVE EXISTING DECKSTRUCTURE AND FOUNDATIONGENERAL UTILITY NOTE:CONTRACTOR TO REMOVE ALL UNDERGROUND UTILITIESTO THE PROJECT DISTURBED LIMITS. STORM AND/ORSANITARY SEWER PIPING EXTENDING BEYOND THEPROJECT DISTURBED LIMITS SHALL BE CAPPED ANDABANDONED IN PLACE, OR AS REQUIRED BY THE CITY.REMOVE TREE (TYP)REMOVE PLANTERSREMOVE RETAINING WALLSAWCUT AND REMOVEBITUMINOUS PAVEMENTREMOVE PLAYGROUND EQUIPMENTREMOVE FENCEAND FOOTING (TYP)REMOVE AREA DRAINPROTECT EXISTINGHYDRANT11001101110211031084108510991098109710961095109410931092109110901089108810871086108310821081108010791078107610771075107410731071107210701069106810671066106510641042104610451044104310471048104910501051105510541053105210561057105810591060106110621063TREE SURVEY NOTE:REFER TO SHEET C5-31 TREE SURVEY FOR REMOVALAND REPLACEMENT DOCUMENTATION
1015PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.16XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGX X
XXXXX
GM20WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACK6" EXISTING WATERMAIN18.67'9' (TYP)23.13'18'
24'
6'
6'6'6'R1'R63'R57'R66'R63'R1'R17'R103'R1'R57'R5'R15'R9.2'R3'R3'R3'R5.33'R2'R2'R2'R2'R15'R9'R3'R5'R3'R3'R5'R5'R10'R5'R11'R3'R1'R3'R3'R10'R10'R3'R3'R7'R66'R70'R62'R66.05'R8'R4'ST-3ST-4ST-6ST-7ST-10ST-10AST-9ST-8ST-2ST-5ST-1R17'TITLESHEET29290 C3-SITEPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C3-SITE.DWG SAVED BY: BILL.KARELS
C3-10SITE PLAN-08/25/23C3-10 SITE PLAN 300 29290 C3-1023-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:42 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.PAVEMENT LEGENDSYMBOLDESCRIPTIONBITUMINOUS PAVEMENTHEAVY DUTY BITUMINOUSPAVEMENTCONCRETE PAVEMENTHEAVY DUTY CONCRETEPAVEMENTCONCRETE WALKREVERSE PITCH CONCRETECURB AND GUTTERTYPE ZERO CURB ANDGUTTERPERMEABLE PAVERSCONCRETE BEAM CURBBITUMINOUS PAVEMENTB618 CURB ANDGUTTER (TYP)REVERSE PITCH CURB AND GUTTER (TYP)NO PARKINGSTRIPING (TYP)REFERENCE ACCESSIBLEPARKING AREA DETAIL4" WHITE SOLID STALLSTRIPING (TYP)TRASH ENCLOSUREMODULAR BLOCKRETAINING WALL (TYP)3' CURBTAPER (TYP)6' DECORATIVEFENCE (TYP)DIRECTIONAL ARROWSTRIPINGMONUMENT SIGNGENERATOR
TYPE ZEROCURB AND GUTTER6' GATE (TYP)6' DECORATIVEFENCE (TYP)6' GATE (TYP)6' GATE (TYP)PERMEABLE PAVERSPERMEABLE PAVERSHEAVY DUTYBITUMINOUS PAVEMENTCURB RAMP3' CURBTAPER (TYP)6' WIDE CONCRETEWALK (TYP)SIGN POST INBOLLARD (TYP)RAMP INCONCRETE WALKBITUMINOUS PAVEMENTCONCRETE CURB AND GUTTER (TYP)1' CONCRETE BEAM CURBAT PERMEABLE PAVERS1' CONCRETE BEAM CURBAT PERMEABLE PAVERS1' CONCRETE BEAM CURBAT PERMEABLE PAVERSSITE SUMMARY%SITE/LOT AREA:103,371SF =2.53(AC)EXISTING IMPERVIOUS:79,169SF =1.72(AC)76.5PROPOSED IMPERVIOUS:62,124SF =1.45(AC)60PERVIOUS PAVERS15,237SF =0.35(AC)14TURN DOWN CONCRETECURB AT PARKING STALLS(TYP)PIPE BOLLARD WITH COVER (TYP)SITE FURNISHINGS(TYP)TRASH/RECYCLINGRECEPTICLETHICKENED CONCRETE CURB AT PERMEABLE PAVERSMODULAR BLOCKRETAINING WALL (TYP)
1015PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.16XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGX X
XXXXX
GM20WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACK6" EXISTING WATERMAINTITLESHEET29290 C3-SITEPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C3-SITE.DWG SAVED BY: BILL.KARELS
C3-11PICK-UP PLAN-08/25/23C3-11 PICK-UP PLAN 300 29290 C3-1123-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:43 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.
PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGINFILTRATION BASINTOP = 937.50100-YR HWL = 937.50BOTTOM = 936.00OHLOHLOH
L
OH
L
OHLOHLOHL
OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHL
OHLOHLOHLX X IIII I I I I I I I I I I I
IIIIIIIIIIIIIIIIIIIXXXXX
GMEX MHRIM=940.79EX MHRIM=940.4120WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 PROPERTY LINEPROPERTY LINE 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACKR=939.00EX STM MHI=932.30 (" ) SUMP STRUCTURE FILLED TO RIM W/ WATERR=937.06EX SAN MHI=929.44 (8" VCP) NW FLOWS SOUTH TO BEND IN SUMPI=929.43 (8" RCP) S BEND AT CENTER OF SUMP FLOW LINEI=929.42 (8" VCP) SW FLOWS SWR=936.16EX STM MHI=930.30 (12" PVC) SWR=934.64EX ST MHI=923.04 (12" PVC) WI=923.10 (OTHER" OTHER) SUMP SUMP INV 12" FROM MD1 PIPEI=923.50 (12" PVC) S PIPE UNDER LADDERI=928.48 (6" PVC) W>>>>>>>>>>>>>>>>STMSTM6" EXISTING WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>II I
II I
ST-3R=941.74I=938.42 (6'') P-4I=938.21 (6'') P-3ST-4R=941.72I=939.04 (6'') P-4ST-6R=941.75I=933.23 (6'') P-7I=933.03 (6'') P-6ST-7R=941.76I=933.86 (6'') P-7ST-10T/C=939.66I=936.71 (12'') P-10ST-9T/C=939.96I=935.75 (12'') SUBDRAINI=935.75 (12'') P-9ST-10AR=940.56I=936.12 (12'') P-10I=935.92 (18'') ADS TOP MANIFOLDI=935.51 (24'') ADS INLET MANIFOLDST-5R=936.59I=930.79 (12'') P-8I=932.49 (6'') P-6I=928.79 (12'') P-5ST-8R=937.07I=932.69 (12'') P-9I=932.49 (12'') P-8ST-2R=936.53I=933.00 (10'') P-2ST-1T/C=936.42I=932.40 (12'') P-1P-9 153'x12" @ 2.00%P-10 30'x12" @ 2.00%ADS INLET MANIFOLDP-1 45'x12" @ 3.75%P-2 80'x10" @ 2.00%P-4 31'x6" @ 2.00%P-3
3
6
'
x
6
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2
.
0
0
%P-8 85'x12" @ 2.00%P-7 31'x6" @ 2.00%P-6 27'x6" @ 2.00%P-5 40'x12" @ 2.00%ADS TOP MANIFOLDEX MHCONNECT TO EXISTING STRUCTURE:I=931.40 (10'') P-2EX MHCONNECT TO EXISTING STRUCTURE:I=930.70 (12'') P-1EX MHREPLACE EXISTING CASTING WITHNEENAH R-2501-CR=934.99CONNECT TO EXISTING STRUCTUREI=927.98 (12'') P-5I=931.80 (8'') SUBDRAINI=931.80 (8'') SUBDRAINSTORM DRAIN STRUCTURE SCHEDULESTRUCTURE NO.ST-1ST-2ST-3ST-4ST-5ST-6ST-7ST-8ST-9ST-10ST-10ASTRUCTURETYPECATCH BASIN (TYPE 1)DRAIN BASINDRAIN BASINDRAIN BASINDRAIN BASINDRAIN BASINDRAIN BASINDRAIN BASINCATCH BASIN (TYPE 1)CATCH BASIN (TYPE 1)MnDOT 4020STRUCTURESIZE (IN)36 x 2415 Ø8 Ø8 Ø15 Ø8 Ø8 Ø12 Ø36 x 2436 x 2448 ØSTRUCTUREMATERIALRCPVCPVCPVCPVCPVCPVCPVCRCRCRCCASTINGNEENAH R-3067-VBNYLOPLAST 1599CGDNYLOPLAST 0899CGDNYLOPLAST 0899CGDNYLOPLAST 1599CGCNYLOPLAST 0899CGDNYLOPLAST 0899CGDNYLOPLAST 1299CGCNEENAH R-3067-VBNEENAH R-3067-VBNEENAH R-1733 "STORM SEWER" IN COVERPAY HEIGHT(LN FT)4.024.034.853.186.309.228.405.084.212.958.05* TOP OF CASTINGELEVATION936.42936.53941.74941.72936.59941.75941.76937.07939.96939.66940.56SUMPELEVATION932.40932.50936.90938.54930.29932.53933.36931.99935.75936.71932.51SUMPDEPTH0.00'0.50'0.50'0.50'0.50'0.50'0.50'0.50'0.00'0.00'3.00'OUTLETINVERT932.40933.00938.21939.04928.79933.03933.86932.49935.75936.71935.51OUTLETPIPEP-1P-2P-3P-4P-5P-6P-7P-8P-9P-10ADS INLET MANIFOLDSTORM DRAIN PIPE SCHEDULEPIPENO.P-1P-2P-3P-4P-5P-6P-7P-8P-9P-10DRAINFROMST-1ST-2ST-3ST-4ST-5ST-6ST-7ST-8ST-9ST-10INLETELEVATION932.40933.00938.21939.04928.79933.03933.86932.49935.75936.71DRAINTOEX MHEX MHHEADWALLST-3EX MHST-5ST-6ST-5ST-8ST-10AOUTLETELEVATION930.70931.40937.50938.42927.98932.49933.23930.79932.69936.12PIPESIZE (IN)1210661266121212MATERIALPVCPVCPVCPVCPVCPVCPVCPVCPVCPVCPIPECLASSSCH 40SCH 40SCH 40SCH 40SCH 40SCH 40SCH 40SCH 40SCH 40SCH 40PIPEGRADE3.75%2.00%2.00%2.00%2.00%2.00%2.00%2.00%2.00%2.00%PIPELENGTH (FT)458036314027318515330* TOP OF CASTING ELEVATIONS ON CURB STYLE CATCH BASINS = FORM GRADE, NOT TOP BACK OF CURB BOX ELEVATIONTITLESHEET29290 C3-UTILITIESPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C3-UTILITIES.DWG SAVED BY: BILL.KARELS
C3-20UTILITY PLAN-08/25/23C3-20 UTILITY PLAN 300 29290 C3-2023-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:43 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.UTILITY LEGENDEXISTINGPROPOSEDSTORM DRAINSANITARY SEWERSANITARY SEWER FORCEMAINWATER MAINGASOVERHEAD ELECTRICUNDERGROUND ELECTRICUNDERGROUND TELEPHONEUNDERGROUND TVOVERHEAD UTILITYUNDERGROUND UTILITYFIBER OPTICNOTE:CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES.>>>>>><IIII>IIGGOEOEUEUEUTUTUTVOHLUTLFBOCONSTRUCT 8" SANITARY SERVICEWITHIN 5' OF BUILDING- CONTINUATION TO BUILDING BY MECHANICAL CONTRACTORCONSTRUCT 6" FIRE SERVICEAND 4" DOMESTIC WATER SERVICETO WITHIN 5' OFBUILDING - CONTINUATION TOBUILDING BYMECHANICAL CONTRACTORCONNECT - WET TAPAND INSTALL VALVEFOR BOTH SERVICES(FIELD VERIFY SIZEAND LOCATION)CONTRACTOR TOPROVIDE 18" MINVERTICAL SEPARATIONBETWEEN UTILITY PIPINGPROVIDE LEVEL 1 POND LINER BETWEEN PERMEABLEPAVER SECTION AND SOUTHERN CURB LINE.HDPE OR PVC LINER ARE ALLOWABLE. HDPE LINERMUST HAVE A MINIMUM THICKNESS OF 60 MILS.PVC POND LINER MUST HAVE A MINIMUM THICKNESS30 MILS. BOTTOM OF LINER SHOULD TERMINATE ATLEAST THREE FEET BELOW BOTTOM OF THE BMP.INSULATE SANITARY SERVICE(SEE DETAIL)6" SCH 40 SANITARYSERVICE @ 1.00%
PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGINFILTRATION BASINTOP = 937.50100-YR HWL = 937.50BOTTOM = 936.00OHLOHLOH
L
OH
L
OHLOHLOHL
OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHL
OHLOHLOHLX X IIII I I I I I I I I I I I
IIIIIIIIIIIIIIIIIIIXXXXX
GMEX MHRIM=940.79EX MHRIM=940.4120WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 PROPERTY LINEPROPERTY LINE 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACKR=939.00EX STM MHI=932.30 (" ) SUMP STRUCTURE FILLED TO RIM W/ WATERR=937.06EX SAN MHI=929.44 (8" VCP) NW FLOWS SOUTH TO BEND IN SUMPI=929.43 (8" RCP) S BEND AT CENTER OF SUMP FLOW LINEI=929.42 (8" VCP) SW FLOWS SWR=936.16EX STM MHI=930.30 (12" PVC) SWR=934.64EX ST MHI=923.04 (12" PVC) WI=923.10 (OTHER" OTHER) SUMP SUMP INV 12" FROM MD1 PIPEI=923.50 (12" PVC) S PIPE UNDER LADDERI=928.48 (6" PVC) W>>>>>>>>>>>>>>>>STMSTM6" EXISTING WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>II I
II I
TITLESHEET29290 C3-UTILITIESPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C3-UTILITIES.DWG SAVED BY: BILL.KARELS
C3-21HYDRANTCOVERAGE PLAN-08/25/23C3-21 HYDRANT COVERAGE PLAN 300 29290 C3-2123-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:43 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.HYDRANT COVERAGE LEGENDEXISTING HYDRANTPROPOSED HYDRANTR250'R250'
1015PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.16XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGINFILTRATION BASINTOP = 937.50100-YR HWL = 937.50BOTTOM = 936.00OHLOHLOH
L
OH
L
OHLOHLOHL
OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHL
OHLOHLOHLX X IIII I I I I I I I I I I I
IIIIIIIIIIIIIIIIIIIXXXXX
GMEX MHRIM=940.79EX MHRIM=940.4120WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 PROPERTY LINEPROPERTY LINE935935 940945936937938939 941942943944946947935940940936937938
941942 940945945945939941
94194
1 941942942
943 943943944944944
>>>>>>>>>>>>>>>>938 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>II I
II I
-4.2
%-2.0%-
1
.
8%
-3
.1%-2.2%-1.2%
-4.
1
%-2.1%-2.6%
-1.2%-2.6%-7.2%-4.1%-4.8%-2.3%-2.4%-2.0%-2.7%-1.8%
-
2
.
9%
-1.7%-1.7%-4.4%-1.7%
-1.5%941.80940.90941.84940.96940.39941.88941.88941.35940940940939 941941941
941941
941 9419429429429
4
2942942
942 94394394393793893693
6
9369369369
3
6 936936937940936
936937937 937938939941941941942ST-3R=941.74ST-4R=941.72ST-6R=941.75ST-7R=941.76ST-10AR=940.56ST-9R=939.96ST-10R=939.66ST-8R=937.07ST-2R=936.53ST-5R=936.59ST-1R=936.42EX MHR=0.66ST-79R=933.60TITLESHEET29290 C4-GRADINGPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C4-GRADING.DWG SAVED BY: BILL.KARELS
C4-10GRADING PLAN-08/25/23C4-10 GRADING PLAN 300 29290 C4-1023-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:44 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.GRADING LEGENDEXISTING CONTOUR (MINOR INTERVAL)EXISTING CONTOUR (MAJOR INTERVAL)PROPOSED CONTOUR (MINOR INTERVAL)PROPOSED CONTOUR (MAJOR INTERVAL)EXISTING SPOT ELEVATIONPROPOSED SPOT ELEVATIONPROPOSED TOP BACK OF CURB SPOT ELEVATIONPROPOSED TOP OF RETAINING WALL (T/W) ANDBOTTOM OF RETAINING WALL (B/W)SURFACE GRADE / DIRECTIONGENERAL GRADING NOTESPROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLDDOWNS ARE NOT INCLUDED. WHEN CONSTRUCTING BUILDING PADS WITH A HOLD DOWN, GRADEAREAS TO ENSURE POSITIVE BUILDING PAD DRAINAGE.101100101100XXXX.XX
X
X
X
.
X
X
X
X
X
.
X
XXXX.XX T/WX
X
X
.
X
X
B
/
W-X.X%GENERATOR PADEL = 937.60
1015PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.16XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGINFILTRATION BASINTOP = 937.50100-YR HWL = 937.50BOTTOM = 936.00X X
XXXXX
GM20WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACK6" EXISTING WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>II I
II I
MULCHQTYBOTANICAL / COMMON NAME10,661 SFDOUBLE SHREDDED HARDWOOD MULCHMULCH2,071 SFLANDSCAPE ROCK 3' DEPTHMULCHSEEDINGQTYBOTANICAL / COMMON NAME1,763 SFSEED MIXINFILTRATION BASIN MIXSODQTYBOTANICAL / COMMON NAME7,553 SFTURF SODDROUGHT TOLERANT FESCUE BLENDPLANT SCHEDULETITLESHEET29290 C5-LANDPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C5-LAND.DWG SAVED BY: BILL.KARELS
C5-10SITERESTORATIONPLAN-08/25/23C5-10 SITE RESTORATION PLAN 300 29290 C5-1023-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:44 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.EDGING (TYP)LARGE FLAGSTONE STEPPERSEDGING (TYP)EDGING (TYP)
1015PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.16XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGINFILTRATION BASINTOP = 937.50100-YR HWL = 937.50BOTTOM = 936.00X X
XXXXX
GM20WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACK6" EXISTING WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>II I
II I
TITLESHEET29290 C5-LANDPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C5-LAND.DWG SAVED BY: BILL.KARELS
C5-11SITE IRRIGATIONPLAN-08/25/23C5-11 SITE IRRIGATION PLAN 300 29290 C5-1123-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:44 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.IRRIGATION LEGENDSYMBOLDESCRIPTIONDRIP IRRIGATIONROTOR IRRIGATION1.IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION ANDVERIFICATION OF ALL EXISTING UTILITIES AND STRUCTURES. EXERCISE EXTREMECARE IN EXCAVATING AND WORKING NEAR UTILITIES. DAMAGE DONE TO UTILITIES,STRUCTURES, OR OTHER FINISHED WORK SHALL BE REPAIRED OR REPLACED ATTHE IRRIGATION CONTRACTORS EXPENSE.2.IRRIGATION CONTRACTOR TO FIELD ADJUST DRIP LINE LOCATIONS SO AS TO AVOIDCONFLICTS WITH TREES, SITE FURNITURE, AND UTILITIES.3.INSTALL PVC SCHEDULE 40 PIPE SLEEVES UNDER HARDSCAPE AT ALL POINTSWHERE IRRIGATION MAIN LINE AND LATERALS ARE LOCATED.4.INSTALL ALL MAINLINES TO SLOPE AT 1% MINIMUM TO MANUAL DRAIN VALVESLOCATED AT LOW POINTS OR AS INDICATED ON PLANS OF MAINLINE SYSTEM.5.THE CONTRACTOR SHALL PLACE A #12 SOLID COPPER TRACE WIRE WITH PURPLE PECOVER FOR WATER ALONG ALL PVC MAINLINE. THIS INCLUDES ALL PVC MAINLINECONNECTING QUICK COUPLER VALVES.6.THE IRRIGATION CONTRACTOR SHALL COORDINATE WITH GENERAL CONTRACTORTO INSURE THE POINT OF CONNECTION IS PROVIDED PER PLANS.7.INSTALL A BACKFLOW PREVENTER AND ENCLOSURE AT THE POINT OF CONNECTION.INSTALL PER MANUFACTURER SPECIFICATIONS. COORDINATE WITH LOCAL CITYORDINANCES TO ENSURE THE POINT OF CONNECTION MEETS ALL CODES.8.IRRIGATION CONTRACTOR SHALL INSTALL DRIP IRRIGATION SYSTEM FOR ALLPLANTING AREAS AND SPRAY HEADS FOR TURF LAWN AREAS.9.CONTRACTOR TO SUBMIT IRRIGATION PLAN AND PRODUCT INFORMATION TOLANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.SUBMIT IRRIGATION PLAN AT A SCALE OF 1 INCH EQUALS 30 FEET OR GREATERINDICATING POINT OF CONNECTION, BACKFLOW PREVENTER, LAYOUT / LOCATIONSOF DRIP-LINE, VALVES, MAINLINE, ISOLATION VALVES, FLOW SENSORS, RAIN /FREEZE SENSOR, PIPE SIZING, AND CONTROLLER LOCATIONS.10.CONTRACTOR TO INSTALL NEW TORO CUSTOM COMMAND SERIES / HUNTER ACC-D /RAIN BIRD ESP-LXIVM (OR APPROVED EQUAL) CONTROLLER WITH STAINLESS STEELPEDESTAL MOUNT. SOURCE IRRIGATION CONTROLLER, RAIN / FREEZE SENSOR,QUICK COUPLERS, AND CONTROL VALVES FROM ONE MANUFACTURER.CONTRACTOR TO VERIFY 110V UNINTERRUPTED ELECTRICAL SERVICE FOR THECONTROLLER. CONTRACTOR TO INSTALL CONTROLLER PER MANUFACTURER'SSPECIFICATIONS.11.INSTALL VALVE BOX LOCATIONS IN PLANTING AREAS, PARALLEL TO AND SET BACKFROM PAVEMENT EDGES AS INDICATED ON THE PLANS.12.PROTECT AT ALL TIMES THE WORK FROM DAMAGE AND THEFT. REPLACE ALLDAMAGED OR STOLEN PARTS AT CONTRACTOR'S EXPENSE UNTIL THE WORK ISACCEPTED IN WRITING BY THE OWNER'S REPRESENTATIVE.IRRIGATION NOTES
1015PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.16XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGINFILTRATION BASINTOP = 937.50100-YR HWL = 937.50BOTTOM = 936.00X X
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GM20WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
The Augustana Home of MinneapolisStairs5th AVENUE NORTHWATERMAIN EASEMENT PERDOCUMENT NO. 275590833340.4 (deed)DRAINAGE & UTILITY EASEMENTPER DOC. NO. 693519 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACK6" EXISTING WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>II I
II I
(1) PC(1) PC(1) AG(2) UP(1) AG(2) UP(3) UT(3) UP(3) UT(3) UP(1) GS(6) RG(1) GE(1) AA(1) GE(1) AA(1) GS(7) RG(17) BV(3) FG(3) HP(5) AP(11) NL(5) BE(5) TW(2) FG(5) TW(2) FG(5) NL(7) BV(4) TO(5) CK(10) NL(10) BV(5) AP(4) NL(6) HP(5) AP(3) NL(11) TW(5) TT(18) TW(19) CP(4) AC(4) NL(11) CP(5) AL(1) HP(2) HP(2) QB(1) GE(1) GE(1) AA(10) CK(7) TW(10) CK(6) TW(1) CO(1) CO(1) CO(7) BV(5) RG(3) RG(3) RG(1) MS(1) UT(1) MS(2) HP(6) AL(1) HP(1) HP(6) AL(6) AL(114) PG(1) HP(5) AL(5) NL(3) HP(5) NL(5) AP(6) AC(66) PG(1) MS(3) GR(5) AP(3) HP(2) HP(3) FG(14) CK(108) PG(7) AC(3) HP(6) NL(76) PG(5) NL(5) AP(12) TW(7) NL(3) GR(13) CP(3) AC(5) AC(5) GR(3) HP(2) TW(3) AB(3) TW(3) TW(3) AB(1) CO(3) RG(3) BV(2) HP(7) CK(5) BV(12) CK(15) CK(3) FG(5) BV(7) CK(15) AL(1) AA(1) GE(1) AA(1) GE(1) AA(1) GE(1) AA(1) GE(1) AA(8) BE(13) BV(3) AB(4) BE(6) BV(3) AB(14) BE(21) BV(4) AB(7) BE(9) BV(4) AB(7) BE(9) BV(4) AB(6) BE(8) BV(5) AB(12) NL(15) AL(7) NL(3) HP(7) BE(8) BV(4) AB(4) AB(7) BE(10) BV(4) AB(7) TW(9) NL(3) HP(9) NL(16) GR(2) AG(7) NL(14) BV(7) NL(1) GS(1) MS(1) GS(3) HP(5) AL(3) GR(5) GRTREESCODEQTYBOTANICAL / COMMON NAMESIZEROOTAA8ACER RUBRUM `JFS-KW78`ARMSTRONG GOLD® MAPLE2.5" CALB & BAG4AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'AUTUMN BRILLIANCE APPLE SERVICEBERRY6` HT MINB & BCO4CELTIS OCCIDENTALISCOMMON HACKBERRY2.5" CALB & BGE8GINKGO BILOBA 'BLAGON'GOLDSPIRE MAIDENHAIR TREE2.5" CALB & BGS4GLEDITSIA TRIACANTHOS INERMIS 'SKYLINE'SKYLINE HONEY LOCUST2.5" CAL MIN.B & BMS4MALUS X 'SPRING SNOW'SPRING SNOW CRABAPPLE2" CALB & BPC2PYRUS CALLERYANA 'GLEN'S FORM'CHANTICLEER® CALLERY PEAR2.5" CALB & BQB2QUERCUS BICOLORSWAMP WHITE OAK2.5" CALB & BTO4THUJA OCCIDENTALIS 'SMARAGD'EMERALD GREEN ARBORVITAE6` HT MINB & BTT5THUJA OCCIDENTALIS `TECHNY`TECHNY ARBORVITAE6` HT MINB & BUP10ULMUS AMERICANA 'PRINCETON'PRINCETON AMERICAN ELM2.5" CALB & BUT7ULMUS X 'MORTON GLOSSY'TRIUMPH™ ELM2.5" CALB & BSHRUBSCODEQTYBOTANICAL / COMMON NAMESIZEROOTAB41ARONIA MELANOCARPA 'AUTUMN MAGIC'AUTUMN MAGIC BLACK CHOKEBERRY5 GALCONTAL63ARONIA MELANOCARPA 'UCONNAM165'LOW SCAPE MOUND® BLACK CHOKEBERRY5 GALCONTAC25AZALEA X 'CANDY LIGHTS'CANDY LIGHTS NORTHERN LIGHTS AZALEA5 GALCONTBE65BERBERIS THUNBERGII `NCBT1`SUNJOY MINI MAROON® BARBERRY5 GALCONTBV152BUXUS X `GREEN VELVET`GREEN VELVET BOXWOOD5 GALCONTFG13FORSYTHIA X 'COURTANEUR'GOLD CLUSTER FORSYTHIA5 GALCONTHP42HYDRANGEA PANICULATA 'ILVOBO'BOBO® PANICLE HYDRANGEA5 GALCONTRG27RHUS AROMATICA 'GRO-LOW'GRO-LOW FRAGRANT SUMAC5 GALCONTTW79TAXUS X MEDIA 'TAUNTON'TAUNTON YEW3 GALCONTPERENNIALSCODEQTYBOTANICAL / COMMON NAMESIZEROOTAP30ASTER NOVAE-ANGLIAE 'PINK CRUSH'PINK CRUSH NEW ENGLAND ASTER1 GALCONTCK80CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'KARL FOERSTER FEATHER REED GRASS1 GALCONTCP43CAREX PENSYLVANICAPENNSYLVANIA SEDGE6" POTGR35GERANIUM X 'ROZANNE'ROZANNE CRANESBILL1 GALCONTNL116NEPETA X FAASSENII 'WALKER'S LOW'WALKER'S LOW CATMINT1 GALCONTSHRUB AREASCODEQTYBOTANICAL / COMMON NAMEROOTSIZESPACINGPG298PACHYSANDRA TERMINALIS 'GREEN CARPET'GREEN CARPET JAPANESE PACHYSANDRA2.5" PLUGPLUG9" o.c.PLANT SCHEDULETITLESHEET29290 C5-LANDPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C5-LAND.DWG SAVED BY: BILL.KARELS
C5-20SITE PLANTINGPLAN-08/25/23C5-20 SITE PLANTING PLAN 300 29290 C5-2023-29290HOPKINSMINNESOTA 0SCALE IN FEET2040BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:45 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.
TITLESHEET29290 C5-LANDPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C5-LAND.DWG SAVED BY: BILL.KARELS
C5-30PLANTING NOTESAND DETAILS-08/25/23C5-30 PLANTING NOTES AND DETAILS 300 29290 C5-3023-29290HOPKINSMINNESOTA BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:45 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.1.COORDINATE LOCATION OF ALL UTILITIES (LINES, DUCTS, CONDUITS, SLEEVES,FOOTINGS, ETC.) WITH LOCATIONS OF PROPOSED LANDSCAPE ELEMENTS (FENCE,FOOTINGS, TREE ROOTBALLS, ETC.). CONTRACTOR SHALL REPORT ANYDISCREPANCIES TO OWNER'S REPRESENTATIVE PRIOR TO CONTINUING WORK.2.SAVE AND PROTECT ALL EXISTING TREES NOT NOTED TO BE REMOVED.3.REMOVE ALL CONSTRUCTION DEBRIS AND MATERIALS INJURIOUS TO PLANT GROWTHFROM PLANTING PITS AND BEDS PRIOR TO BACKFILLING WITH PLANTING MIX.4.REFER TO PLANTING DETAILS FOR AMENDED SOIL DEPTH IN PLANTING BEDS ANDSURROUNDING TREES.5.FIELD STAKE PLANTINGS ACCORDING TO PLAN. OWNER'S REPRESENTATIVE SHALLAPPROVE ALL PLANT LOCATIONS PRIOR TO INSTALLATION. OWNER'SREPRESENTATIVE RESERVES THE RIGHT TO REVISE PLANTING LAYOUT AT TIME OFINSTALLATION.6.ALL PLANT MATERIALS SHALL BE TRUE TO THEIR SCIENTIFIC NAME AND SIZE ASINDICATED IN THE PLANT SCHEDULE.7.IF DISCREPANCIES EXIST BETWEEN THE NUMBER OF PLANTS DRAWN ON THEPLANTING PLAN AND THE NUMBER OF PLANTS IN THE SCHEDULE, THE PLANTING PLANSHALL GOVERN.8.ANY PROPOSED SUBSTITUTIONS OF PLANT SPECIES SHALL BE MADE WITH PLANTS OFEQUIVALENT OVERALL FORM, HEIGHT, BRANCHING HABIT, FLOWER, LEAF, COLOR,FRUIT AND CULTURE, AND ONLY AFTER WRITTEN APPROVAL OF THE OWNER'SREPRESENTATIVE.9.ALL PLANT MATERIALS MUST CONFORM TO AMERICAN STANDARDS FOR NURSERYSTOCK (ANSI Z60.1), LATEST EDITION PUBLISHED BY THE AMERICAN ASSOCIATION OFNURSERYMEN, WASHINGTON D.C. LARGER SIZED PLANT MATERIALS OF THE SPECIESLISTED MAY BE USED IF THE STOCK CONFORMS TO ANSI Z60.1.10.ALL PLANT MATERIAL SHALL BE GUARANTEED BY THE CONTRACTOR TO BE IN A LIVEAND HEALTHY GROWING CONDITION FOR ONE FULL GROWING SEASON (ONE YEAR)AFTER FINAL PROJECT ACCEPTANCE OR SHALL BE REPLACED BY THE CONTRACTORFREE OF CHARGE WITH THE SAME GRADE AND SPECIES.11.ALL TREES SHALL HAVE A STRONG CENTRAL LEADER. ANY TREES DEEMED NOT TOHAVE A STRONG CENTRAL LEADER SHALL BE REJECTED.12.CONTRACTOR IS RESPONSIBLE FOR ALL DAMAGE DUE TO CONSTRUCTIONOPERATIONS. ANY AREAS THAT ARE DISTURBED SHALL BE RESTORED TO ITSORIGINAL CONDITION AT NO ADDITIONAL COST TO THE OWNER.13.PROVIDE SHREDDED HARDWOOD MULCH SURROUNDING ALL PROPOSED TREES (5' Ø)AND WITHIN PLANTING BEDS AS NOTED ON SITE RESTORATION PLAN TO A 3" MINIMUMDEPTH AS SHOWN IN PLANTING DETAILs. DO NOT USE AN UNDERLAYMENT SUCH ASPLASTIC SHEET OR LANDSCAPE FABRIC. APPLY PRE-EMERGENT TO ALL PLANTINGBEDS PRIOR TO MULCHING. REFER TO PLANS FOR ADDITIONAL DETAILS. REFER TOSTORMWATER DETAILS FOR BASIN CONSTRUCTION AND MULCH APPLICATION.14.PROVIDE 1-1/2" RIVER ROCK MULCH TO A DEPTH OF 3" IN ALL AREAS INDICATED ONSITE RESTORATION PLAN. LANDSCAPE FABRIC SHALL BE USED IN ALL ROCK MULCHAREAS.15.MULCHING MATERIAL SHALL BE SHREDDED HARDWOOD MULCH, WITH NO INDIVIDUALPIECES LARGER THAN 3", FREE OF GROWTH OR GERMINATION INHIBITINGINGREDIENTS, AND 1-1/2" RIVER ROCK. 3" MINIMUM DEPTHS AT LOCATIONS INDICATEDON DRAWINGS.16.CONTRACTOR SHALL PROVIDE SAMPLE OF MULCH TO BE APPROVED BY THELANDSCAPE ARCHITECT.17.INDICATED QUANTITIES ARE ESTIMATES AND SHALL BE CONFIRMED BY THECONTRACTOR.18.ADJUST SPACING OF PLANT MATERIALS AROUND ADJACENT UTILITY STRUCTURES.PLANTING NOTESLANDSCAPE EDGINGNTSUNDISTURBED SUBGRADELANDSCAPE EDGINGMULCHAMENDED SOILFINISH GRADE@ LAWN1
2"LANDSCAPE EDGING:3/16" X 4" WITH 3/16" X 1'-4"LENGTH STAKES @ 2'-6" OCMATERIAL: ALUMINUMFINISH:MILL FINISHPERENNIAL PLANTINGNTSFINISH GRADEEDGE OF BEDEDGE OF PLANTING BED / GROUNDCOVER AREAINSTALL PLANTS PER PLANS AND PLANT LISTSPACING - ALL PLANTS SHALL BE EQUALLYSPACED TO ACHIEVE A SYMMETRICALLAYOUT FOR BOTH TRIANGULAR AND LINEARPLANTING SCHEMES12 SPECIFIEDPLANT SPACINGSYMMETRICALSPACINGTILL ALL PLANT BEDS TO A MINIMUMDEPTH OF 6" AND BACKFILL PERSPECIFICATIONS, WHEN PROVIDED - INAREAS WITH HEAVY CLAY OR ROCKYSOILS AMEND WITH AMENDED PLANTINGSOIL FROM A LOCAL SOURCE. PLACECONTAINER ON UNDISTURBED SOIL ANDENSURE PLANT IS PLUMBCUT AND REMOVE THE ENTIRE CONTAINERAND SCARIFY, AS NECESSARY, ROOTS FORALL CONTAINERIZED PLANTS #5 GALLONSOR SMALLER3" LAYER OF MULCH. REFER TO PLANTINGNOTES AND RESTORATION PLAN FORMULCH TYPE.PERENNIALS TO BE INSTALLED SO THAT THETOP OF THE CROWN OF THE PLANT ISSLIGHTLY ABOVE FINISH GRADEPLANSECTIONSHRUB PLANTINGNTSROOTBALL DIA2X CONTAINER DIA2X ROOTBALL DIACONTAINER DIAEXCAVATE PLANTING PIT TO A DEPTH EQUALTO THE DEPTH OF THE ROOTBALL ORCONTAINER MINUS 3" AND A MIN TWICE THEDIAMETER OF THE ROOTBALL OR CONTAINER.PLACE ROOTBALL ON UNDISTURBED SOIL ANDENSURE PLANT IS PLUMB.3" LAYER OF MULCH. REFER TO PLANTINGNOTES AND RESTORATION PLAN FOR MULCHTYPE.BACKFILL PLANTING PIT WITH NATIVESOIL-EXCEPT WHEN IN HEAVY CLAY, MIXAMENDED TOPSOIL FROM A LOCAL SOURCEWITH NATIVE SOILSHRUBS TO BE INSTALLED SO THAT THE TOPOF THE CROWN OF THE PLANT IS ABOVEFINISH GRADE 3"CUT AND REMOVE MIN TOP HALF OF WIREBASKETS, BURLAP AND/OR TWINE, OR ENTIRECONTAINER, AND REMOVE FROM THEPLANTING PIT, SCARIFY ROOTS FOR ALLCONTAINER PLANTS #5 GALLON OR SMALLERMULTI-STEM TREE PLANTINGNTSFINISH GRADENOTE:1. DO NOT STAKE TREES2. THOROUGHLY WATER-IN ALLTREES IMMEDIATELY AFTERPLANTING AND ENSURE NOUNDESIRABLE SETTLINGOCCURS - TREE STAYS PLUMBROOTBALL DIA2X ROOTBALL DIADO NOT CUT PRIMARY LEADERS - 3 LARGESTDIAMETER STEMSPRUNE ALL BROKEN, DAMAGED, OR RUBBINGLIMBS AND BRANCHES IMMEDIATELY AFTERPLANTING - ALL PRUNING CUTS CLEAN AT 90°CUT AND REMOVE TOP HALF OF WIREBASKETS, BURLAP AND/OR TWINE ANDREMOVE FROM THE PLANTING PIT. AVOIDCUTTING OR SCARRING ROOTS. ANY ROOTSTHAT ARE SCARRED OR BROKEN DURINGPLANTING SHALL BE PRUNED AT 90°BACKFILL PLANTING PIT WITH NATIVESOIL-EXCEPT WHEN IN HEAVY CLAY, MIXAMENDED TOPSOIL FROM A LOCAL SOURCEWITH NATIVE SOILEXCAVATE PLANTING PIT TO A DEPTH EQUALTO THE DEPTH OF THE ROOTBALL MINUS 3"AND TWICE THE DIAMETER OF THE ROOTBALL.PLACE ROOTBALL ON UNDISTURBED SOIL ANDENSURE TRUNK OF TREE IS PLUMB3" LAYER OF MULCH MOUNDED AT EDGE TOFORM A SHALLOW SAUCER - DO NOT PLACEMULCH DIRECTLY ON TREE TRUNK, LEAVE AMINIMUM 3" RING AROUND CROWN. REFER TOPLANTING NOTES AND RESTORATION PLANFOR MULCH TYPE.SET ROOT FLARE 3" ABOVE FINISH GRADEEVERGREEN TREE PLANTINGNTSDO NOT CUT PRIMARY LEADER. ALL TREESSHALL HAVE A STRONG (CENTRAL) DOMINATELEADERFINISH GRADETREES 8'+TREES 6'-8'HARDWOOD STAKES 2"X2"X8' LENGTH -INSTALL OUTSIDE OF ROOTBALL AT 5' MAX HTSTAKING DIAGRAM,NO STAKING TREESUNDER 6'ROOTBALL DIA2X ROOTBALL DIATIE NYLON STRAP AROUND TRUNK AS SHOWNCUT AND REMOVE TOP HALF OF WIREBASKETS, BURLAP AND/OR TWINE ANDREMOVE FROM THE PLANTING PIT. AVOIDCUTTING OR SCARRING ROOTS. ANY ROOTSTHAT ARE SCARRED OR BROKEN DURINGPLANTING SHALL BE CUT CLEAN AT 90°BACKFILL PLANTING PIT WITH NATIVESOIL-EXCEPT WHEN IN HEAVY CLAY, MIXAMENDED TOPSOIL FROM A LOCAL SOURCEWITH NATIVE SOILEXCAVATE PLANTING PIT TO A DEPTH EQUALTO THE DEPTH OF THE ROOTBALL MINUS 3"AND TWICE THE DIAMETER OF THE ROOTBALL.PLACE ROOTBALL ON UNDISTURBED SOIL ANDENSURE TRUNK OF TREE IS PLUMB3" LAYER OF MULCH MOUNDED AT EDGE TOFORM A SHALLOW SAUCER - DO NOT PLACEMULCH DIRECTLY ON TREE TRUNK, LEAVE AMIN. 3" RING AROUND CROWN. REFER TOPLANTING NOTES AND RESTORATION PLANFOR MULCH TYPE.PRUNE ALL BROKEN, DAMAGED, OR RUBBINGLIMBS AND BRANCHES IMMEDIATELY AFTERPLANTINGSET ROOT FLARE 3" ABOVE FINISH GRADE1/2" WIDE NYLON STRAPPING - GREEN ORBROWN COLORDECIDUOUS TREE PLANTINGNTSPRUNE ALL BROKEN, DAMAGED, OR RUBBINGLIMBS AND BRANCHES IMMEDIATELY AFTERPLANTING - ALL PRUNING CUTS CLEAN AT 90°FINISHGRADESTAKING DIAGRAMDO NOT CUT PRIMARY LEADER. ALL TREESSHALL HAVE A STRONG (CENTRAL)DOMINATE LEADERTREES 8'+TREES 6'-8'TIE NYLON STRAP AROUND TRUNK AS SHOWNSET ROOT FLARE 3" ABOVE FINISH GRADEBACKFILL PLANTING PIT WITH NATIVESOIL-EXCEPT WHEN IN HEAVY CLAY, MIXAMENDED TOPSOIL FROM A LOCAL SOURCEWITH NATIVE SOILEXCAVATE PLANTING PIT TO A DEPTH EQUALTO THE DEPTH OF THE ROOTBALL MINUS 3"AND TWICE THE DIAMETER OF THE ROOTBALL.PLACE ROOTBALL ON UNDISTURBED SOIL ANDENSURE TRUNK OF TREE IS PLUMB3" LAYER MULCH MOUNDED AT EDGE TOFORM A SHALLOW SAUCER - DO NOT PLACEMULCH DIRECTLY ON TREE TRUNK, LEAVE AMIN. 3" RING AROUND CROWN - REFER TOPLANTING NOTES AND RESTORATION PLANFOR MULCH TYPE.HARDWOOD STAKES 2"X2"X8' LONG - INSTALLOUTSIDE OF ROOTBALL AT 5' MAX HT1/2" WIDE NYLON STRAPPING - GREEN ORBROWN COLORCUT AND REMOVE TOP HALF OF WIREBASKETS, BURLAP AND/OR TWINE ANDREMOVE FROM THE PLANTING PIT. AVOIDCUTTING OR SCARRING ROOTS. ANY ROOTSTHAT ARE SCARRED OR BROKEN DURINGPLANTING SHALL BE PRUNED 90°ROOTBALL DIA2X ROOTBALL DIA
TITLESHEET29290 C5-LANDPROJECT NO.FILE NAMEDRAWN BYDESIGNED BYREVIEWED BYORIGINAL ISSUE DATECLIENT PROJECT NO.BYDESCRIPTIONREVISION SCHEDULEDATEPROJECTWITHOUT PRIOR WRITTEN CONSENT.INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,DWG LOCATION: S:\PROJECTS\29000 PROJ\29200-29299\29290 CASSIA CHAPEL VIEW CARE CENTER-HOPKINS MN\29290 PRODUCTION FILES\29290 CIVIL 3D\PRODUCTION DWGS\29290 C5-LAND.DWG SAVED BY: BILL.KARELS
C5-31TREE SURVEY-08/25/23C5-31 TREE SURVEY 300 29290 C5-3123-29290HOPKINSMINNESOTA BJK/TMKBJK/TMKRASCASSIACHAPEL VIEWCARE CENTERLIC. NO.DATEPROFESSIONAL ENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION ORREPORT WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSEDPRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION
PLOT DATE: 8/25/2023 10:45 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.
PROPOSED BUILDINGFFE = 943.3842,881 SQ. FT.XXXXXXXXXXXXXXXXXXXXXXXXXXXX X X
X
NO PARKINGNO PARKINGOHLOHLOH
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OHL
OHLOHLOHL
OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHL
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GMRosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
Stairs5th AVENUE NORTH PROPERTY LINEPROPERTY LINE 5' BUILDING SETBACK25' BUILDING SETBACK5' BUILDING SETBACK20' BUILDING SETBACK>II I
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PLOT DATE: 8/25/2023 12:08 PM
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GMEX CBRIM=937.13EX m area drainRIM=937.9420WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationMonumentSignGethsemane Evangelical Lutheran Church
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REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.EROSION CONTROL LEGENDSYMBOLDESCRIPTIONPERIMETER CONTROLSILT FENCE, PREASSEMBLEDSTORM DRAIN INLET PROTECTIONSTABILIZED CONSTRUCTION EXITCONCRETE WASHOUT AREAEXISTING DRAINAGE ARROWEXISTING CONTOUR (MINOR INTERVAL)EXISTING CONTOUR (MAJOR INTERVAL)PERIMETER CONTROL CAN BE SILT FENCE OR SEDIMENT CONTROL LOG.SEE SITE RESTORATION PLAN FOR FINAL TURF ESTABLISHMENT.NOTE: SWPPP COVERAGE INCLUDES ELECTRIC, GAS, TELEPHONE, AND CABLE INSTALLATION. EACHCOMPANY OR THEIR SUBCONTRACTOR IS RESPONSIBLE TO FOLLOW THE REQUIREMENTS OF THISSWPPP INCLUDING PROVIDING THEIR OWN RESTORATION IF INSTALLATION OCCURS AFTER PRIMARYINSTALLATION OF SEEDING/SODDING/MULCHING DURING CONSTRUCTION OF EACH UTILITY.PCSF101100
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GMEX MHRIM=940.79EX MHRIM=940.4120WATERMAIN EASEMENT PERDOCUMENT NO. 2755908Rosewood WestAugustana Care CorporationGethsemane Evangelical Lutheran Church
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PLOT DATE: 8/25/2023 10:42 AM
REESE A. SUDTELGTE54243NOTE:THE CLARITY OF THESE PLANS DEPENDUPON COLOR COPIES. IF THIS TEXT DOESNOT APPEAR IN COLOR, THIS IS NOT ANORIGINAL PLAN SET AND MAY RESULT INMISINTERPRETATION.PROVIDE ADDITIONAL CONSTRUCTIONENTRANCES AND CONCRETE WASHOUTAREAS AS NEEDED TO MEET CONSTRUCTIONVEHICLE NEEDS. PLACE SIGNS NOTINGENTRANCES FOR THAT USE.LIMITS OF DISTURBANCEPERIMETER CONTROL (TYP)INLETCONTROL (TYP)EROSION CONTROL QUANTITIESITEM NO.DESCRIPTIONUNITSQUANTITY2573.502PROPOSED STORM DRAIN INLET PROTECTIONEACH102573.501STABILIZED CONSTRUCTION EXITEACH12575.504EROSION CONTROL BLANKET, CATEGORY 25SY54PERIMETER CONTROLLF1598CONCRETE WASHOUT AREAEACH1QUANTITIES ARE FOR INFORMATIONAL PURPOSES TO MEET THE REQUIREMENTS OF THE CONSTRUCTIONSTORMWATER PERMIT. NO GUARANTEE IS MADE TO THE ACTUAL QUANTITIES REQUIRED.EROSION CONTROL LEGENDSYMBOLDESCRIPTIONPERIMETER CONTROLSTORM DRAIN INLET PROTECTIONSTABILIZED CONSTRUCTION EXITEROSION CONTROL BLANKET, CATEGORY 25CONCRETE WASHOUT AREAPROPOSED DRAINAGE ARROWEXISTING CONTOUR (MINOR INTERVAL)EXISTING CONTOUR (MAJOR INTERVAL)PROPOSED CONTOUR (MINOR INTERVAL)PROPOSED CONTOUR (MAJOR INTERVAL)PERIMETER CONTROL CAN BE SILT FENCE OR SEDIMENT CONTROL LOG.SEE SITE RESTORATION PLAN FOR FINAL TURF ESTABLISHMENT.NOTE: SWPPP COVERAGE INCLUDES ELECTRIC, GAS, TELEPHONE, AND CABLE INSTALLATION. EACHCOMPANY OR THEIR SUBCONTRACTOR IS RESPONSIBLE TO FOLLOW THE REQUIREMENTS OF THISSWPPP INCLUDING PROVIDING THEIR OWN RESTORATION IF INSTALLATION OCCURS AFTER PRIMARYINSTALLATION OF SEEDING/SODDING/MULCHING DURING CONSTRUCTION OF EACH UTILITY.PC101100101100
767 N. Eustis Street, Suite 190
St. Paul, Minnesota 55114
651.642.9200
popedesign.com
Cassia Chapel View PUD - Neighborhood Meeting Minutes
September 11, 2023 (7-8PM)
715 Minnetonka Mills, Rd.
Hopkins, MN 55343
Attendees: Andrew Centanni / Cassia
Adam Lapacz / PDG
Paula Sparling / Chapel View
Pastor John / Gethsemane Lutheran Church
Approximately 21 additional people in attendance (see sign in sheet)
Meeting Notes:
1. Pastor John introduction and moment of silence.
o Chapel View was originally created by the three surrounding churches to serve the
community.
2. Andrew Centanni presentation of project to relocate existing care center.
o Asked all in attendance to sign in for documentation.
o Explained next steps are Planning and Zoning then City Council.
3. Questions:
Question: What is the plan for the houses on 5th?
Response: Houses are to stay
Q: What direction does the dining room face?
R: South
Q: What will parking be like?
R: Parking will be surface and located around the building back and sides.
Q: Traffic flow?
R: Maintaining the existing site driveway access.
Q: Where is the new Chapel?
R: Community room will be on the second floor facing North.
Q: How close will the building be to Rosewood Apartments?
R: Approximately 90 feet.
Q: How does the elevation work from Rosewood – study needs to be done?
R: Rosewood is at a higher elevation and the design features a flat roof not to impede views. Elevations
are provided in the submittal.
Cassia Chapel View
September 11, 2023
Page 2
Q: There is TCU and LTC, will there be memory care?
R: No, strictly skilled with no assisted living.
Q: Will there be stoves and microwaves in units?
R: No stove, sometimes there might be a countertop microwave.
Q: What is the vehicle access from 5th?
R: Same vehicle access location as existing.
Q: Will the trees that get removed be replaced with same size and growth level?
R: Smaller trees are needed to establish roots. We’ll be following City tree requirements.
Q: Are you replacing trees along Rosewood?
R: Yes, some, we intend to preserve the existing trees on the East side but the West will need to be
removed and replaced for the drive aisle.
Q: Property Manager from Rosewood asked to follow up on trees and other items.
R: Yes, please provide contact information.
Q: How long is the demolition process?
R: Not sure on specifics, but best guess would be 6-8 weeks.
Q: What happens with church items?
R: Some might be donated.
Q: Is there a quiet room?
R: One of the living rooms could be designed not to have a TV to provide a quieter space outside the
units.
Q: Spas and pools?
R: No pool, each wing / floor will have a spa room.
Q: Conference rooms?
R: Hybrid spaces will be provided for conferences on each floor with a central conference room for
staff training.
Q: Will the apartment be attached to the new building?
R: Intent is to eventually connect to existing campus.
Cassia Chapel View
September 11, 2023
Page 3
Q: Skilled and Memory Care?
R: Setup to be able to change care levels to allow for future care.
Q: Will there be volunteer activities? “Adopt a grandparent?”
R: Yes, would like to include nearby schools to reach out to the community.
Q: Input from current staff at Chapel View?
R: Not yet, still high level. Assuming that with approval will go over with staff and core leaders.
Support spaces and med rooms will need to be worked through.
Pastor John – Cassia did reach out to talk about function and flow to coordinate with Church how it will
connect to the site.
Andrew / Cassia – We’ve been working with the City for a while.
Q: Cassia owns a lot of property on 5th Ave, what’s their future?
R: To stay, the City doesn’t want the residential area to change and for houses to go away.
Q: Proposed facility fills the entire existing parking?
R: Yes
Q: Demo of existing church and trees?
R: Church would most likely be first, then trees at a later time.
Q: Plows make it difficult in the winter near the house on the hill near Minnetonka. Any word on fixing
that?
R: We will tell the City.
Q: Plows and Rosewood?
R: Possibly coordinate with Rosewood.
Q: Entrance off Rosewood is bad, is there a traffic study?
R: Keeping existing entrance, will need to check with City on traffic study.
Q: What is the building exterior material?
R: Working with the City to meet the new design standards. Proposed to have 65% of the 5th Street
façade as face brick and 35% fiber cement board.
- END OF MEETING MINUTES -