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2021-09-14 Planning Commission Packet A1bcrtvillf: 5mail Town Ems.ft city life. PLANNING COMMISSION MEETING Tuesday, September 14, 2021 7:00 PM 1. CALL TO ORDER- ROLL CALL—ADOPT AGENDA 2. MINUTES July 13, 2021 Planning Commission Meeting (pages 1-3) 5. PUBLIC HEARINGS a. Public hearing to consider a request of Kuepers Inc. for an amendment to the approved Huering Meadows Commons Planned Unit Development to implement site design changes for residential development for 26 townhomes, and 148 residential apartment units, clubhouse,pool and play area and a final plat for a project entitled Kingston Crossing (pages 4-52) 6. OTHER BUSINESS None 7. ADJOURNMENT �,lbcrtvillc Smal Lown.UwnY.Big CRY Ulla. ALBERTVILLE PLANNING COMMISSION TUESDAY, JULY 13, 2021 DRAFT MINUTES ALBERTVILLE CITY HALL 7:00 PM 1. CALL TO ORDER- ROLL CALL-ADOPT AGENDA Chair Buhrmann called the meeting to order at 7:00 p.m. Maeghan Becker conducted roll call. Present: Chair Buhrmann and Commissioners Anderson, Hayden, Smith and Council Liaison Zagorski. Absent: Huggins. Others Present: City Planner Al Brixius, and Building Permit Technician Maeghan Becker, Matt and Becky Taus (owners of Hen and the Hog), Claire Stevens (management with Hen and the Hop). Motioned by Anderson, seconded by Hayden to approve the agenda.Ayes:Buhrmann, Anderson, Hayden, and Smith.Nays:None.Absent.Huggins. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Anderson, seconded by Buhrmann to approve the June 08, 2021 Planning Commission meeting minutes.Ayes.Buhrmann,Anderson, Hayden, and Smith. Nays:None.Absent:Huggins. MOTION DECLARED CARRIED. 3. PUBLIC HEARINGS A. Application for a conditional use permit for outdoor dining for Hen and the Hog restaurant within the Prairie Run Shopping Center. Brixius presented the conditional use permit request from the Hen and the Hog for outdoor dining and informed Commissioners that this is a new business located at 5262 Kyler Ave Ne Ste 111. This site is zoned B-2 Limited Business District which allows restaurants as a permitted use and outdoor dining as a conditional use. Brixius presented the aerial phot, the site plan along with the outdoor lighting plan, and the project narrative from the owners of the Hen and the Hog. Brixius went through all of the outdoor dining facility requirements and how the Hen and the Hog will meet each requirement. Brixius recommended staff approval based on the following conditions: 1. The outdoor dining area shall be configured and designed in accordance with the plans submitted dated 06/17/2021 2. The applicant receives a building permit for the new doorway between the building and the outdoor dining area. 3. The outdoor dining area is approved as being 20% or less than the entire shopping center total floor area. This will be counted against any future outdoor dining areas requested for the shopping center. 4. The black steel fence is approved. Applicant fence gates shall be installed with crash bar latches. S. The proposed string of light within outdoor dining area.Applicant shall provide a plan illustrating how the lights will be installed and demonstrate how electricity will be provided to the outdoor light fixture. Said lighting plan shall be approved by the City Building Inspector. 6. With the CUP, the City finds that the existing parking is adequate for the outdoor dining area. 7. Applicant shall be responsible for the litter and trash clean-up from the outdoor dining area. 8. No outdoor music events shall be allowed except upon receipt of a permit per Section S-S-3 of the Albertville city Code. 9. No electronic amplified outdoor music, intercom, audio speakers, or other noise generation devices shall be allowed within the outdoor dining area. 10. No outdoor bar, cooking facility, food preparation or holding area shall be established with the conditional use permit. Commissioner Anderson asked Brixius to outline on the aerial photo where the outdoor patio will be located to verify that this does not consume any parking spaces. Brixius confirmed that it does not take up any parking spaces, and is only to be on the raised concrete slab that is existing. Planning Commission Meeting Minutes 2 Regular Meeting of July 13,2021 Anderson asked Brixius to explain how the number of parking stalls per tenant comes about. Brixius went through the equation for parking and that it also depends on the type of tenant in each business. Brixius explained there is also shared parking through out the parking lot of the SunnyDays building and the Prairie Run Shopping Center, and with the types of businesses in each building,there should be no parking conflicts. Motioned by Hayden,seconded by Smith to open the Public Hearing.Ayes: Buhrmann,Anderson,Hayden, and Smith. Nays:None.Absent.Huggins. MOTION DECLARED CARRIED. Matt Taus, owner of Hen and the Hog, approached the podium and informed Commissioners that they like to be very involved within the community and are grateful for this opportunity. Taus also mentioned that the response from the community has been very positive. Motioned by Anderson, seconded by Smith to close the Public Hearing. Ayes.Buhrmann,Anderson, Hayden, and Smith.Nays:None.Absent: Huggins. MOTION DECLARED CARRIED. Motioned by Hayden,seconded by Buhrmann to approve the conditional use permit for outdoor dining for Hen and the Hog restaurant within the Prairie Run Shopping Center Suite 111 with the conditions listed in the planner's report dated July 6,2021.Ayes:Buhrmann,Anderson, Hayden, and Smith.Nays:None. Absent.Huggins. MOTIONDECLARED CARRIED. 4. OTHER BUSINESS A. None. 5. ADJOURNMENT Motioned by Smith, seconded by Anderson to adjourn the meeting at 7.21p.m. Ayes.Buhrmann,Anderson, Hayden, and Smith.Nays:None.Absent:Huggins. MOTION DECLARED CARRIED. Respectfully submitted, Maeghan M. Becker, Building Permit Technician Planning Commission Meeting Minutes 3 Regular Meeting of July 13,2021 NORTHWEST ASSOCIATED CONSULTANTS, MC% 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com PLANNING REPORT TO: Adam Nafstad FROM: Alan Brixius DATE: September 8, 2021 RE: Albertville — Kingston Crossing PUD Amendment / Final Plat FILE NO: 163.06 — 21.07 BACKGROUND On March 16, 2020, the Albertville City Council approved PUD Zoning, PUD Final Stage Plans and Final plat for Heuring Meadow Commons, a commercial, high density residential and medium density residential land use development on an 11.8-acre site entitled Outlot A, Heuring Meadows. Said site is located at the Northwest quadrant of the County Road 19 / 53rd Street intersection. This Huering Meadows Commons PUD development consists of 26 townhomes, 159-unit apartment building, and a 10,427 square foot daycare facility. (See Exhibit A) The commercial day care element of the project has been developed. Kuepers Inc. has taken over the residential portion of the project and wishes to amend the approved PUD to split the approved apartment building into two separate buildings and add a community club house and pool as a site amenity. The townhome portion of the project proposes larger units with high end amenities. The overall unit count with this amendment has been lower from 185 units to 174 units over the entire site. Attachments: Exhibit A Huering Meadows Commons Approved PUD Site Plan Exhibit B Kingston Crossing Project Narrative Exhibit C Kingston Crossing Site Plan Exhibit D Kingston Crossing Grading Plans Exhibit E Kingston Crossing Utility Plans Exhibit F Kingston Crossing Landscape Plan Exhibit G Apartment Floor Plans Exhibit H Apartment Elevations 4 Exhibit I Apartment Perspective Exhibit J Townhome Floor Plans Exhibit K Townhome Elevations Exhibit L Townhome Perspective Exhibit M Clubhouse Floor Plan Exhibit N Club house Elevations Exhibit O Clubhouse Perspective Exhibit P Kingston Crossing Exterior Lighting Plan Exhibit Q Kingston Crossing Final Plat Exhibit R Easement Vacation exhibit Exhibit S Revised Townhome Plans and Perspective. ISSUES AND ANALYSIS Zoning: With the March 2020, Final plat approval the City Council established a PUD zoning district for the development site. The land uses and site design for the site are defined by the approved Huering Meadows Commons PUD Final Stage Civil Engineering plans, Site plan, and landscape plan dated 02/04/2020. (See Exhibit A) In review of the proposed PUD amendment, City staff finds that the current submittal is consistent with the original approvals with regard to land use and density. In fact the new proposal results in an overall lower dwelling unit count, high quality buildings and the clubhouse pool amenity not offered in the original PUD approval. Final Plat The applicant is proposing to replat the parcel as Kingston Crossing into three lots. (See Exhibit Q) Area Land Use Lot 1 5.69 Acres 26 townhomes, ponding, play area and dog park Lot 2 2.87 Acres 74 Unit Apartment, Club House, Pool, Parking lots and Private Drive Lot 3 1.25 Acres 74 Unit Apartment The PUD is necessary to allow lot access/frontage on a private street. In review the final the following requirements shall be included in the development agreement and satisfied prior to recording the final plat.: 1. The submission of Association Documents that outline the responsibilities for the maintenance and upkeep of the shared facilities (i.e. street, Tot Lot, parking area, 5 pond, clubhouse and pool). 2. Separate from the final plat, applicant must provide a shared access easement for all of the private drive. The easement shall run to all properties within the subdivision and include the day care lot and the lot under separate ownership located at the northeast corner of the plat. 3. Separate from the final plat the applicant must provide Cross access and parking easement that will join Lots 2 and 3 documenting the shared the parking and driveways into the sites. The drive way along the south edge of Lots 2 and 3 shall be contained in a cross access easement that includes the day care to the south. 4. The plat abuts County Road 19 and is subject to County review and approval. Applicant shall secure County approval and abide by County conditions of approval. 5. The name of the private street within the plat shall comply with the County street naming grid. 6. The applicant is requesting the vacation of easements established in the Huering Meadows Commons Final Plat to allow the new site design. (See Exhibit R) New drainage and utility easements will be established with the approval and recording of the Kingston Crossing Final plat. The vacation and establishment on new drainage and utility easement shall be subject to the City Engineer's review and approval of all lot line easements and easements over the ponding area and utility corridors. 7. The applicant shall enter into a development contract with the City outlining responsibility for required improvements and financing of improvements. Planned Unit Development The approved Huering Meadow PUD zoning district allows for a mix of commercial, townhome and apartment within a coordinated master site plan. (See Exhibit A) This master plan establishes the land use pattern and densities that are allow in the PUD zoning district. The Kingston Crossing site plan (See Exhibit C) is consistent with the original PUD district approval with regard to land use pattern and density. Density The applicant is proposing 148 apartment units and 26 townhome units over 9.8 acres, for a density of 15.1 units per acre. This is a reduction in density from the original PUD approval. The unit count in the Kingston Crossing PUD will have 11 units less than the original 159 unit apartment buildings. 6 Setbacks In the Huering Commons PUD, all the buildings proposed exceed the required setback around the perimeter of the site abutting adjoining properties on public streets. The townhome setbacks ranged from 38 to 45 feet from the west lot line. Within the project site, all proposed buildings meet the PUD setback of 15 feet from back of curb of street. All proposed buildings meet setbacks between buildings within the project site. With the Kingston Crossing PUD amendment, the applicant is proposing larger town homes resulting in smaller setbacks along the west lot line (25 to 32 feet) and along the private street (11 feet). Within these setbacks the site plan shows a 6 foot patio. The edge of the patio is only 5 feet from the private street curb. The street side setback of the 15 feet is a PUD Standard and will require a variance. City Staff is recommending a minimum 30 foot rear yard setback be met along the west lot line and the townhomes meet required 15 foot street side setback. In discussion with the Applicant, we stressed the need to comply with the aforementioned minimum setbacks. They have indicated that the townhome plans will be revised to meet the City setback requirements. Roadways The proposed project site will have two connections to public streets. 1. A right in/right out street connection is proposed at the northeast corner of the site from CR19. The design and permitting of this curb cut shall be subject to the review and approval of Wright County. Applicant shall be responsible for all costs associated with turn lanes and curb cuts. 2. A second 53rd Street curb cut is proposed onto 53rd Street to serve as the primary access to the residential development. The SRF Traffic Study evaluated the previous Huering Meadows Common project density and street layout and noted that development of this site will create the need for improvements on 53rd Street and the signalization of the 53rd Street/CR19 intersection. These improvements will be needed regardless of the proposed project is approved or if the site builds out as commercial. Traffic forecasts indicate that the proposed project will generate less traffic on a daily basis than a future commercial build out of the site. The traffic study also indicates that with the 53rd Street/CR19 improvements; there will not be significant impacts on Kalland Avenue. Consistent with the original PUD approval; the Kingston Crossing project will enter into a development contract and post securities that make this project responsible for costs of the 53rd Street/ CR 19 improvements and 7 signalization. A private street is proposed within the project site. This street has a 24-foot drive surface. In considering the private drive, the following conditions apply: 1. The street shall meet the construction standards of City public streets with regard to subsurface, paving and curbing. 2. The private street shall be covered with a separate access easement that runs to each lot in the project site and to the off-site lot located to northeast of the project site. 3. The private street shall be signed "No Parking", except where parking area are built into the street north of the pool and at the play area. 4. Applicant shall provide a long-term maintenance agreement for the private street outlining street maintenance and costs responsibilities to each lot. Said agreement shall allow the City to inspect and require street improvements if street conditions decline. 5. The street name shall be consistent with the Wright County Street name Grid. Townhomes The site plan has a row of townhomes along the west lot line. The depth of the townhome lots is 140 feet, similar to the lot depth of the homes to the west. The Kingston Crossing townhomes (84' x 72") are larger than the townhomes approved for Huering Meadows Commons (66' X 62') resulting in setback issues. The following table compares the Kingston Crossing townhome setbacks with the approved Huering Meadows Commons townhome setbacks: Setback: Huering Meadows Kingston Commons Crossings North property line: 89 ft., 88 ft. West property line: 38 —45 ft. 25-38 ft. Between townhomes (garage face to garage face): 70 ft. 70 ft. 15 feet from townhome to private street: 16 ft. 11 ft. In review of the Townhome setbacks, City Staff recommends that the townhome maintain a minimum setback of 30 feet from the west line and 15 feet from the private street. These setbacks are minimums for the standard R-5 Medium Density Multiple family district and the 15 setback from the private street is a PUD requirement. The Applicant is agreeable to making revisions to the Townhome plans to meet these minimum City Setbacks. The Applicant's revised townhome plans (See Exhibits S) are dimensioned as 8 (72' x 72'). The reduction of 12 feet in length will allow these townhome models to meet the aforementioned Staff recommended townhome setbacks. The Kingston townhomes are proposed to be two-story, three-bedroom units. In review of the townhome layout, we offer the following comments: 1. The revised townhomes meet the floor area, width and building height requirements of the Albertville zoning code. 2. Each unit has a two-car garage (484 sq. ft. in floor area 22' x 22'). The separation between buildings provides for parking in front of the garage doors without encumbering the access drive. In total, each unit has four parking spaces. In discussion with the Applicant the reduced townhome size will not result in a reduced garage size. 3. The drive aisle between the townhomes is 24 feet in width, which meets code. 4. The City requires townhomes to have a mix of exterior materials with 25% being brick, stone, or an equivalent approved by Council. The applicants building elevations and perspectives (Exhibits N and O) show a mix of materials and variable textures. Predominate exterior finish is fiber cement siding and trim; (59.3% on the building fronts and 76.9% on the ends) in various colors and textures. Window and doors compose 36.8% of the building fronts and 16% of the ends. A simulated stone veneer is provided at the base of the townhomes comprising 3.9 % of the building fronts and 7.1% of the ends. The City considers cement fiber siding as an equivalent to stone and brick. 5. Each unit will have separate utility connections. 6. The applicant's narrative indicates that the townhome rents will range from $2,695 to $2,005 per month. The townhomes provide a transitional land use that separates the single-family neighborhood to the west from the apartments and commercial property. The side of the townhomes will face the single-family lots. Apartments The original Huering Meadow Commons PUD was approved with a 159-unit apartment building is located in the center of the project site. This building was proposed to be three stories with under building parking. The current Kingston Crossing PUD amendment is proposing to replace the original 159 unit apartment with two 74 unit apartment buildings and a 2600 sq. ft. community clubhouse and adjoining pool that will be available for both the apartment and townhome residents. The propose change reduces the unit count from 159 unit to 148 units and introduces a quality site amenity that will contribute to the overall project site. 9 1. Building Height. The City's high-density zoning district limits building height to three stories or thirty -five feet. Where the building first floor is on grade, the building height is 42 feet. The building height from the underground parking floor is ranges from 38 to 48 feet where parking structure is above grade. The Kingston Apartment Building height is consistent with the building height approved for Huering Meadow Commons. 2. Apartment Setbacks. The Kingston Crossing site design divides the apartment between two buildings and provides the community club house between the buildings. This changes the site layout and building location affecting the apartment building setbacks. The following table compares the Huering Meadows Commons apartment setbacks to the new Kingston Crossing setbacks. Heuring Meadow Kingston Crossing Commons North along the private street. 27 ft. 25 ft. West along the private street. 34 ft. 26 ft. South along the private street. 29 ft. 27 ft. Setback from parking lot. 23/11 ft. 22/16 ft. East along County Road 13. 42 ft. 32 ft. The PUD amendment requests consideration of revised apartment setbacks. The proposed apartment building has an undulating building face and it should be noted that the aforementioned setbacks are the minimum setbacks at the closes location to the street. In staff review, the overall site plan and the building amenities are superior to the original Huering Meadows Common's plan. With the exception of the east lot line setback, the impacts of the building location will be internal to the site and not impact adjoining properties. In review of the apartment setbacks, City Staff recommends reducing the building setbacks to the parking lot to provide a 30 foot setback to the private street on the west. 3. Apartment units. The apartment buildings will be comprised of 1 and 2 bedroom units, ranging in size to 501 sq. ft. Studio units up to 1166 sq. ft. 2 bedroom units.(Exhibit G) The apartment unit sizes meet the City's minimum size standards. Each unit will have in unit washer and dryers, individual central air, granite counter tops, 9 foot ceilings and controlled entries. Each unit will be assigned one under building parking stall. The building will also offers a secure main entrance, large two story lobby and centralize elevator. The proposed rents range from $895 to $1795 per month. 4. The applicant has provided a building elevations and building perspectives (Exhibits H and 1) that illustrate the appearance of the proposed apartment buildings. The building exterior provides a variety of materials, textures and colors. The exterior materials include decorative brick veneers at the building base, corner treatments and wall treatments. The Stone veneer on average covers 36% of the 10 building exterior walls. Lap and board and button fiber cement siding are used for an average of 50% of the apartment building exterior walls. The balance of the building exterior is comprised of windows and doors, 14% The roof is asphalt shingle. In review of the building we note that the combination of materials comply with City standards. The architecture and material presents an attractive and durable building appearance. Clubhouse and Pool. The Kingston Crossing PUD Amendment introduces a freestanding community clubhouse and pool between the two apartment buildings. The clubhouse and pool will be available to all residents of both the apartments and townhomes. The clubhouse is approximate 2600 sq. ft. in floor area and will include Club / Party room, Fitness Center and staff office for on-site management. (See Exhibit M) The pool and deck area is approximately 2750 sq. ft. in area; The pool will be elevated above the street and enclosed with a 5 ft. aluminum fence. All access to the pool will be through the clubhouse. The location of the pool meets all the required setbacks for a multiple family commercial pool. (See Exhibit N and O). The pool design will be reviewed in greater detail with the building permit to insure it meets code related to emergency access, gate design and pool drainage. The Clubhouse is designed with the same exterior materials of the apartment building meeting the City's architectural requirements and providing an attractive building. The landscape plan and the clubhouse / pool location provide an attractive entrance to the Kingston Crossing neighborhood. Play Area / Dog Park. The site plan shows a proposed play area and dog park located at the center of the project site consistent with the previous approved Huering Meadows Commons PUD. The Applicant has not provided any details pertaining to the play area or dog park. The City will require the Applicant provide development plans for the play area and dog park for city approval. The City will require the play area / dog park to be constructed with the townhome development. Parking. The City requires apartment buildings to provide at least two parking stalls per unit, one of which must be enclosed. The site plan provides 74 underground parking stalls in each apartment building, The Site plan provides 109 parking stall between the apartment building and an additional 40 surface parking stalls west of the day care, for a total of 297 parking stalls. Eight of the parking stalls are disability parking stalls. The proposed layout meets the City standards for amounts of parking. The City requires parking lot dimensions of parking stalls 9 feet wide by 20 feet long, with a 24-foot-wide drive aisle. In review of the site plan, we note: 11 1. The parking lot west of Goddard day care does not meet the stall length requirement. These stalls shall be revised to 20-foot depth. 2. The dimensioned plan that illustrates that the underground parking meets City dimension standards. 3. The site plan must be revised to provide a designated location for delivery vehicles at the apartment entrances. (Mail truck, UPS, Amazon, moving vehicles, etc.) The delivery area must be designed to accommodate a standard vehicle size of the aforementioned vehicles. For larger moving vehicles the parking lot must demonstrate driveway widths and turning radius to allow a larger vehicle to access and egress the parking lot. Trash Handling Equipment The apartment basement plan illustrates indoor storage of trash handling equipment. The site plan illustrates a concrete pad for dumpsters to be rolled to for garbage pickup. The locations at the south end of the building will not interfere with traffic entering or exiting the building. Landscape Plan The applicant has submitted a landscape plan for the entire PUD. In review of the landscape plan, we offer the following comments: 1. Review of the plan materials and sizes, we find that they meet the City minimum standards. . 2. The applicant is proposing to retain existing trees along the west lot line. Staff recommends that the tree line be inspected and any damaged, diseased, or dead trees be replaced. 3. Landscape plan shows the addition of a combination of coniferous trees and shade trees west of the townhomes to further screen the project site. The plant schedule indicates that the coniferous trees will be 3-4 feet in height. While this meet the city standards, City staff recommends that the coniferous trees being planted along the west lot line to screen the townhomes be 6+ feet in height with the initial planting 4. Shade trees are proposed around the apartment building. This mixture of trees will provide some vertical screening of the taller apartment building. 5. The landscape plan also provides for perimeter building landscaping of shrubs and ornamental trees at the base of the apartments and townhomes. 6. As a condition of the Huering Commons PUD approval the landscape plan was 12 required to provide a dense landscape barrier along the share property line with the properties to the northeast, north and northwest corner to screen these properties and to discourage trespassing onto these properties. The Kingston Crossing landscape plan address this condition double stagger row of Shrub Roses and Junipers planted 5 feet on center and 3 feet on center, front to back. This screening hedge satisfies this condition. 7. The landscape plan provides understory shrub plantings (Scandia Juniper and Prairie Petite Lilacs) along the west side of the parking lot west of the daycare. These shrubs will screen headlight glare onto the private street and properties to the west. 8. The landscape plan states that all landscaping and grass areas shall be irrigated with an underground automatic irrigation system. 9. All areas disrupted will be sodded or seeded. 10.The landscape plan illustrates traffic visiability triangles that the private street intersection with public streets. These traffic visibility triangles follow the street curb line. This is not correct. By Code the traffic visibility triangles must follow the lot and right-of way lines rather than the street curb. The landscape plan and sign placement must be revised to illustrate the correct traffic visibility location and dimensions. Overall the landscape plan is generous in the number and location of plantings. The plan addresses previous concerns with regard to adjoining properties. The resulting site landscaping will enhance the site and complement the residential buildings. Site Lighting The Kingston Crossing lighting plans illustrates the proposed exterior lighting within the site. The proposed lighting consists of the following. 1. The lighting along the private street and within the parking lot consists of 90 degree cutoff light fixtures mounted on 20 foot tall decorative light poles. These fixtures meet the city stands for height and down lighting design. 2. Along the sidewalk on east and south side of the private street decorative pedestrian lights are proposed. These lights will have a shallow glass lens to prevent glare to adjoin residential units. 3. LED Wall packs (Topaz) are proposed on the both the apartment buildings, community clubhouse and townhomes. The detail on these fixtures show an adjustable housing; the City will require that these be installed as 90 degree cutoff lights to avoid light glare to adjoining housing units. 4. The pool will be illuminated with LED Surface Mount Disk lights. The pool area is 13 located between the two apartment buildings. The pool lighting will be screened from the adjoining residential properties and public streets. The photometric plan show light levels across the site and at the shared property lines that meet the City maximum light level standards. In review of the lighting plan Staff ask the applicant to address the following items. 1. Is any exterior lighting proposed for the Townhome patios at the ends of the buildings? If light is anticipated for these locations, it must be designed as 90 degree cutoff light fixture with a shielded light source to avoid glare issues for adjoining properties. 2. With the development of the play area and dog park, addition lighting is appropriate for security and safety. The light location and fixture design shall be submitted for city approval. Signs. The Applicant has submitted a plan for a monument sign for Kingston Crossing. The plan (Exhibit S) illustrates the sign having 28 sq. ft. in area and 6 feet in height. This sign meets the City Sign Code standards for a freestanding sign for a multiple family development. In review of the site plan we offer the following comments related to the sign location. 1. The Sign located at the County Road 19 entrance must not be located in the traffic visibility triangle measured at the property lines. This will require the proposed sign location to be moved. 2. Applicant shall identify if a Kingston Crossing Sign is proposed at the 53rd street site access. 3. The sign permit must be obtained prior to the installation of the proposed signs. Project Phasing. The applicant is proposing the following phasing of the project buildout. Townhomes 2021-2022 West Apartment Building 2021-2022 Clubhouse and pool 2021-2022 East Apartment Building 2023-2024 With the approval of the original Huering Meadows Commons PUD, the City Council mandated that the townhome portion of the project precede the apartment construction. 14 CONCLUSION/RECOMMENDATIONS The City Council approved a comprehensive plan amendment and zoning map amendment changing the zoning to planned unit development / high density residential housing for this site in March 2020. Through this action the land use and density for this site has been established. The Kingston Crossing PUD amendment is pursuing site development consistent with the original land use and density, but their site design has changes that separate the original apartment building into two buildings, enlarging the townhomes, and adding a clubhouse and pool amenities not previously offered with the original PUD proposal. The applicant is requesting approval of their development plans. Based on staff review, the proposed project is an up-grade over the original Huering Meadows Commons PUD in building architecture and site amenities. In this regard, City Staff recommends approval of the Kingston Crossing Final plat, easement vacation and PUD amendment with the following conditions. Final Plat. 1. The submission of Documents that outline the responsibilities for the maintenance and upkeep of the shared facilities (i.e., street, clubhouse, pool, play area, parking area, pond) applicable to each lot. Said documents shall be subject to the review and approval of the City Attorney. 2. Separate from the final plat, applicant must provide a shared access easement for all of the private drives. The easement shall run to all lots within the subdivision and include the property exception in the northeast corner of the plat and the day care lot. 3. Separate from the final plat the applicant must provide Cross access and parking easement the will join Lot 2 and 3 to share the parking and driveways into the sites. The drive way along the south edge of Lots 2 and 3 shall be contained in a cross access easement that includes the day care to the south. 4. The plat abuts County Road 19 and is subject to County review and approval. Applicant shall secure County approval and abide by County conditions of approval. 5. Subject to the City Engineer's review of all lot line easements and easement width over the ponding area and utility corridors. 6. Subject to City Engineer review and approval of the site grading, drainage, storm water management and utilities plans. 7. The applicant shall enter into a development contract with the City outlining responsibility for required improvements and financing of improvements. The 15 Developer shall be responsible for the cost of all off-site improvement to County Road 19 and the 53rd Street / County Road 19 intersection including signalization. 8. The Applicant shall pay a parkland contribution based on City standards for multiple Family development associated with the approved final plat. EASEMENT VACATION. City staff recommends the vacation of the easements in Huering Meadow Common per the vacation Exhibit R with the following conditions. 1. The vacation shall become effective with the recording of the Kingston Crossing Final Plat. 2. The City Engineer approval of the size, configuration and location of the easements illustrated on the Kingston Crossing Final Plat. PUD —Amendment. The City approves the Development plans dated 08/17/2021, architectural plans for the apartment dated 06/17/2021, Townhome plans dated 09/08/2021 clubhouse /pool dated 07/02/2021 1. No construction of the apartments or townhomes without construction of the 53rd Street/ CR19 improvements and signalization. Cost of these improvements shall be the responsibility of the developer. 2. The Townhome construction shall precede or be simultaneous to the construction of the apartment buildings. 3. Applicant shall provide a detail development plan for the play area and dog park for city approval. Said play area and dog park shall be constructed with the phase 1 development. 4. County approval of the County road access and 53rd Street/CR19 intersection improvements. 5. Private street shall be constructed to City design standards. The private street shall be signed "No Parking." 6. The private street shall be named in accordance with the County's street naming grid. 7. Applicant shall provide documents that outline long-term maintenance and cost sharing for the private street. Said document shall allow the City to inspect and require street repairs if the private street falls into disrepair. 8. All parking stalls throughout the site shall be sized 9 feet wide by 20 feet deep. 9. The apartment parking lot shall provide a designated delivery area at the entrance 16 of each apartment building. The designated delivery area shall be designed to accommodate standard size delivery vehicle and the parking lot design shall demonstrate drive aisle widths and turning radii for larger delivering vehicle and move-in trucks. 10.The townhome development shall be redesign to provide a minimum of 30 foot building setback from the west lot line and 15 foot building setback from the private street. 11.The townhomes shall be design with garages having a minimum floor area of 480 sq. ft. 12.The apartment site plan shall be revised to provide a minimum 30 foot setback from the private street on the west side of the building. 13.The Club house and pool design will be reviewed in greater detail with the submission of a building permit application related to emergence access, gate and fence design and pool drainage. 14. Landscape plan to include: a. The trees along the west lot line are to be retained. Applicant will outline tree preservation measures that will be put in place at time of site grading. Inspection of existing trees, removal and replacement of any diseased, damaged, or dead trees. Replacement trees shall be 6+ foot coniferous to provide year round screening. b. The Coniferous trees proposed along the west lot line shall be 6+ feet in height at time of planting. c. All areas disrupted will be sodded or seeded. d. The landscape plan illustrates traffic visiability triangles that the private street intersection with public streets. These traffic visibility triangles follow the street curb line. This is not correct. By Code the traffic visibility triangles must follow the lot and right-of way lines rather than the street curb. The landscape plan and sign placement must be revised to illustrate the correct traffic visibility location and dimensions. The landscape plan shall be adjusted to avoid any visibility obstructions in these triangles. 15. The Site lighting plan dated 08/10/2021. Applicant shall address the following item. a. With the development of the play area and dog park, addition lighting is appropriate for security and safety. The light location and fixture design shall be submitted for city approval. 17 16. Applicant shall relocate the proposed freestanding sign outside the traffic visibility triangle. The plans must identify is a second sign is propose for the 53rd Street entrance. 17.The construction plans are subject to the City Engineer's review and approval of the grading, drainage, storm water management and utility plans. 18.Applicant shall enter into a development /PUD agreement with the City. Cc: Adam Nafstad Mike Couri Maeghan Becker Kris Luedke. Steve Kuepers Chris Raimann Scott Dahlke 18 F w lift— Do _ a fx157ING Plc.k O rat-GT9-aao-olo �¢Z~ Y WO I � APPROXIMATE GRO55 ARTA PROP05FJG ZONING Ed 3 PUD Pt NNM UNIT DEVELOPMENT W _ - t '- Idt,S]} RFT NTLq U14175d0 3 FLEX pPMR1ENT SLOG F54 UNITS UNIS 5 PE%TC OM€5 6 UNRS _ - €At 2 18S UKRS ssp ss a RES'D'cNTIAL PARKING DATA ai AARTOA£Nt REU REF PARKING. i �I�3 i3 r z srxls PER "IF I,cov£Rea) a € I?fet II r AYARSMENI§ 59 1.ITS 2=318Iy hl�fyf _ ® — AASURFACE SPAC STANDARD ING: $T3 v I' STA E.PARK kG SPACES:153 5 i ACCESS HL SPACES g^'� DOTAL SURFACE SPACES: Ifii $ APARTMENT UNDERGROUND PARKING: ` STANDARD PARKING SPAC : 3 !3 I _ ES SJ _ ACCESSIBLE HC SPACES: TOM JNDERGROUND SPACES: 159 yy� TCTAL APARTMENT 1PAR59 NHG PRUVICED #I t151 TDWN—£REDUIRED PARKING: Z STnI[PER'JND(r CU4ERED) - �_- TOWNHDMES'. 26 UMIlS.2= 52 T2 CARA£PARKING 2 DRNEWAY PAC£SP PERNT. 12 VPN: E2 -- NS R PARRING 11 SPACES: y Ig .oTn•L m HOME PARKING PRcv-D.,111 E _ 3 B F —AL R£SIUE AL PARKING­DM320-11T=43] COMMERCIAL AIIILDING D SCHOOLBJILDING SIZE t0,4IT EF COMMERCIAL SABRING DATA 4 - fes- ! 20POSE0 SUR£AC£PARKING: STANDARD' PARKING SPACES: 6G_ ACCESSIBLE HC SPACES: 3 mraL sDreEACE saac_s: Na IA Co sne pr- EXHIBIT A 19 PF- ihP6P4-n4 K U E R rSc EP AkCHIIECTS & BUILDERS August ti71h, 2021 City of Albertville Building Department E959 Main Avenin Nr €lbertville, MN 55301 Subject' Projeet Narrative far Proposed 'K1ngston Crossings' Attention: Alan Brixius City Planner We are requesting a PUD Amendment to the previously approved PUCE referred to as Heurang )Meadows. The nein project wall be referenced as Kingston Crossings and will be a market rate multifamily housing development comprised.1 two 74-unit apartment buildings,five 4-plex townhomes and ane 6-plea tvwnhome building with shared site amenities.We have improved the architectural design, reduced the scale of the apartment bulldings, created larder townhome units, and created a luxury clubhouse with a property management affice.exercise facility, community room and outdoor pool. The apartment dwelling unit mix consists of 1 and 2 bedroorr units that range in size from 501 SF (Studio Unit)to 1,116 SF (2 Bedroom Unit). Each apartment dwelling unit will have in-unit washers and dryers, Individual Gentmi air, granite countertops, 9'ceilings and controlled entries. Dental rates will range from $895 to$1,795 per month. Unit rents include heat and one assigned heated) pa0ding stall. Each apartment building has shared interior amenity spaces that consist of a secure main entrance, large twa-story lobby: restroonrs and a centralized elevator. —he townhame unit sues range fram 1,688 sf to 1,P67 sf and each has double stall garagewith on area of 494 SF. Townhome rents will range frvrn$2.69.r to$2,995 per month. All tenants will have,access to shared community spaces that consist of an outdoor pool with a large pool deck and clubhouse, play area for children, picni-.areas and walking paths. The property will be professionally managed by Prairie Lakes Management. prairie Lakes Management curreIy manages over 20 developments throughout Minnesota. You can visit their website at wmw.praiKelakesrnanagement.cor( for a full overview of their portfolio. The project will also be staffed with an onsite management team.. The entire Keepers and Prairie Lakes Management team has developed overtwo dozen multi-family projects throughout Minnesota. We pride ourselves on finding great locations and offering an amenity and unit package that fits the community we are building in, We also believe in building and managing a product that the City can be proud sof too. Afe are pleased to present this development opportunity to the City of Albertville Thank your, Christopher Raimann,AIA Senior Architect, Kuepers Architects &Builders EXHIBIT B 20 PAN LiE.PFH)0599 — - - _ - II 11 OF�dRSVNII�.LiLP LEGEND SURWl"Up VEY Dara --aw- -�I iLl PROJECT�OCRTION z o < 5 w _ p E%ISTING PID NUMBER waL I y�, - ® E%ISTING LEGAL DESC N RIPTIO � LOT 2 n BLOCKS _ PROPOSED LEGAL DESCRIPTION a g r 3Fi € PPROPOEOIZONNG m J �I LnQa IXISTWGFARCEL EaN $ „� - �� — •6 , AREA DF PROPDSEO LOTS - _ - -- -� _ RESIDENTIAL DENSITY 6 � - � PR0.IEC7PHASING: E jwk INDEX OF CML SUE DRAWINGS: C1.0 21 EXHIBIT C 1 vacr urour. ` caz xm�sron cxossmrs MATCH LINE C31(03.2 I I � OFA1gx"''""-I-F•u'P 1 �� � o �' W a �+•eF � J f � I .�.��' 8 ". IEGENQ. d y SURVEY DATA I-i UY,F �.�. nn fn mo. II --r -- - INDEX OF CIVIL SWE DRAWINGS: ---+ m,-- -- 53rd Street — - --+ C3.1 22 EXHIBIT D � PACF IAYOIfI: - _ - � KA'GSION CROSSINGS YCS.1 �dre r' - a0 SURVEY DATA �< � Zo a 0a jC[S I zu?� •� I III — eoa�e.m 4 EU co s' t E 0 s i INDEX OF CIVIL SITE DRAWINGS, WZZ�6F IP "ti I 5�=SEV.SE..TM PMA. F C3.2 MATCH LINE C3.1/C3.2 s� fAeCi10H FN6 i�jpitl1$ - Ovdiy&Omirsape EXHIBIT D 23 MATCH LINE C4.11C4.2 au;e=urour: cron saaso w..e„�a� ` —��i� '.:I I -� caz ��xxA+rvaxas{swz os a �- t4` 0 i &11RVEY DATA LEGEND - f cn I F TOWNHOhFE . II gyp'' T �. APAT MTELALDING "TORY INRH _I aa UNDERGROUND GENERAL TLf71NOTES O NNG i L 159UNITS F� jz � Z W - -- FEE 957.77 — Y� GAR=955.70 L Ib� t�W _m LL It �ta `I7 ae � s e p I P GO60ARD -_ 't = I K^m�mww v u!w SCHOOL _ -ra.az I ' Q^ ld VJ FFE=957.50 - r m i j U J UTILITY NOTES91: 53rd Street — S z INDExoFcrvaLsnEORawwGs: C4.-1 za EXHIBIT E vncE urrour: C4I KMGSTGV CAGSSMG3 .v,eFarvutF,uJ e C1.1 amou.,m vroe I r SIANEYOATI LEGEND: a i p M" GENEPAL UTILITY UTILITY NOTES 2 w TdMIHRME F. r TOW'NHDII.IE C+NL-86l.MI [�R-96!93 n� �� � 9uu wm.mm xu,rrffc�a wu� V'2 ¢ h vao-.ra.w ie64on .`4r sYa zls RL (@c I er rartuc.cs�,nc 5' . `qs)—E(ems 1 I. t f i,`„Ia3tA: 91Z E _ �m1�.r�wfr qI J -- — U I �TOWNHONE' FFEw967.70 �� INDEX OF CIVIL SITE DRAWINGS: -I — rTOWNNaNE 'II i wsmP- w.w. wiw. `fi ,W. a0a2a MATCH LINE C4.1I434.2 C4.2 3� �cnvm� Sonibry aM WaM - Gfihb Plan 2s EXHIBIT E 1op A ae _ tui E i- ke -- — 11 INDEX OF CIVIL SITE DRAWINGS: LANDSCAPE PLAN INDIX. v�ux C9.l ¢ - - Lo�asxace a zs EXHIBIT IF DD CC BB:AA Z Y X W V U T S R O F O M M L k J I i G F E D C B A g . slEa 2 3 rmmw roam s, 577 z � ae er ea b x ar b ss I� �) -- -- - - -- -- - - — - - - — — - - - -- — - - — -- - - -- -- - - -- -- - - - -- -- - - — -- - -- -- — -- -- LJ/ IIP - 31 30I-d xi I x6 12b b Ya'I1� IT 1615 1413 11 - ea s+a g g sir 91 ' 12 In n 13 m Z _•las O � ap N 1rve=ra� � A Z Q r DD CC BB AA Z V T W V U T SR QPr O N M L I( J I H G F E D C e A W� w ~ X w m E 1sn xlo-lw - - �c z1x1e xae c e.a s1e.� 4 n _ _ y q�] a 0 R.wce0�: V o a iA 19 i2 13 Kuepers Inc. omrw,s. abn>rma, x l ff fbv A1.1 Overall Floor Plan 27 `EXHIBIT G "' DO cc BB-AA Z M x IN v u s R C,p 0 N M L K .I H G F E D C B A z i.ma wazB s,at� a+BxB11 E _ _ d hR 8 Q 3 10 a 91 3 W On Q m twao�2rmvrn W m Z m E N Q DE DB cc BB AA Z Y x w VU T SR OP 0 N M L K J I H G F E D C B A X V 4 m W 3 3 i< a a - Q m os-a,ER wo-13 ws2R a,c - a,szs �2-tom <tsas N - - - - - - 7 C Bed `I IUPIDR 4a}TB � 10 11 13 Kuepers Inc. am,rrmr A1.2 OVArall Flnnr Plan 28 EXHIBIT G "' //f''��\ ASPINLTSwN(.YES ---.-_- - - -------.-.-.-. --.- - ------------------ -- --- 9HANE3 BFiBER CEMBFM IrvEq.xs IRIMBO. I uP sIgNG�FIBEaWCEE�Nr M I wx%Han¢BAxo a I enARaGBATTEx-FI I ® I wxdTwM B�ceMEMY sYGNE vexEEa i i GRADE IL ----------------------------- -------------------- - ------------------ x .AWRIxG AT ENT Wet�� GlwialG=35a55bc f2taxl '-.�.".Z�rrs e Fl�ace M=avcB SF-CBt%7 '>i°'� ----- ------- - ----- ---- - �w R _ o � � N EEII i7, Q ® 1B t PE5c wUu x-------------------------------- _ — Q E.M ExwxoR �_ g c B 1 mff — E s FACAUEGA1CUlwTYONS. 2 W � TGTALAPFJ.=ISfiBI 5.F. Z GLA20i6=A510 E.F.,AI%1 U O. STgiE=STTl G.F.(90B%1 oC Q BERCFM9il31gNGIlitIM=&TBS S.F.100%1 �' Q Q (YI N C 0.GPHALTSHWGLE3 41 . ---- LAP 5IGINGL IOER GEAIENIFl IALLPLU N GEHFBUf NOIEB'. O M6ING PPRn+AnO TEF9e NATE fJ I BMFB HGRIL Bette ATANN OF,PABOVETIE ROOF SUR SERFAGE C eERSSNAu eE INsrnuEe N A O SNIG WINBCN!'mM FIBER eEMENT VIG6lE l9PinOM PER IBC002-t N TO ® f RAB1xG _ ® AI]pRE53 NUMaFRBE tz xl-War CONIRwCY 0E3 W i _ i CIXOa.R C BOAROB KATIEx FBEN CEMEBfT - SF[R:[FAwtEGnOFq MU3T BE LOCAT®AT,tE Y 5M%f TRiM e _ - I AOgIES331pE OF i1ff9U91D H6OR AYga IIIIIIIIIIIIIIIIII, sroxE VENEER I I PNGVEa Locanox if _ - -- - a,WATER FLOW ALARMS MUSd BE WSTALLE60xBME GRADE _ _ _ - _ Ex,ERIOR PEN gG80].d2 Mn.AWttIxGAT o.M.eGae oISGVlRGE SHALL eE ILLeWNATEOPER Kue ers Inc. E aA Gwz GWIHwM F EAacoFA000R �r=ma Lti aE sAEErr cuanG PER ieczsreaa r=�� uLATlgsEnc cucuunoxs. - °Bf>ROTI FAcwE�ic],ew3s' noz o.a.a ST01m S.P.(u%1 GLATJNG=tm s.r Is.exl "ET E=1.8TB SF.1�.39e1 =��SF.(DBz%5 A3.1 L fIBE RCEME 51[IBiGYIRO/=1.00e SF.(0,.0%1 FIBER GE SBAMGIIwM=,,S,&S.F.,56.]96) A3 1 Building Elevations 29 EXHIBIT H -' � .� .7 ��■ � . Its- Ilk t ^� I « Ilk rV . . >y ~ | �� K [PERS EXHIBIT, z 5 gas rr rr // ■■ I<UEPEI EXHIBIT 1 31 —----—------------- —— i—————-------------------- ———. - ® i LJP — i II i i 'i i i i i z (V b aace o Y¢e F W LLI I i r I § a I I I c mY y I Ll 'I U I I i alae ti Kue ers Inc. L ------ ------ --—--—-- ---- ——-- --—----- —-- ----.—J P o A1.1 9 �Y Overall Floor Plan '� 32 EXHIBIT J ; -_ Ff a,I FMmE11-1 GM°.n GS FlaERCFileN,s°Iwsr,wM=aw s.F.[RiR%) gaeR. May.sp,Nr:rwM=:n.sF.ne.9%r Z 2 V J PREFIN.:FAbCIAd9— P 8°P3,°a BnTiEN-F18Ex°Eh1E,R LU m V s�3k - - 5C%e WMI°°W TRIM.FIBERIFMEIR �N iARSIpNG-FlBFR CBIEM r ' ' hW- L r— nNoeaiBCYhi SB�ER�M�ENTS®I�R✓TRIM-m, m � = ott°°°Rs-RgsiN.M2=n.asF jW3A1 d FIRRY DOORS=425F.[J.M] � u � N U 0 m c Y �� KuepersInc. – _ - ova-o'er' FacaoErscw,�s: •"�^'°Acpc.�rocc oacarz, SNfJEc�Mslo�r�R rre AM Building Elevation 4-- 5 sa EXHIBIT K ' - Pp- . . PCNL SavgNG 1N33HOCRON3'. PMPFo COwq�IE POOL OEGI( AOOMP Ei£O651GIi NO INSTKLLATION �IHPP dYP ��M PWL FM:tOSIR�fENCE � POOLOEPTH 3.5 & PVBLN'.SW MMNO POOL +w.wnw. "azr IN Z,-1".11—OM Hone[ �z cniELa K SxoOx11711 PfW�W1HVWNiE. HICLVOEOtINC HN4f>➢WAIEAGxCUNE WILL I�W O \/ n Z e9 TE�Bo ENI = Ly m G1✓fAIERTNRN nslNgffs ❑- _ - D - _ - _ - _ -- ❑ m WONIN 1e 1xgESOP rHE Z laecxuxlsM e __ 1 r } 4S � cwuem Poxes li'� w W~ X o o nAF'at�-Y o . o 0 �PGH�N o sN Kuepers Inc. o o - A1.1 Overall Floor Plan 36 EXHIBIT M s �NALNOLEE BE INSTPUIDOx MH OF,Y P.neWETNE NOLS SutEnCE1WEE'INEE%,ENION VEXING 90S�42 2PDUNESS WINBERSSNpLL BE INSTW.LF111Na S,PLL E9Tp5L1V3tGE5YWLSE III:IMIHpIEOPCJI SNLELOCATIWI VFR®C CCOE SOI.R IBL IIIIIS.1 Nx ILroNNEc�oNl NNsreE LocArEOATTHE ocoN -IDE-B---1 SINL-NESaI£TY GI/J NGVEadSCR°SB OEa LIETaL NGOF METaLRCfF V 12 P_ _-_A TIW-F�ACE,AENT _ � SMI SIDNEYENEER FlaEn ��. - - �•t ="b� GRiIE 1 1 _ L • L m z CL s g Q a W W ~ X _ V Q eomrn�a e�nrr.�N.Fdaee eENENr ''n m m aSxeLT 6'ERIDCFNE ~ O STONEnIEa - Ni S W is`m�awasEl � _Z � NETALNOPV :.` rlalrl Nn Eascua soEsn y wxe.FI—EeGNm-FIBBR NT �+ . _ , _ NG�eE.n neeaca,wran. m C) „� - � waL EL�GL,asaNrEN A' � c O C LEMN"N�rroN��Eo i Y - Kuepers Inc. v mi�_,�a ^m°'o,zsnw mmarme, EacnnE�r�norvs. s.E:�zxy A3.2 "'I°0OA6,wsE.�°rx� Building Elevations 37 EXH1131T N p NLEMENT ----------- © FI- FAIE2�ate.FIEEN CEMENT - EFn5HF9 MTL FASCIA ANOSOFflr — e�P=te— - ---------------------- -- ---_ IRIII — --- Zl= �sAA 5W='-M .DELI( m�cii3-x]m-- TKKJS GBeENALNOlESe cvarvc=°s sEF�.�ssl ATAwxoFlzneovNE�TNEwoo Is ELIrE ��/■/-1/�} O FBER CEMEM 51ol9.iecmal M=5.935.F.y69.9K1AmNE55 NUA®Es6 SW1'�eE INSegNF➢IwA C_ q d.'TILNFMIBLCOCE_o1.2 p, m AooNEs su;E acrN[azocEoa nN nNAVF 13 If� wcanon INsrAUEoaN W m a.wArEFlaowwwNs�M�ieE Z 4 A o�LFwu�swueElLLww OFEa 0—. : GSNµ'G _mWl M'OFTN�ESOFA WMt I I I'j X V 4 m m _ _ _ _—_—_—___—_—_— � U ¢ m N �z-u'Eeseg. - - - __-_--------- ------ C M _ _ _ O Ul CA teb s � Kuepers.Inc. cuAnoNs -ilos mMaeozi cawN--tis F.Isab1 aF.l�zt FlFFx rf�.NrslolNcnwM=ax s[.IUKI A3.1 Building Elevations 38 �` EXHIBIT N i _r r �� ff [, KUEPERS EXHIBIT 0 39 t EXHIBIT • 4 ,mars ,-oars ..urs wns sa+ 2z in, nuns .doors '_ _ a �v - Y +a W Lul 41 EXHIBIT P P-�,, - W P_3 o C, I.Uls-'A=–] . . . �nt, 't L i t t:: Zni 4 j 1:t:� 1)e—z -------------- EXHIBIT P U ti U WJ Q' 3 W F a� Z w- °t 43 EXHIBIT P KINGSTON CROSSINGS DRAFT FOR CITY SUBMITTAL-OB/17/2021 ..,c _ _ f v r n.z� - .,:C�i�"r r..-- I a s.n a ^'^"'s"b".�•n w.eer...LLv.,w.�m ne.e eui+a.�m.a.�=+«oo.a w.rw+s a,®er r•m^n.nvm.m.u,.s F"---------, �• V Vrl �' ���� � m..ew^^w�.�e�rwmaru�¢..ee®^..m.ees..r�nm.rkr".w+n�..swrcw a•e s..*x..e�.sm".>,rmw 7 �+ .a+.o.rr 1 ®.^...-i®o,�m.�as•v. ,re..sa uw m.o..a e.s..ter.m s wm+w a. ..xn arms A,�,�n r.e.w wr a kill 11 • x -_' •gI� :.-®e5,� ...� _?� •°-7 ��� I �.��..m���.....� «a m .a„a�r�,.r®,.z..�,..r..e.-,�..,�..ur. is z>16, o t, n ��1 evwm- -�.I I� VICINITY MAP- SITE EXHIBIT Q as �-"o-• k'Q � a Q � °m t U er � W oZj LIZ 0 z Z 0 I.. wwm Iwo 2 � U hl � Z mEaa V om �x fxw P Z HQW m sm t`m m 6 0 �a U 0 0 LL LR. 00-03 °CC OX LL m W o�� oma. O YaZ�°,E O 0 J — — — �oaZ°w m a' m c m U r �� LI,� - I •3 L _ a J O 0 IL / \ a az m 0 p r oar= W L,4- i t a U 3 - it =03 #m rc e ° L � ZZ3 � C O'• �YS5 ^'4 d L.n Li J 0-Mac � GmN »t2� n C4 I �^ I j uiI rd, G; I I r^n v� �r yv �v�vr ' If l�vr1i �� J L 1 as f § b m U) k / ca i0 . LU " � � k I � b ) ƒ k7 < k f k z k / uj LU S2Lu K * m e - \\ ƒ LU j Lk k \ bt 9 ƒ Llj a \ =w CO E k § % / \ / I \ L � \ _ � & � \ k E aLL Q E § � $ � A K k � � �\ k / � � \ § § � . 46 ƒ 3t : 55 IGFIJTIFY.ATILN SiCNI TO IWLLA AN l�rfCAVY 0'-vTt FF!W7"JtPER AW TTC Tr Z! LLER DY APR 6ATION LEA WrAT6�4�3N5TPY.N SLLLNWTI§N EilatV MMLW�FLWaKlff LLVIK41�-EAO SIDERAI,L�YINO��9�Nq LU S"ITLW%kTM S L TO 60W.�l ATE THE TTlNWTk'N LVON TTE-Wl SY,N 1"-E NO 1"MAIION MAY EYLEE�L FOOT-GHRF OF LLLMINAI M AT TF FIS l LW 'L 1L1 LIW`_6ffE WqW-%E WS TO DE LMUa'APEP WIM aV4JFS A MIN GF 0 RdAES N �-Wr AT PL&ff[N6 TO?WVVff eZNTki`f.Ol.5 6&RMWIN5 a LNIP�-"N6 TO Ex,M A Q,I FFET 19Z.T SIEM BAS ON I1L S LANP5�/ LEWE 00 RAN EXHIBITS 47 I - - I I L vim'e� ® seRn ® � O a 0 I Wm z �e "7 d i LU, X m N� 01 — U D N I rn - pao Kuepers Inc. t A1.1 aie'=;a' Floor Plan Level 1 - as EXHIBITS ,-0 oa QQo � � I _ _ IN _ —� -AmD--- -aE--- - - k Q L Imo! lF' O wN E oaa I'� wan ® W m Z G OLL LgM I 2y ®'^ (� LLI, (D cC 0 JE1 W m d v� ai U w c v -�- ® — -- - - - - �� mn � wic, t. - ® it Q m n< e w m F---] E A F--I > Y Kuepers Enc. r�013iHd5 °� bBIR21 A1.2 ; Floor Pian Level 2 49 EXHIBIT S PoUGE VENF FSPHelTSMNGtES PREEN.MIL FRSUN85UFFR PoUGE VEM mx1mM RBER CEMEFITN]PRDeERT1EN .X4-. TIaM Ell �� SYX<ODURTPoM 2Nrpa arra SIMSTUNS4BEER o � W m E XTXMN.�F,r�a,ET�R��T=MRP,�EVNE � TpNs TF�,�IN�� e�oswP�®�� NSw�NA LU x XR�aN W < I Z sM�uNES�ET.�N�PEN�z,�, R�R�E,�NT � m a� o Z PoUUENENI RIUCE VENT .N Q m Q U N Kuepers Inc. — FPCI�fiE CPLCUTATICNS yaM2,-11Po RET CJR TUiPL iJ�A=gi415F W �.,z.3N A3.1 R:u,oRs=msFr.sxi Building Elevations FlBER CEIENTSQbNGRRIM=6585F,56.8%� 4 50 EXHIBIT S M PRF—M2F.�bso i M9Fa—— _ — — 9Mx9,RM jF,��MEMr�Y>aaM� _ N Y,9=,•� =9e's,m) W N E FRFRCE,MEIvr9MttCUIRMI-1.399Si Z O oo� LU to w x Z J y� a m o C r a --_- --- — -- --- Kuepers Inc. F9.CLflE 64lCIYL6A(NS C� roraaeu�,v t.9e6sF r'a.z,-„a mma »tr=ta� c+naxc=„zsF�a9x, svnzxi F19FA CEAIEHFSICkHGlIPoM=t,3,65F fie,2%� A3.2 Building Elevations 51 EXHIBIT S A r