Planning Commission Agenda 10-08-2018 (Joint Meeting)AGENDA
JOINT CITY COUNCIL/PLANNING COMMISSION SPECIAL MEETING
MONTICELLO CITY COUNCIL
Monday, October 8, 2018 — 5:15 p.m.
North Mississippi, MCC
AGENDA
1. Call to Order
2. 5:15 p.m. Consideration of Request for Concept Stage Planned Unit
Development Proposal for 136 -unit Senior Living Facility
3. Adjournment
NORTHWEST ASSOCIATED CONSULTANTS. INC.
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM
TO: Angela Schumann
Mayor Stumpf and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: October 2, 2018
RE: Monticello — Trident/Mielke PUD —
Concept Review
NAC FILE NO: 191.07 — 18.30
PLANNING CASE NO:
PROPERTY ID: 155-500-123300; 155-115-001010
Concept Submittal and Project Description. This memorandum reviews the
elements of a proposed concept plan for a Planned Unit Development on the "Jameson"
property, a parcel along the Burlington Northern Railroad line, west and north of the St.
Henry's Catholic Church. The parcel is approximately seven acres in size and is
currently landlocked, but for an access to its aging single-family home from Washington
Street via a driveway easement over the "Rand House" (Busch) property to the west.
With the construction of the Fallon Avenue overpass and roundabout, the City acquired
a parcel from the St. Henry's Church to provide the potential for a street access to the
subject property. The applicants will seek construction of a public street over this
parcel, and have included a second portion of property from St. Henry's as a part of
what they propose to be a two -building senior housing project encompassing the
Jameson property, the new extended public street, and the additional church property.
The proposal is made by a combined venture of Trident Development of St. Cloud, and
local company Mielke Development. The project consists of independent, assisted and
memory care units in two buildings as noted, a 70 unit assisted living project in the
easternmost section of the property, and a 66 unit senior apartment building to the
south, nearest to Fallon and 7t" Streets. Both buildings are proposed to be three
stories. The independent senior building would have one level of underground parking.
The properties are both currently zoned R-1, Single Family Residence District.
However, the "Jameson" parcel is guided for "Places to Live", a residential land use
category, while the St. Henry's parcel is guided "Places for Community", a public/semi-
public institutional category.
The total property is approximately 9 acres in area, a gross residential density of
approximately 15 units per acre. For the project to proceed, there are a series of City
approvals that will be required:
PUD Concept Review (the subject of this report). The project requires a PUD as
it proposes to plat a parcel that will have no direct frontage on a public street, and
certain aspects of site design may require flexibility;
Concurrent with this review, the applicants have applied for an Environmental
Assessment Worksheet (EAW). The EAW is required due to the Historic
classification of the property (not the existing structure).
Further approvals would include the following:
o Comprehensive Land Use Plan amendment reguiding the current Church parcel
from "Places for Community" to "Places to Live";
o Preliminary and Final Plats incorporating the Church and City parcels, dedicating
the appropriate right of way, and resubdividing the property for the proposed
buildings; the City would be required to participate in the plat
o Rezoning to PUD, with reference to underlying standards of the R-4 Medium and
High Density Residential District; the PUD would require cross -access
agreements as part of any approval given the proposed lot configuration;
o Conditional Use Permits which would have been required in the R-4 District
would be considered instead as part of the PUD rezoning of the development
parcels. Any Accessory Use requests would also be reviewed and considered as
part of the PUD rezoning consideration.
The current proposal is for a PUD Concept Plan review, which is not a formal zoning
application, but is intended to provide the applicant an opportunity to get City feedback
on a potential development proposal prior to more formal zoning review and the
extensive supporting materials that such reviews require. The Planning Commission
and City Council will have the opportunity to review the project, ask questions of the
proposer, and provide comment as to the issues and elements raised by the project.
The neighboring property owners have been notified of the meeting, but it is not a
formal public hearing. This memorandum provides an overview of the project, and will
serve as an outline for the discussion. No formal approval or denial is offered for a
Concept Review.
However, it is vital that Planning Commission and City Council members engage in a
frank and open discussion of the project benefits and potential issues. The Concept
Review process is most valuable when the applicants have the opportunity to
understand how the City is likely to look at the project and the potential issues it
presents. In this way, the subsequent land use and development details can be more
finely tuned to address City policy elements.
PUD Concept Review Criteria. The Zoning Ordinance allows for a first stage of PUD
consisting of an informal Concept Plan review which is separate from the formal PUD
application which will follow the Concept Review step. The Ordinance identifies the
purpose of Planned Unit Development as follows:
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to
provide greater flexibility in the development of neighborhoods and non-
residential areas in order to maximize public values and achieve more
creative development outcomes while remaining economically viable and
marketable. This is achieved by undertaking a process that results in a
development outcome exceeding that which is typically achievable
through the conventional zoning district. The City reserves the right to
deny the PUD rezoning and direct the developer to re -apply under the
standard applicable zoning district.
PUD Concept reviews are to proceed as follows:
(a) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat
(as applicable) and rezoning applications for the proposed
development, the applicant may, at its option, prepare an informal
concept plan and present it to the Planning Commission and City
Council at a concurrent work session, as scheduled by the
Community Development Department. The purpose of the Concept
Proposal is to:
1. Provide preliminary feedback on the concept plan in
collaboration between the applicant, general public, Planning
Commission, and City Council;
2. Provide a forum for public comment on the PUD prior to a
requirement for extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the
proposal which can be addressed at succeeding stages of PUD
design and review.
The intent of Concept Proposal review is to consider the general acceptability of
the proposed land use, and identify potential issues that may guide the City's
later consideration of a full PUD application. The Concept Proposal review
2
includes notice to area property owners, but is not a public hearing. The City
Council and Planning Commission meet in joint session to provide feedback to
the developer, and may include an opportunity for informal public comment as
they deem appropriate.
Staff Preliminary Comments and Issues. For this proposal, the primary
considerations evident at this point in the process would likely include the following
elements:
Land Use. The proposed land use is considered to be generally consistent
with the directions of the Comprehensive Plan, noting the change required for
the Places for Community area. Higher density housing is most appropriate
in this area which is dominated by other high density residential, institutional,
and commercial land uses. In addition, the property's proximity to both the
collector -status 7t' Street and its proximity to 1-94 would suggest that lower
density uses would be inappropriate.
Parking. Parking supply is shown at 156 parking spaces (1.15 spaces per
unit). This total supply is likely adequate, giving the senior focus of the
project, and the assisted living nature of the larger building. The R-4 District
requires that no more than 1.1 spaces per unit are uncovered, which this
proposal meets.
iii. Building Height and Architecture. The applicants have not provided details
relating to building design at this stage. Staff would note that the R-4 zoning
district encourages certain specific elements related to roof line, building
materials, and overall design. In addition, PUD design is expected to exceed
the basic district standards in exchange for the flexibility offered under the
PUD process.
iv. Site Planning. A preliminary site plan is provided as a part of the PUD
Concept plan. Staff notes that specific requirements for open space and
extensive setback regulations apply in the R-4 District. If the applicants
propose to vary from the base zoning standards, they should provide
rationale that supports the variation, and note the additional amenities or
elements of the site plan that balance the proposed flexibility. The Parks
Commission will review the preliminary plat and make a recommendation to
the City Council on park dedication requirements.
V. Access and Circulation. As noted, the applicants proposed to utilize the City
parcel as right of way for a new public street extending from the Fallon
Avenue roundabout. The street would therefore be dedicated as right of way
as part of the platting process. The senior apartment building would gain its
access from this public street. From the terminal point of this street, a private
driveway would extend to the assisted living building in the northeast corner
of the property. The applicants also show the potential for an extension of
3
this roadway to the northwest across the "Rand House" (Busch) property to
Washington Street.
The new street would provide additional direct frontage to both of the
properties west of this site that currently gain access on the west via a short
loop of Fallon Avenue. It will be important to understand how the new street
would be constructed and paid for, including the cost of the City's land
acquisition in this area.
With regard to the extension to Washington Street, it is not clear that this
roadway would be necessary. Moreover, to implement it, an agreement
would be required from the neighboring Busch property owners. The
intentions for this roadway should be identified and resolved, if possible,
during the ongoing PUD process.
vi. The City Engineer makes the following additional notes relating to ongoing
plan development:
The extension of the public street for the proposed development will
require a petition from the owners of at least 35% in frontage of the
property bordering the proposed public street per MN State Statute
Chapter 429. A feasibility report is required to be prepared, which
will address the special assessments for the public improvement to
the benefitting property owners. Assessments to be considered will
include the City land acquisition cost along with street, pathway,
utility and other infrastructure costs.
It should be noted that the new street name will need to be
approved by the City and Wright County and will likely not be
named Fallon Avenue since that street name exists to the west.
Sanitary sewer and watermain services noted as primary services
on the concept plan are being extended to the 7t" Street right of
way with the Fallon Avenue overpass project in order to serve the
proposed development. It is preferred that the site be served from
these service locations and not from the potential connection for
Lot 2 as noted on the concept plan, however that will be determined
with the preliminary plat/PUD stage of the project.
• The watermain extension will likely need to be a looped system.
• Below are the general stormwater requirements for the site:
o The applicant will be required to submit a stormwater
management plan for the proposed development in
accordance with the requirements in the City's Design
Manual
12
o No regional infiltration or ponding is provided for the
development downstream, therefore it will need to be
provided onsite.
o The City's water resource management plan identifies the
need for new outlet pipes under the railroad tracks.
o The implementation of this improvement has yet to be
determined.
With the preliminary plat/PUD submittals, the applicant shall
provide topographic survey of the site including the area along the
railroad corridor to define the drainage system.
• Required easements for drainage and utilities will be reviewed with
utility and storm water plan review.
Summary. As noted, the Planning Commission and City Council provide comment and
feedback at the Concept Review level. There is no formal decision made as part of this
submittal.
City officials should identify any areas of concern, as well as any elements of the
concept that the City would find essential to the proposal.
Specific comment should address the following potential issues:
1. Overall Land Use.
2. Density.
3. Building Height.
4. Parking Supply.
5. Building Materials and Architecture.
6. Landscaping, green space, setbacks, and other site plan improvements.
7. Circulation and Access.
8. Street Construction and location.
9. Engineering comments and recommendations.
The notes listed above acknowledge that a significant amount of detail will be added as
the project proceeds to a more advanced stage of review.
Supporting Data
Applicant Narrative
Legal Description and Project Information
Applicant Concept Plan
Comprehensive Plan — Land Use Map
Official Zoning Map
5
RTINLCDevelopment,L.
3601 t 8th Street South • Suite # 103 • St. Cloud, MN 56301
Phone: 320.258.4438 • Fax: 320.252.3603
September 24, 2018
Ms. Angela Schumann
Community Development Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
VIA Hand -delivered and E-mail
Dear Ms. Schumann:
Trident Development, LLC and Mielke Development is please to submit the enclosed
application materials for a PUD — Concept Proposal for a proposed senior housing
development. This letter is intended to provide a narrative description of our proposed
development, the objectives of the PUD and address a number of check -list items
requested.
LOCATION
The development site consists of approx. 9 acres located north of 7th Street, east of
Washington Street and west of the St Benedict's Senior Center. The site is bordered on
the north by the BNSF rail line. The local street address is known as 511 Territorial Road.
The property, commonly referred to as the Marion Jameson property is approximately 7.1
acres. In addition to the Jameson property, we are negotiating with St. Henry's Catholic
church for a 1.91 acre portion of vacant land. The total gross land area is approximately 9
acres. All of the land is currently zoned R-1 Low Density Residential.
PUD OBJECTIVES
There are a number of unique characteristics and development challenges presented with
this property. We believe the PUD process offers the best avenue to accomplish our
development objectives. The development objectives include:
• Manage steep slopes and dense tree vegetation on the north and east portions of
the site.
• Combine multiple buildings and multiple uses within a single development.
• Provide for public street and utility extensions to serve the development and
potentially neighboring property
• Create a continuum of care, senior housing campus that fills an unmet need in
the Monticello community.
• Offer a complimentary transition to the neighboring church property.
• Generate increased tax base on property that is currently underutilized.
ENVIRONMENTAL
Because it is believed is Jameson property has some historical and cultural significance,
we have made a written request to the City Council to authorize an Environmental
Assessment Worksheet ("EAW"). We anticipate this request to be presented to Council
on the October 8 meeting agenda.
ACCESS
The development site is not currently served by pubic street or public utilities. The
Jameson property currently operates with an unrecorded access agreement allowing
access from Fallon Ave, through the neighboring Busch property. The concept plan
proposed a new public street to be extending north from the new, 7th Street round -a -bout,
together with public utilities. The plan shows two alternate street designs: 1) terminating
in a cul -du -sac or 2) continuing on to Fallon Street. With either design, the new street is
anticipated to public rather than private. The exact street alignment and design to be
worked out with the City.
PUD CONCEPT CHECK LIST
Together with this narrative letter we are including the following check list items:
• Completed City of Monticello Land Use Applications — 1 for Jameson and 1 for
St. Henrys
• Application Fee of $200 and Escrow Deposit of $1,000. ($1,200 total.)
• Five (5) full-size plan sheet of the Conceptual Land Plan.
• One (1) electronic file of the Conceptual Land Plan, sent via e-mail.
• Full legal description of the property (Jameson only)
• Contact information
• Site data summary, including general project information and calculation of
proposed density
• Preliminary development schedule
• Layout of proposed lots and uses, including parking areas and existing and
proposed streets.
• Proposed location of public streets and utilities.
Please contact us if there are any questions of if additional materials are required. I can
be reached at 320.258.4438 (office) or 612.242.6097 (cell).
Regards,
'6entDevelopnr eft-Roi
Sr. Vice President
Enclosures
C: Dan Mielke
File No: 1490566 (SKL)
LEGAL DESCRIPTION - JAMESON PROPERTY
Parcel A: The Southwest Quarter of Section 12, Township 121, Range 25, Wright County,
Minnesota, also described as: Commence at a point on the west line of Section 12, Township
121, Range 25, a distance of 534.5 feet North of the southwest corner thereof, thence East at
right angles to said west line 318 feet; thence North 11 degrees 00 minutes East to the center line
of the old Territorial Road as now laid out and traveled; thence North 14 degrees 20 minutes
West along said existing center line 40.5 feet to its intersection with the northerly line of said
road extended northwesterly and its actual point of beginning of the land to be described; thence
continuing on same course along said center line to its intersection with the southerly line of the
G.N.R.R. right of way; thence South 74 degrees 23 minutes East along said southerly right of
way line 979.17 feet; thence South 2 degrees 22 minutes East to the northerly line of said old
Territorial road; thence North 68 degrees 50 minutes West along said northerly line to point of
beginning.
Parcel B: That part of the Southwest Quarter of the Southwest Quarter of Section 12, Township
121, Range 25, Wright County, Minnesota described as follows: Commencing at the southwest
corner of said Southwest Quarter of the Southwest Quarter; thence on an assumed bearing of
North 1 degree 24 minutes 50 seconds East along the west line of said Southwest Quarter of the
Southwest Quarter, a distance of 534.50 feet; thence South 88 degrees 35 minutes 10 seconds
East, a distance of 318.00 feet; thence North 12 degrees 24 minutes 50 seconds East, a distance
of 292.79 feet to the south line of Old Territorial Road being the point of beginning of the land to
be described; thence South 67 degrees 59 minutes 57 seconds East along said south line, a
distance of 989.48 feet to the east line of said Southwest Quarter of the Southwest quarter;
thence North 1 degree 24 minutes 40 seconds East along said east line, a distance of 70.50 feet to
the north line of said Old Territorial Road; thence North 67 degrees 59 minutes 57 seconds West
along said north line of Old Territorial Road being distant 66.00 feet north of and parallel with
said south line of Old Territorial Road, a distance of 1012.57 feet to the intersection of a line
bearing North 13 degrees 57 minutes 39 seconds West from the point of beginning, said line
being on center line of Old Territorial Road and its southerly extensions; thence South 13
degrees 57 minutes 39 seconds East along said center line and its southerly extension, a distance
of 81.54 feet to the point of beginning.
TRIDENT DEVELOPMENT, LLC
MONTICELLO SENIOR HOUSING CAMPUS
September 24, 2018
GENERAL PROJECT INFORMATION
Proposed Use: Senior / assisted living apartment housing in a continuum of care
campus
Number of
Residential units: 136 total residential dwelling units, as follows
66 units of independent senior apartments
49 units of assisted living apartments
21 unit of memory support apartments
Ancillary Uses: Commercial kitchen for congregate dining
Beauty salon
Assisted Living: 70 -unit, 3 -story building, wood -frame building, approx. 79,023
square feet with surface parking for 65 cars.
Indep. Sr. Apts: 66 -unit, 3 -story, wood -frame building, approx. 85,551 square feet
with underground parking for 66 cars and surface parking for 60
cars.
TRIDENT DEVELOPMENT, LLC
MONTICELLO SENIOR HOUSING CAMPUS
September 24, 2018
SITE DATA
Property Address: 511 Territorial Road
Monticello, MN
Legal Description: See attached
Current Zoning: R-1 Low Density Residential
Parcel Size: Total development land area 9.01 acres (388,926+/- sf)
7.10 acres (309,326+/- sf) Jameson property
1.91 acres (84,041+/- sf) St. Henry Church property
Undevelopable Area: Approx. 60,782 sf (1.40 acres) is believed to be undevelopable due
to steep slopes.
Net Land Area: Approx. 7.61 acres (331,585 square feet)
Proposed Density: Gross: 15 dwelling units per acre / 2,860 sf of land per unit
Net: 17.9 dwelling units per acre/2,438 sf of land per unit
Lot 1: 66 -Unit Senior Apartment
Total Gross Lot Area: 4.82 acres +/-, 210,121 sf +/-
Total Net Lot Area: 4.06 acres +/-, 177,007 sf +/-
Lot 2: 70 -Unit Senior Assisted Living/Memory Care Building
Total Gross Lot Area: 4.18 acres +/-, 182,246 sf +/-
Total Net Lot Area: 3.55 acres +/-, 154,578 sf +/-
TRIDENT DEVELOPMENT, LLC
MONTICELLO SENIOR HOUSING CAMPUS
September 24, 2018
PRELIMINARY DEVELOPMENT SCHEDULE
Entitlement/Gov. Approvals -
Construction of Public Street -
Financing/Construction Pricing -
Construction Term -
Initial Occupancy, Bldg. 1 -
October 2018 to March 2019
April 2019 to June 2019
March 2019 to May 2019
May 2019 to July 2020
May 2020
Initial Occupancy, Bldg. 2. - July 2020
MONTICELLO SENIOR HOUSING CAMPUS
September 24, 2018
LIST OF CONTACT INFORMATION:
Owner of Record: Marion K. Jameson (deceased)
C/o Suzanne L. Jameson Kramer
136-15 01h Street
River Falls, WI 54022
612.817.4499
Developer/Applicant: Trident Development, LLC / Mielke Development
Roger D. Fink, Sr. Vice President
3601 — 18th Street South
St. Cloud, MN 56301
320.258.4438
612.242.6097 (cell)
Architect: Cole Group Architects
Norm Cole
216 Park Avenue South
Suite 102
St. Cloud, MN 56301
320.654.6570
Survey/Civil Eng: Carlson McCain
Joseph Radach, P.E.
Thomas Balluff, L.S.
3 890 Pheasant Ridge Drive NE
Suite 100
Blaine, MN
763.489.7916
Title Company: Tri Count Abstract and Title Guaranty, Inc.
Adam Schad, Title Examiner
122 — 12th Ave. No.
St. Cloud, MN 56303
320.253.2096
Legal: Siegel Brill, P.A.
Josh Grossman
100 Washington Ave. S.
Suite 1300
Minneapolis, MN 55401
612.337.6100
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AREA CALCULATfONS
TOTAL PARCEL AREA: 392,367 SF - 9.01 AC
° \ \ ,\ 18% SLOPE AREA: 60,782 SF - 1.40 AC
NET AREA: 331,585 SF - 7.61 AC
LOT 1 AREA: 210,121 SF - 4.82 AC
18% SLOPE AREA: 33,114 SF - 0.76 AC
NET AREA: 177,007 SF - 4.06 AC
LOT 2 AREA: 182,246 SF - 4.18 AC
v
18% SLOPE AREA: 27,668 SF - 0.64 AC
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GREATER THAN 18% NET AREA: 154,578 SF - 3.55 AC
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ISSUE DATE:
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2017 ABC EXCELLENCE IN CONSTRUCTION PYRAMID AWARD
CHASKA HEIGHTS SENIOR LIVING
CHASKA, MN
Independent Living
Assisted Living
Memory Support
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"The staff here is amazing! They are very helpful, and kind!
Everyone is treated with respect and any needs are quickly
met, and with a smile. Thank you for caring for our family
members!"
"...it was a relief and a blessing to find this place."
Happy resident, happy families, happy
community.
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Independent Living
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Assisted Living
Independent Living
Memory Support
HARRISON BAY SENIOR LIVING
MOUND., MN
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