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09(B) - Resolution Approving a Major Amendment to the Shepherd’s Path Planned Unit Development Plan Report
ITEM: 9B CITY COUNCIL AGENDA REPORT MEETING DATE: June 09, 2026 PREPARED BY: Jake Skluzacek, Planner PRESENTED BY: Casey McCabe, Community Development Director AGENDA ITEM: Resolution Approving a Major Amendment to the Shepherd’s Path Planned Unit Development Plan RECOMMENDED ACTION: Approval of the Major Amendment to the Shepherd’s Path Planned Unit Development (PUD) Plan. BACKGROUND: Presbyterian Homes & Services (PHS), in partnership with Senior Housing Partners (SHP) (Applicants), have applied for a Major Amendment to the Shepherd’s Path PUD plan, to provide for an expansion of the existing McKenna Crossing senior housing campus. McKenna Crossing is a senior living community that provides a continuum of housing and services for older adults. As a part of the Shepherd’s Path PUD, the McKenna Crossing campus was contemplated to be developed in multiple phases as demand for senior housing necessitated. The first phase of this campus was completed in 2007, and this application represents Phase 2 of this campus expansion. The subject property is located at the southwest corner of Shepherds Path NW and North Berens Road NW and is owned and operated by PHS. The PUD amendment is for the inclusion of a multi-unit senior living community on Lot 2, Block 2, Shepherds Path Addition. Current Circumstances The purpose of this application is to amend the PUD to allow modifications to the previously approved phase. Specifically, the amendment would allow the construction of an independent living facility in place of a previously approved skilled nursing facility and would adjust certain dimensional standards to accommodate the proposed building design. This lot was planned as part of the Shepherd’s Path PUD which consisted of multiple parcels including the subject lot and those lots adjacent to this lot. The PUD planned for a multi-phased approach and the first phase was completed in 2007 as the McKenna Crossing Campus. The original PUD planned for the construction of skilled nursing facility as phase two. Demand and market conditions have adjusted since the original plan and there is now greater demand for inde- pendent living. On this subject site there is an existing four-story housing structure that serves 154 residents. This building includes 85 independent living units, 51 assisted living units, and 18 memory care units. PHYSICAL SITE CHARACTERISTICS: Site Area: Lot 2, Block 2 of the Shepherds Path Addition is approximately 8.21 acres or 357,699 square feet of partially developed land. The PUD encompasses the entirety lot. The proposed development focuses on the northeastern portion of the Lot 2, Block 2; approximately 1.1 acres. City of Prior Lake | 4646 Dakota Street SE | Prior Lake MN 55372 Item 9B Page | 2 Wetlands: There is a DNR protected wetland on the southeastern portion of the lot. The development will not impact that feature. Access: Access to the site is provided by Shepherds Path NW. Zoning: The site is zoned Planned Unit Development (PUD). Building Height and Massing: The approved PUD contemplated a three-story skilled nursing facility on this site. The maximum building height in the R-3 High Density Residential District is 45 feet. The Applicant requests to amend the PUD to allow for a four-story independent living facility with one level of partially exposed below-grade parking with an approximate overall height ranging from 51 feet 10 inches to 62 feet 10 inches from ground level to the midpoint of the roof. The Applicant has demonstrated an ability to maintain the roofline on the new facility with the existing building and their design incorporates increased setbacks and high-quality materials to reduce perceived scale. Density and Dimensional Standards: The proposed PUD request would increase the total proposed building area by approximately 31,000 square feet. This results in a Floor Area Ratio (FAR) of approximately 0.336, or an increase of approximately 3% from the previously approved FAR for the PUD of 0.326. The maximum FAR permitted in the R-3 High Density Residential District is 0.35. The proposed FAR remains below this threshold and is consistent with comparable zoning standards. The Applicant plans for an overall reduction of planned units from 80 to 72 reducing the approximate density of the site from 8.3 to 8.2 units per acre. Off-Street Parking: The site is planned for senior housing. The required off-street parking for senior housing is 1.5 spaces per dwelling unit. The anticipated number of dwelling units is 72; 108 spaces are required. The Applicants propose 86 spaces on site, 64 structured and 22 surface, for a ratio of 1.2 spaces per dwelling unit. The proposed parking supply is based on demonstrated demand from the applicant’s operational experience across more than 60 senior living communities. Their data shows that a reduced parking ratio of approximately 1.2 spaces per unit is sufficient to meet resident, staff, and visitor needs. Additionally, there is a shared parking arrangement with Shepherd of the Lake Lutheran Church through a recorded Reciprocal Easement Agreement. Setbacks: The PUD does not establish setback requirements, as flexibility in building placement was a core component of the original PUD framework. The R-3 High Density Residential Zoning District requires front yard setbacks of 30 feet or the building height, and side yard setbacks ranging from 15 feet to increased distances based on building height and adjacent uses. The applicant proposed setbacks of approximately 65 feet along Shepherds Path NW and approximately 43 feet along North Berens Road. The proposed setbacks reflect a balance between maintaining a strong site layout, preserving open space, and ensuring compatibility with surrounding uses, consistent with the intent of the original PUD. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service are available in Shepherds Path NW. The existing water and sanitary sewer services cut through the northeast corner of the subject property. The applicant proposes to move watermain within the right-of-way. Staff were Item 9B Page | 3 accepting of leaving the sanitary sewer line in its current location due to difficulties in trying to relocate that utility. The existing sanitary sewer line is located within a drainage and utility easement for access to maintenance if required. Grading / Stormwater: The applicant proposes to direct stormwater towards stormwater facilities at the center of the development. The previous PUD approvals related to the skilled nursing facility included stormwater facilities that were sized to accommodate the stormwater requirements of the proposed independent living facility. PUDs provide a flexible approach to development that allows creative, efficient, and effective use of land, including the mixing of land uses. The PUD must be reviewed based on the criteria found in Chapter 10 Article IV Division 4 of the Zoning Ordinance. The criteria which are applicable to the proposed Major Amendment request are discussed below: 1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance The proposed PUD Amendment is in harmony with the purpose and intent of the Zoning Ordinance and consistent with the Comprehensive Land Use Map designation for this area as High Density Residential. 2) Create a sense of place and provide more interaction among people The proposed PUD amendment proposes to fully utilize the remaining space on the lot to provide a needed component to the properties overall age-in-place structure. 3) Increase economic vitality and expand market opportunities; The additional independent living facility will increase economic vitality in an area that is currently partially undeveloped. 4) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. The proposed PUD amendment will utilize existing street and utility infrastructure which has been designed and installed to accommodate this development. 5) Enhanced incorporation of recreational, public and open space components in the development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. The PUD district also encourages the developer to convey property to the public, over and above required dedications, by allowing a portion of the density to be transferred to other parts of the site. The proposed land use as an independent living facility will bring more residents and visitors to the area who will be able to utilize the adjacent public walking paths. 6) Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re-use and redevelopment of existing buildings. The proposed PUD amendment does not impact sensitive environmental features. Item 9B Page | 4 Conclusion The developer has altered the original site design by proposing a change of use from the planned skilled nursing facility to independent living. The requested PUD will also include authorization for flexibility related to building height, density and dimensional standards, parking, and setbacks and open space. The Planning Commission recommended approval of the Major Amendment to the th McKenna Crossing PUD to the City Council following a public hearing at their May 18 meeting on a vote of 5-0. City Staff recommend approval for the Major PUD amendment subject to the conditions listed in the McKenna Crossing Review Memo dated 2026.05.13. FINANCIAL IMPACT: Minimal financial impact is anticipated as a result of this action. The Major Amendment to the McKenna Crossing PUD would reduce proposed residential units for the site by eight (8) units. ALTERNATIVES: 1. Motion and a second to approve the Major Amendment to the McKenna Crossing PUD subject to the conditions listed in the McKenna Crossing Review Memo dated 2026.05.13. 2. Motion and a second to deny the Major Amendment to the McKenna Crossing PUD. 3. Table this item and continue discussion at a future meeting. ATTACHMENTS: 1. Location Map 2. Narrative 3. Elevations 4. Plan Set - Engineering Comments 5. McKenna Crossing - Review Memo 2026.05.13 6. Resolution 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 26-___ A RESOLUTION APPROVING A MAJOR AMENDMENT TO THE SHEPHERD’S PATH PLANNED UNIT DEVELOPMENT PLAN Motion By: Second By: WHEREAS, Presbyterian Homes & Services, in partnership with Senior Housing Partners (the “Developer”), has applied for a Major Amendment to the Shepherd’s Path Planned Unit Development (PUD) Plan; and WHEREAS, in accordance with Minnesota Statute, the Planning Commission held a public hearing regarding a Major Amendment to the Shepherd’s Path PUD Plan on May 18, 2026, after which recommending approval to the City Council on a vote of 5-0; and WHEREAS, the Prior Lake City Council considered the proposed Major Amendment to the PUD Plan on June 9, 2026, and found it to be compatible with the stated purposes and intent of Chapter 10 Article IV Division 4 Planned Unit Development of the Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Major Amendment to the Shepherd’s Path PUD Plan is hereby approved subject to the following conditions: a. The plan shall conform with the McKenna Crossing Addition Plan Set provided by BKV Group and dated 2026.04.03 b. The developer shall revise the plans per the McKenna Crossing – Review Memo dated 2026.05.13. c. The developer shall obtain a grading permit from the City Engineering Department prior to any grading or tree removal on the site. d. The Developer shall obtain the required permits from other state or local agencies applicable to the site. th Passed and adopted by the Prior Lake City Council this 9 day of June 2026. VOTE Briggs Braid Churchill Lake Hellier Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ ______________________________ Jason Wedel, City Manager BERENS ROAD (FKA MCKENNA ROAD NW) Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL SELECTIVE SITE DEMOLITION AND EROSION CONTROL PLAN C100 BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREA WELL TRANS Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL GRADING, DRAINAGE, AND EROSION CONTROL PLAN C200 BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREA WELL TRANS Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL UTILITY PLAN C300 BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREA WELL TRANS Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL PAVING AND GEOMETRIC PLAN C400 ” ’ BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREA WELL TRANS Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL PROOF OF PARKING PLAN C401 ” ’ NORTH BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREA WELL TRANS Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL TURNING MOVEMENT EXHIBIT EXH A Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL CIVIL DETAILS C500 Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL CIVIL DETAILS C501 Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL CIVIL DETAILS C502 SH E P H E R D S P A T H NORTH BERENS ROAD (F K A M C K E N N A R O A D N W ) (FKA MCKENNA ROAD NW) 1 SH E P H E R D S P A T H NORTH BERENS ROAD (F K A M C K E N N A R O A D N W ) (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREA WELL TRANS 1 Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL STORM WATER PLAN - EXISTING CONDITIONS C600 SHEET NUMBER SHEET NAME IS S U E 0 1 IS S U E 0 2 IS S U E 0 3 IS S U E 0 4 IS S U E 0 5 IS S U E 0 6 IS S U E 0 7 A - GENERAL -L-001 LANDSCAPE COVER SHEET -L-002 LANDSCAPE NOTES / GRAPHIC LEGEND D - LANDSCAPE -LS-100 OVERALL LANDSCAPE PLAN -LS-501 LANDSCAPE DETAILS G - PLANTING -LP-100 OVERALL PLANTING PLAN -LP-501 PLANTING DETAILS 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com G Architecture Interior Design Landscape Architecture Engineering B K V R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 1 P M Author Checker 2236.18 -L-001 LANDSCAPE COVER SHEET MCKENNA CROSSING ISSUE # DATE DESCRIPTION GENERAL NOTES: 1.LANDSCAPE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. 2.LANDSCAPE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. 3.LANDSCAPE CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. 4.LANDSCAPE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION OPERATIONS. DAMAGE TO SAME SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS (MINIMUM 10'-0" CLEARANCE). 6.UNDERGROUND UTILITIES SHALL BE INSTALLED SO THAT TRENCHES DO NOT CUT THROUGH ROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN. 7.EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER ELEMENTS ARE BASED UPON INFORMATION SUPPLIED TO THE LANDSCAPE ARCHITECT BY OTHERS. LANDSCAPE CONTRACTOR SHALL VERIFY DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME. 8.ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. CHANGES IN THE ALIGNMENT AND GRADES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT. 9.LANDSCAPE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN THE PLANT MATERIAL SELECTIONS AND OTHER SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE PLANT MATERIAL SELECTIONS OR SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 10.LANDSCAPE CONTRACTOR SHALL PREPARE AND SUBMIT REPRODUCIBLE AS-BUILT DRAWING(S) OF LANDSCAPE INSTALLATION, IRRIGATION AND SITE IMPROVEMENTS UPON COMPLETION OF CONSTRUCTION INSTALLATION AND PRIOR TO PROJECT ACCEPTANCE. 11.NO PLANTS WILL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 12.SOD AREAS DISTURBED DUE TO GRADING SHALL BE REPLACED, UNLESS NOTED OTHERWISE. 13.WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. 14.SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY. 15.PROPOSED PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, ANSI Z60.1. UNLESS NOTED OTHERWISE, DECIDUOUS SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED HEIGHT. ORNAMENTAL TREES SHALL HAVE NO 'V' CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3' FEET ABOVE THE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE FINISHED GRADE. 16.LANDSCAPE CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. 17.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ONGOING MAINTENANCE OF NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 18.LANDSCAPE CONTRACTOR SHALL WARRANTY NEW PLANT MATERIAL THROUGH ONE CALENDAR YEARS FROM THE DATE OF THE OWNER ACCEPTANCE. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED. 19.PLANTING AREAS (NOT OVER STRUCTURE) RECEIVING GROUND COVER, PERENNIALS, ANNUALS, AND/OR VINES SHALL RECEIVE A MINIMUM OF 18" DEPTH OF PLANTING SOIL CONSISTING OF AT LEAST 45 PARTS TOPSOIL, 45 PARTS SCREENED COMPOST OR MANURE AND 10 PARTS SAND. 20.ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH NO WEED BARRIER. 21.SHRUB BED MASSINGS TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH FIBER MAT WEED BARRIER. 22.STEEL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS AND ANNUALS WHERE PLANTING BED MEETS SOD UNLESS OTHERWISE NOTED. 23.REFER TO CIVIL FOR SITE DEMOLITION INFORMATION. 24.REFER TO CIVIL FOR ADDITIONAL SITE GRADING AND UTILITY INFORMATION 25.IF A DISCREPANCY EXISTS BETWEEN THE NUMBER OF PLANTS SHOWN IN THE PLANT MATERIALS SCHEDULE AND THE PLANS, THE PLANS SHALL GOVERN. 26.CONTRACTOR SHALL STAKE OUT LOCATION OF ALL PROPOSED TREES FOR APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. IRRIGATION NOTES: 1. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING DESIGN+BUILD IRRIGATION PLAN AND SPECIFICATIONS SUBMITTAL/SHOP DRAWINGS AS PART OF THE SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.IT SHALL BE THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO INSURE THAT SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING BUILDING FOUNDATION. 2. SHRUB & PERENNIAL BEDS TO BE IRRIGATED WITH DRIP IRRIGATION. SOD TO BE IRRIGATED WITH SPRAY, ROTORS OR ROTATOR HEADS AS REQUIRED. 3. LANDSCAPE IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY A STATE LICENSED IRRIGATOR (OR EQUIVALENT LICENSED PROFESSIONAL). 4. LANDSCAPE CONTRACTOR SHALL PROVIDE OWNER WITH AS-BUILT PLANS FOR INSTALLED SYSTEM. 5. LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH A WATERING/LAWN IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANT MATERIALS GROWTH REQUIREMENTS. 6. LANDSCAPE CONTRACTOR SHALL INSURE THAT SOIL CONDITIONS AND COMPACTION ARE ADEQUATE TO ALLOW FOR PROPER DRAINAGE AROUND THE CONSTRUCTION SITE.UNDESIRABLE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK.IT SHALL BE THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO INSURE PROPER SURFACE AND SUBSURFACE DRAINAGE IN ALL PLANTING AREAS. 7. COORDINATE IRRIGATION SLEEVING LOCATIONS WITH GENERAL CONTRACTOR. 8. RAIN & FREEZE SENSORS TO BE INCLUDED WITHIN THE IRRIGATION DESIGN. 9. IRRIGATION LIMITS TO EXTEND TO STREET BACK OF CURB EXCEPT WHERE PROHIBITED BY LOCAL CODE OR ORDINANCE. 10. LANDSCAPE IRRIGATION SYSTEM SHALL COMPLY WITH ALL LOCAL, STATE & FEDERAL CODES & ORDINANCES. 11. HAND TRENCHING REQUIRED WITHIN ROOT ZONE OF ANY EXISTING TREE. 12. CONTRACTOR SHALL CONFIRM MIN. STATIC WATER PRESSURE OF 60psi. 1. ALL EXISTING CONDITIONS SHOWN ON THIS DRAWING ARE BASED ON AN OWNER-FURNISHED SURVEY. BKV GROUP OFFERS NO GUARANTEE, EITHER EXPRESSED OR IMPLIED, FOR THE ACCURACY OR RELIABILITY OF THE INDICATED EXISTING CONDITIONS. 2. THE CONTRACTOR SHALL FIELD VERIFY ALL CRITICAL EXISTING CONDITIONS INCLUDING, BUT NOT LIMITED TO, EXISTING BUILDING LOCATIONS, UTILITY LOCATIONS AND INVERT ELEVATIONS, AND EXISTING SITE GRADES PRIOR TO THE START OF WORK. 3. ANY OBSERVED DEVIATIONS FROM CONDITIONS INDICATED ON THE DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT OR LANDSCAPE ARCHITECT'S ATTENTION IMMEDIATELY UPON DISCOVERY. NO WORK SHALL PROCEED IN THE AREAS OF ANY DISCOVERED DEVIATIONS UNTIL THE DIFFERENCES ARE RESOLVED. SURVEY NOTES: ELEVATION LEVEL: INDICATES FLOOR LEVEL INDICATES FLOOR LEVEL ELEVATION 1 A101 INDICATES EXTERIOR ELEVATION NUMBER INDICATES SHEET WHERE EXTERIOR ELEVATION IS DRAWN EXTERIOR ELEVATION: A101 1 1 A101 1 A101 INDICATES DETAIL CALLOUT NUMBER INDICATES SHEET WHERE DETAIL CALLOUT IS DRAWN DETAIL CALLOUT: INDICATES DETAIL NUMBER INDICATES SHEET WHERE DETAIL IS DRAWN DETAIL CALLOUT: INDICATES BUILDING SECTION NUMBER INDICATES SHEET WHERE BUILDING SECTION IS DRAWN BUILDING SECTION: ? A101 1 DETAIL: INDICATES AREA OF DETAIL CUT PARALLEL TO VIEW A101 1 DETAIL PLAN OR ELEVATION: INDICATES AREA OF ENLARGED PLAN OR ENLARGED ELEVATION INDICATES AREA OF DETAIL CUT PERPENDICULAR TO VIEW REVISION: 1 1 REVISION CLOUD: REVISION NUMBER -SEE REVISION HISTORY ON TITLE BLOCK OF EACH SHEET REVISION NUMBER -SEE REVISION HISTORY ON TITLE BLOCK OF EACH SHEET KEYNOTE: SEE CORRESPONDING NUMBERED KEY NOTE ON SHEET WHERE REFERENCE OCCURS GENERAL ABBREVIATIONS AD = AREA DRAIN (HARDSCAPE) BS = BOTTOM STEP CL = CENTER LINE EJ = EXPANSION JOINT GB = GRADE BREAK HP = HIGH POINT LP = LOW POINT PD = AREA DRAIN (PLANTING) POB = POINT OF BEGINNING TC = TOP OF CURB TR = TOP OF RAMP TS = TOP STEP TW = TOP OF WALL GENERAL CENTER LINECL EJ LIMIT OF WORK MATCH LINE EXPANSION JOINT CONTROL JOINT STEEL EDGING GRADE BREAK REFERENCE SYMBOLS GB INDICATES ACCESSIBLE EXTERIOR DOOR LOCATION* GRADING LEGEND PROPOSED SPOT ELEVATION MATCH EXISTING ELEVATION TOP OF STEP BOTTOM OF STEP TOP OF RAMP BOTTOM OF RAMP SLOPE INDICATOR TOP OF CURB BOTTOM OF CURB FINISH FLOOR ELEVATION GRADE BREAKLINE 42.05 42.05 ME 42.05 TS 42.05 BS 42.05 TR 42.05 BR 42.05 TC 42.05 BC FFE = 42.05 2% MAX. FINISH GRADE (LANDSCAPE) FG FINISH SURFACE (HARDSCAPE) FS POOL COPING PC TOP OF DRAIN TD RIM ELEVATION/INVERT ELEVATION RIM/INV WATER LEVEL WL 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 4 P M Author Checker 2236.18 -L-002 LANDSCAPE NOTES / GRAPHIC LEGEND MCKENNA CROSSING ISSUE # DATE DESCRIPTION 0.3 13.7 25.02. 2 28.9 2. 0 20.21. 726.21. 6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 G E N WATERMECH ELEC MECHAREA WELL T R A N S PROPOSED BUILDING FFE 909.30 LFE 897.90 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 90 8 895 896 897 898 899 900 901 902 902 901 90 0 9 0 2 9 0 3 9 0 4 904 903 902 900 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 899 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS OVERHANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. 8 " D I P W ( P ) NORTH BE RENS R OA D (FKA MCKENNA ROAD NW) HCS(4) HCS(3) HCS CONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S GAS GAS GAS U G C U G C U G C UGC UGC UGC UGC UGC UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA ON STRUCTURE (PARKING BELOW) MONUMENT SIGNAGE LOCATION; REF MEP; DESIGN BY OTHERS WAYFINDING SIGNAGE LOCATION; REF MEP; DESIGN BY OTHERS SIDEWALK, SEE CIVIL GRAPHIC LEGEND: CONCRETE #1, TYP. (SEE SPEC) TURFGRASS (SEE SPEC) ROCK MULCH #2 (SEE SPEC) SYNTHETIC TURF (SEE MAT. SCHEDULE) GRAVEL, TYP. (SEE MAT. SCHEDULE) HARDWOOD MULCH, SHREDDED (SEE SPEC) PLANTING AREAS (SEE LP SERIES) 1" = 20'-0"-LS-100 1 OVERALL LANDSCAPE PLAN_CITY SUBMIT 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com TRUE NORTH G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 7 P M Author EN Checker 2236.18 -LS-100 OVERALL LANDSCAPE PLAN MCKENNA CROSSING 0'10' -0"20' -0"40' -0"80' -0" ISSUE # DATE DESCRIPTION TRUNK FLARE SHALL NOT BE COVERED PLANTING MIX SOIL PER SPECIFICATIONS ADJACENT WALK REF. PLANS FOR MATERIAL REMOVE BURLAP, ROPE, AND TIES FROM TOP THIRD OF ROOT BALL SUBGRADE TREE - REF. PLANS FOR SPECIES AND SPACING SCARIFY EDGE OF TREE PIT MAIN DRAIN LINE, SOLID PIPE. SLOPE TO CIVIL POC 48" DEEP LINEAR ROOT BARRIER REF. MATERIAL SCHEDULE ADJACENT CONCRETE CURB & PAVEMENT, REF. CIVIL ROOT BALL 48" DEEP LINEAR ROOT BARRIER, REF. MATERIAL SCHEDULE 4" DIAMETER PERFORATED SUB-DRAINAGE LINE AT BOTTOM OF ROOT BALL. 4" WITH FABRIC AND GRAVEL WRAP. TYP AT ALL TREES INSTALL ARBORSTAKES ROOTBALL ANCHOR / STABILIZATION SYSTEM AS NEEDED TO SECURE TREES (NO STAKES / GUYING ABOVE-GROUND), REF. MATERIAL SCHEDULE REF. PLANS MIN. 6' - 0" PERENNIAL PLANT SPACING VARIES; (SEE PLANT MATERIALS SCHEDULE) GENERAL NOTES: • HAND LOOSEN ROOTS OF CONTANERIZED MATERIAL, TYP. SHREDDED HARDWOOD MULCH; (SEE SPEC); 4" DEPTH, TYP. EDGE CONDITION VARIES PER PLAN PLANTING SOIL; (SEE SPEC) 18" MIN. DEPTH UNLESS OTHERWISE NOTED SUBGRADE VARIES PER PLAN 1' - 6 " VARIES SHRUB PLANT SPACING VARIES; (SEE PLANT MATERIALS SCHEDULE) GENERAL NOTES: • HAND LOOSEN ROOTS OF CONTANERIZED MATERIAL, TYP. • SCARIFY BOTTOM AND SIDES OF PLANTING PIT PRIOR TO INSTALLATION • CENTERING OF SHRUB IN BED TO TAKE PRECEDENCE OVER DIMENSION FROM EDGE SHREDDED HARDWOOD MULCH; (SEE SPEC); 4" DEPTH, TYP. EDGE CONDITION VARIES PER PLAN PLANTING SOIL; (SEE SPEC) 18" MIN. DEPTH UNLESS OTHERWISE NOTED SUBGRADE ROCK OR HARDWOOD MULCH; 4" DEPTH (VARIES PER PLAN) GEOTEXTILE UNDERLAYMENT; (NOTE: NOT NECESSARY IF CONDITION IS HARDWOOD MULCH) STEEL EDGING; 3/16" W/STAKE FINISHED GRADE AND EDGE CONDITION VARIES; (SEE PLAN FOR CONDITION) TURF OR PAVEMENT MULCH BUILDING BEDLINE OR PAVEMENT EDGE CURB OR SIDEWALK EDGE . EXTERIOR FACE OF BUILDING WALL 6 5 4 .3 . 2 8 7 9 1 1. "CENTER TO CENTER SPACING" (O.C.) VARIES FOR DIFFERENT PLANT SPECIES. SPACE EACH VARIETY OF PLANT EQUALLY IN PLANTING AREA UNLESS OTHERWISE NOTED. 2. DISTANCE BETWEEN THE EDGE OF PAVEMENT AND THE CENTERLINE OF THE NEAREST PLANT ROW IS 1 TO 1.5 TIMES THE ON CENTER SPACING OF THE NEAREST PLANT GROUP. 3. DISTANCE BETWEEN PLANT MATERIAL TYPES SHALL BE THE GREATER OF THE TWO PLANT SPACING DISTANCES. 4. DISTANCE BETWEEN THE EDGE OF BUILDING AND THE CENTER LINE OF NEAREST PLANT SHALL BE 2' PLUS 0.5 TIMES THE ON CENTER SPACING OF THE PLANT. 5. MAINTAIN AN 18" MINIMUM SETBACK FROM BUILDING FACES AND 12" SETBACK FROM FREESTANDING WALL FACES. INCREASE AS NECESSARY TO ALLOW FOR SPECIES GROWTH & MAINTENANCE ACCSESS. 6. O.C. SPACING (SEE PLANT LIST) 7. SHRUBS AND GROUNDCOVER ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE BEDLINE. 8. SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE PLANTED IN TRIANGULAR SPACING WITH ROWS PARALLEL TO THE STRAIGHT EDGE. 9. MAINTAIN O.C. SPACING AND CURVATURE AS MUCH AS POSSIBLE WITHIN THE CENTER OF IRREGULARLY SHAPED MASSINGS. SET TREE AT ORIGINAL DEPTH. TRUNK FLARE SHALL NOT BE COVERED 4" SOIL SAUCER PLANTING MIX 2" ROCK MULCH -DO NOT LET MULCH CONTACT OR COVER TRUNK FLARE FINISH GRADE EXISTING SOIL REMOVE BURLAP, ROPE, AND TIES FROM TOP HALF OF ROOT BALL. REMOVE COMPLETE WIRE CAGE AFTER TREE IS PLACED IN TREE PIT NOTE: 1. EACH TREE MUST BE PLANTED WITH THE TRUNK FLARE VISIBLE AT TOP OF THE ROOTBALL. TREES WITHOUT THE TRUNK FLARE VISIBLE SHALL NOT BE USED. 2. DO NOT COVER THE TRUNK FLARE WITH SOIL. 3. RUNK FLARE SHALL NOT BE COVERED BY MULCH. 4. DO NOT HEAVILY PRUNE TREE AT PLANTING. DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO CROWN OF TREE. 5. TAMP SOIL AROUND ROOTBALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOTBALL DOES NOT SHIFT. SCARIFY EDGE OF TREE PIT PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL INSPECTION TUBE 4" DIA. CUT 1" ABOVE GRADE & CAP TREE REF. PLANS FOR SPECIES AND SPACING ROOT BALL MIN. 1' - 0"6" MIN.AS REQUIRED 6" MIN. MIN. 1' - 0" 1' - 0 " M I N . AS R E Q U I R E D 4" INSTALL ARBORSTAKES® ROOTBALL ANCHOR / STABILIZATION SYSTEM AS NEEDED TO SECURE TREES(NO STAKES / GUYING ABOVE-GROUND), REF. SPEC. G Architecture Interior Design Landscape Architecture Engineering BKV R O U P 1054 31st Street NW Canal Square Suite 410 Washington, DC 20007 202.595.3173 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION N O T F O R C O N S T R U C T I O N Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 9 P M Author Checker 2236.18 -LP-501 PLANTING DETAILS MCKENNA CROSSING 1/2" = 1'-0"-LP-501 1 SHADE TREE PLANTING DETAILS-TYP. 3/4" = 1'-0"-LP-501 3 SHRUB AND PERENNIAL PLANTING DETAILS - TYP. 3/4" = 1'-0"-LP-501 4 STEEL EDGER DETAIL - TYP. 3/16" = 1'-0"-LP-501 5 PLANT LAYOUT DETAIL 3/4" = 1'-0"-LP-501 6 SMALL/ORNAMENTAL TREE PLANTING DETAIL TYP. ISSUE # DATE DESCRIPTION 0.3 13.7 25.02.228.9 2.0 20.21.726.21.6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 4" MPL 8" MPL 4" MPL 4" MPL 6" MPL 8" MPL 8" ELM 8" ELM 6" ELM 8" ELM 8" MPL 10" MPL 9" CRAB 5"EVG5"EVG 8" BASS 3" LILAC 3" LILAC 8" SPR 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 900 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 89 9 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS OVERHANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. G R A S S 3-3" BIR 3-5"BIR 3-5"BIR 6" MPL 3" LILAC3" LILAC 8 " D I P W ( P ) 1 8 " RCP ST S NORTH BE RENS R OA D (FKA MCKENNA ROAD NW) GRDL(2) LP LPLP TRANS(2) OPC OPC LP U G E U G E UGE UGE UGE UGE U G E U G E UGE UGE UGE UGE UGEUGE U G E UGE UGE(P) UGE(P) UGE(P) UGE(P) GRDL LP LP LP LP LP LP LP LP LP LP LP LP LP LP TRANS HCS(4) HCS(3) HCS KEYSTONE WALLS KEYSTONE WALL KEYSTONE WALLS KEYSTONE WALL STONE WALL STONE WALLS CONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S GAS GAS GAS U G C U G C U G C UGC UGC UGC UGC UGC UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA 0.3 13.7 25.02.228.9 2.0 20.21.726.21.6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 G E N WATERMECH ELEC MECHAREA WELL T R A N S PROPOSED BUILDING FFE 909.30 LFE 897.90 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 900 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 89 9 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS OVERHANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. 8 " D I P W ( P ) NORTH BE RENS R OA D (FKA MCKENNA ROAD NW) HCS(4) HCS(3) HCS CONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S GAS GAS GAS U G C U G C U G C UGC UGC UGC UGC UGC UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA 0.3 13.7 25.02.228.9 2.0 20.21.726.21.6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 G E N WATERMECH ELEC MECHAREA WELL T R A N S PROPOSED BUILDING FFE 909.30 LFE 897.90 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 900 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 89 9 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS OVERHANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. 8 " D I P W ( P ) NORTH BE RENS R OA D (FKA MCKENNA ROAD NW) HCS(4) HCS(3) HCS CONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S GAS GAS GAS U G C U G C U G C UGC UGC UGC UGC UGC UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA QUE DLA 2 GLE SKY 6 ACE FRA 1 HYD J23 5 HYD J23 3 NEP RAC 3 SCH ST2 3 SPO HET 3 EX. TREES TO BE REMOVED, TYP. RESIDENT COURTYARD AMENITY CER APR 3 THU ATB 2 RHO IIS 4 ILE SHA 7 DIE LON 22 ARO LSC 21 THU ATB 2 RHO IIS 2 ILE SHA 12 DIE LON 24 ARO LSC 19 MAG BRK 1 CAR P2 175 THU ATB 1 THU ATB 1 ARO LSC 47 RHO IIS 3 RHO IIS 3 ILE SHA 6 DIE LON 13 THU ATB 1 RHO IIS 2 ARO LSC 10 THU ATB 1 RHO IIS 6 THU ATB 1 DIE LON 8 RHO IIS 2 COR FA4 3 HEU LDP 20 ILE GGI 4 HEU LDP 26 HEU LDP 26 HEU LDP 26 RHO MAX 2 CER APR 2 MAL SPI 3 MAL SPI 3 MECHANICAL ROOT BARRIER SHALL PROTECT ADJ. UTILITIES, 48" DEEP, TYP. 1" = 20'-0"-LP-100 1 PLANTING PLAN_CITY SUBMIT 0'10' -0"20' -0"40' -0"80' -0" Plant Schedule LAFX Photo Plant Code Botanical Name Common Name Size Count Deciduous Trees ACE FRA Acer rubrum `Franksred` Red Sunset® Maple 2" CAL. 1 GLE SKY Gleditsia triacanthos inermis `Skyline` Skyline Honey Locust 2" Cal. 6 QUE DLA Quercus ellipsoidalis `Bailskies` Majestic Skies™ Northern Pin Oak 2" Cal. 2 9 Evergreen Trees MAG BRK Magnolia grandiflora `Brackens Brown Beauty` Bracken`s Beauty Southern Magnolia 8' Ht. Min. 1 THU ATB Thuja occidentalis `Art Boe` North Pole® Arborvitae 7' Ht. Min. 9 10 Ornamental Trees CER APR Cercis canadensis `Appalachia n Red` Appalachia n Red Eastern Redbud 1.5" CAL. 5 MAL SPI Malus x `Pink Spires` Pink Spires Crabapple 1.5" CAL. 6 11 Deciduous Shrubs ARO LSC Aronia melanocarp a `UCONNA M165` Low Scape Mound® Black Chokeberry #3 CONT. 108 COR FA4 Cornus sericea `Farrow` Arctic Fire® Red Twig Dogwood #5 CONT. 3 DIE LON Diervilla lonicera Bush Honeysuckl e #3 CONT. 67 HYD J23 Hydrangea paniculata `Jane` Little Lime® Panicle Hydrangea - 8 186 Evergreen Shrubs ILE GGI Ilex glabra `SMNIGAB 17` Gem Box® Inkberry Holly #3 CONT. 4 ILE SHA Ilex glabra `Shamrock` Shamrock Inkberry Holly #5 CONT. 25 RHO IIS Rhododend ron x `Northern Lights` Northern Lights Series Azalea #5 CONT. 22 RHO MAX Rhododend ron maximum Rosebay Rhododend ron #7 CONT. 2 53 Perennials CAR P2 Carex pensylvanic a Pennsylvan ia Sedge #1 CONT. 175 HEU LDP Heuchera x `TNHEUNE P` Northern Exposure™ Purple Coral Bell #1 CONT. 98 NEP RAC Nepeta racemosa `Walker`s Low` Walker`s Low Catmint #5 CONT. 3 SCH ST2 Schizachyri um scoparium `Standing Ovation` Standing Ovation Little Bluestem #5 CONT. 3 SPO HET Sporobolus heterolepis Prairie Dropseed #5 CONT. 3 282 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com TRUE NORTH G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 5 3 P M Author Checker 2236.18 -LP-100 OVERALL PLANTING PLAN MCKENNA CROSSING ISSUE # DATE DESCRIPTION 3000psi CONCRETE w/ #3 BARS @ 18" O.C.E.W. FINISH GRADE 1/2" RADIUS THICKENED EDGE @ ALL EDGES NOTE: • REF. PLAN FOR JOINT PLACEMENT AND JOINT DETAILS FOR ADDITIONAL INFORMATION. • SURFACE FINISH PER LANDSCAPE PLANS AND SCHEDULES. • CONFIRM LOCAL JURISDICTIONAL REQUIREMENTS PRIOR TO INSTALLATION; LOCAL STANDARDS SHALL OVERRIDE DETAILS HEREIN 2% MAX., 1% MIN. 4" 2" 8"2" 2" @ P L A N T I N G 1" @ L A W N VARIES REF. PLANS CONCRETE TOPPING SLAB, FINISH TO MATCH EXTERIOR PAVING ISOLATION JOINT; SEALANT COLOR TO MATCH CONCRETE CONCRETE WALK / SLAB THICKNESS, SUB-GRADE, MIX DESIGN AND REINF. PER CIVIL ENG. DETAILS BUILDING FOUNDATION, REF. STRUCTURAL DRAWINGS ISOLATION JOINT -NO DOWEL REF. PLAN FOR FINISH BUILDING REF. ARCH/STRUCT FOR SLABCONC. WALK REF. PLANS FOR FINISH 4" P E D . FLUSH CONC. CURB AND GUTTER (REF. CIVIL) REF. CIVIL FOR SLAB THICKNESS, REINFORCING & DOWEL COMPACTED SUBGRADE PER CIVIL AND/OR GEOTECH RECOMMENDATION REF. PLANS PLANTING REF. CIVIL CURB & GUTTER REF. CIVIL CONC. DRIVE EXP. JOINT. 3/8" EXPANSION MATERIAL W/ SEALENT, COLOR TO MATCH CONCRETE REF. PLANS FOR TYPE&FINISH NOTE:REF. PLAN FOR DISMOUNT CURB PLANTING/WALK ADJACENCIES- REFER TO STANDARD WALK DETAILS. CONC. CURB AND GUTTER (REF. CIVIL) REF. PLANS FOR FINISH CONC. WALK DISMOUNT CURB 1' - 6" CURB 6" BY LANDSCAPE 4" P E D . CONCRETE WALK / SLAB THICKNESS, SUB-GRADE, MIX DESIGN AND REINF. PER CIVIL ENG. DETAILS 1" @ L A W N 1 5 / 8 " @ P L N T R . 4" P E D . REF. PLANS FOR FINISH CONC. WALK REF. PLANS PLNTG. OR LAWN SELF-LEVELING ELASTOMERIC SEALANT; COLOR TO MATCH CONCRETE AS SELECTED IN MOCK-UP PRE-MOLDED FIBER BOARD w/ REMOVABLE SEALANT STRIP #4 x 18" SMOOTH DOWEL w/ BASKET, DAYTON SUPERIOR K5 TYPE D OR EQUAL, ONE GREASED END, 18" O.C., MIN. 6" FROM EDGE OF WALK OR SLAB NO DOWELISOLATION JOINT EXPANSION JOINT SCORE JOINT SAWCUT JOINT SAWCUT OR HAND-TOOLED CONTROL JOINT, REFER TO PLANS FOR JOINT LAYOUT & SPACING GENERAL NOTES: 1. LOCAL JURISDICTIONAL DETAILS AND REQUIREMENTS SHALL OVERRIDE ANY DETAILS HEREIN. 2. REF. PLANS FOR JOINT SPACING AND LAYOUT 3. FOR LINEAR SIDEWALKS SPACE JOINTS AS FOLLOWS: -CONTROL JOINTS: EQUAL TO WIDTH OF WALK -EXPANSION JOINTS: EQUAL TO 5X WIDTH OF WALK. 1 /4 1 /4 3/8". 1/8". 3/8". 3/8". 3/8". 1/8". DE P T H O F S L A B 1/4" MAX. 1/4" MAX. 1/8" TYP. 1" = 1'-0"-LS-501 1 SIDEWALK TYP. 1" = 1'-0"-LS-501 2 CONC TOPPING SLAB AT BLDG DROP SLAB TYP. 1" = 1'-0"-LS-501 3 PLANTING AT CURB TYP. 1" = 1'-0"-LS-501 4 CONCRETE @ CURB - TYP. 1" = 1'-0"-LS-501 5 SIDEWALK PLANTER TYP. 1 1/2" = 1'-0"-LS-501 6 CONC SIDEWALK JOINT DETAILS Copy 1 (1) 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 5 4 P M Author Checker 2236.18 -LS-501 LANDSCAPE DETAILS MCKENNA CROSSING ISSUE # DATE DESCRIPTION UP A 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 6' - 9 1/2"18' - 9"26' - 11"10' - 9 1/2"19' - 3 1/2"28' - 6"28' - 6"28' - 6"28' - 6"7' - 10"18' - 9" 223' - 1 1/2" ELEC P110 STORAGE P109 TRASH P106 64 PARKING SPACES MECH P107 AR E A WE L L MAINT. P108 PACKAGE P105 MAIL P104 LOBBY P102 VESTIBULE P103 WATER P112 PARKING P100 2' - 7 7 / 8 " 18 ' - 0 " 24 ' - 0 " 18 ' - 0 " 4' - 0 " 18 ' - 0 " 24 ' - 0 " 18 ' - 0 " 1' - 5 1 / 4 " 12 5 ' - 4 1 / 4 " 16 7 ' - 8 " 80' - 0" 11 ' - 5 " 20 ' - 0 " 28 ' - 6 " 28 ' - 6 " 28 ' - 6 " 28 ' - 6 " 22 ' - 3 " 8' - 6"10' - 3"3' - 4 5/8"23' - 6 3/8"2' - 5 3/4"10' - 0"13' - 4 1/4"4' - 3"4' - 3" 3' 5' 3' - 3 1 / 2 " 50 ' - 1 1 1 / 2 " 30 ' - 0 " 29 ' - 9 " 11 ' - 4 1 / 4 " 10 ' - 1 0 3 / 4 " 6 7 8 9 10 11 P112 15 16 17 STAIR C P1-C P1-C P1-C-EX P1 1 0 24' - 3"28' - 6"28' - 6"28' - 6"4' - 6 1/2"3' - 3 1/2"14' - 1"4' - 8" 131' - 8"4' - 11 1/2" BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 8' - 0 " 1 2 3 4 5 OFFICE P1-M 12 13 14 18192021222324252627 28 29 30 31 32 33 34 35 36 37 38 39 40 4142434445464748495051 2' - 0 3/16" 52 53 54 55 56 57 58 59 60 61 62 63 64 25' - 1"27' - 10" DOG SPA P1-U CORRIDOR P100 11 ' - 5 " 20 ' - 0 " 3' - 1 1 1 / 2 " GEN TRANSFORMER MECH Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 5 7 : 1 1 P M Author Checker 2236.18 A099 LEVEL P1 - FLOOR PLAN McKENNA CROSSING ADDITION A099 1/8" = 1'-0" 1 P1 PARKING SCHEDULE PARKING COUNT 9' x 18' (9' Aisle) 2 8' x 16' - 90 deg Compact 3 9' x 18' - 90 deg 59 TOTAL PARKING 64 ISSUE # DATE DESCRIPTION UNIT COUNT Level Name Count LEVEL 1 1BR 4 LEVEL 1 1BR+D 3 LEVEL 1 2BR 6 LEVEL 1 2BR+D 3 LEVEL 1: 16 LEVEL 2 1BR 3 LEVEL 2 1BR+D 6 LEVEL 2 2BR 6 LEVEL 2 2BR+D 4 LEVEL 2: 19 LEVEL 3 1BR 3 LEVEL 3 1BR+D 6 LEVEL 3 2BR 6 LEVEL 3 2BR+D 4 LEVEL 3: 19 LEVEL 4 1BR 3 LEVEL 4 1BR+D 6 LEVEL 4 2BR 6 LEVEL 4 2BR+D 3 LEVEL 4: 18 Grand total: 72 GSF AREA BY LEVEL P1 36,956 SF LEVEL 1 24,375 SF LEVEL 2 24,427 SF LEVEL 3 24,375 SF LEVEL 4 23,880 SF TOTAL BUILDING GSF 134,012 SF W D W D DW P W D WD DWP DW DWP DN W D DWP W D DWP W D W D DW W D W D W D D W D W 1 A 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 2BR 101 2BR 102 1BR 1031BR 104 1BR+D 1052BR 108 2BR 110 AMENITY 112 ELEC. 151 TRASH 152 ELEV. E102 AMENITY 115 ELEV. E101 2BR+D 114 2BR 118 2BR 120 2BR+D 122 1BR+D 119 1BR+D 121 1BR 124 1BR 125 2BR+D 126 STAIR S102 STAIR S101 5' - 0"13' - 9"3' - 3"23' - 8"10' - 0"15' - 0"5' - 1"24' - 0 1/4"4' - 5 3/4"10' - 6 3/8"17' - 11 5/8"2' - 0 1/4"14' - 9 1/8"11' - 8 5/8"9' - 1"19' - 5"4' - 3"3' - 7"13' - 5 3/16"5' - 3 13/16" 216' - 4" 3' - 7 " 8' - 2 1 / 8 " 11 ' - 9 " 8 7 / 8 " 13 ' - 1 1 / 2 " 16 ' - 1 0 1 / 2 " 2' - 0 5 / 8 " 15 ' - 0 1 / 8 " 9' - 1 1 3 / 8 " 2' - 1 1 7 / 8 " 29 ' - 4 1 / 4 " 4 3 / 4 " 11 ' - 4 1 / 4 " 7' - 1 0 3 / 4 " 3' - 0 " 3' 5' 16 7 ' - 8 " 11 ' - 5 " 20 ' - 0 " 3' - 7 1 / 8 " 14 ' - 1 1 7 / 8 " 9' - 1 1 " 7/ 8 " 15 ' - 0 1 / 8 " 13 ' - 5 " 6' - 6 7 / 8 " 15 ' - 0 1 / 8 " 6' - 1 1 " 18 ' - 1 " 10 ' - 5 " 3' - 0 " 11 ' - 9 " 7' - 6 " 8' - 6"10' - 3"9' - 3"17' - 8"6' - 4"19' - 6"4' - 3"4' - 3" 80' - 0" 9' - 1"19' - 5"4' - 3"3' - 7"13' - 5"5' - 4" 46' - 0"90' - 4" BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 SCREENED IN ROOF DECK P1-G 3' - 7 " 20 ' - 8 " 16 ' - 6 1 / 4 " 9' - 5 3 / 4 " 4' - 0 " 1' - 0 " 46 ' - 8 " 11 ' - 5 " 20 ' - 0 " 3' - 7 " 20 ' - 8 " 8" 13 ' - 0 " 4' - 0 " 10 ' - 0 " 2' - 4 " 4' - 0 " 5' - 0 " 3' - 0 " 81 ' - 8 " 4' - 0 " 1' - 0 " RR P1-S RR P1-R STORAGE P1-Q5' - 0" 5' - 0" 7' - 0" 2' - 0" 3' - 0 " 6' - 0" 7' - 0" 4' - 0" CORRIDOR 150 12 ' - 5 1 / 4 " 9' - 5 1 / 4 " 5' - 0 " 5' - 0 " 5' - 0 " 5' - 0" 5' - 0" 12 9 ' - 8 " 2' - 5 3/8" 5' - 0" 6' - 4" 10' - 0" 5' - 0 " 5' - 0 " 9' - 1"11"9' - 11 7/8"20' - 0 1/8"9' - 11 7/8"15' - 1 1/8"1' - 0"8' - 11" 91' - 4" GEN TRANSFORMER Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 4 9 P M Author Checker 2236.18 A101 LEVEL 1 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A101 1/8" = 1'-0" 1 LEVEL 1 ISSUE # DATE DESCRIPTION WD W D W D DW P D W DW P W D UP WD DWP DW DWP DWP W D DWP W D W D W D DW W D W D W D D W D W W D 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 3' 5' BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 2BR 201 2BR 202 1BR+D 2031BR 204 1BR+D 205 2BR 208 2BR 210 2BR+D 212 IDF 251 TRASH 252 ELEV. E202 1BR+D 215 ELEV. E201 2BR 218 2BR+D 222 1BR+D 219 1BR+D 221 1BR 224 1BR 225 2BR+D 226 STAIR S202 STAIR S201 1BR+D 217 2BR+D 214 2BR 220 CORRIDOR 250 Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 0 P M Author Checker 2236.18 A102 LEVEL 2 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A102 1/8" = 1'-0" 1 LEVEL 2 ISSUE # DATE DESCRIPTION WD W D W D DW P D W DW P W D DWP DW DWP UP DWP W D DWP W D W D W D DW W D W D W D D W D W W D 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 3' 5' BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 2BR 301 2BR 302 1BR+D 3031BR 304 1BR+D 305 2BR 308 2BR 310 2BR+D 312 ELEV. E302 1BR+D 315 ELEV. E301 2BR 318 2BR+D 322 1BR+D 319 1BR+D 321 1BR 324 1BR 325 2BR+D 326 STAIR S302 STAIR S301 1BR+D 317 ELEC. 351 TRASH 352 CORRIDOR 350 2BR+D 314 2BR 320 Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 1 P M Author Checker 2236.18 A103 LEVEL 3 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A103 1/8" = 1'-0" 1 LEVEL 3 ISSUE # DATE DESCRIPTION WD W D W D DW P W D DWP DW DWP DN DWP W D DWP W D W D W D DW W D W D W D D W D W W D 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 3' 5' BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 2BR 401 2BR 402 1BR+D 4031BR 404 1BR+D 405 2BR 408 2BR 410 ROOF DECK P1-F ELEV. E402 1BR+D 415 ELEV. E401 2BR 416 2BR+D 422 1BR+D 419 1BR+D 421 1BR 424 1BR 425 2BR+D 427 STAIR S402 STAIR S401 1BR+D 417 IDF 451 TRASH 452 CORRIDOR 450 2BR+D 414 2BR 418 CLUB LOUNGE 412 STORAGE P1-P RR P1-O RR P1-N Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 2 P M Author Checker 2236.18 A104 LEVEL 4 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A104 1/8" = 1'-0" 1 LEVEL 4 ISSUE # DATE DESCRIPTION 897.90'897' SHEPERDS PATHPARKING 897'896.9'896'897.11' 908.30'908' EXISTING RESIDENTIAL PROPOSED ADDITION EXISTING STORAGE BELOW GRADE LINK PARKING GRADE GRADE GRADE GRADE Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 2 P M Author Checker 2236.18 A500 BUILDING SECTION McKENNA CROSSING ADDITION ISSUE # DATE DESCRIPTION A500 1/16" = 1'-0" 1 EAST-WEST SITE SECTION CITY OF PRIOR LAKE McKenna Crossing – Independent Living Expansion 13810 Shepherds Path NW, Prior Lake, MN 55379 Plat ID 25452 Lot 002, Block 002 Senior Housing Partners on behalf of Presbyterian Homes & Services Major PUD Amendment Narrative April 6, 2026 Project Contacts and Design Professionals Marissa Geiser Senior Housing Partners Development Manager 651-318-5367 mgeiser@seniorpartners.com Sam Jagodzinski Senior Housing Partners Senior Development Manager 651-383-5689 sjagodzinski@seniorpartners.com Chris Palkowitsch BKV Group Senior Design Leader, Partner 612-373-9110 cpalkowitsch@bkvgroup.com Joel Maier BKBM Structural & Civil Engineers Senior Associate 763-843-0477 jmaier@bkbm.com Introduction Presbyterian Homes & Services (PHS), in partnership with Senior Housing Partners (SHP), respectfully submits this application for a Major Amendment to the existing Shepherd’s Path Planned Unit Development (PUD), to provide for an expansion of the existing McKenna Crossing senior housing campus. McKenna Crossing is a senior living community that provides a continuum of housing and services for older adults. As a part of the Shepherd’s Path PUD, the McKenna Crossing campus was contemplated to be developed in multiple phases as demand for senior housing necessitated. The first phase of this campus was completed in 2007 and this application represents a Phase 2 of this campus expansion. The purpose of this application is to amend the PUD to allow modifications to the previously approved phase. Specifically, the amendment would allow the construction of an Independent Living building in place of a previously approved skilled nursing facility, and would adjust certain dimensional standards to accommodate the proposed building design. Background and Existing Approvals McKenna Crossing Campus McKenna Crossing is located at the corner of Shepherds Path NW and N Berens Road NW and is owned and operated by Presbyterian Homes & Services (PHS). The existing four-story community includes one level of below-grade parking and a total of 154 residences, consisting of: 85 independent living units 51 assisted and enhanced assisted living units 18 memory care units Since opening, the community has maintained full occupancy and experienced consistently strong demand, particularly for independent living residences. McKenna Crossing offers a range of amenities including multiple gathering spaces, fitness and wellness areas, dining services, and a robust calendar of resident programming. The campus is physically connected to Shepherd of the Lake Lutheran Church, reinforcing its faith-based foundation and long-standing relationship with the surrounding community. Shepherd’s Path Planned Unit Development (PUD) The McKenna Crossing campus was approved as part of the Shepherd’s Path Planned Unit Development (PUD), with the original PUD Agreement recorded on July 7, 2006. The PUD encompasses approximately 8.03 acres and was envisioned as a mixed-use campus developed in multiple phases. The original plan contemplated a combination of senior housing, a YMCA facility, youth center, medical office and clinic space, banking facilities, park and trail systems, and complementary uses associated with Shepherd of the Lake Lutheran Church. Since its original approval, the PUD has been amended periodically to reflect evolving community needs. Notable amendments include a 2016 Major PUD Amendment for the Lake Ridge Apartments and a 2024 Major PUD Amendment allowing conversion of the former YMCA to childcare facilities. PUD Framework and Applicable Standards The Planned Unit Development framework is intended to allow flexibility in zoning and performance standards to support a cohesive, efficient, and context-sensitive development pattern. As outlined in Section 10-506 of the City Zoning Code, this flexibility is intended to promote variety, responsiveness to site conditions, efficient land use, and integration of uses. The Shepherd’s Path PUD was established at a time when PUDs were treated as stand-alone zoning districts rather than overlays, and as a result, certain development standards are not explicitly defined. In these instances, City Code Section 10-517 provides that where PUD language is silent, the Zoning Administrator may apply standards from the zoning district most consistent with the current use. Based on coordination with City staff, the R-3 High Density Residential district has been identified as the most appropriate comparable district for both the existing and proposed use. Accordingly, R-3 standards are referenced where applicable throughout this application. Current PUD Plan for Subject Site As part of the original 2006 PUD approval, the subject site was identified for a future phase of the McKenna Crossing campus. At that time, the plan contemplated development of an 80-unit, three-story skilled nursing facility in this location. This planned phase established the site’s long-standing role as part of the campus expansion, while allowing flexibility in timing and implementation as market conditions evolved. Proposed Development Overview PHS is proposing an expansion of the McKenna Crossing campus focused on additional independent living residences. The proposed building would be located on the northeast portion of the site and represents a natural next phase of senior housing development as originally envisioned within the PUD. The development includes a four-story building above grade with one level of secured, heated structured parking below. A secure, climate-controlled tunnel connection at the lower level will directly link the new building to the existing McKenna Crossing community, allowing residents convenient access to shared dining, amenities, and programming while reinforcing a cohesive, integrated campus environment. The expansion will include 72 new independent living residences, bringing the total number of units within the McKenna Crossing campus to 226. Unit types will include a mix of one- bedroom, one-bedroom plus den, two-bedroom, and two-bedroom plus den apartments. All residences are designed to support aging in place and will include full kitchens, in-unit laundry, private patios or balconies, and high-quality finishes. Major PUD Amendment Request Requested PUD Amendment Based on the information provided herein, PHS respectfully requests approval of a Major PUD Amendment for the subject site to allow for the following: Modification of the previously approved use from skilled nursing to independent living Approval of the proposed building design, massing, and site layout as reflected in the submitted architectural plans Authorization of specific PUD flexibility related to: o Building height o Density and dimensional standards o Parking o Setbacks and open space PUD Amendment Rationale Changes in Market Conditions The requested Major PUD Amendment is driven by significant changes in market conditions since the time of the original approval. The previously approved plan contemplated development of a three-story skilled nursing facility; however, over the past two decades, the skilled nursing industry has undergone substantial transformation at both the state and national levels. Trends including shorter lengths of stay, increased reliance on home- and community-based services, and a strong preference for aging in place have reduced demand for traditional skilled nursing beds. At the same time, rising construction costs, staffing challenges, and reimbursement limitations have made new skilled nursing development increasingly difficult to support. Based on these factors, the originally approved skilled nursing use is no longer viable from either a market or financial perspective. Proceeding with the previously entitled use would not represent a prudent or sustainable outcome for the site. Demonstrated Demand for Independent Living In contrast, demand for independent living housing is strong and continues to grow as the population ages. The existing McKenna Crossing campus is fully occupied and maintains a substantial waitlist, clearly demonstrating unmet demand for additional independent living units within this established community. The proposed 72-unit expansion is a direct response to this demand. By providing additional housing within an integrated continuum-of-care setting, the development supports residents’ ability to age in place while remaining connected to services, amenities, and social opportunities. This approach addresses current needs while positioning the campus for long-term relevance. Alignment with PUD Intent The proposed amendment is consistent with the purpose of the Planned Unit Development district, which is to allow flexibility in land use and site design to achieve more effective and context-sensitive development outcomes. Adapting the originally approved program to reflect current market conditions demonstrates the value of the PUD framework. Rather than advancing a use that is no longer viable, the proposed independent living building represents a more appropriate and sustainable use of the property. The amendment allows the site to continue developing in a manner that is compatible with the surrounding area and aligned with the City’s Comprehensive Plan. Public Benefit and Value to the City The PUD district is intended to result in development that provides greater value to the City and better supports health, safety, and welfare than conventional zoning. The proposed amendment meets this intent in several important ways. The project concentrates growth within an existing, well-established campus, promoting efficient use of land, infrastructure, and public services while minimizing the need for development on separate sites. The proposed building will be physically connected to the existing campus through a climate- controlled tunnel, supporting resident safety, accessibility, and year-round access to services and amenities. This integrated design enhances quality of life and fosters a strong sense of community. The development will also contribute to the local economy through job creation and increased property tax base. In addition, the extension of on-site walking trails will enhance connectivity and provide recreational benefits for both residents and the broader community. Absent this amendment, a similar expansion would likely need to occur on a separate site, limiting the ability to create a cohesive, service-rich environment and reducing overall public benefit. For these reasons, the proposed amendment not only meets but advances the intent of the PUD district by delivering a development that is efficient, responsive to community needs, and beneficial to the City as a whole. PUD Flexibilities and Compliance This section outlines the applicable standards, the proposed development condition, and the rationale supporting each requested flexibility. Where the PUD is silent, guidance is taken from the R-3 High Density Residential district, as discussed previously. 1. Building Height and Massing Standard / Previous Approval The approved PUD contemplated a three-story skilled nursing facility on this site. Where the PUD is silent on maximum building height in feet, the R-3 High Density Residential district provides guidance, which limits building height to 45 feet. Proposed A four-story independent living building with one level of partially exposed below-grade parking. Rationale The proposed increase from three to four stories reflects the change in building type rather than an increase in overall intensity. The originally approved skilled nursing building was anticipated to be Type V construction, which is typically limited to three stories. Independent living buildings are commonly constructed at four stories and are permitted to do so under applicable building codes. The site slopes approximately 10 feet from west to east, resulting in a partially exposed lower level along the east façade. This condition increases the calculated building height; however, the perceived height from the primary campus and adjacent roadways remains consistent with the existing McKenna Crossing building. The proposed building maintains a roofline that aligns with the existing community, contributing to a cohesive campus character. In addition, the four-story configuration allows for a more efficient building footprint and maximizes the number of residences that can be connected to the existing campus via a climate-controlled tunnel, improving accessibility and safety for residents. To address the increased height at the east façade, the design incorporates enhanced setbacks, along with building articulation and high-quality materials to reduce perceived scale. These strategies ensure the building remains compatible with the surrounding context and consistent with the intent of the PUD. Overall, the proposed building height and massing are consistent with the character of the existing campus and will not result in adverse impacts to adjacent properties or the surrounding area. 2. Density and Dimensional Standards Standard / Existing Condition The PUD does not establish specific requirements for floor area ratio (FAR) or density on a parcel-by-parcel basis. Instead, prior approvals have evaluated both FAR and density on a blended basis across the entire Shepherd’s Path PUD. Proposed The proposed development maintains this blended, campus-wide approach to both FAR and density. Rationale Based on the approved PUD (as amended in 2016), the existing blended FAR across the Shepherd’s Path PUD is approximately 0.326. The proposed development increases total building area by approximately 31,000 square feet, resulting in a blended FAR of approximately 0.336. This represents a small increase of approximately 3 percent. For reference, the maximum FAR permitted in the R-3 High Density Residential district is 0.35. The proposed FAR remains below this threshold and is consistent with comparable zoning standards. Similarly, the originally approved PUD contemplated 80 skilled nursing units on the subject site, whereas the proposed development includes 72 independent living units. As a result, the overall unit count within the PUD decreases, and the blended density is reduced from approximately 8.3 units per acre to 8.2 units per acre. Maintaining a blended approach to FAR and density is consistent with how the PUD has historically been evaluated and allows for efficient distribution of development across the campus. The proposed development results in only a modest increase in building area while reducing overall unit density, and therefore remains consistent with the intent of the PUD and comparable zoning standards. 3. Parking Standard Per Section 10-762 of the City Zoning Ordinance, senior housing requires a minimum parking ratio of 1.5 spaces per dwelling unit. Proposed The proposed development provides 86 parking stalls for 72 units, resulting in a ratio of 1.2 stalls per unit. Rationale The proposed parking supply is based on demonstrated demand from Presbyterian Homes & Services’ operational experience across more than 60 senior living communities. This data consistently shows that a reduced parking ratio of approximately 1.2 stalls per independent living unit is sufficient to meet resident, staff, and visitor needs. This reduced demand is further supported by national transportation data, which indicates that vehicle ownership declines significantly with age, particularly among households over 75. This trend is more pronounced in senior living communities, where residents benefit from on-site services, organized transportation, and reduced reliance on personal vehicles. The median resident age at McKenna Crossing is approximately 87, and many residents no longer drive or share a single vehicle per household. The proposed parking plan reflects these realities and avoids overbuilding unnecessary parking. A total of 86 stalls are provided, including 64 structured stalls and 22 surface stalls, which is expected to adequately serve residents, staff, and visitors based on performance at comparable communities. In addition, the property benefits from a shared parking arrangement with Shepherd of the Lake Lutheran Church through a recorded Reciprocal Easement Agreement. This agreement allows for shared use of parking resources between the properties, providing additional capacity during peak periods and further supporting the adequacy of the proposed parking supply. Consistent with City Code, the site plan also identifies areas for future proof of parking, allowing additional stalls to be constructed if ever warranted. Taken together, the proposed supply, shared parking arrangement, and proof of parking ensure that the development meets the intent of the City’s parking standards while maintaining flexibility and avoiding excess, underutilized parking. 4. Setbacks Standard The PUD does not establish explicit setback requirements, as flexibility in building placement is a core component of the PUD framework. For reference, the underlying R-3 High Density Residential district typically requires front yard setbacks of 30 feet or the building height, and side yard setbacks ranging from 15 feet to increased distances based on building height and adjacent uses. Proposed The proposed building incorporates generous setbacks along all frontages, including approximately 65 feet along Shepherds Path NW and substantial setbacks along N. Berens Road. Rationale The primary east-facing façade is set back approximately 65 feet, which is roughly equivalent to the building height as defined by City Code. This relationship helps ensure the building maintains a proportional and well-balanced presence along the primary frontage along Shepherd’s Path even with the proposed increase in height. Similarly, the north-facing façade along N Berens Road provides a meaningful buffer that softens the building’s interface with the public realm. These setbacks enhance visual openness, support pedestrian comfort, and reduce perceived building mass. The proposed setbacks reflect a thoughtful balance between maintaining a strong site layout, preserving open space, and ensuring compatibility with surrounding uses, consistent with the intent of the PUD. 5. Open Space Standard Per City Zoning Ordinance, senior housing developments are required to provide a minimum of 200 square feet of usable open space per dwelling unit. Usable open space is defined as landscaped areas intended for active or passive recreation, accessible to residents, and meeting minimum dimensional requirements. Proposed The proposed development meets or exceeds the required open space standard on-site. Rationale The site design maintains meaningful landscaped areas that support both active and passive recreation and are accessible to residents. The building footprint is consistent with the previously approved plan, allowing the campus to retain substantial open space while accommodating the proposed expansion. The design continues the PUD’s original intent of providing generous, usable outdoor spaces that contribute to resident wellbeing and overall site quality. Comprehensive Plan Consistency The City of Prior Lake 2040 Comprehensive Plan guides the subject site for High Density Residential (R-HDH) use, with a target density of 30 to 50 units per acre. The proposed development is consistent with this designation, as it provides higher-density residential housing within an existing, service-supported campus. The project aligns with the Comprehensive Plan’s land use guidance and supports the continued development of senior housing within the community. Conclusion Presbyterian Homes & Services and Senior Housing Partners appreciate the City of Prior Lake’s ongoing collaboration and thoughtful consideration of this application. The proposed amendment reflects a continued commitment to working in partnership with the City to advance a development that is responsive to community needs and aligned with long-term planning goals. We are excited about the opportunity to expand the McKenna Crossing campus and provide additional high-quality senior housing within the Prior Lake community. We look forward to continuing to work with City staff through the review process and toward approval of this next phase Exhibits Exhibit A – Shepherd’s Path Land Use Program Summary (2016 Amendment) Exhibit B – Proposed Land Use Program Summary Exhibit C – FAR Analysis Exhibit D – Unit Density Analysis Exhibit E – Parking Analysis Exhibit A – Shepherd’s Path Land Use Program Summary Per 2016 Amendment Exhibit B – Proposed Land Use Program Summary Site Plan Designation Use Building Phase Levels Overall Square Footage Ground Floor Sq. Ft. Resident Units Lot # Acres A YMCA Aquatic & Fitness Center Complete 1 1/2 40,000 26,667 0 1 - block 2 7.44 B Existing Celebration Center Existing 2 77,500 38,750 0 1 - block 2 C Senior Living Town Center / Commons Complete 2 30,000 15,000 0 2 8.21 D Senior Independent Living Complete 4 + u/g parking 107,620 21,330 84 2 E Senior Memory Care (1st Level)Complete 4 + u/g parking 16,200 15,500 18 2 E Senior Assisted Living (Top 3 Levels)Complete 4 + u/g parking 54,600 - 54 2 F (Previously Approved)Skilled Nursing (proposed Remove from Plan)4 3 57,750 19,200 80 2 G Safehaven Youth Center Complete 1 5,500 5,500 0 1 - block 1 4.48 H Low Income Senior Housing 3 3 59,280 14,820 45 1 - block 3 13.67 I Independent Senior Housing 2 3 + u/g parking 82,000 20,500 45 1 - block 3 J Independent Senior Housing 2 3 + u/g parking 82,000 20,500 45 1 - block 3 K Senior "Brownstone"3 2 + u/g parking 68,250 22,750 36 1 - block 3 L Senior "Brownstone"3 2 + u/g parking 68,250 22,750 36 1 - block 3 M Market Rate General Occupancy Apartments Complete 3 + u/g parking 190,950 63,650 151 Outlot A 8.04 M Soccer Dome (removed from plan) 2 1 96,000 96,000 0 Outlot A N Potential Hockey Rink (removed from plan in 2016) 2 1 60,000 60,000 0 Outlot A O Potential Bank/Credit Union future 1 7,500 7,500 0 Outlot B 2.95 P Potential Clinic future 2 63,800 31,900 0 Outlot D 2.47 Q Prior Lake-Owned Nature Area existing 0 15.5 R Roads existing 0 4.84 F (Proposed) Independent Senior Housing Proposed 4 89,191 22,445 72 Total PUD 1,042,641 349,562 586 71.2 Total Housing Units in 2005 PUD 443 Additional Units Approved in 2016 Amendment 151 Total Housing Units in 2016 PUD 594 Completed Housing Units - Pres Homes 156 Balance of Housing Units (Amended 2016)438 Completed Housing Units - Lake Ridge Apartments 287 Balance Minus Proposed 72-unit Independent Senior Housing 215 Total Remaining Housing from Approved PUD 207 Shepherd's Path Proposed PUD Plan - Prior Lake, MN Exhibit C – FAR Analysis Ground Floor Area Gross Square Feet Total Ground Floor Area 2005 PUD 438,667 Total Ground Floor Area 2016 PUD 346,317 Total Ground Floor Area Proposed 349,562 Proposed Increase in Ground Floor Area 3,245 Proposed % Increase in Ground Floor Area 0.9% Total PUD Size 3,101,472 Current Approved PUD Building Coverage (Approximate)11.17% Proposed PUD Building Coverage 11.27% PUD Blended FAR 2005 PUD Overall FAR 0.315 2016 PUD Overall FAR 0.326 Proposed Overall FAR 0.336 % Increase Proposed 3.1% Max FAR for R-3 (for reference)0.350 Shepherd's Path PUD Total Planned Square Footage Total GSF 2005 PUD 976,250 Total GSF 2016 Amendment 1,011,200 Total GSF 2026 Proposed 1,042,641 Proposed Total GSF Difference from 2016 31,441 Proposed % Increase in GSF 3.1% Shepherd's Path PUD Density Comparison Original, Previously Approved, and Proposed Exhibit D – Unit Density Analysis Density Analysis Total PUD Acreage 71.2 Total Approved PUD Units 594 Total Proposed PUD Units 586 Net Change in Proposed PUD Units -8 Approved Blended PU Density (DU/acre)8.3 Proposed Blended PUD Density (DU/acrea)8.2 Exhibit E – Parking Analysis Parking Required for Use (Per Sec. 10-762) Parking Ratio (Senior Housing) 1.5 per unit Units 72 Total Required Parking 108 stalls Parking Proposed Type Count Below-Grade Structured Parking 64 Surface Parking 20 Accessible Surface Parking 2 Total Parking Provided 86 79.6% of requirement; achieves parking rato of 1.2 stalls per unit Proof of Parking 13 See Civil Drawing C401; to be built as needed Total Parking Available within Property 99 Remaining Parking To Achieve Required Ratio 9 Reciprocal easement with Shepherd of the Lake Church as recorded on August 21, 2006, and Amended and Restated on December 11, 2024. This easement allows "for parking of vehicles upon those portions of each Lot which are improved by the Owner therof from time to time for general parking purposed, as such portions may be reduced, increased or relocated from time to time by such Owner." Parking Summary McKENNA CROSSINGS ADDITION PUD SUBMISSION April 3, 2026 2 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 CONTEXT PLAN BATTLE CREEK LAKE LARGER PUD AREA LOWER PRIOR LAKE 140TH ST EA G L E C R E E K A V E MY S T I C L A K E D R HE R R G O T T M E M O R I A L D R Mc K E N N A R D PROJECT LOCATION 3 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 AREA PLAN W/ 2005 PROPOSED LAYOUT 4 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING SITE PLAN & BUILDING IMAGES 5 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 SITE PHOTOS 6 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING BIRDSEYE VIEW TOP GOLF 7 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING ENTRY VIEW TOP GOLF 8 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING SOUTH VIEW TOP GOLF 9 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXTERIOR CONCEPT 10 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 BIRDSEYE VIEW 11 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – SHEPHERDS PATH W/ CONTEXT 12 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – MAIN ENTRY 13 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – SHEPHERDS PATH 14 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – BERENS RD W/ CONTEXT 15 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – BERENS RD 16 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 17 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 18 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 19 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 20 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MULTIFAMILY EXTERIOR MATERIALS FS-2 CEMENT BOARD BRONZE FS-1 & FBB CEMENT BOARD OFF WHITE WINDOWS COMPOSITE MATERIAL WHITE ST-1 ARCHITECTURAL STONE BL-1 BURNISHED BLOCK WINDOWS COMPOSITE MATERIAL & STORE FRONT- BRONZE METAL PANEL BRONZE 4646 Dakota Street SE Prior Lake, MN 55372 Memorandum To: McKenna Crossing Development Team From: Stephanie Thulien, Project Engineer Luke Schwarz, Assistant City Engineer Kris Keller, Project Engineer Date: May 13, 2026 Re: McKenna Crossing We have reviewed the documents submitted for McKenna Crossing in the Shephards Path development as prepared by BKV. The following documents were reviewed: Civil Plan Set – 03 Plan Set.pdf Comments are provided within this Memorandum and in the corresponding redlined plan set. Please note that not all comments within the plan set are in the Memorandum. We have the following comments with regards to stormwater management and engineering: General 1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, County etc.) 2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance. 3. Additional comments may be generated by PLSLWD’s review of the revised plans. 4. The plans shall be signed by a licensed engineer in the state of Minnesota. 5. Provide a title sheet with location map and sheet index 6. Additional redline comments are provided in the accompanying plan set. Provide a response to all comments in this memo and the redlined plan set. Plat 1. Provide easements for all utility pipes that also serve the adjacent lot to the west. a. Provide any existing utility agreements Streets/Trails 1. No comments. \[Phone\] 952-447-9800 | \[Fax\] 952-447-4245 | cityofpriorlake.com Stormwater Management 1. Stormwater Management a. Submit a stormwater narrative and impervious area summary describing how the project fits within the approved PUD. 2. Freeboard a. Ensure 1’ of freeboard from low point EOFs to the building opening. Grading Plan 1. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer submitted for review and approval by the building official prior to permit issuance. 2. Label all overflow elevations and locations with arrows and elevations for the low points in the paved and green space areas. 3. Ensure 1' freeboard from low point EOF to building opening. Utilities 1. Storm Sewer a. Provide rational calculations for the storm sewer, designed for the 10-year 24-hour event. b. The minimum pipe size allowed is 15”. c. The minimum slope allowed is 0.5%. 2. Sanitary Sewer a. Recommend cleanouts at all sanitary sewer bends b. Clarify what the 'forcemain' is referring to 3. Water a. Remove existing water service stub up to proposed connection b. Combine water service to 1 x 8" stub at the main and then can be split anywhere beyond the City shutoff valve SWPPP 1. Document erosion and sediment control training in the SWPPP. Documentation must include dates of training, name of instructor, entity providing training, content of course, and hours of training. 2. Include a narrative describing the timing for installation of all erosion prevention and sediment control BMPs. 3. Provide the estimated erosion control blanket quantity. 4. Include a map of all surface waters, existing wetlands, and stormwater ponds or basins which can be identified on maps such as USGS 7.5 minute quadrangle maps, the NWI map, or equivalent within 1 mile from the project boundaries that will receive stormwater from the construction site during or after construction. PLSLWD 1. Additional comments may be generated by PLSLWD’s review of the revised plans