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HomeMy WebLinkAbout2016-09-27 CC Packet Enclosure Oak Park Heights Request for Council Action Meeting Date September 276,2016 Time Required: 10 Minutes Agenda Item Title: CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION, AND CONDITIONAL USE AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE— (OAK RIDGE PL E Agenda Placement New Business • Originating Department/Requestor. c , , - Administrator Requester's Signature Action Requested Discussion,Poss Action Background/Justification(Please indicate if any previous action has been taken or if other public bodies have advised): Please see the attached from City Planner Scott Richards: 1. Planning Report dated September 7'h,2016 2. Planning Commission Resolution-Unsigned 3. Proposed City Council Resolution Page 75 of 158 TPC5801 Thurston Avenue N,Suite 100 ENCLOSURE Anoka, MN 55303 Phone:763.231.5640 Facsimile:703.42 7.0520 TPC.PIannineCo.aom PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: September 7,2016 RE: Oak Park Heights—Oak Ridge Memory Care and Assisted Living— Conditional Use Permit for Memory Care and Assisted Living, Conditional Use Permit for Building Setback, and Variances for Building Height and Driveway Setback — 6060 Oxboro Avenue North TPC FILE: 236.02—16.1© BACKGROUND Michael Hoefler of HAF Architects LLC, representhg TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living faciNty building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 addltbnal assisted lying units at Oak Ridge Memory Care and Assisted Living. The plans Include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The plans also include an exterior facelift on the entire existing building including siding, windows and roofing. This update will allow for the new and old portions of the building to appear as one new structure. The City Council approved the same applications on April 28th, 2015. The Planning Commission had recommended the project at their November 13,2014 meeting. The Applicants did not ask the City Council for an extension of approval in time, requiring the Applicant to come back through the entire process. The plans have not changed from what was approved by the City Council in 2015. Prior to the approval In 2015, the Applicants end City realized issues with an existing City drainage easement and ponding area In the southeast corner of the site. The Applicants plans have shown a new driveway in this location and an underground atom water system. The Applicants worked with MnDOT to determine if the pond area could be moved south onto ROOT right of way. Karen Schefling from MnDOT Indicated on January 16,2015 that moving the ponding area and retaining walls onto the right of way was unacceptable. Page 76 of 158 The Applicants have proposed constructing the improvements as planned with the City retaining the full easement. They have agreed that they are doing this at their own risk if the City, at some time In the future, requires access to the drainage improvements or if a ponding area is required In this area. The City will reserve the right to require the Applicant, at their expense to remove any and all of the Improvements from the easement area. if ordered by the City Council. The City shall not be responsible for any costs related to the Applicant's improvements in the drainage area. The resolution that was prepared for the City Council in 2016 and now in 2016, approves the application with conditions added related to the drainage easement. The project is identical to what was approved in 2015. The report has been updated to reflect the drainage issues. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative—Michael Hoefler—August 9, 2016 Exhibit 2: Title Sheet(T1) Exhibit 3: Site Information Sheet—USGS and Soils Exhibit 4: Drainage Maps Exhibit 5: Existing Conditions Exhibit 6: Final Erosion and Sediment Control Plan Exhibit 7: Final Grading and Drainage Plan Exhibit 8: Final Utility Plan Exhibit 9: Tree Protection and Replacement Plan Exhibit 10: Details Exhibit 11: Architectural Site Plan (AS1.0) Exhibit 12: Landscaping Plan(L1) Exhibit 13: Landscape Plan Details(U) Exhibit 14: Lower Level Plan (Exhibit B) Exhibit 15: First Level Plan (A1.1) Exhibit 16: Second Level Plan(A1.2) Exhibit 17: Third Level Plan(A1.3) Exhibit 18: Roof Plan(A1.4) Exhibit 19: Elevations(A2.0) Exhibit 20: Elevations(A2.0) Exhibit 21: Elevations(A2.1) Exhibit 22: Elevations(A2.2) Exhibit 23: Phasing Plan(PH1) Exhibit 24: Photometric Plan Exhibit 25: Light Fixture Specifications Exhibit 28: Building Light Locations and Specifications(Exhibit C) Exhibit 27: Report from City Engineer Exhibit 28: Report from City Arborist 2 Page 77 of 158 r PROJECT DESCRIPTION Mr. Hostler has provided the following narrative related to the request for the Conditional Use Permits and Variances: `Our proposed appoval we are seeking is for the construction of a 16 room memory care facility and 26 as didonal assisted wing units. This proposal Is for a three story addition located just west of the existing facility. In addition,,we are also seeking approval for both the remodeling (Internal) and for the exterior facelift on the entire existing building. This will consist of new siding, windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. The existing and proposed units are as follows: Existing Assisted Living 84 dwelling units Minus one existing unit due to the remodel 83 New Memory Care Units 16 New Assisted Living Units 26 Total 125 dwelling units ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning—R-3, Residential/Business District Present Use—Oak Park Heights Apartments South of Site: Present Zoning—O, Open Space Present Use—Highway 36 West of Site: Present Zoning—B-2, General Business District Present Use—Walgreens East of Site: Present Zoning—City of Stiliwater Present Use—Washington County Courthouse and parking lots Comprehensive Plan. The 2008 Comprehensive Plan designates this area as high density residential. The existing and proposed use is consistent with this land use classification. 3 Page 78 of 158 Zoning. This property has been designated as R-B Residential/Business Transitional In which nursing homes and similar group housing is a listed conditional use. A Conditional Use Permit for a building setback is also required. Variances for driveway setbacks and building height are also required to allow for the construction of a 18 room memory care facility and 26 additional assisted living units. A review of the criteria for nursing homes and group housing as found in Section 401.28.E of the Zoning Ordinance is found later in this report. Subdivision. No subdivision or lot combinations are required. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Memory care and assisted living housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirements are 2,500 square feet per unit. The total property currently under control of the owner is 144,574 square feet. With a total of 125 units proposed, the resulting density is 1,156 square feet per unit. As long as the project stays as a memory care and assisted living facility it would meet density requirements of the Zoning Ordinance. The approvals will need to include a provision to assure that the project remains as senior housing and is not converted to non restricted rental housing. Proposed Street Access. The project currently accesses from Oxboro Avenue North which is a Washington County roadway. One access point is currently provided for the property. A second access at the south end of the property will be added with a driveway and turnaround that will provide direct access to the building addition. An access permit will be required from Washington County. Discussions with the County have indicated there will no issue with obtaining the access. The new driveway and turnaround area have been reviewed by the Bayport Fire Department. The driveway will be 27 feet in width and the radius of the turnaround is 49 feet 8 inches. This will satisfy the Department requirements for emergency vehicle access. The circle in the middle of the turnaround will have surmountable curb and a paved surface. The applicants have asked if the center circle could be landscaped. Sidewalks. The proposed plan provides adequate access from the parking lots via sidewalks to the building entrance. There is a proposed walking path and patio that is internal to the site that will provide outdoor areas for residents. Setbacks. The R-B District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. Additionally, driveways and turnaround areas must be set back 10 feet from the property line. The conditions for approval of nursing homes and similar group house state that building side yards are to be double the minimum requirements for the dlstrkc. 4 Page 79 of 158 The plans Indicate that the exdstkig and proposed building will have a front yard setback of 84 feet a rear yard setback of 48 feet and side yard setbacks of 58 feet on the south and 25 feet on the north. The building setbacks are all compliant with'the Zoning Ordinance except for the northerly sloe yard setback that should be 40 feet. A Conditional Use Permit for this building setback is required. Staff does not see an issue with this request. The new southerly access road to the rear of the building will be at least 10 feet except for a portion of the turnaround is five feet from the property line. A Variance from the required 10-foot setback is required. The radius of the turnaround is required by the Bayport Fire Department for access of equipment. For this reason, City Staff does not have an issue with recommending the Variance in that the practical difficulty in achieving the setback is necessitated for emergency vehicle access. Tree Preservation/Landscaping. The applicant has provided a general landscaping plan and plans for tree removal. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. As Indicated in this report, the Applicant has proposed placing the southerly driveway and storm water In a City drainage easement. The City will reserve the right to require the Applicant, at their expense, to remove any and ail of the improvements from the easement area, If ordered by the City Council. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan Is subject to review and approval of the City Engineer. Lighting. A lighting plan has been provided that includes details for lighting the new driveway, locations of fixtures on the building and a photometric pian. The photometric plan is compliant and all of the proposed fixtures are full cut off utilizing LED fixtures. The heights of the freestanding light fixtures are also compliant with the 25-foot height limit. Signags. The plans indicate a monument sign at the new south driveway. The sign is compliant In height and size. No details are provided as so how the sign will be lit. The sign will need to comply with the sign lighting standards of the Zoning Ordinance when the sign permit is Issued. The monument sign will be required to be five feet from the property line. There are no wail signs proposed for the structure. Wall signs would require a sign permit and would need to comply with the standards of the Zoning Ordinance. Parking. The Zoning Ordinance requires the following for elderly or assisted living housing: 5 Page 80 of 158 m. Elderly(Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one- half(1/2)space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated. The following required for nursing home or memory care: ee. Sanitariums, Convalescent Home, Rest Home, Nursing Home or Day Nurseries. Four (4) spaces plus one (1) for each three (3) beds for which accommodations are offered and one space designated for emergency vehicles. The plans indicate that there are 86 existing parking stalls, 65 that are underground and 21 that are exterior. Five additional parking spaces are to be added in the turnaround 11 more at the front of the building making the overall total at 102 spaces. The parldng standards of the Zoning Ordinance require one formula for elderly or assisted living and another for nursing or assisted living. The parking calculations are as follows: 109 Assisted Living Units / Requires one space per unit or 4 space per unit if agreed to by the City=55 spaces required. 16 Memory Care Units/Requires four spaces plus one space for each three beds = 9 spaces required. Total Parking Required=64 spaces Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. Unit Types. The memory care and assisted Ih+ing facility will have the following unit Existing: 1. A- 1 bedroom=837(square feet) 2. B-1 bedroom=770 3. C-2 bedroom =886 4. D- 1 bedroom + Den=702 5. E-2 bedroom =889 8. F-2 bedroom=877 7. HC- 1 bedroom=637 6 Page 81 of 158 Proposed: (All are Assisted Living unless noted otherwise) 1. New Studio=411 (square feet) 2. Unit A—1 bedroom= 698 3. Unit B—1 bedroom =808 4. Unit C— 1 bedroom =758(2 Memory Care) 5. Unit D—Studio=544 8. Unit D—Custom =720 7. Unit E—Studio=340(Memory Care) 8. Unit F—Studio =280(Memory Care) 9. Unit G—Studio=401 (Memory Care) The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. The building as proposed will be compliant with these requirements. Architectural Appearance. The application materials Include detail elevations and color elevations. The existing building exterior will be updated to match the new construction. The building will feature a stone veneer base with shake siding. The gable roof ends will feature a vertical siding. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements. Building Height The building height of the new structure will be 42 feet to the mid- point of the gabled roof. The R B District species a maximum building height of 35 feet. A Variance is required to vary from the maximum building height Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the height variance is justified. Review Crtienla. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a Impair an adequate supply of light and air to adjacent property. b. Unreasonably Increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those requ bed by State law. d. increase the danger of fire or endanger the public safety. a. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5.below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands,structures or buildings In the same district. 7 Page 82 of 158 1) Special cases may Include exceptional topographic or water conditions or, in the case of an adsting lot or parcel of record, narrowness. shallowness. Insufficient area or shape of the Property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, If a reasonable use of the property exists_under the terms of this Title. 3) Special conte and circumstances causing undue hardship shal not be a result of lot sire or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands,structure or buildings In the same district under the same conditions. e. The requeet is not a result of non-conforming lands.structures or buildings in the same district f. The request Is not a use variance. g. The valance requested is the mirimum variance necessary to accomplish the intended purpose of the applicant. The request does not create an Inconvenience to neighboring properties and uses. City Staff does not see any negative impact created by the request for this Variance. The existing.building was constructed over the 35-foot maximum of the R-B District The structure Is not adjacent or visible to low density residential properties and exists in an area that is primarily commercial, high density residential or government uses. The other senior facilities in the community such as Boutweils and Oakgreen Village have been granted building height variances to accommodate structures that are typical of this type of residential facility. R-B, RssldentIalIBustness District Standards Section 401.28.E.3 of the Zoning Ordinance provides the CUP standards for allowing this residential use in the R-B District. The standards are as follows: 3. Nursing homes and similar group housing: a. Side yards we double the minimum requirements established for this disbict and are screened in compliance With Section 401.15.E. of this Ordinance. Comment: The building setbacks are compliant with this requirement except for the north side-yard setback. The turnaround area requires a setback variance. b. Only the rear yard shall be used for play or recreational areas. Said area shall be fenced and controlled and screened in compliance with Section 401.15.E of this Ordinance. Comment: There is a center courtyard area is mostly surrounded by buildings and features a patio and walking path. c. All signing and informational or visual communication devices shall be In compliance with Section 401.03.G. of this Ordinance. 8 Page 83 of 158 Comment: The signage will be compliant. d. The site shall be served by an arterial or collector street of sufficient capacity to accommodate traffic which will be generated. Comment: Oxboro Avenue North will accommodate the anticipated traffic. e. Ali State laws and statutes governing such use we strictly adhered to and all required operating permits we secured. Comment All State licensing and permits shall be required for opening. f. Adequate off-street parking is provided in compliance with Section 401.1&F of this Ordinance. Comment The parking standards are met. g. One (1) off-street loading space in compliance with Section 401.16.F. of this Ordinance is provided. Comment: There is adequate space on site for off street loading and an emergency vehicle space is provided In the turnaround. h. The provisions of Section 401.03A8 of this Ordinance are considered and satisfactorfly met. Comment The Planning Commission and City Council should review Section 401.03A7 related to Conditional Use Permit criteria and determine if there are any issues with Issuing the permit City Staff has reviewed the criteria and has determined the request is complaint. Development Agreement. The applicant will be required to enter Into a development agreement with the City if required by the City Attorney. The development agreement shall be subject to review and approval of the City Attorney and City Council. Conditions have been added related to payment in lieu of taxes and emergency services costs via the Bayport Fire Department These are standard conditions that have also been placed on Boutwell's Landing and Oakgreen Commons senior housing facilities. CONCLUSION/RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow. The conditions below are the same conditions approved by the City Council in April 2015. • Conditional Use Permit—Memory Care'and Assisted Living 9 Page 84 of 158 • Conditional Use Permit—Building Setback • Variances—Roadway Setback and Building Height 1. The Oak Ridge Memory and Assisted LMng shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shay obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grueling and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 11. The Planning Commission should comment on the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 10 Page 85 of 158 13. The Applicant knowingly is installing its infrastructure upon lands that are encumbered by a City drainage easement, located at the southeast comer of the property. At this time the City and Applicant concur that the modifications as proposed will not materially disrupt the City ability to use such easement and water that drains and will continue to drain to such easement area from areas not under the control of the Applicant Should the Applicants activities or actions materially impair the City's ability to utilize its drainage easement, the Applicant shall make any corrections as directed by the City at its sole expense. 14. The City reserves the right to require the Applicant, at their expense, to remove any and all of the improvements located within the existing drainage easement if ordered by the City Council Should the Applicant fall to make such changes as directed by the City, the City may make all necessary changes as required and assess all such costs back to the applicant The City shalt not be responsible for any costs related to the Applicants improvements in the City's drainage area. 15. The Applicant shall provide a revised description for the drainage easement at the southeast corner of the property that removes the existing building from said easement The revised easement shall be subject to review and approval of the City Attorney and City Engineer. 16. The terms and conditions listed above for the drainage easement shall be set forth in a Permissive Use Agreement between the City and the Applicant as drafted by the City Attorney to be executed prior to the issuance of any building permits. 17. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 11 Page 86 of 158 Hglit F ARCHITECTS fptf*ti .ICMI,IC,. kg! August 9,2016 Julie Hultman,CBO City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Heights,MN 55082 RE: Oak Rkige Place Memory Care Addition and facelift Our proposed and approvals we are seeking is for the construction of a 16 room memory care facility and 26 additional assistant ging units. This proposal is for a 3 story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling(internal)and for the exterior facelift on the entire existing building. This will consist of new skiing,windows and roofing. This movant will allow for an architectural tie-in to the proposed addition. Sincerely, 41 Michael G.Hoefler,NCARB HAF Architects,LLC 233 MAIN STRUT SOUTH, STILLWATER,MN 550112 PHI 651-351-1760 FAX. 651-430-0150 W W W.HAPARCHITE CTS.COM Page 87 of 158 .i ' ::: E II .. . :!_tri o ,,� Mii SII g IIIIIIIIIIIIIIIII(IIIIiittilii z02.51 _< < . 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DESCRIPTION The Galleon*LED luminaire delivers elaaptiond performance in ar _ 1"". highly scalebh.low-profile design.Patented,high-efficiency AacuLED Opdie system provides uniform end energy consoled'INaninition to vwllways,perld g lots,roadways,building sees and security lighting a-PgaUa - n.INS rated. , a SPECIFICATION FEATURES Canetrostian be field or factory instilled.The easy positioning of fixture during e Extruded aluminum delver house aids shield is desired to assembly.Designed for pole or enclosure thermidly isolated from 'aimlessly Nemeth with the 5L2, ted mooting.When mounting Light Squires for optimal thermal Sia,Std orris.optics. two or more luminaires at 80•or , performance.Havy•ted,die- 12r apart the EA Mended arm -�" ' cast aluminum and ceps enclose Eleetrisal may be required.Referee the atm housing and die-cast aluminum LED drivers are mounted to mounting requirement labia on haat sinks.A unique.patent removable tray eaaembiy for este pegs 2.Round pole top adapter pending Int ridaidng housing and of matn/enence.12O-377V MOhle, !nodded.For waN mounting. heat sink provides eadabplty with 347V 80/ii or 480V 1Ohbe operation. specify well mount braokat option. superior structural rigidity.30 standard with 0-10V dimming. aG vlbntion tilled. vibration tested.Optlond tool- Shipped dotdard with Cooper Nes hardware evades for ease lighting proprietary dealt module Ralik of entry Into electrical chamber. designed to withsta nd 10kV of Harming finished in super durable Housing is INN rated. Ironstone line surge.The Galleon TGIC polyester powder cod paw. GLEON thidowes for Optics ooperatationin-40 C suitable ambient sup ririorma�proteteatlon epefndffade GALLEON LED Chub of 10 patented,high- environments.For applications and weer.Hat sink is powder Wisher AccuLED Optics.The with ambient tampaat roe coated black.Standard odorsoptics 1-10 u/�Sgawa shopsthea dNldlbudon=dodging (High Adaidgned to mbient) LightGPC,spscilyets er whit deplatinum■nnude black,broths, d paddle Solid MEM LED *Moloney end sppicadon spacing. Squares in INN regd.Gower mstsllin VIAL and custom odor Amin)Optics eroate consistent than f00%lumen maintenance metches available.Consult the 1111111111111111111111011 1 dhnaebutiorr with the eseleblllty expected et 80.000 hours.Awarders MoGraw-Edison Architecture! AREA/1r!Ltaw0 Nle to meet customized application in standard 1.4 thin anent and Colon brochure for the complete requirements.Offered standar!In optional 030mA end 700mA drive selection. 4000K I+!•27110 CCT and minimum um currents. 70 CRL Optional NOOK OCT end ifarracty 1 3000K CCT.For the ultimate level demoting Ryayearwterrinty. dada light control,en opliend Edruded aluminum inn!eludes house aide shield accessory can Internal bolt odds'alowkg for DIMENSIONS POLE VNDIafT 1 k? J •A�— L----,--214/4'Ieee-n rl •r' WALL MOUNT DLC �gil.li!i,$r;� -- CERTIFICATION DATA MAUL tett Walks LANA I ISOseat *�l 2}Zµ" I'T'p7 idler UANeCnnrptenr *Mohr Red ese_Ned •a.y� OsigAUM E C nroetleellt0•11 lW L- r Ii6rmml 2 mi ENERGY DATA DIMO$$ION DATA ReeawaiEuirOrtaw aeaFrwerFats Similar 0 „A., V' 'r nn WNW YAW EPA rte Arm• AIMTali IlitmodoDNartloa 6404,411A'wmw Ma taldfAl Me tom' DIN RIO”FL/ taovar/v now 14 13-1/2'G04r1e11 7"i176mm1 1a'tt64mr4 8311E0 NW a% WV EMMY SOW , JPCtdhTanveralum IPS 21•edr't/tm5 r MANI EPIZS4mrt 4400.0Maj 100 AFC IMA Tanpaewe 741 dor fr'02lYni 7'p7emr) 18'pBt)mr$ 64 004S 10E.} 1.10 INV IMA Tintmeewn ISM Casoni 0.10 SMIN•Aa►nnd t'(170,r1 DP(400m4 MASA 040) 1.12 AVMs t bombed msimam amt. IOW WWI am ere tom r mine Ammo widen/Mar SIC 1Mw eammammy moMmraeaii,aEAI ahead MA dudes/owMmet Cooper Lighting IPsots oeaADs ,.� R, . WW1 PPage 112 arra*"t GLEON GALLEON LED OPTIC ORIENTATION DRILLING PATTERN TYPE'N" POWta.. alms lids elle. , Ursa w. , ,•mm rnl -- DN'" ole litr mml } C.,-- WV lamml Ceg( 0 I 14ammi ©• . i c 121 VW 114rant/ , Holm Nona Sidi H.ur1Nde - IbmuMu Standard Option Rotel ad loft•Ea'ILK Oadr& Mad RINK•W MIS1 OPTICAL DISTRIBUTIONS Aaaa,ra.erb Am Disblbrtlwra 'Ti su Ts Eu TM TMM su IS/Sa 10 Maw S with Spa Connell MMUS Min III w di 111 Control Piper/FarrrrdTMo.r1 Mpg NYRdal IMPS IYM••Ppm Contras ter. air Ali NM Mt MIN ( ) ____ . Aaymartrt.Madasy DYtrIlaa srr. Swarmablo lwelbodana FM Tit raN END. trao IMO mR.ersrpal.rWid.Type S fro.II Rodway) Mpg■Roadway) !Type YSoma Narrow) (Type/swan Madlran) PapalSquwe1Aida1 Mr. Egli r. Mr ■■ 110 II0. 411111, -- 111 Ili U. A. ILL RN IMIanw1,r.FranGnal 009 SPIII LJplrt Etlmr.mr taro Po'Spill tWpM Brinataa Rlphq i' ........... ARM MOUNTING REQUIREMENTS - 4 I IIT CoMlpunllon EIV Apart 12r APIA Iyj I GLE�i,AP.A1 r Ann i'Arm 2•,W WO I i pwrdardJ Wlalydwdl r Arm rMn 1'Arm i.Arra \1/4���e '11, � _ cllwaRrm Rltraan0 = —. _ ` O wN,AE-w r Ann r Mn pn.,d.r�, I6and.dl l�i 1101 GL E-05 IVblinded Ann rAm+ lR•araq 4 I,. .1 oueoN�►E-m ,r Wended Arm r Arm r+a — pard1 ,r Damao Aim ir Edta dd Am, 2 e Kr Tryd a :•tio' ltaarrecs pl.ndred) __ ir d Mn aLeow ae Dasnd.d Ann 1r EwandaRwgr O Ii.vradl _'•'-.1 :-.t —•—, �r� 3.,03.,03.,0„." ,p•GdMI'E+d�rM � extended 1tladn � '� GLE044E40 ,r IR Arm ,E don I1I I 1 . E+,.%a.+w Lire•Mars Cooper Lighting 1000 Eiden 2 'rl+�a Hisfrisi a d AMMO! by F T. UMWahh. P 770Ai�aa ' 51101.1:9., ...rwa,rp.A o.ca. ° "WPage 1 34 of 158 mem 01.9021 GALLEON LED NOMINAL POWER ANO LUMENS(IAI NuMor 0f L1111 Bquam 1 2 3 4 5 6 7 1 1 10 OrIvn Ournrt IA 1A 1A 1A 1A 1A 1A IA 1A IA j NomltilPowu Meta 39 107 137 213 204 Doe 370 421 476 5 I Input Cunnt II 1201166 0.47 0.00 121w1.71 221 2.64 3110 3.61 128 4.41 Input Gummi•1209V W ' 021 0.61 0.74 1112 1.28 1.48 1.781 1.90 212 X60 Input L11r941•9402 W 025 0.45 0.95 0.90 1.15 1.30 155 1.76 128 290 Input Owned.277V(A) 0.13 0.41 028 0.02 1.00 1.18 1,41 129 1.77 200 011994 L111269 5272 10,303 16.378 20,311 28.146 30.115 25.818 40.357 45,316 40.42 72 5110 Reno 81-11361 1941042 4500-02 63-1080 50410444 63-41044 631)044 8541066 6440406 24.43085 Lunrw 5597 10.838 10,021 21,646 35719 31.974 37213 41.144 47394 52.914 731! 6114 Rsdnp 61-0-611 92-)11.442 97-)0•.82 69{50.43 83410013 B341604 634J0'484 68410.64 , B441044 644005 , Luning 5274 10,501 15,998 20,704 25910 80,901 35803 41,114 45,944 90.902 BUG 893n0 51.411-02 5241182 224/0033 53.410-03 ' 534004 344,6104 68-0006 934605 9441436 - 94410.435 Lumens 5.483 10.716 16217 21,14 25,222 31271 57.110 42.046 48.904 81,950 TOR BUB Rrnp 61410102 8141002 92410{03 62-11044 5341004 9141044 0544506 8641045 51.141006 13340-06 Lumens 5.401 19,562 15,700 90,824 29,101 60,275 35,614 41.372 40.150 51,698 T4PT B UG Refing 8140402 6241002 6241428 .. 23-10444 11110-04 9341045 1330345 13341043B 63.4!089 63-)005 U4n26w 4336 10.429 14636 20,655 18,446 30278 85.042 ' 40.310 4354 30,436 T4W . _ BUG MINI 91-)0402 9246082 92410.03 83162104 934!004 6343045 6340405 144043 94.48306 64410408 Unions 5263 10.205 19,347 20,273 25.114 30,006 15.611 40,261 44.803 40.769 G2 O 16 R9000 51.11042 6241002 92-10403 9341003 9341094 es-up-a4 63-U065 65.U043 64-41049 9441435 Lutru 5.378 10500 15,987 20.701 26,48 30283 14.219 41.126 43.176 50.74 a.3 I BUG PliWi 51-11042 82411403 0243044 9348004 ' 91.1.4444 133-U044 934045 1341045 33410458 141805 294 Wrenn, 9,105 4 0.970 14,9116 15590 24.670 29,161 64 AM 30,070 43291 49292 9110 Rada 91110442 51-10-43 91110.03 6241004 8460.04 624.8.05 63410405 6641035 9843086 9541045 , Lawn 5.540 10,130 15,150 21,252 20.455 31,468 37,430 42,421 47220 52,892 5;540 6110 Meng 924.10-61 551143{+1 93.11602 94430142 9411032 1134J0432 83.4,6403 66410-00 854)061 8641004 Immo 6.844 11229 19457 21,746 24942 ' 82,941 69.135 43,202 40.161 63,396 BIRO 61)6 RiW ' 63.1041 6111002 944.13432 9541043 136-U086 564,844 9543434 3541044 01-0004 6011045 Lamm 5.966 11.269 19,501 21503 271014 12,327 -, 62230 43.17 45220 53.499 1 6210 6110 MIN; . 2241041 6141002 94-U0432 554043 , 25439.64 604111.04 89110-04 0541008 86-110408 , 65160.06 Lurwrw 4.722 9,227 13.787 14191 22,520 29,871 31,007 90.141 40,315 44,138 /ALGA 5110 801160 8141002 8140088 514143-67 2241003 6141044 45-11104 63-U0-65 86-1085 63410436 6343035-! Lamm 3,482 10.732 10.44 J 61.169 *215 81572 37,101 42,018 46,923 61518 RN 6L1(8Firing 5241101 66430401 64-10447 944,1042 9441042 654!000 8511006 69-41048 935084 _ 61540-04 Lumens 5,612 10,771 12,072 21,234 26,311 31,488 37,588 42,101 47,091 110,197 API - 911014a9r8 B1-U0-01 914)0-01 8240-02 624002 88410-G3 5 )03- 443 93-1063 68-X-03 B34/ 4 43 93/0464 •nimtur lns10,40038 CCL E akin low%Cooper LWI*'I Malawi Cooper Lighting ° 11211e, 3 6 8444.43,33 dirtinhity. 10 .843X1404!9 IO▪W SWIM by WT-N1 E.mmm. w.an.....1 6.9sm. dump www hams, 2111443110 1111421 Page 114 of 158 OLEO,/GALLEON LED NOMINAL POWER AND LUMENS(700MA1 Number dU1Mw 3q�r1 2 3 4 5 I 7 0 - 9 10 Drive Dawn 703mA 720oA 700mA 700mA 7000# 700Th, 7060# 703mA T00n A 7000# Meniti Pear 6'5,64 31 72 1055 131 170 210 243 276 314 341 .Input Ctnrat•1207 W 0.32 0.50 0.06 1.14 1.45 1.72 2 2.21 2.60 2.66 Mut Mown S 201Y(4..hp031 0,36 0.51 0.67 087 1.01 1.16 1.04 143 1.60 Input Caned•240V q} ..-. 0.10 0.32 0.46 0.60 0.77 020 1.04 1.10 1.65 1.46 Input Curran.277V(1♦1 020 0.20 .+ 0.40 0.111 085 _ 0210 _ 441 1.02 146 _ 1.31 0 _ _ turn - 5,664 7,631 11287 14,647 16653 22613 24806 26,417 8.904 36,030 TO 51.1914410681.1041 51-L1042 03-A-02 82410-02 6541669 53-10403 53410.14 0341044 6540404 - 58-4)044 Lumens 4.091 7,996 11629 16.782 15629 22,575 27,83x1 31,316 34,532 55.575 TZR 64)0 RMt 9 8111401 01410-05 52-U0-62 59410102 55410.69 89.6443 01420-03 86410.04 631/0494 8622004 Linens 3.125 7676 11,461 15,169 15,750 22637 25,534 34035 53,,587 37,102 Ts DUG Rang 51-1601 0141042 62-U0.12 02-110103 6341041 63410-04 68-10434 5341004 56x2202 56-1006 Lamins 4,015 7,548 11.707 15,40 15.166 22636 27,124 50.753 34.263 37,051 732 1 BUD R4505 01410-01 91.110-32 43-41002 5241006 B24 45 83410104 93i91-04 9641044 127-40.35 63410-05 Lamm 6.151 7,720 11.515 16221 16,676 52.157 28675 50.256 36.732 37647 741751.60 Ring 51.4)041 8142602 62.7005 6241041 62410.14 63.110-34 53-1064 5611023 8347046 53410436 Linins 8,900 7,910 11.570 15824 14616 33276 26,347 25.444 36216 56.554 T 5,w15. RolmU0 R01-6741 6141042 9211042 6211046 03-U004 83-1.041 13641044 60-1)0133 B34045 86410135 Lamina 5,047 7,510 11,217 14621 • 16,214 21,575 26616 297147 82.47 36,385 SU4 11 BUG RION 111041 014 042 92110.06 6241043 63410K' 8341034 1134004 8341044 09-4)0414 61-1007 tummy 31027 7,876 11,401 15.161 15.147 227154 20.611 34001 36275 37.126 61.3 WO 1300 51-4)0-01 5143005 32.11045 82110.08 82-4)0.84 53-1 034 654)4451 5-1044 85110-05 5341066 Lamm 3.731 7.292 10,090 14,375 17212 21216 25,206 28662 31251 86275 81A r520 REIM 61110-02 51410-02 61410403 811400 019404 31-1144 3,24144 0241045 021005 8341045 Limits 4051 7,915 11.011 15,565 10,336 23.139 27,205 61206 64607 311,294 MAI BUG RON 624041 8342).01 5841601 6341042 6441002 8441002 64-4)002 0041047 B540491 115-110493 LtST*6 4,175 5,062 12.55 16684 19612 53665 27660 21,577 33,6!4 35,191 12#40BUB Ra8i 60 2141 63-4)0.02 44-10-02 6411002 54431402 05110-03 B5-0433 8541063 S8-U0-04 6540-04 L115418 4,150 6659 1201 16,986 10,745 26,625 27,245 31601 83,313 36,103 6V10 ,,,....4 MAO Rang 9340-01 06-U0.02 544002 84410 32 5004)0433 116110{!3 81 2-+1.,•033410-04 66410494 8541084 L14ess 3,461 _ 6.744 10.,083 13,296 10.474 13714 25614 24416 I 34457 32,625 1 MS Who 5141041 51410-02 5140.33 62.4)0421 62-10-03 02410.64 5540.04 62-10.04 86.4)616 03404 6 Lair 4.014 7,144 11,704 16,446 15.142 MAW 27.110 30,726 54.214 37,548 FIN \.. , 6110635120 52-U241 8341601 554342 04410432 0447642 84-110.02 8540.03 054343 8541046 Limo. 4,026 7.173 11,747 16.622 19,2.91 23.014 27.216 30,565 34.501 35,086 ARr BUG Ran 0 514041 61110431 5240432 112.18432 02470-02 5340.02 8540433 83410.03 83-4)075 53421.123 'Noni1&Iola 40M= Lamm EW1on's Ayr LIaAdM Madman 300 Ens,x14.02 1171 MOWN A Seuh Cooper Lighting 1 «t.4t== ,a>m ; , ,p A04140420 by iTT.N EM211 sur P 77o40e 4 1* -hits,reheat Mon. 20144567)610L'21 �"° °m" """°°°°' '9'°'� Page 115 of 158 OLBON GALLEON LED NOMINAL POWER AND LUMENS IIZOMAI 154•14r of 1911 imam 1 2 3 4 6 5 7 8 0 10 o .Oulsr* 530n.A 530mA 5331nA 6619nA 5113mA 53pnv. 630tH 530mA MOM 510mA Nominal Parer 10141143 00 64 B0 106 120 169 154 000 234 256 r ut Moot O 120V IN 0..25 0.46 0.06 0.06 1.07 1.32 1.62 1.72 1.05 2.14 Input Cin10 O 208/yJ 0.17 026 026 0.51 0.115 0.70 09 182 1.14 1,26 Input Cured O 940V 411 0.17 p36 0.36 OAS 0.55 020 090 090 180 1.10 Input Cfnsd 11127/V W _ 0.19 , 024 092 0,57*0 0.49 004 0 0.00 010 090 021106 Urns 5,079 6,017 6,978 11,10E 14091 17,590 20.000 1,567 26,069 20.106 TZ 8116 Rama 81.10.01 131-41042 2 52410412 132-002 50410.02 53410.02 3640.02 81.1043 334044 133-1044 Lunar 3,200 1,860 9.661 12,563 15,103 10.672 22.042 26.020 27,009 310,500 TIN , DUO RnYq 01430 -1 41 81041 81410-02 6240412 02-U0-09 82-110-02 6841041 88410435 6341069 6341664 Lm. 3.1M 6,133 9.150 1201 14.050 17.086 21200 34421 26,705 205*7 04)0 MN ' 8141641 B1-uA-62 62419. 2 6145112 1318/04111 684,5-65 834/043 63110.64 112.044 8.7.41034 WINOS 5.701 8,509 6,554 12,30 A 154118_ 16,385 21,171 24,355 27.360 30.325 TIN BUG Rolm 614/0461 61-3682 5141042 6240.02 01-10-03 8241040 62110.04 83.144 82-110-04 80.10.04 Lumps 3,156 0.166 9,203 11,181 16,007 11,500 21,0!3 14,110 26,580 99.069 TAFT B UB Ming 87-10.01 8141649 514110-02 81410-02 621603 81-1641 6940-04 814.11/44 88-11644 540405 1 Lues 8,115 1,088 9.01 12804 14,872 17,707 21.547 23.040 26,1101 29.458 74W 8U93NOR 81-U0431 61.4)602 13241042 8941602 02-10-03 8341643 85.041 1584044 8311944 0313046 Lunar 8,074 01105 1,862 11,142 14,112 17,588 90.784 23,617 25244 88.000 013 9U0NMn 51410-01 81110.02 11211042 ' 8240-03 12-003 88-0.09 631061 8118.04 6841044 133-1404 Lawes 3,135 6.182 6,149 15.089 14.910 17,524 21,127 24,010 20.791 78,642 BUGRMnp 9140-01 614)0-02 81-110-02 8241043 624/0411 628U0410 81-1044 1334404 68.1604 63430414 Wane 2,911 6,896 3,M 11,431 14.231 17,050 20.140 2200 26.458 2411 81.1 BUG ANON 8041641 61-10.02 - 13140-03 01-110414 6111049 62-U043 52-004 2241604 8241964 139- Linens 5,285 - 8,324 2,427 12,405 15,441 16.467 21,052 I24,713 17,01 30.595 6162 - BUB MN 8140-00 82-10-01 88410-01 864)0-02 8341642 5441002 81-042 04.2642 6441042 85410442 Lumens 3306 5.441 9.510 12,595 16,733 11,628 11.209 25.226 23,142 91.1588 6410 BUB Nang 82-.401 63-)0.61 641609 , 84-10.02 64441112 644002 054.043 63045 8641049 6541663 I.u0440 3.306 5.468 9.680 12.702 15.776 18,75 22126 25,295 213.217 31!341 10212 - 1,5 ' 13INNS 8240431 83-062 134-1)642 8411047' 84.316432. 054!0438 156-1048 8541603 05-10144 8641661 Luis 2.701 1558 5.040 10.673 12,169 ' 15,731 14027 21.106 23,543 26.036 73/1/21.13 B UD Ra,1119 11-U0411 8181644 61-U0432 51-10418 189410.69 1194)0-4.3] r 62-4)043 83440.64 85.1604 0131611 Lures 3.107 6.167 9,551 12.160 4 15.1010 11,220 21.666 24.545 27.754 10,319 BUG 16112 81410-01 91-0.31 811130-01 634)041 64-1642 0441042 8441602 8142042 • B44042 8641040 Lumens 3.219 0.290 9.256 12.401 15.285 16,337 21,745 24116 27,414 60.428 AR. 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I 1 4t ....,......). _ t om, , c9):). .,,,,, , -- 0 Page 118 of 158 227 Magee Comoling Serbian Ina. 2335 Highway 36 west S.PaN MN SS113 Tel(651)6364600 p4M Fac(651)6361311 Se ember 1,2016 Mr.Eric Johnson,Administrator City of Oak Park Heights 14168 Oak Park Blvd.N P.O.BOX 2007 Oak Park Heights,MN 85082 Reference: Oak Ridge—Memory Care Addition—Plan Review Dear Eric, We have reviewed the drainage calculations for the Oak Ridge Memory Cato Addition submitted on August 11,2016 awl the site development plans submitted on August i6,2016.Following are ocn:comments and/or recommendations that need to be addressed: Sheet 2.10—Waling Conditions 1. Cieariy identity(editing sewer service locations from the mains to the building. 2. Existing 4'water services have been replaced within the ROW. See attached As-Built sheet Sheet 4.10—Final Grading and Drainage Plan 1. Coordinate with Washington County the proposed driveway entrance connection to the OzboroAvenue N.alignment. Construct per City standard detail. 2. Construction of the westerly retaining wall must not to encroach on the adjacent storm water easement. Sheet 4.2,0—Final Utility Plan 1. The Cis inspector shall be present onsite for the connection to the Cis storm water manhole in the Hwy 36 tight-of-way. 2. The proposed Storm Sewer facilities will be considered private and shall be owned and maintained by the owner,mending those facilities within the drainage easements. Any future changes required because of a status change with the permitted use of the storm sewer in the MnDOrT right-of-way will be the responsibility of the owner. Sheet 6.2o—Details 1. Add the following City Standard Detail STR-30/CONCRETE CURB REPLACEMENT DRIVE LOCATION(CONCRETE D/W APRON) 2. Revise Storm sewer catch basin manhole detail to be consistent with City Standard Detail Plate STS. g. Revise RIPRAP AT OUTLETS detail to require Type IV Geobemile fabric. 4. Revise HYDRANT DETAIL to be consistent with City Standard Detail PiateWAT-8. Page 119 of 158 Mr.EricJobnson Page 2 of 2 Reference: Oak Ridge—Memory Care—Plan Review Stormwater 1. See attached Memo. General Comments 1. The City reserves the right to inspect the construction of the project. The City or its desiiree shall be present for connections to C1ly utilities. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 2. The Owner shall be responsible for obtaining all required permits. The approval letter from the MSCWMO will need to be provided prior to constnmtion. 3. Review of issues related to parking,lighting,landscaping,ming walls or the buildings is by others. 4. Utility construction and improvements in the right-of-way need to conform to the City's Standard Detail Plates. 5. Record plans or as-built drawings shall be provided at project completion. If you have any questions or require further information,please do mit hesitate to contact me. STANTEC CONSULTING SERVICES INC. ?Z3n Lee M.M.Mann,PE City Engineer Phone: 651-6o4-485o lee.mium@stantec.com Attachments: Oak Ridge Memory Care Stormwater Review Memo Oxboro Avenue North As-built cc. Andy Kegley,Public Works Director Julie Hultman,Building Official Scott Richards,City Planner Mark Vierling,City Attorney Lisa Danielson,CityArborist Cosign wife±carnrnurity in mired Page 120 of 158 OStantec Memo To: Lee Mann From: Dan Edgerton St.Paul MN Office St.Paul MN Office Rio: 193800151 Date: August 25,2016 Reference: Siormwafer Review,Oak Ridge Memory Coe,Oak Park Heights,MN This memo summarizes the review of materials initially submitted on 10/16/14 and revised on 3/20/15 and 8/11/16 by James R.H8.Inc.,for the Oak Ridge Memory Care Addition. The submittal was reviewed for compliance with the stormwater policies of the City of Oak Park Heights Local Surface Water Management Plan(LSWMP). The site will need to comply with the runoff rate,runoff volume, and water quality policies of the Middle St.Croix Watershed Management Organization.The site proposes 0J2 acres of new impervious area;therefore,permanent stormwater management Is not required by the NPDES Construction Stormwater General Permit. The following materials were reviewed as part of the submittal: • Site Plans • Brisling and Proposed Drainage Maps • HydroCAD Drainage Summary Runoff Rate 1. The peak runoff rate for proposed development must not exceed the existing rate for the 2. 10,and 100-year rainfall events.The proposed development meets this requirement based on the previous submittal. Runoff volume 1. The site Is not located within the City's Drinking Water Supply Management Area(DWSMA); therefore,infiltration is allowed for the site. 2. !Nitration standards for proposed projects are based on the Middle St.Croix Watershed Management Organkzaiion's Watershed Management Plan.The appicant,needs to work through the review process with the MSCWMO to ensure standards are being met. Water Quaff► 1. Per MSCWMO standards,stormwater must be treated prior to discharging into a waterbody. A grassed swale and underground storage trench are used to provide water quality treatment on the site.The applicant needs to work through the review process with the MSCWMO to ensure standards are being met. Dalen rah oormiiey In mind pwat oakndg.«kilant2/161rnankawociariAocefidoemrcalutonnvialarmanajufenclo« Page 121 of 158 Stantec August 25.2016 Lee Mann Page 2 of 2 Reference. Nonnwater Review,Oak Ridge Memory Con,Oak lark Heights.MN Erosion and Sediment Control 1. The proposed erosion and sediment control plans are acceptable;however,Lee Mann rather than Chris Long should be listed as the LGU Contact. STANTEC CONSULTING SERVICES INC. Dan Edgerton Senior Associate Phone:(651)604-4820 Dan.Edgertonitstantec.com Design with canmunily Si mind AchehmunIcIpanoaltpaiLhelptititcumn 55 pdvat•yoat Mob otltlllotA2Di Anna v nisch ti me060626.doex Page 122 of 158 R 111-1.747 ...7pT�ry RYilY1GIMi1YiWArYJ1MR16MipIMM C 1111 LIN Jj .BNW 4311461144 d BIRO i t i I l i 11Li 1 i g 'lie tigi(' • fiU 11 Y'R it " J"+ 1 i 1 k I '1. 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II re I PH ti q Page 123 of 158 *22 City of Oak Park Heights 14168 Oak Pads Blvd N.•Box 2007•Oak Park Neil,MN 55082•Phone(651)439-4439•Fax 439-0574 Memorandum Tb: Eric Johnson,City AdMnistraklr Cci Scott Richards,City Planner,Julie Hultman,&*ting Official Front Use Danielson,Arborist Data 08/11/2016 Ito Oak Ridge Addition-Senior Memory Care&Senior Housing, Landscape Plan Review I have reviewed the landscape plans submitted by HAF Architects for the Oak Ridge Addition. The following dudes my comments and/or recommendations: Landscape Plan(L1) The overall design of the plan is attractive and will complement the site well.The plan Includes an acceptable species selection of deciduous trees, cortiferous trees, ornamental trees, shrubs and perennial plants to be installed ((151) total). All plants included in the pian are hardy under local growing conditions, tolerant or resistant to major insects and disease problems and fairly low maintenance. All plant eines, root and container chimes included ki the plans conform to the City of Oak Park Heights zoning ordinance requirements. The final plans must include tree sizes in calker inches to apply toward credit for tree replacement Planting Specifications(L2) The landscape notes and planting detail submitted Is acceptable, however, the City of Oak Park Heights does not recommend staking of trees.Any twine or rope witch is tied around of the base of the trunk should also be removed, this should be included in the plans. The landscape contractor is required to pant trees and shrubs according to the approved planting detail diagrams and landscape notes submitted with the final approved landscape plan. This will be checked after panting and any deviations from the plans must be corrected before the landscaping will be approved by the City,this needs to be noted in the final plans. Tree Protection&Replacement Plan The tree inventory submitted is acceptable. Tree tag#2039 must be added to the removed caliper Inches column which then changes the total number of caliper inches removed to 637. TREE CITY U.S.A. Page 124 of 158 The Tree Replacement Calculation Requirement for the project (Ordinance 1307) is 579 caliper inches without any tree replacement credits or$28,950 ($501caLin) if all trees cannot be planted on site. A tree protection plan and diagram must also be Included with the final plans. Please contact me If you have any questions regarding this landscape plan review. Please feel free to forward my comments to the development team for this project. 2 TREE CITY U.S.A. Page 125 of 158 A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THJi CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER,REPRESENTING TIC PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION,AND CONDITIONAL USE AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Conditional Use Permit and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living,is a conditional use; and 4. TIC Properties I,LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location;and 5. TIC Properties I, LLC has requested a Conditional Use Permit to allow for a 25-foot building setback on the north where a 40-foot setback is required; and Page 126 of 158 6. TIC Properties I, LLC has requested a Variance to allow a five-foot setback for a driveway turnaround where a ten-foot setback is required; and 7. TIC Properties I, LLC has requested a Variance for a building height of 42 feet where a 35-foot maximum building height is allowed;and 8. City staff prepared a planning report dated September 7, 2016 reviewing the request;and 9. Said report recommended approval of the Conditional Use Permits and Variances subject to the fulfillment of conditions;and 10. The Planning Commission held a public hearing at their September 15, 2016 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE . IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Conditional Use Permit and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living,6060 Oxboro Avenue North, and affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five-foot setback for a driveway turnaround where a ten-foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 127 of 158 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 3 Page 128 of 158 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 11. The Planning Commission was favorable to the proposed building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The Applicant knowingly is installing its infrastructure upon lands that are encumbered by a City drainage easement, located at the southeast corner of the property. At this time the City and Applicant concur that the modifications as proposed will not materially disrupt the City ability to use such easement and water that drains and will continue to drain to such easement area from areas not under the control of the Applicant. Should the Applicants activities or actions materially impair the City's ability to utilize its drainage easement, the Applicant shall make any corrections as directed by the City at its sole expense. 14. The City reserves the right to require the Applicant, at their expense, to remove any and all of the improvements located within the existing drainage easement if ordered by the City Council. Should the Applicant fail to make such changes as directed by the City, the City may make all necessary changes as required and assess all such costs back to the applicant. The City shall not be responsible for any costs related to the Applicant's improvements in the City's drainage area. 15. The Applicant shall provide a revised description for the drainage easement at the southeast corner of the property that removes the existing building from said easement. The revised easement shall be subject to review and approval of the City Attorney and City Engineer. 16. The terms and conditions listed above for the drainage easement shall be set forth in a Permissive Use Agreement between the City and the Applicant as drafted by the City Attorney to be executed prior to the issuance of any building permits. 17. The Applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Recommended by the Planning Commission of the City of Oak Park Heights this 15th day of September,2016. 4 Page 129 of 158 ' 1 Jim Kremer, Chair AT!EST: Eric A. Johnson, City Administrator 5 Page 130 of 158 ATTACHMENT A Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1,Block 1, Oak Park Heights Garden Physical Address: 6060 Oxboro Ave.N. Page 131 of 158 ATTACHMENT B Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Planning Commission Review & Recommendation: September 15, 2016 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building, structure,addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the variance shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building structure, addition or alteration, or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty (30)days before the expiration of said approval. (401.4.0 .1 —401.4.C.2) Page 132 of 158 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER,REPRESENTING TIC PROPERTIES I,LLC, FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION,AND CONDITIONAL USE PER-MIT AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Conditional Use Permit and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights recommended the application be approved with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living,is a conditional use; and 4. TIC Properties I, LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location; and 5. TIC Properties I, LLC has requested a Conditional Use Permit to allow for a 25-foot building setback on the north where a 40-foot setback is required; and Page 133 of 158 • 6. TIC Properties I, LLC has requested a Variance to allow a five-foot setback for a driveway turnaround where a ten-foot setback is required; and 7. TIC Properties I, LLC has requested a Variance for a building height of 42 feet where a 35-foot maximum building height is allowed;and 8. City staff prepared a planning report dated September 7, 2016 reviewing the request;and 9. Said report recommended approval of the Conditional Use Permits and Variances subject to the fulfillment of conditions; and 10. The Planning Commission held a public hearing at their September 15, 2016 meeting, took comments from the applicants and public, closed the public hearing, and recommended the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Conditional Use Permit and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and affecting the real property as follows: SEE ATTACHMENT A The City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five-foot setback for a driveway turnaround where a ten-foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 134 of 158 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 3 Page 135 of 158 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 11. The Planning Commission was favorable and the City Council approves the proposed building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The Applicant knowingly is installing its infrastructure upon lands that are encumbered by a City drainage easement, located at the southeast corner of the property. At this time the City and Applicant concur that the modifications as proposed will not materially disrupt the City ability to use such easement and water that drains and will continue to drain to such easement area from areas not under the control of the Applicant. Should the Applicants activities or actions materially impair the City's ability to utilize its drainage easement,the Applicant shall make any corrections as directed by the City at its sole expense. 14. The City reserves the right to require the Applicant, at their expense, to remove any and all of the improvements located within the existing drainage easement if ordered by the City Council. Should the Applicant fail to make such changes as directed by the City, the City may make all necessary changes as required and assess all such costs back to the applicant. The City shall not be responsible for any costs related to the Applicant's improvements in the City's drainage area. 15. The Applicant shall provide a revised description for the drainage easement at the southeast corner of the property that removes the existing building from said easement. The revised easement shall be subject to review and approval of the City Attorney and City Engineer. 16. The terms and conditions listed above for the drainage easement shall be set forth in a Permissive Use Agreement between the City and the Applicant as drafted by the City Attorney to be executed prior to the issuance of any building permits. 17. The Applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 27th day of September,2016. 4 Page 136 of 158 Mary McComber,Mayor ATTEST: Eric A. Johnson,City Administrator 5 Page 137 of 158 ATTACHMENT A Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1,Block 1,Oak Park Heights Garden Physical Address: 6060 Oxboro Ave.N. Page 138 of 158 ATTACHMENT B Conditional Use Permit For Memory Care&Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Planning Commission Review& Recommendation: September 15,2016 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the variance shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building structure, addition or alteration,or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.4.0 .1 —401.4.C.2) Page 139 of 158 THIS PAGE IS INTENTIONALLY LEFT BLANK Page 140 of 158