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HomeMy WebLinkAbout1999-10-14 NAC Planning ReportPLANNING REPORT TO: Tom Meiena FROM: Scott Richards/Daniel Licht DATE: October 14, 1999 RE: Oak Park Heights - Valley Senior Services Alliance (VSSA): General Plan of Development Phase 1, Boutwells Landing FILE NO: 798.02 - 98.02 BACKGROUND DRTHWEST ASSOCIA ..ED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH ENCLOSURE VSSA has made application for General Ran of Development approval for Phase 1 of Boutwelis Landing, a senior housing and care facility. The City Council has approved, on April 27, 1999, the rezoning to PUD of Phase 1 and the General Plan of Development of Stage 1 of Phase 1. The current request is for approval of those aspects of Phase 1, Stage 1 that have not been previously approved and the remaining portions of Phase 1 to include the main campus of the overall development. Phase 1 approvals requested at this time include: Phase 1, Stage 1 a. Landscaping b. Lighting c. Signage Phase 1, Stage 2 a. Independent Living - 106 units, 4 stories b. Assisted Living - 108 units, 4 stories 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 55416 PHONE 6 1 2 FAX 6 1 2- 595-9837 E-MAIL NAC@ WINTERNET.COM 0 c. d. Attached for reference: Exhibit A: Exhibit B: Exhibit 0: Exhibit 0: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit 1: Exhibit J: Exhibit K: Exhibit L: Exhibit M: Exhibit N- Exhibit BB: Exhibit CC: Exhibit DD: Exhibit EE: Exhibit FF: Town Center - 2 stories Including: Bank Auditorium Administration General Store Crafts Communal Kitchen Plans to include: Site Plans Building Plans & Elevations Grading and Drainage Plans Utility Plans Lighting Plan Landscape Plan Signage Plan CUP for Building Height Variance for Building Setbacks Fitness Center Museum Beauty /Barber Business Center Library A narrative submitted with the application for this phase of development approvals is p pp found as Exhibit A. The narrative outlines the development program, operations, i p p g � erations p parking and traffic issues and the schedule for construction. These issues will be discussed throughout this planning report. Boutwells Landing Development Description Site Plan Main Campus Site Plan Grading Plan Main Campus Grading Plan Main Campus Storm Sewer Plan Main Campus Utility Plan Westerly Four -flex Planting Plan Easterly Berm and Landscape Plan Near River Hills Typical Townhouse Planting Plan Main Campus Planting Plan Norwich Parkway /Norwich Avenue Planting Plan Norwich Parkway /Nolan Avenue Planting Plan AA:Campus Floor Plans Building Elevations - Main Campus Independent Building Elevation Assisted Living Building Elevation Sign Plan Lighting Plan 4 ISSUES ANALYSIS 3 Zoning. The area included as Phase 1 has been zoned to PUD • tJ D D�str�ct. When zoning property as PUD, the city designates an underlying district as the basis g sus for compliance with the ordinance. In that the principal use is a mixture of residential business and business use, the appropriate underlying zoning would be R-B Residents • a al Business Transitional District. Within that district, multiple family dwellings are allowed ' Y g as a permuted use and nursing homes and similar group housing s allowed as conditional. tonal. The Boutwefls Landing project, as being requested for Phase 1 approvals, will pp will comply with the conditions set forth in Section 401.28.E.3 related to nursing homes similar es and similar group housing. Subdivision. The Final Plat for Boutwells Landing has been approved with pproved and is filed with Washington County. The main campus area is designated as g Lot 1, Block 2. The adjacent park area is designated as Lot 2, Block 2. The Haase Nature u e Preserve area is designated as Lot 2, Block 3, Lot Area. The area of the main campus lot is 694 393 square p q re feet. The Zoning Ordinance requires at least 1 ,000 square feet of lot area er unit housing. n �t of elderly housing. The lot could support 694 units of housing. At complete build out p t of all phases of the main campus, 340 total units are proposed. Setbacks. The Zoning Ordinance under the R -B District requires q es 30 foot front and rear yards and 10 foot side yard setbacks. Additionally, of the conditions Y� cond�t�ons for approval of nursing homes and other similar housing requires a doubling q g of the setback requirements. As such, the front and rear yard setbacks would be 60 feet and the side yards 20 feet. All of the buildings proposed for the main campus would uld be at least 70 feet from the right-of-way of surrounding streets. A setback of ' g 0 feet � s required for all parking areas from the right -of --way. Alt of the ro osed parking areas p p g as are at least 20 feet from the adjacent rights-of-way. The independent living complex will be constructed on the ro p p e rty line adjacent to the City park. As part of the PUD, the City can consider a variance Y of 20 feet from the setback requirements for the encroachment on the west roe line. property If the structure i was located n compliance with the westerly side and requirement, the . t neighborhood Y g impacts to the Boutwells Landing townhomes and River Hills nee hborhood would be increased. ncreased. One of the original goals in the main campus development was to move the p structure as far west as possible and to step the building heights to minimize the impact on the neighborhood. Therefore, some flexibility to the wester! setback may y be appropriate. A zero setback, as proposed, is problematic in terms of access to the area between the southwest and northwest wings of the independent living structure. A zero o setback also would impose the full measure of the building's height and mass to the g g park, which may not be desirable. As such, the building should be located not closer than 10 feet from the westerly property tine. The Planning Commission and City Council should . .. y uld review the variance criteria specified in Section 401.04.A to determine the justification for a variance. Zoning ordinance Section 401.04.A.5 states that 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 p gal conditions and circumstances which are peculiar to the land, structure, or building applicable to other involved and which are not a pp r lands, structures or buildings in the same district. 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances ma y not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardshi p shall not be a result of lot size or building location when the lot qualifies as a buildable p arcel. b. Literal interpretation of the provisions of this ordinance would deprive the applicant of p pp 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 propert y 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 rivile e that p g is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. e. The request 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 variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Building Height. The Zoning Ordinance specifies a buildin g height ht maximum of 35 feet in all zoning districts except for the 1, Industrial District (45 foot height requirement). . g q � Additionally, Section 401.15.0 of the Zoning Ordinance allows the Ci ty to vary from the rY height standards by CUP for those structures that exceed 45 feet in height or more than five feet from the district requirements. Building heights of the structural elements of the main campus, the independent living structure and the assisted livin g structure that exceed requirements are proposed as follows: 4 Main Cam • us Center Tower Structure Two Side Towers Independent Living Assisted Living To Midpoint of Gable* 42 feet 50 feet 48 feet 9 inches 48 feet 9 inches To Peak 50 feet 58 feet 55 feet 55 feet * Defined building height in Oak Park Heights Zoning Ordinance /Uniform . �3uild�ng Code, The buildings have been designed such that the highest elements eats are to the west and center of the main campus with decreasing elevations down to one story for the dementia unit on the east. Review of the conditional use er . P m �t criteria specified � n Section 401.03.A.7 of the Zoning Ordinance is as follows: a. Relationship to the specific policies and provisions of municipal p the rr�un�c�pal Comprehensive Plan. Comment: The project is in conformance with the provisions policies and pol�c�es of the Comprehensive Plan. b. The conformity with present and future land uses of the area. Comment: The project has been planned as a PUD with particular paid cola r attent�or� paid to the existing residential neighborhoods and future commercial area to the north. c. The environmental issues and geographic area involved. Comment: The environmental issues have been addressed. d. Whether the use will tend to or actually depreciate the . Y P area � n which ch �t is proposed. Comment: It is anticipated that the project will enhance the e surrounding area. The building heights should not adversely impact act the area. e. The impact on character of the surrounding area. Comment: In that those highest elements of the structure are set back from existing and proposed single family neighborhoods, the character will � will not be impacted. f. The demonstrated need for such use. Comment: VSSA has demonstrated the need for the facility. 5 g Traffic generation by the use in relation to the capabilities of property. o streets serving the roperty. Comment: The traffic impacts should not have an adverse impact on p 58th Street or other local streets. h. The impact upon existing public services and facilities including parks, g p ,schools, streets, utilities sties and the City's service capacity. Comment: The project should not have an adverse effect on existin g services and facilities. 1. The proposed use's .conformity with all performance standards contained (in the Zoning Ordinance). Comment: The performance standards and the project's compliance are � p e i reviewed in detail in this planning report. Operations/Traffic. Boutwells Landing is anticipated to have a total of 95 on -site full time equivalent employees. Daytime hours will constitute the eak shift with 40 p -45 employees at the main campus. in a later phase, the skilled care will require more ore around the clock employees. re The communal kitchen will be used to prepare meals for r residents of Boutwells Landing, Lakeview Hospital, Croixdafe, and Meals on Wheels. s` The meal deliveries for the auxiliary sites and programs will be by truck. According will g to the applicant, nt, the project will have approximately 500 employees at full build out of Y planned uses. The applicant should provide additional information regarding the g g number of employees both by use and by construction phase. Boutwells Landing employees will park in the lot northwest of the main campus. p , Delivery vehicles will load and unload from the receiving dock on the northeast side of the main campus. Ali access to the employee parking lots and the loadin g docks will be off of 58th Street. VSSA anticipates 22 truck deliveries per week with one -third being g semi-trailer trucks and the balance smaller delivery or trash trucks. There will also be about 40 visits per day to the offices of the Lakeview Hospital home health care agency Y located at the lower level of the assisted living facility. Parking. The site plans indicate a total of 269 surface arkin stalls and 80 p g underground garage stalls to be constructed under the independent living building. Of p g g these stalls, the site plans indicate that 294 stalls would be constructed in conjunction with J with this phase and 55 surface stalls would be held as roof of parking to be p p g constructed with subsequent phases for this facility. The Zoning Ordinance includes parking requirements for the category of sanitariums g convalescent home, rest home, nursing home, or day nurseries; for elderly housing and Y g for offices. The parking requirements for each aspect of project is as follows: 6 Independent Living Elderly Housing - one stall required P er unit 106 units x 1 Assisted Living Five spaces plus one for each three beds 1083+5= Parking Requirement 106 41 Town Center Three spaces plus one space for each 200 SF 27,923 -- 10% = 25,131 ÷ 200 + 3 = 129 Total Requirement for Phase 276 Parking Provided for Phase 1 294 Skilled Care Five spaces plus one for each three beds 96 3 +5= 37 Dementia Five spaces plus one for each three beds 30:3 -5= 15 Total Requirement for Phases 1 and 2 328 Parking Provided for Phases 1 and 349 The plans do not include disability designated stalls. Disability ' 9 l�ty designated stalls will be required on site and should be included on a revised site p lan Boutwells Landing is proposed to have one access to Norwich Parkway on the south side of the site. Two accesses to 58th Street are proposed p ose don the north side of the building. According to the City Engineer, there is insufficient distance between the access points and the 58th Street/Norwich Parkway intersection n to allow two accesses. The eastern access point to 58th Street should be eliminated and the western access redesigned such that delivery trucks may circulate into the receiving Y area. The revised site plan will also need to provide adequate area for tractor . q r traders to back into the receiving area. Also, the grading plan incorrectly illustrates a previous Y p ous proposal for one access to 58th Street and one to Norwich Parkway to the east, which ch should be corrected. 7 The areas around the parking tots could be enhanced with three to four foot berms between the edge of the lots and the rights-of-way of Norwich Parkway and . y 58th Street. Although the parking lots will be heavily landscaped, the berms will enhance the view of the buildings by reducing the visual impact of the parkin g areas. Minimum Floor Area. The Zoning Ordinance requires that elderly housing have g e the following minimum floor area per unit: Efficiency Units One Bedroom 440 square feet 520 square feet As proposed, the independent living complex will be constructed with at least 725 square feet for the smallest one bedroom unit. Guest rooms will be 319 square feet but are not considered full time living units. The assisted living complex will be efficiency units of at least 495 square feet and one bedroom units of at least 588 square feet. Building Design. The Boutwells Landing project would be subject to Design Guidelines requirements in that it is a residential /commercial use within a !DUD Zoning District. The buildings, as designed, would meet and exceed the Design Guidelines requirements for new structures. The budding facades will be constructed of three Grade 1 materials including brick, stucco, and glass. Additionally, these materials would comprise more than 65 percent of the building facades. The buildings have good g g articulation, are highly detailed, and will be constructed with high quality materials. The q y main campus and its resident wings will be architecturally significant and a landmark structure for Oak Park Heights. The plans are not detailed enough to indicate where mechanical systems will be located. The Design Guidelines require that ail roof, wall and ground mounted mechanical equipment be located inside or fully screened. The applicants will also be required to submit building material boards to the City in advance of the Planning Commission and City Council meetings in which the project will be considered. Landscaping. The landscape plans, as submitted, address all of Phase 1. The landscape plans are tied to the tree protection plan in that the amount of landscaping . � p should determine compliance with the City's Tree Protection Ordinance. The City Arborist shall review and approve all landscape plans. Grading and Drainage. The primary grading and drainage plan for Phase 1 has been approved by the City and much of the grading has been completed. A more detailed grading and drainage plan has been submitted to the City for the main campus. The grading and drainage plans are subject to review and approval of the City Engineer and applicable watershed districts. 8 Utility Plans. Utility plans for the main campus have been submitted to the City. The City Engineer will review and approve all utility plans for the ro'ect. p � Park Improvements. VSSA has not provided any more detailed site plans Y p s fo r the park than what had been approved for the concept plan. details on the ark p shelter, parking lot, tot lot, wetland bridge and landscaping will need to be discussed by the Planning Commission, Parks Commission, and City Council with VSSA representatives. p ntatives. General plan approvals for the park will not be ranted at this time but held ' g eld until a decision has been made by the City. Sidewalks /Trails. The site plans do not indicate linkages between the main campus pus sidewalk system and the trail system. These linkages should be made so that residents do not need to walk through the parking lots to access the trail system. Linkages to the . Y g trails from the sidewalks should be made at a minimum on the north side, south side, and west side of the main campus. Lighting. The lighting plan approvals for Phase 1 have been deferred until this general plan review. The lighting plan indicates the fixtures along the roadways, within g s y, the parking lots, on the paths to Autumn Ridge and River Hills and to highlight the entrance signage. Staff has recommended previously that fixtures be included through g the park and over the wetland bridge to the parking area and shelter. The Planning Commission, Parks Commission and City Council should determine if lighting is to be located along this path. g g The proposed fixture style does not provide a full "cut -off' as required by Section q Y 401.15.B.7 of the Zoning Ordinance. The ordinance does allow the City Council to make exceptions to this requirement for architectural /historical ti ht fixtures. Additionally, the City Council can allow the flood lights for ro as signage osed for the proposed project. The Planning Commission should recommend and the City Council determine tY if the proposed light fixture is acceptable. Additionally, the applicant should provide a pp p photometric plan for staff review to assure compliance with the ordinance for g lare. Signage. The signage proposed for Boutwells Landing consists of two signs g g ns identifying the development, both which are compliant with the requirements � City's uirements for monument signage. A "receiving" sign is also proposed for identification ur oses and p p a "Haase Nature Preserve" sign is proposed for the westerly wetland area. These signs g ns are also compliant with the monument signage requirements. The City wilt need to determine the location of a park sign and if the same type and style of monument will be used. Development Contract. Based upon the plans submitted and the approvals required, pp q , any changes required to the development contract should be reviewed by the City tY Attorney and made concurrent with the motion for approval of this eneral plan phase. g p p 9 CONCLUSION AND RECOMMENDATIONS Our office, having completed review of the submitted materials, finds the applicants request for general plan of development of Phase 1, Stage plans; g 1 plans, Phase 1, Stage 2 plans; conditional use permit for building height; and the variance building 9 a n ce for b u � ld � ng setbacks acceptable subject to the conditions found below. The eneral plan pan approval of the park details would not be included at this time, but would require additional q staff review and Parks Commission, Planning Commission, and City Council approval y pp oval at a later date. The approvals are subject to the followin g conditions: 1. Approval is granted for Phase 1, Stage 1 landscaping, ' g p g, lighting and signage plans; Phase 1, Stage 2 plans (except for park plan); a conditional permit p }, anal use perrr��t for building height; and a 10 foot variance for building setbacks. 2. Alt site plans as incorporated into the October 14, 1999 la ` p nn�ng report shalt be made a part of the general plan of development approval. 3. The site plan is revised such that the Boutwells Landing building ng is set back not less than 10 feet from the west property line. 4. A total of 294 parking stalls including 80 underground garage 9 ge stalls shall be i constructed in conjunction with Phase 1. Fifty -five surface stalls would be held as proof of parking to be constructed with subsequent phases for facility. p this fac�lity. 5. A revised site plan shall be submitted with the disability designated stalls as required by the State of Minnesota. 6. The site plan shall be revised to provide only one access to 58th subject th Street, subject to review and approval of the City Engineer. 7. Three to four foot berms shall be constructed and landscaped between the parking lots and the right -of -way of 58th Street as approved by City y y staff. 8. Mechanical system plans shall be submitted for review and approval City val by City staff. 9. Building material boards shall be submitted to the City in advance of ' y the Planning Commission and Council meetings in which the ro'ect will be considered. � ed. 19. The City Arborist shall review and approve all plans. e lans. 11. The grading and drainage plans for the ro'ect are subject to review � subject yew and approval of the City Engineer and applicable watershed districts. 12. The City Engineer shall review and approval all utility plans for the project. v � P � ct. 10 13. sidewalk to trail Linkages shall be rovided at multiple main pie Iocat�ons from the main campus as approved by City staff. 14. The Planning Commission and Parks Commission shall recommend and the City Council shalt determine if trail lighting is to be required through q g the park and over the wetland bridge to the parking area and shelter. 15. The Planning Commission should recommend and the City • ty Cou nc�l determine if the proposed light fixture and flood lighting is acceptable. g p 16. A full photometric plan for site lighting s to be submitted subject review sect to review and approval of City staff. 17. Any changes to the development contract resulting from general g neral plan review shall be subject to the City Attorney review, and approvals shalt pp I be made concurrent with the motion for general plan of development approval of Phase pp se 1 . 18. The conditions of approval of the general lan of development p p t a p e roved by the City Council at their April 27, 1999 meeting shall apply to the entire pp y e Phase 1 of the Boutwells Landing project. 19. Comments from the City Council, Planning Commission, Parks City staff. g Commission, and pc: Kris Danielson Skip Sorenson Barb Barry 11 kdanielson From: K.D. Widin [kwidin©a mmmpcc.org] Sent: Friday, October 01, 1 999 10 :09 AM To: kdan ielson a@cityofoakparkheig hts. com Subject: Trail - Woods /Boutwell's Landing Kris - I visited the Boutwell's Landing site on Wednesday and checked out the staking for the woods trail. It looks pretty good; however, I do have a few suggestions: 1. just after you enter the woods going west toward Autumn Ridge, there are two large, healthy bur oaks. The trail goes between these trees. The trail should be curved through these trees for aesthetics and to increase the distance from the tree trunks to the side of the trail. 2. after the trail branches south to go around the wetlands, there are a number of dead oaks. The trail is currently staked in one area to go through a couple healthy oaks. Could the trail be moved 10 feet closer to the wetland in that area so that it goes through the dead trees (which should be removed) instead? 3. general recommendations: a. dead limbs overhanging the trail should be pruned during tree removal and before trail construction b. tree removal should occur in the fall or winter - definitely not between 4115 - 7/1 to prevent insect transmission of oak wilt to fresh wounds on living oaks - no healthy trees over 6 inches in diameter should need to be removed - there is plenty of room to run the trail through the area without taking out healthy trees. c. trail construction should be kept at least 6 feet out from the trunks of healthy trees to avoid damaging the root systems and supporting roots. Trees within 15 feet of the trail edges should be fenced with tree protection fencing prior to trail construction. ALI Bonestroc r � Rosene Anderlik & Associates Engineers & Architects September 22, 1999 Mr. Thomas M. Melena, Administrator City of Oak Park Heights 14168 N. 57 Street, P.O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: Boutwells Landinglvalley Senior Services Alliance Revised Grading Plan & Private Utilities Plan Review Our File No. 55-98-805 Dear Mr. Melena: Sonestroo. Posene, Ander!hk and Associates, an Affirmative Action F ual � Q Opportunity Employer Principals, Otto G. Bonestroo. PE. • Joseph C . .rerirk. P.E. • Marvin L. Sorvala, PE. Glenn R. Cook, P.E. • Robert G. SChunrcht. PE. • Jerry A. Bourdon. PE. • Robert W. Rosene. PE,. Richard E. Turner, P.E. and Susan M. Eberiin, C.P.R.. Senior Consultants Associate Principals: Howard A. Sanford, P.E. • Keith A, &o do -rE .--� Richard W. Foster. P. • David D. Losk r �R f� rf ata. P.E. • Robert :C /7166 =1'�+SRr�. a �E Michael T Rautmann, PE. • Ted K.Fi .~-� 5. efd. P.E. • Kenneth P; �►hc�e� fVrarkR-�k-tl�. -�.p Sidney P. Williamson. P.E., L.S. • Robert F. Kotsmrrh • Agri' ,5il. • Allan Rick Schmidt, P.E. Offices: St. Paul. Rochester. Willmar and : d Sr. !❑ � Cloud. MN Ii 2 4 Websrte: www.bonestroo.com { �- ,� '" `'•' F i , � i • 5 r t i We have reviewed the revised grading, storm water runoff calculations utility ons and private utzl�ty plans for the Boutwells Landing/Valley Senior Services Alliance development as submitted by Mr. Charlie Melcher of Westwood Professional Services, Inc. The . grading plan, which was previously approved on July 22, 1999, has been revised in the ro osed park P P p area and the main campus building area. This is the first formal review of the storm water runoff calculations and " " r�vate utilities (sanitary ' p sewer, water main and storm sewer in the main campus p area). We offer the following comments /recommendations: Grading: L Proposed grading in the park and main campus area is satisfactory as shown. ry ho n. 2. The 942 and 944 contour lines on the north end of Norwich Circle North should be revised to match the grades /elevations of the City's utility and street improvement P plans. 3. 10 perpendicular parking stalls have been added along the east side of North f �'orw�ch Circle � arch on the revised grading plan. If these parking stalls are to be added to the ' City s project, information will need to be provided and construction coordinated with the City's ��ty s contract prior to street improvements in this location. Storm Sewer: 1. The storm water runoff calculations and drainage area map are satisfactory submitted. y as submitted. 2. Provide appropriate thicknesses of insulation at all storm sewer /water main crossings. Mr. Thomas M. Meieria, Administrator City of Oak Park Heights Sanitary Sewer: 1. The sanitary sewer layout is satisfactory as submitted. As requested by Mr. Meicher, we will ary y be providing an 8" sanitary sewer service (approximately 50') westerly out of proposed City P � � provide future sewer Manhole No 27 and constructin Manhole No. 27A to pro ide fu e service r y to the easterly portion of the main campus building. Water Main: 1. The water main layout appears satisfactory as submitted, however, we recommend that the hydrant locations be reviewed/approved by the fire department. If you have any questions regarding this review, please call me at (651) 604 -4815. Very truly yours, BONESTROO, ROSENE, ANDERL & ASSOCIATES, INC. Dennis M. Postlez 5998805 Grading Review 4 & Private Utilities Page 2 cc: Jim Butler, Building Official Kris Danielson, Community Development Director Greg Collatz (Mike Price), Senior Housing Partners Charlie P. Melcher, Westwood Professional Services, Inc. Joe Anderlik, Karen Shimon BRAA From: Katttar n.e D. Widin Municipal Arborist 10/14/99 Memo To Kris Danielson Community Development Director City of Oak Park Heights Afa.IA A?.4 Aa L �LJ Re: Landscape Plan Boutwell's Landing Phase 1, Stage I and Stage II (Main Campus) !have reviewed the landscape plans for the Boutwell's Landing Development (ease 1, Stage 1 and Stage 1.1 (Main Campus Building) - dotes not include landscaping for Phase li Townhomes) and find them acceptable and in line with tree replacement requirements for the current phase of the development. The landscape plan is attractive and will complement the development very well. The species chosen are attractive, hardy, and relatively free of insect and disease problems. r do not see a cultivar listed for the flowering crabs but would suggest a mix of the newer, disease resistant calltivars. Most gees and shrubs look as if they are well placed and will have adequate room to grow to a healthy maturity. The only exceptions appear to be the lindens in the boulevard medians and in the snail peninsulas of the medians in the parking lot of the main campus building. These trees grow to be quite large (height at least 40.50 feet) and will be moped for root space due to the apparent 10-15 foot width of some of those medians (not every landscape plan contains a scale, so 1 am assuming the 1" = 60$ scale pertains to a11)o The nurnber of trees to be planted has increased as anticipated from the original figures submitted as part of the tree replacement calculations last winter. The increase is due not only to the trees to be planted around the main campus building but also to additional trees being planted for screening near 58th St. in the northwest corner of the site. There also has been a slight increase in trees to be planted on the berm between Boutwell's Landing and the River Hills neighborhood. The total number of trees to be planted in Phase 1, Stage 1 and Stage 11 (main campus building) is 696. There will be an additional 467 evergreens moved from other areas on site. The total number of diameter inches of replacement trees to be planted (1 652 diam. in.) and moved (934 diam. in. - machine -moved evergreens are assumed to be 4 inches in diameter and are credited at 1/2 their caliper inch total) is 2586 diameter inchcs. In addition to the ties, the project is also putting in 915 deciduous and evergreen shrubs, 776 perennials and 1630 annuals. At the south end of the berm on either side of the path/cmcrgency entrance from River Hills, residents in that neighborhood whose properties adjoin Boutwell's Landing have requested some additional screening with evergreens. There should be room in that area to add some additional moved evergreens once the asphalt is in. kO2 B O UTW E LLS LAIV D ENG DEVELOPMENT DESCRIPTION Stage 2, Phase 1 General Plan 10/1/99 The Stage 2, Phase T General Plan documents consist primarily of the landscape plan, fighting plan, signage designs, and lans and elevations for . p or the independent living apartments, the assisted living, and the town center. In revio ' F us reviews, the City has already approved the Concept Plan the plat, and Stage 1 of Phase . p � � I which included the duplexes, the tree preservation plan, and the grading, utility � �, ty and street plans. The following is a description of the Stage 2 submission, specifically the core campus design. Development Program The core campus is designed with the Town Center at the . heart, octa hubs linking the independent living, assisted living, and future skilled care wings to the Town Center, and a future dementia care wing at the east end of the core to be attached to the assisted living. Phase I of Boutwells Landing will contain 214 dwelling ' wellin units in the core of the campus as well as the 56 townhouses that are now under construction. Phase 11 will consist of 30 dementia units and 96 skilled care beds in the core of the campus as well as another independent living building and additional townhouses on the south of the site. Independent Living Apartments. The independent living a p g partrnents will be on the west side of the core with wings extending to the northwest and g the southwest overlooking Boutwells Park. The 106 unit building will consist plus den units ranging in sizes from 725 to 100 square feet. ' � q .This structure will be four stories with a sloped roof. The exterior materials will be brick and maintenance-free siding with wrought iron French balconies. An underground garage • gi' d �ara�e level will contain 80 stalls of resident parking. This building will be served by two Amenities g y o eleva�ors. �`a- �neriiti es within this portion o the development include a library, spacious dining ti f ry pacious frstw level dining room with large expanses of glass overlooking the Park, a fitness � � center, a landscaped terrace and a business center with computers, copier, etc. Town Center. The Town Center, the focal oint of the campus, i P is a one and two story building linking the apartments and the assisted living on the south oath center of the care. Exterior materials will be a synthetic stucco and brick. At the center of this building will be an octagonal entry with a peaked tower marking the main entrance. e. The Town Center will primarily consist of a bank, a museum, a chapel, an auditorium) ' P banquet room with a warming kitchen, a general store, public seating areas for casual eating n� near the store, public rest rooms, and marketing and administrative offices. EXHIBIT A Assisted Living. The 108 unit assisted living building is on the east side e of Town Center and will, like the independent living, consist of two four-story wings extending ry g to the northeast and southeast from an octagonal hub linked to Town Center. The dwelling dwel I � ng units will be studio, 1 and 2 bedroom apartments ranging in square footage q otage from 518 to 1,060. These apartments will be rented to residents needing more services than the independent living. A portion of the assisted living building will be used dementia building ed for dementia residents in the first phase. when a dementia building is constructed in a later ater phase, the dementia floor in the assisted living is will be converted to additional assisted s�sted dwellings. The assisted building will have a brick and siding exterior t g to match the independent housing wings. Amenities in the assisted living building include � include a craft room, lounges, a central dining room, a commercial kitchen, a beaus n, ylbarber shop. Adult day care and child day care will be provided at the first floor in the wings �ngs of the buildin operations It is anticipated that Phase I will have a total of about 95 on -site full-time-equivalent e equivalent employees. The peak shift will be in the daytime hours and 4045 e em to p yes could be expected to be at the site at that time. The later phase skilled care will require q more significant round -the -clock staffing. The commercial kitchen will be used to prepare meals for many of Boutwells Landing's anding s residents and also for Lakeview Hospital, Croixdale, and Meal --on -- wheels. This kitchen will also be used for outside events that may reserve the auditorium. Parkin g and Traffic Employees at Boutwells Landing will park in the lot at the northwest of the core t e of�5� Street and enter at the north side of the independent living ub. Deliveries will load 58th � and unload from the north off 5 Street with its own delivery entrance at the assisted living d l�v�ng hub. V S SA anticipates an estimated 22 trucks per week. One third of the trucks will will be semi- trailer trucks and the balance will be smaller varieties and trash trucks. There be about 40 visits per day to the offices of the Lakeview Hospital home health care are agency located at the lower level of the assisted living. Most or all of the residents of the independent living who retain their cars will ark p in the 80 underground stalls. Visitors to the independent living and the assisted livin g are expected to park in the large lot south of Town Center that contains 116 stalls. In addition, some vehicles are expected to come to the south lot from the duplexes to p use Town Center or dine, and from others coming to events that may be booked in the auditorium. North of Town Center, 98 parking stalls will be developed in Phase I to be used primarily by employees and day care pick-up and drop-off. More arkin will be p g added on the north side in Phase H. The location of Phase II additional core campus parking is dotted in on the site plan as proof-of-parking. The total surface arkin to be constructed � P g with this Phase I in the campus core area is 214 stalls. Schedule It is anticipated that three separate building permits � � p its wtil be pulled for the assisted living, independent �' Town Center, and the independent living. ependent t�v�ng will begin first, to be followed shortly by the assisted living. Town ' � wn � enter is expected to follow in a matter of months but will have a shorter construction . period. A late winter construction start is planned for the main campus. ;i;ii g g p, n 1 1 : 1 1 ! 1;11 iflPi r li.tM � 1•uul ux PLC i1i�r L +� *rq ; fi3Fl1 aa' •gy3g11H nrsnraar .uappq. 'u snip( 1 1 A ire'! tnlr 17H 4w �luiaa7r �t+l w w I wY �iu?sr 1� � arrn W s+ as l�vrr.! >rn !M'�TII 1O idlr7l/170.i lily tTK] iw! 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