HomeMy WebLinkAbout2005-11-22 CC Meeting Packet EnclosureMeeting Date November 22, 2005
Time: 15 minutes
Agenda Placement New Business
See Attached from Scott Richards:
Oak Park Heights
Request for Council Action
Agenda Item Title: VS SA — Concept Plan Review — Skilled Care Memory Care and Historic
Village
Originating Department/Requestor Eric Johnson, City Administrator
Requester's Signature
Action Requested Approve Concept Plan with Conditions
Background/Justification (Please indicate if any previous action has been taken or if other public
bodies have advised):
Planning Report, dated Nov f 2005 — exhibits were in the Nov. Planning Package.
2. Planning Commission Resolution (as approved)
3 . City Council Resolution
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: November. 1, 2005
RE:
FILE NO: 798.02 — 05.13
BACKGROUND
VSSA has made application for concept plan approval for a skilled care addition,
memory care addition, and a historic village en the Boutwells Landing campus. The
proposed concept plan is consistent with the plans approved in 1999 that included
future phases with the care and memory centers. Concept plan approvals. that included
these elements have since expired, making it necessary to review a new concept plan,
The request includes the following:
Care center, 110 bed — 2006
Two level parking ramp and parking lot expansions — 2006
Historic Village including school, band shell, and chapel — 2006
City park enhancements, park shelter 2006
Memory Care Center, 28 unit, relocated adult and child care — 2008
Conservatory connection to existing Town Center — 2008
Tunnel to business district — 2008
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 . .plannersginacplanning.com
Attached for reference:
Oak Park Heights Valley Senior Services Alliance (VSSA)
Concept Plan Review Skilled Care Addition, Memory Care
Addition and Historic Village
The concept plans indicate the timing of each phase of the development A project
narrative also explains the history of the Boutwells Landing project and the needs for
senior housing and services in the St. Croix Valley.
Existing Conditions
Boutwells Landing Concept Plan
Boutwells Landing Concept Plan Details
Site Lighting Plan
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
ISSUES ANALYSIS
Care Center First Floor Plan
Second/Third Floor Plan
Lower Level Plan
Elevation Plans
Parking Ramp Sections
Historic village Buildings
Landscape Plan — Boutwells Landing /Park
Project Narrative
P History /Existing campus. Ten years ago, Lakeview Hospital recognized a
need in the St. Croix Valley for additional older adult housing and services. Three
organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale
Residence, joined together to form Valley Senior Services Alliance (VSSA), a non - profit
organization to meet the needs of older adults in the Valley.
The organization envisioned a community that would provide a continuum of care that
would meet the needs of older adults as they age in the community where they lived
and worked. That vision became Boutwells Landing which now includes:
56 village homes (side -by -side townhomes), completed in 2000.
94 assisted living apartments in the Commons building, completed in October
2001 (since July 2004, 29 of these units are dedicated to memory care).
The Gathering at Boutwells Landing, a residential hospice service in the
Commons, founded in 2004 in partnership between Lakeview Hospital and
Boutwells Landing.
101 units of independent living apartments in the Terrace, completed in February
2002.
A Town Center that links the Commons and the Terrace, and provides
convenient services and opportunities for community, both for residents and
members of the larger St. Croix Valley community. Features include a town half
chapel, a general market, cafe, museum, bank, barber /beauty shop, educational
classrooms, theater, library, fitness center, two pools, and locker rooms.
A Boutwells bus to transport residents within Boutwells and into town for
shopping, medical appointments and other activities. The bus provides more
than 350 rides each month.
78 brownstone units (one level independent living homes), six coach homes
(detached single family homes), and 75 additional village homes (side -by -side
homes), all now taking reservations.
VSSA has recognized from the beginning, that to provide the continuum of care, a
skilled nursing care facility would need to be part of the Boutwells Landing complex.
The care center and memory care addition would provide the services to complete that
continuum.
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Unit Breakdown. The current submittal reflects slight changes to the numbers of units
for each phase of development from the original PUD submittal. The current existing
and proposed unit count is as follows:
EXISTING 1 PROPOSED HOUSING UNITS
Phasel (Existing)
Independent Living 91 units
Alzheimer/Dementia Care 12 units
Assisted Living 89 units
Duplexes 44 units
Quadrapiexes 8 units
TOTAL 244 units
- ._.11Figl(istin
Independent Living 78 units
Duplexes 81 units
TOTAL 159 units
Phase 111 (Proposed)
Assisted/Memory Care 38 units
Skilled Nursing Care 110 units
TOTAL 148. units
TOTAL PROJECT UNITS • 551 units
Zoning. The area has been zoned PUD District. When zoning property as PUD, the
City designates an underlying district as the basis for compliance with the ordinance. In
that the principal use is a mixture of residential and business use, the appropriate
underlying zoning has been designated as R-B, Residential Business Transitional
District. Within that district, multiple family dwellings are allowed as a permitted use and
nursing homes and similar group housing is allowed as conditional. The Boutwells
Landing project will comply with the conditions set forth in Section 401 .28.E3 related to
nursing homes and similar group housing.
Subdivision. The final plat for Boutwells Landing has been approved and is filed with
Washington County. The main campus area is designated as Lot 1, Block 2. The
adjacent park area is designated as Lot 2, Block 2. The Haase Nature Preserve area is
designated as Lot 2, Block 3. There are no changes to the property description as a
result of this new development.
Lot Area The area of the main campus lot is 694,393 square feet. The Zoning
Ordinance requires at least 1,000 square feet of lot area per unit of elderly housing.
The lot could support 694 units of housing. At complete build out of all phases of the
main campus, 418 total units are proposed.
Setbacks. The Zoning Ordinance under the R-B District requires 30 foot front and
rear yards and 10 foot side yard setbacks. Additionally, one of the conditions for
approval of nursing homes and other similar housing requires a doubling of the setback
requirements. As such, the front and rear yard setbacks would be 60 feet and the side
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y ards 20 feet. All of the buildings proposed for the main campus would be at least 70
` � required red or all
feet from the right-of-way way of surrounding streets. A setback of 10 feet is r q f
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arki n areas from the right-of-way. All of the proposed parking areas are at least 20
feet from the adjacent rights -of -way. The following setbacks apply to the building and
parking ramp structures:
Care Center - 58 Street right -of -way
Memory Care - 58 Street right -of -way
Memory Care - Norwich Ave right -of -way
Memory Care . Norwich Parkway right -of -way
Parking Ramp — 58 Street
Parking and Driveways
Parkin g Y a Currently, 214 surface stalls and 80 underground garage stalls have been
constructed for the Boutwelss Landing main campus. The approved PUD also included
an additional 55 stalls that would be held as proof of parking to be constructed with
subsequent plans.
The Zoning Ordinance includes parking requirements for the category of sanitariums,
convalescent home, rest home, nursing home, or day nurseries, for elderly housing and
for offices. The P arking requirements for each aspect of project is as follows:
Existing Units (Phase 1) independent Living
Elderly Housing - one stall required per unit 91 X 1 = 91
Existing Units (Phase 1) Assisted Living 1 Alzheimer
Five spaces plus one for each three beds 101 ÷ 3 + 5 = 39
P aces
Existing Units (Phase 1) Town Center
Three spaces plus one space for each 200 square feet
27,923 — 10% = 25,131 + 3 = 129
Pro posed Units Phase 2 Constructed Independent Living
Elderly Housing — one stall required per unit 78 X 1 = 78
Proposed Units (Phase 3 Proposed),
Assisted /Memory care /Skilled Care
Five spaces plus one for each three beds 148 ± 3 4 5 = 55
Total Requirement for All Main Campus 392
Currently, 214 surface stalls and 80 stalls under the independent living facility are
constructed, New surface stalls and a two level parking facility will be constructed as
part of the phase to be completed in 2006. The two level parking facility will be located
between the new care center and 58 Street. Elevations of the parking facility have
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Required Proposed
Setback Setback
50 feet 110 feet
00 feet 105 feet
60 feet 60 feet
00 feet 110 feet
60 feet 00 feet
10 feet + +10 feet
been included indicating how it will be constructed within the existing slopes so that it
appears as a surface parking lot from 58th Street.
pp �
One hundred ten spaces will be constructed, making the parking total for the main
campus. at 404. The proposed parking will meet the requirements of the Zoning
Ordinance. As part of general plan submittals, locations for disability accessible stalls
will need to be identified.
Access. A s part parking changes, of the arkin lot chap es the access drive from 58 Street into the
north side of the main campus will be moved 55 feet to the west of the current driveway
location. The City Engineer has reviewed the proposed driveway location and does not
see a traffic or site line issue.
Minimum Floor Area The Zoning Ordinance requires that elderly housing have the
following minimum floor area per unit:
Efficiency Units 440 square feet
One Bedroom 520 square feet
As constructed, the existing independent living and assisted living facilities meet these
standards, Detailed floor plans with dimensions are not available at the concept level of
review for the proposed units. Floor plans will be required with the general plan of
development submittals,
Building Height. The elevation diagrams do not include the overall heights of the
three story care center. It is expected that the height will exceed the 35 foot height
limitation of the R B District. A conditional use permit will be applied for, if necessary, at
the general plan of development stage. The City granted a building height conditional
use p ermit as part of the PUD approvals for the existing main campus buildings in 1000.
Building Design. The Boutwells Landing project would be subject to Design
Guidelines requirements in that it is a residential /commercial use within a PUD, The
specific building design and materials will be reviewed as part of the general plan of
development. The buildings are to be similar in design and character as the existing
campus buildings. The plans include a one story conservatory within the courtyard
surrounded by the existing town center and the new care center. That is projected to be
constructed in 2008. Additionally, the plans indicate a tunnel under 58 Street to
connect the main campus with the commercial district to the north. That feature is also
planned for 2008, Costs and engineering considerations need to be addressed before
specific plans and a timeline for that construction can be completed.
p
Historic village /Parks. Plans for a school, chapel 8nd band shell have been
presented for the area south of the existing City park off of Norwich Parkway. The school is a historic structure that would be moved from another site, The chapel is a
structure designed to resemble the First Presbyterian Church in the Stillwater area,
VSSA had planned on constructing a picnic shelter on the site but has proposed
p artici ating with the City on the construction of a shelter in the City park. The details of
p
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the cityNSSA joint park shelter project will need . to be considered by the Parks
Commission and the City Council as a separate issue from the PUD review.
The site plan indicates a parking lot to be constructed adjacent to the historic village. It
is a 28 stall lot that is identified as proof of parking. The Planning Commission and City
Council should provide direction to the applicant regarding the parking lot and timing of
construction, If special group events are going to be held at the facility, the parking lot
should be constructed.
Landscaping. A conceptual landscape plan has been submitted as part of the
application. The City Arborist has reviewed and approved all landscape plans. More
detailed plans are to be submitted as part of the general plan of development review. .
As part of the conceptual landscape plan, the area between the main campus building
and the pond within the City park is shown as planted in prairie grasses. VSSA
representatives have requested to pay for the conversion of these areas into prairie
..
plantings and to establish a more definitive edge between the mowed grass areas and
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the area that slopes to the pond. The general plan of development will address more
definite plans for this area,
Grading and Drainage. Grading and drainage plans will need to be submitted for the
general plan of development and shall be subject to the City Engineer's review and
approval.
Utility Plans. Utility plans will need to be submitted for the general plan of
development and shall be subject to the City Engineer review and approval.
Sidewalks/Trails. The site plan indicates the addition of new sidewalks as part of the
additions to the main campus. A sidewalk is added on the west side of Norwich
Avenue and connects to the trail on 58th Street. Sidewalks are added in front of the
proposed buildings and provide connections to the parking lot. The Parks Commission
and Planning commission should comment on the concept plans for the sidewalks.
LI hting /Signage. Preliminary plans for lighting have been provided. Detailed plans
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for lighting and any signage will need to be presented for general plan of development
review.
CONCLUSION/ RECOMMENDATION
Based upon the submittals and review herein, City staff recommends the approval of
the concept plan for the skilled care addition, memory care addition, and historic village.
The concept plan should be recommended with a condition granting concept plan
approval until the end of 2008. That would allow the 28 unit memory care center,
p
related adult and child care, conservatory, and tunnel approvals to remain in place ?until
the general plan of development applications are made for that phase of construction.
The concept plan approvals are recommended with the following conditions:
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1. pp
Concept plan approval shall extend to December 31 2008 for this application
p
P
City o Sns ru tion and
2. The Planning Commission and city council should comment n
timing of the 28 stall parking lot adjacent to the historic village.
• eer shall approve all driveway 3. The City Engineer pp Y locations from 58 Street.
4. Detailed floor p lans with dimensions and square footages shall be provided for
general plan of development review,
5. Detailed elevation diagrams with dimensions shall be provided for each building
to determine building heights as part of general plan of development review.
6. The Cit y and VSSA should discuss construction of a park shelter in the City park
as a joint venture. eirWitAlb), 5 HA-,
4di empvi t
Commission and Planning Commissio shall review all proposed
7. The Parks �ornnn� g
sidewalk and trail connections and provide input for general plan submittal.
8. The applicant shall submit detailed plans as part of general plan of development
pp
review related to off - street parking locations, design and number of stalls.
9. Material samples for all proposed buildings shall be required as part of general
plan of development review.
10. The applicant shall submit a detailed lighting plan as part of general plan of.
development review.
1 1 , Th e applicant shall submit tree removal and tree preservation plans subject to
review of the City Arborist.
12. The applicant shall submit detailed landscape plans as part of general plan of
development approval subject to approval of the City Arborist.
18. S na e details will need to be provided as part of general plan of development
g g
approval.
14. A detailed g rading and drainage plan will need to be submitted subject to review
and approval of the City Engineer.
15. The utility plan is reviewed as part of general plan of development and is subject
to review and approval of the City Engineer.
16. A snow removal and storage plan shall be submitted by the applicant.
17. The Police Chief and Fire Chief should comment on any safety vehicle access
issues of the access points, driveways, or of the general site plan.
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18. The applicant shall be required to enter into an amended development contract
with the City specifying the conditions of approval and address the issues related
to phasing the development.
19. Any other conditions of City staff, Planning Commission, Parks Commission or
City Council.
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A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY
VSSA FOR CONCEPT PLAN APPROVAL FOR A SKILLED CARE
ADDITION, MEMORY CARE ADDITION, AND A HISTORIC VILLAGE
ON THE BOUTWELLS LANDING CAMPUS
AT 58 STREET AND NORWICH AVENUE NORTH
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from VSSA for
concept plan approval for a skilled care addition, memory care addition, and a historic village on
the Boutwells Landing Campus at 58 Street and Norwich 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
to the Community Development Department consisting of the following items:
and
SEE ATTACHMENT B
3. The subject property is zoned PUD, Planned Unit Development District in
which the proposed uses are permitted and conditional uses;
4. The City staff prepared a planning report dated November 1, 2005
reviewing the request for the PUD concept plan review; and
5. The November 1, 2005 planning report recommended approval of the
concept plan review subject to the fulfillment of conditions; and
6. The Planning Commission held a public hearing at their November 10,
2005 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 VSSA for concept plan approval for a skilled care addition,
memory care addition , and a historic village on the Boutwells Landing Campus at 58 Street and
Norwich Avenue North and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval subject to the following conditions:
1. Concept plan approval shall extend to December 31, 2008 for this application.
2. The Planning Commission recommends that the 28 stall parking lot adjacent to the
historic village shall be allowed as proof of parking and constructed as needed or as
required by the City.
3. The Cit y Engineer approve ineer shall a prove all driveway locations from 5 8th Street.
4. Detailed floor plans with dimensions and square footages shall be provided for general
plan of development review.
5. Detailed elevation diagrams with dimensions shall be provided for each building to
determine building heights as part of general plan of development review.
6. The City and VSSA should discuss construction of a park shelter in the City park as a
joint venture.
7. The Planning Commission recommends that a sidewalk be constructed on the west side
of Norwich Avenue to connect the front of the main campus to 58 Street.
8. The applicant shall submit detailed plans as part of general plan of development review
related to off-street parking locations, design and number of stalls.
9. Material samples for all proposed buildings shall be required as part of general plan of
development review.
10. The applicant shall submit a detailed lighting plan as part of general plan of development
review.
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11. The applicant shall submit tree removal and tree preservation plans subject to review of
the City Arborist.
12. The applicant shall submit detailed landscape plans as part of general plan of
development approval subject to approval of the City Arborist.
13. Signage details will need to be provided as part of general plan of development approval.
14. A detailed grading and drainage plan will need to be submitted subject to review and
approval of the City Engineer.
15. The utility plan is reviewed as part of general plan of development and is subject to
review and approval of the City Engineer.
16. A snow removal and storage plan shall be submitted by the applicant.
17. The Police Chief and Fire Chief should comment on any safety vehicle access issues of
the access points, driveways, or of the general site plan.
18. The applicant shall be required to enter into an amended development contract with the
City specifying the conditions of approval and address the issues related to phasing the
development.
19. Any other conditions of City staff, Planning Commission, Parks Commission or City
Council.
Recommended b y Planning the Plannin Commission of the City of Oak Park Heights this 10 day
of November 2005.
ATTEST:
Eric A. Johnson, City Administrator
Mike Runk, Chair
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A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY
VSSA FOR CONCEPT PLAN APPROVAL FOR A SKILLED CARS
ADDITION, MEMORY CARE ADDITION, AND A HISTORIC VILLAGE
ON THE BOUTWELLS LANDING CAMPUS
AT 58 STREET AND NORWICH AVENUE NORTH
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from VSSA for
concept plan approval for a skilled care addition, memory care addition, and a historic village on
the Boutwells Landing Campus at 58 Street and Norwich Avenue North; and after having
conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights
recommended that the request be approved with conditions. The City Council makes the
following findings of fact and resolution:
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
follows, to wit:
and
and
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
SEE ATTACHMENT B
3. The subject property is zoned PUD, Planned Unit Development District in
which the proposed uses are permitted and conditional uses;
4. The City staff prepared a planning report dated November 1, 2005
reviewing the request for the PUD concept plan review; and
5. The November 1, 2005 planning report recommended approval of the
concept plan review subject to the fulfillment of conditions; and
6. The Planning Commission held a public hearing at their November 10,
2005 meeting, took comments from the applicants and public, closed the public hearing, and
recommended that 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 VSSA for concept plan approval for a skilled care addition,
memory care addition, and a historic village on the Boutwells Landing Campus at 58 Street and
rn y
Norwich Avenue North and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights subject
to the following conditions:
1. Concept plan approval shall extend to December 31, 2008 for this application.
2. The 28 stall parking lot adjacent to the historic village shall be allowed as proof of
parking and constructed as needed or as required by the City.
3. The Cit y Engineer pp En ineer shall approve all driveway locations from 58 Street.
4. Detailed floor plans with dimensions and square footages shall be provided for general
plan of development review.
5. Detailed elevation diagrams with dimensions shall be provided for each building to
determine building heights as part of general plan of development review.
6. The City and VSSA should discuss construction of a park shelter in the City park as a
joint venture.
7. A sidewalk be constructed on the west side of Norwich Avenue to connect the front of
the main campus to 58 Street.
8. The applicant shall submit detailed plans as part of general plan of development review
related to off-street parking locations, design and number of stalls.
9. Material samples for all proposed buildings shall be required as part of general plan of
development review.
10. The applicant shall submit a detailed lighting plan as part of general plan of development
review.
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11. The applicant shall submit tree removal and tree preservation plans subject to review of
the City Arborist.
12. applicant a licant shall submit detailed landscape plans as part of general plan of
development approval subject to approval of the City Arborist.
13. Sign age Si a e details will need to be provided as part of general plan of development approval.
14. grading 4. A detailed adin and drainage plan will need to be submitted subject to review and
approval of the City Engineer.
15. The utility p lan is reviewed as part of general plan of development and is subject to
review and approval of the City Engineer.
16. A snow removal and storage plan shall be submitted by the applicant.
17. The Police Chief and Fire Chief should conment on any safety vehicle access issues of
the access points, driveways, or of the general site plan.
18. The applicant shall be required to enter into an amended development contract with the
Cit y specifying the conditions of approval and address the issues related to phasing the
development.
2005.
ATTEST:
Approved b y City City the Cit Council of the Cit of Oak Park heights this 22 day of No vember
Eric A. Johnson, City Administrator
David Beaudet, Mayor
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