HomeMy WebLinkAbout1998 09-08 NAC Planning ReportPLANNING REPORT
TO: Tom Melena
FROM: Scott Richards
DATE: 8 September 1998
RE:
FILE NO:
BACKGROUND
Phase 1:
Phase 1, Stage 1
NORTHWEST ASSOCIAI ED CONSULTANTS
COMMUNITY PLANNING DESIGN MARKET RESEARCH
Oak Park Heights Valley Senior Services Alliance
General Development Plan Phase 1, Stage 1
798.02 98.02
Valley Senior Services Alliance (VSSA) has made application for rezoning to Planned Unit
Development and partial General Plan of Development approval for Phase 1 of the senior
housing and care facility. Phase 1 approvals and construction is proposed for 1998 and
1999 to include the following:
Independent Living Apartments 90 units
Alzheimer Assisted Living 36 units
Assisted Living 60 units
Duplexes 42 units
Central Dietary/Kitchen and
Laundry/Office Building 75,000 square feet
Private Recreation Center and Tennis Courts
ENCLOSURE 2
The approvals currently being requested include partial General Plan of Development for
Phase 1 to include the following:
Preliminary Plat
Grading and Drainage Plans
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 612-595-9837 E-MAIL NAC WINTERNET.COM
Utility Plans
Street Plans
Model Home Location
Preliminary Site Plans
Private Construction of Roadway and Utilities with Bonestroo, Rosene, Anderl i k
as the Design Engineer
Construction Permit for Phase 1, Stage 1 Site Grading, Drainage, Utilities
and Streets
VSSA is asking for partial General Plan of Development approval for Phase 1, Stage 1 to
allow the initial site grading, construction of utilities, construction of the base for the
roadways, and to begin construction on the model home in 1 998.
Detailed plans for General Plan of Development approval of Phase 1, Stage 2 will be
forthcoming from the applicant once the preliminary plat, grading and drainage and other
plans are approved. It is expected the Planning Commission and City Council will hold
public hearings and consider approval late fall /early winter for the remaining Phase 1
plans,
Attached for reference:
Exhibit A: Schematic Site Plan Phase 1 and 2
Exhibit B: Schematic Site Plan Phase 1
Exhibit C: Preliminary Plat
Exhibit D: Preliminary Grading Plan
Exhibit E: Preliminary Wetland Replacement Plan
Exhibit F: Preliminary Utility Plan
Exhibit G: Preliminary Storm Sewer Plan
Exhibit H: Tree Preservation Plan
Exhibit 1: Proposed Floor Plan Model Home
Exhibit J: Application Form and Letter
ISSUES ANALYSIS
Zoning. The entire site is currently zoned 0, Open Space Conservation. The area to the
south of 58th Street w i l l be zoned P U D. The area to the north of 58th Street has already
been approved by the City Council for a Central Business District (CBD) zone. The actual
motion and action to be taken on the rezoning will not be done until final General Plan of
Development approval for Phase 1. At that time, only that area which encompasses Phase
1 will be rezoned. The area included in Phase 2 will be rezoned when approvals are
considered for that aspect of the overall project.
2
Subdivision Preliminary Plata A preliminary plat of Phase 1 has been presented for
review and is found as Exhibit C of this report. The plat submitted is actually a site survey
and does not include all of the necessary elements of a preliminary plat. The plat name
should be identified; lots, blocks and outlots should be shown; all easements should be
identified and the other requirements specified in Section 402.06, Plat and Data
Requirements of the Subdivision Ordinance must be complied with. A complete
preliminary plat submission will be required as a condition of approval of the PUD for
Phase 1, Stage 1.
A review of the site survey submitted yields the following comments:
1. The townhome units on the far east side of the Phase 1 development have not been
platted as separate unit lots. If the intent of VSSA is to sell these units, then they
should be platted as separate unit lots.
2. Staff recommends that the townhome units be constructed at least 20 feet from the
boulevard right-of-way. This would affect the plat for three units on the westerly
side of Phase 1. The plat should be revised to reflect this recommendation.
3. The site survey identifies the main park, but does not specify the wetland area to
the west that is to be dedicated as park land. Additionally, all storm water retention
areas that are to be dedicated to the City must be indicated on the preliminary plat.
4 The 90 unit cooperative building should be constructed with 30 foot side yard
setbacks specified for institutional buildings in the Zoning Ordinance. A 10 foot
side yard setback to the north and a 20 foot side yard setback on the south has
been specified on the site plans. The property line between the cooperative unit
and the park should be adjusted accordingly. Additionally, staff recommends that
the City not accept that area directly to the north of the cooperative unit as park
dedication. This 2.5 acre parcel would not be usable for park purposes. A further
discussion of the staff recommendation is found in the park dedication section of
this report.
5 The right-of-way specified to provide eventual access to Baytown Township has
been identified in all of the plans except the plat.
6. All right -of -way for 58th Street, the main boulevard and other roadways to be
dedicated to the City must be included on the preliminary plat.
7. The plat must be shown in preliminary plat format in accordance with Section
402.06 of the Subdivision Ordinance.
3
Site Plan Review. The site plans presented for Phase 1 are essentially the same as
approved for Concept Plan approval. The comments related to the plans are preliminary
in nature in that the final plans would be approved as part of General Plan review later in
the year. Most of the following comments are related to setback issues.
1. As indicated in the Subdivision Preliminary Plat section, the 90 unit cooperative
building should be constructed with 50 foot front and rear yard setbacks and 30 foot
side yard setbacks based upon what is allowed in the Zoning Ordinance for similar
institutional buildings.
2. The 90 unit independent living facility, as part of the main campus, should be set
back at least 50 feet from the boulevard right -of -way. As shown on the site plans,
the front of the building, near the main entrance is only setback 30 feet.
3. All parking lots in the development should be set back at I east 10 feet from right -of-
way or property lines. The parking lots around the main campus, and the parking
lot adjacent to the park shelter do not comply with this requirement.
4. The recreation center should be set back 30 feet from the boulevard right -of -way.
5 The tennis courts should maintain at least a 10 foot setback or preferably a 20 foot
setback from the boulevard right -of -way.
Grading and Drainage Plans. Preliminary grading and drainage plans have been
submitted to the City for review. The grading and drainage plans shall be subject to review
and approval by the City Engineer and the applicable Watershed Districts. The storm
water systems w i l l be designed and inspected by the City Engineer.
Utility Plans. Preliminary utility plans have been submitted to the City for review. The
utility plans are subject to review and approval by the City Engineer. The utility systems
will be designed and inspected by the City Engineer.
Street Plans. Preliminary street plans have been submitted to the City for review. The
street plans are subject to review and approval by the City Engineer. The streets w i l l be
designed and inspected by the City Engineer, but the City Council may allow VSSA to hire
contractors to complete the construction of the streets and utilities. VSSA will be required
to dedicate all right -of -way necessary for 58th Street and the main boulevard within the
site.
The boulevard with access to 58th Street is a 100 foot right -of -way with center medians.
All center median areas should be designed with a width of at least 10 feet. The roadway
access into the twin homes and one four -piex of Phase 1 will be via private roads that will
be maintained by VSSA. The proposed widths for the private roadways is approximately
4
24 feet and the cul- de-sac has a radius of approximately 40 feet. The City Engineer
should comment on the adequacy of these private streets. Additionally, the Police Chief
and Fire Chief should comment on any safety vehicle access issues with the building
layout and public /private access. A snow storage removal plan should be submitted by
VSSA to determine the adequacy of the private streets for this purpose.
The plans also indicate an emergency access from the main boulevard to 55th Street
within the River Hills neighborhood. The access would be dedicated to the City, be for
emergency vehicles only, and maintained throughout the year by VSSA.
Park Dedication. VSSA has proposed a park land dedication of approximately 13 acres
including the main park and the area to the west that encompass the wetlands. The 13
acres does not include the wetland area below the 100 year flood elevation. Staff
recommends that the area north of the 90 unit cooperative unit not be accepted as park
dedication. This would reduce the and to be dedicated by VSSA to 11.10 acres. The
City's requirement for land dedication, based upon total buildout of the project will be 1 0.95
acres. The issue of land dedication will need to be decided at this time in that it will affect
the preliminary plat and building setbacks. The cash dedication issue will not need to be
decided until the second stage of Phase 1 review. Staff recommends that the Planning
Commission and Park Commission also determine if the area on the far easterly area of
the main park is acceptable due to the significant slopes. The issue of how much and
where park land is to be dedicated is an issue for the Planning Commission and Park
Commission to recommend and the City Council ultimately decide.
The preliminary plans indicate the proposed layout of the trail system within the VSSA
development. Although the locations of the trails do not need to be determined at this
time, direction from the Planning Commission and Park Commission on these issues would
assist in the design process. Staff offers the following comments:
1. Trail connections to the 58th Street trail should be provided near the westerly
access of the boulevard.
Trail connections should be made to the 56th Street right -of -way in Autumn Ridge
and the 55th Street right -of -way in River H i l l s
3. A trail should be provided along the west side of the main park. Access should be
provided along the ridge to provide a connection to the 58th Street trail.
A trail should completely circle the wetland area to the north of the 90 unit
cooperative building.
5
5. The City and VSSA shall determine, through the development contract, a system
of trail maintenance and the establishment of a "special service district" funded in
part by VSSA.
6. Further comments by the Planning Commission, Park Commission and City Council.
Tree Plan. A preliminary tree preservation plan has been submitted to the City. The plan
Tacks detail as to the major groupings of trees, especially those to the south of the large
wetland complex that w i l l be affected by the roadway improvements, and the trees that w i l l
be removed for the 90 unit cooperative building. Staff had requested a tree plan that
included all the groupings of trees that would be impacted by grading, buildings or
roadways. The plan submitted only highlights some of the large tree groupings to be
impacted. The tree removal and preservation plans shall be subject to the City's Tree
Protection Standards, and Tree and Shrubs Planting Standards, as well as the review and
approval of the City's Arborist. Staff will work with VSSA's project engineer to provide
more complete tree removal and preservation plans.
Model Home. As part of the current request for approvals, VSSA would like to be allowed
to construct a model home in the northwest corner of the project. The model home would
have immediate access off of 58th Street via the boulevard. The location of the model
home is found on the site plan in Exhibit B. The Zoning Ordinance allows for model
homes, but only with City Council approval. VSSA will be required to submit elevation
plans for the twin home unit for Planning Commission recommendation.
Development Contract. The City Attorney is drafting a development contract to address
all issues related to Concept and General Plan of Development Approval as well as
roadway, utility and park construction. The applicants will be required to enter into a
development contract with the City after the General Plan approvals pertaining to the
current request have been granted.
General Plan of Development Approvals Phase 1, Stage 2. If General Plan approvals
are granted for Phase 1, Stage 1, plans will then be submitted by VSSA to complete the
General Plan of Development approvals. Plans required as part of Phase 1, Stage 2
include, but are not necessarily limited to:
Parking Lot Design and Stalls
Detailed Park Shelter, Tot Lot and Facility Plans
Complete Traffic Analysis
Architectural Elevations, Material Plans for all proposed Buildings
Lighting Plans
Landscape Plans
Signage Plans
6
Any details required by the City Engineer related to grading, drainage,
utilities or streets.
Any details required by the City Attorney for the Development Contract.
RECOMMENDATION AND CONCLUSION
Our office, having completed a review of the submitted materials, finds that the applicant's
request for a preliminary plat, grading and drainage plans, utility plans, street plans, model
home location and other preliminary site plans for the Valley Senior Services Alliance
project are acceptable subject to the conditions found below. Additionally, the City Council
will need to consider the request by VSSA to allow private construction of roadways and
utilities Bonestroo, Rosene and Anderlik to do all engineering and inspection) and a
construction permit for Phase 1, Stage 1 site grading, drainage, utility and streets in 1 998.
The rezoning to Planned Unit Development will occur in conjunction with the approval of
the Phase 1, Stage 2 General Plan of Development.
The City Council of the City of Oak Park Heights hereby approves the PUD General Plan
(Phase 1, Stage 1) for the VSSA Senior Life Community subject to the following conditions:
Approval is granted only for Phase 1, Stage 1 General Plan of Development to
include the following:
a. Preliminary Plat
b. Grading and Drainage Plans
c. Utility Plans
d. Street Plans
e. Model Home Location
f. Preliminary Site Plans
g. Private Construction of Roadway and Utilities with Bonestroo, Rosene and
Anderlik as the Design Engineer
h. Construction Permit for Phase 1, Stage 1, Site Grading, Drainage, Utilities
and Streets
2. The zoning of Phase 1 to PUD District will be done only after approval of the
General Plan of Development for Phase 1, Stages 1 and 2.
3 The preliminary plat is to be resubmitted subject to the comments found on page
3 of the 8 September 1 998 planning report.
4. The preliminary site plan is approved subject to the comments found on page 4 of
the 8 September 1998 planning report.
7
5. Preliminary grading and drainage plans are subject to review and approval by the
City Engineer and the applicable Watershed Districts. The City Engineer shall
design and inspect all storm water systems.
6 The submitted utility plans are subject to review and approval by the City Engineer.
The City Engineer shall design and inspect all utility installations.
7. The submitted street plans are subject to review and approval by the City Engineer.
The City Engineer shall design and inspect all street installations.
8 A snow removal and storage plan shall be submitted by VSSA.
9. VSSA will be required to dedicate all right -of -way necessary for 58th Street, the
public boulevard, and all public rights -of -way within the project.
10. Alt center medians within the main boulevard shall be designed to be at least 10
feet wide.
11. The City Engineer shall determine if the proposed roadway width and cul-de-sac
dimensions are adequate. The Police Chief and Fire Chief should comment on any
safety vehicle access issues of the private roadways or of the general site plan.
12. VSSA shall maintain all private roadways and the public emergency vehicle access
from the boulevard to 55th Street within the River Hills neighborhood.
13. The Planning Commission and Park Commission shall determine the appropriate
area and acreage of park land dedication within the Phase 1 area.
14. Trail locations shall be determined by the Planning Commission and Park
Commission subject to the comments found on page 5 of the 8 September 1998
planning report.
15. VSSA shall resubmit the preliminary tree preservation plans subject to the staff
comments found on page 6 of the 8 September 1998 planning report.
16. VSSA shall submit elevation plans for the model home unit subject to approval of
the Planning Commission and City Council.
17. VSSA shall be required to enter into a development contract to address all issues
related to Concept and General Plan of Development approval.
8
18. Any other conditions of City staff, Planning Commission, Park Commission or City
Council.
pc: Skip Sorenson
Barb Barry
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Valley Senior Alliance
9-01-1998 9 :1 7AM FROM BARRY AND ASSOC:. 8223827
92 7, Wes r ,Churchill Street
tf1 linncsottt' 55082
612} 631-615.6
x
(612) 631 -6103
August 28, 1998
Dear fir. Melena:
Mr. Thomas M.
Melena
Administrator r
City of Oak Park Heights
141.68 'North .57 Street d 4
Oak Park Heights, Minnesota 55082
E: Valley Sens
.o ServicesrAlliance hand aelivered
PUD P artsa l General P3 an Approval
1
ti
As a part of the site gradin work we ill be removing a number of trees. We plan to
move some df thern to the easterly portion of the site near the River Hills neighborhood
to serve as a buffer and enhance that area 'of the site..
We are pleased to submit our Development App l i cat ion for partial pUD General Plan
approval` of Phase 1 6fthe ValleySenior Services Affiance project.. Alo.enclosed are a
copy of the Purchase Agreement and our check in the amount of $2,;400.00. The
Architect has arranged to deliver the plamsets separately on Monida r to Scott Richards at
his office for distribution
1n addition to the Partial General Plana roval,,we also request a oval of the
pp ply'.
Preliminary Plat; authorization for staff to approve construction of one ]ex unit At the
pp p
northwest corner of the site for, a model; peFrission to privately `construct the. Phase Z
roadways with Borlestroo taking over as the engineer; and authorizatibn for
construction permit. for Phase I site grading, draina e utility ar d,street work. t is still
our desire to do the sitework this fall,. even if 58 Street construction is delayed until next
spri.ng
We should also note that our phasing has been mOdif ed sii fitly.. Construction of the
private recreation center and tennis cotes '.st south y
l� th of the arkwa y has been moved u
ti p
to Phase 1+ portion of the assisted living units has been moved, to Phase II. We are
now' Tannin 'to still construct 126 assisted livin units but i
p g stead of them all on
the market in Phase 1, we plan to do'60 units•in Phase 1 and 66 units iii Pliasp 11.
P.
EXHIBIT �J
9 9 08AM FROM BARRY AND ASSUC. 8223627
r P r
1 1
V alley. enion' 4 .frv4
92 7 West Ch ur'dh iil Street'
1 wi t r /n)2sota 55082
612) 631 -6156
(612) 631 -6108
Letter to ,Thomas M. Melena`
August 28 1998
ti
Page Two
We would like to reiterate our request that any new water ava:ila.bility charges that the
City establishes be waived for phase l of this development, The project was begun and
submitted to the City before any such charges :were in place: We also,request tharno
performance, bond be required for the development.
We are anxious to getgoingon the Dei n. elophet Agrerneht and to wa work out terms for
the City Engineer to steplin as the Engineer of record for the roadway construction. We
appreciate the'time and hard work that the staff and City elected and appointed officials
have devoted to this project already,' We believe it will be a real asset to the q
conmtir i
in fdr so many ways, Thank you for your consideration..
Respectfully,
arbara. P. airy
Valley Senior Services
ti
End
En
CC Sit Richards
Dari Lindh 7 Presbyterian: Homes
s
Jeanie Hocking Crobcdale
Curt Gessl er La_keviev Hospital
a nonprofit co]Iabormive,efkort of Lakrvicw Hospital, C;rorxdale Residency' c. Apar Ind Presbyterian Hcnies cat Minncs❑t
9-01-1998 9 08AM FROM BARRY AND AS U(2. 822362/
th Street North
L o> 2007
L) 'a(•k Heights, LN 55082
r• 4439 Fax: 612/439 -0574
ileI Name: o Amer
p pp U rat (If other than owner)
vt Request(s):
X
City:
Telephone (Horne):
City:
Oakdale
Address: 1817 Geneva Avenue North
St. Paul
Barb Barry
1'c:1e pho n omlo 8
(Business):
Name: Valley Senior Services Alliance
c/o Presbyterian Homes Housing
Address: 3220 Lake Johanna Blvd
Zoairig District .mend. eat
Conditional Use Permit
Variance: Single Pamily Residential
Variance: Other Residential /Corn..merciaiiIndustrial
Subdivision
Subdivision: Minor
Dan Lindh
(Business): 631-6100
(grading, drainage, roadways, utilities,
State: MN
State:
oM•q �.�Y.Y�Y.•-�a..o .v
x 1' OF OAK
PA:R:K HEIGHTS kg DEVELOPMENT APPLICATION
MN
and
Dtcription of Request(s): PUD General Plan Approval of Phase
Base Fee:
Escrow Amt:
Date Piled:
dareeully and answer all questions thoroughly, Only complete applications will be accept d after validation
Administrator and prior to acceptance of required processing fees /deposits.
3tiir‘m tire‘ Location of Property: 58th Street North
Description of Property
u dditionai sheet if necessary): Tracts F G and H, Re i s tered Land
Survey No. 114, Washington County, Minnesota
(Fax
Zip 551 2 8
Attn.: Dan Lindh
Assisted
Living,
Zip:
5.5112
(Fax): 631
Home Occupation
Florae Occupation: Minor
:POD: Concept Flan
X PUD: General plan
Comprehensive Plan Amendment
Street Vacation.
Partial
Pd.
lid.
Inc.
site plan) Preliminary Plat;
Model Unit; Grading, Drainage, Roadway and Utility Construction Permit
9-U1-19',28 9 U A 1 1-RUM EAkkY ANU A U(. b 2
Page Two, City of Oak Park Heights Development Application
11 a request for a pLanrwzglzoning action on the subject site or any part thereof has been previously sought, please
describe it below:
what? PUD rezoning and Concept Plan approval requested on June 26, 1998 and
received by City Council action on July 28, 1998
Where?
The undersigned acknowledges that she/he understands that before this request can be considered andIor approved, all
required i fonnction and fees, including any deposits, must be paid to rhe City, and if faddirianalfees are required to cover
costs incurred by the City, the City Administrator has a right to require additional payment from one or more of the
mdersigned, who shall be jointly and severely liable,fo' r such fees. Please refer to the fee schedule, as updated by rhe City
Council on page 3 of this application.
An incomplete application will delay the processing and may necessitate a re- scheduling of the review time frame. The
application approval time line commences and an application r considered complete when all required information cowl fe es
are submitted to the City.
Si y (60) Day Wager: Vie City hereby notifies the appl e that development review may not be completed.within the
requb-ed 60 days due to pub c hewing requirements and age raw therefore, the City is taking an automatic 60-day
extension for clevelopmew review. Development resew wiZ be completed within 120 days mss additional review
extensions are approved by the applicant.
Signatures) of Owner(s):
Sign: rure(s) of Applicant(s):
.approved
Denied by the City Council on,'
Date
Date:
Date:
Date:
(date)