HomeMy WebLinkAbout1998-07-10 NAC Planning ReportTO: Yom Melena
FROM: Scott Richards
DATE: 10 July 1998
RE: Oak Park Heights - Valley Senior services Alliance.
PUD Concept Plan Review .
FILE NO: 798.02 - 98.02 .
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Application. Malley Senior services Alliance (VSSA) has made application for rezoning
to Planned Unit Development and Concept plan approval of the Haase property south of
58th Street. The property is now zoned C, open Space Conservation. The property to the
south of 58th Street is part of the PUD for senior housing and care facilities, the remaining
property to the north of 58th street is proposed to be rezoned to C l3 D, Central B usiness
District and be developed as part of the City's Town Center concept.
VSSA is a nonprofit organization funded by Presbyterian Homes Housing and Assisted
Living, Inc., Lakeview Hospital, and Croixdale Residence and Apartments. The alliance
is dedicated to serving older adults in Washington County and the St. Croix Valley.
Market. The campus for older adults south of ' 58th Street would include duplex and
cottage units, independent living apartments and cooperative, assisting living facilities,
dementia /Alzheimer living facilities, and a central area that will provide health services,
food service, and laundry. The facilities would be situated around a City park with
extensive trail systems providing connections internal to the site and to neighborhoods and
commercial areas that surround the site.
The applicants have completed a comprehensive market study and have concluded that
an opportunity exists in that there are few older adult services currently in place in the oak
Para Heights/Stillwater area. The demand for services and housing facilities, as provided
with the planned VSSA development, are expected to increase by more than 30 percent
in the St. Croix Valley over the next decade.
5775 WAYZATA BOULEVARD. SUITE 555 BT. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9S37 E -MAIL NAG @ WINTERNET.COM
Staging. The uv�,,.4oprnent is planned to be constructed in two phases, Phase I is
expected to begin the Pail of 1998 as soon as financing, plans and approvals are in place.
Phase I will consist of 90 units of independent living apartments, 86 Alzheimer/dementia
units, 126 assisted living units, 42 duplex units, and central facilities including dietary/
kitchen, laundry and other Central offices and amenities. After market absorption of Phase
1, Phase 11 is planned to Consist of 90 independent living Cooperative units, 68 skilled
nursing units, and .1 08 Cottages, quad homes and duplex units. Adult day care and -other
central services and amenities would also be added at this time.
Layout. The development has been designed to complement the surrounding Current
and planned property uses. As requested by neighbors in the Autumn Ridge and River
Pulls neighborhoods, streets that had been planned to continue into this property will not
be constructed. Significant setbacks have been provided from existing single family
homes. Trails throughout the project will wrap around lakes and ponds on the site and link
existing trails to -the City Park that will be developed as part of the project.. The project has
also been phased to - provide a reasonable transition of land uses and densities. Low
density cottages and duplexes are adjacent to existing single family and the .multi story,
multi family housing and health Care facilities are in the center of the development and
towards 58th street, adjacent to the areas planned for future Commercial uses.
Attached for reference;
Exhibit A - Site Plan
Exhibit B - Conceptual Grading Plan
Exhibit C A Conceptual Utility Plan
Exhibit D - site Section - Assisted Living Facility to River Hills Neighborhood
Exhibit B - Floor Plans (Three Sheets)
Exhibit F - Park Dedication Memo Dated 24 June 1998
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Comprehensive Plan. The subject site is Currently designated for low density residential
by the City's 1991 Annexation Area Comprehensive Plan Amendment. In that the City Is
Currently in the process of updating the Comprehensive Plan, the new Land Use Map and
text will be revised to reflect a Combination of high density /mid density and low density
residential use as well as the City park land if the City is agreeable to the proposed uses
as reflected in this Concept plan. The Planning Commission and City Council should
Comment at this time regarding the overall Change in land uses for the area in question.
Zoning. The entire site is Currently zoned D, open space Conservation. The area to the
south of 68th Street will be zoned PUD with the R -B, Residential Business - Institutional
District as the underlying basis for zoning standards. Due to the variety In types of uses
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and densities, the PL ling and approvals will allow low fo E� rehens ive approach to
evaluating and addressing the applicant' P s proposal. Also, it allows for a reasonable
method for review and approval of a phased development.
Adjacent Uses. Uses adjacent to the subject site are listed below. The ro osed uses
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of the site are generally compatible with others in the area. However attention will need
to be given to protecting the single family neighborhoods to the east and west from any
potential impacts.
North of site: Present zoning - partially o, open Space and partially B-2 General
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Business District. Present use - some vacant, a Wal-Mart, auto salvage and retail
near Highway 88,
is South of site: Not in city - Baytown Township. Present use - large lot single
family. .
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Is East of site: Present zoning - partially o, open space and artiall R -� Single
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Family Residential. Present use m single family neighborhoods River Hills /some
vacant land.
Vilest of Site: Present zoning - partially R-1, partially o, open Space. Present use
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single family neighborhood (Autumn Ridge) and the Environmental Learning
Center for High school.
Subdivision. As part of the General Plan of Development approval P rocess a
preliminary plat will be presented for review. Skip Sorenson, the project architect has
indicated that the main campus, which includes the gown center, assisted housing,
independent living, etc. would be platted as one lot. The two park facilities would be
platted as two separate lots, and the 90 unit senior cooperative building as one lot. The
clusters of twinhomes in the first phase would be platted as two separate lots and the
second phase of housing in the lower acreage would be platted initially as an outlot. The
roadways would be platted to city standards for right -of -way and would be dedicated to
the c ity.
General Design Review. Upon review of the concept lan, our office has the following
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general comments on the layout of the project:
It appears as though the main entrance of the facility faces south, away from 58th
Street. The employee parking and what appears to be the service entrance would
be accessed off of 58th. Wouldn't the complex be more accessible and less
confusing to visitors if its orientation and front entrance was to 58th? It seems as
though the front facade /entrance should be moved to welcome people to the
complex off the main access road.
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2, The plans .�7, i�..Ald be reviewed by the Fire Chief, Puiice Chief and ethers concerned
with emergency vehicle access to determine if proper access is being allowed for
the complex.
3. Use of combined driveways, as indicated for the single family dwellings. in Phase
11 should be encouraged for all units.
4. Related to the twinhome development in the northwest corner of Phase-1, the two
twinhomes in the center area created by the roadway are in an awkward
configuration. possibly the southerly facing twinhome could be oriented to the
west, creating more usable open space.
5. The orientation of buildings, especially in Phase 11, should be altered slightly so that
homes do net directly line up with street ends.
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The three cul db not meet City standards for maximum le'ng'th. The dead -
end streets should be redesigned to reconnect with the main drive or be
considerably shortened.
7. Medians are not provided for the primary entrance to the main campus.
8. The lone house in Phase 11, adjacent to the southeast pond, seems -out of'context.
It should be combined with other existing hones or additional homes could be
added.
0. The driveway for the twinhomes in the northeast corner of Phase in should line up
with the entrance to the senior cooperative building.
10. The City trail along 58th street should be identified on the - plans to show
interconnections.
. More trail crosswalks should be identified on the plans in anticipation of
pedestrian /bicycle movements through the site.
12. The trail system should be extended in Phase 11 so that it follows the main roadway
system throughout the development.
Park Dedication. Section 402.08 of the subdivision Ordinance requires a land dedication
for residential development for the construction of City parks. The City has planned a park
in this area since the property was first annexed. When the surrounding property was
planned for single family residential, the Park Commission had developed a plan for a 28
acre park with two park shelters, large child play area, a baseball /softball field, soccer field
and a trail system around the exi -ting wetland complex. The VSSA project is proposing
the dedication of park land to the City and the construction of an extensive trail system.
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Based upon the cur. dvelopment program for both P and 11 of the J ro'ect the
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park dedication requirements were calculated by our office in a memo dated 24 June 1998,
The memo is attached as Exhibit F. The land * dedication for that area developed
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residentially south of 58th Street would be 10.95 acres. The-area north of 58th Street
which is to be developed with commercial land uses, would require a cash dedication
dication
equaling $1,750 per acre.
Most of the land proposed to be dedicated is encumbered with the existin g - wetland
complexes that are likely to be expanded as part of the project. Additionally, much of the
land to be dedicated is near 58th Street and is not usable for park purposes. A more
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accurate calculation of the area to be covered by wetlands will be needed to determine
a reasonable land dedication. staff makes these initial recommendations in terms of ark
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dedication for review and comment by the Park Commission, Planning commission and
City council.
A reasonable, usable 18nd'area free of wetland/storm water o d' . - .
p n jng encumbrances
be dedicated to the city for park land purposes.
2. VSSA is to grade, seed /sod and landscape all areas to be dedicated as City ark
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to the City's satisfaction before it s dedicated to the city.
3. VSSA is to construct all of the paths shown on the approved plan built to Cit
specifications as indicated in the comprehensive Bicycle and Pedestrian Trail
System Plan). The trails within the dedicated park land will be maintained by the
City. Trail maintenance will be paid for by a "special service district" funded in p art
by VSSA. All trails outside of the park lands shall be the maintenance responsibilit
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of VS SA.
4. VSSA shall be responsible for construction of an enclosed park shelter. with toilet
facilities; design of such shall be agreed to by the city and VSSA.
5. VSSA shall construct the parking lot adjacent, to the park shelter.
8. VSSA shall construct a child's play area to the specifications of the Park
Commission and city council.
The specifics of each of these recommendations will need to be discussed further as part
of the General Plan of Development review and approval.
Assessments. The applicant will be required to pay all assessments for the construction
of 58th Street as well as area changes (sewer, water, and storm water fees) at the time of
final plat approval. The amount of these fees will be calculated by the city Engineer.
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nvi 'Act. A review of the . "Guide Lo ine Rules" of the Minnesota
Environmental Review Program reveals that the proposed development will not create the
need for an Environmental Assessment worksheet (EAW).
Lot Area and Width, Section 401.06, 13.14 of the Zonin g ordinance states that there is
no maximum lot area or lot width for properties developed as PUD, Generally, there is
sufficient area within the 100+ acre site to accommodate the propose development.
Setbacks. Within a PUD Zoning District, the base district setback requirements are
applied only to the perimeter of the property. Separation Of the structures on the interior
of the development are required to be a minimum of 20 feet or one -half the sum of the two
building heights. It appears from the preliminary site plan that all of the buildings will be
constructed well beyond the perimeter setback requirements of th,e Zoning ordinance.
More information will heed to be provided as part of the General Plan development to
determine the interior setback - requirements. .
Site ,Access. The site will be accessed off of three locations on 58th Street. The city
Engineer should comment on the location of these curb cuts as to any existing or potential
conflicts with proposed intersections. The city had planned for the eventual extension of
roadways in this area from both the Autumn Ridge and River Hills neighborhoods. With
the change in land use and residential densities proposed for the'VSSA development, the
streets will not be continued and made a part of the street network for this area. The
project site plan has indicated potential outlots that could be retained in Phase 11 to allow
for an extension of the roadways into the high school area or into the undeveloped area
of Baytown Township that is south and west of the VSSA site. The Planning Commission
and City Council should discuss these outlot locations.
Traffic Impact. The applicant has indicated that it will provide a traffic study that will
estimate the volumes of traffic to be generated by this development and its impact on the
local street network. The traffic study will be subject to review and approval of the City
Engineer.
Off-Street Parking. The plans have not been developed to a level of detail in order to
analyze the off-street parking demands. Much of the main campus will utilize underground
parking to meet the ordinance requirements. of critical importance throughout the
development will be the provision of adequate visitor parking stalls within all aspects of the
VSSA project. Due to the fact that many of the residents, especially in the main campus,
will not own cars, the demand for parking will need to be reviewed accordingly. Details on
parking stall design will be provided as part of the General Plan of Development review.
Architectural Appearance. No building elevations have been submitted by the
applicant. Detailed building elevation plans will be required as part of the General Plan
of Development review, The City has requested that the structures in this general area be
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built of similar qualit, ;truction materials that were us the Stillwater Area High
School.
Building Height. No building elevation plans have been received to date, It should be
noted that no structure in residential zones may exceed 35 feet in height unless b
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conditional use permit according to the Zoning ordinance.
Lighting. . The applicant has not submitted a lighting plan. A photometric fighting P lan
with specifications for all major lighting fixtures must be submitted as part of the General
Plan of Development application and shall be subject to review and approval of the Cit
Engineer. All lighting shall be hooded and so directed that the light source shall not be
visible fro the public right-of-way or from adjacent properties in compliance with section
4 01..15■B.7 of the Zoning ordinance.
Landscaping.. Landscaping plans have not been submitted to .date but will be required
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as part of the General Plan of Development. The City will require uire an evaluation of the
existing trees on the site, what will remain, what will be moved, and what will need to be
permanently removed. Preservation of the stands of mature trees, especially those 'on the
west end near Autumn Ridge and the existing oak grove, south and east of the large
etland complex, will be a high priority of the City. Screening and bermin - of existing
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neighborhoods, espegially.the River Hills area and the Baytown Township neighborhoods,
will also be a priority in the landscape plans, For General Plan of Development, the
following will be required:
1. Analysis of existing tree inventory including identification of all trees over eight
inches in diameter (as measured 54 inches above ground ).
2, An overall landscape plan indicating which existing trees will rema-in and what will
be removed. Details shall be provided including identification of all species,
numbers used, and size at time of planting,
3. Details shall be provided for landscaping around all buildings and in areas where
screening shall be required.
signage. The plans to be submitted for the General Plan of Development will need to
provide signage detail. All signage and informational or visual communication devices
shall be in compliance with section 401.1 5. G of the Zoning ordinance.
Grading and Drainage Grading and drainage information has been submitted. The
City Engineer has asked for additional information to be submitted at this time for a general
review of the drainage issues. A more complete report will be forthcoming from the City
Engineer. The drainage plan will be required to comply with the City storm Water Plan,
subject to review and approval of the City Engineer and the Valley Branch Watershed
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District. All issu %. . plated to the general grading and r arainage plan will need to be
resolved as part of the General Plan of Development submittal.
Utilities. A utility plan has been submitted. Said utility plan "shall be subject to the
provisions of section 401.06. B. 10 of the zoning ordinance and review and approval of the
City Engineer.
Devel opment contract. The applicants will be required to enter into a development
contract with the city should approval of the concept Plan and General Plan of
Development be granted. The development contact will specify the conditions of approval
and address the issues related to phasing the development.
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Our' office, having completed a through review of the submitted materials finds that the
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applicants' requested rezoning and concept Plan proposal is generally acceptable and
appropriate for the subject site, as well as consistent with the city's Comprehensive Pan.
issues which remain to be addressed as the process evolves from a concept Plan to
General Plan of Development stage include detailed project plans such as site lighting,
landscaping, signage, architectural elements, etc. The rezoning to Planned Unit
Development will occur in conjunction with the General Plan of Development when all of
the issues in this report have been addressed.
The decision regarding the zoning designation of land within the city is a policy matter to
be decided by city officials. Based upon unique elements of the applicants' proposal and
the city's comprehensive Plan, we believe that the requested rezoning is appropriate.
Should the city council make a similar finding, our office recommends approval of the
following motion approving the submitted preliminary plat and concept Plan.
The city council of the city of oak Para Heights hereby approves the PUD concept Plan
for the VSSA senior Life community subject. to the following conditions:
�. The Planning commission and city council should provide direction as to whether
this proposal is an appropriate land use for the site in question and whether the
new comprehensive Plan should reflect that land use.
2. The area in question, to the south of 58th street, is to be rezoned from o, open
Space conservation to PUCE, Planned Unit Development.
3. The applicants shall submit a preliminary plat for approval as part of the General
Plan of Development process.
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4. The Plannii mmission and city council r direction as to the he staff
comments on the general design of the VSSA project as found on P a g � es 3/4 of this
planning report.
5. The Planning commission, Park Commission, and City ouncil provide `
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as to the staff comments related to park dedication as found on p g ag e 5 o this
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planning report.
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6. The applicants shall be required to pay all assessments for the construction . of 58th
Street as well. as area charges (sewer, water and storm water fees at the time
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fIna plat approval.
7. The applicants shall provide accurate plans as art of the General Plan
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Development approval process to determine all interior and erimeter setbacks
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3. The City Engineer shall approve al Y g PP 1 cuts onto 58th street related to this
development.
9, The Planning commission and City Council shall comment on the outlot locations
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planned for eventual connections between Phase H and roadways outside of the
VSSA development.
1 0. A traffic study will need to be submitted by the applicant as art of General Plan o
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Development review. The traffic study shall be subject to review and ap of
the City Engineer.
��. The applicants shall submit detailed plans as part of the General Flan of
Development review related to off-street parking locations, design and number of
stalls.
12. Detailed building elevation plans and material s samples for all p buildings
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shall be required as part of General Plan of Development review.
13. The applicants shall submit a detailed lighting plan as p art of General Plan of
Development review process.
14. The Planning Commission and city council shall P rovide direction as to the staff
comments related to landscaping as found on page 7 of this planning report.
5. Signage details will need to be provided as part of General Plan of Development
review.
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18. A detailea j( - ,- 4,ng and drainage plan will need to ou submitted that - complies with
the city's storm water Plan, subject to review and approval of the City Engineer
and the Valley Branch Watershed District. All issues related to the grading and
drainage plan will need to be resolved as part. of the General Plan of D6velopment
plan submittal.
17. The submitted utility plan is subject to review and approval of the city- Engineer.
18. The applicants shall be required to eater into a development contract with the City
specifying the conditions of approval and address the issues related to phasing the
development.
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