HomeMy WebLinkAbout1998-12-04 Menard Public Hearing Comment for 12-10-98 Public HearingUNIT BREAKDOWNS
Phase V
Approved Concept
Proposed Concept
Independent Living
90 units
90 units
Alzheimer/Dementia Care
36 units
36 units
Assisted Living
126 units
72 units
Duplexes
42 units
44 units
Quadraplexes
0 units
8 units
TOTAL
294 units
250 units
I N C N
PLANNING REPORT
TO: Tom Melena
FROM: Scott Richards
DATE: 3 December 1998
FILE NO: 798.02 - 98.02
BACKGROUND
NORTHWEST ASSOCIATED CONSULTANTS
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COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
RE: Oak Park Heights - Valley Senior Services Alliance:
Amended PUD Concept Plan
Valley Senior Services Alliance (VSSA) has made application to revise the approved
Concept Plan of the Planned Unit Development (PUD) on the area south of 58th Street
and Norell Avenue. The Planning Commission reviewed and approved the original
Concept Plan at their 16 July 1998 meeting. The City Council approved the Concept Plan
at their 28 July 1998 meeting. A General Plan of Development was presented by VSSA
for Phase 1, Stage 1 and recommended by the Planning Commission at their 17
September 1998 meeting. The City Council has not acted on that request in light of the
proposed changes to the overall Concept Plan.
The current proposal includes the following phasing plan compared to the Concept Plan
previously approved.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 6 1 2-595- 9636 FAX 6 1 2 - 5 9 5 9 8 3 7 E-MAIL NAC @ WI NTERNET.COM
* Phase 1 to also include lobby, administration, library, general store, dietary, receiving,
refuse /recycling, mechanical /utility, mechanical /therapy, beauty /barber, auditorium /chapel,
adult day care, employee lounge, locker rooms, laundry and storage.
Phase 2
Independent Living Cooperative
Assisted Living
Duplexes
Quadraplexes
Single Family Cottages
TOTAL
UNIT B REAKDOWN S
Approved Concept
90 units 90 units
0 units 54 units
60 units
16 units
32 units
198 units
Proposed Concept
110 units
0 units
0 units
254 units
Skilled Nursing Care
GRAND TOTA L
68 units
560 units
84 units
588 units
Phase 3
UNIT BREAKDOWNS
Approved Concept
Proposed Concept
As indicated, the overall number of units proposed in the revised Concept Plan would
increase by 28 over what has been approved. The increase is due primary as a result of
replacing the single unit cottages with duplex units.
Attached for reference:
Exhibit A: Site Plan - Amended Concept Plan
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ISSUES ANALYSIS
Zoning. The site is currently zoned 0, Open Space Conservation. The area to the south
of 58th Street is to be zoned PUD with the R -B, Residential Business District as the
underlying basis for zoning standards. The rezoning would occur at the time of General
Plan of Development approval for Phase 1. At that time, only that area which
encompasses Phase 1 will be rezoned. The areas included in Phase 2 would be rezoned
when approvals are considered for that aspect of the overall project.
Subdivision. As part of the General Plan of Development approval process, a
preliminary plat will be presented for review. All of the roadways within the development
would be dedicated to the City, except for two private driveways in the northwest and
southwest corners of the project. The main boulevard has been planned with a 100 foot
right -of -way and two, one -way lanes and a central landscaped boulevard. The streets in
the southerly portion of the site that access off of the main boulevard are designed with 55
foot rights -of -way and a 50 foot cul -de -sac radius. The Subdivision Ordinance requires
an 80 foot right-of-way for collector streets, a 60 foot right -of -way for local streets, and 60
foot radius for cul-de -sacs. Other than the 55 foot right -of -way and 50 foot cul-de -sac
radius provided for the local streets, the layout meets City requirements. Pending City
Engineer review', the City could allow VSSA to vary from the Subdivision Ordinance
requirements as part of the PUD approval .
General Design Review. Upon review of the proposed Concept Plan and comparing it
to the approved Concept Plan, our office has the following general comments on the layout
of the project:
1. The main campus plan has not changed in terms of general layout from what was
approved. As indicated before, the 90 unit independent living facility should be set
back at least 50 feet from the main boulevard right -of -way. In that this building will
be four stories and approximately 50 feet to the peak of the roof, it is recommended
that the structure be set back at least 50 feet. As shown on the site plans, the front
of the building is only set back 30 feet. If the building is set back, access to the
lower level of that structure could come from the driveway and not directly off of the
main boulevard.
2. Streets within the area south of the main boulevard are planned to be 28 feet wide.
Streets of that width are allowed in the City, but no parking w i l l be allowed on either
side of the roadway. Adequate visitor parking areas will need to be included in the
plans throughout the development, but especially to the south and west of the main
boulevard. The cul -de -sacs are proposed with a paved cul -de -sac diameter of 90
feet. The City Engineer usually recommends a 98 foot diameter for cul -de -sacs.
The City Engineer will need to provide a recommendation as to the specifications
for roadway construction. The applicant will be required to submit a snow removal
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plan and work with the City's Public Works Director in determining areas for snow
removal from City streets.
3. All parking areas must be provided with at least a 10 foot side yard setback from all
property lines and street rights -of -way.
4e An additional duplex has been added to the east of the main campus. The
approved Concept Plan shows setbacks of these units ranging from 90 feet at the
closest part to 110 feet from the property line. The proposed Concept Plan shows
setbacks from the property line ranging from 85 feet to 125 feet. The proposed
setbacks are reasonable for a separation to the River Hills development.
5. The senior cooperative structure has been moved from the interior of the park to
south of the main boulevard. The City sees this as a significant improvement to the
plan in that it provides an unencumbered area around the primary wetland complex
for parks and trails.
6. The northwest area of the project has been significantly changed in the new
concept to include 14 duplex units (seven buildings) and eight quad units (two
buildings). The approved Concept Play specifies setbacks from the duplexes to the
property line from 140 to 150 feet. The proposed Concept Plan has specified a
setback of at least 170 feet from the duplex units to the property line adjacent to
Autumn Ridge.
7 The plans specify a 20 foot setback from the roadway right -of -way for the duplex
units throughout the development. The Zoning Ordinance requires 30 foot front
yard setbacks for residential development. As part of the PUD, the City can vary
from the setback requirements for this development proposal.
8. Area must be provided to the south of the westerly wetland complex to allow for trail
access into the Environmental Learning Center of the Stillwater Area High School.
9. The plans specify eventual roadway access into the high school property, and to
the east into Baytown Township. The proposed roadway access locations are
acceptable.
10. Alt duplex units shall be required to maintain at least a 20 foot separation from other
buildings.
11. Driveways and visitor parking lots will need to be provided for the 90 unit
cooperative building. The building should be set back at least 30 feet and ideally
50 feet from all rights -of -way and adjacent duplex units.
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12. The plans should be reviewed by the Fire Chief, Police Chief, and others concerned
with emergency vehicle access to determine if proper access is being provided for
the project.
Park Dedication. Section 402.08 of the Subdivision Ordinance requires a land dedication
for the construction of City parks. The and dedication requirement is based upon the
density of the development that is proposed. A preliminary estimate of the park land
dedication required by the City would be approximately 11.1 acres. The proposed
Concept Plan indicates an overall dedication in the main park of 18.10 acres of which 5.05
are considered wetlands. As such, the actual usable and dedication in the main park area
would be 13.05 acres. The City has the option of also taking the westerly wetland complex
as additional park land dedication. That area consists of a total of 5.90 acres of which
2.68 are wetlands for a total usable area of 3.22 acres. With the additional proposal by
VSSA to construct over $430,000 in park and trail improvements, the park dedication
requirements have been satisfied.
Park and Trail Plans. The Planning Commission and Park Commission should comment
on the proposed layout of the park and its facilities as well as the trail locations. The main
boulevard was moved approximately 100 feet east on the proposed Concept Plan, thus
reducing the size of the park. Although the locations of the traits 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. The final park and trail plans would be
approved as part of the General Plan of Development approval. Staff offers the following
comments:
1. The staff, City Council, Planning Commission and Park Commission should agree
upon the preferred park layout and location of the park shelter and tot lot.
2. Trail connections to the 58th Street trail should be provided near the westerly
access to the main boulevard.
3. Trail connections should be made to the 56th Street right-of-way in Autumn Ridge.
A trail connection within the westerly wetland area should be made to the south of
the wetlands to provide a link to the Stillwater Area High School Environmental
Learning Center.
4. Trails should be indicated within the main park area and the residential duplex
areas in the southerly portion of the project.
5 A detailed trail plan will be required as part of General Plan of Development
approvals.
Further comments by the Planning Commission, Park Commission and City Council.
Tree Plan. With the change in concept plans, a revised tree preservation plan will be
required by the City. Staff has requested a tree plan that includes all grouping of trees that
would be impacted by grading, buildings or roadways. The plans will especially need to
address the large tree grouping adjacent to Autumn Ridge and preserve as many of the
large trees in that area as possible. The tree removal and preservation plans shall be
subject to the City Tree Protection Standards and Tree and Shrubs Planning Standards,
as well as the review and approval by the City's Arborist. Staff will work with VSSA's
project engineer to provide complete tree removal and preservation plans.
Model Home. As part of the request for approvals, VSSA requests to construct a model
home in the northeast corner of the project. The location of the proposed model home is
found on the site plan attached as Exhibit A. 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.
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. Of particular concern will be the 28 foot streets that w i l l not accommodate
on- street parking. Visitor parking will need to be provided within the duplex/quad areas
as well as for the 80 unit senior cooperative.
Architectural Appearance /Building Height. No building elevations have been submitted
by the applicant. Detailed building elevations will be required as part of the General Plan
of Development review. It is likely that portions of the main campus will exceed the 35 foot
height limit. The request to exceed height limits wilt be considered as part of General Plan
of Development approval.
Lighting. The applicant has not submitted a lighting plan. A photometric lighting plan
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 City
Engineer. All lighting shall be hooded and so directed that the light source shall not be
visible from the public right -of -way or from adjacent properties in accordance with Section
401.15.B.7 of the Zoning Ordinance.
Landscaping. Landscaping plans have not been submitted to date but will be required
as part of the General Plan of Development. The City will require an evaluation of the
existing trees on the site, what will remain, what wilt 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
wetland complex, will be high priority of the City. Screening and berming of existing
adjacent neighborhoods, the River Hills area and the Baytown Township neighborhoods,
0
will also be a priority in the landscape plans. For General Plan of Development, the
following will be required:
1. An overall landscape plan indicating which existing trees will remain and what will
be removed. Details shall be provided including identification of all species,
numbers used, and size at time of planting.
2. Details shall be provided for landscaping around all buildings and in areas where
screening shall be required.
Si g page. The plans to be submitted for the General Plan of Development will need to
provide signage detail. Alt signage and informational or visual communication devices
shall be in compliance with Section 401.15.G of the Zoning Ordinance.
Grading and Drainage. The grading and drainage plan will be required to comply with
the City Storm Water Plan, subject to review and approval by the City Engineer and the
Valley Branch Watershed District. Alt issues related to the general grading and drainage
plan w i l l need to be resolved as part of the General Plan of Development submittal.
Utilities. A utility plan will need to be 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.
Development Contract. A development contract is being drafted by the City Attorney.
It is likely that the City Council will act on the development contact at their 8 December
1998 meeting.
RECOMMENDATION AND CONCLUSION
Our office, having completed a thorough review of the submitted materials, finds that the
applicant's requested rezoning and Concept Plan proposal is generally acceptable and
appropriate for the subject site, as well as consistent with the City's Comprehensive Plan.
Issues which remain to be addressed as the process evolves from a Concept Plan to
General Plan of Development stage include detailed project plans. 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 applicant's proposal and
the City's Comprehensive Plan, we believe that the requested rezoning is appropriate.
7
Should the City Council make a similar finding, our office recommends approval of the
following motion approving the submitted Concept Plan.
The City Council of the City of Oak Park Heights hereby approves the PUD Concept Plan
for the VSSA Senior Life Community subject to the following conditions:
1. The area in question to the south of 58th Street is to be rezoned from 0, Open
Space Conservation to PUD, Planned Unit Development as a part of General Plan
of Development approval.
. The applicants shall submit a preliminary plat for approval as part of the General
Plan of Development process.
3. The City Engineer review and approve the right -of -way widths for the proposed
development as part of preliminary plat approval.
4 The Planning Commission and City Council provide direction and approve the staff
comments on the general design of the VSSA project as found on pages 4 and 5
of this planning report.
5. The Planning Commission, Park Commission, and City Council provide direction
and approve the staff comments related to the park and trail plans as found on page
5 of this planning report.
The applicant shall provide accurate plans as part of the General Plan of
Development approval process to determine all interior and perimeter setbacks.
7 The City Engineer shall approve all curb cuts onto 58th Street related to this
development.
8. The Planning Commission and City Council shall comment on the outlot locations
planned for eventual connections between Phase 11 and roadways outside of the
VSSA development.
9. The applicants shall submit detailed plans as part of the General Plan of
Development review related to off - street parking locations, design and number of
stalls.
10. Detailed building elevation plans and material samples for all proposed buildings
shall be required as part of General Plan of Development review.
11. The applicants shall submit a detailed lighting plan as part of General Plan of
Development review process.
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12. The applicant shall submit tree removal and tree preservation plans subject to
review of the City Arborist and City staff.
13. The applicant shall submit detailed landscape plans as part of General Plan of
Development approval subject to appoval of the City Arborist and City staff,
14. Signage details will need to be provided as part of General Plan of Development
review,
15. A detailed grading and drainage plan will need to be 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 Development
plan submittal.
16. The utility plan is reviewed as part of the General Plan of Development and is
subject to review and approval of the City Engineers
17. The applicant shall be required to enter into a development contract with the City
specifying the conditions of approval and address the issues related to phasing the
development.
18. A snow removal and storage plan shall be submitted by VSSA.
19. 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.
20. All center medians within the main boulevard shall be designed to be at least 10
feet wide.
21. The City Engineer shalt 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.
Street plans are subject to review and approval by the City Engineer. The City
Engineer shall design and inspect all street installations.
22. VSSA shall maintain all private roadways and the public emergency vehicle access
from the boulevard to 55th Street within the River Hills neighborhood.
9
23. VSSA shall submit elevation plans for the model home unit subject to approval of
the Planning Commission and City Council.
24. Any other conditions of City staff, Planning Commission, Park Commission or City
Council.
pc: Kris Danielson
Skip Sorenson
Barb Barry
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