HomeMy WebLinkAbout1998-12-11 NAC MemorandumNORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
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To: Tom Melena
FROM: Scott Richards
DATE: 11 December 1998
RE: oak Park Heights - Valley senior services Alliance:
Amended Concept Plan Approval
FILE NO: 798.02 w 98.02
Please be advised that the Planning Commission recommended approval of the amended
concept plan for Valley Senior Services Alliance (VSSA) at their meeting on 10 December
1998. A slightly revised concept plan was presented at the meeting with additional
setback (220 feet) provided from Autumn Ridge. Residents from River Hills were present
at the meeting and requested a 150 foot setback as had been indicated by representatives
of VSSA at previous meetings. The Planning Commission approved the concept plan with
the addition of a condition requiring a 150 foot setback from River Hills. Representatives
of VSSA were agreeable to this condition.
The revised concept plans are attached. A listing of the conditions for concept plan
approval are found as follows:
The Planning Commission of the City of oak Park Heights hereby recommends the PUD
Concept Plan for the VSSA Senior Life Community subject to the following conditions:
The area in question to the south of 58th street is to be rezoned from O, Open
Space Conservation to PUD, Planned Unit Development as a part of General Plan
of Development approval.
2. 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.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, M I N N E S O T A 55416
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PHONE 6 1 2- 595 -9636 FAX 6 1 2 -595 -9837 E -MAIL NAC@ WiNTERNET,Com
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, listed as follows:
a. 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.
b. 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 plan and work with the City's Public Works
Director in determining areas for snow removal from City streets.
C. All parking areas must be provided with at least a 10 foot side yard setback
from all property lines and street rights -of -way.
d. 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.
At least a 150 foot setback shall be provided from the River Hills
development.
e. 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.
f. The northwest area of the project has been significantly changed in the new
concept to include 10 duplex units (five buildings) and eight quad units (two
buildings). The approved Concept Plan 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 220 feet from the duplex units to the
property line adjacent to Autumn Ridge.
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g. 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 P U D,
the city can vary from the setback requirements for this development
proposal.
h. 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.
i. 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.
j. All duplex units shall be required to maintain at least a 20 foot separation
from other buildings and from all property and right -of -way lines.
k. Driveways and visitor parking lots will need to be provided for the 90 unit
cooperative building. The building should be set back at feast 30 feet and
ideally 50 feet from all rights -of -way and adjacent duplex units.
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, listed as follows:
a. 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.
b. Trail connections to the 58th street trail should be provided near the
westerly access to the main boulevard.
C. 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.
d. Trails should be indicated within the main park area and the residential
duplex areas in the southerly portion of the project.
e. A detailed trail plan will be required as part of General Plan of Development
approvals.
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f. Further comments by the Planning commission, Park commission and city
Council.
6. 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.
0. 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.
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 approval 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 Engineer. -
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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 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.
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.
28. 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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