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HomeMy WebLinkAbout1998-07-28 CC Meeting Packet EnclosureiORTHWEST ASSOCIAi'ED CONSULTANTS INC COMMUNITY PLANNING DESIGN MARKET RESEARCH MEMORANDUM TO: Tom Melena FROM: Brad Di / Scott Richards DATE: 21 Jul 1998 RE: Oak Park Hei - VSSA Assisted Livin Facilit - Plannin Commission Action FILE NO: 798-02 - 98.02 The Plannin Commission at their meetin on 16 Jul 1998 considered the re of Valle Senior Services Alliance (VSSA) to develop an assisted livin facilit on the south side of the proposed 58th Street North extension west of Oak Avenue and east of Norell Avenue. VSSA has made application for rezonin to Planned Unit Development and Concept Plan approval. The Plannin Commission considered VSSA for Concept Plan approval. The rezonin issue will be considered at the time of General Plan of Development approval. In considerin the Concept Plan, the Plannin Commission heard from project architect, Skip Sorensen and coordinatin consultant, Barbara Barr Mr. Sorenson indicated that the skilled care facilit and the 90 unit senior cooperative is to be developed as a part of Phase 11 as opposed to Phase I. Ms. Barr revealed that at this time VSSA was not willin to include an enclosed park shelter as part of the development plan. The would also like to limit their contribution of a pla lot b settin a $20,000 bud on its construction. VSSA was also concerned about the re for park land cash dedication relatin to the commercial portion of the propert created north of 58" Street. The Park Commission will be discussin the issue of VSSA's park land dedication in the comin week. VSSA will also be seekin a Conditional Use Permit for the construction of three buildin that are desi to exceed 35 feet. To secure project financin VSSA will ask for Cit Council authorization to issue 5030 bonds and will not ask for Tax Increment Financin VSSA also plans to ask for special assessments for utilit and roadwa improvements to be distributed over a 15 y ear period. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC @D WINTERNET.COM Residents adjoining the VA property in the River Hills neighborhood were also in attendance at the meeting. They indicated that they were unfavorable to the current concept of locating trails behind the proposed units and adjacent to the River Hills development. Alternatively, they asked that V SA and the Planning Commission consider placing the path in front of the proposed units running adjacent to the proposed roadway. Both Autumn Ridge and Fiver Hills residents were agreeable to pedestrian and trail access between their neighborhoods and the VSA development, however they did not want the stubbed roadway accesses to be continued into the proposed development. The Planning commission unanimously approved the PUD concept Plan subject to the following conditions originally outlined in the 10 July 1 998 Planning Report and amended here consequent to Planning commission recommendations. 1. 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 58 Street, is to be rezoned from o, open Space conservation to PU, Planned Unit Development. it,". The applicants shall submit a preliminar plat for approval as part of the Genera Plan of Development process. roadways 4. All b be dedicated to the Cit iv as comments on the g eneral desi of the VSSA project as listed in A - L below. A. It appears as though the main entrance of the facility faces south, away from 58th Street. The employee parking and ghat 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, B. 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 allowed for the complex, C. Use of combined driveways, as indicated for the single family dwellings in Phase 11 should be encouraged for all units. D. Related to the twinhome development in the northwest corner of Phase 1, the two twinhomes in the center area created b the roadwa are in an awkward- confi Possibl the southerl facin twinhome could be oriented to the west, creatin more usable open space. E. The orientation of buildin especiall in Phase 11, should be altered sli so that homes do not directl line up with street ends. F. The three cul-de-sacs do not meet Cit standards for maximum len The dead-end streets should be redesi to reconnect with the main drive or be considerabl shortened. G. Medians are not provided for the primar entrance to the main campus. H. The [one house in Phase 11, adjacent to the southeast pond, seems out of context. It should be combined with other existin homes or additional homes could be added. 1. The drivewa for the twinhome s in the northeast corner of Phase in should line up with the entrance to the senior cooperative buildin J. The Cit trail alon 58th Street should be identified on the plans to show i,tterconnections. K. More trail crosswalks should be identified on the plans in anticipation of pedestrian/bic movements throu the site. L. The trail s should be extended in Phase 11 so that it follows the main roadwa s throu the development. 5. The Plannin Commission, Park Commission, and Cit Council provide direction as to the staff comments related to park dedication as listed in A-F below. A. A reasonable, usable land area, free of wetland/storm water pondin encumbrances be dedicated to the Cit for park land purposes. B. VS SA is to g rade, seed/sod and landscape all areas to be dedicated as Cit Park to the Cit satisfaction before it is dedicated to the Cit C. VSSA is to construct all of the paths shown on the approved plan (built to Cit specifications as indicated in the Comprehensive Bic and Pedestrian Trail S Plan). The trails within the dedicated park land will be maintained b the Cit Trail maintenance will be paid for b a "special service district" funded in part b VSSA. All trails outside of the park lands shall be the maintenance responsibilit of VSSA. D. VSSA shall be responsible for the construction of an enclosed park shelter with toilet facilities; desi and possible sharin of costs shall be a to b the Cit and VSSA. E. VSSA shall construct the parkin lot ad to the park shelter. F. VSSA shall construct a child's pla area to the specifications of the Park Commission and Cit Council. Cost sharin or a maximum contribution amount b VSSA shall be a upon b VSSA and the Cit Council. 6. The applicants shall be re to pa all assessments for the construction of 58th Street as well as area char (sewer, water and storm water fees) at the time of final plat approval or as approved b the Cit Council. 7. The applicants shall provide accurate plans as part of the General Plan of Development approval process to determine all interior and perimeter setbacks. 8. The Cit En shall approve all curb cuts onto 58th Street related to this development. 9. The Plannin Commission and Cit Council shall comment on the outlot locations planned for eventual connections between Phase 11 and roadwa outside of the VSSA development. 10. A traff ic stud will need to be submitted b the applicant as part of General Plan of Development review. The traffic stud shall be subject to review and approval of the Cit En 11. The applicants shall submit detailed plans as part of the General Plan of Development review related to off -street parkin locations, desi and number of stalls. 12. Detailed buildin elevation plans and material samples for all proposed buildin shall be re as part of General Plan of Development review. 13. The applicants shall submit a detailed li plan as part of General Plan of Development review process. 14. The Plannin Commission and Cit Council shall provide direction as to the staff comments related to landscapin as listed in A-C below. A. Anal of existin tree inventor includin identification of all trees over ei inches in diameter (as measured 54 inches above g round). B. An overall landscape plan indicatin which existin trees will remain and what will be removed. Details shall be provided includin identification of all species, numbers used, and size at time of plantin C. Details shall be provided for landscapin around all buildin and in areas where screenin shall be re 15. Si details will need to be provided as part of General Plan of Development review. 16. A detailed g radin g and draina plan will need to be submitted that complies with the Cit Storm Water Plan, subject to review and approval of the Cit En and the Valle Branch Watershed District. All issues related to the g radin g and draina plan will need to be resolved as part of the General Plan of Development plan submittal. 17. The submitted utilit plan is sub to review and approval of the Cit En 18. The applicants shall be re to enter into a development contract with the Cit specif the conditions of approval and address the issues related to phasin the development. pc-. Mark Vierlin Joe Anderlik Skip Sorensen Barbara Barr 0 A Val S'ervices Aiiiqlan'.ce f i 0 9 927 W est Church Strcet 1!1! ' Stillwa te r , Minn esota ?� J UL 2 3 1998 ��' , 1 �r'svtr� �.� �t�� y : (61 ?) 631.615 �� (612) 631 -6108 - Ju 22, 1998 Mr. Thomas M. Melena Administrator City of Oak Park Heights 14168 North 57�" Street P. Box 2007 Oak Park Heights, Minnesota 55082 RE: valley Senior Services Alliance B fax and ' by mail Y Y PUD Concept Plan Review Dear Mr. Melena: - We are pleased to be working with you and with the City's elected officials, its appointed bodies, the neighborhoods, and your staff and consultants on our proposed continuum-of- care campus in the City of oak Park Heights. we look forward' to presenting the Concept Plan to the Mayor and the City Council next week. It is a great location for the development -and our design is intended to preserve many of the attractive features of the site and make them available to the community. our p � ' roect, we believe, will be an asset to the City of oak Park Heights in a number of ways: It will brio an estimated 400 full - tine -e equivalent jobs and related payroll. • g q PY It facilitates the extension of 5 8 Street with a significant land dedication. The $40 in develop cost will brio in close to $ � 000 000 in p g � new property taxes to the City annually once both phases are complete. A new park and approximately 2.5 miles of trails are being provided to the community at no cost to the City. The development creates a complementary land use and investment that will assist the City urgenerating development of a central business district to the north. - - We look forward to being a part of the City of oak Park Heights and to serving the seniors of the community and of the St. Croix valley. J • I -}7ro it co�flal effort of Lakcview Hospi C _roixdale R esidence Apartments, and Presbyt sbyt erian Hornes of M'rnnes+ota Valle 'Senior Services lliance 927 We Churchill Street Still Minnesota 'J 612) 63 -6156 Letter to Thomas M. Mel ena .(612) 631-6108 Jul 22, 1998 Pa two We received the staff report reviewin our Concept Plan last week and have a few co and clarifications we would like to address. The Parks. We have desi the project from its inception to provide the Cit with a 8 si icant amenit - 0 — a passive park around a lar pond with soddin g and landscapin completed, a parkin lot provided, approximatel 2.5 miles of developed tr ails, a pla lot, and plumbin for the.,Cit to develop a shelter if it desires. The, cost of ral these improvements is at least several hundred thousand dollars be simpl providin park dedication acrea Our concerns re parks are: Shelter. 'US SA is not able to g o be the offered improvements to provide a shelter buildin and it does not seem to VS SA to be a reasonable re q uirement. Park Dedication Fees. It also seems unreasonable to char park dedication fees t to the commercial 10' acres when so man park improvement dollars are! alread bein funded b this non profit developer. Pla Area. STS SA has committed to provid a pla area as stated in the staff report. If the Cit is to determine the specifications- then a bud needs to beset. We believe $20 for an installed pla area would be a reasonable bud Park Name. We respectfull re that the park be named Haase Park. I m a be 'a reasonable Special Services District. A Special Services District approach, however we would like to see how assessments would be allocated for trail maintenance. It is our understandin that trails are not now plowed in the Cit durin the winter. We would not expect to provide or pa for snow removal on the trails in the pro or park area. Desi The staff repoft notes that buildin over 35 feet in hei g ht re a conditional use permit.. Our three stor buildin will exceed that, therefore we will be seekin conditional use permits as a part of our General Plan approval for the cooperative, the i independent livin apartments, the assisted livin the town center, and the office buildin on the commercial parcel. Special Assessments. The staff report states that we will be re to pa . for all assessments for 58 Street construction and for the area char at the time of final plat approval. This is not what we have understood in the followin respects: ■ a noti-profit collaborative effort of Lakeview Hospital, Croixdale Residence Apartments, and Presb Homes of Minnesota Valle 'enioor Servi Alliance 927 West Churchill Strect • .5tiffivatei; Minnesota 55082 R _ - ) 631-6156 Letter to Thomas M. Melena _ (612) 6,31-6108 Jul 22, 1998 Pa three 58 th Street, We have re in discussions with y ou that these assessments be char to the project over 15 or more y ears. We re that the Cit issue assessment bonds and char 9 e 1/2% over the Cit rate. Area Char 4t is our understandin that there are no water hook-up or availabilit char currentl Since the project is alread under development, 'we would like to re that the Cit Council approve a commitment to no new char for the first phase if'it be this calendar y ear. Other. We spoke with y ou about the possibilit of usin special assessment_ bonds for other sitework in the development and would hope for a rate similar to the 58' Street bonds. Revenue Bonds. We expect to seek, an inducement resolution and to ask the Cit to be the issuer for us to sell 50 1 (c)3 revenue bonds for the development's financin We believe we are plannin a development that will be a welcome addition to the oak Park 'Hei communit in a m of wa We brin up some of the issues noted above because we need to be sure we are assemblin a development that is financiall Viable as well. As a non-profit or we have no profit motive fbr these concerns. We will brin these items up at the Cit Council meetin and respectfull re the Cit consideration. Sincerel y ours' ) arbara P. Barr Valle Senior Services Alliance -ofit collahor".1tive effort of Lakeview Hospiml, Croixdale Residence and Presbyterian Florne­s of Minnesota