HomeMy WebLinkAbout04-12-2007 Planning Commission Meeting PacketV. Public Hearings:
IX. Adjournment.
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, April 12, 2007
7:30 p.m. — City Hall Council Chamber
I. Call to Order/ Agenda Approval:
II. Approve Minutes of March 8, 2007: (1)
III. Department / Commission Liaison / Other Reports:
A. Commission Liaison:
B. St. Croix Crossing Update:
C. Other:
IV. Visitors/Public Comment:
This is an opportunity for the public to address the Commission with questions or concerns
regarding items not on the agenda. Please limit comments to three minutes.
A. Boutwell's Landing Care Center Expansion — Consider application for
Planned Unit Development: Amended Concept & General Plan
approvals and Building Height Variance at 13575 58 St. N. (2)
B. Swager Park —14290 58 St. N. — Consider request for five -foot
variance to side yard setback requirement for parking area improvements
at Swager Park. (3)
VI. New Business:
VII. Old Business:
A. Comprehensive Plan Update
VIII. Informational:
A. Upcoming Meetings: May 10, 2007:
6:30 p.m. — Comprehensive Plan Update Committee
(Large Conference Room)
7:30 p.m. - Regular Planning Commission Meeting
(Council Chambers)
B. Council Representative: April — Commissioner Wasescha
• May — Commissioner Runk
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Call to Order / Approval of Agenda:
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, March 8, 2007
Chair Runk called the meeting to order at 7010 p.m. Present: Vice Chair Liljegren,
Commissioner LeRoux and Wasescha, City Administrator Johnson, City Planner Richards and
Commission Liaison Abrahamson. Commissioner Powell arrived late to the meeting, during the
discussion of New Business, item A.
Vice Chair Liljegren, seconded by Commissioner Wasescha, moved to approve the Agenda, as
presented. Carried 4 - 0.
Adjourn to Annual Meeting: Commissioner Wasescha, seconded by Vice Chair
Liljegren, moved to adjourn to the annual meeting. Carried 4 - 0.
Call Annual Meeting to Order: Chair Runk called the annual meeting to order.
A. Declaration of Commissioners Liljegren & Wasescha, Whose Terms End May 31,
2007 Regarding Reappointment:
Chair Runk inquired of Commissioners Liljegren and Wasescha, their intent to seek
reappointment to the Planning Commission. Both Commissioners Liljegren and
Wasescha expressed their desire to be reappointed to a second 3 -year Planning
Commission term.
Chair Runk, seconded by Commissioner LeRoux, moved to recommend that the City
Council reappoint Commissioner Michael Liljegren and Commissioner Warren
Wasescha to the Planning Commission for 3 year terms, commencing May 31, 2007
and culminating May 31, 2010. Carried 4 - 0.
B. Election of Chair & Vice Chair:
Commissioner Wasescha, seconded by Chair Runk, moved to nominate
Commissioner Liljegren as Chair. Carried 4 — 0.
At this point, outgoing Chair Runk, passed gavel and turned the meeting over to new
Chair Liljegren, who proceeded with the annual meeting.
Commissioner Runk, seconded by Commissioner LeRoux, moved to nominate
Commissioner Wasescha as Vice Chair. Carried 4 — 0.
Chair Liljegren and Vice Chair Wasescha terms commenced immediately and will
culminate at the annual meeting in March, 2009.
Adjourn Annual Meeting & Reconvene Regular Meeting: Commissioner Runk, seconded by
Commissioner LeRoux, moved to adjourn the annual meeting and reconvene the regular
Planning Commission meeting. Carried 4 — 0.
ENC �y � uRE " ]
Visitors/Public Comment: None.
Public Hearings: None.
Chair Liljegren invited the applicant to speak.
Planning Commission Minutes
March 8, 2007
Page 2 of 4
Approve Minutes of January 11, 2007:
Commissioner LeRoux, seconded by Commissioner Runk, moved to approve the Minutes as
presented. Carried 4 - 0.
Department /Commission Liaison Report /St. Croix Crossing Update & Other Reports:
None.
New Business:
A. Manley Commercial: Site Plan & Design Review for proposed Oak Park Center
Retail at 60 St., East of Jerry's Auto Body and known as Lot 2, Block 1, Wal -Mart
Addition.
City Planner Richards reviewed the request for a proposed 11,500 square foot retail building,
noting that the proposed project meets the requirements of the zoning for the site and does not
require a public hearing, but does require site and plan and design guidelines review by the
Planning Commission and City Council approval. Richards reviewed and discussed issues
related to the site, including the existing Wal -Mart sign at 60 St, noting that the Wal -Mart has
agreed to remove the sign for the development to proceed.
Commission discussion ensued as to issues of tenant mix and parking requirements, the parking
area layout in relation to snow removal and the proposed trail, proposed awnings colors and
banding, boulevard tenant sign, general signage mix, styles and locations and the mechanical
supply to the building.
Cindy Weber of Manley Commercial introduced herself and stated that she had M.F.R.A.
Engineer, Mike Brandt and Kathy Anderson of Architectural Consortium with her to address the
questions raised. Weber provided and reviewed a revised site plan for the site parking and access
layout.
Kathy Anderson of Architectural Consortium advised the Commission that each tenant space will
have their own roof -top mechanical supply, which will be screed by the building parapet. She
noted that Manley will retain control of colors and signage and that some color was being added
to the awnings to provide a bit of festivity for the retail aspect of the building and that she
expected to see varied signage per each tenant for their own identity.
City Administrator Johnson inquired as to whether the applicant had been in contact with MnDot
as to their access from the frontage road. He encouraged them to contact MnDot prior to their
meeting with City Council as to the access from the frontage road and their proposed trail.
Commissioner Powell arrived to the meeting.
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Planning Commission Minutes
March 8, 2007
Page 3 of 4
Commissioner LeRoux inquired as to the number of entry and exits at the building structure.
Kathy Anderson stated that the number of exit areas required, are determined by the building
code, based upon the tenant space square footage.
Mike Brandt of M.F.R.A. discussed the parking placement design, turning radius allowance and
plan for snow piling and removal at the site.
Commissioner Runk suggested installation of a central postal box at the retail center. Discussion
ensued as to multiple retail tenant postal service and postal box locations. Runk offered to
provide Architect Anderson with the postal box information.
There being no further discussion, Commissioner Runk, seconded by Commissioner Wasescha,
moved to recommend City Council approval of the Site Plan and Design for the site, subject to
the following conditions:
1. The Wal -Mart freestanding sign, including foundations, shall be removed no later
than May 1, 2007. The applicant shall post a cash escrow, as specified by the
development agreement, that will be released upon sign removal and as approved by
City staff.
2. The grading, drainage and utility plans are subject to the review and approval of the
• City Engineer.
3. The proposed signage for the site shall be consistent with Section 401.15.G of the
Zoning Ordinance. A sign permit shall be obtained prior to the erection of any signs
on the subject site.
4. Landscape plans shall be subject to the review and approval of the City Arborist.
5. The applicant must submit updated lighting plans, detailing the proposed parking lot
and exterior building lighting, subject to City staff review and approval. All lighting
shall be full cut off fixtures and compliant with Section 401.15.B.7 of the Zoning
Ordinance.
6. The Planning Commission was favorable to the building elevations and building
material selection.
7. A snow removal plan shall be submitted for City staff review and approval.
8. The applicant shall provide a plan indicating locations of mechanical equipment and
screening, subject to review and approval of City staff.
9. The applicant shall bury the overhead distribution lines along 60 Street N. The
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timing of that improvement shall be coordinated with the burying of distribution lines
in front of Lowe's, along 60 Street N. The applicant shall escrow sufficient funds,
as specified by the City Engineer, to complete the improvement or agree that the City
will complete the work and petition for the public improvement, waiving notice of
public hearing and assessments, as required under Minnesota Statute 429.
10. The Wal -Mart access agreement and easements shall be provided to the City Attorney
for review and approval.
11. The final trail location and placement along 60 Street N. shall be subject to review
and approval of the City Engineer.
12. The applicant shall provide a plan for a central postal box for the retail center, subject
to review and approval of the City and the Postmaster.
13. A development agreement shall be required, subject to review and approval of the
City Attorney.
Carried 5 — O.
Old Business:
A. Comprehensive Plan Update:
City Planner Richards reported that maps were being assembled and that he was preparing a
review /issues summary from the committee's last meeting. The center of the April 12, 2007
meeting will be the last meeting summary, the maps, a review of the old community goals
established and discussion of new goals for the update.
Informational:
A. Upcoming Meetings: April 12, 2007:
• 6:30 p.m. Comprehensive Plan Update Committee
(Large Conference Room)
• 7:30 p.m. Regular Planning Commission Meeting
(Council Chambers)
B. Council Representative: March — Commissioner Liljegren
April — Commissioner Wasescha
Adjournment:
Commissioner Wasescha, seconded by Chair Liljegren, moved to adjourn at 7:37 p.m. Carried 5 -
0.
Respectfully submitted,
Julie A. Hultman
Planning & Code Enforcement Officer
Approved by the Planning Commission:
Planning Commission Minutes
March 8, 2007
Page 4 of 4
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PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 4, 2007
RE:
FILE NO: 798.02 — 07.01
BACKGROUND
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.23 1.2561 planners@nacplanning.com
• Care center, 110 bed
• Two level parking ramp and parking , lot expansions
• Historic village including school, band shell, and chapel
• City park enhancements, park shelter
• Memory care center, 28 unit, relocated adult and child care
• Conservatory connection to existing Town Center
• Tunnel to business district
ENCLOSURE 2
Oak Park Heights — Valley Senior Services Alliance (VSSA)
General Plan Review, Planned Unit Development (PUD) —
Care Center
VSSA has made application for a general plan approval of the PUD for a 106 bed skilled
care addition on the Boutwells Landing campus. The proposed general plan approval is
consistent with the concept plan approvals of 2005 that included the following:
Concept plan approval, granted by the City Council at their November 22, 2005
meeting, allowed for approval to extend through December 31, 2008. At this time, only
the care center will be processed as a general plan. The two level parking ramp has
been removed as part of the overall plans and the park shelter in the Autumn Hills park
is under construction. The other elements, including the historic village, memory care
center, conservatory connection and tunnel will be considered at a later date.
In December of 2005, the City Council approved a conditional use permit to move the
historic school house into the Boutwells Landing campus. The final plans for the school
house and the other buildings of the historic village will need to be reviewed as part of a
general plan.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Project Narrative
Existing Conditions
Removal Plan
Certificate of Survey
Layout Plan
Grading & Erosion Control Plan
Utility Plan
Lighting Plan
Landscape Plan
ISSUES ANALYSIS
Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a
need in the St. Croix Valley for additional older adult housing and services. Three
organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale
Residence, joined together to form Valley Senior Services Alliance (VSSA), a non - profit
organization to meet the needs of older adults in the Valley.
The organization envisioned a community that would provide a continuum of care that
would meet the needs of older adults as they age in the community where they lived
and worked. That vision became Boutwells Landing which now includes:
• Fifty -six village homes (side -by -side townhomes), completed in 2000.
• Ninety -four assisted living apartments in the Commons building, completed in
October 2001 (since July 2004, 29 of these units are dedicated to memory care).
• The Gathering at Boutwells Landing, a residential hospice service in the Commons,
founded in 2004 in partnership between Lakeview Hospital and Boutwells Landing.
• One hundred one units of independent living apartments in the Terrace, completed
in February 2002.
• A Town Center that links the Commons and the Terrace, and provides convenient
services and opportunities for community, both for residents and members of the
larger St. Croix Valley community. Features include a town hall /chapel, a general
market, cafe, museum, bank, barber /beauty shop, educational classrooms, theater,
library, fitness center, two pools, and locker rooms.
• A Boutwells bus to transport residents within Boutwells and into town for shopping,
medical appointments, and other activities. The bus provides more than 350 rides
each month.
• Seventy -eight brownstone units (one level independent living homes) six coach
homes (detached single family homes), and 75 additional village homes (side -by-
side homes).
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Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Landscape Details
58 Street Traffic Study
Site Plan
Lower Level Plan
First Floor Plan
Second Floor Plan
Third Floor Plan
Elevations
Colored Elevations /Photos
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VSSA has recognized from the beginning that to provide the continuum of care, a skilled
nursing care facility would need to be part of the Boutwells Landing complex. The care
center, as now proposed, would be 106 units to be located on the north side of the
existing Town Center. The 28 bed memory care center would be part of a future phase.
Unit Breakdown. The current submittal reflects slight changes to the numbers of units
for each phase of development of the entire complex from the original PUD submittal.
The current existing and proposed unit count is as follows:
EXISTING / PROPOSED HOUSING UNITS
Phase 1 (Existing)
Independent Living 91 units
Alzheimer /Dementia Care 12 units
Assisted Living 89 units
Duplexes 44 units
Quadraplexes 8 units
TOTAL 244 units
Phase 11 (Existing)
Independent Living 78 units
Duplexes 81 units
TOTAL 159 units
Phase 111 (Proposed)
Care Center (Current Request) 106 units
Assisted /Memory Care 28 units
TOTAL 134 units
TOTAL PROJECT UNITS 537 units
Proposed Project. The 106 unit care center will be connected to the Town Center, the
Commons assisted living building, and the Terrace independent living building. The
design will be start of the art, including private resident rooms with bathrooms,
kitchenettes, and sitting areas. VSSA will be required to locate and purchase existing
nursing home beds from areas of the State that have a surplus of beds. The State will
need to approve the move of nursing home beds. It is recognized that the St. Croix
Valley community has a shortage of this type of housing. The new care center would be
Medicare /Medicaid certified, create 150 -170 new jobs, and provide Lakeview Hospital
with a specialty unit for physical and occupational therapy and home care.
The new facility will provide expanded education facilities to meet the growing needs for
residential, staff and community based programs. There is a significant expansion of
meeting room capacity for the City. The daycare facilities in the Town Center would be
moved to the lower level of the new building. The plans should be revised to include the
plans for the outdoor play area. The plans also show the future underground tunnel that
will provide access from the lower level under 58 Street to the future parking lots and
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retail areas adjacent to Highway 36. The tunnel has already been conceptually
approved and final approvals would be considered at a later date.
The building is three stories and would match the architecture of the existing Town
Center, Commons and Terrace buildings. At the highest point, a tower element of the
building will be 60 feet. The midpoint of the highest roof gable of the main structure will
be at 42 feet. A variance from building height is being requested as part of this process.
Zoning. The area has been zoned PUD District. When zoning property as PUD, the
City designates an underlying district as the basis for compliance with the ordinance. In
that the principal use is a mixture of residential and business use, the appropriate
underlying zoning has been designated as R -B, Residential Business Transitional
District. Within that district, multiple family dwellings are allowed as a permitted use and
nursing homes and similar group housing is allowed as conditional. The Boutwells
Landing project will comply with the conditions set forth in Section 401.28.E.3 related to
care centers and similar group housing.
Subdivision. The final plat for Boutwells Landing has been approved and is filed with
Washington County. The main campus area is designated as Lot 1, Block 2. The
adjacent park area is designated as Lot 2, Block 2. The Haase Nature Preserve area is
designated as Lot 2, Block 3. There are no changes to the property description as a
result of this new development.
Lot Area. The area of the main campus lot is 694,393 square feet. The Zoning
Ordinance requires at least 1,000 square feet of lot area per unit of elderly housing.
The lot could support 694 units of housing. At complete build out of all phases of the
main campus, 404 total units are proposed.
Setbacks. The Zoning Ordinance under the R -B District requires 30 foot front and rear
yards and 10 foot side yard setbacks. Additionally, one of the conditions for approval of
care centers and other similar housing requires a doubling of the setback requirements.
As such, the front and rear yard setbacks would be 60 feet and the side yards 20 feet.
The care center will be set back approximately 90 feet from the 58 Street right -of -way.
A setback of ten feet is required for all parking areas from the right -of -way. All of the
proposed parking areas for the care center are at least 20 to 30 feet from adjacent
rights-of-way.
Parking. Currently, 290 standard stalls and 17 accessible stalls have been
constructed for the Boutwells Landing main campus. The approved PUD also included
an additional 55 stalls that would be held as proof of parking to be constructed with
subsequent plans.
The Zoning Ordinance includes parking requirements for the category of sanitariums,
convalescent home, rest home, nursing home, or day nurseries, for elderly housing and
for offices. The parking requirements for each aspect of the project is as follows:
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Existing Units (Phase 1) Independent Living
Elderly Housing — one stall required per unit 91 X 1 = 91
Existing Units (Phase 1) Assisted Living / Alzheimer
Five spaces plus one for each three beds 101 _ 3 + 5 = 39
Existing Units (Phase 1) Town Center
Three spaces plus one space for each 200 square feet
27,923 —10% = 25,131 = 3 = 129
Existing Units (Phase 11 Constructed) Independent Living
Elderly Housing — one stall required per unit 78 X 1 = 78
Proposed Units (Phase 111 Proposed)
Care Center - five spaces plus one for each three beds
106 =3 +5 = 40
Total Requirement for All Main Campus 377
The proposed plans include a total of 334 standard stalls, 22 accessible stalls and 14
proof of parking stalls for a total of 370. Although the proposed stalls are slightly less
than the requirements, the office space requirement has been applied to the Town
Center to establish a parking standard. This requirement is likely higher than what is
required for the Town Center element of the complex. There is adequate space on site
to require additional stalls, but staff would not support increasing the number of
constructed or proof of parking stalls. The overall parking requirements will be reviewed
with the final phase which includes the memory care center and adjustments to the
parking will be required to meet the overall needs of the complex. The parking deficit
can be addressed within the PUD approvals.
A parking ramp had been proposed as part of the concept plan review for this portion of
the Boutwells Landing campus. With the current unit count and the parking that would
be provided on site, it does not appear that the ramp will be necessary. The plans also
show the possibility of a tunnel under 58 Street and the addition of parking to the north
if the need arises.
Access. As art of the parking lot changes, the access drive from 58 Street into the
p p g
north side of the main campus will be moved approximately 40 feet to the west of the
current driveway location. The City Engineer has reviewed the proposed driveway
location and does not see a traffic or sight line issue.
Traffic. As part of the general plan submittals, the project engineer provided a traffic
study indicating the increase in vehicle traffic visibility from the campus expansion. The
findings shown by AM peak hour and PM peak hour are as follows:
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Vehicle Count: AM Peak Hour
Existing total peak hour volume from site
Estimated future volume to 58 Street from site
Estimated increase to 58 Street from site
Vehicle Count: PM Peak Hour
Existing total peak hour volume from site
Estimated future volume to 58 Street from site
Estimated increase to 58 Street from site
45 vehicles
68 vehicles
23 vehicles
71 vehicles
119 vehicles
48 vehicles
The increase resulting from the expansion does not appear to be substantial. The City
Engineer should comment on the traffic study and potential impact to 58 Street and
Oakgreen Avenue.
Loading Dock/Trash Handling. The loading dock and trash handling area for the
campus will not be changed from the current location. The addition of a generator and
enclosure adjacent to the loading dock will significantly screen the area. Additionally,
the berm area between 58 Street and the loading dock area will be re- landscaped with
pine, spruce, and existing trees. The generator enclosure is shown with the building
elevation plan.
Mechanical Screening. The existing chiller of the heating and air conditioning system
will be removed from the parking lot area and incorporated into the new building roof
structure. As indicated, the existing generator will be moved and enclosed with a brick
structure to match the building. The plans also show three electrical transformers and
four propane tanks between the new building and the new generator location. The
propane tanks will no longer be needed and will not be placed underground in this
location as first proposed. The transformers will be screened by landscaping.
Landscaping. A landscape plan has been submitted as part of the application. The
plan indicates extensive landscaping along the north edge of the site on the berms
adjacent to 58 Street. The parking lot islands and areas in front of the building will also
be heavily landscaped. The landscape plans will be subject to review and approval of
the City Arborist.
As part of the conceptual landscape plan, the area between the main campus building
and the pond within the City park is shown to be re- graded and planted in prairie
grasses. VSSA representatives have requested to pay for the conversion of these
areas into prairie plantings and to establish a more definitive edge between the mowed
grass areas and the area that slopes to the pond. VSSA will need to submit a detailed
plan and work with the City Engineer on the re- grading and the City Arborist in
establishing the prairie grass area.
Grading and Drainage. Grading and drainage plans have been submitted for the
general plan of development review. As part of the plan, a rainwater garden has been
established on a large parking lot island northeast of the new building. The grading and
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drainage plans shall be subject to review and approval of the City Engineer and Browns
• Creek Watershed District.
Utility Plans. The utility plans shall be subject to review and approval of the City
Engineer.
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Sidewalks /Trails. The plans indicate the addition of trails and sidewalks as part of the
project. A sidewalk connection from the parking lot on the west side of the site will be
extended to the existing bituminous trail in the Autumn Hills park. Sidewalks will be
constructed in front of the building to assist in providing connections into the entrances
from the parking lots. A trail will be constructed on the east side of the campus to
connect the 58 Street trail to the existing sidewalk on the south side of the site.
Lighting. A lighting plan has been submitted with the locations of fixtures on the
building and in the parking lots. The same parking lot fixtures will be utilized that
features a lens that does not meet City standards. As part of the PUD, the fixture will be
allowed. The photometric plan for the site would meet all City requirements. The plan
does not indicate fixture styles for the building mounted lights. All building fixtures shall
meet City lighting standards and be approved by City staff before installation.
Signage. The plans indicate one new site sign to be located at the new entry drive.
The sign would match the existing monument sign. The sign would be allowed by the
Zoning Ordinance. No wall signage is proposed for the building expansion.
Building Design. The Boutwells Landing project would be subject to Design
Guidelines requirements in that it is a residential /commercial use within a PUD. The
building design and materials are identical to the existing campus building which
features a combination of brick, EIFS, large window areas, and metal balcony railings.
The building will be capped off with pitched roofs, a tower at the entrance, and a clock
tower. A porte cochere will also be provided at the building entrance to provide a
covered loading and unloading area for residents and their guests.
The construction of the care center will complete the primary view of the campus from
58 Street. This portion of the complex will no longer be the back door, but rather
provide an inviting entrance to the campus. The building architecture and materials will
be consistent with the City's Design Guidelines.
With the construction of the care center, an internal court yard will be created in the
center of the campus. Access to the yard for maintenance purposes will be made by a
corridor on the east side of the building. A trash room and areas for loading and
unloading is provided adjacent to the corridor.
Depending upon funding, VSSA plans to completely cover the internal court yard area
to make a conservatory in this area. That will be subject to a future general plan review
and approval.
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Building Height. The elevation diagrams indicate the building heights for the buildings
and tower elements. The height to the center point of the highest roof is proposed at 42
feet. The building height requirement is 35 feet. A variance is required to exceed the
building height of the roof. The tower feature is proposed at a maximum height of 59
feet, 6 inches. The Zoning Ordinance allows exceptions for towers, although they are
not permitted to exceed 45 feet in total height or exceed the maximum height of the
building by more than five feet. Exceptions to this maximum are made by conditional
use permit. The City may consider the tower exception as part of the PUD.
A variance was granted for the existing Boutwells Landing buildings. For comparison,
the midpoint of the highest roof is at 49 feet, 8 inches on the northeast elevation of the
existing building.
Variance. Variance criteria is provided in Section 401.04 of the Oak Park Heights
Zoning Ordinance. The Planning Commission and City Council should review the
following criteria and conditions to determine if the variance is justified.
Review Criteria. The Planning Commission and City Council shall make a finding
of fact that the proposed action will not:
a. Impair an adequate supply of light and air to adjacent property.
b. Unreasonably increase the congestion in the public street.
c. Have the effect of allowing any district uses prohibited therein, permit a
lesser degree of flood protection than the flood protection elevation for the
particular area, or permit standards which are lower than those required
by State law.
d. Increase the danger of fire or endanger the public safety.
e. Unreasonably diminish or impair established property values within the
neighborhood, or in any way be contrary to the intent of this Ordinance.
f. Violate the intent and purpose of the Comprehensive Plan.
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Violate any of the terms or conditions of Item 5, below.
Conditions for Approval. A variance from the terms of this Ordinance shall not be
granted unless it can be demonstrated that:
a. Undue hardship will result if the variance is denied due to the existence of
special conditions and circumstances which are peculiar to the land,
structure, or building involved and which are not applicable to other lands,
structures or buildings in the same district.
1) Special conditions may include exceptional topographic or water
conditions or, in the case of an existing lot or parcel of record,
narrowness, shallowness, insufficient area or shape of the
property.
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2) Undue hardship caused by the special conditions and
circumstances may not be solely economic in nature, if a
reasonable use of the property exists under the terms of this Title.
3) Special conditions and circumstances causing undue hardship
shall not be a result of lot size or building location when the lot
qualifies as a buildable parcel.
b. Literal interpretation of the provisions of this Ordinance would deprive the
applicant of rights commonly enjoyed by other properties in the same
district under the terms of this Ordinance or deny the applicant the ability
to put the property in question to a reasonable use.
c. The special conditions and circumstances causing the undue hardship do
not result from the actions of the applicant.
d. Granting the variance requested will not confer on the applicant any
special privilege that is denied by this Ordinance to other lands, structures
or buildings in the same district under the same conditions.
e. The request is not a result of non - conforming lands, structures or
buildings in the same district.
f. The request is not a use variance.
g.
The variance requested is the minimum variance necessary to
accomplish the intended purpose of the applicant.
h. The request does not create an inconvenience to neighboring properties
and uses.
Comment. In response to the criteria and conditions listed above, the primary hardship
to this variance is that three story institutional buildings, with what is required for space
needs and construction, cannot fit within a building height requirement of 35 feet.
Additionally, the mass of the buildings requires gabled roofs, dormers, and tower
elements to break up the facades and make the buildings more visually pleasing. A
variance was granted previously for other portions of the campus. The care center will
be at a lower height than the existing building. City planning staff recommends that the
building height variance be approved.
911 Calls. At City staff request, VSSA was asked to provide information on 911 calls
and how the addition of the care center will impact that call volume. The response from
VSSA representatives is as follows:
1) In December of 2006, Presbyterian Homes changed the dial "9"
program on our telephone system and eliminated this dialing
requirement. The goal was to reduce accidental calls made by
residents to 911. We tracked 911 calls for the three months prior to
the change and subsequent three months after the change. Our
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data indicates a reduction from 61 to 40 calls, a 34 percent
reduction in 911 calls.
2) In relation to our new skilled project application, we have examined
our most recent new skilled facility in Bloomington. This is a facility
of similar size (100 beds) and our records indicate the facility
generates an average of 16 calls per month. We are continuing to
analyze data logs from other facilities to confirm this rate.
Development Contract. A development contract amendment will be required as part
of this PUD approval. The issue of payment in lieu of taxes for the care center will need
to be addressed in the contract. The contract shall be subject to review and approval of
the City Attorney.
CONCLUSION /RECOMMENDATION
Based upon the submittals and review herein, City staff recommends approval of the
general plan of development/PUD and a building height variance for the addition of a
care center to the Boutwells Landing campus. The general plan approvals are
recommended with the following conditions:
1. The approvals allow for 14 proof of parking spaces and an allowance of a seven
parking stall deficit from Zoning Ordinance requirements.
2. The City Engineer shall approve all driveway locations from 58 Street.
3. The City Engineer shall comment on the traffic study and potential impact of the
expansion on 58 Street and Oakgreen Avenue.
4. The four propane tanks shall be removed from the site plans and not be installed
unless approved by the City.
5. The landscape plan is subject to review and approval of the City Arborist.
6. The site plan shall be revised to include plans for the outdoor play area subject to
review and approval of City staff.
7. The applicant shall provide additional plans for the grading and installation of
prairie grasses on the east side the Autumn Hills park. The plans shall be
subject to review and approval of the City Engineer and City Arborist.
8. The grading and drainage plans shall be subject to review and approval of the
City Engineer and Browns Creek Watershed District.
9. The utility plans shall be subject to review and approval of the City Engineer.
10
•
•
•
10. The applicant shall be allowed to install freestanding light fixtures that include a
• non - conforming lens to match the existing site fixtures on site. A detailed lighting
plan for the building light fixtures shall be submitted for City staff approval prior to
installation.
•
•
11. All signage installed on site shall comply with the requirements of the Zoning
Ordinance.
12. The Planning Commission and City Council should comment on the building
architecture and materials.
13. The Planning Commission recommends and City Council approves a building
height variance to the mid point of the highest roof of 42 feet.
14. As part of the PUD approvals, the Planning Commission recommends and the
City Council approves the allowance for tower elements that do not exceed 60
feet in height.
15. The City Council should comment on the frequency of 911 calls generated by the
Boutwells Landing campus.
16. A snow removal and storage plan shall be submitted by the applicant.
17. The Police Chief and Fire Chief should comment on any safety vehicle access
issues of the access points, driveways, or of the general site plan.
18. A development contract amendment shall be executed subject to review and
approval of the City Attorney.
11
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58TH STi!EET TRAFFIC STUDY
4. 20% WAS ADDED TO THE VOLUMES FOR A.M. AND P.M. PEAK HOURS BASED
UPON THE OWNERS KNOWLEGE OF TRAFFIC FLOW ON THE SITE.
ESTIMATED FUTURE VOLUME TO 58TH STREET FROM SITE
ESTIMATED INCREASE TO 58TH STREET FROM SITE
ESTIMATED INCREASE TO 58TH STREET FROM SITE
EXISTING TOTAL PEAK HOUR VOLUME FROM SITE
TRAFFIC FLOW DIRECTION
EXISTING
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\ Tree Number
Tree Type t
Tree Diameter
(INCH)
Dead Tree
(INCH)
Tree Removed
26336
Cottonwood
6
26337
Black Cherry
6
26338
26339
Black Cherry
Black Cherry
6
6
.
26340
26341
Black Cherry
Black Cherry
6
6
26342
Cottonwood
6
26343
Cottonwood
6
6
26344
Cottonwood
6
6
26345
Green Spruce
6
6
26346
Green Spruce
6
6
26347
Green Spruce
6
6
26348
Black Cherry
6
6
26349
Black Cherry
4
4
26350
26351
Black Cherry
Maple
4
4
3
26352
Green Spruce
8
8
26353
Blue Spruce
8
8
26354
Green Spruce
10
10
26355
Blue Spruce
8
8
26356
E3lue Spruce
8
26357
Cottonwood
4
26358
Cottonwood
6
26359
Cottonwood
CO
26360
Cottonwood
26361
Cottonwood
4
26362
Green Spruce
4
26363
Green Spruce
4
26364
Blue Spruce
8
26365
Green Spruce
4
4
26366
Green Spruce
6
26367
Elm Clump
6
26368
Elm Clump
6
26369
Elm Clump
6
26370
Green Spruce Dbl
4
4
26371
Green Spruce
6
6
26372
Blue Spruce
8
8
26373
Blue Spruce
8
8
26374
Blue Spruce
8
8
26375
Green Spruce
2
2
26376
Blue Spruce
8
26377
Blue Spruce
8
26378
Black Cherry
6
26379
Black Cherry
CD
6
26380
Black Cherry
6
26381
Cottonwood
6
Prepared by: FFE, Inc.
Boutwell Landin
TREE QUANTITIES
trare Center
1 of 3
iho
02/07/2007
Tree Number
Tree Type
Tree Diameter
(INCH)
Dead Tree
(INCH)
Tree Removed
26382 •
Cottonwood
8
8
26383
Cottonwood
4
4
26384
Cottonwood
6
26385 -
Cottonwood
8
26386
Cottonwood
10
26387
Cottonwood
6
26388
Cottonwood
6
26390
Cottonwood
6
6
26391
Cottonwood
6
6
26392
Cottonwood
6
6
26393
Cottonwood
6
6
26394
Blue Spruce
8
8
26395
Green Spruce
8
8
26396
Green Spruce
8
8
26397
Green Spruce
8
8
26398
Green Spruce
8
8
26399
Green Spruce
4
26400
Green Spruce
4
26401
Green Spruce
4
26402
Green Spruce
4
26403
Green Spruce
4
26404
Green Spruce
4
26405
Green Spruce
4
26406
Green Spruce
4
4
26407
Green Spruce
4
4 ,
26408
Green Spruce
4
4
26409
Green Spruce
4
4
26410
Green Spruce
4
4
26411
Green Spruce
4
4
26412
Green Spruce
4
4
26413
Green Spruce
4
4
26414
Green Spruce
4
4
26415
Green Spruce
4
4
26416
Green Spruce
4
4
26417
Green Spruce
4
4
26418
Green Spruce
4
4
26419
Green Spruce
4
4
26420
Green Spruce
4
4
26421
Green Spruce
4
4
26422
Green Spruce
4
4
26423
Green Spruce
4
4
26424
Green Spruce
26425
Green Spruce
4
4
26426
Cottonwood
6
6
26427
Cottonwood
6
fi
26428
Blue Spruce
6
6
Prepared by: FFE, Inc.
Boutwell Landing care Center
TREE QUANTITIES
2 of 3
02/07/2007
Boutwell Landing Gare Center
TREE QUANTITIES
Tree Number
26429
26430
Tree Type
Blue Spruce
Blue Spruce
Prepared by FFE, Inc.
3 of 3 02/07/2007
Tree Diameter
(INCH)
Dead Tree
(INCH)
Tree Removed
6
6
6
6
Boutwell Landing Gare Center
TREE QUANTITIES
Tree Number
26429
26430
Tree Type
Blue Spruce
Blue Spruce
Prepared by FFE, Inc.
3 of 3 02/07/2007
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PROPOSED BIT. PAVING (SECTION 1)
PROPOSED BITUMINOUS SIDEWALK
PROPOSED CONC. SIDEWALK
PROPOSED RETAINING WALL
EXISTING RETAINING WALL
PERENNIAL PLANTING
PROPOSED BUILDING
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1) ALL PLANTING BEDS ARE TO RECEIVE 3' OF DRESSER TRAP ROCK (3/4")
2) ALL DISTURBED GREEN AREAS SHALL BE REPLACED WITH SOD
PROPOSED BIT. PAVING (SECTION 1)
PROPOSED BITUMINOUS SIDEWALK
PROPOSED CONC. SIDEWALK
PROPOSED RETAINING WALL
EXISTING RETAINING WALL
PERENNIAL PLANTING
PROPOSED BUILDING
ORNAMENTAL TREES
CONIFEROUS TREE
DECIDUOUS TREES
ISSUES ANALYSIS
ENCLOSURE 3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners @nacplanning.com
MEMO
TO: Eric Johnson
FROM: Carie Fuhrman /Scott Richards
DATE: April 3, 2007
RE: Oak Park Heights – City Request for a Parking Lot Side Yard Setback
Variance at Swager Park
NAC FILE: 798.04 – 07.01
BACKGROUND
Application. The City of Oak Park Heights has made application for a property line
setback variance so as to construct a bituminous parking lot, concrete curb and gutter,
and bituminous trail at Swager Park. The variance is necessary in that the Zoning
Ordinance specifics a ten foot setback from property lines, and the proposed parking lot
is five feet from the east property line. The property is zoned 0, Open Space
Conservation and is an existing park.
Attached for Reference. Exhibit A – Map of Swager Park
Exhibit B – Location Map
Exhibit C – Grading Plan
Exhibit D – Electrical Site Plan
Exhibit E - Electrical Details
Parking Lot Design. The proposed project includes improving the parking lot by
replacing the existing gravel surface with a bituminous surface and concrete curb and
gutter. The lot is proposed to be five feet from the east property line, instead of the
required ten foot setback. The improved parking lot will contain 25-9 by 18 foot
parking stalls. Two pole- mounted luminaires are proposed on the east side of the
parking lot for lighting purposes.
411 A pedestrian ramp is proposed on the west side of the parking lot, which will extend
from the existing bituminous trail west of the lot. Another pedestrian ramp is proposed
1
on the east side of the parking lot, along with an 8 foot wide bituminous trail that will
extend into the property to the east of Swager Park on the Anderson property. The
proposed trail will connect the parking lot at Swager Park with the St. Croix Mall Parking
Lot, at which point another pedestrian ramp is proposed to be constructed.
•
•
Adjacent Uses. Uses adjacent to the subject site include the following:
g.
• North of the site: 58th Street North and Olene Avenue North
• South of the site: Single Family Homes
• East of the site: Undeveloped /Open space (Anderson property) and St. Croix
Mall Park Lot
• West of the site: Open space
The property to the east of the site is undeveloped, except for St. Croix Mali Parking
Lot. The requested 5 foot variance for the improved parking lot is not creating an
inconvenience to the neighboring property.
Variance. Variance criteria is provided in Section 401.04 of the Oak Park Heights
Zoning Ordinance. The Planning Commission and City Council should review the
following criteria and conditions to determine if the variance is justified.
Review Criteria. The Planning Commission and City Council should make a finding of
fact that the proposed action will not:
a. Impair an adequate supply of light and air to adjacent property.
b. Unreasonably increase the congestion in the public street.
c. Have the effect of allowing any district uses prohibited therein, permit a lesser
degree of flood protection than the flood protection elevation for the particular
area, or permit standards which are lower than those required by State law.
d. Increase the danger of fire or endanger the public safety.
e. Unreasonably diminish or impair established property values within the
neighborhood, or in any way be contrary to the intent of this Ordinance.
f. Violate the intent and purpose of the Comprehensive Plan.
Violate any of the terms or conditions of Item 5, below.
Conditions for Approval. A variance from the terms of this Ordinance shall not be
granted unless it can be demonstrated that:
a. Undue hardship will result if the variance is denied due to the existence of
special conditions and circumstances which are peculiar to the land,
structure, or building involved and which are not applicable to other lands,
structures or buildings in the same district.
2
•
•
•
1) Special conditions may include exceptional topographic or water
conditions or, in the case of an existing lot or parcel of record, narrowness,
shallowness, insufficient area or shape of the property.
2) Undue hardship caused by the special conditions and circumstances may
not be solely economic in nature, if a reasonable use of the property exists
under the terms of this Title.
3) Special conditions and circumstances causing undue hardship shall not be
a result of lot size or building location when the lot qualifies as a buildable
parcel.
b. Literal interpretation of the provisions of this Ordinance would deprive the
applicant of rights commonly enjoyed by other properties in the same district
under the terms of this ordinance or deny the applicant the ability to put the
property in question to a reasonable use.
c. The special conditions and circumstances causing the undue hardship do not
result from the actions of the applicant.
d. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this Ordinance to other lands, structure or buildings
in the same district under the same conditions.
e. The request is not a result of non - conforming lands, structures or buildings in
the same district.
f. The request is not a use variance.
g.
The variance requested is the minimum variance necessary to accomplish the
intended purpose of the applicant.
h. The request does not create an inconvenience to neighboring properties and
uses.
Comment: In response to the criteria and conditions listed above, the primary hardship
to this variance is that there are existing improvements in Swager Park that the City
does not want to infringe upon, therefore requiring the location of the improved parking
lot to be within five feet of the east property line. In addition, the adjacent east property
is undeveloped open space, except for the St. Croix Mall parking lot, so constructing the
improved parking lot five feet from the east property line, instead of the required ten
feet, will not adversely affect or create an inconvenience to the adjacent property. For
these reasons, City planning staff recommends that the parking lot setback variance be
approved.
3
RECOMMENDATION AND CONCLUSION
After reviewing the request and the criteria and conditions for variance approvals, staff
recommends approval of the request for the parking lot property line setback variance to
allow a parking lot to be located five feet from a side property line, instead of the
required ten feet. The recommendation is made with one condition:
•
•
1. Any additional comments or conditions of the City Council, Planning
Commission, or City Staff.
4
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