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HomeMy WebLinkAbout2022-08-04 TPC Planning Report 3601 Thurston Avenue N, Suite 100 --��� ' 4- U Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: August 4, 2022 RE: Oak Park Heights — Senior Housing PartnersNalley Senior Services Alliance — Planned Unit Development Concept Plan — 58th Street and Norwich Avenue. TPC FILE: 236.02 — 22.07 BACKGROUND Kevin Lohry, representing Senior Housing PartnersNalley Senior Service Alliance (VSSA), has submitted an application for Planned Unit Development (PUD)/Conditional Use Permit and Design Guidelines/Site Plan Review for the development of the area north of 58th Street at Norwich Avenue North. At this time, only the Concept Plan of the Planned Unit Development will be considered. The General Plan/Conditional Use Permit for Phase 1 of the development, a preliminary and final plat, and the design review will be done at the September meeting. The three phase development consists of a 79 unit multi-family housing building at the north end of the subject property, and two other phases, one a brownstone senior living facility and the other mixed use with senior living. The plans and potential uses for phase two and three have not been determined by VSSA. The PUD General Plan, Preliminary and Final Plat and design review for the McKean Square Historic Village and the 58th Street tunnel and parking was approved by the City Council on May 27, 2008. The remaining portion of the subject property was not part of Concept or General Plan approvals. Senior Housing Partners, with the current application, had intended on processing the request for the 79 unit multi-family housing as a Conditional Use Permit. The Planned Unit Development process, which was used for each phase of Boutwells Landing allows for multiple structures in a coordinated development as has been proposed. The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Title Sheet Exhibit 3: Site - Vicinity Map Exhibit 4: Neighborhood Context Exhibit 5: Immediate Site Context— Boutwells Landing Exhibit 6: Architectural Context Exhibit 7: Project Benefits and the Goals of the Comprehensive Plan Exhibit 8: Proposed Master Site Plan Exhibit 9: Floor Plan — Level 1 Exhibit 10: Floor Plan — Levels 2-4 Exhibit 11: Exterior Elevations— South/58th Street Exhibit 12: Exterior Elevations—West/East Exhibit 13: Exterior Elevations— North Exhibit 14: Master Plan — Landscape Visioning Exhibit 15: Master Plan — Landscape Visioning Exhibit 16: Building Perspective Exhibit 17: Site Perspective — Phase 1 Exhibit 18: Site Perspective — Phase ,1, 2 and 3 Exhibit 19: Site Development Plans— Cover Sheet— C000 Exhibit 20: General Notes — C100 Exhibit 21: Existing Conditions—V100 Exhibit 22: Existing Conditions—V101 Exhibit 23: Existing Conditions—V102 Exhibit 24: Existing Conditions—V103 Exhibit 25: Overall Site Plan — C400 Exhibit 26: Site Plan — Phase 1 — C401 Exhibit 27: Overall Grading Plan — C500 Exhibit 28: Overall Utility Plan — C600 Exhibit 29: Site Photometric Plan — E011 Exhibit 30: Level 1 Landscape Plan Exhibit 31: Tree Removals and Replacement Plan — L002 Exhibit 32: Urban Heat Island Mitigation Exhibit 33: Traffic Memo Exhibit 34: Boutwells Landing 2nd Addition PROJECT DESCRIPTION A project narrative has been provided by Kevin Lohry and is found as Exhibit 1. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are shown on the Site-Vicinity Map found as Exhibit 3. Comprehensive Plan. The Comprehensive Plan 2018 Proposed Land Use Map designated this area as Residential/Business Transitional. This area has consistently been planned for a mixed use area for business and residential uses. The current concept is consistent with the plan. 2 Zoning. This property has been designated as B-4, Limited Business District which allows multiple family development with a Conditional Use Permit. As such, the underlying base zoning district is B-4, Limited Business District with a PUD overlay. The performance standards of the R-3 Multiple Family District must be complied with for residential development in the B-4 Limited Business District. The height of the proposed 79 unit building will be 49 feet, 3 inches. Buildings over three stories and 35 feet require a Conditional Use Pemit. The 79 unit multiple family building will be 49 feet, 3 inches. The review of the required Conditional Use Permits will be done with the General Plan review. Subdivision. The preliminary/final plat for Boutwells Landing 2nd Addition was approved in 2008 by the City Council. During the current review process it was realized that the plat was not recorded, and the property remains as Outlot C. The Subdivision and Zoning Ordinances do not allow development on an Outlot. The Applicants are in the process of creating a preliminary and final plat that will be reviewed as part of the General Plan. Park Dedication/Connection Fees. Preliminary research on this indicates that all park dedication and connection fees were paid for the Boutwells Landing development south of 58th Street. As part of the plat process, a Development Agreement will outline the required park dedication and connection fees for this current project. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Elderly housing requires 1,000 square feet of land area per unit based upon the total area in the project. The multiple family requirement is 2,500 square feet per unit. The total property currently under consideration is 536,957 square feet. In Phase 1, the 79 unit building would require 179,500 square feet of area in that it will be multi family. No details have been provided on numbers of units for the second and third phases, but the buildings will likely include senior housing. The application materials also indicate that with 536,957 square feet of total area, 276,922 square feet, or 51.5 percent is pervious area. The City does not have specific impervious/pervious requirements for development. Setbacks. Within a PUD, the R-3 District setback requirements are applied only to the perimeter of the project. The R-3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is on a corner, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one-half the sum of the building heights of the two buildings. 3 The Phase 1 building is proposed with an east side yard setback of 46 feet, a west side yard setback of 28 feet and rear yard setback of 60 feet. The other buildings are in preliminary concept stage but will be required to meet the perimeter and internal setback requirements. Minimum Floor Area. The Zoning Ordinance requires that elderly housing have the following minimum floor areas per unit: Efficiency and One Bedroom Units 600 square feet Two Bedroom Units 720 square feet The two bedroom units will be compliant with the requirements, but the alcove, or efficiency units will be less than the 600 square feet. The alcove units would comply with the elderly requirement of at least 440 square feet per unit. The Applicants should address this issue. Proposed Street Access. The site will be initially accessed through the existing driveway from the parking lot to the 58th Street. The parking lot will be expanded to accommodate parking for the Phase 1 building. Upon development of the other phases, an access will be provided at Norwich Avenue North. Trails/Sidewalks. The overall site plan and the Phase 1 of the development includes a network of trails that will provide interconnections through the site and to the City trail system. Tree Preservation/Landscaping. The Applicant has provided a tree removal and replacement plan as well as a landscape plan for Phase 1 of the development. As part of the General Plan consideration, the City Arborist shall review the plan. Grading and Drainage. Grading and drainage plans have been provided as part of the development submittals. The City Engineer will provide a detailed review as part of the General Plan. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve all grading and drainage plans. Utilities. A utility plan has been submitted. The utility plan is subject to review and approval of the City Engineer as part of General Plan. Lighting. A lighting plan has been provided and will be reviewed as part of the General Plan. Signage. Signage plans will be reviewed as part of the General Plan. Parking. The Zoning Ordinance requires at least two parking spaces per unit for multi family structures and 1 parking space per elderly unit. The Phase 1 plans indicate that no underground spaces will be provided. The existing lot provides 103 parking spaces and the expansion of the lot will add 80 spaces. 4 The Phase 1 building will be 79 units, requiring 158 parking spaces. Representatives of Senior Housing Partners have indicated that the number of employees that use the lot is minimal. The additional area will be more than adequate. Staff has questioned whether there will be the need for the number of additional spaces and if some of the parking could be shown as proof of parking that would be constructed later if needed. Additionally, Staff asked for an urban heat island mitigation plan for the significant area that will be parking, including Phase 1 and the subsequent phases. Note Exhibit 32. Staff will continue to work with the Applicant on heat island mitigation as part of General Plan review. Architectural Appearance. The application materials indicate elevations and perspective diagrams. Overall, the plans are consistent with the multiple family design standards in the Zoning Ordinance. A detailed review of the Phase 1 building will be done as part of the General Plan. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the General Plan review. B-4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. The development will comply with the parking requirements. b. No physical improvements, either interior or exterior, may preclude future re-use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.C.6. The alcove or efficiency units do not comply unless they are designated for senior housing. d. Compliance with conditional use requirements of Section 401.03.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. 5 There would be no conflict. f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. The building setbacks for Phase 1 are consistent. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. Adequate open space is provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. No incompatible land use arrangements are created. i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards shall be complied with. j. Residential and non-residential uses shall not be contained on the same floor. Not applicable. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission and City Council will comment on the architectural appearance as part of General Plan review. CONCLUSION / RECOMMENDATION Based upon the submittals and review herein, Staff recommends the approval of the Concept Plan for development of the area north of 58th Street at Norwich Avenue North subject to the following conditions: 1. The Planning Commission should comment on the overall master plan, compatibility with surrounding uses and consistency with the Comprehensive Plan and Zoning. 6 2. The Applicant shall provide a preliminary/final plat to be reviewed as part of the General Plan. 3. Park dedication and connection charges shall be paid with approval of the final plat and Development Agreement. 4. The Applicants shall address the sizing issue of the alcove units as part of the General Plan submittals. 5. The landscape plan shall be subject to review and approval of the City Arborist as part of General Plan review. 6. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization as part of General Plan approvals. 7. All utility plans shall be subject to review and approval of the City Engineer as part of General Plan approvals. 8. All lighting plans shall be subject to Staff review as part of General Plan approvals. 9. All signage plans shall be subject to Staff review as part of General Plan approvals. 10.The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development, subject to their approvals. 11.The Planning Commission and City Council should comment on the plan for parking lot expansion and the possibility of proof of parking and urban heat island mitigation. 12.The Planning Commission and City Council shall comment on the building appearance, colors, materials. Comments will assist the Applicant in the final design of the building for General Plan review. 13.Any other conditions of City staff, the Planning Commission and the City Council. Pc: Julie Hultman 7 SENIOR HOUSING cir PARTNERS PROJECT NARRATIVE DATE: July 12,2022Tuesday,July 12,2022 To: City of Oak Park Heights FROM: Kevin Lohry SUBJECT: Oak Park Heights Workforce Housing PROJECT SUMMARY AND PROPERTY DESCRIPTION Presbyterian Homes and Services(PHS)is excited and enthusiastic to apply for the development of a 63,000 SF, 79-unit multi-family housing building just north of the intersection of 58th R.North and Norwich Ave North. The proposed development would take place on parcel 05.029.20.13.0010. PHS currently owns this parcel, which is north of the Boutwells Landing Senior Living Community. The site encompasses approximately 9.8 acres. The site currently holds a 36,000 SF parking lot, an entry road, sidewalks, and a 600 SF covered entry to an underground tunnel leading to Boutwells Landing Senior Living Community. A wetland is located on the west end of the property, which will be left untouched. The proposed multi- family housing building is primarily intended to provide workforce housing for PHS employees and the greater Oak Park Heights community. The development of workforce housing is an essential need for not only PHS employees, but community members as well. This mission behind this development is a brainchild of PHS working to mitigate the effects of an increasing gap between the affordability of housing and the wages earned by frontline workers. The lack of housing affordability can impact frontline workers' quality of life,potentially leading to lower morale and frequent turnover in search of even small increases in compensation. The housing will not be limited to PHS employees and is open to all applicants who may need alternative options to typical market rate housing, and are attracted to the beauty and opportunities that Oak Park Heights provides its residents.The site redevelopment will also contain related site amenities and improvements including increased parking,lighting,landscaping,sidewalks,tree planting and utilities. The site is currently zoned as B-4—Limited Business District. PHS intends to keep the site zoned as B-4, and will apply for a Conditional Use permit to allow this multi-family project per 401.301.E of the Oak Park Heights Zoning Ordinance. PHS also owns the east adjacent parcel 05.029.20.14.0128, which is not planned to be worked on during this project,but may be utilized for future projects. E. ' ' , ;� __ S . :_ v u.. 1 ,, iL AI I k#14161110.1 r "iii a is\s,i - kS¢NOf t'• f yF.• f �a Phase I Parcel Adjacent parcel in - Yri v -,‘‘.6.4.4-3� �< , f ;Fr consideration for s.., ,, A< `; s '14%-----, �' a .=c�.r,wY"a future phases. "i. .,'I's.. �.. a 2v : � , �� � za =v.e� �Vd�;P47 t •.e„ ` • �1"+" ,�, rn�at� nus�s5p-s;a..nnLM. t�szm` .ef��• L rra t .fi; 4y.ti i it: f e °# 14 r r, .> t rf-1 44... SENIOR HOUSING PARTNERS PROJECT NARRATIVE The site is phenomenally located within the city of Oak Park Heights,providing residents and families with immediate walking access to retail shopping, grocery, and restaurants. Sidewalk connectivity will be emphasized to these retail areas, while also providing walkability to the natural landscapes of the wetland to the west,and to Autumn Hills Park to the southwest.This will help to provide residents with easy access to everyday necessities, while still offering a connection to the natural scenery of Oak Park Heights. Easy access to Highway 36 also provides potential residents ways to commute to and from work in the Twin Cities metro,but desire to live in the Oak Park Heights community. ; r __<:?•.....,,,_ . 4 R r , II 1 The design of the proposed 79-unit development aims to tie into the design of the neighborhood,by creating similar color schemes,gables,and bays to those of Boutwells Landing Senior Living Campus to the south. This design is intended to create harmony with existing structures of the neighborhood,while also providing an attractive,modern,and enviable living experience for its residents. The proposed building and extended parking lot would replace a vacant, grassy field, and therefore does not create immediate impact on any existing,nearby structures. DEVELOPMENT DESCRIPTION The building will consist of 4 stories of wood framed construction atop a concrete slab-on-grade. Each of the 4 levels will consist of approximately 15,750 SF. In order to achieve a mix of affordable price points, we are proposing a mix of housing options across unit size and affordability.The current unit mix proposed will include 26 studios, 29 1-bedroom units, and 24 2-bedroom units, for a total of 79 units. In order to provide price points more suited to the workforce demographic, we are continuing to optimize a unit mix that aims to include a certain percentage of units at either 60% AMI or 80% AMI (area median income). Building amenities currently include a fitness room, club room, outdoor patio, lobby, and a back of house area for employees. Page 2 of 4 a, �, SENIOR HOUSING PARTNERS PROJECT NARRATIVE The existing parking lot on the site includes 105 parking spaces, which seldom, if ever, reaches capacity. On-site reconnaissance and remarks from Boutwell's management show that the parking lot is rarely more 1/3 full at peak hours. Therefore,we plan on adding 45 parking spaces to the existing parking lot for a total of 150 parking spaces. We anticipate that parking will fluctuate fairly evenly throughout the day, as employees park there during the day, and residents park there during the evening/night. No underground parking is planned. �, t PI! � [ ,A , i I ti t �' 'M ti I 1 0 Ill Irl .1 r I ' j __ I Stubs for water lines and sanitary sewers are already located on the south side of the site,while gas will be tapped from the east end of the site. Careful and meticulous planning has already gone into stormwater management, which will include a new stormwater basin east of the proposed building, and refrains from disturbing the wetland area. Future stormwater basins are also strategically planned for should any other development be proposed in the future. LOCATION AND PHASING The building was strategically placed on the north end of the site for several reasons. This particular area best utilizes the layout of the site while maintaining as much green space as possible. Any future work included on the site can then be more easily adapted and altered to make optimal use of utilities, parking, sidewalks, stormwater maintenance, and natural resources. The approximate 15,750 SF floor plate also lends itself to fit squarely inside the northern"notch"of the property,helping to efficiently utilize the layout of the property and its optimal connectivity and green space. There are no plans for any future development or master site plans. However, the design team has worked diligently to provide a proof of concept for potential development options in the future. The idea behind this was to provide a plan to best utilize the natural landscaping,parking,utilities,etc.as discussed,but also to show why the northern location for our proposed project fits perfectly within the function and vision of the site. Page 3 of 4 1,,0, SENIOR HOUSING PARTNERS PROJECT NARRATIVE }f9 i - --op- - r- k ` •• t. Lir-II! 4'%.r i' S - ' .:- 4'' ''''''-iS ., r r. R A ' a spy ,Ir � y fity F z • Vyya..' fy �.. r � / CONCLUSION Senior Housing Partners takes pride in its work and believes this workforce housing project will be a great benefit for those residents who wish to contribute to the Oak Park Heights community,but may be priced out of typical market rate living options.The building and site will provide an aesthetically attractive feature for the community while filling a need for many current and aspiring Oak Park Heights residents. Thank You For Your Consideration, Kevin Lohry Page 4 of 4 -st tt Fx2. r X44 � f �m � :3� }• �. s a L a! ,I£ , ' .,-,-,i. , ,t-,_ i, _..,, ,„, ,, , ,_:::;,::,,, r 4 ,---,,,z, , v v i' f ,.-7,.. r 'r i77,-:• • '7' . Vi,!,!, 7':!.7'../it-,' - ,-., - -,..,.....,...t. 7, ,=1,. - ,,,;---,,. , f F 5 b� , r #4 ! Ny wya . iY .. r . 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'ca _ —ro a) ,;; GY3, Kimley>>>Horn MEMORANDUM To: City of Oak Park Heights From: Jacob Rojer, P.E., PTOE Kimley-Horn and Associates, Inc. Date: August 3, 2022 Subject: Traffic Memo-Oak Park Heights Apartment Building 58th St. N. Oak Park Heights, MN INTRODUCTION Senior Housing Partners is proposing a new apartment building located along 58th Street N approximately one quarter of a mile east of the 58th Street N & Norell Avenue N in Oak Park Heights, Minnesota. The proposed building is phase 1 of a future three building site plan. This building will include 79 residential units. This memorandum documents the anticipated trip generation of the proposed apartment building and how this is expected to impact operations along 58th Street. TRIP GENERATION COMPARISON The trip generation for the proposed apartment building was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. For the proposed building, ITE Land Use Code (LUC) 221 (Multifamily Housing Mid-Rise) was used as it accurately represents the type of residential housing being proposed. The trip generation can be calculated using the number of residential units. Table 1 provides the proposed apartment building traffic generation. The proposed building is anticipated to generate 29 trips in the AM peak hour, 31 trips in the PM peak hour, and 359 daily trips. Table 1 -Trip Generation Comparison Land Use ITE Intensity/ AM Peak Hour PM Peak Hour Description Code Units Daily In Out Total In Out Total Proposed Multifamily 221 79 Units 359 6 23 29 19 12 31 Housing (Mid-Rise) PLANNING LEVEL ROADWAY CAPACITY The Highway Capacity Manual (HCM), 6th Edition provides a Level of Service (LOS) estimate based on roadway characteristics and the Average Annual Daily Traffic (AADT). LOS ranges from A to F, with LOS A as the highest (best traffic flow and least delay), LOS E as saturated or at-capacity conditions, and LOS F as the lowest(oversaturated conditions). kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 Kimley>>>Horn Page 2 The proposed apartment building will maintain the same site access as the existing conditions,with the one site access along 58th Street. The site currently functions as an overflow parking lot for the senior living community across 58th Street.Trip generation from the existing parking lot can be assumed to be accounted for by daily traffic data. There is not historic daily traffic data available for 58th Street and due to the reconstruction on Norell Avenue, current traffic patterns would not be representative of typical conditions. However, the adjacent roadway AADTs for Norall Avenue and Oakgreen Avenue are less than 10,000 vehicles per day. Therefore, it is anticipated that 58th Street, a four-lane undivided urban roadway, would maintain an acceptable level of service with the addition on the proposed development based on the roadway capacities shown in Table 2 and that there would be minimal impacts on operations and safety. No changes to the roadway geometry at the site access are recommended. Table 2—Planning Level Roadway Capacity Under Capacity Approaching Over Facility Type Planning Level Daily Capacity Capacity Capacity Ranges(AADT) LOS A B C D E F VIC 0.2 0.4 0.6 0.85 1.0 >1.0 Four-lane undivided 18,000-22,000 4,400 8,800 13,200 18.700 22,000 >22,000 urban CONCLUSION The proposed apartment building is anticipated to generate an additional 359 daily trips, 29 AM peak hour trips, and 31 PM peak hour trips. With the proposed apartment building, 58th Street is expected to operate within the capacity of the roadway and have minimal impacts on operations and safety. No changes to the roadway geometry at the site access are recommended. kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 ;52 C'x 31. o--- ti 2 iii .ii o'•• . /•1, t I • . v ... ------Zre,.., .., Ae- .',..0.... ./ Pi;03 C.7 PA ON A ' —----—_ eer.;:zr -••,,,,,, — i . 6 1• + h ! '1 '•. : z lit Aak ,. i 1 e 1 " 1 111 1 • ..,..). ,. ill , 44, it i ;0 16 s,2 t4 5 hi 1 2'3:i 1 . g 1 hi 7.14 C) C5 id -4 1, c:.. L, C) 41 1 41 P I ... , ‘,—....0888•— 8 , ......- L——.-- L__.".-: — :: i (,) _ •, .II ,s8 c .) I I I : -: — I 1 I 1 i __ .. : 1.....4 I q I i I 1 s 1 i 1 . I t 1 0, 1 1 CSTS:r•• C.) . __ I 1 1 •./.• .- () I ........C:) i A42 ....< -.; I • i 11 `C ‘NI 1 1 :I I Z5 41 1 i 1 NJ 1 (-... 1,..., . 1 1 I / t I 1 I 1 1 h V k ._ t 1 I : 1 1 I I I 1 11 4I: . ...:1 -I i I I I 1 )..-4 , t 4ti . i I if • k it 1 8 d ti k I A' i! Sta ALISZetear '• 16 :;) t,) Cir) L r....,‘Pn."1 1.1 -4-4 i . ,..t....-.. i 4 •,., II _ <E. led I II il ) C..) 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