HomeMy WebLinkAbout2022-08-23 CC Packet Enclosure Oak Park Heights
Request for Council Action
Meeting Date August 23rd, 2022
Time Required: 5 Minutes
Agenda Item Title: Senior Housing Partners/Valley Senior Services Alliance—Planned Unit
Development Concept Plan—58th Street and Norwich Avenue—(North
Side of 58th Street).
Originating Department/Requestor: Eric Johnson, City Administrator
Requester's Signature
Action Requested Discussion, Possible Action
Background/Justification(Please indicate if any previous action has been taken or if other public
bodies have advised):
Please see the attached from Scott Richards, City Planner
1. Planning Report—Dated 8/4/22
2. Planning Commission—Summary Memo and Findings dated: August 18th, 2022
3. Proposed City Council Resolution.
Page 85 of 202
3601 Thurston Avenue N, Suite 100C S� ����'.n n �,C1
Anoka, MN 55303 1� -� ►, TT""
T p Phone: 763.231.5840
Facsimile: 763,427.0520
TPCa@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
Page 86 of 202
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
Page 87 of 202
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
Page 88 of 202
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
Page 89 of 202
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
Page 90 of 202
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 9 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
Page 91 of 202
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
Page 92 of 202
F-'
• SENIOR HOUSING l
lip.ilr.41
PARTNERS
PROJECT NARRATIVE
DATE: July 12, 2022Tuesday,July 12, 2022
To: City of Oak Park Heights
FuoM: 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 St.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.
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Page 1 of 4 Page 93 of 202
. , — SENIOR HOUSING
-4,07 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 Iive in the Oak Park Heights community.
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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.
*'akr ) cf r_, Page 94 of 202
IOW
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.
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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 Page 95 of 202
. • SENIOR HOUSING
►' PARTNERS
PROJECT NARRATIVE
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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 anaesthetically 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 Page 96 of 202
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Page 120 of 202
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 18, 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 Planning Commission at their August 11, 2022, meeting held a public hearing, took
the Applicant's and public's testimony, and after consideration of the application
Page 121 of 202
unanimously recommended approval with conditions. The recommended conditions are
found below and in the City Council resolution.
The review is based upon the following submittals:
Exhibit 1: Planning Report with Exhibits —August 4, 2022
CONCLUSION / RECOMMENDATION
The Planning Commission recommended 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 was favorable to, and the City Council approves the
overall master plan, compatibility with surrounding uses and consistency with the
Comprehensive Plan and Zoning.
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.
Page 122 of 202
11.The Planning Commission and City Council were favorable to the possibility of
proof of parking and urban heat island mitigation.
12.The Planning Commission and City Council were favorable to the concept phase
one building appearance, colors, materials.
Pc: Julie Hultman
Page 123 of 202
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY KEVIN LOHRY, REPRESENTING SENIOR HOUSING
PARTNERS/VALLEY SENIOR SERVICE ALLIANCE (VSSA) FOR
PLANNED UNIT DEVELOPMENT CONCEPT PLAN OF THE AREA
NORTH OF 58TH STREET AT NORWICH AVENUE BE APPROVED
WITH CONDITIONS
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The subject property is zoned 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; and
4. The three phase development consists of phase one with 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; and
5. 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,north of 58th
Page 124 of 202
Street was not part of Concept or General Plan approvals. A Planned Unit Development Concept
Plan has been requested at this time for the three phase development; and
6. City staff prepared a planning report dated August 4, 2022,reviewing the
request for Planned Unit Development Concept Plan approval; and
7. Said report recommended approval of the Planned Unit Development
Concept Plan to the fulfillment of conditions; and
8. The Planning Commission held a public hearing at their August 11, 2022,
meeting, took comments from the applicants and public, closed the public hearing, and
recommended the application with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by Kevin Lohry representing Senior Housing Partners/Valley
Senior Service Alliance (VSSA) for Planned Unit Development Concept Plan of the area north
of 58th Street at Norwich Avenue affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights the
following, subject to the conditions as follows:
• Planned Unit Development Concept Plan
1. The Planning Commission was favorable to, and the City Council approves the overall
master plan, compatibility with surrounding uses and consistency with the
Comprehensive Plan and Zoning.
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.
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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 were favorable to the possibility of proof of
parking and urban heat island mitigation.
12. The Planning Commission and City Council were favorable to the concept phase one
building appearance, colors, materials.
Approved by the City Council of the City of Oak Park Heights this 23rd day of August
2022.
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
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ATTACHMENT A
zeilA
Planned Unit Development—Concept Plan
To Allow
Construction of A 79 Unit, Multiple Family Apartment Building
Valley Senior Services Alliance/Senior Housing Partners
Washington County Property Identification Number: 05.029.20.13.0010
Legal Description:
Lot C SubdivisionCd 02095 SubdivisionName OAK PARK COMMONS
Physical Address: Unassigned
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ATTACHMENT B
Planned Unit Development—Concept Plan
To Allow
Construction of A 79 Unit,Multiple Family Apartment Building
Valley Senior Services Alliance/Senior Housing Partners
Application Materials
• Application Fonn
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Planning Commission Review& Recommendation: August 11, 2022
PUD: General Concept—Effect of Concept Plan Approval:
Unless the applicant shall fail to meet time schedules for filing General Plan of Development
Stage and/or Final Plans or shall fail to proceed with development in accordance with the plans
as approved or shall in any other manner fail to comply with any condition of Ordinance 401 or
any approval granted pursuant to it, a General Concept Plan which has been approved and a PUD
Agreement signed by the applicant shall not be modified,revoked or otherwise impaired pending
the application for approval of the General Plan of Development Stage and Final Plans by any
action of the City of Oak Park Heights without consent of the applicant. (401.06.C.2.d)
PUD: General Concept- Limitation on General Concept Plan Approval:
Unless a General Plan of Development covering the area designated as in the General Concept
Plan as the first stage of the PUD has been filed within twelve(12)months from the date Council
grants General Concept Plan approval, or in any case where the applicant fails to file General
Plan of Development Stage and Final Plans and to proceed with development in accordance with
the provisions of this Ordinance and of an approved General Concept Plan, the approval may be
revoked by Council action. (401.06.C.2.e)
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