HomeMy WebLinkAbout2022-10-25 CC Packet Enclosure0
Oak Park Heights
Request for Council Action
Meeting Date October 25th 2022
Time Required: 5 Minutes
Agenda Item Title: SENIOR HOUSING PARTNERSNALLEY SENIOR
SERVICE ALLIANCE (VSSA) FOR PLANNED UNIT
DEVELOPMENT GENERAL PLAN CONDITIONAL USE
PERMITS, PRELIMINARY AND FINAL PLAT, AND
ARCHITECTURAL DESIGN GUIDELINES/SITE PLAN
REVIEW OF THE AREA NORTH OF 58TH STREET AT
NORWICH AVENUE
Agenda Placement New Business
Originating Department/Requestor: Eric Johnson, City Administrator
Requester's Signature 441—
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: 10/6/22
2. Planning Commission — Summary Memo and Findings dated: 10/20/22
3. Proposed City Council Resolution.
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TPC3801 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@Plannin9Co.com
PLANNING REPORT
TO: Enc Johnson
FROM: Scott Richards
DATE: October 6, 2022
RE: Oak Park Heights — Senior Housing Partners/Valley Senior Service
Alliance — Planned Unit Development — General Plan, Conditional
Use Permit, Subdivision, and Architectural Design Guideline/Site
Plan Review
TPC FILE:
BACKGROUND
Kevin Lohry, representing Senior Housing Partners/Valley Senior Service Alliance
(VSSA), has submitted an application for Planned Unit Development (PUD) General
Plan, Conditional Use Permits for multiple family development and building height,
Preliminary and Final plat, and Architectural Design Guidelines/Site Plan Review for the
development of the area north of 58th Street at Norwich Avenue North. The General
Plan application includes the first phase of the development, a 79 -unit multiple family
apartment building that will he constructed just north of existing parking lot on the
subject property.
The PUD General Plan, Preliminary and Final Plat and design review for the McKean
Square Historic Village and the 58'° 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.
The Concept Plan of the area north of 5$1h Street for the three phase development was
approved by the City Council at their August 23, 2022, meeting.
The review is based upon the following submittals:
Exhibit 1:
Project Narrative, July 12, 2022
Exhibit 2:
Cover 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/Comprehensive Plan
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Exhibit 8:
Proposed Master Plan
Exhibit 9:
Cover Sheet (G100)
Exhibit 10:
Architectural Site Plan (AO10)
Exhibit 11:
Cover Sheet (COOO)
Exhibit 12:
General Notes (C100)
Exhibit 13:
Existing Conditions (V100)
Exhibit 14:
Existing Conditions (V101)
Exhibit 15:
Existing Conditions (V102)
Exhibit 16:
Existing Conditions (V103)
Exhibit 17:
Demo Plan Phase 1 (C200)
Exhibit 18:
Erosion and Sediment Control Plan Phase 1 (C300)
Exhibit 19:
Erosion and Sediment Control Plan Phase 1.2 (C301)
Exhibit 20:
Erosion and Sediment Control Details (C302)
Exhibit 21:
Overall Site Plan (C400)
Exhibit 22:
Site Plan Phase 1 (C401)
Exhibit 23:
Overall Grading Plan (C500)
Exhibit 24:
Grading Plan Phase 1 (C501)
Exhibit 25:
Overall Utility Plan (C600)
Exhibit 26:
Utility Plan Phase 1 (C601)
Exhibit 27:
Construction Details (C700)
Exhibit 28:
Landscape Title Sheet (1-1001)
Exhibit 29:
Tree Removals and Replacement Plan (LO02)
Exhibit 30:
Site Landscape Plans (1-100)
Exhibit 31:
Site Landscape Plans (1-101)
Exhibit 32:
Site Landscape Enlargements (1-150)
Exhibit 33:
Site Lighting Photometric Plan (E011)
Exhibit 34:
Lighting Specifications
Exhibit 35:
Boutwells Landing Second Addition Final Plat
Exhibit 36:
Traffic Memo — Kimley Horn
Exhibit 37:
Level 1 Overall Floor Plan (A101)
Exhibit 38:
Level 2 Overall Floor Plan (A102)
Exhibit 39:
Level 3 Overall Floor Plan (A103)
Exhibit 40:
Level 4 Overall Floor Plan (A104)
Exhibit 41:
Exterior Elevations (A401)
Exhibit 42:
Exterior Elevations (A402)
Exhibit 43:
Exterior Elevations (A403)
Exhibit 44:
Memo from City Arborist — Lisa Danielson
Exhibit 45:
Memo from City Engineer — Lee Mann
PROJECT DESCRIPTION
A project narrative has been provided by Kevin Lohry and as 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.
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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 of business and residential uses. The current project is
consistent with the plan.
Zoning. This property has been zoned 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 Permit.
The review of the Conditional Use Permits is found later in this report.
Subdivision. The preliminary/final plat for Boutwells Landing 2"d 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 have provided a Final Plat of Boutwells Landing Second Addition for review.
A preliminary plat will also need to be provided as a condition of approval.
The Final Plat for Boutwells Second Addition, as well as the dedication and vacation of
any easements, shall be subject to the review and approval of the City Engineer and
City Attorney,
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 58"' Street but not to the north. The 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. 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 197,500 square feet of area in that it will be multiple
family. No details have been provided on numbers of units for the second and third
phases, but the buildings may include senior housing which has a density requirement
of 1,000 square feet per unit.
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 in the overall master plan. 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. The conditional use permit
requirements for buildings that exceed three stories also require the following:
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For each additional story over three (3) stories or for each additional ten (10) feet
above thirty-five (35) feet, front and side yard setback requirements shall be
increased ten (10) feet.
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 west side setback is two
feet short of meeting the 20 feet + 10 feet setback requirement, but this requirement can
be addressed through the Planned Unit Development. The use to the west is Walmart.
Both uses will not be impacted by the setback difference. The Planning Commission
should discuss this variation.
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.
Minimum Floor Area. The Zoning Ordinance requires that multi -family 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 some of the alcove,
or efficiency units will be 487 square feet. The alcove units would comply with the
elderly requirement of at least 440 square feet per unit. All the one and two bedroom
units are compliant. The size of the units can be addressed through the Planned Unit
Development approvals. The Planning Commission should discuss this variation.
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. A traffic memo has been provided
and is found as Exhibit 36. The City Engineer has provided a review of the traffic
memo.
The plans are subject to review and approval of the Fire Chief of the Bayport Fire
Department and the Police Chief.
Tralls/Sidewalks. A trail that enters the site from the north, between Walmart and
Lowe's extends to the existing parking lot and to 58th Street. The trail will be relocated
around the proposed building and connect to the parking lot and to 58th Street. The site
will be well interconnected within and to the City system of trails and sidewalks.
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. The City
Arborist has reviewed the plans with comments found as Exhibit 44. The plan shall be
subject to the final approval of the City Arborist.
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Grading and Drainage. Detailed grading and drainage plans have been provided as
part of the development submittals. The City Engineer has provided a review of the
plans found as Exhibit 45. The City Engineer and the Middle St. Croix Watershed
Management Organization shall review and approve the grading and drainage plans.
Utilities. A detailed utility plan has been submitted. The final utility plan is subject to
review and approval of the City Engineer.
Parking. The Zoning Ordinance requires at least two parking spaces per unit for
multifamily structures. The Phase 1 plans indicate that no underground spaces will be
provided. The existing lot will be reduced to 91 parking spaces and the expansion of
the lot will add 63 spaces for a total of 154 parking spaces.
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 parking area will be more than adequate. Staff asked the
Applicant to consider fewer parking stalls or if some of the parking could be shown as
proof of parking that would be constructed later if needed. The new lot will be expanded
with an additional 12 spaces when subsequent phases are constructed. As part of the
General Plan, the Applicant has reduced the number of stalls and included landscaped
islands to address urban heat island mitigation.
The proposed parking plan is adequate for Phase 1. The reduction of spaces from the
requirement is allowed under the General Plan approvals. The Planning Commission
should comment.
Lighting. A lighting plan has been provided. The photometric plan indicates the
locations of the light fixtures. The light intensity will be compliant with Zoning Ordinance
standards. The lighting fixtures proposed are all full cut off and are also compliant.
Signage. The Applicant has not provided a sign plan. Any signage for the new building
shall be consistent with the size and height requirements of the Zoning Ordinance and
with residential housing development signage. The signage plans shall be subject to
review and approval of City Staff.
Mechanical Equipment. The mechanical equipment shall be located within the
buildings or at ground level. If any mechanical equipment is ground mounted or visible
from adjacent streets shall be screened as required by the Zoning Ordinance.
Trash/Recycling. All the trash storage and recycling will be internal to the building.
Building Height. The proposed building will be four stories and 49 feet, three inches to
the midpoint of the gable roof. As indicated, a Conditional Use Permit is required for
buildings that exceed three stories and 35 feet. The Planning Commission should
comment.
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Architectural Design Guidelines/Site Plan. The application materials indicate
elevations and perspective diagrams for the proposed building. The building will be a
combination of brick, lap siding, fiber cement panels and asphalt shingles.
Multiple family buildings are not reviewed under the commercial Design Guideline
requirements but under the building and architectural appearance requirements of
Section 401.15.C.8. of the Zoning Ordinance. The Planning Commission and City
Council shall comment further on the building appearance and materials as part of the
review.
A review of the building requirements is as follows:
Multiple Family Containing Six (6) Units or More For New Construction:
1) Mass and Scale
a) Each multiple family building containing six (6) or more
dwelling units shall feature a variety of massing proportions,
wall plane proportions, roof proportions and other
characteristics similar in scale to those of single family
detached dwelling units, so that such larger buildings can be
aesthetically integrated into a lower density neighborhood.
The following specific standards shelf also apply to such
multiple family dwellings:
Comment: The mass of the building is adequately broken
into segments by changes and recesses in the building wall
and the use of three different wall building materials.
(1) Roofs. Each multiple family building will feature a
combination of primary and secondary roofs. Primary
roofs will be articulated by at least one (1) of the
following elements:
(a) Changes in piano and elevation.
(b) Dormers, gables or clerestories.
(c) Transitions to secondary roofs over entrances,
garages, porches, bay windows.
Comment: The roofline is broken by the front
entrance dormer and roofs over the brick
elements of the structure.
(2) Facades and Walls. Each multiple family dwelling
shall be articulated with projections, recesses,
covered doorways, balconies, covered box or bay
windows or other similar features, dividing large
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facades and walls into human scaled proportions
similar to the adjacent single family dwellings, and
shall not have repetitive, monotonous,
undifferentiated wall planes.
Comment: The facades of the building are broken by
the projections and recesses as well as the building
material types.
b) Each multiple family building shall feature walls that are
articulated by at least two (2) of the following elements within
every thirty (30) foot length of the facade:
(1) Recesses, projections or significant offsets in the wall
plane of at least four (4) feet.
(2) Distinct individualized entrances with functional
porches or patios.
(3) Chimneys made of masonry, or other contrasting
material that projects from the wall plan.
(4) Balconies.
(5) Covered bay or box windows.
Comment: The building walls are adequately varied.
b) Variation Among Repeated Buildings. For any development
containing at least twenty-four (24) and not more than forty-
eight (48) dwelling units, there will be at least two (2)
distinctly different building designs. For any such
development containing more than forty-eight (48) dwelling
units, there will be at least three (3) distinctly different
building designs. For all developments, there will be no
more than two (2) similar buildings placed next to each other
along a street or major walkway spine_
Comment: Only one building proposed at this time.
c) Distinctly different building designs shall provide significant
variation in footprint size and shape, architectural elevations
and entrance features, within a coordinated overall theme of
roof forms, massing proportions and other characteristics.
To meet this standard, such variation shall not consist solely
of different combinations of the same building features.
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Comment: Only one building proposed at this time.
B-4, Limited Business Standards. Section 401.301.E.9 and 10 of the Zoning
Ordinance provides the CUP standards for allowing residential use in the B-4 District.
The standards are as follows:
9. 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, as part of Phase 1 will be slightly under the requirements. The
City has emphasized fewer parking stalls for certain developments to reduce the
amount of unnecessary parking.
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. f 5.C.6.
All but the alcove units meet the requirements. The Planning Commission
should comment.
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.
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 setback to the west is not consistent. The Planning Commission
should comment on the setbacks.
g. Adequate open space and recreational space is provided on site for the benefit of
the occupants.
There will be adequate open space provided.
h. The development does not conflict or result in incompatible land use
arrangements as related to abutting residential uses or commercial uses.
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No incompatible land use arrangements are created.
L Residential use can be governed by all applicable standards of the Zoning
Ordinance, Building Code, Housing Code and Fire Codes.
All standards will be complied with or approved as part of the General Plan.
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.
1. 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 should comment on the architectural appearance.
10. Buildings in excess of three (3) stories or thirty-five (35) feet, provided that:
a. The site is capable of accommodating the increased intensity of use.
The site and surrounding uses can accommodate the 4th story and the proposed
height of the structure.
b. The increased intensity of use does not cause an increase in traffic volumes
beyond the capacity of the surrounding streets.
The surrounding streets are capable of addressing the increase in traffic volume.
c. Public utilities and services are adequate.
Public utilities and service have been planned to address development in this
area.
d. For each additional story over three (3) stories or for each additional ten (10) feet
above thirty-five (35) feet, front and side yard setback requirements shall be
increased ten (10) feet.
The west side yard setback will be 28 feet, where 30 feet is required to
accommodate the 4th story. Based upon the surrounding uses, the reduced
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setback should not create any issues. The Planning Commission should
comment.
e. The project shall comply with the Minnesota Sustainable Building 2030 (SB2030)
energy standards and Minnesota Sustainable Building Guidelines (B3) or as
amended.
The building will be required to comply with all building requirements.
f. There shall be no parking in the yards facing adjacent rights of way.
The master site plan shows a building that will be constructed between the
Phase 1 building and 58t1 Street.
g. On the third and upper floors, windows and/or architectural features that provide
interest shall be included on all four sides of the building when permitted within
the building code.
The building design meets the requirements of the Zoning Ordinance.
h. Abrupt changes in building heights and/or roof orientation shall be diminished by
offsets of building form and mass.
The building design meets the requirements of the Zoning Ordinance.
I. Recesses and projections to visually divide building surfaces into smaller scale
elements shall be included.
There are adequate recesses and projections in the building facade to break up
the mass of the building.
j. Color shall be used to visually reduce the size, bulk and scale of the building.
Different colors of brick, lap siding and fiber cement panels reduce the mass and
scale of the building.
k. Buildings forty (40) feet or over shall provide rooflines with articulated features.
The roofline is broken by the entrance dormer and the roofs over the brick
sections of the building.
1. Location of back flow prevention devices and the Fre sprinkler riser shall be
Identified on project plans submitted for site and design review and shall be
located inside the building.
The plans for building permit review shall address these issues.
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m. The provisions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
The criteria are reviewed as follows.
Conditional Use Permit Criteria. The conditional use permit criteria, found in Section
401.03.A.7 of the Zoning Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should review the above criteria regarding the
request for the conditional use permits with this application. City Staff sees no issues
with the requests as proposed.
Development Agreement. The Applicant shall be required to enter into an amended
development agreement with the City should approval of the General Plan be granted.
The development agreement shall be subject to review and approval of the City
Attorney.
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the following listed
requests for the development of the area north of 58"' Street at Norwich Avenue which
includes a 79 -unit multiple family apartment building, subject to the conditions that
follow:
® Planned Unit Development (PUD) General Plan
® Preliminary and Final Plat
® Conditional Use Permit for Multiple Family Development
® Conditional Use for Building Height
® Architectural Design Guidelines and Site Plan
The Final Plat for Boutwells Second Addition, as well as the dedication and
vacation of any easements, shall be subject to the review and approval of the
City Engineer and City Attorney.
A Preliminary Plat for Boutwells Second Addition shall be submitted subject to
approval of the City Engineer and City Attorney.
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3. The Planning Commission and City Council should discuss the proposed east
building setback of 28 feet, where 30 feet is required, and whether to allow
this variation through the General Plan approvals.
4. The Planning Commission and City Council should discuss the proposed
alcove units at 487 square feet, where 600 square feet is required, and
whether to allow this variation through the General Plan approvals.
5. The tree removal, tree replacement and landscape plan shall be subject to
review and approval of the City Arborist.
6. The grading and drainage plans shall be subject to City Engineer and the
Middle St. Croix Watershed Management Organization approval.
7. All utility plans shall be subject to review and approval of the City Engineer.
8. The Planning Commission and City Council should discuss the reduction of
parking spaces, where 154 spaces are provided and 158 spaces are
required, and whether to allow this variation through the General Plan
approvals.
9. The Fire Chief and Police Chief should review and approve the final plans to
determine the accessibility of emergency vehicles throughout the
development.
10. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
11. All trash and recycling storage shall be internal to the building.
12.The Planning Commission and City Council shall comment on the proposed
building height.
13.The Planning Commission and City Council shall comment on the building
appearance, colors, materials, and the variety between buildings. The
Applicant shall provide a materials board for the buildings to be discussed at
the Planning Commission and City Council meeting.
14.The Applicant shall be required to enter into an amended development
agreement with the City should approval of the General Plan be granted. The
development agreement shall be subject to review and approval of the City
Attorney and City Council.
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SENIOR HOUSING !
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 581 St. North and Norwich Ave
Notch. 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 cast 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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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 five in the Oak Park Heights community.
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 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.
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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 mote
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
parking is planneresidents park there doting the evening/night. No underground
d
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 con eft 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.
X01
Page 40 of 118
SENIOR HOUSING
PARTNERS
PROJECT NARRATIVE
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 41 of 118
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LUMINIS®
TYPE UW QUANTn"e _ PRoaflcT: OAK PARK HEIGHTS
`"TALO°NUMBER: LUMINIS-SY600-LIL25•R30
x367
-5-6-7 optional
MATERIALS
Sydos LED Is made of corrosion resistant 356 aluminum alloy with a copper
(Cil) consent of less than 0.1%.
The main housing Is made of seamless extruded aluminium, with an
Integrally sealed LED light module designed for optimal heat disalpation,
and igMing performance.
Syrlos LED Is standard with a unique proprietary deslgn allowing the sealed
LED module to Olt within the cylindrical housing.
The top cast aluminum cover Includes ventilatlon slots allowing air
circulation and cooling of assembly.
Syrlos LW SY600 series Is standard with 302 optic. See options section for
alternate selection
ELECTRICAL
DNVER Standard driver Is 0-10V dimming -ready (dims to 10%) with:
120-277 multi -wk compatibility (5(1301-1z), operating
temperature, range of-4(rV-402F to 55°CA310F output over
voltage Protection output over current protection and output
short circuit protection with auto -recovery.
LED Standard 4000K/SOCRI. Optional 2700K, 3000K 8 35001C
Optional Amber LED for turtle sensitive areas.
Wavelengths: 584Snm to 597nm.
LIFE
60,000hrs L.B. (based on IESNA TM -21 Test Method and LM -80 data).
Up to 70,000hre LB. (calculated projection from LM -80 data).
FINISH
Five -stage preparation process including preheating of cast aluminum parts
for air extraction, and an environmentally friendly alloy sealant Polyester
powder coating is applied through an electrostatic process and oven cured
for Torg term finish
SY600 SERIES
SYRIOS - LED
6' WALL UP OR DOWN LIGHT
I- Cast aluminum driver housing.
Includes galvanized steel wall mount
pressure plata.
2- Cast alumlrwm ventllated top cover.
3 -Seamless extruded aluminum
cylindrical Musing.
4 -Fully sealed cast aluminum light
assembly.
5 -Sealed cast aluminum lens frame.
6 -Clear tempered glass lens.
7- Faceted specular aluminum reflector.
8- Optional 380s adjustable rotation.
All stainless steel hardware
Syria LED light module Is designed with a tilting mechanism allowing
forward and back light adjustability. The kW directional module allows
to aim the light beam In the desired cilrection, without disturbing the
hlminaire mounting. The module an be secured using the bulli In locking
mechanism.
Fully adjustable 3602 rotation also avallable, see option A360.
Other adjustment factory set positions are avallable. Please consult factory.
MOUNTING
Maximum weight 91bs (4.1 kg)
The mounting plate Is designed to fit on a 4" (102mm) octagonal electrical
Mx using 31/2' (89mm) C/C mounting holes.
Additional mounting holes am provided as per site requirements.
CERTIFICATION
Certified and Approved as per CSA C22.2 No_ 250.0 standard and ANSVUL 1598
standard, for wet location Rated IPS6.
5•
j (127mm)
I _ / 3.Z5•
(152m0") (B2mn0
LUMINIS Toll free: 866.586.4647 Fax: 514583.8872 Email: info@luminis.com
260 Labrosse, Pointe -Claim (OC) Canada H9R 51-5
8.75'
(222mm)
03E
n•
Qa6mm)
L 11• J
(26emrN
Luminaires may be altered ter design improvumced of d1Lioe21nu.e13 Without prior notice
B (OSIS
Mounting
LUMIMIS.COM
Page 74 of 1118 1
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Multiple Layers of Light
I
Feature Set
- Bounding Ray" optical design
2.5 SDCM; 95 CRI typical, 90+ CRI optional
• Unitisd optics mechanically attach the light
Fixtures am wet location, tweed telling
engine to the Iowa reflector for complete Opti-
cal alignment
Available with 10% dimming, l%Owning, or
dim to dark
45° cutoff to source and source image
Batwing distribution with feathered edges
• Fully serviDoWe and upgradeable lensed LED
pmWdes even illminatlon on hor'vnntal and
light engine
vertical surfaces
• 70% lumen maintenance at 60,000 hours
ENERGY STARO certified product
Distribution
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65 SO 031101 OJUR 19S:W 1230
Superior Performance
Luminalre Type: XD
Catalog Number: 0 7C_tti 6AR. MYYD_l55
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250-I,O0luaea
JUND-17,500 ae14N
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2000
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2006
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General Illumination Layer 1 EVO
Core
Healthcare
Special
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EV06.OM
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D -Series I Ak Aw DSXB_LED_16C_530 40K_SYM
LED Bollard I "°`" OAK PARK HEIGHTS
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The D -Series LED Bollard is a stylish, energy-
saving, long4ife solution designed to perform
the way a bollard should—with zero uplight An
optical leap forward, this full art -off luminaire
will meet the most stringent of lighting codes.
The D -Series LED Bollard's rugged construction,
durable finish and long-lasting LEDs will provide
years of maintenance -free service.
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saving, long4ife solution designed to perform
the way a bollard should—with zero uplight An
optical leap forward, this full art -off luminaire
will meet the most stringent of lighting codes.
The D -Series LED Bollard's rugged construction,
durable finish and long-lasting LEDs will provide
years of maintenance -free service.
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Page 76 of 118
- D -Series Size 1
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The modem styling of the D -Series is striking
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statement even as it blends seamlessly with its
environment The D -Series distills the benefits
of the latest in LED technology into a high
performance, high efficacy, long -life luminaire.
The outstanding photometric performance
results in sites with excellent uniformity, greater
pole s acing and lower power density. It is
ideal for replacing up to 7513W metal halide in
pedestrian and area lighting applications with
typical energy sav ngs of 65% and expected
service life of over 103,000 hours.
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performance, high efficacy, long -life luminaire.
The outstanding photometric performance
results in sites with excellent uniformity, greater
pole spacing and lower power density. R is
ideal for replacing up to 75ON metal halide in
pedestrian and area lighting applications with
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Page 80 of 118
Page 81 of 118
�-0.36
Kidep0orn
MEMORANDUM
To: City of Oak Park Heights
From: Jacob Rojer, P.E., PTOE
Kimley-Hom and Associates, Inc.
Date: August 3, 2022
Subject Traffic Memo—Oak Park Heights Apartment Building
589, SL N. Oak Park Heights, MN
INTRODUCTION
Senior Housing Partners is proposing a new apartment building located along 581° Street N approximately
one quarter of a mile east of the 589, 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 expelled to Impact operations along 589, 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, 119, 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
Description
ITE
Code
Intensity/
Units
Dally
AM Peak Hour
PM Peak Hour
In
Out
Total
In
Total
Proposed Multifamily
221
79 Unita
359
6
23
29
19
7127
31
Housing (Mid -Rise)
PLANNING LEVEL ROADWAY CAPACITY
The Highway Capacity Manual (HCM), 69, Edition provides a Level of Service (LOS) estimate based on
roadway characteristics and the Average Annual Dally 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).
o
Page 82 of 118
Kimley»> Horn Page 2
The proposed apartment building will maintain the same site access as the existing conditions, with the one
site access along 581h Street The site currently functions as an overflow parking lot for the senior living
community across 58^ 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 580, 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 581h Street, a fouraane 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
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, 58"' 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.
Page 83 of 118
Under Capacity
Approaching
Over
Facility Type
Planning Levet Daily
Capacity
Capacity
A 8
C
D E
F
Capacity Ranges (AADT)
0.2 0.4
0.5
0.85 1.0
>1.0
Four -lane undivided
!4,400
urban
18,000.22,000
8,800
13,200
1$700 22,000
>22,000
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, 58"' 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.
Page 83 of 118
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Page 89 of 118
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Page 90 of 118
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0 City of Oak Park Heights
14168 Oak Park Blvd N. a Oak Park Heights, MN 55082 • Phone (651) 439-4439 a Fax 439-0574
Memorandum
To: Eric Johnson, City Administrator
Cc: Scott Richards, City Planner, Julie Hultman, Building Official
From: Lisa Danielson, City Arborist
Date: 9/29/2022
Itm VSSA-Presbyterian Homes Workforce Housing Landscape Plan Review
I have reviewed the landscape plans submitted for the VSSA-Presbyterian Homes Workforce
Housing dated 7/12/2022 (received by the City on 9/19/2022). The following includes my
comments and/or recommendations:
Landscape Tftle Sheet (Sheet Number L001)
General Notes -(Planting Notesl
The landscape notes and planting detail submitted is incomplete. Please Include the following
items/edits on the final plans:
1. All trees must be landscape grade trees of good form and structure not Park Grade trees.
Trees with poor form will be more prone to storm damage and failure in the future. Please
include this in the planting notes.
2. All trees must be straight and not need staking after planting. Contractor shall stake trees
only if the tree(s) begin to lean within the guarantee period, please include this in the final
planting notes.
3. The landscape contractor Is required to plant trees and shrubs according to the approved
planting detail diagrams and landscape notes submitted with the final approved landscape
plan. This will be checked after planting and any deviations from the plans must be
corrected before the landscaping will be approved by the City, this needs to be noted in
the final plans.
4. Contractors doing any type of tree work must secure a City of Oak Park Heights Tree
Worker's License (annual license) from the City of Oak Park Heights Building Department.
All required documents must be submitted with the application.
Page 91 of 118
B. The City Arborist will conduct an Initial Landscape Inspection after all plants/trees, mulch,
act. have been installed.
6. The City Arborist will conduct a Final Landscape Inspection typically (1) year after
installation, at the end of the plant guarantee period. For Final Acceptance of Installation
and Landscape Plants the specified planting procedures must have been followed and all
plants must be alive and in good condition at the end of the plant guarantee period.
Tree Removals and Tree Protection Plan (Sheet Number L002 and 1-003)
A total of (7) seven trees (77 total caliper Inches) are planned to be removed. The tree
replacement requirement will be met with proposed plantings. The recommendations and edits I
have for this plan sheet are as follows:
1. Please edit the tree replacement calculation on Sheet Number L002 to 77 caliper inches
as being lost not 79 caliper inches.
2. A tree protection plan was not included. This must be submitted with the final plan set.
3. Please designate on the Tree Inventory Table exactly which trees were included in the
tree replacement calculation.
4. Include the trees being removed in the Tree Inventory Table.
Overall Landscape Plan (Sheet Number L100)
The plan includes an array of species and varieties to be planted. There are (10) ten deciduous
tree species, (2) two evergreen tree species, (10) ten shrub species and (4) four perennial species
proposed to be planted. The plants included are acceptable and will complement the overall site
well.
Proposed Plant Schedule (Sheet Number 1-002, L100, L101 and L150)
The proposed plant schedule Includes a good selection of species diversity with some native or
improved cultivars of native plants. Most of the trees and plants chosen are hardy under local
growing conditions, relatively insect and disease free and fairly low maintenance. The plant sizes
included conform to the zoning ordinance requirements. The recommendations and edits I have
for this plan sheet are listed below:
The Proposed Plant Schedule should not Include the Tree Removals. Please remove this
from the Proposed Plant Schedules included on Sheet Numbers 1-002, 1-100, L101 and
L150.
2. The Proposed Plant Schedule on Sheet Number L101 includes (8) eight hockberry trees
to be planted. There are (18) eighteen included on Sheet Numbers 1-002, L100 and 1-150.
Please edit this.
Landscape Details (Sheet Number L300)
The planting detail diagrams submitted are acceptable, no changes need to be made.
Page 2 of 3
Page 92 of 118
Additional Resources
If you are in need of some further information on the City of OPH Ordinances and Other
Resources in Regards to Trees, Planting and Landscaping please reference the following Items:
o City of OPH Ordinances
0 401 (see 401.16 Design Guidelines Ordinance)
0 1302 (Shade Tree Diseases and Pests)
0 1304 (Tree Ordinance)
0 1305 (Shade Tree Program)
0 1307 (Tree Protection)
o City of OPH Development Application Packet (see Pages 10-12)
o City of OPH Design Guidelines Packet (see Pages 26 & 26)
o City of OPH Tree Species List
o City of OPH Tree Workers License Application
o American Standard for Nursery Stook (ANSI 260.1-2014 is the most recent version)
published by AmencanHort
Please contact me if you have any questions regarding this landscape plan review. Please feel
free to forward my comments to the development team for this project.
Page 3 of 3
Page 93 of 118
;ng Services 1,
Stantec 733 Maquelle Monte Sub 1000, Minneapolis MN 55402-2309
October 8, 2022
File: 193800151
Attention: Mr. Eric Johnson
City of Oak Park Heights
14188 Oak Park Blvd.
Oak Park Height, MN 55082
Reference: Oak Park Heights Housing - Preliminary Plan Review
Dear Eric:
As requested, we have reviewed the information submitted regarding the proposed Oak Park Housing
project. The information reviewed includes preliminary, not for construction engineering drawings dated 9-
15-2022, and stormwater related documents dated 7-29-2022. Further review will be forthcoming when
construction plans are submitted. Following are our preliminary comments and/or recommendations:
Sheat C200 — Demolition Plan
1. No comments at this time.
Sheets C300.302 — Erosion and Sediment Control
2. Include sift fence detail.
3. Utilize City detail plates where applicable. The City's detail plates are available upon request.
4. The City reserves the right to require additional erosion control measures as determined/necessary
during the construction of the project
Sheet C400-401 —Site Plans
1. Clearly delineate the phases on the overall site plan. There is a parking lot shown on the overall
site plan that is east of the improvements shown on the site plan phase 1 sheet that is shown to be
built but is likely pad of a future phase?
2. Include all applicable City Detail Plates.
3. Refer to the Fire Department review of fire lanes and circulation.
Page 94 of 118
October 8, 2022
Mr. Eric Johnson
Page 2 of 5
Reference: Oak Park Heights Horsing - Preliminary Plan Review
Sheet CSW -601 - Grading Plans
1. Refer to the stormwater comments below. The Owner will need to comply with all related
requirements of the NPDES Construction Stomrwater Permit and Middle St. Croix Watershed
Management Organization.
2. Clearly delineate phase 1 versus future phase improvements
3. Include all applicable City Detail Plates.
4. Label emergency overflow (EOF) locations and elevation for each stormwater basin.
S. Label 100 -yr highwater levels (HWL) for each stormwater basin.
Sheet C800.601 - Utility Pian
1. Connections to the City's sewer and water systems shall be per City standards and detail plates.
The City or its designee will be present for water and sewer service connections to the City's
systems.
2. Label water line material. Ductile Iron Pipe will be required.
3. Provide details for the sewer and water service connections.
4. Clearly delineate improvements for future phases.
5. The waternain, sanitary sewer lines, and storm sewer facilities that serve the site will be private
and maintained by the owner.
B. The plan indicates a Wet Tap in Future Phases to the west of the proposed southerly building. A
wet tap will not be allowed.
7. Include all applicable City Detail Plates.
8. Provide proposed details for the drain tile layouts for each filtration basin.
Sheets C700 - Details
1. Utilize City Detail plates where applicable.
2. Update details Band 9 to confirm HWL's for filtration basins and rim elevations for OCS's are
consistent between plans and HydroCAD model
Page 95 of 118
October 8, 2022
Mr. Eric Johnson
Page 3 of 5
Reference., Oak Park Heights Horsing - Preliminary Plan Review
Stone Sewer/Storm Water Management
1. The stormwater report should be signed by the engineer responsible for its preparation.
2. The current design is proposing lined filtration BMP's and is therefore meeting the City's
requirement of no infiltration within the City's High Vulnerability Drinking Water Supply Management
Area (DWSMA).
3. Water quality calculations were not submitted with stomowater report. Design must meet Middle St
Croix Watershed Management Organization (MSCWMO) water quality rules.
4. Change storm distribution to MSE 3 instead of Type Il in the HydroCAD model.
5. Provide HydroCAD calculations that demonstrate that rate control requirements will be net for
Phase 1 of the project.
6. Update proposed drainage map to show the sperate three areas that make up DA -3 in the
HydroCAD model (i.e., 3 (DA -3 All pervious), 3A (DA -3 Half Pavement), 3B (DA -3 Half Pavement)).
7. Proposed drainage areas DA -2, DA -7 and DA -9 appear to drain offsite and are not routed to either
of the proposed stormwater basins. Either update the HydroCAD model to reflect this or provide
information to shows these areas will be routed to an on-site stonnwater BMP.
8. Confirm that proposed flow rates to adjacent properties do not increase, specifically to the
properties to the north (i.e., Wahnart, Lowe's). It appears that a portion of the existing drainage
area DA -1 may flow offsite to the north. Flows from this area will need to be quantified and
compared to proposed conditions.
9. Include the existing pond (i.e., storage and outlet) in the HydroCAD model to assess potential
impacts to the pond (e.g., high water levels, pond outflows, etc).
10. The proposed drainage area map, C400 and C500 indicate there is a third stormwater BMP located
near the center of the site west of Proposed Building 3. This BMP does not appear to be included in
the HydroCAD calculations. Please confirm If there is a stormwater BMP in this location, and if
there is, include in the HydroCAD calculations.
11. Provide outlet control structure details for each stormwater basin.
Page 96 of 118
October 8, 2022
Mr. Eric Johnson
Page 4 of 5
Reference: Oak Park Heights Housing - Preliminary Plan Review
Traffic Memorandum
1. The trip generation totals are correct for 79 apartment units
2. The traffic impact of the trips generated by Phase 1 of the development is minimal on 58e, Street
operations.
3. A full Traffic Impact Analysis should be required for all phases of the development. The study
should include data collection and traffic forecasts at the following intersections:
a. UP Street/Norwich Avenue
b. 58th Streef/Norell Avenue
c. 58° Street/Oakgreen Avenue
d. 5811 Strest/exisfing and proposed access points
4. The intersection sight distance at the proposed access points on 58'^ Street should be documented
to confirm that they meet standards.
General Comments
1. The City reserves the right to Inspect the construction of the project The City or its designee shall
be present for water and sanitary sewer service connections.
2. The Owner will need to comply with all requirements of the NPDES Construction Stormwater
Permit and Middle St Croix Watershed Management Organization. The City reserves the right to
require additional erosion control measures as determined/necessary during the construction of the
project.
3. Review of issues related to parking, lighting, landscaping, fire department access or the buildings is
by others.
4. The Owner shall be responsible for obtaining all required permits.
5. Utility construction and improvements in the right-of-way need to conform to the City's Standard
Detail Plates. Include all applicable City detail plates on the plans. The City's details can be
provided upon request.
If you have any questions or require further information, please do not hesitate to contact me.
Page 97 of 118
October 8, 2022
Mr. Erle Johnson
Page 5 of 5
Reference: Oak Park Heights Housing • Preliminary Plan Review
Regards,
Consulting Services Inc.
Lee M. Mania, MN, WI, CA
Principal
Phone: 612-712-2085
Lee.Menn@stenteo.com
a file
Jute Hultman, Building Official
Andrew Kegley, Director of Public Works
Scott Richards, City Planner
Kevin Sandstrom, City Atlomsy
Page 98 of 118
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: October 20, 2022
RE: Oak Park Heights — Senior Housing Partners/Valley Senior Service
Alliance — Planned Unit Development — General Plan, Conditional
Use Permit, Subdivision, and Architectural Design Guideline/Site
Plan Review
TPC FILE: 236.02 — 22.07
BACKGROUND
Kevin Lohry, representing Senior Housing Partners/Valley Senior Service Alliance
(VSSA), has submitted an application for Planned Unit Development (PUD) General
Plan, Conditional Use Permits for multiple family development and building height,
Preliminary and Final plat, and Architectural Design Guidelines/Site Plan Review for the
development of the area north of 58th Street at Norwich Avenue North. The General
Plan application includes the first phase of the development, a 79 -unit multiple family
apartment building that will be constructed just north of existing parking lot on the
subject property.
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.
The Concept Plan of the area north of 58th Street for the three phase development was
approved by the City Council at their August 23, 2022, meeting.
The Planning Commission at their October 13, 2022, meeting held a public hearing,
took the Applicant's and public's testimony, and after consideration of the application,
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 — October 6, 2022
Page 99 of 118
CONCLUSION / RECOMMENDATION
Subject to the preceding review, the Planning Commission recommended approval of
the following listed requests for the development of the area north of 58t" Street at
Norwich Avenue which includes a 79 -unit multiple family apartment building, subject to
the conditions that follow:
• Planned Unit Development (PUD) General Plan
• Preliminary and Final Plat
• Conditional Use Permit for Multiple Family Development
• Conditional Use Permit for Building Height
• Architectural Design Guidelines and Site Plan
1. The Final Plat for Boutwells Second Addition, as well as the dedication and
vacation of any easements, shall be subject to the review and approval of the
City Engineer and City Attorney.
2. A Preliminary Plat for Boutwells Second Addition shall be submitted subject to
approval of the City Engineer and City Attorney.
3. The Planning Commission was favorable to, and City Council approves the
east building setback of 28 feet, where 30 feet is required.
4. The Planning Commission was favorable to, and City Council approves the
alcove units at 487 square feet, where 600 square feet is required.
5. The tree removal, tree replacement and landscape plan shall be subject to
review and approval of the City Arborist.
6. The grading and drainage plans shall be subject to City Engineer and the
Middle St. Croix Watershed Management Organization approval.
7. All utility plans shall be subject to review and approval of the City Engineer.
8. The Planning Commission was favorable to, and City Council approves the
reduction of parking spaces, where 154 spaces are provided and 158 spaces
are required, and whether to allow this variation through the General Plan
approvals.
9. The Fire Chief and Police Chief shall review and approve the final plans to
determine the accessibility of emergency vehicles throughout the
development.
10. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
11. All trash and recycling storage shall be internal to the building.
Page 100 of 118
12.The Planning Commission was favorable to, and City Council approves the
proposed building height.
13.The Planning Commission was favorable to, and City Council approves the
building appearance, colors, and materials. The Applicant shall provide a
materials board for the buildings to be discussed at the City Council meeting.
14.The Applicant shall be required to enter into an amended development
agreement with the City should approval of the General Plan be granted. The
development agreement shall be subject to review and approval of the City
Attorney and City Council.
Pc: Julie Hultman
Page 101 of 118
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 GENERAL PLAN, CONDITIONAL
USE PERMITS, PRELIMINARY AND FINAL PLAT, AND
ARCHITECTURAL DESIGN GUIDELINES/SITE PLAN REVIEW OF
THE AREA NORTH OF 58TH STREET AT NORWICH AVENUE BE
APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Kevin
Lohry representing Senior Housing Partners/Valley Senior Service Alliance (VSSA) for Planned
Unit Development General Plan, Conditional Use Permits for multiple family development, and
building height, Preliminary and Final Plat, and Architectural Design Guidelines /Site Plan
Review for a 79 unit multiple family apartment building of the area north of 58th Street at
Norwich Avenue; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights recommended that the request be approved with conditions.
The City Council of the City of Oak Park Heights makes the following findings of fact and
resolution:
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
Page 102 of 118
potential uses for phase two and three have not been determined by Senior Housing
PartnersNSSA; and
5. The PUD General Plan, Preliminary and Final Plat and design review for
the McKean Square Historic Village and the 581i Street tunnel and parking was approved by the
City Council on May 27, 2008. The remaining portion of the subject property, north of 581i
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. The application requests approval of a Planned Unit Development General
Plan, Conditional Use Permits for multiple family development, and building height, Preliminary
and Final Plat, and Architectural Design Guidelines /Site Plan Review; and
7. City staff prepared a planning report dated October 6, 2022, reviewing the
request for the application; and
8. Said report recommended approval of the application subject to the
fulfillment of conditions; and
9. The Planning Commission held a public hearing at their October 13, 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 General Plan, Conditional Use
Permits for multiple family development, and building height, Preliminary and Final Plat, and
Architectural Design Guidelines /Site Plan Review for a 79 unit multiple family apartment
building of the area north of 58h Street at Norwich Avenue of the area north of 581h 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 (PUD) General Plan
• Preliminary and Final Plat
• Conditional Use Permit for Multiple Family Development
• Conditional Use Permit for Building Height
• Architectural Design Guidelines and Site Plan
1. The Final Plat for Boutwells Second Addition, as well as the dedication and vacation
of any easements, shall be subject to the review and approval of the City Engineer
and City Attorney.
Page 103 of 118
2. A Preliminary Plat for Boutwells Second Addition shall be submitted subject to
approval of the City Engineer and City Attorney.
3. The Planning Commission was favorable to, and City Council approves the east
building setback of 28 feet, where 30 feet is required.
4. The Planning Commission was favorable to, and City Council approves the alcove
units at 487 square feet, where 600 square feet is required.
5. The tree removal, tree replacement and landscape plan shall be subject to review and
approval of the City Arborist.
6. The grading and drainage plans shall be subject to City Engineer and the Middle St.
Croix Watershed Management Organization approval.
7. All utility plans shall be subject to review and approval of the City Engineer.
8. The Planning Commission was favorable to, and City Council approves the reduction
of parking spaces, where 154 spaces are provided and 158 spaces are required, and
whether to allow this variation through the General Plan approvals.
9. The Fire Chief and Police Chief shall review and approve the final plans to determine
the accessibility of emergency vehicles throughout the development.
10. Any mechanical equipment that is ground mounted or visible from adjacent streets
shall be screened as required by the Zoning Ordinance.
11. All trash and recycling storage shall be internal to the building.
12. The Planning Commission was favorable to, and City Council approves the proposed
building height.
13. The Planning Commission was favorable to, and City Council approves the building
appearance, colors, and materials. The Applicant shall provide a materials board for
the buildings to be discussed at the City Council meeting.
2022.
14. The Applicant shall be required to enter into an amended development agreement
with the City should approval of the General Plan be granted. The development
agreement shall be subject to review and approval of the City Attorney and City
Council. The Development Agreement shall include provisions similar to past VSSA
developments related to payment in lieu of taxes and fire/emergency service costs
Approved by the City Council of the City of Oak Park Heights this 25th day of October
Page 104 of 118
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
Page 105 of 118
ATTACHMENT A
Planned Unit Development — General Plan,
Conditional Use Permits
For Multiple Family Development & Building Height,
Subdivision and Design Guidelines / Site Plan Review
To Allow
Construction of A 79 Unit, Multiple Family Apartment Building
Valley Senior Services Alliance/Senior Housing Partners
Washington County Properly Identification Number: 05.029.20.13.0010
Legal Description:
Lot C SubdivisionCd 02095 SubdivisionName OAK PARK COMMONS
Physical Address: Unassigned
Page 106 of 118
ATTACHMENT B
Planned Unit Development — General Plan,
Conditional Use Permits
For Multiple Family Development & Building Height,
Subdivision and Design Guidelines / Site Plan Review
To Allow
Construction of A 79 Unit, Multiple Family Apartment Building
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Planning Commission Review & Recommendation: October 13, 2022
PUD:
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)
Conditional Use Permit:
Unless the City Council specifically approves a different time when action is officially taken on
the request, the conditional use permit shall become null and void twelve (12) months after the
date of approval, unless the property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty (30) days before the expiration of said approval.
(401.03.C.4.a and b)
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