HomeMy WebLinkAbout2008-06-09 OPH Ltr to Applicant Forwarding Documents for SignatureCity of Oak Park Heights
14168 Oak Park Blvd. N • Box 2007 • Oak Park Heights, MN 55082 • Phone (651) 439-4439 • Fax (651) 439-0574
June 9, 2008
Mr. Allen Black
Senior Housing Partners 1 VSSA Boutwells Landing LLC
2845 Ham line Ave. N #100
Roseville, MN 55113
RE: Conditional Use Permit - Historic Village Site
Enclosed you will find three copies of the Conditional Use Permit. Please have executed
each of the three copies and mail all copies back to my attention at the above address.
Once these are returned, the City similarly sign and will submit one original copy for
recording with Washington County, one will be placed on file at City Hall and one will be
returned to you. Once this is completed, you will then have permission to begin the
process to secure a various building permits, although you may have had some
communication on this matter to date, and use the property as requested.
Please le
Sin rely
City A 4°Pr istrator
e kry if you have any questions
Mark Vierling, City Attorney - no enclosure
Scott Richards, NAC - no enclosure
Julie Hultman, Planning Dept.
File No.: 798.02-05.15
Legal Description: McKean Square, Lot 001, Block 001
(PID # 0502920310011)
Owner: VSSA BOUTWELLS LANDING LLC
Address:
1.
2845 Ham line Ave No. #100
Roseville, MN 55113
CITY OF OAK P
A
HEIGHTS
CONDITIONAL USE PERMIT
FOR
VALLEY SENIOR SERVICES ALLIANCE
HISTORIC VILLAGE SITE
Date Issued: June 2008
Council Action: May 27, 2008
Referee Council Action November 22, 2005
eg000000.60 0010.tia rotamOagagm,„0„,,r,,.....s,:5;.„.„
Site Address: Boutwe 11's Landing
OAK PAM( HEIGHTS, MN 55082
Present laming District: PUD District
L PLANNED UNIT DEVELOPMENT PERMIT: Pursuant to ordinance 401.14 J. for the McKean
Square Historic Village site including the historic school house
All uses shall be subject to the following conditions and/or restrictions imposed by Resolution of the City
Council of the City of Oak Park Heights as follows:
The PUD general plan of development approvals shall be extended to June 1, 2010.
2. The preliminary/final plat shall be subject to review and approval of the City Engineer and City
Attorney. Ali easements as required by the City Engineer shall be dedicated.
3 . The City Engineer shall approve all driveway and crosswalk locations on Norwich Parkway.
4. The City Engineer shall approve the drop off location proposed on Norwich Parkway.
5. Access from the sidewalks in the Historic Village shall be made to the parking lot to the east, and to the
trail to the west, and a trail/crosswalk connection be made to the Autumn Hills Park subject to approval
of the City Engineer,
6 The tree removal, tree replacement and landscape plans are subject to review and approval of the City
Arborist.
7 The grading and drainage plans shall be subject to review and approval of the City Engineer, Middle St.
Croix Watershed District and Browns Creek Watershed District.
8. The utility plans shall be subject to review and approval of the City Engineer.
9 All newly installed freestanding light fixtures shall include a conforming full cut off lens. A detailed
lighting plan for the building light fixtures shall be submitted for City staff approval prior to installation.
All new light fixtures shall cornply with the requirements of the Zoning Ordinance.
10. All signage installed on site shall comply with the requirements of the Zoning Ordinance.
11. The Planning Commission and City Council were favorable to the proposed building materials and
architecture of the Historic Village.
12. As part of the PUD approvals, the Planning Commission recommends and the City Council approves a
conditional use permit allowance for tower elements to not exceed 55 feet in height.
13. The Police Chief and Fire Chief should comment on any safety vehicle access issues of the access
points, driveways, or of the general site plans.
III. Reference Attachment:
The report of the City Planner dated April 30, 2008 is annexed hereto by reference,
The Bonestroo May 9, 2008 letter is annexed hereto by reference
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date:
CITY OF OAK PARK HEIGHTS
By- David Beaudet
mayor
Date: By
Eric Johnson
City Administrator
VALLEY SENIOR SERVICES ALLIANCE
/BOUTWELLS LANDING LLC
Date: By
Its
REFERENCE EXHIBITS
PLANNERS REPORT AND SITE PLAN
RE:
BACKGROUND
ENCLOSURE 3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 56422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners nacplanningconn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
FILE NO: 798.02 — 08.05
Oak Park Heights -- Valley Senior Services Alliance (VSSA)/
Presbyterian Homes -- PUD General Plan Review, Preliminary and
Final Plat, and Design Standards Review McKean Square
Historic Village and 58 Street Tunnel and Parking
Alien Black, representing VSSA and Presbyterian Homes, has made application for
PUD general plan review, preliminary and final plat, and Design Standards review for
the McKean Square Historic Village site and the Boutwells Landing 58 Street tunnel
and parking. The proposed general plan is consistent with the concept plan approvals
granted by the City Council at their November 22, 2005 meeting, with the condition that
allowed for approval to extend through December 31, 2008. The concept approvals in
2005 included the following:
O 106 Unit Care Center
O Historic Village site including school, band shell, and chapel
• Memory Care Center, 28 unit
O Conservatory connection to existing Town Center
O Tunnel under 58 Street to business district
General plan approvals for the 106 bed skilled care addition was approved on April 24,
2007. That building is currently under construction. The memory care center and
conservatory connection will remain in concept approvals at this time. VSSA and
Presbyterian Homes also plans to bring forward concept plans for the development
north of 58 Street at a later date.
On December 13, 2005, the City Council approved a conditional use permit to move the
historic school house onto the Boutwells Landing campus. The general plan for this
building will be reviewed as part of the current application for the McKean Square
Historic Village.
Attached for reference:
McKean Square Historic Site
Exhibit 1: Cover Sheet
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
• • J. # n •
r.�i a■ •.ay. r a v
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Exhibit 19:
Exhibit 20:
Exhibit 21:
Exhibit 22:
Exhibit 23:
Exhibit 24:
Exhibit 25:
ISSUES ANALYSIS
Existing Conditions and Demo Plan
Layout Plan
Grading Plan
Utility Plan
Lighting Plan
Architectural Plans
McKean Square Revised Plan
Project Narrative
Boutwells Landis 58 # " Street Tunnel and Parkin
over nee
Existing Conditions and Removal Plan
Layout Plan
Grading and Utility Plan
Tunnel Plan and Profile
Traffic Control Plan
Traffic Control Details
Detail Sheet
Detail Sheet
Lighting Plan
Landscape Plan
Tunnel /Elevator Building Elevation
Boutwells Landing 2nd Addition
Project Narrative
Memo from City Arborist
Memo from City Engineer
Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a
need in the St. Croix Valley for additional older adult housing and services. Three
organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale
Residence, joined together to form Valley Senior Services Alliance (VSSA), a non - profit
organization to meet the needs of older adults in the Valley.
The organization envisioned a community that would provide a continuum of care that
would meet the needs of older adults as they age in the community where they lived
and worked. That vision became Boutwells Landing which now includes:
2
• Fifty -six village homes (side -by -side townhomes), completed in 2000.
• Ninety -four assisted living apartments in the Commons building, completed in
October 2001 (since July 2004, 29 of these units are dedicated to memory care).
• The Gathering at Boutwells Landing, a residential hospice service in the Commons,
founded in 2004 in partnership between Lakeview Hospital and Boutwells Landing.
• One hundred one units of independent living apartments in the Terrace, completed
in February 2002.
• A Town Center that links the Commons and the Terrace, and provides convenient
services and opportunities for community, both for residents and members of the
larger St. Croix Valley community. Features include a town hail /chapel, a general
market, cafe, museum, bank, barber /beauty shop, educational classrooms, theater,
library, fitness center, two pools, and locker rooms.
• A Boutwells bus to transport residents within Boutwells and into town for shopping,
medical appointments, and other activities. The bus provides more than 350 rides
each month.
• Seventy-eight brownstone units (one level independent living homes) six coach
homes (detached single family homes), and 75 additional village homes (side -by--
side homes).
• A skilled memory care facility, that is now in construction, is located at the north side
of the existing Town Center and is to be a total of 106 units.
• A 28 unit memory care center, located at the east side of the Town Center, will be
reviewed for general plan at a later date.
Proposed Project.
McKean Square Historic Village., The historic village includes a local historic school
house which is already in place at the site adjacent to Norwich Parkway, a chapel
replicating the Second Presbyterian Church of Stillwater, a gazebo, and assorted site
improvements. The school house will be refurbished and is planned to be utilized as a
demonstration site for area school children. The exterior renovation includes
replacement of siding, trim, doors, windows, shutters, roofing, foundation strengthening,
front stoop and steps, and the addition of a replica of the original bell tower. The interior
will also be restored. The chapel and gazebo will be new construction.
The chapel will be a wood frame structure with lap siding and asphalt shingles. The
building is designed as a chapel and gathering space for special events and will be
designed for year round use. The building will contain restrooms that are accessible
from the interior and exterior. The gazebo will be utilized as a shaded sitting area as
well as band shell for special events.
The school house renovation will begin in the Spring of 2008. Construction of the
chapel and gazebo is anticipated to occur within the next two years.
Boutwells Landing 58th Street Tunnel and Parking. The general plan submittal is for
consideration of a new tunnel below 58 Street that will connect the new care center to
the undeveloped land north of 58 Street. A new parking lot, with 113 stalls at this time,
will be constructed on the undeveloped land north of 58 th Street.
3
The proposed tunnel has been designed with a secured access building which will be
for the Boutwells' campus use only. The tunnel will provide access for staff who will
park in the proposed parking lot, and residents to cross 58 Street to access the retail
shops on the north. There will be both a stairway and an elevator in the access
building. The building will be connected to a proposed office /residential building in the
future, providing access for residents to professional services, as well as the new
business district.
Construction on the tunnel would begin after Stillwater High School begins Summer
break so not to cause an issue with the traffic associated with the school. The traffic is
proposed to be re-routed during construction of the tunnel to provide increased safety
and to speed the construction. A stop sign would be placed on 58 Street at both ends
of Norwich Parkway, directing traffic onto the detour of Norwich. In addition, advanced
warning signs would be placed on 58 Street, describing the temporary traffic change.
Comprehensive Plan /Zoning. The area south of 58th Street has been designated for
high density use which is consistent with the senior housing campus. The area to the
north of 58 Street is designated for business /residential transitional uses. The area will
eventually be developed with office space and residential units.
The area south of 58 Street has been zoned PUD District. When zoning property as
PUD, the City designates an underlying district as the basis for compliance with the
ordinance. In that the principal use is a mixture of residential and business use, the
appropriate underlying zoning has been designated as R -B, Residential Business
Transitional District. Within that district, multiple family dwellings are allowed as a
permitted use and nursing homes and similar group housing is allowed as conditional.
The area north of 58 Street is zoned B -4, Limited Business District. Although on a
separate property, the parking lot, elevator building and tunnel are considered to be
accessory to the Boutwells Landing campus. The City anticipates that the area north of
58 Street to be constructed with office space and residential units in the future. This
portion of the project will be considered under the PUD general plan of development
approvals that tie it to the remainder of the Boutwells Landing project.
Subdivision. The applicant has provided a plat of Boutwells Landing 2nd Addition for
preliminary and final plat review and approval. The plat creates Lots 1 and 2 of Block
One of Boutwells Landing 2nd Addition from the area that had previously been platted as
outlots. The subdivision shall be subject to review and approval by the City Engineer
and City Attorney and all requirements easements shall be dedicated.
Setbacks. The Zoning Ordinance under the R-B District requires 30 foot front and rear
yards and 10 foot side yard setbacks. The school, chapel and gazebo are all set back
at least 30 feet from the Norwich Parkway right -of -way and the chapel is 10 feet from
the east property line.
The B -4 District requires a 40 foot front yard setback, 20 foot rear yard setback, and 10
foot side yard setback. The elevator building for the tunnel is proposed to be set back
4
40 feet from the 58 Street right -of -way. The parking lot is well beyond the 10 foot
parking setback requirements.
Parking. The parking requirements for each aspect of the Boutwells Landing campus
is as follows:
Existing Units (Phase 1) Independent Living
Elderly Housing -- one stall required per unit 91 X 1 = 91
Existing Units (Phase 1) Assisted Living 1 Alzheimer
Five spaces plus one for each three beds 101 ÷ 3 + 5 = 39
Existing Units (Phase 1) Town Center
Three spaces plus one space for each 200 square feet
27,923 -- 1 O% = 25,131 ± 3 = 129
Existing Units (Phase 11 Constructed) Independent Living
Elderly Housing — one stall required per unit 78 X 1 = 78
Approved Units (Phase III In Construction)
Care Center - five spaces plus one for each three beds
1063 +5 = 40
Total Requirement for All Main Campus 377
The plans, as currently approved, include a total of 334 standard stalls, 22 accessible
stalls, and 14 proof -of- parking stalls for a total of 370 stalls. The previous parking deficit
was approved under the PUD in that it was anticipated that additional parking would be
constructed with subsequent phases.
addition would not add any requirements tunnel y uirements for new parking. North of 58 q
Street, a 113 stall parking lot would be utilized primarily for staff of Boutwells Landing.
B y moving staff parking to the new lot, additional parking for residents and visitors in the
lot adjacent to the main campus buildings is realized.
The school building could accommodate approximately 25 persons, and the chapel 60
persons. At three persons per parking stall, the school would require eight stalls and
the chapel 20 stalls. There are 17 stalls, two of which are accessible, in the lot adjacent
to the proposed historic village. Additionally, there is significant on- street parking in
front of the historic village and parking within the lots at the main campus.
Access. Access for the parking lot will be constructed directly across from the new
entrance to the main campus on 58 Street. A crosswalk would be placed at this
location to access the parking lot and, with a new trail connection, to the shopping area
at Wal Mart and Lowes.
For the historic village, a drop -off would be constructed on Norwich Parkway. Access
from the sidewalks in the historic village should be made to the parking lot to the east.
5
Traffic Control Plan. As part of the submittals, the applicant has provided a Traffic
Control Plan to address the closing of 58 Street while the tunnel would be constructed.
Traffic would be routed on Norwich Parkway while 58 Street is closed. Construction
would not begin until Stillwater High School is in Summer break. The Traffic Control
Plan is subject to review and approval of the City Engineer.
Landscaping. A landscape plan has been submitted for the area north of 58th Street.
There are no existing trees that would be impacted by the tunnel construction or the
parking lot. The applicant has proposed Landscaping the berm along the north side of
58 Street. In that the area will be developed in the future, and the parking lot
expanded, this level of landscaping for the area is adequate.
As part of the historic village, a significant number of red pine trees would need to be
removed. The remaining pines would provide the back drop for the village. The
applicant has proposed minimal landscaping for the area in keeping with the historic
look that is desired for the area. Staff is in agreement with this concept.
The tree removal, tree replacement, and landscape plans are subject to review and
approval of the City Arborist.
Grading and Drainage. Grading and drainage plans have been submitted for both the
historic village and tunnel /parking lot projects. The grading and drainage plans shall be
subject to review and approval of the City Engineer and the Browns Creek Watershed
District.
Utility Plans. The utility plans shall be subject to review and approval of the City
Engineer.
Sidewalks /Trails. The plans for the area north of 58 Street include a crosswalk from
the main campus to the driveway extending to the parking lot and then north to the
existing trail between Wal Mart and Lowes.
Sidewalk /trail connections for the historic village should be made to the parking lot to
the east.
Lighting. A lighting plan has been submitted with the Location of fixtures for both the
tunnel /parking lot and the historic village. The parking lot light fixtures will be utilized
that includes a lens that complies with City standards. The photometric plans meet all
City requirements.
Signage. The plans indicate one new site sign to be located at the existing drive on
the north side of 58 Street. The sign is in conformance with Zoning Ordinance
requirements. The sign would direct employees to the parking lot.
Trash Handling. Trash generated from the school house and chapel would be stored
within the chapel in a separate room designed as such.
6
Building Design. The elevator building for the tunnel would be constructed as a one
story building with face brick and accent bands to match the existing buildings of the
main campus. The structure will be constructed with significant glass area for visibility
and security. The door to the building and tunnel would be secure with access only by
residents and staff. The building would be consistent with Design Standards.
The school and chapel structures, as part of the historic village, would be
constructed /reconstructed with a historic appearance dating to the time they were first
constructed. The buildings would have lap siding and architectural detailing to match
the appearance of the original structures. Both structures would have asphalt shingles.
The gazebo would be a wood frame structure.
Building Height. The building heights of both the chapel and school would be under
the 35 foot building height limitation. The tower of the chapel would be 53 feet, four
inches in total height. The school house tower would be 34 feet, four inches The
Zoning Ordinance allows for building height exceptions, but limits tower elements to 45
feet or no more than five feet of the maximum height of the building, unless granted by
conditional use permit. The building height of the chapel tower can be allowed as part
of the PUD approvals.
CONCLUSION/RECOMMENDATION
Based upon the submittals and review herein, City staff recommends approval of the
PUD general plan of development, preliminary and final plat and design standards
review for the McKean Square Historic Village at 58th Street Tunnel and Parking. The
applications are recommended with the following conditions:
1. The PUD general plan of development approvals shall be extended to June 1,
2010.
2. The preliminary /final plat shall be subject to review and approval of the City
Engineer and City Attorney. All easements as required by the City Engineer shall
be dedicated.
3. The City Engineer shall approval all driveway and crosswalk locations on 58
Street.
4. The City Engineer shall approve the drop off location proposed on Norwich
Parkway.
5. Access from the sidewalks in the Historic Village shall be made to the parking lot
to the east subject to approval of the City Engineer.
6. The traffic control plan is subject to review and approval of the City Engineer.
7
7 The tree removal, tree replacement and landscape plans are subject to review
and approval of the City Arborist.
8. The grading and drainage plans shall be subject to review and approval of the
City Engineer, Middle St. Croix Watershed District and Browns Creek Watershed
District.
9. The utility plans shall be subject to review and approval of the City Engineer.
10. All newly installed freestanding light fixtures shall include a conforming full cut off
lens. A detailed lighting plan for the building light fixtures shall be submitted for
City staff approval prior to installation. All new light fixtures shall comply with the
requirements of the Zoning Ordinance.
11. All signage installed on site shall comply with the requirements of the Zoning
Ordinance.
12. The Planning Commission and City Council shall comment on the proposed
building materials and architecture of the Historic Village and elevator building for
the tunnel.
13. As part of the PUD approvals, the Planning Commission recommends and the
City Council approves a conditional use permit allowance for tower elements to
not exceed 55 feet in height.
14. The Police Chief and Fire Chief should comment on any safety vehicle access
issues of the access points, driveways, or of the general site plans.
15. A development contract amendment, if required, shall be subject to review and
approval of the City Attorney.
16. A tunnel easement, to allow placement of a private access under the City right -
of -way, shall be executed with the applicant subject to review and approval of the
City Engineer and City Attorney.
S
711
Proposed Chapel
C1.1 Existing Conditions & Demo Plan
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Grading PIan
Utility Plan
Lighting Plan
Architectural Plans
McKean Square Record Plat
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May 9, 2008
Mr. Eric Johnson
City Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P.O. Box 2007
Oak Park Heights, MN 55082 -2007
Re: McKean Square Historic Site
Plan Review
Bonestroo file No. 55 -08 -000
Dear Eric:
We have reviewed the plans dated April 23, 2008 for the McKean Square Historic Site as submitted by Fo Iz,
Freeman, Erickson, Inc. Following are our comments and/or recommendations.
Sheet C1.1
1. The new drop-off will require full depth removal of the bituminous roadway a minimum of 2 feet
beyond the drop -off in all directions, Due to the age of the road and consideration on the type of
constuction, milling the surface pavement and placing the surface course overlay will only be
required to the centerline of Norwich Parkway. This work should be identified on the drawings.
The typical section for Norwich Parkway is as follows:
1.5" Bituminous Wear Course
2.0" Bituminous Base Course
10,0" Class 5 Aggregate Base Course
Sheet C2,1
1. Identify the type of concrete curb and gutter that will be used at the drop -off location.
2. A 6' wide concrete sidewalk shall be placed between Norlan Parkway North and Norian Avenue
North. With the installation of the sidewalk the existing pedestrian ramp to Norwich Parkway for
the bituminous trail should be removed and replaced with B618 concrete curb and gutter.
Sheet C3.1
1. Will there be any curb cuts at the drop -off location? An ADA accessible route will be required from
this drop -off location.
2335 Highway 36 W
St. Paul, MN 55113
Tel 651 -636 -4600
Fax 651 -636 -1 311
www.bonestroa.corn
Bonestroo
5t. Paul
5t. Cloud
Rochester
Milwaukee
Chicago
Engineering
Planning
innovation
City of Oak Park Heights
McKean Square Historic Site
3. Show percent slopes with the drainage arrows.
Page 2
May 6, 2008
2. At the drop -off there is a 2.5% cross slope between the 943.3 elevation and the 943.2 elevation.
The plans should identify a maximum cross slope of 2.0% for all sidewalks.
Sheet C4,1_
1. Identify elevations and slopes for the sanitary service. Distinguish more dearly between existing
and proposed sanitary sewer.
2. Identify buried depth for the water service. Distinguish more clearly between existing and
proposed water service.
Sheet C7.1
1. A detail sheet should be added including, but not limited to, the following items:
a. concrete drop off section
b. concrete sidewalk section
c. concrete curb and gutter
d. concrete steps
e. wooden ramp
f. rain garden
General Comments
1. The following items need to be submitted for review:
a. Copy of the Approval letter from the Middle St. Croix Watershed Management
Organization,
b. Copy of any comments from the Browns Creek Watershed District.
The plans will require further review when items discussed in this letter are submitted. If you have any
questions or require additional information, please contact me at (651) 604 -4788 or Dennis Postler at (651)
604 -4815.
Sincerely,
BONESTROO
Karen 5. Erickson, P.E.
cc: Tom Ozzello, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner
Mark Vierling, City Attorney
Todd Erickson -Folz, Freeman Erickson, Inc.
DMP, BMK, File -- Bonestroo