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HomeMy WebLinkAbout2013-05-29 CC Packet Enclosure • 9 Oak Park Heights Request for Council Action Meeting Date May 29 2013 Time Required: 20 Minutes Agenda hem Title; Oak Park Heights — Oak Park Senior Living Phase Ili — Planned Unit Development Amendment - Proposed Memory Care Agenda Placement New Bus'' Originating Department/R - ' • estor J , c Johnson Ci Administrat • r Requester's Signature - / Action Requested Discussi ,, r Possible Action Background/Justification (Please indicate if any previous action has been taken or if other public bodies have advised): Please see the enclosed from Scott Richards, City Planning Consultant. 1. Planning Report dated May 9` 2013 2. Recommending Resolution from the Planning Commission — Unsigned 3. Proposed City Council Resolution 4. 2012 Previously Approved Master Plan Page 65 of 200 TP ENCLOSURE 3801 Thurston Avenue N. Suite 100 Anoka, MN 55303 Phone: 783.231.5840 Facsimile: 783.427.0820 TPC @PlenningCo.00m PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 9, 2013 RE: Oak Park Heights — Oak Park Senior Living Phase 111 — Planned Unit Development Amendment - Proposed Memory Care TPC FILE: 236.02 —13.01 BACKGROUND Mike Diem of Archnet, representing Oakgreen Commons, LLC, has submitted an application for amending the Oakgreen Village Planned Unit Development (PUD) to allow for an increase in overall project density to 335 dwelling units, to add a 30 unit, two story addition to the existing Senior Living Facility, and to relocate an existing three unit townhome building. The addition would extend to the west of the Senior Living facility and would be connected by a walkway. The existing three unit townhome building would be relocated to the site facing an existing four unit townhome structure. The Applicant also proposes to add a dining room enclosure over the existing patio on the east side of the Senior Living Facility. The changes to the PUD occur at the north side of the project site between Nova Scotia Avenue North and Oakgreen Avenue. At this time, the Applicant is looking for approval of the revised Master Plan, and PUD General Plan approval for the proposed Memory Care building (Building 3), moving the three unit townhome building and adding the dining room enclosure to the Senior Living Facility (Building 1). General Plan approvals for Buildings 4, 5, and 6 will be by a separate application at a later date. The General Plan approval for the Oakgreen Village project was recommended by the Planning Commission on May 8, 2008 and approved by the City Council on May 27 2008. The most recent amendments to the plan were approved by the City Council on January 31, 2012. That approval allowed an overall density of the development, including the existing townhomes and the Senior Living facility to not exceed 291 dwelling units. The review is based upon the following submittals: Exhibit 1: Existing Conditions (C1.1) Page 66of200 Exhibit 2: Master Plan (C2.1) Exhibit 3: Layout Plan (C2.2) Exhibit 4: Open Space Calculation (C2.3) Exhibit 5: Grading and Erosion Control Plan (C3.1) Exhibit 6: Utility Plan (C4.1) Exhibit 7: Landscape Plan (L1.1) Exhibit 8: Lighting Plan (E1.1) Exhibit 9: Certificate of Survey Exhibit 10: Storm Sewer Easement Sketch Exhibit 11: Title Sheet (TO) Exhibit 12: Dining Room Addition (A1.0) Exhibit 13: Basement Plan (A1.1) Exhibit 14: Floor Plans (A1.2) Exhibit 15: Roof Plan (A1.3) Exhibit 16: Enlargement Plans (A2.0) Exhibit 17: Enlargement Plans (A2.1) Exhibit 18: Elevations (A3.0) Exhibit 19: Project Narrative from Tim Nolde, April 3, 2013 Exhibit 20: Existing Site Pictures Exhibit 21: Memo from Chris Long, City Engineer Exhibit 22: Approved Master Plan, January 12, 2012. PROJECT DESCRIPTION Tim Nolde has provided the following narrative related to the request for the PUD amendment: Due to extraordinary demand, Oakgreen Commons, LLC desires to construct a two story, 30 unit Memory care addition to its existing building. Said addition would extend to the west and be connected by an enclosed heated and well- -lit walkway (see attached drawings). The most recent plan calls for the removal and placement of the existing three unit townhome building to the site facing our four unit townhome structure. The attached Layout Plan is the basis for our current request to modify the PUD. On a lesser note, due to the increased demand, we would like to enclose our outdoor patio, thereby making our indoor dining room larger. Drawings and conceptual plans for this request are hereby attached. The visible changes to the previously approved plan are as follows: 1. Due to the Council's concem for emergency vehicles, 59f" Street is widened to 36 feet and street medians on 58"' and 59 Street are to be removed for easier vehicle access. 2 Page 67 of 200 2. We increased the amount of off street parking from 24 stalls to 58 while maintaining the same amount of "green space" 3. We condensed the two buildings consisting of 44 units into one of 36 units. 4. Total unit count has increased to a "possible" 351 units from the previously approved 291 units. 5. Ali proposed townhomes which face the Goodwill store have been eliminated due to marketability. 6. The patio abutting the original Oakgreen Commons Building will now be enclosed. We think these changes enhance and reason well with this site. The apparent increase in density is illusory, since we are asking to expand our Memory Care units and decrease the amount of units which add traffic, residents and guest, by 12 units. The residents of the Memory care units never drive, nor avail themselves of outside services. We view this increase in units as an entirely different "use" of the site. By condensing the two 22 units buildings, we are actually increasing the amount of "green space" while increasing parking. The entire project looks more symmetrical, with the two townhome buildings across from each other and the two buildings condensed into one. We are also requesting the Council to approve the issuance of Tax Exempt Revenue Bonds for This addition. The approximate amount would be $4.9 million and would be non - obligation on the City's behalf. The units proposed with this amendment are as follows. See Exhibit 2. Existing Memory/Senior Care - Building 1 120 dwelling units Existing Town Home Units 11 Under Construction Senior Living - Building 2 62 Memory Care - Building 3 30 Memory Care - Building 4 30 Senior Living - Building 5 32 Senior Living - Building 6 50 Total 335 dwelling units 3 Page 68 of 200 ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below. North of Site: Present Zoning — B -4, Limited Business District Present Use — Highway 36 orientated commercial development, Goodwill and the Xcel Energy power line easement South of Site: Present Zoning — O, Open Space and R -1 Single Family Residential District Present Use — City park land and a single family neighborhood West of Site: Present Zoning — B-4, Limited Business District Present Use — Lowe's/CSM Commercial development East of Site: Present Zoning — B-4 /PUD, Residential Planned Unit Development Present Use — Existing Memory/Senior Care and Senior Living (under construction), and Oakgreen Avenue Comprehensive Plan. The 2008 Comprehensive Plan designates this area as medium density residential. The increase in number of approved units places the area into a high density residential classification for land use purposes. The land use classification of the Comprehensive Plan was changed to high density residential in 2011. Zoning. This property has been designated as B-4, Limited Business District which accommodates residential development as a conditional use. As such, the underlying base zoning district is B-4, Limited Business District with a PUD overlay. The B -4, Limited Business District lists two- family, townhomes and multiple family dwellings as a conditional use. The performance standards of the R -3 Multiple Family District must be complied with for residential development in the B-4 Limited Business District. Subdivision. The Applicant has provided a certificate of survey to accomplish a lot rearrangement with a new legal description for each of the new lots. This could be addressed by the City through the Minor Subdivision process. The Applicant has discussed this with Washington County and it is acceptable to them. The Minor Subdivision, 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. Park dedication has been satisfied for this area. The applicant paid the maximum percentage (14 %) of equivalent cash value as part of the original approvals in 2006. Project Density /Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Elderly housing requires 1,000 square feet of land area per unit excluding right -of -way and wetlands. The multiple family requirement is 2,500 square feet per unit. 4 Page 69 of 200 The total property currently under control of the owner is 770,186 square feet. With a total of 335 units proposed, the resulting density is 2,299 square feet per unit. As long as the project stays as a senior rental complex it would meet density requirements of the Zoning Ordinance. The development agreement will need to include a provision to assure that the project remains as senior rental and is not converted to non restricted rental housing. The application materials also indicate that with 770,186 square feet of total area, 421,340 square feet are open space. This results in 54.7 percent of the total development as open space. The City does not have specific open space requirements for development. Proposed Street Access. The existing roadway system that was developed for the Oakgreen Village and Oakgreen Commons projects will remain in place. Based upon concems of the City Council and Staff, 59 Street is to be widened to 36 feet and the street medians on 58 and 59 Streets at Nova Scotia Avenue are to be removed for easier emergency vehicle access. The City Engineer shall review the plans and comment on the widened street and improved access. Trails/Sidewalks. The Master Plan as attached includes the locations of the existing public trails and the proposed and existing concrete sidewalks. The combination of the trails and sidewalks should provide adequate access within the development and connections to the surrounding public trails. The Planning Commission should comment about the proposed sidewalks and connections to the existing trail system. Private Park. A private landscaped area with a gazebo is proposed just to the west of the Senior Living building (Building 2) that is under construction. There are no changes to this private park area with the proposed change to the Master Plan. Setbacks. Within a PUD, the base district setback requirements (R -3) are applied only to the perimeter of the project. The R -3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is in a comer, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the intemal street pattern. Additionally, the ordinance species 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. The two proposed Memory Care buildings (Buildings 3 and 4) are set back approximately 15 feet from the internal roadway. The buildings should be moved back so as to comply with the 20 foot setback. The Planning Commission should review this setback and discuss whether the buildings should be moved back. All three of the Memory Care buildings (Buildings 1, 3 and 4) are interconnected and technically one building for setback purposes. 5 Page 70 of 200 Tree Preservation /Landscaping. The applicant has provided a general landscaping plan that has been approved In the past as well as detailed plans for the foundation plantings around the proposed Memory Care building (Building 3). The City Arborist is in the process of reviewing the plan. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the applicable watershed authority shall review and approve all of 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. All of the utilities within the development shall be private but built to City specifications. Lighting. A lighting plan has been provided that includes street light fixture specifications and locations within the private street network. Some of the street lights are in place and others are proposed. The proposed light fixture is identical to what has been used previously. It is a full cut -off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer /homeowners association. The plans indicate the wall light fixtures to be used on each of the proposed buildings. These fixtures are the same as what was approved for the existing Memory/Senior Care building (Building 1) and for the Senior Living building under construction (Building 2). As part of the PUD approvals, the Planning Commission and City Council will need to determine of these fixtures are appropriate in that they are not full cut off. A photometric plan has been provided that is compliant with the light intensity requirements of the Zoning Ordinance. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue and at the comer of 58"' Street and Oakgreen Avenue. The applicant shall submit plans for these signs that are subject to City approval. Traffic. The applicant has previously provided projected vehicle count information for the proposed development. With the change in type of senior units and the fact that the residents of memory care facilities cannot drive, there is now less of a traffic impact. The traffic numbers are subject to review and approval of the City Engineer. Parking. The Zoning Ordinance requires the following for elderly housing: "m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one -half (1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated." 6 Page 71 of 200 A detailed review of the existing and proposed parking is found on the Master Plan (Exhibit 2). With a total of 514 stalls, and 335 dwelling units, the buildings in the project comply with ordinance standards for elderly parking and leave additional spaces for staff and guest parking. The townhome units are all constructed with one stall each and are compliant. With the widened roadway to 36 feet, there is more street parking to serve guests to the proposed Memory Care buildings. The Senior Living buildings will all have underground parking to serve the needs of the residents. Adequate street and off street parking is provided for guests. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment The applicant's architect has indicated that the mechanical equipment is located within the buildings or at ground level. The landscape plans show screening for ground mounted mechanical equipment on the north skies of the proposed Memory Care building (Building 3). Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. The design of the driveways for the buildings accommodates roll out containers for pickup. Building Height. The Memory Care building (Building 3) is approximately 26 feet to the midpoint of the gable roof in accordance with the definition of building height. The building is in conformance with the 35 foot height requirement of the Zoning Ordinance. Unit Types. The Memory Care building (Building 3) will have the following unit types: 1 Level: Studios: 12 Units @ 440 Square Feet Each 1 Bedroom: 3 Units @738 Square Feet Each 2" Level: Studios: 12 Units © 440 Square Feet Each 1 Bedroom: 3 Units @ 738 Square Feet Each The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. Building 3 as proposed is compliant with these requirements. 7 Page 72 of 200 Architectural Appearance. The application materials indicate elevations and perspective diagrams from various locations surrounding the development. The appearance of the Memory Care building (Building 3) is similar to the existing building and the one under construction. The building will be primarily brick with upper level lap siding. The roof is hipped. The building connection will be primarily glass and flat roofed. The dining room addition to the existing Memory/Senior Care building (Building 1) will be one story, primarily glass, with a hipped roof. The materials and colors will match the existing building. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the review. B-4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. The development will comply with the specific Zoning Ordinance requirements for senior housing. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.C.6. All of the elderly units are at least 440 square feet for studios and 520 square feet for one bedroom as required by the Zoning Ordinance. 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. 8 Page 73 of 200 f. The density, setbacks, and building height standards imposed as part of the R -3 Zoning District are complied with. The building setbacks are not consistent. The Planning Commission and City Council will need to comment on the setbacks and project density. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. Adequate open space is provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. No incompatible land use arrangements are created. i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with. j. Residential and non - residential uses shall not be contained on the same floor. Not applicable. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission and City Council should comment on the architectural appearance. Development Agreement. The applicant will be required to enter into an amended development agreement with the City should approval of the general plan of development be granted. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION / RECOMMENDATION Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised with density, and setbacks prior to proceeding with a final 9 Page 74 of 200 recommendation. Additionally the Planning Commission previously had limitations regarding the architectural appearance of the structure. This may also impact their recommendation. If the Planning Commission is prepared to make a recommendation it should recommend approval of the revised Master Plan with a density increase to 335 units, PUD General Plan approval for the proposed Memory Care building (Building 3), moving the three unit townhome building, and adding the dining room enclosure to the Senior Living Facility (Building 1) subject to the following conditions: 1. The Planning Commission and City Council shall discuss the increase of density to 335 units as presented in the Master Plan. 2. The Minor Subdivision, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attomey. 3. The development agreement shall include a provision that the Oak Park Senior Living Phase III will remain as senior rental and shall not be converted to non restricted rental housing. 4. The Planning Commission and City Council shall comment on the widening of 59 Street and removing the street medians on 58 and 59 Streets at Nova Scotia. All changes to the roadway are subject to review and approval of the City Engineer. 5. The Planning Commission and City Council and shall comment on the proposed private and public trail system. 6. The Planning Commission and City Council should comment whether the Memory Care buildings should be moved back so as to comply with the 20 foot setback requirement. 7. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The Planning Commission and City Council shall determine if the non shielded, residential style light fixtures are appropriate. 11. The applicant shall submit any plans for new signage subject to City approval. 10 Page 75 of 200 12. The traffic numbers are subject to review and approval of the City Engineer. 13. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 14. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 15. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 16. The Planning Commission and City Council shall comment on the final building appearance, colors, materials and the variety between buildings. The applicant shall provide a materials board for all of the buildings to be discussed at the Planning Commission and City Council meetings. 17. The applicant shall be required to enter into an amended development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 18. Any other conditions of City staff, the Planning Commission and the City Council. 11 Page 76 of 200 ==cm rx,..anc .owa _ dfi .! -._ .b i : ! «I a ti VIM an' NW'Bi 001314 ATM WVO C Y Y , V III o arMa�wwalloW uasvNdawalaow94wne>,vo 7 12 ' _ f _ iP � �i �� EI ( { ` 0N I 'OZJdAYSOHONV SNOWQN00 DNU SIX3 pJ�U IIII F.-- I o N I ca w x 0 ca >s � i. t Li W cx _ ........w. _ ., + „_■,,INI s ; g : [ 11 It C • .. 11111 l oeoao ti $ # i ' V Y &} S U L.., O r.,,,:l V... ' t rR ism £, •, �s . ,...,; • j . 4 01 .4 ,,,,,...,..... , ,, w t } a u , �i t { ._ - - - -_. - _ Pag 77 of 200 '. _ MASTER PLAN EXHIBIT ` �� mu \ _i ORPT4c 0' "11 A 1 N i firruxr Aftmvxr CARE •„ „ P, 510 Afuaxr CARE i p, Palmas xraT� Ez�sriva ,HtMOer /S£wox Ober e rte .Ntrs �— 1 : , ----j NVIVID / AWES Os.tr REV ASV �..� ^, / . l i s` •O w A F .TRe P t•.o dYrr e.Y I � : 1 9. GAVE ( / ' , LE'GE'ND . 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" . . * Ziiii;;;;;;; swim mu rai 31;;;;;; ra mu ulassaam, Tri.mrs 111...A.C 01! i _ oimil • _ Irr..n?r,,r49 — — - ------- . .. . — S I 00..1 .. •0 . - 9: Mai 01100i 1. 0101 ;Via; al la; a... 0. 0. SIn Information . . I 11011,t■ of min IL Itli Et EVATIONS , , , , , • `-..,. *h I*, 12 10 ”........, rt Etr101 0. CA, -0 . 012/11 a+ co (12V111 Inc 10 ... CO A 0 N 8 • P.O. 119 STILLWATER, MN 55052 -0119 651- 430.3981 • EXHIBIT 19 OAKGREEN COMV1ONS, LLC March 31, 2013 City of Oak Park Heights Eric Johnson City Administrator 15330 58'6 St. N Oak Paris Heights, MN 55082 RE: Oak Park Heights Additional Memory Care and Dining Room Enclosure NARRATIVE Due to an extraordinary demand, Oakgreen Commons, LLC, desires to construct a two story, 30 unit Memory Care addition to its `existing building. Said addition would extend to the west and be connected by an enclosed heated and well -lit walkway (see attached drawings). The most recent plan calls for the removal and placement of the existing three unit townhome building to the site facing our four unit townhome structure. The attached Layout Plan is the basis for our current request to modify the PUD. On a lesser note, due to the increased demand, we would like to enclose our outdoor patio, thereby making our indoor dining room larger. Drawings and conceptual plans for this request are hereby attached. The visible changes to the previously approved plan are as follows: 1. Due to Councils `concern for emergency vehicles, 59 street is widened to 36 feet and street medians on 58 and 59 Street are to be removed for easier vehicle access. 2. We increased the amount of off street parking from 24 stalls to 58, while maintaining the same amount of "green- space ". 3. We condensed two building's consisting of 44 units into one of 36 units. 4. Total unit count has increased to a " possible" 351 units from the previously approved 291 units. 5. All proposed townhomes which faced the Goodwill store have been eliminated due to lack of marketability. 6. The patio abutting the original Oakgreen Commons Building on the east side will now be enclosed. We think these changes enhance and reason well with this site. The apparent increase in density is illusory, since we are asking to expand our Memory Care units and decrease the amount of units which add traffic, residents and guests, by 12 units. The residents of the Memory Care units never drive, nor avail themselves of outside services. We view this increase in units as an entirely different "use" of the site. By condensing the two 22 unit buildings, we are actually increasing the amount of " green - space ", while increasing parking. The entire project looks mom symmetrical, with the two townhome buildings across from each other and the two buildings condensed into one. Regarding the manner of trash removal; there will be no outside trash storage. The plan calls for storing our trash inside the lower level of the building. The maintenance engineer will mll out the containers at a specific time on trash day. Regarding signage; our plan is to keep our monuments and signs the same as were previously approved. Page 95 of 200 April 2, 2013 Page 2 We are also requesting the Council to approve the issuance of Tax Exempt Revenue Bands for this addition. The approximate amount would be S4.9 million and would be non- obligation on the city's' behalf. Our current Memory Care facility is full and we have a significant waiting list. All other facilities in the St. Croix Valley are full also. The need for this type of care is increasing exponentially. By increasing our capacity, we are allowing those citizens who need this type of care to remain close to their fami lies. Other advantages to the city besides allowing this invaluable community service is an expanded tax base and more local employment We look forward to working together on this upcoming project Sincerely, % // T' t, Page 96 of 200 EXHIBIT 2 0 ,9 • 1 y I R 05- 08.2013 03 :10 .x � ���`�� - �`aY3 .`SS's? F I _ F_ f i -i `' ..2...J i _a .eyAyklR � . F . a it 05.08 2013 03 :10 if I.4- --p 3. r L&'°Cov. s c-h, Page 97 of 200 ''� ` ' ; _ _ ■ ■ Iff t .. 3 7 .,tR7 t+" • x �.. , , — �_ r � t r 1 a LL _ r _ 1 . Page 98 of 200 I c: . Iti . csi • yei 11-1-1"...s.s. "*""____ cn ‘.4 . s 4 i 1°\ I ft., 7 4 t- 1• 1 , 1 -;, I 1 4 pi* 4 ', , . cu ED , ca 3 ...4) 5 4. ... • . c •A s _I _ 4 til (AM " ■ 1 i ' .4. ,i,,. - 0 cD, 0.) , , .•'-- ,,-,--; ; ! I 1 ix ,, ...1 -,. 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"A T t tA^ i Y i 1 , it:.; tt, .i 577 - 7:7 ' 1>~ t tYt. r L : _ -. • •A_ t"i, = '\rrr,J 1 11 1a4 s tll 4 n. u,w r H .,,. ar, .It tees te... ..• 1 --- r --- --- 4-4: - 1 -x ° °L--e= .; : • r .,. � • "Kt, • Page 100 of 200 -■al 1. 4 II �" r �'�' t ........... .r.r.. r j r .' t I + „ 7' iii,. I.. .' S'' I lErs �I I 1 111111 1 ._ � } I Li. , .! t �� _ . ;i► SA Y .`d a I w A A pr ° r T : '" 05.03 2013 . 03_46 Page 101 of 200 Stantec Consulting Services Inc. EXHIBIT 21 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636 -4600 Fax: (651) 636 -1311 Sthntec May 9, 2013 Mr. Eric Johnson City of Oak Park Heights 14168 Oak Park Btvd. N. P.O. Box 2007 Oak Park Heights, MN 55082 Re: Oakgreen Senior Living Phase 3 — Plan Review Stantec File No: 193800151 Dear Eric: We have reviewed the site development plans received for Oak Park Senior Living, Phase 3, as submitted by Folz, Freeman, Erldcson, Inc., dated April 3, 2013. Following are our comments and/or recommendations. Sheet No. C1.1 — Existing Conditions 1. Symbol 5 is unknown and needs to be identified in the Notes. Sheet No. C2.1— Master Plan 1. Provide reasoning for the widening of the street to 35 feet The existing roadway is 28 feet (face to face of curb). Increasing the road width increases the Impervious surface area. Storm water rate and quality standards need to be reviewed with this impervious increase. Storm water calculations for the overall site (all Senior Living Phases) shall be provided. 2. The existing and proposed impervious surface area amounts need to be provided. Sheet No. C2.2 — Layout Plan 1. Symbols 3 & 5 are missing and should be identified in the drawing. 2. Show saw cut, Note 1, on western connection to Nova Scotia Avenue North with label. Sheet No. C3.1 — Grading & Erosion Control Plk 1. Additional inlet protection of the existing storm sewer structures between the existing streets shall be labeled and provided during construction. Sheet No. C4.1 — Utility Plan 1. Provide storm sewer design calculations. 2. All storm sewer design data needs to be displayed (rims, inverts, structure type and sizes, pipe slopes, and material). 3. Provide additional information and details for the 42" arch pipe shown under the walkway. It is our understanding this pipe is an emergency overflow to avoid potential flooding to the adjacent buildings. Page 102 of 200 Rasta Page 2 of 2 4. Show abandoned sanitary and water services. The services shall be abandoned at the mains. As -built drawings need to be provided showing the abandoned services after work is complete. General Comments 1. It is unclear how the existing plats match into the proposed plat boundary. A map showing the existing and proposed plats for the overall Oakgreen Senior Living area shall be provided. 2. The scales shown on the 11 "x17" size plans are not aconite and need to be shown correctly. 3. The easement dimensions are generally not shown throughout the plans and need to be labeled. The City shall be provided the final easement documentation and verify these are recorded with Washington County. 4. As -built drawings need to be provided after work is complete, and must include utility information as well as emergency overflow elevations and final grading plans. If you have any questions please feel free to contact me at (651) 604-4808. Sincerely, STANTEC * 4 4 04" Christopher W. Long, P X .E. Attachments: None cc: Andy Kegley, Public Works Director Julie Hultman, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arborist Todd Erickson, FFE Jason Petersen, Rohini Ray, Eric Vidden - Stantec Page 103 of 200 r T _ � � , Erickson, Inc. __ __ .._ ______�._ —.— ..__ _ . L L • E�DC.114EERING Fo z, Frccman LAND PLANNING • SL -- 1 12445 55Th MILT NORTH s+m _ i LAX1 LINO, MINNESOTA SSW J A (611) 688711 fax /6511 4369771 :411.1111471$41 ,l' �Ry, - LEGEND co TT »-. _ r,R $ r -r f,5 -O '' • r1 s . LEGEND _ MCPL_L'D RFIRAt IDJ1nAM 1..1 Y 1 "7 re Cl u . 1 MjL l I . O 1 ` - L,NS'. 9 I I FXBiila 81.11111.1 , ?'a.LCI� • 4 , • >i.� , ,, rit,, PROPOSED Rad.* p - ii E.y a.IIFJt1P4 Y .t4 `.. i 1 s.azi LNG z , p x °al.a .� . ,...a �.., ,._. .12 Cans 5 M o ,. UNIT COUNT , 1,. 1L. • „y 3 y„8 Y . . -"kr rt"..L �' � � "Ni { � . . -.r� ` C p EXISTING ASSISTED LIVING •120 UNITS X y ».+ EXISTING TOWN HOME UNITS • 11 UNITS Y WAS �, Y ` .$ w - p TOWN HOME UNITS TO BE CONSTRUCTED = 4 UNITS - - 4 - ...L l , z - Jt PHASE I- SENIOR UVING UNITS •94 UNITS , ' „� ! + p Y PHASE II - SENIOR LIVING UNITS • 82 UNITS '��' � ' ~{ " a,sat t .'l �• j._ _ e . TOTAL UNIT COUNT +297 UNITS r " i j ' PARKING STALL COUNT (ALL PHASES) N EXISTING ASSISTED LMNG EXTERIOR • 31 STALLS Sip , E 0 4 , S f A S _ 1 "F., ,,;,,, ) 1 EXIS_TINGASSE..TED LMNG UNDERGROUND• 28 STALLS � J EXISTING TOWN HONE GARAGE • 22 STALLS 1 '.? f .._L{ iif I I I �• EXISTING TOWN HOME DRIVEWAY =22 STALLS N1.1.'4,,,,,,,,,,,. 5 d rw�D..�n•ua� PROPOSED SENIOR LIVING EXTERIOR • 726 STALLS � - ; w.. L -wlr•w ..-- - ,. ++•�+ . - „ 1 • t i I I L.', PROPOSED SENIOR LIVING UNDERGROUND • 252 STALLS lim, � � PROPOSED TOWN HOME GARAGE • 8 STALLS r j R I 111 ° { �' y P �+ } �� ' 1 (F '�� J,` PROPOSED TOWN HOME DRIVEWAY • 8 STALLS ( , -.., - j+^ I 7 --- PROOF OF PARKING • 51 STALLS yy,t 3 I - t �.., �� j - j ` , 5 --b. F. t 1. -_ 41 . 71 `a.+'' TOTAL PARKING STALL COUNT •548 STALLS `) L t: ` 1 i 7 # 1 1., r w .` ,,,-4-" _4 OAK PARK SENIOR LIVING PHASE Ic zPHASEII T�3 G + a . ± , ' M 0, ' , g :'- PUD AMENDMENT A rt MASTER PLAN 8 . \NCNO.,,,P14, o. PAU 51\ LMtX:140.4 t- LMK MUG RCICIITS Mr, ELM &- 1' MN 1 SNL IT lot I CIILET, A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST FOR A PLANNED UNIT DEVELOPMENT AMENDMENT FOR OAK PARK SENIOR LIVING PHASE III (FORMERLY OAKGREEN VILLAGE) ALLOWING AN INCREASE IN OVERALL DENSITY, ADDING A 30 UNIT MEMORY CARE ADDITION TO THE EXISTING SENIOR ASSISTED LIVING AND MEMORY CARE BUILDING LOCATED AT 13936 LOWER 59 ST. N., AND RELOCATION OF THE EXISTING THREE UNIT TOWNHOME BUILDING TO FACE THE EXISTING FOUR UNIT BUILDING WITHIN THE DEVELOPMENT AT NOVA SCOTIA AVENUE AND 58 STREET NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request for a Planned Unit Development amendment as it relates to Oak Park Senior Living Phase III (formerly Oakgreen Village) at Nova Scotia Avenue North allowing an increase in overall density to 335 units, adding a 30 unit memory care addition to the existing Senior Assisted Living and Memory Care building located at 13936 Lower 59` St. N., relocation of the existing three unit townhome building to face the existing four unit building within the development, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: I . 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 Page 105 of 200 3. The property was approved for a Planned Unit Development, General Plan by the City Council on May 27, 2008; and 4. The Amended Planned Unit Development was approved by the City Council on January 31, 2012 to allow for a revised Master Plan for a total of 291 units; and 5. City staff prepared a planning report dated May 9, 2013 reviewing the request; and 6. Said reports recommended approval of the amended Planned Unit Development amendment subject to the fulfillment of conditions; and 7. The Planning Commission held a public hearing at their May 16, 2013 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted for a request for a Planned Unit Development amendment as it relates to Oak Park Senior Living Phase III (formerly Oakgreen Village) at Nova Scotia Avenue North allowing an increase in overall density to 335 units, adding a 30 unit memory care addition to the existing Senior Assisted Living and Memory Care building, relocation of the existing three unit townhome building to face the existing four unit building within the development and affecting the real property as follows: SEE ATTACHMENT A Be the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Planning Commission recommends the increase of density to 335 units as presented in the Master Plan. 2. The Minor Subdivision, 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. Further amendments to the plat shall require review and approval of a Preliminary/Final Plat. 3. The development agreement shall include a provision that the Oak Park Senior Living Phase III will remain as senior rental and shall not be converted to non restricted rental housing. 4. The Planning Commission recommends the widening of 59 Street and removing the street medians on 58 and 59 Streets at Nova Scotia. All 2 Page 106 of 200 changes to the roadway are subject to review and approval of the City Engineer. 5. The Planning Commission recommends the plan with the proposed private and public trail system. 6. The Planning Commission recommends the Master Plan but requests the Applicant look at options for providing an additional setback and landscaping between the future Senior Living Building (Building 6) and the existing four unit townhome building. 7. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The Planning Commission recommends the non shielded, residential style light fixtures as proposed. 11. The applicant shall submit any plans for new signage subject to City approval. 12. The traffic numbers are subject to review and approval of the City Engineer. 13. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 14. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 15. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 16. The Planning Commission recommends the final building appearance, colors, materials and the variety between buildings as found in the proposed plans. 17. The applicant shall be required to enter into an amended development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 18. All conditions as approved by the City Council on January 31, 2012 for Oak Park Senior Living Phase I. 3 Page 107 of 200 19. The Applicant shall provide the existing Homeowners Association members with all required documentation, annual reports, and financial records within 60 day of City Council approval. Recommended by the Planning Commission of the City of Oak Park Heights this 16th day of May, 2013. Jennifer Bye, Chair ATTEST: Eric A. Johnson, City Administrator 4 Page 108 of 200 ATTACHMENT A Ok Pak Senior Living — Phase III Planned Unit Development Amendment Allowing an Increase in Overall Density Adding a 30 Unit Memory Care Addition to the Existing Senior Assisted Living & Mem ory Care Building Located at 13936 Lower 59 St. N. , and Relocation of The Exiting 3 -Unit Tow home Building To Face The Existing 4 -Unit Townhome Building With the Development At Nova Scotia Avenue and 58 St. N. Washington County GEO Code: 05.029.20 -11 -0133 Legal Description: Lot 2, Block 1, Carriage House Co -op & Assisted Living Page 109 of 200 ATTACHMENT B Ok Pak Senior Living — Phase III Planned Unit Development Amendment Allowing an Increase in Overall Density, Adding a 30 Unit Memory Care Addition to the Existing Senior Assisted Living & Memory Care Building Located at 13936 Lower 59 St. N. , and Relocation of The Exiting 3 -Unit Townhome Building To Face The Existing 4-Unit Townhome Building With the Development At Nova Scotia Avenue and 58 St. N. Application Materials • Application & Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed Conference With City Staff Upon Application Submittal: April 4, 2013 Public Hearing: May 16, 2013 Required Approvals: PUD Amendment City Council 4/5 PUD Amendment: 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) Page 110 of 200 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 FOR A PLANNED UNIT DEVELOPMENT AMENDMENT FOR OAK PARK SENIOR LIVING PHASE III (FORMERLY OAKGREEN VILLAGE) ALLOWING AN INCREASE IN OVERALL DENSITY, ADDING A 30 UNIT MEMORY CARE ADDITION TO THE EXISTING SENIOR ASSISTED LIVING AND MEMORY CARE BUILDING LOCATED AT 13936 LOWER 59 ST. N., AND RELOCATION OF THE EXISTING THREE UNIT TOWNHOME BUILDING TO FACE THE EXISITNG FOUR UNIT BUILDING WITHIN THE DEVELOPMENT AT NOVA SCOTIA AVENUE AND 58 STREET NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request for a Planned Unit Development amendment as it relates to Oak Park Senior Living Phase 111 (formerly Oakgreen Village) at Nova Scotia Avenue North allowing an increase in overall density to 335 units, adding a 30 unit memory care addition to the existing Senior Assisted Living and Memory Care building located at 13936 Lower 59 St. N, relocation of the existing three unit townhome building to face the existing four unit building within the development, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application 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 Page 111 of 200 3. The property was approved by the City Council for a Planned Unit Development, General Plan by the City Council on May 27, 2008; and 4. The Amended Planned Unit Development was approved by the City Council January 31, 2012 to allow for a revised Master Plan for a total of 291 units; and 5. City staff prepared a planning report dated May 9, 2013 reviewing the request; and 6. Said reports recommended approval of the amended Planned Unit Development amendment subject to the fulfillment of conditions; and 7. The Planning Commission held a public hearing at their May 16, 2013 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved 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 for a request for a Planned Unit Development amendment as it relates to Oak Park Senior Living Phase III (formerly Oakgreen Village) at Nova Scotia Avenue North allowing an increase in overall density to 335 units, adding a 30 unit memory care addition to the existing Senior Assisted Living and Memory Care building, relocation of the existing three unit townhome building to face the existing four unit building within the development and affecting the real property as follows: SEE ATTACHMENT A Be the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The City Council approves the increase of density to 335 units as presented in the Master Plan. 2. The Minor Subdivision, 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. Further amendments to the plat shall require review and approval of a Preliminary/Final Plat. 3. The development agreement shall include a provision that the Oak Park Senior Living Phase III will remain as senior rental and shall not be converted to non restricted rental housing. 2 Page 112 of 200 4. The City Council approves the widening of 59 Street and removing the street medians on 58 and 59' Streets at Nova Scotia. All changes to the roadway are subject to review and approval of the City Engineer. 5. The City Council approves the plan with the proposed private and public trail system. 6. The City Council approves the Master Plan but requests the Applicant look at options for providing an additional setback and landscaping between the future Senior Living Building (Building 6) and the existing four unit townhome building. 7. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The City Council approves the non shielded, residential style light fixtures as proposed. 11. The applicant shall submit any plans for new signage subject to City approval. 12. The traffic numbers are subject to review and approval of the City Engineer. 13. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 14. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 15. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 16. The City Council approves the final building appearance, colors, materials and the variety between buildings as found in the proposed plans. 17. The applicant shall be required to enter into an amended development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 18. All conditions as approved by the City Council on January 31, 2012 for Oak Park Senior Living Phase I. 3 Page 113 of 200 19. The Applicant shall provide the existing Homeowners Association members with all required documentation, annual reports, and financial records within 60 day of City Council approval. Approved by the City Council of the City of Oak Park Heights this 29th day of May, 2013. Mary McComber, Mayor ATTEST: Eric A. Johnson, City Administrator 4 Page 114 of 200 ATTACHMENT A f � Ok Pak Senior Living — Phase III Planned Unit Development Amendment Allowing an Increase in Overall Density, Adding a 30 Unit Memory Care Addition to the Existing Senior Assisted Living & Memory Care Building Located at 13936 Lower 59 St. N. , and Relocation of The Exiting 3 -Unit Townhome Building To Face The Existing 4 -Unit Townhome Building With the Development At Nova Scotia Avenue and 58 St. N. Washington County GEO Code: 05.029.20 -11 -0133 Legal Description: Lot 2, Block 1, Carriage House Co-op & Assisted Living Page 115 of 200 ATTACHMENT B t Ok Pak Senior Living — Phase III Planned Unit Development Amendment Allowing an Increase in Overall Density, Adding a 30 Unit Memory Care Addition to the Existing Senior Assisted Living & Memory Care Building Located at 13936 Lower 59 St. N. , and Relocation of The Exiting 3 -Unit Townhome Building To Face The Existing 4-Unit Townhome Building With the Development At Nova Scotia Avenue and 58 St. N. Application Materials • Application & Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed Conference With City Staff Upon Application Submittal: April 4, 2013 Public Hearing: May 16, 2013 Required Approvals: PUD Amendment City Council 4/5 PUD Amendment: 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) Page 116 of 200