HomeMy WebLinkAbout2014-11-08 Oak Ridge Place Memory Care Addition - 6060 Oxboro Ave. N. A RECOMMENDING RESOLUTION
OF THE # 2.4141— 1 _
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 BY MICHAEL HOEFLER, REPRESENTING TIC
PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A
MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION
AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT
6060 OXBORO AVENUE NORTH SHOULD BE APPROVED WITH
CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Michael Hoefler
for a Conditional Use Permit to allow for a memory care and assisted living building
expansion, and Variances for setbacks and building height at Oak Ridge Memory Care
and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public
hearing relative thereto, the Planning Commission of Oak Park Heights makes the
following findings of fact:
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 property is zoned R-B Residential/Business Transitional District in
which nursing homes and similar group housing, to include memory care and assisted
living,is a conditional use; and
4. TIC Properties I, LLC has requested a Conditional Use Permit to allow the
addition of memory care and additional assisted living units to this location; and
5. TIC Properties has requested a Variance to allow a five foot setback for a
driveway turnaround where a ten foot setback is required; and
6. The applicant has requested a Variance for a building height of 42 feet
where a 35 foot maximum building height is allowed; and
7. City staff prepared a planning report dated November 7, 2014 reviewing
the request; and
8. Said report recommended approval of the Conditional Use Permit and
Variances subject to the fulfillment of conditions; and
9. The Planning Commission held a public hearing at their November 13,
2014 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 by from Michael Hoefler for a Conditional Use Permit
to allow for a memory care and assisted living building expansion, and Variances for
setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060
Oxboro Avenue North,and affecting the real property as follows:
SEE ATTACHMENT A
The Planning Commission recommends to the City Council of the City of Oak Park
Heights approval of the Variances for the driveway turnaround setback and building
height subject to the following findings of fact:
Driveway Turnaround Setback:
1. The applicants have proposed a five foot setback for a driveway
turnaround where a ten foot setback is required.
2. There is no adverse impact to adjacent property in that it is roadway right
of way.
3. There is no impact to the service capacity resulting from this request.
4. The radius of the driveway turnaround is required by the Bayport Fire
Department for access of emergency equipment. The practical difficulty
results from what is required by the Fire Department and not by the
applicant.
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Building Height:
1. The applicants have proposed a building height of 42 feet where a 35 foot
maximum building height is allowed.
2. The structure is not visible to low density properties and exists in an area
that has primarily commercial,high density residential or government
uses.
3. There is no impact to the service capacity resulting from this request.
4. A building height of over 35 feet for a three story elderly care residential
facility is not an unusual request. The City has approved building height
variances for other elderly care residential buildings.
Be and the same as hereby recommended to the City Council of the City of Oak Park
Heights for approval with the following conditions:
1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and
shall not be converted to non-restricted rental housing.
2. The Applicant shall obtain and access permit from Washington County for the
new driveway.
3. All tree removal and landscape plans shall be subject to review and approval of
the City Arborist.
4. The grading and drainage plans shall be subject to City Engineer and the Middle
St. Croix Watershed Management Organization for review and approval.
5. All utility plans shall be subject to review and approval of the City Engineer.
6. All lighting shall be full cut off and be compliant with the lighting standards of
the Zoning Ordinance.
7. The signage shall be compliant with the Zoning Ordinance and shall be set back
at least five feet from the property line.
8. The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
9. A snow storage plan shall be provided and shall be subject to review and
approval of the City Engineer.
10. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
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11. The Planning Commission was favorable to the final building appearance, colors
and materials.
12. To the extent that Developer's project contains tax exempt facilities, lands or
buildings, Developer will execute an agreement with the City to make a payment
in lieu of taxes to the City for the life of the project. A payment in lieu of taxes
agreement shall be in a form prepared and approved by the City Attorney.
13. The applicant shall be required to enter into a development agreement if required
by the City Attorney. The development agreement shall be subject to the review
and approval of the City Attorney and City Council.
Recommended by the Planning Commission of the City of Oak Park Heights this
13th day of November, 2014.
AFr Jim .''"der, Chair
A ' T:
Al
nc A , in, City Administrator
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ATTACHMENT A
r...
Conditional Use Permit
For Memory Care&Assisted Living Expansion
And
Variances
For Setbacks and Building Height
At Oak Ridge Place
Washington County Property ID: 33.030.20.44.0025
Legal Description: Lot 1, Block 1,Oak Park Heights Garden
Physical Address: 6060 Oxboro Ave.N.
ATTACHMENT B
Conditional Use Permit
For Memory Care& Assisted Living Expansion
And
Variances
For Setbacks and Building Height
At Oak Ridge Place
6060 Oxboro Ave.N.
Application Materials
• Application Fonn
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Development Request Review with City Staff/Consultants: October 29,2014
Planning Commission Review& Recommendation: November 13,2014
Conditional Use Permit -Lapse of Approval:
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)
Variance—Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request,the variance 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 this variance. The property
owner shall have the right to submit an application to extend the approval of a variance to the
Zoning Administrator not less than thirty(30)days before the expiration of said approval.
(401.4.0 .1 —401.4.C.2)