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HomeMy WebLinkAbout2014-07-16 PACKET 08.A. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 7/16/14 � PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR ��*****************�****�*********************** COUNCIL ACTION REQUEST A. Consider approving an amendment to the existing Planned Unit Development (PUD) for the Summerhill development located north of 70th Street, west of Hinton Avenue, and south of Pine Arbor Lane to develop an 86-unit senior care building in place of 21,700 square feet of retail and 5,000 square feet of restaurant space. B. Consider approving a conditional use permit for an 86-unit senior care building to include independent living, assisted living and memory care options; and a site plan for an 86-unit senior care building to include 50 spaces of underground parking, 44 spaces of above- ground parking, a shared parking agreement, an outdoor patio/dining area, and a memory care garden. ���_\��:�xK�7►�i1►�iI��1�L��[�7�i A. Adopt the ordinance amendment. B. Adopt the resolution approving the conditional use permit and site plan review. ADVISORY COMMISSION ACTION � PLANNING SUPPORTING DOCUMENTS: DATE REVIEWED APPROVED DENIED 6/23/14 ❑ � ❑ � MEMO/LETTER: Memo from John M. Burbank dated 7/6/14 � RESOLUTION: Draft � ORDINANCE: Draft ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Excerpt from unapproved minutes of 6/23/14 Planning Commissio meeting ADMINISTRATOR'S COMMENTS �` � City Administrator Date *************************:���*********�******�*** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage � Grove � Pride and P�OSPerity Meet TO: Honorable Mayor and City Council Ryan Schroeder, City Administrator FROM: John M. Burbank, Senior Planner DATE: July 7, 2014 RE: Summerhill Crossing Senior Housing Introduction Mesaba Capital Development has submitted applications for: A. An amendment to the existing Planned Unit Development (PUD) for the Summerhill devel- opment, which is simply described as lying north of 70th Street (CSAH 22), west of Hinton Avenue, and south of Pine Arbor Lane, to develop an 86-unit senior care building in place of 21,700 square feet of retail and 5,000 square feet of restaurant space. B. A conditional use permit for an 86-unit senior care building to include independent living, assisted living, and memory care options. C. A site plan for an 86-unit senior care building to include 50 spaces of underground parking, 44 spaces of above ground parking, a shared parking agreement, an outdoor patio/dining area, and a memory care garden. The property is currently owned by Rygh LLC. Mesaba Capital Development will be developing the project and Augustana Care would be the operational partner on the proposed project. An informa- tional brochure on Mesaba and Augustana is attached to this report. The building will include a bis- tro, conference rooms, and common areas that will be available to the Cottage Grove community. Location Map Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 2 of 21 _- _ __ - -: : _ __ - . _ �r ` �� _ ,}. __ ,�i 'i� t� F_J �., FG.� � �'_ . . . � . __ � - -_ - � . __ � . �.'. r f .3� '_ —� —. ,. - � -- � � +�-. � ' _ r =-t � __ �_� �— � -'I � �. a� �L1•- -:s��. T�f- �} � _ _ — � -- �� ; s��� �� .—'-.—T� ., � . -., . . � _ _ � y F _ :. y � .. �� _ j'>'1 . . � gy � ��� � •.i -y .+ � '� -J � � � 9l � � ". T� t`�_ '�� �� _ .:y}!� V ,i �a �, � _ 'v} fr , � -' : �. � ;r � �. _ _ r M1 � - �, ,,; nt"� '�� '� ,• dFF��" _— ' 1 �� '� __ � t.., �.if�� .' � - - - . - �`�°, �, , i `r �.. 1- ..a�' �'� �'�`�� . . } F�>`?'°'�r��_�„_:.?�,,'�� • j s-.� q,� . _ � t i - r ,,,..r . . _ - -- . . . -- '� �7 =i-5 • - s '- i �- - � . �.�-- �_�� -.. .�i . . : _ x °` -�i,� r r- i � �� �'. ji � i '• _ ... �� �l - � , nr -{ -_ rJ 16 � i � � i tis • �� '� +:' 4� i rJ x '�v� 1 � � t �; �g , r � ^= Y' i �.�]rj�l i �� i 1 `�, i , .t ' -�.i t� i - =- i l . ��:� i I i i�i . � �i� ���`'' �� r - 1 ��t�.�it ■� � �; T` .,, ,[`i�� �� � Y �J 1��, � 3 ���?� - t � • i L- '� � 'r :�y' ' ,11 .� �, �� �� 7 � , � � � � � � !�!-' � �f' L � ��, � — _ �` ' ' ,-�� � tz� F '—�i 1 � � I! � _ � ���! � ,� :���� �,'��+r � F . _ � a �-� ``�L�� � � ,_ �� � ��t(}�J j- - —` � � �. . n 1 '. #.� yy f » - �,� a ,�� w �i ' r� � t t +4 �� , r' � �-l�l.[.,i� �.}` I � T'� 1} _'��� . ��—;� --•_-�_ _ �� � �� .• � __.._ '� � ���.. , ,,�: .�°� ,�. rr_ '��� �� ��a� � Perspective View 1 Proposed Site Plan Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 3 of 21 Planning Commission Review The Planning Commission reviewed the requests and held the public hearing at their June 23, 2014, regular meeting. They unanimously recommended that the Council act favorably on the requests. At the public hearing, there were comments of support for the requests. Background In 2002, the property was originally approved for a senior housing building in the northwest corner of the site. This approval included 84 units. GJV!-'_ — r%7 � ��� , _ - _ ��.�- _�. .`�Puv- � °�"� �...T � —� � C� I U t�"� �� � v. f�,;,fl�ltr� J .: _ , � � '�:�, . `�'t, '� r �� .�;�ti�„ � rt� '"' ��� — - y ; ,, - :yti - f � � �; - p � . ; i �,.. . :,,: . ,, ; - .�' ;: - � � � _ 1� ; � � � � � � i ' �.._ � ► r�„ " .�A- S�. � .. �. .�� � '� # I � o +. � b I � ��� � � "� i .L -; � ._ 4YCn �J lf; [tr„ •;i� + / ,� '� �- h§ � ( !! � ,� � ,� ,� _ =��� ���;�`� s �4.;f ,. £ 3 — �t" r 0 r �,:; o ,a } , :, �, ;` }# �a f t;'. ` { 4}1K lY�1$1f �. _ � � � _. � ! s � ¢ , � <� f I R �� � �-���- � . - ��°3.�j ,,��`,�'�� y� , I w_ - �� . 1__ ,.. _ - __ -, � _ � - ��,., ` �i' .gY �� ��� ` � a �".i'. V "� '~�''�� �=����� t�. 4 ,'��' � � t �+ � � I r �. h' �; ' �+ J ,f � � � F C •s, � � I � � , � l�<_ ._ . _ —• -- ��+ ±{. ,.-, , . ua� .r�•� l � f �l �rr u ��'y i.�' -. 1 � �. � .. �� � � ! I !� i il :��' � �; . �:�?,��'� � r� ;;��`��' , .t.; j.. i i _ '�.�� ��,. , �t •,�•, ��, ; � y �,i ,.� I �- or�rrce - :`\`�� � :�'�;?(� �� �, }� i I . � ' - �, '! � f��oUC sr , { � ± l �� y'" .'�:'�;� Ptis� a f � . �1�T T _ (�'Ti la'� �=,L—.,�� � 1 .,� yur f � ',�"���'��� � °�'�°�MIIl�1.u'��'�'i1.� �� 1 'z� l , �!,��• _ .�� _- . `��:;,, '���� :�.� ,;�-,.._� -- �,;.r�� �.���� = . �� �i� =- . _ _...-. ---- ,, _ _ . _ i _ _ � � — .. — � _.. — � _. . — �. . . ,__, � _ _- . �,. _ , _-- - �-_ ...�,.� � . -.� � -- ------ �_— — — --'— ��_ _== ---__ >or,r _ . _ ..rrar.cr ' �s:crr__ � � 2002 Site Plan Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 4 of 21 This PUD site plan was later amended in 2004 for the construction of the current medical build- ing. The 2004 site plan, which identifies the previous senior housing location, is shown below. This detail was from Planning Staff Report ZA04-042, which was related to the relocation of the Holiday Station to its current site. Current Approved Site Plan Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 5 of 21 In 2013, the property owner presented a concept plan for a senior housing development to the Planning Commission and City Council. The proposed use and concept site plan were well re- ceived and was approved by the Council. The delay in application until now was related to the property owner confirming investment and operational components of the project. -,� --._ ,�� ��� ,..,. — I� 111 (I� � In . , w '"; -,��. a�� i''� � � - � 1 i�� �_ / b� f ;' , �� �... - - i=l, : � t r � � � : � �r� - - � >� ,.i,. ` ' � � � >.�t�� ��� C���r � � � .: � �•. ' � �+� �� ``� - i � .. �> ,� �. , �`!�� t \ \ � � + _��.��€� �� � , � �+ � �• • _ t � .. �\ ` j --' �� , � � - ,, �� , �.` �i'' �� .•� � ' � � ! ! � � SITE PLAN ��� � -} , , -,----� � :,::�.. . , � � .% •`� -� � E `'�� ,,�.,�.ti �\ � '' � , � . =� � ___ � . ; �, ,_ 1 �, :�,. ..;� „' �� �. �'' � , �� �� � � ���\.. �� � ' � B• yx + ,�_ i � , � , : � �� � �- . ; �, ___...�` � ( 1 • , �� r � , : � ! . . f J /.� _ t] I � - . �`� � � / � � l i �\ J �� : � � `\� � t � .-•�..-` y_;r :n.-�r f �` �`•�� . �_ � � ,'� '__-`- -� * . .�% i ` `,'a j . f ,� ;t4 klr;�l, <:t ��):l�a;5�flk7i �'•f / �� �.�� _ F y'` �� �� �'�� �; ' o� � i �� � � _��_ �._._.- - -- °-�'�.�. .�� . �' �' r � � � _ � �. , , � > . ... . - --- .. � �- . �---rw: . . . ..__ ._. _----- -- -� �,.�..... I � � �� d '� vi ��� � Q � U1 � z � , � `; o � x �i �. _ ,� _- -. _ � . . . _.. � -.-.. ._ .�,- '-- '- 70TH STfZE:ET 50U1'H (C.S.A.H. 22) ---L__ . _ ` � _ II ;:�_, 2013 Concept Plan Since the concept review, the applicant has worked to answer and address the comments and concerns that were raised. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 6 of 21 Neighborhood Meeting Based on the favorable Council review of the concept plan and the previous neighborhood meeting, the applicant did not host another neighborhood meeting for these applications. Planning Considerations � � � " ,,��-� , �: �; t r' � �. � ' ,� .. ) i '. �ti �� -� /� � � ` � r f� '- r r 5 C'� n � , � i i� � ,+. �` i i � ' i � � � � � �� �� °' � \�`��`� \ ` ` _ �.�'' /�� Al � 1� � i t f �% 1 I 1. i i S t� �� � � {�� �ii � "it �1t� Iti� � ,��� „ , � ; i � ; !.� 11 i i i � � ` t / . ,,� �' �, � �' � � i �..�. � � ` � � � � � � � �4� �..J�-..i.L.(.i��l ;__� I . ._. , f . _ '��. `_„_ I 4 • �. ^ic - � PIN E.IRl 3 0RDRIVE ,: %. '�.� `_~ � �� � _ � ��� ; ir . �� '1 _ � �..� � k � t , � � 1 '� - � '.�,� p in> 1 � I'. i, e,`� _ � � � -;� ��n \ SVand �ring ; � �, , ,��� �. � Gardcn -�-_��_ �,� � � ! 1 � \ - � � - I ' I }� ���`- y � ''� � - �-.�-_; � � -- � t . +� f � �,�� �•�. � � � � .�~` � u�•uv��� ,��, , �� z� ., �'; � I , � � ; � s r �.�.t, / ; ��.1�� �; ,,� � �E . , r . x��- - ` tnc��_sU�c ,�7 , ' � _ L , _ .._.— , ' � ' .�— i — � ,,_ - ....::... ... ... _..,. � � ,_ �` -r — :� � ry i, t �� I •' ;; . e t i ., j II i �� � r' u ; r i i li ..� �� i ;r � � . i . i' � � � i i i i ! 11 ' ' i � �� ! , „ j I ! ,`�i� ` � ; � S F- � 0 � .� d 7 0 � � s � � : i: i, ,;, �. , , i �i n � n i � � i ,i ; ���.. �, � � ;: iI ��i � I I I I I � I I � `.. Site Detail � ��n� c�cvaa�v�� uc�au The following sections summarize the components of the proposed site plan as it relates to existing zoning ordinance perFormance standards, the City's Comprehensive Plan, and other adopted plans. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 7 of 21 Property Characteristics The 4.38-acre site is currently vacant. An aerial photo of the property is shown below: � '� � 9 � � _ , t t �'�� � - �� � . � _-- '-� i,. � F �� ,�,� : � �"� � �- - � =:`'".�,�� - � �. � ; � _ - -- — � �_` �, �; � � - .�.. =-� �'�,,,�' � � , _ - - - • n , - � � ` �'� ; - �'#: _ ,� ` � I � �. _ � - �, - '� - - � f ��m �' �" y _ i - t � �, � y'- -- '�' f a � 1 � . .._ . . _ � .` . 7 _ . ; i i - . } �� ', � . �. , p � �r� �� � - �� �: -i � - r ,� < . i , �` �, `� - , � �' ` � ' '�?� � �' ^ �' �' I � - - � ' u - � �'4�"s�� , er,, � � - -- � �� g � ' - � � � � � �. � . _ , �F I , , �I � I� . . . .� . , S� .- �, _ � � I r .•. —' �'. i I _ ,,'�. ' 3,. . ;.� .. 'g '� . . � . . n .� �. . . �� �` - i . .. _ � ,. sY !, ' _ .h�' .' l :i r e �''� i �� i '= - _ 'c - , .. �,' � . . ._ � . � . � . �- �IT -. -�'� � � ���.. z, � � , ��� � , � �: � ,_; a ; - � � �� .�.� _ _ .. . :� � � � � � ti:,� , � - �i .; � - � n' i , ' � �' �' �' �� , , i E .i . ` _ ._ �, � ;�b#e.. . - - - '- ._ �k� ' 4 F `.� �'���;�. �— e - � � ����` I . � , ,� � --- _ _ _ _ i..af'-� �r �' ,-� -_ . . � � _. °-•� .. . � __ . �____ '. - _ _ �"'n' ..�+s .x - - ' ' � . . _. .. � . _ . . .. . . _ _ u�_� � � _�r � _._. _.-: .�. . .— _ _ _ - -_ _ _ ' _ ___ _ _ " _ �9Fg£ . '_ �- �'- � - � ,� � � ��� ,� • �� �' � �..� - ,� �' `' �'� ��''�'�' ��fl�� P'����� Land Use The land use classification for the site and the surrounding three parcels is commercial. The sur- rounding area is guided for Low Density Residential and consists of the Pine Arbor Neighbor- hood. The proposed use is consistent with the designated land use. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 8 of 21 Land Use Detail Zoning — Land Use Compliance The property is zoned Planned Unit Development with an underlying zoning of Neighborhood Business for the commercially designated sites. Housing for senior adults is a permitted use in all commercial zoning districts. The purpose of the Planned Unit Development (PUD) District is to provide a district that will en- courage flexibility in land development and redevelopment in order to utilize new techniques of building design, construction, and land development consistent with the Comprehensive Plan. Provision of lifecycle housing to all income and age groups is an additional qualifier listed in the purpose statement for this district. The existing zoning classifications are consistent with the land use classification. This zoning classification has an approved site plan that is linked to the zoning and would be required to be amended. This application requests a zoning amendment for the planned modification. The conditions within the approving ordinance would also need to be modified to reflect the pro- posed use. Zoning — Lot Width The existing lot configuration would not be modified as a component of the requested amend- ment. Zoning —Setbacks With Planned Unit Developments, the setback distances can be modified to suit the desired de- velopment. As proposed, this site plan actually increases the setback distances to the building in comparison to the current approved site plan. The setbacks as proposed are acceptable. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 9 of 21 Zoning — Density The developer's plan includes 86 residential units, which is similar to the 84 units originally approved in 2001.This equates to a density of 19.63 based on the gross acreage of the site. This would be consistent with the density for the Mixed-Use land use classification, which has a range of 4.1 to 20 units per acre. High Density Residential land use has a range of 10.1 to 20 units per acre. The increased density also matches regional goals of increased density in urban areas. Zoning — Amendment With planned unit developments, the site plan is incorporated into the zoning of the property. Modifications to that approved plan as well as changes in use require a zoning amendment. The requested zoning amendment is a consistent with the original zoning that was approved with the initial site development, which included 84 units of senior housing. Transportation — Major Road Right-of-Ways/Access The proposed project is bound by two major roadways that are identified as minor arterials in the City's 2030 Comprehensive Plan. These roads are 70th Street and Hinton Avenue. No addi- tional access is proposed with this plan. Current Approved Site Plan Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 10 of 21 Transportation — Local Roads The proposed project is accessed off Pine Arbor Drive. The existing intersection of this roadway with 70th Street is controlled as a right-in/right-out under requirements from Washington County. The local road and connecting minor arterials are sufficiently designed to handle the proposed traffic from the facility. Wetlands There are no wetlands on the subject property. Trails There are no bituminous trails included in the site plan, but sidewalks are planned that will link to the existing ones adjacent to the site. Sidewalks This plan includes a private sidewalk that connects the building to the existing sidewalks on Pine Arbor Drive on the west side and center of the parking lot. The Applicant will be required to install a crosswalk and associated pedestrian ramps and signage on Pine Arbor Drive.The sidewalks on the site will be required to meet the City's commercial sidewalk standard. 70th Street and Hinton Avenue have existing bituminous trails that will link with the new sidewalks. The memory garden will also include self-contained sidewalks. The pedestian component of the site design was found to be acceptable. A bike rack meeting the City's policies will also be required. The Applicant will be required to clear all snow and ice on the sidewalks installed with the project. The Applicant will be required to obtain a right-of-way permit from Washington County for the sidewalk connections with the trails located in the County right-of-way. It is rec- ommended that a public trailway easement be granted over the sidewalks linking to public side- walks and trailways. � I � s �� - :� i - �, �..•.� �r� .: � , �� ,i tl _. �' f i .,.. �� = ,I f' _" � , o � � .. ' i <L .. ' � 4 L iL T . �o a s� ,�� � �� .., �� u !� � .�'� o ' ..� „ �' I -, .�;� , ,, ,�� .• i ..�., �� � � i,` � � ;' � ...,,� � ,_ - -- , ;i ,� ,,. .n.m . _ _ __ _- — _ ___ __,_ _,___ - - -.:,{ : �. , Proposed Sidewalk and Existing Trail Detail Landscaping and Buffer Area The site landscaping plan is included below. Irrigation is required by ordinance for all land- scaped areas. The proposal needs to be revised to meet the ordinance criteria. The wrong cal- culation formula was utilized. Emphasis of the additional plantings should be along 70th Street Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 11 of 21 and Hinton Avenue. All non-turF landscaped areas shall be irrigated and include hardwood mulch. Maintenance shall be to the curb lines of Hinton Avenue and 70th Street. Landscaping Plan Area Charges The area charges for the project were satisfied with the original platting of the property. Public Open Space/Park Dedication There is no public open space dedicated with this project. The development of this property as commercial or senior housing would trigger the same cash park dedication fee requirement, which is four percent of the market rate of the property pre-development. The park fee for this project is $30,000, which will be due at the time of building permit. Utilities The site has public sanitary sewer service available that would accommodate the existing ap- proved use and the senior housing use. There is public water service available that would accommodate the existing approved use and the proposed senior housing. Based on the proposed height of the building, there was some concern that there would not be adequate water pressure to serve the top floor efficiently. A pre- Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 12 of 21 liminary analysis of flow pressures on the site and adjacent area was completed by the City. This information was shared with the developer and may require internal pumping of water to the higher floors to mitigate the concerns with water pressure. F.:_t.i l: i / �:. /// 1 2r.E L ILL I'�T;� E T. iH � F , N I , . )1� /7 (I� E Ti':"-- ff I ' /, �'•lE -�' :..71.:.LE.�:+.r�.E �� . I E7 ;EE I...�T�� 1 . TC �, �,' _,�' 1 F .T/' � ' _ , � /�� _ � / � ' � __ � . � . � ;�_.. � ... � _ : Hi., � •.;: .; L'E T � 1 . � _ �i L: H T :�i . I ,...lry{ t . . .. 7= .tz -yi � 1=� ... ri - . H ._. /.' _ T \,_ I � ' i -; :-!.. , . ,., � � . N .: r ' \ ✓ _ -- ' - . I . �.; < - ,I II > . , ' . T=� r �II. - I i � � i . ` I „ _ T ' - I , �, �' t�' � 1 osF . k� �^ ii I i � � � ,._ _ / _ . �\ l I ` I — I I:�p",�' • i�kvs ��„; � j ���ti� � � . - \\;.III ' I wA ._ ( I .... _ � �"IIIi�� H r , :�A � I — T'H _; n'- \\ . � E �. .- 1 T � .7` � �� ����'� ^I, . I- ��� : i . . . . I ' �� � ` i ., � I _ � % � i �. t = . , �'H :�j 7 . .. - �� / ° — f j�� o ' '��. _ i I � t �-;`� ' � % � , ; , .6: � I -. � � � �� � , �� �u ���,. . � ,rl � � � ', � � � �� ��� � ����� /�� �� ,��lj� � \, ,/', //!' , - . �� I I �� ...— —. \ J ///, � i ',� — — -- - - , r. , - - _ ' •' I.a'. .I f.•3. . T='=1: fV�•6iq•-- . _____-- _ -_� _. __ _� _. . ' ��/ �_^IJi - '____._ -..._._. - __---. _ /. , - __ -_ '- _—// � - .- _"� -" '.....:.....�......:....�:......... _'""_"' � � ..........:.. ............................ _ � FE'- FE== - � '_� __ ,.,. � � '. ,' :. : .... . ._. ' 1 (�� . _.._ . - - ._ ..................................................:..... . _ _- _ . __ . _ __.........� ................"_ .... .- ._......,.._ .......................................................................:.:..:...:...-..:.... _ _ _...._..,..- .......................................... .............................. - _ ....................---�.............................r Utility Plan Highlight When the project was first initiated for this PUD, the stormwater ponding was designed to ade- quately address the surFace water management needs of the entire project area. The Appli- cant's engineer is working with the City to ensure the new development meets the applicable design criteria. The final surFace water management plan will be required prior to going to the Council. Grading The preliminary grading for the site has been completed with the initial site development and would require additional cutting and filling of soils in conjunction with construction of the building. The grading plan submittal is shown below. The final grading plan shall meet the approval of the City Engineer. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 13 of 21 Tree Preservation There are no trees on the site to be preserved. Signage The applicant is proposing two signs for the site and several wall signs for the building. The first is a monument sign located at the north ingress and egress drive. This sign is 36 square feet. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 14 of 21 Monument Sign The second sign is located on the near the outdoor patio. This sign is 40 square feet and is detailed below. � - - _.�_ __.�. ,� �;- - 3� F�UNTAIN VIEW Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 15 of 21 The other wall signage is related to the spa, beauty salon, and bistro. No information has been provided on the wall signage, but the size and locations will be required to be submitted prior to City Council review. Architecture — Exterior _ _ ,, ,_ � ,-� T ;�� , � � -° � ___'� -�_ '- ` �� � � ., - IL � � �� � i ---T-,: ;'� T _ - � �' -_.'�- - � �'�, � � � � �.�-" — r- r� I ; ,' �-�.9 PERSPECTIVE t_ _ ', . -N; =� s_ y { �e — — .;y U„v :rf `. � � � ,- cS f��. ���-� - -- . ?-p .� V - i t7 . � 1��._ --� -�� � .: �'f� 3 l � _ - _ � . . �. ' - x . d' . - - . ' r .1..�: = i �_" . - " . . _ - _ __ � .. . . . - '�. . \ , - � . ��r�. , 4 �� �, , ' � �' � � � �� � f� � �f' `.i: ��q!� G C ' � � 1 - F� � � ���- � ' l�, F, � � 3 � '-� �,-,� a� , � � , �, a� y ' ' � , IT:� � - �l . �C- 1 ' �(��'��x '�,a��rrir�r�t0.7 t �4N i,I� _��: � s�� r�'�;�'r� 1C� � . � F1,1I�'� J� t��`,�. t' �rr...� ,� :� �- y__� .� ,, ��- , _. ` I._�-�:�f.. �` . i1b�Wq?V . �""���,�. - �� `� �r . __ " I . -�.�ytiy4�'F .. � ����lF� ,. . �-�. A The applicant is working with Pope Architects, who designed the Norris Square Senior Building. The design of the building would be required to be compatible and complementary with the cur- Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 16 of 21 rent buildings constructed in the PUD. One of the comments that came out of the concept re- view was the massing of the building. The current renderings include the majority of the building as three stories with the end of the wings stepped down to two stories. The existing structures in the PUD have gabled asphalt shingled roofs and a variety construction materials including rock face block, brick, and stone veneer. The mix of the building elevation construction materials for the proposed project are included below. Sixty-five percent of commercial structures are re- quired to be constructed of Class One materials. The recent revisions meet this criteria with the addition of more face brick and stacked stone. Material Calculations Stone 12,621 .f. 30.8% Brick 5,234 s.f. 12.8% Windows, Doors 9,390s.f. 22.9% Fiber Cement 13,726s.f. 33.5% Total 40,971 s.f 100.00% Total Class one Material 65.5% Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 17 of 21 tlevations View Panel 1 Elevations View Panel 2 �<\ NORTHEAST ELEVATION ��., vis°=��-o• � ,>,—r �zl SOUTHWEST ELEVATION � vis•=r-o• ���� + SOUTHEAST ELEVATION � vts•=r-o• a-�-,��-0• :�-P Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 18 of 21 Architecture — Inferior The individual units in the building range in size from 335 to 1,068 square feet. The first floor will have a variety of service and common areas including a bistro, spa, and beauty salon that are proposed to be open to the public. c v � a-:a sur sua � sae n-:i \, IAN i ``\'�» r� ,,� �� ` °' r �`6F , o,.,.___ r �C�. f�� (M .P.YK!4' mOV.w'a iF d1N � FIRST FLOOR PLAN � 1' n 30'-0' grr:��1� n rn ��1 LQWER �EVEL FLOOR PLAN ��'°'�'-`�' �f=�—T +�anm Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 19 of 21 � ,� 1 �., � � I dG7�T117' 1 � t �i1 SECOND FlOOR PLAN a r=3a'-a Yn=€�--�' .rx Parking The concept plan details 44 surFace parking spaces, four of which are handicap accessible. The Applicant reports that the site would also include 50 underground spaces. The ordinance criteria require at least 1.5 parking spaces for each unit and notes that the City may require proof of parking of two spaces per unit if conversion to general housing appears possible. Based on the 86 units, the required parking calculates to 129 required parking spaces. One of the items that came out of the concept review was the suggestion that a cross-parking easement be required with the medical building in the PUD for holidays and other special events that have higher trip generation due to visitation. The applicant has arranged for the cross-parking agreement and included sidewalks appropriate to this use. It is recommended that this cross easement include the building to the west as well. Based on the 14 units of inemory care and the requirement of a cross parking easement, staff would concur that the proposed parking is adequate for the use. /zl THIRD FLOOR PLAN �'=�' 4r�'�—�` nazn� Surface Parking unaergrouna rarKing Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 20 of 21 Trafific With any new development, traffic volume and level of service are a typicai point of review and discussion. A traffic study that was completed for this development in 2001 is included for re- view. This plan did not identify any traffic issues related to the proposed use. The County has reviewed the project in relation to the adjacent roadways and intersection configuration and have identified that the proposed use will not negatively impact the current or future level of service of this area. Market Implications The applicant contracted the completion of a market study related to the proposed use. This study was completed by Viewpoint Consulting Group and is attached to this report for reference. Public Safety Implications In order to better understand the potential impacts that the proposed use would have on the Public Safety Department, a review was completed on what the actual level of service require- ments are for the three existing multi-level senior housing facilities within the community. The response from the Director of Public Safety is below: "On May 19, 2014 the Public Safety Department conducted research on EMS calls expe- rienced at Norris Square and White Pines during 2013. White Pines has 41 Assisted units in building one and 48 Assisted and Memory units in building two. Norris Square has 86 Independent, 42 Assisted and 18 Memory units. In 2013 Norris Square had 93 EMS calls and White Pines had 98 ca//s for a total of 191 calls for the 235 combined units? At the same relative call volume it is anticipated that the Summerhill project would have gener- ated 67 EMS calls during 2013. This is at a frequency of about 0. 813 calls per residential unit. The generated call volume in 2013 across the balance of the CG EMS service dis- trict was at a rate of 0.1352 per residential unit. Hence, if the Summerhill project gen- erated EMS volume at the typical residential rate the development would generate about 11 calls in any given year. It is anticipated that volume will be six times the typical residential rate which is as experienced at the present senior communities." The Fire Marshal has reviewed and approved the fire hydrant location and fire access plan. The architects were also notified as to the specific City requirements related to elevator sizing to ensure proper gurney and transport conditions. The new site layout provides for better EMS circulation through the site which improves safety. Utility Poles At the Planning Commission Meeting, the question of placing the Hinton Avenue utility poles underground was raised. After the meeting, an inquiry was made to Xcel for a cost estimate of burying the five poles adjacent to the project, which would be $192,000. This action would result in two large above-grade utility boxes. Summary A. The concept plans were reviewed by the Planning Commission, the City Council, and the general public in 2013. Honorable Mayor, City Council, and Ryan Schroeder Summerhill Senior Housing July 16, 2014 Page 21 of 21 B. The proposed use is compliant with the City's Comprehensive Plan. C. The proposed use is permitted under the current zoning classification and overlay for the property. D. The proposed development can be served by public utilities. E. The surFace water management for the project will be required to meet State, Watershed District, and City performance standards. F. The proposed site plan is in harmony with the approved site master plan for the PUD. G. The proposed construction materials are harmonious with the existing buildings in the PUD. H. The proposed construction materials are compliant with the City's architectural control ordi- nance. I. The site is adequately parked and has the ability to park additional vehicles with a required recorded cross-access and parking easement. J. The 2001 traffic study did not identify any negative impacts from the proposed use. K. The adjacent roads are of sufficient design and classification to accommodate the proposed use. Recommendation That the City Council approve the following applications subject to the conditions listed in the attached draft ordinance amendment and resolution: A. An amendment to the existing Planned Unit Development (PUD) for the Summerhill devel- opment which is simply described as lying north of 70th Street (CSAH 22), west of Hinton Avenue, and south of Pine Arbor Lane to develop an 86 unit senior care building in place of 21,700 square feet of retail and 5,000 square feet of restaurant. B. A conditional use permit for an 86-unit senior care building to include independent living, as- sisted living and memory care options, and a site plan for an 86-unit senior care building to include 50 spaces of underground parking, 44 spaces of above-ground parking, a shared parking agreement, an outdoor patio/dining area, and a memory care garden. � � • ��_„� ��� ,� , :: ���� � �� M � ..� �� a E.�� �-- .� � I�0 a� Iff � � �, � �I �',� � I�I �I r �IA � � 2� � � I�I � ' I�j I � � �1�� �1 }� � i � � l,n =� — �z o �T� ��1 —� a � . ��^(� � rn � — � 1 - - - I � - � —. � � 7 � � r , I � � �—` . � � TM 1 � a � vi�s POPEARCHITEC�S � �!.�qt�� �� � tt11 q+�� [G I'Ll.'� l � Y '' t{ c � ��� � �r Y� rri� . �i � ., p� � i � I � j� I i ' � �• . u o H oi ox.�urczoo I��...� *ta' ' �� .�— — — " ., � — — � — — �t11 "Y`i [G� � -:i r� 't'" � Itl�'�, ��_kG � � � �� t�5 � N '�.tE4 J r:fd.::. _ '�""'i „ � � I A i�' � Ittll� i a :ecorvo a ics�i �az ooi �i iio � , . �'�--.t'� �; I . �� — —�" � — �i� " ... �„�n�am . � � j g� � �� � �� �`� � , m g! `� � � �. .,�� �' �,a,�,.�,,,�- �' , � � J � � � _ o o=4 �o . _ �� �� � �: 81 � � ' � _ ,�a.� _. _. , � � -- : , , .. _. . �' ,. � _. a.. � ,a, Y -..,� _�wi..+mu.�..��. ... .__. _._� . . 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I� II i < < �fl — o �,�� o� � � – - — ,00°o=� SHCLT � SOUTHEAST ELEVATION A3.1 nsn 1/�6��=1�_� � o��, s�-o J a' � � � ��.,,�NO«,o�o. � r� :<.:. :-: .; ,� � i ,� :" ` � __� ; �--.,�, ,.- ^4 . _��� ���—� �"T� �r __�_� ��, I I � I � �ox� � yo � . �, � -�,P ��� .. �"r�--_ ��� i I I i.�s POGLARCSITERS � Ld �-- �---- ,.. _______-- ' � -1tZ � ., � -, _y ,, - �� --- !�"-� I ' a�n^� ' i �"°�"^��- i^°.v .-- h--.L� v' ,� J.1,- .� oR. ��. , ��.n �at �:oo i � � � � _ L - _ � I � - � iui �ii� ���iii� iui� oa>���m � - �-��''' - �_� � � u,i �_� �-..J'; �` ^;'',� ri ' r ,__ SUMMERHILL �� . �""�� � � yu}Il!'1�'� •' t — � ' ":i: ;� ....;` r �z1 TRASH ENCLOSURE ELEVATION s" �� i �. � �� �+� a{ad� py �t� � � �-� J-✓-� � �C' �] ,, _ +-��� \n3.z 1/4�� _ �._��, � Jo CROSSING � � � ,� � ���^��� rN ��� � ` � �` SENIORLIVING � � J _ . ,-.._,— ._!= . -�. �,....,--'--' t.r�.`� �' d.. � . �`y . . � ""-��. � � � .:�. . _ �: ��,� COTTAGE GROVE, MN .,„s � .r� '� ; `' � � � �`' �:��� � �.. _`~�?—\ = �-r - r ��7; � r(8 ��.. 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J 1: �' � S'gn I j i i ii I u i�; �" ,� �� ° i i' i i i i a �� i � i i ` .. >��� i A3x , ei io P� '' u i i i [� � .i i' o ��� � i i i � i i i i � i a i i�� � � y 7o U.G. j�.�� u � � � i � 1 � I '� ii � i a i i� i i; i i I� "�'�r �j'� / -��� Parking ���s ��I �I � i i i 'i � f i d! i i i i � � � I Q il i I 1� i �.f b� I i I 1� .�. � - %/// / � �� I � � i l li � �� � � / � I �� � u �� � "� i � �,� `�.. / � � � � . u z� i i ; //�' ���_-�_--_ J i �i i I 1� y ��� n�.�=v� _ i La-.t. i/�/ 8� SP4k n (�p Stot3r�'�es I li, j�J� �I I O o i' i i r-..,.c- I'�i i � � ARBOR ��ll 1 1 �I =� I� ARBOR DRIVE �� �%� ���• �� �Co ere � I�� i i i� i I i _ JiLGC1VE�-- --�� n I i i i --, „ �� _�...: __.� � � � �� � �� � � � '-� _ 4� �� � � -- - '" �� . . D o 0 f � � r.: 1 i i � -. 1�i �`,''i ��'� Y-^�� 4,.. a,-�,F�m� '°b. �P- �� � � I II � n i � � / +. .. �� � i i �., i. i n i i �i � � � `�l � I - � ' ' � ' ` � 1 1\ 1 \ "- '�'A��AI I I I I I I I I I I�� � I II I ' I I � ' I II � I �F` 1 . .. I�"�i'`.��` j _ i / `)`o y I I n ° j i OVERALL � i� � �-- '� � Wandenng� � �,�o�� I ' '�'i ii � � i i SITE PLAN ��' p Garden � 5 -^ � i n u i i rmije. � i t:i i i n i i �� \' �- �j i i � � I li I_� i rc i i SITE DATA \ '� '.. `` � - � �� �i I �� Proposed ! i , II i-i ° I ii i � io* ��im� s iisii'se` 's. � � \� _ 1�� _ _-. _1 . �. ._. - 3-Story ���' � i Ii , ii � � HorE Surlac¢ �B�OOB SF 3] B � � G� � c.- \ Building �- L -�i i i I n i i c.o a� s .. u �' �.4 y ��. -=- �� -- i i I i� �� Deliver � .-% ' � i i ro,ni � i ����je . � ' �� i i i ii ii i a �"�",_� �� G , .. . .. .. . ,. en rorw PnRn nc sreus 1 i n �, i�� /� -w� I _i„�i.a. �� I �� `'.. �._��� ---. .���.`�"'--_ __e __A92 .- �/� A1 1 {� i� I' i ii i i �� \ � °� i i i i i i Trash � -- — - — � '�, � I � �i i i 1'I 1 `u � �„,"° �� � . .. . _ . - . II ' i ----------� �� ,,� ,:� _ __ - - ,;, � �,�� , _ ._ __ - _ _ - -� - , „ _ �,__�r_�„� � � �� �� _: ,� � -- _-=_ _ _. _:- __ __ ___ i;;; � i � T _--- _ -_ _ _ -- ---�, � �� �r� 70th STREET � � �� -�- -- "' � _ _,----" ->;, ��_ -� OU A.H. ' i _----'- _ ._.... .... _ - --- !-"'� 2 ) TH C.S . --=: ;_-___-� - - ... ........ ...... - - 2 - -I - - - - _... .._ fmlxvb. �mwiinu I 6w1 aJM ��1 OVERA�L SITE PLAN , � 511e A,., , _3o-a A1.1 �� NORTH � — J Pno 14R00B o � kY.°a.�r 4� �. ~ w�Y•�g 4Y6r�wy�,.�.�� �C.`:a� w'".'r� m rwm.: � i�`°�+*ertm.ra �'<�C �� t � n 4 °°� NPDESGENERALPERMITREQU[REMENTS � M �`G � A ^ qqq CONSTAUCTTON ACT[VIPY NOTFS: _C —_ � '--_ .. f � � .�� y y y y y y � snnnorv rnxveNn . LL � h L p d rno:ea�n:e�,aion ne�� d �p�ni�i«asmdae�dmmavmn:commmi:o��edsmi � '������ y �� "u�� ^� ��� p e � robetlirt rbed F Ilh d I� omdwthfluga,nukes n¢nv.all[Icnce,etcprormworLbeynnlny.Thenarmdwectedpermemrofolldtchesorrswolm ncludnE�ro.m �� f �°�' °�" anoQement pand slope�, [hat draln xa[en from tFe xlte muat bc ztabllizetl w ihln 240'of arry ProPCrtV edEe w dhtliarQe polnl� Includ nC rorm zewer nlcC, wilhln T4 Foun nS��6T T-2 p � ~�� ��A im ir.o�.cr ancrrnqrcHCa or�.o�M�io�. ' n °^^'� °`n Eneryry alsGpatlona. otFOr oWat nertmrnt muvt be InaGlled wlthln 34 hours of mnnntlon. all expoud �a�la muat he rtublll:ed s�seen.rpef�lhle bu[ In ne co�e lamrthan 14 d.y� aher tFe mnshucqon ettivnV bs �emponhly or permvrcnNy ceesd. M �m�m[ • �,> Saad�nd/or�od,fMlll�er,andmulchehellbepla<adazlndlCattdlnlMplansandpml«t�pe��hntloni. � � .�r> >�.�r '"� � R�P�tlSWhllluilonahollbeo(rypea�Mq�runHtylndlmtedlnlhapm�aqzpeclflcotlonz,qddltlonolmpldvtablll�uonmaybenvmo�ryfominimlxoro:loniM1rouChout[hedumtlonof 8�^ � ���,„ thap�o�ett.TypvantlQUantryshollbedaermnadhythvenC����orn:peaorDrormnrtallvdon x p.. ^ � ^ \21��" If ih¢ wnVaCa atockplle¢ meter oI on elte, ho sM1all Install tM1e opprvprlate aras on control deWCev around tM1e stockplle and po�form the bert monuC�ment pncticn poulble to Mqb o c+ avolderaslonfrom'hvzloc4pin fr �,i empomry �or permanenl) setllmento[ on pond� are requlred for arev.> llI aRes af dlrNrb<d.o la draln�nC�olls dnlnlnC �oone po nt p 6 t ^� ��� w�,� � Je ���,P�r��M��r ,ua�,�� ��� r '�� h �� � l Inrtellntlonefe�Itfenaande�lothe�downQmdlen[mdmrntpratecNanmaoaurtaahullhemmplemdpr�orrommmenevnentMupnrtemlendd��urbinynetv<n. ��� ��r���vwµ �� �r �� `� �iv � ��<��,�� _ ���p Slltfenw�hallbeinzivlledelvngMvmnanntrontourswtthcontinuousl�nlana�roa.caed5oofnac �E r�IIIINC�ROAODRAlN n,qOCRCNA'CRDAY �-71Y"BIOROtt-MMOTTYP63 �`w °"� NounbmkenrslopvlenC��C�eoteiMan)'vleetarapermlRedwhensbpe1.3:1orQreoter.;lepeshallbeEroXenwithsll[fenceor6larollva�lndlwvdanplons. � u` �— �'��� .::,�. Vohl�eo-aHirkln baminimltomull � C�^ P�oNolm�renm.AllerotladmaearloltFatlevveeShecanslrvnlonxonavhallbawllanaEbyfhaconttaaorondre[urnedrotha:IfaetMo by�a nAOCXLON.STRI//.'TIONFNTRANCS �MruRa/sexpmca, y� • * All�takpllezshollbe � m All+ite xortn aewer Inleta va wel� e� off-al4 downstteam Inkt� wlch patentlel [o reccire �Mlment, fhall be protttted wlcA vpproved Inlet pro2ctlen mee�urc� at all ilmea. Inlet� ,^,a< ci � ourram �� .'.ra�oa �hellrcmolnPro x�5 ro � �yn �urlvdlRiannlvuthorlryoranpoduceltwRhin>2houro. yi6� p µ' � a � � ----�.�` ��T'nYea'^� empomryoedlmenmNanboalnenrerculredpr�orurunoHleevinytM1emnnrualonshearenteringauAOmwommwFenlOOrmarcncre�ofdlrturbed�olledminmorommon �- � '� � y� :� rr. e� �� F-1-1 '�,°� y� lacutlon. 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Q� � w ��m ' 1 IN1TRfTION AN� M IMTNM1NCF� RW � `�-�\ ��— �� I 1 � Theperm � z /' � I \ ,�,A('�\�� .� L Y �w�..��rre....i 34-hourperlad. e � � bvmini }:�} �Ilinv a�on� crtarmMdunn w uv M \ �'�mm mw. .w:'"' pe P y n%trvcHOnm t fecordedundrewNArtelnedaneltewltF[heSWOPPInattortlnrwwlNthevtormwu[erparmleNecord,mus[Intludeaslta V � am�eort�ws�uprtAnwa�.sNwmmumawedmii 11016 `°��� ��e� ren.r.0 �`+��+ru���we�.,�'" mapvhowincarv��oflandtllrturbinganiM[IvsantlareaswMraocuvicieshawtamporarllyarpertnanantly<evsM. - slic fence, bbmll� ontl Inle[ pmtecnon drvlcea muet be malnNlned when nenfunRlonnl or wM1en attumuloted acdimen<reuchea i/3 af devica helCAt $ � T6K SFDI.VA'NTIT/ON AAS)N �n SFDIMRNT TRAP f 1dFOS/ON COh'TAOL AROUND !'.AN.'9 AACINS olfnRevehiclenncX�ngtobaramovetlwl�hlna4M1oundo¢urcenw. 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(: � I � I II � f � '�t' ! b� ° � `7' '� q _ t1f1�^ n �� � u I �� � � a ('� nR � m m �°� �-- �\"A L "�'='iiGf \.,.,__ ' � I � 5 i i i � ii i i � bV�i , y q L--- � --- j� . � ��,,' i���': � r `__'__� � �' i �' ; i " i ; i 6 � �� :�°,.'r-- -- -�i i A �.,, � _ � F>:.:;�,=. � i � / i i � I ii i � � �� � '�� �L�� � ----�---- � - � �1��'.' . i.C:: sr��sr sr i i � i . .. , �� , --� , �.,, � � _�-- , , ,� � � I �' `� �v' � �!I ,-' - --r-__ l -- y II r e�m _�=�>o u i i � n i � � f 1` �C i � a,- �, � -__ ii ��� I� �� -- ° �s iil I i i.� � f' '� I � � r;t°� �. � sa a� � y _ y ,, l 'hi i - L d u � i n i '� ; ^� � � � � � �� �'-� � � '-�.i I ;i� ��� � I� i (TYP. ) r� u j � �i \ \ y'�� ii i � ' FEN�ERAL ERO510N CONTROL NOTES: ;-' n I a � �� � � �`�� . r,, � 'T-8 �� �� i il I i i ��, u i� �� ns': u= � j� � �� � � X I � �`� �— J- 1 � I � �� � I ) iNSTALL EROSION CONTROL MEASURES PRIOP t0 RNY LANO Oi5NR8ANCE. �� ^ � � i � ��I _ 'a �� � � � \ T ��� � � vm oiw.ouv auwra¢ � I � � II � I � � INSiALL SEOIMENT FILiERS IMMEpIAiELY (OLLOVNNC INSTALLAiION OF ` �II ; �/ � �, � (TYP. ) � .� �Md.�d s � � � � I „ � � s,���nRE x � ; ���� °.��� �� `\ �>� ��'� � ��' �T' M �'�Yd T MAF'AAO 8 �YA 617 Bb8f7dFNAA.YFF'�NBpqpNSXqpp'XN v.f.fq i � ii � I _ z7 aovcs uusr ec srneiuzco er ecirvc s�oeo nrvo ewcACO mTM nH eROSOH � � a :n n , � � . �. >'�� \`✓ `�)� � �� 2+ — zt� I sr I j � -' coHma� e�aNKSr oa u.meHeo wTM n rncKirnNC acervr ns sooH as '� °� �/ / /� ; I 1 I �� � -. POSSBLE AF1ER COMPLEiION OG CRFOING e a a �\\ \ � �� \ b��/�� \ / �--�_ I I I I I I �� I � I`-' },) pLL EROSION CONiROI INSiALLAilONS SHALL REMAIN iN PIACE ANO BE Y.L" ; i ``\\ \�\\ ^ S � \� � y � � /,� f�n l i I I I �� � I }_- � MAINiAME� IN GO00 CONDIiION BT iME CON1RACi0R/PERMRIEE UNTIL iHE SiiE - ry� �,�R \ � p I I I � � I I HAS 9EEN RE-VEGEtAiEO, AT WHipl TIME iHEY SrvALL 6E ftEMOVEO. FOR •,e � 1 I �� �' i i i I 1 I I ' t•: l , \� \� �9l \ j( � �� B p/ /�%� ��/ � 1 S �1, \ '�� / I a i l I-{ y� I II � I - CON11i�CING O�CONSRVUCT RO AT WHItE MAIN�TANiNC ERO50N �p o l ' ��� o � i i i:>t• v�' et �. l/ � i �� � � � °''�' �� �� .-: � iH no�ncesr naeas. � $, s a � ii p � i f �� � �ii �; ,• e „ O , 7 � �,- i i i a.7 sumciervr rovma snau ee srocrcraw ro nuow roA rne aevuceucHr ov - a`s I� / � ` � �// � I I I I '� �� � � A M N MIIM OF 4 oF TOPSOL FOR OSNRBEO AREAS iHAT ARE TO BE � �"2 2 v v az�� I�I`-' ���' r�i ����� ���� \"// �" i� i i 7 i� .: ii i i E'_-- Revccnrarzo. ,�y � ��) ��:�' � � � � b y � /�� I I p � � 1 � �' � �� I 5j THE CONiRACTOR/PERMIi1EE SHALL SCHEAULE SIiE CRAOINC, lliitJtt � . �� \\ � ��/ ���;;; �� � 6� � ° 0' � I 1 X� �: � II � I IxSi�WnaN ANO RoAOwnY corvStlNCitorv so LHAi TuE cpLLERnI sliE cAV J 0 ` � �� /� '' I I � I I � II � � 9E MIILCHE� AND RE-SEE�EO SOON AFiER OISNRBANCE. OISNRBEO n o� o " �\ \\ �\ � « � � q ��%� �� I � qREAS SHALL BE SEEDED AN� MIILCHEO 1NhIIN 14 DAYS AFiER CMMPLETION OF v E d e„ B � - T — J� / i I rirvni cRnowc ort arrca ia onrs ar cRnoiHC i�+ncnv�n. u � ?+ n �,F, 5 i ` ��� Y��� � L ^/ I� � I I�II I II � � MAIERU� SHALL BE OISCEp INiO ME SOi� IN �IRECnON PEHPENOICULAR Ta `L_5 �(�� 1 S � b /� y _ � I I I II � � iHE STORMWAiER FLOW OVER SUCH AREAS. � I I' II ��� ' I I 1 � ��� /��/, / . + z � �T Y�'• � I � � I'I �� � � -- 8,J pEVEGEiAIE W11H MN�OT MI% SOB OR 60B AT )5 LBS/ACRE M1h1 iTPE 1 � ST- ' t. ��S�d6 T� �� / o m � I I I mW I I' I I II � I I MULCH AT 2000 tH5/ACRE. � __� —_—�/�� � SS/ � ry 2 � I � f II I ... ii i 1 _ R<ovr�Nmn uANif'uANCFPRnranu. -=xCy` _.` ;�:'; � ' / o o� n �' �� � I' II � � . I �.) INSPECT CONStRtICtION SIiE ONCE EYERV J �AYS AND VAiNM 34 HOVRS aF A —W \""� ' �.���'ty�� � �\ �^ I \ I �� � �� � �" RAINFALL E�ENi OF MOftE MRN I INCMES IN 24 HOUR PEft10�, ��+f..• �% f� / O� I �-I . ��I I I I II I ,�• � MUS� E VMEN DEPOSITS REACH PRO%iMAiELY ONE MA�LF NE Y 6 — _ 55�� ^ � - �� i / � ' 4 �` --A20 � I I . �� i � I __ MEICHT OF THE BARRIER. � Jm °� 4 I /�� %�� � 3 �� 9Ero E NCE FABRIC SHALL BE REPLRCEp PR�MPT�Y NHEN IT DECOMPOSES OR Q a T—�$T� \ �� %��� � � � � I I I � � �� � 1 5 IuEfFECiIVE BEFOFE iHE BAftRIEfl IS NO �ONCEft NECESSnRT. � . r+ � „„ � ��� _�-== �-��'•' �'� � I I I I I• �� 91 / I I � 1 4.J ALL SOILS iRACKEO ONTO PAVEMENi SHALL BE REMOVEO OAILY. ��n �--_-- � e ,� f^ - ' � i I � , �� I � I s.7 nr+r scoimervr rseMnwiHC ix e�ncc nr�[x TMc s�r rtNCC oa n�ha rneRie is � I I I I I , I� I � - c0 LONCER REOt11RED SHALL BE OflE55W TO CONFORM WIiH hlE E%ISTNC �� ���c - ---- i 9 � � � I �,� I` I -= PADE. PflEPARED ANO SEEDE� WIiN iHE APPROPRIAiE SEED NI%. ' 2 � i m :'-; \�' 0 ,' S" � r I I �� I � I - e,j IN MOSE �REAS VMERE W000 FlBER BLANNET OR OiNER SLOPE STABILIZAPON ,�+ I I! I � ET10p HAS FAiLEO, ME SLOPE SHALL BE flEE5iA6LI5HE�, SEE� nN0 ttlP50h / Y ' , / / p O ,y � � e � I I 5 I I� II I � 11 I I PEPLACE�, ANO ADDIlIONAL SI.OPE 1REAiMENT INSTALLED, W ' � W � ti >.j SILT fENCES SHALL BE PEM�VEO WHEN MEY HA�E SFRYE� 1HEIR USEFlIL $ � � I � M1 � D i I II �I � I __ PURPOSE, BUT NOT BEFOflE iHE UPWAPO S�OPE AREA HAS BEEN PfPMANENIIY � a g �� � ' /� �' `�/ 4�� P I A � U II � I SiABIIIZE�, FEMOVAI. i5 RE�UIREO N11H ALL IEMPORAPY EROSiON CONtftOL ��. I I I I I I I I I I I I I ��� /, 0 I �L d� _ � 1 �_� � �_�_ I_I I_ I� II ' \\„� �� I I _;_ .. FACIUTES (SEDIMENi FlL1EF5, HAY BALES, ETC.J ONCE SiIE i5 PERMPNENRY S�o � I I I l --- � / � 1 �I F ' E I 1 I I I I � I __ 9tABIlJZFA BY TNE BllILOEP. �1, r N�� _ � -- � �Q\ �e I O � �� � � B.) 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I I � I . Y C � .:: � �vi�..�:.::r��i � � 4 \� L I 11\ ......::::II\l; _____J I�I I n i �-- ;� /��'\ y � b �b� 4m.�^ �' � M1 II I II 'L .,.,�.-�... �� � � I I J� iii i ��'� •ar•, ; e c„ ,,,,, ,,.; I s 1 � � � � , � C� ]„ i rt ,'�'� W� b 4�=<� 1 -- ��" P� r l M C�:?i�ii;� \.,.,_ .. � � i i� � u i s, `—i--J , ,�— �� I \\ Cb�l���� � IL'__ �/ ___ 'll�t'' I'�". \ ____ II ' -�N �ve� I I I I I II � i I �`� � �� � �'�°4---- _'� � \ t';:. � � - � ... . , i / i i i II i i 1 e -�, S-: �� _---�---- l - � i �l1'" \ -i;:ST' sr � sr-Tsr si i, � I ii i' I ` m s e � __� i„', `� � i i i `�� e , , , \ ``�C N' � �� �`� ii� �:: -`` �--- � __ .h�i `(f• �° mamm- T-9 ,mm_a_m.s iil I i i � � �i i � I '� � \ ' �� � '`' � y -' / - � ��� �� gy ° � �� � w GENERAL EROSION CONTROL NOTES: \I Q -'•' �P . � i !e �/';'=`�''� , �, --_ i� l ;ii �i� � �i iil I i i � � ,� ii i i o � � q e '�� \ ` \ ����\ ' � \�x �, i �T-8 ;�ia' �i°�°-� _�TYP.) y � il � ; � ' ��� �' ii i ; FRO�� 8 � Y � ] p I � � � `� — �1 � I I / �� � � i.) INSTALL FROSION CONiROL NEASIIRES PRIOR TO ANY LANO �ISLIIRBANCE. � b y � j � jl � � � �� �` ).`\�� i x un I I II I SNStALL SEOIMENT FILiERS IMME�IAiELY (OLLO�NNC INSTALLAtION 0( I , fl �� � .� � � �, (TYP. ) � , �'"; ,, �w��r- 5 � � � � I � � - - ,��anRE, x � � `�' �l� �� �� ��� �� � �� �'�� '�'�'� p � i � u� i _ z) s�ovcs mvsr ac s*neiuzeo er ecirvc sccoco neo covEaco vnM eu caosiorv 5' a ::: : �. � .� ��� ^/�\ ��� ���4 I /% ,�, � __. �� ' ST � I � ,_ CONiROL BLANKEi 0ft MU�CHEO N91H A TACKIFIINC ACENT AS SOON AS � 5 ° �/ � � ; � I �� � � -. POSSIBLE AFiER COMPLEiION OG CRAOING � d a ilo `� �t �`,( \ b//i�� /� �� z zz-�' 'I i i � i �� i i I�-- s.) nu eeosme coHrrso� wsrnunnoes snnu recMaiN w eince nxo ae ec W � C � � ^� � � y / �� '� 1 I I I I I �� I � �_. MAINiAINEO IN COOp CONDIiION BY iHE CONIRACTOft/PEPMITI£E UNiIL ME SIiE �.e? � � �� J� I I I � 1 \\� �q�� M� i� \ B j�� y/ � ' � \ —' 28 I m � �' � I �� � � I'- HAS 9EEN RE-VEGEtAiEO, AT WHICH i1ME TIEY SHALL BE ftEMOy£D. FOR J�ti � � II II l • �` b //� Bo � I I I I - PROPOSEO PAVED SURFACE AREF, 1HE CONRUCiOR MhY REMOVE NECESSnRY oE : _ �' h II � II � � � �.� , � k - a � �� /( q � ��� ��/ �. ' n, i �� / ��( �-{ y� �� � � Si�T FENCING TO CONSiRUCi ROA�WAT WHItE MAINTAININC AOEOt1AiE EROSION ' 3 � 1�� II II L y I I: :L, ��'� ����Z I �� ///�• I I �+A II � I ._: CONRiOL IN AOJACENT AREAS. 'Sed a �� r�;-, � �:,- p e O 5 fi I � I; f� ,' <.� s��,��E�r roPSO�� s�au aE �ro�KP�� ro �LLOw FaR �,E wEP�,�EME�r oF a }�„ � y I �j II � ' I, � .� I � �\ � `\\ ��b ��/// ,/ -' I I I � i I I � `� � I I � I �'-- -- qEVECATAIEDF a" 0( TOPSOIL GOR OISNRBEO AREAS iHAi ARE TO BE � o� i � b � I� 'I '� ,'�': I � 1 1 �� � � � �� � 6 � 0 I �I M I ��� � �'� II � � 5.) THE CONIRACTOR/PQIMITIEE SHA4 SCHEpIILE SIIE CFAOING. UIIIJtt = t �� � � �� �.� �i � i� � � � � 1�,. �� � I I�NSTnWrON AN� ROAOWAY CONSiRULTON 50 iXAi TnE CENEftA� SItE CAN de�' J \\ Q �p � ,� � I I 5 / � � ,,.� / �� � E MIILCHEO AND RE-SEEpE� S�ON AFiER OIS111P9ANCE LL OISNRBED � e o �^ « � AREAS SHALL BE SEE�ED AND MIIICHED VAIHIN 14 �Att AFtEft COMPt£TION OF M � \� / � - T— 5 � i i �� i� I rinn� cRnoirvc oR arrca �a onn ar canowc wncnhn. u rn��cn � n k," " � ���'� y �� � I/ / � � � I`-- u � € /� ��1 �� I MAIEPIAL SNALL BE OISCW INiO ME SOIL IN �IRECtION PEflPENDICtILAR TO S_S � I I I i �° � i �� 1 \ /^ Z o _ H / � � I �� � - 1HE STORMWAtER ROW OVER S�p1 AREAS. � c ; ', � , �t y°'° �,:= � " __ (TYP.) � � � � l, �� � � II �� II d ' s Z k� I � I eJ REVECErAIE vnm Mrvoor Aiix soe oR 609 n1 ]s lBS/ACRE VnM ME t 4�dm / \ ml � I' I I �� � MULLH Ai 2D00 LBS ACRE � _� sL i -au�e3a���. d m / ! > i '� � I / I � � ... �� � � a ��o� a .�o .a��,�.A�� oao a. z ° °"� II I ° i i F _- N'�., i �':'��'•�•, a _ - �� � - _ ' i / '�� '/ / / � � I- I I I I' �� � I I I.) CONSiRtICtION SIiE ONCE E�ERY 1 �AYS AND 1NiNIN 24 HOURS at" A L �� � � � / I S �—� I � I � RAINFALL E�ENi OF MORE T1AN } INq1E51N ]6 HOIIR PEftIOp. —NM = W�—� i� / +'0� � \ �^ � �I � � 2.J SEOiMENT �EPOSITS SHOtILO BE RQAOVEO AFIER EACM SiORM EVENT. tHET 4' -�� 55� "� � � O � �� � I � � � � � I II � � MUST BE REMOVEp NNEN DEPOSITS REACN APPRO%iMAIE�T ONE-HAtF TME � �/ q _.-920 � I I r �� � � I __ HEICNT OF THE BARRIER. - Y 1 � ��� � e� q �� I I y� I I �'jl � I 3 �� gEC E NCE i'A BRIC S H A LL B E R E PLACEp PROMPRY WHEN IT DECOMPOSES OR �2 ZSr �0.5���:�: �•` I I � i � �� � � 5 MEfFECiIVE BEGORE inE BFftRIER IS NO LONLEft NECESSART. j� � --- =-� ^�' � z � I rv I I� � I � ! g�' / II � � <.J ALL SaILS iRACKED ONTO PAVEMENT SHALL BE REMOYEO OAILY. � Y—=' �� ��� `� � m s �bj '' i i i _. � i I s.7 aHr scoiMCNr R[mnmwc irv auce nrrea txc sir FEHC[ on n�ica rnaaic is � o- f �� I � � � -_ I � NO IONCER RE4l11REp SHALL BE ORESSEp TO CONFORM WIT1 ThIE E%ISiINC 1� __ __ � T� � I I y I II I � _= GRAOE, PPEPARE� ANO SEEDED N9iH iHE APPROPRiAiE SEED All%, ^ 2 2 �� --_ �� e q �,� M e � f I� I -- B.) IN iHOSE APEAS WHEPE W00� FlBER BIANKET OR OMER SLOPE STABItIZATON ,� m , Q 9 0 �� ^� e � I 5 � �� � �� � � I u�E�rvoo has t'aaco. TMc s�ovE snau ee xccsrneusNEO, sEeo nrvo .ocsai� ' I �- - / —' � .� � �' II � ' REPLACED. ANO AD�I110NAL SLOPE iREAiIAENT INSTALLED. � �'� � � I � � �� D i I I r II I II � � _-_ �,j siLT GENCES SHAU aE REMOVED WNEN RtEY HAYE sERYEp MEIR uSENL V-: $ � A� I L I II � � __ PIIRPOSE, BUT NOT BEFOPE iHE UPWARO S�OPE AREA HAS BEEN PERMANENRY b B 1� �� I I I I I 1 I I I I I I � I ' �� O � O � I I I I I II � � SiABIl12E�, pEMOVAL IS REOUIREp �NiH ALL IEMPOFAFY EROSION CONiROL Y iL6E di_i i i_i � � I � � I � � � i /' i1 i I --_ .. rnaun[s �scoimer+, ri��RS, Hnr anics, Ere.7 oHCE sie is vcaMnrvervnr S"'� \�' ` I I 1 � I � I �¢ � \{ I I 0 rvl `� �' � �� � I __ SiABit12ED BY iHE 6UIlDER. r�L =_= -- 3i= �---- � J � Q �•�✓ `� i II I � B,) A NPERMANENT SEDIMENTAtION BASINS MUST BE RESiORED i0 MEIR OESIGN g�� ° � O '� �� I I/ � P I I I �� � � I � �IPON iMME01AiELY FOLLOLNNC PERMANENT STA911lZAPON OF R1E SI1E. W t� r-'s - _ i _c` i �. � � � � � ., , , � � ��,�o_ j .._.....: �' ew� v � � � sr / ii I m 8 0� e � � � i I � oQ OO�� ° �° t � �� � Ii �I � i� � i � EROS70N CONTROL LEGEND: � ��W`�- i � T-1�i i �� I Q e�� .� J � i A � ii ' i � � I � C � 0 �.� a / I I � II � � ^\�� M'OOD FlBER BLANKET � � (TYP. J � � I C �' --- -- ``'�` � � I� �� i u� � I� I �� I I � I �� ��� I I�I � II � 1 l`� / xOCK CONSiRUCnON ENmANCE 0 � � I . I ,. I I _ T Y`'tl I I II � II � � � .. n n n � � � � - I / 1 � 1 I� I I I I I n n . 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SNPU6I'I.ANTII�G bE1"AIL woxnrr�oF�ixm�zn � � , � � � ,� '. I � � � 6�� _" �.u� w�e� 1 i! _;�i�?.IJ...TI.JI`d �'�, Scale i" - 30' s e�E`a > eou � � � � AN ORDINANCE FOR THE CITY OF COTTAGE GROVE, MINNESOTA, AMENDING CITY ORDINANCE NO. 707, NO. 757, AND NO. 793, WHICH APPROVED A PLANNED UNIT DEVELOPMENT AT 70TH STREET SOUTH AND HINTON AVENUE SOUTH The City Council of the City of Cottage Grove, Washington County, Minnesota, does ordain as follows: SECTION 1. AMENDMENT. Ordinance No. 707, No. 757, and No. 793, which approved a Planned Unit Development (PUD) on the property generally located on the northwest corner of 70th Street and Hinton Avenue, have been amended to: • Allow the development of an 86-unit senior care building in place of the approved 21,700 square feet of retail and 5,000 square feet of restaurant space. The property is legally described as: Outlot A, Summerhill Crossing 3rd Addition, Cottage Grove, Washington County, State of Minnesota. SECTION 2. The amendment to Ordinance No. 707, No. 757, and No. 793, approving the Planned Unit Development at 70th Street and Hinton Avenue, on the property legally de- scribed above, is based on the following findings: • The location of the proposed commercial land uses is consistent with the Com- prehensive Plan previously adopted by the Council. • The proposed land uses and development standards proposed in the PUD are consistent with the standards that have been discussed for the neighborhood commercial zoning district. • The project building setbacks, road widths, parking areas, utilities, and other proposed infrastructure and building improvements generally meet the city's cur- rent development perFormance standards. Some modifications to the site plan are required as found within the recommended conditions of approval. • The project meets the goals and policies identified in the comprehensive plan that relate to the establishment of neighborhood commercial districts. The ordinance amendment is subject to the following conditions: 1. All relevant conditions of approval in Ordinance Nos. 707, 757, and 793 and Resolution Nos. 02-019, 03-020, 02-021 and 04-031 shall be complied with. Conditions found in the referenced ordinances and resolutions that are not rele- vant based on the change in use may be waived by the Community Develop- ment Department. Ordinance XXX Page 2 of 5 2. All applicable permits (i.e.; building, electrical, grading, and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed con- struction plans must be reviewed and approved by the Building Official and Fire Marshal. 3. The Applicant receives building permits from the City of Cottage Grove prior to construction. 4. The building exterior shall contain 65 percent class one material. 5. The connection charges, park dedication and related development fees and charges shall be paid at the time of the building permit. 6. The cross-access and parking agreement between the developing property and Lot 1 Block 1 Summerhill Crossing and Lot 1 Block 1 Summerhill Crossing 3rd Addition shall be recorded with Washington County after approval by the Com- munity Development Department. 7. The operation of a"bottle club" allowing for the consumption and display of intox- icating liquor on the licensed premises is a permitted use on the site, subject to the applicant obtaining all required permits and licenses related to said use. 8. Final grading and drainage plans must be submitted to the South Washington Watershed District for review. The final grading plan shall meet the approval of the City Engineer. 9. The revised landscape and irrigation plan, which must meet City ordinance re- quirements, shall be submitted to the Community Development Department for review and approval. 10. All landscaped areas shall be irrigated and include hardwood mulch. 11. Irrigation shall be provided for all sodded and mulched landscaped areas, including maintenance to take place to the curb lines of 70th Street and Hinton Avenue, to the back of curb, and the curbed landscaped island interior to the parking lot. The irrigation system shall consist of an underground sprinkling system that is de- signed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The system shall be detailed on the final landscape plan. 12. Installation of landscaping shall occur in a timely fashion and be consistent with an approved plan. A letter of credit in the amount of 150 percent of the land- scape estimate shall be submitted to the City as required by City ordinance. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improve- ments. Ordinance XXX Page 3 of 5 13. The site shall have a publicly visible water feature meeting the approval of the Community Development Department incorporated into the landscaping plan. 14. The Applicant is responsible for maintaining all landscaped areas. 15. Prior to the issuance of the building permit for this site, the outdoor patio and signage design shall be approved by the Community Development Department. 16. All signage footings shall be stamped by a civil engineer licensed in the State of Minnesota. 17. Concrete aprons for all private access drives shall be constructed per City requirements. 18. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut-offs. The specifications of all light fixtures must be provided with the application for a building permit. The light poles and fixtures shall be consistent in design and color with those at the other buildings in the PUD. 19. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Depart- ment prior to the issuance of a building permit. 20. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to com- mencement of any grading activity. Erosion control must be perFormed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision Ordinance. The Applicant shall be responsible for the costs for the City to inspect the site in relation to erosion control conformance. 21. The Applicant must provide the City with an as-built survey of all private utilities prior to issuance of certificate of occupancy. 22. The Applicant shall grant and record all drainage and utility easements in favor of the City over all utilities serving the site. 23. All mechanical equipment screening consistent with the principal building archi- tecture and be reviewed and approved by the Community Development Depart- ment prior to the issuance of a building permit. Lack of consistency during construction may be grounds for withholding a certificate of occupancy. 24. Trash enclosures must include a combination of block and brick, consistent with the principal building. 25. The Applicant shall be responsible for maintaining the sidewalks on the site. Ordinance XXX Page 4 of 5 26. The Applicant shall grant a public trailway easement over the sidewalks linking to public sidewalks and trailways. 27. A bike rack will be required in the final parking design per City policy. 28. Storm sewer pipe must be reinforced concrete pipe (RCP). 29. Parking lot light poles shall be installed within landscaped and curbed islands. 30. The property address will be 6937 Pine Arbor Boulevard. 31. Retaining walls greater than four feet in height shall be designed by an engineer and submitted to the City Engineer for review and approval. 32. Retaining walls greater than four feet in height shall be fenced along the higher elevation. 33. All fencing on the site shall be commercial grade ornamental fencing meeting the City's design specification and detail sheet (currently Montage Commercial Majestic 3/4 — Rail Fence). 34. The Applicant is responsible for removing debris from all adjacent public road- ways during their grading and construction process. These streets shall be swept clean daily or as needed. 35. The property owner is responsible for contributing financially to maintaining the stormwater basins in the PUD. A document outlining the scope and frequency to maintain this basin must be submitted with the building permit application. 36. A"STOP" sign shall be installed at each exit drive. Each sign shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the sign shall be six feet from the ground. The "STOP" sign shall be a 30-inch sized sign having a high intensity face. Said sign shall be mounted on a 6-foot — No. 3 and 8-foot — No. 2 steel post. The applicant may request the City's Public Works Department to install said "STOP" signs, but must reimburse for actual costs incurred by the City. 37. All mechanical units shall be screened as required in Title 11-6-4 of the City's Zoning Ordinance. 38. The exterior color of the garage and truck delivery overhead doors shall be a color that is similar and complimentary to the color scheme for the exterior walls of the building. 39. The Applicant shall to install a crosswalk and associated pedestrian ramps and signage on Pine Arbor Drive. 40. The Applicant shall obtain a right-of-way permit from Washington County for the sidewalk connections with the trails located in the County right-of-way. Ordinance XXX Page 5 of 5 41. The Applicant shall clear all snow and ice on the sidewalks installed with the project. 42. The Applicant shall install commercial driveway aprons at the two ingress/egress drives and the delivery lane and a crosswalk and associated pedestrian ramps and signage on Pine Arbor Drive. 43. The Applicant shall obtain a right-of-way permit from the City prior to the comple- tion of sidewalks, driveway aprons, or other improvements related to the devel- opment of the site along Pine Arbor Drive. 44. All construction access shall be from Pine Arbor Drive. No access from 70th Street or Hinton Avenue is permitted. 45. The elevators shall be designed to handle gurneys with a minimum of 84 inch clear. 46. The building shall have an emergency Knox Box that is recessed into the supporting structure. SECTION 3. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following sum- mary is approved by the City Council and shall be published in lieu of publishing the entire ordinance: Ordinance No. 707, No. 757, and No. 793, which approved a Planned Unit Devel- opment (PUD) on the property generally located on the northwest corner of 70th Street and Hinton Avenue, have been amended to allow the development of an 86-unit senior care build- ing in place of the approved 21,700 square feet of retail and 5,000 square feet of restaurant space, subject to conditions. SECTION 4. EFFECTIVE DATE. This ordinance amendment shall be in full force and effective from and after adoption and publication according to law. Passed this 16th day of July 2014. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk 1:7x+�i7�1j�[7���C��+�i7�C�i�:1:1 A RESOLUTION APPROVING A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT TO ALLOW A SENIOR CARE BUILDING AT 6937 PINE ARBOR DRIVE SOUTH WHEREAS, Mesaba Capital Development has applied for a conditional use permit for an 86-unit senior care building to include independent living, assisted living, and memory care op- tions, and a site plan review of an 86-unit senior care building to include 50 spaces of underground parking, 44 spaces of above ground parking, a shared parking agreement, an outdoor patio/dining area, and a memory care garden, on property legally described as: Outlot A, Summerhill Crossing 3rd Addition, Cottage Grove, Washington County, State of Minnesota. Commonly known as 6937 Pine Arbor Drive South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, the applicant also applied for a zoning amendment to the existing Planned Unit Development (PUD) for the Summerhill development to develop an 86-unit senior care building in place of 21,700 square feet of retail and 5,000 square feet of restaurant space; and WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held a public hearing on July 22, 2013; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request was prepared and presented; and WHEREAS, the public hearing was open for public testimony and testimony from the applicant and the public was received and entered into the public record; and WHEREAS, the Planning Commission unanimously (8-to-0 vote) recommended approval of the applications, subject to certain conditions listed below. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the conditional use permit for an 86-unit senior care building to include independent living, assisted living, and memory care options, and a site plan review of an 86-unit senior care building to include 50 spaces of underground parking, 44 spaces of above ground parking, a shared parking agreement, an outdoor patio/dining area, and a memory care garden, located on the property legally described above, subject to the following conditions: The requested zoning amendment shall be approved. 2. All applicable permits (i.e.; building, electrical, grading, and mechanical) and a com- mercial plan review packet must be completed, submitted, and approved by the Resolution No. 2014-XXX Page 2 of 5 City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 3. The Applicant receives building permits from the City of Cottage Grove prior to construction. 4. The building exterior shall contain 65 percent class one material, including brick and stacked stone materials consistent with the current PUD. 5. The connection charges, park dedication and related development fees and charges shall be paid at the time of the building permit. 6. The cross-access and parking agreement between the developing property and Lot 1 Block 1 Summerhill Crossing and Lot 1 Block 1 Summerhill Crossing 3rd Addition shall be recorded with Washington County after approval by the Commu- nity Development Department. 7. The operation of a"bottle club" allowing for the consumption and display of intoxi- cating liquor on the licensed premises is a permitted use on the site, subject to the applicant obtaining all required permits and licenses related to said use. 8. Final grading and drainage plans must be submitted to the South Washington Watershed District for review. The final grading plan shall meet the approval of the City Engineer. 9. The revised landscape and irrigation plan, which must meet City ordinance require- ments, shall be submitted to the Community Development Department for review and approval. 10. All landscaped areas shall be irrigated and include hardwood mulch. 11. Irrigation shall be provided for all sodded and mulched landscaped areas, including maintenance to take place to the curb lines of 70th Street and Hinton Avenue, to the back of curb, and the curbed landscaped island interior to the parking lot. The irriga- tion system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The system shall be detailed on the final landscape plan. 12. Installation of landscaping shall occur in a timely fashion and be consistent with an approved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 13. The applicant is responsible for maintaining all landscaped areas. 14. The site shall have a publicly visible water feature meeting the approval of the Community Development Department incorporated into the landscaping plan. Resolution No. 2014-XXX Page 3 of 5 15. Prior to the issuance of the building permit for this site, the outdoor patio, signage design, and water feature shall be approved by the Community Development Department. 16. All signage footings shall be stamped by a civil engineer licensed in the State of Minnesota. 17. Concrete aprons for all private access drives shall be constructed per City require- ments. 18. All site lighting must meet City Code requirements. All light fixtures must be down- ward directed with cut-offs. The specifications of all light fixtures must be provided with the application for a building permit. The light poles and fixtures shall be con- sistent in design and color with those at the other buildings in the PUD. 19. Parking lot light standards shall be Duranodic bronze in color. 20. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Depart- ment prior to the issuance of a building permit. 21. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be perFormed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sedi- ment Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision Ordinance. The Applicant shall be responsible for the costs for the City to inspect the site in relation to erosion control conformance. 22. The applicant must provide the City with an as-built survey of all private utilities prior to issuance of certificate of occupancy. 23. The Applicant shall grant and record all drainage and utility easements in favor of the City over all utilities serving the site. 24. All mechanical equipment screening consistent with the principal building architec- ture and be reviewed and approved by the Community Development Department prior to the issuance of a building permit. Lack of consistency during construction may be grounds for withholding a certificate of occupancy. 25. Trash enclosures must include a combination of block and brick, consistent with the principal building. 26. The Applicant shall be responsible for maintaining the sidewalks on the site and shall clear all snow and ice on the sidewalks installed with the project. Resolution No. 2014-XXX Page 4 of 5 27. The applicant shall grant a public trailway easement over the sidewalks linking to public sidewalks and trailways. 28. A bike rack will be required in the final parking design per City policy. 29. Storm sewer pipe must be reinforced concrete pipe (RCP). 30. Parking lot light poles shall be installed within landscaped and curbed islands. 31. The property address will be 6937 Pine Arbor Boulevard. 32. Retaining walls greater than four feet in height shall be designed by an engineer and submitted to the City Engineer for review and approval. 33. Retaining walls greater than four feet in height shall be fenced along the higher elevation. 34. All fencing on the site shall be commercial grade ornamental fencing meeting the City's design specification and detail sheet (currently Montage Commercial Majes- tic 3/4 — Rail Fence). 35. The applicant is responsible for removing debris from all adjacent public roadways during their grading and construction process. These streets shall be swept clean daily or as needed. 36. The property owner is responsible for contributing financially to maintaining the stormwater basins in the PUD. A document outlining the scope and frequency to maintain this basin must be submitted with the building permit application. 37. A"STOP" sign shall be installed at each exit drive. Each sign shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the sign shall be six feet from the ground. The "STOP" sign shall be a 30-inch sized sign having a high intensity face. Said sign shall be mounted on a 6-foot — No. 3 and 8- foot — No. 2 steel post. The applicant may request the City's Public Works Depart- ment to install said "STOP" signs, but must reimburse for actual costs incurred by the City. 38. All mechanical units shall be screened as required in Title 11-6-4 of the City's Zoning Ordinance. 39. The exterior color of the HVAC equipment and garage and truck delivery overhead doors shall be a color that is similar and complimentary to the color scheme for the exterior walls of the building. 40. The Applicant shall install a crosswalk and associated pedestrian ramps and signage on Pine Arbor Drive. Resolution No. 2014-XXX Page 5 of 5 41. The Applicant shall obtain a right-of-way permit from Washington County for the sidewalk connections with the trails located in the County right-of-way. 42. The Applicant shall install commercial driveway aprons at the two ingress/egress drives and the delivery lane and a crosswalk and associated pedestrian ramps and signage on Pine Arbor Drive. 43. The applicant shall obtain a right-of-way permit from the City prior to the completion of sidewalks, driveway aprons, or other improvements related to the development of the site along Pine Arbor Drive. 44. All construction access shall be from Pine Arbor Drive. No access from 70th Street or Hinton Avenue is permitted. 45. The elevators shall be designed to handle gurneys with a minimum of 84 inch clear. 46. The building shall have an emergency Knox Box that is recessed into the sup- porting structure. Passed this 16th day of July 2014. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk EXCERPT FROM UNAPPROVED MINUTES FROM THE JUNE 23, 2014, PLANNING COMMISSION MEETING 6.7 Summerhill Senior Housing — Cases ZA2014-018, SP2014-019, CUP2014-020 Mesaba Capital Development has applied for a zoning amendment to the approved PUD to allow a senior housing development, and a conditional use permit and site plan review for an 86-unit senior care building at 6937 Pine Arbor Drive South, which will include inde- pendent living, assisted living, and memory care options along with a bistro, conference rooms, and common areas. Burbank summarized the staff report and recommended approval subject to the conditions stipulated in the staff report. Brittain asked about the long-term plan for the utility poles along Hinton Avenue. Burbank explained that the City Council discussed that last year when Hinton Avenue was being recon- structed. Olsen stated that the Mayor is in favor of undergrounding utilities as much as possible for both aesthetic and safety reasons. For any new developments in the City, such as those along 70th Street near Jamaica Avenue, all of the wiring is taking place underground and that is the goal for the future. If the Planning Commission has a strong feeling either way, he rec- ommended letting the Council know. Brittain asked if the utilities were undergrounded, would that be in the trail area or under the street. Burbank believes underneath the trail area. Brittain stated that he would prefer that the utilities are undergrounded for both safety and aesthetic reasons. It isn't his expectation that the applicant would be responsible for this, but there should be a coordinated effort with the utility companies to underground the utilities in that area. Olsen stated that the Council has pushed very hard for a full reconstruction of 70th Street. Initially the entire corridor was for a complete overhaul, including re-grading, in the 2016 cal- endar year. Council has said unequivocally that due to safety, speed, and traffic count perspectives, this corridor should be addressed sooner rather than that. Rediske asked if there are plans for a more up-to-date traffic report. Olsen explained that earlier this year the City sent a response letter to Washington County regarding their CIP and one of the items requested was a new traffic study. Rostad stated that if that study was done in 2001 they probably thought that 70th Street would be busier than it is right now because of the aggressive building that was going on at that time. Olsen noted that it was actually esti- mated to be slower because they did not anticipate the development to the north that took place a lot sooner than expected. Della Kolpin, Senior Partner at Mesaba Capital Development, 5201 Eden Avenue, Edina, stated that Burbank provided a thorough presentation of their proposal. She stated that she and the other representatives of the project would answer any questions about the project. Graff stated she is concerned about the traffic on 70th Street and the memory care unit and asked if there would be some kind of barrier in the event one of the residents wanders. Kathy Kopp, Augustana Care, 9007 East 14th Street, Minneapolis, stated that they have a secured Excerpt from Unapproved Planning Commission Minutes Summerhill Senior Housing — Cases ZA14-018, SP14-019, CUP14-020 June 23, 2014 Page 2 of 3 memory care unit with locked doors. The outside memory care garden will also be secured and their staff monitors the residents. Rostad opened the public hearing. Kevin Raun, 6791 Pine Arbor Boulevard, stated that he thinks this looks like a great project. He asked about the future plans for 70th Street, such as if it will be four lanes and will there be a roundabout. He believes those plans are critical before that whole area gets developed. He then stated that ladder trucks don't work well with high tension wires and is surprised that Public Safety did not recommend adding a road around the building or undergrounding those wires. He also expressed concern about the number of parking spaces. Graff stated that she met with Wayne Sandberg from Washington County and City Engineer Jennifer Levitt about six months ago to discuss the plans for 70th Street. She was told the goal for 70th Street is a four-lane road with a right-turn lane on both sides and a turn-lane in the center, similar to Valley Creek Road in Woodbury. They also told her that will not overly impact the properties on either side but she is skeptical about that. Dick Hansen, 6918 Homestead Avenue South, stated that he has been following this prop- erty's development the entire time. He stated that this proposal is not a big change from the previous PUD approval. It would be nice to have a restaurant in that area. He stated that he was in favor of a retirement community. The issues are the continued growth and the traffic. This is an opportunity to make some needed improvements, which may mean that it takes longer to develop this property, but he would rather see it done right, including undergrounding the utilities and getting the roads coordinated correctly. He thinks it is ludicrous to think that a 2001 traffic study is valid today. He was told when the property started to develop that the traffic would be re-evaluated to see if signals would be needed by the Holiday gas station. There are serious safety issues and plenty of justification to do this right and he encourages the Commission to take that into consideration. No one e/se spoke. Rostad c/osed the public hearing. Rostad stated that the County is responsible for 70th Street. Graff stated that she does not think that should stop this development. The developers will have to work with the County as well as the City on that issue. Graf thanked the residents for speaking about their concerns on traffic. He shares those con- cerns as he lives on 70th Street near Highway 61. He urged the residents to contact the County Commissioners about the traffic issues on 70th Street. Imdieke stated that the parking lot at Norris Square Presbyterian Homes seems smaller than what is being proposed in this plan and asked if their underground parking capacity is bigger. Burbank responded that both have about the same number of units. That project also includes a cross parking easement but there has not been much development on the commercial site yet. As to the traffic issues on 70th Street, if the Commission recommends approval of the three applications, staff would discuss the plans with the County and bring any additional information to the Council. Excerpt from Unapproved Planning Commission Minutes Summerhill Senior Housing — Cases ZA14-018, SP14-019, CUP14-020 June 23, 2014 Page 3 of 3 Rediske stated that the former operator indicated they have the ability to do visits with the neighbors, such as nursing visits or Meals on Wheels, and asked if Augustana would be able to do something like that. Kopp stated that they would have to take a look at the market de- mographics to see if they could support that. Augustana also has home health care services and tries to meet community need. Graf made a motion to approve the zoning amendment, conditional use permit, and site plan review for the proposed senior care building to be located at 6937 Pine ArborDrive, subject to the conditions listed in the staff report. Graff seconded. Motion passed unanimously (8-to-0 vote). nn CP MESABA CAPITAL PARTNERS May 28, 2014 Community Development Department 12800 Ravine Parkway South Cottage Grove, MN 55016 Dear Planning Division: Mesaba Capital Development and Augustana Care Management Services plan to develop a 86 -unit senior care building in Cottage Grove, MN. The building will include independent living, assisted living, and memory care options. The building will include a bistro, conference rooms, and common areas that the will be available to the community. The design will include architecture that correlates with the surrounding buildings and creates an aesthetic welcoming environment to the community. Mesaba Capital Development and Augustana Care are dedicated to helping those they serve to live the lives that most inspire them. The guiding principles are to value older generations' talents and experience; provide the care residents need, when and where they need it; connect residents to people and things that mean the most to them and to support residents and families with spiritual care that speaks to who they are and what makes them feel most comfortable. The development team engaged Viewpoint Consulting to complete a market feasibility report in December of 2013. The results were favorable, showing demand for all levels of care proposed in the project. The unit mix was based on the market study results and Augustana's exceptional market knowledge. The project is anticipated to lease up in less than 24 months; however the project has been underwritten to a two year lease -up period. We appreciate your time and consideration in reviewing our submittal. Sincerely yours, 52m Eden Avenue Suite 290 Edina, MN 5543 Phone 952-715 3 Pax 952.83o.198o www.mesabacapital.com LM COTrAnFrp Mesaba Capital Development and Augustana Care Management Services plan to develop a 86 -unit senior care building in Cottage Grove, MN. The building will include independent living, assisted living, and memory care options. The building will include a bistro, conference rooms, and common areas that the will be available to the community. The design will include architecture that correlates with the surrounding buildings and creates an aesthetic welcoming environment to the community. Mesaba Capital Development and Augustana Care are dedicated to helping those they serve to live the lives that most inspire them. The guiding principles are to value older generations' talents and experience; provide the care residents need, when and where they need it; connect residents to people and things that mean the most to them and to support residents and families with spiritual care that speaks to who they are and what makes them feel most comfortable. The development team engaged Viewpoint Consulting to complete a market feasibility report in December of 2013. The results were favorable, showing demand for all levels of care proposed in the project. The unit mix was based on the market study results and Augustana's exceptional market knowledge. The project is anticipated to lease up in less than 24 months; however the project has been underwritten to a two year lease -up period. We appreciate your time and consideration in reviewing our submittal. Sincerely yours, PRESENTED BY Be Nickoloff & Della Kolpin Mesaba Capital Development 5201 Eden Avenue Edina, MN 55436 bnickoI off9mesabacapita1.com dkolpingmesabacapital.com nn G,7 06 Augustana Care MESABA CAPITAL P A R T N F. R S W CL3n CONSTRUCTION PCFPE A R C H I T E C T S nn C7 MESABA CAPITAL P A R T N E R S 5201 Eden Avenue Suite 250 Edina, MN 55436 www.mosabacapital.com INTRODUCTION mix of talent and industry knowjedge. Their diverse backgrounds and proven capabilities in finance, real estate, development, marketing, design, and facilities management enable them to offer investors a full complement of services. MCD is located in Edina, Minnesota and work primarily on projects throughout the Midwest. The team has collectively developed approximately 16 million SF of facilities across the country. They are currently working on three senior housing projects and multiple medical facilities in the Minneapolis and St. Paul region. MCD positions its clients for success by assembling precisely the right team for each client engagement. They cultivate high levels of collaboration among all stakeholders by providing clear, unbiased information that leads to well- reasoned investment decisions. MCD offers the following real estate services Due Diligence & Preconstruction Services Land Acquisition • Entitlements & Government Approvals • Economic Incentive Identification • Financial Analysis • Master planning • Project Management DELLA KOLPIN Priorto founding MCD, Della Kolpin spent 18+ years in the Property Development teams of Best Buy and Target corporations. She has held leadership positions in Real Estate, Construction, Architecture, Facilities Management, Marketing, and International Real Estate Strategy. She has led the development of over 15 million square feet of new and renovated facilities. Her project work ranges from public to private and includes office, suburban and urban retail, educational, and mixed use developments, 24 COTTAGE GROVE SENIOR HOUSING I PROJECT TEAM .Mesaba Capital Development (MCD) is a to its partners and clients: real estate development firm consisting of seasoned professionals who possess a unique • Site Evaluation nn Ca MESABA CAPITAL P A R T N F. R S tilizing multiple delivery methods. Her largest development was directing the 1.6 million square foot Best Buy corporate campus. She drives for aligning the real estate, development, design, and facility management strategies with the overarching project objectives for long term BO NICKOLOFF Prior to founding MCD with Ms. Kolpin, Mr. Nickoloff spent six years as the Managing Partner of Mesaba Capital Partners, working with a variety of clients and developing business strategies with senior management and Corporate Boards. His primary focus we, to help the business achieve new growth models, acquire new businesses, and secure funding sources. Prior to Mesaba Capital Partners, he spent 15 years in the medical healthcare market segment. Mr. Nickoloff was Founder & CEO of a successful health and nutrition business in the Twin Cities. During this time, he led the securing of growth capital and strategic international partnerships with Fortune 500 companies and market leaders throughout North America, Asia, and Europe. He spearheaded company business development partnerships, market share expansions and revenue growth by obtaining equity investments, exclusive licensing rights, and minimum supply agreements. COTTAGE OROVE SENIOR HO US] N6 I PROJECT TEAM v i tr Augustana Care fostei ing fullness of life Our Story In 1896, Augustana Care was founded to meet the growing needs of Minneapolis' Lutheran community. Since then, we have expanded to serve the broader community from locations in downtown Minneapolis to other communities in Minnesota and Colorado —and from a base of skilled nursing facilities to transitional care, memory care, assisted and independent living communities, adult day services, rehabilitative therapy and home modification services. Augustana Care is dedicated to helping those we serve to live the lives that most inspire them. Our guiding principles are to value older generations' talents and experience; provide the care residents need, when and where they need it; connect residents to people and things that mean the most to them and to support residents and families with spiritual care that speaks to who they are. Looking Ahead Augustana Care serves as a leader in eldercare by sharing best practices for a variety of partners and service providers. As we look to the future, we will continue to leverage new technologies and innovative practices to best serve the needs of our aging population. Augustana Care Facts 2013 • Augustana Care serves more than 10,500 people annually and more than 3,000 daily • Annually, more than 5,000 people receive community -based services, including Meals on Wheels, Open Circle adult day services, outpatient therapy and home modifications • More than 2,000 employees work at Augustana Care • An average of 900 volunteers donate more than 39,000 hours annually • Affiliated churches: 41 • Owned communities —Minnesota: 11 (6 campuses offering a full continuum of care) • Owned communities — Colorado: 1 • Managed communities — Minnesota: 8 • Housing for older adults: 1,630 homes • Health care capacity: 789 beds • Adult day programs: 3 programs serving 269 people annually • Augustana Care is the 25th largest nonprofit eldercare provider in the country, according to 'Annual revenue: $108M Ziegler Financial • Assets: $170M COTTAGE GROVE SENIOR HOUSING I PROJECT TEAM A 1 r ■ A" ■ ■ WLLJP7 CONSTRUCTION 4350 Baker Road, Suite 400 Minnetonka, MN 55343 www.weishco.com INTRODUCTION With over 35 years of experience in the construction industry, Welsh Construction has the expertise and experience necessary -- to construct an outstanding senior housing building. Our senior living division is made up of knowledgeable and enthusiastic professionals with a thorough understanding of each aspect of development. We are ready to provide a realistic schedule, competitive pricing, and craftsmanship quality for each project. Like other General Contractors, we know the importance of delivering a project on time and on budget— but our goals reach far beyond that. We strive to make the entire construction process stress -free forthe owner and other members of the project team by being a proactive, solution- oriented, problem solving leader. OUR TEAM Our senior living team has a reputation for excellence, combining high -level skill and experience with exceptional customer service. Most importantly, our team brings unmatched energy to every aspect of your project. This relentless drive sustains and motivates us. It empowers our teams to turn obstacles, into opportunities. It allows us to deliver with innovation, creativity, passion, and dedication. OUR EXPERTISE Our seasoned team of professionals have many years of experience constructing facilities across the full continuum of care. We are known for completing projects of high quality that allow owners and operators to give the highest level of care to the seniors they serve. Our experience includes new construction, additions /expansions, and remodeling for: • Skilled Care Facilities • Assisted & Independent Living • Memory Care Units • Transitional Care Units • Specialty Clinics 27 I COTTAGE GROVE SENIOR HOUSING I PROJECT TEAM COTTAGE GROVE SENIOR HOUSING I PROJECT TEAM wCL.31n CONSTRUCTION DEDICATION TO COLLABORATION Welsh maintains an intense focus on creating strong, lasting relationships. We see the big picture as well as the details that make each project unique. We collaborate with our clients as well as other members of the project team to get the best outcome. This requires careful listening, flexible thinking, and the ability to quickly adapt as needs evolve and the market changes. Only then can we deploy our fully integrated suite of services in an intelligent, strategic way that ensures exceptional results. PROVEN PROCESS We treat each project with the individual attention it deserves, while using a proven process to guarantee results. We deliver accurate scheduling, estimating, and on- site construction supervision to monitor progress every step of the way, bringing you through the entire process, from design and development to furniture and equipment procurement. At the core of our process is our attention to the pre - construction phase of a project. Our team commits an unsurpassed amount of time to pre - construction planning; plan and document review for completeness and constructability; and researching possibilities for value engineering. The team's dedication to pre - planning makes the construction phase run much smoother, resulting in minimal punch lists and on -time project turnover. We are committed to making your best interest our top priority by providing complete, qualified construction services —all while exceeding your expectations. COTTAGE GROVE SENIOR HOUSING I PROJECT TEAM him profile A It 1 II 1 1 1 1 r 5 EXPERIENCE OVERVIEW Pope Architects is an architectural and Interior design firm that cares about our clients, our community and our contribution to both. We specialize in planning and design for senior living communities, Including new construction, expansion and renovations, our depth of experience includes: • Campus Master Planning • Independent Living • Assisted Living • Memory Care • Skilled Nursing • Long -Term Care • Intergeneradonal and Interfaith liousing • Wellness Centers Pope Architects has designed vibrant, healthy senior communities for organizations throughout the United States, Our team brings a wealth of design experience and sound business practices togetherto create beautiful, sustainable and compelling senior living environments. >. POPE ARCHITECTS, INC, 1295 Bandana Blvd, N, Suite 200 St. Paul, MN 55108 (651)6429200 I Fax(651)624 -1101 www,popearr.h.com IWr"IIiIl I1011i from 1974 to the present, the firm has lived by the same guiding principle. Pope Architects strives to provide the highest level of personal and professional service to our clients Pope Architects started small. From a staff of three, with only a few clients at our inception, it's amazing to look at us now, Today our office is filled with over 60 people providing architecture and interior design services to an Incredibly unique collection of clients locally and nationally, Over the years we've watched our office family grow, diversify and adapt to a rapidly changing Industry, SIAl VING BY M%C11 lhll` Registered Architects 20 Architectural Staff 25 Interiors Designars 9 Administrative Staff 7 Total Staff 61 LEFD APs 26 29 COTTAGE GROVE SENIOR HOUSING I PROJECT TEAM PQFIE I NY11 pIllfilf! .4 tl I 11 l i n 11 SENIOR LIVING COMMUNITIES • Baptist Home Campus - Elim Care, Bismarck, ND • Benedictine Health System, Cerenity Care Center, While Boar Lake, MN • Bethany Lutheran Homes - Eagle Crest, La Crosse, WI • Cardinal Pointe of Faribault, Faribault, MN Cardinal Pointe of Owatonna, Owatonna, MN Centennial House - Ecumen, Apple Valley, MN • Cerenity Senior Care White Bear Lake, White Bear Lake, MN Countryside Senior Living - Ecumen, Owatonna, MN • Deephaven Woods Senior living - Ebenezer, Deephaven, MN • Elim Care Center Renovation, Fargo, NO Esprit of Whispering Ridge, Omaha, NE • The Fountains at Hosannal - Ebenezer, Lakeville, MN • Good Samaritan Society, International Falls, MN • Grand Arbor by Knute Nelson, Alexandria, MN • Guardian Angels Senior Housing Campus, Albertville, MN • Guardian Angels, Campus Redevelopment, Elk River, MN • Guardian Angels by the Lake, Elk River, MN • Harmony River Living Center, HAHC, Hutchinson, MN • Heritage at Irene Woods - Ecumen, Memphis, TN • Johanna Shores - Presbyterian Homes, Arden Hills, MN • Lake Song Assisted Living, onamia, MN The Legacy of Delano, Delano, MN • Luther Park at Sandpoint - Ecumen, Sandpoint, ID Meadows of Worthington - Ecumen, Worthington, MN McKenna Crossing at Shepherd's Path - Presbyterian Homes, Prior Lake, MN • Norris Square - Presbyterian Homes, Cottage Grove, MN Southview Acres, West St. Paul, MN • St. Crispin Living Community, Red Wing, MN Trails of Orono - Ebenezer, Orono, MN • Tabitha Health Care Services, GtacePolnte - Ecumen, Lincoln, NE The Cottages - WesleyLife, Pella, IA • The Fountains at Hosannal, Lakeville, MN • The Homestead at Anoka, Anoka, MN • Valley View Village -EBm Care, Des Moines, IA • WaodsEdge at Sanford - Ecumen, Bemidji, MN • Wright County Hospice House - Elim Care, Buffalo, MN • York Gardens - Ebenezer, Edina, MN 14 = I i �� �LLo Z z ' E E °gNN� E u Z T E o N E m� E a- I s lol e 6A am xax $Ef:: II ' g ° ' 3 E E §N m E 5. ¢Na X68& ee rE'E u° uu "�E €pez fl �9 N E - @g2 g7 P. 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Eyler, P.B., P.T.O.E., Vice President — Traffic Engineering IN IN Jeff Bednar, Senior Traffic Raginecring Specialist DATE: October 24, 2001 SUBJECT: TRAFFIC TMFA_CT STCIDYFOR THE PROPOSED COTTAGE GROVE NEIGHBORHOOD CENTER (RYGHPUD) AND MIXED DENSTry RESIDENTIAL SUBDIVISION (THOMPSON LAND DEVELOPMENT) NORTH OF 70 r " STREET AND WEST 01? RNTON AVENUE Introduction As you requested, we have completed the traffic impact study and analysis for the subject development area (see Figure 1). This traffic impact study will consider the 8.5 -acre, multi -use (conven.enre /gas, retail commercial and senior housing) Cottage Grove Neighborhood Center (Rygh PUTD) development and the 72 -acre, 300-}- unit multi - family residential. development (Thompson Land Development) proposed for the study area in Cottage Grove, Minpesota. The major traffic related 'issues addressed in this traffic impact study include: • Full Access versus Right -in /right -out only or % site access for (Street "D ") to 70th Street including access /intersection sight distance. • Conversion of a temporary full access to a right- inhight - out only access (Street "A ") versus complete closure of this (Street "A ") access. • Access location number and design, specifically for the western portion of the site • Trip generation estimates and traffic assignments to include adjustments for on -site multi -use trips, pass -by trips and other captured trips, • Development- generated traffic operations impacts (capacity /levels of service, intersection geometry, lane use and traffic control strategies) at the study area key intersections. m Traffic impacts to the adjoining neighborhood east of Hinton Avenue. • Internal site circulation plus issues related to existing gravel - relining site. Based on this traffic impact study and analysis, the following findings, conclusions and . recommendations are offered for your consideration. One Carlson Parkway North, Suite 150, Minneapolis, MN 55447 -4443 Telephone (763) 475 -0010 n Fax (763) 475 - 2429 ■ http: / /www.srfcc)nsulting.com An Equal Opporlunity Employer Kim Lindquist -2- October 24, 2001 Existing Conditions Current traffic volumes within the study area can be characterized as moderate. All study area key intersections appear to be operating at acceptable levels of service (based on observations during a study area site visit). Proposed Development The land use assumed for the two proposed subject developments can be characterized as a mix of retail, office, service commercial, senior housing and low to medium density residential uses (see Figures 2 and 3). Based on the appropriate average trip generation rates from the 1997 Institute of Transportation Engineers "Trip Generation" report, it is estimated that this proposed land use would generate a total of 5,436 daily trips, 415 morning and 541 afternoon peak hour trips (see Table 1). The convenience /gas land use proposed in the Cottage Grove Neighborhood Center (Rygh Development) may generate up to 60 percent pass -by trips. Pass -by trips are trips that are captured by a land use from the passing through traffic on adjacent roadways. Due to this level of pass -by trips only 40 percent of the proposed convenience /gas land use generated total trips (or only 734 of 1834 total daily trips) are new trip`s on the adjacent roadway system. Table 1 . . Cottage Grove Neighborhood Center (Rygh PUD) and Mixed Density Residentiai Subdivision (Thompson land Development) Trip Generation Estimates LAND USE TYPE UNITS DAILY Total Traips A.M. PEAK HOUR . Trips Trips In Out P.M. PEAK HOUR Trips Trips In Out Proposed Rygh PUD Senior Housing Units 80 units 278 4 2 5 5 Day Care Center 10,000 S.F. 793 68 60 62 70 Retail /Office Commercial 18,000 S.F. 773 12 7 '33 35 Convenience /Gas with Car Wash 12 pumps 1,834 65 63 84 84 Subtotals 3,678 149 132 184 194 . Thompson Land Development Residential Twin Home Units 72 units 422 6 27 26 13 Residential Town Home Units 44 units 258 4 16 16 8 Residential Lodges Units 184 units 1,078 14 67 67 33 Subtotals 1,758 24 110 109 54 Totals 5,436 173 242 293 248 Kim Lindquist -3- October 24, 2001 Proposed Site Access The proposed development preliminary site plans indicate two access locations on 70 Street (CSAH 22) plus access to Hinton Avenue at 69 Street (an existing intersection serving the neighborhood to the east). Future site access to the west would be provided to a future extension of Harkness/Hardwood Avenue north of 70 Street. Classified as "A" Minor Arterials, both 70 Street (CSAH 22) and Hinton Avenue (Future CSAH 13) can provide_ access only at a minimum of t/a mile spacing (per Washington County's Access Spacing Policy). However, while the intersection of Hinton Avenue and 69' Street is less than x /a. mile from 70 Street, this site access location would be acceptable since it is at an existing intersection. The proposed concept plan for this Hinton Avenue and 69 Street site access shows a west intersection leg with a wide center median presumably for development monumentation and landscaping purposes. Washington County has indicated that they will require that the lanes on this new intersection log align with the existing lanes on 69" Street east of Hinton Avenue. This lane alignment will preclude the wide center median proposed on the new intersection leg. The proposed east site access (Street "D ") on 70 Street is also less than 1 /4 mile west of Hinton Avenue (approximately 660 feet). However, since roadway profile and site grading issues limit alternative locations, Washington Cpunty may allow this proposed site access with restrictions. Because of restricted sight distance to the west, the County would not allow a "full" access at this location. Only a Right- In/Right -Out (BUBO) access or possibly a N intersection (allows the left -turn into the site but not the left -turn out of the site) would be allowed at this location. In order to construct an effective RURO intersection at this Street "D" site access location, a pork chop shaped raised island and appropriate signing restricting the left -tarns will be required. A westbound right -turn lane to this access will also be required. To construct a % intersection at this location would require significant widening plus a raised median island on 70' Street from Hinton Avenue to a point approximately 900 feet west of the proposed site access. Without County funding participation the costs to construct this % intersection may outweigh the benefits. The proposed west site access (Street "A ") on 70" Street may be allowed as a temporary "full" access until Harlmess/Hardwood Avenue is extended north of 70 Street. When Harkness Avenue is extended north of 70' Street site access could be provided to Harkness /Hardwood Avenue. After Harkness Avenue is extended the temporary Street "A" site access would be closed due to the proximity of this access to Harkness Avenue (approximately 500 feet). In terms of general site access planning, providing only a single site access to a future extension of Harkness Avenue, which would serve more than 225 dwelling units, raises concerns related to emergency response, internal site circulation and circuitous travel issues. Since the distance on 70' Street between Harkness and Hinton Avenues is about 1 /2 mile, it is unlikely that the County, would permit more than one access to 70 Street in this segment. Westward relocation of the east (Street "D ") site access and /or an internal connection of the west half of the proposed development to the east site access may be needed to mitigate these issues and concerns. Kim Lindquist -4- October 24, 2001 Traffic Forecasts The site - generated traffic plus assumed future background traffic was assigned to the study area roadway system using a computer traffic assignment model. This is a travel time and delay based computer model that assigns traffic between study area origins and destinations based on the shortest travel time routes. Traffic forecasts were developed for two site access alternatives: • An analysis scenario with two "full" site access locations on 70 Street (CSAH 22). • A scenario with only one Right -hMght -Out site access on 70 Street at 660 feet west of Hinton Avenue. The future background traffic was developed based on long -range (Year 2020) daily traffic forecasts provided by Washington County for 70 Street (CSAH 22) west of Hinton Avenue (11,000'ADT) and Hinton Avenue (future CSAH 13) north of 70 Street (15,500 ADT). The future traffic growth rate on Hinton Avenue is significantly higher than might be considered typical due to the future realignment of Hinton Avenue/Tower Drive to make a more direct connection to Radio Drive and a more continuous north/south minor arterial connection to 1 -94. The directional trip distribution for the site - generated traffic was developed based on the regional distribution of households and employment, and the existing and.forecast travel patterns within the study area (see Figure 4). This information in concert with a gravity model included in the computer traffic assignment model was used to develop the peak hour traffic forecasts for each site access scenario (see Appendix A and Figure 5 for Average Daily Traffic Forecasts). Traffic Operations Analysis A computer traffic operations model was used to analyze the two site access scenarios. Adding the proposed subject development- generated traffic to the 2022 background traffic resulted in acceptable levels of service (LOS, see Appendix B) at all key intersections serving the study area and for both site access scenarios (see Table 2). Note that in these analyses Hinton Avenue (future CSAH 13) was assumed to be upgraded to a four lane divided roadway, plus turn lanes and traffic signal control would be added to all of the major study area key intersections, Future traffic signal control was assumed at the major study area key intersections including Hinton Avenue (future CSAH 13) and 69 Street based on the level of background traffic alone. While the proposed subject development will contribute to the need for future traffic signal control and geometric improvement of these intersections, it can be assumed that these future improvements will be required with or without the subject development- generated traffic. Under the "full" access scenario the southbound to eastbound left-turn at 70' Street and the Street "D" access will have very little capacity available to it due to the heavier traffic volume on 70' Street (very few gaps available in the heavier traffic flow on 70"' Street). This lack of capacity will cause significant delay for this left -turn movement. And as can be seen in the traffic assignment (see -Appendix A) the computer model has assigned very few of these left- . turns to this intersection due to this capacity and delay problem. It is easier for these eastbound movements to make the right -turn out of the site at -the intersection of 69" Street and Hinton Avenue and then the southbound to eastbound left -turn at 70"' Street and Hinton Avenue. Kim Lindquist -5-- October 24, 2001 Table 2 Cottage.Grove Neighborhood Center (Rygh PUD) and Mixed Density Residential Subdivision (Thompson Land Development) Traffic Operations (LOS) Analysis Summary/ Year 2022 Traffic Forecasts ACCESS SCENARIO/KEY INTERSECTION A.M. PEAK HOUP P.M. PFAT <HOUR LOS Delay LOS Delay Two Full Access Locations on 70` Street 70 Street and Harkness Avenue (signalized) B 14.4 A.. 9.2 70 Street and Street A / west access (unsignalized) C 24.8 D 25.1 70 Street and Street D / east access (unsignalized) C 16.3 B 11.8 7r Street and Hinton Avenue (signalized) C 23.3 C 22.1 Hinton Avenue and 69 Street (signalized) A 51 A 4.8 Network -wide Performance Index/LOS 412/13 12.0 37.2/13 10.0 One Right- ID/Right -Out Access on 70 Street 70 Street and Harkness Avenue (signalized) B 13.9 A 9.6 70 Street and Street D / RI/RO access (unsignalized) B 14.9 B 11.3 70 Street and Hinton Avenue (signalized) C 23.4 C 32.8 Hinton Avenue and 69 Street (signalized) A 5.2 A 4.8 Network -wide Performance Index /LOS 41.0/13 1 15.0 49.68 17.0 LOS =Level Of Servicc and Delay= Average intersection delay per vehicle in seconds: LOS and delay for unsignalized intersections is provided for the worst approach to that intersection. Identification and Evaluation of Site Access Alternatives The following long -range site access alternatives are identified and briefly evaluated. Further evaluation and consideration by the city, county and development team is recommended. Alternative A — One Right -In /Right -Out Access (Street "D" at the location proposed by the development team) on 70 Street with full access to Hinton Avenue at 69 Street and Harkness /Hardwood Avenue (as recommended by Washington County). This alternative does address the restricted site distance at the proposed Street "D" location by eliminating.the, problem southbound to castbound left -turn movement. And with the assumed future intersection traffic control and geometric improvements, the 70` Street intersections with Harkness and Hinton Avenues can accommodate the resultant additional site - generated traffic at these intersections. However, this alternative would result in about 225 dwelling units being essentially developed on a long cul -de -sac with only the single access to Harkness Avenue. This number of homes served by only one access does raise concerns for emergency response, the level of traffic on Street "A" near Harknees Avenue and circuity of travel. Kim Lindquist -6- October 24, 2001 There may be a long -range potential to provide a 3 /a intersection (provides for the eastbound to northbound left -tum from 70 Street to the site) at this access location. This sub - alternative would require the County to reconstruct 70 Street (CSAH 22) to a divided section that would include the raised median island channelization that would be necessary for this access provision. Alternative B Same as Alternative A, but with an internal street connection between the east and west portions of the site that would provide access to the RI /R0 (Street "D ") access on 70 Street for the townhome portion of the site. This alternative would provide additional access to the western portion of the site and mitigate the' concerns related to emergency response, the level of traffic on Street "A" near Harkness Avenue and circuity of travel. This alternative would however, require significant site grading in order to traverse the steep slope associated with the eastern limit of gravel mining activity on the site. The - additional site - generated traffic using the Street "D" Rl/RO access on 70 Street under this alternative would not represent a significant traffic operations concern, Alternative C — Westward relocation of the Street 'D" Access on 70 Street to a location that would resolve the• sight distance restriction and allow "full" access (approximately 880 feet west of Hinton Avenue — this distance will need to be verified). This alternative would provide a "full" site access on V h Street. However, it may require substantial additional site grading and may impact the availability of 70 Street access to the Cottage Grove Neighborhood Center (Rygh PUD) site. It should be expected that there would be limited capacity and significant delays for the, southbound to eastbound left-turn at this relocated "full" site access. This site access alternative could also include the internal street connection in described in Alternative B above. Based on the low volume of left-turns forecast into and out of the site for this alternative it would appear to be difficult to justify the costs to implement. Alternative D — Eastward relocation of the Temporary Site Access east of Harkness Avenue (current proposed location is approximately 500 feet east of Harkness Avenue) to a location that may be acceptable to the County for a long -range RI /RO access (approximately 880 feet east of Harkness Avenue), This alternative would also provide additional access to the western portion of the site and mitigate the concerns related to emergency response, the level of traffic on Street "A" near Harkness Avenue and circuity of travel. This alternative would require substantial additional site grading in order to traverse the steep slope associated with the gravel mining activity on the site. However in this case the costs associated with this alternative could be justified by the benefits. Kim Lindquist -7- October 24, 2001 Traffic Impacts to the Adjoining Existing Neighborhood East of Hinton Avenue While the proposed subject developments will contribute to the need for future traffic signal control and geometric improvement at the intersection of Hinton Avenue and 69"' Street, it can be assumed that these future improvements will be required with or without the subject development - generated traffic. This is due to the higher future background traffic volume on Hinton Avenue and the increased difficulty the existing neighborhood residents may have making the westbound to southbound left -turn out of the neighborhood from 69` Street. With future traffic control and geometric. improvements this intersection will operate at very acceptable levels of service. Concern .has been raised by the neighborhood related to having the Street "D" access to 70`' Street restricted to a RVRO access resulting in higher use of the intersection of 69 Street and Hinton Avenue (particularly as it relates to the convenience /gas land use). As discussed earlier, (and as shown in Table 2 and Appendix A) there is not a significant difference between the "full and RURO Street "D" access alternatives in terms of traffic volume and/or operational performance at any of the study area key intersections and in particular the intersection of 69` Street and Hinton Avenue. This insignificant difference is due to the lower traffic volumes forecast at the Street "D" access location and the difficulty in making the left -turns into and specifically out of the site under the "full" access scenario. Based on the existing neighborhood's internal street system configuration, travel time estimates and the development generated traffic origin/destination desires, it is unlikely that there would be a significant level of "through" traffic generated by the proposed developments that would use the neighborhood streets as "through" routes. Internal Site Circulation and Access A review of the concept site plans available for both development proposals indicates that the internal site circulation and access is generally well configured. However, an internal street connection between the east and west portions of the site would not only provide access to the RT/RO (Street "D ") access on 70 Street for the townhome portion of the site and mitigate the concerns: related to emergency response, the level of traffic on Street "A" near Harkness Avenue. and circuity of travel, but it would allow vehicular interaction within the site without having to use the adjacent arterial street system to travel within the neighborhood. In the site plan for the Cottage Grove Neighborhood Center (Rygh PUD) there are three driveways proposed in close proximity to each other in the center of a horizontal curve on the internal street serving the site. These conditions together may increase and complicate the driver's decision tasks and result in an increased potential for vehicular collision in this area of the site. Consideration should be given to reducing the number of driveways in this area. I(im Lindquist - 8 - October 24, 2001 Summary of Recommendations 1. Site Alternative A (One Right- In/Right -Out Access at Street "D" at the location proposed by the development team on 70 Street with full access to Hinton Avenue at 69 Street and Harkness /Hardwood Avenue) appears to offer the most effective and acceptable Street "D" site access configuration. The future reconfiguration of the Street "D" access to provide a 3/ access /intersection should be reserved and evaluated as part of any consideration of future reconstruction of 70` Street (CSAH 22) to a divided roadway section. 2. It is strongly recommended that more than one long -range access be provided to the western portion of the proposed site (residential townhomes area). Both Alternative B (an internal street connection between the east and west portions of the site that would provide access to the Street "D" RI/R0 access on 70 "' Street) and Alternative D - Eastward relocation of the Temporary Site Access east of Harkness Avenue to a location that may be acceptable to the County for a long -range RVRO access (approximately 880 feet east of Harkness Avenue) could provide this additional access. 3. Alternative D would provide a more effective secondary access alternative in terms of emergency response and circuitous travel issues relating to the western (residential townhomes) portion of the site. Further discussion of this access alternative with Washington County is recommended since they will need to review, approve and permit this access alternative. 4. The number of driveways in close proximity to each other in the center of the horizontal curve on the internal street serving the Cottage Grove Neighborhood Center (Rygh PUD) site should be reduced from three to two in order to avoid an increased potential for vehicular conflict and the associated risk of collision in this area of the site. Should you have any questions or comments concerning these preliminary findings, please contact us. DRE /7B /smf C : Z[.,5..0 L.T I NI Q G R.O,U..P ;, I bne Carlson Pukwey,.SWte 150; Mi n ne apol i s, MN 55M7 -4443 • (612) 4 -0010, 1 SNEEW INDCX :. nu s1aEr L E45 {qC LOINItI0N5 :PRQd1t11.NY PW tl. PAA11tlINAltY OPAOINq PPAINbF k:£ROSIOx fgMeot P4Y 9 -0. PAEWUNYIY UNp9CM6 PLIN . ' P. sEans k NovLs �. C ON,SU.LTI'NG G$oUP, INC.. ane Carlso PAxkway, Suit 150, Minneapolis, M N 55447-44431(612)475-0010 RLS PROPERTIES COTTAGE GROVE, MINNESOTA PRELIMINARY PLAT EXHIBITS FOR THOMPSON'LAND DEVELOPMENT A DIVISION OF u:8. 11021E CORPORATION 8421 WAYZATA.BLYD.. SUITE 300, GOLDEN VALLEY. MN 55426 PHONE: (763) 544 -7333 FM: (763) 544-9088 Mixed Density Residential . Thompson).Devel'o�ment _Cor cept Plan Figure 2 �A` `vnw �Ft�y`� sG��•1���, Y��'r! +• F:. 11� •Y.If r - a �l� �. �W, iw1� tea. .. ,�� � �[; Y � � ll I �,•IrA" a M 01 j a • �l I�F l (`���91'S �. C ON,SU.LTI'NG G$oUP, INC.. ane Carlso PAxkway, Suit 150, Minneapolis, M N 55447-44431(612)475-0010 RLS PROPERTIES COTTAGE GROVE, MINNESOTA PRELIMINARY PLAT EXHIBITS FOR THOMPSON'LAND DEVELOPMENT A DIVISION OF u:8. 11021E CORPORATION 8421 WAYZATA.BLYD.. SUITE 300, GOLDEN VALLEY. MN 55426 PHONE: (763) 544 -7333 FM: (763) 544-9088 Mixed Density Residential . Thompson).Devel'o�ment _Cor cept Plan Figure 2 / 1 ♦ v: .. KITE \ � ``\ � �� 4 GILeu yxnk.hleYaue :i i I ILL; ." irl i J 6r i. r- 5 I o � Cottage Grove W. Neighborhood. i �"♦- ..a ' <'S I I I I I f i' ♦ � _.. C. €�% i I< I . v `UIIIIlIT1J I ,ty�^+{ I rvaca k F to EE r r 1 I 6713s sJl . PROPOSED SITE PV .rz InaS xagN . s,♦zca5 1 I III I J III !1!I,fl, ,,F, ♦;�, .. � � '�'_',<s:::„— ..at'''°�`.a ^'7F,e, � •• 80.5995F. . - - -- .. �34T OF WRY FLAT NO 3 ') . (r. ..= A1o1 Cottage G rove NeigHborhoo dCente c _(Hygh PUD) ConceptPlan C ONSULTTNG GROUP, -INC.' One Carlson Parkwa Suite 150, Mi nneapolis, MN 55447 -4443 - (612) 4750010 figure 3 . C>O.N.S U L T I N G- G.R0U -P, .LN C. i One Carlson Parkway, Suite 150,Minneapolis, MN 55"47. 4419 • (612)475 -0030 Figure 5 - Existing and Forecast Average Daily Traffic Volumes Ap u u V'ere,�e VLlht�Se lCey lt ii V ��� riI ° xl� Yegt zdDd 5'xispr(9 Woodbut �7 �i''dr 2022''N(thD' @uElAPf020 4'fd[filfa ❑ 79 o fit y� 20 YS Px600Y., v45D j1410Ilj' :. 141 500) [15',504] X7.2 DD0) 74 74 toltdOe�QYgFeNelghbprtj0od ' 19 '.7,zzs tenteF.ERY$h .: -� [ 61 l,lDD) - ilx{�aeAB�h 74 2z I130dD] ike$id @.�hal ����� 22 30 5 au 22 . � , .6080 ahp0 " .' {O;IdO) a�tS a ve 30 g v r �St. Pa I LOU rk rLL'AJ}I 10 ' 5,600 19A ka9 :(16 ;000„) n m - t [i7:,000j �orHarklles5 to,ryar d -Ave e ilwao Avenue (� a �e mmerc S mi _ 0,5 1 1.5 2 I MCON.S : U �L;TIN.G -GROUP, INC. Une Czr7son�Pukway, Suite 150, Minneapolb, UN 554474443 • ( 4 75-0010 i 0 Year 2022 AM Peak Hour Traffic Forecasts -Two Full Access Locatwson 70th Street (GSAH City of Gottaue Grove - Rvoh/Thommce.., _..:_ �...�.. 10/16/2001 Year 2022 PM Peak Hour Traffic Fare rasle . Twn F,ai A.... I ....�o___ __ ,...... C ty,of Cottage Grove - RyghlThompson Developments Traffic Study Volumes Year 2022 AM Peak Hour Traffic Forecasts - One Right -In /Right -Out Access Location on 70th Street (CSAH 22) -- Year 2022 PM Peak Hour Traffic Forecasts - One Right-In/Right-Out Access Location on TUth Street (CSAH 22) SRF /J.Bednar City 9 f Cottage. Grove - R.yghirhompson Developments Traffic Study APPENDIX. "B" - LEVEL OF SERVICE (LOS) DESCRIPTIONS LEVEL OF SIGNALIZED INTERSECTION UNSIGNALIZED INTERSECTION _ SERVICE AVERAGE CONTROL DELAY PER AVERAGE CONTROL DELAY PER DESCRIPTION OF TRAFFIC DESIGNATION VEHICLE (SECONDS) VEHICLE (SECONDS) CONDITIONS A Less than 10 Less than 10 Stable Flow - Low delays; at traffic signals most vehicles do Rot stop; acceptable LOS B 10 -20 10 -15 Stable Flow - Low delays; at traffic signals some vehicles must stop; acceptable LOS C 20 -35 15 -25 Stable Flow - Moderate delays; at traffic signals some cycle failures; many vehicles must stop; acceptable LOS D 35.55 25 -35 Approaching Unstable Flow— Moderate delays; at traffic signals cycle failures become noticeable; many more vehicles must stop; limit of acceptable LOS E 55 -80 35 -50 Unstable Flow - Significant delays; at traffic signals cycle failures are frequent; most vehicles required to stop; unacceptable LOS F Over 80 Over 50 Forced Flow /Failure - Significant delays; at traffic signals many cycle failures occur; most or all vehicles must stop; unacceptable LOS CONSULTING GROUPixc. February 12, 2013 To: Mike Rygh Custom One Homes From: Jay Thompson Viewpoint Consulting Group, Inc. RE: Initial Demand Assessment for Independent, Assisted Living, and Memory Care Housing in Cottage Grove, Minnesota Introduction This memorandum provides an initial assessment of the demand for market rate senior housing in Cottage Grove, Minnesota The purpose of this initial assessment is to broadly assess the depth of demand for senior housing in the local area to determine if potential exists to support a new development. Included in this initial assessment are demand calculations for independent, assisted living, and memory care housing. Potential demand is calculated based on analysis of the Income /asset- qualified target market for senior housing and the supply of competitive senior housing units serving the primary market area. The ability of the subject development to capture excess market area demand Is discussed in this assessment. Senior Housing Demand Assessment: Cottage Grove, MN Primary Market Area Definition The subject site ( "Site") for the proposed senior housing development is in Cottage Grove, Minnesota, Cottage Grove is a suburban community of 34,589 people (2010 Census) situated along the Mississippi River in Washington County. More specifically, the Site is at the intersection of 70 Street South and Hinton Avenue. It is approximately one mile south of Cottage Grove's border with Woodbury. Based on community orientation, traffic patterns, geographic barriers, proximity to other senior housing properties, and our knowledge of senior housing draw areas, we estimate that a new senior housing development in Cottage Grove would attract approximately 70% of its residents from a draw area (Primary Market Area, or "PMA ") that includes Cottage Grove, St. Paul Park, Newport, Grey Cloud Island, and Denmark Township. The remaining portion of demand (30 %) would come from outside the PMA, including parents of adult children living in the PMA and seniors needing affordable senior housing who are currently living just outside the PMA. A fair amount of the demand from seniors living just outside the PMA would come from Woodbury because of its close proximity. We do not include Woodbury in the PMA, however, because most seniors in Woodbury are oriented to senior housing options that exist in Woodbury. A map of the PMA Is shown on the following page. Viewpoint Consulting Group, Inc, Page 1 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Primary Market Area i O '� eIB�L /Shores tl Tr ; [, 1� Lake t _ I Grob{ ,) � 1 Oodburyll - �._ � 60adh : i 1• . J j 1 o St Mar y'sPOlnjpC Pi 88I Si r , \\ 1 � 1� I ;%/ r h A7lon�'C .i h •� I1 J N �111ik11 I• .. I I / 7 O aK4 - ar m o r/ a Or N �( lip st aul /� - � 4, 'I k 1,5;l1�:e. I o Gnoy�U I'Rj � Cottage ._. (�ofgltfs f Grove ° S • P / Spring Lake : II I 605 ( � 52 Dates Viewpoint Consulting Group, Inc. P age 2 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Demographic Analysis Tables 1 through 5 on Pages 5 through 7 show key economic and demographic variables related to the demand for senior housing in the PMA (age distribution of the senior population and household base, senior household income, senior homeownership rates, and single - family home resale trends). This demographic data is from ESRI, a national demographics firm, and adjusted by Viewpoint Consulting Group based on local growth trend data. Home resale data is from the Minneapolis Area Association of Realtors. The key demographic and economic findings are summarized on the following pages. Senior Population and Household Trends ► The total population in the PMA in 2010 was 45,329. The overall population is projected to grow slightly through 2017 (to 47,800) as home building increases from very low levels the past several years. / In 2010, the senior population (age 65 +) in the PMA was 4,041, an increase from 2,525 in 2000, or +60%). / Cottage Grove's population of 34,589 in 2010 accounted for 76% of the total PMA population. Cottage Grove accounted for 70% of the population over age 65 within the PMA. Newport and St. Paul Park in the PMA have older populations. ► Between 2012 and 2017, all senior age groups in the PMA will experience strong growth. The population ages 65 to 74 will grow at a fast pace as the first baby boomers began turning 65 in 2011. Despite the slower growth of older seniors, the PMA's 75+ population is still projected to grow by 18% over the next five years. Senior Household Incomes The target market for senior housing with support services is generally senior households age 75 and older with incomes of at least $30,000 (plus some lower- income senior homeowners). In 2012, an estimated 566 households age 75 and older had incomes of at least $30,000. When factoring in inflation, households would generally need incomes of at least $35,000 to qualify for market rate senior housing with services. Despite growth of the senior population, the number of income - qualified households in 2017 is projected to remain stable due to minimal income gains. It should be noted that since assisted living and memory care housing are predominately need driven, seniors with low incomes are still candidates for private pay housing if they have home equity or other savings that they can utilize to pay for the costs. Viewpoint Consulting Group, Inc, Page 3 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Senior Household Tenure Seniors who own their homes have an additional source of income through the sale of their home that can be utilized for alternative housing. Upon the sale of their home, the proceeds can be invested and the income used dollar for dollar as supplementary income for housing and services, As Table 4 illustrates, as of 2010, a very high percentage of seniors up to age 84 in the PMA are homeowners. The sharp drop in the homeownership rate among the age 85+ population highlights how rental housing becomes much more predominant as seniors' care needs rise and /or they no longer desire to maintain a single - family home. Home Value Trends / Seniors can use the proceeds from the sale of their home to off -set the cost of senior housing. Home values in the PMA are average when compared to the metro area. A senior selling their home for $190,000 (about the median resale price of a single - family home in Cottage Grove in 2012) could receive an investment return of approximately $440 monthly from the sale (sale price minus 7% sales agent fees, and a 3% annual return on their investment). If a senior uses the full home sale proceeds towards the cost of alternative housing, the home sale proceeds would cover the costs at an assisted living facility ($3,500 per month) for approximately four years. At a memory care facility ($5,000 per month), the same amount of home sale proceeds would last roughly three years. Viewpoint Consulting Group, Inc. Page February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Table i Senior Population Growth Trends and Projections Primary Market Area 2000 to 2017 Table 2 Senior Household Growth Trends and Projections Primary Market Area 2000 to 2017 Change, 2012 to 2017 Age 2000 2010 2012 2017 No. Pct. 55 to 59 1,826 2,683 2,834 3,062 228 810% 60 to 64 1,252 2,250 2,417 2,683 266 11.0% 65 to 69 966 1,432 1,570 .1,940 370 23.6% 70 to 74 730 1,031 1,152 1,499 347 30.2% 75 to 79 448 762 811 966 155 1911% 80 to 84 223 480 500 555 55 11.0% 85+ 158 336 377 466 88 23.5% Total 65+ 2,525 4,041 4,410 5,425 1,016 23.0 %. Total 75+ 829 1,578 1,688 1,986 298 17.7% Total Population 41,022 45,329 45,957 47,800 1,843 4.0% Sources: ESRI; 2000 Census; Viewpoint Consulting Group, Inc. Table 2 Senior Household Growth Trends and Projections Primary Market Area 2000 to 2017 Viewpoint Consulting Group, Inc. Page 5 February 12, 2013 Change, 2012 to 2017 Age 2000 2010 2012 2017 No. Pct. 55 to 64 1,764 2,809 2,948 3,237 289 9.8% 65 to 74 1,091 1,498 1,635 2,069 434 26.5% 75+ 570 1,088 1,148 1,351 203 17.7% Total 65+ 1,661 2,586 2,783 3,420 637 22.9% Total Households 15,772 15,905 16,815 910 5.7% Sources: ESRI; 2010 Census; viewpoint Consulting Group, Inc. Viewpoint Consulting Group, Inc. Page 5 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Table 3 Household Incomes by Age of Householder Primary Market Area 2012 and 2017 Viewpoint Consulting Group, Inc, Page 6 February 12, 2013 2012. Households byAge Income 55-64 65 -74 75+ <$15,000 152 188 172 $15,000 to $24,999 134 181 265 $25,000 to $34,999 185 214 292 $35,000 to $49,999 365 241 22.2 $50,000 to $74,999 747 375 125 $75,000 to $99,999 506 194 43 $100,000 to $149,999 534 185 23 $150,000+ 325 59 6 Total 2,948 1,635 1,148 Median HH Income $69,834 $49,531 $28,672 2017 Households by Age Income 55 -64 65 -74 75+ <$15,000 143 231 224 $15,000 to $24,999 86 167 278 $25,000 to $34,999 129 204 283 $35,000 to $49,999 317 260 265 $50,000 to $74,999 733 461 168 $75,000 to $99,999 729 353 81 $100,000 to $149,999 679 296 41 $150,000+ 421 96 12 Total 3,237 2,069 1,351 Median HH Income $80,372 $56,907 $30,237 Sources; ESRI; 2020 Census; Viewpoint Consulting Group, Inc. Viewpoint Consulting Group, Inc, Page 6 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Table 4 Tenure by Age of Householder Primary Market Area 2010 Table 5 Single - Family Home Values Cottage Grove 2010 to 2012 Owners Renters Sales Sale Price Days on Market Households No. Pct. No. Pct. 327 $190,000 117 Age 55 to 64 2,605 92.7% 204 7.3% Age 65 to 74 1,365 91.1% 133 8.9% Age 75 to 84 696 83,1% 142 16.9% Age 85+ 138 55.2% 112 44.8% Total 4 89.0% 591 11.0% Total Age 65+ 2,199 85.0% 387 15.0% Total Age 75+ 834 76.7% 254 23.3% Sources: FSRI; 2010 Census, Viewpoint Consulting Group, Inc. Table 5 Single - Family Home Values Cottage Grove 2010 to 2012 Viewpoint Consulting Group, Inc. Page 7 February 12, 2013 No. of Median Average Cumulative Year Sales Sale Price Days on Market Cottage Grove 2010 327 $190,000 117 2011 315 $177,000 128 2012 475 $189,950 93 Twin Cities Region ' v ~ 127 2010 28,557 $185,000 2011 31,082 $167,000 142 2012 36,893 $184,000 114 Sources: Minneapolis Area Association of Realtors; Viewpoint Consulting Group, Inc. Viewpoint Consulting Group, Inc. Page 7 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Senior Housing Supply Senior Housing Defined Senior housing encompasses a wide variety of product types. The properties that include the lowest level of services are adult properties, which offer virtually no support services or health care, but restrict tenancy to those age 55 and over. Adult properties can be rental or owner - occupied (attached or detached townhomes, condominiums and cooperatives). Congregate properties, better known as independent living, offer support services such as meals and housekeeping. These services are either included in the rent or offered a -la -carte so that residents can choose whether or not to payfor them. Independent living projects attract an older and frailer senior population than adult projects (generally seniors age 75 and over). The most service- intensive housing types are assisted living, memory care, and enhanced care suites as they offer the highest level of services short of a nursing home. Some of the typical services they provide are meals, housekeeping, linen changes, personal laundry, 24 -hour emergency response and a wide range of personal -care and therapeutic services. The meals and services are either built into the monthly fee, charged through a tiered service package or offered a -la- carte. This report provides initial demand calculations for independent, assisted living, and memory care housing. Competitive Senior Housing Properties Table 6 shows the inventory of senior housing properties that would provide competition to a new development on the Site in Cottage Grove. For each competitive property, Table 6 provides information on location, year built, whether or not it is located in the PMA, its distance from the Site, Its estimated competitiveness and its total competitive units. The competitive percentage is estimated based on a property's distance from the Site, its location within or near the PMA, and its community orientation (i.e., its estimated primary draw area). The following are key highlights about the competitive supply. / Atotal of six competitive properties were identified in and near the PMA. Only two of the competitive properties are located in the PMA — White Pine and Norris Square. These two properties combine for a total of 241 units of independent, assisted living, and memory care housing. White Pine and Norris Square are both less than two miles from Site and share the same draw area — hence they are considered 100% competitive and all their units are competitive. The service level mix of the competitive units located in the PMA is 86 independent units, 84 assisted living units, and 62 memory care units. All of the competitive independent units are at Norris Square, as White Pine contains only assisted living and memory care housing. Consulting Group, Inc. Page s February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN / The competitive properties located outside the PMA boundary are all in Woodbury. Other surrounding properties are located across the Mississippi River in Inver Grove Heights and Hastings. Since access across the River is limited to a couple bridges, properties in Hastings and Inver Grove Heights would have limited competitiveness with a new development on the Site and are not Included in Table 6. / The properties in Woodbury are located over four miles from the Site and to account for slight draw area overlap, are estimated at 10% competitive. They combine for a total of 34 competitive units (nine independent units, 20 assisted living units, and six memory care units). / The closest competitive property is White Pine, located 1.2 miles from the Site. White Pine consists of an assisted living building that opened In 2008 and a memory care building that opened in 2011. Norris Square is located 1.6 miles from the Site and has a total of 146 units. It opened in 2008 and has 86 independent units, 42 assisted living units, and 18 memory care units. ► Woodbury Estates and Woodbury Villa are located on the same campus (Woodbury Senior Living) at Lake Road and Woodlane Drive. Woodbury Health Care Center is also located on the campus. Woodbury Estates and Woodbury Villa combine for 87 independent units, 139 assisted living units, and eight memory care units. At 10% competitiveness, they supply the PMA with 14 competitive assisted living units and one competitive memory care units. ► Stonecrest in Woodbury is a 164 -unit property that opened In 2000, It offers multiple levels of care and accounting for draw area overlap, supplies the PMA with nine competitive independent units, six competitive assisted living units, and two competitive memory care units. / Prelude Homes opened in 2011. Accounting for draw area overlap, this property supplies the PMA with three competitive memory care units. 1 Overall, the properties identified in Table 6 supply the PMA with 95 competitive independent units, 104 competitive assisted living units, and 68 competitive memory care units. While the properties are all market rate, a small portion of the residents are lower - income seniors utilizing the Elderly Waiver program. Viewpoint Consulting Group, Inc, page 9 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Table 6 Competitive Senior Housing Supply Primary Market Area January 2013 Viewpoint Consulting Group, Inc. Page 10 February 12, 2013 Miles Percent Year Number In the from Comp- Compet- Property Name Location Built of Units PMA Site etitive' itive Units Independent Living Norris Square Cottage Grove 2008 86 Yes 1.6 100% 86 Stonecrest Woodbury 2000 87 No 4.8 10% 9 Subtotal 173 95 Assisted living White Pine Cottage Grove 2008 42 Yes 1.2 100% 42 Norris Square Cottage Grove 2008 42 Yes 1.6 100% 42 Woodbury Estates Woodbury 1998 64 No 4.2 10% 6 Woodbury Villa Woodbury 1985 75 No 4.2 10% 8 Stonecrest Woodbury 2000 59 No 4.8 10% 6 Subtotal 282 104 Memory Care White Pine Cottage Grove 2011 44 Yes 1.2 100% 44 Norris Square Cottage Grove 2008 18 Yes 1.6 100% 18 Prelude Homes Woodbury 2011 30 No 4.0 10% 3 Woodbury Estates Woodbury 1998 8 No 4.2 10% 1 Stonecrest Woodbury 2000 18 No 4.8 10% 2 Subtotal 118 68 1 Percent Competitive Is estimated by the researcher based on the competitive property's distance from the subect Site, location within /near the PMA, its community orientation, and specific characteristics Source: Viewpoint Consulting Group, Inc. Viewpoint Consulting Group, Inc. Page 10 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Viewpoint Consulting Group, Inc. Page 11 February 12, 2013 Senior Housing Demand Assessment: Cottage Grave, MN Planned and Proposed Senior Housing Developments Planning staff at the municipalities in the PMA were surveyed to identify planned and proposed senior housing developments that may increase the future competitive supply. There are no potential market rate senior housing developments with services under planning review in the PMA. Thus no additional units are subtracted from 2017 demand calculations presented later In this assessment. Senior Housing Demand Calculations Tables 7through 9 provide initial demand calculations for the number of market rate independent living, assisted living, and memory care units that can be supported in the PMA in 2012 and 2017, along with an estimate on the number of units that can be supported on the Site in Cottage Grove. Independent Senior Livins As shown in Table 7, unmet demand for independent living housing on a site in Cottage Grove is calculated for 78 units in 2017. The following points summarize the demand methodology. The target market for independent living housing is senior households age 75+ with incomes of $30,000 or more plus households with incomes between $20,000 and $30,000 who would qualify with the proceeds from a home sale. There would also be some limited demand from seniors under age 75. These seniors are the "age /income- qualified base." A capture rate — or "penetration rate" — is applied to the income - qualified base of younger and older seniors. The penetration rates are based on the current penetration rates of independent senior housing in the Twin Cities Metro Area, Applying the penetration rates to the age /income- qualified base results in demand for 131 independent units in 2012, growing to 144 units in 2017. Senior developments can typically expect approximately one - quarter of their residents to come from outside their primary market area. We project that a senior development on the Site can draw a slightly higher percentage from outside the PMA; primarily due to its close proximity to Woodbury which is outside the PMA. We estimate that seniors currently residing outside the PMA will generate 30% of the total demand for independent senior housing. This demand from outside the PMA increases total demand to 188 units in 2012 and 206 units in 2017. We subtract the number of existing competitive units (minus a 5% vacancy factor) from the total demand resulting in excess demand for 98 units in the PMA in 2012. There are no planned independent senior living units in the PMA identified that would increase the competitive supply. Subtracting existing units from 2017 total demand results in excess demand potential in the PMA for 116 units in 2017. Viewpoint Consulting Group, Inc. Page 12 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN No single site can capture all of the demand in a PMA. Based on the geographic size of the PMA and the Site's location within the PMA, we estimate that the Site can capture 55% of the excess demand potential. This results in excess demand on the Site for 55 independent living units in 2012 growing to 64 units in 2017. Table 7 Independent Senior Housing Demand Calculation Primary Market Area 2012 and 2017 int Consulting Group, Inc. Page 13 February 12, 2013 2012 2017 A 65 to 74 Households in the PMA 1,635 2,069 B Percent income - qualified 82% 81% C Potential penetration rate of independent living housing 0.5% 0.5% D Income - qualified 65 -74 households in the PMA (A x B x C) 7 8 E 75+ Households in the PMA 1,148 1,351 F Percent income- qualified 68% 63% G Potential penetration rate of independent living housing 16% 16% H Income - qualified 75+ households in the PMA (E x F x G) 125 136 1 Total demand for independent housing from the PMA (D + H) 131 144 J Estimated percent of demand from outside the PMA 30% 30% K Total demand for independent living units in the PMA (I / (1 -J)) 188 206 L Competitive independent living supply* 90 90 M Excess independent living demand (K - L) 98 116 N Estimated percent of demand capturable by subject Site 55% 55% O independent living demand on the subject Site (M x N) 54 64 * Competitive units minus a 5% vacancy factor Source: viewpoint Consulting Group, Inc. int Consulting Group, Inc. Page 13 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Assisted Living As shown in Table 8, unmet assisted living demand on the Site in Cottage Grove has been calculated for 28 units in 2017. This demand is for market rate (or "private pay ") units and does not include additional demand from lower- income seniors who could utilize the Elderly Waiver program to pay for services. The following points summarize our demand methodology. The primary market for assisted living housing in the PMA is seniors ages 75 and over needing assistance with Activities of Dally Living (ADLs). Based on data from the Health and Aging Chartbook that was conducted by the Centers for Disease Control and Prevention and the National Center for Health Statistics, the percentage of seniors unable to perform, or having difficulty with, ADLs ranges from 25.5% of seniors ages 75 to 79, 33.6% of seniors ages 80 to 84 and 51.6% of seniors ages 85 and over. Applying these percentages to the senior population in the PMA results in the total age - qualified population needing assistance with ADLs. To afford market rents, these seniors will generally need incomes of at least $40,000 or have assets available through the proceeds received from the sale of their home. Overall, we calculate that 49% of the senior population in the PMA in 2012 was income - qualified for market rate assisted living housing, We estimate that 70% of the age /income - qualified seniors needing assistance will be able to remain in their homes by receiving home health care services or will live in other less service - intensive senior housing. This percentage also takes into account that many seniors are not living alone and will be able to remain in their existing homes with assistance from their spouse /partner. The remaining 30% will need /choose assisted living housing. We estimate that seniors who currently reside outside the PMA will generate 30% of the demand for assisted living senior housing— increasing total demand in the PMA to 119 units in 2012 and 139 units in 2017. This demand will consist primarily of parents of adult children who live in the PMA. The next step in calculating demand is to subtract competitive supply from total PMA demand. A total of 104 competitive units were identified in Table 6. Subtracting these competitive units (minus 10% which are estimated to be occupied by lower- income residents utilizing the Elderly Waiver program to pay for services and a 5% vacancy factor) from total demand results in the excess demand for 30 assisted living units in the PMA in 2012. No pending developments were identified that would increase the competitive supply serving the PMA by 2017. Excess demand is calculated for 51 units in the PMA in 2017. Again, no single site can capture all of the demand in a PMA. We estimate that the Site in Cottage Grove can capture 55% of the excess demand potential in the PMA. This results in excess demand on the Site for 17 market rate assisted living units in 2012 growing to 28 market rate units in 2017. Viewpoint Consulting Group, Inc. Page 14 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Table 8 Market Rate Assisted Living Demand Calculation Primary Market Area 2012 and 2017 Viewpoint Consulting Group, Inc. Page 15 February 12, 2013 2012 2017 A 75 to 79 Population in the PMA 811 966 B Percent needing ADL assistance 25.5% 25.5% C Estimated population needing ADL assistance (A x B) 207 246 D 80 to 84 Population in the PMA Soo 555 E Percent needing ADL assistance 33.6% 33.6% F Estimated population needing ADL assistance (D x E) 168 187 G 85+ Population in the PMA 377 466 H Percent needing ADL assistance 51.6% 51.6% 1 Estimated population needing ADL assistance (G x H) 195 240 J Total 75+ population needing ADL assistance (C+F+I) 569 673 K Percent of PMA population income- qualified 48.8% 48.4% L Total income - qualified population needing ADL assistance (1 x K) 278 325 M Potential penetration rate of assisted living housing 30% 30% N Total demand for assisted living units (L xM) 83 98 o Estimated percent of demand from outside the PMA 30% 30% P Total demand for assisted living units in the PMA IN J (1 -0)) 119 139 Q Competitive assisted living supply* 89 89 R Excess assisted living demand (P - Q) 30 51 S Estimated percent of demand capturable by subject Site 55% 55% T Assisted living demand on the subject. Site (R x S) 17 28 * Competitive units minus a 5% vacancy factor Source: Viewpoint Consulting Group, Inc. Viewpoint Consulting Group, Inc. Page 15 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Memory Care Table 9 calculates unmet memory care demand on the Site in Cottage Grove for 17 units in 2017. Like assisted living, this demand is for market rate units and does not include additional demand from lower- income seniors who could utilize the Elderly Waiver program to pay for services, The following points summarize our demand methodology. Demand is calculated by multiplying the PIMA age 65+ population in 2012 and 2017 by the incidence rate of Alzheimer's /dementia (based on data from the Alzheimer's Association: Alzheimer's Disease Facts & Figures— 2007). An estimated 462 seniors living in the PMA as of 2012 had a memory impairment. Due to the high cost of memory care housing, the income needed to afford market rate memory care is much higher than independent and assisted living housing. The income - qualified base for memory care housing is defined as 85% of households with incomes of at least $60,000 plus 40% of homeowners with incomes below $60,000. The majority of seniors with dementia are able to live independently with the assistance of a caregiver, while those in the latter stages of dementia require intensive medical care that is only available in skilled nursing facilities. Some also choose other types of housing like adult foster care. An estimated 30% of age /income - qualified people with memory Impairment constitute the market for memory care housing. An estimated 30% of the demand for memory care housing would come from seniors residing outside of the PMA. This additional demand brings the total demand within the PMA to 72 units in 2012 growing to 89 units in 2017. The competitive supply is then subtracted from the total demand to reveal unmet demand. A total of 68 competitive units were identified serving the PMA. Subtracting these competitive units (minus 5% that are estimated to be occupied by lower- income residents utilizing the Elderly Waiver program and a 5% vacancy factor) results in the excess demand for 11 memory care units in 2012. No pending developments were Identified that would increase the competitive supply by 2017. Subtracting the existing competitive units from the total demand results in excess demand for 28 units in 2017. No single site can capture all of the demand in a PMA. We estimate that the Site in Cottage Grove can capture 55% of the excess demand potential in the PMA. This results in excess demand on the Site for six market rate memory care units in 2012 growing to 15 units in 2017. Viewpoint Consulting Group, Inc. Page 16 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN Table 9 Market Rate Memory Care Housing Demand Calculation Primary Market Area 2012 and 2017 Viewpoint Consulting Group, Inc. Page 17 February 12,2013 2012 2017 A 65 to 75 Population 2,721 3,439 B Dementia incidence rate 2.0% 2.0% C Estimated population with Dementia (A x B) 54 69 D 75 to 84 Population 1,311 1,521 E Dementia incidence rate 19,0% 19.0% F Estimated population with Dementia (D x E) 249 289 G 85+ Population 377 466 H Dementia Incidence rate 42.0% 42.0% 1 Estimated population with Dementia (G x H) 158 196 J Total population with Dementia (C+ F+ 1) 462 553 K Percent of population income- qualified 36% 37% L Total income - qualified population needing assistance (J x K) 168 207 M Potential penetration rate of specialized memory care housing 30% 30% N Total demand for memory care units (Lx M) 50 62 O Estimated percent of demand from outside the PMA 30% 30% P Total demand for memory care units in the PMA (N / (1- 0)) 72 89 Q Competitive memory care supply 61 61 R Excess memory care demand (P - Q) 11 28 S Percent of demand capturable by subject Site 55% 55% T Memory care demand on the subject Site (R x S) 6 15 1 * Competitive units minus a 5% vacancy factor Source: Viewpoint consulting Group, Inc. Viewpoint Consulting Group, Inc. Page 17 February 12,2013 Senior Housing Demand Assessment: Cottage Grove, MN Demand Summary The age 75 and overpopulation nearly doubled in the PMA last decade and is projected to continue growing rapidly through 2017, Asa result, demand for senior housing is also growing, although the pace of growth is tempered by projected flat incomes. The initial demand for market rate senior housing on the Site in Cottage Grove is summarized in Table 10. Total unmet demand In the PMA for the three service - levels is projected to Increase from 139 units in 2012 to 195 units in 2017. The estimated portion of demand that can be captured by the Site is 55 %. In 2014, when the proposed development would potentially open, this capture rate equates to demand on the Site for 58 independent units, 21 assisted living units, and 10 memory care units, for a total of 89 units. If residency is allowed to some lower- income seniors utilizing the Elderly Wavier program, then a few more assisted living and memory care units could be supported on the Site. Table 10 Summary of Initial Demand Calculations for Market Rate Housing Primary Market Area 2012 and 2017 Viewpoint Consulting Group, Inc. Page 18 February 12, 2013 Total Unmet Demand PMA Competitive PMA on Subject Demand Supply Demand Site 2012' Independent Living 188 90 98 54 Assisted Living 119 89 30 17 Memory Care 72 61 11 6 Total 379 240 139 76 2014 Independent Living 195 90 105 58 Assisted Living 127 89 38 21 Memory Care 79 61 18 10 Total 401 240 161 89 2017: Independent Living 206 90 116 64 Assisted Living 139 89 51 28 Memory Care 89 61 28 15 Total 434 240 195 107 Source: Viewpoint Consulting Group, Inc. Viewpoint Consulting Group, Inc. Page 18 February 12, 2013 Senior Housing Demand Assessment: Cottage Grove, MN As noted in the introduction of this report, the purpose of this initial assessment is to broadly assess the depth of demand for senior housing in the local area to determine if potential exists to support a new development. Thus, the findings are preliminary and should be viewed in that light. A full market feasibility study would more closely examine factors such as the desirability of the Site and the performance of competitive buildings, both of which may impact demand. Viewpoint Consulting Group, Inc. Page 19 February 12, 2013 John Burbank From: Jennifer Levitt Sent: Monday, May 13, 20131:43 PM To: John Burbank Subject: FW: Summerhill Crossing Senior Housing - sanitary sewer capacity analysis Attachments: Sewer caics 051313.pdfi Parcel Sketch Map.pdf From: Schleeter, Brad [mailto:Brad.Schleeter @stantec.com] Sent: Monday, May 13, 2013 1:39 PM To: Jennifer Levitt Cc: Sanocki, Dave Subject: Summerhill Crossing Senior Housing - sanitary sewer capacity analysis Jennifer, I've attached information regarding the sewer capacity analysis for Summerhill Crossing Senior Housing based on the water meter reading information that you sent me. The first pdf is the sewer calculations and the second is a parcel sketch map showing the parcels Involved in this analysis. Based on this information, I have the following comments and questions: 1. The average sewer flow calculations for the three existing properties only look at the domestic water usage quantities (irrigation water usage is excluded). 2. The average sewer flow generation for the three existing properties only reflects the average daily flow generation for the peak flow month (the highest total monthly consumption value Is divided by the total number of days In the meter reading period). This average number does not reflect any daily peaks in sewer flow, rather it is a monthly average based on the best Information available, We believe that this approach is acceptable as the peak flow factor used to estimate the design flow rate for this area accounts for daily peaks In sewer flow. 3. Our estimate of average sewer flow from the three existing properties is 1,398 gal /ac /day, which Is slightly less but comparable to the assumed unit flow rate from the 2008 CSP for commercial /industrial land use of 1,500 gallac /day. 4. Our average sewer flow estimate for the Senior Housing facility uses the unit flow rate for High Density Residential land uses from the 2008 CSP (120 gal /unit/day), that assumes 2 people per unit. We realize that this assumption is conservative as many of the units will be single occupancy, however, we didn't want to deviate from the 2008 CSP assumptions. Does the applicant have sewer flow information from other existing facilities that could help In refining this unit flow rate assumption? 5. Another factor that could Impact the flow from the three existing users is future expansion or ultimate build -out. Are there any plans for future expansion of the existing users that would generate additional flow? Are the existing users at their maximum occupancy or will there be addition occupants /tenants contributing flow in the future? Either of these scenarios could Increase flows from the existing users. 6. Our calculations Indicate that the estimated average flow from the three existing properties plus the Senior Housing facility (0.017 MGD) is close to the original average flow assumption from the 2008 CSP (0.015 MGD). However, given the existing downstream sewer capacity Issues, it would be helpful to address the questions raised above to Increase our level of comfort with the proposed Senior Housing facility. Could you review this Information and let me know If you have any follow up questions on this analysis. Thank you, Brad Schleeter Project Manager Stantec 2335 Highway 36 West St. Paul MN 55113 Ph: (651) 604 -4801 Cell: (651) 775 -5160 brad.schleeterO-stantec.com stantec.com The content of this email Is the confidential property of Stantec and should not be copied, modified, retransmitted, or used for any purpose except with Stanteds written authorization. If you are not the intended recipient, please delete all copies and notify us Immediately. ® Please consider the environment before printing this email. This email has been scanned by the Symantec Email Security.cloud service. For more information please visit http: / / www.symanteccloud.eom Wale, Consumption Records for E¢Isi no Summ.rhlll Commercial Bido (6936 Pin. Arbor D, S3 Ramona Month Dasof Readln Start Readln¢ End Readln, cenrum tlon Avena emmum tlon F1011 ns lseD,allans) (gallons IMGD) September 2011 28 469 438 9000 0.003 06o1er 1011 29 428 483 9000 O.eaa3 November 2011 33 483 492 Iowa G.o03 ommObe, 2011 30 493 567 100 0.0003 lama lo 30 502 516 9000 0.0003 Febma 2011 31 516 526 10000 0.0a3 Matth 2012 31 525 535 9000 0.003 Ap ril 2012 29 535 545 leaea OAea3 Me, 2012 32 545 554 900 0.0003 June 2012 29 654 564 Tom DOM Jul 2012 30 564 524 low 0.003 Au uet 2012 31 534 584 Iowa 0.003 Se tembe, 2012 30 584 594 10000 0.003 October 2012 33 594 605 now D.OW3 November 2012 30 605 616 11000 DOOM December 3012 29 616 626 lease 0,0003 lance 2013 3/ 626 bar 1100 0.0003 February 2013 28 633 648 ]1000 UA04 March acne I 28 640 659 10000 0.0004 Water Consumption Records for Existing Health East Bldg (6939 Pine Arbor Dr S) Macau. Month D. soJReadln Start Ruedln8 End Readln, Cbmam tlan Average (ansumptian 1000gahm) (1DoD,alloor) (gallons MGD Se lamb¢, 2011 23 387 395 am 0.003 October tall 29 395 493 MD MOOD) November 3011 33 403 412 900 0.003 December 3011 30 412 420 800 0.a03 !anus 2012 30 420 439 am 0.003 Fabruar, 3012 31 429 43, 900 11003 March 2012 31 438 448 1o00 DDea3 April 2012 29 448 458 100 0.003 Me 2012 32 458 468 lease [Local June 2012 29 468 4]] 800 0.003 July 2012 30 433 486 000 0.003 notion 2012 31 486 500 14DW 0.005 5e t er 1012 30 50 510 100 0.003 October 3012 33 510 534 24Dse 0.00] November 3012 30 534 545 11000 0.000 0<mmber 2012 29 545 556 1100 (Ended lenua 2013 34 556 566 1000 0.003 Febma 2ml 28 566 564 1800 0.006 March 2013 38 584 604 2000 0.003 i Total ExhUm Avenge Flow (from bnea)=1 Mean jMGD Total Area of noun, properties and lum m.m. of ROW In no,.n I TRa Atte Area (5.23ace 1.38aa)= 6.6S ettes Existing Unit Flow 011. 139¢ ¢n/ar/my 5/13/2013 r , if i Z .S3e►�. ; ac �A tc.<. 1 .9Lt 30 Oi6 7 0 1 1 ST csp �Iz � r 3ac �. Som- seg1 bew-1geA Kr-c' o a.11oae S VMM uMI� Rol,.) � 2.iWwc. Soumes: Eml, DeLorme, NAVTEG. USGS, Intemep, FC, NRCAN, Esd Japan, MET], Sal Chlga (Hong Kong), Esd C hailanr), TbmTOm, 2012, Seume,Esd, p191WIClubs, GeoEye, kubed, USDA, USGS, AEX, Getmapping, Aemgr]d, IGN, IGP, swisslopo, abd the OIS User Community Created on 5110/2013 MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT This draWna is the result of Me sempeatlpn Mot reprotuoom of isM resents as they appearinvanous MsNngton Couny oRim' The tmMVshoult be usM ror Wean" purposes ony. Waahingl. COunyls lwl respon Lk torany Ineaurecles.