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HomeMy WebLinkAbout2016-11-28 PACKET 06.1.EOE to, v U) v 0 v 0 0 W 0- w 73 m O m v D D � .a Z 0 N 0 0 rt rr O rf 3 0 O O. O U) U) r~ 0 CL CO) CA m O 0 O z 'O C 0 E m z v D 3 N 00 m m O C 0 r m m m n �7 O 1 'INw v, m N I i �'q ,^ r 0 N r Cl) X D " v v z D m p Cl) ••' c o m a o cn gwmzm D z .. m0D0o z c0wm o D -I -� -�_ =o c D m n m a) (D CD = 2) n Z O� rFQ.-0 CCDM NCL 2 Ov 0 rr O O rt. n cD Q. O. �' cc G± 0 (D O = 0 M== 2) v n 0 M ;un su CD '-co 0 0,CL� �. rt OS m < Er OS O CL CD m Q. O �D 0 = O rt v to z ..,, CD (Q O r 0•• CD Q B rt r0 n N O 00 O � O0 rt Q Or- 0• �1 ��-000 CD � N NCQ � � ncD m vi vi O C rr 0 w w� 0� cn r O O 0 UCO .Q N O y Q � O `D < ,Oy 'O'' ( Z (OD O' 0) CD cI s1 '.3 --1 (D (DD h p I 'a 0 --1 Q e0 -r 0 = r'r * D) fl: 3 O Q O (D Al Q. Q. n N r�i O n CO) rr-000) c�CD w0Z7*�c� CD CL D m0 oCD =_ 0m �CcD Q=O 0 m Qv < Q.r ; = -s UlN. ? _ (D <O 70- CD — =Cn (DD— Cn CD (Dh-a- CDDQ.O4� t0n0m Q �?O -0 -0 Q - f(D Q. Q. CD CD a.)rl' CD o -0 f1 fl1 rt 3 QCT Al tU ,;f0 l�D 'y (Q o 3 rt oCD � Nv rt o Q. Q I 0 O z 'O C 0 E m z v D 3 N 00 m m O C 0 r m m m n �7 O 1 'INw v, m N I i �'q ,^ Planning Staff Report Norris Square Redevelopment Planning Case No. ZA2016-061, PP2016-062, SP2016-063, and CUP2016-064 November 28, 2016 Proposal Presbyterian Homes (PHS/CG Center, LLCA) has filed the following applications: A. Zoning amendment to amend the approved Planned Development Overlay (PDO); B. Preliminary plat for PHS Cottage Grove Inc. 3rd Addition, which creates five lots and one outlot C. Conditional use permit to allow a 72-bed skilled care center D. Site plan review for the redevelopment and expansion of the Norris Square campus located on the southwest corner of 80th Street and Hadley Avenue including a 64-apartment inde- pendent living building and a 72-bed skilled care center with interconnecting enclosed archi- tectural corridors, required parking, and expansion of the communal town center. Location Map Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 2 of 18 Proposed Site Plan Detail Review Schedule Application Received: November 2, 2016 Acceptance of Completed Application: November 2, 2016 Parks Commission: November 14, 2016 Public Services Commission: November 21, 2016 Planning Commission November 28, 2016 Public Hearing for Fire Station Land Swap and Easement Vacations: December 7, 2016 Tentative City Council Date: December 21, 2016 60-Day Review Deadline: January 1, 2017 Construction is planned to begin in the spring of 2017. Background The existing Norris Square Senior housing building was constructed in 2006 as a residential portion of a planned development overlay. The balance of the site that is currently being devel- oped was originally approved with a variety of commercial buildings. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 3 of 18 2006 Master Site Plan A robust commercial market for the balance of the PDO never materialized, and to date the only commercial development constructed is the new G-Will Liquor building that was built in 2014. G-Will Building Elevations Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 4 of 18 Existing Site Conditions Given the lack of commercial interest, the applicant identified the need to construct the pro- posed senior housing redevelopment based on the need and success of the current facility and market demands. Planning Considerations Site Plan The proposed site development includes a 64-apartment independent living building and a 68- unit/72-bed skilled memory care center with interconnecting enclosed architectural corridors, re- quired parking, and expansion of the communal town center. The parking in front of the existing building will be removed/relocated and replaced with a landscaped courtyard. Courtyard Detail Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 5 of 18 Proposed Site Plan Unit Information The table below breaks down the size and configuration of the units within the new buildings. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 6 of 18 Preliminary and Final Plat The expansion on the site requires that the current plat be reconfigured to accommodate the new buildings and supporting infrastructure. The preliminary plat is detailed below: Land Use The City of Cottage Grove’s Future Vision 2030 Comprehensive Plan identifies the property as Commercial. The land use plan is shown below: Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 7 of 18 Zoning The zoning classification of the property is PDO, Planned Development Overlay. In this zoning district, housing for seniors is listed as a permitted use and assisted living as a conditional use. Public Utilities The property is located within the Metropolitan Urban Service Area (MUSA) and can be ade- quately serviced by public utilities. The existing well house, water tower, and antenna leases will not be impacted by the redevelopment project. The City will retain ownership of the parcels (Lots 4 and 5) on which these utilities are located. Utility Plan Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 8 of 18 Transportation 80th Street and Hadley Avenue are designated as a major collectors and were designed to ac- commodate the proposed expansion at the site. The traffic study completed in 2006 included the review of a more intense commercial generator at this node and did not identify any traffic concerns. Parks and Private Open Space The Parks Element of the Comprehensive Plan does not identify any planned parks or open space in the development area. Based on this fact, a cash dedication requirement in lieu of land dedication will be memorialized in the Developer Agreement. Parking The new site plan has been designed with 309 above and underground parking spaces, which is of sufficient quantity to meet the ordinance criteria requirements of 260 spaces. There is also a shared parking requirement as a component of the Planned Development Overlay. The site reconfiguration removes and replaces 48 spaces. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 9 of 18 Sidewalks and Trailways As a component of the project, the existing sidewalk network will be reconfigured and expanded to allow access in and around the site. As proposed, the new network meets City policies and expectations for sidewalks and trails. Sidewalk Connection Details Grading The grading on the site will reconfigure finished grades around the current facility and create new building pads for the additional buildings and connecting common area. Best practices for stormwater management will be required of the contractor during construction. The proposed grading plan is included below: Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 10 of 18 Proposed Grading Plan Surface Water Management Stormwater management of the site was completed with the original site development. The pro- posed development includes the relocation of private stormwater pipes and involves the vaca- tion and dedication of new easements. The management of the surface water on the site will be completed in accordance with the standards established by the South Washington Watershed District. Environmental Review The environmental review for the site was completed with the original redevelopment. No wet- lands were identified. Landscaping The landscaping for the project will be designed to meet the City’s landscaping ordinance requirements. A landscaping detail identifying suggested tree locations and species is shown below. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 11 of 18 Landscape Detail Based on the required landscape criteria, the developer proposes to plant the following: TREES SHRUBS 29 – Deciduous trees 44 – Large Shrubs 27 – Conifer trees 44 – Small Shrubs 56 – Total Number of Trees 88 – Total Number of Shrubs Architecture The proposed building was designed with exterior construction materials similar and comple- mentary to the existing Norris Square housing structure, as well as the current design practices being followed by the City on other development projects. A detail of the mock wall that was completed with the original construction project is below. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 12 of 18 Construction Material Wall Mock-Up The table below identifies information related to the proposed buildings. Elevation Detail from Neighboring Residences Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 13 of 18 Entry Elevation Detail First Floor Interior Plan Details Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 14 of 18 Second and Third Floor Interior Plan Details Fire Station One As a component of the Central Fire Station construction project, Fire Station One will be de- commissioned. A facet of this redevelopment project is that the station and property will be acquired by the applicant through a negotiated real estate agreement and incorporated into the new site plan. The Developer will be responsible for the demolition of the building. The City will be leasing the building until the Central Fire Station construction is completed. Fire Station Detail The recommendation from the City’s Planning Staff, Technical Review Committee, and Public Services Commission is for the City Council to decommission Fire Station One as a component of this project. Summary  The site is properly guided and zoned. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 15 of 18  The planned commercial land uses proved to not be viable for this site.  There is a demonstrated need for additional senior housing in the community.  The site can be adequately served by public utilities.  The existing well house, 150,000 gallon water tower, and supporting well house will not be negatively impacted by the proposed project.  All City departments have reviewed and support the project.  Fire Station One has been determined to be obsolete and surplus property. Recommendation That the Planning Commission recommend that the City Council approve the following applica- tions subject to the conditions listed below: A. Zoning amendment to amend the approved Planned Development Overlay (PDO); B. Preliminary plat for PHS Cottage Grove Inc. 3rd Addition, which creates five lots and one outlot C. Conditional use permit to allow a 72-bed skilled care center D. Site plan review for the redevelopment and expansion of the Norris Square campus located on the southwest corner of 80th Street and Hadley Avenue including a 64-apartment inde- pendent living building and a 72-bed skilled care center with interconnecting enclosed archi- tectural corridors, required parking, and expansion of the communal town center. Conditions of Approval 1. The 2006 approved commercial site plan for the site is invalid and replaced by the site plan approved by the City Council on December 21, 2016. 2. The PHS Cottage Grove 3rd Addition final plat is approved by the City and recorded at the Washington County Recorder’s Office. 3. The recorded plat shall contain public drainage and utility easements as required by the City Engineer. 4. The property owner shall provide and record any drainage and utility easements as required by the City Engineer that are not included in the final recorded plat as a separate document. 5. 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 construction plans must be reviewed and approved by the Building Official and Fire Marshal. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 16 of 18 6. The applicant receives all required permits from the City of Cottage Grove Building Divi- sion prior to construction. 7. 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. 8. Irrigation shall be provided for all sodded and mulched landscaped areas. Lawn care and maintenance must extend all the way to the curb of Hadley Avenue and 80th Street. The irrigation 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 vege- tation. The system shall be detailed on the final landscape plan. 9. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved 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. 10. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 11. All comments included in the memorandum from Ryan Burfeind, City Project Engineer, dated November 22, 2016, shall be included on the final construction drawings. 12. 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 ap- plication for a building permit. The light poles and fixtures shall be consistent in design and color with those at the other properties in the Norris Square Planned Development Overlay project. 13. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. 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 Sediment Control Planning Handbook” and the conditions stipulated in Title 10-5-8, Erosion Control During Construc- tion, 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. 14. The applicant must provide the City with an as-built survey of all private utilities prior to issuance of certificate of occupancy. 15. All mechanical units shall be screened as required in Title 11-6-4 of the City’s Zoning Ordi- nance. 16. All mechanical equipment screening consistent with the principal building architecture must comply with City ordinance regulations and be reviewed and approved by the Community Development Department prior to the issuance of a building permit. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 17 of 18 17. Trash enclosures must be constructed with footings and building materials that are con- sistent with the principal building’s exterior materials. 18. The applicant shall be responsible for maintaining the sidewalks and removing snow and/or ice from sidewalks on the site. 19. A bike rack will be required in the final parking design per City policy. 20. Storm sewer pipe must be reinforced concrete pipe (RCP). 21. Retaining walls greater than four feet in height shall be designed by an engineer and sub- mitted to the City Engineer for review and approval. A fence or guard rail along the upper elevation of a four-foot or higher retaining wall must be installed. 22. Decorative fencing not necessary for motor vehicle safety shall be commercial grade or- namental fencing meeting the City’s Gateway North design specifications that are similar to a Montage Commercial Majestic 3/4 – Rail Fence design. 23. 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. 24. 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 inten- sity 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 the City for actual costs incurred. 25. The Norris Square Development Overlay Master Plan (Resolution 2006-221) is amended to substitute including a 64-apartment independent living building and a 68-unit, 72-bed skilled care center with interconnecting enclosed architectural corridors, required parking, and expansion of the communal town center. 26. A photometric plan showing the calculated candlepower throughout the site showing compliance with the City ordinance is required to be submitted prior to issuance of a building permit. 27. Rubbish, garbage, and recycling containers must be stored within an enclosed structure compliant with City ordinance screening requirements and shall be maintained at all times so as not cause odors or other public nuisances. 28. The applicant must submit a stormwater management plan for the private stormwater sewer and underground stormwater storage facilities. Planning Staff Report Norris Square Redevelopment November 28, 2016 Page 18 of 18 29. A pre-construction meeting with City staff and the contractor must be held before site work begins. The contractor shall provide the City with a project schedule for the various phases of construction. 30. Two freestanding monument signs are allowed on the project site in the locations detailed on the approved site plan. The monument sign must not encroach on any public right-of- way and must comply with the City’s Sign Ordinance size and height requirements. 31. The developer enters into a development agreement with the City. 32. The planting of new trees within the Hadley Avenue Road right-of-way must be space a minimum of 45 feet apart. The developer is required to stake the location of each new tree within the public right-of-way and contact the City Forester for inspection and approval before planting the boulevard trees. Prepared by: John M Burbank, AICP Senior Planner Attachments  Project Architectural Plans  Colored Architectural renderings  Project Civil Plans  Colored Site Plan To: Jennifer Levitt, PE, Community Development Director/City Engineer John Burbank, Senior Planner From: Ryan Burfeind, PE, Project Engineer Date: November 23, 2016 Re: Norris Square Phase 2 Engineering Review Comments This memo summarizes the review of the Norris Square Phase 2 civil plans. This review is based upon documents prepared by BKBM Engineers dated 11/1/16. General 1. All City of Cottage Grove standard detail plates referenced can be found on the City website at www.cottage-grove.org, under Engineering Department, and shall be included in the plans. 2. Grading and utility record plans containing surveyed as-built information shall be submitted to the City upon completion of the project, in both PDF and DWG format. 3. Plan and profile views will need to be included for public utilities that will be located onsite. 4. An NPDES construction stormwater permit shall be required for the project. th 5. A right-of-way permit will be required for any work within the 80 Street/Grange Blvd or Hadley Avenue right-of-ways. 6. A stormwater maintenance agreement shall be executed with the City for all stormwater management BMP’s located onsite. 7. All retaining walls over 4 feet shall be designed by a registered professional engineer and a building permit secured through the Cottage Grove building department. Street/Sidewalk 8. City sidewalk work shall conform to detail plate STR-10. 9. Any costs related to City streetlight conflicts will be the responsibility of the applicant. 10. Please verify the turn radius is adequate for EMS vehicles to reach the front entrance of the care center building. Water Main 11. Water lines shall be rodded both vertically and horizontally under the buildings. 12. Water main shall be DIP. 13. Hydrants will require hydrant pads per detail plate WAT-9. 14. Please verify the location of the existing water main on the south side of the proposed independent living facility. Based on the original design plans it appears to have run parallel to the sanitary sewer and connect at the valve that is shown in Hadley Avenue. 15. Any existing service leads that are not utilized on this project shall be removed. Norris Square Phase 2 Engineering Review Comments November 23, 2016 Page 2 16. The existing water main that is being lowered along the independent living will need to be tested by plugging the pipe ends, eliminating the need for the new valves on each end of the lowered section. 17. Valves shall be provided on each leg of the water main tee that is located between the turnaround island and parking lot island. Currently only two valves are shown, this will allow for isolation of the various legs in the future. 18. Existing valves at the water tower site should be shown on the plan. 19. The valve shown on the water tower connection will need to be moved to the connection point so it can be used to test against. 20. Please verify if the domestic/fire services will split internally or external of the buildings. 21. Per the Fire Marshall, the FDC will need to be moved from its current location on the existing building to the front of the town center. The new town center/link layout would eliminate access to the current FDC location. 22. Water main work will need to be phased accordingly to maintain service to the existing building. Please notify Rick Alt, Cottage Grove Utilities Foreman, at 651-458-2842 prior to starting work on the City water main. Sanitary Sewer 23. The sewer service sizes will need to be included on the utility plan. 24. As the existing building sewer service is 8”, it will not be able to be tied directly into the City 8” sanitary sewer line. The existing end manhole on the City 8” sanitary sewer line is too close to the west link building and will need to be removed, with a new manhole set for the 8” service to connect to. 25. Please notify Rick Alt, Cottage Grove Utilities Foreman, at 651-458-2842 prior to starting work on the City sanitary sewer system. Work will need to be planned to prevent disruption of service to the existing building. Storm Sewer 26. Storm sewer work shall be planned accordingly to maintain service to the G-Will Liquors property. 27. Please verify there is an existing sump located in the catch basin immediately downstream of STRM #27. A sump will need to be located on this line prior to discharging to water quality treatment pond #3. 28. Please verify the need for STRM #21. If STRM #21 could be eliminated, STRM #22 could be connected directly STRM #7. Erosion Control 29. Silt fence shall conform to detail plate ERO-1.