Loading...
070522 Planning CommissionCITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 PLANNING COMMISSION MINUTES July 5, 2022 City Hall, 7:00 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chair Landy called the meeting to order at 7:00 p.m. ROLL CALL Present: Ray Alkalai, Jim Brinkman, Howard Kaplan, Heather Koshiol, Roger Landy, Matt Mannix, Mike Terres Absent: Michael Redden Also Present: Jeff Sargent, Director of Community Development; Jeff Alger, Community Development Specialist; Al Brixius, City Planner; Dan Boyum, City Engineer; Stacy Woods, Assistant City Attorney; Jessi Weber, Recording Secretary NEW BUSINESS Swearing in of new Commissioner Mike Terres. PUBLIC HEARING Planning Case 22-03 Items 4.1 Chair Landy introduced the planning case. Item 4.1, Planning Case 22-03, Rezoning to Planned Unit Development with development stage review for master concept plan, final stage review for phases I, IIA, and IIB of master concept plan, and vacation of easement for the renovation, improvement, and redevelopment of the senior living campus at 8000 Bass Lake Road; Saint Therese of New Hope, petitioner. Mr. Jeff Alger, Community Development Coordinator, gave background information on the planning case. Saint Therese plans to redevelop their site and is requesting the property be rezoned to PUD, Planned Unit Development. This will allow for grouping of buildings for development as an integrated, coordinated unit. Saint Therese is requesting approval of the maser concept plan and final stage review for phases I, IIA, IIB of the master concept plan at this time. Other phases would be presented to and reviewed by the Planning Commission at future meetings. The overall redevelopment project is expected to take between six and eight years. Alger then reviewed the phases of the project; Saint Therese plans to redevelop their site in five phases. Phase I would involve remodeling the existing seven story assisted living apartment building on the northwest corner of the parcel. The number of units in the building would be reduced from 224 to 195. The remodeling includes replacing the mechanical system and remodeling apartments; the main level east wing would be remodeled to include office space, dining rooms, a bistro, restrooms, and a barber/beauty shop. A locked household with 15 memory care units would be provided, outdoor terrace would be repaired along with the seventh level balconies being repaired. 2 Planning Commission Meeting July 5, 2022 Phase IIA involves replacing the existing nursing home building. The southeast wing would be demolished prior to construction of the easterly portion of the new skilled nursing building. The new three- story building would have 80 skilled nursing beds. The main floor elevation would be four feet higher than the existing seven story assisted living apartment building. The nursing home would remain in operation while construction takes place, as residents would be moved to the southwest wing. A temporary connection to the existing town center on the main level would be provided during construction. Phase IIB, the second phase of the nursing home building replacement, would involve moving residents into the newly constructed Phase IIA building wing. The two existing westerly wings would then be demolished prior to construction of the new west wing. The new three- story building would have 80 skilled nursing beds. Phase III, upon completion of both wings of the skilled nursing center, the town center would be reconstructed. The northeast wing of the old nursing home building and the existing town center would be demolished prior to construction. It would be four feet lower than the main floor level of the new nursing home building. The new town center building would house the main lobby, administrative offices, a chapel, pool & fitness center, a multipurpose room, and a bistro. Phase IV would consist of a new five-story, 50-unit independent living building with underground parking for 27 vehicles. It would be located to the east of the existing assisted living building and would match the ground floor elevation, connecting on the main level. Timing of the construction would depend on marketing. Next, Mr. Alger reviewed the setbacks for the property. All proposed new construction meets setback requirements for the R-5 zoning district. The existing seven story assisted living apartment building does not meet setback requirements to the rear (north); 30 feet is required and 28 feet is proposed, or side interior (north central); 15/20 fee t is required and 10 feet is proposed. The footprint of the building is not changing, and these existing conditions are treated as legal non-conforming. Parking and site access were reviewed next. During ph ases IA, IIA, IIB, and IV fire truck access would remain on the east side of the campus. During phase III, fire truck access on the east and west sides of campus would be maintained by the contractor during construction. Fire lane signage must be installed; temporary hydrants, fire department connections, and permanent hydrants must be accessible at all times. During all phases of the construction process, 128 off-site parking stalls would be available to contractors. There would be 28 stalls at the adjacent retail site to the south, 50 stalls across Bass Lake Rd, and 60 stalls at Saint Raphael’s Church. Shuttles would transport contractors from Saint Raphael’s Church to the construction site. Construction staging areas are indicated to the area east of the existing Bass Lake Road 3 Planning Commission Meeting July 5, 2022 site entry. It is recommended that the applicant provide information relate do the expectant timing of the completion of each construction phase. Upon completion of the project, the main entrance for residents and visitors would be from Winnetka Avenue North. The southern entrance on Winnetka Avenue North would be adjusted to align with the existing driveway on the east side of the street. Underground parking garages would be accessible from the northernmost driveway on Winnetka Avenue North. Staff parking would be located on the west side of the campus and accessed from Bass Lake Road. Trash and recycling equipment would be stored within the easterly nursing home building. Deliveries would also be accepted at this location accessible by a garage door. A parking configuration and pavement layout were submitted. It is recommended that the site plan be adjusted to provide additional space for fire truck turning movements in these areas. The turning movement diagram must be revised to illustrate fire truck turning movements in the drop-off loop located in the southwest corner of the site. Final fire truck turning movement and paving plans are subject to approval by the deputy fire marshal and city engineer. Alger next discussed proposed site parking. The site currently has 314 total parking stalls. Upon completion of the project, there would be a total of 283 total parking stalls. A net reduction of 31 parking stalls is proposed. Saint Therese has a rental agreement for an additional 28 parking stalls immediately adjacent to the south property line. The retail mall south of Bass Lake Road has an additional 50 parking stalls available for short term rental or peak holiday parking needs, bringing the total number of stalls potentially available to 361. The tota l number of stalls required by the city is 354, so their proposed parking plan meets requirements. The city has had issues with on-street parking associated with Saint Therese in the past. As a condition of approval, the city shall reserve the right to reexamine the parking for Saint Therese if parking becomes an issue or if the site becomes reliant on street parking to meet their needs. The building elevations and building materials meet city code. An exterior lighting and photometric plan has been submitted that indicate 28-foot-tall light fixtures are planned. City code limits the height of fixtures to no more than 25 feet. The external fire protection loop shall be subject to review by the city engineer and deputy fire marshal. The fire hydrant separation plans are subject to review and approval by the deputy fire marshal. All fire hydrants and FDCs require fire lane markings and signage and must be accessible year-round. Underground filtration tanks require ongoing maintenance. As such, the applicant would be required to enter into a maintenance agreement with the city. Fire department lock boxes must be installed at each main exit door on every building. 4 Planning Commission Meeting July 5, 2022 The easterly portion of the new skilled nursing building would encroach into the existing wetland easement. A portion of the easement must be vacated, and flexibility provided through the PUD rezoning allows this. A final agreement related to this vacation of easement must be prepared by the city attorney and recorded at the proper time. The wetland buffer is a minimum of 15 feet; plans indicate the minimum proposed buffer is 9.5 feet. The city engineer is comfortable with this proposed buffer, which is necessary to accommodate the placement of the new building. Further discussions between the watershed, city, and applicant should occur related to acceptance of the upland buffer in liu of a vegetated native seed for a wetland buffer. The applicant has submitted plans to the Shingle Creek Watershed District for review. Staff recommends a sidewalk be added from Bass Lake Road to the west side of the campus along with a connection from Winnetka Ave North to the easterly town center building entrance. The tree removal and replacement plan meet city code. The landscaping plan indicates traffic visibility triangles. The traffic visibility triangles must be measured along property lines and reconfigured accordingly. The snow storage areas appear to provide sufficient area for snow removal. Mr. Alger concluded that property owners within 500 feet of the parcel were notified of the public hearing by mail, a legal notice was published in the Sun Post newspaper, and a “Notice of Land Use Petition” sign was installed at the property. The city did not receive any inquiries regarding the case. The public hearing for vacating of easements will take place at the July 25, 2022 City Council meeting. Chair Landy invited the applicant to the podium. Dina Martin Kmetz, project management and nursing home administrator with Saint Therese introduced herself. Chair Landy asked if Saint Therese staff is comfortable with the list of conditions that would accommodate the PUD. Ms. Martin Kmetz confirmed she was comfortable with the conditions. Motion by Commissioner Brinkman, seconded by Commissioner Mannix, to open the Public Hearing. All present voted in favor. Motion carried. No one addressed the commission. Motion by Commissioner Brinkman, seconded by Commissioner Mannix, to close the Public Hearing. All present voted in favor. Motion carried. Chair Landy asked if any of the commissioners had any questions. No commissioners had questions. 5 Planning Commission Meeting July 5, 2022 Motion Item 4.1 Motion by Commissioner Mannix, seconded by Commissioner Koshiol, to approve Planning Case 22-03, Rezoning to Planned Unit Development with development stage review for master concept plan, final stage review for phases I, IIA, and IIB of master concept plan, and vacation of easement for the renovation, improvement, and redevelopment of the senior living campus at 8000 Bass Lake Road; Saint Therese of New Hope, petitioner, with the following conditions: 1. Applicant shall enter into a PUD agreement with the city. 2. Applicant shall provide timeline for each construction phase and description of clean-up measures during construction activities. 3. Landscaping plan shall illustrate entrance to indoor parking area for new five story independent living building. 4. Sidewalk connections shall be provided from Winnetka Avenue North to the easterly town center building entrance and from Bass Lake Road to the west side of the campus. 5. Freestanding light fixtures shall be limited to 25 feet in height. 6. PUD flexibility shall allow for an onsite parking count of 283 stalls. The city reserves the right to reexamine parking requirements if parking occurs on the property outside of designated parking stalls or if the site becomes reliant on street parking to meet parking needs. Additional on-site or off-site parking may be required by the city if the proposed on-site parking supply proves to be insufficient. 7. All parking areas shall meet the city standards for curbing and surfacing. 8. Traffic visibility triangles shown on plans shall be reconfigured to measure along property lines, not street curb lines. Sight lines within these areas shall be protected. 9. Parking areas shall be adjusted to provide additional space for fire truck turning movements in a manner that does not encroach upon off-street parking stalls and drive aisle curbing and plans are subject to approval by the deputy fire marshal and city engineer. 10. The southwest drop-off area shall be adjusted to provide an additional area for ambulance turning movements. 11. All fire hydrants and fire department connections shall be accessible at all times. 12. External fire protection loop and fire hydrant separation plans shall be subject to review and approval by the city engineer and deputy fire marshal. 13. Grading, utility, drainage, stormwater management, and wetland protection and buffer plans shall be subject to review and final approval by the city engineer and watershed district. 6 Planning Commission Meeting July 5, 2022 14. Applicant shall enter into a stormwater maintenance agreement with the city for the underground filtration tanks and wetland (to be prepared by the city attorney). 15. A final agreement related to the vacation of easement shall be prepared by the city attorney and recorded to accommodate construction of the easterly nursing home building. 16. As-built plans shall be provided to the city once the project is completed. Voting in favor: Alkalai, Brinkman, Kaplan, Koshiol, Landy, Mannix, Terres Voting against: None Absent: Redden Motion approved: 7-0 Chair Landy stated the case will be brought to the July 25, 2022, City Council meeting. COMMITTEE REPORTS Design and Review Committee Item 5.1 The next meeting is scheduled for July 14, 2022. If an application is submitted, staff will notify commissioners of the meetings. Codes and Standards Committee Item 5.2 There currently is no meeting scheduled. NEW BUSINESS OLD BUSINESS Approval of Minutes Item 7.1 Motion by Commissioner Mannix, seconded by Commissioner Brinkman, to approve the Planning Commission minutes of June 7, 2022. Motion carried. ANNOUNCEMENTS ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:36 p.m. Respectfully submitted, Jessi Weber, Community Development Administrative Specialist