HomeMy WebLinkAbout9B - Crystal Care
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
JUNE 4, 2001
9B
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE PRELIMINARY PLAT TO BE KNOWN AS PARK
NICOLLET ADDITION AND A RESOLUTION APPROVING
THE SENIOR CARE OVERLAY DISTRICT FOR A 60-UNIT
ASSISTED LIVING FACILITY
Histon: Crystal Care, LLC, and Park Nicollet Health Systems have
filed an application to develop the property located south of TH 13,
west of Franklin Trail and directly south of the Park Nicollet clinic.
The request includes the following:
· Approve a Preliminary Plat for 11.60 acres;
· Approve a Senior Care Overlay District for the development of a
60-unit assisted living facility.
The Planning Commission considered this request at a public hearing
on May 14,2001. The Planning Commission recommended approval
of these applications subject to conditions. A draft copy of the minutes
of the May 14,2001 Planning Commission meeting is attached to this
report.
Current Circumstances: The total site consists of 11.60 acres.
Access to the site is from Franklin Trail on the north side of the site.
Franklin Trail was originally a County road, but it has been turned back
to the City. Sewer and water services can be extended to serve this site
from the existing utilities located in the entrance road to the Park
Nicollet Clinic.
This property is designated for Community Retail Shopping-
Commercial uses (C-CC) on the 2020 Comprehensive Plan Land Use
Map. The site is zoned C-4 (General Business).
The following paragraphs include an analysis of each application.
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AN EQUAL OPPORTUNITY EMPLOYER
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PRELIMINARY PLAT:
Lots: The preliminary plat consists of 4 lots for commercial
development. The lots range in size from 1.00 acre to 4.32 acres. All
of the lots meet the minimum lot area and frontage requirements of the
C-4 District.
Streets: The plan for the preliminary plat proposes one new public
street, identified as "Ring Road" on the preliminary plat. This street is
the northeasterly leg of the ring road that will extend from Franklin
Trail to Duluth Avenue and eventually to TH 13 at the County Market
site. This section of the street is 1,085' long and extends from Franklin
Trail to the west property boundary. It is designed with a 70' wide
right-of-way and a 42' wide surface. The ring road will serve as a
collector street for this area.
Sidewalksrrrails: The plan does not provide any sidewalk or trails.
The Planning Commission recommended that sidewalk be provided on
both sides of the street. This recommendation is consistent with
Section 1007.303 of the Subdivision Ordinance, which requires
sidewalks on both sides of a collector street. The proposed right-of-
way is wide enough to accommodate a sidewalk on both sides.
Parks: This plat does not include any parks. The parkland dedication
requirement for this development will be satisfied by a cash dedication
in lieu of land. The estimated cash dedication, based on the original
development contract for the Park Nicollet Clinic, is $25,844.00 (7.28
acres @$3,550.00/acre).
Storm Sewer: The City is in the process of working with this
developer to establish a regional storm water pond at the comer of
Panama Avenue and Tower Street. This pond will be designed to
accommodate runoff from this site, as well as from the ring road
construction area. Development on this site will still be required to
provide infiltration basins on each lot, as required by the Watershed
District rules.
Tree Replacement: The applicant has submitted a tree inventory
identifying 195 caliper inches of significant trees on the site. Based on
the grading plan, the proposal removes 41.5% for grading purposes.
The Zoning Ordinance allows removal of 25% of the significant caliper
inches. Any removal above the 25% must be replaced at a rate of W'
caliper inch per 1 inch removed. In this case, 16.13 caliper inches, or 7
trees (2.5 caliper inches each) must be replaced.
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SENIOR CARE OVERLAY DISTRICT:
The applicants are also requesting approval of a Senior Care Overlay
district under the provisions of Section 1106A of the Zoning
Ordinance. These uses are permitted in the C-4 district. The proposed
assisted living facility will be located on Lot 2, Block 2 of the plat. The
attached narrative describes the developer's proposal in some detail.
Densitv: The plan proposes 60 units on a total of 3.58 acres. The
maximum density permitted for this use is 30 units per acre. The
overall density proposed in this plan is 16.76 units per acre.
Buildin2 Stvle: The proposed plan calls for a 3-story building,
consisting of 52,517 square feet of floor area. The south wing of the
building, which is devoted to memory care, is a single story structure.
The design proposes exterior materials consisting of stucco and vinyl
lap siding. The proposed color scheme is consistent with the color
scheme on the Park Nicollet clinic. There is also a detached garage
located on this site, providing 10 parking stalls. No building elevations
have been submitted for this garage.
Setbacks: The proposal meets the minimum setback requirements of
the C-4 district, except that the 3' wide overhangs on the building
encroach into the required side yard setback on the north and the east.
Item #2 on page 5 of this report will address this issue.
Hei2ht: The proposed building height does not exceed 35 feet.
Architectural Materials: The Zoning Ordinance requires a minimum
of 60% of the exterior of a building consist of Class I materials, such as
glass, brick or stucco. In this case, the proposed building will consist
of80% of Class I materials (stucco and glass).
Parkin2: Parking for elderly housing is required at a rate of 0.5 spaces
per unit. This development requires a minimum of 30 parking spaces.
The proposal provides 41 surface spaces and 10 spaces within the
garage.
Landscaoin2: Section 1107.1900 lists the landscaping requirements
for this development. Perimeter landscaping for this development is
required at a rate of 1 tree per unit or 1 tree per 40' feet of perimeter,
whichever is greater. In this case, a minimum of 60 trees must be
provided. The developer has submitted a landscaping plan that exceeds
the landscaping requirements. The plan also includes replacement
trees. The plan, however, does not indicate whether an irrigation
system will be provided. A registered landscape architect must also
sign the plan.
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Si2ns: This site plan includes one freestanding monument sign, located
at the north entrance to the site. This sign is consistent with the sign
requirements of the Zoning Ordinance.
Li2htin2: Parking lot lighting will be provided using 10' high light
standards. The lighting plan submitted indicates the lighting will not
exceed 0.5 footcandles at the property line. The Planning Commission
recommended the light standards located in the parking lot on the
southeast side of the building be moved to the southeast side of the
parking lot so the light would be directed towards the building rather
than towards the properties to the east.
Proximity to Support Facilities: The Zoning Ordinance requires that
an applicant for a Senior Care Overlay District demonstrate that the
proposed site is readily accessible to health care facilities, retail
shopping, religious institutions, public transportation or other
supporting facilities. In this case, the proposed site is accessible to both
the Park Nicollet Clinic and Fairview Clinic. The narrative also notes
the site's proximity to downtown Prior Lake, City Hall and the public
library .
ModificationslIncentives: The Zoning Ordinance also allows the City
Council to consider certain incentives for Senior Care Overlay
Districts, including, among other things, increases in building height,
decreased setbacks, increases in floor area ratios, modification of
landscaping requirements, and fee waivers. The City Council has the
sole discretion to determine which incentives shall be granted. In this
case, the applicant has requested the Council provide some financial
assistance to facilitate this project. The City Council has agreed to
consider an application for economic development incentives. The only
modification to ordinance requirements identified by staff is an
increased encroachment into the side yard setback. The Zoning
Ordinance allows 2' overhangs; this proposal includes 3'-5' overhangs.
Restrictive Covenants: The Zoning Ordinance also requires the
applicant to record restrictive covenants on the property stating the
type and care to be provided and limiting occupancy to the facility to
no more than 20% of residents under the age of 55. The applicant has
not submitted a draft of these covenants at this time.
The Issues: There are two separate applications included in this
request: one for a preliminary plat for the entire 11.60 acres and one for
a Senior Care Overlay District for 3.58 acres of the site, identified as
Lot 2, Block 2, on the preliminary plat. The issues for each application
are discussed below.
(1 ) Preliminary Plat: The preliminary plat generally complies with
the requirements of the Zoning and Subdivision Ordinances. The
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pnmary Issue relating to the preliminary plat is storm water
management. The City is working with the developer and the
Watershed District to design a regional pond that will accommodate the
runoff from this site. The developer has also applied for a pennit from
the Watershed District. The remaining engineering issues can be
addressed at the final plat stage.
Another issue pertaining to the approval of this plat is the existing Park
Nicollet sign located on Franklin Trail. Once this plat is approved, that
sign will be located on public right-of-way. When the Park Nicollet
building was built, Park Nicollet Health Systems entered into a
development agreement with the City. One of the provisions of that
agreement stated the developer would enter into an agreement for the
private use of public property to maintain a sign at this intersection.
However, that agreement identified a sign location different from the
location of the existing sign. In order to maintain the sign, Park
Nicollet Health Systems must relocate the sign and enter into a "Private
Use of Public Property Agreement" with the City. This issue can also
be addressed at the final plat stage.
The Scott County Highway Department has also recommended the
developer submit a traffic study for this development. The staff does
not believe a complete traffic study is necessary; however, the
developer should submit an estimate of the existing traffic from the
clinic and an estimate of the traffic that will be generated by the assisted
living facility.
(2) Senior Care Overlay District: The proposed Senior Care
Overlay District complies with the provisions of the Zoning Ordinance.
There are some minor issues that can be addressed prior to final
approval. These include the need for a signed landscaping plan, an
irrigation plan, and restrictive covenants.
The City Council must also act on the requested modifications and
incentives. The only modification in this plan is a setback
encroachment of 3' to 5' for the building overhangs. The Zoning
Ordinance allows an encroachment of 2 feet.
Conclusion: The Planning Commission concluded the proposal met
the requirements for a preliminary plat and a Senior Care Overlay
District.
The Planning Commission recommended approval of the preliminary
plat subject to the following conditions:
1) Sidewalks must be provided on both sides of the new street.
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2) The developer must obtain a Watershed District permit prior to
any work on the site.
3) The developer must address the following Engineering Department
comments:
(a) Provide the stage-storage-discharge tables and routing
calculations through the infiltration basins. The data will be
used for design of the storm sewer and regional pond
(b) All grading for the infiltration basin is to be accomplished on
the site. The plan shows grading on adjacent Lot 1.
(c) Add a hydrant at the end of the 8" main per the Public Works
Design Manual.
(d) Address the reconstruction of the existing section of the ring
road. This portion of the road must be completed with an
overlay after it is widened
(e) If the typical section shown on sheet 1 of the plans is for the
parking lot area, it does not meet minimum pavement sections
requirements outlined in the Public Works Design Manual.
4) Provide an estimate of the traffic generated by the existing clinic
and an estimate of the traffic that will be generated by the assisted
living facility with the final plat application.
5) The developer must address the issue of the existing sign at
Franklin Trail. This sign must either be removed or relocated and
the developer must enter into a "Private Use of Public Property
Agreement" with the City prior to approval of the final plat.
The Planning Commission also recommended approval of the Senior
Care Overlay District, subject to the following conditions:
1) A registered landscape architect must sign the landscape plan.
2) The developer must submit an irrigation plan for the site.
3) The lighting standards in the parking lot on the southeast side of
the building must be relocated to the southeast side of the parking
lot so the light is directed towards the building.
4) The developer must submit restrictive covenants for this use for
review and approval by the City Attorney.
5) The Final Plat and Development Contract must be approved by the
City Council.
6) Upon final approval, the developer must submit two complete sets
of full-scale final plans and reductions of each sheet. These plans
will be stamped with the final approval information. One set will
be maintained as the official Senior Care Overlay District record
The second set will be returned to the developer for their files.
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FISCAL IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
BudJ!et lmoact: The construction of the new facility will provide
additional tax. base to the City.
The City Council has three alternatives for each application:
Preliminarv Plat:
1. Adopt a resolution approving the Preliminary Plat for Park NicoIlet
Addition subject to the listed conditions, with the finding that the
preliminary plat is consistent with the intent and purpose of the
Comprehensive Plan and the Zoning and Subdivision Ordinances.
2. Deny the Preliminary Plat on the basis it is inconsistent with the
purpose and intent of the Zoning and Subdivision Ordinances
and/or the Comprehensive Plan. In this case, the Council should
direct the staff to prepare a resolution with findings of fact for the
denial of this application.
3. Defer consideration of this item for specific reasons.
Senior Care Overlav District:
1. Adopt a resolution approving the Senior Care Overlay District for
this development subject to the listed conditions.
2. Deny the Senior Care Overlay District on the basis it is inconsistent
with the purpose and intent of the Zoning and Subdivision
Ordinances and/or the Comprehensive Plan. In this case, the
Council should direct the staff to prepare a resolution with findings
of fact for the denial of this request.
3. Defer consideration of this item for specific reasons.
Staff recommends alternative # 1 for each application. Since there are
two separate items, two motions and two votes are required.
1. A motion and second to approve a resolution approving the
Preliminary Plat to be known as Park Nicollet Addition, subject to
the listed conditions.
2. A motion and second to approve a resolution approving the Senior
Care Overlay Dis . ct, subject to the listed conditions.
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PRELIMINARY P~T ,1
RESOLUTION 01-~ 11
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF
"PARK NICOLLET ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN.
~
MOTION BY:
SECOND BY:
~n
WHEREAS: The Prior Lake Planning Commission conducted a public hearing on May 14, 2001, to
consider an application from Crystal Care, LLC and Park Nicollet Health Systems for a
Preliminary Plat for to be known as Park Nicollet Addition; and
WHEREAS: Notice of the public hearing on said preliminary plat has been duly published and
posted in accordance with the applicable Minnesota Statutes and Prior Lake
Ordinances; and
WHEREAS: All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of Park. Nicollet Addition for the record at
the public hearing conducted by the Planning Commission; and
WHEREAS: The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS The Prior Lake City Council considered an application for preliminary plat approval of
Park. Nicollet Addition on June 4, 2001; and
WHEREAS: The City Council finds the preliminary plat of Park Nicollet Addition to be consistent with
the 2020 Comprehensive Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR
LAKE, MINNESOTA:
A. The above recitals are incorporated herein as if fully set forth.
B. The preliminary plat of Park. Nicollet Addition is approved subject to the following conditions:
1) Sidewalks must be provided on both sides of the new street.
2) The developer must obtain a Watershed District permit prior to any work on the site.
3) The developer must address the following Engineering Department comments:
a) Provide the stage-storage-discharge tables and routing calculations through the infiltration
basins. The data will be used for design of the storm sewer and regional pond.
b) All grading for the infiltration basin is to be accomplished on'the site. The plan shows
grading on adjacent Lot 1.
l:\OlfileslOlsubdivisio \nrelim lat\crvstal \ lat re d ~ 1
I6200EagTeTreeK ~e~::'L.~ViioYLaK~Winesoh g<S372-1714 / Ph. (952) 447-4230 / Fax (952) 44~ij~45
AN EQUAL OPPORTUNITY EMPLOYER
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c) Add a hydrant at the end of the 8" main per the Public Works Design Manual.
d) Address the reconstruction of the existing section of the ring road. This portion of the road
must be completed with an overlay after it is widened.
e) If the typical section shown on sheet 1 of the plans is for the parking lot area, it does not
meet minimum pavement sections requirements outlined in the Public Works Design Manual
and must be revised to meet said standards.
4) Provide an estimate of the traffic generated by the existing clinic and an estimate of the traffic
that will be generated by the assisted living facility with the final plat application.
S) The developer must address the issue of the existing sign at Franklin Trail. This sign must
either be removed or relocated and the developer must enter into a "Private Use of Public
Property Agreemenf' with the City prior to approval of the final plat.
Passed and adopted this 4th day of June, 2001.
YES
NO
Mader Mader
Gundlach Gundlach
Ericson Ericson
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
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Page 2
SENIOR CARE OVERLAY DISTRICT
RESOLUTION 01-' 1"-
APPROVING A SENIOR CARE OVERLAY DISTRICT FOR THE DEVELOPMENT OF A 50-UNIT
ASSITED LIVING FACILITY
MOTION BY:
0Jl
SECOND BY: J(;
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 14, 2001, to
consider an application from Crystal Care. LLC, and Park Nicollet Health Systems for a
Senior Car Overlay District for a 60-unit assisted living facility; and,
WHEREAS, Notice of the public hearing on said Senior Care Overlay District has been duly
published in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the Senior Care Overlay District; and
WHEREAS, The City Council considered the application for a Senior Care Overlay District at its
regular meeting on June 4, 2001; and
WHEREAS, The Planning Commission and City Council find the Senior Care Overlay District in
harmony with both existing and proposed development in the area surrounding the
project; and
WHEREAS, The Planning Commission and City Council find the proposed CUP is compatible with
the stated purposes and intent of the Zoning Ordinance as they relate to Senior Care
Overlay Districts, and further, that the proposed Senior Care Overlay District meets the
criteria for approval as contained in Section 11 06A of the Zoning Ordinance.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
1. The recitals set forth above are incorporated herein.
2. The Senior Care Overlay District is hereby approved on the property shown as Lot 2, Block 2, on the
preliminary plat for Park Nicollet Addition.
3. The Senior Care Overlay District is hereby approved subject to the following conditions:
a) A registered landscape architect must sign the landscape plan.
b) The developer must submit an irrigation plan for the site.
c) The lighting standards in the parking lot on the southeast side of the building must be relocated
to the southeast side of the parking lot so the light is directed towards the building.
d) The developer must submit restrictive covenants for this use for review and approval by the City
Attorney.
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16200 Eagle Creek Ave. S.E., Prior lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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e) The Final Plat and Development Contract must be approved by the City Council.
f) Upon final approval, the developer must submit two complete sets of full-scale final plans and
reductions of each sheet. These plans will be stamped with the final approval information. One
set will be maintained as the official Senior Care Overlay District record. The second set will be
returned to the developer for their files.
Passed and adopted this 4th day of June, 2001.
YES NO
Mader Mader
Ericson Ericson
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
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Page 2
Planning Commission Minutes
May 14, 2001
Atwood agr~,<with 300 square feet.
'<,
';.,.
Lemke said you might as well go with 320 square feet, keep it at building sheet size at
16x20.' /'
. Atwood felt 240 square feet WG~1~b7mise.
V onhof said the concern is the bu "'of the structure.
. ""
%
"
th 240 square feet.
~
"'-.
MOTION BY S SON, SECOND BY CRIEGQ, TO AMEND THE SQUARE
FOOTAGE 240 FEET. "'-,-
/ ~
V #aken indicated ayes by all. MOTION CARRIED.
B. Case Files #01-026 & 01-027 Consider an application for a Preliminary Plat
to be known as Park Nicollet Addition and a Senior Care Overlay District for a
development to be known as Crystal Care.
Planning Coordinator Jane Kansier presented the Planning Report dated May 14,2001,
on file in the office of the City Planning Department.
Crystal Care, LLC and Park Nicollet Health Systems have filed an application to develop
the property located south ofTH 13, west of Franklin Trail, and directly south of the Park
Nicollet clinic. The request includes the following: .
. Approve a Preliminary Plat for 11.60 acres;
. Approve a Senior Care Overlay District for the development of a 60-unit assisted
living facility.
The proposal calls for the subdivision of the existing 11.60 acre parcel into 4 lots. Lot 1,
Block 1, is the existing site of the Park Nicollet clinic. Lot 2, Block 2, is the proposed
site of the assisted living facility. The remaining lots will develop at a future date.
Crystal Care, LLC, is the developer of the assisted living facility project. Park Nicollet
Health Systems, the current property owner, will develop the remaining commercial lots.
The staff recommended approval of the proposed preliminary plat and Senior Care
Overlay District subject to the following conditions:
Preliminary Plat:
1. The developer must obtain a Watershed District permit prior to any work on the site.
2. The developer must address the following Engineering Department comments:
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Planning Commission Minutes
May 14,2001
a. Provide the stage-storage-discharge tables and routing calculations through the
infiltration basins. The data will be used for design of the storm sewer and
regional pond.
b. All grading for the infiltration basin is to be accomplished on the site. The plan
shows grading on adjacent Lot 1.
c. Add a hydrant at the end of the 8" main per the Public Works Design Manual.
d. Address the reconstruction of the existing section of the ring road. This portion of
the road must be completed with an overlay after it is widened.
e. If the typical section shown on sheet 1 of the plans is for the parking lot area, it
does not meet minimum pavement sections requirements outlined in the Public
Works Design Manual.
3. Provide an estimate of the traffic generated by the existing clinic and an estimate of
the traffic that will be generated by the assisted living facility with the final plat
application.
4. The developer must address the issue ofthe existing sign at Franklin Trail. This sign
must either be removed or relocated and the developer must enter into a "Private Use
of Public Property Agreement" with the City prior to approval of the final plat.
Senior Care Overlay District:
1. A registered landscape architect must sign the landscape plan.
2. The developer must submit an irrigation plan for the site.
3. The developer must submit restrictive covenants for this use for review and approval
by the City Attorney.
4. The Final Plat and Development Contract must be approved by the City Council.
5. Upon final approval, the developer must submit two complete sets of full-scale final
plans and reductions of each sheet. These plans will be stamped with the final
approval information. One set will be maintained as the official Senior Care Overlay
District record. The second set will be returned to the developer for their files.
Comments from the public:
Larry Johnson, President of Crystal Care, handed out a packet which included the
description of Crystal Care, their Mission Statement and resumes of the individuals
included in the project. Johnson went on to explain the Memory Loss and Assisted
Living facilities for seniors. Crystal Care is also looking at sites in Minnesota, Iowa and
Wisconsin. One important point is the Crystal Care facility will compliment the locally
proposed senior facilities in Prior Lake.
Bob Davis, Architect with Design One, 9973 Valley View Road, Eden Prairie, presented
the design of the facility. All the standards have been met. The roof overhang will be 3
feet because it is a three-story building. Davis also presented the exterior materials of
stone and siding.
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Planning Commission Minutes
May 14, 2001
Mike Lewis, Crystal Care, 5200 Willson Road, presented the traffic study and stated they
will have further discussions with staff. Crystal Care will be drafting the covenants and
are planning on installing an irrigation system.
Andrea Shuck, 16766 Brunswick, representing 16 owners of the adjoining property
Colonial Estates, stated they are happy with the senior care facility coming into the area
and are not opposed to the project, but are concerned with the size and lighting.
Questioned if an EA W was done on this property? Kansier explained it was not required
because the site is too small. Kansier pointed out the overhead represents the exterior
lighting. Shuck said she enjoys living in Prior Lake and does not like to see the
environment breaking down.
The floor was closed at 7 :46 p.m.
Comments from the Commissioners:
Stamson:
. It is nice to see the only major requirement from staff is the signage. The project
meets nearly every requirement and design issue by the City.
. The project will blend in well with the other senior housing projects.
. It will be great for Prior Lake. It is a welcome addition.
. The site and layout is appropriate.
. Agreed with the neighbor's comments that this was a large building. But the
structure size is misrepresented on the overhead. It is a residential structure and
the materials they are using will blend in well.
. Supported staff s comments and would like to move forward.
Criego:
. How many staff will be working at any given time? Terry Pratt, Director of
Operations for Crystal Care, said that any given time (24 hours a day, Monday
through Friday) there would be approximately 22 staff members. The shifts will
be staggered, not only to accommodate the amount of traffic but also for
efficiency in staffing patterns. There will be 12 to 15 staff members on the
weekends.
. Out of the 40 parking spaces, 15 will be used for staff. Will the remaining
parking be adequate for the facility? Pratt responded it would be appropriate.
Most visitors will come in the evening. Weekends will be busier, but there will
be less staff.
. What about sidewalks or walkways? How are they going to get to other areas in
Prior Lake? Pratt said they will have a transportation van. At this time it has not
been determined ifit will be a 12 or 15 passenger vehicle. There will be
pathways around the Memory Care area.
. Mike Lewis responded they would be in favor of sidewalks along the ring road.
They are just waiting to find out how it will work with the City. Kansier said the
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Planning Commission Minutes
May 14, 2001
right-of-way will accommodate one, probably two sidewalks. Lewis said they did
not want an isolated sidewalk. It should be part of the master plan.
. Questioned the lighting issue brought up by the neighbor. Kansier responded the
light standard proposed would not flood anyone's yard. There is also additional
landscaping to soften the area.
. In favor of the development. Prior Lake needs a facility like this.
Lemke:
. It was a great presentation by the developer.
. All requirements have been met.
Atwood:
. Agreed it looks super. Crystal Care will act as a catalyst for the ring road.
. Not opposed to the eave encroachment.
. The parking seems generous.
. How big are the patios? Davis replied they would be 30x30 feet and 30x60 feet.
. As a gesture of good will, could the landscaping be looked at closely to have
some measure to dissipate the lighting?
. Rye said the light distribution patterns could be moved and faced towards the
building. It would reduce the lighting impact.
. Landscape will also help.
. Agreed with Criego on the sidewalks.
. What is the status of Franklin Trail being turned over to the City? Kansier said it
has been turned over the City but the County will maintain it for another year.
Vonhof:
. Questioned the sprinkler system and fire doors. Davis responded they were
included.
. Questioned if there were any other construction techniques different than
apartments? Davis said the building will follow under the same codes as
apartment buildings. There are no firewalls.
. Confused by the sidewalks not designated on the ring road. City Engineer
McDermott said she believed they are proposed on both sides. It is considered a
collector street and sidewalks are standard. She went on to explain the ring road
should be constructed all the way to Duluth Avenue by 2002. There are still
discussions with the developer.
. It is an excellent project.
Larry Johnson said the neighbor's comments were helpful and will report back on the
lighting and landscaping.
MOTION BY CRIEGO, SECOND BY ATWOOD, TO RECOMMEND CITY
COUNCIL APPROVE THE PRELIMINARY PLAT TO BE KNOWN AS PARK
NICOLLET ADDITION WITH THE ADDED CRITERIA THAT SIDEWALKS ARE
INCLUDED ON BOTH SIDES OF THE ROAD.
L:\Ol files\Ol plancomm\Olpcminutes\mn051401.doc 9
Planning Commission Minutes
May 14, 2001
Vote taken indicated ayes by all. MOTION CARRIED.
MOTION BY CRIEGO, SECOND BY ATWOOD, TO RECOMMEND CITY
COUNCIL APPROVE A SENIOR CARE OVERLAY DISTRICT FOR AN ASSISTED
LIVING FACILITY TO BE KNOWN AS CRYSTAL CARE WITH THE
CONDITIONS AS STATED.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before City Council on June 4,2001.
5. Old Business:
6. New Business:
A. C e File #01-031 Consider the vacation ofth rainage and utility easement
platted on utlot V, The Wilds.
Planning Coord ator Jane Kansier presented the P . ng Report dated May 14, 2001,
on file in the offic ,of the City Planning D~Part,~nt.
Outlot V of The Wild was originally platt,e,, n 1993. A drainage and utility easement,
30' to 70' wide, was pIa ed through the 0, ot to accommodate the sanitary sewer line.
Shamrock Development i ~n the proces~frep1atting this outlot as The Woods at the
Wilds. The existing easem~t will encfpach into the buildable area of some of the new
lots. \ "
The intent of the Comprehensive an is satisfied by the dedication of necessary
easements with the new subdivi 0 plat. The Planning staff recommended approval of
this request, subject to the co ition\'tPat the resolution vacating this easement is not
recorded until the final plat' s approve\i.
\
There were no commen , from the PUbli~:\,
Comments from thCommissioners:
\
me, subject to the Final Plat. \
Lemke, A ood, Stam,on and Vonhof: . ..
~~i;:~~6'~~c~:gA~O~~~~'E~~~~~TED'
JECT TO THE FINAL PLAT.
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Memory Care (the south building) consists of 20 dwelling units, each with one
resident per building. Unit mix and room sizes:
Assisted living (3 levels) 40 Units:
23 Studios (kitchen & bath w/ shower) 498 square feet
15 One-BRs (kitchen & bath w/ shower) 595 square feet
2 Two-BR (kitchen & 2 baths w/ shower) 932 square feet
40 Units
Memory Care (1 level) 20 Units:
17 Studios (w/ bath) 263 square feet
3 Luxury Studios (w/ bath) 351 square feet
20 Units
The Assisted living dwelling units each have a kitchen consisting of a sink,
stovetop/oven, and refrigerator. Each Assisted Living unit has a "three-quarter"
bath, consisting of a shower, a toilet, and a sink. The Memory Care dwelling
units each have a "three-quarter" bath as well. The Memory Care units have
space for optional microwave and optional under-counter refrigerator. All rooms
are furnished with bed(s), closet(s) with drawers, bed table, chair, and window
treatments.
4) Other Proposed Spaces
Assisted Livinq - First Floor
. Family Consultation/Media Room: This room, accessed off the
main lobby, is for family consultations and video presentations. It is
available for staff training and resident recreation, as available.
. Staff Restrooms: A set of lavatories for staff is available off the
staff hallway connecting Assisted Living and Memory Care
. Kitchen: The commercial-grade kitchen is centrally located and
designed to efficiently serve both the Assisted Living and the
Memory Care dining rooms.
Assisted Livinq - Second Floor
. Beauty/Barber: The hair salon, located on the second floor off the
elevator lobby, is available to all residents. A third-party
professional operates the salon.
· RN Office
. Media Center
. Elevator Lobby
3
Assisted livinq - Third Floor
. Staff Area: The staff break room, located on the third floor off the
elevator, has lockers, showers, lunch table and vending machines.
. Activity Room/Chapel
. Staff Office
Memory Care
. Reception Desk
. Staff Office
· RN Office & Medical Supply
. Storage
5. Community and Resident Spaces
The project consists of 52,517 square feet (excluding the garages). The dwelling
units total 27,767 square feet. This results in 24,750 square feet of common
area, consisting of hallways, lavatories, stairwells, elevator lobbies and shaft, and
the common spaces described below.
a) Dining/Kitchen/Storage
Kitchen: The commercial-grade kitchen is centrally located and designed to
efficiently serve both the Assisted living and the Memory Care dining rooms.
The kitchen includes chefs office, a walk-in freezer, walk-in cooler, dry storage,
ice machine, cooking line with burners and ovens, food prep line, beverage line,
dishwashing line, and steam tables. Direct access is available to the Memory
Care dining room. Access to the Assisted living dining room is via the staff hall.
Dinino: The Memory Care Dining Room is adjacent to the Kitchen and the
Reception Desk/Lobby area. It has windows along the east elevation. The
Assisted living dining area consists of a Dining Room and a Cate; total seating
capacity is 52. The Cafe includes a service bar and will be available all day for
casual dining/snacks. The Dining Room has windows along the east elevation
with access to the patio.
Storaoe: The detached garages located east of the residential building have
the capacity to store resident items. The garages also have designated
maintenance storage. Storage rooms are also located on every floor and wing of
the building.
b) Lounges
Assisted livino, First Floor:
. Lobby (wi fireplace)
. Family/Media Room
. Cafe (wi food and beverage service bar)
. Patio
. Solarium
4
I r
Assisted LivinQ, Second Floor:
. Sitting Area (overlooking first floor lobby)
. Media Center (with computer lab)
Assisted LivinQ, Third Floor
. Activity Room/Chapel
. Cardnv Room
Memory Care
. Memory Care Lobby
. Reception Station
. Staff Office
. RN Office & Medical Supply
c) Activity Spaces and Other Proposed Spaces
Activities and programs will be ongoing throughout the various common rooms.
The Activity Room/Chapel on the third floor is generously proportioned -
approximately 940 square feet. This space wi] accommodate a variety of
functions, including lectures, concerts, and spiritual services. The elevator is
conveniently located adjacent to the Activity Room/Chapel.
Activities and programs will also occur in the community and resident spaces
outlined above in Section A (5).
d) Garages
The detached garages around the back of the project consist of 3,074 square
feet. There are 10 single-car garage stalls and a grounds storage area. Few if
any residents store cars at the project. One of the stalls is used for the project
van. Other available stalls are used for resident and project storage.
6. Major design features
The building is influenced by Prairie School design considerations. The low-
pitched asphalt shingle roof features extended eaves. The planter box along the
front elevation and three-story columned entrance are cultured ledge stone. The
ledge stone motif is extended to project signage, hearth, Activity/Chapel, and
detailed throughout. A tempered glass storefront extends the entrance
component of the building, allowing light into the front hallway, which will feature
an interior ledge stone planter.
Exterior materials are stucco at the first and second stories, with vinyl lap siding
at the third story. The project is part of a senior housing and health care campus.
As such, the building's color scheme matches the Park Nicollet Medical Clinic,
directly opposite the project.
The two-story Lobby with central hearth creates an openness and warmth. The
third-story Activity/Chapel Room, situated above the lobby, continues the ledge
5
stone motif. The common spaces are functional and, we believe, appropriately
sized.
The residential hallways are relatively short, with staggered suite entrances to
break-up the wall. The Memory Care floor plan allows circular walking patterns
below a vaulted sky-lit ceiling. The Activity Area or "Playhouse" is a well-
conceived space that serves the particular needs of the Alzheimer's individual.
The Memory Care Courtyard, situated off the porch, features an attractive privacy
fence and provides a functional as well as therapeutic purpose. Gardening by
residents occurs in the Courtyard as well as the Assisted Living patio off the
Dining Room.
Deliveries are at the rear of the building, via a drive along the south of the
property. Box trucks and other service vehicles are removed from pedestrian
traffic oriented to the front of the project. Service entry is through the kitchen.
Deliveries for upper levels are accessed through the Staff Hall and Service
Elevator Lobby, thereby reducing any disruption to residents.
The project design is attractive and functional
6
I I
DATE: April 30, 2001
TO: Jane Kansier, Planning Coordinator
FROM: Sue McDermott, City Engineer r
RE: Crystal Care (Project #01-36)
The Engineering Department has reviewed the preliminary plan for the subject
project and we have the following comments:
1. Provide the stage-storage-discharge tables and routing calculations through the
infiltration basins. This data will be used for design of the storm sewer and
regional pond.
2. All grading for the infiltration basin is to be accomplished on site. The plan shows
grading on adjacent lot 2.
3. Add a hydrant at the end of the 8" main per the Public Works Design Manual.
'4. Provide a typical ::.cdioll fOI tilt:: I uadway dl,d--f>everneFtt !ect.el'l des~. Address
the reconstruction of the existing section of the ring road. This portion of the road
must be completed with an overlay after it is widened.
5. Is the typical section shown on sheet 1 of the plans for the parking lot area? If so,
it does not meet minimum pavement section requirements outlined in the Public
Works Design Manual.
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SCOTT COUNTY
PUBLIC WORKS DIVISION
HIGHWAY DEPARTMENT
600 COUNTRY TRAIL EAST
JORDAN, MN 55352-9339
(952) 496-8346
,.----
BRADLEY J. LARSON
PUBLIC WORKS DIRECTOR!
COuNTY HIGHWAY ENGINEER
:: 0L..---.----. _u___
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--Pax; (952) 496-8365
April 25, 2001
Jane Kansier
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Preliminary Plat, Crystal Care
Franklin Trail and TH 13
Dear Jane:
We have reviewed the preliminary plat as it relates to Highway Department issues and
offer the following comments or concerns:
. We recommend the developer submit a traffic study. The study would determine the
impacts on the nearby roads and intersections that will result from fully developing
all of the lots included in this plat.
Thank you for the opportunity to comment. If you have any questions, please feel free to
contact me.
---------
Craig enson
Transportation Planner
All Equal Opportunity/Safety Aware Employer
I r I I
INTEROFFICE MEMORANDUM
DATE:
PLANNINGIENGINEERING
Ralph Teschner, Finance Director
Park Nicollet Addition
(assessment/fee review)
March 29,2001
TO:
FROM:
RE:
Based upon "The Preliminary Agreementfor Development Contract", dated May 19, 1997, the 11.60
acre parcel in 2-114-22 identified by (PIN #25 902 042 0) is to be charged the following city
development fees:
Park Nicollet Lot:
Trunk.Sewer & Water Fee
$3500.00/acre
Remaining Lots:
Collector Street Fee
Stormwater Management Fee
Trunk Sewer & Water Fee
Park Dedication Fee
$ 1500.00/net acre
$60n.00/net acre
$3500.00/net acre
$3550.00/gross acre
The application of applicable City development charges would generate the following costs to the
developer based upon the area descnbed as provided within the site data sunnnary sheet of the
preliminary plat description:
Park Nicollet Lot (Lot 1 Block 1):
Trunk Sewer & Water Cban!e:
4.32 acres @ $3500.00/ac = $15,120.00
Remaining Lots (Lots 1-3 Block 2):
Collector Street Fee:
5.58 acres @ $1500.00/ac = $8,370.00
Storm Water Mana2ement Fee:
5.58 acres @ $6092.00/ac = $33,993.00
Trunk Sewer & Water Chan!e:
5.58 acres @ $3500.00/ac = $19.530.00
Park Dedication Fee:
7.28 acres @ $3550.00/ac = $25.844.00
$87,737.00
Assuming the initial net lot area of the preliminary plat does not change, the above referenced storm
water, collector street, trunk and lateral sewer and water charges would be determined and collected
within the context ofa developer's agreement for the construction of utility improvements at the time of
final plat approval.
There are no other outstanding special assessments currently certified against the property. Also, the tax
status of the prop~ is current with no outstanding delinquencies.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
....~ .u
To: 1) Michael Lewis,Crystal Care fax: 6128362794
2) Jane Kansier, DRC Coordinator, City of Prior Lake, fax: 9524474245
From: Jim Eggen, PLSL Watershed District Technician
Date faxed: April 25, 2001.
INITIAL REVIEW of
PERMIT APPLICATION
PRIOR LAKE-SPRING LAKE WATERSHED DISTRICT
Permit Appli~ation No. 01.12: Senior Living Community
Applicant:
Crystal Care
5200 Willson Rd
Edina. MN 55424
Phone: (952) 83602792
Agent:
Michael Lewis
Same as above.
Location:
Block 2, Lot 2, Park NicoUet Addition, on proposed Ring Road.
Purpose:
60 unit assisted living comm~nity.
Application dated 4/16/01, received at PLSL WD 4/17/01.
Initial review comments: Application is incomplete for the following reasons:
1. Rate control is required. The existing and proposed rates for the 2, 10 and 100 year
event.s should be equal. However information .provided shows these unacceptable
disparities:
Existing (cfs) Proposed (cfs)
5.50 2 yr
13.68 10 yr
22.45 100 yr
If the plan to use a regional pond accounts for these disparities, please explain; see
Item 2 below.
2. Applicant is to provide documentation, such as a letter from the City, stating: a) that
the regional pond is planned/funded, b) the construction / in-service schedule and c)
that the pond is sized to include the contribution from the subject senior living project.
3. lnclude all impervious sUIface in the runoff considerations (i.e. including the rooftops).
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4. Document the B type soil (e.g. from Soil Survey or borings).
5. Document depth to groundwater and then establish the separation between the
bottoms of infiltration ponds and groundwater. That separation should be at least 4
feet.
6. On constructed depressions (ponds), show how you plan to keep fines from entering
the infiltration basin. The depressions should not drain at grade; rather leave some
dead storage in order to obtain sediment removal before the water flows to any
infiltration facilities.
7. Provide and document infiltration of ~ inch of runoff within 72 hours, using a
combination ofBMPs (see Rule D.3.i.).
8. General comment: These initial review comments are not necessarily all inclusive; the
applicant has the responsibility to address all applicable portions of the rule in order to
provide a complete application to the District.
. .
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