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MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
APRIL 15,2002
8C
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE SENIOR CARE OVERLAY DISTRICT FOR A 107-UNIT
ASSISTED LIVING FACILITY TO BE KNOWN AS
KEYSTONE COMMUNITIES
History: Keystone Communities and Park Nicollet HealthSystems
have filed an application to develop the property located south of TH
13, west ofPranklin Trail, and directly south of the Park Nicollet
clinic. The request is for approval of a Senior Care Overlay District
for the development of a 107-unit senior care facility.
Keystone Communities is the developer of the senior care project.
Park Nicollet HealthSystems, the current property owner, will develop
the remaining commercial lots. The proposed senior care overlay
district includes Lot 2, Block 2, as shown on the preliminary plat for
Park Nicollet Addition.
In May, 2001, the Planning Commission considered a senior care
overlay district for this site, which consisted of a 60-unit assisted
living facility. The City Council approved the Crystal Care Senior
Care Overlay District on June 4,2001. The approved plan called for a
60-unit assisted living facility in a 3-story building, consisting of
52,517 square feet of floor area. On July 2,2001, the City Council
approved an amendment to the district. The amendment reversed the
building footprint so that the 3-story wing of the building was located
on the south side of the site.
On June 4,2001, the City Council also approved the preliminary plat
for Park Nicollet Addition. Although an application has been filed, the
final plat and development contract for this property have not been
approved at this time. The staff expects to bring the final plat to the
City Council in May, 2002.
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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
Crystal Care has since become Keystone Communities. The applicant
has revised the original plans to enlarge the building and increase the
number of units. The types of units in the building have also changed.
Because the proposal is a substantial change from the original plan, a
new application is required.
The Planning Commission considered this request at a public hearing
on March 25, 2002. The Planning Commission recommended
approval of this application subject to conditions. A draft copy of the
minutes of the March 25, 2002 Planning Commission meeting is
attached to this report.
Current Circumstances: The total site consists of 3.58 acres.
Currently, access to the site is from Franklin Trail. However, upon
final approval of the plat, the property will be accessed from the Ring
Road.
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 applicants are also requesting approval of a Senior Care Overlay
district under the provisions of Section 1106A of the Zoning
Ordinance. The uses the developers are proposing are permitted in the
C-4 district. The attached narrative describes the developer's proposal
in some detail.
Density: The plan proposes 107 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 29.89 units per acre. Included
within the building are 60 independent senior apartments, 27 assisted
living units and 20 memory care units.
Buildin2 Style: The proposed plan calls for 3-story building,
consisting of 141,630 square feet of floor area. The north wing of the
building, which is devoted to assisted living and memory care units, is
a 2-story structure. The design proposes exterior materials consisting
of brick and vinyl lap siding.
Setbacks: The minimum required setbacks in the C-4 district are 50'
for the front setback, 20' at the side yard and 30' for the rear yard. The
proposal meets these minimum requirements.
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
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Page 2
as glass, brick or stucco. The exterior materials proposed in this case
consist of brick and vinyl siding. The Class I materials on the building
(brick and glass) constitute less than 60% of the face of the building.
This is a modification the developer is requesting, and which, with
Council approval is permitted, under the senior care overlay ordinance.
Parkine: Parking for elderly housing is required at a rate of 0.5
spaces per unit. This development requires a minimum of 54 parking
spaces. The proposal provides 40 surface spaces and 65 spaces within
the underground garage.
Landscapine: Section 1107.1900 lists the landscaping requirements
for this development. Perimeter landscaping for this development is
required at a rate of I tree per unit or 1 tree per 40' feet of perimeter,
whichever is greater. In this case, a minimum of 107 trees must be
provided. The landscaping plan submitted by the developer does not
meet the minimum requirements. A total of 58 trees are shown on the
landscaping plan. Twenty-eight of the trees are ornamental trees (1
%"). The Zoning Ordinance allows the substitution of ornamental
trees for full-size trees at a ratio of 2 ornamental trees for I canopy
tree. Based on this formula, the number oftrees proposed on the site is
44 trees. The plan also does not indicate whether an irrigation system
will be provided. A registered landscape architect must also sign the
plan. The developer is requesting a modification to the ordinance
requirements under the terms of the senior care overlay district.
Tree Replacement: The applicant has submitted an inventory
identifying 362 caliper inches of significant trees on the site. Based on
the grading plan, the development, as proposed, removes 64% 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,
70.75 caliper inches, or 29 trees (2.5 caliper inches each) must be
replaced. The landscaping plan does not identify any replacement
trees.
Siens: This site plan includes one freestanding monument sign,
located at the south entrance to the site. This sign is consistent with
the sign requirements of the Zoning Ordinance.
Liehtioe: The plan identifies parking lot lighting on the northwest
side of the building. The lighting plan submitted indicates the lighting
will not exceed 0.5 footcandles at the property line. The plan does not
indicate whether any lighting fixtures will be located on the southeast
side of the building. If lighting fixtures are proposed, a luminaire plan
must be submitted to ensure that the lighting will not exceed 0.5
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Page 3
footcandles at the property line. This is especially critical, since the
southeast side of the building is adjacent to residential uses.
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.
Modifications/Incentives: 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, relaxation of controls in architectural
materials and fee waivers. The City Council has the sole discretion to
determine which incentives shall be granted. The staff has identified
two modifications to ordinance requirements. These are the relaxation
of the controls on architectural materials and the modification of
landscaping requirements.
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. Following the
Planning Commission meeting, the applicant submitted the attached
draft of these covenants.
The Issues: 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 proposed modifications, which include a relaxation of
the architectural controls for exterior building materials and reduced
landscaping, are within the scope of the approval of the City Council.
Conclusion: The Planning Commission concluded the proposal met
the requirements for a Senior Care Overlay District.
The Planning Commission also recommended approval of the Senior
Care Overlay District, subject to the following conditions:
1) The developer must submit restrictive covenants for this use for
review and approval by the City Attorney.
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Page 4
FISCAL IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
2) The landscaping plan must be revised to add a number of sizable
trees to the top of the retaining wall on the east side of the property
to address the concerns of the adjacent property owner. A
registered landscape architect must sign the landscape plan.
3) The developer must submit an irrigation plan for the site.
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.
6) The developer must enter into a development agreement with the
City. This agreement will outline the specific requirements for this
overlay district.
Rmlgpt Impart: The construction of the new facility will provide
additional tax base to the City.
The City Council has three alternatives for each application:
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. The following
motion is required.
1. A motion and second to approve a resolution approving the Senior
Care Overlay D trict, subject to the listed conditions.
Frank
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Page 5
SENIOR CARE OVER~.!?~ I~STRICT
RESOLUTION 02~ 60
APPROVING A SENIOR CARE OVERLAY DISTRICT FOR THE DEVELOPMENT OF A 107-UNIT
ASSISTED LIVING FACILITY
MOTION BY:
Jt>
SECOND BY: ~
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on March 25, 2002, to
consider an application from Keystone Communities for a Senior Car Overlay District for
a 107 -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 April 15, 2002; 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 Senior Care Overlay
District 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 1106A 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 City Council agrees to relax the architectural control requirements and modify the landscaping
requirements for this project, based on the plans dated February 25, 2002, and reviewed by the City
Council.
3. 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.
4. The Senior Care Overlay District is hereby approved subject to the following conditions:
1:\02fi1es\02cup\keystone\resolution.doc Paze ]
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
a) The developer must submit restrictive covenants for this use for review and approval by the City
Attorney.
b) The landscaping plan must be revised to add a number of sizable trees to the top of the retaining
wall on the east side of the property to address the concerns of the adjacent property owner. A
registered landscape architect must sign the landscape plan.
c) The developer must submit an irrigation plan for the site.
d) The Final Plat and Development Contract must be approved by the City Council.
e) 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 15th day of April, 2002.
YES NO
Haugen Haugen
Vacant Vacant
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
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Planning Commission Meeting Minutes
March 25,2002
uld recommend approval if the proposed addition remained entirely within the footprint of the
reo
McDermott: Advise hat lake creep does not appear to apply in this case.
Rinastad: Asked about e original survey and the concerns raised under that submission.
Crieao: Asked if the new patio structure impa
recommendation would be for approval if the pi s do not i
deck.
Horsman: Noted that the 0 'nal survey was incorrect in its interpretation of a bluff set k line. The setback line
is not necessarily from the top bluff, but from where the slope becomes less than Vo. The second survey
showed the revised setback.
Lemke: Asked the size of the area t
Horsman: Approximately 30 square feet, ot including any overhang
are not defined as structures and so the setbac
Opoien: Asked if the addition could be e ded beyond the tprint of the deck, just not on the north side, and
no farther than 8 feet from the existin use structure.
Horsman: Confirmed.
D BY ATWOOD, TO DIRECT STAFF T REPARE A RESOLUTION
APPROVING THE VARI CE REQUEST WITH THE CONDITION THA HE PROPOSED ADDITION NOT BE
EXTENDED BEYOND E CURRENT FOOTPRINT WHICH WOULD IMP T THE BLUFF SETBACK ON THE
E CONDITIONS SET FORTH IN THE STAFF REPOR
Horsman: C led that the proposed resolution would include language that the plicant must comply with all
other ordin ces and regulations of all other regulatory authorities, as well as the r uirement to sign and record
the consent forms.
The motion and second accepted the friendly amendment.
VOTE: Ayes by Atwood, Criego, Lemke and Ringstad, the MOTION CARRIED.
r
B. A request by Keystone Communities and Park Nicollet HealthSystems for a Senior Care Overlay
District for the property located south of the Park Nicollet Clinic.
Planning Coordinator Jane Kansier presented the Staff report dated March 25, 2002 on file in the office of the City
Planning Department.
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Planning Commission Meeting Minutes
March 25, 2002
Keystone Communities and Park Nicollet HealthSystems 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 is for approval of a Senior Care Overlay District for the development of a 107 -unit senior
care facility.
Keystone Communities is the developer of the senior care project. Park Nicollet HealthSystems, the
current property owner, will develop the remaining commercial lots. The proposed senior care overlay
district includes Lot 2, Block 2, as shown on the preliminary plat for Park Nicollet Addition. The
applicants are 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 Senior Care Overlay District complies with most of the provisions of the Zoning
Ordinance. The proposed modifications are within the scope of approval of the City Council. The
Planning Commission should comment on whether these modifications are appropriate.
The staff recommends approval of the proposed Senior Care Overlay District subject to the following
conditions:
1. The developer must submit restrictive covenants for this use for review and approval by the City
Attorney.
2. A registered landscape architect must sign the landscape plan.
3. The developer must submit an irrigation plan for the site.
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.
6. The developer must enter into a development agreement with the City. This agreement will
outline the specific requirements for this overlay district.
CrieQo: Asked why the staff did not recommend 60% Class I materials for the project.
Kansier: Advised that the modification is within the scope of the City Council, and the Class I proposed
is somewhere between 50-55%.
Comments from the Public:
Kristi Olson (CEO, Keystone Communities): Commented that they are very excited about the project
and that the market study is very strong. The comments from the Town Meeting were primarily
positive and there is a growing list for available units. Believed the project will be a wonderful addition
to the community.
CrieQo: Asked what changed from the original plan and size.
Olson: Advised that their market research indicated that congregate care, assisted living and memory
care all be included in the project. The original plan was only for assisted living and memory care.
Lemke: Asked for clarification as to the landscaping requirements.
L:\02FILES\02planning cornm\02pcminutes\MN032502.doc
Planning Commission Meeting Minutes
March 25, 2002
Kansier: Advised that the current plan allows for a calculation of 44 trees, rather than the 107 required
by the ordinance, although physically there would be more trees, just smaller, on the site.
Gary Tushie (architect): Noted that the senior overlay district allows for a lesser landscape requirement
to allow for better utilization of the space for this use. Also advised that the tree requirement does not
allow a calculation for shrubs, which this site would have a lot of. Added that the original plan also
included a garage. Parking is now underground.
Kansier: Noted that the original building was a two-story with a one-story devoted to memory care.
The new proposal is for an additional floor in both instances.
Andrea Schook (16766 Brunswick Ave. SE): Asked for sensitivity by the Commissioners concerning
mitigation of the impact the development will have on her property. Would like to see one less story in
that specific location and more of a green screen for privacy.
Comments from the Commissioners:
Atwood: Supported the project and the conditions set by staff. Asked about the size of the strolling
garden, and if the south side is where the adjustment to the landscaping occurs.
Tushie: Commented that the strolling garden is approximately 150 foot long on the east side and that
the adjustment to the landscaping plan involves the whole site. Noted that some additional screening
with evergreen trees could be provided on the northeast corner which would limit the impact on the
adjacent property owner.
Crieao: Recommended that a number of sizable trees be added to the top of the retaining wall to
address the concerns of the adjacent property owner.
Tushie: Confirmed that the plantings could be on top of the retaining wall.
MOTION BY ATWOOD, SECOND BY LEMKE, TO RECOMMEND APPROVAL OF THE SENIOR
CARE OVERLAY DISTRICT FOR A SENIOR FACILITY TO BE KNOWN AS KEYSTONE
COMMUNITIES SUBJECT TO THE CONDITIONS PROPOSED BY STAFF AND AS DISCUSSED
WITH RESPECT TO THE ADDITIONAL LANDSCAPING PLAN.
VOTE: Ayes by Atwood, Criego, Lemke, Stamson and Ringstad, the motion carried.
This item will be considered by the City Council at its April 15, 2002 regular meeting.
C. Case File #02.021 Donald cherer is requesting a 23.f ariance to allow a structure setback of 52.feet
from the ordinary high water mark (0 elevation of 904 I rather than the minimum required setback of 75
feet for property located at 3894 Green Hel Trail.
. nt had requested this item be removed from the agenda and
Zoning Administrator Steve Horsman advised that th
continued to a later date.
MOTION BY CREIGO, SECOND BY A TW
MEETING.
VOTE: Ayes by Atwood, Criego, Le and Ringstad, the motion carried.
L:\02FILES\02planning comrn\02pcminutes\MN032502.doc
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8
Description of Proposed Project
Keystone Community of Prior Lake
The project will improve approximately 3.5 acres located on the planned
Ring Road south of Franklin Trail in Prior Lake (Lot 2, Block 2, Park Nicollet
Addition). The site is opposite the Park Nicollet Medical Clinic.
The building will contain three stories and approximately 111,930 gross
square feet, plus an underground garage of approximately 29,700 square feet.
There will be a total of 65 underground garage spaces, including a car wash bay
and a workshop room.
The project is 107 residential rental units restricted to seniors 55 years old
or better.
The independent-living section is comprised of 33 two-bedroom units and
27 one-bedroom units. The size of the units ranges from 721 square feet to
1,115 square feet.
The assi~ted living section is comprised of 26 one-bedroom units (ranging
from 721 - 726 square feet) and one 2-bedroom unit of 894 square feet.
The 20-unit memory care wing will have a separate, secured entrance and
screened porch.
The building structure and roof will be wood frame over a concrete block
garage with a pre-cast concrete floor at the first living level. The building will
consist of a three-story section (south wing) and a two-story section (north wing).
The building will be heated with a central hot water baseboard radiant heat
system and cooled by individual wall air conditioners. The common areas will be
air conditioned with a central forced air system. The building's exterior will have
a substantial amount of brick on the front with the building base consisting of rock
face block and the non-brick areas consisting of vinyl siding.
All apartment units will be equipped with microwaves, dishwashers and
air-conditioning units. The memory care units will be cooled on a central system
and will not have kitchens. The bedrooms and bathrooms of assisted living and
memory care units will have an emergency response system, which will be
monitored 24 hours a day.
~
Keystone Community of Prior Lake (Project Description - page 2)
The building will have a variety of common areas including a community
room with a fireplace, a multipurpose room, a heritage room, a beauty/ barber
shop, a craft room, a pub/sports room, a billiards room, a convenience store, a
whirlpool room, and lounges on each floor. The memory care area will consist of
a physical therapy/activity space, dining room/ice cream parlor, a front porch, and
living room/parlor.
The larger apartment units are intended for independent senior living.
There will, however, be a multipurpose room designed to permit congregate
dining services. Services that will be provided free of charge include an activities
program, a fitness program, transportation to outings and shopping, and a
pastoral care program.
Services included in the assisted living units include three meals per day,
weekly housekeeping and linen service, transportation, daily life enrichment
programs, 24-hour emergency response, and a varying degree of wellness care
and personal care services.
The memory care units will allow for an individual to maintain their dignity
while being surrounded by programming specifically suited for their individual
memory loss. Staff will support each person with a commitment to quality care
with compassion. The facility will carry the Housing with Services License and
will be regularly reviewed and audited by the Minnesota Department of Health.
~
2. Checklist Item #11: Satisfying the Senior Overlay Criteria
The Project is a complementary use for the neighborhood and meets the criteria
for the Senior Overlay District. The Project is adjacent to the Park Nicollet
Medical Clinic. The Project's front elevation squares up to the front elevation of
the Park Nicollet Clinic. Residents of the Senior Community will be able to use
the medical, dental and therapy services offered at Park Nicollet. The two uses
are ideally compatible and together form a senior living campus that should
quickly become a community asset.
An independent market study demonstrates a need for assisted living in the
immediate community as well as the larger, outlying market. The Project
provides options to seniors and their families and serves as a continuum with
other senior housing that exists or that is currently proposed for Prior Lake. This
Project offers seniors a flexible range of housing and service options. Residents
are given the opportunity to participate in a community dedicated to dignified
living, attractive and functional environments, healthy meals, attentive care and
a variety of scheduled and independent activities.
The Project is readily accessible to health care facilities, not only Park Nicollet
but also the Fairview Clinic, which is located less than a mile away on Highway
13. The Project is less than one-half mile to downtown retail and services. The
library, city hall and religious institutions are convenient to the site. The Project
van is available for both scheduled activities and individual resident requests.
Overall, the Project serves as a good transitional use between the multi- and
single-family residences to the south and east and the more commercial uses
oriented to Highway 13. The Senior Community generates far less vehicular
traffic than general occupancy apartments. Moreover, the building provides
underground parking, resulting in more green space. The Project has a relatively
low impact relative to city services such as schools and roads. This Community
will playa significant role in the Ring Road development, the improvement of the
neighborhood and the continued growth of the City to meet the evolving needs of
residents.
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WSB
&: Associates, Inc,
Memorandum
To: Sue McDermott, P.E., City Engineer
City of Prior Lake
,.
From:
Andi Moffatt, Biologist
WSB & Associates, Inc.
Date:
Nfarch 15, 2002
Re:
Keystone Plan Review
WSB Project No. 1430-06
As requested, we have completed our review of the Keystone Development Plan dated
February 28, 2002 and Stonn Calculations prepared by Sunde Engineering dated March 4,
2002. Based on our review, we offer the following comments:
General Comments:
1. Gradi~g on the south side is close to the property line and may require a temporary
easel11;ent.
2. Reference should be made to MnDOT 2000 Edition Standard Specifications
Sanitarv Sewer Comments:
1. Cleanout between the building and parking lot should be a Manhole with 8" service
to building.
2. The plans should be revised to show the City's requirement of 0.1 0 ft drop in
manholes.
Watermain Comments:
1. The plans should note "plug end" instead of "retain end" of service stub.
2. Callout 8" bends (i.e. 11.25 22.5, 45).
3. The plans should note to offset watermain where 8" water service crosses 24" storm
sewer at south end ofproject.
4. The plans should note to end the watennain 10 feet beyond property line on the west
end. The"hydrant must be moved off of curb to the north at property line.
5. The existing hydrant should be extended on north end to right of way.
March 15, 2002
Page 2 of3
Street Desh~n Comments:
1. Pavement section should be revised to include:
2" 2350 Type MV4 Wearing Course MVWE45035B
3" 2350 Type MV3 Non-Wearing Course MVNW35035B
2. Street section should show two l4-foot thru lanes with a 14-foot center left turn lane.
3. Street striping should be indicated to match Ring Road project to the west.
4. A signing plan should be submitted for review.
5. Horizontal curve data should be noted on plans.
6. Taper curb to match Park Nicollet driveway and drainage should be maintained
across the driveway.
7. Construct radius to match into County Road 39.
Stormwater and Water Resource Comments:
. 1. The manhole sizes on the profile and castings information should be provided. The
castings information should be provided as outlined in the City's Design Manual.
2. The plans should pote ':tie last 3 joints" at 21" RC Apron to pond.
3. Match eight tenths poirits between pipe sizes for stonn profile from MH 17 to MH 15
and MH 13 to MH 14.:
4. The emergency overflow route, NWL and HWL for 10 year and 100 year storm
event should be noted on the plans.
5. The plans should note "Construct manhole over existing 12"RCP" for MH 12 and
MH 18.
6. The building opening in the southeast comer of the building shows at opening at
elevation 971.0. This opening must be 1 foot above the emergency overflow.
7. The infiltration volume is underestimated. The runoff coefficient cannot be used in
this equation because the volume is based on 12 inch of runoff, nit the runoff from Y2
inch of rain.
8. The impervious surface of the roofwas not included in the infiltration basin runoff
calculations.
-
9. The outlet of the infiltration basin is too low to provide adequate storage for Hie
infiltration volume. It should be adjusted to store the 12 inch of runoff.
~
March 15, 2002
Page 3 of3
10. The developer should provide 100-year pond routing calculations based on the new
infiltration basin configuration.
11. We have not been able to check if the downstream temporary system can
accommodate this development. Please forward this information to WSB if the City
would like us to check this system.
This concludes our review of the Keystone Plans. If you have any questions or need
additional information, please feel free to call me at (763)287-7196.
c. Dave Hutton, WSB
Memorandum
DATE: March 20,2002
TO: Jane Kansier, Planner
FROM: Robert D. Hutchins, Building Official
RE: Site plan review for Keystone
Following are the results of the preliminary Site plan review for the Keystone building.
Our review was based on the Minnesota State Building Code (MSBC) which adopted
with amendments the 1997 Uniform Building Code (UBC) with handicap regulations of
the Minnesota Accessibility Code Chapter 1341. Also requirements of the 1998
Minnesota State Fire Code (MSFC) which adopted with amendments the 1997 Uniform
Fire Code (UFC).
1. Complete a Building Code analysis. UBC Chapter 5. Include the following:
a. Location on Property.
b. Allowable Floor Area. Each building separated by area separation walls. Note: a
NFP A 13 system is required for fire department concerns.
c. Height and Number of stories.
d. Exiting.
2. Structural engineer to design retaining walls over 4' -0" in height.
3. If provided, indicate means of lawn irrigation. May use separate service and metering
for billing purposes.
4. Provide egress for Fire Department vehicles in Parking lot. The proposed Parking lot
will not provide for 45' turning radius required for Fire Department vehicles.
5. Siamese connection and enunciator panels to be located by front entrance.
6. Provide fire lanes for fire apparatus response. Signage to read:" No Parking Fire Lane
by order of Fire Department". Indicate on Site plan. Locate by Fire Hydrant and front
access curbs. UFC 1001.7.1.
The following are building plan comments:
7. An S.A.C. detennination must be completed by the Metropolitan Waste Control
Commission. Contact Jody Edwards at 651.602.1113. 34.
L:\02FILES\02cup\keystone\bldg comments.DOC
25. Provide fire extinguishers minimum 2A10BC rated, within 75 feet travel distance of
all areas. UFC 1002.
26. Provide 96" clearance height in underground parking for Fire Departments fast
response apparatus.
27. Party Rooms: post occupant load sign. UBC 1007.2.6.
28. Ventilation for the building must meet UBC chapter 12. Provide 15 CFM of
ventilation per occupant in the corridor and 3/4 CFM per square foot of floor area in
the Parking Garage.
29. Automatic garage door to comply with State of Minnesota Statutes. MSBC
1300.5900.
30. The floor and any supporting members of the floor, at the 3rd floor center rated stair
shaft: must be constructed with the same fire-resistive rating as the shaft walls. UBC
711.2.
31. Stairways that enter the Basement: provide a barrier at the ground floor to prevent
persons from accidentally continuing into the basement. UBC 1005.3.3.4.
32. Basement Mechanical room: provide two exits if the largest piece of flue-fired
equipment exceeds 400,000 Btu per hour input capacity. UBC 1007.7.1.
33. Explain the type of food preparation that occurs in the Kitchen. Kitchen must be
inspected by the Department of Health before occupancy.
This is a preliminary review only on conceptual plans. Other code items will be addressed
when the preliminary plans are submitted. The building plans must be reviewed by the
Cities Developmental Review Committee (DRC) which consists of representatives of
Planning, Engineering, Parks, Finance, and Building Departments. The DRC must
approve the site plans before a building permit can be issued.
~
3
Mar.19. 2002 4:16PM
PL SL WATER SHED
+rJ.$. -Iv ~J~!:- k
No.5251 P. 1
I have reviewed the attached proposed request (Kevstone CommunIties SenIor Care
Overlav District) for the followin.g:
Water City Code Gradin~
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roeds/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation: _ Approval
Denial
Conditional Approval
Comments:
~"'"'- ~~ +~ ~.r ~ .,4,..X"~ n.
_CL7r__QQI- _ '__'-'i2~..
~~$r2-~~~~Y:7~1 q
r
Signod: g:r ~{iZ; L 1M .tIe:
Please return any comments by Mondav, March 18. 2002, to
3-(c:r- 02-
Jane Kansier, DRC Coordinator
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: (612) 447-4245
~~J
~
1:\02f1h,s\02cup\keystone\referral.doc
~
Mar.19. 2002 4:17PM
PL SL WATER SHED
No.5251
p. 3
Comments on Permit Application received at PLSLWD 2/25/02
Prior Lake Senior Hou81ng 0:2.07
Ccmments and questions are as fallows, In no particular order.
1. Infiltration must Include all impervious, Including roof drains.
2. Consider raising the outlet ot'the Innl basin to the extent that yOU can, to get the needed
Intil c:apac:lty, (9S9,24 - 959 -= 0.24 feet?)
3. ConsIder a 2nd rock construction entrance unless all construction related accesS will be
restricted only to the one shown.
4. Show a calculation for the totallnfll c:apac:lty, lnlcudlng the projected contribution from
the small lot just west (see below). We estimate the Inflt need to be much greater than
shawn, particularly since the smaller Inti I ponds on the earlier drawing are no longer
Included. (Est Imperv!ous on site to be about 1.3; add In about 0.6 from extra lot &>
approx 1.9 acres total).
5. We understand the small portion of the site just east of the Infll pond Is being c::onsldered
as 8 contributor to the innl pond. If so, when constructed at anether time, that site will
or may require i!l permit from the DIstrict but only for erosion centrol, since the Infiltration
and regional stormwater capacity will already be In place. In any event, this permit
process does not cover such ruture development.
6. Include a completed application form - this Is the "cover sheet" for t/"Ie application;
attached.
7. Include the $60 applicatIon fee.
8. Provide a reservoir routing routine with is hydrograph summatIon of watersheds 1 - 6 ,
(Can't just sum up).
9, Provide the NWL and the iCe-year HWL of the In"ltratlon pond.
10, Suggest sump just upstream from the Inlet to the Inftl pond to Indude a vortex separator
(Can be simple, such as Is In attached memo from MWH, dated 3/8/02,4 pages total).
11. Show safety bench on lnnl pond. GIven the small size, a 5-l'cot wide bench should be
feasible in the existing area alloc::ated to the pond and would be acceptable to the District
(Appendix A of District Rules shows 10 feet).
12. Show t10atables control at outlet of Infll pond.
13. 11'115 Is In addition to the District's fax to you dated 3/1/02.
In view of the above, the application Is incomplete and Inadequate.
See attached rough draft of the "revIew" we will prepare for consideration at a meeting of the
we Board. this includes some or the informatIon used In last year's review. Any comments,
please advise.
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DECLARATION 01" LAND IJSR RESTRICTIVE COVENANTS
}'OR SENIOR OVF.RT.AY DISTRIl..
1'1 liS DECLARATION OF LANlJ lJSE RESTRICTIVE COVENANTS (This "AbTfeement")
dated as of ..' hy Keystone Communitiec; of Prior Lake, LLC, and ilc;
successors and assigns (the "Owner") is given as a condition prccl.:uent to the approval or It Senior
Care Overlay District by the City of Prior I.ake, M innt=sota (the "C ity").
WITNESS ETH:
WI mR EAS, thl.: Owner is or shall be the owner of a I07-unit senior rental housing project
locati:1.! on lands in the City of Prior r .akc (the "Project") legally described as:
Lot 2, llIock 2, Park Nieollcl Addition, Scott County, Minnl,;sota (the "Property"); and
WHEREAS, Owner has applied to the City for approval of a Senior Overlay District to develop
thl,; Project on the Property, which is ?Oned C-4 (General Business); and
WIIEREAS, Owncr has n:prt:stmted to the City that Owner shall limit occupancy in the Project so
that no more than 20% of the residents are under the agl: of 55; and
WHEREAS, Owner has represented to the City that Ownt::r shall offer rneals and olhc:r st=Tvices
tha.t provide seniors with necessary assis~tn~c with their daily living al.:tivities; and
WHERE^S, Owner, under this Agrecmcnl, int.cmls, declares and covenants Lh"tthe restrictive
coVtmants set torth herein governing the us~ anI.! occupancy ofthc Project shaH be and are
cuvenants running with the Property for the Lerm stated herein and binding upon all suhsequcl1t
owners of the Pr~ject for such term, and arc nut merely personal covenants of the Owner.
NOW, THEREFORE, in consideration of the rromiscs and covc:nanls hereinafter set forth, and of
other valuable consideration, the recdpt and sufficiency of which is hereny acknowledged, the
Owner agrees as folluws:
SEcnON 1- RF:COROING AND FILING; COVENANTS TO RUN WITH THE LA NO
(a) Upun execution and delivery hy the OWtlCr, the Owner shall cause this ^b'Tcement and all
amcndmt:nts ht:reto to be recorded and filed with I.he Scott County Recorder and shall pay
all fees and charges incurred in connection therewith. Upon recording, thc Owm.:r shall
immediately transmit to the City an cxeeut~d original oftne recorded Agrc.-cmenl showing
the datI,; IInd document numbers of record, or a duly cLlrtitied copy of the executed
original. The Owner agrt:t:s that the City will not issue a certificate of occupancy for thL:
Project unless and until the City has received the rccmdcl.!cxl:cutt:<.! original, or a duly
cerliiie<! copy, of the Agreement as J'ccorded.
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(b) The Owner intends, declart:S imd covenants, on behalf of itself" and all future nwncrs and
optlrators of the Project Land during the term or this Agreement, that this Agreement and
the covenant.; and restrictiuns set forth in this A~'Teement regulating and restricting the
lISl.:.uccupancy and transfer of the Ijr~icct l.and ancJ Ihe Prqject (j) shall be and are
covenants running with the Property, encumbering tne Property for the term ofthis
Agreemcnt, binding upon the Owner's successors in title ancJ all subsequent Owners and
Operators orlhe l)roperty, (ii) are not ml.:rely personal eovcnants of the Owner, and (iii)
shall bind the Owner and it') rcsplo'Clive successors and llSsigns during the term uf this
Agr(;:l.:ment. The Owner hereby agn.:cs that any and all rC'fuin::ments of the laws urthe
Stille uf Minnesota tn he satisfied in order for the provisions of his Agreement to
constitute deed restrictions and covtlnants running with the land shall be deemed to be
satisfied in full, and that any requirements of privileges of c~Late tire intended to be
satisfied. or in the alternate, that an equitable servitude has bct.:n ere."\ted to insure that
the..;e restrictions run with the land. For the term 01" this Agreement, each and cvt=ry
~onlra~t. deed or other in!;trumcllt hereaner t=xeeuted conveying the Pruperty or portion
thereof shall ~xpressly provide that !\ueh convcyance is subject to this Agreement,
provided, huwever, the covenantc; contain~-u herein shall survive and be t=ITective
rcgilrdless of whether ~uch contract, dced or other instrument hcn;afit=r executed
conveying the Property or portion thereof provides that such conveyance is subject to this
Agreement.
SECTION 2 - REPRESENTATIONS, COVENANTS AND WARRANTIES OJo'TIIR
OWNF.R
The Owner hereby represents, covenants and warrants as lollows;
(a) The Owner (i) is ~ limit~d liability company duly organi~ed under the Jaws l)r Minnesota,
and is qualified to transact businlo'Ss under the laws ofthis State, (ii) has the power and
authority to ()wn its propertie<; and assets and to carry on its business as nuw being
cunducted, and (iii) has the full legal right, power and authority tu execute and deliver
this Agreement.
(h) The execution and performance of this Agreement by Ihe Owner (i) will not violill~ or. .IS
applicable, have not viulated any provision of law, rule or regulation, or any ordcr uf any
court ur other agency or governmental body, ~mJ (ii) will not violatc or, as applicable,
have nol violall:d any provision of llny indctllure, agn."t:ment, mortgage, mortgage note, or
olhcr instrument 10 which the Uwner is a rarty or by whieh it or the Project is bou...cJ, and
(iii) will not result in the creation or impositiun uf any prohibited encumbrance uf any
nlJturt:.
(e) The Owner will. at the time of execution and delivery of this Agreement, havl: good and
marketable tille to (he Property fret: and clear of allY lien or encumbrance (subject to
encumhratlcc~ created pursuanl Lo t.his ^b'Teement. any I.oan DOCU1111ollls relnting to the
Property or other permitted encumbrances).
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(d) There is no actiun., suit or proceeding at law or in equity or by or before any
governmental instrumentality or other agtmcy now pending, or, to the knowledge of the
Owner, thrcalen,,-d llgllinst or affecting it. or a.ny of its properties or righ1.s, which. if
adversely determined, wlluld materially impair il'!i right tll carry on businl..'Ss substantially
a~ now conducted (and as now contemplated by this Agreement) or would materially
adver~cJy allcet its financi,ll condition.
(e) Tht= Project constitutes or will constitute a 5enior care fileility within the scope and the
provisions of the Senior Care Overlay lJi!>trict, set torth in Section I J06^ or the City'!>
Zoning Ordinance.
(l) lJuring the term l)f this Agreement., no more than 20% of the residents in the Prqject shall
be under the age of 55.
(g) The Owner agree!> to comply fully with the requiremenL~ of the Fair I lousing Act as it
may frum time to time be amended.
(h) The Owner may sell, transfer or e:\:change the Project at any timl.:, but the Owner shall
notifY in writing and obtain the agreement of ilny buyer or ~Ucccssor or other person
lll.:lJuiring the Prqject or any intercSII.hcrein that such acquisiLion is su~iect to the
rC'luin.:ments of this Agreement.
(i) The Owner agrees to nOI.ify the City in advance of any sale, transfer or cxchangt: of the
Project.
(j) Thl.: Owner represents, warrants and ah'Tees that if the Projl.:ct shall be ('lartially damilged
or destroyed the Owner will use its bl.:sl ~fforts to repair and restore the Projcct to
substantially the samc condition as existed prior to the event causing such damagt: or
destruction, and thereaner to operate the ProjCl.:1 in accordance with the lerms l1fthis
Agreement. In the event the Project is substantially damaged or destroyed, the Owner
may elect nut to replace the Project and may elect not to operatc a senior care facility, as
set out in Section 3 (b) (2) bl.:low.
(k) The Owner wsrrantsthiJt it has not and will not CXl;:Cute any other agreement with
provisions contradictory to, or in opposition to, the provisions hereof, and that in any
event, the rcquir\..mcnls of this Agreemel1l arc paramount and controlling ltS Lo the rights
and obligations herein set forth and supersede any olher requirements in contliet
herewith.
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~n;C"TlON 3 - TERM 01<' AGRF.EMENT
(a) Except as hereinafter provided. this Agrcement shall commencc when this AgrcL.7nL.'T1l is
recorded with the Scott County Recorder and shall expire _ Yl.:ll.rs thereafter.
(b) Notwithstanding subsection (a) ahove, this Agreement may be lLoTminated:
(l) By mutual agreement by and bcLwt:en the Owner and Lhe City; or
(2) In the event Lhe Project is substantially damagl:() by fire or other hazard imd the
Owner elects not to rebuild .t senior care facility. In such event the Owner's re-use
shall he guided and rcsttiel~d by the City's underlying l:oning ordinance pertaining to
the Property; or
(3) I n the event the Project bel.:umes l:t;OnOmielllly unfeasible to operate as II senior Cllre
tacility and the Owner t:lects iln alternative use for the Property. In such event the
Owner's rc--use sh~1I be guided and restricted by the City's underlying zoning
ordinance pertaining to Lhe Property.
SECTION 4 - ENFORCEMENT OF OCCUPANCY RESTRICTIONS
(a) The Owner cuvenants that it will not knowingly liJke or permit any aetiun that would
result in Ii violation of this Agreement.
(h) Th~ Owner hereby agrees that the represent.aLiuns and covenant~ sel forth herein may he
relied upon by thl: City and that the City may impose appropriate ~anctions if it is
del ermined that the Owner is knowingly viul.tting this Agreement.
SEcnON 5 - MISCEl.LANEOUS
(a) Scv~~.ability. The invalidity of any clause, part or provision of this Agreement shall nol
affect the validity of the remaining portiuns thereof
(b.l ~~tjces. All nolices lo be given pursuant to this Agreement shall be in writing and ~hall
he deemed given when mailed by cerlifit:d or registered mail, return receipt requested, to
the parties hereto al the addresses set forth helow, or to such other place as a party may
from time to time designate in writing.
To the City:
ATTENTION:
City A ttorncy
City of Prior Lake
1620 Eagle Creek Ave. S.I:::.
Prior Lake, MN 55372
To the Owner:
ATTENTION:
K risti Olson, CEO
Kcy::;Lone Cummunities, LLC
5200 Willson Road, Suite 150
Prior I.akc, MN 55424
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The City and the Owner, may. by notice brlVen hereunder, designale IIny further or different
addresses Lo which suhsequent nOlices, certificates or other communications shall be sent.
(c) ^mendmem. Notwithstanding anything to the contrary cuntOlined herein, this Agreement
may be amcnded hy a written agrecmenl betwecn the City and the Owner. whieh
OIgn:ement ~hall be cftective upon execution thcrCl)f by the City and the Owner ilnd the
r~ording of the amendment with the Scott County Recorder.
(d) ~!:lbordination of At;r~....me~J. This Agreement and the restrictions hLoTeunder are
subordinate to the loan and loan documents, if any, on the Prq;ect.
(t:) (iovernina Law. This ^!,'Teement shall be guverned by the laws oflhe Slate of
Minnesota.
IN WITNESS WHERcOF, the Owner has Cllllsed this Agreement to be signed by its duly
authorized repn::sentatives, as of the day and YC<lr first written above.
OWNER
Keystone Communities of Prior I.ake
~y;
Name: Kristi Olson
Title: President & CEO
STATE OF MINNESOTA )
) ss
COUNTY OF )
The foregoing instrument was acknowledged hetore me this _ day of
by__..
of
. ..
, on behalf of the .
._._,il
Notary Public
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