Consider Request for Sketch Plan Review and Site Plan Review of Stoney River at 14501 Nowthen Boulevard

The City has received a request for a Minor Plat as well as Site Plan Review for a 72-unit assisted living complex on a proposed 6.5 acre parcel currently part of the Lord of Life Lutheran Church campus.  This case includes two (2) requests for consideration by the Planning Commission: 1) Minor Plat and 2) Site Plan Review.

All property owners within 700 feet of the Subject Property were notified of the Sketch Plan Review. 

Sketch Plan Review

The proposed minor plat proposes to subdivide a portion of the existing Lord of Life campus to create a new, approximately 6.5 acre parcel at the north west corner of the intersection of Saint Francis Boulevard (TH 47) and Bunker Lake Boulevard (CSAH 5).  The proposed lot appears to meet all dimensional standards related to the actual subdivision of the parcel.  Other dimensional standards will be reviewed as part of the site plan review.

As current property owner desiring to convey the proposed Lot 1 to First Phoenix Group, Lord of Life Lutheran Church is responsible for Required Improvements as listed in the Subdivision Ordinance.  It is anticipated that Lord of Life will defer these obligations to First Phoenix Group, and that First Phoenix Group is agreeable to accept these obligations.

Staff is recommending that the area of the current Lord of Life campus guided for further future development be platted as an outlot to avoid triggering any development fee obligations that may be triggered for these future development areas.  In addition, Lord of Life Lutheran Church desires to consolidate several parcels it has acquired over the years that make up the current campus.  City Staff recommends that the Applicant exclude the areas containing current improvements and utilize the County's PIN Combination process to achieve the same consolidation.

Site Plan Review

The Applicant has proposed a 53,228 square foot, two-story building (footprint) with 72 assisted living/memory care units.  It appears that the proposed site plan meets most dimensional standards as required by the B-1 General Business District, with the exception of setbacks for parking and maneuvering areas when adjacent to residentially zoned districts.

It appears that the exterior materials of the proposed structure are composed of a mixture of shakes, stones, and windows with various accents added.  It is unclear the exact materials being used, but it is anticipated that the Applicant will provide a material pallet for review.  Based on the B-1 General Business District standards, it is likely that the exterior materials will be acceptable, but require specific City Council approval.  Waste storage is proposed to be provided interior to the building.

The Applicant proposes 66 parking stalls with an additional 28 proof of parking stalls for future construction.  In this instance, Staff applied parking standards for hospital use, which requires one (1) space for four (4) beds plus one (1) additional staff for each employee.  Based on the proposed site plan, 18 stalls would be required for the residential component.  Staff has requested additional information on the number of employees to determine final parking requirements.  It appears there should be ample parking on site.

The proposed landscape plan appears to generally meet requirements with amendments and additional notes as required in the Staff Review File.  Given the current separation and tree cover between the proposed Lot 1 (B-1 General Business District) and the proposed use, it is Staff's opinion that the buffer yard requirements between B-1 and R-3 are satisfied.

The Civil Engineering plans are generally acceptable with additional detail included on the plans as noted in the Staff Review File.

The Master Park and Trail Plan requires that a trail be constructed on site along Nowthen Boulevard.  This trail represents a critical trail link that completes a corridor that has had several segments constructed over the past several years.  Staff acknowledges the design constraints near the intersection of Nowthen Boulevard (CSAH 5) and Saint Francis Boulevard (TH 47).  Due to existing topography, retaining walls are required.  Acknowledging the additional construction costs and the benefit of this connection, Staff has prepared a proposal for a grant opportunity for construction dollars through the Safe Routes to School program due to its proximity to Ramsey Elementary School.  There is no guarantee that the City will be successful in securing these dollars, and this trail segment will remain a Stage I Improvement obligation of the Applicant. 

Also in relation to trail obligations, the Applicant has proposed to construct the remaining segment between the existing terminus of the Nowthen Boulevard Trail (terminating on the Lord of Life Campus) and the proposed Lot 1.  Depending on the outcome of the Minor Subdivision process, these improvements outside of the proposed Lot 1 may be considered off site and eligible for credit against Trail Development Fees as required by the Minor Plat.  The Trail Development is a mechanism the City has implemented to ensure connectivity of its trail system by ensuring a funding stream for necessary off site improvements to connect various segments.  All trails on private property must be encumbered by a perpetual trail easement plus an additional five (5) feet for maintenance purposes where feasible.

Finally, in relation to trail obligations, the City's policy is that trails shall be constructed, at the cost of the developer, on both sides of all State, County, State Aid, and Collector roadways.  This policy is implemented by the Master Park and Trail Plan.  This Plan indicates a trail construction obligation along Saint Francis Boulevard (TH 47) on Lot 2.  Staff will be prepared to discuss various options for this trail linkage.

The Fire Department has requested additional detail be added to the plans in regards to public safety access to the structure.  In addition, minor modifications to the location of certain hydrants has been requested.

The request has been sent to Mn/DOT and Anoka County Highway as required.  Mn/DOT has responded that a drainage permit shall be required as outlined in their response letter.  Staff is awaiting a response from the Anoka County Highway Department.

All costs associated with reviewing the request are the responsibility of the Applicant.

Staff recommends approval of the Sketch Plan and Site Plan.

The Sketch Plan provides the Planning Commission an opportunity to review the concept of a plat/subdivision request on provide feedback on the request.  No formal action is necessary.

Motion to recommend that the City Council approve the Site Plan for Stoney River.