Consider Final Plat, Site Plan, and Comprehensive Plan/Zoning Amendment Approval of Stoney River; Case of First Phoenix Group and Lord of Life

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 City Council: 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.

City Staff anticipates revised plans from the Applicant mainly related to the design of a shared access on Nowthen Boulevard.  In addition, City Staff anticipates requested revisions to the Development Contracts related to assigning certain obligations of the Property Owner to the Developer (First Phoenix).  Staff will provide updated information at the meeting.

Final Plat 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 2 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.

Lord of Life Lutheran Church desires to consolidate several parcels it has acquired over the years that make up the current campus.  The consolidation of these parcels is not a requirement of the platting process.  Consolidating parcels will clean up parcel lines and legal descriptions that make up the Lord of Life campus.  These parcels that are being combined with the larger parcel that already contains the building for Lord of Life shall be considered off site for purposes of calculating development fees and associated credits.

Site Plan Review

The Applicant has proposed a 53,228 square foot (foot print), 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 R-3 Residential District (high density residential).  It should be noted that the original review of this site plan was based on B-1 General Business District (current zoning).  However, the Planning Commission recommended a re-zoning and Comprehensive Plan Amendment to R-3 Residential.  The Staff Review File has been amended to reflect this recommendation.  In addition, the Applicant has requested that the required adjustments to zoning be accomplished by a Comprehensive Plan Amendment.

It appears that the exterior materials of the proposed structure are composed of a mixture of shakes, stones, and windows with various accents added.  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. 

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 and Saint Francis Boulevard.  Staff acknowledges the level of trail obligations for this site in relation to the portion of the site being developed with this proposal and has recommended the following in terms of trail obligations (an exhibit is attached for illustrative purposes). 

The Nowthen Boulevard 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.  It is Staff's recommendation that the portions of trails to be constructed on the parcels that do not include the building of Lord of Life shall be considered off site, and thereby actual construction costs shall be credited to Trail Development Fees.  As stated previously, these parcels are only being included in the proposed Plat in order to consolidate parcels and clean up legal descriptions of the campus.  Staff finds benefit to the City in approving the parcel consolidation.  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) .  However, Staff recommends delaying construction of this segment of trail until such time future development (planned) occurs on the remainder of the Lord of Life Campus.  In looking at future development scenarios, there may be a possibility that the TH 47 trail may be better suited for an internal roadway system.  Given this fact, Staff recommends that the Applicant convey a 20 foot wide perpetual trail easement along TH 47 connecting to Cobalt Street to allow for a future connection in the event funding becomes available in lieu of trail construction along TH 47.  Per the request of the Applicant, the proposed Development Contract includes language that the City agrees not to assess any costs of construction of this trail along TH 47 to the Subject Property.  The Applicant also acknowledges that future development will, however, include certain development obligations, including trail construction along TH 47.

The Fire Department has requested additional detail be added to the plans in regard 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 and Anoka County have responded as outlined in their response letters.  The Planning Commission agreed with Anoka County comments recommending that accesses be consolidated if at all possible.  In Staff's conversations with the Applicant, it appears that the Applicant is attempting to design a shared access, which may impact the ultimate parcel configuration.  Finally, Staff and Anoka County are working collaboratively to coordinate required turn lanes with an existing County project (mill and overlay of CSAH 5).

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

Motion to adopt the resolution approving the Final Plat of Stoney River, with necessary adjustments allowed to line up the common property line with the shared access;

-AND-

Motion to approve the site plan for Stoney River, contingent upon final design of a share access;

-AND-

Motion to adopt the resolution approving the Comprehensive Plan Amendment to High Density Residential;

-AND-

Motion to introduce the ordinance to amend the Official Zoning Map to R-3 Residential for the Subject Property.