Consider Landscape Plan for Suite Living; Case of Hampton Companies

The City has received an application from Hampton Companies (the "Applicant") for a Site Plan for Suite Living, a proposed thirty-two (32) unit, assisted living facility located at the northeast corner of the intersection of Jaspar Street and 139th Lane (the "Subject Property").  The Environmental Policy Board (EPB) may recall reviewing a Sketch Plan earlier this year for Rivenwick 3rd Addition, which was to be a mixed of townhomes, commercial, and this assisted living facility.  This project was shifted east, adjacent to the existing townhome development to the east, to take advantage of the fact that the public road is in place already.

 

General Information
The Subject Property is about 2.14 acres in size and is located south of Highway 10, east of Ramsey Blvd, and north of 139th Lane.  The Subject Property is zoned MU-PUD (Mixed Use - Planned Unit Development), which allows for a mixture of both residential and commercial uses.  This specific project is being reviewed utilizing the standards of the R-3 Residential (High Density) District.  Based on the R-3 District standards, the Canopy Cover Formula is the basis for determining the required landscaping.  Also, because the Subject Property shares a property boundary with an existing R-2 Residential (Medium Density) District neighborhood, a bufferyard along the eastern boundary is also required.

Tree Preservation
Generally speaking, the Subject Property is devoid of any significant trees.  Staff has visited the site as aerial images did show existing trees.  After a brief walk through, it was apparent that the majority of the existing trees do not meet the definition of a significant tree and therefore, would not be required to be inventoried.  There were a couple evergreens (one red cedar and one Scotch Pine) that appeared to be right about four (4) inches in diameter (which, for evergreens is the threshold to be considered a significant tree) and maybe a couple Siberian Elms (an invasive species) that were close to eight (8) inches in diameter (which, for deciduous trees, other than oaks, is the threshold to be classified as a significant tree).  Regardless, the base landscape requirements would certainly satisfy the reforestation requirements and thus, Staff has determined that a Tree Inventory and Preservation Plan are not required.

Natural Area(s)
The City's Natural Resources Inventory (NRI) does not identify any quality natural areas within the Subject Property.  The Subject Property was classified as semi-natural (a non-native grassland with sparse deciduous tree cover).  Similarly, the Minnesota Land Cover Classification System (MLCCS) identifies this site as a dry grassland.  There do not appear to be any significant plant communities that warrant additional protections.

Wetlands/Floodplains
There do not appear to be any wetlands or floodplains within the Subject Property that need to be considered.

Landscape Plan
As previously noted, the standards of the R-3 Residential (High Density) District are being used to review this proposal.  The base landscaping requirements are determined using the Canopy Cover Formula and results in a need for close to 22,000 square feet of canopy.  The proposed landscaping, which includes a mixture of both deciduous and evergreen trees, as well as shrubs, is about 21,000 square feet.  Thus, additional plantings are needed.

The Subject Property also shares a boundary with a less dense neighborhood (R-2) to the east.  Thus, a thirty (30) foot wide bufferyard with an additional 10% plantings is required along that shared boundary.  This equates to another 2,100 square feet of canopy cover.  There is sufficient space to accommodate the additional plantings and Staff is recommending that these additional plantings be in the form of evergreen trees for added screening.

Noise
The Subject Property is along Highway 10.  Since this is a residential type of development, the City is requiring a Noise Study to better understand whether noise pollution may be a concern.  The City can, if found appropriate, require the developer to provide noise mitigation as a component of this project.  Now would be the time to review this because if there are future Highway 10 improvements by MnDOT that trigger the need for noise mitigation, the City would be responsible for those costs.  Past developments along Highway 10 (original phases of Rivenwick and more recently, Riverstone) have provided noise mitigation in the form of berming and landscaping.  This, or other form(s) of noise mitigation, may be appropriate for this project as well.

All costs associated with this project are the Applicant's responsibility.

Motion to recommend approval of the proposed Landscape Plan, contingent upon compliance with the Staff Review Letter, and to support the requirement for a Noise Study and any applicable noise mitigation measures.