ITEM 5.1 Guardian AngelsIV
OtsTY F o
MINNESOTA g
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT:
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
24 October 2016
PRESENTER(s):
REVIEWED BY:
ITEM #:
City Planner Licht
City Administrator Johnson
5.1— Guardian Angels
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a PUD Concept Plan for Guardian Angels Riverview Landing.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No.
Held by Planning Commission 17 October 2016
BACKGROUND/JUSTIFICATION:
Guardian Angels has submitted a concept plan for development of a 139 dwelling unit senior housing
facility on Lot 1, Block 1 and Outlot A, Otsego Waterfront East 3rd Addition. The subject site is located
north of 90th Street and east of Quantrelle Avenue, east ofTH 101. The subject site is zoned PUD,
Planned Unit Development District in accordance with the ordinance approved by the City Council on 10
November 2013. The proposed development is to be reviewed as a concept plan in accordance with
Section 20-36-4.0 of the Zoning Ordinance to provide comment to the developer as to the acceptability
of the land use.
A public hearing to consider the proposed concept was held by the Planning Commission on 17 October
2016. Mr. Dan Dixon and Ms. Kris Neff of Guardian Angels and Mr. Ron Touchette of Rock Solid Realty
were present as the applicants. Mr. Dixon provided background on Guardian Angels and an overview of
the proposed development. Ms. Neff is an Otsego resident and spoke in favor of the concept plan.
There were no other comments. The members of the Planning Commission were very supportive the
proposed concept plan based on the reputation of Guardian Angels and the quality of the site design
and project amenities. The public hearing was closed and the Planning Commission voted 7-0 to
recommend the City Council support the proposed development as consistent with the City's
Comprehensive Plan and appropriate for the subject site within Otsego Waterfront East.
SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE
A. Planning Report dated 18 October 2016
POSSIBLE MOTION
Please word motion as you would like it to appear in the minutes.
Motion to provide the developer favorable comment regarding the proposed concept plan, subject to
the stipulations of outlined in the Planning Report dated October 18, 2016.
BUDGET INFORMATION
FUNDING: BUDGETED: ❑ YES
NA o NO
ACTION TAKEN
❑ APPROVED AS REQUESTED ❑ DENIED ❑ TABLED ❑ OTHER (List changes)
COMMENTS:
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 65303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC(c_7)PlanninqCo.corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego — WFE; Guardian Angels Riverview Landing
REPORT DATE: 18 October 2016
ACTION DATE: 20 November 2016
TPC FILE: 101.02
BACKGROUND
Guardian Angels has submitted a concept plan for development of a 139 dwelling unit senior
housing facility on Lot 1, Block 1 and Outlot A, Otsego Waterfront East 3rd Addition. The
subject site is located north of 901h Street and east of Quantrelle Avenue, east of TH 101. The
subject site is zoned PUD, Planned Unit Development District in accordance with the ordinance
approved by the City Council on 10 November 2013. The proposed development is to be
reviewed as a concept plan in accordance with Section 20-36-4.0 of the Zoning Ordinance to
provide comment to the developer as to the acceptability of the land use. A public hearing to
consider the proposed concept has been noticed for the Planning Commission meeting on 17
October 2016 at 7:OOPM.
Exhibits:
A.
Site Location
B.
Perspective Views
C.
Site Plan
D.
Floor Plans
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for commercial uses as
part of the City's primary commercial area surrounding the TH 101 and CSAH 39 interchange.
Development of senior housing within the Twin Cities Metropolitan Area has been expanding
since the Great Recession and communities have made allowances for such uses either within
or directly adjacent to commercial areas. The more compact living space required by
independent seniors and more institutional character of assisted or memory care services is
generally compatible with the activity level within commercial areas. This activity level is
attractive for senior housing for homebound residents to enjoy the views from their homes.
Independent residents provide in -place market support for nearby businesses, such as
restaurants, retail stores, and offices. The 2012 Comprehensive Plan identifies a need to
expand housing choice within Otsego specifically to include options for seniors, which the City
Council also identified as a high priority economic development goal as well. The subject site
is adjacent to a developed City park that will provide a great amenity to the proposed
development and increase use of the City facility. City staff supports development of the
proposed senior housing use of the subject site as being consistent with the goals and policies
of the Comprehensive Plan.
Zoning. The subject site is zoned PUD District. The PUD District allows those uses as provided
for within the B-3, General Business District, which includes retail sales, services, and office
uses. In addition to the uses of the B-3 District specified in the initial rezoning of the subject
site, any use allowed within any zoning district in the City may be developed within a PUD
District subject to approval of a PUD Development Stage Plan. This includes the mixing of both
commercial and residential uses such as senior housing. Senior housing is an allowed use
within the R-7, High Density Residential District and, therefore, may be allowed to develop on
the subject site upon approval of a PUD Development Stage Plan. In addition to the individual
dwelling units, the proposed facility includes indoor parking, food services and common dining
facilities, a theater, lounge, screened porches for individual units and common spaces, outdoor
seating areas for residents generally and a memory care courtyard, and administration spaces.
Surrounding Land Uses. The table below summarizes the existing and planned land uses
adjacent to the subject site. As noted above, senior housing facilities have been found to be
appropriate land uses in high activity areas compatible with and beneficial to surrounding
commercial uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
--
--
TH 101/Mississippi River
East
Park
PUD District
City park
South
Commercial
PUD District
Multiple tenant retail/service/office
West
Commercial
PUD District
Medical office
Undeveloped
2
Lot Requirements. Senior housing developed under R-7 District requirements must provide a
minimum lot area of 40,000 square feet and minimum lot area per dwelling unit of 1,000
square feet per unit. The subject site is 11.69 acres or 509,204 square feet in area. The 1,000
square foot per dwelling unit requirement is typically only applied to independent or assisted
living dwelling units with memory care not subject to a lot area standard. The area of the
subject site exceeds the minimum lot area requirement and there is 4,208 square feet of lot
area per independent or assisted living dwelling unit available (or 2,665 per dwelling unit with
the indicated future phases included) exceeding the requirements for senior housing.
Setbacks. The PUD District for Otsego Waterfront East established a 30 foot setback from
Quantrelle Avenue and 10 foot setback from side or rear lot lines unless reduced setbacks are
approved as part of a PUD Development Stage Plan. The concept site plan for the proposed
principal building exceeds the minimum setback requirements.
Building Height. There is no maximum building height established for the PUD District.
Principal buildings within the B-3 District are limited to three stories. The proposed principal
building is to be a four story structure with indoor parking, common areas, and memory care
suites on the first floor and independent and assisted living suites on the upper three floors.
The height of the proposed building is appropriate for the subject site given the commercial
character of surrounding uses and the park to the east, creating separation from other uses,
minimizing impervious surface, and maximizing construction efficiency.
Building Materials. The concept plan includes only preliminary plans for the exterior design of
the principal building. Section 20-17-4.G.2 of the Zoning Ordinance establishes exterior
material requirements for multiple family uses that would be applicable to the proposed
development. The exterior finish of the proposed principal building will be required to have a
minimum of 50 percent of the combined area of all elevations of a principal building shall have
an exterior finish of brick, brick CMU, stucco and/or natural or artificial stone and except for
brick, brick CMU, stucco, natural or artificial stone, rock face block, or cement or wood fiber
board, no single elevation shall have more than 25 percent of one type of exterior finish.
Building plans for each elevation of the proposed principal building that identify the type and
percentage of materials must be submitted with the PUD Development Stage Plan application.
Floor Area Per Unit. Section 20-17-6.0 of the Zoning Ordinance establishes minimum floor area
per unit requirements for senior housing of 440 square feet for efficiency units and 560 square
feet for one bedroom (or larger) units. The minimum floor area requirement is typically only
applied to independent or assisted living dwelling units. The memory care suites are to be 320
square feet in area for the efficiency units and 580 square feet for the one bedroom units. For
independent and assisted living units, the floor areas range from 680 to 850 square feet for the
one bedroom suites and 1,135 to 1,300 square feet for two bedroom suites. The dwelling units
within the proposed building include 15 efficiency units within the memory care section, 88 one
bedroom units, and 51 two bedroom units.
Landscaping. Section 20-19-2.13 requires installation of landscaping within subject site as part
of a PUD Development Stage Plan. The landscaping plan will also need to provide for plantings,
turf, and irrigation of the portion of Outlot A abutting the subject site between the lot line and
trail.
Access. The site plan proposes one initial access to Quantrelle Avenue. Two additional
accesses may be constructed to the north to accommodate future phases of the principal
building or additional buildings as well as general site circulation. The site plan submitted with
the PUD Development Stage Plan will need to include turning radii for service and emergency
vehicles. The Fire Department will need to review the site plan submitted with the PUD
Development Stage Plan to ensure adequate emergency vehicle access to all -sides of the
building.
The south lot line of the subject site abuts the developed multiple tenant commercial use to the
south. The original plan for Otsego Waterfront East is that access to the subject site would be
shared with the abutting property via the driveway to Quantrelle Avenue that has been
partially constructed. No connection to this driveway is shown on the site plan for the subject
site, which is appropriate to maintain separation between the senior housing and commercial
traffic. The developer will be required to complete the north half of the east -west drive aisle
that overlays the common lot line, with a sidewalk on the north side connecting Quantrelle
Avenue to the City park. An ingress -egress easement over the drive aisle for the property the
south will also be required. Maintenance for this drive aisle would be the responsibility of the
property to the south as part of that easement.
Off -Street Parking. Section 20-21-9.E of the Zoning Ordinance requires senior housing uses to
provide one off-street parking stall per two dwelling units with proof -of -parking for one parking
stall per dwelling unit. This requirement is typically applied only to the independent and
assisted living dwelling units as memory care residents do not drive. The Institute of
Transportation Engineer's 3rd Edition Parking Generation Manual outlines the following off-
street parking recommendations for senior housing uses:
Type
ZO/ITE
Land Use
Category
Recommended
Parking Ratio
Stalls/Unit
Riverview Landing
DU
Parking
Stalls
Zoning Ordinance
Senior
Housing
1.00
139
139
ITE Recommendations
Independent
252
0.50
12
61
Assisted Living
254
0.36
- -
- -
Memory Care
254
0.36
18
7
TOTAL
68
0
The concept plan does not identify the breakdown between independent living and assisted
living units within the proposed senior housing facilities. For the purpose of this analysis, City
staff utilized the higher requirement applicable to independent living suites anticipating that
this would be the maximum parking demand as residents transition from independent to
assisted living services. The site plan indicates that there will be 49 indoor parking stalls on the
first floor of the principal building and 66 surface stalls for a total of 115 parking stalls. The
number of off-street parking stalls provided by the concept plan exceeds the parking required
under the highest demand scenario. The design and construction of the off-street parking
area must comply with the requirements of Section 20-21-4.1-1 of the Zoning Ordinance.
Exterior lighting. The submitted concept plan does not include details regarding exterior
lighting. The PUD Development Stage Plan application must include a photometric lighting
plan indicating the location of all exterior light fixtures and illustrating the intensity of the
lighting upon the site. All exterior lighting must comply with Section 20-16-6 of the Zoning
Ordinance.
Signs. The concept plan does not identify any freestanding or wall signs for the proposed use.
Any signs that are to be located upon the subject site must be identified as part of the PUD
Development Stage Plan and be consistent with the allowances for the Otsego Waterfront East
PUD District.
Park Dedication. Park dedication requirements for a commercial use of the subject site were
satisfied by dedication of Outlot A, Otsego Waterfront East to the City, which has been
developed as a community park and regional stormwater basin. The developer will be required
to provide pedestrian access to Outlot A along the south lot line of the subject site and from the
north terminus of Quantrelle Avenue to the north portion of Outlot A as part of the PUD
Development Stage Plan. The developer and City staff, including the Parks and Recreation
Director are discussing opportunities for enhancements to the City park that may be
undertaken in partnership, including a pedestrian crossing of the stormwater basis and
improved amenities on the river -side of the park, which may be incorporated as part of the PUD
Development Stage Plan.
Utilities. Sanitary sewer and water utilities are available to the subject site and were
constructed through the site to serve developed properties to the south. The utility plan for
the PUD Development Stage Plan will involve relocation of these existing utilities to
accommodate the proposed location of the principal building. Concurrent with the relocation
of the utilities would be the need to vacate the drainage and utility easements overlaying them.
The developer will be required to pay utility availability charges at the time of final plat
approval for the portion of the subject site platted as a lot and utility connection charges at the
time of issuance of a building permit. The number of Residential Equivalent Connection
charges for senior housing facilities are calculated in accordance with the Metropolitan Council
Environmental Services schedule as one REC per three residents with the number of residents
determined as shown in the table below. Based on 249 residents, the utility fees for the
proposed use would be charged as 73 RECs.
5
Unit Type
Resident/Unit
# Units
Residents
Efficiency
1.0
15
15
1 Bedroom
1.5
88
132
2 Bedroom
2.0
36
72
TOTAL
219
Grading. The developer has not provided a grading plan with the concept plan application.
Portions of the subject site are within the 100-year floodplain of the Mississippi River and fill
will be required to elevate the principal building. The grading plan for the subject site must also
provide for infiltration of a minimum one -inch rainfall event within the subject site with the
balance of the stormwater discharged to the regional stormwater basin within the City park to
the east. The PUD Development Stage Plan must include a detailed grading, drainage, and
erosion control plan as required by the Zoning Ordinance that is subject to review and approval
of the City Engineer.
Easements. The subject site will be replatted to provide for lots and outlots based on the site
plan for the proposed development. The preliminary and final plat must provide for dedication
of drainage and utility easements as required by Section 21-7-15 of the Subdivision Ordinance.
This includes easements at the perimeter of each lot, over public utilities or public storm water
basins, or any wetlands within the subject site. All drainage and utility easements are subject to
review and approval of the City Engineer.
Outlots. The concept plan identifies two outlots to the west of the proposed principal building.
Uses for the outlots are not identified and would be governed by the PUD District for Otsego
Waterfront East. Development of the outlots would require application for approval of a PUD
Development Stage Plan.
RECOMMENDATION
The proposed concept plan provides for development of a senior housing facility and future
senior housing campus meeting the housing needs and economic development goals of the
City. Guardian Angels Riverview Landing will be a signature development within Otsego
compatible with and complementing the existing and planned uses within Otsego Waterfront
East and the City's community park. City staff recommends approval of the concept plan for
the proposed development as outlined in the motion below.
POSSIBLE ACTIONS
A. Motion to provide the developer favorable comment regarding the proposed concept
plan, subject to the following stipulations:
The proposed development requires application for the following approvals:
0
PUD Development Stage Plan
Preliminary plat.
Final plat.
d. Vacation of existing drainage and utility easements.
2. The exterior materials for the proposed principal building shall comply with
Section 20-17-4.G.2 of the Zoning Ordinance.
3. A landscape plan shall be submitted with the PUD Development Stage Plan
application that complies with Section 20-19-2.13 of the Zoning Ordinance and
provides for installation of plantings, turf, and irrigation within Outlot A abutting
the subject site between the lot line and existing trail.
4. The site plan submitted with the PUD Development Stage Plan shall include
turning radii for service and emergency vehicles and site access is subject to
further review and approval of City staff, including the Fire Department.
5. The developer shall construct the north half of the east -west drive aisle that
overlays the south lot line and provide a sidewalk on the north side connecting
Quantrelle Avenue to the City Park overlaid by an ingress -egress easement for
the property the south will also be required that also addresses maintenance.
6. All off street parking areas shall comply with Section 21 of the Zoning Ordinance.
7. The PUD Development Stage Plan shall include plans for any proposed
freestanding or wall signs.
8. The PUD Development Stage Plan shall provide pedestrian access to Outlot A
along the south lot line of the subject site and from the north terminus of
Quantrelle Avenue to the north portion of Outlot A.
9. Exterior lighting shall comply with Section 20-16-6 of the Zoning Ordinance.
10. The developer shall pay utility availability charges at the time of final plat
approval and utility connection charges at the time a building permit is issued in
accordance with Chapter 6, Section 1 of the City Code; all utility issues are
subject to review and approval of the City Engineer.
11 All grading, drainage and erosion control issues are subject to review and
approval of the City Engineer.
7
12. All easements are subject to review and approval of the City Engineer.
13. Future development of any outlots platted with the preliminary plat and PUD
Development Stage Plan shall be subject to the provisions of the Otsego
Waterfront East PUD District and require separate application for PUD
Development Stage Plan approval.
B. Motion to provide comment that the proposed concept plan is not consistent with the
2012 Comprehensive Plan and Otsego Waterfront East PUD District.
C. Motion to table.
C. Lori Johnson, City Administrator
Adam Flaherty, Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Ross Demant, Parks and Recreation Director
Dan Dixon, Guardian Angels
Overview
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PERSPECTIVE VIEWS
Guardian Angels Riverview Landing
OTSEG®, MINNESOTA
9-20-2016 ( COMM# 37162-16121
PUD CONCEPT PLAN APPLICATION
Guardian
Angels
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Guardian Angels Riverview Landing
XMIE OTSEGO, MINNESOTA
9-20-2016 1 COMM# 37162-16121
PUD CONCEPT PLAN APPLICATION
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SENIOR SERVICES
INDEPENDENT AND ASSISTED LIVING
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COMMON SPACES
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SUPPORT
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Guardian Angels
OTSEGO, Mmmr:QOTA
9-20-2016 1 COMM# 37162-16121
PUD CONCEPT PLAN APPLICATION
Riverview Landing
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f_
Guardian.
'Angels
SENIOR SERVICES
INDEPENDENTAND ASSISTED LIVING
MEMORY CARE
COMMON SPACES
ADMINISTRATIVE
CIRCULATION
SUPPORT
PARKING
SECOND LEVEL
Guardian Angels Riverview Landing
OTSEGO, MINNESOTA
9-20-2016 1 COMM# 37162-16121
PUD CONCEPT PLAN APPLICATION
Guardian
Angels
SENIOR SERVICES
C
INDEPENDENTAND ASSISTED LIVING
MEMORY CARE
COMMON SPACES
ADMINISTRATIVE
CIRCULATION
SUPPORT
PARKING
Unit Mix / Square Footage - Riverview Landing by Guardian Angels
Memo Care
TOTALGSF
UnitType
GSF
1st Floor
I 2nd Floor
3rd Floor
4th Floor
TOTAL
0
5
Studio
320
15
19
4,800
T
1 Bedroom
580
3
3
1,740
0
0
0
0
TOTAL:
18
0
0
18
6,540
SEN10R APARTMENTS
TOTAL GSF
Unit T ne
GSF
1st Floor
2nd Floor
3rd Floor
4th Floor
TOTAL
0
A
1 Bedroom
680
17
17
17
51
34,680
S
SBedroom
750
2
2
4
3,000
C
1 Bedroom / Den
850
10
10
10
30
25,500
D1
2 Bedroom
1,135
1
1
1
3
3,405
D2
2 Bedroom
1,225
1
1
1
3
3,675
03
2Bedroom
1,270
1
3
3,810
E
2 Bedroom
1,135
1
3
3,405
F1
2 Bedroom
1,190
1
3
3,570
F2
2 Bedroom / Sunroom Corner
1,270
1
M22
3
3,810
G3
2Bedroom /Sunroom End
10200
2
6
7,200
G2
2Bedroom/Sunroom End
1,300
4
12
35,600
TOTAL 5ENIOR APARTMENTS:
0
39
121
107655
TOTAL UNITS: 18 39 41 41 ]34 -
Building S.F.
Type
Use
Parking
1st Floor
2nd Floor
3rd Floor
4th Floor
Total
5-1
Underground Parking/Support
21,254
1
21,254
0
R-2
Commons
13,285
2,977
1,080
1,080
18,422
0
R-2
Senior Apartments
42,551
44,448
44,448
131,447
0
0
I-1
Memory Care
13,471
13,471
0
Total Building SF
0
48,010
45,528
45,528
45,528
184,594
THIRD LEVEL
10
Guardian Angels Riverview Landing
OTSEGO, MINNESOTA
9-20-2016 1 COMM# 37162-16121
PUD CONCEPT PLAN APPLICATION
Guardian
Angels
SENIOR SERVICES