Planning Commission Agenda 10-12-1998 (Special Meeting)
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AGE DA
SPECIAL MEETING - MONTICE LO PLANNING COMMISSION
Monday, October 12, 1998 - 5 p.m.
Members:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
1. Call to order
2. Consideration of a request for Final PI PUD approval for St. Benedict's Center.
Applicant: JSSH Architects. (NAC)
3. Adjournment.
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ing Commission Special Meeting - 10/12/98
2. Consideration of a re nest for Final PI n PUD a roval for St. Benedict's Center.
Applicant: JSSH Architects. (NAC)
A. REFERENCE AND BACKGRO
This item was provided to the Planning C mmission without opportunity for advanced
study and was therefore scheduled for fo al Planning Commission review at a special
meeting to be held immediately prior to onday's City Council meeting. The Planning
Commission's recommendation will be pr vided at the Council meeting.
Site Description
The site is located north ofInterstate High ay 94 and south of the Burlington Northern
Railroad just north of the Church ofSt. H nry. The Church ofSt. Henry's property has
been subdivided to allow St. Benedict's to use the northern eight acres for elderly
housing. The site is zoned Public/Semi-P blic Use District (P-S). The City has approved
a CUP to allow elderly housing on this sit . The applicant is requesting final plan PUD
approval.
Proposed Features
The project, called St. Benedict's Center, onsists of two buildings each containing 60
units of elderly housing. One building is or independent living and the other is for
assisted living.
Access
Access is proposed from 7th Street, which s currently being built by the City. A private
road extends from the end of 7th Street to e two proposed buildings. A fire lane is
proposed from the Church ofSt. Henry's arking lotto St. Benedict's Center.
Alternate Plan
An alternate plan for a portion of the site i shown on the site plan. The alternate plan has
a building link between the Church of St. enry and the assisted living building rather
than a concrete walk. The applicant shoul decide which plan they wish to have
approved now, and if another plan is desir d in the future, the applicant should request
approval of an amendment to the final pIa
Lot Area per Unit
The proposed site density is 15 units per a reo The proposed development complies with
the elderly housing requirement of at least 1,000 square feet of lot area per unit.
Floor Area
The minimum standards for elderly housi g floor area are 440 square feet per efficiency
unit and 520 square feet per one bedroom it. Efficiency apartments should not exceed
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PI nning Commission Special Meeting - 10/12/98
20 percent of the total number of apartme ts. The applicant has not submitted floor plans
for the proposed buildings. The City Huil ing Official will need to verify that these
requirements have been met.
Parking
The site plan provides a sufficient number of parking spaces. The City Zoning Ordinance
requires, for elderly housing, that at least I space per unit be provided initially with
reservation of an area equal to one parking space per unit. The initial number of spaces
can continue until such time as the City C uncil considers a need for additional parking
spaces has been demonstrated (Section 3-5 (H) 12).
A total of 120 units are proposed. The site plan includes 110 parking stalls with space for
18 more spaces reserved. These spaces wi 1 remain reserved until the City Council
determines that a need for additional parki g spaces exists. The independent living
building contains 46 underground stalls. wenty-four on grade stalls are provided for
staff, and 40 on grade stalls are provided fi r visitors. The applicant should indicate
employment levels at the two facilities to How the City to better evaluate the need for
additional parking.
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Parking and Road Design
The City Zoning Ordinance requires that e ch parking space be not less than nine feet
wide and 20 feet long (Section 3-5 (D) 9 ( ). The proposed stalls are nine feet wide and
19 feet long. Bituminous drives are compl ant at 24 feet wide.
Curbing
The City Zoning Ordinance requires that a I private roads within any PUD have curb and
gutter (Section 20-2 (1) 1). The northern dive from the independent living building to
the assisted living building does not have c b and gutter. The site plan should be revised
to include curb and gutter along this drive.
Service Area
The service area is located on the northeast side of the assisted living building near the
entrance. To use the service area, truck dri ers would be required to turn into the staff
parking lot and then back into the service ea. A single unit truck could maneuver in this
way; however, this is a less than ideal situa ion for both the truck drivers and staff.
Screening should be provided between the ervice area and the path to the north.
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Pathways
Paths are paved with concrete, bituminous r crushed stone, and patio areas containing
concrete pavers. The unity of the design m y suffer by containing many path segments of
different materials. The Planning Commis ion may wish to require more extensive use of
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P arming Commission Special Meeting - 10/12/98
concrete pavers or concrete instead of bit inous paths next to the assisted living
building to provide greater consistency in the site design.
Fences and Gates
Ornamental iron fencing is shown northe st and northwest of the assisted living building.
It appears that a gate and fencing are also ndicated southwest of the assisted living
building, but it is unclear how the fencing will end. It appears to end abruptly at a
concrete walk on the south side ofthe bui ding. It may be more appropriate to continue
the fencing along the concrete walk to the side of the building. The gate symbol at the
northern edge of the site appears to be mi placed and does not align with the sidewalk. A
detail of the proposed fence should be pro ided.
Landscaping
A landscape plan had not yet been submit ed at the time of this review. A landscape
buffer is indicated along the eastern prope y line; however, without a landscape plan, we
do not know what this buffer will consist f. Landscaping should be emphasized near the
buildings (especially at entrances and pati s), around parking lots to provide screening
and shade, along the entrance drive to pro ide an inviting experience, and at property
boundaries to provide a buffer between th site and adjacent uses.
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Lighting
An exterior lighting plan should be submi ed either as part of the landscape plan or as
part of a revised site plan.
Signs
Monument signs are indicated at the entr ce drive and in front of both buildings.
Details of these signs should be submitted y the applicant. The City Building Official
should review the detailed plans for consis ency with the sign requirements found in the
City's Zoning Ordinance.
Refuse
The location of trash handling should be n ted on the site plan in order to review how
trucks will be maneuvering on the site for rash collection.
B. ALTERNATIVE ACTIONS:
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1. Motion to approve final plan subje t to the conditions listed in Exhibit Z and
Planning Commission review and pproval of revised plans, based on the finding
that the proposed final plan, with c nditions, is consistent with the concept plan
previously approved and is consist nt with the City's Zoning Ordinance.
2.
Motion to approve final plan subje t to the conditions listed in Exhibit Z and City
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PI ning Commission Special Meeting - I all 2/98
staff review and approval of revise plans, based on the finding that the proposed
final plan, with conditions, is cons stent with the concept plan previously
approved and is consistent with th City's Zoning Ordinance.
C. STAFF RECOMMENDATION:
Recommendation to be provided at the Co ncil meeting based on discussion at the
special meeting of the Planning Commissi n. If the final plan is approved subject to
approval of the landscape plan and other c nditions, the applicant should be aware that
significant changes to the landscape plan d other plans, as noted, may stilI be
necessary .
D. SUPPORTING DATA:
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Exhibit A - Site Location
Exhibit B - Overall Site Plan
Exhibit C - Site Plan
Exhibit 0 - Site Plan with Issues Noted
Exhibit E - Grading and Drainage Plan
Exhibit Z - Conditions for Approval
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EXHIBIT E -
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PI nning Commission Special Meeting - 10/12/98
EXHIBIT Z - CONDITI NS OF APPROVAL
CONDITIONS OF FINAL PLAN APP OVAL
17.
18.
19.
20.
21.
22.
23.
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25.
The development should comply ith minimum floor area and percent efficiency.
Parking space dimensions should e a minimum of9 x 20 feet.
The applicant should submit empl yment levels for the two facilities.
Curb and gutter should be provide along all drives.
Submission and approval of a land cape plan is required.
Grading, drainage and utility plan are subject to the City Engineer's approval.
Submission of an exterior lighting plan and fence detail are required.
Sign details are required and must omply with City standards.
The location of trash handling sho Id be noted on the site plan in order to review
how trucks will be maneuvering 0 the site for trash collection.
26. Any necessary revisions should be made based on the comments on the Planning
Commission on the following issu s.
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A. The service area requiring ruck maneuvering in the staff parking lot and
its location in front of the uilding.
B. Pathways containing many segments of different materials.
C. The location of the gate at he northern edge of the site not aligning with
the path and the abrupt end of an ornamental fence southwest of the
assisted living building at concrete sidewalk.