HomeMy WebLinkAbout7A, Planning Case 11-011 – Select Senior Living PUD & Plat
MEMORANDUM
DATE:
June 27, 2011
TO:
Honorable Mayor & City Councilmembers
Patrick Klaers, City Administrator
FROM:
Meagan Beekman, City Planner
SUBJECT: Planning Case 11-011
Applicant:
TAT Properties and Select Senior Living
Property Location:
1201 West County Road E
Request:
Zoning Code Amendment, Preliminary and Final Plat, Master and Final
Planned Unit Development
Requested Action
Approve Ordinance 2011-007 amending the Zoning Code to allow nursing home and assisted
living as a permitted use within the B-2 District with an approved Planned Unit Development
based on the Findings of Fact in the June 27, 2011, memo to the City Council.
Approve publishing a summary of Ordinance 2011-007
Approve Planning Case 11-011 for a Preliminary and Final Plat and Master and Final PUD to
subdivide the property at 1201 County Road E into two parcels and reuse the existing building as
assisted senior housing, based on the Findings of Fact and submitted plans, subject to the
conditions in the June 27, 2011, report to the City Council.
Background
The property at 1201 County Road E is owned by TAT Properties, represented by Rob
Davidson. In March 2008, the City approved a request from TAT Properties and Northwestern
College granting an Interim Use Permit (IUP) at the former Holiday Inn property that would
allow the College to operate a student housing facility in the B-2 District. TAT Properties had
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purchased the building and intended to lease it to Northwestern College. The IUP expired on
May 30, 2011. Northwestern College has vacated the building.
At the time of the IUP approval, the City was just beginning the process of developing the
Guiding Plan for the B-2 District, which was ultimately adopted in October 2008. The City’s
zoning regulations were consequently amended to incorporate the goals of the Guiding Plan for
the B-2 District shortly after it was adopted, including design standards for new construction.
Select Senior Living is requesting a Zoning Code Amendment, and Master and Final PUD to
allow the reuse of the existing building at 1201 County Road E as an assisted senior housing
facility. The applicants are proposing to convert the existing hotel use into 150 units of senior
living, which would include approximately 14 independent living units, 106 assisted living units,
and 30 memory care units. The residents would be senior citizens age 55 years and older, with
an average age of 82. As part of their application, Select Senior Housing is proposing significant
site improvements including removing a large portion of the existing parking lot and front drive
aisle and converting it to landscaped area; constructing a patio area and walkways; and installing
storm water ponding, curb and gutter, and landscaping around the property. In addition to the
site improvements, the applicants are proposing to paint the exterior EIFS and roof, add
architectural accents to the building, and upgrade the internal fire suppression system and
elevators.
Presently, the Zoning Code does not identify assisted living as a permitted or conditional use
within the B-2 District. Land uses that are not specifically identified in a city’s zoning code as
permitted or conditional uses are considered prohibited. In order to accommodate the applicant’s
request to allow the senior housing facility at the proposed site, the request includes a proposal to
amend the Zoning Code to add Nursing Home and Assisted Living as a use permitted through a
PUD process in the B-2 District. This means that the use would be considered permitted, but
would be required to get an approved Master and Final PUD in order to operate in the B-2
District. Staff has drafted an amendment to Section 1320.085 Subd. 5 (Attachment B).
In addition to the request for the Zoning Code Amendment and the Master and Final PUD, TAT
Properties is proposing to subdivide the property into two parcels, reserving the eastern two acres
of the site for a future development option that has yet to be determined. The submitted plans
include a conceptual drawing of a building that might be possible on Lot 2, but the applicants are
not seeking approval for development on Lot 2 at this time. In order to accommodate the request
for the subdivision, and bring the property into compliance with the City’s zoning regulations,
the storm water ponding and landscaped area would be shared by the two parcels.
The applicant has submitted a letter outlining the reasons for the request and a preliminary plat
plan set (Attachment D). A traffic study was also completed and is included as Attachment C.
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Discussion
The project, as proposed, meets all of the requirements of the City’s Zoning Code, and
substantially conforms to the City’s design standards for the B-2 District. A complete review of
the application can be found in the June 8, 2011, report to the Planning Commission (Attachment
D).
Traffic
The subdivision of the property into two lots would create a nonconforming parcel. Lot 2 would
not be conforming because it would have no direct access to County Road E or Lexington
Avenue. The County has indicated that they are not in favor of allowing an additional access in
this area. That being said, a traffic study was completed that looked at ingress and egress to both
parcels, and found that, depending on what is developed on Lot 2, traffic would not be
significantly increased, and may even decrease compared to the traffic generated on the site as a
hotel.
RLK Engineering prepared a traffic analysis of the site, specifically looking at past, present, and
anticipated traffic generation to and from the property (Attachment C). Because the user of Lot
2 is unknown, RLK prepared their analysis assuming five different development scenarios for
Lot 2: a specialty retail use, a fast food restaurant, a bank, an office, and a pharmacy. The traffic
analysis found that given the reduction in vehicle trips from the senior housing, additional
development could occur on Lot 2 without significantly increasing overall trips to and from both
properties.
While the vehicle trips in and out of the site are likely not going to exceed capacity, ingress and
egress to Lot 2 is critical in maintaining proper traffic flow and safety. Staff has suggested that
directing one-way traffic through the front drop-off area from west to east would improve the
exiting movements out of both Lot 1 and Lot 2. In addition, Staff has suggested a number of
traffic management improvements that could be implemented with the development of Lot 2,
depending on the anticipated traffic generation, that would provide safe and efficient traffic flow
into and out of that site.
Traffic management improvements could include adding a pork chop to ensure all traffic
entering the east driveway turns right into Lot 2; widening the drive aisle accessing Lot 2; and
adding a median on the drive aisle between Lot 1 and Lot 2 to separate traffic entering and
leaving Lot 2. Implementation of these traffic management solutions would be done with the
development of Lot 2, and would have the result of allowing Lot 2 to have near exclusive use of
the eastern driveway, effectively separating the traffic generated by the two parcels.
Park Dedication
Park use dedications are required as part of the approval of a subdivision of this property.
According to the City’s subdivision ordinance the property is subject to a park dedication
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requirement because of the platting of the parcel. Based on the Code, park dedication can be in
the form of a percentage of land dedicated to the City, or as cash in lieu of a dedication. In the
event of a cash dedication, the amount could be up to ten percent of the fair market value of the
property. According to the Ramsey County Assessor, the property has an assessed value of
$2.67 million. Based on a review of adjacent communities’ codes and the anticipated use of the
site as senior housing, Staff is recommending a reduced park dedication amount of five percent
of the 2011 assessed land value, or an amount of $133,350. This amount would need to be paid
in cash prior to the execution of the Final Plat, unless the developer enters into an agreement for
a payment plan.
According to State Statute, cash payments made to cities in lieu of park dedication can only be
used towards the construction of new recreation facilities and cannot be used to maintain existing
facilities. There are not many opportunities in a fully developed community like Arden Hills to
increase park funds through park dedication. The benefit of cash park dedication to the City is
dedicated dollars for trail development, which would otherwise not be able to occur.
After discussions with the developer, Staff would also be open to an alternative option related to
park dedication. The developer has suggested that the City waive park dedication, and as part of
the approval of the preliminary and final plat, the developer would give to the City, through a
future assessment against Lot 2, an amount of $133,350 over and above any other assessments
related to the implementation of the streetscape improvements for the B-2 District. In other
words, it is anticipated that the City will assess a portion of the streetscape improvements related
to the Guiding Plan for the B-2 District against the benefiting property owners. The owner of
Lot 2 would agree to these assessments, plus an addition $133,350 towards the project. The
benefit to the City in this arrangement would be the ability to use these funds toward
accomplishing the streetscape improvements along County Road E.
Staff is requesting that the City Council provide direction on which park dedication option they
prefer.
A.A cash payment of $133,350 at the time the subdivision occurs
B.A future assessment of $133,350 over and above Lot 2’s proportional share of the County
Road E streetscape improvements, levied at the time the improvements are implemented.
Findings of Fact
The Planning Commission offers the following findings of fact for the City Council’s
consideration:
General Findings:
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1.If the proposed Zoning Code changes in Planning Case 11-011 were approved, nursing
home and assisted living would be a permitted use, under certain circumstances, with an
approved PUD, in the B-2 District.
2.The Master and Final PUD process allows flexibility with the implementation of the
City’s subdivision and zoning regulations.
3.The proposal is not anticipated to adversely impact nearby properties through nuisance,
noise, dust, glare, or unsightliness, and will not otherwise adversely impact the health,
safety, and welfare of the community because the use is located in a commercial district,
that has been identified as an appropriate location for a mix of uses including multi-
family housing.
4.The proposal would decrease parking and traffic on the site compared to existing
conditions.
5.The proposal is in keeping the principles of the Guiding Plan for the B-2 District due to
the existing configuration of the site, and the addition of Lot 2 as a development
opportunity in the B-2 District.
6.There are no delinquent property taxes, special assessments, interest, or City utility fees
due upon the subject parcel.
Proposed Special Requirements for Nursing Home and Assisted Living facilities in the B-2
District:
7.The building to be used will be upgraded to meet all applicable building and fire codes.
8.Each room will have its own bathroom.
9.The capacity of the building will not be exceeded.
Planned Unit Development Review Findings:
13.Lot size, building and landscape coverage, and setbacks are met by the proposed plans.
14.All parking lot and landscaping requirements are met or exceeded by the proposed plans.
15.All Zoning regulations are met or exceeded by the proposed plans.
16.The design standards that can be applied to this application are substantially met by the
proposed plans.
17.Required number of parking stalls is exceeded by the proposed plans.
18.The project is subject to park dedication requirements.
Recommendation
The Planning Commission held a public hearing and reviewed Planning Case 11-011 and
unanimously recommended approval based on the findings of fact and the submitted plans as
amended by the following conditions. Since the Planning Commission meeting, the City
Attorney has recommended a number of revisions to the conditions of approval. These revisions
are indicated below as underlined text.
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1.The project shall be completed in accordance with the plans submitted as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and
City Council.
2.The applicant shall file the Final Plat with Ramsey County within one year of City
approval, or the approval for the Final Plat shall expire, unless extended by the City
Council prior to the approval’s expiration. Extension requests must be submitted in
writing to the City at least 45 days prior to the expiration date.
3.Development agreements, drafted by the City Attorney, shall be signed by the
property owners of Lot 1 and Lot 2 prior to the execution of the Final Plat.
4.The applicant shall provide drainage and utility easements, in favor of the City, in
accordance with 1130.05 of the City Code, prior to the execution of the final plat.
5.The applicant shall dedicate to the City a ten-foot wide pedestrian easement along the
property line adjacent to County Road E, within which the six-foot wide sidewalk
shall be constructed.
6.Prior to ten years elapsing, or upon any future PUD approval of the parcel, the City
may incorporate a civic feature into the southeast corner of Lot 2.
7.The applicant shall provide for park dedication in an amount of $133,350. The park
dedication shall be paid in full prior to the execution of the Final Plat, or the property
owner shall enter into an agreement for a payment plan that is in accordance with
Section 1130.08 Subd E of the City Code.
8.The applicant shall submit a financial surety, in a form acceptable to the City
Attorney, for 125 percent of the cost of removal of the bituminous on Lot 2, and the
materials and installation of the sidewalks along County Road E and Lexington
Avenue adjacent to Lot 2 prior to the execution of the final plat. The City may use
the surety to implement associated improvements.
9.The applicant shall obtain all necessary permits, including, but not limited to,
NPDES, Rice Creek Watershed District, Ramsey County, and City Erosion Control
Permits. Copies of all necessary permits shall be submitted to the City prior to the
issuance of any development permits.
10.Fire Hydrants shall be located within 150 feet of the Fire Department Connections
(FDC) to each building on Lot 1 and Lot 2.
11.The applicant shall submit a financial surety in a form acceptable to the City Attorney
for 125 percent of the cost of materials and installation of the landscaping plan prior
to the City issuing any development permits for Lot 1. The City shall retain the
financial surety for at least two years after full implementation of the landscaping
plan. The financial surety shall only be released upon successful inspection of the
landscaping by the City Planner, which shall only occur during the growing season.
12.The applicant shall obtain a certificate of occupancy for Lot 1 within one year of the
approval date of the development agreement, or the Master and Final PUD approval
shall expire, unless extended by the City Council prior to the approval’s expiration
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date. Extension requests must be submitted in writing to the City at least 45 days
prior to the expiration date.
13.All improvements illustrated on the approved plans and associated with Lot 1 shall be
completed prior to the issuance of a Certificate of Occupancy for Lot 1.
14.The applicant shall obtain all necessary State and County licensing, and shall provide
copies of such, prior to the issuance of a Certificate of Occupancy.
15.Building on Lot 1 shall comply with Chapter 1306, Special Fire Protection Systems,
of the State Building Code, which requires the installation of a fire sprinkler
protection system that complies with NFPA 13, subject to the approval of the Fire
Marshal, prior to the issuance of a Certificate of Occupancy.
16.Building on Lot 1 shall comply with all provisions of Chapter 14 of the City Code
regarding property maintenance, subject to the approval of the Building Official, prior
to the issuance of a Certificate of Occupancy.
17.The applicant shall install a sewer grinder, subject to the approval of the Public
Works Director, on Lot 1.
18.Permanently affixed bicycle racks shall be provided near all primary entrances to the
building on Lot 1, subject to the approval of the City, prior to the issuance of a
Certificate of Occupancy.
19.The applicants shall install additional landscaping and a three-foot decorative
wrought iron fence between the parking located in the front of the building on Lot 1
and the sidewalk, subject to the approval of the City Planner.
20.The applicant shall remove all portions of the bituminous parking lot on Lot 2, with
the exception of a 25-foot width to the east of the existing building, subject to the
approval of the Fire Department, within six months of the approval of the Final Plat.
21.The applicant shall install a six-foot concrete sidewalk along County Road E on Lot 2
within six months of the approval of the Final Plat, and a six-foot concrete sidewalk
along Lexington Avenue within one year of the approval of the Final Plat.
22.All exposed soils, not considered improved hard surfaces or perennial planting areas,
shall be seeded or sodded with an approved grass mixture.
23.The applicant shall submit to the City joint maintenance agreements, and shared
access agreements, between Lot 1 and Lot 2 prior to the issuance of building permits
for Lot 2.
24.Traffic management shall be implemented at the eastern most driveway, as illustrated
in the June 27, 2011, report to the City Council, subject to the approval of the Public
Works Director, to effectively provide efficient and safe ingress and egress to Lot 2.
Traffic management devices may be installed at the time of Lot 2 development,
subject to the approval of the Public Works Director.
25.The applicants shall agree to waive their right to appeal future assessments related to
the installation of landscaping, street lighting, benches, and other features associated
with the County Road E streetscape improvements, in an amount not to exceed $350
per linear foot of County Road E street frontage.
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26.The applicants shall provide to the City temporary construction easements for
implementing the County Road E streetscape improvements, provided the City repair
and replace any disturbances on applicants’ property.
Requested Action
Approval of this planning case is subject to the execution of development agreements between
the City and all parties involved. Based on the Council’s direction regarding park dedication,
development agreements will be drafted and brought back to the City Council for approval at a
future meeting.
1.Motion to Approve Ordinance 2011-007 amending the Zoning Code to allow nursing
home and assisted living as a permitted use within the B-2 District with an approved
Planned Unit Development based on the Findings of Fact in the June 27, 2011, memo to
the City Council.
2.Motion to Approve publishing a summary of Ordinance 2011-007
3.Motion to Approve Planning Case 11-011 for a Preliminary and Final Plat and Master
and Final PUD to subdivide the property at 1201 County Road E into two parcels and
reuse the existing building as assisted senior housing, based on the Findings of Fact and
submitted plans, subject to the conditions in the June 27, 2011, report to the City Council.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on May 25, 2011.
Pursuant to Minnesota State Statute, the City must act on this request by July 24, 2011 (60 days),
unless the city provides the petitioner with written reasons for an additional 60 day review
period. The City may, with the consent of the applicant, extend the review period beyond the
initial 120 days.
Attachments
A.Draft June 8, 2011, Planning Commission Minutes
B.Ordinance 11-011 and Publication Summary
C.June 7, 2011, Traffic Study and Proposed Traffic Management Solutions
D.June 8, 2011, Report to the Planning Commission – http://www.ci.arden-hills.mn.us
City of Arden Hills
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A
Attachment
Draft June 8, 2011, Planning Commission
Minutes
The Planning Commission voted unanimously to approve this
application at their June 8, 2011, meeting
City of Arden Hills
City Council Meeting for June 27, 2011
Draft June 8, 2011, Planning Commission Minutes
Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master
and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E
–Public Hearing
City Planner Meagan Beekman stated the applicant has requested a Zoning Code
Amendment, Preliminary and Final Plat, and Master and Final Planned Unit
Development (PUD) to subdivide the property at 1201 County Road E into two parcels
and reuse the existing building as assisted senior housing. She provided additional
background information. The Planning Commission must make a finding as to whether
or not the proposed application meets the requirements of the Zoning Code, advances the
goals, and principles within the Guiding Plan for the B-2 District, and would adversely
affect the surrounding neighborhood or the community as a whole.
City Planner Beekman stated Staff offers the following findings of fact for this proposal:
General Findings:
1.If the proposed Zoning Code changes in Planning Case 11-011 were approved,
nursing homes and assisted living would be a permitted use, under certain
circumstances, within an approved PUD, in the B-2 District.
2.The Master and Final PUD process allows flexibility with the implementation of the
City’s subdivision and zoning regulations.
3.The proposal is not anticipated to adversely impact nearby properties through
nuisance, noise, dust, glare, or unsightliness, and will not otherwise adversely impact
the health, safety, and welfare of the community because the use is located in a
commercial district that has been identified as an appropriate location for a mix of
uses including multi-family housing.
4.The proposal is anticipated to decrease parking and traffic on the site compared to a
student housing or hotel use.
5.The proposal is in keeping with the principles of the Guiding Plan for the B-2 District
due to the existing configuration of the site, and the addition of Lot 2 as a
development opportunity in the B-2 District.
6.There are no delinquent property taxes, special assessments, interest, or City utility
fees due upon the subject parcel.
Proposed Special Requirements for Nursing Home and Assisted Living facilities in the B-
2 District:
7.The building to be used will be upgraded to meet all applicable building and fire
codes.
8.Each room will have its own bathroom.
9.The capacity of the building will not be exceeded.
Planned Unit Development Review Findings:
10.Lot size, building and landscape coverage, and setbacks are met by the proposed
plans.
11.All parking lot and landscaping requirements are met or exceeded by the proposed
plans.
12.All Zoning regulations are met or exceeded by the proposed plans.
13.The design standards that can be applied to this application are substantially met by
the proposed plans.
14.Required number of parking stalls is exceeded by the proposed plans.
15.The project is subject to park dedication requirements.
City Planner Beekman stated Staff recommends approval of Planning Case #11-011 for a
Preliminary and final Plat, Zoning Code Amendment, and Master and final PUD at 1201
County Road E subject to the following conditions:
1.The project shall be completed in accordance with the submitted plans as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and
City Council.
2.The applicant shall file the Final Plat with Ramsey County within one year of City
approval, or the approval for the Final Plat shall expire, unless extended by the City
Council prior to the approval’s expiration. Extension requests must be submitted in
writing to the City at least 45 days prior to the expiration date.
3.A development agreement, drafted by the City Attorney, shall be signed by the
property owners of both Lot 1 and Lot 2 prior to the execution of the Final Plat.
4.The applicant shall provide drainage and utility easements, in favor of the City, in
accordance with 1130.05 of the City Code, prior to the execution of the Final Plat.
5.The applicant shall dedicate to the City a ten-foot wide pedestrian easement along the
property line adjacent to County Road E, within which the six-foot wide sidewalk
shall be constructed.
6.A 25 by 25 foot easement shall be granted, in favor of the City, at the corner of
County Road E and Lexington Avenue for the purpose of a future civic
monument/gateway feature. In exchange for the easement, the City shall not ask the
developer to pay for any portion of the feature at the time it is installed.
7.The applicant shall provide for park dedication in an amount of $133,350. The park
dedication shall be paid in full prior to the execution of the Final Plat, or the property
owner shall enter into an agreement for a payment plan that is in accordance with
Section 1130.08 Subd E of the City Code.
8.The applicant shall obtain all necessary permits, including, but not limited to,
NPDES, Rice Creek Watershed District, Ramsey County, and City Erosion Control
Permits. Copies of all necessary permits shall be submitted to the City prior to the
issuance of any development permits.
9.Fire Hydrants shall be located within 150-feet of the Fire Department Connections
(FDC) to each building on Lot 1 and Lot 2.
10.The applicant shall submit a financial surety in a form acceptable to the City Attorney
for 125 percent of the cost of materials and installation of the landscaping plan prior
to the City issuing any development permits. The City shall retain the financial
surety for at least two years after full implementation of the landscaping plan. The
financial surety shall only be released upon successful inspection of the landscaping
by the City Planner, which shall only occur during the growing season.
11.The applicant shall obtain a certificate of occupancy for Lot 1 within one year of the
approval date of the development agreement, or the Master and Final PUD approval
shall expire, unless extended by the City Council prior to the approval’s expiration
date. Extension requests must be submitted in writing to the City at least 45 days
prior to the expiration date.
12.Lot 1 shall comply with Chapter 1306, Special Fire Protection Systems, of the State
Building Code, which requires the installation of a fire sprinkler protection system
that complies with NFPA 13, subject to the approval of the Fire Marshal, prior to the
issuance of a Certificate of Occupancy.
13.Lot 1 shall comply with all provisions of Chapter 14 of the City Code regarding
property maintenance, subject tot eh approval of the Building Official, prior to the
issuance of a Certificate of Occupancy.
14.Permanently affixed bicycle racks shall be provided near all primary entrances to the
building on Lot 1, subject to the approval of the City, prior to the issuance of a
Certificate of Occupancy.
15.The applicants shall install additional landscaping and a three-foot decorative
wrought iron fence between the parking located in the front of the building on Lot 1
and the sidewalk, subject to the approval of the City Planner.
16.The applicant shall remove all portions of the bituminous parking lot on Lot 1 that is
not required by the Fire Department for access to the rear of the building as part of
the development of Lot 1.
17.All exposed soils, not considered improved hard surfaces or perennial planting areas,
shall be seeded or sodded, with an approved grass mixture.
18.The applicant shall submit to the City shared maintenance agreements between Lot 1
and Lot 2 prior to the issuance of building permits for Lot 2.
19.Traffic management shall be implemented at the eastern most driveway, subject to the
approval of the Public Works Director, to effectively provide efficient and safe
ingress and egress to Lot 2. Traffic management devices may be installed at the time
of Lot 2 development, subject to the approval of the Public Works Director.
20.The applicants shall agree to waive their right to appeal future assessments related to
the installation of landscaping, street lighting, benches, and other pedestrian features
associated with the County Road E streetscape improvements, in an amount to be
negotiated with the applicant.
21.The applicants shall provide to the City temporary construction easements for
implementing the County Road E streetscape improvements, provided the City repair
and replace any disturbances on applicant’s property.
City Planner Beekman stated Condition 6 should read: Prior to ten years elapsing or upon
any future PUD approval of the parcel the City may incorporate a civic feature into the
northwest corner of County Road E and Lexington Avenue.
Chair Larson opened the floor to Commissioner comments.
Commissioner Zimmerman asked if there were State or County licensing requirements
for nursing homes. He stated these requirements should be met prior to the issuance of a
Certificate of Occupancy.
City Planner Beekman stated there were licensing requirements that would need to be
met and this is included in Condition 11, although it does not specifically state these.
Commissioner Holewa stated the intersection of Lexington and County Road E is a high
traffic area and does experience backups currently. He expressed concerns that the
development of both properties would further increase the traffic problems in this
location.
Mr. Steve Manhart, Traffic Engineer for RLK Inc., stated he had looked at this
intersection during the peak a.m. and p.m. hours. He expressed some concerns about the
stacking that currently occurs at Lexington Avenue and County Road E but there are
things the City could do to alleviate some of these problems. He suggested the City talk
with the County about alternatives for timing or sequencing lights in this area. The study
did look at different business types for Lot 2 because the occupants of the property are
not identified at this time. Based on the information available the traffic generated will
not have a significant impact on the traffic.
Commissioner Holewa asked why there was no traffic in the a.m. if there was retail on
Lot 2.
Mr. Manhart stated the typical hours for retail are later morning to late evening. With an
opening time of 10:00 most retail businesses will not have traffic to or from the facility
until 9:00 or later and this is considered to be after the peak a.m. hours. The traffic study
looked at the peak hours only.
Commissioner Holewa stated there was a lot of traffic movement in Arden Hills during
the mid-day and he asked if the mid-day traffic had been considered.
Mr. Manhart stated only the a.m. and p.m. peak hours were looked at.
Commissioner Hames asked if the Rail Road tracks and passing trains had been
considered in the traffic analysis.
Mr. Manhart stated the trains had not been considered in the analysis.
Commissioner Holewa asked if development on both sides of County Road E were
considered in the traffic analysis.
Mr. Manhart explained the traffic analysis took into account all available information and
this included a full build of the Arden Plaza site.
Commissioner Thompson asked if the comments sent to the City by Mr. Brausen had
been addressed.
City Planner Beekman stated Staff would need to look into these comments further and
she could not address them directly at this time.
Commissioner Thompson requested Staff talk with the developer in regards to the
possibility that a light may be put in place in the future and this might lead to the
necessity to realign the curb cuts.
Mr. Joel Larson, Select Senior Living, reviewed the proposal for an assisted living
facility to be located in the Holiday Inn facility. There will be approximately 150 beds.
They would like to have flexibility in the number of beds they have available for each
category. They are currently looking at 14 independent rooms, 106 assisted living rooms,
and 30 memory care rooms. They are also looking into options for the pool and the
ability to open it for public therapy. The yare also proposing a similar streetscape plan as
Presbyterian Homes has in other locations.
Commissioner Zimmerman asked if there were regulations on the number of caregivers
that would be required for the number of rooms and the type of care that was provided.
Mr. Larson stated there are regulations and based on the types of rooms they are
proposing there will be approximately 25 daytime employees including maintenance,
housekeeping, and chefs.
Chair Larson asked how this proposal was different from past proposals brought forward.
Mr. Davidson, TAT Properties, stated at this time there is an identified user for the
Holiday Inn property that is not a temporary use. Having the property subdivided will
enhance the development for lot 2. Lot 2 will be clearly defined as to size and location.
There are no tenants identified at this time. Conceptually there could be a 20,000 square
foot facility on Lot 2 but this will be something that is determined by the tenant. The
actual size of the facility could be smaller.
Commissioner Holewa stated the reports show the traffic after full build would be less
than the traffic that is generated by a hotel. The property has not been a hotel for a
number of years. Over the last few years the Holiday Inn has been used as student
housing and this use has not produced an increase in peak time traffic because the
students were bussed.
Mr. Davidson clarified if the facility were to be a fully operation hotel then the amount of
traffic generated from this use would be the same or less than the traffic projected by the
proposal.
Commissioner Holewa asked for clarification regarding Condition 6.
City Planner Beekman stated as part of the Guiding Plan, a civic monument or gateway
sign had been included on the corner of Lexington Avenue and County Road E. What
will be located on this particular corner has not been identified at this time. The Arden
Plaza development is expected to include an Arden Hills gateway sign. If this occurs
then a different type of civic monument would be created for the north corner
Chair Larson opened the public hearing at 7:23 p.m.
Chair Larson invited anyone for or against the application to come forward and make
comment.
The being no comment Chair Larson closed the public hearing at 7:24 p.m.
Commissioner Zimmerman stated Condition 11 should be amended to also require all
applicable State and County licensing be in place prior to the issuance of the Certificate
of Occupancy.
Commissioner Holewa stated traffic will continue to be a problem for County Road E and
Lexington. The B-2 Guiding Plan does have a traffic signal proposed in this location to
alleviate traffic issues but this may not happen. He suggested in the future the traffic
counts be reviewed over the mid-day as well because there is significant traffic in Arden
Hills during this time
Commissioner Zimmerman moved and Commissioner Thompson seconded a
motion to recommend approval of Planning Case 11-011 for a Preliminary and
Final Plat, Zoning Code Amendment, and Master and Final PUD at 1201 County
Road E, based on the findings of fact and the submitted plans as amended by the
conditions in the June 8, 2011, Planning Case Report and the amendment to
Condition 6 and Condition 11 recommended by the Planning Commission. The
motion carried unanimously (5-0).
B
Attachment
Ordinance 2011-007 and Publication
Summary
City of Arden Hills
City Council Meeting for June 27, 2011
Ordinance 2011-007
STATE OF MINNESOTA
COUNTY OF RAMSEY
CITY OF ARDEN HILLS
ORDINANCE 2011-007
AN ORDINANCE AMENDING SECTIONS 1320.05 AND 1320.085 SUBD. 5 OF THE
ZONING CODE TO ALLOW NURSING HOME AND ASSISTED LIVING AS A
PERMITTED USE WITHIN THE B-2 DISTRICT WITH AN APPROVED PLANNED
UNIT DEVELOPMENT
The Arden Hills City Council hereby ordains that Chapter 13, Sections 1320.05 and 1320.085
Subd. 5 of the City Code are hereby amended as follows:
1320.05 Land Use Chart.
Zoning Districts:
Uses:R-1 R-2R-3R-4NBB-1B-2B-3B-4CCGB I-1 I-2 I-FLEXMRMB
Nursing home and assisted living ====C====CP
CC C C ========
D
1320.085 Special Requirements for the B-2 General Business District.
Subd. 5
Nursing Home and Assisted Living Additional Planned Unit Development
Criteria. In addition to meeting the requirements of Section 1325, an existing hotel-motel
use may be used for nursing home and assisted living upon approval of a Master Planned
Unit Development provided that all of the following requirements are met:
A. The building to be used for nursing home and assisted living meets
applicable building and fire codes as determined by the Fire Marshal and
Building Official;
B. Each room that has occupants on an overnight basis shall have bathroom
facilities within the room;
C. The capacity of the building shall not be exceeded
Page 1 of 2
Ordinance 2011-007
Effective Date
. This Ordinance shall become effective the day following its publication.
th
Adoption Date.
Passed by the City Council of the City of Arden Hills the 27 Day of June,
2011.
___
DAVID GRANT, MAYOR
ATTEST:
PATRICK KLAERS
CITY ADMINISTRATOR
Publication Date: July 7, 2011
Page 2 of 2
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
SUMMARY OF ORDINANCE NO. 2011-007
th
On the 27 day of June, 2011, the Arden Hills City Council adopted Ordinance No.
2011-007, and by at least four/fifths affirmative votes pursuant to Minn. Stat. §412.191, Subd. 4,
directed that a summary of Ordinance 2011-007 be published.
Chapter 13, Sections 1320.05 and 1320.085 Subd. 5 of the City Code are collectively
known as Ordinance 2011-007 entitled “Nursing Home and Assisted Living Uses in the B-2
District.” The purpose of the amendments is to allow nursing home and assisted living as a
permitted use within the B2 District with an approved Planned Unit Development. The amended
regulations will go into effect on July 7, 2011.
A full copy of Ordinance 2011-007 is available for inspection by any person during
regular business hours at the office of the City Administrator, 1245 West Highway 96, Arden
Hills, Minnesota 55112.
C
Attachment
June 7, 2011 Traffic Study and Traffic
Management Solutions
City of Arden Hills
City Council Meeting for June 27, 2011
MEMORANDUM
TO
: Rob Davidson
rob@davidsoncos.com
COPY:
Vernon Swing, P.E.
vswing@rlkinc.com
FROM
: Steve Manhart, P.E., PTOE, PTP
smanhart@rlkinc.com
DATE
: June 6, 2011
RETraffic Study – Select Senior Living Site & Conceptual Parcel
:
N.W. Quadrant - Lexington & County Road E Property, Arden Hills, MN
RLK Project No. 2011-052-M
RLK Incorporated has been asked to review the trip generation and traffic impacts associated with the
development of the properties in the northwest quadrant of Lexington Avenue and County Road E in
Arden Hills, MN. The existing land use consists of a former 150-room Holiday Inn hotel with
restaurant/bar and conference facilities. The hotel has closed, and the hotel site is currently being used as
a temporary apartment/dormitory for a nearby college.
The hotel site and a vacant parcel at the east end of the site are being considered for redevelopment.
Under consideration at this time for the hotel site is an assisted living facility called Select Senior Living.
There are numerous land use options being considered for the vacant parcel to the east. The purpose of
this memo is to analyze the traffic impacts associated with the trip generation potential of each land use
option and the access considerations to and from the site onto County Road E.
Trip Generation
For this assessment, RLK used rates and equations found in Trip Generation, Eighth Edition, published
1
by the Institute of Traffic Engineers. This report lists the numbers of trips that one might expect to be
generated by particular land uses based on a variety of variables (numbers of units, numbers of
employees, per thousand square feet of floor area, etc.).
The trip generation for the site while it was a 150-room hotel was 1,338 trips per day. That included 101
trips to and from the site in the A.M. Peak Hour (7-8 A.M.), and 105 trips to and from the site in the P.M.
Peak Hour. The proposed reuse of the former hotel site is to convert the building into a 150-bed Assisted
1
Trip Generation, Eighth Edition, Institute of Transportation Engineers, Washington, DC, 2008
Living Center. Table 1 shows a comparison of the trip generation potential of the 150-bed Assisted
Living Center with the 150-room hotel use.
Table 1.
Trip Generation Comparison – Hotel vs. Assisted Living Center
Trips Generated:
Land
Land Use Type Size
Use
AM peak PM Peak Weekday
Code
ADT
Enter Exit Enter Exit
Assisted
399
14 7 15 18
Living Residential 254 150beds
21 total 33 total
1,338
59 42 51 54
Hotel Lodging 310 150 rooms
101 total 105 total
This comparison shows that the assisted living will generate approximately 30% of the traffic that was
evidenced by the previous hotel use, or nearly 940 fewer trips per day. Similarly, the peak hour trip
generation of the assisted living center will be 20-31% of the trips generated when the site was a hotel.
(This equates to 80 fewer AM peak hour trips and 72 fewer PM peak hour trips.) This stands to reason as
an assisted living center has residents who do no drive, and the trips generated are by staff, visitors and
deliveries. The hotel use, in comparison, generates trips from guests, staff, bar/restaurant patrons,
conference/meeting patrons, visitors and deliveries, among others. Thus the hotel use generates
significantly more trips.
In regard to the adjacent parcel to the east, several land use types are being considered and the
information contained in Table 2 illustrates the trip generation comparison of these uses. These uses vary
in size based on the typical building size and parking required for each type.
Page 2 of 7 June 6, 2011
RLK Incorporated
Co. Rd. E & Lexington Traffic Study 2011-052-M
Table 2. Trip Generation Comparison – Various Land Use Types
Trips Generated:
Land
Land Use Type UseSize
AM peak PM Peak Weekday
Code
ADT
Enter Exit Enter Exit
Specialty
886
- - 24 30
RetailRetail814 20,000Sq. ft.
0 total 54 total
Fast-Food
1,488
Restaurant 76 73 52 49
w/drive-thru Services 934 3,000 Sq. ft.
149 total 101 total
Community
371
Bank w/drive 21 10 32 33
thruServices 911 2,500Sq. ft.
31 total 65 total
Medical
36 10 19 50 720
Office Medical720 20,000Sq. ft.
46 total 69 total
Pharmacy
1,411
24 18 83 83
w/drive thru Retail 881 16,000 Sq. ft.
43 total 166 total
As shown previously an assisted living center will generate fewer trips than the previous hotel use.
Overlaying these trips with those projected for the Lot 2 land uses listed above gives a property-wide
view of anticipated traffic demand. Table 3 summarizes the combined totals.
Page 3 of 7 June 6, 2011
RLK Incorporated
Co. Rd. E & Lexington Traffic Study 2011-052-M
Table 3. Trip Generation Comparison –
Assisted Living Combined with Various Land Use Types
Land Use
Trips Generated:
Land
Combined
Type UseSize
with Assisted
AM peak PM Peak Weekday
Code
Living
ADT
Enter Exit Enter Exit
Specialty
1,285
14 7 39 48
RetailRetail814 20,000Sq. ft.
21 total 87 total
Fast-Food
1,887
Restaurant 90 80 67 67
w/drive-thru Services 934 3,000 Sq. ft.
170 total 134 total
Community
770
Bank w/drive 36 17 47 51
thruServices 911 2,500Sq. ft.
53 total 98 total
Medical
50 17 34 68 1119
Office
Medical720 20,000Sq. ft.
67 total 102 total
Pharmacy
1,810
38 25 98 101
w/drive thru Retail 881 16,000 Sq. ft.
64 total 199 total
In conclusion, an assisted living center will generate fewer trips than the previous hotel use. The assisted
living use can be combined with other uses on the vacant parcel and still be in approximately the same
range of trip generation or less than the previous hotel use.
Traffic Analysis
Additional analysis has been conducted to determine the effect trips from these land uses may have on the
traffic conditions along County Road E, Lexington and any other adjacent street intersections. Traffic
operations for peak hour conditions within the study area were analyzed using the industry-standard
SYNCHRO/SimTraffic software package, which uses the data and methodology contained in the 2000
Highway Capacity Manual, published by the Transportation Research Board. The software model was
calibrated using existing conditions before being used to assess future conditions.
The operating conditions of transportation facilities, such as traffic signals and stop-controlled
intersections, are evaluated based on the relationship of the theoretical capacity of a facility to the actual
traffic volumes on that facility. Various factors affect capacity, including travel speed, roadway
geometry, grade, number and width of travel lanes, and intersection control. The current standards for
evaluating capacity and operating conditions are contained in the 2000Highway Capacity Manual
Page 4 of 7 June 6, 2011
RLK Incorporated
Co. Rd. E & Lexington Traffic Study 2011-052-M
(HCM). The procedures describe operating conditions in terms of a Level of Service (LOS). Facilities
are given letter designations from “A,” representing the best operating conditions, to “F,” representing the
worst. Generally, Level of Service “D” represents the threshold for acceptable overall intersection
operating conditions during a peak hour.
The acceptable threshold for a particular movement at an intersection depends on both the priority
assigned to that movement and its traffic volume. In general, the higher the priority and the higher the
traffic volume, the more stringent the acceptable threshold will be. For example, the acceptable threshold
for a high-priority/high-volume suburban movement might be “C,” while LOS “F” on a low-priority/low-
volume urban movement might be appropriate.
For side-street stop-controlled intersections, a key measure of operational effectiveness is the side-street
LOS. Long delays and poor LOS can sometimes result on the side street, even if the overall intersection
is functioning well, making it a valuable design criterion. Again, depending on priority and traffic
volume, acceptable side-street LOS can range from “D” to “F.”
A final fundamental component of operational analyses is a study of vehicular queuing, or the lineup of
vehicles waiting to pass through an intersection. An intersection can operate with an acceptable level of
service, but if queues from the intersection extend back to block entrances to turn lanes or accesses to
th
adjacent land uses, unsafe operating conditions could result. The 95 percentile queue, or the length of
queue with a 5% chance of occurring during the peak hour, is considered the standard for design
purposes.
To assess the background traffic conditions, RLK used the Existing PM Peak Hour Traffic Volumes that
2
were recorded in the Traffic Impact Study developed as part of the Guiding Plan for the B2 District.
Access Considerations
Due to access management considerations along County Road E, access to the development parcels has
been limited to three driveways. The westerly site driveway is approximately 975 feet west of Lexington
Avenue. The central driveway for pick-up/drop-off access to the front of the senior center is
approximately 775 feet west of Lexington. The proposed driveway accessing the east side of the senior
center and the conceptual parcel is approximately 425 feet west of Lexington.
The City of Arden Hills has recommended an eastbound one-way traffic flow for the pick-up/drop-off
traffic at the front of the senior center. In other words, traffic would enter only at the driveway 775 feet
west of Lexington. After pick-up and drop-off, this traffic would join the other site traffic at the eastern
driveway 425 feet west of Lexington. Both the eastern driveway and the western driveway would be full
access driveways.
The City has recommended that traffic once on the site at the easterly driveway be restricted to turning
right only toward the east side of the senior center and the conceptual parcel. This traffic would not be
allowed to turn left toward the pick-up/drop-off drive. RLK tested the impacts of this alignment, as well
as a westbound pick-up/drop-off drive between the easterly and central driveways onto County Road E
(discussed later).
2
Traffic Impact Study, Guiding Plan for the B2 District, Arden Hills, MN, prepared by Spack Consulting,
December 5, 2008.
Page 5 of 7 June 6, 2011
RLK Incorporated
Co. Rd. E & Lexington Traffic Study 2011-052-M
Internal Circulation
Aside from the one-way flow at the pick-up/drop-off drive, the other internal roadways will allow two-
way traffic flow. Because the conceptual parcel has no direct access onto either Lexington Avenue or
County Road E, cross access between the two parcels must be provided. The westerly drive extends to a
parking area at the rear of the senior center parcel, and then turns easterly to access the parking area for
the conceptual parcel. The parking area for the conceptual parcel also can be accessed via the easterly
driveway onto County Road E.
To model the distribution of the traffic generated by the senior center and various uses considered for the
conceptual parcel, RLK looked at the trip distribution of the highest generating use being considered.
Also, RLK had to determine the directional split of the traffic. For the senior center, it was assumed that
45% would use the easterly driveway, 45% would use the westerly driveway and 10% would use the
pick-up/drop-off driveway. For the conceptual parcel, RLK assumed 80% would use the easterly
driveway and 20% of the traffic would use the westerly driveway.
Based on the trip generation calculations found in Table 2, RLK determined the heaviest trip generator for
each time frame as the worst case scenario to be tested. The A.M. Peak Hour trip generation is heaviest
with a fast-food restaurant with drive-thru on the conceptual parcel. The P.M. Peak Hour trip generation
would be heaviest with a pharmacy with a drive-thru on the concept parcel. In this case, the trip
generation for the P.M. Peak Hour exceeds that for the A.M. Peak Hour, thus the P.M. Peak Hour was
considered the critical Build Condition for analysis.
By applying the site trip distribution to the Existing P.M. Peak Hour traffic, as found in the Spack report,
RLK was able to model the Build condition in the P.M. Peak Hour scenario. Levels of service were no
worse than LOS-C for any of the study intersections.
Delay and stacking distance did not appear to be significant at any of the driveways during the PM Peak
th
Hour. SimTraffic analyses showed a 95 Percentile Queue length of 67 feet (2-3 car lengths) at the
easterly driveway, and the model showed the queue cleared rapidly as traffic entered County Road E.
Alternate Pick-Up/Drop-Off Access
RLK reviewed the possibility of reversing the direction of the pick-up/drop-off drive between the Eastern
Driveway and the Central Driveway. Instead of an eastbound movement, RLK tested the operation of the
driveway as a westbound only movement.
While such an alignment does create a situation where northbound to westbound movements into the
pick-up/drop-off driveway may be blocked by southbound traffic, there are so few vehicles attempting to
make this movement (e.g., one or two senior center vans or occasional visitors per peak hour, etc.) that
the chance of intersection gridlock is quite small.
From a traffic engineering perspective, the City’s proposed alignment with the eastbound one-way flow
of the pick-up/drop-off drive is conceptually better, but a westbound drive is unlikely to be an operational
concern.
Conclusion
RLK has tested several scenarios of trip generation and traffic operation for the Select Senior Living site
and the conceptual parcel to the east. It is out conclusion that the trip generation and traffic operation
associated with these potential uses will operate the same, if not better than the previous use on the site
Page 6 of 7 June 6, 2011
RLK Incorporated
Co. Rd. E & Lexington Traffic Study 2011-052-M
(Holiday Inn hotel). The access locations do not negatively impact the flow of traffic along County Road
E, nor do the various proposed trip generators cause increased impacts to the overall street network.
The proposed operation of the pick-up/drop-off drive will operate slightly better as eastbound only from a
traffic engineering perspective, but due to its extremely low volume, westbound operation would unlikely
be a concern.
G:\Davidson Companies\2011-052-M\_Correspondence\Traffic Impact Study 06062011.doc
Page 7 of 7 June 6, 2011
RLK Incorporated
Co. Rd. E & Lexington Traffic Study 2011-052-M
MEMORANDUM
TO
: Rob Davidson
rob@davidsoncos.com
COPY:
Vernon Swing, P.E.
vswing@rlkinc.com
FROM
: Steve Manhart, P.E., PTOE, PTP
smanhart@rlkinc.com
DATE
: June 8, 2011
REUPDATE -- Traffic Study – Select Senior Living Site & Conceptual Parcel
:
N.W. Quadrant - Lexington & County Road E Property, Arden Hills, MN
RLK Project No. 2011-052-M
This morning, RLK Incorporated had a discussion with Meagan Beekman of the City of Arden Hills
regarding staff reaction to the Traffic Study for this project. Meagan shared that for the most part the trip
generation and traffic operations for the project were as expected.
She did share that the internal circulation described in the report did not accurately reflect what was
expected for the site. The report described a rear access road that would connect the westerly driveway to
the easterly driveway behind the senior living center. Meagan stated that this roadway was being shown
on the plans as being proof of future cross-access if needed. The initial intent was not to have this access
between the two driveways.
As a result, RLK revised the trip distribution on the site. The westerly driveway, therefore, will serve
only the senior living center. The easterly driveway will be used by the conceptual parcel. The central
driveway will still be a one-way pick-up/drop-off drive for the front of the senior living center, and will
still utilize merge with the easterly driveway to access County Road E.
These modifications were then modeled using the Synchro and SimTraffic software programs to analyze
the traffic operation at the site. In the end, the driveway intersections operated at the same level of
service or slightly better than what was described in our original report. Vehicle stacking, or queuing,
remained at three vehicle lengths or less during 95% of the peak hour tested – a level that reflects
acceptable traffic operation.
All other findings and conclusions remain as listed in the original traffic study.
G:\Davidson Companies\2011-052-M\_Correspondence\Traffic Impact Study UPDATE 06082011.doc
TrafficTraffic Management Management SolutionsSolutions
Phase 1:
•Seniorhousingdrop-offtrafficflowfromwesttoeast
Seniorhousingdropofftrafficflowfromwesttoeast
Phase 2 Options:
•Widen drive aisle into Lot 2
•
InstallmedianseparatingtrafficflowindriveaisletoLot2
InstallmedianseparatingtrafficflowindriveaisletoLot2
•Install pork chop and eastern driveway to direct all traffic flow into the site to Lot 2
•Stripe drive lanes entering and exiting eastern driveway
1313
D
Attachment
June 8, 2011, Report to the Planning
Commission
http://www.ci.arden-hills.mn.us/planningcases
City of Arden Hills
City Council Meeting for June 27, 2011