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PS09-01CITY OF FRIDLEY 6431 UNIVERSITY AVENUE FRIDLEY, MN 55432 (763) 572-3592 COMMUNITY DEVELOPMENT D�PARTMENT SUBDIVISIO�V APPLICATION FOR: � C Plat Lot Split ' � PROPERTY INFORMATION: (certificate of surve required for �submi ta , see attach d) Address �� i �'I �' �,If�� I �� Y�,II�� '1 � ,�;�_�� , ; Property tdentification Number: �� t�I,�YZ' l,�}-tl-C! f.��1'l'l� `�' �{ �-f"t(� ��,1�' I�Vf�,,l Legal Description: LotS 15- Block 1 Tract/Addition �n�t Va,��2 i,f ____ Current Zoning: S Z Square footage/acreage: Reason for Subdivision 5�+� N�-Q�1ll� Have you operated a business in a city which required a business license? Yes No � If Yes, which City? If Yes, what type of business? Was that license ever denied or revoked? Yes No �---°� ��_��w��_�� FEE OWNER INFORMATION (as it appears on the property fiitle) (Contract purchasers: Fee owners must sign this form prior to processing.) NAME: Se'Z% ��.-�. i'J /-� • ADDRESS: DAYTIME PHONE: SIGNATUREIDATE: ��_��.��,��_��,��„�� ' PETITIONER INFORMATION INAME: .S� l.ef�4- S-c��a� ADDRESS: I �ylS ss� DAYTIME PHONE: (oS+ -a y8 ��.��_�.��w FEES � Plat: $1,500.00 or 20 Lots, $15.00 for each additional lot Total Fee: _ Lot Spli : , .00 Receipt #: �� -�-�. Received By: Application Number: � � -S j' Scheduled Planning Commission Date: � �. �- Scheduled City Council Date: -� =� C� - 15 Day Application Complete No ification Date: �-- G� 60 Day Date: �- /(�--�� _ _ _ _ _ _ .r A Stromberg, Stacy From: Joel Larson [ilarson�goldengate.net] Sent: Tuesday, December 30, 2008 1:03 PM To: Stromberg, Stacy Subject: Senior building on Mississippi Good morning Stacy, Here is the info you are looking for Owner: Daniel Levernz Lot 15 Block One Spring Valley Address is 1340 Mississippi Street NE. Fridley Mn 55432 Same mailing address Owner: 1314 Mississippi Street LLC Attn:Kenneth �ot 16 Block One Spring Valley Address: 1314 Mississippi Street NE Fridley Mn 55432 Mailing Address is �0896 Graystone Ave ,North Branch, Mn 55056 Owner: Frank and Sharon Demello Lot 17 Block one Spring Valley Address:64XX old central Ave Mailing address: 2823 Teledo Ave St. Louis Park, Mn. 55416 Owner: Richard Carlson Lot 18 Block One Spring Valley Address: 64XX old Central Mailing Address: 7691 Old Central NE, Fridley Mn 55432 Owner: Mark Mattison Lot 19 Block One Spring Valley Address: 6421 Central Ave NE, Fridley, Mn. 55432 Mailing Address: 643 Summit Ave, St Paul, Mn. 55105 Any Questions Please Call me at 651-248-6785 Joel Larson Select Senior Living . I � C. Buyer hereby agrees to hold Seller harmless from any and all liabifities of whatever nature directly arising out of Buyer's presence on the Property prior to the Date of Closing. Buyer further agrees to undertake immediately and defend, at its sole costs and expense, any such claims or demands, whether for toss of property, injury or death to persons, or of any other nature, upon receipt of notice from Sel�er that such a demand or claim has been made. D. Buyer is combining said property with 4 other parcels and is going to obtain a plat for a senior assisted living facility and Seller is allowing Buyer to obtain city approvals at the Buyers expense. 5. Conditions Precedent to Closinq bv Buver. In addition to Buyer's options regarding title as set forth in Section 4(A) above, the obligation of Buyer to close this transaction, at the option of Buyer, shall be subject to each of the conditions precedent: A. All of the representations and warranties by Seller contained in section 3 hereof shall be true and correct as of the Date of Closing. B. Selier shall have fully complied with and performed the conditions and agreements on its part required by the terms hereof, including the obligations of Seller set forth in section 4 hereof. C. Buyer shall be satisfied with its inspection of the Property as provided in section 4 hereof. Buyer shall have the right to unilaterally waive any condition herein set forth and proceed to close. In the event the failure of any condition precedent is due to a breach by Seller of any of Seller's obligations hereunder, Buyer may exercise any remedy set forth in Section 11(A) hereof. In the event Buyer desires to terminate this Agreement by reason of the failure of any one or more of the conditions above set forth, it shall do so by serving written notice thereof upon Seller on or before twenty (20) days from the date such failure first became known to Buyer, which notice in any event must be received by Seller on or before 30 days prior to the Date of Closing. If such notice is not timely received by Seller, the conditions shall be deemed waived. If this notice is timely received, this Agreement shall be null and void and the earnest money herein paid shall be promptly refunded to Buyer. 6. Taxes and Prorations. On the Date of Closing the following prorations shall be made: A. On or before the Date of Closing, Seller shall pay all real estate taxes payable upon the Property in the year prior to the year of closing and prior years. B. All real estate taxes payable in the year of closing shall be prorated as of the Date of Closing; provided that Seller shall pay all Green Acres or deferred taxes affecting the Property or before the Date of Closing. C. Seller shall pay all special assessments levied, pending or of record as of the Date of Closing. (4) , � . . ` With a copy to... If to Seller: 1314 Mississippi, LLC 1314 Mississippi Street Fridley, MN 55432 (763)-2322424 Any notice delivered by Certified Mail shali be deemed effective one (1 } day after the date shown on the Certified Mail receipt. 13. Miscellaneous. A. This Agreement shaii inure to the benefit of, and be binding upon, the heirs, administrators, successors and assigns of the parties hereto. B. This Agreement shall not be construed more strictly against one party than against the other, merely by virtue of the fact that it may have been drafted or prepared by counsel for one of the parties, it being recognized that both Buyer and Seller have contributed substantially and materially to the preparation of this Agreement. C. The parties agree to mutually execute and deliver to each other, at and subsequent to Closing, such other and further documents as may be reasonably required by counsel for the parties, Title Insurer, or Buyer's lender, to carry into effect the purposes and intents of this Agreement. D. The parties hereto do hereby acknowledge that time is of the essence of each and every term and condition of this Agreement. E. This Agreement may not be modified except pursuant to a written document executed by both parties. F. Buyer represents and warrants to Seller that Buyer has not utilized the services of any agent or realtor herein and no such commission is due to any such agent. Buyer agrees to indemnify and hold Seller harmless therefrom. 14. Acceptance bv Seller. This Agreement shall be open for acceptance by Seller until close of business on November 15, 2008. If Buyer has not received Seller's written acceptance hereof by said date, the Agreement shall be null and void and of no further force or effect. IN WITNESS WHEREOF, the parties have caused these presents to be executed as of the day and year first above written. BUYER: Hampton Properties, LLC 12415 55�' street Lake Elmo Mn 55042 SELLER: 1314 Mississippi, LLC By: B : c�� 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. '19. 20. 21. 22. 23. 24. 25. 26. 27. Za. 2e. so. 0 ADDENDUAA TO Pl1RCHASE AGftEEIVIEIV7° This form approved by the Minnesota Association of REALTORS�, which disclaims any liabilify arising out of use or misuse of this iorm. � 2006 Minnesota Assoaation of REALTORS°, Edina, MN 1. Date �Z �.�C'f'% 2. Page Addendum to Purchase Agreement between parties, dated ��Zy , 20 �, pertaining to the purchase and sale of the property at w t cj t.�va ,•� dc. �-✓ !,I'� g-PiG L-�'2 v�• c; L�3 ��i•�-'f-c � /�v�' o..� �Y'� ` �v ; l�.�...�►.y�-c.- � �' M-�e.�.a�=... �i ,e cy.. �' c�► � o �.t -�-� � ��►�.-.-�...�- v�r� �`' _�sz��' 31. � ��-�----� _ � �1 � (seUer? l� e) (Buya') �. , L�,.�. , _ t�ed (Date) (euyer) 33. THIS IS A LEGALLY BINDING CONTRACT BETWEEN BUYERS AND SELL.ERS. 34. IF YOU DESIRE LE6AL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. MN-APA (8/06) ��5] [L:I�E Gi� � �.�, � �. yPURCHASE AGREEMENT ADDITIONAL TERMS AND PROV(SIONS evaluators, which indemnity shall include any lawyer's fees, costs or disbursements incurred by Seller in any defense thereof. 20. POSSESSION. Seller shatl defiver possession of the Property not later than the Date of Closing. 21. EXAMINATION OF TITLE. A. Within a reasonable time after acceptance of this Purchase Agreement, Seller shall fumish Buyer with an ALTA (Form Bj Title Insurance Commitment from a title company acceptable to Buyer (the'Title Company") covering the Property, certified to date, and including appropriate bankruptcy, judgment, tax lien, levied and pending special assessment and unpaid tax searches. B. Seller shaN, at Seller's cost and expense, within thirty (30) days after Seller's acceptance of this Purchase Agreement fumish a survey (herein the "Survey") of the Properry certified to Buyer as of a current date (no earlier than the date of this Purchase Agreement) evidencing conditions satisfactory to Buyer and containing certifications meeting the following minimum standards: (a) Prepared, dated and signed by a Minnesota Registered Land Surveyor with his or her seal affixed. (b) Includes legal description properly identifying the Property described in this Purchase Agreement. (c) Locates all platted and u�platted Property lines and lot lines. (d) Locates all stree� adjacent to the Property. (e) Locates all curb cuts, driveways and fences. (f) Locates all easements described in the plat, if any, and in the record title of �e Property. (g) locates all visible utility lines that service the Property and improvements (sewer, water, gas, electric and telephone). (h) Locates any building setback lines. (i) Locates all encroachments or makes a positive statement that there are no encroachments. Q) Locates all improvements on the Property. (k) Shows ail descripNons, angles, and other calis contained in the legal description. C. Buyer shall have fifteen (15) business days after receipt of the later of the Title Commitrnent or the Survey to make written objections to any matter of title or matter shown on the Survey. Buyer shal! be deemed to have waived any title or Survey objections not made within the applicable fifteen (15) day period above, except that this shatl not operate as a waiver of Seller's covenant to deliver a statutory Warranty Deed. If Buyer obtains title insurance, Buyer is not waiving the right to obtain a good and marketable title of record from Sel�er. 22. T1Tl.E CORRECTIONS AND REMEDIES. Seiler shall have 120 days from receipt of Buyer's written title or Survey objections to make titfe marketable. Upon receipt of Buyer's title a�d Survey objections, Seller shall, within ten (10) business days, notify Buyer of Seller's intention to make title marketable within the 120 day period. Liens or encumbrances for liquidated amounts which can be released by payment or escrow from proceeds of closing sha(I not delay the closing. Cure of the defects by Seller shall be reasonable, diligent, and prompt. Pending correction of tftle, all payments required herein and the closing shall be postponed. A. If notice is given and Seller makes title marketable, then upon presentation to Buyer and proposed lender of documentation establishing that title has been made marketable, and if not objected to in the same time and manner as the original title objections, the closing shall take place within ten (10) business days or on the scheduled closing date, whichever is later. C7' `�'� J Sellers' initials: MPLS-Word 52550. 4 B. If notice is given and Seller proceeds in good faith to make title marketable but the 120 days period expires without title being made marketable, Buyer may declare this Purchase Agreement void by notice to Seller, neither party shail be liable for damages hereunder to the other, and earnest money shali be refunded to Buyer. � C. !f Seller does not give notice of intention to make title marketable, or if notice is given but the 120 day period expires without title being made marketable due to Setter's failure to proceed in good faith, Buyer may seek, as permitted by law, one or more of the following: 1. Proceed to closing without waiver or merger in the Warranty Deed of the objections to title and without waiver of any remedies, and may: (a) Seek damages, costs, and reasonable lawyer's fees from Seller as permitted by law (damages under this subparagraph (a) shall be limited to the cost of curing objections to title, a�d consequential damages are excludedj; or (b) Undertake proceedings to correct the objections to title; 2. Rescission of this Purchase Agreement by notice as provided herein, in which case the Purohase Agreement shall be nuN and void and all earnest money paid shall be refunded to Buyer; 3. Damages from Seller together with costs and reasonable lawyer's fees, as perrnitted by law; 4. Specific performance within six (6) months after such right of action arises. D. If title is marketable, or is made marketable as provided herein, and Buyer defaults in any of the agreements herein, Selier may elect either of the following options, as permitted by law: 1. Cancel this contract as provided by statute and retain all payments made hereunder as liquidated damages. The parties acknowledge their intention that any note given pursuant to this contract is a down payment note, and may be presented for payment notwithstanding canceliation; 2. Seek specffic pertormance within six (6) months after such right of action arises, including costs and reasonable lawyer's fees, as permitted by law. E. If title is marketable, or is made marketable as provided herein, and Seller defaults in any of the agreemertts herein, Buyer may, as permitted by law: 1. Seek damages from Seller including costs and reasonable IawyePs fees. 2. Seek specffic pertormance within six (6) months after such right of action arises. 23. N0710ES. All notices required herein shall be in writing and delivered personally or mailed to the address as shown in Paragraph 1. Above and if mailed, are effective as of the date of mailing. 24. SUBDIVISION OF LAND. If the legal description in this Purchase Agreement is a new description requiring a subdivisior� of land owned by SeNer, Buyer shall pay aN subdivision expenses and obtain all necessary govemmental approvats. Seller makes no warranties or representations that the legal description of the Properry to be conveyed has been or will be approved for recording as of the Date of Closing. NOTE: Unless the following casts and charges have been assessed against the Property prior to the date of this Purchase Agreement by the govemmenial unit having jurisdiction (and therefore already covered by the provisions for payment of special assessments), Buyer shall assume the payment of municipal charges for development on, construction on, or improvement of the subject Property related to access fees, connection fees and "hook «p° fees for connection to sewer, water, and other utilities. Buyer's Initiais: � extension, Any additional earnest money shall be credited to the cash portion of the purchase price due at closing. 10. WELL DISCLOSURE. (Check one of the following:J _.X_ Seller certifies that Seller does not know of any welis on the Property. � Wells on the Property are disclosed by Seller on the attached well Disclosure form. 11. SEWAGE TREATMENT SYSTEM DISCLOSURE. (Check either A or B;] X_ A. Seller certifies that sewage generated at the Property goes to a facility permitted by the Minnesota Pollution Control Agency (for example, a city or municipal sewer system). B. Seller certifies that sewage generated at the Property do�s not go to a facility permitted by the Minnesota Poilution Control Agency and Seller,'s Disclosure of Individual Sewage Treatment System is attached (attach form). [Check eitl�er C or D:] _X_ C. Seller does not know if there is an abandoned individual sewage treatment system on the Property. D. Seller knows that there [strike one:] are / are no abandoned individual sewage treatment systems on the Property. If Seller discloses the existence of an abandoned individual sewage treatment system on the Property, then Minnesota law requires that the location of the system be disclosed to Buyer with a map. (Attach Sel%r's Disc/osure of Individual Sewage Treatment System with map comp/eted.] 12. ADDITIONAL TERMS. The terms in Paragraphs 14 through 27 attached hereto are an integral part of this Agreement. 13. ADDENDA. Attached are addenda which are made a part of this Purchase Agreement. permits licensed real estate brokers and sales agents to prepare,purchase agreements.V No ecommendat onaor representation may be made by any real estate broker or sales agent as to the legal sufficiency, the legal effect, or the tax consequences of this contract These are questions for vour lawver_ I agree to sell the Property for the price and terms and conditions set forth above. __ . SELLER: � �d� � (date) SE�LER: �r�.�/�� (date) MPLS-Word 52550.2 2 I agree to purchase the Property for he price and terms and conditions set forth above. / BUYER: Z/7�o f- (date) BUYER: (date) , �. . the applicable extension in the amount of $10,000 for the each extension, Any additional earnest money shall be credited io the cash portion of the purchase price due at closing. 10. WELL DISCLOSURE. �Check one of the following:] _x Seller certifies that Seller does not know of any wells on the Property. Wells on the Property are disclosed by Seller on the attached Well Disclosure form. 11. SEWAGE TREATMENT SYSTEM DISCLOSURE. i�( h k eiti�er A or 8:] A. Seller certifies that sewage generated at the Properry goes to a facility permitted by the Minnesota Pollution Control Agency (for example, a ciry or municipal sewer system). B. Seller certifies that sewage generated at the Property does not go to a facility permitted by the Minnesota Pollution Control Agency and Seller's Disclosure of Individual Sewage Treatment System is attached (attach form). C ck either C or D:J C. Seller does not know if there is an abandoned individual sewage treatment system on roperry. � D. Seller knows that there [strike one;]�re�' are no abandoned individua! sewage treatment systems on the Property. !f Seller discloses the existence of an abandoned individual sewage treatment system on the Property, then Minnesota law requires that the location of the system be disclosed to Buyer with a map. jAttach Seller's Disclosure of lndividual Sewage Treatment System with map completed.] 12. ADDITIONAL TERMS. The terms in Paragraphs 14 through 27 attached hereto are an integral part of this Agreement. 13. ADDENDA. Attached are addenda which are made a part of this Purchase Agreement. THIS IS A LEGALLY BINDING CONTRACT. BEFORE SIGNING CONSUIT A LAWYER. Minnesota law permits � (icensed real estate brokers and sales agents to prepare purchase agreements. No recommendatio� or representation �I may be made by any real estate broker or sales agent as to the lega) sufficiency, the legal effect, or the tax consequences of this contract. These are questions for your lawyer. I agree to sell the Property for the price and terms and conditions set forth above. SELLER: ate) 5ELLER: (date) MPLS-Word 52550.2 2 I agree to purchase the Property for the price and terms and conditions set forth above. / BUYER: �� a/i��.ti� (date—T� BUYER: (date) ', PURCHASE AGREEMENT ADDITIONAL TERMS AND PROVISIONS evaluators, which indemnity shall include any lawyer's fees, costs or disbursements incurred by Seller in any defense thereof. 20. POSSESSION. Seller shall deliver possession of the Property not later than the Date of Closing. 21. EXAMINATION Of T1TLE. A. Within a reasonable time aker acceptance of this Purchase Agreement, Seller shall furnish Buyer with an ALTA (Form B) Title lnsurance Commitment from a title company acceptable to Buyer (the "Title Company") covering the Property, certified to date, and including appropriate bankruptcy, judgment, tax lien, levied and pending special assessment and unpaid tax searches. B. Seller shall, at Seller's cost and expense, within tNirty (30) days after Seller's acceptance of this Purchase Agreement furnish a survey (herein the "Survey") of the Property certified to Buyer as of a current date (no earlier than the date of this Purchase Agreement) evidencing conditions satisfactory to Buyer and containing certifications meeting the following minimum standards: (� Prepared, dated and signed by a Minnesota Registered Land Surveyor with his or her seal affixed. (b) Includes legal description properly identifying the Property described in this Purchase Agreement. (c) Locates ail platted and unplatted Property iines and lot lines. (d) Locates a!I sYreets adjacent to the Property. (e) tocates all curb cuts, driveways and fences. (fl Locates all easements described in the plat, if any, and in the record title of the Property. (g) Locates all visible utility lines that service the Property and improvements (sewer, water, gas, eledric and telephone). (h) Locates any buildi�g setback lines. (i) Locates all encroachments or makes a positive statement that there are no encroachments. (j) Locates all improvements on the Property. (k) Shows all descriptions, angles, and other calls contained in the legal description. C. Buyer shall have fifteen {1 S) business days after receipt of the later of the Title Commitment or the Survey to make written objections to any matter of title or matter shown on the Survey. Buyer shall be deemed to have waived any title or Survey objections not made within the applicable fifteen (15) day period above, except that this shall not operate as a waiver of 5efler's covenant to deliver a statutory Warranty Deed. !f Buyer obtains title insurance, Buyer is not waiving the right to obtain a good and marketable title of record from Seller. 22. TITLE CORRfCTIONS AND RfMED1ES. Seller shall have 120 days from receipt of Buyer's written title or Survey objections to make title marketable. Upon receipt of Buyer's title and Survey objedions, Seller shall, within ten (10) business days, notify Buyer of Setler's intention to make title marketable within the 120 day period. Liens or encumbrances for liquidated amounts which can be released by payment or escrow from proceeds of closing shall not delay the closing. Cure of the defects by $eller shall be reasonable, diligent, and prompt. Pending correction of title, all payments required herein and the closing shall be postponed. A. If notice is given and Seller makes title marketable, then upon presentation to Buyer and proposed lender of documentation establishing that title has been made marketabfe, and if not objected to in the same time and manner as the original title objections, the closing shall take place within ten (i0) business days or on the scheduled closing date, whichever is later. Sellers' Initials: jvl, l�. MPtS-Word 52550.2 4 B, lf notice is given and Seller proceeds in good faith to make title marketable but the 120 days period expires without title being made marketable, Buyer may declare this Purchase Agreement void by notice to Seller, neiYher party shall be liable for damages hereunder to the other, and earnest money shall be refunded to Buyer. C. (f Seller does not give notice of intention to make title " marketable, or if notice is given but the'120 day period expires without title being made marketable due to Seller's failure to proceed in good faith, Buyer may seek, as permitted by law, one or more of the following: 1: Proceed to closing without waiver or mer$er in the Warranty Deed of the objections to title and without waiver of any remedies, and may: (a) Seek damages, costs, and reasonable lawyer's fees from Seller as permitted by law (damages under this subparagraph (a) shall be limited to the cost of curing objedions to title, and consequential damages are excluded); or (b) Undertake proceedings to correct the objections to title; 2. Rescission of this Purchase Agreement by notice as provided herein, in which case the Purchase Agreement shall be null and void and all earnest money paid shall be refunded to Buyer; 3. Damages from Seller together with costs and reasonable lawyer's fees, as permitted by law; 4. Specific perfo�mance within six (6) months after such right of adion arises. D. If tit�e is marketable, or is made marketable as provided herein, and Buyer defaults in any of the agreements herein, Seller may eled either of the following options, as permitted by law: 1. Cance) this contract as provided by statute and retain all payments made hereunder as liquidated damages. The parties acknowledge their intention that any note given pursuant to this contract is a down payment note, and may be presented for payment notwithstanding cancellation; 2. Seek specific performance within six (6) months after such right of adion arises, including costs and reasonable lawyer's fees, as permitted by law. E. If title is marketable, or is made marketable as provided herein, and Seller defaults in any of the agreements herein, Buyer may, as permitted by law: 1. Seek damages from Seller including costs and reasonable lawyer's fees. 2. Seek specific performance within six (6} months after such right of adion arises. 23. NOTICES. All notices required herein shafl be in writing and delivered personally or mailed to the address as shown in Paragraph 1. above and if mailed, are effective as of the date of mailing. 24. SUBDIVISION OF LAND. If the legal description in this Purchase Agre2ment is a new description requiring a subdivision of land owned by Seller, Buyer shall pay all subdivision expenses and obtain all necessary govemmental approvals. Seller makes no warranties or representations that the legal description of the Property to be conveyed has been or will be approved for recording as of the Date of Closing. NOTE: Unless the following costs and charges have been assessed against the Property prior to the date of this Purchase Agreement by the governmenta! unit having %urisdiction (and therefore already covered by the provisions for payment of special assessments), Buyer shall assume the payment of municipal charges for development on, construdion on, or improvement of the subject Property related to access fees, Buyer's Initials: --�% � �` _ CITYOF FRIDLEY . FRIDLEY MLTNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432 � (763) 571-3450 • FAX (763) 571-1287 • TTDJTTY (763) 572-3534 December 23, 2008 Jane Rose ; Traffic Engineering Manager 9440 Bunker Hills Blvd. Andover MN 55304 ' Re: Preliminary Piat of Seiect Senior Living of Fridley Dear Ms. Rvse: Enciosed is a copy of the preliminary piat and the site pian for Select Senior Living of Fridiey, generaliy located on the southeast corner of Centrai Avenue and Mississippi Street. Piease review and return to me with your comments no later than Monday, January 12, 2009. Please call me at 763-572-3595 with any questions. Thank you in advance for your cooperation. Sincerely, �I Y OF F D EY Stacy tr er City Pian r . C-08-90 _ Cl1YOF FR[DLEY FRIDLEY MiJNICIPAL CENTER • 6431 UNNERSTfY AVE. N.E. FRIDLEY, MN 55432 � (763) 571-3450 • FAX (763) 571-1287 • TTD/TTY (763) 572-3534 December 31, 2008 Select Senior Living Joel Larson 12415 55th Street Lake Elmo MN 55042 ' Dear Mr. Larson: Per Minnesota Statute 15.99, local government units are required to notify land use applicants within 15 working days if their land use applications are complete. We officially received your applications for a Preliminary Plat and Master Plan Amendment on December 19, 2008. This letter serves to inform you that your applications are complete. Your Preliminary Plat and Mater Plan Amendment application hearing and discussion will take place at the City of Fridley Planning Commission Meeting on January 21, 2009 at 7:00 P.M. in , the City Council Chambers at 6431 University Avenue. The City of Fridley City Council is scheduled to take final action on your preliminary plat and master plan amendment on February 9, 2009 at 7:30 P.M. Please plan to be in attendance at both of the above referenced meetinc�s. If you have any questions regacding this letter or the process, please feel free to contact me at . 763-572-3595. Sinc rely, Y Stacy Stro e�g City Plann . cc: _ Daniel Levernz Frank & Sharon DeMetlo Mark Mattison 1340 Mississippi Street NE 2823 Teledo Avenue 643 Summit Avenue Fridley MN 55432 St. Louis Park MN 55416 St. Paul MN 55105 1314 Mississippi Street LLC Richard Carlson : Attn: Kenneth 7691 Central Avenue NE 40896 Graystone Avenue Fridley MN 55432 North Branch MN 55056 . C-08-91 �;'�<J��('� (( `JPIl ((� l' `=�(�%>'lCr; / CREATED BY OUR FAMILY TO SERVE YOURS... � ♦3t a�;� H� � ._ � s . � u , � � � e :7 : �� ff �i'_� _'�{ T ��,', ii " � 'w � _ ,. -- - — - -- --- - - — - ---- --- ! A s a small family-owned and operated company we take great steps to treat each resident with the same care and dignity we would afford our loved ones. From the director to our aides, we strive each day to create a warm and caring environment where old friendships are renewed and new ones are created. Come and see the difference. ' TREAT YOURSELF TO ��. �0��\�_■ 11�� t��i��ars A t Select Senior Living we are committed to providing customer driven services tailored to you. A licensed RN is available to assess each individual in order to provide a personal care service package that is right for you. If assistance is needed, our individualized service plans are designed to maintain your independence. We provide a wide range of customer driven programs and events that encourage participation, laughter and lasting memories. We look forward to seeing you! � � . ` ✓�� ' . �, i % x` `". Y . A �. �"f+ . y� � �� : r'��"t i �� a � � �'�!' °`� �'� ��`< �i � { �F�� +� ..��, �f ,�„ , � �� : � a �1r e � � �d ,�, � ( �` � � t � '� �� 1 � �: j t . � � � a '�'"'_: �� w �u� �'E� y ,� .��1 . e e��- �1,'�;��,'kl�t��.. '�� ^'�r`"�"� •'! : s+� �. ' . ...� - . . ,rt ,1:.. -�.�,. ��,'�� , Included With Rent: � ;� _ �,; ;,�;:-t? *iiii�j�ii��! . , � � � � � �� 24-hour emergency call system Daily OK Checks Health & wellness program 7 day-a-week complimentary continental breakfast Lunch & Dinner served "restaurant-style" Light weekly housekeeping Apartment building fire/smoke detector & sprinkler system Individually controlled heat & air conditioning, water, sewer & trash pick-up Programs & events for socialization Apartment & building maintenance Month to month lease agreement Controlled entrance Smoke-free environment Daily afternoon coffee & cookies Complimentary laundry facilities Pets are welcome (some restrictions apply) Refrigerator, stove/self-cleaning oven, dishwasher & microwave ; � Snow removal & Iawn service 11350 Martin Street • Coon Rapids, MN 55433 • 763.767.1127 • www.selectseniorliving.net - � /�% �,J � (� '%PlP<'f �r''%f'I «C� /' c � l �� l "1(�' � SPECIAL FEATURES... -� • Outdoor patio � . �� • Library • Private family dining • Public computer for internet access • Community room • Fitness center Other features for ac�ditionnl fee: • Personal service plan • Heated underground parking • Beauty/barber shop • Meal delivery • Additional housekeeping/laundry services Building 2 1 Bedroom Accessible Unit - 7 A 693 SQ.FT. - 2 Thus � r Building 1 2 Bedroom Unit - 2D 1224 SQ.FT. - 3 Thus ��. � ''� ,. BtFilding = 1 Bedroom Unit - 1 C 674 SQ.FT. - 5 Thus L I3uilding 2 Studio Unit - S-E 498 SQ.FT. - 1 Thus �� ,e"�. , � � ,� � �? > �''� , .: •F'1i. � ti � � %� ! _,:,.� �� _ ��` � .... J p �-� - - �� : � � �`� � � � ,W , /�` `{� - ,,�- �' . � . ,: ,.;� `' , . �' ��'� � � U I � 1 �� r Buildin�; 1 2 Bedroom Unit - 2 A 1268 SQ.FT. - 5 T'hus i� 9_. I Building 2 Studio Unit - S-G 519 SQ.FT. - 3 Thus 11350 Martin Street • Coon Rapids, MN 55433 • 763.767.1127 • www.selectseniorliving.net .i��' . �� *� ��► , �;, �1 � �,, �(, r_�(, (, �'^� I � 1.,'.; I��-'� ��,i 1 �� s ��, �>��'�' � �� ' —��, ��,�: �� l ��, ��-� � �� U � cti � i� � I�; ��--�� -�� ' G � . � 1 ) ��ti� v�� i� . �'�G� `��Y1li� I C�� ,� __ �;c ��'; � � � I � l c�� , ��1 c�,� �� . � � I � �i V� C ��,i�1 �-� � ,� Y �°� ;;v�. �' 1� � �, °� ��-� ��;�'�%��, � 1 ��- � ��L �,�� '� � � �� /c'�. � �'� �� .� � � �; � � � �, � �� 1 F� �� . t �'y'� l'� 61 G� �1'r,� �'��.�/1��,/f � '� �t'� � ,� � ,�, �,� �� r-�,t �� -� �fi �� '� c �� , �� . ��`� � �� - ��= �—� — �� ' ___.�� a �:�� eb�-�w� � �s�,. ,:� �,., � : :' � s13%;, � �t 1F�t'Ft�1�t �j.�e►tlei .:` i1v�r�t[41�f�..Qr1'�i11�Ni�-°. ' ��f �. 2000 ai 7'�ill1 P.iM. i�bi #1e ' ,��d914tliMY d` 8l �dY-:P�t P� Q._ �- ;,. Ig, ,,' ,�� y� � ..� J ��`�:� � . �' �� :�� _ . � ,�.� . � e PUBLIC HEARZNG BEFORE THE PLANNING COMMISSION Notice is hereby given that there will be a public hearing of the Fridley Planning Commission at the Fridley Municipal Center, 6431 University Avenue N.E. on Wednesday, January 21, 2009, at 7:00 p.m. for the purpose of: Consideration of a Preliminary Plat, PS #09-01, by Select Senior Living, to replat 5 lots, to a11ow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, legal descriptions are on file and available at Fridley Municipal Center, generally located at 1314 and 1340 . Mississippi Street, 6461, 6441, & 6421 Central Avenue NE. Any and all persons desiring to be heard shall be given an opportunity at the above stated time and place. Any questions related to this item may be referred to Stacy Stromberg, Planner, at 763-572-3595. Hearing impaired persons planning to attend who need an interpreter or other persons with disabilities who require auxiliary aids should contact Roberta Collins at 763-572-3500 no later than January 14, 2009. The TDD number is 763-572-3534. The proposed City Council meeting date for this item will be on February 9, 2009. *This date is aubject to change depending on the outcome of the Planning Commission meeting. Please confirm City Council date prior to attending the City Council meeting. DAVID KONDRICK CHAIR PLANNING COMMISSIQN Publish: January 8, 2009 0 CITY OF FRIDLEY PUBLIC HEARING NOTICE BEFORE THE PLANNING COMMISSION TO: All property owners/residents within 350 feet of property, general(y located at 1314 and 1340 Mississippi Street, 6461, 6441, & 6421 Centrai Avenue NE CASE NUMBER: Master Plan Amendment, MP #09-01 & Prelimina Plat PS #09-01 APPUCANT: Select Senior Living Petitioner or re resentative must attend the Plannin Commission meetin . PURPOSE: The Master Plan Amendment, to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, and the preliminary plat is to replat 5 lots to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted livin units LOCATION OF 1314 and 1340 Mississippi Street, 6461, 6441, & 6421 Central. PROPERTYAND Avenue NE LEGAL DESCR/PTION: Legal descriptions on file and available at Fridley Municipaf Center DATE AND TIME OF Planning Commission Meeting: HEAR/NG: Wednesday, January 21, 2009, 7:00 p.m. The Planning Commission Meetings are televised live the night h 1 17 of the meeting on C anne . PLACE OF HEAR/NG: Fridley Municipal Center, City Councif Ghambers 6431 University Avenue N.E., Fridley, MN. HOW TO 1. You may attend hearings and testify. PARTICIPATE: 2. You may send a letter before the hearing to Julie Jones, Planning Coordinator., at 6431 University Avenue N.E., Fridley, MN 55432 or FAX at 763=571-1287. . SPECIAL Hearing impaired persons planning to attend who need an ACCOMODATIONS: Interpreter or other persons with disabilities who require auxiliary aids should contact Roberta Collins at 763-572-3500 no later than January 14, 2009. The TDD # is 763-572-3534. ANY QUESTIONS: Contact Stacy Stromberg, Planner, at 763-572-3595. * PROPOSED CITY � The proposed City Council meeting Date for this item will be COUNCIL MEETING Monday, February 9, 2009. *This date is subject ta�change DATE depending on the outcome of the Planning Commission meeting. Please confirm City Councii date prior to attending Ci Council meetin . Publish: January $, 2009 . : i_�_��' L�_ c�rYOF Community Development Department FR�°�EY Public Hearing Notice _ . V V ,' , I I � � N c f � � ss, o ' D ssos ssss C sss, ��„ I��I � � �; � � � ' Z 6597 I 6596 8597 6596 fi599 � 6580 m w � w � �'or 1'��, 6600 6568 6555 � 6581 6580 6581 6580 � Q ° 6550 6550 N �' `�' • � � 6565 6564 m 6565 6564 6571 �� 6537 M � ��, > > % I $ A i g� 6549 6548 � 6549 6548 � B� 6525 1380 I-- ' 1380 6540 6540 6 33 6532 m 6533 8532 w ° i� 5 6537 6534 6520 (n 6519 ° � � � � � co e� 6517 6516 � 6517 6516 ' � � I i I u� ;� ' ^ � 6501 6500 6501 6500 6501 1299 850y 1341 � ,`^ �� MfSSISSIPPi ST '� � n> ro n'� 1250 1ZB2 ' �°e � °i cQi o' � oo w $ m � � N Q 6459 � � � � � 6452 m � � 6449 6448 m 6448 C435 � � �7 6436 � 8435 6490 O 6425 6424 m 6423 � � � � 6425 v � 6428 � � � � � 6413 6412 � 8491 � � �+ � Q 6401 � � 6417 6416 /� 6401 6400 6401 �� B3� s39, �8 g�9 64TH AVE 6400 6391 1356 'w� 6379 6378 6379 6378 6373 0 8361 6381 � 1356 1372 � � � � '�a' 6366 6367 6366 � � � 6355 6352 6342 6343 8350 6303 63� 6345 8319 6328 B329 � 6335 . . . . . . �3 . . � � N t0 6319 6308 6315 6312 � � 6325 1271 6300 • 1447 � 6301 6301 1065 � _cp 6315 6�" � , 63RD AVE q 1131 1310 1430 6291 N �� ^ � g (7 6283 � m 7 701420 424 6262 6283 � � � � 6277 1370 140� 6274 � a, 6275 o+� � 1250 6245 N r � ,00, D �, szaa C s229 � a� �- m N � g2� � � `� � m � � m s2os � ,, �, sz�s O N ' . SOURCES F�,�y�is�ef��9 Preliminary Plat Request, PS #09-01 and N A�oka cou�ri ��s Master Plan Amendment Request, MP #09-01 w E nnap oate: �anuary s, 2oos Petitioner: Select Senior Living s WEINER GLEN 1341 MISSISSIPPI ST NE FRIDLEY, MN 55432 MASON JOHNNY E& JILL L PHILLIPS GARY 1361 MISSISSIPPI ST NE 6519 CENTRAL AVE NE FRIDLEY, MN 55432 FRIDLEY, MN 55432 PODVIN CAROLE E QUISHPE MIGUEL CURRENT OCCUPANT 1391 MISSISSIPPI ST NE 1427 MISSISSIPPI NE 9427 MISSISSIPPI ST NE FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432-4740 COUNTRY HOUSE INC CURRENT OCCUPANT KNUTSON ORVIS D PO BOX 818 6501 CENTRAL AVE NE 3723 POLK ST NE STILLWATER, MN 55082 FRIDLEY, MN 55432 MINNEAPOLIS, MN 55421 CURRENT OCCUPANT PHILLIPS JON S& DIANE M LUKE KENNETH W 8 KATHLEEN M 6525 CENTRAL AVE NE 1361 CREEK PARK LN NE 1341 CREEK PARK LN NE FRIDLEY, MN 55432-4653 FRIDLEY, MN 55432 FRIDLEY, MN 55432 KWONG ANDREW & SELINA CUDD MELISSA A& LOVEN JEFFREY BULTMAN JEAN 1321 CREEK PARK LN NE 1311 CREEK PARK LN NE 6537 CENTRAL AVE NE FRIDLEY, MN 55432 FRfDLEY, MN 55432 FRIDLEY, MN 55432 CURRENT OCCUPANT HALVORSON KfMBERLY J BROUILLETTE LORI 6555 CENTRAL AVE NE 2256 229TH AVE NE 1360 CREEK PARK LN NE FRlDLEY, MN 55432-4664 EAST BETHEL, MN 55011 FRIDLEY, MN 55432 TIESO TRISTAN MILKS DENISE MN ST�E OF 1340 CREEK PARK LN NE 1320 CREEK PARK LN NE NO AD�fRESS FRIDLEY, MN 55432 FRIDLEY, MN 55432 CURRE�IT OCCUPANT SOLIS TRACY l. 8� KEVIN A GOTTWALD JON NE 6,' 1381 MISSISSIPPI ST NE 1415 MISSISSiPPI ST NE FRIDL�Y, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55421 FRIDLEY ITY OF CURREN CCUPANT FRIDLEY TY OF 6431 U�/ AVE NE NE � 6431 UN �ERSITY AVE NE FRIDLLY MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432 � CURR OCCUPANT BURNS DEBORAH J& KING WILLIAM CURRENT OCCUPANT NE D� 1371 CREEK PARK LN NE 6572 CENTRAL AVE NE FR! EY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432-4607 WELLS FARGO BANK N A TRUSTEE SPAETH WARREN T& SHERRILL MEHTA ROBERT 10790 RANCHO BERNARDO RD 6516 CHANNEL RD NE 6500 CHANNEL RD NE SAN DIEGO, CA 92127 FRIDLEY, MN 55432 FRIDLEY, MN 55432 FEMRITE ROGER N& FAYE M 4773 MANITOU ROAD TONKA BAY, MN 55331 CURRENT OCCUPANT 6542 CENTRAL AVE NE FRIDLEY, MN 55432-4607 HJ11 LLC PO BOX 270311 VADNAIS HEIGHTS, MN 55127 CURRENT OCCUPANT MARCH SUSAN ULVE GERALDINE 6571 CHANNEL RD NE APT 1 6550 CENTRAL AVE NE 6552 OLD CENTRAL AVE NE FRIDLEY, MN 55432-4667 FRIDLEY, MN 55432 FRIDLEY, MN 55432 CURRENT OCCUPANT EMOND STACY EISCHENS JILL M 6552 CENTRAL AVE NE 6554 CENTRAL AVE NE 6556 CENTRAL AVE NE #4 FRIDLEY, MN 55432-4607 FRIDLEY, MN 55432 FRIDLEY, MN 55432 CURRENT OCCUPANT � MARC SUSAN ULVE GERA DINE 6556 CENTRAL AVE NE 6550 C�NTRAL AVE NE 6552 OLD NTRAL AVE NE FRIDLEY, MN 55432-4607 FRIDL Y, MN 55432 FRIDLEY, I¢�IN 55432 CURRENT OCCUPANT " EMOND S ACY EISCHENS JI L M 6552 CENTRAL AVE NE 6554 CE�RAL AVE NE 6556 CENT�L AVE NE #4 FRIDLEY, MN 55432-4607 FRIDLE , MN 55432 FRIDLEY, 55432 CURRENT OCCUPANT 1299 MISSISSIPPI LLC CURRENT OCGUPANT 6556 CENTRAL AVE NE 2638 LOUISA AVE 1299 MISSISSIPPI ST NE FRID�EY, MN 55432-4607 ST. PAUL, MN 55112 FRIDLEY, MN 55432-4672 KOZER JACK D& KAREN P CURRENT OCCUPANT FEMRITE ROGER N& FAYE M 860 86TH AVE NW 6501 CHANNEL RD NE APT 1 4773 MANITOU ROAD COON RAPIDS, MN 55433 FRIDLEY, MN 55432-4631 TONKA BAY, MN 55331 CURRENT OCCUPANT KOZER JACK D 8 KAREN P CURRENT OCCUPANT 6534 CENTRAL AVE NE APT 1 860 86TH AVE NW 6531 CHANNEL RD NE APT 1 FRIDLEY, MN 55432-4649 COON RAPIDS, MN 55433 FRIDLEY, MN 55432-4632 CURRENT CCUPANT CURRENT OCCUPANT BURMIS DELLA M NE � 6459 PIERCE ST NE 5963 OAKWOOD MANOR NE FRIDLEY, N 55432 FRIDLEY, MN 55432-5133 FRIDLEY, MN 55432 GUSTAFSON MARK KRAHN SHELDON SECRETARY OF HOUSING AND URE 6449 PIERCE ST NE 6435 PIERCE ST NE 501 MARQUETTE AVE STE 1200 FRIDLEY, MN 55432 FRIDLEY, MN 55432 MINNEAPOLIS, MN 55402 CURRENT OCCUPANT FIGUEROA MILTON I& MARQUEZ R CURRENT OCCUPANT 6411 PIERCE ST NE 9989 MADISON ST NE 6423 PIERCE ST NE FRIDLEY, MN 55432-5133 BLAINE, MN 55434. FRIDLEY, MN 55432-5133 PETERSON THOMAS R MAHOWALD KELI R& PAIGE TROY A BURKHOW JON R 8� ALLISON R 6401 PIERCE ST NE 6389 PIERCE ST NE 7800 TYLER ST NE FRIDLEY, MN 55432 FRIDLEY, MN 55432 SPR�NG LAKE PARK, MN 55432 CURRENT OCCUPANT LJT PROPERTIES LLC TOWN CENTER DEVELOPMENT LLC 6373 PIERCE ST NE 6400 CENTRAL AVE NE 13750 REIMER DR N FRIDLEY, MN 55432-5131 FRIDLEY, MN 55432 MAPLE GROVE, MN 55311- CURRENT OCCUPANT TOWN CENTER DEVELOPMENT LLC CURRENT OCCUPANT 6490 CENTRAL AVE NE 13750 REIMER DR N 1282 MISSiSSIPPI ST NE FRIDLEY, MN 55432-5112 MAPLE GROVE, MN 55311 FRIDLEY, MN 55432-4650 PEHL ALESIA FRIDLEY�FiRA CURF,�ENT OCCUPANT 1250 MISSISSIPPI ST NE 6431 U�V AVE NE NE 1 FRIDLEY, MN 55432 FRtDL , MN 55432 FRlDLEY, MN 55432 PRATT MARGUERITE CURRENT OCCUPANT OKESON VIRGIL A& SUSAN M 9650 STACY TRAIL 1428 MiSSISSIPPI ST NE 1423 64TH AVE NE CHISAGO CiTY, MN 55013 FRIDLEY, MN 55432-4739 FRIDLEY, MN 55432 STONE THOMAS D EDWARDS DENNIS 6& BARBARA J ZIMMERMAN THOMAS JR & JUDITH 1400 MISSISSIPPI ST NE 1403 64TH AVE NE 7518 TEMPO TERR _ FRIDLEY, MN 55432 FRlDLEY, MN 55432 FRIDLEY, MN 55432 CURRENT OCCUPANT OLSON KURT E& ANDREA R' ARCHER-KATH JULIE A- 1376 MiSSISSIPPt ST NE 1385 64TH AVE NE 1348 HILLCREST DR N� FRIDLEY, MN 55432-4623 FRIDLEY, MN 55432 FRIDLEY, MN 55432 CURRENT OCCUPANT MARIHART BERNARD J LEVERENZ DRNIEL 1358 MiSSISSiPPt ST NE 1373 64TH AVE NE 9340 MISSISSIPPI ST NE �RIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432 HAW STEVEN 1314 M1SSISSIPPI ST NE FRIDLEY, MN 55432 DEMELLO FRANK & SHARON CURRE OCCUPANT 2823 TOLEDO AVE S NE ST LOUIS PARK, MN 55416 FRIDL Y, MN 55432 CARLSON RICHARD S CURR T OCCUPANT MATTISON MARK JON 7691 OLD CENTRAL NE NE � P O BOX 40419 FRIDLEY, MN 55432 FRIDL Y, MN 55432 ST PAUL, MN 55104 � CURRENT OCCUPANT CALDERON BOB WILLIAMS JAMES S 6421 CENTRAL AVE NE 6401 CENTRAL AVE NE 1357 64TH AVE NE FRIDLEY, MN 55432-5113 FRIDLEY, MN 55432 FRIDLEY, MN 55432 MADKINS TAMMY FOX JASON ZERBY D MICHAEL & JUDITH A 1341 64TH AVE NE 1426 64TH AVE NE 1400 64TH AVE NE FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432 MULROY PATRICIA S MULROY PA ICIA S CUR NT OCCUPANT 1384 64TH AVE NE 1384 64TH� NE NE � FRIDLEY, MN 5543z FRIDLEY, N 55432 FRt EY, MN 55432 CURRE�IT OCCUPANT MULROY PA� �2ICIA S WOLTER LOWELL NE I I 1384 64T��E NE . 1372 64TH AVE NE FRIDL��,r, MN 55432 FRIDLEY, N 55432 FRIDLEY, MN 55432 FRIDL Y CITY OF CURRENT OCCUPANT PlATZ PATRlCK 6431 �IVERSITY AVE NE NE 6391 CENTRAL AVE NE FRIDL Y, MN 55432 FRIDL�Y, MN 55432 FRIDLEY, MN 55432 FLEMING JUSTIN RAMSEY SHARYN R FRIDLEY ITY OF 1356 64TH AVE NE 1340 64TH AVE NE 6431 U�ERSITY AVE NE FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLE , MN 55432 CURRENT OCCUPANT FLEMING J�l T!N CURREN� OCCUPANT 6381 CENTRAL AVE NE 1356 64T�I�AVE.NE NE / FRIDLEY, MN 55432 FRIDLEI� MN 55432 FRIDLELY MN 55432 CURRENT OCCUPANT US FEDERAL CREDIT UNION 6303 CENTRAL AVE NE < 6303 OLD CENTRAL AVE NE FRIDLEY, MN 55432-5111 FRIDLEY, MN 55432 ' . ss2s 6s�s 8621 6610 � 6699 6fi00 cv 68� 0 r 6609 6588 '�597 6596 6597 6596 6599 6580 i ; 6581 fi580 5$1 fi580 i�% ` i/� �� , 6565 6564 65 6564 � /; ,/� . y�/��i �„ 6549 6548 549 6548 iir=� / (f / � � � �� 6533 6532 33 6532 � ./�%j//,� /� � / �// 6517 6516 6517 ; i� �; iii/, ,/j � � % /%, ii% �, 6509 6500 6501 �' � � ` „%/� '� ,, , �i; PI. • j j, �'%� .' � �� // /%%i N ` N i %�/ %� f, % / 7� p� � N !,�,/� �� " '� i % O O %'� r � `��i i ; j%, i, � �i � i �/i', / '� � �I jr_ 449 fi448 J /� �� ;�,,�i ; �. �� i,:. ;'/'%�/��% 37 643fi ,, � � /,„�� j �, �� ,,,, %„ ;;: , %� � ;�� ;' �� 425 6424 � ,j;/ /,;! 8 ,, ; /�; i, � %�, 413 6412 � ��, ;; ��i% , ��i �% ; ! %��f ' ji i�; � 6 ,r ;�'� , i� i//,;;!%i/i $40� 6400 � % ,�;; i ��/�; � , -„ /� %. i/// �0 6391 6388 ' %%� � �% � , �� i ;%:i'j �8 6379 6378 ;' /, ,,;i ; 361 ! ��%%!��; ; � 6367 6366 ��'j%%;,/j/� 6355 ��/� �� / ' 6343 6350 ,%, j ;i� � �.��, i /�� 345 �;;� :/i,;;; �� i 6329 336 6335 6315 6312 32� 6300 _ 6301 �300 6315 � � � � � �w w w W W W 00 N � 6581 � � o , � � $ � � p w �� 1495 • ' : • u -�'�� '�� '�1�� • 1 9tR /� � r� ) ` � k .� � � I rp♦ s 1 erI �y � ' . � � . :, : 6 ��° • . � I � 1482 1442 1464 6476 saas � 6420 � �1 j � � �,, w 1489 NI d 1425 r °��i°° ^� ��-� % i � �� 43� Reference Map City of Fridley Properties within 500 ft. MAP LEGEND: ❑ a�rv uMirs � WATER ❑ �ce�s Map Scale: 1 inch = 323 feet Map Date: 11H8/2008 Data Date: October 31, 2008 Sources: FRIDLEY GIS ANOKA COUNTY ASSESSOR'S OFFICE j • Develoament Review Committee Worksheet A�Idress: Selert Senior Living of Fridley �Central & Mississip�il Land Use Case: PS #08-XX ❑ Paul Bolin ❑]u(ie Jones ❑ Ralph Messer ❑ Rachel Harris ❑ Ron Julkowski ❑ Layne Otteson ❑ Scott Hickok ❑ Jim Kosluchar ' ❑ Mary Smith ❑ Dave Jensen � Stacy Stromberg Planninq Issues: ❑ Setbacks EnaineerinQ Issues: o Lot coverage a Drainage ❑ Allowable square footage o Utilities a Height ❑ Curbing requirements o Landscape ❑ ❑ Hardship statement/narrative ❑ Fire Issues: o Truck access � Buildinq Issues: ❑ Sprinkler requirements ❑ 2007 State Building Code ❑ Hydrant location ❑ Need signed plans ❑ ❑ Stipulations: Name: � Date: } �- '�C' ' ,. Development Review Committee Worksheet Ad�lress• Select Senior Living of Fridley (Central & Mississippi� Land Use Case• PS #08-XX ❑ Pau1 Bofin o]ulie Jones ❑ Ralph Messer ❑ Ra�he! Harris ❑ Ron Julkowski ❑ Layne Otteson ❑ Scott Hickok o)im Kosluchar ❑ Mary Smith ❑ Dave Jensen ❑ Stacy Stromberg Plannin,g Issues: ❑ Setbacks Enqineerin4Issues: ❑ Lot coverage o Drainage ❑ Allowabfe square footage ❑ Utilities v Height ❑ Curbing requirements ❑ Landscape ❑ o Hardship statemen�Jnarrative ❑ Fire Issues; ❑ Truck access Buildinq Issues: ❑ Sprinkler requirements ❑ 2007 State Building Code ❑ Hydrant location ❑ Need signed plans ❑ ❑ Stipulations: Comments: d� Jr .'' Name Date: �� Development Review Committee Worksheet Addr�ss Select Senior Living of Fridlev (Central & Mississippi) Land Use Case: PS #08-XX ❑ Paul Bolin o]ulie Jones o Ralph Messer �., Rachel Harris o Ron Julkowski ❑ Layne Otteson ❑ Scott Hickok ❑ Jim Kosluchar ❑ Mary Smith ❑ Dave Jensen ❑ Stacy Stromberg Plannin4 Issues: o Setbacks Enqineerinq Issues. ❑ Lot coverage ❑ Drainage ❑ A{{owabfe square footage o Utilities ❑ Height ❑ Curbing requirements v Landscape � o Hardship statement/narrative ❑ Fire Issues: a Truck access Buildinq Issues: ❑ Sprinkler requirements ❑ 2007 State Building Code o Hydrant location n Need signed plans o ❑ Stipulations: Comments: Name: Date: ' r Development Review Committee Worksheet Address• Select Senior Livinq of Fridley (Central & Mississi�pil Land Use Case• PS #08-XX ❑ Paul Bolin o. Julie )ones ❑ Ralph Messer o Rachel Harris � Ron Julkowski ❑ Layne Otteson ❑ Scott Hickok ❑ Jim Kosluchar ❑ Mary Smith o Dave Jensen o Stacy Stromberg Plannin4 Issues: a Setbacks Enqineerin4lssues: ❑ Lot coverage ❑ Drainage _ o Allowable square footage ❑` Utilities ❑ Height ❑ Curbing requirements o Landscape ❑ ❑ Hardship statement/narrative 0 Fire Issues: ❑ Truck access Buildin4 Issues: ❑ Sprinkler requirements ❑ 2007 State Building Code ❑ Hydrant location ❑ Need signed plans ❑ ❑ Stipulations: Comments: Name: � ' Date: �� Development Review Committee Worksheet Address• Select Senior Living of FridleylCentral & Nlississippi) Land Use Case• PS #08-XX ❑ Paul Bolin ❑ Julie ]ones o Ralph Messer ❑ Rachel Harris ❑ Ron Julkowski ❑ Layne Otteson �C Scott Hickok ❑ Jim Kosluchar ❑ Mary Smith ❑ Dave ]ensen ❑ Stacy Stromberg Plannin4 Issues: n Setbacks En4ineerinq Issues: ❑ Lot coverage ❑ Drainage ❑ Allowable square footage ❑ Utilities o Height . ❑ Curbing requirements _ ❑ Landscape ❑ ❑ Hardship statement/narrative D Fire Issues: ❑ Truck access Buildin4 Issues: v Sprinkler requirements ❑ 2007 State Building Code o Hydrant location n Need signed plans o ❑ Stipulations: .� Comments: — (�� n�T'� C�'4�t,�,� 7� S ,, ; ,, E , , Name: , Date: % Z `�t� G� Devetopment Review Committee Worksheet Address• Select Senior Living of FridlevlCentral & Mississippi) Land Use Case• PS #08-XX o Paul Bolin ❑ Julie Jones ❑ Ralph Messer o Rachel Harris o Ron )ulkowski ❑ Layne Otteson ❑ Scott Hickok � Jim Kosluchar ❑ Mary Smith ❑ Dave ]ensen a Stacy Stromberg Planninq Issues; ❑ Setbacks ' Enaineerin4Issues: ❑ Lot coverage ❑ Drainage ❑ Allowable square footage � Utilities -- �A��i ��'��'i 5��- ��'�� c� �°N '��)s o Height v Curbing requirements �� grk �uo�� ❑ Landscape �"(, ��2a1 N� �� P�il:�� a; s Zd�. ❑ Hardship statementJnarrative �u�U �c.T�� i �� " '�` A��' C''�- ❑ S��t +C L,a�)�n,s��, /,S �+7�� lK�. Fire Issues: ❑ Truck access Buildinq Issuesc ❑ Sprinkler requirements 0 2007 State Building Code ❑ Hydrant location � Need signed plans ❑ ❑ Stipulations: , Comments: i , � �� 3a � � Name: ! Date: l , 1 , , . Develo ment Review Committee Worksheet Address• Select Senior Living of Fridle�(Central & Mississippil Land Use Case• PS #08-XX ❑ Paul Bolin ❑ Julie ]ones �af Ralph Messer ❑ Rachel Harris ❑ Ron Julkowski ❑ Layne Otteson o Scott Hickbk o Jim Kosluchar ❑ Mary Smith ❑ Dave )ensen ❑ Stacy Stromberg ' Planninq Issues: ❑ Setbacks Enqineerinq Issues: ❑ Lot coverage ❑ Drainage ❑ Ailowable square footage o Utilities ❑ Height o Curbing requirements ❑ Landscape o a Hardship statement/narrative ❑ _ Fire Issues: � Truck access Buitdin Issues: � Sprinkler requirements ❑ 2007 State Building Code �fl Hydrant locaiion o Need signed plans ❑ ❑ Stipulations: Comments: _ ;__ Name: �� s��-- Date: �� . . . . � � �� l �' � � � �� ti��- r � c� �� ; �� c�.{--� �� =�° - �� ,,,,�'�,�'"�� ,,� �� -�o ��- �, ,, � �� - . ,� � �� .�� '� �or� � �(,� �,�,�I w� �� ) � CD ��o ( � �-��' , . o{,�, � w �. ��'' � �a ► �� , ��l ��,�s . . � �.�-� .. ��, � � � - �.� ,�, 4!�,-�Y'r u N _ � � �V' � l l �� ,,�� ,�1 �'��- �, � ��ti,Q,{�/1, b �� Stromberg, Stacy From: Vicki Vandell [vvandell�ffe-inc.com) Sent: Tuesday, December 30, 2008 10:59 AM To: Stromberg, Stacy Subject: RE: Select Senior Living of Fridley Attachments: C2.1 Layout Plan.jpg; L1.1 Landscape Plan.jpg; 1.0 Title Sheet.jpg Hi Stacy, There are no wetlands on site. I have attached the jpeg's of the colored layout plan, landscape plan and the title sheet with the colored elevations.• Let me know if you need anything else. Have a great New Year. Vicki -----Original Message----- From: Stromberg, Stacy [mailto:5trombergS@ci.fridley.mn.us] Sent: Tuesday, December 30, 2008 10:54 AM To: Vicki Vandell Subject: RE: Select Senior, Living of Fridley Hi Vicki - I haven't had a chance to read the wetland report yet, but can you give me a quick synopsis of the report and if there are any wetlands? Thanks. Also, you were going to forward me a jpeg of the site plan, landscape plan and elevations? Thanks, Stacy -----Original Message----- From: Vicki Vandell [mailto:vvandell�dffe-inc.com] Sent: Monday, December 29, 2008 8:51 AM To: `7oe1 Larson'; Stromberg, Stacy Subject: Select Senior Living of Fridley Attached is the Wetland report for the Select Senior Living of Fridley project. Note: To protect against computer viruses, e-mail programs may prevent sending ar receiving certain types of file attachments. Check your e-mail security settings to determine how attachments are handled. Stromberg, Stacy From: Vicki Vandell [vvandell�ffe-inc.com] Sent: Wednesday, January 07, 2009 12:27 PM To: Stromberg, Stacy Subject: FW: neighborhood meeting From: ]oel Larson [mailto:jlarson@goldengate.net] Sent: Monday, January 05, 2009 3:23 PM To: 'Vicki VandeiP Subject: neighborhood meeting To Fridley Residents: You are invited to a neighborhood informational meeting for a proposed senior assisted living building to be located on the corner of Mississippi St. and Old Central Ave. We wi11 be holding an informational, open house format, meeting that will be held at the Fridley Senior Community Building located at 6085 7�' Street NE, Fridley, room 109 on January 12�' 2009, from b:00-7:30 pm. The purpose of this meeting is to provide you an opportunity to view and discuss the site plan, exterior building elevations, floor plans and talk with a representative of Select Senior Living about the life style of living in a senior building. . We hope you will take the time to come and learn more about this proposed project. Sincerely, 7oe1 T. Laxson Principal Stromberg, Stacy From: Vicki Vandell [vvandell�ffe-inc.com] Sent: Wednesday, January 07, 2009 2:48 PM To: Stromberg, Stacy Subject: Setect Senior Living Fridley Stacy, Per our conversation, below is some clarification reiating to the traffic analysis for the assisted living versus the independent living based on the Institute of Transportation Engineers Trip Generation Manual. Independent Living Congregate Care Facility is independent living with centralized amenities. 2.15 trips/day per occupied dwelting unit Assisted Living 2.74 trips/day per occupied dwetling unit. We used 2.74 trips/day for atl occupied units for total building depicting the worst case scenario. Let me know if you need anything e(se. Vicki � � Stacy Stromberg City of Fridley 6431 University Ave. NE Fridley, MN 55432 COUNTY OF ANOKA Public Services Division HIGHWAY DEPARTMENT 1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304-4005 (763) 862-4200 FAX (763) 862-4201 January 7, 2009 Re: Site Plan - Select Senior Living of Fridley (Previously reviewed as Spring Valley Estates on 6/8/2005, 3/23/04, 1/27/2004) Dear Stacy, We have reviewed the site plan for Select Senior Living of Fridley, to be located in the southeast quadrant of CSAH 35 (Central Avenue) and CR 106 (Mississippi Street) within the City of Fridley, and I offer the following comments: All comments pertaining to this site from our previous reviews relating to right of way, access, drainage, noise and permits remain essentially unchanged (see attached copies of previous reviews). If the city has concerns regarding impacts of this development and the operation of the existing all-way stop at the Central Avenue/Mississippi Street intersection, they should require that the developer complete a traffic study to determine if other mitigative measures are necessary to be completed as a part of this development. The ACHD Engineering Plan Review Process will apply to this project. The CSAH 35 access point is to be constructed as a right in/right (RURO) out access point. Construction of a NB CSAH 35 right turn lane and EB CR 106 right turn lane appear to be warranted as a part of this development, and will need to be coordinated through the ACHD Engineering Plan Review Process for this site. A$700.00 engineering plan review fee will apply to this project. Contact Daniel Frey, Engineer III (763-862-4209; email: Daniel.Frey c(�o,co.anoka.mn.us) for further information and to coordinate the ACHD Engineering Plan Review process. Please submit the drainage calculations, grading and erosion control plans, right turn lane construction plans, and the ACHD Design Requirements list for County Highway Modifications (copy available via our web site) and the applicable engineering plan review fee to Mr. Frey for his review and approval. Following completion of the Engineering Plan Review Process outlined in the above paragraph, two Access Permits and two Permits for Work within the County Right of Way are required and must be obtained by the prime contractor prior to the commencement of any construction. License Permit Bonding, methods of construction, design details, work zone traffic control; restoration requirements and follow-up inspections are typical elements of the permitting process. Contact Terri Klein, Permit Technician, at 763-862-4239 for further information regarding the permit process. Affirmative Action / Equal Opportunity Employer Thank you for the opportunity to comment. Feel free to contact me if you have any questions regarding this review. Sincerely, Jane K. Rose , Tr�ffic Engineering Manager xc: CSAH 35/Plats+Developments/2009 Randy Bettinger, Traffic Engineering Coordinator Terri Klein, Permit Technician Josie Scott, Traf�c Engineering Technician Daniel Frey, Engineer TII Mike Kelly, Chief Right of Way Agent Larry Hoium, County Surveyor Tom Homsby, Traffic Services Supervisor - Signs June 8, 2005 Stacy Stromberg City of Fridley 6431 University Ave. NE Fridley, MN 55432 COUNTY OF ANOKA Public Services Division HIGHWAY DEPARTMENT 1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304-4005 (763) 862-4200 Re: 2005 Redesign: Spring Valley Estates Dear Stacy, _� FAX (763) 862-4201 �� We have reviewed the 2005 redesign of Spring Valley Estates, to be located on the southeast quadrant of CSAH 35 (Central Ave.) and CR106 (Mississippi St.) within the City of Fridley. The revised plan changes the CSAH 35 access scheme from previous submittals of this development. We find this 2005 redesigned access scheme acceptable, provided that the CSAH 35 access point is constructed as a right in/right {RURO) out access point. For your information and use, we have prepared the attached turn lane construction concept plan which details the level of turn lane construction we would require for this project (NB CSAH 35 right turn lane; EB CR 106 right tum lane). All other comments perta.ining to this site from our previous reviews remain essentially unchanged. A $700.00 engineering plan review fee will apply to this project. Please contact Andrew Witter, Construction Services Engineer, to coordinate the engineering plan review process.. Thank you for the opportunity to meet and comment further on this development. Feel free to contact me if you have any questions. �; Sincerely. Jane K. Rose Traffic Engineering Manager xc: CSAH 35 + CR106/PLATS/2004 Larry Hoium, County Surveyor Terri Klein, Permit Technician Tom Hornsby, Traffic Services Supervisor - Signs Andrew Witter, Construction Services Engineer Afifirmative Action / Equal Opportunity Empioyer i' March 23, 2004 COUNTY �F ANOKA Public Services Division HIGHWAY DEPARTMENT 1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304-4005 (763) 862-4200 FAX (763) 862-4201 F�� "� Stacy Stromberg City of Fridley 6431 University Ave. NE Fridley, MN 55432 RE: Additional Redesign: Spring Valley Estates Dear Stacy, On March 17, 2004, we met with City of Fridley staff as well as the architect and developer for the Spring Valley Esta.tes development, to be located on the southeast quadrant of CSAH 35 (Central Ave.) and CR106. (Mississippi St.) within the City of Fridley. At the meeting, a revised plan for this development was presented for our consideration that included an access onto CR 106 adjacent to the east properiy line of this site, an access onto CSAH 35 located directly opposite of the planned access point for the redevelopment of the Sandy's Restaurant site, and an access point onto 64`� Avenue NE adjacent to the east property line of this site. We listened to the rationale presented for this current redesign of the Spring Valley Estates development. While we still stand behind our previous comments for this site development, we are willing to compromise regazding this site plan development and we will permit the access scheme onto the CR 106 and CSAH 35 developed in the additional redesign of this site. Pleas� note that there are no immanent plans for the reconstruction of either CR 106 or CSAH 35, nor aze there any immanent p�ans to signalize the CR � 06/�SAH 35 intersection. While there are no county highway plans for the reconstruction of these routes, it is still important to plan for the future conditions as development plans are considered for approval. As we noted in our previous review of this site, it is likely that whenever the CSAH 35/CR 106 is rebuilt in the future, it will likely have raised median channelization, and access points within this development are likely to become right in/right out.We are pleased that the redesign of this site does provide for some site access to occur onto 64�' Avenue NE as we had recommended, as 64"' Avenue NE appears to have an adequate degree of separation from CR 106 and could possible serve as a location for a future median break or full access location. We aze in agreement on the CR 106 access location. And we will allow an access onto CSAH 35 at the location presented at our 3/17/2004 meeting. If the City and the developer �vish to revise this CSAH 35 access location somewhat so that it is located at a point where it may provide more access flexibility/potential access options in the future scenario, we would be open looking at a revised location for this CSAH 35 access point. It is our understanding that the developer will provide right turn lanes that meet our approval for the CSAH 35 and CR 106 access points. Affirmative Action / Equal Opportunity Employer . � Stacy Stromberg Re: Additional Redesign: Spring Valley Estates March 23, 2004 Page 2 All other comments pertaining to this site from our previous review remain unchanged. Please contact Andrew Witter, Construction Services Engineer, for roadway section information, typicals/details for turn lane construction, and further information regarding our Engineering Plan review process.. ' Thank you for the opportunity to meet and comment further on this development. Feel free to contact me if you have any questions. Si erely. , Jane K. Rose Traffic Engineering Manager xc: CSAH 35 + CR106/PLATS/2004 Mike Kelly, Chief Right Of Way Agent Larry Hoium, County Surveyor Roger Butler, Tr�c Engineering Coordinator � Josie Scott, Permit Technician Tom Homsby, Tr�c Services Supervisor - Signs Andrew Witter, Construction Services Engineer � � Stacy Stromberg City of Fridley 6431 University Ave. NE Fridley, MN 55432 COUNTY �F ANOKA Public Services Division � HIGHWAY DEPARTMENT 1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304 RE: Redesign - Spring Va11ey Estates Dear Stacy, (763) 862-4200 � �� FAX (763) 862-4201 ,;�� January 27, 2004 We have reviewed the redesigned site plan for Spring Valley Estates, to be located on the southeast quadrant of CSAH 35 ,(Central Ave.) and CR 106 (Mississippi St.) within the City of Fridley, and I offer the following comments. � Additional right of way along CSAH 35 and CR 106 will be requued for future reconstruction purposes. While other portions of CSAH 35 have been reconstructed within a 100ft. corridor, it is anticipated that a 120ft, right of way corridor will be required for the CSAH 35/CR 106 intersection in order to provide the necessary turn lanes for safety and opera.tional purposes, whenever the intersection were to become signalized. At this point, it is assumed thaf. whenever the CSAH 35/CR , 106 intersection is reconstructed in the future, it would be centered in the 120ft. right of way corridor. Consequently, the roadway right of way dedication needs for this site are 30ft. adjacent to CR 106, and lOft. adjacent to CSAH 35. The right of access along CSAH 35 and CR 106 (with exceptions for approved access locations) shall be dedicated to Anoka County. . It appears that there are severe deficiencies for the Sight Corners for both proposed access locations, and the obstructions include trees/bushes, and existing�structures. It appears that the clearing and the removal of the existing structures associated with this development will eliminate some of the obstructions. However, the obstructions to the east of the proposed access on CR106 are located outside of the limits of this development. The City/Developer sha11 clear and/or grade so that all applicable Intersection Sight Distance Requirements are satisfied to the fullest extent possible for this development. This should include at a minimum, some effort towazd negotiations with the adjacent landowners in an attempt to clear obstructions that are located outside of the limits of this development. The trees and �lantings shown on the landscaping plan along CSAH 35 and CR 106 on the site plan that will be located within the sight comers shall be eliminated and no new sight obstructions (signs, plantings, etc.) shall be introduced at the access points in conjunction with this development. Please note that no plautings or business signs will be permitted within the county right of way: Care must be exercised when locating signs/plantingslberms/ etc. outside the county right of way, so as not to create sight obstructions. Affirmative Actiort / Equal Opportunity Employer / With increasing traffic volume and congestion, the importance for limited access to County Roads cannot be overstated. Limiting access is critical in minimizing highway congestion and is the single most important factor in reducing accidents on highways. CSAH 35 has a Functional Classification of Minor Arterial B with an ADT of over 13,000 vpd, while CR 106 has a Functional Classification of Collector with an ADT of 5,782 vpd. The proposed access scheme is as follows: 1) For the commercial area at the north end of the property: • One full access onto CSAH 35 approx. 210ft south of CR 106; This proposed access falls within the northbound right turn lane/turn lane taper. • One full access on CR 106 approx. 330ft east of CSAH 35. 2) For the high density residential area over the southern two thirds of the property: • One full access onto CSAH 35 approx. 390ft south of CR 106. To maintain integrity on the county highway system and #o provide for an appropriate level of safety for the highway users, we would like the site plan reworked; and recommended the following access changes access (see attached concept plans): • One full access within SOft of the east property line onto CR 106 for the commercial azea. • One full access onto 64"' Ave. NE for the residential area. In the future, when signalization/channelization of the CSAH 35/CR106 intersection occurs, it will likely result in access points frQm th�s development to the county highway system being changed to Right In/Right Out movements only. . If the City is considering approval of any access location onto CSAH 3S for this development, further evaluation of the proposed (or approved) acc�ss to the proposed redevelopment of the Sandy's site on the west side of CSA.H 35 should be completed. If any access points along CSAH 35 are considered they should be limited to the commercial area and be limited in movement, prefera.bly to Right In Only, and shall be located outside of the northbound CSAH 35 right turn lane and right tum lane taper. If the City wishes to discuss the access schemes and altematives for the development proposals in this azea, we would be happy to do sa Detailed dra.inage calculations must be submitted with .a grading and erosion control plan that delineates the drainage areas for this site. The post-developed rate of discharge shall not exceed the pre-developed rate of discharge for the 10-year critical design storm. An engineering plan review fee currently estimated at $150.00 will apply to this project. Contact Andrew Witter, Construction Services Engineer, for information regarding the engineering plan review process. It should be noted that residential land use adjacent to highways will usually result in complaints regazding traffic noise. Traffic noise at this location could exceed Noise Standards established by the US Department of Housing and Urban Development and the Minnesota Pollution Control Agency. Anoka County policy regarding new developments adjacent to existing county highways prohibits the expenditure of highway funds for noise mitigation measures. The City and/or the Developer should assess the noise situation and take any action deerned necessary to minimize associated impacts at this site from any traffic noise. Access permits and permits for work within the county right o€ way are required a.nd must be obtained prior to the commencement of construction (Access permit =$150.00 each; Permit for work within the county right of way =$110.00 for each affected roadway). License Permit Bonding, methods of construction, design details for turn lane construction, work zone traffic control, restoration zequirements and follow-up inspections aze typical elements of the penmitting process. Conta.ct Roger Butler, T�c Engineering Coordinator, or Josie Scott, Permit Technician, for further information regarding the penmit process. Installation of permanent traffic control devices deemed necessary within the county right-of-way for 'this proposed development. will be coordinated, installed, and maintained by this department as part of the permit process. Thank you for the opportunity to comment. Feel free to contact me if you have any questions. Sincerely. � e K. Rose Traffic Engineering Manager x�: CSAH 3� + CR106/PLATS/2004 Mike Kelly, Chief Right Of Way Agent Larry Hoium, County Surveyor Roger Butler, Traffic Engineering Coordinator Josie Scott, Pennit Technician � Tom Hornsby, Tr�c Services Supervisor - Signs Stromberg, Stacy From: Vicki Vandell [vvandell�ffe-inc.com] Sent: Wednesday, January 21, 2009 2:12 PM To: Stromberg, Stacy Subject: RE: Staff report Thanks, Stacy. The Congregate Care Facility peak hour numbers are: AM 0.14 PM 0.20 whereas the Assisted Living peak hour numbers are: AM 0.18 PM Q.35 See you tonight. ......... .........................,...................... �...,........................,....................................:.....:,.... ::.:.. ::.....: :.... ::..:.::,.:.::,.,.: :....::::..:::: :.:::: :.:::::::::::.::. �::::::::::::::::::: ::.:::: :.::::::,:::::: :.::::::::::. �:.::: �.:::::: From: Stromberg, Stacy [mailto:StrombergS@ci.fridley.mn.us] Sent: Wednesday, January 21, 2009 2:08 PM To: Vicki Vandell Subject: Staff report Stacy Stromber.g, City Planner City of Fridley, Minnesota 6431 University Avenue NE Fridley, Minnesota 55432 Phone: 76�.572.3595 Fax: 76�.571.1287 strombergs(a�ci.friclley.mn.us www.ci.fridley.mn.us 1 City of Fridley Land Use Application PS #09-01 & MP #09-01 January 21, 2009 GENERAL INFORMATION SPECIAL INFORMATION Applicant: Select Senior Living Joel Larson 12415 55th Street N Lake Elmo MN 55042 Requested Action: Replat 5 lots Master Plan Amendment Location: 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue, 6461 Central Avenue Existing Zoning: All properties are zoned S-2, Redevelopment District Size: Approximate size of entire area to be replatted 142,857 sq. ft. 3.28 acres Existing Land Use: Single Family homes, small commercial building (garage), and vacant land Surrounding Land Use & Zoning: N: Commercial building & C-2 E: Single Family & R-1 S: Single Family & C-1 and R-1 W: Vacant land and Restaurant & S-2 Comprehensive Plan Conformance: Future Land Use Map in the current Comprehensive Plan and the proposed Comprehensive Plan designates this area as Redevelopment. Zoning History: 1314 Mississippi Street: 1941 — Lot is platted. 1952 — House is built. 1959 — Detached garage built. Rezoned to S-2 in 2005. 1340 Mississippi Street: 1941 — Lot is platted. House and garage constructed pre-1949. Rezoned to S-2 in 2005. 6421 Central Avenue: 1941 — Lot is platted. House and garage built prior to 1949. Rezoned to S-2 in 2005. 6441 Central Avenue: Vacant Lot. 1941 — Lot is platted. 1969 — Proposal to build a Tastee-Freez. 1998 — Rezoning request from C-1 to R-1, withdrawn prior to Planning Commission. Rezoned to S-2 in 2005. 6461 Central Avenue: Vacant Lot 1941 — Lot is platted. Rezoned to S-2 in 2005. Legal Description of Property: 1340 Mississippi Street: Lot 15, Block 1, Spring Valley Addition 1314 Mississippi Street: Lot 16, Block 1, Spring Valley Addition 6421 Central Avenue: Lot 19, Block 1, Spring Valley Addition 6441 Central Avenue: Lot 18, Block 1, Spring Valley Addition 6461 Central Avenue: Lot 17 Block 1 Spring Valley Addition Council Action / 60 Day Date City Council — February 9, 2009 60-Day Date — February 16, 2009 SUMMARY OF REQUEST The petitioner, Joel Larson, of Select Senior Living, is requesting to replat the properties located at 1314 Mississippi St., 1340 Mississippi St., 6421 Central Ave., 6441 Central Ave., and 6461 Central Ave. The petitioner is also seeking a Master Plan Amendment from the original master plan that was approved when these properties were rezoned in 2005. Both the replat and the master plan amendment will allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units. SUMMARY OF ANALYSIS City Staff recommends approval of the plat and master plan amendment, with stipulations. • Provides housing opportunities for Fridley seniors. • Provides additional job opportunities. ■ Proposed use meets the goals highlighted in the 2030 Comprehensive Plan Staff Report Prepared by: Stacy Stromberg PS#09-01 & MP #09-01 OVERVIEW The requests: Joel Larson of Select Senior Living is requesting two separate land use actions from the City of Fridley in order to allow the construction of a 141 unit Senior-Housing buiiding, on the southeast corner of Central Avenue and Mississippi Street. The 141 units will consist of independent living, assisted living, and memory care units. The two actions being requested are a Plat and a Master Plan Amendment. �_ � _ E �°'� l 1384 ?394 A Plat is being requested to create two new parcels from ��` ��j ,��° ��=-�� 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue (vacant), and 6461 "' ; � � rv��.. Central Avenue (vacant). The two parcels will be occupied ` _,;� � by the senior building. ��a �-`� ';;� The Planning Commission and City Council may recall in �� -7 2005 John DeMello and his company Family Lifestyle � �� u�� ) ( Development Corp., were granted a rezoning for the -- �;5� � subject properties to S-2, Redevelopment District. When � � � '� , �.,z �,:,.,.,>: , , � any property is rezoned to S-2 Redevelopment District, it � � � �- .! I-- �.�� requires that the accompanying site plan become the � Iy � � master plan for the site. Once the rezoning is approved � ' � , EY9? j i.:f by the City Council, any modification to that originally � m �' I �...�1 � t=� approved master plan would require a Master Plan Amendment. A Master Plan Amendment needs to be reviewed and approved by the Planning Commission and City Council. Since, the proposed project is different than what was originally approved with the rezoning of these properties in 2005, the petitioner is seeking a Master Plan Amendment. It should be noted that the Housing and Redevelopment Authority will also need to review this Master Plan Amendment as the properties involved are zoned S-2, Redevelopment District. Proposed Project: Joel Larson, with Select Senior Living, is proposing to construct a three story 141 unit senior housing building with 60 independent living � units, 27 memory care units, and 54 ; �� , �� . � �� ;�� (;.f•/r°r�/ ;lr�irr, r �'�i��u�� assisted living units. All of the units �� ,� �- �<< A k � n�� will be between 470 sq. ft. and ��-� �� 1,003 sq. ft. The smallest of the - k�� units are memory care apartments � ��.� �� v,i' �� and are located on the secured � � � ��' �� ro �� '� � � 1� � main floor of the south wing of the � �-�:., �� " � �� " building. They will have their own �� '� � �- -=-a � -� '� ��,°�� - private living/dining area and �� .;� � � ��: �'il , ��'��'" � � �'N°� ' � ,�, ,P � ,�� ._ � �.: �_ kitchenette as well as a private " `- -�` '��` bathing room, a community laundry and a private fenced in yard. The second and third floors in the south wing will contain 54 assisted living apartments, of which some will be studios, one bedroom, one bedroom with a den, or two bedroom apartments. Each floor of the assisted living area is also provided with a private bathing room and laundry room. The second and third floors of the north wing will contain 60 independent living apartments. Each of these units has their own laundry hook-up as well as a shared laundry room. Within the building there will be several shared amenities such as a shared two-story lobby, a stone fireplace, an intimate cafe, and a sitting area. The mail room, management office, nurses' office, and public restrooms are centrally located off of the lobby as are the central dining room, sports pub, and kitchen. Other shared amenities include an activity room with a small kitchen area and restroom, a media center, the activity director's office, an overnight guest room, a library on the second floor, and a salon and grandparent room for visiting children on the third floor. The development will include 84 underground heated garage parking stalls and 32 surface parking stalls. The buildings architecture will consist of a hipped roof, with the use of brick, veneer, and two colors of complimentary lap siding on the exterior, with balconies. By designing the building to be located as close as code allows to the west property line, the petitioner is proposing to keep as many of the existing mature trees as possible. The petitioner also plans to install a 6 ft. wood privacy fence along the south and east sides of the property. Additional landscaping of new deciduous, coniferous, and ornamental trees along with shrub, perennial and annual plantings are also planned for the entire site to provide a welcoming entrance and development. ANALYSIS Plat Request #09-01 Joel Larson of Select Senior Living is seeking to replat the properties located at 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue, and 6461 Central Avenue to create two separate lots. Both lots will be combined to accommodate the 141-unit senior housing deve�opment. The reason the development has 2 lots is because some of the land to be replatted is Torrens property while other portions of it are Abstract. Anoka County doesn't allow the combination of these different types of property without first getting a Registration of Land Titles by District Court Order, which can be a lengthy process. �-. �,�. r,,, . .�a � .. _ :,;� �� ,� .�.a. Instead, the developer is choosing to create 2 lots, �� .'�, n� which will be required to be combined to allow for � � ��"`��" ,,: ;,, ��, .��Y��,�� `�; the development to occur. : --,.n memory care units. parking stalls. The proposed replat will consist of two lots; Lot #1 and Lot #2, Block 1, Select Senior Living of Fridley. Rezoning a property to S-2, Redevelopment District allows for some degree of flexibility when designing a redevelopment project; however, City staff has asked the petitioner to design their project to try to meet the zoning classification codes most similar to its intended use. The proposed development of a 47,508 sq. ft. footprint senior housing development would be most closely be aligned with a residential development in an R-3, Multi-Family zoning district. The proposed project area is 142,857 sq. ft. (3.28 acres) in size. The petitioner is proposing to construct 141-unit senior housing building, which will consist of 60 independent units, 54 assisted living units, and 27 The development will include 84 underground parking stalls and 32 surface 2 R-3, Multi-Family zoning regulations states, the average lot area required per dwelling unit is 2,500 sq. ft. for the units on the first (3) three stories with an additional 950 sq. ft. per unit from the fourth through sixth stories. National and regional development trends for assisted living and memory care appear to point to a lesser lot size requirement. The S-2 District classification will allow this land to unit ratio, without a variance. Though well-maintained landscaped grounds are essential to project appeal and resident enjoyment, the size of the lot in this situation can be smaller because the opportunity for residents to participate in larger scale outdoor activities on the grounds is much smaller. Also, less land is required because of the fact that the residents typically do not have cars, nor do they drive. Therefore, there is a lower standard for the number of parking stalls required and less land area to accommodate that automobile use. Consequently, this site size is adequate considering the ratio of assisted living and memory care, to independent living. There will be a stipulation with the recommendation on this project that requires that the building continue to be used with the resident population ratios proposed. If not, purchase of additional land and a Master Plan amendment will be required, prior to that resident ratio modification. The proposed 3-story building will be 35 ft. high at the midspan, which meets City code requirements. The proposed project is also in-compliance with lot coverage, parking and all setback requirements, except the rear yard setback. The R-3 zoning code requires a 25 ft. rear yard setback, and the proposed building is setback at 23 ft. 2 in. Discussions and correspondence with Anoka County when the John DeMello project was before the City in 2005, indicated that additional right-of-way on Central Avenue and Mississippi Street will be required for future reconstruction purposes. The County anticipates that additional right-of-way will need to be dedicated along both Central Avenue/Mississippi Street in order to provide the necessary turn lanes for future safety and operational purposes. The County assumes when the Central Avenue/Mississippi Street intersection is reconstructed, it would be centered in the 120 ft. right-of-way corridor. Consequently, roadway right-of-way dedication needs for this site are 27-30 ft. adjacent to Mississippi Street and 10 ft. adjacent to Central Avenue. To be safe, staff has assumed that the County will be requesting the same right-of-way dedication from this developer as they have with the past developer's proposal. A letter from the Anoka County Highway Department on January 7, 2009, confirmed this to be an accurate assumption. Consequently, the petitioner has drawn the site plan to illustrate right-of-way dedication along both County Roads. Due to necessity of that right-of-way dedication, the rear yard setback falls short of ineeting code requirements by 2 ft. 10 inches. With the flexibility allowed in the S-2, Redevelopment district, the diminished setback can be recognized under the City's Master Plan Amendment approval, and no variance would be required. Master P/an Amendment Request MP #09-01 The petitioner is requesting a Master Plan Amendment to the original Master Plan that was approved as part of the 2005 rezoning of the subject properties to S-2, Redevelopment District. The original rezoning and master plan was approved to allow for the construction of mixed used building, with a 10,492 sq. ft. retail complex that would occupy the lower level of the northeastern corner of the building and have 70 owner-occupied condominium units occupying the remainder of the building. Despite the fact that the preliminary plat and rezoning and subsequent master plan were all approved for this site, the project never came to fruition, because the final plat was never submitted for approval. As stated earlier, the properties involved in the Master Plan Amendment are 1314 Mississippi Street (single family home and garage-welding shop), 1340 Mississippi Street (single family home), 6421 Central Avenue (single family home), 6441 Central Avenue (vacant lot), and 6461 3 Central Avenue (vacant lot). All properties involved are currently zoned S-2, Redevelopment District. If the Master Plan Amendment being discussed in this report is approved by the City Councii, it should be noted that any major modification of the site plan would again be required to go back to the City Council for review and approval. Comprehensive P/an Conformance The City's Zoning Ordinance and official Zoning Map are the mechanisms that help the City achieve the vision laid out in the Comprehensive Plan. The 2020 Comprehensive Plan was developed with resident input taken from several meetings held between 1998 and 2000 and is a"tool intended to help guide future growth and development of the community while looking to the fufure and working towards achieving a community wide vision". The rezoning was approved for the DeMello project since it was in line with the City's vision laid out in the Comprehensive Plan. The proposed senior project meets several of the objectives that the residents of Fridley identified in the visioning sessions for the 2030 Comprehensive Plan update. This update is before the Met Council for approval at this time. One of the goals identified through those meetings and the telephone survey was to "Maintain Fridley as a desirable place to live." Ways to accomplish that goal are to provide more housing diversity and to make Fridley a place where the aged can stay. Only about 8% of Fridley's housing is of the townhome or condominium structure type, yet 23% of Fridley's residents were over age 55 in 2000, and that percentage is growing. To accommodate Fridley's senior citizens desires to live in maintenance-free housing (no yards/house exterior care), more types of senior housing needs to be constructed. Types of senior housing to consider are one-level townhomes, independent living, assisted living, nursing home/memory care facilities. It is also important to explore the availability of a private maintenance service that would allow seniors to stay in their single family homes. This area of Old Central between Mississippi Street and Rice Creek Road is identified as an area for future redevelopment in both the existing 2020 Comprehensive Plan and the proposed 2030 Comprehensive Plan. The Economic and Redevelopment Plan chapter in the 2030 Comprehensive Plan, states that the City should continue to pursue high density senior housing in this area due to the demand for this type of housing in Fridley. The purpose of redevelopment is to provide the opportunity for more efficient land uses and eliminate inefficient land uses and under-utilized parcels. Redevelopment can a/so provide an opportunity to meet current market demands and desires of the community, creates new tax base, and creates additional job opportunities. All the above purposes of redevelopment have the potential of being met with the redevelopment of this area for a Senior Living facility. HOUSING STUDY The petitioner hired Maxfield Research Inc., to complete a Preliminary Demand Estimate for Senior Housing in Fridley. The analysis done takes into account the demand for independent living, assisted living and memory care senior housing by calculating demographic, economic and competitive factors that would impact current demand for senior housing units in the designated "Market Area." The "Market Area" in which Maxfield analyzed includes the communities of Fridley, Columbia Heights, Spring Lake Park and Hilltop. The analysis done indicates that there is a demand in the Fridley area for 200 units of the above reference nature. They note that over the next five years the level of units demanded now will likely decrease due to other competitive developments in the area that are now in some stage of planning or construction. 0 TRAFFIC 2030 Comprehensive P/an — Transportation Chapter The City's 2030 Comprehensive Plan indicates that in 2005, the portion of Old Central adjacent to the proposed Senior Living project carried 8,900 vehicles per day. At this traffic level it's carrying almost the exact amount of traffic the roadway was designed and constructed to function at a Level of Service (LOS) D. The 2030 Comprehensive Plan anticipates that Old Central will be carrying over 10,000 vehicles per day by the year 2030, based upon increases in population for Fridley & surrounding communities, as well as redevelopment and reinvestment within Fridley. At 10,000 vehicles / day, Old Central will be at its capacity. As a result, Anoka County is requiring that additional right-of-way be dedicated with this plat, to ensure that the additional land needed is available to eventually expand the roadway. Review of Traffic Study prepared by Folz, Freeman, Erickson, Inc. The petitioner had Foltz, Freeman, Erickson, Inc., perform a traffic analysis on the proposed use. The consultants performed a trip generation analysis based on the methods and rates published in the ITE Trip Generation Manual, 7'h Edition. The consultants used the Assisted Living Land Use category in the ITE manual to determine that the proposed Senior Project complex would generate a total of 433 trips per day if all 158 beds within the complex were occupied. The Congregate Care Facility (Independent Living) land use would generate a total of 340 trips per day if all 158 beds were occupied. The consultants used the numbers for the Assisted Living land use to provide the worst case scenario for traffic at this facility, because it generates more traffic than an Independent Living land use. This can be attributed to the fact that an assisted living facility requires the need for more staff and employees. Trip Generation ITE Description Land Use 254 Assisted Living Land Use (141 units) Daily AM Peak Hour AM Peak Hour Trips (Mississippi (Central Ave) St) In Out � In Out � 433 13 8 5 3 PM Peak Hour (Mississippi St) In Out 9 11 PM Peak Hour (Central Ave) In Out 16 19 It should also be noted, that according to the ITE manual, studies have shown that less than 5% of residents in an assisted living facility own vehicles, and if they do, they are rarely driven. Employees, visitors, and delivery trucks make up most of the trips to this facility. The ITE manual also points out that the "peak hour" generator typically doesn't coincide with the "peak hour" of the adjacent street traffic for an assisted living facility. This is primarily related to the shifts of the employees beginning at 7:00 a.m., 3:00 p.m., and 11:00 p.m. The typical peak hours on most roadways are between 6:00-7:00 a.m. and 3:00-4:00 p.m. WETLAND AND STORM WATER MANAGEMENT The petitioner hired Graham Environmental Services (GES), Inc., to complete a Wetland Evaluation Report for the project area. Based on GES's finding, no wetlands exist on the site. The petitioner has submitted the proposed project to the Rice Creek Watershed for the necessary approvals and permits. Once Rice Creek Watershed has reviewed and approved the project, the City's Engineering staff will further review the project. The petitioner has stated that storm water management for the site will be handled in an underground drainage system designed to meet the watershed's requirements for rate, quality 5 and volume control. The underground system will surround the building providing infiltration and storage, while directing the water to an existing storm sewer system found on the east boundary of the site. One of the reasons the petitioner is choosing to install an underground drainage system instead of a typical above ground pond, is to try to save as many of the mature trees as possible. STAFF RECOMMEDATION City Staff recommends approval of the Preliminary Plat, PS #09-01 and Master Plan Amendment, MP #09-01 with stipulations. • Provides housing opportunities for Fridley seniors. • Provides additional job opportunities. • Proposed use meets the goals highlighted in the 2030 Comprehensive Plan. STIPULATIONS Staff recommends that is the Preliminary Plat and Master Plan Amendment are approved, the following stipulations be attached. 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet alI 8uilding code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street, 6421 Central Avenue, 6401 Central Avenue, 1341 64th Avenue, and 1357 64`h Avenue shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitioner to pay required Park Dedication Fee of $3, 000.00 ($1, 500 per lot) 15. The petitioner shall provide the City with a copy of the condifions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. 18. The pefitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. C� 20. If the proposed development is modified to be used for units ofher than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. 21, The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. 7 r�++n"�aes�°'" �;.�� c? /"' C�i Z� L.� C L` S December 19, 2008 SELECT SENIOR LIVING Fridley, Minnesota Project Narrative Folz, Freeman, Erickson, Inc. N �- FF6 E s LAND PI.ANNING • SURVEYING • ENGINEERING Select Senior Living in Fridley is a proposed three story 141 unit senior housing building with 60 independent living units, 27 memory care units, 54 assisted living units, a parking garage located beneath the building; two elevators, central trash chute, and many amenities. Visible from Mississippi Street and Old Central Avenue, the building's inviting grand entrance porch and circle drive drop-off are designed to draw residents and guests into the building with its' comfortable living suites and many amenities. The building's architecture with its hipped roofs, and exterior finish materials, such as brick veneer, lap siding, trim, dramatic overhangs, and balconies sharpens the building's residential flare in respect to the surrounding neighborhood and community. The shared amenities are located in the central core area, which is located in the middle of the building between the independent living units and the memory care/assisted living units. On the main floor, residents and guests are greeted by a luxurious two-story lobby, a stone fireplace, a grand stair case, an intimate cafe, and sitting areas with the comfortable cozy living room atmosphere. The mail room, management office, nurses' office, and public restrooms are centrally located off of the lobby as are the central dining room, sports pub, and kitchen. Other shared amenities include an activity room with a small kitchen area and a public restroom, a media center, the activity director's office, an overnight guest room, and a library on the second floor; and a salon and grandparent room for visiting children on the third floor. In addition to the heated parking, the parking level features a fitness center, an employee break room, and support spaces for the building. The two wings offer different levels of care for the residents. The 27 memory care apartments are located on the secured main floor of the south wing, and have their own private living/dining area and kitchenette as well as a private bathing room, a community laundry and a private fenced yard. There are 19 studio and 8 one bedroom apartments within the secure memory care portion of the building. The second and third floors in the north wing contain 23 studio, 24 one bedroom, 2 one bedroom with den, and 5 two bedroom assisted living apartments. Each floor of the assisted living area is also provided with a private bathing room and a laundry room. The north wing contains 42 one bedroom, 6 one bedroom with den, and 12 two bedroom independent living apartments. In addition to the shared 12/19/2008 Select Senior Living Project Narrative Page 2 of 2 laundry rooms provided on each floor of the independent living wing, each unit will have its' own laundry hook up. The 3.28 acre site offers an open surface area and large green areas with new landscaping and many existing mature trees. It is very important to the developer to keep as many existing trees as possible. Hence, the design of the site is pushed to the west and the storm sewer design provided in a linear fashion to disturb as little as possible adjacent to the residents on the east side of the site. The landscape plan incorporates plantings of red oak on the east side of the property, which are naturally found on the site and Austrian Pine for additional screening. The boulevard planting of linden greenspire trees along Old Central are used to breakup the mass of the building and to create a very appealing streetscape. The north portion of the site incorporates an aggressive planting of evergreens for screening along Mississippi Street. Additional ornamental trees, shrubs, perennial and annual plantings are also planned for around the perimeter of the building to provide a welcoming entrance. A detailed landscape plan that identifies the plantings can be found in the submittal package. Storm water management for the site will be handled in an underground system, designed to meet the watershed requirements for rate, quality and volume control. The underground system will ring the building, providing for infiltration and storage directing the water to an existing storm sewer system found at the east boundary of the property. A grading plan and utility plan can be found in the submittal package that details the grading and drainage for the project. There are a total of 116 parking spaces provided for the site, which consists of 32 open spaces on the surface and 84 spaces in the heated garage. Traffic for the site has been analyzed based on the number of beds associated with the facility. A breakdown of the traffic and how it relates to the adjoining streets can be found in the submittal package. To lesson the impact to the Old Central Traffic entrance, standard operations will require employees to park in the underground parking facility. Lighting for the site mainly consists of building lights along the east side of the building. This results in zero foot candles along the majarity of the east property line. All of the lights have 90 degree cutoff to direct the light downward. A detailed lighting plan is located in the submittal package. O1/12/2009 KpN 12:18 FAX January 12, 2009 Ms Julie JOneS, Planning COOrdin�tc�r 6431 University Avenue N_�. Fridley, MN 55432 Dear Ms Jones, I a�n opposed. to the plan to rezone five parcels into one for the sole purpose of hi�h density housing. Why doesn't it seem to matter what the citizcns of Fridley really want'.> Our property is valuablc to us and who would want to buy any of the houscs that arc in view of thc projcct that is on the agenda. This is nothing more than greed for the developer and the City of Fridlcy. Not all people who retire can afford to live in the units that are proposcd so why not do morc to cnsnrc that they arc able to stay in the,�ir homes? Dacs that rncan wc arc to be p�malized not once, but tvvice, because the value of our home will dcprcciate? Whcn thc nnits arc completed and are not rented out, what are your plans for filling the units? I've secn it happen many times when the units aren't being renied they take alternate; routes such as SecLion $, etc. It is a kni�wn fact khat C>nc:e anylhing Iike that is buiIt they manage to change the rules of how it can be filled_ If the city is sa ccmcemed ovcr tax revenue why didn't the city put in a golf course that was purpased instead of Sprin�brook Nature Ccnter? Now the peu�rle afFridley are paying for the park to stay opcn. It's beginning to look like Fridley will nOt be happy until the city i; pdved from cme end to the other. There seems lo be hidden inter�st Fc�r somehody pther than the City of Fndley citiiens_ t guess i f it iSn't near yc?ur prt�perty it doetin't matter wh�t they stick in_ City of�-ieials are elected into office to oversee wlaat is best for the city anci the citize�ts wha reside there. T for one, alo�xg witla others, do��,'t thi�c tl�.ey're dozz�� t��eir jab xn our hest interest_ Sincerely, �Gr�� . 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I� I � / T ra � ~, LQ/ � j r �� i� I L' pl � �'I -I ` ' � V I i.�ii�: � X�� I �� I � I SO f0 � Sav L !w A. L(es 1, � . ' i ---sa.euG v,auEr --r +� Y3 I \ _L------------� ---a-----s„ _ a..,...,..oN..a.�..�..�=/ `I ....... b� � ��,r N88 �f119 H/ 3351.3 �— � R i --- ' � �� U... `°° I � I "_ �w�R: 4 } I I � rd..� �...e .«� ,�„ � °i,� I v � �+:il � � i � � 1._�., t! � � I �� I I � � a s.�. v..� � � Gc.r [os m. sarr < � _ � � — -- _— `` ""SPRI.W VALlLY I / � � � � _� _� �_ �� _ ��_ �I� .�,�� , � � — — =-;'i`•• �'r- : �'��4z�=3`�' � � — — — — � �� . �_ �— � � __ —� �_ � �_ � � � I �� /�.i � � �� i : /: i �Y% I L�/ ! \�I �iLi S/�`�i—'...0 � � I .u� I v�.e. ---r w- ie. r�o,v ,ezwv c.�. tm., .n.w.u. •`� ��. _�: City of Fridley County of Anoka Section 13, T30N, R24W. LEGEND O DENOTES SET }f INtl7 BY 1fi Wpi IRON PIPE MONUMENT MARNED MIiN A RAS71C CA7 INSCRI6FD 'FREEMAN LS 16989', UNlESS sNOwr+ on+o+vnsE • OENOlES FWNO MONUMENT, 512E ANO YARKINCS AS INDICAIED. R� pENp7E5 RECORO OIMENSIONS FRON UNDERLYING PL�T OF SPRING vw Er. NOTES 1) ORIENTATION OF 7HIS BEARINC $YS7E1J IS BASED G1 THE NOR1H 11NE OF THE $OU7HE�5T W11R1Efl OF SEC710N 13, T.JON., R.24W., NHICN IS ASSUMED TO BEM 59B'4715�E. O�S 157,755 SOU�RE FEET 3.62 ACpES DEDICA'fE� RORDWAY 14,454 SOUARE FEET 0.33 ACRE L0T 1 1Z.776 SWARE FEET 0.51 ACRE L0T 2 120,924 SOUME FEET 2.78 ACPES Owoen CertiBnte fQ.O W ALL MEN BY THE56 PRESEN'f5: 7Lat Fndicy 3elecl Properees, L.L.C.. a Mioneso�z timimd lubiliry ew�pany, mder Ne laws a(Minnewm, awoer of th<following descnbed pmpeny, situated in the Ciry af Fridlry, Couuty af Am4a, Sute of Mime.raa: Lou I5, 16. 18 end l9. SPRIIJG VAILEY. eccaNing m We recordod plat Ihaea( Moke Counry, Mimesou. � Lot 17. SPRING VAI,LEY, xeording m the mcmded pie[ Nertaf, Amke County. Mimwou Certifia¢ ofTi�e No. . Fles uuud the eame b be sucveyed md pianed as SELECf SF.NfOR LIVING OF FRIDLEY md da hueby donam avd dediure m ihe public fw public iue f u tLe puhlic ways as shmm on tFic plet and eim dedicerc t6e 'asemmts anted by this plrt far dlaioage md utiliry pwposv ody. , ln wimas whenotssid FriNey Selat Peupertin. LLC.. a Miuoeso� IimiblliebilitY companY. 6ai nused thae pm.smb m be vgoed by ils pmper otfiar thi.+ day o! � 200_. Si�ed Fridlry Selat Aopaties. L.L.C: . . . Grtg lo6uso4 �f Mmager STATEOF COUNTYOF The tortgaing instrummt wss uknowledged hefare me thie _day of 200� by G¢g lohvs�, Chief Mavaga, Fridlry Select Pmpetles, L.L.C., a Mimesod limited Gabiliry wmpmy oo he6alf of �he wmpany. . Si�anue ofNotary PtmledNameafNoury Namry PubGc . / MY Cammission Expirts � Survqon Certltlute I, T o�hy 1. Fmmuq Lmd Survryor, do hae6y aNfy 16et 16ave wrveyed m di�tly supervised t6e survey of the pmperty dex bed on this plat as SELECf SEMOR LIVQJG OF FRIDLEY; prepazed this plat m dira�y supervisd rhe p�epemrion of thin plaZ that tEis plat u a cartect represmmdan ofthe bouadary survry; thaz all mafhematicel deu and lebeis are corcacdy dai�akd on t6is pler, ihaz alI mooumm� depicuA on this pla� heve 6een �rtc�y mt; tlut dl watv bowdaria md wet lands, m defined'm Mi�meson Stetwv, Se tion 505.01, Su6d 7, v ofNe date aftlm Survcyats Cemficerion ert ehowo md le6eled an Mu plek md el� puhik ways are shown end I�beIN m �Lis pl� Daad this _day of 200_. � Timathy 1. Freemeq I�d Survryoc Mimaam Licenx Na. 16989 STATE OF MQJNESOTA COUN'CYOF WASF�.G70N 7Le finegomg Swveyoh Cutificarc was acimowledged beF me tW.'s _day af 200� by Timahy J. Frtemeq Land Survryar. roaa a ��o No� wns< My Commizswn apva Jmuary 31. 20_ Ciry ot FYidley This plaz wav eppmvcd by the Ciry Comcil of ihe City af Fridlry, Mimesou thi� _dey of , 200_, md htte6y cerGSea mmPlimce wiW ell requirtmrnn v set fmth w M1timeom Stawta, Seciion 505.03, Subd 2 nvyor c�ens�rv�ro� Chmted md appoved �hi.s _dny of Z00_. Carty Hoimn AnoW Comry Surveyar SELECT SEN[OR LNING OF FRIDLEY _ _ _ _ _ `. `— . . ,.. . . . _ . ef , �� _� ��s.� -�.____ �� '�--� _`'—� °�"�� '` -~-�.;-__ - � y.�:._ .�,�,r,�,y� =.?�;1�;� . � j� � /�� ` � �1 ��' � LIFETIME OF � � ;,,�:��-� ��; , ..�; -�-. .:� � , �- r � ' F% _... ^w--.�..; �: � ` : . ,; .j: � �., j r :b � � i -; �y� . . . �,+�...._.__ . � i , � . �€�' C _ _ � x:;. . . . . � l, �� ..� � ' ,��'�:��C,= cARln�'. � .,Ng�.�.. "`»�'"' g,.M.,... - -�`r'` »:5r . '�'��' .. .. ��"'�.� � 1 i! % � ..,,�„-- �... . _ - �.. - . . � -- �fi _ • .v . �.. --� :,� _. �. -_ --; , .r.... :�.- , ;: ,� . ��,< .:. ��_„_ ,,; �. __ -.. K_.. . . �K- �, � �...; . . ' �,,. _ -: � ,. . . _.. " . . . a3F•. , r �._ �,.. ..., ..<,. , ,.., ,..: �.. � :.;: . 3. ..�.�..:_ '�. .. � . .�• � �� :<:-�.. � ,. r �y y. < - .t .,. '._. .: . .. �;�a��'';�a"'Ti .y � -.., . .:._ � � .. �..�.,.: � . ''+i:.. .. �""'.v., _. ''..:�-�:+.. . . ... . . ,..w .. . . .;,.. .. . +.. ,.,,e _. .. � � . .. , ,. . .�,,. ._ ...,.,.� .6,` .. � . . : �: . m �� .;�, Folz, Freeman, Erickson, Inc. LAND PLANNLNG • SURVEYING • ENGINEERING � 12445 55TH STREET NORTH W E STII.LWATER, �IIN�ESOTA 55082 s Phone(651) 439-8833 Fax(651)430•9331 � "�� ,, �� archi tects "''f i�oo Huasan e�w. N. , su� z3o OAKDALE, MN 55tt8 PH(851p148115 FAX (&51)735�1228 www.dbaarchileW.wm SHEET 719�DEX SHEET DESCRIPTION C0.1 TITLE SHEET C1.1 EXISTING CONDITIONS & REMOVAL PL4N C2.1 L4YOUT PLAN C3.1 GRADING 8 EROSION CONTROI PL4N C4.1 UTIIITY PIAN C5.1 TRAFFIC ANALY515 C7.1 DETAIL SHEET NO. 1 E1.1 IIGHTING PLAN Li.1 LANDSCAPE PLAN A7.1 SITE PLAN A2.1 GARAGE FLOOR PLAN � A2.2 FIRST FIOOR PLAN A2.3 SECOND FLOOR Pl1W A2.4 THIRD FIOOR PLAN A2.5 FLOOR PLAN DETAILS A3.1 E�EVATiONS A3.2 ELEVATIONS A3.3 ELEVATIONS SFi.F.CT CnMPANTF!i = SF�.R('T CFMnR i.IVTN(: - FRiI)T.FV _ MINPIFCnTA - I�FrFMRFR 19. 2(N1A CHRFI' I C]F' iR SHFF.TC ) � ! ��--- ---- -- ( C 0 U N T Y V✓ � � � � V � q � � r�� 1 LAYOUT PLAN S T A T E A I D H I ��y—H__.._,-� M I S S I S S I P P I S T R E E T � ', ; _ . _._ r ,� �r > _. , . -. :.. _+r'� �n`a�,��-�a '��T..��.�..^�' '� �� -" - - I. - - _ - � ' I.:. _ _ - � _I . .I� i �1 1 _ � I� � � - ' � � 1� ;. - 1 � �. _ � �� -- �p _ �� _.. `�. � I�� • : � �: . I :Kt I I:rt I I'` i i � � i !{ I �- � . I rn if � I M I "� � 7 � �4 I �� I . R3' . ��"' �. .. ��: � � . . .. - . ��' � '� � .� I R3 . � � t - � �. I � k�-� � : C R23.5' It R19 R� ... ..� . . _ ��. � ' � � i a � Ra� ,s .SENIOR /i�OUSING � _ ! � _ � i i_ i �Rr '�{/,SOB S.F. FOOTPRI�/l k � I ° �. �.. . f; R19• I ..: �: � R9' .: R3 . ��. =�. . t.. �. Ir. �-- : .. �� , FFE ailzo � , I i' � , 3. BFE 880.5�0 �� i � r� R3 I � ' i� L ` ' � 6� � f �� a I � ' ��: ,� MODULAF� LOCK � �i � � � .�.. � k � � �I �RETAININfa�WALL � � � �- �"-P.> (; ' { � � �i � � � �� i � - �.- r � � � � � —r-f t_ , i � � � �ffi r . 4 i8 -�--25 6 .. - .. 4 I� il . �; ��. I i � '¢ � .{f I . R3' -� R3' �� r, �� . � -ji � ;- � E i 3 � 4 I � L � _ � i`. I I i I � M V � � [ , � � � � I l i I il I I i f I p; f( I j I `. I `�, •a ; i i E 4 z' q i I i � � i N ; I I ( . � o ,� � f. � � � i i; � i F i MODULAR BLOCK RETAINING WALL (TYP.) I � � � � . .� �.. . r .�� ------------- ---- ------------------ -� I �. � � _ . . � . I . . _________ ______ � � � ________._____ : - �� al� ____J ' , ��am��aa��.aoa��-�a� - -; -_ _ N88°39'S3"W -:, 325.23 �, l . 1 IMOOULAR BLOCK -- I RETAINING WALL in'P ) N W O E S ORIGINAL $CALE 1 INCH � 70 FEET 0 15 30 60 SCALE IN FEET LEGEND � � � PROPERTYBOUNDARY ,�� r� PROPOSED PAVEMENT � PROPOSED CONCRETE NOTES i) BACKGROUNO INFORMATION FROM FIEL� SURVEV PERFORMED BY MIDWEST LAND SURVEYORS. ADDITIONAL UTILIN INFORMATION FROM ASBUILTS BY CITY OF FRIDLEY. FFE, INC. OfFERS NO GUARANTEE AS TO THE ACCURACY OF INFORMATION P0.0VI�ED BY OTHERS. 2) AlL RADII TO BACK OF CURB. 3) ALL DIMENSIONS TO THE FACE OF CURB UNLESS NOTED OTHERWISE. 4) PAVEMENT STRIPING TO BE 4' WI�E WHITE PAINTED STRIPE. ACCESS18lE ACCESS AISLE STRIPING SHALL BE 4' WI�E WHITE PAINTE� STRIPE 18' ON CENTER AND AT 45 DEGREE ANGLES TO STALL AREA SUM�LfARY IMPERVIOUS BUILDING 47,508 S.F. SIDEWAWPATIO 2.204 S.F. DRNEWAY/PARKING LOT 16,255 S.F. TOTAL 65,967 S.F. PERVIOUS IMPERVIOUS TOTAL 76,957 S.F. 54% 65,967 S.F. 46% 142,924 S.F. 100% NOTE: THE CONTRACTOR SHPLL NOTIfV TXE ENCINEER OF ANY DISCREPANpE9 ANO SNALL NOT CCMMENCE WITH ANV WORK PRIOR TO ENGINEEAS APPROVPL. THE LOCATION OF UNDERGHOUNO FACILITIES OR STRUCTURES AS SMOWN ON THE PLANS ARE BASED ON AVAMBLE RECAROS AT THE TIME THE PLAKS W ERE PREPARED PND ARE NOT GIIARANTEEDTOBECAMPLETEORCORREGT. CAtf�pAGTORI3 RESPONSIBLE FOR COMACTING ALL UTILITIES l2 HOURS PRIOR TO CONSTflUCTION TO OETERMINE THE EXACT �OGITION OF PLL FAGLITIES ANO TO PROVIpE AOEOUATE PROTECTION OF SND UTR171E5 OURING THE CAURSE OF WOftK. C>OPHER STATE ONE CML 1da0�252-1188. ��1��1� �� ,,,,,,,� O�pN, SPECIFlCATION OR REPORT We.S PREPARE� BY ME OR UNDER MY DIRECT SUPERNSION AND iHAT I AM A OULY LICENSEO PROFE55IONAl ENGINEER UNOER iME LAWS 0: THE STAiE OF AIINNESOTA. TODD A FRIIXSON YOYIB LIBdSE NQ 11/19�Q8 DAiE aaeo��r. wv p�,�� . VJV ��N; TAE �p�R 12/19/OB 10lt+� 08—� 38 �� g a a�� R u "w �„ � W � � � � i�i ��°' p � � � z�� 3 v a w �� IL � W Z � Q � Z� a � � �� o V �� J W F" N W v Y J J W N � W J Z � � � J o � Z� � �, >_ r J W � � � O Z � W LL � � � U w W y �� C2.1 SHEET 70F 19 LANDSCAPE PLAN � \ : � �_----- _ _ _ (COUNTY STATE AID �A:�yH� M I S S I S S I P P I S T R E E T �M � J � � � V � q � BJ�G� REENSPIR � �r� �1 � � � �r � V �� ^V > � � � � U 7) GREENSPI q ,',� � � .. . . � � � �� f II � 'Si 5) BLACK HILLS SPRUCE-'�,� = 0 .._ 6 ~ � � � � � � �� I � � � L 5) BLACK HILIS SPRUCE 5)AUSTRIAN PINE � 5) AUSTRIAN PINE � � � e y . - . 9)AUSTRIANPWE ��... I(' � . � � — � 2) PINK SPIRE—� CRABAPPL�—� � 3) MUGO--� PME \ =°°=�rtnrviara � � ��ANNUALS� 3) Ml1 �� 15}HAPPY ( PINE - RETURNS �� A �� DAri1LY 18) HAPPY RETURNS DAYLIIY � ` r 2) PJM � �$ODODENDRON ' �4)ANTHONY �. - WATERER SPIRAEA �8)ANNABEIL �. ' - HYDRANGEA � - /-4) ANTHONY . � � '"� WATERER ��.�� SPIRAEA � 2j PJM � 4) m �� ROOO�ENDRON � MUGO ,y,,�,: � � PINE '{� � 12) HAPPY —� �0 oO � � RETURNS "o' O ,SEN10,2 HOUSING oavu�r o°p �F1,508 S.F. Foora,er�ur o � >-- 4) PJM -. . 4) PJM � � " A�� ROOODENORON RODODENDRON �oO m � FFE 891.Z0 °°.�� ' BFE CJOO.7O4) MUGO PINE �. � � - . t4)HAPP ' :�. � �— 2) PJM � � �. RENRNS RODO�ENDRON - .. DAVLILY '� . ��, � �. 3) MUGO--��Q° � � - �� 6) ANTHONY � � PWE : 6 WATERER � � � SPIRAEA �T � O�I . �6) PRAIRIE FIRE �... . � .�.�. � � 10)ANNABELL �: ' CRABAPPIE .�2)PWKSPIRE � � �.�y�RqNGEq. . � CR48APP �.�. ._ . • O� �, O �I ,o . �0�;, �8)ANTHONY � � t0)REOOAK . • �• WATERER .. . _ � � ' �� -C��.1 SPIRAEA � � . ,. . ;. �� -. ?. . �:. . � �� : . 2)PJM . . .. .. � � 1) PRAIRIE FIRE � RODODENDRON . � � . CRABAPPLE � � . _ - i � � � . � 6) BIACK HILLS SPRUCE— � ..� � �an �w�:. . ��a�F,��.�+�. ..�.�w� � , ��`� � � �,3�`�'� 3) RED `� I � � J xe e� • �w� �•uw• PINE � 1I 31 AUSTRIAN PINE 1 I i �., ��u. � I � �h � � 7 LEGEND � � � / N iY O E S ORIpNAL SCALE 1 INCH a 30 FEET 0 75 30 60 SCALE IN FEET NOTES BACKGROUND INFORMATION PROVI�ED BY SURVEV FROM MIOWEST IAND PROPERN BOUNOARY � � SURVEYORS IN OCTOBER OF 2003. FFE, INC. OFFERS NO GUARANN AS TO THE ACCURACY OF INFORMATION FROM OTHERS. - 2) ALL ROUGH GR401NG TO BE DONE BY OTHERS � DECIOUOUS TREE 3) NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. . 4j 3' OEEP WOOD MULCH WILL BE INSTALLED UNDER ALL TREES AND SHRUBS THAT ARE ISOLATED FROM GROUND COVER AREAS, GENER4L SHRUB MASSES, AND ROCKEO AREAS. ORNAMENTAL TREE 5) ALL AREAS WHERE SOD ANO ROCK MULCH TOUCH SHALL HAVE PL4STIC EDGER. REQL77REMENTS CONIFEROUS TREE ONE CONIFEROUS TREE FOR EVERY 1,000 S.F. OF FIOOR AREA. 30 % REQUIRED TO BE CONIFEROUS TREES. 2 ORNAMENTAL TREES CAN BE SUBSTITUTED FOR t OVER-STORY TREE. FOR EVERY EXISTING TREE OVER 4' TO REMAIN, 2 RE�UIRED TREES MAY BE DELETED. ROCKMULCH 143 TOTAL NEW TREES RE�UIRED 27 TREES TO REMAIN'Z = 54 TREE CREDIT 89 NEW TREES REQUIRED 27 CONIFEROUS RE�UIRED 72 ORNAMENTAL TREES = fi OVERSTORV 7- 3" OVERSTORY TREES=14 2-1/2" OVERSTORY 69 TREES RE�UIRED. TREE PLANTING SCHEDULE NOTE: iHE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY �ISCREPANCIE9 AND SMALL NOT CAMMENCE WRH ANY WORK PRIOR TO ENGINEEAS APPHWPL THE IOCATION OF IINOERGROUNU FACdIT1E3 OR STI3UCTURES AS SHOWN ON THE PtANS AfiE 9ASED ON AVAIkABLE RECAR0.5 AT THE'IME THE PL4N5 WERE PREPARED AND ARE NOT GWMM�EED TO 9E COMPIETE OR CORREGT. CANTFtACfOR 19 RESPONSIBIE FOR COMACTING ALL If�IUTIE3 �2 HOURS PRIOR TO CANSTRUCTON TO DE7EPMINE TME IXACT LOCl�TION OF ALL FAqIJTIES AND TO P0.0VIDE FOEQUATE PROTECTION OF SAID UTILITIES DURING THE CAURSE OF WOPo(. WPHER STATE ONE CALL 1�80o-252.1 tfi8. � � 0 U 0 z 0 � d z PLAN, SPECIFlCATION OR REPORT wA5 PREPnREO BY ME OR UNDER MY �iRECT SUPERVISION AND iHAi I AM A DULY LICENSc� PROFESSIONAI ENGINEEF UN�ER iHE lAWS Of THE STAiE OF MINNESOTA. TOOD A IXIOLSON YOS'IB LKBdSE NO. 11�6/Ll9 DA7E o�om m. wv ��n. VJV p� M TAE tmtia�re �2/ia/oa ,o,,,, 08-138 UC � F� � U $ 0 � � b �O a vi q �(7 �� _ ��e kj w � � � � � o� E � � � 3 � a w �� rr�. N W Z N Q � Z � � �� O � ~ O U �� y� J W � '� w � Y JJ LJJ N W Z O � � LL � O Z � w z � ¢ > i J J V o� v� z LL Q W � Z U � W W N L1.1 SHEET 9 OF 1 B ` � � D L D C 6 N T R A L A V S N U E ( C O U N T Y S T A T E A I D H J G H M A Y N O. 3 5) � m m � y -_ rn � a e � a e e -(j C m o �� XA � � _ x D. C J� z � a� r x w m • 0 Z � I 0 � 0 I � Cl � � rn m a� �a .. =A xx �� 0 �I n m a � m � y ' 0 V' � m �U r A z . �b�� N � � Z A �0 y � � • o �� n 0 c z y K y o y . a � '� 4 � � 4 4 . o � : � � n y � � i tq a � �e y 2 o II m �c m X E � N � �; � �.�', m -v'-� f,� �O v'A �_+ � fl � � n � � � � T —�j � --1 Z -1 D � � n�zN A -� flG�rCl-c � D N � � � � -U �m�m � U D � -NpDnA O Z D n n� p � N N N � � N .� N � ��mn cn D �, m � N (z(njN "' NO �� c n n P J 9 > � � � � � � � � � �b � � � � � � � yl N �J z� A��D z D 3 �—D3rG� ?z � � 3 ��cNi�3'C� � U, p cnm�,pzA m a� Nz ��"„ �w� �o'i9� Omm��D O p � �� p O � �� A rD �m � D D��Q�r DOJ@Q�—Z Am p� �z� � � � z o d d � � � "' W W � 000� o00 0 °� 3�� oa3 0 m z Z SELECT SENIOR LIVING � NOT TO BE %� �° USED FOR ,y archi tects INDEPENDANT LIVING, ASSISTED LIVING, AND 1V�EIVIORY CARE °' CONS7RUCTION 7300HU0.SON8LVD.N.,S��o FRIDLEY, MN ��`�12BPH(651)7148115FAX(851�/3S122B www.dbemchllede.00m 1] ► . Preliminary Plat Request - #09-01` Master Plan Amendment Request, January 21, 2009 Petitioner Joel Larson Select Senior Living The Request, cont. o The petitioner is also seeking a Master Plan \ Amendment. o The Planning Commission may recall in 2005 John DeMello and his company Family Lifestyle Development Corp., were granted a rezoning for the subject properties to S-2, Redevelopment District. o When any propeRy is rezoned to S-2, it requires that the accompanying site plan become the master plan for the site. �/ o Once the rezoning is approved by the Cit rn modification to that originally ap r master pl Proposed Project 0 � � ,� o The petitioner is proposing to �, .�,�� construct a three story 141 ��- '��"� � �"�''`�� unit senior housing building with 60 independent living units, 27 memory care unit , and 54 assisted living units. o All of the units will be between 470 sq. ft. and 1,003 s. ft. o The smallest of the units are memory care apartme and are located on the secured main floor of o h wing of the building. L�'�j I�'1,�,'� �'rt� �,i� �. �i�� The Request The petitioner is requesting a plat to � create two new parcels I fm ��{ from 1314 Mississippi Street, 1340 Mississippi , Street, 6421 Central Avenue, 6441 Central � "" ` Avenue, and 6461 �°�'� Central Avenue to allow . the construction of a 141 unit Senior- Housing building. � The Request, cont. � � � i �l ,� o A Master Plan Amendment needs to be reviewed � and approved by the PC and CC. o Since, the proposed project is different than what was originally approved with the rezoning of these properties in 2005, the petitioner is seeking a Master Plan Amendment. o It should be noted that the Housing and Redevelopment Authority will also need to review this Master Plan Amendment as the properties involved are zoned S-2, Redevelopment rict. / Proposed Project, cont. o The 2nd and 3rd floors in the south wing will contai 54 assisted living apartments, of which some will be studios, one bedroom, one bedroom with a den, or o bedroom apartments. o The second and third floors of the north wing will contain 60 independent living apartments. o Within the building there will be several shared amenities such as a shared two-story lobby with a stone fireplace, an intimate cafe, and a sitting area. o The mail room, management office, nurses' office, d public restrooms are centrally located off of th as are the central dining room, sports pu d kit en. Proposed Project, cont. o Other shared amenities include an activity room with a� small kitchen area and restroom, a media center, the activity director's office, "" an overnight guest room, , �; a library on the second floor, �, and a salon and grandparent �� : ;� room for visiting children on � j the third floor. �� I o The development will include *, � i 84 underground heated garage �-_•� �y parking stalls and 32 surface _.�C { parking stalls. _ _� ""�"' Proposed Project, cont. o The petitioner also plans to install a 6 ft. wood privacy � fence along the south & east sides of the property. o The site will also be landscaped with new deciduous, coniferous & ornamental trees along with shrub, perennial and annual plantings to provide a ___ welcoming entrance & _ Plat Analysis, cont. L -�: _ �� o Rezoning a property to S-2, Redevelopment Distric7 allows for some de�ree of flexibility when designing redevelopment pro�ect; however, City staff has aske the petitioner to design their project to try to meet th zoning classification codes most similar to its intend use. o The proposed development of a 47,508 sq. ft. footp senior housing development would be most closely aligned with a residential development in an R-3, Multi-Family zoning district. o The proposed project area is 142,857 sq. ft. (328 acres) m size. � Proposed Project, cont. o The buildings architecture will consist of a hipped ro with the use of brick, veneer, and two colors of lap sidi on the exterior, with balconies. o By designing the building to be located as close as � allows to the west property line, the petitioner is propo to keep as many of the existing mature trees as possil Preliminary Plat Analysis o The petitioner is seeking to replat � � ,� 5 lots to create 2 lots to �=` �''� - accommodate the 141-unit senior� � "' � ��'� �� ^ � housing development. -° ��w o The reason for 2 lots is because `�� s�� some of the land being replatted �; � is Torrens property while other ��- portions of it are Abstract �� '� _; o Anoka Count doesn't allow the � �' '" Y M ��'. combination of these different ��, ,� - � � �< � types of property without first , � getting a Registration of Land �� °�� °s �- �� Titles by Districf Court Order =' w ic can a eng y process. , Plat Analysis, cont. o The R-3, Multi-Family zoning states the average lot area required per dwelling unit is 2,500 sq. ft. for th� units on the first 3 stories with an additional 950 sq. per unit from the 4-6 stories. o National and regional development trends for assis living and memory care appear to point to a lesser I size requirement. o The S-2 District classification will allow this land to i ratio, without a variance. / �� Plat Analysis, cont. o Though well-maintained landscaped grounds a� essential to project appeal and resident enjoym the size of the lot in this situation can be smaller because the opportunity for residents to participa in larger scale outdoor activities on the grounds i much smaller. o Also, less land is required because the residents typically do not have cars, nor do they drive. o Therefore, there is a lower standard for the num of parking stalls required and less land are accommodate that automobile use. i Plat Analysis, cont. o The proposed 3-story building will be 35 ft. high at � midspan, which meets City code requirements. o The proposed project is also in-compliance with lot coverage, parking and all setback requirements, except the rear yard setback. o The R-3 zoning code requires a 25 ft. rear yard setback, and the proposed building is setback at 23 2 in. o Correspondence with Anoka County when the John DeMello project was before the City indicated that additional right-of-way on Central Ave. and �ssi St. will be required for future reconstr n purpo� Master Plan Amendment Analys o The petitioner is also requesting a Master Plan Amendment to the original Master Plan that was approved as part of the 2005 rezoning of the subject properties to S-2, Redevelopment District. o The original rezoning and master plan was approved allow for the construction of mixed used building, witf a 10,492 sq. ft. retail complex in the lower level of thE northeastern corner of the building and have 70 own� occuPied condominium units occupying the rest of th building. o Despite the fact that the preliminary plat and rezo � and subsequent master plan were all a prov r� site, the project never came to fruition use th final plat was never submitted f roval. Plat Analysis, cont. o Consequently, this site size is adequate considerin� the ratio of assisted living and memory care, to independent living. o There will be a stipulation with the recommendation c this project that requires that the building continue to be used with the resident population ratios proposed. o If not, purchase of additional land and a Master Plan amendment will be required, prior to that resident r� modification. Plat Analysis, cont. o The County is requiring the dedication of,additiona� right-of-way along both Central Ave/Mississippi St. order to provide the necessary turn lanes for tuture safety and operational purposes. o Consequently, roadway right-of-way dedication. neei for this site are 27-30 tt. adjacent to Mississippi Stre and 10 ft. adjacent to Central Avenue. o The petitioner has drawn the site plan to illustrate ric of-way dedication along both County Roads. o Due to the right-of-way dedication, the rear yard setback falls short of ineeting code requirements by ft. 10 inches. o With the flexibility allowed in the S-2, Redevelop district the diminished setback can be reco d under fhe City's Master Plan Amendme proval� and no variance would be requir / Master Plan Amendment Analysis, cont. o If the Master Plan Amendment being discussed in th report is approved by the City Council, it should be noted that any major modification of the site plan wo again be required to go back to the City Council for review and approval. Comprehensive Plan Conformance o The City's Zoning Ordinance and official Zoning Ma� are the mechanisms that help the City achieve the vision laid out in the Comprehensive Plan. o The 2020 Comprehensive Plan was develoPed with resident input taken from several meetings held between 1998 and 2000 and is a"tool intended to h guide future growth and development of the commu while looking to the future and working towards achieving a community wide vision". o The rezoning was approved for the DeMello project because it was in line with the City's vision laid the Comprehensive Plan. / Comprehensive Plan Conformance, cont. o Only about 8% of Fridley's housing is of the townhom or condominium structure type, yet 23% of Fridley's residents were over age 55 in 2000, and that percenta e is growing. o To accommodate Fridley's senior citizens desires to liv in maintenance-free housing (no yards/house exterior car ), more types of senior housing needs to be constructed. o Types of senior housing to consider are one-level townhomes, independent living, assisted living, and nursing home/memory care facilities. o It is also important to explore the avai of a pri te maintenance service tha ow seniors to st in Comprehensive Plan Conformance, cont. o The purpose of redevelopment is to provide the opportunity for more efficient land uses and elimin� inefficient land uses and under-utilized parce/s. Redevelopment can also provide an opportunity to meet current market demands and desires of the community, creates new tax base, and creates additional job opportunities. o All the above purposes of redevelopment have the potential of being met with the redevelopment of t area for a Senior Living facility. Comprehensive Plan Conformance, cont. o The proposed senior project meets several of tH objectives that the residents of Fridley identified the visioning sessions for the 2030 Comprehen: Plan update. o This update is before the Met Council for appro� at this time. o One of the goals identified through those meetir and the telephone survey was to "Ma�ntain Fridl as a desirable place to live." o Ways to accomplish that goal are to provide m housing diversity and to make Fridley a where the aged can stay. � Comprehensive Plan Conformance, cont. o This area of Old Central between Mississippi StreeP and Rice Creek Road is identified as an area for fuU redevelopment in both the existing 2020 Comprehensive Plan and the proposed 2030 Comprehensive Plan. o The Economic and Redevelopment Plan chapter in 2030 Comprehensive Plan, states that the City shoi continue to pursue high density senior housing in th area due to the demand for this type of housi� Fridley. � Housing Study o The petitioner hired Ma�eld Research Inc., to � complete a Preliminary Demand Estimate for Senior Housing in Fridley. o The analysis done takes into account the demand fc independent living, assisted living and memory care senior housing by calculating demographic, econom and competitive factors that would impact current demand for senior housing units in the designated "Market Area." � 4 Housing Study, cont. o The "Market Area" in which Maxfield analyzed\ includes the communities of Fridley, Columbia 1 Heights, Spring Lake Park and Hilltop. o The analysis done indicates that there is a demand in the Fndley area for 200 units of the above reference nature. o They note that over the ne�R five years the level of units demanded now will likely decrease due to other competitive developments in the area that are now in some stage of planning or construction. Traffic Analysis - 2030 Comp. Pl�n - Transportation Chapter � o At 10,000 vehicles / day, Old Central will be at its \ capacity. � o As a result, Anoka County is requiring that additional right-of-way be dedicated with this plat, to ensure that the additional land needed is available to eventually expand the roadway. Traffic Analysis - Review of Stu submitted by petitioner o The Congregate Care Facility (Independent Living) land use would generate a total of 340 trips per day all 158 beds were occupied. o The consultants used the numbers for the Assisted Living land use to provide the worst case scenario fi traffic at this facility, because it generates more traff than an Independent Living land use. o This can be attributed to the fact that an assisted liv facility requires the need for more employee� Traffic Analysis - 2030 Comp. P n - Transportation Chapter o The City's 2030 Comprehensive Plan indicates that 2005, the portion of Old Central adjacent to the proposed Senior Living project carried 8,900 vehicle: per day. o At this traffic level iYs carrying almost the exact amoi of traffic the roadway was designed and constructed function at a Level of Service (LOS) D. o The 2030 Comprehensive Plan anticipates that Old Central will be carrying over 10,000 vehicles per day the year 2030, based upon increases in populati � Fridley & surrounding communities, as we redevelopment and reinvestment ridley. Traffic Analysis - Review of St submitted by petitioner o The petitioner had Foltz, Freeman, Erickson, Inc., \ perform a traffic analysis on the proposed use. o They performed a trip generation analysis based on the methods and rates published in the ITE Trip Generation Manual, 7�^ Edition. o They used the Assisted Living Land Use category in the ITE manual to determine that the proposed Seni Project complex would generate a total of 433 trips � day if all 158 beds within the complex were oc� Traffic Analysis - Review of Stud submitted by petitioner o It should also be noted, that according to the ITE manu I, studies have shown that less than 5% of residents in an assisted living facility own vehicles, and if they do, they ai rarely driven. o Employees, visitors, and delivery trucks make up most of the trips to this facility. o The ITE manual also points out that the "peak hour" generator typically doesn't coincide with the "peak hour" c the adjacent street tra�c for an assisted living facility. o This is primarily related to the shifts of the employ beginning at 7:00 a.m., 3:00 p.m., and 11:0 o The typical peak hours on mos ays are betwe '�- BB�-96-a m-a 00 p. m. 5 Wetland & Storm Water Management o The petitioner hired Graham Environmental Service`� (GES), Inc., to complete a Wetland Evaluation Repo) for the project area. o Based on GES's finding, no wetlands exist on the sit o The petitioner has submitted the proposed project to the Rice Creek Watershed for the necessary approv� and permits. o Once Rice Creek Watershed has reviewed and approved the project, the City's Engineering st i further review the project. Staff Recommendation o City Sfaff recommends approval of the � Preliminary Plat, PS #09-01 and Master Plan Amendment, MP #09-01, with stipulations. • Provides housing opportunities for Fridley seniors. • Provides additional job opportunities. • Proposed use meets the goals highlighted in the 2030 Comprehensive Plan � Stipulations, cont. a. The petitioner sha// meet a// Building code, Fire cd� and ADA requirements. 5. The buildings at 1314 Mississippi Street, 6421 Cer Avenue, 6401 Central Avenue, 1341 64�h Avenue, � 1357 64fh Avenue shall be removed prior to issuan of building permit. s. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. �. No signs shall be located within the County � way. Any planting within the right-of- shall be approved by the Coun planting. � Wetland & Storm Water Management, cont. \ o The petitioner has stated that storm water management for the site will be handled in an underground drainage system designed to meet the watershed's requirements for rate, quality and volun control. o The underground system will surround the building providing infiltration and storage, while directing the water to an existing storm sewer system found on tF east boundary of the site. o One of the reasons the petitioner is choosing to inst; an underground drainage system instead of a typi above ground pond, is to try to save as man � mature trees as possible. Stipulations o Staff recommends that if the Preliminary Plat a Master Plan Amendment are approved, the following stipulations be attached. �. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. s. The petitioner shall obtain all necessary per pr c to construct�on. Stipulations, cont. e. The petitioner shall obtain a permit from Anoka Coti for any work done within the county right-of-way 9. The petitioner shall identify stormwater manageme area of site and shall provide necessary easement, io Stormwatermanagementmaintenanceagreement shall be filed with the City prior to issuance of build permits. i�. The petitioner shall obtain any required NPDES Permits. t2. City Engineering staff to review and a e grad� and drainage plan prior to is e of building � G Stipulations, cont. ts. Landscape plan to be reviewed and approved by C Stafi prior to issuance of building permit. �a. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 perlot) t5. The petitioner shall provide the City with a copy of conditions or restrictions for residency within the proposed building. �s. The petitioner shall provide proof that any existing wells or individual sewage treatment systems locai on the site are properly capped or removed. i�. Property owner of record at time of building per ' application, to pay all water and sewer co ction pnor to issuance of a building perm � � Stipulations, cont. z�. The petifioner shall be responsible for their s of the cost of any traffic improvements nece: to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by A County. z2. A Development Agreement outlining the Developer's obligation to install utilities, etc., be prepared by the City and shall be sign Petitioner prior to final plat approv Stipulations, cont. ta. The petitioner shall combine Lot 1 and Lot 2 for ta� purposes and to allow the proposed development tc occur over both lots. ts. Screening through the use of a fence or landscapin� shall be approved by City staff prior to installation. 20. If the proposed development is modified to be used units other than independent living, assisted living, < memory care units, a master plan amendment will need to be obtained. i Concerns raised during DeMello app o Staff also heard a concern regarding a drainage issue on properties south of 64�^ Avenue. o Reviewing history showed that improvements have been made to the storm sewer system north of 64"' Avenue and that all the storm water from the north is diverted west to the much larger storm sewer system in Central Avenue. o There is no connection between the storm sewer system north and the problem identified from the resident south of 64'" Avenue. i 2. PUBLIC HEARING Consideration of a Preliminary Plat, PS #09-01, by Select Senior Living, to replat 5 lots, to allow for the construction of a Senior Living Project, which �will consist of independent living units, memory care units, and assisted living units, generally located at 1314 and 1340 Mississippi Street, 6461, 6441 & 6421 Central Avenue NE. Consideration of a Master Plan Amendment MP #09-01, by Select Senior Living, to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, generally located at 1314 and 1340 Mississippi Street, 6461, 6441 & 6421 Central Avenue NE. MOTION by Commissioner Oquist to open the public hearing. Seconded by Commissioner Sibel. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE HEARING OPENED AT 7:55 P.M. Ms. Stromberg stated Joel Larson of Select Senior Living is requesting two separate land use actions from the City of Fridley in order to allow the copstruction of a 141 unit Senior-Housing building, on the southeast corner of Central Avenue and Mississippi Street. The 141 units will consist of independent living, assisted living, and memory care units. The two actions being requested are a Plat and a Master Plan Amendment. Ms. Stromberg stated a Plat is being requested to create two new parcels from 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6�41 Central Avenue (vacant), and 6461 Central Avenue (vacant). The two parcels will be occupied by the senior building. Ms. Stromberg stated the Planning Commission and City Council may recal) in 2005 John DeMello and his company Family Lifestyle Development Corp., were granted a rezoning for the subject properties to S-2, Redevelopment District. When any property is rezoned to S-2 Redevelopment District, it requires that the accompanying site plan become the master plan for the site. Once the rezoning is approved by the City Council, any modification to that originally approved master plan would require a Master Plan Amendment. A Master Plan Amendment needs to be reviewed and approved by the Planning Commission and City Council. Since, the proposed project is different than what was originally approved with the rezoning of these properties in 2005, the petitioner is seeking a Master Plan Amendment. It should be noted that the Housing and Redevelopment Authority will also need to review this Master Plan Amendment as the properties involved are zoned S-2, Redevelopment District. Ms. Stromberg stated Joel Larson, with Select Senior Living, is proposing to construct a three story 141 unit senior housing building with 60 independent living units, 27 memory care units, and 54 assisted living units. All of the units will be between 470 sq. ft. and 1,003 sq. ft. The smallest of the units are memory care apartments and are located on the secured main floor of the south wing of the building. The second and third floors in the south wing will contain 54 assisted living apartments, of which some will be studios, one bedroom, one bedroom with a den, or two bedroom apartments. The second and third floors of the north wing will contain 60 independent living apartments. Within the building there will be several shared amenities such as a shared two-story lobby, a stone fireplace, an intimate cafe, and a sitting area. The mail room, management office, nurses' office, and public restrooms are centrally located off of the lobby as 13 are the central dining room, sports pub, and kitchen. Other shared amenities include an activity room with a small kitchen area and restroom, a media center, the activity director's office, an overnight guest room, a library on the second floor, and a salon and grandparent room for visiting children on the third floor. Ms. Stromberg stated the deve]opment will include 84 underground heated garage parking stalls and 32 surface parking stalls. The buildings architecture will consist of a hipped roof, with the use of brick, veneer, and two colors of complimentary lap siding on the exterior, with balconies. By designing the building to be located as close as code allows to the west property line, the petitioner is proposing to keep as many of the existing mature trees as possible. The petitioner also plans to install a 6 ft. wood privacy fence along the south and east sides of the property. Additional landscaping of new deciduous, coniferous, and ornamental trees along with shrub, perennial and annual plantings are also planned for the entire site to provide a welcoming entrance and development. Ms. Stromberg stated Joel Larson of Select Senior Living is seeking to replat the properties located at 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue, and 6461 Central Avenue to create two separate lots. Both lots will be combined to accommodate the 141-unit senior housing development. The reason the development has 2 lots is because some of the land to be replatted is Torrens property while other portions of it are Abstract. Anoka County does not allow the combination of these different types of properiy without first getting a Registration o.f Land Titles by District Court Order, which can be a lengthy process. Instead, the developer is choosing to create 2 lots, which will be required to be combined to allow for the development to occur. Ms. Stromberg stated the proposed replat will consist of two lots; Lot #1 and Lot #2, Block 1, Select Senior Living of Fridley. Rezoning a property to S-2, Redevelopment District allows for some degree of flexibility when designing a redevelopment project; however, City staff has asked the petitioner to. design their project to try to meet the zoning classification codes most similar to its intended use. The proposed development of a 47,508 sq. ft. footprint senior housing development would be most closely be aligned with a residential development in an R-3, Multi- Family zoning district. The proposed project area is 142,857 sq. ft. (3.28 acres) in size. The petitioner is proposing to construct 141-unit senior housing building, which will consist of 60 independent units, 54 assisted living units, and 27 memory care units. The development will include 84 underground parking stalls and 32 surface parking stalls. Ms. Stromberg stated R-3, Multi-Family zoning regulations states, the average lot area required per dwelling unit is 2,500 sq. ft. for the units on the first (3) three stories with an additional 950 sq. ft. per unit from the fourth through sixth stories. National and regional development trends for assisted living and memory care appear to point to a lesser lot size requirement. The S- 2 District classification will allow this land to unit ratio, without a variance. Though well- maintained landscaped grounds are essential to project appeal and resident enjoyment, the size of the lot in this situation can be smaller because the opportunity for residents to participate in larger scale outdoor activities on the grounds is much smaller. Also, less land is required because of the fact that the residents typically do not have cars, nor do they drive. Therefore, there is a lower standard for the number of parking stalls required and less land area to accommodate that automobile use. Consequently, this site size is adequate considering the ratio of assisted living and memory care, to independent living. There will be a stipulation with the recommendation on this project that requires that the building continue to be used with the resident population ratios proposed. If not, purchase of additional land and a Master Plan amendment will be required, prior to that resident ratio modification. 14 Ms. Stromberg stated the proposed 3-story building will be 35 ft. high at the midspan, which meets City code requirements. The proposed project is also in-compliance with lot coverage, parking and all setback requirements, except the rear yard setback. The R-3 zoning code requires a 25 ft. rear yard setback, and the proposed building is setback at 23 ft. 2 in. Discussions and correspondence with Anoka County when the John DeMello project was before the City in 2005, indicated that additional right-of-way on Central Avenue and Mississippi Street will be required for future reconstruction purposes. The County anticipates that additional right-of-way will need to be dedicated along both Central Avenue/Mississippi Street in order to provide the necessary turn lanes for future safety and operational purposes. The County assumes when the Central Avenue/Mississippi Street intersection is reconstructed, it would be centered in the 120 ft. right- of-way corridor. Consequently, roadway right-of-way dedication needs for this site are 27-30 ft. adjacent to Mississippi Street and 10 ft. adjacent to Central Avenue. Ms. Stromberg stated to be safe, staff has assumed that the County will be requesting the same right-of-way dedication from this developer as they have with the past developer's proposal. A letter from the Anoka County Highway Department on January 7, 2009, confirmed this to be an accurate assumption. Consequently, the petitioner has drawn the site plan to illustrate right-of- way dedication along both County Roads. Due to necessity of that right-of-way dedication, the rear yard setback falls short of ineeting code requirements by 2 ft. 10 inches. With the flexibility allowed in the S-2, Redevelopment district, the diminished setback can be recognized under the City's Master Plan Amendment approval, and no variance would be required. Ms. Stromberg stated the petitioner is requesting a Master Plan Amendment to the original Master Plan that was approved as part of the 2005 rezoning of the subject properties to S-2, Redevelopment District. The original rezoning and master plan was approved to allow for the construction of mixed used building, with a 10,492 sq. ft. retail complex that would occupy the lower ]evel of the northeastern corner of the building and have 70 owner-occupied condominium units occupying the remainder of the building. Despite the fact that the preliminary plat and rezoning and subsequent master plan were all approved for this site, the project never came to fruition, because the final plat was never submitted for approval. Ms. Stromberg stated as stated earlier, the properties involved in the Master Plan Amendment are 1314 Mississippi Street (single family home and garage-welding shop), 1340 Mississippi Street (single family home), 6421 Central Avenue (single family home), 6441 Central Avenue (vacant lot), and 6461 Central Avenue (vacant lot). All properties invoived are current(y zoned S-2, Redevelopment District. Ms. Stromberg stated if the Master Plan Amendment being discussed in this report is approved by the City Council, it should be noted that any major modifcation of the site plan would again be required to go back to the City Council for review and approval. Ms. Stromberg stated the City's Zoning Ordinance and official Zoning Map are the mechanisms that help the City achieve the vision laid out in the Comprehensive Plan. The 2020 Comprehensive Plan was developed with resident input taken from several meetings held between 1998 and 2000 and is a"tool intended to help guide future growth and development of the corr�munity while looking to the fuiure and working towards achieving a community wide vision ". The rezoning was approved for the DeMello project since it was in line with the City's vision laid out in the Comprehensive Plan. 15 Ms. Stromberg stated the proposed senior project meets several of the objectives that the residents of Fridley identified in the visioning sessions for the 2030 Comprehensive Plan update. This update is before the Met Council for approval at this time. One of the goals identified through those meetings and the telephone survey was to "Maintain Fridley as a desirable place to live." Ways to accomplish that goal are to provide more housing diversity and to make Fridley a place where the aged can stay. Only about 8% of Fridley's housing is of the townhome or condominium structure type, yet 23% of Fridley's residents were over age 55 in 2000, and that percentage is growing. To accommodate Fridley's senior citizens desires to live in maintenance- free housing (no yards/house exterior care), more types of senior housing needs to be constructed. Types of senior housing to consider are one-level townhomes, independent living, assisted living, nursing home/memory care facilities. tt is also important to explore the availability of a private maintenance service that would allow seniors to stay in their single-family homes. Ms. Stromberg stated this area of Old Central between Mississippi Street and Rice Creek Road is identified as an area for future redevelopment in both the existing 2020 Comprehensive Plan and the proposed 2030 Comprehensive Plan. The Economic and Redevelopment Plan chapter in the 2030 Comprehensive Plan, states that the City should continue to pursue high density senior housing in this area due to the demand for this type of housing in Fridley. The purpose of redevelopment is to provide the opportuniry for more efficient land uses and eliminate inefficient land uses and under-utilized parcels. Redevelopment can also provide an opportunity to meet current market demands and desires of the community, creates new tax base, and creates additional job opportunities. All the above purposes of redevelopment have the potential of being met with the redevelopment of this area for a Senior Living facility. Ms. Stromberg stated the petitioner hired Maxfield Research Inc., to complete a Prelin�inary Demand Estimate for Senior Housing in Fridley. The analysis done takes into account the demand for independent living, assisted living and memory care senior housing by calculating demographic, economic and competitive factors that would impact current demand for senior housing units in the designated "Market Area." The "Market Area" in which Maxfield analyzed includes the communities of Fridley, Columbia Heights, Spring Lake Park and Hilltop. The analysis done indicates that there is a demand in the Fridley area for 200 units of the above reference nature. They note that over the next five years the level of units demanded now will likely decrease due to other competitive developments in the area that are now in some stage of planning or construction. Ms. Stromberg stated the City's 2030 Comprehensive Plan indicates that in 2005, the portion of Old Central adjacent to the proposed Senior Living project carried 8,900 vehicles per day. At this traffic level it's carrying almost the exact amount of traffic the roadway was designed and constructed to function at a Level of Service (LOS) D. The 2030 Comprehensive Plan anticipates that Old Central will be carrying over 10,000 vehicles per day by the year 2030, based upon increases in population for Fridley and surrounding communities, as well as redevelopment and reinvestment within Fridley. At 10,000 vehicles a day, Old Central will be at its capacity. As a result, Anoka County is requiring that additional right-of-way be dedicated with this plat, to ensure that the additional land needed is available to eventually expand the roadway. Ms. Stromberg stated the petitioner had Foltz, Freeman, Erickson, Inc., perform a traffic analysis on the proposed use. The consultants performed a trip generation analysis based on the methods and rates published in the ITE Trip Generation Manual, 7`�' Edition. The consultants used the Assisted Living Land Use category in the ITE manual to determine that the proposed Senior Project complex would generate a total of 433 trips per day if all 158 beds within the complex 16 were occupied. The Congregate Care Facility (Independent Living) land use would generate a total of 340 trips per day if all 158 beds were occupied. Ms. Stromberg stated the consultants used the numbers for the Assisted Living land use to provide the worst-case scenario for traffic at this facility, because it generates more traffic than an Independent Living land use. This can be attributed to the fact that an assisted living facility requires the need for more staff and employees. Ms. Stromberg stated it should also be noted, that according to the tTE manual, studies have shown that less than 5% of residents in an assisted living facility own vehicles, and if they do, they are rarely driven. Employees, visitors, and delivery trucks make up most of the trips to this facility. The ITE manual also points out that the "peak hour" generator typically doesn't coincide with the "peak hour" of the adjacent street traffic for an assisted living facility. This is primarily related to the shifts of the employees beginning at 7:00 a.m., 3:00 p.m., and 11:00 p.m. The typical peak hours on most roadways are between 6:00-7:00 a.m. and 3:00-4:00 p.m. Ms. Stromberg stated the petitioner hired Graham Environmental Services (GES), Inc., to complete a Wetland Evaluation Report for the project area. Based on GES's finding, no wetlands exist on the site. The petitioner has submitted the proposed project to the Rice Creek Watershed for the necessary approvals and permits. Once Rice Creek Watershed has reviewed and approved the project, the City's Engineering staff will further review the project. Ms. Stromberg stated the petitioner has stated that storm water management for the site will be handled in an underground drainage system designed to meet the watershed's requirements for rate, quality and volume control. The underground system will surround the building providing infiltration and storage, while directing the water to an existing storm sewer system found on the east boundary of the site. One of the reasons the petitioner is choosing to install an underground drainage system instead of a typical above ground pond, is to try to save as many of the mature trees as possible. Ms. Stromberg stated City Staff recommends approval of the Preliminary Plat, PS #09-01 and Master Plan Amendment, MP #09-01 with stipulations as it provides housing opportunities for Fridley seniors, provides additional job opportunities, and the proposed use meets the goals highlighted in the 2030 Comprehensive Plan. Ms. Stromberg stated Staff recommends that if the Preliminary Plat and Master Plan Amendment are approved, the following stipulations be attached: 1. The property shall be developed in accordance with the architectural site plan A 1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A33, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and ]340 Mississippi Street shall be removed prior to issuance of a building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right-of-way shall be approved by the County prior to planting. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 17 9. 10. 11. ]2. 13. 14. 15. 16. 17. 18. 19. 20. 21. The petitioner shall identify stormwater management area of site and shall provide necessary easements. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. The petitioner shall obtain any required NPDES Permits. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement utilities, etc., will be prepared prior to final plat approval. outlining the Developer's obligation to install by the City and shall be signed by the Petitioner Chairperson Kondrick asked the petitioner how the meeting they had with the neighbors went? Joel Larson, Select Senior Living, stated they currently have a facility going up in Coon Rapids and roughly 30 people have moved into it. That is their first similar type project and they have another project that just got approved in Mounds View which they will begin construction in March or April. Regarding the neighborhood meeting, they did have approximately 20-25 people, which was a good turnout for a snowy night. Some of neighbors had concerns about storm water. It sounds that at one time there was some kind of flooding a block or so away from this location on a hundred year flood. From what he has been told the City has done some corrections on the storm water in this area and the petitioner's engineer is present along with the architects, if the Commission has any questions for them. From what their storm water calculations, they are within the guidelines of what the City wants. Mr. Larson stated one of the neighbors that is adjacent to the property asked what type of fence we are proposing for the project. We would like to work with him and accommodate what he would like to see. Chairperson Kondrick asked Mr. Larson what did the neighbor recommend? 18 Mr. Larson replied he was open to the six-foot wood fence. We also brought up the possibility of doing a maintenance free type fence. He was open to that and we are happy to sit down with people on an individual basis and find out exactly what the neighbor want and get that into the plan. Quite a few of the questions had to do with the services and what the building actually provides for residents who live there. We went through some of that at the meeting. We are actually building the kitchen a little bit bigger than what the needs are for the building. This is under the pretense that possibly some of the Meals on Wheels that the County and State people pay for may go away because of tough times, and we would be able to open some of those services up to the community. Mr. Larson stated a couple of concerns were about what type of building it will be and is there an age restriction on the building? There is a 55 and older age restriction. We do have an allowance for somebody who is less than 55 and has to go into a memory service type facility or assisted type facility if they have a doctor or nurse order stating the need this type of care, then we would allow for them to move in. It is for State reasons that we cannot discriminate based on age. However, the independent units are for people 55 and older. Commissioner Oquist asked if that would be for people who leave a hospital and go to this care for a month because of a surgery or something and then they would leave? Mr. Larson replied, they could, but that really is not what this facility is about. This facility is for people when they get to a point where they cannot take care of themselves or a spouse who was taking care of the other spouse needs assistance for medical reasons, then they would come to live in this type of facility. This is a building you can age in. You can come in on the independent end of it and you do not have to leave, you go to assisted living or memory type assistance if you need it. Chairperson Kondrick asked if he has the rent structure worked out? What are the numbers? Mr. Larson asked, as far as cost goes? Chairperson Kondrick replied, yes. Mr. Larson stated he can give some approxi�nates. Your independent, one-bedroom, would roughly be around $1,200 -$1,300 a month. With that you also get one meal a day and you get some other things. A one-bedroom plus den would be approximately $1,600. The two-bedrooms you would be at $1,695-$1,650. That is for your independent apartments. For assisted living, you would be at $2,500-$2,600 range and, depending on how much assistance you need, and there maybe additional charge above that. For memory care, studios, you are looking at $2,500- $2,600 and then there is an additional services with memory care which are $1,900 on top ofthat. He does not think they have any one-bedrooms. That is based off their Coon Rapids facility assuming Fridley's facility would be real close to these numbers. Chairperson Kondrick asked Mr. Larson whether he has read the 22 stipulations? Does he or his company have any problem with those stipulations? Mr. Larson replied, none, whatsoever. Commissioner Oquist asked about deliveries to the faciliTy. Will they come in through the garage? 19 Mr. Larson replied, some will come through the garage. The garage is underneath and comes in off of Mississippi. The majority will come in through the front door off of Central Avenue. Commissioner Oquist asked about food services, when they bring a semi? Mr. Larson they deliver twice a week at our other facility. They usually are not the big full semi's trucks, they are the middle-sized trucks. Some of the laundry is shipped out and some is done in the facility. Garbage would be taken out through the garage. They personally restrict the times deliveries are made so they are not having a truck beeping at 6 in the morning. Commissioner Velin mentioned there is a letter in the packet. Chairperson Kondrick asked if we need to accept this letter we received ahead of time? Ms Stromberg replied, yes, that would be a good practice. MOTION by Commissioner Velin to receiving a letter from Patricia Molroy at 1384 — 64`h Avenue NE, dated January 12, 2009, addressed to the City of Fridley. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Joan Olson, 6320 Van Buren NE, stated she has lived there for 22'/z years. Chairperson Kondrick asked Ms. Olson how far is her home from this project? Ms. Olson replied maybe a mile as the crow flies. It is, however, around the corner and very close to her son's house. She is against a project like this on general principles. It is cramming, 150 people minimum, into 5 city lots. On average 4 people to a house, that is 20 people vs. 158. This is warehousing for senior citizens, and she is so against this type of housing. If her son ever tried to put her into one of these places, she would come back and haunt him. Her mother was in a nursing home, did not go in until she was 92 years old. She did not really get super skilled care until she turned 99 and was over 100 when she died. She can understand at that point she needed skilled care because her memory was starting to go. Ms. Olson just thinks this is cramming too many people on a lot. It is certainly not the kind of thing she would want to live in. She does not know why we do not get more senior townhouses that people could go into. She does not know how anybody could live in 450 square feet. That is the size of four cells in Stillwater. She thinks this is detrimental for the City and the neighborhood. There are only two things she can guarantee them on this. The people who are building this are going to make money hand over fist and they are going to destroy the neighborhood. There are houses on that block that are sitting now for sale. She does not think this is what most people think of as being something they would like to move into. Kurt Olson, 1385 — 64`h Avenue NE, stated he is one lot away from the proposed project. Although he knows something has to go there, and he does not really care what it is, his concerns are related to the lighting on the east side of the building. He has a large lot and has put a lot of money into his house, and he bought the place because he wanted privacy. He really does not want people looking into his backyard. The change in zoning is allowing that. He would like to see something besides a six-foot privacy foot, and he would like to see some stipulations that the lighting will not bleed off into his yard so when he wants to go out in the dark it is actually dark. 20 Chairperson Kondrick asked Mr. Olson, in terms of a fence, was he the gentleman the petitioner spoke to? Mr. Olson replied, no. He would like some sort of a living fence. He knows they cannot plant 30-foot trees immediately but there are hybrid trees that will grow very fast, and he would like to see some sort of dense screen. Chairperson Kondrick asked Mr. Olson whether he saw the landscape plan when they put it on the screen? Mr. Olson replied he did and they are going to try to leave as many trees as possible but "try" does not mean anything to him. He asked Mr. Hickok, how tall was the DeMello project? Mr. Hickok replied, this building is the size as the building on the DeMello project. Chairperson Oquist recalled the last one started out at four stories and then they came back and reduced it to three stories. Mr. Olson stated the petitioner had mentioned they are going to have underground parking. Mr. Olson thought there were some issues last time where they actually had to build their underground parking level with the street and berm up to it and then go up from there which is not what the petitioner is saying this time. Commissioner Velin replied information from the petitioner states that the site will have lights along the east side of the building and they will result in zero foot candles along the east property line. All lights have a 90-degree cutoff to direct light downward. Mr. Olson stated he understands that but, still when he walks out in his yard at night, and he looks up he is going to see light shining where there is no light shining now other than stars. If there are 20-30 lights on the back of the building, he does not want to see that. Honestly he does not want to see peoples' lights on in their windows that high up. He wants to be able to walk around, do whatever he wants to do, and not worry about people watching him or having to look at them. Commissioner Saba asked for some response from the owner. There should be a way to accomplish screening, through fencing and landscaping. Mr. Larson stated our goal is to try and keep the big trees because it took many years to grow them. He is one of the rare developers who actually owns a 90-inch tree spade that he can put in some fairly good sized trees, not as big as what is there, but we can get some taller trees to plant if they have to take some of those trees down. That is their intention to try and screen as much as that as they can, along with the fence. Mr. Larson stated as far as the lighting goes, we have designed the lighting so that it is not leaking out off their property onto the neighbors' property. There will only be downward trends. The lighting plan submitted meets code requirements. There are also no decks or patios on the back of the building. We are trying to be good neighbors as we don't want people standing out on a deck, overlooking someone else's backyard. They can look out a window but you also can look out of a two-story house. We are also trying to be good neighbors by planting more trees to act as a buffer. If there needs to be more trees added, we'll do that. 21 Chairperson Kondrick asked if they have figured out the water table issue? Mr. Larson replied, yes, they have figured that out. He is not an engineer, so he cannot answer the particulars on that, but they have fgured it out; and the parking lot is not going to be under water. Commissioner Sielaff asked whether they have done borings on the site? Mr. Larson replied, yes. We have done all the borings, and our civil engineers have gone through all that. There was some debris that was dumped off there from when they built Old Central or Central Avenue that has to be removed to dig the foundation but, yes, all the borings are in place. Ms. Olson asked Mr. Larson if he has sufficient financing for this project? She heard one time that the City does not ask about the financing but she thinks Councilmember Bolkcom opened the door the other night at the City Council meeting when she asked the developer of the 694/East River Road project whether he had sufficient financing. We have gone through this all before and the financing fell through and the one across the street fell through because the market dropped out for the sale of condominiums. Chairperson Kondrick stated that was a good point. Mr. Larson replied, yes, they do have financing. They do not have a final commitment letter on project as they are in the process of financing two otller ones. He does have partners that have really deep pockets. The banking world changes from week to week as and he can't guarantee that something four or five months from now might change in the economy as far as the financing, but he feels real confident. He would not be spending the money on plans and going through the process if he didn't feel pretty confident he is going to get this done. He cannot speak for the other gentleman who proposed the previous development on these lots and he has no affiliation with him whatsoever. Mr. Larson stated this is not a condominium project. Most condominium projects require that 50% of the units are sold before you can start construction. This type of facility doesn't require that. Chairperson Kondrick asked, assuming all goes as planned, when would he start construction? Mr. Larson replied, late spring, early summer. Commissioner Velin stated in Patricia Molroy's letter she is concerned that the petitioner will end up putting Section 8 renters in the building. Mr. Larson has said the building will be for 55 and up seniors and only on certain occasions would they allow somebody under 55 to move in. Are they going to consider Section 8 housing in this building? Mr. Larson replied, no Section 8 people are allowed in this building. We do allow something called an EW, or an- Elderly waiver. Here is an example. You have an 85-year old mother who runs out of money and has to move into this facility. The County comes in and pays a portion of her rent. If she has a taxable income of $1,000 a month, including social security and she needs to be in the memory care portion of the building, the County will pay a portion of that over and 22 above what she makes. It is County Assistance but it is a different type than Section 8. They wil) allow a portion of their building to have EW residents. Commissioner Saba asked Ms. Stromberg to put up the landscape plan again. He asked Mr. Olson to show him approximately where his house is in relation to the development. Mr. Olson pointed out his lot on the screen. Chairperson Kondrick pointed out that Mr. Olson has one lot between him and the development? Mr. Olson replied, that is right. Commissioner Saba stated he just wanted to make sure that the landscaping plan takes into consideration sufficient height of trees, fencing, or whatever else is needed to address Mr. Olson's concerns. Mr. Hickok stated to Commissioner Saba that he is right on with staff's concern regarding the needs for screening through landscaping. Staff would prefer a screening device that gets better looking over time as opposed to some of the other alternatives. They have looked at this landscape plan and are pleased that, one, they are going to try and preserve as many of the trees as possible and, two, they have made a commitment to supplement the existing trees to try and give Mr. Olson, and other neighbors, an opportunity to have a more natural softening of the edge. Commissioner Saba stated his concern is that they try to keep as many trees as possible. He still remembers when the Sears property was taken down and the health club was going to try and preserve as many trees as possible and they just knocked down every tree. The beautiful oak trees were gone. He knows that one of the things they have done in the past is mark trees that are going to be removed and have a plan to replace those. They talked about a living fence, and he would like to see this be done in this case, especially for the neighbors on the east side. Mr. Hickok stated that petitioner's commitment to the underground storage, which is by far the most expensive storm water treatment option, shows the petitioner's commitment to preserving trees. It is the best way to not have to grade the site from corner to corner. When you are grading so that the site will pitch property or pond, it is very different than putting something underground that allows you to basically keep the contours roughly the same. Virgil Okeson, 1423 — 64`h Avenue, stated he is approximately three lots down to the east of the property. The concern he has is related to the 25 ft. setback on the east side property. The height and diameters of the trees would dictate how close you could plant them to the proposed building. He is concerned about how much coverage would you get it that small area? Chairperson Kondrick stated that is a good question. Commissioner Oquist stated if you look at the landscape plan they are proposing to plat spruce trees in the south corner. Mr. Okeson stated he is concerned about the number of trees you can fit in that narrow 25-foot strip on the east side for shading of any light that is coming off of the building. What if a few years down the road, the trees die because of the root disturbance due to construction of the building and they have to be removed, is there any stipulation to have that tree replaced? 23 Mr. Larson replied the closest spot the building will be to the east property line is approximately 46-47 feet. Chairperson Kondrick asked, from the building to the lot line? Mr. Larson replied, yes. It is not 20 feet, it is 46. [f you look at the landscape plan some of those trees are coming out of there; and they will have to put some new trees. Again, he has a tree spade and to be a good neighbor to the neighbors who are on that side, if they let him come onto their property and put a few trees in, he would be happy to do it. It is just tight with the amount of ground that he has. Whatever it takes to make that buffer as attractive as they possibly can - that is to their best interest. They own this building and are keeping the building. 1t is not for sale. So if a tree dies, they will want to replace it with a nice tree. It will help the people who live there. Mr. Olson stated on the last project there was supposed to be some sort of a fire access going up that east side? How does that affect the trees and things like that. Is fire access needed for this project along the east side? Mr. Hickok replied, the Fire Marshal has reviewed this plan and is comfortable with the layout of the plan and the type of equipment they have for responding to a fire in this building, and the fact that the building is fully sprinkled. He doesn't want to speak for the Fire Marshal in his absence other than to say that they have seen the proposed plans. The original DeMello project went all the way down to 64`�' Avenue, which is why fire access was required at that time. They have not heard a comment from the Fire Marshal indicating this plan is not satisfactory nor that they would try and put a truck behind the building. He thinks that the way the parking is laid out on the west side, and the fact the building is fully sprinkled, they would fight a fire from the west side. MOTION by Commissioner Saba to close the public hearing. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 8:56 P.M. Commissioner Oquist stated to him this project seems to be more thought out. They have really looked into everything and they seem to have covered all aspects of it. There are enough stipulations to cover it. He thinks there is real need for this type of facility in Fridley. He thinks the petitioner is ready to move on the project and since they already have one and are building another, they seem to be in the business. On a personal not, his mother-in-law died in one of these facilities at 94. She went in there probably 20 years earlier. They said she would never leave her single-family home in South Minneapolis and then one day she decided she was ready to move. She looked at a similar type facility in New Hope, moved in, and said why didn't you tell me about this place sooner? She just thoroughly enjoyed it. Commissioner Sielaff stated he didn't have any problems with it. He thinks the neighbors could be far worse off than having this facility. He has seen that in Fridley many times where things have not gone through and something else goes in there that has been worse. He thinks the petitioner has been pretty good taking into account the homeowners and their concerns. He does not see any problems with approving this. 24 Commissioner Velin stated he likes this. He thinks some people would like to get new trees in their yard. He thinks that is a very nice offer. They are not going to be able to put in a 30 or 40 foot tree, but it will not take long. He thinks the owner has done an excellent job of presenting it. It answers his questions and he thinks Mr. Larson answered some of the questions to the letter from Ms. Molroy. He has no problem with this. Commissioner Saba again his only concern is that City staff is going to review the landscaping prior to issuing building permits. He would like to see some kind of teeth in there that the landscaping will continue as planned. Other than that he sees this as an improvement to the last plan. Chairperson Kondrick stated, he agreed. Commissioner Sibel stated the only concern she has had, and she is surprised it has not been brought up, was the traffic pattern. They are going to be bringing in more traffic in than there is now. It appears there is a plan in place to allow road expansion and to accommodate that traffic, but she thought they might hear more concerns on that. Otherwise she supports it. Chairperson Kondrick stated the County is probably concerned about that. Even widening Central Avenue and making the developer take part of his land and have it ready in case the street needs to be dug up. He is also in favor of this project. They have a well thought out plan including a good landscape plan. He is in favor of this. MOTION by Commissioner Oquist Approving a Preliminary Plat, PS #09-01, by Select Senior Living, to replat 5 lots, to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, generally located at 1314 and 1340 Mississippi Street, 6461, 6441 & 6421 Central Avenue NE with the following stipulations: l. The property shall be developed in accordance with the architectural site plan A 1.1 dated January I 5, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. The County prior to planting shall approve any planting within the right-of-way. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 1 1. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 25 14. 15. 16. 17. 18. 19. 20. 21. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement utilities, etc., will be prepared prior to final plat approval. Seconded by Commissioner Sielaff. outlining the Developer's obligation to install by the City and shall be signed by the Petitioner MOTION by Commissioner Velin Approving a Master Plan Amendment MP #09-01, by Select Senior Living, to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, generally located at 1314 and 1340 Mississippi Street, 6461, 6441 & 6421 Central Avenue NE with the following stipulations: 2. 3. 4. 5. 6. 7. 8. 9. 10 11 12 The property shall be developed in accordance with the architectural site plan A 1.1 dated January 15, 2009. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A33, titled Elevations, dated 12-19-08. The petitioner shall obtain all necessary permits prior to construction. The petitioner shall meet all Building code, Fire code, and ADA requirements. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. No signs shall be located within the County right-of-way. Any planting within the right-of-way shall be approved by the County prior to planting. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. The petitioner shall identify stormwater management area of site and shall provide necessary easements. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. The petitioner shall obtain any required NPDES Permits. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 26 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. Seconded by Chairperson Oquist. Chairperson Kondrick asked when will this be before the City Council? Ms. Stromberg replied, February 9. Receive the Minute�s of the September 24 2008, Appeals Commission Meeting. MOTION by Commissioner ba to receive the Minutes. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UN IMOUSLY. 5. Receive the Minutes of the MOTION by Commissioner Sielaff UPON A VOICE VOTE, ALL VOTI] THE MOTION CARRIED UNANIM ber 10, 2008, Appeals Commission Meeting. ive the Minutes. Seconded by Commissioner Sibel. AYE, CHAIRPERSON KONDRICK DECLARED SLY. 6. Receive the Minutes of the Augus� 12, 2008, Environmental Quality and Energy Commission Meeting. °�, �` MOTION by Commissioner Velin to receive the �Iinutes. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, THE MOTION CARRIED UNANIMOUSLY. 27 KONDRICK DECLARED � � CfTY OF FRIDLEY AGENDA ITEM CITY COUNCIL MEETING OF FEBRUARY 9, 2009 Date: February 4, 2009 � To: William Burns, City Manager �� From: Scott Hickok, Community Development Director Julie Jones, Planning Manager Stacy Stromberg, Planner Subject: Preliminary Plat Request, PS #09-01, Joel Larson, Select Senior Living INTRODUCTION Joel Larson of Select Senior Living is requesting two separate land use actions from the City of Fridley in order to allow the construction of a 141 unit Senior-Housing building, on the southeast corner of Central Avenue and Mississippi Street. The 141 units will consist of independent living, assisted living, and memory care units. The two actions being requested are a Plat and a Master Plan Amendment. A Plat is being requested to create two new parcels from 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue (vacant), 6441 Central Avenue (vacant), and 6461 Central Avenue (vacant). The two parcels will be occupied by the senior building. The Master Plan Amendment analysis is provided in a separate cover memo. PLANNING COMMISSION RECOMMENDATION At the January 21, 2009, Planning Commission meeting, a public hearing was held for PS #09-01. After receiving public comment and a brief discussion, the Planning Commission recommended approval of plat request, PS #09-01, with the 22 stipulations as presented. THE MOTION CARRIED UNAMIOUSLY. � �a} ;� � .. k� . t381 F39'. �CR 134' 1I47 1 � � PLANNING STAFF RECOMMENDATION City Staff recommends concurrence with the Planning Commission. STIPULATIONS ,�� ; �� . �+I�C4 � ' �9 1.96 �, � �� .�:�.� �.�.W. _.. � ��, � _ _ 7395 c-ii I'3 I � ........ I y A..... � l. _....._..�_ .__......_�. 64TH 839t I '� 13=G � � �363 � 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevafions shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-G1� 08. 3. The petifioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by Cify Staff prior to issuance of building permit. 14. Petitioner fo pay required Park Dedication Fee of $3, 000. 00 ($1, 500 per lot) 15. The petitioner shall provide the City with a copy of the conditions or restricfions for residency within the proposed building. 16. The pefitioner shall provide proof that any existing wells or individual sewage treatmenf systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all wafer and sewer connection fees prior to issuance of a building permit. 18. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. 20. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. 21. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. .: City of Fridley Land Use Application PS #09-01 & MP #09-01 January 21, 2009 GENERAL INFORMATION SPECIAL INFORMATION Applicant: Select Senior Living Joel Larson 12415 55th Street N Lake Elmo MN 55042 Requested Action: Replat 5 lots Master Plan Amendment Location: 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue, 6461 Central Avenue Existing Zoning: All properties are zoned S-2, Redevelopment District Size: Approximate size of entire area to be replatted: 142,857 sq. ft. 3.28 acres Existing Land Use: Single Family homes, small commercial building (garage), and vacant land Surrounding Land Use & Zoning: N: Commercial building & C-2 E: Single Family & R-1 S: Single Family & C-1 and R-1 W: Vacant land and Restaurant & S-2 Comprehensive Plan Conformance: Future Land Use Map in the current Comprehensive Plan and the proposed Comprehensive Plan designates this area as Redevelopment. Zoning History: 1314 Mississippi Street: 1941 — Lot is platted. 1952 — House is built. 1959 — Detached garage built. Rezoned to S-2 in 2005. 1340 Mississippi Street: 1941 — Lot is platted. House and garage constructed pre-1949. Rezoned to S-2 in 2005. 6421 Central Avenue: 1941 — Lot is platted. House and garage built prior to 1949. Rezoned to S-2 in 2005. House fire in 2008 — house demolished. 6441 Central Avenue: Vacant Lot. 1941 — Lot is platted. 1969 — Proposal to build a Tastee-Freez. 1998 — Rezoning request from C-1 to R-1, withdrawn prior to Planning Commission. Rezoned to S-2 in 2005. 6461 Central Avenue: Vacant Lot 1941 — Lot is platted. Rezoned to S-2 in 2005. Legal Description of Property: 1340 Mississippi Street: Lot 15, Block 1, Spring Valley Addition 1314 Mississippi Street: Lot 16, Block 1, Spring Valley Addition 6421 Central Avenue: Lot 19, Block 1, Spring ValleyAddition 6441 Central Avenue: Lot 18, Block 1, Spring Valley Addition 6461 Central Avenue: Lot 17, Block 1, Spring Valley Addition Council Action / 60 Day Date City Council — February 9, 2009 60-Day Date — February 16, 2009 SUMMARY OF REQUEST The petitioner, Joel Larson, of Select Senior Living, is requesting to replat the properties located at 1314 Mississippi St., 1340 Mississippi St., 6421 Central Ave., 6441 Central Ave., and 6461 Central Ave. The petitioner is also seeking a Master Plan Amendment from the original master plan that was approved when these properties were rezoned in 2005. Both the replat and the master plan amendment will allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units. SUMMARY OF ANALYSIS City Staff recommends approval of the plaf and master plan amendment, with stipulations. ■ Provides housing opportunities for Fridley seniors. • Provides additional job opportunities. • Proposed use meets the goals highlighted in the 2030 Comprehensive Plan Staff Report Prepared by: Stacy Stromberg .• PS#09-01 & M P #09-01 OVERVIEW The requests: Joel Larson of Select Senior Living is requesting two separate land use actions from the City of Fridley in order to allow the construction of a 141 unit Senior-Housing building, on the southeast corner of Central Avenue and Mississippi Street. The 141 units will consist of independent living, assisted living, and memory care units. The two actions being requested are a Plat and a Master Plan Amendment. � , �� 13@t '3391 A Plat is being requested to create two new parcels from j 4-"° ' �� 'y� I'�' 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue (vacant), and 6461 �� ` `�° °" �� f�� Central Avenue (vacant). The two parcels will be occupied t,� by the senior building. �� '-$ 133� �_� The Planning Commission and City Council may recall in ��- __ __..._ , 2005 John DeMello and his company Family Lifestyle � � : �;�, Development Corp., were granted a rezoning for the � ° �� subject properties to S-2, Redevelopment District. When ;�,� �,;,.�,:5 any property is rezoned to S-2 Redevelopment District, it �. � �-- � I �Y� requires that the accompanying site plan become the � � ; � ` master plan for the site. Once the rezoning is approved �� '� 6�� '�� <3� � by the City Council, any modification to that originally approved master plan would require a Master Plan Amendment. A Master Plan Amendment needs to be reviewed and approved by the Planning Commission and City Council. Since, the proposed project is different than what was originally approved with the rezoning of these properties in 2005, the petitioner is seeking a Master Plan Amendment. It should be noted that the Housing and Redevelopment Authority will also need to review this Master Plan Amendment as the properties involved are zoned S-2, Redevelopment District. Proposed Project: Joel Larson, with Select Senior Living, is proposing to construct a three story 141 unit senior housing building with 60 independent living � units, 27 memory care units, and 54 -�� t. � j,.� ��%,,;,,r < f�,:, f assisted living units. All of the units ��-' ,�� r�� : �, <<� K � n � will be between 470 sq. ft. and �°��'�`�x� 1,003 sq. ft. The smallest of the `� �� units are memory care apartments ��= ��" �`��" �� ; and are located on the secured � � �' � � � �� . � `� �t.��"�� = � '".� main floor of the south wing of the i� t�`� � r� � �� ' � �� ,v � � �� t �z t building. They will have their own � °� � . �:� �� ' �' �` '�` � �� f � �� ; � �� ~�#��,� private living/dining area and � �" . � �„ � ��,,.1 �,,��-� ;� � � � � kitchenette as well as a private ��"�"�' � �� - - � � � w � � -�� w ,. .. bathing room, a community laundry - and a private fenced in yard. The second and third floors in the south wing will contain 54 assisted living apartments, of which some will be studios, one bedroom, one bedroom with a den, or two bedroom apartments. Each floor of the assisted living area is also provided with a private bathing room and laundry 70 room. The second and third floors of the north wing will contain 60 independent living apartments. Each of these units has their own laundry hook-up as well as a shared laundry room. Within the building there will be several shared amenities such as a shared two-story lobby, a stone fireplace, an intimate cafe, and a sitting area. The mail room, management office, nurses' office, and public restrooms are centrally located off of the lobby as are the central dining room, sports pub, and kitchen. Other shared amenities include an activity room with a small kitchen area and restroom, a media center, the activity director's office, an overnight guest room, a library on the second floor, and a salon and grandparent room for visiting children on the third floor. The development will include 84 underground heated garage parking stalls and 32 surface parking stalls. The buildings architecture will consist of a hipped roof, with the use of brick, veneer, and two colors of complimentary lap siding on the exterior, with balconies. By designing the building to be located as close as code allows to the west property line, the petitioner is proposing to keep as many of the existing mature trees as possible. The petitioner also plans to install a 6 ft. wood privacy fence along the south and east sides of the property. Additional landscaping of new deciduous, coniferous, and ornamental trees along with shrub, perennial and annual plantings are also planned for the entire site to provide a welcoming entrance and development. ANALYSIS Plat Request #09-01 Joel Larson of Select Senior Living is seeking to replat the properties located at 1314 Mississippi Street, 1340 Mississippi Street, 6421 Central Avenue, 6441 Central Avenue, and 6461 Central Avenue to create two separate lots. Both lots will be combined to accommodate the 141-unit senior housing development. The reason the development has 2 lots is because some of the land to be replatted is Torrens property while other portions of it are Abstract. Anoka County doesn't allow the combination of these different types of property without first getting a Registration of Land Titles by District Court Order, which can be a lengthy process. Instead, the developer is choosing to create 2 lots, which will be required to be combined to allow for the development to occur. memory care units. parking stalls. The proposed replat will consist of two lots; Lot #1 and Lot #2, Block 1, Select Senior Living of Fridley. Rezoning a property to S-2, Redevelopment District allows for some degree of flexibility when designing a redevelopment project; however, City staff has asked the petitioner to design their project to try to meet the zoning classification codes most similar to its intended use. The proposed development of a 47,508 sq. ft. footprint senior housing development would be most closely be aligned with a residential development in an R-3, Multi-Family zoning district. The proposed project area is 142,857 sq. ft. (3.28 acres) in size. The petitioner is proposing to construct 141-unit senior housing building, which will consist of 60 independent units, 54 assisted living units, and 27 The development will include 84 underground parking stalls and 32 surface 71 2 R-3, Multi-Family zoning regulations states, the average lot area required per dwelling unit is 2,500 sq. ft. for the units on the first (3) three stories with an additional 950 sq. ft. per unit from the fourth through sixth stories. National and regional development trends for assisted living and memory care appear to point to a lesser lot size requirement. The S-2 District classification will allow this land to unit ratio, without a variance. Though well-maintained landscaped grounds are essential to project appeal and resident enjoyment, the size of the lot in this situation can be smaller because the opportunity for residents to participate in larger scale outdoor activities on the grounds is much smaller. Also, less land is required because of the fact that the residents typically do not have cars, nor do they drive. Therefore, there is a lower standard for the number of parking stalls required and less land area to accommodate that automobile use. Consequently, this site size is adequate considering the ratio of assisted living and memory care, to independent living. There will be a stipulation with the recommendation on this project that requires that the building continue to be used with the resident population ratios proposed. If not, purchase of additional land and a Master Plan amendment will be required, prior to that resident ratio modification. The proposed 3-story building will be 35 ft. high at the midspan, which meets City code requirements. The proposed project is also in-compliance with lot coverage, parking and all setback requirements, except the rear yard setback. The R-3 zoning code requires a 25 ft. rear yard setback, and the proposed building is setback at 23 ft. 2 in. Discussions and correspondence with Anoka County when the John DeMello project was before the City in 2005, indicated that additional right-of-way on Central Avenue and Mississippi Street will be required for future reconstruction purposes. The County anticipates that additional right-of-way will need to be dedicated along both Central Avenue/Mississippi Street in order to provide the necessary turn lanes for future safety and operational purposes. The County assumes when the Central Avenue/Mississippi Street intersection is reconstructed, it would be centered in the 120 ft. right-of-way corridor. Consequently, roadway right-of-way dedication needs for this site are 27-30 ft. adjacent to Mississippi Street and 10 ft. adjacent to Central Avenue. To be safe, staff has assumed that the County will be requesting the same right-of-way dedication from this developer as they have with the past developer's proposal. A letter from the Anoka County Highway Department on January 7, 2009, confirmed this to be an accurate assumption. Consequently, the petitioner has drawn the site plan to illustrate right-of-way dedication along both County Roads. Due to necessity of that right-of-way dedication, the rear yard setback falls short of ineeting code requirements by 2 ft. 10 inches. With the flexibility allowed in the S-2, Redevelopment district, the diminished setback can be recognized under the City's Master Plan Amendment approval, and no variance would be required. Master Plan Amendment Request MP #09-01 The petitioner is requesting a Master Plan Amendment to the original Master Plan that was approved as part of the 2005 rezoning of the subject properties to S-2, Redevelopment District. The original rezoning and master plan was approved to allow for the construction of mixed used building, with a 10,492 sq. ft. retail complex that would occupy the lower level of the northeastern corner of the building and have 70 owner-occupied condominium units occupying the remainder of the building. Despite the fact that the preliminary plat and rezoning and subsequent master plan were all approved for this site, the project never came to fruition, because the final plat was never submitted for approval. As stated earlier, the properties involved in the Master Plan Amendment are 1314 Mississippi Street (single family home and garage-welding shop), 1340 Mississippi Street (single family home), 6421 Central Avenue (single family home), 6441 Central Avenue (vacant lot), and 6461 %Z 3 Central Avenue (vacant lot). All properties involved are currently zoned S-2, Redevelopment District. If the Master Plan Amendment being discussed in this report is approved by the City Council, it should be noted that any major modification of the site plan would again be required to go back to the City Council for review and approval. Comprehensive P/an Conformance The City's Zoning Ordinance and official Zoning Map are the mechanisms that help the City achieve the vision laid out in the Comprehensive Plan. The 2020 Comprehensive Plan was developed with resident input taken from several meetings held between 1998 and 2000 and is a"too/ intended to help guide future growth and development of the community while looking to the future and working towards achieving a community wide vision". The rezoning was approved for the DeMello project since it was in line with the City's vision laid out in the Comprehensive Plan. The proposed senior project meets several of the objectives that the residents of Fridley identified in the visioning sessions for the 2030 Comprehensive Plan update. This update is before the Met Council for approval at this time. One of the goals identified through those meetings and the telephone survey was to "Maintain Fridley as a desirable place to live." Ways to accomplish that goal are to provide more housing diversity and to make Fridley a place where the aged can stay. Only about 8% of Fridley's housing is of the townhome or condominium structure type, yet 23% of Fridley's residents were over age 55 in 2000, and that percentage is growing. To accommodate Fridley's senior citizens desires to live in maintenance-free housing (no yards/house exterior care), more types of senior housing needs to be constructed. Types of senior housing to consider are one-level townhomes, independent living, assisted living, nursing home/memory care facilities. It is also important to explore the availability of a private maintenance service that would allow seniors to stay in their single family homes. This area of Old Central between Mississippi Street and Rice Creek Road is identified as an area for future redevelopment in both the existing 2020 Comprehensive Plan and the proposed 2030 Comprehensive Plan. The Economic and Redevelopment Plan chapter in the 2030 Comprehensive Plan, states that the City should continue to pursue high density senior housing in this area due to the demand for this type of housing in Fridley. The purpose of redevelopment is to provide the opportunity for more efficient land uses and eliminafe inefficient land uses and under-utilized parcels. Redevelopment can a/so provide an opportunity to meet current market demands and desires of the community, creates new tax base, and creates additional job opportunities. All the above purposes of redevelopment have the potential of being met with the redevelopment of this area for a Senior Living facility. HOUSING STUDY The petitioner hired Maxfield Research Inc., to complete a Preliminary Demand Estimate for Senior Housing in Fridley. The analysis done takes into account the demand for independent living, assisted living and memory care senior housing by calculating demographic, economic and competitive factors that would impact current demand for senior housing units in the designated "Market Area." The "Market Area" in which Maxfield analyzed includes the communities of Fridley, Columbia Heights, Spring Lake Park and Hilltop. The analysis done indicates that there is a demand in the Fridley area for 200 units of the above reference nature. They note that over the next five years the level of units demanded now will likely decrease due to other competitive developments in the area that are now in some stage of planning or construction. 73 a TRAFFIC 2030 Comprehensive Plan — Transportation Chapter The City's 2030 Comprehensive Plan indicates that in 2005, the portion of Old Central adjacent to the proposed Senior Living project carried 8,900 vehicles per day. At this traffic level iYs carrying almost the exact amount of traffic the roadway was designed and constructed to function at a Level of Service (LOS) D. The 2030 Comprehensive Plan anticipates that Old Central will be carrying over 10,000 vehicles per day by the year 2030, based upon increases in population for Fridley & surrounding communities, as well as redevelopment and reinvestment within Fridley. At 10,000 vehicles / day, Old Central will be at its capacity. As a result, Anoka County is requiring that additional right-of-way be dedicated with this plat, to ensure that the additional land needed is available to eventually expand the roadway. Review of Traffic Study prepared by Fo/z, Freeman, Erickson, Inc. The petitioner had Foltz, Freeman, Erickson, Inc., perform a traffic analysis on the proposed use. The consultants performed a trip generation analysis based on the methods and rates published in the ITE Trip Generation Manual, 7th Edition. The consultants used the Assisted Living Land Use category in the ITE manual to determine that the proposed Senior Project complex would generate a total of 433 trips per day if all 158 beds within the complex were occupied. The Congregate Care Facility (Independent Living) land use would generate a total of 340 trips per day if all 158 beds were occupied. The consultants used the numbers for the Assisted Living land use to provide the worst case scenario for traffic at this facility, because it generates more traffic than an Independent Living land use. This can be attributed to the fact that an assisted living facility requires the need for more staff and employees. Trip Generation ITE Description Land Use 254 Assisted Living Land Use (141 units) Daily AM Peak Hour AM Peak Hour PM Peak Hour PM Peak Hour Trips (Mississippi (Central Ave) (Mississippi (Central Ave) St) St) In Out In Out � In Out � � In Out � 433 13 8 5 3 9 11 16 19 It should also be noted, that according to the ITE manual, studies have shown that less than 5% of residents in an assisted living facility own vehicles, and if they do, they are rarely driven. Employees, visitors, and delivery trucks make up most of the trips to this facility. The ITE manual also points out that the "peak hour" generator typically doesn't coincide with the "peak hour" of the adjacent street traffic for an assisted living facility. This is primarily related to the shifts of the employees beginning at 7:00 a.m., 3:00 p.m., and 11:00 p.m. The typical peak hours on most roadways are between 6:00-7:00 a.m. and 3:00-4:00 p.m. WETLAND AND STORM WATER MANAGEMENT The petitioner hired Graham Environmental Services (GES), Inc., to complete a Wetland Evaluation Report for the project area. Based on GES's finding, no wetlands exist on the site. The petitioner has submitted the proposed project to the Rice Creek Watershed for the necessary approvals and permits. Once Rice Creek Watershed has reviewed and approved the project, the City's Engineering staff will further review the project. 74 5 The petitioner has stated that storm water management for the site will be handled in an underground drainage system designed to meet the watershed's requirements for rate, quality and volume control. The underground system will surround the building providing infiltration and storage, while directing the water to an existing storm sewer system found on the east boundary of the site. One of the reasons the petitioner is choosing to install an underground drainage system instead of a typical above ground pond, is to try to save as many of the mature trees as possible. STAFF RECOMMEDATION City Staff recommends approval of the Preliminary Plat, PS #09-01 and Master Plan Amendment, MP #09-01 with stipulations. • Provides housing opportunities for Fridley seniors. • Provides additional job opportunities. • Proposed use meets the goals highlighted in the 2030 Comprehensive Plan STIPULATIONS Staff recommends that if the Preliminary Plat and Master Plan Amendment are approved, the following stipulations be attached. 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevafions, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by fhe County prior to planting. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater managemenf area of site and shall provide necessary easemenfs. 10. Stormwater management maintenance agreemenf shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering sfaff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitionerto pay required Park Dedication Fee of $3,000.00 ($1,500 perlot) 15. The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permif. 18. The petitioner shall combine Lot 1 and Lof 2 for tax purposes and to allow the proposed development to occur over both lots. 75 s 19. Screening through the use of a fence or landscaping shall be approved by City staff prior fo installation. 20. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need fo be obtained. 21. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalizafion or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. 76 � 0 �� o& m4 '� � � � S �� a� �� 6 $ �� r�o�xrr�sr.:a�.in x��x�+.„,V Ho. ae� e I i t � X Q � �S >� �`� �� g � �n e � � N O �y � -�O(1 T � � � gR� � N�� g `�N �� h y � I N I Cfn I � � C.� � � � y �o� L a0a3r � ^� � < m � A � ��D �—�N� � N.,.,� � � o�gg� o �� o �n � �n � �,a� � ��,o� � �R� a�� o� �o „Wr a�� a� x � � �� SELECT SENIOR LIVING o NoT To BE p � � ' USED FOR � srchitects g�� [NDEPENDANT LIVINC, ASSISTED L]VING, AND MEMORY CARE g�STPoICTION ��.w.x,�m FRIDLEY, MN 77 "'�`w�"""""`e'u`"`""°"� .....�m. � � OLD � CENTRAL AVENUE (COUNTY STATE'E,AlD HJGHWAY NO . 35) � � � � � �j`� - - � ��_ � Ij� � �� . 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This Special Use Per 't will be brought back to the Fridley City Council for review six months after issuanc to ensure continued compliance, and City staff shall be given the opportunity to revi any new leases before new tenants lease available space. Seconded by Councilm ber Barnette. UPON A VOICE�OTE, ALL VOTING AYE, MAYOR LUND DECLARED THE MOTION CARRI UNANIMOUSLY. 12. Preliminary Plat Request, PS #09-01, by Select Senior Living, to Replat 5 Lots to Allow for the Construction of a Senior Living Project, which will Consist of Independent Living Units, Memory Care Units, and Assisted Living Units, Generally Located at 1314 and 1340 Mississippi Street, and 6461, 6441 and 6421 Central Avenue N.E. (Ward 2). 13. Master Plan Amendment, MP #0901, by Select Senior Living, to Allow for the Construction of a Senior Living Project, which will Consist of Independent Living Units, Memory Care Units, and Assisted Living Units, Generally Located at 1314 and 1340 Mississippi Street, and 6461, 6441 and 6421 Central Avenue N.E. (Ward 2). Scott Hickok, Community Development Director, stated he would like to present Items 12 and 13 together. Petitioner is requesting a plat to create two new parcels to construct a senior housing building. A master plan amendment was also requested. When any property is rezoned to S-2, it is required it be accompanied by a site plan that will ultimately be the master plan for the site. Since the proposed project is different than what was originally approved with the rezoiling of this property, a master plan amendment is now required. The petitioner is proposing to construct a three-story, 141-unit building with 60 independent living units, 27 memory care units, and 64 assisted living units. All the units will be between 470 and 1,003 square feet. They are "for rent" units, not "for sale" units. The developer will include 84 underground heated garage parking stalls and 32 surface parking stalls as well. The building will have a hipped roof and will be brick veneer. It will have two colors of lap siding on the exterior, and some units will have balconies. The architecture is very attractive. Mr. Hickok stated by designing the building to be located as close to what the City Code would allow if this was an R-3 site to the west property line, the petitioner is proposing to keep as many of the existing mature trees as possible. Mr. Hickok stated the Petitioner plans to install a 6-foot privacy fence along the south and east sides of the property. The site will be landscaped with new deciduous, coniferous, and ornamental trees along with shrubs, perennials, and annual plantings to provide a welcoming entrance to the development. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 _ PAGE 13 Mr. Hickok stated Petitioner is seeking to replat five lots to create two lots. The reason is that some of the property is torrens and some is abstract. Anoka County does not allow the combination of these different types of land without first getting Registration of Land Titles by DistYict Court Order, which can be a very lengthy process. Instead the developer is choosing to create 21ots, which will be required to be combined to allow for the development to occur. Mr. Hickok stated rezoning a property to S-2 Redevelopment District allows for some degree of flexibility when designing a redevelopment project; however, City staff has asked the Petitioner to design their project to try and meet the rezoning classifications most similar to its intended use which would be R-3, Multi-Family Residential. The R-3, Multi-Family, code states the average lot area required per dwelling is 2,500 square feet for the units on the first three stories with an additional 950 square feet per unit from the fourth through sixth stories. The S-2 district classification will allow the proposed land-to-unit ratio without a variance. Mr. Hickok stated there will be a stipulation with the recommendation on this project that requires that the building continue to be used with the resident population ratios as proposed. If not, they will need to purchase additional land, and a master plan amendment would be required prior to resident ratio modification. The reason for that is if they should reduce the number of memory care or assisted living and increase the amount of independent living units, that would mean more cars and we would ask them to go with more of an independent living ratio instead of this lower number of stalls allowed because of it being memory care and assisted living. Mr. Hickok stated the proposed project is in compliance with lot coverage, parking, height, and all setback requirements except the rear yard setback. So, even though it is an S-2, it is designed really like an R-3 project. The R-3 code does require a 25-foot rear yard setback, and the proposed building is setback at 23 feet 2 inches. The rear yard in this case is the one that is furthest from Mississippi. It is not the one that is to the east but the one to the south that backs up to the properties. There are single-family residential homes on 64th Avenue. Mr. Hickok stated Anoka County is requiring that additional right-of-way be dedicated along both Old Central and Mississippi Street. As a result, the rear yard falls short of ineeting the 25- foot requirement by 2 feet 10 inches. Flexibility though is allowed in the S-2 District, and the diminished setback can be recognized under the City's master plan amendment approval and no variance would be required. They have been very good about keeping this an R-3 development basically with the exception of that setback. Mr. Hickok stated Petitioner is also requesting a master plan amendment to the original master plan approved as part of the 2005 rezoning for this site. The original rezoning and master plan were approved to allow the construction of a mixed-use building with 10,492 square feet of retail on the lower level and then a 70-unit owner occupied condominium project above. Despite the fact that the preliminary plat rezoning and the master plan were all approved for this site, the project never came to fruition because the final plat was never submitted for approval. If the master plan amendment being discussed is approved by the City Council, it should be noted that any major modifications to this site plan would again require that it come back before the City Council for review and approval. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9. 2009 PAGE 14 Mr. Hickok stated the 2020 Comprehensive Plan was developed with resident input taken from several meetings held between 1998 and 2000. The rezoning was approved for the DeMello project because it was within the City's vision laid out in the Comprehensive Plan. The proposed senior project meets several of the objectives residents of Fridley identified in the visioning sessions for the 2030 Comprehensive Plan. One of the goals identified through those meetings and a telephone survey was to "Maintain Fridley as a desirable place to live." Ways to accomplish that goal are to provide more housing diversity and to make Fridley a place where �he aged can stay. Only about 8 percent of Fridley's housing is of the townhome or condominium structure type, yet 23 percent of Fridley's residents are over 55 or were in 2000. To accommodate Fridley's senior citizens' desires to live in a maintenance-free housing situation, more types of senior housing need to be constructed. The Comprehensive Plan does show the area of Old Central between Mississippi and Rice Creek Road as an area for redevelopment. The Economic and Redevelopment Plan in the 2030 Comprehensive Plan states that the City should continue to pursue a variety of housing types iri this area. Mr. Hickok stated Petitioner hired Maxfield Research to complete a Preliminary Demand Estimate for Senior Housing in Fridley; and the analysis takes into. account the demand for independent living, assisted living, and memory care. They ha�e calculated demographics, economics, and other competitive factors that would impact the current demand in the marketplace. They feel very comfortable with the project that they have. The market area in which Maxfield analyzed also included Columbia Heights, Spring Lake Park, and Hilltop. The analysis indicates that there is a demand in the Fridley area for 200 units of this nature. Mr. Hickok stated the City's 2030 Comprehensive Plan indicates that in 2005 the portion of Old Central adjacent to the proposed project carried 8,900 vehicles per day. At this traffic level, it is carrying almost the exact amount of traffic the roadway was designed and constructed to carry and to function at a level of Service D. The 2030 Comprehensive Plan anticipates that Old Central will be carrying over 10,000 vehicles per day by the year 2030. At 10,000 vehicles per day, Old Central will be at its capacity. As a result, Anoka County is requiring additional right- of-way with this plat to ensure that the additional land needed is available to eventually expand the roadway. Mr. Hickok stated Petitioner had Foltz, Freeman, Erickson, Inc., perform a traffic analysis on the proposed use, using methods and rates published in the ITE Trip Generation Manual, 7rh Edition (ITE) which is the industry standard. They used the assisted living land use category in the ITE manual to determine that the proposed senior project would generate a total of 433 trips per day if all 158 beds within the complex were occupied. Independent living land use would generate a total of 340 trips per day if all 158 beds were occupied. The consultants used the number for the Assisted Living use to provide the worst-case scenario for traffic at this facility because it generates more traffic than an Independent Living land use. This can be attributed to the fact that an assisted living facility requires the need for more employees. Also, it should be noted that according to the ITE manual, studies have shown that less than 5 percent of the residents in an assisted living facility own vehicles. If they do, they rarely drive them. Employees, visitors, and delivery trucks make most of the trips to this facility. A delivery vehicle coming and going is "two trips." The ITE manual also points out that the peak hour generator typically does not coincide with the "peak hour" of the adjacent street traffic for an FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 15 assisted living facility. This is primarily related to the shifts of employees beginning at 7:00 a.m., 3:00 p.m., and 11:00 p.m. The typical peak hours on most roadways are between 6:00 to 7:00 a.m. and 3:00 to 4:00 p.m. according to traffic analysis standards. Mr. Hickok stated Petitioner hired Graham Environmental Services Inc. (GES) to complete a Wetland Evaluation Report for this project and, based on their findings, no wetlands exist on this site. The petitioner has submitted the proposed project to the Rice Creek Watershed for the necessary approvals and that review is underway. Once the Rice Creek Watershed folks have reviewed the plan and approved, the City's Engineering staff will further review this project. Mr. Hickok said Petitioner has stated that storm water management for this site will be handled in an underground drainage system. The cost of those underground drainage systems are very high, but it allows them to put it underground and keep more landscape on the surface and keep more open space. By having this alternate design they can work around the trees on the site. Mr. Hickok stated Petitioner held a neighborhood meeting on January 12, and about 20 to 25 people attended. Specific information about that meeting would be best provided by the petitioner. The Planning Commission held a public hearing for these items on January 21. After receiving public comment and having a short discussion, the Planning Commission unanimously recommended approval with twenty-two stipulations. Staff recommends concurrence with the Planning Commission's recommendation. Commissioner Varichak asked if Petitioner had any problems with the 22 stipulations. Mr. Larson replied, no. Commissioner Varichak asked whether he has the proper financing for doing this project. Mr. Larson said he had partners. He does not have financing, but feels very comfortable that they will be able to get the financing. In today's economy, the banking industry changes daily, so it is always a challenge. They are closing on a site in Mounds View the last week of February which is a$12 million site, and their next one will be this one. Councilmember Saefke asked for an explanation on the difference between Torrens and abstract properties. Mr. Hickok said abstract property is probably the most common property. Torrens property goes back to a formal but court-ordered way of describing land. Because it comes by virtue of court order, it takes actually a court order to change that back. There is a formal process and by order of the court then they could have that description changed and an abstract designation put on the property. We experienced that on the southwest quadrant. We went through a process whereby the developer had some abstract and torrens property. In that case they felt more comfortable going and asking the court to change it. We have other situations out there where there is development and there is a mixed of torrens and abstract where the County is okay with it being a tax parcel but they will not blend the lot lines. They need to keep that distinct unless the court otherwise orders. He asked Attorney Knaak if he had anything to add. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 16 Fritz Knaak, City Attorney, said Minnesota has two different systems for recording land. One is the normal abstract systems where it is described in metes and bounds, or if you have a plat that has been platted you can just sell it based on those descriptions. Minnesota also has a system called the "torrens" system where you basically start a legal proceeding. The purpose is to make your title good through a declaration of the court. You then get a Torrens Certificate or an Owner's Certificate. It is considered a far more secure way of owning property. To do anything, whether you put a mortgage on it or anything like that, you actually have to have it specifically recorded on the certificate and there is a formal process you follow. The two systems are parallel. A torrens property can be right next to an abstract parcel. The hope was that the whole state would eventually go torrens and it has not happened. Councilmember Saefke said he noticed in the Planning Commission that Petitioner intends to save as many mature trees as possible. He asked what percentage of trees could be saved. He said he also noticed Mr. Larson has a 90 square foot tree spade. Mr. Larson replied he is one of the few developers who actually likes trees. They do have a tree spade. Their intentions are to use that as much as they can. On the landscape plan they have indicated a lot of trees on the backside. Depending on what kind of tree it is and how it looks, they may take it down. Their intention is to put up some more trees to buffer the side yard. Councilmember Saefke stated he also noticed Mr. Larson had some discussion with one of the neighbors about fencing, and he seemed very amenable to working with the neighbors on the kind of fencing that they want. One proposal is a six-foot high wooden fence. Mr. Larson stated at the neighborhood meeting he did talk to a gentleman who he thinks has the adjacent property on the backside. He asked him what type of fence he wanted. At that point he did not have one. If he wants the PVC-type fence that is maintenance free, they would be happy to do or even if he wants a cedar fence. They are very open to that and can coordinate that through staff. They want to be good neighbors. On the design of the building, they also kept the balconies off the back of the building so they are not looking down on top of the neighbors in their backyards. The balconies are on the front and on the Mississippi Street side. Councilmember Saefke asked Mr. Larson if this building is going to be comparable to the Norwood Square building. Mr. Hickok replied, comparable in terms of age-restricted, that it has a hip roof on it and it has some brick on it. He said he though it was inore comparable to the Noah's Ark building and the Banfill building. Councilmember Saefke asked whether the front of the building will be facing Old Central. Mr. Larson replied, correct. Councilmember Saefke asked if that is where the entrance would be. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9s 2009 PAGE 17 Mr. Larson replied, correct. Councilmember Saefke asked if there would be a right turn lane into the development. Mr. Hickok replied there is no plan because of the volume of traffic for one, to put a turn lane into their front drive. One of the things that did evolve through their discussions with the County was that they limited access to Old Central to one access point. That is taken at the point back where the DeMello project had its access point with the idea that once development happens across the street, they will be looking across at access points, and it would line up the way we would want it to. If the roadway is widened, there may be a different design. Councilmember Saefke stated there has been some criticism about the size of the units. He said his house is only 938 square feet and two kids and two adults have lived there for almost 40 years just fine. A facility that is very necessary. He does believe that our community is getting older and there is a need for this type of housing. Some of the concerns of the neighbors have been taken care of and he thinks Mr. Larson is very willing to work with them. He thinks it is good project. Councilmember Bolkcom asked if there were any concerns related to the Rice Creek Watershed District. James Kosluchar, Public Works Director, said they looked at the grading plan which does not seem to be a problem. He does not know the particulars on the underground storage system. Rice Creek has a fairly elaborate set of nzles and instructions that professionals will follow in a design for a building like this. Councilmember Bolkcom said but we do not see it at this point because they have only looked at the grading. They do not really look at any of the other issues until after the Rice Creek Watershed District gives their approval. Mr. Kosluchar agreed. Councilmember Bolkcom said she wanted to go on record that she thinks they either need to have the maintenance free fence or a wooden fence. She does not think a chain link provides enough privacy. Mr. Larson said their intention is to do either wood or maintenance free. Not a chain link. Councilmember Bolkcom asked about vaxiances. Mr. Hickok stated a 7-foot fence is allowed in the residential district and is very typical. Mr. Larson stated he is okay with a 7-foot fence if that is what the neighbors and the City want. Councilmember Bolkcom asked, as far as variances, if this was not an S-2, the only variance they are looking at is 2 feet 10 inches. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 18 Mr. Hickok replied, yes. If we were talking about "for sale" condominiums, we would be talking about 2,500 square feet of land per unit. But we are not. We are talking about an assisted living memory care facility where the units are small and that, too, is recognized through the S-2. It is not that pure formula of one unit per 2,500 square feet that you would find if this were "for sale" condominiums or something else. Councilmember Bolkcom asked but it is not decreasing in any way the green space or any of our requirements. The only real variance here is because of it being an S-2. They are not requesting to have any less green space. Mr. Hickok said we made a text amendment to the City Code, to recognize that certain types of senior living would have less demand for parking. There is no commercial included like the previous proj ect, so the parking requirements are reduced. There will be a lot more green space on this site. Mr. Larson stated with respect to the 2 feet, it is just a stairway that is coming out of the building that is encroaching. Councilmember Bolkcom asked about the traffic generated at the site. Mr. Hickok replied the ITE Manual for owner-occupied units has a number of 7 trips per day if he is not mistaken and, at 7 trips per day, they would be looking at over 900 trips for this development. In the presentation, he believed they said the numbers were 480 or 344, depending on whether they used all independent living or a mix with memory care. The trips generally are from staff, deliveries and visiting family members, not from the residents. Councilmember Bolkcom stated from her experience with assisted living and memory care, there are staff there but it not an incredible increase of staff. Mr. Larson replied, you will see 1 per 15. Staff park inside and underneath. Councilmember Bolkcom asked about the shifts--staff working between 7 and 3 and 11 o'clock at night. She said she thought the peak morning hours would be 7 to 8 o'clock. She asked if there would be any problems. Mr. Hickok stated the distinction is if there are any residents with cars there who drive, they are not going out at those peak hours. Councilmember Bolkcom stated they are talking about probably half the traffic than the previous development. Mr. Hickok said he thinks maybe more like an eighth, because the previous project was for an owner-occupied unit for what they call "active adults" starting at age 55. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9. 2009 PAGE 19 Mr. Larson stated their average age is 80 years old. They are there because they need to be there. Councilmember Bolkcom stated staff said Stipulation No. 20 says if there was a major modification in the plan that they would have to come back before Council. Mr. Hickok said they have much more protection with the S-2 because you do not make a modification to the footprint of the building without coming back before Council. If you are going to change the master plan it is going to come back to the Council. Councilmember Bolkcom stated she went on-line and looked at other facilities with assisted living and memory care. She looked at the sizes because someone made the comment that these were sma11. They are not. They are about the same size you would see at other places. Our community needs this. Rental property does not concern her. She knows there was also some question about Section 8, and this is not something that would be in this facility other than the Anoka County vouchers. It is a wonderful opportunity for people in our own community. She understands the petitioner is going to be working with the neighborhood. Keeping the big trees is huge. Also, there is the underground water storage and they do not have to deal with a ponding issue. It looks like a quality project. Councilmember Barnette said if the plan ever needs to be modified or anything, it has to come back before the City, correct? Mr. Larson replied, correct. Councilmember Barnette asked Mr. Larson, using his facility in Coon Rapids, could he give them a rough percentage of couples vs. singles residing there. Mr. Larson said he believes they have two couples in the building. It is just opening now. By the end of February they should have about 40 residents in it out of the 90-unit building. Councilmember Barnette asked if there is an association agreement and if they have a say in how the association is run. Mr. Larson said there is no. However, they do have monthly meetings with their residents and get their input on food and activities. They have a full-time activities director. They have full- time nursing and full-time chefs. There is a lot of common space, so when people start talking about room sizes, they are basically sleeping in their rooms. They have the ability to have a one- bedroom plus den if they can afford it, or they can have an efficiency if that fits their budget. Councilmember Barnette asked about the memory units. He asked if the County would get involved if there was a need for placement of a person under 55 in a memory unit and if they would be required by law to provide a unit. Mr. Larson replied, if a doctor or nurse assessment says there is a 45-year old person who needs to have memory care, they will look at that, although they are not advertising for that. There FRIDLEY CITY COUNCIL MEETING �F FEBRUARY 9, 2009 PAGE 20 may be laws about that, and they do have to obey them. Councilmember Bolkcom stated there is some question about actually increasing the kitchen to have congregate dining and that other seniors could go there and eat. She asked if it would generate an additiona1340 trips if all 158 beds were occupied. Mr. Larson stated budgets are getting tightened up, and Meals on Wheels and all the other programs are starting to disappear. They would like to be able to market to some of those people who are 72, 73, or 74 years old who have a friend here and want to come and have lunch with their friend. They are designing and making the dining hall a little bit bigger to invite those people to come and have dinner or lunch. It would be surprising if they had 20 people a day extra stop in and have lunch. They are going to open it up to seniors so they can get a feel for the building. Councilmember Bolkcom said that was her only concern. She knows that at the Fridley Community Center a fair amount of seniors from other communities come to the lunches. She was wondering about the increased traffic, but he is saying it would be big enough to accommodate no more than about 20 to 25 people. Mr. Larson replied, somewhere in that range. He does not know the exact number but they are making it a little bit bigger. There is also a little cafe out front that seats 10 to 12 people so that could be another area a group could sit and visit and have lunch together at a cheap price--$3, $4, or $5 a meal. It is just something they want to offer seniors. Councilmember Bolkcom asked if the trips would generate additional traffic. Mr. Hickok said those are blended into the visitation trips already. Councilmember Bolkcom said there was a public hearing on this matter before the Planning Commission. Mr. Hickok said the two items before them require a public hearing before the Planning Commission. Mayor Lund said he would like to give the people present in the audience an opportunity to give them new information. They have the minutes from the Planning Commission. There was also a neighborhood meeting held as well. Pam Reynolds, 1241 Norton, stated one of the things she is wondering about is the replat to two lots. In 2005, Mr. DeMello sought to replat the multiple lots to one lot. This was granted by Council. Now the developer is seeking to make two lots because of land recording issues. Her research took her to the Anoka County property tax records where it showed the property on Mississippi is abstract and the other one was changed to abstract on February 3 and was previously Torrens to January 30, 2009. With respect to the properties on Old Central, it shows one changed to abstract on February 3, 2009, that was previously Torrens through January 30, 2009. Strangely enough, 6441 and 6461 did not appear on any property records at the County or FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 21 at the City self zoning. She asked how much of the original plan remains in tact. Does the County still recommend the 64�` Avenue access. There was really no discussion about what the landscaping will be. There was no discussion regarding the alley easement that people in the neighborhood had a concern with previously. She said the storm water issues seem to have disappeared. In 2005 there was concern by Jon Haukaas that there was a problem there. Nancy Jorgensen said there was a problem there. A document from the Rice Creek Watershed said there was really no way to tell what the impact would be until the project was built. She is not sure how much of a difference putting the water underground is going to make. They did find there was a problem with the underground parking and that is why they built it at grade and bermed it. In 2005 and in Planning Commission meetings, Stacy Stromberg said that R-3 was the closest. The DeMello project pretty much had to meet those R-3 requirements, and she believes our zoning code language in 2005 said it needs to meet the closest. Now the Planning staff is saying that the S-2 has some special leeway. Our City Code S-2 does absolutely nothing to describe what the lot lines are and what the usages are. It refers you back to City Code for an "S" District which tells you nothing. Ms. Reynolds stated this proposed project is 142,847 square feet with a proposed footprint of 47,508 square feet, giving it a 33.26 percent lot coverage. In an R-3 it would be a max of 30 even with underground parking. The DeMello project was 26.67 percent, and that was one of the 11 reasons given for denying that project was the amount of lot coverage. The R-3 requirement is what was used on the old one, and she does not understand how a master plan amendment changes what code requirement they have. Ms. Reynolds stated Ms. Stromberg noted that the proposal meets several of the goals in the Comprehensive Plan. However, the one thing she failed to mention is that the citizen survey identified single-level senior housing as the desire of 67 percent of those polled. Assisted living and those things came in there, too. She went back and looked at the paperwork from the DeMello project. Some of the concerns are still very valid. One of those was the height of the proposed structure on the parcel in the development would significantly block sunlight and impede the view of adjoining residential development more than what they currently enjoy. All of a sudden a different developer, and the size of the building becomes okay. She still has a concern using that piece of property for such a huge building. She wonders what the impact is and what the possibilities will be for developing the other side of the street. She thinks there are some issues with the zoning. Ms. Reynolds stated is also concerned with the number of projects the Petitioner has going on. They have projects in Coon Rapids, Mounds View, and it is her understanding there is one in Stillwater. She is also concerned about the cost. Mr. Hickok said this developer is not getting benefits the other developer did not. The height of the building, for example, is precisely the same as the DeMello Project. Mayor Lund asked what the mid-roof height was. Mr. Hickok replied, 35 feet at mid span. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 22 Mr. Hickok stated the point in coming back for a master plan amendment is that the original plan did not stay in tact. There is a new footprint, and there is a new project here. Also, they may recall along the right-of-way side of the road, in the northwest corner of the site, the DeMello Project had a deficiency that had to be recognized by the S-2 District. This 2-foot 10- inch variance is much less than the deficiency that revealed itself through the DeMello Project. Mr. Hickok stated regarding an easement that land locks the land, that does go back to a time when there was a discussion about a property on 64�' that has a right-of-way that runs along the east side of that property and then dead-ends at their back property line. There was some discussion during the DeMello project about access. This project does not go down to 64"' Avenue, so it cannot even be considered here. With respect to the alley behind the building, the developer has not sought to do anything different other than develop the land they own here. An alley has not been an issue. Mr. Hickok said storm water issues go to the Rice Creek Watershed District and only after they have been thoroughly reviewed do they go to our engineers. Councilmember Bolkcom asked if it was less of an issue because of the underground parking. Mr. Hickok stated it is less of an issue. Anytime you limit the hard surface on a site, you are eliminating some of the runoff. With respect to the landscaping and what will be required, there was no relaxation of the landscaping requirements for this developer. There is a relationship between the size of the building and/or the size of the lot and the number of trees that are planted. That is what is used by staff to calculate whether the project meets the requirements or not. Mr. Hickok said the S-2 District is predicated on the master plan. Council has the ability to approve a project based on its master plan. We ask the developer to match the R-3 as close as they can. Staff tries to alleviate any problems by asking the developer to do this. It is not a requirement or law. We are doing that to help make the project blend in the area and make it as close to the R-3 District as possible. It is based on a master plan, and Council, in its discretion, can approve a plan that is very, very different than the R-3. With respect to lot coverage, there is some benefit to parking underneath the building, and it is an incentive for developers because they can do a bigger footprint if they put the parking underneath the building. It does limit the surface parking outside and goes a long way to m�imizing the green space and the overall aesthetics of the development. Mr. Hickok stated regarding blocking access to light, in the R-1 District, they can go that high. Someone can build a house that is multi-stories high and have the same issue. If you saw a shadow study on this site, the argument about the shadow would go away pretty quick. Mr. Hickok said this developer is not being given any breaks. Mayor Lund stated regarding the DeMello project being under the 30 percent and this one at 33 percent, even though the parking may be less, diminishing the need for some storm water storage, the footprint is larger. Is it correct this is exceeding it by a little over 3 percent? FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 23 Mr. Hickok stated there is a 10 percent benefit basically for a building. This really gives you the benefit or the incentive to put the paxking under the building, and then you can go the full 30 percent with the footprint of the building. With the S-2 master plan, they have some discretion. They are not held to an R-3 standard. Staff asked the developer to get things down to an R-3 standard if they could. William Burns, City Manager, asked Mr. Hickok to address Ms. Reynolds' concerns regarding the two lots that do not appear to be on any property records. Mr. Hickok said he believes it needs to be investigated further. With respect to property changing from Torrens to abstract, he would go back to the original developer on this project who probably did not understand that and came in believing that they could file a plat as one lot but understanding that they would have to have a court ruling on that piece of property before it could all become abstract. This developer determined what is Torrens or abstract. A preliminary plat has been reviewed by the County surveyor. What they are saying is you have an abstract piece here and you have to reconcile those. You do not have to change it to abstract and have the entire lot that way, but you do have to recognize that they cannot be joined and made one lot. Mr. Larson stated he has a site plan that is basically the same thing the Council has as a landscape plan, except the landscape plan will identify the species of trees. Mayor Lund asked if the plan showed every tree that will be on the site. Mr. Larson replied yes. Mayor Lund said either by saving a tree or planting a tree. Mr. Larson replied correct. Mr. Hickok stated up to a certain percentage, for every existing tree that they save, they can take away trees that they would otherwise be required to plant. That is only a certain percentage of the overall trees that they are required to plant there. They get a certain benefit that really behooves them to keep as many of those trees as they can. They get a 2 to 1 ratio if it is over a certain size. Mr. Larson said the previous project was a"for sale" project. He is going to own this project and put his name on it, so he wants a lot of trees. He wants the people who live there to have trees. He wants it to be beautiful. Mayor Lund stated but the neighbors recognize that it takes a long time for them to benefit from those trees when you have a 35-foot tree at the midspan. Mr. Larson said that is why they are trying to save as many as they can. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 24 Ms. Reynolds stated at no time did she indicate that she felt this developer was getting something special. She was merely interested in why Mr. DeMello was required to maintain an R-3 standard, and this project does not. She said if it was originally platted as one lot, why is it necessary to do it as two, unless Mr. DeMello did not file the final plat. Mayor Lund stated that is correct. Mr. DeMello never filed it. Ms. Reynolds stated her biggest concern with S-2 is exactly the fact that there is nothing in writing that says what can go there, what it has to look like, what the perimeters are. So there are guidelines that say he would have to reflect the closest thing to it. Susan Okeson, 1423 — 64th Avenue NE, said she attended the Planning Commission meeting and the meeting at the Community Center. At the time of the Planning Commission meeting, the stipulations talked about properties on 64th Avenue. Mr. Hickok indicated that it was a mistake. She asked if the original stipulations had been corrected. Mr. Hickok replied, yes. Ms. Okeson stated all she can say is the landscaping and maintain as much of the woods on the property as possible is very important to the neighborhood. She asked what happens if a tree dies after it is planted. Mr. Hickok said once a landscape plan is approved, it is required. It does not matter if it is within the first year or 14 years down the road. When the tree dies it needs to be replaced. If they were counting on an existing tree for their count, if the roots get damaged, etc., and the tree dies, remembering that the ratio then is 2 trees to 1, they will come back with two trees for one of those mature ones as a replacement. Mayor Lund stated regarding a living fence, there has been discussion here about no chain link fence, and that it needs to be either the maintenance free (PVC over lumber) or just a lumber privacy type fence. He heard the applicant clearly state that he is amenable to what the neighborhood would want. He thought there should be some kind of consensus. He is sure that staff would take that very kindly as to if we can get to some consensus. If one resident says I want the PVC and the other one says something else, there we are. If there is some consensus he does not see there is an issue. With respect to the living fence, he understands that to mean some type of vine or another plant growing on the fence. Mr. Hickok stated in the landscape portion of our City Code and the different chapters, it does mention using a fence or using live plant material. Mayor Lund stated one or the other but not both. Mr. Hickok replied it could be both. In the context that it was being discussed at the Planning Commission, he thought it was about planting something that gets better looking all the time. It is a much better alternative than something that needs maintenance. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 25 Councilmember Bolkcom said we have to be careful that we are not putting in green things that are also going to need to be replaced and trimmed. Andrea Olson, 1385 — 64�' Avenue NE, said they have gone through a11 these different sessions over the years. They are still very disappointed that the S-2 zoning made it through and that they are going to have this gargantuan building in their back yard. Everything else has been decided. The landscaping is the last thing they can affect. She would like to see something a little more concrete to the landscape plan to make her feel more comfortable. It is not about saying, okay, you have to do this and this. She is wondering about a solid fence and landscaping. While she thinks that a six-foot fence would provide a lot of privacy, it only provides that privacy if you are within six feet of the property so it does not do a lot for privacy of her backyard. She wondered how that is going to inhibit the growth of the plantings and such that he is required to put in. She is wondering if there is something that could be done outside of even that property line that could work as far as providing more privacy. Better green space. Mayor Lund stated the petitioner has publicly mentioned that he wanls to be neighborly and amenable. He thinks the big issue, the living fence, it is best to have trees that would get higher over time that would add to the privacy above the six-foot or seven-foot fence line. It is more of a long-term thing, not something that is going to happen overnight. Kurt Olson, 1385 — 64�' Avenue NE, stated he would like to see a stipulation that says, okay, if he has to replace two for one, he has a 90-inch tree spade, he brings in two 6-inch diameter 20- foot tall trees and puts them in. Not a 6 or 7 foot tree that is going to take 15 years to grow to give his yard the privacy that he has right now. His biggest concern is losing his privacy in his yard. He wants to make sure that his privacy is respected and the petitioner is absolutely held to putting in trees that are not twigs and wants the maximum tree that is absolutely possible no matter what his cost. Mayor Lund asked what the landscape requirements were. Mr. Hickok stated they are a minimum 2.5 inch caliper tree at a point measured 6 inches above grade or a 6-gallon coniferous. He is not a tree expert, but will tell them from experience that the larger the tree, the greater its vulnerability and possibility of it being lost to disease at that late transplant stage. A 2.5 inch tree is a pretty good size tree. That is the caliper around the area 6 inches above the ground. However, it is a rather tall tree and is close to 20 feet in height; and that is what Code requires, nothing less than 2.5 inches. What he heard the developer say is to the best they can, they would spade in somewhere axound 6 inch. Now he would say that is about the biggest tree you would want to spade in based on the vulnerability they talked about. Mr. Olson stated but that is the petitioner's problem. He is building the building and he needs to knock down whatever, and he just cannot believe that he is going to be able to leave all that many trees over there. The plan looks great, but he just does not see it happening. It is a huge building for that neighborhood so he would like to see something set in stone holding him responsible. If he brings in 2 and they both die, then he has to bring in 4. He just keeps going until we get a bunch of trees that make it no matter what his cost is. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 26 Mr. Larson replied he is okay with bringing in as big of trees that he can. When you starting getting 6-inch or bigger, the chances of living are a lot tougher. He does not have a problem at all with replacing trees 2 to 1 or whatever. If two die, he replaces them with two. Otherwise you would have a forest. Also, the 90-inch spade requires a lot of room. This is a tandem truck. He is more than happy to put in what he can, what will get in there, but they have to reasonable, too. Councilmember Bolkcom asked if there were mature trees at the Coon Rapids project. Mr. Larson replied, yes. Councilmember Bolkcom asked approximately how many. Mr. Larson replied he did not know but they are pretty good-sized trees. They have not finished the landscaping. The back of that project, similar to the back of this project, was heavily wooded. They want to go in there and clean it out so people can actually enjoy it, too. They are talking about saving the big trees. Make it look like a park. Councilmember Bolkcom stated the 2 for 4 does not make sense to her either. Mayor Lund stated if a mature tree is lost later on that was used as part of the calculation for what he has to have under the landscaping ordinances, then in that case he is required to put in 2 trees for the 1 lost. Mr. Hickok suggested the people drive by the Coon Rapids development. Dan Leverenz, 1340 Mississippi, stated you have to look at the area. There are a lot of dead trees in there now and the place is a mess. If Mr. Larson is going to do anything, he is going to put nicer trees there and that is what it needs. Councilmember Barnette asked the address of the Coon Rapids project was. Mr. Larson replied, at Hanson Boulevard and Highway 10. Councilmember Varichak said that project was a renovated project from before. It was not built from ground level. Mr. Larson said it was a condo project that they converted to assisted living. One building was 100 percent complete, the other building was just framed. With the economy being the way it was, it was not going anywhere. They went back to the City and redesigned the project. Dr. Burns stated Ms. Reynolds voiced a concern about the number of project the Petitioner had. He thinks the implication is that the Petitioner is overbuilding the market. She felt a concern about the affordability of the units to Fridley units. While he thinks those are all valid concerns, are they a legitimate part of this approval process? FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 P_AGE 27 Mr. Hickok said the City does ask for a market study. They did one and it was 200 units relative to Fridley. That recognizes that there are projects going up in Mounds View, New Brighton, and other places; but it is for Fridley based on what the conditions are right now and the surrounding development. Regarding the overbuilding, he would see that as a positive thing. In this market place, if they have a lot of projects going and are successful with them, that says a lot about the developer. Mayor Lund stated the discussion was very good and everyone brought up very good concerns and questions and thinks they were answered adequately or fairly. He knows there is the diminished privacy issue. It will take time to grow trees and there is no way around it. He does think there is a need for this and it is supported by the independent study. This may diminish another project very similar to this. He does disagree that without S-2 those properties could never be built because of the different zonings. He thinks that we can always legislate and it changes. He does think that a property owner should have some rights to develop his property(ies). They are zoned differently. He thinks this kind of cleans it up. It is a big building. With respect to the ponding issue, the underground tank is a significant improvement. It creates more green space. He thinlcs this is a better project all around. Councilmember Bolkcom stated it is the petitioner's and the property owner's responsibility to take care of the storm water. There was some mention related to Mr. Haukaas mentioning this before, but she also heard that there is not a stricter watershed in the metro area than the Rice Creek Watershed District. It is definitely a difference in the neighborhood. This is a different petitioner from the one before who had never done any of these projects. This gentleman wants to be a good neighbor, and we need to hold him to that and we will do that with the landscaping and the 22 stipulations. The petitioner cannot change this without coming back to Council. This will keep people in our community. .It is going to be a positive thing for our community and well-run. MOTION by Councilmember Varichak to approve Preliminary Plat Request, PS #09-01, by Select Senior Living, subject to the following 22 stipulations: 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 28 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) 15. The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. 18. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. 20. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. 21. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. Seconded by Councilmember Bolkcom. UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE MOTION CARRIED UNANIMOUSLY. MOTION by Councilmember Varichak to approve Master Plan Amendment, MP #09-01, by Select Senior Living with the following 22 stipulations: 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. FRIDLEY CITY COUNCIL MEETING OF FEBRUARY 9, 2009 PAGE 29 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. The petitioner shall identify stormwater management area of site and shall provide necessary easements. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. The petitioner shall obtain any required NPDES Permits. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot). The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. Seconded by Councilmember Barnette. UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE MOTION CARRIED UNANIMOUSLY. OLD BU 2. Resolu Highway 65 Approving Agreement with the State of Minnesota Department of �for Replacement of the Existing Traffic Control Signal at Trunk an �VIoore Lake Drive (Ward 2) (Tabled January 5, 2009). � _ C[TYOE FIZIDLEY FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432 (763) 571-3450 • FAX (763) 571-1287 • TTD/TTY (763) 572-3534 CITY COUNCIL ACTION TAKEN NOTICE February 12, 2009 Select Senior Living Joel Larson 12415-55`h Street Lake Elmo MN 55042 Dear Mr. Larson: On Monday, February 9, 2009, the Fridley City Council officially approved your request for a Preliminary Plat, PS #09-01, to replat 5 lots, to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, legal descriptions are on file and available at Fridley Municipal Center, generally located at 1314 and 1340 Mississippi Street, 6461, 6441, & 6421 Central Avenue NE. Approval of this Preliminary Plat is contingent upon the following stipulations: 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 9340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed Disfrict approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. 8. The petifioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obfain any required NPDES Permifs. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. Select Senior Living Preliminary Plat & Master Plan Amendment Page 2 Februarv 12, 2009 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitioner to pay required Park Dedication Fee of $3, 000.00 ($1, 500 per lot) 15. The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. 18. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. 20. If the proposed developmenf is modified to be used for units other than independent living, assisted living, and memory care units, a master pian amendment will need to be obtained. 21. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation fo install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. The Council action described above is only to approve the preliminarv plat. You must have an approved final plat prior to recording at Anoka County. When the final plat has been prepared by your surveyor, a copy of the plat should be sent to the Anoka County's Surveyor's office for review. Once that review is completed, please submit three full size copies of the final plat to the Community Development Department. The Community Development staff will contact you as to which council meeting the item will be scheduled for consideration (it will be placed under the "consent agenda"). After Council action on the final plat, the mylars of the plat must be submitted to the City for signature by the Mayor and City Clerk. Once signed, the plat is ready for recording at Anoka County. The final plat must be submitted for action within six months of approval of the preliminary plat. Also, On Monday, February 9, 2009, the Fridley City Council officially approved your request for a Master Plan Amendment MP #09-01, to allow for a master plan amendment from the original master plan that was approved when these properties were rezoned in 2005, both the replat and the master plan amendment will allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, legal descriptions are on file and available at Fridley Municipal Center, generally located at 1314 and 1340 Mississippi Street, 6461, 6441, & 6421 Central Avenue NE. Approval of this Master Plan Amendment is contingent upon the following stipulations: 9. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shal! be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. u Select Senior Living Preliminary Plat & Master Plan Amendment Page 3 Februarv 12, 2009 4. The petitioner shall meet all 8uilding code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the righf- of-way shall be approved by the County prior to planting. 8: The petifioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The pefitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater managemenf maintenance agreemenf shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) 15. The petitioner shall provide the�City with a copy of the conditions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. 18. The petitioner shall combine Lof 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by Cify staff prior to installation. 20. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need fo be obtained. 21. The petifioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka Counfy. 22. A Development Agreement outlining the Developer's obligation fo install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. Select Senior Living Preliminary Plat & Master Plan Amendment Page 4 Februarv 12. 2009 If you have any questions regarding the above action, please call me at 763-572-3590. Sincerely � Scot ckok Com unity Development Director SH/jb cc: Daniel Levernz, 1340 Mississippi Street NE, Fridley, 55432 1314 Mississippi Street LLC, 40896 Graystone Avenue, North Branch, 55056, Kenneth Frank & Sharon Demello, 2823 Teledo Avenue, St. Louis Park, 55416 Richard Carlson, 7691 Central Avenue NE, Fridley 55432 Mark Mattison, 643 Summit Avenue, St. Paul 55105 Plat File Master Plan Amendment File Address File Assessing Dept. GIS Dept. Special Assessing-Greg Mary Fitz Stacy Stromberg Ray Statler Stromberg, Stacy Subject: Start Date: Due Date: Status: Percent Complete: Total Work: Actual Work: Owner: Select Senior Living - Final Plat Monday, July 20, 2009 Monday, July 20, 2009 Not Started 0% 0 hours 0 hours Stromberg, Stacy Final plat needs to go b4 CC by August 9, 2009 Called and talked to Joel Larson on 7/20/09 - he will be applying for an extension, so it can go b4 the CC on August 10tn. Called and left a msg. for Joel regarding ex. request on August 3, 2009 - didn't hear back so called again on 8/12/09 and left another message. ` �-�i,�,�, c�, '�-G� - w �s ne-f- �� n� [ �! wf' �v,.r,�'� / Stromberg, Stacy From: Hickok, Scott Sent: Friday, October 23, 2009 11:09 AM To: Burns, Bill; Julkowski, Ron Cc: Bolin, Paul; Jones, Julie; Stromberg, Stacy; Harris, Rachel; Beberg, Julie; Jensen, David; Biorn, Deb Subject: Select Senior Living Good Morning: I just thought I would pass along that one of the finance (actual banking) people for Select Senior Living (Former Demello site) called to say that he had just finished securing all the financing necessary for the Select Senior Living Mounds View Project. He wanted me to know this because they are now turning their focus to the Fridley Project and its finance package. He indicated that at the time they Selected the Demello site, they did so because their first choice was the Columbia Arena site, however, they could make no headway with the CA landowner. He said that that has all changed since the Walker project proposal went south. Now the CA owner is very open to discussing a partial site sale and the final plat could be filed dividing the land as Council had agreed to in the first Plan. His point of calling was to inform me first that they have not gone away and he seemed very confident in his ability to fund a project. He just wasn't certain whether they would be pursuing the Demello site, or now possibly the CA site. I'll keep you posted as other advancements are made. Scott Scott J. Hickok, AICP Community Development Director City of Fridley 6431 University Avenue NE Fridley, MN 55432 PH: 763-572-3590 Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING UM 12445 55TH STREET NORTH [W+::E LAKE EMO, MINNESOTA 55042 Phone (651) 439.8833 Fax (651) 430.9331 N iP *FHE S ORIGINAL SCALE 1LK'H =MFEET O ZS 50 100 SCALE IN FEET N NE I Nr -X/ I CLY/MY'" AJO 1&s A, 6 13 CaJ,wr lobw ' a'- A. M e I .S� -X/ .sE 1/5� I i i O) e, Pl.,4; r CSAW SELECT SENIOR ZA INC OF r 9[0Z1Y ti W ti °o h � — _ NORTHWEST Cawze OF rle IvW 1 //f OF %NE - - �/ SE 114' SECTION 13, rWN "VX/ N NOKTy [jNE OF %HE MV 114' OF THE SECM911 13, T30N, ROW M / . O F R F 57RE-67 rCO&AI& ROAD 1G6) Soot I I S88 °11715 E 32V2.91 I o i 1 — — — — — — — — — — — 1 IsS SD I .JO � 10 I,� —D.P 9JNAGE AND //TJGJJY fASEMFM - -� I II I I I FOYlND .112 Ll{'N PlM'f,£D JaP dmN PJPE, 52 A27 Mew AND S88 °5`5:°1 "E 19990 t Zs FEfr &57 °F Lcv �me 11 -- FOJIND 1/Z L.CN PIPE iihrH A P1AStrc CAP � J,vscereEO RNA.PD RLS 191121" F011ND MOMIMFM B ON 71� NOON LINE I, OF Az me >, AND 0.30 FEfr EASteel OF Ar MorwSr Coevee OF Zor 15. SEJ & Z003 Fve DMFOJFW &UNDABY AND r?7E 18WM9At7M.. I I `1. a I AREA LoT 1 ` I 11,376 Sa. Fr i I OSI ARE SCOT 1 ' ti ~I a W I ~� JI N88 °1f1f 11 "'lT/ 10G.01f — 1 �\{ r,� - FO/1N0 I/Z IA2'N Z99N PIPE fi ( —A AMS17C CAP INSC.OGEO RLS 3%6, `�' I �� ,, i I Z-5' FEEr South ANv 02 FEET EAA a` OF Lot awAee 1,) Cy 61 1 ., % I a` O 1 ----- - - - - -- 4f %j %,0A - - - - - - - - - - v�l A,eEALaT1- — — — — —I 110,915 Sa. O a I H/ 1.78 ACRES I SLOT .Z 1 S� 50 50 10 I I SOUTH LINE LDT 19, BLOCK 1, I - SPRLVG 114ZI& I I �� _ - ORAJNAOE AND IITJLJ!)' EA.sFA+evr— i � L 16.._x. 1 �.. • .a City of Fridley County of Anoka Section 13, . T30N, R24W. LEGEND O DENOTES SET } INCH BY 16 INCH IRON PIPE MONUMENT MARKED WITH A PLASTIC CAP INSCRIBED "FREEMAN LS 16989 °, UNLESS SHOWN OTHERWISE. • DENOTES FOUND MONUMENT, SIZE AND MARKINGS AS INDICATED. R = DENOTES RECORD DIMENSIONS FROM UNDERLYING PLAT OF SPRING VALLEY. NOTES 1) ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 13, T.30N., R.24W., WHICH IS ASSUMED TO BEAR S8847'15 °E. 5 ILI- &M OVERALL 157,755 SQUARE FEET 3.62 ACRES DEDICATED ROADWAY 14,454 SQUARE FEET 0.33 ACRE LOT 1 22,376 SQUARE FEET 0.51 ACRE LOT 2 120,924 SQUARE FEET 2.78 ACRES Owners Certificate KNOW ALL MEN BY THESE PRESENTS: That Fridley Select Properties, L.L.C., a Minnesota limited liability company, under the laws of Minnesota, owner of the following described property, situated in the City of Fridley, County of Anoka, State of Minnesota: Lots 15, 16, 18 and 19, SPRING VALLEY, according to the recorded plat thereof, Anoka County, Minnesota. and Lot 17, SPRING VALLEY, according to the recorded plat thereof, Anoka County, Minnesota. Certificate of Title No. Has caused the same to be surveyed and platted as SELECT SENIOR LIVING OF FRIDLEY and do hereby donate and dedicate to the public for public use forever the public ways as shown on this plat and also dedicate the easements created by this plat for drainage and utility purposes only. In witness whereof said Fridley Select Properties, L.L.C., a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 200 . Signed: Fridley Select Properties, L.L.C. Greg Johnson, Chief Manager STATE OF COUNTY OF The foregoing instrument was acknowledged before me this day of , 200 by Greg Johnson, Chief Manager, Fridley Select Properties, L.L.C., a Minnesota limited liability company on behalf of the company. Signature of Notary t }• Printed Name of Notary Notary Public My Commission Expires %j �. Surveyors Certificate t� I, Timothy J. Freeman, Land Surveyor, do hereby certify that I have surveyed or directly supervised the survey of the property described on this plat as SELECT SENIOR LIVING OF FRIDLEY; prepared this plat or directly supervised the preparation of this plat; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been correctly set; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of the Surveyor's Certification are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 200. V. ' ° 0 j BLS \ I — o ; N8� I( FOUND 1/Z L.cv PJncJ�v &P I imN PIPE ZbY FEfr M1.ON O ANv 1.5'B FEET EAS OF I I FOUND 1/Z L.LJJ PJPE WJrN A AM= CIP LJS UffM — _ _ -MY, D "_F1,111217, ON THE &I LJNE OF Z,201" AND ~ � �{ P ° W XY � � &111 &1' AAR W & OAW �.� o� SECTION 13, T30N - "1fK/ AN01a COUNTY MINNESOTA hI O FOUND 1/Z ZWA' P7J.G'1" Ta- ' = Ze7N PJPE ON S&W &Ae OF _ — Lor 20, 2.65 FEfr EAmz&P /1 I SOUTH LINE LOT ZO, BGOCK I, I OF duck rDPNFR (-_ SPRING 1/14/1,13: N89°.3953'1Z� /4-1 or-4 4 �.• rYM� Imo' 1 �-r � I SO!/7H 1 Ay lazNee -- SECTION 13, T30N, RZYW 41 CAST Z20N RONIMWff Timothy J. Freeman, Land Surveyor Minnesota License No. 16989 STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing Surveyor's Certificate was acknowledged before me this day of 1200, _ by Timothy J. Freeman, Land Surveyor. Todd A. Erickson Notary Public My Commission expires January 31, 20 City of Fridley This plat was approved by the City Council of the City of Fridley, Minnesota this day of 505.03, Subd. 2. Mayor Clerk County Surveyor Checked and approved this day of , 200 —. Larry Hoium Anoka County Surveyor 200_, and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section TT! \T T TT TTIT!'/ !1T TT TT\T T� T Or_]_iit. I L7j__1V11111t ]-IV ]AN %—I %ji, 1'1\11!1.1.' 1 I I `1. a I AREA LoT 1 ` I 11,376 Sa. Fr i I OSI ARE SCOT 1 ' ti ~I a W I ~� JI N88 °1f1f 11 "'lT/ 10G.01f — 1 �\{ r,� - FO/1N0 I/Z IA2'N Z99N PIPE fi ( —A AMS17C CAP INSC.OGEO RLS 3%6, `�' I �� ,, i I Z-5' FEEr South ANv 02 FEET EAA a` OF Lot awAee 1,) Cy 61 1 ., % I a` O 1 ----- - - - - -- 4f %j %,0A - - - - - - - - - - v�l A,eEALaT1- — — — — —I 110,915 Sa. O a I H/ 1.78 ACRES I SLOT .Z 1 S� 50 50 10 I I SOUTH LINE LDT 19, BLOCK 1, I - SPRLVG 114ZI& I I �� _ - ORAJNAOE AND IITJLJ!)' EA.sFA+evr— i � L 16.._x. 1 �.. • .a City of Fridley County of Anoka Section 13, . T30N, R24W. LEGEND O DENOTES SET } INCH BY 16 INCH IRON PIPE MONUMENT MARKED WITH A PLASTIC CAP INSCRIBED "FREEMAN LS 16989 °, UNLESS SHOWN OTHERWISE. • DENOTES FOUND MONUMENT, SIZE AND MARKINGS AS INDICATED. R = DENOTES RECORD DIMENSIONS FROM UNDERLYING PLAT OF SPRING VALLEY. NOTES 1) ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 13, T.30N., R.24W., WHICH IS ASSUMED TO BEAR S8847'15 °E. 5 ILI- &M OVERALL 157,755 SQUARE FEET 3.62 ACRES DEDICATED ROADWAY 14,454 SQUARE FEET 0.33 ACRE LOT 1 22,376 SQUARE FEET 0.51 ACRE LOT 2 120,924 SQUARE FEET 2.78 ACRES Owners Certificate KNOW ALL MEN BY THESE PRESENTS: That Fridley Select Properties, L.L.C., a Minnesota limited liability company, under the laws of Minnesota, owner of the following described property, situated in the City of Fridley, County of Anoka, State of Minnesota: Lots 15, 16, 18 and 19, SPRING VALLEY, according to the recorded plat thereof, Anoka County, Minnesota. and Lot 17, SPRING VALLEY, according to the recorded plat thereof, Anoka County, Minnesota. Certificate of Title No. Has caused the same to be surveyed and platted as SELECT SENIOR LIVING OF FRIDLEY and do hereby donate and dedicate to the public for public use forever the public ways as shown on this plat and also dedicate the easements created by this plat for drainage and utility purposes only. In witness whereof said Fridley Select Properties, L.L.C., a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 200 . Signed: Fridley Select Properties, L.L.C. Greg Johnson, Chief Manager STATE OF COUNTY OF The foregoing instrument was acknowledged before me this day of , 200 by Greg Johnson, Chief Manager, Fridley Select Properties, L.L.C., a Minnesota limited liability company on behalf of the company. Signature of Notary t }• Printed Name of Notary Notary Public My Commission Expires %j �. Surveyors Certificate t� I, Timothy J. Freeman, Land Surveyor, do hereby certify that I have surveyed or directly supervised the survey of the property described on this plat as SELECT SENIOR LIVING OF FRIDLEY; prepared this plat or directly supervised the preparation of this plat; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been correctly set; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of the Surveyor's Certification are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 200. V. ' ° 0 j BLS \ I — o ; N8� I( FOUND 1/Z L.cv PJncJ�v &P I imN PIPE ZbY FEfr M1.ON O ANv 1.5'B FEET EAS OF I I FOUND 1/Z L.LJJ PJPE WJrN A AM= CIP LJS UffM — _ _ -MY, D "_F1,111217, ON THE &I LJNE OF Z,201" AND ~ � �{ P ° W XY � � &111 &1' AAR W & OAW �.� o� SECTION 13, T30N - "1fK/ AN01a COUNTY MINNESOTA hI O FOUND 1/Z ZWA' P7J.G'1" Ta- ' = Ze7N PJPE ON S&W &Ae OF _ — Lor 20, 2.65 FEfr EAmz&P /1 I SOUTH LINE LOT ZO, BGOCK I, I OF duck rDPNFR (-_ SPRING 1/14/1,13: N89°.3953'1Z� /4-1 or-4 4 �.• rYM� Imo' 1 �-r � I SO!/7H 1 Ay lazNee -- SECTION 13, T30N, RZYW 41 CAST Z20N RONIMWff Timothy J. Freeman, Land Surveyor Minnesota License No. 16989 STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing Surveyor's Certificate was acknowledged before me this day of 1200, _ by Timothy J. Freeman, Land Surveyor. Todd A. Erickson Notary Public My Commission expires January 31, 20 City of Fridley This plat was approved by the City Council of the City of Fridley, Minnesota this day of 505.03, Subd. 2. Mayor Clerk County Surveyor Checked and approved this day of , 200 —. Larry Hoium Anoka County Surveyor 200_, and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section TT! \T T TT TTIT!'/ !1T TT TT\T T� T Or_]_iit. I L7j__1V11111t ]-IV ]AN %—I %ji, 1'1\11!1.1.' 1 Owners Certificate KNOW ALL MEN BY THESE PRESENTS: That Fridley Select Properties, L.L.C., a Minnesota limited liability company, under the laws of Minnesota, owner of the following described property, situated in the City of Fridley, County of Anoka, State of Minnesota: Lots 15, 16, 18 and 19, SPRING VALLEY, according to the recorded plat thereof, Anoka County, Minnesota. and Lot 17, SPRING VALLEY, according to the recorded plat thereof, Anoka County, Minnesota. Certificate of Title No. Has caused the same to be surveyed and platted as SELECT SENIOR LIVING OF FRIDLEY and do hereby donate and dedicate to the public for public use forever the public ways as shown on this plat and also dedicate the easements created by this plat for drainage and utility purposes only. In witness whereof said Fridley Select Properties, L.L.C., a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 200 . Signed: Fridley Select Properties, L.L.C. Greg Johnson, Chief Manager STATE OF COUNTY OF The foregoing instrument was acknowledged before me this day of , 200 by Greg Johnson, Chief Manager, Fridley Select Properties, L.L.C., a Minnesota limited liability company on behalf of the company. Signature of Notary t }• Printed Name of Notary Notary Public My Commission Expires %j �. Surveyors Certificate t� I, Timothy J. Freeman, Land Surveyor, do hereby certify that I have surveyed or directly supervised the survey of the property described on this plat as SELECT SENIOR LIVING OF FRIDLEY; prepared this plat or directly supervised the preparation of this plat; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been correctly set; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of the Surveyor's Certification are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 200. V. ' ° 0 j BLS \ I — o ; N8� I( FOUND 1/Z L.cv PJncJ�v &P I imN PIPE ZbY FEfr M1.ON O ANv 1.5'B FEET EAS OF I I FOUND 1/Z L.LJJ PJPE WJrN A AM= CIP LJS UffM — _ _ -MY, D "_F1,111217, ON THE &I LJNE OF Z,201" AND ~ � �{ P ° W XY � � &111 &1' AAR W & OAW �.� o� SECTION 13, T30N - "1fK/ AN01a COUNTY MINNESOTA hI O FOUND 1/Z ZWA' P7J.G'1" Ta- ' = Ze7N PJPE ON S&W &Ae OF _ — Lor 20, 2.65 FEfr EAmz&P /1 I SOUTH LINE LOT ZO, BGOCK I, I OF duck rDPNFR (-_ SPRING 1/14/1,13: N89°.3953'1Z� /4-1 or-4 4 �.• rYM� Imo' 1 �-r � I SO!/7H 1 Ay lazNee -- SECTION 13, T30N, RZYW 41 CAST Z20N RONIMWff Timothy J. Freeman, Land Surveyor Minnesota License No. 16989 STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing Surveyor's Certificate was acknowledged before me this day of 1200, _ by Timothy J. Freeman, Land Surveyor. Todd A. Erickson Notary Public My Commission expires January 31, 20 City of Fridley This plat was approved by the City Council of the City of Fridley, Minnesota this day of 505.03, Subd. 2. Mayor Clerk County Surveyor Checked and approved this day of , 200 —. Larry Hoium Anoka County Surveyor 200_, and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section TT! \T T TT TTIT!'/ !1T TT TT\T T� T Or_]_iit. I L7j__1V11111t ]-IV ]AN %—I %ji, 1'1\11!1.1.' 1 V. ' ° 0 j BLS \ I — o ; N8� I( FOUND 1/Z L.cv PJncJ�v &P I imN PIPE ZbY FEfr M1.ON O ANv 1.5'B FEET EAS OF I I FOUND 1/Z L.LJJ PJPE WJrN A AM= CIP LJS UffM — _ _ -MY, D "_F1,111217, ON THE &I LJNE OF Z,201" AND ~ � �{ P ° W XY � � &111 &1' AAR W & OAW �.� o� SECTION 13, T30N - "1fK/ AN01a COUNTY MINNESOTA hI O FOUND 1/Z ZWA' P7J.G'1" Ta- ' = Ze7N PJPE ON S&W &Ae OF _ — Lor 20, 2.65 FEfr EAmz&P /1 I SOUTH LINE LOT ZO, BGOCK I, I OF duck rDPNFR (-_ SPRING 1/14/1,13: N89°.3953'1Z� /4-1 or-4 4 �.• rYM� Imo' 1 �-r � I SO!/7H 1 Ay lazNee -- SECTION 13, T30N, RZYW 41 CAST Z20N RONIMWff Timothy J. Freeman, Land Surveyor Minnesota License No. 16989 STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing Surveyor's Certificate was acknowledged before me this day of 1200, _ by Timothy J. Freeman, Land Surveyor. Todd A. Erickson Notary Public My Commission expires January 31, 20 City of Fridley This plat was approved by the City Council of the City of Fridley, Minnesota this day of 505.03, Subd. 2. Mayor Clerk County Surveyor Checked and approved this day of , 200 —. Larry Hoium Anoka County Surveyor 200_, and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section TT! \T T TT TTIT!'/ !1T TT TT\T T� T Or_]_iit. I L7j__1V11111t ]-IV ]AN %—I %ji, 1'1\11!1.1.' 1 © 2008 — Folz, Freeman, Erickson, Inc.. — All Rights Reserved k W N, (y — — — — — — — — — — — +� h i'— T ` /._ • , \ I ?� p1,! - T S _ _ �• . °y I 'ti -- °- - - -�+ j- r'�•�-+'r�• --------- (— /�4AF —S -� 3 — X \i / /..- I �Y` \y .1•M' �I ' I S y n' I / - ti. 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N LAND PLANNING wFE -E SURVEYING s ENGINEERING 12445 55TH STREET NORTH, LAKE ELMO, MN 55042 Phone(651)439.8833 Fax(651)430,9331 Website: www.ffe•inc.com s I I i g 1 i O � i 1 i I I i I I i b x OD CA I I 0 SHEEr NAME EXISTING CONDMONS & REMOVAL PLAN OWNSIDEVH.OP91 SELECT COMPANIES X D C Cn oww'S ADDRESS ,v �.■■.i SELECT SENIOR LIVING OF FRIDLEY M v FRIDLEY, MN LAKE ELMO, MN 55042 C z M z cN z t� -M -a M g° M 000 00 O D m � M r O c U) r D � ? M X rn O A M 9 O z r X X M X X' X o X K Folz, Freeman, Erickson, Inc. N LAND PLANNING wFE -E SURVEYING s ENGINEERING 12445 55TH STREET NORTH, LAKE ELMO, MN 55042 Phone(651)439.8833 Fax(651)430,9331 Website: www.ffe•inc.com s I I i g 1 i O � i 1 i I I i I I i b x OD CA I I 0 SHEEr NAME EXISTING CONDMONS & REMOVAL PLAN OWNSIDEVH.OP91 SELECT COMPANIES m X X X ow mw DAME oww'S ADDRESS ,v �.■■.i SELECT SENIOR LIVING OF FRIDLEY 12415 55TH ST. N. o CD FRIDLEY, MN LAKE ELMO, MN 55042 Folz, Freeman, Erickson, Inc. N LAND PLANNING wFE -E SURVEYING s ENGINEERING 12445 55TH STREET NORTH, LAKE ELMO, MN 55042 Phone(651)439.8833 Fax(651)430,9331 Website: www.ffe•inc.com s I I i g 1 i O � i 1 i I I i I I i b x OD CA I I 0 is o pill .1 X X X X � U) U'iNi V `< �f \� rn C C C O cN _s t� -M -a M ZD 0 --1 mU)m M z -<zD�, 000 00 Z D�_ o z = ° ° -AZ= m D 7: ;o --j C -) M O c U) D � ? M °v rn O A 00 D z X X X M X X' X o X K X o Z O z � M 0 G) G) 6) M G) 0 C C C � Z r D D M Z O 0 O G) O G) n m c v o v M M o o O mx D D m U' m "a -v D D z M m 20 m r <y m r z m v r- v M D c) Z C O ;0 W C Folz, Freeman, Erickson, Inc. N LAND PLANNING wFE -E SURVEYING s ENGINEERING 12445 55TH STREET NORTH, LAKE ELMO, MN 55042 Phone(651)439.8833 Fax(651)430,9331 Website: www.ffe•inc.com s I I i g 1 i O � i 1 i I I i I I i b x OD CA I I 0 rn O is o pill .1 X X X X � U) U'iNi V `< �f \� rn Oo A m < 5g _s t� -M -a ZD 0 --1 mU)m M z -<zD�, 000 00 Z D�_ o z = ° ° -AZ= m D 7: ;o --j C -) M O c U) D � ? 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OFFERS NO GUARANTEE AS TO THE ACCURACY OF INFORMATION PROVIDED BY OTHERS. 2) ALL RADII TO BACK OF CURB. 3) ALL DIMENSIONS TO THE FACE OF CURB UNLESS NOTED OTHERWISE. 4) PAVEMENT STRIPING TO BE 4" WIDE WHITE PAINTED STRIPE. ACCESSIBLE ACCESS AISLE STRIPING SHALL BE 4" WIDE WHITE PAINTED STRIPE 18" ON CENTER AND AT 45 DEGREE ANGLES TO STALL. AREA SUARvMRY IMPERVIOUS BUILDING 47,508 S.F. SIDEWALKIPATIO 2,204 S.F. DRIVEWAY /PARKING LOT 16,255 S.F. TOTAL 65,967 S.F. PERVIOUS 76,957 S.F. 54% IMPERVIOUS 65,967 S.F. 46% TOTAL 142,924 S.F. 100% NOTE: THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES AND SHALL NOT COMMENCE WITH ANY WORK PRIOR TO ENGINEERS APPROVAL. THE LOCATION OF UNDERGROUND FACILITIES OR STRUCTURES AS SHOWN ON THE PLANS ARE BASED ON AVAILABLE RECORDS AT THE TIME THE PLANS WERE PREPARED AND ARE NOT GUARANTEED TO BE COMPLETE OR CORRECT. CONTRACTOR IS RESPONSIBLE FOR CONTACTING ALL UTILITIES 72 HOURS PRIOR TO CONSTRUCTION TO DETERMINE THE EXACT LOCATION OF ALL FACILITIES AND TO PROVIDE ADEQUATE PROTECTION OF SAID UTILITIES DURING THE COURSE OF WORK. GOPHER STATE ONE CALL 1- 800 - 252 -1166. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. TODD A BUICKSON 5'4y18 UC,ENSE NQ Iz /r��a8 DATE pP5 m ft.. VJV pmym rp VJV CHMM •; TAE IM OM 12/19/08 imNa 08 -138 W_ Z w V N Q z ° C) C Lf) w V (J) z Z V Lf) -J W N V r- Y Q W Q 0 a a o Of W J Z W xn W LL ..J O a' z H W Q J 0 0 Z LL. W �r z 00 3 Z 0 y w en C2*1 SHEET 3 OF 18 L 3 � � d U i; cn W a xn C) N in � z !�1 0 N 0 cn w 0 z I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 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M I FRIDLEY MUNICIPAL CENTER - 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432 (763) 571-3450 - FAX (763) 571-1257 - TTDf1'I'Y (763) 572-3534 CITY COUNCIL ACTION TAKEN NOTICE February 12, 2009 Select Senior Living Joel Larson 12415-55'h Street Lake Elmo MN 55042 Dear Mr. Larson: On Monday, February 9, 2009, the Fridley City Council officially approved your request for a Preliminary Plat, PS #09-01, to replat 5 lots, to allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, legal descriptions are on file and available at Fridley Municipal Center, generally located at 1314 and 1340 Mississippi Street, 6461, 6441, & 6421 Central Avenue NE. Approval of this Preliminary Plat is contingent upon the following stipulations: 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. . 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. 8. The petitioner shall obtain a permit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. Select Senior Living Preliminary Plat & Master Plan Amendment Page 2 February 12, 2009 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) 15. The petitioner shall provide the City with a copy of the conditions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. 18. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. 20. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. 21. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. The Council action described above is only to approve the Preliminary plat. You must have an approved final plat prior to recording at Anoka County. When the final plat has been prepared by your surveyor, a copy of the plat should be sent to the Anoka County's Surveyor's office for review. Once that review is completed, please submit three full size copies of the final plat to the Community Development Department. The Community Development staff will contact you as to which council meeting the item will be scheduled for consideration (it will be placed under the "consent agenda"). After Council action on the final plat, the mylars of the plat must be submitted to the City for signature by the Mayor and City Clerk. Once signed, the plat is ready for recording at Anoka County. The final plat must be submitted for action within six months of approval of the preliminary plat. Also, On Monday, February 9, 2009, the Fridley City Council officially approved your request for a Master Plan Amendment MP #09-01, to allow for a master plan amendment from the original master plan that was approved when these properties were rezoned in 2005, both the replat and the master plan amendment will allow for the construction of a Senior Living Project, which will consist of independent living units, memory care units, and assisted living units, legal descriptions are on file and available at Fridley Municipal Center, generally located at 1314 and 1340 Mississippi Street, 6461, 6441, &.6421 Central Avenue NE. Approval of this Master Plan Amendment is contingent upon the following stipulations: 1. The property shall be developed in accordance with the architectural site plan A1.1 dated January 15, 2009. 2. The building elevations shall be constructed in accordance with architectural plan A3.1, A3.2, and A3.3, titled Elevations, dated 12-19-08. 3. The petitioner shall obtain all necessary permits prior to construction. D Select Senior Living Preliminary Plat & Master Plan Amendment Page 3 February 12, 2009 4. The petitioner shall meet all Building code, Fire code, and ADA requirements. 5. The buildings at 1314 Mississippi Street and 1340 Mississippi Street shall be removed prior to issuance of building permit. 6. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 7. No signs shall be located within the County right-of-way. Any planting within the right- of-way shall be approved by the County prior to planting. 8. The petitioner shall obtain a pennit from Anoka County for any work done within the county right-of-way. 9. The petitioner shall identify stormwater management area of site and shall provide necessary easements. 10. Stormwater management maintenance agreement shall be filed with the City prior to issuance of building permits. 11. The petitioner shall obtain any required NPDES Permits. 12. City Engineering staff to review and approve grading and drainage plan prior to issuance of building permits. 13. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 14. Petitioner to pay required Park Dedication Fee of $3,000.00 ($1,500 per lot) 15. The petitioner shall provide the'City with a copy of the conditions or restrictions for residency within the proposed building. 16. The petitioner shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 17. Property owner of record at time of building permit application, to pay all water and sewer connection fees prior to issuance of a building permit. 18. The petitioner shall combine Lot 1 and Lot 2 for tax purposes and to allow the proposed development to occur over both lots. 19. Screening through the use of a fence or landscaping shall be approved by City staff prior to installation. 20. If the proposed development is modified to be used for units other than independent living, assisted living, and memory care units, a master plan amendment will need to be obtained. 21. The petitioner shall be responsible for their share of the cost of any traffic improvements necessary to accommodate the traffic generated by the development including signalization or other improvements, if determined necessary by Anoka County. 22. A Development Agreement outlining the Developer's obligation to install utilities, etc., will be prepared by the City and shall be signed by the Petitioner prior to final plat approval. Select Senior Living Preliminary Plat & Master Plan Amendment Page 4 February 12, 2009 If you have any questions regarding the above action, please call me at 763-572-3590. Sincerely Sco ckok Com unity Development DUirector SH/jb cc: Daniel Levemz, 1340 Mississippi Street NE, Fridley, 55432 1314 Mississippi Street LLC, 40896 Graystone Avenue, North Branch, 55056, Kenneth Frank & Sharon Demello, 2823 Teledo Avenue, St. Louis Park, 55416 Richard Carlson, 7691 Central Avenue NE, Fridley 55432 Mark Mattison, 643 Summit Avenue, St. Paul 55105 Plat File Master Plan Amendment File Address File Assessing Dept. GIS Dept. Special Assessing -Greg Mary Fitz Stacy Stromberg Ray Statler