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PL 06/16/2010 - 29955PLANNING COMMISSION MEETING June 16, 2010 Chairperson Kondrick called the Planning Commission Meeting to order at 7:18 p.m. MEMBERS PRESENT: Leroy Oquist, David Kondrick, Brad Sielaff, and Brad Dunham MEMBERS ABSENT: Jack Velin, Dean Saba, and Marcy Sibel OTHERS PRESENT: Scott Hickok, Community Development Director Roger Fink, Trident Development, LLC Richard Weispfenning, 1310 69th Avenue NE Karen Smith, 1635 Mississippi Street NE Approval of Minutes: May 19, 2010 MOTION by Commissioner Oquist to approve the minutes as presented. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. PUBLIC HEARING Consideration of a Master Plan Amendment, MP #10-02, by Trident Development, LLC, Roger Fink, to allow the construction of a senior independent, assisted, and memory care facility, generally located at 6490 Central Avenue NE and 1282 Mississippi Street NE. MOTION by Commissioner Dunham to open the public hearing. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:20 P.M. Scott Hickok, Community Development Director, stated Roger Fink of Trident Development, LLC., is requesting a master plan amendment for the properties located at 6430 Central Avenue and 1282 Mississippi Street to allow the construction of a 72-unit senior housing development. Mr. Hickok stated the Planning Commission and City Council will recall in 2004, Town Center Development was granted a rezoning for the west side of Central Avenue between Mississippi Street and East Moore Lake Drive to S-2, Redevelopment District. The purpose of rezoning the entire block was to avoid spot zoning and to achieve one of the goals of the 1998 Comprehensive Plan, which was to consider redevelopment opportunities of the properties on Central Avenue between Rice Creek Road and Mississippi Street. Mr. Hickok stated 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 2004, the petitioner is seeking a Master Plan Amendment. It should be noted that the Housing and Redevelopment Authority reviewed the proposed request at their June 3, 2010 meeting and did not raise any objections. Mr. Hickok stated Town Center Development rezoned and replatted the property to S-2 Redevelopment District in 2004. Both land use actions were approved by the City Council; however the petitioner never filed the final plat for the property. Town Center Development proposed to plat the subject properties into two lots, one of which would be occupied by an updated and remodeled Sandee's Restaurant and the other lot would have a 54-unit senior condominium project. Since the 2004 approvals, the site has remained as it is today. Mr. Hickok stated the peitioner is proposing to redevelop the properties at 6490 Central Avenue and 1282 Mississippi Street with the construction of a 3-story, 72-unit senior housing facility. The proposal includes 8 independent living apartments, 50 assisted living apartments and 14 memory care support studio units. The apartment units will include either a 1 or 2 bedroom floor plan with a complete kitchen with appliances and full-size washer and dryer in each room. Apartment units range in size from 580 square feet to 880 square feet. The memory support studio units are approximately 380 square feet in size. Mr. Hickok stated as provided by the petitioner, the facility will offer the following features and amenities: • Meal plan and scheduled activities • Nursing aid and assistance with daily activities • Transport van for scheduled trips and transportation needs • Library and high speed internet access • Community room for resident parties and family gatherings • Private dining room for special occasions • Patient monitoring system • Controlled access entry system • Wellness center with massage therapy and fitness equipment Mr. Hickok stated the proposed building is designed in an "X" shaped, 3-story building with a pitched roo£ The "X" shape building design helps to break up the building volume and delivers an articulated fa�ade, multiple planes and reduces unbroken horizontal lines. The exterior fa�ade will include a drive under canopy, covered porch, peaked roof forms, dormers, and bump-out windows. Exterior siding will include a complimentary mix of cultured stone, maintenance-free steel lap siding and vinyl shake shingles. These materials will be in earth tone colors accented by white trim at the fascia and around the windows. Mr. Hickok stated the current parking plan provides for a total of 49 parking stalls, of which 8 are enclosed garage stalls located along the west side of the proposed building. There are 41 proposed surface parking stalls. Other proposed site improvements include an outdoor, fenced garden path for memory support residents, underground irrigation system, a landscaping plan that will include a variety of tree species, as well as shrubs plantings. Mr. Hickok stated a property zoned 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 zoning classification codes most similar to its intended use. The proposed construction of a senior housing development would be most closely be aligned with a residential development in an R-3, Multi-Family zoning district. The subject property is currently configured on 2 lots. In order for development to occur over both of the lots, the petitioner will need to combine the lots, which is a simple process through Anoka County. The total project area (both lots) is 173,211 square feet (3.98 acres) in size. The 24,792 square foot footprint, 72-unit senior building will cover 14 percent of the 2 lot area. R-3 zoning standards allows up to 20 percent of lot coverage for main buildings and not more than 30 percent by main building and accessory buildings. Therefore, this project complies with lot coverage requirements. Mr. Hickok stated City Code would require 48 parking stalls for the proposed project based on parking ratios used for independent living, assisted living facilities and nursing homes. The petitioner is providing 49 parking stalls, 8 enclosed garage stalls and 41 surface parking stalls; therefore, meeting code requirements. Mr. Hickok stated as stated above, the proposed building will be 3 stories. City Code requires a maximum of 45 feet in height when the building will be within 50 feet of a residential district. The submitted plans show the building at 36 feet in height when measured at the midspan. The Town Center Development project was approximately 41 feet at the midspan with 3 stories. Mr. Hickok stated currently the petitioner is proposing three access points to the site. One off Mississippi Street which will access the back of the building, where there is a parking lot mainly for employees, dumpster/recycling enclosure and garages for residents. They are proposing two access points off Central Avenue, with the one to the north being a right in/right out only. Mr. Hickok stated the proposed project meets all setback requirements. Mr. Hickok stated the petitioner is requesting a Master Plan Amendment to the original Master Plan that was approved as part of the 2004 rezoning of the subject properties to S-2, Redevelopment district. The original rezoning and master plan was approved to allow the renovation and remodel of the Sandee's Restaurant and the construction of a 54 unit owner-occupied condominium project for seniors ages 55 and up. Despite the fact 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 filed and as the City understands, financing for the project fell through. Mr. Hickok stated if the Master Plan Amendment 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. Mr. Hickok 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 subject properties are identified in the 2030 Comprehensive Plan to be within one of the "potential redevelopment areas." Those redevelopment areas were developed based upon community input at neighborhood planning meetings and staff recommendations. Redevelopment is a form of community revitalization that transforms undesirable elements of a site into desirable elements that reflect the community's collective plan. Mr. Hickok stated the proposed independent living/assisted living/memory care senior project meets several of the objectives that the residents of Fridley identified in the visioning sessions for the 2030 Comprehensive Plan update. 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 percent of Fridley's housing is of the townhome or condominium structure type, yet 23 percent 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. The Comprehensive Plan identifies that the types of senior housing to consider are one- level townhomes, independent living, assisted living, nursing home/memory care facilities. Mr. Hickok stated 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 also provide an 3 opportunity to meet current market demands and desires of the community, creates new tax base, and creates additional job opportunities. Developing these two parcels with an independent living/assisted living/memory care facility will not only meet current market demands, it will create additional jobs, generate new tax base and spur vitality on these otherwise under-utilized parcels. Mr. Hickok stated the petitioner hired Maxfield Research, Inc. to conduct an independent, preliminary assessment for the market demand for independent, assisted living and memory support units in the Fridley trade area. The assessment report researched Fridley and the surrounding communities of Spring Lake Park, Columbia Heights, New Brighton and Mounds View. The research considered the population demographics, the existing competitive supply and proposed/pending developments throughout the trade area and also took into account the 59 units currently proposed by White Pines (Faulkner Construction). The Maxfield report did estimate that sufficient un-met demand exists in the trade area to support the feasibility of our proposed project as well as the 59 units proposed by White Pines. As a result the petitioner is coming to the City with the proposed project. Mr. Hickok stated the petitioner's narrative states, "The proposed development generates vehicular traffic from three distinct activities. 1) Residents: the resident population will be an average age of 84 years old. Fourteen of the units are memory care residents who will not drive. Of the remaining 58 units, we estimate that 15 percent (or 9 residents) may still own and drive cars. Transportation for those who do not drive is provided by friends, family or the private transport van operated by the facility. 2) Employees: The greatest amount of traffic activity would come from employees arriving and leaving the property. The facility is staffed 24 hours a day. The largest single shift generates approximately 12 cars, during business hours. A bus stop is conveniently located across the street from the property which we hope will provide transportation for many of the employees. Thus reducing the number of trips generated to and from the property. 3) Visitors and Deliveries: On average, 4 to 6 visitors per day arrive and leave during business hours throughout the week. Weekends and holidays may see higher activity. The kitchen and housekeeping receives scheduled deliveries, similar to small restaurant, 2 to 3 times per week during business hours. Usually deliveries arrive in a straight truck or box van. Seldom do deliveries arrive in a semi-tractor trailer." Mr. Hickok stated with any development, the City requires that the petitioner submit a code compliant landscape plan. The petitioner has submitted that plan, which shows the installation of 53 new trees and they plan to save at least 13 of the existing trees. In addition to the trees, a variety of shrubs are also planned to be installed on the site. City Code requires the installation of 53 trees, based on 13 existing trees being saved; therefore, code requirements are being met. Mr. Hickok stated the petitioner has recently submitted their grading and drainage plans to the City's engineering department for review. The City Engineer states, "All stormwater, including building and parking lot runoff, is proposed to drain to a wet infiltration pond on the southeast quadrant of the site. The site is designed for no discharge of stormwater for sequential 100-year storms. All stormwater from this site will therefore be infiltrated." Mr. Hickok stated it is staff's understanding there have been discussions with the Rice Creek Watershed district and if plans have not been submitted to them yet, they will be shortly. Mr. Hickok stated before building permits can be issued, the petitioner will need to comply with all requirements set forth by the City's engineering department as well as the Rice Creek Watershed. Mr. Hickok stated City staff had an opportunity to tour the petitioner's facility in St. Michael, which is essentially the same building, proposed to be constructed in Fridley. Staff was very impressed with the quality of work done on both the exterior and interior of the property. There are several well thought out amenities that are offered to the residents of the facility and the overall construction and design of the project is significant. 0 Mr. Hickok stated the petitioner held a neighborhood meeting on June 15, 2010 at 6:00 p.m. and the Fridley Community Center. Mr. Hickok stated City Staff recommends approval of Master Plan Amendment, MP # 10-02 with stipulations as it: • Provides lifecycle housing opportunities for Fridley seniors. • Provides additional job opportunities. • Proposed use meets the goals highlighted in the 2030 Comprehensive Plan. Mr. Hickok stated staff recommends that if the Master Plan Amendment is approved, the following stipulations be attached: 1. The property shall be developed in accordance with the architectural site plan and architectural elevations A1-A4 dated 2. The petitioner shall obtain all necessary permits prior to construction. 3. The petitioner shall meet all Building code, Fire code, and ADA requirements. 4. The petitioner shall ensure that the proposed monument sign is 10 ft. from the property line and driveway; meets vision safety regulations and shall obtain all necessary permits for signage erected on site. 5. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 6. The petitioner shall comply with any requirements set forth by the Anoka County Highway Department. 7. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 8. City engineering staff to review and approve grading, drainage and utility plans prior to issuance of building permits. 9. Stormwater management maintenance agreement and easements shall be filed with the City prior to issuance of building permits. 10. The petitioner shall obtain any required NPDES Permits. 11. 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. 12. The petitioner shall dedicate utility easements for all City utilities 13. The petitioner shall combine the parcels at 6490 Central Avenue and 1282 Mississippi Street for tax purposes and to allow the proposed development to occur over both lots. 14. 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. 15. The petitioner shall make pedestrian connections from the proposed building to the existing sidewalk on Mississippi Street and trail on Central Avenue. Commissioner Oquist asked whether the Tamarisk house and Sandee's will both be removed? Mr. Hickok replied, yes. They had some questions asked about the historic value of those and whether there is a preservation issue there, and it does not apply to either. Commissioner Dunham asked if 1282 Mississippi Street is zoned S-2, too? Mr. Hickok replied, yes. Commissioner Sielaff stated there has to be major excavation there, right? Mr. Hickok asked, for the pond area? Commissioner Sielaff asked what is the reason for the excavation, for the soil borings? Mr. Hickok stated the final soil borings on this site have not been reviewed. This project is unlike the last project; there was would be quite a bit of excavation required down 13 feet. That was because of organic soils. There had been two other developments proposed on this site. Both of which he believed had soil borings done. He does not think they will find those same conditions here. He thinks those conditions exist the further down the block you get. He does see some reasons as he looks at 1940's aerials, for example, and the shadings going through that area makes it seem like that is quite logical if there were organic soils running through there. On this site, though, the petitioner can talk more about that. He believed the petitioner is awaiting their final soil borings to know how much excavation there will be. The excavation they know of right now is related to the pond. Also, this building does not have parking below. Unlike the depth of the excavation for the previous building proposed on this site. Commissioner Sielaff stated the reason he is asking is because they are relying on the infiltration in that storm water pond. Are the soils there porous enough to allow for the infiltration? Mr. Hickok referred to the petitioner to speak to that. He is sure their civil engineer will work with the City's engineer on that. He is sure they understand the ramifications of having water that just stagnates. He does believe they are looking at that and understand what needs to happen in order to make that successful. Commissioner Sielaff asked whether the Comprehensive Plan differentiates between assisted living and the three different categories that are on this site? Mr. Hickok replied, different parts of the Comprehensive Plan refer to just generic senior living, senior housing. In other cases it specifically talks about providing types of housing that allows seniors to remain in the community but with limited maintenance that they have to do and create accessibility in the units. The City does in different places of the Comprehensive Plan break it down and talk about it. Part of the Comprehensive Plan talks about doing what we can to keep seniors in their homes as they exist and providing programs to keep them there. This is one other option to allow seniors to stay in the community, have programs and services available to them, but not the maintenance they are accustomed to with their homes they live in now. Commissioner Sielaff stated would this facility address senior housing in the City? Mr. Hickok replied, absolutely. Commissioner Dunham asked regarding the Maxfield report that addresses the 59 units and the 72 units, is it taken into consideration the project they had approved across the street? How many units was that? Mr. Hickok replied, that was approved at 100 units. Commissioner Dunham asked whether it still exists? Mr. Hickok replied, no, they let their options run on the land; and they did not file a plat. Commissioner Dunham asked, so there is nothing there on that land? Mr. Hickok replied, right, they would need to start over on that project. � Chairperson Kondrick asked Mr. Fink if he had anything to add and whether he had any problems with the stipulations? Roger Fink, Trident Development, LLC, replied, yes, they have read the staff report and stipulations. They find them very acceptable and have no issues with the stipulations in that report. Chairperson Kondrick asked when do they plan to dig the shovel? Mr. Fink replied, the way their schedule is right now, he hopes to be on the City Council meeting June 28. They expect to do their due diligence work, which would include geotechnical soils reports, the Watershed District report, as well as the environmental inspection to probably be done at the end of July. Braun is now putting together their proposal for the soils report work and hazmet inspection. They will begin construction drawings about July 1, have those completed about August 1, and should be ready to submit for permits early August. With that all in motion simultaneously, they have currently started preliminary underwriting with their construction member. After much research and inquiries they found a couple of large interested bank lenders that are capable and active in this assisted living industry for construction and whom are very excited about the project. In fact the head of their healthcare division flew to Minnesota from Colorado to tour the St. Michael's facility, and they spent a couple of hours there. Subsequently, they received some preliminary materials on the Fridley project. Mr. Fink stated the other element has to do with the equity component, the ownership portion as well. Part of what he was going to present tonight included the fact that the members of Trident Development and members of the managing company, together with other outside investors, intend to own this property and continue to operate it long in the future. Trident is not an operation where they build it, sell it, and move on. Commissioner Dunham asked whether the neighborhood meeting had any concerns they could not address? Mr. Fink stated there were six attendees at the meeting. One of them was the previous property owner who was there basically for curiosity. They discussed the site plan, the landscape plan, and the tree preservation code. They discussed the western property line of this site as it relates to the backyard, those property owners to the west. Only one of those property owners was in attendance there, but he thinks that was valuable. They talked about the existing conditions, how they proposed to modify and change that, and provide some very suitable and visual screening between their property and the backyards of those properties to the west. They will be working with staff to make sure everyone is satisfied with that solution. There really was no adversarial dialogue. No concerns raised that they could not meet. Chairperson Kondrick asked what kind of fencing, boundaries, defense mechanisms did they talk about on the western edge of the property? Mr. Fink replied, what exists there now is chain link fence on the backyard of every single property owner to the west side. He thinks that fence is useful for the property owners to define their backyards and contain their children, pets, etc. He would not propose removing any of that. The solution of perhaps adding a large monotonous industrial fence of their own next to theirs would be redundant and there is a concern about safety and maintaining the vegetation between the two fences, etc. He believes they will work with staff for some form of coniferous planting along the west property line. Not all the property owners will see a difference in their backyard. The further south you go, the fewer trees will be removed. Mr. Fink stated he spoke with one of the neighbors where they have some fairly large significant trees right at his property line. He would like to find a way to preserve those. They are so close to the property line, and he thinks they can modify placement of the driveway. 7 Commissioner Sielaff asked Mr. Fink, if soil borings have been done on the site? Mr. Fink replied soil borings are being proposed at this time, so they do not have the results of that yet. Commissioner Sielaff asked if they do not have the soil borings done yet, how can they design for an infiltration basin storm water pond? Mr. Fink replied, Commissioner Sielaff is correct. When the soil borings are complete they will be given to their engineer for evaluation and determine if what they are proposing as a pond still works. Their understanding is at the road the organic material is some pretty good sand. He kind of likens it to the development work that he did in Blaine where there is a big layer of black dirt and below it is beach sand. The other thing they have done in the past where they had a significant pond on site is to provide a way to retain the water and add a fountain feature in the water as well which helps to keep it from getting stagnant and also acts as a residual amenity as well. He does not know if this pond is in a location where that works really well or if the City would allow for some kind of stationary fountain to be in a storm water pond or not. Mr. Fink stated regarding the preservation of significant trees. With the large number of trees already existing on the property, he is confident they can find an adequate number of significant trees to preserve. Karen Smith, 1635 Mississippi Street, stated she was not aware of the neighborhood meeting; and she is probably not considered part of the neighborhood but she did hear about this project in the newsletter. That is why she came tonight. She asked regarding it being such a large building in that area, it becomes such a box. She asked what kind of outside amenities are there going to have so the seniors in there, whether memory unit or assisted living, are encouraged to be outside and bee active than kind of housed and in a building all the time. Mr. Fink replied, their site plan generally does include outdoor sidewalks, outdoor gazebo, outdoor activities, sidewalks which maneuver around the outdoor area where they can. In addition to the sidewalks already around the property, there will be an area, kind of a figure eight sidewalk area specifically designed and enclosed for the use of their dementia care residents. There is also a self- contained water fountain in the center that helps with exterior landscape and provides for sitting and benches. In addition at the front entryway there is a covered porch area with a sitting area as well. The folks who reside there are an average age of 84. Some are younger, many are older. Their outdoor activities are generally limited. They do provide a limited number of balconies off the units. They can also enjoy getting some sunshine on the second floor balcony. There is also a wellness center inside the property. There are programmed regular physical fitness and physical therapy activities that go on there. Rich Weispfenning, 1310 — 69t'' Avenue NE, stated he came for some general information. He asked when completion and occupancy would be expected? Is there is a minimum age for occupancy there for residents? Also, regarding the Faulkner construction project and White Pines management, if there is any tie-in with this project? Mr. Hickok stated the project referred to the south, White Pines Development, is being proposed by Faulkner Construction. It is a two-phase, 59-unit development. The first phase will be just north of Ziebart on that wooded lot and would house 40 units. Some of those memory care, some assisted living. On the small site just west of Ziebart would be Phase II connected basically by a hallway, land bridge, and would include 19 units. That unit would have its own amenities but would act as one complex of 59 units. It is a single story vs. a multi-story. It has a really steep gable roof with some interesting architecture about it. Access for the main building would be off Old Central with a secondary access with a much smaller parking lot to that Phase II portion that would come out right about the curve of East Moore Lake Drive. Mr. Fink stated if they are successful with getting the project started in August and if the construction time is similar as they expect it to be, he expects there will be an 11-month construction period, and would put this project going in for occupancy permit in July or August next year. Sometimes they like to allow a little bit time after construction is completed for their interior decorator design team to finish their fine-tuning, staff training, etc. before they actually start having move-ins. Chairperson Kondrick asked whether there will be any customizing of the units? Mr. Fink replied, the short answer is "no." However, all of the units are tastefully appointed and decorated. Oftentimes and what they will probably do here is identify a number of individual apartments where they will provide automatic upgrades. There are certain residents who say, look, if I am moving into this place, they want to have it. Granite counter tops, stainless steel appliances, upgraded faucets and sinks, simulated hardwood floors, ceramic tiles, etc. They do charge extra for it but they seem to go first. Mr. Fink replied, the minimum age is 55 years or older. That is a hard and fast rule. It is age restrictive. They do not want to start wading into that population that is younger than 55. Commissioner Dunham asked what is the price range for the rental rate? Mr. Fink replied it is complicated to answer that. He would say for an independent senior that would enroll in a meal plan you would expect to pay in the range of $1,500 to $1,800 a month. It would include all your utilities, transportation, the wellness center, and a meal plan. Assisted living is more. Memory care is more still. Ms. Smith asked who is overseeing the day-to-day operations? Also, are some of the apartments going to be handicapped accessible? Mr. Fink replied, Trident realized early on they were not smart enough to know how to operate one of these types of communities; and they really researched a long time to identify who their management partner was going to be. And he does say "partner" because in this case the management company will have ownership stake in the property as well. They have identified a company out of Bloomington by the name of Tealwood Care Centers. They have been in business for over 20 years. Prior to forming Tealwood the core group was actually part of the Fridley Homes Organization, known better as Beverly nursing homes. They currently manage over 40 properties in the upper Midwest, 19 of them are assisted living facilities, 4 being with Trident. About 20 properties are nursing homes which is significant because some management companies in this industry today come from an apartment management background. They started in the most intense skilled nursing industry. When they start up, Tealwood is considering a name change so they may be referred to as "The Waters Senior Living." Mr. Fink stated many of their residents have mobility issues with wheelchairs or scooters. He does not know the exact number of units but there will be certain specified wheelchair accessible units in this property. All the common areas are also designed to be accessible for wheelchair residents. Those units that are not specifically designed for wheelchair residents are easily adaptable with minor modifications to then become wheelchair accessible. Commissioner Sielaff asked Mr. Fink whether they are regulated by the Department of Health? Mr. Fink replied, that is a little bit beyond his expertise. There are a couple of things there. The Department of Health will issue a food service license that is separate. Also the Department of Health gets involved in the utilities which is separate. He understands there are two licenses, one is a license to deliver services, a home health care license, he believes the Department of Health is involved in issuing that. And then there is a Class F license as well that the management company applies for, obtains, and maintains. � Mr. Weispfenning asked whether the developer is planning on having any off-site signage? Mr. Hickok replied, our Code does not allow off-site directional signage. MOTION by Commissioner Oquist to close the public hearing. Seconded by Commissioner Dunham. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 8:13 P.M. Commissioner Dunham stated it looks nice. Commissioner Oquist stated it looks pretty straightforward. Chairperson Kondrick stated as far as the water flow. When Sandee's was there and had the parking there to the south, all the water went down where the pond will be. He never saw any water problems down there that he can remember for many years. He has no problem with this. He thinks it is a great project, and he thinks the petitioner has their act together and experience is on their side. Commissioner Sielaff stated he thinks he is okay with this. He just does not know about the water drainage in the area, they will have to find out. Otherwise there will have to be discharge somewhere. MOTION by Commissioner Oquist approving Master Plan Amendment, MP # 10-02, by Trident Development, LLC, Roger Fink, to allow the construction of a senior independent, assisted, and memory care facility, generally located at 6490 Central Avenue NE and 1282 Mississippi Street NE with the following stipulations: 1. The property shall be developed in accordance with the architectural site plan and architectural elevations A1-A4 dated 2. The petitioner shall obtain all necessary permits prior to construction. 3. The petitioner shall meet all Building code, Fire code, and ADA requirements. 4. The petitioner shall ensure that the proposed monument sign is 10 ft. from the property line and driveway; meets vision safety regulations and shall obtain all necessary permits for signage erected on site. 5. Landscape plan to be reviewed and approved by City Staff prior to issuance of building permit. 6. The petitioner shall comply with any requirements set forth by the Anoka County Highway Department. 7. The petitioner shall receive Rice Creek Watershed District approvals prior to issuance of a building permit. 8. City engineering staff to review and approve grading, drainage and utility plans prior to issuance of building permits. 9. Stormwater management maintenance agreement and easements shall be filed with the City prior to issuance of building permits. 10. The petitioner shall obtain any required NPDES Permits. 11. 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. 12. The petitioner shall dedicate utility easements for all City utilities 13. The petitioner shall combine the parcels at 6490 Central Avenue and 1282 Mississippi Street for tax purposes and to allow the proposed development to occur over both lots. 14. 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. 10 15. The petitioner shall make pedestrian connections from the proposed building to the existing sidewalk on Mississippi Street and trail on Central Avenue. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 2. Receive the Minutes of the May 10, 2010, Parks & Recreation Commission Meeting. MOTION by Commissioner Oquist to receive the Minutes. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 3. Receive the Minutes of the May 6, 2010, Housing and Redevelopment Authority Commission Meeting. MOTION by Commissioner Sibel to receive the Minutes. Seconded by Commissioner Dunham. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. OTHER BUSINESS: ADJOURN MOTION by Commissioner Oquist adjourning the meeting. Seconded by Commissioner Dunham. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 8:17 P.M. Respectfully submitted, Denise M. Johnson Recording Secretary 11