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2019.04.08 - Packet
4141 Douglas Drive North • Crystal, Minnesota 55422-1696 Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov Crystal Planning Commission Agenda Summary Monday, April 8, 2019 7 p.m. Crystal City Hall 1. Call to Order 2. Approval of Minutes* a. Monday, March 11, 2019 meeting minutes 3. Public Hearing* a. Rezoning to Planned Development for proposed specialized care facility at 3501 Douglas Drive North (Application Number 2019-04) 4. Old Business - None 5. New Business - None 6. General Information a. City Council actions on previous Planning Commission items: - Approvals for Rivertree School expansion b. Update from Council liaison c. Staff preview of likely agenda items for Monday, May 13, 2019 meeting 7. Open Forum 8. Adjournment * Items for which supporting materials are included in the meeting packet Page 1 of 2 CRYSTAL PLANNING COMMISSION DETAILED AGENDA Monday, April 8, 2019 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email dan.olson@crystalmn.gov if unable to attend * Items for which supporting materials are included in the meeting packet 1. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the following members present: Commissioner (Ward 1) Sears Commissioner (Ward 2) Selton [Chair] Commissioner (Ward 4) Einfeldt-Brown [Vice Chair] Commissioner (Ward 1) Heigel Commissioner (Ward 3) Maristany [Sec. Vice Chair] Commissioner (Ward 4) Johnson Commissioner (Ward 2) Strand Commissioner (Ward 3) Buck Commissioner (At- Large) Seffren 2. APPROVAL OF MINUTES * Moved by _______________ and seconded by _______________ to approve the minutes of the March 11, 2019 regular meeting with the following exceptions: Motion carried. 3. PUBLIC HEARING* a. Rezoning to Planned Development for proposed specialized care facility at 3501 Douglas Drive North (Application Number 2019-04): Staff presented the following: Page 2 of 2 The following were heard: Planning Commission discussion: Moved by _______________ and seconded by _______________ to recommend ______ to the City Council of the rezoning to PD for a proposed specialized care facility at 3501 Douglas Drive North with the conditions in the staff report. 4. OLD BUSINESS - None 5. NEW BUSINESS - None 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: Approvals for Rivertree School expansion b. Update from Council Liaison c. Staff preview of likely agenda items for Monday, May 13, 2019 meeting 7. OPEN FORUM 8. ADJOURNMENT Moved by _____ and seconded by ______ to adjourn. Motion carried. The meeting adjourned at ______ p.m. Unapproved Planning Commission Minutes – March 11, 2019 CRYSTAL PLANNING COMMISSION MINUTES Monday, March 11, 2019 at 7:00 p.m. Council Chambers, Crystal City Hall 1. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present: X Commissioner (Ward 1) Sears X Commissioner (Ward 2) Selton [Chair] X Commissioner (Ward 4) Einfeldt-Brown [Vice Chair] X Commissioner (Ward 1) Heigel X Commissioner (Ward 3) Maristany [Sec. Vice Chair] X Commissioner (Ward 4) Johnson X Commissioner (Ward 2) Strand X Commissioner (Ward 3) Buck X Commissioner (At-Large) Seffren Other attendees: City Planner Dan Olson, City Council Liaison John Budziszewski, Marybeth Nelson and Raphael Lister (Pope Architects), both representing Rivertree School, and one Crystal resident 2. APPROVAL OF MINUTES Moved by Seffren and seconded by Buck to approve the minutes of the February 11, 2019 regular meeting with the clarification under Open Forum that the Crystal Ball planning committee would be meeting one more time to discuss the event. Ayes all, except that Heigel and Sears abstained. Motion carried. 3. PUBLIC HEARING a. Approvals related to the expansion of the Rivertree School at 3733 Vera Cruz Avenue North (Application Number 2019-03): i. Rezoning to Planned Development ii. Amend Conditional Use Permit Planner Olson presented a brief summary of the staff report and stated he is recommending approval of the application with the conditions in the staff report. Commission member Heigel asked if the students will be crossing the property at 3717 Vera Cruz to get to and from the two buildings. Planner Olson stated that students will use the sidewalk along Vera Cruz or the street, which is not very busy. Unapproved Planning Commission Minutes – March 11, 2019 Commission member Maristany asked why Rivertree needs a CUP in addition to the rezoning. Planner Olson stated that schools are a conditional use in the R-1 district so a CUP amendment is also needed for this expansion project. Maristany also asked if the school will have a sports program. Olson stated he did not think so. This was confirmed by Maryann Nelson from the school. Chair Selton opened the public hearing. A Crystal resident asked what the parking requirements are for the school. Planner Olson explained that that use meets the parking requirements of the city’s zoning code. In addition, most of the students are not of driving age and there is no parking allowed on the west side of Welcome Avenue. Olson stated there will be a one-day event in June that is held in the parking lot, causing attendees to park on the street. The resident stated the parking has improved dramatically since the previous church use ended. Selton also read into the record a comment letter from the property owner at 3717 Vera Cruz dated February 28, 2019. The letter was received by city staff after the Planning Commission agenda packets were sent out. Commission member Maristany asked the Crystal resident how she felt about the street parking for the one day event in June. The resident said she was okay with it, but it would be great if the school would send a notice to the neighbors providing the date of the event. Commission member Maristany asked the applicant about their plans to grow in size and how students arrive at the school. Maryann Nelson stated that the maximum number of students will be 208 and they strive to keep all of their events, including extracurricular activities, to the week day. Ms. Nelson said currently six students drive themselves to school. Chair Selton asked if anyone else from the public wanted to speak. Seeing no one, the public hearing was closed. Commission member Buck asked what would happen if the school and the property owner at 3717 Vera Cruz cannot come to an agreement for the school to purchase the property. Olson stated the home would remain as is. The proposed classroom building could still be built without that property as part of the school campus. The applicant has a purchase agreement with that property owner. Moved by Seffren and seconded by Sears to recommend approval to the City Council of the rezoning to Planned Development and the amended CUP for Rivertree School, with the conditions in the staff report. Ayes: All Motion carried. 4. OLD BUSINESS – None 5. NEW BUSINESS a. Update on Town Center district regulations. Planner Olson stated that is planning to bring a draft of the town center regulations to the Planning Commission in April or May for their review and discussion. Unapproved Planning Commission Minutes – March 11, 2019 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: Planner Olson stated that the City Council approved the Livieri Addition plat. The Council will be holding a first reading of the UDC amendments on March 19. The Planning Commission recommended approval of these amendments at their February 11 meeting. b. Update from Council Liaison: City Council Liaison John Budziszewski said the Council is working on their 2019-20 goals and is working with Public Works to ensure that spring flooding does not occur at street intersections. Mr. Budziszewski also provided an update on the Becker Park project. c. Staff preview of likely agenda items for Monday, April 8, 2019 meeting. Mr. Olson indicated that the application deadline is not until tomorrow. He is expecting an application from A-1 Reliable Home Care for a new facility at 3501 Douglas Drive. 7. OPEN FORUM Commission member Johnson asked what approvals were required for the theater that is moving into 6105 – 42nd Avenue N. Planner Olson stated that the use is a permitted use in the Commercial zoning district, so the only required approval was a building permit application. The theater also received City Council approval for financing to install a sprinkler system. Commission member Strand spoke about a brew-fest fundraiser on March 15 for Becker Park. Commission member Einfeldt-Brown said he attended the New Hope Planning Commission meeting in which a public hearing was held for the Windsor Ridge development west of Crystal’s Ironhorse Park. He said their Planning Commission recommended approval of the development. 8. ADJOURNMENT Moved by Buck and seconded by Einfeldt-Brown to adjourn. Motion carried. The meeting adjourned at 7:47 p.m. 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 1 OF 11 _______________________________________________________________ FROM: Dan Olson, City Planner ____________________________________________________________________ TO: Planning Commission (for April 8 Meeting) DATE: April 3, 2019 RE: PUBLIC HEARING – Rezoning to Planned Development for a proposed specialized care facility at 3501 Douglas Drive North (Application Number 2019-04) A. INTRODUCTION A-1 Reliable Home Care, a for-profit company that provides health care services, is proposing to construct a new specialized care facility on property they are proposing to purchase at 3501 Douglas Drive North, which contains six separately platted lots. The portion of the property facing Douglas Drive is zoned Commercial (C), while the rear of the property is zoned Low Density Residential (R-1). Specialized care facilities are a permitted use in the Commercial zoning district. The applicant is proposing to consolidate the lots into one parcel and rezone the property to Planned Development (C - PD). Notice of the April 8 public hearing was published in the Sun Post on March 28 and mailed to the same property owners who received the neighborhood notice (see attachment A). Staff Report Attachments: A. Site location and neighborhood notice mailing map B. Existing zoning map C. 2030 Comprehensive Plan planned land use map D. Applicant’s project narrative E. Public comments F. Site plan (23 sheets) PLANNING COMMISSION STAFF REPORT Proposed Specialized Care Facility 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 2 OF 11 Staff Report Organization Section Page Number(s) Information Provided B (Background) Pages 2-6 Neighborhood meeting Existing use Surrounding land uses Conformance to Comprehensive Plan C (Proposed Specialized Care Facility Pages 6-10 Proposed use Facility operational characteristics and requirements Facility site plan elements D (Rezoning to Planned Development) Page 10 Rezoning to C-PD E (Requested Action) Pages 10-11 Requested Planning Commission action Approval conditions B. BACKGROUND Neighborhood meeting The applicant held a neighborhood meeting on February 28, 2019, which was attended by the city planner, 21 area residents, and three Planning Commission members (one of whom lives within the neighborhood notice area). The purpose of the meeting was to provide information on the proposed project to property owners near the facility. Attendees asked questions about how A-1 will operate the facility, their state licensing requirements, and types of residents the facility will serve. Attachment E are public comments received for this proposed development after the neighborhood meeting. Existing Use The site contains two existing buildings, with an associated surface parking lot: 3501 Douglas Dr N – The property contains an existing 8,300 square foot (approximately 4,000 square feet per floor) office building constructed in 1965. 3505 Douglas Dr N - The property contains a single-family home, constructed in 1948, which is currently vacant. The home had previously been rented out for residential purposes. Surrounding Land Uses The following are the existing zoning districts and land uses surrounding A-1’s proposed site: North: Directly north of the subject property is vacant land zoned Low Density Residential (R-1) and guided as “Neighborhood Commercial” in the 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 3 OF 11 Comprehensive Plan. Directly north of this vacant property across Bassett Creek is a commercial building with an associated surface parking lot zoned Commercial. East – Across Douglas Drive are single-family homes zoned R-1 and an eight-unit residential condominium building zoned Medium Density Residential (R-2). West – Across the unimproved Edgewood Avenue right-of-way is a mixture of vacant lots and single-family homes zoned R-1. South – Directly south of the existing office building is a vacant property owned by the city’s Economic Development Authority (EDA) that is zoned Commercial. South of the EDA property is an eight-unit townhome development that is zoned R-2. Conformance to Comprehensive Plan According to the city’s 2030 Comprehensive Plan, the site has two designations on the planned land use map (attachment C): Neighborhood commercial: The portion of the site facing Douglas Drive has this commercial designation, which is described as “small-scale commercial uses embedded within or adjacent to residential areas”. Prior to the 2018 zoning code update, these properties were zoned as Neighborhood Commercial, but they were rezoned to Commercial with that update. Medium density residential: The portion of the property behind the existing office building has this residential designation. According to the Comprehensive Plan, the site is also designated as a redevelopment area called Special Area Plan B. This area extends along Douglas Drive from 27th to 36th Avenues. The plan states that no plat approval, rezoning, conditional use permit, site plan approval, or other similar city approval shall be granted by the City Council for any structure, use or subdivision of land in this area unless it is fully consistent with the following guidelines. Staff response to each of these guidelines as it relates to A-1’s proposal is provided below: 1. Development shall be consistent with the density limits established for the residential uses shown on the 2030 Planned Land Use map. If a development site includes areas guided for different densities, the developer may request that the city average the guided density on a pro-rated basis over the entire site. However, the city may require the developer to conform to each guided density instead of a pro-rated average. Staff response: This guideline is not applicable to A-1’s proposal since the development is for an institutional use, not a residential use that is subject to density requirements. 2. Development shall not reduce the development potential of other parcels by impeding access or leaving undeveloped any adjacent small, isolated, difficult-to- develop parcels. Staff response: As shown below, there are three vacant platted parcels adjacent to A-1’s proposed site that have access challenges. These three parcels are 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 4 OF 11 addressed as 3443, 3449, and 3455 Edgewood. The property at 3443 Edgewood is owned by the city’s Economic Development Authority (EDA). The properties at 3449 and 3455 Edgewood are owned by the same private party. The three properties are located adjacent to the Edgewood Avenue street right- of-way. Because of grade differences which make installing street and utility infrastructure difficult, Edgewood has not been constructed north of 34th Avenue. Since the three Edgewood Avenue properties are already landlocked because they do not front on a constructed public street, A-1’s proposed development does not create or add to the challenge of providing access to these three lots. 3. Development shall include additional right-of-way for Douglas Drive or other public streets as necessary to preserve and enhance the transportation system. Staff response: No new public streets are proposed for A-1’s development. Since Douglas Drive is under Hennepin County’s jurisdiction, only they have the authority to request additional street right-of-way. The County will have the opportunity to provide preliminary comments on the final plat for the lot consolidation application. At that time the County may request additional street right-of-way, but since the proposed building is located approximately 126 feet 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 5 OF 11 from the property line along Douglas Drive, this request would not affect the location of the proposed building. 4. Development shall preserve an open space corridor along Bassett Creek for the purposes of flood prevention, open space preservation and a possible future public trail. Staff response: This guideline is not applicable to A-1’s proposed development since Bassett Creek is not located within the site boundaries. However the Bassett Creek Watershed Management Commission requires that the applicant receive approval of their stormwater management plan. The watershed commission’s application process works to ensure there are not negative impacts to Bassett Creek. 5. Development shall be compatible with adjacent land uses and systems, including but not limited to issues of traffic, parking, noise, buffering, screening, impervious coverage, building size, form and materials. The preferred residential development style would be townhomes or similar structures where each unit has a private entrance instead of apartment-style buildings where residents share a common entrance. Staff response: The proposed development is to add an institutional building behind an existing office building, and reconfigure the surface parking lot. The following is a description of potential impacts, as listed above, on adjacent land uses for this development: 1. Traffic: Douglas Drive is a county road classified as a minor arterial street in the city’s Comprehensive Plan. These roadways are designed to provide a balance between traffic flow and access connections from local streets. According to traffic volume forecasts completed by the County in 2016, average daily traffic volumes for this stretch of Douglas are projected to increase to 8,350 vehicles per day in 2040. This forecast volume would be 60% of the roadway’s design capacity of 15,000 vehicles per day. The addition of this facility will not cause the roadway to exceed design capacity. In addition, the only traffic to and from the proposed facility will be employees and visitors to the property, not the residents themselves. 2. Parking: The applicant is reconfiguring the existing parking lot to provide the required number of parking spaces for the existing and proposed buildings. Further information about the parking plan is found in section C. 3. Noise: The proposed secure facility is not expected to generate excessive noise. There are no windows in the building facing the homes to the west. 4. Buffering/screening: The applicant is installing landscaping to screen the parking lot. There will be no rooftop mechanical to screen. Further information about the screening plan is found in section C. a. Impervious coverage: The site currently has 49% of impervious coverage (buildings, parking lot, driveways, and sidewalks). This is 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 6 OF 11 being reduced to 41%. The maximum permitted impervious surface for this development is 85%. b. Building size, form and materials: The proposed 33’ tall building meets the city’s height limit of 60’ or 5 stories, whichever is less, for the proposed underlying Commercial zoning district. Moreover the building will be located in a lower elevation of the site, giving the appearance of a shorter height as viewed from the residential properties to the west. The building is oriented to have its main entryway face north, away from residential uses. The building is designed to be compatible with the existing office building and will be constructed using exterior brick and fiber cement lap siding, with an aluminum material as an entryway accent. 6. Certain office-type commercial uses may be compatible in areas guided Medium Density Residential or High Density Residential adjacent to Douglas Drive. In no event shall a commercial use be permitted that is found to be incompatible with adjacent land uses. Staff response: There are single-family homes located west of A-1’s site, and east across Douglas Drive. These homes have co-existed with the office building on this property since 1965 when the building was built. This property is large enough to accommodate an additional commercial (institutional) building that meets the city’s zoning requirements, such as building setbacks and height, parking, and lot coverage. Compatibility of this proposed use with the neighborhood is discussed in 5, above. 7. The city reserves the right to deny any application for development that it determines to be incompatible with these guiding principles or any other part of the Comprehensive Plan. Staff response: As discussed in this section, A-1’s proposed specialized care facility meets these guidelines. C. PROPOSED SPECIALIZED CARE FACILITY Proposed Use The proposed uses for the site are found in the table on the next page. The specialized care facility is defined in the city’s unified development code (UDC) as: Any facility where the primary function is the provision, on a continuing basis, of nursing services and health-related services for treatment and in-patient care, such as nursing homes, memory care facilities, and hospices. This does not include senior housing or the residence of any individual who cares for another family member. 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 7 OF 11 Address Proposed use 3501 Douglas Dr N The existing office building will remain as an office for A-1 and other tenants. As A-1’s business grows, it may ultimately use the whole building. 3503 Douglas Dr N The applicant is proposing to construct a new three-story, 33’ tall, 20,000 square foot specialized care facility. Each floor, including the basement, contains approximately 5,000 square feet. 3505 Douglas Dr N This single-family home will be used by A-1 as rental housing for their employees. Facility Operational Characteristics and Requirements Attachment D describes the proposed facility, which will house individuals with brain injuries and those with diagnosed mental health conditions. The table below provides a summary of the different government entities that will regulate this facility. Government entity How facility is classified Relevant regulations Summary of regulations City of Crystal – Planning Specialized care facility Unified Development Code (UDC) Zoning requirements such as parking, building setbacks, and landscaping City of Crystal – Building Inspections Institutional (I-2) State Building Code City enforces building and fire code regulations for the construction of A-1’s facility. After construction, staff recommends that A-1 be required to obtain a rental license with an annual property maintenance inspection. MN Dept. of Health A-1 is licensed as a Comprehensive Care Provider; facility would be registered as Housing with Services State Statute 144D The license requirement provides for periodic review of A-1’s programs. The State registers the facility but does not inspect it. 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 8 OF 11 The applicant has provided details about the day-to-day operations of the proposed facility in attachment D. The applicant is licensed by the State of Minnesota as a Comprehensive Care Provider, which requires state oversight of the programs offered by the applicant. The housing with services registration allows the state to track the location of facilities offering services. Neither the licensure nor the registration includes a state inspection of the facility. The applicant has provided five examples in attachment D of larger facilities in Hennepin County that they believe are similar to the proposed A-1 facility in Crystal. Staff has contacted these facilities to determine if they are regulated as Housing with Services by the State of Minnesota, but has only been able to confirm that one of the examples (Eden Residential Program) is not regulated as a Housing with Services facility. Therefore staff cannot confirm that the examples provided by the applicant are similarly regulated as the Crystal facility would be. The following is further information of two notable operational issues: Building security. The building will have four security personnel who will staff the building on rotating shifts, and at least one will be on site at any given time. The Crystal Police Chief has reviewed this security information in attachment D and found it adequate. If the facility requires an excessive number of police calls, there is a provision in city code (Disorderly Properties) that allows the city to take corrective action, as for any property in the city. Staff recommends as a condition of approval that A-1 retain qualified security personnel for the facility. Building inspections. As noted above, the State of Minnesota would not conduct inspections of the facility. Staff recommends a condition of approval of the rezoning to C-PD that the applicant secure a rental license for this facility in the same manner as a 30-unit apartment building. As part of the license city staff will complete an annual property maintenance inspection of the facility. The West Metro Fire Rescue District (WMFRD) has reviewed this proposal and has provided information to the applicant relating to building and fire codes they will be required to adhere to for the facility. WMFRD has requested that the applicant relocate the fire department connection so that a handicapped parking space in front of the proposed building will not need to be moved. This has been made a condition of approval of the rezoning. Facility Site Plan Elements The properties included in the Planned Development consists of six platted lots. The applicant has submitted a lot consolidation application that will replat these lots into one parcel. According to the UDC, a lot consolidation application is approved by the City Council without the need for a public hearing. The following are the notable site plan elements for the proposed building: Building setbacks. The proposed building meets setback requirements in the proposed underlying Commercial district: Front property line: 126’ (requirement is 30’) South property line: 169’ (requirement is 10’) 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 9 OF 11 North property line: 149’ (requirement is 10’) Rear (west) property line: 30’ (requirement is 10’) The proposed building is not located in a drainage or utility easement. Parking. The applicant is proposing to reconfigure the existing parking lot, which contains 75 parking spaces. The number of required spaces based on the requirements for all three buildings is 29, and the number of spaces provided in the new parking lot is 43. Stormwater management and erosion control measures. The applicant has provided a stormwater management plan, which provides for a stormwater infiltration basin north of the proposed parking lot. Due to the scope of the project, the stormwater plan is subject to review and approval by the Bassett Creek Watershed Management Commission. This review and approval has been made a condition of approval of the rezoning to C-PD. The percentage of impervious surface on the property will be reduced from 49% to 41%. During building construction, the city will require erosion control techniques to be used on-site including silt fences, inlet protection, rock construction entrance, and erosion control blankets. Utilities. The proposed building will connect with existing water and sanitary sewer mains. It will have two water connections; one in Douglas Drive and another in the Edgewood Avenue right-of-way This will provide two alternate sources of water for this health care facility. Existing overhead utilities are located along Douglas Drive and along the west side of the property. These utilities will be located in drainage and utility easements that are dedicated with the new lot consolidation plat. If those lines are relocated or extended, then the lines and extensions must be buried underground. New private utility services to the proposed building, such as Xcel Energy, Century Link and Comcast, will be buried underground. Access and circulation. The city’s Public Works department and the West Metro Fire Rescue District staff have reviewed this traffic circulation plan and found it adequate to meet vehicle movement into and within the site, including fire trucks. The applicant has provided a traffic circulation plan (attachment F) that shows how larger vehicles, such as garbage or delivery trucks, will enter and exit the property. Traffic to and from the facility is discussed in section B, above. Building elevations. The proposed major exterior building material is brick veneer and fiber cement lap siding, with an aluminum material as an entryway accent. These materials meet the city’s requirements. A color rending of the proposed building is attachment F. There are no windows facing the single-family homes to the west of the property. Landscaping. The landscape plan shows 10 existing trees to be removed to accommodate the proposed building. The site plan calls for 36 new trees to be planted: “northern catalpa”, “swamp white oak”, “coffee tree”, “american sycamore”, “redbud”, serviceberry”, “black hills spruce”, “red pine”, “Norway spruce”, and “douglas fir”. The applicant proposes to plant four varieties of shrubs, including those that will screen the proposed building foundation from street view. Screening. There is an existing dumpster enclosure on the property, which the applicant will replace with a new enclosure. The applicant is proposing an outdoor recreational area for the residents on the south side of the building. This area will be screened and secured using a combination of landscaping, retaining wall, and an 8-foot tall chain-link fence. 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 10 OF 11 Exterior Lighting. There are three existing light poles in the parking lot. These light poles will be replaced with five new light poles in the reconfigured parking lot. There will be three exterior lighting fixtures on the proposed building: two on the north side of the building and one on the west side near the outdoor recreational area. This lighting meets the city’s requirements. Pedestrian connections. There is an existing sidewalk along Douglas Drive that allows for pedestrian connections to the existing office building. Pedestrian access will be provided between the existing and proposed buildings. D. REZONING TO PLANNED DEVELOPMENT (C - PD) The applicant is requesting that the consolidated properties be rezoned to Planned Development (C - PD), which allows some flexibility in zoning requirements when planning campus-type land uses. The main reason for the rezoning request is to allow more than one principal building on the property, which is not allowed in any of the city’s base zoning districts. The underlying zoning for the property would be Commercial. The proposed development is 1.89 acres in size. The minimum lot size for a PD is 2 acres, but the UDC provides an exception to this requirement if at least one of three criteria are met. The relevant criteria that is met by this development is as follows: Criteria: The property is located in a transitional area between different land use categories or it is located on an arterial street as defined in the Comprehensive Plan. Staff response: As described in section B of this staff report, A-1’s site is located in Special Area Plan B, which is a redevelopment area transitioning some of the properties facing Douglas from a low or medium density residential use to a higher density or commercial use. In addition Douglas Drive is defined as a minor arterial street in the Comprehensive Plan. E. REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the rezoning to Planned Development for the addition of a specialized care facility at 3501 Douglas Drive North. This recommendation should include findings of fact either for or against the proposal. The Commission may reference the findings for approval in sections B, C, and D, above. Staff recommends approval of the rezoning to Planned Development with the following conditions of approval: 1. Site Plan. The development shall be constructed according to the site plan in attachment F. Prior to disturbing the site, the applicant shall: a. Receive approval by the City Council of lot consolidation and easement vacation applications to combine the applicant’s six properties at 3449, 3501, and 3505 Douglas Drive and 3442, 3456, and 3500 Edgewood Avenue into one parcel, vacate drainage and 3501 DOUGLAS DRIVE NORTH – REZONING TO PLANNED DEVELOPMENT APPLICATION PAGE 11 OF 11 utility easements, and provide new easements on the final plat document. b. Receive approval of the stormwater management plan by the Bassett Creek Watershed Management Commission. c. Sign a site improvement agreement with the city and provide an escrow to guarantee installation of the parking lot, infiltration basin, and landscaping plan. d. Submit revised site plan sheet(s) to show the relocation of the fire department connection to the satisfaction of the West Metro Fire Rescue District. 2. Security personnel. The applicant shall retain qualified security personnel who are employed by a private or public security company for the building at 3503 Douglas Drive, with one such person on site at any given time. 3. Rental license and inspection. Before A-1 receives a certificate of occupancy from the city for the specialized care facility, they shall secure a rental license from the city, and renew this license annually as required by the city. The required rental licensing shall be the same as for a 30- unit multiple-family apartment dwelling, which includes an inspection to verify that the facility meets the property maintenance regulations of Crystal city code section 425, as may be amended by the City Council. 4. Building permit. The applicant shall apply for a building permit for the proposed building within one year from the date of City Council decision. The applicant may request a one-year extension from the City Council of this deadline date if the request is made in writing no later than March 17, 2020. If the Planning Commission recommends that the rezoning application be denied, they should continue the item until the May 13, 2019 Planning Commission meeting, and request that staff and the city attorney prepare findings of fact for the denial. The Commission will then review those findings at the May meeting. If approval is recommended by the Planning Commission, City Council action is anticipated on April 16, 2019 with the first reading of the rezoning of the property to C-PD. If the Council approves first reading, then second reading of the rezoning ordinance would be considered at a future regularly scheduled Council meeting in which the lot consolidation and easement vacation requests will also be considered. Site Location and Neighborhood Notice Mailing Map 3501 Douglas Dr. N 4141 Douglas Dr. N. Crystal MN 55422 Attachment A Zoning Map 3501 Douglas Dr. N 4141 Douglas Dr. N. Crystal MN 55422 Attachment B 2030 Comprehensive Plan Map 3501 Douglas Dr. N 4141 Douglas Dr. N. Crystal MN 55422 Attachment C “Your well-built project begins and endures on Firm Ground” Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on March 11, 2019 Project Narrative for rezoning to Planned Unit Development Properties: 3501, 3505, 3449 Douglas Drive N; 3442, 3456, 3500 Edgewood Ave N The applicant is seeking to rezone the above referenced properties to a PUD in order to utilize the site for her intended use as a supportive care facility. The narrative below seeks to satisfy the items listed in the Rezoning to Planned Development Application Checklist. It should be noted that the applicant has completed a separate Lot Consolidation application in order to re-plat the site as one property. a.What is the existing zoning district for the property? The parcels at 3449 and 3501 Douglas Drive N are currently zoned C-commercial whereas the remaining four parcels are zoned residential R-1. b.What is the existing use for the property? The two properties fronting Douglas Drive are used for an existing professional office building and subsequent parking for those offices. There is a single-family home located on the 3505 Douglas parcel. c. What is the proposed use(s) for the property? The applicant intends to retain the existing office building and complete an interior tenant improvement for future office use for her business as well as office space renters. She also intends to retain the single-family home for her business as well. The proposed new use for the site is a 30-unit, 3 story supportive housing facility for developmentally disabled and mental health care residents. Please refer to the site plan for the proposed location of the new building. The full-service facility will provide 24-hour care and supervision of the residents in a structured setting. Secured outdoor amenity space is also proposed for resident programming. This setting is licensed by the Minnesota Department of Health (MDH) as a “Comprehensive Care Provider,” and will be a registered housing with services facility with MDH. d.Does the Planned Development (PD) meet the minimum lot area requirement of 2 acres? If not, describe how the development meets the exception criteria of City code section 515.13,Subd. 3. The combined area of the properties in question is 1.935 acres. Item (3) in 515.13, Subd. 3 applies to the properties in question: It is a transitional area between commercial use at the corner of 36th Ave & Douglas Dr N and residential uses immediately to the South. Additionally, the applicant properties are located on an arterial corridor. Attachment D Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on e. Describe how the development meets all or some of the purposes of the PD overlay district (City code section 515.13, Subd. 1) The proposed building and site usage will meet several of the items listed in the above referenced City code section. The site contains aesthetically pleasing natural features including a slope up to the residential properties to the West. This slope is heavily vegetated with trees and our proposed building and site plan will respect this landscape. This vegetation and topography will also provide a natural buffer between the site and surrounding residential areas, preserving a sense of privacy and tranquility. Additionally, there is a low-lying flood plain in the northeastern corner of 3501 Douglas that will be preserved and enhanced with stormwater management in the form of a rain garden. With the mix of land use between office and supportive housing, the site will further the PUD’s objective of more efficient land use. Vital housing will be provided for vulnerable residents that concurrently will provide skilled labor positions for caretakers. Leasable office in the renovated professional building will further revitalize the site’s effective usage. The proposed site and buildings will provide sensitive development in a transitional area between commercial and residential uses. The new building will be a sensitively aesthetic design that adds value to the City and respect its neighbors. f. If a residential PD exceeds the allowed gross density, the applicant may be allowed to exceed this maximum under two exceptions. The proposed building is an institutional, not residential development and density standards are not applicable. g. Describe which elements of the PD site plan vary from standard zoning requirements The PD allows more than one principal building on the site, which is not allowed under standard zoning requirements. h. If applicable, describe how the existing adjacent residential uses will be protected from potential adverse effects of the proposed use The residential properties to the West are screened with a combination of topography and dense vegetation. Our proposal will retain this vegetative buffer. The proposed building meets all setback and height requirements and with over 20’ of vertical grade change between the building and these residential properties, the proposed new building will only rise about 10’ higher relative to the viewpoint of the houses at the top of the slope. All outdoor amenity spaces for the residents will be enclosed within privacy fences. It is our belief that this proposed use will not negatively impact adjacent residential properties in any way. i. Describe how the proposed site plan provides safe conditions for pedestrians or motorists and prevents the dangerous arrangement of pedestrian and vehicular ways The proposed site plan utilizes two existing curb cuts on Douglas Drive N that offer right-in right-out vehicular access. There is an existing concrete sidewalk as well along Douglas Drive. By revitalizing Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on the site and providing the opportunity for new jobs, including round-the-clock employment at the supportive housing, the site will be a stable and sustainable use of land that will enhance a sense of safety and prosperity along Douglas Drive. j.Have any use-specific standards for the proposed use been addressed? Parking requirements for specialized care and office differ. The proposed site plan provides adequate parking for both functions on the site. As stated above, there is a floodplain on the site that has been accounted for and the proposed building is well-clear of said floodplain. The new supportive housing building will nestle into the site behind the existing office building and its entry will face North, similar in orientation to the office building. Materials be selected so the two buildings have common design traits to create a harmonious development. There will be a private outdoor area for the residents that is tucked in behind both building sand is enclosed with an 8’ tall privacy fence. With the rising grade, this memory garden will be essentially invisible from Douglas Drive N and the neighboring residential homes to the West. This space will be locked and prevent residents from accessing the site, parking lot or street. “Your well-built project begins and endures on Firm Ground” Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on March 29, 2019 Supplemental Project Narrative for rezoning to Planned Unit Development 1.Provide a list of services that will be provided to the residents of this facility (not a list of services that may be provided). Also provide a list of job classifications (i.e. registered nurse) and describe the hours when these staff will be present. A-1 Reliable Home Care will be providing 24 hours support and supervision to our clients. Services will range from basic support needs to complex needs. Our goal is ensure clients who suffer and live with a diverse range of illnesses receives the best and appropriate care available to them. We want our client to feel valued and cherished no matter their ethnic or socioeconomic background or mental and physical impediments —We will assist and care for all their needs, while giving them the respect they are often lacking as individuals with special needs. We will help our clients navigate the local community and the stigma of their mental health status — We will act as their voice and advocate for them when needed. We will make sure that they receive the treatment they deserve. We also tailor and facilitate individual client care plans, because we are a service based agency, it is important for us to receive feedback in order to improve services and grow, so we encourage clients and their families to regularly share feedback with leadership team and staff. Our staff are trained professionals who attend to clients 24 hours a day. Clients receive round the clock care from; RN Managers (working and attending to our clients during the day and available anytime on call as needed), LPNs, CNA's and PCA's/Housekeepers. Our home is a home away for our clients. The staff members will provide food, snacks and drink, the RN will work together with LPN's to provide medication administration to all our clients. We will also provide different therapies such as psychology, psychiatric, behavioral, peer specialist and other programs tailored to match the clients need. Shifts are as follows: •First shift — 7am to 3pm •Second shifts — 3pm to 11pm •Third shift — 11pm to 7am 2. Describe security operations for the proposed facility, including: A.Number of security staff B.Hours when security staff will be present C.The duties of security personnel The safety of our client is equally as important as their care. In addition to the care we provide, there is 24 hour monitoring, medication management, behavioral support, redirection of bad behaviors, Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on companionship, homemaker, night supervision, medical personal care assistance and transportation to physician and hospital appointment, Malls, Shopping or visits with family. a.Number of security staff - 3 male and 1 female security officers (total 4) b.Security Shifts – 24 hours (with three shift 7am to 3pm, 3pm to 11pm and 11pm to 7am) •Duties Include: - Ensure client physical safety. Secure facility to limit potential for elopement. Establish reasonable visitation checks by identifying, searching and monitoring facility personnel and visitors. •Quickly investigating and escalating incidents internally and externally to law enforcement and/or the proper regulative officials where appropriate. •Provide assistance during sensitive care service such as the emergency department (ED), behavioral health, and others. 3. Provide an example and description of a similar facility in Minnesota. There is a misunderstanding from the neighborhood meeting as to the type of project we are proposing. The facility is regulated through the Minnesota Department of Health and will be covered by A-1 Reliable Home Care’s Comprehensive license issued by and regulated by MDH. The new home will be registered by MDH for Housing with Services. There are many large scale projects that are regulated through this program. All memory care and assisted living facilities in the state are regulated/allowed via this method. Similar Facilities in Hennepin Co: Name: THE WAYSIDE HOUSE INC Address: 3705 PARK CENTER BOULEVARD ST LOUIS PARK, MN 55416 Phone: 952-926-5626 Fax: 952-831-1173 Administrator: MS. KARINA FORREST PERKINS Minnesota Licensed Bed Capacity: (Supervised Living Facility Beds = 41) Name: PRIDE INSTITUTE Address: 14400 MARTIN DRIVE EDEN PRAIRIE, MN 55344 Phone: 952-934-7554 Fax: 952-934-8764 Administrator: TERRI HAYDEN Minnesota Licensed Bed Capacity: (Supervised Living Facility Beds = 42) Name: HOMEWARD BOUND BROOKLYN PARK Address: 7839 BROOKLYN BOULEVARD BROOKLYN PARK, MN 55445 Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on Phone: 763-746-4850 Fax: 763-525-4084 Administrator: GERRI DUKART GBOR Minnesota Licensed Bed Capacity: (Supervised Living Facility Beds = 32) Federally Certified Beds: (Intermediate Care Facility-Individuals w/Intellectual Disabilities Beds= 32) Name: EDEN RESIDENTIAL PROGRAM Address: 1025 PORTLAND AVENUE SOUTH MINNEAPOLIS, MN 55404 Phone: 612-338-0723 Fax: 612-338-3653 Administrator: JAMES WYNNE Minnesota Licensed Bed Capacity: (Supervised Living Facility Beds = 59) Name: AMERICAN INDIAN COMM DEVLP Address: 1800 CHICAGO AVENUE SOUTH MINNEAPOLIS, MN 55404 Phone: 612-879-3646 Fax: 612-879-3604 Administrator: TODD JOHNSTON Minnesota Licensed Bed Capacity: (Supervised Living Facility Beds = 50) Housing with services located within the city of Crystal, MN Firm Ground Architects & Engineers Inc. 612.819.1835 275 Market Street, Suite 368 info@firmgroundae.com Minneapolis, Minnesota 55405 www.firmgroundae.com | Follow us on 4.Clarify the following about the future residents of this facility:a.Whether the residents of this facility will be residents from other A-1 existing facilities, new residents who are not currently in an A-1 facility, or both. This facility will consolidate two existing facilities into one and extend the number of residents who may be served by Crystal Valley Living so the answer to your question is both. b.Clarify if all the residents of this facility will be mandated to be in a facility like this under Rule 24, or some other rule. None of the residents who will reside here are required to live in this facility via court order c. Clarify if the residents are capable of “self-preservation” (i.e. able to remove themselves in the case of an emergency) The new building is classified as a Housing with Services Facility with more than 16 residents: All of whom are capable of self-preservation. IBC I-1 occupancy classification. The new building will comply with the IBC and Minnesota Building Code with regard to this occupancy. Residents who become unable to self-preserve are transferred to a higher acuity facility. The exception applies to the age range per MN Statutes Section 144D.025. 5.Describe the specific future use of the single-family home at 3505 Douglas The existing home at 3505 Douglas will be used to provide housing to a site manager or other staff for the facility as available. This home will not be occupied by anyone not related to the employment at the site. Future plans will likely include removal of the home if an expansion is realized. 6.Under (f) of the submitted narrative, revise the response to state that the proposed building is an institutional, not residential, development and density standards are not applicable. Revised, however we were under the impression that the proposed project would meet unit per acre densities 7.Under (g) of the submitted narrative, revise the response to state that the PD allows morethan one principal building on the site. This is not allowed under standard zoningrequirements Revised, please see new narrative with response in red From: KEVIN RODDY <roddy24@msn.com> Date: March 15, 2019 at 4:50:16 PM CDT To: "brendan.banks@crystalmn.gov" <brendan.banks@crystalmn.gov>, "john.budziszewski@crystalmn.gov" <john.budziszewski@crystalmn.gov>, "julie.deshler@crystalmn.gov" <julie.deshler@crystalmn.gov>, "therese.kiser@crystalmn.gov" <therese.kiser@crystalmn.gov>, "nancy.laroche@crystalmn.gov" <nancy.laroche@crystalmn.gov>, "olga.parsons@crystalmn.gov" <olga.parsons@crystalmn.gov>, "anne.norris@crystalmn.gov" <anne.norris@crystalmn.gov> Subject: Concerns about A-1 Reliable Health Care building proposal To Crystal City Council: I'm a Crystal resident of 25 years and attended the open house February 28 for the proposal by A-1 Reliable Health Care for building on the site at 3501 Douglas Drive. I have some serious concerns about this project. We were told the proposed building will be a locked facility for up to 30 residents who were described as patients with court-ordered judgments requiring them to be housed in a secured facility. We were told the patients would be locked inside the residence and grounds, allowed only to leave the property with a staff member. There would be 8 Certified Nursing Assistants (CNAs) per shift to monitor the patients. CNAs would be responsible for all patient care, including administering medications. There would be one on staff nurse during the day leaving at 5 pm. (I'm not sure what state regulations are for CNAs passing medication without nursing supervision.) The proposal included using the existing home on the property to house off duty staff members. The proposed housing facility would be a three-story structure sitting on the back half of the property. The 2nd and 3rd floor rooms on the back side of the building could be looking into the back yards of the houses on Florida Avenue. Below are my initial questions after attending the open house: Does A-1 Reliable Health Care operate any other similar facilities? If they do, what are the reviews of them? Can they provide records of Police and emergency calls? If they don't operate any similar facilities, what information can they provide to show they are capable of running this type of a facility? What are the state and federal guidelines for this type of secured, locked-down housing? How often would they be inspected? What is the expected impact to traffic on Douglas Drive? Is the City of Crystal prepared for the increase in emergency response calls? What is the benefit to the city and the residents? I have many more questions and concerns, along with my neighbors. As the city has received A1’s application and proceeding to next steps, we will be addressing these to the Planning Commission and City Council. Attachment E Thank you, Kevin Roddy 3516 Florida Ave. N (612) 590-7233 roddy24@msn.com From:Megan Merrill To:Dan Olson Subject:Re: Land Use- Crystal Valley Living Date:Monday, April 1, 2019 5:11:33 PM It might also be helpful for the planning commission to review this post on Nextdoor and note that at the time I'm sending this to you there are 14 "thanks" for my post which shows moresupport in favor than the original poster who is against it. https://nextdoor.com/news_feed/?post=107167906 On Mon, Apr 1, 2019 at 3:54 PM Dan Olson <Dan.Olson@crystalmn.gov> wrote: Thanks, Megan. I’ll pass your comment along to the Planning Commission and City Council. Dan From: Megan Merrill [mailto:megan.merrill84@gmail.com] Sent: Monday, April 1, 2019 3:51 PM To: Dan Olson <Dan.Olson@crystalmn.gov> Subject: Land Use- Crystal Valley Living Hi Dan, While I am not a resident of Crystal, I am nearby in Golden Valley (4846 Golden Valley Road). I would like to voice my support for this facility. As a nurse practitioner, I am veryaware of the shortage of mental health care facilities and it is reaching crisis levels. It not uncommon for patients who come to the ER for mental health concerns to wait days forplacement in a mental health facility and even when a bed becomes available it might be hours away from their home. I think having residential mental health treatment facilitywithin our community is an asset to our neighbors, friends, and family who have mental health issues. Whether we like it or not, or whether we are aware or not, people with mentalhealth issues live in our community and are a part of it. Why not ensure that they are receiving appropriate treatment? Of course adequate staffing/security is important and the residents surrounding the areadeserve reassurance that precautions are being taken for the safety of the entire community. But overall, the benefit to the community clearly outweighs the risks. The available evidencedoes not support the fact that people with mental illness are significantly more violent than the general population. Additionally, TREATING mental illness is the best prevention forthe small subset of people with mental illness who do commit crimes, which further supports the need for this facility. Please see the links below regarding safety statistics andpeople with mental illness. I think it will help inform the city's decision. Thank you for your time and taking my input into consideration! Feel free to contact me if you have questions. Megan Merrill, DNP, CNP 612-940-6082 https://www.health.harvard.edu/newsletter_article/mental-illness-and-violence https://www.mentalhealth.gov/basics/mental-health-myths-facts http://www.mentalhealthamerica.net/positions/violence https://jech.bmj.com/content/70/3/223 https://www.cambridge.org/core/journals/the-british-journal-of- psychiatry/article/homicides-by-people-with-mental-illness-myth-and-reality/1D269503F3D2F8990C6B3619E5477634 Attachment F Wood FenceWood FenceDeckOne Story Brick Building Address: 3501 Douglas Dr N Foundation Area = 4,188+/- Sq. Ft. East Boundary Line Per County State Aid Highway No. 102, Plat 22 Highway Easement Per Doc No. 1738126N89°40'40"W 266.37N00°07'27"W 316.95 S89°38'20"E 265.70S00°14'44"E 316.78Building Overhang(Typ)Concrete Walk [17] [18]ExistingBuilding24" WM [16]Douglas Drive N (A Public R/W) Edgewood Ave N(A Public R/W)(Width Varies) HCSAH No. 102 Plat 22 8" SAN 10" SAN 10" SANNOPARKINGNOPARKINGCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060PROJECT 44263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.03.12.2019ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION............PROJECT NUMBER:1907119.03.26City Resubmittal19.03.28City Comments........19.03.12City SubmittalDRAWN BY:REVIEWED BY:ND, KTKT..............COPYRIGHT CIVIL SITE GROUP INC.cCRYSTAL VALLEY LIVING 3501 Douglas Drive, Crystal, MN 55422 Firm Ground Architects & Engineers, Inc. 275 Market Street, Suite 368, Minneapolis, MN 55405 Tom Wasmoen P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NREVISION SUMMARYDATEDESCRIPTIONC4.1OFF SITEWATER MAINEXTENSION PLAN............GENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF CRYSTAL UTILITY NOTES:1.RESERVED FOR CITY SPECIFIC UTILITY NOTES.01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP1. SEE SITE PLAN FOR HORIZONTAL DIMENSIONS AND LAYOUT.2. CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES ANDTOPOGRAPHIC FEATURES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELYNOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE PLANS.3. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONECALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT AREDAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.4. UTILITY INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF "STANDARDSPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION" AND "SANITARY SEWER ANDSTORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OFMINNESOTA (CEAM), AND SHALL CONFORM WITH THE REQUIREMENTS OF THE CITY AND THEPROJECT SPECIFICATIONS.5. CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT THEDIRECTION OF THE OWNER.6. ALL WATER PIPE SHALL BE CLASS 52 DUCTILE IRON PIPE (DIP) AWWA C151, ASME B16.4, AWWA C110, AWWA C153 UNLESS OTHERWISE NOTED.7. ALL SANITARY SEWER SHALL BE SDR 26 POLYVINYL CHLORIDE (PVC) ASTM D3034 & F679, OR SCH40 ASTM D1785, 2665, ASTM F794, 1866) UNLESS OTHERWISE NOTED.8. ALL STORM SEWER PIPE SHALL BE HDPE ASTM F714 & F2306 WITH ASTM D3212 SPEC FITTINGS UNLESS OTHERWISE NOTED.9. PIPE LENGTHS SHOWN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF FLAREDEND SECTION.10. UTILITIES ON THE PLAN ARE SHOWN TO WITHIN 5' OF THE BUILDING FOOTPRINT. THECONTRACTOR IS ULTIMATELY RESPONSIBLE FOR THE FINAL CONNECTION TO BUILDING LINES.COORDINATE WITH ARCHITECTURAL AND MECHANICAL PLANS.11. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCHBASINS IN GUTTERS SHALL BE SUMPED 0.15 FEET PER DETAILS. RIM ELEVATIONS SHOWN ON THISPLAN DO NOT REFLECT SUMPED ELEVATIONS.12. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB UNLESS OTHERWISENOTED.13. HYDRANT TYPE, VALVE, AND CONNECTION SHALL BE IN ACCORDANCE WITH CITY REQUIREMENTS.HYDRANT EXTENSIONS ARE INCIDENTAL.14. A MINIMUM OF 8 FEET OF COVER IS REQUIRED OVER ALL WATERMAIN, UNLESS OTHERWISENOTED. EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM OF 18" VERTICALSEPARATION TO SANITARY OR STORM SEWER LINES. EXTRA DEPTH WATERMAIN IS INCIDENTAL.15. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATIONIS REQUIRED FOR ALL UTILITIES, UNLESS OTHERWISE NOTED.16. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS ANDCOORDINATED WITH THE CITY PRIOR TO CONSTRUCTION.17.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED.18. COORDINATE LOCATIONS AND SIZES OF SERVICE CONNECTIONS WITH THE MECHANICALDRAWINGS.19. COORDINATE INSTALLATION AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITHADJACENT CONTRACTORS AND CITY STAFF.20. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THECITY. ALL PAVEMENT CONNECTIONS SHALL BE SAWCUT. ALL TRAFFIC CONTROLS SHALL BEPROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THEMINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THISSHALL INCLUDE BUT NOT BE LIMITED TO SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS ASNEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURESSHALL BE PERMITTED WITHOUT APPROVAL BY THE CITY.21. ALL STRUCTURES, PUBLIC AND PRIVATE, SHALL BE ADJUSTED TO PROPOSED GRADES WHEREREQUIRED. THE REQUIREMENTS OF ALL OWNERS MUST BE COMPLIED WITH. STRUCTURES BEINGRESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.22. CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.23. CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES.COORDINATE THE INSTALLATION OF IRRIGATION SLEEVES NECESSARY AS TO NOT IMPACTINSTALLATION OF UTILITIES.24. CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMITTHESE PLANS TO ENGINEER UPON COMPLETION OF WORK.25.ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT.APPROVED RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TOMANHOLES, CATCHBASINS, OR OTHER STRUCTURES.26.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING ORWATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MN RULES, CHAPTER 4714,SECTION 1109.0.34TH AVENUE N.DOUGLAS DRIVE N. EDGEWOOD AVENUE N.PLATTED ROWPLATTED ROWPLATTED ROWPLATTED ROW PLATTED ROWPLATTED ROW PLATTED ROWPLATTED ROW PLATTED ROW PLATTED ROW WATERMAIN LOOP THROUGH OUR SITE, THENSOUTH ALONG CITY RIGHT OF WAY BETWEENDOUGLAS AND FLORIDA AVEWATERMAIN LOOP THROUGH OUR SITE, THENSOUTH ALONG CITY RIGHT OF WAY BETWEENDOUGLAS AND FLORIDA AVECONNECTION TO WATERMAIN IN DOUGLASPROPOSED 6" DIPEXISTING 6" WATERMAIN.8" TO 6" REDUCER VALVE8" DIPEXISTING 6" WATERMAIN.PROPOSED 6" GATE VALVE & BOXEXISTING 6" WATERMAIN.EXISTING 6" GATE VALVE & BOXEXISTING 6" WATERMAIN. # Date CommentsDrawn By:Checked By:Scale:RevisionsPage 1 of 2Date:3/19/2019CRYSTAL PARKING LOT V2PROPERTY LINEPROPERTY LINE30' BLDG. SETBACK LINE30' BLDG. SETBACK LINE15' BLDG. SETBACK LINENO PARKING174910615' BLDG. SETBACK LINE24.0'24.0'9.0'18.0'R5.0'18.0'9.0'24.0'24.0'18.0'9.0'R 5 .0 'R 4 .0 'R4.0'R 5.0'NO PARKING30 UNITSPROPOSED BUILDING13.0'R5.0'R8.0'R5.0'22.0'AAMH: 28AA4MH: 28AA4MH: 28AA4MH: 28AAHMH: 28WW3MH: 15WW3MH: 15WW3MH: 150.74.23.6 3.3 2.8 2.5 1.9 1.1 0.50.0 0.03.90.33.71.3 1.7 2.0 2.3 2.5 2.6 2.7 2.8 3.4 4.10.11.40.33.3 2.9 2.0 1.1 0.50.1 0.1 0.1 0.33.91.23.81.5 1.7 1.8 2.0 2.1 2.3 2.8 3.6 3.8 3.90.70.04.3 4.7 4.9 4.8 4.2 3.7 2.8 2.0 1.4 0.94.10.04.00.1 0.2 0.6 1.2 1.9 2.4 3.0 3.8 4.2 3.70.50.14.54.0 4.0 3.7 3.3 2.7 2.1 1.6 1.0 0.54.40.04.30.3 0.7 1.3 2.0 2.6 3.0 3.5 3.7 3.6 3.63.80.09.33.80.5 1.2 1.8 1.8 2.5 3.7 4.5 3.9 3.50.75.71.15.8 3.1 3.5 3.9 4.2 4.1 4.3 4.8 4.6 3.53.51.10.01.6 1.9 1.2 2.2 5.7 8.1 3.9 1.8 1.50.40.91.71.9 2.3 2.9 2.8 2.6 2.7 2.5 1.9 1.5 1.41.12.03.0 2.1 1.2 0.50.2 0.2 0.3 0.4 0.8 1.12.81.65.12.2 2.5 2.7 2.7 3.0 3.6 4.1 4.5 4.4 4.51.33.84.11.0 0.50.3 0.7 1.0 1.2 1.6 1.9 2.23.63.14.34.4 5.2 4.5 3.9 4.2 4.5 4.8 4.9 5.2 5.42.42.70.23.50.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.20.10.20.10.2 0.2 0.1 0.1 0.1 0.1 0.1 0.00.0 0.00.20.30.3 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.40.10.30.00.2 0.1 0.1 0.1 0.1 0.10.0 0.0 0.0 0.00.40.10.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.10.00.10.00.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.10.20.10.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.10.00.10.00.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.00.00.10.52.6 2.7 2.7 2.6 3.2 3.5 2.8 2.2 2.1 1.71.30.93.00.30.0 0.0 0.1 0.2 0.3 0.5 0.7 0.80.21.20.50.43.9 4.1 4.6 5.1 4.4 3.7 3.2 2.6 1.72.20.72.50.0 0.0 0.1 0.2 0.5 0.9 1.3 1.6 1.8 2.51.51.10.30.9 0.7 0.6 0.6 0.5 0.6 0.7 0.8 0.9 0.60.90.40.40.3 0.2 0.2 0.10.0 0.0 0.0 0.1 0.13.80.40.71.3 1.3 1.4 1.4 1.5 1.4 1.5 1.7 1.3 1.10.70.80.40.5 0.3 0.20.0 0.0 0.1 0.1 0.2 0.2 0.30.11.00.02.31.8 1.5 1.3 1.2 1.0 0.7 0.40.0 0.02.40.02.40.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 1.1 1.60.00.00.51.6 1.5 1.2 0.7 0.30.0 0.0 0.0 0.02.10.02.30.0 0.0 0.0 0.1 0.2 0.6 1.1 1.6 1.9 2.10.00.01.9 2.1 1.7 1.2 0.9 0.8 0.7 0.6 0.6 0.51.80.01.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.30.40.02.62.1 1.7 1.4 1.2 1.0 0.9 0.9 0.7 0.41.60.01.40.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.52.10.00.11.90.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.20.00.40.2 0.5 1.1 1.7 1.9 2.6 3.5 3.8 3.3 2.40.00.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.10.11.10.2 0.3 0.3 0.5 0.9 1.1 0.8 0.6 0.6 0.50.00.01.7 1.1 0.5 0.20.0 0.0 0.0 0.0 0.0 0.02.00.02.90.0 0.1 0.1 0.4 0.9 1.6 2.0 2.3 2.6 2.70.00.01.40.5 0.20.0 0.0 0.0 0.0 0.0 0.0 0.02.00.02.30.1 0.1 0.3 0.8 1.5 2.1 2.4 2.8 3.2 3.31.70.02.20.52.8 1.6 0.3 0.2 0.2 0.1 0.1 0.1 0.16.60.44.64.4 0.33.1 4.3 3.2 2.3 1.5 0.4 0.3 0.20.00.20.1 0.2 0.3 0.5 1.1 2.3 5.3 7.4 4.6 2.84.40.30.10.1 0.1 0.1 0.1 0.0 0.00.4 1.7 1.7 0.21.51.41.4 0.8 0.7 0.5 0.4 0.3 0.2 0.2 0.20.40.21.51.71.7 2.0 2.2 1.7 1.4 1.3 0.9 0.9 0.7 0.51.60.30.00.1 0.10.4 2.6 7.32.1 2.6 2.3 2.11.80.52.00.3 0.2 0.2 0.1 0.1 0.10.4 2.1 3.81.50.11.40.11.0 1.9 2.0 2.0 1.9 1.2 0.4 0.3 0.2 0.20.10.20.20.10.3 0.4 0.3 0.1 0.0 0.0 0.0 0.10.10.20.20.01.5 2.0 1.9 1.4 0.7 0.4 0.4 0.4 0.30.50.30.30.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.10.20.30.10.2 0.4 0.8 1.5 4.0 5.3 3.7 2.5 1.5 0.30.10.10.10.1 0.1 0.1 0.00.5 1.3 1.1 0.2 0.01.00.10.10.3 0.5 1.1 2.6 3.3 2.6 2.1 1.3 0.3 0.20.10.10.10.1 0.1 0.10.4 0.8 0.8 0.2 0.0 0.0 0.00.00.1 # Date CommentsDrawn By:Checked By:Scale:RevisionsPage 2 of 2Date:3/19/20193/19/2019CRYSTAL PARKING LOT v2.AGICRYSTAL PARKING LOT V2Luminaire ScheduleSymbolQtyLabelCalculation SummaryLabelCalcTypeUnitsArrangementTotal Lamp LumensLLFDescriptionAvgMaxMinAvg/MinMax/Min1AASINGLEN.A.1.000NV-1-T3-48L-1-40K-UNVLOTS_PlanarIlluminanceFc1.239.30.01N.A.AAHSINGLEN.A.1.000NV-1-T4-64L-1-40K-UNV-HSS N.A.3AA4SINGLEN.A.1.000NV-1-T4-48L-1-40K-UNV3WW3SINGLEN.A.1.000TWM-T3-16L-1-40K-UNV 123AC250 SFSPA115245 SFUNIT113245 SFUNIT111245 SFUNIT112245 SFUNIT110245 SFUNIT109290 SFKITCHEN104101 SFOFFICE106335 SFLOBBY100466 SFDINING ROOM101130 SFOFFICE108130 SFOFFICE107101 SFOFFICE105245 SFUNIT11475 SFELEV. LOBBY103ELEV.B75 SFSTORAGE102125 SFRECEPTION1325' - 0"TYP.20' - 0"20' - 0"TYP.12' - 6"108' - 5 3/4"8' - 7 1/4"99' - 10 1/2"47' - 4 1/4"26' - 9"20' - 7 1/4"FLOOR 1:6 UNITS5,071 SF5' - 1 7/8"245 SFUNIT204245 SFUNIT203245 SFUNIT210245 SFSPA213245 SFUNIT211245 SFUNIT209245 SFUNIT207245 SFUNIT205245 SFUNIT212245 SFUNIT208245 SFUNIT206245 SFUNIT202318 SFSITTING200160 SFSTAIR 1150123AC230 SFSPA201BELEV.FLOORS 2-3:12 UNITS EACH4,960 SF EACH FLOORTOTAL FLOOR AREA FOR BUILDING: 19,951 SF 8' - 7 1/4"99' - 10 1/2"108' - 5 3/4"26' - 9"20' - 7 1/4"47' - 4 1/4"0' - 3 1/4"8' - 7 5/8"47' - 4 1/4"123ACB525 SFPREP KITCHEN169541 SFUTILITIES170634 SFSTORAGE171440 SFSTORAGE172233 SFCOMMERCIALLAUNDRY173142 SFSTAFF MENS174142 SFSTAFF WOMENS175103 SFWOMENS LOCKER176103 SFMENS LOCKER184516 SFBREAK ROOM/LOUNGE18565 SFELEV. EQUIP.187BASEMENT4,960 SFNICHIHA PANEL TO MATCH BUILDING6" SCH 80 GALV. STL. PIPE GATE POST1.5" 'B' 20 GA. WIDE RIB ROOF STL. DECK, PAINTED3/4" CANE BOLT, W/ STOP FOR OPEN POSITION, MOUNT TO GATE FRAME GATE FRAME HSS 2 x 2 x 3/16" TYP.0' - 1 1/2"5' - 0"0' - 4"STEEL POST AT EACH CORNER AND BACK WALL, SEE STRUCTURAL0' - 2"PROVIDE 1/2" HEADED STUDS PIPE COL. TO PIER PROVIDE 4 EA COL.2"x2" TS FRAME AND GATE, WELD, POLISHED SMOOTH,PRIMED AND PAINTED. FIBER CEMENT PANEL MATCHING BUILDING, SEAL ALL EDGES, TYP. SECURE WITH SCREW ATTACHED TO TS FRAME WITHCOATED DECK SCREWS, COUNTERSINK6" DIA GALV. STEEL GATE POST,CONC. FILLED ROUND TOP. GATE MOUNTED ONTO POSTCONTROL JOINTS AT 5'-0" EACH WAY, MAX.NOTE: 6" THICK PCC CONC. SLAB W/ 6x6x1.4x1.4 WWF ON 6" GRAVEL BASESLOPE 1/8" PER 12"4" DIA. GALV. STEEL BOLLARDCONC. FILLED ROUND TOP, TYP.4" DIA GALV. STEEL BOLLARD,CONC. FILLED ROUND TOP, TYP. 1' - 0"8' - 0"1' - 0"10' - 0"6' - 0"10' - 0"TYP.0' - 4"TYP.0' - 4"T. WASMOENNI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a dulyRegistered Architectunder the laws of the state of MinnesotaThomas P. WasmoenDateLicense No.20891SHEET NUMBERSHEET TITLEOWNERPARTNERS/CONSULTANTSPROJECT NO.CHECKED BYDRAWN BY275 Market Street, Ste. 368Minneapolis, MN 55405612.819.1835 www.firmgroundae.comPROJECTPLANNOT FOR CONSTRUCTION© COPYRIGHT FIRMGROUNDAE INC.C:\Users\rnichols\Documents\190326 18.143Reliable Care Supportive HousingCrystal_Central_rnicholsLCQU2.rvt3/26/2019 3:08:05 PMA101SCHEMATICFLOOR PLANS18.143R. NICHOLSA-1 RELIABLE HOMECARE SUPPORTIVEHOUSING2353 RICE STREETSUITE 107ST. PAUL, MN 55113DEBORAH OJOGWU3501 DOUGLAS DRIVECRYSTAL, MN 55422MM/DD/YYYYSCHEMATICDESIGN2019# ISSUE/REVISION DATE 1/8" = 1'-0"A1011FIRST FLOOR PLAN 1/8" = 1'-0"A1012SECOND FLOOR PLAN 1/8" = 1'-0"A1013BASEMENT PLAN 1/4" = 1'-0"A1014TRASH ENCLOSURE FRONT ELEVATION 1/4" = 1'-0"A1015TRASH ENCLOSURE PLAN 1 FIRST FLOOR100' - 0"2 SECOND FLOOR111' - 0"3 THIRD FLOOR122' - 0"ROOF BEARING133' - 0"123WOOD COLUMN1 FIRST FLOOR100' - 0"2 SECOND FLOOR111' - 0"3 THIRD FLOOR122' - 0"ROOF BEARING133' - 0"ACBFIBER CEMENT TRIM BAND BOARD1 FIRST FLOOR100' - 0"2 SECOND FLOOR111' - 0"3 THIRD FLOOR122' - 0"ROOF BEARING133' - 0"123ALUMINUM STOREFRONT SYSTEM AT ENTRANCE1 FIRST FLOOR100' - 0"2 SECOND FLOOR111' - 0"3 THIRD FLOOR122' - 0"ROOF BEARING133' - 0"ACBMODULAR BRICKFIBER CEMENTLAP SIDINGASPHALT SHINGLES1 FIRST FLOOR100' - 0"2 SECOND FLOOR111' - 0"3 THIRD FLOOR122' - 0"ROOF BEARING133' - 0"RETAINING WALLSEE GRADING PLAN±7' SEE CIVILGRADE @ OUTDOOR AMENITY GRADE @ T.O. RETAINING WALL8' CHAIN LINKE FENCE TO BUILDING8' CHAIN LINKE FENCE TO BUILDINGSPRUCE TREES ALONG T.O.RETAINING WALLREDBUD TREES IN AMENITY AREAT. WASMOENI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a dulyRegistered Architectunder the laws of the state of MinnesotaThomas P. WasmoenDateLicense No.20891SHEET NUMBERSHEET TITLEOWNERPARTNERS/CONSULTANTSPROJECT NO.CHECKED BYDRAWN BY275 Market Street, Ste. 368Minneapolis, MN 55405612.819.1835 www.firmgroundae.comPROJECTNOT FORCONSTRUCTION© COPYRIGHT FIRMGROUNDAE INC.C:\Users\rnichols\Documents\190326 18.143Reliable Care Supportive HousingCrystal_Central_rnicholsLCQU2.rvt3/26/2019 3:08:32 PMA401EXTERIORELEVATIONS18.143X.SAMPLEA-1 RELIABLE HOMECARE SUPPORTIVEHOUSING2353 RICE STREETSUITE 107ST. PAUL, MN 55113DEBORAH OJOGWU3501 DOUGLAS DRIVECRYSTAL, MN 55422MM/DD/YYYYSCHEMATICDESIGN2019 1/8" = 1'-0"A4013SOUTH EXTERIOR ELEVATION 1/8" = 1'-0"A4014WEST EXTERIOR ELEVATION 1/8" = 1'-0"A4011NORTH EXTERIOR ELEVATION 1/8" = 1'-0"A4012EAST EXTERIOR ELEVATION#ISSUE/REVISIONDATE 1/8" = 1'-0"A4015SOUTH SITE ELEVATION