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Home My WebLink About2017-094 (approving revised concept planned unit development, final planned unit development for phases 1-3, preliminary plat for the Lakes at Stillwater, SUP for a senior living facility, and campus signage plan for the Lakes) RESOLUTION NO. 2017-094 CITY OF STILLWATER WASHINGTON COUNTY, MINNESOTA A RESOLUTION APPROVING REVISED CONCEPT PLANNED UNIT DEVELOPMENT, FINAL PLANNED UNIT DEVELOPMENT FOR PHASES 1-3, PRELIMINARY PLAT FOR THE LAKES AT STILLWATER, SPECIAL USE PERMIT FOR A SENIOR LIVING FACILITY, AND THE CAMPUS SIGNAGE PLAN FOR THE LAKES AT STILLWATER CASE NO. 2017-08 WHEREAS, Landform Professional Services, representing both Intergenerational Living and Health Care of Stillwater LLC and The Goodman Group LLC, has submitted an application for approval of- 1) £1) Revised Concept Planned Unit Development for: a 245 unit senior living campus, and a church expansion; and 2) Final Planned Unit Development for Phase 1, Phase 2, and Phase 3; and 3) Preliminary Plat for Lakes at Stillwater: 16 lots and 3 outlots; and 4) Final Plat for Lakes at Stillwater: 7 lots and 5 outlots; and 5) Vacation of a Drainage and Utility Easement; and 6) Special Use Permit for Senior Living Facility in the LR Zoning District; and 7) Signage plan for the Planned Unit Development campus; and WHEREAS, the property subject to the terms of this Resolution are shown in Exhibit A; and WHEREAS, on April 24, 2016 the City Council held a public hearing on the initial Concept Planned Unit Developed and approved it with several conditions; and WHEREAS, on May 10, 2017 the Planning Commission held a public hearing on the revised Concept Planned Unit Development and associated requests and upon hearing testimony from the public unanimously approved with conditions; and WHEREAS, on May 16, 2017 the City Council held a public hearing on the requests and found them to be compatible with the neighborhood and consistent with the Page 2 of 6 City's Zoning Ordinances, Subdivision Ordinances, Comprehensive Plan, and infrastructure. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Stillwater hereby approves the requests for The Lakes at Stillwater with the following conditions: 1. The site shall be developed in substantial conformance with the plans on file with the Community Development Department,including those below,except as may be modified by the conditions herein: • Preliminary Plat C1.2 3/17/17 • Open/Developed Areas 4/10/17 • Tree Preservation Plan C1.4 3/17/17 • Site Plan C2.14/5/17 • Grading, Drainage, Paving, Erosion Control C3.1 3/17/17 • Utilities C4.13/17/17 • Street profile C6.13/17/17 • Landscape Plan L2.13/17/17 • Trees & Seeding Plan L2.2 3/17/17 • Lower Level Plans A3.0 4/5/17 • 15tFloor Plans A3.14/5/17 • 2nd Floor Plans A3.2 4/5/17 • 3rd Floor Plans A3.3 4/5/17 • Exterior Building Elevations A5.0 4/5/17 • Street Lighting &Photometrics E1.13/17/17 • Master Sign Plan 4/28/17 • Phasing Plan 3/17/17 • Final Plat 3/24/17 • Master Trail Plan 5/1/17 2. All civil engineering plans must be found satisfactory to the City Engineer, or revised to his satisfaction prior to release of the Final Plat for filing with Washington County. a. The emergency overflow from the pond north on 72nd Street must not flow across 72nd Street. It should be redirected eastward to the drainage ditch. b. A drainage easement shall be dedicated on the final plat for all common drainage areas. i.e. backyard drainage on the west end of the property (town homes). c. The utilities (water and sewer) east of the cul-de-sac serve more than one property. Therefore, these utilities must either be located within a public right-of-way or declared to be private. d. No direct runoff from the site may drain to Jackson Pond. e. The storm sewer from I.B.4 must be extended to the creek. Page 3 of 6 f. Trails on the site should not connect to the 72nd Street right-of-way until a public trail is constructed along 72nd Street. Construction responsibilities for the trail along 72nd Street must be identified in the Development Agreement. g. All electrical and communications utility lines shall be buried. This must be specified in the plans submitted for final plat approval. 3. All pedestrian ramps must be constructed according to current ADA guidelines. 4. All public utilities that are located on privately owned property will need to be encumbered by drainage and utility easements. 5. Development impact fees for each phase must be paid to the City prior to release of the Final Plat for that phase of development. This includes fees for parks, trails, transportation adequacy, trout stream mitigation, trunk sewer and trunk water. 6. Stormwater and grading plans must be approved by the Brown's Creek Watershed District, and permit issued prior to release of the Final Plat for each phase. 7. The boundaries of the wetland and pond buffers must have identification signage installed according to Brown's Creek Watershed District rules. Provisions for installing this signage must be included in the Development Agreement, prior to approval of the Development Agreement by the City Council. 8. Since there is no Concept PUD sunset clause for the Meisterling and Grace Baptist Church properties, these properties will need to develop according to City standards and Best Management Practices in place when these properties develop. However, regardless of the City development standards in place then, the planned church addition can be developed according to the foot print and location included in this Concept PUD, and six senior living units can be built in addition to the existing home on the Meisterling property. 9. Future development of the six senior living units (three twin-home buildings) on the Meisterling property (Lot 12) will not be allowed to lengthen the cul-de-sac that accesses County Road 12. One of the two unit buildings could front on the cul-de-sac, but the other units would have to have access directly to 72nd Street with a new cul-de-sac. The other option would be to extend the cul-de-sac that The Goodman Group will be building all the way to 72nd Street. However, it is recognized that today this option is unpopular with neighbors. 10. The six senior living units on the Meisterling property,Lot 12,will have to be relocated. This will have to be shown on the Final PUD application for the Meisterling property whenever it is submitted. This relocation will need to accommodate the DNR condition that no buildings be constructed in Tier 1 of the Long Lake Shoreland Overlay District. 11. The parking lot on Preliminary Plat Lot 2 that is going to be shared with Grace Baptist Church will require a cross access easement and agreement. The easement and agreement must be reviewed and approved by the City Attorney, then filed together with the first plat at Washington County. Page 4 of 6 12. Only two mooring spaces will be permitted on Long Lake; one for The Lakes at Stillwater campus and one for the Meisterling portion of the PUD. 13. A conservation easement, or similar instrument, will be required over Outlots B and C as well as over the wetland buffer areas found on Preliminary Plat Lots 1, 3, 9 and 11. These easements will be required to be approved by the City Attorney and either executed or placed on the final plat itself before the city releases the final plat for filing with Washington County. 14. Blanket drainage and utility easements will be required over all waterbodies, and the Long Lake outlet structure and pipe. These easements will be required to be approved by the City Attorney and either executed or placed on the final plat itself before the city releases the final plat for filing with Washington County. 15. When sign permits are requested for each of the signs shown in the Master Sign Plan, detailed location maps must be submitted with application materials, and all required setbacks from property lines and public right-of-ways will need to be maintained. 16. Materials storage areas and worker parking areas need to be designated away from tree canopies and protected area boundaries. The City Forester recommends that a layer of wood chips (or other suitable materials found acceptable to the City Engineer) be spread in these areas to help absorb the compressing force of the vehicles on the soil's porosity and reduce mud. 17. When trees are removed, industry Best Management Practices are to be followed. Equipment shall not enter into the protected shoreline zone or wetland buffers for tree removal; nor shall any soil thereof be disturbed during tree removing operations. 18. Some or all of the maples included in the tree and seeding plan should be replaced with another species. The replacement species must be approved by the City Forester and included in a revised landscaping plan prior to release of the plat for the first addition. 19. The landscaping plan must be revised by adding 37 more code compliant trees within Phases 1 to 3 of the PUD. This change must be made to the plans prior to release of the plat for the first addition. In addition, for the future development of the Meisterling and Grace Baptist Church properties, three landscaping trees must be added to their plans for each of their lots. 20. The landscaping plan must be revised by relocating some of the evergreen trees to augment the winter screening capability of landscaping along the County Road 12 corridor. This change must be made to the plans prior to release of the plat for the first addition. 21. A trail easement will likely be necessary along the north side of 72nd. The location and width of the easement is to be approved by the City Engineer and Park Commission prior release of the first addition final plat. In addition, the easement document shall be reviewed and approved by the City Attorney prior to release of the plat for filing with Washington County. Page 5 of 6 22. The developer will construct the public trail both on the campus of The Lakes of Stillwater and along the north side of 72nd Street from the point where the public trail on the campus meets 72nd Street eastward to the sidewalk at the intersection of Interlachen Drive and Northland Avenue. The cost of the trail construction on 72nd Street will be credited against the park and trail fees that are associated with the Senior Living Campus. 23. The park and trail dedication fees will be due prior to release of final plats for filing with Washington County. 24.Public and private recreational improvements are being reviewed by the Park Commission again on May 22, 2017. If any additional conditions of approval are generated by the Park Commission, those conditions will need to be included in the Development Agreement. 25. A plan for the exterior building lights must be submitted and found satisfactory by the City prior to approval of the project by the City Council. 26. More details concerning the exterior mechanical equipment is necessary in order to determine the views and noise levels at perimeter property lines. This information should be submitted prior to City Council approval of the project. 27. A Development Agreement found satisfactory to the City Attorney and City Engineer must be fully executed prior to release of the Final Plat for the first addition. 28. The owner of the The Lakes at Stillwater will enter into a Payment In Lieu of Taxes Agreement found acceptable to the owner and the City Council. The agreement must be signed prior to release of the final plat for the first addition. Enacted by the City Council of the City of Stillwater, Minnesota this 16th day of May, 2017. CITY OF STILLWATER Ted ozlowski, yor • ATTEST: Diane F. Ward, City Clerk Page 6 of 6 Exhibit A Subject Property 7669 12377 76D9 7639 7640 7620 12630 12490 , /„////�iaii/ipii�� //i a/ai i/miiiimoir/nrm/mi'my /////�� i / 12626 2721 NITS I I' I /j ND t 105 o U 12620 sU 25 6+ 17f1 t F L t / 135 ]EA DS 12590 1 32'0 `b' L.II`�R „- !� 15145 17535 -g+ 12470 495 1 a9 f u �IN, i �mayopiiiooraioiiiiiiiiiiii/lUr� 2883 v 234 '` /i 71e1 2so6 zoo /2aa p 71902676 2675 1.2525 22D 219 % 2667 2E 7157 7156 .228 p IT, � 53 ®UAIUIUfWHIJ S�� , w e ' .,e � : HER' SEE zEN c