Agenda - Council - 08/23/2011 - Laserfiche WebLink

Home

windows with various accents added. Waste storage is proposed to be provided interior to the building. The Applicant proposes 66 parking stalls with an additional 28 proof of parking stalls for future construction. In this instance, Staff applied parking standards for hospital use, which requires one (1) space for four (4) beds plus one (1) additional staff for each employee. Based on the proposed site plan, 18 stalls would be required for the residential component. Staff has requested additional information on the number of employees to determine final parking requirements. It appears there should be ample parking on site. The proposed landscape plan appears to generally meet requirements with amendments and additional notes as required in the Staff Review File. The Civil Engineering plans are generally acceptable with additional detail included on the plans as noted in the Staff Review File. The Master Park and Trail Plan requires that a trail be constructed on site along Nowthen Boulevard and Saint Francis Boulevard. Staff acknowledges the level of trail obligations for this site in relation to the portion of the site being developed with this proposal and has recommended the following in terms of trail obligations (an exhibit is attached for illustrative purposes). The Nowthen Boulevard trail represents a critical trail link that completes a corridor that has had several segments constructed over the past several years. Staff acknowledges the design constraints near the intersection of Nowthen Boulevard (CSAH 5) and Saint Francis Boulevard (TH 47). Due to existing topography, retaining walls are required. Acknowledging the additional construction costs and the benefit of this connection, Staff has prepared a proposal for a grant opportunity for construction dollars through the Safe Routes to School program due to its proximity to Ramsey Elementary School. There is no guarantee that the City will be successful in securing these dollars, and this trail segment will remain a Stage I Improvement obligation of the Applicant. Also in relation to trail obligations, the Applicant has proposed to construct the remaining segment between the existing terminus of the Nowthen Boulevard Trail (terminating on the Lord of Life Campus) and the proposed Lot 1. It is Staffs recommendation that the portions of trails to be constructed on the parcels that do not include the building of Lord of Life shall be considered off site, and thereby actual construction costs shall be credited to Trail Development Fees. As stated previously, these parcels are only being included in the proposed Plat in order to consolidate parcels and clean up legal descriptions of the campus. Staff finds benefit to the City in approving the parcel consolidation. All trails on private property must be encumbered by a perpetual trail easement plus an additional five (5) feet for maintenance purposes where feasible. Finally, in relation to trail obligations, the City's policy is that trails shall be constructed, at the cost of the developer, on both sides of all State, County, State Aid, and Collector roadways. This policy is implemented by the Master Park and Trail Plan. This Plan indicates a trail construction obligation along Saint Francis Boulevard (TH 47) . However, Staff recommends delaying construction of this segment of trail until such time future development (planned) occurs on the remainder of the Lord of Life Campus. In looking at future development scenarios, there may be a possibility that the TH 47 trail may be better suited for an internal roadway system. Given this fact, Staff recommends that the Applicant convey a 20 foot wide perpetual trail easement along TH 47 connecting to Cobalt Street to allow for a future connection in the event funding becomes available in lieu of trail construction along TH 47. Per the request of the Applicant, the proposed Development Contract includes language that the City agrees not to assess any costs of construction of this trail along TH 47 to the Subject Property. The Applicant also acknowledges that future development will, however, include certain development obligations, including trail construction along TH 47. The Fire Department has requested additional detail be added to the plans in regard to public safety access to the structure. In addition, minor modifications to the location of certain hydrants has been requested. The request has been sent to Mn/DOT and Anoka County Highway as required. Mn/DOT and Anoka County have responded as outlined in their response letters. The Planning Commission agreed with Anoka County comments recommending that accesses be consolidated if at all possible. In Staffs conversations with the Applicant, it appears