03-04-2019 Council Packet - Laserfiche WebLink

Home Search

Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 DATE February 18, 2019 FROM Kendra Lindahl, AICP TO Katie Larsen CC Mike Grochala RE Lyngblomsten Architecture Lyngblomsten has submitted an application for approval of a preliminary plat, site plan, conditional use permit and Planned Unit Development (PUD) development stage plan. The project includes a large complex with 100 independent living units, 50 assisted living units, 48 skilled nursing units, 20 detached cottage units and a club house. The site plan also shows a 6,000 square foot restaurant in Phase 2 and a commercial building on the property to the south (at the NW corner of Hodgson and County Road J) in Phase 3, but no details have been provided for future phases. We have reviewed the architecture of the proposed residential buildings for compliance with the Hodgson Road & County Road J Master Planning Study (dated February 12, 2007) and the standards in the Zoning Ordinance. A higher level of architectural treatment is expected on the buildings for this development because it will be developed as a PUD consistent with the Master Plan. The applicant took City feedback from the concept plan stage, which encouraged them to explore architectural treatments that incorporate a greater variety of materials, building articulation, and colors so that the different buildings within the development are compatible but have some variety. We find that this plan does respond to the City’s direction. The applicant has designed the site to transition from the 1 ½ story villa units on the west to the apartment complex on the east side of the site. The apartment complex steps from a 2-story to a 3-story to a 4-story component as it moves from west to east. This provides a nice transition from the single family homes on the east to Hodgson Road on the west. Siting the building near Hodgson creates an urban edge along Hodgson as envisioned by the Master Plan. The articulation provided by the building footprint, which was designed to avoid a flat elevation along Hodgson, helps to break up the massing along the street. The building is pushed toward Hodgson to increase the separation from the homes to the west. Cottages The cottages are 1 ½ story building height but offer single level living. The cottage neighborhood, which is a single family detached product, was reviewed against the single family construction standards in Section 1007.043 and the R-2 district standards because they have higher standards than the R-1 district. The R-2 district is “intended to provide a residential atmosphere for those persons desiring a single family neighborhood with a suburban density.“ When projects are developed as a PUD, we use an existing zoning district as a starting point for reviewing the PUD and ensuring high quality development. The Zoning Ordinance allows single family homes to be 35 feet in height and building height is defined as follows: The vertical distance above a reference datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building: (a) The elevation of the highest adjoining sidewalk or ground surface within a five (5) foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than ten (10) feet above lowest grade. Memorandum 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net