HomeMy WebLinkAbout5A Fountain Hills Sr Care Overlay
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
PREPARED BY:
PUBLIC HEARING:
CASE FILE #:
DATE:
SA
PUBLIC HEARING TO CONSIDER APPROVAL OF A
SENIOR CARE OVERLAY DISTRICT IN THE C-4
(GENERAL BUSINESS) ZONING DISTRICT
JEFF MATZKE, PLANNER
-LYES _NO-N/A
EP 08-110
MARCH 24, 2008
INTRODUCTION:
Professional Resource Network Senior Care and Wensco have applied to
develop a Senior Care Overlay District on a site located along Fountain Hills
Drive south of County Highway 42 and west of Pike Lake Trail.
The Senior Care (SC) Overlay District was established for the purpose of .
allowing senior care facilities in close proximity to support services and
complimentary land uses. The site is zoned C-4 (General Business). The senior
care facility is subject to all applicable requirements of the underlying C-4 use
district.
HISTORY
In April of 2002, the City Council approved the Fountain Hills 2nd Addition. As
part of the plat this site was designated as Lot 1, Block 2 and pre-graded for
future development.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site is approximately 4.6 acres.
Existina Use: The site is vacant and was pre-graded as part of Fountain Hills
2na Addition.
Topoaraphy: The topography of the site ranges from a 910.0 elevation in the
south to an elevation of 864.0 in the north. The majority of the site is relatively
flat, however, rangeing from an 876.0 elevation to an 864.0 elevation.
Wetlands: There are no wetlands located on site.
1:\08 files\08 subdivisions\08 prelim & final\fountain hills assisted Iiving\pc report. doc
www.cityofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
Access: Access to this property is from Fountain Hills Drive.
Adiacent Existina Uses. land Use. and Zonina:
Existing Use land Use Zoning
Designation
West Agricultural Land C-BO Business C-5
Office Park
East Fountain Hills R-HD Urban High R-4
Townhomes Density
North Vacant Land C-CC Community C-4
Retail Shoppinq
South Agricultural Land R-HD Urban High C-5
Density
ANAL YSIS:
Professional Resource Network Senior Care provides extensive nursing and
home aid services to residents of assisted living facilities. The goal of PRNSC is
to provide a family support environment that encourages residents to participate
in daily group activities, interact with staff, and socializes with staff. The facilities
will be staffed 24 hours a day by personal care attendants as well as supervised
by a registered nurse (RN) or licensed practical nurse (LPN).
The applicant originally proposed to subdivide the property into three separate
lots for the three proposed buildings. Due to project timing, however, the
developer has modified the original plan, choosing to develop a 10,323 square
foot on the westernmost lot and subdivide the property at a later time as part of a
three phase development process. The revised plans indicate the possible lot
divisions for future phases.
Buildina Stvles: The two 10,323 square foot buildings are organized into two
separate areas for residents at two different points in the aging process. Each
building contains a total of twelve single occupancy bedrooms and four double-
occupancy bedrooms along with common areas for dining, recreation, and other
group activities. A future 5,446 square foot building will contain approximately 10
units. A fenced and landscaped area is proposed at the rear of the buildings.
Each building also contains a shared garage to allow residents to board and exit
vehicles in an indoor setting. The exterior of the buildings consist of hardiplank
siding and red brick.
Parkina: For elderly housing the Zoning Ordinance requires 0.5 parking spaces
to be provided for each dwelling unit. The site plan indicates a total of 11
parking spaces, and will meet the Code requirements.
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2
Storm Water: Storm water infiltration needs were addressed as part of the
approval for the Fountain Hills 2nd Addition Plat.
Landscapina & Screenina: The City Ordinance requires landscaping and
screening along the perimeter of the property and parking area. The proposed
screening will meet the requirements of the City Ordinance for the western
building site. As part of a future subdivision application the developer will be
required to provide landscaping and screening for the 2nd and 3rd phases of the
development.
SENIOR CARE OVERLAY FINDINGS FINDINGS:
Section 1106A of the Zoning Ordinance allows a Senior Care Overlay District
within the R-2, R-3, R-4, C-2, C-3, and C-4 use district with approval of the City
Council. The overlay district is subject to the following criteria listed below. The
review of the request in respect to these criteria is shown in bold lettering.
. Proximity to Support Facilities. The applicant for any senior care overlay
district proposed for development shall demonstrate that the proposed
site is readily accessible to health care facilities, retail shopping, religious
institutions, public transportation and other supporting facilities and
activities. The City Council, in its sole discretion, shall determine the
adequacy and availability of such supporting facilities. The degree to
which the senior dare facility is in close proximity to these services and
facilities will determine the degree to which incentives for development will
be granted.
The site is located 0.2 miles south of the intersection of Pike Lake
Trail and County Road 42. Health Care, St. Francis Regional Medical
Center, retail shopping, religious institutions, all exist within a 4 mile
radius of the site. A Local Laker Link stop exists at the corner of
Pike Lake Trial and Fountain Hills Drive providing public transit
throughout Prior Lake, and the Laker Line Express Park-and-Ride
facility is 1 mile west of the site.
. Restrictive Covenant. Upon approval of an SC Overlay District for a senior
care facility, the applicant shall record a restrictive covenant on the
property that states they type and extent of care to be provided and
limiting occupancy of the facility to no more than 20% of the residents
under the age of 55 years.
The developer identifies their target market as seniors who are 75
plus years-old who would benefit and thrive in a family client-
centered environment which provides 24 hour care.
. Development Contract. The City and developer of an SC Overlay District
shall execute a Development Contract which shall incorporate the
resolution approving the SC Overlay District and all conditions set forth in
the resolution. The Development Contract shall require the developer to
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3
provide an irrevocable letter of credit provided. by a financial institution
licensed in the State of Minnesota and acceptable to the City. The letter of
credit shall reference the Development Contract and be in an amount
sufficient to insure the provision or development of improvements called
for by the Development Contract.
At this time the City does not require a Development Contract. All
utilities and streets were placed as part of the Fountain Hills 2nd
Addition Plat. The Developer will be required to enter into a
Development Contract at a later date when the property is
subdivided for future phases.
CONCLUSION
Overall, staff believes the Senior Care Overlay District is consistent with the
intent of the Comprehensive Plan and Zoning Ordinance. Based upon the
findings set forth in this report, staff recommends approval of the Senior Care
Overlay District. In order to meet the above-listed criteria, the Planning staff
recommends the following conditions:
1. The applicant shall address all staff comments as outlined in the March 10,
2008 engineering memorandum.
2. The applicant shall address all staff comments as outlined in the March 11,
2008 planning memorandum.
3. All conditions listed in Section 11 06A of the Zoning Ordinance shall be met.
ALTERNATIVES:
1. Recommend approval of the Senior Care Overlay District with conditions as
recommended or any other conditions the Planning Commission feels are
warranted.
2. Recommend denial of the Senior Care Overlay District.
3. Continue the application to a specific date and direct the applicant to provide
any necessary additional information.
RECOMMENDATION:
The Planning staff recommends Alternative #1.
ACTIONS REQUIRED:
A motion and second to recommend approval of the Senior Care Overlay District
for the Fountain Hills Assisted Living subject to the listed conditions.
ATTACHMENTS:
1 . Location Map
2. Site Plans
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Fountain Hills Senior Care Overlay District
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