HomeMy WebLinkAbout10B Senior Care Overlay (Fountain Hills)
CITY COUNCIL AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
APRIL 7, 2008
10 B
JEFF MATZKE, PLANNER
CONSIDER APPROVAL OF A RSOLUTION APPROVING A SENIOR CARE
OVERLAY DISTRICT IN THE C-4 (GENERAL BUSINESS) ZONING
DISCUSSION:
Introduction
Professional Resource Network Senior Care and Wensco have applied
develop a Senior Care Overlay District on a site locate 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
On March 24, 2008 the Planning Commission held a public hearing for the
senior overlay district application. At the meeting area residents expressed
concerns relating to traffic, safety, operation, and upkeep of the facility. In
response the developer scheduled a neighborhood meeting on April 2, 2008.
City staff will summarize the neighborhood meeting as part of the report on
Monday night. The Planning Commission approved the application subject to
the following conditions:
1. The applicant shall address all staff comments as outlined in the April 2,
2008 engineering memorandum.
2. The applicant shall address all staff comments as outlined in the March 25,
2008 Community Development & Natural Resources memorandum.
3. All conditions listed in Section 11 06A of the Zoning Ordinance shall be met.
4. The owner/operator shall arrange a public meeting with the town home
association and address the concerns of the nearby residents.
Current Circumstances
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 the Fountain
Hills 2na Addition.
www.cityofpriorlake.com
c:\documents and settings\jmatzke\my documents\fountaln hills c.!{.doc
Phone 952.447.9~OO / Fax 952.447.4245
Topoaraphv: 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, ranging from an 876.0 elevation to an 864.0 elevation.
Wetlands: There are no wetlands located on site.
Access: Access to this property is from Fountain Hills Drive.
Adiacent Existina Uses. Land Use. and Zonina:
Existing Land Use Zoning
Use Designation
West Agricultural C-BO Business C-5
Land Office Park
East Fountain R-HD Urban High R-4
Hills Density
Townhomes
North Vacant Land C-CC Community C-4
Retail Shopping
South Agricultural R-HD Urban High C-5
Land Density
ANALYSIS:
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 propose buildings. Due to project timing, however, the
developer has modified the original plan, choosing to develop a 10, 323 square
foot building on the westernmost lot and subdivide the property at a later date
as part of a three phase development process. The revised plans attached to
this report indicate the possible lot divisions for future phases.
Buildina Stvles: The developer has proposed a total of three buildings as a
phasing project on the property. The two 10,323 square foot buildings are
organized into separate areas for residents at two different points in the human
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.
c:\documents and settings\jmatzke\my documents\fountain hills cc.doc
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.
ISSUES:
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 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.
Overall, the Planning Commission 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, the Planning Commission
recommends approval of the Senior Care Overlay District. In order to meet the
above-listed criteria, the City Staff & Planning Commission recommend the
following conditions:
1. The applicant shall address all staff comments as outlined in the April 2,
2008 Engineering Dept. memorandum.
2. The applicant shall address all staff comments as outlined in the March 25,
2008 Community Development & Natural Resources Dept. memorandum.
3. All conditions listed in Section 11 06A of the Zoning Ordinance shall be
met.
4. The owner/operator shall arrange a public meeting with the town home
association and address the concerns of the nearby residents.
FINANCIAL
IMPACT:
Approval of this senior overlay district will allow construction of a new senior
care facility, which will contribute to the City's tax base.
ALTERNATIVES:
The City Council has the following alternatives:
1. Adopt the resolution with conditions approving the senior overlay district.
2. Deny the resolution approving the senior overlay district.
3. Defer this item and provide staff with specific direction.
Staff recommends Alternative #1.
RECOMMENDED
MOTION:
1. A motion and second to adopt a resolution approving the senior overlay
district.
Revi~
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on March 24, 2008, to
consider an application from Wensco Inc. and Professional Resource Network Senior
Care for a Senior Car Overlay District for an assisted living facility; and,
WHEREAS, Notice of the public hearing on said Senior Care Overlay District has been duly
published in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the Senior Care Overlay District; and
WHEREAS, The City Council considered the application for a Senior Care Overlay District at its
regular meeting on April 7, 2008; and
WHEREAS, The Planning Commission and City Council find the Senior Care Overlay District in
harmony with both existing and proposed development in the area surrounding the
project; and
WHEREAS, The Planning Commission and City Council find the proposed Overlay District is
compatible with the stated purposes and intent of the Zoning Ordinance, and further,
that the proposed Senior Care Overlay District meets the criteria for approval as
contained in Section 11 06A of the Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Senior Care Overlay District is hereby approved on the property shown as Lot 1, Block 2, Fountain Hills 2nd
Addition.
3. The Senior Care Overlay District is hereby approved subject to the following conditions:
a) The applicant shall address all staff comments as outlined in the April 2, 2008 Engineering Dept.
memorandum.
b) The applicant shall address all staff comments as outlined in the March 25, 2008 Community Development
& Natural Resources Dept. memorandum. '
c) All conditions listed in Section 11 OBA of the Zoning Ordinance shall be met.
d) The owner/operator shall arrange a public meeting with the townhome association and address the
concerns of the nearby residents.
PASSED AND ADOPTED THIS 7TH DAY OF APRIL 2008.
Hauaen Haugen
Hedberg Hedberg
Erickson Erickson
LeMair LeMair
Millar Millar
YES NO
Frank Boyles, City Manager
1:\08 files\08 subdivisions\08 prelim & final\fountain hills assisted living\cc resolution.doc Page 1
www.cityofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
laa::!
OO~"~
009 OOE
+
N
o
al!S pasodoJd
GV OVOl:) AINn08
dell\j UOne~ol
J~IJJS!a AepaAO aJe8 JO!UaS SII!H U!eJunO.::l
Professional Resource Network Senior Care (PRNSC, LLC) currently provides extensive
nursing and home health aide services to two large assisted-living facilities owned by a
separate company.
We have observed that many seniors seem to do poorly in a large facility, in that they
miss the closeness, companionship, mutual support, and atmosphere of a family home.
Loneliness and boredom are two of the greatest personal pains of the elderly.
Our goal is to provide a close support environment that mitigates the frailties of age and
encourages each resident to participate in daily group activities and interact with the
staff, thus extending each resident's intellectual capabilities and keeping them involved
while maintaining their dignity.
We provide care customized for each resident at the resident's intellectual and physical
ability, optimizing their sense of independence and security. The family-like environment
envisioned for Fountain Hills Manor provides a sense of belonging and companionship.
02001 Rue INC.
I
l
AtJF'F"F.'RYARD TVPF' R R('OUIRED
PLANTlNGS REQUIRED PER 100LF
euFfERYARD MOTH: 10'
CANOPY PlANllNGS: 1 /
UNDERSTORY PLANTINCS: 2
SHRUBS: 3
PlANT MATERIAl TO BE INSTALLED AT THE TIME
OF LOT DEVElOPMENT.
I
1
I
\
~
I
PHASE 2
19
I~
I
I
I
I
I
I
I
I
I
I
,-- -,,-' 'y" "V' -'-,.,_ I
-.t'-'/' -..,' -..... I
_ : _-t', -.,.-., ' >--'" '-I-'Y'-'." '4V"."-'. -\.::>..-' /-~-,- .-~':::.t"::,,::::J""'(- (,.(
" if L:.------Wst6'GSf'mA5:-------.-.- , . I r--r-30'SL5G'sE1DACK"-
"I
L;~~~~;~L~~~~~--------~mG~_~-~UWa[~~,mAM-- -----------------------
L
1
I
I
I
II
. I
i
; ,j,-,--.
It /
-I .-__m_
~l
"
~
PHASE 1
+
. 3D 6.
P""'""""""l IN
SCAlE FEET
Con 48 Hour. before diggin9
GOPHER STATE ONE CALL
Twin ClUes Areo 6$1-4$4-0002
UN. Toll ftee 1-800-252-1166
CITY PROJECT #08-110
S"",mer
SIZE ROOT PLANT TYPE
2. ""
1m col.
.5 0
..
CA
2.
CAl.
.
HT.
H.
Wt:Ileflll'
NOTE: THE ABOVE LANDSCAPE TOTALS ME GIVEN AS A CONVENIENCE TO THE LANDSCAPE CONTRACTOR, THE
lANDSCAPE CONTRACTOR IS RESPONSIBLE FOF2 VERIFYING COUNTS WITH lANDSCAPE PlAN.
LANDSCAPE REQUIREMENTS
WlII.
PARKING LOT SCREENING AND
PERIMETER TREE CAlCULATION
REQUIREMENTS Will AlSO BE
INSTAU..EO AT THE nME OF' LOT
DE\'tt.OPMENT FOR FUTURE
LOTS.
T A MINIMUM, THE GREATER OF: 1 TREE
OF' THE SnE PERIMETER, OR 1 mEE
UARE FEET OF GROSS BUILDING AREA.
Snt PERIMETER = 1.198 LF
BUILDING. 10,323 sr.
1.198/40 . 29.95 OR 30 TREES
10.323/1,000 - 10.3 OR 11 TREES
e&lISl!!li..JJU
SCREENING SHALL BE PROVIDED ON THE PERIMETER Of' ANY NEW
PARKlNG LOT. PLANT MATERIA\. MUST BE SPACED NO MORE
THAN 30 !tICHES APART ON SINGLE ROWS OF DECIDUOUS SHRUBS
PARK1NG lOT PERiMETER. 145'
145'/30" . 58 SHRUBS
~
WHENAH OFT-STREET PARKING AREA FOR 6 VEHICt.ES oR MORE
IS LOCATED NEXT TO A RIGHT OF' WAY. A BUFF'ERYARD TYPE B
SHALL BE PROVIDED BEMEN PARKING LOT AND RIGHT OF' WAY.
TYPE B BUF'fERYARD ~TH 10' WIDTH 95' LENGTH REQUIRES
CANOPY PLANTlNGS 1
UNDERSTORY PlANTINGS 2
SHRUBS 3
TOTAL:
CANOPY PLANTlNGS REQUIRED 31
CANOPY PLANTlNGS PROPOSED 31
UNDERSTORY PLANnNGS REQUIRED
UNDERSTORY PLANTlNCS PROPOSED
RUFF'F:RYARD TYPF' c: RF"OU1RE"D
PLANTlNGS REQUIRED PER 100lF
BUFrERYARD WIDTH: 25'
CANOPY PLANTlNGS: 1.2
UNDERSTORY PLANTlNGS: 2.4-
SHRUBS: 3.&
PLANT MATERIAL TO BE INSTALLED
AT THE TIME Of' LOT
DEVELOPMENT.
',~.,
SHRUBS REQUIRED
SHRUBS PROPOSED
61
61
IRRIGATION NOTES
LANDSCAPE CONTRACTOR SHAll SUBMIT A SHOP ORA'MNG OF
tHE IRRIGATION PLAN TO THE LANDSCAPE ARCHITECT FOR
REVIEW.
CONTRACTOR SHAll PROVIDE PVC StEEVES UNDER PAVEMENT
AND DRlvt AISlE FOR IRRltA nON AND ELECTRIC POWER.
UMIT Of' IRRIGATION IS AREA or IMPROVEMENT FOR THE NEW
SITE DEVELOPMENT AS DENOTED ON PLAN. VERIFY UMITS 'MTH
LANDSCAPE ARCHITECT.
IRRIGATION DESlCN ANO CONSTRUCTION IS TO BE PROVlOfll BY
CONTRACTOR FOR TURF AND PLANTING AREAS.
IRRIGATION SYSTEM IS TO BE DESlCNED AND CONSTRUCTED PER
REGIONAL CONDITIONS ANO LOCAl REGULAlIONS.
~mi-~~l ~
i!IJU~~ ;
J JI' f
!
i
(~I)!
~
;1
~
"
~
.l1~J
lIt
U;
!lJ!
:111
i1! !. ~
~t!li
mJ
!iH ' ~
J@I
~.
lIr
5'
~. . ' ;:
-------
-.J
L
BENCHMARK
TNH 674.9 SQ\JTHSIOE or fOUNTAIN HILLS DRIVE. LOT 4385
TNH 866.59 SOUTH SOE Of' fOUNTAIN HIUS DRIVE. 'LOT 4300
1
1
0 30 ..
I""'"""""'" ,
SCAlI: IN FEET
CoI 48 Houri bt:10l'" digging
GOPHER STATE ONE CALL
twin ClU.. Ateo 651-4$4...0002
MN. Ton Free 1-800-252-1166
CITY PROJECT #08-110
GRADING NOTES
CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS
OF EXlSTlNC UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO
THE COMMENCEMENT OF' SIlE GRADING. THE CONTRACTOR
SHALL IMMEOrATELY HOTlry THE...ENGfNEER.OF' DiSCREPANCIES
OR VARIATIONS FROM THE PLANS.
All EXISTING unuTY LOCATIONS SHOWN -ARE APPROXIMATE.
CONTACT "COPHER .SlATE ONE CAlL" (651-454-0002) FOR
unuTY LOCAlIONS. 48 HOURS PRIOR TO EXCAVATION.
CONTRACTOR SHALL STRIP, STOCKPilE AND RE-SPREAD
SUFROENT TOPSOIL TO PROVIDE A MIMMUM 4 INCH DEPTH
~~~.CTEO) TO AlL DISTURBED AREAS TO BE SODDED OR
THE SITE GRADING OPERAllONS, YMEN COMPLE-tED. SHALL
RESULT IN AlL AREAS SEING GRADED TO "PLAN SUBGRADE
ElEVATlON-, THIS .PLAN SUB~AOE ElEVATION- SHALL BE
CONSISTENT 'M1H !HE,Gl;OlECHNICAL REPORT FORSUILOING
AND PAVEMENT AREA$. THE ~ANSUBGRADE ELEVATION" IN
THE PARKING LOT AND DRIVEWAY AREAS SHAlL BE
DETERMINED BYCHEO<ING THE P"VEMENT SECTION DETAILS
AND REFERRING TO PA\fINC PLAN fOR LOCATIONS AND UMITS
OF' VARIOUS PAVEMENT SECTIONS.
ALL SPQ'TE\.E.VATtONS REPRESENT FINISHED SURFACE OR
CUTTER UNE GP:AOES UNLESS OTKERVr1SE NOTED.
REFER TO SHE PLANF'OR CURRENT HORtIONTAL snE
DIMENSIONS AND LAYOUT.
EXISTING TOPOGRAPHY PRO\flDtO BY PIONEER ENGINEERING
WITH UMITED TOPOGRAPHY VERIFlCATlON BY RU<.
LEGEND
1OPOliIW'HICINlXXCCMfOUll
-.......
.............
...,....
5POtnl'fAltIlK
IlftMtAG(S,R
--
SlOllMSElltA
-...
,,,.....
CAlCH......IIN11lOU
.-.......
''(''C',
_ Iil5II!m
---- -~-
_fIil- ___ICf1---
.....
-"'"
.--....
-,.>- ->,.-
_,,__Df_
. .
. .
.
iliIi ii~>> !
lfIJU:~ ;
! J!I f
I
I
(~I)l
~I
~
..~;
'I~
III
it!,
1."1
i-JI
Ih~ ~
"r.a
~tll .J ~
~i!j I ~
]!!ill
"
~
~i' :;
~~ ; ; ; i : : Ill:,,;;; ,
~
~
IfOJ ~ @7fD rJ1 ft ffl1
f{Jll FEe 2 2 2008 WI
Sy .
~--~
12
61:
EAST ELEVATION
teALl!<vr-r.o*
/.:.24011 ASPHA i SH'INGLESJ
p"(CERTAINTEED T25 WEATHERED 00)
6" FRIEZE BOARDS 12
(MIRATEC) ~6
12
::-16
6" CORNER BOARDS
(MIRATEC)
8 1/4" HARDIPLANK LAP SIDING
(7" EXPOSED)
( COLOR PLUS-KHAKI BROWN)
8" FRIEZE' BDS.
(MIRA TEC)
NORTH ELEVATION
SCAL& vr . r..(J"
12
5 r::::
WEST ELEVATION
&CALe.....r-1'-O"
12
~5
8" ALUM. FASCIA & SOFFIT
(ALSCO-SAVANNAH WICKER)
STONE CAP
(PITCHED 3/4"-1")
MOUNTAIN LEDGE CRIMSON BLEND
12
~6
SOUTH ELEVATION
/It':,l.L!'.I/It'.r-o-
~
i~
~~
9~ co
~ ~~
~ c5 ~
~ ~ I!! "
~.. ~ i"i ~ en
:E~ 5
~I !i!? i=
~ ~';;~~
l3~ e; lo '" w
u..~ ~ ~ 1; u:l
I ~ an
li1i51 I
"- .... . !
;S~'~-ll~ ':i
! ~Ii~o ex;
;.~ lI&J~ ~
i~~!i~ ~.
>.n..a.g-o-
t=l~lo
! lii:t! i ~
i ~
~I!
i i I
~ I z I
~J;
a;"" ..
~ ~ ~ I
T
;j fT
ii 0:
Ii t,::. ~'j
11 t...:. c::......
l_~i.
93'-0-
os -a-
~-O.
80'-0-
to"-O"
~
~
10'-0'"
"
~
~
"-0-
N
~
~
~
E ~ ~
" .. ';'
'I ~ ~
"
~
b ..
'I
~
'i'
'I g
"
~ ~
..
~ ~
0,
"
~
~
~
3'-0'"
80'-0.
9~-o-
OS-a-
.........
I hereby certify that Ws plan.
speclflcatlan. or report was
pr.pared by Il\tI or under my direct
~.rvIIion .nd that I am a duly
Licensed Architect under (he
rlws of lh. Stafe of MlMelOla,
SHEET "'"
WENS MANN
1 iii @llI!lI.,
189S 'U.lA, ON"!" SUITE 200 PHON!: t8SU 408-<4400
EAGAN. MN SSl22--2st2 FAX: ($50 805-3878
l<OOEL 7
ASSlSTEO UVNG
sc.<t.E 1/8" = 1'-0'
""WN BY SMM
TIl1.E FIRST FLOOR LAYOUT
S\gMd
Oate_ R. hiL_
DATE: April 2, 2008
TO: Danette Moore, Community and Natural
Resource Director
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Fountain Hills Senior Care
The Engineering Department has reviewed the site plan received March 18, 2008 for the
subject project and we have the following comments:
General
1. Provide signed Civil plans.
2. Retaining walls appear to be too close to the curb.
Site Plan Sheet C4.0
1. Provide notes detailing sawcutting and street connection. Sawcut at bituminous
edge for curb removal. It is the intent to tie into Fountain Hills Drive without
sawcutting the bituminous. Care must be taken to achieve this. The pouring of
the new concrete apron should be done immediately after removal of the curb so
that the existing bituminous does not slide into the excavation. If the contractor
pours the following day, the bituminous edge must be shored and protected.
L:\08 FILES\08 SUBDIVISIONS\08 PRELIM & FINAL\Fountain Hills Assisted Living\Eng Review 040208.DOC
SENIOR CARE OVERLAY
DISTRCIT REVIEW
Community Development &
Natural Resources Department
To: TerryWensmann
From: Jeff Matzke, Planner
cc: Patrick Carpenter, RLK Engineering
Date: 3/25/08
Re: Fountain Hills Senior Care Overlay District Review
The Planning Department has reviewed the above listed application. The following is a list of
comments from the review:
1) An estimated cost to furnish and plant the landscaping materials is needed to determine the
required security amount to be specified for landscaping in the development contract.
2) The Developer shall record a restrictive covenant on the property that states they the type and
extent of care to be provided and limiting occupancy of the facility to no more than 20% of
residents under the age of 55 years old.
If you have any questions please feel free to contact me directly at 952-447-9814.
Friday, April 04, 2008
To: Terri Redshaw, CMCA
Gassen Company
952-253-4927 Voice
(952) 922-2004 Fax
From: Charie Devolites
PRNSC Representative
RE: Response to Fountain Hills Homeowners Association Board questions
1. There is concern over the traffic, noise and construction time. There is concern that
there will not be another outlet added to help keep the traffic down.
Some construction traffic is inevitable during the estimated four-month development.
Construction and landscaping noise level is no more than that associated with
development of a couple of single-family homes
The residents of Fountain Hills Manor will not have personal automobiles, and their
transport will occur only by company van (accompanied by our staff), or by authorized
adult family member.
We rather like the cul-de-sac as it exists since the single entrance inhibits those who
might otherwise take commuting short cuts at high speed through the neighborhood.
2. There is concern as to how many ambulance calls made on average to a comparably-
sized nursing care facility.
Fountain Hills Manor is an assisted-living facility, not a nursing home, thus has a notably
lower demand for 911 services. It will house twenty seniors. Our staff in larger facilities
(100 or more residents) see approximately two 911 calls a month. We have also noted
that the 911 responders turn off their sirens as they leave a main road such as County
Road 42 to enter a housing area.
3. How large of a facility would this be and what the estimated start and finish date is.
Very concerned about the construction noise level.
Fountain Hills Manor is organized into two separate residential units to accommodate
ten residents each and communal spaces for dining, recreation, and other activities of
daily living. The rear of both units has a fenced, secure, landscaped area. The building
is single-story built on slab.
Construction time is estimated at four months, with a start date dependent upon
regulatory approvals. Construction and landscaping noise level will be equivalent to
development of a couple of single-family homes.
4. If this is a private or public facility and therefore will it have a tax implication going
forward.
Fountain Hills Manor is a private residence with the same tax implications as a
townhome or single-family house.
5. Do they have a long term and realistic business plan in place to ensure that they will
remain a viable and profitable organization for many years. There is already a senior
housing facility on CR42 about a mile away and several other nursing homes in Scott
County.
Fountain Hills Manor is not a nursing home. Fountain Hills Manor is being organized using the
"Green House" model endorsed by the Centers for Medicare and Medicaid (CMS). CMS advocates
a small community style way of living for elders which eliminates large nursing facilities by
creating a setting that encourages health and socialization. This concept allows the resident to
live a less structured / institutional schedule and to have more control over their daily life.
Our market research suggests that assisted-living facilities are in high demand and that the
demand is growing rapidly. Of Minnesota's 594,266 persons over age 65, forty percent have
some type of disability. More specifically, Scott County's 2000 census reported that 6.2% of the
population is over the age of 65 with a projected growth to 22% over the next 10 years.
Fountain Hills Manor specifically addresses this need and offers a home-like environment for
residents needing frequent assistance, monitoring and supervision primarily due to disability,
dementia or Alzheimer's issues.
Unlike a large assisted-living building where each resident has their own apartment and must
sign up for services at a predefined time, the Fountain Hills Manor residents will have staff on-site
and available 24 hours a day to provide services on an as-needed basis. Additionally, residents
can participate in activities during the day with other residents or socialize in the living room or
dining areas at will. In this home-like environment, clients have the option of going to their own
private room for a nap or choosing to be in the common areas with other residents. Residents
are also welcome to participate in activities of daily living to the extent of their abilities, if they
desire.
The purpose of having two separate units is to organize support services of a common
nature for the residents at two different points in the aging process. Memory care is a
fair example, in that residents with some level of confusion due to dementia eventually
need additional safety provisions and attention by staff.
6. Will this be Assisted Living? Extended care? Fulltime care?
Fountain Hills Manor will be an assisted living facility. The units are staffed 24 hours a
day, 7 days a week, 365 days a year.
7. There is concern about having to put a drainage pond in the Northeast corner because
of the large drain tube that exists currently, How will this be dealt with?
We have had experience with drainage issues, and would prefer that if any pond was
created that it would be dug on the presently undeveloped north side of Fountain Hills
Drive using a below-grade tube extension. However, we must defer to the City's
professional engineers, who can devise the best solution.
Charie L. Devolites, RN, MSHCA
Professional Resource Network Senior Care
(PRNSC, LLC)
Response from to Charie Devolites (PRNSC representative) to neiQhbor comments:
Neiahbor: Thank you for taking the time to hear my concerns. Below I have included questions I believe
are important to be addressed on the Monday, March 24, 2008 hearing. My apologies that I cannot be
present in person. Again, I am out of state.
1.a. How does this facility plan to address care of confused elderly?
1.b. Will the doors literally be locked and a "buzz in" system be used?
1.c. Or will the residents wear door wandering alert systems?
1.d Or something even less effective, wheelchair/chair/bed alert systems?
1.e. It is not uncommon for confused elderly people to walk out of assisted care facilities and to become
disoriented and lost. Many events such as these have been recorded around the Metro area. It is our
neighborhood they are likely to wander to and there are many potential hazards (uneven surfaces, blind
spots where cars are moving around turns).
Charie Devolites: Certainly confusion and forgetfulness manifests itself in older adults. One of the
primary reasons for building Fountain Hills Manor is to provide a safe environment for elderly residents in
the Prior Lake area while meeting their physical, mental, social, and spiritual needs. Residents will not
leave the building alone; they must be accompanied by one of our staff or a responsible adult family
member.
The philosophy of Fountain Hills Manor is to provide a home-like environment inside and out, with
qualified and competent staff on-site and available 24 hours a day to provide assistance, supervision, and
health care services for the residents. We understand the needs of the Alzheimer's or dementia client
and we want to provide a safe yet comfortable environment that allows them to socialize and participate
in their daily care and function at their highest level of independence.
The Fountain Hills Manor building is designed to meet Prior Lake fire and safety codes and all exits will be
electronically controlled. External doors will also be covered by video monitors with motion sensors. The
patio will open into an attractive yet secure fenced back yard. The large fenced yard will have
professionally landscaped shade, walks, seating, bird feeders, flower gardens, and possibly a water
fountain for the residents to enjoy in a secure area.
2. Neiahbor: There are many of these types of facilities in the Metro area including in this area. How
well has their market research been completed? How viable is this business? Assisted Living care is not
covered by medical assistance and rarely if ever by private insurance. The cost for this care is high
(thousands per month) and reliant totally on private pay. What is their plan to stay in business and if they
don't, what do they intend to do with the facility? What can this facility be turned into?
Charie Devolites: Market research suggests that assisted-living facilities are in high demand and that
the demand is growing rapidly. Of Minnesota's 594,266 persons over age 65, forty percent have some
type of disability. More specifically, Scott County's 2000 census reported that 6.2% of the population is
over the age of 65 with a projected growth to 22% over the next 10 years. Fountain Hills Manor offers a
home-like environment for residents needing frequent assistance, monitoring and supervision primarily
due to disability, dementia or Alzheimer's issues.
Unlike a large assisted-living building where each resident has their own apartment and must sign up for
services at a predefined time, the Fountain Hills Manor residents will have staff on-site and available 24
hours a day to provide services on an as-needed basis. Additionally, residents can participate in activities
during the day with other residents or socialize in the living room or dining areas at will. In this home-
like environment, clients have the option of going to their own private room for a nap or choosing to be
in the common areas with other residents. Residents are also welcome to participate in activities of daily
living to the extent of their abilities, if they desire.
1
The cost of all health care is high whether it is home carer hospitalizationr nursing home, assisted living,
or independent living. Our approach is to provide a high level of service for a fair price. We know what
our competitors are charging and feel that many clients do not want or need the high cost of staff and
overhead associated with large assisted-living buildingsr but do not want to sacrifice the care and services
that might not be available in a smaller facility. Fountain Hills Manor offers the care and closeness of a
family environment. personalr professional staffare on-site and available to assist with medical or
personal care needs as much as necessary. With this approach, we have less overhead but not less
supervision or service.
State and private insurance funding programs are indeed available. For those residents who qualifyr
State of Minnesota Medical Assistance provides funds for housing and for health care under the State's
Elderly Waiver program. Likewiser private long-term care insurance companies follow the State's model
in covering assisted-living costs and health care within the provisions of their policies.
3. Neiahbor: Due to the high cost of running these facilitiesr most do a poor job of landscaping and yard
carer how can we as neighbors be assured that their curb appeal will always be superior to match our
neighborhood (not just our townhomesr but the houses all around this arear the churchr even the gas
station and other businesses maintain their landscaping)?
Charie Devolites: Our business plan and building plans include landscaping and curb appealr not only
to complement the neighborhoodr but for the business value in attracting and retaining residents. A
beautiful stone "gate" with a lamp on top of the gate will be constructed at the entrance to the building.
The plans call for bushes and plants along the front of the building and at the outer edge of the parking
area as well as a small fence to provide a nice visual appearance from the street. The back patio and
yard will be landscaped and terraced with flowersr bushes, treesr and garden planters. We want our
residents to be able to go out in the back yard and enjoy the beautiful outdoorsr plant flowers if they
desirer pick flowers for the tabler watch the birds and enjoy the beauty of the season.
4. Neiahbor: Similar questionr keeping up exterior appearance of the buildingr most of these buildings
are poorly maintained (same reason high costr low profit). Do they have a maintanence plan? Funds set
aside?
Charie Devolites: Please refer to the drawings of the proposed facility. Fountain Hills Manor is being
constructed of eye-appealingr low-maintenance materials. The exterior of the building will have a stone
base with James Hardiplank boards on the upper portions and Marvin windows. We will also have a
maintenance contract for routine outdoor services such as snow removal, lawn servicer care of the
shrubbery, and winter and spring cleanup. The grounds will have an automatic sprinkler system to
ensure that plants and grass are routinely watered in the growing seasons.
5. Neiahbor: How will they address parking for their employees? Parking should not be allowed outside
of their facility.
Charie Devolites: Please refer to the drawings of the proposed Fountain Hills Manor facility and
grounds. We will abide by the parking policies set by the city. No residents will have automobiles on-
site. The front of the building will have a parking area for staff and visitors.
6. Neiahbor: Will they need to address any noise or pollution issues?
Charie Devolites: No.
2
Page 10f2
Jeff Matzke
From: Danette Moore
Sent: Thursday, March 27, 2008 7:14 PM
To: " ... '. .~
Cc: 'Jack Haugen'
Subject: RE: senior care facility
v . On behalf of Mayor Haugen and myself, I want to thank you for taking the time to convey your concerns
and your willingness to participate in the public process. With the assistance of the developer, the owner of the proposed
Fountain Hills senior care facility has scheduled a neighborhood meeting for Wednesday, April 2nd at 6:30 pm. The
meeting will be held at Creative Floor Gallery (4385 Fountain Hills Drive NE). Please see the attached flyer regarding the
specifics of the meeting.
As you acknowledged in your email, the scope of your concerns may fall outside of the City's jurisdiction, however, we are
here to assist you in any way we can, so I offer the following responses regarding your concerns:
. Life safety requirements: The Building Code will dictate the life safety requirement standards. This is largely
based on the type of licensing issued by the State. Bob Hutchins, City Building Official, has inquired at the
Minnesota Department of Health and is waiting for a return call. As with any other use of this kind (McKenna
Crossing at Shepherd's Path, Keystone, etc), we will follow the International Building Code based on the
occupancy type to assure the safety of the residents as well as the neighbors.
. Previous history of the company: With applications such as the one being considered by the City in relation to
Professional Resources Network Senior Care (the organization that is proposed to own and manage the future
Fountain Hills facility), the Planning Commission and City Council must consider the application based on specific
criteria, as was discussed at the Planning Commission meeting (please see the attached staff report for the criteria
considered). However, due to the accessibility of the information, I did check with the Better Business Bureau and
found that the Professional Resource Network has been specializing in home care services for all age groups,
pediatrics to adults, and both short and long term care since April of 1995. The Better Business Bureau also notes
that the company has a satisfactory record (meaning the company does not have an unusual volume of complaints,
or any government actions involving its marketplace conduct. The BBB understands and has no concerns about
the company's products, services and type of business).
I was told that the owner/operator of the facility will be at the meeting to answer any questions neighbors might have.
I would encourage you to attend. However, if you are unable, please feel free to contact Charie Devolites who works
for Professional Resources Network Senior Care at 952-858-8807, and I know she'd be happy to answer your
questions.
If we can be of any further assistance, please don't hesitate to contact Jeff Matzke, the Planner on this project (447-
9814), or myself. Thanks again for taking an active role in caring about your neighborhood, Danette Walthers-Moore
Danette Walthers-Moore
Community Development and Natural Resources Director
City of Prior Lake
952-447-9813
From: _ . . I . l ... . ., b"
Sent: Monday, March 24, 2008 7:45 PM
To: Danette Moore
Cc: Jack Haugen
Subject: senior care facility .
- ~
I would like to be in~luded in mailings with regards to the proposed senior development on Fountain Hills Drive. You may
reach me at
.L _
-
Prior Lake, MN 55372
4/2/2008
Page 2 of2
Also, I had some concerns about the proposed project.
Since, the State of Minnesota has a moratorium on nursing home beds, nursing homes can not be built in Minnesota.
Because of this, assisted living homes are being built which take advantage of a loop hole in the law that allows for home
health care to take place in these facilities. The level of care provided to the residents at these facilities is often times
woefully inadequate. There is not much the City of Prior Lake can do about the situation, it requires a legislative fix. But,
what the City can do is ensure that the building meets all the life safety requirements for the needs of the people living
there, not just the minimum requirements. The City of West St. Paul required the builder to meet the building requirements
for a nursing home even though the building was not a "nursing home."
I am not in opposition to the plan per se. The elderly would make great neighbors. But, I have had a lot of experience with
assisted living facilities and some are very good and some are not so good. And the not so good ones can be very bad.
Have you contacted the Minnesota Department of Health to find out what their experience with this company is? Have
they had any complaints?
4/2/2008