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Home My WebLink About8A - Senior Care Overlay MEETING DATE: AGENDA #: PREPARED BY: REVIEWED BY: AGENDA ITEM: DISCUSSION: I. CITY COUNCIL AGENDA REPORT NOVEMDEll. 6, 2000 8A JANE KANSIER, PLANNING COORDINATOR DONALD RYE, PLANNING DIRECTOR CONSIDER APPROVAL OF AN ORDINANCE OO-XX AMENDING THE ZONING ORDINANCE TO ALLOW THE SENIOR CARE OVERLAY DISTRICT IN THE C-2 AND C-4 USE DISTRICTS (Case File #00-074) History: On September 5, 2000, the City Council adopted Ordinance #00-20 approving the establishment of a Senior Care (SC) Overlay District, and allowing this district in the R-2 (Low to Medium Density Residential), R-3 (Medium Density Residential), R-4 (High Density Residential) and C-3 (Specialty Business) districts. The SC overlay district would not be allowed in the C-l (Neighborhood Business), C-2 (Community Business) or C-4 (General Business) districts. On September 18, 2000, the City Council directed staff to initiate an amendment to the Zoning Ordinance that would allow the SC district in the previously excluded commercial districts. The Planning Commission considered this item at a public hearing on October 9, 2000. The Planning Commission recommended approval of the amendment, but modified it to apply only to the C-2 and C-4 districts on the basis the size and intensity of the uses permitted in the SC district were not compatible with the uses in the C-l district or in the adjacent R-l district. A copy ofthe minutes of the October 9,2000 Planning Commission meeting is attached to this report. Current Circumstances: The Senior Care (SC) Overlay district is intended to encourage the development of senior care facilities in a variety of settings. Rather than simply laying out a set of regulations, the proposed SC Overlay District sets up incentives that can be applied to a project to the extent certain locational criteria are met. The more the project meets the criteria, the more incentives may be applied. Allowing the SC to be used in commercial as well as residential districts will increase the variety of settings, and allow a developer to take advantage of the proximity to commercial uses, such as health care facilities. L:\OOFILES\OOORDAMD\ZONING\OO-074\OO-074 CC.DOC Page 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ALTERNATIVES: RECOMMENDED MOTION: REVIEWED BY: I$f;:'J(1~. The original ordinance did not include the C-l (Neighborhood Commercial) district, because of its proximity to low density residential uses, specifically single family homes. The C-l district is generally characterized by smaller lot sizes. The uses allowed as part of the SC district are not really suited to the R-l district. A draft ordinance adding the SC district to the commercial districts is attached to this report. The changes are identified in bold italics. The basic changes include the new Zoning Districts, as well as language outlining the allowable density in the commercial districts. When determining whether to amend the ordinance, the City Council must base their decision on the following criteria: . There is a public need for the amendment; or . The amendment will accomplish one or more of the purposes of the Zoning Ordinance, the Comprehensive Plan or other adopted plans or policies of the City; or . The adoption of the amendment is consistent with State and/or federal requirements. The proposed amendment is consistent with the intent and purpose of the Zoning Ordinance and the Comprehensive Plan to provide a range of housing options for the population. This amendment will also allow the development of housing fulfilling a need in the community. CQ"rlll~jnn. Both the Planning Commission and the staff recommend approval of this amendment. The City Council has three alternatives: 1. Adopt Ordinance 00- XX approving the proposed amendment as recommended. 2. Deny Ordinance OO-XX. 3. Defer this item and provide staff with specific direction. The staff recommends Alternative #1. A motion and second to adopt Ordinance 00- XX approving the amendment as recommended. Approval of this ordinance requires a 4/5 vote of the COUll' . Page 2 L:\OOFlLES\OOORDAMD\ZONlNG\OO-074\OO-074 CC.DOC CITY OF PRIOR LAKE ORDINANCE NO. OO-XX AN ORDINANCE AMENDING SECTION 1l06A.400 OF THE PRIOR LAKE CITY CODE The City Council of the City of Prior Lake does hereby ordain that: 1. The Section 1106A. 400 of the Prior Lake City Code is hereby amended by adding the language in bold italics: 1l06A.400 Application. The SC Overlay District may only be applied in the following use districts: R-2, R-3, R-4, C-2, aBd-C-3, and C-4. In residential use districts, the allowable dwelling unit density for a senior care facility may not exceed the allowable density in the underlying use district. In the Commercial Use Districts, except for the C- 3 Use District, the maximum dwelling unit density shall not exceed 30 dwelling units per acre. In the C-3 Use District, the maximum dwelling unit density shall not exceed 50 units per acre. The development of a senior care facility is subject to all applicable requirements of the underlying use district except as modified according to the provisions of Section 11 06A.600. This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this 6th day of November, 2000. ATTEST: City Manager Mayor Published in the Prior Lake American on the 11th day of November, 2000. Drafted By: City of Prior Lake Planning Department 16200 Eagle Creek Avenue Prior Lake, MN 55372 1:\OOfiles\OOordamd\zoning\OO-074\ordOOxx.doc PAGE 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER "~'""'."_'_""_.'____""'_nO>"..._c__.'"_,~",,,~_ -""'~'---'-~'-~'-"'~"-->--'-----~-'-r--'~-""""-"-'---.-.---<---.----.-..... PLANNING COMMISSION MINUTES MONDAY, OCTOBER 9,2000 1. Call to Order: The Octob 9,2000, Planning Commission meeting was called t rder by Chairman V onhof at 6:3 .m. Those present were Commissioners A od, Criego, Stamson and Vonhof, Planning irector Don Rye, Planning Coordinat ane Kansier, Zoning Administrator Steve rsman, City Engineer Sue Mc ermott and Recording Secretary Connie Carlson. 3. V onhof Criego Atwood Stamson 2. Roll Call: om the September 25,2000, Planning Co issioner Stamson arrived at 6:34 p.m. 4. Public Hearings: ~ A. Case #00-074 Consider an Amendment to the Zoning Ordinance allowing the Senior Care Overlay District in the C-l, C-2 and C-4 Use Districts. Planning Coordinator Jane Kansier presented the Planning Report dated October 9, 2000, on file in the office of the City Planner. The public hearing is an amendment to the Zoning Ordinance to allow the Senior Care Overlay (SC) District in the C-l (Neighborhood Business), C-2 (Community Business) and C-4 (General Business) districts. On July 24,2000 and August 14,2000 the Planning Commission held public hearings to consider an amendment to the Zoning Ordinance establishing a Senior Care Overlay District. The Planning Commission recommended approval of an SC district that would be allowed in the R-2, R-3, R-4, C-2, C-3 and C-4 Use Districts. The Council considered this ordinance on September 5, 2000. The Council approved Ordinance #00-20, approving the SC district, and applying it to the R-2, R-3, R-4 and C-3 districts only. On September 18, 2000 the City Council initiated an amendment to the Zoning Ordinance that would allow the SC district to be utilized in the C-l, C-2 and C-4 districts. L:\OOFILES\OOPLCOMM\OOPCMIN\100900mn.doc 1 Planning Commission Minutes October 9, 2000 The proposed amendment is consistent with the intent and purpose ofthe Zoning Ordinance and the Comprehensive Plan to provide a range of housing options for the population.. This amendment will also allow the development of housing fulfilling a need in the community. Staff recommended approval of this amendment with the modification to remove the reference to the C-l district. Comments from the public: Larry Johnson, President of Crystal Care, stated they are working with the City on developing a 40 unit senior assisted living with 20 units of regular care. Crystal Care supported this amendment. Comments from the Commissioners: Criego: · Supported the recommended changes as they are consistent with the Planning Commission's original recommendation on this issue. Stamson: . Agreed Atwood and V onhof: . Support the amendment as proposed. MOTION BY CRIEGO, SECOND BY ATWOOD, TO RECOMMEND CITY COUNCIL AMEND SECTIONS 1103 AND 1106 OF THE PRIOR LAKE CITY CODE. Vote indicated ayes by all. MOTION CARRIED. A. e Resolution. The Planning Comm' Ion held a public he' to consider 4 variance requests by Bob Dittman for the posed construction of addition 0 an existing single family dwelling, and one new cessory structure to replace two exist" accessory structures on the property 1 ated at 16530 Dunkirk Avenue. After reviewing the applicant's proposal with re ards to the variance hardship criteria, the Planning Commission directed staffto 1:\OOfiles\OOplcomm\OOpcmin\100900nm.doc 2 --<----------- --,r------^-------'---