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4.2B PCSR 07-26-2016Request for Action Item Number To Planning Commission4.b Agenda Section Meeting DatePrepared by Public HearingsJuly 26, 2016BrieAnna Simon, Planner Item DescriptionReviewed by Item Description Click here to enter text. Zack Carlton, Planning Manager Hearth Development  PID 75-656-0105 Reviewed by Conditional Use Permit to establish a Planned Unit Development for a Senior Housing Project Case No. CU 16-10 ction Requested A Recommend, by motion, approval of the Conditional Use Permit req Development to construct a 100 unit senior housing project at PID 75-656-0105 (Old U.S. Postal Service Location) with the following conditions: 1.The Conditional Use Permit shall not be recorded until all appli completed. 2.The Conditional Use Permit is not a building permit and the appl approval of required building and sign permits before constructi 3.Facilities shall meet all building and fire codes. 4.All comments in the Planning Managers comment letter dated April 18, 2016, and the Planners comment letter dated July 19, 2016, shall be addressed. 5.A Planned Unit Development agreement shall be developed and signed by all parties prior to issuance of a building permit. 6.The applicant will work with staff on developing a landscape pla provides for 48 trees required by ordinance. 7.The applicant will work with staff to determine the appropriate to accommodate the proposed use. 8.All refuse collection containers shall be stored within a closed accommodate the collection of all materials. All refuse containe sight from neighboring properties and street. Background/Discussion Hearth Development is requesting a zone change to Planned Unit D Conditional Use Permit (CUP) to establish a PUD for a 100 unit Senior Housing Project at PID 75-656- 0105 (Old U.S. Postal Service Location). TheProject located on the SE corner of Line Ave and 183rd Circle. The building amenities will include: a salon, movie theater, pub room, community and private dining roo and fitness room. All residential rooms will have private bathro rooms will have full kitchens. Based on market studies, a larger percentage of units will be one bedroom, one bedroom plus den, and two bedrooms. There will be approximat 40 assisted living residences and 24 memory care residences. Template Updated 4/14 The applicant anticipates, once operating, the morning and afternoon shifts will be the b building and will require up to 25 employees during the peak tima.m. to 1:00 p.m. Overnight staff will require a minimum of four staff. The site is currently zoned as Business Park(BP). The Comprehensive Plan designates this area as Mixed Use. This project will serve as a transition area from the heavy comm multifamily and single family residential uses to the north. The guidelines of the Mixed Use designation. Comprehensive Plan Mixed Use: This land use category allows a mixture of housing, jobs and/or retail services uses w close proximity to each other. This land use creates the potentito live close to their jobs and retail services, and it offers an environment where one canlive with less reliance on the car. This area provides another setting for high density residential land use in Elk River. Site Plan As detailed in the site plan, there will be approximately 36 independent living residences, living residences and 24 memory care residences.All 24 of the memory care residences will be located on the first floor accompanied with a memory care commons area and additional independent and or assisted living residences are also located o second floor. A below ground parking structure will be located o Approximately 33 parking stalls are being proposed on this level along with a trash facility, fences cen craft room, theater, and staff lounge. An infiltration pond will be located in the southwest corner. Th sewer equipment to the established pond in the southeast corner infiltration mechanisms should be put in place near ponding area Building and Architecture Floor plans and elevations have been included with the applicati other senior housing projects conducted by Hearth Development. I in the area and in similar uses in the city, staff recommends th variations. Staff is requesting the elevation view for all sides of the prop staff will continue to work with the applicant on the architectu The garage floor plan shows a refuse collection area. All refusecollection containers shall be stored within a closed enclosure facility at all times, large enough to accommodate the collection of all materials. The identified collection area will help guarantee all refuse containers and materials shall be out of sight from neighboring properties and street. Setbacks The PUD zoning provides flexibility from the strict application benefit of both parties through an open, transparent review of aiances, some of which could not be granted. The setbacks will be consistent with similar uses in the citys ordinance, and all parking and drive areas will need to maintain Landscaping N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-21 Hearth Development\4-Planning Commission\CU 16-21 PC Staff Report - ER Senior Properties.docx A preliminary landscaping plan was provided to staff, which show35over story, 23 coniferous and 19 ornamental trees. Currently, an abundance of existing trees are located on the subject site. The proposed plan provides enough trees to meet ordinance standards. Staff recommends replacing the Autumn Blaze Maple with a different over story tree due to long term maintenan The wetland buffering requirements are intended to separate impe allow storm water to cool, drop pollutant, and infiltrate beforeentering the protected waters. The applicant should revise the landscaping plan to provide for thes required buffer. Parking and Access Based on the ordinance for memory care, assisted living and independent living a total of 147 parking stalls would be required. The preliminary site plan proposes 68 surface ground parking stalls. Staff feels this is an adequate number of with proof of parking for an additional 25 parking. Staff encour properties to the north and west. It is anticipated that the sen will occur during off peak times for neighboring business. Staff feels proof of shared parking agreements with neighboring properties will be an adequate solution. Staff recommends designating visitor parking be designated and nas this will be the main point of access. Staff also recommends employee parking be designated. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if 1. Will not endanger, injure or detrimentally affect the use and enimmediate vicinity or the public health, safety, morals, comfort, convenie The impacts of the proposed operation were reviewed by staff. It does not appear the proposed senior housing use will detrimentally affect surrounding parcels. 2. Will be consistent with the comprehensive plan. It is consistent with the comprehensive plan, which permits mixe area. 3. Will not impede the normal and orderly development and improvemet of surrounding vacant property. It will not, as the surrounding areas are also used for high de. 4. Will be served adequately by and will not adversely affect essen streets, police and fire protection, drainage, refuse disposal, will not, in particular, create traffic congestion or interferen thoroughfares. The property is located inside the urban service area and will utilize city services. The proposed use is not expected to adversely affect public safety or city services. Traffic impacts are not expected to create excess congestion or wear. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that wil detrimental to any persons or property because of excessive traf N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-21 Hearth Development\4-Planning Commission\CU 16-21 PC Staff Report - ER Senior Properties.docx vibrations. The proposed use will not be detrimental to surrounding areas. 6.Will not result in the destruction, loss or damage of a natural, Although some trees will be removed, the proposed use will not or damage of a natural, scenic or historic feature of major impo 7. Will fully comply with all other requirements of this Code, incl standards for the issuance of a license or permit to establish a The use and CUP will comply fully with all requirements of the Code. If denial of such a permit should occur, it shall accompany dete how the proposed use does not comply with the standards set fort654. In the review of the standards for a CUP as outlined, it appears that the request is consistent with a these standards. Financial Impact None Attachments Location Map Applicants Narrative Preliminary Site Plan Comment Letter Dated April 18, 2016 Comment Letter Dated July 19, 2016 N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-21 Hearth Development\4-Planning Commission\CU 16-21 PC Staff Report - ER Senior Properties.docx T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 T. Erickson, LLC - EricksonCivil - All Rights Reserved2015 April 18, 2016 VIA EMAIL: greg@nottinghamconstruction.net Greg Johnson Nottingham Construction 6750 Stillwater Blvd. Suite 200 Stillwater, MN 55082 RE: Concept Review  Completeness and Staff Comments Dear Mr. Johnson, Thank you for your application for a Concept Review (CR) for a senior housing project located at the intersection Main Street (181stAve) and Line Ave. I am reviewing your application and preparing the staff report for the City Council. I can be reachor by email at zcarlton@ElkRiverMN.gov. On March 31, 2016, the city received your application for the above use. The application has been deemed complete, and has been assigned case number CR 16-02. City staff reviewed the application on April 4, 2016, and has the following comments. These comments are intended to ensure compliance with city codes, and should be incorporated into futu 1.The parcel is currently zoned Business Park and the Comprehensiv Mixed Use. The use is supported by the comp. plan, but a zone ch 2.Access will not be permitted from County Road 12 (181stAve) or Line Ave. The city is currently reviewing access changes along Line Ave, which may cha Line Ave at 181st Ave. 3.Long term transportation plans also identify a possible road con the parcel. Please consider this when preparing the site plan. Plan attached. 4.Parking needs will be identified when the final unit configurati Requirements vary significantly between independent and assisted a.Nursing home: one space for every four patients or residents, based on the m capacity of the building, plus one space per employee on the maj per vehicle owned by the building management. b.Senior citizen housing: one parking space per unit, plus one space for each employee w not a resident of the building. Phone: 763.635.1000 www.ElkRiverMN.gov 5.City ordinance requires 1 tree for every 40 lineal feet of the p three more. Credit will be given for existing trees on the follo a.The total number of required new trees may be offset by the rete on the lot provided that such trees satisfy the requirements of species. A sliding scale shall be used to determine the amount o Existing trees between four inches in diameter and less than eig receive credit for one tree. Existing trees eight inches in diam credit for two trees. 6.Stormwater management requirements are required as listed in Ordinance Sec. 78-503.  Stormwater and urban runoff control. and Sec. 78-504. - Post construction stormwater management. NPDES permit is needed for construction activity disturbing one re or more of soil. Also, a MIDS water quality report and soil borings showing the ground water depth is needed. Three feet of separation between the bottinfiltration stormwater basin and ground water is required, if proposedCity Stormwater Ordinance can be found here: http://www.elkrivermn.gov/Index.aspx?NID=1185 7.The site plan must include a fire lane per MSFC 503.1.1. All ext must be within 300 feet of a fire lane (access). Please let me know if you have any questions. Sincerely, Zack Carlton Planning Manager 763.635.1035 July 19, 2016 Elk River Senior Properties VIA EMAIL: greg@nottinghamconstruction.net Attn: Greg Johnson 6750 Stillwater Blvd. N Suite 200 Stillwater, MN 55082 RE: Comment Letter, Conditional Use Permit  CU 16-21 Zone Change  ZC 16-05 Dear Mr.Johnson, Staff conducted a review of the submitted materials on June 27, 2016. The following comments and recommendations are intended to bring the project in line with current city requirements and should be addressed on future plans. It is helpful to include a respon Unaddressed comments will be incorporated into recommended condi Permit approval. Engineering: 1.Provide additional site grading detail. 2.Sidewalk at the proposed entrance will need pedestrian ramps, co standards. These shall be constructed to current MnDOT standard domes. Stormwater: 3.A MIDS water quality report and a table noting existing and prop show if stormwater management is being achieved. 4.Soil borings indicating groundwater depth and infiltration ratesinfiltration basin location is required. Three feet of separation between the infiltration stormwater basin and groundwater is required. 5.A SWPPP sheet and detailed erosion and sediment control plan is permit requirements listed. It needs to be noted that this site water: Mississippi River with required specifications. 6.NPDES permit is needed for construction activity disturbing one Phone: 763.635.1000 Fax: 763.635.1090 www.ci.elk-river.mn.us 7.A detailed maintenance schedule is needed for each of the permanent BMPs and who will be the responsible party for maintenance. 8.More detail is needed for the infiltration pond outlet that is p stormwater system. Planning: 9.Parking needs will be identified when the final unit configurati Coordination with staff is required to determine the appropriate Requirements vary significantly between independent and assisted a.Nursing home: one space for every four patients or residents, ba maximum capacity of the building, plus one space per employee on the maj plus one space per vehicle owned by the building management. b.Senior citizen housing: one parking space per unit, plus one space for each employee who is not a resident of the building. 10.City ordinance requires 1 tree for every 40 lineal feet of the p three more. A tree survey is needed to determine the existing tree credits following basis: a.The total number of required new trees may be offset by the retention of existing trees on the lot provided that such trees satisfy the requiremen size and species. A sliding scale shall be used to determine the existing trees. Existing trees between four inches in diameter and less than eight inches in diameter will receive credit for one tree. Existing tr diameter or greater will receive credit for two trees. Fire: 11.The site plan must include a fire lane per MSFC 503.1.1. All extf the building must be within 300 feet of a fire lane (access). If you have any questions I can be reached at 763.635.1034. Please address these comments on future plans submitted to the city. Sincerely, BrieAnna Simon Planner bsimon@ElkRiverMN.gov