HomeMy WebLinkAboutWork -22Session Item 02Memorandum
item No.
'City of Lakeville
Planning Department
To: Planning Commission
From: Daryl Morey, Planning Director
Date: August 16, 2013
Subject: August 22, 2013 Planning Commission Work Session
Assisted Living/Continuing Care Facilities in the C-3 District Discussion
Background
On May 17, 2010 the City Council approved an update to the Zoning Ordinance to bring it
into consistency with the 2008 Comprehensive Plan Update. One of the changes to the
Zoning Ordinance included with this update was the allowance of nursing homes and
residential care facilities as conditional uses in the C-3 and C -CBD districts to address housing
goals and policies of the 2008 Comprehensive Plan update. Their allowance by CUP in these
two zoning districts was due to nursing homes and residential care facilities being more
institutional in nature. The 2010 Zoning Ordinance Update also added senior assisted living
and continuing care facilities as a conditional use in the O -R District. The Zoning Ordinance
has a definition for a state licensed residential facility, which is very institutional in nature, but
not for an assisted living facility.
Staff has been approached by different property owners who have expressed interest in
constructing a senior assisted living/memory care facility in the C-3 District. They point out
that nursing homes are not being constructed in Minnesota anymore and, as such, the term
may be outdated. It has been pointed out to staff by prospective assisted living/memory care
developers that their facilities do not generate much parking demand other than by staff
because their residents do not drive. They also point out that there is a high level of on-site
care provided for the residents of these facilities and that the residents do not mind, and in
fact rather enjoy, the higher level of activity that takes place on adjacent streets and
properties in commercial zoning districts.
Since 2008, the City has approved three senior housing facilities (Highview Hills, the
Fountains of Hosanna, and Kingsley Shores Senior Living) that have included a mixture of
independent living, assisted living and memory care units in their facilities. These types of
facilities are currently allowed in the RH-1, RH-2 and O -R districts. The independent living
component of these types of facilities makes them more appropriate for higher density
residential districts. Independent living residents require minimal on-site services, typically
have their own vehicles, and can come and go as they please.
Recently there have only been inquiries, not applications for, the development of facilities
that involve only the assisted living or memory care component of a senior living facility.
Given the nature of assisted living/memory care only facilities, staff is seeking the Planning
Commission's input as to whether or not commercial districts would be an appropriate
location.
Recommendation
Planning Department staff recommends the Planning Commission consider amending the
Zoning Ordinance for the C-3 and C -CBD district conditional uses to replace the term "nursing
homes and residential care facilities" with the term "assisted living and continuing care
retirement communities" consistent with the current wording in the O -R District. If so
directed by the Planning Commission, staff will research whether additional performance
standards may be needed in conjunction with this ordinance change.
Planning Department staff and planning consultant Daniel Licht of TPC will be present at the
work session to facilitate discussion on this topic. The development team for one of the
proposed assisted living/memory care facilities on C-3 District property will also be in
attendance to make a brief presentation to the Planning Commission about their proposed
facility.
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