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HomeMy WebLinkAboutItem 01 181st Strret Senior Care proposal1 City of Lakeville Planning Department Memorandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Copy: Daryl Morey, Planning Director Date: January 3, 2020 Subject: January 9, 2020 Planning Commission Work Session Discussion – Residential Care Facility 181st Street and Kenrick Avenue INTRODUCTION Planning Department staff has received a request from business entrepreneurs Kristin and Brandon Matthees for a 24-hour care senior living facility for up to 16 persons on approximately three acres of property located north of 181st Street and east of Kenrick Avenue. The facility would provide assisted living care for seniors 75 years and older. The property would be served with City sewer and water. The three lots on which the development would be located are guided for low density residential in the 2040 Land Use Plan and are zoned RS-2, Single Family Residential District. The property consists of some wetland area and moderate topography sloping from east to west ranging from eight feet on the north lot to 26 feet on the south lot. The RS-2 District allows a residential facility serving six or fewer persons as a permitted use in a single-family detached dwelling. The Matthees propose a 10,460 square foot senior housing with services facility serving up to 16 persons. The attached floor plans appear to show beds for up to 17 residents, which would not be allowed. Minnesota State Statute 462 provides zoning authority for residential facilities serving up to 16 persons in multiple family zoning districts. Minnesota defines residential care facilities for primarily mental and physical handicapped or chemical dependent persons and requires local units of government to recognize them up to this occupancy as permitted uses in Zoning Ordinances. The State Statute does not include senior housing facilities. 2 The senior housing with services facility proposed by the Matthees is allowed by conditional use permit in the C-CBD, C-1, C-2, C-3 and the O-R, Office-Residential Transition Districts. Rezoning the proposed three acres from RS-2 to one of the above noted commercial districts is a significant deviation from the Comprehensive Plan and Zoning Ordinance and would require the City to consider what future land uses could occur on a commercial zoned property with sole access through a residential neighborhood. After describing to the applicants that the proposed development would require an amendment to the Comprehensive Plan and a rezoning they requested a Planning Commission work session discussion on their proposal. EXHIBITS A. Aerial Photo B. Zoning Map C. Floor Plan and Building Elevation D. Developer’s Narrative PLANNING ANALYSIS Comprehensive Plan. The lots comprising the three-acre property are guided for low density residential land use consistent with the other single-family residential lots in the 14-lot residential plat approved in 1983. A single-family home on 5 acres is located to the east of the proposed site but is not within the Replat of Acorn Heights Addition. All lots within the plat were developed between 1984 and 1994 with the exception of the subject three lots. The 2040 Land Use Plan was adopted as part of the 2018 Comprehensive Plan Update approved by the City Council on October 7, 2019. This proposal would require amending the Comprehensive Plan to re-guide the property from low density residential to commercial. Zoning Ordinance. Section 11-51-3B (RS-2 District) allows residential facilities for up to six residents in a single-family home (consistent with State of Minnesota Statute) for state licensed care facilities for physically or mentally handicapped or chemically dependent persons. The Zoning Ordinance allows senior assisted living facilities within commercial zoning district. To allow a facility such as that proposed by the Matthees the property would have to be rezoned or the Zoning Ordinance amended to allow a senior assisted living facility for up to 16 persons in the RS-2 District. 3 Surrounding Land Use: North – Undeveloped 35 acres guided for medium/high density residential South – Single family homes within the Acorn Heights plat East – Single family home on a 5-acre parcel West – Kenrick Avenue and Interstate 35 Comparable Analysis. The Matthees provided staff with information of comparable facilities in other communities. The narrative provided in Exhibit A explains the proposed building and housing facility. Staff suggests the Planning Commission view the web-link provided in the narrative to get a sense of the location and characteristics of the neighborhoods in which they are located. Some research on the facilities provided in the applicant’s narrative indicate that each city with such facilities differs in how the facilities are regulated in the Zoning Ordinance. Each city includes a definition and regulation for state licensed residential facilities consistent with Lakeville’s Zoning Ordinance that provide for housing consistent with State of Minnesota Statute for mentally and physically handicapped or chemically dependent persons, excluding persons such as senior citizens requiring assisted living care. Such facilities for assisted senior living are typically regulated under separate zoning. Lakeville allows senior assisted living facilities within commercial zoning districts and the O-R District. Lakeville’s residential zoning districts do not allow such facilities. Regulatory and Land Use Considerations. • Compatibility – The 10,400 square foot single level building would be located on a 3-acre lot adjacent to Interstate 35 and would be required to be screened from the residential neighborhood. • Access and Traffic – The only access to the facility will be from 181st Street, an 1850-foot long legal non-conforming cul-de-sac (1,250 feet longer than the maximum allowed 600 feet). It is uncertain at this time if Kenrick Avenue on the west side of the subject property will be extended north or provide alternate access from the north when the adjacent 35 acre medium-high density residential guided property develops. • Future Land Uses – Consideration must be given regarding long-term compatibility of the proposed facility with limited street access in the single-family residential neighborhood. In the event the care facility use/occupancy were to change in the future, a commercial zoning designation and other commercial uses on the property could be considered incompatible with the residential zoning and character of the existing neighborhood. 4 CONCLUSION Planning Commission options for consideration of this request: 1. Rezone the property from RS-2 to a commercial or office/residential transition district. 2. Amend the Zoning Ordinance to allow such a facility on residentially zoned properties. 3. Leave the zoning of the property and Zoning Ordinance as is. Dakota County, MN Property Information January 2, 2020 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT A PUD P/OS RH-1 C3 C3 PUD PUD RH-1 P/OS P/OS RST-2 RST-2 OP O-R RS-2 RA RS-3 185TH ST W §¨¦35 456760 KENRICK AVEORCHA R D TRL179THSTWKINDLECT KENYON AVEK INDRED CT KE Y WEST C T JUBILEECIR JUNIPER PATH 178THSTW KERR V ILLE TRL 1 81ST ST W Ü ZONING EXHIBIT B 5'-0"5'-0"60" MINCLEARSPACE30"X48"CLEARFLOORLAUNDRYVINYLWDWD60" MINCLEARSPACE30"X48"CLEARFLOOR60" MINCLEARSPACEMECHA[*=--------------]NICAL1012\7N5'-0"14'-0"5'-0"5'-0"1836 C60" MINCLEARSPACE1'-6"1'-4"30"X48"CLEARFLOOR60" MIN 30"X48"CLEARFLOOR1'-4"30"X48"CLEARFLOOR60" MIN 30"X48"CLEARFLOOR5'-4"5'-8"5'-4"5'-8"29'-2"32'-0"78'-9" 110'-9"6'-2"51'-0"9'-0"2'-0"133'-2"34'-8"12'-6"24'-6"71'-8"31'-6"32'-0"15'-3"32'-0"59'-6"2'-0"133'-2"110'-9"51'-0"GARAGE16X8' OVERHEAD DOOR7'-6"7'-6"7'-6"5'-0"1'-6" 1'-4" 11'-0"DWHAIR SALONOFFICECOVEREDEXTERIORCOVEREDEXTERIORFRONTENTRY8'-0"8'-3"10'-3"10'-6"7'-7"23'-0"11'-6"36"X60"ROLL IN SHOWERNO CURB3/0POC3/016'-3"5'-4"2'-4"60" MINCLEARSPACE3'-0"1'-6"1'-4"30"X48"CLEARFLOORDESKAREA1'-6"60" MIN MINTILE FLOOR&WALLS 48"TYPICAL UNITNOTES & DIMENSIONSUNLESS NOTED OTHERWISE5052 GL 4036 GLBATHCERAMIC3/06'-0"SCALE: 1/4"=1'-0"DOUBLE UNITS: 474 S4FTSINGLE UNITS: 374 S4FTTOTAL BUILDING: 10460Final Blueprint ____/____/_____ ______________ all changes after above date will be done according to F.F.H. Change Order Policy Homeowner Signature FIELDSTONE FAMILY HOMES INC. Lic. # BC631164 Intellectual property of Fieldstone Family Homes, Inc.© 2008. ALL RIGHTS RESERVED. These plan drawings, including but not limited to, all text, designs, renditions, floor plans, along with the selection and arrangement of thereof, are original copyrighted materials owned by Fieldstone Family Homes, Inc. These materials are protected by federal law against unauthorized copying, or reproduction by unauthorized persons and entities. DEVELOPMENT LOT BLK SENIOR LIVING 1Scale: 1/8" = 1'-0"Fin Sq Ft: Agent: TaddFLOOR PLAN23-19 DECEMBER Plan: Custom Foundation: Finished: Unfinished: EXHIBIT C 5'-0"5'-0"60" MINCLEARSPACE30"X48"CLEARFLOORLAUNDRYVINYLWDWD60" MINCLEARSPACE30"X48"CLEARFLOOR60" MINCLEARSPACEMECHANICALVINYL5'-0"14'-0"5'-0"5'-0"1836 C60" MINCLEARSPACE1'-6"1'-4"30"X48"CLEARFLOOR60" MIN 30"X48"CLEARFLOOR1'-4"30"X48"CLEARFLOOR60" MIN 30"X48"CLEARFLOOR5'-4"5'-8"5'-4"5'-8"29'-2"110'-9"51'-0"9'-0"2'-0"127'-0"29'-2"12'-4"24'-0"65'-6"31'-6"32'-0"15'-3"32'-0"59'-6"2'-0"127'-0"110'-9"51'-0"GARAGE16X8' OVERHEAD DOOR7'-6"7'-6"7'-6"5'-0"1'-6" 1'-4" 11'-0"DW SCALE: 1/8"=1'-0"20'-11"1'-9"7'-6"14'-9"COVEREDEXTERIORCOVEREDEXTERIORFRONTENTRYHAIR SALONOFFICE8'-0"8'-3"10'-3"20'-11"10'-6"7'-7"23'-0"11'-6"36"X60"ROLL IN SHOWERNO CURB3/0POC3/016'-3"5'-4"2'-4"60" MINCLEARSPACE3'-0"1'-6"1'-4"30"X48"CLEARFLOORDESKAREA1'-6"60" MIN MINTILE FLOOR&WALLS 48"TYPICAL UNITNOTES & DIMENSIONSUNLESS NOTED OTHERWISE5052 GL 4036 GLBATHCERAMIC3/06'-0" SCALE: 1/4"=1'-0"DOUBLE UNITS: 474 S4FTSINGLE UNITS: 374 S4FTTOTAL BUILDING: 10262Final Blueprint ____/____/_____ ______________ all changes after above date will be done according to F.F.H. Change Order Policy Homeowner Signature FIELDSTONE FAMILY HOMES INC. Lic. # BC631164 Intellectual property of Fieldstone Family Homes, Inc.© 2008. ALL RIGHTS RESERVED. These plan drawings, including but not limited to, all text, designs, renditions, floor plans, along with the selection and arrangement of thereof, are original copyrighted materials owned by Fieldstone Family Homes, Inc. These materials are protected by federal law against unauthorized copying, or reproduction by unauthorized persons and entities. DEVELOPMENT LOT BLK SENIOR LIVING 1Scale: 1/8" = 1'-0"Fin Sq Ft: Agent: TaddFLOOR PLAN23-19 DECEMBER Plan: Custom Foundation: Finished: Unfinished: 5'-0"60" MINCLEARSPACE30"X48"CLEARFLOORLAUNDRYVINYLWDWD60" MINCLEARSPACE30"X48"CLEARFLOOR60" MINCLEARSPACEMECHANICALVINYL5'-0"18'-0"5'-0"5'-0"60" MIN CLEAR SPACE 1'-4"30"X48" CLEAR FLOOR60" MIN30"X48" CLEAR FLOOR 5'-4"5'-8"31'-6"57'-2"23'-0"5'-0"2'-0"167'-6"63'-0"19'-0"24'-0"26'-6"16'-3"15'-3"32'-0"59'-6"2'-0"167'-6"90'-0"51'-0"GARAGE16X8' OVERHEAD DOOR 7'-6"7'-6"7'-6"5'-0"1'-6" 1'-4" 11'-0"DW SCALE: 1/8"=1'-0"13'-7"1'-9"7'-6"14'-9"COVEREDEXTERIORCOVEREDEXTERIORFRONTENTRYHAIR SALONOFFICE26'-6"90'-0" 8'-6" 18'-0" 5'-0" 60" MIN CLEAR SPACE 1'-4"30"X48" CLEAR FLOOR60" MIN30"X48" CLEAR FLOOR 5'-4"5'-8"68'-6"6'-4"31'-6"10'-6"7'-7"23'-0"11'-6"36"X60"ROLL IN SHOWERNO CURB3/0POC3/016'-3"5'-4"2'-4"60" MINCLEARSPACE3'-0"1'-6"1'-4"30"X48"CLEARFLOORDESKAREA1'-6"60" MIN MINTILE FLOOR&WALLS 48"TYPICAL UNITNOTES & DIMENSIONSUNLESS NOTED OTHERWISE5052 GL 4036 GLBATHCERAMIC3/06'-0" SCALE: 1/4"=1'-0"DOUBLE UNITS: 474 S4FTSINGLE UNITS: 374 S4FTTOTAL BUILDING: 10206Final Blueprint ____/____/_____ ______________ all changes after above date will be done according to F.F.H. Change Order Policy Homeowner Signature FIELDSTONE FAMILY HOMES INC. Lic. # BC631164 Intellectual property of Fieldstone Family Homes, Inc.© 2008. ALL RIGHTS RESERVED. These plan drawings, including but not limited to, all text, designs, renditions, floor plans, along with the selection and arrangement of thereof, are original copyrighted materials owned by Fieldstone Family Homes, Inc. These materials are protected by federal law against unauthorized copying, or reproduction by unauthorized persons and entities. DEVELOPMENT LOT BLK SENIOR LIVING 1Scale: 1/8" = 1'-0"Fin Sq Ft: Agent: TaddFLOOR PLAN23-19 DECEMBER Plan: Custom Foundation: Finished: Unfinished: