12-11-08 Planning Comm. Agenda - Laserfiche WebLink

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The building is proposed to be located generally on the west side of the lot, with parking on the east side. The front entrance of the building is proposed to face the east. Two outdoor spaces are proposed adjacent to the building-one on the east wall and one the west wall. A storm water control area is proposed in the northwest corner of the property. A trash enclosure and mechanical equipment area is proposed to the northeast of the building. Parking is proposed between the building and the east property line/Soo Line Railroad. Off-street parking for Senior Citizen Housing requires reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one-half ('/2) space per unit and said number of spaces can continue until such time as the City Council considers a need for additional parking spaces has been demonstrated. Assisted Living Facility = .5 x 44 units = 22 units (44 units reserved for) The site plan provides 30 total parking stalls, which means the subject site meets the Ordinance requirement for initial development. The Ordinance does require reservation of area equal to a total of 44 units, which has not been indicated on the site plan. The PUD District allows for a reduction in required parking to be considered if justified. The applicant has stated that none of their residents drive, which significantly reduces the need for parking. The Planning Commission should decide if this is sufficient support for the proposed number of parking stalls, or if additional support is needed, such as requirements from other projects they or others have completed, other cities or specific studies for consideration. In addition, the possible future uses of the building should also be taken into account when calculating the number of needed parking stalls. Its current proposed use as a senior assisted living facility may not require as many parking stalls, but the building could be converted to a standard multi-family housing facility in the future, in which more parking stalls would be needed. The possibility of limiting the use of this building to senior, assisted-living should be taken into account when reviewing this application. Building Design. The Comforts of Home facility is proposed to be 29,390 square feet in size. It will feature 44 private apartments - 22 memory care apartments on the first floor and 22 assisted living apartments on the second floor. According to the applicants, the memory care residents will be provided with their own secured area of the building that has its own separate amenities including a congregate dining room, sunroom, activity/craft area, and ascreened-in porch. These residents are also provided a life enrichments program that is specially designed for residents with Alzheimer's and Dementia. Zoning District and Comprehensive Plan Amendment. The current zoning of this property is B-W, Business-Warehouse; therefore, the request requires a rezoning from B-W to PUD. The property located to the west is zoned B-W, while the property to the east is zoned PUD and Public. The future land use designation of this property is Industrial, which constitutes the need for a Comprehensive Plan Amendment from 2