HomeMy WebLinkAboutJZ Comp Plan Amend Congregate THE CITY 0I.
LAKE ELMO MAYOR & COUNCIL
COMMUNICATION
DATE: 2/16/2016
CONSENT/REGULAR
ITEM
AGENDA ITEM: Comprehensive Plan Text Amendment for Congregate Housing
SUBMITTED BY: Stephen Wensman
THROUGH: Clark Schroeder, Interim City Administrator
REVIEWED BY: Joan Ziertman
SUGGESTED ORDER OF BUSINESS:
Introduction of Item.....................................................................................Staff
- Report/Presentation.....................................................Staff
- Questions from Council to Staff.............................................Mayor Facilitates
- Call for Motion...............................................................Mayor& City Council
Discussion.......................................................................Mayor& City Council
Action on Motion.................................................................... Mayor Facilitates
RECOMENDATION:
Arbor Glen Senior Living is requesting a Comprehensive Plan Text Amendment to increase the
maximum allowed density for Senior Congregate Housing Facilities with Services from 10 units
per acre to 16 units per acre. Staff and the Planning Commission recommend approval with the
following motion:
Move to approve Resolution 2016= approval of a Comprehensive Plan Text Amendment to
increase the maximum allowed density for Senior Congregate Housing Facilities with
Services from 10 units per acre to 16 units per acre'.
FISCAL IMPACT:
None
--page 1 --
City Council Meeting
SUMMARY:
The Planning Commission held a public hearing on January 25°i to consider the Comprehensive
Plan text amendment. At the Public hearing, there were no public comments. The Planning
Commission was being asked to increase the maximum allowed density from 10 units per acre to
20 units per acre,however, after discussion,the Planning Commission decided to limit the increase
to 16 units per acre.
FINDINGS:
The City Council in its approval should identify findings of fact in its approval of the
Comprehensive Plan text amendment. Staff has identified the following findings of fact:
1. Senior congregate housing is recognized as being different from standard multi-
family residential development given that residents in such facilities no longer have to
be at work, pick up children, or do their shopping at specific times of the day;many
residents no longer drive.
2. Such facilities provide on-site services to meet resident's needs which further reduced
the overall impacts typically associated with high-density residential development.
3. The City of Lake Elmo's comprehensive plan has expressed support for the
establishment of senior housing facilities within the community, and has identified
such units as an essential element of our life-cycle housing stock.
4. The City has reexamined its comprehensive plan and found that existing language
does not adequately acknowledge the unique nature of senior housing when
comparison to other multi-family dwelling types.
RECOMMENDATION:
Staff and the Planning Commission are recommending approval of the Comprehensive Plan Text
Amendment to increase the maximum allowed density for Senior Congregate Housing Facilities
with Services from 10 units per acre to 16 units per acre with the motion:
Move to approve Resolution 2016= approval of a Comprehensive Plan Text Amendment to
increase the maximum allowed density for Senior Congregate Housing Facilities with
Services from 10 units per acre to 16 units per acre".
ATTACHMENTS:
• Planning Commission packet 1/25/2016 Items 5a& 5b
• Planning Commission minutes 1/25/2016
--page 2 --
11 Ili CITY t)1' PLANNING COMMISSION
LAKE ELMO DATE:01/25/2016
AGENDA ITEM: 5A—PUBLIC HEARING
CASE#2015-19
ITEM: Public Hearing for Comprehensive Plan Text Amendment
SUBMITTED BY: Stephen Wensman,City Planner
REVIEWED BY: Ben Gozola
Jack Griffin
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a Comprehensive Plan Text Amendment
request from Arbor Glen Senior Living LLC to allow additional density,up to 20 units/acre for
senior congregate housing facilities with services. Staff is recommending that Planning Commission
recommend approval of the requests with the following motions:
1. Move to recommend approval of a comprehensive plan text amendment to increase the
maximum allowed density for senior congregate housing with services to 20 units per acre.
GENERAL INFORMATION
Applicant: Arbor Glen Senior Living,LLC,215 N. 2nd Street, Suite 204
Location: MDR/HDRNMX Zoning Districts
Deadline for Action: Application Complete—November 17, 2015
60 Day Deadline—January 16,2016
Extension Letter Mailed—No
120 Day Deadline—March 17, 2016
Applicable Code/Plans: Article XI—Village Mixed Use District
154.451 Permitted and Conditional Uses in Residential Districts
Comprehensive Land Use Plan
REVIEW:
Arbor Glen Senior Living LLC is requesting a comprehensive plan text amendment to increase the
allowed maximum density from 10 to 20 units per acre for senior congregate housing with services.
The proposed comprehensive plan text amendment as proposed affects those parts of the city where
congregate housing are conditionally permitted: MDR—Urban Medium Density Residential and
HDR-Urban High Density Residential Zoning Districts and would be applicable for senior
congregate housing with services.Presently MDR allows a maximum density of 7 units/acre and
HDR allows a maximum density of 15 units per acres.The proposed text amendment is to allow 20
BUSINESS ITEM 5a
2
units per acre to allow some density flexibility in order to address potentially variable economic
conditions and amenities found in offering senior congregate housing with services.
The rationale for the change is:
Senior congregate housing is recognized as being different from standard multi family
residential development given that residents in such facilities no longer have to be at work,pick
up children, or do their shopping at specific times of the day; many residents no longer drive.
Such facilities provide on-site services to meet resident's needs which further reduced the overall
impacts typically associated with high-density residential development.
In addition, the community, through the Comprehensive Land Use Plan has expressed support
for the establishment ofsenior housingfacilities within the community, and has identified such
units as an essential element of our life-cycle housing stock.
The proposed comprehensive plan text amendment to increase the allowed maximum density to 20
units per acre for senior congregate housing with services is contingent on the Metropolitan
Council's approval. City Council approval of a comprehensive plan text amendment requires a 4/51
vote.
RECOMENDATION:
Staff recommends that the Planning Commission recommend approval of the requests with the
,following motions:
1. Move to recommend that the City Council approve the comprehensive plan text
amendment to increase the maximum allowed density for senior congregate housing
with services to 20 units per acre.
ORDER OF BUSINESS:
- Introduction........................................................................................Planning Staff
- Report by Staff...................................................................................Planning Staff
- Questions from the Commission............................Chair&Commission Members
- Open the Public Hearing..................................................................................Chair
- Continue the Public Hearing to the
January 25,2015 meeting date.........................................................................Chair
- Discussion by the Commission..............................Chair& Commission Members
ATTACHMENTS:
1. Draft Comprehensive Land Use Plan and Metropolitan Council Application
BUSINESS ITEM 5a
SambatekEngineering I Surveying I Planning I Environmental
Memorandum
DATE: 12-23-15
TO: Adjacent Jurisdictions&Partnering Agencies
FROM: Ben Gozola,Consulting City Planner
SUBJECT: Lake Elmo Minor Comprehensive Plan Update
Request
Expedited review of a proposed comprehensive plan amendment for the City of Lake Elmo. The amendment will
allow"senior congregate care facilities with services"(i.e.senior housing)to be built at greater overall densities than
other multi-family housing given that impacts from such units are not equivalent to other multi-family housing types.
Overview
Since 2008,the City of Lake Elmo's comprehensive plan has expressed support for the establishment of senior
housing facilities within the community,and has identified such units as an essential element of our life-cycle
housing stock. With the recent upswing in the economy and the opening of more developable areas within our City,
we have re-examined our comprehensive plan and found that existing language does not adequately acknowledge
the unique nature of senior housing when comparison to other multi-family dwelling types.
With this comprehensive plan amendment,the City will recognize that senior housing is unique given that residents
in such facilities no longer have to be at work, pick up their children,or do their shopping at specific times of the
day;some residents don't even drive anymore. Furthermore,many senior communities provide on-site services to
meet their residents'needs which further reduces the overall impacts typically associated with high-density
residential buildings. Because of these differences and the recognized need for these facilities within the City,
senior/congregate housing will be allowed at densities of up to 20.0 units per acre within the land use classifications
currently guided for such facilities(Urban Medium Density, Urban High Density,Village Urban Medium Density and
Village Mixed Use). Please see the map on the next page which identifies all areas affected by this amendment.
2401i2,Mandan,ND 58554 1 701.204.6845 www.sambatek.com
Area _
Affected by
this amendment
l_:Municipal Boundary
=Village Open Space Overlay
White hatching denotes
possible mixed use areas
y
I'. \ \
Planned Land Uses
Business Park I ir•''ti�w �- ' �\
r
MI Commercial ..;��— ; ',
F :,Limited Business
1 � l �—
MVillage Mixed Use
1�71 Village Urban Low Density _-
�1 Village Urban Medium Density
F Urban Low Density
C 7.Urban Medium Density "1T iT
=Urban High Density j
L-1 Rural Single Family '
L..._...1►,_ ..._... ... ... r�t
Residential Estate
Rural Area Development
1 Public/Park
S>un1 lYa.bmgion C.nmh (:1'.
i-'f.311 i
ill Whitewater Drive, 11 Minnetonka,
24011Mandan, 1 58554 1 701.204.6845www.sambatek.com
The only other minor change proposed is to correct an inconsistency in the current plan. While the Village Land Use
Plan text currently identifies that development will occur at 6 to 10 u.p.a.,the corresponding table incorrectly shows
a density range of 5 to 10 u.p.a. The table is now being updated to reflect the 6 u.p.a.minimum.
Provided we receive no negative feedback from reviewing jurisdictions,the attached comprehensive plan
amendment will be sent to the Metropolitan Council for approval in the beginning of 2016.
Action
Because the proposed minor text amendment impacts a geographical area of more than 40 acres,the amendment
does not qualify for a waiver of adjacent jurisdiction review. That said,we do not believe any jurisdiction will take
issue with the proposed changes as they will not create any impacts,and will only facilitate establishment of a land
use type that has been anticipated since the approval of our original plan in 2008.
Assuming you agree with our assessment,we have included a template response letter for your signature indicating
your respective jurisdiction does not object to the proposed change. We thank you in advance for quickly responding
to our request. If you have ANY questions whatsoever, please do not hesitate to call either Stephen Wensman (651-
747-3911)or Ben Gozola (763-746-1650);we'd be happy to address any and all concerns.
Thank you and happy holidays!
Attachments
1) Template Response Letter for signature
Z) Proposed Text Changes to the Comp Plan LAND USE Chapter
3) Proposed Text Changes to the Comp Plan HOUSING Chapter
4) Comp Plan Amendment Application for the Metropolitan Council
:11 Whitewater Drive, 11 Minnetonka,MIN 55343 1 763.476.6010
2401 •th Avenue Southeast,Suite 202,Mandan, 1 58554 1 701.204.6845b.
Date:
Stephen Wensman
City of Lake Elmo
3800 Laverne Avenue N.
Lake Elmo,Minnesota 55042
Re: Proposed Lake Elmo Comp Plan Amendment—Senior Housing Densities
Dear Mr. Wensman:
On behalf of ,we have reviewed the City of Lake
Elmo's proposed comprehensive plan amendment that addresses allowed densities for
senior congregate care facilities with services and a correction to fix an existing language
inconsistency, and have no objection to the proposed changes.
Sincerely,
Sign a ti t re:
Printed name:
Please email completed letter to either:
SWensman@lakeelmo.org
OR
bgozola@sambatek.com
Summary of LAND USE Plan Changes:
• Pg III-10: Changing the term "senior living centers"to"senior congregate care facilities with
services"
• Pg III-11: Updating Table 3-B to amend the minimum density in the Village Mixed Use district to
6.0 u.p.a. to be consistent with the adopted Village land use plan,and adding clarifying language
that senior congregate care facilities with services may exceed listed density maximums in
specific categories with a range not to exceed 20.0 u.p.a.
• Pg III-22: Added clarifying language that senior congregate care facilities with services may
exceed listed density maximums in the V-MDR and VMX land use categories with a range not to
exceed 20.0 u.p.a.
This section of the Land Use chapter establishes the City's official land use categories and the official
Future Land Use Map.The map assigns planned land use types to all parcels within the communityto
guide current and future planning and development through the year 2030, and is the official land use
designation map for the City.The assigned land use designations are intended to shape the character,
type and density of future development according to sound planning principles.Any newdevelopment,
redevelopment,change in land use or change in zoning is required to be consistent with the official land
use guidance for each parcel.
The official land use plan categories are asfollows:
RURAL AREA DEVELOPMENT--This category represents the large areas of rural residential development
within the City.Common uses found in these areas include working farms, alternative agricultural uses
as defined by City Code, and rural single family detached residences. Development in theseareas
requires 10+acres, or a conditional use permit to authorize a cluster development meeting the City's
Open Space Preservation regulations. Densities are allowed up to 0.45 dwelling units per buildable acre
when planned as part of an Open Space Preservation development. No new areas of rural area
development are being established by the official land use plan. [Corresponding Zoning District(s): A,
RR, OP]
RESIDENTIAL ESTATE—This category defines areas developed specificallyfor large lot singlefamily
detached housing typically on 2+ acres of land. No new areas of residential estate are being established
by the official land use plan. [Corresponding Zoning District(s):RE]
RURAL SINGLE FAMILY—This category defines a large portion of the City that was historically platted for
conventional subdivision prior to 2005,but has been and will continue to be serviced by private on—site
well and septic systems. Limited locations within this classification are allowed to have two—family
dwellings based on zoning. [Corresponding Zoning District(s): R-1,R-2]
URBAN LOW DENSITY—The Urban Low Density land use category is intended primarily for single—family
detached housing serviced by public sewer and water. This category allows net residential densities
from two and one—half(2.5)to four(4) units per acre.Significant new areas of urban low density are
guided both within the Old Village and along 1-94. [Corresponding Zoning District:LDR]
URBAN MEDIUM DENSITY—The Urban Medium Density land use category allows net residential
densities from four and one—half(4.5)to seven (7)units per acre;with greater densities only allowed if
deemed appropriate and approved through the PUD process and that meet incentives for densitybonus
as allowed under the PUD ordinance .This category allows for a variety of housing types including
single—family detached,duplexes,townhomes,and small two—and three—story apartment buildings
and/or sepieF liviAg eente,-s senior congregate care facilities with services. Significant new areas of
urban medium density are guided both within the Old Village and along 1-94. [Corresponding Zoning
District(s):R-3,MDR]
111 —10
Tablei
Existing and Planned Land Use Table
Residential Planned Land Use Changes
Density' Existing Land Planned (anticipated acreages in
units/acre) Use acres Land 5 year increments)!
City wide Use 2012 to 2015 to 2020 to 2025 to Change
Land Use Min Max (Village)2 acres 2015 2020 2025 2030 acres
RESIDENTIAL
Rural Area n/a 0.1 7094.24 5279.92 6640.66 6187.08 5733.50 5279.92 -1814.32
Development
Residential 0.1 0.4 771.26 793.71 776,87 782.49 788.10 793.71 22.45
Estates
Rural Single 0.66 2.0 1665.92 1666.41 1666.04 1666.16 1666.28 1666.41 0.49
Family
Urban Low 2.5 4 0.00 496.39 124.10 248.20 372.29 496.39 496.39
Density
Urban Medium Density 4.5 7 176.08 390.49 229.68 283.29 336.89 390.49 214.41
Urban High 7.5 15 0.00 157.67 39.42 78.84 118.25 157.67 157.67
Density
Village Urban 1.5 2.49 0.00 244.11 61.03 122.06 183.09 244.11 244.11
Low Density
Village Urban
Medium 2.5 4.99 0.00 119.11 29.78 59.56 89.33 119.11 119.11
Density
COMMERCIAL'
Business Park 7.5 15 120.65 329.69 172.91 225.17 277.43 329.69 209.04
Commercial 4.5 7 99.86 208.33 126.98 154.10 181.22 208.33 108.47
Limited - - 111.41 66.16 100.09 88.78 77.47 66.16 -45.25
Business
Village Mixed 6.039 10.0 0.00 164.40 41.10 82.20 123.30 164.40 164.40
Use
PUBLIC/SEMI PUBLIC/OPEN SPACES
Public/Park - - 3298.94 3352.24 3312.27 3325.59 3338.92 3352.24 53.3
Greenbelt - - 0.00 82.67 20.66 41.34 62.01 82.67 82.67
Corridors
Road ROWS - - 890.93 890.93 890.93 890.93 890.93 8 90.93 0.0
UNDEVELOPED
Open Water - - 1355.29 1355.29 1355.29 1355.29 1355.29 1355.29 0.0
TOTALS: - - 15,584.58 15,584.58 15,584.55 15,584.55 15,584.55 15,584.55 0.0
t ,Senior conf"regale care facilities with services in the Urban Medium Density, Urban Iiigh Density I'illage Urban,Medium
Density and Pillage_1lixed Use land use categories may exceed the listed density nras8rnnns with a range not to exceed a total
of20.0 units per acre Provided the facility can satisfy all zorrin.P and avolicable conditional use Permit review criteria.
a Residential uses within the"Business Park"and"Commercial"landusedesignationscanonlyoccurinareasspecificol/v
designated for mixed use on the planned land use map.
3 It is recognized that bath park and road ROW aeas will expand as new development occurs,but such acreage is accounted for in the
respective development land use types as such land areas must contribute towards required development densities.
4 The staging plan forfuture development is fluid and will allow development to occur as market conditions dictate.Because ofthis,
specific timing for development of any specific land use category is not possible.For the purposes of this table,the anticipated
acreage changes are incrementally broken down into four periods of time showing a consistent rate of charge between now and 2030.
s The acreage of the greenbelt corridor areas, which are portions of the Village Open Space Overlay, that are adjacent to urban zoning
districts were calculated to account for the remaining acreage in the Village. The other portions of the Village Open Space Overlay
are accounted for through the base lard use guidance(i.e.Rural Area Development or Rural Single Family).
III - 11
Lake Elmo Comprehensive Plan Chapter Ili—Land Use Plan
Elmo, including a compact assemblage of streets and blocks, a distinct edge, a historic main street and
good access to parks and open space.The plan intends to extend these qualities to the newly
developing areas surrounding the existing downtown. In addition, it proposes connecting theexisting
residential neighborhoods to the south with the village core and new neighborhoods.
The Village Land Use Plan includes a series of specific goals and objectives for each of the land use
elements,and establishes the following as the overall goals and objectives for the plan:
1) Adhere to the Guiding Principles from the Village Master Plan,which are incorporated into this
land use plan in Table 3D.
2) Preserve the existing character of the Village while accommodating new housing and businesses
to comply with the growth projections of the Comprehensive Plan.
3) Create a walkable,viable community with a distinct center.
4) Explore options to provide space for public and commercial activities around a village greenthat
can serve as a focal point for new development.
5) Create an open space buffer around the new development areas to foster a true villagefeel.
6) Plan for development on a "village"scale rather than a "suburban"scale, recognizingthe
existing character of the Old Village.
7) Promote traffic calming measures along State Highway 5 to improve auto and pedestrian safety,
particularly in the vicinity of Lake Elmo Avenue and Lake Elmo Elementary School.
8) Plan for at least one grade-separated crossing of Highway 5 for bicycles and pedestrians
9) Provide for the recreation needs of the new neighborhoods while building on existing facilities
and accommodating the need for community-wide recreation facilities.
10) Create a natural system for storm water management that takes advantage of existing drainage
patterns.
11) Plan for a new Village Parkway as a major north/south collector with a new railroad crossing
approximately midpoint between Lake Elmo Avenue and Manning Ave.
12) Promote mixed-use development in the areas close to the Village Center.
Village Land Use Plan
The Village Land Use Plan,Map 3-5, identifies three primary land use categories within this planning
area that will accommodate growth, and incorporates an open space overlay category to specifywhich
portions of the area will be designated for open space.The land use categories as applied in the Village
Planning Area include:
V-LDR-Village Urban Low Density Residential at 1.5 to 2.5 units per acre
5 V-MDR-Village Urban Medium Density Residential at 3.0 to 4.0 units peracre*
f VMX-Village Mixed Use with residential densities of 6.0 to 10.0 units peracre*
* Senior congregate care facilities with services in the V-MDR or VMX land use categories may exceed
the listed density maximums with a range not to exceed a total of 20.0 units per acre provided the
facility can satisfy all zoning and applicable conditional use permit review criteria.
III-22
Summary of HOUSING Plan Changes:
• Pg IV-7: Added two paragraphs. The first defines what is meant by"senior congregate care
facilities with services,"and the second explains how they are different from other types of
multi-family residential structures. The impact differences,the recognized need for such
facilities,and the need to accommodate higher densities to make these structures successful is
cited as the reasons for the new 20.0 u.p.a. cap for this specific land use.
Lake Elmo Comprehensive Plan Chapter IV-Housing
Future Housing Needs
In order for Lake Elmo to achieve balanced growth and maintain its strong sense of community, it is
essential to plan and develop the future housing stock in am an ner that is mindful of the city's
population trends and future needs. For this reason, it is important for Lake Elmo to clearly define its
goals as they pertain to housing.
Goals
In planning for the land use and future growth of Lake Elmo,the City aims to achieve the following goals
related to housing:
1. Continue to support and develop family-friendly neighborhoods,emphasizing safety and access to
open or recreation space.Throughout its history, Lake Elmo has been lauded as a great placeto
raise a family. For this reason, many of Lake Elmo's future residents will be families with children.
In planning future housing for these residents, it is the responsibility of the City to be cognizant of
how site,building,and street design relate to safety and access to public recreation space.
Promoting these principles will ensure that the future population of Lake Elmo is safe and healthy.
2. When planning for the future residential neighborhoods in Lake Elmo,it is critical to incorporate
walkability into the design of housing and streets to ensure a positive pedestrian environment in
both the 1-94 Corridor and Old Village. In order to maintain a healthy and vibrant environmentin
Lake Elmo,safe and aesthetically pleasing pedestrian spaces within residential neighborhoods are
essential.Additionally,for the Old Village land use plan to effectively support and promote walking
in Lake Elmo's downtown,steps must be taken to ensure that walkability is considered when
planning future housing. Creating a more walkable downtown area with more street amenities
encourages nearby residents to travel by means other than the automobile,which in turn promotes
pedestrian traffic and physical exercise. In addition, increased pedestrian accessibility to downtown
should drive greater support and patronage of local businesses in the Old Village. Finally, greater
pedestrian traffic could allow for reduction in needed parking facilities,decreasing the amount of
impervious surfaces and easing the burden on storm water management systems.
3. Expand housing opportunities for seniors in Lake Elmo, placing an emphasis on affordability and
life-cycle housing.As the data from the 2010 Census indicates,the Lake Elmo population is aging.
11.0%of the population in Lake Elmo is over the age of 65. In order to provide opportunities for
these residents to remain in Lake Elmo,the City must strive to attract and develop a greater variety
of housing that suits the needs of seniors, including those who require medical assistance orare
disabled, requiring barrier—free housing. In addition, affordability is increasingly becoming
important factor for many seniors in making housing choices.To give these residents the option to
remain in Lake Elmo,developing housing options that are both senior friendly and affordable will be
critical over the next 25 years and beyond.
IV-6
Lake Elmo Comprehensive Plan Chapter IV-Housing
Senior congregate care facilities with services are considered to be a facility consisting of 3 or more
dwelling units,typically consisting of multiple-household attached dwellings but may include other
forms of attached or detached dwelling units,the occupancy of which is limited to persons 55 years
of age or older. The facility may include meals, housekeeping, and personal care assistance and
minor medical services; but not intermediate, long term, or extended nursing care for residents.
Senior congregate care facilities with services are recognized as being different from standard
multi-family residential development given that residents in such facilities no longer have to be at
work, pick up their children, or do their shopping at specific times of the day; some residents don't
even drive anymore. Furthermore, many senior communities provide on-site services to meet their
residents' needs which further reduces the overall impacts typically associated with high-density
residential buildings. Because of these differences,the recognized need for these facilities within
the City, and the fact that higher development densities are required to make these facilities
successful;senior/congregate housing may be allowed at densities of up to 20.0 units per acre.
4. Provide a greater variety of housing in terms of cost and tenure type (ownership vs. rental)in
order to give more people the opportunity to live in Lake Elmo, particularly younger residents and
families.Considering the gap in the Lake Elmo population of 20-39 year olds, it is important to be
cognizant of how housing affordability relates to the current demographics of the city. If the city
wishes to retain younger residents and families in Lake Elmo,then opportunities for more affordable
and rental housing must be present.Adding more young residents to Lake Elmo will strengthen the
social fabric of the community and encourage more unique activities and programming.
Additionally, providing more options in terms of affordability will allow more employees of
businesses located in Lake Elmo the option of both living and working in the community.
Future Housing
According to Met Council forecasts,the growth of Lake Elmo will result in an increase of5,948
households by 2030, representing an increase of 214%. In order to achieve this growth in a balanced
and sustainable manner,as well as fulfill Lake Elmo's housing goals,the 1-94 Corridor and Old Village
land use plans provide opportunity for a wide mix of housing types and densities.These housing
densities will vary with a floor range of 2.0 units per acre to 10 units per acre,allowing for a greater
variety of housing in Lake Elmo.These new housing units are guided for the 1-94 Corridor and Old
Village at the following minimum densities:
1-94 Corridor Old Village
• Urban Low Density: 2.5 units/acre • Village Low Density:2.0 units/acre
• Urban Medium Density:4.0 units/acre • Village Medium Density:4.0 units/acre
• Urban High Density:7.0 units/acre • Village High Density: 10.0 units/acre
IV-7
1 �
1. Name of the Comprehensive Plan Amendment (CPA):
Lake Elmo Senior Living Maximum Densities
2. Please provide the following information:
Contact Name and Title Stephen Wensman, City Planner
Address 3800 Laverne Avenue North
City, State,zip Lake Elmo, MN 55042
Telephone Number 651-747-3900
Email Address SWensman@lakeelmo.org
3. Identify the type of amendment(land use change, MUSA expansion,text change,forecast adjustment, etc.)
and describe the amendment including location, description, affected area in acres, number of residential
units in CPA area (if any), etc. Provide any additional information relevant to the amendment.
Type of Text Change
Amendment
Language is being added to the plan to acknowledge the unique nature of senior living facilities
Detailed (referred to as"senior congregate care facilities with services")relative to other multi-family
Description housing types. To support this needed type of development within Lake Elmo, senior housing will
be allowed to develop at densities of up to 20.0 units per acre within the Urban Medium Density,
Urban High Density,Village Medium Density, and Village Mixed Use land use categories. Also
corrected an inconsistency between minimum densities in the Village Mixed Use district(table 3-13
now properly reflects 6.0 u.p.a. minimum as indicated in the Village Land Use plan rather than 5.0)
4. The local governing body must take action on the proposed amendment before submittal to the Metropolitan
Council. Provide the dates of official action.
• Date acted upon by the planning commission:
• Date approved by governing body:
5. Affected Jurisdiction Review: list the adjacent local governments, school districts and other jurisdictions that
were contacted and the date the copies were sent.
Jurisdictions Afton, Baytown Township, Grant, Oakdale, Oak Park Heights, Pine Springs,
West Lakeland Townhip, Woodbury, Stillwater Township, ISD 916, and the
Metropolitan Airports Commission (MAC).
Date Sent
Comments
Continue to next page
6. Forecasts: Does the plan amendment change the adopted Metropolitan Council population, household, or
employment forecasts?
Q No, no change in community-level forecasts.
0 Yes. Identify the net changes to community-level forecasts:
While the individual construction of senior housing facilities within the identified land use classifications will
certainly exceed the units per acre anticipated on those specific parcels, complete build out of each district is
expected to still be consistent with the anticipated number of units anticipated in the current comprehensive
plan.
7. Land Use: Describe land use changes (in acres) applicable to this amendment site.
Q Not applicable. No land use changes proposed.
Land Use Designation All Land Uses in CPA Area
Pre-CPA Acres Post CPA Acres
If you have more land use changes than space permits in this table, please attach a separate page to your
amendment document.
S. Wastewater: What type of wastewater treatment will be used to serve the proposed amendment?
0 Individual Sewage Treatment System (ISTS)
0 Privately Owned/Community Treatment System
0 Local/ Municipal Owned Wastewater Treatment Plant
* Regional Wastewater Treatment
9. Water Supply: Will the amendment increase or decrease projected water use from the community's current
water supply plan?
* No increase or decrease in projected water use from the water supply plan.
0 Yes. Provide the water supply plan amendment as an attachment to describe necessary facilities
improvements or changes.
10. Implementation: Will the amendment require changes in zoning or subdivision ordinances,the capital
improvement program (CIP), or other official controls?
Q No.
0 Yes. If Yes, describe proposed changes and timeline for making those changes below:
Changes None will be necessary. The current zoning ordinance already allows for
"congregate housing" in the corresponding zoning districts, but maximum densities
for such facilities are currently capped by the comprehensive plan.
Timeline The City anticipates the first congregate housing development to take advantage
of this maximum density change would be constructed in 2016 within the Old
Village.
Continue to next page
CONTENT REQUIREMENTS FOR AN AMENDMENT
Your comprehensive plan amendment must include the following information to be considered complete:
1. Color maps (8.5 x 11 or 11 x 17) showing the following:
• General location of proposed changes
• Current planned land use and proposed planned land use
• Current and proposed sewer staging changes
2. Staff report to planning commission or local governing body.
3. Other relevant information related to the amendment including:
• Whether or not the proposed amendment has impacts on regional systems including transportation,
wastewater, and regional parks.
• Whether the proposed amendment includes any land within the Mississippi Critical Area boundary.
• How stormwater generated from the site will be managed.
• Whether there are changes to the projected water use due to the amendment.
4. Comments from adjacent jurisdictions review.
5. Copy of adopted local resolution, authorizing the amendment to be submitted for review.
October 2015
Metropolitan Council Main:51.2912.10L9000
PLANNINGLOCAL Saint
Robert Street North TTYPublic
c Information:
anon:
Saint Paul,MN 55101 Public Information:651.602.1500
public.info®metc.stale.mn.us
METROPOLITAN
metrocouncil.org C 0 u N C I L
"THE CITY OF
LAKE ELMO
City of Lake Elmo
Planning Commission Meeting
Minutes of January 25, 2016
Chairman Kreimer called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Dodson, Kreimer, Dunn, and Griffin.
COMMISSIONERS ABSENT: Haggard, Fields, Larson and Williams
STAFF PRESENT: City Planner Stephen Wensman & Interim Administrator Schroeder
Election of Officers:
M/S/P: Kreimer/Dodson move to delay the election of the chair to the next meeting,
Vote:4-0, motion carried unanimously.
Approve Agenda:
The agenda was accepted as presented.
Approve Minutes: None
Comprehensive Plan Amendment—Arbor Glen.
Wensman started his presentation regarding Arbor Glen. This proposal is for a senior
living, congregate housing on 3.72 acres at the corner of 39th street and Lake Elmo Ave.
This lot is Lot 1 Block 1 or the Brookman V addition. The Comprehensive plan guides
this site as VMX and congregate housing is a CUP in the VMX zoning. Proposed facility is
84 units with 1 guest suite (24 memory care, 29 assisted living and 31 independent
living). Proposed density is 16 units per acre, excluding the memory care which is
institutional. Current Comprehensive Plan allows 6-10 units per acre. The proposed
density here is 16 units per acre, but staff is proposing 20 units per acre for flexibility.
This is different from multi-family housing because of the lower impact on the
community as they provide on-site services. This is applicable to areas zoned LDR, MDR
and VMX. This will require Met council approval and review and this requires a 4/5
vote of the City Council.
The code allows 75% impervious,this proposal is 54%. Required setbacks are 10 feet,
32 feet is proposed. This will drop down to 7 feet after CSAH 17 is widened. Maximum
height is 35 feet. This is a 2 story structure with 31.5 feet proposed. This proposal
exceeds the requirement for green space and for parking required. The trail proposed is
Lake Elmo Planning Commission Minutes; 1-25-16
2
on private property. Staff is recommending getting the 25 foot ROW dedicated as a
condition of approval. That will address the countys request as well as the trail. For
tree preservation,they will need to replace 7 six foot conifers.
There are 2 monument signs proposed and some wall signage. One of the monument
signs does not meet the sign code. There will need to be a separate sign plan
submitted.
The public hearing was held on 12/14/15 and was continued to tonights meeting.
Staff has 3 recommendations with suggested motions 1) to approve the Comprehensive
plan amendment to allow density for senior congregate housing to 20 units per acre 2)
rezone Lot 1 Block 1, Brookman 3rd addition from GB to VMX 3) approve a condition use
for congregate living with conditions in report.
Dodson asked about the setbacks and if it met the request of the County. To meet the
County's recommendation,the building would need to move to the east approximately
23 feet if the ROW is dedicated. To meet the City code after ROW dedication, it would
need to move 3 feet. Wensman stated that we could do an easement for the trail and
they would meet the requirement.
Dunn likes the plan, but is concerned about the ROW. She is supportive of the County
suggestion. She is wondering if increasing this will set a precedent and how that would
affect the Village. Wensman stated it would not set a precendent because it is only for
senior congregate living with services. Memory care is not considered residential
because they do not leave the site unless family members take them out.
Matt Frisbee, Ayers, stated that they looked at other sites, but thought this was the best
site for them. Dodson thought with the high traffic on lake Elmo Ave, this would have
been a better spot for commercial. Frisbee stated that the visibility is important to
them and the retail was more desirable closer to Hwy 5. Frisbee stated that they have
made changes to accommodate the 10 foot setback.
Griffin asked about the ponding and if it would impact the parking. Wensman stated
the City Engineer looked at it as well as VBWD.
Public Hearing re-opened at 7:31 pm.
Written comment was received from Steve Delapp. He is concerned about the amount
of impervious coverage, density and the distance to the village center for walkability.
No one spoke
Public Hearing closed at 7:32 pm.
Lake Elmo Planning Commission Minutes; 1-25-16
3
Kreimer is uncomfortable with the 20 units per acre. He would like to see 15 vs 20.
Dunn also was uncomfortable with 20 units as well. Dodson stated that if we went to 15
vs. 16 that would change their proposal. He would like to go with the 16 units to meet
the needs of this proposal. Wensman stated that there are 3-4 other places in the City
where senior congregate housing could go in and wants to be flexible so that we don't
have to address this again.
M/S/P: Dodson/Griffin move to recommend approval of a comprehensive plan text
amendment to increase the maximum allowed density for senior congregate housing
with services to 16 units per acre and to change the text to read "The facility must have
at least 50% of the units to include meals, housekeeping, and personal care assistance
and minor medical services", Vote:4-0, motion carried, unanimously.
Griffin asked about noise from Lake Elmo Ave. Frisbee stated that there is landscaping
and that there is sound buffers within the building. The residents like watching the
traffic and activity on roads.
Conditional Use Permit and Zoning Map Amendment—Arbor Glen.
Kreimer and Dunn are concerned about the setbacks. They are concerned that when
the County widens the road, it will be close.
Public Hearing opened at 7:50 pm.
No one spoke and there was no written or electronic correspondence.
Public Hearing Closed at 7:53 pm.
M/S/P: Kreimer/Griffin, move to recommend the City Council rezone Lot 1, Block 1,
Brookman 3`d addition from the GB-General Business to VMX—Village Mixed Use
Zoning District, Vote:4-0, motion carried Unanimously.
M/S/P: Dodson/Griffin, move to recommend the City Council approve a conditional use
permit for Congregate Housing with the conditions listed in the staff report, striking
conditions 7, 10 and 11 and adding an additional condition that the building maintain a
10 foot setback from the future dedicated right-of-way and a condition that the building
will be constructed with additional noise mitigation on the West side, Vote:4-0, motion
carried Unanimously.
Council Updates—January 19, 2016 Meeting
1. Hidden Meadows Plat Extension - 2 years— Passed.
2. ZTA & Zoning Map Amend — Essential Services—Passed.
3. Sign Variance for IRET Properties— Passed.
Lake Elmo Planning Commission Minutes; 1-25-16
4
Staff Updates
1. Upcoming Meetings
a. February 8, 2016
b. February 22, 2016
Commission Concerns
Dunn asked about the densities in the Village area. She would also like to see something
in the Developer agreements or somewhere that the City is not responsible for the
airport noise.
Kreimer asked about stormwater pond in Inwood. They are digging it up now.
Schroeder stated that they may be adding capacity with the future addition.
Meeting adjourned at 8:30 pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
Lake Elmo Planning Commission Minutes; 1-25-16
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
ORDINANCE NO. 08-
AN ORDINANCE TO AMEND THE LAKE ELMO CITY CODE BY AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF LAKE ELMO,
The City Council of the City of Lake Elmo ordains that Lake Elmo City Code, Section 154.032
Zoning District Map, of the Municipal Code, shall be amended by adding Ordinance 08-_, as
follows:
Section 1: Zoning Map Amendment. The following property is hereby rezoned from GB—
General Business to VMX—Village Mixed Use:
Lotl, Block 1, Brookman 3rd Addition.
This resolution was adopted by the City Council of the City of Lake Elmo on this 16 day of
February, 2016.
Mike Pearson, Mayor
ATTEST:
Julie Johnson, City Clerk
47411lvl SJS LA515-5
Resolution 2016-