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2009-11-05 PC Agenda Packet SPECIAL PLANNING & ZONING COMMISSION Thursday, November 5, 2009 7:00 PM 1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA 2. MINUTES October 13, 2009 Planning and Zoning Meeting (pages 1-8) 3. PUBLIC HEARINGS a. Guardian Angels of Elk River Elderly Housing PUD Concept Plan (pages 9-19) 4. OTHER BUSINESS 5. ADJOURNMENT “A quorum of Council members may be present.” 1 PLANNING and ZONING COMMISSION MINUTES OCTOBER 13, 2009 Albertville Council Chamber 7:00 PM CALL TO ORDER – ROLL CALL Chair Leintz called the regular Albertville Planning and Zoning Commission meeting to order at 7:01 p.m. PRESENT: Chair Sharon Leintz, Commission members Frank Kocon, Robert Olson, Dale Edgren, and Natalya Lindberg, Council liaison Dan Wagner ABSENT: none OTHERS: City Planner Al Brixius, Zoning Administrator/Building Official Jon Sutherland, and City Clerk/Recording Secretary Bridget Miller ADOPT AGENDA Chair Leintz asked for a motion to approve the agenda as amended adding Vice-chair appointment. MOTION BY Commission member Kocon, seconded by Commission member Edgren to approve the Tuesday, October 13, 2009 agenda as amended, which will be scanned and an electronic copy will be kept on file in the office of the City Clerk. Motion carried unanimously. MINUTES Chair Leintz asked if there were any changes, additions, or deletions to be made on the Wednesday, September 9, 2009 regular Planning and Zoning Commission minutes. MOTION BY Commission member Olson, seconded by Commission member Kocon to approve the Wednesday, September 9, 2009 regular Planning and Zoning Commission minutes as presented, which a signed copy will be scanned and an electronic copy will be kept on file in the office of the City Clerk. Commission members Edgren, Kocon, and Olson voted aye. Chair Leintz and new Commission member Lindberg abstained. Motion carried. City of Albertville Planning & Zoning Commission Minutes September 9, 2009 2 PUBLIC HEARINGS ZONING ORDINANCE AMENDMENTS REGARDING FRONT YARD SETBACK REDUCTIONS IN RESIDENTIAL DISTRICTS; YARD SETBACK ENCROACHMENTS; AND TOWNHOME REDEVELOPMENT STANDARDS: PROPOSED ORDINANCE NO. 2009-017 ENTITLED AN ORDINANCE AMENDING THE REQUIRED SETBACKS IN ALL RESIDENTIAL ZONING DISTRICTS, EXCEPT THE R-MH DISTRICT (SECTIONS 3250.6; 3300.6; 3400.5; 3500.5; 3600.5; 3800.5; 3900.5; AND 4000.5); AND, ORDINANCE NO. 2009-018 ENTITLED AN ORDINANCE AMENDING THE REGULATIONS PERTAINING TO ALLOWED YARD SETBACK ENCROACHMENTS (SECTION 1100.5); AND, PROPOSED ORDINANCE NO. 2009-019 ENTITLED AN ORDINANCE ADDING REGULATIONS PERTAINING TO THE REMODELING, RENOVATION, AND IMPROVEMENTS TO EXISTING TWO-FAMILY, TOWNHOUSE, QUADRAMINIUM, OR MULTIPLE-FAMILY STRUCTURES (SECTION 1000.23) Chair Leintz opened the public hearing at 8:24 p.m. City Planner Brixius started with the fact that a resident submitted a Building Permit for an addition to the front entrance of the house. As the permit was reviewed it was discovered that the addition encroaches on the front-yard setbacks. Staff presented the first draft of an Ordinance amendment at the September meeting. Staff has incorporated the comments of the Commission in a second draft of the Ordinance amendment. Brixius went over the proposed front and side yard setback reductions, which the proposed amendment reduces the front yard setbacks in all residential districts with the exception to 30 feet for all single-family and two-family dwellings, while maintaining a 35-foot setback for all other dwelling units excluding multiple-family units, elderly housing, or nursing homes. By reducing the front yard setback to 30 feet still allows sufficient room for two (2) vehicles to be parked in a tandem style in the driveway and still remain approximately 10 feet from the street curb. By setting these setbacks would ensure adequate area for vehicle parking in the driveways of the dwellings; therefore, alleviating the need for a ‘proof-of-parking’ agreement. Staff recommends reducing the interior side yard setback from 10 attached garage and 15 interior side yard to 5 attached garage and 10 interior side yard for single-family homes and twin homes in the R-2, R-3, and R-4 Zoning Districts. Brixius continued by reviewing the entryway encroachment ordinance amendment. Language was added dealing with walks or steps for negotiating ground slopes, retaining walls, terraces, steps, uncovered porches, and decks, stoops, hedges, and natural growth, or similar features, provided they do not extend above the height of the first-floor entry of the principal structure or five (5) feet into the front yard or to a distance less than five (5) feet from any side lot line. Additional language is being amended regarding front yard encroachments that will read On detached single-family or duplex dwelling homes constructed prior to January 1, 1989, add-on entryways may extend into the front yard setback not exceeding five (5) feet and fifty (50) square feet. City of Albertville Planning & Zoning Commission Minutes September 9, 2009 3 The last portion being considered for amendment deals with the Townhouse Redevelopment Standards. It is recommended to add language for maintaining continuity in architectural design finishes and design features for existing two-family, townhouse, and multiple-family dwellings, which has been modified slightly. Amended language shall read as follows: Remodeling, renovation, and improvements to existing structure requirements: any remodeling, renovation, or improvements to an existing two-family, townhouse, quadraminium or multiple-family structures shall meet the following requirements: 1. Replicated the original exterior finishes of the building* 2. Compliment the architecture of adjoining attached unit (unless the original approval was for varying exterior finishes, colors, etc.) 3. Only exterior finishes shall apply to this standard, such as type of finishes, color of finishes, building materials, siding driveway applications, etc. (garages are next to each other). * This requirement shall be waived if a complete renovation of the entire development/building is being done in cooperation with all owners in the same development/building. Chair Leintz asked if any Commission members had questions or concerns regarding the proposed ordinance amendments related to the required setbacks in all residential zoning districts, except the R-MH District (Sections 3250.6, 3300.6, 3400.5, 3500.5, 3600.5, 3800.5, 3900.5, and 4000.5); along with the regulations pertaining to allowed yard setback encroachments (Section 1100.5), and, adding regulations pertaining to the remodeling, renovation, and improvements to existing two-family, townhouse, quadraminium, or multiple- family structures (Section 1000.23) of the 2005 Albertville Municipal City Code. Chair Lenitz inquired about the entryway language to include current terminology dealing with handicap accessibility ramps. Commission members wanted to know where R-8 Zoning District is located, which it was very minimal within Albertville. The R-8 Zoning District shall include an asterisk that refers to an exemption. It was still unclear as to the front entryway language and how the front yard setback or encroachment dealt with steps leading up to the entrance that is elevated. Brixius addressed the concerns of the Commission by suggesting language to deal with the handicap accessibility language and the front yard encroachment when the font entrance to the home is elevated. Chair Leintz asked if there was anyone in the audience that wanted to share comments or concerns regarding the proposed ordinance amendments related to the required setbacks in all residential zoning districts, except the R-MH District (Sections 3250.6, 3300.6, 3400.5, 3500.5, 3600.5, 3800.5, 3900.5, and 4000.5); along with the regulations pertaining to allowed yard setback encroachments (Section 1100.5), and, adding regulations pertaining to the remodeling, renovation, and improvements to existing two-family, townhouse, quadraminium, or multiple- family structures (Section 1000.23) of the 2005 Albertville Municipal City Code.. City of Albertville Planning & Zoning Commission Minutes September 9, 2009 4 There was no one in the audience that wanted to express their views of concerns as it related to the three Ordinance amendments being proposed. Chair Leintz closed the public hearing at 8:59 p.m. After reviewing and discussing the Ordinance Amendment, the following motions were made: MOTION BY Commission member Edgren, seconded by Commission member Kocon to approve Ordinance No. 2009-017 entitled an Ordinance Amending the Required Setbacks in all Residential Zoning Districts, except the R-MH District (Sections 3250.6; 3300.6; 3400.5; 3500.5; 3600.5; 3800.5; 3900.5; and 4000.5, with staff’s recommendations, comments and concerns from the September 9, 2009 Planning and Zoning Commission meeting, to include language relating to handicap accessibility standards, City Planner’s updated report dated October 7, 2009, and; contingent upon City Council approval at the November 2, 2009 regular City Council meeting or a meeting soon thereafter, at which time the Ordinance Amendment will be presented for Council review and approval. Motion carried unanimously. MOTION BY Commission member Kocon, seconded by Commission member Olson to approve Ordinance No. 2009-018 entitled an Ordinance Amending the Regulations Pertaining to Allowed Yard Setback Encroachments (Section 1100.5), with staff’s recommendations, comments and concerns from the September 9, 2009 Planning and Zoning Commission meeting, City Planner’s updated report dated October 7, 2009, and; contingent upon City Council approval at the November 2, 2009 regular City Council meeting or a meeting soon thereafter, at which time the Ordinance Amendment will be presented for Council review and approval. Motion carried unanimously. MOTION BY Commission member Olson, seconded by Commission member Edgren to approve Ordinance No. 2009-019 entitled an Ordinance Adding Regulations Pertaining to the Remodeling, Renovation, and Improvements to Existing Two-Family, Townhouse, Quadraminium, or Multiple-Family Structures (Section 1000.23), with staff’s recommendations, comments and concerns from the September 9, 2009 Planning and Zoning Commission meeting, additional language dealing with handicap accessibility and front entrance encroachment concerns, City Planner’s updated report dated October 7, 2009, and; contingent upon City Council approval at the November 2, 2009 regular City Council meeting or a meeting soon thereafter, at which time the Ordinance Amendment will be presented for Council review and approval. Motion carried unanimously. SIGN REGULATION AMENDMENT PROHIBITING LOCATING ADVERTISING DEVICES ON ROOFTOPS Chair Leintz opened the public hearing at 9:01 p.m. City of Albertville Planning & Zoning Commission Minutes September 9, 2009 5 City Planner Brixius updated the Commission members by noting during the recent I-94 land acquisition study, a discussion ensued regarding the potential of billboards being placed on rooftops. Following the discussion, staff was directed to draft an ordinance amendment to address the possibility of billboards being constructed on the tops of buildings. Staff is recommending amending the 2005 Albertville Municipal City Code to prohibit advertising devices to be placed on top of buildings along the I-94 corridor within the Albertville city limits. Chair Leintz asked if any Commission members had questions or concerns regarding the proposed ordinance amendment, which relates to prohibiting advertising devices on roofs of the 2005 Albertville Municipal City Code Title 10; Chapter 7; Section 6. There were no comments from the Planning and Zoning Commission members except for ‘let’s clean it up’. Chair Leintz asked if there was anyone in the audience that wanted to share comments or concerns regarding the proposed ordinance amendment that related to prohibiting advertising devices on roofs of buildings or other structures. No one in the audience wanted to discuss the prohibition of advertising devices on roofs of building or other structures along I-94. Chair Leintz closed the public hearing at 9:03 p.m. The Planning and Zoning Commission made the following motion: MOTION BY Commission member Olson, seconded by Commission member Kocon to approve Zoning Ordinance Amendment regarding Sign Regulation Amendment prohibiting locating advertising devices on rooftops: proposed Ordinance No. 2009-024 entitled an Ordinance Amending Title 10 (Building and Development Regulations) Chapter 7 (Sign Regulations) Section 6 (Advertising Devices) of the 2005 Albertville Municipal City Code Relating to Prohibiting Advertising Devices on Roofs, with staff’s recommendations, City Planner’s report dated October 7, 2009 and; contingent upon City Council approval at the November 2, 2009 regular City Council meeting or a meeting soon thereafter, at which time the Ordinance Amendment will be presented for Council review and approval. Motion carried unanimously. COMPREHENSIVE PLAN AMENDMENTS REGARDING THE NORTHWEST LAND USE STUDY Chair Leintz opened the public hearing at 7:51 p.m. City of Albertville Planning & Zoning Commission Minutes September 9, 2009 6 City Planner Brixius informed the Commission that the Comprehensive Plan was adopted in 1996 as a land use and investment guide for future development. The plan serves as the blueprint for Albertville’s community development. Over the years as the city has grown and developed Albertville has processed a number of Comprehensive Plan amendments reflective of the changing economy, available markets, as well as and not limited to the physical changes within the City. The intention of the Northwest Land Use Study/Comprehensive Plan Amendment is to re- examine the land uses, transportation, and utility components to identify the best land use patterns and highest return on public investment within northwestern Albertville. Other factors that are initiating the amendment to the Comprehensive Plan are a few road improvements that will have major influences on the Land Use Study that include: • CSAH 19/Interstate 94 interchange improvement(s) • The need for CSAH 19 improvements through 70th Street NE • Long range planning for Kadler Avenue NE interchange Chair Leintz asked if any Commission members had questions or concerns regarding the proposed Comprehensive Plan Amendments regarding the Northwest Land Use study. There were minimal comments from the Commission members. Chair Leintz asked if there was anyone in the audience that wanted to share comments or concerns regarding the proposed Comprehensive Plan Amendments regarding the Northwest Land Use study. John Darkenwald, invested part owner of Albertville Business Park Addition, expressed his concerns and issues related to amending the Comprehensive Plan. Darkenwald felt this is the direction the City should be heading towards. Mr. Darkenwald shared with the Commission members that the economy is slowly picking up and he believes that next spring this will really start to pick and come back hopefully with avenges. Chair Leintz closed the public hearing at 8:20 p.m. The Planning and Zoning Commission made the following motion: MOTION BY Commission member Olson, seconded by Commission member Edgren to approve the Comprehensive Plan Amendments regarding the Northwest Land Use Study, with staff’s recommendations, City Planner’s report dated October 8, 2009 and; contingent upon City Council approval at the November 2, 2009 regular City Council meeting or a meeting soon thereafter, at which time the Comprehensive Plan Amendment will be presented for Council review and approval. Motion carried unanimously. City of Albertville Planning & Zoning Commission Minutes September 9, 2009 7 OTHER BUSINESS REVIEW OF OUTDOOR DINING CONDITIONAL USE PERMITS City Planner Brixius began the discussion by reminding the Commission that in 2007 Curt Gentile of Geez Sports Bar submitted an application for a Conditional Use Permit to allow outdoor dining. In 2008, Deb Holm of the 152 Club submitted a Conditional Use Permit for her establishment. As part of the CUP, the City was going to re-evaluate the need to construct a fence along the residential border. Over the past year, the Wright County Sheriff’s Department and the City of Albertville has received a few comments and complaints from the resident(s) along 57th Street NE that abut the commercial property. With the comments and complaints staff therefore has brought the two (2) applications back for re-review and request the two (2) establishments install a fence along their appropriate property line to screen the commercial from the residential property. Staff has received copies of police reports against the two (2) establishments. According to the reports the complaints against Geez Sports Bar has subsided in August 2008; therefore, staff has concluded that the issues or complaints against Geez Sports Bar have been resolved or are being managed before they get out of hand. Staff is recommending installation of a fence by March 2010, which would be in conjunction with the approval of the Annual Renewal of the Liquor License(s). Brixius informed the Commission that correspondence was mailed to the two (2) establishments, in which Mr. Gentile from Geez Sports Bar is present. Although this is not a public hearing it would be appreciated if the Commission would allow the applicant to speak on the proposed fence installation. Curt Gentile of 5788 Main Avenue NE informed the Commission members that he has been the owner of Geez Sports Bar for approximately seven (7) years. Mr. Gentile has done his best to keep in touch with the previous owner over the seven (7) years. Gentile reiterated that as the police reports note there has not been any noise complaints against his establishment for over a year. Mr. Gentile didn’t feel the noise was coming from either his establishment or the 152 Club; however, did believe it was coming from the Full Moon Saloon. Gentile let the Commission and staff know that there are no outdoor activities on his establishment. The only time there is added activity in the outdoor dining area is during the annual Friendly City Days, in which all three establishments would have higher than normal outdoor activity. As a final note, Gentile stated that his application did not require the installation of a fence. There was discussion and confusion as to how the lot lines or the layout of the area was prior to the Downtown Land Exchange. MOTION BY Commission member Edgren, seconded by Commission member Kocon to recommend approval of the Installation of a Fence by March 2010 between the residential City of Albertville Planning & Zoning Commission Minutes September 9, 2009 8 property and the commercial per the Outdoor Dining Conditional Use Permits (CUPs) on two (2) of the Downtown Establishments, with Commission comments to incorporate language for financial relief for Curt Gentile with Geez Sports Bar because the installation of the fence was not an original part of his CUP, with City Planner’s report dated October 8, 2009, contingent upon City Council approval at the November 2, 2009 regular City Council meeting or a meeting soon thereafter, at which time the review of the Outdoor Dining Conditional Use Permits will be presented to the Council for review and approval. Motion carried unanimously. APPOINTMENT OF VICE-CHAIR Chair Leintz stated that with Commission member Dorenbush’s resignation the Commission no longer has a Vice-chair; therefore, it appears to be a need to nominate and appoint a new Vice- chair. Commission member Edgren nominated Frank Kocon to serve as the Vice-chair. MOTION BY Commission member Edgren, seconded by Commission member Olson to appoint Commission member Frank Kocon to serve as the Vice-chair for the remainder of 2009 and the entire year of 2010. Motion carried unanimously. ADJOURNMENT MOTION BY Commission member Olson, seconded by Commission member Edgren to adjourn the October 13, 2009 regular Planning and Zoning Commission meeting at 9:05 p.m. Motion carried unanimously. _______________________________________ Bridget Miller, City Clerk/Secretary 9 PLANNING REPORT TO: Larry Kruse FROM: Alan Brixius DATE: October 28, 2009 RE: Albertville – Guardian Angels Elderly Housing Concept Plan FILE NO: 163.06 – 09.08 BACKGROUND Guardian Angels of Elk River has applied for a PUD concept plan for a large, vacant parcel of land located at the corner of Kassel Avenue and County Road 18 (historically referred to as Albert Villas 7th Addition). The 14.5 acre parcel has remained vacant after the completion of the other Albert Villas additions. The concept plan, requesting land use and rezoning, is proposing to establish an elderly housing campus that will provide a variety of elderly housing options and a broad range of services including: Congregate Living: This elderly housing option provides for independent living services and offers age-restricted housing with some limited in housekeeping services and social programs. The first phase of development is intended to be a 47 unit HUD senior living complex. This facility will provide affordable housing options to low income elderly households. Assisted Living: This housing option provides housing along with housekeeping, meals and limited nursing services for senior households that cannot maintain an independent lifestyle. Memory Care: This specialized housing is for elderly residents that may be affected with Alzheimer’s disease or other forms of dementia. Care Suites: The care suites provide skilled nursing for elderly residents that require short term transitional care following surgery (hip, heart). The care suites provide a 10 place for recuperation and rehabilitation after leaving a hospital and before returning home. Commons/Community Rooms: Central to the Guardian Angels campus is a commons that connects each of the housing components. The commons may provide the following amenities or services to serve the campus residents: • Offices/Staffing • Kitchen and Dining • Community Room • Social and Recreational Programs • Country Store • Coffee Shop • ATM The concept plan provides a campus design with landscaped grounds and parking areas located along County Road 18. The Albertville Comprehensive Plan guides this site low density residential land uses and the site is currently zoned R-1A, Low Density Residential District. To implement the concept plan, the following development applications will be required: 1. Comprehensive Plan Amendment. Change the site land use designation from low density residential to high density residential. 2. Rezone the property from R-1A to R-7/PUD, Residential Special Purpose- Planned Unit Development District to allow the proposed use and campus design. 3. Subdivision, Preliminary and Final Plat. 4. Planned Unit Development Site and Building Plan Review. The applicant is not prepared to submit formal applications for the aforementioned approvals. As a concept plan, the applicant is soliciting City insight and comment on the land use prior to proceeding with PUD rezoning and detailed construction plans. The concept plan provides the opportunity for discussion, but the concept plan does not represent any development approval. It will provide the applicant direction as to whether to proceed to development stage. Attached for reference: Exhibit A: Site Issues Exhibit B: Site Concept Plan Exhibit C: Three Story Senior Housing Elevations Exhibit D: Elderly Housing Target Sites 11 PROJECT HISTORY A stated priority of the City Council since 2005 is to bring an elderly housing project to the community. This objective is to provide age restricted housing along with amenities and services that would allow long-time Albertville and area residents to continue to live within the City as they grow older. In 2007, City staff identified potential undeveloped sites that may be suitable for an elderly housing project. These sites, identified in Exhibit D, include a number of commercial/residential properties along County Road 19 and the site in question. Each one of the targeted sites would require a change in land use and zoning to accommodate the high density elderly housing. In 2007, Schuett Real Estate Group presented an elderly housing concept plan for the same site. In considering this concept plan, the Planning and Zoning Commission and City Council affirmed that this site may be suitable for an elderly housing land use and campus. Guardian Angels has had Maxfield Research Inc. prepare a market study to determine demand for low income elderly housing in the Albertville area. This market study identified the primary market area as being Albertville, St. Michael, Otsego, Hanover, and Monticello Township. The conclusion of this study finds that the lack of elderly housing vacancies in the primary market area combined with growing elderly population indicates a demand for 123 new units in 2009, growing to 180 units by 2014. The market study estimates that the first phase 47 unit HUD senior housing project would reach full capacity within six to eight months after opening. In response to this market demand, Guardian Angels has purchased the property and are pursuing HUD financing for the first phase development. LAND USE / CONCEPT PLAN ANALYSIS Location. The 14.5 acre property is along the south side of Jason Avenue (County Road 18) at the intersection of Kassel Avenue. The property will require the full reconstruction and upgrade of Kassel Avenue which will create a full intersection at County Road 18. Comprehensive Plan and Zoning Amendment. In evaluating the requested land use and zoning change, the City shall evaluate the applicable use based on criteria outlined in Section 300.1.F of the Albertville Zoning Ordinance as follows: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. 12 Comment: The Albertville Comprehensive Plan identifies the proposed site for low density residential land use. The site is zoned R-1A, Low Density Residential, which is consistent with the Comprehensive Plan. Past requests from Edina Development for family oriented townhomes for this site have been denied. The City Council has indicated that the City has a sufficient supply of townhomes and multiple family housing. The one exception to this housing type has been elderly housing with services that would allow long term residents to stay in Albertville as they mature beyond their current housing. In 2007, the Schuett Real Estate Group proposed a project that offered a combination of independent senior living townhomes, assisted living, and memory care housing with services such as housekeeping, meal services, social activities, and medical services. This land use change was seen as appropriate for this site. The Guardian Angels proposal is an age-restricted housing project offering housing for independent living seniors, assisted living, memory care and care suites, along with services such as housekeeping, meal services, social activities, and medical services. This project is consistent with the past elderly housing considerations for this site. The introduction of this higher density land use must be considerate of its impacts on the adjoining single family neighborhood. The following Comprehensive Plan policies should be considered related to the land use change: • Protect low density residential neighborhoods from encroachment or intrusion of incompatible higher use or density types and by adequate buffering and separation from other residential as well as non-residential use categories. • Maintain a balance in the types and quantities of housing units available throughout the City, emphasizing larger single family units/lots, low to medium density multiple and elderly housing developments to balance with existing residential development. • Maintain a high quality life cycle residential environment throughout the community which emphasizes physically coordinated neighborhoods which incorporate all types, sizes and styles of dwellings. • The City should provide housing opportunities which attract persons of all ages and income levels and which allows them the ability to maintain residence within Albertville throughout the various stages of their lives. 13 • Provide sufficient housing options to meet the needs of all segments of the population, including the handicapped and elderly through life cycle housing. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The site in question is surrounding by single family homes on three sides and detached townhome units north of County Road 18. The proposed use will represent a significant change in density and housing type. Physical features on the site will provide some physical separation from the existing neighborhoods. County Ditch 9 is the site’s west boundary. A large stormwater pond will exist along the south lot line. County Road 18 is the north boundary of the site and site narrows to the east. Site design and the physical barriers can be utilized to mitigate some of the compatibility issues. To offset some of the compatibility concerns, the following items are offered by the applicant: a. The housing is age-restricted, which will result in smaller household sizes and less intense multiple family housing compared to family oriented housing. b. The City restricts occupancy to residents 60 years and older. The applicant has indicated that typical occupancy is generally much older (75 to 80 years). c. The concept plan suggests a campus design to provide open space and landscaped yards. The concept plan provides an 80 foot setback between the HUD senior living and the single family at its closest point. d. The site is located at the periphery of the Albert Villas neighborhoods with direct access to County Road 18. This will not produce excess traffic in the single family neighborhoods. e. Required County Ditch 9 improvements will likely require increased setbacks from neighborhoods to the west. 3. The proposed use conforms with all performance standards contained herein. Comment: At this point in time, we lack detail for a more formal review. If the concept PUD proceeds to development stage, the City will conduct a detailed evaluation of all plans. 14 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The applicant has provided conceptual drawings of the proposed first phase building. City staff will require that the units meet City standards for multiple family development. We do not foresee that the project would negatively impact the value of the surrounding neighborhood. 5. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Comment: We do not anticipate that the elderly housing development will negatively impact City utilities or services if this project proceeds. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: The proposed density will increase traffic above having the site developed as single family. The site is located at the periphery of the single family neighborhood and will not bring traffic into the neighborhoods. Both Kassel Avenue and County Road 18 will have adequate capacity to serve the units. Density. The concept plan is proposing 146 total units of elderly housing and assisted living/memory care. With 146 total units on 14.54 acres, the total number of units per acre is approximately 10 units. STAFF COMMENTS In review of the concept plan, staff offers the following comments: 1. County Ditch 9 will need to be re-graded and cleaned. 2. A new cul-de-sac must be constructed at the end of 51st Street NE. The Planning and Zoning Commission and City Council should give direction to staff if 51st Street NE may end in a cul-de-sac or be required as a through street. 3. Water mains must be looped between 51st Street NE and Kassel Avenue. 4. Wright County review of the future plat will need to identify right-of-way needs for County Road 18. 15 5. Kassel Avenue will need to be reconstructed to meet City design standards. Staff is recommending that the Kassel intersection include a median that replicates the intersection design north of County Road 18. 6. Sidewalks shall be required along Kassel Avenue from the south property line to County Road 18. 7. For the multiple family units of three or more stories, the Zoning Ordinance requires 50 percent or more be of brick or stone or an equivalent material approved by the City. The proposed concept building elevations has a mixture of cement board and brick or stone. 8. The site must be re-graded to eliminate the dirt piles. 9. As the site plan progresses to construction drawings, it shall be forwarded to the City Fire Inspector to insure adequate fire protection and access. 10. The project will offer an opportunity to finish the Albert Villas neighborhood and resolve a number of problem items including: a. Final construction of Kassel Avenue. b. Removal of dirt piles from the site. c. County Ditch 9 improvements. RECOMMENDATION The Planning and Zoning Commission and City Council should discuss the appropriateness of the land use change and the concept plan. The applicant is seeking guidance from the Commission and Council as to whether they feel this is a good fit for Albertville and the surrounding neighborhood. If the Planning and Zoning Commission and Council feel the concept plan for elderly housing and assisted living/memory care is an acceptable use of the site, they should direct the applicant to proceed with their HUD application and subsequent development applications. The Planning and Zoning Commission and City Council should also offer a letter of support for the HUD application. c: Bridget Miller Jon Sutherland Tori Leonhardt Mike Couri Adam Nafstad Dan Dixon, Guardian Angels of Elk River Skip Sorensen, Pope Associates Inc. EX H I B I T A , r: ,;;( ); ,, . I . ') ,' ! ; $-;& - -- ,:.$ -- _. *', I... .- - - . -' EXHIBIT C EXHIBIT D