DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION AND OPERATION OF A 66 BED MEMORY CARE FACILITY IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT AT ULYSSES STREET/ULYSSES LANE, LOT 1, BLOCK 1, BLAINE ALZHEIMERS SPECIAL CARE CENTER, JEA SENIOR LIVING. (CASE FILE NO. 14-0051/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
09/09/14 |
City Council (1st Reading Rezoning/CUP ) |
10/02/14 |
City Council (2nd Reading Rezoning/CUP) |
10/16/14 |
Action Deadline |
11/30/14 |
Planning Commission
The Planning Commission unanimously recommended approval of the rezoning and conditional use permit. There were no comments at the public hearing.
Background
The applicant, JEA Senior Living wishes to construct a specialized memory care facility on the southeast corner of Ulysses Street NE and Ulysses Lane NE. The site is currently zoned PBD (Planned Business District) and the applicant is requesting a zoning change to DF (Development Flex) to accommodate the use as a memory care facility. A conditional use permit is also required.
Conditional Use Permit
JEA Senior Living will be constructing 66 memory care units. The facility focuses exclusively on Alzheimer's, dementia and related memory issues that afflict our aging seniors. This will be a 24-hour home-like facility that creates approximately 40 jobs within the Blaine community. Services include three prepared meals a day, housekeeping, laundering, and private bus transportation. A narrative has been provided that provides more details on the facility and management group.
There are 40 parking stalls provided on the site plan. Staff feels, based on the City's experience with this type of use, that the number of parking stalls is adequate since a limited number of residents drive. The applicant has stated that the parking constructed on site meets the needs of the residents and staff.
The site plan indicates that there will be a zero curb (pavement flush with sidewalk) located in a couple of different areas on the site plan, and that is not allowed by the zoning ordinance. The curb must be B612 concrete curb and gutter.
The building, at just over 31,000 square feet, would be constructed using stucco, brick and glass. Because this site will be zoned DF (Development Flex) the site must meet the Highway 65 Overlay District requirements for building architecture per the City Council's direction on previous projects. This building does meet those requirements.
The site's landscape plan must also meet the Highway 65 Overlay District requirements and the following landscaping is required on site:
Overstory Trees |
28 |
Conifer Trees |
28 |
Ornamental Trees |
28 |
The landscape plan that has been presented does not meet those requirements and must be revised prior to site plan approval for the site. In addition 25% of those trees must be oversized to the following standards: overstory trees must be 3 inch caliper and conifer trees must be 8 feet in height. The City does not allow oversizing of ornamental trees.
Sod will be required over the entire site (including all boulevards) rather than seed, as the landscape plan suggests. All turf and plant areas must be irrigated.
There is an outdoor area for the residents that will be fenced. The fence must not exceed 6 feet in height and details of the fencing must be reviewed prior to site plan approval. A building permit will be required for the fencing.
Signage will be issued under a separate permit.
All lighting on site must meet the requirements of the Zoning Ordinance. All lighting must be downlit and shielded to prevent glare or spill and pole mounted lighting is limited to 20-feet in height.
Recommendation
By motion, approve the Resolution.
Attachments
See previous item (rezoning).
Body
WHEREAS, an application has been filed by JEA Senior Living as Conditional Use Permit Case File No. 14-0051; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on September 9, 2014; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on October 2 and October 16, 2014.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.80 of the Zoning Ordinance to allow construction and operation of a 66 bed memory care facility in a DF (Development Flex) zoning district at Ulysses Street/Ulysses Lane NE based on the following conditions:
1. Site development and building construction to be generally guided by the CUP approval and consistent with the site and building plans that are attached to this application. The developer must install all site improvements in accordance with City Performance Standards and zoning code Section 27.09, including the financial guarantee and site improvement agreement.
2. The building for the site must meet the Highway Overlay District requirements.
3. The following landscaping is required on site:
Overstory Trees |
28 |
Conifer Trees |
28 |
Ornamental Trees |
28 |
4. At least 25% of the required number of trees must be oversized.
5. Underground irrigation is required for the entire site.
6. Sod must be installed over the entire site, including boulevards, rather than seed.
7. The site plan indicates that there will be a zero curb located in a couple of different areas on the site plan, and that is not allowed by the zoning ordinance. The curb must be B612 concrete curb and gutter.
8. Signage will be issued under a separate permit.
9. All lighting on site must meet the requirements of the Zoning Ordinance. All lighting must be downlit and shielded to prevent glare or spill and pole mounted lighting is limited to 20-feet in height.
10. Site plan approval is required prior to any work being performed on site.
11. Noise Reduction Standards must be incorporated into the residential building.
12. A detail of the fencing to be installed on site must be submitted prior to site plan approval.
13. Applicant should be aware of future MNDoT improvements at the intersection of TH 65 and 117th Avenue NE. As part of MNDoT's Access Management Plan there is a proposed improvement that is adjacent to the proposed site. The proposed improvement will include a full access interchange at this intersection. This MNDoT improvement currently does not have a scheduled timeframe or allocated funding. Applicant to recognize that future changes made to TH 65 could impact how site is accessed in the future.
14. A copy of the shared access for the private road must be provided prior to issuance of site plan approval.
15. Coon Creek Watershed District permit is required prior to start of site work. The design and construction of the site will require adherence to the City's erosion control and storm water ordinances.
16. Prior to the issuance of a building permit the applicant must apply for and receive plat approval to subdivide Lot 7, Block 1, North Central Commons.
PASSED by the City Council of the City of Blaine this 16th day of October 2014.