Consider Resolution #19-154 Approving Site Plan for Suite Living (Project #19-121); Case of Hampton Properties

The City has received an application from Hampton Companies (the "Applicant") for a Site Plan for Suite Living, a proposed thirty-two (32) unit, assisted living facility located at the northeast corner of the intersection of Jaspar Street and 139th Lane (the "Subject Property").  The Planning Commission may recall reviewing a Sketch Plan earlier this year for Rivenwick 3rd Addition, which was to be a mixed of townhomes, commercial, and this assisted living facility.  This project was shifted east, adjacent to the existing townhome development to the east, to take advantage of the fact that the public road is in place already.

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Property, as reflected by Anoka County Property Records. A notice was published in the Anoka Union Herald, the City's official newspaper.

General Information
The Subject Property is about 2.14 acres in size and is located south of Highway 10, east of Ramsey Boulevard, and north of 139th Lane. The Subject Property is zoned MU-PUD (Mixed Use - Planned Unit Development), which allows for a mixture of both residential and commercial uses. This specific project is being reviewed utilizing the standards of the R-3 Residential (High Density) District.

As proposed the site plan adheres to the dimensional bulk standards required of the R-3 Residential (High Density) District for building coverage, setbacks, height limitations, and exterior materials.

Parking
The R-3 Residential District typically requires 2.5 off-street parking spaces one of which is enclosed, for multiple-family dwellings. However, the City Code is silent specific to assisted living and memory care. For a 32 unit facility, this would typically require 80 parking spaces, 32 of which would need to be enclosed. Staff does not believe this to be realistic or necessary for the proposed senior living facility.

Given the quasi-residential, quasi-commercial nature of the proposed use and per past practice for this type of use, Staff has applied a combination of commercial and medical use parking standards, rather than typical residential parking minimums. The off-street parking ordinance sets a minimum parking space standard of one (1) space per four (4) hospital beds plus an additional space for each employee.  Based on 32 units, a minimum of 8 parking stalls plus one stall per employee would be required. The Applicant indicated that ten (10) employees would be the most on site at any given time. As such it is Staffs opinion that a minimum of 18 parking spots be provided. The site plan currently proposes 20 off-street parking spaces. 

Noise Study
The Applicant was required to conduct a noise study on the site due to the proximity of the site to U.S. Highway 10. The recommendation from that noise study included moving a shared outdoor use area from the northeast side of the building to the south side of the building due to the noise levels exceeding recommended maximums in both the morning and the evening. The building itself would then act as a noise buffer for the shared outdoor use area once relocated to the south side of the building. The report goes on to say that a noise wall would not be a cost-effective solution to noise levels, as it would only reduce said noise levels by 0.4%.

The City must take extra care on land use decisions that allow residential uses along facilities (highways) that might require federal funding. The City would generally be responsible for the cost of any future noise wall. The Applicant requests that no noise wall be required, as they prefer the visibility to Highway 10.

Traffic
Staff has recommended that the Applicant realign the proposed building entrance to be in line with the existing intersection of Jaspar St NW and 139th Ln NW to improve traffic flow and reduce the likelihood of future intersection access issues.

Alternatives

Alternative 1: Recommend adoption of Resolution #19-154 Approving the Site Plan for Suite Living contingent upon compliance with staff review and entering into a future development agreement with the City. Staff believes this will be a quality project for the city and provide additional life cycle housing within the City for Ramsey residents. Staff supports Alternative 1.

Alternative 2: Table the application for Site Plan approval to the August Planning Commission meeting. If the Planning Commission desires to have additional information brought forward for consideration that is not readily available the evening of the July Planning Commission meeting it could table the request. Should the Planning Commission desire to table the request it should clearly and specifically state the information desired.  Staff is not opposed to Alternative 2, but believes enough information has been provided to warrant an official recommendation from the Planning Commission.

Alternative 3: Recommend denial of Resolution #19-154 Approving the Site Plan for Suite Living. The Planning Commission should state specific findings of fact for denial and direct staff to draft a subsequent resolution for denial.  Staff does not support Alternative 3.

All costs associated with this project are the Applicant's responsibility.

Staff recommends the Planning Commission recommend the City Council adopt Resolution #19-154 Approving the Site Plan for Suite Living contingent upon compliance with staff review comments and future development agreement.

Motion to recommend City Council adoption of Resolution #19-154 Approving the Site Plan for Suite Living contingent upon compliance with staff review comments and future development agreement.