PLANNING REPORT TO: Mayor & Council Members CASE NO.: 2017-07 MEETING DATE: May 2, 2017 APPLICANT: Anne Stanfield, Ecumen, representing Our Savior’s Lutheran Church, property owner REQUEST: Zoning Text Amendment to allow Senior Care Living Facilities in the RA, Single Family Residential District by Special Use Permit PREPARED BY: Laura Chamberlain, AICP, Planning Consultant APPLICANT REQUEST Anne Stanfield, of Ecumen, has applied for a Zoning Text Amendment to allow Senior Care Living Facilities by Special Use Permit in the RA Single Family Residential zoning district. If the Zoning Text Amendment is approved, she will then develop and submit an application to go through the public review process again specifically for the Special Use Permit process. The planned site for the Senior Care Living Facility is the parcels located at 114 Brick Street and 1616 West Olive Street, owned by Our Savior’s Lutheran Church and KLBB Radio. The Zoning Text Amendment language from Ecumen includes a 5 acre minimum property size standard. The amendment also includes a clause that the maximum height allowed for a Senior Care Living Facility in the RA district would be simply 35 feet. Currently, the maximum is 35 feet, but not more than 2.5 stories. APPLICABLE REGULATIONS Though the applicant has provided concept project information for the Our Savior’s Lutheran Church property, these are not for the city’s consideration at this time. The application before the city is whether or not Senior Living Care Facilities should be permitted by Special Use Permit in the RA Single-Family Residential District. Municipal Code Section 31-205, Zoning Map and Zoning Text Amendment, indicates amendments may be made when public necessity, the general community welfare, and good zoning practice permit the amendment. The following findings must be made before an amendment to the zoning map or text is made: That the public necessity, and the general community welfare are furthered; and
Transcript
PLANNING REPORT
TO: Mayor & Council Members CASE NO.: 2017-07 MEETING DATE: May 2, 2017 APPLICANT: Anne Stanfield, Ecumen, representing Our Savior’s Lutheran
Church, property owner REQUEST: Zoning Text Amendment to allow Senior Care Living Facilities in
the RA, Single Family Residential District by Special Use Permit PREPARED BY: Laura Chamberlain, AICP, Planning Consultant APPLICANT REQUEST Anne Stanfield, of Ecumen, has applied for a Zoning Text Amendment to allow Senior Care Living Facilities by Special Use Permit in the RA Single Family Residential zoning district. If the Zoning Text Amendment is approved, she will then develop and submit an application to go through the public review process again specifically for the Special Use Permit process. The planned site for the Senior Care Living Facility is the parcels located at 114 Brick Street and 1616 West Olive Street, owned by Our Savior’s Lutheran Church and KLBB Radio. The Zoning Text Amendment language from Ecumen includes a 5 acre minimum property size standard. The amendment also includes a clause that the maximum height allowed for a Senior Care Living Facility in the RA district would be simply 35 feet. Currently, the maximum is 35 feet, but not more than 2.5 stories. APPLICABLE REGULATIONS Though the applicant has provided concept project information for the Our Savior’s Lutheran Church property, these are not for the city’s consideration at this time. The application before the city is whether or not Senior Living Care Facilities should be permitted by Special Use Permit in the RA Single-Family Residential District.
Municipal Code Section 31-205, Zoning Map and Zoning Text Amendment, indicates amendments may be made when public necessity, the general community welfare, and good zoning practice permit the amendment. The following findings must be made before an amendment to the zoning map or text is made:
That the public necessity, and the general community welfare are furthered; and
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That the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan.
COMPREHENSIVE PLAN The Comprehensive Plan Chapter 4, Housing, indicates that seniors made up 12% of the community’s population. And, demographic trends suggest that the metro area will see an increased demand for senior and elder care facilities. Currently there are three skilled nursing facilities in the City of Stillwater: Golden Living Center Greeley (313 Greeley Street South) which contains 70 beds, Golden Living Center Linden (105 Linden Street West) which contains 67 beds, and Good Sam Society (1119 Owens Street North) which has 91 beds. Additionally, there are two ‘Housing with Services’ licenses within the City limits: Home Free at 6450 Panama Avenue and PSC at Orleans Homes at 1455 Cottage Drive. These facilities will not be able to provide the increased demand for senior housing over the next several decades. The Comprehensive Plan indicates the following in relationship to senior housing and assisted living:
Policy 4. Attempt to disburse assisted housing throughout the community. Policy 5. Locate assisted housing near transit lines and public parks. Policy 9. Utilize the Future Land Use map to designate residential sites appropriately
located for a range of housing densities. Program 3: Attempt to meet regional lifecycle housing goals for the City of Stillwater.
STAFF ANALYSIS Existing Zoning Code Provision In determining whether a proposed use will fit within a zoning district, the Council should first be aware that the proposed use will need to conform to all provisions of the underlying RA Single-Family Residential zoning district. It should additionally be noted that as the applicant has proposed, Senior Care Living Facilities would only be allowed by Special Use Permit. This would provide for individual review of each new Senior Care Living Facility in a Planning Commission public hearing prior to the approval of the new development. Therefore, even if the Zoning Text Amendment is approved, the city will have site-specific development review and opportunities for public input at a future public hearing. The RA Single-Family Residential Zoning District is a residential district which allows for single family dwellings as a permitted use. No other residential uses are permitted in this district. Institutional uses, such as public and private primary and secondary schools, churches, cemeteries, hospitals, nursing homes, and rest homes are allowed with a Special Use Permit. All RA zoned lands are depicted on the attached map. Aside from the parcels Ecumen would like to develop, there are six other five acres sites in the RA district. Of these, one is a church, one is an elementary school, one is a city dog park, and one is the former Aiple property that is encumbered by a conservation easement that will not allow buildings to be constructed. That leaves only one other potential site for a senior living facility. That site is located on McKusick Road just west of Oak Glen Golf Course. If the parcel size were reduced to three acres, three
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more sites would be available as potential senior living parcels, all neighbors to the five acre parcel on McKusick Road. Senior Care Living Facilities are allowed by Special Use Permit in the Lakeshore Residential (LR) zoning district as well as the Medium Density Residential (RCM) Zoning District. As the attached map indicates, all RCM zoned lands are developed. Currently the only LR properties that could potentially be developed for senior living buildings would be north of Long Lake. And, these properties are in fact in the public review and permitting process for a senior living campus. The applicant is suggesting that language be added for in the RA district to limit Senior Care Living Facilities to sites of five acres or larger. Additionally, they have requested that the building height requirement for these facilities in the RA District be changed from “2½ stories, not to exceed 35 feet” to a simplified maximum building height of 35’. Staff supports this height language change, because city code does not define what a “story” is, so determining what a “half story” is from code is not possible. Comprehensive Plan: Policies and Programs The approval of the proposed ZAT would enable the City to continue to meet the community’s policies and programs for assisted and lifecycle housing needs within Stillwater. Comprehensive Plan: Density The RA zoning district has been identified as having a maximum density of 4.4 units per acre. But, with a Special Use Permit process, it would not have to be limited to the density of a standard residential development, as long as the facility can meet the underlying zoning requirements (including, but not limited to, setbacks, height, off-street parking, open space, onsite stormwater treatment, etc. PROPOSED TEXT AMENDMENT Sec. 31-315. – Allowable uses in residential districts
ALLOWABLE USES
ZONING DISTRICTS
A-P LR CTR RA TR CCR RB CR TH CTHR RCL RCM
Senior Care Living Facilities
SUP SUP13 CUP
13 Senior Care Living Facilities in the RA zoning district shall have a minimum property size of 5 acres and a maximum building height of 35’
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ALTERNATIVES, FINDINGS, AND RECOMMENDATION The City Council has the following options available:
1. Approve the first reading of the ordinance amendment with or without the height and property size standards.
2. Deny the first reading of the ordinance amendment. 3. Table consideration for more information.
Staff finds that lifecycle housing options in a greater number of zoning districts is in the public interest, and the general community welfare is furthered by allowing for Senior Living Care Facilities in the RA One-Family Residential zoning district. Staff further finds the proposed zoning text amendment is in general conformance with the principles, policies, and land use designations set forth in the comprehensive plan. Therefore, staff would recommend approval of the first reading. ATTACHMENTS Ordinance Zoning Map 5 Acre RA Zoned Parcels 3 Acre RA Zoned Parcels Site Location Map Applicant Narrative Request
ORDINANCE NO. _______
AN ORDINANCE AMENDING THE STILLWATER CITY CODE CHAPTER 31, ENTITLED ZONING ORDINANCE BY ADDING SENIOR CARE LIVING FACILITIES
TO THE RA ZONING DISTRICT
THE CITY COUNCIL OF THE CITY OF STILLWATER DOES ORDAIN:
1. Amend City Code Section 31-315, Allowable Uses in Residential Districts by adding:
ALLOWABLE USES
ZONING DISTRICTS
A-P LR CTR RA TR CCR RB CR TH CTHR RCL RCM
Senior Care Living Facilities
SUP SUP13 CUP
13 Senior Care Living Facilities in the RA zoning district shall have a minimum property size of 5 acres and a maximum building height of 35’
2. Savings. In all other ways City Code Chapter 31 shall remain in full force and effect.
3. Effective Date. This Ordinance will be in full force and effect from and after its passage
and publication according to law.
Enacted by the City Council of the City of Stillwater this _______ day of May, 2017.
CITY OF STILLWATER
_______________________________ Ted Kozlowski, Mayor
ATTEST:
_______________________________ Diane Ward, City Clerk
