Planning Report

Date:	September 19, 2000

Case:	PRD00-2 (Amendment), LP00-11

Subject:	Planned Residential Development - Brightondale

Applicant:	SilverCrest Properties Inc.

Request

To hold a public hearing and consider an application for a site plan review and an amendment to a Planned Residential Development (PRD) to construct a 11.9 x 22 foot kitchen addition to the existing Brightondale Senior Housing facility located at 2700 Rice Creek Road.

The following pictures show the area in which the addition will be located:

Proposed Addition Area

Findings

Section 8-010, Site Plan Review

Section 7-010, Planned Residential Development

Past Action

On December 19, 1985, the City Council approved PRD-44 allowing the construction of the 72 unit Brightondale senior housing facility.

On August 6, 1997, the Parks Commission considered the concept plan for the subject development and proposed minor subdivision and recommended approval.

On August 26, 1997, the City Council approved an amendment to the PRD Ordinance to allow the PRD Ordinance to overlay commercial districts adjacent to residential districts, thus permitting residential uses in a commercial district as a PRD, and to allow for a mix of residential and commercial uses.

On October 21, 1997, the Planning Commission considered LP-331, PL-238 and PRD-59, and continued consideration until the November 18th Planning Commission meeting.

On November 5, 1997, the Park and Recreation Commission considered the subject application and recommended approval subject to 30 parking stalls being dedicated on the Senior Coop site for park use, that the Planning Commission and City Council consider additional parking for park use, an access trail be constructed by the owner near the east boundary of the park, that the developer provide for a safe and aesthetically appealing pond, and that a final landscape plan be brought back to the commission for review (See attached minutes).

On November 18, 1997, the Planning Commission held a public hearing and recommended denial of PRD-59, LP-331 and PL-238, based on the proposed density for the Brightondale site being too excessive.

In November, the neighbors met with two members of the City Council and the developer to address issues and propose changes to the original site plan for the Alzheimer's facility.

On November 25, 1997, the City Council continued consideration of the development application to allow the applicant additional time to revise the site plan per public input. The City Council also directed staff to bring the revised plans back to the Planning Commission for additional input.

On January 20, 1998, the Planning Commission considered the amended LP-331, PL-238 & PRD-59, and recommended denial (6-1). The Commission did approve a motion (7-0) encouraging the applicant to resubmit plans for the Senior Coop housing facility as a stand alone proposal.

On February 10, 1998, the applicant withdrew the application for construction of the Alzheimer addition, and submitted plans for the Senior Coop housing facility as a stand alone project.

On April 21, 1998, the Planning Commission considered the amended PRD-60 and LP-337, the Meadow Wood Shores Senior housing facility and recommended approval.

On April 28, 1998, the City Council considered the amended PRD-60 and LP-337, the Meadow Wood Shores Senior housing facility and approved the project.

Site Characteristics

1.	Location:	2700 Rice Creek Road.

2.	Size:	2.3 acres.

3.	Topography:	Flat

4.	Vegetation:	Mature trees

5.	Sensitive Areas:	None

Site History

1.	Past Uses:	Brightondale Senior Housing

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing & Proposed Use:	Senior Housing. The proposal is to expand the kitchen.

2.	Surrounding Land Uses:

North:	Meadow Wood Park

South:	Multiple family residential

East:	Cub Foods - General Business

West:	R-2, Two Family Residential - Single & Two Family Homes.

3.	Building and Parking Setbacks:	No changes are proposed for the existing parking lots, which complies with the PRD Ordinance. The proposed addition will be set over 100 feet back from any property line.

4.	Parking spaces:	The proposed kitchen addition does not require any additional parking space. Currently the site contains 63 stalls including the underground parking space. The code and the approved PRD required 61 stalls, therefore, the parking is in compliance.

5.	Landscaping/Screening:	No changes are proposed from what has originally been reviewed and approved for the overall PUD. As demonstrated below, the area is very well screened with existing mature trees. Staff is concerned however, that the existing trees are not disturbed during construction of the addition. Therefore, the applicant shall provide a plan showing how equipment shall be transported to the construction site. Said plan shall not damage any existing trees along the western property line which provides screening from the adjacent townhomes to the west.

Pictures taken from the location of the proposed addition looking north and west

6.	Impact on Surrounding Land Uses:	The kitchen addition should not have any negative impact on adjacent properties. Due to the mature trees along the west property line as shown above, the addition cannot be seen from the adjacent townhomes to the west. The addition simply creates a larger kitchen facility.

7.	Comp Plan Designation:	Medium Density Residential

8.	Zoning:	R-2, Two Family Residential (PRD)

9.	Density/FAR:	The applicant is proposing no changes to the density of this development. No additional units are being added, the proposal is simply to add additional area to the existing kitchen.

10.	Other Considerations:	None

Public Works

1.	Streets:	NA

2.	Curb Cuts:	No changes proposed.

3.	Utilities:	Existing.

4.	Easements:	NA

5.	Grading/Drainage:	There are no changes proposed to the overall grading plan that has been previously approved for the this project. The proposed addition will be constructed over a small portion of an existing patio area, therefore, there will be no grade change or additional impervious surface added to the site.

6.	Rice Creek Watershed District:	NA

7.	Environmental Concerns:	None

8.	MPCA:	NA

9.	Other Considerations:	None

Building Official

1.	Structure Size:	258 square feet

2.	Structure Height:	9 feet

3.	Exterior Treatment:	Wood siding and rock face foundation of the proposed addition will match the existing building.

4.	UBC Compliance:	Shall be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	Meadow Wood Park to the north

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	NA

2.	Access to Site:	Adequate

3.	Other Considerations:	None

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of PRD00-2, subject to the following conditions:

1.	The applicant shall submit a plan showing how equipment shall be transported to the construction site. Said plan shall demonstrate that no damage will occur to any existing trees along the western property line.

2.	Building materials for the proposed addition shall match the existing building.

Cary K. Teague, City Planner