Discussion:
Site Information
Applicant: Benedictine Health System
Property Owner: D.R. Horton, Inc. - Minnesota
Location: South of Hwy. 169, west of Marystown Rd., south of 17th Avenue
Current Zoning: Medium Density (R-2) Zone
Adjacent Zoning: North: Medium Density (R-2) Zone
South: Urban Residential (R-1B) Zone
East: Urban Residential (R-1B) Zone
West: Medium Density (R-2) Zone
Comp. Plan: Medium Density Residential
Lot Size: 12.083 Acres
Benedictine Health System has made application to Reguide property to High Density Residential. The subject property is approximately 12.083 acres, and is located west of Marystown Rd. and south of 17th Avenue.
The development plan conceptually shows 145 independent living, 40 brownstones, 68 assisted living and 24 memory care units (277 total units). The R-4 zoning district was adopted by the City Council in December of 2015, which would allow (with a density allowance) 14-28 units/acre. The proposed density of this project is 22.93 units/acre. The Applicant will be submitting at a later date a PUD amendment along with a Preliminary Plat. At this time they are just requesting the reguide and rezone so that they can move forward with final design plans and to prepare the PUD Amendment. Council will still have to approve the PUD Amendment at a later date which will set the final density and mixture of unit types and overall final project design.
This is not your typical high density development since it has exclusively a senior population, supportive services and a full meal program. It is similar to the Henderson in Downtown Shakopee but provides more services to residents. Because BHS also owns St. Gertrude's Health & Rehabilitation Center residents that have medical issues or need additional rehabilitative services, will be able to access those facilities and return home after rehabilitation to a facility
that provides the necessary follow-up support. The city does not currently have another land use that this fits into and also by the current zoning code, this use is designated as a residential use.
Staff, the applicant and outside agencies have spent considerable time reviewing and discussing this submittal, and staff anticipates the resubmittal of revised plans in the near future that address a number of the design topics that have been discussed. Staff has visited a similar project constructed in Apple Valley and believes this type of development will provide another option for those seeking senior housing with progressive services.
This location is ideal for this type of use since their is a grocery store within a mile. The Applicant provides transportation to those types of retail and to services such as medical appointments.
The Applicant will be able to meet the parking requirements through the use of underground parking for residents that are still able to drive and also for staff. They have also proposed access for delivery trucks for move ins and move outs and for food and supply deliveries.
Because of the use of this project, there should be no traffic impacts to the area. The site was originally approved for 93 townhomes. Based on Shakopee housing statistics, that would be generate a population of approximately 266 people. The family population would require additional resources including the school district. This proposed use is essentially self contained.
Despite being developed by BHS, the project will pay property taxes and park dedication fees. The Parks and Recreation Advisory Board recommended that at plat that the project pay fees per the current City Fee Schedule and that those funds be used at Windermere for park improvements and/or land acquisition for additional trails and parks.
The Public Works Department has completed its review and offers the following comments at
this time for the applicant and for the planning department:
1. Dedicate drainage and utility easements per requirements set forth in Section 10.1
of the City of Shakopee Design Criteria.
2. This site is subject to storm water treatment, rate control and infiltration
requirements set forth in the City of Shakopee’s Comprehensive Water Resources
Management Plan (CWRMP) and Water Resource Management Ordinance
(Chapter 54).
3. The applicant should plan for a bituminous trail along Marystown Road (County
Road 15).
4. All applicable engineering fees/securities/charges must be paid as set forth in the
City of Shakopee’s most recent Fee Schedule.
5. Approval of the comprehensive plan amendment and rezoning requests does not
constitute approval of the submitted plans.
Recommendation
The Public Works Department recommends approval of the comprehensive plan amendment
and the rezoning requests, subject to the items above being attached as conditions of the
approval.
SPUC
Municipal water service is available subject to our standard terms and conditions. These include, but are not limited to: installing a lateral water main distribution system in accordance with utility policy, paying the associated inspections costs, granting any necessary easements, paying the Trunk Water Charge, and paying the Water Connection Charge.
Underground electric service is available subject to our standard terms and conditions. These include, but are not limited to: entering into an Underground Distribution Agreement, granting any necessary easements, and paying the associated fees.
Street Lighting installation is available subject to our standard terms and conditions. These are contained in the current City of Shakopee Street Lighting Policy. Applicant must pay the associated fees. Applicant should contact Shakopee Public Utilities directly for specific requirements relating to their project.
Applicant should contact and continue to work with Shakopee Public Utilities on the siting of a Shakopee Public Utilities secondary well site adjacent to site or within the Benedictine Health System’s site, including an easement for a raw water supply line to the Shakopee Public Utilities booster station. Shakopee Public Utilities will also require an access easement to the booster station over the subject property’s private drive.
Domestic water service and fire protection from public water system is not available until Shakopee Public Utilities’ Booster Station is operational.