02-22-2011 Planning Commission Packet

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� ., FILE#11-3498 7 February 2011 Page 2 of 10 Most recently Welsh Companies and Ecumen made an application for an assisted living facility which was generally well-received and the City felt that the project would fill a need in the community. The Planning Commission reviewed their application at the June 21, 2010 meeting. On July 12, 2010 the City Council granted Residential Planned Unit Development (RPUD) Concept Plan approval to Welsh Co./Ecumen for their proposed 55-unit assisted living project at 875 Wayzata Boulevard�West. Since that time Kraus-Anderson and Ebenezer have took over the project and wish to pick up where Welsh and Ecumen left off. In January, the new applicant/developer, Kraus-Anderson, made the application to complete the final step, Master Development Plan approval; which also includes rezoning �from RR-1 B to RPUD and a RPUD conditional use permit to allow assisted living. The language in the 2008-2030 Community Management Plan (a.k.a. CMP or Comprehensive Plan) was revised in the most recent CMP update process to allow for the site to be developed at a density of up to 15 units per buildable acre with a maximum structural coverage (footprint) of 30,000 square feet. Including the covered entry, the applicant is proposing a two-story building with a 25,665 square foot (footprint) and a total of 47,891 finished square feet. The building will consist of 63 total units — 33 assisted living; 11 enhanced assisted living; and 19 memory care units. This staff report will outline the requirements for Master Development Plan approval as laid out in the Concept Plan approval resolution and discuss whether or not those requirements have been met by the applicant's proposal. For the Planning Commissions' review the level of detail and information that has been submitted and reviewed is sufficienf. Proiect Analvsis/RPUD Discussion Points The RPUD code provides discus�ion points for the Planning Commission to evaluate applications and provide a basis for recommendations on rezoning applications and approval of RPUD developments. Staff finds that the development is compatible with most or all of the goals within the discussion points. For Planning Commissian's analysis the points are as follows: 1) Compatibility of the proposed plan with the RPUD standards and consistency with the goals, policies, and objectives of the comprehensive plan and surface water management plan; 2) Preservation of the site in its natural state to the greatest extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general character and appearance of neighboring properties; 3) Creation of compatible relationships between buildings and open spaces both on the site and adjacent to it, incorporating natural site features and with existing and future buildings having a visual relationship to the development, giving special attention to: a) An internal sense of order for the buildings and uses on the site and provision of a desirable environment for occupants, visitors and the general community. b) The amount and location of open space and landscaping. c) Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with the adjacent and neighboring structures and uses; and vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number access points to the