07-17-2017 Planning Commission Packet

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yt Date Application Received: 6/27/17 Date Application Considered as Complete: 6/27/17 60-Day Review Period Expires: 10/27/17* To: Chair Thiesse and Planning Commission Members y G. From: Jeremy Barnhart,Community Development Director -ktsu Date: July 17, 2017 Subject: #17-3948 Apex Holdings LLC(Sanjeev Mangalick)—2635 Kelley Parkway - Comprehensive Plan Amendment(17-3957) - Rezoning/Preliminary master plan(17-3958) - Plat(17-3956) - Conditional Use Permit(17-3948) *The review timeline has been extended to 120 days. Zoning District: RR-1B PUD (Guided for Office Use in 2008-2030 CMP) Proposed Use: Senior Housing—Continuum of Care Retirement Community Property Area: 151,234 s.f. (3.47 ac.) Application Summary: The applicant proposes a new 70-unit, 2-story residential facility including 24 independent living, 24 assisted living, and 22 memory care units. The property is served by municipal sewer and water. Access will be from Kelley Parkway. The proposed plan would require rezoning to RPUD and an amendment of the comprehensive plan,converting from commercial use to residential use. Those applications have been received. Development of the property also requires re-platting from an Outlot to a Lot per the provisions of the Stonebay PUD No.4 Agreement. Staff Recommendation: Staff supports the amendment of the Comprehensive Plan to High Density Residential, Rezoning to RPUD, approval of concept master plan, approval of the Preliminary Plat,and approval of a Conditional Use Permit as presented,subject to the following conditions: 1. Metropolitan Council Approval of the Comprehensive Plan Amendment. 2. Approval of the final Master Plan 3.Additional Easements to protect existing water and storm sewer infrastructure. 4. Approval of waivers are described. 5. The drive around the building shall be at least 20 feet wide. 6. An 8' bituminous trail shall be provided along the southern property line. Background This project was reviewed as a sketch plan last summer,case number 16-3854. The property under review is Stonebay Outlot D,which is directly across Kelley Parkway from the Stonebay Lofts,at the west end of the long stormwater pond. The property is governed as part of the Stonebay Master Development, and is guided and planned for Commercial Office use. The site has remained vacant since Stonebay was initially developed in 2003, and there have been no past proposals for the property. Absent any apparent market desire for office uses in this area,coupled with the clear directives of the Orono Community Management Plan(CMP)that retail uses should not extend west of Willow Drive,the proposed senior housing use may be a reasonable alternative. It also has the potential to assist in meeting residential urban density goals in order to allow continued development of Orono's sewered lakeshore areas as desired.