Commission backs rezoning, conditional use and height variance for 141-unit Southshore Senior Living project

The Detroit Lakes Planning Commission voted to approve a package of land-use actions for a proposed 141-unit Southshore Senior Living campus at 565 Southshore Drive, including rezoning the 11.76-acre site from R2 to R4, granting a conditional-use permit for a planned unit development and approving a variance to allow two westerly buildings to reach 44 feet 5 inches.

City planning staff presented the project as a mixed senior-living campus with 72 active-living units, 18 independent-living units, 29 assisted-living units and 22 memory-care units. Staff said the proposal meets density rules, will provide parking primarily under or within garages and will require permits from state and local agencies for stormwater, mitigation for impervious surface coverage and standard building-code approvals. Staff characterized the project as roughly a $40 million investment in Detroit Lakes.

Neighbors offered both support and questions. Jay Hansen, who said he lives nearby, urged the commission to approve the project: "We love old people and we are encouraging you to pass the…change zoning and approve the variance and bring it out to our neighborhood. It'll be a good fit," Hansen said.

An opponent letter from Ecumen was noted by staff; the four-page submittal objected to the project’s scale and potential impacts, and staff circulated the letter to commissioners for review.

Architect Mike Coun, representing the developer, presented parking calculations and site responses: "That puts us at 177 total parking stalls and then we just at this point designed to that and we exceeded it and we're at 178 design stalls…123 that are under the building or housed within garages," Coun said. He also told the commission driveway alignment and minor adjustments to the plan could mitigate headlight and view impacts for neighboring properties.

Todd Willett of Ebenezer Senior Living described the difference between active adult, independent living and assisted-care models and explained the campus model can allow residents to remain as needs change. Commissioners pressed staff on whether the R4 zoning was appropriate (rather than RM) and on the building-height figures; staff and the developer confirmed the intended variance is for 44 feet 5 inches and that a 60-foot figure in the application was an error.

Following discussion, the commission adopted three separate motions — to approve rezoning to R4, to approve the conditional-use permit with staff findings and conditions, and to approve the height variance — each carried by voice vote. Staff said the item will proceed to the community development committee and then to city council for two readings before final action.