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<br /> <br /> STAFF REPORT <br /> <br /> <br /> <br />TO: Planning Commission Members <br /> <br />FROM: Jessica Jagoe, Associate Planner <br /> <br />DATE: February 9, 2018 <br /> <br />RE: 2736 & 2744 Rice Street – Suite Livings Senior Memory Care – Planned Unit <br />Development, Preliminary Plat, Final Plat, Architectural Review, and Comprehensive <br />Sign Plan <br /> <br />Background and Analysis <br />Suite Living and Hampton Companies are proposing, Suite Living of Little Canada, a 32 unit memory <br />care and assisted living facility on the properties at 2736 and 2744 Rice Street. As you will recall, <br />Cash for Homes LLC had been granted PUD approval for a townhome proposal on this site in <br />November 2016 (Plat approval granted May 2017). In November 2017, Mr. Franzen requested an <br />extension on the PUD approval and processing of the Final Plat due to a number of outstanding items <br />that needed to be resolved from the conditions of the approval. Through discussions with Mr. <br />Franzen, it became evident that there was apprehension as to whether or not he was going to be able to <br />move forward with his project. Since that time, the City’s Economic Development Authority has <br />entered into a purchase agreement for the two sites. Staff has finalized the Conditional Assignment of <br />Rights with the new Developer, Suite Livings. Staff feels it is important to note that the City has <br />reiterated several times to the Developer that they are required to follow the planning/zoning process <br />and we have not given any guarantees of approval during these discussions. <br /> <br />Suite Living of Little Canada is proposing a 20,738 square foot building which will feature 32 private <br />suites which consists of 18 assisted living and 14 memory care units. There are separate amenities <br />such as communal dining, craft room, salon, library/video room, and gathering spaces (i.e. secured <br />patio areas) in both wings of the building. Having amenities in both areas allows the memory care <br />residents to remain in a controlled secured space, but not diminish the quality of care. Suite Living has <br />maintained their objective it to provide a home-like atmosphere. <br /> <br />Land Use <br />The subject site is 1.73 acres and is zoned Planned Unit Development, PUD. The area to the north is <br />also zoned PUD which is a mixed use of commercial and residential. To the south, the Iona Lane <br />properties are zoned R-1, Single Family Residential. The Comprehensive Plan guides the Rice Street <br />and Little Canada Road area towards maintaining a mixed use of redevelopment with a focus on <br />enhancing the commercial viability of this area. Consideration is given to residential where it <br />complements this object through higher expectations in amenities and quality. The underlying base <br />use for the Suite Living proposal would be consistent with the R-3, High Density Residential. As a <br />PUD Development, the zoning ordinance provides that a proposed project can apply flexibility to some <br />standards (based on R-3), but will be evaluated as to whether the overall project results in a higher <br />quality product above and beyond what the base zoning would require.