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Coventry Senior Living Staff Report August 9, 2010 Page 3 Demonstrated Need for Such a Use: The applicant wants the City to rezone the properties to allow for senior housing. This type of housing is under-represented in the City’s housing demographic, and is in high demand state-wide. The primary housing option now in the City is single family detached with higher-density rental housing and manufactured homes second and third respectively. There are currently three senior housing buildings in Mounds View, but none offer assisted living or memory care units. The research done by Select Senior Living has shown there is a need for this type of senior housing in the city. The requested rezoning to PUD would not be out of character for the County Highway 10 corridor and would not be inconsistent with the Comprehensive Plan. Most of the commercial and light industrial property along County Highway 10 that is south of this site is zoned PUD. The City has anticipated a mix of housing and commercial / office development in this area. The proposed development that would be permitted via the requested rezoning would increase the market value of the subject area from $819,800 to over $12,000,000. While enhanced market value is desirable, the Council needs to determine if the potential use allowed by the proposed change would be appropriate for the subject area. It is the belief of the applicant that this type of housing is in demand and that it would be a positive addition to the City’s housing stock and to the City as a whole. DEVELOPMENT REVIEW DISCUSSION: Chapter 1006 of the Mounds View City Code requires that any new development project larger than one or two family dwelling units must obtain approval of a development review. The purpose of a development review is to allow the Planning Commission and City Council to evaluate proposed development in terms of its consistency with City Codes and other requirements and to ascertain and mitigate any potential impacts to the adjoining properties and the community as a whole. The Planning Commission makes a recommendation to the City Council, which then acts upon the request. Building Design and Materials: The plans indicate that the building will be three-story with an underground garage. The building elevations show a mix of siding styles with stone and/or brick accents on the exterior of the buildings. The plan has the driveway access and main front entrance facing County Highway 10. The building design is a residential style with a peaked roof line, instead of a flat- roofed, more commercial-looking building. Parking: This development is proposed to be a senior housing PUD, which has its own set of parking requirements: (a) Independent living = 1 space per unit with half of the spaces enclosed (b) Assisted living = 0.5 spaces per unit (c) Nursing homes and memory care = 1 space for every 4 beds (d) Facility staff = 1 space for every employee on the largest shift The proposed parking shown with the concept plan shows a total of 63 parking spaces – 23 open spaces and 40 in the underground garage. Per the City Code, they are required to provide a total of 59 spaces, with 9 of those spaces covered. The preliminary site plan shows 4 more spaces than the total number required by the City Code. There are also 12 “proof of parking” spaces on the south end of the parking lot, by the garage entrance. These spaces were removed in order to allow more green space for pine trees that will be screening for the adjacent home.