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Select Senior Living Staff Report August 25, 2008 Page 2 Presently: The development site has an area of 2.38 acres, is located on County Road 10 and Groveland Road and currently has mixed zoning designations. The property at 2865 County Highway 10 is zoned R-O, Residential/Office and is currently being used as a single family home. 7980 and 8020 Groveland Road are both currently zoned R-1, Single Family Residential with a house on each lot. Select Senior Living is requesting a rezoning of the identified parcels to an R-4, High Density Residential designation. The R-4 zoning designation would permit single family dwellings, twinhomes and townhomes up to 8 units. Senior congregate housing, schools, churches, day care centers and other multiple family developments require City Council approval of a conditional use permit (CUP) in an R-4 district. Rezoning Criteria: Chapter 1125 of the Mounds View Zoning Code addresses rezoning requests. The procedure and conditions of approval are the same as for conditional use permits, which means the Planning Commission and City Council are to consider possible and potential adverse effects of the requested rezoning. The Planning Commission shall make a finding of fact and make a recommendation to the City Council based upon the review of potential adverse effects and the findings of fact. Relationship to the Comprehensive Plan According to the Comprehensive Plan, the city has designated the site as a mixed-use planned unit development. This is defined as land containing a building or buildings with significant amounts of residential uses in combination with commercial and/or office uses. Sites with this designation could be developed as planned unit developments (PUDs) to allow flexibility, but not all development areas will meet the minimum size criteria. As I noted above, this is the case with this proposal. One of the key components of the Comprehensive Plan, the Housing Element, is geared toward maintaining and improving the quality and diversity of the existing housing stock and providing infill housing opportunities where both possible and practical. The proposed rezoning would help promote a greater diversity of housing choices in the city, as it would help allow the applicant’s requested senior housing development proposal. Geographical Area The subject area proposed for redevelopment currently consists of three single family homes, (one formerly also operated a trailer hitch business on the property). Adjacent to the west and north are two vacant parcels zoned B-3 and R-1, which are also expected to be redeveloped. The properties to the northeast of the subject parcels are zoned R-1, single family residential, and are developed as such. Properties on County Highway 10 tend to be developed to a greater intensity, whether commercial or residential, than in other parts of the city. Directly east of the project area across Groveland Road is Steve’s Appliance, zoned B-3, and south of the project area across County Highway 10 are two townhome developments. Depreciation The question of depreciation is a difficult one to answer with any quantifiable certainty. Most studies that examine property value impacts of development generally find little correlation between a well designed and constructed project and subsequent property values. While property values may not depreciate as a result of the development, one can argue that quality of life for the existing residents that would be adjacent to the project could be negatively impacted. From the Select Senior Living Staff Report