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<br />Select Senior Living Staff Report <br />August 25, 2008 <br />Page 4 <br /> <br /> <br />Easements: <br />The standard city required easements along the property lines are included on the site plan and <br />will be dedicated by plat. <br /> <br />Major Subdivision Summary: <br /> <br />The preliminary plat and title commitments are going through a legal review by the City Attorney. <br />The park dedication fees and County Highway trail contribution amount will be required before the <br />City signs the final plat for recording with Ramsey County. This major subdivision request meets <br />City Code requirements. <br /> <br />CONDITIONAL USE PERMIT DISCUSSION: <br /> <br />A CUP is required in order for a nursing home or other senior congregate housing to be allowed in <br />an R-4 zoning district. Chapter 1125 of the Zoning Code requires that the Planning Commission <br />and City Council review and address any potential adverse effects of such a request including, but <br />not limited to, relationship with the Comprehensive Plan, geographical area involved, the character <br />of the surrounding area, potential depreciation, and the demonstrated need for such a use. Each <br />of these potential adverse effects is listed below. <br /> <br />Relationship with the Comprehensive Plan <br />The Comprehensive Plan Future Land Use Map designates the block on the north side of County <br />Road 10, between Spring Lake Road and Groveland Road as Mixed Use Planned Unit <br />Development, intending for a combination of housing and commercial uses. The proposed <br />development would be consistent with that designation and also with the residential goals and <br />policies as articulated in the Land Use element of the Comprehensive Plan. <br /> <br />Character of the Surrounding Area <br />The project area is located on County Highway 10, the City’s primary commercial corridor. Within <br />two blocks of the site, one can find a variety of commercial and residential uses. The residential <br />uses include single family residential, owner-occupied townhomes and multi-family rental <br />dwellings. There are three adjacent lots to the site that are also anticipated to be redeveloped. <br /> <br />Depreciation <br />This new development would substantially increase the value of the subject property. The <br />question of depreciation will be more about the quality of life for the existing residents that would <br />be adjacent to the project. <br /> <br />The Demonstrated Need for Such a Use <br />The applicant feels this type of housing is in demand in Mounds View and would be a positive <br />addition to the City’s housing stock.