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Select Senior Living Staff Report August 25, 2008 Page 5 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. Parking: The parking requirements for this project are twofold: the independent living units will follow the multiple-family requirement of 2 ½ stalls per unit, with 1 stall being covered parking; and the assisted living and memory care units will require 1 stall for every 3 beds, plus 1 staff for every staff member on the largest shift. The Planning Commission has approved a variance to allow for 27 less parking spaces than the codes requires, and allow for an additional 9 stalls off of Groveland Road to be shown as “proof of parking” rather than be constructed. This would allow the space to be left as green space now, but if the city should determine later that these parking spaces are needed, the developer would be required to construct them. The applicant is confident that the proposed parking is an amount that they feel is more than adequate for the needs of their residents, staff and visitors. Setbacks: The proposed development meets the required building setbacks of 30 feet for the front yard, 40 feet for side yards, and 50 feet for the rear. All parking areas meet the required five foot setbacks. A variance was approved to allow a two foot roof overhang encroachment and the small section of the structure that goes four and six feet into the building setback. Access and fire prevention: There is access in and out of the development both onto County Highway 10 and Groveland Road, although the primary access will be onto County Highway 10. There are no public or private roads in this development. The rear driveway area has an extension towards the building in order to meet fire access requirements. This 20 foot access drive width is acceptable to the Fire Marshall, and there is one existing fire hydrant located on the site. Sprinkler systems are required for the entire building per state code. Building Design and Materials: The plans indicate that the building will be three-stories 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 main front entrance which faces County Highway 10 has a circular drive and a dramatic design with curving stone turrets on either side of the front door. The applicant noted the Planning Commission’s earlier comments about the look of the building and took care to design the building with a strong residential feel. It features design elements such as balconies and varying roof lines that break up the large building so it would appear so imposing.