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Coventry Senior Living Staff Report <br />April 5, 2010 <br />Page 2 <br /> <br />Relationship to the Comprehensive Plan <br />According to the Comprehensive Plan, the city has designated the area as Mixed-Use PUD, <br />planned unit development. This is defined as land containing a building or buildings with <br />significant amounts of residential uses in combination with commercial and/or office uses. By <br />using the Mixed-Use PUD designation in the Comprehensive Plan, the City has more options <br />for the allowed uses. Sites with this designation could be developed as planned unit <br />developments (PUD) to allow flexibility if the project meets the PUD criteria. An important <br />component of the Comprehensive Plan, the Housing Element, has goals and policies toward <br />maintaining and improving the quality and diversity of the existing housing stock and providing <br />infill-housing opportunities where both possible and practical. The proposed project would help <br />promote a greater diversity of housing choices in the City. <br /> <br />Geographical Area <br />The subject area proposed for this redevelopment now has a car wash and two vacant lots. <br />Adjacent on the northwest end (5284 Greenfield) is a 17-unit apartment building, and the city- <br />owned vacant “Premium Stop” site. The properties to the southwest of the subject parcels are <br />zoned R-1, single family residential, and are developed as such. The City expects the owners <br />of the five single-family homes south of this development site that front County Highway 10 to <br />redevelop their properties in the future. Directly across County Highway 10 is the Saturn of St. <br />Paul auto dealership. County Highway 10 properties tend to be developed with more intense <br />land uses, whether commercial or residential, than in other parts of the city. <br /> <br />Increased Site Density <br />Senior housing development is not typical multi-family housing. Many of the units are much <br />smaller than regular apartments because most of the assisted living and memory care <br />residents live alone and do not need full kitchen facilities or a large amount of living space. <br />Having smaller apartments allows more units in the same sized building. The idea behind <br />these senior housing buildings is for the residents to congregate together and not stay in their <br />apartments. Meals are provided in a separate dining room eliminating the need for much <br />kitchen area in the individual units, and the building would have community activity spaces for <br />the residents to come out of their units and socialize together, or to use if they have guests <br />visiting. <br /> <br />Parking <br />At about 2.2 acres in size, this development meets the City Code size requirements to be a <br />senior housing PUD. The Code has the following set of parking requirements for senior <br />housing: <br /> <br />(a) Independent living = 1 space per unit with half of the spaces enclosed <br />(b) Assisted living = 0.5 spaces per unit <br />(c) Nursing homes and memory care = 1 space for every 4 beds <br />(d) Facility staff = 1 space for every employee on the largest shift <br /> <br />The concept plan submitted by the developer shows a total of 70 parking spaces – 35 open <br />spaces and 35 spaces in the underground garage. Per the City Code, they are required to <br />provide a total of 59 spaces, with at least nine of those spaces covered. The concept site plan <br />(with 70 parking spaces) shows 11 more parking spaces than required by the City Code.