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Mounds View Planning Commission July 21, 2010 Regular Meeting Page 2 ____________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. MU2010-001: Consideration of a PUD, Development Review and Major Subdivision for the Coventry Senior Living Development at 2320 & 2340 County Highway 10 and 5260 O’Connell Drive. Applicant: Coventry Senior Living Planning Associate Heller stated Coventry Senior Living, represented by Greg Johnson, has submitted a planning application for a 95-unit senior housing development on three lots at 2340 County Highway 10 and the two adjacent vacant lots to the southwest. The developer/applicant has purchase agreements to buy the properties. This proposal involves three planning actions: rezone three properties from B-3, Highway Business and R-1 Single Family to Planned Unit Development (PUD); a major subdivision to combine three lots into one parcel (2-steps; preliminary plat and final plat), and a development review of the overall site plan. Vice Chair Miller asked if the development review could happen before the rezoning has been completed. Planning Associate Heller stated it could happen before the rezoning is completed since rezoning is a 2-step process. Typically, the second reading and adoption of the rezoning ordinance for a development would not happen until the final plat also is ready to be approved. By doing that, the properties are not actually rezoned until the applicant has completed all the steps in the development process, and the City is fairly certain that the project will occur. Planning Associate Heller stated the first issue to consider is the rezoning. The entire block that includes the three lots proposed for redevelopment are designated in the future land use plan in the 2008 Comprehensive Plan as Mixed-Use PUD. The City anticipates that this redevelopment area could include higher density housing and commercial land uses. The proposed senior housing project would be consistent with the Comprehensive Plan. She added there are a variety of land uses already in this area – commercial, multi-family and single-family. The Planning Commission also must consider possible depreciation to neighboring properties because of the rezoning. Determining possible depreciation is difficult but the quality of life for the neighborhood should also be taken into consideration. The property tax value of this site would increase from $819,000 to over $12 million if the project were built. The applicant has indicated that market studies have shown a need for this type of senior housing in Mounds View. Currently, the only type of senior housing in the City is independent living. Planning Associate Heller stated for the development review discussion it is a 95-unit, three- story building with an underground garage on 2.18 acres. The developer held a neighborhood meeting in March and after hearing traffic concerns from the neighbors, turned the building