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Select Senior Living Staff Report August 6, 2008 Page 4 The development area comprises 110,206 square feet (2.38 acres) with an average per square foot value of $2.92, making the 2008 total land value $321,500. A 10% dedication amount would then be $32,150. The City Council will make the final determination on the fee amounts. Section 1204.02, Subd. 6 of the Mounds View City Code allows the applicant the right to appeal the dedication fee. Easements: The standard city required easements along the property lines are included on the site plans and will be dedicated by plat. Major Subdivision Summary: The preliminary plat and title commitments are going through a legal review by the City Attorney. The park dedication fees and trail contribution amount will be required before the City signs the final plat for recording with Ramsey County. This major subdivision request meets City Code requirements. CONDITIONAL USE PERMIT DISCUSSION: A CUP is required in order for a nursing home or other senior congregate housing to be allowed in an R-4 zoning district. Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects of such a request including, but not limited to, relationship with the Comprehensive Plan, geographical area involved, the character of the surrounding area, potential depreciation, and the demonstrated need for such a use. Each of these potential adverse effects is listed below. Relationship with the Comprehensive Plan The Comprehensive Plan Future Land Use Map designates the block on the north side of County Road 10, between Spring Lake Road and Groveland Road as Mixed Use Planned Unit Development, intending for a combination of housing and commercial uses. The proposed development would be consistent with that designation and also with the residential goals and policies as articulated in the Land Use element of the Comprehensive Plan. The Geographical Area Involved The project area is located on County Road 10, the City’s primary commercial corridor. Within two blocks of the site, one can find a variety of commercial and residential uses. The residential uses include single family residential, owner-occupied townhomes and multi-family rental dwellings. There are three adjacent lots to the north and west of the site that are also anticipated to be redeveloped. Character of the Surrounding Area The project area is located on County Road 10, the City’s primary commercial corridor. Within two blocks of the site, one can find a variety of commercial and residential uses. The residential uses include single family residential, owner-occupied townhomes and multi-family rental dwellings. There are three adjacent lots to the site that are also anticipated to be redeveloped.