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Select Senior Living Staff Report August 6, 2008 Page 8 g. The proposed variance will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. The requested variances would not result in any of the above-cited adverse effects. 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 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 applicant has applied for a variance to allow for 27 less parking spaces than the codes requires. 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 applied for to allow a two foot roof overhang encroachment into the 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 parking area has an extension from the parking 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-story 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 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.