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Mounds View Planning Commission August 6, 2008 Regular Meeting Page 4 ________________________________________________________________________ the building under current code is 112 stalls and the applicant is proposing 85 stalls. The applicant is increasing the number of required underground parking but falls below the City requirement for the above ground parking. The required parking may be excessive because most of the residents do not have vehicles. She stated current city code allows for a two-foot encroachment by a roof into the setback. The building has a hipped roof design and to keep the scale of the roof lines in line with the size of the building, the roof overhang on the east and west sides of the north wing of the building encroach an additional two feet into the required building setback. Also, a 40 foot section of the building on the west side of the north wing encroaches four and six feet into the building setback. Planning Associate Heller stated city code requires any new development project that is larger than a one or two family dwelling units obtain approval of a development review. She indicated most of the issues for a development review have already been talked about with the other requests. She stated the entire building will have fire protection with sprinklers. She stated the building design has a strong residential feel to fit in to the neighborhood. She stated during the winter the snow must either be stored on site in such a way that it does not affect adjoining property owners or reduce the amount of parking on site, or it will need to be removed. Ms. Heller also stated the applicant has submitted a landscape plan that the city forester has reviewed and approved. The applicant plans to leave several of the mature trees on the lot. She stated the development is permitted to have a maximum 32 square feet of ground monument signage plus an additional 64 square feet of building mounted signage. She indicated the lighting plan meets city code requirements. She stated the applicant has made application with the Rice Creek Watershed District. She stated the developer will be required to pay a Highway 10 trail fee and a park dedication fee. She stated the meeting was not a public hearing, but that letters were mailed to neighbors within 350 feet of the project site. Commissioner Miller questioned the garbage pickup. Planning Associate Heller stated there will be a garbage dumpster in the underground garage and one dumpster in the back of the building near the kitchen. She stated the applicant would come before the commission to address any questions. Joel Larson, Select Senior Living, stated that amount of parking is typically not an issue. At another similar development, there are usually four to five cars underground and 20 cars above ground on a busy visiting night. The 85 parking spots should be more than adequate parking based on his experience from their other senior housing facilities. He stated the memory care residents don’t drive, the assisted living residents almost never drive, and the independent living residents typically have one vehicle per unit. He stated the smaller unit size is because the facility has a large dining area, salon, library, media center and other living areas. The four foot overhang is to make the building look better, but they can reduce it to only a two foot overhang if necessary. Commission Walsh-Kaczmarek asked about using more pervious surfaces instead of impervious for the parking areas.