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Item 05B <br />Page 2 <br /> <br />Zoning The properties are zoned B-3 Highway Business, and are within <br />the County Road 10 Corridor Overlay District. <br /> <br />A Zoning Map Amendment is needed to rezone the properties <br />from B-3 to PUD. <br /> <br />Use The property will be used for multi-family residential (127 units <br />planned). Multi-Family Residential is a permitted use with the <br />PUD district.2 <br /> <br />Lot Size As a Residential PUD, the minimum lot size is 3-acres (4.25 acres <br />existing, including Greenfield Ave ROW). <br /> <br />Density As a PUD, density is at the discretion of the City Council.3 <br /> <br />Architecture A minimum of 50% of all exterior wall finishes must be brick, <br />stone, glass, stucco, or similar materials. The Sketch Plan does <br />not detail building materials. The developer has stated that the <br />architecture will be similar to the adjacent Bel Rae Senior Living <br />building. <br /> <br />The building will be three stories above a parking garage. The <br />garage will be partially below grade, depending on the water table. <br />As a PUD, building height is up to the discretion of the City <br />Council. <br /> <br />Each unit will have a balcony. A common patio/deck is shown on <br />the north side of the building. <br /> <br />Staff Comments: <br /> <br />North: Common patio/deck should be an architectural “feature” <br />(front door) viewed from eastbound Mounds View Blvd., <br />OR located on the NW corner of the building where there is <br />more space. <br />East: <br />South: More pronounced building entrance/feature, e.g. large <br />suspended balcony over entrance. <br />West: Q: Are walk-up units an option on the first floor (units with <br />exterior access), e.g. yard is graded up, with individual <br />stairs/patios (brownstone)? The intent is to integrate the <br />building more with the single-family neighborhood. <br /> <br /> <br /> <br /> <br />2 City Code, Section 1119.02 (Permitted Uses) <br />3 City Code, Section 1120.02, Subd 6 (Density). NOTE: this conflicts with Section 1120.03, Subd 1(e), which allows a <br />10% density bonus, e.g. 3.8 acre site (excludes ROW) is allowed 66-units + 10% (72-units max). One unit per <br />2,500 sq ft lot area is the base density for multi-family residential. As the City Code is updated (amended), this <br />conflict will be addressed.