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January 19, 2021 Page 2 Staff believes that the flexibility requested under the PUD is appropriate, given the objectives of the Comprehensive Plan and the related improvements and amenities proposed as part of the project. Staff is recommending approval of the Preliminary Plan stage of the PUD Amendment for St. Anthony Village Senior Housing at 2501 Lowry Avenue NE, with a series of conditions as noted in the summary section below. GENERAL INFORMATION Applicant: Robert Wall – Development 65, LLC Owner: The Village, LLC Location: 2501 Lowry Avenue NE Existing Land Use Vacant (former manufactured home park) Zoning: R-1, Single Family Residential Surrounding Land North: R-1, Single Family Residential Use / Zoning: East: R-1, Manufactured Home Park (under development) South: C, Commercial (Bank/Office Building) West: Mixed Residential (City of Minneapolis) Deadline for Agency Application Complete Date: December 17, 2020 Action: 60 Days: February 15, 2021 Letter Sent: NA 120 Days: April 16, 2021 1. Background The applicant is proposing to redevelop a 4.25 acre portion of the former Urban Grove manufactured home park property with a senior-living multiple family residential project of up to 155 dwelling units. The property was recently approved by City Council for subdivision from the larger Urban Grove property. The development parcels in question are shown on the zoning map below. The unit count is variably identified as 153, 154, or 155 units in the submittals – the applicant should finalize the unit count as a part of the public hearing process. The project is proposed to be developed in a single phase. The project had undergone a Concept PUD review with the City Council and Planning Commission in January of 2020, at the time, a 125 unit project. Upon the withdrawal of the developer from the potential housing project on the Bremer Bank site to the south, the applicant has redesigned the proposal to add nearly 30 additional units, but on essentially the same property. The facility is proposed to include, initially, 89 independent living units, 42 assisted living units, and 24 memory care units – as shown on the floor-by-floor plans submitted with the application, a total of 155 units. As noted, other narrative material refers to 153 or 154 units. In staff’s experience, it is not uncommon that these facilities shift between assisted and independent living status, based on the needs of the individual tenants. 34