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ARDEN HILLS PLANNING COMMISSION – May 4, 2011 5 A. Planning Case 11-007; PUD Concept Review Discussion; Select Senior Living; 1201 County Road E. – Not a Public Hearing City Planner Beekman stated Select Senior Living is requesting a concept review of a possible Planned Unit Development (PUD) and Zoning Code Amendment at 1201 County Road E. The applicants are proposing to re-purpose the former Holiday Inn property into a mixed senior living use. They are requesting feedback from the Planning Commission on their concept in order to determine the interest in moving forward with a formal application. She provided additional background information on the proposal and the property. City Planner Beekman stated based on preliminary discussions with the developer and property owner, as well as review of the submitted documents, Staff has the following observations related to the proposed use of the site as a senior housing facility: 1. High density residential has been identified as an appropriate use in the B2 District, and this project would qualify as such; however, the activity generated on this site would certainly be less as an assisted-living facility versus other types of residential. 2. While reuse of the existing building may not be considered ideal in terms of carrying out the goals of the Guiding Plan, based on the two proposals the City has had to-date it seems that the private market is not finding it feasible to demolish and rebuild at this time. 3. The removal of much of the impervious surface and the “greening up” of the parcel could have a significant impact on the aesthetics of the property. 4. This proposal offers an opportunity to implement the streetscape improvements along this portion of County Road E that are called for in the Guiding Plan. 5. The subdivision of the parcel into two lots allows for a greater intensity of use and an opportunity to implement many of the goals of the Guiding Plan, on what has been identified as one of the most important corners in the City. However, the vehicles access into and out of the corner parcel would need to be looked at closely to ensure that it would work. The number of vehicle trips that would be generated on the corner remains unknown until a future use is identified; however, conditions of approval could include a stipulation that a future use should not exceed the capacity of the driveway. 6. The exterior building improvements would need to meet the design standards for the B2 District. The City should ensure that the improvements were significant enough to make a strong visual impact on the building. Chair Larson opened the floor to Commissioner comments Mr. Joel Larson, Select Senior Living addressed the Planning Commission regarding the proposed development. He explained the number of rooms that will be incorporated into the building for memory care, independent care, and assisted living. He also explained the proposed updates to the exterior of the building and the interior rooms. All employee parking and deliveries would be in the back of the building. There would be new landscaping installed including a pond, trails around the facility gazebos, and improved green space where the current outdoor patio area is for the restaurant. Some of the rooms will be split between two rooms in order to expand the size of the living area, there will be updated bathrooms and kitchenette cabinets installed in the rooms. The outside of the