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interim Ramsey County has set up an email address (ahkrclreads.org) where people can send their comments and preferences regarding the two options. Discussion The purpose of this discussion is to provide feedback and questions to Presbyterian Homes on the concept as they prepare their formal application. A concept review does not bind the City or the applicant to any part of the discussion. However, it is important to provide clear and forthright feedback in order to have a productive conversation and guide the formal application. The Commission is not being asked to vote or form a consensus on the request; however, it is acceptable to share points of view on the proposal. Review Considerations While a formal application has not been submitted, staff has provided Presbyterian Homes with a number of thoughts, suggestions, and potential requirements. The following list is not all- inclusive and may change pending a formal submittal: • The application would include a rezoning of the entire redevelopment area from R-2 to R-4; this would need to be done in order to accommodate the expansion of their independent living units, which are classified within the Code as multiple-family housing, rather than institutional. • The applicants would be requesting a waiver from the Zoning Code for the height of the primary residential care facility building, which would exceed the 35 foot height limit in both the R-2 and R-4 Districts. • The height of the new facility would be 3-4 stories. The trade-off for having a taller building is increased setbacks to the lake, increased pervious surface, better storm- water infiltration, and decreased tree removal. The building, however, will be more visible from the street and likely the surrounding community. The height of the building may have an impact on the character of the neighborhoods. • The applicants will require setback waivers for the triangle portion of the development, which appears to encroach on all sides of the property. Y • Staff recommends the applicants meet with the community as a whole via a community open house prior to the Planning Commission public hearing to gather additional feedback and give residents an opportunity to see the amended plans and ask questions. • The timing of the construction will require the City to issue a certificate of occupancy p Y for the new building prior to the existing building being demolished. This is because existing residents will be moved into the new building from the old building once it is complete, limiting the disruption to their lives. The City will likely require some sort of assurance that the project is completed according to the approved plans. Pp City of Arden Hills Planning Commission Meeting for September 8, 2010 C:I DOCUME—I I MEAGAN—I.BEET LOCALS-1 I Temp I ELF49109-08-10-PC Memo-Presbyterian Homes Concept Review.doc Page 3 of 4