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Planning Commission Meeting Minutes – Wednesday, April 06, 2011 Page 14 Cleveland Avenue N (and a portion of cooperative development known as Outlot A) into 661 an 80-unit, 3-story, assisted-living facility; and provided a background of the request, as 662 detailed in the Request for Planning Commission Action dated April 6, 2011. 663 Mr. Paschke noted that the original project had received positive comments and support 664 by both the Planning Commission and City Council; and clarified that it was the charge 665 and focus of the Planning Commission tonight to determine if higher density zoning was 666 appropriate to this project and in this neighborhood. Mr. Paschke noted that there were 667 no conditions applied to rezoning; and that the only modifications to the project from 668 originally proposed was a slight density reduction in the number of units and reduction of 669 the number of stories from four to three as originally proposed in the General Concept 670 Plan. 671 Mr. Paschke reviewed the proposed action related to the Preliminary Plat, and its initial 672 PUD for a senior cooperative and subsequent analysis, related to dedications, 673 easements, grading, drainage, landscaping and other site improvements similar to when 674 the Concept Plan was originally presented and supported. Mr. Paschke advised that staff 675 had reviewed it as a full project, and that it had always been intended for a two-phase 676 development; and that staff remained supportive of the plat. 677 Staff recommended approval of the requests, as detailed in Section 7 of the staff report 678 dated April 6, 2011. 679 Discussion among Commissioners and staff included location of the pathway feature, 680 rights-of-way, lot lines and required easements for the project; and potential removal of 681 some landscaping and trail to facilitate construction of the second phase, while still 682 needing to meet landscaping and tree preservation/replacement requirements; zoning of 683 the Cleveland properties, and park and wetland properties. 684 Commissioners noted the address correction for the proposed motion in Section 8.1 of 685 the report. 686 Applicant Representative, Alex Hall with United Properties 687 Mr. Hall updated the Planning Commission on progress on site to-date; 35 of 48 units 688 sold in the Cooperative building (Phase I) to-date; anticipated construction completion on 689 that phase by September 1, 2011; and the strong attraction for and requests of those 690 residents to have the option of an assisted living facility on the same site to 691 accommodate future needs. Mr. Hall noted that United Properties did not typically 692 manage or operate assisted living facilities, and was currently negotiating with Ebenezer 693 Homes as a proposed partner for staffing and managing the facility. Mr. Hall noted that 694 the existing single-family homes to be replaced could be classified as blighted properties, 695 with one already abandoned. 696 Discussion with Mr. Hall, staff and Commissioners included occupancy targets and 697 projections based on demand studies recently updated by Maxfield Research and 698 ongoing demands for this type of facility; extension of lease up from 18 to 24 months; 699 existing 80 homes assisted living, with 24 memory care units; Ebenezer’s model for 700 majority private pay units, with some having elderly waivers for Medicare. 701 Additional discussion included the City’s recently-adopted tree preservation and 702 landscaping plans in place for this project and consistent with Code. 703 Chair Boerigter closed the Public Hearing at 8:16 p.m., with no one appearing to speak 704 for or against. 705