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• Arthur Shuster/Richard WebSE, Case No. 1829 Page 2 Being a relatively new approach, it would be helpful if members of the Planning Commission and Council could go to view the facility on Highway 7, northwesterly of the City of Hopkins. 5. Before any rezoning action, an amendment to the Comprehensive Plan changing the designated land use from low density residential to high density residential would be necessary. Though this has been considered a possibility for a long time, official action for this change was not considered appropriate until such time as the appropriate proposal was submitted. The intent was not to recommend the parcel as a typical multi -family housing site, which is traditionally regarded as an anathema by single-family home owners surrounding suburban lakes. A neighborhood meeting was held with residents in the area on March 15th, at which time we understand the development proposal was well received. 6. The rezoning is proposed to be changed from R-1 to R-3A. That zone requires 2,000 square feet of land per one bedroom unit and 2,800 square feet of land per two bedroom unit or more. The Alderly homestead concept groups four rooms with bath connected to a c )mmon lounge area. If this is considered a single unit, there are 20 such units in the structure. At 2,800 square feet per unit this produces a land area requirement of 56,000 square feet. The site contains 1.97 acres which equals 85,900 feet. Obviously, analyzed this way, there is more than adequate land for the development. 7. Each of the rooms has a small kitchen counter, therefore, it could be construed to be a separate unit. On this basis, the requirement would be 2,000 square feet times 68 units, or 136,000 square feet, producing a variance of 50,100 square feet. As you know, all of the senior citizen projects in Roseville (there are four) were built with variances to the density requirements from that required for a typical apartment complex. Each unit you will note is only 380 square feet (plus the shared lounge space). Therefore, the scale is much smaller than that on a typical apartment: development. This, of course, is normal in the senior citizens housing market. 8. The R-3A District for an apartment development, whether it is rental or condo, requires 2 parking spaces per unit, one of which is required to be in a garage. The proposal is to provide 40 parking spaces for staff and some residents who may have a car. In the case of the Elder Homestead project in Minnetonka, none of the residents drive cars. All of the elderly projects have variances to the parking requirement. These variances range from .25 to .5 of the normal requirements On the basis of 20 units, the 40 spaces proposed would meet the requirements of 2 spaces per unit. On the basis of 68 units, the 40 spaces represent .29 of the 136 theoretically required. This ratio is fairly typical for this type of development. For purposes of this facility, perhaps the experience in Minnetonka is the best indication. Members of the Planning Commission and Council may wish to question the applicants regarding that experience and the extent to which it is varied in the Roseville proposal. 9. As indicated in the applicants written text, they presented the development proposal to the Grass Lake Water Management Board in January of 1988. They recommended approval with a set of conditions.