Site Information
Applicant: Benedictine Health System
Property Owner: D.R. Horton, Inc. - Minnesota
Location: South of Hwy. 169, west of Marystown Rd., south of 17th Avenue
Current Zoning: Medium Density (R-2) Zone

Adjacent Zoning: North: Medium Density (R-2) Zone
South: Urban Residential (R-1B) Zone
East: Urban Residential (R-1B) Zone
West: Medium Density (R-2) Zone
Comp. Plan: Medium Density Residential
Lot Size: 12.083 Acres

Introduction
Benedictine Health System has made application to Rezone property to R-4 and Reguide property to High Density Residential. The subject property is approximately 12.083 acres, and is located west of Marystown Rd. and south of 17th Avenue.

Attached to this report is the applicant’s concept plan for this development, which conceptually shows 145 independent living, 40 brownstones, 68 assisted living and 24 memory care units (277 total units). The R-4 zoning district was adopted by the City Council in December of 2015, which would allow (with a density allowance) 14-28 units/acre. The proposed density of this project is 22.93 units/acre. The Applicant will be submitting at a later date a PUD amendment along with a Preliminary Plat.  At this time they are just requesting the reguide and rezone so that they can move forward with final design plans and to prepare the PUD Amendment. 

Staff, the applicant and outside agencies have spent considerable time reviewing and discussing this submittal, and staff anticipates the resubmittal of revised plans in the near future that address a number of the design topics that have been discussed. Staff has visited a similar project constructed in Apple Valley and believes this type of development will provide another option for those seeking senior housing with progressive services. 

This location is ideal for this type of use since their is a grocery store within a mile.  The Applicant provides transportation to those types of retail and to services such as medical appointments.

The Applicant will be able to meet the parking requirements through the use of underground parking for residents that are still able to drive and also for staff.  They have also proposed access for delivery trucks for move ins and move outs and for food and supply deliveries. 

Considerations
The City Council may grant a zoning ordinance amendment when it finds that one or more of the following criteria exists:

1. The original zoning ordinance is in error.
2. Significant changes in goals in community goals and policies have taken place.
3. Significant changes in city-wide or neighborhood development patterns have occurred.
4. The comprehensive plan requires another provision.

Staff believes revising the zoning for this property meets more than one of the criteria. As part of the West End Study review, planning staff, the city's consultant, and the City Council all found that city-wide goals have changed since the last comprehensive plan.