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Gable Pines Seniors Housing Proposal <br />28 March 2011 <br />Page 7 <br />Land Use on the Site and Vicinity <br />The site is presently occupied by a house as well as a parking lot that serves Reell Precision <br />Manufacturing (RPM), which is located to the south of the development site. Two other <br />parcels in this project are undeveloped. <br />The house site (Parcel C) is partially wooded. Parcels A and B, to the east, are more heavily <br />wooded, particularly the most easterly parcel, which includes a grove of mature conifers. All <br />of the trees would be removed from the 4.7 acre seniors housing site during grading for <br />development. <br />Immediately northeast of the site are two houses, both served by County Road E; the westerly <br />of the two is occupied by a tax preparation / appraisal business. East of the site is a <br />neighborhood of single-family houses that are served by English Street. <br />South of the seniors housing development site is a parking lot serving Reell Precision <br />Manufacturing and an undeveloped parcel covered with mature conifers. <br />County Road E is to the north of the site and Judson Road is to the west. North of County <br />Road E there are three rows of mature conifers then houses on large lots in the City of Gem <br />Lake. West of Judson Road is a dental office and a parking lot for an industrial building. <br />Zoning and Comprehensive Plan Designations <br />The Comprehensive Plan designates this site as Office -Business. The western half of the site <br />is zoned Office -Business District and the eastern half is zoned Office District. <br />Proposed Site Development for Gable Pines Seniors Housing <br />Zoning Ordinance Standards: <br />The Vadnais Heights zoning ordinance does not provide standards for seniors housing that <br />can be used to assess this application for a Special Use Permit. Housing for the elderly, <br />especially apartments for assisted living and memory care, should not be reviewed under the <br />same standards applied to typical apartment buildings because of the vastly different traffic <br />generation, parking needs and apartment sizes. <br />Density: <br />Housing Units: 124 <br />Site size: 4.71 acres <br />Net density: 26 units per acre <br />Site Coverage: <br />Building: 21 percent <br />Total impervious: 40 percent <br />Green space: 60 percent <br />Setbacks and Building Height: <br />The building would be set back a minimum of 40 feet from all property lines. The average <br />setback of the southeast wing from the eastern property line would be 85 feet. <br />3824 Huntington Avenue St. Louis Park, Minnesota 55416 <br />952.451.4818 bill@weberplanning.com <br />