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Memo to Planning Commission/P 979-12 January 27, 1998 Page 5 Please refer to the staff report dated December 23, 1997 for further • information. Summary The Planning Commission has four applications to consider this evening: land use plan amendment, zone change, conditional use permit and preliminary plat. There is also a two-part variance applications which will be acted on separately, however has a direct influence on the plan which will be approved. The land use plan amendment and rezoning work together to coincide with the proposed plan submitted by Guardian Angels. With planned unit development the Commission has the discretion to approve the PUD rezoning based upon an acceptable plan. The property is currently zoned R2b which is a two family residential zoning district. Based on the planned unit development, a portion of the property will be changed to accommodate a commercial component. As shown on the proposed development plans, this could possibly be a 43,000 sq. ft. building if the variance to exceed the maximum impervious area is granted. I mention this because the Commission will be addressing the issue regarding the variance of the 25% impervious area which is necessitated in a great deal by the commercial development. If the Commission sees that the commercial component of the PUD demands too great of a variance from the Shoreland • Ordinance, the planned unit development can be adjusted to reduce the amount of commercial. Other than this issue, staff believes the request to a planned unit development is the best zoning option, given the makeup of the project with or without a commercial component. As far as the conditional use permit and preliminary plat requests, these two applications will be used to approve the plans for the planned unit development as well as the platting of the property which will be consistent with the building configurations and the lot layout. The conditional use permit will specifically approve the overall concept plan and at the request of Guardian Angels, approve their first phase which are the townhomes and 60 units of assisted living. The additional 20 units of assisted living and any commercial component will require a conditional use permit at a later date. Recommendation A. Recommend approval of the Land Use Plan Amendment from MR (Medium Density Residential) and HR (High Density Residential) and HB (Highway Business) based on the following findings: • f:\shrdoc\planning\pc\p97-12x4.doc