3760 Lexington Ave N - Planned Unit Development Concept - Suite Living Senior Care, Hampton Companies LLC
No formal action is taken on this Planned Unit Development - Concept Stage application.
The applicant, Hampton Companies LLC, has submitted a PUD Concept Plan application for the proposed development of the eastern portion of the property located at 3760 Lexington Avenue North. The subject property currently contains the Shoreview YMCA Recreational Facility, situated on the corner of Lexington Ave and Target Road.
In the spring of 2026, the YMCA listed an approximately sized 4.35 acre eastern undeveloped portion of the property for sale. The YMCA received several development concepts and offers for the property, predominantly high density in nature. Following close engagement and communication with city staff, the YMCA selected a Suite Living Senior Care facility and townhome proposal submitted by Hampton Companies, LLC, based on it's alignment with the 2040 Comprehensive Plan medium density future land use guidance of the underlying property.
Hampton Companies, LLC concept plan application proposes the subdivision of the property for the phased construction of a single-story Suite Living Senior Care facility in the northeastern portion of the property. In addition, 12 townhome units are proposed on the southern portion of the site.
Prior to the submittal of required preliminary plat, rezoning, and PUD development Stage applications, the applicant has chosen to receive feedback of the concept plan from the planning commission, city council, and public through a PUD concept stage application.
The PUD concept stage is an informal review process that provides residents/property owners, planning commission, and city council an opportunity in a public forum to give comments, feedback, and identify issues and concerns to a developer before development plans are prepared for formal consideration. There is no formal action taken by either the planning commission or city council.
Site Description
The property is 10.74 acres in size, and located on the corner of Lexington Avenue North and Target Road. The property contains YMCA Recreational Facilities on the western portion of the property, which were initially constructed in 1974. The eastern portion 5 acres of the property exists as open green space, with wooded portions existing along the northern and south/southeast property lines.
The property is currently zoned within the C1, Retail Service Zoning district. The property is bordered to the north by the Super Target Commercial PUD, and Target Road, which is a public road located within platted right-of-way. The site is bordered to the east by the Island Lake Golf Course, owned by Ramsey County. Island Lake Avenue R1, Detached Residential properties border the site immediately to the south. Houses located along Island Lake Avenue neighborhood largely exist 120-140 feet from the shared property line with the subject property.
The subject properties topography falls from northeast to the south. The northeast portion of the property contains an earthen berm adjacent Target Road at a 956' elevation. The center portion of the site is relatively flat, which then falls to a low elevation of 932' adjacent the southern property line. Single-family homes located along Island Lake Ave are located approximately 8- 12 feet above this low elevation on the subject property.
Project Summary
The submitted concept plan proposes the development of an approximately sized 4.35 acre portion of property. The concept is comprised of a 32-unit single-story Suite Living Facility located to the northeast, adjacent Island Lake Golf Course and Target Road. Within the facility, there are twenty (20) assisted living units, and twelve (12) memory care units proposed.
The concept also outlines the platting and phased development of a southern "Outlot A" portion of property, which includes site stormwater facilities, and development of twelve (12) attached townhome units. The concept townhomes are proposed as three (3) buildings, with four (4) attached units per building. The applicant has not yet decided the size or type of townhome units proposed, or whether they will pursue rental or owner occupied townhouses, but is soliciting feedback from the commission and council through the concept process.
The internal development is proposed to be accessed from Target Road by way of a private drive within the development site.
Planned Unit Development
Development of this site will be reviewed under the planned unit development (PUD) process. The PUD process is used to encourage or provide flexibility, creativity, and innovation in the planning and design of development to achieve a variety of objectives related to the development code and the city’s land use and housing goals.
The PUD concept stage application provides the applicant the opportunity to present a general plan showing the basic intent and nature of the development and the informal review is designed to address the overall appropriateness of a development proposal from the perspective of general land use compatibility. While there is no official public hearing held or formal action taken during the concept level review, it does provide an opportunity for the general public and nearby property owners to provide comments and state concerns. This public input, as well as general comments and issues/concerns identified by the planning commission and city council, are to provide the developer initial feedback to take into consideration when preparing the more detailed development plans for formal consideration. It also provides an open forum in which more specific development issues and potential concerns requiring further information and additional analysis can be identified. No formal action is taken on the concept stage application by either the planning commission or city council.
STAFF REVIEW
The concept plans have been reviewed by staff in accordance with the PUD review criteria, land use and housing goals, and general land use compatibility as outlined in the comprehensive plan. Staff has also identified differences associated with the code and this concept plan that should be considered as the proposal moves to the formal application stages.
Comprehensive Plan Consistency
The Comprehensive Plan designates this property within Policy Development Area (PDA) 16, which incorporates several properties in the immediate area of the YMCA and Island Lake Golf Course. This site has an underlying future land use designation of Medium Density. The medium designation permits medium density residential housing with a dwelling unit density of 4-8 units per acre. The PDA 16 guidance outlines the following items regarding the development of the subject property:
Land Use (Chapter 4) and Housing (Chapter 7) sections of the adopted Comprehensive Plan include goals that address redevelopment and housing. Staff believe the proposed development is in keeping with the following Comprehensive Plan policies and actions as outlined in Chapters 4 and 7 of the plan:
General Land Use Compatibility
Generally, staff believe the proposed concept is in keeping with the PDA 16 and future land use guidance of the property. The proposed mixture of residential land uses addresses a variety of housing types for life-cycle housing. The proposed layout and mixture of housing types transitions density from adjacent single-family housing to the south along Island Lake Ave with the 12 townhome units located on the southern portion of the site to the larger Senior Care Facility located further north on the site.
The proposed transition of housing and building massing could further be enhanced with the townhome unit type pursued with the development. Staff would recommend consideration of single-story, slab on grade townhomes within the development.
Unit Density
In the Residential- Medium land use designation, a density of 4-8 units per acre is permitted. The proposed development area is approximately 4.35 acres in size.
Within the concept, the Suite Living Care Facility is comprised of twenty (20) assisted living units and twelve (12) memory care units. When calculating net density, the Metropolitan Council guidance relies on U.S. Department of Housing and Urban Development (HUD) guidance regarding Senior Care Facility dwelling unit density calculation. Assisted living units, which typically include cooking, living and sanitation facilities are considered dwelling units when calculating net development density. Memory care units are considered "group care quarters" not factored into net density. A group quarter is any living arrangement owned or managed by an entity that provides housing and/or shared services (such as 24-hour medical, custodial, or supervisory care) to residents who are typically unrelated.
As a result, the net density of the proposed development would be calculated as follows:
Staff believes the proposed development density shown within the concept is consistent with medium density guidance of 4- 8 units per acre.
Planned Unit Development Review Criteria
The proposed development needs to satisfy certain objectives in order to be approved through the PUD process. Proposals that do not comply with the minimum standards of this ordinance need to provide a benefit to the city by meeting certain objectives including but not limited to life-cycle housing, sustainable and high quality building design, innovative stormwater management, and transportation demand management.
It is difficult at the concept stage to determine the extent of flexibility that will be needed from the Development Code until detailed plans are developed. It does appear that code flexibility will be needed for this project to move forward. The project has been reviewed in accordance with the R2 Attached Residential Zoning District (Outlot A) and R3, Multi-Dwelling Residential District (Suite Living Senior Care) standards. Based on the conceptual site plan submitted, it appears flexibility from the city’s development standards may be needed for the following:
Access & Traffic
The conceptual site plan identifies an access point off of Target Road, in line with the existing Super Target access point to the north. Access to Target Road is served from Lexington Avenue North with a signalized intersection, which carries traffic predominantly accessing Raising Canes and Super Target retail area.
The property is proposed to have interior access served with a 24 foot wide private drive within the interior of the site. A private drive may be permitted within the development area, in place of a publicly platted road.
Access to the Senior Care Facility is served from the private drive to a central parking and turn around area serving the facility.
Access to the proposed phase of townhomes within Outlot A is served from the private drive, with unit driveways centered on the private drive.
A "hammer-head" turnaround is noted on along the eastern property line adjacent the townhome units and Island Lake Golf Course, intended to serve as a turnaround for Lake Johanna Fire truck turnaround. Further evaluation and review of the turnaround location and dimensions by the Lake Johanna Fire Department is needed.
Parking
The R-2 zoning district requires two off-street parking spaces per (townhome) dwelling unit; one of which must be completely enclosed. The proposed dwelling units are shown to have 2 parking spaces per dwelling unit. The concept plan does not yet identify building plans for the units which note the size of intended garage spaces, however at least one enclosed (garage) space per unit would be required.
In addition, .5 guest parking spaces are required per dwelling unit in the R-2 District. The site plan proposes to construct 5 guest parking to serve the 12 units. One additional guest parking space would be required by code.
The Senior facility proposes 30 total parking spaces. Sec 109-93 requires parking for Rest home/nursing home/institution uses at a rate of one parking space per four beds plus one per employee. The concept plan does not yet identify the number of employees for the facility, however four spaces would be required for the proposed 32 units, allowing for 22 employee spaces. From a concept level, this appears to meet and exceed district parking requirements for the proposed land use.
Stormwater and Natural Resources
The applicant anticipates construction of stormwater management basin within the southwestern portion of the property. Evaluation of a stormwater management plan, and compliance with the City of Shoreview Surface Water Management, and Rice Creek Watershed District requirements would be applicable to the development.
The site is currently wooded a mixture deciduous and coniferous tree's along the northern and southern property lines. Further evaluation of tree removal impacts and development of landscaping plans will be necessary as the project proceeds. Tree removal and replacement requirements as outlined by Development Code Article III- Vegetation and Woodlands would be required of any tree removal on the site. Staff recommends the maintenance of existing tree's located along the perimeter of the property, which may be made more feasible by reduced setbacks within the interior of the site.
Utilities
Water utility service is currently located within the Target Road right-of-way. Extension of city water from Target Road to serve the development would be required.
Sanitary Sewer is not currently located within the Target Road right-of-way. The nearest sewer service is located along Lexington Ave North, which would be required to be extended to the property to serve the development.
AGENCY COMMENT
The proposed concept plan was submitted for review and comment by affected partner agencies and city departments. Full comments attached but below is a summary of the agency comments that were received.
The Lake Johanna Fire Department indicated the need for fire hydrants within the development site, and challenge with internal fire truck circulation. The applicant has added a hammer head turnaround to the concept since the time of this comment, which is under review by the Fire Department.
Ramsey County Public works did not express any concerns or comments regarding the proposed development concept.
Rice Creek Watershed District submitted comments that a permit would be required and it appears a wetland delineation is also required.
PUBLIC COMMENTS
Property owners within 350-feet of the development were notified. At the time of this report, one comment has been received by staff.
The PUD concept stage is the first step in the city’s review process. While optional to the developer, the concept level provides an early opportunity for the public and city to review, identify issues and concerns, and provide guidance to the applicant on possible plan revisions and additional analysis that may be required. If the applicant chooses to move forward with the proposal, formal approvals would be needed from the city, including a rezoning, preliminary plat, and Planned Unit Development - development and final stage applications.
The planning commission is being asked to review the concept plans, provide general feedback, and identify any issues or concerns regarding the proposed uses and the site and building design that should be considered by the developer if they move forward with planed unit development - development stage and other related applications. Comments from the public should also be taken during the review, especially if there are additional issues not previously raised, although an official public hearing would be held at the next review stage. No formal action is taken on this application.