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Developer previews 55+ housing concept for 1801 Commerce Boulevard; council raises density, drainage and affordability questions
Summary
Trident presented a high-level concept to add a 72-unit, age-restricted rental building adjacent to Harrison Bay Senior Living at 1801 Commerce Blvd. Councilmembers and neighbors pressed the developer on density (12.8 units/acre), stormwater impacts to Harrison Bay, parking and likely market rents; staff said rezoning, comp-plan and PUD amendments would follow if the council wants to proceed.
Scott O'Brien of Trident introduced a pre-application concept to the Mound City Council on Feb. 24 for a 72-unit, 55-plus rental building on the former Huber Funeral Home site at 1801 Commerce Boulevard. Sarah Smith, the city's planning director, framed the appearance as an informal council introduction required by city development policy and emphasized that no formal application or vote was requested tonight.
O'Brien said the proposed building would mirror the existing Harrison Bay Senior Living facility, add roughly 12.8 dwelling units per acre on the consolidated PUD site, and rely on shared access and parking arrangements with the adjacent campus. "What we're pursuing is a campus expansion that would integrate age restricted housing with our existing assisted living and memory care facilities," he said, describing underground parking, surface stalls and design elements intended to match the existing building.
Neighbors and councilmembers raised multiple concerns during an extended Q&A and public comment. Kathy Siebert, who owns property across Commerce Boulevard, said the illustrated density felt like "doubling the density right across from my driveway" and asked how the project would affect traffic and stormwater runoff into Harrison Bay. Councilmembers likewise asked whether contamination might limit lakeshore access, whether the plan complied with existing zoning, and how the project would address additional demands on emergency services.
Paul Huber, the local funeral-business owner whose property is the subject parcel, said he plans to continue providing services in the city and that Trident offered office space in the proposed project so the business could remain local. Joe Crum, a resident, pressed the developer and council on potential ambulance and fall-response impacts for older residents and on what market rents would be — and whether subsidies or tenant-assistance options would be available.
Sarah Smith told the council the proposal would require multiple land-use steps if it proceeds: a rezoning, a comprehensive-plan amendment, a PUD amendment and conditional-use applications, each with technical review and public notice. O'Brien said Trident typically hires demographers and civil engineers during the next phase and estimated construction costs of about $300,000 per unit (roughly $21.6 million for the proposed 72 units).
Council members expressed mixed views but broadly supported further study rather than an outright rejection. Several members asked for more detailed renderings, drainage calculations, parking counts, and a clearer affordability and occupancy strategy before the project moves to formal planning review. The council did not take any vote on the concept tonight; staff and the developer were asked to return with technical materials if the developer files formal applications.
Next steps: the presentation is a pre-application concept and, if pursued, would move to planning staff for technical review and formal land-use applications with public hearings.
