12-11-08 Planning Comm. Agenda - Laserfiche WebLink

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November 24, 2008 Page 3 3. Whv would this PUll not injure m• detract front the use of neiQhborin~ property or from the character of the neiahhorhood'? A. The only neighbor to this site is an office condominium project located to the south. The architecture of the offices next door is residential in appearance, which will blend well with the proposed residential architecture and feel of the proposed Comforts of Home building. There is no issue of sun screening or shading of the adjacent office condominiums because of the northerly orientation of the proposed Comforts of Home building. The proposed PUD, located on the outskirts of the city, at the undeveloped junction of I-694 & Rice Street, will add character, stimulate further development, and bring activity to this area of the city. The Retail or Office/Commercial components of the project will bring a needed development to the southeast corner of Rice Street and I-694. Presently, the large parcel of land across the street from the site is vacant; the area would benefit from additional development. An assisted-living and memory-care facility will bring a vital service and needed seniors home for long-time residents of Little Canada who would like to remain in the community near family and friends, as they grow older and are no longer able to remain in the homes where they may have lived for decades. The assisted-living facility and supporting retail will also raise visibility of the Little Canada community, as adult children search for assisted-living care for aging parents. In this way, the Facility may bring new residents to the larger community. 4. Are there adequate public facilities such as streets sewers water ones scnoms anu parks: A: 1'he current streets will be adequate for servicing the traffic in and out of the proposed PUD and will not create undue added demands from traffic. The required utility improvements on site will be included in the project construction. To the best of the applicant's knowledge, the existing public utilities are adequate to accommodate the anticipated PUD utility requirements. Civil Engineering and Site Designs will incorporate on-site stone water retention and biohydration as environmental mitigating efforts to reduce envirommental impact and to reduce demand on offsite storm sewer capacity. As a retail/conunercial development and an assisted-living facility, the customers/tenants and new assisted-living residents will place no additional demand or burden on the schools or parks. However, the residence facility and the retail/commercial component will add to the tax base that supports such services. CONCLUSION: Thank you for your time to review this PUD proposal. The Comforts of Home residence will provide economic benefits to the city and community with 52 residents, 30 full- and part-time jobs with annual payroll of $800,000, and a significant co~ttribution to the tax rolls For this property. The opportunity for the city to provide quality senior living for citizens of Little Canada, together with a suppoting Retail and Commercial/Office use, are compelling reasons to approve this application. I look forward to continuing Co work with the City of Little Canada during the review and approval process for this application. 1 will be the contact person as the applicant on behalf of Comfort of Homes and "fold Development Company. Please contact me with any questions, or if you would like to discuss any item in greater detail. 'T'hank you in advance for your time and efforts. C~ ely, _ ~-. Don Gerberding Master: F..ngineering, Real Estate, Construction