04-09-2015 Planning Comm. Minutes

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MINUTES PLANNING COMMISSION APRIL 9, 2015 anticipates that there would be a mixed use pattern in this portion of the district. Therefore, the land use appears to be consistent with the general land use plan for the area, provided the site and building plans meet the City's expectations for PUD projects and the site in question. The Planner noted that the property consists of about 17.5acres, and much of the area is within the limits of Black Tern Pond. Therefore, the developable property appears to be about 5.2 acres in size and approximately 4.4 acres is devoted to the senior housing project with the remaining .8 acres reserved as Outlot A. The Planner noted that it would be common to include drainage easements over the pond/wetland area. As a condition of approval, the Planner recommended that the City obtain a trail easement along the pond border to continue the trail that borders the pond to the south. The Planner further recommended that additional detail be provided as to the use and development of Outlot A. If it is programmed for future development, a concept plan would be helpful to illustrate how such development might proceed. The Planner noted that the site plan provides for a driveway entrance from Rice at the south and continue on through to an access point with Country Drive. The Planner noted that Ramsey County will need to grant a driveway permit for the Rice Street access point. The Planner next noted that the building is show to be four stories in height, with the height for zoning purposes determined at 50 feet. The Planner also pointed out the need for a more detailed grading plan. Next described were the individual units as well as the predominant building materials. Parking is proposed at about 55 spaces. There will be underground parking as well, but detailed plans have not been submitted to document the amount of this parking. The Planner noted that senior housing does not generate significant levels of parking demand, especially with the large mix of memory care and assisted units. The Code allows parking at the rate of 1/2 space per unit. The Planner indicated that staffing levels must be submitted to ensure that there will be adequate parking during peak staffing levels. The Planner indicated that staff believes the proposed facility is consistent with the City's Comprehensive Land Use Plan. Given the property is zoned PUD, the City has great latitude in considering the use and development standards. He also indicated that the proposed senior housing project would appear to meet the intent of the city's PUD ordinance, but there are a number of details necessary to finalize the City's -7-