02/14/2007 P&Z Packet - Laserfiche WebLink

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Comforts of Home page 4 Hodgson Road /Co. Rd. J Master Plan: The City has been preparing a study of the land and infrastructure around the intersection of Hodgson Road (CSAH 49) and County Road J (Ash Street). The goal is a planning document that will be adopted by the City Council as the guide for development of the area by incorporating it into the City's Comprehensive Plan. This action is on the February 12 City Council agenda. The Master Plan establishes a framework for the area and includes a number of planning objectives to guide development. The objectives address infrastructure and design elements for the area. The location of accesses on Hodgson and Co. Rd. J is one of the most important pieces of the framework. The objectives describe specific locations for access points as well as circulation needs and some specific elements of the framework, which are illustrated on the Master Plan graphic. Individual aspects of the proposed project are compared to the Master Plan under the respective headings below. Growth Management: The Growth Management Policy (Ordinance No. 24 -04) limits the number of dwelling units that can be approved for platting annually. There are 66 units committed for 2007 already, leaving 81 for this year. The policy does not distinguish between types of dwelling units. A question arises about whether or not all the units in the proposed project are to be counted the same way that single family homes and townhomes are counted under the growth policy. If so, the proposal includes a total of 131 dwelling units, and a phasing plan is needed with a target maximum of 50 for each phase. Therefore the policy would allow one of the unit types to be constructed each year for three years (48 condos in the four buildings, the 41 senior apartments in their building, or the 42 assisted living units in their building). An alternative is to consider the assisted living units building as an institutional facility rather than a dwelling unit building. This would remove the 42 assisted living "units" from the growth management policy restrictions, leaving 89 condo and apartment units that are subject to the growth policy. A two -phase plan would be needed under this scenario. However the project is broken down, the subdivision ordinance requires that all preliminary plats include a phasing plan. Density: It is difficult to calculate residential density on this project for several reasons. There are three very different types of dwelling units on two separate lots. The 48 condominium units, labeled "townhomes" on the plan, are on Lot 2, which has about 3.4 acres of upland. This calculates out to about 14 units per acre for that lot. The 41 senior apartments and the 42 assisted living units both sit on Lot 1, which comprises about four acres. This calculates to about 20 units per acre if all the units are counted as dwelling units the same way. • • •