2010 Planning Commission Packets

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Coventry Senior Living Staff Report July 21, 2010 Paye 5 Stormwater Drainage Plan: The grading plan illustrates the proposed grading, drainage and erosion control for the development. The parking areas will have curb and gutter, and the developer is opting to use underground stormwater storage rather than adding ponds, although there will be three rain gardens. All of the runoff generated from the development will be contained within the site. The applicant will be responsible for receiving approval from RCWD for this development before the City issues a building permit. Wetlands: There are no wetlands in this development area. The developer has submitted a permit application to Rice Creek Watershed District for approval of their proposed onsite stormwater management. Utilities: All utilities on the site would need to be installed underground, per Section 1203.10. Water and sanitary sewer lines are already present in the O'Connell Drive right of way. All utilities would be installed and paid for by the developer. Trail Fee: For all new development along County Highway10, the City requires the property owner/developer to contribute funds for the future trail system. This development area has 413 feet of County ure foot frontage. The pst contribuon amount for the st nda da the suggested Trail Fee for this tthisproject lhave n $20 per linear is $8,260 Development Review Summary: With the zoning change to a PUD, the proposed high density senior housing use on these parcels would be consistent with the City's Comprehensive Plan, and would bring new development and tax base to the site. The traffic impact to the area would only be on County Highway 10, and would not be overly excessive even with the high number of residential units since most of the residents do not drive. The city will execute a development agreement with the applicant to ensure all of the specific requirements and conditions of development are satisfied and adhered to. Coventry Senior Living has submitted an application for a major subdivision of three parcels at 2320-2340 County Highway 10 and 5260 O'Connell Drive. The proposed 2.18 acre subdivision would replat the three lots into one parcel. Major subdivisions are a two-step process. First, a preliminary plat is submitted and reviewed by the Planning Commission and City Council. Then a final plat is submitted after any recommended changes are done, and the City Council makes a final decision. Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. The dedication imposed is intended to mitigate public costs to the parks system associated with land development. The fee shall be reasonable and based on the extent of the development. Due to the increased intensity of the new development by adding 95 new residential units (although the actual increase in park usage by these residents would be minimal), the recommended fee amount would be equal to 10% of the market value of the land. To establish the market value, staff uses Ramsey County determined land values as the basis for dedication computation.