Laserfiche WebLink
Coventry Senior Living Staff Report <br />August 9, 2010 <br />Page 5 <br /> <br />Stormwater Drainage Plan: <br />The grading plan illustrates the proposed grading, drainage and erosion control for the <br />development. The parking areas will have curb and gutter, and the developer is opting to use <br />underground stormwater storage rather than adding ponds, although there will be three rain <br />gardens. All of the runoff generated from the development will be contained within the site. The <br />applicant will be responsible for receiving approval from RCWD for this development before the City <br />issues a building permit. RCWD staff has scheduled the review of this permit application for their <br />August Board meeting. <br /> <br />Wetlands: <br />There are no wetlands in this development area. <br /> <br />Utilities: <br />All utilities on the site would need to be installed underground, per Section 1203.10. Water and <br />sanitary sewer lines are already present in the O’Connell Drive right of way. All utilities would be <br />installed and paid for by the developer. <br /> <br />Trail Fee: <br />For all new development along County Highway 10, the City requires the property owner/developer <br />to contribute funds for the future trail system. This development area has 413 feet of County <br />Highway 10 frontage. The past contribution amount for the future trail have been $20 per linear <br />foot. Based on this standard, the suggested trail fee for this project is $8,260. <br /> <br />Development Review Summary: <br />With the zoning change to a PUD, the proposed high-density senior housing use on these parcels <br />would be consistent with the City’s Comprehensive Plan, and would bring new development and tax <br />base to the site. The additional traffic from this project would only be on County Highway 10, and <br />would not be overly excessive even with the high number of units since most of the residents do <br />not drive. The City will need to execute a development agreement with the applicant to ensure all <br />of the specific requirements and conditions of development are satisfied and adhered to. <br /> <br />MAJOR SUBDIVISON DISCUSSION (Preliminary Plat Review): <br /> <br />Coventry Senior Living has submitted an application for a major subdivision of three parcels at <br />2320-2340 County Highway 10 and 5260 O’Connell Drive. The proposed 2.18 acre subdivision <br />would replat the three lots into one parcel. Major subdivisions are a two-step process. First, a <br />preliminary plat is submitted and reviewed by the Planning Commission and City Council. Then a <br />final plat is submitted after any recommended changes are done, and the City Council makes a <br />final decision. <br /> <br />Park Dedication Requirements: <br />The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. The <br />dedication imposed is intended to mitigate public costs to the parks system associated with land <br />development. The fee shall be reasonable and based on the extent of the development. Due to the <br />increased intensity of the new development by adding 95 new residential units (although the actual <br />increase in park usage by these residents would be minimal), the recommended fee amount would <br />be equal to 10% of the market value of the land. To establish the market value, staff uses Ramsey <br />County determined land values as the basis for dedication computation.