Agenda - Planning Commission - 05/05/2011

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Gable Pines Seniors Housing Proposal 28 March 2011 Page 12 Zoning: The site is zoned Office District, and parking lots are an Accessory Use in that zone. Nearby Land Use: Single-family houses are located to the east of the parking lot site. The nearest house would be 230 feet away. Landscaping: Overstory trees would be added on the eastern and southern sides of the parking lot and in a central island. I recommend that the builder attempt to retain any of the existing conifers along the eastern edge of the site. I also recommend that the landscaping along the eastern property line be increased if trees in the setback area are removed. . Parking Supply for RPM: The 95 spaces being created are just two fewer than the number of spaces being removed. Grading, Ponding and Drainage: Refer to the review prepared by the City Engineer. PLANNING COMMISSION REVIEW At the City Planning Commission review on February 22, two citizens commented. One citizen commented that it is unfair to allow housing on a site zoned Office and Office - Business. Another objected to the size of the building, the resulting traffic and the loss of wildlife habitat. The Planning Commission voted unanimously to approve the PUD application, Site Plan application and Preliminary Plat application with these conditions: 1. That additional landscaping be planned along the eastern property line. 2. That the landscaping south of the Memory Garden be deleted so that it does not hinder access by fire fighters. RECOMMENDATION I recommend approval of the Special Use Permit, preliminary plat and site plan for Gable Pines Seniors Housing with these conditions: • That the planting plan in the setback along the eastern side of the future RPM parking lot be supplemented with additional confers if existing trees are lost there. The Development Agreement should state that the Planner should have the right to inspect the conditions during the landscaping process and determine whether additional plantings are warranted. • That the public sidewalk along Judson Road be six feet wide rather than five. • That an asphalt branch be added from the perimeter walking path to the southern property line at the northeastern comer of the existing RPM parking lot. • That the developer agrees that if the northwesterly parking lot on the RPM property (south of Gable Pines) should ever be removed by redevelopment a fire lane would be built by the Gable Pines owner along the southern edge of the site from Judson Road to the middle of the building, possibly centered on the southern property line. • That the requirements of the City Engineer and Fire Technician be adhered to except as amended in this memo or by the City Council. 3824 Huntington Avenue St. Louis Park, Minnesota 55416 952.451.4818 bill@weberplanning.com