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The traffic generation numbers prepared by Presbyterian Homes indicate existing traffic counts and anticipated traffic counts for each phase of construction. Based on these calculations, when the project is completed there will be an additional 52 day -time trips generated each day as a result of the redevelopment; however, the am and pm peak hour trips would actually be reduced by a few. This is because of the nature of the site as a senior housing development, which does generate a significant amount of traffic compared to non- age restricted housing units. 208 of the 410 housing units are for skilled nursing home care. The number of assisted care units is proposed to be reduced by 57 units, while the number of independent senior units would increase by 71. Independent senior units are more likely to generate day -time trips throughout the day by retired residents; while reducing assisted care units is likely to reduce staffing and delivery needs, eliminating peak am and pm trips. Based on the location of designated parking areas and entrances to the facility, it is anticipated that residents, emergency service personnel, and visitors to the site are unlikely to use the access from County Road D, but rather would enter and exit the property from Lake Johanna Boulevard. It is anticipated that employees of the facility will likely access the site from County Road D, as well as the 22 residents residing in the Brownstone that faces County Road D. 7. Tax Increment Financing Presbyterian Homes has requested tax increment financing (TIF) as part of their redevelopment request. The granting of TIF is subject to the approval of the City Council; however, as part of the TIF requirements, the Planning Commission will be asked at a later meeting to pass a resolution indicating that the project is in keeping with the goals of the City's Comprehensive Plan. As part of the TIF package, the applicant has offered to replace a sanitary sewer line that is owned by the City, but runs across the Presbyterian Homes property. Presbyterian Homes would also reconstruct that portion of County Road D that is adjacent to their property. Without a TIF application, both of these expenses would fall to the City. Additionally, the applicant has offered to donate 3151 Lake Johanna Boulevard to the City as part of the TIF package. The applicant would be responsible for razing the structures, and it would be given to the City as a vacant parcel. The City could then utilize the parcel as a green space, for a gateway sign, and /or any other number of uses. 8. Additional Review The Building Official, Fire Marshal, Public Works Director, City Engineer, and County Traffic Engineer have reviewed the submitted application and have no objections to the project as proposed. Their comments are included in Attachment C. All final grading and utility plans will be subject to the Engineer approval prior to the issuance of any permits. All final plans will be subject to the Fire Marshal approval prior to the issuance of any permits. Because of the unique nature of the development timeline that requires the existing facility to remain operational, special considerations will need to be made to ensure that adequate fire City of Arden Hills Planning Commission Meeting for November 3, 2010 Page 10 of 15