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The front entrance area of the site is desi, ned. to have a more formal landscape and. amenities to welcome the residents and. visitors. A loop drive will provide easy access into the site for pick up and. drop off of the residents and. parking. O� ne naturalistic pond., adjacent to the north wetland. and. three decorative pond. areas consistinsa of decorative plantings and. fountains provide key focal points on the site. Decorative plantings will extend. across the front of the building and. along the sides, I I transition 1 1 ing. The back of I where 't w'll trans't'on 'nto the general open space at the back of the build. the site will capture landscape complementing the aqjoining wetlands, community gardens and. general active open space. Creative storm water design and. treatment was also used. to minimize impact to the site. Public street, parking lot and. building stormwater will be collected. into a series of pond.s, filtration and. infiltration areas to provide treatment. Filtration systems have been utilized. to reduce pond. footprint sizes, lowering the impact of the development. The clean water and. treated. water from the pond.s and. filtration areas will be directed. to the adjacent wetlands to improve hydrology. Overflow structures will be utilized. to influence increased. hydrologic activity for wetland. enhancement. Maxfield. Research completed. a Market Feasibility Stu.dy for senior cooperative hou.sing in Roseville in January 2008. This Stu.dy reviewed. the proposed. senior coop concept, examined. growth trends and. demographic characteristics of the senior population in the Roseville Market Area, analyzed. the competitive situation for senior hou.sing alternatives, and. calculated. the demand. for market rate senior cooperative hou.sing. After considering these factors, Maxfield. conclu.ded. that there was market demand. to support an ad.d.itional 24O units of cooperative hou.sing, far exceeding the proposed. 95-unit Applewood. Pointe Development on this site. This is further supported. by the fact that our first Roseville Applewood. Pointe located. north of this site just off of Snelling Avenue is 100% occupied. with a waiting list exceeding 30 people. Finally, we have only been marketing the Langton Lake site since October 2007, and. currently have 54 reservations. This is very exciting and. significant given the fact that the winter months are typically slower in terms of marketing and. the current residential real estate market is clearly challenging. At the current rate, we could. reach the necessary 50% presale level by late summer of2008. An issue that still needs to be finalized. is the payment of Park Dedication Fees. As indicated. previously, United. Properties removed. the town homes from the site plan and. ad.d.ed. the Park access road. at the City's request. The previous plan which inclu.d.ed. town homes did. not reflect a dedicated. entrance road. to Langton Lake Park. Removing these town homes resulted. in a potential loss of revenue of Just under $1 million assuming 12 town homes, $30,000 per home in land. allocation, and. potential profit of $50,000 per town home. In ad.d.ition, the cost of the access road. constructed. to City standard.s for public u.se is estimated. at $200,000 to $250,000. Our concern at this point is the assessment of ad.d.itional Park Dedication Fees. It is our understanding that Minnesota Law provides municipal authority to require Park Dedications in connection with a subdivision application. The municipality may require that a ``reasonable portion of the buildable land. be dedicated. to the public or preserved. for public u.se as streets, roads, playground.s, trails, wetlands, or open space." A municipality may choose to accept an equivalent amount in cash for part or all of the portion required. to be dedicated. to such public uses. Under the City's Park Policy and. Ordinance, United. Properties would. be assessed. a Park Dedication Impact Fee of $190,000, or $2,000 for each of the 95 units. This fee could. only be used. for the acquisition or improvements of the City's Parks. The Park access road. will be built at the City's request and. at a significant development cost to United. Properties. While a