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(A summary ofthe study key finding is attached.) 3. In conjunction with the application for concept plan approval, the following documents have been submitted and reviewed by staff in preparation of this report: . Boundary and topographic survey (10/22/98) . Preliminary site and grading (11/6/98) . Site plan (11/9/98) . Landscape plan (11/9/98) . Building elevations (11/9/98) . Site profile (11/9/98) . Floor plans including basement garage plan, main level plan, upper levels plan, and unit plans (11/9/98) 4. The Comprehensive Plan needs to be amended to accommodate the proposed development on this site. If the planned unit development is approved, the underlying zoning would be R-3, General Residence District. This district requires a minimum lot area of 2,000 square feet per one-bedroom unit and 2,800 square feet per two-bedroom unit, as well as a maximum floor area ratio of 0.5. Since the senior housing portion of the project would require a minimum lot area of 3.38 acres to meet this density requirement, the project as proposed on 8.24 acres easily meets these standards and the criteria within the planned unit development provisions. 5. The topography of the site, the presence of Bennett Lake, and the location of the site on a corner of two County roadways present development challenges for the site. In order to meet the 75 foot setback requirement from Bennett Lake, the building has been placed approximately 15 feet from the edge of the right-of-way for County Road C. Because of the width of County Road C, this should not present a problem and can be allowed as part of the planned unit development. 6. The Engineering review of this project indicated that the dedication of an additional 10 feet of right-of-way will be required along Victoria Street for implementation of the Ramsey County Master Street Plan. Engineering also had concerns with the grading plan, especially the extensive use of retaining walls, the steep slopes included, and potential problems with erosion control during construction. In addition, the retention ponds shown on the grading plan must be redesigned to meet the minimum requirements for retention in this area. The utilities will also need to be reviewed and modified as needed. A copy of the memo from Assistant Public Works Director Deb Bloom is attached. 7. The Fire Marshal expressed concerns with the size ofthe water main. The six-inch water main will need to be enlarged and/or looped to provide adequate service. In addition, the radius of the roadway between the senior housing building and the existing church appears to be too tight to accommodate the City's fire equipment. PF3049 - RPCA (01/13/99) - Page 5 of8