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Regular Planning Commission Meeting Minutes – Wednesday, January 6, 2016 Page 10 anticipated staff would generate 44 trips/day to and from the site during a 24 hour period. 458 Mr. Paulson displayed and referenced additional studies of such facilities indicated 459 frequency of visitors to residents varying from daily visitors and less frequency, equating 460 to approximately 60 total trips in a 24-hour period, including the 44 trips per day by 461 employees. 462 At the request of Member Daire, Mr. Paulson spoke directly to the facility’s typical 463 morning peak hour, opining that their staff turnover time would typically be between half 464 of the employees arriving by 6:30 a.m. to serve the first meal of the day for residents, and 465 the other five employees arriving at approximately 8:00 p.m. At the request of Member 466 Murphy, Mr. Paulson noted that there may be Metro Mobility buses or taxis also 467 accessing the site for resident appointments. Member Murphy opined that the daily 468 estimated traffic to the site could considerably increase when other transportation needs 469 were factored in across a day. 470 Mr. Paulson reviewed some of the previous development proposals for this site 471 compared to this concept, some higher density and one showing 11 single-family 472 residential units, permissible under current zoning code, and based on current zoning 473 maximizing the site area, noted that there could be the potential of as many as 16 474 residential units by code on the site. Mr. Paulson reviewed a U. S. Department of 475 Transportation study done for this area in 2009, and national household travel survey and 476 a summary of trends, indicating an average household generates 10 trips/day. Mr. 477 Paulson opined that compared to this proposed use, that could have added 110 trips 478 versus this high estimate of potentially 60 trips per day. 479 Specific to stormwater issues raised by the commission, Mr. Paulson displayed the 480 schematic site plan, advising that stormwater would be and was required to be managed 481 on site. Mr. Paulson noted the intended use of a lower portion on the site with natural 482 drainage already occurring that would allow for natural stormwater flow in that direction, 483 and the developer’s intention to take advantage of that natural topography. 484 Regarding trees and landscaping, Mr. Paulson assured the commission that both the 485 developer and property owner were very sensitive to the mature trees on the site, 486 intending at a minimum to retain those mature trees on the perimeter of the site and 487 wherever possible, on the interior as well. Based on traditions of this management firm 488 and their other operations, Mr. Paulson advised that their desire was to create homelike 489 settings for their facilities, with that same intent to do so on this site and maintain as 490 many mature trees as possible. Under city code, Mr. Paulson noted for those needing 491 removed for construction and drainage, replacement would be at a 2/1 ratio. However, 492 Mr. Paulson recognized the significant number of mature trees and their existing 493 canopies, especially those buffering Midland Grove’s parking lot on the north side of the 494 subject site, that will remain as part of this proposed development. 495 Mr. Paulson addressed some of the concerns raised at the recent community 496 informational meeting, specific to the parking lot abutting the north property line, currently 497 at 17’ setback. Mr. Paulson advised that the developer intended to take the opportunity 498 to create a landscape buffer with decorative fencing or a landscape berm that would 499 shield headlights from that property to the north. 500 Mr. Paulson displayed comparables with other developments by this firm, including 501 Gracewood/White Pine Development in the Highland Park area of St. Paul, having similar 502 zoning transitions with those seen in Roseville, with HDR transitioning into LDR, single- 503 family residences. Mr. Paulson noted that the developer’s intent would be to create as 504 minimal impact to surrounding neighborhoods as possible. Based on their experience 505 with their other developments, Mr. Paulson concluded by stating they felt this particular 506 Roseville site would also prove successful. 507 Mr. Paulson reviewed other benefits to Roseville from this proposed development, 508 including a significant increase to its tax base, the value of the services offered by this 509 firm for assisted/memory care unmatched throughout the metropolitan area, and the 510