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from Building "B". Chair Klausing noted the site should be redeveloped from a parking lot. He noted that the developer could build on the site without rezoning. He preferred the senior project concept. Member Wilke asked for clarification of the Chair Klausing idea to move the new buildings further to the north to allow more green space on the south side. Mendota Homes stated they would also plant on the condo property if requested. Member Wilke liked the current setbacks in order to provide space on the north side. Member Mulder agreed with Member Wilke to retain the current proposed setbacks; this is a more acceptable design that the thirty-unit building. Member Olson stated she liked the proposal and the setbacks do not appear tight. Member Cunningham stated that there is adequate screening along the driveway. Motion: Member Cunningham moved, seconded by Member Wilke to recommend approval of the concept development plan and preliminary plat for a planned unit development amendment that allows the construction of ten town homes on property located directly north of the Executive Manor Condos, based on the following findings from the staff report dated July 14, 1999: 1. The City's Comprehensive Plan map designates this area for High Density Residential. The zoning of the site is Limited Business District "B-1 ". The zoning would be revised to PUD with an underlying zone of R-6, Townhouse District. High density allows residential developments from 10 to 36 units per acre. Highway 88 and the previously approved PUD lies to the northeast; the Executive Manor Condos, zoned Limited Business (B-1) lies to the south (residential uses are permitted in a B-1 zone); two single family residential homes, zoned Single Family (R-1) to the north; and town homes within the City of St. Anthony are located to the west. 2. The City's Comprehensive Plan text currently does not specifically address any of this particular site, however does address the adjacent triangular 30 unit senior housing site previously approved by the City. Further, the policies within the plan provide direction to eliminate blight, upgrade neighborhoods with a mix of compatible uses, and diversify and solidify the tax base. 3. In conjunction with the application for concept development plan approval, a project site plan, grading and utility plan, landscape plan, building elevations and floor plan have been submitted and reviewed by staff in preparation of this report. 4. Based on the proposed redevelopment of the site it is necessary to place the principal structures as close as 16 feet from the north property line, decks and patios to within six (6) feet of the north property line, and the turn- around private driveway to within two (2) feet of the east property line. 5. Off-street parking space for the storage of two (2) vehicles within a garage and two (2) vehicles in the driveway is sufficient. Additional guest parking will be addressed in the final document. 6. Because this project is an empty nester (single level) town home development, traffic is not anticipated to significantly increase along Old Highway 8. Staff estimates no more than eight (8) trips (in or out) from each unit or a total of 96 trips per day. Traffic counts completed in 1997 indicate a 24 movement of 6,732 vehicles. 7. Because this development will be viewed from the condominiums to the south, staff has worked with Mendota Homes an achieving a quality development that does not have the typical characteristics of a twin home development. These items include staggering the setbacks of structures; the incorporation of decks and/or patios; differing rooflines between structures; and the addition of architectural components such as 1-1/2-story foyers. These items have been incorporated into the proposal; however, staff stills feels that the development could be revised further to create more diversity. Staff suggests that the rooflines of the structures be redesigned, especially at garage locations. Further 1-1/2-story foyers or more diverse entry designs should be included at all entry locations and not be the typical dormer look. 8. If the Concept plan is approved, the PUD would be written to allow a 1 O-unit town home development with the underlying zoning R-6, Townhouse District and the setback reductions proposed in the attached plans. Easements for access and utilities must be in place from Old Highway 8 to serve all units, including the two- (2) units in St Anthony. 9. The project as proposed is in harmony with the general purpose and intent of the City's Comprehensive Plan and Title 10 of the City Code (Zoning). 10. The proposed project will not adversely affect the public health, safety, or general welfare. 11. A complete utility, lighting, paving, grading, site, landscape, signage, and drainage plan must be submitted to and approved by the City prior to consideration of the final development plan. Coordination of plans with the City of St. Anthony must also be completed. 12. Park dedication fees in lieu of land dedication will be collected at building permit issuance for each new town home unit constructed in Roseville at a rate $400.00 per unit. Ayes: Mulder, Olson, Wilke, Klausing, Rhody, Cunningham