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b. Planning File 3471: Request by a request by United Properties for a COMPREHENSIVE LAND USE PLAN AMENDMENT, REZONING, PRELIMINARY PLAT, and GENERAL CONCEPT PLANNED UNIT DEVELOPMENT, to allow the development of a portion of the Midland Country Club. Chair Mulder opened the hearing and requested City Planner Thomas Paschke to present verbal summary of the staff report dated October 1, 2003. Mr. Paschke advised that United Properties (developer) in cooperation with Midland Hills Country Club is seeking approval of a Comprehensive Land Use Plan Amendment changing the designation from Low Density Residential to Medium Density Residential and from Golf Course to High Density Residential; a Rezoning of property from R-1 , Single Family Residence District to Planned Unit Development with an underlying zoning of R-3, General Residence District and R-6, Townhome District; a Preliminary Plat that takes 9 platted lots and creates 6 town home lots with common area and 1 condominium lot with common area; and a General Concept Planned Unit Development for a 30 unit condominium and 6 town home units (2 structures - 3 units attached) on 5-1/2 acres located along Roselawn Avenue and Fulham Street. He explained the proposed setbacks for the town homes and the condominiums and the heights of the units. He displayed the Tutor design for the town homes and condominiums. Thomas Paschke explained the impacts including traffic, site lighting in conformance with the City Code, parking, mechanical units, and storm water management through Rice Creek Watershed. Utilities are available to serve this site, some of which will need to be relocated within the site. Staff recommended approval of this project and the four actions necessary to begin preparation of final documents, subject to conditions listed in the staff report dated October 1, 2003. Member Traynor asked for clarification on the comprehensive plan multi-family housing policy throughout the community. He also asked if there were other R1 to R3 rezonings. Member Traynor asked what the Rice Creek Watershed District will review and when the project will be reviewed by them. Thomas Paschke explained the process of adopting a "concept" prior to Watershed review. Member Bakeman asked if Fulham is public right-of-way (yes, 66 feet). She asked about the height of the building (52' to 59'). Chair Mulder asked if parking will be allowed on both street sides or at all. City Code does not allow for parking on roads 24' width or less. Is there an agreement or easement to allow a portion of the golf course parking for the condo over-flow? (yes) Chair Mulder asked for details on other areas rezoned from R1 and B1 to R3. Thomas Paschke explained more than 20 projects have been similarly rezoned. He said this is not an uncommon practice in the developed suburbs for infill or redevelopment. No other questions from the Planning Commission were offered. Brian Carey, United Properties, explained the use of the site and the development concept. The project is marketed to empty nesters and seniors. There are issues which must be resolved. He explained the neighborhood concerns: water in basements, density, sight lines, lighting, wetlands, traffic, and poor soils. He explained neighborhood meetings, reducing the condo from 36 to 30 units to reduce the size of the building, creating 100 feet setback from the east property line. United also met with property owners regarding landscaping that would reduce sight lines and impacts with screening. The site lighting will be designed to be contained on the sight, with decorative, soft lighting on walls or ground. The wetland would be filled in at some locations but replaced elsewhere on the site. The wetland will be improved in quality, with wetlands that will percolate. The traffic concerns will be insignificant. For water drainage, the water will drain away from existing homes. The developer has offered to place drain tile around the house and include sump pumps. The project does have an agreement with the golf course to use the Country Club parking lot for overflow. He listed good reasons for this project: brings a new type of housing to Roseville that will free up single family homes for younger families; the project will contribute to the viability of the Country Club and green space with a high level of architecture. Xcel will light the site, and an extensive landscape plan will be implemented. Member Traynor asked how the drainage plan will work and solve drainage issues for neighbors. Mr. Carey explained the proposed NURP pond (storm capacity) along the south and east property areas. He explained that water would flow west to the Fulham/Roselawn corner, then north along Fulham to a pond in the northwest corner of the site. Chair Mulder asked if there was surface water in the northwest corner (water runs from northeast into the site; the outlet is plugged up). Member Mulder asked what assurance there will be to see that improvements are made beyond the property line (landscaping and sump pumps). United will enter into an agreement with a letter of credit for private improvements.