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In February 2004 the Planning Commission provided Greenhouse Village Properties comments and direction regarding a sketch plan proposal. Greenhouse Village Properties also held a neighborhood meeting regarding the proposed development. Comments from the Planning Commission, residents, and staff have been taken into account in the submitted plans. The town home proposal will consist of two structures of four and three unit (7 total units) complexes fronting on to Larpenteur Avenue. Each town home unit will have a slightly elevated main floor entry. Stairs will bring residents and guests up to the main entry door (typical of a "row home" design). Each unit will have a second story with an estimated roof peak height of approximately 32 feet from the main level (front) grade. Units will include an entry porch and a front sidewalk will be provided the length of the town home parcel and to each unit. Each unit will have 2 tuck-under garage parking stalls. The structure will be that of a "craftsman" design, with stone and durable cement board lap and shake siding. Asphalt shingles are proposed for roofing and the soffit and fascia will be protected by a maintenance free material. The town homes are to be designed and finished to complement the senior cooperative. A single primary access to the site is proposed from Larpenteur Avenue. Access to the town home garages will be via a driveway extension easterly from the primary access, which road provided individual access to each garage. A perpetual access easement/agreement will be necessary for all access roads including those associated with the town home development. The joint driveway will be screened along the east and north side from the adjacent single family homes by landscaping and a green house. The "General Concept Plan" has established setbacks as follows: A minimum front yard (south) setback adjacent to Larpenteur Avenue of 30 feet; a minimum rear yard (north) setback (private access road) of 22 feet; a minimum side yard (east) setback of 20 feet; and a minimum side yard (west) setback adjacent to the main access form Larpenteur Avenue of 20 feet. No individual driveways will enter on to Larpenteur Avenue. Thomas Paschke explained utilities and the need to connect and loop to water lines east of Key's Restaurant and north to Dionne Street Visitor parking will be accommodated within driveways and from the 10 shared parking stalls directly northwest of town home "Building B." The Townhomes (Phase 3) consisting of 7 units and the associated land will be rezoned to Planned Unit Development (PUD) with an underlying zoning of R-6, Townhouse District. Thomas Paschke explained the Comprehensive Plan process. Greenhouse Village is a phased development. Phase 1 consists of a 3 story, 54 unit senior cooperative and an attached activity building. The cooperative structure is "L" shaped, with the majority of the structure having a presence along the east property line. Phase 2 consists of a 3 story, 51 unit senior cooperative, also an "L" shaped design, with the majority having a presence along the west property line. 113 underground parking spaces are proposed, which is slightly more than 1 per unit. The project will create housing for approximately 174 new residents. Thomas Paschke explained impacts: traffic (404 in a 24 hour period) noting that Larpenteur has the capacity to serve this proposal; parking on the site (145 spaces) meets the City Code requirements. A proof of parking agreement for ten additional spaces will be required. The senior cooperative will include building materials consistent with the City Code including stone, durable cement fiber board lap siding, shakes and trim, aluminum or vinyl windows and doors. Decks will be provided for a number of the units, but no all units. Thomas Paschke also explained site lighting and mechanical equipment impacts. He explained/illustrated the elevations. Staff recommends approval with conditions as per the project report dated May 5, 2004. Chair Mulder requested details on the zoning of the surrounding sites. Member Stone requested density details (approximately 20-25 units/acre) and asked what could be built within the existing B-2 zone. Member Bakeman asked for details regarding Fire Protection (Fire Marshall has reviewed and added conditions for fire suppression). The building must be sprinklered. Member Bakeman asked for details of parking within Townhomes - how large will the garages be. Are the townhome garages large enough to store bikes, etc.? Member Traynor asked for details of traffic trips; how many cars will be owned per resident (no answer). Limited parking limits the traffic.