09-19-2016 Planning Commission Packet

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16-3863 September 15,2016 Page 6 of 7 Site Grading, Stormwater and Drainage Improvements The developers propose to separate the existing lagoon from the lake, converting it into a stormwater treatment pond. This is a deviation from standard practice, and input from the Watershed District and potentially the DNR will be important in the eventual design of the stormwater management plan. Stormwater management will be subject to City and MCWD review and approval. The property will be subject to the Stormwater and Drainage Trunk Fee. Utility Locations/Availability/Connection Fees Sanitary sewer runs through the site, and provides service. Relocation of the existing municipal sewer lines may be required. Municipal water is not available and is not planned to serve this area; the development will require one or more private wells. A private well and community domestic water supply distribution system to serve the entire development is likely to be considered, requiring various agency approvals. The condominium development will be required under building and fire codes to provide for fire suppression sprinkler systems. Wetlands on Site and/or Impacted There are no mapped wetlands on the site. Conservation Design While the property is technically subject to the City's Conservation Design Ordinance, it is anticipated that due to the small size and open nature of the property, a Conservation Design Inventory and Master Plan may be unnecessary; Planning Commission should address this topic in its discussion. Archaeological Site Proximity Staff is unaware of any archaeological sites within the property; the applicant should contact the State Historic Preservation Office (SHPO) to confirm. Summary of Issues for Consideration Staff suggests that the primary focus for consideration and discussion by the Planning Commission should include the following topics: L Is there justification for the necessary CMP amendment and rezoning to allow the use of this property to be converted from commercial marina to high-density residential? How will the City benefit from this development? What are the negative impacts of this conversion? 2. While the proposed density above 7 units an acre would satisfy some of the Comprehensive Plan goals of high density housing,the project is not likely to satisfy any affordable housing goals... 3. Given that the proposed use doesn't fit cleanly into any zoning district or zoning inechanism currently available, does Planning Commission support the concept of amending the zoning ordinances to accommodate this use? 4. Is the proposed density and building massing appropriate for the surrounding single-family neighborhood? Would a residential conversion with less visual density and massing be acceptable?