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C <br />• PLANNING REPORT <br />DATE: <br />REVIEWED BY: <br />APPLICANT: <br />LOCATION: <br />ACTION REQUESTED: <br />PLANNING CONSIDERATIONS: <br />Background <br />22 April 1992 <br />C. John Uban <br />Dahlgren, Shardlow and Uban, Inc. <br />Rottlund Homes <br />Prior Avenue <br />(North of City Hall) <br />Residential PUD <br />Preliminary Development Plan <br />Approval <br />Rottlund Homes is proposing a 24-unit townhouse development, to be called Maple Knolls, on the vacant <br />land north of City Hall that is currently part of a Commercial PUD with two existing office buildings. <br />• The proposed project consists of one 8-unit building and four 4-unit buildings on the 3.5-acre L-shaped <br />parcel. <br />The adjacent land uses are the City Hall and Fire Station to the south, Hewlett-Packard offices to the east, <br />single family to the north, and University of Minnesota agricultural fields to the west. Given the context, <br />the proposed land use is appropriate. <br />Zoning Ordinance References <br />The Ordinance allows Planned Unit Developments in order to provide flexibility and encourage creative <br />design. The piece of property in question would be difficult to develop under-standard zoning, and the <br />PUD is appropriate. The Ordinance also requires that: <br />1) The proposed PUD must be consistent with the City's Comprehensive Plan. An amendment <br />to the Comprehensive Plan to Medium Density Residential should be part of the Maple Knolls <br />PUD approval. <br />2) The allowable density in a PUD must conform to the zoning district in which it is located. <br />The land is currently zoned B-1 with a Commercial PUD on it. A rezoning to R-4 as the <br />underlying zoning should also be part of the approval for Maple Knolls. The R-4 District allows <br />12 units/acre; Maple Knolls will be 6.9 units/acre. <br />3) A private road within a PUD must be platted as an outlot that meets or exceeds the <br />requirements for a similar public street in the City. With minor adjustments, the Maple Knolls <br />• plan should be able to accomplish this. There are other specific requirements in the Ordinance <br />concerning the relationship of the homeowners association and the City regarding the private <br />