01/09/2008 P&Z Packet - Laserfiche WebLink

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Main Street Village page 7 • The rate and volume requirements are met for the first phase of the development. Future development (phase two) will require review to ensure it meets these requirements as well. • The proposed plan does not comply with the 6:1 slope requirement for stormwater management areas in the wetland mitigation area on the southern part of the site. This will need to be revised to comply with one of the important water quality requirements of the AUAR. It appears that this would not be difficult to accomplish Archaeological Survey: A Phase 1 cultural resources survey was completed for the site and submitted with the project, as required by the AUAR. The farmstead site was found to be not eligible for historic listing. The survey investigators recommend that no further cultural resources work is necessary. AUAR Fee and Environmental Review: The City Council adopted a fee for new development within the AUAR area. This fee was based on the cost of the AUAR and calculated by anticipating that growth will occur first in the Stage 1 and 2 growth areas. The fee is $269 per acre, and 28.3 acres x $269 results in a fee of $7612. The fee goes toward the costs of preparing the AUAR and is justified because no environmental review is needed for projects within the AUAR area as long as the projects are consistent with the development assumptions in the AUAR. The AUAR fee of $269 per acre must be paid prior to site work commencing. If the AUAR had not been prepared, the standard environmental review rules would apply. The submittal includes about 37,000 sf. A retail commercial project of 200,000 sf or more would require an EAW. It is possible though unlikely that development of the full site would cross that threshold. However, the City would have the ability to require an EAW if there may be the potential for significant environmental effect. Planned Unit Development Section 2, Subd. 10. of the zoning ordinance includes the PUD standards. The zoning ordinance provides for two types of PUD. We have used a rezoning PUD on mixed use projects and others with exceptional design issues such as conservation developments in urbanized areas (with city utilities). We also have a provision for a conditional use permit for a PUD. A commercial residential PUD is allowable under this option. It is important to review the purpose and intent of a PUD. Subd. 10. PUD, Planned Unit Development. A. Purpose and Intent. The purpose of this section of the Zoning Ordinance is to provide for the grouping of lots or buildings for development as an integrated, coordinated unit as opposed to traditional parcel by parcel, piecemeal, or sporadic approach to development. This section is intended to introduce flexibility of site design and architecture for the conservation of land and open space through clustering of Tots, buildings and activities, which promote the goals outlined in the Comprehensive Plan or serve another public purpose. It is further intended that planned unit developments are to be characterized by central management, integrated planning and