02/14/2007 P&Z Packet - Laserfiche WebLink

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Comforts of Home page 14 2. The City has prepared a Hodgson Road /Co. Rd. J Master Plan to promote the public health, safety and welfare by guiding and regulating development in the vicinity of the Hodgson Road/Co. Rd. J intersection. 3. Architectural plans including elevations and architectural guidelines for future development phases are required by Sec. 2, Subd. 10.F.8.e.4 of the Planned Unit Development (PUD) requirements. Design guidelines are also a planning objective of the Hodgson Road/County Road J Master Plan, which is to be incorporated in the Comprehensive Plan. The City has approved a PUD in the past without building elevations for all buildings, but extensive design standards were approved. The Comforts of Home application does not include elevations or design guidelines for the commercial portion of the development. 4. The submittal lacks sufficient information needed to determine compliance with requirements for motor fuel stations as listed in the zoning ordinance relevant to: architectural standards, fuel pump canopy, pump islands, dust control and drainage (oil /grit separator), canopy lighting, or public address system noise. 5. The zoning ordinance includes building material requirements for multiple family buildings. A minimum of 33% of the combined area of exterior walls shall have brick, stucco, and/or natural or artificial stone (Sec. 3, Subd. 4.B.3.) The assisted living building meets this standard, but the condominium buildings and the senior apartment building do not. 6. The proposed project is inconsistent with performance standards in the Comprehensive Plan as the setback of the condominium buildings from the west property line is less than 30 feet, which is the setback required in the most intense residential zoning district. This does not reflect sensitivity to the surrounding, existing land uses, particularly given the height of the proposed buildings. 7. The proposed project is inconsistent with performance standards and recommendations in the Comprehensive Plan as well as several specific transportation objectives of the City's Hodgson Road/Co. Rd. J Master Plan. • The main access is at a location that is not conducive to development on the east side of Hodgson because a full intersection cannot be created without removing an existing business. This does not promote access management design for access onto arterial roads. • A traffic study of the development application demonstrates roadway system breakdown at the study intersections if full development is realized in the area. 8. The Mixed Use performance standards in the Comprehensive Plan and the Hodgson/Co. Rd. J Master Plan emphasize pedestrian circulation as important design elements. The commercial area of the proposed project does not include internal pedestrian elements. • • •