HomeMy WebLinkAboutFINAL ORDINANCE NO. 08-070CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 08-070
AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY
ADOPTING A NEW PLANNED UNIT DEVELOPMENT ORDINANCE TO INCORPORATE
BEST PRACTICES RELATED TO THE EXECUTION OF PLANNED DEVELOPMENTS
SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XV:
Land Usage; Chapter 154: Zoning Code, by repealing City Code Sections 154.070
through 154.075 in their entirety.
SECTION 2. The City Council of the City of Lake Elmo hereby amends Title XV:
Land Usage; Chapter 154: Zoning Code, by adding the following language:
ARTICLE 17. PLANNED UNIT DEVELOPMENT (PUD) REGULATIONS
§154.800 Intent
§154.801 Identified Objectives
§154.802 Allowed Development
§154.803 Minimum Requirements
§154.804 Density
§154.805 Coordination with Other Regulations
§154.806 Phasing and Guarantee of Performance
§154.807 Control of Planned Unit Development
§154.808 Procedures for Processing a Planned Unit Development
§154.809 Application Requirements for General Concept Plan and Final Plan
§154.810 City Cost
§154.800 Intent
This article establishes the procedures and standards for the development of areas as
unified, planned developments in accordance with the intent and purpose of this
zoning ordinance and the applicable policies of the Comprehensive Plan. Because of
the larger size of PUDs and to help achieve the identified objectives for planned unit
development sites, this article provides for flexibility in the use of land and the
placement and size of buildings in order to better utilize site features and obtain a
higher quality of development. Approval of a planned unit development shall result in
a zoning change to a specific PUD district, with specific requirements and standards
that are unique to that development.
§154.801 Identified Objectives
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When reviewing requests for approval of a planned unit development, the City shall
consider whether one or more of the objectives listed below will be served or
achieved. It is the responsibility of the applicant to provide a narrative of how the
proposed planned development meets one or more of the City's identified objectives
(A-J). Planned unit developments should not be allowed simply for the purpose of
increasing overall density or allowing development that otherwise could not be
approved.
A. Innovation in land development techniques that may be more suitable for a
given parcel than conventional approaches;
B. Promotion of integrated land uses, allowing for a mixture of residential,
commercial, and public facilities;
c. Provision of more adequate, usable, and suitably located open space,
recreational amenities and other public facilities than would otherwise be
provided under conventional land development techniques;
D. Accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and especially to create additional
opportunities for senior and affordable housing;
E. Preservation and enhancement of important environmental features through
careful and sensitive placement of buildings and facilities;
F. Preservation of historic buildings, structures or landscape features;
G. Coordination of architectural styles and building forms to achieve greater
compatibility within the development and surrounding land uses;
H. Creation of more efficient provision of public utilities and services, lessened
demand on transportation, and the promotion of energy resource conservation;
I. Allowing the development to operate in concert with a redevelopment plan in
certain areas of the City and to ensure the redevelopment goals and objectives
will be achieved; and
J. Higher standards of site and building design than would otherwise be provided
under conventional land development technique.
§154.802 Allowed Development
Uses within the PUD may include only those uses generally considered associated with
the general land use category shown for the area on the official Comprehensive Land
Use Plan. Specific allowed uses and performance standards for each PUD shall be
delineated in an ordinance and development plan. The PUD development plan shall
identify all the proposed land uses and those uses shall become permitted uses with
the acceptance of the development plan. Any change in the list of uses approved in
the development plan will be considered an amendment to the PUD, and will follow
the procedures specified in Article 3, Administration, for zoning amendments.
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A. Permitted uses. The PUD application shall identify all proposed land uses and
those uses shall become permitted uses upon the approval of the planned unit
development.
B. Placement of structures. More than one principal building may be placed on a
platted lot within a planned unit development. The appearance and
compatibility of buildings in relation to one another, other site elements, and
surrounding development shall be considered in the review process.
c. Development intensity. The PUD may provide for an increase in the maximum
gross floor area or floor area ratio by up to twenty percent (20%) of that
allowed in the base zoning district, for the purpose of promoting project
integration and additional site amenities.
D. Density. The PUD may provide for an increase in density of residential
development by up to twenty percent (20%) of that allowed in the base zoning
district, for the purpose of promoting diversity of housing types and additional
site amenities. Increased residential densities of varying levels will be awarded
based upon the provision of a combination of various site amenities outlined in
Section 154.804. In addition, the City retains the right to evaluate all
proposals for bonus density in accordance with the overall goals of the City's
Land Use Element of the Comprehensive Plan.
E. Building setbacks. The PUD may provide for a reduction in or elimination of
required setbacks in the base zoning district, provided that a landscaped
setback area of the minimum width established for the base zoning district is
maintained along the periphery of the adjacent zoning district(s).
F. Lot requirements. The Council may authorize reductions in the area and width
of individual lots within a PUD from that required for the base zoning district,
provided that such reductions are compensated for by an equivalent amount of
open space or other public amenities elsewhere in the planned unit
development. Any open space shall not include areas designated as public or
private streets. The plan may increase the maximum density beyond that
permitted in the base zoning district for the purpose of promoting an
integrated project with a variety of housing types and additional site
amenities.
G. Other exceptions. As part of PUD approval, the Council is authorized to
approve other exceptions to the zoning controls applicable to the base zoning
district, such as the maximum height of structures or the minimum off-street
parking requirements. Such exceptions shall only be granted when they are
clearly warranted to achieve the objectives identified in Section 154.801.
§154.803 Minimum Requirements
A. Lot area. A PUD must include a minimum of five (5) acres for undeveloped
land or two (2) acres for developed land within the approved development.
Tracts of less than two (2) acres may be approved only if the applicant can
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demonstrate that a project of superior design can be achieved to meet one or
more of the identified objectives listed in Section 154.801, or that compliance
with the Comprehensive Plan goals and policies can be attained through the
use of the PUD process. The Planning Commission shall authorize submittal of
a PUD for a tract of less than two acres prior to submittal of a general concept
plan application.
B. Open space. For all PUDs, at least twenty percent (20%) of the project area
not within street rights-of-way shall be preserved as protected open space.
Other public or site amenities may be approved as an alternative to this
requirement. Any required open space must be available to the residents,
tenants, or customers of the PUD for recreational purposes or similar benefit.
Land reserved for storm water detention facilities and other required site
improvements may be applied to this requirement. Open space shall be
designed to meet the needs of residents of the PUD and the surrounding
neighborhoods, to the extent practicable, for parks, playgrounds, playing fields
and other recreational facilities.
c. Street layout. In existing developed areas, the PUD should maintain the
existing street grid, where present, and restore the street grid where it has
been disrupted. In newly developing areas, streets shall be designed to
maximize connectivity in each cardinal direction, except where environmental
or physical constraints make this infeasible. All streets shall terminate at other
streets, at public land, or at a park or other community facility, except that
local streets may terminate in stub streets when those will be connected to
other streets in future phases of the development or adjacent developments.
§154.804 Density
The PUD may provide for an increase in density of residential development by up to
twenty percent (20%) of that allowed in the base zoning district. Applicants seeking
increased residential density through a Planned Unit Development are required to
provide at least one (1) or a combination of site amenities that equal the required
amount of amenity points to achieve the desired density bonus.
A. Amenity Points and Equivalent Density Increases. Increases in density will be
awarded through a 1: 1 ratio with amenity points. For every increase in amenity
points for a Planned Unit Development, the applicant will be allowed an
equivalent amount of density increase, up to a maximum increase of twenty
percent (20%). Table 15-1 outlines the required amount of amenity points to
achieve various density increases.
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5 5%
10 10%
15 15%
20 20%
B. Site Amenities. Site amenities that are eligible for amenity points are listed in
Table 15-2, including the associated standards of implementation. Some of the
amenities may be awarded a range of amenity point based upon the quality and
magnitude of the amenity. Where the amenity does not meet all of the
standards required in Table 15-2, no points shall be awarded. Partial points for
site amenities shall not be awarded, except as otherwise allowed in Table 15-2.
C. Site Amenities Not Listed. The City may also consider the allotment of
amenity points for site amenities that are not otherwise specified within this
ordinance as part of the Preliminary Plan phase of the planned development.
Table 15-2: Site Amenities
Points Amenity Standards
Proposed underground or structured parking must be
integrated into the primary structure. The purpose of
this amenity is to better integrate parking into the
site, reduce the amount of surface parking stalls,
and reduce the amount of impervious surface.
Proposed underground or structured parking must
reduce the amount of surface parking stalls located
Underground or outside of the footprint of the principal structure by
5-10 Structure Parking a minimum of 25%. Amenity points will be awarded
based upon the amount of surface parking stalls
reduced (between 25-50%). For every additional 5%
of surface parking stalls reduced above 25%, the
applicant will be awarded one (1) additional amenity
point, up to a maximum of 10 amenity points. The
facade of any underground or structure parking areas
must match the architectural design of the principal
structure.
Preservation, rehabilitation or restoration of
Historic designated historic landmarks in a manner that is
10 Preservation consistent with the standards for rehabilitation of
the Secretary of the Interior as part of the
development.
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A minimum of fifty percent (50%) of the site not
occupied by buildings shall be landscaped outdoor
Additional Open open space. A minimum of fifty percent (50%) of the
10 Space provided open space shall be contiguous. Open space
classifications that qualify may include natural
habitat, neighborhood recreation, trail corridors or
open space buffers.
Dedication of land and construction of a public road,
trail, pathway, or greenway that is part of an
Public Right-of-Way approved City plan, but outside the scope of the
10 Dedication immediate project area. Right-of-way improvements
should be designed per the specification of the City
Engineer.
The installation of fire sprinkler systems, per NFPA
13, 13D or 13R, in structures that are not currently
required to install these systems under State Code.
Amenity points will only be awarded in situations
Fire Sprinkler where there are a significant proportion of structures
5 Systems in the development that are not required to be
sprinkled under State Building Code. In addition, the
density bonus calculation shall only be applied to the
number of structures that do not require fire
sprinkler systems.
The purpose of this amenity is to better integrate
surface parking into the site and reduce the amount
of visible surface parking from the public right-of-
way. Parking should be rear-loaded and hidden by
5 Contained Parking the building facade, or integrated into the site in
some other fashion that is acceptable to the City.
This amenity is separate from underground or
structure parking.
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! The proposed development shall meet the minimum
standards for LEED Silver certification. The project
Leadership in does not have to achieve actual LEED certification;
Energy and however, the developer must submit the LEED
5 Environmental checklist and documentation to the City, approved
Design by a LEED Accredited Professional (LEED-AP), which
shows that the project will comply with LEED Silver
requirements.
A site and building design that allows for exceptional
and accessible pedestrian and/or bicycle access
through and/or around a site. The improvements
Pedestrian shall use a combination of trails, landscaping,
5 Improvements decorative materials, access control and lighting to
create safe, clear and aesthetically pleasing
pedestrian facilities through and /or around the site
that comply with the Americans with Disabilities Act
accessibility requirements.
Significant renovation, rehabilitation and adaptive
5 Adaptive Reuse reuse of an existing building(s), rather than
demolition.
The development shall include some form of plaza or
public square that is wholly or partly enclosed by a
building or buildings. Plazas are landscaped or paved
5 Plaza open areas that shall have a minimum area not less
than one thousand (1,000) square feet. Plazas for
commercial or mixed-use development shall be open
to the public during daylight hours.
A Landscaping Plan of exceptional design that has a
variety of native tree, shrub and plan types that
provide seasonal interest and that exceeds the
requirements of the Lake Elmo Design Standards
1-5 Enhanced Manual. The landscaped areas should have a
Landscaping resource efficient irrigation system. The
Landscaping Plan shall be prepared by a licensed
landscape architect. Amenity points shall be
awarded based upon the quality and magnitude of
the Landscaping Plan.
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Provide capacity for infiltrating stormwater
generated onsite with artful rain garden design that
serves as a visible amenity. Rain garden designs shalt
3 Enhanced Storm be visually compatible with the form and function of
Water Management the space and shall include long-term maintenance
of the design. The design shall conform to the
requirements per the Minnesota Stormwater Manual
and shall meet the approval of the City Engineer.
Significant utilization of various elements of Theming
consistent with the 2013 Lake Elmo Theming Project,
including but not limited to signage, fencing,
1-3 Theming landscaping, lighting and site furnishings. Amenity
points will be awarded based upon the quality and
magnitude of Theming elements integrated into the
project.
Site planning that preserves significant natural
3 Natural Features features or restores ecological functions of a
previously damaged natural environment.
§154.805 Coordination With Other Regulations
A. Coordination with subdivision review. Subdivision review under the subdivision
regulations shall be carried out simultaneously with the review of the PUD. The
plans required under this Article shall be submitted in a form that will satisfy
the requirements of the Subdivision Ordinance for the preliminary and final
plat.
B. Coordination with other zoning requirements. All of the provisions of this
Chapter applicable to the original district within which the Planned Unit
Development District is established shall apply to the PUD District except as
otherwise provided in approval of the Final Plan.
§154.806 Phasing and Guarantee of Performance
A. Development Schedule. The City shall compare the actual development
accomplished in the various PUD zones with the approved development
schedule.
B. Schedule extension. For good cause shown by the property owner, the City
Council may extend the limits of the development schedule.
c. Phasing of amenities. The construction and provision of all of the common
open space, site amenities and public and recreational facilities which are
shown on the final development plan must proceed at the same rate as the
construction of dwelling units, if any. The Development Review Committee
shalt review all of the building permits issued for the PUD and examine the
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construction which has taken place on the site. If they find that the rate of
construction of dwelling units is greater than the rate at which common open
spaces, site amenities and public and recreational facilities have been
constructed and provided, they shall forward this information to the City
Council for action.
D. Guarantees. A financial guarantee or letter of credit shall be required to
guarantee performance by the developer. The amount of this guarantee or
letter of credit, and the specific elements of the development program that it
is intended to guarantee, will be stipulated in the development agreement.
E. Changes during development period.
1. Minor changes in the location, placement and height of structures may be
authorized by the Development Review Committee if required by
engineering or other circumstances not foreseen at the time the final plan
was approved and filed with the Planning Director.
2. Changes in uses, any rearrangement of lots, blocks and building tracts,
changes in the provision of common open spaces, and all other changes to
the approved final development plan may be made only under the
procedures for zoning amendments, Article 3. Any changes shall be
recorded as amendments to the recorded copy of the final development
plan.
F. Rezoning to original district. If substantial development has not occurred
within a reasonable time after approval of the PUD Zoning District, the City
Council may instruct the Planning Commission to initiate rezoning to the
original zoning district. It shall not be necessary for the City Council to find
that the rezoning was in error.
§154.807 Control of Planned Unit Development Following Completion
A. Final development plan controls subsequent use. After the certificate of
occupancy has been issued, the use of the land and the construction,
modification or alteration of any buildings or structures within the planned
development shall be governed by the final development plan.
B. Allowed changes. After the certificate of occupancy has been issued, no
changes shall be made in the approved final development plan except upon
application as provided below:
1. Any minor extensions, alterations or modifications of existing buildings or
structures may be authorized by the Development Review Committee if
they are consistent with the purposes and intent of the final plan. No
change authorized by this Section may increase the cubic volume of any
building or structure by more than ten percent.
2. Any building or structure that is totally or substantially destroyed may be
reconstructed only in compliance with the final development plan unless an
amendment to the final development plan is approved under this chapter.
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c. Amendment required for major changes. Any other changes in the final
development plan, including any changes in the use of common open space,
must be authorized by an amendment of the final development plan under the
procedures for Zoning Amendments, Article 3.
§154.808 Procedures for Processing a Planned Unit Development.
There are four stages to the PUD process: application conference, general concept
plan, preliminary plan and final plan, as described below.
A. Application Conference. Upon filing of an application for PUD, the applicant of
the proposed PUD shall arrange for and attend a conference with the Planning
Director. The primary purpose of the conference shall be to provide the
applicant with an opportunity to gather information and obtain guidance as to
the general suitability of his or her proposal for the area for which it is
proposed and its conformity to the provisions of this Article before incurring
substantial expense in the preparation of plans, surveys and other data.
B. General Concept Plan. The general concept plan provides an opportunity for
the applicant to submit a plan to the city showing his or her basic intent and
the general nature of the entire development without incurring substantial
cost. The plan should include the following: overall density ranges, general
location of residential and nonresidential land uses, their types and intensities,
general location of streets, paths and open space, and approximate phasing of
the development.
c. Preliminary Plan. Following approval of the General Concept Plan, the
applicant shall submit a Preliminary Plan application and preliminary plat, in
accordance with the requirements described in Section 153.07. The application
shall proceed and be acted upon in accordance with the procedures in this
ordinance for zoning changes.
D. Final Plan. Following approval of the Preliminary Plan, the applicant shall
submit a Final Plan application and final plat, in accordance with the
requirements described in Section 153.08. The application shall proceed and
be acted upon in accordance with the procedures in this ordinance for zoning
changes. If appropriate because of the limited scale of the proposal, the
preliminary plan and final plan may proceed simultaneously.
E. Schedule for Plan Approval.
1. Developer presents the General Concept Plan to the Planning Commission
for their review and comment.
2. After verification by the Planning Director that the required plan and
supporting data are adequate, the Planning Commission shall hold a public
hearing, with public notice.
3. The Planning Commission shall conduct the hearing and report its findings
and make recommendations to the City Council.
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4. The City may request additional information from the applicant concerning
operational factors or retain expert testimony at the expense of the
applicant concerning operational factors.
5. The Council may hold a public hearing after the receipt of the report and
recommendations from the Planning Commission. If the Planning
Commission fails to make a report within 60 days after receipt of the
application, then the City Council may proceed without the report. The
Council may approve the General Concept Plan and attach such conditions
as it deems reasonable.
6. Following approval of the General Concept Plan, the application may
proceed to the Preliminary Plan phase.
7. Developer presents the Preliminary Plan to the Planning Commission for
their review and comment.
B. After verification by the Planning Director that the required plan and
supporting data are adequate, the Planning Commission shall hold a public
hearing, with public notice.
9. The Planning Commission shall conduct the hearing and report its findings
and make recommendations to the City Council.
10. The City may request additional information from the applicant concerning
operational factors or retain expert testimony at the expense of the
applicant concerning operational factors.
11. The Council may hold a public hearing after the receipt of the report and
recommendations from the Planning Commission. If the Planning
Commission fails to make a report within 60 days after receipt of the
application, then the City Council may proceed without the report. The
Council may approve the Preliminary Plan and attach such conditions as it
deems reasonable.
12. Following approval of the Preliminary Plan, the application may proceed to
the Final Plan phase.
13. Developer presents the Final Plan to the Planning Commission for their
review and comment.
14. After verification by the Planning Director that the required plan and
supporting data are adequate, the Planning Commission shall hold a public
hearing, with public notice.
15. The Planning Commission shall conduct the hearing and report its findings
and make recommendations to the City Council.
16. The City may request additional information from the applicant concerning
operational factors or retain expert testimony at the expense of the
applicant concerning operational factors.
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17. After the receipt of the report and recommendations from the Planning
Commission, the City Council may approve the Final Plan and attach such
conditions as it deems reasonable.
§154.809 Application Requirements for General Concept Plan, Preliminary Plan
and Final Plan.
Ten copies of the following plans, exhibits and documents shall be submitted at the
General Concept Plan stage, Preliminary Plan stage and the Final Plan stage.
A. General Concept Plan Stage
1. General information
a. The landowner's name and address and his/her interest in the subject
property.
b. The applicant's name and address if different from the landowner.
c. The names and addresses of all professional consultants who have
contributed to the development of the PUD plan being submitted,
including but not limited to attorney, land planner, engineer and
surveyor.
2. Present Status
a. The address and legal description of the property.
b. The existing zoning classification and present use of the subject property
and all lands within 350 feet of the subject property.
c. A map depicting the existing development of the subject property and
all land within 350 feet of the subject property and showing the location
of existing streets, property lines, easements, water mains, and storm
and sanitary sewers, with invert elevations on and within 100 feet of the
subject property.
ct. Site conditions: Where deemed necessary by the City, graphic
reproductions of the existing site conditions at a scale of one (1) inch
equals one hundred (100) feet shall be submitted and contain the
following:
i. Contours; minimum five foot (5') intervals.
ii. Location, type and extent of tree cover.
iii. Slope analysis.
iv. Location and extent of water bodies, wetlands, streams, and
flood plains within 300 feet of the subject property.
e. A written statement generally describing the proposed PUD and showing
its relationship to the City Comprehensive Plan.
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f. Schematic drawing of the proposed development concept, including but
not limited to the general location of major circulation elements, public
and common open space, residential and other land uses.
g. Proposed design features related to proposed streets, showing right-of-
way widths, typical cross-sections, and areas other than streets including
but not limited to pedestrian ways, utility easements and storm water
facilities.
h. Statement of the estimated total number of dwelling units proposed for
the PUD and a tabulation of the proposed approximate allocations of
land use expressed in acres and as a percent of the total project area,
which shall include at least the following:
i. Area devoted to residential use by building type.
ii. Area devoted to common open space.
iii. Area devoted to public open space and public amenities.
iv. Approximate area devoted to, and number of, off-street parking
and loading spaces and related access.
v. Approximate area, and floor area, devoted to commercial uses.
vi. Approximate area, and floor area, devoted to industrial or office
use.
i. When the PUD is to be constructed in stages during a period of time
extending beyond a single construction season, a preliminary schedule
for the development of such stages or units shall be submitted stating
the approximate beginning and completion date for each such stage and
overall chronology of development to be followed from stage to stage.
j. The City may excuse an applicant from submitting any specific item of
information or document required in this stage which it finds to be
unnecessary to the consideration of the specific proposal.
k. The City may require the submission of any additional information or
documentation which it may find necessary or appropriate to full
consideration of the proposed PUD.
B. Preliminary Plan Stage
1. Preliminary plat and information required by Section 153.07.
2. General information:
a. The landowner's name and address and his interest in the subject
property.
b. The applicant's name and address if different from the landowner.
c. The names and addresses of all professional consultants who have
contributed to the development of the PUD plan being submitted,
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including but not limited to attorney, land planner, engineer and
surveyor.
d. Evidence that the applicant has sufficient control over the subject
property to effectuate the proposed PUD, including a statement of all
legal, beneficial, tenancy and contractual interests held in or affecting
the subject property and including an up-to-date certified abstract of
title or registered property report, and such other evidence as the City
Attorney may require to show the status of title or control of the subject
property.
3. Present Status:
a. The address and legal description of the property.
b. The existing zoning classification and present use of the subject property
and all lands within 350 feet of the property.
c. A map depicting the existing development of the property and all land
within 350 feet thereof and indicating the location of existing streets,
property lines, easements, water mains and storm and sanitary sewers,
with invert elevations on and within one hundred feet of the property.
d. A written statement generally describing the proposed PUD and the
market which it is intended to serve and its demand showing its
relationship to the City's Comprehensive Plan and how the proposed PUD
is to be designed, arranged and operated in order to permit the
development and use of neighboring property in accordance with the
applicable regulations of the City.
e. A statement of the proposed financing of the PUD.
f. Site conditions: Graphic reproductions of the existing site conditions at a
scale of one (1) inch equals one hundred (100) feet. All of the graphics
should be at the same scale as the final plan to allow easy cross-
reference. The use of overlays is recommended for ease of analysis.
i. Contours; minimum two foot (2') intervals.
ii. Location, type and extent of tree cover.
iii. Slope analysis.
iv. Location and extent of water bodies, wetlands and streams and
flood plains within 300 feet of the property.
v. Significant rock outcroppings.
vi. Existing drainage patterns.
vii. Vistas and significant views.
viii. Soil conditions as they affect development.
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g. Schematic drawing of the proposed development concept, including but
not limited to the general location of major circulation elements, public
and common open space, residential and other land uses.
h. A statement of the estimated total number of dwelling units proposed
for the PUD and a tabulation of the proposed approximate allocations of
land use expressed in acres and as a percent of the total project area,
which shall include at least the following:
i. Area devoted to residential use by building type.
ii. Area devoted to common open space.
iii. Area devoted to public open space and public amenities.
iv. Approximate area devoted to streets.
v. Approximate area devoted to, and number of, off-street parking
and loading spaces and related access.
vi. Approximate area, and floor area, devoted to commercial uses.
vii. Approximate area, and floor area, devoted to industrial or office
use.
i. When the proposed PUD includes increases in density of residential
development above the base zoning district, a statement describing the
site amenities to be included within the PUD, and demonstrating that
the proposed site amenities sufficiently achieve the desired density
bonus. Applicant is required to demonstrate that all site amenity
standards have been met in order to be awarded increased density for
residential development.
j. When the PUD is to be constructed in stages during a period of time
extending beyond a single construction season, a schedule for the
development of such stages or units shall be submitted stating the
approximate beginning and completion date for each such stage or unit
and the proportion of the total PUD public or common open space and
dwelling units to be provided or constructed during each such state and
overall chronology of development to be followed from stage to stage.
k. When the proposed PUD includes provisions for public or common open
space or service facilities, a statement describing the provision that is to
be made for the care and maintenance of such open space or service
facilities.
l. Any restrictive covenants that are to be recorded with respect to
property included in the proposed PUD.
m. Schematic utilities plans indicating placement of water, sanitary and
storm sewers.
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n. The City may excuse an applicant from submitting any specific item of
information or document required in this stage which it finds to be
unnecessary to the consideration of the specific proposal.
o. The City may require the submission of any additional information or
documentation which it may find necessary or appropriate to full
consideration of the proposed PUD.
c. Final Plan Stage. Development stage submissions should depict and outline the
proposed implementations of the Preliminary Plan stage for the PUD.
Information from the General Concept and Preliminary Plan stages may be
included for background and to provide a basis for the submitted plan. The
development stage submissions shall include but not be limited to:
1. A final plat and information required by Section 153.08.
2. Final plans drawn to a scale of not less than 1 inch = 100 feet (or a scale
requested by the Zoning Administrator) containing at least the following
information:
a. Proposed name of the development (which shall not duplicate nor be
similar in pronunciation to the name of any plat heretofore recorded in
the county where the subject property is situated).
b. Property boundary lines and dimensions of the property and any
significant topographical or physical features of the property.
c. The location, size, use and arrangement including height in stories and
feet and total square feet of ground area coverage and floor area of
proposed buildings, including manufactured homes, and existing
buildings which will remain, if any.
d. Location, dimensions of all driveways, entrances, curb cuts, parking
stalls, loading spaces and access aisles, and all other circulation
elements including bike and pedestrian; and the total site coverage of
all circulation elements.
e. Location, designation and total area of all common open space.
f. Location, designation and total area proposed to be conveyed or
dedicated for public open space, including parks, playgrounds, school
sites and recreational facilities.
g. The location of applicable site amenities, if any.
h. Proposed tots and blocks, if any and numbering system.
i. The location, use and size of structures and other land uses on adjacent
properties.
j. Detailed sketches and provisions of proposed landscaping.
k. General grading and drainage plans for the developed PUD.
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l. Any other information that may have been required by the Planning
Commission or Council in conjunction with the approval of the
Preliminary Plan.
3. An accurate legal description of the entire area within the PUD for which
final development plan approval is sought.
4. A tabulation indicating the number of residential dwelling units and
expected population.
5. Density calculations, including proposed density bonuses above the base
zoning district. To be granted increased density of residential
development, the applicant must submit a schedule of site amenities with
proposed designs and standards. The applicant must demonstrate that site
amenity standards in Table 15-2 have been met to be rewarded additional
density.
6. A tabulation indicating the gross square footage, if any, of commercial and
industrial floor space by type of activity (e.g. retail or office).
7. Preliminary architectural "typical" plans indicating use, floor plan,
elevations and exterior wall finishes of proposed building, including
manufactured homes.
8. A detailed site plan, suitable for recording, showing the physical layout,
design and purpose of all streets, easements, rights of way, utility lines and
facilities, lots, block, public and common open space, general landscaping
plan, structure, including mobile homes, and uses.
9. Preliminary grading and site alteration plan illustrating changes to existing
topography and natural site vegetation. The Plan should clearly reflect the
site treatment and its conformance with the approved concept plan.
1 o. A soil erosion control plan acceptable to watershed districts, Department of
Natural Resources, Natural Resources Conservation Service, or any other
agency with review authority, clearly illustrating erosion control measures
to be used during construction and as permanent measures.
§154.810 City Costs
The applicant shall make a deposit of a fee escrow with the City for the purpose of
reimbursing any costs directly related to a given development. Such costs include but
are not limited to professional fees and expenses incurred by the City for consultants
(including but not limited to planners, engineers, architects and attorneys) who the
City determines in its sole judgment are necessary to assist in reviewing,
implementing or enforcing the provisions of this article. The amount of the deposit,
and any addition to it that the City may later require, shall be established by the
Planning Director. The City and the applicant may agree to share the costs of
consultants based upon a specific written agreement. Any funds not used by the City
shall be returned to the applicant at the conclusion of the project.
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SECTION 3. Effective Date. This ordinance shall become effective immediately upon
adoption and publication in the official newspaper of the City of Lake Elmo.
SECTION 4. Adoption Date. This Ordinance 08-070 was adopted on this nineteenth
day of February 2013, by a vote of _5_ Ayes and Nays.
LAKE ELMO CITY COUNCIL
41\ike Pearson, Mayor
ATTEST:
This Ordinance 08-070 was published on the ,,_-r" day of 'fS;fl>ll-Lli'\R-Y ' 2013.
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