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City of Mounds View Staff Report Planning Case No. 477-97:D.W. Jones Property April 26, 1997 Page 2 • development without incurring substantial cost. The concept plan serves as the basis for the public hearing so that the proposal may be publicly considered at an early stage. The following elements of the proposed general concept plan represent the significant elements which the City shall review and for which a decision shall be rendered: • overall maximum PUD density range Q general location of major streets and pedestrian ways Q general location and extent of public and common open space • general location of residential and nonresidential land uses with approximate type and intensities of development • staging and time schedule for development Q other special criteria for development Planning Commission Action: At their meeting on April 2, 1997, the Planning Commission, voted by a three to two margin to recommend approval of this concept plan. The issues with which the Commission struggled in its decision concerned the extent of the encroachment into the wetland, redelineation of the wetland, and the overall density of the project. In addition, the appropriateness of the gas station and car wash components was questioned in a development which will be at the gateway to the City's city center and commercial core. Status of Issues: The plan submitted with this application appears to be in a much more finished form than staff feels is warranted at this point. (Please refer to the concept plan dated April 22.) 411, You will note that building footprints and sizes are shown, and access drives and parking lots. The diagram implies that all of the uses will fit at the densities proposed. Staff is concerned that there are some key pieces of information which the City does not have, and are needed, before the amount of development and its arrangement is decided. These include: Extent of the wetland; encroachment into the wetland buffer: There are two wetland boundaries shown on the concept plan, one of which is larger than the other. If this PUD is approved, we have included a requirement that the wetland boundary be delineated prior to approval of the development plan, and that densities may need to be reduced downward based on that delineation. The extent of the wetland has a significant impact on how much development will fit on this site. The present proposal shows encroachment into 45% of the wetland buffer. Q Drainage system: The applicant has shown two NURP or water quality ponds on the concept plan. It is unknown at this point whether they are sized correctly or placed so the drainage system will work and protect the wetland. There is a requirement in the PUD that a preliminary drainage plan be prepared and be approved by the City Engineer prior to approval of the development plan. If the ponds need to be larger, there needs to be more of them, and/or they need to be in a different location due to topography, it could have an effect on the site layout and the amount of density which will fit. Q Underground parking for senior citizen apartment building: There have been questions • raised whether underground parking will work with the water table. There is a