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Planning Commission Case No. 471-97: O'Neil Property March 28, 1997 11111 Page 10 Required Provided Building Height 3 stories;no dimension given 42'for theater (estimated 52 feet based on R-1 district 28'to roofline for offices limit of 2.5 stories or 45 feet) Minimum Project Size 5 acres 23.99 acres Minimum Street Frontage 200 feet 1690 feet Minimum Property Width 200 feet 1280 feet • Landscaping, Screening& Surfacing The proposal exceeds the requirements in Section 1120.03, Subd. 2 of the Zoning Code. • Comparison with Existing Zoning The existing zoning on the site is B-1 (neighborhood business) for 17 acres and R-2 (single family and duplex residential)for seven acres. The B-1 district would allow the following uses: Permitted - barber shops - beauty parlors - convenience grocery stores - laundromat, self-service washing and drying Conditional - governmental and public utility buildings - professional and commercial offices - commercial planned unit development as regulated by Chapter 1120 - solar energy and wind generator systems Staff does not regard the development of 17 acres in neighborhood businesses as practical or marketable. There is just too much land in this parcel to be absorbed by the limited range of businesses listed as permitted. The most likely use of this property, if it were to remain in this district, is offices. The proposal includes this use, so in this aspect, changing the zoning from B-1 to PUD is not a change. The obvious difference is having an entertainment use as opposed to a retail use, and replacing the potential for duplexes under the R-2 residential district with the office buildings in the proposal. The development of office buildings with no access to County Road H2 is a quieter use than duplexes fronting onto County Road H2 would be. The offices will be probably be closed on weekends and evenings. There will be no driveways onto County Road H2 and no neighbors in closeby yards. e PUD Stipulations Staff has prepared stipulations to be adopted with the general concept plan which state all of the development requirements which would apply to this property, what further approvals are needed from agencies such as Rice Creek Watershed District, Department of Natural Resources, and the Minnesota Department of Transportation, and plans and studies which must be submitted at later steps in the process. The stipulations also list the types and densities of uses allowed. The PUD zoning designation does not confer general permission to develop commercial uses. It allows development according to a specific plan and detailed list of stipulations. If, at some point in the future,the landowner wanted to pursue a different development idea, they would have to obtain approval for a general concept plan, development stage plan and final plan which illustrated this idea. The general concept plan and development stage plan are subject to public hearings.