CC WORKSESSION PACKET 09232019-JOINT MEETING PLANNING COMMISSION

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• PUD Flexibility – Density. The proposed senior apartment building is 75 units, on 1.89 acres – a density of 39.7 units per acre. The City’s Comprehensive Plan allows for projects of up to 40 units per acre, while the R-4 Zoning District would accommodate just 25 units per acre without PUD flexibility. • PUD Flexibility – Land Area. The Zoning Ordinance limits the use of PUD zoning to sites of 3 acres or more. The proposed project relies on the assembly of 3 individual parcels that are not contiguous to reach the 3 acre threshold (a total of approximately 3.12 acres): o Parcel 1: Bremer Bank site – 1.89 acres (2401 Kenzie Terrace) o Parcel 2: City “Old Bowling Alley” property – 0.91 acres (2654 Kenzie Terrace) o Parcel 3: Entrance parcel (owned by Bremer) – 0.32 acres (2534 Kenzie Terrace) The accumulation of non-contiguous parcels for a single PUD project is unconventional, but not necessarily prohibited. The City should discuss the 3 acre threshold as to whether they would be willing to pursue PUD in this arrangement of parcels. Staff has noted to the developers that a project which accomplishes several other goals – such as affordable housing, various design and/or architectural elements, and attention to the “southern gateway” entrance area – could be factors in consideration of the non-traditional PUD approach being sought for this project. • Site Plan – Apartment Development. o Setbacks. The plan shows setbacks for the proposed building of 30 feet from the two streets, 40 feet from the north line and 15 feet from the east line, generally consistent with the R-4 standards. o Impervious Surface. The concept plan estimates an impervious surface coverage of 65%, reduced from the current condition of approximately 85%. The R-4 standard would be 50%. o Parking. The site plan shows surface parking equal to 27 spaces, and underground parking of 49 spaces, a total of 76 parking spaces. The Zoning Ordinance requires 2 spaces per unit for multiple family, or 1 space per 3 units for “retirement homes”. The applicants’ ratio of 1 space per unit falls between those two requirements.