2013.12.19 PC Packet - Laserfiche WebLink

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LaValle Fields Preliminary Plat and PUD Page 4 6. Maintain or improve the efficiency of public streets and utilities. 7. Ensure the establishment of appropriate transitions between differing land uses. B. PUD General Plan The PUD General Plan shows an overall campus layout containing a senior housing facility and 3 apartment buildings on the southern portion of the property with the expansion of Lions Park. The northern portion of the property will consist of a wetland complex and stormwater management facilities. The PUD General Plan ends at Oneka Parkway and includes Lot 1, and Outlots A, B, & D. The portion of the property on the west side of Oneka Parkway will not be part of the PUD General Plan and will retain the CR -3 zoning (Outlot Q. The buildings are laid out to follow the contours of the perimeter of the property and staff believes in general this is an efficient use of the space. The two buildings on the west side of the property will be situated to overlook the wetlands. The applicant is proposing underground parking that will reduce the overall impervious surface of the development. Development Phasing The PUD General Plan proposes two phases at this time. Phase 1 will be the senior housing facility and the reconstruction of Finale Avenue from 1450, Street to 146a' Street. Phase 2 includes the three apartment buildings as well as the realignment and construction of Finale Avenue north of 146th Street to 147th Street. Phase 2 will also include the construction of 147a' Street to Oneka Parkway. Although the construction of Finale Avenue and 147' Street will be required with Phase 2, the right of way will be dedicated with Phase 1. The land dedication for the park dedication requirement will be dedicated with Phase 1. Downtown/Comprehensive Plan Hugo's Downtown Plan focuses on the redevelopment of the area around City Hall, which includes the properties that are proposed to be developed. The Downtown Plan shows the area where the development is proposed as an expansion of Lions Park with the incorporation of a Community Center in the northern portion of the property, and an extension of a traditional residential area in the southern portion. Upper 146x' Street and 146th Street are planned to extend to the west to continue the flow of the residential grid system. The majority of the properties are guided as Mixed Use (MIX) and a small portion as Medium Density Residential (MD) according to the 2030 Land Use Plan. The density proposed for this development is anticipated to comply with the standards stated in the Comprehensive Plan's Land Use requirements. Staff believes that the plan the applicant has submitted stays fairly consistent with the downtown plan in terms of land use, zoning, density and road access. The Downtown Plan shows Finale Avenue extending to the south to connect with Frenchman Road (CSAH 8), which would allow direct access into the site. The applicant is not proposing to extend Finale Avenue to the south with the applications.