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HomeMy WebLinkAbout[07] Bayou Blues PUD Hearing • •' \ CITY OF ST. J OSEPH http://mn-stjoseph.civicplus.com City of St.Joseph Public Hearing Bayou Blues Administrator The St.Joseph Planning Commission shall conduct a public hearing on Tuesday,September Judy Weyrens 23, 2014 at 6:30 PM in the St.Joseph City Hall, 25 College Avenue North to consider a PUD and Preliminary plat entitled Bayou Blues, rezoning of one of the lots from current R1 Residential to Central Business District and closure of a portion of the north/south alley. Mayor Rick Schultz The proposed PUD would allow for the construction of mixed use facilities to include residential, retail and restaurant. The residential would consist of two structures, with one Councilors structure located above the retail/restaurant facilities and the second structure would be a Steve Frank four unit condominium. In addition,the PUD may consider relief of setback requirements as Bob Loso it relates to adjacent residential property. Renee Symanietz Dale Wick The property is located along the alley running east/west between College Avenue North and 15t Avenue Northeast, legally described as: Lots 1,2 and 4, Block 10. TOWNSITE OF ST JOSEPH, EXCEPT the northerly 64.00 feet thereof,Stearns County, Minnesota, according to the recorded plat thereof. Lot 1, Block 2 MILLSTREAM,Stearns County, Minnesota, according to the recorded plat thereof. The south 96 feet of Lot 8, Block 10, TOWNSITE OF ST JOSEPH,Stearns County, Minnesota,according to the recorded plat thereof. The request for platting and PUD has been submitted by Bayou Alley Flats LLC, 15 Minnesota St E; #104; St.Joseph MN 56374. 1_ \ _1_ Judy Weyrens \ \ \ 1 Administrator '� 1t � �_L_ J Publish: September 12, 2014 1-71 H Project Location ��. _<7_:_-_- ----\ ',\ , r T ",, \--\\A _------- v.---- \ \ ,. - \--\\ \ \--\.,' ,":------ --1-7,-;_.. (---_,-, \--\\ \ \\_ Note: MN State Statutes required mailed notice to all property owners within 350 feet of a variance, interim/special use, rezoning or platting. z5 College Avenue North • PO Box 668 . Saint Joseph, Minnesota 56374 Phone 3zo.363.7zoi Fax 310.363.0341 APPLICATION FOR PLANNING CONSIDERATION CITY OF ST.JOSEPH 25 College Avenue NW Fee$ P. O. Box 668 Paid St.Joseph,MN 56374 Receipt# (320)363-7201 or Fax(320)363-0342 Date STATE OF MINNESOTA) )ss Vi--111/4W COUNTY OF.STEARNS) 130.44 aV ALL-' L L C NAME: iJO0 Ut Gtr -PE-TT-efts, L F0 PHONE: 3 Z 0 - j(e3 7(./C6 ADDRESS: I Sf E ILA IriiJESo roar cS 175E1' , JT` 1OSf , I V' 503/(1 I/We,the undersigned,hereby make the following application to the City Council and Planning Commission of the City of St.Joseph, Steams County, Minnesota.(Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): 1.Application is hereby made for:(Applicant must check any/all appropriate items) X Rezoning Zoning Ordinance Amendment Home Occupation Unit Surface Water Management Plan(Grading Permit) X PUD Building Mover's Permit X Building Moving-Owner's Permit X. Development Plan Approval Other,please specify: 2.Legal description of land to be affected by application,including acreage or square footage of land involved,and street address,if any(attach additional sheet if necessary): See ok -4-ta C--e C-Le C` 3. Present zoning of the above described property is: 2 I]( e1 S ctrc Ci�_ P ri 6` Q t•-e- 4. 1 S t Proposed zoning-Please describe the zoning reclassification you are requesting and a statement/narrative as to why your request should be granted. 2.0 v' L C t ?) pa t-LG l S Cl,?i1) 5.Comprehensive Plan-Is the proposed rezoning consistent with the future land use map in the Comprehensive Plan? YCk5 6.Name and address of the present owner of the above described land: o ti 4 k k e . 1 S EAST MI JJr.4 t sorA- SrtZGC t, '57. TO Plt r i.{1J 5- 3 c 7. Persons,firms,corporations or other than applicant and present owner who may or will be interested in the above described land or proposed improvements within one year after issuance of permit applied for,if granted,are: 8. Attached to this application and tea rt thereof are other material submission ata req 'rements,as indicated. Applicant Signature: / 1\t 411'"Ali v A Date: Q Owner Signature: 11/ Date: - FOR OFFICE USE ONLY DATE APPLICATION SUBMITTED: DATE APPLICATION COMPLETE: Planning Commission Action: Recommend Approval Recommend Disapproval Date of Action Date Applicant/Property Owner notified of Planning Commission Action: City Council Action: Approved Disapproved Date of Action Date Applicant/Property Owner notified of City Council Action: APPLICATION FOR SUBDIVISION REVIEW City of St.Joseph 25 College Avenue North St.Joseph,MN 56374 PH: (320)363-7201 FAX:(320)363-0342 APPLICANT(S)NAME Bayou Alley Flats LLC DATE:August 6,2014 ADDRESS: 15 East Minnesota Street,Suite 104,St.Joseph,MN 56376 PHONE NUMBER(S): 320-363-7656 FAX:320-363-7657 PROPERTY OWNER(S)NAME(if different from Applicant): ADDRESS: PHONE NUMBER: FAX: PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. I/We,the undersigned,hereby make the following application to the Planning Commission and City Council of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): A. Application is hereby made for: (Applicant must check any/all appropriate items) X Preliminary Plat Review X Final Plat Review X Planned Unit Development Plan Review Minor Subdivision Review B. Parcel Identification Number(s)of Property: 84.53867.0000, 84.53733.0152 and 84.53876.0000. Legal Description of Property: (Please Attach Metes&Bounds Description) C. Required Information: 1. Name of Plat: Bayou Alley Flats 2. Location: See attached St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivision Review Updated 04/04 3. Gross Area: Approximately 38936 square feet plus north/south alley 4. Number of Lots: 3 5. Current Zoning Classification(s): 2 lots CBD; 1 lot R1 6. Desired Zoning Classification(s): All three lots CBD 7. Current Zoning Classification(s)of Adjacent Parcels: CBD and R1 8. Name of Pending Street Name(s)Included in Development: n/a 9. Name&Address of Land Surveyor/Engineer: Kramer Leas Deleo; 13 11`"Ave N.,St.Cloud,MN 56303 D. Does the proposed preliminary plat require rezoning? X Yes,Explain Combining of three lots of different designations. No E. Is the proposed preliminary plat consistent with design standards and other requirements of the City of St.Joseph Subdivision Ordinance,Zoning Ordinance and Comprehensive Planning documents? X Yes, Skip to F No,if`No' applicant must complete items below in italicized print The request(s)which I/We desire for our property require a variance from the following section(s)of the St. Joseph City Code: Section: Section: Section: Proposed variances(s): What special conditions and circumstances exist which are particular to the land, structure or building(s) involved which do not apply to the land, structures or building(s)in the same zoning classification(attach additional pages as needed)? Do any of the special conditions and circumstances result from your own actions(if the answer is yes,you may not qualify for a variance)? What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code or other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivision Review Updated 04/04 under the terms of the zoning code(attach additional pages as needed)? State your reasons for believing that a variance will not confer on you any special privilege that is denied by the code to other lands, structures or buildings in the same district: State your reasons for believing that the action(s)you propose to take is/are in keeping with the spirit and intent of the code? State your reasons for believing that a strict enforcement of the provisions of the code would cause undue hardship. Undue hardship mean that the property in question cannot be put to a reasonable use if used under the conditions allowed by the code.Economic considerations alone shall not constitute an undue hardship under the terms of this code as referenced in state statutes: F. Describe the physical characteristics of the site,including but not limited to,topography;erosion and flooding potential;soil limitations;and,suitability of the site for the type of development or use contemplated. The site currently consists of two single family residential units with two detached garages,a former maintenance shed and a few utility buildings which will all be removed from the site except for the maintenance shed. The site is flat and abuts an alley to the south,College Street to the west and residential properties to the north and east. The rezoning is consistent with adjacent properties and will be a positive addition to the core downtown area of St.Joseph. St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivision Review Updated 04/04 G.Describe the fiscal and environmental impact the proposed development will have on adjacent property owners and the City of St.Joseph. The property should have no negative fiscal or environmental impact on the adjacent residential properties and should be viewed as having a positive impact on the value and environment of adjacent commercial properties. H. If Application is for a PUD,provide a statement that generally describes the proposed development and the market which it intends to serve and its demand in relation to the city's Comprehensive Plan and how the development is designed,arranged and operated in order to permit the development and use of neighboring property in accordance with the regulations and goals of the city. The proposed property could be viewed as a sister project to Mill Stream Shops&Lofts as it will have a mix of a restaurant and additional retail space on the main floor with condos above. However in this case the apartments will be on two floors and will feature a secure elevator making it more attractive to those with mobility issues. The restaurant will be operated by a reputable business owner. Jason Mueller,the owner of Bello Cucina has signed a letter of intent on this property.The Alley Flats property on the east end of the site will serve as a buffer between the commercial property and adjacent single family residences. This will be a walk-up style design with an internal secure elevator for the four,for-sale units. The second and third floors are designed to be flexible to the needs of the community. We presume there will be three uses: long-term residential space(30+days),short term residential space(1-30 days)or professional non-retail office space. I. Applicants for preliminary plat review must provide with this application the names and addresses of all adjoining property owners within 350 feet of the subject property. See attached list. J. Attach completed copy of applicable submittal checklist(s)with application. I/We understand that any work to be done will require reimbursement to the city for engineering,consulting,mapping or studies that may have to be done in conjunction with this subdivision.This includes any fees in conjunction with preliminary or final plats.In addition a check for the appropriate fee(s)must be submitted along with the application.By signing this application below,I/We are hereby acknowledging this potential cost. A,• '43'Signature Date Property Owners Signature Date St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivision Review Updated 04/04 PETITION FOR ABANDONMENT OF ALLEY In St.Joseph, Minnesota this day of , To the City Council of St. Joseph, Minnesota: The alley proposed for vacation lies between: East Ash Street and the Alley between College Avenue N, and 1st Ave NE Subiect to an easement in favor of the City for the existing Storm Sewer in the Alley. We the undersigned, own property abutting the alley proposed for vacation and are in favor of said vacation: Property Owner Address '611 ture Collegeville Communities,LLC *30 East Ash Street � r j it/ Craig and Nadine Olson *30 East Ash Street �� /)7K! / Natalie Larson 34 East Ash Street ITIMIS Deutz Housing, LLC 28 East Ash Street ` //`mod Collegeville Communities,LLC No address, parcel#: r 111 a f� _ ! 84.53733.0152 • Under Purchase Agreement from Patricia Pearce.Owned 50/50 per purchase agreement closing on 8/29/14 This document has be examined and found to be signed by the required numbers of owners of property affected by the vacation petitioned for: /°"/">("4 q//1/ J.• Weyrefis, Clerk/Administrator Date SCANNED � � �L p O l lo l'oN 1aa45 � pN < — � � C�.� �" V Q �O ` �'Qy O � i" o .� �� Q � w2 � � �' O �� y T�V � � N � r � � N a ti "h� j . 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Most of the documents were received over multiple days and the City did not Renee Symanietz receive one complete set of plans detailing the required information. The set I received on Dale u'I ck August 1, 2014 via email is different than the plan submitted after the staff meeting on August 8, 2014. It is noted the submittal requirements were discussed at our development meeting on August 20th, and summarized in written correspondence thereafter. Based on the understanding from that meeting that the City would receive a completed application, the public hearing was scheduled for September 23, 2014. As of this date the City has yet to receive a complete application with the needed detail to move forward. Since the public hearing has already been published and posted,the hearing will still be conducted on September 23, 2014; however the Planning Commission will be asked to table action until final materials have been submitted and reviewed. This will allow the Planning Commission to hear the matter, accept testimony and determine if additional information is needed for the Commission to move forward. We respectfully request you compile all of the required information in one individual packet submittal rather than submitting individual pieces of information.This will assist in coordinating and streamlining the review process. The submittal should include two full size sets and one 11"x 17". In determining conformity to the Ordinance,the following information must be submitted and for an application to be complete. The following is an extract of the Central Business Zoning District development plan requirements together with a bit of narration further describing what is required: a)Locations of all buildings on the lot, setbacks required, setbacks proposed, building dimensions, and total square footage of each building. Must be drawn to scale. b)Building elevations;front, rear and side. Actual elevations of each structural wall together with any horizontal or vertical breaks in the building wall. c)Building exterior materials and colors and colors. ZS College Avenue North • PO Box 668 • Saint oseph , Minnesota 56374 phone 3zo.363.7zoi Fax 3zo.363.o34z d)Locations of all ingress and egress points, on principal and accessory structures. e)Dumpster and solid waste pick-up areas and proposed screening material. f)Sign location and dimensions. g)Lighting standard and hood detail; a complete photometric plan showing illumination from all light sources throughout the site and within public rights of way abutting the site. h)Identification of all parking and loading areas. i)Drainage by the use of arrows and/or contours. j)Location of and proposed screening for heating,ventilation and air-conditioning equipment. k)A complete landscaping plan illustrating the type,variety,and size of plantings,the location of each planting, planting detail,fence type and height, and fence detail. I)Fire hydrant and fire lane locations. m) Utility locations and service detail including service line size (the current utility plan illustrates using the existing 6" utility line for the four unit condo's when in fact it is only a 1" line) n) Any other fencing, screening, or building accessories to be located in the development area. o) When required, evidence of completion of National Pollutant Discharge Elimination System (NPDES) permitting program and/or the City of St.Joseph Storm Water Pollution Prevention Program (SWPPP). p)If applicable, evidence of compliance with federal, state and local pollution and nuisance laws and regulations, including, but not limited to glare, smoke, dust,odors and noise. The burden of proof for compliance with appropriate standards shall lie with the applicant. In addition,the plan should include the following: a)Pedestrian Plan illustrating how the site will be maneuvered by pedestrians,any directional signage or other design elements that will assist in separation of pedestrians and motorized vehicles. b) Occupancy plan by floor—at the staff ineeting it was indicated that the 2"d floor could include some office space. Identify the density until by floor and unit. (See attached plan from the Shops and Lofts) c)Compliance with Ordinance 52.09, PUD Design Standards—see attached extract. d)Narrative indicating how common areas will be controlled. e) A phasing plan illustrating when Phase I and when Phase II will occur. Full text of the Ordinances can be found on the City website www.cityofstioseph.com. The following Ordinances are applicable: a)52.32: B1, Central Business District b) 52.09: PUD Provisions(Design and Lot allowances) c)52.29: R3, Multiple Family, Density calculations d) 52.10: Parking I look forward to helping you see this project to construction, if you have any questions feel free to contact me. Sincerely, CITY OF ST.JOSEPH r r!'/ -E.(ic Le. G i.) r Judy Weyrens Adrv inistrator Subd. 4: General Requirements/Permitted Modifications. a) In General. In considering a proposed planned unit development project, the approval thereof may involve modifications in the regulations, requirements and the standards of the zone in which the project is located, and in the subdivision ordinance. In modifying such regulations, requirements and standards as they may apply to a planned unit development project the standard identified within this subsection and the limitations set forth in this subsections B and C (immediately following) shall apply. In order to be granted any such modifications, the applicant shall demonstrate that the proposed development complies with the purpose of this section. The applicant shall bear the burden of supporting any change in requirements. The city may increase any requirement necessary to make the project conform to the purposes of this section. 1. Allowed Uses. Uses within the PUD may include only the uses generally considered associated with the general land use category shown for the area on the official Comprehensive Plan Land Use Plan. Specific allowed uses and performance standards for each PUD shall be delineated in the rezoning ordinance (if required), the development plan and the development agreement. The PUD development plan and agreement shall identify all the propos ed land uses and those uses shall become permitted uses with the acceptance of the development plan and agreement. Any change in the list of uses presented in the development plan and agreement will be considered a major amendment to the PUD and will follow the procedure described herein relative to major PUD amendments. 2. Front Yard Setbacks. The requirements for minimum front yard setbacks for the zone in which the planned unit development is located shall apply to all exterior boundary lines of the site. 3. Distance Between Buildings. The planning commission shall set minimum distances between structures to assure adequate sunlight and open space; provided, that minimum distances required by building and fire codes shall be met. 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surfaces. No residential building shall have a single exterior wall longer than forty (40) feet without an offset in the exterior wall. Offsets between walls shall be at least thirty-two (32) inches and shall not exceed ten (10) feet. 5. Building height and corresponding setback requirements shall be governed by the requirements of the underlying zone district classification as set forth therewith. 6. All permitted, permitted accessory and/or conditional uses contained in the underlying zoning district shall be treated as permitted, permitted accessory and conditional uses in PUD overlay district. Uses not listed as permitted or conditional in a specific district shall not be allowed in a PUD unless it is found that the use is complimentary to the functionality of the development and the other uses found therein 7. An increase in density may be permitted to encourage the preservation of natural topography and geological features. The minimum lot size requirements of other sections of this ordinance do not apply to a PUD except that the minimum lot size requirements of the underlying zone shall determine the maximum dwelling unit density of a total development. The maximum dwelling unit density shall be determined by the area remaining after appropriate space for street right of way, other public dedications, such as but not limited to storm water detention ponds, trails and parklands have been determined and subtracted from the total PUD area. Excluded from the calculation of developable property shall be areas which would normally not be developable, such as waterways or water bodies, shorelands, flood plains, and the like in addition to areas requir ed for streets, parks, pedestrian facilities, storm water controls and placement of public utilities. Wetlands can be utilized to determine the area of developable land. The maximum density for multiple dwellings under the PUD shall be one one bedroom unit for each 2,500 square feet of lot area, one two bedroom unit for each 3,000 square feet of lot area, and one three bedroom unit for each 3,500 square feet of lot area and for each additional bedroom (over 3) per unit, an additional 500 square feet of lot area. If the property involved in the PUD includes land in more than one zoning district, the number of dwelling units or the square footage of commercial, residential or industrial uses in the PUD shall be proportional to the amount that would be allowed separately on the parcels located in each of the underlying zoning districts. 8. Off-street parking and loading space shall be provided in each PUD in the same ratios for types of buildings and uses as required in the underlying zoning district. The City may reduce the number of parking spaces in commercial districts provided the PUD applicants submit information demonstrating a reduced need for parking facilities (e.g. senior housing complex, PUD’s featuring joint parking facilities, parking study, proximity to and availability of bus service coupled with transit-friendly design, etc). The reduction in off-street parking and loading space must be pursuant to a special use permit with conditions set by the City Council. 9. The major internal streets serving each planned unit development shall be functionally connected to at least one minor arterial or collector street as defined by the comprehensive plan. b) In Single-Family PUDs. Single-family PUDs shall be subject to the following limitations in modification of regulations in addition to those limitations set forth in subsection a (above, entitled “permitted modifications of regulations, in general”) 1. The minimum lot size as required in underlying zoning classification may be reduced by up to 15 percent; provided, that an area(s), not including a critical area or storm water conveyance or storage facility, equal to the combined reduction in lot area is set aside for the following: A. Common useable open space comprising of landscaping and facilities such as, but not limited to play areas, trails, picnic tables and benches; B. Areas containing significant trees as defined by the City; C. Other non-critical areas, the preservation or creation of which promote one or more goals and or goals and/or policies of the comprehensive plan; D. The applicant shall demonstrate that the area proposed to be set aside creates a public benefit which would not exist if the minimum lot size were not modified. 2. The minimum lot width as required within the underlying zoning classification may be reduced up to 10 percent; 3. Required yard setbacks shall not be reduced. c) Non-single-family PUDs. Non-single-family PUDs shall be subject to the following limitations in modification of regulations in addition to those limitations set forth within the underlying zoning classification. 1. When a PUD containing dwelling units is proposed on property having more than one underlying residential zone, the total number of dwelling units allowed may be determined by tota ling the number of dwelling units allowed to be located on each portion of the PUD area located in a separate zone according to the regulations of that zone. 2. The City, at its discretion, may allow the number of units arrived at under subsection c-1 (immediately above) be located anywhere within the planned unit development subject to the PUD approval process set forth in this chapter and provided that the City make a finding of fact that a public benefit resulting from such action is present. pun and Zonine Reauirements 1. Density: Ordinance Section 52.31 Subdivision 3(f) requires that the area of the residential units must meet the standards of Section 52.29, Subdivision 5 and 6. a. Subdivision 5 sets forth the Lot Area Requirements as follows: i. A one bedroom unit needs 3000 square feet per unit. ii. A two bedroom unit needs 3500 square feet per unit. b. The total space requirement for the lofts located in the primary building would be: i. 3000 x 12 = 36000 ii. 3500 x 4 = 14000 iii. Total = 50000 square feet c. The proposed PUD consists of a total of 63374 square feet. Therefore the site contains sufficient space for the 16 units proposed as part of the building on Minnesota Street. d. The alternate plan would contain up to four additional one bedroom or two bedroom residential units. If all units in the Alternate Proposal were one bedroom units, the ordinance requirement would then be for the 50000 square feet in the Minnesota Street building and 4 x 3000 equals 12000 additional square feet for a total of 62000 square feet. The site contains 63374 square feet. Accordingly the site could accommodate a building even if two of the four units were two bedroom units and the other two were one bedroom units. (2 x 3500 = 7000 plus 2 x 3000 = 6000 plus the 50000 square feet in the Minnesota Street building is a total of 63000 square feet ). 2. Parking: Ordinance Section 52.31 Subdivision 3(f) also provides that off-street parking requirements shall be separately determined for the commercial and residential uses in accordance with Section 52.10. a. Section 52.10 Subdivision 4(b) applies to the residential area and requires: i. 1.5 parking spaces for each single family unit and 2.5 spaces for each two bedroom unit. 11. 1.5 times 12 single bedroom units is 18 plus 2.5 times 4 two bedroom units is 10 for a total of 28 units needed for the 16 loft units in the lofts planned for the Minnesota Street building. 111. If the Alternate Building is constructed consisting of2 one bedroom and 2 two bedroom units the ordinance requires an additional 1.5 times 2 plus 2.5 times 2 or 8 additional spots for a total of 36 spots. b. The proposed site plan includes 42 total spaces as part of the Minnesota Street building alone. If the Alternate Building is constructed it will include additional ground level parking; and none of the original spots will be eliminated. c. Therefore the proposed site plan has adequate parking planned to accommodate both the Minnesota Street building and the Alternate Building. d. Section 52.10 also states that in the CBD: "The amount of parking space required shall be based on the anticipated demand for parking and loading space, the length of visits generated by the particular business, ad the availability of other parking spaces in the Central Business District". The Applicant requests that the City consider the section of this Application addressing parking at the end of this Narrative. 3. PUD - Contents of Preliminary Application: Ordinance Section 52.09 Subdivsions 9 and 12 list the requirements of applications. The following are submitted with this Application. a. Subdivision 9(a) items 1,2,3,4, and 5 are either shown on the Preliminary or Final Plat drawings prepared by Boonestroo Surveyors and Engineers and being submitted simultaneously with the Application, or on the Site Plan and related sketches prepared by GL T Architects. b. Subdivision 9(a) items 6, 7, and 12 are not applicable. c. Subdivision 9(a) items 9, 10, and 11 are addressed in the narrative which is Section Number 4 below. d. Subdivision 9(a) item 13 requires submission of certain documents that are part of the Applicant's CIC Documents which are being drafted by the Rinke Noonan Law firm and will be submitted to City Staff prior to the City Plan Commission review of this Application. e. Subdivision 9(a) items 14 and 15 are either shown on the plats, sketches, and plans submitted with this Application or are not applicable. 4. Narrative in Support ofPUD Preliminary Application required by Subdivision 9: a. Item 9. Goals and Policies of Comprehensive Plan: The proposed PUD is located in District Five of the City Comprehensive Plan. The project complies with the following Plan goals and policies: i. It is a combination of business and medium density residential uses. ii. It is a redevelopment of underutilized parcels. b. Item 10. Land Use: The proposed development is allowed as a Special Use pursuant to Ordinance Section 52.31 Subdivision 3(f). It is a mixed use of a permitted use and multiple residential dwelling units in the CBD. At least 50% of the development consists of a Permitted Use. c. Item 11. Impact on Adjacent Property. The development will have a positive impact on adjacent property owners. It will eliminate vacant unsightly vacant property currently used only haphazardly as a parking without the permission of the owner. It will also eliminate a substandard wood structure and a masonry building past its economic usefulness located on one of the highest profile comers in the CBD. 5. Narrative in Support ofPUD Final Application required by Subdivision 12: a. Items 1,2,3, and 6 are addressed in the same materials submitted as part of the PUD Preliminary Application. b. Item 4. Final Agreement to be negotiated between City and Applicant. c. Item 5. Development Schedule. The development is proposed as a two to three phase development as follows: i. Phase One will either be one half of the Minnesota Street building or the entire Minnesota Street building depending on how many of the condominium units are pre-sold or pre-leased as of the final approval of the PUD. Construction of Phase One is planned for May of 2007. 11. If the entire Minnesota Street building is not constructed beginning in May of 2007, the second half would be constructed upon sale of additional units, but the target would be for commencement of the second half of the building by May of 2008. 111. The Alternate Building will depend upon full sale or lease up of the units in the Minnesota Street building, but the target date is sometime in the year 2009. Variance Request The Applicant is requesting a variance from the Front Yard Setback requirement of Ordinance 51.31 Subdivision 5(a) which states that the front yard set backs shall be ten 10) feet from the lot lines. The following reasons are submitted in support of the variance request: 1. The project is located in the CBD; and it is common in central business districts to allow building up to the public sidewalk right of way. 2. The Ordinance permits buildings to be constructed up to the sidewalk in the CBD on the west side of Collegeville Avenue; and there is no compelling reason not to also permit zero front yard setbacks on the subject property. 3. The City already approved the Applicant's Concept Plan; and the Applicant understood that the City actually desired to have the building constructed with zero lot line. 4. The Applicant believes the Ordinance should be amended to permit zero front yard setbacks in the CBD on Minnesota Street east of College Avenue and encourages the City to make that change to the Ordinance. Parking The proposed Site Plan contains 42 parking spaces. To achieve strict compliance with the standards in the Ordinance, 28 parking spaces are required to accommodate the 16 residential loft units planned for the Minnesota Street building. Regarding the need for parking to accommodate the business operators that may occupy the street level portion of the Minnesota Street building, Section 52.10 states that in the CBD: "The amount of parking space required shall be based on the anticipated demand for parking and loading space, the length of visits generated by the particular business, ad the availability of other parking spaces in the Central Business District". The Applicant requests that the City consider the following conditions in evaluating the need for parking: 1) There is an abundance of parking spaces existing in the CBD. a) The south side of Minnesota Street across from the Applicant's proposed development and westward to the west boundary of the CBD is normally available. There are no commercial buildings on the south side of Minnesota Street; and there would not appear to be any planned in the foreseeable future as the property south of Minnesota Street is occupied by St Joseph Catholic Church, an elementary school, and a parking lot used by the Church. Except on Sundays, Saturday evenings, and a brief period in the mornings when parents are dropping off children at school, the south side of the street generates very little demand for parking. The times when the Church and school create parking pressure are normally not times conflicting with any pressure that will be generated by the proposed development. b) There is public parking west of City Hall. c) There is street parking on College Avenue often available in front of City Hall and the Central Minnesota Credit Union. d) There will also be parking in on the north side of Minnesota Street immediately in front of the development. 2) There is an abundance of parking on the Applicants own site plan. a) There are 16 garage spaces and 26 striped spaces, including two handicapped spaces, shown on the Applicant's site plan for a total of 42 spaces. b) The 16 loft style residential units are not likely to generate a need for the 28 spots required by the Ordinance on a frequent basis. The loft units are predominantly small one bedroom units which will be occupied by one person one vehicle households. 3) Central Business Districts parking requirements customarily have light off street parking requirements. Cities often structure CBD parking requirements to be much lower than newly developing areas. Exterior Elevations and Desig:n Exterior elevations and materials are displayed on the attached materials; and the Applicant will answer questions at the Plan Commission and City Council meetings on this Application. There is one change which the Applicant is noting here however. The "west elevation" view does not show that there will be windows and a door at the street level opening onto the Plaza designated on the Site Plan.