The following applies to all Development Plans:
(A) Residential density. The density of all residential Development Plans and residential portions of mixed use Development Plans must meet the density ranges of the designated land use categories contained within the Comprehensive Plan. The density must be calculated based upon the amount of gross land area devoted to residential uses excluding wetlands that are designated by federal and state agencies and those classified by the Wetland Conservation Act. The density ranges of this Planned Unit Development district are defined as follows:
(1) Low density residential use. Not to exceed three dwelling units per gross acre.
(2) Medium density residential use. Not to exceed five dwelling units per gross acre.
(3) High density residential use. Not to exceed 13 dwelling units per gross acre.
(B) Uses. Any use that is a permitted use in the residential and business districts (§§ 152.200 through 152.293 and §§ 152.300 through 152.393) may be allowed in the Planned Unit Development district as long as the use complies with the Comprehensive Plan designation. Some uses have greater restrictions than others based on their impact with surrounding land uses, those uses are defined in §§ 152.200 through 152.293 and §§ 152.300 through 152.393. Conditional uses defined in §§ 152.200 through 152.293 and §§ 152.300 through 152.393 are subject to the procedures defined in §§ 152.030 through 152.039.
(C) Area. There may be no minimum property area for the Development Plan. However, if a property is less than three acres in size, the applicant must demonstrate to the satisfaction of the city that the property cannot be reasonably combined with adjacent properties, and that the type and design of the development is compatible with adjacent areas and land uses. The total maximum property area of a Development Plan may not exceed 80 gross acres unless the City Council finds that due to the unique circumstances of the property, the adjacent land uses or features; or through innovative site planning, use of cluster development techniques, landscaping and/or exterior architectural planning efforts, that the maximum property area should be exceeded.
(D) External buffer strips. All buildings and hardsurface areas may be set back an additional distance from exterior adjacent right-of-way of collector or arterial road ways (as designated in the transportation chapter of the comprehensive plan), utility or trail corridors or other similar uses as specified in division (E). The setbacks must be sufficient in size for the placement of berms, landscaping, bicycle/pedestrian paths as determined by the city, or other design features to create cohesive residential neighborhoods or unified non-residential development. The purpose of these buffer strips is to protect residents and building users from noise and other traffic related impacts, to the extent possible. Extra space in the rear yards which may count as an external buffer strips do not count toward the fulfillment of the open space requirements.
(E) Development envelope. The development envelope for each building and parking area must be specified on the Development Plan. The development envelope must be large enough to accommodate the buildings and parking area associated with the proposed use(s). The development envelope must demonstrate adherence to all applicable standards of this chapter.
(1) Lot width and depth.
(a) Detached single-family.
1. Width at setback. 80 feet.
2. Depth. 130 feet. A maximum of ten percent of lots in any Development Plan may be less than 130 feet.
(b) Attached two-family.
1. Width at setback. 120 feet.
2. Depth. 130 feet.
(d) Commercial, industrial, or other non-residential uses. The width and depth must be proposed and evaluated as part of the development plan.
(e) Additional lot depth or width may be required where residential lots abut utility corridors or collector roads.
(f) Arterial roads. An additional 50 feet may be required beyond the required depth for all residential uses.
(g) Trail corridors. After the effective date of this chapter, any new residential lot created in this district must have an additional ten feet required for each lot, beyond the required depth, for all residential uses adjacent to trails.
(2) Setbacks
(a) Detached single-family and attached two-family.
1. Front. 30 feet.
2. Side on a public right-of-way. 20 feet or the front setback of adjacent lots when they front the adjacent side street.
3. Interior side. 10 feet. (Garage or house)
4. Rear. 30 feet.
(c) Commercial, industrial, or other non-residential buildings.
1. Front or right-of-way. 50 feet or the building height, whichever is greater.
2. Interior side or rear. 40 feet or the building height, whichever is greater.
3. Impervious surface, including, but not limited to, driveways and parking areas, from right-or-way or residential uses. 40 feet.
(F) Hardsurface coverage/floor area ratio (FAR). The hardsurface coverage percentage and FAR includes all land within the Development Plan except right-of-way or roadway easements that exist or will be dedicated as part of the subdivision of the property. The maximum hardsurface coverage percentage and floor area ratio for a Development Plan is as follows:
Figure 152.475.01 PUD Hardsurface Coverage and Floor Area Ratios | ||
Use Designation | Hardsurface Coverage | Floor Area Ratio |
Figure 152.475.01 PUD Hardsurface Coverage and Floor Area Ratios | ||
Use Designation | Hardsurface Coverage | Floor Area Ratio |
Low Density Residential | 40% | .5 |
Medium Density Residential | 40% | .5 |
High Density Residential | 50% | 1.0 |
Office/Limited Business | 70% | 1.0 |
Commercial | 75% | .8 |
Industrial | 85% | 1.0 |
Quasi-Public | 50% | .6 |
Mixed use developments have the same hardsurface coverage and FAR for each use within the development as the use designation indicated in the above table.
(G) Designated open space: The provision of undeveloped or natural areas for the enjoyment of development residents is a primary component of the PUD District.
(1) Each Development Plan that contains a residential component must provide at least five percent of the total area of the residential portion of the development for designated open space. Examples of proposals qualifying as open space include public parks, private active or passive recreational uses, trails, nature areas, community gardens, etc. Landscaping and/or recreational equipment in the required designated open space area must be sufficient to implement the purpose of the proposal as approved in the Development Plan by the City Council, with recommendation from the Planning Commission.
(2) The provision of the designated open space may not occupy property within the development that must be provided to accommodate urban service requirements such as storm water holding ponds or property preserved to meet other state or local requirements such as the provisions of the Wetland Conservation Act, if protected by city easement, unless the area is proposed as an open space accessible to all residents in the development.
(3) Incentives: The City Council may allow incentives that modify the requirements of the zoning ordinance in exchange for the creation of additional common open space areas above the five percent requirement. Incentives may include modification of density, hardsurface coverage and floor area ratio requirements. Requests for incentives and proposals for additional common open space must be clearly defined in the application for Preliminary Development Plan.
(4) Restrictions. No single-family detached residential lot may be created narrower than 75 feet wide at the front setback. For each single-family detached residential lot proposed less than 80 feet, a lot must be created that is greater than 90 feet. A maximum of five percent of all single-family detached residential lots may be less than 80 feet wide.
(5) The designated open space component of the Development Plan must be maintained on a continual basis by an association, organization or landlord based upon reasonable standards that are prepared by the applicant in a form acceptable to the City Attorney and approved by the City Council prior to the recording of a development agreement with Hennepin County. The City Council may elect to provide maintenance or fee ownership of the undeveloped/natural area if wider community purpose is determined and public access to the facilities is provided.
(I) Staging of development and improvements: The following standards apply to Development Plans that will be staged or phased over a number of years:
(1) The developer must submit a plan to the city describing the sequencing of infrastructure improvements that comply with city requirements to safeguard health, safety and welfare of residents, employees and patrons within the development. The developer must submit financial security in a form acceptable to the City Attorney to assure satisfactory completion of all infrastructure improvements as required by the city.
(2) When a Development Plan provides for undeveloped/natural areas that will be staged over a period of years, a proportionate share of open space or recreational acreage must be provided that is equal or greater than the proportionate number of residential units or square footage of non-residential usage or sufficient land escrow security may be provided that bears a proportionate relationship to the total undeveloped/natural area space may be provided to the city in a form acceptable to the City Attorney.
(J) Infrastructure/utility improvements: No Development Plan will be approved unless municipal roads, sewer and water facilities are available or will be available to serve the entire property at the time of project completion. All infrastructure improvements including gas, electricity, telephone, telecable and other similar facilities must be placed underground.
(K) Platting and subdivision of property: The uniqueness of each Development Plan requires that the general subdivision standards and specifications for design of streets, alleys, easements, blocks, and lots; and other infrastructure improvements may be subject to modification from the respective city ordinances normally governing them. The City Council may approve the design of streets, blocks, lots, public utilities, easements and subdivisions which are not in compliance with the specifications of the subdivision ordinance if the city finds that strict adherence to such specifications is not required to meet the intent of this section or meet the health, safety or welfare requirements of the city. In no event may the following provisions of the city Subdivision Ordinance be waived:
(1) Parkland dedication requirements as provided in § 151.061(B)(1) and (2) of the City Code.
(2) Final Plat approval is withheld until the applicant complies with the provisions of § 151.085 of the City Code pertaining to the required development improvements.
(M) Signage: The placement and design of signage within the Planned Unit Development District are regulated in Chapter 150 of the City Code.
(N) Legal restrictions and covenants: The owner(s) or their respective agents may submit restrictions or covenants of the Development Plan in a form acceptable to the City Attorney that assigns maintenance responsibility to all private open space and landscaped areas, and ensures compliance with all aspects of the Development Plan, site and building plan review ordinances, and conditions of approval.
(O) Development Plan amendments: Amendments to an approved Development Plan may be approved by the City Council after review by the Planning Commission. The notification and public hearing procedure for such amendment may be the same as for approval of the original Development Plan. An amendment is any change determined by the City Manager which:
(1) Substantially alters the location of buildings, parking areas, or streets.
(2) Increases the gross floor area of non-residential uses by more than five percent or increases the gross floor area of any individual building by more than ten percent.
(3) Increases the number of floors of any building.
(4) Decreases the amount of open space or alters it to change its original design or intended use.
(5) Creates non-compliance with any special condition attached to the approval of the Development Plan by the city.
(P) Development Plan contract. The applicant may enter into a development contract that states the components of the Development Plan and any conditions imposed upon the development by the City Council. The development agreement must be signed by the applicant and the city and recorded with Hennepin County prior to the issuance of any grading or building permits for the property.
(Ord. 2000-936)