HomeMy WebLinkAbout1E, TCAAP Planning Process E HILLS
MEMORANDUM
DATE: March 15, 2010 Item 1.E
TO: Mayor and City Council Members
Sue Iverson,Acting City Administrator
FROM: James Lehnhoff, Community Development Director
SUBJECT: TCAAP Zoning Project
Action Request
Continue the review of the proposed TCAAP Zoning Regulations.
ZoninLy Regulations Update
At the February 22 work session, the City Council reviewed the proposed regulations to Section
1320.135 Subd. C: Land Use Component. The Planning Commission reached approximately the
same point at their March 3 work session. The zoning regulations have been updated based on
the comments from the City Council, comments from the Planning Commission, and additional
staff research. The updated draft is attached to this memorandum.
To help facilitate the discussion, the notable changes that have been made since the February 22
work session are as follows:
• Section 1320.04 - Purpose of Districts
o The Mixed Residential District and the Mixed Business District were separated
into different subdivions to more clearly show that two new zoning districts are
being created.
o The purpose, "To integrate a development on the former TCAAP with
property
the developed part of Arden Hills", was added to both new districts.
• Section 1320.135 Subd. 53—Land Use Component: Prohibited Uses
o Adult uses was added as a prohibited use.
o Gambling was suggested to be listed as a prohibited use; however, staff would
like to know if this is meant to include such uses as bingo halls, pull tabs, and
charity events that may include gambling.
City of Arden Hills
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• Section 1320.135 Subd. 5.0—Land Use Component: Mixed Residential
o A cap of 1,750 housing units was added to part ii based on the last numbers
discussed with RRLD.
o A cap of not more than 30 percent of the housing units could be in multi-family
housing was added to part iii. This excludes institutional housing, which includes
nursing homes.
o A new part v was added to state, "Multi-family housing shall be directed toward
the northern portion of the TCAAP property but shall not be concentrated in any
particular area. Connections between retail uses and multi-family housing are
encouraged to help create synergy between these uses."
• Section 1320.135 Subd. 8—Park, Recreation, and Open Space Component.
o Part A was updated to include, "...Not less than 10 percent of the TCAAP
property shall be incorporated into an integrated park and open space system."
Assuming the open space transfers to Ramsey County move forward as expected,
there would be approximately 429 acres as part of the public auction. The park
dedication standard would allow the City to require up to about 42.9 acres for
park and open space purposes. Not including the primer tracer area or the wildlife
corridor, the last RRLD concept included 42.5 acres for parks and open space. In
the RRLD concept, the 42.5 acres would have included the central park and
stormwater ponds.
o Part B.i was updated to state, "The plan shall include at least one community park
of 20 acres and four neighborhood parks of four acres." Previously, the numbers
were empty placeholders. These numbers are similar to the RRLD concept but do
allow for some flexibility.
o A new part C was inserted to give the City flexibility to allow all or a portion of
the park, recreation, and open space system to be privately managed and
maintained.
• Section 1320.135 Subd. I LG—Environmental Review and Remediation Component
o This subdivision was updated to reflect the discussions staff had with the MPCA
on the environmental remediation process, though the City has not yet received
comments from the MPCA on the revised language. The MPCA praised the
City's efforts to include MPCA remediation requirements in the zoning
regulations.
o There are two parts to the MPCA remediation process: the Voluntary
Investigation and Cleanup (VIC) program and the Petroleum Remediation
program. The VIC program covers non-petroleum contaminants. While the
programs are separate, there is interaction between the programs.
o Before building permits are issued, the MPCA recommended that a Response
Action Plan (RAP) with approval from VIC and Petroleum be completed. The
RAP details the steps needed to remediate the land to the level needed for a
City of Arden Hills
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particular land use. The MPCA recommended against waiting to issue building
permits until remediation is completed because the RAP often uses building
construction and site layout as part of the remediation (for example, a parking lot
over a contaminated spot or a ventilation system for vapor intrusion). Instead, the
City may be able to withhold Certificates of Occupancy until the developer
provides the "Certificate of Completion" from the VIC program and the
"Development Completion" letter from the Petroleum program. This certificate
and letter are considered the highest level of assurance that the remediation has
been completed to MPCA requirements.
Land Use and Legal Consultant Review
At the March 8 regular meeting, the City Council authorized staff to contract with the
Cuningham Group for planning and legal services to assist in the preparation of the TCAAP
zoning regulations. The draft regulations have not yet been reviewed by the Cuningham Group
due to the short time between the March 8 meeting and the preparation of the packet for the
March 15 meeting. Council will be provided with a review schedule once it has been
established.
Attachment
Draft Zoning Regulations for the Mixed Residential and Mixed Business Zoning Districts (dated
March 10, 2010).
City of Arden Hills
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DRAFT
2030 Comprehensive Plan: Future Land Uses
Mixed Residential (-220 acres) — provides for a variety of housing types and densities in
close proximity, including single-family detached homes, single-attached homes, 11
condominiums, townhomes, apartments, and senior housing options. The anticipated average
density is 10.4 units per acre with a minimum average density of six units per acre up to a
maximum density of 46 units per acre. This land use is designated for the proposed TCAAP
redevelopment, and the density is subject to change once a final land use plan is selected.
• Mixed Business (-240 acres) — areas designated for a variety f businesses, including
commercial, certain light industrial uses, warehousing, office,.g rneral`business, retail. This
designation will be used for the future business uses on the TCAP property.
• Park and Open Space (-76 acres).—areas designated as pulc pa
• Park Preserve (-49 acres — areas designated as natural. or scenic areas that are to be
preserved for public use or open space.
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DRAFT:3/10/2010
Page 2 of 14
DRAFT
Twin Cities Army Ammunition Plant—Zoning Districts
DRAFT—Subiect to change
March 10, 2010
1320.04 Purpose of Districts.
Subd. 16 Mixed Residential District
A. To reuse the former Twin Cities Army Ammunition Plant (TCAAP)
in a way that accommodates a mix of land,: es `that is sensitive to the
natural environment, economically sustable, and a benefit to the
community.
B. To complete the environmental remediation of contaminated land to
support reuse of the area.
...................
C. To integrate a development +gin the fb:mer TCAAP pro erty with the
....... ......
developed part of Arden Hills.
A. To provide a variety of housing opto for all ages and incomes.
D. To create a unl d...
evelopment where people can live, work, and
play.
E. o xe t a pedestrian end bicycle.�endly community.
To implent design standards to promote an attractive environment
.
wlt lasting and sustainable v�.lhe.
`r. To rnhmize the', ts of traffic congestion, noise, odor, glare, and
smjar safety problems.
Subd. 17 Mixed usiness District
A. To 'amuse the former Twin Cities Army Ammunition Plant (TCAAP)
in ay that accommodates a mix of land uses that is sensitive to the
atual environment, economically sustainable, and a benefit to the
O+ munity.
B. To complete the environmental remediation of contaminated land to
support reuse of the area.
C. To integrate a development on the former TCAAP property with the
developed part of Arden Hills.
DRAFT:3/10/2010
Page 3 of 14
DRAFT
D. To provide opportunities for a variety of businesses to diversify the
City's commercial base.
E. To create a unified development where people can live, work, and
play.
F. To create a pedestrian and bicycle friendly community.
G. To implement design standards to promote .an. attractive environment
with lasting and sustainable value.
H. To group compatible retail and sery bu -ness uses that tend to draw
trade that is naturally interchangeable and promat business prosperity.
I. To minimize the effects of traffic congestion, no,.
se odor, glare, and
similar safety problems.
1320.05 Land Use Chart.
Not Completed
1320.135 Special Requirements of the Ma.xed lie ade, ntial and 1VI1x d Business Districts. The
Mixed Residential and Mixed Business 1trts encompass a portion of the former
Twin Cities Army Ammunition Plant (TCAAP)' raerty. This property represents a
.
significant oppdrtu .ity to expand the City's mix of housing types, businesses, parks,
and open spaces. The information and.procedures in this section are intended to be a
framework 'fog which a el
detailed devopment plan for these two districts will be
created. The development plan must be a cohesive master plan that is cost-effective,
does not burden,::"*tle + xisttng c munty, and advances the goals of Arden Hills and
tl3 en1prehe...
"s
ve Plan.:..... �n reviewing and approving a master plan, the City
Council shall make the final determination on the compatibility and consistency with
purpose of the l IB and MW11Diis tricts and all provisions in this and related sections of
the City Ordinaee .
Subd' Genera: Procedure. In order to achieve the purpose of the Mixed
Resident a:l and Mi`xed Business Districts, a reuse plan for the entire property shall be
prepared`tbrO
ugh the Master Planned Unit Development (PUD)process. This process
promotes the Meuse of land in a unified manner by treating the entire development as a
single entity while recognizing the unique nature of the property. The procedure shall
be as follows:
A. Applicant shall meet with City Staff to clarify and determine PUD
requirements and discuss applicant's development concept.
B. Applicant shall submit PUD Concept Plan to the City.
DRAFT:3/10/2010
Page 4 of 14
DRAFT
C. Applicant shall submit a PUD Master Plan to the City.
D. Planning Commission shall conduct public hearing(s) on the PUD
Master Plan and make a recommendation to the City Council.
E. City Council may conduct additional hearings and take action on the
PUD Master Plan.
F. The PUD Master Plan, as approved, including all applicable
documents, is adopted as governing developmrrt'plan for the MR and MB
Districts and may be incorporated into the ty's Zoning Code and/or into
a Development Contract.
G. Applicant submits Final PUD Plan; for elernnts that are to be
developed imminently. A Find PUD Plan shall be submitted for each
stage of development and construction.
FF::...
H. Planning Commission condW public hearing(s) for each Final PUD
Plan submission and recommends acou to the City Council.
I. City Council maynduct additional hearings and take action on the
Final PUD Plan for ........ ........
each pa :::
...:.::...
r all ncessar permits to begin construction.
J. Applicant applies fa
Subd. 2. anned U& Developmeut (PUD) Concept Plan Review. The PUD
Plan review p1" ce Concept ss shall be a required step for the MR and MB District
planning prose F The concept Plan shA be a separate application from the PUD
. .........
Master Plan appl t1 n. A appl cat on for a PUD Master Plan shall be considered
-J
rcoripete until the concept plan review is completed.
A. Purpose. A PUD Concept Plan Review is an informal discussion
process that allows the applicant to present preliminary ideas about a
contemplated development project for the MR and MB Districts, and, in
.....
......... .......
turn, the City may offer suggestions and concerns regarding the concept.
. application, Documentation, and Administrative Procedure. The
applicant shall complete and submit to the zoning administrator an
-application on such forms as are provided by the administrator, together
with the required fee and escrow.
C. City Procedure. The City will prepare a summary of the proposed
Concept Plan in terms of City plans and regulations and transmit this
information and the information submitted by the applicant to the Planning
Commission and City Council to assist their review of the proposal.
Applicants are encouraged to have informal consultations with City Staff
DRAFT:3/10/2010
Page 5 of 14
DRAFT
prior to the filing of an application for Concept Plan Review, provided no
statement or representation made by said staff shall be binding upon the
City of Arden Hills.
D. Procedure for City Review. The Planning Commission will offer
comments and suggestions regarding the Concept Plan to the applicant.
These comments and suggestions will be transmitted to the City Council.
The City Council will offer comments and suggestions regarding the
Concept Plan to the applicant. A public hearing.shall not be required for
this stage, and the City shall not take action t:`ah: stage. No suggestions
made by the Planning Commission or Council on the proposed Concept
Plan are binding on the City for subsequent'st es. The City may elect to
hold one or more community meeting.....s to a11 : for community input
during the concept phase.
Subd. 3. Public Engagement Plan. Thy formerAAP property i a significant
part of Arden Hills and its reuse will have an imps t on he community. Input from
the public is a vital part of the planning process. In conjunction with the City, the
........
applicant must prepare a publi engagement and ffiffinnation plan for the length of the
planning and approval process.
::`:::
A. Public Meetings. The plan shah include a series of public meetings
where the components in Su dlvisio�n through 14 can be addressed
prier t...o.th submission of a PUD Master. .. ..
Plan.
. Communisations. The plan shall include a communications section
that doscribs how information will be shared with the public and a
schedule.
Public` npgement Plan Approval. The public engagement plan shall
be snb�ect to City approval.
D. Im lamentation and Master Plan Review. The public engagement lan
pp
must b ' in progress prior to submission of the PUD Master Plan
a.. ......... pplicalon.
Subd. 4. Planned Unit Development (PUD) Master Plan. The PUD Master Plan for
the MR and MB Districts shall conform to the following process unless specifically
waived by the City Council.
A. Procedure. The first step in the PUD review process is to apply for a
PUD Master Plan. Upon approval, the applicant proceeds to the PUD
Final Plan for each stage of development.
DRAFT:3/10/2010
Page 6 of 14
DRAFT
B. Application and Documentation. The applicant shall complete and
submit to the City a PUD Master Plan application on forms provided by
the zoning administrator, together with the required fee and escrow. The
applicant shall submit documentation addressing the PUD Master Plan
components in Subdivisions 5 through 14.
C. Land Use Application Complete. The PUD Master Plan application
shall be considered incomplete until the PUD Concept Plan process has
been completed. The PUD Master Plan application shall be considered
incomplete until all required documentation is submitted and deemed
complete by the City.
D. Procedure for Council Action. The: procedure for Council action in
Chapter 1355.04 Subd 6 shall apply.
E. Other Requirements Applicable to a. PUD Master Plate approval. In
making its decision as to whether,to apprgve the applicant" PUD Master
Plan the City Council shall als6 gtlec by the provisions of Section
13 5 5.04 Subd 3.B. Council action a :ahe PUD shall follow the provision
of Section 1355.051 ::.
lncc he .,
:timeline for develo
F. Annual Report. pment is likely to last
several years, the City may req.
ulre an annual report that provides
information on the de elapment t�: . line environmental remediation
financial status, infrastructure improve rents, and other related topics.
...........Subd. 51.P... and Use Coponent
A. Perr �tted an : Conditional Uses. The permitted and conditional uses
shall be i1� conformance with the Land Use Chart, Section 1320.05, for the
IB and MIS:I►.stricts.
B. The following land uses are not compatible with the MR and MB
Districts and shall be prohibited:
(i) Open sales, rental or storage lots, including but not limited to cars,
buses, trucks, motorcycles, bicycles, recreational vehicles, trailers,
boats, mobile homes, machinery, lumber, building materials, and
similar items. Open air garden centers shall be exempt.
(ii) Mini-storage facilities;
(iii) Outdoor bulk storage buildings, including but not limited to,
forest, metal, concrete, agricultural and petroleum products, chemicals
and similar products; and,
DRAFT:3/10/2010
Page 7 of 14
DRAFT
(iv) Manufacturing or processing that generates hazardous waste
without a valid Hazardous Waste Generator's license from the Ramsey
County Public Health Department.
(v) Adult Uses.
C. Mixed Residential.
(i) The City seeks to provide a variety of housing options and types
to accommodate the current and future n ods cif Arden Hills. This
may include market rate housing, affordable housing, and senior
housing. The housing shall be prim .y o"Cr-occupied housing...........
(ii) The master plan shall not.:.Include more than"1750 housing units.
This number may be reduced by the City if the fiAc, study finds that
the proposed number o.f units would cause undue',.burden on the
adjacent roadways or iriters�ct ons as determined by the`. i y.
(iii) Multi-family housing shad nit exceed 30 percent of the total
number of homnii units, excluding institutional housing.
(iv) Multi-family haulsig design shall b�:fn substantial conformance
...
with the design standards ctfion 1325:05 Subd. 8.
1k�Iulti-family hosing shall 1�e directed toward the northern
i portion of the TCAAP property but shall not be concentrated in any
....��.
particular,`area. Conne;�tions between retail uses and multi-family
n.�usmg ire encouraged tti"help create synergy between these uses.
„D. Mixed Business. "F
(i). The �tty, is seeking to diversify its commercial tax base and
geate high quality jobs. The City is interested in a corporate
campus to help diversify the City's commercial tax base.
(iz) The City is seeking to establish a viable grouping of retail uses to
,enhance long-term sustainability and create a destination for residents
u ` and visitors. The design shall integrate sidewalks into the design
connecting all uses.
(iii) Structures must be constructed from high quality, long-lasting
materials and be in substantial conformance with the design standards
in Section 1325.05 Subd. 8.
(iv) An individual retail user shall not exceed a 50,000 square foot
footprint.
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Subd. 6. Design Standards Component. The general regulations in Section 1325
shall apply except where modified as follows:
A. Landscaping and Tree Preservation. A comprehensive landscaping
plan shall be completed for the development. The plan shall include
planting schedules for parks, public spaces, residential development, and
commercial/industrial development. Landscaping shall be privately
maintained, including any boulevard trees or plantings in the medians.
B. Pedestrian and Bicycle Circulation.
(i) A comprehensive pedestrian god bicyclo rculation plan shall be
submitted with the proposal. A6.development proposal shall seek to
create a walkable environment'that is pedestrian ad bicycle friendly.
(ii) This plan shall Ar vid an integrated network of:::sidewalks and
trails throughout the proper that connects the residential and
commercial areas; parks; adj acendeveloped areas, adjacent regional
trails. A traif.:�11:and/or sidewalk con tion shall be integrated through
the development frcnP the southern to the northern border in addition
to the regional trail.
(iii The width and des ;n- f the sidewalks and trails shall
be subjli
ect to City approval prior to dedication to the City.
lv -of-way or publicly tw s than re not located on right
cued land..shall be privately maintained.
Subd �ransporttgn and Parking Component
A. Traffic Stud
(1) The City may require a traffic analysis that is prepared by a traffic
engineer. Such analysis shall assess the potential impact of the
development proposal on roadways, intersections, and on-site
tculation.
(ii) If the traffic study indicates that a proposed project or use will
have significant impact on the existing service levels of roadways and
intersections, the City may require a traffic management plan to
mitigate traffic impacts. Such plan may include travel demand
management strategies, use of transit facilities, or other appropriate
measures to reduce traffic congestion. Such plan may also necessitate
improvements to road systems, including intersections. The applicant
shall be responsible for installation and expense of necessary road
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system improvements and pedestrian facilities, and any such
improvements shall be constructed and installed according to City
specifications.
(iii) The development capacity of the property shall be limited to the
reasonable capacity of the road systems as determined by the City.
The City may limit the amount and type of development so as not to
cause undue burden on the road system.
B. Parking. The amount of parking spaces pr+ td shall not exceed the
spaces as calculated by the requirements;in Section 1325.06 Subd I.J.
An applicant may request a modiaton of the maximum allowed
number of parking spaces by submit ng a study of anticipated parking
demand. Parking studies shall:be prepared by a professional engineer
with expertise in traffic and parking analysis. SharXX:
ed,parking shall be
required where feasible.
C. Bridges. Any bridges on thte::::;tr reconstructed to:.'. accommodate
development on the site shall p�����r!��!��'���o::::�����y��'������-i*�::.,de bicycle and pedestrian facilities.
The bridges sl a .include design of ents that are compatible with the
development. Th.� design and consft on of any bridge over Rice
Creek shall be co+�rdinad::with Ramsey County and respectful to the
adjacent open space, .....
D. T'rt. The applicant shall provide opportunities for transit
connections on the property. The City may waive this component if
such couect* are deemed;infeasible.
E. Stts. Sires tin TCAAP shall be in conformance with local, county,
and tae policy in terms of design.
Subd. 8. Parr,Recreation and Open Space Component.
wX
A. Park Dedication. In order to meet the needs of the development on
TCAP, at least ten percent of the developable land shall be
incorporated into an integrated, park, recreation, and open space
.system.
B. Park, Recreation, and Open Space Plan. A park, recreation, and open
space plan shall be prepared to serve the needs of the development,
including a capital improvement plan and maintenance costs. Park and
open space areas and amenities shall be incorporated within the MR
and MB areas to meet the needs of the development.
(i) The plan shall include at least one community park of 20 acres
and four neighborhood parks of four acres.
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(ii) The parks shall be integrated into the development and connected
with trails and sidewalks.
(iii) The City may accept the on-site stormwater ponding as part of the
dedication requirement if it is incorporated as a feature of the park or
open space.
(iv) The parks shall provide amenities such::.:as, but not limited to,
picnic shelters, play structures, benches, ralking paths, ball fields,
tennis courts, and basketball courts.
C. Dedication to the Public. The reserves the right to require all or a
portion of the park, recreation, and open space system to be dedicated
to the public. The City may require all or a portion�f Ihe system to be
privately managed and maintained by a business improvement district,
homeowners association o#ier, o sin lar organization a :approved by
the City.
D. Environmental emediation. Prior t the City accepting any dedicated
land for park and open space uses, we..applicant shall complete the
environmental remediat c n to levels acceptalfle for recreational uses as
regulated by the M nnesot �...-.1 on Control Agency (MPCA). The
applicant shall provide the CIt v th a Certificate of Completion,
Ieelpment.......
Completion letter, or..- 'similar document provided by the
MPCA
Subd. 9. U li onent.
All utlt�es includin electric utilities shall be installed underground
g
unless waived by the City.
B. Electrical substations shall be substantially screened from adjacent
...
properties.
Subdl 1 Q ,,,:.Cons tr tion Staging Component. A construction staging plan shall
contain a reap or maps setting forth the proposed chronological order of construction
relating each proposed use and structure to the construction of the various services
and facillt es as may be required herein. Said staging plan shall include estimated
completion dates and shall specify the proposed order of request for utility release or
authority to occupy completed structures so as to provide a basis for determining the
adequacy of the related services and facilities for each separate construction phase.
Subd. 11. Environmental Review and Remediation Component.
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A. The applicant shall complete an Alternative Urban Areawide Review
(AUAR) prior to approval of the PUD Master Plan. The AUAR shall be
completed in accordance with requirements set by the Minnesota
Environmental Quality Board and other applicable agencies.
Recommendations provided by the final AUAR shall be incorporated into
the PUD Master Plan unless otherwise waived by the City.
B. An environmental remediation plan shall be prepared that can
accommodate the proposed land uses. The plal��-Shall meet all Minnesota
Pollution Control Agency (MPCA), United States Environmental
Protection Agency (EPA), and any other applicable agency's
requirements. The plan shall include a::::.: inanca surety that is subject to
City approval that ensures that the entire prosy is remediated to the
required standards within X years. The PUD Mister Plan shall not be
approved until approval of the environmental remediton plan by the
applicable regulatory agencies.
C. Environmental remediation of!`. TCAAP property in a-timely manner f th
is a top priority to the community insure that the health, safety, and
welfare of current and future residents are protected. The PUD Master
Plan shall include a;detailed timeline and' action steps to complete the
remediation for red elopWo-`,n.t A PUD M st r Plan that selectively uses
...............
...............
uncontaminated areas and lgnor�s contaminated property shall not be
approved.
I�, No actl or operation shall be established or maintained that by
sea on of its nature or manner;:of operation will cause the emission of
not o �'
.. .....dor, ...toxic or noxious Fumes, smoke, dust or particulate matter in
such c ...
.................
ncentrati'o as to be detrimental to or endanger the public health,
.. ....... welfare cotnfort or safeY t or cause injury property' toor business.
�
E. Tie PUD later Plan shall comply with all Rice Creek Watershed
..........
District(RCWI ) requirements. Final PUD reviews shall not be exempt
from changes to RCWD regulations.
7-1 Thy'United States Army operates a network of wells, underground
ppcs and a treatment plant to remediate the groundwater contamination.
This groundwater treatment must be able to continue along side any
redevelopment.
G. The applicant shall comply with the MPCA's Voluntary Investigation
and Cleanup (VIC) program and the MPCA's Petroleum Remediation
Program. A Response Action Plan (RAP) that is approved by the MPCA
shall be submitted prior to the City issuing any building permits. The
applicant shall provide a Certificate of Completion and/or Development
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Completion letter from the MPCA prior to the issuance of the Certificate
of Occupancy by the City for any phase of development.
Subd. 12. Sustainability Component. The PUD Master Plan shall incorporate green
building and design principles where feasible, such as Leadership in Energy and
Environmental Design (LEED) standards. This may include using the Army's water
treatment process to develop a geothermal energy generation capability and/or the use
of land for solar or wind energy generation.
Subd. 13. Contractual Component. This applicant shall sbmit agreements or
contracts affecting the owner or owners of individua units or of the entire project
proposed under the PUD Master Plan, such as hon�eowmrs agreements, business
improvement areas, and covenants.
Subd. 14. Financial and Resource Compon� t
A. The redevelopment must dn.onstrate that its tax base 11 support the
long-term maintenance of the ite Infrastructure and support City
services including, but not limited to, police, fre, inspections, and
maintenance of roads and parks. Th :;pity may require a detailed pro
forma.
B. The applicant shall be reps ible fob all costs related to studies,
consultants and City staff time needed to facilitate the review of the
applieaton . The City resres the right to select or reject any consultant.
. All development and permitting fees in the City's fee schedule apply,
incldmg the:Metropolitan Council and Arden Hills sewer access charge
.......
. ......... . and wate.......r::::`:
cc:( Charge.
.:
Subd, 15....Planned Unit Development(PUD)Final Plan.
... .......
.......X.: A. Procedures. The applicant for a PUD Final Plan approval of a specific
phase +af the PUD Master Plan shall complete and submit to the zoning
admini` t ator an application on such forms as are provided by the
administrator. In addition to this documentation, a written statement that
the Final Plan is in conformity with the PUD Master Plan as approved by
the Council.
B. Development Agreement and Bonding to Assure Performance and
Conformance to PUD Final Plan. To assure that all improvements to be
constructed as part of the approved PUD Final Plan are completed in
accordance with the terms and conditions of such plan, or each phase
thereof as outlined in the construction order component, the City Council,
at the time of its approval of said PUD Final Plan and related plats may
require the applicant to enter into and file with the administrator a
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development agreement with the City and a corporate surety bond
guaranteeing the faithful performance of the applicant's obligations under
said development agreement, and in completion of all improvements
provided for in said PUD Final Plan in a penal sum equal to one hundred
twenty-five (125) percent of the cost of such improvements as estimated
by the City Engineer, which agreement and bond shall be filed with the
administrator no later than thirty(30) days after such requirement has been
made by the City Council. In the event the applicant has failed to enter
into said agreement and to file the same along i.with said bond with the
administrator by the expiration of said thirty d .�period, the PUD Permit,
Final Plat (if any) and approved Final Plan, fall be deemed void, nullified
and revoked unless an extension is requested n.writing by the applicant
and for good cause granted by the ity Councii. The development
agreement may provide for several fonds=:coverin separate aspects of the
PUD, the aggregate of which mall total one hundred twenty-five (125)
percent of all the improvements to be constructed and '*"0 npleted by the
applicant pursuant to the.appoed Final_Plan, in which cage each said
bond required by such develoent agreement shall be filed along
........
therewith within the period above ...
st&.%",d. It may also require guarantee
bonds in the penal.,sum of one hundred (100) percent of the cost of
completed improvenents as estimated by tie City Engineer to guarantee
such improvements fox whatever lengths of tine are specified therein. The
release of any bond or any portidn hereof shall either be governed by the
terms and provisions of such develapn�ent agreement or shall be based
upon tie recommendation of the C1ty Engineer or City Planner and
approval hereof by the City Council.
C. open Spice Easements end Covenants. To assure the City of the
continued mntcrice 4f:any open space, recreational areas, common
areas and the like which are ro osed to be owned and maintained b a
-proposed
Y
homeowners. association to be formed by the applicant [and that said
are .s will not be devoted to purposes other than those for which they
. .... .. were o ginally ntended, the City Council may require at the time of its
approval of the PUD Final Plan or its approval of any final plat required
thereb whichever is later, that the applicant execute and grant to the city
open space easements and covenants, approved by the City Council at the
timeXiisuch requirement is made, which shall be filed by the applicant
within thirty (30) days after the City Council has made such requirements.
In the event the applicant has failed to execute said open space easements
and covenants and to file the same with the administrator by the expiration
of said thirty-day period, the PUD Permit, Final Plat, if any and Final Plan
shall be deemed to be void, nullified and revoked unless an extension has
been required in writing by the applicant and for good cause granted by
the City Council.
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