HomeMy WebLinkAbout1991-03-05 Minutes Pursuant -_ H the call and notice thereof the Planning and Zoning
Commission of the City of Centerville held their regular meeting
on Tuesday, March 5, 1991 at the City Hall- Chairperson
Tourville called the meeting to order at 7: p.m. Present:
Welk, Drilling. Absent: Vermeulen, Wilharber-
It. appeared to be the consensus of the Planning of Zoning
Commission members present to table the approval of the February
6, 1991. meeting minutes until April because only two persons at
this meeting were at the February meeting -
Chairperson Tourville asked that the Nelson election signs be
taken down, there is one at the Tourville property, Trippe1 s
Market and there may be others.
The Planaina and Zoning Commission discussed the proposed Planned
Unit Development amendment to Ordinance #4 in detail.
A copy of the result of their discussion is attached to and made
part of these minutes.
The Planning and Zoning Commission also ais:ust d the first page
of the multi- family dwelling unit Appendix C which would be a
proposed amendment to Ordinance #4.
A cop of this proposed amendment 18 attached to and made a part
of these minutes.
Motion by Tourville, second by Drilling to request an explanation
from Mayor Haberman with regard to his comments of the Planning
and Zoning Commission at the City Council's Goals and Priorities
meeting dated January 30, 1991 and request any specifics that he
may be able to give them with regard to his expectations of the
Planning and Zoning Commission in amending City Ordinances,
motion carried unanimously.
Motion by Welk, second by Drilling to adjourn the meeting, motion
carried unanimously. Meeting adjourned at 10:20 p.m.
Respectfully submitted,
Tamara M. Miltz- Miller
Clerk/Administrator
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ARTICLE 5. PLANNED UNIT DEVELOPMENTS
51. PURPOSE. The purposes of this article are:
51.01 To encourage a more creative and efficient development
of land and its improvements through the preservation of
natural features and amenities than is possible under the
more restrictive application of zoning requirements such as
lot sizes, height and building setbacks, while at the same
time, meeting the standards and purposes of the
comprehensive plan and preserving the health, safety, and
welfare of the citizens of the City.
51.02 To allow for the potential mixture of uses in an
integrated and well planned area.
51.03 To ensure concentration of open space into more usable
areas, preservation and utilization of the natural resources
of the site and prevents the disruption of natural drainage
patterns.
51.04 To facilitate the economical provision of streets and
pubic utilities.
52 GENERAL REQUIREMENTS. A special use permit shall be
required of all PUD. The City may approve the PUD only if it
finds that the development satisfied all the following standards:
52.01 The PUD is consistent with the City Comprehensive, Sewer
Master Plan, Water Master Plan and Storm Sewer Master Plan.
52.02 The PUD is an effective and unified treatment of the
development possibilities on the project site and the
development plan provides for the preservation of unique
natural amenities such as streams, stream banks, wooded
cover, rough terrain, and similar areas.
52.03 The PUD will be planned and developed to harmonize with
any existing or proposed development in the areas
surrounding the project site. The uses proposed will not
have an undue and adverse impact on the reasonable enjoyment
of neighboring property and will not be detrimental to
potential surrounding uses.
52.04 The tract under consideration is under single ownership
or control. An application for PUD approval must be filed
jointly by all landowners. In the case of multi- ownership,
the approved final plat shall be binding on all landowners.
52.05 The tract is at least two (2 1/2) acres in size.
52.06 Single- family detached units may be allowed as a PUD in
areas proving urban services, providing parks and open space
page two
are an integral part of the plan.
52.07 Each phase of the proposed development, as it is proposed
to be completed, is of sufficient size, composition, and
arrangement that its construction, marketing, and operation
are feasible as a complete unit, and that provision and
construction of dwelling units and common open space are
balanced and coordinated.
52.08 The POD will not create an excessive burden on parks,
schools, streets, and other public facilities and utilities
which serve or are proposed, to serve the district.
52.09 The proposed total development is designed in such a
manner as to form a desirable and unified environment within
its own boundaries.
52.11 The plans required under this article must be submitted
in a form which will satisfy the requirements of Ordinance
118 for the preliminary and final plans.
53 PERMITTED USES. Permitted uses are:
53.01 Dwelling units in detached, clustered, semi-detached, or
attached multi - storied structures or combinations thereof.
53.02 Commercial uses.
53.03 Supporting community facilities.
54 STANDARDS
54.01. OPEN SPACE. A minimum of twenty (2C1) percent of the
gross land area for private or public open air recreational
use protected by covenants running with the land or by
conveyances or dedicated as the Planning Commission may
specify shall be an integral part of the plan. Such open
space areas shall not include land devoted to streets,
parking and private yards. Whenever possible, common open
space shall be linked to the open space areas of adjoining
developments. Common open space shall be of such size,
shape, character, and locations as to be usable for its
proposed purpose.
Complimentary structures and improvements that are necessary
and appropriate for the benefit and enjoyment of the
residents of the PUD shall be provided within the areas of
PUD improvement.
page three
54.01 -1 STANDARDS FOR COMMON OR OPEN SPACE. No open area may be
approved as common open space under the provision of
this article unless it meets the following standards:
(1.) The location, shape, size, and character of
the common open space must be suitable for
the planned development.
(2.) Common open space must be used for amenity
or recreational purposes. The uses
authorized for the common open space must be
appropriate to the scale and character of the
planned development, considering its size,
density, expected population, topography, and
the number and type of dwellings to be
provided.
(3.) Common open space must be suitably improved
for its intended use but common space
containing natural features worthy of
preservation may be left unimproved. The
buildings, structures and improvements which
are permitted in the common open space must
be appropriate to the uses which are
authorized for the common open space and must
conserve and enhance the amenities of the
common open space having regard to its
topography and unimproved condition.
54.01 -2 OPERATING AND MAINTENANCE REQUIREMENTS FOR PUD COMMON
OPEN SPACE FACILITIES. The PUD plan shall contain
provision to assure the continued operation and
maintenance of such open space and service facilities
to a predetermined reasonable standard. Common private
or public open space and service facilities within a
PUD may be placed under the ownership of one or more of
the following, as approved by the City Council;
(1.) n vi �u public, J� d tcd .bli whore a ommun t` w dc
- _
u .,•�..�
is anticipated and the City Council agrees to
accept the dedication.
(2.) Landlord control, where only use by tenants
is anticipated.
(3.) Property Owner Association, provided all of
the following conditions are met:
a. Prior to the use or occupancy or
sale or the execution of contracts
for sale of an individual building
unit, parcel, tracts, townhouse,
apartment, or common area, a
declaration of covenants,
conditions and restrictions or an
equivalent document or a document
such as specified by Laws 1963,
Chapter 457, Section 11 and a set
page four
of floor plans such as specified by
Laws 1963, Chapter 457, Section 13
shall be filed with the City of
Centerville, said filing with the
•City to be made prior to the
filings of said declaration or
document of floor plans with the
recording officers of the County.
b. The declaration of covenants,
conditions and restrictions or •
equivalent document shall specify
that deeds, leases or documents of
conveyance affecting buildings,
units, parcels, tracts, townhouses,
or apartments shall subject said
properties to the terms of said
declaration.
c. The declaration of covenants,
conditions and restrictions shall
provide that an owner's association
or corporation shall be formed and
that all owners shall be members of
said association or corporation
which shall maintain all properties
and common areas in good repair and
which shall assess individual
property owners proportionate
shares of joint or common costs.
This declaration shall be subject
to the review and approval of the
City Attorney. The intent of this
• requirement is to protect the
property values of the individual
owner through establishing private
control.
d. Tne declaration shall additionally,
v
amongst other things, provide that
in the event the association or
corporation fails to maintain
properties in accordance with the
applicable rules and regulations of
the City of Centerville or fails to
pay taxes or assessments on
properties as they become due and
in the event the said City of
Centerville incurs any expenses in
enforcing its rules and
regulations, which said expenses
are not immediately reimbursed by
the association or corporation,
then the City of Centerville shall
have the right to assess each
page five
property its pro rata share of said
expenses. Such assessments,
together with interest thereon and
costs of collection, shall be a
lien on each property against which
each such assessment is made.
e. Membership must be mandatory for
each owner, and any successive
buyer.
f. The open space restrictions must be
permanent and not for a given
period of years.
g. The Association must be responsible
for liability insurance, local
taxes, and the maintenance of the
open space facilities to be deeded
to it.
h. Property owners must pay their pro
rata share of the cost of the
Association by means of an
assessment to be levied by the
Association which meets the
requirements for becoming a lien on
the property in accordance with
Minnesota Statues.
i. The Association must be able to
adjust the assessment to meet
changed needs.
j. The by -laws and rules of the
Association and all covenants and
restrictions to be recorded must be
approved by the City Council prior
to the approval of the final PUD
plan.
54.01 -3 STAGING OF PUBLIC AND COMMON OPEN SPACE. When a PUD
provides for common private or public open space, and
is planned as a staged development over a period of
time, the total area of common or public open space or
land escrow security in any stage of development shall,
at a minimum, bear the same relationship to the total
open space to be provided in the entire PUD as the
stages or units completed or under development bear to
the entire PUD.
54.02 DENSITY. The maximum allowable density in a PUD
District shall be determined by standards negotiated and
agreed upon between the applicant and the City. In all
cases the negotiated standards shall be consistent with the
development policies as contained in the Centerville
Comprehensive Plan. Whenever any PUD is to be developed in
page seven
54.07 PARKING. 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.
54.08 ARRANGEMENT OF COMMERCIAL USES. When a PUD includes
commercial uses, commercial buildings shall be planned as
groups having common parking areas and common ingress and
egress points. Each commercial area shall be separated from
abutting residential areas by appropriate screens or fences.
The design of commercial areas shall provide for the
integrated and harmonious design of buildings and for
adequate and properly arranged facilities for internal
traffic, circulation, landscaping, and such other features
and facilities as may be necessary to make the areas
attractive and efficient from the standpoint of adjacent
non - commercial areas. Any area which is not to be
immediately improved or developed shall be landscaped or
otherwise maintained in a neat and orderly manner as
specified by the city.
54.05 ARRANGEMENT OF INDUSTRIAL USES. In any PUD including
industrial uses, the industrial uses shall be provided in
park -like surroundings utilizing landscaping and existing
woodlands as buffers to screen lighting, parking areas,
loading areas and outdoor storage of raw materials or
products. An industrial area in a PUD shall provide for the
harmonious design of buildings and a compact grouping in
order to economize in the provisions of required utility
services. Streets in a planned industrial area shall be
kept to a minimum in order to reduce traffic. All spaces
between the right -of - way line and the industrial building
line and all intervening spaces between buildings, drives,
parking areas, and improved areas shall be landscaped with
and properly maintained.
LrreS dud plantings an
55 PROCEDURE
55.01 PRE - APPLICATION MEETING. Prior to the submission of any
plan to the Planning and Zoning Commission, the applicant
shall meet with the Zoning Administrator to discuss the
contemplated project relative to community development
objectives for the area in question and to learn the
procedural steps and exhibits required. This includes the
procedural steps for a special use permit and a preliminary
plat. The applicant shall submit:
(1.) A simple sketch plan for informal review and
•
discussion.
(2.) Overall maximum PUD density range.
(3.) General location for major streets and pedestrian
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page eight
ways.
(4.) General location and extent of public and common
open space.
( General location of residential and non-
residential land uses with approximate type and
intensities of development.
(6.) Staging and time schedule of development.
(7.) Environmental information affecting the
development.
(8.) Other special criteria for development.
55.02 GENERAL CONCEPT STAGE. After the elements requested in
the pre application meeting have been met, the Zoning
Administrator shall prepare a report for review at the next
appropriate Planning and Zoning meeting.
55.03 SPECIAL USE PERMIT /PRELIMINARY PLAT APPLICATION. The
applications shall be accompanied by an escrow deposit to
cover the costs incurred in checking and processing plans
and exhibits. The amount of the escrow shall be determined
by the City Council.
55.03 -1 The following exhibits shall be submitted to the zoning
administrator by the proposed developer as part of the
application for a special use permit:
(1 -) A written statement generally describing the
proposed PUD and the market which it is intended
to serve and the market demand. The statement is
also to demonstrate the proposed ETD's
relationship to the City's Comprehensive Plan and
how the proposed PUD is to be designed, arranged
and operated in order to permit the development
and use of neighboring property in accordance with
the applicable regulations of the City.
(2.) A statement setting forth the reasons why, in the
opinion of the applicant,, the PUD will be in the
public interest and consistent with the purposes
specified for PUD's by section 51.
(3.) A statement of the present ownership of all the
land included within the planned development and a
list of property owners within five hundred (500)
feet of the outer boundaries of the property.
(4.) A general indication of the expected schedule of
development including progressive phasing and time
schedule.
(5.) A map giving the legal description of the
property including approximate total acreage and
also indicating existing property lines and
dimensions, ownership of all parcels, platting,
easements, street right -of -ways, utilities, and
buildings for the property and for the area three
page nine
hundred and fifty (350) feet beyond.
(6.) Site conditions: Graphic reproductions of the
existing site conditions at a scale of one hundred
(100) feet.
a. Contours - minimum two (2) foot intervals.
b. Location, type and extent of tree cover and
vegetation.
c. Slope analysis.
d. Location and extent of water bodies
and streams and flood plains within three hundred (300) feet of the subject property.
e. Significant rock outcroppings.
f. Existing drainage patterns.
g. Vistas and significant views.
h. Soil conditions as they affect development.
All of the graphics should be the same scale as
the final plan to allow easy cross reference. The
use of overlays is recommended for clear
reference.
(7.) A map indicating proposed land uses including
housing units and types, vehicular and pedestrian
circulation, and open space uses.
(8.) Full description as to how all necessary
governmental services will be provided to the
development including sanitary sewers, storm
sewers, water systems, streets and other public
utilities.
(0.) An engineering report presenting results of soil
boring tests and soil analysis of the site.
(10.) A statement of the estimated total number of
dwelling units or square feet of developed land
use activities proposed for the POD and a
tabulation of the proposed approximate allocations
of land use expressed in acr , n d _
the total '"•• as a percent of
project area, which shall l include at
least the following as applicable:
a. Area devoted to residential uses.
b. Area devoted to residential use by building
type.
c. Area devoted to common open space.
d. Area devoted to public open space.
e. Approximate area devoted to streets.
f. Approximate area devoted to, and number of,
off - street parking and loading spaces and
related access.
g. Approximate area, and floor area, devoted to
commercial uses.
h. Approximate area, and floor area, devoted to
industrial or office use.
(11.) When the POD is to be constructed in stages
•
page ten
during a period of time extending beyond a single
construction season, a schedule for the
development of such stages or units shall be
submitted stating the approximate beginning and
completion date for each such stage or unit and
the proportion of the total PUD public or common
open space and structures /units to be provided or
constructed during each such stage and the overall
chronology of development to be followed from
stage to stage.
(12.) When the proposed PUD includes provisions for
public or common open space or service facilities,
a statement describing the provision that is to be
made for the care and maintenance of such open
space or service facilities.
(13.) General intents of any restrictive covenants
that are to he recorded with respect to property
included in the proposed PUU.
(14.) Schematic utilities plans indicating placement
of water, sanitary and storm sewers.
(15.) Any additional information requested by the
Planning and Zoning Commission and City Council
that may be required for clarification of the
proposed project.
(16.) Twenty -five (25) copies of all required
information shall be submitted.
55.04 PRELIMINARY PLAT SUBMITTAL, The applicant shall submit
a preliminary plat and all the necessary documentation as
required under Ordinance #8 of all or that portion of the
project to be platted. For purposes of administrative
simplifications, the public hearings required for the
special use permit and preliminary plat may be combined into
one (1) hearing or may be held concurrently.
55.05 ACTION BY COMMISSION. Within 30 days of the filing of the
application, the Planning Commission shall hold a public
hearing on the proposed PUD following written and published
notice as required for amendments of the ordinance.
Following such hearing and within 60 days of the filing of
the application or at a later time agreed to by the
•
applicant, the Planning Commission shall recommend approval
or disapproval of the preliminary proposal with such changes
and conditions as it may suggest and shall transmit its
recommendations to the City Council. In its recommendations
the Commission shall determine whether the proposed PUD is
consistent with the objectives for Planned Unit Developments
specified in Section 51 and with the Comprehensive Land Use
Plan of the City; and whether the benefits, combination of
various land uses, if proposed, and the inter relationship
with the land uses in the surrounding area justify the
page eleven
deviation from standard district regulations allowed by this
ordinance for PUD"s.
•
55.06 ACTION BY COUNCIL. Upon receipt of the recommendations of
the Planning Commission, the Council shall consider the
application and, after holding such public hearing
as it deems desirable, shall approve or disapprove the
application with such changes or conditions, it any, as it
may deem appropriate. Refusal of any changes or conditions
shall constitute denial of the plans by the City Council.
Failure of the and owner to notify the City Council of his
acceptance or refusal of the modification to the plan
constitute acceptance of these conditions. No building
permits may be issued on land within the PUD until final
plans for the development have been approved by the City
Council under the procedures provided in the following
sections.
55.07 PUD AGREEMENT. The Zoning Administrator shall instruct
the City Attorney to draw up a PUD Agreement which
stipulates the specific terms and conditions approved by the
City Council and accepted by the applicant. This Agreement
shall be signed by the Mayor of the City of Centerville,
•
Clerk /Administrator and the applicant within thirty (30)
days of City Council approval of the PUD application and
final plat. Where the PUD application and /or final plat is
to be resubmitted or denied approval, the City Council •
action shall be by written report, setting forth the reasons
for its action.
55.08 FINAL REVIEW AND APPROVAL. An application for review and
approval of the final plat shall be filed by the applicant
with the Planning and Zoning Commission within six months of
the date nn which approval of the prclimina
by the Council. If application for final1yappro was given
pp
made within the time required, the sa lovsl is not
considered abandoned unless an extension period is re hall r ed
and granted by the City Council. quested
55.08 -1 DOCUMENTATION REQUIRED. In addition to the requirements
in Ordinance 08, Article 44, the final application shall be
accompanied by the following supporting documentation:
(1.) Proof of recording any easements and restrictive
covenants prior to the sale of any land or
dwelling unit within the PUD and of the
establishment and activation of any entity that is
to be responsible for the management and
maintenance Of any public or common open space or
service facility.
(2.) All certificates, seals and signatures required
•
page twelve
for the dedication of land and recordation of
documents.
(3•) Final architectural working drawings of all
structures.
(4.) A final plat and final engineering plans and
specifications for streets, utilities and other
public improvements, together with a signed
Community /Developer Agreement for the installation
of such improvements and financial guarantees for
the completion of such improvements.
(5.) The approximate date when construction will begin
by stage of development and the area of open space
to be provided at each stage.
(6.) Agreements, provisions or covenants which govern
the use, maintenance and continued protection of
the development and any of its common open areas.
(7.) Any other plan, agreements, or specifications
necessary for the City staff to review the
proposed construction. All work must be in
conformance with the Minnesota State Uniform
Building Code.
(8.) Other conditions specifically required by the
Commission and the Council for the particular POD.
•
55.08 - REVIEW AND ACTION BY CITY STAFF AND PLANNING AND ZONING
COMMISSION. Upon receipt of a completed final plat
application, the Zoning Administrator shall refer such
application to the following City staff and /or official
bodies for the indicated action:
(1.) The City Attorney for legal review of all
documents.
(2.) The City Engineer for review of all engineering
data and the City /Developer Agreement.
(3.) The City Building Official for review of all
building plans.
(4.) The Zoning Administrator for review of all plans
for compliance with the intent, purpose and
requirements of this Code and conformity with the
General Concept Plan and Comprehensive Plan.
(5.) The Planning and Zoning Commission for review and
recommendation to the City Council.
(6.) When appropriate, as determined by the Zoning
Administrator to the Park and Recreation Committee
for review and recommendations.
(7.) When appropriate, as determined by the Zoning
Administrator to other special review agencies
such as the Watershed District, Soil Conservation
Services, Highway Departments or other affected
agencies.
All staff designated in paragraphs a. through d. hereof
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shall submit their reports in writing to the Zoning
Administrator for Planning and Zoning Commission
review.
55.08 -3 FINAL PLAT. The Final Plat is to serve as complete,
thorough and permanent public record of the PUD and the
manner in which it is to be developed. It shall
incorporate all prior approved plans and all approved
modifications thereof resulting from the PUD process.
• It shall serve in modifications thereof resulting from
the PUD process. It shall serve in conjunction with
other City codes as the land use regulation applicable
to the PUD.
55.08 -4 NON - COMPLIANCE. In the event the plat submitted for
final approval is not in substantial compliance with
the preliminary development plan, the Planning and
Zoning Commission shall notify the applicant within
forty -five (45) days of the date of application,
setting forth the ways in which the plan is not in
substantial compliance.
(1) The applicant may treat such notification as
denial of preliminary approval; or
(2) The applicant may refile his plan so that it does
substantially comply with the outline development
plan; or
(3) The applicant may file a written request with the
Planning and Zoning Commission that it hold a
public hearing on his request for final approval.
Any such hearing shall be held within thirty (30)
days after the request for such hearing. Within
forty -five (45) days of such hearing the Planning
and Zoning Commission shall either grant or deny
preliminary annroval to the plan.
55.08 -5 FINAL APPROVAL. The City Council shall review and
approve the final plat if it is in substantial
compliance with preliminary plat. Following this, the
applicant shall record the final plat in the manner
provided for recording subdivision plats. If the final
plat is not in substantial compliance, the applicant
shall be requested to repeat the procedures outlined
for the preliminary plat.
56 SITE IMPROVEMENTS. At any time following the approval of a
Development Stage Plan by the City Council, the applicant
may, pursuant to the applicable codes of the City apply for,
and the Zoning Administrator may issue, grading permits for
the area within the PUD for which Development Stage Flan
approval has been given.
page fourteen
? o COMMON AREAS.
57.01 CONSTRUCTION. The construction and provisions of all of
the common open spaces and public and recreational
facilities which are shown on the final development plan
must proceed at the same phase as the construction of
dwelling units. At least once every six (6) months
following the approval of the final development plan, the
zoning administrator shall review all of the building
permits issued for the planned development and examine the
construction which has taken place on the site. If he shall
find that the rate of construction of dwelling units is
greater than the rate at Which common open spaces and public
and recreational facilities have been constructed and
provided, he shall forward this information to the city
council, which may revoke the planned unit development
permit.
57.02 CONVEYANCE AND MAINTENANCE OE COMMON OPEN SPACE.
57.02 -1 All land shown on the final development plan as common
open space must be conveyed to homeowners association
or similar organization provided in an indenture
establishing an association or similar organization for
the maintenance of the planned development, The common
open space must be conveyed to the homeowners
association or similar organization subject to
covenants to be approved by the city council which
restrict the common open space to the uses specified on
the final development plan, and which provide for the
maintenance of the common open space in a manner which
assures its continuing use for its intended purpose.
57.01 -2 If
a homeowners association is created, the applicant
shall submit submjt plans at the time of final
development and documents which explain: plan of
(1.) Ownership and membership requirements.
(2.) Articles of incorporation and bylaws.
(3.) Time at which the developer turns the association
over to the homeowners.
( Approximate monthly or yearly association fee for
homeowners.
(5.) Specific listing of items owned in common
including such items as roads, recreation
facilities, parking, common open space ground, and
utilities.
56 REVIEW AND AMENDMENTS.
page fifteen
5S The Zoning Administrator shall periodically review all
PUD's and shall make a report to the City Council on the
status of the development. If work on the PUD is not
started within three months of the proposed schedule date
after final approval has been granted, approval shall
terminate unless an extension period is requested or granted
by the City Council. Prior to cancellation or revocation of
this permit, the City Council shall hold a public hearing at
which time all interested parties will be given an
opportunity to be heard.
58.02 For additional phases of the PUD, if within five (5)
years the project has not progressed, the Zoning
Administrator may recommend that the City Council determine
what section will be taken with the remainder of the
project. Prior to determining the outcome of the PUD,
City Council shall hold a public hearing at which time all
interested parties will be given an opportunity to be heard.
58.03 Minor changes in the location, placement, and heights of
the buildings or structures may be authorized by t he Z onin g
Administrator if required by engineering r
circumstances not foreseen at the time the final plan was
approved.
58.04 Approval of the Planning and Zoning Commission and City
Council shall be required for other changes such as
rearrangement of lots, blocks and building tracts. These
changes shall be consistent with the purpose and intent of
the approved final development plan.
APPENDIX C - MULTIFAMILY DWELLINGS
C -1 - 3pezial Use Permits. - Generally. All multi- family
dwellings greater than two units, shall require a special
use permit in districts subject to the procedures and
standards in Article 6, Section 64 of this Ordinance. In
addition, the following standards shall be applicable.
C -2 - t - All requests for multi - family dwellings (greater
than two units) or special use permit shall be accompanied
by a series of site plans and data showing:
(1.) Building locations, dimensions, and elevations, all
signs, structures, entry areas, storage sites, and
other structural improvements to the site.
(2.) Circulation plans for both pedestrian and vehicular.
(3.) Fences and screening devices.
(4.) Solid waste disposal provisions and facilities.
(5.) Storm drainage plans.
(6.) Fire fighting and other public safety facilities and
provisions such as fire lanes.
(7.) Data pertaining to numbers of dwelling units, sizes,
lot area, ratio, etc.
(8.) Exterior wall materials and design information.
(9.) A grading plan illustrating the proposed grade changes.
All site area, when fully developed, shall be
completely graded so as to adequately drain and dispose
of all surface water, storm water and groundwater in
such a manner as to preclude large scale erosion,
unwanted ponding and surface chemical runoff.
(10.) A recreation plan illustrating in detail all
recreational facilities and structures.
(11.) A landscape plan including number, species, and size
(diameter) of all plantings. The landscape plan will
also denote the location of all existing tree including
number, species, size (diameter) and which tree will be
removed.
(12.) A soil erosion control plan for the construction
period. Areas within the construction zone shall be
fenced with construction limit fencing as per the plan
to prohibit heavy machinery and /or material from being
placed on areas not be disturbed during construction.
This shall, at a minimum, include all slopes in excess
of eighteen (18) percent.
(13.) Park dedication.
C -3 - Height, setback and land area requirements,
(1.) Maximum height: Three (3) stories or forty (40) feet.
(2.) Multi - family:
a. Efficiency unit: Two thousand three hundred (2,300)
square feet (maximum number of efficiency unit, no
more than five (5) percent of the total number of
units.)
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