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DAHLGREN SHARI)LOW AND· UBAN !NCO!<.!'ORATED 14 February 1992 Roger Kolstad Professionals, Inc. Realtors 1200 Osborne Road NE Fridley, MN 55432 RE: Rosedale Estates PUD, Roseville Dear Mr. Kolstad: CONSULTING PLANNERS LANDSCAPE ARCHITECTS ,00 FIRST AVENUE NORTH SUITE 210 MINNEAPOLIS, MN 55401 ('ILB9·3'OO CC~~)f After the Planning Commission meeting on February 12, at which the Rosedale Estates project was discussed, I believe it is clear that there are substantial issues involved which you will need to address if the project is to go ahead. I am writing to set out clearly the City process involved as you go about dealing with these issues. First, as was discussed in our planning report, the project is not allowed under the normal provisions of the Zoning Code, since the overall density would be exceeded. The previously approved Special Use Permit clearly reserved the buffer area as open space not to be developed. In essence, the previous developer already gave up all the allowed density for this land. Therefore, to develop the project you propose, you would need to pursue a revised Planned Unit Development, which is a rezoning. The City has discretion in rezoning matters, and there is no guarantee that any rezoning or additional development will be approved. The intent of a PUD is to offer flexibility, and possibly an increase in density, in exchange for an improvement in the overall development. The test the City will be asked to consider (and you will need to answer) is what benefits to the neighborhood and to the City will result from this new project? The City's three-stage PUD process encourages an informal sketch review first, such as you had at the Planning Commission meeting, to gauge how the basic ideas might be received. After this sketch review, if you believe you have sufficient input to develop the details of a project, you can submit plans for the General Concept stage, in which most of the pertinent features of a project are delineated. The third step, Final Development stage approval, follows through on the details and is expected to follow very closely the d~i,gn of tM General Concept stage plan. If you wish to submit a General Concept stage plan and be on the agenda for the March 11, 1992, Planning Commission meeting, we will need to have your submission materials at City Hall by Wednesday, February 19. To be on the agenda for the April meeting, you could submit plans by March 18. Given the process and the deadlines, it seems apparent that more time will be needed for you to work through the issues involved for Rosedale Estates, and that a formal submission for the March meeting is not likely, although you certainly have the right to submit a plan and appear at the Planning Commission requesting approval. Without substantial changes, however, and accommodation of the neighborhood's concerns, the project is not likely to be approved.