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pf_03177
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Last modified
7/17/2007 12:52:40 PM
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12/8/2004 3:57:42 PM
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<br />ANALYSIS <br /> <br />Although both commercial projects, Rockford Road Plaza and Plymouth Station, were approved <br />as PUD's, the physical differences as evidenced in the photos above are a result of not only a <br />change in the Zoning Ordinance but, more importantly a change in City attitude and policy <br />regarding the way planned developments are processed. At the Time Rockford Road Plaza was <br />approved, the property had as its underlying zoning a commercial designation. According to <br />Planning staff, the PUD process was used, as is typically the case, for benefit of the <br />owner/developer. Many of the Ordinance requirements were not strictly enforced, i.e., trash <br />enclosures, HV AC screening, vegetation, etc. and, the planner went on to say that if the same <br />project was presented under the revised ordinance it would not gain City approval. <br /> <br />The language of the Zoning Ordinance was revised in order to reflect a change in City Policy <br />regarding PUD's. For example: Section 21655 Subd. 7states that the "PUD is not intended as a <br />means to vary applicable planning and zoning principles", and Subd. 2 states that the "PUD... <br />shall not simply be for the enhanced economic gain ofthe applicant". <br /> <br />Plymouth Station was approved after a change in the Zoning Ordinance which no longer allows <br />PUD's but has instead, designated certain areas as PUD Overlay Districts. Development in a <br />PUD Overlay District is now required to at least meet if not exceed Ordinance requirements. In <br />addition, development in a PUD Overlay District is subject to requests by City staff, Planning <br />Commission, or City Council when issues such as site context, type or intensity of the <br />development would warrant such requests. <br /> <br />Neither project was without written complaint included in the project file. It appears that the <br />major concerns expressed by neighboring residential property owners are: <br /> <br />1. Noise from overnight deliveries <br />2. Glare from overhead lights <br />3. Inadequate screening of buildings and loading/trash areas <br /> <br />The noise complaint was h:mdled directly by the owner of the 24-hour grocery store by a <br />voluntarily limiting deliveries to the hours between 7 AM and 11 PM. The other problems were <br />investigated by the City and were handled on an individual basis. <br /> <br />Roseville Shopping Center District Study <br /> <br />Phase I Report <br /> <br />Page 55 <br />
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