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2009_0817_Packet
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2009_0817_Packet
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condition that revised plans accurately representing the scope of Phase I be submitted <br />when available. <br />6.2 Once Phases I and II are both constructed, the resulting development will be identical to <br />the PUD approved on September 15, 2008. Although plans specific to Phase I may be <br />somewhat schematic (because of the uncertainty in the number of residential units to be <br />developed in this phase), the previously-approved PUD plans will serve as the Phase II <br />plans. United Properties expects that construction and completion of Phase I will help to <br />generate more interest in Phase II, but if the residential market demand never justifies the <br />construction of the second phase, the result will be a smaller, less-dense development <br />than was originally approved; under this proposal nothing else may be built on the <br />proposed Lot 2 in lieu of the second phase of the previously-approved cooperative <br />residence. <br />6.3 United Properties still plans to seek final approvals for the assisted living facility when <br />that project becomes feasible, and while they still control the necessary parcels for that <br />development they do not yet own the land; for this reason, the plat that was approved on <br />September 15, 2008 has not been filed at Ramsey County. In order to file a plat that <br />creates the right-of-way for the new public road and allows the applicant to move <br />forward with Phase I of the residential development, the proposed PxELiMiNAxY PLAT is <br />limited to the properties that the applicant currently owns, and identifies the future <br />assisted living portion of this property as Outlot A. If the current plat is approved, it will <br />supersede the previously-approved plat of the larger area. <br />6.4 For the sake of clarification, the nature of an "outlot" is such that it may not be developed <br />until it is re-platted. In this case, the intent is to include the proposed Outlot A on a plat <br />with the other properties to be used for the proposed assisted living facility, consistent <br />with the General Concept approval already granted for that project. <br />6.5 The proposed PxELiMiNAxY PLAT would not change the approved public right-of-way or <br />the approved size and layout of the new public road. The only proposed change is to <br />divide the lot for the cooperative residence into two lots: an eastern lot (i.e., Lot 1) for the <br />construction of Phase I and a western lot (i.e., Lot 2) for the future Phase II. As noted <br />above, the only purpose for this new lot line is to enable the completed Phase I property <br />to be owned by the cooperative while Lot 2 is retained by United Properties for the <br />potential development of Phase II. The only land-use ramifications of this proposal are <br />� that the Phase I construction would be built up to this new lot line with no setback and <br />� that the larger building after Phase II is completed would be bisected by this lot line, but <br />� these are not problematic because they can be accommodated in the amended PUD <br />� Agreement. <br />� 6.6 In order to leave room for a future Phase II build-out, Phase I needs to begin at the <br />� eastern property line and grow toward the west. The more units that are included in the <br />� first phase, the further west the initial building will extend. This temporary imprecision in <br />� number of Phase I units leaves one outstanding PxELiMiNAxY PLAT issue to be addressed: <br />� the exact location of the line separating Lots 1 and 2 of the plat, which cannot be <br />� determined until after the approval process for the PUD AMENDMENT when United <br />� Properties knows how many dwelling units can be supported in the first development <br />� phase. Planning Division staff recommends approving a PxELiMiNAxY PLAT with a small <br />amount of flexibility that would allow the applicant to produce a FINAL PLAT for <br />PF07-006 RCA 081709.doc <br />Page 3 of 6 <br />
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