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03-22-82 PC Agenda ---- -- - -- -- ------ - -- _ . _ . ... _ _ _ . _ . ( ; • ----- -.-- , GOLDEN VALLEY PLANNING COt1MISSION � MARCH 22, ig82 ; (Civic Center, 7800 Golden Ualley Road) � � 7:00 P.M. _ . ; AGEPJDA � I . ANNUAL ELECTION OF OFFICERS i � II . APPROVAL OF MINUTES - MARCH 8, 1982 ' i I �� , I11 . RESCHEDULE INFORMAL PUBLIC HEARING FOR P.U.D. #35, ; BUSCH SITE OFFICE WAREHOUSE ' i � APPLICANT: Kraus-Anderson Realty Company � ; � LOCATION: Northeast Quadrant of Intersection of lOth � ; ! Avenue North and Boone Avenue North � REQUEST: Approval of General Ptan of Development � without Concept Plan Approval . i ' i ' i � IU. INFORMAL PUBLIC HEARING - P.U.D.#34, ! GOLDEN VALLEY LUTHERAN COLLEGE � 'i APPLICANT: Golden Valley Lutheran College ! LOCATION: 6125 Olson Memorial Highway (T.H. #55) ; REQUEST: Approval of General Plan of Development without Concept Plan Approval . ' V. CONSIDERATION OF PROPOSED REVISIONS TO CITY ZONING ORDINANCE i l . Commercial Zoning District ; 2. Open Development Zoning District i3. P.U.D. Ordinance i _ t ; VI . REPORT ON HRA MEETING MARCH 9, 1982 i ' VII . REPORT ON CITY COUNCIL MEETING - MARCH 16, 1982 i � � I � VIII . PROGRESS REPORT ON VALLEY SQUARE REDEVELOPMENT PROJECT ; , , � � i � ° Minutes of the Golden Valley Planning Commission • March 8, 1982 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Gotden Valley Road, Golden Vatley, MN. Chairman Thompson calted the meeting to order at 7:00 p.m. Those present were Commissioners Forster, Leppik, Polachek, Prazak and Thompson. Commissioners Eastes and Singer were not present. Also present were Mike Miller, Planning and Redevelopment Coordinator, and Alda Peikert, Assistant Planner. I . Approval of Minutes - February 22, 1g82: it was moved by Commissioner Leppik, seconded by Commissioner Forster and carried unanimously to approve the minutes of the February 22, 1g82 Planning Commission meeting as recorded. Chairman Thompson welcomed new Planning Commission member Gary Prazak. II . Set Date for Informal Public Hearing - Rezoning: APPLICANT: 6681 Group Partnership � LOCATION: 6681 Country Club Drive REQUEST: Change Zoning from Institutional (I-3) to Business and Professional Offices � Chairman Thompson introduced this agenda item and noted the staff recommendation for an April i2, 1982 hearing date. Mr. Steven Coddon, TIPTON Real Estate and Business Brokerage Corporation, was present to represent the proponent. It was moved by Commissioner Polachek, seconded by Commissioner Leppik and carried unanimously to set the date of April 12, 1982 for an informal public hearing to consider the request from the 6681 Group Partnership for rezoning of 6681 Country Club Drive from the Institutional (I-3) to the Business and Professional Offices Zoning District. III . Set date for Informal Public Hearing - P.U.D. �34, Golden Valley Lutheran College: t APPLICANT: Golden Valley Lutheran College LOCATION: 6125 Olson Memorial Highway REQUEST: Approval of General Ptan of Development without Concept Plan Approval for P.U.D. #3�+ . Planning Commission Minutes of March 8, 1g82 Page 2 • Chairman Thompson introduced this agenda item and noted the staff recommendation for a March 22, 1982 hearing date. Present to represent the proponent were Dr. Bernt Opsal , President, Golden Valley Lutheran College, and Mr. Jim Husnik, architect with Hammel Green and Abrahamson, Inc. tt was moved by Commissioner Leppik, seconded by Commissioner Forster and carried unanimously to set the date of March 22, 1982 for an informal public hearing to consider the General Plan of Development for PUD #34, Golden Valley Lutheran College. IV. Set date for Informal Public Hearing - P.U.D. �35, Busch Site Office Warehouse: APPLICANT: Kraus-Anderson Realty Company LOCATION: Northeast Quadrant of the Intersection of lOth Avenue North and Boone Avenue North REQUEST: Approval of General Plan of Development without Concept Plan Approvat for P.U.D. #35 Chairman Thompson introduced this agenda item and noted the staff recommendation for a March 22, 1982 hearing date. . It was moved by Commissioner Polachek, seconded by Commissioner Leppik and carried • unanimously to set the date of March 22, 1982 for an informal public hearing to consider the application from Kraus-Anderson Realty Company for General Plan of Development approval of PUD #35, Busch Office Warehouse. V. Informal Public Hearing - Rezoning: APPLICANT: Red Sky Development, Inc. LOCATION: Northeast Quadrant of Intersection of T.H. 100 and Glenwood Avenue REQUEST: Change Zoning from Business and Professional Offices to Multiple Dwelling (M-3) ° Chairman Thompson introduced this agenda item and verified that the proponent was represented. Copies of a letter from the Minneapolis, Northfield and Southern Railway, expressing concern over proximity of the proposed residential devglopment to the railroad line as a potential source of noise disturbance, were distributed to Ptanning Commissioners. Staff answered questions from Commissioners concerning location of the floodplain on the subject site, elevation of the site in relation to Highway 100, land- scaping of the floodplain and normal pond elevation in relation to the proposed building. . Planning Commission Minutes of March 8, 1982 Page 3 • Chairman Thompson recognized the representatives of the proponent, Mr. Don Erickson and Mr. Vern Watten of Patch Erickson Madson Watten, Inc. , Architects. Mr. Erickson presented t�e proposal , explaining that the proponent, Red Sky Development, Inc. , is a partnership of his architectural firm and the developer. �4r. Erickson covered the history of development of the project, problem site characteristices, preliminary traffic information, and positive features of the proposed development. Mr. Erickson stated that preliminary traffic information provided by the proponent's traffic cansultant indicated that the proposed condominium units would generate y. l trips per day per unit for a total of approximately 400 trips per day for the 80 unit building. Selling prices of the proposed condominium units are expected to be $85,000 to $95,000. Mr. Watten emphasized the ideal location in proximity to the downtown area and noted that the ponding and landscaping contemplated would enhance the site. • Commissioner Leppik questioned the proponents concerning provision of tot lots and protection of children from dangers of the pond, railroad tracks and highway. The proponents replied that such considerations wili be anatyzed in detail by a marketing expert. Chairman Th mnpson recognized Planning and Redevelopment Coordinator tlike Fliller, who presented the following points: 1 . Storm drainage from planned future upgrading of Highway �12 to I-394 will be channeled onto the subject property and there will , therefore, be more � storm water on this site in the future than is evident at this time. 2. The application under consideration is a zoning change to the Multiple . Dwelling (M-3) Zoning District, which would allow for a building up to six stories in height and for any density allowable in the M-3 Zoning District, which would be considerably greater than the 80 units proposed by this proponent. 3. The only access road to the subject site is a highway service road owned and � maintained by the Minnesota Department of Transportation (MnDOT) . The City will be unable to respond to calls for snowplowing and other road maintenance. It has been observed that parking at the adjacent American Legion Club over- flows onto the service road during Legion functions at this time resulting in an already congested situation on the road. 4. The neighborhood surrounding the subject site is not a residential neighborhood. Further evidence of the nonresidential character is contained in the letter from the Minneapolis, Northfield and Southern Railway expressing concern over noise disturbance generated by the railroad usage. 5• Staff has never endorsed the proposed project. Staff procedure calls for presentation of a recommendation at the time of the informal public hearing and not prior to that time. • Planning Commission Minutes of March 8, 1982 Page 4 • Commissioner Leppik questioned both Mr. Miller and the proponent concerning arrangements for maintenance of the access road. Commissioner Leppik asked Mr. Miller whether future runoff from I-394 could alter the flood elevation at the subject site, and Mr. Miller replied that alteration of the flood elevation is not anticipated. In response to a question from Mr. Watten, Mr. Miller explained that required provision for artd treatment of floodplain and storm water are regulated by existing floodplain elevation determinations, the City Floodplain Ordinance and the Bassett Creek Management Plan administered by the Bassett Creek Flood Control Commission, all of which are in existence and repain unchanged, and therefore, the City is not imposing on the property owner unexpected or undue requirements in connection with flood and storm water management. Chairman 7hompson opened the informal public hearing to comments from the public. Mr. John Winston, attorney representing Breck School adjacent to the east of the subject site, expressed support for the staff report and opposition to the rezoning request due to impacts on storm water retention areas and due to adverse visual impact. Mr. Winston expressed the opinion that it is unreasonable to change the zoning of the subject property to suit one developer. Commissioner Forster asked Mr. Winston how Breck School would feel about location of an office building on the subject site. Mr. Winston replied that it would depend on the proposed office building and that he would be concerned about a five story office building as well . • Mr. Erickson responded to Mr. Winston by stating the intent of the proponent to extend rather than limit storm water ponding area on the site and added that the proposed five story building would not be imposing due to location on }ow ground. There was no one else present who wished to speak on this agenda item, and Chairman Thompson closed the public hearing. Chairman Thompson called for discussion from the Commissioners. Commissioner Leppik commented that the Comprehensive Plan specified long term office use of the subject site and that she feels the site is best suited to office use. She explained further that she feels the site is unsuitable for residential development due to close proximity to the highway and railroad line. Commissioner Leppik concluded that she can see no overwhelming justification for changing the zoning. Chairman Thompson agreed that he had heard no reason for changing the zoning. It was moved by Commissioner Leppik, seconded by Commissioner Forster and carried unanimously to recommend that the City Council deny the request from Red �ky Development, Inc. for rezoning of a 7. 12 acre parcel of land within the northeast quadrant of the intersection of T.H. 100 and Glenwood Avenue from the Business and � Professional Offices to the Multiple Dwelling (M-3) Zoning District for the following reasons: l . Proposed Multiple Family Residential use of the subject site is not in accor- dance with the proposed Golden Valley Comprehensive Plan. . 2. Office use specified by the current Business and Professional Offices zoning of the subject site is more compatible with surrounding land uses than the proposed t9ultiple Family Residential Use. Planning Commission Minutes of �arch 8, 1g82 Page 5 � 3. Proposed construction of 80 condominium units on the subject site represents overdevelopment of the site, due to constraints imposed by the floodplain, storm drainage ponding requirements and limited access. 4. The proposed five story condomi�ium structure is incompatible with surrounding devetopment in terms of height. 5. Noise level due to close proximity of Highway 100 and the railroad line to the subject site is too high for residential use. VI . Informal Public Hearing - P.U.D. �30-B, Medley Park Townhouses: APPLICANT: Bor-Son Construction Companies LOCATION: West of Medley Park and North of Kings Valley Townhouses REQUEST: Approval of General P}an of Development for P.U.D. #30-B Chairman Thompson introduced this agenda item and reviewed previous City Council , Nousing and Redevelopment Authority (HRA) , and Board of Zoning Appeals (BZA) approvals connected with the proposed project. � Chairman Thompson afforded Planning and Redevelopment Coordinator Mike Miller the opportunity to speak to the amenity package as requested in the staff report. Mr. Miller reported that the proponent rectified the absence of washers and dryers in individual rental units. Although the proponent previously agreed to provide washers and dryers in each rental unit, plans submitted with the PUD General Plan of Development application did not include this provision. Mr. Miller drew attention to revised floor ptans provided by the proponent which include washers and dryers in each individual rental unit. Chairman Thompson recognized the representatives of the proponent, Ms. Betty Kaelke, Project Manager with Bor-Son Construction Companies and Mr. Bill Hennemuth, architect with Reike Carroll Muller Associates, Inc. Ms. Kaelke gave a brief presentation of the proposed project General Plan of Development and answered a question from Commissioner Leppik concerning emergency vehicle access. � Chairman Thompson opened the informal public hearing ta comments from the public. Mr. Steve Wells, 2228 Kings Valley Road East, expressed concern over lack of contact with the Kings Valley Homeowners by the developer, preservation of wildlife habitat, and failure to integrate subsidized units with market rate housing within the project. Mr. Wells asked for an explanation of the BZA role in the PUD process. Mr. Miller offered an explanation of the PUD process and the role of the BZA in granting parking waivers. • Planning Commission Minutes of March 8, 1982 Page 6 • Mr. Dennis Rock, 2404 Hillsboro Avenue No. , representative of the Galant Homeowners, stated that concerns of the Galant Townhouse residents have been met as best they could be and that he thinks the proposed Bor-Son project is bringing the best possible use of the land. Mr. Bruce Duffy, 2304 English Circle, requested assurance that storm water drainage provisions included in the proposed project will alleviate basement flooding problems experienced at his residence in Kings Valley. Mr. Miller informed Mr. Duffy that the proposed drainage plan had been worked out to the satisfaction of the City Engineer. In response to questions raised by the public, Mr. Hennemuth explained the proposed drainage system forthe project and proposed plans for preservation of wildlife habitat on the subject site. Ms. Kaelke reported that integration of the subs�idized rental housing with the market rate ownership units is impossible due to separate managements and separate mortgages. There were no other persons who wished to speak on this agenda ifiem, and Chairman Thompson closed the informal public hearing. Chairman Thompson called for discussion by the Commissioners. Commissioner Leppik stated that overall she feels the proposed General Plan of Development is a very good plan. • It was moved by Commissioner Polachek and seconded by Commissioner Forster to recommend that the City Council approve the General Plan of Development for PUD #30-B, Medley Park Townhouses. Chairman Thompson suggested an admendment to the motion providing that if drainage from the project adversely affects neighboring property, the �developer shall correct the situation. Commissioner Leppik suggested a second amendment to the motion providing for design of at least one garage unit in the rental portion of t�e project for handicapped accessiblity and fo�rpriority availability of that garage unit to a handicapped resident of the handicapped dwelling unit. Commis- sioners Polachek and Forster accepted the two suggested amendments to the motion, and the motion as amended was passed unanimously. VII . Constderation of Proposed revisions to Zoning Ordinance: 1 . Commercial Zoning District 2. Open Development Zoning District s Chairman Thompson suggested deferral of consideration of revisions to the Zoning Ordinance due to absence of two Planning Commission members and due to the fact that the one new member of the Planning Commission could probably make use of addit�anal t�i�me for review. Other Commissioners concurred with this suggestion. • Planning Commission Minutes of March 8, 1982 Page 7 � V111 . Report on City Council meeting - March 2, 1g82: Chairman Thompson provided a report on the March 2, 1982 City Council meeting and on the March 8, 1982 meeting of the City Council/Planning Commission Subcommittee. The meeting was adjourned at 9:00 p.m. Respectfully submitted, David Thompson, Chairman • � . . T0: GOLDEN VALLEY PLANNING COMMISSION DATE: MARCH 17, 1982 FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR SUBJECT: RESCHEDULE INFORMAL PUBLIC HEARING DATE FOR P.U.D. #35 The Planning Commission had originally set the date of March 22, 1982 as the date for an informal public hearing to consider General Plan Approval without Concept Plan Approval for P.U.D. #35, Busch Site Office Warehouse. However, due to lack of sufficient design and engineering information, P.U.D. #3S has been withdrawn from the March 22, 1982 agenda. Hopefully, by March 22, ig82 we will have a new date for an informal public hearing to recommend. � MHM:kjm � � � T0: GOLDEN VALLEY PLANNING COMMISSION DATE: MARCH 17, 1982 FROM: ALDA PEIKERT, ASSISTANT PLANNER I�, SUBJECT: INFORMAL PUBLIC HEARING - P.U.D. GENERAL PLAN OF DEVELOPMENT WITHOUT CONCEPT PLAN APPROVAL - P.U.D. #34, GOLDEN VALLEY LUTHERAN COLLEGE Golden Vatley Lutheran College requests approval of a General Plan of Devetopment without Concept Plan approval for PUD #34, Golden Valley Lutheran College. Preparation of the PUD General Plan of Development for Golden Valley Lutheran College was precipitated by a proposal for �I expansion of the College facilities located at 6125 Olson Memorial '� Highway. Existing buildings on the Golden Valley Lutheran College campus include a two story ctassroom building comprising approximately 67,760 square feet of space and four dormitories described as follows: The three story southwest dormitory comprising approximately 48,240 square feet of space, the two west dormitories which are both two story and comprise approx- imately 12, 170 square feet of space each, and the two story east dormitory which comprises 12,76o square feet of space. � , The College property has not been subdivided to accommodate the five individual �xisting buildings. The entire campus property totals 30 acres, including two main central parcels between vacated Douglas Drive North on the west and the Minneapolis, Northfield and Southern Railroad line on the east, four original platted lots and an outlot west of vacated Douglas Drive, two platted lots to the southeast fronting on Meander Road, and a remnant parcel to the east of the railroad line. The only building located on a separate parcel is the classroom building. The four dormitories are located all on the same remaining central parcel with the most westerly dormitory extending partially into vacated Douglas Drive on the west. The existing situation on the Golden Valley Lutheran College campus is not in conformance with Section 1 .03 of the City Zoning Code, which prohibits more than one principal buitding on a lot or parcel . At the suggestion of City Staff, Golden Valley Lutheran College utilized the opportunity afforded by the proposed expansion to rectify this situatidn by employing the PUD p�ocess. The PUD procedure includes platting of the entire College property to accommodate both existing development and proposed expansion in conformance with the City Zoning Ordinance and Sub- division Regulations. � • RE: Informal Public Hearing - P.U.D. #34, Golden Valley Lutheran College March 17, 1982 Page 2 Expansion of Golden Valley Lutheran College facilities praposed at t�is time includes construction of the following: A new dormitory and commons building, a cafeteria addition to the classroom building, and a new parking lot and connecting drive. The proposed fifth dormitory is a three story structure comprising 32,680 square feet of space. The con- necting commons area is one and one half stories with a balcony design including a total of 4,500 square feet of space. The cafeteria addition to the classroom building is one story and 2,478 square feet in area. Total new space is 39,658 square feet compared to 153,100 square feet of already existing building space, representing a 25.g percent increase in space. The new dormitory construction is planned to accommodate an increase in enrollment of approximately 30 percent. Current student enrollment includes 400 students who live on campus and 140 commuters for a total of 540 students. The new dormitory will house an additional 160 students for a total of 560 students living on campus. College officials expect the commuter student enrollment to remain constant for a total enrollment of approximately 700 students. The proposed parking lot expansion will increase available parking by 33 � percent from 260 spaces to 346 spaces. The new parking lot will accom- modate 102 cars, but there will be a loss of 16 spaces removed during new construction for a net gain of 86 spaces. Parking is ample under applica- tion of both the existing and proposed Institutional (I-2) Zoning District requirements. Zoning regulations stipulate one parking space for every four units of seating capacity or for every four students enrolled. Total parking spaces will be almost one for every two students . The proposed new construction includes installation of a circulation drive connecting the existing east and west access roads as stipulated by the City Fire Marshal for purposes of emergency vehicle access. The new connecting drive will not only afford emergency vehicle access but will also improve traffic circulation in general . The City Fire Marshal reviewed the PUD General Plan of Development and recommended the following conditions of approval : l . Installation of sprinkler system in all trash chutes and trash colt lection areas. 2. Approval of fire alarm systems by the City Fire Marshal prior to installation. 3. Installation of a Fire Department siamese, a connection accommodating two fire hoses, on the new dormitory building at the southwest corner � of the extension on the west side near the new fire hydrant. 4. Specification of wet type standpipes. RE: Informal Public Hearing - P.U.D. #34, Golden Valley Lutheran College • March 17, 1982 Page 3 The City Building Officiai and City Engineer also reviewed the General Plan of Development for PUD #34, Golden Valley Lutheran College. The Building Official finds plans to be in conformance with all applicable codes, and the City Engineer finds grading, drainage and utility construction plans to be satisfactory. The City Engineer recommends as a condition of approval vacation of the section of existing watermain easement running through the proposed new commons building and dedication of new watermain easements forthe proposed watermain running around the new commons building and fort��e proposed new watermain running to the west side of the new dormitory building, with vacation and dedication of these watermain easements to be completed prior to issuance of a building permit for the new dormitory and commons building. The Acting City Park and Recreation Director reviewed the PUD General Plan of Development and suggests that along with expansion to accommodate growth in enrollment, "it witl become necessary for the coltege to expand its thinking in the area of recreation". The Acting Park and Recreation Director was under the impression at one time that the College was considering construction of a ball field in the area proposed for parking lot expansion. The College currently utilizes City ball fields and tennis courts. Staff does not feel that neglect of recreational needs during the proposed current College expansion necessitates a negative recom- • mendation on the PUD General Plan of Development. However, the City wishes to notify the proponent, Golden Valley Lutheran College, that future expansion plans should include provision for the recreational needs of the student population. This brings us to comment on the fact that the architect preparing plans for the current expansion has indicated that the College definitely con- templates further additions to campus facilities in the future. In the words of the architect, the "next project" he expects to work on for Golden Valley Lutheran Cotlege is addition of a chapel . Also in future planning is a shift of the track and field events area to the south to accommodate construction of a gymnasium in the northern portion of that area. Perhaps preparation of a more far sighted PUD General Plan of Development for Golden Valley Lutheran College, rather than a rushed set of minimal plans for the current expansion project, would have shown that the College does in fact contemplate provision for recreatianal needs in the future. s While City staff appreciates the fact that Golden Valley Lutheran College is taking a step in the right direction in utilizing the PUD process for approval of the current expansion program, the intent of the PUD Ordinance is provision of a far more comprehensive guide for total development of a tract of land than is afforded by the limited plans prepared for this General Plan of Development. Staff believes that better use of the PUD process by Golden Valley Lutheran College in the future would assist both the College and the City in achieving the most beneficial ultimate use of • College property. RE: In�ormal Public Hearing - P.U.D. #34, Golden Valley Lutheran College � March 17, 1q82 Page 4 For purposes of guidance to Golden Valley Lutheran College in preparation of plans for future expansion projects, the City wishes to notify the College that future expansion projects will require a repeat of the PUD approval process. In the future, PUD plans should include complete infor- mation on both existing and proposed facilities and on contemplated changes in student enrollment. In order to best plan for future needs and in order to minimize the number of times the college will be compelled to repeat the PUD process, Golden Valley Lutheran College is encouraged to � prepare at the earliest opportunity the most complete plan for future development possible. Staff suggests that the Planning Commission recommend City Council approval of the General Plan of Development for PUD #34, Golden Valley Lutheran College, subject to the following conditions: 1 . Inclusion in current expansion plans of fire protection measures stip- ulated by the City Fire Marshal , including installation of sprinkler system in all trash chutes and trash collection areas, approval of fire alarm systems by the City Fire Marshal prior to installation, installation of a Fire Department siamese on the corner of the new dormitory closest to the fire hydrant, and specification of wet type • standpipes. 2. Vacation of existing watermain easement and dedication of new water- main easements prior to issuance of a building permit for the new dormitory and commons building. 3. Preparation of complete and comprehensive PUD plans in accordance with the intent of the City PUD Ordinance at the time of any future expansion of Golden Valley Lutheran College facilities. 4. Provision for student recreational needs in any future expansion of Golden Vatley Lutheran College facilities. t AP:kjm Attachments: l . Application for PUD General Plan Approval 2. Site Location Map . Ce�� P.U.D. NUMBER �� CITY OF GOLDEN VALLEY • APPLICATION FOR CONSIDERATION • of PLANNED UNIT DEVELOPMENT ORDINANCE Oate of Application 2-22-82 Fee Paid Applicant Golden Valley Lutheran College 542-120� Name: Last First Initial Phone Address• 6125 Olson Highway, Golden Valley, Minnesota 55422 � Number and Street City State Zip Code Owner Same as above Name: ast Fi rst Ini tial Phone Address: Nurr�er and Street Ci ty State Zi p Code Street Location of Property in Question: •Legal Description of Property: (See attached Plat Plan) Name and Address of Property Owners Within 30Q feet of the Property (Attach to Application): Ty pe of Application: Cancept Plan (Fee-$150.00) General Plan (Fee-�150.00) Generai Plan without Concept P an pproval (Fee-$250.00) X Type of Proposal : ` Small Area X Large or Complex Area Applicable City Ordinance Number Chapter 15 Section 15.07 Present Zoning of Property: Institutional �Present Use of Property: Educational Facil�ty� Proposed Use of Property: ( Same as above) 5 Existing 5tructures: Number 1 fVew Type Masonry Heiqht 27 Ft, Number of Stories 3 � Recreational Facilities (example, tennis court) Maintain existin4 track and football fields. Nurt�er of People intended to live or work on premises: adults �S��nents)ildren cn Number of off-street parking spaces proposed: not enclosed 346 enclosed Total Acres of Land in P.U.D. 30 . Acres excluding dedication of, for example, City streets (no�) . Density 18.66 ( �tudents/acre) number of units/acre� Indicate the following Data by percentages: Area covered by Structures 6.5 Area covered by Outside Parking 5.0 Area covered by Interior Streets 1 .5 Area Landscaped 72,8/ Area left Natural 13% Ponding Area 1 .2 acre I hereby declare that all statements made in this request and on the additional material are true. � Golden Valley Lutheran College Signature of Applicant . Date By: � ��X�L� �':�,.,�� Pres i dent 2/22/82 Signature of Proper�y Owner Da te �FOLLOWING TO BE FILLED OUT BY THE OFFICE OF THE CITY OF GOLDEN VALLEY: CHRONOLOG DATE gY Application Withdrawn or Cancelled Planning Commission Action Rark and Recreation Commission Action Environmenta Camm�ssion Action Other Camnission Other Correnission � _ pp ication on Counci Aqen a Ad�acent roperty Owners Notified Council Action Planning Commission Recomnendations On this day of , 19 , this petition was (a=pproved) (disapproved) subject to the following conditions: Action by the City On this day of , 19 , the Golden Valley City Council �approved disapproved) this petition subject to the following conditions: r i-i� •. - — .__ . . .�. ----- •-•n — �r�s.st � ?o� . s._. �..._._.. .... .__._ 4 • _.... �— � � N�' ..'.ar... .._. _.. . _..... _, �. � Q � � . . .. .._.. � � � �0 1 0 D � � , ' w. ' M 1 � " �� m v � � o 2 � 2 ,� " . � �� oo �;F� s, a ?/ �� ' ' �'' , � '� � � � AID, MWY. 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T0: GOLDEN VALLEY PLANNING COMPIISSION DATE: MARCH 17, 1982 FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR SUBJECT: CONSfDERATION OF PROPOSED REVISIONS TO CITY ZONING ORDINANCE The Planning Commission has already received copies of proposed revisions to the Commercial and Open Development Zoning Districts. Attached yau will find an entirely new P.U.D. Ordinance for your consideration. I will explain this document in greater detail on March 22, 1g82. MHM:kjm � : . • ORDINANCE N0. AN ORDINANCE AMENDING THE CITY CODE REGARDING PLANNED UNIT DEVELOPMENTS The City Council of the City of Golden Valley does ordain as follows: Section 1. The City Code of the City of Golden Valley is hereby amended in Appendix I thereof by deleting Sections 15:O1 through 15:07, inclusive, in their entirety, and substituting in lieu thereof the Ordinance con- tained on Exhibit A attached hereto. Section 2. The City Code of the City of Golden Valley is hereby amended in Appendix I thereof by deleting Section 14 :17 (B) in its entirety and substituting in lieu thereof the following: "B. Planned Unit Develo ment Fee. 1) Preliminary Design Stage. When an application is made for Preliminary Design approval, the fee shall be $100.00. (2) General Plan of Development Stage. When an application is made for approval of the General Plan of Development, the fee shall be an additional $150. 00." Section 3. This Ordinance shall take effect and be enforced from and • after its publication. Passed by the City Council this day of , 1982. ATTEST: John Murphy City Clerk Rosemary Thorsen Mayor � . . I � � , � 15. PLANNED UNIT DEVELOPMENT Section 15:01. Short Title. This Ordinance may be known and referred to as the City of Golden Valley Planned Unit Development (PUD) ordinance, except as referred to herein as "this Ordinance" or �"this Chapter" . Section 15s02. Purpose and Intent. The purpose of this Ordinance is to encourage, preserve and improve the health, safety and general welfare of the people of the City of Golden Valley by encouraging the use of contemporary land planning principles and coordinated community design. Planned Unit Development (PUD' s) are created hereby in recognition of the economic and cultural advantages of planned community-type developments of sufficient size to provide related areas for various housing types, retail and service activities, industrial operations, recreation, school, public facilities, and other uses of land. The PUD procedure is designed to be used where designation of a single use zoning district or application of standard zoning code requirements to a development are too rigid for practical application. � It is the intent of this Ordinance to provide an optional method of land use regulations which permit design flexibility by substantial variances from the provisions of the zoning code, including uses, set-backs, height, parking requirements, and similar regulations. Section 15:03. Definition of Planned Unit Developments. Planned Unit Developments are d�ined or purposes o this Ordinance to include only the followinga (1) Developments having two or more principal uses on a single parcel of land; (2) Developments having two or more principal structures ' � on a single parcel of land; (3) Apartment projects involving �► multi-use structure, such as an a�artment building with retail at ground` floor level; (4) Townhouses which for purposes of this Ordinance are defined as single family, attached dwelling units on separate parcels of land which are constructed contiguous to one another and separated by a bearing wall or walls. Such dwelling units shall be contained � within one structure and shall be of the row house type in contrast to multiple dwelling apartment e structures. T'hey shall also have separate entrances to front and rear yards; (5) Developments having two or more principal use structures Iocafed on two or more lots either in single or multiple , ownership, provided the combined area totals two or more acres and the plan submitted includes the entire area to which the planned unit will appl.y; (6) Parcels within redevelopment areas which have been � established pursuant to Minnesota Statutes Sections 462.411 - 462.716, and all acts amendatory thereof. A development may qualify as a Planned Unit Development only � upon application in accord with the procedures containecl herein and an appropriate determination by the City Council. Section 15:04. Applicability of Zoning Code. Planned Unit Developments may be excluded froin certain other requirements of the Zoning Code and this Ordinance providing that the conditions contained herein are complied with. The granting of a PUD permit does not alter the existing zoning district classification of a parcel in any manner; however, once a PUD use permit has been granted for a parcel, building permits shall � not be issued for that parcel which are not in conformance with the Building Code, with all other applicable ordinances and with the approved PUD use permit unless the permit has been amended, cancelled or modified. � Section 15s05. Interpretation of Section. Whenever a question arises concerning the interpretation of any portion of this Ordinance, the Planning Commission shall ascertain all facts concerning t'he question and forward all data and a recommendation to the City Council for determination. Section 15:06. Standards and Criteria for PUD Permits. (1). General Standards. When considering an application � or a PUD perm t, the City Council shall consider the advice and recommendations of the Staff of the various City Departments, and of the Planning Commission, ar�d the effect of the proposed use upon the health, saftey, morals, and general welfare of occupants of surrounding lands and existing and anticipated traffic conditions, including parking facilities on adjacent streets and land. If it shall determine that the proposed use will not be detrimental to the health, safety, morals, or general welfare of the community, and that said use is in harmony with the general purpose and intent • of this Ordinance, the City Council may grant such permits. In making such determinations, the various -2- � ; . � City Departments, the Planning Commission, and the Council shall take cognizance that many areas of the City are located so that they may be utilized as traneitfonal areas between single family residences and 3ncompatibly more intense areas. If a proposed Planned Unit Development meets the definition contained � in Section 15:03 of this Ordinance, a PUD permit may be used either (a) to permit some variety of uses within transitional areas which will blend well with surrounding uses= (b) to provide a means of flexibility in design and construction in transitional areas; (c) to provide maximum public control over the eventual development of transitional areas; or (d) to achieve a combination of the foregoing objectives. (2) Res�dential and Institutional Area Standards. T'he purpose of th s su'bsect on is to establish standards andguidelines f�r the granting of a PUD permit to erect a multi-building apartment or institutional use project in relation to an overall design and an integrated physical plan, in accordance with the provisione and procedures provided for in this Ordinance. The owner or owners of any tract of land may submit a plan for the development and use of such tract by making an O application for a PUD permit authorizing completion of the development in accordance with the following standardss , (a) The tract of land for which such a development is proposed and a permit requested shall not have less than one hundred (100) feet of frontage on a public street as measured at building set-back line. (b) The proposed development shall be served by the public water and sewer system, and fire hydrants shall be installed according to a plan, ��Ar� oved by the city staff, as to type and location. ' (c) No principal building shall be nearer than its height to the rear or side property line when such line abuts on a single family use. : (d) Private roadways within the project shall be constructed according to a plan approved by the City Engineer as to tvAe and locatioan. (e) No building shall be located less than 15 feet from the back of the curb line along those roadways w'hich are a part of the internal road system. � -3- • (f) Provisions for solid waste storage and disposal shall be provided according to a plan approved by the City staff, the Planning Commission and the City Council. , (g) Landscaping shall be provided according to a plan approved by the City Council in accord with the City .Landscape standards. In addition, it shall - include a detailed planting list with sizes indicated. (h) In the event certain land areas or structures are provided within the planned unit development for private recreations use or as service facilities, the owner of such land and buildings shall enter into an agreement with the City to assure the continued operation and maintenance to a pre-determined reasonable standard. These common areas may be placed under the ownership of one of the following as determined by the City Council, depending on which is more appropria ea (1) Dedicated to public where a community-wide use would be anticipated. � (2) Landlord control. ( 3) Landowners Association, provided all of the following conditione are met: i. The Landowners Association must be established prior to any sale. ii. Membershi� must be mandatory for each owner, and any successive buyer iii. The open space restrictions must be permanent, not for a given period of years. iv. The Association must be responsible for liability insurance, local taxes, andt the maintenance of residential and other facilities. v. Landowners raust pay their pro rata share of the cost and the assessment levied by the Association that can become a . lien on the property. � vi. The Association must be able to adjust the assessment to meet changed needs. -4- � � (3) Business or Indust�ial Area Standards . The purpose o t s su sect on s o es a s s andards and � guidelines for the granting of a PUD permit for a pusiness or industrial facility in relation to an � overall design and integrated physical plan, in accordance with the provisions and procedures as provided in this Ordinance. The owner or owners of any such tract of land may submit for approval a plan for the development and use of such a tract for commercial or industrial or other uses by making an application for a PUD permit authorizing completion of the development in accordance with an approved p1an. The following standards shall applys (a) The tract shall have not less than one hundred (100) feet of frontage on a public street. (b) The development ahall be served by the public sewer and water system and fire hydrants shall be installed according to a plan, apAroved bv the citv staff� as to type and location. (c) The surface drainage system shall be constructed � according to a plan approved by the City Engineer as to type of materials used and location of facilities. (d) '�he entire site shall be utilized for the PUD. (e) T�he off-street parking spaces shall be painted on the surfaced area according to a plan which has received approval of the City Council. (f) Provisions shall be designed for off-street loading to service the business and such space shall have easy access and not be designated for any other use. (g) Private roadways within the project shall be � constructed according to a plan approved by the City Engineer ae to tvne and location. 0 �h� Landscapina shall be provided accordinQ to a vlan_ approved bv the Citv Council in accord with the_ City landscape standards. In addition it shall include a detailed plantinq list with sizes_ indicated. e -5- . . . Section 15:07. Application Procedure - Preliminary Design. (1) An applicant for a PUD permit shall complete and submit . to the Planning Department an application in a form prepared by and containing information needed by the � Planning Department. The application shall include, but not be 13.m3ted to, at least the following information: (a) Twenty copies of a preliminary design of the proposed development illustrating the nature and type. of proposed development, the location of buildings and roadwavs, the location of the parcel's boundaries, the expected density of the development, the total area occupied by the development and the amenities to be provided. (b) An abstractor' s certificate showing the names and addresses of all property owners within 500 feet of the property boundaries on which the proposed improvement is to be constructed. (c) All data required for a preliminary plat by the reauirements of the plattinq ordinance. � (d� A filing fee as prescribed by Section 14: 17B of this Zoning Code. (e) An applicant may submit any additional information which may explain the proposed improvement. (2) Each application for a PUD permit must contain all data required by this section and, until it does, it will not be eligible for consideration by the Planning Department, the Planning Commission or any other commission, committee or body of the City. ( 3) Upon submiesion of a completed application, the Planning . Department shalla (a) Refer it to the Planning Commission for a public informational meeting; ` (b) Notify property owners by mail within 500 feet of the subject property, however, failure of any property owner to receive notification shall not invalidate the proceedings; anda . (c) Refer the application to the Departments of Public Works, Public Safety and Park and Recreation for � their written evaluations regarding those aspects -6- � of the proposal which affect the particular department's area of interest. (4) The Planning Conunission shall consider the application within 40 days, but not earlier than ten days, from , date of submission to the Planning Commiss3on, for purposes of a report and recommendation to the City . Council . The Planning Commission's consideration of the application ehall be limited to a determination of whether the application constitutes an appropriate land use under �he general principles and standards adhered to in the City and, if necessary, its report shall include recommended changes 3n the land use planned by the applicant so as to conform the application or recommend approval subject to certain conditions or modifications. While the matter is under consideration by the Planning Commission, the applicant may amend any part of his applicat3on. If no action is taken by the Planning Commission within the period of time allowed for action by such body, and there has been no delay caused or requested by the applicant, the application shall be forwarded without comment to the City Council. Any applicant may, if he so � desires, request a delay in the proceedings, which ehall delay the time period provided by this Chapter; however, it shall not delay the time period more than 90 days. . (5) The petitioner, or his representatitive, shall appear at the public information meeting in order to answer questions concerning the proposed PUD. (6) The report of the Planning Commission shall be forwarded to the City Council for their next regular meeting following the preparation of said report, but not later than ninety(90) days after the applicant has first submitted his application to the Planning Commission, , � as required under (3) above. (7) The City Council shall thereafter hold a public hearing, and take action on the application wilhin sixty (60)t days after submission of a report by the Planning Commission. The public hearing shall be called and notice thereof given in the manner required by statute and the Zoning Code respecting Zoning petitions. The action of the Council may include a request for plan amendments, approval, denial, or referral back to the Planning Commission. � -7- � Section 15:08. Application Procedure -- General Plan of Development Stage. (1) Public Hearing. Once the City Council has approved an appl cant a Preliminary Design, he shall submit , within one hundred eighty (180) days thereof the complete plans and specifications for the PUD as required hereunder, together with a filing fee as prescribed in Section f4:17 B of this Zoning Code. Thereafter, the City Council shall hold a public hearing on the General Plan of Development and take action thereon within one hundred tcaenty (120) days of submission of the complete plans and specifications, after notice thereo£ has been given in the manner required by Statute and the Zoning Code respecting Zoning petitions. The action of the Council may include a request for plan amendments, approval, denial or referral to the Planning Commission or other City commissions or committees for further consideration. (2) General Plan Requirements for All Areas. A General Plan of Development shall be submitted for all proposed PUD' s, which shall include, but not be limited to, the following informations • (a) Complete details of the proposed site development, including location of buildings, driveways, parking places, dimensions of the parking spaces, dimensions of the lot, lot area and yard dimensions. (b) Complete landscaping plans, including species and size of trees and shrubs proposed. (c) Complete plans for proposed sidewalks to service parking, recreation and service areas within the proposed development. - (d) Complete plans for proposed storm water and surface water drainage system. (e� Preliminary architectural plans showing the floor plan and elevations of the proposed buildings. ` (f' Information indicating exterior wall finishes pro,posed for all principal and accesry buildings . (g) Complete data as to dwelling unit sizes. • -8- � (h) Unless waived by the City, all data required on a preliminary plat and on a final plat, including etreets, ut3lity easements, existing or proposed subdivision of ownership, and such other information, if any, as required by the Platting Ordinance of the City of Golden Valley (provided, ' however, that the application for the PUD may request variances therefrom) . (i) Unless waived by the City, a development agreement in a form approved by the Department of Public Works to install all public improvements required by Section 440a110 of the C�ty Code. (.3) Requirements for General Development Plan for Large or Complex Areas. In areas of such complexity that more deta led and complete plans may be warranted, the Planning Department may require one or more of the following as a part of the a lication for the Preliminary Design, in a dit on to other requirements of this Ordinance: (a) A Land Use Component shall consist of a map or maps, setting forth the distribution, location, � and size of each category of land use proposed as part of the General Plan of Development. (b) A Circulation Component shall consist of a map or maps, setting ort the general location and extent of all transportation facilities proposed as part of the General Plan of Development. Such facilities shall include all provisions for the circulation of traffic within the planned area related to the Land Use Component. The Planning Department may require a circulation plan prepared and signed by a registered engineer. . (c) A Po ulation Component ehall contain a descriptive . statement o t e est mated papulation denisty and building intensity for various proposed land uses, including estimates of future population characteristics and change within the planned t community correlated with the other Components of the General Plan of Development. The supporting data shall include, but not be limited to, dwelling (hou�ing) units per acre for the various residential uses proposed; and square footage by type for the various non-residential facilities including sufficient data to calculate traffic generation, parking requirements, water � consumption, sewage needs and the necessary -9- � capacity of related utilities and services traditionally rendered by public or private organizations for a population of such eize as is projected for the completed planned development. , (d) A Services and Facilities Component shall contain a map or maps setting forth the general location and extent of any and all existing and proposed systems for sewage, domestic water supply and distribution, refuse disposal, drainage, local utilities and rights-of-way, easements, facilities and appurtenances necesry therefor. Said Component shall also contain a detailed statement describing the proposed ownership, method of operation, and maintenance of each such service and facility. (e) A Construction Order Component shall contain a map or maps setting orth the proposed chronological order of construction relating each _ proposed use and structure to the construction of the various services and facilities as may be required herein. Said Component shall include estimated completion dates and shall specify the � proposed order of request for utility release or other 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. ( f) Additional Components may be required such as: A Recreation Component; a Public Building Component, providing for consideration for administrative and public safety quarters; and such other components indicated by the nature of the particular proposed development. (g) Maps and Reports shall be included such as: supporting maps drawn to scale, diagrams, charts, descriptions, reports and explanation of inethods utilized in its formulation. t Section 15:09. Nature of Public Hearin . At the public hearing provided for by Sect ons 15:0 an 1 s , the Council shall consider the staff and Planning Conunission reports as have been filed with it concerning the application, shall hear from the proponents of the application, and shall open the discussion to questions or comments from persons notified of the hearing ' or claiming to have an interest therein. At the conclusion of the hearing, which may be continued from time to time, the O Council, within the specified time limits, shall e3ther approve, deny or refer the application to the Planning Commission for -10- � further consideration; provided, however, that in the latter _ event, the application must be placed back on the Council agenda for final approval or denial within 120 days following the taking of the latter action. The affirmative vote of two-thirda of the Council membere shall be required for final approval of any, Preliminary Des3gn or General Plan of Development. Section 15a10e Pre aration and A proval of PUD Permit. Foliow ng C ty ouncil approval o a Genera P an o ,�evelopment, the City staff shall prepare a PUD permit which establishes permitted uses, allowable denisities, development phasing, required improvements, completion dates for improvements, required bonding amount, and additional requirements for each PUD, in accordance with the conditions established in the City � Council approval of the General Plan of Development. Once the applicant has obtained final plat approval, unless the platting requirement has been waived, or unless the development has zero lot lines, the PUD permit ahall be submitted to the City Council for issuance. Section 15:11. . Method of Withdrawing a PUD Application. Any application for a PUD permit may be w thdrawn by the applicant at any time prior to filing the required final plat thereof in accordance with the Platting Ordinance, or if no platting • is required in connection with the PUD application then at the time prior to physical implementation of the approved permit, such as the commencement of construction on the permit site. Section 15a12. Method of Amendin a PUD Permit. Any desired c ange nvo7ving a s ruc ural al era on, en argement or intensification of use not specifically allowed by a particular PUD permit, or any request for a variance from the specific terms of a previously issued PUD permit, shall require that an application be filed for an amended permit and all procedures shall then apply as if a new permit was being applied for. If there is a question whether an amendment is required, the question shall be submitted to the Council for determination. An application for an amended PUD permit shall be administered in the same manner as that required for an initial PUD permit, except that the fee shall be $75.00. The amendment procedure shall also apply to reapplications for permits that have been denied, requests for changes in specific conditions contained in an existing permit, and for other situations described in tY►ie Chapter. Section 15:13. Method of Cancellation of a PUD Permit. Any ex st ng, approve. PUD permit s a e eeme to e cancelled if the owner of the land involved in the permit applies for and receives a rezoning respecting said property prior to the � time that there is any physical implementation of the matters covered by the previously approved PUD permit. In addition, -11- • � •an existing PUD permit shall be deemed to be automatically cancelled in the event that a final plat, if the same be required in connection with the permit, is not filed as requ3red by and in accordance with the terms of the Platting Ordinance for the City of Golden Valley within six (6) months following final approval of the PUD permit by the City Council. In all other situatione, an existing PUD pernait shall only be cancelled and revoked, short of expiring according to its own terms, upon Council action in accordance with law. Section 15:14. General. (1) Records. The Planning Department shall maintain a . record of all PUD permits issued, including information on the use, location, conditions imposed by the City Council, time limits, review dates, and such other information as may be appropriate. PUD permits granted shall be clearly noted on the Zoning District Map. (2) Certification of Plans Re uired. Any plan submitted shall be certi ed as ollows: (a) Mechanical systems, electrical syste�ns, storm and surface drainage systems and all structural systems shall be designed and • certified by a registered architect or registered engineer. The site plans may be prepared by a professional site planner, but a registered architect or engineer must certify that he has reviewed the site and designed the proposed buildings in accordance with the site plans, the terrain and neighboring conditions, and in accordance with the City Building Code. � 3) Certification also Required after Chan es. If any p an requ� red to e cert ied �y precee ing Section 15a14(2) is changed by the applicant either for his own reasons or at the request of the City, the applicant shall submit a new plan reflecting the change, which new plar� shall be certified as required by preceeding ' Section 15:14(2) . Failure to submit such new certified plan ehall constitute grounds for revocation of approval of general plan of development or refusal to iasue a PUD permit. ` (4) Certification u on Com letion. With respect to all � p ans re u re to e certi ed by Section 15:14(2) or 15a14�3) , once the work has been completed, the registered engineer who certified the plan shall certify in writing that it has been completed in accordance with the certifed plan. . -12- O (5� Time Limit�. No application which was subsequently denied sha 1 be re-submitted for a period of six (6) months from the date of said order of denial. (6) Bonding to Assure Conformance to General Plan of , Development and Agreements. W th respect to t e parts of a PUD or items therein which in the judgment of the Department of Public Works, have a common affect, rather than an affect on only one or two parts or units thereof, including but not limited to, private roadways, public or private utilities, landscaping, and all improvements required by Section 440:110 of the City Code, the applicant shall post a corporate surety bond . or cash bond guaranteeing the faithful per€ormance of the work or agreements and the payment of any costs to the City in a sum equal to the total cost of all such parts or items as determined by the Department of Public Works. Part o� the corporate surety bond or cash bond may be released when any specific common part or item is completed upon recommendation of the Department of Public Works and approval of the City Council. � (7) Effect of Minimum Area Requirements on Conveyed Lots or Building Sites. In the event any real property in the approved PUD permit is conveyed in total, or in part, the buyere thereof shall be bound by the . provisions of the PUD permit and the General Development Plan constituting a part thereof; provided, however, that nothing herein shall be construed to create non- conforming iots, building sites, buildings or uses by virtue of any such conveyance of a lot, building site, building or part of the development created pursuant to and in conformance with the PUD permit. Subsequent structural additione or alterations may be made provided the provisions of the PUD permit, this Ordinance, and other applicable Ordinances are , adhered to. (8) Final Plat. Unless the requirement for a final plat be waive by the City Council, all applicants for at PUD permit shall be required to file with the appropriate Governmental recording agency a plat of said Planned Unit Development complying with all of the requirements of the Platting Ordinance of this City being Section 440.00 of the City Code, except to the extent that the Council may have given specific permission to the effect that specific portions of the Platting Ordinance, (a) need not be complied with, • or (b) waiving the requirement that a plat be filed. -13- � Such required� plats shall contain on their face a cross- reference to the final approved PUD permit (and General Plan of Development made a part thereof) on file with the City and shall be filed within six (6) months after the date of the Council action issuing the PUD permit. . (9) PUD Permit. Unless this requirement is waived by the City Council, the applicant shall sign a PUD Permit within 90 days of the Council approval of the general plan. (10) Private Streets. Whenever it does not contradict the provisions of this Ordinance as it relates to an adopted transportation plan or the protection of opportunities for reasonable development of surrounding land adjacent to a development proposed in a PUD application, streets which are intended to be kept continuously closed to public travel or are at all t3mes posted as private streets may be retained as private streets and so reflected upon the final plat made a part of the PUD permitf provided an agreement is entered into between the owner of said private streets and the City Council assuring that the construction, operation and � maintenance of said streets will be accomplished in accordance with standards approved by the Department of Public Works and the City Council . (11) Qualifications of Petitioner. Application for a PUD may be made only y t e owner of the land involved in the PUD application, or by his duly authorized representative, except that an option or contract holder may apply for a PUD provided his application is accampanied by fully executed agreements or documents from the owner stating that he has no objections to the proposed application and is in fact joining in the eame as his interest may appear. In addition, the applieant shall supply the City mailing labels _ � with names and addresses of all persons who are to be notified of any public hearings or other proceedings required by the terms of this Ordinance, including those persons disclosed on the abstractor' s certifi�ates required to be furnished by the applicant in accordance with the above provisions of this Chaptera (12) Sta ed Developments. It is recognized that certain PUD perm ts may nvolve construction over a long period of time. If it is proposed to develop a project during a period which will exceed two years, the applicant may request preliminary design approval of the entire • project and permission to submit detailed information respecting only the first stage or stages of the -14- . . : . project. If permission pursuant to such a request is granted by the City Council, a separate public hearing shall, nevertheless, be required respecting such successive stage of the project as the same is reached, and detailed plans shall be submitted in � accordance with the approved construction order component forming a part of the PUD permit. Section 15:15. Building Permits. Following issuance of a PUD permit, the City Council, through the Building Board of Review, may grant building permits for proposed structures within the approved PUD permit area, provided: (a) that the same appear to be in substantial conformance with the final approved PUD permit and the integra]. General Development Plan made a part of said permitg (b) that the landscape plan and exterior materials for the structures submitted shall be the eame as that considered by it when considering whether to approve the General Plan of Development; (c) that the necessary bonds have been posted as provided in this Ordinance; (d) that the proposed improvement or building contruction is in accordance with the approved order of construction as per the Construction Order Component or other specific terms of the approved PUD permit as may be in any way involved respecting a Staged Development; (e) that any final plat as may be required by the terms of this � Ordinance has been filed with the appropriate Governmental recording agence; and (f) that the proposed structure meets the requirements of the City Building Code and all other applicable City Ordinances and Regulations. � . -15-