Faribault Place 3 rd Addition Preliminary Plat, Final Plat, & PUD

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1 Faribault Small Town Pride Big City Opportunities! December 5, 2016 Planning Commission Public Hearing Faribault Place 3 rd Addition Preliminary Plat, Final Plat, & PUD

2 Location Maps Faribault 2

3 Requests Cave Creek LLC proposes to build 28 Townhomes, a 60 Unit Senior Assisted Living Building, and an 80 Unit Senior Independent Living Building, requiring a number of land use items: 1. Comprehensive Plan Amendment 2. Rezoning of Underlying Zoning District 3. Amendment of existing PUD-M Overlay District 4. Creation of new PUD Overlay Zoning District #2016-XX 5. Variance of PUD Open Space Standard 6. Vacation of existing Easements/ROW 7. Preliminary Plat 8. Final Plat Faribault 3

4 Comprehensive Plan Amendment Future Land Use changes from Community Commercial to High Density Residential for the parcels shown above Faribault 4

5 Comprehensive Plan Amendment Existing land use is Community Commercial which focuses on retail sales and services Proposed land use is High Density Residential which focuses on multi-story apartment and condominium complexes and areas with densities greater than 12 units per acre Faribault 5

6 Comprehensive Plan Amendment Goals, Policies, & Objectives Addressed Maintain a balanced residential housing stock that provides life-cycle housing and a range of housing cost options Highway 60/40 Area highlights providing options for housing location, style, and affordability Staff recommends approval 6 Faribault

7 Rezoning of Underlying Zoning Underlying zoning would change from C-2 Highway Commercial to R-4 High Density Residential Faribault 7

8 Rezoning of Underlying Zoning Existing is C-2 Highway Commercial Proposed is R-4 Highway Density Residential which includes uses of: Single Family Attached (5-8 units) Multi-Family Senior Housing Nursing Homes Rezoning will be consistent with proposed Comprehensive Plan Amendment Staff recommends approval Faribault 8

9 Amendment of PUD-M Overlay Remove majority of parcels from PUD-M Overlay District (Ord ; Ord ; Ord ) Faribault 9

10 Amendment of PUD-M Overlay Amendment would remove all of Faribault Place 3 plat from district Allows new PUD Overlay District to be created for residential portions of plat Commercial site would now be developed under C-2 Highway Commercial regulations Existing 90 Unit Senior Building to remain so it can continue to be regulated under PUD-M Staff recommends approval Faribault 10

11 Establishment of PUD Overlay Zoning District #2016-XX New PUD Overlay Zoning District #2016-XX Faribault 11

to be provided in Outlot A and on portions of other lots A new public street (Faribault

12 PUD Development Plan Internal circulation for residents via sidewalks and trails Dedicated open space, a playground area, and a gazebo for residents of the development to be provided in Outlot A and on portions of other lots A new public street (Faribault Place) A parking lot with 176 spaces to serve the 60 Unit Building and 80 Unit Building Faribault 12

13 PUD Objectives Accommodation of the growing demand for housing of all types and for commercial facilities conveniently located to such housing Innovation in land development techniques that may be more suitable for a given parcel than traditional approaches Preservation of historical or cultural landscape features through private or public reservation of land Coordination of architectural styles and building forms in an effort to ensure compatibility with surrounding land uses Faribault 13

14 Lot Dimension & Building Bulk Regulations Minimum Lot Area for R-4 High Density Residential District (Sec ) Use 60 Unit Building Includes 35 unit of Senior Housing (Assisted Living) & 25 units of Senior Multi-Family (Independent Living) Note: lot area includes stormwater pond 12 Townhomes 16 Townhomes 80 Unit Building Includes 80 units of Senior Multi-Family (Independent Living) Note: lot area includes Outlot A Per Unit Requirement Units or Occupants 1,000 sf / occupant (Senior Housing) 35 2,000 sf / 1-BR unit (Multi-Family) 17 2,500 sf / 2-BR unit (Multi-Family) 8 6,000 sf / end unit 4 4,000 sf / int. unit 8 6,000 sf / end unit 4 4,000 sf / int. unit 12 2,000 sf / 1-BR unit (Multi-Family) 24 2,500 sf / 2-BR unit (Multi-Family) 40 3,000 sf / 3-BR unit (Multi-Family) 16 Required (sf) Proposed (sf) Divergence from Code Criteria Met 89, ,610-57,610 56,000 55, No 72,000 57,600 14,400 No 196, ,405 28,595 No Total 413, ,230-14,230 Faribault 14

15 Lot Dimension & Building Bulk Regulations Use Per Unit Requirement Units or Occupants Required (sf) Proposed (sf) Divergence from Code Criteria Met 60 Unit Building Includes 35 unit of Senior Housing (Assisted Living) & 25 units of Senior Multi-Family (Independent Living) Note: lot area includes stormwater pond 800 sf / occupant (Senior Housing) 1,600 sf / 1-BR unit (Multi-Family) 2,000 sf / 2-BR unit (Multi-Family) , ,610-75, Townhomes 16 Townhomes 80 Unit Building Includes 80 units of Senior Multi-Family (Independent Living) Note: lot area includes Outlot A 4,800 sf / end unit 4 3,200 sf / int. unit 8 4,800 sf / end unit 4 3,200 sf / int. unit 12 1,600 sf / 1-BR unit (Multi-Family) 24 2,000 sf / 2-BR unit (Multi-Family) 2,400 sf / 3-BR unit (Multi-Family) ,800 55,615-10,815 57,600 57, , ,405-10,605 Total 330, ,230-96,830 20% Density Bonus for PUD (Sec (B)) Given for the purpose of promoting an integrated project with a variety of housing types and additional site amenities Faribault 15

16 Minimum Lot Width Minimum Width for R-4 High Density Residential District (Sec ) Use Requirement Units or Required Proposed Divergence Criteria Lots (ft) (ft) from Code Met 60 Unit Building 100 ft / lot Townhomes 60 ft / end unit 4 35 ft / int. unit No 16 Townhomes 60 ft / end unit 4 35 ft / int. unit No 80 Unit Building 100 ft / lot Sec (A) allows for a reduction in individual lot width within a PUD provided that an equal amount of open space is compensated elsewhere in the PUD, allowing clustering The amount of additional open space required by the reduced lot width: 12 Townhomes - 30 ft. x 100 ft. = 3,000 sf 16 Townhomes ft. x 100 ft. = 16,800 sf Total - 19,800 sf or 0.45 acres of additional open space Faribault 16

17 Off-Street Parking Requirements Parking Minimums for R-4 High Density Residential District (Sec ) Use 60 Unit Building Includes 35 unit of Senior Housing (Assisted Living) & 25 units of Senior Multi-Family (Independent Living) Requirement ½ space / Sr. unit (Senior Housing) 1 space / 1-BR unit (Multi-Family) 2 spaces / 2+BR unit (Multi-Family) Units or Occupants Required (sf) Proposed (sf) Sec (A) allows for exceptions to individual underlying zoning standards as long as the overall project meets the City s objectives Divergence from Code Criteria Met Townhomes 2 spaces / unit Townhomes 2 spaces / unit Unit Building Includes 80 units of Senior Multi-Family (Independent Living) 1 space / 1-BR unit (Multi-Family) 2 spaces / 2+BR unit (Multi-Family) No Total No Applicant notes: Existing 90 Unit Senior Assisted Living Building has 62 spaces ratio of 0.68 spaces per unit Architect s database of projects in region shows average of 0.67 spaces per unit for senior projects Staff notes: Shared parking agreement could address 2/3 of need for 80 Unit Building Application of reduced standards, such as 0.68 spaces for 60 Unit Building and 1 space per unit for 80 Unit Building would eliminate parking shortage Recommend approval of exception PUD require minimum of 176 spaces Faribault 17

18 Open Space Sec requires all PUDs to have at least 20% of project area devoted to Open Space Open Space must: be available to residents or tenants provide recreational purposes or other similar benefit suitably improved for its intended use not include ROW, required setbacks, private yards, stormwater detention facilities, or areas not accessible by residents or tenants When calculating open space, existing 90 Unit Senior Assisted Living parcel must be included as this project was to provide open space to meet its need Site Total Area = acres ~ 20% = 2.35 acres of open space Addition of reduced lot width area = 0.45 acres of open space Total required Open Space = 2.79 acres Faribault 18

19 Open Space Variance Request Faribault 19

79 acres required, with the following improvements: - Playground facility - Gazebo - Three rain gardens - Landscaping - Internal walkways -

20 Open Space Variance Request Due to unique situation of the property and the development, the applicant is requesting a variance from PUD Open Space requirement of 20% Open Space Applicant is proposing 2.21 acres, rather than the 2.79 acres required, with the following improvements: - Playground facility - Gazebo - Three rain gardens - Landscaping - Internal walkways - Benches - Picnic areas Reason for Variance Request - Same site but different mix of land uses - Outlot A has to remain which challenges site design Applicant Precedent Imagery Staff recommends approval Faribault 20

21 Additional PUD Development Standards The PUD meets the following R-4 Zoning District or PUD Development Standards: Minimum Lot Depth Building Setback Requirements Maximum Lot Coverage Building Height Landscaping Refuse Mechanical Equipment The following meet PUD requirements, but detailed plans will be needed at time of Site Plan approval Lighting Signs Phasing City Staff working with Applicant to address Staff recommends approval Faribault 21

22 Vacation of Easements/ROWs A number of public and private easements were established with the creation of Faribault Place and Faribault Place 2 nd Addition These easements need to be vacated before a new plat may be adopted City Staff, City Attorney, and Applicant working to identify easements and rights of way Easements and rights of way will be replaced with those of Faribault Place 3 Staff recommends approval Faribault 22

23 Platting: Faribault Place 3 rd Addition Includes new parcels within PUD Overlay Zoning District #2016-XX and the Vacant Commercial parcel Faribault 23

24 Preliminary Plat Staff recommends approval Faribault 24

25 Final Plat Substantially similar to Preliminary Plat Recommend park dedication be determined similar to 2006 which would require the dedication of an open space and trail easement Recommended conditions include execution of: Development Agreement Stormwater Maintenance Agreement Shared Parking Agreement Cross Access Agreement Open Space Easement Trail Easement Staff recommends approval Faribault 25

26 Potential Actions 1. Continue public hearing to specific date to solicit input and/or request information or changes 2. Deny one or more applications please consider continuing meeting so Staff can determine how best to address 3. Approve resolutions and ordinances Faribault 26

27 City Staff Recommendation 1. Approval of all land use requests with conditions as laid out in the report, and any additional conditions discussed this evening 2. Utilize the findings of fact listed in the draft resolutions and ordinances, as found in the packet, and any additional findings discussed this evening Faribault 27

28 Questions and Comments Faribault 28

Planned Unit Development (PUD). Sections:

Chapter 19.07. Planned Unit Development (PUD). Sections: 19.07.01. Purpose. 19.07.02. PUD Definition and Design Compatibility. 19.07.03. General PUD Standards. 19.07.04. Underlying Zones. 19.07.05. Permitted