HomeMy WebLinkAbout2003 05-19 City Council Special Meeting PacketAGENDA
MAPLEWOOD CITY COUNCIL
SPECIAL MEETING WITH THE PLANNING COMMISSION
6:00 P.M. Monday, May 19, 2003
Council Chambers, Municipal Building
Meeting No. 03 -10
A. CALL TO ORDER
B. PLEDGE OF ALLEGIANCE
C. ROLL CALL
D. APPROVAL OF AGENDA
E. NEW BUSINESS
1 Legacy Village Discussion -No Action to be taken
F. VISITOR PRESENTATIONS
G. COUNCIL PRESENTATIONS
H. ADMINISTRATIVE PRESENTATIONS
I. ADJOURNMENT
Sign language interpreters for hearing impaired persons are available for public hearings upon request. The request for this
service must be made at least 96 hours in advance. Please call the City Clerk's Office at (651) 770 -4523 to make arrangements.
Assisted Listening Devices are also available. Please check with the City Clerk for availability.
R ULES OF CIVILITY FOR O UR COMMUNITY
Following are some rules of civility the City of Mapl ewood expects of everyone appearing at Council Meetings - elected officials, staff
and citizens. 'It is hoped that by following these simple rules, everyone's opinions can be heard and understood in a reasonable
manner. We appreciate the fact that when appearing at Council meetings, it is understood that everyone will follow these principles:
Show respect for each other, actively listen to one another, keep emotions in check and use respectful language.
IAL
MEMORANDUM
TO:
City Manager
FROM:
Tom Ekstrand, Assistant Community Development Director
S BJ ECT:
Legacy Village
APPLICANT:
Hartford Group
LOCATION:
County Road D and Southlawn Drive
DATE:
May 14 2003
INTRODUCTION
The attached memo is an overview of the proposed Legacy Village planned unit
development. This memo was prepared by Phil Carlson, of Dahlgren, Shardlow and
Uban, Inc., as a basis for discussion about this proposal between the city council,
planning commission, staff and the applicant.
The city staff contracted with Mn, Carlson to review this proposal. Mr. Carlson hopes to
get an assessment of the issues'and concerns of the involved groups to finalize his
review for presentation to the planning commission and city council.
We have scheduled for the planning commission to review this proposal on June 2, 2003
and the city council to do so on June 9, 2003.
EXPLANATION OF ATTACHMENTS
Many of the attachments are self - explanatory. The site layout has changed from the
original submittal due to refinements made through the staff review process. I have
included the original narrative since - -lt- includes - -a- -lot -of usefulinformation --even though it -
relates to the earlier plan.
. RECOMMENDATION
Review these materials and offer comments about the Legacy Village proposal to help
staff and Mr. Carlson identify issues and prepare a recommendation for the city council
and advisory committees.
p:sec3\LegacyVillage.5'03
Attachments:
1. Memorandum from Phil Carlson of DSU
2. Location Map
3. Existing Land Use Map
4. Proposed Right -of -way Vacation Map
5. Original Legacy Village Site Development Plan
6. Current Legacy Village Site Development Plan
7. Seniors Housing Site Plan
8. Applicant's Narrative
Attachment 1
MEMORANDUM
TO: City Council and Planning Commission
FROM: Phil Carlson, AICP, Dahlgren, Shardlow, and Uban, Inc., Planning Consultant
SUBJECT: Legacy Village at Maplewood — Hartford Group, Inc. (Mixed Use PUD)
LOCATION: Hijacek property, south of County Road D between Hazelwood and Southlawn
DATE: May 13, 2003
INTRODUCTION
Project Description
The Hartford Croup is proposing a mixed use PUD on the Hijacek property, south of County Road
D, west of the Maplewood Mail. The project as envisioned at this point consists of retail and
restaurant uses along Southlawn Drive nearest Maplewood Mall, a Corporate /Commercial (office)
site, several types of multi - family residential, and park/open space uses on approximately 79
acres, net of street right -of -way. Kennard Street will be extended north to County Road D in the
middle of the property and a new east -west street (Legacy Parkway) will be extended from
Southlawn Drive to Kennard Street south of the power lines that run through the middle of the
property east -to- west. At present the five single family homes on Hazelwood Drive at the west
edge of the project are not part of this PUD.
The project consists of two major land use categories, with several components under each. It
would be helpful to have discussion and comments on each of the components at the workshop:
Business - Commercial:
1. Furniture Store — retail site in the NE corner of the site at Southlawn and County Road D,
4.4 acres
2. Commercial Site — three separate restaurant and retail buildings on Southlawn Drive, 4.8
acres
3. Corporate /Commercial Site — a single corporate office or mixed use building in the middle
of the site, 8.5 acres
High Density Residential:
4. Rental Townhomes —198 units on the north half of the site between County Road D and
the power lines, 20.3 acres
5. For -Sale Townhomes —198 units in the SW quadrant of the site fronting on Kennard,
19.8 acres
8. Multi - Family Apartment site —100 units in the NE corner fronting County Road D next to
the Furniture Store, 4.2 acres
7. Senior Assisted Living —120 units in the south portion of the site on the pond, 2.9 acres
8. Park and Ponding areas —18 acres total to be credited to the residential areas for density
purposes
Overall, the gross residential density is 818 units on 83 acres, or about 9.8 units /acre. The Comp
Plan allows up to 12 units /acre for R -3H (high density) residential land use. While individual
parcels exceed this density, part of the rationale of the PUD is to look at the site as a whole and
consider it as a unit, not individual parcels or buildings. The project meets the spirit of the Comp
Plan and Zoning Ordinance in this respect.
Requests
To develop this project, Hartford is requesting the following major approvals:
1. Comprehensive plan amendment. Currently the entire site is guided BC — Business
Commercial. We suggest the residential portions of the project be guided R -3H and the
commercial and office portions remain BC.
2. Rezoning from Farm Residential to BC and R -3, corresponding to the land uses above.
3. Conditional use permit (CUP) for a planned unit development (PUD ). The PUD will give
the city and developer a chance to be more flexible with site design and development
details.
4. Preliminary plat to create the various parcels in the development.
BACKGROUND
The city staff and consultants have been working with Hartford for some months to discuss and
refine the project. This joint City Council - Planning Commission workshop is the first opportunity to
get concise input on the project following completion of the AUAR earlier this year. Although the
project was reviewed through the AUAR process, the current project is arranged somewhat
differently than the concept analyzed in the AUAR. The changes do not appear to alter the basic
land uses or the conclusions of the AUAR, and any environmental impacts are expected to be less
than the maximum predicted in the AUAR and addressed in the mitigation plan.
DISCUSSION
Overall, a high intensity PUD in this location with significant and varied residential uses is an ideal
use of this property. If there is to be high density development in Maplewood, this site — bounded
by the regional shopping center, an arterial roadway (CR D), the hospital campus, and other dense
housing — is where it should happen. New residents can take advantage of the proximity to
shopping, services, and employment opportunities, while at the same time enjoying the natural
amenities of the property and some new ones to be created within the PUD.
There are numerous details to be discussed and refined, but it would be helpful to set the
parameters within which the City might approve the Legacy Village project. Among these are:
1. Overall street network. County Road D is to be improved at the north side of the project
and extended to Highway 61 and beyond. Kennard Street is to be extended north into the
property to connect Beam Avenue and County Road D. A "parkway" design with internal
median is suggested for Kennard. Legacy Parkway (east -west south of the power lines) is
needed to provide access to and from the east without relying solely on County Road D or
Beam. R roundabout is proposed at its intersection with Kennard to create an interesting
focal point for the PUD. All other internal streets would be private.
2. Location of various land uses. The retail uses are concentrated on the east edge
nearest the Mall and existing commercial uses. The corporate office site anchors one
corner of the internal focal point and backs up its parking area to the power line easement,
while still overlooking the pond to the south. The high density multi - family site is a
transition between the furniture store and the rental townhomes. The senior assisted living
site in on its own site fronting the pond and also anchors one corner of the roundabout.
Rental townhomes are north of the power lines closer to County Road D and existing
3
higher density residential uses, while the for -sale townhomes are south of the power lines
between parks and ponds and the hospital campus. The for -sale townhome site has not
been designed in detail, but we have asked that it also anchor the roundabout with urban -
style townhouses, transitioning to a looser plan further into the site. There is park land
under the power lines and around the large pond in the SE corner, and several smaller
ponds throughout the site.
3. Residential density. As noted above, while the two densest parcels exceed the City's
maximum density of 12 units /acre, overall the PUD comes in at less than 10 units /acre,
well under the maximum. We believe it is appropriate to consider overall density, rather
than individual parcels, in a PUD.
4. Buildings close to the street. Along Kennard Street, and especially at its intersection
with Legacy Parkway, we have suggested an urban -style street character, with buildings
close to the street and a minimum of parking lots fronting the street. This will lend a unique
character to the project and help reinforce the pedestrian - friendly feeling of the area.
5. Park and trail connections. A vital feature of the project will be the pedestrian
connections via sidewalks and trails, through the park areas and along the public streets.
As the details are worked out we are encouraging every building and every parcel to be
connected with the parks, trails, and larger open space areas within the development, as
well as to sidewalks and trails to adjacent uses. We believe it is important to be able to
walk among the various major uses in and around the Legacy Village project, especially:
the hospital and Maplewood Mall area.
6. Coordination with AUAR. There are a number of issues to be coordinated with the AUAR,
including tree preservation, storm ponding, and the extension of County Road D. We will
review the revised project in light of the AUAR.
4
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SENIORS HOUSING SITE PLAN
10
Attachment 8
LEGACY VILLAGE OF MAPLEWOOD
A MIXED =USE INTERGENERATIONAL COMMUNITY
CITY OF MAPLEWOOD, MINNESOTA
March 3, 2003
Narrative in Support of
Comprehensive* Plan Amendment
Preliminary and Final Plat Approval
•Planned Unit Development Approval
and Community. Design Review Board A for an
I-ntergenerational and Mixed -Use Neighborho'd- Project
J
11
Legacy Village of Maplewood
Maplewoo
DEVELOPER
Hartford Group, Inc..
Elizabeth Kautz
Executive Vice President
12100 Singletree Lane Suite 112
Eden Prairie, MN 55344
952 -746 -1200
Fax: 952-746-1201
WW- W.hartfordgrp. com
ARCHITECTSIENGINEER
Hartford Group, Inc.
Hal Pierce, AIA i
: Patrick Sarver, ASLA
Jon Theis, - PE
12100 Singletree Lane Suite 11.2
Eden Prairie, MN 55344'
952- 746 -1200
Fax: 952 -746 -1201
www.hartfordgrp . com -
ATTORNEY
William -C' Griffith, Jr.
Neal J. Blanchett
Larkin, Hoffman, Daly & Lindgren,. Ltd.
7900 Xerxes Avenue South, Suite 1.500.
Bloomington, Minnesota 55431 -
(952) 896 -3290
-Fax: (952) 896-3333
vv Qriffith(c�,lhdl. coin
nb lan.ch ett lhdl .cam
2.
12
THE PROPERTY
Prior Review
The Draft AUAR for the area including the project ect was circulate
g P � d for review on January. 6, 2003.
The 30 -day comment period closed February 5,. 2003. - The comments received are - incorporated
in the Final AUAR and Miti cration .Plan (the'
The ' Project concept has been introduced
and reviewed extensively by. City staff and City officials',, most recentl . in connection w'
tY y with the
Draft AUAR at the December 16, 2002 City Council meetincr. -The AUAR analyzed-
development of two areas, Sub -Area 1 (82.2 acres with one farmstead residence ) and Sub -Area 2
:
(4.6.acres In five residential homesltes. The Protect is planned. for Sub -Area ' 1, and -for
compatibility with. redevelopment of Sub -Area 2.
Property Location and Boundaries
The Property -is 82.2 acres located west of the Ma lewood Malls south o th of In 694 and east
Of Highway 61. It is bounded on the east. by Southlawn Drive on the. north b Coup Road
y County D on
the west. by Hazelwood Street, and on the south by the St. John's hos ital cam us and
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development adjoining Kennard. Street and north o.f Beam Avenue.
Prop erty - Use and Adjacent Uses
The Property is currently primarily o en' land including one fa .
. p Y p � b farmstead residence and some
wetland and forested. areas. On the west edge, there is AUAR Sub =Area 2 a row o 4
g f five .existin
residences totaling 4.6 acres. Maplewood Mall is to the east; townhomes and retail development
is to the north, and senior housing, retail, and medical facilities to the south and. southwest. The -
Developer is the equitable title owner of the Pro p e b way of an .execut
p ?fiy y ed purchase agreement.
lie
THE LEGACY VILLAGE DEVELOPMENT PLAIN
Proposed Development-Plan
Transportation .improvements divide the Pro e - into three
, p rty ,main sections . north, southeast, and .
southwest. An east -west trail bounds te north 24.8 acres) ) of the Property. the one -third . This north
. p rt3'
section will.b.e developed with residential townhomes and condo' miniums. Kennard Street
extended north through the Property, divides the southern section approximately in half. All
three sections feature mixed uses. 4
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The north portion is primarily residential with a 44 - 125 s uare '
. Y � q foot retail building (shown on the
Site Plan as "Furniture Store ") on the east border adjacent to Maplewood Mall.
� p A. Wetland buffer
is planned near the northwest corner.
The southeast portion is oriented around a greens pace, wetland . �' p and buffer, and pond. -
A
corporate /commercial building curves around the greens P ace north side. Three retail/restaurant
3.
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locations are east of the greenspace, nearest Maplewood Mall and to Southlawn.Drive.
P adjacent ..• .
The center of this portion is planned for multi- family development, with two 50 -unit buildings.
with pond and wetland views. - The north edge of this portion serves as parking for the
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corporate /commercial site.
The southwest portion is planned for residential development and a ark area for amenities. The
- P P -
southwest side is. a. 124-unit senior residence. A pond is -planned in the northwest
corner. The north edge is a playgrotind/park complex., featuring athletic fields, •la y structures,
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picnic areas, and a small parking area. The rest of this southwest portion is planned as residential
rowhouse development. The residential area is 1.5.6 acres, with 200 rowhornes p lanned. The
rowhouse area includes a clubhouse /community center adjacent to a pool area, centrally located
at Kennard Street and- served by an appropriately - scaled parking area.
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The three -story clubhouse /community center mixes the communal use supporting the rowhome
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neighborhood with commercial office use.' The building footprint is 7,220 .s uare feet; total floor
q
area is. 21,6`2 square feet. The building's upper two stories are small - scale office spaces for
commercial tenants, in size ranges from 140 square feet to 37. Six (60) offices are lanned,
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supported by 2' conference .rooms, a copy. center, clubroom; exercise room, and media room.
In addition to providing a border between uses, the central trail and trail network are an important
feature of the Project. The interior trail network allows eas walkin ' access throu out Le ac Y g � Legacy
village, and is a significant benefit to residents. and families.. The central trail connects to
Southlawn Drive in the east for easy access to Maplewood Mail and the surrounding retail and
commercial development.
Property and Building Description
The southwest .portion is proposed to develop. first, with the senior assisted-living building - and
multifamily.rowhouses. The senior building, called The. Regent at Maplewood, - is an inverted E-
shape, .oriented north/south with the wings extending to the west. It is served by a surface
parking area to- east, with 62 stalls. There wi also be 94 underground garage parking stalls,
with an entrance and exit at the north* end of the building. A pond is north of the Regent.
between the building and the main east -west trail bisecting the Property.
The multi- family rowhouses are oriented in paired rows, both east -west and- north - south. The
pairing allows front. yards to face each other with araffes facing each other similar to historic
g 4
alleys. Each rowhome building has from. seven to nine units. Four building airs are oriented.
north -south along the north edge. Four buildin_ g pairs are oriented east -west in the middle, with
four more building pairs oriented north -south along the south border.- of the Project. One building
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pair is oriented north -south adjacent to the clubhouse area in the middle. The access drives
- generally divide the rowhome area into north, clubhouse, and south sections.
The rowhomes are designed in a traditional two -story style, with rockfaced architectural block
foundation treatments and shingled gabled roofs. Details. are traditional mullioned windows;
with arched and .bay windows and shutters. - Features such as turrets varied front entrance st
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and roof peak windows provide individuality for each home. Each home. has an attached two -car
garage, with an additional 145 surface parking spaces, for the 200 units.
Access and Traffic Characteri
Vehicular access to and from. Legacy Village of Mp lewood is provided at several points.
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Kennard Street runs through the middle of the Pro
perty. Access oints to both sides branch off
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from Kennard Drive. Kennard connects Beam Avenue and. County Road D, providing
convenient access either the north or south. Southlawn Drive is 'lanned with. four access p
one for each building adjacent to it: the Furniture Store and the three retaiUrestaurant sites. :
The Proj ect assists in implementing a key recommendation of. the. 2001 Maple wood Mall Area.
. .
Comprehensive Traffic Study (the "2001 Traffic Study"). County oad D curren intersects
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Trunk Highway 61 approximately 3 3 0 feet south of the Interstate 694 South Ramp. - Between
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Trunk Highway 61 and White Bear Avenue, County Road D is disjointed at the railroad crossing :
west of Hazelwood Avenue. Asa result, traffic near the Maplewood Mall cannot access Trunk. -
Highway 61 via County Road D. The 2001 Traffic Stud : recommended reconnecten of County
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Ro ad D between White Bear. Avenue and Trunk Highway. 61 to better distribute trips in the
Maplewood Mall area. Preliminary design concepts reconnect County Road D to Trunk
Highway 61 approximately 1,915 feet south of the I - 694 South Ram and reestablish Coun tY
P
Road D as a through street between Trunk Highway 61 and white Bear Avenue, as
recommended in the 2001 Traffic Study.
Although the exact location of reconnected Co un Road D in the vicini of the Pro ert has not
'. tY p Y
yet been determined, ,the redistribution of trips assumed in the AUAR would not.likely change
substantially with the various County Road D alignment is being * considered. All
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alignment alternatives being considered would intersect Trunk Highway 61 at the same location
resulting in similar operations as those analyzed in the AUAR. - The proposed County Road D
realignment concepts.-being considered are compatible with the proposed .Legacy Village
development land uses. `
The AUAR found that Legacy. Village's mixed -use concept, internal trails cam act desi and
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location at a retail center were likely to reduce trips. The AUAR traffic analysis
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also. found that most intersections would operate at .a Level Of Service (LOS) D or E in the
future, assuming typical trip, generation growth. The LOS D -and E ' designations are considered
minimally acceptable or .below acceptable. This suggests that the Property can only be developed :
with a strong mixed -use, trip- reducing design emphasis.
The AUAR generally found that even without the County Road D the Project would
realignment
- degrade only one intersection from acceptable to below - acceptable levels. With the County. Road -
D realignment and no other improvements,. one. below -acce table intersection (Trunk Hi hwa . p g. y
61 and - Beam Avenue) would improve to. acceptable service. Acceptable service at that - :
intersection would increase traffic flow to the Trunk Highway 61 ramps to Interstate -694 causing
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those ramps to: perform at below - acceptable levels. Adding_left -turn lanes at. the Trunk Highway
61. ramps to Interstate 694 would improve that intersection to LOS C.
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The AUAR notes these issues, and recommends appropriate miti ation measures. These
. g . .
mitigation measures are proposed to be incorporated through the City's Site Plan Review
. process, and in the final plan for improvements to County Road D.
Trip Generation
. Consulting studied trip generation rates, includiti analysis and inoo oration of the Cit
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2001 Traffic Study, in connection with the.AUA.R. The trip generation analysis concluded that..
redevelopment of the entire AUAR site *( including both S J generate
_
1 1515 05 daily trip s, including 1,17 8 p .m. p eak hour trip s. This trip generation is approximately
equivalent to the trip generation assumed in the -City'.s 2001 Traffic Study. The proposed Project
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is reduced from that size by eliminating the AUAR Sub -Area 2.
Parkin
Parking has - been designed beyond' concept level for the Regent senior building and the multi
family rowhomes. The 127 -unit Regent provides 156 total stalls,. 62 surface and 94 underground.
garage_ stalls, for a ratio of i..23 stalls per unit. - Since the Regent is proposed as senior assisted
living, both car use. and car ownership rates are significantly 'lower for building residents than for
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multi family uses. ' This ratio :has been adequate for similar buildings in the past. Cit'regulation
(.§ 36 -22) generally provides for 2 stalls per unit for multi- family buildings - There is no .separate.
requirement for assisted - living buildings or similar uses- such as nursin g homes. It is believed
that'the ratio represents adequate parking -for the purposes of PUD :approval.
The. 200 -unit rowhome area is designed, with attached two -car • aracres for each. home and 144
additional surface stalls, for a p arking ratio of 2.7 stalls per unit. This exceeds the 2 stalls per
unit regulation for single- family homes in City Code § 36 =22.
Stormwater
The City is currently studying a regional storm-water treatment plan for a larger area the
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Project Property. Regional treatment needs and calculations will be performed in analyzing and
formulating that plan.. The. Developer is working with the plan drafters to ensure that the Project
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is constructed with the required improvements to comply with and further the plan. Since the
regional storm water treatment. plan is in the drafting. stage the Project stormwater has not been
calculated at this time. As the regional stormwater P lan is. drafted over the next few months the
Developer will complete stormwater calculations.
COMPLIANCE WITH LAND USE CONTROLS
- Comprehensive Plan
Legacy Village at Maplewood is a mixed -use development planned to include 3.18 for -sale-
townhomes /condominiums, 200.rowhome units, 100 attached multi -famil y units and 127 senior
residence units in its residential areas, 62 - ,545 square feet of retail and restaurant space . in four
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buildings, and one 270,000 square -foot commercial building. The proposed first buildings, in the
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southwest 19.8 acre portion,. preserve over 52 percent of that acreage in. open space.
The Legacy Village conforms g P enerally with the goals of Ma le ' ood's Com rehensiwe Plan.
P
Legacy Village is designed to further the Comprehensive Plan goal to p romote economic
development by establishing a new office /commercial area com lementin the existin
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Maplewood Mall. Legacy Village minimizes the area planned for streets by serving the entire
82 -acre site-:by adding just one interior street, Kennard Street, and allowing access from
perimeter roads and internal connection. A single unified design minimizes site conflicts and
allows development to integrate with natural features and co - lunity facilities including. a.
unified trail network. Legacy Village provides a variety of housing types, including apartments,
townhomes, rowhomes, and senior assisted -living homes. Land Use Goals Plan. 18 -19.
The Comprehensive Plan designates the Legacy Village site for Business Commercial
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development.. The Business Commercial designation is the broadest and most flexible
commercial (non- industrial) designation. lylaplewood's. Com P rehenszve Plan reco es that
-Commercial development today calls for greater flexibility. The City has enacted a policy to
"Use Planned Unit Developments. whenever practical" in both Commercial and Residential areas..
The. Plan's Transportation element identifies traffic deficiencies and, with the 2001 Traff c Stud
and the Project AUAR, identifies County Road D reali ent as a transportation improvement
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priority. Several alternatives are under consideration for the final routing of County Road D; .the
Legacy Village .plan conforms with the recommended alternative. The Comprehensive Plan
Transportation element also designates a bikeway /trail. across the. Legacy site. Plan . .134..
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Legacy Village is proposed to provide this trail.
The Comprehensive Plan reflects Maplewood's olic � for undeveloped land generally to remain
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in holding areas, where the zoning is not yet consistent with the Comprehensive Land Use Plan:.
".Holding Areas.'. . It -has not been the odic of the City to change
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the zoning of -a property until a specific development request is.
_ approved by the City Council. , :. Maplewood will update the
zoning and/or the. land use plan designations when a development
is proposed and approved by. the .City Council" Plan p. 26:
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Legacy Village is in such a City designated " "Holding Area." � Plan : 27. .It is deli * ated within
P � _
a F;arm Residential Zoning District, which generally provides for low - density single- family
residential development (10,000 square. foot lots).* This zonin g does not conform with the
Comprehensive Plan Commercial Business designation, and* the Property is specifically listed as .
an area on which zoning conflicts with.the Comprehensive Plan.
Like other sites designated as "Holding Area" the Le ac site requires approval of a PUD or
Leg ac q PP .
rezoning to conform with the Comprehensive Plan. The City's -Plan calls for consideration of
that PTJD or rezoning to occur concurrent with consideration of the Legacy project. The
Comprehensive -Plan's Land Use Action element notes:
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The City should .... Allow rezonings consistent with the Land Use
Plan.
Plan p. 34. Review of the Legacy is therefore consistent with the Comprehensive Plan, and
approval is consistent following the PUD •approval - or rezoning.
A PUD approval or rezoning is supported by -the Comprehensive Plan. The Legacy site is within.
the Hazelwood planning neighborhood. In Hazelwood, the 270 remaining undeveloped acres are
planned to be developed with a mix of multi - family residential - , single- resident'
al
g - family al
(R1) manufacturing and commercial/office.uses. Commercial/off ce is planned to predominate;
it is planned for 194 of the 270 acres (72 percent). Pla n 36. The �CoP
development in the Project is proposed to occupy 18.4 acres of the Property (28.2 acres if the' 9.8-
acre. greenspace area is. included to forms a commercial/office campus..
The'Legacy is proposed to occur following approval of a.Planned Unit Development (PUD). The
PUD allows approval of departures from the strict application of regulations; includin the
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restriction of one principal building per lot,' for projects which are superior to development
allowed without departure from restrictions.
-City Code § 36438. Approval .of a PUD appears
on the zoning map and alters the site zoning. Therefore, following appr. oval of a PUD, Legacy
Village will. conform with the zoning and the Comprehensive Plan.
The Project's mix of uses can , occur following n amendment to the Com rehensive Plan to
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allow mixed use, from the' Business Commercial designation. This -application requests
that amendment. The Project includes uses categorized. as R -3H (Multiple DW g
ellin 8.4 = 12.0
units /acre); CO (Commercial Office) and BC (Business* Commercial). The R -3H designation is
requested to be changed so that the zoning designation conforms with it. Currently two multi-
'family zoning designations allow densities above the 12.0 units er acre in the R -3H
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Comprehensive Plan designation: The R -3A Zoning District allows up to 17.0 units per acre, the
R -3B Zoning District allows more than 17.0 units per .acre. The multifamily rowhouses are 13
units per acre; other residential uses are higher density, under the worst -case calculations if no
open space* or. amenity. space is. included as lot area. Expanding the multi - family density range in
the Comprehensive Plan will allow the zoning to conform.
As stated in the Final AUAR, the Developer and AUAR consultants met with the City and
Metropolitan staff to calculate sanitary sewer planning. The parties detennined that the Project I
is within existing planned capacity, and would not require an amendmet to the Com rehensive
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Plan sanitary sewer section.
Zo mno ,
The Property is currently within the Farm Residential. Zoning District, a designation which does
not conform, to the Comprehensive Plan. The PUD approval would appear on the zonin ma
PP PP zoning . map
and allow modification of the Farm.Residential regulations to allow the Property to conform with
the Comprehensive Plan. With the PUD approval, -the. zo ould conform as required.
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The City's regulations include specific direction to allow mixed use and multi-family U.
se:-
A-,PUD-may include townhouses, ' apartment projects involving more thanone building, multi -use
structures, such as an - apartment building with retail shops at ground floor Level and.similar
proj ects." City Code § 3 6 -43 8. The PUD provides broad latitude to deviate - from underl
regulations to allow flexibility by substantial deviations from [zoning regulations] including
uses, setbacks, height and other regulations."
A PUD. approval would in this- case ore nerall , conform to the re uirements of the closest
identifiable zoning districts. For residential portions of the Project proposed for Design Review
Board approval with this application, the closest zoning designation is the R3 District which
provides three different types of densities. The R3A district allows 3 to 17 units;. the R3B
District allows is more than 17 units, and the R3 C district allows townhomes. Multiple
dwellings are a permitted use. .Section 36-108.
The R3 Zoning Districts limit density through minimum lot .sizes setbacks minimum unit sizes
green area requirements, maximum building footprint :limit,. and separation requirements. -The
initial rowho en
me -and senior housing sites exceed the 35% o s ace requirement rovidin 53
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percent and 52 percent, respectively, and exceed the 1 x,625 minim lot size required. The
entire PUD is planned to comply with the requirements for the Zo nin g Districts most similar to
the planned uses; within the modification allowed by the PUD.
The Project incorporates environmental rotection- required b y * the City Code and - other
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applicable' regulations. Legacy Village includes natural wetland buffers and mitigation as
required by City and Watershed District regulations. ' The D P
evelo er will work with an urban
forester to identify trees to be saved in place or relocated on the Property with a-tree spade. - As. P �Y P
noted. in the AUA.R, Project construction and design will include measures tome nimize .impacts .
to Blandings' turtles and their habitat.
PUD Requirements
The Project satisfies the five. City Code :,re uirements. for PUD a pproval applicable to the .86 -acre
r q PP PP
Property.
1: Certain regulations contained in this Chapter should not apply to the proposed
development because, of its unique nature.
The Project's mix of uses and integration of office, retail, and multi - generational
residential, design create a unique development for Ma ' lewood and represent the largest
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acreage site for any o f Hartford' s mixed-use neighborhood projects. Serving the multiple.
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and inter - related goals of a complex mixed -use redevelopment would not be possible
without deviations from some of Maplewood's land use regulations.
2. The RUD would be consistent with the purposes o P this cha ter.
The PUD is generally consistent with the Zoning Ordinance. The most significant
deviation is the mix of uses and the required integrated design. The identif ed miti nation
in the Project area AUAR ensures that the goals - of the zoning code are preserved. .
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3. The PUD would produce a development of equal or superior quality to that which
would result from strict adherence to the provisions of this chapter.
Each use is designed to. be as consistent as much as possible with the regulations. for that
us -e, but some flexibility in traditional zoning, which historically segregated e ated :commercial
from residential uses, is necessary for any mixe&use project. Maplewood. -Mall provide s
}_ a strong retail base; It Is believed that mixed use development will provide more space for
retail uses seeking proximity to Maplewood*Mall, Business Commercial development-
that will fulfill the. long- standing proposed planning for the Property,. and residential
development to fulfill life -cycle and metropolitan housg,g
in . oals. The Project provides
_ significant amenities, including the open space, ' athletic and playfields, pond. and wetland
buffers, and trail connections..
4, The deviations would not constitute a signif cant threat to the property values, safety,
health, or general welfare of the owners or occupants of nearby.land.
The Project area AUAR provides a thorough study of the Project impacts and.
compatibility with both adjacent uses and existing infrastructure. Implementing the steps
identified .in the AUAR will ensure adequate protection of neighboring properties. .
5. The deviations are required for reasonable and practicable physical development and .
are not required solely for financial reasons.
The deviations planned for the Project .are required to achieve the multiple goals of mixed
use in a project of. sufficient. size to realize the Property's value as an asset to the City.'
The PUD is proposed as a concept for the entire Property, with specific buildings proposed for
fhe senior residence and Towhomes. Review of the concept for the entire Property at this time`
will streamline review of future buildings and elements of the PUD, provided they conform with
this initial proposed concept.
Subdivision
The entire*Property proposed for PUD designation is proposed to be replatted into the first two
building sites proposed for Design Review with this application, (Lots 1 and 2, Block 1 ) and
Outlots A through H for future Project Elements. Lots 1 an- nd 2 comply with subdivision .
regulations as shown on the Preliminary Plat. The AUAR includes detailed analysis of the
adequacy of Infrastructure and suitability of the Property for this Project.
a
Design Review Board
Legacy village is professionally designed b a Developer rel cr on aesthetics as a valued
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amenity and selling point. The initial building elevations show the detail and quality materials
typical of Hartford neighborhoods. Hartford.- s neighborhoods also incorporate designs to
enhance- walkability and promote mixed -us as a positive aspect for all uses included. Hartford
has worked with consultants and staff of other communities, and added their positive ideas to the
10.
Legacy Village design: Hartford is requesting a lewood's Design Review Board g P gn approval for
the initial buildings.
SUMMARY OF RATIONALE. FOR PROJECT APPROVAL
1, ..Legacy Village provides a high - quality mixed -use development .for a site which . p h zs expected .
to develop' pursuant to the City. s Comprehensive Plan. Legacy Village i s planned to conform
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with that Plan and the approvals sought are specifically contern plated in the Plan.
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2. The Legacy provides a mix of uses, includin residential neighborhoods, -
g gh ds, small and
medium -scale commercial sites; senior housing, and a. si 'ficant -office bu�ildin . This mix is
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: intended to complement and be enhanced by Maplewood Mall and the surrounding existing
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development.
3.
Combining a mix of residential units with commercial development ment offers -Ma lewood
residents increased options to live in. a pedestrian -scale neighborhood: Successful
developments throughout the metro olitan area are incorporating a mix of housing
P rP g b options, '
and in many redeveloping suburbs, are bringing the first significant new housing options to
those communities:
4. Legacy Village includes. outstanding' outdoor amenities pro "din pond a w
g , p g and wetland areas,
linking trail - systems excellent pedestrian connections to Maplewood Mall a large . P � g Veen .
space, and playfields. These amenities are designed_ to be the focus of Legacy Village and a
positive addition. to Maplewood.
5. The Legacy Village is planned within the. traffic .ca aci of ad' ace" roads and r •
p ty p rovides
sufficient parking for. residents, visitors, and customers.
6. The Legacy Village design is compatible .with the referred option for o
. P p p County Road D re
alignment:
7. Inclusion of the senior component meets a need for Maplewood residents as the o ulatio ,p population
ages, and addresses a growing overall need for the metropolitan population.. Hartford's
Legacy Village senior living buildings -allow Maplewood cornmuni residents to transition to
assisted living without breaking community and family ties..
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