Application- CUP by Centurian Co. for former Homedale Nursery SiteJune 24, 1982
Case No: 82 -23
Applicant: Centurion Company
Location: Homedale Nursery Site
Request: Conditional Use Permit to Construct a PUD
STAFF FINDINGS COMMENTS: Norris Kerrigan
1. is requesting a Conditional Use Permit to construct a single family
attached unit PUD in a B -1 District. Proposed site is the old Homedale Nursery
site (the 9.4 acres west of Van Buren Avenue between Lake Street Highway 7).
Ordinance 427.36H states that dwelling units not occupying the first floor are
a Conditional Use provided there is one off street parking space for each unit;
all dwellings must have an entrance leading directly to a public street; and the
density allowed shall be R -3. Applicant also has submitted a separate request
for a variance to permit dwelling units on the first floor.
2. Applicant is proposing an extension of the Auburn South development of 102 town
homes. Applicant is proposing a mix of one, two and three bedroom town homes.
There will be 27 one- bedroom, one -story (624 sq. ft. each) units; 10 two- bedroom,
one -story (1172 sq. ft. each) units; 31 two- bedroom, two -story (1324 sq. ft. each)
units; and 34 three bedroom, two story (1373 sq. ft. each) units.
3. The height of the town homes will be from 17 feet (one story) to 25 feet (two story)
Ordinance 427.31 states that the maximum building height in an R -3 district may be
35 feet.
4. Applicant has stated that there are plans for enclosures for garbage dumpsters.
5. Applicant is proposing 103 indoor (11 ft x 20 ft) parking spaces; one space per
unit; and 166 outdoor parking spaces, for a total of 269 parking spaces. According
to Ordinance 427.45, R -3 districts are required to have 2 parking spaces per unit
(in this case, 204 spaces).
6. Ordinance 427.31 requires the following minimum setbacks: Front yard, 35 ft; side
yard, 15 ft; and rear yard, 25 feet. The proposed front yard (along Van Buren)
setback ranges from 20 -23 feet. The proposed side yard setback ranges from 23 -30
feet. The proposed rear yard setback ranges from 20-25 feet.
7. A portion of the site is within the flood plain of Minnehaha Creek and all plans
must be reviewed and approved by the Watershed District. On the plans submitted,
the nearest building to the creek ditch appears to be approximately 15.feet.
8. Ordinance 427.31 states that maximum building coverage of the lot can be 35% in
an R -3 district. The proposed development has a building coverage of 23
Case No: 82 -23
Page 2
9. A landscape plan was submitted which shows an assortment of shrubs and trees
to be planted along the front, side and rear lot lines.
10. Ordinance 427.31 requires an open space ratio of 1:1.25 in an R -3 district.
It appears on the preliminary plan submitted that the applicant meets this
requirement; however, a more detailed, scaled plan will have to be submitted
to make an exact determination.
11. The utility and drainage plans have been reviewed by the City Engineer and each
unit must have a separate sewer service.
12. According to Ordinance 427.50(ld), no building within a PUD may be nearer to
another than half of the sum of the heights of the two buildings. Between two
one -story town homes, this would mean a minimum of 17 feet and between two
two -story town houses, a minimum of 25 feet. According to the plans submitted,
it appears that there are 15 feet between some of the buildings.
13. Access to the proposed development would be four dead -end streets with entrances
along Van Buren. Ordinance 427_50(1e) states that all roadways which are dead -end
shall be provided with turn around facilities.
14. The Fire Marshal has reviewed the plans and noted that all turn arounds must be
kept clear of parked vehicles to accommodate turning around fire trucks. The
Fire Marshal also suggested relocating some of the hydrants.
15. Applicant states that there will be a recreation area (swimming pool) in the
proposed development.
16. Applicant has previously submitted two plans for this site. The first was.a
concept review for a 94 condominimum unit plan. The Commission took no action
but stated concerns about the lack of green area, no play :area, garages appeared
to be too close to one another, the area seemed too congested, and there were no
walkways. The next plan submitted was for a concept review of a PUD of 77,380
sq. ft. of office space. Again, no action was taken, but the Commission stated
that it felt that residential development was a better use of the site and an
office development would generate too much traffic in the area.