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HomeMy WebLinkAbout2014-09-23 CC Packet Enclosure 10 oft. Oak Park Heights Request for Council Action Meeting Date September 2 'I.2014 Time Required: 10 Minutes Agenda Item Title: Pine Grove Gardens.—Planned Unit Development—Amendment Pre it Final Plat and Conditional Use Permit. Agenda Placement New B i Originating Departm=f u 1 ' -• Johnson.City Administrator Requester's Signature / Action Requested P 1-- .- ..cc Below "0 , Background/Justification(Please indicate if any previous action has been taken or if other public bodies have advised): Please see the attached from Scott Richards,City Planner. 1. Staff Report Dated—Sept 4th,2014 2. Planning Commission recommendation—Unsigned 3. Proposed City Council Resolution Page 47 of 120 3001 Thurston Avenue N.Suite 100 ENCA.OSURE Anoka, MN 66303 Phone:783.231.5840 Facsimile:783.427.0620 TPC®PianningCo.aom PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: September 4, 2014 RE: Oak Park Heights — Pine Grove Gardens — Planned Unit Development Amendment, Preliminary /Final Plat, Conditional Use Permit—Oakgreen Court North TPC FILE: 236.02-- 14.04 BACKGROUND Norm Dupre, representing St. Croix Builders has made application for a Planned Unit Development (PUD) Amendment, Prellminary/Final Plat and Conditional Use Permit to allow a revised plan for five townhome units in an area planned and platted for six townhome units. The MnDot layout for the Highway 36 frontage road will now be within a few feet of the corner of the building as originally platted. The new plan reduces the number of townhome units to five and provides a setback of 28.5 feet to the fifth unit. The Pine Grove Gardens development was approved by the City Council in May 2005. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative -August 12, 2014 Exhibit 2: Pine Grove Gardens 2nd Addition-2014 Exhibit 3: Pine Grove Gardens-Building Layout-2014 Exhibit 4: Building Elevations-2014-(119) Exhibit 5: Basement Floor Plans-2014-(2/9) Exhibit 6: First Floor Plan -2014-(3/9) Exhibit 7: Roof Plan-2014(4/9) Exhibit 8: Cross Section at Porch-2014-(5/9) Exhibit 9: Cross Section at Garage-2014-6/9) Page 48 of 120 Exhibit 10: Cross Section at Porch-2014-(7/9) Exhibit 11: Cross Section at Garage-2014 -(8/9) Exhibit 12: Details-2014-(9/9) Exhibit 13: Pine Grove Gardens-2005- Layout with MnDot Highway 36 Overlay Exhibit 14: Pine Grove Gardens-2005- Building Elevations-(117) Exhibit 15: Sanitary Sewer and Watennain As-Built-2005(AB-1) Exhibit 16: Pine Grove Gardens-2005- Landscape Plan Exhibit 17: Pine Grove Gardens-2005/2014- Landscape Plan Details Exhibit 18: Pine Grove Gardens-Association Snow Removal PROJECT DESCRIPTION Norm Dupree has provided a project narrative found as Exhibit 1. That narrative indicates the following: "I am requesting approval to build five townhomes in the vacant Block 6 in Pine Grove Gardens at Oakgreen Court of Oak Park Heights for the purpose of selling for profit. The townhomes will look the same as the existing townhomes in the development as required by the Association. At least four of the five townhomes in the development will be sold to owner-occupants and a request has been made with the Association for one of the units to be Investor-occupied as the covenants allow a maudmum of three units in the development to be rented and two existing units are already rented out St. Croix Home Builders is a DBA for St. Croix Home Builders, Inc. Incorporated in 2003 for the purpose of purchasing, rehabbing and selling homes. I have decades of the experience in construction working summers as a kid for my father who was a contractor starting back in 1968. After graduation from college I worked in construction as a Project Manager. I grew up and have resided in the St Croix Valley since 1972. The closing date for the land purchase is September 26, 2014. The plan is to break ground yet this fall of 2014, to get the building weathered-in before winter, and have the project completed spring or early simmer 2015.w ISSUES ANALYSIS Comprehensive Plan. The property is designated as Medium Density Residential on the Proposed Land Use Map of the Comprehensive Plan. The Pine Grove Gardens development is consistent with this land use designation. Zoning. The property is zoned R-3 Multiple Family Residential. Any changes to the PUD that was approved in 2005 will require an amendment, including revisions to the number of lots/dwelling units. Subdhrision. The applicant proposes to replat the six lots into five buildable lots with one outlot. The plat will be called Pine Grove Gardens ri Addition. The plat will be subject to review of the City Attorney and City Engineer. Any required easements shall 2 Page 49 of 120 be dedicated, subject to review of the City Engineer. Outlot A will need to be accepted by the Homeowners Association as additional common area that will be maintained by the Association. Setbacks. The primary reason for the replat and the reduction in the number of townhomes is resulting from the alignment of the frontage road for Highway 36. The replat will result in a setback of 28.5 feet from the right or way to the townhome structure. Staff has worked with the Applicant on this issue and agreed that this setback is adequate. Grading/Drainage/Utilities. The City Engineer has reviewed the plans and did not have any issues with the grading as proposed. The drainage and utility plans shall be subject to review and approval of the City Engineer and the applicable watershed district, if required. Landscaping. The plans provided include the approved 2005 landscape plan for the entire development and the front entry plantings for the individual units. The Applicant will utilize the same plan for the front entries. Staff suggests that additional landscaping be provided between the end unit and the MnDot right of way. This would also need to be subject to approval of the Association. The landscape plan is subject to review and approval of the City Arborist. Lighting Plans. The Applicant proposes to use the same light fixtures on the building as what is currently installed on the completed units. Snow Removal. The Applicant has provided information from the Homeowners Association regarding the snow removal policy. Design Guidelines. Design Guideline review is not required for this property, but it must be reviewed under the Zoning Ordinance provisions related to building type and construction. Building Type and Construction. Section 401.15.8 of the Zoning Ordinance provides specific criteria related building type and construction for residential development. The original Pine Grove Garden development in 2005 was not subject to these standards. The Homeowners Association has indicated that the remaining portion of the development shall comply in appearance with the existing townhomes. In that the new units are designed to match what was originally approved in 2005, a Conditional Use Permit will need to be considered under Section 401.15.8 to allow the proposed units to vary from the new criteria for construction. Please find the new construction criteria as follows: d. Single Family and Multiple Family Containing Up to Five (5) Units to include All New Construction and Remodeling: 1) Entrances. Primary entrances on principal structures shall face the primary abutting public or private street or be linked to that 3 Page 50 of 120 street by a dearly defined and visible walkway or courtyard Additional secondary entrances may be oriented to a secondary street or parking area. Primary entries shall be clearly visible and identifiable from the street, and delineated with elements such as roof overhangs, recessed entries, landscaping, or similar design features. Comment: The proposed units will face the private street. The primary entries will be clearly visible from the street. The courtyards will be landscaped. 2) New Construction and Remodeling. New Construction and remodeling shall relate to the design of surrounding buildings where these are present. Design features such as similar setbacks, scale, façade divisions, roof lines, rhythm and proportions of openings, building materials and colors are possible design techniques, while allowing desirable architecture innovation, variation, and visual Interest. All sides of buildings shall use similar quality building materials and other architectural treatments as principal facades. Comment The proposed units will be identical to the existing units within the Pine Grove Gardens development as required by the Homeowners Assodation. e. Single Family and Multiple Family Containing Up to Five (5) Units to Include Only New Construction: 1) Window and Door Openings. For principal residential buildings, above grade window and door openings shall comprise at least fifteen (15)percent of the total area of exterior walls (excluding the area of garage doors) facing a public/private street or sidewalk In addition, for new principal residential bullIngs, above grade window and door openings shalt comise at least ten (10)percent of the total area of all exterior walls. Comment: The proposed units will not comply with this standard. 2) Garage Doors/Street Facing Building Facade. Public or private street faring garage doors shall be allowed to project no more than four(4) feet from the front or side facades of tihe ground floor living area portion of the dwelling or a covered porch (measuring at least eight(8)feet by eight(8) feet). Comment: The proposed units will not comply with this standard. The units are designed to be garage forward. The living area portion of the dwelling is located 22 feet back from the front of the garage. 4 Page 51 of 120 3) Garage Doors/Building Design for Attached or Detached Garages. Garage doors may be located on another side of the dwelling ("side or rear loaded'provided that the side of the garage facing the front public or private street has windows and other architectural details that mimic the features of the living portion of the dwelling. Comment: Not Applicable. 4) Garage Doors/Building Frontage. Garage doors shall not comprise more than fifty-five (55)percent of the ground floor public or private street facing linear building fiontage. Alleys and corner lots are exempt from this standard. Comment The townhome units as designed will comply with this standard. 5) Garage Door Height Except in the rear yard, garage doors facing a public or private street shall be no more than nine (9) feet in height. Comment The garage doors will be less than nine feet in height. The conditional use permit is to be reviewed under these criteria: h. Exceptions to Requirements: Exception to the provisions of Section 401.15.C.8 of this Ordinance may be granted as a conditional use permit pursuant to Section 401.03 of this Ordinance provided that: 1) The proposed building maintains the quality and value Intended by the Ordinance. Comment: The building will feature vinyl siding, Marvin windows asphalt shingles and rock columns. The proposed buildings will match in appearance and in quality to the existing units. The Homeowners Association has indicated that it wants the new units to be consistent with the rest of the development. 2) The proposed building is compatible and in harmony with other existing structures within the district and Immediate geographic area. Comment The building will be compatible. 3) The provisions of Section 401.03.A.8 of this Ordinance are considered and determined to be satisfied. 5 Page 52 of 120 City Staff has reviewed the criteria and has determined that the proposed project is conforming. Homeowners Association. The Homeowners Association will need to accept the change to the plat and plans to reduce the number of dwelling units to five. Additionally they will need to accept Outbt A as additional common area that will be maintained by the Association. CONCLUSION/RECOMMENDATION Based upon the preceding review, City staff recommends that the request for a Planned Unit Development (PUD) Amendment, Preliminary/Final Plat and Conditional Use Permit to allow a revised plan for five townhome units in an area planned and platted for six townhome units within Pine Grove Gardens be approved subject to the following conditions: 1. The preliminary and final plat shall be approved by the City Engineer and City Attorney. 2. The Planning Commission and City Council shall discuss the proposed setback as part of the approval process for the PUD. 3. All landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and if required applicable watershed authority review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 8. The Planning Commission and City Council shall comment on the final building plans and materials. 7. The snow storage plan shall be subject to review and approval of the City Engineer. 8. The Homeowners Association shall accept the change to the plat and plans to reduce the number of dwelling units to five and accept Outbt A as additional common area that will be maintained by the Homeowners Association. 9. Additional landscaping be provided between the end unit and the MnDot right of way subject to approval of the City Arborist and the Homeowners Association. 10. Any other conditions of the City Council, Planning Commission and City Staff. pc: Eric Johnson, Julie Hultman 6 Page 53 of 120 EXHIBIT 1 St. Croix Home Builders, Inc. Norm Dupre HI,President P.O.Box 186 Stiliwater,MN 55082 (651)303-0471 License#BC639760 August 12,2014 City of Oak Park Heights Planning Commission: I am requesting approval to build five townhomes in the vacant Block 6 in Pine Grove Gardens at xxxx Oakgreen Court N.of Oak Park Heights for the purpose of selling for profit.The townhomes will look the same as the existing townhomes in the development as required by the Association. At least four of the five townhomes will be sold to owner-occupants and a request has been made with the Association for one of the units to be investor-occupied as the covenants allow a maximum of three units in the development to be rented and two existing units are already rented out. St.Croix Home Builders is a DBA for St. Croix Home Buyers,Inc.incorporated in 2003 for the purpose of purchasing,rehabbing and selling homes.I have decades of experience in construction working summers as a kid for my father who was a contractor starting back in 1968. After graduation from college I worked in construction as a Project Manager. I grew up and have resided in the St.Croix Valley since 1972. The closing date for the land purchase is September 26th,2014.The plan is to break ground yet this fall of 2014 and to get the building weathered-in before winter and have the project completed spring or early summer 2015. Sincerely, St,Croix Home Builders Norm Dupre III,Pres. Page 54 of 120 CZ N k fig 1 +E5 F if =1 i 11 II © ©us hi 1111Is !i# I1 i I1 -, Hi' i i 111J ii kr � � # Iii :�i_ . • �� 1' 111i 111 t� " !I ill al 11111 ss Ii iii : . 1 i1! 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Deleted , The Assodation contracts with Emerald Green Lawn&snow POP °` fora season at a time. xKd`•^ DallyWealth 380 They plow all roads,driveways and sidewalks after a 2 N snowfall.We pay extra for heavy snow and for them to haul Dynamic Homes p ' away the built up snow.We also contract them to pull snow construction from roofs. financing 12 mist ' Learn more From:norm dupre@hotmail.com Metric _ To:Juddorff3108 @msn.com family Subject:RE: Pine Grove Gardens Documents real estate . Date: Fri,22 Aug 2014 09:49:54-0500 AdChosces networking Thank you.I was hoping you might have some other World Ventures information that would help me out.By next Wednesday morning I have to put together a list of all materials on the religious plans and put a materials sample board together for the Service Magic Planning Committee. Do you know,for example,the type of tax overages shingles and color or the type and color of siding or anything else that would help me out?Thanks. New folder y Messaging From:juddorff3108@msn.com To:norm_dupre@hotmall.com III 7#11F1 Subject:RE: Pine Date:Thu,21 Aug 2014 Documents 20 38:23+0000 View all ©2014 Microsoft Terms Privacy&cookies Developers 1*' - #• -�'�i' ...i.. f-1 -' % x 4ll L...ASNA". D''. $r Page 71 0 1 https://bay175.mail.live.tom/?tid�mDHhoKhgg5BGX3Grw75afl6ng28tfid=flinbox 8 92014 A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST FOR A PLANNED UNIT DEVELOPMENT AMENDMENT, PRELIMINARY/FINAL PLAT AND A CONDITIONAL USE PERMIT AS IT RELATES TO A REVISED PLAN FOR TOWNHOUSE DEVELOPMENT IN PINE GROVE GARDENS LOCATED AT OAKGREEN COURT NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request for a Planned Unit Development amendment,Preliminary/Final Plat and a Conditional Use Permit to allow fora revised plan for five townhouse units in an area planned and platted for sic units in Pine Grove Gardens located at Oakgreen Court North; after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property was approved by the City Council for a Planned Unit Development,general plan by the City Council on May 24,2005; and 4. The Pine Grove Gardens project was approved with plans that included six townhouse units on Block 3,Pine Grove Gardens; and 5. The Applicant proposes a preliminary and final plat labeled Pine Grove Gardens 2nd Addition that replats Block 3 to Block 1 with five lots and one outlot; and Page 72 of 120 6. City Staff has determined that an amended Planned Unit Development is required to allow for the change in plans; and 7. A Conditional Use Permit is required to allow construction of the townhouses in accordance with the plans approved in 2005 and not subject to the design standards found in Section 401.15.8 of the Zoning Ordinance; and 8. City staff prepared a planning report dated September 4,2014 reviewing the request; and 9. Said report recommended approval of the amended Planned Unit Development amendment,Preliminary/Final Plat, and Conditional Use Permit subject to the fulfillment of conditions;and 10. The Planning Commission held a public hearing at their September 11, 2014 meeting,took comments from the applicants,closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOM MENDS THE FOLLOWING: A. The application submitted for a Planned Unit Development amendment, Preliminary/Final Plat and a Conditional Use Permit to allow for a revised plan for five townhouse units in an area planned and platted for six units in Pine Grove Gardens located at Oakgreen Court North and affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the application subject to the following conditions: 1. The preliminary and final plat shall be approved by the City Engineer and City Attorney. 2. The Planning Commission was favorable to the proposed setback to the MnDOT right of way as part of the approval process for the PUD. 3. MI landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and if required applicable watershed authority review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. The Planning Commission was favorable to the final building plans and materials. 2 Page 73 of 120 7. The snow storage plan shall be subject to review and approval of the City Engineer. 8. The Homeowners Association shall accept the change to the plat,plans to reduce the number of dwelling units to five, accept Outlot A as additional common area that will be maintained by the Homeowners Association, and address issues related to streets, curbs,construction vehicle parking with the Applicant. 9. Additional landscaping shall be provided between the end unit and the MnDot right of way subject to approval of the City Arborist and the Homeowners Association. 10. The applicant shall be required to enter into a development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Recommended by the Planning Commission of the City of Oak Park Heights this 11th day of September,2014. Jim Kremer,Chair A T ST: Eric A.Johnson, City Administrator 3 Page 74 of 120 ATTACHMENT A a , 1 zoo Pine Grove Gardens (2)—St. Croix Home Builders Planned Unit Development Amendment, Preliminary/Final Plat and Conditional Use Permit Allowing Construction of a 5 Unit Townhouse Structure Located Within Pine Grove Gardens Development at Oakgreen Court,N. Washington County GEO Code: 04.029.20.22.0030 through 04.029.20.22.0035 Legal Description: Lots 1 —6,Block 3 of Pine Grove Gardens Page 75 of 120 ATTACHMENT B 13. Pine Grove Gardens (2)—St.Croix Home Builders Planned Unit Development Amendment, Preliminary/Final Plat and Conditional Use Permit Allowing Construction of a 5 Unit Townhouse Structure Located Within Pine Grove Gardens Development at Oakgreen Court,N. Application Materials • Application&Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County(500' from subject property) • Proof of Ownership or Authorization to Proceed Conference With City Staff Upon Application Submittal: August 27,2014 Public Hearing: September 11,2014 Required Approvals: PUD Amendment City Council 4/5 PUD Amendment: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve(12)months from the date Council grants General Concept Plan approval,or in any case where the applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan,the approval may be revoked by Council action. (401.06.C.2.e) Page 76 of 120 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST FOR A PLANNED UNIT DEVELOPMENT AMENDMENT,PRELIMINARY/FINAL PLAT AND A CONDITIONAL USE PERMIT AS IT RELATES TO A REVISED PLAN FOR TOWNHOUSE DEVELOPMENT IN PINE GROVE GARDENS LOCATED AT OAKGREEN COURT NORTH BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request for a Planned Unit Development amendment,Preliminary/Final Plat and a Conditional Use Permit to allow for a revised plan for five townhouse units in an area planned and platted for six units in Pine Grove Gardens located at Oakgreen Court North;, after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights recommended the request with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property was approved by the City Council for a Planned Unit Development, general plan by the City Council on May 24,2005; and 4. The Pine Grove Gardens project was approved with plans that included six townhouse units on Block 3,Pine Grove Gardens; and 5. The Applicant proposes a preliminary and final plat labeled Pine Grove Gardens 2d Addition that replats Block 3 to Block 1 with five lots and one outlot; and Page 77 of 120 6. City Staff has determined that an amended Planned Unit Development is required to allow for the change in plans; and 7. A Conditional Use Permit is required to allow construction of the townhouses in accordance with the plans approved in 2005 and not subject to the design standards found in Section 401.15.8 of the Zoning Ordinance; and 8. City staff prepared a planning report dated September 4,2014 reviewing the request; and 9. Said report recommended approval of the amended Planned Unit Development amendment,Preliminary/Final Plat,and Conditional Use Permit subject to the fulfillment of conditions; and 10. The Planning Commission held a public hearing at their September 11, 2014 meeting,took comments from the applicants,closed the public hearing, and recommended the request with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted for a Planned Unit Development amendment, Preliminary/Final Plat and a Conditional Use Permit to allow for a revised plan for five townhouse units in an area planned and platted for six units in Pine Grove Gardens located at Oakgreen Court North and affecting the real property as follows: SEE ATTACHMENT A Be the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The preliminary and final plat shall be approved by the City Engineer and City Attorney. 2. The City Council was favorable to the proposed setback to the MnDOT right of way proposed as part of the approval process for the PUD. 3. All landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and if required applicable watershed authority review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. The City Council was favorable to the final building plans and materials. 2 Page 78 of 120 7. The snow storage plan shall be subject to review and approval of the City Engineer. 8. The Homeowners Association shall accept the change to the plat,plans to reduce the number of dwelling units to five, accept Outlot A as additional common area that will be maintained by the Homeowners Association, and address issues related to streets,curbs, construction vehicle parking with the Applicant. 9. Additional landscaping shall be provided between the end unit and the MnDot right of way subject to approval of the City Arborist and the Homeowners Association. 10. The applicant shall be required to enter into a development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 23rd day of September,2014. Mary McComber,Mayor ATTEST: Eric A.Johnson, City Administrator 3 Page 79 of 120 II ATTACHMENT A . r.Y Pine Grove Gardens (2)—St.Croix Home Builders Planned Unit Development Amendment, Preliminary/Final Plat and Conditional Use Permit Allowing Construction of a 5 Unit Townhouse Structure Located Within Pine Grove Gardens Development at Oakgreen Court,N. Washington County GEO Code: 04.029.20.22.0030 through 04.029.20.22.0035 Legal Description: Lots 1 —6, Block 3 of Pine Grove Gardens Page 80 of 120 ATTACHMENT B Pine Grove Gardens(2)—St.Croix Home Builders Planned Unit Development Amendment, Preliminary/Final Plat and Conditional Use Permit Allowing Construction of a 5 Unit Townhouse Structure Located Within Pine Grove Gardens Development at Oakgreen Court,N. Application Materials • Application&Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County(500' from subject property) • Proof of Ownership or Authorization to Proceed Conference With City Staff Upon Application Submittal: August 27,2014 Public Hearing: September 11,2014 Required Approvals: PUD Amendment City Council 4/5 PUD Amendment: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve(12)months from the date Council grants General Concept Plan approval,or in any case where the applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan,the approval may be revoked by Council action. (401.06.C.2.e) Page 81 of 120 THIS PAGE IS INTENTIONALLY LEFT BLANK I . Page 82 of 120