The city has determined that certain lands lying adjacent and in proximity to I-394 may be desirable for redevelopment. These lands shall be subject to I-394 redevelopment overlay districts. The boundaries of these districts are shown on Figures 32-1 through 32-4, which shall be a part of the official zoning map established by section 300.01, subd. 5.

Definitions of terms applicable to this section are contained in section 300.31, subd. 2.

Properties zoned R-1, low density residential district on and after the effective date of this ordinance will remain R-1 for development and subdivision purposes. Section 300.10 (R-1, low density residential district) shall apply until parcels are rezoned to planned I-394 district.

In order to promote planned, responsible growth in accordance with the comprehensive plan, lands within I-394 redevelopment overlay districts will be considered for development, redevelopment or master development plan approval only upon compliance with all provisions of the zoning ordinance, the comprehensive guide plan and the following specific items:

a)   I-394 redevelopment overlay district #1, northeast quadrant of County Road 73/I-394.

   1)   Lands lying within I-394 redevelopment overlay district #1 as shown on Figure 32-1 and located east of Westwood Road must be assembled into one unified redevelopment area.

   2)   In order to maintain acceptable levels of service on the public road system, a development cap for new development/redevelopment is established for redevelopment overlay district #1. No additional development will be approved unless it is shown that vehicle trip generation is in substantial compliance with limitations established for traffic analysis district no. 8 as stated in section 300.31, subd. 13.

b)   I-394 redevelopment overlay district #2, northeast quadrant of County Road 73/I-394.

   1)   Lands lying within I-394 redevelopment overlay district #2 as shown on Figure 32-1 and located east of County Road 73 and west of the wetlands/woodside planned unit development are eligible for redevelopment only in any of the following circumstances:

      a.   All parcels south of Fairfield Road are assembled into one unified redevelopment site, but no redevelopment is proposed for all parcels north of Fairfield Road. Redevelopment and rezoning of this area under these circumstances will be considered only if a buffer area is provided between the development south of Fairfield Road and the homes that will remain north of Fairfield Road. The size and type of buffer area shall be at the discretion of the city council.

      b.   All parcels south of Fairfield Road are assembled into one unified redevelopment site and all parcels north of Fairfield Road are concurrently assembled to form a second unified redevelopment site.

      c.   All parcels south and north of Fairfield Road are assembled into one unified redevelopment site.

   2)   No additional development/redevelopment will be approved unless it is shown that vehicle trip generation is in substantial compliance with limitations established for traffic analysis district no. 8 as stated in section 300.31, subd. 13.

c)   I-394 redevelopment overlay district #3, northwest quadrant of County Road 73/I-394.

   1)   All properties south of Oberlin Park, as shown on Figure 32-2, must be assembled into one unified development site.

   2)   No additional development/redevelopment will be approved unless it is shown that vehicle trip generation is in substantial compliance with limitations established for traffic analysis district no. 7 as stated in section 300.31, subd. 13.

d)   I-394 redevelopment overlay district #4, east of Plymouth Road.

   Area 1: lands lying between the North Highway 12 redevelopment district to the east and the Westpark planned unit development district to the west as shown on Figure 32-3 are eligible for redevelopment only if all parcels are assembled into one unified development site. No development/redevelopment for this portion of I-394 redevelopment overlay district #4 will be approved unless it is shown that vehicle trip generation is in substantial compliance with limitations established for traffic analysis district no. 5 as stated in section 300.31, subd. 13.

   Area 2: lands lying between Fairfield Road and the westpark planned unit development district as shown on Figure 32-3 are eligible for redevelopment only as part of an enlarged westpark planned unit development district and all residential parcels are included in the enlarged district. No additional development/redevelopment for this portion of I-394 redevelopment overlay district #4 will be approved unless it is shown that vehicle trip generation is in substantial compliance with limitations established for traffic analysis district no. 5 as stated in section 300.31, subd. 13.

e)   I-394 redevelopment overlay district #5, southeast quadrant of County Road 73/I-394:

   1)   All parcels as shown on Figure 32-4 must be assembled into one unified development site.

   2)   No building heights greater than three stories will be permitted in order to minimize the impact on nearby residential property.

   3)   No additional development/redevelopment will be approved unless it is shown that vehicle trip generation is in substantial compliance with limitations established for traffic analysis district no. 19 as stated in section 300.31, subd. 13.

f.   I-394 redevelopment overlay district no. 6, including lands lying to the north of I-394, west of Carlson Parkway and south and east of Gleason Lake Road as shown on Figure 32-5.

g.   I-394 redevelopment overlay district no. 7, including lands lying to the north of I-394, east of I-494 and west of Plymouth Road as shown in Figure 32-6.

(Amended by Ord. No. 2012-07, adopted June 25, 2012; Amended by Ord. No. 2008-21, adopted July 28, 2008)