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HomeMy WebLinkAbout03/07/2005MAPLEWOOD PLANNING COMMISSION Monday, March 7, 2005, 7:00 PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. February 23, 2005 5. Public Hearings 7:00 Ramsey County 800 Mhz Antenna Facility (645 Sterling Street South) Conditional Use Permit 7:15 Heritage Square Fourth Addition (County Road D, west of Highway 61) Preliminary Plat 7:30 The Woodlands of Maplewood (1740 and 1750 McMenemy Street) Land Use Plan Change (R-1 to R-2) Zoning Map Change (R-1 to R-2) Conditional Use Permit for Planned Unit Development (PUD) Preliminary Plat 6. New Business None 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations February 28 Council Meeting: ?? March 14 Council Meeting: Mr. Pearson March 28 Council Meeting: Mr. Trippler 10. Staff Presentations 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA WEDNESDAY, FEBRUARY 23, 2005 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. II. ROLL CALL Chairperson Lorraine Fischer Present Commissioner Eric Ahlness Present Commissioner Jeff Bartol Present Vice-Chairperson Tushar Desai Present Commissioner Mary Dierich Present Commissioner Michael Grover Present Commissioner Daniel Lee Present Commissioner Gary Pearson Present Commissioner Dale Trippler Present Staff Present: Tom Ekstrand, Senior Planner Chris Cavett, Assistant City Engineer Ken Roberts, Planner Lisa Kroll, Recording Secretary III. APPROVAL OF AGENDA Commissioner Bartol moved to approve the agenda. Commissioner Pearson seconded Ayes -Ahlness, Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson Trippler The motion passed. IV. APPROVAL OF MINUTES Approval of the planning commission minutes for February 7, 2005. Commissioner Trippler requested the wording on page 6, last paragraph be clarified. Commissioner Bartol restated the last paragraph, third line and it should read Commissioner Bartol said he likes the idea of a senior development because those drivers would not c^n+~, ~~r ip~te +., +h^ nr~rmol +roffi~ is ~ nr~rmo~ ~^„^~ h..+ n^+ contribute to the typical rush hour traffic that you mad might see if this was a mixed single family housing development. Chairperson Fischer had a correction on page 10, under Commission Presentations under letter a. Add the 2004 Planning Commission Annual Report and Rules of Procedure were also on the Consent Agenda. Commissioner Trippler had a correction under Building Permits under letter e., on the seventh line; the sentence should say She said there afsa-are some homes. Planning Commission -2- Minutes of 02-23-05 Commissioner Trippler moved to approve the planning commission minutes for February 7, 2005, as amended. Commissioner Bartol seconded. Ayes -Bartol, Dierich, Fischer, Grover, Trippler Abstention - Ahlness, Desai, Lee, Pearson V. PUBLIC HEARING a. Troutland Auto Dealerships (County Road D, west of Highway 61) (7:03 - 8:30 p.m.) Mr. Roberts introduced Mr. Perry Thorvig, Consultant Planner from the firm DSU, who presented this item to the planning commission. The Ryan Companies, at 50 South 10th Street, Minneapolis, has applied for conditional use permits for used auto sales and repair garages on two parcels at the parcels at the intersection of the re-routed County Road D and Highway 61. The dealerships are proposed for the west side of Highway 61. The dealerships will be owned by Steve Bloomer of Maplewood Lexus. The owner hasn't decided which lot will be designated for used car sales and which for new car sales. Therefore, he is applying to the city for both uses on each parcel. There are no architectural plans or elevations for the buildings. Only the building locations and the location of the driveways and parking areas have been submitted as part of the CUP application. The applicants plan to construct the retaining walls and parking lot during the summer of 2005. The first of the two buildings would be built in 2006. The second building would be built in late 2006 or 2007. Commissioner Dierich asked if Chris Cavett would discuss his thoughts and findings regarding this proposal. Mr. Chris Cavett, Assistant City Engineer, addressed the commission. He struggled with this plan because there wasn't a lot of engineering details shown on the plans. He is concerned about the extensive retaining wall, the integrity and longevity of the road if something failed. This is a piece of property that is fronted by two significant roadways with Highway 61 and County Road D. Essentially this design is eliminating any access to this property on County Road D. There may be a way to take advantage of both frontages and to increase some of the usable square footage of the property. He has been looking at a way to build an upper parking lot and a two story building. One side of the building would front County Road D and could be a low story office building that would fit nicely in a residential area and add screening to the activity on Highway 61 as well as the parking lots and the property below could be the car dealership fronting on Highway 61. This option would eliminate the need for the large retaining walls and would increase the screening in the area. The other design concern he has is the truck turn around shown on the plans. These are the truck movements that are needed to bring vehicles to and from the property. It appears possible as shown but he has concerns about the design of the truck route and feels it's impractical. The city wants to see a design where the truck transport can circulate throughout the site and exit the site comfortably. Planning Commission -3- Minutes of 02-23-05 Commissioner Trippler asked where the storm water run off would go? Mr. Thorvig said he understood the storm water run off would go to the regional collection system to the south. Commissioner Trippler thought each site had to retain their own storm water? Mr. Cavett said that's true but as part of this site development, the dedication of the right of way and the developer's agreements, the city has incorporated their site into a regional pond that is being expanded as part of the County Road D project. Commissioner Trippler asked if they had any discussions regarding the use of pervious surfaces as opposed to impervious surfaces to eliminate run off? Mr. Cavett said no. They would recommend pervious surfaces when they don't have the facilities to do ponding treatment, but at this site the water is going to be treated by a regional treatment pond. Commissioner Trippler asked if this project were to proceed who is responsible for providing some type of protection on County Road D so cars can't fall off the cliff with the retaining walls? Would it be the city's responsibility or the developer's responsibility to make sure that doesn't happen? Mr. Cavett said the city would make that a condition of the developer to install things like such as proper guard rails but over the long haul the city would assume responsibility. Commissioner Trippler said on page 7, item d. and e. are very similar in the staff report. Could one of those be eliminated, and if so, which one would you suggest keeping? Mr. Thorvig said essentially item d. and e. are very similar and one of those could be eliminated. Mr. Ekstrand said city staff would take care of that. Commissioner Pearson asked what the purpose of the cross easements were with Sparkle Auto and where are the easements located? Mr. Thorvig said Sparkle Auto is located to the north of the site and eventually the city would prefer that there not be any access from Highway 61 to Sparkle Auto. The cross easement is needed when Sparkle Auto loses its access onto Highway 61 and then another curb cut would need to be added some where on County Road D, but those details haven't been worked out yet. Commissioner Bartol asked if there was a request for a variance because he read in the letters from the residences there is supposed to be a 350 foot setback and now the setback has been reduced to 167 or 169 feet. Planning Commission -4- Minutes of 02-23-05 Mr. Thorvig said as part of the negotiation with the land owner for the right of way and the development involved, the agreement was that the dealerships would stay 350 feet away from any existing residences to the west and the two homes to the north are expected to be converted to commercial property in the future. Mr. Thorvig said the developer also wanted to build something on the west side of County Road D, however, because of the topography of the land it would be very difficult to put anything commercial there. Commissioner Bartol asked if the reduction of setback was a decision that had already been made and wasn't up for discussion tonight? Mr. Ekstrand said as part of the developers agreement for this entire project, the city council required that any development of the commercial lots maintain 350 feet setback from existing residential but the city council said the developer may go closer than the 350 foot setback for a new commercial building. Commissioner Bartol said there are setbacks for a logical and an aesthetic reason and it shouldn't matter if there is an existing builder or a new builder. It's all owned by the same developer and the developer is willing to develop row townhomes that deviate from the guidelines or regulations, he doesn't see why the city should be anxious to break covenants because one developer owns the whole parcel. He asked how difficult it would be to move the buildings toward Highway 61 and give the new row townhomes the setback they deserve? The row townhomes will be lower priced compared to what surrounds this property, however not everybody wants to live next to a commercial building. Mr. Ekstrand said it's a done deal and the city council has already made that decision. He thinks Mr. Cavett's design displayed on the screen was a good one but that it was Mr. Cavett's design and not the applicant's design. Commissioner Bartol said he believes this proposal has been prematurely brought before the planning commission. There hasn't been enough information, detail or thought put into this and Mr. Cavett is proposing a fairly significant deviation from the initial concept. There are too many unanswered questions in this plan and there are some relatively easy solutions to some of the problems that have been addressed. Commissioner Bartol said he is disappointed in the incompleteness of this proposal. Commissioner Dierich said she noticed in the resolution on page 31thatthe planning commission was left out from looking at the final plan. When the planning commission votes they should be able to look at the final plat, particularly given the significant grading, drainage, and layout of this site. Mr. Ekstrand said that was staff's suggestion and the rational behind that was once the land use has been identified the site design issues go to the CDRB for review. The plans are inadequate as the planning commission mentioned and staff agreed it should come back for the commission to review again. Commissioner Pearson asked if it was a given that Sparkle Auto would lose their access to Highway 61? Planning Commission -5- Minutes of 02-23-05 Mr. Cavett said that is what has come out of the discussions with MnDOT with the changes that are going to happen along Highway 61. This is a long term planning and safety issue regarding reducing access points. The cross access isn't defined, it's more of a condition that leaves it open for discussion, but there's a good probability MnDOT will eliminate that access point. Commissioner Pearson said if the cross easement is going to take place then he has a concern regarding the row of parking closest to Highway 61 that may be lost to provide a service to both of the properties and uses. The city and the developer should be planning for this as part of this development if access is going to change for Sparkle Auto. Mr. Cavett said those are good points and if the city had an opportunity to look at a different site layout that's something that should be considered with reduced setbacks to the right of way which MnDOT may be open to as long as it provides for cross easements. Commissioner Trippler said he felt uncomfortable with the way this plan was put together. He is particularly concerned about having a long stretch of County Road D right on the edge of a 20 to 30 foot drop off and trying to engineer some type of a retaining wall that would be adequate to hold that up concerns him. He likes the plan that Chris Cavett showed leaving the property on the west side at the same elevation as County Road D and he would think from a financial standpoint that would be cheaper than building a retaining wall this long. He said he has no problem with approving the use of the property but has a problem with not seeing how this is going to be laid out or how it would look in the future. He also believes the planning commission should have a revised plan brought back to the commission to review and comment on. Mr. Ekstrand said staff agrees and this item will come back to the planning commission. Commissioner Desai asked if Sparkle Auto has been a part of the conversation regarding losing their access onto Highway 61? Mr. Cavett said Sparkle Auto would only lose their access if Sparkle Auto were to redevelop the site. Under the current situation, no existing access point would be lost onto Highway 61. Commissioner Desai asked what the reason was for asking the planning commission to recommend approval of this proposal when so many things are incomplete. Mr. Ekstrand said it's certainly up to the planning commission to agree or disagree with city staffs recommendation. Staff solely thought to give the applicant an answer of some sort while still holding back on the major part of the site elements. Recommending approval of the automotive uses is to give the applicant an indication that the city approves the used auto sales plus the new and used car sales on this site. The recommendation is not to allow anything else until the city has a suitable site plan through the process for approval. Planning Commission -6- Minutes of 02-23-05 Commissioner Bartol said the neighbor that approved the Lexus dealership moving to this site made a comment about the nature and the status of the dealership. He thought that was appropriate and within the context of the image that Lexus may like to create. The applicant may be persuaded to keep the line of cedar trees along Highway 61 to give a value and screening from Highway 61. Lexus doesn't need the high exposure and advertisement that some of the other dealerships need. If someone wants to buy a Lexus, people know where to go, and a few extra cedar trees in front of the lot will not deter a buyer from coming in to look at a Lexus. He would encourage the developer to leave the cedar trees if possible. Commissioner Grover said regarding Chris Cavett's idea for a different site design plan with a one story office building with access from County Road D, would there off street parking on County Road D? Mr. Cavett said his site plan would allow for a small parking lot in the front of the one story office building with access from County Road D, however, there is no off street parking on County Road D. Chairperson Fischer asked the applicant to address the commission. Mr. Jim Kellison, representing Troutland Auto Dealerships who is the developer of this property, addressed the commission. They have been in the process of developing this property for about 2'/2 years now along with the realignment of County Road D and with the right of way. In doing so they worked very closely with the City of Maplewood to acquire the Prokosch property. They have purchase agreements on all the property that is available at this time. The retail center is going to be coming into the city for review this spring. It now appears they will have a 12,000 square foot building that will include a bank but that deal isn't finalized yet. The property to the west is going to be multi family residential row townhomes being proposed by Town & Country Homes with underground parking, a lot of green space and landscaping, which will be coming to the city in the next few weeks. As for the auto dealerships, part of the reason they are looking for approval tonight is the last time they came before the city council they asked specifically that this property be approved for auto uses. This was granted by the city council and the issue of the 350 foot setback would apply strictly to the homes on the west property line. Town and Country Homes would notify people before purchasing a townhome, what development would be built in the area prior to the people living there so there would be no surprises. He isn't aware of any other city that has a 350 foot setback for an auto dealership from residential besides in the City of Maplewood. He said if they were doing this as part of a manufacturing facility they could build a metal stamping shop 50 feet away from single family homes. Most of the residents he has spoken to are in favor of having the townhomes separating the commercial property. Regarding the retaining walls, companies today can engineer pretty much anything these days, so he has no concern regarding the retaining walls in this proposal but details will have to be worked out. He introduced Mr. Bryan Tetters with Ryan Companies who is here to discuss the design of the building. Planning Commission -7- Minutes of 02-23-05 Mr. Bryan Tetters, Ryan Companies, 50 South 10th Street, Minneapolis, addressed the commission. He said they are here tonight for approval of the land use concept plan only. They are keeping their options open for either a new or used car lot. Regarding the plan discussed tonight by Chris Cavett, they would look into that, but there is no guarantee that a two story building would fit into the model of construction. Regarding the retaining wall, they will have a structural engineer make sure there aren't going to be any issues with County Road D. They had a neighborhood meeting a few days ago and there was neighborhood opposition to having a two story building on this site. The construction of the facilities would start this fall and the latest would be in 2006. Regarding the trees in the right of way, MnDOT is currently working with the developer and Maplewood to possibly remove the trees when Highway 61 is widened in the future so they aren't sure what will happen to the cedar trees. Regarding the cross easement for Sparkle Auto, they acknowledge there would need to be some type of easement needed therein the future but that it has not yet been addressed in detail. Mr. Tetters said from a business standpoint they cannot take the easement for Sparkle Auto through their lot. They would like to work with city staff to determine some possible locations for the easement on the site. If they move the proposed buildings closer to Highway 61, this would create more of a lighting issue for the neighbors. Keeping the parking lots closer to Highway 61 will buffer those residential homes from lights and noise. Mr. Tetters said for the most part residents would look down onto the top of the building. Commissioner Bartol asked if the row townhomes would be two story units? Mr. Thorvig said Town & Country plans to build a two story row townhome unit with underground parking. Commissioner Trippler said it seems to him that the developer could solve all kinds of problems by giving Chris Cavett's plan some serious consideration. The people on the west side of County Road D would be looking at a one story building and the people from Highway 61 would see a two story building because of the grade and topography. Maybe the showroom could be in the upper level facing County Road D and the used car lot could be on the lower half facing Highway 61. He tried to envision what this would look like with the elevation of County Road D and he visions this development being built in a hole. Mr. Tetters said they will consider Mr. Cavett's plan but at this point they are only looking for concept approval for the land use. At the point where they decide which building would go where they would submit another plan and the planning commission can comment on the plan and setbacks. As far as where the building is located from County Road D, if they push the building closer to Highway 61 you lose frontage and with any car dealership you want as much frontage for visible car inventory. The traffic on County Road D is going to minimal compared to Highway 61 as far as visibility and that is where they want the car inventory to be seen. Planning Commission -8- Minutes of 02-23-05 Mr. Lee Koppy with Ryan Companies, addressed the commission. They have already met with city staff on several occasions to get a feel for if this type of a land use is something they could proceed with. They knew they needed a CUP to do anything here but the developer really didn't want to purchase the property until they knew if this type of layout would be acceptable to the City of Maplewood. The city couldn't give that assurance and recommended the applicant bring this before the planning commission for feedback. This is a very challenging site with the topography, steep grades and traffic access points on County Road D and Highway 61. The parking in the front of the property is very important to the applicant for the highest inventory visibility. They looked at having a retaining wall along Highway 61 so they wouldn't have a 30 foot retaining wall in the back. The site is slopping from west to east about as steep as you can slope it. The parking lot is at a 4'/2 percent grade and they are trying to minimize the height of the retaining wall. The suggestion of stacking the buildings on top of each other is well taken, however, the challenge is that these sites may be owned by two different property owners and their may be security issues with having an office building on top of a car dealership, but they will discuss that with the client. More than anything they want to know if the planning commission thinks this land use is appropriate for the site and regarding the issue of screening for the residents to the west. They want to provide a sound barrier for the residents and their building may provide a barrier for the residents from the noise from Highway 61. They believe the truck transport route would work and understand they have to prove to the planning commission that the drive path shown on the plan is the best way to transport cars in and out of the site. Commissioner Dierich said the commission is strongly telling you as the applicant that as a planning commission they aren't wild about the retaining walls, they aren't wild about looking down from County Road D and seeing the top of the air conditioning units on the building and they aren't wild that this plan has so much impervious surface. The planning commission is not objecting to the use but they are telling you as the applicant if you come back with the same proposal she would guess that 50% of the planning commission is going to vote this down. If you are thinking the project hinges on what has been provided tonight you probably need to go back to the drawing board and start over with a better plan given the comments from the planning commission. The city is spending millions of dollars on the realignment of County Road D and she would hate to see it fall off to one side. She can't imagine the amount of money that would need to be invested into securing the retaining wall. The other issue is the planning commission wants to be able to have some control regarding what this site looks like and there is nothing wrong with the planning commission voicing what they would like to see this development look like. This is part of the CUP process and it appears you as the applicant aren't listening verywell to what the planning commission would like to see. Mr. Koppy said he apologizes if it appeared they weren't listening to the requests of the planning commission because that was not the intention. The client they represent is a business owner in Maplewood with the Lexus of Maplewood facility and he is a respected business owner. Commissioner Dierich said she would agree that Lexus of Maplewood is a respectable business in Maplewood. The issue isn't with the use of the land it's just that this plan is sketchy and the planning commission is looking for some assurance that this plan is going to change for the better because currently this design isn't looking very good. Mr. Tetters apologized if it came across that they were objecting to Mr. Cavett's designs because that wasn't their intention. Planning Commission -9- Minutes of 02-23-05 Commissioner Dierich said you have the right to object to Chris Cavett's plan to change the design, the issue is the retaining wall and the drainage and the planning commission would like to make it clear this design isn't acceptable and would like you to bring a better plan back. Mr. Koppy clarified a point in the staff report regarding the fact that they may have two used car dealerships. They would have one used car dealership but one of the dealerships could also be anew and used car dealership. The Lexus could be a new car dealership with pre-owned cars and they don't want to preclude from having that option. Commissioner Bartol said the design isn't as bad as it's been made to sound. He can see where a lot of thought has been put into this plan. The site line on the cross section is appropriate and demonstrates that a majority of the residential neighborhood wouldn't be affected by sound because it's below the retaining wall and it wouldn't be affected by the light from the parking lot. It's just a challenging site because of the topography. This represents an opportunity to make the final solution one of the most unique car dealerships in the city. If you take the retaining walls and the topography and make it a work of art and be creative with trees it could be very nice. In his opinion eight-foot pine trees on fifteen-foot centers is lack of creativity and a minimalist approach. He would talk to a landscape architect and do some things with the landscaping and different tiers and layers because he sees that the levels could work to the car dealerships advantage. Mr. Tetters said they are looking for concept approval. They haven't spent a lot of time and money on this plan. They know Lexus wants to go on this parcel and are just trying to get the recommendation for approval to bring back to their client. Chairperson Fischer asked if anybody else in the audience wanted to speak regarding this proposal? Mr. Tom Holm, 3035 Duluth Street, Maplewood, addressed the commission. He lives directly west of this proposal. His largest concern is the lighting for this proposal. He would invite the commission to see this neighborhood at night since the grading has taken place they get quite a lot of light from the Lexus dealership and Volvo and Nissan dealerships across Highway 61 that shines into their neighborhood. The neighbors had a chance to meet with the developers regarding this site and after looking at this site they didn't have major problems with it. He heard about moving the buildings closer to Highway 61 but because of the amount of light they have now he can't imagine how much light would be on the west side with two more car lots. His concern is to minimize the light even though he realizes they need light for security reasons. He would like to keep the lights at a 15 foot maximum and direct light towards Highway 61 as opposed to having flat lights that disperse light out in all directions. He thinks it would be beneficial to have the buildings closer to County Road D because that would put the lights farther away from the residential homes. The neighborhood met with Town & Country Homes a few weeks ago regarding the two level row townhome units with underground parking and they are proposing to build units around $250,000 plus. As a neighbor with a newer house in a higher price bracket he wants to maintain property values and he wonders howthe property value would be maintained so close to a car dealership. Planning Commission -10- Minutes of 02-23-05 Mr. Kellison said the homeowner's comments are appropriate now that the site is completely graded there is a lot of light shining from the auto dealerships, but you have to take into account that Lexus will be putting in a lot of screening from County Road D. When the townhomes are built there will also be a lot of landscaping and the structures will shield a lot of light before it gets to the residents. This is a zoning request to acknowledge the fact that they can or cannot put auto dealerships on this property and they recognize there are many design facts to review. Part of the reason this is so critical at this time is they have a purchase agreement with this applicant and if they cannot fulfill this purchase agreement within a certain time period then they have to look elsewhere for another applicant. They have to finish the grading, County Road D has to be completed and as the developer they are under the gun. He knows that when you talk to the planning commission developer's economic issues aren't the planning commission's issues but those are the reasons they are here with this request tonight. They recognize the design has to be finalized and the building plans have to be brought before the planning commission again but they have to get the conditional use permit to allow auto dealerships to be on the property and be located approximately where the buildings are shown on the plan. This is all they are asking for tonight from the planning commission. Mr. Will Rossbach, 1386 County Road C, resident and City Councilmember, addressed the commission. He said Mr. Kellison stated earlier that in the M-1 zoning a developer could put a metal stamping shop on this property 50 feet from residential homes and there is nothing the city could do about it. This is completely false because M-1 zoning is specifically designed to be conditioned to prevent these type of things from happening. He doesn't want anyone to believe that would ever take place with M-1 zoning with residential homes surrounding it. Mr. Rossbach said regarding the statement made by Mr. Kellison relating to the retaining walls that engineers and companies can build anything these days, he is sure they thought the same thing in California where homes are washing down the hillside from all the rain they are receiving. There is smart engineering and then there is "smart engineering". It's good to consider everything in the process and how it affects the surrounding area. The applicant is looking for zoning input but if the planning commission feels that yes they would allow car dealerships on this parcel but no they wouldn't allow this under the current design, he would be very forceful in saying so, this way they completely understand that you don't start a process and come back to the planning commission and say "you (the planning commission) said we could do this". Commissioner Trippler moved to adopt the resolutions approving conditional use permits for used car sales and automotive repair for the two northerly commercial lots in the Trout Land development located on the west side of Highway 61, north of the future County Road D extension. Approval is based on the findings required by city ordinance and subject to the following conditions: (Changes to the original motion are underlined.) • This permit does not include a specific site plan approval due to the need for further plan development addressing the issues identified in the staff report and as identified by members of the planning commission. Detailed plans must be submitted for review and approval by the Maplewood Planning Commission, Community Design Review Board and City Council before site development and parking lot construction can begin. The applicant is allowed building setback reductions, as previously approved by the council for the setback from future County Road D. All buildings must, however, be set back at least 350 feet from the rear lot lines of the single family properties to the west. Planning Commission -11- Minutes of 02-23-05 • The proposed construction must be substantially started or the proposed use utilized within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. • The city council shall review this permit in one year. Commissioner Pearson seconded. Ayes - Ahlness, Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson Trippler The motion passed. This item goes to the city council on March 14, 2005. b. Overview (McMenemy Street, south of Roselawn Avenue) (8:30 - 8:55 p.m.) Mr. Roberts said Mr. Gordie Howe, representing Masterpiece Homes, is proposing to develop 24 townhouses in a development called Overview. It would be on a 5.5-acre site on a cul-de-sac on the west side of McMenemy Street, south of Roselawn Avenue. A homeowners' association would own and maintain the common areas. Each building would have horizontal-lap vinyl siding, aluminum soffits and fascia and a stone veneer on the fronts. In addition, each unit would have atwo-car garage. Commissioner Grover asked what the previous use was for this property prior to this proposal? Mr. Roberts said it was a vacant parcel. Commissioner Grover asked staff what explained the interesting topography on the site? Mr. Roberts said it was vacant land. A member of the audience answered aloud that it was once a gravel pit. Commissioner Trippler asked Mr. Cavett how you would stabilize soils in such a short period of time and then build a townhouse on top of it without having problems with settling? Mr. Cavett said he has done a lot of work in soils himself and for homes to get mortgage approval if the home is built on significant fill, it goes through a very extensive compaction testing process during the backfill. They have to provide an extensive report for every pad and show how much fill was used along with a compaction test. He said there are homes in Maplewood sitting on 30 feet of fill so he knows it can be done. Commissioner Trippler asked if staff felt comfortable with the berm on the west edge and if it would be sufficient to alleviate the traffic noise? Mr. Cavett said the developer will have to go through a sound study and either mitigate or build higher insulation standards. Planning Commission -12- Minutes of 02-23-05 Commissioner Trippler asked if the townhomes at the Gardens were similar to this design? Mr. Roberts said the Gardens are similar to the plan for the Overview except the Gardens are slab on grade and these have basements and lookout windows. From the grade up they will look very similar and some of these will have side loaded garages as well as front loaded garages to include some variety. Chairperson Fischer asked the applicant to address the commission. Mr. Gordie Howe, Masterpiece Homes, 127 County Road C East, St. Paul, addressed the commission. They developed the Gardens and those units are slab on grade. The Overview development will have 14 ramblers and 10 story and a half units. The story and a half has everything that the rambler has except on the half units they have a second bedroom, a full bathroom and a loft that overlooks the living room. They changed the elevations and they have three different styles of elevations in this project. They had a neighborhood meeting and talked to the neighbors and will do more screening than what is shown on the plan. He has also met with MnDOT and they have done additional screening on that side also. The will also add more screening for the pond as well. Commissioner Desai asked about the screening from Highway 35E? Mr. Howe said they are below the berm and there will be a four foot retaining wall behind the units that back up to Highway 35E. Masterpiece Homes thought about going to MnDOT and cutting the berm down but after thinking about it and working with the engineer they decided it wouldn't be a good idea. Commissioner Grover asked what the height of the berm would be? Mr. Cavett said according to the plans it appears the top of the berm is about 15 feet. Chairperson Fischer asked if anybody in the audience wanted to speak regarding this proposal? Mr. Jay Swenson, 1780 McMenemy Street, Maplewood, addressed the commission. Mr. Swenson said he lives next door to the Gardens and kitty corner to this proposed development. He is a neighbor with an acre of land and a vested interest in staying in the neighborhood. He wanted the trees there to stay but he realizes they cannot remain. He's very happy with Masterpiece Homes and is happy about this proposal. He has spoken with Gordie Howe and thinks this will be a nice addition to the neighborhood. His only concern was the trees and keeping the pond in good condition. He wants this to blend in and hide the MnDOT building. With the grading there is a lot of work that was done to the north of him and there was a lot of trucks that came through the area and he would like to see the construction trucks go up to Roselawn Avenue. Commissioner Pearson moved to approve the resolution on page 42 of the staff report. This resolution approves a conditional use permit for a planned unit development for the Overview development on the west side of McMenemy Street, south of Roselawn Avenue. The city bases this approval on the findings required by code. Approval is subject to the following conditions: Planning Commission -13- Minutes of 02-23-05 All construction shall follow the plans date-stamped January 25, 2005, except where the city requires changes. Such changes shall include: a. Revising the grading and site plans to show: (1) Revised storm water pond locations and designs as suggested or required by the watershed district or city engineer. The ponds shall meet the city's NURP Pond ordinance standards. (2) The developer minimizing the loss or removal of the remaining vegetation and large trees. (3) The street (Summer Avenue) must be at least 28 feet wide to allow parking on one side. The city council may approve major changes to the plans. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. Have the city engineer approve final construction and engineering plans. These plans shall meet all the conditions and changes noted in Chuck Vermeersch's memo dated February 14, 2005, and the plans shall include: a. The grading, utility, drainage, erosion control, streets, driveway, trails, tree preservation/replacement, and parking plans. The cul-de-sac bulb shall have the minimum radius necessary to ensure that emergency vehicles can turn around. b. The following changes for the storm sewer plans: (1) The developer shall enclose the new pond with afour-foot-high, black, vinyl- coated chain-link fence. The contractor also shall install a gate in the fence along McMenemy Street as may be required by the city engineer. (2) Provide for staff approval a detailed storm water management plan. c. The following for the streets and driveways: (1) Curb and gutter along the street, if the city engineer decides that it is necessary. d. Providing at least one additional fire hydrant between McMenemy Street and the end of the cul-de-sac, so there are at least two hydrants along the street. 4. The design of the ponds shall meet Maplewood's NURP pond ordinance standards and shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off-site pond and drainage easements, if applicable. Planning Commission -14- Minutes of 02-23-05 5. The developer or contractor shall: a. Complete all grading for the site drainage and the ponds, complete all public improvements and meet all city requirements. b. *Place temporary orange safety fencing and signs at the grading limits. c. Remove any debris, junk or fill from the site. 6. The approved setbacks for the principal structures in Overview PUD shall be: a. Front-yard setback (from a public street or a private driveway): minimum - 20 feet, maximum - 35 feet b. Front-yard setback (public side street): minimum - 30 feet, maximum -none c. Rear-yard setback: 20 feet from any adjacent residential property line d. Side-yard setback (townhouses): minimum - 20 feet minimum between buildings 7. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 8. The city council shall review this permit in one year. Commissioner Pearson moved to approve the Overview preliminary plat (received by the city on January 25, 2005). The developer shall complete the following before the city council approves the final plat: 1. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b. *Place temporary orange safety fencing and signs at the grading limits. c. Provide all required and necessary easements (including ten-foot drainage and utility easements along the front and rear lot lines of each lot and five-foot drainage and utility easements along the side lot lines of each lot). d. Have Xcel Energy install Group V rate street lights in at least three locations. One light shall be at the intersection of McMenemy Street and the proposed street (Summer Avenue), one in the middle of the block and the third near the west end of the street near the cul-de-sac. The exact style and location shall be subject to the city engineer's approval. e. Pay the city for the cost of the traffic-control, street identification and no parking signs. Planning Commission -15- Minutes of 02-23-05 f. Cap, seal and abandon any wells that may be on the site, subject to Minnesota rules and guidelines. *Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, driveway, tree and street plans. The plans shall meet all the conditions and changes in the memo from Chuck Vermeersch dated February 14, 2005, and shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall show: (1) The proposed building pad elevation and contour information for each building site. The lot lines on this plan shall follow the approved preliminary plat. (2) Contour information for all the land that the construction will disturb. (3) Building pads that reduce the grading on site where the developer can save large trees. (4) The street and driveway grades as allowed by the city engineer. (5) All proposed slopes on the construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. On slopes steeper than 3:1, the developer shall prepare and implement a stabilization and planting plan. These slopes shall be protected with wood fiber blanket, be seeded with a no- maintenance vegetation and be stabilized before the city approves the final plat. (6) All retaining walls on the plans. Any retaining walls taller than four feet require a building permit from the city. The developer shall install a protective rail or fence on top of any retaining wall that is taller than four feet. (7) Sedimentation basins or ponds as required by the watershed board or by the city engineer. (8) No grading beyond the plat boundary without temporary grading easements from the affected property owner(s). (9) A minimum of 10-foot-wide, 10:1 bench below the normal water level (NWL) of any pond designed to be a wet pond. The depth of the pond below the NWL shall not exceed four feet. (10) Emergency overflow swales as required by the city engineer or by the watershed district. The overflow swales shall be 10 feet wide, one foot deep and protected with approved permanent soil-stabilization blankets. Planning Commission -16- Minutes of 02-23-05 (11) The drainage areas and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the run-off from the entire project site and shall not increase the run-off from the site. (12) A creative design for the proposed storm water pond with curves, rather than straight sides, for a more aesthetic design and visual appeal. The pond, however, shall have the require storm water capacity. c.* The tree plan shall: (1) Be approved by the city engineer before site grading or final plat approval. (2) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (3) Show the size, species and location of the replacement and screening trees. The deciduous trees shall be at least two and one half (2'/2) inches in diameter and shall be a mix of red and white oaks, ash, lindens, sugar maples or other native species. The coniferous trees shall be at least eight (8) feet tall and shall be a mix of Austrian pine, Black Hills spruce and other species. (4) Show no tree removal beyond the approved grading and tree limits. (5) Include for city staff a detailed tree planting plan and material list. (6) Group the new trees together. These planting areas shall be: (a) near the ponding area (b) Along the north and south sides of the site to help screen the development from the existing houses to the north and from the MnDOT facility. (7) Show the planting of at least 120 trees after the site grading is done. d. The street, driveway and utility plans shall show: (1) The street (Summer Avenue) shall be a 9-ton design with a maximum street grade of eight percent and the maximum street grade within 75 feet of all intersections at two percent. (2) Water service to each lot and unit. (3) Repair of McMenemy Street (street and boulevard) after the developer connects to the public utilities and builds the private driveway. (4) The developer enclosing the new pond with afour-foot-high, black, vinyl-coated chain-link fence. (The fence shall not be six feet high as shown on the plans.) The contractor also shall install a gate in the fence as may be required by the city engineer. Planning Commission -17- Minutes of 02-23-05 (5) The private driveways with continuous concrete curb and gutter except where the city engineer decides that it is not needed for needed for drainage purposes. (6) The coordination of the water main locations, alignments and sizing with the standards and requirements of the Saint Paul Regional Water Services (SPRWS). Fire-flow requirements and hydrant locations shall be verified with the Maplewood Fire Department. (7) All utility excavations located within the proposed right-of-ways orwithin easements. The developer shall acquire easements for all utilities that would be outside the project area. (8) The plan and profiles of the proposed utilities. (9) Details of the ponds and the pond outlets. The outlets shall be protected to prevent erosion. e. The drainage plan shall ensure that there is no increase in the rate of storm-water run-off leaving the site above the current (predevelopment) levels. The developer's engineer shall: (1) Verify pond, inlet and pipe capacities. (2) Have the city engineer verify the drainage design calculations. 3. Pay the costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. b. Label the common areas as outlots. c. Add drainage and utility easements as required by the city engineer. d. Label the street as Summer Avenue on all plans. 5. Secure and provide all required easements for the development. These shall include any off-site drainage and utility easements. 6. Sign a developer's agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b. *Place temporary orange safety fencing and signs at the grading limits. c. Provide for the repair of McMenemy Street (street, curb and gutter and boulevard) after the developer connects to the public utilities and builds the private driveway. Planning Commission -18- Minutes of 02-23-05 7. Submit the homeowners' association bylaws and rules to the city for approval by the director of community development. These are to assure that there will be one responsible party for the care and maintenance of the common areas, private utilities, landscaping and retaining walls. 8. Record the following with the final plat: a. All homeowners' association documents. b. A covenant or deed restriction that prohibits any further subdivision or splitting of the lots or parcels in the plat that would create additional building sites unless approved by the city council. c. A covenant or association documents that addresses the proper installation, maintenance and replacement of any retaining walls. The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. 9. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. 10. Obtain a permit from the Watershed District for grading. 11. Obtain a NPDES construction permit from the Minnesota Pollution Control Agency (MPCA). 12. Obtain the necessary approvals and permits from MnDOT. 13. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. Commissioner Trippler seconded. Ayes - Ahlness, Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson Trippler The motion passed. This item goes to the city council on March 14, 2005. c. Jessie Street Proposal (1685 Edgerton Street) (8:55 - 9:27 p.m.) Planning Commission -19- Minutes of 02-23-05 Mr. Ekstrand said Jeremy Shackle, of River Run Properties, is requesting approval of a lot split and four variances. He proposes to divide an existing lot with a house at 1685 Edgerton Street by splitting off the back 120.5 feet into 60-foot-wide lots. Each lot would have substandard lot width and lot area. Each proposed lot would be 60 feet wide; code requires 75 feet of lot width. Each proposed lot would have 7,230 square feet of area; code requires 10,000 square feet. Mr. Shackle is requesting two 15-foot width variances and two 2,770 square foot lot area variances for each proposed lot. Commissioner Trippler said his home in Maplewood sits a 60 foot lot so he is aware of how cramped it is. When he looked at the other lots in the neighborhood, particularly on Jessie Street, he noticed 1699 and 1697 Jessie Street are both 60 feet wide, 1703 Jessie Street is 45 feet wide, and 1694 Jessie Street is 40 feet wide. The statement made by city staff that the reason for the denial is that this wouldn't be compatible with the other lots in the neighborhood but it seems that a 120 foot wide lot is more inconsistent in the neighborhood than the consistency of two 60 foot wide lots. 1690 and 1693 Jessie Street are the only 120 foot wide lots, the rest of the lots are 60 feet wide. He feels the statement made by Chris Cavett regarding the lot being very low and there could be potential drainage problems is more of a valid argument than the size of the lots. Mr. Ekstrand said it's easier to make the position that it's in keeping with the spirit of the neighborhood and intent of the ordinance but the other finding by state statue is strict enforcement would cause undue hardship because of circumstances unique to the property under consideration. It could be argued the lots would be in character with the neighborhood but then what characteristic of the property justifies a variance. He agrees Mr. Cavett's comments are stronger for a denial than city staff's comments. Chairperson Fischer asked the applicant to address the commission. Ms. Shirley Pfeil, property owner at 1685 Edgerton Street, addressed the commission. Ms. Pfeil said she is the owner of the property and has lived there for 56 years. It's getting time for her to retire and she needs this money for retirement and would appreciate it if the city would approve the lot split. Mr. Jeremy Shackle, River Run Properties, addressed the commission. River Run Properties entered into a purchase agreement to purchase the lots facing Jessie Street. Ms. Pfeil communicated to them her desire to split the parcel into two lots in the interest of getting a higher sale price. Ms. Pfeil's interest in River Run Properties is due to the fact that they have a good reputation to build a number of houses in St. Paul, West St. Paul, South St. Paul and Minneapolis and a number of homes have been on 40 and 50 feet wide lots. Planning Commission -20- Minutes of 02-23-05 Mr. Shackle said they have developed a number of house and site plans that work on smaller city lots and are excited to be able to develop property on 60 foot wide lots since they are used to working with 40 to 50 foot wide lots. Mr. Shackle said Ms. Pfeil has an economic interest at stake here and he acknowledges that state law states that economic hardship cannot be a reason for the variance if there is another suitable use for the lot. As city staff is proposing, one lot would be an alternative that would be suitable as opposed to two lots. The seller, Ms. Pfeil, has been holding onto these lots for quite some time and this is her nest egg for retirement. She owns a total of six lots, three lots facing Jessie Street and three lots facing Edgerton Street. He appreciates the drainage concerns that have been addressed and he is willing to work with city staff to come up with a plan for the site that properly addresses the drainage issues. The few times he has been out to the site he has seen standing water, so clearly this is an issue that needs addressing and they look forward to the challenge. Mr. Michael Kontz, 1717 Edgerton Street, Maplewood, addressed the commission. His concern is that his home value is looked upon as one of the higher home values in the neighborhood. He is concerned about having smaller lots with smaller homes on them with his home being one of the larger homes that is higher valued in the neighborhood. Mr. Tom O'hern, 1690 Jessie Street, Maplewood, addressed the commission. Putting houses on the lots would be a good idea but looking at the dynamics of the neighborhood there are already four homes for sale within the area. 1683 Edgerton Street has a home that was built and has already been for sale for two years. Another house on Edgerton Street is for sale and there are two other homes on Edgerton Street that are for sale as well. Having all these homes for sale does not benefit the neighborhood especially when they do not sell. The two homes at 1681 and 1683 Edgerton Street are behind his house at 1690 Jessie Street and he and his wife have had nothing but problems. The developer has been negligent and not returned any of his phone calls regarding water problems on the site. He and his wife had to take down their fence because of the water problems causing dirt to be pushed up against their fence and they have been working with the city engineer to solve this problem. The homes that are for sale have been on the market at about $284,000 and he guesses the median house price is about $180,000 and he is concerned about the homes that aren't selling. This is a safe neighborhood and is a great place for people to live but adding two more lots to build two more homes on that would eventually be for sale will be difficult in today's market. Spending $284,000 to live in this neighborhood does not seem to conform to the other homes in the area. Fill needs time to settle and if you are going to build homes on top of fill and you build too early you will have a lot of future problems. There have been problems with other homes in the neighborhood with sink holes and water in basements because of problems with fill. Mr. Mark Nelson, 1700 Jessie Street, Maplewood, addressed the commission. He built his house 8 years ago next to the home at 1685 Jessie Street that is in question here. At that time the minimum lot width was 75 feet which he complied with. Jessie Street is not a cul-de-sac, it's a very narrow dead end street that is less than 30 feet wide and if he has company parked on the street another driver can barely get a car through there. It would be profitable for Ms. Pfeil to sell the lots, but it would be cramped. He feels because he had to follow the 75 foot wide lot rule to build his house everybody should have to follow the city ordinance. Planning Commission -21- Minutes of 02-23-05 Ms. Rozanne Nohre, 1694 Jessie Street, Maplewood, addressed the commission. She is the resident that owns the 40 foot wide lot next door to the applicant. One day she came home from work and saw some property stakes in the front corner of her property next to 1685 Jessie Street. Because she hasn't had her property surveyed she is worried that the property line may be an issue for her after seeing where the stake was located. If the property line is an issue she would have to break up the long cement driveway that goes from the front of her property to the back and this concerns her. The fill that would have to go on this property is a concern of hers as well but it sounds like the city engineer is also concerned and sounds like it will be taken care of. She bought her house three years ago and Jessie Street is a very unique street and neighborhood. There is a mix of different kinds of houses, with open space, it is a dead end street with woods at the end and the Gateway Trail runs across it. This was a huge draw for her to have a home in an area where you almost think you aren't in the middle of the city. She doesn't think cramming two more houses in here is a deterrent because she was drawn to buy a house here. She is concerned about having a house built so close to her as she is starting to feel cramped already with only a 40 foot wide lot. Commissioner Dierich asked Ms. Nohre if she had spoken to Ms. Pfeil about buying a portion of the lot that she is selling to increase the size of her 40 foot lot? Ms. Nohre said she spoke to Ms. Pfeil after she saw the survey stakes on the property but Ms.Pfeil told her she sold the property to a developer. She would be interested in buying the first 40 feet of property then she could have an 80 foot lot but she could talk to Ms. Pfeil about that. Mr. John McKenzie, 1693 Jessie Street, Maplewood, addressed the commission. He said there are 8 houses on the street. There are two 40 foot lots, two 60 foot lots, two 80 foot lots, two 120 foot lots. Divide that by 8 and that is 75 feet. If you put 2 more houses in there and add 120 feet that equals 720 feet divided by 10 houses equals 72 feet. If you put one house in there and divide that by 9 that equals 80 feet. He said his house used to be a chicken shack and he put a lot of time and money into his property. He thinks this should be one 120 foot wide lot with a nice house built on it. He likes the neighborhood, the Gateway Trail, and he has a lot of family that live in the area. If you put two houses on this property he thinks there will be problems. Ms. Mary Borowske, 1737 Edgerton Street, Maplewood, addressed the commission. She said she sent in a letter along with her neighbor at 1731 Edgerton Street, which covers most of the points she wanted to bring up. Back when the city did the Comprehensive Plan the city got rid of spot zoning and wanted to make these into nice lots. Chairperson Fischer asked if the planning commission received Ms. Borowske's letter? Mr. Ekstrand said the letter was received after the packet had been mailed out as well as several other responses that came in too late to get mailed with the packet. Staff has her letter on file and Mr. Ekstrand read it aloud. Basically it stated that she is against the proposal to split these lots up and would prefer one home be built on a 120 square foot wide lot because this is a quality of life issue. There are many other homes for sale in the area and there is not a lack of housing in the area. Planning Commission -22- Minutes of 02-23-05 Commissioner Trippler moved to deny the proposed lot division and resulting lot width and lot area variances for the creation of two 60-foot-wide lots on the back of the property at 1685 Edgerton Street. Denial is on the basis that: • There are no circumstances that are unique to this property that justify the variances. • The ordinance requirements for lots of minimum width and area allow the creation of a new lot fronting on Jessie Street behind the home at 1685 Edgerton Street. This is a reasonable use of the property. The creation of two substandard lots would be excessive and unreasonable. • The back of 1685 Edgerton Street is low and would require substantial fill for two new home sites. Filling for one home site could be accomplished without compromising the existing storm water runoff on this lot. • Two lots would not be in character with the Jessie Street neighborhood. There are other small lots, but there are also other large lots. A 120-foot-wide lot, as would be allowed by ordinance, would fit this neighborhood's character. Commissioner Trippler moved to approve a lot division to create one 120-foot-wide by 120.5-foot- deep lot behind the home at 1685 Edgerton Street. This lot division is conditioned upon the following requirements: • The deeds to split this property shall be submitted to the city for stamping within one year or this approval shall be null and void. • The payment of cash connection charges for water and sanitary sewer before the signing and stamping of deeds by the city. The amount to be paid is $5,620-$2,810 for sanitary sewer and $2,810 for water. This is because cash connection charges have not been paid for the new lot on Jessie Street. • The outbuilding that would overlap the proposed lot line shall be removed and all debris hauled away before the city shall stamp the new deed creating this lot. As an alternative to this, should weather prohibit the removal and clean up, the city will accept escrow to guarantee its removal. The amount of this escrow shall be determined by staff and shall accompany a letter of permission to enter the property to do this removal and clean up. • The construction of a home along Jessie Street should be situated within the south 80 feet of the lot. This area is higher and would easily be above the lower area. The lowest opening of any new structure would have to be one foot above the emergency overflow in the street. This will be regulated at the time of the building permit review for the new lot on Jessie Street. Planning Commission -23- Minutes of 02-23-05 • The city would require that a public drainage and utility easement be dedicated over the subject low area. This would allow the city to install an overflow pipe from the easement area at some point in the future. The dimensions of these easements shall be subject to the requirements of the city engineer. These easements shall be dedicated before the city signs the deeds to split the lot. • Extra care will have to be taken during grading and construction of an adjacent home to guarantee that the low area is protected from erosion, sedimentation and tracking of equipment. A double layer of silt fence is likely to be required around the easement area. This will be required as a condition of the building permit for the new lot on Jessie Street. • No grading, filling or tracking of equipment would be permitted in the easement area. The area can, however, be enhanced and landscaped to create a rain garden. A landscaped rain garden will enhance the property and will not only take advantage of the occasional periods of extra rain, but the roots of the plants and shrubs will promote and maintain the infiltration of the soils. Information on rain gardens can be obtained from the Maplewood Public Works Department or on the city's website at .ci.apleood.n.us. The monitoring of the grading, filling and tracking will be regulated during the house construction. • Plans for a rain water garden on the Jessie Street lot must be provided for the city engineer's approval prior to the issuance of a building permit for the Jessie Street lot. Commissioner Bartol seconded. Ayes - Ahlness, Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson Trippler The motion passed. This item goes to the city council on March 14, 2005. d. Conditional Use Permit Review -Outdoor Storage Yard and City Impound Lot (9:27 - 9:36 p.m.) Mr. Ekstrand said the conditional use permit (CUP) for the property at 1160 Frost Avenue is due for review. The initial CUP was for Quality Restoration Services, Inc. to use this property for an outside storage yard for their business. The city code requires a CUP for a parking lot as a principal use, for trucking terminals and for outdoor storage in a M-1 (light manufacturing) district. Since the last CUP review, the property was purchased by Mr. Mark Ashby for future development. Conditional use permits run with the land, not the property owner. Mr. Ashby would like to keep the CUP active and, as will be described below, is requesting it's continuation for use by the City of Maplewood. Mr. Ekstrand said in the spring of 2005, the City of Maplewood will begin the expansion of the public works facility at 1902 County Road B East. During the construction, and possibly afterward, there will not be room on site for the continued storage of impounded vehicles by the police department. Chief Lukin feels that the temporary impound lot is needed for six to eight months. Planning Commission -24- Minutes of 02-23-05 Commissioner Pearson asked if the CUP would sunset with the city ending their temporary impound storage use? Mr. Ekstrand said the CUP will go on and the city would review it in one year by that time the impound lot should be not needed at that time. There is a condition in the resolution that states the city council shall review this permit revision and the permit shall end on November 1, 2007. Commissioner Trippler asked if this was in the area of the Gladstone redevelopment area that is currently under the moratorium and what exactly does the moratorium cover? Mr. Ekstrand said under the moratorium there is no new construction or expansion allowed but the CUP for an outdoor storage yard is allowed because it doesn't fall under the rules of the moratorium. Basically the city doesn't want to any large investment put into properties until the city has determined what the outcome of the moratorium would be. Commissioner Trippler asked why this proposal was coming from Fire Chief Lukin and not Police Chief Thomalla? Mr. Ekstrand said the history behind that is last summer the city was looking at having a temporary impound lot at the fire station on Maryland Avenue and Century Avenue and because it was going to be at the fire station, the fire chief got involved. When it was determined that area would not be feasible, the fire chief said since he had already been involved in the process he would remain involved, thus leaving the police chief out of the scenario. Commissioner Trippler moved to adopt the resolution revising the conditional use permit for the outdoor storage yard located at 1160 Frost Avenue, subject to the following conditions (deletions are crossed out and additions are underlined): 1. ~r~mm~ ini+" rdo"olr~nmon+ mo., onnrr~"o minr~r ~honnoc• Outside vehicle storage is allowed. The director of community development shall review the proposed layout for all outdoor storaae since there is no current site plan. 2. The city council shall review this permit revision annually from the date of this approval. +~ e~ae--yeas. In addition this permit shall end on November 1, 2007, as previously required. The property owner shall clean the site of all debris and shall cut or remove any noxious weeds. This shall be done on a regular basis. s~ ihrv,i+ o nlon fr~r c+off onnrr~~rol chr~~e,inn +ho fr~llr~~e,inn ci+o imnrr~"omon+c• ~ C?oc+r~ro +ho nrr~~ inrJ oroo nr~r+h ref +ho nr~r+h fonno ~e,i+h nrr~~ inrJ nr~"or• ~YQ ^,'' Q vcr~e~g~~~i-d- ~-r}cl-~-d-e- -(7-f ^~ vv ~ta~i- Bi'ack~~-~i-i ~i ~ s--vp 'u' ce- -a nz+ v v~i'r~~°. v°i~ a a -i i g~~e 4' (1 f`°._e~r~~o oy a j ~(1 ~ i o I i+" C? o c ttYluttoi s m o~ rra ~-piani~~tlYl: Planning Commission -25- Minutes of 02-23-05 E ~eiill in~ir~l~io r omr~~iinn +ho nro~iol onrJ ~eioordc ~eiithin ohr~~ it F(1 foot ref Crr~ct 4~ion~ io onrd roctr~rinn +h ~ o orooc ~eiith fi irf nrr~~ inrJ ~r~~ior onrJ lonrdc~o Winn , C?omr~~io oll +ho Cihorion Clm trove frr~m +ho nrr~norfii romr~~io onrd oro r~linoto Cho Lnon~eioord onrd c~eioo , t ~Ir~~ior frr~m Choir nrr~norfii onrd thon roctr~ro Cho hillcirdo ~eiith nrr~~ inrd ~r~~ior lonrde~o Winn onrd trove ~ , Y h~i nrr~~iirdinn o c~rooninn in Cho fon~o Th-e-OL+ppi-~Fani-r ~i ~ni~oi ipi~t~ti-~C° i~ r ip v ~e~en}c1-1-G- -~L-VUr 4. The temporary storage of work-related materials such as dirt piles and cable spools, for example, may be permitted. These materials may be kept on site for no more than one month. No more than 25 percent of the site shall be used for the storage of such materials. This condition is left in as part of this permit in case the applicant leases this grogerty to another user such as Quality Restorations, for whom the permit was originally approved. 5. Normal hours of operation shall be 6:30 a.m. to 7:30 p.m. Monday through Friday. Exceptions will be allowed to provide emergency service to customers. The permitted hours of the impound lot are 24 hours a day, seven days a week, unless the city receives complaints, in which case there shall be no impound lot activity between the hours of 10 p.m. and 6 a.m. 6. The city council will need to approve a revision to this permit if the owner wants to put a permanent building on the site. 7. The owner or operator shall provide a dumpster in the storage yard for business garbage if a use other than the police impound lot takes place on this property 8. The owner or operator shall provide a paved driveway to the gate of the storage yard, subject to the requirements of the fire marshal. Commissioner Pearson seconded. Ayes - Ahlness, Bartol, Desai, Dierich, Fischer, Grover, Lee, Pearson Trippler The motion passed. This item goes to the city council on March 14, 2005. VI. NEW BUSINESS None. VII. UNFINISHED BUSINESS Planning Commission -26- Minutes of 02-23-05 None. VIII. VISITOR PRESENTATIONS None. IX. COMMISSION PRESENTATIONS a. Ms. Dierich was the planning commission representative at the February 14, 2005, city council meeting. The only planning commission item was the Public Works Expansion at 1902 County Road B East, which was approved ayes all. b. Because there were no planning commission items to discuss at the February 28, 2005, city council meeting no representation is needed. c. Mr. Pearson will be the planning commission representative at the March 14, 2005, city council meeting. Items to discuss include the Troutland Auto Dealerships at County Road D, west of Highway 61 for two conditional use permits, the townhome development called the Overview at McMenemy Street, south of Roselawn Avenue for a CUP, PUD and the Preliminary Plat, the Jessie Street Proposal at 1685 Edgerton Street Lot width and Lot Area Variances and Lot Division, and the Outdoor Storage Area CUP Police Impound Lot at 1160 Frost Avenue. Commissioner Desai asked what was happening with the planning commission members whose terms have expired and has that been addressed by the city council. Mr. Roberts said that hasn't been addressed but may happen in the month of April. X. STAFF PRESENTATIONS None. XI. ADJOURNMENT The meeting was adjourned at 9:45 p.m. TO: Cry ~ l=1tOl1A: lien F~obeRs, Pf~er ~: Cant lJ~ ~ al'1d ~ I~Y~eW ~: ~!1 ~- "fit ~ ~- tOCATIOI+i: food t~ri~e ane! Sfer~ ~haet {845 ~ert~g ~trset 8ou1h) GATE: Fumy ~, Zt>05 Tim AIM~asich, r+epr+wsrdir~ Y County, is ~ropoadr-p ~ s ne~ww SAO 111Msr: arlllerxr~a faoi~l ~ the eoaisftrg weer t+ow+~ a# SAS 8~er9rr~ Stnst bor~th. Thy proposal wed in~de the aa~iaon of ~ #tr the top of the a tower and a new p~hbr#cx~sd eq~a~reht b~ near the base of the water tower. ~ to the ~srd on paw sewrn and the rr~e and pates an p~ eight -tB.) Ra~rsesy C.orrNtt would leas the Prop~til inor' the ~ and- use dram the Paul ~'Vtfaber~ (Ure owr-er of the sue. The appHcatnt is ~ that the city ap~ve: 1. A oorl use permh (CUFF for a pubkc faca~ly (the antennas and the r protrnd ~~~ 2. The desi~ aril site lbs. Corral Use Permit The 1996 feder~ T Acl does not apo~w c~ pr+ol~it the Corr of of this: iaw, local ~w+smrr~nts only f but may nvt.pEe~rsr~t. flea irnrta~irMion of ~ ar' other 1~. As ~ ~ dly may :air is won abowt this retreat for arty dher similar r+sc~est) on laved use and vn hear, sa~sly and waller~e :. The Fede~d C~rnrnunics9ions Contmistdott (FCC) lioense~ ~ sy~n~s. This lion rsc~r+ss thl~ pmpaw-rd or rww eq~riprrterrt rrat ir~e~rae with eoaistlnp oomrrtuhic~ioe~s or ~ ~, if mere ~ irrlal~enerf4s, hart ttre fCC requires the amt tw atat pr stir# t Ott new ~~ to cbrrs~t t[tre ~trgdkrn. #~A~d rw~ lib M~ nqt ~" ~ this - (cr any othar arderma sate) beprc~e of slsctronic ee. Thy b-erg to tt~e ft~ to mor~r a~ ~. 8evae~ of the nei+prs nar#r s~ about tfia tlarr- ~ inlrrietlr~ w~ else~ala iis~ ~ fir' ~. ~lii fir' conoarrts, ~~ ~ i~ >~ ~s tadb corwuldrrt revievr the ~Crpaeal srrrifi he prvrridstl t~rsr wilh ~ ~ intsrEerenca issues. Commissioner Rekrhar~dt summarized his f~dings in a letter that l have included on pales 23 and 24. The city couna'l should appro-re this request. -This pr~ect meets the regcsnements of the Maplewood tower ord~toe acrd the atbris for at~JP. The proposed sib design should be core wit the ad)scxsat homes artd the etdshng tt~rNer. Muctr of the tae >l~ at'td the lower portion of the water fewer would be scrt~ensd by e~stirtp and proposed tress. The appiicant is propaaing to add tr+ses th the sor~east side of the toyer and eaistir>g drivrway to help scx~esn the vase ar+sa from visvrr from nearby #tomes.-City stet f is r~ecommer~r~ 3ha# the oouMy sdci. more trees to the rrort#teast side ~ the ctriveyray {a~tp the F~Nwaod Drive aide of the she) b hey screen the houses to the norftt ,and rtarrtttsast of the ®ower. (Seethe plm on puss 1 t and t2.) The site dear, wfidt the ~ tree plesttirp, would be oo~le with the his important far the aiy council, when r+eviewi~ this or ~ worts, th balance the irttenests of fla: appticartt, t~ property oyvrrsr, the nelors and the city as a wtra1e. The proposed locw~on r~om®es ~ use pf ~ tress on the sib arrd nei~ttbors' properties to heir srs+esn the ptnppesd ~ ~ tfrcrm the homes on titres sides of tlm slfse. In , the proposed tocatlon Videos sorrw ~ of ~e ai1e E- base ar~sa) firorrt the south. The prrtpoasd site t~alartces doe at the water and Rwrtsey County in havirtp an ardenna fact on the site and the oartcems of the nei~tbors whowant-the fadiity scxeerted Arorn their views. asi~n and 8fitoe saes Accssa to the lease crew and ~ woad be from the exiatirrq drivsvvay that is on mod l7ri-re. As with the e~ wabr tower, the site design vrook# fit m watt the nearby houasa. The c#y altotrtd rogetira the removal of any dabri:, sod ~t or wn artd. general site ciewt up as cortditiorts of tt~s a~anovaf. The a t~ and tress abn~ the west side of ~ Straast wilt help to at ieast p sa~eut the b~ area. The attack! preserve as mtxh of this vegeta~ort as poss~te when ~ the new equip~nartt bu~rtp. To help scrasrt the base aura of the sib, ttie appllcstnt is prvposinp ttt add 12 Colorado trees to tlts sow d 111rr ~ ~. (See the plus ort paq~ 11 and t2.) The cdy s#tosdd rye tits appkcaatt ka abv phwtt trees on the northeast wide of the site th hey sp~eerr the eaalstirtp driveway end the- viaM- of tits base art'!a from the nearby t~arrres. Aa suet, the sty ~ n~dre the app~ant to P a rovised landscape and scrsenin~ plan that would hey th better hide the driMawayand the bass area of Ute proposed facility. As proposed, ttte sguipment bump lkrr the ~ wrxdd bs 12 feet by 30 >~ in size. h woWd bs made of exposed ~ with a fit black exterior tiniNt and would have a f lat. r+a~: (See tfie proposed buildirrp ate on papas 'ti Utrvcr~tt 18) The oobea and melieri~ of this bcrlkNrrp should be approved by ciEy stsR bellirtr~e the dty issues a bui~np pemnit for the Prof Lt. 1]®vid Kvam of the Nraod t ~ ~ nat ~~ ~ i Y~ rd~ this request. Oevid Fisher, the IUla~leuaoed Bum Ottlcial, ic~ntit~d sal ~ that Ira w~ hmra tha sppltcar~ and oonMac~or address betor~e the aly w~ issue a ~ per~dt for this ~ {Piiesse sae h~ rrtwtw on pa6e 19.E Cris Cavett, tyre Assn City Er~neer, rested rto si~nt ~ issues with the proposal. CHe atao naiad that they rt~ay ~ a ~ t ~ an escrow bet~ore aipproying s txn~dirp psYmit. RE~III~ENDAT~0IMS A. Adopt the resalartion on pa6ss Z5 and 2B. Thls resoM~lion app~ves s oor~orq~ use pemnY ~ aNvw Ramsey Cc~nty to inst~ an t~0 i1Ahz radio ~ (~ and ~ ia~ar~ at the property at t345 Ster~np Street Sauth. This approval ~ fiar ~e properly on the southwest oorrror of 8terlirrg Streat and I~ii~wood Drive. The clly .this x+aval on the findin6s nsqu~+ed by the or+c~nanoe and is s~ject fia the condiljor~: 1. All constnidior~ shall fr~oMr-the site pMwr ~ by the cllY- The direc4or of oorr~murdty ~r'+t ~y minor 2. The proposed construction of the new antenna fiacs7iiy must ire ~ started within one year ofi council approval or the pomtit shah ber.orrre rxrN and vokt. The caurw~ nay ercisnd tlHS dsa~s for one year. 3. The citjr o~cil shop roview this permit in orro year. 4. The applicant shah prep~me {for cilY staff ) amd follow a revisact gene ar~d plan that would bbtter Idde the besa arod of the proposed fac~ilt-. 5. Any Ana or ~ that is not used ~ a year shad tae deemed atae~dor~ed and the ~ may a the owner to r+errrcyve it. B. Appr+~e the plans date-steed Febru~y 4~ ,20QFi~ for ~ anten~ f~~tY C~tQ ~s and ~ aqut bui~rp) on the property as 645 Street 8otalh (on -the souMnwarst avrrwr of Str9eeK arat I~Illiwaod Drive). Is based on the ~ rec~ired by Dade and to the t'doH'rp the firms; 1. Repeat this review in two years if the cny has ~ issued penr~ts for Phis project. 2. Beforo the aly issues a bu~d'ssg petrrat, c~ty- staff mus# improve ~ ~: a. A c:enlil~e of for the projec! area that shoMrs the prrrsd rte' onnst~on, -the loc~tiorr of the propsrtti and ~ alb ~ ~ t~+is pt~ era. 3 b. A na~sect l~rde and ssa~asning ply mat: (1) to better hide the tie ar~sa of the PmP~ ~- C2) ShaM-s the ~ of as much of the ex~stkrp n ~ pods. (3) Inc~dea the ~ ~ a mix of !1-f~oc~t~ B~dc fps apn~ end 1~r~ pis (Hart C.oioracio pn~) tt~ t~tween the propossrl ~ b~ and ~ Street ~ 6alweert the ~ ~ ~ ~ t~rhre. Thssie !ems ar+r b t~sllrrr ~nrsrt the Preps ~ tiuildi~ aIEld tare Q the iarr~es to the ea:t, nort and tine nor~-. The rpwv bees shai> be ~ 1ea~ B #a~, bslMd and tsurie~psd and shy he ~ ~ sta~pa~sd rows. {43 ShoMrs the c~n-up acrd the ran of s! tort areas w~ sod. c. A ~I. aidew~c, ~, ~e and control i~ for the Rr she. d. The plans {ar the equipment ~ that show Hte prnpoaed ~ with the designs, oobrs and mom. e. Projsc~ pies and spor+s ttatt rrssst a~ the requ~ir of the city ~ otYic~at. 3. Before pst~ a oe d ~. the appii~t sipld ~! of arrY dates arm that She site i!t deemed up. 4. if any regdr~ed work is not dons, tine city may albw temporary vcawy a. Ths city dew tttaR the work is rwt ~ b >tre pubic i~ealth, sa~sty or were. b. The city reoeires a escrvnr or an ~e ie~ of t~iedit t~Or tire- required warlc. The ~twunt shwa be 15d°16 of ors cost of the ix~d w+rx~k. 5. A~ w~lc shah bt~a fire approvad plus. Ths dir+ec~tor ofi ~ derme~ may ~ rr~rror . 4 1 stmreyed the EyMlrler3 a# the 72 ~ within 50Q feet of tha ~. A~ ~ Of the repNes had comments or cans about the proposal. >n Paver None Olrjs~ None 1. Ses the oomrnents in the e-ma~ from the S~rYuns of 2458 food Drive on peps 20. 2. Seethe a-rrra~ fiom Craig t3esk~e ~ 2449 Food Driire an page 27 far aorrsrtertts. 3. Also see the ~s-rn~l fr+~n the YohMcs of 2448 F~waod [)rive on page 22 for more oonc~ems. 4. YVould this affect my TV reception (rabbit ears) in any ve~Y'1(l~t+'!Y _ 2467 l.irrwao~d Avenue) 5. Please provide additior-~ wing ar+caund this testy - ~t food Drive ~~)• Rye r~owu-no~ ': i S"'i ! Site sire: 59,242 sQt~e fea# (7.36 ax~ss) E~irtg tantt tars: ~ vq~rter tow~sr SURItOU1+IniI~iG L.AN© USES North: Houses atxoss l~Rw~ood Drive 3ot~th: Hotxes atso~ ~ Street Vliast: Yatarnt ~ let emd hocsaes on li~ood Drive Est: Fkxuss acxass ~ Strss# 5 l,~ Use Main demon; G (gayest} Zonir~: R-i {~ dam ~? Section 441092 (1} rsces a Cx1P for my f~ ~3- ~ arti~- ~. Fr~arw• ~ ~ avn~ Section 44~-1097 (a} s it~at Ifrs ahr gows~t mkat base appr~aei of a Cl~" +an nine ~ far Op~-sl. Re~erfo ~t orrs'tieot~ph nee ~-'lhe n~ vn 2b ~d 26. The city recstved a~ ~ apron metes ibr ti7is t an Fly ~, 2#fOS..StailO ~ the ~ ~ take acli©n an ifs ~ A~ttl 3, tt~s ap~arr~ des ~ a iin~e eon. p~sc12-2it~at ar~e~ee -2005 1. Apps rind 2. C Leoctaiolt tM~ 3. Lota~on NAap 4. Area Mep 5. t~s F'I~st {Propaeed} 6. Sits'Ph ~nt~pad) 7. East Ele~setion 8. SaWh E 9. 9outl~ Etsssdon (E.nlargs~ 10. Propdsed 9~1ier s 11. Pn~wrsd Sbe9er ton 12. Phnio of Prapased ~eNsr 13.214-~06 ego fn~m t~vld Fes' 14. Z-16.06 e-m~iF Se{ 13. 21tt-05 -ban Gtab Berke 1e. 21606 e-naiF iiaam Y~ 17. Rye soar d~ a from Rant 11l, c u.e tawnic r~..a 19. Ptojed Ptans ~(separals a~ Es.t � a t. a s 6 .i '_ ✓fi n Lr � off:a° rR r .. 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Pte, Mfg S~ ld2 Deer Vxt~ia: Fe~n~y 15~ 2445 ~'e ~e ~ abet the ~D` mod- ~. of I ~e 'Ib~'it~'t~ ; ~~; a eft c~' Via: c ~ ~e t ~, ~i Apr ~-~`w~` ~rai~~. tt+i ,; ~d ~w~e a~1~~mt~ , ~~~ tie pity mod: ~ ~ '` doc~ aath~ s ~ ~" i~t ~ bS- the ~~+ i~- 4~a' d..,~~, fpm et`=~ ~ ~=3- IppE'~+af~f~uer. ~cd`~~a~vt~,r~~;;~~ the~:~~ ", ~~~ s ~~~~:.. oaths 20 F . 1~~ -~ - ~7`r7~ ~. ~~~~ a ~: ~ _. ~R iii ~- met.wl To: IC~'~OI~'1~ Ce: ~i~.o~ d-~Oaa~a~om .~e~ ~ C~ re: Rer~1 C ~ ~ Il~piewr~d 1r#o~ret 1AI~ nasi~l'~e nsi~bdehood ~ ~e ad~~an c~ ~s ~ a r~it~r~'t~ ~rrM~r ~ at H+l~ +o~.. 1l~ are~-nt ierp~aed ~h ei~r ~ a~ Willy b~ ~ p~p~sd b~.elf~. I~1o~ioe~ INS a apt ~ p~. Nra - it,e,ri~ ~ show lN~e buNdMp on tirs ere slda a~ hs . ~= ~ h~ ql be q~ ~ tl~s-~r~o~hwestcamer ~taM~; ~ ~~ r~ 1IMiu a~n bs e+rrid~d rio ~i1 a~ t Bsdoe~Barb E 2~8 Fii~ood Dr E 11~p~sw~oad, ~` 56i 19 (k y~ ~ Nu~ckPhTi ?nsaiintl n Pfi f X011 off Of~l" t~0!'IC~IIS ~G1YIf91d. ~~ z~ ^ 111M~C'~4Q11 ~ ~ ~ ~ ~. Yo~e1C ~ ~d ik 55#'f 9 ~.; ~ ~ ~ ..:4':i 24 i MEI~IORANDUM TO: City tanager FROM: Perry Thvrvig, Consultant Planner SUBJECT: Prrriirtttt~y PIS #4r' Ike Sgwre Fourth Add~~ion anal sign Review PROJECT: Town and Country Horner LOCATIQN: IV,aw County Read D at~d Hvry. fit DATE: March 2, 2U05 iNTRODUCTtQN Town and Country Homes has requested a new subdivision plat for part of Lot 1, Block 5, Frattalone'a l•iighpoint Ridge. They are also asking for the communityy design review board to approve the building and bcation plans. This report addresses both of these requests. Requests 1: Anew subdivision plat calved Heritage Square Fourth Addition 2. The building and kfcation plans for the 90-unit project. Project Description The devQloper is proposing to plat l lob for condominium construction and. one common`lot sunnunding ~e 7 lots occupies ~y thQ condominiums. Ninety ir~ts are Proposed fcir the 92-acre parcel. Six of the seven condominium bindings wiN have t2 units. One building will have... eighteen. units. Each of the condominium units will have an exterior entrance. The unit will sit bade to-back on top of a parking garage that will e4mr~date t~ra parking spaces for each init. There will k~e a private staircase to the garage from each unit. The buildings will be two stories taN, no# including the .underground parking garage. The first floor will be about eight steps up from grade level. The exterior materials consist of vinyl shak+as, ciltired stone, artd lap sidir~. Two color sd~emes are being studied for ~tls project ~C~prs include earth lane browns, tans, and greens. Outside stairs, railings, and trim are white. There-will: be two parking spaces in the gan~ge ar~d 44 ardditional guest spaces (.5 per unit} distritwted thut the sibs. Signitic;ant landscaping using overstory and conlfer+ous trees ~ planner for the slope on the west side of the site. The rest of the site will also have geni~ous amounts of shrubs and `trees. BACKGROUND Application Date The city received the compHate applications and the- revised project. plans for this request on Febniary 8, ZQ~15. Sta#e law requires-that the ci#y t$k® actin witl~n 6U days of r~eiving complete applications for a land use proposal. As such, city action is required on this proposal by April 9, 2045, unless the applicarrt agrees to a time extension. Site Descri~ion Site Size: 11.91 acres Density: 7.B units per acre Existing Land Use: Vacant Surrounding Land Uses Noah: ll~ixed uses .consisting of single-family homes, townhouses, and apartments South: Car dealerships West:, Sidgle-Fam~y homes on top of the hill East: Cdr Dealeips across Hwy..B1 and ivvo proposed dealerships across County Reid D C~npre~enslve Plan: The property is guided for Medium Density. Zoning: `The property is zoned R-3. C~rtty toad D: Ramsey.County is in the process o€ re-routing Courrty Road D to a r~ew intersection with Hwy. 61. Now Frontage Road: Anew frontage road serving property owners to the south of the intern v€ new County Road D aid Hwy. fit is proposed ~~ng part of tFre-plat boundary.. Topography;. There is at least a twee-foot change in elevation on the site from west to east and also from north o south. Powerllne Easement: There is a rlnajcu 220 foot wide powerlinelgaslpeum pipeline easement that ~ .the. property. Existing Neighborhood.: The property bo the west of the proposed cbndcxniniums is developed by new, -high value single fam~y homes. The neMrest of these hones are valued at mare than ,~. The value of the homes decs~ toward. Beam Av®nue where the homes and sornswhat older arm smiler. 2 _ _ _ ~ i~ ~ s ~ ~~ , ~.: da_ . ~ ~ < F ~~ ~~~ _ , , _. 5' N~h~Q~ ~'011C6~'Ifr, N~ghborhood residents have bin rl0tid~ed of the plans. ~ the cx~ndomin~ms. Several have ~-lett~ars or submitted e-ma~ messages.. S®e attachrrrents. Their corroams have-been ~rized and stated be~w. • This project should not be built. There is #oo much density and too much traffic, • The buildings are titer than expa~cted because of ur~lerground garages. Therefore,, eve~rgreert trees at least 8 feet tail should ~ pfa~ed a~x~g the west property fine. • The buffer tn~s need to be Piar~ted as-soon as possible. • Lighting at en#ryways should be recessed in order to reduce light impacts on the existing neighborFx~od rre~dents. .....Can .underground parking be butt on f©nner wetlands? Wl~ they flood? Cvll~tpse? - Staff Gets: City staff have also had a chance to ~nrr~nt on the proposal...... S~ ate. Their -redev~t comm+er~ts are sununarized beer. • Chris, Cavet~R Assistant City E~nglneer, has prgxided a n~ort deg his gc~nm~ants bout the sloe. wis rrt is _ . He ~ via #aU snents be ir,ed in t#ta plan -one #~~~Lota 5 and ~ to ~ wl#h Duluth x~rrtes to the wes# and ane Buie: ~ to ~e northwest to cxtnnect Su .neat. Ridge ~rbofiood Pa~k• G ing* Dr~inage~, and Erasion C~#rol - The dsvelop~'s drainage pd~n is wrkable provid rl detalaed design m~d~ications' are met: Chris also provides advice o„ t neer~s`ha be done fi©addn~ss some severe erosion ccsntrol issues. ~ ~ p~ting ext®nsle areas vh nSe lion that defies: not recufrettensive main#enance. Chris has no ~ Issues. . Butch Gervs, Fire Marshal, had several con~trudion oorrtments.: The only d~sigrt cxamrinent raoncerned the need- far a 20,ft. emerncy mess road. • David .Fisher,, Binding Of~iat, had se~erel commence related to ,building c'on~truc~ion arlt nodes fly ~ not come ink play wizen Ong a preliminary plat. tom, ~ d~cl want won that. ~ sods sre Dicey do build on with the steep ski proposed in asal bcat~ns. Crt~rla Ftu Appro~at Section 34-1 contains the design shards for new subdlrrisicm ptpts. Secli'on 2-290 c~or-tains-the ~ to be used by the community din r~evl~wv tx~d to appmve bung pins. 3 ~~ ~ Ala, ,i ~kl': tlJ~l.: ii . ~iril,F , DIS~USS#ON Lot Layout The topography of the site and- namaw depth of the property make i# diffs;ult to design a r~esidetrtial dev®Iopment. Qther design crostrair~#s are the Powe~fine easernt and the access limitat~ns usually placed on a ovunty'road. The site planner has chosen to or~t the buildings so that the narrow ends of three bu~iings-face County Road ©, Two other buildings show their sides tv~rd the street. Two of the buildings are tucked in between-Gulden's Restaurant and the homes on Duluth Street. This orientation of twildings has some negative features. 1. There is not a uniform, dean rhythm and spaang of buildings aging Courriy Road D. Only two of then five ngrtherly buildings face the street with their k facades. The buidings are canted at awkward angles tp one ano#rer. This will bok strange and present a kind of bodge-podge aPP~rance fiYUn C~ourrty Road D. 2. '_ The present layouf blocks .more views from the homes up ,the hill-than would a Brent sits plan"iayou#. if all the buidings vwcere orient+~d in an east-west d' n: th re would be more spate ~ buildings and less r-iew disruption to the ex~stig homes. When staff should natattempt #o .redes~ the. P~, ,the sketch. shows the concept of a la~tout v~tith the narrow side of thei tiirilyd+ng fang the There is more ~ a c~onskte~t fact #o the buiidin~ as avert `.from the sit. Neighors up the hill would have wider view cdrridvrs out to the east. This, skh altem~rtive also has some negat#re features. The west ends of the binding are.daser to h~l' #o the wit and r~aini~ vval~ w+c~t+d be n~derd ag$ins# the western; sbpe of the -lot. Tyre also are fewer units that have ~ ~t tttti the eastern laori~ort. This. exploration of options is staff's ettett~t to try to find, perha, a more aoce~rtable busding;layeut plan. In the end, it Berns that the applic~tr~t'hes dome a ~ good ~b of dealing with the unusuaLoor~stra~~ of t~tis di#f~t~t-sits. Reorian~tion ~ also require; a sett~adc reduction to the west, which staff feels would negatively impact the neighbors ar~d wrntld also requ~e a variance from the city council. 4 Treo Preserva~on~Lar~ing There are no trees.Deft ttn the site, ext iti-th+a.f .comer. Chris Gavett's report rrutkes sug0estipns ~~ ~ d' on how tp pry trees. The dev~Oper-has praipt~sed a Ong p18r~ that ir~hades a variety of overstor~, omamenthi, and evergreen tn~es ~ welt ~ dduous antl c:oni€ss ~hrvbs. Chris Cavett has also suggested a use of native vegetation on~the pert~"s steep slopes. St+rep 3lopesl~istaining Walls This property has several areas where .there are steep slopes {3:1) that could be subject to erosion ff not wely Wised. It is not recorr~n~ed ~ have a slope ste®per than 3:1 it it is god ~ be tnevved. There is one arse with an even ~Seper she of 2:1. tt ~ mated between ~l-e north bu~dir~ and the ~bprrnweter po~td. !t also dog not appear to be a .idea to have a 2:1 slope droRpi~ t irk a rrr~vater pond. , The site ptan rec~ires an extens~e systenn of retain~g wails bec~ase of the Wipes. See:,slt ~C3.2 for the lotts'[:rf the regaining wed: PR~~N~IAR'Y_1'sLAT F .: The fol~nrng requ~remer~ts rriust be first in order to approrre a Subs ~#. Requiem 4: The city,ahall not approve a subdiion where it is ~Cnown that va~nce~ wNi later be needed ~ build on the ~. Dlsot~s No variances are antiap~rtad with this , act. ~_ hei'rt, and. par~ir>g requirements have. been. met in t#ris p ; virlth tire. fi of a Ram lot and ~rontage,drive enachment info the: r+~quir~ec# 1 fobt fi'!c~'r Staff is .. ,.. ~ recommending the the ~pplicarrt revise #re plan tQ mpiy with °htie tic requirement. lul~tent 2: The .Proposed:-uses in the plat must: be consistent w~ the comprehensive plan and zoning code. . Qiscta3sion: The plat is consistent with the plan. and zoning rAde. Requint 3: The plat must. meek th$ design. standards in-the shrisipn r~riations: utdess a varia~on i$ granted the City where it is found that the variatison does,not .effect the intent bf the subd~n ~oorrtiols. Discusalore: The plat rrreets the sul~r desk Garda ~ccs~pt as need below. a There is no sidevire~t alxrwn an the site plan aka the rnaci be~wee~n the ` ant and V+snburg Tiro.. S b. Soil tests tha# satisfy the Buffing Official that the soils are mate f~ the kind of construction Proposed +~ t3e required pr~r ~ the flnel t apprtwel.. c. Trays need to be shown on the plat. Chris Caveat has speci~ed:#he two locations where treks should ~ pn~vided by the applicant. BUILG PLAN R/IEiN The city's guidelines for approrsng a site plan state that the design and., ~ of alto proposed. drrtent vaovld prrovlde a durable enrrtronrner~t for its oocup as-well as for its nhbars and it ~ ae~th~l of good ~ ~ ~~ and aflors. staff feels then the variety ~ rtis, oolars, gaffes, arkiotitiaflOn ~ ire facades and front entry ceru~~es gib the bui~i~s a greet deal of intt and make thorn att~ As stated ~oVe, #tte aprcant has dgne a g+c~d jmk- in whrk~ with the pinta of the property to make these burr f#t on this ~~l# she. RECO~N. p~1TICINS Preliminary Plat Apprava~ 'of the preliminary plat for the Herite~e Squ~re 4"' Addition, subject ~ the following, conditions: 1. The. applies t shall dedicate trail easements nd drainage. and u#t~ty easements a~; rechm `tided ~Y Chris Caveat in .his merh dated M~rt;M 1, 2t5. 2.. The applitt shall sl~n a devel~er's agreement wig tide city for the amstrdction and of: a,_..1Netemn between the drive arsi tle.iht4uflr !pet s~tb. b. Trail con~truc~ion. c. .Easement ded~s for trays, stone sewer, utilities and watermain. d: Native turf ea~b#~arrrent advent to the ponds. e. Other issues d~ necessary by the engineer, Bung and Lo~tivn Plans It is rrec:ommended that the gomn~nity c~aign re~+iew aoard approve the tiding and location. plena #sased on tae findings ~~ oy the tmd~aru~ and subbed to the follvwing~ conditions: 1. Comply w~h the requirements of the city engineer and those ~ Chris Caveat in his report' dated ii~rr~ 1; ~5. 2. fUledt ail requir+e~menfis of the tdir~ ofRdai and fire ma~hal. 6 ~: 3. (~#ain a~ re~in~d perntita from the ~y 1Na~shir~an Met~-1~1a#ershecl Qi~d 5. Reviffie the she plan to .provide plan trays ~ r~eoamrt~+ended by Allr. Cave# in his memo dated Mash 1, Z00~. Tl~ ~~icant sh~l oonsbuct these trays a~ wart of this de~rebpment. fi. The city w~l avow one bu~dir~g p~errnlt before the plat is filed. The plat mus# lie recorded bef the city will issue parn> for eny ~ditional ~iidings. T. °Repeat this reuiew in-two years rf #t+e city has hot issued a k~ta~ding permit for this ~. 8. The applicant shah install an ingraupd irrion syst~n for ~~ lac ereas. 9. Thee applicant shall pto a ~g p~-n for stiff ~pptt~vat be~r?e gaming a bui~ing 'l 0. A sa~is.oftiece ~ d [~ the tie a model. unit ~ ~[ use. Such a ~ ~ bow l `be sect ~ the- ~ #~e,~~9 midst. 1'l . The director of community depm~nt may sp~rove minor ohm to these plans. psec4k~ee' Squaro 4'" A~lf~an t}3U to ~: 9 : tcrcetion 1.7.Ani~g MaP _ 2< Pr~4im~y Pik 3. SC~e 1 » 4. Btu Unit ~umma~y Plan 5; Pst~dnp Plan 8. & Elevation ReOn 7. Ap~icer~t's Pnojsd. N~ ; 8. , ; GPs $Me Ply ~AI6v~ by DSU 9. #rnm Lit K Rbsft 10. Memo Iran ~+ -' 11 fraam Cknre ~, 12> ~ ~ Chris Cam, Af.City ~ 13. Neighbor's C,o~r~er~ ~1fl nepli~; 'l4. Pt~n Ada-s~rrnpe~d februarY 8, 2105 (se~'a~e a~dun~t) 7 i i ~.~ ^~ ~ ~ c.v ,~ i~ } ..~. ,~ ~. ~, ._ ., .~... , .. .. ~' - w : i .~~ ~ ~ r N ~ ,. ~'. r , f ~ I / ,, ,. _ .. -~ "-_ / 1 -t/ .... Kf ~ r~~a. . ~ ~. 1 !!II 1 - 'IEEE - - • f i ~ Sf - .. a - _. 1 ~ ~ ~ ~ i ~ , ~ ~ .~ i ~ f.~ ; ! f a � oh 111 � � � • fie} r� ~ ~ 14 The apea~t fa~rea c~ ~+e ~ stie >~ unci~nd .per -sided ~ ~ ,;.mod --dam, c ::~.ae ,mod to .~ 15 MN 3 v.f~a var 4vaw i+~~Ai ~ii~T~~ ~ _ 1 20 _.. ~a ~~~ .,b.~r ~_~.~~b-E y .~.~. .. - Ts;: - - T . f. . M16- -7 I' • ~ ~> TO: Gty Misr FROM: t{en Robarts~ Plarmer SUB3EGT: Ths IMovt~nds a~ A~apiaer+ood LOCATION: 1 T40 and 1 T5D ~r Street (north of ICr~gston Avenue} Ou4TE: March 1, 20Q5 AID: titan eourassa, rntbg irrte~ra Fk~rrres, is asktn~ the .city to ~Rrt~ve l~ far a 24 unit towrdause dev?slopment. tie has pt+spa~nsd a sire mat shows 24 ~ (in 18 ~datsahsd towr~nes and t~ ~} in a devetapntertt catiad The 1Moo~. It wouid be ~ a 8.8- a~ sale an #Me side of ~ Sfrr~et, north a~ Kiripa~n Aw~ue and sow taf-the iimong ~. Railer tia rie appiicar~a ~alrrrrerd on plea 22 arsf 23 and-the Harps on p~ 24 - 33. A horrreowrrer~ would own ar~d ~n the. €~nton a~as. The at the btQs is nd finked, but 1 expsd that ead~ bvnp would hava hgefii-tap vinyl ~dinp, rarm s-and iaeda and bride veneer on the trorrts. ~n edd~ian, s~d~ un~ would l~rve a two-r.~r Vie. (See the burg ewations on l 35 - ~ ark the errdosdd pis.) To bind tht; projst~~ Mr. ®ourassa is requesting tts~ the city aplx+ave: i . A ~ if`re ~~ ptan. This wnuld be f~rtt R-i (aims dwr~n~ ~ to ~2 (slr~le and a dw} for the site. (See ~ last use n~ on pp~e-25:} 2. A to the z~canirrp map. This world tae from R 1 {single Q ~ ~ R-~ (single and dtxrbie dweRrr~ i~or the side. l~ef~ar' fID i#1e property ~ rrap olte 26. 3. A aor~ use pem~t (CUB for a unit dsxrobpmeni (tom}. This PtJi'~ ark ~!w the townhd~es i© be on saa~Mr lots than oode ~ allows (~ ~ and in width) abet itr tarns some dihsrn on Rrivate ~. 4. A Rr+el;nrirary plat 1br 24 b!s-for the 24 hous~g urrils and >ior the porx~rg gnaw. (See-the phn on pale 30.) 5. The project desi~n.R~s, indudinp the ~ and the ~p ~. (8es the Runs on l 30 - 40.} The area balw+~en the proposed bpment and Larpenleur Aa1r~t~e is a r~arrrad l~onn's 1~1a. Tl~ ~ ~ ~~ ' ~ ar~d ~ ~ was ~ in ~ 9s. i~ ~11tr- ~ ` or ~ipeerrorrt ri+eet t-e~yt tt~ ~ be~r~ren the ~ at 3~ onset 3~ Avarws. Di»~UBSION Land Use Pan and ZonbrO MaP Ciren~rs To buikf the proposed ~, AAr.l3cwrassa wants the ~ to charge the wrd use plan end zoning map for the siM. These oha~es wood be from R-1 (e;npb d ~ R 2 {sine end dw~ble ~)• i~ ~ .~ ~ ~P on paw 26 and tie antf use pay map on paps 25.) The ~ R-2 fior mot Cr,3ttla ~ si~~fe ds~at and for double des. Far R-4 , the +~IY Plsns fob sinpis dweRn~ on bts o+f at 10,000 scare fast of area. Conity Staff does not frrid a problsrrt wla this proposd in tams crf conty and land ape: Ths propaeed iawr~houses would be Str+ee~t and an and neokt ~ ~. In addition, developers wR open tarifd ~ need ~ sirgis ~. A r+scaat ea~mple is wla the New Csnttuy Ad~on ~ sra~ f~aplaMaod. The dam, Roba't En~trom, ~ devebpir~ the neiphbortsood w~h a nrbk of s~ie ~ and towr~wnnes. Thera are marry c~hsr.~ in Mepiewood, such as Afton Rides, Saulhurirtds, Ser~nirplon Vlbods, D~ C~rdens~and the Canape Fbmes of ilAapie h~ls where then is ~ cewe. C As proposed, the 24 units on the 6.8-acre sits means there would be 3.~4 units per acx~a. This i$ canisters wilt ttw daraity in the ~~ plan for slnple farnilyarrd f+'or ckxable PL~~o uNIT oEVEu~t~r (mil condom use ~ Section 44-101t3(b) of the city odds says that i# i$ the intent of ae PUQ Dods "a prowids a rrreaa to albw fteo~bi~ty by subl dsvia0ons from the provisiaru of this diaper, indudkq asps, setbacks, heiptrt and other repuiatiorts. De~r~iora may bs prarded for panned uNt de~sioper+ents provided #hat: 1. Certain ins c in this k~apter should not apply to the proposed dsv~opmerd because of its unique na~na. 2. The Pl)D would be oorrsistent with the purposes of this 3. The pfanr~ed unit ~~ would produce a de~rolopment of equa# or superior y to that whidt would rosult from strict adhehertce ~ the provisions crf this cater. 4. The danaatiorrs would rwt constltvle a srpr tix~est to the properly values, satiety, heeillh or genera welfare of the owners or of r~esRby land. 5. The denorrs are roquirsd for reasonable and prate physical devebprtrent ~d are rxrt solely fart ~ r~ons." 2 The ant has mad t~or a corx~ia~ use pemrt (CUP) for a ~ urn dsweioprnsnt {PtJi)} for the 2 is~ir-p ds~aebpnwrrt. Thy ar+e requesting the Ct1P'tar the PUS ~ atb~r code ctdv~ions and morae w~h site and -details ti the ~d ~ ~eq~. ~ ~ st ve~My of setbac~ts, l~rir~;the #wa~houaes on lots that ~ be nM~r b wide ar~d ~ ~ then tl~e Duds usuaNl- rsquire~t and fo a nnoM~er pwbiic straw ri~t~i-may {5a 1~se~t Mead crf 601~eet) f+or E~amont Lane. A horr~eownsrs' ~vdstfon rr awn and ~ 1he oornrran arses of 4he ~M, irrckrdbp the private dri~-+erw~ys, ristsirrirg wwifs and the porrdir~ areas. ~ the ~n ind far bt a~ nd citarp~ the br~ion~ dsslpn or nerrrrt~r of lcr this devabpnr~eErt. K ~ the oonbntbn of tilt ippdce~nt that the proposed sib deei~r deta~s end code dev~ons meet the ~ b the ~ code far apprav~ of a Pl1a. Ciitr stalF ~s v~h the appiicarrt that the d~ as propwed {~a!wn on f ~)1 wilt dta prep~eed atds dovielioers, vw~ld pradt~oe a,developmen# of equal or ~wperlorap;lhe~ the pr~op~o~fs do r~mt carq~ule a thaettit ~ the aroe and ~t'tl~e ~d~i-~ior~t ~ ~°[~';artebie Bind poec~prhlr etapmant at tart Me. ~ drfirewe~rc ed~ se~dm wiN it+aeen the ~ ol`-~ end floes rerx~ovai hn the propsriy: ifthe fir~awed aN the ~ ~ and and used putt arlr+eets, sea:h a P~ wrouid rrwrw trae rerra~l and gFacW+p ~e ai lhs rim-c€~y rsa~ arrd ~ lamer ~lbewks. b wddi<ion, d is ~parfarrt fo node ti~at the prapneed Dodo ds~ do ~'~ot i~p+ene lire n~trf loth ar the dsrwily of'the houeir~ b the d+ewbp~nE o~rsr ~e den~by in t~e~r~orouse P• In addition, the city.has appm~d si~nr'Iar-sib devsbprrrants in the pmt-such as Flo~ray Ponds at ~t avenue and Beabe lead, the 3eerborrr Ido~ws da~apmerrt wt ~ arrd mots /, +Lllivia Qerdsr~s on 8t~aaer road. Far thb pr~aposai: drw~pper irMerrds th seN sadr of the towrrrhorrres and eacpscts that each unit w~ sell t~or at lsest ~dt>tlD. r ~ D arrd Lost Slyo~ as proposed, the 24 units on the B,B-erd+e she means these wocdef bye SB4 u~ per' ara {an averepe of 11,~T sib feet per : This b aa~t wilts the ~ ~ the aompreirensire pbn for double drr+e~lrg ~ ds~+ebpmsret and is. w~ attove the 8,0~@- s+s~oot ~ iol area the~t ~e ally requhes for each snit in a dome dwe. ~~~~ Chris C~nrett Bind Erin lat~erae of ihs Mes~oatl En~insering Deper~t r~.the ~rapo~sed pM~ Ertn put ~eka~nmrardsle ~e rarrrrte ~ on peke 41. ~'#~e rrp~r~ -are reoarrrn~endir~ for the.aroposai-is ~ e~ should rsgtiire the dewier' ~ pMrt dnci Edartt Lane as a plc . 'Chis wa~ci be-from ~e e ~ ~-ve~e a1 south tti the pcUposed ~ neeeths n-:and ot~ silbre neerthe i~o~ Cisa~'r: ct~wrrpe volt require the ebper b pirtthe s~sat as a pu6ric ~-way end b a~r- pp~nd sib pins aoovrdirgly. AN he other d~awrgts in ~ de~reioprner4 wr~uld be owned ark ~t r~sspor~se th the corr~nNrds of the ~ deprstrnerrt, Idr. ~xsassa priepersd several aorraASnb:1 ~ ln~iuded ~.~ or# ~ - ®Q. 3 TratRia and Aa~aess A mayor' c 06 rnanS- of the rors ~ the soutra of 1iw ~opo~ed dawsbpn~ is the in trsrllic that dleir area would eocperl~ce ~ the oky ~ the ~~ T1re developer fs proposir~ to use an a>as5np put~c street r~i~t-of-sratr (the area betw~eerr 385 and 365 Kea Ave~ws; t~'~ atr~ee~ access ivr 17 of the 2+1 es~s. jTt~s a6rer' s~rsn urMs w~utd t~v+s art acasss from ~AdlAerrerrty }• [~fiorirJ-lor the r~eip~vrs. ~ Mo~t~'~'s 11~a fiat; ~ the tx~ed rlpht~•way, vraa.~d and daws~tsd in the 9s. It has been the saq~eoteliorr of ci[Y staff i#at a dewr' or binder wand uee the eai~g street rim-ot met is a t~ Kirin Avsnus for access 1o the properly m the norm. iARw~e stedf r+eoo that ~ a ~- street ~ the area with new n~ dririrrp past their' hExn~ woukt tar!eate ~ ~ the nainhbor#aod, ws do trot a~dpaiie a i~ er~oupla traAfC irxarsase fiorn the pnposai b1 tlae request. For eoant+pia. iha~clt d Sae fT un5s using Edpsnnar~t or Arl<wriplrt tar street aocsst p~ err aveea6e of ®veihide t~s per cam, that would rte 1A2 more vehicles (in the aad:~ir~p Ed~nront ~ hrlawfpht st~+4ebt. For a ~~-hour day, the '102 vahider, trips would mean an crl t3.8 vstrids trips per hour, or an average of one v~icafe ~'y 8.5 minutes. sewer and. water ar+e ~ lCsapston Avenue and in AAdlAstreery 8tr+e~et ~c- serve fhe propoeetl dstiek~errf. Thews is, ltnrr~er, no sbrrn ssaaa»r irt. the part o~ d ~ the ~ is plopaeinp m eniaraEae the bw srees on Sae pr~ty tr+ use them ~ strann water panda.-The vied district oornn~ed that they wib r+eq~rs the ~ plan ~ show mat there w~l bs at Isas# dv~e Meet of thes bard (bas'roej in the ponds from the first 10©yerr high rsabsr lanreif m the lorrsst 11otx elevation of me . Tn~ The ~t had a tries inv~ay done for the ~x+operty. This survey i+arnd-239 troes on the ProPa'tY~ ~ , per. eirra, aprwae, aft and. ask. (bee ihsp ~ crap on papa 27 and ~ the projsca plercnr.; Of the roses listed vn >fre irnwer~ry, the elf Seri 19B of them ~ large trees (tlaoee eight indres ~n ~ or or pines that are at leek eight t~set taM). As proposed, the appfioant's ~ wvWd prude most of the property ID prspr+e tl>e site fior aorrstrudion and to trt~ld ilre storm war ponds. The pnapoeed dfans sho+w~e devsbper saving groups of eadstinp trees in a law areas of me sNe - irk along the ~ lme, rasar the of lmit 1~', m me r~ of ltr# 24. in hard of th~it 19 and near urrils 2fl and 31. In ad~iOn,lhe l show the de+alopers~wirrp scattered ~ ~s uses ttaa~ 9rs;site. The dsvefa~per abo hssir~Ned 9~ may vwrrt m tianaplar:t as many of the eon 1liese oar the slte as Pte.-This would irnrolve t~rrrinp a tartar or an,attto~st check.the sim and hea oN' each ol< the aAscted trees and delsrrnirdrp which tr+ses.could survlm mooring ar`d whk~r ones cooler ntrt tae ~. (9se me #roe plan s~rnerrt them the pno~Ct erg on pa6es ~ and 39.) The ocde roQukes them bs at least 40 trees per state on the site alter the cardracaor has ~ colon. For this 6.&rexe site, the code r!squi~ez there be ~ lsrtst !~i tt~ras err tiae p~oper#y at~sr me:cottstnxatioa is apmptebe. V~laifr aigr ~ enooura~d tit the level of l~M- ~!i the d~Noper in map ~ ~~ trams on the siM, 9rrr daadl m titi~trrN~e ltt tli~~llri~ in woods, how rrasry erect her watl'the trams sarv~s wis M in how the ~ t tl~ d~aile of ~: The prep wl~ rased to a dsla3ed read the ptirr #ap the sndts 4 Slte fOr City staff apprQl~. Thy ~ VIII rl~ed h~ ~ttOtiV ~ proposed ~, ~ t~eS tl'~at w~ , those that t#1O ~ wig ~ and those that the OOf' iltl~ ~: It1 ad~On, phut Mould stlv~w ttw stae ltd loce~On Of trOes ~ ds~rotopar would add- ~ ths~aiie f~ ~Creenirp. plrrp~ss and wirers they woad stays ttrs tr'ar~ t~ befbne ltts ~' puts them in f~l ~ that the f~ tnee p for th~r dsvsloperrsrrt c~arr and wig rrrsst the roqu~ of the tree rep~rrtsnt ©ode of the City. r ~ '""~ ~t. ~ ~ at l ~W t~e ~r the l EWirlpr~iUS stlrt~ alolerd tits buifditgs and it~l tMAD ~Qn ! with ~ vn the site. The plsrt on page 34 and- ~ ~ ~~~1 al'1 ~e ~ ~4 ~'#01A1 it1! pfQ {~~,1', near the sidew~c and d each fit. These Ya~I sx~ude spMaa, afrt~0~ p1tr, glOba t~~le a nwc of ~ anEl Tire mb[ CJ~f plerrlirrgs mound !~ ~ ~ front unit to deperrdirrg ar ttre wnit faass trartt: orso~ and it is a i 3~ ~Y orb based wa~out uret. Whits the ~ and trees ply tiro a good start, the d~ atto~dd add rnora gees in tyro p~inary aneas.l'ttsse ~ trees would bs for ~p abrrg the sib of the she and along ~ w~ side of the. . The purpose ~ tftess ~ ~ ~ to scnsen rtew ~ fiom #rs ao~ing ~+o~rsss bo the act anti to screen his rile tires ins ~ the west. Ths ciitr cwds nequ~+as gre clsrr~ebper ar b~idar b ink acrsenirr~ + a ~ ~ is at feast siac fuse! taM and at Ism 8Q peroerd op~e. This sCt~ armor be ~l'~tred watt t~sndrtg, betnrting~ ~ piatrgrr~ or s;~on of t~es..h w~id be ptvderrt for and trelpiui to gre r+esidsrds of the e~lirrp tiousas and those in the rrsw ~ousest if t#~e dssalopsr inatrdlad sp+ the soudt arrd west sides cif the prr~sr.~t to tte~p str+e firs rt~r and its tins ~d from #Ms ~ single ~• tt ~ erettorrrrrer~dirtg drat tins denrobper add estrorat 8~alc kliMs ~ and Aus~an plena aldp the svrufh ani west Ply gyres to pnavide additlorte• ~ batueeert this siis and tits a~orrtt pnope~ie~s. Artathsr tines for additiond true pla~ng and scraer~rg is abng #rs sides of the new E~dgsrrront t~nees trarftr of Khgston Arr~e. The ~ rsriss the lartdsdtpq arrcl trees plantrrrg plmrs to show ~ tress ~ ttrsse arotts ~ - provide ~ and so they are Ott whit Alfapfewood ord~tce atartdards for stse and ttsfpht). FntaNy. the ~ nse~cffs ~o pr+eeids the cc~tti- erpirteerinp depa~nerrt,wi~ a delslled landac~pe plan fior the postds. The proja~d eresr also slxrufrl Shaw dtls on tt~er fl~l i• The: ~ p'rop aenund fqundatisns of fire unds and in the ~d anew strould ronna~n on die ptwr. In addldorr ~ the Vie, a1> ~ eroas near the b~ should be sodded (e~o~oept for meilctred ~ wiped pfardirtg beds}. tdM~rp CMaipn and Extrrbr w~rtala The prvposad b~ should be tCti-re and strould ~ ~ war tine d of the-irp lrornes in the anew. That/ would bare an aaderrlar of trortaa~rrlal ~ siding (+erfh-fsrw ttrg~ttn ooloe~ wtgr a sttxte or brk* vsrreer orr the fi~rnls lt~e roof3r ~ hi~s.s~pltsit !er , mere wed bs s miac~sf ~ sbry :and wank ~a~d a ~'iE.w!t~ ~ l aaiaerrt bo~uds and ^n atad t~ra~r ~. tip p~e'adai~Mbns as ~ i - Viand fhs ertdosed projsc~ ~.} t'dads r~ tams arty majorcorrosrn~ a ~e p%ptrsea 5 eleYati0fi3 SinOe #~ deVtii0pl'rlt~ w~ be Oft WI~9~-SACi 811d 11WDil~ b9 fQf1~MMW mod. Ilri ~Ct, Of#y ~ btfyt~ of ~ ~ w~cxfld bs able ~ see rie f~ cf rrt~ at ~. ~~~ {~R r~ fps S ~ ~r "^' ~. ~If~IR ~ INl ~ '~ building plans and.eieva~orrs. These should sht~w ar if~t~trde (btft ane flOR ~ t+~ ~s ~oiors of t#~ rrtatta+f~s, arty shutters, windoyr gti~, white b rte, and Pfnvide moro derail dtxxR the brick or atiofte aocs. The ~ desi~ ~ bt~sr.+d nod in 2001 aoea~nez a~bout'srt ed" homes. These ere ~ that as the ~' da~ng ode ~, Tht1 pt+od hsve design. The ~ ds~tlge rwiarr bts~d mry want ~ here the t'l~asiopt#r t~anpe `the propcrssd dssi~rts tx anti to the b~ ~o lessen the ~ Ot 11l0 ~-'f~s t~wkl hx~tde addliiofsNi ~ ~ ti~brrt ofi the ~ p~ of ihs ~ ~ ~ 1 ~, ~ ~ ~ ~ ~ doOf3 fX SieCOfti~ll~ ~ rlWtt'D t#le garaiies and errtrar~oe datyf~a. G~.*--., ~^~ The apprl wig ~ propara a sib plan ta' dew that ahotrs ~ ~n of a~t.Mat lisle poets wii#~ lhesibe to provide ~ aiortp the rttiwr shrMsat~d dam: The c-cods rss he to hev~e a dwdgrt iiee~ ~te:b~t are! lane t~rvm vow gyp' ~rvaid nedsanoss). The plan alsry wiN haw ~ shtrw dew abut the htright tx siyls of ttteae p®ys anti about the P ~ on the bcrt8s. It s#to~d be rroled ti'wt the ~ aNc~w-a no pai~np on 2wide , priq~: ttp cna side o12& ~o0l~wide str~ssts and bttt#t sides o~ ~ ttnt ara 22 wide. m tom; is prvpt>tdrtg ~ ~ the nAw pubic a#aeet ~nprd !fie) and the pri~ale 24`ti wide and e'ten the ~ would not ~ttwrr ~ +tif'f the s ~ ~. Ths pr> ~ has aleo sha~wed areas for nice spt~ces wit#~ the ~m - E+dpl~tont i.ane. i'hese are loastlons tfie~ ate tdb- could rodt~ine me ~ d' ilowrrtifs` won to sdd mare perlainp-~ # ltsoorr~as f~eoessary. Lieuter~ft Kevin Rabbe!# of the Mapidwoad Poolios Deparimernt tgd not ftOftie ani- ptrbiic concerns wilt . Fbyt Marslnl 8trtch Gervais, the Aid Firo 1li~nhal, wasnts the ~+ to fffaiGS! sure file cui-de-later and ttte tt~m-t~rourtda ~+e fie sit f~ prx~peir afa~w f+err~ov~ and ~or~ wits v~ef~le ac~ala~s. [~viti fi~sr~ the Mapiswood 9teidlrfp Qliiofal~ r~e~eisw~sd 4ha and p~videti corrawerr~t in the n~srrro tart page +14. B A. Apprave the nrosak~on on paQs ~1. This r~esatution cis-the (farad use pin fia'the wooer of ilAtrpienirood pig vn the . ~t IIAdIAerrerr~y , nath o~ iCirgstan Avenue. This dame ~ frcrn R 1 {single dwa~rps} b R 2 (sue ~d ctoe~ls d~}. The atY is mslcir~ this becawse: 1. It would be ~ w~h the pveta and objsdi;res of the c~orrrprshsrrsivs ply. 2. Thy sib is proper for and ~t with the qty`s poiicties fior ~sity ro~entie! use, This irs±ludes: a. b is near a minor arberi~ sheet {Larpertte~ Avenue) and is on a coNec#ar street. b. A~ any adverse eAfeds on surroundirp pnapertiss tiecause ~+e would be mir~rrud tralli~c fnam dsv~eiopttaa'~t an resat str'sats. 3.1t w+auld be went with the proposed and uses. B. Approve ~ resolution on pales B~ and B3. This r~o dams the snap for the Woo~ands of ~ p~ on the east side of Many north trf: KiOn A,renue. Thts is l~~ {air~lu ~} tQ R 2 (sires ar~d doa6ls ~. -rhe reasons ~ this dirge aro ~sam ~ lat- the ciyt code and baa~re thd awrMr phns bo develop this pro~rty with a rr~c of she and druble ~. C. Approve the re~sc~tion startin0 an pa0e #34. lltis rosolution approves a orb use for a pinned urtit derreioprnent t~ the Woadlsrrds of AA~ewroorl ie+rak~ment on the east side of MdlAenerrry ~br+set, north of iQrgsbon Arsnue. The o~y gases his appn~i an the finalinos required by Made. tQ the re~lutlon fnr the ~•? Appf~ral is subject ba the ~ can~ivns: 1. Ati con~tx~ shati folfars- the plans date-at~nped Fsbnrary 1, 2006 avcccept whero the city requires cam. 8udt ~ shale irx~ude: a. Revising the grading and site plans to show: (1) Revised storm weber pond locations and designs as su~esbmd ar rogv~gd by trre w~afsrshsd district ar cdy fir. The ponds shah nt~eit the eaitya ~ and the ~ ~~. (2) The dew ~p the loss or rmnov~ of the ~rogefetian and ~ tress. {3) Edgerii~orrt tote as a p~lic sheet in a 5t1-foal wide pubic {4) Revised being pads alorp the revised ~ Lane. T~ ~ ~r ~ ~ the plans. The ~ of c,nity de~nelopment msry approve minor tomes. 2. Ths proposed aoradn~ion must be siiMir ibarbarf w~;oere ~ ~ apprtard or the perrrdt and. The emend dune thr vtlir . 7 3. Hays ~ ~ ~ a~ppr~ove fi<eai lion and ~Q l• 'These purrs shah meet ~ the oofr~ions and- noted in Erin i..aper~ee's t~erno dbted Feisty 23, 2005, and the shad ode: a. The / f /~'~ - ~ WffR1A1 f ~f.~ ~~u yy~y~$,••~"M ~~y~~ ~ g{ ~ ~ /yam' y~ fMYQ minim~un ! rreoe~ry ~ er'~1~1e Y ~~ ~ ~f , ~N f, . b. The fioilawirig ct~gss ihr the st<xm sewer pions: (t) -The de~rolopar sheN-errcioae the new ponds wish a fot~-iocat ft, biwdcf v~~l- coatrd chlc fence. ~ a~ar~or ado a ~ the fences as maybe d by the c'~- ~- ~2) Pratricte for stag appro~ral a detaYed storm water m®ctsnt ply. rti The foliow~ng for the meets and driveways: {9)Creb and ! along .the s#raet, if the ~ e~ear deoic#es i# ~ r~svessary. (2) ia~c's~ee~s arrd privab driveways on ~ pins, 4. The desiprt of the ponds sltaN meet irroec!'s ardiEw~e ~ andshi~ tie aerbject to the appravpt of tha dlr artpi~esr: T'he dr~r~elaper ~M be ~r~ a~ rfe~~ o~-silo pond acrd detain ~semea~, iF bas. 5. The dev~ebper or oo~rac~r a. Carrie a~ far the she ~ a~ the porrdsf compiefe ~ snprovernsesR and rrrset aY ci~r ~sgairerr~sn~. a Renwve any detxis, j~ic, fenrsng or 5N from the site. 5. The ~ setbacks 1hr the prai ~ in the iMoodie~ds of iii~ilew~oad P°UD be: a. Frar~yard s a pobiic sheet or a private ~; nrirrirr _ 2t! leaf, maakrann - 35 -feat b. Fror~ea+d setback {p~lic side atroet): rt~nirrwm - 201{set, mssirrwm -none c. Resr~d srtback: 20 fleet from any a~ ree~dsnt~ ~ ~ d. Sided satbadc {to~rrrhvtrses}: mi~urr - 20 fibet ~rrl ~ b ~inps: 7. The deveiapar or be~ider w~ pay the try Park ~-coe:s ('tepee (PI~C fees) for arm housing wit at tl-e tirrre d perrrr;t for +sach i~inp emit; 8. The ~ shah rwiew permit in one yrMer. 8 ~. Approve the tiVvvcN~ds of Al~lesrood ~y pht ([ec~eivved ~ ~ on February 1 2005). The dawa~sr std oornpisle foNo~rinp before ris citl- ao~arrc~ ~ the ti'n~ 1. sign an ~ the city that purararaees that the deveiopsr ar ~w~: a. Complete aq ~ br oval sits fie, oorr~te a~ ~ ifnproarerr~ents and rr~st alb city ~. b. Piave tarnpor~ery orartpe sa~ety fienar~ ~d signs at ~e ~g limits: C. Provide ~ nsd end noossssry easern~ts (indud~p ~sn-~t drs~esrrd unity aaserrsents aiarrp the frront and res~r ioR of each iot and 1i~+s-loot ~ and ~ atcx~ the aids bt lines of each ~). d Hmre Xcsl ~ ~ (3niup W refs stroet ~ iocs. ane Rpht slab be~atihs cell E~psnont isne and' 10r~sioe~ lase, gm.ah^r L~rE 4 in >hs rr~idde of the blod~, #hd ane near LJot t, a tb at fie na~1h ae~d ei theme near the sa~cand the 1~ at ~e east and of Kk Caat be~reert ~ and 24: The eacect styw std bpi be ~ to the ctly e~inssr's a~prvval. e. ~ the city fior the taoet of trio-conurd, street won ar~d no partdn~ ans. f. Cap, seal and abar~dor~ any wed the may be on the sibs, w4jsct to ~ rules and 9uidarir~s• 2. 1-lavoe tyre cry user approve tef aorrstnx~ion and er~'resrirl0 ins. Thew plans shy ~. -, ~ ~ ocrd~l~ ~.1~ee, a~ slr!~!t ptans. Tfie plans shah meat eNfhe aor~ilorrs and dMe~es lafed in ~e arena- Mora Erin L,al3s~ deAed Febnmry 23, 21105. arrd shM meet ifre fia~owing earfdi5orrs:. a. The er~o~on oontrd plus staff be oarsnt with the city srode. b. The ~ .plan staff stew: {1) The preposed br~flding pad ele~ion and aorNocr ir~ama~ion form i~dirg site. The Ipt ~s on this pi9srt sly tb5o~w the appreve~l ~y plet. {2) Candour ~ for aH the ~d ttu~ the corm w~ disturb. (3) Bum pads hart reduce the n~ on site where the denrsbpsr cam save tt+ses. 9 {8) A~ wads on the plaits. Any retnQ vraNs ~sr than iottr feet ~ a bt~ldkt~ petrttit fi~ortt ltrs may. The dev~alopsir shy instal ~ ~ ~ a tbttoe on top of a~ ~ ~ taster' Mart four fast. ('7) Sedintsrt#ation basins or ponds ~ reed by the walerslted baad or by the city (~ Na p~adinp bsyand the plat boundary w~ttout ierrtparary gradirq the armed property owrter~(s}. (9} A minianum t~f a 1tt-foaE~wide~ 10:1 ba~x~t bebw the rfonnal r Mwst (NVItL) oaf arty pond did to be a wet pond. The ttttplh of the pax! tttilaw dte ~1VVC. shah not exceed r feet. (10) Ems~ertry ao!w awales as rued- by dte a'!t- srpirrae~r to by tha t~rateratted . The air ~ tte 4it tt~rrt wiFlt~; tine tit tlsep and ~ro~lscled with approved Qerrt~ertt sail-~ilOn 6ar~ele. {11) The dralrta~e aroas wtd the deve~tper's ertpirtesr shM pigs ttte try erpirtser wig itte Brat ~. The tlrak~a~s dseinrt ~~acortd~e the ntn-ort fmrn the t sbe and shy rwt ~ thtr rat-~G~i fhorrt ~s Vie. c. The ~ pmt shad: Et) ae ti'!- ~ ~- beforo s~ ttr ~ (2} Shaw vwtsre ttte dsve~tp~er wifli nemawe, ~. save cx repittoe tarps trees. This plsm shad it'tduds an irnneirday tN ~ trr'ee~ ~t ~s sits. (3) Show the si~at, s~+ec~es and bcedon of the transplartlsd, nrtd screeetlrt~ The rtsMr t~seidttaus treee s[lte att tt>rn rtd aar half ~ ~) indtsra in ~na~ber and aheM be a tm~c d~ and , ~, soar nt^~Mss or tttlter rr•~hne R The rtttw ~ trreeari ~aiM b+s l ei~ (8) fact tai and shy be a rtrme of Au~riaEt pine, 81ade H~ soe and t> sperm. (4} Straw rto tree r+errtovrai bsyCnd the served bradinp and bee firtti#s. (~ Irtdude t+Dr t~ly std a detailed tree ptart~rtp plait and rttai~riai stet. {8) croup the new trees These arses shs~ tte: ta} new ~ arm (b) slor~p Otte w~ arttl souet sides aif the sib 1o help s~eert ihp davaioprrterrt from ~e enp fo the w~s~ artd~ s~lh. CP} Show the platttirt0 a ~~ of at Ieast 2ti0 ~eert atl~ -she is dome. a. The sfnse#, drivewsy artd ptarts shrill shpw: of .~a1I- rn~r~ ~ ale ~ 7~ af~i~tlr~re~br~ aE t~ perrdeftt. 10 c2~ ~~~~ c~ F~ep~ of ~- t arut t~ Avsa~nue ~ aiAter,u~e conefrc~s ~ ~ p~tic ~ and builds ~+e ~~. ~. (4) The ~ev!eioper a tt~e porgy w#t~ a tour-~o~, ~ wed iiNt taros. The ~ ako shah i yubeNS f~ tt[is ~ ~ his ~nsct bY~~ ~~ The p~i~ale drive wig ~ cv -aind~ ~~~ept ~ ~e ci~- ~ ~ Hutt iE ~ ~ seeded ~ ~ . (6y The ~ c~ wr~Mlurt ~ trr~ ~r• ids t ngtiitsa +ot hs ~~ P~A:~ ~t Fh~ow tsQ~iit~ ~d:~ b e:h~ ~~~rs p~rood t~s ~. 14# y low rein the pr~aQa~se~f eerem: T~r.par. ~eeean~rr o q~t~ct aeei. ~~ The pan ~ ~ vt the p~+apoeed ~. (~) [tea of the pons a~x! ~ pond ~. The 1~e p~eiecf~d bo p~erront dt~Ott. e. The drain plan shaif a t~ is no ie~tthe i d s1;~slwrne~ott teawirip t~ the ~'~ed tel: ~= f~) ~~!- Rte. ~ ~P~- (2) tier~e- ~e ~r e~ineer,~~ ~. 3. ~ the ooa~ tamed to the ~ departrr~snt's revieyv ct pans. ~. Ctwgs the pat as ~: ~. t#row ~e aed ~nsrds abrg af! prvpsr~ lid en: ~e ~p~ Thres ~. bps r- the t ~ t+e~~#~ars ~wr t~1st vride aiortp the side p~bpAy . b. Sho~wr 6ci~errwrn t.ar~e as a public straa# in a~ ~e p !- c. L~ the common ~ . d. Add a and utitby ~ ^s rsq~d by>hs ~ aA~i~eer: s. i.~ eli t~ ~ of a~ the ~ any! swaps on ail pi, which ;~~~. ~~ di 11 i: -::EBill 1:i~.HYr...f .]•l - i lF .k,.,...:~_.tl.. _ ... fhd;.~.. ~i_..: B. Sign a dsrrolapa~s a~emwtnt with the ~ that ~ that #te deveicapsr a oct~trdrx w~i: a. Corrtpleie ~ g ta• OMela~ site dr~wps, corr~pieM ail plc itlApronc~trttsnts stet rttset ad oiti- roes. b. Piaoe t!~tporary ads ~ and sib a# fife c. Prarids for tits t'p~r' etf ~~- Sheet and l~rtpslorr a,,. ~, au~b and putter and ~ air the dltr~oper oorr~s to the p.t~liM- 1~ ate nsw s~+ests and ~ ~. 7. St~brrtit the hwttsowrlsr's' won btlle~rs artd ~ the ~ ~ `~l ate ~: ct ao~rt~t. drt~l~p~srtt. Tfieae sins b assure thlr! ti~ene ter -fie party fbr the efts and ntrenan~e of pte corrtston anss, p~iale ~. ~ and 8. Record .the fio~awdrtp wdtt the f pint: a. ~l homstywr~sra' wort docsarnerrts. b. a oft oar deed ~ that prohib~s-any ~ orb o! ate rots ~ in the pid that w~id erode ~ buif:ahss ~ ~ ~- c. a ooh a* a~octrMi~~t dq~rrsr~ that addrrsees the prof' won, rna~ert~e end ~ of any new walls. The rrt shad the ape for chess det~c~tiora and to the dty far ~~~• 8. The dsweeioper corrt~is~6s aN ~ ~ P ~ a~~ ~e Vie. The tt~ar~aer stiff 3n-the ~e:~aoy~ that the dsv>mloper a* cotttra~r hIt's rtot oa~npisted Este pid ~.' 10. Ubtain a perm fnorn the l~alsrshed Disbld fior prad~p. 11.4btsirt a l~'QES ~ ;permit ~ the ~ Paort Cvrdnol aoe~tcy {wIPCA)• 12. if the dsrsbper decides to t plat part d the p~rir~r~rp~t, dineslosr d ~'~~ msyf ~rosiva'aey carts that dct hart ~ ate l E. dte p data tsntped fabruay ~, (mss plan, pten~ p artd ~d'b~ ~ for ~Ilr `mss si` ~t~ hs' on side of ~ ~ ttae~ tw l4r~erttr : ''fit t~lr~ss tl~s app~rai r~ the ~ ~ osds. i"lre ds~srt or ~ s 1. the r+eleisw in taro years ~ tits city 1~as not bausd a ~ ~~~ this prt~Ct. 2. C.orrtptde tits t~awt~ t~lbre the ~h tastes a 12 ..~ i:, _~:}.1< -f~=-.. .h:: <..;,~. u~N-.d:..!t:. l.s.€.:... ik .., ;uuYii:i..c,. ¢i ~, _':..e~.:=:., C~) ~ ~. (a} ~ bap,, ~lc~or eis~-~on an, ~ c~o~r ~or~w~lt~o~ne si~a. The aorr this-err ahe~~r iirs appedy (cj Straw lion beeir~s ar ponds as e~y ~s squired #~r ~rarsr~ed board ~ ~.~er- ~. {d) ~ra~rt ~ ~ m'I~ep~r 3.1 orr tepid wo~ian P i ~r~er~r ~ppe l+o:pl~rr, ~ rrra~r~t ~=~mraer~ ..~ ~:t, T i~rt#~de lire ~iioprprt~h ~ and r~or wish a "no mew'' ewer il~an Grp ~d or ~rrrr~ {e) Show ail n~sinirrp a!n ~ plies. A~t'~ walls morel r fio~u {f~ r llrs p~a~oee~l ai~+eet aid da~r ~raa~ es d b~ ~e ter ~~ (pl Stra~w~ie d~aiprllgs ~Mrsr~s, aadih~~'~ ~ ~~ ~ = ~ •'" ~~its 1Na n~~r l~ smear. ~) - ~ P~p~d ~ ~ ~ ~~ f3? Ths h~ee pin st~11: tb) lncic~tley awn ~rrn~ory of at~..~ - ~xr ~R a~.;a~d i etq~r (C) ~ti01lY 1tle : ! ~ ~: a1k~ ~:fM~M ~ sllr~ ~ +0~~ ~M~ #141: be ! ~( Of .lt,l spr~s arm ~ plr~e. {d) ee odmirxiee~t wiiM ,~+ ~~ silaif (~ - lals~ll~~~ s>l~~li 1 yMeet ~lill~4l~ !~. 13 (~) Ths , ~- ,~ shaMM show: (a) A water servw~ ~ ewh is and u~. (b) The n~c,~nd rsia~ ot~ ~n ~vrcn~s t~ ~, ~errt, ~ ~ a~rr~,r the aag~~, ~`~i the ~ ark bad r+aw and Wis. (c) ~ des -at :test 2tt hest wide, if ~e d~ w t~ lt~e paw an ate, side a~ the stro~t or ~,. ~ ~ ~ 28 feet wide. (~ The sleet, Prat tie drys sh~:he~as ~ o~ and ereeo~rpt ~~he ~ decide~t f~~s n~ect. {e) TFas ~: ar oontrwctor st~aM poet the at'-d ~s with "no ~"~~-~• (4~ The Pa~c struts ar~1 ~ ~ ~ part alt Pins. {~ The caon~rrtvn area hi~Ned ss 6k~ot A on a1f~t- (5)Tt~s demon of ~-~ and Vie, ~r den(a~ ls~ ~ ~ the ~ IewMlr. Thrwbpewr s! for ~etlir+p r~sce:a~y +rda~itrts. b. ~ a oafti~eMs at ~ ~ a~ ~ oor~ucliorr and trace buii~np staked h'Y a c. Surit a roomed t~dsq~Pe ptan ~ staff ~Or' ~ wt~ch inoorPcr~a the lottowing (1) fAN inn areas trs_sodded..The ~ ~' shah datrre the-v~evrr w por+ ~riea. {~} Tht add of t~+ses for s~esnkrp atct<q the and salt sides of ttre site. (3} The dsvetapMr N irrM ~p in the P areas to l~retc ire ~ ~ hate a~~D pr~-r ~. ah tre appns~!sd t~-1t~ v ~ ~d sia~ll be sharrn orr ~e eotll~ps Pans. (~) The p~nbr~ ~ the ftotrt of the un~ shown orr the ~s;Plan datea~t~rPert Feb~r't, , shalt r~rain ~ th+e-pt~: (B) A ~ waiNc ter the ~ to the dflar e~f each ~. (73 Ths ~ er ~srt 1~er.~ area: r ~ ide,~~p ~~d~'~~ ~1>~r~~srrrdti~rlR: graeeeats~ rrwe~~~~ Tie ~irre~aa 1# ~ '~ Or E14 Et(i~e ~ ~ !0 !?0~ feet ~Dn1 and t~ taediK~- "~ ~ i~ ~ ~ ~ idb the ~- SQe~r s dsv~lopw~~ email. t~wir ~ ~ asdeti wl~ a ~~~a~ (~ !n adcor~ ie abc~a, the char srod a~' ~d t yard te~cmept~ar~ and ed~ pig beds.ara~ln the isl The c restore the ~ St~!sst ~t l~v~ue bv~las h mod. ~~~ ~ ~ ~ sprite ~r ~ ~ a the .and saull~ pra~pt of~rr sue. "~trea~s tit a~~a 9re ~t ~ ANN, arst the c~`il p1~ in ~=rte to so~sr~np (~ 1) S#fows the ~d ~a'- system, lrinp ~ toad 1 fhe ~ir~dsr hesck. {'!23 t3ha~ be appd- bar the ~ er~irrsetr bslaneslia pr~d~kg:atacll<~alltie cart s~ the ~ ~ ~d`~ pfins- d. Shay that Rsrnsey aa~y has r+eoondee the t'inal plat for #~ ~reloprnr~. e. ~ the necessary ravahranct psrrnl~ from ~e ~ ~. g. Ftaw ~ Saint Paul lt~ior~ Warr Services (SPI~VliB) ~ tMe A~ y Qfar'ts. h, Pnessre tt= star tip ~i color ~' or b~ ~ ~ of aN eoirgE of the . 'lam sho~id haMe a~ testes tIr ~c~brr~d anwd ai~N~r ~ e front +~t. Tl>sas `~ also aho~d 'that l~te~•t~nt reoeltl hsve s r~neavt of #ariCic ~ stior~~. i. The dsvsb~r or tamer wN pet/ ~ cai~- Park A~oaaes ~i~ ti~ee),~or each at t~le~lntA tff ti!te tromp t{dr~h ~ the horsters' ~ acrd nos ie #ret for apprl by the ~. std Ttteee are ~ thaf theme wiiM !se csne ~ tltrcti~ ~tllte ~raer~et~oe o~ lh~ wo[e~r~wn aroma, ~ts~p~i ~, ~p d a-:ro write. k the rtA ~ ied P tint 111t1~T. ~~ 1. Rre c,~j11~r111~ ~ 1wMe~r~'~a~[t q' ~h MSS ~ar',~gd aio~r 3. Caenpls~e ~` ~; e~ ~: a. ~ ices ~~e te~rod ~'~e cd ~or~t. b. Rebore and sed ~ ~ at# !~f anat. a -:a11 iad ita~` rli~t for b~-and ~s ~' ~~ d. Mre rspu c~rw cwr~ a~ e, lr a P at drs eft ~rr1t- ~ 8d ar~r~ ~ vn ~slle,'~~ ~. tn+ and alt ~itrsrs q~~+s ~ we~t~- a~ ~ ~ in ~ ~ ~ a~ ~~~)- ~. ~ ~ ~ ~r~ta~a-fir n~u ~r~pa~a ~ Imo: ~ '~ ~ ~ 4 i~bq +~ arm ~~ TAs ~htr lrarra ~ rr ~'~~~~dreat stmt ~trt.ant!< acrd .ta~ide pr~ples. (3~ ~ ar~rdr er jrmlc #om ths fie. #. ff ery Ord v~odi ~s ~t dons die ~i- rr~---~I+lt;f: a: The d~ ~ tlad the wrxic is rat ~1 ~o- ~rlr ~~, =~ ar w~ii+e, b. ~a~ 1~ -- ~ ~ OI` YM~1; Bf't1IY1# ~X w~c* O~ ~fQpL ~ ~fl ~ .~ OCI~1p~ IA ~l~~~ 5. A~ 1MOf~( lhiN '~ ~O ~ ~1~i. TfiA ~1' C# ~1 d~1111i~ 111t1Y ~• 17 1. 1 ~"~ap~~s anY;'~oa~ _ ~t Mli~hi6v~hoOd~;M~F ~a#<i~ ~ ~. ~~ (ice ~ lei ~s~~A`~ut 8f ~a ~nOrRF # `~=lAl~i 11Q~ #1~'1~ #l~Ea1r ~ ~ ~. 'T~l' ~ ~'~- -„'" ~ A'WI[IIiIMJ 2. S~4-thA s~-! Moen ~ ort poQA ~. 3. Lase ~e:1~~1sr ~f ~ on pigs ~. 4. See the e-m~ fi~am #~rMe:it~n ~ pie 47. 5. Bee liw s~raW Larry ~te~ert on a 48. 6; ~,~s s-rte-fit L.1~ t+or ~ t~rr Vii. T. See the e~r~ trees 8r~ air pale 5th. 8. ~s std ~s u~ p ~1 - 53. 9. Bee ~ Nor ~ar~d #~ ~ p 54 - 5th. 1B r~ ~~ilip. ~V T~s ~y ~: ice; r~# . R ~ -1 ~~ ~~ ~~ Pwpd I t~s ~-`ce d~r~ 4. '1'h~- ~ ~ ~ nos ems! upon t~s ~, mod:! ~a ~. ~1br P!it 4l-~1Q~(~) tl~t-~ +oi~jr ao~ucc~ ~ a CUP, b~~sd on - , 1ir~Nrs 4~ ~`~e: vn~p~is l~ ~~ph ~.~ ~n 2-b3 ~ th~ car Ada S ~t~e oomy n ~v~w bv~r+d ~ tl~e ~ ~~` -1. ~9 - The day w~ ~N 1a wed toc~ons for' ~ ~.~.-~,; pr~c~s Cup ~ ~ find: sae Win. TAN C~'3 ~Otty! ~'d~i ~!E ~O ~ L~011 ~ ~~=~011~i Qf ti! apes.. T~ dQ o, ohs ~ ~ ~c of t~ iii ara~~n ~~e: ot~ rms. ~M..won oe. tha ci~it ~o ~s ~: and plus fir' da~eM~EaA F ,~'.~, 6. r~q~ria~st <q~w ~rrr ~°+tl~ of n~e~iir~ ~r°~~ ' ~ ~ ~~. 20 27 ____ _ T., ..`r TM ~ ~ ~~ r } J1 ~ ~ ~ _ I I II~ 1 I I J J a t T~lf M. 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