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HomeMy WebLinkAbout11/6/1990 t MINUTES OF THE MAPLEWOOD PLANNING COMMISSION • 1830 EAST COUNTY ROAD B, MAPLEWOOD, MINNESOTA NOVEMBER 6, 1989 1. CALL TO ORDER Chairman Axdahl called the meeting to order at 7:30 p.m. 2. ROLL CALL Commissioner Lester Axdahl Present Commissioner Michael Ayers Absent Commissioner Richard Barrett Present Commissioner Robert Cardinal Absent Commissioner Sue Fiola Absent Commissioner Lorraine Fischer Absent Commissioner Gary Gerke Present Commissioner Dennis Larson Present Commissioner William Rossbach Present Commissioner Marvin Sigmundik Present Commissioner Ralph Sletten Present 3. APPROVAL OF MINUTES A. October 16, 1989 The minutes were amended changing Item 1 to read • "Chairman Axdahl" instead of "Chairman Sletten ". Commissioner Sletten moved approval of the minutes of OCtober 16, 1989, as amended. Commissioner Sigmundik seconded Ayes -- Axdahl, Barrett, Gerke, Larson, Rossbach, Sigmundik, Sletten 4. APPROVAL OF AGENDA Commissioner Sigmundik moved approval of the agenda as submitted. Commissioner Barrett seconded Ayes -- Axdahl, Barrett, Gerke, Larson, Rossbach, Sigmundik, Sletten 5. NEW BUSINESS A. Easement and Street Vacations: Crown Plaza Ken Roberts, Associate Planner, presented the staff report for these requested public vacations. Planning Commission -2- Minutes 11 -6 -89 A representative of Crown Plaza was present at the meeting but did not have any comments. A commissioner asked for clarification on Park Street. Commissioner Sletten moved the Planning Commission recommend: 1. Approval of the utility easement vacation resolution, subject to the submittal of deeds to the City for the new easements. Approval is in the public interest because: a. An alternative sanitary sewer alignment satisfies the City's sewer requirements. b. Realignment of the sewer easement will allow development of the property to proceed as approved by the Community Design Review Board. 2. Approval of the flowage and drainage easement vacation resolution, subject to the submittal • of deeds to the City for the new easements. Approval is in the public interest because: a. The flowage and drainage easement will become unnecessary with the development of the site. b. The developer will construct a storm sewer to convey runoff from the property. 3. Approval of the resolution vacating the unimproved 60- foot -wide Price Street right - of -way between Rice Street and a point 270 feet west of the Minneapolis, St. Paul and Sault Ste. Marie Railroad right -of -way. Approval is in the public interest because: a. The street segment is not needed for area traffic circulation or emergency vehicle access. b. The adjoining properties have adequate street access. • c. The adjoining property owner has no desire for the street improvement. Planning Commission - 3 - • Minutes 11 -6 -89 Commissioner Sigmundik seconded _ A commissioner asked staff to comment on whether the 270 feet measurement referred to in Item 3 was a straight point. Ayes -- Axdahl, Barrett, Gerke, Larson, Rossbach, Sigmundik, Sletten B. Home Occupation License: 2136 Bradley St. (Zollinger) Ken Roberts, Associate Planner, presented the staff report for this requested home occupation license to operate a dental office from the basement of a home. A commissioner asked staff if there would be a requirement for parking and, also, whether equipment noise and interference would be a problem for neighbors. Staff said parking requirements and equipment interference requirements are included in the home occupation licensing requirements, which are • included in the conditions of recommendation of the staff report. A commissioner asked staff if any precautions had been taken for chemicals that might be stored in the house for dental use. Staff said that the Fire Marshal has reviewed the preliminary plans and staff report and, at the time of the building permit application, will review the remodeling plans. The Commission discussed what state requirements or licensing might be necessary. Commissioner Larson moved the Planning Commission recommend approval of a home occupation license for Dr. Paul Zollinger to operate a dental office from the basement of his home at 2136 Bradley Street. Approval is subject to the following conditions: 1. Compliance with the Section 17.21(b) of the City code (home occupation licensing requirements). 2. Installation of smoke detectors on both levels of the home. 3. Provision of a 5 #, ABC -type fire extinguisher in the dental office area. Planning Commission -4- Minutes 11 -6 -89 4. The two exits from the basement shall be maintained. 5. A handicap access to the lower level shall be provided from the outside. The slope of the access shall meet requirements of the current Uniform Building Code. 6. Compliance with all building code requirements including having a one -hour fire wall separating the office area from the rest of the structure and a handicap - accessible rest room facility on the lower level. 7. The building address shall be plainly visible from the street. 8. There shall be no more than eight patients visiting the premises in any one week. 9. The office shall be used for emergency type of care only - -not for routine scheduling of patients. • 10. No more than one patient allowed on the premises at any one time. 11. Approval of the home occupation license on an annual basis. 12. Adherence to all state licensing and guidelines for waste disposal. Commissioner Sletten seconded Ayes -- Axdahl, Barrett, Larson, Rossbach, Sletten Nays -- Gerke, Sigmundik Commissioners voting nay stated they did so because they were not sure exactly what kind of dental work would be done and the applicant was not present to answer their questions. C. Conditional Use Permit: 2228 Maplewood Drive (Citgo) Secretary Olson presented the staff report for this requested conditional use permit amendment and renewal. Planning Commission -5- . Minutes 11 -6 -89 A commissioner said he had talked with the neighbor whose property is screened by the fence and this neighbor said the owner had said he would put in 2 feet of dirt and install a six -foot fence, instead of the eight -foot fence. This neighbor said the dirt was never put in but a six -foot fence was installed. She said she would have preferred to have an eight -foot fence, rather than the existing six -foot fence. The applicant was not present at this meeting. Commissioner Rossbach moved renewal for one year and amendment of the conditional use permit for the construction of a fuel station canopy addition within 350 feet of a residential district at 2228 Maplewood Drive, based on the findings required by code and subject to the following conditions (additions to the original conditions are underlined and deletions are crossed out): 1. Adherence to the site plan presented at the April 11, 1988 Council meeting, unless a change is • approved by the City's Community Design Review Board. A copy of this plan shall be filed with the Community Development Department. 2. The site shall be kept free of rubble, junk, junk cars and parts, and debris. Non -paved areas shall be kept mowed and planted with grass, including boulevards. 3. There shall be no light or glare onto the home to the east. 4. Any sound from exterior speakers shall not be audible at the easterly property line. 5. There shall be no gas deliveries before 7 a.m. or after 10 p.m. 6. Construction of an eht six - foot -high fence along the east side of the site. 7. Hours of operation shall be from 6 a.m. to 11 p.m. Commissioner Gerke seconded Ayes -- Axdahl, Barrett, Gerke, Larson, Rossbach, • Sigmundik, Sletten Planning Commission -6- Minutes 11 -6 -89 D. Noxious Weeds and Tall Grasses Ordinance_ Secretary Olson presented the staff report. Commissioner Sletten said in regards to his weed problem with KSTP, that KSTP has been unresponsive to his request and less than honest with him. Commissioner Sletten also said he is concerned that the Health Official is unable to define noxious weeds or the public health, safety and welfare. Commissioner Sletten said he felt all of his complaints were treated as unnecessary by the Health Official. Commissioner Sletten also was concerned with the part of the ordinance which refers to wetlands and public open space being exempt from the tall grass requirement of the ordinance. Commissioner Sletten said KSTP had told him this property was protected as a nature reserve by the Department of Natural Resources, which Mr. Sletten feels is untrue. A commissioner said he didn't think that the 12- • inch grass length limit was reasonable and that public and private land should be treated equally. The commissioners discussed how public and private wetlands would be handled. A commissioner said he didn't feel the ordinance should be revised based on one specific problem and he also informed Commissioner Sletten that he had the right to appeal the Health Official's decision to the City Council. Bruce Haggerty, representing KSTP, said he has been discussing this grass issue with Commissioner Sletten for the past three years. Mr. Haggerty said most of the property is wetland but the property was mowed twice in 1987, with some of the buried lines suffering damage from the mowing and needed to be repaired. The property was again mowed in 1988. Mr. Haggerty said in August 1989 Commissioner Sletten contacted him and he in turn met with Commissioner Sletten and the City's Health Official on the KSTP property. Mr. Haggerty said Commissioner Sletten's problem was with the goldenrod, since it created allergy problems for his family, but after checking with • with the University of Minnesota, found that goldenrod is not an airborne pollen. Planning Commission -7- • Minutes 11 -6 -89 Commissioner Sletten moved the Planning Commission recommend an ordinance regulating the growth of noxious weeds and tall grasses and changing Item (8)(b) of the ordinance to include "Privately owned wetlands would not fall under the condition stating none of it would have to be taken care of" and shall include the names of all noxious weeds. Commissioner Axdahl seconded Ayes -- Axdahl, Barrett, Gerke, Larson, Sigmundik, Sletten Nays -- Rossbach Since the applicant for Item 5. B. was now present, the commissioners asked Dr. Zollinger to • answer any questions from the commissioners. In response Dr. Zollinger said he would register this second office with the state office of dentistry. Dr. Zollinger also said he would be performing examinations and cleanings in this office and he would have oxygen in this office for any emergency situation. Dr. Zollinger said he expects to treat a maximum of eight people per week. E. Editing of Maplewood Comprehensive Plan Bill Weber, consulting planner, was present at this meeting and presented his preliminary report. The commissioners discussed this report and referred it back to Mr. Weber, who planned to meet with staff for further discussion and direction and he would then resubmit the next draft of the plan. 6. VISITOR PRESENTATIONS 7. COMMISSION PRESENTATIONS A. Council Meeting: October 23 & 26 Commissioner Sletten reported on this meeting. • B. Representative for the November 13 & 16 Council meeting: Mike Ayers Planning Commission -8- Minutes 11 -6 -89 8. STAFF PRESENTATIONS 9. ADJOURNMENT Meeting adjourned at 10:33 p.m. • • • MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Comprehensive Plan Amendment - Multiple - dwelling Densities DATE: November 16, 1989 SUMMARY INTRODUCTION At the September 28, 1989 City Council meeting, the Council adopted a motion "to refer the question of the permitted densities in residential districts to the Planning Commission for further study." The purpose for this study is to determine whether Maplewood's maximum densities for multiple dwellings are too high. BACKGROUND At the August 10, 1989 joint meeting between the City Council and the commissions, a number of items of information were requested of staff. Included in this was a survey of the number of units per acre that metropolitan cities allow for residential development. . DISCUSSION In order to determine whether Maplewood's densities for multiple dwellings are too high, the best approach is to compare Maplewood to other metropolitan suburbs. The 20 metropolitan suburbs closest to Maplewood in population were surveyed to determine the maximum density allowed for medium- and high- density residential development. (Refer to the survey on page 3.) The survey shows a wide range in densities in use for medium- and high- density residential development. The median of units per acre for medium- density and high- density apartments in the surveyed cities and Maplewood (when converted from people per acre to units per acre) is as follows: Surveyed Cities Maplewood Medium- density 9 11.6 High- density 17.4 17.9 Regarding high- density residential development, the survey of the suburbs shows that Maplewood's density standards are very similar to those in use in similar sized cities. As such, staff is not recommending any change to the high- density residential development standards. The neighborhood maps of the • Comprehensive Plan have been included as Attachment 4. The medium and high- density residential areas have been highlighted on these maps with zip -a -tone. The lighter shading is developed areas and the darker shading is undeveloped areas. Staff has identified four (4) areas that are planned for high - density residential development that are undeveloped at this time. Most of the vacant undeveloped land in the City that is planned for multiple- family residential development is planned for medium - density residential development. Upon study of the densities in use for medium- density resident- ial, the survey found the lowest was 6 units per acre and the highest was up to 14 units per acre with a median of 9 units per acre. The City of Maplewood, however, currently uses 22 people per acre to limit development in medium - density (RM) areas. This standard is on page 18 -30 of the Comprehensive Plan and is shown in Attachment One on page 5. When this is converted to housing units per acre, then the maximum allowed density in units per acre in the RM land use category ranges from 8.1 for townhouses to 11.6 for apartments. These densities were adopted by the City Council on March 24, 1986 in conjunction with the revised sewer plan and are shown on the table on page 6. If the City is interested in lowering the allowed densities in • the medium- density residential land use category, it appears that it would not be unreasonable when compared to other similar - sized cities in the Twin Cities area. To accomplish this, staff would suggest that the allowed persons per acre on page 18 -30 be lowered from 22 to 17 people per acre. This would lower the maximum allowed densities in the medium- density land use (in units per acre) as shown on the revised Density Conversion Table on page 6. The proposed density range is quite comparable to what is used in other similar -sized metropolitan area cities. Such a change should serve to lower the allowed densities in future medium - density residential developments in Maplewood. In addition, this range will fall in between the densities allowed in Maplewood's low- density and high- density land use categories. RECOMMENDATION Adopt the resolution on page 7 which amends page 18 -30 and the Density Conversion Table of Appendix A (page A -2) of the Maplewood Comprehensive Plan by lowering the maximum population density from 22 to 17 people per acre in the RM, medium - density residential land use classification. • 2 REFERENCE • Survey of Area Cities Residential Development Standards CITY MEDIUM DENSITY RANGE HIGH DENSITY RANGE (in units per acre) (in units per acre) Apple Valley 4 - 11 11 - 22 Blaine 5 - 10 10 - 20 Brooklyn Center 3 - 8 8 - 16 Columbia Heights 3 - 7 7 - 20 Cottage Grove 5 - 10 10 - 16 Crystal 3 - 7 7 - 17.4 Eden Prairie 3 - 7 7 - 17.4 Fridley 4 - 9 9 - 17.4 Golden Valley 3 - 7 7 - 18.2 Inver Grove Heights 3 - 6 6 - 13 1 • Lakeville 6 - 8 8 - 17.4 Maple Grove 4 - 9 9 - 17.4 New Brighton 7 - 12 8 - 17.4 New Hope 4 - 11 11 - 14.5 Richfield 7 - 14 14 - 20 Roseville 6 - 11 11 - 21.8 Shoreview 3 - 8 8 - 20 South St. Paul 6 - 12 12 - 29 White Bear Lake 4 - 12 12 - 17.4 Woodbury 3 - 6 6 - 10 MAXIMUM MEDIAN 9.0 units per acre 17.4 units per acre MAPLEWOOD MEDIAN 11.6 units per acre 17.9 units per acre • 3 • • mb Attachments 1. Page 18 -30 of Comprehensive Plan 2. Density Conversion Table 3. Plan Amendment Resolution 4. Neighborhood Land Use Plan Maps kenmemo32 • 4 • 4. Where the buildings) are of a scale, design, and • location that 1s compatible with single dwelling homes located on adjacent property. b. Medium Density Residential (RM). This cicuification is designated for such Dousing types as single'. family houses • on small loh, two - family homes, townhouses, and mobile homes. The maximum population density is 22 people per • net acre. 17 c. High Density Residential (RH). This classification is designated for such housing types as opartmenh, two - family homes, townhouses, nursing homes, dormotories, or elderly housing. The maximum population density is 34 people per net acre. b. Commercial Planned Land the Classifications - These categories of land use designate commercial land use areas where the principal functions that take place on the land involve the providing and /or supplying of services necessary to meet peoples demands. Because such commercial activities encompass a wide range of use activities which have distinct functional commercial center characteristics, the land use plan recognizes such characteristics to the degree that three separate and distinct classifica- • bons of commercial land use activities are advanced in We Plan. These classifications are designed and oriented towards achieving functional compatibility In concert with performance capabilities. The land use plan advances the following commercial classifications: 1. Diversified Center (DC). This commercial clauification refers to facilities which have a regional orientation in terms of size and scale. The area In the vicinity of Maplewood Mall is characteristic of the type of development that could be expected in such a district. This should be the most all - encompassing type of commercial district, permitting a wide variety of retail outlets, hotels, office buildings, medical centers, light industrial developments, and high density residential areas. The Diversified Center provides: a. Good accessibility to regional transportation corridors • b. A central location serving a subregional market area e. The consolidation of diverse commercial facilities into one total planned area • 5 Attachment 1 18 -30 • DENSITY CONVERSION TABLE Type of Dwelling People /Unit Single Dwellings 3.4 - Double Dwellings 2.7 Town Houses 2.7 Mobile Homes 2.5 Apartments (3 -4 units /building) 2.7 Apartments (5+ units /building) 1.9 Apartments (elderly) 1.1 TABLE.CONVERTING PEOPLE /UNIT TO UNITS /ACRE Type of Dwelling Maximum Allowed Density in Units /Acre RL RM RH Single Dwelling) 4.2 6:-6 5.0 -- Double Dwellings 5.2 87 6.3 12.5 Town Homes 5.2 $: 6.3 12.5 Mobile Homes -- 8--8 6.8 -- Apartments (3 -4 U /bldg) 5.2 6-4 6.3 12.5 Apartments (5+ U /bldg) 7.4 17-6 9.0 17.9 Apartments (elderly) 12.7 B0-7.015.5 30.9 • Notes 1 The maximum allowed density shall be determined by the minimum lot areas in the zoning code. If minimum area lots for each unit are not platted, the maximum number of units shall be determined by dividing the net project area by the minimum requir- ed lot area. Minimum lot areas may be reduced in planned unit developments, where the overall project density does not exceed the allowed people /net acre. 2 The maximum allowed density shall be determined by State required minimum lot areas. The above numbers are based on the 1980 Census, except for mobile homes. Each of the three maximum population densities from the land use plan was divided by the combined people per unit for each type of dwelling reported in the census. Mobile homes are at the 1970 Census figure to keep future mobile home parks consistent with the character of the most recently developed parks. The city intends to review all density figures after each Federal Census and make adjustments as needed. • 6 Attachment 2 PLAN AMENDMENT RESOLUTION WHEREAS, the City of Maplewood initiated an amendment to page 18 -30 and to the Density Conversion Table in Appendix A of the Maplewood Comprehensive Plan. WHEREAS, the procedural history of this plan amendment is as follows: 1. The Maplewood Planning Commission held a public hearing on November 20, 1989, to consider these plan amendments. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be approved. 2. The Maplewood City Council considered said plan amendment on , 19 . The Council considered reports and recommendations from the Planning Commission and City staff. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL that the above - described plan amendment be approved on the basis of the following findings of fact: 1. The proposed density would be consistent with the medium density standards of other metropolitan suburbs. 2. The Plan Amendment will provide for the orderly growth and development of medium density residential areas. 3. 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IA V k 1 1 1 11 11LSC 5 IRM ajor otlb 11 ii i it major arterial 0 o` m Saint Paul a > co � . = d a E ; c a RI 0 d at _ a` m = ey 3 REVISED 4 -08 -85 - r . lip- . , -0 t • • GLADSTONE N t - � NEIGHBORHOOD LAND USE PLAN 14 7 T L - C a, 1 - , 1 91Up4UU J *Ay Amtua� -- • �eiiai ie rofew • • • • _, ..._ :, •,.,..,,,,,,_ , ...„..,.. , . • • _ .. •_ ........,.........,, ... I 02 ( n 1 n -1, 1_ 1 `j Et p . 1 u I, __ ... • Mal .M N IIIII i.� 3x I 1J01lt u• --- ��7 ::rr�.y ! 11 � �� MI ,C rj: 95 : )l' lc •'::: : j l � INN . „I.,: i � �► . -r`-� _111 (;,, . c=1 N. /:, f r!;i�j ..,,,,..,„,/,,,.t77,,,.. , . 111M111111 . .� • z,<.:: O ct= all 1: . f . ' • o •..�_ I \�FC�3V<• . � k � =L• � ... - ` ` . r` ; ` ,� ... :;:;: • ,:;{ : :�: i s L >_ . J= .... .«. 1 a' :: y - 1• - • i - } - - =rrl4 rr(�' .. , .. . , 1 , d i J i I - ` mac i • 1 _. 7 1 (_. I II 1 _. ' I � 1cKn tRo { p a� :r.�.1J 1 ii-; 1 t k .1 .r Y •x y 1 • . . eiia ; J e J • • Saint Paul .. if E . • • = 1 t . II 1. . .. .. • �- _ Q. :f _ ._. _ _ 2 "3 303: . ` \ < < ^ 3;`" \ co • ri 1 11 .': i - - '. i 1 ''''' x " t mss " o I E � �o 43 J - L A O ��po ( o0 CO • o _� G MP,. N 1 O � _ 1 1 -- CL) A • . a4 � � • i '. 4 .r . . :c :-;. • • v..) v.n C vooCO r"7,4 1 y �, f l r.11 • I ,- to t\ • 'T y + . o CV Mrrno J - 1 •_ • ' 6..d 1 :- I • All o � 1/ i . • • 1 - • White B .:.:ttta_ iepa;.se JoI _ -1.31114ti • 15 E` 19 -19 - • . — J' = •- Larpenteur / 1 •.. _ = F I'� 1111_, - • ' g .. � - .._ ..t .. = 1 11 .._ _. ._.. . �� s 3 — ,, - i iiii.. , . _, /ice _ • 0 0. .....::::•:.:.:•::•:•:•-• • et ` t�1 111 ?:': •A a- YU� '' �� IS O.% : +a!r AMU4 • ° Maryland Ave. . _ br ';` , IRS ! 1 1 ,- c 1 to Stillwater Road Jk ij YV _ � " .7 t' • F 1 ' ' � '" mi or collector II Harvester • - 11 v' _ -'T :- i C _ ,IRS_ :. ® t , � P \ I P I ,'• e • ..,* t.4 . . %,.,.... iie_.:Lii..N,J,L4 n3 .P ' S C /+ • .• o -• QS �. I SC _ SC a @ n : : ' t i 1 • = mayo a rt Minnehaha II r l ;fit{ Y 4 r"...._ • ... y I '�rias r /" — IR - I : SG I ry fi �_. _ - ma • orc ollector Conway I rrIMMIIIIIII V 1 R '` • Revised : Interchaa P n E :1 . n ! C t s �• \7 8 3 • • o j I i� _- �� rinterchane� I - 4 -15 -83 .�g • y - '9 :I. 6 -27 -83 ` i I L 1 -23 -84 • I � - ''I 10 -10 -86 Beaver Lake 8 -05 -88 ma' le wood NEIGHBORHOOD LAND USE PLAN 4 -' P . 19 -21 r REVISED - ilk 7 -07 -86 MCI 3 CO - - -- . 1 • 1 i • •. interchange �► ��� I ' w - r er a •.,.a„u, IN - 94 -. C'� - .7� Interchange :Illsoodra Vat% 111 ratjtgi 21.11.4 g i ��V� t %I y��'r n. J L r ■ ■tillgefr...tesuti�n�� 1 iii munisiiiiiiiiiiiirt% ,, • OS iii■ ji11 -- N WI E �1— M -- -- _ minor arterial "1 - � N' T RI - r"- Arftmliirt f"-- 6. • IfJ 1 1 1----------- IMO - 's d II s RL r: a OS - _ c • To — • ra in M o OS co E M - Lower Afton • - 1 i - mayor arterial " " IlK '"'cY \CY/ \ - WOMD1,1 ✓ U - CC . OD Q r T . . . IliiIIININIIIIII r-----42iL4'4—E" 91031111111■• .c. 0111,414; - • .- v=;-! ;I r... ... _ 110 BATTLE CREEK NEIGHBORHOOD LAND USE PLAN 17 19 -23 REVISED .. 0 12 -09 -85 �- 7 -07 -86 To 4 e V • O I. • E major arterial Lower Afton] - fton .- : — IMP! SE T WORK N ? � R AMY CO 1 = ;77,-,:ii, s ��. a q .... : - - i♦ ' . v Londin.Laner_. - A- 2 _c r_Z.: . - - . ;;. - - -- —tea - C. C. �gl ' - iliif+�iffiiRiRRRRjQ. 1 °: �` Vaal 111 • E ili r R L o r 4. g • ,: ;.`; ... . . :. nor collector am 1. � N MaHand _ -- - - - - - ..-- ....� 1 �.. �- , ir. . .. 12 iii . a 4I• i i a ; ■���■ P i = = —' R L. O S • , 111 \w 2 V iui�ii: 1 m t1 > ■u■■■■ ■:. in Ji a A minor c )Ilector � ' I ' o W c m w RL c.) VV 0 .0C 0. V C ` c e l _I. I E Lin r - n r i r1TTi'T'T 1.>v i �� IU�U■ major collector E ,��11 k I l all r' . - g IFYI 1111 — -44, r . - • i en . _ _ . 0 Ammiummint VISTA HILLS .0, NEIGHBORHOOD LAND USE PLAN 18 19 -25 ;' -.- . 9 v . • • • ilki IN.1. � r ma or collector • Linwood • � I P T R L • "'� To s • lag sao ,v s IF:1 • © E Te • _ s •• of ' ' e °t°` RL • . _ . r RL - r 1 1 1111=c c Ile • m no i L ollect • s rJ , Hlghwood- ' '� ' ' • ' 11l* I �_si■ er v NM 1M: % A A O ° inor collet r RL I l P c minor O S` . o �` ° 1 E collector ii �L ft�� I . . t� aminor co le . 411 , � � - r-b-7. . • • Mum. ■ y Carver ' ,ov.c.e= eel?. q I act �/ - REVISED 5 -27 -87 O k\timi - 8 ' Ii ir ' 10 -28 -87 I S- 04. -88 • • - • 5 -25-89 �J - i 1111W 0- 0 t o School Search Area - 11 - N m 1 /2 Mile Radius . le a P G I a �C OS E I . . - - - .. - - - I — A A a HIGHWOOD NEIGHBORHOOD LAND USE PLAN 1 • 1 10 -27w :::\ ' ■ I ' r• . � - I • ik :ImIr [I11 i (1 — ' � REVISED � , -- . .1 11 �4� i ,, : y .a-n 1- " - 1 _ow •• S • o Y I /, o .1 a 1 /' �° i 4. // • ust CY :a 1, I yi % p 4l . o I met c I m` F A I Q OS I� iIa Carver Ave. 1.1 I Ivor .0a for „.7.17,-. , i j a. / - I 44. p R I ,.. 0 1 ,..__. _j: . s /i/ l ' ! . ' RL 1 CO III 1 I - •"4.) h I - I g RL t - 0 1 • ! _ - -, - - - - --I - Or - { N ewport P. • • CARVER RIDGE *NEIGHBORHOOD LAND USE PLAN 20 10-29 N MEMORANDUM TO: City Manager FROM: Shawn Bernier - Planning Intern SUBJECT: Alley Vacation LOCATION: North of Kingston, between Edgerton & Payne APPLICANT: Russell Dedrick DATE: November 8, 1989 SUMMARY INTRODUCTION The applicant is requesting the vacation of an unused alley between Payne and Edgerton and north of Kingston. This is shown on the map on page 4. BACKGROUND On July 20, 1961: The Maplewood Village Council approved the vacation of the north -south alley between Kingston and Effingham approximately 113 feet west of Payne Avenue. This is shown on the map on page 4. DISCUSSION • The applicant has a 40- year -old garage sitting in the alley right -of -way. As such, he cannot sell his property until the alley has been vacated. The alley has never been developed and has been grown over with trees and grasses. Fences have been built across the alley right -of -way, and two garages appear to have been constructed in the alley right -of -way. The adjoining properties do not need or use this alley for access. The City Engineering Department has indicated that there are no City utility or drainage facilities in the alley. There are no other utilities that need this alley. RECOMMENDATION Approve the resolution on page 5 to vacate the alley between Payne and Edgerton, north of Kingston. Approval is in the public interest because: 1. The adjoining properties have adequate street access. 2. This alley segment is not needed for area traffic circulation or emergency vehicle access. 3. Maplewood's policy has been to vacate alley rights -of -way whenever possible. i • Attachments 1. Location Map 2. Property Line /Zoning Map 3. Alley Vacation Resolution SBALLEYVAC 411 2 l • ec3 At • ■ LARK • • �� I Cc'f / /t/ LOk1 (LAURIE RD h t_ S la 4 W ' s y 25 • . � g• L2 Co 1 R "B" . i RORKE W LDRIDGE s° v BELMONT LA E RG AV Loke 4 w 1 N / i SKILLMAN AV L SKIL MAN K 0 W - K N w• �D a a LA 4, i 1 ; k H I MT V ARCM AO j MT. VERNON W AV W y W AV � I iz *LmOOD A o ` E11w000 AV sulk WOOD A/ r0/60 / I It vs AVU RIP Y AV R ECR� N L 3 I O R ound . / / CI y 1 m A KTON AV A C \ � 1 W ¢ V m PRI AV N • t 4 € * I W t 11 d `Z , !Lake Photon AD j '""' p \ l l l 1 SAINT C3 PAUL 1 l • LOCATION MAP Attachment 1 "- 3 to 1 - - •4 --• -0 - - - — - I S • 10!•l- j• � 1 icilo 8 IA • 3 -- • I .. ech .... 4 x''_17 6 4 1. L fi ) � , b ` 0 d • =40! 14 - - V 7 J J . • I � • .e ', C +1 �b I i 1 I � a r1 t• Y O C•0 is : ` ,• 9 N G 1-[ A M ,,. h .. nst �. I 1 W g o - ••' as a, o �n I o ! I_ I , • � 41 t la "' 23 1 6 21 20 Z91. i, 21 ( 24 I\2S 1 O' C P ' . : 1..-- . 175E : i >wfa o /7hZN''///1WWr„»/ /PI —: ». 1 — - - • .,;.::,•i --1 V / -- v' 1 1) _ _1 I 7 (n) • 5 _ I r 1 175H .r qi — 1� e1 . 1 — � ° :S 114 1 I+ Q - i • — - - 0, -pa ' I I 60 I ( 0 • -� _ �' -' . 1 11-1 %L 1 If - - . 1 0 • 4 . . .. •‘ 4," a r. ;''JO .•.11 KINGSTON - -..___ .. - - --- GVA AI FI b•, -,i, -AVE: . — _ t " 5 ^ r •r _ t -'ciol•N� Olga ;v .aP1 — n_ l RoveoAI�EY c-� � ! 2 i "'� 2t 2 + z l 26 2 i l 2� 3o VACATION 1 ; I - -- 1 to .. o) % - cs, ¢.1 1 6,i 3 ' 1 / l ��� z — — — IVI O • • ., - ti - . I8 . • ' I .,-I -- I � . .1 ,, e.2‘. ... s� — - _ —1- — / ii)..., — . s I : *IS 14 15 12 11 1 10 3 1 8 6 T > 1 r1!�Q�25 6 — + .rr` r< . — (V (� • ', • I n —....3...z. �.— ...9 . 1 7 '• tIIJ— ie !o .. • n 2 � 7 • ' . - - - _ .. AV E. i .' VAC.•TEn e• 53. = • - 3PRICE --- • - . ' r i. ,,, ; , a... ; E ' 27 . - - i r 0 , = 0 • " „ ' ( . /' ii 1 1• I ,• � I 1 o 1�N I �Ir\ 1-1 O t -, r " - , a l it '.% ' A •i S .4 1 3 1 2 i' a_ 1 `1 PROPERTY LINE / ZONING MAP 0 • _ ALL �V k/ /.3 r1 Id '�i2Ur - t�5 E D \ i /��N N l•-i 1 ��� ������U������ Attachment 2 4 VACATION RESOLUTION WHEREAS, Russell Dedrick initiated proceedings to vacate the public interest in the alley between Payne Avenue and Edgerton Street, and north of Kingston Avenue. WHEREAS, the following adjacent properties are affected: Lots 23 -30 and Lots 8 -15 of Ufton Grove, 4th Plat. WHEREAS, the procedural history of this vacation is as • follows: 1. A majority of the owners of property abutting said alley have signed a petition for this vacation; 2. This vacation was reviewed by the Planning Commission on November 20, 1989. The Planning Commission recommended to the City Council that this vacation be approved. 3. The City Council held a public hearing on , 1989 to consider this vacation. Notice thereof was published and mailed pursuant to law. All persons present at this hearing were given an opportunity to be • heard and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. WHEREAS, upon vacation of the above - described alley, public interest in the property will accrue to the following- described abutting properties: Lots 23 -30 and Lots 8 -15 of Ufton Grove, 4th Plat. NOW, THEREFORE, BE IT RESOLVED by the Maplewood City Council that it is in the public interest to grant the above - described vacation on the basis of the following findings of fact: 1. The adjoining properties have adequate street access. 2. This alley segment is not needed for area traffic circulation or emergency vehicle access. 3. Maplewood's policy has been to vacate alley rights -of way whenever possible. Adopted this day of , 1989. i 5 Attachment 3 MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: HOME OCCUPATION LICENSE LOCATION: 1292 Kohlman Avenue APPLICANT: Jean M. Young DATE: November 9, 1989 SUMMARY INTRODUCTION The applicant is requesting City Council approval for a home occupation license to create stained and etched glass work from the basement and garage of her home. The applicant has indicated that the pieces would be sold at art fairs and other outside locations with no in -home sales. No outside employees or commercial -type vehicles are anticipated to be needed with this request. (Refer to the home occupation questionnaire on page 8.) CRITERIA FOR APPROVAL Section 17 -21 of the City Code allows home occupations in single - family zoning districts, subject to compliance with the nine license requirements on page 10. City Code also requires annual licensing of home occupations, to ensure compliance with all of the conditions of approval. DISCUSSION The main area of concern with this proposal is the type of equipment and materials that would be used in creating the glass work. According to the applicant's questionnaire answers, the equipment that is proposed to be used includes soldering and glass cutters, a small air compressor and a sandblaster with an enclosed and filtered ventilation system that runs on household current. In fact, the applicant has indicated that she already uses these tools as a hobbyist and that no changes in equipment are anticipated for the proposed home occupation. In regards to hazardous substances, Ms. Young noted on her questionnaire that no unusual substances would be used for this home occupation. The City Fire Marshal requires that no flammable liquids or hazardous substances be used with this request. This should be made a condition of approval for the home occupation. RECOMMENDATION Approve a home occupation license for Jean Young to create stained and etched glass pieces at 1292 Rohiman Avenue. Approval is subject to the following conditions: 1. Compliance with Section 17.21 (b) of the City Code (home occupation licensing requirements). 2. No flammable liquids or hazardous substances shall be used. CITIZEN COMMENTS Staff surveyed 29 property owners within 350 feet of the proposed request. Of the 12 responses, 7 were in favor, 4 had no comment and 1 was against. In Favor 1. I am in favor providing there is no added traffic in the neighborhood, no signs for advertising and no added noise. 2. I am in favor as long as it remains a "small" business. 3. I am in favor because Maplewood needs good business. 4. They seem to be responsible people. Opposed 1. I am afraid of more commercial encroachment. Keep it residential. (Arbena Kyle - 1267 County Road C) REFERENCE Site Description Area: 12,900 square feet (.30 acre) Existing land use: Single - family home Surrounding Land Uses, North: Kohlman Avenue and a single- family home East: English Street and a single - family home South: A single- family home West: A single - family home 2 Planning • Land use plan designation: RL, Low- density residential Zoning: R1, single - family residential young.mem Attachments 1. Location Map 2. Property Line /Zoning Map 3. Basement Floor Plan 4. Garage Floor Plan 5. Home Occupation Questionnaire 6. Home Occupation License Requirements 3 1 • 61 ' . Ak • e _.......... VADNA /S HEIGHTS : ::` :: `:::" .... . CO RO 0 . . ... ..... ..... .. . " 18 00 NO " O" " Q i a 1 D l / ST.JO Ns g �VD . , AV '� ...... J `ARK r �... r Q - � / /P S 19 V ♦ mo t / / / / /� 4:. ��,rui/ �... Y i PONO oA/el n Loke Z .` L �� \ I AV § Y KON MAN LU J l' z J �" "'� IR o co > RD c0 RO s �\ T29N I ._ g2 W ! 3 1 2 Si �) J W © t } ` C # P- ; ` ` E. HILL RO 1 1 I L . J PALM U t O ` W ! J H I { �:. )4-1- t i O EMONT AV p, t ' , s 1 0 (1) CONNOR AV a V �_ 1 _ I. �n � Et ® XTANT , T AV Ai CD 1 V *VA • AV GE A1S . rR� GRANOJEW AV .Kwr � C4 amorm j ; ., , , �� 2 VIKING OR �� oo►t DO„ Knuckle Head Lake corE / 1`. AV Ke i LARK W ` N� t 7 � „ o 11" J W J t CO s. \ (' ! LELAND ME RO AND- a W �, ; RD '• N - _ 1 I 0 - 3 ,t_ ? (1)CNAI !T t AV • ELORIDG AV ' 1 �� tea _____ 3 i i II r z 1 A IL I- _ 4ECNEI r� , i RPs av i 1111"rill LOCATION MAP .. 0 N 4 Attachment 1 O ;.• 41-71 - -- a - 3 - . 3 -- O ' ,` Q% ( s ue •. / ° - -- - -- 7-. "ate -5 -t w � Q 98 (11) . 1 V. i g _._''- _...i i 9S. 6 1 - 11 : 1 II iili 1 - IN 0 Ili ./.3- a ( y ) � _ 1 I I CI i4, 711 3 y O T .. 1 I 1 / 1 Tft 4.......--■---r 3 1 . ! 51' - ce _ M v. .. ' � � � � y 'o. Q 72 4' (f) r 1 [ L' L•ZQ_.S • ' .• 4 e, lei Air I IC, 1 •'9 •4 1 1! i ' 12 �.. ' 1 Q y a u I 1 74 73 71 TO - is *r7 'it 651' " •" • I! ( i I 4 I P I I ( h V r •2.iI� "1 1 ` I ' ; �. If! In m I� O m v/4 N 4/ , ' 1 1 I^ • � I 1 I I I I I 1 1 . 64. Y4, - 4.184• V N • f lb 9 o � p 6 , : _ ! . I ,,,, "KOHL MAN AV // 0 r ___ - 15 - KOHLMAN i.i..7.:!1 1 •1a. 1 . lo r Tiie 1 1 )2 4,. i 7s ' Ni I * re:. . I .' ' 1 - . 0 ", 1 I ea , I 1 1,4t).1 1 r 1 G 7 { d 4.11 9 10 Q; • 1 1 4 3A 34� 35 34 37 3,6 13, 4O 40 t !1 PO 1 0 I tl' 1 rr- F00 1 I .usc 1 I 5111 : )r) h ' 1 I , t ,.. 1 ,ss , n • ' 1 1 4. I � `^ I I 1 I 1 ,+) $ ( 44) II Z 1 .z- ' 1 – li ' O 1 4 3 2 � — i 01'3 X 29 28 27 26 25 S33 12 1 4 , 7 I 1 2 1 '9', 1 I .✓ ,:1 • •••1 1 I (3i, I .0 p ■!■a4 (4f) 'O,•) (e1`, A.) 4! • au J•• i e.� 1 i I •1.� i! �If1 ISZ .r '• 1 Z• " GG •• 3.2 T . j.� 111 I_ 1.1 , � ., .,, " 211111 X14 2 0' .s 1 1,1 r . PROPERTY LINE / ZONING MAP n' N -' 5 Attachment 2 • t VI ri. ift--.. 7Th � 2 0 7 .4 ` W X 1 1 t 2 X 'w—l—,:--1:::) 4 E.4.4 W EI x Q PI � Q p • ...n 0 e _, � • 4 t 1 t ' OE e. ,.......t.---H 11. , ..4 t • • ' 1 • 6 Attachment 3 t V 1 • cc ti 2 S 5 -- -tb...„,. gy 1 i. 2 ..... az d � II o • ° 61 80. 3 Q Q v 2 t V1 0 ; i .! ii: o a de b ., 1 A 1 7 1 ,..., v i wa ap-v11_,_, ...J..... ii., i 4 et ..„. • , : . , , : .... ,. • Pr f • 9: . . 1 7 Attachment 4 3tptiv r(1. \1ouNG- 1 a ICnhthnA-N 40E Applicant's Name Address of Home Occupation • HOME OCCUPATION QUESTIONNAIRE (Attach a separate page if additional space is needed) 1. Describe the home occupation being proposed Sm600 Sc.nb 'a oc i ntJ 4 STPi N i o+ ei"c.Q, ef) • 1 AX p i F S 'Tn bp sold :'- ' � f- Thi 3 LA- 1 b£ A iF. ripl5RAPy korfTr i e ••• OE 9 ION Ta by A hoer c. IULXT y E Ae 2. How many nonresident employees would work on -site? 0 How many nonresident employees would work off -site? 0 How often would off -site employees visit your home? -- 3. What percentage of each level of your home's floor area, including basement, would be used in conducting the home occupation? tow.,.t /S" 4. Where on the premises would the home occupation be conducted? =rJ i3Rsun 4--sil -f GA R A 6- C 5. Describe any changes in the outside appearance of the building or premises, other than one wall- mounted sign of not more than two square feet? k) E_ (f00 5'16-N 't S Neu) 6. What percentage of gross sales would come from the sale of a product(s) produced off -site. gigMb O • 7. How many customer or employee vehicles would be parked pn ) the premises at any one time? .\u sT 'Rf S i oQ,N G R 5 ( 8. Describe the type, payload capacity and number of each type of vehicle to be used in the home occupation and where they will be parked. m K4 V /9 rU ro Q. f.) 9. What would be the average number of customers expected to visit the premises per week? O The average number of employee /subcontractor visits to the premises per week? 0 What time of day and which days of the week would you expect these visits to occur? 10. Describe any delivery vehicles that will bring supplies to or be used to ship products from the premises. Include the type, amount and frequency of delivery of supplies; and the type, size, frequency and hours of such delivery vehicles. ngSi hl (i1 Si L 4_ 'Ti2�c c " ielics A 0%oro`lf■ uRiti?(,- c D . 8 Attachment 5 11. Describe the type of equipment, including ventilation systems, or process(es) that would be used in the home occupation and how the use of this equipment or process(es) will be kept unnoticeable to the . _ $ed.�' Ri J �- 4 GI M55 Cu�£.,e5 normal senses of persons off of the premises. ,e)m - S.<er? + SAN O 6IRSTCR • • tiobb ¢.sT A ivG-� vr� atgpl v�,s � 'Ch£s � Rs R Y S M,o�.J.d, b e +� o . 12. If equipment will be used that runs on electricity, is new wiring proposed? N[) If existing wiring is to be used, has the wiring been approved by a City inspector for the proposed use(s)? ALL 4p rn wNT 13. Describe the amount and type of any chemicals, gasoline, hazardous substances or other similar material, that are proposed to be used in the home occupation. Also, describe where these materials will be stored. IUo iNus r`Q- 5tO4' TA-rOt.£,5 14. Describe the manner in which the substances identified in Question 13, and any by- products therefrom, will be disposed. - 15. Has the proposed location and type of home occupation been reviewed by the City Building Official and Fire Marshal? NQ require fire (Note: Some home occupations, such as beauty shops, . walls and an additional access /exit. In such cases, the building plans should be reviewed by the City before the home occupation license is applied for to insure that the required work can be accomplished.) 16. If applicable, has a Minnesota Sales a d Use Identification Number been applied for this home occupation? �C S . (Note: This number must be presented to the City Clerk as a condition of annual licensing.) 17. Has a determination been made that liability insurance ewill obe issued for this home occupation? Op insurability will be required as a condition of annual licensing.) • 9 r • • ROME OCCUPATION LICENSE REQUIREMENTS 1. No traffic shall be generated by a home occupation in greater volumes than would normally be expected in a residential neighborhood. The need for off - street parking spaces shall not exceed more than three off - street parking spaces for home occupation at any given time, in addition to the parking spaces required by the residents. 2. No more than one nonresident employee shall be allowed to work on the premises. Nonresident employees who work off premises may be allowed to visit the premises. If an on- site employee is parking on site, off -site employees shall not leave their vehicles on site. If there is no on -site employee vehicle parked on site, one off -site employee vehicle may be parked on site. 3. No vehicle associated with the home occupation, including customers or employees, shall be parked on the street or block sidewalks or public easements. Private vehicles used by the residents shall not be included in this requirement. 4. An area equivalent to no more than twenty (20) percent of each level of the house, including the basement and garage, • shall be used in the conduct of a home occupation. 5. There shall be no change visible off premises in the outside appearance of the building or premises that would indicate the conduct of a home occupation, other than one sign meeting the requirements of the City sign code. 6. No more than 20% of business income shall come from the sale of products produced off site unless approved by the City Council. 7. No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses off the lot. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises, or causes fluctuations in line voltage off the premises. 8. There shall be no fire, safety or health hazards. 9. A home occupation shall not include the repair of internal combustion engines, body shops, machine shops, welding, ammunition manufacturing or other objectionable uses as determined by the City. Machine shops are defined as places • where raw metal is fabricated, using machines that operate on more than one hundred twenty (120) volts of current. 10 Attachment 6 10. grro ndunds fforlr thhe denial or revocation of the h home c occupation gos o te license. 11. The City may waive any of these requirements if the home occupation is located at least three hundred fifty (350) feet from the property line of an adjacent residence. 12. The City Council may add any additional requirements that it deems tion be compatibletwith nearbyilandf home uses. occupa homeocc.app 11 • MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: Preliminary Plat Revision LOCATION: Southwest Corner of Century and Ivy Avenues APPLICANT /OWNER: Ed Cave and Sons, Inc. PROJECT TITLE: Caves Century 5th Addition DATE: November 15, 1989 SUMMARY INTRODUCTION The applicant is requesting the approval of a revised preliminary plat. The approved plan is for 10 double dwellings and the applicant is now proposing a plat with 11 single dwellings and 2 double dwellings. Please refer to the plans on pages 6, 7 and 8. BACKGROUND April 27, 1987: The City Council approved the preliminary plat for Cave's Century Fifth Addition, subject to the following conditions being met prior to final plat approval: • 1. Final approval of drainage, utility and grading plans by the City Engineer. 2. Submittal of a developer's agreement, with required surety, for the required public improvements. April 25, 1988: The City Council renewed the preliminary plat for one year. April 20, 1989: The City Council renewed the preliminary plat for one year. DISCUSSION The proposed plat would substitute 2 double- dwellings (4 units) and 11 single- dwelling units for 10 double- dwellings (20 units). This proposal would reduce the number of units approved for this site and provide a style of housing more consistent with adjacent single and double dwellings. All city codes and policies would be met. The street and utilities have been constructed and are completed. The site has been graded in preparation for home construction. • • RECOMMENDATION Approve the revised preliminary plat for Cave's Century Fifth Addition subject to the following conditions being completed before final plat approval: 1. Submittal of a developer's agreement, with required surety, for the required public improvements. 2. Deed restrictions shall be recorded against the title of each double - dwelling lot or a home owners' association agreement shall be recorded concurrently with the Cave's Century Fifth Addition plat to include, but not be limited to, the following requirements (required by Section 30 -16 (b) of the City Code): a. Each double - dwelling structure shall have a uniform exterior appearance in terms of color, design and maintenance. b. If one unit is burned or destroyed, it shall be reconstructed in a uniform appearance, and if both units are burned or destroyed, minimum lot widths shall prevail for a single - family home. A double dwelling may be rebuilt meeting the original conditions of this section. • c. Any disputes shall be submitted to binding arbitration according to the rules of the Minnesota Arbitration Association. • 2 • REFERENCE SITE DESCRIPTION Gross Area: 5.1 acres Net Area: 3.6 acres Existing land use: undeveloped home sites around a cul -de -sac street. SURROUNDING LAND USES North: Rolling Hills Mobile Home Park East: Century Avenue and Oakdale South: Century East Apartments West: A double dwelling and five single dwellings in Cave's Century Second Addition PLANNING Land use plan designation: RM, residential medium- density Zoning: R2, Single and Double Dwelling • Attachments 1. Location Map 2. Property Line /Zoning Map 3. Existing Preliminary Plat 4. Proposed Development Plan 5. Proposed Grading Plan kenrmemo7 3 • 1 NORTH SAINT PAUL I s .113 I 1 120 n � — � �/ � NOLLO Y AV a IS 1 4 P ' Sri I . / W f' t I t s ., I n ,. t ammo �®�1 ai s L j aS Ra1 I A RIPLEY = AV ( wN C►l y KINGSTON i i' F • _ ►RIC A 0 Y v 0 lima I i ) • 4I a 0 lAR ►[ NT AV /4.1 11 1 1 G 0 o 65 T29N,R22w. IDAHO AV 11113 17 F O I 2424 t i n 7 ,_ (1) (U CURRIE ST ''cc////,,�� q R KA AV (2) MYRTLE CT I S .0'f '''.1°. � 4 RI OR 3 PINE TREE OR (2) �Y l 1 4 � i 4 DI CNYI£W OR W 1440N. ! 1 DNA_ O ► N�. OAKN LJA 6 PINE TREEDR • CD 6 DIRCM TREE DR — C' ANGEL 7 ROLLING MILLS OR 1 ANTELOPE WY 1 ANBERJACK LA tt HI CK= I ! DEAVEROALE NO O IVY — AV 8 4 IOICAT LA ELKHEARTLA 9 COUGAR LA 1,5 4N- o 1- E yv � �n 4BI _ 1 I Ti s • �_ .t 1 -rip L NORNE Ok. 1200 • N. I � , 1 , i i�N , . ..... J I 1 o MA SNOL AV 4 V rs t e J INA -� / J S C 't iii u ASE AV ESTER AV 960N. ` - c . 0 " 0 0 to BRAND two. LA AV s i . 10 jr ! SE tom ST . E. �YEN�>! 7 ' Y � � l 720 N . , MINNENANA V ! = AV 1 1 ›. �, 1. 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"y lto sr 2 1 = Ili 71 e, 7. p an sl C • L •tiI•• — 420.08 — P4 28 57'00 "E � :00 I •N le • 1 L Or1• LM 0 202511 725.•7 N•1 0 IM 2E IM 0l 125 221/• of 2K. 24 J M 2 I 1 1 I s� !E CIr1a •1 Sec 24,T 29, •.77 (11M007 Cows Coto 025 II0 ~ 1 0 0002500 010 1122110422 201 SCALE• I N . rEE �- •-'" ° ""'"" OMNI PRELIMINARY L•w101 Y a. 200100.01 •00.101 I 1160.0 • se w •1 2001100 24, 90•0001 22 OWN, I 4 I.r ••• 4 . •.. 1 j WI 2 0 0 2 0 22 Not ■ Fit fry...J 0. 1 J . MIDWEST . Land cs.rvevors £ rIvIl Enitineen. Inc. • • • 0 t ip PROPOSED D PLAN N 7 ATTACHMENT 4