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Home My WebLink About2020-06-16 PC Packet Meeting is also available on Comcast Ch. 16 and streaming via maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION Tuesday, June 16, 2020 6:30 PM Held Remotely Via Conference Call Dial 1-888-788-0099 When Prompted Enter Meeting ID: 958 5065 2959# No Participant ID, Enter#When Prompted A. Call to Order B. Roll Call C. Approval of Agenda D. Approval of Minutes 1. May 19, 2020 E. Public Hearing F. New Business 1. North End Zoning District G. Unfinished Business H. Visitor Presentations I. Commission Presentations 1. June 8, 2020 city council meeting a. New Elementary School, 2410 Holloway Avenue East J. Staff Presentations K. Adjournment ***A quorum of the Community Design Review Board may be present at this meeting*** WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: 1. The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. 2. Staff presents their report on the matter. 3. The Commission will then ask City staff questions about the proposal. 4. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 5. This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium and speak clearly. Give your name and address first and then your comments. 6. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 7. The Commission will then discuss the proposal. No further public comments are allowed. 8. The Commission will then make its recommendation or decision. 9. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. "Welcome to the meeting of the Maplewood Planning Commission. It is our desire to keep all discussions civil as we work through difficult issues tonight. If you are here for a Public Hearing or to address the Planning Commission, please familiarize yourself with the Policies and Procedures and Rules of Civility, which are located near the entrance. At the podium please state your name and address clearly for the record." Revised: 02/18 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, MAY 19, 2020 7:00 P.M. (THIS MEETING WAS HELD REMOTELY VIA CONFERENCE CALL) A. CALL TO ORDER A meeting of the Commission was called to order at 7:02 p.m. by Chairperson Arbuckle. B. ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Absent Tushar Desai, Commissioner Present John Eads, Commissioner Present Allan Ige, Commissioner Present Lue Yang, Commissioner Present Staff Present: Michael Martin, Assistant Community Development Director Jeff Thomson, Community Development Director C. APPROVAL OF AGENDA Commissioner Desai moved to approve the agenda as submitted. Seconded by Commissioner Yang. Ayes —All The motion passed. -- ,P- D. APPROVAL OF MINUTES Commissioner Desai moved to approve the April 21, 2020, PC minutes as submitted. Seconded by Commissioner Eads. Ayes —All The motion passed. E. PUBLIC HEARING 1. 7:00 p.m. or later: New Maplewood Elementary School, 2410 Holloway Avenue East a. Conditional Use Permit Resolution i. Assistant Community Development Director, Michael Martin gave the report on the Maplewood Elementary School, 2410 Holloway Avenue East and answered questions of the commission. ii. Randy Anderson, ISD 622, 2520 East 12th Avenue, North St Paul, addressed and answered questions of the commission. iii. Sean Kelly & Sal Bagley, Wold Architects, 332 Minnesota Street, Suite W2000, St Paul, addressed and answered questions of the commission. May 19, 2020 1 Planning Commission Meeting Minutes PC Packet Page Number 1 of 18 Chairperson Arbuckle opened the public hearing. 1. Kathleen Johnson on Lakewood Drive addressed the commission about the street conditions and asked if this project could wait until the roads are reconstructed. She also asked how decisions were made regarding placements of things on the property. Chairperson Arbuckle closed the public hearing. Commissioner Desai moved to approve the resolution in the staff report for a conditional use permit for a new elementary school to be constructed at 2410 Holloway Avenue East. 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would not exceed the design standards of any affected street. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Seconded by Commissioner Ige. Ayes - All The motion passed. This is proposed to go to the city council June 8, 2020. 2. 7:00 p.m. or later: Maple Ridge Convenience Store, 2501 White Bear Avenue a. Conditional Use Permit Resolution i. Assistant Community Development Director, Michael Martin gave the report on the Maple Ridge Convenience Store, 2501 White Bear Avenue for the Conditional Use Permit Resolution and answered questions of the commission. ii. Brittney Finch, Slate Asset Management, property owner Chairperson Arbuckle opened the public hearing. Nobody requested to address the commission during the meeting. Chairperson Arbuckle closed the public hearing. May 19, 2020 2 PC Packet Page Number 2 of 18 Planning Commission Meeting Minutes Commissioner Yang moved to approve the resolution in the staff report for a conditional use permit for a planned unit development and a motor fuel station at 2501 White Bear Avenue. 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would not exceed the design standards of any affected street. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Seconded by Commissioner Desai. Ayes - All The motion passed. w This is proposed to go to the city council June 8, 2020. F. NEW BUSINESS 1. Sale of City-Owned Property at 2501 Londin Lane East a. Community Development Director, Jeff Thomson gave the report on the Sale of City- Owned Property located at 2501 Londin Lane East and answered questions of the commission. Commissioner Desai moved to approve the resolution in the staff report finding that the sale of publicly-owned property at 2501 Londin Lane East is consistent with the city's 2040 Comprehensive Plan. Seconded by Commissioner Eads. Ayes - All The motion passed. G. UNFINISHED BUSINESS None. May 19, 2020 3 Planning Commission Meeting Minutes PC Packet Page Number 3 of 18 H. VISITOR PRESENTATIONS None. I. COMMISSION PRESENTATIONS 1. May 11, 2020 City Council Meeting a. Maplewood Senior Living, 1818 Gervais Court East i. Assistant Community Development Director, Michael Martin gave the update on the Maplewood Senior Living proposal at 1818 Gervais Court East which was approved by the city council. It also requires approval from the Met Council. J. STAFF PRESENTATIONS None. K. ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 8:10 p.m. May 19, 2020 4 PC Packet Page Number 4 of 18 Planning Commission Meeting Minutes PLANNING COMMISSION STAFF REPORT Meeting Date June 16, 2020 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Michael Martin, AICP, Assistant Community Development Director PRESENTER: Michael Martin, AICP, Assistant Community Development Director AGENDA ITEM: North End Zoning District Action Requested: ❑ Motion ✓ Discussion ❑ Public Hearing Form of Action: ❑ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation Policy Issue: As part of the implementation of the 2040 Comprehensive Plan, the City is working with HKGi to make needed updates to the City's zoning and subdivision ordinances. The primary focus of these efforts is supporting the implementation of the three mixed-use districts identified in the Comprehensive Plan and the creation of standards to implement the North End Vision Plan that was developed as a follow-up to the Comprehensive Plan. Recommended Action: No action requested at this time. Please review the memo attached to this report from HKGi. Fiscal Impact: Is There a Fiscal Impact? ✓ No ❑ Yes, the true or estimated cost is $0. Financing source(s): ❑ Adopted Budget ❑ Budget Modification ❑ New Revenue Source ❑ Use of Reserves ❑ Other: N/A. Strategic Plan Relevance: ❑ Financial Sustainability ❑ Integrated Communication ✓ Targeted Redevelopment ❑ Operational Effectiveness ❑ Community Inclusiveness ❑ Infrastructure & Asset Mgmt. The city's 2040 Comprehensive Plan calls out the North End region of Maplewood as an area of opportunity to do additional planning in order to help this important part of the city stay healthy. The 2040 plan states the city should: Complete a subarea plan or district plan for the Maplewood Mall area, to help define the following: a. Expectations regarding anticipated mixes of land uses on a block by block basis. b. Expectations regarding urban design principles guiding redevelopment in the area. PC Packet Page Number 5 of 18 c. Opportunities for connections and synergy with the HealthEast St. Johns campus and surrounding supportive health care facilities. d. Improvements to support pedestrian, bicycling, and transit connectivity, particularly the METRO Rush Line stations. e. Further definition of implementation tools and steps to be completed, to support redevelopment and revitalization. As referenced above, a district plan was developed and adopted. Now the City's zoning code needs to be updated to support this work. Background Please review the attached memo and maps prior to the June 16, 2020 Planning Commission Meeting. Attachments 1. HKGi memo — Input regarding development standards and the North End Form Based District 2. Mixed Use Areas in 2040 Comprehensive Plan - Maps PC Packet Page Number 6 of 18 Attachmment 1 Hoisington Koegler Group Inc. MQ 0n Creating Places that Enrich People's Lives DEVELOPMENT CODE UPDATE TO: City of Maplewood Planning Commission FROM: Rita Trapp and Laura Chamberlain, Consulting Planners DATE: June 8, 2020 SUBJECT: Input regarding development standards and the North End Form Based District MEETING DATE: June 16, 2020 As part of the implementation of the 2040 Comprehensive Plan, the City is working with HKGi to make needed updates to the City's zoning and subdivision ordinances. The primary focus of these efforts is supporting the implementation of the three mixed-use districts identified in the Comprehensive Plan and the creation of standards to implement the North End Vision Plan that was developed as a follow- up to the Comprehensive Plan. Development Standard Review City Staff and the consultants evaluated the City's zoning and subdivision code to identify potential barriers to the implementation of the mixed-use districts identified in the Comprehensive Plan. As reference, the following are the mixed-use districts identified in the Comprehensive Plan: District No.Districts Density Uses MU-N 14 8 to 31 u/a Small scale building,commercial retail or service, office,medium to high density housing MU-N HD 1 25 to 50 u/a Small scale building,commercial retail or service, office,medium to high density housing with higher density to support transit MU-C 6 25 to 50 u/a Community/regional serving commercial,offices, and high density housing Relative to mixed use, one of the notable changes from the 2030 Comprehensive Plan to the 2040 Comprehensive Plan is in terms of allowed density.The 2030 Comprehensive Plan only identified densities up to 31 units an acre, while the 2040 Comprehensive Plan has two districts that allow 25 to 50 units an acre. For these districts, the current zoning standards related to building height, setback and parking are of concern. The consultant team would like to explore with the Planning Commission how standards could be modified to better support higher densities in the MU-N HD and MU-C areas. Hoisington Koegler Group Inc. 123 North Third Street,Suite 100,Minneapolis,Minnesota 55401 (612)338-0800—www.hkgi.com PC Packet Page Number 7 of 18 Attachmment 1 Planning Report—Development Code Update—June 8, 2020 One potential barrier for higher density development is building height. Currently city code allows height greater than 35 feet only through a CUP. This requirement of a CUP adds cost and time to developers in developing their project. The two apartment buildings in Frost English Village, for example, both needed a CUP because the buildings were 4 stories in height. Given that the MU-N HD and MU-C districts allow densities of 25 to 50 units per acre, rather than the current mixed-use district's density range of 8 to 31 units per acre, this height limit of 35 feet may be problematic in encouraging mixed use to occur in these higher density areas. The Planning Commission is asked to consider allowing taller buildings, such as up to 6 stories, in the MU-N HD and/or MU-C districts. The City also relates its setbacks to building height when a district is adjacent to single-family residential. Currently, an additional two feet of setback is needed for every foot of building height over 35 feet. Given the intention of creating denser areas in the MU-N DC and/or MU-C districts, it may be appropriate to relax this requirement. An approach could be to eliminate this requirement for this district; to reduce the amount of setback needed; to require the upper floors of buildings be setback more than the lower floors when they are taller than 35 feet, or a combination of these approaches. The consultant team would also like to discuss the current parking standards for uses in the mixed-use district as the standards are based on a typical, auto-oriented pattern rather than accounting for nearby transit. Many of the mixed-use districts guided as MU-N HD and MU-C districts in the 2040 Maplewood Comprehensive Plan are within a half mile of either the planned Metro Gold Line BRT stations or the Metro Rush Line BRT stations. Because of their proximity to transit investments, their anticipated mix of uses, and other emerging transportation trends such as rideshare and shared- mobility, it may be appropriate for parking standards to be reduced in these areas. North End Vision Plan Implementation A particular area of focus of the code amendments is on the creation of a North End Form Based District. As an implementation element of the 2040 Comprehensive Plan, the City of Maplewood completed the North End Vision Plan in late 2019. A full version of the Plan is available here: https://www.maplewoodmn.gov/1877/North-End-Vision-Plan The North End Vision Plan established the following Vision Statement and Goals for the area: North End Vision Statement: The North End is a local and regional economic activity center characterized by a diverse mix of sustainable land uses, where people of all background can safely and easily come from near and for to gather for purposes of obtaining goods and services, wellness, work, recreation, socialization, learning, and living 2 PC Packet Page Number 8 of 18 Attachmment 1 Planning Report—Development Code Update—June 8, 2020 North End Goals: 1. Promote redevelopment that brings people to the North End 2. Enhance multimodal mobility throughout the North End 3. Better connect the North End to the region 4. Strengthen the North End as a hub for healthcare & wellness 5. Create more unique experiences for visitors 6. Capitalize on an increasingly diverse population 7. Create design guidelines for the North End Vision Plan Recommendations The Vision Plan presented the following Long-Term Vision Plan that achieves the Vision Statement and Goals. Long-Term Vision Plan y y 1 QDi1MTrRQJ)EA5T -0 4 1 IAff. • :' 7LI(P 4 1 {7{ ��.� � .y„�.��, r Li w^ 1 � * 7�+�.i q,., _ _ _ .ts�+I.l�il'�E :• '{ 'T ,i _— —w11-�:f".f. "- °I . _ $ �ti �r� �r i•S�i ey"ry- •"-i<µIs RAMSEY COUNTY7, +! .r"?a r �'LIBRARY IVAPLEWOOC h ' 'w d i y i C Cjf ' ST JO HN`5 BOUIEVARO k Proposed ` COST(D ' Fedesfrian MAPLE .,,• K all _ Budge HEIGHTS 5Y.JOHPJ'5 ° �e'§]S +^• "MET /It '�E PARK .. fIAN DENTE r k�•+.� 4e.00m 4114 r �.r� s:� 6a � CJI_# BEAM AVE. el 'This graphic is a vision plan,and NOT meant in show specific development MARKHAN3 NORTH rLLr fE recommendations or proposals. POND HAZELWOOD 0 xoo aoa eo6 izao 16. j 7 PARK FIGURE 05-4 Long-Term Vision Plan LEGEND Rush Line BRT 0 Green Space/Park Mixed Residential-Commercial (Proposed R&iined Routing) 0 PIa1a Dmce O Potential Rush Line BRT Station ENVISIONED DEVELOPMENT Hotel 0 Existing Buildings Q Residential "P Parking Ramp 0 Enhanced Crosswalks -Retail/Commerda€ ® Su mace Parking �Water Feature 0.5 Mile Station Bu,er 3 PC Packet Page Number 9 of 18 Attachmment 1 Planning Report—Development Code Update—June 8, 2020 Vision Plan Implementation The North End Vision Plan established the following immediate actions for the City of Maplewood to undertake: - The City of Maplewood should use the included design guidelines to support the recommendations of the Vision Plan. The design guidelines can be part of a cohesive set of zoning recommendations that can be adopted by the City or as a special set of standards that can be included as part of an overlay district - Use the Vision Plan to guide land use and amend the zoning ordinance to best support desired future development in the North End Shift from Use-Based Zoning to Form-Based Zoning The design guidelines established within the Vision Plan emphasize a shift for the North End area from use-based standards to form-based standards. This means that individual uses (retail, office, hotel, townhomes, apartments) could be mixed together, on the same block or on the same parcel, and the mix of uses doesn't necessarily dictate the feel of the area. Instead it is the form of the buildings, roads and public spaces that influence the "feel." For example, the standards may ensure that buildings are nearer to the street and parking is located behind buildings, and that main entrances to buildings are off of the sidewalk/street frontage rather than from parking lots. The approach for establishing the North End form-based zoning district involves: • Create a Regulating Plan of the Area o The regulating plan is essentially an overview map that will establish a hierarchy of street types within the area. o Each street type will have a different function and form associated with it, and may even have different mix of uses. For example: ■ one street-type may be more focused on encouraging pedestrian activity by having standards that make the street pleasant to walk down, such as buildings close to the sidewalk, with entrances along the street and lots of windows on the ground floor; ■ another street-type may be more focused on connecting regional drivers coming into the area to a parking garage, so the form will be more focused on how to balance different modes of transportation and limit the number of curb cuts to decrease the number of conflict points • Draft Form Standards for each Street Type o Form standards can include everything from building placement to architectural details; 4 PC Packet Page Number 10 of 18 Attachmment 1 Planning Report—Development Code Update—June 8, 2020 o Note that any elements from the Vision Plan which are not made into a standard of the zoning district will still continue as guidelines for the area • Prepare Ordinance Language —this will be the last phase of the process, taking the regulating plan and form standards that we establish and put it into a format that is usable for the City and public At the Planning Commission meeting we will provide an overview of the form-based approach to zoning and walk through how it can be applied to the North End. We will also review what elements help create walkable neighborhoods. We will then use this information to discuss the street network of the area and establish street types. These street types will give us a clear direction for the Regulating Plan, which will be the foundation of the form based district. 5 PC Packet Page Number 11 of 18 Attachment 2 Mixed Use Areas in 2040 Comprehensive Plan VADNAIS WHITE BEAR HEIGHTS LAKE - - COUNTY ROADLDE 61 d¢ LLYDIAAVE i �Oy r¢ ¢j RO - BEAM AVE 0 m PICLITTLE CANADA y�'� + o p C-.OU NTY F?( E0 • x H I Y 13 Q ROSEVILLE • iUZse NORTH z � ST. PAUL • ¢ O� COUNTY ROAD B E' a � ` ROSE L�AWN AVE E �P • "'D~' a� FROST AVE HOLLOWAY a> AVE va • _.� FFA ! � �..Ci°QPJ �,..,,�. L-ARPENTEnRLA.�VE E IU�f] OAKDALE z 04 E V,I 8 � u F� O f :3 sa "KI z �PA�RF n 5I � 4 F AIL x 0 z.__CONWAY-AVE. City Boundary ST PAUL _ G Q Change Areas 4~�' osoti Q Change Areas Q Vacant Parcels Future Land Use UPPER AFTON RD Rural/Low Density Residential a Low Density Residential Medium Density Residential Egq 0 High Density Residential �qo Mixed Use-Neighborhood Mixed Use-Neighborhood High Density Commercial Mixed-Use-Community LINWOOD AVE WOODBURY Public/Institutional Employment HIGHWOOD AV utility Open Space = Park z V ROW c CARIVERANE� v Water cz O0 1 2 Miles - - ' yF P 0 PC Packet Page Number 12 of 18 Attachment 2 2019 Maplewood Zoning VADNAIS WHITE BEAR HEIGHTS A K E %®■/�l�J � �LY•DIA AVEE �A will ON-i ii 1�� g> R' „BEAM VVE g w LITTLE CANADA COUNTY ROAD(7E d7i a ��j i rd ROSEVILLE I %r `rO I I '' ,�- %�� NORTH �� _ �■, ST. PAUL w 36 ;■ �I ' S - z o. / :1 V � ~" ¢ Off/ '~" COUNTY ROAD B E ANI r z N � FO Off ¢ ID Z, ler w N ROSIEILAWNI AVE E 1 -FRT1_E'A 43 P�'� � ..IiO AV Y z II /'L'A'PENTE -AVE Illlia■ OAKDALE / r ��•00 j A Q. z I -11 w 1119 Q 2 1 City Boundary Zoning v w osp-Open Space/Park PAUL H f-Farm Residential _ °Soti re40-Residential Estate-40,000 sq.ft. re30 -Residential Estate-30,000 sq.ft. ri(r)-Rural Single Dwelling UPPERFTON RD ri-Single Dwelling ris-Small Lot Single Dwelling r2-Double Dwelling L,W& q z r3-Multiple Dwelling �°�a° pud-Planned Unit Development nc-Neighborhood Commercial Ibc-Limited Business Commercial bc-BusinessCommercial LINWOODAVE - WOODBURY bcm-Business Commercial Modified �• i = sc-Shopping Center HIGHWOOD AVE co-Commercial Office o mi-Light Manufacturing = m2-Heavy Manufacturing mu-Mixed Use � ' CARVER AVE/ na O z 0 1 2 Miles I 1 I 1 I PC Packet Page Number 13 of 18 Attachment 2 M U - N HD Mixed Use Area : D Existing Land Use Current Zoning co�= Skillman Avenue killmanAvenue or s ShN �� . r ShNe E Ryan Avenue �r Ryan Avenue 9.vin. ^FROST A,V FROST AVEry w r ; ■ w r Summer Avenue �111��1111111■ 1 � =■ � 1 ■■ = FrisbieAvenue X111■11 1111 N■ ■■�� _ ]II■■11 ��---I �1 iv� ■ Y Ripley Avenue o „■ ■ LL11, I,T� Ripley Avenue o 0 350 700 1,400 2,100 2,800 Feet N I i I i I i I i I Existing Land Use Institutional Zoning f M1 ris Ml r3 na Vacant Industrial Single Family Residential Open Space osp ri M1 r2 Ml mu Manufactured Housing Park Park Multi-Family Residential ROW Commercial R11 Number of Parcels 36 w e 23.9 1 ' — i .— I80o 0 rz R . R a - 20% � - 3- ,-• A 0.8 - 25-50 Assumed%Developed by 2040 80% �� r�lr�r�ti�� . � � ■ V PC Packet Page Number 14 of 18 Attachment 2 MU - C Mixed Use Area : A Existing Land Use Current Zoning R U�MIR ROAD C�UNTY ROAD B E UMdi OAD C�UNTY ROAD/B E ?Sl• Skillman Aven : Skillman Avenue 2S Mount o Mount Vernon Avenu ' Y Vernon Avenue Downs Aven Downs Avenue r � r7■� R--fL--AWN AVE W RO ELA N EE R=-EL--AWN E W ROSELAWN AVE E E 2 Bellwood F= 2 Bellwood (7 Avenue 05 Avenue Ce m Summer Ce m Summer SV Fenton Avenue Str Fenton Avenue Avenue z 9�d Avenue z A z o z rn Sim Kingston Avenue yes Kingston AvenueCD Z lLAr.RPENTEUR 0 N LARPENTEUR lLAr.RPENTEUR c7 N TLARPENa AVE�W AVE E "T w AVE E 0 500 1,000 2,000 3,000 4,000 Feet I t I t I t I t I Existing Land Use Commercial Zoning r1 = r3 na Vacant Institutional f r2 = be Single Family Residential Open Space Multi-Family Residential ROW — C•QUMT�YRO-A COUNTYR-A• BE - _ •- of Parcels 25 W BTotal Acres(Gross) 85.9 AssumedAssumed%Residential 130% Non-Residential 1[70% Assumed FAR 1[ 0.5 r 25-50 Assumed%Developed by 2040 50%Y _ I I RQSELA NAVE'W R==ELAN/NAUE.E ^L��T�E�UR �' i � ■ 'LARPEE-Mi E�U�ft'. AVE W AVV-ESE PC Packet Page Number 15 of 18 Attachment 2 MU - C Mixed Use Area : B Existing Land Use Current Zoning ti O O d �o a Amir. ,ml LARPENTEUR AVE E LARPENTEUR AVE E 0 150 300 600 900 1,200 Feet I i I i I i I i I Existing Land Use AL Commercial Zoning r2 r3 be Vacant Open Space r1 Single Family Residential ROW Multi-Family Residential Number of Parcels 3' Total2.9 Assumed ' Residential ' 40% Assumed % Non-Residential 60% Assumed FAR 0.3 ' b - 25-50 Assumed % Developed by 2040 35% i a ri LARPENTEUR,AUE�E PC Packet Page Number 16 of 18 Attachment 2 MU - C Mixed Use Area : E Existing Land Use Current Zoning �EL — s � N G � ■ Gervais F1Avenuu..e 36 ■ 36 herrn herre�= venue venue N Court �. , N Court � vm Cnn Lark Avenue w � E ._E� Lark Avenue w � j _ E AMID- a COUNTY ROAD B E o S Laurie a COUNTY ROAD B E �'j %i 4J m Laurie m Road o o �'i m Road Leland Road e Sandhurst Leland Road� Sandhurst Avenue ¢ Avenue Junction Avenue mill Junction Avenue E Burke 1111 i a, g Burke -5° 6k,4t'enue Circle.1 1111 ,a Urk, venue Circle 0 500 1,000 2,000 3,000 4,000 Feet I t I t I t I t I Existing Land Use Institutional Zoning f r2 `�'/% pud na NQS Vacant Industrial ME Single Family Residential Open Space osp r1 r3 m1 Manufactured Housing Park Park Multi-Family Residential ROW Commercial Number of Parcels 40 Total Acres(Gross) 1[,90.3 5 1 Y Assumed%Residential ,;30% 11 r.J J Ill Assumed • •- J10% i .J ■ ♦ -• FAR 0.6 - `25-50 Assumed%Developed by 2040 50% 61 [err I, EIC171J- i °° u2r� .��■u� Iw ., t n UNTY-ROAD=B E �' D -CL Joh- �hi�° a_ •�� : -- r ! �. PC Packet Page Number 17 of 18 Attachment 2 MU -C Mixed Use Area : O Existing Land Use Current Zoning o � ``yG�s yG�s son oa 11� 0 11� o � � on oa �LudSon,o/ \\\ \Ludson \\\ o U o U m � Z m 2 1 Mayer Lane— Mayer Lane James .6 a James a Drive 2 Drive N N C L T � -O N za C T -O N (O T 0 i o LL ■ 0 i o LL �� IN =° UPPER AFTON RD � %= UPPER AFTON RD D 0 500 1,000 2,000 3,000 4,000 Feet N I i I i I i I i I Existing Land Use Institutional Zoning r1 be Single Family Residential Park f r3 m2 Multi-Family Residential ROW Commercial c Number of Parcels yG 17 r- 23.9 Assumed% Residential 50% Assumed% Non-Residential ui. 3.7 IR o ' Assumed FAR 0.5 25-501 Assumed% Developed by 2040 4 0, u. All 117°. ISI C• Rm 1 1 1 r 7• r :I !I I ' L 7 l — O.P_PER-AF=TON=RD PC Packet Page Number 18 of 18