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HomeMy WebLinkAbout2022 07-19 Planning Commission PacketMeeting is also available on Comcast Ch. 16 and streaming vod.maplewoodmn.gov AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, July 19, 2022 City Hall, Council Chambers 1830 County Road B East A.CALL TO ORDER B.ROLL CALL C.APPROVAL OF AGENDA D.APPROVAL OF MINUTES1.May 17, 2022 Planning Commission Meeting Minutes E. PUBLIC HEARING1.Capital Improvement Plan 2023-20272.Conditional Use Permit and Setback Variance Resolution, HAB Automotive, 47 CenturyAvenue North3.Conditional Use Permit Resolution, NeuroRestorative, 822 McKnight Road F.NEW BUSINESS1.Election of Officers (No Report) G.UNFINISHED BUSINESSNone H.COMMISSION PRESENTATIONS I.STAFF PRESENTATIONS1.Concept Plan Review, 3090 Southlawn Drive (No Report) J.VISITOR PRESENTATIONS – 3 minute time limit per person K. ADJOURNMENT 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 May 17, 2022 Planning Commission Meeting Minutes 1 MINUTES MAPLEWOOD PLANNING COMMISSION 7:00 P.M. Tuesday, May 17, 2022 City Hall, Council Chambers 1830 County Road B East A.CALL TO ORDER A meeting of the Commission was held and called to order at 7:02 p.m. by Chairperson Arbuckle B.ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Present Tushar Desai, Vice Chairperson Present John Eads, Commissioner Present Allan Ige, Commissioner Present Sheryl Sukolsky, Commissioner Absent Lue Yang, Commissioner Present Staff Present: Michael Martin, Assistant Community Development Director C.APPROVAL OF AGENDA Commissioner Ige moved to approve the agenda as presented. Seconded by Commissioner Yang. Ayes – All The motion passed. D.APPROVAL OF MINUTES 1. Approval of March 15, 2022 Planning Commission Meeting Minutes Commissioner Desai moved to approve the March 15, 2022 Planning Commission Meeting Minutes as submitted. Seconded by Commissioner Eads. Ayes – Arbuckle, Dahm, Desai, Eads, & Yang Abstain – Ige The motion passed. E.PUBLIC HEARING 1.Home Occupation License, Living Long Hair, 1973 Barclay Street Michael Martin, Assistant Community Development Director, gave the report on the Home Occupation License for Living Long Hair, 1973 Barclay Street and answered questions of the Commission. Chairperson Arbuckle opened the public hearing. D1 PC Packet Page Number 1 of 57 May 17, 2022 Planning Commission Meeting Minutes 2 Kristi Long, the property owner/applicant for Living Long Hair, 1973 Barclay Street addressed and answered questions of the commission. Maplewood Resident, Frances Juker, 1965 Barclay Street, spoke as a neighbor to the applicant. Ms. Juker requested to have the hours of operation 5:30 – 8:30 p.m., no weekends and by appointment only stated in the home occupation license documentation. The applicant address those concerns and didn’t think there were would be any issues. The commission did not think the stipulations needed to be included in the license. If there are issues in the future the city clerk can withhold the renewal of the home occupation license. Chairperson Arbuckle closed the public hearing. Commissioner Eads moved to approve the home occupation license for Living Long Hair Studio located at 1973 Barclay Street, subject to certain conditions of approval listed in the staff report. Seconded by Commissioner Desai. Ayes – All The motion passed. This item will go to the city council on June 13, 2022. 2.Conditional Use Permit Amendment and Setback Variance Resolution MG McGrath Inc., 1387 Cope Ave East Michael Martin, Assistant Community Development Director, gave the report on the Conditional Use Permit Amendment and Setback Variance Resolution for MG McGrath Inc., 1387 Cope Ave East and answered questions of the commission. Chairperson Arbuckle opened the public hearing. Applicant, Tim Sauro of MG McGrath Inc., 1387 Cope Ave East, addressed and answered questions of the commission. Chairperson Arbuckle closed the public hearing. Commissioner Desai moved to approve a resolution for a conditional use permit amendment and setback variance permitting exterior storage and a parking lot expansion for MG McGrath Inc.’s property located at 1387 Cope Ave East. Seconded by Commissioner Ige. Ayes – Arbuckle, Dahm, Desai, Ige, Yang Nay - Eads The motion passed. Commissioner Eads stated he was uncomfortable with the amount of exterior storage here. He felt the parking lot extension seemed to be pretty minor input for the employees satisfaction verses what they have worked out with the other business during the day. He disapproves the need for more asphalt and tree removal and other environmental concerns. This item will go to the city council on June 13, 2022. D1 PC Packet Page Number 2 of 57 May 17, 2022 Planning Commission Meeting Minutes 3 F.NEW BUSINESS None G.UNFINISHED BUSINESS None H.COMMISSION PRESENTATIONS None I.STAFF PRESENTATIONS None J.VISITOR PRESENTATIONS Maplewood Resident, Dianne Dahm, 1276 County Road C East had expressed her opposition to the proposed Purple Line BRT Project in Maplewood. K. ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 7:49 p.m. D1 PC Packet Page Number 3 of 57 THIS PAGE IS INTENTIONALLY LEFT BLANK PC Packet Page Number 4 of 57 CITY COUNCIL STAFF REPORT Meeting Date July 19, 2022 REPORT TO: REPORT FROM: PRESENTER: AGENDA ITEM: Melinda Coleman, City Manager Ellen Paulseth, Finance Director Ellen Paulseth, Finance Director Capital Improvement Plan 2023-2027 Action Requested: 9 Motion 9 Discussion տ Public Hearing Form of Action: ܆ Resolution տ Ordinance ܆ Contract/Agreement ܆ Proclamation Policy Issue: The Capital Improvement Plan coordinates the planning, financing and timing of major equipment purchases and construction projects. By law, the Planning Commission must review the CIP. The City Council will consider the adoption of the CIP along with the 2023 budget in December. The role of the Planning Commission is to ensure that the projects included within the plan are in alignment with the Comprehensive Plan and other planning processes.  Recommended Action: Staff recommends the approval of the draft Capital Improvement Plan by the Planning Commission. Fiscal Impact: Is There a Fiscal Impact? ܆ No 9 Yes, the true or estimated cost is $64,802,155 Financing source(s): 9 Adopted Budget ܆ Budget Modification ܆ New Revenue Source ܆ Use of Reserves ܆ Other: N/A Strategic Plan Relevance: 9 Community Inclusiveness 9 Financial & Asset Mgmt 9 Environmental Stewardship 9 Integrated Communication 9 Operational Effectiveness 9 Targeted Redevelopment An analysis of projected debt is included in the presentation, indicating the City’s ability to accomplish the recommended projects within the framework of the City’s existing debt policy.  Background: The City Council will hold a public hearing prior to adoption of the plan. The CIP will be available on the City’s webpage.  Attachments: 1. PowerPoint 2. List of CIP Projects by Department and Funding Source E1 PC Packet Page Number 5 of 57 DebtPlanning CommissionJuly 19, 2022E1, Attachment 1 PC Packet Page Number 6 of 57 Capital Improvement Plan Workshop Objectives•Ensure projects are in alignment with comprehensive plan and other planning processes E1, Attachment 1 PC Packet Page Number 7 of 57 Capital Improvement Plan ProcessCapitalNeedsIdentificationLongRangeStrategicPlanFundingSourcesIdentifiedFiveͲYearCIPPlanAnnualCapitalBudgetCIPImplementationE1, Attachment 1 PC Packet Page Number 8 of 57 Capital Improvement Plan FinancingVehicles and Equipment‰Pay-as-you-go (PAYG)‰Tax exempt leaseBuilding Improvements‰Building Funds‰DebtStreets and Infrastructure‰Debt‰Franchise Fees‰Local Government Aid‰Municipal State AidPark Improvements‰Park Dedication Fees‰DebtRedevelopment‰Tax Increment FinancingE1, Attachment 1 PC Packet Page Number 9 of 57 Capital Improvement Plan Guiding Principles•Council Priorities•Debt Reduction•Street Improvements•Leverage Local Government Aid (LGA)•Pay-As-You-Go•Sustainability•Economic Development•BalanceE1, Attachment 1 PC Packet Page Number 10 of 57 2023-2027 Capital Improvement Plan Timeline¾June 27, 2022 City Council CIP Workshop¾July 19, 2022 Planning Commission Hearing¾December 12, 2022 City Council CIP Hearing¾December 12, 2022 City Council CIP Adoption E1, Attachment 1 PC Packet Page Number 11 of 57 Purpose of the Capital Improvement Plan¾Capital Improvement Planning Document for 5 Years9Does not authorize expenditures9Council must authorize each item prior to spending¾Adoption Required to Issue Debt to Finance the Projects, § M.S. 475.521 E1, Attachment 1 PC Packet Page Number 12 of 57 2023–2027 Capital Improvement PlanSummary of CIP Projects by CategoryCategory2023 2024 2025 2026 2027 TotalBuildings265,000160,000250,000250,000250,0001,175,000Equipment1,442,7002,209,8001,354,3501,038,8501,004,0507,049,750Parks1,530,000930,0001,655,000405,000165,0004,685,000Redevelopment 100,0001,100,000100,0001,100,000100,0002,500,000Streets9,334,27110,177,0009,101,13411,300,0009,480,00049,392,405TOTAL 12,671,97114,576,80012,460,48414,093,85010,999,05064,802,155E1, Attachment 1 PC Packet Page Number 13 of 57 2023-2027 Street CIP Plans•Proposed CIP Miles for 2023-2027¾18.77 Miles of Proposed Street Constructionƒ13.9% of City Streets•Spot Paving¾Temporary Fix Until a CIP Project is Implemented¾Provide Relief and Increased Level of Service¾Add Annual Spot Paving to Pavement Management Practices¾Recommend $80,000/year from the SRF FundE1, Attachment 1 PC Packet Page Number 14 of 57 2023 Street CIP Projects•Myrtle/Sterling Area Street Improvements¾$4,130,000 (1.56 Miles)¾PCI rating 36/100•Woodlynn/Southlawn Area Pavement¾$4,860,350 (1.77Miles)¾PCI rating 43/100Total Miles of 2023 Street Improvements = 3.33 E1, Attachment 1 PC Packet Page Number 15 of 57 Other Major Projects 2023-2027•Gladstone Redevelopment•Park Upgrades (Goodrich in 2023)•Open Space Improvements•Nature Center Improvements•Facility Upgrades•Lift Station Upgrades•Rice Street (Ramsey County)•County Road C •White Bear Ave/Larpenteur (Ramsey County) E1, Attachment 1 PC Packet Page Number 16 of 57 Planning Commission Considerations¾Do the Projects Conform with the Comprehensive Plan and other Planning Processes?¾2023 Capital Improvement ProjectsE1, Attachment 1 PC Packet Page Number 17 of 57 Questions?E1, Attachment 1 PC Packet Page Number 18 of 57 DepartmentRequestTitleFY2023 FY2024 FY2025 FY2026 FY2027 TotalCommunityDevelopmentGladstoneRedevelopment1,000,0001,000,0002,000,000HousingReplacementProgram100,000100,000100,000100,000100,000500,000TotalCommunityDevelopment100,000 1,100,000100,000 1,100,000100,000 2,500,000ͲFireFireSquadReplacements59,00062,00065,00068,00071,000325,000Police&Fire800MHzRadiosReplacement90,00090,00090,00090,00090,000450,000GrassTruckReplacement85,00085,000LadderTruckReplacementͲͲFireEngine/TankerReplacement875,000875,000FireFightingTurnOutGear96,00096,000AmbulanceReplacement282,000287,000569,000EMSCardiacMonitorsReplacement214,000214,000TotalFire544,000 1,309,000442,000 158,000 161,000 2,614,000ͲParksandRecreationSolarPanelsandElectricVehicleChargingStationforWakefieldBuilding100,000100,000HazelwoodPark50,000500,000550,000PicnicSheltersinMaplewoodAreaNeighborhoods250,000250,000500,000MaplewoodNatureCenterImprovements100,000100,000FishCreekOpenSpace300,000300,000ParkMaintenanceandReͲInvestment1,000,0001,000,000HarvestPark300,000300,000ParkMaintenance&Reinvestment1,000,0001,000,000OpenSpaceImprovements50,00050,00025,00025,00025,000175,000ParkUpgradestoExistingParks130,000130,000130,000130,000140,000660,000TotalParksandRecreation1,530,000930,000 1,655,000405,000 165,000 4,685,000ͲPoliceSquadReplacement275,000275,000275,000275,000275,0001,375,000TotalPolice275,000 275,000 275,000 275,000 275,000 1,375,000ͲPublicWorksGoldLinePedestrianImprovements241,134241,134Case/MyrtleAreaStreetImprovements3,670,0003,670,000Jackson/SkillmanAreaStreetImprovements5,270,0005,270,000Unit620EmergencySewerPump63,00063,000Unit511SUV27,30027,300Unit516OneHalfTonTruck27,30027,300Unit645HalfTonTruck27,30027,300Unit541OneandOneͲHalfTonDumpTruck84,00084,000Unit732andUnit737:TwoToolcatWorkMachines94,50094,500Unit650OneandOneͲHalfTonDumpTruck97,65097,650CountyRoadB/IͲ35EStormWaterImprovements100,000100,000Unit643OneandOneͲhalfTonDumpTruck97,65097,650Unit714StreetSweeper256,200256,200Unit530SingleAxlePlowTruck252,000252,000ParkMaintenanceRoofReplacement160,000160,000SouthLegPavementRehabilitation2,560,0002,560,000CountyRoadCAreaImprovements8,960,0008,960,000Myrtle/SterlingImprovementProject4,130,0004,130,000WhiteBearAve/LarpenteurAveStreetImprovements907,000907,000CountyRoadDStreetImprovements170,000170,000McKnightTrafficSignalReplacement323,921323,9212023Ͳ2027ProposedCapitalImprovementPlanbyDepartmentE1, Attachment 2 PC Packet Page Number 19 of 57 DepartmentRequestTitleFY2023 FY2024 FY2025 FY2026 FY2027 TotalEastShoreDriveAreaStreetImprovements7,310,0007,310,000ProsperityRoadStreetImprovements6,280,0006,280,000Walter/BeamAreaPavement2,040,0002,040,000MaplewoodDr./CypressAreaPavement1,730,0001,730,000Woodlynn/SouthlawnAreaPavement4,860,3504,860,350RiceStreet520,000520,000Unit611andUnit531:Two1/2TonTrucks56,70056,700Unit654:ParkMaintenanceMachine44,10044,100Unit653andUnit545:TwoParkMaintenanceMachines88,20088,200Unit621HalfͲTonTruck27,30027,300Unit540OneandOneͲHalfTonDumpTruck94,50094,500Unit614OneandOneͲHalfTonDumpTruck63,00063,000Unit623CCTVTruck168,000168,000Unit717FrontEndLoader315,000315,000Unit536SingleAxlePlowTruck252,000252,000Unit71510,000lb.CapacityTrailer15,75015,750Unit642ThreeͲQuarterTonVan26,25026,250Unit539SingleAxlePlowTruck252,000252,000Unit512HalfͲTonTruck27,30027,300Unit500ThreeͲQuarterTonTruck57,75057,750Unit532SingleͲAxlePlowTruck252,000252,000PondCleaning/DredgingProjects110,000110,000220,000LiftStationUpgradeProgram20,00020,00020,00020,00020,000100,000PublicWorksSitePaving180,000180,000EmergencyGeneratorReplacement85,00085,000MunicipalFacilityUpgrades250,000250,000250,000750,000Unit658ParkMaintenanceMachine84,00084,000Unit710Backhoe/Loader210,000210,000TotalPublicWorks10,222,97110,962,8009,988,48412,155,85010,298,05053,628,155ͲTotalbyDepartment12,671,97114,576,80012,460,48414,093,85010,999,05064,802,155E1, Attachment 2 PC Packet Page Number 20 of 57 FundingSourceRequestTitleFY2023 FY2024 FY2025 FY2026 FY2027 TotalAmbulanceFundAmbulanceReplacement282,000287,000569,000EMSCardiacMonitorsReplacement214,000214,000TotalAmbulanceFund214,000282,000287,000ͲͲ783,000ͲBuildingFundParkMaintenanceRoofReplacement160,000160,000PublicWorksSitePaving180,000180,000MunicipalFacilityUpgrades250,000250,000250,000750,000TotalBuildingFund180,000160,000250,000250,000250,0001,090,000ͲCapitalImprovementFundSolarPanelsandElectricVehicleChargingStationforWakefieldBuilding50,00050,000Police&Fire800MHzRadiosReplacement90,00090,00090,00090,00090,000450,000ParkUpgradestoExistingParks130,000130,000130,000130,000140,000660,000TotalCapitalImprovementFund220,000220,000270,000220,000230,0001,160,000ͲEDAFundHousingReplacementProgram100,000100,000100,000100,000100,000500,000TotalEDAFund100,000100,000100,000100,000100,000500,000ͲEnvironmentalUtilityFundCase/MyrtleAreaStreetImprovements688,400688,400Jackson/SkillmanAreaStreetImprovements1,100,0001,100,000CountyRoadB/IͲ35EStormWaterImprovements100,000100,000SouthLegPavementRehabilitation256,000256,000CountyRoadCAreaImprovements1,873,0001,873,000Myrtle/SterlingImprovementProject835,400835,400EastShoreDriveAreaStreetImprovements1,591,0001,591,000ProsperityRoadStreetImprovements1,187,0001,187,000Walter/BeamAreaPavement204,000204,000MaplewoodDr./CypressAreaPavement173,000173,000Woodlynn/SouthlawnAreaPavement856,400856,400PondCleaning/DredgingProjects110,000110,000220,000SolarPanelsandElectricVehicleChargingStationforWakefieldBuilding50,00050,000TotalEnvironmentalUtilityFund1,691,8001,974,0001,493,0002,187,0001,788,4009,134,200ͲFleetFundUnit620EmergencySewerPump63,00063,000Unit511SUV27,30027,300Unit516OneHalfTonTruck27,30027,300Unit645HalfTonTruck27,30027,300Unit541OneandOneͲHalfTonDumpTruck84,00084,000Unit732andUnit737:TwoToolcatWorkMachines94,50094,500Unit650OneandOneͲHalfTonDumpTruck97,65097,650Unit643OneandOneͲhalfTonDumpTruck97,65097,650Unit714StreetSweeper256,200256,200Unit530SingleAxlePlowTruck252,000252,000Unit611andUnit531:Two1/2TonTrucks56,70056,700Unit654:ParkMaintenanceMachine44,10044,100Unit653andUnit545:TwoParkMaintenanceMachines88,20088,200Unit621HalfͲTonTruck27,30027,300Unit540OneandOneͲHalfTonDumpTruck94,50094,500Unit614OneandOneͲHalfTonDumpTruck63,00063,0002023Ͳ2027CapitalImprovementPlanbyFundingSourceE1, Attachment 2 PC Packet Page Number 21 of 57 FundingSourceRequestTitleFY2023 FY2024 FY2025 FY2026 FY2027 TotalUnit623CCTVTruck168,000168,000Unit717FrontEndLoader315,000315,000Unit536SingleAxlePlowTruck252,000252,000Unit71510,000lb.CapacityTrailer15,75015,750Unit642ThreeͲQuarterTonVan26,25026,250Unit539SingleAxlePlowTruck252,000252,000Unit512HalfͲTonTruck27,30027,300Unit500ThreeͲQuarterTonTruck57,75057,750Unit532SingleͲAxlePlowTruck252,000252,000Unit658ParkMaintenanceMachine84,00084,000Unit710Backhoe/Loader210,000210,000TotalFleetFund623,700625,800637,350605,850568,0503,060,750ͲG.O.BondsImprovementJackson/SkillmanAreaStreetImprovements2,139,6002,139,600CountyRoadCAreaImprovements4,930,8004,930,800Myrtle/SterlingImprovementProject2,024,2252,024,225EastShoreDriveAreaStreetImprovements3,821,2003,821,200ProsperityRoadStreetImprovements2,687,0002,687,000Woodlynn/SouthlawnAreaPavement851,895851,895TotalG.O.BondsImprovement2,876,1203,821,2002,687,0004,930,8002,139,60016,454,720ͲG.O.BondsTaxAbatementParkMaintenanceandReͲInvestment1,000,0001,000,000ParkMaintenance&Reinvestment1,000,0001,000,000TotalG.O.BondsTaxAbatement1,000,000Ͳ1,000,000ͲͲ2,000,000ͲG.O.BondsTaxIncrementGladstoneRedevelopment1,000,0001,000,0002,000,000TotalG.O.BondsTaxIncrementͲ1,000,000Ͳ1,000,000Ͳ2,000,000ͲMCCCapitalFundEmergencyGeneratorReplacement85,00085,000TotalMCCCapitalFund85,000ͲͲͲͲ85,000ͲMunicipalStateAidGoldLinePedestrianImprovements241,134241,134WhiteBearAve/LarpenteurAveStreetImprovements907,000907,000CountyRoadDStreetImprovements170,000170,000RiceStreet520,000520,000TotalMunicipalStateAidͲ907,000241,134170,000520,0001,838,134ͲParkImprovementFundHazelwoodPark500,000500,000PicnicSheltersinMaplewoodAreaNeighborhoods250,000250,000500,000MaplewoodNatureCenterImprovements100,000100,000FishCreekOpenSpace150,000150,000HarvestPark300,000300,000OpenSpaceImprovements50,00050,00025,00025,00025,000175,000TotalParkImprovementFund350,000800,000275,000275,00025,0001,725,000ͲPublicSafetyEquipmentFundFireSquadReplacements59,00062,00065,00068,00071,000325,000SquadReplacement275,000275,000275,000275,000275,0001,375,000GrassTruckReplacement85,00085,000LadderTruckReplacementͲͲE1, Attachment 2 PC Packet Page Number 22 of 57 FundingSourceRequestTitleFY2023 FY2024 FY2025 FY2026 FY2027 TotalFireEngine/TankerReplacement875,000875,000FireFightingTurnOutGear96,00096,000TotalPublicSafetyEquipmentFund515,0001,212,000340,000343,000346,0002,756,000ͲRamseyCountyFishCreekOpenSpace150,000150,000TotalRamseyCountyͲͲ150,000ͲͲ150,000ͲSRFSpecialAssessmentCase/MyrtleAreaStreetImprovements339,194339,194Jackson/SkillmanAreaStreetImprovements585,000585,000SouthLegPavementRehabilitation686,561686,561CountyRoadCAreaImprovements857,500857,500Myrtle/SterlingImprovementProject559,175559,175EastShoreDriveAreaStreetImprovements693,400693,400ProsperityRoadStreetImprovements482,000482,000Walter/BeamAreaPavement700,350700,350MaplewoodDr./CypressAreaPavement760,518760,518Woodlynn/SouthlawnAreaPavement832,692832,692TotalSRFSpecialAssessment1,391,8671,453,9181,168,5611,557,850924,1946,496,390ͲSanitarySewerFundCase/MyrtleAreaStreetImprovements238,900238,900Jackson/SkillmanAreaStreetImprovements597,000597,000SouthLegPavementRehabilitation128,000128,000CountyRoadCAreaImprovements700,000700,000Myrtle/SterlingImprovementProject276,900276,900EastShoreDriveAreaStreetImprovements590,000590,000ProsperityRoadStreetImprovements480,000480,000Walter/BeamAreaPavement102,000102,000MaplewoodDr./CypressAreaPavement86,50086,500Woodlynn/SouthlawnAreaPavement282,800282,800LiftStationUpgradeProgram20,00020,00020,00020,00020,000100,000TotalSanitarySewerFund579,700696,500628,000822,000855,9003,582,100ͲSt.PaulRegionalWaterCase/MyrtleAreaStreetImprovements412,800412,800Jackson/SkillmanAreaStreetImprovements596,400596,400CountyRoadCAreaImprovements254,700254,700Myrtle/SterlingImprovementProject240,000240,000EastShoreDriveAreaStreetImprovements260,400260,400ProsperityRoadStreetImprovements648,000648,000TotalSt.PaulRegionalWater240,000260,400648,000254,7001,009,2002,412,300ͲStreetLightFundMcKnightTrafficSignalReplacement323,921323,921TotalStreetLightFund323,921ͲͲͲͲ323,921ͲStreetRevitalizationFundCase/MyrtleAreaStreetImprovements1,814,2061,814,206SouthLegPavementRehabilitation1,412,6391,412,639ProsperityRoadStreetImprovements525,000525,000Walter/BeamAreaPavement972,450972,450MaplewoodDr./CypressAreaPavement658,082658,082Woodlynn/SouthlawnAreaPavement1,822,6631,822,663E1, Attachment 2 PC Packet Page Number 23 of 57 FundingSourceRequestTitleFY2023 FY2024 FY2025 FY2026 FY2027 TotalTotalStreetRevitalizationFund1,822,663658,0821,937,639972,4501,814,2067,205,040ͲWaterAreaFundCase/MyrtleAreaStreetImprovements176,500176,500Jackson/SkillmanAreaStreetImprovements252,000252,000SouthLegPavementRehabilitation76,80076,800CountyRoadCAreaImprovements344,000344,000Myrtle/SterlingImprovementProject194,300194,300EastShoreDriveAreaStreetImprovements354,000354,000ProsperityRoadStreetImprovements271,000271,000Walter/BeamAreaPavement61,20061,200MaplewoodDr./CypressAreaPavement51,90051,900Woodlynn/SouthlawnAreaPavement213,900213,900TotalWaterAreaFund408,200405,900347,800405,200428,5001,995,600ͲWatershedHazelwoodPark50,00050,000TotalWatershed50,000ͲͲͲͲ50,000ͲTotalbyFundingSource12,671,97114,576,80012,460,48414,093,85010,999,05064,802,155E1, Attachment 2 PC Packet Page Number 24 of 57 PLANNING COMMISSION STAFF REPORT Meeting Date July 19, 2022 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: Conditional Use Permit and Setback Variance Resolution, HAB Automotive, 47 Century Avenue North Action Requested:  Motion ☐ Discussion  Public Hearing Form of Action:  Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: Jesse Jacobson, of HAB Automotive, is requesting a conditional use permit and a setback variance to allow his auto maintenance garage business to be located at 47 Century Avenue North. Recommended Action: Motion to approve a resolution for a conditional use permit and a setback variance permitting an auto maintenance garage business to be located at 47 Century Avenue North. 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: ☐ Community Inclusiveness ☐ Financial & Asset Mgmt ☐ Environmental Stewardship ☐ Integrated Communication  Operational Effectiveness ☐ Targeted Redevelopment The city deemed the applicant’s application complete on July 8, 2022. The initial 60-day review deadline for a decision is September 6, 2022. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days if necessary to complete the review. Background: Jesse Jacobson, of HAB Automotive, is requesting approval of a conditional use permit (CUP) and a setback variance to permit an auto maintenance garage business. Auto maintenance garages require a CUP in the Business Commercial zoning district. The Business Commercial zoning district also requires that auto maintenance garages have a setback of at least 350 feet from any property the city is planning for residential use. Immediately to the west of this site are single-family homes. In 2020, the city approved plans for a dog daycare to operate within this building but the project did not move forward. E2 PC Packet Page Number 25 of 57 Conditional Use Permit In 1979 the city approved plans for the existing building to be constructed which was to house an auto parts store. An auto maintenance garage business was eventually added to the west side of the building. The previous auto maintenance garage business predated the current code requirements. The building has been vacant for several years, losing its nonconformance status and thus requiring a conditional use permit and variance in order to move forward with the current request. The applicant intends to use the site to perform mechanical repairs, calibrations, and diagnostics on vehicles that are already undergoing auto body repairs at one of their six Heppner's Auto Body & Glass locations. The applicant would keep the site and exterior of the building the same except for adding a chain-link fence to the south, and vehicle access gates to the north and south of the building to access the back lot. These gates will be setback from the front of the building. On the interior, the building will be broken into two distinct purposes. The rear (west) four service bays will stay the same for mechanical operations. The front two-thirds of the inside will be renovated to allow for a "clean room" for the calibration process that has a flat floor, open space, adjustable lighting, special paint, and non-reflective surfaces. The applicant also states that there will be no painting or auto body work performed at this location and that their hours will be 7:30 a.m. to 5:30 p.m. Setback Variance The Business Commercial zoning district requires auto maintenance garages have a setback of at least 350 feet from any property the city is planning for residential use. Immediately to the west of this site are single-family homes. A full 350-foot variance would be required in order for this project to move forward. Given the previous use of this site and building along with the applicant’s proposed use, staff is comfortable with approving the setback variance. Department Comments Engineering, Fire and Building No comments. Commission Review July 19, 2022: The planning commission will hold a public hearing and review this project. Citizen Comments Staff surveyed the 75 surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Staff did not receive any comments. Reference Information Site Description Campus Size: 0.96 acres Existing Land Use: Vacant Building E2 PC Packet Page Number 26 of 57 Surrounding Land Uses North: Century Ridge Apartments East: Century Avenue/Residential Homes in Woodbury South: Masala Restaurant, 27 Century Avenue South West: Single Family Homes on Mayhill Road Planning Existing Land Use: Mixed-Use - Community Existing Zoning: Business Commercial (BC) Attachments: 1. Conditional Use Permit and Setback Variance Resolution 2. Overview Map 3. 2040 Future Land Use Map 4. Zoning Map 5. Applicant’s Narrative 6. Site Plan E2 PC Packet Page Number 27 of 57 CONDITIONAL USE PERMIT AMENDMENT AND SETBACK VARIANCE RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 Jesse Jacobson, of HAB Automotive, has requested approval of a conditional use permit to allow an auto maintenance garage. 1.02 The applicant has also requested approval of a setback variance of 350 feet. 1.03 The property is located at 47 Century Avenue North and is legally described as: Lot 15 of Wright’s Garden Lots Subject to Rd and Subject to Rd Exemption North 725 feet and Exemption South 460 feet; Lot 15. (PIN 01-28-22-14-0104) Section 2. Standards. 2.01 City Ordinance Section 44-512(8) requires auto maintenance garages have a conditional use permit and a 350-foot setback from any property the city is planning for residential use. 2.02 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 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. E2, Attachment 1 PC Packet Page Number 28 of 57 9.The use would cause minimal adverse environmental effects. 2.03 Variance Standard. City Ordinance Section 44-13 refers to state statute which states a variance may be granted from the requirements of the zoning ordinance when: (1) the variance is in harmony with the general purposes and intent of this ordinance; (2) when the variance is consistent with the comprehensive plan; and (3) when the applicant establishes that there are practical difficulties in complying with the ordinance. Practical difficulties mean: (1) The proposed use is reasonable; (2) the need for a variance is caused by circumstances unique to the property, not created by the property owner, and not solely based on economic conditions. Section 3. Findings. 3.01 The proposal meets the specific conditional use permit standards. 3.02 The proposal meets the specific variance standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit amendment and setback variance requests. 1. On July 19, 2022, the planning commission held a public hearing. The city staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council _______ this resolution. 2. On August 8, 2022 the city council discussed this resolution. They considered reports and recommendations from the planning commission and city staff. Section 5. City Council 5.01 The city council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: 1.All construction shall follow the site plan approved by the City. 2.The proposed construction must be substantially started within one year of Council approval or the permit shall become null and void. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 4.There shall be no outdoor storage of any materials or equipment without approval of a revised conditional use permit by the City Council. 5.No vehicles shall be stored in the front of the building. 6.Parking spaces in front of the building shall be properly marked and maintained. Parking spaces are required to be 9 feet, 6 inches wide. E2, Attachment 1 PC Packet Page Number 29 of 57 7.The applicant shall submit a plan for staff approval to repair the trash enclosure on site. The trash enclosure shall meet all ordinance requirements. 8.The parking lot shall be repaired and kept clear of debris. 9.All utilities serving the site shall be connected and maintained safely and appropriately. 10.All signs require a separate sign permit and must meet city code requirements. 11.Any exterior improvements would require design approval. 12.A solid fence is required to be maintained and in place along the entire west property line. 13.The business shall not be open to the public between the hours of 11:00 p.m. and 6:00 a.m. __________ by the City Council of the City of Maplewood, Minnesota, on August 8, 2022. E2, Attachment 1 PC Packet Page Number 30 of 57 2680 2721 19 9 69 56 78 2670 70 22 16 28 22 424142 16 92 84 2689 47 2673 2709 2686 2692 2704 83 84 77 70 2715 2716 11 89 3434 15 21 48 28 63 27 56 47 55 33 64 64 27 48 2709 21 47 Century Avenue North City of Maplewood June 24, 2022 Legend !I 0 240 FeetSource: City of Maplewood, Ramsey County Subject Property E2, Attachment 2 PC Packet Page Number 31 of 57 2680 2721 19 9 69 56 78 2670 70 22 16 28 22 424142 16 92 84 2689 47 2673 2709 2686 2692 2704 83 84 77 70 2715 2716 11 89 3434 15 21 48 28 63 27 56 47 55 33 64 64 27 48 2709 21 47 Century Avenue North - Future Land Use City of Maplewood June 24, 2022 Legend !IFuture Land Use - 2040 Low Density Residential Mixed-Use - Community Public/Institutional Subject Parcel 0 240 FeetSource: City of Maplewood, Ramsey County E2, Attachment 3 PC Packet Page Number 32 of 57 2680 2721 19 9 69 56 78 2670 70 22 16 28 22 424142 16 92 84 2689 47 2673 2709 2686 2692 2704 83 84 77 70 2715 2716 11 89 3434 15 21 48 28 63 27 56 47 55 33 64 64 27 48 2709 21 47 Century Avenue North - Zoning City of Maplewood June 24, 2022 Legend !IZoning Single Dwelling (r1) Multiple Dwelling (r3) Farm (f) Business Commercial (bc) Subject Parcel 0 240 FeetSource: City of Maplewood, Ramsey County E2, Attachment 4 PC Packet Page Number 33 of 57 E2, Attachment 5 PC Packet Page Number 34 of 57 E2, Attachment 5 PC Packet Page Number 35 of 57 ,167$//1(: +&+$,1/,1.)(1&(,167$//1(:&+$,1/,1.)(1&(720((783:,7+(;,67,1*:22'35,9$&<)(1&((;,67,1*35,9$&<)(1&(5(3$,5$61(('('72%5,1*72/,.(1(:&21',7,21(;,67,1*%,780,1286(;,67,1*%,780,12861(: :6(&85,7<*$7(1(: :6(&85,7<*$7((;,67,1*%8,/',1*(;,67,1*%,780,1286(;,67,1*%,780,12865(675,3(3$5.,1*/27$65(48,5('%<&,7< 0,11(627$$&&(66,%,/,7<&2'( 6 352-(&7,1)250$7,215</$85//&3+($6$17/$1(1257+2$.6013SKLOJHU#U\ODXUFRP‹5</$85//&&/,(17,1)250$7,216+((77,7/('5$)7('5(9,(:('6+((7'$7($6&+(0$7,&6,7(3/$1-+$3+6&+(0$7,&6,7(3/$1+(331(56$872%2'<$''5(66&,7<67$7(+(331(56$872%2'<&(1785<$9(18(6287+0$3/(:22'01  6,7(3/$1758(1257+5(9,6,216&+('8/(12'(6&5,37,21'$7(E2, Attachment 6PC Packet Page Number 36 of 57 PLANNING COMMISSION STAFF REPORT Meeting Date July 19, 2022 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Elizabeth Hammond, Planner PRESENTER: Elizabeth Hammond, Planner AGENDA ITEM: Conditional Use Permit Resolution, NeuroRestorative, 822 McKnight Road Action Requested:  Motion ☐ Discussion  Public Hearing Form of Action:  Resolution ☐ Ordinance ☐ Contract/Agreement ☐ Proclamation Policy Issue: NeuroRestorative has proposed constructing a single-dwelling home at 822 McKnight Road to operate a residential rehabilitation group home for persons with neurological injuries. City code requires a conditional use permit for residential programs unless exempt from state law. To move forward with the project, the applicant has requested approval of a conditional use permit. Recommended Action: Motion to approve a conditional use permit resolution for a residential group home at 822 McKnight Road, subject to certain conditions of approval. Fiscal Impact: Is There a Fiscal Impact?  No ☐ Yes, the true or estimated cost is $ 0.00 Financing source(s): ☐ Adopted Budget ☐ Budget Modification ☐ New Revenue Source ☐ Use of Reserves  Other: n/a Strategic Plan Relevance: ☐ Community Inclusiveness ☐ Financial & Asset Mgmt ☐ Environmental Stewardship ☐ Integrated Communication  Operational Effectiveness ☐ Targeted Redevelopment The city deemed the applicant’s application complete on June 29, 2022. The initial 60-day review deadline for a decision is August 27, 2022. As stated in Minnesota State Statute 15.99, the city can take an additional 60 days if necessary to complete the review. Background: Project Overview NeuroRestorative (applicant) provides rehabilitation services for persons that have experienced a traumatic brain injury and currently operates residential homes in 26 states throughout the country. The applicant proposes constructing a residential home on the property at 822 McKnight Road, which is presently a vacant residential parcel. The company is expanding, and the proposed E3 PC Packet Page Number 37 of 57 Maplewood location would be the first in Minnesota. The home would incorporate ADA compliance elements and provide service for up to eight people. The applicant has completed a site survey and is working on designing the home. A preliminary site plan, elevations, and interior floor plan have been provided for consideration. The proposed plans appear to achieve city zoning and environmental code requirements. The applicant must submit a building permit application and additional plans to be reviewed by the city before construction. Commission and City Council Review Conditional Use Permit The City requires a conditional use permit for state-licensed facilities with more than six residents City Ordinance Section 44 – 1092 (3) requires a conditional use permit for residential programs unless exempt from state law. State law exempts residential programs from local zoning authority when care is provided for under six persons and licensed by the state of Minnesota. The proposed home would provide care for up to eight people and be licensed under the jurisdiction of the state of Minnesota. In this case, the proposed program is for eight people; accordingly, per city ordinance, it requires a conditional use permit. Staff has reviewed the proposal and believes the proposed use meets the requirements for approval of a conditional use permit. If the CUP is approved, the applicant will apply for a building permit to construct the home to city standards. The Planning Commission will review the conditional use permit on July 19, 2022. The City Council will review the project and make the final determination on the conditional use permit on August 8, 2022. Department Comments Engineering Department, John DuCharme The site might have issues with grading. The large hill in back and the proposed layout will make creating a workable grading plan challenging. Sewer and water are available in the ROW. Environmental Planner, Shann Finwall Please see the environmental report, dated July 5, 2022, attached to this report. Environmental Health, Molly Wellens The applicant shall obtain a license for the facility from the Minnesota Department of Health. A copy of the license must be provided to the City. Public Comments Staff sent a public hearing notice and application details to the properties within 500 feet of the subject property. No public comments were received. Reference Information Site Description Site Size: 1.18 Acres Existing Land Use: Vacant Surrounding Land Uses North: Single Dwelling Residential South: Single Dwelling Residential E3 PC Packet Page Number 38 of 57 East: Single Dwelling Residential West: Single Dwelling Residential (City of St. Paul) Planning Existing Land Use: Low-Density Residential Existing Zoning: Single Dwelling Residential Attachments: 1. Conditional Use Permit Resolution 2. Overview Map 3. Future Land Use Map 4. Zoning Map 5. Applicant’s Narrative 6. Environmental Report Dated, July 5, 2022 7. Building Elevations and Floorplan 8. Site Survey Stamped, June 29 (attached separately) E3 PC Packet Page Number 39 of 57 CONDITIONAL USE PERMIT RESOLUTION BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: Section 1. Background. 1.01 NeuroRestorative has requested approval of a Conditional Use Permit for the property. 1.02 The property is located at 822 McKnight Road and is legally described as: That part of the south 143.0 feet of the N1/2, SW1/4, NW1/4, NW1/4 of Section 13, T. 28, R. 22, Ramsey County, MN., lying westerly of the east 260.0 feet. Reserving and subject to an easement in favor of the public for roadway purposes over the west 40.0 feet. Also reserving and subject to easements in favor of the City of Maplewood for drainage and utility purposes over the east 10.0 feet of the west 50.0 feet; the north and south 5.0 feet and the east 10.0 feet; and also lying easterly of the west 50.0 feet and southerly and westerly of the following described line: commencing at the southwest corner of this parcel; thence northerly on the west line a distance of 62.0 feet; thence easterly, parcel with the south line a distance of 50.0 feet to the point of beginning of the line being described; thence continue easterly, parallel with the south line a distance of 44.0 feet; thence southeasterly to a point on the south line distant 123.0 feet from the point of commencement and there terminate. PID: 132822220090 1.03 City Ordinance Section 44 – 1092 (3) requires a Conditional Use Permit for residential programs that are not exempt from state law. Section 2. Standards. 2.01 General Conditional Use Permit Standards. City Ordinance Section 44-1097(a) states that the City Council must base approval of a Conditional Use Permit on the following nine standards for approval. 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. E3, Attachment 1 PC Packet Page Number 40 of 57 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. Section 3. Findings. 3.01 The proposal meets the specific Conditional Use Permit standards. Section 4. City Review Process 4.01 The City conducted the following review when considering this conditional use permit request. 1. On July 19, 2022, the Planning Commission held a public hearing. City staff published a hearing notice in the Pioneer Press and sent notices to the surrounding property owners. The Planning Commission gave everyone at the hearing a chance to speak and present written statements. The Planning Commission recommended that the City Council ________ this resolution. 2. On August 8, 2022, the City Council discussed this resolution. They considered reports and recommendations from the planning commission and City staff. Section 5. City Council 5.01 The City Council hereby _______ the resolution. Approval is based on the findings outlined in section 3 of this resolution. Approval is subject to the following conditions: 1. The proposed construction must be substantially started within one year of council approval, or the permit shall become null and void. 2. The city council shall review this permit in one year. 3. The proposed single-dwelling home must achieve all city code requirements. The applicant is required to obtain a building permit before construction. 4. The applicant shall provide a copy of the license issued by the state of Minnesota, allowing for the operation of an assisted living home on the property. 5. The applicant shall meet the conditions outlined in Environmental Report dated July 5, 2022. E3, Attachment 1 PC Packet Page Number 41 of 57 _______________ by the City Council of the City of Maplewood, Minnesota, on August 8, 2022. E3, Attachment 1 PC Packet Page Number 42 of 57 Subject Parcel E3, Attachment 2 PC Packet Page Number 43 of 57 Subject Parcel E3, Attachment 3 PC Packet Page Number 44 of 57 Subject Parcel E3, Attachment 4 PC Packet Page Number 45 of 57 E3, Attachment 5 PC Packet Page Number 46 of 57 E3, Attachment 5 PC Packet Page Number 47 of 57 E3, Attachment 5 PC Packet Page Number 48 of 57 E3, Attachment 5 PC Packet Page Number 49 of 57 E3, Attachment 5 PC Packet Page Number 50 of 57 E3, Attachment 5 PC Packet Page Number 51 of 57 E3, Attachment 5 PC Packet Page Number 52 of 57 E3, Attachment 5 PC Packet Page Number 53 of 57 Environmental Review Project: Date of Plans: Date of Review: Location: Reviewer: Residential Rehabilitation Home – Development of a Single Family Lot t June 24, 2022 Site Plan for a New Single Family House July 5, 2022 822 McKnight Road South Shann Finwall, Environmental Planner Project Background: The applicant is proposing to develop the vacant lot at 822 McKnight Road South with a single-family house. The applicant will operate a residential rehabilitation program out of the single-family house. The City requires a conditional use permit for the residential rehabilitation program. The single-family lot has a Manage A wetland and significant trees located on the lot. Development of the lot must comply with the City’s wetland and tree ordinances. The environmental review addresses the wetland and tree ordinance regulations, not the use of the single-family house for a residential rehabilitation program. Lot Division: The City approved a lot division of 824 McKnight Road South in 2017. The lot division created two buildable lots with access onto McKnight Road South, and one smaller lot that was combined with an adjacent property at 829 Dorland Road South. The attached lot division approval letter outlines conditions of approval including: 1.The new house can only be accessed from the existing driveway. A new or expanded driveway would require a variance to the City’s wetland ordinance. 2.Development of the lot must comply with the City’s tree and wetland ordinance. Trees: The City’s tree ordinance requires that the applicant submit a tree plan showing all significant trees on the lot, and which of those trees will be removed with development of the single-family house. A significant tree is defined as a hardwood tree 6 inches or larger, conifer tree 8 inches or larger, and a softwood tree 12 inches or larger. With this information the City can determine whether tree replacement would be required based on the City’s tree replacement calculation. Wetlands: The City’s wetland ordinance requires a 100-foot buffer be maintained around a Manage A wetland. That buffer can be reduced to 75 feet, if a 100-foot average buffer is maintained (increase in buffer in other areas to average 100 feet). Recommendations: 1.Prior to issuance of a grading permit for a new single-family house the applicant must submit the following: a.Driveway Plan: A detailed driveway plan showing that the new house is being accessed using the existing driveway and that there is no additional encroachment toward the Manage A wetland. The applicant can improve the E3, Attachment 6 PC Packet Page Number 54 of 57 driveway with pavement, but no expansion of the driveway toward the wetland is permitted without a variance to the City’s wetland ordinance. b. Tree Plan: A tree plan showing the size, species, and location of all significant trees and which of those trees will be removed with the development of the lot. If significant trees have been removed since the approval of the lot division, a tree plan showing all remaining significant trees, and significant tree stumps with the best estimate of tree size and species. c. Wetland Buffer Plan: A detailed grading plan showing that there is no grading within the 100-foot wetland buffer. Alternatively, if grading occurs up to the 75- foot minimum buffer, the applicant must submit: 1) a detailed wetland buffer-averaging plan showing where the buffer will be increased to ensure an average of 100-foot buffer; 2) wetland buffer mitigation plan to include native plantings within the buffer. d. Wetland Buffer Signs: Wetland buffer signs must be installed along the approved wetland buffer edge identifying that no mowing, cutting, grading, or building is allowed. e. Tree and/or Wetland Buffer Escrow: Tree and/or a wetland buffer escrow may be required if tree replacement is required and/or a wetland mitigation plan is required. 2 E3, Attachment 6 PC Packet Page Number 55 of 57 E3, Attachment 7 PC Packet Page Number 56 of 57 E3, Attachment 7 PC Packet Page Number 57 of 57