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Home My WebLink About04/21/2009 AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday, April 21, 2009 7:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. April 7, 2009 5. Public Hearings a. 7:00 pm: Conditional Use Permit-Tanners Lake Substation Expansion, Xcel Energy, 2500 Conway Avenue 6. New Business a. White Bear Avenue Improvements, City Project 08-13-Michael Thompson Presenting 7. Unfinished Business 8. Visitor Presentations 9. Commission Presentations a. Commissioner Report on the April 13, 2009 City Council Meeting: Commissioner Walton was scheduled to attend, but there were no PC items on this agenda. b. Upcoming City Council Meeting of April 27, 2009: At this time, the only PC item scheduled is the 2008 annual report. Commissioner Desai is scheduled to attend. 10. Staff Presentations a. Development Review Process-Presentation by Staff 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, APRIL 7, 2009 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:08 p.m. II. ROLL CALL Commissioner Joseph Boeser Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Robert Martin Commissioner Gary Pearson Commissioner Dale Trippler Commissioner Joe Walton Commissioner Jeremy Yarwood Present Absent Present Present Present Present Present Present Present City Staff Present: Tom Ekstrand, City Planner III. APPROVAL OF AGENDA Commissioner Hess moved to approve the agenda as presented. Commissioner Trippler seconded The motion passed. Ayes - all IV. APPROVAL OF MINUTES a. March 17,2009 Commissioner Trippler moved to approve the minutes of March 17, 2009 as presented. Commissioner Pearson seconded Ayes - Boeser, Hess, Martin, Pearson, Trippler Abstention - Fischer, Walton, Yarwood The motion passed. V. PUBLIC HEARING a. 7:11 p.m.: Conditional Use Permit Revision-Waldorf School Expansion, 70 County Rd BEast Planner Ekstrand presented the staff report for this request from the Minnesota Waldorf School to replace a temporary classroom building with a permanent structure and to build additional space for administrative purposes. Commissioner Hess said that in talking with Ms. Lopes of the Waldorf School she said the new plans have reversed the basement plan from the west side of their new building addition to the east side. Commissioner Hess also asked what the proposed number of parking spaces is and if more ADA spaces will be required. Planner Ekstrand responded that the building official reviews parking space issues as part of his building code review process and if more spaces are needed they will be required. Planning Commission Minutes of 04-07 -09 -2- Commissioner Trippler questioned whether there would be an erosion problem on the 12-foot slope on the west side of the site. Commissioner Trippler commented on the closeness of the revised building plan to the lot lines and asked staff to make sure that the side setbacks are met. Planner Ekstrand responded that there is no side setback requirement for a building such as this that abuts another nonresidential use. Planner Ekstrand said in a case such as this it is the building code that determines the side setbacks. Mark Asmus was present representing the applicant and explained that he is an architect working with the Waldorf School. Mr. Asmus said the school plans to fence the back play area and hill. Mr. Asmus said there will be a rock garden and dry creek area installed to address the surface water runoff. Mr. Asmus said they have added pervious surface and reduced the bituminous overall from the site. The public hearing was opened for comments from the public; there were no comments. The public hearing was closed. Commissioner Trippler moved to adopt the resolution revising a conditional use permit for the Minnesota Waldorf School at 70 County Road B East to build a 6,850-square-foot classroom building to the existing school site and to build office additions totaling 710 square feet to the existing main building. The city bases this approval on the findings required by the code. Approval of this CUP revision is subject to the following conditions (additions are underlined and deletions are crossed out): 1. All construction shall follow the site plan approved by the city, date-stamped April 7, 2009. 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. If a parking shortage develops, the property owner shall provide more spaces, subject to approval by staff or a revised parking layout. 5. Dodicate a 25 foot wide wetland buffer em;oment around the wetland to tho City of MJplewOOElc 6. J.Astajj Continue to maintain permanent signs around the edge of the wetland buffer easements. These signs sRffil mark the edge of the easements and shall state there shall be no mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff shall approve tho sign design and location bef{)re the contmctor installs them. Tho developer or contmctor shall install these signs before the city issues a certificate of occupancy for tho first phase of this developmont. 7. The applicant shall obtain an off site dminage easemont for storm dminage onto the abutting noighbor's property adjacent to the northeast corner of the site, retain thoir storm water on their own property or maintain the existing drainage flow by not increasing the r:Jte of runoff into the pond on the adjacent properly. The dminage plan shall be subject to the city enginoer's approv:Jl. Commissioner Hess seconded The motion passed. Ayes - all Planning Commission Minutes of 04-07-09 -3- VI. NEW BUSINESS a. City Attorney Discussion-Open Meeting Law City attorney Alan Kantrud gave a presentation on the revisions to the open meeting law and responded to commissioners' comments and questions. VII. UNFINISHED BUSINESS a. 2008 Annual Report Planner Tom Ekstrand gave an update on the revisions made to the 2008 annual report. Planner Ekstrand explained plans for a commission training session to be given by himself, environmental planner Shann Finwall and engineer Michael Thompson scheduled for April 21 to discuss staff's development process to bring a proposal from beginning to end. Commissioner Trippler mentioned the plan activity to review the PUD ordinance and said it would be a useful session. Staff agreed it would be a good subject for a commission training session. Commissioner Trippler moved to accept the planning commission's 2008 annual report, requesting that staff also review the 2009 activities section for possible training ideas that staff might deem beneficial to the commission. Commissioner Pearson seconded The motion passed. Ayes - all VIII. VISITOR PRESENTATIONS None IX. COMMISSION PRESENTATIONS a. March 23, 2009 City Council Meeting: Staff and Commissioner Trippler reported on this meeting. b. Upcoming City Council Meeting April 13, 2009: Commissioner Walton will attend if needed. X. STAFF PRESENTATIONS None XI. ADJOURNMENT The meeting was adjourned at 8:16 p.m. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Tom Ekstrand, Senior Planner Conditional Use Permit Tanners Lake Substation Expansion 2500 Conway Avenue (3M Center) April 13, 2009 INTRODUCTION Project Description Chris Rogers, of Xcel Energy, is proposing to expand the Tanners Lake Electrical Substation located at 2500 Conway Avenue at 3M Center. The proposed 16-foot by 107-foot expansion include moving existing chain link fence 14 feet to the west and adding a 13.8kV electrical feeder in this area. This proposed expansion would be at the rear of the site and not visible to the public. Refer to Mr. Rogers' letter and the attached maps. Request The applicant is requesting that the city approve a conditional use permit (CUP) for a public utility facility. DISCUSSION Conditional Use Permit The proposed expansion is needed for the increased electrical power needs of the cities of Maplewood and Oakdale. The city council should approve this request, as this project meets the criteria for a CUP. The proposed facility expansion would be within the 3M complex and would not be noticeable from Conway Avenue. Staff's only comment is that the applicant obtain the property lease for their expansion from 3M Company which they are presently working on securing. Design and Site Issues There are no issues. The Conway Avenue frontage is currently landscaped, there is no building construction proposed and the site is presently lighted. City Department Comments The police, fire and engineering departments have no comment. The building official did comment that: . The upgrade for the electrical demand would require a slab structurally designed to support the equipment. . The fence, if over six feet in height, would require a building permit. RECOMMENDATION Adopt the resolution approving a conditional use permit for Xcel Energy to expand the Tanners Lake Substation located at 2500 Conway Avenue. The city bases this approval on the findings required by the ordinance. This approval is subject to the following conditions: 1. All construction and activities on the site shall follow the site and project plans dated March 26, 2009 as approved by the city. City staff may approve minor changes to these plans and the city council must approve major changes to the approved plans. 2. Any fence over six feet tall requires a building permit issued by the city. The city building official will require the submittal of a structural plan for the proposed fence approved by a registered engineer with the building permit materials. All slab installations for the proposed equipment will require a building permit as well. 3. Xcel Energy must start the installation of the new transformer and associated site work within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 4. The city council shall review this permit in one year. 5. Xcel Energy must obtain a property lease from 3M Company for the proposed expansion. 2 REFERENCE INFORMATION SITE DESCRIPTION Site size: one acre Existing land use: Tanners Lake Substation at 3M Center SURROUNDING LAND USES Conway Avenue lies to the north of this site, but 3M Center entirely surrounds the substation. PLANNING Land Use Plan designation: M2 (heavy manufacturing) Zoning: M2 ORDINANCE REQUIREMENT Section 44-1092 (1) of the Maplewood City Code requires a CUP for any public utility or public facility in any location. Findings for CUP Approval Section 44-1097 (a) states that the city council must base approval of a CUP on nine standards for approval. Refer to findings in the resolution. APPLICATION DATE The city received the complete CUP application for this request on March 26, 2009. Minnesota Statutes Section 15.99 requires that the city take action within 60 days of receiving a complete application for a land use proposal, unless the applicant agree to a time extension. In this case, the city should act on this request by May 25, 2009. p:sec 30/Xcel Substation at 3M 4 09 te Attachments: 1. Location Map 2. Certificate of Survey of Proposed Substation Expansion Area 3. Ariel Photo Showing Proposed Expansion Area 4. Letter from Xcel Energy dated March 23, 2009 5. Conditional Use Permit Resolution 3 \ ., i AVER 14r" SF CI EXISTING TANNERS LAKE SUBSTATION ;;::1 [:-":] CONWAY AVE .~..~ PROPOSED EXPANSION AREA 'H/VNSl.II0 INNO VATlON BLVO INNOVATION BLVD AVER I I I In aE'S~5 og ~ ~ o Atta hme t 1 I- "' " 2 ~ '" 1J l, , ~.: ~/ I- "' I I- ~ INNOVATION BLVo 0-1'> ~\ INNOVATION BLVD '0> 0'" 5~ ;:::"? ~"I 9v i:;-O 8{VD INNOVATION BLVD ..", INNOVATION BLVD ",<' ,,-<- 'b INNOVATION BLVD ~ 0" i~ CI>~ -I~ INNOVATION BLVD I- "' I I;; 3M CENTER .,HS)- f- CI> I f- "' f- "' I f- "' "' f.. -I " I ~8l1;S'\~ LOCATION MAP \ ; u \ [: CI[ D 13 , L U<' f , C::;J U [I [ ~ ~ r- 'L Ur Cl D =c 'i'"'''H [iJ I INN OVATION BLVD INNOVATION {o BLVD 1. ,9TH & CI> )- -I f- CI> I f- m f- f- (f) 797)-l0" U) I I ~ \<?J1H&?-~ f- CI> I l;; f- CI> I f- m f- CI> I f- m A Xcel Energye EXHIBIT B SHEET 2 OF 2 SHEETS Certificate of Survey for: Xcel Energy Location: Maplewood, Ramsey County, Minnesota Grantor: Minnesota Minin~ ana Manufacturing Company See sheet 1 of 2 for descnptions. 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'\\vV\ ~~>1i l.o"'/?,)I\: \'('.v CO'l\::.~'~ \ '-"\~- ~ ! 10 'X lD~ SUBSTATION: TANNERS LAKE SEC. 36, T.29N., R,22W., 4TH PM. CO.:RAMSEY B-d., w_._,,~~ '~____"~_'~~"~'""'~'_'_'~,_'_'_'_~~_,~~'_'_'~_"~"""'__"_~_'_"_ Attachment 3 c o 'iij C l1S Q, >< W c o += .I!l Ul ..c :l l/) ~ l1S ..J Ul .... Gl C C l1S I- Attachment 4 (l Xcel Energy@ 414 Nicollet Mall Minneapolis, Minnesota 55401~1993 ~~@~D\v]~[~ lill MAR 2 6 2009 L~ March 23, 2009 Mr. Tom Ekstrand Planner - City of Maplewood 1830 County Road BEast Maplewood, MN 55109 By Re: Tanner's Lake Substation Expansion - Conditional Use Permit Application Dear Mr. Ekstrand, Due to an increase in electrical demand in the Maplewood - Oakdale area, Xcel Energy proposes to upgrade its Tanners Lake Substation located at 2500 Conway Avenue East, Maplewood, MN 55119. Xcel Energy's Distribution planning studies have forecasted that some of the existing distribution feeders at both the Tanners Lake and Oakdale Substations will be overloaded by 110% in 2009. Installation of an additional 13.8kV feeder at Tanners Lake Substation is required primarily to relieve the risk of overloading on existing feeders and potential customer outages. This upgrade will provide increased reliability and will also add system capacity to meet the load growth demand for the area. The scope of the new 13.8kV feeder installation includes minor grading on the west side of the existing substation yard and the installation of one drilled pier foundation and one new steel bay. Xcel Energy will also prepare the Tarlners Lake Substation ~ite for the future installation of a second feeder directly adjacent to the proposed 13.8kV new feeder. Preparation for the future feeder will involve only grading work at this time. We expect to have all substation work complete and in service by November 1, 2009. Enclosed with this letter, please find a completed Conditional Use Permit Application along with project details for your review. The existing substation has been in service since the early 1960's and is situated on a .87 -acre parcel owned in fee by Xcel Energy. All proposed substation upgrade components will be located within existing Xcel Energy property. However, in order to maintain standard clearances to energized equipment, Xcel Energy will be acquiring a 107' x 16' easement strip from 3M directly west of the substation. This 16 foot wide strip will allow for the existing substation fence to be relocated approximately 14 feet west from its current location, giving adequate electrical clearance between the new energized equipment and the relocated fence. Therefore, the relocated substation fence and counterpoise would be located in the newly acquired easement strip from 3M. Minor grading work will be necessary in this area to relocate the existing fence and match the existing grade of the substation site. Please refer to the enclosed location plan for specific location details. Xcel Energy has provided 3M with copies of the Conditional Use Application and we expect to complete the easement acquisition by April 15, 2009. (l Xcel Energy@ 414 Nicolle! Mall Minneapolis, Minnesota 55401~1993 Tom Ekstrand March 9, 2009 Page two A landscaping plan is not being submitted with this application due to the fact that the site does not provide any suitable area for tree plantings. The substation parcel is surrounded by 3M property that includes a parking lot to the east and buildings to the south and west. The area north of the substation has Xcel Energy's 115kV overhead high voltage transmission lines, and therefore tree planting must be avoided per Xcel Energy's safety standards. The substation is currently enclosed by a chain link fence with privacy slats and serves as adequate screening to adjacent properties. The expanded portion of the substation will also be surrounded by the same fence type, and will provide the screening to the west. We are not submitting a photometric plan because all lighting for the facilities would be used only in emergency situations, not on a nightly basis. The substation use is consistent with, and supportive of, the goals and policies of the comprehensive plan, the Maplewood Zoning Ordinance and of the M-2 zoning District that this facility is located. The substation is an essential service facility required to provide electricity in order to promote and maintain the health, safety, and general welfare of the community. The existing and proposed use of property does not have undue adverse impacts on the use and enjoyment of properties in close proximity, or on government facilities, services, or improvements. Xcel Energy makes this application in compliance with the City's statutory zoning authority that allows for review of this facility. This r-eview is to ensure that this proposal will meet the applicable city zoning requirements. However, by this application Xcel Energy does not waive, or subordinate, its right to develop and construct the proposed substation project in order to meet its obligation to provide electrical service pursuant to its utility authority. Please review our application for Conditional Use Permit and all attachments. If you have questions, or need more information, please contact me. We look forward to working with the City of Maplewood on this substation upgrade. Chr Rogers Siting and Land Rights Agent Christopher.c.rogers@xcelenergy.com 612-330-6078, office 612-202-0343, cell enclosures Attachment 5 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Chris Rogers, representing Xcel Energy, applied for a conditional use permit for the expansion of the Tanners Lake Substation at 3M Center. WHEREAS, this permit applies to the property located at 2500 Conway Avenue. The legal description is: The West 50 feet of East 411.74 feet of South 86 feet of North 221.49 feet and West 167 feet of East 361.74 feet of South 201 feet of North 336.49 feet of Southwest Y. of Section 36, Township 29, Range 22. WHEREAS, the history of this conditional use permit is as follows: 1. On April 21, 2009, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The planning commission gave persons at the hearing a chance to speak and present written statements. The commission also considered reports and recommendations of the city staff. The planning commission recommended that the city council the conditional use permit. 2. On , 2009, the city council discussed the proposed conditional use permit. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council described conditional use permit revision, because: the above- 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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. Approval is subject to the following conditions: 1. All construction and activities on the site shall follow the site and project plans dated March 26, 2009 as approved by the city. City staff may approve minor changes to these plans and the city council must approve major changes to the approved plans. 2. Any fence over six feet tall requires a building permit issued by the city. The city building official will require the submittal of a structural plan for the proposed fence approved by a registered engineer with the building permit materials. All slab installations for the proposed equipment will require a building permit as well. 3. Xcel Energy must start the installation of the new transformer and associated site work within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 4. The city council shall review this permit in one year. 5. Xcel Energy must obtain a property lease from 3M Company for the proposed expansion. The Maplewood City Council approved this resolution on ,2009. MEMORANDUM TO: FROM: SUBJECT: DATE: Planning Commission Michael Thompson, City Engineer White Bear Avenue Improvements, City Project 08-13 April 14, 2009 INTRODUCTION On December 15, 2008, the Maplewood City Council held a public hearing and authorized the preparation of final plans and specifications for the White Bear Avenue Improvements, Maplewood City Project 08-13, and Ramsey County Project P-3202. The project includes the reconstruction of White Bear Avenue between County Road D and Radatz Avenue, and County Road D from South lawn Drive to White Bear Avenue. The proposed improvements are being initiated in cooperation with Ramsey County. The project includes the following: . Reconstruction and widening of approximately 3,600 feet of White Bear Avenue from north of County Road D to north of Radatz Avenue. White Bear Avenue will be widened from 4-lanes to 6-lanes. . Reconstruction of approximately 2,500 feet of County Road D between White Bear Avenue and Southlawn Drive. County Road D will be reconstructed to a 4-lane divided section. . Traffic signal replacement and the construction of turn lane improvements at the intersections of White Bear Avenue and County Road D, Woodlyn Avenue, Lydia Avenue, and Beam Avenue. . New traffic signal construction on County Road D at the Southlawn Drive and Maplewood Mall entrance roadway intersections. . Storm sewer improvements along the segments of White Bear Avenue and County Road D that are being reconstructed. . Water main and sanitary sewer improvements along the segments of White Bear Avenue and County Road D that are being reconstructed. This includes minor repair work for the sanitary sewer and the complete replacement of the water main along White Bear Avenue. An exhibit is attached detailing the proposed improvements. The project requires the acquisition of permanent and/or temporary easements from 48 parcels along White Bear Avenue and County Road D. Permanent easements are required from 27 parcels and temporary easements are required from 45 parcels. An exhibit is attached that illustrates the proposed permanent and temporary easement takings. Ramsey County is responsible for the acquisition of the required permanent and temporary easements. Some of the required permanent easement acquisitions could result in City Code lot size or setback violations. Maplewood Code (Section 44-14: Reductions in lot sizes through street widening by condemning authorities; adjustments to lot size requirements of chapter) states that individual variances for these properties are not required since a governing authority is the originator of the expansion of the right-of-way. A copy of Section 44-14 of the Code is attached for your review. Property owners however along White Bear Avenue and County Road D have expressed concerns regarding the impact of the project on their properties and have asked for some assurances that the project will not result in any lot size, setback, parking requirement, and zoning issues for the current and future uses of their properties. We would like to discuss this issue with the Planning Commission and develop a plan to address the property owner concerns. Possible options could include the following: 1. Review impacts and process variances (as needed) on an individual basis for each of the 28 parcels that have permanent easement acquisition. 2. Process a blanket variance for all properties impacted by this project. This will provide further assurance to owners for the future, and will memorialize an action of the City for this specific project. RECOMMENDATION Planning Commission members should review the project and its impacts on the adjacent properties, and Section 44-14 of the City Code, and be prepared to discuss options to address property owner concerns regarding lot size, setback, parking requirement, and zoning considerations. Attachments: 1. Proposed Improvements Exhibit 2. Proposed Pennanent and Temporary Easement Acquisition 3. City Code Section 44~14 MEMORANDUM TO: FROM: SUBJECT: DATE: City Manager Tom Ekstrand, Senior Planner Development Review Procedure April 15, 2009 INTRODUCTION This memo is to inform the planning commission on the development-review process that the city staff goes through when reviewing land development applications. Preliminary Review It is rare that an applicant would submit a request without first contacting a member of the planning staff to review their proposal. Typically, staff holds one to three preliminary review sessions with an applicant. Complicated projects like subdivision proposals or special financing requests like Gethsemane Lutheran Church's TIF (tax increment financing) application may require additional preliminary meetings. At a preliminary meeting, city staff reviews developmental issues such as: · Is the proposal allowed by the zoning? . Is the proposal in compliance with the comprehensive plan? · Would the use be appropriate with the neighborhood? . Is a traffic study and neighborhood meeting recommended? · Is the building design appropriate? · Is the site plan well laid out and in compliance with access and parking requirements? We discuss other issues such as the requirements for lawn irrigation, handicap-accessible parking needs, trash storage requirements, and site lighting. Is a comprehensive sign plan required? · Are there any environmental issues involving shoreland, wetlands, slopes, tree removal and woodlots? . Are there utility, grading, drainage, traffic and erosion-control issues? · Are there any public safety issues such as those affecting fire truck and paramedic access? Security lighting needs? Building splinkering requirements? · Review of building code requirements. . Review of all fees associated with the proposal. Once an Application is Received When an applicant submits an application to the planning department, the planner assigned to the project would inVolve all applicable city departments. These are usually engineering, building official, fire marshal, police, environmental planner, city naturalist and environmental health official as needed. Staff also notifies external agencies like, the appropriate watershed district (there are three in Maplewood), MnDOT, MnPCA, Xcel Energy, school districts and the MnDNR. Staff would provide the pertinent city departments and external agencies with a copy of the proposal, in narrative and plan form, and request their comments usually within a one to two week period. The planner then is the coordinating person incorporating all of the comments received into the report. The comments received help to create the staff recommendation and conditions of approval. What Specific Issues Does Each Department Address? These were touched on above. In summary, the various city departments comment on the following things: Enqineerinq: Grading, drainage, erosion control, easement needs, slope assessment as it relates to site layout and drainage, sidewalk needs, access and street layouts, traffic considerations. The reviewing engineer will note deficiencies with the civil plans and recommend needed changes. These conditions will be referenced in the planning recommendation either by reference to the engineer's report or by restating those conditions. Police and Fire: Security lighting, construction security, intrusion alarms, traffic and any potential nuisances. Common nuisances are those involving lighting glare, noise and traffic increase. . Environmental. Open Space and Parks: Wetlands, shorelands, slope impacts, tree removal and tree preservation, open space impacts, pedestrian trail and park needs and park impacts. Planninq: Site and building design considerations, land use considerations such as zoning and comprehensive plan compliance, involvement of the neighborhood to get their input and coordination of all comments received from other city departments and outside agencies. Timeline for City Review State Statute Number 15.99 requires that city's review and decide on land use requests within 60 days of receiving a complete application. The city, however, may add an additional 60 days to this review periOd at our discretion. After that, any future extensions must be by written agreement or request by the applicant. One example of multiple extensions is the Gethsemane Senior Housing proposal, which had four such extensions due to the complexity of that proposal. 2 City Council Decision and Building Permit Once the staff and advisory committee complete their reviews, the proposal is forwarded to the city council for a final decision. After the city council approves the project and development plans, the applicant may apply for a building permit. At that time, staff makes sure that the applicant has met all city council conditions. Staff continues inspecting the construction project through to completion. The building department will assure that the construction meets all building codes. All involved city staff will do their part to assure that the civil engineering, architectural and site plans (including all site amenities) comply with the approved plans and conditions of approval. Staff Available for Comment Michael Thompson, Shann Finwall and Tom Ekstrand will be available at the meeting for questions and comments by the planning commission. p:\ planning commlssion\development review process memo 4 09 te Attachments 3