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2013.06.10 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY Monday, June 10, 2013 7:00 p.m. Crystal City Hall — Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. APPROVAL OF MINUTES May 13, 2013 regular meeting C. PUBLIC HEARINGS 1. Consider Application 2013-07 for realignment of a side lot line between 4924 and 493056 th Avenue North * D. NEW BUSINESS 1. Planning Commission training presented by City Attorney Mike Norton E. OLD BUSINESS 1. Discuss recodified Section 520 (Site and Building Plan Review) * F. GENERAL INFORMATION 1. City Council actions on May 21 on previous Planning Commission items: - Approved a lot split at 6511 31St 2. Staff preview of likely agenda items for Monday, July 8, 2013 meeting G. OPEN FORUM H. ADJOURNMENT * Items for which supporting materials will be included in the meeting packet CRYSTAL PLANNING COMMISSION AGENDA Monday, June, 2013 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1144 or email corinne.elfelt(a-)-crystalmn.pov if unable to attend * Items for which supporting materials are included in the meeting packet A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present: ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Vice Chair] Kolb Richter ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 3) ❑ Commissioner (Ward 4) Heigel VonRueden [Chair] Johnson ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 3) ❑ Commissioner (At -Large) Erickson Buck [Secretary] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the May 13, 2013 regular meeting with the following exceptions: Motion carried. C. PUBLIC HEARINGS Consider Application 2013-07 for realignment of a side lot line between 4924 and 493056 th Avenue North * Staff presented the following: GAPLANNING\Planning Commission\2013\06.10\agenda detailed.doc The following were heard: Planning Commission discussion: Moved by Commissioner and seconded by Commissioner to (recommend approval) (recommend denial) (continue consideration) of the proposed realignment of the side lot line between 4924 and 4930 56th Avenue North. Motion carried. D. NEW BUSINESS 1. Planning Commission training presented by City Attorney Mike Norton D. OLD BUSINESS 1. Discuss recodified City Code Section 520 (Site & Building Plan Review) E. GENERAL INFORMATION 1. City Council actions on May 21 on previous Planning Commission items: -Approved a lot split at 6511 31St Ave N 2. Staff preview of likely agenda items for Monday, July 8, 2013 meeting F. OPEN FORUM G. ADJOURNMENT Moved by Commissioner and seconded by Commissioner to adjourn. Motion carried. The meeting adjourned at p.m. GAPLAWNG\Planning Commission\2013\06.10\agenda detailed.doc 0 X CRYSTAL PLANNING COMMISSION MINUTES Monday, May 13, 2013 at 7:00 p.m. Council Chambers, Crystal City Hall CALL TO ORDER The regular meeting of the Crystal Planning Commission convened","," :00 p.mtith the following members present:__ ElCommissioner (Ward 1) X Commissioner (Ward 2) Commissioner (Ward 4) Sears [Vice Chair] Kolb R cater. X Commissioner (Ward 1) X Commissioner (Ward 3) X C6mfgn1ss10aer' (Ward 4) Heigel VonRueden [Chair] ohnso� X Commissioner (Ward 2) X Commissioner (Ward' ) oEommi. ` loner (At -Large) Erickson Buck [Secretary]tl nd Also present were staff members John Sutter and Corinne Elfel APPROVAL OF MINUTES Moved by Commissioner Kolb a minutes of the April 8, 2013 rept PUBLIC HEARINGS ioner Buck to approve the Motion carried unanimously. 0 3-06: Lot Division at 6511 31St Avenue North to create construction at 6501 and 6505 31St Avenue North n Sutter, presented the staff report. honer Heigel asked how close a structure can be to the utility easement f C. Planner Sutter stated that no portion of the structure, including eaves, overhangs, etc., may be in the easement. Chair VonRueden opened the Public Hearing. There being no testimony, Chair VonRueden closed the Public Hearing. Planning Commission discussion: Commissioner Erickson asked who will be responsible for maintaining the property. Mr. Sutter explained the property owner is responsible. GAPLANNING\Planning Commission\2013\05.13\unapproved minutes.doc 151 E F G Mr. Sutter stated staff would recommend the recording of the lot split be held until all issues are resolved with the current owner or any developer that might purchase the property. Until the lot split is recorded with the county, there is no lot split. Commissioner Buck asked if the park dedication fee is paid up front. Mr. Sutter explained that it must be paid before the resolution is recorded. Hearing no further discussion from the Commission, Chair VonR.uPceden asked if anyone would like to make a motion. Moved by Commissioner Kolb and seconded by Commiss`oner recommend approval of a lot division at 6511 31 st Avera,,Ce Nortl lots for new home construction at 6501 and 6505 3,tst Avenge, r suggested conditions included in the staff report. .. OLD BUSINESS 1. Discuss City Code Section 52 June 10, 2013 meeting GENERAL INFORMATION ion cdit ed unanimously. F,. -�... & Building Plan Review) - item on hold until �R 1. City Council actionson p�euious Planning Commission items: - Adopted C-1 text amendment (effective date June 15, 2013) - ApprovedvCUP for ou oor seating at 3545 Douglas Dr (Milton's) Approved CUP for events _center, on -sale liquor and outdoor seating at 4947 West, Broadway (g`uentur ) (All actions wer(consisterlt with the Planning Commission recommendations) 2 Stay rine �., likely'agenda items for Monday, June 10, 2013 meeting: • q iscu§srM of City Code Section 520 (Site & Building Plan Review) �•_ City Attorney will be attending to review the Planning Commission's role in _lan `use OPE1 "FORUM - None heard ADJOURNMENT Moved by Commissioner Buck and seconded by Commissioner Heigel to adjourn. Motion carried unanimously. The meeting adjourned at 7:14 p.m. GAPLANNING\Planning Commission\2013\05.13\unapproved minutes.doc M E M O R A N D U M DATE: June 5, 2013 TO: Planning Commission (June 10, 2013 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing (Application 2013-06): Consider realignment of a side lot line between 4924 and 4930 56 Avenue North A. BACKGROUND The subject properties are as follows: 4924 56th Avenue North (PID 04-118-21-44-0055), legally described as Lot 16, Block 2, Lyle Carlson's Hillcrest 8th Addition, Hennepin County, Minnesota, containing 17,618 sq. ft. (0.40 acres); and 493056 th Avenue North (PID 04-118-21-44-0109), legally described as Lot 3, Block 1, Sower's Addition, Hennepin County, Minnesota, containing 11,724 sq. ft. (0.27 acres). Zoning is R-1 Low Density Residential. 4924 is currently vacant but construction of a new single family house is proposed. 4930 is currently improved with a single family house. During surveying for a new house at 4924, it was discovered that the addition on the east side of the garage at 4930 encroaches onto the adjacent lot at 4924. The addition was built unlawfully by a prior owner of 4930 without a building permit. The addition encroaches into the minimum 5 foot side setback and platted drainage & utility easements in addition to its encroachment onto the 4924 lot. The owner of 4930 proposes to purchase the west 6 feet of 4924 and combine it with his property, thus shifting the lot line 6 feet to the east. This will bring the unpermitted addition into compliance with setbacks as well as containing it entirely with the now - expanded 4930 property. Concurrent with this application, the City Council will consider vacating the platted drainage and utility easements along the current lot line, and if necessary, establishing new easements along the new lot line. Notice of the Planning Commission's June 10 public hearing was mailed to property owners within 350 feet and published in the Sun Post on May 30. No comments have been received to date. 4924 & 4930 56TH - SIDE LOT LINE REALIGNMENT PAGE 1 OF 2 Ij A The following Exhibits are attached: A. 2012 aerial photo B. Survey showing proposed lot division STAFF COMMENTS After the realignment of the side lot line, The parcels would be as follows: (new) 4924 56th approx. 17,692 sq. ft. (0.41 acres) proposed new house (new) 4930 56th approx. 12,780 sq. ft. (0.29 acres) existing house The parcels would still conform to the minimum lot dimensions required for the R-1 district: 60 feet wide, 100 feet deep and 7,500 sq. ft. area (all three must be met). Both the existing house and the proposed new house would comply with setbacks and related requirements. Regarding the to -be -vacated platted drainage and utility easement located 5 feet either side of the current side lot line: • There are no public utilities along the side lot line. • The only known private utilities are overhead electric and communication lines that run from north to south along the side lot line and terminate at a pole near the house at 4930. These lines only serve that house. • At this time, we are awaiting comments from the utilities and we do not yet know if a "replacement" drainage and utility easement will be necessary along the new side lot line. If so, there would be sufficient room for an easement along the new side lot line that would not conflict with the new house at 4924 or the existing house at 4930. • The City Council will hold a public hearing on the easement vacation on June 18 immediately prior to its consideration of the lot line realignment. The utilities have been notified of this hearing. REQUESTED ACTION Staff recommends approval of the proposed lot line realignment, subject to the following conditions: If the City Council determines that a drainage and utility easement along the new side lot line is necessary to replace the to -be -vacated easement along the current side lot line, then the property owner shall provide an executed easement document prior to the city recording the lot line realignment resolution. Planning Commission action is requested in the form of a recommendation to the City Council. 4924 & 4930 56Th - SIDE LOT LINE REALIGNMENT PAGE 2OF2 0 of 10.8 M 0 V2,9au, 01 (S ;r) C; - (-, D a U) o o 0 0 0 0 t, ;Did) Q�LIaIIS ' H m ,L" t3 . 0 •® Q \.vs 91,20, Q"4 72 99 Lj 0) g2 Oe 0 ote wl $, �, i), �,� m z z o C14 V) O>z or) a 0) w co C� x N 2 0) i , wo 00 x Q) nz —O� 1 0,0 z ZZ2 C) CZ o z oem' Y., w 0,0 o 5 w . 0-N2 ;,,�k 11�1 .0 www aL eey CO 0 0 �om°fix a. w '141 moo y o R a �- x 03 0) w 9t, 9NI-LS,(3 -0 D (soau') 91,co/ > 1Q. 0 :9.p 3gOO bIolIL1 gt"gz C\? aw ON (jo Jo/d) 69-g "d 2 0 1d) M Cq C\2 Al�j C,5 Q) -) . �A 6" — r- U,4 N xgf�j -3')AAla' , 0 9 9 00 t: X M E M O R A N D U M DATE: June 4, 2013 TO: Planning Commission (June 10, 2013 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director oo SUBJECT: Discuss possible revisions to City Code Section 520 (Site & Building Plan Review) Section 520 of city code (Site and Building Plan Review) was originally adopted in 1995. It applies to larger construction projects, mainly commercial, industrial, institutional or high density residential, but not single family homes or duplexes. It lays out a Planning Commission and City Council review process including notice to property owners within 350 feet, similar to conditional use permit, variance or other zoning applications. It also contains site and building design guidelines, although to a large degree these are consistent with (and often supplanted by) requirements found in the zoning ordinance. Its intent and purpose statement (520.01) is as follows: It is the intent of this section to serve the public interest by promoting a high standard of development within the city. Through a comprehensive review of both functional and aesthetic aspects of new or intensified development, the city seeks to accomplish the following: a) implement the comprehensive plan; b) maintain and improve the city's tax base to a reasonable extent; c) mitigate to the extent feasible adverse impacts of one land use upon another; d) promote the orderly and safe flow of vehicular and pedestrian traffic; and e) preserve and enhance the natural and built environment. The City Council has initiated a review and possible amendments to Section 520, with the Planning Commission to recommend changes for Council consideration. For Planning Commission discussion I have attached a draft showing proposed changes in red, plus a "clean" version showing what the ordinance would look like if these changes are adopted. I was unable to shorten it as much as hoped, but I did try to organize it better, so that the submittal requirements are all in 515.07 and the standards are in 515.09, 11 and 13. In the current version, parts of the review procedure and standards are mixed together in various parts of Section 520. (New Hope's ordinance, which is most similar to Crystal's, is about the same length; Golden Valley's is shorter because its standards are elsewhere in the code; Brooklyn Center's is shorter because it applies very broadly with no exceptions.) SECTION 520 (SITE & BLDG PLAN REVIEW) PAGE 1 OF 2 One of the main effects of the changes is to set clear thresholds for different levels of approval needed, depending on the size of the building expansion relative to the existing building. As drafted, the thresholds are as follows: 10% or less Section 520 does not apply (requires only a building permit) 10%-50% Section 520 applies, but staff may complete the review and approval without a Planning Commission public hearing and City Council approval More than 50% Section 520 applies and a Planning Commission public hearing and City Council approval are required For comparison: Robbinsdale only requires site plan review as part of zoning -related approvals (CUPS, variances, etc.) New Hope has a similar ordinance and uses the following thresholds: Under 25% Site plan review applies, but staff may complete the review and approval without a Planning Commission public hearing and City Council approval 25% or more Site plan review applies and a Planning Commission public hearing and City Council approval are required Golden Valley's ordinance is specific to its 1-394 mixed use district and uses thresholds: Under 10% Site plan does not apply (requires only a building permit) 10% or more Site plan review applies and a Planning Commission public hearing and City Council approval are required Brooklyn Center's ordinance requires site plan review including a Planning Commission public hearing and City Council approval, without any exceptions for small additions or provisions for staff approval. Planning Commission discussion is requested. Going forward, the schedule would be as follows: 6/27 Notice of public hearing published 7/08 Planning Commission public hearing 7/16 City Council - first reading 8/20 City Council - second reading & adoption 8/29 publication 9/28 effective date SECTION 520 (SITE & BLDG PLAN REVIEW) PAGE 2 OF 2 Section 520 — Site and building plan review 520.01. Purpose. It is the intent of this section to serve the public interest by promoting a high standard of development within the city. Through a comprehensive review of both functional and aesthetic aspects of new or intensified development, the city seeks to accomplish the following: 0.03. Approval required. Except as provided in subsection 520.05, #, th`out first Algaining site and building plan approval it is unlawful to do any of the following:: a) b) C) d) e) 520.05. Exce; a) Ai construct a building; move a building to any lot within expand or change the use of a structure or site or land featuK including the requiremenvf'or grade or take other a permit or an app remove earat except in con W land or modify a building, accessory which results in a different intensity of use, ite for development, except in conformance with 5ther natural material from or place the same on a site, permit or an approved plan. The following do not require site or building plan approval: )n or alteration of a single family or two family residential building or building; ent of a building by no more than 10% of its gross floor area, provided that there ;r special land use action required; or , changes in the leasable space of a multi -tenant building where the change does not t intensify the use, require additional parking, or result in an inability to maintain required =' performance standards. £„E 52til. 7. Review procedure. Subdivision 1. Application. Application for a site and building plan review is made to the director of community development on forms provided by the city and must be accompanied by the following: a) Plat or map of the property showing the proposed improvements b) Evidence of ownership or an interest in the property C) The fee required by appendix IV d) Complete site and building plans, signed by a registered architect, civil engineer, landscape architect or other qualified person acceptable to the director of community 3 development and showing the following, unless determined by the director to be unnecessary: v � 1) elevations of all sides of the building; 2) type and color of exterior building materials; 3) floor plan;_ 4) dimensions of all structures, including noton b�0! gs b4VIso curbs, sidewalks, hard surfaced areas and anything el thatbut or proposed to be built; and gra.- 5) the location of utility connections, trash and recycling containers, heating, ventilation and air conditioning equipment, and any other fixtures or equipment on the property. e) Landscape plans prepared >zy a la�idsta afhitect or other qualified person acceptable to the director of communit fievelop*nfr1 showing the following unless determined by the director to be unnecessary 1) boundarxlines ofihe propO ty with accurate dimensions; 2) locations o, 1, 'Xisting and proposed buildings, parking lots, roads and other improvements, 3 propQ�ed grading plan with two foot contour intervals; P-'4)' location, approximate size and common name of existing trees and shrubs; a 'planting schedule containing symbols, quantities, common and botanical names, size of plant materials, root condition and special planting instructions; a:. : 6)` planting details illustrating proposed locations of all new plant material; a fix: 7) locations and details of other landscape features including berms, fences and planter boxes; 8) details of restoration of disturbed areas including areas to be sodded or seeded; 9) location and details of irrigation systems; and 10) details and cross sections of all required screening. f) Such other information as may be required by the city. Subd. 2. Planning commission review. Except as provided for in Subd. 4, upon receipt of a completed application a date will be set for planning commission consideration using the same procedure as for consideration of conditional use permits in the zoning ordinance. Subd. 3. Multiple applications. A site and building plan application that is accompanied by a request for another special land use application must be considered by the planning commission E¢ concurrently with the other application. Subd. 4. Administrative approvals. Site and building plans that involve enlar elrnen �f a buil ink` g by more than 10% and no more than 50% of its gross floor area, and do not requircy otcrpciaand use action may be approved by the director of community development If any apptlicaticp is `procsed administratively, the director of community development must render a decision withn l 0 t sss days after receipt of a complete application and notify the applicant. There isA. its app fee administrative approvals. Subd. 5. Appeal. Any person aggrieved by a decision of the director Qf corrnunity development may appeal the decision to the planning commission in the manner specifi4d fors dministrative appeals in the zoning ordinance. x y: Subd. 6. Term of approval. Commencement o con"tuction. Construction of the building or initiation of the use must begin no later than Decembe DQ i4 year following the year in which site and building plan approval is granted. After the expit n oNp "H .. ... od the approval is null and void unless the city council grants an extension of time qr_a butldtng_pe"Jimit has been issued and substantial work performed on the project. Subd. 7. Extension. Upon ren t by th0 appl1,01it, the city council may grant a one-year extension of time for a site and btitli mg p%n apprbr� tl following compliance with the notice and public hearing requirements of this so. 04. The cif + i la decline to grant an extension if there has been a change in circumstances affecting ft p propir*_, or if>h 4 e are other reasons to justify the denial. A change in circumstance may be an approved mod " ificq ibn to the comprehensive guide plan, substantial changes to the surrounding development pattern or other items as determined by the city. A" Subd. 8,`1�ree extedsi sons. Three consecutive one-year extensions constitutes conclusiveproof that the devee ' ient l as not made adequate progress toward completion, and no further extensions may be granted 9.'%-nditions. The planning commission, city council or director of community L' iif[pose conditions in granting approval to site and building plans to carry out the intent or ('protect adjacent properties. UlYd" 10. Specific project. Site and building plans are valid only for the project for which is granted. Construction of all site elements must be in substantial compliance with the plans and ions approved by the planning commission, city council or director of community development. 520.09. General Standards. In evaluating a site and building plan, city staff, the planning commission and city council must consider the plan's compliance with the following: a) consistency with the elements and objectives of the city's development guides, including the comprehensive plan, general building requirements, zoning ordinance and stormwater management plan; b) consistency with this section; C) preservation of the site in its natural state to the extent practicable by rninin soil removal and designing grade changes to be in keeping with the general neighboring developed or developing areas; d) creation of a harmonious relationship of buildings and open spaces withpatural site features and with existing and future buildings having a visual rel$,' shipao fhe development; e) promotion of energy conservation through design, location, oi'icptrn andevation of structures, the use and location of glass in structures and:lhe useEA landscape materials and site grading; Rt;, f) provision of facilities conducive to non -motorized trap sp6gatidiflwhere practicable and consistent with the use of the property and ex `14ng or proposed off-site facilities; g) protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sigii`,16 ffcrs,�p_reservation of views, light and air and those aspects of design not adequatcly covered=byother regulations that may have substantial effects on neighboring '[andues,>d h) creation of a functional and'harnitniAs design for structures and site features, with special attention to th ilk, 1) an into nafisense of Aider for the buildings and uses on the site and provision of a desiiabfe.en' ironment for occupants, visitors and the general community; 2) the amount and location of open space and landscaping; £ matals, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with the adjacent and neighboring structures and uses; and vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separatior of pedestrian and vehicular traffic and arrangement and amount of parking. 1., 5203 O sign standards. Subdivision 1. Intent. It is not the intent of the city to restrict design freedom du, when reviewing project architecture in connection with a site and building plan. However, it is in th , st interest of the city to promote high standards of architectural design and compatibility with surrounding structures and neighborhoods. Subd. 2. Exterior materials. Blank walls, unadorned prestressed concrete panels, concrete block, unfinished metal and corrugated metal are not permitted as exterior materials for residential or non- residential buildings. This restriction does not apply to industrial uses, provided that adequate screening is included in the design. This restriction applies to principal structures and to accessory buildings except those accessory buildings not visible from any exterior property line. The city council may, at its discretion, allow architecturally enhanced block or concrete panels. Subd. 3. Mechanical equipment. Rooftop or ground mounted mechanical equipment and exterior trash and recycling storage areas must be constructed of or enclosed with materials aesthetically compatible with the principal structure. Low profile, self-contained mechanical units that blend rn wrth the building architecture are exempt from the screening requirement. Subd. 4. Utilities. Underground utilities must be provided for new and substantial I';renovatied structures. 520.13. Landscaping Standards. Subdivision 1. Plan. Open areas of a lot that are ndtg -ter improved for required parking areas, drives or storage must be landscaped with a combination 6 overstor�aras, understory trees, shrubs, flowers and ground cover materials. The plan for tandsca i g wil Jude ground cover, bushes, shrubbery, trees, sculpture, foundations decoraVdwik alks oi�thei similar site design features or materials in a quantity having a minimum value in conform nce with the following table: Project Value (including building construction, Minimum Landscape Value site preparation, and site improvements) Below $1,000,000 = 2% $1,000,001 - $2,000,000 $20,000 + I% of Project Value in excess of $1,000,000 $2,000,001 - $3,000,000 = $30,000 + 0.75% of Project Value in excess of $2,000,000 $3,000,001 - $4,000,000 = $37,500 + 0.25% of Project Value in excess of $3,000,000 Over $4,000,000 _ ] Up Where health,y'plant r►aterials of acceptable species exist on a site prior to its development, the application ache standards in this subdivision may be adjusted by the city council to allow credit for such m real, ided thaf°such adjustment is consistent with the intent of this section. The city may permit tli ding f areas reserved for future expansion of the development if consistent with the intent Trees. A reasonable attempt must be made to preserve as many existing trees as is to incorporate them into the site plan. 4111,11 Subd. 3. Overstory trees. New overstory trees must be balled and burlapped or moved from the gro:ing site by tree spade. Deciduous trees must have a minimum caliper of 2%2 inches. Coniferous trees will be a minimum of six feet in height. Ornamental trees must have a minimum caliper of 1 %2 inches. The city forester may waive these tree size standards in specific cases where smaller sizes may produce a better outcome as determined by the city forester. Subd. 4. Uncovered areas. Site areas not covered by buildings, sidewalks, parking lots, driveways, patios or similar hard surface materials must be covered with sod or an equivalent ground cover approved by the city. This requirement must not apply to site areas retained in a natural state. Subd. 5. Sprinkler system. In order to provide for adequate maintenance of landscaped areas, an underground sprinkler system must be installed when a new building is constructed or an existing building is being enlarged by 50% or more of its existing gross floor area. A sprinkler system isoot required for areas to be preserved in a natural state or are designed and will be maintained in a ma►tl r to not require irrigation, subject to the review and approval of the city forester. Subd. 6. Trees: species. Not more than 30% of the required number of trees,,,,, E'bomposId of one species, and no tree may be planted if it is listed on the city forester's prohibited tree lit_Fl Subd. 7. Internal parking lot landscaping. Parking stalls. Parking lotscontaining ovei ,150 stalls must be designed to incorporate unpaved, landscaped islands in number and diff%coMoti as re�juired by the city. Landscape islands must contain a minimum of 180 square feet. Striped no patk ng areas that are necessary to promote the safe and efficient flow of traffic are not to be "counted m the`alculation of the 150 stalls. Subd. 8. Landscape areas. Parking lot landscape which they are contained. Such areas, including landscal throughout the parking lot area so as to break up expa §,� with deciduous shade trees, ornamental or evergreen tre to review and approval by the city forester. Landscape tt each 15 surface parking spaces provided, or tnajor'fr4df planting beds bordered by a raised concrete'(urb or JW i -s- must cover O,;least 8% of the surface in ,lads, must be reasonably distributed §aved areas. Such areas must be provided lus°ground cover, mulch or shrubbery subject must be provided at the rate of one tree for i eof. Landscaping must be contained in ht approved by the planning commission. Subd. 9. Maintenance of landscap ng Tho,owne , tenant and their respective agents are jointly and severally responsible for the m4 ntenahr p of adscaping in a condition presenting a healthy, neat and orderly appearance and Op refuse and debris. Plants and ground cover that are required by an approved site or landscape platand which have died must be replaced within three months of notification by the city. However, the time for compff e may be extended up to nine additional months by the director of community development in order to allow for seasonal or weather conditions. Subd. 1Q Rc�aining walls. Retaining walls must be constructed in accordance with plans prepared by a registerRee, ngm„or landscape architect if required by the building code. 520.15., row'�l66osit required. Subdivision 1. Improvements. When screening, landscaping, paved areas or h`d mil,improvements to property are required, then a cash escrow deposit is required to 1WITt pe lin of the work and survival of the landscaping and trees for at least one year after tnstallaon e guarantee of work, escrow release and related matters shall be governed by a site MWMo 'Aj tdgreement between the city and the property owner in accordance with the city's standard forrq jo uch agreement prepared by the director of community development. Subd. 2. Completion of work. Upon completion of the work, the escrow deposit shall be released. Inc 'ses where various elements of the work are completed in distinct stages, a request for partial release of the escrow may be approved by the director of community development. In the event construction of the project is not completed within the time prescribed by building permits or other approvals, the city may, at its option, complete the work using the escrow. Subd. 3. Extension. The city may allow an extended period of time for completion of all landscaping if the delay is due to conditions which are reasonably beyond the control of the developer. Extensions not exceeding nine months may be granted due to seasonal or weather conditions. If an extension is granted, the city may require additional security as appropriate. 520.17. Screening and buffering. Subdivision 1. Certain uses. The following uses must be screened-, buffered in accordance with the requirements of this subdivision: a) Principal buildings and structures, and any building or structure accessory,4, , located in any commercial, industrial or planned development zoning distrf'pt and containing non-residential uses, must be buffered from adjacentpro _ert�y�loeted in any residential or planned development district and used for any resided ial put b) Principal buildings and structures and any building or structu as rpssory tliretri having densities exceeding five units per acre must be buffered fresm4anprQpty having a lower residential density than the subject property. C) Off-street parking facilities containing five or more spades mfist be buffered from adjacent property used for any residential purpose d) Loading docks must be screened from lot lanes and public roads unless specifically determined by the city council to be unnecessary. e) Trash and recycling storage facilities mint be s86ned from lot lines and public roads unless specifically determinl by the city council to be unnecessary. i) Outside storage in commercial and mdUstrial districts that is allowed by other provisions of this code must be,.sc kened from all,;public views. Subd. 2. Materials Required screemrtg car>juffering may be achieved with fences, walls, earth berms, hedges or other lands' &oma*als. Walls and fences must be architecturally harmonious with the principal building. Earth berms may not eXceed a slope of 3:1. The screen must be designed to employ materials that provide an effective visual barrier. Subd 3, dation Required screening or buffering must be located on the lot occupied by the use, buildm `acilit} oy structure to be screened. No screening or buffering may be located on a public right of wayr within eight feet of the traveled portion of a street or highway, nor within the sight triangle describ,,tn theAonina ordinance. i'ht. Required screening or buffering must be of a height needed to accomplish the n Height of plantings required under this section must be measured at the time of this requirement is specifically waived by the city council. Section 520 — Site and building plan review C) mitigate to the extent feasible adverse impacts of one land d) promote the orderly and safe flow of vehicular and e) preserve and enhance the natural and built en 520.03. Approval required. Except as provided in subsection 520.051without fust obtaining site and building plan approval it is unlawful to do any of the following: a) construct a building; b) move a building to any lot C) expand or change the use structure or site or land including the requixcmgi d) grade or take a permit oraj e) remove earth except in coir 520.05. Exce6fions The folic he city; [Jding,Qr parcel of land or modify a building, accessory my manner which results in a different intensity of use, dotal parking; a site for development, except in conformance with gravel or other natural material from or place the same on a site, ice with a permit or an approved plan. do not require site or building plan approval: construction or alteration of a single family or two family residential building or aci�essory building; enlargement of a building by k -s -,--no more than 10% of its gross floor area, provided that there is no others ecial land use action required; ria �= ve� a te✓ r t-1�--di��ctcn=�f-ray-c�e�ael�pment--leas-�onr-t�c�...an�ri-n-i-:fir=aa;-i~v�-m=e�i��v�ua�t tom n -5-20-:--f5- or e) changes in the leasable space of a multi -tenant building where the change does not intensify the use, require additional parking, or result in an inability to maintain required performance standards,-.er iet9-unl q d -ley. th Virg soil a ti aovah 520.07. Review procedure. Subdivision 1. Application. Application for a site and building plan review is made to the director of community development on forms provided by the city and must be accompanied by the following: a) a-pPlat or map of the property showing the proposed improvements, y Pbb eEvidence of ownership or an interest in the property; cd) (f C- he fee required by appendix IV; de) eComplete site and buildinge4vation&-and-feetpfint-pl d" gns, �ig'pe by a registerc architect, civil engineer, landscape architect or andquaLified�person acceptable to thc_director of cnmmunidevelapment and s the followinae unless determined by the director to be, unneces§arv: floor plan; 41— dimensions of all structures including not only bqLildi sidewalks. -hard surfaced areas and anvthing else that N RM NI= 3L_proposed grading Ian with two foot contour intervals; 4) ___jocatiQn, at) roximate size and common name of existing trees and shrubs - a plantin sc_hedule containiig_symbols, quantities, common and botanical names, size of plant materials, root condition and special &agnti gg instructions" planter boxqs� details of restoration of disturbed areas ingluding areas to be sodded QiL5e e 9j location and details of irrigation tem� and 10) details and cross sectiolls� of all reqgjigd scrg�qjn& | f> s�Such other information as may be required by the city. , , I Owill" M-1 WAWOMMAINOMMIZZ 14MM asamly.1maul, I 1;FAM Maggang'a r.—num; Lwagumna I M;HV*R;MjA1 Isluarn i - -- - -- -- - - ---- — - - almaIRMWIMMU , . ......... "M uses-. 4Subd. 2. Planning commission review. F-,.xgspt as a completed application; a date will be set for planning commissi 52-044Subd. 3. Multiple applications. a request for must be considered by the planning commissi, other application. - pon receipt of RKIVTZMMMMMI�l plan application that is accompanied by with the 5-2442SSubd.4.Adminlstzai e appr6lVals. gubdivi4on4=Difee4of -.Site and building plans.that involve enlqrgemept_Qf a building ",by i fiore than 10% and no more than 50% of its rosy floor area ..and do notre rewire any other special I" n& "action, be approved by the director of compunityde`v&Ib ' pinent. If any application is processed administratively, the director of community development must render a decision within 3-0-10 businessdaysafter the receipt of a completq - application f*06 an, d, sefve--af4he-dee4-4E*i-upon- the applicant-by-ma44... There is no aDDlication fie, for administrative aDDrovals. peal. Any person aggrieved by a decision of the director of community development 'on to the planning commission in the manner specified for administrative appeals in zoning eordinance. ROE, 424-44SUbd. 6. Term of approval. Subdiv4si-e*4-.Commencement of construction. Construction 77 of the64ding or initiation of the use must begin no later than December 31 of the year following the year,,,, in,"Which site and building plan approval is granted. After the expiration of such period the approval is null' and void unless the city council grants an extension of time or a building permit has been issued and substantial work performed on the project. Subd. 27. Extension. Upon request by the applicant, the city council may grant a one-year extension of time for a site and building plan approval following compliance with the notice and public hearing requirements of this section. The city may decline to grant an extension if there has been a change in circumstances affecting the property or if there are other reasons to justify the denial. A change in circumstance may be an approved modification to the comprehensive guide plan, substantial changes to the surrounding development pattern or other items as determined by the city. Subd. -38. Three extensions. Three consecutive one-year extensions constitutes conclusive p oof that the development has not made adequate progress toward completion, and no further extensions may be granted. 52449 Subd. 9. Conditions. The planning commission, city council or director of c development may impose conditions in granting approval to site and building plans of this section or to protect adjacent properties. 524-.24Subd. 10. Specific project. Site and building plans are valid only ,for the projedTor which approval is granted. Construction of all site elements must be in substantial c ' omplian6e.,.with the plans and specifications approved by the planning commission, city council or directof`afcoriinunity development. and buildi FIM 111ralm-011WIl M to V W, i'zinn of fiqrifitioq rondfirive, to non -motorized transnortation where Dracticable and rM PIM surface water drainage . q sound and sign buffers�reservation ofd views, light and air and those� have substantial effects neig_hborin� land uses< and creation of a functional and harmonious dgs �nfQr structures and site features, with special attention to the following: an internal sense of order for the buildings and uses on the site andprqvisign of a desirable environment for_pccupantsg visitors and She -general community, 3) materialsg textures, colors and details of construction as anexpression ofthe design concept and the compatibility of the same with the adjacent and nei hboring structures and usps� and ON M91TO "I M9 520.2.311.A+eh4eetuf&l--f)�n standards. Subdivision 1. Intent. It is not the design freedom unduly when reviewing project architecture in connection* However, it is in the best interest of the city to promote high standards bf arc compatibility with surrounding structures and neighborhoods. A=c hit -W" eonditieg e . H4-. Its. to'restrict ling plan. and Subd. 2. Exteriorrnat&fial§Blank walls, unadorned prestressed concrete panels, concrete block, unfinished metal and corrugated triptal are not permitted as exterior materials for residential or non- oes not apply to industrial uses, provided that adequate screening is residential buildings,,. This trid'fici 'cl included in 4 the 4 " isn. This restr iaion applies to principal structures and to accessory buildings except those accessory;bullcjlugs not visible from any exterior property line. The city council may, at its discretion, alf, ar hit6e ulrally enhanced block or concrete panels.-(AniendeEfid: NB.-,1000-44TSe&.4) V6d`.,,Q Nhchanical equipment. Rooftop or ground mounted mechanical equipment and exterior ryc tg storage areas must be constructed of or enclosed with materials aesthetically le vv the "principal structure. Low profile, self-contained mechanical units that blend in with ng 8 itecture are exempt from Ie screening requirement. ubd. 4. Utilities. Underground utilities must be provided for new and substantially renovated .......... 10,1110010 waguguirmi til;ui;irlzuiirAArmg,;z7,Zu;ZE ,, N M I 5201-713. Miniff i 'Landscaping -stat are not used or improved for required parking areas, combination of overstory trees, understory trees, shr landscaping will include ground cover, bushes, shrul or other similar site design features or materials in a with the following table:`. Project Value (including building site preparation, and site improvel Minimum Landscape Value 2% _ $20,000 + I% of Project Value in excess of $1,000,000 $30,000 + 0.75% of Project Value in excess of $2,000,000 $37,500 + 0.25% of Project Value in excess of $3,000,000 = 1% [ant materials of acceptable species exist on a site prior to its development, the application of the standards in this subdivision may be adjusted by the city council to allow credit for such material, provided that such adjustment is consistent with the intent of this section. The city may permit the seeding of areas reserved for future expansion of the development if consistent with the intent of this section. Subd. 2. Trees. A reasonable attempt must be made to preserve as many existing trees as is practicable and to incorporate them into the site plan. Subd. 3. Overstory trees. New overstory trees must be balled and burlapped or moved from the growing site by tree spade. Deciduous trees must have a minimum caliper of 21/2 inches. Coniferous ' trey will be a minimum of six feet in height. Ornamental trees must have a minimum caliper of 1'/2 inches. 'I citorester mqy_)yaivethese tree size standards i better outcome as determinedbyeciI)L forester. Subd. 4. Uncovered areas. Site areas not covered by buildings, sidewalks, pat driveways, patios or similar hard surface materials must be covered with sod or an eq cover approved by the city. This requirement must not apply to site areas retained inf Subd. 5. Sprinkler system. In order to provide for adequate underground sprinkler system must be--pfov4ded-a&-paA-of-e RII rITI 50% or more of its exisjtjiqg-grges Moor area. A sprinkler system exeept-is not required for areas to be preserved in a natural state, Subd. 6. Trees: species. Not more than -5030% of the species,qnd- no tree maybe planted if it is listed on t] tf ees-am- prohi-bited--. b)---box-euler-I an of trees must be composed of one )rohibited tree list. The4eAl-owing Internal perking lot landscaping. SubdiN44on4 —.Parking stalls. Parking lots containing oyer 150"Aalls must,be designed to incorporate unpaved, landscaped islands in number and dimension dil,required b'y,,,,,,tIt e city. Landscape islands must contain a minimum of 180 square feet. Striped no, pari miv''areas that are necessary to promote the safe and efficient flow of traffic are not to be 11 1 114'13., 1 .1 , - - a- 441 CfA -11" --,A--A --A .a- -, t- Subd. -28. Landscape areas. Earl Wsca Te -areas must cover at least 8% of the surface in whi' h"they are contained. Such _mak-%ig-let-landsc.Ve-areas, including landscape islands, must be reasonably distributed throughout the parking lot area so as to break up expanses of paved areas. Plafk-ing 4of-lart dseape-5,u( Such areas must be provided with deciduous shade trees, ornamental or evergreen trees, plus ground cover, mulch or shrubbery_,s, qb -e— it forester. -as-detemiried ject to review and ap gyal by city pa ILandscape trees must be provided at the rate of one tree for each 15 surface parking spaces provided, or major fraction thereof. Pefk4*g4ot4Landscaping must be contained in planting beds bordered by a raised concrete curb or equivalent approved by the planning commission. 5-2444-Subd. 9. Maintenance of landscaping. The owner, tenant and their respective agents are jointly and severally responsible for the maintenance of all landscaping in a condition presenting a healthy, neat and orderly appearance and free from refuse and debris. Plants and ground cover that are required by an approved site or landscape plan and which have died must be replaced within throe months of notification by the city. However, the time for compliance may be extended up to nine additional months by the director of community development in order to allow for seasonal or weather conditions. &NA-3Subd. 10. Retaining walls. Retaining walls must be prepared by a registered engineer or landscape architect iii-e-ofif6ri, building code. 5203-5.15. °____ i&-bend-Esc7ow deposit required. SubdiN landscaping paved areas or other similar improvements to pr( cash escrow deposit is required and trees for at least one year after jqApMion. accordance with &y �Iomcnt. Subd. 2. Completion of work. plans nproVemonts'.. When screening, A required, then a P NIT", mrm of the escrow ma v bye director of: community development. In the event construction of the project is not completed within,elfic tim6�presoribed by building permits and -or other approvals, the city may, at its option, complete the m e q- m4-a��of -the,-ownef —in g the 9_SLC_EiA Subd. 3. Extension. The'eity may allow an extended period of time for completion of all landscaping if the. .,4 olayis dueto,<,,conditions which are reasonably beyond the control of the developer. Extensions not ex", C I I eeding 270-4ay'&;njne months may be granted due to seasonal or weather conditions. If anextensioi�, 'grantbd,,, the city may require additional security as appropriate. 1 5203-7 and 6fiffering. Subdivision 1. Certain uses. The following uses must be screened or ,e with the requirements of this subdivision: Principal buildings and structures, and any building or structure accessory thereto, located in any bu4nesscommercial, industrial or planned tm't-development zoning .district and containingnon-residential uses, must be buffered from lots -ad jacet1tpl9perty.jocated in y residential of planned development district and used for any residential purpose. b) Principal buildings and structures and any building or structure accessory thereto 4oe-ated at -having densities exceeding five units per acre must be buffered from lots4oeate44n-&ny R4—,R2-,-oT--R4- � -adjacent property bavin&A lower residential density than the sub jgc j property. C) Off-street parking facilities containing five or more spaces must be buffered from stre Joeated-w4 in`'s ae. �d- 4 ar-e-gdjAceti ro erty_used for any residential purpose. d) Loading docks must be screened from lot lines and public roads_unless. specifically determined by the city council to be unnecessar. . e) Trash and recycling storage facilities must be screened from lot lines and public roads unless specificallydetermined b the city council to be unnecessary. f) Outside storage in lits -commercial and industrial districts that is provisions of this code must be screened from all public views. Subd. 2. Materials. Required screening or buffering may be achieved with fences, walls, earth berms, hedges or other landscape materials. Walls and fences must be architecturally harmonious with the principal building. Earth berms may not exceed a slope of 3:1. The screen must be designed to employ materials that provide an effective visual barrier. Subd. 3. Location. Required screening or buffering rnust be Iocated on'the lot occupied by the use, building, facility or structure to be screened. No screen ing or bufferin&miay be located on a public right of way or within eight feet of the traveled portion of a streetor highway, nor within 2-54et-of-a described in the zoning ordinance. Subd. 4. Height. Required screening of 5". goals of this section. Height of plantings regtni installation unless this _ is.rec7llirement is s� cifiea of a height needed to accomplish the �n must be measured at the time of