2012.12.10 PC Meeting PacketPage I of 2
CRYSTAL PLANNING COMMISSION AGENDA
Mondav, December 10 2012 at 7.00 p m
Council Chambers, Crystal City Hall
Commissioners, please call 763.537.9 144 or email
corinne.elfelt crystalmn pov if unable to attend
* Items for which supporting materials are included in the meeting packet
** Information to be provided at the meeting
A. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following
members resent:
❑ Commissioner (Ward 1)
Sears [Secretary]
❑ Commissioner (Ward 2)
***vacant***
❑ Commissioner (Ward 4)
❑ Commissioner (Ward 1)
❑ Commissioner (Ward 3)
***vacant***
❑ Commissioner (Ward 4)
Heigel
VonRueden
Johnson
❑ Commissioner (Ward 2)
Erickson
❑ Commissioner (Ward 3)
111 Commissioner (At -Large)
I Buck [Vice/Acting Chair]
I Strand
B. APPROVAL OF MINUTES *
Moved by and seconded by to approve the
minutes of the November 13, 2012 regular meeting with the following exceptions:
Motion carried.
C. PUBLIC HEARINGS
1. Consider Application 2012-08, Site & Building Plan Approval for The Cavanagh
senior apartments at 5401 51St Avenue North (Cavanagh School site) *
Staff presented the following:
&TLANNINGTIanning Commission12012112.101agenda detailed.doc
Page 2 of 2
The following were heard:
Planning Commission discussion:
Moved by and seconded by to
(recommend approval) (recommend denial) (continue consideration) of
Application 2012-08, Site & Building Plan Approval for The Cavanagh senior
apartments at 5401 51St Avenue North (Cavanagh School site).
Motion carried.
D. GENERAL INFORMATION
1. City Council actions on previous Planning Commission items:
November 20, 2012:
• Approved the Preliminary and Final Plat of Cavanagh Park Addition
• Approved first reading of an ordinance rezoning Lot 1, Block 1, Cavanagh Park
Addition from R-1 to R-3
2. Staff preview of likely agenda items for Monday, January 14, 2013 meeting **
E. OPEN FORUM
F. ADJOURNMENT
Moved by and seconded by to adjourn.
The meeting adjourned at
Motion carried.
p.m.
G:IPLANNINGTIanning Commission12012112.101agenda detailed.doc
Unapproved Minutes of the November 1s, 2u12 vianning L,omnussiuu JVMULILlt, rage , U1 Z.
CRYSTAL PLANNING COMMISSION MINUTES
November 13 2012 at 7:00 p.m.
Council Chambers, Crystal City Hall
A. CALL TO ORDER
The regular meeting of the Crystal Planning Commission converged at 7 0,0 p m with the
fn11 Minrn r"nmhorc nrecant
C
X Commissioner (Ward 1)
❑ Commissioner (Ward 2) ,,
❑ Cnommrssione r �(1Vard 4)
Sears [Secretary]
vacant
vacant
X Commissioner (Ward 1)
X Commissioner (Ward. 3)
'X Comm`ss.vner (Ward 4)
Heigel
VonRueden
Johnson
X Commissioner (Ward 2)
X Commissioner (Ward 3) "
,,,30.ommissioner (At -
Erickson
Buck [Vice/Ac, ng Chal'rj ,
Large) Strand
Also present were Council Liaison John t3uazjszewsKi ang Clry stall rner11Ue15 JUH11
Sutter and Corinne Elfelt.
APPROVAL OF MINUTES
Moved by Commissioner Sears and seconded by Commissioner VonRueden to
approve the minutes of the, Qctober;;8 2012 "ular meeting.
PUBLIC HEARI
Motion carried unanimously,
1. Cort ider App,lic6ti b!;,2012-07 related to 5400 Corvallis Avenue North (former
Cavanagh Scf%Qol property)
are _P.rellminary and Final Plat of Cavanagh Park Addition
Rezonlr3 Lof 1 from R-1 to R-3
— F~indings related to the sale of Lot 1 for development of senior housing
Asslstarit Community Development Director/City Planner, John Sutter, presented
the staffs"rpport.
Commissioner Sears asked if the water, sanitary sewer and storm sewer lines were sufficient
for The Cavanagh. Mr. Sutter explained this will be the developers responsibility but there
should be no issues as the main trunk for much of the city runs through this property giving
ample opportunity to connect to the main line,
Acting Chair Buck opened the Public Hearing. There being no testimony, acting Chair Buck
closed the Public Hearing.
G:TLAN NINGTIanti ing Coin inission1201211 1.131unapproved minutes.doc
Unapproved Minutes of the November ii, LUIG Planning uommission rviecu,ig ra6c /_ u1 L
Mr. Sutter displayed the preliminary site plan provided by the developer, Dominium, who will
be holding a neighborhood open house at Cavanagh School on November 26 at 7:00 p.m.
The proposed project will include 130 independent living units (one and two bedroom
apartments) for tenants 55 years of age and older. Average age typically is mid to late 70's.
Dominium representative Ron Mehl stated the proposed development includes a theater room,
party room, card room, exercise room, salon and on-site management office.
Commissioner Heigel asked if there will be handicap accessible units. Mr. Nfehl=,said that they
are required to have 2% fully accessible units. The entire building will hive wlli have wide
halls, grab rails, and wide doorways.
Commissioner Johnson asked what the steps are to make the otherportion of the, property city
park property. Mr. Sutter explained that the EDA will transfer title fQth'park portfen of the
property to the city at no cost. The Park Commission will advice the city:9f any `recommended
changes to the park amenities.
Hearing no further discussion, acting Chair Buck asked fo.r a nidfi'gq,
Moved by Commissioner VonRuedennd secordyed by Commissioner Heigel to
adopt a resolution recommend [h.Nthat ti o City Cbuncii approve the Preliminary
and Final Plat of Cavanagh-P-6.11Ad'dition,'`Prezorli
M E M O R A N D U M
DATE: December 5, 2012
TO: Planning Commission (December 10, 2012 meeting)
FROM: John Sutter, City Planner/Assistant Community Development Director
SUBJECT: Public Hearing: Application 2012-08 for site and building plan approval for
The Cavanagh senior apartments at 5401 51St Avenue North (Cavanagh
School site)
A. BACKGROUND
The proposed development site is comprised of the school, parking lots and other site
improvements presently addressed as 5400 Corvallis Avenue North, legally described
as Lot 1, Block 1, Cavanagh Park Addition and containing approximately 4.3 acres.
The Economic Development Authority of the City of Crystal ("EDA") purchased the site
and adjacent open space to the east from Robbinsdale Area Schools on October 26,
2012. The EDA has platted its 8.3 acre purchase into two lots, the 4.3 acre
development site (Lot 1) and 4 acres of open space to be conveyed to the City of
Crystal for park purposes (Lot 2). The EDA will demolish the existing school building
and site improvements on Lot 1 by May 2013.
After demolition, the EDA proposes to sell Lot 1 to Dominium Development and
Acquisitions LLC ("Dominium"). Dominium proposes to build a three story, 130 unit
senior citizen apartment building ("The Cavanagh") which would be addressed as 5401
51 st Avenue North.
A public hearing notice was mailed to property owners within 700 feet of the site and
those as far north as the CPRR railroad regardless of distance. The notice was also
published in the Sun Post on November 29, 2012. On December 10, 2012 the
Planning Commission will hold the public hearing and consider making a
recommendation for the City Council to consider at its December 18, 2012 meeting.
The following Exhibits are attached:
A. Aerial photos (spring 2012 overhead and fall 2011 oblique)
B. November 29, 2012 public hearing notice and mailing map
C. Written comment received and staff reply
D. Plat of Cavanagh Park Addition (approved by Council November 20, 2012)
E. Architectural Site Plan (A010)
F. Removals Plan (C1-1)
5401 51ST AVE N (THE CAVANAGH) - SITE & BUILDING PLANS
PAGE 1 of 6
G. Site Plan (C2-1)
H. Grading & Drainage Plan (C3-1)
I. Storm Water Pollution Prevention Plan (C3-2)
J. Utility Plan (C4-1)
K. Detail Sheet (C8-1)
L. Landscape Plan (L100)
M. Parking Level Plan (A100)
N. First Floor Plan (All 01)
O. Second Floor Plan (A102)
P. Third Floor Plan (A103)
Q. Exterior Elevations (A500)
R. Site Illustration (color)
B. STAFF COMMENTS
1. Comprehensive Plan and Zoning Status
The subject property is guided for High Density Residential development subject
to Special Area Plan C, which states:
C. Cavanagh School Site. Tire following requirements are imposed to rellect the unique historical
and geographic setting of the property ill general and (lie school site ill particular:
1. The terul "School Site" rrienlls tile block hounded by Lakeland, Quail, Corvallis and 51"
Avenues except that portion east of Cavanagh SC11001's east Iltrl•king lot.
2. If the school site is redeveloped for high dellsity residential use then no development shall
be perrttitted on the rest of the property azul it shall only be used for public park and open
space.
3. Due. to the school site being embedded ill a low density resicletltial neighborhood, rezoning
to high density residential shall only occur for age -restricted housing defined as alae 55 and
older.
4. Because such age -restricted housing tends to have fewer traffic impacts than housing
available to the general public, the maxillitim density for redevelopment of file scllool site is
30 dwelling units per acre of the school site, or 130 units total, whichever is less.
5. To utilize the existing transportation infrastructure, Illotor vehicle access to ally high
density residential use shall only be from 51" Avenue and Lakeland Avenue.
6. Care should be taken ill the rezoning and site pliinErilig process to integrate the redeveloped
school site into adjacent public trails and sidelvallcs as well as the park and open space
comprising the east half of the properly.
Suggested finding: The proposed development would be consistent
with the Comprehensive Plan.
The subject property will be rezoned from R-1 Low Density Residential to R-3
High Density Residential upon adoption of a rezoning ordinance by the City
Council. First reading was approved on November 20, 2012; second reading and
adoption is scheduled for December 18, 2012 concurrent with Council
consideration of the site and building plans.
Suggested finding: The proposed development would be consistent
with the Zoning Ordinance after second reading and adoption of the
rezoning ordinance by the City Council.
5401 51 S7 AVE N (THE CAVANAGH) -- SITE & BUILDING PLANS
PAGE 2OF6
2. Site and Building Plan Review
The building would have three stories on top of a basement parking garage. Its
footprint would be 55,180 sq. ft. yielding a gross floor area of 165,240 sq. ft. The
proposed dwelling unit count is as follows:
In addition to the 130 units the building would have a number of amenities
including wood shop, fitness room, salon/nursing station, theater/TV room, craft
room, card room, club/party room with kitchen and separate formal dining, library
and a guest suite for visiting family members. To take advantage of the building's
southern exposure and bring daylight into the corridors and common areas, the
building would have a number of sunrooms along the south wall. The building
would also have an on-site management office.
The building would meet the city's minimum 30 foot minimum setback from all lot
lines, and would not exceed the maximum height of 50 feet from average grade
to roof peak.
The building would have a hip roof with a maximum 6:12 pitch. The exterior
materials are intended to mimic the character of the surrounding neighborhood
including asphalt shingles, cement board lap siding and a significant amount of
face brick. The building features large window areas and a balcony for each unit.
The property would have a total of 191 parking stalls, 140 in the basement
parking garage and 51 in the surface parking lot. City code requires a minimum
of 130 stalls (1 per dwelling unit for senior housing).
To guarantee completion of the site improvements, Dominium will need to
provide an executed Site Improvement Agreement and financial surety in the
form of a cash escrow deposit or irrevocable letter of credit. The surety amount
will be determined after Dominium submits a completed Table of Project Cost
form as part of the building permit submittal.
Parking lot and building exterior lighting is not shown at this time but will be
required to comply with the city's maximum illumination standards of 1.0 foot
candles at the centerline of abutting streets and 0.4 foot candles at adjacent
residential property lines. A photometric plan must be included with the detailed
building permit submittal.
5401 5157 AVE N (THE CAVANAGH) - SITE & BUILDING PLANS
PAGE 3OF6
1 BR
2 BR 1 1 BA
2 BR 12 BA
TOTAL
1st Floor
23
6
12
41
2nd Floor
24
4
15
43
3 d Floor
24
6
16
46
-------------
TOTAL
-------------
71 (55%)
-------------
16(12%)
-------------
43(33%)
-------------
130
In addition to the 130 units the building would have a number of amenities
including wood shop, fitness room, salon/nursing station, theater/TV room, craft
room, card room, club/party room with kitchen and separate formal dining, library
and a guest suite for visiting family members. To take advantage of the building's
southern exposure and bring daylight into the corridors and common areas, the
building would have a number of sunrooms along the south wall. The building
would also have an on-site management office.
The building would meet the city's minimum 30 foot minimum setback from all lot
lines, and would not exceed the maximum height of 50 feet from average grade
to roof peak.
The building would have a hip roof with a maximum 6:12 pitch. The exterior
materials are intended to mimic the character of the surrounding neighborhood
including asphalt shingles, cement board lap siding and a significant amount of
face brick. The building features large window areas and a balcony for each unit.
The property would have a total of 191 parking stalls, 140 in the basement
parking garage and 51 in the surface parking lot. City code requires a minimum
of 130 stalls (1 per dwelling unit for senior housing).
To guarantee completion of the site improvements, Dominium will need to
provide an executed Site Improvement Agreement and financial surety in the
form of a cash escrow deposit or irrevocable letter of credit. The surety amount
will be determined after Dominium submits a completed Table of Project Cost
form as part of the building permit submittal.
Parking lot and building exterior lighting is not shown at this time but will be
required to comply with the city's maximum illumination standards of 1.0 foot
candles at the centerline of abutting streets and 0.4 foot candles at adjacent
residential property lines. A photometric plan must be included with the detailed
building permit submittal.
5401 5157 AVE N (THE CAVANAGH) - SITE & BUILDING PLANS
PAGE 3OF6
Signage (such as a monument sign) is not shown at this time, but if any is
proposed it must comply with the city's sign code. A separate sign permit
application and detailed plans must be submitted prior to construction.
On December 4, 2012, city staff met to review and discuss the submitted site
and building plans. Notes from that meeting are as follows:
Sheet A010:
1. Developer to build the following sidewalks:
• An approximately 7 foot wide behind -the -curb sidewalk along 51St to
match the width of the existing sidewalk to Lakeland. This includes
widening the short section of existing 5' wide sidewalk lying east of the
new curb cut and installing a curb ramp at Toledo. This sidewalk will be
plowed by the city.
• A 5 foot wide sidewalk along east side of the new building to connect
Toledo/511't and Toledo/Corvallis. This sidewalk will be on Dominium
property so the city must be granted a public sidewalk easement to
ensure public use. This sidewalk will be plowed by Dominium.
• A 5 foot wide sidewalk along the north side of Corvallis from Lakeland to
Toledo. This sidewalk would be built in the boulevard along the lot line
with approximately 4 feet of turf between the sidewalk and curb, except
that at the west end (Lakeland) it will need to shift to the curb so it clears
the fire hydrant nozzle tip by at least 1 foot. Also at the west end, the
existing stop sign location will need to be adjusted. This sidewalk will be
plowed by Dominium.
• A 5 foot wide behind -the -curb sidewalk along the north side of Corvallis
from Toledo to Quail, including curb ramps at Corvallis/Toledo and
Corvallis/Quail. The north edge of this sidewalk must be at least 1 foot
from any fire hydrant nozzle tips. This sidewalk will be plowed by the city.
Sheet C1-1:
1. The four existing curb cuts will be left in place by the EDA and must be
removed by Dominium as part of the development.
2. The EDA would also be willing to leave the school's east parking lot in place
as a staging area for building construction, if desired by Dominium, but
Dominium would be responsible for its removal. (The EDA's current
demolition bid specifications require the demolition contractor to remove it,
but the EDA can change that if Dominium desires.)
3. The two utility poles and overhead wires along the north lot line will be left in
place when the site is sold to Dominium. At a minimum, the east pole and
lines serving it must be removed by Dominium and the private utilities. (For
more information please see item #3 under Sheet C4-1).
Sheet C2-1:
1. Remove 'Burnsville' references
5401 515T AVE N (THE CAVANAGH) - SITE & BUILDING PLANS
PAGE 4OF6
Sheet C3-1:
1. The four rain gardens are fed only by overland runoff and may not be able to
support rain garden plantings. Final drainage design to be worked out with
the City Engineer and Shingle Creek Watershed.
2. The city will require a maintenance agreement whereby developer commits to
maintain the stormwater facilities including the proposed underground
stormwater treatment and rate control structures.
3. If a vehicle needs to be towed out of the basement garage, is there sufficient
height clearance?
4. How will Dominium deal with the potential for icing on the driveways to the
basement garages?
Sheet C4-1:
1. Dominium must remove the existing water service on 51 St Avenue by
disconnecting it at the water main under the street.
2. Dominium must remove the existing sanitary sewer service on 51 St Avenue by
plugging it with concrete at the manhole.
3. Overhead utilities (electricity and communications) serving the development
must be underground and cannot extend east of the existing westerly pole
along the north lot line. Ideally, the lines will go underground at a pole iocated
on the other side of the 515tNera Cruz intersection then run under the
intersection to the development site. But if this is impractical or too expensive,
Dominium and the utilities may choose to use the existing westerly pole as
the terminal pole for the overhead lines. The existing easterly pole and lines
along the north lot line must be removed by Dominium and the private
utilities, and no other overhead lines or poles will be permitted.
Sheet C8-1:
1. Need detail shown for sump manholes 1 catch basins
2. Crosswalk markings must be epoxy not painted [may not be applicable in this
case]
Sheet L100:
1. The spruce trees cannot be located in the 25 foot sight triangle at the
Lakeland/51St intersection
2. Three Autumn Gold Ginkgo trees indicated on the east side of main drive is
actually two
3. The proposed number of maples (31 out of 100 total trees) is not acceptable
to City Forester due to overplanting concerns. Maximum allowable would be
approximately 7 maples. Possible substitutes include Cladrastus kentukea
(Yellowwood), Gymnocladus droecus `Expresso" (Expresso Kentucky
Coffeetree), Maackia amurense (Amur maackia), and hardy Magnolias.
4. Turf areas and landscaping beds must be irrigated (rain gardens may be
exempt if properly designed)
Building plan sheets:
1. On all three floors, the sunroom at south end of the east building corridor is
closed off by a wali/door (the sunroom should be open to the hall)
5401 51" AVE N (THE CAVANAGH) - SITE & BUILDING PLANS
PAGE 5 OF 6
2. Some of the walk-in closets appear to be walled off even though a door is
shown
Suggested finding: The proposed plans would be in compliance with
city code, provided that the issues identified in the staff comments
are addressed prior to submittal of detailed plans for the building
permit application.
C. RECOMMENDED ACTION
Approve Application 2012-08 for site and building plans for The Cavanagh to be located
at 5101 51 st Avenue North, subject to the findings of fact and staff comments in Section
B of this report which shall become conditions of approval.
Planning Commission action is requested. The City Council would consider the
Planning Commission's recommendation at its meeting on December 18, 2012.
5401 51$7 AVE N (THE CAVANAGH) - SITE & BUILDING PLANS
PAGE 6 OF 6
Em
CITY OF CRYSTAL
NOTICE OF PUBLIC HEARING
LAND USE APPLICATION 2012-08
SITE & BUILDING PLAN REVIEW FOR PROPOSED SENIOR HOUSING ON THE SITE OF
THE FORMER CAVANAGH SCHOOL LOCATED AT 5400 CORVALLIS AVENUE NORTH
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Crystal will meet on
Monday, December 10, 2012 at 7:00 p.m. or as soon thereafter as the matter may be heard, at
Crystal City Hail, 4141 Douglas Drive North, in said City, to consider Land Use Application
2012-08 submitted by Dominium Development and Acquisitions LLC ("Dominium"), applicant,
and Economic Development Authority of the City of Crystal ("EDA"), property owner.
• Property Location: The site of the now -closed Cavanagh School addressed as 5400
Corvallis Avenue North
Type of Application: Site and Building Plan Review for proposed senior housing
Description of Project: The EDA acquired the 8.3 acre property from Robbinsdale Area
Schools and has platted it into two lots in Block 1, Cavanagh Park Addition:
- Lot 1, containing approximately 4.3 acres, and presently comprised of the school
building, parking lots and other site improvements. Dominium proposes to build a three
story senior citizen apartment building ("The Cavanagh") of up to 130 units on the
school site. The new building would be addressed as 5401 51St Avenue North.
- Lot 2, containing approximately 4 acres, and comprised of the open space between the
school site and Quail Avenue. The EDA will transfer Lot 2 to the City of Crystal for park
purposes.
On or about November 30, 2012, a copy of the site and building plans will be available for
review at Crystal City Hall during normal business hours and on the Planning & Zoning page of
the city website, www.crystalmn.go_v_. The city staff report will be similarly available on or about
December 5, 2012. If you have questions please contact City Planner John Sutter at
ohn.sutter ,crystalmn.gov or 763.531.1142.
Persons desiring to be heard on this matter are invited and encouraged to attend the public
hearing. Persons unable to attend may submit written comments prior to the date of the
hearing to: Community Development Department, City of Crystal, 4141 Douglas Dr N, Crystal
MN 55422. Auxiliary aids for handicap persons are available upon request at least 96 hours in
advance. Please call the City Clerk at 763-531-1000 to make arrangements. Deaf and Hard
of Hearing callers should contact the Minnesota Relay Service at 800-627-3529 VITTY or call
711 to be connected to a TTY.
JOSEPH SEARS, SECRETARY, PLANNING COMMISSION
Published in the Sun Post on November 29, 2012 t4
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December 1, 2012
5108 Bernard Ave. N
Crystal, MN 55429
Community Development Department
City of Crystal, MN
4141 Douglas Drive
Crystal, MN 55422
Dear Sir, and those concerned;
Ire -
I have reviewed your map of Cavanaugh school, and am a bit puzzled. I sat in a chair in
my living room with the map held with hwy81 on my left, as it should be. The entrance
being from 51st Ave. is confusing.
To get to parking at street level shows a down slope behind the parking spots. How can
anyone safely leave those parking locations, or are those parking places located on the
down slope? What does that dashline next to the down slope indicte? It goes completely
across the whole building and indicates something not described. From all indications it
has nothing to do with the levels of the floor adjacent to the slope. How wide an area is
the slope?
At the entrance there are too many lines to describe what is happening. Is there an ramp
either up or down? is it a two way entrance with an in and an out ramp, or a straight
through entrance?
You show concrete encircling the area. Is that a walkway or a fence?
You show tall trees covering some parking places. Are they the type that drip sap onto
car tops? Some residents would be very unhappy.
Adjacent to the slope down there is a dash line. What does that indicate? Traffic in the
other direction ? If so What plants or trees are located next to the building? Low growth
will hinder traffic ,and high growth will obstruct the view from outdoors windows.
Will the stairway go all the way from the basement to all three floors? How wide will it
be? In case of an emergency it should be at least 12 feet wide. I realize this is only an
early drawing, but needs more thought as to what will really happen!
I went to your website, and found nothing there!
A concerned Local resident;
Robert Katvala
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December 4, 2012
Robert Katvala
5108 Bernard Ave N
Crystal MN 55429
Dear Mr, Katvala:
4141 Douglas Drive North • Crystal, Minnesota 55422-1696
Tel: (763) 53 1 -1000 • Fax: (763) 531-1188 • www.crystalmn.gov
Thank you for your letter regarding the proposed development (The Cavanagh) at 5401 51St Avenue
North. I am writing to address your questions and concerns in advance of the Planning Commission
public hearing to be held at 7:00 p.m. on December 10 at Crystal City Hall,
First, I'm sorry you were unable to find the detailed plans on our website. You can view the plans on the
Planning & Zoning page (http://www.ci.crystal.mn.us/city_departments/planning_and_zoning.html) by
clicking on "Special Land Use Applications Under Consideration". The plan set is a very large Adobe
Acrobat file. If you have difficulty downloading it, a hard copy is available for review at City Hall.
Regarding your specific questions and concerns:
• The entrance at 51St Avenue is divided, with the in and out drives separated by a median.
• The dashed line is the minimum building setback line.
• The entrances to the basement garage will be served by two-way, 24 -foot -wide drive aisles.
• The downslope for each garage entrance begins after the drive aisle has passed any of the parking
stalls that back into the aisle. The maximum slope of the parking stalls and adjacent aisles is 2%.
The maximum slope of the aisles from the last parking stall to the garage entrance is approximately
6%. Both percentages are acceptable from an engineering standpoint.
• Concrete sidewalks are proposed on the east and south sides of the building. They will tie into the
existing path on the west side and sidewalk on the north side.
• No fences are proposed at this time. The developer may choose to install fencing later in
accordance with city code, not to exceed 4 feet high in the areas north, south and west of the
building or 6 feet high in the area east of the building.
• Most of the shade trees proposed for the parking lot are maples. The City Forester has not yet
provided his comments on the proposed tree varieties, but I will ask him about the sap concern.
• Plantings around the perimeter of the building will be low -growing ornamentals. Again, I do not yet
know the City Forester's thoughts on the proposed varieties but he will be reviewing them.
• West Metro Fire Rescue District has found that the proposed building would conform to the fire
code. It would be fully fire-sprinklered and have three separate 4 -foot -wide staircases from the
basement garage to the 3rd floor.
If you have further questions please contact me at 763.531.1142 or iohn,sutter cr stalmn. ov.
gards,
Jo Sutter
City Planner/Assistant Community Development Director
CAVANAGH PARK
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1 � F LOOR b �2 4" JNI,S SS J80
SF SU C rc
JERFLAC� PARKING SPACES
END FLOOR 24 4 15 4�1 UNITS 5508(' SF A '91 SPACES
3RD FLOOR 24 6 6 46, JN TS 55,08- -F
TOTAL 71(5�)%) 16(12%) 13(33V -30 JETS 220,120 SF
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II -29-12
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11-29-12
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City Submittal
II -29-12
Cavanagh Senior
Housing
5901 51. Averuc N—
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11-29-12
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Acryoition, LLC
290.5 NOMreri BkQ
Pso
PIynwWu MN 55991
City Submittal
11-29-12
Cavanagh Senior
Housng
54015 1. Avenue N. M
C,A, MnnesMe 55929
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Daniruum DeJebpmem&
Acryoition, LLC
290.5 NOMreri BkQ
Pso
PIynwWu MN 55991
City Submittal
11-29-12
Cavanagh Senior
Housng
54015 1. Avenue N. M
C,A, MnnesMe 55929
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2905 NoMwest 86d
P,ouNMIN 55941
City Subnr'rttal
11-29-12
Cavanagh Senior
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5401 S In Arenue Nash
Ci)slel, Minnesota 55429
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