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2004.11.08 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY November 8, 2004 7:00 p.m. Crystal City Hall — Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. APPROVAL OF MINUTES - October 11, 2004 regular meeting C. PUBLIC HEARINGS 1. Consider Application 2004-13 for Lot Division at 6401 41St Avenue North to detach approximately the south 317 feet and incorporate it into the adjacent Hagemeister Pond Park.* D. OLD BUSINESS 1. Consider Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North.* (Item continued from October 11, 2004 meeting.) E. NEW BUSINESS F. GENERAL INFORMATION 1. City Council actions on recent Planning Commission items.* 2. Staff preview of likely agenda items for December 13, 2004 meeting. G. OPEN FORUM H. ADJOURNMENT * Items for which supporting material will be included in the meeting packet. .� CRYSTAL PLANNING COMMISSION OCTOBER 11, 2004 A. CALL TO ORDER Page I of 8 The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following present: Atkinson, Davis, Krueger, Nystrom, VonRueden, Hester, Sears, and Strand. Also present were the following: City Council Liaison Joselyn, Engineer Mathisen, Community Development Director Peters, Planner Sutter, and Recording Secretary Matthews. B APPROVAL OF MINUTES Moved by Commissioner Krueger and seconded by Commissioner Nystrom to approve the minutes of the September 13, 2004 regular meeting. Motion carried C. PUBLIC HEARINGS 1. Consider Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North. Planner Sutter summarized the staff report and stated that staff recommends approval with the requirements that are outlined in the report. Chairman VonRueden expressed his concerns about the soil deficiency. Commissioner Kruger questioned whether a sump pump would be provided for the basements, and also expressed his concerns about the drainage in that area. Planner Sutter and Engineer Mathisen replied that drain tile is routinely used in building now and the use of sump pumps would be up to the developer. Developer Michael Thomas from the project stated that yes they would certainly use drain tile systems and would use sump pumps too if necessary. Commissioner Sears expressed his concerns about the level of the pond and the level of the basement of unit #18. Chair VonRueden opened the Public Hearing Resident John Rock, of 3200 Colorado expressed his concerns about the soil quality, past floods and the water levels. He also expressed concerns about the timeframe of the project and the price range of the units. Engineer Mathisen gave detail on the flood plain in that area and the different elevations. 110*1N Resident Adella Merchant of 3140 Douglas Drive expressed her concerns about the private driveway for this development running right along side her property line. Planner Sutter stated that maybe a different design with the driveway and garages on the other side or possibly a Page 2 of 8 buffer like a fence could be used. Planner Sutter suggested that communication between Merchant and the Developer should take place. Resident Bill O'Reilly of 3124 Welcome stated his concerns about multi family developments on Douglas Drive. He also expressed concerns about traffic, and whether the units will be owner occupied. Resident Ken Divine of 3512 Welcome Ave N expressed his concerns about traffic that this development would generate. Chair VonRueden stated his concerns about the soil quality tests and when would the results be known. Project Manager Mike Brandt stated that changes would be made accordingly depending on the results of the soil tests. Commissioner Sears questioned the level of the basement in unit #18. Commissioner Atkinson asked how many attached units are allowed in a single building by code. Project Manager Mike Brandt stated that they looked at different configurations and that this particular configuration made the most out of this particular property. Resident Frank Caruso of 3235 Brunswick Ave N stated that he did not like this type of development and thinks it should be thought through more carefully especially with the drainage issues. Chair VonRueden closed the Public Hearing. Chair VonRueden asked if the soil tests come back inadequate and the building design needs to change, would this come back to the Planning Commission. Planner Sutter replied that if that happened then it would come back to the Planning Commission. Engineer Mathisen stated that there was a property on Adair some years ago that had very poor soil conditions and those were remedied. Commissioner Sears expressed his concerns about the water level and unit #'s 18, -17, and possibly 16. Commissioner Nystrom expressed her concerns about how the development looks, and that the city doesn't need more developments like this along Douglas Drive. Resident O'Reilly also expressed his concerns about the types of properties along Douglas. Chair VonRueden stated that he wants communication between the developer and Resident Merchant. Moved by Davis and seconded by VonRueden to recommend to City Council to approve Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for a 18 unit townhouse development. Page 3 of 8 Motion failed 5-3 with Sears, Nystrom, Kruger, Atkinson, and Strand voting nay and Davis, VonRueden, Hester voting aye. Moved by Commissioner Atkinson seconded by Commissioner Kruger to continue Application 2004-10 to the next meeting with the following points being looked at: the aesthetic value, orientation of units, the density, and the water levels. Motion carried 5-3 with Sears, Nystrom, Kruger, Atkinson, and Strand voting Aye, and Davis, VonRueden, and Hester voting nay. 2. Consider Application 2004-11 for Lot Division at 6517 41St Ave N to detach the south 135 feet and incorporate it into the adjacent Hagemeister Pond Park. Planner Sutter summarized the staff report Resident O'Reilly expressed that he is happy with staff's recommendations. Resident Dick Snell of 4036 Hampshire Ave N asked about the shed on the property. Planner Sutter stated that staff is looking into what to do with the shed. Chair VonRueden closed the Public Hearing. Motion by Sears and seconded by Nystrom to recommend to City Council to approve Application 2004-11 for Lot Division at 6517 41St Ave N to detach the south 135' and incorporate it into the adjacent Hagemeister Pond Park Motion carried. 3. Consider Application 2004-12 for a Zoning Ordinance text amendment to modify regulations governing driveways, curb cuts, and related matters. Planner Sutter summarized the staff report, and stated that this is what council and staff have drafted to present for changes. Planner Sutter presented a drawing of what could be done according to the old code and what is allowed if the changes are adopted. Chair VonRueden ask if both auxiliary spaces could be on one side or each side of the driveway. Planner Sutter replied that yes there could be different configurations but only one side would be allowed to taper into the boulevard. There are exceptions if there are setback or topographic issues with the property. Commissioner Nystrom asked for clarification on the size of the curb cut and the width of the driveway with homes that have single garages. Planner Sutter explained the proposed changes and how they differ from the original code. Planner Sutter stated that these changes are the direction of the council. Commissioner Kruger asked how far from the side lot line can the auxiliary space be. Planner Sutter replied the auxiliary space can be 10 feet from the next adjacent living quarters. Page 4 of 8 Commissioner Davis asked if this change will address the problems of the construction areas, and the concerns that the citizens brought forward. Planner Sutter stated he could not answer that question because he was not part of the discussions that took place when the residents were _ present, but it would be reasonable to assume that some residents would feel their concerns were addressed and others would not. Chair VonRueden opened the Public Hearing Engineer Mathisen stated that he could answer Commissioner Davis' question. He was involved in a lot of the discussions and meetings with the council and staff to come up with this recommended change. He is not aware of anyone left with a single car garage that is still upset. A mailing went out to the public regarding the proposed changes and most of the residents seem pleased with the changes. The last area of Phase 6 was implemented using this change and residents seem pleased. There are still some properties that have to be dealt with. Commissioner Kruger asked if recreational vehicles could be parked on the auxiliary space. Planner Sutter stated that the zoning code doesn't address the parking of recreational vehicles. Those types of things are addressed in the RV code. Resident Bonnie Bolash of 4060 Hampshire handed packets of information to the cormnission members. Bolash expressed her opposition to the 16 foot curb cut, and said the code has been on the books for some time and has not been enforced. She said surrounding cities have larger curb cuts, and mentioned that everyone paid the same assessment so those with smaller garages are subsidizing those with larger garages. Bolash cited the 14th Amendment; and asked the commission to disregard these changes and take a look at the history of the past twenty years to come up with something that would be equal and fair to everyone. She felt that a 24 foot curb cut would be reasonable. Commissioner Davis asked what Bolash's recommendation was. Bolash replied that this should be denied and to look at the last twenty years to come up with a code that is consistent with the surrounding cities and is fair to others. Commissioner Sears stated that the city and the commission has been concerned about hard surface coverage for quite some time and that is why driveways are regulated. Engineer Mathisen stated that in Phases 1-5 of the Street Projects the issues of driveways weren't addressed. Council would have to decide whether we go back and fix those in Phase 6 that were corrected based on current code. Chair VonRueden closed the public hearing. Chair VonRueden asked if you have a single car garage, and you expand to a double garage can you increase the curb cut size. Planner Sutter stated that yes the curb cut can be increased at the property owner's expense. Commissioner Davis stated that really the city isn't limiting the hard surface driveway. Page S of 8 Planner Sutter stated that ideally a community would want the least amount of curb cuts for ,.� safety and other reasons. These changes recognize there is a built-in hardship for single car garages. Commissioner Davis stated that maybe the commission should standardize the curb cut size to 22 feet with a single or double garage plus one auxiliary space. Engineer Mathisen stated that his concern is with more pavement in the boulevard area which would allow more parking in the boulevards, which creates a code enforcement issue. Commissioner Nystrom expressed her concerns about a 16' curb cut and what would happen to those who have a wider curb cut after they have been there for over 40 years. Engineer Mathisen stated that there really aren't very many homes that this affects. Throughout the project area there just weren't very many at all. Commissioner Atkinson questioned the number of cars that are allowed to park in a driveway. Planner Sutter stated the maximum number of cars that are allowed to park in the driveway are four. Commissioner Strand stated she wanted to understand what was really the problem with Phase 6. Engineer Mathisen explained that with Phase 6 the city was not going to violate its own code. Chair VonRueden asked if these changes were arrived at by council with drawings and discussions involving staff and the public. Sutter said that, after meeting with some residents, 11-N Council members recommended the general concept of the changes and the final draft was prepared by staff. Commissioner Davis asked how many single car garages there are in Crystal. Planner Sutter stated that staff does not have that number and answering that question would be a huge project to undertake. Engineer Mathisen stated that he thinks Phase 6 houses are representative of the ratio for the rest of Crystal. Planner Sutter stated that approximately 20% of the driveways in Phase 6 were non -conforming. Most of that 20% were single car garage driveways and most would be in conformance with this change. Commissioner Nystrom stated she doesn't agree with 22 feet and the proposed changes. Engineer Mathisen stated that 22 feet is adequate. If you have more than that you are encouraging parking violations, and code enforcement issues. Chair VonRueden expressed his concern that if there is an overabundance of parking area with an older city the homes eventually become rental properties and this encourages more cars parking and code enforcement problems. Commissioner Kruger asked if there had been any variances applied for in the last few years. Planner Sutter that yes there was one in the summer of 2003, a corner property on Elmhurst. They asked for a variance to take two auxiliary spaces right down to the curb, across the boulevard, that request was denied. The principle of curb cut and driveway width being based on garage size was upheld by the Planning Commission and Council. Page 6 of 8 Commissioner Atkinson asked if the 22 foot driveway would be adequate for two cars. Chair VonRueden stated that the average double car garage door is 16 feet. Bolash asked what would happen to all these people who have driveways that are nonconforming. Planner Sutter stated there are two issues here. One is that permits have been issued over the years in compliance with the code. There may have been some mistakes made but generally permits have been issued in accordance with the code. Secondly, in Phases 1-5 there were not any permits issued. When people privately come in as they are supposed to do to get a driveway permit, they have been consistently required to comply with the code. Commissioner Kruger stated he has a 16 foot driveway, and has had that for many years. Providing more parking area will create parking problems. Motion by Chair VonRueden seconded by Commissioner Sears to approve Application 2004-12 for a Zoning Ordinance text amendment to modify regulations governing driveways, curb cuts, and other related matters Commissioners Sears, Davis, VonRueden, Kruger, Hester, Atkinson, and Strand voting aye. Commissioner Nystrom abstaining. Motion carried E. OLD BUSINESS 1. Consider Application 2004-08 for an amendment to the Comprehensive Plan to implement the TH 100 Study Group recommendations for the west side of Highway 100. (Item continued from September 13, 2004 meeting) Planner Sutter summarized the staff report. There is no additional information from staff but Engineer Mathisen is here to answer any questions. Commissioner Kruger stated he viewed the property today and he is in approval of the recommendations. Chair VonRueden asked for an overview from Engineer Mathisen of the proposed trail system. Engineer Mathisen summarized the 3 Rivers Trail Plan from August of 2000. He stated that this is the last portion of the trail to be built. Commissioner Davis expressed his concerns of the residents from the last meeting about maintenance and construction. Engineer Mathisen stated that the trail would be built next year. Commissioner Atkinson asked if Parcel 6 was discussed as park area. Planner Sutter stated the study group was unanimous that it should be low density residential, and the trail corridor can be preserved as part of that. Resident Pam Brown of 3444 Welcome stated her concerns about maintenance and safety. Engineer Mathisen stated there shouldn't be safety issues, this area will be patrolled. Page 7 of 8 Resident Bill O'Reilly of 3124 Welcome asked who has the right to first refusal. Planner Sutter 0""111 explained the process that MNDOT would use. Resident Bill O'Reilly of 3124 Welcome stated that 51% of the residents want an arboretum, and they would like to see talks with the 3 Rivers District about this, noise and other issues. Engineer Mathisen stated that the land would have to be purchased from MNDOT by the district. Planner Sutter stated that Parcel 6 is the largest developable property and it is unlikely that this parcel would just get turned back to the city or 3 Rivers for free. Resident Thomas Hawes of 3100 Welcome Ave stated his concerns that the study group did recommend low density and he would like to see this density limited to 6 units, and a park area. Planner Sutter stated that particular language is in the recommendations. Resident Ken Devine of 3512 Welcome Ave stated that he would love to see a park area on Parcel 6. Also, residents abutting Parcel 8 were told back in 1997-1998 that the area back there would not be hard surfaced — that was part of selling the idea to them. Commissioner Davis asked what his recommendation was. Devine stated that he does not want to see a hard surface area back there. Resident Lynn Becker of 5530 32nd stated she is opposed to medium density on Parcel 5. Resident Joyce Johnson of 3165 Welcome asked where the city would put the former Hwy 100 pedestrian bridge. Engineer Mathisen said the City is not sure, but most likely somewhere on CR81 not on 36th Avenue. Resident Pam Brown of 3444 Welcome stated her concerns about the grading, and if it could be changed. Engineer Mathisen said it is determined by the noisewall. Chair VonRueden closed the public hearing. Commissioner Davis asked what is the feeling of his fellow commissioners is on this matter. Chair VonReuden stated his preference would to approve this as a whole, following the staff's recommendations. Commissioner Sears reviewed various opinions about parcels 2 through 8. Commissioner Davis stated his concerns about the trail and the concerns expressed by the residents. Moved by Sears and Kruger to recommend to the City Council to approve Application 2004-08 for an amendment to the Comprehensive Plan to implement the TH 100 Study Group recommendations for the west side of Highway 100. Motion carried F. NEW BUSINESS None G. GENERAL INFORMATION Page 8 of 8 Planner Sutter previewed anticipated items for November 8th Planning Commission meeting. H. ADJOURNMENT _ Motion to adjourn by Commissioner Davis and seconded by Commissioner Nystrom to adjourn. Motion carried. The meeting adjourned at 10:05 p.m. Chair VonRueden Secretary Strand M E M O R A N D U M DATE: November 1, 2004 TO: Planning Commission (November 8th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2004-13 for Lot Division at 6401 41St Avenue North to detach approximately the south 317 feet and incorporate it into the adjacent Hagemeister Pond Park. The survey for this lot division has not yet been completed. Therefore the exact dimensions of the parcels to be created are not yet known. Because the public hearing was advertised for the November 8, 2004 Planning Commission meeting, the Commission should still open the public hearing, take any public comment offered, and then continue the public hearing to the next meeting on December 13, 2004. M E M O R A N D U M DATE: November 1, 2004 TO: Planning Commission (November 8th meeting) FROM: ohn Sutter, Planner and Redevelopment Coordinator SUBJECT: Consider Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North. (Item continued from October 11, 2004 meeting.) A. BACKGROUND The subject property is a vacant parcel located at the southeast corner of 32nd Avenue and Douglas Drive, P.I.D. 21-118-21-32-0001, addressed as 3148 Douglas Drive. Gross area is 103,208 sq. ft. (2.37 acres) including street right-of-way to be dedicated for 32nd Avenue North and Brunswick Avenue. Net area is 80,393 sq. ft. (1.85 acres) once the right-of-way dedications are subtracted from the gross area. SML Land Development is proposing to develop the property for 18 townhouse units (three buildings with six units in each building). Their submitted application is a request for rezoning from R-1 Low Density Residential to PD Planned Development for Medium Density Residential, together with the proposed preliminary plat of Brunswick Villas which would have 18 privately held townhouse parcels and one parcel held in common by an association of the 18 townhouse owners. The application includes plans for buildings, driveways, drainage, landscaping and other site improvements. Notice of Public Hearing was published on October 1, 2004 in the Sun Post. It was also mailed to all property owners within 700 feet of the subject property. The mailed notice included an illustration of the proposed development. At the October 11, 2004 meeting, the Planning Commission will held the public hearing and voted 5-3 to continue this item to the November 8, 2004 meeting. Specific concerns mentioned by the Planning Commission included aesthetics, orientation of units adjacent to Douglas Drive, the overall density, and the potential for basement water issues. The developer has submitted revised plans including the following changes: ■ There will be no basements; buildings will be slab -on -grade, built on pilings. ■ Second floor enlarged to add family room. ■ Windows, stonework and shakes added to sides of each building. • Front porches extending 4' into 30' front setback. _ ■ Dead-end portion of main drive narrowed from 24' to 22' for wider buffer. ■ Trees added along south side of the buildings, and along Douglas Drive. MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 1 OF 6 The following Exhibits are attached: A. Map showing the location of the subject property. B. Aerial photo showing the location of the subject property. C. Excerpt from the Comprehensive Plan (guiding principles for development). D. Comments received from other parties. E. Preliminary plat (revised 10/26/2004). F. Grading and erosion control plan (revised 10/26/2004). G. Utility plan (revised 10/26/2004). H. Landscape plan (revised 10/26/2004). I. Building elevations (revised 10/26/2004). J. Building floor plans (revised 10/26/2004). B. STAFF COMMENTS 1. Existing Land Use. The subject property is guided Medium Density Residential and zoned R-1 Low Density Residential. The surrounding properties are guided and zoned for a mixture of uses including Low Density Residential, Medium Density Residential, and Parks & Conservation. 2. Comprehensive Plan designation. The site is guided for Medium Density Residential uses at 5-12 units per acre. This yields an allowable range of 11-28 units per gross acre and 9-22 units per net acre. The Comprehensive Plan says density is determined based on gross acreage. However, it is unlikely that the plan intended to include streets like 32nd Avenue for which there is already a street easement even though it's never been platted as a street. In the case of this proposal, however, that question is a non -issue because the density of the proposed 18 -unit development would be within the allowed range whichever way it is calculated. Specifically, the development's density is 7.6 units per gross acre and 9.7 units per net acre, well within the 5-12 units per acre range for Medium Density Residential. The site is within the area covered by the Douglas Drive Special Area Plan, adopted in May 2002. The guiding principles for development are attached as Exhibit C. The proposed development appears to be consistent with these principles. 3. Zoning designation. The site is presently zoned R-1 Low Density Residential. However, the function of R-1 zoning on this property is that of a `holding zone', since the property has been guided for a higher level of development. Rezoning from R-1 to R-2 Medium Density Residential as part of a specific development proposal is appropriate. 4. Buildings. The proposed development consists of 18 townhouse -style dwelling units (single family attached), arranged in three buildings of six units each. They would be two-story units without basements. The main floor would have a combined living -dining room, a kitchen, half bath, and mechanical room. The MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 2OF6 upper floor would have three bedrooms, a family room, a laundry and a full bath. Each unit's front door would face north towards 32nd Avenue, and have a small open porch. Each unit would also have a two car garage facing south, towards the Bassett Creek Park extension. Each unit will have a total of 1,928 sq. ft. of floor area (770 sq. ft. on the main floor and 1,158 sq. ft. on the upper floor). Each unit would also have a 480 sq. ft. attached two -car garage (not counted in the floor areas noted above). 5. Exterior Materials, Walls and Rooflines. The exterior of the building would have a combination of lap siding, shakes, and stone. Roofs will be gable style with shingles. Specific materials for the building exteriors are called out in text form on the building plans. 6. Setbacks. The buildings would comply with the minimum setback of 30 feet, except for the front porches which would extend 4 feet into the required setback. For 1 -family and 2 -family dwellings in Medium Density Residential districts, the Zoning Ordinance allows enclosed spaces to encroach 4 feet and unenclosed spaces to encroach 8 feet. As discussed in the previous staff report, staff feels the proposed encroachment of 4 feet for an unenclosed porch is reasonable, in that it not only enhances the appearance and livability of the units, but also is less of an encroachment than would be allowed if the property were being developed with single family homes or duplexes. 7. Impervious Coverage. With a proposed hard surface coverage of 62%, the development would exceed the R-2 maximum of 50%. However, one of the purposes of the PD zoning designation is to allow flexibility in the application of specific requirements so that other goals of the city may also be considered. In this case, the main reason the development exceeds the impervious coverage limit is because the driveways are at the rear of the site and accessed off of a separate private drive. This layout is necessary to minimize the number of curb cuts on 32nd and to improve the appearance of the units by not having garage doors face 32nd. Also, the storm water pond will mitigate the impacts of additional storm water resulting from coverage greater than 50%. Finally, the site has clay soils and is a short distance from Bassett Creek, so most water currently runs quickly off of the site onto 32nd Avenue and into Bassett Creek. 8. Floor -to -Area Ratio. With a proposed floor -to -area ratio (FAR) of 0.43, the development would comply with the PUD maximum of 0.50 FAR. 9. Open Space Requirements. City Code requires a minimum of 10 percent of the gross project area be provided for private recreational uses. The landscape areas in front of each unit make up approximately 16% of the site, and other landscape areas on the site make up another 22% of the site. Staff recognizes that the intent of this requirement is to require more amenities than just lawn and landscaping. However, the ordinance specifically states that smaller developments may be exempted from this requirement, as may developments located so near existing recreational facilities that it would be duplicative to require the same facilities as part of a development. Staff opinion is that the MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 3OF6 subject property meets both criteria. With only 18 units, it is probably too small to justify a requirement for any particular recreational facilities or equipment. And it is located adjacent to Bassett Creek Park, the largest park in Crystal with a wide range of recreational facilities and equipment. 10. Utilities. All utilities service lines on the site shall be underground. The existing overhead lines along 32nd and Douglas will remain because they are trunk lines not related to the development. The development's private water, sanitary sewer and storm sewer lines will tie into the public system in the general vicinity of Brunswick Avenue. A privately owned, operated and maintained lift system will be required for the sanitary sewer; it will be located at the east end of the site. Sewer availability charges levied by Metropolitan Council Environmental Services are the responsibility of the developer but they do not need to be paid at the time of final plat approval. Instead, they are paid upon issuance of a building permit for a particular dwelling unit. 11. Drainage. Approximately 60% of the site's land area, including nearly all of the driveway area and half of its building roofs, would be directed into a private storm sewer that will flow into a storm water pond, which will in turn discharge into an existing city storm sewer leading to Bassett Creek. Runoff from the other 40% of the site, including the other half of the building roofs, the front sidewalks and a small part of the driveway area, would flow onto 32nd Avenue and into Bassett Creek. Watershed approval will be required before any development of the site may proceed. 12. Landscaping. The developer is proposing 13 large -species deciduous shade trees, 14 ornamental deciduous trees, and 9 evergreens. This revised plan represents a significant increase in the number of trees to be installed, when compared with the original submittal. The City Forester has reviewed and approved the revised landscape plan. 13. Parking. The Zoning Ordinance requires at least two stalls per dwelling unit. Each of the 18 units would have two garage spaces and two driveway spaces, for a total of 72 `private' parking spaces. In addition, there will be nine 'guest' parking spaces; seven located on the east side of unit #6, and two located between units #12 and #13. Therefore the total number of parking spaces on the site is 81, or 4.5 parking spaces per unit. This is roughly consistent with other townhouse developments approved by the city during the past several years: Memory Lane Estates (69xx 42nd), Parkside Acres (47xx Adair), and Valley Estates (72xx 32nd) On street parking is available in a dedicated lane on 32nd Avenue, but no parking is permitted there from 2-5 a.m. 14. Access. The development's main drives will access 32nd Avenue and Brunswick Avenue. Concrete curb & gutter, minimum b6-12, is required for the main drives, except for the segment where the 18 garage driveways intersect with the main MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 4OF6 drive. In that segment, surmountable curb is preferable due to the proximity of the garage driveways. The private streets will be at least 24 feet wide (face-to-face) except for the drive serving the western building which would be narrowed to 22 feet wide to allow for a wider buffer adjacent to the existing house at 3144 Douglas. Parking shall be prohibited on both sides of the main drives, except for the nine `guest' parking spaces. The main drives shall be posted "No Parking Fire Lane" 15. Mailboxes and Addressing. At this time, the proposal does not include any mailbox styles or locations, which would be determined by the U.S. Postal Service. Each unit would be addressed on 32nd Avenue as follows: West Building: LOT ADDRESS 1 6215 2 6213 3 6211 4 6209 5 6207 6 6205 Middle Building: LOT ADDRESS 7 6129 8 6127 9 6125 10 6123 11 6121 12 6119 East Building: LOT ADDRESS 13 6115 14 6113 15 6111 16 6109 17 6107 18 6105 16. Final Plat. The City Council will consider the final plat at the same time it considers second reading of an ordinance rezoning the property for the planned development. The improvements shown on the submitted plans, including drives, water, sanitary sewer, storm sewer and landscaping, and subject to any conditions or modifications required by the City Council, will be required as a condition of final plat approval. 17. Timeline. If the Planning Commission makes a recommendation at the November 8, 2004 meeting, the City Council would consider the proposed development under the following schedule: Nov. 16, 2004 First reading of the rezoning ordinance Dec. 6, 2004 Second reading of the rezoning ordinance and plat approval Dec. 16, 2004 Rezoning ordinance published Jan. 15, 2005 Rezoning ordinance effective The developer plans to begin construction on the buildings in 2005. Some site prep work might begin sooner, based on the approval timeline above. C. RECOMMENDATION Staff recommends approval of Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North. MEDIUM DENSITY PLANNED DEVELOPMENT — BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 5OF6 The suggested findings of fact are that the Rezoning and Preliminary Plat specifically proposed by the developer would be consistent with the Comprehensive Plan and the requirements of the Zoning Ordinance, provided all required modifications are made and imposed conditions are met. The recommended conditions of approval are as follows: Currently, part of the two -stall auxiliary parking bay between units 12 and 13 is shown as being included within the lots for each of those respective units. On the Final Plat, portions of the southeast corner of Lot 12 and the southwest corner of Lot 13 shall be added to Lot 19 (the common property) so that all of the parking bay is located within Lot 19 (the common property). 2. The Final Plat shall include a drainage and utility easement on all of Lot 19 (the common property). 3. The property owner shall grant to Hennepin County a trail easement over the west 7 feet of the subject property. 4. Fire code requires that the buildings be sprinkled. Call Fire Inspector Aaron Surratt at 763-537-2323 ext. 2003 if you have questions. 5. The developer shall install "No Parking Fire Lane" signs along all of the development's private drives except for the nine 'guest' parking spaces shown on the plans. 6. The owners association shall be responsible for all maintenance of the utilities, landscaping, drives and other site improvements. This includes snow removal. Snow shall either be stored on the site or hauled away; in no circumstances shall snow be pushed onto adjacent property. 7. The irrigation system will need a meter pit and doghouse. This needs to be shown on the final site, utility and landscape plans submitted with the building permit application. 8. A site improvement agreement, including financial surety guaranteeing satisfactory completion of the improvements, will be required upon final plat approval. 9. A park dedication fee of $18,000 (18 units at $1,000 per unit) will be required upon final plat approval. Planning Commission action is requested on Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North based on the suggested findings of fact and including the conditions stated above. MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 6 OF 6 LL 133.83 !rADDx..13,11, _ .. jili.o - •� J. 0' D e E ii d ,,;RAY FIRS 2 ADW ACRES w /33 y c r w I Zk t' J 5 N J Z s1. 4 13.91 - 7C � r33.9t f33.y7 sL• h.'•9§ d 19 .1f E S y o /sc o 4 4 134 e� (•"`F r V 180 1' N ZaQ 2 m O 3 T x > rY-lJV 17 r .j 4.11 a .l q t27.1 o 33 �. . 1 1L QA. 5 W w ^ I W • 15 6. w„+ m Qyy x m ��0 m I OQ a Go r la4 l3 {`L Q• s •2 �v 134,2 1 ro � 3 � I. � � Z x� 7 I m .lS�t Q p•O . � ins H K 9 = Q r/ rr4 . • it to •y J �O rw /3Q.3D M :ry.7q v 40 �� \ 1 38 3 3 �ye9d40 4e (� W ~ r W . �7' �00 34. f � ti 0 ee 34. Z%14, 6 3ws,4 �✓✓ 1tiY�6 �:YI W, I I t+ 5 Avr3111.. 4 0 � st,��µ.i' !so L tiY190 = Asr.. LJ 3 4 !�IIAli FISC 2 a r w !Se 4 ra) A.D) tp, f .3 w r 210 31`A AVE.1 4" 1(44 If? (4-4 Of) N 3r. u M.45 .Is zt A �"r .• - •� 3( 44 D e E h C .0';L 29 Le ACRES ND ADD. w Zk 5 N Z s1. 4 I 7C 3D m T 2 Ki 3 Dye ADD, 140-0 no 04 1W 120Q1c 7r` 9 (n 7 ! LO \ l0 3O o.�} 130 �• C/TY LIF CRYSTAL �j Zlo� a �i • A B C Is. 3. 350.27 214. o! LOT 23 I11. 5 a c ko 4 J 1'Lie m1NE A, 455_ S ...... j 5 L..-.. -__ iso, s7 �• ZD 3.77 + 0 0 J 0144 UNA :se LIM 0 Olf LOT 26 r N s 13012....... 7-11 533. o • - n N 6 � 5 .... _1313.0-_. � �� • R, UVE m GUIDING PRINCIPLES FOR DEVELOPMENT IN THE CORRIDOR: • Development shall be consistent with the density limits established for the residential uses shown on the Future Land Use map. If a development site includes areas guided for different densities, the developer may request that the city average the guided density on a pro -rated basis over the entire site. However, the city may require the developer to conform with each guided density instead of a pro -rated average. Density bonuses in accordance with the Zoning Ordinance may be granted in cases where the city determines that there is a public benefit. that will be enjoyed beyond the boundaries of the development itself. • Development shall not reduce the development potential of other parcels by impeding access or leaving undeveloped any adjacent small, isolated, difficult -to -develop parcels. • Development shall include additional right-of-way for Douglas Drive or other public streets as necessary to preserve and enhance the transportation system. • Development shall preserve a public open space corridor along Bassett Creek for the purposes of flood prevention, open space preservation and a possible future public trail. • Development shall be compatible with adjacent land uses and systems, including but not limited to issues of traffic, parking, noise, buffering, screening, impervious coverage, building size, form and materials. The preferred residential development style would be townhomes or similar structures where each unit has a private entrance instead of apartment - style buildings where residents share a common entrance: • Certain office -type commercial uses may be compatible in areas guided Medium Density Residential or High Density Residential adjacent to Douglas Drive. The Zoning Ordinance should be revised to provide for these on a limited basis as Conditional Uses in the corresponding zoning districts. In the interim, such uses may be considered in accordance with the provisions of 515.27 Subd. 4 [e] & [f]. In no event shall a commercial use be permitted that is found to be incompatible with adjacent land uses. • The city reserves the right to deny any application for development that it determines to be incompatible with these guiding principles or any other part of the Comprehensive Plan. 10/07/04 GAP LAN NING\Applications\2002\02(DouglasDnveComdor)\resolution.doc �s Hennepin County Transportation Department 1600 Prairie Drive Medina, MN 55340-5421 October 6, 2004 Mr. John Sutter, Planner City of Crystal 4141 Douglas Drive Crystal, NfN 55422 Re: Preliminary Plat — MJB Custom Homes CSAH 102, Southeast Quadrant 32nd Avenue North Section 21, Township 118, Range 21 Hennepin County Plat No. 2843 Review and Recommendations Dear Mr. Sutter: 763-745-7500, Phone 763-478-4000, Fax 763-478-4030, TDD www.co.hennepin.mn.us Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The Plat Review Committee reviewed the above plat at its regular meeting on September 28, 2004. The following comments are provided for your consideration. The proposed 7 -foot trail easement beyond the existing 33 -foot half right-of-way on CSAH 102 is acceptable to Hennepin County. This provision will help accommodate any future roadway upgrading, such as a right -turn lane. • The concept of no direct access to CSAH 102 is strongly supported by Hennepin County. • Please inform the developer that all proposed construction within county right of way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Appropriate forms can be obtained by contacting our Permits Section at 763-745-7601. Please direct any response to Dave Zetterstrom at 763-745-7643. Sincerely, James N. Grube, Director Transportation Department and County Engineer ---I JNG:DKZ:dw cc: Plat Review Committee — Abene / Bronder / Byers / Holtz / Johnson / Lindgren / Smrcka / Zetterstrom Rob Wied, Hennepin County Surveyor's Office An Equal Opportunity Employer *' kec i A ( C) /6 6 / a;g�� 3230 Florida Ave. N Crystal, MN 55427 Community Development Center City of Crystal 4141 Douglas Drive N Crystal, MN 55422 October 6, 2004 RE: Special Land Use Application 2 004- 10 This letter is in regard to the possible rezoning of 3148 Douglas Drive North. I regret that my work schedule will not allow me to attend the meeting on October 11, 2004 where this issue will be discussed. As both a mental health professional and a community member I strongly urge you not to rezone this area. My work as a therapist brings me into contact with many members of the community who struggle with anxiety, depression, and other various mental illnesses. Mental health is strongly affected by our environment. The frenzied pace most individuals strive to maintain in our society is a severe determent to health and family. Frequently my advice to my clients is to find a place of serenity where they can relax and quiet their minds, a place of refuge from the storm. Living in the "concrete jungle" makes finding such a place difficult. This area of land is one of the few places in our community that has been left in a natural state. Even the adjoining park is the product of development by human hands. On a more personal note, this piece of land is MY quiet place. I walk by this "vacant lot" almost daily on my way to the park. Several weeks ago I saw a mother deer and three fawns in this field. I stood and watched them for several minutes; they stared back. That vision stayed with me and gave me a sense of inner peace as I went about my day. 3148 Douglas is a place of natural beauty and nature. Often, as I pass I wonder how much longer it will go untouched. I was deeply saddened to open my mail and see that my fear has come to fruition. Again, for whatever it's worth, I urge you to not to allow for the development of this piece of land or, at the very least, to allow for the least intrusive development possible. Thank you for your time and attention to this matter. Robin P. Riggs MAP EX 855.34 IE 85EK CB 852..D808 > E SAN o U I 30 -�-+� i IE - Io RE 858.46EX STM MN - -5.48 /I 8" CIP WATERMAIN IE W 849.80 RE 88.03 - I 0 FL 85.40 n I_- --- -.-'-' --- , - (() IE (E)' 850.13 ' ER/DE ` --- ;. r _-- __-__ - IIt (E 849.77 E __-'-�'i.-_ (Wj 850.27 IB RCP ___ ,�' ! p - ._� p SEWER n 54" R.C.P. S88°42'0 E 625.54 / / -1 -DD �nD i DD � - -- J L7 //1 V -- N. / IS" RCP TRUNK SEWER` -'- I EX WA ER7'�{, Mk I DD--�'DD-- Dp 2N E / RE 86 .42V 33----r!_-D--DD--_DD- p / \ rc IE 853 Q1D♦E rbs .r -.-SHL _=w_ Ri+E..-�' i�E- .: = L - _ -___ _ - DG DD-�s--_- DD _. _ __ \ 0 EX C8 �8g3, _ \ 1 �� - __• 55.55 ._ __ '.x \ c - c+'P. --oHr _ _- cer- _ \ 12" RC Fl 863.20 _ _ egg 144.00' - - - _ FIE 858.89 T-�'L of-- __ _ _ _ __ I 65.90' ♦ \ - `- CV I I OAF '--- s-__ -- -_ _ __ B .`0 ♦, , -mss -'z.-►I_ m +rf 57�. ♦ 35 00 34.0 24'0. 24.0 �. ' 030 EX ce .t; 30.6 24.0 `44.0 V - - i 4. 1 - - - y� - 11 .' FL 863.43 % / F' I ___ �� -_t \ 34,0 I I , 19 \ o I - T - \ \ 1 rn I - Tr _ \ 38.17 28.17 \28.17 28.17 I * �' , IE ((NE) 857.66 $/ Q Ito -, 24.88' IE (E) 859.43 �. III 1.9 \I / \ , 5/ > / / ,t \ ` - x - -.°04.0 \ 24`0_ 24.0 T4.0 \ ---- 7 _ --77 \\ � tt L PRO OSED UILDING \ v�j I -7 8 9 1b _ 1 L _ 1 ' I \ 4 I I 46 h. �� l7ze :q rr. r7za -- \ \,Q - W. / 65.90' O � z448 : a sq.rt l7za o rr oza sq.rt. l7za rr. z4ae s o o j 13 14 15� \ 16 17 �4 8 N II II - I-- sq.rr• 1726 ft. 2a4e �Z 4.. \ �/' / PR POSED BuIILDIN I �I ^^ W Z�. f�,Is I 30.0 ' \ // // \ \ rr,✓ ROPOS D BUL- INIS',,"-1I-- ---- II- 7 �s N Q I I ♦ I a 6 I'i____ I _. .LL I '_/ / / \ 1 \ sq.ft, 28 sq. h. 1718 sq.fr. 248 s4.y R 1728 sq. R. 1726 a R. n I In �1 / o I a.o za.o z4.o �.0 1 i � / / J z -5.0 a QI I T TRAIL II N i 14 \ / 24.0 34. ) I v.EASEMENP \\ II I i I 4.0 / 24.0 24.0 1 a. 2 .0 24.17 I 34. I _76' m 5 64 --_ -_- _ ----- I I - --- - ____ = a I 1 �'_ - - - -' - - PPOPf3�SED PRI VA TE DRIVE QUI i _ --- - - - / _ ___ 595.55 ______ % 30 20 33 U P♦ \\gg*. 8g3 \ \\\ �gt\\ -\'�` I"I l �i/ �r/ S88°42b9"E�� 625.55 /� / - / _39 4' th Line of t a-1150ih 1/2 of Lot 25 UWy,5RF)OK�Si `----- i / 1 L.V / j� \ \ � / / ��_TV� h�/hr �ll`<l�lyvl•. 11 lry / / / i/; NO SCALE I EX SAN MH MJB CUSTOM HOMES RE 855.54 IE N) 847.88 Mike T.tOmas IE s) 847.94 6621 219TH AVENUE IE E) 847.26 Elk River, MN 55443 IE W) 847.34 (763) 413-5224 VfI _ BOT. 84ZI4- Fax (763) 413-3203 1 1 EX STM MH RE / 81. IE 845.59 2EX 0 CB LEG/RS4016SCRIPTION: (TORRENS) iKe West 625.5 feet of the North 1/2 of Lot 25, >; Sunnybrook Acres" �� >) SETBACKS: Front: 30 Sr Reaar. 30 25 ZONING: .'' EXISTING: (R-1) SINGLE FAMILY RESIDENTIAL PROPOSED: (R-2) MEDIUM DENSITY RESIDENTIAL \ (; BENCHMARK: TNH ® NE QUADRANT OF DOUGLAS DRIVE AND 32ND AVE. J NORTH. +, ELEVATION: 865.53 NGVD 29 PER CITY OF CRYSTAL I Drainage and Utility Easements shalt be shown as thus: CMP I - { {I- I I IE 850.39 ( Ito to I I I I Being 5 feet in width and adjoining right-of-way lines, unless otherwise indicated, also being 10 feet in width and adjoining lot lines, unless other- wise indicated, as shown on the plat. O Denotes 1/2 Inch x 14 Inch Iron Pipe Set With A Plastic Cap Marked R.L.S. 42594. • Denotes Iron Pipe Found N 0 0 30 60 90 SCALE IN FEET V) w J _Jz O � > d Y < ) 0 V) O Z V) > M z (J w m m SHEET NO. / OF 3 I `1♦ I I 4 I I __ -_ -. - - - - - - I EX CB I f I CB . 662.79 86 IE 8 IE 859.429.42 ` ui' N)858. ((S I fi4 658.64 . i .. f (E) 958.63 12__ v r v f r. i r . i i f ♦ 1._ I 12" RCP 44. 44 _L I ILIC, _ EX CB - _- _- __ -. ` I FIL 86 0 I CS J 862.78 u II E (W)2858. I l (N)) x58.62 I (s) 858.66 I Lr I •' - EX SAN MH I r r i v I a, i-7 RE 863.8)lr, IE ((N)) 953.11 33 IE (S) 853.23 1 33 I BENCH MARK IE 852.62 nm TNH = 865.53 (E IE W) 852.59 o EX WATER AIR MH I I MAP EX 855.34 IE 85EK CB 852..D808 > E SAN o U I 30 -�-+� i IE - Io RE 858.46EX STM MN - -5.48 /I 8" CIP WATERMAIN IE W 849.80 RE 88.03 - I 0 FL 85.40 n I_- --- -.-'-' --- , - (() IE (E)' 850.13 ' ER/DE ` --- ;. r _-- __-__ - IIt (E 849.77 E __-'-�'i.-_ (Wj 850.27 IB RCP ___ ,�' ! p - ._� p SEWER n 54" R.C.P. S88°42'0 E 625.54 / / -1 -DD �nD i DD � - -- J L7 //1 V -- N. / IS" RCP TRUNK SEWER` -'- I EX WA ER7'�{, Mk I DD--�'DD-- Dp 2N E / RE 86 .42V 33----r!_-D--DD--_DD- p / \ rc IE 853 Q1D♦E rbs .r -.-SHL _=w_ Ri+E..-�' i�E- .: = L - _ -___ _ - DG DD-�s--_- DD _. _ __ \ 0 EX C8 �8g3, _ \ 1 �� - __• 55.55 ._ __ '.x \ c - c+'P. --oHr _ _- cer- _ \ 12" RC Fl 863.20 _ _ egg 144.00' - - - _ FIE 858.89 T-�'L of-- __ _ _ _ __ I 65.90' ♦ \ - `- CV I I OAF '--- s-__ -- -_ _ __ B .`0 ♦, , -mss -'z.-►I_ m +rf 57�. ♦ 35 00 34.0 24'0. 24.0 �. ' 030 EX ce .t; 30.6 24.0 `44.0 V - - i 4. 1 - - - y� - 11 .' FL 863.43 % / F' I ___ �� -_t \ 34,0 I I , 19 \ o I - T - \ \ 1 rn I - Tr _ \ 38.17 28.17 \28.17 28.17 I * �' , IE ((NE) 857.66 $/ Q Ito -, 24.88' IE (E) 859.43 �. III 1.9 \I / \ , 5/ > / / ,t \ ` - x - -.°04.0 \ 24`0_ 24.0 T4.0 \ ---- 7 _ --77 \\ � tt L PRO OSED UILDING \ v�j I -7 8 9 1b _ 1 L _ 1 ' I \ 4 I I 46 h. �� l7ze :q rr. r7za -- \ \,Q - W. / 65.90' O � z448 : a sq.rt l7za o rr oza sq.rt. l7za rr. z4ae s o o j 13 14 15� \ 16 17 �4 8 N II II - I-- sq.rr• 1726 ft. 2a4e �Z 4.. \ �/' / PR POSED BuIILDIN I �I ^^ W Z�. f�,Is I 30.0 ' \ // // \ \ rr,✓ ROPOS D BUL- INIS',,"-1I-- ---- II- 7 �s N Q I I ♦ I a 6 I'i____ I _. .LL I '_/ / / \ 1 \ sq.ft, 28 sq. h. 1718 sq.fr. 248 s4.y R 1728 sq. R. 1726 a R. n I In �1 / o I a.o za.o z4.o �.0 1 i � / / J z -5.0 a QI I T TRAIL II N i 14 \ / 24.0 34. ) I v.EASEMENP \\ II I i I 4.0 / 24.0 24.0 1 a. 2 .0 24.17 I 34. I _76' m 5 64 --_ -_- _ ----- I I - --- - ____ = a I 1 �'_ - - - -' - - PPOPf3�SED PRI VA TE DRIVE QUI i _ --- - - - / _ ___ 595.55 ______ % 30 20 33 U P♦ \\gg*. 8g3 \ \\\ �gt\\ -\'�` I"I l �i/ �r/ S88°42b9"E�� 625.55 /� / - / _39 4' th Line of t a-1150ih 1/2 of Lot 25 UWy,5RF)OK�Si `----- i / 1 L.V / j� \ \ � / / ��_TV� h�/hr �ll`<l�lyvl•. 11 lry / / / i/; NO SCALE I EX SAN MH MJB CUSTOM HOMES RE 855.54 IE N) 847.88 Mike T.tOmas IE s) 847.94 6621 219TH AVENUE IE E) 847.26 Elk River, MN 55443 IE W) 847.34 (763) 413-5224 VfI _ BOT. 84ZI4- Fax (763) 413-3203 1 1 EX STM MH RE / 81. IE 845.59 2EX 0 CB LEG/RS4016SCRIPTION: (TORRENS) iKe West 625.5 feet of the North 1/2 of Lot 25, >; Sunnybrook Acres" �� >) SETBACKS: Front: 30 Sr Reaar. 30 25 ZONING: .'' EXISTING: (R-1) SINGLE FAMILY RESIDENTIAL PROPOSED: (R-2) MEDIUM DENSITY RESIDENTIAL \ (; BENCHMARK: TNH ® NE QUADRANT OF DOUGLAS DRIVE AND 32ND AVE. J NORTH. +, ELEVATION: 865.53 NGVD 29 PER CITY OF CRYSTAL I Drainage and Utility Easements shalt be shown as thus: CMP I - { {I- I I IE 850.39 ( Ito to I I I I Being 5 feet in width and adjoining right-of-way lines, unless otherwise indicated, also being 10 feet in width and adjoining lot lines, unless other- wise indicated, as shown on the plat. O Denotes 1/2 Inch x 14 Inch Iron Pipe Set With A Plastic Cap Marked R.L.S. 42594. • Denotes Iron Pipe Found N 0 0 30 60 90 SCALE IN FEET V) w J _Jz O � > d Y < ) 0 V) O Z V) > M z (J w m m SHEET NO. / OF 3 I/x' wA. x e• Lwc (s.$) ears ' (''sZo lax` Aax:HaR sysTEw HmrED cAArE / \ 4NR1W HNI PIN I zrWUL-LE 855.5 I"x 1' I/a' STEF'L 4 PULE W/5/8' I HIXE (4 REgRRm)/a• TIIIIX PLATE Ta 5/e' L erONG r r/a' wvc er I �- PRECAST MANHOLE SECTIONS WELD % SIFII PLATE 60TTOY RING 1 I OVER LOW ELEVATION i` o.c�00ix WRGLNo sraIX I L y I 855. I I 0 30 60 90 AIX WELD BOTTaI ADW TO I I I' BTFF1 1E TAIX Wil➢ TW � (Rrnlc i�TTaw Row. ' SCALE IN FEET NOTES: I - I 12' MIN EX CB NOTE' THE OVERFLOW ELEVATION SHALL BE AT OR, �12" RCP IOUTLET PIPE E% CB /,I1(- FL 862.74 GRATE HALL BE HOT -DIPPED ABOVE THE PEAK 2 -YEAR STORM ELENT EWV�T10NI FL 8fi2.79 ¢ I ,(( IE 859.42 lJAI/YA 2ED AFTERrFABRICATION. I IE N 858.77 ,Av i rAL �y r 1 < h r ,r , 1� 1 r STRUCTURE (S) TO HAVE 12" WIDE %EIR OPENING IE ((S 858.64 - . r v r v , ,. i r I .. . i ,CAvE�-�Qg.�' flIA` AS SHOWN I _ _ I NORMA WATER IE (E) 850.63 �� 12" RCP44� 12" RCP OUTLET STRUCYOR�' `.1` ELEVAT N 851.0 - LENGTHS INCLUDE FES I ' 44 I _ - - - - - _ - I I- FLOW Ex CB I v I - ,I I FL (( 7 ( 9. 0r - x 12" RCP INLET PIPE I 12" MIN N) 8 �I.TER.RAL BASE EX Ce E (W) 858.97 FL 8132.78 I I `IJ I I I IE (N) 858.62 I IE S 858.86 ml OUTLET 5K,MMF-R ASTRUCTURE I ' EX SAN MH RE 863.83 33 I 33 I I I • MODIxFIED'TO MEET`PR&E& RtCAREMENTS IIE ((S E N) 853.11 (()) 853.23 IE (E) 852.62 IE W) 852.59 I Ex CB E% CB EX WATER AIR MH f - FL 855.34 FL 883.fi4 _ I 30 \ 30 I EX CB --I--� IE 852.08 EX STM MH IE 859.59 I I - - -- - - - - - - - - - - - - - - - - - I I - - - FL BSS.M1H r RE 863.59 I--- RE J - - - - - - - - - - - IE 052.40 I I I EI (WhE) 858.84 L1J o EX SAN MH I EX STM MH -I ( RE 858.46 RE 858.03 I EX SAN MH IE NE) 856.92 - a '''///// 849.80 IE (E) 850.17 n RE 855.54 B" CIP WgTERMAiN SAWCUT AND REMOVE SIDEWI .ry E)849.11 77 E W)850.27 --I-I / I -I -I- IE 5 647.94 - - I e IB" RCP _ / 859.00 0 / / / IE E 847.28 D D 15" RCP TRUNK SEWER l 15" RCP TRUNK SEWER IE BOT.. 847.147.14 \\ 847.34 54" R.C.P. / / 'S / / / _ DD \-DD-��DD-SOD-DD-yDD-DDDDD-DD AVE N.-DDDDDD-DDDR ��IDD-DD _ -DD-DD-DD DD DD ""''�� / I EX WA R77Lrt MH I DD DD-DD-�--DD-DDpD--ate n RE 88 .4211::11 33 ( _ �. DD-DDDDDD X STM MH tai IE 853 2 �{ .. w- -: - -� eNE �_-• �G-• 9NL _ -• _ TGHE RE 855.40 O - ` .',...,."_ •.;• L 863.86 .. \ .:'.4.....•.e .•.•�:. r79 .,:.. .a :.i a \TT�'� -_ IE 845.59. E N) 859.01 \\ 0 EX �883� (( m E (SW) 859.76 \ I2" RCP FL 863. a - - - - _ - _ \ _ 9 8 .8. 5% I FL 854.46 44 4 FIE 858.89 - - - - BS 1 - - \8 8 S8 <30 20 EX CB EX STM MH x cres -x I P I 1 863 1 4 8S9 - - +Z5 - -�- - - - - _ RE 864.72 N - / _ Ko 859.20 8 S 4 \ y IE (NE) 860.84 \ I" I }4,0 2a:(i- \ 34.0 .0 24. 34.0 " 34.0 24.0 24.0 ,0 \ X4,0 \. IE (W) 860.27 EX CB / � r': � I I � � � \ FL 863.43 n - IE ((NE) 857.66 Q IA I a0/ , /2L 24, X 24.0 2 4. 24< 24, i i 24. / 2a-` / / 4-y-, /24 2�.0 4 .0 \ IE (E) 859.43 [ale t J I I: ' I I 19 \ \ r/ 1. 861.37 \RETAINI 2 3 4 \ \ rJ \ / \ \ ' 16W54L50 13 14 16� 16 17 `48 / I BOTT T - 95Lo \o �lI (BY DTHt�R�; 111 Q I f I cl tv \\ N - N it o N H 1, m`�a 5 r o\ o o I i. N N t I r.IN l ec.o-za.0 N .N = FFE= FFE= FFE 863.5 FFE= FF FFFE FFF .5 8635 8 y f ?NFFaE= FFE= F 'F;.Eo = m FzzF4..Eo.=BqI>b 861.8 860. / 8437a. I I'• Zm(3� r 85J\0 859.0 70z o 5. 8580 . 5 4 \ o/ 4. 24.0 za14.I zq0 a. Ile I \; _ I•. m K a Il N m d I 4. / Dt w 1': P X a l I I 87im .09 86 N I = 3 - i 100 ? .,K / / d 4 I 86 3 8On 856.01 1.55%9 _ 2 _ / 2.0 0% = __ ---�-_----_---/ / s6` ' - - OP S€D'RRJVAT DRIV $5e i $y;1 i'`- - 00% 20 Cn '-. \ \ 66 \ 58\ r I� 860.90 / / �------------- // �/ 855.00 0' IE 85! IE 850.39 - 3 � � � 857.80 , h / I U F' \864. \ \\r'`J u / �y 6� / /0 / 854. / of !1)-Q th I/2 of Lot 25-SUNPFYBRRBOK 9§gS 854.42 � 'l -r /A I I i / /`� \ \ // / / h -h',/✓ r--1 fj hr 1 ,h<,�ry lr, ,1 ,iLv, / �/ / '� / / J I ji n q � < 11 •KEBAB FO. PROPEX-"SILT STOP" FABRIC 2"x2"x4' WOOD STAKES 0 4' O.C. 10' MINIMUM BACKFILL EXISTING GROUND BURY BOTTOM +\/ 6" OF FABRIC PROPOSED / EMBANKMENT EROSION CONTROL SILT FENCE & C.B. PROTECTION (E-02) 12.5' 12.5' 21. SLOPE DRAINTILE B612 CONCRETE CURB SURMOUNTABLE CONCRETE & GUTTER SOUTH SIDE GEOTEXTILE CURB & GUTTER NORTH. SIDE FABRIC I I/2"BITUMINOUS WEAR COURSE LV3 2"BITUMINOUS BASE COURSE LV3 8" CLASS 5 AGGREGATE BASE 18" GRANULAR MATERIAL TYPICAL STREET SECTION Hard surface public road 6" minimum I"-2"washed rock - 50' minimum MnDot Type V - Geotextile Separator ROCK CONSTRUCTION ENTRANCE o n a � 0 O m V m m \ g o N 0o m m m to m 0 Z Z Y Z U H n WU I, J O O U O IW- W LEGEND -1070- Existing Contours ---898- Proposed contours x 900.0 Existing Spot Elevations x 75.5 Proposed Spot Elevation ------ Silt fence 427 Drainage Slope -IW -M --r-- Proposed Storm Sewer TOU T = 7 Rock Construction Entrance o n a � 0 O m V m m \ g o N 0o m m m to m 0 Z Z Y Z U H n WU I, J O O U O IW- W w o 0 �E o 0 T C O m� a c 01. o o E y a N z o r Y 2O.Ca MJ m � JiF\d- TOU T = 7 a U \ m O v o o�a'o rn o L3•'Ca w 4 •a.. v o v 6 lin n -a m 0 Ok �w� w 06 ' 124 7� Z � 7 Ln -1 U) W Q J M O -QJ z _ Z = 5J QO Y J X0 0 6 z U F-- z I'- �- O } U) (r U Z U U zO Cn J W � m Cw SHEET N0. or 3 N 1 I I I I I- - - - - - - - - - - --I 3 a II I I 11 I so I -- - - - - - - - - - - I I I I I 4 I I I L1j I I 0 30 60 90 II I 1 1 Al r------------1 I I EX CB I I I ( 1 I 1 I SCALE IN FEE -t EX 862 86 11 8 I I L 1 4 FL 862.79 tail I IE 59.4241 _ 1 N 858.77 � � l rI%\lIe\I Y'hKh(l'II/IN/ I'/n11I''hrh-.. 1 __ I I I I I IEE S 858.64 .i ,i r v r y r �i r 1 �i �. r v • I � IE (E) 858.63 �� 44 12" R.'.12" RCP I _ EX CB FL 862.67 I i / a IIE 6'ml I 1I 1I IE ((N) 859.10 . K f r Ii I i /1 Ii I Ii I • r i I v I <` IJ- II n r, r, -r- l i♦ n l II II EPR%RRIOOSPPrIOONSSGEEDOWASWraF1T1 ERaMN EX E W) 858.97 FL 8B2.78 - E (N 856. 62 5858.6 N NS EWER -44 --44 �' E%ISPNG STIXiM SEWEP 4 EX SAN MH I I I • • _I > L I - I L/� / I h• t' / I \ I / I I `I I r I i i I it i 'rl I I 44 PROPOSED STCRM -ER RE 883.83 33 I 33 IEE (N) 853.23 E 853. IE W) 85259 o EX CB I I 1 I v- v I EX WATER AIR MH I I 1 EX CB FL 863.64 �� FL 855.34 v ' • EX STM MH IE 859.59 I I I L - - - - - - 30 30 I EX co -----�.I- IE 852.08 FL 855.48 RE 863.59 n I I '-' J I E% STM AIH -. ._ IE 852.40 EI ((W&E) 856.84 W EX SAN MH RE 858.03 EX SAN MH IE (NE) 856.92rxnv. su EE W 8849.60 I - o e" CIP WATERMAIN (( ) IE (W 85012 I -I -I -I-- IE (E) 849.77 E ) 7 mnv. srn RE 855.54 I -I n_I I IE (N)647.84 'VD_------i._I-I-=1--1-I_ IE (5)847.94 18" RCP _ IS" RCP TRUNK SEWER (( ----- D D D D D 'P 15" RCP TRUNK SEWFfl 54" R.C.P. DODODD DD ""''A�DD D -DD DD-a-pD DD DD -DD -DD DD -DD 3?o DD AVE DD--DD_____0_ E% WA R& MM_ a RE 88 .42 33 D DD --pp DD--DD--DO 0, - Do -U IE 853 2 .. EX CB �n O NNE. OIK-----.PI1E • - ONE - u E OHE mE mE D DD DD D FL 863.66 ♦ mE -- aNc IE ((N) 859.01 EX CB 4 •_,p� IE (SW) 859.76 12" RC FL 863_20 e 00 aq I r IE 858.89 - - - - - - - EX STM MH ---------- ------ - - - - -- ,rPAv.srn - - ----- --- ENE) 860.84 L -- --- IE IW) 860.27 EX CB _ = 1 I g_1 8_3 19 FL 883,43 B-5 B-7 IE (NE) 857.66 IE IE) 859.43I io .� .,� I I 1 19 / Q 30 I 1 2 3 4 5 6/ 41 O 7 8 9 10 11 12 / N I g m I RE 8 0.66 - - r �. r- 85 a ce E 57.1 / l i r E 859.7 i IE E) 847.28 IE W) 847.34 _ BOT. 847.14 EX STM MH / I - RE / 8 I IE 845.595.59 X30 2 EX CB FL 854.46 IE >, CONNECT TO EXISTING WATERMAIN STUB I� MH 109 E 851 E .0 601' 0 VALVE MH LIFT STAION 30 20 IE W= 847.89 IE OT=842.89 ( 39 LF 24" CMP -_ -- E 850.39 IE 65KI6L jFOLFIL4" RCP CL 5 O 10.50% -MR `J01 RE:%854.0 IE 90.64 I I 1 r - J I I I a% Q ; OL I I I I O co�T UK 13 14 15 16 17 18 / I I 11 ml IO LF 21"RP yl -I 850.06 CL 5 O 1.0 I N � I I _ +I i . i MH 101 ( i i 28 8" P R 35 1.00 i. RE 854. / a I _' 5+9 .09 I I 5 J__[ ... LF_ " VC al 4 8 . / IE E) 847.28 IE W) 847.34 _ BOT. 847.14 EX STM MH / I - RE / 8 I IE 845.595.59 X30 2 EX CB FL 854.46 IE >, CONNECT TO EXISTING WATERMAIN STUB I� MH 109 E 851 E .0 601' 0 VALVE MH LIFT STAION 30 20 IE W= 847.89 IE OT=842.89 ( 39 LF 24" CMP -_ -- E 850.39 IE 65KI6L jFOLFIL4" RCP CL 5 O 10.50% -MR `J01 RE:%854.0 IE 90.64 I I 1 r - J I I I a% Q ; I I I I I O I I I I e e m I i I I I I I m I I 11 ml 0 850.06 I N � I I _ +I i . i . (. I ( i i 28 8" P R 35 1.00 i. m a I _' 5+9 .09 I I 5 J__[ ... LF_ " VC al 4 _ � O 2 DI - X Jl O U FW- -� SDR 35 O 1. "PROPOSED PR7VA E D l V x X uai N"li y v c o y Q. --- -- -- - -- -- - - - PVC SDR 35 O L00% xJ x x am- MH 3 42 LF 12" R! j, -`'�, 60 LF 15 RCP 96 LF 18" RCP CL 5 0 V n o'er --- CB 104 -- --- -- -- -- 207 LF 18" RCP CL 5 O 1.67% E N a x Lo U I 33 g 33 _ RE 862.80 IE 853.5 1 `� ` c' I 1 MH 107 .67% CL 5 0 1.67% MH 105 - RE 858.27 IE 854.09 MH t RE 854.95/ME IE 851.0 I N H RE 860.62 RE 859.76 MH 103 23 LF 12° RCP IE 848.17 wv o`r IE 85`6.46 IE 855.46 RE 858.27 CL 5 O 1.0% H 102 1 °iSn ¢�o wse y y ty MH 2 IE 853.86 23 LF 18" ARCP R 854.39 �� intim v�wn �d o RE 860.8 O" CL 5 O 1.0% IE 850.39 IE 851.6 >_.. IE E) 847.28 IE W) 847.34 _ BOT. 847.14 EX STM MH / I - RE / 8 I IE 845.595.59 X30 2 EX CB FL 854.46 IE >, CONNECT TO EXISTING WATERMAIN STUB I� MH 109 E 851 E .0 601' 0 VALVE MH LIFT STAION 30 20 IE W= 847.89 IE OT=842.89 ( 39 LF 24" CMP -_ -- E 850.39 IE 65KI6L jFOLFIL4" RCP CL 5 O 10.50% -MR `J01 RE:%854.0 IE 90.64 I I 1 r - J I I I I I I I I O I I I I I I I m I i I I I I I m IE E) 847.28 IE W) 847.34 _ BOT. 847.14 EX STM MH / I - RE / 8 I IE 845.595.59 X30 2 EX CB FL 854.46 IE >, CONNECT TO EXISTING WATERMAIN STUB I� MH 109 E 851 E .0 601' 0 VALVE MH LIFT STAION 30 20 IE W= 847.89 IE OT=842.89 ( 39 LF 24" CMP -_ -- E 850.39 IE 65KI6L jFOLFIL4" RCP CL 5 O 10.50% -MR `J01 RE:%854.0 IE 90.64 I I 1 r - J I I I Z Q 0 W d Q :2 J H � J Y J, O 3 U) c z U U z of m m w o_ SHEET NO. / OF J p O m U m a Z m E O 0 � I N � N a r � m } m m O O U H N Q W U O X Jl O U FW- V E X O x X uai N"li y v c o y Q. O O N C N (T u m W Z u ago N o xJ x x X `v x x X V n o'er x X x\ E N a x mc�-cam o O K N N H h a ° D, wv o`r y d mu °iSn ¢�o wse y y ty O �� intim v�wn �d o Cw O" Z Q 0 W d Q :2 J H � J Y J, O 3 U) c z U U z of m m w o_ SHEET NO. / OF I ILd _ I L1; I �i ♦ilr `vll ^`Yl IY/Li h��/!`'lN/ I//I ;iif1L ( _ a I— — — — — — — — — — — _ J 1 L /1 C ♦ I \ ' -- - - NOTES I. ALL AREAS NOT COVERED BY BULDING, DRIVEWAYS, ROADWAYS, OR PLANTING BEDS, SHALL BE SODDED. 2. ALL GREEN AREAS SHALL BE IRRIGATED. PLANTING BEDS SHALL BE SODDED. 3. PLANTING BEDS SHALL HAVE 2 LAYERS OF WEED BARRIER FABRIC AND 4" OF WOOD CHIP MULCH. LANDSCAPE LEGEND TREES SHOWN SHALL BE CHOSEN FROM THE FOLLOWING SPECIES KEY CUANnTY CGMMON/BOTANICAL SIZE ROOT COMMENTS RM 6 RED MAPLE/ 2.5" CAL B&B STRAIGHT LEADER PHILADELPHUS CORONARIUS or PURPLE LEAF SANDCHERRY/ ACER RUBRUM "NORTHWOODS" "AUREUS" PRUNUS X CISTENA PA 7 PATMORE ASH/ 2.5" CAL B&B STRAIGHT LEADER U PEEGEE HYDRANGEA/ FRAXINUS PENNSYLVANICA oaI HYDRANGEA PANICULATA BMJ 3 LANCEOLATA "PATMORE" I GAL. POTTED JTL 6 JAPANESE TREE LILAC/ 1.5" CAL B&B BROADMOOR" PARSONI JUNIPER SARGENT GREEN JUNIPER SYRINGA RETICOLATA BAR HARBOR JUNIPER SSC 6 SPRING SNOW CRABAPPLE/ 1.5" CAL B&B DIERVILLA LONICERA SPIRACA JAPONICA OR X BUMALDA MALUS "SPRING SNOW" POTENTILLA/ ANTHONY WATERER BHS 9 BLACKHILLS SPRUCE/ PICEA GLAUCA DENSATA 6' HT B&B FULL FORM TO GRADE I -----------I II t/'/'"I� F'/ '//l ai I // I fill ill / Ir♦i!!^`vl �- I GBC 3 GLOSSY BLACK CHOKEBERRY/ 3 GAL. POTTED PHILADELPHUS CORONARIUS or PURPLE LEAF SANDCHERRY/ ARONIA MELONOCARPA "AUREUS" PRUNUS X CISTENA PLS 2 PURPLE LEAF SANDCHERRY/ 3 GAL. POTTED U PEEGEE HYDRANGEA/ PRUNUS X CISTENA oaI HYDRANGEA PANICULATA BMJ 3 BROADMOOR JUNIPER/ I GAL. POTTED SUBSTITUTE SHRUBS BLUE CHIP JUNIPER JUNIPERUS HORIZONTALS SARGENT BLUE JUNIPER BLUE FOREST JUNIPER BROADMOOR" PARSONI JUNIPER SARGENT GREEN JUNIPER "BROADMOOR" BAR HARBOR JUNIPER AWP 3 ABBOTSWOOD POTENTILLA/ I GAL. POTTED DIERVILLA LONICERA SPIRACA JAPONICA OR X BUMALDA POTENTILLA FRUTICOSA POTENTILLA/ ANTHONY WATERER POTENTILLA FRUTICOSA "ABBOTSWOOD" GOLD DROP LIME MOUND SUBSTITUTE SHRUBS SHIBORI BELOW ARE SHRUBS WHICH ARE CONSIDERED TO BE SUITABLE SUBSTITUTES FOR THE SHRUBS LISTED SUITABLE SUBSTITUTE GLOSSY BLACK CHOKESERRY/. PINK FLOWERING ALMOND/ GOLDEN MOCKORANGE/ ARONIA MELONOCARPA PRUNUS GLANDULOSA PHILADELPHUS CORONARIUS or PURPLE LEAF SANDCHERRY/ ISANTI DOGWOOD/ "AUREUS" PRUNUS X CISTENA CORNUS STOLINOFERA FLOWERING WEIGELA/ "ISANTI" WEIGELA FLORIDA U PEEGEE HYDRANGEA/ Q oaI HYDRANGEA PANICULATA �q mvm ycyn �a o "GRANDFLORA" Q BROADMOOR JUNIPER/ SUBSTITUTE SHRUBS BLUE CHIP JUNIPER JUNIPERUS HORIZONTALS SARGENT BLUE JUNIPER BLUE FOREST JUNIPER BROADMOOR" PARSONI JUNIPER SARGENT GREEN JUNIPER PRINCE OF WALES JUNIPER BAR HARBOR JUNIPER ABBOTSWOOD POTENTILLA/ BUSH HONEYSUCKLE/ SPIREA/ POTENTILLA FRUTICOSA DIERVILLA LONICERA SPIRACA JAPONICA OR X BUMALDA "ABBOTSWOOD" POTENTILLA/ ANTHONY WATERER POTENTILLA FRUTICOSA GOLD FLAME JAPANESE ALPINE GOLD DROP LIME MOUND KATHERINE DYKES mr.WAV'C WHITE SHIBORI 3 GBC 0 30 60 90 SCALE IN FEET 3 BMJ 3 AWP e 9 ® ® 9 A - 4;,9,90,9,9 ese '+400 — 2 PLS TYPICAL BUILDING LANDSCAPING Z a U U IZ k y (n U) LLI d O 4 K q R :2 LLJ EL Z _ U J U Qo0 Q oaI d� �q mvm ycyn �a o K Q m Z m 7� W SHEET NO. / OF I Z Q (n U) LLI l Q J :2 LLJ EL Z _ U J U Qo0 Q (n U) U Z v Q m Z m 7 W c:: ' cl- SHEET NO. / OF I �1 NI - !FIRST FLOOR PLAN 3116• -I• -o• !SECOND FLOOR PLAN 3116--1'-o• r SHEET - OF - CA011FILE #PRE -473 SLAB ON GRADE SECOND FLOOR PLAN 1/<'-1-0• 1158 SQ.FT. SECOND FLOOR FIRST FLOOR PLAN 1/<'-1'-o" 770 SOFT. FIRST FLOOR CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS October 19, 2004: 1. Adopted a resolution approving Application 2004-08 to amend the Comprehensive Plan to implement the TH 100 Study Group recommendations and eliminate the Public/Institutional classification from the Future Land Use Map. 2. Approved Application 2004-11 for Lot Division at 6517 41St Avenue North to detach the south 135 feet and incorporate it into the adjacent Hagemeister Pond Park 3. Approved First Reading of an ordinance for a Zoning Ordinance text amendment to modify regulations governing driveways, curb cuts and related matters (Application 2004-12). *November 4, 2004: Approved Second Reading and Adoption of an ordinance for a Zoning Ordinance text amendment to modify regulations governing driveways, curb cuts and related matters (Application 2004-12). Ordinance to be published November 18, 2004. Effective date December 18, 2004. *Note: Because this Council meeting will occur between the time the Planning Commission meeting packets are mailed and the meeting itself, this item is being included on this list only because approval by the Council is considered highly likely. All of the Council's actions on the items above were consistent with the Planning Commission's recommendations. Page 1 of 1 1110112004