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Home My WebLink About2015/09/16 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. SEPTEMBER 16, 2015 1. Call to order – Roll Call 2. Approval of Minutes of August 19, 2015 3. Hearings A. Comprehensive Plan Amendment, Preliminary and Final Plat, Preliminary and Final Planned Unit Development Arlington Row Apts. West Location: Southwest corner Wayzata Blvd. and Texas Ave. Applicant: Melrose Company Case No.: 15-29-CP, 15-30-S and 15-31-PUD B. Comprehensive Plan Amendment and Rezoning Location: 3601 Huntington Ave. S. Applicant: Michael Edlavitch Case No.: 15-36-CP and 15-37-Z C. Sherwin Williams Retail Store – Conditional Use Permit Location: 4911 Excelsior Boulevard Applicant: TJL Development, LLC Case No.: 15-38-CUP D. Elmwood West – Preliminary/Final Plat with Variances Location: 9301 W. Franklin Avenue Applicant: Lake West Development Company Case No.: 15-26-S and 15-27-VAR 4. Other Business 5. Communications 6. Adjournment If you cannot attend the meeting, please call the Community Development Office, 952/924-2575. Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call 952/924-2575 at least 96 hours in advance of meeting. UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA AUGUST 19, 2015 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Lisa Peilen, Richard Person, Carl Robertson, Joe Tatalovich MEMBERS ABSENT: Robert Kramer STAFF PRESENT: Jason Eisold, Recreation Center Manager Gary Morrison, Ryan Kelley, Sean Walther 1. Call to Order – Roll Call 2. Approval of Minutes of August 5, 2015 Commissioner Carper moved approval of the minutes. Commissioner Robertson seconded the motion, and the motion was approved 5-0. (Commissioner Peilen arrived at 6:11 p.m.) 3. Public Hearings A. Conditional Use Permit for Excavation for Outdoor Recreational Complex Location: 3700 Monterey Avenue South Applicant: City of St. Louis Park Case No.: 15-34-CUP Gary Morrison, Assistant Zoning Administrator, presented the staff report. He stated that the CUP is primarily for the excavation of more than 400 cubic yards of material. He reviewed plans for the recreation complex. He reviewed excavation details. He noted that a neighborhood meeting was held on Aug. 12 and four people attended. Questions at that meeting regarded lighting impacts to 36Park and noise impacts to surrounding properties. Mr. Morrison spoke about a regulator which will be attached to the PA system to prevent the system from exceeding maximum allowed sound levels. This is included as a condition of approval. Commissioner Johnston-Madison asked how the project gets approved. Mr. Morrison said the project is in the Park and Open Space District and recreation center is a permitted use in that district so the proposed complex is allowed by building permit only. The City Council has reviewed the project in study sessions. Unofficial Minutes Planning Commission August 19, 2015 Page 2 Commissioner Johnston-Madison said at the Council study session she heard the complex would mainly be used for hockey and sports. She asked how much money the City is contributing to the project. Mr. Morrison responded he would defer that question to Jason Eisold, Recreation Center Manager. Commissioner Johnston-Madison remarked she was concerned about the Rec Center already being predominantly hockey and the City spending additional dollars for a facility that won’t be used by most residents. She spoke about the possibility of a provision for a preference given for different types of activities. Commissioner Carper asked how the number of parking spaces was determined. Mr. Morrison said staff looked at existing parking, additional parking with the new construction, and the Rec Center’s existing overflow parking. Commissioner Carper asked about the sound system. He said spectators will create noise not controlled by the P.A. regulator. He asked if spectator location would be on the west side. Mr. Morrison responded the bleachers will be located on the east side of the rink. From experience with other school facilities, Mr. Morrison said typically the complaints regard the P.A. system, music and announcements which are louder than the cheering. Commissioner Carper said he’s asking because of Benilde. He said there have been continuous complaints about that P.A. system and spectator noise. Commissioner Carper asked about parking lot lighting. He asked that LED lighting be considered. Mr. Morrison said the lights on the parking lot and the lighting attached outside are LED fixtures. Commissioner Carper asked if the fabric covering of the facility would allow light to shine through it, creating a glow disruptive to the 36Park apartments. He spoke about Benilde’s desire in the past to build a dome. He asked about translucency of the fabric covering. Commissioner Carper asked if the landscaping plan showed current conditions or showed future growth. He spoke about landscaping at Trader Joe’s being inadequate to provide screening from car lights. Unofficial Minutes Planning Commission August 19, 2015 Page 3 Mr. Morrison said the landscape plan indicates what it will look like when the trees are mature. Ten foot conifers and larger trees are being installed to help with the immediate need. Commissioner Peilen asked how the Rec Center and new facility relate to each other. Mr. Morrison showed the layout of the complex. Commissioner Peilen asked if there would be open skating at the new facility. Youth Commission Rickert asked about the purpose of a brick wall behind the fireplace. Mr. Morrison responded that the wall is part of the exterior wall of the first level. Chair Person asked about direct access to the pool from the parking lot. He asked about coils under the rink. He asked about the grade and whether hockey boards would be removed. He discussed situations where overflow parking would come into play. He asked about issues with Benilde. Sean Walther, Planning and Zoning Supervisor, said there is a little bit different situation regarding lighting at Benilde. Benilde has athletic field lighting. The Rec Center lighting will be underneath and downcast and its parking lot lighting is more typical. He said staff does attend quarterly meetings of the neighborhood and Benilde-St. Margaret’s. Most of the issues currently are about schedules. Jason Eisold, Recreation Center Manager, addressed questions of commissioners. He provided a timetable of proposed year-round operation and activities. He said open skating and figure skating would be separated from hockey through different schedules. He said the new rink will mostly function as a practice facility. He discussed parking, hours, the P.A. system, canopy cover, access, coils, and lighting. Commissioner Johnston-Madison asked the total cost of construction, maintenance cost, and the City share in tax dollars. Mr. Eisold said construction cost is $5.9 million. He said the pro forma is break even $45,000 year in operating revenue and $45,000 in operating expenses. The Hockey Association is contributing $1.5 million over the course of the next 10 years, with a contribution made every year. Commissioner Carper asked what percentage of the time it will be reserved for rentals. Unofficial Minutes Planning Commission August 19, 2015 Page 4 Mr. Eisold said they have proposed to City Council that public skating, open skating, and public hockey would take precedence over rentals. He said staff will put together a schedule in September for open skating. After that the Hockey Association takes their hours, approximately 150 hours to purchase, and the rest would be available to rent or for public opportunities. Chair Person opened the public hearing. He closed the public hearing as there was no one present wishing to speak. Commissioner Robertson said the proposed route for soil transport is fine. He said the proposal for an outdoor recreational facility is quite an amenity, unique, and provides a great opportunity year-around to bring to St. Louis Park. Commissioner Robertson made a motion recommending approval of the Conditional Use Permit to excavate approximately 7,000 cubic yards of material from property located at 3700 Monterey Drive, subject to conditions. Commissioner Carper seconded the motion, and the motion passed on a vote of 6- 0. B. Major Amendment to The Shoreham PUD to correct a text error Location: Southwest corner of CSAH 25 and France Avenue Applicant: City of St. Louis Park Case No.: 15-35-PUD Ryan Kelley, Planner, explained that an amendment is being requested to correct a technical error discovered in the Ordinance text. The proposed change will correct and clarify that multiple-family residential is permitted on the southern portion of the property and that mixed-use development is permitted on the northern portion of the property. Chair Person asked if there was a barrier at the end of France Ave. Mr. Kelley said the barrier is a natural incline grade change. Chair Person opened the public hearing. He closed the public hearing as no one was present wishing to speak. Commissioner Peilen made a motion recommending approval of the text amendment to The Shoreham Planned Unit Development, with all previously required conditions still in effect. Commissioner Johnston-Madison seconded the motion, and the motion passed on a vote of 6-0. Unofficial Minutes Planning Commission August 19, 2015 Page 5 4. Other Business Commissioner Peilen spoke about Commissioner Johnston-Madison’s point on undertaking an updated traffic study for Excelsior Blvd. She said she understood that a study was being done and that it was important for decision making. 5. Communications Mr. Walther said the September 2nd meeting will be canceled. There may be up to four public hearings scheduled for the September 16th meeting. 6. Adjournment The meeting was adjourned at 7 p.m. Submitted by, Nancy Sells Sr. Office Assistant Planning Commission Meeting Date: September 16, 2015 Agenda Item: 3A 3A. “Arlington Row Apartments West” – Comprehensive Plan Amendment; Preliminary and Final Plat; Preliminary and Final PUD Location: Southwest Corner of Wayzata Boulevard and Texas Avenue South Case Nos.: 15-29-CP, 15-30-S, 15-31-PUD Applicant: Melrose Company Recommended Motions: • Motion to recommend approval of the Comprehensive Plan Land Use Map Amendment • Motion to recommend approval of the Preliminary and Final Plat, subject to the conditions recommended by Staff. • Motion to recommend approval of the Arlington Row Apartments West Preliminary and Final Planned Unit Development, subject to the conditions recommended by Staff. REQUEST: Melrose Company is requesting a Comprehensive Plan Land Use Map Amendment, Preliminary and Final Plat and a Preliminary and Final Planned Unit Development (PUD) to allow construction of two multi-family buildings that includes a total of 34 residential units. The buildings would each be three stories in height with one building oriented toward Wayzata Boulevard and the other toward Texas Avenue. The PUD is a rezoning of the property under the City’s new PUD ordinance. SITE INFORMATION: Site Area: 1.39 acres Current Land Use Guidance: RL – Low Density Residential Proposed Land Use Guidance: RM – Medium Density Residential Current Zoning: R-1 Single-Family Residence Proposed Zoning: PUD-Planned Unit Development Current Use: Vacant; MnDOT R/W Surrounding Land Uses: North: Wayzata Blvd and I-394 East: Texas Ave, Commercial/service, single-family housing South: Townhomes and single- family housing West: Townhomes Meeting of September 16, 2015 Page 2 Subject: Arlington Row Apartments West BACKGROUND: The proposed redevelopment site lies in the northwestern portion of the City adjacent to the Golden Valley Municipal Boundary, at the southwest corner of Wayzata Boulevard and Texas Avenue. The site is in the Westwood Hills neighborhood and is currently vacant as it was formerly excess right-of-way owned by MnDOT. The site is relatively flat for approximately the eastern half of the site, and then has a wooded hillside that slopes upward to the western property line. The City evaluated this parcel as part of the Excess Land Study in 2005/6, along with a vacant parcel just to the east, known as the “13th Lane” site. The properties were made available for purchase as part of the Excess Land Study but no proposals were accepted. At the time of the open bid process, multi-family residential development was the Council direction given for the Wayzata Blvd/Texas Ave site while mixed-use or multi-family residential development was the direction given for the 13th Lane Site. Staff have received several requests for commercial or office/medical office uses since 2007, which Staff have denied under the Council direction to allow only residential or mixed-use development at these sites. Melrose Company approached the City with a development concept similar to the current application in late 2013. The City Council indicated it was willing to consider acquiring the properties from MnDOT to sell them to Melrose in order to develop the properties as well as consider a Comprehensive Plan Amendment, plat and PUD. Melrose acquired the properties from the City in July of this year. COMPREHENSIVE PLAN LAND USE MAP AMENDMENT: A request for amending the City’s land use plan and zoning map is evaluated from the perspective of land use planning principles and community goals. These reflect the community’s long range vision and broad goals about what kind of community it wants to be and what makes strong neighborhoods. This amendment request is driven by a specific proposal for development; namely the Arlington Row Apartments West. The request is for a residential development at a density of 24 units per acre, which is considered Medium Density (RM) in the Comprehensive Plan. The current designation is RL – Low Density Residential. General Consistency with the Comprehensive Plan The City’s land use plan should reflect the broad goals, policies and implementation strategies incorporated in the Comprehensive Plan. These goals, policies and strategies are the basis for evaluating the requested change. The proposed change to the Comprehensive Plan Land Use Map addresses the following Land Use and Housing goals or strategies found in the Comprehensive Plan: - Promote building and site design that is oriented toward creating an integrated, human scale, multi-modal transportation environment § Encourage quality design in new construction considering such design elements as orientation, development scale, and massing both on-site and off-site, and pedestrian access. Meeting of September 16, 2015 Page 3 Subject: Arlington Row Apartments West § Encourage new buildings to orient to walkable streets with appropriate building height to street width ratios. - Create a mix of residential land uses and housing types to increase neighborhood housing choices and the viability of greater neighborhood services through redevelopment or infill development. § Consider opportunities for allowing a broader range of housing types and densities within or adjacent to existing low density residential neighborhoods that are complementary and compatible with the existing neighborhood character. § Ensure that new and redeveloped medium and high density residential land uses are located within walking distance of transit services. - Promote higher density housing near transit corridors & employment centers - Explore and, if appropriate, promote ordinances to allow development of non-traditional housing types and increased density in single family neighborhood that is compatible with surrounding neighborhood. Changing the Comprehensive Plan map to RM-Medium Density Residential allows for the development of a vacant property providing additional housing units in an area that is well served by transit, and at a density that is appropriate for a site that is adjacent to both an interstate frontage road and RL-Low Density Residential guidance. The general area of the development proposal consists primarily of single-family houses and commercial buildings. The Comprehensive Plan calls for an increase in the availability of neighborhood housing choices and a broader range of housing types. The proposed development would provide medium density apartment housing in a building that is respectful of the scale of the surrounding structures and the wooded hillside on-site. The buildings are oriented toward the street with walk-up units and are designed with a residential style of architecture including pitched roofs, patios, and step- down in height at each end of the building. Availability of Infrastructure The City Engineer has reviewed the proposed development concept and found the public water and sewer infrastructure in the area to be adequate to serve the proposed development. A traffic study has been completed and is discussed further in the Planned Unit Development analysis below. The Comprehensive Plan identifies Wayzata Boulevard as an “A Minor Reliever”, and Texas Avenue as a “Major Collector”, both providing sufficient capacity for the proposed development; including the proposed development at the 13th Lane Site. A detailed traffic study report will be available at the Planning Commission meeting. Impacts to Surrounding Properties and the Physical Character of the Neighborhood The site is currently vacant with some trees and turf on the eastern portion of the site with a steep wooded slope on the western portion of the site. The proposal changes the nature of the site by constructing two buildings on a vacant lot, and of course adds residents to the area in a housing product that is not currently available. Melrose has proposed a development that is small-scale in nature which serves as a transition between single-family homes, townhomes, small-scale commercial and the Wayzata Boulevard/I-394 corridor and is at a density that has minimal traffic impacts to the surrounding street network. Meeting of September 16, 2015 Page 4 Subject: Arlington Row Apartments West Public Process • 2006: Excess Land Study • 2007: Initial Bid Opening on subject property • October 8, 2012: Council Study Session Discussion • February 2, 2015: Council Study Session Discussion • April 27, 2015: Council Study Session Discussion • May 18, 2015: Council Approval of property acquisition from MnDOT and subsequent disposition to Melrose Company • July 15, 2015: Planning Commission Study Session • August 5, 2015: PRAC Meeting • August 12, 2015: Neighborhood Meeting at Westwood Hills Nature Center • September 16, 2015: Public Hearing at Planning Commission • October 19, 2015: Council Action PRELIMINARY AND FINAL PLAT ANALYSIS: Description The developer requests a preliminary and final plat to create a parcel out of existing right-of-way that is 1.3 acres in size known as “Arlington Row Apartments West.” The proposed plat meets all subdivision requirements for minimum lot size, shape, and dimension and provides the required drainage and utility easements. Uses The proposed use on the plat includes multi-family residential. This use is permitted if the Comprehensive Plan Land Use Map Amendment request is approved and through a rezoning to Planned Unit Development (PUD). Utility Easements The plat provides a 10-foot wide drainage and utility easement adjacent to Texas Avenue, five- foot wide easements along the interior lot lines and a 17-foot to 30-foot wide drainage and utility easement along Wayzata Boulevard, on the north side of the site. The larger utility easement is provided to accommodate existing utilities in this area. This easement area may adjust slightly as Centerpoint Energy and Xcel Energy work with Melrose on specific details of the existing utility lines and their spacing requirements. The required easements are provided and a recommended condition of approval as that the final easement be determined and agreed upon by the utility companies before the plat is reviewed by the City Council. Park & Trail Dedication The proposed development is on property that has not been previously platted. Therefore park and trail dedication in the form of land or cash-in-lieu of land is required. No park land is designated in this location in the Comprehensive Plan so cash-in lieu of land will be required in the following amounts: Park dedication $51,000; Trail dedication $7,650. The City will collect these fees prior to signing the final plat. The Park and Recreation Advisory Commission (PRAC) concurred with Staff’s recommendation of collecting cash-in-lieu of land at its August 5, 2015 meeting. Meeting of September 16, 2015 Page 5 Subject: Arlington Row Apartments West Tree Preservation The site plan was designed to minimize cutting into the wooded hillside on the western portion of the property as much as possible. The proposed development would require the removal of 15 trees, while 39 new trees are shown. The plan exceeds the City’s tree replacement requirements. PUD ANALYSIS: The purpose of a PUD District is to benefit the city and its residents by providing a comprehensive procedure intended to allow greater flexibility in the development of land than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The Arlington Row Apartments West proposal particularly addresses the following intentions of the PUD zoning district: • Promote higher standards of site and building design. • Encourage a more creative and efficient use of land. • Preserve and enhance desirable site characteristics, including flor and fauna, scenic view, screening and access. • Promote environmental sustainability in the development of land, building construction and building operations. • Ensure integrated pedestrian facilities to and within a PUD district. • Provide for improved connections to mass transit facilities. Building and Site Design Analysis: The PUD ordinance requires the City to find that the quality of building and site design proposed will substantially enhance aesthetics of the site and implement relevant goals and policies of the Comprehensive Plan. In addition, the following criteria shall be satisfied: (1) The design shall consider the project as a whole, and shall create a unified environment within project boundaries by ensuring architectural compatibility of all structures, efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site features, and design and efficient use of utilities. (2) The design of a PUD shall achieve compatibility of the project with surrounding land uses, both existing and proposed, and shall minimize the potential adverse impacts of the PUD on surrounding land uses and the potential adverse effects of the surrounding land uses on the PUD. (3) A PUD shall comply with the City’s Green Building Policy. (4) The use of green roofs or white roofs and on-site renewable energy is encouraged. The PUD zoning district allows a development such as is being proposed by Melrose Company. ZONING ANALYSIS: The following table provides the development metrics. The property will be rezoned to a Planned Unit Development (PUD). The proposed performance and development standards, as indicated in the development plans, establish the development requirements for this property if approved. Meeting of September 16, 2015 Page 6 Subject: Arlington Row Apartments West Zoning Compliance Table: Factor Required Proposed Met? Use Multiple-Family Residential Multiple-Family Residential Yes Lot Area Min. of 2.0 acres, less with approval. 1.3 acres; City Council indicated this size was okay 2/2/2015 Yes Height None with PUD 36.5 feet Yes Building Materials Minimum of 60% Class I materials Minimum of 70%. Yes Residential Density 30 units per acre in RM-Medium Density Land Use 24 units per acre Yes Floor Area Ratio None with PUD 0.52 Yes Ground Floor Area Ratio N/A 0.18 Yes Off-Street Parking Residential – 52 Residential – 52 Yes Bicycle Parking Residential – 40 Residential – 40 Yes Open Area/DORA 7,305 sq. ft. (12% of gross lot area) 7,350 sq. ft. (13.7% of gross lot area) Yes Landscaping See Landscaping section Yes Building Setbacks None with PUD Varies, shortest setbacks: North building is min. 26.4 ft from north/front property line, 38.4 ft from west side, 19 ft from east side; South building is min. 15 ft from east side, 15 ft from south side Yes Mechanical Equipment Full screening required Mechanical equipment will be within the building or through-wall units. Yes Sidewalks Required along all streets and building frontages Provided along all streets and building frontages Yes Refuse handling Full screening required Refuse is screened by masonry wall in compatible material/style as primary buildings. Yes Transit service None required 9, 643, 649, 652, 672, 675, 705, 756 Yes Stormwater Management Required Underground detention and rain gardens Yes Uses Arlington Row Apartments West is a multi-family residential development with a total of 34 units in two buildings. A Comprehensive Plan Land Use Guidance change from RL-Low Density Residential to RM-Medium Density Residential is one of the requests before the Commission. The proposed use is below the density maximum of the RM Land Use category and a rezoning to PUD permits the development plan as proposed allowing for less impacts to the wooded hillside. Rezoning to a PUD is specific to this development proposal dictating specific requirements of building dimensions and the site plan. If future redevelopment were to occur on the site a rezoning would be required at the discretion of the Council. A draft of the ordinance is attached to this report. Meeting of September 16, 2015 Page 7 Subject: Arlington Row Apartments West Architectural Design The development plans demonstrate a high quality image with design considerations demonstrating sensitivity to the surrounding uses and character. The buildings are three stories in height to minimize the scale of the structures. Further attention was given to creating a more pedestrian scale environment by providing multiple entrances to the building from adjacent sidewalks, creating façade articulation to break up the mass of street facing walls, the generous use of glass to provide transparency and locating the parking lot toward the interior of the site. The building exteriors include a generous use of glass, brick and stucco. Glass, stucco and brick are counted as Class I materials on all buildings. The City requires a minimum of 60% Class I material coverage on each façade visible from off-site. The minimum Class I material coverage is 70%, which is on the interior facing elevations. The Class I material coverage of the facades facing Wayzata Boulevard and Texas Avenue is 82%. The buildings exceed City Code architectural requirements. Parking and Access Parking is provided in a surface lot that is accessed from Texas Avenue. The City requires one space per bedroom, for a total of 52 spaces. The applicant is providing 52 spaces which meets City r equirements. The applicant is also providing secured bike storage in the north building for 25 bikes and spaces for 15 bikes in racks adjacent to both buildings. The City’s bicycle parking requirements are met. Traffic Study A traffic study has been completed by SRF Consulting. A copy will be provided to the Commission at the Planning Commission meeting. The traffic study included an analysis of how the proposed development may impact the overall number of vehicle trips in the area and the Level of Service and delay at the following intersections: Wayzata Boulevard/Texas Avenue, Wayzata Boulevard/Pennsylvania Avenue, and Texas Avenue/13th Lane/Westwood Hills Drive. The traffic study also considered the proposed development of the 13th Lane site, which would include a maximum of 30 additional units. The study results indicate that the proposed development will have a minimal impact on traffic compared to the existing conditions. The level of service for each of the studied intersections is not projected to change and the number of vehicle trips is projected to increase over existing conditions as follows: 32 total a.m. peak period, 40 p.m. peak period and 426 average daily trips. The Wayzata Boulevard/Texas Avenue intersection currently operates at an overall LOS B with Texas Avenue, being the side-street, currently operating at a LOS E during the p.m. peak period with an average delay of 40 seconds. The LOS is not projected to change due to the proposed developments, but the delay could increase to an average of 46 seconds during the p.m. peak period. SRF has stated that “side-street delays of this magnitude are common and do not typically warrant mitigation.” Loading/Service Areas The development plans show that trash/recycling service is located in the northwest corner of the parking lot. This area will be fully screened from off-site by a masonry wall that matches the material of the primary buildings. Meeting of September 16, 2015 Page 8 Subject: Arlington Row Apartments West Landscaping The landscape plan indicates 15 trees will be removed and 39 new trees, 178 shrubs and over 100 perennials and grasses will be installed. This plan meets the City’s minimum landscaping requirements of 34 trees and 178 shrubs. The project also exceeds the City’s minimum tree replacement calculations by providing 130 caliper inches of trees when 129 caliper inches are required. Designed Outdoor Recreation Area (DORA) The proposed development plans illustrate an integration of landscaping and DORA elements. The elements provided to meet the City’s DORA requirements include rain gardens along the building facades adjacent to unit patios as well as community garden plots for residents to use. The plan meets the City’s minimum 12% DORA requirement, providing 12% of the lot area. Signage A sign plan was not submitted for review. Signs will require permits and must comply with the sign rules for an R-4 zoning district. Utilities All utilities servicing the site will be placed underground. Utility service structures, such as a generator and transformer, will be screened completely from off-site with materials consistent with main building façade or placed within the building. The applicant is also exploring the use of a geothermal system for heating/cooling and have submitted a grant application for funding such a system. PUBLIC INPUT: A neighborhood meeting was held August 12, 2015 on the proposed development. The primary concern expressed at the meeting related to the fear of increased traffic. Other concerns included: the potential for increased on-street parking by residents of the new development and impacts to Merry Maids and the on-street parking they use; the development of vacant space and the impacts to wildlife that are seen on the site; potential impacts due to the addition of rental housing in the area such as a decline in property values. A number of attendees also expressed their appreciation for the scale of the buildings and overall development program and that the proposed use is less impactful that other potential proposals, such as office uses. Meeting of September 16, 2015 Page 9 Subject: Arlington Row Apartments West STAFF RECOMMENDATONS: Staff recommends approval of the Comprehensive Plan Land Use Map Amendment. Staff recommends approval of the Arlington Row Apartments West preliminary and final plat subject to the following conditions: 1. The site shall be developed, used and maintained in accordance with the conditions of this resolution, approved Official Exhibits, and City Code. 2. The on-site underground stormwater management system shall be a privately-owned and privately maintained. A maintenance agreement shall be entered into between the developer, City and Watershed District which provides access by the City to the system if needed. 3. All utility service structures shall be buried. If any utility service structure cannot be buried (i.e. electric transformer), it shall be integrated into the building design and 100% screened from off-site with materials consistent with the primary façade materials. 4. Prior to the City signing and releasing the final plat to the developer for filing with Hennepin County: a. Park dedication fees totaling $51,000 and trail dedication fees totaling $7,650 shall be paid to the City of St. Louis Park. b. A financial security in the form of a cash escrow or letter of credit in the amount of $5,000 shall be submitted to the City to insure the following: i. A signed Mylar copy of the final plat is provided to the City. ii. Iron monuments are installed marking the lot corners c. A Planning Development Contract shall be executed between the City and Developer that addresses, at a minimum: i. The installation of all public improvements including, but not limited to: sidewalks and boulevards, and the execution of necessary easements related to such improvements. ii. A performance guarantee for 1.25 times the estimated costs for the installation of all public improvements, placement of iron monuments at property corners, and the private site stormwater management system and landscaping. d. The applicant shall reimburse City Attorney’s fees in drafting/reviewing such documents as required in the final plat approval. The Mayor and City Manager are authorized to execute the Planning Development Contract. 5. Prior to starting any land disturbing activities, excluding demolition, the following conditions shall be met: a. Proof of recording the final plat shall be submitted to the City. b. Assent Form and Official Exhibits must be signed by the applicant and property owner. Meeting of September 16, 2015 Page 10 Subject: Arlington Row Apartments West c. Final construction plans for all public improvements shall be signed by a registered engineer and submitted to the City Engineer for review and approval. d. A preconstruction meeting shall be held with the appropriate development, construction, private utility, and City representatives. e. All necessary permits must be obtained. f. Utilities easements must be agreed upon by all appropriate utility companies. g. A performance guarantee in the form of cash escrow or irrevocable letter of credit shall be provided to the City of St. Louis Park for all public improvements (sidewalks, boulevards, landscaping, etc.) and the private site stormwater management system and landscaping. Staff recommends approval of the Arlington Row Apartments West preliminary and final planned unit development subject to the following conditions: 1. The site shall be developed, used and maintained in accordance with the conditions of this ordinance, approved Official Exhibits, and City Code. 2. The on-site underground storm water management system shall be privately-owned and privately maintained. The on-site underground stormwater management system shall be a privately-owned and privately maintained. A maintenance agreement shall be entered into between the developer, City and Watershed District which provides access by the City to the system if needed. 3. All utility service structures shall be buried. If any utility service structure cannot be buried (i.e. electric transformer), it shall be integrated into the building design and 100% screened from off-site with materials consistent with the primary façade materials. 4. Prior to starting any land disturbing activities, excluding demolition, the following conditions shall be met: a. Proof of recording the final plat shall be submitted to the City. b. Assent Form and Official Exhibits must be signed by the applicant and property owner. c. A preconstruction meeting shall be held with the appropriate development, construction, private utility, and City representatives. d. All necessary permits must be obtained, including but not limited to: Erosion Control Permit; Minnehaha Creek Watershed District Permit. 5. Prior to issuance of building permits, the following conditions shall be met: a. The developer shall sign the City's Assent Form and the Official Exhibits. b. A Planning Development Contract shall be executed between the Developer and City that addresses, at a minimum: i. The conditions of PUD approval as applicable or appropriate. ii. The installation of all public improvements including, but not limited to: sidewalks and boulevards, and the execution of necessary easements related to the maintenance of, and access to such improvements. iii. Easements related to electronic communication and fiber infrastructure. Meeting of September 16, 2015 Page 11 Subject: Arlington Row Apartments West iv. A performance guarantee in the form of cash escrow or irrevocable letter of credit shall be provided to the City of St. Louis Park in the amount of 1.25 times of the costs of all public improvements (sidewalks, boulevards, landscaping, etc.), and the private site stormwater management system and landscaping. v. The developer shall reimburse City attorney’s fees in drafting/reviewing such documents as required in the final PUD approval. The Mayor and City Manager are authorized to execute said Planning Development Contract. c. Final construction plans for all public improvements shall be signed by a registered engineer and submitted to the City Engineer for review and approval. d. Vacation of any public and private easements conflicting with the work is required. e. Building material samples and colors must be submitted to the City for review and approval. 6. The developer shall comply with the following conditions during construction: a. All City noise ordinances shall be complied with, including that there be no construction activity between the hours of 10 p.m. and 7 a.m. Monday through Friday, and between 10 p.m. and 9 a.m. on weekends and holidays. b. The site shall be kept free of dust and debris that could blow onto neighboring properties. c. Public streets shall be maintained free of dirt and shall be cleaned as necessary. d. The City shall be contacted a minimum of 72 hours prior to any work in a public street. e. Work in a public street shall take place only upon the determination by the Director of Engineering (or designee) that appropriate safety measures have been taken to ensure motorist and pedestrian safety. f. The developer and general contractor shall implement and enforce a parking plan for construction equipment and vehicles, and workers’ vehicles, which minimizes or eliminates parking in the surrounding residential neighborhoods. g. The developer shall install and maintain chain link security fencing that is at least six feet tall along the perimeter of the site. All gates and access points shall be locked during non-working hours. h. Temporary electric power connections shall not adversely impact surrounding neighborhood service. 7. Prior to the issuance of any permanent certificate of occupancy permit the following shall be completed: a. Public improvements, private site landscaping and irrigation, and storm water management system shall be installed in accordance with the Official Exhibits. 8. All mechanical equipment shall be fully screened from off-site. 9. The materials used in, and placement of, all signs shall be integrated with the building design and architecture. Meeting of September 16, 2015 Page 12 Subject: Arlington Row Apartments West 10. In addition to any other remedies, the developer or owner shall pay an administrative fee of $750 per violation of any condition of approval. ATTACHMENTS: • Existing and Proposed Land Use Guidance • Existing and Proposed Zoning • Draft Plat Resolution • Draft PUD Ordinance • Title Sheet • AS2.1 Reference Image • Final Plat • Preliminary Plat • Site Plan • Architectural Site Plan • Grading Plan • Stormwater Pollution Prevention Plan • Landscape Plan • A1.1 – First Level Floor Plan • A1.2 – Second Level Floor Plan • A1.3 – Third Level Floor Plan • A3.1 – Exterior Elevations Prepared by: Ryan Kelley, Planner Reviewed by: Sean Walther, Planning & Zoning Supervisor Meeting of September 16, 2015 Page 13 Subject: Arlington Row Apartments West Existing and Proposed Comprehensive Plan Land Use Guidance Existing: Proposed: Meeting of September 16, 2015 Page 14 Subject: Arlington Row Apartments West Existing and Proposed Zoning Existing: Proposed: Meeting of September 16, 2015 Page 15 Subject: Arlington Row Apartments West RESOLUTION NO. RESOLUTION APPROVING PRELIMINARY AND FINAL PLAT OF ARLINGTON ROW APARTMENTS WEST FOR PROPERTY AT THE SOUTHWEST CORNER OF WAYZATA BOULEVARD AND TEXAS AVENUE BE IT RESOLVED BY the City Council of St. Louis Park: Findings 1. Melrose Company has submitted an application for approval of preliminary and final plat for land in the southwest corner of Wayzata Boulevard and Texas Avenue in the manner required for platting of land under the St. Louis Park Ordinance Code, and all proceedings have been duly had thereunder. 2. The proposed preliminary and final plat has been found to be in all respects consistent with the City Plan and the regulations and requirements of the laws of the State of Minnesota and the ordinances of the City of St. Louis Park. 3. The proposed plat is situated upon the following described lands in Hennepin County, Minnesota, to-wit: That part of the Northwest Quarter of the Southwest Quarter (NW1/4 SW1/4) of Section 5, Township 117 North, Range 21 West, Hennepin County, Minnesota, described as follows: Beginning at a point on the north line of the Southwest Quarter of said Section 5, distant 12 rods east of the northwest corner thereof; thence south for 20 rods; thence deflect to the left at an angle of 90 degrees 00 minutes and run easterly to the public road (known as Texas Avenue) running south from Wayzata Boulevard (as located and established prior to November 15, 1961); thence north along said public road to the south line of said Wayzata Boulevard; thence west to the point of beginning. (to be platted as Lot 1, Block 1, ARLINGTON ROW APARTMENTS WEST) Conclusion 1. The proposed preliminary and final plat of Arlington Row Apartments West is hereby approved and accepted by the City as being in accord and conformity with all ordinances, City plans and regulations of the City of St. Louis Park and the laws of the State of Minnesota, provided, however, that this approval is made subject to the opinion of the City Attorney and Certification by the City Clerk subject to the following conditions: a. Park dedication fees totaling $51,000 and trail dedication fees totaling $7,650 shall be paid to the City of St. Louis Park prior to the City signing the final plat. Meeting of September 16, 2015 Page 16 Subject: Arlington Row Apartments West b. A financial security in the form of a cash escrow or letter of credit in the amount of $5,000 shall be submitted to the City to insure that a signed Mylar copy of the final plat is provided to the City and that iron monuments are placed at the property corners. c. A financial security in the form of a cash escrow or irrevocable letter of credit shall be provided to the City of St. Louis Park for all public improvements, including the installation of sidewalks, boulevards, landscaping, utility work, street maintenance and repair, and the private site stormwater management system and landscaping. d. An public easement for the sidewalk along Texas Avenue that lies outside the public right-of-way shall be granted to the City. Said easement shall be in a form approved by the City Attorney and said easement shall be executed prior to the City signing the final plat. e. Developer shall enter into a Planning and Development Contract prior to the City signing the final plat and prior to any land disturbing activities. f. The on-site underground storm water management system shall be privately owned and privately maintained. An agreement providing access to the system shall be provided to the City for clean-out and inspection purposes when warranted. g. The developer or owner shall pay an administrative fee of $750 per violation of any condition of this approval. 2. The City Clerk is hereby directed to supply two certified copies of this Resolution to the above-named owner, who is the applicant herein. 3. The Mayor and City Manager are hereby authorized to execute all contracts required herein, and the City Clerk is hereby directed to execute the certificate of approval on behalf of the City Council upon the said plat when all of the conditions set forth in Paragraph No. 1 above and the St. Louis Park Ordinance Code have been fulfilled. 4. Such execution of the certificate upon said plat by the City Clerk, as required under Section 26-123(1)j of the St. Louis Park Ordinance Code, shall be conclusive showing of proper compliance therewith by the subdivider and City officials charged with duties above described and shall entitle such plat to be placed on record forthwith without further formality. The City Clerk is instructed to record certified copies of this resolution in the Office of the Hennepin County Register of Deeds or Registrar of Titles as the case may be. Reviewed for Administration: Adopted by the City Council City Manager Mayor Meeting of September 16, 2015 Page 17 Subject: Arlington Row Apartments West Attest: City Clerk Meeting of September 16, 2015 Page 18 Subject: Arlington Row Apartments West ORDINANCE NO. ORDINANCE AMENDING THE ST. LOUIS PARK CITY CODE RELATING TO ZONING BY CREATING SECTION 36-268-PUD 3 AS A PLANNED UNIT DEVELOPMENT ZONING DISTRICT FOR PROPERTY LOCATED AT THE SOUTHWEST CORNER OF WAYZATA BOULEVARD AND TEXAS AVENUE THE CITY OF ST. LOUIS PARK DOES ORDAIN: Findings Sec. 1. The City Council has considered the advice and recommendation of the Planning Commission (Case No. 15-29-CP, 15-30-S, and 15-31-PUD) for amending the Zoning Ordinance to create a new Planned Unit Development (PUD) Zoning District. Sec. 2. The Comprehensive Plan designates this property as RM-Medium Density Residential. Sec. 3. The Zoning Map shall be amended by reclassifying the following described lands from R-1 Single-Family Residence to PUD 3: Lot 1, Block 1, Arlington Row Apartments West; Hennepin County, Minnesota; and to the center line of all adjacent right-of-way. Sec. 4. The St. Louis Park Ordinance Code, Section 36-268 is hereby amended to add the following Planned Unit Development Zoning District: Section 36-268-PUD 3. (a) Development Plan The site shall be developed, used and maintained in conformance with the following Final PUD signed Official Exhibits: 1. T1.1 – Title Sheet 2. AS1.2 – Architectural Site Plan 3. C1-1 – Existing Conditions 4. C1-2 – Preliminary Plat 5. C1-3 – Preliminary Plat 6. C2-1 – Site Plan 7. C3-1 – Grading Plan 8. C3-2 – Stormwater Pollution Prevention Plan 9. C4-1 – Sanitary & Watermain 10. C4-2 – Storm Sewer 11. C8-1 – Details 12. C8-2 – City Details 13. L1-1 – Landscape Plan 14. L2-1 – Tree Inventory Plan 15. A1.1 – First Level Floor Plan Meeting of September 16, 2015 Page 19 Subject: Arlington Row Apartments West 16. A1.2 – Second Level Floor Plan 17. A1.3 – Level 3 Floor Plan 18. A1.4 – Roof Plan 19. A3.1 – Exterior Elevations 20. A3.2 – Exterior Elevations 21. A3.3 – Exterior Elevations 22. Site Lighting Photometric Plan 23. Final Plat 24. Zoning Map Amendment Exhibit The site shall also conform to the following requirements: (1) A total of fifty-two (52) off-street parking spaces will be provided in a surface lot. (2) The maximum building height is 36 and ½ feet and three stories. (3) A minimum of 12 percent of the building lot shall be developed as designed outdoor recreation area. (b) Permitted Uses (1) Multiple-family dwelling. (c) Accessory Uses Accessory uses are as follows: (1) Private garages and parking lots. (2) Property management or rental office provided that it does not occupy more than ten percent of the gross floor area. (3) Home occupations complying with all of the following conditions: a. All material or equipment shall be stored within an enclosed structure. b. Operation of the home occupation is not apparent from the public right-of way. c. The activity does not involve warehousing, distribution, or retail sales of merchandise produced off the site. d. No person is employed at the residence who does not legally reside in the home except that a licensed group family day care facility may have one outside employee. e. No light or vibration originating from the business operation is discernible at the property line. f. Only equipment, machinery and materials which are normally found in the home are used in the conduct of the home occupation. Meeting of September 16, 2015 Page 20 Subject: Arlington Row Apartments West g. No more than one nonilluminated wall sign limited to two square feet in area is used to identify the home occupation. h. Space within the dwelling devoted to the home occupation does not exceed one room or ten percent of the floor area, whichever is greater. i. No portion of the home occupation is permitted within any attached or detached accessory building. j. The structure housing the home occupation conforms to the building code. (4) Living quarters of persons employed for domestic or medical purposes on the premises provided the living area for the domestic/medical household staff is within the principal building and does not constitute a separate dwelling unit. (5) Gardening and other horticultural uses. (6) Decorative landscape features including but not limited to fountains, arbors pergolas. (d) Special Performance Standards (1) All general zoning requirements not specifically addressed in this ordinance shall be met, including but not limited to: outdoor lighting, architectural design, landscaping, parking and screening requirements. (2) All trash handling and loading areas shall be screened from view. (3) Signage shall be allowed in conformance with the general Sign Regulations of the zoning code, the approved redevelopment plan or final PUD site plan and development agreement in accordance with the following conditions: a. Pylon signs are prohibited; b. Maximum allowable number, sizes and heights of signs shall be regulated by section 36-362, R-4 requirements, except as may be specifically modified by the final PUD. Sec. 5. The contents of Planning Case File 15-29-CP, 15-30-S and 15-31-PUD are hereby entered into and made part of the public hearing record and the record of decision for this case. Sec. 6. This Ordinance shall take effect fifteen days after its publication. Public Hearing September 16, 2015 First Reading October 19, 2015 Second Reading November 2, 2015 Date of Publication November 12, 2015 Date Ordinance takes effect November 27, 2015 Meeting of September 16, 2015 Page 21 Subject: Arlington Row Apartments West Reviewed for Administration Adopted by the City Council November 2, 2015 City Manager Mayor Attest: Approved as to Form and Execution: City Clerk City Attorney XXX XX'-X" EL = T.O. XXX EL = XX'-X" SECTION AND ELEVATION REF INTERIOR ELEVATION REF DETAIL REF WALL TYPE (SEE SHEET A10.1) WINDOW TYPE (SEE SHEET A11.2) ELEVATION REF SPOT ELEVATION REF FLOOR FINISH TRANSITION REF X X X AX.X X X X X X X X X X EXTERIOR ELEVATION KEYNOTE REF ROOM NAME AND NUMBER DOOR NUMBER SECTION KEYNOTE REF REVISION NUMBER FIRE EXTINGUISHER CABINET FIRE EXTINGUISHER - WALL MOUNTED ROOM X XXX XX XX elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **9/8/2015 4:04:37 PMT1.1 TITLE SHEET 215515 M TE DS ARLINGTON ROW ARLINGTON ROW ST. LO UIS PARK, M N PUD / COM P PLAN - 9/8/2015 PROJECT TEAM SYMBOLS LEGEND PROJECT LOCATION SHEET INDEX ARLINGTON ROW Owner/Developer:Melrose Company Robert Cunningham Ph: 612.963.9401 Architect:Elness Swenson Graham Architects Inc. 500 Washington Ave. South, Suite 1080 Minneapolis, MN 55415 Ph: 612-339-5508 Fx: 612-339-5382 Landscape:Loucks Accociates 7200 Hemlock Lane Suite 300 Ph: 763.424.5505 / 6756 Fx: 763.424.5822 Contractor:T.B.D. Civil:Loucks Accociates 7200 Hemlock Lane Suite 300 Ph: 763.424.5505 / 6756 Fx: 763.424.5822 Mechanical,T.B.D. Electrical, Plumbing Engineers: Structural Engineer:T.B.D. VicinitySite Location SHEET NUMBER SHEET NAME PUD / COMP PLAN SUBMISSION 9/8/15 RESUBMITGENERAL INFORMATION T1.1 TITLE SHEET ● ● T1.2 ARCHITECTURAL ABBREVIATIONS ARCHITECTURAL SITE AS1.1 ARCHITECTURAL SITE PLAN - OVERALL AS1.2 ARCHITECTURAL SITE PLAN - SITE A - "TEXAS"● ● AS1.3 ARCHITECTURAL SITE PLAN - SITE B - "13TH LANE" AS2.1 REFERENCE IMAGES ● ● CODE AC1.1 ARCHITECTURAL CODE PLAN CIVIL C0.0 ALTA / ACSM ● ● C1.1 EXISTING CONDITIONS ● ● C1.2 PRELIMINARY PLAT ● ● C1.3 PRELIMINARY PLAT ● C2.1 SITE PLAN ● ● C3.1 GRADING PLAN ● ● C3.2 STORMWATER POLLUTION PREVENTION PLAN ● ● C4.1 SANITARY SEWER & WATERMAIN PLAN ● ● C4.2 STORM SEWER ● ● C8.1 DETAILS ● ● C8.2 CITY DETAILS ● ● LANDSCAPE L1.1 LANDSCAPE PLAN ● ● L2.1 TREE INVENTORY PLAN ● ● ARCHITECTURAL A1.1 FLOOR PLAN ● A1.2 FLOOR PLAN ● A1.3 FLOOR PLAN ● A1.4 FLOOR PLAN (ROOF)● A1.5 FLOOR PLAN - ENLARGED ● A3.1 EXTERIOR ELEVATIONS ● A3.2 EXTERIOR ELEVATIONS ● A3.3 EXTERIOR ELEVATIONS ● A4.1 BUILDING SECTIONS A5.1 WALL SECTIONS A6.1 EXTERIOR DETAILS A7.1 STAIR DETAILS A8.0 1/4" UNIT PLANS & ENLARGED PLANS DETAILS A8.1 1/4" UNIT PLANS & ENLARGED PLANS DETAILS A8.2 1/4" UNIT PLANS & ENLARGED PLANS DETAILS A8.3 1/4" UNIT PLANS & ENLARGED PLANS DETAILS A8.4 1/4" UNIT PLANS & ENLARGED PLANS DETAILS A8.5 1/4" UNIT PLANS & ENLARGED PLANS DETAILS A9.1 INTERIOR ELEVATIONS A10.1 WALL TYPES A10.2 WALL TYPES A10.3 INTERIOR DETAILS A11.1 OPENING SCHEDULES AND TYPES/DETAILS A11.2 WINDOW AND STOREFRONT TYPES AND DETAILS A11.3 ROOM FINISH SCHEDULE ELECTRICAL E EXTERIOR LIGHTING ● STRUCTURAL S1.1 STRUCTURAL PLANS SITETEXAS SITE 13TH SITE (FUTURE) N o.Description Date ● ● ● ● ● ● ● ● elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **9/8/2015 4:04:36 PMAS2.1 REFERENCE IM AGES 215515 Author Checker 07/07/15 ARLINGTON ROW ARLINGTON ROW ST. LO UIS PARK, M N PUD / COM P PLAN - 9/8/2015 N o.Description Date SCALE IN FEET 0 30 N LOUCKS KNOW ALL PERSONS BY THESE PRESENTS: That Arlington Row, LLC, a Minnesota limited liability company, fee owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit: That part of the Northwest Quarter of the Southwest Quarter (NW1/4 SW1/4) of Section 5, Township 117 North, Range 21 West, Hennepin County, Minnesota, described as follows: Beginning at a point on the north line of the Southwest Quarter of said Section 5, distant 12 rods east of the northwest corner thereof; thence south for 20 rods; thence deflect to the left at an angle of 90 degrees 00 minutes and run easterly to the public road (known as Texas Avenue) running south from Wayzata Boulevard (as located and established prior to November 15, 1961); thence north along said public road to the south line of said Wayzata Boulevard; thence west to the point of beginning. Has caused the same to be surveyed and platted as ARLINGTON ROW APARTMENTS WEST, and does hereby dedicate to the public for public use forever the public ways and the easements for drainage and utility purposes as shown on this plat. In witness whereof said Arlington Row, LLC has caused these presents to be signed by its proper officer this ______ day of ____________________, 201_____. ARLINGTON ROW, LLC ____________________________________ Nameofowner, Ownertitle State of ______________ County of ______________ This instrument was acknowledged before me this ______ day of ____________________, 201_____ by _____________________, ________________________ of Arlington Row, LLC, a Minnesota limited liability company, on behalf of the company. _________________________________________ (Signature) _________________________________________ (Printed Name) Notary Public ____________________ County, _______________ My Commission Expires January 31, 20_____ SURVEYORS CERTIFICATION I, Richard L. Licht, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this ______ day of __________________, 201____ __________________________________ Richard L. Licht, Licensed Land Surveyor Minnesota License No. 26724 State of Minnesota County of Hennepin This instrument was acknowledged before me this ______ day of __________________, 201_____ by Richard L. Licht, a Licensed Land Surveyor. _________________________________________ (Signature) _________________________________________ (Printed Name) Notary Public ____________________ County, Minnesota My Commission Expires January 31, 20_____ ST. LOUIS PARK, MINNESOTA This plat of ARLINGTON ROW APARTMENTS WEST was approved and accepted by the City Council of St. Louis Park, Minnesota, at a regular meeting thereof held this ______ day of _________________, 201_____. If applicable, the written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minn. Statutes, Section 505.03, Subd. 2. CITY COUNCIL OF ST. LOUIS PARK, MINNESOTA By __________________________________, Mayor By ______________________________, Manager RESIDENT AND REAL ESTATE SERVICES , Hennepin County, Minnesota I hereby certify that taxes payable in 201_____ and prior years have been paid for land described on this plat, dated this ________ day of ____________________, 201_____. Mark V. Chapin, Hennepin County Auditor By ________________________________, Deputy SURVEY DIVISION , Hennepin County, Minnesota Pursuant to MN. STAT. Sec. 383B.565 (1969) this plat has been approved this ________ day of ______________________, 201_____. Chris F. Mavis, Hennepin County Surveyor By _________________________________ COUNTY RECORDER , Hennepin County, Minnesota I hereby certify that the within plat of ARLINGTON ROW APARTMENTS WEST was recorded in this office this ________ day of _____________________, 201_____, at ________o'clock __M. Martin McCormick, County Recorder By ________________________________ Deputy LOUCKS W:\2015\15186\CADD DATA\SURVEY\S15186-MasterPlotted: 09 /08 / 2015 11:10 AM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL Arlington Row Apartments West St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 07/10/15 CITY SUBMITTAL 08/10/15 CITY RE-SUBMITTAL 08/19/15 CITY RE-SUBMITTAL 09/08/15 CITY RE-SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C4-1 SANITARY & WATERMAIN C4-2 STORM SEWER C8-1 DETAILS C8-2 CITY DETAILS L1-1 LANDSCAPE PLAN L2-1 TREE INVENTORY PLAN PRELIMINARY PLAT GENERAL NOTES LEGAL DESCRIPTION: That part of the Northwest Quarter of the Southwest Quarter (NW1/4SW1/4) of Section 5, Township 117 North, Range 21 West, Hennepin County, Minnesota, described as follows: Beginning at a point on the north line of the Southwest Quarter of said Section 5, distant 12 rods east of the northwest corner thereof; thence south for 20 rods; thence deflect to the left at an angle of 90 degrees 00 minutes and run easterly to the public road (known as Texas Avenue) running south from Wayzata Boulevard (as located and established prior to November 15, 1961); thence north along said public road to the south line of said Wayzata Boulevard; thence west to the point of beginning. DATE OF PREPARATION: July 2015 BENCHMARK: STAMPED SURVEY DISC MARKED 2789AV LOCATED IN SE CORNER OF WINNETKA AVE BRIDGE OVER HIGHWAY 394. ELEVATION = 921.97 FEET (NGVD29) EXISTING ZONING: Zone (R-1) Single Family Residential AREAS: Proposed Lot 1 = 60,830 +/- Sq.Ft. or 1.40 +/- Acres Proposed Right of way = _9,632 +/- Sq.Ft. or 0.22+/- Acres Total Property Area = 70,462 +/- Sq.Ft. or 1.62 +/- Acres FLOOD ZONE DESIGNATION: This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27053C0332E, effective date of September 2, 2004. PRELIMINARY PLAT C1-2 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Field Crew Richard L. Licht - PLS 26724 Project Lead Drawn By Checked By Loucks Project No. 7/9/15 15-186A RLL SFM RLL DP SHEET INDEX SCALE IN FEET 0 30 N LOUCKS W:\2015\15186\CADD DATA\SURVEY\S15186-MasterPlotted: 09 /08 / 2015 11:9 AM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL Arlington Row Apartments West St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 07/10/15 CITY SUBMITTAL 08/10/15 CITY RE-SUBMITTAL 08/19/15 CITY RE-SUBMITTAL 09/08/15 CITY RE-SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C4-1 SANITARY & WATERMAIN C4-2 STORM SEWER C8-1 DETAILS C8-2 CITY DETAILS L1-1 LANDSCAPE PLAN L2-1 TREE INVENTORY PLAN PRELIMINARY PLAT GENERAL NOTES LEGAL DESCRIPTION: That part of the Northwest Quarter of the Southwest Quarter (NW1/4SW1/4) of Section 5, Township 117 North, Range 21 West, Hennepin County, Minnesota, described as follows: Beginning at a point on the north line of the Southwest Quarter of said Section 5, distant 12 rods east of the northwest corner thereof; thence south for 20 rods; thence deflect to the left at an angle of 90 degrees 00 minutes and run easterly to the public road (known as Texas Avenue) running south from Wayzata Boulevard (as located and established prior to November 15, 1961); thence north along said public road to the south line of said Wayzata Boulevard; thence west to the point of beginning. DATE OF PREPARATION: July 2015 BENCHMARK: STAMPED SURVEY DISC MARKED 2789AV LOCATED IN SE CORNER OF WINNETKA AVE BRIDGE OVER HIGHWAY 394. ELEVATION = 921.97 FEET (NGVD29) EXISTING ZONING: Zone (R-1) Single Family Residential AREAS: Proposed Lot 1 = 60,830 +/- Sq.Ft. or 1.40 +/- Acres Proposed Right of way = _9,632 +/- Sq.Ft. or 0.22+/- Acres Total Property Area = 70,462 +/- Sq.Ft. or 1.62 +/- Acres FLOOD ZONE DESIGNATION: This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27053C0332E, effective date of September 2, 2004. PRELIMINARY PLAT C1-3 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Field Crew Richard L. Licht - PLS 26724 Project Lead Drawn By Checked By Loucks Project No. 7/9/15 15-186A RLL SFM RLL DP SHEET INDEX SCALE IN FEET 0 30 N EXISING TREE LINE 52' - 1 1/2"55' - 0 1/2"TRUENORTHRETAINING WALL REF CIVIL FOR LAYOUT CIVIL 920.0 919.5 A2 A3 A4 A5 A6 A7 A8 A9 A10 A12A13A14A15A16A17A18A19A20A21A22A23A24A25A26A27A28 A45A42A43A40A41A38A39A36A37A34A35A32A33 A11 14' - 7"15' - 0"24' - 3 3/4"29' - 1 1/4" 917.27TC 920.0 921.0 918.6 A31 TYPE A UNIT - REF BUILDING PLANS FOR INTERIOR LAYOUT 919.5 920.5 919.5 919.5 920.5 BLDG A BLDG B TRASH / RECYCLE 2 AS1.2 920.0 A1 TEXAS AVENUE SOUTH WAYZATA BOULEVARD24' - 0" A44 A52 A51 A50 A49 A48 A47 A46 A29A30 10' - 0"5' - 0"5' - 0"CURB 10' SET BACK 5' - 0"CURB TO BUILDING29' - 3"6' - 0"6' - 0" SIDEWALK8' - 9"18' - 0"8 4 .7 8 ° BIKE STORAGE BIKE RACKS TREES / LANDSCAPING SHOWN FOR REF SEE LANDSCAPE PLANS TO LAYOUT AND SPECIES 4' - 0"10' - 0"TREES / LANDSCAPING SHOWN FOR REF SEE LANDSCAPE PLANS TO LAYOUT AND SPECIES RESIDENTIAL COMMUNITY GARDER PLOTS AND LANDSCAPING - SEE LANDSCAPE DESIGN MASONRY WALL SCREEN / ACCESS GATE ACCESS GATE elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **9/8/2015 4:04:36 PMAS1.2 ARCHITECTURAL SITE PLAN - SITE A - "TEXAS" 215515 ESG ESG ARLINGTON ROW ARLINGTON ROW ST. LO UIS PARK, M N PUD / COM P PLAN - 9/8/2015 1/16" = 1'-0"AS1.2 1 ARCHITECTURAL SITE PLAN PARKING COUNT - TEXAS SITE Texas Site A ACCESSIBLE PARKING STALL 3 S STANDARD 8'9" X 18'0"49 52 UNIT MATRIX - SITE A - TEXAS Count Unit Type Name SF Unit (Paint to Paint) Gross Unit Rentable (Per Unit) Total Gross Unit Rentable (=Rentable * Count) Bed rooms Total Beds BUILDING A - SITE A LEVEL 1 2 1A 2 BED 786 SF 863 SF 1,726 SF 2 4 2 1B 2 BED (2 STORY) 956 SF 1,088 SF 2,176 SF 2 4 4 1C 1 BED 545 SF 545 SF 2,181 SF 1 4 8 6,083 SF 12 LEVEL 2 3 2A 2 BED (2 STORY) 1,000 SF 1,123 SF 3,369 SF 2 6 2 2B 2 BED (2 STORY) 1,029 SF 1,168 SF 2,336 SF 2 4 4 2C 1 BED (2 STORY) 672 SF 753 SF 3,012 SF 1 4 9 8,717 SF 14 17 14,800 SF 26 BUILDING B - SITE A LEVEL 1 2 1A 2 BED 786 SF 863 SF 1,726 SF 2 4 2 1B 2 BED (2 STORY) 956 SF 1,088 SF 2,176 SF 2 4 4 1C 1 BED 545 SF 545 SF 2,181 SF 1 4 8 6,083 SF 12 LEVEL 2 3 2A 2 BED (2 STORY) 1,000 SF 1,123 SF 3,369 SF 2 6 2 2B 2 BED (2 STORY) 1,029 SF 1,168 SF 2,336 SF 2 4 4 2C 1 BED (2 STORY) 672 SF 753 SF 3,012 SF 1 4 9 8,717 SF 14 17 14,800 SF 26 34 29,600 SF 52 TOTAL RESIDENTIAL UNITS - 34 BUILDING FOOTPRINT(S) - 5,578 (X2) BUILDING GROSS SF - 15,831 (X2) SITE AREA - 1.397 ACRE DENSITY - 24.3 UNITS / ACRE N o.Description Date PLANNORTH0 168 32 1/16" = 1'-0"AS1.2 2 TEXAS SITE ELEVATION N 18.025.018.0 8.08.8 MODULAR RETAINING WALL MODULAR RETAINING WALL WITH RAILING WHERE WALL IS 30" OR TALLER BITUMINOUS PAVEMENT CONCRETE SIDEWALK TYP. (5) CONCRETE PATIOS WITH SCREEN WALL. SEE ARCHITECTURAL (5) CONCRETE PATIOS WITH SCREEN WALL. SEE ARCHITECTURAL CONCRETE SIDEWALK TYP. CONCRETE SIDEWALK TYP. CONCRETE PAVEMENT TRASH & RECYCLE ENCLOSURE W/CONCRETE PAVEMENT WITH MASONRY WALLS TO MATCH BUILDING. SEE ARCHITECTURAL 3 STAIRS 2 STAIRS 2 STAIRS SEE ARCHITECTURAL 2 STAIRS SEE ARCHITECTURAL 2 STAIRS SEE ARCHITECTURAL 2 STAIRS SEE ARCHITECTURAL PEDESTRIAN RAMP PEDESTRIAN RAMP BITUMINOUS PAVEMENT 8.5 18.0 24.0 18.0 8.5 8.0 (7) BIKE STALLS (25) INTERIOR BIKE STORAGE (8) BIKE STALLS CONNECT SIDEWALK TO EXISTING PEDESTRIAN RAMP PEDESTRIAN RAMP 9.7 14.6 12.6 17.8 19.0 26.4 38.4 48.9 6.0 6.0 6' TALL CEDAR FENCE 1' BEHIND RETAINING WALL 6.0 LOUCKS W:\2015\15186.0A\CADD DATA\CIVIL\_dwg Sheet Files\C2-1 SITE PLANPlotted: 09 /08 / 2015 12:24 PM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL Arlington Row Apartments West St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 07/10/15 CITY SUBMITTAL 08/10/15 CITY RE-SUBMITTAL 08/19/15 CITY RE-SUBMITTAL 09/08/15 CITY RE-SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C4-1 SANITARY & WATERMAIN C4-2 STORM SEWER C8-1 DETAILS C8-2 CITY DETAILS L1-1 LANDSCAPE PLAN L2-1 TREE INVENTORY PLAN N  WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. SITE PLAN GENERAL NOTES 1.SETBACKS: FRONT BUILDING SETBACK = 30 FT SIDE BUILDING SETBACK = 9 FT. REAR BUILDING SETBACK = 25 FT. 2.ZONING EXISTING ZONING =R-1 PROPOSED ZONING = PUD 3. PARKING SUMMARY BIKE COUNT SUMMARY SURFACE REGULAR STALLS = 49 1 PER DWELLING = 34 SURFACE HANDICAPPED STALLS = 3 1 PER 10 PARKING STALLS = 6 TOTAL SURFACE STALLS = 52 TOTAL REQUIRED = 40 BIKE STALLS INSIDE = 25 BIKE STALLS OUTSIDE = 15 TOTAL PROPOSED = 40 4. AREA/DENSITY TOTAL AREA = 60,830 SQ.FT. OR 1.396 AC. IMPERVIOUS SURFACE AREA = 34,647 SQ.FT. OR 0.795 AC. = 56.9% PERVIOUS SURFACE AREA = 26,183 SQ.FT. OR 0.601 AC. = 43.1% 5. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER SHEET C8-1 AND THE REQUIREMENTS OF THE CITY. SEE LANDSCAPE AND ARCHITECTURAL PLANS FOR ANY ADDITIONAL HARDSCAPE APPLICATIONS. 6. THE CITY AND THE CONSTRUCTION ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE STREET RIGHT OF WAY (SIDEWALK, STREET OR DRIVEWAYS) 7. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK. 8. SEE CONTRACT SPECIFICATIONS FOR ANY REMOVAL DETAILS. 9. ANY SIGN OR FIXTURES REMOVED WITH IN THE RIGHT OF WAY OR AS PART OF THE SITE WORK SHALL BE REPLACED BY THE CONTRACTOR IN ACCORDANCE WITH THE CITY REQUIREMENTS. THE CONTRACTOR SHALL PRESERVE AND MAINTAIN ANY EXISTING STREET LIGHTS AND TRAFFIC SIGNS PER THE REQUIREMENTS OF THE CITY. 10. CLEAR AND GRUB AND REMOVE ALL TREES, VEGETATION AND SITE DEBRIS PRIOR TO GRADING. ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING AND GRUBBING AND REMOVALS SHALL BE PERFORMED PER THE CONTRACT SPECIFICATIONS. EROSION CONTROL MEASURES SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. (SEE SHEET C3-1) 11. THE CONTRACTOR SHALL BE REQUIRED TO OBTAIN ALL PERMITS FROM THE CITY AS REQUIRED FOR ALL WORK WITH THE STREET AND PUBLIC RIGHT OF WAY. 12. A SIGNIFICANT PORTION OF SITE IMPROVEMENTS NOT SHOWN ON THIS SHEET ARE DESCRIBED AND PROVIDED IN FURTHER DETAIL ON THE ARCHITECTURAL AND LANDSCAPE PLANS. THIS INCLUDES LANDSCAPING, LIGHTING AND OTHER FIXTURES. 13. B612 CONCRETE CURB AND GUTTER SHALL BE INSTALLED AT THE EDGE OF ALL COMMON DRIVES AND PARKING LOTS. 14. CONSTRUCTION NOTES: A. PEDESTRIAN RAMPS SHALL BE PROVIDED AT THE LOCATIONS SHOWN AND AS SHOWN PER THE LANDSCAPE SITE PLANS. B. THE CONTRACTOR SHALL SAW-CUT BITUMINOUS AND CONCRETE PAVEMENTS AS REQUIRED PER THE SPECIFICATIONS. REMOVE EXISTING CURB AND GUTTER AND INSTALL B618 CONCRETE CURB AND GUTTER. 15. SEE SHEETS C3-1 AND C4-1 FOR GRADING AND UTILITIES. 16. ALL CONCRETE CURB AND GUTTER B612, CITY'S STANDARD PLATES. (SEE DETAIL SHEET). 17. THE INTENT OF THE PROPOSED CONSTRUCTION IS TO PRESERVE AS MUCH OF THE EXISTING STREET PAVEMENT AS POSSIBLE, AND TO MILL AND OVERLAY. REMOVED PAVEMENT AREAS AND PATCHING SHALL BE INSTALLED PER PAVEMENT SECTION PROVIDED PER DETAIL SHEET. PAVEMENT LEGEND: CONCRETE PAVEMENT CONCRETE SIDEWALK SITE PLAN C2-1 Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PJ Disch - PE 49933 Project Lead Drawn By Checked By Loucks Project No. 07/10/2015 15186A MJS PJD PJD SCALE IN FEET 0 20 40 RAIN GARDEN BOTTOM ELEV=918.5 RAIN GARDEN BOTTOM ELEV=918.5 RAIN GARDEN BOTTOM ELEV=918.5 RAIN GARDEN BOTTOM ELEV=918.5 RAIN GARDEN BOTTOM ELEV=918.5 TW=920.00 GW=920.00 TW=926.00 GW=920.00 TW=925.50 GW=920.00 TW=920.00 GW=920.00 TW=920.00 GW=920.00 TW=927.50 GW=921.00 TW=926.50 GW=920.00 TW=923.00 GW=920.00 TW=920.00 GW=920.00  918.20 TW=923.00 GW=920.00 LOUCKS W:\2015\15186.0A\CADD DATA\CIVIL\_dwg Sheet Files\C3-1 GRADINGPlotted: 09 /08 / 2015 12:25 PM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL Arlington Row Apartments West St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 07/10/15 CITY SUBMITTAL 08/10/15 CITY RE-SUBMITTAL 08/19/15 CITY RE-SUBMITTAL 09/08/15 CITY RE-SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C4-1 SANITARY & WATERMAIN C4-2 STORM SEWER C8-1 DETAILS C8-2 CITY DETAILS L1-1 LANDSCAPE PLAN L2-1 TREE INVENTORY PLAN N  WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. GRADING, DRAINAGE & EROSION CONTROL NOTES 1. THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF BUILDINGS, VESTIBULES, SLOPED PAVING, EXIT PORCHES, RAMPS, TRUCK DOCKS, ENTRY LOCATIONS AND LOCATIONS OF DOWNSPOUTS. 2. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 6 INCHES OF TOP SOIL AND SOD OR SEED. THESE AREAS SHALL BE WATERED BY THE CONTRACTOR UNTIL THE SOD OR SEED IS GROWING IN A HEALTHY MANNER. 3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS PROJECT. 4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 6. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE. 7. BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL A TEMPORARY ROCK ENTRANCE PAD AT ALL POINTS OF VEHICLE EXIT FROM THE PROJECT SITE. SAID ROCK ENTRANCE PAD SHALL BE MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT. SEE DETAILS SHOWN ON SHEET C8-1 OF THE PROJECT PLANS. 8. EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE ESTABLISHED AROUND THE ENTIRE SITE PERIMETER AND IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST MANAGEMENT PRACTICES, CITY REQUIREMENTS AND THE DETAILS SHOWN ON SHEET C8-1 OF THE PROJECT PLANS. 9. ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED BY THE CITY. 10. SEE UTILITY PLAN AND STORM SEWER PROFILES FOR FURTHER DETAIL REGARDING THE STORM SEWER. GRADING PLAN C3-1 Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PJ Disch - PE 49933 Project Lead Drawn By Checked By Loucks Project No. 07/10/2015 15186A MJS PJD PJD SCALE IN FEET 0 20 40 ROCK ENTRANCE PAD INLET PROTECTION TYP INLET PROTECTION TYP  918.20LOUCKS W:\2015\15186.0A\CADD DATA\CIVIL\_dwg Sheet Files\C3-2 SWPPPPlotted: 09 /08 / 2015 12:26 PM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL Arlington Row Apartments West St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 07/10/15 CITY SUBMITTAL 08/10/15 CITY RE-SUBMITTAL 08/19/15 CITY RE-SUBMITTAL 09/08/15 CITY RE-SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C4-1 SANITARY & WATERMAIN C4-2 STORM SEWER C8-1 DETAILS C8-2 CITY DETAILS L1-1 LANDSCAPE PLAN L2-1 TREE INVENTORY PLAN NWARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. STORMWATER POLLUTION PREVENTION PLAN C3-2 INLET PROTECTION ROCK CONSTRUCTION ENTRANCE SWPPP LEGEND EXISTING INLET PROTECTION SILT FENCE 1. THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING TWO APARTMENT BUILDINGS WITH ADJACENT PARKING. 2. THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS: 1. INSTALL VEHICLE TRACKING BMP 2. INSTALL SILT FENCE AROUND SITE 3. CLEAR AND GRUB SITE 4. STRIP AND STOCKPILE TOPSOIL 5. REMOVE PAVEMENTS AND UTILITIES 6. ROUGH GRADE SITE 7. IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE 8. INSTALL UTILITIES 9. INSTALL BUILDING FOUNDATIONS 10. INSTALL CURB AND GUTTER 11. INSTALL PAVEMENTS AND WALKS 12. FINAL GRADE SITE 13. SEED AND MULCH 14. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILT FENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL. 3. SITE DATA: AREA OF DISTURBANCE:!!%13 PRE-CONSTRUCTION IMPERVIOUS AREA: 0.00 AC POST-CONSTRUCTION IMPERVIOUS AREA: 0.80 AC GENERAL SOIL TYPE: SEE GEOTECHNICAL EVALUATION REPORT FOR DETAILED INFORMATION 4. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC. BEFORE CONSTRUCTION BEGINS. 5. ALL DISTURBED GROUND LEFT INACTIVE FOR FOURTEEN (14) OR MORE DAYS SHALL BE STABILIZED BY SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR COVERING OR OTHER EQUIVALENT CONTROL MEASURE. 6. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE LENGTHS CAN NOT BE GREATER THAN 75 FEET. DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH EROSION CONTROL BLANKET 7. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE STABILIZED. 8. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES. 9. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S. 10. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS. 11. EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A DEFINED AREA OF THE SITE. RUNOFF MUST BE PROPERLY CONTAINED. 12. NO ENGINE DEGREASING IS ALLOWED ON SITE. 13. THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLE FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR (CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE FOR PARTS II.B., PART II.C, PART II.B-F, PART V, PART IV AND APPLICABLE CONSTRUCTION ACTIVITY REQUIREMENTS FOUND IN APPENDIX A, PART C. OF THE NPDES PERMIT AND IS JOINTLY RESPONSIBLE WITH THE OWNER FOR COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT. 14.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ONE OR MORE OF THE FOLLOWING CONDITIONS HAVE BEEN MET: A. FINAL STABILIZATION, PER NPDES PERMIT PART IV.G. HAS BEEN ACHIEVED ON ALL PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE. B. TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT. 15. INSPECTIONS A. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS REQUIRED. B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24 HOUR RAIN EVENT. C. STABILIZED AREAS: ONCE EVERY 30 DAYS D. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING CONSTRUCTION. E. INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THE NOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S) CONDUCTING WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR PERIOD. SWPPP NOTES 16. MINIMUM MAINTENANCE A. SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN NONFUNCTIONAL, OR 1/3 FULL; WITHIN 24 HOURS B. SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME. REMOVAL MUST BE COMPLETE WITHIN 72 HOURS OF DISCOVERY. C. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS D. CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24 HOURS. E. PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATER THAN 12" IN 24 HOURS 17. THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONAL CONTROL OF THE SITE. 18. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL INSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION. 19. SWPPP MUST BE AMENDED WHEN: A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE B. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING WATER QUALITY STANDARDS. C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT. 19. CONCRETE WASHOUT AREA A. CONTRACTOR TO PROVIDE PREFABRICATED CONCRETE WASH-OUT CONTAINER WITH RAIN PROTECTION PER PLAN. B. CONCRETE WASH-OUT TO BE IDENTIFIED WITH SIGNAGE STATING "CONCRETE WASHOUT AREA DO NOT OVERFILL". C. CONCRETE WASHOUT WATER NEEDS TO BE PUMPED WITHIN 24 HOURS OF STANDING WATER IN WASHOUT AREA. 20. IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASE CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER. 21. PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER. 22. FINAL STABILIZATION FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN COMPLETED AND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TO DESIGN CAPACITY. 23. RESPONSIBILITIES A. THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION AND THE PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE: CONTACT: __________________________________ COMPANY: __________________________________ PHONE: __________________________________ B. THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERM OPERATIONS AND MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM: CONTACT: __________________________________ COMPANY: __________________________________ PHONE: __________________________________ 24. THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS-BUILT DRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS. Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PJ Disch - PE 49933 Project Lead Drawn By Checked By Loucks Project No. 07/10/2015 15186A MJS PJD PJD SCALE IN FEET 0 20 40   3 AH 4 FD 4 DW 4 DH 4 FD 3 GF 6 SD 6 FD 6 DH 6 DW 6 FD 3 TY 6 KG 5 LL 4 AH 5 KG 7 AH 8 KG 9 AH 6 KG 2 SH 3 AH 3 AP 1 IL 3 GS 3 BS 3 VE 6 DH 2 BO 7 GS 5 SD 4 GS 3 SH 11 FD 1 IL 1 BO 3 BS 2 TH 3 PC 3 AH 5 AP 1 VE 5 GF 8 KG 3 GF 12 SD 4 GS 1 BO 8 SD 10 DW 9 AH 11 SD 3 AH 12 GF 6 SD 9 BH 4 DH 2 GS 4 GS 7 DH 8 BH 3 GS 6 DH 3 BH LOUCKS W:\2015\15186.0A\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1Plotted: 09 /08 / 2015 2:2 PM7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL Arlington Row Apartments West St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 07/10/15 CITY SUBMITTAL 08/10/15 CITY RE-SUBMITTAL 08/19/15 CITY RE-SUBMITTAL 09/08/15 CITY RE-SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C4-1 SANITARY & WATERMAIN C4-2 STORM SEWER C8-1 DETAILS C8-2 CITY DETAILS L1-1 LANDSCAPE PLAN L2-1 TREE INVENTORY PLAN GENERAL NOTES CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED. CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO THE OWNER. CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE). ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOT CUT THROUGH ROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN. EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER EXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME. THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT. LANDSCAPE INSTALLATION: COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. NO PLANTING WILL BE INSTALLED UNTIL COMPLETE GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. WHERE SOD/SEED ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE AREAS NOTED TO RECEIVE SOD. SEED SHALL BE INSTALLED AND MULCHED AS PER MNDOT SPECS. SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, THE SOD SHALL BE STAKED TO THE GROUND. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. UNLESS NOTED OTHERWISE, ALL SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED MINIMUM SHRUB HEIGHT OR WIDTH. ORNAMENTAL TREES SHALL HAVE NO V CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3' ABOVE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 5' ABOVE FINISHED GRADE. ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALES SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL BE FULL FORM, NATURAL TO THE SPECIES, WITHOUT PRUNING. PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES IN QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES. NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BID AND/OR QUOTATION. ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED IN FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED. ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A 27-3-3 SLOW RELEASE FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS. PLANTS MAY BE TREATED FOR SUMMER AND FALL INSTALLATION WITH AN APPLICATION OF GRANULAR 27-3-3 AT 6 OZ PER 2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL APPLICATION OF 27-3-3 THE FOLLOWING SPRING IN THE TREE SAUCER. ALL PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS, ANNUALS, AND/OR VINES SHALL RECEIVE A MINIMUM OF 12" DEPTH OF PLANTING SOIL CONSISTING OF AT LEAST 45 PARTS TOPSOIL, 45 PARTS PEAT OR MANURE AND 10 PARTS SAND. ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALL FLAGGING AND LABELS FROM PLANTS. WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN CALIPER THAN THE TREE BEING PROTECTED OR QUALITY, HEAVY, WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVE ALL WRAPPING AFTER 5-1. BLACK METAL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, AND ANNUALS WHERE BED MEETS SOD/SEED UNLESS NOTED OTHERWISE. ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH WITH NO WEED BARRIER. ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH AND FIBER MAT WEED BARRIER. ALL TREES TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH NO MULCH IN DIRECT CONTACT WITH TREE TRUNK. SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED AREAS. MAINTENANCE STRIPS TO HAVE EDGER AND MULCH AS SPECIFIED/INDICATED ON DRAWING OR IN SPECIFICATION. IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY OTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR GUARANTEE, HE MUST BRING THESE DEFICIENCIES TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND/OR INSTALLATION. CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS. CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM INCLUDING, BUT NOT NECESSARILY LIMITED TO, PRUNING, FERTILIZATION AND DISEASE/PEST CONTROL. CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE. WARRANTY (ONE FULL GROWING SEASON) FOR LANDSCAPE MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING OF ALL LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED. UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING PLANT MATERIAL INSTALLATION AND SEED/SOD PLACEMENT IS FROM THE TIME GROUND HAS THAWED TO JUNE 15. FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 - NOVEMBER 1. FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15; DORMANT SEEDING IN THE FALL SHALL NOT OCCUR PRIOR TO NOVEMBER 1. FALL CONIFEROUS PLANTING MAY OCCUR FROM AUGUST 15 - OCTOBER 1 AND DECIDUOUS PLANTING FROM THE FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES IS NOT RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. PROTECT ALL EXISTING OAKS ON SITE SCHEDULED TO REMAIN. IF EXISTING OAKS ARE DAMAGED IN ANY MANNER, ABOVE OR BELOW GROUND IN THE ROOT SYSTEM, AN ASPHALTIC TREE PRUNING PAINT SHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING. OAKS ARE NOT TO BE PRUNED, REMOVED OR TRANSPLANTED BETWEEN APRIL 15 AND JULY 1. NOTIFY LANDSCAPE ARCHITECT IF THESE DATES ARE UNAVOIDABLE. LANDSCAPE CONTRACTOR SHALL ESTABLISH TO HIS SATISFACTION THAT SOIL AND COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER DRAINAGE AT AND AROUND THE BUILDING SITE. IRRIGATION NOTES: VERIFY EXISTING/PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO ORDER AND/OR INSTALLATION. IT SHALL BE THE LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE THAT ALL SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING BUILDING FOUNDATION. THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANT MATERIAL GROWTH REQUIREMENTS. IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT. THE SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION SYSTEM. PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED REGULARLY UNTIL PLANTING/SOD/SEED HAS BEEN ESTABLISHED. N Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. Timothy J. Fedie - LA 48303 Project Lead Drawn By Checked By Loucks Project No.15186A MJS TJF TJF LANDSCAPE PLAN L1-1 PLANT SCHEDULE: LANDSCAPE PLAN: LANDSCAPE REQUIREMENTS: 1 TREE PER UNIT (25% MUST BE DECIDUOUS AND 25% MUST BE CONIFEROUS) 6 SHRUBS PER 1,000 SF OF GROSS FLOOR AREA PROPOSED UNITS = 34 GROSS FLOOR AREA = 29,600 SF TREES REQUIRED = 34 TREES PROPOSED = 18 OVERSTORY, 14 CONIFEROUS, 7 ORNAMENTAL (2:1 RATIO) EXISTING TREES = 15 TOTAL TREES PROPOSED ON-SITE IN AFTER CONDITION= 50 SHRUBS REQUIRED = 178 SHRUBS PROPOSED = 178 TREE MITIGATION REQUIREMENTS = 129 CALIPER INCHES DECIDUOUS TREES PROPOSED = 85 CALIPER INCHES CONIFEROUS TREES PROPOSED = 46 CALIPER INCHES (8'x.415) TOTAL PROPOSED = 130 CALIPER INCHES DORA CALCULATIONS: SITE AREA = 60,871 SQ.FT. DORA REQUIRED (12% OF SITE AREA) = 7,305 SQ.FT. DORA PROPOSED = 7,350 SQ.FT. OR 12% (MARKED ON PLAN WITH HATCH) PLANTING DETAILS: 1 A3.3 1 A3.1 2 A3.3 1 A3.2 X1 2 BED 1A -- 3 2 BED 1A -- 8 2 BED (2 STORY) 1B 2/A8.1 7 1 BED 1C 2/A8.2 (TYPE B) 6 1 BED 1C 2/A8.2 (TYPE B) 4 2 BED (2 STORY) 1B 2/A8.1 102 COMMON - ACCESIBLE 2 1 BED 1C 2/A8.2 (TYPE B) 5 1 BED 1C 2/A8.2 (TYPE B) FROST PROTECTED CIP STOOP FROST PROTECTED CIP STOOP 4' - 0"NOTE: •TYPICAL LAYOUT TO BE "TYPE B" •ONE 1A UNIT PER SITE TO BE "TYPE A" REF ALTERNATE UNIT PLAN Fw4 1 Fw4 1Fw4 1 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 4' - 6 5/8" 24' - 0"24' - 0"24' - 0" A B C D EW6 B b6 DW4 2 B 1 8 100 VESTIBULE 101 VESTIBULE 2 1 "X" TO BE REPLACED WITH BUILDING DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 A A3.1 C A3.1 B A3.1 21' - 2 3/8"20' - 5 1/8"5' - 1 1/4"19' - 1 1/8"DW4 2 B 1 8 DW4 2 B 1 8 122' - 6 1/2"44' - 7 1/2"5' - 2 3/4" 118' - 6 1/2" A B 2 X1 2 BED 1A -- FROST PROTECTED CIP STOOP NOTE: •TYPICAL LAYOUT TO BE "TYPE B" •ONE 1A UNIT PER SITE TO BE "TYPE A" REF ALTERNATE UNIT PLAN Fw4 1 Fw4 1 DW4 2 B 1 8 DW4 2 B 1 8 EW6 B b6 100 VESTIBULE 3' - 6"elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **7/8/2015 2:29:38 PMA1.1 FLOOR PLAN 215515 ESG ESG ARLINGTON ROW ARLINGTON ROW PUD / COM P PLAN - 7/10/2015 3/16" = 1'-0"A1.1 A FIRST LEVEL FLOOR PLAN 3/16" = 1'-0"A1.1 1 FIRST LEVEL FLOOR PLAN No.D escription Date UP 1 A3.3 1 A3.1 2 A3.3 1 A3.2 X13 2 BED (2 STORY) 2B 1/A8.5X11 2 BED (2 STORY) 2A 1/A8.4 X10 2 BED (2 STORY) 2A 1/A8.4X9 2 BED (2 STORY) 2B 1/A8.5 X17 1 BED (2 STORY) 2C 1/A8.3 X16 1 BED (2 STORY) 2C 1/A8.3 X15 1 BED (2 STORY) 2C 1/A8.3 2 BED (2 STORY) 1B 2/A8.1 2 BED (2 STORY) 1B 2/A8.1 CIRCULATIONDETAIL OCCOURS AT ALL INTERIOR UNIT ENTRY DOORS X12 2 BED (2 STORY) 2A 1/A8.4 X14 1 BED (2 STORY) 2C 1/A8.3 13' - 6"13' - 6"13' - 6" 4' - 0"5' - 6"4' - 0"4' - 0"5' - 6"4' - 0"4' - 0"5' - 6"4' - 0" A B C D 2 1 DW4 2 B 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 81" / 12"1" / 12"A A3.1 C A3.1 B A3.1 DW4 2 B 1 8 DW4 2 B 1 8 DW4 2 B 1 8 W6 4 B 122' - 6 1/2"46' - 1 1/2"118' - 6 1/2" elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **7/8/2015 2:29:39 PMA1.2 FLOOR PLAN 215515 Author Checker 04/07/15 ARLINGTON ROW ARLINGTON ROW PUD / COM P PLAN - 7/10/2015 3/16" = 1'-0"A1.2 1 SECOND LEVEL FLOOR PLAN No.D escription Date DN 1 A3.3 1 A3.1 2 A3.3 1 A3.2 1 BED (2 STORY) 2C 1/A8.3 1 BED (2 STORY) 2C 1/A8.3 1 BED (2 STORY) 2C 1/A8.3 2 BED (2 STORY) 2B 1/A8.5 2 BED (2 STORY) 2A 1/A8.4 2 BED (2 STORY) 2A 1/A8.4 2 BED (2 STORY) 2B 1/A8.5 11' - 6 5/8"3' - 0" 18' - 4 5/8"18' - 0"18' - 0"18' - 2 1/8" A B C D 2 1 A A3.1 C A3.1 B A3.1 EQ EQ EQ 118' - 6 1/2" 72' - 4 1/4"25' - 4 1/2"elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **7/8/2015 2:29:40 PMA1.3 FLOOR PLAN 215515 Author Checker 04/07/15 ARLINGTON ROW ARLINGTON ROW PUD / COM P PLAN - 7/10/2015 3/16" = 1'-0"A1.3 1 BP-03 - LEVEL 3 No.D escription Date LEVEL 1 100' - 0" LEVEL 2 109' - 11" LEVEL 0 - TOP OF FTG 95' - 0" LEVEL 3 119' - 10" LEVEL 4 - TOP PLT 128' - 5 1/4"8' - 7 1/4"9' - 11"9' - 11"8' - 7 1/4"9' - 11"9' - 11"5' - 0"36' - 0 1/2"BRICK / MASONRY - TYPE 11A 7' - 7 1/4"BRICK / MASONRY - TYPE 11A BRICK / MASONRY - TYPE 21B CEMENT PLASTER / STUCCO7 BRICK / MASONRY - TYPE 21B B2 B6B6 B5 B5 LV LV B5 B5 B6B6 B4B4 B4 B4 B2 B6B6 B5 B5 D1 D1 B5 B5 B6B6 LV LV D1 B4B4B2 8/4 TRIM BOARD (HEAD) 8/4 TRIM BOARD (SLOPED SILL)6"1 1/2"BRICK / MASONRY - TYPE 21B C1 B4 B4 B4B4 D1 LV 15' - 5"CEMENT PLASTER / STUCCO7 FIBERCEMENT LAP SIDING 4"6A FIBERGLASS / COMPOSIT WINDOW FRAME 9A SOLDIER COURSE (HEAD) B4 B4 C1 D1 B4B4 LV FIBERCEMENT LAP SIDING 6"6B EQEQ30 YR ARCHITECTURAL LAMINATED SHINGLES10A ARCHITECTURAL PRECAST BRICK / MASONRY - TYPE 21BCIP CONCRETE1C CLASS 1 MATERIAL 3073sf 82% CLASS 2 MATERIAL 635 sf CLASS 1 MATERIAL 2765 sf 70% CLASS 2 MATERIAL 1197 sf CLASS 2 MATERIAL 248 CLASS 1 MATERIAL 1181 sf 82% elness swenson graham architects 500 washington avenue south m inneapolis m innesota 55415 p. 6 1 2 . 3 3 9 . 5 5 0 8 f. 6 1 2 . 3 3 9 . 5 3 8 2 w w w . e s g a r c h . c o m I hereby certify that this plan, specification, or r eport was prepared by m e or under m y direct supervision and that I am a duly licensed architect under the laws of the State of M innesota Signature Typed or Printed Nam e License # D ate PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K EY PLAN N O T F O R C O N S T R U C T IO N **D R A F T **7/8/2015 2:30:48 PMA3.1 EXTERIOR ELEVATIONS 215515 ESG ESG ARLINGTON ROW ARLINGTON ROW PUD / COM P PLAN - 7/10/2015 3/16" = 1'-0"A3.1 1 SOUTH ELEVATION MATERIALS LIST - EXTERIOR Material: Mark Material: Description GLASS - REF OPENING SCHEDEULE(S) 1A BRICK / MASONRY - TYPE 1 1A.1 BRICK / MASONRY - TYPE 1 - SOLDIER 1B BRICK / MASONRY - TYPE 2 1C CIP CONCRETE 6A FIBERCEMENT LAP SIDING 4" 6B FIBERCEMENT LAP SIDING 6" 7 CEMENT PLASTER / STUCCO 9A FIBERGLASS / COMPOSIT WINDOW FRAME 9B ALUMINUM - REF OPENING SCHEDULE 9C HOLLOW METAL OPENING - REF OPENING SCHEDULE 10A 30 YR ARCHITECTURAL LAMINATED SHINGLES 10B ROOFING - STANDING SEAM METAL 12 CEDAR FRAMING 1/16" = 1'-0"A3.1 A SOUTH ELEVATION - Material Area 1/16" = 1'-0"A3.1 B NORTH ELEVATION - Material Area 1/16" = 1'-0"A3.1 C EAST ELEVATION (WEST MIRRORED) - Material Area No.D escription Date Planning Commission Meeting Date: September 16, 2012 Agenda Item 3B 3B. 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Case No.: 15-36-CP and 15-37-Z Applicant: Michael Edlavitch and Teresa Angier Recommended Action: Chair to close public hearing. Motion to recommend denial of an amendment to the 2030 Comprehensive Plan Land Use Map and denial of an amendment to the Zoning Map. Current Comprehensive Plan Designation: RM – Medium Density Residential Proposed Comprehensive Plan Designation: COM – Commercial Current Zoning District: R-3 – Two-Family Residence Proposed Zoning District: C-1 – Neighborhood Commercial Request: Michael Edlavitch and Teresa Angier (Applicants) requested an amendment to the 2030 Comprehensive Plan Land Use Map and amendment to the Zoning Map for property located at 3601 Huntington Ave S. If recommended by the Planning Commission and approved by the City Council, this amendment would: • Modify the Comprehensive Plan Land Use Map for this parcel from Medium Density Residential to Commercial. • Amend the Zoning Map to rezone this parcel from R-3 Two-Family Residence to C-1 Neighborhood Commercial. • Allow the parcel to be used in any manner permitted by the C-1 Neighborhood Commercial zoning district. It is the Applicant’s intent to modify the existing home and convert it to a coffee shop. The garage and porch would be removed, and a new parking lot constructed behind the building. A copy of the plans are attached to the report. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 2 Meeting Date: September 16, 2015 Background: Comprehensive Plan Amendment: As noted above, the subject property is currently guided RM – Medium Density Residential, which is consistent with the current zoning of the parcel, R-3 Two-Family Residence. The RM land use designation is consistent with the R-3 and R-4 zoning districts that allow densities ranging from 6 to 30 dwelling units per acre As illustrated below, all of the properties on this block along Excelsior Blvd are guided RM. Additionally, the entire block along Excelsior Blvd across the street from the subject parcel are also guided RM. Many properties along Excelsior Blvd are also guided COM – Commercial. The properties behind the subject parcel are guided RL – Low Density Residential. Excerpt from Comprehensive Plan Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 3 Meeting Date: September 16, 2015 Rezoning: The subject property is currently zoned R-3 Two-Family Residence, which is consistent with the Comprehensive Plan Land Use designation of RM – Medium Density Residential. The R-3 zoning district allows a maximum density of 11 dwelling units per acre. As illustrated below, all of the properties on this block along Excelsior Blvd are zoned R-3. Additionally, the entire block along Excelsior Blvd across the street from the subject parcel is also zoned R-3. Many properties along Excelsior Blvd are also zoned C-1 Neighborhood Commercial, and properties on the north side of Excelsior Blvd are zoned C-2 General Commercial and RC High-Density Multiple-Family Residence. The properties behind the subject parcel are zoned R-1 Single-Family Residence. Excerpt from Zoning Map Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 4 Meeting Date: September 16, 2015 Analysis: The following documents are used to guide the City’s land use decisions: • The Comprehensive Plan • Area plans, such as the South Side of Excelsior Blvd Study • The Zoning Ordinance While it is the Applicant’s intent to convert the existing home into a coffee shop, staff’s review of the request will not focus on the proposed coffee shop, but rather on the broader impacts of changing the land use designation from medium density residential to commercial, and rezoning from a residential district to a commercial district. As may be expected given the existing mixed-use pattern of development on the south side of Excelsior Blvd, the guiding documents provide statements and direction that could support residential or commercial development at this property. Comprehensive Plan: The purpose of the Comprehensive Plan is to: 1. Carry out the City’s future Vision. 2. Set goals, policies and direction. 3. Function as a framework for achieving the city’s goals. 4. Provide a touchstone to guide daily, weekly and monthly decision making. 5. Looks at the city as a whole to help make a coordinated plan and avoid future conflicts. One tool the Comprehensive Plan uses to achieve this purpose is the land use map. This map describes the future land use of each property in the city. The land use may be amended from time-to-time, and the City has broad discretion on deciding if the land use map should be amended. The following is a summary of some goals taken from the Comprehensive Plan that may guide the City’s decision on whether or not to change the land use designation from RM Medium Density Residential to COM Commercial. Goal: Encourage redevelopment projects that fulfill the City’s Vision and meet other community goals. (page IV-C13.) Strategy: Encourage projects that further connect and engage the community and promote community aesthetics. Strategy: Encourage projects that incorporate Livable Communities and Transit Oriented Development principles. Strategy: Encourage efficient, compact redevelopment that results in the highest and best land uses to minimize energy and infrastructure costs. Goal: Promote and facilitate a balanced and sustainable house stock to meet diverse needs both today and in the future. (page IV-D16) Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 5 Meeting Date: September 16, 2015 Goal: Explore traditional and non-traditional owner-occupied housing options such as, but not limited to: row houses, courtyard housing, alternative housing, cluster housing. (page IV-D17) Goal: Use infill and redevelopment opportunities to help meet housing goals. Promote higher density housing near transit corridors. (page IV-D18) These goals and strategies are met by the existing RM land use designation. The existing dwelling units are located adjacent to transit. The property could be redeveloped with more density, thereby making a more compact development that is reasonable in size and density for the property. The architectural standards in the zoning ordinance would require the redevelopment to be consistent with the community aesthetics. The use of the subject property as a neighborhood commercial use could also meet some of the goals listed above – particularly a commercial use located on the transit line that meets community aesthetics, and minimizes energy and infrastructure costs. It could also contribute to the services available to the surrounding neighborhood, and travelers on Excelsior Blvd. South Side of Excelsior Blvd Guidelines: The following is taken from the Introduction found in the Design Guidelines. It provides an explanation of the intent of the Guidelines and the role it plays in future land use decisions. These guidelines are intended as a tool to creatively shape development. They aim at intentions first, and then support the stated intentions with a series of design directions. Proponents of new development or investment might find ways to satisfy the intentions of the guidelines in ways that do not perfectly align with their more specific guidance. In this way, the guidelines are not prescriptive, but provide a way of offering guidance to developers and property owners, neighbors, and the city—all parties who have an interest in creating enduring patterns of development in the study areas oriented to goals established or reinforced during the planning process. The guidelines do not replace the city’s zoning regulations. For someone seeking to create something they feel is a better fit to a difficult parcel—or even one where there are few development constraints—the guidelines aid in defining directions that align with broader goals for the corridor. They provide a way of establishing consistency in investment beyond zoning. The guidelines are not a mandate, and developers may choose to invest following patterns that align exactly with a parcel’s zoning. But the process used to create the guidelines suggest a more inviting long-term view of parcels within the study area, should the intentions of these guidelines be addressed as change happens on sites. They demonstrate a preference arrived at through a dialog with interested stakeholders—property owners and neighbors, and they suggest a way of extending that dialog with those who choose to make change along the south side of Excelsior Boulevard. Generally speaking, the guidelines provide recommendations for the placement of the building, parking lot, and other site development items such as landscaping, lighting, access, building Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 6 Meeting Date: September 16, 2015 height, etc. There is only one recommendation made pertaining to the existing land use and zoning districts. The following excerpt taken from the Guidelines recommends that the existing land use patterns remain. 1. Boulevard Experience. This chapter recognizes that the corridor is made up of several commercial and residential land uses, and together these land uses make up the unique and valuable character of Excelsior Blvd. To preserve and enhance this “Boulevard Experience” the guidelines recommend the following: a. Development patterns shall perpetuate the mix of uses by adhering to current zoning and land use guidance to create a corridor that is primarily commercial in orientation, with residential uses separating commercial activities into nodes. The commercial nodes are focused near France Ave and between Quentin Ave and Inglewood Ave. This chapter recommends that the two blocks located between Glenhurst Ave and Inglewood Ave should remain residential. Thereby keeping the commercial activity focused at France Ave and on the blocks located between Quentin Ave and Inglewood Ave. The subject parcel is located on the block recommended to remain residential. Some of the residents on the Guidelines Task Force indicated some openness to changes in the zoning on these blocks, but it was beyond the scope of the Guidelines study, and not evaluated in detail. Nor was it incorporated into the final document. Zoning Ordinance: The decision to rezone property is a public policy decision for the City Council to make in its legislative capacity. It has broad discretion provided the zoning is consistent with the Comprehensive Plan. When considering a rezoning, the City considers all potential uses that can occur on the requested zoning district. Therefore, while the Applicants are intending to operate a coffee shop, once rezoned to C-1 Neighborhood Commercial, any use listed in this district may operate at this property, assuming it also meets the required setbacks, parking, and other general zoning regulations. A copy of the R-3 Two-Family Residence and the C-1 Neighborhood Commercial zoning districts purpose and uses sections of the code are attached for your reference While the subject property is currently zoned R-3, it could also be a viable commercial property. In a corridor such as Excelsior Blvd, it is possible, and sometimes desirable to have a mix of uses, and the Guidelines provide great detail as to how the commercial uses can co-exist adjacent to other uses, including single family residential. If these recommendations are incorporated into the site plan of a redevelopment, then the impacts of the commercial uses should be mitigated. Therefore, the subject parcel could be a viable C-1 Neighborhood Commercial property. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 7 Meeting Date: September 16, 2015 Neighborhood Meeting: A neighborhood meeting was conducted on Wednesday, September 9. Approximately 40 people from the neighborhood attended, and voiced concerns about the proposal. Letters from some of the residents are attached for your consideration. Many of the concerns raised focused on the following: 1. Traffic cutting through the Minikahda Vista Neighborhood. 2. Commercial parking spilling over into the Minikahda Vista Neighborhood. 3. Safety for pedestrians and children. 4. Excerpts of the Design Guidelines were discussed. Recommendation: While staff believes that a mix of multiple-family residential and commercial uses along the south side of Excelsior Blvd is a strength that contributes to defining the character of Excelsior Blvd, while a commercial use may be viable on the site, staff is, however, recommending denial of this application. The South Side of Excelsior Blvd Guidelines specifically recommend that this block remain residential. Together with the goals of the Comprehensive Plan, this block could be redeveloped as a whole, or in parts as a medium density residential block that provides unique housing opportunities on a desirable mixed use corridor. The proposed development of the property does not, on its own, warrant a change to the comprehensive plan and zoning map. Again, as part of a larger redevelopment, it may be more appropriate to include a small commercial element, but on its own it may preclude a more comprehensive redevelopment of the block between Huntington Ave and Glenhurst Ave. There are commercial properties on Excelsior Blvd that can facilitate a coffee shop or similar neighborhood gathering place. While Excelsior Blvd is a mixed-use corridor, there are few small scale multiple-family residences, and this option of housing should be preserved. Meanwhile, there are plenty of commercial opportunities of a variety of types. Adding this one at the expense of the medium density residential plan is not necessary at this time. Therefore, staff believes this application is premature, and the property should continue to be guided medium density as currently planned. Attachments: Aerial Photo R-3 Two-Family Residence Zoning District C-1 Neighborhood Commercial Zoning District Proposed Development Site Plan and Related Documents Letters From Residents Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning & Zoning Supervisor Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 8 Meeting Date: September 16, 2015 AERIAL PHOTO Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 9 Meeting Date: September 16, 2015 Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 10 Meeting Date: September 16, 2015 R-3 TWO-FAMILY RESIDENCE Sec. 36-165. R-3 two-family residence district. (a) Purpose and effect. The purpose of the R-3 two-family residence district is to provide appropriately located areas for one-family and two-family dwelling units on parcels of reasonable size; ensure adequate light, air, privacy and open space for each dwelling unit; provide institutional and community services such as parks, schools, religious facilities, and community centers supportive of a residential area while safeguarding its residential character; protect residential properties from noise, illumination, unsightliness, odors, dust, dirt, smoke, vibration, heat, glare, high traffic volumes and other objectionable influences. (b) Permitted uses. The following uses are permitted in the R-3 district if the use complies with the residential restrictions and performance standards of section 36-162: (1) Single-family dwelling. (2) Two-family dwellings. (3) State licensed residential facilities serving six or fewer persons per individual dwelling unit of a single-family or two-family dwelling. (4) Park/open space. (5) Multiple-family dwellings and their associated accessory structures in existence on December 31, 1992. (c) Uses permitted with conditions. A structure or land in an R-3 district may be used for one or more of the following uses if its use complies with the conditions stated in section 36-162 and those specified for the use in this subsection (c): (1) Group home/nonstatutory. The conditions are as follows: a. At least 800 square feet of lot area shall be provided for each person housed on the site. b. At least 12% of the lot area shall be developed as designed outdoor recreation area. c. The residence structure shall be occupied by not more than six persons under treatment. d. The residence structure shall provide one bedroom for each two persons accommodated in group living quarters. e. The residence structure shaft provide one bathroom for each four persons accommodated in group living quarters. f. The use shall not be located within 1,500 feet of any other group homes. (2) Nursing home. The conditions are as follows: a. A minimum of 600 square feet of lot area shall be provided for each person to be housed on the site. b. All structures shall be located at least 30 feet from a lot line of an abutting lot in an R district. c. At least 12% of the lot area shall be developed as designed outdoor recreation area. d. The structure housing the use shall comply with the requirements of the state law and the building code regulating the construction of licensed nursing homes. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 11 Meeting Date: September 16, 2015 (3) Community centers. The conditions are as follows: a. The building shall not be located within 50 feet of any lot line of a lot in an R district. b. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. c. Outdoor areas improved for group activities shall be located at least 25 feet from any lot in an R district. (4) Educational (academic) facilities with 20 or fewer students. The conditions are as follows: a. The school shall be limited to preschool through eighth grade. b. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. c. Student drop-off and loading areas shall not interfere with traffic and pedestrian movements. d. An outdoor play area shall be provided that contains at least 40 square feet per student enrolled at the school. (5) Libraries. The condition for libraries is that buildings shall be located a minimum of 25 feet from a lot in an R district. (6) Parks/recreation. The conditions are as follows: a. The principal structure shall be located 50 feet or more from a lot in an R district. b. Areas designated for group activities shall be located a minimum of 25 feet from a lot in an R district. c. Swimming pools shall be located at least 50 feet from any lot line and at least 12 feet from any other structure on the same lot. d. A drainage system approved by the city engineer shall be installed. e. Facilities which serve a community wide or regional function shall be located with primary vehicular access on a collector or arterial street. (7) Police/fire station. The conditions are as follows: a. Buildings shall be located at least 25 feet from a lot in an R district. b. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. c. Unobstructed visibility shall be provided from the driveway to the adjacent streets for emergency vehicles and a traffic light shall be installed at the entrance to the facility to control nonemergency traffic if recommended by the director of public works. (8) Bed and breakfast establishments. The conditions are as follows: a. The facility shall be owner-occupied. b. The total number of guestrooms shall be limited to three. c. Not more than 50 percent of the gross floor area of the residence shall be used for the guest house operation. d. Only exterior alterations which do not alter the exterior appearance from its single-family or two-family character will be allowed. e. Accommodations may be provided to a guest for a period not exceeding 14 days. f. Food service shall be limited to breakfast. g. Rented rooms shall not contain cooking facilities. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 12 Meeting Date: September 16, 2015 h. Rooms used for sleeping shall be part of the primary residential structure and shall not have been constructed specifically for rental purposes. i. No more than 50 percent of the rear yard may be paved or used for parking, (9) Communication towers that are 45 feet or less in height, subject to Section 368 (Communication Towers and Antennas). (d) Uses permitted by conditional use permit. No structure or land in any R-3 district shall be used for the following uses except by conditional use permit. These uses shall comply with the residential restrictions and performance standards of section 36-162, all the general conditions provided in section 36-33 regarding conditional use permits, and the specific conditions imposed in this subsection. (1) Cluster housing developments in existence on August 11, 2005. The conditions are as follows: a. Cluster housing shall meet the following minimum requirements: 1. No more than four dwelling units shall be incorporated in a single building. 2. The density of the development shall not exceed the density allowed in the zoning district in which the use is to be located; except when the use is located adjacent or across the street from public protected parks or open space which are equal to or greater than the area of the development site and the proposal is found to promote goals and policies of the city, the density may be increased by 60 percent. 3. The site shall not be less than one-half acre. 4. This section shall not be applied to conversion of existing dwelling units but may be applied to site clearance and redevelopment. Existing units may be incorporated into new development plans when such units are not converted. 5. Each lot developed with a single cluster housing unit shall contain a minimum of 400 square feet of open lot area or a minimum of 12% of the total cluster housing development area shall be designed outdoor recreational area. 6. Sidewalks with a minimum width of five feet shall be provided along all sides of the lot that abut a public street. b. The applicant shall clearly demonstrate through the application and site plan that a superior development would result by clustering. The presence of a superior development shall be determined by reference to the following criteria: 1. The presence and preservation of topographic features, woods and trees, waterbodies and streams, and other physical and ecological conditions. 2. Suitable provisions for permanently retaining and maintaining the amenities and open space. 3. Building location, building groupings, landscaping, views to and from the units, building forms and materials, recognition of existing development and public facilities, and city goals and policies including the comprehensive plan as well as specific plans for the area. (2) Public service structures. The conditions are as follows: a. All exterior faces of all buildings shall meet the provisions of section 36-366. b. All structures shall be located a minimum of 15 feet from any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. (Ord. No. 2248-03, 8-18-03) c. All service drives shall be paved. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 13 Meeting Date: September 16, 2015 (3) Single lot. Uses where more than one principal building is located on a single lot. (4) Communication towers more than 45 feet in height but not to exceed 70 feet in height, subject to the provisions of Section 368 (Communication Towers and Antennas). (5) Educational (academic) facilities with more than 20 students. The conditions are as follows: a. Buildings shall be located at least 50 feet from a lot in an R district. b. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. c. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R district. d. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. e. Student housing. At a minimum, the student housing must meet the following conditions: 1. No more than 50 students may live on-site. 2. An outdoor recreation area shall be provided that contains at least 40 square feet per student living at the school. 3. The housing must be supervised 24 hours a day, seven days a week by an adult living on-site. 4. The students living on-site must be actively enrolled in the school as full-time students. 5. The student housing must be located on the same parcel as the school. (6) Religious institutions. The conditions are as follows: a. All buildings shall be located at least 30 feet from any lot line of a lot in an R district. b. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. c. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R district. d. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. (e) Accessory uses. The following uses shall be permitted accessory uses in an R-3 district: (1) Garages and other accessory buildings. (2) Off-street parking areas. (3) Private swimming pool and tennis court in conformance with section 36-73. (4) Family day care serving 14 or fewer persons. (5) Home occupations complying with all of the following conditions: a. All material or equipment shall be stored within an enclosed structure. b. Operation of the home occupation is not apparent from the public right-of-way. c. The activity does not involve warehousing, distribution, or retail sales of merchandise produced off the site. d. No person is employed at the residence who does not legally reside in the home except that a licensed group family day care facility may have one outside employee. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 14 Meeting Date: September 16, 2015 e. No light or vibration originating from the business operation is discernible at the property line. f. Only equipment, machinery, and materials which are normally found in the home are used in the conduct of the home occupation. g. No more than one nonilluminated wall sign limited to two square feet in area is used to identify the home occupation. h. Space within the dwelling devoted to the home occupation does not exceed one room or ten percent of the floor area, whichever is greater. i. No portion of the home occupation is permitted within any attached or detached accessory building. j. The structure housing the home occupation conforms to the building code; and in the case where the home occupation is day care or if there are any customers or students, the home occupation has received a certificate of occupancy. (6) Keeping of not more than two boarders or roomers by a resident family provided the living area for the boarders/roomers is within the principal building and does not constitute a separate dwelling unit. (7) Living quarters of persons employed for domestic or medical purposes on the premises provided the living area for the domestic/medical household staff is within the principal building and does not constitute a separate dwelling unit. (8) Signs, as regulated by this chapter. (9) Gardening and other horticultural uses. (10) Decorative landscape features including but not limited to pools, arbors and terraces. (11) Group day care/nursery school in a religious institution, community center, or academic educational institution complying with all of the following conditions: a. At least 40 square feet of outside play space per pupil is provided. b. The outside play areas is fenced. c. Dropoff and loading points are established which do not interfere with traffic and pedestrian movements. (12) Adult day care in a religious institution, community center, or nursing home if 150 square feet of outdoor sitting and exercise area per person under care at peak periods is provided. (13) Catering is permitted as an accessory use to Community Centers, Educational (academic) facilities, and Religious Institutions with the following conditions: a. Vehicles used to receive and/or deliver food shall not be stored outside. (f) Dimensional standards/densities. The dimensional standards/densities are as follows: (1) No structure shall exceed three stories or 35 feet in height, whichever is less, except as provided in section 36-78. (2) The ground floor area ratio within the R-3 district shall not exceed 0.25. (3) The maximum density shall not exceed 11 units per acre. (4) A side yard abutting a street shall not be less than 15 feet in width except that a lot of record which is less than 60 feet shall have a side yard of at least nine feet in width. (5) If a corner lot has a rear lot line which is common with the side lot line of another lot, no building shall occupy that portion of the rear yard of the corner lot which abuts the front yard of the other lot for a distance equal to the depth of the front yard of that other lot or 25 feet, Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 15 Meeting Date: September 16, 2015 whichever is less, measured from the common property line of the two lots extending toward the front lot line of the corner lot on a line perpendicular to the common lot line of the two lots. See the following diagram. (6) The following minimum requirements and those additional requirements, exceptions and modifications in subsections (f)(7) through (f)(11) of this section shall govern the use and development of lots in the R-3 district: Lot Area (square feet) Lot Width (feet) Front Yard Depth Rear Yard Depth (feet) Side Yard Width 7,200* 60 25 feet or the front wall of the closest house on the block front, whichever is greater. (See additional exceptions in Section 36-73.)* 25 Single Family: 7 feet on one yard and 5 feet on the other yard, except when there is an attached garage accessible from the street or when the lot abuts an alley both may be 5 feet. Duplex: 9 feet on one yard and 6 feet on other yard, except when there is an attached garage accessible from the street or when the lot abuts an alley, both may be 6 feet. *This minimum lot size is for the development of a single-family house. The minimum lot size for a two- family house is 8,000 square feet. (7) Through lots shall have a required front yard on each street. (8) A single-family house which legally existed or for which a valid building permit had been granted on or before the effective date of the ordinance from which this chapter is derived, may be expanded by an addition or dormer, provided the addition does not extend into the existing side yard, and provided the combined width of the side yard for said building and the adjacent building is not less than ten feet. (9) The width of the side yard abutting a building wall shall be increased two inches for each foot the length of the wall of the building exceeds 50 feet. For the purpose of this subsection (f), a wall includes any building wall within ten degrees of being parallel to and abutting the side lot line of a lot. (10) Side yard widths may be reduced if the side wall of a building is not parallel by more than ten degrees with the side lot line. The minimum side yard shall be met by the average depth of the side yard. No side yard shall be less than five feet deep. No side yard shall be reduced to prevent construction of a driveway from the street into the rear of the lot unless a garage which has access from the street is located on the lot or an alley provides a secondary access to the rear yard of the lot. (11) Any parcels which are subdivided for the purpose of creating condominium ownership are permitted provided that the overall density created within all condominium parcels and the common lot do not exceed the maximum density permitted within the zoning district. Provisions for designed outdoor recreation area may be provided on a common lot. Any front, rear, and side yard dimensions required by this section shall apply from the building face to the property line of the common lot. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 16 Meeting Date: September 16, 2015 C-1 NEIGHBORHOOD COMMERCIAL Sec. 36-193. C-1 neighborhood commercial district. (a) Purpose/effect. The purpose of this C-1 neighborhood commercial district is to provide for low- intensity, service-oriented commercial uses for surrounding residential neighborhoods. Limits will be placed on the type, size, and intensity of commercial uses in this district to ensure and protect compatibility with adjacent residential areas. (b) Permitted uses. The following uses are permitted in the C-1 district if the use complies with the commercial restrictions and performance standards of section 36-192: (1) Park/open space. (c) Uses permitted with conditions. A structure or land in a C-1 district may be used for one or more of the following uses. (Ord. No. 2358-08, 8-14-08) (1) Adult day care. The condition for adult day care is at least 12% of the lot area shall be developed as designed outdoor recreation area. (Ord. No. 2267-04, 4-12-04) (2) Group care/nursery school. The conditions are as follows: a. A minimum of at least 40 square feet of outside play space per pupil shall be provided and such space shall be enclosed by a fence. b. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. c. The play area shall be located a minimum of 200 feet from any roadway defined on the comprehensive plan as a principal arterial. (3) Parks/recreation. The conditions are as follows: a. The principal structure shall be located a minimum of 50 feet from a lot in an R district. b. Areas designated for group activities shall be located a minimum of 25 feet from a lot in an R district. c. Swimming pools shall be located a minimum of 50 feet from any lot line and a minimum of 12 feet from any other structure on the same lot. d. Facilities which serve a community wide or regional function shall be located with primary vehicular access on a collector or arterial street. (4) Public service structures. The conditions are as follows: a. All exterior faces of all buildings shall meet the provisions of article V of this chapter. b. All structures shall be located a minimum of 15 feet from any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions and community centers. c. All service drives shall be paved. (5) Animal handling. The conditions are as follows: Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 17 Meeting Date: September 16, 2015 a. No animals or pens shall be kept outside the building or cause offensive odor or noise discernible at the property line of the lot on which the activity is conducted. b. Where animals are boarded, the facility shall be located a minimum of 100 feet from any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. (6) Appliance, small engine and bicycle repair. Engines shall not be operated or tested outside of a structure if the use is located within 300 feet of any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. (7) Food service. The conditions are as follows: a. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial roadway, or shall be otherwise located so that access can be provided without generating significant traffic on local, residential streets. b. No building may be located within 25 feet of any parcel that is zoned residential and used or subdivided for residential, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. (8) Printing process. The conditions are as follows: a. The floor area of the operation cannot exceed 5,000 square feet. (9) Private entertainment (indoor) without intoxicating liquor license. The conditions are as follows: a. The structure in which the use is conducted shall be located a minimum of 60 feet from any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building including but not limited to a school, religious institution or community center. b. If there is a wine and/or beer license, there shall be no separate bar area within the establishment. (10) Restaurants without intoxicating liquor license. The conditions are as follows: a. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. b. Buildings shall be located a minimum of 25 feet from any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building including but not limited to a school, religious institution or community center. c. If there is a wine and/or beer liquor license, there shall be no separate bar area within the restaurant. (11) Service. The maximum floor area shall be 2,500 square feet. (12) Studio. The conditions are as follows: a. No impact noise shall be audible from any property located in an R district. (13) Communication towers that are 45 feet or less in height, subject to the provisions of Section 368 (Communication Towers and Antennas). (14) Limited impact sexually-oriented business. The conditions are as follows: Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 18 Meeting Date: September 16, 2015 a. No owner, manager or employee shall allow any sexually-oriented materials or entertainment to be visible or perceivable in any manner, including aurally, at any time from outside of the business. b. The business owner, manager or employee shall assure that no person under the age of 18 years enters the separate area where sexually-oriented materials are provided. c. No owner, manager or employee shall allow any person under the age of 18 years to have access to any sexually-oriented materials, whether by sight, purchase, touch, or any other means. d. No owner, manager, or employee may sell or display for sale any sexually-oriented materials except in original unopened packages. e. No business may have a license under chapter 3 of this Code other than an off-sale license for nonintoxicating malt liquor. f. Both the owner of a sexually-oriented business and the manager of the business shall be responsible for the conduct of their employees and for compliance with this section. g. No owner or manager of a sexually-oriented business shall employ a person under the age of 18 years. h. No owner, manager or employee of a sexually-oriented business shall have been convicted of violating this section three or more times within 24 months. (15) Residential/multifamily/cluster housing. The conditions are as follows: a. It is part of a commercial development permitted within the district. b. The building design and placement provide a desirable residential environment. c. Access to open space, plazas, and pedestrianways is provided. d. The housing is located above the ground floor. e. The minimum spacing between buildings is at least equal to the average heights of the buildings except where dwellings share common walls. f. The total number of units provided on an individual parcel does not exceed eight units. (16) Libraries. The condition for libraries is that these cannot exceed intensity classification 4 (17) Museums. The condition for museums is that these cannot exceed intensity classification 4 (18) Police/fire stations. The condition for police/fire stations is that these cannot exceed intensity classification 4 (19) Parking lot. The conditions are as follows: a. Vehicles shall not be parked on the parking lot from midnight to 5am. b. Vehicles shall be licensed and operable. c. Outside storage of materials, equipment or other items other than vehicles is not permitted. (20) Medical/dental office. The condition for medical/dental office is that these cannot exceed intensity classification 4. (21) Funeral home. The condition for funeral home is that these cannot exceed intensity classification 4 (22) Banks. The condition for banks is that these cannot exceed intensity classification 4 (23) Business/trade schools/college. The condition for business/trade schools is that these cannot exceed intensity classification 4 Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 19 Meeting Date: September 16, 2015 (24) Office. The condition for office is that these cannot exceed intensity classification 4 (25) Retail. The condition for retail is that these cannot exceed intensity classification 4 (26) Large item retail. The condition for large item retail is that these cannot exceed intensity classification 4. (27) Shopping Centers. The condition for shopping centers is that these cannot exceed intensity classification 4. (d) Uses permitted by conditional use permit. No structure or land in a C-1 district shall be used for the following uses except by conditional use permit. (1) Motor fuel station. The conditions are as follows: a. Hours of operation shall be between 6:00 a.m. and 11:30 p.m. b. The gasoline pump islands, dispenser type and location shall be designed so that no more than eight vehicles can be refueled at any given time. c. The number of service stalls shall not exceed two. d. All pump islands, air dispensers and other service devices shall be installed at least 12 feet off and toward the interior of the lot from the required yard line, and no display, servicing of vehicles, parking or dispensing of gasoline shall take place within the required yard. On sites where pump islands have been constructed at the required yard line, a landscaped area of eight feet shall be installed in the required yard. e. All on site utility installations shall be placed underground. f. No outside sale or display shall be permitted except gasoline and other goods consumed in the normal operation of a car limited to the following kinds of products: oil, gasoline and oil additives, windshield cleaner, windshield wipers, tires and batteries. No products shall be sold or displayed in any required yard nor shall the total display area occupy more than 150 square feet in area or be more than five feet in height. No other vehicular parts and nonautomobile oriented goods shall be displayed or sold outside. g. Modification of the requirement of this section may be made for service stations in existence on the effective date of the ordinance from which this chapter is derived, if the city council finds that, because of the shape of the lot, size of the lot, the location of the principal building on the lot or similar circumstances, it would be impossible to satisfy the strict terms of this section or that they could be satisfied only by imposing exceptional or undue hardship upon the owner of the lot. h. No public address system shall be audible from any property located within an R district. i. Canopy and canopy support systems shall be constructed using architectural design and materials which are compatible with the principal structure. j. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is located and conditions of approval may be added as a means of satisfying this requirement. (2) Exceeding classification 4. All of those uses which are permitted or permitted with conditions, which exceed an intensity classification 4, shall be conditional uses. The conditions are as follows: a. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 20 Meeting Date: September 16, 2015 b. Buildings shall be located a minimum of 25 feet from any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building including but not limited to a school, religious institution or community center. c. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is located and conditions of approval may be added as a means of satisfying this requirement. (3) More than one principal building. All uses where more than one principal building is located on the same lot. (4) Residential/multifamily/cluster housing. The conditions are as follows: a. It is part of a larger commercial development permitted within the district. b. The building design and placement provide a desirable residential environment. c. Access to off-site parks, open space, plazas and pedestrianways is provided. d. The housing is located above the ground floor. e. The minimum spacing between buildings is at least equal to the average heights of the buildings except where dwellings share common walls. f. The total number of units provided on an individual parcel does not exceed a density of 30 units per acre. g. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is located and conditions of approval may be added as a means of satisfying this requirement. h. A minimum of 12% of the site area is developed as designed outdoor recreation area. (5) Post office customer service. a. The use shall only be permitted when it can be demonstrated that the operation will not have a significant adverse effect on the existing level of service and safety of adjacent streets and intersections. b. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. c. The use, including access, parking and any proposed drive through component, shall be designed so it does not impede traffic or impair vehicular and pedestrian traffic movement, or exacerbate the potential for pedestrian or vehicular conflicts. d. Outdoor mailboxes intended for in-vehicle service shall be located to allow in-vehicle mail drop-off by the vehicle's driver. Each mail drop-off location shall allow for the on- site stacking of six vehicles or more. e. Screening shall be provided along the lot line between the drive through facilities and stacking areas and adjacent streets and properties, but shall not interfere with visibility at the intersection of the exit drive and adjacent street as required by section 36-76. (6) In-vehicle sales or service. The conditions are as follows: a. Drive-through facilities and stacking areas shall not be within 100 feet of any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers unless the entire facility and stacking areas are separated from said parcel by a building wall. b. Stacking shall be provided for six cars per customer service point and shall comply with all yard requirements. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 21 Meeting Date: September 16, 2015 c. This use shall only be permitted when it can be demonstrated that the operation will not have a significant adverse effect on the existing level of service of adjacent streets and intersections. d. The drive-through facility shall be designed so it does not impede traffic or impair vehicular and pedestrian traffic movement, or exacerbate the potential for pedestrian or vehicular conflicts. e. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. f. Any canopy as part of this use shall be compatible with the architectural design and materials of the principal structure. g. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is located and conditions of approval may be added as a means of satisfying this requirement. (7) Educational (academic). The conditions are as follows: a. When outdoor play areas are provided, a minimum of 40 square feet of outside play space per pupil must be provided and such space shall be enclosed by a fence. b. Outdoor areas designated from group activities shall be located a minimum of 25 feet from a lot in an R district. c. Pickup/dropoff areas shall not conflict with other on-site or abutting land uses and shall not create congestion on public streets. Only automobiles and passenger vans shall be allowed to use an alley for pickup and dropoff of students. d. The size of the school shall be limited to 20 students. e. In multitenant buildings, the school shall have at least one separate building entrance or shall have an interior entrance that is within 50 feet of a common building entrance. (8) Places of Assembly without intoxicating liquor. The conditions are as follows: a. All buildings shall be located a minimum of 30 feet from any lot line of a lot in an R district. b. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. c. Seating capacity shall be limited to 150 persons. d. Parking shall meet zoning code requirements, unless it is a religious or other institution that requires walking because of a religious tenet or other rule, then 1 space per every 8 seats shall be required. e. In multi-tenant buildings, noise shall be contained within that space dedicated to the place of assembly use. No noise shall be audible within common areas or in adjacent units. f. In multi-tenant buildings, the place of assembly shall have a separate entrance or shall have an interior entrance that is within 50 feet of a common building entrance. (9) Communication towers more than 45 feet in height but not to exceed 70 feet in height, subject to the provisions of Section 368 (Communication Towers and Antennas). (e) Accessory uses. The following uses shall be permitted accessory uses in a C-1 district: (1) Parking lots. Agenda Item No. 3B – 3601 Huntington Ave – Comprehensive Plan Amendment, Rezoning Page 22 Meeting Date: September 16, 2015 (2) Incidental repair or processing which is necessary to conduct a permitted principal use shall not exceed 40 percent of the gross floor area or 40 percent of the labor hours required to conduct the principal permitted use. (3) Motor vehicle service repair under the following conditions: a. Shall be permitted only if accessory to a motor fuel station. b. The number of service bays shall not exceed two. c. No public address system shall be permitted. d. All repair, assembly, disassembly and maintenance of vehicles shall be inside a closed building except tire inflation, changing wipers or adding oil. e. Test driving shall be prohibited on any street in an R or O district. (4) Food service (also see section 36-193(c)(12) where food service is an accessory use to other uses). (5) Outdoor seating and service of food and beverages is permitted as an accessory use with the following conditions: a. The use shall not be located in the interior side or back yard if it is adjacent to a parcel that is occupied by a residential dwelling. This provision will not apply if the first floor of the building located on the adjacent parcel is not occupied by a residential dwelling or if a residential dwelling is located above the principal use. b. No speakers or other electronic devices which emit sound are permitted outside of the principal structure. c. Hours of operation shall be limited to 7:00 a.m. to 10:00 p.m. d. Additional parking will not be required if the outdoor seating area does not exceed 500 square feet or ten percent of the gross floor area of the principal use, whichever is less. Parking will be required at the same rate as the principle use for that portion of outdoor seating area in excess of 500 square feet or ten percent of the gross building area, whichever is less. (6) Catering if accessory to a restaurant, food service, delicatessen, grocery store, or retail bakery. (f) Dimensional standards/densities. (1) No structure or building shall exceed three stories or 35 feet in height, whichever is less, except as provided in section 36-78. (2) The floor area ratio within the C-1 district shall not exceed 1.2. (3) A side yard abutting a street shall be a minimum of 5 feet wide. (4) The front yard shall be a minimum of five feet. (5) Through lots shall have a required front yard on each street. (6) There shall be no required side yard unless the side yard abuts an R district, when it shall be the same as the side yard required in the R district. (7) The minimum rear yard requirement shall be 20 feet except where an alley exists it can be reduced to ten feet. From: Kris Aaker  Sent: Friday, September 04, 2015 1:24 PM  To: 'info@stlouispark.org' Subject: "Wagon Wheel Cafe"/3601 Huntington Ave. So. - proposed Rezoning/Comprehensive Plan Amendment Dear: Planning Commissioners/Mayor and City Council members, I live at 3675 Huntington Ave. So. and was contacted via Next door by the owner of 3601 Huntington Ave. So. regarding plans for a rezone for the purposes of developing the property for a coffee shop use. My concern is with the rezoning from a less intense residential use to a more intense commercial use directly adjacent to single dwelling units and the request for a Comprehensive Plan Amendment. Generally it seems that rezonings in established areas tend to shift from a more intense use to a less intense use. The owner is requesting to intensify the use of the property from a single family home to a commercial business that requires parking for vehicle trips, deliveries, employees, signage, etc. This property is also separated from other commercial businesses along Excelsior Blvd. by residences and is not adjacent to like commercial uses. I don’t believe that the proposed rezoning is consistent with the vision as recommended in the Comprehensive Plan for that portion of Excelsior Boulevard. I am not at all opposed to redevelopment along both sides of Excelsior Boulevard. In an ideal situation there wouldn’t be any single family homes along a busy County Road. Instead there should be a transition from intense to less intense uses into my neighborhood. Unfortunately there are no buffers between some homes and Excelsior Boulevard. I don’t think the introduction of a commercial use next to single family homes provides the kind of buffer that transitions well from Excelsior Boulevard to my neighbor’s homes. It would seem that the intensity of use proposed is not in harmony with the general purposes and intent of the Zoning Ordinance and Comprehensive Plan. A rezoning would allow the opportunity for all other permitted uses in the C1 district to occupy the building in the future and perhaps without the need for similar City consideration. A rezoning could therefore alter the essential character of the existing neighborhood. Again, I am not opposed to redevelopment along Excelsior Boulevard. It’s necessary and has been quite successful in areas along both sides. I thank the good work and vision of Commissioners and Council members for that. I also wish the best to my neighbor who owns the “Wagon Wheel” house. I may not share his vision for a coffee shop, but I appreciate the desire to invest in one’s property. Sincerely, Kris Aaker 3675 Huntington Ave. So. SLP,MN 55416 612-270-2827 Kris Aaker, Assistant City Planner 952-826-0461 | Fax 952-826-0389 4801 W. 50th St. | Edina, MN 55424 KAaker@EdinaMN.gov | www.EdinaMN.gov/Planning ...For Living, Learning, Raising Families & Doing Business rom: Scott.Affeldt <Scott.Affeldt@target.com> Date: September 2, 2015 at 11:56:37 AM CDT To: "hallfinslp@gmail.com" <hallfinslp@gmail.com>, "suesanger@comcast.net" <suesanger@comcast.net>, "spanoslpcouncil@gmail.com" <spanoslpcouncil@gmail.com>, "anne@annemavity.org" <anne@annemavity.org>, "glindberg@stlouispark.org" <glindberg@stlouispark.org>, "tpbrausen@gmail.com" <tpbrausen@gmail.com>, "jjacobs1956@yahoo.com" <jjacobs1956@yahoo.com> Cc: Jennifer Affeldt <jenaffeldt@comcast.net>, Scott Affeldt <saffeldt@comcast.net> Subject: Proposed "Wagon Wheel Café" on Huntington Cafe Good morning Honorable members of the St. Louis Park City Council. I am writing to you on behalf of my family, (Jennifer my wife, and my three boys), concerning the proposal to turn the Fowler House (a.k.a The Wagon Wheel house) into a cafe. We live at 3651 Huntington. We moved in April of 2000 and decided to raise our family here. We love our neighborhood very much. Our street is relatively quiet, and our kids (ages 12 - 7) enjoy playing on the sidewalks and in each others front and back yards. There are several families with kids in the same age range on our block as well as the subsequent blocks of Huntington. It is primarily because of the nature of our neighborhood, and it’s family friendly atmosphere, that I am completely 100 percent opposed to the idea of this coffee shop or any other commercial use of the Fowler property at 3600 Huntington. I have been in contact with my neighbors and we jointly share many of the same concerns. Specifically, the amount of traffic our block will absorb both from customers and deliveries. The ability to find parking on our block, especially during the winter months. The potential negative impact to property values. Delivery trucks backing into the alley, or on the street, and not seeing a small child would become a constant worry of all the parents on our street. The fact that this business is redundant with Honey and Rye, Starbucks, Mill Valley Kitchen, and even Rustica in Minneapolis seems confusing to me. Once this property becomes commercial, I feel we turn a dangerous corner on the fundamental nature on our street that I hope you help us avoid. Lastly, our family knew Martin Fowler. I find it very disappointing that this proposal is being floated a mere month after his passing. While I understand the intentions to try and preserve a part of this historic home, I think it is in poor taste of Mr. Edlavitch to choose a commercial use of this property as the means to do so. In my view, a better option is to improve the property (as it has fallen into a minor state of disrepair and poor upkeep) for residential use. Thank you for your attention in this matter. I look forward to your actions to preserve our great, livable, Children First community. Kind regards, Scott Affeldt - Technical Architecture Consultant - Target - 33 6th St S Minneapolis, MN, 55402 612-747-9654 scott.affeldt@target.com From: mcchesneyfam@msn.com To: hallfinslp@gmail.com; spanoslpcouncil@gmail.com; suesanger@comcast.net; anne@annemavity.org; glindberg@stlouispark.org; tpbrausen@gmail.com; jjacobs1956@yahoo.com Subject: Proposed "Wagon Wheel Café" on Huntington Cafe Date: Wed, 2 Sep 2015 09:05:50 -0500 It has just come to our attention, just one week before the city council meeting, that there is a proposal to rezone a home on the corner of 36th and Huntington Avenue and Excelsior Boulevard for a coffee shop. We are 30 year residents of this block and 40 year residents of St. Louis Park and highly OPPOSE this ridiculous idea. When we moved into this neighborhood, we were the "kids" on the block. With our children now grown, with families of their own AND maintain their residences in St. Louis Park, we have enjoyed seeing this neighborhood evolve with many new, young families with small children. It is a true "neighborhood" that we have raised our children in and love for it's quiet and peaceful charm, and now enjoy watching all the new kids on the block follow in our footsteps of raising their children in a peaceful, close and quiet neighborhood. We DO NOT need more traffic coming off and on Excelsior Boulevard flying through our quiet and peaceful neighborhood, which will absolutely happen if you allow a coffee shop on the corner of our street. While I am sure Mr. Edlavitch thinks this is a brilliant idea, he lives on Glenhurst Avenue, two blocks down; perhaps he should use his house on Glenhurst for a coffee shop. If Mr. Edlavitch's coffee shop were not to succeed, I'm sure he has other commercial plans to replace it with something that will benefit him and his family, not Huntington Avenue. We will absolutely be attending the council meeting next week; we ask that you preserve our peaceful, family neighborhood and if anyone feels the need for a cup of coffee and a donut, they can walk to Starbucks, or better yet, Honey and Rye, right up the street. Sincrely, Wayne & Sherry McChesney 3658 Huntington Avenue Planning Commission Meeting Date: September 16, 2015 Agenda Item 3C 3C. Sherwin Williams Retail Store - Conditional Use Permit Case No.: 15-38-CUP Location: 4911 Excelsior Blvd Applicant: TJL Development, LLC Recommended Action: Chair to close public hearing. Motion to recommend approval of the Conditional Use Permit (CUP) subject to conditions recommended by Staff. Description of Request: Requested is a Conditional Use Permit to construct a new retail building and parking lot with a total impervious surface area of approximately 78%. A CUP is required when the total impervious surface area of a development in the C-1 Neighborhood Commercial zoning district exceeds 70% of the total lot area. Location: Agenda Item No. 3C. Sherwin Williams Store - Conditional Use Permit Page 2 Meeting Date: September 16, 2015 Zoning Analysis: Comprehensive Plan: Commercial Zoning: C-1 Neighborhood Commercial Neighborhood: Minikahda Vista Proposal: The Applicant is proposing to remove the existing building and parking lot and construct a new retail building and parking lot. The building is intended to be occupied by a Sherwin Williams store. In the C-1 Neighborhood Commercial district, a CUP is required when the proposed development exceeds 70% impervious surface. The applicant is proposing approximately 78% impervious surface. The store will be 3,329 sf in area, and will consist of: • 1,928 sf of retail floor area • 108 sf of office floor area • 1,293 sf of storage floor area Site Plan: The property is a corner lot with frontage on both Excelsior Blvd and Quentin Ave. The site plan is designed to meet the city code requirements and the recommendations of the South Side of Excelsior Blvd Guidelines. South Side of Excelsior Blvd Guidelines (Guidelines): The Guidelines were accepted by the City Council on May 4, 2015. It addresses six key areas: Boulevard experience; Public realm; Neighborhood interface; Site design; Building design; and Traffic, access and parking. The Task Force developed the Guidelines to encourage a pattern of development for new buildings and reuse of existing sites. There are seven key goals that emerged from the study: • Place buildings near the sidewalk at Excelsior Blvd. • Establish a zone for parking, generally behind the buildings. • Create separation from the neighborhood to limit intrusion of light, noise, pollution, and people. • Continue patterns of land use as directed by underlying zoning. • Reinforcement of streetscape of Excelsior Blvd that support an active pedestrian realm. • Create highlights at key intersections. • Maintain a definitive and continuous interface between parcels and the single family neighborhood to the south. The proposed Sherwin Williams redevelopment was designed to meet these goals by placing the building along Excelsior Blvd and Quentin Ave with the parking lot located behind the building. There is a landscaped buffer, with an eight foot tall fence located between the parking lot and the residential properties to the south. Agenda Item No. 3C. Sherwin Williams Store - Conditional Use Permit Page 3 Meeting Date: September 16, 2015 A bench should be added to the front of the store to enhance the pedestrian realm along Excelsior Blvd. Setbacks - Building: The building is proposed to be located at the minimum allowed front and side setbacks. Minimum allowed Proposed Front yard (Excelsior Blvd) 5.0 feet 5.0 feet Side yard abutting a street (Quentin Ave) 5.0 feet 5.0 feet Interior side yard (east side) 0.0 feet 0.0 feet Rear yard 20.0 feet 48.0 feet Setbacks – Parking Lot: The parking lot is proposed to be located behind the building, and at the minimum allowed side and rear setbacks. Minimum allowed Proposed Side yard abutting a street (Quentin Ave) 5.0 feet 5.0 feet Interior side yard (east side) 0.0 feet 0.0 feet Rear yard (south side) 8.0 feet 8.0 feet Parking: The proposed use requires a minimum of eight parking spaces. This includes the 10% transit reduction which reduced the required parking from nine spaces to eight. Parking will be provided by six parking spaces in the parking lot, and one parking space on Excelsior Blvd for a total of seven spaces. On-street parking is not allowed on Quentin Ave adjacent to the site, and the no parking zone extends from Excelsior Blvd to Vallacher Ave. The applicant is requesting a one parking space reduction in the required parking. This reduction is not a variance request. City Code allows a reduction as part of a CUP application when it is demonstrated that the parking provided is adequate for the proposal. Typical customer traffic at a Sherwin Williams store consists of one or two customers at a time. Likewise, there will be one to two employees working at a time. Based on this traffic pattern, staff believes a reduction from 8 spaces to 7 is reasonable. One bicycle parking space is required, and needs to be added to the site plan. Access: Access to the parking lot will be provided from Quentin Ave. As part of the long range planning for the south side of Excelsior Blvd, the city encourages property owners to provide cross access easements for adjacent commercial properties. The purpose of the easement is to provide a common driveway that extends across the rear portion of the properties from one side street to the other. This common driveway will help to achieve the goals of the Guidelines by allowing Agenda Item No. 3C. Sherwin Williams Store - Conditional Use Permit Page 4 Meeting Date: September 16, 2015 all of the buildings to be located in close proximity to Excelsior Blvd with parking in the back, and it will limit driveway access directly to Excelsior Blvd, with fewer interruptions of the sidewalk corridor. The property owner is willing to grant an access easement that will allow the adjacent commercial properties to use his driveway to access their properties. The easement does not extend to shared parking spaces, so the parking spaces shown on the site plan will continue to be for Sherwin Williams’s exclusive use. Landscaping: The applicant is proposing foundation landscaping along Excelsior Blvd and Quentin Ave. Additional landscaping in the form of shrubs and perennials are proposed between the parking lot and Quentin Ave and between the parking lot and the rear property line. Seven trees are required by the landscaping ordinance for this site. Comments were received from the Neighborhood meeting requesting trees to be located in the buffer area between the parking lot and the rear property line. Plans are being revised to place up to five trees along the rear property line and two trees along Quentin Ave. The trees along the rear property line will be ornamental trees, similar to the three pictured below due to the overhead power lines. The three trees pictured below are located along the rear property line, but on the neighbor’s property. So while they provide screening, they do not count toward the landscaping requirements because they are located on the neighbor’s property. The five proposed trees will be located along the property line, but to the east of the three trees pictured below. The revised landscaping plan will be presented to the Planning Commission at the meeting for review. Recommendation: Staff recommends approval of the Conditional Use Permit to operate a Group Daycare at 2300 Edgewood Ave S, subject to the following conditions: 1. The site shall be developed, used and maintained in conformance with the Official Exhibits. a. Exhibit A: Site Plan b. Exhibit B: Floor Plan c. Exhibit C: Building Elevations 2. The existing truck dock shall be altered as shown on the official exhibits so that trucks docked do not block the drive aisle. 3. Concrete curbing shall be installed as shown on the approved exhibit. 4. Landscaping shall be installed as shown on the approved exhibit. 5. The parking lot shall be used for customer and employee parking only; it cannot be used to store vehicles, materials, or other goods. 6. A financial guarantee shall be submitted to ensure the completion of the landscaping, sidewalk, and stormwater improvements. 7. The site shall meet all fire lane requirements. Agenda Item No. 3C. Sherwin Williams Store - Conditional Use Permit Page 5 Meeting Date: September 16, 2015 Lighting: Lighting will be provided by light packs attached to the wall of the structure. One pack will be installed on the rear building wall to illuminate the parking lot, and it will be screened so that it will not impact the adjacent residential property. City code allows the spill over light to be as high as 0.5 foot candles at the rear property line. The proposed plan will be 0.0 footcandles at the rear property line. Stormwater: The parking lot will drain to the rear property line where a landscaped raingarden will be constructed in the required buffer area. The raingarden will allow for some infiltration, and will direct overflow water to Quentin Ave where it will be captured in catch basins. Architecture: The new building is required to provide at least 60% class 1 material on each elevation. The applicant is proposing to meet this requirement through the use of a combination of glass, brick and stone. Two of the three glass windows along Excelsior Blvd are proposed to be spandrel glass instead of transparent glass. Spandrel glass is proposed because the windows look directly into the warehouse and retail area and the back side of shelving. The Guidelines recommend that sections of wall along Excelsior Blvd not exceed 24 feet between transparent windows. This recommendation is met by having the central window transparent. Additional transparent windows providing views into the store are located along Quentin Ave. A main entrance is proposed at the corner of Excelsior Blvd and Quentin Ave. The entrance is enhanced with a higher roofline, stone veneer, and an awning. Neighborhood Meeting: A neighborhood meeting was conducted on Wednesday, September 9. Comments were received regarding lighting, traffic, parking, and the buffer area along the rear property line. Concerns were expressed about the potential for customers and employees to park in the neighborhood. The applicant explained that the traffic generated by a typical Sherwin Williams store is very light with 1 to 2 customers at a time and 1 to 2 employees at a time. The applicant also explained that the lighting will be diminished to 0.0 footcandles at the property line. Agenda Item No. 3C. Sherwin Williams Store - Conditional Use Permit Page 6 Meeting Date: September 16, 2015 Staff Recommendation: Staff recommends approval of the Conditional Use Permit to allow the redevelopment of 4911 Excelsior Blvd to exceed 70% impervious surface, and to allow a one parking space reduction in the required parking with the following conditions: 1. The site shall be developed in accordance to the following exhibits: a. Exhibit A: Site Plan b. Exhibit B: Grading & Drainage Plan c. Exhibit C: Landscaping Plan (as amended) d. Exhibit D: Exterior Elevations e. Exhibit E: Lighting 2. The door at the intersection of Excelsior Blvd and Quentin Ave shall remain accessible (open) during regular business hours. 3. The middle window along Excelsior Blvd shall be transparent glass, and be kept visible into the store. 4. Five trees be planted along the rear property line and two trees along Quentin Ave. 5. A bike rack and bench be added to the site plan and placed near the front door. 6. The following shall be submitted prior to the issuance of a building permit: a. An access agreement or easement be submitted to the City providing public access across the driveway and drive aisle portion of the parking lot. The easement shall extend from the west property line to the east property line and be at least 22 feet wide. The form of the document must be approved by the City Attorney. b. A financial guarantee sufficient to cover 125% of the cost of landscaping, stormwater, and sidewalk construction. Attachments: Aerial Photo Development Plans Letter from the Applicant Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning & Zoning Supervisor Agenda Item No. 3C. Sherwin Williams Store - Conditional Use Permit Page 7 Meeting Date: September 16, 2015 AERIAL PHOTO REMOVE EXISTING LANDSCAPE BLOCK REMOVE EXISTING LANDSCAPE BLOCK REMOVE EXISTING BUILDING REMOVE EXISTING CURB & GUTTER REMOVE EXISTING CONCRETE APRON REMOVE EXISTING CONCRETE SIDEWALK REMOVE EXISTING CONCRETE SIDEWALK REMOVE EXISTING CONCRETE SIDEWALK EXISTING BUILDING TO REMAIN REMOVE EXISTING BITUMINOUS REMOVE EXISTING CONCRETE REMOVE EXISTING OVERHEAD ELECTRICAL REMOVE EXISTING OVERHEAD UTILITYREMOVE EXISTING FENCE POSTS REMOVE EXISTING FENCE POSTS REMOVE EXISTING CURB & GUTTER REMOVE EXISTING CURB & GUTTER REMOVE EXISTING CONCRETE SIDEWALK REMOVE TREE GRATE REMOVE EXISTING CURB & GUTTER FOUND IRON MONUMENT NO. 18425 CATCH BASIN ELECTRIC METER WATER VALVE SET BRASS PLUG W/ WASHER SANITARY MANHOLE SANITARY SEWER STORM SEWER WATERMAIN OVERHEAD ELECTRIC GAS WOOD FENCE POWER POLE OVERHEAD UTILITY WATER MANHOLE ELECTRIC MANHOLE TRAFFIC LIGHT BOLLARD SPOT ELEVATION CONCRETE BITUMINOUS SURVEY RELATED ITEM PER SCH. B, SEC. 2 OF TITLE COMMITMENT UNDERGROUND TELEPHONE AIR-CONDITIONER UNDERGROUND ELECTRIC CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\REMOVALS-EC.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:09 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801I HEREBY CERTIFY THAT THISPLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT IAM A DULY REGISTERED CIVILENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTAREMOVALS & EROSIONCONTROL PLANSHERWIN WILLIAMS PAINTSST. LOUIS PARK, MNC1.0 ( IN FEET ) GRAPHIC SCALE LEGEND TJL DEVELOPMENT LLCREV PARKING AREA 09/04/15 PROPOSED BUILDING 1 2 3 4 5 6 7 LEGEND DENOTES BITUMINOUS DENOTES CONCRETE DENOTES CONCRETE CURB AND GUTTER CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\SITE PLAN C.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:09 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801I HEREBY CERTIFY THAT THISPLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT IAM A DULY REGISTERED CIVILENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTASITE PLANSHERWIN WILLIAMS PAINTSST. LOUIS PARK, MNC2.0 ( IN FEET ) GRAPHIC SCALE TJL DEVELOPMENT LLCREV PARKING AREA 09/04/15 CONNECT TO EXISTING SANITARY SEWER SERVICE CONNECT TO EXISTING WATER SERVICE ELECTRIC PAD PROPOSED BUILDING LEGEND DENOTES BITUMINOUS DENOTES CONCRETE DENOTES CONCRETE CURB AND GUTTER CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\UTILITY PLAN C.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:10 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801I HEREBY CERTIFY THAT THISPLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT IAM A DULY REGISTERED CIVILENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTAUTILITY PLANSHERWIN WILLIAMS PAINTSST. LOUIS PARK, MNC3.0 ( IN FEET ) GRAPHIC SCALE NOTE: 1. EXISTING SANITARY SEWER TO BE RE-USED AFTER PERFORMING A TELEVISED INSPECTION FOR CITY APPROVAL. IF EXISTING SANITARY SEWER IS DAMAGED OR INADEQUATE FOR CITY APPROVAL, THEN INSTALL A NEW SCHEDULE 40 PVC PIPE PER CITY OF ST. LOUIS PARK REGULATIONS.TJL DEVELOPMENT LLCREV PARKING AREA 09/04/15 911.55 911.45 910.59 G 910.95 911.07 911.57 911.93 912.43 912.60 911.79 TC 911.29 G 2.0%2.05%2.0 % FFE = 912.60' 912.60 912.33 912.001.4%1.57% 910.87 1.57%911.72 910.75 911911STORMWATER DRAINAGE BMP SWALE PROPOSED BUILDING 912.60 1.12% 1.57%911.40911.09910.56 910.44 909.84 912.50 912.40 LEGEND DENOTES BITUMINOUS DENOTES CONCRETE DENOTES CONCRETE CURB AND GUTTER 911.45 PROPOSED SPOT ELEVATION DRAINAGE FLOW ARROWX.X% PROPOSED CONTOUR911 CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\GRAD DRAIN PLAN C.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:10 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801I HEREBY CERTIFY THAT THISPLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT IAM A DULY REGISTERED CIVILENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTAGRADING AND DRAINAGE PLANSHERWIN WILLIAMS PAINTSST. LOUIS PARK, MNC4.0 ( IN FEET ) GRAPHIC SCALE TJL DEVELOPMENT LLCREV PARKING AREA 09/04/15 APPROVED SUBGRADE TO BE COMPACTED TO A MINIMUM OF 100% STANDARD PROCTOR MAXIMUM DENSITY 1 1/2" BIT WEAR COURSE MnDOT 2360 TYPE LV4 2" BIT BASE COURSE MnDOT 2360 TYPE LV3 8" CL V AGGREGATE BASE TACK COAT MnDOT 2357 STANDARD BITUMINOUS PAVEMENT SECTION (NOT TO SCALE) B612 CURB & GUTTER DETAIL (NOT TO SCALE) 3" R 7" 1/2" R 13 1/2"8" 12" 1/2" R 6"3/4"/FT SLOPE3 1 6" 3" R 7" 1/2" R 13 1/2"8" 12" 1/2" R 6"3/4"/FT SLOPE3 1 6" OUTFALL CURB & GUTTER CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\DETAILS.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:10 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801I HEREBY CERTIFY THAT THISPLAN OR SPECIFICATION WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT IAM A DULY REGISTERED CIVILENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTADETAILSSHERWIN WILLIAMS PAINTSST. LOUIS PARK, MNC5.0TJL DEVELOPMENT LLCREV PARKING AREA 09/04/15 CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\DETAILS.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:10 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801DETAILSSHERWIN WILLIAMS PAINTSST. LOUIS PARK, MNC5.1TJL DEVELOPMENT LLCREV PARKING AREA 09/04/15 (11) P3 (13) P2 (17) P1 (4) P1 (6) P1 (33) P4 (12) P1 (18) P4 596 SF GREENSPACE 102 SF GREENSPACE 124 SF GREENSPACE 175 SF GREENSPACE CADD USER: SBI 2 FILE: C:\USERS\SBI 2\DROPBOX\PROJECTS\150801 - SHERWIN WILLIAMS STORE - TJL DEVELOPMENT\WORKING FILES\CAD\DWG\PLAN SHEETS\LANDSCAPE PLAN L1.0.DWG PLOT SCALE: 1:1 PLOT DATE: 9/4/2015 1:10 PM DRAWN BY CHECKED BY JOB NO. DATE REVISIONS BY SHEET LMM RAT 08/17/2015 150801LANDSCAPE PLANSHERWIN WILLIAMS PAINTSTJL DEVELOPMENT LLCST. LOUIS PARK, MNL1.0 ( IN FEET ) GRAPHIC SCALE NOTE: •PLANTING BEDS WILL BE IRRIGATED REV PARKING AREA 09/04/15 Proposed Tree Revised Landscaping Plan TJL Development LLC 2416 Edgcumbe Road St Paul MN 55116 612-751-1919 (f) 651-340-0049 8/17/15 Mr. Gary Morrison Ms. Julie Grove City of St Louis Park 5005 Minnetonka Blvd St Louis Park, MN 55416 Re: Sherwin Williams Retail Redevelopment 4911 Excelsior Blvd St Louis Park, MN Gary and Julie, Please accept this letter, completed application, mailing labels, architectural, civil plans, and project review fees for the redevelopment of 4911 Excelsior Blvd in to new single tenant building for Sherwin Williams. The proposed redevelopment will consist of demolishing the existing structures and building a new facility to house the retail, office and storage functions for the Sherwin Williams retail chain. The location will serve the local communities retail needs for home improvements and new construction specifically geared towards paints, stains, wall coverings and associated products. The store layout is proposed to consist of approximately 1800 square feet of retail sales floor with the remaining area dedicated to an office, staging and storage areas and restrooms. We have attempted to design the site and building to be consistent with the goals and objectives that are the product and the outcome of the redevelopment district study recently undertaken by the task force for the south side of Excelsior Boulevard. We are proposing a mixture of high quality class one exterior materials on all facades as suggested by the planning staff. We have been advised by the planning staff that the proposed project meets all the requirements of the code regarding site plans with the exception of impervious surface coverage. Therefore the project requires a conditional use permit. The existing conditions regarding impervious surface will be improved with the proposed redevelopment. Findings for the Conditional Use Permit: 1. The effect of the proposed use on the health, safety, and welfare of the occupants of the surrounding lands will be significantly improved. The negative impacts of a dilapidated vacant building will be mitigated by developing a new facility that will provide a quiet retail use that will provide products for home improvements. 2. The effect on existing and anticipated traffic conditions including parking facilities on adjacent streets: The proposal includes a total of eight parking stalls that meets the city code and meet the forecasted demand for employees and patrons forecasted to make purchases at the property. The building is also walking distance to many residences that will frequent the retailer. The loading and delivery of the store is planned to be via a UPS type step van vehicle that is similar to what delivers packages to both commercial and residential uses. Therefore the demand and parking conditions on neighboring properties will not be negatively impacted. 3. The effect on property values in the surrounding areas will certainly be improved by the investment of a new building with high quality materials, new site improvements and quiet retail use. 4. The consistency of the proposed use with the principles, goals and objectives of the Comprehensive Plan is met. The zoning district allows within the Comprehensive Plan allows the proposed use. The goals and objectives of the Comprehensive plan are met by recycling vacant worn out buildings with a new retail use that is not currently in the trade area. I am excited to be a part of the team to bring a new retail use that will be a benefit to the community, create additional tax base and provide additional professional jobs. Should you need additional information regarding our proposal, please don’t hesitate to contact me. Sincerely, Jim LaValle Planning Commission Meeting Date: September 16, 2015 Agenda Item 3D 3D. Elmwood West – Preliminary/Final Plat with Variances Case No.: 15-26-S and 15-27-VAR Location: 9301 Franklin Ave S Applicant: Lake West Development Recommended Action: Chair to close public hearing. Motion to recommend denial of the Elmwood West preliminary/final plat with variances. Description of Request: Requested is a preliminary and final plat with two variances. The plat proposes to split one single family lot into three single family lots. The two following variances are requested for Lot 2, Block 1 of the proposed plat: 1. To allow a 79.5 foot lot width instead of the required 85 foot minimum required lot width. 2. To allow the minimum lot width to occur for less than 1/3 of the lot depth. Location: Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 2 Meeting Date: September 16, 2015 Preliminary/Final Plat Analysis: Comprehensive Plan: Low Density Residential Zoning: R-1 Single Family Residential Neighborhood: Crestwood Hills Proposal: The Applicant is proposing to remove the existing single family house and subdivide the lot into three single family lots. To accomplish this, the applicant needs the following approvals: 1. Combined preliminary/final plat 2. A 5.5 foot variance to allow a 79.5 foot lot width instead of the required 85 foot minimum lot width. 3. A variance to allow the minimum lot width to occur for less than a contiguous 1/3 of the lot depth. The minimum required lot width is not maintained at any point of the lot. Existing Lot: The existing lot is Lot 1, Block 1, of Crestview Addition, which was platted in 1945. It is 29,185 square feet in area. The house was constructed in 1956. Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 3 Meeting Date: September 16, 2015 Proposed Lots: The property is zoned R-1 Single Family Residential. The proposed lots exceed the minimum lot area requirements of this district, and two of the three meet the minimum lot width requirement. Minimum lot requirements: Area: 9,000 square feet. Width: 75 feet, 85 feet for the corner lot. Proposed Lot 1 Area: 9,178 square feet Width: 75 feet Proposed Lot 2(corner lot) Area: 9,035 square feet Width: 79.5 feet (85 feet required) Proposed Lot 3 Area: 10,069 square feet Width: 77.35 feet Lot 2 does not meet the minimum 85 foot lot width requirement, and therefore requires two variances. The variances are discussed later in this report. . Road Dedication: Approximately five feet of right-of-way dedication is proposed along Flag Ave, which is a minor collector. This will widen the right-of-way to a property width that can accommodate the existing road and allow the sidewalk to be relocated away from the street curb. It also provides an overall road right-of-way width of 55 feet which is consistent with the width provided south of the site. Sidewalk: The sidewalk adjacent to this property along Flag Ave is located directly behind the street curb. This is inconsistent with the location of the sidewalk along the rest of Flag Ave south of this property, and city specifications promote sidewalks to be 5-6 feet from the street curb. Staff is recommending that the sidewalk be relocated so that it is at least five feet from the street curb, which is consistent with the sidewalk along south of this property. A sidewalk is also proposed along Franklin Ave as required by the subdivision ordinance. Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 4 Meeting Date: September 16, 2015 Tree Replacement: The applicant is proposing to remove 199 caliper inches of significant trees. There are a total of 333 caliper inches of significant trees on the site. City code requires that 109 caliper inches of trees be planted on the site. The applicant is proposing to plant 63 caliper inches. Funds in the amount required by code ($130/caliper inch) will be paid into the city tree fund, and the remaining trees will be planted in city parks and/or street boulevards. The required fee is $5,980. Grading Plan: The lot slopes from east to the southwest. The highest elevation is 949, which is near the intersection. The lowest elevation is 928, which is at the southwest corner of the property. The grading plan proposes to create building pads which will be shaped to allow the three proposed houses to be full basement walkouts. Lot 3 is proposed to have three retaining walls to facilitate the grades needed for the full basement walkout on this lot. The walls will be as tall as six feet along the south property line. Stormwater: Water will drain along the existing path to the wetland located to the southwest. The size of the development does not trigger stormwater storage or treatment requirements. Subdivision Variance Analysis: Section 26-42 of the subdivision ordinance states the following: (a) Findings. The planning commission may recommend a variance from the minimum standards of this chapter (not procedural provisions) when, in its opinion, undue hardship may result from strict compliance. In recommending any variance, the commission shall prescribe any conditions that it deems necessary or desirable for the public interest. In making its recommendations, the planning commission shall take into account the nature of the proposed use of land and the existing use of land in the vicinity, the number of persons to reside or work in the proposed subdivision and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. A variance shall only be recommended when the planning commission finds that all of the following exist: (1) There are special circumstances or conditions affecting the property such that the strict application of the provisions of this chapter would deprive the applicant/owner of the reasonable use of the land. (2) The granting of the variance will not be detrimental to the public health, safety and welfare or injurious to other property in the territory in which property is situated. (3) The variance is to correct inequities resulting from an extreme physical hardship such as topography, etc. (4) The variance is not contrary to the intent of the comprehensive plan. Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 5 Meeting Date: September 16, 2015 Requested Variances: Lot 2 of the proposed subdivision does not meet the minimum lot width requirement of 85 feet. Therefore, applicant is requesting the following variances: 1. A 5.5 foot variance to allow a 79.5 foot lot width instead of the required 85 foot minimum lot width. 2. A variance to not require the minimum lot width to occur for a contiguous 1/3 of the lot depth. Lot 2 does not meet the minimum 85 foot lot width requirement. Section 26-152(b)(2) of the subdivision ordinance requires the minimum lot width to be increased by 10 feet for corner lots. In addition to not meeting the minimum lot width requirement, Lot 2 also does not meet the requirements of Section 26-152(b)(1) of the subdivision ordinance which requires the minimum lot width to occur at the front yard line, and be maintained for a continuous one-third of the lot depth. Staff Analysis: The following is staff’s analysis of how the requested variances compare to the findings required by the subdivision ordinance for granting variances. (1) There are special circumstances or conditions affecting the property such that the strict application of the provisions of this chapter would deprive the applicant/owner of the reasonable use of the land. There are no special circumstances or conditions affecting the property that should allow the granting of two variances so the applicant can create three lots instead of two. The property is currently being used as a single family property, and has been since 1956. Also, the subdivision ordinance allows the property to be divided into two single family lots. Other properties in the city that have recently subdivided have consistently created only the number of lots allowed by city code. Since there are no special circumstances affecting this property that should allow the applicant to create three lots instead of the two permitted by code, the applicant should adhere to the minimum lot width requirements. (2) The granting of the variance will not be detrimental to the public health, safety and welfare or injurious to other property in the territory in which property is situated. The subdivision ordinance requires an additional 10 feet be added to the lot width for corner lots. The purpose of this requirement is to mitigate the impact on the property of having streets on two sides of the property. Reducing the lot width not only brings the house closer to Flag Ave, but it also reduces the size of the back yard. As shown on the plat, the lot that would be created if the two variances were approved would be irregularly shaped, and as a result would have a significantly smaller back yard with possibly less privacy due to its proximity to Flag Ave, which is designated in the comprehensive plan as a minor collector. As a minor collector, it is designated to carry higher volumes of traffic than a typical residential street. Additionally it should be noted that this property is located across the street from the Minneapolis Golf Club’s parking lot which creates additional traffic in the Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 6 Meeting Date: September 16, 2015 area, and undesirable views of the parking lot. This irregular shape, reduced privacy, and its close proximity to Flag Ave make this lot less desirable than other lots in the area. (3) The variance is to correct inequities resulting from an extreme physical hardship such as topography, etc. The variances are not needed to correct inequities resulting from extreme physical hardship. The city has granted variances for single family subdivisions in the past. Each time the applicant demonstrated that the property can be subdivided into a specified number of lots that meet code. However, one or more of the lots had extreme physical hardships. In these cases, variances were granted to allow the lots to be reorganized to avoid the hardships and create a more desirable lot layout. In no instances were variances granted to allow more lots than could otherwise be legally created. In this application, the applicant cannot show a situation where three lots can be legally created. The property simply doesn’t have sufficient street frontage to meet the required lot width for three lots. Therefore, the property can only support two single family lots. (4) The variance is not contrary to the intent of the comprehensive plan. Two goals of the comprehensive plan are to maintain a variety of housing and to create and maintained owner-occupied single family detached houses large enough to accommodate families. While the variances would allow for the creation of a third home that can meet the second goal noted above, it would also result in a small back yard. Crestview provides a supply of larger lots that are unique in St. Louis Park and contribute to the diversity of housing. Maintaining some larger single family properties meets both of the goals noted above. Leaving this property as it exists today, or dividing it into two lots maintains an option desirable to many families that prioritize having a large lot for their children or space for gardening or other hobbies and recreation. Neighborhood Meeting A neighborhood meeting was conducted on Wednesday, September 9. Several people from the neighborhood attended. A summary of the comments expressed follow: • The subdivision is not consistent with the homes and lot sizes in the neighborhood. • This location is not an appropriate place to add density. • The smaller lots and large houses are out of character for the neighborhood. Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 7 Meeting Date: September 16, 2015 Recommendation: Staff recommends denial of the Preliminary and Final Plat of Elmwood West, denial of the 5.5 foot variance to allow a 79.5 foot lot width instead of the required 85 foot minimum lot width, and denial of the variance to not require the minimum lot width to occur for a contiguous 1/3 of the lot depth based on the following findings: 1. There are no special circumstances or conditions affecting the property that deny reasonable use. The property is currently being used as a single family property, and has been since 1956. Additionally, the property has sufficient lot area and street frontage to be further subdivided into two single family lots. 2. The granting of the variances will result in an irregularly shaped lot with a smaller back yard and potentially less privacy due to its close proximity to Flag Ave, a road designated in the comprehensive plan as a minor collector. 3. The variances are not needed to correct inequities resulting from extreme physical hardship. 4. The variances are not consistent with the comprehensive plan. A goal of the comprehensive plan is to maintain a variety of housing stock, which includes maintaining some larger properties. Attachments: Aerial Photo Letter from the Applicant Letters submitted from the public Development Plans Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning & Zoning Supervisor Agenda Item No. 3D. Preliminary/Final Plat – Elmwood West Page 8 Meeting Date: September 16, 2015 AERIAL PHOTO ELMWOOD SUBDIVISION St. Louis Park, MN APPLICATION FOR PRELIMINARY PLAT, FINAL PLAT, AND VARIANCE May 18, 2015 LWD14005 – Elmwood Subdivision May 18, 2015 Project Narrative 2 INTRODUCTION On behalf of Lake West Development Co., LLC, Landform is pleased to submit this application for a preliminary plat, final plat, and variance to create three R-1 Single Family Residential lots from one single family residential lot at 9301 W est Franklin Avenue (PID # 06-117-21-33-0001). We are excited about this design and anticipate that it will be a great addition to the neighborhood. PRELIMINARY AND FINAL PLAT Lake West is requesting approval of a preliminary plat and final plat to subdivide one existing lot at 9301 West Franklin Avenue into 3 single family residential lots. The proposed subdivision is located in the R-1 Single Family Residential Zoning District and is guided Low-Density Residential in the Comprehensive Plan. The proposed subdivision is consistent with the City’s standards for residential neighborhoods in the R-1 Single Family Residential district. The proposed subdivision will help the city achieve its goals for increasing neighborhood housing choices through redevelopment and infill projects and promote reinvestment into existing residential land uses. Density: The City of St. Louis Park Comprehensive Plan calls for a minimum density of 3 units per acre and a maximum of 7 units per acre in the Low-Density Residential Land Use Classification. At 4.5 units per acre, the proposed subdivision would help the City achieve density goals for their low-density districts and provide high-amenity, livable community that is described in St. Louis Park’s Comprehensive Plan. Tree preservation: Section 26-159 of the Subdivision Code requires that a tree preservation plan and survey be submitted with preliminary plats. A tree preservation plan has been included with the proposed subdivision. Due to the size of the lot, replacement of the trees on site is difficult. Lake West requests that we be allowed to replace trees in an alternative area or provide cash in lieu of trees as permitted by Section 36-278 (j)(2)d.2. of the Zoning Code. Lot size: The lots meet the minimum area and setback requirements on all three lots. Homes on two of the three lots meet the lot width requirements. Article IV, Division 4 of the Zoning Code requires a minimum 75 foot lot width in the R-1 Single Family Residential District. Section 26-152 of the Subdivision Ordinance requires that corner lots be 10 feet wider than standard lots, therefore, the minimum lot width required on the corner lot (Lot 2) is 85 feet. LWD14005 – Elmwood Subdivision May 18, 2015 Project Narrative 3 The Ordinance requires the lot width to be measured at the setback line. The front setback line is determined by the closest house on the block front or 30 feet back, whichever is greater. There is no adjacent home on Lot 3, therefore the house is setback 30 feet. Lot 1 is adjacent to the existing home and complies with the dimensional requirements. Lot 2 (the corner lot) is east of Lot 1. It is not adjacent to an existing home, but is still required to comply with the larger front yard setback established by the existing home at 9311 Franklin Avenue. Therefore the front yard setback on Lot 2 is at 40 feet and the lot must be 85 feet wide at this point. The code states that the “minimum lot width established by the Zoning Chapter shall occur at the front setback line and shall be maintained for a continuous one-third of the lot depth.” Lot 2 does not meet the lot width requirements at the 40 foot setback due to the unusual alignment of Franklin Avenue and due to placement of the house at 9311 Franklin Avenue. A variance from the lot width is required. VARIANCE Lake West is requesting approval of a variance to allow for an 84-foot 7-inch lot width where 85 feet is required at the 40’ setback line. An initial review of the recorded plat documents at Hennepin County, showed that if the property were subdivided into three lots, the proposed subdivision would meet the dimensional standards of the code. Upon completion of a field survey, it was discovered that the recorded documents had a five-inch error, making Lot 2 five-inches too narrow at the required setback. Section 36-34 of the Zoning Code allows the City to grant variances provided that the Council consider the following conditions: A. The effect of the proposed variance upon the health, safety and welfare of the community. The effect of the proposed variance will support the health, safety and welfare of the community. Lake West is proposing to build upscale single family detached homes on lots that consistent the zoning standards. B. The request is in harmony with the general purposes and intent of the ordinance and, The request is in harmony with the general purposes and intent of the ordinance. The intent of the ordinance is to prevent irregular shaped lots and to maintain a consistent setback. The proposed subdivision provides a standard lot shapes and a consistent setback. The subdivision would comply if lot widths were measured at the City’s normal 30-foot setback, or at the 40-foot setback shown on the recorded plat. C. The request is consistent with the comprehensive plan. The request is consistent with the Comprehensive Plan and helps the City of St. Louis Park achieve many of the stated goals for residential properties in the City. It promotes a mix of housing types on infill lots, it LWD14005 – Elmwood Subdivision May 18, 2015 Project Narrative 4 brings the existing lot into compliance with density goals and provides a high quality housing product that supports City amenities. D. The applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. “Practical difficulties,” as used in connection with the granting of a variance, means that: 1. The property owner proposes to use the property for a land use permitted in the zoning district in which the land is located. A variance can be requested for dimensional items required in the zoning ordinance, including but not limited to setbacks and height limitations; Lake West is proposing to use the property for a land use permitted in the zoning district in which the land is located. The applicant is proposing single family residential homes that meet the density standards that are described in the code. The proposed project is 5 inches shy of meeting the lot-width standards of the code. It would comply if the field survey matched the recorded plat or if it were an interior lot, or if the width were measured at the 30 foot setback line. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and, The lot width variance is due to circumstances that are unique to the property and are not created by the land owner. According the plat recorded at Hennepin County, Lake West would be able to create three lots that meet the standards of the code. However, when a field survey was completed, it was determined that the lot was 5 inches narrower than the recorded plat. We believe that this was a result of an error in the recorded plat, but we did rely on the recorded plat when evaluating the property. In addition to the recording error, the street alignment is substantially less than perpendicular, which creates an unusual lot shape. Furthermore, the placement of the neighbor’s home is dictating the location of where the lot width is measured. This lot is not adjacent to the neighboring property. The lot shape and location of the neighboring house prevents Lake West from creating lots that are consistent with the community’s stated goals. While a two lot subdivision would meet the zoning standards, it falls short of the City’s stated density goals and would restrict the City’s ability to allow for move-up housing for residents that are described in the Comprehensive Plan. 3. The variance, if granted, will not alter the essential character of the locality. The variance would not alter the essential character of the locality. The proposed development will be high-quality, high-value residential homes that are consistent with LWD14005 – Elmwood Subdivision May 18, 2015 Project Narrative 5 the lot size of surrounding properties. Allowing for this variance would help create lots that are more consistent with properties to the south on Flag Street, to the east on Westmoreland Lane, and many other lots in St. Louis Park. E. There are circumstances unique to the property include the shape, topography, water conditions, or other physical conditions unique to the property; and, The circumstances are unique to the property and prevent the applicant from meeting the code. If the field survey of the property matched the recorded documents at Hennepin County, the proposed subdivision would meet the standards of the code. If Franklin Avenue was perpendicular to Flag Street rather than angled south, the proposed project would meet the standards of the code. If the neighboring house was slightly closer to the street, the proposed project would meet the standards of the code. F. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; and, The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The property is subject to a front setback line contingent on a neighboring property rather than a standard setback of 30 feet. While the intent of the rule is to prevent irregular lot shapes, the law is preventing Lake West from subdividing the property into lots that help the City create move-up housing for a growing population which would help keep residents in the community. It is part of the City’s goals to offer a diverse range of housing through infill development. G. The granting of the variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger public safety; and, The granting of the variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger public safety. The addition of two single family homes will have little impact on traffic, light, fire or public safety. H. The granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate a practical difficulty. The granting of the variance is not merely a convenience to the applicant, but is necessary to alleviate a practical difficulty. Lake West is proposing to use the property in a reasonable manner that is consistent with the standards in the R-1 Residential District. The inability to create a three lot subdivision is unique due to the lot shape and an error in the plat recorded at the County. The granting of this variance will not alter the character of the locality, and would be consistent with the intent of the Zoning Code and the City’s Comprehensive Plan. LWD14005 – Elmwood Subdivision May 18, 2015 Project Narrative 6 SUMMARY We respectfully request approval of a preliminary and final plat and a variance from lot width requirements on Lot 2 at 9301 West Franklin Avenue. We look forward to presenting plans to the Planning Commission on June 3, 2015 and City Council on July 6, 2015. CONTACT INFORMATION This document was prepared by: Mary Matze, Planner Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55330 Any additional questions regarding this application can be directed to Reid Schulz at rschulz@landform.net or 612.638.0245. 9421 W. Franklin Ave St. Louis Park, MN 55426 (952) 593-0189 September 10, 2015 Re: Proposed 3 home development at 9301 W. Franklin Ave We are unable to attend the September 16th Planning Commission Meeting regarding the proposed development of three homes on the 9301 W. Franklin Ave property but wanted to make our voice heard regarding this matter. We request that the Planning Commission not grant the variances needed by the developer to subdivide the property into three lots. We realize that the developer can cut back the number of lots to two and can appreciate their position to maximize profits with three, however it would be our desire that they only build two homes. Three homes on that property would not be in keeping with the current make up of the neighborhood. Crestview Neighborhood has a majority of homes that would be considered “move up” housing in any definition of the term with generously sized homes and large lots with mature landscapes. Cutting up the property in question into three lots would significantly change the character of the neighborhood. Many good arguments against three homes were presented at the informal, public meeting last night including the City’s desire to “be green” and reuse/recycle. Destroying a perfectly livable home to build three new homes does not seem consistent with the City’s green philosophy. There has been an issue with sewage backing up into the three houses adjacent to this property (along Franklin Ave). It would seem that adding two more homes to this sewer line might create even more problems for even more neighbors. None of the homes in our neighborhood are “tall”. Adding homes that are aesthetically inconsistent with the nature of the neighborhood would stick out like a sore thumb. Please do not allow the variances requested by the developer to enable three houses to be built on the property at 9301 W. Franklin Ave. Thank you for your consideration of the neighbors’ input. Sincerely, John and Christine Stephansen