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Home My WebLink About2016/02/17 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. FEBRUARY 17, 2016 1. Call to order – Roll Call 2. Approval of Minutes of February 3, 2016 3. Hearings A. Preliminary and Final Plat; Preliminary and Final PUD Arlington Row Apartments East Location: 7700 block, south side Wayzata Blvd. between Rhode Island and Pennsylvania Ave. Applicant: Melrose Company, LLC Case No.: 16-02-S and 16-03-PUD B. Conditional Use Permit – Mister Car Wash Location: 8700 Highway 7 Applicant: Mister Car Wash (Sheldon Berg, DJR Architecture) Case No.: 15-51-CUP C. Microdistillery & Microdistillery Cocktail Rooms – Zoning Ordinance Amendment Applicant: City of St. Louis Park Case No.: 16-04-ZA 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. Planned Code Amendments – Subdivision Ordinance 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 FEBRUARY 3, 2016 – 6:05 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Lisa Peilen, Joe Tatalovich, Ethan Rickert (youth member) MEMBERS ABSENT: Richard Person, Carl Robertson STAFF PRESENT: Sean Walther, Nicole Mardell, Gary Morrison 1. Call to Order – Roll Call 2. Approval of Minutes of January 6, 2016 Commissioner Carper moved approval of the minutes. Commissioner Peilen seconded the motion, and the motion passed on a vote of 3-0-1 (Tatalovich abstained). 3. Public Hearings A. AC Marriott, Central Park West Phase III – Preliminary and Final PUD Location: 5075 Wayzata Blvd. Applicant: RISLP, LLC Case No.: 16-01-PUD Nicole Mardell, Associate Planner, presented the staff report. She stated that the request for the PUD is to allow construction of a six-story, 126 room hotel. She explained that as part of the larger Central Park West PUD, the site has a variety of agreements already in place to control access, parking and civic space. She reviewed the zoning analysis of the proposal. Commissioner Peilen asked the distance between the off-site parking and the hotel. Ms. Mardell responded that it is a distance of about ½ block. Commissioner Peilen asked if the hotel will have a shuttle service for guests if they have to park off-site. Ms. Mardell said staff has been working with the applicant to find ways to do a valet or shuttle service. She said the applicant has indicated the off-site area is going to mainly be reserved for employees so that all hotel guests can use the 79 spaces on site. Unofficial Minutes Planning Commission February 3, 2016 Page 2 Commissioner Carper spoke about stormwater retention. He asked if there will be any rain gardens on site. Ms. Mardell responded that there are no rain gardens on site. There is an underground stormwater retention system on site. Commissioner Carper asked if accommodation will be made for electric car charging. He asked about LED lighting on site. Jesse Messner, architect, Cities Edge, said they feel they will have the guest parking needs met with the surface stalls on site. He said they will monitor that and if needed they will have valet service for off-site parking. He said the off-site parking would be specifically for employees and the spillover would go to the ramp. He said at this time they don’t have any accommodation for electric cars. Mr. Messner said a great majority of the interior and exterior building will have LED lighting. Commissioner Carper said he would recommend the development include charging stations for vehicles, or at least the conduit installed to accommodate it in the future. Chair Johnston-Madison opened the public hearing. As no one was present wishing to speak, the Chair closed the public hearing. Commissioner Carper remarked that the hotel will meet the needs of the community and the area and it will fit in well. Commissioner Peilen said the hotel looks like an excellent development for the city. Commissioner Carper made a motion to recommend approval of the Preliminary and Final PUD for the AC Marriott Hotel, Central Park West Phase III. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 4-0. 4. Other Business None. 5. Communications Sean Walther, Planning and Zoning Supervisor, reminded commissioners about the February 22nd Boards and Commissions annual meeting with the City Council. Unofficial Minutes Planning Commission February 3, 2016 Page 3 6. Adjournment The meeting was adjourned at 6:23 p.m. A study session regarding proposed amendments to the subdivision ordinance began at 6:25 p.m. Respectfully submitted, Nancy Sells Sr. Office Assistant Planning Commission Meeting Date: February 17, 2016 Agenda Item: 3A 3A. “Arlington Row Apartments East”–Preliminary and Final Plat; Preliminary and Final PUD Location: 7700 Block of Wayzata Boulevard Case Nos.: 16-02-S, 16-03-PUD Applicant: Melrose Company Recommended Motions:  Motion to recommend approval of the Preliminary and Final Plat with Subdivision Variance, subject to the conditions recommended by Staff.  Motion to recommend approval of the Arlington Row Apartments East Preliminary and Final Planned Unit Development, subject to the conditions recommended by Staff. REQUEST: Melrose Company is requesting a Preliminary and Final Plat and a Preliminary and Final Planned Unit Development (PUD) to allow construction of a three story multi-family building that includes a total of 27 residential units. The PUD is a rezoning and zoning text amendment under the City’s new PUD ordinance. SITE INFORMATION: Site Area: 0.92 acres Current Land Use Guidance: RM – Medium Density Residential Current Zoning: R-3 Two-Family Residence Proposed Zoning: PUD-Planned Unit Development Current Use: Vacant; MnDOT R/W Surrounding Land Uses: North: Wayzata Blvd and I-394 East: Pennsylvania Ave, Commercial/service, South: single-family housing West: single-family housing BACKGROUND: The proposed redevelopment site lies in the northwestern portion of the City adjacent to the Golden Valley Municipal Boundary, on the south side of Wayzata Boulevard and north side of 13th Lane, between Rhode Island Ave and Pennsylvania Ave. The site is in the Pennsylvania Park neighborhood and is currently vacant as it was formerly excess right-of-way owned by MnDOT. The site is relatively flat along 13th Lane and slopes down toward Wayzata Boulevard. Directly across the site, on the north side of Wayzata Boulevard, is the pedestrian ramp leading to the pedestrian bridge over I-394. Meeting of February 17, 2016 Page 2 Subject: Arlington Row Apartments East (3A) The City evaluated this parcel as part of the Excess Land Study in 2005/6, along with a vacant parcel just to the west on Texas Ave, known as the “Arlington Row–West” site. These 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 Arlington Row-West 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 dissuaded 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 2015. On November 2, 2015 the Council approved a Comprehensive Plan Amendment, Plat and PUD ordinance amendment for the Arlington Row-West site to allow two, three-story apartment buildings with 17 units in each building (34 units total). In December 2015, the Metropolitan Council awarded the Arlington Row development (both Arlington Row West & East) a $581,000 LCDA grant for stormwater, geothermal and solar/energy efficiency. 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”, providing sufficient capacity for the proposed development; including the approved Arlington Row-West development. The traffic study report is attached for review. Impacts to Surrounding Properties and the Physical Character of the Neighborhood The site is currently vacant with a few trees (one significant) interspersed on the site. The proposal changes the nature of the site by constructing a buildings on a vacant lot, and 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, 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. 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 Meeting of February 17, 2016 Page 3 Subject: Arlington Row Apartments East (3A)  August 5, 2015: PRAC Meeting (Arlington Row-West)  August 12, 2015: Neighborhood Meeting at Westwood Hills Nature Center (Arlington Row-West)  September 16, 2015: Public Hearing at Planning Commission (Arlington Row-West)  October 19, 2015: Council Approval (Arlington Row-West)  February 9, 2016 Neighborhood Meeting at City Hall (Arlington Row-East) PRELIMINARY AND FINAL PLAT WITH VARIANCE ANALYSIS: Description The developer requests a preliminary and final plat to create a parcel out of existing right-of-way that is .92 acres in size known as “Arlington Row Apartments East.” The proposed plat meets all subdivision requirements for minimum lot size, shape, and dimension. Uses The proposed use on the plat includes multi-family residential. This use is permitted through a rezoning to Planned Unit Development (PUD). Utility Easements The plat provides a 10-foot wide drainage and utility easement adjacent to Wayzata Boulevard and five-foot wide easements along the interior lot lines on the east and west side of the site. Xcel Energy maintains two underground electric lines and CenturyLink has a duct and manhole structure along the northern property line. This easement area may adjust slightly as CenturyLink 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 is that the final easement be determined and agreed upon by the utility companies before the plat is approved. A subdivision variance: A subdivision variance is request to eliminate the drainage and utility easement on the south side of the lot adjacent to 13th Lane. The developer initially proposed a 10 foot drainage and utility easement along the south property line adjacent to 13th Lane. It was determined by the Engineering Department that the south easement along 13th Lane is not needed. The existing right-of-way extends 15 feet behind the curb leaving ample room for future utilities and/or the proposed six foot sidewalk. The developer provided the following arguments to support the request for the subdivision variance: 1. The layout of the site has been designed to fit into the fabric of the neighborhood. Parking is proposed on the north side of the site with access away from the single-family homes and the building was designed to create a more pedestrian scaled environment by providing multiple ground level exterior entrances along 13th Lane. To make it more compatible with the look and feel of single-family homes street level entries and patios are also proposed along 13th Lane. 2. Granting the variance will not impair the ability to accommodate potential future utilities. There are additional options for utilities around the site, including under the sidewalk and boulevard at the reduced easement location. 13th Lane has an existing right-of-way of 50 Meeting of February 17, 2016 Page 4 Subject: Arlington Row Apartments East (3A) feet and will not be expanded in the future. This right-of-way extends 15 feet behind the back of the curb leaving sufficient space for utilities if needed in the future and to add a six foot sidewalk as proposed by the developer. 3. Granting the variance will not be detrimental to the public health, safety or welfare of the community or other properties in the area. 4. The variance for the reductions in the drainage and utility easements are not contrary to the intent of the Comprehensive Plan. City staff support the requested preliminary and final plat with variance based on the information provided above. The overall site design provides a pedestrian friendly development, including sidewalk connections to transit, residential gardens and open space while providing the required easement in all other locations while also for significant boulevard landscaping. Park & Trail Dedication The proposed development is on property that was previously platted in 1950 into seven single family lots. It was subsequently taken by MnDOT for I-394 right-of-way. Park and trail dedication in the form of land or cash-in-lieu of land is required for the additional 20 units. No new 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 $30,000; Trail dedication $4,500. The City is proposing to collect these fees prior to signing the final plat. The Park and Recreation Advisory Commission (PRAC) will consider Staff’s recommendation of collecting cash-in-lieu of land at its February 17, 2016 meeting. Staff will have a PRAC recommendation prior to Council action. Tree Preservation There are five existing trees on site. However only one of these, an oak, is a significant tree. The developer would like to try to save the oak and will work with the City Forester during construction; however due to its proximity to the proposed building this may not be feasible. In this case staff has determined that the proposed development would require the removal of five trees. The landscaping plan proposes to plant 29 new trees. 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 East proposal particularly addresses the following intentions of the PUD zoning district:  Promote higher standards of site and building design.  Utilize new technologies in building design.  Encourage a more creative and efficient use of land.  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. Meeting of February 17, 2016 Page 5 Subject: Arlington Row Apartments East (3A) 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. Staff finds the plan meets this requirement. (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. Staff finds this criteria will be met. (3) A PUD shall comply with the City’s Green Building Policy. This is a condition of approval. (4) The use of green roofs or white roofs and on-site renewable energy is encouraged. The developer received an Metropolitan Council Livable Communities Demonstration Account (LCDA) grant for the installation of solar power for lighting interior and exterior common areas as well as the installation of a geothermal cooling and heating system. Staff finds this criteria is met. 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 February 17, 2016 Page 6 Subject: Arlington Row Apartments East (3A) Zoning Compliance Table: Factor Required Proposed Met? Use Multiple-Family Residential per Council direction Multiple-Family Residential Yes Lot Area Min. of 2.0 acres, less with approval. 0.92 acres; City approved reduced size 2/2/2015 Yes Height None with PUD 36.5 feet Yes Building Materials Minimum of 60% Class I materials Minimum of 74%. Yes Residential Density 30 units per acre in RM-Medium Density Land Use 29.3 units per acre Yes Floor Area Ratio None with PUD 0.70 Yes Ground Floor Area Ratio N/A 0.25 Yes Off-Street Parking Residential – 43(one per bedroom) Residential – 43 Yes Bicycle Parking Residential – 32(one per unit + 1 per 10 parking spaces) Residential – 51 Yes Open Area/DORA 4,796 sq. ft. (12% of gross lot area) 5,651sq. ft. (14% of gross lot area) Yes Landscaping See Landscaping section Yes Building Setbacks None with PUD, except 15 ft side yard abutting R-2 lot to the west. Varies, shortest setbacks: North/front property line 59.5 ft, south/front property line 10 ft, 18 ft from west side, 97 ft from east 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 Yes Uses Arlington Row Apartments East is a multi-family residential development with a total of 27 units in one three-story building. 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. 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 February 17, 2016 Page 7 Subject: Arlington Row Apartments East (3A) Architectural Design The development plans demonstrate a high quality image with design considerations demonstrating sensitivity to the surrounding uses and character. The building is three stories in height with a pitched roof to fit with the existing single-family homes in the area. Further attention was given to creating a more pedestrian scale environment by providing multiple entrances to the building from adjacent sidewalks and grade level entrances for several units; 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 Wayzata Blvd away from the single- family homes. 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 74%, which is on the south elevation. The Class I material coverage of the facade facing Wayzata Boulevard is 80%, while the west and east elevations provide 82% Class I material coverage. The buildings exceed City Code architectural requirements. Height The current R-3 district zoning allow 3 stories or 35 feet in height. The PUD district has the flexibility to allow taller buildings and smaller setbacks, as the City Council deems appropriate. In order to fit in with the existing fabric of the single family homes, pitched roofs are proposed resulting in a building height of 36.5 feet. Staff supports the added 1.5 feet in height as it allows a design that is in keeping with the existing neighborhood. Setbacks The plan provides setbacks of 59.5 feet at the north property line, 18 feet from the west property line, 10 feet on the south side and 97 feet from the east property line. In a PUD, building may be set up to the property line. However, if the side property line is adjacent to a single family residential property the setback must be a minimum of 15 feet. The proposed plan meets this required with an 18 foot setback on the west side. Density The current zoning of R-3 Two-Family Residence and Comprehensive Plan designation of RM – Medium Density Residential allows densities of 6-30 units per acre. With the PUD zoning, the density may be increased further. The proposed density is 29.3 units per acre. The plan meets the current zoning and Comprehensive Plan designation. Parking and Access Parking is provided in a surface lot that is accessed from Wayzata Boulevard. The City requires one space per bedroom, for a total of 43 spaces. The applicant is providing 43 spaces on site which meets City requirements. The applicant is also providing secured bike storage in the building for 25 bikes and spaces for 26 bikes in racks adjacent to the building. The City’s bicycle parking requirements are met. Meeting of February 17, 2016 Page 8 Subject: Arlington Row Apartments East (3A) Traffic Study A traffic study was completed by SRF Consulting as part of the Arlington Row-West development proposal. A copy is attached. 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 (LOS) 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 considered the approved development on Texas Ave-Arlington Row-West to include 34 units, and the currently proposed Arlington Row-East to include 30 units (3 more than is actually proposed). The study results indicate that the proposed development will have a minimal impact on traffic compared to the existing conditions. The level of service (LOS) 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/Pennsylvania Avenue intersection currently operates at an overall LOS A. During both the a.m. and p.m. peak period there is an average delay of 12.5 seconds. The LOS and delay is not projected to change due to the proposed development at this intersection. The Wayzata Blvd/Texas Avenue intersection (adjacent to Arlington Row-West) currently operates at an overall LOS B, with northbound Texas Avenue currently operating at a LOS E during the p.m. peak period with an average delay of 40 seconds. The LOS at this intersection is not project to change due to the proposed development, 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.” The City Council approved plans to add a right turn lane (restrict parking) on northbound Texas Avenue to reduce the delay experienced by those making right turns onto eastbound Wayzata Blvd. The turn lane will be constructed in spring 2016 as part of the City’s Connect the Park! Program. Loading/Service Areas The development plans show that trash/recycling service is located in the northwest corner, in the parking lot. This area will be fully screened from off-site by a masonry wall that matches the material of the primary buildings. Landscaping The landscape plan indicates five trees will be removed and 29 new trees and 169 shrubs will be installed. This plan meets the City’s minimum landscaping requirements of 27 trees and 169 shrubs. The project also exceeds the City’s minimum tree replacement calculations by providing 68 caliper inches of trees when 48 caliper inches are required. Engineering staff has expressed concern with the proximity of overstory trees to the retaining wall along Wayzata Boulevard. The developer is revising the landscape plans to address this. The revisions will continue to meet the City’s landscape requirements and will be provided prior to City Council action. Meeting of February 17, 2016 Page 9 Subject: Arlington Row Apartments East (3A) 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 internal pedestrian connections, outdoor patios, a large open area as well as garden plots for apartment residents to use. The plan meets the City’s minimum 12% DORA requirement, providing 14% 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 has received a grant for the use of a geothermal system for heating/cooling and which will be incorporated into the building utilities design. PUBLIC INPUT: A neighborhood meeting was held February 9, 2016 on the proposed development. The primary concern expressed at the meeting related to the fear of increased traffic and parking along 13th Lane. Other concerns included the height and scale of the building, fit with the neighborhood and potential impacts due to the addition of rental housing in the area such as a decline in property values. Concern was also expressed regarding parking on both sides of 13th Lane as it is a narrow street. Parking is currently permitted on both sides of the road. Staff is working with Engineering and the developer to determine possible alternatives. STAFF RECOMMENDATONS: Staff recommends approval of the Arlington Row Apartments East preliminary and final plat with Subdivision Variance, 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. Meeting of February 17, 2016 Page 10 Subject: Arlington Row Apartments East (3A) 4. Prior to the City signing and releasing the final plat to the developer for filing with Hennepin County: a. Park dedication fees totaling $30,000 and trail dedication fees totaling $4,500 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. 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 East 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 Meeting of February 17, 2016 Page 11 Subject: Arlington Row Apartments East (3A) 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; Bassett 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. iv. Compliance with the Green Building Policy. v. 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. vi. 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. 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. Meeting of February 17, 2016 Page 12 Subject: Arlington Row Apartments East (3A) 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. 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 Zoning  Draft PUD Ordinance  Traffic Study  Title Sheet  Rendering North and South  Final Plat  Preliminary Plat  Architectural Site Plan  Site Plan  Grading Plan  Stormwater Pollution Prevention Plan  Landscape Plan  A1.0 – First & Second Level Floor Plan  A1.1 – Third Level Floor Plan & roof  A3.0, A3.4 – Exterior Elevations Prepared by: Julie Grove, Economic Development Specialist Reviewed by: Sean Walther, Planning & Zoning Supervisor Meeting of February 17, 2016 Page 13 Subject: Arlington Row Apartments East (3A) Existing and Proposed Zoning Existing: Proposed: Meeting of February 17, 2016 Page 14 Subject: Arlington Row Apartments East (3A) DRAFT ORDINANCE NO. ORDINANCE AMENDING THE ST. LOUIS PARK CITY CODE RELATING TO ZONING BY CREATING SECTION 36-268-PUD 5 AS A PLANNED UNIT DEVELOPMENT ZONING DISTRICT FOR PROPERTY LOCATED ON THE 7700 BLOCK OF WAYZATA BOULEVARD BETWEEN RHODE ISLAND AND PENNSYLVANIA 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. 16-02-S and 16-03-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-3 Two-Family Residence to PUD 5. Lot 1, Block 1, Arlington Row Apartments East; 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 5. (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. C3-3 – 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. A1.0 – First & Second Level Floor Plans Meeting of February 17, 2016 Page 15 Subject: Arlington Row Apartments East (3A) 16. A1.1 – Level 3 Floor & Roof Plan 17. A3.0 – Exterior Elevations 18. A3.4 – Exterior Elevations 19. Site Lighting Photometric Plan 20. Final Plat 21. Zoning Map Amendment Exhibit The site shall also conform to the following requirements: (1) A total of forty three (43) off-street parking spaces will be provided in a surface lot. (2) The maximum building height is 36.5 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 February 17, 2016 Page 16 Subject: Arlington Row Apartments East (3A) 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) Gardening and other horticultural uses. (5) 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 16-02-S and 16-03-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 February 17,2016 First Reading March 21, 2016 Second Reading April 4, 2016 Date of Publication Date Ordinance takes effect Meeting of February 17, 2016 Page 17 Subject: Arlington Row Apartments East (3A) Reviewed for Administration Adopted by the City Council April 4, 2016 City Manager Mayor Attest: Approved as to Form and Execution: City Clerk City Attorney Memorandum SRF No. 0158985 To: Ryan P. Kelley, CNU-A, Associate Planner City of St. Louis Park From: Matt Pacyna, PE, Senior Associate Tom Sachi, EIT, Engineer Date: September 15, 2015 Subject: Arlington Row Apartments West and East Traffic Study Introduction SRF has completed a traffic study for the two Arlington Row Apartment developments located along Wayzata Boulevard in St. Louis Park, MN (see Figure 1: Project Location). One development is located in the southwest quadrant of the Wayzata Boulevard/Texas Avenue intersection, while the other development is located along Wayzata Boulevard between Texas Avenue and Pennsylvania Avenue. The main objectives of this study are to review existing operations within the study area, evaluate development traffic impacts to the adjacent roadway network, including the proposed access and circulation, and recommend any necessary improvements to accommodate the proposed developments. The following information provides the assumptions, analysis, and recommendations offered for consideration. Existing Conditions The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the developments. The evaluation of existing conditions includes turning movement and pedestrian/bicyclist counts, field observations, and an intersection capacity analysis. Data Collection Peak hour turning movement and pedestrian/bicyclist counts were collected by SRF during the week of August 17, 2015 at the following study intersections: x Wayzata Boulevard and Texas Avenue x Wayzata Boulevard and Pennsylvania Avenue x Texas Avenue and 13th Lane/Westwood Hills Road At the Texas Avenue and 13th Lane/Westwood Hills Road intersection, a 15-minute pulse count was conducted in order to establish general travel patterns and magnitude. Additional driveway pulse counts were completed along Wayzata Boulevard within the immediate study area. ONE CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM !"#$%& !" Ryan P. Kelley September 15, 2015 City of St. Louis Park Arlington Row Apartments West and East Traffic Study Historical and existing average daily traffic (ADT) volumes were provided by the City of St. Louis Park. Based on discussion with City staff, concerns were expressed that current traffic volumes may be impacted by area roadway construction, particularly along I-394 and TH 100. To address this concern, a daily traffic volume comparison between historical (year 2013) and current (year 2015) volumes was completed. The current traffic volumes were collected by City staff the weeks of August 10 and August 17. However, it should be noted that the I-394 construction was completed on August 14, 2014. Therefore the comparison focused on the historical year 2013 and the non- construction data from the week of August 17. Results of the comparison indicate that the existing traffic volumes have returned to near non-construction conditions and are consistent with the historical daily traffic volumes with the study area. Although TH 100 construction impacts continue to impact north/south corridors within St Louis Park, the impact to the study area appears to be minimal. It should be noted that school was not in session at the time of these traffic counts. The middle school hours of operation are from 7:30 a.m. to 2:15 p.m., which are outside of the a.m. and p.m. peak hours within the study area. Although the school a.m. peak hour is near the a.m. peak hour of the adjacent roadway, the a.m. peak hour volumes at the Wayzata Boulevard/Texas Avenue intersection are approximately 25 percent lower than the p.m. peak hour volumes. Therefore, the school does not have a significant impact to traffic operations within the study area. A cursory review of the crash data in the area for years 2010 through 2014 indicate that only one crash has occurred within the study area over the previous five years. Based on the minimal amount of reported crashes the study area does not appear to have a crash issue. Crash data was obtained from the Minnesota Crash Mapping Analysis Tool (MnCMAT). In addition to the intersection turning movement and pedestrian/bicyclist counts, observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). All study roadways are two-lane undivided roadways with 30 mile per hour (mph) posted speed limits. All study intersections are side-street stop controlled. Existing geometrics, traffic controls, and volumes in the study area are shown in Figure 2. It should be noted that minimal pedestrians and bicyclist activity was observed at the study intersections. Intersection Capacity Analysis An existing intersection capacity analysis was completed for the a.m. and p.m. peak hours to establish baseline conditions to which future traffic operations can be compared. The study intersections were analyzed using Synchro/SimTraffic (V8). Capacity analysis results identify a Level of Service (LOS), which indicates the quality of traffic flow through an intersection. Intersections are given a ranking from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities Metro Area. Page 3 !!!"#$ ! !"# !"# $%&!!'"(')!!'*)$$%&"$'$ !#!( ) * + + Ryan P. Kelley September 15, 2015 City of St. Louis Park Arlington Row Apartments West and East Traffic Study Table 1 Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection Average Delay/Vehicle (seconds) A B !- !- C !- !- D !- !- E !- !- F ! ! For side-street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during peak hour conditions. Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS A during the a.m. and p.m. peak hours. However during the p.m. peak hour, northbound vehicles at the Wayzata Boulevard/Texas Avenue intersection experience approximately 40 seconds of delay on average accessing Wayzata Boulevard, which corresponds to LOS E. This led to queues extending approximately 140 feet (five to six vehicles), which were confirmed based on field observations. This delay is primarily for northbound left-turning vehicles and results from limited gaps in the traffic flow along Wayzata Boulevard. Northbound right-turning vehicles were observed utilizing the shoulder area to avoid waiting behind left-turning vehicles. No other significant operation issues were identified. Table 2 Existing Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay Wayzata Boulevard and Texas Avenue() A/B sec. A/EE VHF Wayzata Boulevard and Pennsylvania Avenue() A/B sec. A/B sec. 7H[DV$YHQXHDQGWK/DQH:HVWZRRG+LOOV5RDG() A/B sec. A/B sec. Indicates an unsignalized LQWHUVHFWLRQZLWKVLGH-VWUHHWVWRSFRQWUROZKHUHWKHRYHUDOO/26LVVKRZQIROORZHGE\WKHZRUVW DSSURDFK/267KHGHOD\VKRZQUHSUHVHQWVWKHZRUVWVLGH-VWUHHWDSSURDFKGHOD\ Page 5 Ryan P. Kelley September 15, 2015 City of St. Louis Park Arlington Row Apartments West and East Traffic Study Proposed Development The proposed Arlington Row apartment developments (West and East), shown in Figures 3A and 3B, are located in the southwest quadrant of the Wayzata Boulevard/Texas Avenue intersection and along Wayzata Boulevard between Texas Avenue and Pennsylvania Avenue, respectively. The West apartment development is expected to have 34 dwelling units and the East apartment development is expected to have 30 dwelling units. Access to the apartments is proposed at the following locations: x West Apartments: Texas Avenue, 125 feet south of Wayzata Boulevard x East Apartments: Wayzata Boulevard, 500 feet west of Pennsylvania Avenue Further discussion regarding site access is documented later in this study. Year 2017 Conditions To identify potential impacts associated with the proposed apartment developments, traffic forecasts for year 2017 conditions (i.e. one year after opening) were reviewed. The year 2017 conditions take into account general area background growth and traffic generated by the two proposed developments. The following sections provide details on the background traffic forecasts, estimated trip generation, and intersection capacity analysis for year 2017 conditions. Background Traffic Growth To account for general background growth in the area, an annual growth rate of one-half percent was applied to the existing peak hour traffic volumes to develop year 2017 background traffic forecasts. This growth rate is consistent with historical growth rates in the study area and other traffic studies completed in St. Louis Park. Trip Generation To account for traffic impacts associated with the proposed apartment developments, trip generation estimates for the a.m. and p.m. peak hours as well as a daily basis were developed. These trip generation estimates, shown in Table 3, were developed using the ITE Trip Generation Manual, Ninth Edition. Table 3 Trip Generation Estimates Land Use Type (ITE Code) Size A.M. Peak Hour Trips P.M. Peak Hour Trips Daily Trips In Out In Out West Apartments (220) 'ZHOOLQJ8QLWV 3 7 226 East Apartments (220) 'ZHOOLQJ8QLWV 3 7 TTotal PProposed Development TTrips 66 226 226 4426 Page 6 !"# !" !"#$ !" Ryan P. Kelley September 15, 2015 City of St. Louis Park Arlington Row Apartments West and East Traffic Study Results of the trip generation estimates indicate the two proposed apartment developments are expected to generate a total of approximately 32 a.m. peak hour, 40 p.m. peak hour, and 426 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns and engineering judgment. The resultant year 2017 traffic forecasts, which include general background growth and trips generated by the proposed apartment developments, are shown in Figure 5. Year 2017 Intersection Capacity Analysis To determine if the existing roadway network can accommodate the year 2017 traffic forecasts, a detailed intersection capacity analysis was completed using Synchro/SimTraffic software. In addition to the study intersections, both apartment development driveways were analyzed to identify any site access issues. Results of the year 2017 intersection capacity analysis shown in Table 4 indicate that all study intersections and proposed site access locations are expected to operate at an acceptable overall LOS B or better during the a.m. and p.m. peak hours with the existing roadway geometry and traffic control. It should be noted that the minor delay issues during the p.m. peak hour for northbound vehicles at the Wayzata Boulevard/Texas Avenue intersection are expected to continue. However, the addition of the proposed apartment developments does not significantly impact area traffic operations. Side-street delays of this magnitude are common and do not typically warrant mitigation. In other words, no change in traffic control (i.e. all-way stop control or signalization) is needed under either existing or future year 2017 conditions. No other delay or queuing issues are expected. Table 4 Year 2017 Build Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay Wayzata Boulevard and Texas Avenue() A/B sec. B/EE 4466 ssec. Wayzata Boulevard and Pennsylvania Avenue() A/B sec. A/B sec. 7H[DV$YHQXHDQGWK/DQH:HVWZRRG+LOOV5RDG() A/B sec. A/B sec. Texas Avenue and West $SDUWPHQW'ULYHZD\() A/B sec. A/B sec. Wayzata Boulevard and East $SDUWPHQW'ULYHZD\() A/B sec. A/B sec. Indicates an unsignalized LQWHUVHFWLRQZLWKVLGH-VWUHHWVWRSFRQWUROZKHUHWKHRYHUDOO/26LVVKRZQIROORZHGE\WKHZRUVW DSSURDFK/267KHGHOD\VKRZQUHSUHVHQWVWKHZRUVWVLGH-VWUHHWDSSURDFKGHOD\ Page 9 !"#"$"%$ ! !" !!!"#$ ! " # $ !"# !"# $%& '#!()*+)!!+,)$$%&"$'$ !#!( ) * - - Ryan P. Kelley September 15, 2015 City of St. Louis Park Arlington Row Apartments West and East Traffic Study Site Plan/Access Review A review of the proposed site plans was completed to identify any issues and recommend potential improvements with regard to site access, circulation, and parking. The follow improvements are offered for consideration. x West Development: Ensure garbage truck maneuverability or modify the dumpster location. x West Development: Align site access directly across from The Maids Home Services driveway to reduce potential conflicts. x East Development: Provide adequate maneuverability for motorists to access all parking spaces, including the parallel spaces. x East Development: Install signage to ensure all parallel parking occurs in the same direction. x East Development: Consider revising the site plan to add a new access along Wayzata Boulevard to the east and convert operations to one-way with angled parking. Site plan recommendations for the West and East developments are shown in Figures 6A and 6B, respectively. Page 12 !"#"$! "%$ !" # ! $ $ % # ! !"#$ !" # $ #% & ' Ryan P. Kelley September 15, 2015 City of St. Louis Park Arlington Row Apartments West and East Traffic Study Summary and Conclusions The following study conclusions and recommendations are offered for your consideration: x Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS A during the a.m. and p.m. peak hours. o During the p.m. peak hour, northbound vehicles at the Wayzata Boulevard/Texas Avenue intersection experience approximately 40 seconds of delay on average accessing Wayzata Boulevard, which corresponds to LOS E. x The West apartment development is expected to have 34 dwelling units and the East apartment development is expected to have 30 dwelling units. x The proposed developments are expected to generate a total of approximately 32 a.m. peak hour, 40 p.m. peak hour, and 426 daily trips. x Results of the year 2017 (i.e. one year after opening) intersection capacity analysis indicate that all study intersections are expected to operate at an acceptable overall LOS B or better during the a.m. and p.m. peak hours. o The minor delay issue during the p.m. peak hour for northbound vehicles at the Wayzata Boulevard/Texas Avenue intersection are expected to continue. x The addition of the proposed apartment developments does not significantly impact area traffic operations. No change in traffic control (i.e. all-way stop control or signalization) is needed under either existing or future year 2017 conditions. x The follow site plan improvements are offered for consideration. o West Development: Ensure garbage truck maneuverability or modify the dumpster location. o West Development: Align site access directly across from The Maids Home Services driveway to reduce potential conflicts. o East Development: Provide adequate maneuverability for motorists to access all parking spaces, including the parallel spaces. o East Development: Install signage to ensure all parallel parking occurs in the same direction. o East Development: Consider revising the site plan to add a new access along Wayzata Boulevard to the east and convert operations to one-way with angled parking. H:\Projects\8985\TS\Report\8985_FINAL_ArlingtonRowApartmentsTrafficStudy_150915.docx Page 15 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 e port 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 E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/15/2016 9:48:47 AMT1.1 TITLE SHEET 215515 M TE DS ARLINGTON ROW ARLINGTON ROW ST. LO UIS PARK, M N - 1/15/2016 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 SITE SHEET NUMBER SHEET NAME PUD / COMP PLAN SUBMISSION - TEXAS SITEPUD / PLAN SUBMISSION - 13TH SITEGENERAL INFORMATION T1.1 TITLE SHEET ● ● T1.2 ARCHITECTURAL ABBREVIATIONS ARCHITECTURAL SITE AS1.1 ARCHITECTURAL SITE PLAN - OVERALL ● A AS1.2 ARCHITECTURAL SITE PLAN - SITE A - "TEXAS" ● B AS1.3 ARCHITECTURAL SITE PLAN - SITE B - "13TH LANE"● AS2.1 REFERENCE IMAGES ● CODE B AC1.1 ARCHITECTURAL CODE PLAN B AC1.2 ARCHITECTURAL CODE PLAN CIVIL A C0.0 ALTA / ACSM ● B C0.0 ALTA SURVEY ● A C1.1 EXISTING CONDITIONS ● B C1.1 EXISTING CONDITIONS ● A C1.2 PRELIMINARY PLAT ● B C1.2 PRELIMINARY PLAT ● A C1.3 PRELIMINARY PLAT B C1.3 PRELIMINARY PLAT ● A C2.1 SITE PLAN ● B C2.1 SITE PLAN ● A C3.1 GRADING PLAN ● B C3.1 GRADING PLAN ● A C3.2 STORMWATER POLLUTION PREVENTION PLAN ● B C3.2 STORMWATER POLLUTION PREVENTION PLAN ● B C3.3 STORMWATER POLLUTION PREVENTION PLAN ● B C3.4 STORMWATER POLLUTION PREVENTION PLAN ● A C4.1 SANITARY SEWER & WATERMAIN PLAN ● B C4.1 SANITARY & WATERMAIN ● A C4.2 STORM SEWER ● B C4.2 STORM SEWER ● A C8.1 DETAILS ● B C8.1 DETAILS ● A C8.2 CITY DETAILS ● B C8.2 CITY DETAILS ● LANDSCAPE A L1.1 LANDSCAPE PLAN ● B L1.1 LANDSCAPE PLAN ● A L2.1 TREE INVENTORY PLAN ● B L2.1 TREE INVENTORY PLAN ● ARCHITECTURAL B A1.0 FLOOR PLAN ● B A1.1 FLOOR PLAN ● B A1.2 FLOOR PLAN B A1.4 FLOOR PLAN B A1.5 FLOOR PLAN B A1.6 FLOOR PLAN B A1.7 FLOOR PLAN B A1.8 FLOOR PLAN B A3.0 EXTERIOR ELEVATIONS - OVERALL ● B A3.4 EXTERIOR ELEVATIONS ● B A4.1 BUILDING SECTIONS B A5.1 WALL SECTIONS B A8.6 1/4" UNIT PLANS & ENLARGED PLANS DETAILS B A8.7 1/4" UNIT PLANS & ENLARGED PLANS DETAILS B A8.8 1/4" UNIT PLANS & ENLARGED PLANS DETAILS B A8.9 1/4" UNIT PLANS & ENLARGED PLANS DETAILS B A8.10 1/4" UNIT PLANS & ENLARGED PLANS DETAILS B A11.1 OPENING SCHEDULES AND TYPES/DETAILS A11.3 ROOM FINISH SCHEDULE ELECTRICAL B E0.1 EXTERIOR LIGHTING ● A E0.2 EXTERIOR LIGHTING ● SITETEXAS SITE (SITE A) 13TH SITE (SITE B) N o .Description Date Melrose Company LLCARLINGTON ROWSt Louis Park MNNeighborhood Meeting2016 February 8Bird’s Eye ViewLOOKING NORTH 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 Lot 2, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 2, distant 112.56 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 2, distant 113.07 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 3, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 3, distant 113.07 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 3, distant 113.58 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 4, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 4, distant 113.58 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 4, distant 114.09 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 5, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 5, distant 114.09 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 5, distant 114.60 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 6, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 6, distant 114.60 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 6, distant 115.11 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 7, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 7, distant 115.11 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 7, distant 115.62 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 8, Block 1, "Penn-Zayta", lying southerly of the following described line: Beginning at a point on the west line of said Lot 8, distant 115.62 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 8, distant 116.13 feet northerly of the southeast corner thereof and there terminating. Has caused the same to be surveyed and platted as ARLINGTON ROW APARTMENTS EAST, and does hereby dedicate to the public for public use forever 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 _________________________________________ (Signature) _________________________________________ (Title) 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 EAST 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 _________________________________ REGISTRAR OF TITLES , Hennepin County, Minnesota I hereby certify that the within plat of ARLINGTON ROW APARTMENTS EAST was filed in this office this ________ day of _____________________, 201_____, at ________o'clock __M. Martin McCormick, Registrar of Titles By ________________________________ Deputy LOUCKS W:\2015\15186\CADD DATA\SURVEY\S15186-MasterPlotted: 01 /14 / 2016 1:40 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 East St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 01/15/16 CITY SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2, C3-3 & C3-4 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 Lot 2, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 2, distant 112.56 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 2, distant 113.07 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 3, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 3, distant 113.07 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 3, distant 113.58 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 4, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 4, distant 113.58 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 4, distant 114.09 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 5, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 5, distant 114.09 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 5, distant 114.60 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 6, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 6, distant 114.60 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 6, distant 115.11 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 7, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County , Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 7, distant 115.11 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 7, distant 115.62 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 8, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 8, distant 115.62 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 8, distant 116.13 feet northerly of the southeast corner thereof and there terminating. 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 = 39,977 +/- Sq.Ft. or 0.92 +/- 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: 01 /14 / 2016 1:41 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 East St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 01/15/16 CITY SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2, C3-3 & C3-4 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 Lot 2, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 2, distant 112.56 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 2, distant 113.07 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 3, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 3, distant 113.07 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 3, distant 113.58 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 4, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 4, distant 113.58 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 4, distant 114.09 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 5, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 5, distant 114.09 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 5, distant 114.60 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 6, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 6, distant 114.60 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 6, distant 115.11 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 7, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County , Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 7, distant 115.11 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 7, distant 115.62 feet northerly of the southeast corner thereof and there terminating. AND That part of Lot 8, Block 1, Penn-Zayta, according to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County, Minnesota, the title thereto being registered, lying southerly of the following described line: Beginning at a point on the west line of said Lot 8, distant 115.62 feet northerly of the southwest corner thereof; thence easterly to a point on the east line of said Lot 8, distant 116.13 feet northerly of the southeast corner thereof and there terminating. 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 = 39,977 +/- Sq.Ft. or 0.92 +/- 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 S. FRONTAGE RD W 13TH LN PENNSYLVANIA AVE SW 13TH LN 13 1/2 STTEXAS AVE S394 13TH LANE SITE B TEXAS AVE SITE - A AS1.2 1 PLAN AS1.3 1 PLAN 14 STALLS (ON STREET)10 STALLS (ON STREET)55' - 3 1/4"45' - 3 1/4"24' - 0"18' - 0"15 902.8 1" = 50'-0"AS1.1 1 ARCHITECTURAL SITE PLAN 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 e port 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 E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/14/2016 2:52:05 PMAS1.1 ARCHITECTURAL SITE PLAN - OVERALL 215515 Author Checker 04/07/15 ARLINGTON ROW ARLINGTON ROW ST. LO UIS PARK, M N - 1/15/2016 N o .Description Date TRUE NORTH PARKING COUNT REQUIRED 1/BEDROOM 0 STREET 2 ACCESSIBLE 41 STANDARD TOTAL 43 STALLS 116' - 1 1/2"18' - 6"87' - 5 1/2"17' - 0"122' - 0 1/2" BIKE RACKS TREES / LANDSCAPING SHOWN FOR REF SEE LANDSCAPE PLANS TO LAYOUT AND SPECIES RESIDENTIAL COMMUNITY GARDEN PLOTS AND LANDSCAPING - SEE LANDSCAPE DESIGN TRASH / RECYCLE BIKE RACKS (4) MASONRY WALLS RESIDENTE ACCESS GATE BIKE RACKS (6)BACK OF CURB6' - 0" FROMENTRY VESTIBULEMAIL ADJACENT PROPERTIES FENCE TO REMAIN TIE NEW SIDE WALK INTO EXISTING SIDEWALKS AS CURRENTLY LOCATED AT SITE BOUNDRY OUTDOOR RECREATION AREA 'FRONT PORCH' WITH OPEN TRELLIS ABOVE 'BACK PORCH' WITH CANOPY ABOVE ENTRY ENTRY ADJACENT PROPERTY CURB CUT w/ ACCESSIBLE ACCESS RAMP MODIFY EXISTING CURB CUT w/ ACCESSIBLE ACCESS RAMP CURB CUT w/ ACCESSIBLE ACCESS RAMP EXISTING UTILITY LINE - VERIFY ADJACENT PROPERTIES FENCE TO REMAIN ADJACENT PROPERTY RETAINING WALL ALONG NORTH BOUNDARY ILLUMINATED PROPERTY SIGNAGE TBD MOUNTED TO TOP AND/OR FACE OF RETAININGS WALL INFILL ALL EXISTING CURB CUTS NOT USED LINK STORM WATER RETENTION BELOW GRADE SEE CIVIL BIKESTORAGE(25)10' - 0" BLDG SETBACK2 AS1.3 SERVICE ACCESS BIKE RACKS (6) BIKE RACKS (4) BIKE PARKING COUNT REQURIED 1/DWELLING UNIT - 27 1/10 PARKING STALLS - 4 Total Required - 31 PROVIDED 25 INTERIOR 26 EXTERIOR / SITE TOTAL 51 STALLS 8' - 6" 0" B1 B2 B3 B4 B5 B6 B7 B8 B9 B10 B11 B12 B13 B14 B19 B20 B21 B23 B40 B39 B38 B37 B36 B35 B15 B16 B17 B18 B34B41B42B43 B27 B28 B29 B30 B31 B32 B33B26B25B24 RETAINING WALL ALONG EAST BOUNDARY SEE CIVIL GRADING FOR EXTENT AND HEIGHTS 59' - 6"24' - 0"101' - 6" B22 PROPERTY LINE(S) COLLECTION TRUCK STOP PLANTER WITH BUILDING ADDRESS / SIGN SLOPESLOPECOMMUNITY ROOM 13' - 2 3/4"18' - 0"SIDEWALK TYPE A UNIT - REF BUILDING PLANS FOR INTERIOR LAYOUT25' - 0 1/2"GENERAL NOTES: •SEE CIVIL SITE PLAN FOR UTILITY EXISTING LOCATION •INDOOR BIKE PARKING IS LOCATED IN EASTERN BUILDING WING AND WILL BE ACCESSIBLE TO ALL RESIDENTS •5 SPACES (10% OF REQUIRED) TO BE SIGNED FOR VISITOR PARKING •12% (4,796 SF) OF SITE TO BE 'DESIGNED OUTDOOR RECREATION AREA' DORA - SEE LANDSCAPE PLAN FOR CALCULATION - 5690SF PROPOSED 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 e port 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 E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/14/2016 2:54:57 PMAS1.3 ARCHITECTURAL SITE PLAN - SITE B - "13TH LANE" 215515 ESG ESG ARLINGTON ROW ARLINGTON ROW ST. LO UIS PARK, M N - 1/15/2016 B 1/16" = 1'-0"AS1.3 1 ARCHITECTURAL SITE PLAN PARKING COUNT - 13TH SITE 13TH Site COMPACT 8'6" X 16'0"2 A ACCESSIBLE PARKING STALL 2 S STANDARD 8'6" X 18'0" 39 43 UNIT MATRIX - SITE B - 13TH LANE Count Unit Type Name SF Unit (Paint to Paint) Gross Unit Rentable (Per Unit) Total Gross Unit Rentable (=Rentable * Count) Bed rooms Total Beds 3 LEVEL 1 1 1A 2 BED 797 SF 882 SF 882 SF 2 2 1 1A 2 BED 797 SF 882 SF 882 SF 2 2 1 1Aa 2 BED 910 SF 979 SF 979 SF 2 2 1 1Aa 2 BED 910 SF 979 SF 979 SF 2 2 1 1Ab 2 BED 741 SF 811 SF 811 SF 2 2 2 1B 2 BED (2 STORY) 956 SF 1,098 SF 2,196 SF 2 4 2 1Ba 2 BED (2 STORY) 950 SF 1,091 SF 2,182 SF 2 4 3 1C 1 BED 545 SF 545 SF 1,636 SF 1 3 12 10,547 SF 21 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 2 2Ba 2 BED (2 STORY) 1,029 SF 1,168 SF 2,336 SF 2 4 6 2C 1 BED (2 STORY) 671 SF 753 SF 4,518 SF 1 6 2 2Ca 1 BED (2 STORY) 763 SF 851 SF 1,702 SF 1 2 15 14,261 SF 22 27 24,808 SF 43 27 24,808 SF 43 TOTAL RESIDENTIAL UNITS - 27 BUILDING FOOTPRINT(S) - 10,150 SF BUILDING GROSS SF - 28,088 SF SITE AREA - .92 ACRE (39967SF) DENSITY - 29.3 UNITS / ACRE PLAN NORTH 0 168 32 N o .Description Date 1/16" = 1'-0"AS1.3 2 13TH SITE ELEVATION 13.3 (25) INTERIOR BIKE STORAGE (4) BIKE STALLS (6) BIKE STALLS (6) BIKE STALLS (4) BIKE STALLS (6) BIKE STALLS TRASH & RECYCLE ENCLOSURE W/CONCRETE PAVEMENT WITH MASONRY WALLS TO MATCH BUILDING. SEE ARCHITECTURAL MODULAR RETAINING WALL WITH RAILING WHERE WALL IS 30" OR TALLER 2 STAIRS SEE ARCHITECTURAL CONCRETE SIDEWALK TYP. 2 STAIRS SEE ARCHITECTURAL (8) CONCRETE PATIOS WITH SCREEN WALL. SEE ARCHITECTURAL BITUMINOUS PAVEMENT BITUMINOUS PAVEMENT CONCRETE PAVEMENT 18.0 25.0 8.5 8.0 8.0 8.0 22.0 18.0 25.0 18.0 16.0 8.5 8.5 8.5 6.0 6.0 8.5 (2) COMPACT STALLS 8.5'x16' REMOVE (7) EXISTING CONCRETE APRONS. REPLACE WITH CONCRETE CURB TO MATCH CURB IN 13TH LANE CONCRETE SIDEWALK TYP. OUTDOOR RECREATIONAL AREA RESIDENTIAL COMMUNITY GARDEN 1 STAIR 2 STAIRS 2 STAIRS (1) COMPACT STALL 8.5'x16' COMPACT STALL SIGN COMPACT STALL SIGN ACCESSIBLE PARKING STALL SIGN 2.7 1 STAIRS ADA COMPLIANT SIDEWALK AT 5% OR LESS WITH MODULAR WALL ON WEST SIDE AND BACK OF CURB EXPOSED ON EAST SIDE. PEDESTRIAN RAMP PEDESTRIAN RAMP PEDESTRIAN RAMP PEDESTRIAN RAMP PEDESTRIAN RAMP 59.557.2 3.3 1.33.3 13.3 LOUCKS W:\2015\15186.0A\CADD DATA\CIVIL\_dwg Sheet Files\EAST SITE\C2-1 SITE PLANPlotted: 01 /14 / 2016 12:51 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 East St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 01/15/16 CITY SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2, C3-3 & C3-4 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.MINIMUM SETBACKS: FRONT BUILDING SETBACK = 25 FT SIDE BUILDING SETBACK = 10 FT. REAR BUILDING SETBACK = 0 FT. 2.ZONING EXISTING ZONING =R-3 PROPOSED ZONING = PUD 3. PARKING SUMMARY BIKE COUNT SUMMARY SURFACE REGULAR STALLS = 41 1 PER DWELLING = 27 SURFACE HANDICAPPED STALLS = 2 1 PER 10 PARKING STALLS = 5 TOTAL SURFACE STALLS = 43 TOTAL REQUIRED = 32 BIKE STALLS INSIDE = 25 BIKE STALLS OUTSIDE = 26 TOTAL PROPOSED = 51 4. AREA/DENSITY TOTAL AREA = 39,977 SQ.FT. OR 0.918 AC. IMPERVIOUS SURFACE AREA = 30,795 SQ.FT. OR 0.707 AC. = 77.0% PERVIOUS SURFACE AREA = 9,182 SQ.FT. OR 0.211 AC. =23.0% 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 TW=915.00 BW=915.00 TW=914.60 BW=909.00 TW=914.60 BW=904.50 TW=915.00 BW=905.80 TW=915.00 BW=906.20 TW=913.00 BW=913.00 TW=915.00 BW=907.00 TW=915.00 BW=907.00   TC=914.00 TSW=913.00 TC=914.90 TSW=913.90 TC=912.00 TSW=912.00 TW=912.00 BW=912.00 TW=915.50 BW=913.00 TW=916.20 BW=914.00 TW=916.20 BW=915.00 TW=915.90 BW=915.90 LOUCKS W:\2015\15186.0A\CADD DATA\CIVIL\_dwg Sheet Files\EAST SITE\C3-1 GRADINGPlotted: 01 /14 / 2016 1:10 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 East St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 01/15/16 CITY SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2, C3-3 & C3-4 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 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 GRADING, DRAINAGE & EROSION CONTROL NOTES 1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. 2. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT SUMPED ELEVATIONS. 3. GRADING OF THE INFILTRATION AREAS SHALL BE ACCOMPLISHED USING LOW-IMPACT EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. SMALL TRACKED DOZERS AND BOBCATS WITH RUNNER TRACKS ARE RECOMMENDED. 4. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 6 INCHES OF TOP SOIL AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL VEGETATION IS ESTABLISHED. 5. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF WALL), "TC" EQUALS SURFACE GRADE AT TOP OF CURB, "TSW" EQUALS SURFACE GRADE AT TOP OF SIDEWALK AND "BW" EQUALS SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES). 6. REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO. ________), DATED ____________ AS PREPARED BY ________________FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS. 7. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE MUST BE ESTABLISHED. 8. DUST MUST BE ADEQUATELY CONTROLLED. 9. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS. 10. SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION. 11. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS. CONCRETE WASHOUT   ROCK ENTRANCE PAD INLET PROTECTION TYP LOUCKS W:\2015\15186.0A\CADD DATA\CIVIL\_dwg Sheet Files\EAST SITE\C3-2 SWPPPPlotted: 01 /14 / 2016 1:13 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 East St. Louis Park, MN Melrose Company 22375 Murray Street Excelsior, MN 55331 01/15/16 CITY SUBMITTAL C1-1 EXISTING CONDITIONS C1-2 PRELIMINARY PLAT C1-3 PRELIMINARY PLAT C2-1 SITE PLAN C3-1 GRADING PLAN C3-2, C3-3 & C3-4 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 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 PERMANENT STORMWATER MANAGEMENT INFILTRATION STORMWATER HARVEST AND REUSE FILTRATION WET SEDIMENTATION BASIN REGIONAL PONDING X ESTIMATED QUANTITIES DESCRIPTION UNIT TEMPORARY ROCK CONSTRUCTION ENTRANCE EA PREFABRICATED CONCRETE WASHOUT EA SILT FENCE (STANDARD)LF INLET PROTECTION EA QUANTITY 1 1 920 1 SEEDING/SOD AC 0.25 INLET PROTECTION SWPPP LEGEND SILT FENCE EXISTING DRAINAGE PATTERN PROPOSED DRAINAGE PATTERN CONSTRUCTION STORMWATER SPECIAL WATERS SEARCH MAP SITE VICINITY MAP PROJECT LOCATION 1 A3.42 A3.4 A B C D 2 1 A A3.0 C A3.0 B A3.0 E F G H 1 A3.2 2 A3.2 2 A3.3 1 A3.3 2 A3.0 1 A3.0 /1 A1.2/1 A1.4 23' - 1 1/8"36' - 4 1/4"23' - 1 1/8"22' - 0"23' - 1 1/8"72' - 4 1/4"23' - 1 1/8" 223' - 1"44' - 7 1/2"10' - 0"7' - 3"19' - 1"7' - 1 3/4"19' - 1"10' - 0"7' - 3"7' - 8 3/8"5' - 6 1/4"9' - 2 1/4"2 BED 1A 1A/A8.2 B - 1 - 01 2 BED 1Aa 1/A8.7 B - 1 - 13 2 BED (2 STORY) 1B 1/A8.1 B - 1 - 02 2 BED 1Ab 1/A8.8 B - 1 - 03 2 BED (2 STORY) 1Ba 1/A8.6 B - 1 - 04 2 BED (2 STORY) 1Ba 1/A8.6 B - 1 - 05 1 BED 1C 2/A8.2 B - 1 - 06 1 BED 1C 2/A8.2 B - 1 - 07 1 BED 1C 2/A8.2 B - 1 - 08 COMMON B - 1 - 108 BIKE STOR. / SERVICEB - 1 - 1092 BED 1Aa 1/A8.7 B - 1 - 11 2 BED 1A 1A/A8.2 B - 1 - 10 2 BED (2 STORY) 1B 1/A8.1 B - 1 - 09 RESTROOM B - 1 - 110 STORAGE B - 1 - 111 VESTIBULE - B - 1 - 101 VESTIBULE - B - 1 - 100 LOBBY - LOBBY B - 1 - 102 STORAGE - B - 1 - 103 DW4 2 B 1 8 Fw4 1 MAIL AND PACKAGE BOXES 6' - 2 3/8"4' - 6"1' - 10 5/8"2 1/8" 3' - 10 3/4"1' - 10 5/8"5' - 1 1/4"18' - 2 1/8" 2 1/8"2 1/8" 2 1/8"2 1/8"24' - 0"24' - 0"24' - 0" 4' - 6"6' - 2 3/8"1' - 10 5/8"1' - 10 5/8"5' - 1 1/4"3' - 10 3/4"16' - 8 1/8"18' - 0 1/8" A8.6 1 A8.7 1 A8.8 1 1 A3.42 A3.4 A B C D 2 1 A A3.0 C A3.0 B A3.0 E F G H 1 A3.2 2 A3.2 2 A3.3 1 A3.3 2 A3.0 1 A3.0 /1 A1.5/1 A1.6 23' - 1 1/8"36' - 4 1/4"23' - 1 1/8"22' - 0"23' - 1 1/8"72' - 4 1/4"23' - 1 1/8" 223' - 1"44' - 7 1/2"7' - 9"5' - 2 3/4"2' - 6"2' - 6" 2' - 0"2' - 0" 2' - 0"18' - 0"2' - 0"8' - 8 1/4"4' - 10 7/16"7' - 1 3/4"8' - 0 13/16"11' - 9 3/4"TRELLIS WITH LED STRING LIGHTS PROVIDE POWER AND INTERIOR CONTROLS 18' - 0"18' - 0" 18' - 0"18' - 0" 2 1/8" 2 1/8"2 1/8"18' - 0"18' - 0"18' - 0"18' - 0" 2 1/8"24' - 0"24' - 0"24' - 0"2 1/8"1' - 6"19' - 5 1/8"6' - 1 1/4"19' - 1 1/8"1' - 6"20' - 5 1/8"5' - 1 1/4"19' - 1 1/8"5 1/2"5 1/2"3' - 4"2 BED (2 STORY) 2B 1/A8.5 B - 2 - 01 1 BED (2 STORY) 2Ca 1/A8.10 B - 2 - 03 2 BED (2 STORY) 2Ba 1/A8.9 B - 2 - 06 1 BED (2 STORY) 2C 1/A8.3 B - 2 - 022 BED (2 STORY) 1B 2/A8.1 B - 2 - 2 BED (2 STORY) 1Ba 2/A8.6 B - 2 - - 1 BED (2 STORY) 2C 1/A8.3 B - 2 - 04 2 BED (2 STORY) 1Ba 2/A8.6 B - 2 - 2 BED (2 STORY) 2Ba 1/A8.9 B - 2 - 07 2 BED (2 STORY) 2A 1/A8.4 B - 2 - 08 2 BED (2 STORY) 2A 1/A8.4 B - 2 - 10 1 BED (2 STORY) 2C 1/A8.3 B - 2 - 09 1 BED (2 STORY) 2C 1/A8.3 B - 2 - 11 1 BED (2 STORY) 2C 1/A8.3 B - 2 - 12 2 BED (2 STORY) 1B 2/A8.1 B - 2 - - 1 BED (2 STORY) 2C 1/A8.3 B - 2 - 14 2 BED (2 STORY) 2B 1/A8.5 B - 2 - 152 BED (2 STORY) 2A 1/A8.4 B - 2 - 13 CIRCULATION B - 2 - 200 CIRCULATION B - 2 - 200 1 BED (2 STORY) 2Ca 1/A8.10 B - 2 - 05 8(EQ) A8.6 2 A8.9 1A8.10 1 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 e port 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 # Date PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/14/2016 11:07:07 AMA1.0 FLOOR PLAN 215515 Author Checker 10/26/15 ARLINGTON ROW - 13TH STREET SITE ARLINGTON ROW - 13TH STREET SITE - 1/15/2016 B 3/32" = 1'-0"A1.0 1 FIRST LEVEL FLOOR PLAN - OVERALL 3/32" = 1'-0"A1.0 2 SECOND LEVEL FLOOR PLAN - OVERALL No.D e scription Date 1 A3.42 A3.4 A B C D 2 1 A A3.0 C A3.0 B A3.0 E F G H 1 A3.2 2 A3.2 2 A3.3 1 A3.3 2 A3.0 1 A3.0 /1 A1.7/1 A1.8 23' - 1 1/8"36' - 4 1/4"23' - 1 1/8"22' - 0"23' - 1 1/8"72' - 4 1/4"23' - 1 1/8" 223' - 1"44' - 7 1/2"7' - 8 3/8"2' - 3 3/4"2' - 3 3/4" 2' - 0"2' - 0" 2' - 0"18' - 0"2' - 0"7' - 1 3/4"11' - 9 3/4"2 BED (2 STORY) 2B 1/A8.5 B - - 1 BED (2 STORY) 2Ca 2/A8.10 B - - 1 BED (2 STORY) 2Ca 2/A8.10 B - - 1 BED (2 STORY) 2C 1/A8.3 B - - 1 BED (2 STORY) 2C 1/A8.3 B - - 2 BED (2 STORY) 2Ba -- B - - 2 BED (2 STORY) 2Ba 2/A8.9 B - - 2 BED (2 STORY) 2A 1/A8.4 B - - 2 BED (2 STORY) 2A 1/A8.4 B - - 2 BED (2 STORY) 2A 1/A8.4 B - - 2 BED (2 STORY) 2B 1/A8.5 B - - 1 BED (2 STORY) 2C 1/A8.3 B - - 1 BED (2 STORY) 2C 1/A8.3 B - - 1 BED (2 STORY) 2C 1/A8.3 B - - 1 BED (2 STORY) 2C 1/A8.3 B - - 2 1/8"18' - 0"18' - 0" 18' - 2 1/8"18' - 2 1/8" 2 1/8"24' - 0"24' - 0"24' - 0" 2' - 6"2' - 6"25' - 2 3/8"25' - 4 1/2"UNOCCUPIED ATTIC UNOCCUPIED ATTIC UNOCCUPIED ATTIC UNOCCUPIED ATTIC11' - 9 3/4"13' - 2 3/8" 4' - 9 5/8" 13' - 2 3/8" SCUPPER WITH DOWNSPOUT TO ROOF BELOW VALLEY OF SLOPED TPO ROOFING BELOW WOOD DECK ALUMINUM SCREEN DOORS AT UNIT PATIOS CEDAR SCREEN WALL A8.10 2 A8.9 2 A B C D 2 1 DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUTDOWNSPOUT DOWNSPOUT DOWNSPOUT E F G H 44' - 7 1/2"7' - 1 3/4"A.A1.4 1 12" / 12"12" / 12"7" / 12"12" / 12"12" / 12"4" / 12"12" / 12"12" / 12"12" / 12"3 3/4" / 12"12" / 12"12" / 12"7" / 12"12" / 12"12" / 12"12" / 12"12" / 12" 12" / 12"12" / 12"4" / 12"12" / 12"12" / 12"12" / 12"3 3/4" / 12"7" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"7" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12"12" / 12" VALLEY FLASHING / ASSEMBLY •32" GALVANIZED METAL VALLEY FLASHING •SELF ADHERING & SELF HEALING NON GRANULATED ICE AND WATER SHIELD, (VERIFY WITH SHINGLE WARRANTY) •EXTEND MIN 42" EACH SIDE OF CENTERLINE OF VALLEY •PROVIDE MIN 6" LAP BETWEEN ALL LAYERS OF ICE AND WATER SHIELD •INSTALL SHINGLES IN 'WEAVE' FASHION •DO NOT PENETRATE / FASTEN WITHIN 12" EACH INSIDE OF VALLEY EAVE & RAKE •DRIP EDGE •SELF ADHERING & SELF HEALING NON GRANULATED ICE AND WATER SHIELD, (VERIFY WITH SHINGLE WARRANTY) •EXTEND MIN 36" BEYOND PERIMETER OF BUILDING ENVELOPE •PROVIDE MIN 6" LAP BETWEEN ALL LAYERS OF ICE AND WATER SHEILD ROOF TO WALL CONDITION ALONG SLOPE •WRAP ICE AND WATER SHIELD UP MIN 24" VERTICAL ON ADJACENT WALLS •ICE AND WATER SHIELD MIN 36" OUT FROM FACE OF WALL •8" X 8" STEP FLASHING AT ALL ROOF TO WALL CONDITIONS •KICK OUT FLASHING AT TERMINATION / END •INSTALL WEATHER BARRIER AND COUNTER FLASH OVER VERTICAL STEP FLASHING •SEE ELEVATIONS FOR WALL FINISH 15' - 6"15' - 6"15' - 6" 15' - 2 3/8"15' - 2 3/8"15' - 2 3/8"15' - 2 3/8"15' - 2 3/8"15' - 2 3/8" 15' - 2 3/8"15' - 2 3/8" 3' - 7 3/4" 1' - 2 1/4"1' - 0"1' - 2 1/2"2' - 6"1' - 0"1' - 2 1/4" 3' - 7 3/4" 1' - 0"3' - 0"2' - 6"1' - 0"3' - 0 1/4"3' - 2 1/4"3' - 2 1/4" 3' - 7 3/4" 1' - 2 1/4"1' - 0 1/4"1' - 2 1/2"2' - 6"1' - 0"1' - 0"1' - 0"1' - 2 1/4"15' - 11 1/4"3' - 7 3/4" 3' - 2"3' - 0"2' - 6"1' - 0"1' - 2 1/2"3' - 0 1/4"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 e port 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 # Date PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/14/2016 11:07:08 AMA1.1 FLOOR PLAN 215515 ESG ESG ARLINGTON ROW - 13TH STREET SITE ARLINGTON ROW - 13TH STREET SITE - 1/15/2016 B 3/32" = 1'-0"A1.1 1 BP-03 - LEVEL 3 - OVERALL 3/32" = 1'-0"A1.1 2 LEVEL 4 - TOP PLT (ROOF) No.D e scription Date CLASS 1 MATERIAL 5175sf 80% CLASS 2 MATERIAL 1315 sf CLASS 1 MATERIAL 5171 sf 74% CLASS 2 MATERIAL 1843 sf CLASS 2 MATERIAL 248 CLASS 1 MATERIAL 1181 sf 82% 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"5' - 0"30 YR ARCHITECTURAL LAMINATED SHINGLES10A BRICK / MASONRY - TYPE 11A B5 B5 /1 A3.3 /2 A3.3 CEMENT PLASTER / STUCCO7 FIBERCEMENT LAP SIDING 4"6A 30 YR ARCHITECTURAL LAMINATED SHINGLES10A BRICK / MASONRY - TYPE 11A CEMENT PLASTER / STUCCO7 FIBERCEMENT LAP SIDING 4"6A BRICK / MASONRY - TYPE 21BILLUMINATED BUILDING SIGN BRICK / MASONRY - TYPE 11A FIBERCEMENT LAP SIDING 4"6A BRICK / MASONRY - TYPE 21B BRICK / MASONRY - TYPE 21B 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" /1 A3.2 /2 A3.2 FIBERCEMENT LAP SIDING 4"6A 30 YR ARCHITECTURAL LAMINATED SHINGLES10A BRICK / MASONRY - TYPE 11A CEMENT PLASTER / STUCCO7 CEMENT PLASTER / STUCCO7 FIBERCEMENT LAP SIDING 4"6A BRICK / MASONRY - TYPE 11ABRICK / MASONRY - TYPE 21B FIBERCEMENT LAP SIDING 4"6AFIBERCEMENT LAP SIDING 4"6A CEMENT PLASTER / STUCCO7 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 e port 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 # Date PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/14/2016 11:09:48 AMA3.0 EXTERIOR ELEVATIONS - OVERALL 215515 ESG ESG ARLINGTON ROW - 13TH STREET SITE ARLINGTON ROW - 13TH STREET SITE - 1/15/2016 B 1/16" = 1'-0"A3.0 A SOUTH ELEVATION - Material Area 1/16" = 1'-0"A3.0 B NORTH ELEVATION - Material Area 1/16" = 1'-0"A3.0 C EAST ELEVATION (WEST MIRRORED) - Material Area 3/32" = 1'-0"A3.0 1 SOUTH ELEVATION - OVERALL 3/32" = 1'-0"A3.0 2 NORTH ELEVATION - OVERALL No.D e scription 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" 100' - 0" 20 8' - 7 1/4"9' - 11"9' - 11"5' - 0"CEMENT PLASTER / STUCCO7 30 YR ARCHITECTURAL LAMINATED SHINGLES10A FIBERCEMENT LAP SIDING 4"6A BRICK / MASONRY - TYPE 11AFIBERCEMENT LAP SIDING 4"6A CEMENT PLASTER / STUCCO7 BRICK / MASONRY - TYPE 11ABRICK / MASONRY - TYPE 1 - SOLDIER1A.1 BRICK / MASONRY - TYPE 21B SOLDIER COURSE (HEAD) ROW LOCK (SILL) 8/4 TRIM BOARD (SLOPED SILL) 8/4 TRIM BOARD (HEAD) STUCCO HEAD TRIM DOWNSPOUT REF ROOF PLAN & SITE GRADING LEVEL 1 100' - 0" 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 e port 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 # Date PROJECT NUM BER D RAW N BY CHECKED BY O RIGINAL ISSUE: REVISIO NS K E Y PLAN N O T F O R C O N S T R U C T IO N **D R A F T **1/14/2016 11:14:00 AMA3.4 EXTERIOR ELEVATIONS 215515 Author Checker 04/09/15 ARLINGTON ROW - 13TH STREET SITE ARLINGTON ROW - 13TH STREET SITE - 1/15/2016 B 3/16" = 1'-0"A3.4 1 EAST ELEVATION REF SHEET A-A3.3 UNO 3/16" = 1'-0"A3.4 2 WEST ELEVATION - REF SHEET A-A3.3 UNO No.D e scription Date Planning Commission Meeting Date: February 17, 2016 Agenda Item #3B 3B. Conditional Use Permit – Mister Car Wash 8700 MN Highway 7 Case No.: 15-51-CUP Applicant: Mister Car Wash (Sheldon Berg, DJR Architecture) Recommended Action: Chair to close public hearing. Motion to recommend approval of the following, with conditions recommended by staff:  Rescinding the existing Special Permit to allow a carwash in the FEMA floodplain, and approving a Conditional Use Permit (CUP) to allow a carwash located in the FEMA floodplain with conditions as recommended by staff. Comprehensive Plan: Commercial Zoning: C-2 General Commercial, FF Flood Fringe Overlay REQUEST: Mister Car Wash (Applicant) has made application to expand its existing car wash building by 1,522 square feet and reconfigure its drive lanes and parking area in conjunction with this expansion. The existing car wash is operating under a Special Permit, and is allowed in the C-2 General Commercial zoning district by Conditional Use Permit (CUP). The property is also located within the FF Flood Fringe Overlay District where uses such as a car wash is allowed as a conditional use if they are designed to internally flood. LOCATION: Agenda Item No. 3B Conditional Use Permit – Mister Car Wash Page 2 Meeting Date: February 17, 2016 ZONING ANALYSIS – CONDITIONAL USE PERMIT: Proposed Expansion of an Existing Use: The applicant is proposing to expand the existing Mister Car Wash by adding a two-stall interior bay to the west side of the existing building. This expansion will facilitate preliminary car wash operations and vehicle drop-off in order to increase the efficiency of the car wash operations. The more efficient car wash operations will decrease waiting times during peak business hours which will reduce traffic impacts on 37th Street West. As a result of this building expansion, the applicant is also proposing to reconfigure vehicle circulation on the site by having vehicles enter on the west side of the site rather than the east side, as they do today. The required employee parking spaces are proposed to be relocated from the west side of the site to the east side. Reconfiguration of the drive lanes and parking area will require site grading, paving, landscaping, and retaining wall repair. The existing billboard and access to it will not be modified or altered as a result of the proposed development. Zoning Regulations: The existing motor vehicle service and repair use, which includes car washes, is allowed in the C- 2 General Commercial zoning district as a conditional use. There are a number of specific conditions required for motor vehicle and repair uses with additional conditions for car washes. Parking: Per the zoning ordinance, a car wash is required to provide 10 off-street parking spaces for employees and storage of employee owned and washed cars. The applicant is proposing 10 employee parking spaces on the site. A car wash is also required to provide parking space to accommodate the stacking of at least 30 cars or the maximum number of vehicles which can be washed during a 30-minute period, whichever is greater. The proposed reconfiguration of the drive lanes will provide more than 37 spaces. Staff finds that the parking requirements are met. Landscaping Regulations: Per the zoning ordinance, a minimum of 13 canopy or evergreen trees are required for this site. The applicant’s landscape plan and removals plan show 11 canopy trees remaining on the site and two canopy trees being added. Staff finds that the landscaping requirements are met. Flood Fringe Overlay District Regulations: The Flood Fringe Overlay District contains standards for all flood fringe uses. The existing building, building addition, and reconfigured drive lanes and parking area are proposed to be located above the base flood elevation. Fill used for site grading is proposed to be properly compacted and stabilized and the slope on the west side of the site is proposed to be properly protected using vegetative cover. The applicant estimates that approximately 278 cubic yards of total fill will be placed on the site as part of this project, however, none of the fill will be placed within the floodplain. Staff finds that the standards of the Flood Fringe Overlay District are met. Agenda Item No. 3B Conditional Use Permit – Mister Car Wash Page 3 Meeting Date: February 17, 2016 Conditional Use Permit - Conditions of Approval: A motor vehicle service and repair use, which includes a car wash, is allowed in the C-2 General Commercial zoning district by CUP with some conditions specific to this use. A review of these conditions follows: a. No public address system shall be audible 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. The applicant is not proposing a public address system. This condition is satisfied. b. All repair, assembly, disassembly and maintenance of vehicles shall be inside a closed building except tire inflation, changing wipers or adding oil. All car wash services will occur inside the building. This condition is satisfied. c. Test driving shall be prohibited on any street in an R or O district. This condition is not applicable to a car wash use. 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. The property’s access is to 37th Street West, which is not designated as a collector or arterial roadway. However, the location of this property within a commercial area ensures that it will not generate traffic on local residential streets. This condition is satisfied. e. The building housing the use shall be located a minimum of 100 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. In the case of an automatic carwash where the vehicular entrance and exit doors do not face said parcel within 100 feet, the building shall be located a minimum of 95 feet from said 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. The building is located more than 100 feet from any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building. This condition is satisfied. For a car wash use, there are additional conditions. A review of these additional conditions follows: f. A carwash shall have parking space to permit the stacking of at least 30 cars or the maximum number of vehicles which can be washed during a 30-minute period, whichever is greater; plus an additional ten off-street parking spaces for employees and storage of employee owned and washed cars. The proposed reconfiguration of the drive lanes will not reduce the amount of parking space in the drive lanes for stacking of cars waiting to enter the car wash building. The applicant is proposing 10 employee parking spaces on the site. This condition is satisfied. g. Drainage and surfacing plans for a carwash shall be approved by the director of public works. The plans shall describe the washwater disposal and sludge removal facilities to be employed to accomplish dust, salt, and other chemical and mud abatement on the premises and prevent Agenda Item No. 3B Conditional Use Permit – Mister Car Wash Page 4 Meeting Date: February 17, 2016 the accumulation of surface water, washwater or sludge on the site or in the vicinity of the premises. The drainage and surfacing plans have been reviewed and approved by the engineering department subject to additional conditions specific to the site, which are identified in staff’s recommendation at the end of this report. h. No ingress or egress points for a carwash shall be closer than 150 feet from the point of intersection of the required front and side yard lines adjoining intersecting streets. The driveways are located more than 400 feet away from the closest intersection, Aquila Ave. The exit door from the carwash shall be at least 45 feet from the public right-of-way. The exit door from the carwash is located 45 feet from the public right-of-way. Drainage shall be away from the public street at the egress points to prevent spillage onto the street. Most drainage on the site is directed to the raingardens. The grading plan was reviewed and approved by the City Engineer. The grades of the interior floor shall be sloped away from the exit door, and such floor shall be sloped to an accepted interior drainage system. No water which is used in the operation of the carwash shall be allowed on any public right-of-way. The drainage inside the building is directed to an interior drain, and will not drain to the public right-of-way. i. Automatic carwashes accessory to a motor fuel station or motor vehicle service and repair facility shall provide stacking space for at least four cars. Cars located in these stacking spaces should not block ingress and egress driveways on the site or driveways providing access to gasoline pumps, service bays or required off-street parking, except that vehicles in stacking spaces may block access to parking stalls which are signed for employee parking only. All other provisions in subsections (d)(3)g.1. through (d)(3)g.4. of this section shall apply to automatic carwashes, except that no additional off-street parking spaces shall be required for an automatic carwash and ingress or egress to an automatic carwash may be permitted within 150 feet of the point of intersection of the required front and side yard lines subject to the limitations of subsection (7) of this section. Since this business is not an automatic car wash, this condition is not applicable. 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. The property is guided commercial in the comprehensive plan and located in the Aquila Neighborhood. The neighborhood policies established in the Aquila plan by neighborhood chapter of the Comprehensive plan are not directly relevant to this property and its current use. The application is in conformance with the comprehensive plan and plan by neighborhood policies. Agenda Item No. 3B Conditional Use Permit – Mister Car Wash Page 5 Meeting Date: February 17, 2016 Recommendation: Staff recommends rescinding the existing Special Permit to allow a car wash in the C-2 General Commercial zoning district and FEMA floodplain, and approving a Conditional Use Permit (CUP) to allow a car wash located in the C-2 General Commercial zoning district and FEMA floodplain to enable an expansion of the car wash building and reconfiguration of the drive lanes and parking area, subject to the following site specific conditions: 1. The site shall be developed, used and maintained in conformance with the following Official Exhibits: a. Exhibit A: Site Plan b. Exhibit B: Landscaping Plan c. Exhibit C: Grading & Drainage Plan d. Exhibit D: Building Elevations 2. All proposed grading and filling must comply with Minnesota Department of Natural Resources (MnDNR) and Minnehaha Creek Watershed District (MCWD) setback and buffer requirements. 3. Any grading within the floodplain district must meet requirements of the City’s floodplain ordinance. 4. Prior to starting any land disturbing activities, the following conditions shall be met: a. Assent Form and Official Exhibits must be signed by the applicant and property owner(s). b. All necessary permits must be obtained, including City and MCWD erosion control and stormwater permits. c. 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, utilities, street lights, landscaping, irrigation, etc.) and private site landscaping. 5. The site shall meet all fire lane requirements. 6. The applicant shall comply with the following conditions during construction: a. Public streets shall be maintained free of dirt and shall be cleaned as necessary. b. The Zoning Administrator may impose additional conditions if it becomes necessary in order to mitigate the impact of excavation on surrounding properties. 7. In addition to any other remedies, the developer or owner shall pay an administrative fee of $750 per violation of any condition of this approval. 8. Under the Zoning Ordinance, this permit shall be revoked and cancelled if the building or structure for which the conditional use permit is granted is removed. Attachments: Aerial Photo Proposed Development Plan Building Plans & Elevations Prepared by: Jeff Miller, HKGi Planning Consultant Reviewed by: Gary Morrison, Assistant Zoning Administrator Sean Walther, Planning & Zoning Supervisor Agenda Item No. 3B Conditional Use Permit – Mister Car Wash Page 6 Meeting Date: February 17, 2016 Aerial Photo AE15A100D3--D243BCEXISTINGCARWASH11354 SFADDITION230' - 6"42' - 0"36' - 0"Level 1100' - 0"Low Parapet114' - 8"AEntry Parapet110' - 8"BC10' - 8"4' - 0"Level 1100' - 0"Low Parapet114' - 8"ADHigh Parapet118' - 0"Entry Parapet110' - 8"BCADDITION30' - 6"EXISTING64' - 6"3' - 4"4' - 0"10' - 8"Level 1100' - 0"Low Parapet114' - 8"15243High Parapet118' - 0"Entry Parapet110' - 8"3' - 4"4' - 0"10' - 8"ARCHITECTURE, INCCopyright 2014 DJR Architecture, IncCBAD4321333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comI hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulyLicensed Architect under the laws of theState of Minnesota.PRINT NAMESIGNATUREREGISTRATION NUMBER DATECLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILPRELIMINARY; NOT FOR CONSTRUCTIONA100Plans & ElevationsEnter address hereApprover9-11-1515-0329-11-15APSBMR. CAR WASH ADDITIONDesigner 3/32" = 1'-0"A1FLOOR PLAN - LEVEL 1 1/8" = 1'-0"D3ADDITION NORTH ELEVATION 1/8" = 1'-0"D4SOUTH ELEVATION 1/8" = 1'-0"D5WEST ELEVATIOND23D View 1C33D View 2D13D View 3 ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALREVISION SUMMARYDATEDESCRIPTIONC0.0TITLE SHEET. .. .. .. .. .. .MISTER CAR WASHST. LOUIS PARK, MINNESOTASHEET INDEXSHEET NUMBER SHEET TITLEC0.0 TITLE SHEETSITE LOCATIONSITE LOCATION MAPNSITE SURVEYC0.1UTILITY PLANC4.0ISSUED FOR: CITY SUBMITTALMASTER LEGEND:932.0932.0BC / 932.0TC932.0TW932.0BWEXISTING LIGHTEXISTING GAS METEREXISTING MANHOLEEXISTING CATCH BASINEXISTING GATE VALVEEXISTING HYDRANTEXISTING GAS VALVEEXISTING ELECTRIC BOXEXISTING UNDERGROUND CABLEEXISTING UNDERGROUND ELECTRICEXISTING STOPBOXEXISTING GAS MAINEXISTING WATER MAINEXISTING STORM SEWEREXISTING SANITARY SEWERDYH DEVELOPER / PROPERTY OWNER:KOHLER ASSOCIATES, LTD PARTNERSHIP900 BELVIEW ROADSOUTH HAVEN, MN 55382ENGINEER / LANDSCAPE ARCHITECT:CIVIL SITE GROUP4931 W 35TH STREETSUITE 200ST LOUIS PARK, MN 55416612-615-0060SURVEYOR:GEOTECHNICAL ENGINEER:STORM WATER POLLUTION PREVENTION PLAN - EXISTING CONDITIONSSW1.0GRADING PLANC3.0C5.0C5.1L1.0DETAILSLANDSCAPE PLANSTORM WATER POLLUTION PREVENTION PLAN - PROPOSED CONDITIONSSW1.1STORM WATER POLLUTION PREVENTION PLAN - DETAILSSW1.2C2.0 SITE PLANPROPOSED LIGHTSTORM WATER POLLUTION PREVENTION PLAN - NARRATIVESW1.3DETAILSC1.0 REMOVALS PLANC5.2 DETAILSHTPO, INC.7510 MARKET PLACE DRIVEEDEN PRAIRIE, MN 55344952-829-0700GOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALTBD48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 REVISION SUMMARYDATE DESCRIPTIONC0.1SITE SURVEY. .. .. .. .. .. . 20.370.57.344.663.0105.0 13.348.9 68.97.3 S78°49'36"W 155.42S25°38'21"W 280.26Δ=1°13'25"L=242.57R=11359.16N11°10'24"W 2 4 3 . 9 6 ???N78°48'54"E 81.312611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE126" SPRUCE118" SPRUCE106" SPRUCE96" SPRUCE28-8" ASH19" ASH38" ASH612" ASH710" APPLE812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHREMOVAL NOTES:CITY OF CITY OF ST. LOUIS PARK REMOVAL NOTES:REMOVALS LEGEND:EROSION CONTROL NOTES:ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONC1.0REMOVALS PLAN. .. .. .. .. .. .48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 20.370.57.344.663.0105.0 13.348.9 68.97.3 S78°49'36"W 155.42S25°38'21"W 280.26Δ=1°13'25"L=242.57R=11359.16N11°10'24"W 2 4 3 . 9 6 ???N78°48'54"E 81.312611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE28-8" ASH19" ASH38" ASH612" ASH812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHSITE LAYOUT NOTES:SITE PLAN LEGEND:CITY OF ST. LOUIS PARK SITE SPECIFIC NOTES:ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN. .. .. .. .. .. .SITE AREA TABLE:48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 20.370.57.344.663.0105.0 13.348.9 68.97.3 S78°49'36"W 155.42S25°38'21"W 280.26Δ=1°13'25"L=242.57R=11359.16N11°10'24"W 2 4 3 . 9 6 ???N78°48'54"E 81.312611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE28-8" ASH19" ASH38" ASH612" ASH812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHGENERAL GRADING NOTES:GRADING PLAN LEGEND:891.0 G891.0 BC891.0 BS/TSGROUNDWATER INFORMATION:CITY OF ST. LOUIS PARK GRADING NOTES:EROSION CONTROL NOTES:ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONC3.0GRADING PLAN. .. .. .. .. .. .48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 20.370.57.344.663.0105.0 13.348.9 68.97.3 S78°49'36"W 155.42S25°38'21"W 280.26Δ=1°13'25"L=242.57R=11359.16N11°10'24"W 2 4 3 . 9 6 ???N78°48'54"E 81.312611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE28-8" ASH19" ASH38" ASH612" ASH812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHREINSTALL EXISTINGHYDRANTCONNECT TO EXISTINGWATER MAINEXISTING STORM SEWER LINETO REMAIN. CONTRACTOR TOVERIFY THAT STORM LINE ISCLEAN AND FUNCTIONINGPROPERLYRAIN GUARDIANRIM=905.76INSTALL PER MANUF.RECOMMENDATIONSGENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF ST. LOUIS PARK UTILITY NOTES:ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONC4.0UTILITY PLAN. .. .. .. .. .. .48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALREVISION SUMMARYDATEDESCRIPTIONC5.0CIVIL DETAILS. .. .. .. .. .. .HEAVY DUTY BITUMINOUS PAVEMENTN T S1FINISHED GRADEFINISHED GRADEN T SB-612 CONCRETE CURB AND GUTTER2FINISHED GRADELIGHT DUTY CONCRETE WALK/PADN T S3ACCESSIBLE PARKING PAVEMENT MARKINGN T S4ACCESSIBLE SIGN AND POSTN T SCL5GATE VALVE BOXN T S6FIRE HYDRANTN T S8C5.0841.0 1.4 1.9 1.4 1.0 - -62.1 3.0 4.3 3.0 1.6 1.0 -105.9 8.4 11.8 8.4 4.6 2.6 1.2128.5 12.0 17.0 12.0 6.6 3.4 1.71411.5 16.3 23.0 16.3 8.9 4.6 2.31615.0 21.3 30.0 21.3 11.6 6.0 3.01819.0 27.0 38.0 27.0 14.6 7.6 3.62023.5 33.3 47.0 33.3 18.1 9.4 4.72434.0 48.0 68.0 48.0 26.2 13.6 6.863.8 5.3 7.6 5.4 2.9 1.5 1.0THRUST BLOCKN T S9UTILITY PIPE INSULATION DETAILN T S748776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALREVISION SUMMARYDATEDESCRIPTIONC5.1CIVIL DETAILS. .. .. .. .. .. .PIPE BEDDING - RCP & DIPN T S1PIPE BEDDING - PVCN T S2BIO-INFILTRATION BASIN (RAIN GARDEN - TYP.)N T STYPICAL PLAN VIEWTYPICAL SECTION VIEWCONSTRUCTION SEQUENCING348776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15SHRUBN T S6DECIDUOUS TREEN T S4EVERGREEN TREEN T S5 ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALREVISION SUMMARYDATEDESCRIPTIONC5.2CIVIL DETAILS. .. .. .. .. .. .48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 20.370.57.344.663.0105.0 13.348.9 68.97.3 2611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE28-8" ASH19" ASH38" ASH612" ASH812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLAN. .. .. .. .. .. .24904Patrick J. SarverLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.9/4/15TREE INVENTORY & REQUIRED LANDSCAPE CALCULATIONS:LANDSCAPE NOTES:IRRIGATION NOTES: 20.370.57.344.663.0105.0 13.348.9 68.97.3 S78°49'36"W 155.42S25°38'21"W 280.26Δ=1°13'25"L=242.57R=11359.16N11°10'24"W 2 4 3 . 9 6 ???N78°48'54"E 81.312611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE126" SPRUCE118" SPRUCE106" SPRUCE96" SPRUCE28-8" ASH19" ASH38" ASH612" ASH710" APPLE812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONSW1.0SWPPP - EXISTINGCONDITIONS. .. .. .. .. .. .LEGEND:EXISTING LIGHTEXISTING GAS METEREXISTING MANHOLEEXISTING CATCH BASINEXISTING GATE VALVEEXISTING HYDRANTEXISTING GAS VALVEEXISTING ELECTRIC BOXEXISTING UNDERGROUND CABLEEXISTING UNDERGROUND ELECTRICEXISTING STOPBOXEXISTING GAS MAINEXISTING WATER MAINEXISTING STORM SEWERCITY OF ST. LOUIS PARK EROSION CONTROL NOTES:1. THIS PROJECT IS GREATER THAN ONE ACRE AND WILL REQUIRE ANMPCA NPDES PERMIT. AN EROSION CONTROL PERMIT IS ALSOREQUIRED FROM THE CITY OF ST. LOUIS PARK.2. SEE SHEETS SW1.0 - SW1.3 FOR ALL EROSION CONTROL NOTES,DESCRIPTIONS, AND PRACTICES.3. SEE GRADING PLAN FOR ADDITIONAL GRADING AND EROSIONCONTROL NOTES.4. CONTRACTOR IS RESPONSIBLE FOR SWPPP IMPLEMENTATION,INSPECTIONS, AND COMPLIANCE WITH NPDES PERMIT.SWPPP NOTES:48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 20.370.57.344.663.0105.0 13.348.9 68.97.3 S78°49'36"W 155.42S25°38'21"W 280.26Δ=1°13'25"L=242.57R=11359.16N11°10'24"W 2 4 3 . 9 6 ???N78°48'54"E 81.312611 IN" ASH2412" ASH234" CEDAR224" CEDAR214" CEDAR2012" APPLE1810" APPLE1710" APPLE28-8" ASH19" ASH38" ASH612" ASH812" MULBERRY1312" APPLE158" APPLE1612" APPLE1416" WILLOW510" ASH48" ASH12-10" BOXELDER10" ELM258" ASHCONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALNGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALREVISION SUMMARYDATEDESCRIPTIONSW1.1SWPPP - PROPOSEDCONDITIONS. .. .. .. .. .. .LEGEND:EXISTING LIGHTEXISTING GAS METEREXISTING MANHOLEEXISTING CATCH BASINEXISTING GATE VALVEEXISTING HYDRANTEXISTING GAS VALVEEXISTING ELECTRIC BOXEXISTING UNDERGROUND CABLEEXISTING UNDERGROUND ELECTRICEXISTING STOPBOXEXISTING GAS MAINEXISTING WATER MAINEXISTING STORM SEWERCITY OF ST. LOUIS PARK EROSION CONTROL NOTES:1. THIS PROJECT IS GREATER THAN ONE ACRE AND WILL REQUIRE ANMPCA NPDES PERMIT. AN EROSION CONTROL PERMIT IS ALSOREQUIRED FROM THE CITY OF ST. LOUIS PARK.2. SEE SHEETS SW1.0 - SW1.3 FOR ALL EROSION CONTROL NOTES,DESCRIPTIONS, AND PRACTICES.3. SEE GRADING PLAN FOR ADDITIONAL GRADING AND EROSIONCONTROL NOTES.4. CONTRACTOR IS RESPONSIBLE FOR SWPPP IMPLEMENTATION,INSPECTIONS, AND COMPLIANCE WITH NPDES PERMIT.SWPPP NOTES:48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALREVISION SUMMARYDATEDESCRIPTIONSW1.2SWPPP - DETAILS. .. .. .. .. .. .CURB INLET FILTERN T S1PROFILE6" MIN CRUSHED STONE75' MINIMUMPLANFINISHEDGRADETO CONSTRUCTION AREA35' RN T SSTABILIZED CONSTRUCTION ACCESSEXISTING UNDISTURBED ROADWAY35' R2'D''C''B''E''A'EROSION BLANKETN T S3SEDIMENT BIO-ROLL / COMPOST FILTER LOGN T S4SEDIMENT FENCEN T S548776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 ISSUE/SUBMITTAL SUMMARYDATE DESCRIPTION MISTER CAR WASH 8700 HIGHWAY 7, ST. LOUIS PARK, MN 900 BELVIEW ROAD, SOUTH HAVEN, MN 55382 KOEHLER ASSOCIATES LIMITED PARTNERSHIP PROJECT . .. .. .. .. .. .. .. .. .. .. .. .96*5657+6'56.17+52#4-/0CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-20039/4/15 CITY SUBMITTALREVISION SUMMARYDATEDESCRIPTIONSW1.3SWPPP - NARRATIVE. .. .. .. .. .. .KOHLER ASSOCIATES, LTD PARTNERSHIP900 BELVIEW ROADSOUTH HAVEN, MN 55382TBDSUPPLEMENTARY SITE SPECIFIC EROSION CONTROL NOTES:48776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.9/4/15 Planning Commission Meeting Date: February 17, 2016 Agenda Item #3C 3C. Microdistillery & Microdistillery Cocktail Rooms – Zoning Ordinance Amendment Case No.: 16-04-ZA Recommended Action: Chair to close public hearing. Motion to recommend approval of the Zoning Ordinance Amendment pertaining to Microdistilleries and Microdistillery Cocktail Rooms as recommended by staff. REQUEST: Staff is requesting an amendment to the Zoning Ordinance to: 1. Establish a Land Use Definition for Microdistilleries and Cocktail Rooms. 2. Allow a Microdistillery that produces up to 40,000 proof gallons per calendar year in the Business Park (BP), Industrial Park (IP), and General Industrial (IG) Zoning Districts as permitted with conditions. 3. Allow a Microdistillery in the BP and IP Zoning Districts to operate a Microdistillery Cocktail Room with conditions. BACKGROUND: St. Louis Park liquor license regulations: The City liquor license ordinance was amended in January of 2017 to create a license for microdistillery cocktail rooms and an off-sale license for microdistilleries. As a result of the new ordinance: A license for a microdistillery cocktail room may be issued with the following conditions: a. No single entity may hold both a microdistillery cocktail room and taproom license, and a cocktail room and taproom may not be co-located. b. A restaurant is not allowed at a microdistillery with a cocktail room license. A license for a Microdistillery off-sale may be issued with the following conditions: a. The license permits the sale of one 375 milliliter bottle per customer per day of product manufactured on site; b. Off-sale shall be limited to the legal hours for off-sale pursuant to City Code section 3-105; and c. No brand may be sold at the microdistillery unless it is available for distribution by wholesalers. State Statutes: Microdistilleries by state law are defined as producing less than 40,000 proof gallons of distilled spirits per calendar year. State law also allows cities to issue licenses for microdistillery cocktail rooms. The city ordinance adopted in January of 2016 is consistent with state statutes. Agenda Item No 3C –Microdistillery & Microdistillery Cocktail Room–Zoning Ordinance Amendment Page 2 Meeting Date: February 17, 2016 Existing distilleries: There are two distilleries in St. Louis Park. One is operating in the Steel Toe premises. It is a separate entity from Steel Toe Brewery, and cannot be issued a microdistillery cocktail room license at its present location due to the licensing condition prohibiting co-location of taprooms and microdistillery cocktail rooms. The second distillery is Hennepin Distillery, which is located on Cambridge Street in the General Industrial district. Under the proposed zoning regulations for microdistillery cocktail rooms, Hennepin could not be issued a microdistillery cocktail room license at its present location because it is located in the General Industrial district. Not allowing taprooms and microdistillery cocktail rooms in the General Industrial district was intentional for the following reasons: 1. Businesses in the General Industrial district are typically closed in the evening hours. 2. There is a considerable amount of outside storage of equipment and materials in this district. The outside storage creates the potential for trespassing, property damage or theft, or personal harm. 3. Uses such as a microdistillery cocktail rooms and taprooms are better co-located with similar uses such as restaurants, coffee shops, retail, and service uses. Such uses are typically located in visible and active areas which is consistent with the business park zoning district. 4. Taprooms and microdistillery cocktail rooms are allowed in the Industrial Park district because there are some commercial uses allowed in this district, and the Industrial Park districts is generally located in visible and well traffic areas of the city such as 36th Street between Wooddale Ave and Hwy 100, and the Beltline area. 5. General Industrial sites typically also have limited parking compared to Industrial Park and Business Park districts, and many General Industrial sites would not support the parking demand. Zoning Amendment: The proposed microdistillery ordinance is modeled after the brewery/taproom ordinance. Microdistilleries and microdistillery cocktail rooms are proposed to be allowed in the same manner as breweries and taprooms and with the same conditions. A summary of the proposed ordinance follows: 1. Staff is proposing to create the following land use definitions that would be amended into the zoning ordinance: Microdistillery means a distillery producing premium, distilled spirits in total quantity not to exceed 40,000 proof gallons in a calendar year. Microdistillery cocktail room. The on-sale sale of distilled liquor produced by the distiller on the premises of or adjacent to a microdistillery location owned by a distiller. 2. Currently we consider microdistilleries under the “manufacturing/processing” land use which is a permitted land use (Conditional Use Permit not required) in the Industrial Park and General Industrial Zoning Districts. Agenda Item No 3C –Microdistillery & Microdistillery Cocktail Room–Zoning Ordinance Amendment Page 3 Meeting Date: February 17, 2016 The proposed ordinance would create the Microdistilleries land use, and allow them in the General Industrial Zoning District as a permitted use. They are also proposed to be allowed in the Business Park and Industrial Park zoning districts as permitted with conditions and with the following conditions: 1. The microdistillery shall not produce more than 40,000 proof gallons in a calendar year. 2. In the Business Park district, up to 25% of the gross floor area of the microdistillery may be used for any combination of retail and a microdistillery cocktail room. 3. In the Industrial Park district, up to 15% of the gross floor area of the microdistillery may be used for any combination of retail and a microdistillery cocktail room. The 25% and 15% floor area limitations are already established in the Business Park and Industrial Park Zoning District for retail and service uses. Staff proposes to include the microdistillery cocktail room in the area limitation so that the total of all microdistillery cocktail room, retail and other accessory uses does not exceed the 25% or 15% limitation. Recommendation: Staff recommends approval of the attached amendment to the Zoning Ordinance pertaining to Microdistilleries and Microdistillery Cocktail Rooms. Attachments: Draft Zoning Amendment Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning and Zoning Supervisor Agenda Item No 3C –Microdistillery & Microdistillery Cocktail Room–Zoning Ordinance Amendment Page 4 Meeting Date: February 17, 2016 ORDINANCE NO.______ AN ORDINANCE AMENDING THE ST. LOUIS PARK ORDINANCE CODE RELATING TO ZONING BY AMENDING SECTIONS 36-4 DEFINITIONS, 36-233 BP BUSINESS PARK DISTRICT, 36-243 I-P INDUSTRIAL PARK DISTRICT, AND 36-244 I-G GENERAL INDUSTRIAL DISTRICT 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. 16-04-ZA). Sec. 2. The St. Louis Park Ordinance Code, Sections 36-4, 36-233, 36-243, and 36-244 are hereby amended by adding underscored language. Section breaks are represented by ***. *** Sec. 36-4. Definitions. *** Microdistillery means a distillery producing premium, distilled spirits in total quantity not to exceed 40,000 proof gallons in a calendar year. *** Microdistillery cocktail room. The on-sale sale of distilled liquor produced by the distiller on the premises of or adjacent to a microdistillery location owned by a distiller. *** Sec. 36-233. BP business park district. *** (c) Uses permitted with conditions. A structure or land in any BP district may be used for one or more of the following uses if it has a floor area ratio (FAR) of less than 1.0 and complies with the performance standards as stated in Section 36-232 and the conditions stated below: *** 13. Microdistillery. The conditions are as follows: a. The microdistillery shall not produce more than 40,000 proof gallons in a calendar year. b. Up to 25% of the gross floor area of the microdistillery may be used for any combination of retail and a microdistillery cocktail room. *** Sec. 36-243. I-P industrial park district. *** Agenda Item No 3C –Microdistillery & Microdistillery Cocktail Room–Zoning Ordinance Amendment Page 5 Meeting Date: February 17, 2016 (c) Uses permitted with conditions. A structure or land in an I-P district may be used for one or more of the following uses if its use complies with the conditions stated in section 36-242 and those specified for the use permitted in this subsection: *** (12) Microdistillery. The conditions are as follows: a. The microdistillery shall not produce more than 40,000 proof gallons in a calendar year. b. Up to 15% of the gross floor area of the microdistillery may be used for any combination of retail and a microdistillery cocktail room. *** Sec. 36-244. I-G general industrial district. *** (b) Permitted uses. The following uses are permitted in an I-G district. *** (15) Microdistillery. Sec. 3. The contents of Planning Case File 16-04-ZA are hereby entered into and made part of the public hearing record and the record of decision for this case. Sec. 4. This Ordinance shall take effect fifteen days after its publication. Public Hearing February 17, 2016 First Reading Second Reading Date of Publication Date Ordinance takes effect Adopted by the City Council Reviewed for Administration City Manager Mayor Attest: Approved as to Form and Execution: City Clerk City Attorney Planning Commission Meeting Date: February 17, 2016 Study Session Item #1 Planned Code Amendments – Subdivision Ordinance Description of Request: Staff is initiating amendments to the Subdivision Ordinance. The intent of the amendments are to update the design standards and make clarifications. Draft Amendments: A copy of the draft of the proposed changes is attached. Sections of the ordinance were presented to the commission on February 3, 2016. Comments were received, particularly about the proposed changes to the variance section. Staff referred the section to the City Attorney for additional review, and his comments will be forwarded to the commission at the study session. At the February 17, 2016 study session, staff will be presenting the remaining sections of the ordinance. A summary of those changes are summarized here: (Pg 7) Exemptions from the subdivision process. The ordinance currently exempts simple lot divisions from the normal subdivision process, meaning a lot that is split into no more than two lots can be processed administratively, and does not require a hearing before the planning commission and council approval. The ordinance does not outline a process for combining two parcels, or moving a property line between two parcels. The City Attorney has advised staff to administratively review and approve these proposals before they are submitted to Hennepin County by the property owner. Staff is proposing adding a process to the ordinance that identifies the criteria by which staff administratively approves combinations and property line adjustments along with simple lot splits. The proposed language outlines the same process and circumstances staff has been using when reviewing these requests. (Pg 31) Create the option for the property owner to pay cash contribution to sidewalk fund in lieu of constructing a sidewalk or trailway, at the City’s discretion (not the property owner’s). (Pg 40) Delete the erosion and sediment control requirements, and reference them in Chapter 12 of the City Code. (Pg 40) Delete the storm drainage requirements, and reference the Local Storm Water Management Plan (LSWMP), and city and Minnehaha Creek Watershed District policies. The following is a summary of the changes discussed at the February 3, 2016 study session: (Pg 9) Change regulations pertaining to subdivision variances. Current regulations state four criteria that must be met. Staff is proposing to change the language to say that five criteria shall be considered when evaluating subdivision variance requests. This change will allow the Planning Commission to continue to review variances in a more comprehensive manner, yet also allow the Planning Commission to review it in the context of the unique situation confronted by the applicant. This revision is consistent with the manner in which variances are reviewed in the zoning ordinance which recently went from a similar shall be met requirement to a shall be considered review. (Pg 28) Remove infrastructure design standards from the ordinance, and instead refer to the Engineering Director who will apply the City Engineering Department policies and templates. (Pg 30) Continue to require sidewalks, but require them to be installed as per approved sidewalk and trail plans and policies instead of requiring them on all street frontages. (Pg 39) Revise language requiring drainage/utility (D/U) easements. The ordinance currently requires D/U easements around the perimeter of all lots, and changes to this require a variance. Staff proposes to add an exception that allows the Engineering Director to reduce D/U easements to avoid excessive and unnecessary easements and to design easements in conjunction with development proposals and the City’s long-term plans for the area. (Pg 44) Reference the tree preservation regulations that are detailed in the landscaping section of the zoning ordinance. Next Step: Staff proposes to schedule a public hearing for the March 2, 2016 Planning Commission meeting. Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning and Zoning Supervisor Attachments: Draft Subdivision Ordinance Draft Subdivision Ordinance December 8, 2015 Page 1 Chapter 26 SUBDIVISIONS* Article I. In General Sec. 26-1. Short title. Sec. 26-2. Purpose of Cchapter. Sec. 26-3. Definitions. Sec. 26-4. Conformance with the Ccomprehensive Pplan. Sec. 26-5. Approvals necessary for acceptance of subdivision plats. Sec. 26-6. Conditions for recording. Sec. 26-7. Building permits. Sec. 26-8. Noise control requirement.Reserved. Sec. 26-9. Exceptions. Sec. 26-10. Conveyance by metes and bounds. Secs. 26-11--26-40. Reserved. Article II. Administration and Enforcement Sec. 26-41. Nonplatted subdivisions. Sec. 26-42. Subdivision Variances; planning commission recommendations; standards. Sec. 26-43. Violations; penalty. Sec. 26-44. Validity of Cchapter provisions. Sec. 26-45. Amendment process. Secs. 26-46--26-80. Reserved. Article III. Procedures for Filing and Review Sec. 26-81. Sketch plan.Reserved. Sec. 26-82. Preliminary plat. Sec. 26-83. Final plat. Sec. 26-84. Premature subdivisions. Secs. 26-85--26-120. Reserved. Article IV. Plat and Data Requirements Sec. 26-121. Sketch plan.Reserved. Sec. 26-122. Preliminary plat. Sec. 26-123. Final plat. Sec. 26-124. Address map.Reserved. Sec. 26-125. Engineering standards for final grading, development and erosion control plans. Secs. 26-126--26-150. Reserved. ---------- *Cross reference(s)--Buildings and building regulations, ch. 6; environment and public health, ch. 12; official map, § 21-31 et seq.; utilities, ch. 32; vegetation, ch. 34; zoning, ch. 36. State law reference(s)--Authority to regulate subdivisions, M.S.A. § 462.358. Draft Subdivision Ordinance December 8, 2015 Page 2 26:1 St. Louis Park City Code SUBDIVISIONS Article V. Design Standards Sec. 26-151. Consistency. Sec. 26-152. Blocks and lots. Sec. 26-153. Streets and alleys. Sec. 26-154. Easements. Sec. 26-155. Erosion and sediment control. Sec. 26-156. Storm drainage. Sec. 26-157. Protected areas. Sec. 26-158. Park and trail dedication requirements. Sec. 26-159. Tree preservation.Reserved. Sec. 26-160. Minimum design features. Secs. 26-161--26-190. Reserved. Article VI. Required Basic Improvements Sec. 26-191. General provisions. Sec. 26-192. Monuments. Sec. 26-193. Street improvements. Sec. 26-194. Future street improvements. Sec. 26-195. Sanitary sewer and water distribution improvements. Sec. 26-196. Public and private utilities. Sec. 26-197. Election by city to install improvements. Sec. 26-198. Railroad crossings. Draft Subdivision Ordinance December 8, 2015 Page 3 26:2 St. Louis Park City Code SUBDIVISIONS § 26-3 ARTICLE I. IN GENERAL Sec. 26-1. Short title. This Cchapter shall be known as the Subdivision Ordinance of the City of St. Louis Park, and will be referred to as "this Cchapter." (Code 1976, § 14-900) Sec. 26-2. Purpose of this Cchapter. In order to safeguard the best interests of the city and to assist the subdivider in harmonizing the subdivider's interests with those of the city at large, the following regulations are adopted so that the adherence to such regulations will bring results beneficial to both parties. It is the purpose of this Cchapter to make certain regulations and requirements for the platting of land within the city pursuant to the authority contained in the state statutes, which regulations the city council deems necessary for the health, safety and general welfare of this community. (Code 1976, § 14-901) Sec. 26-3. Definitions. The following words, terms and phrases, when used in this Cchapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning. Words and terms not defined in this section shall have the same meaning as described in the Chapter 36 - zoning chapter of this Code. Base lot means a lot meeting all the specifications within its zoning district prior to being divided into a two-family or cluster housing subdivision. Block means an area of land within a subdivision that is entirely bounded by streets, or by streets and the entire boundaries of the subdivision, or a combination of such streets and subdivision boundaries with a river or lake, public park, railroad rights-of-way or municipal boundaries. Centerline gradient means the distance vertically from the horizontal in feet and tenths of a foot for each 100 feet of horizontal distance measured at the street centerline. Combination means the joining of two or more parcels. Comprehensive Pplan means the group of maps, charts and texts adopted by the city council as required by the Metropolitan Land Planning Act that make up the comprehensive long range plan of the city. Design standards means the specifications in this Cchapter for the preparation of plats, both preliminary and final, indicating, among other things, the required minimum or maximum dimensions of such items as rights-of-way, blocks, easements and lots. Draft Subdivision Ordinance December 8, 2015 Page 4 Final plat means a drawing or map of a subdivision, approved by the city council and in such form as required by the county for the purpose of recording. Lot means a parcelportion of land created by a platted subdivision for the purpose, whether immediate or future, of transfer of ownership or possession, or for building development which is described by a lot number, block number and subdivision name which is on file with the register of deeds of the county. Lot area, minimum, means the minimum lot area required by the Chapter 36-zoning chapter of this Code. Lot improvement means any building, structure, work of art, or other object, or improvement of the land constituting a physical betterment of real property, or any part of such betterment, or any grading of the lot to prepare for the construction of a building. Certain lot improvements shall be properly bonded as provided in the regulations of this chapter. LSWMP, means the City’s Local Surface Water Management Plan which is on file at the City Engineer’s office. Marginal access street means a local street which is parallel to and adjacent to a major thoroughfare or a railroad right-of-way and which provides access to abutting properties. Outlot means a lot remnant or parcel of land, which is intended as open space, drainage or other use, for which no private development is intended. Boundary changes of an outlot shall not be permitted except by replat. Outlot means a parcel of land subject to future platting prior to development, or a parcel of land which is designated for public or private open space, right-of-way, utilities or other similar purpose. Parcel means a legally defined section of land. Parks and playgrounds means public land and open spaces in the city dedicated or reserved for passive or active recreation purposes. Pedestrianway means a public right-of-way, public easement or private easement to provide access for pedestrians. Phased subdivision application means an application for subdivision approval where the subdivider, pursuant to a specific plan proposes to immediately subdivide the property but will develop it in one or more individual phases over a period of time. A phased subdivision application may include an application for approval of, or conversion to, horizontal or vertical condominiums, nonresidential development projects, planned unit developments, mixed-use projects and residential developments. Plat means the drawing or map of a subdivision prepared for filing of record pursuant to M.S.A. ch. 505 and containing all elements and requirements set forth in this Cchapter. Preliminary plat means a tentative drawing or map of a proposed subdivision meeting the requirements enumerated in this Cchapter. Preliminary plat application means an application submitted to the city in accordance with the provisions enumerated in this Cchapter. Draft Subdivision Ordinance December 8, 2015 Page 5 Premature subdivision means an application for subdivision which cannot be approved until other services are installed or improvements are made to the land. Property line adjustment, means rearranging one or more property lines in such a way that parcels are neither created nor eliminated. Protective covenants means contracts made between private parties as to the manner in which land may be used, with the view to protecting and preserving the physical and economic integrity of any given area. Public improvement means any drainage ditch, roadway, parkway, sidewalk, pedestrianway, tree, lawn, off-street parking area, lot improvement or other facility for which the city may ultimately assume the responsibility for maintenance and operation, or which may affect an improvement for which local government responsibility is established. Replat means the combination, recombination or division of one or more lotsparcels or tracts of land which involves land which has previously been platted and which is on file of record with the county pursuant to M.S.A. ch. 505. Any replat unless specifically exempted shall be required to meet all of the requirements of this Cchapter. Right-of-way width means the shortest distance between lines of parcelslots or easements delineating the street rights-of-way. Setback means the shortest distance between a building and the property line nearest thereto. Simple division means the subdivision of a lot or tract into no more than two lots or tracts. Single-family attached housing means cluster housing, duplexes, or townhouses where each unit has a separate entrance and each unit is located on a separate parcel. Sketch plan means a plan, drawn to scale, which indicates the placement of proposed lots, streets, and building pads for the purpose of identifying requirements and limitations imposed by this chapter, the zoning chapter, and other city ordinances as related to the subdivision of property. Steep slope means a natural topographic feature with an average slope of at least 30%. Street width means the shortest distance between face of curb and face of curb, or if a surmountable curb, the shortest distance between the lowest point of each curb on opposite sides of the street. Subdivider means any individual, firm, association, syndicate, copartnership, corporation, trust or other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the land under this Cchapter. Subdivision means the separation of an area, parcel or tract of land under single ownership into two or more parcels, tracts, lots, or long term leasehold interests, where the creation of the leasehold interest necessitates the creation of streets, roads or alleys, for residential, commercial, industrial or other use, or any combination thereof, except those separations: (1) Where all the resulting parcels, tracts, lots or interests will be 20 acres or larger in size and 500 feet in width measured along an existing right-of-way for residential uses and Draft Subdivision Ordinance December 8, 2015 Page 6 five acres or larger in size and 300 feet in width measured along an existing right-of- way for commercial and industrial uses; or (2) Creating cemetery lots; (3) Resulting from court orders, or the adjustment of a lot line by the relocation of a common boundary. Any division of land so decreed which does not meet zoning chapter the requirements of Chapter 36-zoning for lot area, lot width, or which does not have the required frontage on a public right-of-way is not a buildable parcellot. Subdivision variance means a variance to design provisions of this Cchapter, but not to provisions of Chapter 36-zoning. of the zoning chapter. Townhouses means dwelling units attached in a single structure, each having a separate private entrance from the exterior of the structure (also see the zoning chapter description for cluster housing). Tract means a parcel created by a registered land survey which is described by a tract designation and a Registered Land Survey Number which is on file with the register of deeds of the county. Unit lots means lots created from the subdivision of a two-family dwelling or a townhouse having different minimum lot size requirements than the conventional base lot within the zoning district. Sec. 26-4. Conformance with the Ccomprehensive Pplan. No subdivision shall be approved by the city council which does not conform to the land use designations, objectives, policies or goals of the Ccomprehensive Pplan. Sec. 26-5. Approvals necessary for acceptance of subdivision plats. Before any plat shall be recorded or be of any validity, it shall be referred to the city planning commission for recommendation and approval by the city council as having fulfilled the requirements of this Cchapter. Sec. 26-6. Conditions for recording. No plat of any subdivision shall be entitled to be recorded in the county recorder's office or have any validity until the plat thereof has been prepared, approved and acknowledged in the manner prescribed by this Cchapter and a resolution approving the final plat has been filed with the county. Sec. 26-7. Building permits. No building permits shall be issued by the city for the construction of any building, structure or improvement to the land or to any parcellot in a subdivision, until all requirements of this Cchapter have been fully complied with. No building permits shall be issued for any outlot, except a building permit for public structures if the parcel is in public ownership. Sec. 26-8. Noise control requirement. Reserved. A subdivision may not be approved that would violate Minnesota Rules, chapter 7030. Draft Subdivision Ordinance December 8, 2015 Page 7 Sec. 26-9. Exceptions. Combinations, simple divisions, and property line adjustments. Combinations, simple divisions, and property line adjustments shall follow the application and procedures required by this Chapter for a subdivision unless exempted by this Section in which case the application and procedure for exempt combinations, simple divisions and property line adjustments shall be followed. The following land subdivisions are exempt from articles III and IV of this chapter. Upon request, the zoning administrator shall, within ten days, certify that a proposed subdivision is exempt. (1) Exempt subdivisions. Divisions of land are exempt if all of the following conditions are met: a. The land involved has been previously platted into lots and blocks and is designated in a subdivision plat on file and of record in the office of the county register of deeds or registrar of titles. b. The division involves no more than two previously platted lots. c. The division will not cause the land or any structure on the land to be in violation of this chapter, the zoning chapter of this Code or the building code. d. The subdivision will not involve any new street or road, or the extension of municipal facilities, or the creation of any public improvement. e. The subdivision will not involve any outlot. f. The purpose of the division is to divide a single parcel into two parcels. (2) Procedure for exempted subdivisions. The owners of such lots to be subdivided shall file with the zoning administrator a certificate of survey of the lots to be divided, and pay the required fee, plus any required park dedication. Such certificate of survey shall show the dimensions of the lots, as measured upon the recorded plan, the area of the lots, all corner elevations, all existing structures, including dimensions to existing and proposed property lines, all visible encroachments, all easements of record, and their proposed division. A written description of the separately described tracts which will result from the proposed division shall be included on the survey. If the proposed subdivision complies with all of the requirements of this section, it will be approved by the director of inspections, the planning manager, and the city assessor and forwarded to the county for filing. (a) Exemption. Applications for combinations, simple divisions and property line adjustments shall be exempt from articles III and IV of this Chapter if the following conditions are met: (1) A simple division will result in no more than one additional lot or tract. (2) A combination will combine no more than two parcels. (3) A property line adjustment will relocate a property line without increasing or decreasing the number of parcels. (4) The land involved has been previously subdivided by plat or Registered Land Survey and is on file and of record in the office of the county register of deeds or registrar of titles. (5) The application will not cause the parcel or any structure on the parcel to be in violation of this Code or the building code. Draft Subdivision Ordinance December 8, 2015 Page 8 (6) With the exception of sidewalks or trails, the application will not involve the construction of any new street or road, or the extension of municipal facilities, or the creation of any public improvement. (7) The application does not involve an outlot. (b) Applications. Applications for exempt combinations, simple divisions, and property line adjustments shall include the following: (1) A completed application and payment of the required application fee. (2) Certificate of survey, showing at a minimum: a. Dimensions of the existing and proposed parcels. b. The area of the existing and proposed parcels. c. All corner elevations. d. All existing structures, including dimensions to existing and proposed property lines. e. All visible encroachments. f. All easements of record. g. The proposed division. h. The legal description of the existing and proposed parcels. (3) A copy of the deed or title of the property. (c) Review. Applications for exempt combinations, simple divisions, and property line adjustments will be deemed complete when they contain all the required information. Complete applications will be approved by the Director of Inspections, the Planning Supervisor, the Engineering Director, and the City Assessor. Approved applications will be forwarded to the county for filing. Sec. 26-10. Conveyance by metes and bounds. No land shall be conveyedance of land in which the land conveyed is described by metes and bounds or by reference to an unapproved registered land survey made after April 21, 1961, or to an unapproved plat made after March 8, 1957. The provision of this section does not apply to the conveyance if the land described: (a) The provision of this section does not apply to the conveyance if the land described: (1) Was a separate parcel of record on March 8, 1957; (2) Was the subject of a written agreement to convey entered into prior to March 8, 1957; (3) Was a separate parcel of not less than 2 1/2 acres in area and 150 feet in width on January 1, 1966; (4) Was a separate parcel of not less than five acres in area and 300 feet in width on July 1, 1980; (5) Is a single parcel of commercial or industrial land of not less than five acres and having a width of not less than 300 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than five acres in area or 300 feet in width; or (6) Is a single parcel of residential or agricultural land of not less than 20 acres and having a width of not less than 500 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than 20 acres in area or 500 feet in width. (b) In any case in which compliance with the foregoing restrictions will create an unnecessary hardship and failure to comply does not interfere with the purpose of the subdivision regulations, the Draft Subdivision Ordinance December 8, 2015 Page 9 platting authority may waive such compliance by adoption of a resolution to that effect and the conveyance may then be filed or recorded. Secs. 26-1110--26-40. Reserved. ARTICLE II. ADMINISTRATION AND ENFORCEMENT* Sec. 26-41. Nonplatted subdivisions. (a) Registered land surveys. All registered land surveys in the city shall be presented to the planning commission in the form of a preliminary plat in accordance with the standards set forth in this Cchapter for preliminary plats, and the planning commission shall first approve the arrangement, sizes and relationships of proposed tracts in such registered land surveys, and tracts to be used as easements or roads should be so conveyed to the city. Unless a recommendation and approval have been obtained from the planning commission and city council, respectively, in accordance with the standards set forth in this Cchapter, building permits will be withheld for buildings on tracts which have been so subdivided by registered land surveys, and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts unless so approved. (b) Conveyance by metes and bounds. No division of one or more parcels in which the land conveyed is described by metes and bounds shall be recorded if the division is a subdivision. Building permits will be withheld for buildings or tracts which have been subdivided and conveyed by this method and the city may refuse to take over tracts as streets or roads or to improve, repair or maintain any such tracts. (b) Subdivision by metes and bounds. Properties described by metes and bounds shall only be further subdivided by plat. A subdivision described by metes and bounds shall not be approved by the City or recorded at the County. Building permits will be withheld for buildings on tracts which have been subdivided without City approval, and the city may refuse to take over tracts or to improve, repair or maintain any improvements on such tracts. Sec. 26-42. Subdivision Variances; planning commission recommendations; standards. (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: (a) Findings. The planning commission may recommend a variance from the minimum standards of this Chapter when, in its opinion, practical difficulties may result from strict compliance. The Planning Commission may not recommend a variance to a procedural provision of this Chapter, or use this provision to recommend a variance to a zoning regulation. In recommending a variance, the commission shall consider: Draft Subdivision Ordinance December 8, 2015 Page 10 (1) 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. (21) There are sSpecial circumstances or conditions affecting the property such that the strict application of the provisions of this Cchapter would deprive the applicant/owner of the reasonable use of the land. (32) The impact the variance will have on the public health, safety and welfare of The granting of the variance will not be detrimental to the public health, safety and welfare or injurious to other property in the vicinity territory in which the property is situated. (43) Topography, drainage or other naturally occurring characteristics of the land that result in a practical difficulty preventing the land from being used in a manner typical of land within the vicinity. The variance is to correct inequities resulting from an extreme physical hardship such as topography, etc. (5 4) The variance is not contrary to the intent of the Ccomprehensive Pplan. (b) Prescribing Conditions. The Planning Commission and City Council may prescribe any conditions that it deems necessary or desirable for the public interest. (c) City Council Action. After considerations of the planning commission recommendations, the city council may grant variances, subject to subsections (a)(1)--(a)( 45) of this section. (d) Expiration. A variance approved under this section shall expire without further action by the city at such time as the related preliminary plat and/or final plat approval expires. (b) Procedures. (1) Requests for a variance from this chapter shall be filed with the community development director on an application form provided by the city. Such application shall be accompanied by a fee as established by the city council. Such application shall also be accompanied by ten copies of detailed written and graphic materials necessary for the explanation of the request. (2) Upon receiving such application, the community development director shall set a date for a public hearing to coincide with the public hearing for preliminary plat at the planning commission. Notice of such hearing shall be published in the official newspaper at least ten days prior to such hearing, and individual property notices shall be mailed not less than ten days nor more than 30 days prior to the hearing to all owners of property within 500 feet of the parcel included in the request. (3) The community development director shall refer the application, along with all related information and report, to the city planning commission along with the request for a preliminary plat. (4) The applicant or a representative thereof shall appear before the planning commission in order to answer questions concerning the proposed variance request during the public hearing. Draft Subdivision Ordinance December 8, 2015 Page 11 (5) The planning commission and city staff shall have authority to request additional information from the applicant concerning the variance or to retain expert testimony with the consent and at the expense of the applicant concerning such variance where such information is declared necessary to ensure preservation of health, safety and general welfare. (6) Within 30 days after the public hearing, the planning commission shall make recorded findings of fact recommending approval or denial of the variance request, together with any conditions of approval it considers necessary to carry out the intent and purpose of this chapter and to protect the public health, safety and welfare. (7) The city council shall not grant a variance until it has received a report from city staff and recommendation from the planning commission or until 60 45 days after the first regular planning commission meeting at which the request was considered. (8) Upon receiving the report and recommendation of the planning commission and city staff, the city council shall place the report and recommendation on the agenda for the next regular meeting or the next meeting at which the preliminary plat is considered. Such reports and recommendations shall be entered in and made part of the permanent written record of the city council meeting. (9) Upon receiving the report and recommendation of the planning commission and city staff, the city council shall make a recorded finding of fact and impose any conditions it considers necessary to protect the public health, safety and welfare. (10) The city council shall decide whether to approve or deny a request for a variance within 30 days after the first regular city council meeting at which the request was considered. (11) A variance of this chapter shall be by majority vote of the full city council. Sec. 26-43. Violations; penalty. (a) Sale of parcelslots from unrecorded plats or registered land surveys. It shall be a misdemeanor to sell, trade or otherwise convey any lot or parcel of land as a part of any registered land survey, plat or replat of any subdivision or area located within the city unless such registered land survey, plat or replat shall have first been recorded in the office of the recorder of the county. (b) Receiving or recording unapproved subdivisionsplats. It shall be unlawful for a private individual to receive or record in any public office any plans, registered land surveys, or plats of land laid out in building lots and streets, alleys or other portions of the same intended to be dedicated to public or private use, or for the use of purchasers or owners of lots fronting on or adjacent thereto, and located within the city, unless the same shall bear thereon, by endorsement or otherwise, the approval of the city council. (c) Misrepresentations. It shall be a misdemeanor for any person owning an addition or subdivision of land within the city to represent that any improvement upon any of the streets, alleys or avenues of such addition or subdivision or any sewer in such addition or subdivision has been constructed according to the plans and specifications approved by the city council, or has been supervised or inspected by the city, when such improvements have not been so constructed, supervised or inspected. Draft Subdivision Ordinance December 8, 2015 Page 12 (d) Penalty. Anyone violating any of the provisions of this Cchapter shall be guilty of a misdemeanor. Each day during which compliance is delayed shall constitute a separate offense. Sec. 26-44. Validity of Cchapter provisions. (a) Separability. If any section, subsection, sentence, clause or phrase of this Cchapter is for any reason to be invalid, such decision shall not affect the validity of the remaining portion of this Cchapter. (b) Failure to receive notices. Failure of a property owner to receive a notice shall not invalidate any proceedings as set forth within this Cchapter. Sec. 26-45. Amendment process. No amendment to this Cchapter shall occur without review and recommendation of the planning commission. Secs. 26-46--26-80. Reserved. ARTICLE III. PROCEDURES FOR FILING AND REVIEW Sec. 26-81. Sketch plan. (a) Purpose. In order to ensure that the all applicants are is informed of the procedural requirements and minimum standards of this Cchapter, and the requirements or limitations imposed by other city ordinances, plans and/or policies, prior to the preparation of a preliminary plat, the all applicants shall may present a sketch plan to the community development director prior to submitting an application for a preliminary plat. Similarly, the Community Development Director may require the submission of a sketch plan prior to the submission of a preliminary plat application. (b) Application. Submission of a subdivision sketch plan shall not constitute formal application for plat approval. Approval of the sketch plan shall not be considered binding in regard to subsequent plat review. The Ccommunity Ddevelopment Ddirector, notably in the case of multiphased projects, shall have the authority to refer the sketch plan to the planning commission and/or city council for review and comment. (1) The sketch plan submission shall include, but not be limited to, the following: a. SixAt least 2 copies, and one digital copy of the plat sketch plan at a scale of one inch equals 100 feet or less. The city may require that the sketch plan be provided in metric at a scale not smaller than 1:1200. b. An 8 1/2-inch x 11-inch or 11-inch x 17-inch reduction of the sketch plan. c. Payment of plan review fee. d. Escrow deposit to pay review costs of city staff and consultants. (2) The community development director shall review the sketch plat and respond to the applicant within ten business days for a single phase project and 30 calendar days for a multiphased project. Draft Subdivision Ordinance December 8, 2015 Page 13 Sec. 26-82. Preliminary plat. (a) Filing. At least six Sixteen copies, and one digital copy of the preliminary plat, as specified by section 26-122 at a scale not less than one inch equals 100 feet and one set of reductions no larger than 11 inches x 17 inches shall be submitted to the Ccommunity Ddevelopment Ddirector. The city may require that plans be submitted in metric at a scale not smaller than 1:1200. The subdivider shall also submit mailing labels for all of property owners located within 500 feet of the subject property obtained from and certified by the county auditor's office. The required filing fees, as established by city council resolution, shall be paid, and any necessary applications for variances from the provisions of this Cchapter shall be submitted with the required fee. The preliminary plat application shall be deemed complete when all the information requirements are complied with. (b) Hearing. The planning commission shall hold a public hearing. Notice of the hearing shall consist of a legal property description and description of request and shall be published in the official newspaper of the city at least ten days prior to the hearing. Written notification of the hearing shall be mailed at least ten days prior to all owners of land within 500 feet of the boundary of the property in question. The planning commission shall conduct the hearing and report its findings and make recommendations to the city council. (c) Technical assistance reports. Upon submission of a complete application for a preliminary plat, the Ccommunity Ddevelopment Ddirector shall immediately forward one copy of the plat to the director of public worksEngineering Director, director of inspections, Ffire Cchief, Ppolice Cchief and to the Ccity Aattorney for examination. Written reports or comments shall be made to the community development director. Such reports shall state recommendations for approval or disapproval of the preliminary plat and what changes are necessary or desirable to make such preliminary plat conform to the requirements of this Cchapter coming within the jurisdiction of such officer or department. (d) Review by other commissions or jurisdictions. The Ccommunity Ddevelopment Ddirector shall refer copies of the preliminary plat to the parks and recreation commission, Minnehaha Creek Watershed District, utility companies, other public service agencies, county, metropolitan, state or other public jurisdictions for their review and comment, where appropriate and when required. (e) Planning commission action. The planning commission shall make a recommendation to the city council following the close of the public hearing. If the planning commission has not acted upon the preliminary plat within 45 days following official receipt by the city of a preliminary plat application, completed in compliance with this Cchapter, the city council may act on the preliminary plat without the planning commission's recommendation. (f) City council action. (1) The city council shall approve or disapprove the preliminary plat within 120 days following receipt by the city of an application for a preliminary plat completed in compliance with this Cchapter unless an extension of the review period has been agreed to by the applicant. If a motion for approval of the preliminary plat fails, the preliminary plat shall be considered denied. The city council may impose conditions and restrictions on the preliminary plat which are deemed appropriate. (2) If the preliminary plat is not approved by the city council, the reasons for such action shall be recorded in the proceedings of the city council. If the preliminary plat is approved, such approval shall not constitute final acceptance of the design. Subsequent Draft Subdivision Ordinance December 8, 2015 Page 14 approval of the final plat by the city council will be required, including approval of the engineering proposals and other features and requirements as specified by this Cchapter to be indicated on the final plat. The city council may require such revisions in the preliminary plat and final plat as it deems necessary for the health, safety, general welfare and convenience of the city. (3) If the preliminary plat is approved by the city council, the subdivider must submit the final plat within 180 90 days after such approval or approval of the preliminary plat shall be considered void, unless a request for time extension is submitted in writing within 180 90 days and approved by the city council. Sec. 26-83. Final plat. (a) Filing. After the preliminary plat has been approved, the final plat shall be submitted for review as set forth in this section. At least three Ten copies, and one digital copy of the final plat at a scale no smaller than one inch equals 100 feet, plus one reduction no larger than 11 inches x 17 inches shall be submitted to the Ccommunity Ddevelopment Ddirector for distribution to appropriate city staff, the planning commission and the city council. The city may require that the final plat be submitted in meters at a scale no smaller than 1:1200. The final plat application shall be deemed complete when all the information requirements, documents and applicable fees enumerated in this Cchapter have been submitted. (b) Staff review. The city staff shall examine the final plat and prepare a recommendation to the planning commission. (c) Planning commission review. The planning commission shall review the final plat within 30 days of the submittal of a complete application. The planning commission shall review the final plat for conformance with the preliminary plat and shall make recommendation to the city council. (d) Approval by the city council. If accepted by the city council, the final plat shall be approved by resolution, which resolution shall provide for the acceptance of all agreements for basic improvements, public dedication and other requirements as indicated by the city council. If denied, the grounds for any refusal to approve a plat shall be set forth in the proceedings of the city council. If a motion for approval of the final plat fails, the final plat shall be considered denied. (e) Special assessments. When any existing special assessments which have been levied against the property described shall be divided and allocated to the respective parcellots in the proposed subdivisionplat, the city assessor shall estimate the clerical cost of preparing a revised assessment roll, filing the same with the county auditor, and making such division and allocation, and upon approval by the city council of such cost, the same shall be paid to the Ccity Cclerk before the final subdivisionplat approval. If the final subdivisionplat is denied, 100 percent of these costs shall be reimbursed to the applicant. (f) Recording final subdivisionplat. If the final plat is approved by the city council, the subdivider shall record it with the county recorder within one year six months after the approval or the approval of the final plat shall be considered void,. At any time, before or after the one year expiration date, the subdivider may request an extension. The request for extension shall be reviewed by the City Council. If approved, the City Council shall establish a new deadline for recording the plat. If denied, then the plat shall be considered void, and extensions shall no longer be considered. unless a request for time extension is submitted in writing prior to the six-month deadline and approved by the city council. Draft Subdivision Ordinance December 8, 2015 Page 15 The subdivider shall, immediately upon recording, furnish the Ccity Cclerk with a print and reproducible tracing of the final plat showing evidence of the recording. The subdivider shall also provide a copy of the final plat on disc in an electronic data format. No building permits shall be let for construction of any structure on any lot in the plat until the city has received evidence of the plat being recorded by the county. In addition, no erosion control permits shall be issued and no utility work or public improvements shall begin until the city has received evidence of the filing of such final plat, or all of the following conditions have been met: (1) The final plat is approved by the city council. (2) A developer's agreement is executed and financial security is in place as required. (3) A final grading plan is approved by the Engineering Ddepartment. (4) An erosion and sediment control plan is approved by the public worksEngineering Ddepartment. (5) A final tree replacement and preservation plan is approved by staff as required. (6) If utility work is requested, final utility plans are approved by the inspections and public worksEngineering Ddepartment. (7) If construction of public utilities is requested, final construction documents are approved by the public worksEngineering Ddepartment. (8) The city receives a copy of the watershed district permit approving the project. Furthermore, that the developer shall accept all risk associated with site work undertaken prior to recording of the final plat, and that any trees removed shall be replaced in accordance with the city's tree replacement and protection preservation ordinance, regardless of whether the site is developed. (g) Recording final plats of multiphased plats. If a preliminary plat is final platted in stages, unless otherwise provided in the development agreement, all stages must be final platted into lots and blocks, not just outlots, within two years after the preliminary plat has been approved by the city council or the preliminary plat of all phases not so final platted within the two-year period shall be void. (h) Simultaneous filing. The city may agree to review the preliminary and final plats simultaneously. Sec. 26-84. Premature subdivisions. (a) Deemed premature. Any subdivision deemed premature pursuant to the criteria listed in this section shall be deemed an incomplete application and shall be denied by the city council. (b1)Condition establishing premature subdivisions. A subdivision shall be deemed premature should any of the following provisions exist: (1)a. Lack of adequate drainage. A condition of inadequate drainage shall be deemed to exist if the proposed subdivision does not conform to the city's LSWMPwater resource management plan. Draft Subdivision Ordinance December 8, 2015 Page 16 (2)b. Lack of adequate water supply. A proposed subdivision shall be deemed to lack an adequate water supply if the proposed subdivision does not have adequate sources of water to serve the proposed subdivision if developed to its maximum permissible density without causing an unreasonable depreciation of existing water supplies for surrounding areas. (3)c. Lack of adequate roads or highways to serve the subdivision. A proposed subdivision shall be deemed to lack adequate roads or highways to serve the subdivision when: a1. Roads which serve the proposed subdivision are of such a width, grade, stability, vertical and/or horizontal alignment, site distance, and surface condition that an increase in traffic volume generated by the proposed subdivision would create a hazard to public safety and general welfare, or seriously aggravate an already hazardous condition, or when, with due regard to the advice of the county and/or the state department of transportation, as appropriate, such roads are inadequate for the intended use. b2. The traffic volume generated by the proposed subdivision would create unreasonable roadhighway congestion or unsafe conditions on roadshighways existing at the time of the application or proposed for completion within the next two years. c3. The traffic volumes generated by the proposed subdivision exceed those established by any joint powers agreements with other jurisdictions or the travel demand management districts established in Chapter 36 – zoning of this code. the city's zoning chapter. (4)d. Lack of adequate sanitary sewer systems. A proposed subdivision shall be deemed to lack adequate waste disposal systems if there is inadequate sewer capacity in the present system to support the subdivision if developed to its maximum permissible density after reasonable sewer capacity is reserved for schools, planned public facilities, and commercial and industrial development projected for the next five years. (5)e. Inconsistency with capital improvement plans. A proposed subdivision shall be deemed inconsistent with capital improvement plans when improvements and/or services necessary to accommodate the proposed subdivision have not been programmed in the city, the county or other regional capital improvement plans. The city council may waive this criteria when it can be demonstrated that a revision to capital improvement programs can be accommodated or the subdivider agrees to provide the needed improvements. (c2) Regional system service inadequacies. (1)a. Existing conditions. A subdivision may be deemed premature if any of the following conditions set forth are found to exist: a1. The regionally controlled metropolitan sanitary sewer interceptors or wastewater treatment facilities are classified as having inadequate capacity to provide service within the standards of recognized public health and safety. b2. Regional transportation systems are deemed as inadequate to provide service levels within standards of recognized public safety. Draft Subdivision Ordinance December 8, 2015 Page 17 c3. Storm drainage systems under the jurisdiction of regional watershed districts, the Army Corps of Engineers, the state department of natural resources, state department of transportation, or other such responsible jurisdictions are inadequate to provide service levels within standards of recognized public health and safety or any required permits are denied by these jurisdictions. (2)b. City liability exemption. The city shall be exempted from any liability associated with the preliminary plat, final plat, development agreement or building permit denials, based upon factors and conditions related to regional governmental agency and unit jurisdictions and related service inadequacies. (d3)Burden of establishing. The burden shall be upon the applicant to show that the proposed subdivision or development is not premature. Secs. 26-85--26-120. Reserved. ARTICLE IV. PLAT AND DATA REQUIREMENTS Sec. 26-121. Sketch plan. (a) Sketch plan. Sketch plans shall contain, at a minimum, the following information: (1) Plat boundary. (2) North arrow. (3) Scale. (4) Street layout on and adjacent to the plat. (5) Designation of land use and current or proposed zoning. (6) Significant topographical or physical features. (7) General lot locations and layout. (b8) Preliminary evaluation. Determination by the Community Development Director Preliminary evaluation by the applicant that the subdivision is not classified as premature based upon criteria established in section 26-84. Sec. 26-122. Preliminary plat. (a) Preliminary plat submittal. The subdivider shall prepare and submit an application for all phases of the proposed subdivision that includes the preliminary plat drawing, preliminary utility plan, preliminary grading plan and preliminary tree preservation plan, together with any necessary supplementary information, mailing labels and required fees. The plans shall display dimensions in English and, if required, metric, and shall contain the information set forth in the subsections which follow: (b) Preliminary plat application. The following must accompany the preliminary plat drawing at the time of application: Draft Subdivision Ordinance December 8, 2015 Page 18 (1) Identification of portions of property that are registered (torrens). A copy of the certificate of title shall accompany the preliminary plat application. (2) Names and addresses of all persons having property interest and names, addresses, and registration numbers of: a. The developer; b. Architect; c. Landscape architect; d. Engineer; and e. Surveyor. (c1)Preliminary plat drawing. (1)a. Legal description of lands to be subdivided. (2)b. Proposed name of subdivision; names shall not duplicate or too closely resemble names of existing subdivisions within the county. (3)c. Location of boundary lines in relation to a known section, quarter section or quarter- quarter section lines comprising a legal description of the property. (4)d. Graphic scale of plat, not less than one inch to 100 feet or in metric, 1:1200. (5)e. Date and north arrow. (6)f. Existing conditions: a1. Boundary lines, boundary line dimensions, and total acreage of proposed plat, clearly indicated. b2. Existing zoning classifications for land within and abutting the subdivision, including shoreland zoning boundaries or overlay zoning districts, if applicable. c3. The boundaries of any wetlands or floodplains within the proposed plat, clearly indicated. d4. Location, widths and names of all existing or previously platted streets or other public ways, showing type, width and condition of improvements, if any, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements and section and corporate lines within the parceltract and to a distance of 150 feet beyond the parceltract. e5. Boundary lines of adjoining unsubdivided or subdivided land, within 150 feet, identified by plat name or ownership, including all contiguous land owned or controlled by the subdivider. (7)g. Proposed design features: a1. Layout of proposed streets showing the right-of-way widths, centerline gradients, typical street sections, and proposed names of streets. The name of any street heretofore used in the city or its environs shall not be used unless the proposed street is a logical extension of an already named street, in which event the same name shall be used. The proposed street name shall not include the word "park." The city council may reject any proposed street name it deems inappropriate. b2. Locations and widths of proposed alleys and pedestrianways. c3. Location, dimension and purpose of all existing and proposed easements, both public and private. d4. Layout, numbers, lot areas and lineal dimensions of lots and blocks, to a degree of accuracy necessary to determine zoning chapter compliance with Chapter 36 - zoning. e5. Minimum front, side street, interior side and rear building setback lines. f6. The lot width at the building setback line. Draft Subdivision Ordinance December 8, 2015 Page 19 g7. Areas, including streets, alleys, pedestrianways, bikeways, parks and utility easements intended to be dedicated or reserved for public use, including the size of such areas in acres. (2) Preliminary plat application. The following must accompany the preliminary plat drawing at the time of application: a. Identification of portions of property that are registered (torrens). A copy of the certificate of title shall accompany the preliminary plat application. b. Names and addresses of all persons having property interest and names, addresses, and registration numbers of: 1. The developer; 2. Architect; 3. Landscape architect; 4. Engineer; and 5. Surveyor. (d3) Preliminary grading plan. The developer shall submit a preliminary grading and drainage plan which must include the following information: (1)a. North arrow, scale (not less than one inch = 100 feet, or if in metric, 1:1200), and legend. (2)b. Lot and block numbers, house pad location, home style and proposed building pad elevations at garage slab and lowest floor for each lot. (3)c. Topography in two-foot contour intervals with existing contours shown as dashed lines and proposed contours as solid lines. Existing topography shall extend 150 feet outside of the parcel tract. (4)d. Location of all natural features on the parceltract and to a distance 150 feet from the parceltract. Natural features are considered to include, but are not limited to, the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. (5)e. Location of all existing storm sewer facilities, including pipes, manholes, catch basins, ponds, swales and drainage channels within 150 feet of the parceltract. Existing pipe grades, rim and invert elevations, and normal and high water elevations must be included. (6)f. If the plat is located within or adjacent to a 100-year floodplain, flood elevations and locations must be clearly shown on the plan. (7)g. Spot elevations at drainage break points and directional arrows indicating site, swale and lot drainage. (8)h. Locations, grades, rim and invert elevations of all storm sewer facilities, including ponds, proposed to serve the parceltract. (9)i. Locations and elevations of all street high and low points. Draft Subdivision Ordinance December 8, 2015 Page 20 (10)j. Street grades shown, with a maximum permissible grade of ten percent and a minimum of 0.5 percent. (11)k. Phasing of grading. (12)l. The location of all oversize nontypical easements. (e4) Erosion control plan. This plan shall incorporate the elements as required by Chapter 12- Environment and Chapter 36-Zoning. the Zoning chapter. (f5) Tree replacement and protection preservation plan. This plan shall incorporate the elements as required by Chapter 36-Zoning. the zoning chapter. (g6) Preliminary utility plan. (1)a. Easements. Location, dimension and purpose of all proposed easements. (2)b. Underground facilities. Location and size of existing sewers, water mains, culverts or other underground facilities within the parceltract and to a distance of 150 feet beyond the parceltract. Such data as grades, invert elevations and location of catchbasins, manholes, gateways, and hydrants shall also be shown. (3)c. Sanitary sewer facilities. Locations, grades, rim and invert elevations, and sizes of all proposed sanitary sewer facilities to serve the tract. (4)d. Hydrants and valves. Location, type and style of all proposed hydrants and valves for the proposed water mains. (h7) Preliminary landscape plan. This plan shall show the proposed tree replacement and landscape requirements set forth in Chapter 36-Zoning. the zoning chapter. (i8) Statement of proposed use. A statement of the proposed use of the land including the type of residential buildings, proposed number of dwelling units, and type of business or industry. This shall be used to determine whether existing roadways and utilities have the capacity to accommodate the development. (j9) Supplementary information. Any or all of the supplementary information requirements set forth in this subsection shall be submitted when deemed necessary by the city staff, consultants, advisory bodies and/or city council. (1)a. Existing conditions to a distance of up to 500 feet from the proposed subdivision tract, including such features as structures, street rights-of-way, natural features, topographical contours, etc. (2)b. Proposed protective covenants, deed restrictions, and commons areas. (3)c. Soil borings atfor locations within the proposed subdivision prepared by a qualified person. (4)d. A survey prepared by a qualified person identifying tree coverage in the proposed subdivision in terms of type, weakness, maturity, potential hazard, infestation, vigor, density and spacing. (5)e. Statement of the proposed use of lots stating type of buildings with number of proposed dwelling units or type of business or industry, so as to reveal the effect of the development on traffic, fire hazards and congestion of population. Draft Subdivision Ordinance December 8, 2015 Page 21 (6)f. If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions, shall be shown. Such proposed zoning plan shall be for information only and shall not vest any right in the applicant. If appropriate zoning is not in place, the preliminary plat is deemed to be immature and shall be denied by the city council. g. The subdivider shall be required to submit a sketch plan of adjacent properties so as to show the possible relationships between the proposed subdivision and future subdivisions. All subdivisions shall be required to relate well with existing or potential adjacent subdivisions. (7)h. Where structures are to be placed on large or excessively deep lots which are subject to potential replat, the preliminary plat shall indicate a logical way in which the lots could possibly be resubdivided in the future. (8)i. When the city has agreed to install improvements in a development, the developer will be required to furnish a financial security satisfactory to the city. (9)j. House plans which demonstrate lots to be buildable and the resulting structures compatible in size and character to the surrounding area. (10)k. A comprehensive screening plan which identifies all proposed buffering and screening in both plan and sectional view. (11)l. Preliminary traffic analysis: Analysis shall cover all roadways which will be affected by the proposed plat, including traffic capacities at intersections, current traffic counts, traffic projections from the proposed development, and necessary roadway improvements to accommodate the proposed development. (12)m. Other information deemed appropriate by the city. Sec. 26-123. Final plat. (a) Final plat submittal. The owner or subdivider shall submit a final plat, final grading, development, and erosion control plan, final utility plan, final tree preservation plan, final landscape plan, and other documents as described in this section, together with any necessary supplementary information. (b) Final plat application. The following information shall be submitted as part of the final plat application. All plans shall be prepared in accordance with current city specifications: (1) Final grading plan. (2) Site development plan. (3) Erosion control plan. (4) Final utility plan. (5) Final landscape plan. (6) Final tree replacement and protection plan. (7) A title report prepared by a title company indicating owners and encumbrances on the property and a statement as to which parts of the property are registered (torrens). (8) Address map. Draft Subdivision Ordinance December 8, 2015 Page 22 (9) Any supplementary information which may be required. (c1) Final plat drawing. The final plat, prepared for recording purposes, shall be prepared in accordance with provisions of state statutes and county regulations, and shall contain the following information: (1)a. Name of the subdivision, which shall not duplicate or too closely approximate the name of any existing subdivision. (2)b. Location by section, township, range, county and state, including descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions which must mathematically close. The allowable closure error of any portion of a final plat shall be one foot in 7,500 feet. (3)c. The location and description of all monuments. Locations of such monuments shall be shown in reference to existing official monuments on the nearest established street lines, including true angles and distances to such reference points or monuments. (4)d. Location of lots, streets, public highways, alleys, parks and other features, with accurate dimensions in feet and decimals of feet, with the length of radii and/or arcs of all curves, and with all other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points of curve to lot lines. (5)e. Lots and outlots shall be numbered clearly. Blocks are to be numbered, with numbers shown clearly in the center of the block. (6)f. The exact locations, widths and names of all streets to be dedicated. (7)g. Location, width and type of all easements to be dedicated. (8)h. Name and registration number of land surveyor making the plat. (9)i. Scale of the plat shall be 20, 30, 40, 50, 60 or 100 scale, if in English, with the scale written and shown graphically on a bar scale along with the date and north arrow. If the city requires the plat in a metric, acceptable scales shall be provided by the city. (10)j. Title information required on final plat: a1. Statement dedicating all easements as follows: "Easements for installation and maintenance of utilities and drainage facilities are reserved over, under and along the areas marked `drainage and utility easements'." b2. Statement dedicating all streets, alleys and other public areas not previously dedicated as follows: "Streets, alleys, and other public areas shown on this plat and not heretofore dedicated to public use are hereby so dedicated." c3. Space for certification by the following parties (to be certified by appropriate parties prior to the city signing the final plat): 1i. Registered surveyor, in the form required by M.S.A. § 505.03, as amended. 2ii. Execution of all owners of any interest in the land, any holders of a mortgage thereon, of the certificates required by M.S.A. § 505.03, as amended, and which certificate shall include a dedication of the utility easements and other public areas in such form as approved by the city council. 3iii. Certificates of approval and review to be filled in by the signatures of the mayor and city clerk. Draft Subdivision Ordinance December 8, 2015 Page 23 The form of approval of the city council is as follows: Approved by the city council of the City of St. Louis Park, Minnesota. This ________ day of _____________, 20________ Signed ___________________________ Mayor Attest, ___________________________ City Clerk Dated this ________ day of ________, 20________ (2) Final plat application. The following information shall be submitted as part of the final plat application. All plans shall be prepared in accordance with current city specifications: a. Final grading plan. b. Site development plan. c. Erosion control plan. d. Final utility plan. e. Final landscape plan. f. Final tree preservation plan. g. A title report prepared by a title company indicating owners and encumbrances on the property and a statement as to which parts of the property are registered (torrens). h. Address map. i. Any supplementary information which may be required. (d3) Title insurance. Prior to the city signing the final plat, the developer shall submit an owner's policy of title insurance which insures the city's interests in the plat, i.e. publicly dedicated streets, sidewalks, easements and the like. Sec. 26-124. Address map.Reserved. (a) Address map required. With submission of the final plat, the applicant shall submit to the community development director ten copies of the plat map showing all addresses on the plat correctly labeled in conformance with all applicable county and city ordinances and policies, which shall subsequently be distributed to the utility companies and local school districts. The zoning administrator shall supply the applicant with addresses for the new plat. Sec. 26-125. Engineering standards for final grading, development and erosion control plans. (a) Final grading plan required. The final grading, development and erosion control plan shall contain and comply with the following information and standards: (1) North arrow. (2) Scale: The scale on the plan must be one of the following, if in English: 1 inch 20 feet 1 inch 30 feet Draft Subdivision Ordinance December 8, 2015 Page 24 1 inch 40 feet 1 inch 50 feet Scale to be shown graphically on a bar scale. (3) Symbol key: Key with all line types, symbols, shading and crosshatching denoted. (4) Illustration key: Illustration key showing symbols for all information pertaining to lot and house design, including grades, easements, lot and block, setbacks, etc. (5) Benchmark: The benchmark provided must be based upon the city/county benchmark system established in 1990. Copies of level loops for newly established benchmarks must be provided with the initial submittal of the grading plan. (6) Lines: Subject property's boundary lines, lot lines and right-of-way lines. (7) Adjacent area information: All adjacent plats, parcels, rights-of-way, section lines and existing topography extended a minimum of 150 feet beyond the subject parcel in all directions. (8) Topography: Topography in two-foot contour intervals with existing contours shown as dashed lines and proposed contours shown as solid lines. All existing and proposed contours labeled at each edge of the plan and at appropriate locations within the plan. (9) Natural features: Locations of all existing natural features must be clearly shown. Natural features are considered to include, but are not limited to, the following: tree lines, wetlands, ponds, lakes, streams, drainage channels, bluffs, steep slopes, etc. (10) Storm sewers: Location of existing storm sewer facilities within 150 feet of the subject parcel. (11) Flood elevations: If the property is within or adjacent to a 100-year floodplain, flood elevations and locations must be clearly shown on the plan. (12) Total area: Total area of plat, each lot, outlot and ponding area denoted on plan (tabulation permitted). (13) Direction arrows: Direction arrows indicating site, swale and lot drainage patterns. Spot elevations must be provided at drainage break points. (14) Slope: Maximum slopes created by grading shall be 3:1, except where slopes meet a water body, then the maximum is 4:1. Existing grades which exceed 3:1 may be preserved. (15) Numbers: Lot and block numbers. (16) Lot corners: Proposed lot corner elevations. (17) Names: Street names. (18) Emergency overflow swales: Emergency overflow swales located, labeled and spot elevations. Rear or side lot line swales minimum one percent grade sandy soils, and 1.5 percent grade clay soils. (19) Grades: Percent grades indicated along major drainage swales (more than 12 lots). Draft Subdivision Ordinance December 8, 2015 Page 25 (20) Proposed elevations: Proposed elevations at garage floor and lowest floor elevation. Proposed finished ground elevations around home for final grading. The top of the foundation and garage floor of all structures shall be a minimum of 18 inches above the grade of the crown (center) of the street. (21) Style of home: Style of home indicated for each lot, e.g., rambler, split level, walkout, full basement, etc. (22) Building footprints for each lot. (23) High and low points: Finished spot elevations at all high and low points. (24) Cul-de-sac: Locations of all temporary cul-de-sac. (25) Storm sewers: Locations of all proposed storm sewer facilities. (26) Drainage: Maximum of 600 lineal feet of drainage from rear yard areas permitted. Rear yard catchbasins must be installed at the 600-foot mark, or as determined by the director of public worksEngineering Director. (27) Draintile: Location of proposed draintile including cleanout locations and inverts of services to each lot (five feet from the lot line on the downstream side of the lot). Invert information is required only if depth of tile is other than 36 inches city standard depth. (28) Utility easements: Location of all oversized drainage and utility easements. (29) Ponds: All existing and proposed ponds must have normal water level (NWL), 100- year high water level (HWL) shown and total volume (acre feet) of stormwater retention indicated above the NWL. (30) Inlets and outlets: Invert elevation of inlets and outlets into ponds. (31) Tree protectionpreservation: Location of tree protection preservation fencing and limits of clearing and grading clearly shown on plans. (32) Mass grading: Designation of lots to be mass graded and custom graded. (33) Erosion control: Location and details of all structural erosion control measures including, but not limited to, the following: temporary gravel construction access roads, temporary and permanent sediment basins, silt fence, staked bales, storm sewer inlet filters, rock filter dikes, storm sewer outlet protection, erosion control mats, fiber blankets and nettings. (34) Soil stockpiling: Locations of soil stockpile areas with temporary stabilization measures indicated. (35) Seeding: Seeding specifications, including: a. Type of seeding (permanent, temporary, dormant); b. Type of seed and application rate; c. Fertilizer type and application rate; d. Mulch type, application rate and method of anchoring; e. Specifications for the installation and maintenance of erosion control mats, blankets or netting; f. Note requiring seeding to be completed within 48 hours of rough grading with revegetation to occur within 48 hours of fine grading. Draft Subdivision Ordinance December 8, 2015 Page 26 (36) Lot benching: Standard lot benching detail must be provided. (37) Detail plates: Standard detail plates and maintenance information for each of the measures in this section used must also be included. (38) Grading plan: Requirements for certified grading plan: a. A certified plan must be submitted within 30 days of grading completion. b. The "as constructed" grading plan must include certification by a registered land surveyor or engineer that all ponds, swales and drainageways have been constructed on public easements or land owned by the city. c. The "as constructed" grading plan shall include field verified elevations as the following: 1. Cross sections of ponds. 2. Location and elevations of all swales, drainageways and emergency overflows. 3. All lot corners and center of house pads. Secs. 26-126--26-150. Reserved. ARTICLE V. DESIGN STANDARDS Sec. 26-151. Consistency. Preliminary and final plats may only be approved if they are consistent with the city's Ccomprehensive Pplan and Chapter 36-Zoning. zoning chapter. Preliminary plats may not be approved prior to adoption of any Ccomprehensive Pplan or Chapter 36 – Zoning zoning chapter changes necessary for final plat approval. Sec. 26-152. Blocks and lots. (a) Blocks. (1) Length. In general, intersecting streets determining block lengths shall be provided at such intervals so as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, blocks should not exceed 600 feet nor be less than 300 feet in length, except where topography or other conditions justify a departure from this maxim. In blocks longer than 300 feet, pedestrianways or easements at least ten feet in width through the block may be required near the center of the block. The optimum block shall have a perimeter of 1300 feet. (2) Width. The width of the block shall normally be sufficient to allow two tiers of lots of appropriate depth except where blocks abut a railroad or major thoroughfare where it may have a single tier of lots. Blocks intended for business or industrial use shall be of such width as to be considered most suitable for their respective use, including adequate space for off-street parking and deliveries. (b) Lots. Draft Subdivision Ordinance December 8, 2015 Page 27 (1) Area and configuration. The minimum lot area, width and depth shall not be less than that established by the Chapter 36 – Zoning zoning chapter in effect at the time of adoption of the final plat. 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. a. Easements established over wetlands and regional utility lines shall be excluded from the calculation of minimum lot area. b. The minimum lot width established by Chapter 36 - Zoning shall occur at the front setback line and shall be maintained for a continuous one-third of the lot depth. (2) Corner lots. The minimum width for a corner lot in residential use shall be ten feet wider than that required for interior lots. (3) Side lot lines. Side lines of lots shall be approximately at right angles to street lines or radial to curved street lines. (4) Frontage. Every lot must have frontage on a city-approved right-of-way other than an alley and have the minimum width measured at the setback line as required in Chapter 36 – Zoning the city zoning chapter. (5) Setback lines. Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by Chapter 36 – Zoning the city zoning chapter, as may be amended. (6) Build to lines. Build to lines shall be shown on all lots located in those areas where applicable as determined by the Ccomprehensive Pplan or Chapter 36 – Zoning. zoning chapter, as may be amended. (7) Watercourses. Lots abutting a watercourse, wetland, ponding area, drainageway, channel or stream shall have additional depth of at least 30 feet to accommodate easements for public trails and erosion control devices. Buildings shall also conform to any requirements of Chapter 36 – Zoning the zoning chapter for floodplain or other setback requirements. No part of any lot shall be platted within the floodway unless such floodway is left in its natural state, and no clearing, filling, grading, or other changes in the natural contours shall be done except that required or authorized under the subdivision contract or by conditional use permit. (8) Features. In the subdividing of any land, due regard shall be shown for all natural features, such as topography, tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and stability to the proposed development. The subdivision shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion and minimize slopes for roads, sidewalks and trails. (9) Lot remnants. All remnants of lots below minimum size left over after subdividing of a larger parceltract must be added to adjacent lots, rather than allowed to remain as unusable parcels, unless the land is required for public purpose, is designated as an outlot, and has access from a public street. (10) Political boundaries. No plat shall extend over a political boundary. No single lot shall extend over a school district boundary. Draft Subdivision Ordinance December 8, 2015 Page 28 (11) Frontage on two streets. Double frontage, or lots with frontage on two parallel streets, shall not be permitted except: where lots back on major collector or arterial streets, county or state highways, or where topographic or other conditions render subdividing otherwise unreasonable. Such double frontage lots shall adhere to the following requirements: a. Lot depth. Double frontage lots shall have an additional depth of at least 20 feet in order to allow space for screening along the back lot line. To ensure adequate depth for such screening, except as may be approved by the city council, the following minimum depth requirements shall be required for double frontage lots: District Minimum Lot Depth (feet) R-1 low density single-family 140 R-2 single-family 140 R-3 two-family 140 b. Screening. All screening requirements as regulated Chapter 36 – Zoning by the zoning chapter are satisfactorily met. (12) Lots abutting collector or arterial streets. Turnaround access. Where proposed residential lots abut a collector or arterial street, alleys shall be encouraged for access to off-street parking areas and garages. Where alleys are not feasible, driveways shall have shared access and vehicle turnarounds so that vehicles do not back onto the street. (13) Buffer side yards. a. In the case of side yards involving single-family residential lots which abut major collector or arterial streets, except as may be approved by the city council, lot widths shall be increased at least ten feet above the minimum lot width for the purpose of establishing buffers along the lot line bordering such streets. b. Buffering of side yards bordering major collector or arterial streets shall comply with the requirements as established by Chapter 36 – Zoning. the zoning chapter. (14) Irregular shaped lots. On single-family residential lots which are not rectangular in shape, the developer shall demonstrate to the city an ability to properly place principal buildings and accessory structures upon the site which are compatible in size and character to the surrounding area. (15) Required yard setback infringements. All single-family, two-family and cluster housing residential lots shall be designed in consideration of potentials for to accommodate buildings such as accommodating two-car garages, porches and decks, etc. Such buildings and structures shall be compatible in character with the surrounding area. Sec. 26-153. Streets and alleys. (a) Generally. There shall be a continuous network of streets and alleys within the subdivision which connect with existing streets and alleys. Draft Subdivision Ordinance December 8, 2015 Page 29 (b) Streets and alleys. Streets and alleys shall be constructed according to the standards and specifications on file in the City Engineers office. (c) Streets, continuous. Except for dead-end streets, aAll streets shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided parcelstracts, or shall be a reasonable projection of streets in the nearest subdivided parcelstracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of stormwater runoff, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. (d) Dead-end streets/alleys. (1) Prohibited. Dead-end streets (temporary or permanent) without turnarounds shall be prohibited. (2) Criteria for construction. Permanent dead-end streets or alleys shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a dead-end street or alley. b. A through street or alley is not physically feasible or desirable due to environmental considerations. (3) Requirements. Permanent dead-end streets or alleys shall not be longer than 500 feet including a terminal turnaround which shall be provided at the closed end. The turnaround design shall be approved by the Engineering Director. (e) Temporary dead-end streets. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead end and the nearest intersection, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. Security will be required for removal or restoration as determined by the Engineering Director. (fc) Street plans for future subdivisions. Where the plat to be submitted includes only part of the parceltract owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider. (d) Temporary dead-end streets. In those instances where a street is terminated pending future extension in conjunction with future subdivision and more than 200 feet between the dead end and the nearest intersection, a temporary turnaround facility shall be provided at the closed end, in conformance with cul-de-sac requirements. This temporary cul-de-sac must be placed inside a temporary roadway easement if it is located outside street right-of-way. Security will be required for removal or restoration as determined by the director of public works. (ge) Provisions for resubdivision of large lots and parcels. When a parceltract is subdivided into larger than normal building lots or parcels, such lots or parcels shall be so arranged as to permit the logical location and openings of future streets and appropriate resubdivision, with provision for adequate utility connections for such resubdivision. Draft Subdivision Ordinance December 8, 2015 Page 30 (hf) Street intersections. Under normal conditions, streets shall be laid out so as to intersect as nearly as possible at right angles, except where topography or other conditions justify variations. Under normal conditions, the minimum angle of intersection of streets shall be 80 degrees. Street intersection jogbs with an offset of less than 125 feet shall be avoided. (ig) Subdivisions abutting major rights-of-way. Wherever the proposed subdivision contains or is adjacent to the right-of-way of a U.S. or state highway or thoroughfare, provision may be made for a marginal access street approximately parallel and adjacent to the boundary of such right-of- way; provided, however, that due consideration is given to proper circulation design, or for a street at a distance suitable for the appropriate use of land between such street and right-of-way. Such distance shall be determined with due consideration of the minimum distance required for approach connections to future grade separations, or for lot depths. (jh) Sidewalks and multipurpose trailways. All new sidewalks and multipurpose trailways shall be funded consistent with the city's policies and shall be accessible by handicapped persons in accordance with M.S.A. § 471.464. (1) Location. Sidewalks or multipurpose trailways shall be provided on both sides of existing and new streets internal to the subdivision, and on the side of existing or new streets adjacent to the subdivision. both sides of all public streets whether existing or new. Sidewalks shall be provided on at least one side of all dead end streets and private streets. Multipurpose trailways shall be installed in areas identified by the Sidewalk and Trailway Plan, in some instances, the trailway may not be located adjacent to a street. comprehensive plan. (2) Sidewalk and trailway specifications widths. All sidewalks and trailways shall be constructed of concrete and shall conform to the specifications on file at the City Engineers Office and conform to the design standards in the Sidewalk and Trailway Plan. following minimum widths for all new plats: Land Use Street Type Width (feet) Single-family residential Private 5 Single-family residential Local 5 Single-family Collector, arterial 5 Multifamily residential All 6 Cluster housing Private 5 Cluster housing Local 5 Cluster housing Collector, arterial 6 Commercial All 6-8 Industrial All 6 (3) Multipurpose trailways widths. In new plats, unless otherwise directed by the city council, all multipurpose trailways identified by the city's comprehensive plan shall have a minimum width of eight feet and be constructed of bituminous materials. Sufficient area shall be designated on both sides of the multipurpose trail to allow for snow storage and landscaping. Draft Subdivision Ordinance December 8, 2015 Page 31 (4) Grade. Sidewalks shall slope one-quarter inch per foot away from the property line. (3) Dedication in lieu of construction. In lieu of installing a sidewalk or trailway, the city may require a cash contribution in an amount listed in the schedule of fees attached as appendix A of this Code. (i) Bicycle lanes. Bicycle lanes shall be encouraged on all streets where either current or projected traffic volumes exceed an average of 3,000 cars per day. (kj) Service access; alleys. Service access shall be provided in commercial and industrial districts for off-street loading, unloading and parking consistent with and adequate for the uses proposed. Alleys shall be encouraged for access to parking in all areas. Alleys, where provided, shall meet the design standards indicated in subsection (s) of this section, street sections. Dead-end alleys shall be avoided wherever possible, but if unavoidable, such dead-end alleys may be approved if adequate turnaround facilities are provided at the closed end. Alleys, where provided, shall meet the design standards on file at the Engineering Department. (k) Half-streets. Dedication of half-streets shall not be considered for approval except where it is essential to the reasonable development of the subdivision and in conformity with the other requirements of the regulations of this section, or where it is found that it will be practical to require the dedication of the other half when the adjoining property is subdivided. (l) Curb and gutter. Curb and gutter shall be included as a part of the required street surface improvement and shall be designed for installation along both sides of all roadways in accordance with the standards of the city. (lm)Compliance with the county transportation plan. All subdivisions incorporating streets which are identified in the county transportation plan, as amended, shall comply with the minimum right-of-way, surfacedstreet width and design standards, as outlined in such plan, and must be reviewed and approved by the county. (n) Street grades. Except when, upon the recommendation of the director of public works, the topography warrants a greater maximum, the grades in all streets, thoroughfares, collector streets, local streets and alleys in any subdivision shall meet those requirements indicated in subsection (s) of this section, street sections. (o) Curb radius. The curb radii for thoroughfares, collector streets, local streets and alleys shall be approved by the public works director. Curb radius for driveways and alleys shall be five feet, except where an alley intersects with another alley and then the curb radius shall be 25 feet. (p) Reverse curves. Minimum design standards for collector and arterial streets shall comply with Minnesota State Aid Standards. (mq)Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions accepted by the city council. (nr) Street right-of-way widths. Street right-of-way widths shall conform with those requirements indicated in subsection (s) of this section, the street sections on file in the Engineering Department., for each of the following designated streets: Street Classification Street section Draft Subdivision Ordinance December 8, 2015 Page 32 High-density minor arterial Low-density minor arterial C-70, C-110 Major collector C-70, C-110 Minor collector R-60, R-75, C-70 Local streets R-50, R-60, R-75, C-70 Private streets R-22, R-22A, R-50, R-60 Alleys A-22-R, A-26-R, A-30-C (s) Street sections. The street section shall comply with design standards as set forth in this chapter. Typical street sections for various types of development are specified in this subsection. All street designs shall reflect projected traffic volumes and are subject to the review and approval of the director of public works. Land Use Allowable Street Type Single-family attached A-22, A-26, R-24-P, R-24-AP, R-50, R-60, R-75 Single-family detached R-50, R-60, R-75 Multifamily residential A26-R, A30-C, R-60, R-75 Commercial A-30-C, C-70, C-110 Industrial A-30-C, C-70, C-110 Alleys (Lanes) Center Line Gradients Minimum……..0.5% Maximum……8.0% Draft Subdivision Ordinance December 8, 2015 Page 33 Draft Subdivision Ordinance December 8, 2015 Page 34 Private Residential Streets Center Line Gradients Minimum……0.5% Maximum…...6.0% Draft Subdivision Ordinance December 8, 2015 Page 35 Residential Streets Center Line Gradients Minimum……0.5% Maximum…...6.0% Draft Subdivision Ordinance December 8, 2015 Page 36 Draft Subdivision Ordinance December 8, 2015 Page 37 Commercial Streets Center Line Gradients Minimum……0.5% Maximum…...4.0% Type C-110 Draft Subdivision Ordinance December 8, 2015 Page 38 Draft Subdivision Ordinance December 8, 2015 Page 39 (t) Street trees. Street trees shall be planted in accordance with provisions of the zoning chapter. (u) Seeding or sodding. Any areas disturbed within the street right-of-way, at the time of construction, shall be restored with a minimum of four inches of topsoil and shall be seeded or sodded as directed by the director of public works. (v) Cul-de-sac/dead-end streets. (1) Prohibited generally. Dead-end streets (temporary or permanent) without cul-de-sac shall be prohibited. (2) Criteria for construction. Permanent dead-end streets shall be allowed only where one or more of the following criteria have been met: a. Area topography or other physical site conditions warrant a dead-end street. b. A through street is not physically feasible or desirable due to environmental considerations. (3) Requirements. Permanent dead-end streets shall not be longer than 500 feet including a terminal turnaround (cul-de-sac) which shall be provided at the closed end. The cul-de- sac shall have a right-of-way diameter not less than 80 feet and a paved roadway of not less than 70 feet from face of curb to face of curb. (ow) Water supply. Water mains shall be provided to serve the subdivision by extension of an existing public water supplycommunity system wherever feasible. Service connections shall be stubbed into the property line and all necessary fire hydrants, as required by the Ffire Cchief, shall also be provided. Extensions of the public water supply system shall be designed so as to provide public water in accordance with the design standards as approved by the Engineering Directordirector of public works and in accordance with the city's comprehensive water plan. (px) Sewage disposal, public. Sanitary sewer mains and service connections shall be installed in accordance with the design standards of the city as approved by the Engineering Director director of public works. Sec. 26-154. Easements. (a) Width and location. An eEasements for utilities at least ten feet in total width shall be provided along all lot lines. The easements shall be at least 10 feet wide along all street right-of- ways and five feet wide along all interior lot lines, except that the Engineering Director may increase or decrease the width of the easements as required to facilitate existing or proposed developments. If necessary for the extension of main water or sewer lines or similar utilities, or to accommodate drainage, additional easements of greater width may be required along lot lines or across lots. (b) Continuous utility easement locations. Utility easements shall connect with easements established on adjoining properties. (c) Guy wires. Additional easements for pole guys should be provided, where appropriate, at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys will fall along side lot lines. Draft Subdivision Ordinance December 8, 2015 Page 40 (d) Exclusion from minimum lot area. Easements established over wetlands and regional utility lines shall be excluded from the calculation of minimum lot area. (c e ) Outlot alternative. The city may at its discretion choose to require outlots rather than easements for wetlands, drainage areas and other natural features. These outlots must be designed with access from a public right-of-way. (Code 1976, § 14-933) Sec. 26-155. Erosion and sediment control. The subdivider shall adhere to follow the following requirements for erosion and sediment control requirements found in the zoning Cchapter 12 - Environment and the LSWMP surface water management plan:, (1) The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion. (2) Erosion and siltation control measures shall be coordinated with the different stages of construction. Appropriate control measures shall be installed prior to development when necessary to control erosion. (3) Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. (4) When soil is exposed, the exposure shall be for the shortest feasible period of time, as specified in the development agreement. (5) Where the topsoil is removed, sufficient topsoil shall be set aside for respreading over the developed area. Topsoil shall be restored or provided to a minimum depth of four inches and shall be of a quality at least equal to the soil quality prior to development. (6) Natural vegetation shall be protected wherever practical. (7) Runoff water shall be diverted to a sedimentation basin before being allowed to enter the natural drainage system. (8) The developer shall comply with current city specifications for erosion and sediment control. (9) Development shall comply with and follow all best management practices for erosion and sedimentation control as specified in the MPCA publication "Protecting Water Quality in Urban Areas," as may be amended, or the applicable publication. Cross reference(s)--Environment and public health, ch. 12. Sec. 26-156. Storm drainage. All subdivision design shall incorporate adequate provisions for stormwater runoff consistent with the city LSWMP surface water management plan (SWMP), as amended, and with established city policies, the policies of Minnehaha Creek the wWatershed dDistrict, and other public agencies, and shall conform to the following standards:. (1) Plan required. The proposed provisions for stormwater runoff shall be documented in a runoff water management plan, prepared by a registered professional engineer to the minimum standards described in subsection (2) of this section. Draft Subdivision Ordinance December 8, 2015 Page 41 (2) Minimum standards for runoff water management plans. A runoff water management plan shall include the following items: a. A map containing a delineation of the sub-watershed contributing runoff from off-site, and proposed and existing sub-watersheds on-site. The delineation shall conform to the nomenclature of the SWMP and shall indicate any significant departures from the watershed delineation of the SWMP. b. Delineation of existing on-site wetlands, as defined in the Wetland Conservation Act, lakes, streams, shoreland, and/or floodplain areas. c. For waterbodies and channels, a listing of normal (run-out) and calculated ten- year and 100-year elevations on-site for both existing and proposed conditions. d. Stormwater runoff volumes and rates for existing and proposed conditions. e. All hydrologic and hydraulic computations completed to design the proposed stormwater management facilities. Reservoir routing procedures and critical duration runoff events shall be used for design of water storage areas and outlets. f. A checklist of best management practices to demonstrate that, to the maximum extent practical, the plan has incorporated the structural and nonstructural best management practices described in the book "Protecting Water Quality in Urban Areas," published by the Minnesota Pollution Control Agency, or the applicable publications. g. A grading plan incorporating overflow routes along streets or drainage easements designed to protect structures from damage due to: 1. Storms in excess of the design storm; or 2. Clogging, collapse or other failure of the primary drainage facilities. h. On-site water storage and water quality detention basins are required in accordance with the city's comprehensive water resource management plan. Copies of the calculations determining the design of the basins shall be submitted with the preliminary plat application. The size and design considerations will be dependent on required water quality and quantity, the imperviousness of the development and the degree to which on-site infiltration of runoff is encouraged. Design of on-site detention basins shall incorporate recommendations from the Nationwide Urban Runoff Program (NURP) and "Protecting Water Quality in Urban Areas," published by the Minnesota Pollution Control Agency, or the applicable publications. Sec. 26-157. Protected areas. (a) Where land proposed for subdivision is deemed environmentally sensitive by the city due to the existence of wetlands, drainageways, watercourses, floodable areas, significant trees, steep slopes or wooded areas, the design of such subdivision shall clearly reflect all necessary measures of protection to ensure against adverse environmental impacts. (b) Based upon the necessity to control and maintain certain sensitive areas, the city shall determine whether such protection will be accomplished through lot enlargement and redesign or dedication of those sensitive areas in the form of outlots that are either deeded to the city or encumbered with a deed restriction protecting the sensitive area. Draft Subdivision Ordinance December 8, 2015 Page 42 (c) In general, measures of protection shall include design solutions which allow for construction and grading involving a minimum of alteration to sensitive areas. Such measures, when deemed appropriate by the city, may include, but shall not be limited to, the following: (1) The establishment of easements and/or outlots over wetlands, drainageways and watercourses. (2) The implementation of flood control measures. (3) The enlargement of lots or redesign of the subdivision. (4) The submission of a tree replacement and protection preservation plan subject to the review of the planning commission and the approval of the city council. (5) The use of appropriate erosion control measures subject to approval by the Engineering Directordirector of public works. (6) Soil testing to determine the ability of the proposed subdivision to support development. (7) The limitation of development on slopes steeper than 3:1 measured over a horizontal distance of at least 25 feet. (8) Structure conformance to the natural limitations presented by the topography and soil so as to create the least potential of soil erosion. Sec. 26-158. Park and trail dedication requirements. (a) As a prerequisite to subdivision approval, subdividers shall dedicate land for parks, playgrounds, public open spaces and trails and/or shall make a cash contribution to the city's park fund and trail fund, as provided by this section. (b) Land shall be reasonably suitable for its intended use and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of proposed park and recreation areas shall include size, shape, topography, geology, hydrology, tree cover, access and location. Land with dead trees, trash, junk, pollutants and unwanted structures is not acceptable. (c) The parks and recreation commission shall recommend to the city council the land and/or cash contribution requirements for proposed subdivisions. (d) Any increase in density of subdivisions shall be reviewed by the parks and recreation commission for reconsideration of park land and/or cash contribution requirements. (e) When a proposed park, playground, recreation area, trail or other public ground has been indicated in the city's official map or Ccomprehensive Pplan and is located in whole or in part within a proposed subdivision, it shall be designated as such on the plat and shall be conveyed to the city. If the subdivider elects not to dedicate an area in excess of the land required hereunder for such proposed public site, the city may consider acquiring the site through purchase or condemnation. (f) Land area conveyed or dedicated to the city shall not be used in calculating density requirements of Chapter 36 – Zoning the city zoning chapter and shall be in addition to and not in lieu of open space requirements prescribed in Chapter 36 – Zoning the zoning chapter. (g) The city, upon consideration of the particular type of development, may require larger or lesser parcels of land to be conveyed to the city if the city determines that present or future residents would require greater or lesser land for park and playground purposes. (h) In residential subdivisions where a land dedication is required, the following formula will be used to determine the park land conveyance requirements: Draft Subdivision Ordinance December 8, 2015 Page 43 Density: Units Per Acre* Land Dedication Percentage 0 - 2.5 10 percent 2.5+ - 4 11 percent 4+ - 6 13 percent 6+ - 8 15 percent 8+ - 10 17 percent 10+ 20 percent * Street rights-of-way shall be excluded from the density calculations. If the proposed streets are private, actual street width, plus 18 feet shall be deducted. In commercial or industrial plats where a land dedication is required, the following formula will be used to determine the park land dedication: Five percent of the gross area of land being platted. (i) In lieu of a park land dedication, the city may require the following cash contribution: Commercial/industrial 5 percent of current market value of the unimproved land as determined by the city assessor Multifamily dwelling units A fee which shall be set from time to time by the city and a schedule of such fees is listed in appendix A to this Code Single-family dwelling units A fee which shall be set from time to time by the city and a schedule of such fees is listed in appendix A to this Code (j) The city may elect to receive a combination of cash, land and development of the land for park use. The fair market value of the land the city wants and the value of the development of the land shall be calculated. That amount shall be subtracted from the cash contribution required by subsection (i) of this section. The remainder shall be the cash contribution requirement. (k) Fair market value shall be determined as of the time of filing the preliminary plat in accordance with the following: (1) The city and the developer may agree as to the fair market value; or (2) The fair market value may be based upon a current appraisal submitted to the city by the subdivider at the subdivider's expense. The appraisal shall be made by appraisers who are approved members of the SREA or MAI, or equivalent real estate appraisal societies. (3) If the city disputes such appraisal, the city may, at the subdivider's expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. (l) Subdividers of land abutting streets that have been designated in the city's comprehensive trail systems plan for the construction of a trail shall be required to pay five-eighths of the cost of constructing the trail. Draft Subdivision Ordinance December 8, 2015 Page 44 (m) Residential subdividers shall pay a fee in an amount set from time to time by the city and listed in appendix A of this Code per residential dwelling unit for trails. This payment is required whether or not the subdivider is required to construct trails. (n) Planned developments with mixed land uses shall make cash and/or land contributions in accordance with this section based upon the percentage of land devoted to the various uses. (o) Park cash contributions are to be calculated at the time of final plat approval. The city council may require the payment at the time of final plat approval or at a later time under terms agreed upon in the development agreement. Delayed payment shall include interest at a rate set by the city. (p) Cash contributions shall be deposited in the city's park and recreation development fund and shall only be used for park planning, acquisition, park development or public art. (q) Property being replatted with the same number of lots and dwelling units shall be exempt from park and trail dedication requirements if similar requirements were satisfied in conjunction with an earlier platting. If the number of lots or dwelling units is increased, then the park and trail dedication shall be based on the additional lots or the number of dwelling units, whichever is greater, added to the plat. Sec. 26-159. Tree preservation and replacement. The subdivider shall adhere to the tree preservation and replacement requirements found in Chapter 36 – Zoning and Chapter 34 – Vegetation. (a) Generally. All subdividers shall comply with all provisions in the zoning chapter which address the preservation of existing trees and the replacement of trees removed to accommodate grading and construction within the subdivision. Subdividers, however, are encouraged to preserve all healthy trees of significant value even if the trees are less than six inches in diameter. (b) Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning: Tree preservation plan means a plan certified by a forester or landscape architect indicating all of the significant trees in the proposed development or on the lot. The tree preservation plan includes a tree inventory which includes the size, species and location of all significant trees proposed to be saved and removed on the area of development, and the measures proposed to protect the significant trees to be saved. Tree protection means snow fencing or polyethylene laminar safety netting placed at the dripline of the significant trees to be preserved. The tree protection measures shall remain in place until all grading and construction activity is terminated. (c) Subdividers. (1) Subdividers shall: a. Prepare a tree preservation plan which is certified by a forester or landscape architect and is incorporated on the grading plan. Draft Subdivision Ordinance December 8, 2015 Page 45 b. Prepare a landscape plan which shows the location, size and species of trees which are to be planted on the site to meet the tree replacement provisions of the zoning chapter. c. Provide surety in accordance with the zoning chapter requirements as part of the development contract to ensure protection and tree replacement prior to final approval of the final plat. d. Ensure the tree preservation plan is followed during the plan development (mass grading). (2) During preliminary plat review, the tree preservation plan will be reviewed according to the best available layout to preserve significant trees and the efforts of the subdivider to mitigate damage to significant trees. (3) After the mass grading has been completed and streets and utilities installed, the forester or landscape architect shall: a. Certify in writing to the city the tree preservation plan was followed. b. Certify in writing to the city the tree protection measures were installed. c. Indicate which significant trees proposed to be saved were destroyed or damaged. (4) If a significant tree indicated to be saved on the tree preservation plan is destroyed or damaged, the tree replacement calculations required by the zoning chapter will be adjusted and additional replacement will be required. (5) The financial security will be released in accordance with provisions in the zoning chapter. (d) Tree preservation measures. Tree preservation measures shall require written approval from the director of public works prior to removal and shall not be removed from the site until the director of public works has approved the grading as-built plans for a mass graded site nor prior to the release of financial securities held by the city. (e) Home builders. (1) If the subdivider sells lots to individual builders or developers, the builder or developer shall comply with the requirements of the zoning chapter for tree preservation prior to issuance of any building permits on the lot. (2) A pro rata portion of the surety paid by the subdivider may be returned, provided that it is replaced by a surety from the builder. (3) If a lot remains vacant for a period of two years, the surety may be returned to the subdivider if all of the trees have been replaced in accordance with the zoning chapter requirements. Any subsequent development of the parcel will require compliance with the provisions of the zoning chapter for tree preservation and protection. Cross reference(s)--Vegetation, ch. 34. Sec. 26-160. Minimum design features. Draft Subdivision Ordinance December 8, 2015 Page 46 The design features set forth in this article are minimum requirements. The city may impose additional or more stringent requirements concerning lot size, streets and overall design as deemed appropriate considering the property being subdivided. Secs. 26-161--26-190. Reserved. ARTICLE VI. REQUIRED BASIC IMPROVEMENTS Sec. 26-191. General provisions. (a) Before a final plat is signed by the city, the subdivider shall pay all applicable fees and enter into a development contract setting forth the conditions under which the plat is approved, unless the city council deems a development contract to be unnecessary. (b) Before a final plat is signed by the city, the subdivider shall also furnish the city financial security in the form of a cash escrow or letter of credit. If the subdivider fails to perform any obligations under the development contract, the city may apply the security to cure the default. Terms for return of the financial security shall be those set forth in the Chapter 36 – Zoning zoning chapter or shall be set forth in the development contract. (1) If the developer is to install public improvements, the required security shall be the sum of the following fixed or estimated costs: 125% of the cost of the public and private improvements to be constructed as part of or as a result of the plat. a. Utilities. b. Streets. c. Streetlights and, if the city council deems appropriate, operating cost for two years. d. Erosion control. e. Engineering, to include the developer's design, surveying and inspection. f. Landscaping. g. Principal amount of special assessments previously levied against the property, together with one year of interest. h. Real estate tax for one year, if there are special assessments. i. Director of public works' fees. j. Placement of iron monuments. k. Sidewalks. l. Utility/street repair and street cleaning. m. Public and private tree replacement and protection. n. Other items as deemed appropriate. (2) If the city is to install public improvements, the required security shall be the sum of the following fixed or estimated costs: Draft Subdivision Ordinance December 8, 2015 Page 47 a. Principal amount of special assessments for public improvements to be installed, together with one year of interest. b. Streetlights. c. Erosion control. d. Deferred park dedication charges on commercial and industrial property. e. Landscaping. f. Real estate tax for one year. g. Principal amount of special assessments previously levied against the property, together with one year of interest. h. Placement of iron monuments. i. Utility/street repair and street cleaning. j. Public and private tree replacement. k. Other items as deemed appropriate. (3) For private improvements, the required security shall be the sum of the following fixed or estimated costs: a. Erosion control, unless bonded separately. b. Private utility services in public right-of-way. c. Tree replacement and protection. d. Utility/street repair and street cleaning. e. Sidewalks. f. Placement of iron monuments. g. Other items as deemed appropriate. (c) No final plat shall be approved by the city council without first receiving a report from the director of public works that the improvements described therein together with the agreements and documents required under this section, meet the city's requirements. The city treasurer shall certify that all fees and sureties required to be paid to the city in connection with the plat have been paid or that satisfactory arrangements have been made for payment. (cd) The city shall, where appropriate, require of a subdivider submission of a warranty/maintenance bond in the amount equal to the original cost of the improvements or such lesser amount as agreed to by the director of Engineering Director public works. The required warranty period for materials and workmanship from the utility contractor installing public sewer and water mains shall be two years from the date of final acceptance or one year following final acceptance of the final bituminous wearing surface as approved by the director of Engineering Director public works. The required period for sod, trees and landscaping is one year following final acceptance of the project. (de) Reproducible as-built drawings, as required by the director of Engineering Director public works, shall be furnished to the city by the subdivider of all required improvements. Such as-built Draft Subdivision Ordinance December 8, 2015 Page 48 drawings shall be certified to be true and accurate by the registered engineer responsible for the installation of the improvements. (ef) All of the required improvements to be installed under the provisions of this chapter shall be approved by and subject to the inspection of the director of Engineering Directorpublic works. All of the city's expenses incurred as the result of the requiredment improvements shall be paid either directly, indirectly or by reimbursement to the city by the subdivider. Sec. 26-192. Monuments. (a) Official monuments, as designated and adopted by the county surveyor's office for use as judicial monuments, shall be set at each corner, angle or curve points on the outside boundary of the final plat or in accordance with a plan as approved by the director of public worksEngineering Director. The boundary line of the property to be included with the plat to be fully dimensioned; all angles of the boundary excepting the closing angle to be indicated; all monuments and surveyor's irons to be indicated; and each angle point of the boundary perimeter to be so monumented. (b) Pipes or steel rods shall be placed at each lot within one year of recording the final plat. All United States, state, county or other official benchmarks, monuments or triangular stations in or adjacent to the property shall be preserved in precise position and shall be recorded on the plat. All lot and block dimensions shall be shown on the plat, and all necessary angles pertaining to the lots and blocks, as an aid to future surveys, shall be shown on the plat. No ditto marks will be permitted in indicating dimensions. (c) To ensure that all irons and monuments are correctly in place following the final grading of a plat and construction of utilities, financial security will be required as determined by the director of Engineering Director public works. Proof of the second monumentation shall be in the form of a surveyor's certificate, and this requirement shall additionally be a condition of certificate of occupancy as provided for in Chapter 36 – Zoning. the city zoning chapter, as may be amended. Sec. 26-193. Street improvements. (a) The full width of the right-of-way shall be graded in accordance with the provisions for construction as outlined in article V of this chapter, on file in the City Engineers Department and as modified by the City Council subdivision approval. (b) All streets shall be improved in accordance with the standards and specifications for street construction as required by this chapter and by the city council. (c) All streets to be surfaced shall be of an overall width in accordance with the standards and specifications for construction as required by this chapter and as approved by the city council. The portion of the right-of-way outside the area surfaced shall be sodded. (d) Where required, the curb and gutter shall be constructed in accordance to the standards and specifications for street construction as set forth and approved by the city council. (e) The grading and drainage requirements for each plat shall be approved by the Engineering Director director of public works at the expense of the applicant. Every plat presented for final signature shall be accompanied by a report from the Engineering Director director of public works that the grading and drainage requirements have been met. No plat shall be approved before an adequate stormwater disposal plan is presented and approved by the Engineering Director director Draft Subdivision Ordinance December 8, 2015 Page 49 of public works. The use of dry wells for the purpose of stormwater disposal is at the discretion of the Engineering Directordirector or public works. (f) Trees and boulevard sodding shall be planted in conformance with the standards and specifications as required by Chapter 36 – Zoning the zoning chapter and the approved landscape plan. (g) Street signs of the design approved by the city council shall be installed at each street intersection. (h) Driveway approaches and sidewalks of standard design or pedestrian pathways as may be required by this chapter and the city council shall be installed. (i) Street lighting fixtures as may be required by the city council shall be installed. Cross reference(s)--Streets, sidewalks and other public places, ch. 24. Sec. 26-194. Future street improvements. As a condition of plat approval, when property being platted is adjacent to existing collector roads, highways or substandard streets which need improvement, the developer shall dedicate land for the widening or improvement and shall post a cash escrow acceptable to the city for the cost of the improvement. This section shall only apply when the need for the improvement is caused by the plat or surrounding development. Cross reference(s)--Streets, sidewalks and other public places, ch. 24. Sec. 26-195. Sanitary sewer and water distribution improvements. Sanitary sewers and water facilities shall be installed in accordance with the standards and specifications as required by the city council and subject to the approval of the Engineering Director director of public works. Cross reference(s)--Utilities, ch. 32. Sec. 26-196. Public and private utilities. Telephone, cable TV, electric, gas, plus all other utility service lines are to be placed underground in accordance with the provisions of all applicable city ordinances. Sec. 26-197. Election by city to install improvements. It is the subdivider's responsibility to install all required improvements, except that the city reserves the right to elect to install all or any part of the improvements required under the provisions of this chapter pursuant to M.S.A. ch. 429, as amended. If the city elects to install the improvements, the city may require the developer to post a cash escrow or letter of credit guaranteeing payment of the assessments. Sec. 26-198. Railroad crossings. No street dedications will be accepted which require a crossing of a railroad unless sufficient land as determined by the city council is dedicated to ensure a safe view.