The URL can be used to link to this page

Home My WebLink About03-09-11-PCChair Clayton Larson Commissioners Andrew Holewa Liz Modesette Daniel Reiff Samuel Scott Roberta Thompson Clayton Zimmerman Angela Hames (Alternate) ��EN jfiLLS Arden Hills Planning Commission M 9, 2011 1245 W. Highway 96 Arden Hills, MN 55112 651.792.7800 W�•ci.arden hills.mn.us City Vision A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Regular Planning Commission Convenes 6:30 PM Call to Order Role Call 1. APPROVAL OF THE AGENDA 2. MINUTES A. January 5, 2011, regular meeting 3. PLANNING CASES A. Planning Case 11 -004; Concept Plan Review; Pulte Development Group; 4500 Snelling Avenue North Not a Public Hearing B. Planning Case 11 -005; Preliminary and Final Plat, and Master and Final PUD; Trinity Lutheran Church; 3245 New Brighton Road TABLED to April 6, 2011 4. UNFINISHED AND NEW BUSINESS A. Year -end Review 5. REPORTS A. Report from the City Council B. Planning Commission Comments 6. ADJOURNMENT A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http: /www.ci. arden hills.mn.us /planningcases -ARZEN HILLS Approved: CITY OF ARDEN HILLS,MINNESOTA PLANNING COMMISSION WEDNESDAY,JANUARY 5,2011 6:30 P.M. -ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Vice-Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Vice-Chair, Roberta Thompson, Commissioners Clayton Zimmerman, Andy Holewa, Elizabeth Modesette, Daniel Reiff, Samuel Scott, and Angela Hames (alternate). • Absent: Chair Clayton Larson. Also present were: Community Development Director, Jill Hutmacher; City Planner, Meagan Beekman; Councilmember, Fran Holmes; Community Development Intern, Mei- Ling Anderson; and Recording Secretary, Tina Borg. APPROVAL OF AGENDA—January 5,2011 The Agenda was approved as presented. APPROVAL OF MINUTES A. December 8,2010—Planning Commission Regular Meeting Commissioner Zimmerman stated the motion to approve the December 8,2010, minutes was seconded by Commissioner Modesette. Commissioner Zimmerman stated on page 2,the fourth paragraph,the Community Development Director's name should be changed to Jill Hutmacher. Commissioner Zimmerman moved, seconded by Commissioner Holewa, to approve the December 8, 2010, Planning Commission Regular Meeting Minutes as amended The motion carried unanimously (7-0). ARDEN HILLS PLANNING COMMISSION—January 5, 2011 2 PLANNING CASES A. Planning Case 11-001; Master and Final Planned Unit Development; 1313 County Road E; McDonald's,USA LLC—Public Hearing City Planner Meagan Beekman stated the applicant is requesting approval of a Master and Final Planned Unit Development (PUD) to demolish the existing McDonald's restaurant at 1313 County Road E and reconstruct a new one in its place. City Planner Beekman provided additional background information. Staff offers the following eleven findings of fact for this proposal: 1. The applicant is requesting approval of a Master and Final PUD for the redevelopment of the McDonald's restaurant at 1313 County Road E. 2. The PUD process allows for flexibility within the City's regulations through a negotiated process with a developer. 3. The subject property is located in the B2 General Business District. 4. The proposed redevelopment is a permitted use in the B2 District. 5. The City has adopted the Guiding Plan for the B2 District that outlines future development principals for the area. 6. The City has adopted design standards for the B2 District within the Zoning Code. 7. The Master and Final PUD are in substantial conformance with the requirements of the City's Zoning Code and design standards. • 8. The Master PUD and Final PUD are in substantial conformance with the Guiding Plan for the B2 District. 9. The Master PUD and Final PUD are in substantial conformance with the City's Comprehensive Plan. 10. Where the plan is not in conformance with the City's Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 11. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. City Planner Beekman stated Staff recommends approval of Planning Case #I 1-00 1 for a Master and Final Planned Unit Development; 1313 County Road E; McDonald's, USA LLC subject to the following twelve conditions: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. Final plans shall be subject to approval by the Fire Marshall prior to the issuance of any building permits. 3. Final grading, drainage, and utility plans shall be subject to approval by the Public Works Director prior to the issuance of any building permits. 4. The proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, Ramsey County and City Right of Way, and City Erosion and Sediment Control permits. ARDEN HILLS PLANNING COMMISSION—January 5,2011 3 Copies of all issued permits shall be provided to the City prior to the issuance of any . building permits. II • ARDEN HILLS PLANNING COMMISSION—January 5, 2011 4 3.A. Planning Case 11-001; Master and Final Planned Unit Development; 1313 County Road E; McDonald's, USA LLC—Public Hearing(continued) 5. A development agreement shall be prepared by the City Attorney and subject to City Council approval. The agreement shall be executed prior to the issuance of any permits or site preparation. 6. The applicant shall submit a financial surety for 125 percent of the cost of the landscaping improvements prior to the issuance of any building permits. 7. The applicant shall obtain a building permit within one year of the PUD approval of the approval shall expire unless extended by the City Council prior to the approval's expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 8. The applicant shall provide for an additional ten caliper inches of trees on site. 9. Parking, loading, garbage containers, and mechanical operating equipment shall be screened in accordance with the City Code, additional screening materials may be required in the event that there requirement is not met by the proposed plans. 10. The property owner shall be responsible for 100 percent of the cost of constructing six-foot concrete sidewalks, assuming a flat grade, for the length of the property along County Road E and Connelly Avenue. The property owner shall waive any future right to appeal any such assessments for this purpose. 11. All sidewalks constructed in City right of way shall be a minimum of six-feet in width. 12. The project shall conform to all other City regulations. • Vice-Chair Thompson opened the floor to Commission questions. Commissioner Zimmerman asked what the expected cost for the sidewalk reconstruction would be. City Planner Beekman explained at this time there is not a cost estimate. The County Road E Bridge design has not been determined so the design and construction of the sidewalk cannot be figured at this time. The City will be asking McDonalds to commit to an assessment amount equal to 100% of the cost of the sidewalk with a flat grade and a maximum amount would be established. The exact details and amounts will be worked out as part of the development agreement. She clarified that the commitment to build the sidewalk was not being waived but rather the payment for the construction of this sidewalk is being deferred to a more appropriate time when construction can occur. The development agreement will be specific to the purpose of the assessment and a maximum amount for the sidewalk will be established. She stated that the applicant has indicated a. preference to having an assessment done at the time the sidewalk is constructed versus paying the amount at this time. Commissioner Holewa asked for clarification regarding the entrance and exit points and if the new configuration would eliminate the bottleneck effect of cars exiting the facility onto County Road E. ARDEN HILLS PLANNING COMMISSION—January 5, 2011 5 3.A. Planning Case 11-001; Master and Final Planned Unit Development; 1313 • County Road E;McDonald s, USA LLC—Public Hearing(continued) City Planner Beekman explained traffic would be able to enter on the north side of the facility and then exit on either the north or south side. This is a change from the current configuration,which allows traffic to exit from the south side of the facility only. Commissioner Holewa asked if all the trees on the south were being removed as part of the reconstruction. City Planner Beekman explained the tree on the corner of the property would remain and the others would be removed. Commissioner Reiff asked the applicant if the requested tree replacement of 10 caliper inches would be feasible on the property. He also asked to clarify if the applicant was agreeable to waiving their right to appeal for a future assessment. Mrs. Vicky Stadther, Area Construction Manager for McDonalds, stated the applicant did not foresee any problems with replacing the requested 10 caliper inches of trees on the property and the trees that will be used will be viable in the future. She also stated as long as the language in the development agreement will be specific to the sidewalk this will be acceptable to the applicant and the applicant prefers to have the amount assessed when the sidewalk is built versus having this money sit in an escrow account for an • undetermined amount of time. Commissioner Zimmerman stated the maximum requirement of EFIS for the exterior is significantly deviated from what is required by the Code. He stated the City should stick to the Guiding Plan for the B2 District and not allow a deviation to this extent. Ms. Stadther clarified the areas of the building that would be constructed of EFIS. She stated the applicant could increase the amount of brick on the building but this would increase the costs of construction by a minimum of$50,000. The proposal has EFIS on the terra cotta upper portion of the building and the offset cream color portion of the building. Commissioner Zimmerman asked what the time frame for construction would be for this project and if additional brick would increase this construction time. Ms. Stadther stated the expected construction time is approximately 13 weeks and adding brick would not extend this time frame. Vice-Chair Thompson opened the public hearing at 6:53 p.m. Vice-Chair Thompson invited anyone for or against the application to come forward and make comment. Vice-Chair Thompson closed the public hearing at 6:54 p.m. ARDEN HILLS PLANNING COMMISSION—January 5, 2011 6 3.A. Planning Case 11-001; Master and Final Planned Unit Development; 1313 County Road E;McDonald's, USA LLC—Public Hearing(continued) • Commissioner Zimmerman stated he would like to add Condition #13 requiring the applicant to reduce the amount of EFIS and bring it into compliance with the City's regulations. Commissioner Reiff stated he would oppose this recommendation because this will add significant cost to the construction and if the City wants to have business redevelop their properties,they will need to be flexible with the standards. Commissioner Modesette stated there was additional cost involved but the City has established design standards and guidelines for this district and they should follow them. Commissioner Scott stated he would support Commissioner Zimmerman as well. Commissioner Hames stated she would not support the 25% requirement but would support changing the terra cotta EFIS to brick even though this change may result in more than the maximum of 25%EFIS. Ms. Stadther stated if the design were changed where all of the terra cotta EFIS were brick this would result in less than 25% EFIS and if this is the change that the City will require the applicant will work with it. Commissioner Modesette stated the change would improve the aesthetics of the building. Commissioner Scott stated the look of the building and how it fits the guiding plan is what the Planning Commission should be looking at and if McDonalds is willing to make the change then the Planning Commission should accept this. Commissioner Reiff stated the City should not put so many restrictions on business owners because this will result in less development within Arden Hills. Having the back of the building brick would not be cost effective. The view from County Road E is what the City is concerned with. Vice-Chair Thompson agreed that the Planning Commission should enforce the City's codes. The Planning Commission did approve the Guiding Plan for the B2 District and should enforce these standards. Commissioner Zimmerman moved and Commissioner Modesette seconded a motion to add condition #13 restricting the amount of EFIS on the exterior of the building to no more than 25%. The motion carried (5-2). Ayes: Vice-Chair Thompson, Commissioners Scott, Modesette, Zimmerman, and Holewa. Nays: Commissioners Reiff and Hames. ARDEN HILLS PLANNING COMMISSION—January 5, 2011 7 Commissioner Holewa moved and Commissioner Zimmerman a motion to . Recommend Approval of Planning Case 11-001 for a Master and Final PUD at 1313 County Road E based on the findings of fact, submitted plans, and the thirteen conditions in the January 5, 2011, Planning Case Report. The motion carried unanimously (7-0). B. Planning Case 11-002; Site Plan Review — Sign Standard Adjustment; 3920 Northwoods Drive; 3900 Northwoods Drive,LLC—Not a Public Hearing City Planner Beekman stated the applicant has requested a site plan review for a sign standard adjustment that would allow for a deviation from the sign code for the height of the freestanding sign located at 3920 Northwoods Drive. City Planner Beekman provided background information and stated the Planning Commission must make a finding as to whether or not the proposed sign standard adjustment at 3920 Northwoods Drive meets the criteria in the Sign Code to deviate from the sign regulations and if the increased height of the signage would adversely affect the surrounding neighborhood and the community as a whole. Staff offers the following twelve findings for consideration: 1. The property is located in the B-3 Zoning District and Sign District 7. 2. In Sign District 7 freestanding signs are permitted up to 25 square-feet and eight-feet in height. 3. The property is a conforming use in the B-3 Zoning District. • 4. The existing freestanding sign is 16-feet in height and 102 square-feet in size, and exceeds the maximum size standards in Sign District 7. 5. The existing freestanding sign is adjacent to Highway 694. 6. The proposed sign would be 35-feet in height and 102 square-feet in size. 7. Adjacent businesses have freestanding signs that are 35 feet in height along Highway 694. 8. The sign would not be visible from residential properties. 9. Section 1260 of the Sign Code permits deviations from the Sign Code through the site plan review process. 10. The location of the office building and the placement of the existing sign limit the visibility of the sign from 1-694 eastbound. 11. The sign adjustment will not result in a sign that is inconsistent with the purpose of the B-3 Zoning District. 12. The sign would not have a negative impact on adjacent properties or the City as a whole. City Planner Beekman stated Staff recommends approval of Planning Case #11-002 for a Site Plan Review for a sign standard adjustment based on the findings of fact, the submitted application, and the January 5, 2011, Planning Case Report. Vice-Chair Thompson opened the floor to Commission questions. Commissioner Zimmerman asked if the sign was on the applicant's property or in the City right of way. ARDEN HILLS PLANNING COMMISSION—January 5, 2011 8 City Planner Beekman stated it was located on the applicant's property. • 3.B. Planning Case 11-002; Site Plan Review — Sign Standard Adjustment; 3920 Northwoods Drive; 3900 Northwoods Drive, LLC—Not a Public Hearing (continued) Commissioner Holewa asked if there were other signs within Arden Hills that are 35 feet in height. City Planner Beekman stated the Super 8 sign and the Perkins sign located in this same area are 35 feet in height. Commissioner Zimmerman moved and Commissioner Scott seconded a motion to recommend approval of Planning Case 11-002 for a Site Plan Review at 3920 Northwoods Drive based on the findinl4s of fact, the submitted application, and the January 5, 2011 Plannin14 Case Report. The motion carried unanimously (7-0). C. Planning Case 11-003; Zoning Code Amendment and Conditional Use Permit Amendment; 1900 Lake Valentine Road; Mounds View Public Schools — Public Hearing City Planner Beekman stated Mounds View Public Schools is requesting a Zoning Code amendment and CUP amendment to allow a 1,787 square-foot ticket sale and storage • building near the existing football field on the Mounds View High School campus. City Planner Beekman provided background information and stated the City Attorney has reviewed the submitted Zoning Code amendment language and does not have any concerns over the proposed modifications. Staff offers the following sixteen findings of fact for consideration: General Findings: 1. The applicant is proposing to construct a 1,787 square-foot accessory ticket sales and storage building. 2. Mounds View High School operates under a Conditional Use Permit in the R-1 Zoning District. 3. A Zoning Code amendment is required to allow an accessory structure in excess of 1,458 square-feet in the R-I District. 4. A CUP amendment is required to allow the proposed structure on the subject property. 5. Accessory structures are permitted under the original Conditional Use Permit agreement. 6. The proposed application will not exceed the lot coverage limits for the property. 7. The proposed application meets all setback requirements. 8. The applicant is not proposing to remove any vegetation from the site. 9. The proposed structure would meet the size requirements of the Code if the applicant's request for an amendment to the Zoning Code were approved. 10. The proposed structure meets all other requirements of the Zoning Code. On the Conditional Use Permit Amendment: ARDEN HILLS PLANNING COMMISSION—January 5,2011 9 11. The proposed project is not expected to have any impact on traffic or parking conditions since no change in the school population or the schedule of games is expected as a result of this application. 3.C. Planning Case 11-003; Zoning Code Amendment and Conditional Use Permit Amendment; 1900 Lake Valentine Road; Mounds View Public Schools —Public Hearing (continued) 12. The proposed project will not produce any permanent noise, glare, odors, vibration, smoke,dust, air pollution, heat, liquid, or solid waste. 13. The proposed project will not affect storm water runoff since impervious surface is not increased and no grading is taking place. 14. The proposed project is not expected to have any impacts on school population or density. 15. A park dedication fee is not applicable to this application. 16. The proposed project does not conflict with the City's Comprehensive Plan or the intent of the Zoning Code. City Planner Beekman stated based on the submitted plans and findings of fact, Staff recommends approval of Planning Case 11-003 for a Zoning Code amendment and Conditional Use Permit amendment to construct a ticket sale and storage building adjacent to the football field at Mounds View High School. The recommendation for approval is subject to the following four conditions: 1. The applicant shall continue to abide by the conditions of all previous permits and reviews. 2. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. 3. Building Permit Plans shall be submitted to the Building Official a minimum of two (2)weeks before the planned start of construction. 4. The applicant shall obtain all necessary permits from the Rice Creek Watershed District, MPCA, and other governmental entities and provide the City with copies of such permits prior to the City issuing any building permits. City Planner Beekman stated Staff was also recommending one revision to the proposed language for Section 1325.01, Subd. 4A. 3. The recommended change is "No more than two (2)accessory structures shall be permitted on a lot associated with residential uses. Vice-Chair Thompson opened the floor to Commission questions. Commissioner Reiff suggested this language be changed to "No more than two (2) accessory structures shall be permitted on a lot used for residential uses." City Planner Beekman agreed this would be language that is more accurate. Vice-Chair Thompson opened the public hearing at 7:24 p.m. ARDEN HILLS PLANNING COMMISSION—January 5, 2011 10 Vice-Chair Thompson invited anyone for or against the application to come forward and make comment. Mr. Bob Madison, Activities Director for Mounds View High School, stated he had talked with the neighboring properties regarding the proposal. There had been some concerns about lighting but the School addressed these concerns. The neighbors were ARDEN HILLS PLANNING COMMISSION—January 5, 2011 11 3.C. Planning Case 11-003; Zoning Code Amendment and Conditional Use Permit • Amendment; 1900 Lake Valentine Road; Mounds View Public Schools—Public Hearing (continued) appreciative of the School contacting them directly. He also explained the purpose of the building and why the School was requesting the size building,they were. Commissioner Zimmerman stated there would be District equipment stored at this facility. He asked if this equipment was for District 621 and if there was space available at other facilities within the District. Mr. Madison stated the District equipment that would be stored at this facility includes items that the School needs to have readily available and there was no other space available within the District. Commissioner Zimmerman asked if this facility would accommodate the temporary fencing the School used. Mr. Madison stated the School has stored this fencing differently and this has remedied the problem. He clarified this facility would not store the temporary fencing. Vice-Chair Thompson closed the public hearing at 7:29 p.m. Commissioner Reiff moved and Commissioner Hames seconded a motion to change the language of Section 1325.01, Subd. 4A. 3. To read "No more than two (2) accessory structures shall be permitted on a lot used for residential uses." The motion carried unanimously (7-0). Commissioner Holewa moved and Commissioner Reiff seconded a motion to recommend approval of Planning Case 11-003 for a Zoning Code amendment and Conditional Use Permit amendment at 1900 Lake Valentine Road based on the findings of fact and the submitted plans as amended by the four conditions in the January 5, 2011, Planning Case Report and the approved changed to Section 1325, Subd. 4A. 3. The motion carried unanimously (7-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Council Member Holmes updated the Commission on recent City Council actions and • upcoming events including the approval of the TIF District and agreement for the Presbyterian Homes redevelopment proposal, the triangle piece of property being deeded to the City as part of this agreement, the joint work session scheduled for Tuesday, February 22, with the City Council to discuss the future of variance applications in the ARDEN HILLS PLANNING COMMISSION—January 5, 2011 12 Report from the City Council (continued) City and to go over several potential amendments to the Zoning Code and an upcoming opportunity for Planning Commission members to obtain Land Use training. She also stated the Council is looking at options for the road improvements on Old Snelling and the Council will be interviewing the eight applicants for the open City Council member opening Community Development Director Jill Hutmacher introduced Community Development Intern Mei-Ling Anderson. B. Planning Commission Comments and Requests Vice-Chair Thompson stated the Commissioners had received a news article regarding the construction of wind generators. She stated this would be something the Planning Commission could discuss at a future work session. Commissioner Zimmerman stated the Planning Commission should think about potentially incorporating wind generators into some of the City's parks, such as Cumming's Park. This would produce enough energy to run the sprinklers and possibly lights at the park. Vice-Chair Thompson stated there would be a ceremony at City Hall on January 10, • 2011, at 6:15 welcoming the City's new Mayor. ADJOURN Commissioner Holewa moved, seconded by Commissioner Reiff, to adiourn the January 5, 2011, Planning Commission Meeting at 7:41 p.m. The motion carried unanimously (7-0). • Requested Action Concept PUD Review Process Pulte Group's Concept Proposal City of Arden Hills Planning Commission Work Session for March 9, 2011 'A DE HILLS MEMORANDUM DATE: March 9, 2011 TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Planning Case 11 -004 Pulte Group Development Concept Plan Review PC Agenda Item 3.A The applicant is seeking review and feedback of their preliminary plat and Comprehensive Plan Amendment (CPA) development plan to subdivide the property located at 4500 Snelling Avenue North into 39 single family lots. The concept review process is an opportunity for the City Council and the Planning Commission to provide comments, questions, concerns, and suggestions regarding the proposed development options. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken at a work session. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. The applicant has a purchase agreement for 25.4 acres of undeveloped land on the southeast corner of Highway 96 and Snelling Avenue N. The property is zoned R -1, single- family residential, and is guided for Low Density Residential in the City's 2030 Comprehensive Plan. The property was formerly owned by the Reiling Estate. It is an irregularly shaped parcel with existing wetlands and significant shifts in topography. In addition, the lot is heavily wooded. While many trees would be considered undesirable in terms of species and quality there does I Metro- inet.uslardenhillslPlanning \Planning CasesI2011111 -004 Pulte Concept Review103 -09 -11 PC report Pulte Development Concept Review.doc Page 1 of 4 exist a few stands of good quality significant trees. A formal application for development would require a tree preservation plan. Through early discussions with the developer, it became clear that there is a conflict between the City's Zoning Code and Comprehensive Plan in regards to the required density of R -1 property in the City. The City's 2030 Comprehensive Plan guides the future land use of the property as Low Density Residential, which is defined as residential property developed at three to five units per net acre. In contrast, the City's Zoning Code caps the allowed density in the R -1 District at three units per net acre. Furthermore, the Code requires a minimum of 14,000 square feet per R- 1 lot, which does not allow for a density of three units per net acre. If the applicant develops the property in accordance with the City's Subdivision and Zoning Ordinances, they would need a CPA to allow less than three units per acre. In contrast, if the property were developed in accordance with the Comprehensive Plan requirements at a higher density, flexibility from the City's Zoning Code would be necessary. In the case of the latter, the applicant would most likely apply for a Master and Final PUD so that the City might grant the necessary flexibilities from the Code without the need for variances. At a January 31, 2011, work session with the City Council, Pulte Group presented two concept plan scenarios. One at a higher density option that met the requirements of the Comprehensive Plan, but would have required a PUD application for zoning flexibility; and a second lower density option that met the requirements of the Zoning Code, but would require a CPA. The City Council gave direction that the lower density option was preferred, and Pulte Group has since moved forward with preparing a development application package in line with this direction. Pulte Group hosted a community meeting on February 8, 2011, to discuss the lower density proposed concept plan with residents around the development area. Pulte took feedback from residents at this meeting and used it to complete their development application. Comprehensive Plan Amendment Process When there is a conflict between a city's comprehensive plan and a zoning code, the city is required to amend the zoning code to comply with the comprehensive plan, unless the city approves an amendment to the comprehensive plan. All comprehensive plan amendments must also be approved by the Metropolitan Council. Staff has been in communication with the City's Sector Representative at the Metropolitan Council regarding this property. The Sector Representative has indicated that the Metropolitan Council could be supportive of a Comprehensive Plan Amendment that would allow the City to reduce the minimum density required on property guided for Low Density Residential given the higher density that is anticipated on the TCAAP property. City of Arden Hills Planning Commission Work Session for March 9, 2011 IlMetro- inet. uslardenhills\Planning\Planning CasesI2011111 -004 Pulte Concept Review103 -09 -11 PC report Pulte Development Concept Review.doc Page 2 of 4 The Metropolitan Council defines net density as follows: "The number of dwelling units per acre of land when the acreage involved includes only the land devoted to residential uses and excludes such areas arterial streets right of ways, wetlands, and water features, and other publicly dedicated improvements such as parks. Net density is expressed as dwelling units per net acre." This definition means that local roadways and storm water ponds cannot be excluded from the calculation of net density, which results in net density being greater than gross density. As part of Pulte's application for a CPA, a new land use designation would be created for Very Low Density Residential that would allow a net density of 1.5 to three units per acre. This new land use category would be applied to this former Reiling Estate property. In the future, other vacant land could be reguided to Very Low Density Residential as appropriate if needed. Discussion The applicant has submitted a plan set based on previous feedback from the City Council and comments received at the February 8, community meeting (Attachment A). The attached plan set is still considered preliminary, and may be revised prior to the April 6, Planning Commission meeting, when the official public hearing and Planning Commission review will occur. Staff has not yet had the opportunity to complete a full analysis of the submitted plans; however, one will be completed prior to the April 6, Planning Commission meeting. The proposed plan includes 39 single- family lots. Upon initial review, the lots all appear to meet the minimum requirements of the City's subdivision requirements. Road connections are proposed at three locations, Snelling Avenue North, Keithson Drive, and Royal Hills Drive. While the City does not currently have an ordinance that requires wetland setbacks, the City will require easements over the delineated wetland areas. The applicants have also submitted a tree preservation plan and a grading plan, which will be fully reviewed prior to the April 6, meeting. g Concern has been raised by residents of Keithson about the road connection that would extend Keithson Drive into the new subdivision. At the time of the Keithson Subdivision, it was anticipated that an eventual road connection would occur. At the time Keithson Drive was constructed it did not include a full turn around cul -de -sac, as would have been required if the street was not planned to continue to the south. Currently snow plowed off Keithson Drive is pushed south onto the Reiling property where it is stored until it melts. According to the Public Works Department, there is no turn around at the end of Keithson for plow vehicles or emergency vehicles. Vehicles either use a driveway to turn around or back down the street to exit. Through discussions with the applicant, Public Works, the Fire Department, and in reviewing historic documents pertaining to the Keithson Subdivision, Staff's recommendation is that the road to the new subdivision connects with Keithson Drive, as it was intended to. City of Arden Hills Planning Commission Work Session for March 9, 2011 IlMetro- inet. uslardenhillslPlanning\Planning CasesI2011111 -004 Pulte Concept Review103 -09 -11 PC report Pulte Development Concept Review.doc Page 3 of 4 Opportunity for Planned Unit Development (PUD) Based on the plans that have been submitted, the applicant intends to develop a subdivision that meets all of the requirements of the City's regulations, which would eliminate the need for a PUD. A PUD offers the City an opportunity to negotiate on certain aspects of a development that pertain to flexibilities that may be requested by a developer. In the case of this particular development application, the City may be interested in negotiating with the developer for greater wetland setbacks in exchange for reduced front yard setbacks and reduced right of way width. In other words, allowing the developer to build homes closer to the road would move houses farther away from wetlands. The City could then extend its easement area over these areas to create wetland buffers. Other benefits that are created by this sort of flexibility would include additional tree preservation since trees in rear yards are more likely to be preserved than trees in front yards. This would create lots with larger back yards and smaller front yards. It would be appropriate for the Planning Commission to weigh in on whether the City would prefer this style development over that which has been submitted. The applicant is requesting the Planning Commission's preliminary review and feedback regarding the attached plans. Staff is requesting direction from the Planning Commission on whether a PUD application that includes wetland setbacks in exchange for reduced front yard setbacks would be something Staff should request the applicant to submit. Preliminary Review Timeline Staff is anticipating submittal of a complete development application for a preliminary plat and CPA by Monday, March 7. If the application is made by this date, a public hearing will be scheduled for April 6 with the Planning Commission. If the Planning Commission makes a recommendation at this meeting, this item would go to the Council for review on April 25. The Parks Trails and Recreation Committee will likely review the park dedication options at their April 19 meeting in order to provide a recommendation to the City Council. A concept review does not automatically start the review process for a formal application. The timeline is subject to change. Attachments A. Preliminary Plat Submittal dated March 2, 2011 City of Arden Hills Planning Commission Work Session for March 9, 2011 IlMetro- inet. uslardenhills1Planning1Planning CasesI2011111 -004 Pulte Concept Review103 -09 -11 PC report Pulte Development Concept Review.doc Page 4 of 4 N W O F o U rn A H � x oa z x U H y u Ile Q W oNO I„� Z> -01 O O W U O 'J.I O y O V O O a Pi iUr Vl 00F F-I QGQ yl W Z Cd Z Z. .: oo- W° W �°OApCO O a�� xDC Z .aU O wU v `� acs A a r�nw la,u U ¢N(n ax u. a. � x a 0 u W i �g" Gttlfi 'aa armx ix W _ S wEE Ao f «+ ssU. „ddz '-r v �c00o Nv ornN a#xou awuo$ 'sy�xtlx, M `rsa can, IIIFCCCj bN OtlW � I+�MNJ _ �( ► I -0 o a� ea. awc 1 zd 0 s i z w O Q z O st t U aD z A 3 a py W AA r�. D ozF q z� ¢ d ,a >., z 17i .M oxn0tl- 5 A RI a1 42 al w a .< Z Fzw �. Foa3oa 3 �•i ~ WO A Aza341z W �C7a QC7C7C7�>� > Q M��I ® 53nv� FW rx � � Waa�Ad0WWA (~ U w O a rn C7 C7(.1) P. I� Tl- rr I I I I also eav/� � I I I I I I I R Y F@ b W> \'\ F .5,< ° m 0 OH Hm 07M WAOM I PO � ——— ———— I ` - 1—IW xe .n a W I z .,o z W n - a I wzz� m Z O I N 3Ntl ONTB16 N 3Ntl z _N Z / O O W J a U • • O N Wogg:II — LLOZ 'ZO JDw 6Mp'9nD3S500D1\jDld—aid\s}8ays uDld\SSOOOI\OIOZ\:X :awou 6uIMDUO r WnBSIL - 1102 '82 4aj 5Mp'AUnSSS000T\suol:IpuoD (3ul),slxa\(anuns\SSOOOi\olo2\IX Iawou 6ulmo.LQ o_ Ww C u m � ,° o m T L O O il' ° 4! V g N u > S t c CO x c o a ° M O a u O ly'U .°i 9 o y O W m Y V1 O ill 0 0 0 ` L 0 o v a o N r E N y N O C O° J > < W N < m O T Z"i L o U c° cN O O U U °° V `Or VI Z E H U O w y N O. m T �a■ E .. d o yy 0 0 or `o `° <co ° N -0 .0 <` O y O °nV°duy'y n Y wz �° Z t- d d < / W «Lm v E w of v vMi n - v° 0-0 0 '_'r t z KsK < U `_' Z N UO MO a 3:_ W u j U O ° 1 O z o o < !_! ,°-; <foIVQU ov R 0 im° w m m zc 0 a ohm Z rc U Z \ MgMT mo_ cv`"v om c v o0 o a c v ¢ 'y' z 3 " �I(yyJ O Y o.. or o c� v o ov n am n rn = a vl w ° 7�-I M Li >Ld 0o z `a`03oo «-0 o o� 0 '0 t m n rn�t ° � a rc x w � a •- a 4 z v z v° % N Ra v v a $ t ; i z o o W U o Iy .7 N ~ -.+u l r > c W° O T U �' ° ° U0 � 3 OO LLww U 3 z �Y_1 �/� % 3 °''o o'v -�w'v« 10 a °« d v'S I H� ..lI{GG .�"h W Z Z o� v w«9 c a maa �, o o v �. a t u% v > I N H In O Z v v < aru c Eve 'au c. < ; o °;L w° `o Mm�ln.°i Eo�maom sv _ m0,. < Fri V. vi I°On� Z o ar O1.z Ez VIVIo v« x2 0 E0&o�, ° svin H Mi �Z, Ld7 vi = p N cn vu<am c v m�c 0w�o•oL-' e> o w oV.y>,� >¢Np„ W U ° 0 E a Z c� E $ c o w O o N a 0 0 a z 'o 5vc o- N 0 m o o x Ir =a � Om N E ° 0E OV 0< o J 2 Q ozL-�n�, (1_I OZp �:.. O V o,PN _ 2T o °o c� occ�o 0 0 ��v " 0 0Y a x rc 'z T3 pnowiw°o. cEmv OEo IE u� a'y `0 Y vv aw momvd .�^ !_^ <ow 3u arc - w `J` Finwi ° 'I v> yc° I °<�o In ro s- %N t uah° = O ° i wN � WO� ° v mo%_u m « c v i� Eo, m °T'o < zFry .r Z y° ;P�1-HHl= a OUZO OO8 mY op - o y "0 wF d ` u i i a 3 o w �vo� O T N w %c N « O.V C T C G T u o t L O, j y K S Z - 6 1J S m Om Z 6(! :o.Firialn o -o c�cEv Ivc -' -°0� v 4 c v«� E C3' $a a`o m o Q z : UWZ � z Q < a o � � W OW1 wq z°muuU�, % o cN.°°Yo °� °° va v _ vo, `o t`v«w°u _ _v a,”. <v we a �. i z�w° - 0 k'k' cv Lvuu u a° E °ao �« r a 1= �v av Ino v' - W °wv - mo w �" "J �" ly ' z wod °z ii �$a°a°a°a°a° !2umzmua° z _°e r R < vw d`o nn N.' eon of °- rc �Ojrc <n n v LL k °a k v °o o a°i�°NV° coc W 13-6 S v o @ I l o l l i i r r v • ----------------- I-- ------------------------t-----y--- - ---- --- irk T--------- -- ---- ------ RF m e IyE �J. s J a3 a JzN I I it $+�d I I I _ I `I/i�'• I (r .��$ s r 5.f:i'^%' ti4' ANI li. 99------- _ _ --- N .L£,OY.00 r E \ — rZa (NY fS bZ- o i j ( 1 V321V - L/0�s 151'4✓i MN{0 -vY _ Sdak.bZ sk s s ..i l I c t I '-0 0140d l Od "I1:/ m/t Fii 831VM V4MOlS Al Leo t -reJ a ) . .S� \��',$' / /"-� -� � R��"d. ^•b69fo 'Lo- 10 v v� R a, $r �94k1W3s� vNlvatn w t yl w f �a $100V SH 14307iV 3 , ,� : / 1¥ I A s �, J ti..>, • - I I,. - ---- ---------- ---------------aozbf ------- ------- �- ~'c``\n _ a C 3,g \ J� ' x zi_,3' M3n 1a AV - M 5• y ��-yz D �.,.�y�•Sf£ M.L£I0t.00N LA ---'----'SII _____ v u:\ ry illy •r ,.1 ;,\ F, xv'. ...xAa ir - .._ .Nr 'I. \,',:?_�$ R y, ;lac ; 'q \r � ..r9 ' �,.. �jjl i 3 t 107 £ M„L£,04.00N I \ c•9a� r °�0 -R 'gym 1O �il d� i e i ° �� \ }J za. _•'' m / 3>>> 3 1 a / X12 Z Z d L a C i R /X ____________a' __ 00'Zbf_______ ___________T___L-------------- , a I l e ama a -.......... a / r// i % _ rt, t � A 3 Z / rr•• �`v a � �ryII i �s=� i i B ro 1$ gr/ i5•/ , a+I i 1 r? I' � r It ,, H NI _ • � rS I i. ^ :� F Int£ P M.L£.01..00N �$ f y C �� a l a� g€ F Xq `�9 �c,A� i -------- $ wwd / ` u R. g a j.. . { _ n• S r a I I dl I is i c v�•°'\ `.J44 m i % 8 ti-� 3 1 '-3-_..�.__.Y@: Ain 1 \�`-._...� _. t {� „� �miz� Ali Mal x d ..._ O i -M » a.q iw 1Sy d I Fr ."xt IZ Z . vn 3i 3 d i X10 ZI a q �J i§ 6 -MN to mend) O1r 00N .. �� a a w3U Aghk mz ��.. 9 9V 5 ANIWI. z- i0i_oe E rcpin a �°` 8_Sf63 ANI`iz ewe 97 ri pp /rll,r�m (NV1d711'L48 YIIN `I> ° �Oi ma°irnmm° mim r w1069IL - 1102 '82 qaj 6Mp•nJnsSS000i\SU0jTJpu0D 6ul}slxa\Aan Ans\SS000i\OIO2\IX :awnu 6ulMO.aQ � m °mo I .i -T- I I I � � � O II O 41 , I I __� l•, _1_ ^V' ! W o N < W � ama N p m � I ZZ'035 J-0-11/1 MN 30 r 9/1 MN 30 3NI1 1SY3 r - + 7-- x3 t 1AYM NVIa303d � �if� �J_,��ars net #��'� 15 W - r 9 q "•....... r �. v j v �I; 02.11 x W z z ii p m`o y x 4 A i�: c-,. 1 # z O 00 0 0 zoo 1 z �� s o v; L— v. j' a w n m Ay .� Q O �_ W cD 2 . 3md E ;,. ,. a�`r H end a s \ \ \y�y c n n / '. O�K� ��p' o ^ �� + .\ X ir - -r r— ,� t �1 11 Naw Iz w ficl t I;.ii Ay {k _ °°mz w \\ VAAi }3 y' � r I t "'"w �_ V ------ ----- - �y Il F ° _ i. RO .116 i m n p N a Zizzz Z zi ' tco . am " sn s ^Al g y g gy for 'So .< `�.raf°u� a � s' t t g aoxsu«o�i„at G ho: 8 rlwn�srou U.�- � # �.._ 'C� �_A 'r'c r+ .,,/YY ✓. 81 �' # 3. — — — — — �x �is b' 4� � n I \ Betz, # a, CL E 1��.-;'.t ��IZ,?.".n,z>� ✓'�./ ,f,(r��/f�^� l ,�\�tT ' S \l.g 6 � �� Q �z ° P y��s'!�CSr��S�lo sx.* N/' b - sr w `� - Z i •� rE Y\,r,'f� _ , r f <,�!�S y�r ilk ii �I tq,�r � �a I� �'��"F1"`� � f f��s#'7` i '� 'a �tl v � n. pJ\, r F�• � V z �� S � °' r ' t y =j 9 oo ❑ b_1r 6 id I WZ " - 1 I aov ..� /JJ/� rj�8 fi� z utorc a :'I'IF�- - s x 3 m- L / j _ \r t\ aa 3m a.son- f \ o f /. � '/l f,#/ t vi z � ( r dz 3 ,r• Iw w� o'o Mx mi ----------------- l e o v� w 'y+.� I, jig - r' : 3 I 1 ..� ,\ pr f/ !S ,is. .»>•0 0 0— �1 v ° 1 P T. i r rr�T= ; _ u� v a R > 1 � r r� [ \ 11 [ K`.. IYI,L£�CY COhI .� e I E"o mm _ c c u o c.d aao u .�3 ji i � •� _�. ___. 1 ;31 ti ;n;h .qt�,. ';_ NLLO �_ 11 I o_o to Ex� 0,-E 3 _°z 'c •^ .0. L-p °vaim t2z uo o E.. v- > Earn os 00'001------ > o°c 3 -.iu.r Z o u u a F d' ,�-- o a ap % cc M Efr0t. N\ it _ v z u$ n E �o°o / 3E a6 . �[a -rag i �� 1 �.a •/ 3�_._,:,..' .:�°� � �V _°°' -° _-° -° r m s ,r' W --+- ,,.` \\ ' - - -- -v Do'ogS - '° -- - < ---"=--- -- a--------------- I ,. ,• l r1 X ^+ .. i 11 t _.. 1 \# ? z d C ,�a / R - yyy3�� q 'y p rc o v w C k'Wq IN .. ... .... o_._ .� p' �e%' ''3 \gr2 // „,i3 r w a i� s °< 3 w z Q z ••. g # / ti w 0 0 0 �' 1 t ._...____.rib' /J 'p� �t o ;15 rc w s x w w S -0 < r ti rl z o vai cai o 3 m o OD ..._._ •"L`P{m^ .....r".R _ 5'- /��. .' li /GD 10 ,Ai - 0 ,x MI �p �y } z WZ Z4 N011�35831i1Vf10 `d10 I• A�,./ '''ryNS _ i a6 ^, 5 5{I\ r MN 30 3Nn,JS3M \, \\3 N /\Y �N��71Y.� sa a�— $- - - - ; oQ W W j z a4! -eyy 7 ) g ....1000£M.L£IO�M--�.. a - _ a > a z ,*# 3/ �, 1 .-= # c '+t- �oa�n o i w a < z� �'�o _ 3 z�a z x < 3 f5 moo i o 0 TAT—� w mrm z s y°m m F o Yn $`�lN fz N xm°Q > < < a lip' i o i iii a w wlN m rnirn z air ni`m''r nmlia m �I z>a.j ml m> (7 O z V i 0 z c 0 z o 0 n v C c z V < o U p U 2 z» m a: I-z _ ci?? b J • 0 0 ®®t7GoRO CeO .. ,8 � �zy w 0 (V 'o N ° m x x v rn o W n o a - x 3 x x >> `* Z ro z Z h M JJ Y N w N wwww li w ,� U w , N NNNy N N N N �� OJ y N o n m 01 n�n N x Of x m N w ,� < � ONE X x x M JJ LL lO Y Q 0 . cony a0 x x zz p O p N x (N VI 00 p Ir K N Z Z • z in 47 3 w<m 0 o N ?z �� J 3 ¢m ` m00�00 J z zn° < = 0 0 3o w si C°s 'eP J ~L 0.ri ari z I- z r r, o w a 0 0 Ill N < m33:COL IL zo 3o JJ w ~ < p z r„ 3 w 00 33 tAi 6 Pa, cD g J z z o o w a J J Do O W w U W J y ~ W = 9 ° ° w m a a a I I I L I l l OJ i I I I I F— I — ma„ I \ I ' 0 q Vfi �\ �i L_ ------1-- wo no ilia mm am mw am am ban I VW".T Man� I I I 1 + I � ----------- _ Oil 1 I ---------r I /. -__ _ _ ____ j tl31YM Awl 5 C 121 R A. I ` 1 r- ------ I � O✓ I I I I '\ \ - \ 1�\ !� I I I I �Wz Z Ii L_L. < o I >F I i II p -y` cc I c — ------------ i� -- m !_ < - z --------------- -- ------- - _ aroro d 3 H c qD ------ I I , -� -------------- -----�-- L- i -- -- -J L -- - - i 12 i i _OVAL HILLS DRI L I. ( ., r — ° -• co k II II II cti I - -- ----j-V 1Allp0�`.\ �• �;' I I r -> .I �z �,n r g I + I I �I w F w a0 1 ]z O I I I N I / J�//� H ch M g I / mI I z mCyy/l a M .-._._. I W 'J I _ _ _ _ _ , I 1 '--------- ----J I I I 11 N / i/. I z w � R- 11 I' `. iI rin- r -------, I _" �f --J V ♦�\ � I I I I � I _ 1 1 a ;<:� 4 \ m I I. 1\ 71 N x C - -J--J I < I I ilIII n ft_j k. I 1 N 3Ad JNI713N5 ° —__ _ N 3AV ONfT13NS _ — — — I mu am am mm sm mu U= =it am am MIQ a mm =& Wo Ls. M"I Q . wDSS 11 - LLOZ 'ZO pow 6mpa1IsSS0001\}Dld-aid\s}9a4s uDld\SSOOOL\OLOZ\:X :aw°u 6UIMDJGI N o O w � � w r w F Z m� ya W a o- oN tea° z z _�� ,� h r° no n° °amino <m° mo m2o o ° m <`6 <`n y� U c$cy O N ° ? w m $ A d. of a °cu i a•a3"E o°+°o no Ro °m'o no Co a"° �o °moo ao "�2 a w OL--i �" ul S .. .z«zm° a., .n �o,n« � 'n moo$ ovmi �.." man �'aa°v J..n �n nde ; zm r a I °p ° om a°v n n -� .'em n pin �M of rc I W 1i � 5 < "t.ta m<o mao mao pum <° m<o m<o °m a`o Qic3 o« O . m °< Z ---- - ------- ° J Z onnm nm°m o u » rm N' m rc ° W T I r F I O z. z T o 0 0 o i m I ;c Q i L. L O H O fJ L-j `* - cli ZZ'03S 30 b/I MN 30 ,r b/I MN AO 3NIl 1Stl3 I i [-- j4y/♦, / I P � 65'£64 MjFb,B£.00N _L919Z__—__—_—_--_ r--___--_—L__—_—_—_� 000£ `1 AtlM NtlIN15303d o of el °^ ❑� 961OZ M,Lf,f LOON ___—_ a L l �_ 53, V i a o a mo Q W 11 Q E � �rox�4 �, L�•1 I / 3 � od /\�1 \\ ❑� g ______86'LOZ M.L£,£LOON- o 08 @l) 7 w cl I N I I m L------------------� Z I �'-1 1 __—___86'102 M.L£,£LOON____—_ z\ pl L-- -------- oin z a o b8'LOZ M.LL,LLOON--__ a IFJ I� J O Z �T----_ 4Z ij i o m SOOWS Z waxes q! I ml'Ji0 F" IJGOd W 10 W O2 'J I I m . , [-- Y Ig62jP I N L________________ � M N` --- 0 O --___ 96'IOZ M,Lf,£LOON_---_— z �L r--__-- lz —H£'ZLI-- ----I ---O6'LOZM.LI,ll.00N__---- -'--- rz A-1 ' �' rz O ONV�n3in 2 _- I /i' V 301M'13 oz--- Nm I I Ir I Ia 1 i 'f� 3 %.' 11 z,v \ i CD if �Z V �s I " bbg '<-° mw I I more III z=r. S a m a�� // - �ar,¢-''a� \\\\ III 30- NN !/ I I \J ----- �/ I `T y ------- 0£ / / - --1J - < \ \/ % / i �•v_ 9TI-M.L-£_£LOON - - O g / i ei.z5-=p231"IV 52}4 -------- '' ❑ 3A WC 09'15'15"W 15g0 \ // \i.[L__-i----------- \ .S 771H 7VItObf if 15 h - I 00.001 M„L£,0i.00N \ \ W 00'S6 y I F o w / 11 \ CM \ \l - V Q o Xa 8O' 45 \ I n L^ ❑ O d 1N3VGSv3�.,+,111110 CHI/3YbNIv8o 36 Or- --- ----rdl0-uf19-A m I \ .90'96 ZL'Z6l 3 6S,9L80 I _ I A N w v '� / N - I L-- J C"4 'S° juzf�i z /` , 90'96 90'9�L Z6'fC- 3..1 O �„I pip a U o Y,o3y 3 6 a 00'00{M.Lf,Ob.00N I W O « z o< 3 z W z �� z �ad � ' 1N3113Sv3 Aamn IT h--- aNtl 30rNltlaa-41 u°i o r W Fil W W U a 'Zi .U. a W U wri z W Z J LLo xi z t9 pO�1 N fix-, �1,U�yy1 b M \ m N I I I I I I �� ,7 N N \ °Z I I I CO gyp^ N \ °f \ 00 I I q 2zz� I I z0 o L__ D a U J z F w \ aI ------J v _ -- . J0'S6 0000{ 0 �— —I ❑ LO'0 00'56 U£ L£,Ob.005 ZZ N011035 tl3121Vf10 -MN 3H1 j0 3NIl 153M N DAd JNI-nDNS �� O G O O\ n i % — 10'00£ M„L£,04,OON QI ] "12 Q E 4 O O Q Ow �".;. W z � .4Mr, U ❑o w¢ O o0 00 00 FW Z N IN¢ a wV'z C,4 CA A a.L�rnwaU V ¢NV��aw -dgL:ZL - l OZ 'ZO Jopy 6Mp'}oldaldgg000L\7old-aJd\s}aays uold\\gg000L\OIOZ\:X :awou 6uIMoj4 N 0 O w O t` aE �� oy�� l•t l � Z� N — � 8 3 R Z O N Ol I 9 Q -n u �J cn w I I 00 �0 zx c I I a = o m cc L tz 3 13 I V o K 2 Q M �Y of Y N w Q Z L —3Nfl NONH135 301Sy04 J '" NN Nppw J N = Q Q w w a n w F 9 & 00 o om W m a d a = _�_ �2:1z- 0 O8 .F. w w�� VJ p I N Z �m L5 W & &J W I n nw� 3 U W j I O X60 ow Z c! l ` 1 i a +1W 1 I ij go I 2 r—+----t---� IL--------+------- m— j I I I I Z O I I I I I I O o N I o = +-� ts-cc — — — — — — — — — — — — — V3NV - / �� T--� ----------------I - a 0 ONOd --- - L---- -- 4 a \ N311. A801S--- /\^' I _ _ I o ` $2 I / [••I I \ 95.00 L � / 1 00+0\ \ a o I a o�> ------ -----� 1 \\ 4 — — — — — — — — — — — — — — — I °D I I 1 \ \ r ------ 00 1 r 1 + IL ��11�� ' I ------------ TV pt ONN F 01 I � I � I I � K� �� IaIII q n I I I A G I co I Q I — — — — — — — — — — — — — — L-----J-- , 'r ROYAL. _HILLS , aDRIVE _ z� I ood 44 9l 00+91 tD OO+L+L'{.�m 00+91 L . — . — . J 1 r------- -i i-- --- �� ---rd ZLQO� a .-- .-—-",-- 1O 0 to I a I I �z 3� 1 I I �I I I �000HON I I I I I mu� 0a,3g 'a Imo - —ill L--L =-J-- w I II IIAa s _ _ _ I I I CV1 III II I I Mt I I L// w o y "\ I I L o I I I I ld o�� a y o \" L------ ♦\\ I I I I I — 11 \\ 3 a o I\ I--I W F m ♦\ I I 1 1 ju ��R N 1 1 c7 I I \ x° a O MOM I c 9 ^ � 'N 9A`d JN1119NS �9 0i LUDSS:LL — ILOZ 'ZO JDA 6Mp•a}Is5S000L\}Dld—aJd\s}a9ys UDId\9S00OI\010Z\:X :awDU 6UIMDJO L1J \ \ I 1 \' a W oo I r I o O y T� � — ------- -- ----� r-------- aw�Ywuw) ---� AVM NtlRll5303d F O (\JI 9 I 50.00' ---_--—————————— . v o O I I I N I I ti �nco I I + `� 3MO J I a \\ — _ - - r - - - - A ,\ I I I a. co I I� I I I \\�• : I I i > I 50.00' I/ f .._._.' I . - - -__._- _ L-- ----------------- +------- I \\ I - - - -Ag Z ----- --- - I I O p ---------------�� °o = o \I �- ----- M8 I8 I I I oil I Y e000 4 i I —W)' TYP ' / —� ii �•� I Q Fil ONpM� / ° . I�- �\ \ i a°q II Z i II lJNO jlll — TT � / i --- \\ 3A/6((-7 / .I -- --------- _ oo+LL oo oL 977/H 7VAOY Go mill I �M \ \\/'� �Pv ,�x < ;'F \ \ 2 $ _ x S R, dam \ II II II ---i �� ---r`dlO�1�O�` \`• C"1 �- La. � — _ •\ z/./ I-- _�I iL . — . Jib ° ie / _j M/ / I iu°g�h3o ii C-4 j/ I xyyy <a i I I a c t d ° r----J F—I zd I V z I _ EW. T Q'z U2 H w x W) �O z P4 \ - ~ z .—•- N 9A`d JNI-119NS w 9 3 o I � 3 W C3 ' I J i I wD55:LL — LLOZ 'ZO jovi 6Mp'a}IsSS000L\}Did—aid\s4a9ys uDid\SSOOOL\OLOZ\:X :awDu bu1MDJQ N °o O PIN W b W Z z_ tt 8 J a o'a' w ¢ z w w9 z9 BBB $� g �� Y� g Io o N z a W z o w z ¢d g $ e ag6 ' o a� rc x z o Z ON g& C tz a „ Yak �d o v rn 0. wo ° 3 c� �i j Z 3 �i c�a F �¢,j'� g� � G � a�� q< �� g� z W� � jgjg U 0 0 O X O Z vwvw� S S Z W O O 1 O > O 2 F 3C3 VJ Q B ap€ G� V O Z zg o p p0 10o cw� z o00 Y j °j a z a Y zw d 8 PPS € $$� : b" b � Oa So aG o000r � w [� oagg y� 6 r `a�gag gigg �gy J a a a °r°m o E $ w a a a a a m ° & d W 12 o bt • I L J L g� g � eg d O x I I G� Ene NS ri iN 6 e riF m of �c ��ia ^ � Y' w V a < M M o O w W A l l I l \ l l 1 1 I / / / / / II / i I V ♦/ I./I I I -�- � --/ i l \ 'f Q I -1 ---- ---� I--------i --------- / T O I I la �I> I p �I "o j Lu DIY 1.. L ,2 ♦ ♦�, lti\ i a31VM w801s-- / J, — ----- 97 .,r I ♦?�, b\� ��,�\\ � 974 ,r I � 9781 . � _ I �L 73- 76. �� °\♦y�' .7 / /i .d ""-.._r ^/ �` ♦ ♦�V --'� 1 11 II ° �� ♦ � I I I I I � Z r�� ♦ 3 p) . 2 v II 982, �?� a �982/ 982 I. �e 980' v"� /t -.000 I I I v - O+s °j r ^i' L � fjl Jf/ °Lnrf �" 'k l � \ � -- / i � �� •�`�I ♦ 1 rn n w z° z> z✓ r rL-1 - --- o t .x% U � D1 x' x R i Go (.2) 961 I sss i I �qlad. - I I I I sss m t e �... �� N m _ ww a °.. ." _ ..� U 11'� . . `ROYAL _HILL Rl � u I,rr _- N Ir r t17 9L ,r00,91 ,r v O+LI 00+9Y •� 2 d 'm k mwz3 z 50 �0� 3 i m r - -- - - HS x � J ssv sbb { t }tt1 a { r Ir -y*+• �r �j--I�/� �� II ICI I ;M'o � ''x l �� L w r n J ° u x At W z z � � rn ei Cz7 �i 4� r r -Sh� a1 t• \ r' 4, ._ L - .-W� I "„x\} N // rv�� g W N r`_' 1 I ..... m ��i v4� I l �, ,1 V /\ \\\ _� ._ ..-b ' z tO -i .� L I I b y'- �l_y 1 I J / 1 946 n ��- v _.•• oe xe \ z / y/, / \ .- ''�',.`r z ct. LL W Its eid° x .+- OIOmN �- ONi�w23*, ^.�a� 11 'Z s ,I - ��_ -I t`--rtl X10::ZI r v i d10 ZII d.' \ f i O N 3A NI � NS pn 0 V S'S£6 S ANI�Y1irn n II 3 y ( awn \g� TM 3 nNI�i> OFZ o E°>w>M of-oe V9 M1 (NVld71IL46 -- mU< Im?m?m mimmm°` minim � I } >z ¢i>> <,Z Z_ - it K ��- �U wogS:LL - LLOZ 'ZO pow 6mp•poJ655000L\3old-aid\S;aayS Uold\SS000L\0L0Z\:X :OWDU 6UImoJO LLJ O 4 I-1 _- ♦�% � 5\ ll: � ,Ill sp X - - -i r^ tl s s3 uvan A M NtlUll 303d d _ _ I`.t��l 5 r - z F it L796 Ai nl� `J � �I>� �^90 � 3MO 1 i --�J W o I o I dla _luj` az r — A it Its ^� 'm- -- I-r c-'p-� - __ ,� f�� it d y Q� � _ �JJ W Z \`w " J �`"o aD I Ni eh e »- 'dQN ,bZ � !� I � ^ J- ..�`'�..'?.. ' ' ,e3 j�. j a- i s W%i 4 _ _ � 1 � ,! j..r / '•, �3m 3 `c dd o 1 A F-1 )11J g ao OU z Mow Ow t r /! ✓./ i /, I �,' > am rnrn `T` s>z 1 r / A one / f ?° •, o _,"� `C. - 'Q 1 0o alPS771W 7b tDH T T T x At 5e - ... v -- t y � w? a z FN_�, o o z es a r" oou�m5'.'0..3� { M y �I \ 1A.LI np 13 0 0 0 r o z wm ao� ti z o 0 o w s 8 OR 590<1:1, � o JIY.I \ti 11 I r ...OZu �i I w a ao ao a ao F W Ci v y Ix w ? rc �.. LJ g t vl `�J QZ6lM I J r \ / r ; 32. 29.',. \ -•I r W 9g,Y - .I I 938 J "938 \ W O \�� 939 I , 9386 (2) (I �2)'�936 / r �dC / x , O w mo-7 T- BAd ONIT��NS �� a N 3 ;,:- w ¢j ww w30z ` s 0 — '` ,.• —agj` tx /� y ,�' r ...--93Cr.._ _ -- C O O p 00 � °°°m o � — i 6 , % aim Flo m mlm< dim rn�N n e, �+x x —� z z I N wdSZ:ZL - LLOZ 'ZO JDV4 6Mp•pDJ6SS000L\7DId-8id\s}99ys uDld\SSOOOI\OIOZ\:X :awou UIMO-43 N W O esg 58 a � n. !I $ z •i i � R N R S R �� fig ! e iL Mid It Rib 99 gypyp � C 55 C Yp� 'Jn � GL �� t�Y v v a a" 'S' ... a w n"k':i �••� i. �k9A is IM p 8 2 a s r A �a9 oa •� +r\ � 3� s y 3a Y O -IR C @f gYg ie p 5�g 91 11 4 y� € gflfl TIP; I on 01 �2Ea€ 3 F "B 19' is age W�' a A s- lip! !gm!Mk a� ° aI o 0 0 0+ ap dtli®en®e i:�Rel e9i 11 11 9i.11 Mi=en F °� NPH H2 M gill! ffig °bWB€ e€ �F? Aga }4y fig° LF J. 1 yya y o b Fi <dd ° d is LLI ta as F 3 j g : m � a on w 12 i R g Q fill 50 93 1 = pa A 91, ip Ind 1110, 11 � �� 0 3 0 aeQ �m = add � sg;m a� � � � fsgz �$ � € u s z i gig Will 9 Z� is eye A 'ff'yg ® gg$ 6811; ¢ WR g W° �S d° � g€ W SJ l% � 8g� {gi b F °B E 80 � N< m L$ y 0 O d ° �11sa M. FHNIR tgg� c I$ YY� 3 � n € �t E d b�1 �t�a .cYS G W8 Ali b� � 2 � Y�SS k�C Y�E��• F3�< ? Ytl®�1��®ao�ege�o <zqp� � v er.. z zt �g��K >ug�ti 3� 3 i _ �" °o 13 `oo g � L7 a ° h ° € U'6 1: RINX !2 g! zl. oy p z �°•� rn J1 Rtl B € E � < d y= WL ° W a co is ew € �e g i<a a $� ¢o N Its Y II I w s $ �a � � g >l� �_ � $>p x °N POP a �$ g$g ��, ;$�Y $� � ��w 9 s IP III �_ Ell �ju Elg M. • II a € 4m n g9 I ° II ttl to wg � !a� g s $ gym lei NOS. 2 JRK m S p9 ... .....". .. a il� 2! A s gj ° s Imt gal dgn �en? �e bg 9 al. pm=$LL �� d or 1a a r:::..•.•.•.•.•.•.•.•:•:•:•X. I �� $ g 6g� gwsg� e =We a §° $B g $ �a. G4�z ^ f I -S -if. 1_u d °a 93 � ;II WdZL:ZL — LOZ 'ZO JDw 6Mp•ZpDJ6SS0001\3old—aJd\s;aa4s uold\gg000L\0L0Z\:X :awou 6UIMDJ4 N O I n n oo p . OI O. mm OI OI O 0 p tT 00' m n I\ COI 0) rn; p N O m ' OI to to m W monm, la-J ID Z rA Oln C9 v O1 rn N o L9'L16:30A3 °. L£'60+SL :S0A3 OL'LL6 >m 0 _ __ _____ + N J F N 9'LLfi V)w CJ L9'/L6 13OA8 p N a a N W S.I L£'09+4 L SOAR c-, / °_ LO'LL6 30A3 1 °ao 00'0Z+4L SOA3 -- -- WMmn°0 u7 � Wn° W W V) .;d '9L6 w O'LL6 x 68bL6138 0A I * '" pai x 00 0£+2l :SOAB J \ z t'6L6 n Nam C7 98'ZL6':30A3 F>a o w o LO'SL+ l SOA3 \\ i O'ZL I Ir N W Y> \ a 24'LL6.30AB \ a 3 10.1 l0'9Z+ L :SOAK o°0 \ ° \ _ MOLE + b'ZL6 N �I o: N 6Z"696;-3.A3 1 _ E6'696 LO'£4+1L :SOA3 2'696 °°m / ao SS'696 W,7 o O v FaNwYJ a l8'OL6 o 1 9'bL6 0 0. O O 6 L'ZL6 30A8 CD sOA8 0) 0 rl- Lo L(') O_ 0), O (3): m 0� CT)£'EL6 30A3 Ub'40+OL_.:SOA3 _ �._- LS'2L6 m u no I W Q W;N w Y — /— - 4'4L8 40'7 6 IL / 29'24+9L = V1S o a / : - ZL196 = A313 =x 9£'LL61 30AB / £8'LZ+BL = V1S o II a 04'4 L+6 :SOAK / 4 6L'LL6 °0 LL'1963OA3 N I LL196 ° £'LL6 rn oon 0000+9L SOA3 \ 9796 w F 1 l9'9L6 3OA3 :L °o m 0 OS ZL+g :S3A3 W 0.0 °i n o o I 0I ^>^mno \ om — inN I 4'6L6 �w •wM Z'096 Nn°m �HL-WYU (L > >+m n Z oc� / F00> "2 b0'6L6 °o =x L9'L96 3OA8 / L9'LS6 °o Ntrl4-W..•--T -__ F r N WAY j O L'096 OO'DO+L L :SOAR S'lS6 mx 5>: N 1 I 6 'LL6 L'996 [ Z-026 6S'9L6'30A9 --°Mm - -- S£Sfi Z4496 303 09'L2+1 S0A8 00'92+9L :SOA3 I VT;0n *C'IL6 96796 y L'096 n a w b L796 I I a NW,wYj \ 1 \ Q J \ B a Sa \ KIL6 f9YS6 30AB.... .-..... ' 6'LL6 '� 00'94+S1SOAB \ L946 \ m 0 42'996 0 0 \ _ 6t, . \ Z'LL6 \ 6'246 -+2 m o 49'9961 3OA3 \ b2'LS6 30A3 1 3 aao 00'08+b1 :SOA3 0 m I 100'S;L+9 :SDA3 F - N oa : a0 ° 4 '996 13Z'196 - +o m --o' �/ 0 4 o m 9'Z46 >� w W N o_ ..0-3-�>I \ HZ'£96 °o aba_ .. I = l6'l96 + F 3 -. °O :\ 4'696 N - o b l'ZS6 30AB 9'746 a o 6L'Z96 30AB \ LZ'ZS6 30A3 I p, j 00'99+y :SOAK y \ 00'99+21 SOA3 40796 LO'09+b ViS s \\ 4L'L96 °-� I 9L'Z a o o iL a m ° \ �- L'b9fi / 2'246 ff'L96.30A3 +0�a O2'92+b :SOA3 W J y h I llZS6 s 98'656 m° lS6 a z l'S48 n F e°' 0 u lowlr> I 6L'lS6 30A8 as>S J I 00'SL+ZL WAG 9£'994=30A9..____ __-- _--- \ L9'996 '0 �°m iv y z o 0£'94+£ WAS \ L'6b6 a I - 4'L46 ��Lu o 30 3 \\ 46.946 30A3 \ O N 00'SZ+Z L :S0A3 \ 99796 °o a<°°i' ( 66'Lb6 °o —1 -- ---- +rn-o 0'946 + ro a--° -- O'L46 N o 1~/Iwa JfU I F-I E- S I � ti _.._ __.... ... ..... - I ____ 99'846 3-�-a-------- ---- I b'Sb6 0 o S'Lb6 H x 4l'Lb6.30A8 W El z$o 89'9461 80A3 I 00'9£+LL :SOAR z O M rn 0^ 00'SZ+Z :SDA3 vt M a 00 o' - I 98'446 L£Y46 + W ¢ 4 N e �o°° t l'bb6 N F�NWYJ I / p z I \ c GL W 00 £L'1b61 30A8 1 8'446 l'£S6 00'Sf+L :SOAR SZ'lb6 ATI ! \ 00'61+L ViS I I o --- ---I----_-----.. °o .. l8'Lb6 = A313 _ l9'Lb6 0 Clb6 + -00'00+OL = V1S ! 9'Lb6 0 O O': O O I 0 1 O I 0. O O': O I O O': CD O O! O O: 0)'. W, (D. Ln d'I M �•: 00� n1 CD Lo d-I r) N O LT of m 0) of 0): 0) 0), CY) of 0) 0) 0] m 0) WdZL:ZL - LOZ 'Z0 JDV4 6Mp-Ep0J699000L\3Dld-aJd\S}aayS uDld\SSOOOL\OLOZ\:X :aLu°u 6LlIMDJQ 0 w 0 rx Z z 65 A moo o a -45 Ro .6 z. °tin 2 oz d U U cS CU 0 t tj t5 a a d d d tj ri tl Vdd v r 8? Z z rA 0 oo o 9 �-t -z W, 9�, 2.- z go o > zoo mm i'� go Dw No z wrt o < z �i, M- M� , + !�. ��,t v r r m a 8 �R 5'. L. e. 9 n = I w z'o F ?! 3C.1 oz !� �o W�p, 7,4 s, v I 3� s a lasll�l 9 w a U�&s zm z o p w�o x o , ;Io z o ow EU gm w wo o w o o g Hzz oo o flz G u �w u z E ou Q� F a x 14 li a vi 16 A a A 8 P. '9 R gavL v.'r,"'Re 888 P v v p ,q m _ 0" w� o w A p w o w lz ;V z m w 11 z w IF z w w w w w o o o o o o o ' o o " , z z z z z z z z O zzz R R 2 o� R R E E O o o o o o o o - - - 0 T N co t2 A -37 CIO 7 -7 I -j j v —1/ ---------- "0 v + Y. I ------ (S)OV 996 ANI wx (1)61,R96 AN 6, -CF91i�L67KIO IL �T —..ilz -1 r V38V T---1 F - -- --------- --3 GNOd L---J--�------------------ N31VM NNOIS------- 976.1 978.1 o r------ I I j2 v (�E (2) v 982 (2) (2) J 984 980 L82 982 r-6 0 77"71777�, v 4 . ............. Od 4--- . m I> o z,_u < N alnmm z 3: L------ E.m:>>> Kzz r------------ ow cn l > LL F-- --- ------- — — — — — — — — — — — — — — - — — — — — — — — — — — — — — r------------- I II II 3 ------------ z z u H , z� ROYAL -TILLS- DR u _j_ m 00+SL L.4Y 9l ------------- > L + ab 959 7., W o, :1�t Lj 1 I Ic, rl 04 03 L-------------J Do o ------ lei + o J tu Z L-------0 Z I L------------J I < cop ------------- 946 V\as 946 Z, c:)t o. o C, 04 1 + Ld I n I i> Z Z oM Z 0 946 m 946 LL JI ' i m N .�= ."I �,:,z� P. c5i,6 u) I -4> m P U -.,iw z 3 rc v -------- o > :> z— L7 dlCl.Zll —d"'—"z' 'N 9A*--!DNl-1l3NS v w2n I ,9c s I-—,,-z oln"l ANI' -5:-, ol K 6 Ij ANI I(NVld7II'Cb6NI — z>z> 7 pi z F Alb� -1)9g:LL =-LLOZ 'ZO JDVq 6Mp'-JIS55000L\Iold-ajd\s4aeLis ur)Id\ggOOOL\OLOZ\:X :aLuou 6uimL)j(l I O H O I I 1J 1_ W J i -T I I I x _T- _ I I c N o N1YM306'119 __ r I I o A --- -- f" tsnl— _____— VM NtlIN153(13d IlfT/M30R'lIB - I I I I �I` x I � \ I ml0 E>J 1 U (V I \ dID ----- ----------- 1 vv m I \\ I aN I co I \ g_ Q N lam .,_._ \ ------------------- _ -------- ONE OI O^ 17 mm Nmm O ml 0 o co I » x +ix ° y L)/ 1\ ICI s,t s�SY ^+x n I- I f o r 1\ I I ' F+M Fes+ o �vFiW \ \ ° /. NI ISIS NODM N 4 // m lm CL. U U m En 8 \ / rn .ra `, \ \ N nmm t U / 12 1M�! o ti X00+L1 aT 00 OL .S77�17 7VAOd o r I A \g5 e� �, o x co I l (2) Q - (2) 1 958.7- c°1l bS6 4 o ------ m (Z) F, I s3 !agcs ac o 00 6 .._... 00 01' f s a a 7 O y o - CO_ as 0836 ?,sA - I.� / 1 I L — —'' \\ U I" W F C W� y o v I Q a'ODwOm v In `° �2,"zo a s °- mu t'h3o i co w� °<o�� J Aa u o 5 J Y 8 Z EN r--- --�o ------� I v c7 ra W " I \w I 32- I I 932.1 932.1 `O` >< a i C7 i 29. �\ 219A YJ V v¢r =. �z pz low\ MM o lo z°0941 I l s3s �w \ v)11 in a' l o m 939 0 l 936 (2) °m l .. (2) 936 Mo \� 3o m o r of \ Iza Iw 'm 1 I ml vl �^ � ;I w x orc pd,zzS lip / l L - --- v l z' 8i°� w z moo w x w 'ZO x to nl I xa ,I> nz 3 � __ � m 7 rc C t > -- 7 V 1— A v1 cSi < o o m 3 cg < dla I, cai w w w w w w w w 3 U E N BAd ONI��NS m � 0000000zzZZ = zzzz o w a i m a a a a a — —�rT—�— �—�Q� ar .J-�� —tea'—tea'—�✓ r.T—emu• '-3°T I ;� I — liN nin `lrvN� Q I I m w oil6 �a tVlp n I ni°nn �F mlwz a olry Z n ■ mlmm m< sl>a > � I I aim z w Iz» � I O Jw p I ' wDgg:ll LLOZ 'ZO JDw 6Mp'wJjSgg0001\7DId-aJd\s}aays uDld\SSOOOL\OLOZ\:X :awou buIMDJO Z nD 0 X z 0 Z W) z u m 0 ON WT 0 '0 z z 0 zD z. V. .0 zo Z. 6 w 0 c� v V I v v It I z z O V) z z o -o wx o u c, o: o- s2o S w a ;6 a v A A z o s 'w' z m zz 85 6 z z K U m '8 P z w 8z z m no z F: f5 E I a I T I ;'� I i 6-i 3 o z- o 'w U wo L w O z u Iq o a I i Z Z t- 1 1 1 1 1 1 i y z w o w w o o u a 8 o uz w m I z w o o m= ac °i oz m L 3 a z z ze < z z' z.5: - - - - - - - I T m > Z 2 Z < < w oz, -o F, z ro w o ir, w - m ;� Q I 1 1 j 1 �i ! . . . . - - - - - o uQ > z o 2 22 o 2 z z z z z z z wo 1w m o -o w z o o o f� 5i F5 z- z w.z -z ug < w w. X X w X w R x o� vi �z D o o Z < 'o o z w o w A • x 4 z� I o as o I :z< o ow !< -w'z lo no re z R z 0 w o D' Rg 00 o 2 z mo ' W H o' < mm u Lm z o M 'i 4 o 6 n 16 o; o c-i n 6 16 +-7 V A\ I/,i� 11 1/ 11,i/-7 / L-------- I ---------- pcn c' +--t= '�2 I MCI < (s))o*o96 All' 2 (3 61"996 All ------------- --*T '-0 GNOd L i=1------- 831VM V4801S------- 976.1 974 1 978.1 >z > (2) (2) 982 984 (2) 980 982 982 i /< A I L- L------ 211' > I ------------< ml 'F i L N ,:w z x -lz>Rz— ------------ �6 966 z>> LLJ ------------- -——————————— r > Go — — — — — — — — — — — — — — IF X P. C ,. 0 0 / (n o I _j w o :C L——————————— ri(2) 10 958 IF 961 (2) 1956.71 959 > M M Li---------- w > — — — — — ------------- z I u Ls MVE 6 96 01 1, o" v 9l 00+9L OCr+LL 007+9L M- .,w z 3. gz ------------- -------- ---I r v ioliflo� z� L -961 959 N I I cr) zo 1--------------- C9-5 3) C9 5:1 U, -------------- o. 6 L-------01 IF < D z�'. �z 0 U> 946 946 1 ------- IF z :4 4 cp W -01 ca) o CM :> -R )zl z z ° 946 z 0 946 <cn a- A I a,6 �z 4z> 6. -, L---------- L 12--Id-. R;z z z - - d10..Zil- dlCl'.:Zl N �AVYODNIIIONS 9D t - aG T (i2*6 a a.z Wl' S ANI'� H°3 All z Z> o z F.IK z -DL9:LL 7= LLOZ 'ZO jDV4 5mp'j!3ngg000L\jojd-ajd\sjaaLjs ur)jd\ggOOOL\OLOZ\:X :8WDU 6UIMDJCI 0 C L T Z V] mrM9915 ire _ - - F r-------------------------1 r--------(s3H�vaLLNt3)�i -----� I AVM NVIa1S3o3d d In_— 00 z 1•096 /i 'VVV mo3 £L W W I ♦ I �` nlm I Iyd�Z I \. N x I m 0 X!�, p1>a o W A o I I I m N y Iz o `wz Jnm O J \ _I dla s Sl ( \\ L=----------------- I V I \'\ ----------- \\ IF I 7 \ i cc n \ �\ � r•------------------ £ G6S F m OJNN 7 '� # 7!M v O]01 I mlmn i L' 47 $ 07 R 1 k •# O --------------- �- 9 7 J. �I> i> O � I I L-------------- -- 3 o I I I I L-----------------� cr � // o ;Z> z� w> AA I a ICI wl mi- �� I\\ \\ moo" I <°v II I I _ QI U1 Z<Zy� II I \ ' \ \ S2 / o FI I \ \ \\ I / zNl aFl _ m14DOn ` J h /, N OZI > mmmrn T .w M x w ZOI 1 oI9' m >z z z x X 2 G [ s ` ♦ A 00+u oo S77//5� 7b'AOb \ \ \ , - mxZ I \ \ $� \I / -=�z�-- as a _ _ x 3 9 N X I \ \050 -- fc)- W � CL i a0 I I (2) \ \\ \fix / Zss 0a I \ I 3 a ! € a k o I 958.7- \ n v �2) 1 956.7 \ \\ bS6 ---------J _ �. Imn I I i/ q ✓ i \\ \ (Z) `i \ i I a a "s' t �. $ •'s x £'£56 �' °s a f ' > N \ \ 00+91 w_ ... i' I I _ 'u ., x. i z a w o ❑ a a m' \/ '\ I I I I 3 z m Iz :< Oz x � x s s z % � m-mw�io� aL, Iota a > C-4 _.... ry� I I ■M• I 32.E J I 932.1 \\ 932.1 a i o c a I (2) x0 I �zo� F ° W 939 �s wwau<iamw z_ In 12 g dia N 3A`d �NI-I�3NS 0RR0000zzzzzzzz ° - - - - - - - - - - _ 0000000 - - - - - - - aaaaaaa � w �.z �T—m T-�—ao T—rs T—xr T—�✓�=-tea T—�cr T--ter T-ten _< —�T—�P T_—�°T—30 -- I I I fi ut °� ♦iN rn Uoc7 j{ I mlvv WI4 I- n u � Z z V...11 _d1Y Nlq x<F j ' mlmm R>a ttO1 mmm X�U I I I Mj>> > O ai?Z W O i al? U ZOU w oLB:ll�- LLOZ 'ZO Jow 6Mp-Il}n99000L\}oId-ajd\s;aays uold\SSOOOL\OLOZ\:X :awou bu1MOJ0 N w �r n rn ,[I • Z r w an in a+nnrnaa ° wir ION 1�° �nnnN J Wd MM n w UK p J K -Qmm � p Z x II U Z N Z rn �r"a W a O w K° N o ��w m �0 u Na Z WZ I O O W 01 I W .N n U W N O w O J Z a QI Q.z I N< W\ W O N d J O ? II II x WJ No rw o° CL �avz Ma F. F = x Z JZ° iF oo Jr W vi,za � Q a_ ?II z II I II II F< Pz �~ WW ¢ zwotR i x w W g Zo p w m0 m 2000 Oo aw aU w ° jvi°mmir a a. O nz mo =azz II am a� w 1 I 11 WU�O 0 w �, _• X w z �o > °Mo0Z wQ Fo f c=J Y<z y Z atn=� a Ca W O O JWrr °� F ° wZ' Z I II•• (9Uwvi M Z za W >�ZOxI z� °°o I inwm_ N = ZOZZZ_ =z0 Q K <1 K OWWWm m <O Qf NUON 3 P a po Rwm¢O �w < ¢m < z O �ZZFNN �+ W 7 Q W _� �a w W�KUr ?Z �O F r Wag 94 ai O U W ZU' WF-QZW wF W ZN �O<Npn�J W pw�a{aW Wp O r Z r W 1OOa Oa Ra a v) = m z Nw r W<W FU �� ¢O w 0fl-mm mo- w Z°W a�wg Z O O p z r Z �O < rn W°ao 0 �2 n< nW ° O�aaO O W� < r�rJr wWV-W b0 W p>2 >2 w r z�zw W w w w < ZZ Q�waw �o�V Wa JZZYrZII � W W=<°°wu W w W w > °< OinWwW xWWOF-N w °w,,=wo=w W rNOa�JJ tip. O fwil Nli N ZZ<�< Zw°ara Owp�Wp�(/1 < pZ¢pZpQ € W Zy O �O WO ?z w c_�waJa awcSJ WZ 1 °¢ 1 n�J r3:u: 0, 7, W d <N�m NW�Z� Q�FJ W3 aNNd:NdZ K W°Jr WQW~ (~ 0 0 0 O O W W < NU O Z O p F WJZ WOWO d' W W W W W W « Op�111N��J<F< i yJU7O d Q• F Q /� it-W°w< 111 CI W d K 0: d' {FL OO nJ ox WO°r y 0_a OW r ° r Atli_/ W 2 2 _n - A I 1 ° vJ r I I II F-+---- ---JIL-------- --------- I TZ O I I I I kl o'_. :2 I -------------L---------------- -- ° A — — — — — — — - - vaav ----------------I - - - - - \\ � a311M W2101S---_, � / �. I I Avm3nlaa Lis I �� ---' \ \\/ °.. f,.y, i �_i / I� ------� 1 v,V �—+- 0+6 vvv - v r-- o 1 v a O I I ao I /e / N — _ I — — — — — — — — — — — --- 8 a----- — 6°— 4o I v o z z u \ I ROYAL _HILL RIVE E.;.' z� a o o a I _ I I 44 8L 00+91 O+LL 00+9v", _- °i C F Z --1- -� r-----�,; -gym r-- -- I --- , ) -- ---- I I I I L I L _ � ° zi I T'I I ao3tio QQ w I o9 / °t0 I 0!w� ° VI F 5° ZNU I4—, F ao az m w CP w 7 7 ci e z� z -7 r WDL9:II LIOZ 'ZO JDW 6Mp-aa1}990001\4DId—aJd\s}aays UDId\99000L\OLOZ\:X :aWDU BUIMDJQ Lill \ \ 4 _ w _T- Z� Z a r I I o �, w I - o >n..�a.• I a --- — Y ------ -----------'� r----_ � aHavoa�ra)� e �//� AYM NvIL – – o ` I ' IL 0. �o % ----J--- -- ->i a N F \ I _ I / TZ - -- - - ----� I - O A I _ I " L _� _ �c _J • ,. �\»0 ---------1 9 .rte - ---I �� I W IS w o - 0'A ��/ ♦ ass s I I owgo alnn�l'=o1'n } U– w ii L I \\ ... go wavwiRO °z H III I j rmo <z RE z°� If // w J50 I -t 2) t Z Z W A aN NOI Ol�i F wK I� /_ \t /// ♦\ – – –_ _---J 3�1 AY (ON 10 �I�I�I�N g W W MM"1 n O l 677/H o <w w N In m Ox I \\\\\ :\").fir '.�;� \��y / \ I Z In a� Wm Nm II o O CL ww ao z)- z w a i o I F na o� „- CL <a O r w o p a Q- H _ -__-__ _ �J c`Y // \ \ / '.w• J U U II? Qa FP- so, I. Q z ¢o ww o op �w az ao Q - I J mca m zOiz oW a� wU w z g px \ \ �y ItC I Q p? p I0I III zm w� wl � I _ �� , 50 \/\) �' I U wx -1 m>==2 aT Z-` U w x ! 3 KQ F o KZ u�? N 2 F >� Q O ~Q W >�Z a-! Z� Op I InWm111 N = V 0 z C gym: s`.' ` /. �•\ ,g. / I _ U� Www o Z ¢< �p�z�.z C v 3 0 J_ I al I Q F Q1'f'9E"._' _ '\ ZK w 7Up wo �Zo mOYN�p Q ' Uw wZwFK wQ 'w0 MpO�p -mm w rw z fr��ao �N °woo pa`—Mwl In w �g5o X46 \/ I I I Z U -zaz o¢�6 za S,z II i II z ,r" w f5 Q �� ¢w w C'7 _ cn 2c Zzw w wo- �_ w Z -- r--- b 10 g-1\ • / W pa z �NSwmw xw�zwln °wo I wZZ I w w �<�< i y a:m L \- \` �L // I I I �z w ow� a' wwc��za °o p wp N < 8?� � I I co w a a a zow�} o f nW I nW� n < 2< < a lncwi�o� Q�ZJwp Q. nia Z z �aoo .H QQ w<aE wvwi�<Do a F a �Z�gdt S 00-<pc�w N at aoa,�36�w Oz.c-. bZ ZZ I U p I I o I � i 9Z6-MN- 0 I c� M I a s� ri'i I w 1 w Z5 I F o W O w ti W P. �.. �\) a I I I I:..a£ II } w °a p6 Z z- zo tP5 L t— it a 1~il z N QA`d JNI��NS _ _ _ - w w w w • w - - z w � m W fR w � � W2 2 w v a W z z z pf J (Z 3 woLS:LL - LLOZ 'ZO ji)nN 6Mp'aaj}SS000L\}old-9id\sh9ys uold\SSOOOL\OLOZ\:X :awou 6uIMOJO N W O O� _ x E � C r II u —a�.aw:iiwa ¢u w;x 9 Sgt yrtwwanw+w �� .. ,•. _. _ (, Z tin J. 11 iiNenu ill,71 r a. s " ..., �:.> e it IBM y M'rwww...exi _ 1 1) t t _ TIT l t (P{, w . z, 4x U °S 3 y y a f ; I" I_...� j I Ell i w e N xy <t i � III I ` �S •M. � #� � I� w k `Yey 2 � T� � ,� 9� z� ,� � � � 127 Y1 ii 5 C , f . y !rMM.iliw4 1 .a ('*j Y n b. « ..i n1r wr r + i gz •i ak 'j1 3r` �� Q H f f{ M � ::. A : j u� �_,:..-�. i f� .�.. .. Y.- �E �'•.I. I...i ..r. r - � 44 01111111111111il I HIM ill 5� x4+wwi wwwnv �k: B S Yw�1�YweaYryt � �f y �.�aw•y 4ria 7 HIM �. : . .,�...ww,...w I ( li � ( 7 iHOnl4lnM�rl _ •i9 .��p.- � .. + ---I w , n .. 0; «wry,.-Wm . 1= u � i 1• ry # k z r e z � o it �., ��^ x .£• 0 h� ` � Vin. �'�". , ��'�� . � . 3I 'n ssev p .� �" �' I f ww+xn4�yYwrw•.y 3- i��r- l...fe_ �q� p �,,. �;� � f i �- �_ -. .� _-i� �(� F� O z s f I { x.w�yi . ( xwna Rn wr kr.}.x fq� E w W k . x .4+e++w+.rwy - •1 � I y' -� ,.} .� �i ti 1` y E i i " NI +warwyMS�4 a .� •i•' k6a -�a a ss s*a� a � .. a�!e - 9g�gs.. �v a �- f. �! t(ps 2.' .a-ka � :,� rt: AL $ EEE I x, WO �" i'�� ♦ryr �w� ��:7$ jd p'�' WwyMp l+ n' R� #Y y 6 T � f C «9� �✓M A_�A_ A�p_t K '3 _� � tT �_ {_ �( �I_ s "fit UJDL9:LLgWTtOZ 'ZO JDW 6Mp'9aJjS5000L\3DId—aJd\s}aays uold\SSOOOL\OLOZ\:X :awDU BUIMDJQ N W o G O z o r ow w m3 m3 w N W mm iW rca �\ e� w z zd &z o (•' y�x ` ao_ Wy�mj0. Wo u"o W ; 60`W W� OJWU ZC =C W 4 SS �= ZZmH x W7 O Z c ° F i�mi WI �o�� g I gz Z v� 0x�rc0 7 u0S0 mw z rc x W ! 0 Fw 8 i °m 00 Z 8 v_iWi� W g z z Z U < SJK Z Wd•S W W w y Ib 3ygdj ~ HC<-z > x w<�x x iiWx (7 y s} 08 F ° °�w8 arc- zW tea - oW°v Z °3^+n n III Z y< w� Q' m°rw az w o Nxw W "w„w cS° ��nnF< x Ww a Op�2 Za "��2 Cuf OZ<o D m�i ".Wiwi L� Z �• � U J CVC °vK "� • 0." g W2m Z CUW Z<=- w� OOW< ZO O a -.m w i o p m E5 zoi�rc �c°� i3 �o Q xo oW W ° kW z� -zx..o <mb H �S a°rc d rc �a3 �i 41 p s 4 c • �G � J Z N W w ILL.O � MY Z +++++++ O ty] I 3 a i' ; � 0o� ° I. °z1 8a go $rz Y� O a El z �io w �z i y III i i , i °1W �wg c� ` S� € n i y i i i i- i il_i /I .\ '� wx3 , \ / , / , , , , , r/ I ICI - b _j :� ^ lr O U° w S NN 4 O� a6 -- 0 r, ig06 �t �w �g m= I I -+ z h---L I --------1 ------ t Z z� I TZ O 0. �I ee LL � x �o `? IIIII ..III I I X0 y Rz � I J T .:.:.s c w : { ------------- ---------------- H. H a I — a .a31ti'M.'V1 DtS=.=�: a - - 7 " .. � .ti \� _ 1d•'µ � ' � /r :�`. ~ L AbM3n180'118 i 4.4. e I ;_- --- I..:: —— i .'.................... s o j A A Y \ n ! ( t( 0 .......... ..:: .:.............. 1 I —...— �..y.,.- ... —: - . Y,. b • >* -------- o 14. IN E ri Q - - - - - - ::; T— — --- - - - , ..........:....:: r — s � I . I i < = - > W ROYAL, ittLS "—DRIVE 1 ° : •.:� i; h4 8l 00+81 4D+Ll 00+9L Z 70 I ------- H i< w ....� : . .... --- .. ..... 1 I io 5wu . _ , VM c i •�^• I I o f r n N H. 1-� f \ li J �?M6�J uh!•q , ^ -' •� � �� 1. (',, w�o EcE z �� i \ F r• L...lr� � I _ w � u, 0 n' Z z : 'N BAd JNFnBNS � I� w / Za zW Fw rn� / `�of • wd00:Z1 - LOZ 'Zo Jow 5mp'puoIS5000L\3°Id-9jd\s{a9ys uold\gg000L\0L0Z\:X :awou buimoiQ I L1J uj _ \ \ I \ I w w t— o -T_ W N Li Z N — I I I I I — J O N - - I I I !! II :.. :.:............................................ ..:. .a.?:[.':.T:'T i-?-:'-i.'-::.'-. :':` iii''... .... 1 sib. i1 ------------ - oaN l \ I z I aho O I l i 1 N f�l 11 i I/ r cc r: r . . —1 -- -- -- `` ZO ———— - � L O ✓' 1' I 1 ao ° m i v o mo J. R 3 �; i x 1 Z W Z : u - is 0?:h \ •YN �. :' X�1111 LLJ N $tv0 0v0 ++++ + + W +ti+ y F r + .00 of b Ilry d r _... „ �(ID ::fE g x c� y o .:1 Y L. / ✓ i \ \\:�i r I is]` d d d \ W ldi h MY i— N o aD �a m Ip - 00+91 /� 2- I - $ \ i�I .: is ii i:::ii i::' i d _'� ! 3 f K i m m -d m M a ....................ili is iii:: to a o i.� iv ozZp� c2 W LLI ° a a U W N � s o W E ° u ° u '2 d I I \ I sssE I Z rn> Ems.,w o a4 ozo _ ---Lt7 \ 1. a a 0 m 0. w m m Cb C7 ww � o r5 c^ I ( o LLJ ti x I 'F m W N Y Z Z - - - - — N JNI_1_19NS _ - - - - m ° 0ti mm w N m m a Q m m U C fn Cr — M < m N O w [r �Z Z:Q ZW FOf r�w� wd00ZL LOZ 'ZO JON 6Mp'pur)ISS0001\}0Id—aJd\slaays uold\SSOOOI\OLOZ\:X :awou u3MoJO 41� E N HILLS MEMORANDUM DATE: February 11, 2011 TO: Planning Commission FROM: Community Development Department SUBJECT: 2010 Community Development Department Year -in- Review 2010 Year in Review Summary City of Arden Hills City Council Meeting for March 9, 2011 \1 Metro- inet.uslardenhills1Planning \Department RecordslQuarterly Year End Reports1201012010 Year End Review.doc Page 1 of 6 PC Agenda Item 4.A Processed twelve planning cases incorporating 23 land use requests Completed three planning cases carried over from 2009 Reviewed and approved six code amendments Adopted zoning classifications, regulations, and a Master and Final PUD process for the TCAAP property Processed a tax increment financing application from Presbyterian Homes Transitioned to a new Community Development Director Extended the Eureka Recycling curbside recycling service contract for an additional two years Issued building permits for five new single family homes Processed 1,075 permits with a total valuation of $15,676,327 Reviewed 277 code enforcement cases and closed 258 cases Completed Zone 2 and all commercial building sump pump inspections Completed abatement of hazardous structure Type Approved Pending Withdrawn Total CUP Amendments 2 2 Preliminary Plat 1 1 Final Plat 1 1 Master PUD 2 2 Final PUD 2 2 PUD Amendment 1 1 Ordinance Amendment 5 1 6 Minor Subdivision 1 1 Lot Consolidation 1 1 Variance 1 1 Rezoning 1 1 Easement Vacation 2 2 Other Requests 1 1 2 Total 20 2 1 23 Department Overview The Community Development Department is responsible for a variety of services, including planning and zoning, economic development, protective inspections, code enforcement, and residential recycling services. Protective inspections and code enforcement provide inspection services for all building, plumbing, water, sewer, heating, mechanical, electrical construction permits as well as Code compliance complaints. The department includes four full -time staff members: Jill Hutmacher, Community Development Director Dave Scherbel, Building Official John Mennenga, Inspections /Code Enforcement Meagan Beekman, City Planner The CD Department also relies on the services provided by the City's administrative support staff. Planning, Zoning, and Code Amendments In 2010, the City processed 12 planning cases incorporating 23 different land use requests, with one still pending at the end of the year. In 2009, the City processed 24 planning cases with 36 different land use requests, and in 2008 processed 33 planning cases. The followin g chart displays the number of planning requests by type and outcome: City of Arden Hills City Council Meeting for March 9, 2011 IlMetro- inet. uslardenhills \PlanninglDepartment RecordslQuarterly Year End Reports1201012010 Year End Review.doc Page 2 of 6 The City also completed three planning cases that carried over from 2009. These included a variance for a new home on Edgewater Avenue, and a Zoning Code Amendment and two CUP Amendments pertaining to the Reiling communications tower at 1296 County Road F. Notable Planning Cases In 2010, the City reviewed and approved Arden Hall, a Northwestern College student housing facility at 1201 County Road E, allowing it to remain in this location in perpetuity. The City also reviewed a PUD Amendment and extension request for Arden Plaza. While the extension was granted, the PUD Amendment was tabled, and remains pending while the developer reevaluates the site. The City also processed and approved an application from Presbyterian Homes for a major redevelopment of their senior housing facility on Lake Johanna. This application included a request for TIF, which was also granted. Presbyterian Homes moved forward with filing their approved final plat with the County and continues to work with City Staff on the submission of building permits. Code Amendments The City approved six code additions /amendments in 2010: 1. Amended the antennas and towers regulations to allow antennas on City Water towers without the need for a conditional use permit 2. Amended the City Code to allow night time construction activity with a permit from the City 3. Adopted a new Section 1330 of the Zoning Code pertaining to the City's floodplain regulations 4. Amended the Zoning Code to allow student housing with an approved PUD in the B2 District 5. Adopted zoning classifications, regulations, and a Master and Final PUD process for the TCAAP property 6. Processed and reviewed amendments to the Zoning Code that would consolidate the TCAAP amendments into the rest of the Code, and update the City's Master and Final PUD process for all properties not located within TCAAP Project Review In addition to the daily planning and zoning activities, the City worked on the following notable projects in 2009: City of Arden Hills City Council Meeting for March 9, 2011 IlMetro- inet.uslardenhills \Planning \Department RecordslQuarterly Year End Reports1201012010 Year End Review.doc Page 3 of 6 Twin Cities Army Ammunition Plant (TCAAP) The City continued to monitor progress on the TCAAP sale process. A second bidders' conference was held in June, which City Staff and elected officials attended. The City adopted zoning regulations for the property. The City continues to await the release of the Invitation for Bids (IFB) in order to provide a response to the General Service Administration (GSA). Rental Registration The rental registration program for residential buildings with four or fewer dwelling units was enacted in June of 2009. The first year 72 properties registered as rentals in the City. In 2010, the number of registered properties decreased to 60. This was due primarily to the turnover of Community Development Directors and complications with compiling the list of new potential homestead properties, which resulted in fewer letters being sent out. Staff has since resolved data gathering issues with the County and has a system in place for communicating more effectively with property owners who may own rental properties. Residential Curbside Recycling Contract Extension The City opted to extend the Eureka Recycling curbside recycling service contract. In 2010, the City received $20,636.87 in revenue share from Eureka Recycling. In 2009, the City received only $3,215.35 in revenue share; however, this was due to the post consumer recycling market collapse in January of 2009. As a result, the City received no revenue share for the first six months of the year. The market largely rebounded in 2010 and revenue share has steadily increased throughout the year. Arden Hills' residents recycled 747 tons of material in 2010, this compares to 745 tons of material in 2009. Permits and Inspections There were 412 building permits along with 663 plumbing, water, sewer, mechanical, electrical, fire, zoning, and sign permits for a total 1,075 permits issued in 2010. Five new homes were constructed with a combined value of $1,967,000. The total value of all building permits was $15,676,327. The total of all fees collected was $343,580. A comparison from one year to the next of building permits and fees is difficult because it is common for a fee to be paid in one year but the bulk of the inspections to occur in the following year. For example, the permit fees for the Student Life Commons at Northwestern College were paid in 2009 but the project will not be finished until 2011. In addition, the valuations of some City of Arden Hills City Council Meeting for March 9, 2011 IlMetro- inet.uslardenhills \Planning \Department RecordslQuarterly Year End Reports1201012010 Year End Review.doc Page 4 of 6 projects are much higher than that of others. However, there were 1,161 permits issued in 2008 with a total value of $27,949,452. In 2008, there were 1,224 permits with a total value of $11,185,000. Notable Commercial Construction in 2010 3900 Bethel Drive 4100 Hamline Avenue 4001 Lexington rw r..... 1160 County Rd E Bethel University Boston Scientific Land -O- Lakes Red Cross 1900 County Rd I MNDOT 2 Pine Tree Dr 3930 Northwoods Dr 1265 Grey Fox Rd 1260 Grev Fox Rd Sump Pump Inspections Code Enforcement Country Insurance Health Partners Smith Medical Northern Ingredients 3499 Lexington Ave Catholic Aid City of Arden Hills City Council Meeting for March 9, 2011 Page 5 of 6 Remodel Remodel Remodel Remodel General Remodels $1,026,468 I I Metro -inet. us I ardenhills I Planning )Department Records I Quarterly Year End Reports 1201012010 Year End Review. doc General Remodels $513,531 General Remodels $291,000 w.. r.. v. vv. rrvrr... v. w.... w. r........ vr... r... wv. v. vrr........ r.. v........ i... v..... rrr. r. v.... v... v. vrurw............. rr..... vvrv. vvr. r. wrrrrrrrwrr ..r...vrrrrr.vrvv.rr. Remodel $200,000 Storage building $116,390 $99,816 $487,000 $125,650 $625,000 Remodel $171,000 Currently, they are 635 open construction permits; 360 of these are building permits. The remaining open permits are 83 mechanical permits, 57 plumbing permits, 33 electrical permits, 28 fire permits, 25 water permits, twelve zoning permits, ten sewer permits, and five sign permits. All of the construction permits that are over two years old have been closed out or are considered active. In addition, all permits in the old permiting software PTWIN have been closed out. As part of the Inflow and Infiltration Program Staff completed all sump pump inspections in Zone 2. To date over two thirds of all residential properties in the City have been inspected. In addition, Staff completed inspections for all commercial buildings in the City. Zone 3 residential inspections will continue through 2011. There were 277 Code Enforcement cases in 2010. Of that total, 258 cases were completed and closed, leaving 19 pending cases. The majority of those pending cases are for unpermitted work and situations that still require monitoring. No citations were issued by City Staff, and three abatement orders were approved by City Council, two were successfully carried out. The third was taken care of by the property owners prior to the City completing the abatement. In addition, the abatement of the hazardous structure at 3150 Hamline Avenue was completed. The majority of complaints in 2010, revolved around the placement of signs in the Right of Way; with 112 complaints, this represented 40 percent of complaints for the year. City staff received 29 complaints of plant growth in excess of 8" (mowing of lawns), and only two abatements performed, a compliance rate of over 93 percent. There were 23 complaints of work without a permit, 22 complaints regarding the parking of vehicles, fifteen complaints regarding issues with dogs, twelve complaints about the storage of materials and equipment, ten zoning violations involving the International Property Maintenance Code (IPMC), nine complaints involving RV's, seven complaints involving the placement of refuse containers, and five regarding the accumulation of branches. There were four complaints regarding parking in snow, and three complaints each concerning construction noise and the overabundance of wildlife in the City. There were two complaints each regarding a fishing camp on Lake Valentine, accessory structures, landscape in the right of way, and obstructions in the clear vision area. There were numerous single complaints that were detailed in previous Code Enforcement reports. City of Arden Hills City Council Meeting for March 9, 2011 IlMetro- inet.uslardenhillslPlanning \Department RecordslQuarterly Year End Reports1201012010 Year End Review.doc Page 6 of 6 tn a1 N N O O O ;'12 d' N O d; ,-a a1 t c v? 0 M N N in D; N O a1 O N O O 01 `O 01 0 N 0 O N N 0, v) M oo M N N 4 M r M N oo N rn 01 .-.i N In O M 00 d `O O 0 0 0 0 0 M 0 0 0 0 0 0 M C `p 0 0 0 0 tn O oo in v tr, 0 tr, d; ef' O O vi O 00 00 N O O O O M C. ,--i tri M N o0 00 M N N r oo N N M O oo M C,, N to r N 0\ M d• L O r-+ 00 d- r O, 00 O N 00 v v', Ln O 0 0 0 0 0 0 0, 0 N N N N tr, M O 00 O h O N `C t� 00 fl f 01 00 00 N N d' ,4 in a1 M N O N N N N N N l-- 01 4 N 00 01 N N 4 0; O mot- ,-a d- 0 0 0 0 0 0 0 O 0 0 Q 0 0 0 0 0 0 0 0 0 o O o O O O O O O 01 O O O O N o0 0 0 0 0 0 0 O 0 N N 0 0o 0 0 0 o0 01 0 00 N N O v' `O N L M oo vO �O ,1 N O M N r-+ O N N M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a w a w a a a a a a a a a cu V U c a U 2 0O N v) CI 0 0 U '0 0)) 0) N 0)) N Z Z P4 t H U U U U U N i i i i 0 i UUUUUUU N 01 N 00 N N N N M N 01 bA Z o a N o L/) 0 0 tu cci 0) m N E 0)) cl Z O 7 OD O0 O bb0 .4.4 P. V) 5 i~ a) a N O 01 00 01 00 00 O� O O N O C N et 0 0) a 0) 5 0) 0 O O oo r-•+ N N 0 N U a::, O O c 0 M 01 00 0 N O O O �O 0 M O N O O O O M N N N 00 00 00 0 0 0 000 a a, a1 a a a cl) 00000 O d' O �O O N M 00000 c14 ee-, O O O �O M O O O O O 00 M o0 4 00 N M 4 6 O O O M .4 .4. 00 N CT, en ,O 0 d' r- ow, O O b a1 N O N N en M Cr) 01 M N M �O M e N" O M O ,-.4 M O N 44 00000 00000 is Ln O O o0 M N V:) N w v5 C O 73 5 a, V a O O O O 0 O v O O N O M ,r:) oo O O O O N 0, V> N O h 01 O O \O O M v:, .4 N O N Lc; mot' O O 01 (-.Ni r-+ O N c7, t• O r oo Cr, M 0 M ,4 N VD M oo N N r 0 0 0 0 0 0 0\ M M `O V7 0 N 0, c O N Le, oo r- O N t r O N O •-4 00 01 O .-a N !t p M M `O oo N O 0 00 N O O O O O O N .4 O vO O tn 0, O M tr, 0, M d' V) `O d' N dt r. a; 00 N o0 N T) 0 jai a) Z as N N N i i 2 5 at izo U 0 0 N N M O O O O O O O O O or, C 0 O M z, 0 C U O W to O g O c0 6 U tz 0 g g V 0 0 0 0 ,o 0 0 W W e°, U U W 0 0 .E .E ago v, vn 'd ''d 6 W W C7 el b 0 00 b r. o U c.) V1 V) V) E- 0) 0 W bA U O tr, en O O 0 to 0: Lri O O N M O 0Q N 00 M 'd- O M N N bA c� 00 00 N O oo N O M N `O 01 O t!) dt N 01 M M N O O O O O O O O O O O O O O O O O O 01 O N 06 r M O Ch `O N M '0 '•0 0 d 'd 'v 0 0 0 0 z: b b b b b 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a, ai a a a� a A. a a., a A. a, A. A. a A. a., o 0) 0) 0) Zxx al cid U V U 0)) N N Z 0 U U cts E-I a) O 01 VI 0 00 M M N N CT O 00 N O N M N 00 N 00 01 M `O N N t O N O N tri O I O 4. N In O `O I tri N M 0 rl 00 00 N O O O� Co M N N 00 00 O O N O 00 M M 00 O 1. 5 a) O N 0 0 N N 0 N O N_ N 00 O O d' N N 0 r--- M N0 O N O N N 0 N r a1 N M 0 tr d' 0 CT 0 d' O O N 0\ O h O C Lin O `0 01 r N VI `O Lri In O 4-+ M N 00 00 N 00 N M M Q 1 d' N 0 0 0 0 0 0 O O 00 0 M O M M N O N 0 M 00 ,t' O O M N 00 r-1 O N N M N M N L rd "d r r r r r rd 0 "d rd 'd d 'd 0 'd 0 "d o O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 P. a, a a a a a a a a, a a a a a a a a, r�l 00 N o E act Z Z c 0 A 0 A 0 A b V 1 V 1 0/) V) O 0 0 0 O 0 0 N G1 M 01 00 01 r cfi M M M r 00 M 00 a 0 0 0 0 0 0 N 00 r O r-'� O 00 4. 4 r-� N N 01 01 01 r-i 01 4, 0) 43 5 44 0 O O O O O O O O O O O 00 00 00 00 d' `O M M M M M r-+ N O N -4 M N 0 M N 00 00 a) 0 0 0 0 00 o F..1.1 00 O O Oo N 00 CI O H O O CU O O c:; O a Cl CU g r•� 00 v 0 o 0 0 0 a 0 a, a a a a a) U CCS U E co O U g' O 5 CA cd U a c w P co co H o U a v) 0 0 0 0 0 0 0 L O O O O O O O O N O 00 M O �O 0 N 4 C N 00 `O r--- 00 M M `O O O O O O O O O O N O o0 V7 0 O Lri O O 00 0 O O Ln O O O O 0 O M r oo M O •r �O 0o d' 00 M M +0, 7.; O co a) a) co co co 0E00 c V L) U U U r--� 711 te U (1.) V Q z r clalcdct Mal w w w w w w P. cA VD V) V) CA 0 0 0 0, O 00 'd' 00 00 O O O M O 0 0 0 tn 71- L 'b 'd b b "d b -d 7:3 -d -d -d TJ 7d b .0 0 o o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a C 0 ,c C a a a a a a a a a a a a a s ai O 00 00 00 rf' ON 00 L L N 00 00 DATE: TO: FROM: SUBJECT: March 9, 2011 Planning Commission Meagan Beekman, City Planner Report from the City Council January 10, 2011, City Council Meeting EN HILLS MEMORANDUM The Council unanimously approved Planning Case 10 -011 amending Sections 1305.04 and 1320 of the Zoning Code. These amendments pertain to updates to the City's land use chart, district requirements chart, and planned unit development process. This item was unanimously approved by the Planning Commission at the December 6, 2011, meeting. January 31, 2011, City Council Meeting PC Agenda Item 5.A The Council unanimously voted to appoint Nicholas Tamble to the City Council. The City Council unanimously approved Planning Case 11 -003 for a zoning code amendment and Conditional Use Permit amendment to allow Mounds View High School to construct a ticket sale booth and storage building on their campus. The Planning Commission unanimously recommended approval for this item at the January 5, 2011, meeting. The City Council unanimously approved Planning Case 11 -002 for a site plan review to allow the existing sign at 3 920 Northwoods Drive to increase to 35 feet in height. The Planning Commission unanimously recommended approval for this item at the January 5, 2011, meeting. February 28, 2011, City Council Meeting The City Council unanimously approved Planning Case 11 -001 for a Master and Final PUD to allow McDonalds to redevelop their site at 1313 County Road E. The Planning Commission unanimously recommended approval for this item at the January 5, 2011, meeting. City of Arden Hills Planning Commission Meeting for March 9, 2011 Metro- inet. us \ardenhills\Planning\Planning Commission \CC Reports \03 -09 -11 PC report CC report.doc Page 1 of 1 The City Council voted (4 -0; Werner abstaining) to pass a resolution directing Staff to work with Ramsey County as needed to support the due diligence being done in regards to a possible multi- use stadium on the TCAAP property. City of Arden Hills Planning Commission Meeting for March 9, 2011 Metro- inet.us \ardenhills\Planning\Planning Commission \CC Reports \03 -09 -11 PC report CC report.doc Page 2 of 1