HomeMy WebLinkAbout07-11-07-PC
Chair ~ 1245 W. Highway 96
David Sand ~HILLS Arden Hills, MN 55112
Commissioners 651.792.7800
Andrew Holewa Arden Hills www.ci.arden-hills.mn.us
Clayton Larson
Liz Modesette Planning Commission
Janet Stodola
Roberta Thompson July 11, 2007
Clayton Zimmerman
City Vision
A strong community that values our unique environment, our fiscal soundness,
and our tradition as a desirable citv in which to live, work, and play.
Agenda
Planning Commission Convenes 6:30 PM
Call to Order
1. APPROVAL OF THE AGENDA
2. MINUTES
A. June 6, 2007 Meeting
3. PLANNING CASES
A. TCAAP Comprehensive Plan Amendment Process Update - No Public Hearing
B. Planning Case 07-006; Conditional Use Permit; David Hagen; 3631 Pascal Ave N - Public Hearing
C. Planning Case 07-015; Preliminary Plat of Christensen Estates; Richard J. Christensen; - Public Hearing
D. Planning Case 07-016; Variance; Richard Gonzalez; 3441 Lake Johanna Blvd - No Public Hearing
E. Planning Case 07-017; Site Plan Review; HealthParnters; 3930 Northwoods Drive - No Public Hearing
F. Planning Case 06-040; Final Planned Unit Development; Chesapeake Companies; Northeast Corner of 1_
694 and 1-35W - Not a Public Hearing
4. UNFINISHED AND NEW BUSINESS
A. Clear Channel Electronic Billboard Update - Verbal Update
B. RV Outside Storage Regulations - Postponed to August Planning Commission Meeting
5. REPORTS
A. Report from the City Council
B. Planning Commission Comments and Requests
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/plann inqcases
~
~ EN HILLS
Planning Commission
July 11, 2007
Planning Case Map
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4,000
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Prepared: July 4,2007
~
~HILLS
MEMORANDUM
DATE:
July 11, 2007
PC Agenda Item 3.A
TO:
Planning Commission
James Lehnhoff, City Plaun~
Planning Case #: Not Assigned
1998 Comprehensive Plan Amendment
TCAAP Development
FROM:
SUBJECT:
Requested Actiou
No action is required at this time.
Backl!round
Bruce Chamberlain from HKGi will be attending the Plauning Commission meeting to give a
brief presentation regarding the 1998 Comprehensive Plan amendment and process for the
proposed TCAAP development.
Although the City is in the process of preparing the 2008 Comprehensive Plan update, that
process will not be finished until the end of 2008. Unfortunately, that may be too late for the
proposed TCAAP development plauning process. Therefore, it may be necessary to update the
1998 Comprehensive Plan before the 2008 Comprehensive Plan is finished. The information for
the 1998 Comprehensive Plan amendment will ultimately be integrated in the 2008
Comprehensive Plan update.
City of Arden Hills
Planning Commission Meetingfor July 11, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007107-0XX TCAAP Camp Plan Amendment\071 107 - PC Report - TCAAP Comp Plan
Amendment.doc
Page 1 of 1
~
~HILLS
MEMORANDUM
DATE:
July 11, 2007
PC Agenda Item 3.B
TO:
Planning Commission
James Lehnhoff, City Plann~
Planniug Case #: 07-006
Conditional Use Permit - Continued
David & Karin Hagen
3631 North Pascal Avenue
FROM:
SUBJECT:
ATTACHMENTS: 3B-1 Updated Information and Supporting Materials from the Applicant
3B-2 Air Photo and Photographs
ReQnested Action
The applicants are requesting a Conditional Use Permit (CUP) to store a recreational vehicle
(RV) that is between 28 and 34 feet long in the rear of their property at 3631 North Pascal
Avenue.
Backl!ronnd
1. Update
On April 4, 2007, the Planning Commission reviewed a Conditional Use Permit (CUP)
application from David & Karin Hagen of 3631 North Pascal Avenue to store a recreational
vehicle (RV) outside of a structure in the rear of their property. The following length
limitations apply to exterior RV storage:
. R V s less than 28 feet in length can be parked without any permits;
. RVs between 28 and 34 feet in length require a CUP prior to storing; and,
. RVs longer than 34 feet are not permitted.
At that April meeting, the Planning Commission reviewed the requirements in the Zoning
Code and made an interpretation that RV length should be measured from end to end. When
measured from end to end, the applicants' RV was 37 feet 11 inches long. Because ofthe
City of Arden Hills
Planning Commission Meetingfor July 11, 2007
IlMetro-inet.us\ardenhillsIP/anning\Planning Cases\2007\07-006 Hagen CUP (PENDING)\071 107 - PC Report - Hagen CUPdoc
Page 1 of8
RV's length, the CUP application could not be approved and, subsequently, the Plauning
Commission unanimously recommended denial of the CUP application to the City Council.
The City Council received the Planning Commission's recommendation at their April 30,
2007, meeting. Upon review ofthe Zoning Code regulations, the City Council unanimously
agreed with 1he Planning Commission's interpretation of the Zoning Code regarding how the
length of an R V should be measured.
While the City Council did not overturn the Planning Commission's recommendation of
denial for the CUP application, the Council did vote (3-2) to remand the CUP application
back to the Plauning Commission for further review. The application was remanded back to
the Plauning Commission because the applicants stated that they would remove the
nonconforming RV and obtain a different RV that does not exceed the 34 foot length limit.
The Council determined that the application should be reviewed again based on the
applicants' revised request. According to the Code Enforcement Officer, the applicants have
removed the nonconforming RV from their property.
2. Overview of Request:
While the RV will change from the previous version of this CUP application, the request is
essentially the same. The application is now a general request to store an R V that is between
28 feet and 34 feet long. The applicants are waiting to purchase a different RV pending the
results of the revised conditional use permit application; therefore, a specific R V has not yet
been selected. Since the proposed replacement RV will not exceed 34 feet, the Plauning
Commission can consider approving this revised CUP application.
The applicants have submitted a letter revising their original CUP request (Attachment 3B-
I). The landscaping/screening plan from the original application is still being proposed.
3. Surrounding Area:
North Low Density Residentiat R-I: Single Famity Residential Single Famity Residentiat
South Low Density Residential R-t: Single Family Residentiat Singte Family Residentiat
East Low Density Residential R-t: Single Family Residential Singte Famity Residential
West Low Density Residentiat R-I: Singte FamityResidentiat Single Family Residential
City of Arden Hills
Planning Commission Meetingfor July 11, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-006 Hagen CUP (PENDING)\07 J 107 - PC Report - Hagen CUP. doc
Page 2 ofS
4. Site Data:
Low Density Residential
Single Family Residential
R-I: Single Family Residential
.65 Acres (28,314 sf)
The property is generally flat, bnt it does begin to decrease in elevation near the
rear of the ro erty.
Plan Evaluation
Section 1325.10 of the Zoning Code states the regulations for parking recreational vehicles
within the residential areas of the City. In addition to campers, RV's can include trailers,
snowmobiles, boats, and other similar types of vehicles.
RV Regulations in the Zoning Code
Although the regulations do not include specific landscaping requirements, the CUP process
lends itself to allowing the City to require screening and other mitigation measures that will limit
the visual impact ofthe RV. The applicant has submitted a tree plan to provide screening from
adjacent properties (Attachment 3B-I).
1. Applicable Recreational Vehicle Storage/parking Regulations - Section 1325.10
Regulation: Subd l.B - Attachment to Ground Not Permitted. RV's shall be mobile
and shall not be permanently affixed to the ground in a mauner that would prevent
removal.
Proposal: The applicant has indicated that the RV will be kept operational and
movable at all times.
Regulation: Subd l.C - Use of RV. No RV shall be used for living, sleeping or
housekeeping purposes in the City.
Proposal: The applicant has indicated that the RV will not be used for living,
sleeping, or housekeeping purposes while stored in the City. Although some
residents have expressed concern that the RV would be used while being stored on
the property, the City caunot assume that a future violation will occur. However, if
this regulation is violated, the CUP can be revoked.
Regulation: Subd l.D - RV Condition While Stored. No such equipment shall be
stored or parked unless it is in condition for safe and effective performance and is
currently licensed.
City of Arden Hills
Planning Commission Meetingfor July 11, 2007
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Proposal: The replacement RV would not be licensed and operational at all times.
The previous RV was enclosed by a neutral colored cover. The applicant has not
indicated if the replace RV will have a similar cover.
Regulation: Subd l.E - Ownership. Permitted storage shall only be allowed for RV's
owned by the owner or occupant of the property on which the RV is stored.
Proposal: Since the RV has not yet been purchased, the applicant caunot
demonstrate ownership. However, the applicant will be required to show proof of
ownership upon request from the City.
Regulation: Subd 2.A - No more than three (3) RV's may be stored outside on a
residential lot. No more than one of the 3 RV's may be either a self-propelled
motorhome or a travel trailer.
Proposal: The applicant does not currently have any other RVs parked on the
property.
Regulation: Subd 2.D - RV's less than thirty-four (34) [but greater than twenty-eight
(28)] feet in length may be allowed by conditional use permit in a rear or side yard,
with a minimum side and rear yard setback often (10) feet, except when such a yard
abuts a street, where no parking is allowed. This conditional use permit procedure
will allow the unique circumstances of each lot to be considered and the most
appropriate storage location determined.
Proposal: The applicants are proposing to park the RV near the northwestern comer
of the lot. Since the subject property is at a higher elevation than the properties to the
west and north, the RV is likely to be visible from adjacent properties, particularly
during the winter months. The RV is not particularly visible from the public street.
To help screen the RV, the applicants are proposing to plant seven 12-13 foot pines
along the northern and western property lines. These coniferous trees will help
provide some year round screening. The RV is proposed to be parked at least 15 feet
from the property line.
Regulation: Subd 2.E - RV's over seven (7) feet in height may be stored anywhere in
the buildable portion of a residential lot.
Proposal: Since the applicants have not yet purchased the RV, the exact height is not
known. The previous RV was 12 feet 11 inches in height, and the new RV is likely to
be close to that height. The regulations are a bit vague as to what constitutes the
"buildable" portion of a residential lot. The principle dwelling must be at least 30
feet from the rear property line and 10-15 feet from the side property line. However,
a detached accessory structure can be as close as 10 feet to the rear and side property
lines. An RV is probably more like an accessory structure and, therefore, subject to a
minimum ten foot setback. As noted above, the RV would be parked at least 15 feet
from the property lines.
City of Arden Hills
Planning Commission Meeting for July 11, 2007
\lMetro-inet.us\ardenhillslPlanninglPlanning Cases\2007107-006 Hagen CUP (PENDING) 1071107 - PC Report - Hagen CUP doc
Page 4 of 8
2. Conditional Use Permit - Section 1355.04 Subd 3
Section 1355.04 Subd 3 ofthe Arden Hills Zoning Code lists the criteria for evaluating a
Conditional Use Permit. The Planning Commission and City Council shall consider the
effect of the proposed use upon the health, safety, convenience and general welfare of the
owners and occupants of the surrounding land, in particular, and the community as a whole,
in general, including but not limited to the following factors:
1. Existing and anticipated traffic and parking conditions;
2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid
waste, and other nuisance characteristics;
3. Drainage;
4. Population density;
5. Visual and land use compatibility with uses and structures on surrounding land;
adjoining land values;
6. Park dedications where applicable; and the
7. Orderly development of the neighborhood and the City within the general purpose
and intent ofthis ordinance and the Comprehensive Development Plan for the
City.
3. Landscaping
The applicant has submitted a landscaping plan that shows larger mature trees, existing
brush, and proposed trees. The rear ofthe property is bordered by a number of hardwood
trees, and the applicant would plant seven new 12-13 foot Balsam Fir evergreens, which will
help provide year round screening along the northern (side) and western (rear) property lines.
A few smaller trees will be removed near the fence to provide sufficient room for the
evergreens. The existing smaller trees do not provide much screening compared to the
proposed evergreens. While the visual impact ofthe RV will be reduced by the trees, it will
still likely be visible to adjacent properties. The Zoning Code does not require 100 percent
screening for an RV.
The existing fence that encloses the back yard is a chain link fence and does not increase the
screemng.
Findiul!s of Fact
The Planning Commission must make a finding as to whether or not the proposal to park an RV
between 28 and 34 feet long at 3461 North Pascal Avenue would adversely affect the
surrounding neighborhood or the community as a whole. Staff offers the following [mdings for
consideration:
City of Arden Hills
Planning Commission Meetingfor July 11, 2007
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General Findings:
1. The applicant is proposing to park an RV that is between 28 and 34 feet long in the
northwestern comer ofthe property.
2. Parking a recreational vehicle in a residential district that is between 28 feet and 34 feet
in length and/or over seven feet in height is permitted with an approved conditional use
permit.
3. The subject property is a conforming .65 acre lot in the R-I Zone.
On the RV Parking Standards
4. The RV will not be enclosed by a structure.
5. The RV will not be attached to the ground in any way that would prevent removal.
6. The applicant has indicated that the RV will not be used for living, sleeping, or
housekeeping purposes while parked in the City.
7. No other RVs are currently parked on the property.
8. The applicant has proposed to park the RV at least fifteen feet from the property line.
9. The applicant has proposed to plant seven, 12-13 foot Balsam Firs to enhance screening
along the northern and western property lines.
On the Conditional Use Permit Evaluation Criteria:
14. The RV will not impact traffic or parking conditions.
15. The RV will not produce any noise, glare, odors, vibration, smoke, dust, air pollution,
heat, liquid or solid waste, or other nuisance characteristics.
16. The RV will not affect drainage.
17. The RV will not change the population density of the property.
18. With proper conditions, screening and maintenance, it is unlikely that the RV will
significantly impact the overall character of the neighborhood; be incompatible with
adjacent land uses and structures; or will negatively impact adjoining land values.
19. The park dedication fee does not apply.
Notice
For the April 4, 2007, Planning Commission meeting, an official notice was published in the
Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents
within three-hundred fifty (350) feet of the subject property. A new notice was published in the
newspaper for this meeting, and the City did mail an updated notice to residents within three-
hundred fifty (350) feet of the subject property.
Resident Comments
Staff has not received any additional public comments regarding this application in time to be
included with this report.
City of Arden Hills
Planning Commission Meeting for July 11, 2007
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Staff Recommeudation
Conditional uses are considered similar to regular "permitted" uses; however, the CUP process
allows a City to investigate a proposal in greater detail and apply conditions to mitigate
potentially negative impacts of a use. When a negative impact is brought forth, the first step is to
determine if the negative impact can be mitigated with a condition. In cases where a negative
impact caunot be mitigated and/or the impact would have a continuing detrimental impact on the
City or neighborhood, the City can deny conditional use permit applications. To deny a CUP,
the City state must demonstrate for the record why a conditional use will have a continuing or
unmanageable negative impact.
Public input is an important part of the process; however, the decision to approve or deny any
CUP must be made on facts and caunot be solely based on public support or opposition.
Nevertheless, public input is an important and needed part of the process.
Staff understands and respects the concerns of all neighbors that are troubled by the perceived or
potential affects of storing an RV in the rear yard of a residential property. While most RVs may
have little visual appeal, the Ci1y's Zoning Code does permit storing a 28 foot to 34 foot long RV
in the rear yard of properties with a conditional use permit. Therefore, while the RV is unlikely
to enhance the visual appeal of the property, Staff is unable to forward any factual reasons or
unmanageable impacts that would serve to deny this CUP application. Therefore, Staff
recommends approval of Planning Case #07-006 for a Conditional Use Permit at 3641 North
Pascal Avenue subject to the following nine conditions:
1. The landscaping shall be fully installed and inspected before the R V is stored on the
property.
2. The R V shall not be parked closer than fifteen feet to the fear or side property lines.
3. The applicant shall submit a $500 financial surety to the City which shall be returned
to the applicant provided the proposed evergreen trees are alive and in an acceptable
condition to the City Forester and City Plauner no earlier than one year after the
installation of the trees. The landscaping inspection shall only occur during the
growing season. The surety shall be submitted prior to issuance of the conditional
use permit.
4. The RV shall not be used for living, sleeping, or housekeeping purposes while being
stored in the City.
5. The RV shall be property licensed, owned by the property owner, in an operating
condition at all times, and movable at all times.
6. The RV shall not be permanently affixed to the ground or in a mauner that would
prevent removal.
7. While stored, the R V shall be enclosed by a cover that is of a neutral, earth-tone
color.
8. The applicant shall demonstrate proof of ownership of the RV upon request from the
City.
9. The City Attorney shall draft a conditional use permit that shall be signed by the
applicant prior to storing the R V on the property.
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Page 7 of 8
City of Arden Hills
Planning Commission Meeting for July 11, 2007
Options & Proposed Motion Lanl!ual!e
The findings offact currently support approval of the CUP. lfthe Planning Commission makes
a motion to deny the CUP, alternative findings must be cited for the public record.
1. Recommend Approval with Conditions: Motion to recommend avvroval of Plauning Case
07-006 for a Conditional Use Permit at 3641 North Pascal Avenue based on the findings of
fact, the submitted plans, and as amended by the nine conditions in the July 11, 2007,
Planning Case Report.
2. Recommend Approval as Submitted: Motion to recommend avvroval of Planning Case 07-
006 for a Conditional Use Permit at 3641 North Pascal Avenue based on the findings offact
and the submitted plans in the July 11, 2007, Plauning Case Report.
3. Recommend Denial: Motion to recommend denial ofPlauning Case 07-006 for a
Conditional Use Permit at 3641 North Pascal Avenue based on the following findings:
findings to deny should specifically reference the reasons for denial and why those reasons
cannot be mitigated.
4. Table: Motion to table Planning Case 07-006 for a Conditional Use Permit at 3641 North
Pascal Avenue: a specific reason and information request should be included with a motion
to table.
Deadliue for Al!eucv Actions
The City of Arden Hills received the completed application for this request on March 22, 2007.
Pursuant to Minnesota State Statute, the City must act on this request by May 22, 2007 (60 days),
unless the city provides the petitioner with written reasons for and additional 60 day review
period. The applicant was notified that the City was extending the review of the application to
July 22,2007. The City may, with the consent ofthe applicant, extend the review period beyond
the initial 120 days. The applicants have stated that they will provide the City with an extension
to July 31,2007, in order to complete the review process with the City Council.
Attachments
3B-I Updated Information and Supporting Materials from the Applicant
3B-2 Air photo and photographs
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Page 8 of8
City of Arden Hills
Planning Commission Meetingfor July 11, 2007
Attachment 3 B-1
Updated Information and
Supporting Materials
~
~HlLLS
July 11, 2007, Planning Commission Meeting
Jun 25 07 10:12p
Dear Council,
My wife and I would like to tbank the Arden Hills staff for aU oftbeir
efforts to help us tbrough this CUP. This application process has beeu
going on long enough. Both my wife and I realize thai many times
tough decisions have to be made. It is impossible to make everybody
happy.
In tbis case my wife and I are making another request.
First - we are requesting that we be granted our Conditional use
permit based on the following information.
Our new camper wnI be no greater than 34ft in total length
(TOTAL MAXIMUM LENGTH).
The trees will be planted prior to putting a camper on
location. Please look at tbe prior plans for a detailed
documentation. The plans will remain the same.
Witb this revised plan we are ROW in total compliance with the city of
Arden Hills. This should now avoid any further delay.
Thank You,
David 'and Karin Hagen
.
p.2
Jun 25 07 10: 12p
Dear Council,
Here are two different trailer options that my wife and I are considering. Both of
these are in compliance with the city. If you have any qucstions please fccl free to
give me a calL
Thanks, David and Karin Hagen
,.
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INVOICE
NICHOLS BROTHERS
~caping - Snow Removal- Bobcat Woo<
4175 Oid Hwy. 10
Arden Hills, MN 55112
612-81C1-8370
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INVOICE
Attachment 3B-2
Air Photo and Photographs
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~HILLS
July 11, 2007, Planning Commission Meeting
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~HILLS
MEMORANDUM
DATE:
July 11, 2007
PC Agenda Item 3. C
TO: Planning Commission
FROM: James Lehnhoff, City Planne~
SUBJECT: Planning Case #: 07-015
Preliminary Plat of Christensen Estates
Richard J. Christenseu
PID: 34-30-23-31-0012
ATTACHMENTS: 3C-I
3C-2
3C-3
3C-4
Application and Supporting Materials
City Engineer Review
Air Photo and Photographs
Plat Maps and Supplementary Plans
Requested Action
The applicant is requesting approval of a Preliminary Plat to subdivide one property into four
conforming lots in the plat of Christensen Estates.
Backl!round
1. Overview of Request
The applicant is requesting a Preliminary Plat to subdivide a 4.3 acre property into four new
conforming lots in the plat of Christensen Estates. The property is vacant and does not have
an assigned address. The property is located to the east of Snelling Avenue/Highway 51 and
to the west of the intersection of Ham line Avenue and Ingerson Road (Attachment 3C-3),
which is near the northwest side of Lake Josephine. The property is not adjacent to Lake
Josephine.
The applicant has submitted a Rice Creek Watershed District (RCWD) approved wetland
delineation report, soil information, existing conditions map, Preliminary Plat, preliminary
City of Arden Hills
Planning Commission Meeting for July 11, 2007
IlMetro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071 107 - PC Report - Christensen
Estates Plat.doc
Page 1 of9
grading plan, and a preliminary tree removal plan (Attachment 3C-l). The plat has been
submitted to the Rice Creek Watershed District and is currently under review.
The submitted plans do show potential locations for future dwellings; however, those are
only meant to illustrate that there is room on each lot for a dwelling. The exact location of
each dwelling will be determined as each lot is developed through the building permit
process. No variances are anticipated for any ofthe lots as they are developed.
This plat is being process as a separate preliminary and final plat review. There are
conditions that need to be completed prior to approving the final plat, and the park dedication
fee will need to be set.
Previous Approvals
There are no previous planning cases related to this property.
2. Site Data
Park
Vacant
R- t: Single Famity Residential
4.3 acres
The topography is generally flat with a targe expanse of wetlands.
While the future land use map does list the property as "park," that designation does not
impact the development of this property. To turn the property into a public park or to
prohibit development, the property would need to be purchased by the City or other public
entity.
The area of the four properties on the plat do not add up to 4.3 acres because a 33 foot wide
strip ofland will be dedicated to the City as part of the Hamline Avenue right-of-way on the
final plat.
3. Surroundiug Area
North
South
Low Density Residential
R-l: Single Family Residential
Highway 51/Snelling Avenue
Singte Family Detached
Residentiat
Hazelnut Park
East
Low Density Residential
R-l: Single Family Residential
West
Highway 51/Snelling Avenue
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
IlMetro-inet.uslardenhillslPlanning\P/anning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071 107 -PC Report - Christensen
Estates P/at.doc
Page 2 of9
Plan Evaluation
1. Zoning Code - Minimum Lot Requiremeuts - Section 1320.06
1. Minimum Lot Area s
SF er Dwellin Unit
Sin Ie Family
3. Minimum Lot Size (ft,
width/de th/corner lot width
Sin Ie Fatuil
14,000
95/130/1 05
4.Hei ht ft.
5. Floor Area Ratio .A.R.
35
0.3
6. Lot Covered b Structure
7. Min. Landsca e Lot Area
25%
65%
8. Minimum BuUdin Setbacks ft
Front yard
Rear Yard (Princi Ie)
Rear Yard Accessory)
Side Yard Interior - Principal
in/total both ards on lot)
Side Yard Interior - Accesso
Side Yard Corner
40
30
10
10/25
10
40
A. Proposed Lot Size, Width, aud Depth
Christensen Estates
Total Area
Lot Total Lot Area Outside Width Depth
Easements
1 28,298 4,256 253 69-161
2 17,239 8.349 95 161-202
3 34,081 19,855 125.68 202-269
4 91,077 23,056 500+ 71-269
Minimum 14,000 nfa 95 (105 corner\ 130
The four proposed lots meet or exceed the minimum lot area, width and depth.
The wetlands comprise a large portion of Lot 1 and Lot 4 on the southern and
northern ends of the property. Although the Zoning and Subdivision Code does
not require a minimum buildable lot size, the total area outside of the easements is
shown in the above chart. The wetlands are inside of the proposed easements.
The applicant is not proposing to fill any of the wetlands. There appears to be
sufficient land outside ofthe easements to construct an adequately sized dwelling.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
IlMetro-inet.uslardenhi/ls\PlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE) \071107 - PC Report - Christensen
Estates Plat.doc
Page 3 of9
No variances are needed for the proposed lot sizes or configurations.
B. Setbacks and Lot Coverage - Meets requirements
All four proposed lots would be able to meet the minimum setbacks and would
not exceed the maximum lot coverage. No variances should be needed for future
development.
2. Subdivision Ordinance -
A. Street Access and Utilities (Section 1130.03 & 1140.05)
No new streets are needed for this development. All four lots will access Hamline
Avenue, which is a City street in this part of Arden Hills. Water and sewer access
is available on the eastern side of Hamline Avenue. As each lot is developed, the
utilities will be connected. Utility connections and road repair will be at the
expense of the property owner.
B. Easements (Section 1130.05 and 1130.08)
City subdivision regulations require twelve foot wide utility and drainage
easements dedicated to the City along the right-of-way and centered on common
lot lines. The plat includes a twenty foot easement that is centered on the shared
lots lines and a ten foot easement along the Hamline Avenue right-of-way.
Although the easements along the shared property lines are sufficient, the
easement along the Hamline Avenue right-of-way needs to be increased to twelve
feet. An existing 40 foot utility easement in the north part of Lot 1 would remain.
The subdivision regulations require all ponding and drainage areas to be included
in drainage easements that are dedicated to the City. All of the wetlands on the
property will be incorporated into a drainage and utility easement.
C. Gradiug.
The applicant has submitted soil boring data and a preliminary grading plan
(Attachment 3C-I and 3C-4). The grading plan includes the estimated fill needed
for each lot when it is developed. Lots 1 and 2 are estimated to need 250 cubic
yards of fill, lot 3 is expected to need 200 cubic yards, and lot 4 is expected to
need 420 cubic yards. The fill is primarily needed for soil correction and to bring
the basement slab to the property elevation. Grading and filling would not occur
until each lot is developed. The City and the RCWD would review individual
grading and filling as part of the building permit process.
City of Arden Hills
Planning Commission Meeting for Julyll, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071107 - PC Report - Christensen
Estates Plat.doc
Page 4 of9
The submitted soil analysis does state that the property has limited suitability for
construction. The analysis includes guidelines for future construction on the site
to mitigate the effects of the low soil suitability for development.
D. Trees and Tree Removal (Section 1140.05 Subd 4)
The applicant has submitted a preliminary tree removal plan. The City does not
currently have a tree preservation ordinance; however, the Code does encourage
developers to retain as many healthy and well-placed trees as possible. Lots 1 and
2 would require very little if any tree removal because the dry area is, for the most
part, treeless. Lots 3 and 4 would require tree removal along the Hamline Avenue
right-of-way and into the property for the driveway and dwelling. Tree removal
would not occur until each lot is developed. Trees could not be removed from the
easements or wetland area without City or RCWD approval.
The Subdivision Code requires the following (Section 1140.05 Subd 4.A):
A. Each lot shall be provided with a minimum of three (3) trees to be
placed in the front yard. They must be placed inside the property line and
not in the boulevard unless approved by the city engineer. The type of
tree shall be subject to city approval (The city will provide a list of
species). Coniferous trees must be at least six (6) feet high and deciduous
trees must be at least two and one-half (2 1/2) inches in diameter at the
time of installation. This requirement may be waived by the city where
the applicant can demonstrate that a suitable tree having a minimum
diameter of two and one-half (2 1/2) inches for deciduous and six-foot
height for coniferous and four (4) feet above the ground is located in an
appropriate location on the lot.
There are currently more than three trees that are larger in size than the above
requirement on each lot. Staff would recommend accepting the current trees on
the lots to satisfy the tree requirement.
E. Park Dedicatiou (1130.08 Subd 2)
The property is subject to the park dedication fee. Section 1130.08 Subd 2 ofthe
subdivision regulations permit the City to charge as much as eight percent ofthe
fair market value of the property at the time of the final plat approval. The City
has used the Ramsey County land value as a proxy for the market value in the
past; however, the 2007 value set by Ramsey County is only $31,600. At eight
percent of the 2007 taxable land value, the total park dedication fee would be a
total of $2,528 for all four lots. Over the past twelve months, other park
dedication fees have ranged between $5,250 and $6,276 per lot.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\lMetro~inet.us\ardenhills\Planning\Planning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071107 - PC Report - Christensen
Estates Plat.doc
Page 5 of9
Although the soil correction and adjacency to Hamline Avenue almost certainly
have a negative impact on the property value, the land values of nearby properties
range from around $100,000 to $150,000. Surrounding land values would
indicate that the Ramsey County value may not be accurately representing the true
market value of the property.
In order to obtain a more accurate land value, the City Council can order an
appraisal of the property. The applicant would be responsible for the cost of the
appraisal. Alternatively, the applicant could submit an official appraisal. Staff
would recommend that an appraisal be prepared for this property to help
determine a fair and equitable park dedication fee.
F. Development Agreement (1140.04 Subd 2)
Although there are no public improvements associated with this property, a
development agreement will be prepared to address future grading, erosion
control, wetland protection, the park dedication fee, and any other long-term
conditions. The agreement will be subject to City Council approval and reviewed
during the fmal plat stage of the process.
3. Rice Creek Watershed District.
The Rice Creek Watershed District (RCWD) is charged with reviewing and approving
the drainage plan. The plat proposal has been submitted to the RCWD and is currently in
review. Since the City's and RCWD's review period overlap, it is not uncommon for
applications to obtain RCWD after the City review process. An approved permit from
RCWD will be required prior to the City executing the final plat.
Based on initial comments from the RCWD review, the applicant has included infiltration
basins between Lots 1 and 2 and between Lots 3 and 4. The infiltration basins are located
within the drainage easements centered on the shared lot lines.
4. Additional Plan Review
The City Engineer has reviewed the application and her comments do not impact the
layout of the subdivision. Her comments have been incorporated into the recommend
conditions of approval.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\1Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071107 - PC Report - Christensen
Estates Plat.doc
Page 6 of9
Findinl!s of Fact
Zoning Code Findings:
1. The lot layouts in the preliminary and final plat proposal meet or exceed all of the
requirements of the underlying R-I Zone, including minimum lot size, lot width, and
lot depth.
2. All four lots are capable of accommodating a detached single family dwelling that
meets all required setbacks and coverage limits without any additional variances.
3. No zoning variances are anticipated when each ofthe lots are developed.
Subdivision Ordinance Findings:
4. The proposed lot layouts meet or exceed all of the requirements of the City of Arden
Hills Subdivision Code except for the drainage and utility easement requirement.
5. The plans include a ten foot wide drainage and utility easement adjacent to the
Hamline Avenue right-of-way. A twelve foot wide drainage and utility easement is
required.
6. All four lots are adjacent to the Hamline Avenue right-of-way and capable of
supporting separate driveways.
7. The final utility plans are subject to City Engineer and Public Works approval prior to
any work being done on the property.
8. The drainage areas and stormwater pond areas are included in a drainage easement
that will be dedicated to the City and/or Rice Creek Watershed District.
9. The park dedication fee applies to this subdivision and shall be set by the City
Council.
10. The plat has been submitted to the Rice Creek Watershed District for review.
11. No subdivision variances are required for this application.
Staff Recommendation
Based on the findings of fact, the Preliminary Plat is in substantial conformance with the Zoning
and Subdivision regulations. Therefore, Staff is recommending approval of the Preliminary Plat
of Christensen Estates subject to the following nine conditions:
1. The road access locations to Hamline Avenue shall be subject to approval from the
Public Works Director.
2. Pinal grading and erosion control plans for each lot shall be subject to approval by the
City Engineer prior to the issuance of building permits.
3. The utility plans for each lot shall be subject to approval by the City Engineer and
Public Works Director prior to the issuance of any building permits.
4. The final plat shall provide a minimum twelve foot wide drainage and utility
easement adjacent to the Hamline Avenue right-of-way.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071107 - PC Report - Christensen
Estates Plat.doc
Page 7 of9
5. The applicant shall obtain all necessary permits from the Rice Creek Watershed
District, Ramsey County, the Metropolitan Council, the State of Minnesota
Department of Natural Resources and any other governing agencies where applicable
before the final plat is executed.
6. The applicant shall submit updated title work prior to the City Council review of the
final plat.
7. The applicant shall submit an official appraisal of the property prior to the City's
review of the final plat that will be used for setting the park dedication fee. The park
dedication fee shall not exceed eight percent of the appraised land value at the time
the final plat is approved.
8. The applicant shall submit the required information and modify the applicable plans
to fully conform to the City Engineer's June 28, 2007, memorandum prior to the final
plat review.
9. The developer's agreement shall be prepared by the City Attorney and approved by
the City Council before the City Council executes the final plat.
Resident Comment
Staff has not received any official letters or telephone calls from property owners or occupants in
regard to this plauning case.
Notice
A notice was sent to all properties within 350 feet of the subject property. Notice was also
published in the Shoreview-Arden Hills Bulletin.
Options and Recommended Motion Lanl!ual!e
1. Recommend Approval with Conditions: Motion to recommend armroval of Planning Case
07-015 for a Preliminary Plat of Christensen Estates based on the findings of fact, the
submitted plans, and amended by the nine conditions in the July 11, 2007, Plauning Case
report.
2. Recommend Approval as Submitted: Motion to recommend avvroval ofPlauning Case 07-
015 for a Preliminary Plat of Christensen Estates based on the findings of fact and the
submitted plans in the July 11, 2007, Planning Case report.
3. Recommend Denial: Motion to recommend denial of Planning Case 07-015 for a
Preliminary Plat of Christensen Estates based on the following findings: findings to deny
Page 8 of9
City of Arden Hills
Planning Commission Meeting for July 11, 2007
\lMetro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE) \071107 - PC Report - Christensen
Estates Plat. doc
should specifically reference the reasons for denial and why those reasons cannot be
mitigated.
4. Table: Motion to table Planning Case 07-015 for a Preliminary Plat of Christensen Estates: a
specific reason and information request should be included with a motion to table.
Deadline for Al!encv Actions
The City of Arden Hills received the completed plat application for this request on June 21,
2007. Pursuant to Minnesota State Statue 462.358 Subd 3C, the City shall approve or disapprove
the Preliminary Plat within 120 days following delivery of an application completed in
compliance with the municipal ordinance by the applicant to the municipality, unless an
extension of the review period has been agreed to by the applicant. The City must make a final
decision on the application no later than October 21,2007.
Attachments
3C-I Application and Supporting Materials
3C-2 City Engineer Review
3C-3 Air Photo and photographs ofthe site
3C-4 Plat Maps and Supplementary Plans
Page9of9
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE) \071107 - PC Report - Christensen
Estates Plat.doc
Attachment 3 C-l
Application and Supporting Materials
~
~HlLLS
July 11, 2007, Planning Commission Meeting
. "- Cl.
~
~HILLS
1245 West Highway 96
Arden Hills, Minnesota 55112
Telephone (651) 634-5120
Fax (651) 634-5137
www.ci.arden-hills.mn.us
For Office Use Only
Planning Case No.
Submittal Date
Application Completed Date
Accepted by
Receipt Number
Council Decision
Council Decision Date
2007 LAND USE APPLICATION
Applicant Information
Applicant: C A ,"'.51 ~lIfffvfIAI
Address: (~ (~(c:q))
Telephone No.:
Fax No.:
Email Address:
?sJ-J.es
I Other:
Pro erl Owner: '/I)J LJr I (},/ '? f"&rl/seo</
OwnerAddress:q~. I~ld //$""7 - 3'S-- 1i?J.c,vIJi:W - 1ft/oil/.. e~ t'J6CCJI
OwnerTele hone No.r/1a.) {,7JJ f'5'J'Z- Other:
Address of Property Involved:
Legal Description:
Property ID No.:
Type of Use: ~61'c:J ew4.. d
Zone: ~ - I
Type of ReQuest*
o Apportionment of Assessments ($30)
o Comprehensive Plan Amendment ($400)
o Conditional Use Permit or Amended CUP ($300)
I;8J Final Plat ($200 + $25 per lot)
o Final Planned Unit Development ($200)
o Master Planned Unit Development ($600 + escrow)
o Minor Subdivision (lot split/consolidation) ($300)
QSJ Preliminary Plat ($400 + $25 per lot + escrow)
o Rezoning ($400)
o Site Plan Review ($400)
o Site Plan Review (Sign or Fence) ($250)
o Vacation of Easement or Right-of-Way ($250 + escrow)
o Variance (Zoning Code) ($300)
o Zoning Code Amendment ($300 + escrow)
Revised: Ot-30-0?
I Property Acreage:
i/, "3
'Applicants are responsible for
reimbursement of consultant fees associated
with filing, reviewing, and processing of this
application. Such fees are to be paid in
escrow up front or upon receipt of statement
from the City of Arden Hills. Fees include
costs for consultants retained by the City and
include consultant planning services, attorney,
and engineer. 'Payment of park dedication
fees are required with the approval of most
subdivision applications.
'The land use application fees do not cover
building, sign, or other permit fees that may
be required upon approval of a land use
application.
'Certain applications are subject to review
and approval by the Rice Creek Watershed
District. Contact RCWD directiy at 763-398-
3070 for additional information.
A._
Brief Description of Request (please also include a tvped, detailed letter explaininq the prolect):
(~ 1265:J~
"^,,,L e~<!!ds
Il'H~ I :) 0-
~~ (5frl.ee,~ oil!- 5,'dw<<Al<-5 04'.- -+rt((fC,~.
Filinq & Information Requirements
The City requests that you make a pre-application meeting with the City Planner to discuss the
application process, requirements, and deadlines. Unless waived by the City Planner or Planning
Commission, a certified survey of the property is required for all applications. The Planning Commission
and/or City Council may still require a certified survey. A checklist for other required information is also
available.
Complete/Incomplete Applications
An incomplete application will delay the processing of land use requests, The application approval time
commences and an application is considered officially filed when the City Planner has received and
examined the application and determined that the application is complete. A decision on whether the
application is complete Of incomplete shall be made within fifteen (15) working days following the
submittal of the application. When the application is deemed to be "complete" it shall be placed on the
agenda of the first possible Planning Commission meeting provided that all required public notices have
been sent and published.
Payment of Fees
The undersigned acknowledges that she/he understands that befofe a land use application can be
deemed complete, all required information and fees (including all deposits) must be paid to the City. If
additional fees are required to cover costs incurred by the City, the City Planner has the right to require
additional payment from one or more of the undersigned, who shall be jointly liable for such fees. Such
expenses may include (but are not limited to) direct city payroll and overhead costs, fees paid to
consultants and other professionals, and the cost of printing, mailing, and supplies. The City may
withhold final action on a land use application, withhold building permits, and/or rescind prior action until
all miscellaneous fees have been paid. Applicants are advised that an escrow deposit is required at the
time of the submittal of the land use application to offset costs associated with the proposed project.
Unused portions of an escrow are returned to the applicant upon successful implementation of an
approved plan.
Page 2 00
Notice of Meetinq Attendance
In order for the Planning Commission and the City Council to consider any application, the applicant or a
designated representative must be present at the scheduled meeting. If not, the matter may be tabled
until the next available agenda.
Revised: 01-30-07
. I
.
'~.'"
Aqenda Deadline and Meetinq Schedule
The deadline for submittal of land use applications is required according to the schedule outlined below.
There are no exceptions. Planning Commission meetings are typically held on the first Wednesday of
each month at 7:00 PM, though please contact City Hall to verify the meeting date and time. City Council
meetings are held typically the last Monday of the same month at 7:00 PM. Meetings are held in the
Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112,
unless otherwise stated. Applicants are advised that additional meetings and/or workshops are
scheduled when necessary upon approval of the Planning Commission.
2007 SCHEDULE ('subject to change)
APPLICATION
DEADLINE
DATE*
TENTATIVE
CITY COUNCIL
MEETING
DATE*
(Generally held on the
last Monda at 7:00 .m.
Acknowledqement and Siqnature
I acknowledge that I have read all of the information listed in the City of Arden Hills Land Use Application
and fully understand that I am responsible for all costs incurred by the City related to the processing of
this a~PIiC . n.
Ycl~ ~~/-()1
Prope y Owner Signature (Required) Date
Applicant Signature (If different than the property owner)
Date
Please contact the City Planner at (651) 762-7819 or by email atiames.lehnhoff@ci.arden-hills.mn.usif
you have any questions regarding this application.
Additional copies of this application form are available on the City's website:
htto://www.ci.arden-hills.mn.us
Revised: 01-30-07
Page 3 00
.~i
Notice of Decision
Minnesota Wetland Conservation Act
Mailing Date:
5/25/07
Received
MAY 2'J Z007
LGU:
Rice Creek Watershed District (RCWD)
4325 Pheasant Ridge Drive NE, Suite 611
Blaine, MN 55449
City of Arden Hills
Project Name:
RCWD Ref. #:
Location:
Dev. Engineering - Arden Hills Site
06-097R
Arden Hills, Ramsey County
Name of Applicant:
Richard Christensen c/o Development Engineering
Wetland Decision Type:
Wetland Boundary Determination
Date of Decision:
10/9/06
Description of Decision:
The applicant submitted a delineation report on 8/30/06 and it
was subsequently reviewed and approved by the RCWD on
10/9/06. The wetland boundaries were subsequently modified
and revised based on additional field review in April 2007.
RCWDstaffhas reviewed the modified boundaries and now
approves them as depicted in the attached figures for use in
implementing the Wetland Conservation Act.
Wetland delineation approvals are generally valid for a period
of 3 years.
You are hereby notified that the above-referenced decision was made by the Local
Government Unit on the date stated above. The decision becomes final if not appealed to the
Board of Water & Soil Resources within 30 days of the mailing date.
J~~
Ken Powell, Permit Coord.
5' ~y JJ (
. . Date
C: MN Board of Water and Soil Resources, A TTN: Lynda Peterson
U.S. Army Corps of Engineers, A TTN: Tim Fell
Ramsey Conservation District ATTN: Tom Petersen
MN DNR Ecological Services, ATTN: Wayne Barstad
City of Arden Hills
Consultant, Development Engineering A TTN: Eric Stonestrom/Jon Faraci
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.RICE C::REEK WATERSHED DISTRICT'
432S Pheasant Ridge Orive, Suite 611
Blaine,.Minnesoca 55449
Phone (763 )398-3070 f Fax (763) 398-3088
Permit Application
For Office Use Only
Permit Application Number.
Date Rea!lw:d:
Amoun[ Received: S
Permit Fee: S
r--r'olect I ")fOrrtEltlon
ProjettName: ~H,eI'S"'Q.,JSt!!N 6~"'T"~6'&
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Address: :P;(f; &"t- 11'5.7
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State: (1_ -r ZIP: OL:.OO I
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Address: I')..q" HIJb.$,O,J erJ.
City: 5,,.- elWJ...
Srate: t'l1 tV
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Name:
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o 10-14.9 aa~C$lSOO)
B 25..", ~ ($22S0)
........ ($3500)
0;1> 100 mu(S5000)
Permit Fee: -11500 ~
600 'd
1ll99LW9 'ON XH
:Illmn:Jll 00Ilffi\Il
nv 1.0:01 OHl 1001.-1 !-AVn
Date
Submittalllequlremena
Complete appli<:ations must be submitted 20 aleftd,r days prior to the regular lloard of Managers meeting; gene...lly the foUrth Wednesday of
each month (check website for en.a meeting dates). Applicants must submit 3 QJpies of all required infOrmation as specified in our Rules (see
website for complew rules or CORtaCt me office (or a printed mpy). projeas involving a Wetland Replacement p/Qn have spedal notidng
requirements and require the submittal of 8 copies of aU ",,~rland4related subrrUttaI materials. Due to me noticing requirements. applications
involving a. wetland replacement pliJ1 must be .$Ubmitted at I~t 3' ~4ar days prior to the Board Meeting.
Applicant Signature
., undermmd that, as the permia:ee, I am legally accountable to ensure compfl3.nce with terms ilnd conditions of the permit. I undem:and thar I
NIl not iUchorixed to begin the projea until I ~eive the permit and the permit sign is posted on site. If the projea is modified. J will obtain
approval by the Rice Creek Wamtshed Dis1:rict' before I continue with the project. I authortze the Oimfcr. and its agents.. employees. officers and
-contm:to~ to enter the project fa perform ~y insp<<rions.or work aumorited by tht: ~[or any applicable law."
-I c;ertify that I have thoroughly rem ilnd uodemand the above information."
~~/~IM~ =-
Signature ofpmnitee ord~ued agenr
(no 'gents without a lettvr of authority)
'5- u(-(7 7
lJoU~d T {! hili 6tB,uSN..J
Print signer's name
SUCCessful Bidder
"I[ L I
Successful Bidcler Signature
". understlnd that. as tthe successful bidder4 I am legally accountable to ensure compliance witl1 tenns and conditions of the permit. I
understand that I am not authorized to begin the projec:t uncir I receive the permit and the permit sign is posted on site. If the project is
modified" I wiD obtain ilpproval by the Rice Creek Watershed District before. continue with the project. I authorize the Oittrict. and its agentS.
em~ officers and conua.crors. co enrer the project: to perman any inspections or work. 3fithorized by the permit Of any applicable law."
'1 cetTify that I hav~ thoroughly rt'ad and undemand the above infom1atlon."
Sign....... of$u=osful bidder or designated agent
(no agents without a letter of authority)
Date
Print signets name
Company:
Address:
Oty;
State::
Phone :
F3lC
...maj~
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RCWD Permit
Application Form
Revised: 5/4/2005
COO 'Q
11l99Lm9 'oN XV:!
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DEVELOPMENT ENGINEERING, P.A.
d.b.a. LAKE & LAND SURVEYING
1296 HUDSON ROAD
ST. PAUL MN 55106
PHONE: 651-776-6211 EXT 222
FAX: 651-776-6711
JFDEVENGP A@QWEST.NET
June 21, 2007
Mr. James Lehnhoff, City Planner
City of Arden Hills
1245 West Highway 96
Arden Hills, Mn 55112
Re: Preliminary Plat Christensen Estates Geotechnical Assessment
Dear Mr. Lehnhoff:
Please find the enclosed Geotechnical Assessment for the above referenced
property.
Based upon the above report the proposed lots are all buildable. The construction
practices of using helical pier foundation systems with the footings built as grade beams
and constructing reinforced concrete slabs are a standard method of construction in soils
as found on the site.
I hereby certifY that this plan, specification or report was prepared by me or under
my direct supervision and that I am a duly registered Professional Engineer under the
Laws of the State of Minnesota.
DEVELOPMENT ENGINEERING, P.A.
~~
~
Jonathan L. Faraci, P.E.
Minnesota Registration No. 16464
Encl:
t'_.~
PREPARED BY
DEVELOPMENT ENGINEERING, PA
1296 HUDSON ROAD
ST PAUL, MN 55106
March 4, 2004
~
DEVELOPMENT ENGINEERING, P A
t296 HUDSON ROAD
ST PAUL MN 55106
651.776.62t t
March 4, 2004
Project 2004.022
Vacant Lot
West of the Intersection of Hamline Avenue and Ingerson Road
Arden Hills, Minnesota
OBJECTIVES AND SCOPE OF SERVICES
Develcp'Tlcnt Ei1gine~ring, P A, 1296 Hudscm Rd,:"t Paul, Minnesota, 551 Ot was retained by
Mr. Jay Chnieleski, herein after referred to as the "Client" to perform a subsmface geotechnical
assessment on a parcel of land located at the address in the above title block. The purpose of this
investigation is to identifY and evaluate soil properties associated with the site with respect to building
a single family homestead iliereon.
One soil boring was performed to nominal depths of3I.5"= feet within the project area. Prom
the resulting data, conclusions are drawn regarding site suitability for ilie proposed use and
recommendations are presented regarding site correction procedmes and foundation and slab design.
SCOPE OF SERVICES
The client authorized ilie following scope of services:
Perform one (1) standard penetration test borings to nominal depths of 31. 5"= feet below
grade.
Sample soil using a 2" O.D. split-barrel sampler driven into the soil by a 140 lb weight falling
30". After an initial set of 6", the number of blows required to drive ilie sampler an additional
12" is known as the penetration resistance or N-value. The N-value is an index ofilie internal
friction of cohesionless soil, the consistency of cohesive soils, and the density of all soils.
Sampling will conform to the methods set forth in ASTM procedme D1586-84.
ClassifY recovered soil samples by the Visual-Manual method in accordance with ASTM D-
2488. Representative portions of the samp1esiUa)'be sub~tted to the laboratory[orfurther
examination and for verification of the field classification in accordance wiili ASTM D2487-
85. Information indicating depili and identification of the various strata, ilie N-value, water
level information and pertinent information regarding the drilling method will be documented
on comprehensive soil boring logs.
Prepare an engineering report including a log of each boring, a diagram indicating the boring
location along with our recommendations for foundation types and depths, allowable soil
bearing pressmes and estimates of foundation settlement.
1
The purpose of this report is to present the results of our field and laboratory exploration assessment
arid the associated engineering review. Please note that this report is for geotechnical purposes only
and is not intended to document the presence or absence of any environmental contaminants that
could be present at the site.
BORING LOCATIONS AND ELEVATION
The number of borings, locations and pattern were determined by the Client and
Development Engineering. Insofar as possible, compromising as necessary due to factors such as
access conditions, terrain, obstacles, etc, borings were placed as directed in an attempt to obtain
. geotechnical data representative of the site.
FIELD INVESTIGATION
The borings were accomplished using the Standard Penetration Test (SPT) method of
investigation using a Split-Barrel Sampler (SBS).
SOIL BORING RESULTS
Please refer to the individual boring logs for a detailed description of soils and moisture
conditions encountered. Attached to the soil boring logs is a key explaining terms and entries. The
depth of individual layers of soils may vary somewhat from those indicated on the logs due to
unsampled intervals between split-barrel sampler tests and, most importantly, the occurrence of
transition between soil layers. Also, soil profiles not in the vicini1y of the borings may vary_ Refusal
to auger advancement was not encountered at the boring locations, indicating lack of bedrock to
depths tested.
Please refer to the individual boring logs for a more detailed description of soils and moisture
conditions encountered. Penetration "N" values indicate the Glacial Till soils are Very Soft turning
to Medium then Stiff with depth.
Standing water was found in the boring 4.5 feet below existing ground grade which is near
the elevation surface water of the creek located on the property. Groundwater levels may occur and
vary according to various climatological and meteorological influences undetermined within the time
frame, scope and budget allowed in this investigation. Area development patterns can also influence
groundwater. Indicated results in the Soil Boring Logs are for time and conditions of testing only.
CONCLUSIONS AND RECOMMENDATIONS
The following conclusions and recommendations are based upon interpreted results of boring
logs, their relation to the plauned work, and other information. Because the borings represent a small
portion of the site iri reTation to the proposed area of work, ongoing review ofconslIuction should
be carried out. If excavations reveal subsurface soils of a different nature than those observed in the
boring, the Geotechnical Engineer should be contracted for possibly revised recommendations.
L General Site Suitabili1y
Based upon interpreted results of the borings, it appears that the site has some limitations
regarding suitability for construction. The presence of uncontrolled fill, organic sediments and a high
groundwater table and low N-values in the upper 20 feet. Ordinary cut and fill soil correction would
most likely be uneconomical due to the depth of excavation, oversizing and dewatering the high
groundwater table.
2
2. Recommendation n Screw Anchor System
I) Screw Anchor System
A. Foundations
Install steel screw anchors (such as Helical Pier Foundation Systems, installed as per
manufactures recommendation). Foundation to be constructed of pored concrete walls with
steel reinforcement or with grade beams and pored concrete wall with steel reinforcement,
please consult a strnctural engineer fe; design.
B. Garage and Basement Floor Slabs
All Garage and Basement Floor Slabs shall be structural, concrete with steel
reinforcement, please consult a structural engineer for design.
Basement Slabs should have clearance from maximum anticipated groundwater level
and should be protected from intrusion by surface waters. This groundwater clearance should
be four feet or more from known groundwater level if the residence are to be approved by the
Department of Housing and Urban Development (DHUD) for FHA or V A financing.
According to boring evidence, groundwater was encountered and this advisory is met when
basement slabs are set at an elevation of98.9 feet or higher. Site grading should be controlled
so that no opportunity is provided for water to enter subsoils or foundation wall backfill
areas.
Please refer to the standard data sheet at the end of this report entitled "Floor Slab
Moisture/Vapor Protection".
3. SidewaIklExterior Building Backfill
A minimum on feet of engineered fill, properly oversized and compacted, should be
placed below exterior sidewalks and compacted to a minimum of 95% of Standard Proctor
density. Other recommendations relative to backfilling the structure and placing fill below
exterior slabs appears on the standard data sheets at the end of this report. These sheets are
entitled:
. Basement/Retaining Wall Backfill and Water Control
. Freezing Weather Effects on Building Construction
These sheets present information on preferred soil types, frost considerations,
drainage, and lateral pressures. The first data sheet also provides information on lateral eat1h
pressures for design of exterior retaining walls.
3
4. Final Site Topography
Final soil surfaces should be graded to provide adequate drainage from structures and hard
surfaces so that as little water as possible infiltrates into soils adjacent to the structures. The areas
adjacent to footing walls should be adequately compacted, not loosely placed, to avoid this zone
. acting as a "sump" andcreating nuisance conditions in the building area.
5. Limitations of Investigation
The Geotechnical Engineer has prepared this report using an ordinary level of care and in
accordance with generally accepted foundation and soil engineering practices. Because the
bLrd:lgs represent only a sn~al! portiop of the tctal site and for \~th'~r rea.s"0n5:l, Develcpnl~nt
Engineering, P.A., does not wammt that the borings are necessarily representative of the entire
site but only of the boring locations at the time of investigation. No warran1y of the site is made
or implied. The boring logs should only be used in preliminary design and estimating work and in
conjunction with corrective procedures.
The scope of this report is limited strictly to geotechnical issues which include the
establishment of soil profile and only those conclusions expressly made. Please note that this
work is not intended to document the presence or absence of any environmental contaminants at
the site, nor for identifying applicable local, state or federal laws or regulations of a on-
geotechnical nature which mayor may not be applicable to this site. Further, Development
Engineering, P.A., will not be held responsible for facts not disclosed to the Geotechnical
Engineer.
The bore hole voids were backfilled by Development Engineering using native cuttings or
sealed as per the Minnesota Department of Health Rules. Some continuing settlement may occur
if construction does not take place in the near future. If settlement does occur, the Client should
backfill with additional material.
This report and all supporting information is furnished only to the Client and his assigns
for the designated purpose. No representations to other parties or for other uses are made.
Soil samples retrieved during the investigation process will be retained in the office of
Development Engineering for a period of 30 days from the date of testing. After 30 days from the
date of testing. After 30 days, the samples may be discarded unless a request is received to retain
for a longer period.
ENGINEER'S CERTIFICATE
I hereby certify that this plan, specification or report was prepared by me or under my
direct supervision and that I am a duly registered Professional Engineer under the Laws of the
State of Minnesota.
~~
Jonathan L. Faraci, PE
Minnesota Registration No. 16464
DEVELOPMENT ENGINEERING, P.A.
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SOIL BORING LOG
DEVELOPMENT ENGINEERING, PA
1296 Hudson Road
St. Paul, Mn 55106
PROJECT: West of Hamline Ave and Ingerson Rd
, LOG OF BORING NO: 1
DEPTH SURFACE ELEVATION: 99.33 GEOLOGY N WB SAMPLE LAB & OTHER TESTS
IN FEET DESCRIPTION & CLASSIFICATION # TYPE R W DEN L.L.lP .L.
1- (0-5') Fill consisting of Black Organic Frozel F N 1 FA I
Silts, Organic Silty Clays, Wood Debris,
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Organic Silty Clays (OL) with Peat !
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4 N 4 SBS 2
9- I
10-
11- 2 N 5 SBS 3
12-
13- (12,5'-31.5') White mottles @ 12.5' then Glacial Till WH N 6 SBS 18
turning Gray, Sandy lean Clay with a
14- littie Gravel, Very Moist, Very Soft
15-
16- WH N 7 SBS 18
17-
18- "Moist and Medium @ 17,5'. S N 8 SBS 18
19- - , ,-
20- WEATHER: Cloudy
21- Continued on next page, 8 N 9 SBS 18 0
TEMP: 30
-
WATER LEVEL MEASUREMENTS I DRILLING DATA
SAMPLED CASING CAVE-IN MUD I
DATE TIME (HRS) DEPTH DEPTH DEPTH LEVEL WAlER LEVEL CREW CHIEF: ElS
3/3/04 9:20 31.5' 30' NIA N/A DRY BCR METHOD: 3 1/4" HAS
3/3/04 9:50 27' N/A 12' ACR 2" OD SBS
3/4/04 9:00 19.3' NIA 4.5' F-350 1 CME 458
BORING COMPLETED: I 3/3/04[=
WH - WEIGHT OF HAMMER
'".-'" ,~, -'.
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SOIL BORING LOG
DEVELOPMENT ENGINEERING P.A.
1296 Hudson Road
SI. Paul Mn 55106
I PROJECT: West of Hamline Ave and Ingerson Rd
I . L,OG OF BORING NO: 1
I
DEPTH SURFACE ELEVATION: 99.33 GEOLOGY N WB SAMPLE LAB & OTHER TESTS
IN FEET DESCRIPTION & CLASSIFICATION # TYPE R W DEN L.L.fP .L.
21- Continued Glacial Till
, 2'~
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23- "- Stiff @ 22.5' 9 N 10 SBS 18
24-
25-
26- 15 N 11 SBS 3
27-
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30-
31- 12 N 12 SBS 18
32- End of Boring at 31.5'. No Refusal.
33-
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36-
37-
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40- WEATHER: Cloudy
41- . TEMP: 36'
WATER LEVEL MEASUREMENTS
TIME SAMPLED CASING CAVE-IN MUD
DATE (HRS) DEPTH DEPTH DEPTH LEVEL WATER LEVEL ELS
3/3/04 9:20 31.5' 30' N/A NlA DRY BCR METHOD: 3 1/4" HAS
3/3104 9:50 27' N/A 12' ACR 2" OD SBS
314104 9:00 19.3' N/A 4.5' F-350 I CME 45B
BORING COMPLETED: I 3/3/04L
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GENERAL TERMINOLOGY NOTES FOR
SOIL IDENTIFICATION AND DESCRIPTION
Tenn
Boulders
Cobbles
Gravel
Sand
Fines (sill and clay)
GRAIN SIZ,E
GRA VEL PERCENTAGES
ASTM
Term
Percent
Over 12"
3" 1012"
#4 sieve to :.1"
#200 to #4 sieve
Pass #200 sieve
A hnle Gravel
Willi Grdvel
Grdvelly
3%to ISo,!,}
15% to 30%
30% to 50%
CONSISTENCY OF PLASTIC SOILS
Term
Very Soft
Soft
Medium
Stiff
Very Stiff
Hard
RELA TlVE DENSITY
OF NON-PLASTIC SOILS
N-\lalue~ BPF
less lllan 2
2-4
5-8
9-15
16-30
Greater than 30
Tenn
Very Loose
Loose
Medium Dense
Dense
Very Dense
N-Value. BPF
0-4
~-IO
1l-30
31-50
Greater than 50
MO~TUREffROSTCONDITION
Absence of moisture, dusty, dry to
touch.
Damp, allllOUgh free water not
visible~ Soil may still have a high
water content (over 'optimwn")
D (Dry):
M (Moist):
W (Wel!
Waterbearing):
LAYERING NOTES
Laminations:
Layers tess than Y; "thick of
differingmaterial or cotor
Lenses:
Pockets of tayers greater than Y;"
thick of differing material or color
Free water visible. Intended to
describe non-plastic soils.
S()iffrozen. . -
F(Frozeiij:
FIBER CONTENT OF PEAT
Term
Fibric
Hemic
Sapric
ORGANIC DESCRIPTION
Fiber Content (Visual Estimate)
Greater than 67%
33 to G7%
Less than 33%
Non-peat soils are described as organic, if soil is
judged to have sufficient organic content to influence.
the soil properties.
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'___"'__.._'_u.__" _,""-___~___
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FREEZING WEATHER EFFECTS ON BUILDING CONSTRUCTION
GENERAL
Bccall~C \\';11(1 c:\p;lI1ds upon freezing and soils C(mt~~jJl water, soils which arc allowed 10 freeze will heave and lose
dCllsny UPOTllh;Jwlng, these soils wiHnot rcg;linlhclf original strength and dCJlsil~ The extent ofhcaveand
dcn:"ily/sln.'llgllJ Joss depends on the soil lype ;Iud Illoiswrc condition. Heave is grc.JICI IS :-:ojl5 'with higher
pcrcclll;.Jgc of rilles (silts/clays). High silt conlClll sojjs arc most susceptible, due 10 their ]11~11 capillary rise
rOICJl1I~ll which C!I\ crc.31:;2 ice lenses. Fine gr;lll:<c ~<]o:: ~;~ncr.D.l!.'i' hC3'l!C about 1/," 10 ::/:/' (or c~.ch fOl.,! Dffr0st
pcnclr;l1lOll, This cWlr.anSlatc 101"101" Ofl01;il frost he,lye This IOlaI amOUlIT Clll be sl~llj(J.canlly greater if ice
lensing Occurs
DESIGN CONSIDERATIONS
Cl:aycy and silty soils can be used as perimeter backfilL although lhe effect of their poor dr21I1age and frost
propcnics should be considered_ Basement areas will have special drainage and lateral load requirements which
arc not discussed here. Frost heave may be critical in doorway areas. Stoops or sidnvalks adjacenito doorways
could be designed as structural slabs suppoIied ou frost footiugs with void spaces below. With tlns design,
movements may then occur between the structural slab and the adjacent on-grade slabs. Non-frost susceptible
sands (with less thon 12% passing a #200 sieve) can be used below such areas. Depeudiug on the function of
surrounding areas, the sand layer may need a thickness transition a,,'ay from the area where movement is critical.
With saud placement over stower draining soils, subsurface drainage would be ueeded for the sand layer. High
deusity extruded insulation could be used witllin tlle sand to reduce frost penetration, thereby reducing the sand
thickness needed. We caution that iusulation placed near tlle sllIface can increase tlle potential for ice glazing of
tlle surface
The possible effects of adfreezing should be considered if clayey or silty soils are used as backfitl. Adfreezing
occurs when backfill adheres to rough surfaced foundation walls and lifts the wall as it freezes and heaves. This
occurreuce is most common will. masonry block walls, unheated or poorly heated building situations and clay
backfill The potential is also increased where backfill soils are poorly compacted and become saturated. The risk
of adfreezing can be decreased by placing a low friction separating tayer between the wall and backfill.
Adfrcezing can occur on e>,..-terior piers (such as deck, fence, or similar pier footings), even if a smooth surface is
provided This.is more likely in poor drainage situations where bockfill soils are poorly compacted and become
saturated Additional footing embedment alldJor widened footings below the frost zones (wInch includes tensile
reinforcement) can be used to resist uplift forces. Specific designs would reqmre individual analysis.
CONSTRUCTION CONSIDERATIONS'
Foundations, slabs and other improvements which may be affected by frost movements should be insulated from
frost penetration during freezing weather. If filling takes place during freezing weather, all frozen soils, snow and
ice should be stripped from areas to be filled prior to new fill placement The'new fill should not be allowed to
freeze during transjt~ placement or compaction. This should be considered in the projec( scheduling, budgeting
and quantily estimating. It is usually beneficial to perform cold weather earthwork operations jn small areas where
grade can be attained quickly rather than working larger areas where a greater amount of frost stripping may be
needed If slab subgrade areas freeze, we recommend the subgrade be lllawed prior to floor slab placement. The
frost action may also require re\'\'orking and recompaclion of tIle thawed subgrade.
.->--,...--,:~
~".
FLOOR SLAB MOISTURENAPOR PROTECTION
Floor slab design rel-ative to moi:::;turdvapor protection should consider the lype imd loca1jo~1 of two elements, a granular layer
<Uld a vapor membrane (vapor retarder, wa(cr resistant harrier or vapocharricr). 11It11e lolJov..illg sections, the pros and cons of
the possible options regarding these dcmcnts will be presenled, such that yoU and your specifier can make an engi.neering
decision based on the benefits and costs of the choices.
GRANULAR LAYER
111 American Concrete Institute (AU) :;02 r -'i6, a uhase mak~riar' is recoilllllenJed, f<:llh~'l' than the conventional deaner -'.-;and
:.: "~shion" l~l<-lteriaI. TIle J!1'JHlwl m;ml1a~llS 0;;;1 '.1l';-tJ] .;.~~.nd (commOll "cushi0:J' "':.~; J I~; ~lii~lc,.lt 1" 1''..lmpact and mainttlil1 un,i]
collcrde placement is complck. I\Cl recommend." a clean, fille graded Ill,Hcrial (\\ iUl ,1tlc.aSl ] 0% to 30% of particles p3ssillg :1
#l 00 si~\'e) which is not contaminated \,.-i1h c]a~'. silt or organic Ilw1criaJ. \Vc rc!cr you 10 ACI 302.1~96 for additional details
n~galding tile requirements [or the base matcri::il
In case...;; where potential stalic water levels or sigllificant perched water sources appear near or above the floor slab, an
wlderfloor drainage system may be needed ".ilerein a draintik syslem is placed \\ithin a tilicker clean sand or gravella)"er.
Such a system should be properly engincered depending on subgrade soil types an ratc/head or water inflow.
VAPOR MEMBRANE
The Ileed tor a vapor membrane depends on whether Ule floor slab will have a vapor sensitive covering: wilJ have vapor
sensitive items stored on the slab, or i[1he space above the slab '\\111 be a humidity controlIed area. If the project does not have'
this vapor sensitivity or moisture control need, placement of a vapor membrane may not be necessary. Your decision will tllen
relate to whether to use the ACI base material or a conventional sand cusmon layer. However, if any of the above sensitivity
issues apply, placement of a vapor membrane is reconmlended. Some floor covering systems (adhesives and flooring materials)
require a vapor membrane to maintain a specified maximum slab moisture content as a condition of their warranty.
VAPOR MEMBRANE/GRANULAR LA YER PLACEMENT
A numberr of issues should be considered when deciding whether to place the vapor membrane above or belo\" the granular
layer. The benefits of placing the slab on a granular layer, with the vapor membrane placed below the granular layer, include
reduction of the following:
a- Slab curling during the curing and drying process.
" Time of bleeding, which allows for quicker finishing
. Vapor membrane pWlcturing.
. Surface blistering or delamination caused by an extended bleeding period.
.. Cracking caused by plastic or drying shrinkage.
The benefits of placing the vapor membrane over the granular layer include the following
.. The moisture emission rate is achieved faster.
..Eliminatesapoten~_al water__!"e~r\'().ir_~_tbiIJ. th~ !IT<Hmlar lay~r above the membrane.
" Provides-a '-'Slip slu-[ac~", thereby" reducing slab ;straint and the associated random cracking.
if a membrane is to be used in conjunction v,'ith a granular layer, the approach recommended depends 011 slab usage and the
construction schedule. The vapor membrane should be placed above the granular layer when:
.. Vapor sensitive Ooor covering systems are used to vapor sensitive items wi11 be directly placed on the slab.
. TIle area will be humidity controlled, but the slab will be placed before the building is enclosed and sealed from raill.
a- Required by a Ooor covering manufacturer's system warranty.
TIle vapor membr.ane should be placed below the granular layer when:
. Used in humidity controlled area (without vapor sensitive coverings/stored items), with the roof membrane in place,
and the building enclosed to the point where the precipitation will not intrude into the slab area, Considerations
~hould be given to ~light sloping of the membrane (0 edges where draintile or other disposal methods can alleviate
potential water sources, such as pipe or roofleaks, foundation wall damp proofmg failure, fire sprinkler system
activatioll, etc
'D1ere may be cases where membrane placement may have a detrimental effect on the subgradc support system (e.g., eXpilll$JVe
soils). In these cases, y-ou decision will need to weigh the cost of subgrade option.s illId the performance risks.
, .
.
BASEMENT/RETAINING WALL BACKFILL AND WATER CONTROL
- DRAINAGE
Below grade basements should include a perimeter backfill drainage system on the eXlerior side of the walL The
exception may be where basements lie within free draining sands where water will not perch in the backfill.
Dramagc S"Slems should consist of perforated or slolled PVC drainage pipes located at the bottom of the backfill
trench. lo\\er Ihan Ihe interior floor grade. The drain pipe should be surrounded by properly graded filter rock.
The drain pipe should be connected to a suitable means of disposal, such as a sump pump basket or a gravity
outfall A SIOnll SC\"-:''I'" gravity outfan would be preferred over exterior daylighting, as the latter nn\! freeze during
winter f'(~:' :l~-.;.I-ii1l::1dmg. .2:,:!ci"ior retaining walls. weep holes ~t the base of the w;lll (:;1;\ t,{':-':;~ibs!jl'ned !O~. 2 drain
plpC
BACKFILLING
Prior to b~lckfilIing_ damp/water proofing should be applied on perimeter basement walls- The backfill materials
placed ,lgainst basement walls ,,,ill exert lateral loadings. To reduce this loading by allowing for drainage, we
recoIlll1lend using free draining sands for backfill. The zone of sand backfill should extend outw<lrd from the vl-'all
at least 2' _ ~ll1d then upw<.lrd and outward from the \vall at a 30') or greater angle from vertical. The sands should
contaiu no grC:llcr than 12%1 by weight passing the #200 sieveo which ,,,"auld include (SP) and (SP-SM) soils_ The
sand backfill should be placed in lifts and compacted with portable compaction equipment This compaction
should be to the specified levels if slabs or pavements are placed. above. Where slab/pavements are nol above, we
recommend capping the sand backfill with a layer of clayey soil to minimize smface water infiltration. Positive
surface drainage away from the building should also be maintained
Backfilling with silty or clayey soil is possible but not preferred. TIlese soils can build-up water whicb iucreases
lateral pressures and,results in wet wall conditions and possible water infiltration into the basement. If you elect to
place silly or clayey soils as backfitL we recommeud you ptace a prefabricated drainage composite against tlte walt
which is hydraulically connected to a draiuage pipe at tlte base of tlte backfill trench. High plasticity clays should
be avoided as backfill due to their swelliug potentiaL
LATERAL PRESSURES
Lateral earth pressures on betow grade walls vary, depeuding on backfill soil classlficatlOn, backfill compaction
and slope of the backfill snrface. Static or dynamic surcharge loads near the wall wtll also iucrease lateral wall
pressure. For design. we recommend the following ultimate lateral earth pressure values (given in equivalent fluid
pressnre \'<llues) for a dr<lined soil compacted to 95% oftbe standard Proctor density and a level ground sruface.
Equivalent Fluid Deusity
Soil Type
Active (pef)
At-Rest (pel)
Sands (SP or SP-SM) 30 , 45
SillY Sands (SM) 40 60
Finc Gr<lilled Soils (SC CL or ML) 70 90
Basement walls are normaHy restrained at the top which restricts movement. In {his case, the design lateral
pressures should be Ihe "at-rest"" pressure situation. Retaining walls which are free to rotate or deflect should be
designed using thc 'Ictive case. Lateral earth pressures will be siguificantly Ingher than that shown if tlle backfill
soils ~lre not dr<lined and become saturaled_
Attachment 3C-2
City Engineer Review
~
~HILLS
July 11, 2007, Planning Commission Meeting
~
EN HILLS
MEMORANDUM
DATE:
June 28, 2007
TO:
James Lehnhoff, City Planner
Kristine Giga, Civil Engineer .~
Greg Hoag, Public Works Director
FROM:
SUBJECT:
Planning Case #07-015 Christensen Estates Plan Review
The following are comments based upon a review of the submitted plans:
General
. The proposed project will require permits, including, but not limited to, NPDES, Rice Creek
Watershed District and City Erosion Control permits.
. Please correct the spelling for "Trunk Highway 51-125"
. Please provide information on proposed utilities (proposed water and sewer service locations, sewer
service invert elevations, details). Each service shall be individually connected to the main line. Street
restoration for utility connections must meet City standards.
Sheet 2- Grading Plan
. Please clarify note 3 of the Erosion Control Plan Implemeutation Schedule.
. "Revegctation" is misspelled in the Infiltration basin detail.
. Please provide top of wall and bottom of wall elevations for proposed retaining walls. Any retaining
walls four fect in height and taller must be certified by an engineer.
. Please show the location and elevation of the emergency overflow of the southernmost wetland.
\'Metro-inet.us\ardenhills\PR&PW\Engineering\2007\Planning_ Cases\07 -0 15 ~ ChristensenEstates\07 -015_ ChristensenEstates.doc
Attachment 3 c- 3
Air Photo and Photographs
~
~HILLS
July 11, 2007, Plauning Commission Meeting
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Attachment 3C-4
Plat Maps and
Supplementary Plans
~
~HILLS
July 11, 2007, Planning Commission Meeting
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INGERSON ROAD
lIEHCHllARK:lNHELllM.37
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LEGAL DESCRIPTION:
Parcel B, Registered Land Survey No. 3D, Ramsey County, Mlnnesoto.
ARE-"
4.3Z ACRES
CALL 48 HOURS BEFORE DIGGING:
GOPHER STATE ONE CALL
lWlN CITY AREA (651) "'54-0002
MINNESOTA TOLL FREE 1-800-252-1166
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-XXX-
EXISTING DRAINAGE MANHOLE
EXISTING CATCH BASIN
EXISTING SANITARY SEWER IoIANHOlE
EXISTING HYDRANT
EXISTING WAD VALVE
EXISTING GAS METER
EXISTING PD~ POlE
EXISTING GRADE
PROPOSED GRADE
PROPOSED SILT FENCE
PROPOSED DRAINAGE FLOW
x eaa.ao PROPOSED ELEVATION
Ii: 886.95 EXISTING ELEVATION
rv-v-\ TREE UNE
- 0 - EXISTING UNDERGROUND G.6.S UNE
- 0[- EXISTING O~HEAO aECTRIC/lELEPHONE/CABLE UNE
-.- EXISTING UNDERGROUND SANITARY SE'I'IER UNE
- FIl- EXISTING UNDERGROUND SANITARY SE'I'IER FORCE IoIAlN UNE
-w - EXISTING UNDERGROUND WATER MAIN UNE
PRELIMINARY PLAT
CHRISTENSEN ESTATES
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P.o.8OX1157. 411 AYlJNlXlIROAD
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CONSTRUCTION Of SILT FENCE
SCALE
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1 INCH '" 10 FEET VERTICAl
SCALE
1 INCH = 50 FEET
GRADE [EXISTING GRADE ~snNG GRADE
l' DEEP ,. DEEP
--- ~1 SlOPE - -- ~1 SlOPE
", S1.OPE ::....J 1-,0 Fm ", S1.0PE~ f---<o Fm
18" SU8CUT SEE NOlES 8ElOW
CROSS SECTION 8-8' CROSS SECTION A-A'
INALTRATlON BASIN
NOlES,
- PRE-TREATMENT Of STORM WATER BY RUNNING ACROSS SODDED LAWN PRIOR TO REACHING INFILTRATION BASIN.
- NO MINING Of SANDY SOILS UNDER INALTRATlON BASIN.
- 1B~ SUBCUT UNDER BDTf()I,I Of INFILTRATiON BASIN AND BACKFILL TO ANISHED GRADE WfTl-l PlANTING UELlIUM CONSISTING
OF A HOMOGENOUS hUXlURE OF 50-60% CONSTRUClJON SAND. ASSHTO N-6 OR ASTlol C-33 V/lll-l GRAIN SIZE Of
o.02~-o.Q4.~. AND 20-30% TOPSOIl., SANDY LOAhI. LOAMY SAND. OR LOAM TEXTURE AS PER USOA SOIL CI...ASSIACATlON
W1lH LESS lHAN 5% ClAY CONTENT AND 20-30% ORGANIC LEAF COMPOST, hlnOOT GRADE 2.
- REVEGlTATlON SPECIFICATIONS; DEEP ROOTED NATIVE PERENNIALS WATER TOLERANT.
..:. MULCH; USE 2--3- SHREDDED HARDWOOD MULCH. MnOOT Tl'PE 6, FOR AREAS PlANTED ANtI CLEAN GRAIN SlRAW MULCH.
MnOOT Tl'PE :3 AT A RATE OF 2 TONS PER ACRE FOR AREAS SEEDED.
- PROTECT THESE INFILTRATION BASINS FROM SILTATION DURING CONSTRUCTION BY INSTAWNG S1LlFENCE AROUND THE
PERIMETER.
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-
INGERSON ROAD
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RUN AU.RO:F W/,lE1lBY USlNGGUnER SYSIEM AND oe::crDlll\IEWAYIMIOfFTOWAROlNALlRAllON AREAS.
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~HILLS
MEMORANDUM
DATE:
July 11, 2007
PC Agenda Item 3.D
TO: Planning Commission
FROM: James Lehnhoff, City Plannew
SUBJECT: Planning Case #07-016
Variance
Richard Gonzalez
3441 Lake Johanna Boulevard
ATTACHMENTS: 3D-I Application and Supporting Materials
3D-2 Air Photo and Photographs of the Site
3D-3 Site Plan and Elevations
Requested Action
The applicant is requesting three variances for a proposal to redevelop 3441 Lake Johauna
Boulevard:
Variance 1: Rear/front yard setback encroachment for a dwelling with an attached garage;
Variance 2: Relocate and reconstruct a nonconforming accessory structure; and,
Variance 3: Construct a new partial gravel driveway.
Backl!round
1. Overview of Request
The applicant is proposing to redevelop the property at 3441 Lake Johauna Boulevard, which
is located on the western side of Lake Johauna. The property is adjacent to Lake Johauna
Boulevard on the east and Fairview A venue on the west (Attachment 3D-2).
The property has an existing 1,154 square foot dwelling and a 485.4 square foot accessory
structure. The existing dwelling is outside of all setbacks, but the accessory structure
encroaches on the southern side yard setback and encroaches on the western front/rear yard
setback from Fairview Avenue. Both of these structures would be demolished.
City of Arden Hills
Planning Commission Meeting for July 11, 2007
IlMetro-inet.us\ardenhillslPlanning\Planning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071107 - PC Report - Gonzalez
Variance.doc
Page 1 of 13
As part of the redevelopment proposal, the applicant is requesting three variances:
. Variance 1: Rear/front yard setback encroachment to construct a new dwelling with
an attached garage that is thirteen feet from the western property line that is adjacent
to Fairview Avenue.
. Variance 2: Relocate and reconstruct a nonconforming accessory structure into a less
nonconforming location; and,
. Variance 3: Construct a new partial gravel driveway with the reconstructed driveway
from Fairview Avenue.
While the property's address is on Lake Johauna Boulevard, the entrance to the property is
from Fairview Avenue on the western side of the property. Since this property is adjacent to
the Lake J ohauna Boulevard and Fairview Avenue rights-of-way, it is not entirely clear
which side of the property is the front yard and which side is the rear yard. Although a
variance would be required with either designation under the current redevelopment
proposal, the intensity of the variance changes depending on the designation. More
information is provided in the below sections.
The property has direct access to Lake J ohauna, but the access is separated from the main
property by Lake Johauna Boulevard. No structures are proposed and no variances are being
requested near the lake.
Although the three variances are being requested together, the variances are not contingent
upon each other. A separate motion can be made for each variance, and there should be
separate findings for each variance. A motion to approve or deny any of the requested
variances is not a blanket approval or denial of the overall building plans. All other aspects
of the plans must conform to City codes and building regulations.
The applicant has submitted a project description letter, a letter addressing the variance
evaluation criteria, a site plan, and building elevations (Attachment 3D-I & 3D-3).
2. Site Data
Low Density Residentiat
Singte Famity Home
R-2: Singte and Two Famity Residentiat
.36 Acres (15,761 square feet)
The property decrease in elevation toward Lake Johanna Boutevard.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071 107 - PC Report - Gonzalez
Variance.doc
Page 2 of 13
North
Low Density Residential
R-l: Single Family Residentiat
Singte Famity Detached
Residential
Single Famity Detached
Residential
Lake Johanna
Singte Family Detached
Residential
3. Surrounding Area
South
Low Density Residential
R-l: Single Family Residential
East
West
Low Density Residential
R - t: Singte Family Residential
Throul!h Lot - Front Y ardlRear Yard Desil!nation
Because the property is adjacent to the Fairview Avenue and Lake Johauna rights-of-way, the
property is classified as a "through lot". The double road frontage means that there is not a
clearly defined front or rear property line. The required building setback would change
depending on the designation of the western property line adjacent to Fairview Avenue:
Chart 1: Setback from Fairview Avenue ROW
If Front Line If Rear Line
Principal (dwelling) 40ft 30ft
Accessory 40 ft 10ft
Although a variance would be needed for the proposed dwelling and accessory structure with
either designation to the western property line, the intensity of the variance would change.
Section 1325.03 Subd l.C ofthe Zoning Code provides the following criteria for designating
a front or rear property line on a through lot:
C. Through Lots. The administrator may determine that one of the front yards may be deemed a
rear yard and shall determine appropriate rear yard setback regulations. Factors to be
considered shall include topography, location of structures on the lot, location of structures on
adjacent lots, and the type of streets or thoroughfares abutting the lot.
The property's address is from Lake Johauna Boulevard; however, it would difficult to use
Lake J ohauna Boulevard as the primary access to the lot without significantly altering the
grade of the lot. The properties to the north access Fairview Avenue via a private shared
driveway, and are less than 30 feet from their western property line. The dwelling to the
south uses a 40 foot setback from Fairview Avenue. Most of the dwellings along Lake
Johauna Boulevard look as though the front of the dwelling is facing Lake Johauna
Boulevard even though their access point is not on Lake Johauna Boulevard. A case could
be made to assign the western lot line as the front or the rear property line.
Since the uniqueness of each lot can be considered separately, designating the front and rear
property lines for this property does not set a precedent or change the designation for other
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\lMetro-inet.uslardenhillslPlanninglPlanning Cases\2007\Ol-016 Gonzalez Variance (COMPLETE)\071107 - PC Report - Gonzalez
Variance. doc
Page 3 of 13
properties. Staff is comfortable designating the western property line as the rear property
line since the "front" of the house is facing Lake Johauna Boulevard, which is similar to
other properties along Lake Johauna Boulevard. No action is needed unless the Planning
Commission determines that the western property line should be treated as the front yard
instead of the rear yard.
Plan Evaluation
1. R-2 Regulations, Existing Conditions, and Proposed Redevelopment
The existing dwelling and lot coverage do not
exceed the limits of the R-2 Zone. The
redevelopment plans propose a structure coverage
of twenty percent and additional impervious
coverage of fourteen percent, which includes the
gravel driveway. No variances would be needed for lot coverage with the proposed
redevelopment plans.
A. Lot Size & Dimensions - Meets Requirement
According to the information submitted by the
applicant, the property is 15,761 square feet, which
includes the main part of the property and a small
strip of land between Lake J ohauna Boulevard and
Lake Johauna. The property is 98.11 feet wide,
and the main part of the property is between 157
and 165 feet deep. The overall property size and
dimensions conform to the underlying R-2 Zone.
B. Lot Coverage - Meets Requirements
1. Minimum Lot Area s
2. Minimum Lot Size (ft,
width/de th
3. Hei ht ft.
4. Lot Covered b Structure
5. Min. Landsca e Lot Area
6. Minimum Building
Sethacks ft
Front ard
Rear Yard Prinei te
Rear Yard (Aeeesso
Side Yard Interior - Principal
Minltotat both ards on tot)
Side Yard Interior -
Accessor
85/120
35
25%
65%
40
30
10
5/15
to
40
Side Yard Comer
Chart 3: Proposed Lot Coverage
square feet % of Lot
PrinciDal Structure 2,663.8 16.9%
Accessorv Structure 485.4 3.1%
Total Structure (princiDal+accessory) 3,149.2 20.0%
Paved Drivewav 1,067.1 6.8%
Gravel Drivewav 439.2 2.8%
Walkwavs 698.4 4.4%
Total DrivewavlWalkwav 2,204.7 14.0%
Total Coverage 5,353.9 34.0%
Lot Size 15,761.0
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
Page 4 of 13
IlMetro-inet.us\ardenhillslPlanninglPlanning Cases\2007\Ol-016 Gonzalez Variance (COMPLETE)\071 107 -PC Report - Gonzalez
Variance.doc
C. Structure Height - Meets Requirements
The existing dwelling and accessory structure are single level structures and do not
exceed any height limits. The proposed dwelling would be at the 35 foot height limit,
and the relocated accessory structure would not exceed the height of the existing
accessory structure.
D. Side Setbacks - Variance Required
A variance is not needed for the side setbacks for the proposed new dwelling.
2. Variance 1: Dwelling FrontIRear Yard Setback Encroachment
The applicant is proposing to construct a new dwelling that would be thirteen feet from the
western property, which is within the required front or rear building setback. Depending on
the designation of Fairview Avenue as the front or rear property line, the following setbacks
would apply to the dwelling:
Chart 4: Setback from Fairview Avenue ROW
Proposed If Front Line If Rear Line
Setback Standard Requested Standard Requested
Setback Encroachment Setback Encroachment
Princioal (dwelling) 13ft 40 ft 27 ft 30 ft 17ft
If the western property line is designated as the rear line, the intensity of the encroachment
for the dwelling would be reduced from 27 feet to 17 feet.
The applicant has submitted a letter explaining the reasons for the requested setback
encroachment. The letter also includes proposed findings of fact to support the variance
request (Attachment 3D-I). The slope to Lake Johauna Boulevard is significant, and moving
the structure farther east to increase the setback from Fairview Avenue would likely require a
reduction in the size of the proposed dwelling or hauling in significant amounts of fill. The
existing dwelling is quite a bit smaller than the proposed and dwelling, and it does not
encroach on any setbacks.
3. Variance 2: Nonconforming Accessory Structure Relocation and Rebuilding Variance
The applicant is proposing to demolish the existing 485.4 square foot accessory structure and
construct a new accessory structure that is of the same dimensions but moved slightly to the
north and east (Attachment 3D-3). The existing accessory structure is classified as
nonconforming because it encroaches on the southern side and western front/rear setbacks.
The new accessory structure would also encroach on the southern side and western front/year
Page 5 of 13
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\07 J 107 - PC Report - Gonzalez
Variance.doc
setbacks, though the extent of the encroachment would be reduced because the new structure
would be farther from the western and southern property lines:
Chart 5: Accessory Structure Setbacks
Required Existing Proposed
Structure Structure
Western Property Line If Front Line I If Rear Line Inches 5.5ft
40ft I 10ft
Southern Side Yard 10ft 6ft 6.75 ft
Based on the City's Zoning Code, which is guided by State Statutes, the accessory structure
could be rebuilt in its current location and at its current dimensions without a variance
(Section 1350.02 of the Zoning Code):
Continuation of Nonconforming Uses and Buildings. Any nonconformity, including the lawful use
or occupation of land or premises shall not be expanded but may be continued, including through
repair, replacement, restoration, maintenance, or improvement.
However, moving the accessory structure requires a variance because the new accessory
structure would still be encroaching on the front/rear and side yard setbacks. Even if the
accessory structure were not moved, increasing the height of the existing accessory structure
would still require a variance because that would be classified as an expansion of a
nonconforming use.
The applicant has submitted a letter addressing the required variance evaluation criteria for
relocating the accessory structure (Attachment 3D-I). If the western property line is deemed
the front property line, it may be impractical to relocate the accessory structure 40 feet from
the western property line due to the amount of fill that would be needed, which is noted in
the applicant's letter. However, if the western property line is deemed the rear property line,
the garage would only need to move an additional 4.5 feet east and 3.4 feet north to be in a
conforming location. Although some additional fill would be required, it may be a
worthwhile exercise to determine how much fill would be needed to move the garage into a
conforming location in order to eliminate the need for a setback variance for the accessory
structure.
4. Variance 3: New Gravel Driveway Variance
The existing driveway connects to Fairview Avenue, and the applicant is proposing to
reconstruct that driveway. The proposed driveway would be 1,506.3 square feet of which
1067.1 square feet would be paved and 439.2 square feet would be gravel. Section 1325.06
Subd l.C.1 of the Zoning Code does not permit new gravel driveways:
1. Surfacing. Off-street parking areas and drives shall be improved with a paved surface.
Such areas shall be so graded and drained so as to dispose of all surface water
accumulation within the area as required by the City and the Rice Creek Watershed District.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\lMetro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071107 - PCReport - Gonzalez
Variance. doc
Page 6 of 13
The supplementary information submitted by the applicant explains the reasoning for the
gravel driveway variance request and proposes findings of fact to support the variance
request.
All driveway types (gravel, paved, concrete, pavers) count toward the 35 percent lot coverage
limit. With the gravel drive, the lot coverage is 34 percent. Without the gravel driveway, the
lot coverage is 31.2 percent. Although gravel driveways are more pervious than a paved or
concrete driveway, it is generally not as pervious as landscaped or vegetative areas due to
ground compaction. Since the gravel driveway does not cause the lot to exceed the 35
percent lot coverage limit and since the applicant is trying to reduce the potential for future
stormwater problems, it may be worth considering pervious pavers in place of the gravel
driveway. Pervious pavers (or other similar surface) would not require a variance, and it
would likely meet the goals of the applicant and the Zoning Code.
5. Flood Plain, Wetlands, and Easements
The proposed redevelopment is outside of any floor plains, wetlands, or easements.
6. Additional Review
This application will require Rice Creek Watershed District approval prior to the issuance of
any building permits.
Variance Evaluation Criteria
The criteria listed below must be used to evaluate each of the variance requests.
A. Variance Review Criteria - Section 1355.04 Subd. 4.C:
Variances from the literal provisions of the Zoning Code may be granted in instances
where the strict enforcement would cause undue hardship because of circumstances
unique to the individual property under consideration. Variances shall only be granted
when it is demonstrated that such actions will be in keeping with the spirit and intent of
the Code. "Undue hardship," as used in connection with the granting of a variance,
means:
.
The property in question cannot be put to a reasonable use under conditions
permitted by the Zoning Code;
The plight ofthe landowner is due to circumstances unique to the property
not created by the landowner;
.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071 107 -PC Report ~ Gonzalez
Variance.doc
Page 7 of 13
. The variance, if granted, will not alter the essential character of the locality;
and,
. Economic considerations alone shall not constitute an undue hardship if
reasonable use for the property exists under the terms of the Code.
B. Additional Review Information:
Although State Statutes include guidelines for evaluating variances, the interpretation and
meaning of those Statutes have been impacted by various court decisions. A somewhat
common, though apparently incorrect, interpretation of the written Statutes is that a
property owner must show that they do not have reasonable use of their property without
an approved variance. The difficulty with this standard is what counts as "reasonable
use" of the property? Since most properties could be construed to have "reasonable use"
without a variance, this standard was declared virtually insurmountable by the Court of
Appeals.
A revised interpretation of the "reasonable use" evaluation criteria has emerged from the
Minnesota Court of Appeals. According to the City Attorney, a property owner does not
need to show that reasonable use for a property only exists with an approved variance.
Instead, the landowner must only demonstrate that the proposed variation is reasonable
for a particular property in a given zone. For example, the property owner must only
demonstrate that an addition that encroaches into a particular setback is reasonable as
opposed to showing that the property would only have reasonable use with the addition.
While this is a much softer interpretation of reasonable use, the applicant must still
address all four variance criteria listed above.
Findinl!s of Fact
Staff offers the following twenty-four fmdings of fact for review:
General Findings
1. The lot size of 15,761 square feet and the lot dimensions are conforming m the
underlying R-2 Zone.
2. The existing dwelling meetings all property line setbacks.
3. The proposed dwelling would be as close as 13 feet to the western property line, which
encroaches either 17 or 27 feet into the western property line setback depending on the
designation of the western property line. A variance is required to encroach into the
western property line setback.
4. The proposed dwelling does not encroach on any other required setbacks.
5. The existing detached accessory structure is nonconforming because it encroaches into
the southern side yard and western property line setbacks. The existing accessory
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
IlMetro-inet.uslardenhi/lslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071107 - PC Report - Gonzalez
Variance.docy
Page 8 of 13
structure is inches from the western property line and approximately six feet from the
southern side property line.
6. The proposed relocated detached accessory structure would be of the same size and
dimensions as the existing detached accessory structure.
7. The proposed relocated detached accessory structure would be 5.6 feet from the western
property line and 6.9 feet from the southern property line. The new accessory structure
would still be encroaching on the western and southern property line setbacks, which
requires a variance.
8. The applicant proposes to install a new 1067.1 square foot paved driveway and a 439.2
square foot gravel driveway. A new gravel driveway requires a variance.
9. The proposed redevelopment does not exceed the 25 percent structure limit or necessitate
a reduction in the 65 percent landscape requirement. No variances are needed for lot
coverage.
10. The proposed new dwelling does not exceed the 35 foot height limit.
11. The proposed new dwelling and accessory structure are permitted uses in the R-2 Zone.
12. The existing dwelling and the proposed garage are outside of the 100-year flood plain,
wetlands, and easements.
Variance 1: On the dwelling western property line setback encroachment variance:
13. A dwelling with attached garage is a reasonable use within the R-2 Zone.
14. The topography of the property is somewhat unique, and that may warrant a setback
variance from the western property line for the dwelling with the attached garage.
15. Given the location ofthe property and development characteristics of adjacent properties,
it is unlikely that the proposed dwelling and attached garage would negatively impact the
character of the surrounding neighborhood or City. The structure to the south is 40 feet
from the western property line while the structures to the north are close as ten feet to the
western property line.
16. The proposed plans and setback variance for the dwelling do not appear to be based on
economic considerations alone.
Variance 2: On the nonconforming accessory structure relocation variance:
17. An accessory structure is a permitted and reasonable use within the R-2 Zone.
18. If the western property line is designated as the rear property line, it appears that
constructing the accessory structure in a conforming location would be feasible.
19. Moving the proposed accessory structure an additional 4.5 feet east and 3.4 feet north
would eliminate the need for a variance but increase the need for fill.
20. Since the existing accessory structure, which would be removed, is closer to the lot lines
that then proposed accessory structure, it is unlikely that the new accessory structure
would have any noticeable impact on the surrounding neighborhood or City.
21. The proposed plans and variance for the accessory structure do not appear to be based on
economic considerations alone.
City of Arden Hills
Planning Commission Meeting for July 11, 2007
\\Metro-inet.us\ardenhills\PlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)1071 107 - PC Report - Gonzalez
Variance. doc
Page 9 of 13
Variance 3: On the gravel driveway variance:
22. The property can be put to reasonable use without the gravel portion of the driveway. If
the gravel driveway were improved with a paved, concrete, paver, or other similar
surface, it would not cause the redevelopment to exceed the impervious coverage limit
for the lot.
23. There does not appear to be anything unique to the property that would require a gravel
driveway. There are drainage issues that the City needs to address near Fairview Avenue
as part of a long-term pavement management program; however, the gravel portion of the
driveway could be replaced with pervious pavers, which would meet the requirements of
the Zoning Code and provide a somewhat pervious parking surface.
24. Although a gravel driveway is unlikely to have a significant negative impact on the
surrounding properties, gravel driveways are not common features in the neighborhood.
25. Although a gravel driveway is less costly than other services, the reasons for the request
do not appear to be based on economic considerations alone.
Staff Analvsis and Recommendation
Because this application involves three separate variance requests that are not contingent upon
each other, the analysis, recommendation, and conditions for each variance is provided
separately.
Variance 1: Dwelling Front/Rear Yard Setback Encroachment
The fmdings of fact for variance number one do not specifically support a recommendation for
denial or approval. A single family home is a permitted use in the R-2 Zone and it is a
reasonable use for this property. The variance is unlikely to negatively impact the neighborhood
or City because there is already a structure on the property. It does not appear that the variance
is base don economic considerations alone. As is often the case, the evaluation criterion that
states, "The plight of the landowner is due to circumstances unique to the property not created by
the landowner," is the difficult evaluation criterion. While there is an existing conforming
dwelling on the property, it is smaller than the neighboring houses and the topography does
present some unique challenges for redevelopment. The topography would require significant
fill to redevelop the property to modem standards and to meet a full 30 foot setback from
Fairview Avenue. Before making a motion for approval or denial, this specific variance
evaluation criterion must be addressed for the record.
If the Plauning Commission recommends approval on this vanance, Staff recommends the
following six 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 Plauner, shall require review and approval by the Plauning Commission.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.us\ardenhillslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071 107 -PC Report - Gonzalez
Variance. doc
Page 10 of 13
2. The applicant shall use best management practices (BMPs) to control erosion at all
times during construction.
3. Retaining walls greater than four feet in height shall be engineered and shall require a
building permit.
4. Existing retaining walls shall not be replaced and new retaining walls shall not be
constructed within the Lake Johauna Boulevard right-of-way without written
approval from Ramsey County.
5. The applicant shall obtain approval from the Rice Creek Watershed District prior to
the issuance of any building permits.
6. The structure shall conform to all other regulations in the City Code.
Variance 2: Nonconforming Accessory Structure Relocation and Rebuilding Variance
This variance largely depends on the designation of the western property line. If the western
property line is determined to be the primary front property line, then it would be difficult to
construct a new accessory structure 40 feet from the western property line. The applicant
estimates three to five feet of fill would be needed, which would be around 300 cubic yards of
fill for just the accessory structure. A large amount of fill may negatively impact drainage on the
property to the south and change the overall look of the property.
However, if the rear property line is designated as the rear property line, then the accessory
structure setback from Pairview Avenue is reduced from 40 feet to ten feet. Moving the
accessory structure 4.5 feet farther east and 3.25 feet farther north would eliminate the need for
the variance, though it would increase the need for fill. More specific calculations would be
needed to determine how much additional fill is required to construct the accessory structure in a
conforming location.
Since it appears to be possible to move the accessory structure into a conforming location
without significantly altering the topography, staff is unable to recommend approval of variance
number two. It would, however, be reasonable to table the application to allow the applicant
more time to determine how much additional fill would be needed to construct the accessory
structure in a conforming location. The application should only be tabled if the additional fill
information would affect the final decision of variance number two.
To approve variance number two, the findings would need to be re-stated for the record to
support approval. If the Planning Commissions recommends variance number two for approval,
Staff recommends the following conditions be included with the motion:
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 Plauner, shall require review and approval by the Plauning Commission.
2. The applicant shall use best management practices (BMPs) to control erosion at all
times during construction.
City of Arden Hills
Planning Commission Meetingfor Julyll, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071107 - PC Report - Gonzalez
Variance.doc
Page 11 of 13
3. The detached accessory shall not exceed the dimensions of the existing accessory
structure, including height and eaves. The applicant shall submit detailed dimensions
of the existing structure prior to receiving a demolition permit.
4. The rebuilt accessory structure shall have similar exterior treatments as the principal
structure.
5. The applicant shall obtain approval from the Rice Creek Watershed District prior to
the issuance of any building permits.
Variance 3: New Gravel Driveway Variance
Although drainage can be an issue during major rainfall events, the gravel driveway is unlikely
to significantly impact the existing stormwater issue in the neighborhood. The drainage issue
does need to be addressed separate from this property over the long-term. Moreover, even with
the gravel driveway counting as impervious surface, the property does not require a reduction in
the 65 percent landscaping requirement. The findings do not support approval of this variance;
therefore, Staff is not recommending approval of the variance to construct a partial gravel
driveway.
As noted earlier, the applicant may want to consider pervious pavers in the proposed gravel
portion of the driveway. Pervious pavers would be considered an improved surface, and it would
provide a similar or, possibly, greater function for stormwater then the gravel driveway.
Options
The findings in this report are not specific enough to fully support approval or denial of
variances one. With a motion to approve or deny variance number one, the findings or the
reasons for the motion must be stated. The following four criteria must be addressed:
. The proposed setback encroachment for the new dwelling with attached garage is/is not a
reasonable use in the R-I Zone because...
. The proposed setback encroachment for the new dwelling with attached garage will/will
not alter the essential character of the neighborhood or the City because. . .
. The circumstances in this planning case are/ are not uuique to the property because. . .
. The variance is/is not based on economic considerations alone because. . .
The findings do currently support denial of variance number two and three. If a motion to
approve variance number two or three is made, the findings must be amended based on the above
four criteria prior to making the motion.
If there is a motion to table, it is not necessary to state the findings; however, a reason for the
tab ling must be stated.
City of Arden Hills
Planning Commission Meetingfor July11, 2007
\\Metro~inet.us\ardenhills\Planning\Planning Cases12007\07-016 Gonzalez Variance (COMPLETE)\07! 107 - PC Report - Gonzalez
Variance.doc
Page 12 of 13
1. Recommend Approval with Conditions: Motion to recommend avvroval of variance number
_ in Planning Case 07-016 for 3441 Lake Johanna Boulevard based on the findings of fact,
the submitted plans, and the _ conditions in the July 11, 2007, planning case memo.
2. Recommend Approval as Submitted: Motion to recommend avvroval of variance number
_ in Planning Case 07-016 at 3441 Lake Johanna Boulevard based on the findings offact
and the submitted plans in the July 11, 2007, planning case memo.
3. Recommend Denial: Motion to recommend denial of variance number _ in Planning Case
07-016 at 3441 Lake Johanna Boulevard based on the findings offact.
4. Table: Motion to table variance number _ in Planning Case 07-016 at 3441 Lake Johanna
Boulevard: a specific reason and/or information request should be included with a motion to
table.
Notice
Although a variance does not require a public hearing, a public meeting notice was prepared by
the City and mailed to properties within three-hundred fifty (350) feet ofthe subject property.
Resident Comment
The City has not received any comments regarding this application.
Deadline for Al!encv Actions
The City of Arden Hills received the completed application for this request on June 28, 2007.
Pursuant to Minnesota State Statute, the City must act on this request by August 28,2007 (60
days), unless the City provides the petitioner with written reasons for an additional 60 day review
period. The City may with the petitioners' consent extend the review period beyond the 120
days.
Attachments
3D-l Application and Supporting Materials
3D-2 Air Photo and Photographs ofthe Site
3D-3 Site Plan and Elevations
City of Arden Hills
Planning Commission Meeting for July 11, 2007
IlMetro-inet.uslardenhil/slPlanninglPlanning Cases\2007\07-016 Gonzalez Variance (COMPLETE)\071107 - PC Report - Gonzalez
Varfunce.doc
Page 13 of13
Attachment 3D-l
Application and Supporting Materials
~
~HILLS
July 11, 2007, Planning Commission Meeting
~
~HILLS
1245 West Highway 96
Arden Hills. Minnesota 55112
Telephone (651) 634-5120
Fax (651) 634-5137
www.ci.arden-hills.mn.us
Planning Case No.
Submittal Date
Application Completed Date
Accepted by
Receipt Number
Council Decision
Council Decision Date
2007 LAND USE APPLICATION
((,'Ju,rJ GOl1le<fea:.
Owner Address: 5'-11 Lf 'To ~rtJ'.'l ~1- U
Owner Telephone No. &'2- All .4'17?, Other:
Address of Property Involved: "5441 Litke 1'0 aM.",- ~i vd.,
Legal Descripticn: Lot. 1, /S/.el<: t; j.}lelCa~ 4--rCllff
Property 10 No .5'$ .1,0, 1:1,. i '3 . 000 to
Type of Use l4?...de<"J,; {
R-'l
A lieant Information
:c.korj G"l'l~Ae7.
Address: ":'41'1 r"kllf4>1 ;;'t U
Telephone No.: C,IZ-7Qo -<1"-1>
Fax No.: 7G$- <;;71- "002
Email Address: tt'c,k e excele"j ,(let
fir'! " H IV
Other:
Property Information
Property Owner:
$<; /.1f'if
AJd.t
Zone:
I Property Acreage:
Type of Request'
o Apportionment of Assessments ($30)
o Comprehensive Plan Amendment ($400)
o Conditional Use Permit or Amended CUP ($300)
o Final Plat ($200 + $25 per lot)
o Final Planned Unit Development ($200)
o Master Planned Unit Development ($600 + escrow)
o Minor Subdivision (lot split/consolidation) ($300)
o Preliminary Plat ($400 + $25 per lot + escrow)
o Rezoning ($400)
o Site Plan Review ($400)
o Site Plan Review (Sign or Fence) ($250)
o Vacation of Easement or Right-of-Way ($250 + escrow)
J2!I Variance (Zoning Code) ($300)
o Zoning Code Amendment ($300 + escrow)
Revised: 12-12-2006
'Applicants are responsible for
reimbursement of consultant fees associated
with filing, reviewing, and processing of this
application. Such fees are to be paid in
escrow up front or upon receipt of statement
from the City of Arden Hills. Fees include
costs for consultants retained by the City and
include consultant planning services, attorney.
and engineer 'Payment of park dedication
fees are required with the approval of most
subdivision applications.
'The land use application fees do not cover
building, sign, or other permit fees that may
be required upon approval of a land use
application.
'Certain applications are subject to review
and approval by the Rice Creek Watershed
District. Contact RCWD directly at 763-398-
3070 for additional information.
Page I of 3
(r-eR a~~l IA.J<f ~
Brief Description of Request (please also include a typed, detailed letter explaininq the proiect):
. (4,0(- arJ UIb12J <eLJv~ La \1, n
. ~--bu~{ C1CC.e(fo(" [;-f-....l1t tof& 1ft ndl1- c.Y(f:,tl'1:I1~ oC"lI011,
Filin~ & Information Requirements
The City requests that you make a pre-application meeting with the City Planner to discuss the
application process, requirements, and deadlines. Uniess waived by the City Planner or Planning
Commission, a certified survey of the property is required for all applications. The Planning Commission
and/or City Council may stiil require a certified survey. A checklist for other required information is also
available.
Complete/Incomplete Applications
An incomplete application will delay the processing of land use requests. The application approval time
commences and an application is considered officially filed when the City Planner has received and
examined the application and determined that the application is complete. A decision on whether the
application is complete or incomplete shall be made within fifteen (15) working days following the
submittal of the application. When the application is deemed to be "complete" it shall be placed on the
agenda of the first possible Planning Commission meeting provided that all required public notices have
been sent and published.
Payment of Fees
The undersigned acknowledges that she/he understands that before a land use application can be
deemed complete, all required information and fees (including all deposits) must be paid to the City. If
additional fees are required 10 cover COStS incurred by the City, the City Planner has the right to require
additional payment from one or more of the undersigned, who shall be jointly' liable for such fees. Such
expenses may include (but are not limited to) direct city payroll and overhead costs, fees paid to
consultants and other professionals, and the cost of printing, mailing, and supplies. The City may
withhold final action on a land use application, withhold building permits, and/or rescind prior action until
all miscellaneous fees have been paid. Applicants are advised that an escrow deposit is required at the
time of the submittal of the land use application to offset costs associated with the proposed project.
Unused portions of an escrow are returned to the applicant upon successful implementation of an
approved plan.
Notice of Meetinq Attendance
In order for the Planning Commission and the City Council to consider any application, the applicant or a
designated representative must be present at the scheduled meeting. If not, the matter may be tabled
until the next available agenda.
Revised: 12-12-2006
Page 2 of3
Aqenda Deadline and Meetinq Schedule
The' deadline for submittal of land use applications is required according to the schedule outlined below.
There are no exceptions. Planning Commission meetings are typically held on the first Wednesday of
each month at 7:00 PM, though please contact City Hall to verify the meeting date and time. City Council
meetings are held typically the last Monday of the same month at 7:00 PM. Meetings are held in the
Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112,
unless otherwise stated. Applicants are advised that additional meetings and/or workshops are
scheduled when necessary upon approval of the Planning Commission.
2007 SCHEDULE (*subject to change)
APPLICATION
DEADLINE
DATE*
TENTATIVE
PLANNING
COMMISSION
MEETING'
(Generally held on the
first Wednesda at 7:00
TENTATIVE
CITY COUNCIL
MEETING
DATE*
(Generally held on the
last Monda at 7: 00
4
November 5
December 3
Acknowledqement and Siqnature
read all of the information listed in the City of Arden Hills Land Use Application
t I am responsible for all costs incurred by the City related to the processing of
~-lo-07
Date
----
Applicant Signature (If different than the property owner)
Date
Please contact the City Planner at (651) 634-5134 or by email atiames.lehnhoff@ci.arden-hills.mn.usif
you have any questions regarding this application.
Additional copies of this application form are available on the City's website:
htto://www.ci.arden-hills.mn.us
Revised: 12-12-2006
Pagd of 3
"
~
June 11,2007
Variance Application for 3441 Lake Johanna Bonlevard
Members of the Planning Commission:
I am submitting the attached application for variances from the Arden Hills Zoning Code to
accommodate construction of a replacement one-unit residential dwelling on my property located
at 3441 Lake Johanna Boulevard. This property is on the west side of Lake Johanna, and
consists of two parcels: the main property west of the Boulevard, and a very narrow strip of
lakeshore (2 - 8 ft wide) on the east side of the Boulevard. This variance request relates to the
main parcel.
1 am requesting two variances, which are described in detail in the following paragraphs. The
requests are
. Reduction in setback from Fairview Avenue to 13 ft to accommodate attached garage;
. Permission to rebuild the existing non-conforming detached garage approximately 5 ft
further east, to increase the minimum setback from the west property line to 5 1/2 ft.
Background
Referring to the attached survey map, the main property is nearly trapezoidal in shape, with the
east-west dimensions of approximately 160 ft and north-south dimensions of approximately 100
ft The east property line is actually an arc, due to the curvature of Lake Johanna Boulevard.
The terrain has a difference in elevation of27 ft from west (Fairview Avenue at 914 ft) to east
(Lake Johanna Blvd at 887 ft). 1 have been told that this property is considered by the City to
have "two front yards" and therefore a 40 ft building setback would apply to both the east and
west sides of the property.
The existing dwelling on the property is a one-t1oor home constructed in 1933 and expanded
several times to achieve its preseLt 1100 square feet of floor area. There is also an existing
(1950s or 1960s vintage) detached garage in the southwest comer of the property, one comer of
which is 8 inches from the west property line. My plan is to demolish the existing house, and
build a new house in essentially the same location, but with an attached garage. The existing
detached garage would be rebuilt, but set back further from the street
Request for setback reduction-attached garage
Vehicle access to the property is from F airview A venue; the west side or "back" of the lot,
notwithstanding the City's curious claim of "two front yards". Due to the very steep hill
adjacent to Lake Johanna Boulevard, the unusually wide road right-of way (76 ft.), the curving
nature of the road, and building setback requirements from east lot line and the lake, it is not
practical to develop a driveway access from the Boulevard, nor a garage connected to such a
driveway. Furthermore, the Arden Hills Zoning Code prohibits access from Lake Johanna
Boulevard (a minor arterial) because of the availability of Fairview Avenue (a local street).
Consequently, the only potentially practical location for a garage is at the rear of the lot, with
access from Fairview Avenue.
At the rear of the lot there is a 3-4 ft drop from the street/garage elevation at approximately 30 ft
from the 10t line, and another 2 ft drop within the next 10-15 ft. This explains why the existing
detached garage was placed at its present location.
For the new attached garage, complying with the Zoning Code's demand for a 40 ft building
setback on this "second front yard" while still keeping the garage at a reasonable elevation
relative to the street would require that the second 20 ft of a 40-ft driveway be constructed on
approximately 3-5 ft of fill, and that the entire garage pad be constructed on approximately 6 ft
offill; this amounts to approximately 300 cubic yards. Assuming 12 cubic yards per truckload,
this would require 25 truckloads of fill to accomplish.
The existing properties to the north have their garages placed on their western extremes, fronting
a private alley, which is effectively an extension of Fairview Avenue. The garage immediately
north of my property is located 19.5 ft from the rear property line, or approximately 10 ft from
the edge of the alley. I am proposing that my new house's attached garage be constructed in line
with these existing garages; this requires a variance to reduce the required setback from the west
lot line (Fairview Avenue) from 40 ft to 13 ft.
It is interesting and relevant to note that the City's Zoning Code Section 1325.03 ("Exceptions to
the Minimum Requirements for all Districts") states:
C. Through Lots. The Administrator may determine that one of the front yards may be
deemed a rear yard and shall determine appropriate rear yard setback regulations.
Factors to "e considered shall include topography, location of structures on adjacent
lots, and iLe tY1"es of streets or thoroughfares abutting the lot.
1 believe this is a reasonabie variance request because the degree of setback requested is in
keeping with the pattern set by the existing garages to the north, and substantially exceeds the
setback of the existing garage to the south. The 13 ft setback permits constnlction of the new
attached garage and driveway without resorting to huge amounts of imported fill, in accord with
considerations outlined in the Zoning Code, while not changing the character of the
neighborhood.
Request for rebuild of existing detached garage with increased (non-conforming) setback
The existing detached garage is located in the extreme southwest comer of the property. Due to
its marginal condition, I would like to rebuild it. The City's Zoning Code presently restricts
residential properties to a single driveway, although dozens of houses in the vicinity have
multiple driveways, including two within 200 ft of my property. In order for a single driveway
to serve both the proposed attached garage and the detached garage, it is necessary to re-orient
the detached garage to have its vehicle doors facing northward rather than westward.
Ordinarily, it would be a simple matter to rebuild the garage on the existing pad, with doors
facing northward. This would not require special permission, and would perpetuate the existing
setbacks. However, due to the presence of a utility pole immediately north of the garage
approximately 6 ft from its northwest comer, this is not practical. Consequeotly, 1 am proposing
to rebuild this detached garage approximately 5 ft east of its present location. The resultant
minimum setbacks would be 5 1/2 ft from the west property line, and 6 2/3 ft from the south
property line. This proposed location will require I or 2 truckloads of fill to accomplish; a not
unreasonable amount. In contrast, establishing a replacement detached garage set back from the
street by 40 ft would require that the driveway extension and garage pad be constructed on 4-6 ft
of fill; a total of approximately 15 truckloads. This also would result in the loss of the relatively
level side yard, a precious commodity on a hillside lot
A theoretical alternative might be to construct a replacement structure of smaller square footage,
but taller than the existing garage, to achieve similar storage volume. Unfortunately, during the
Zoning Code's re-codification last year, despite the claim that no substantive changes were being
introduced, the rules for accessory structures were radically changed by the imposition of a
height limit of IS ft. Previously, height was limited only by that of the principal structure, which
can be as much as 35 ft. This action by the City, which artificially limits flexibility and
innovation, was not the result of any action or request of the Applicant, and therefore the present
lack of reasonable alternatives is not of the Applicant's creation.
Considering all the physical and administrative conditions present, I believe this request for a
variance to accommodate replacement of the existing detached garage is reasonable and
desirable.
Thank you for your consideration of this matter.
Richard Gonzalez
3441 Lake Johanna Boulevard
i
,
.>
June 27, 2007
Supplemental Information for
Variance Application for 3441 Lake Johanna Boulevard
Members of the Planning Commission:
r am submitting the tollowing information in support of my previously-filed application for
variances from the Arden Hills Zoning Code to accommodate constmction of a new dwelling on
my property located at 3441 Lake Johanna Boulevard. This information is for the purpose of
clarifying the basis for the requests in relation to the seven "Hardship Criteria".
Since my initial submission, it has also been noted by City staff that in order to allow for
construction of the driveway and parking area as proposed, r full in need of a lilird variance, as
the Zoning Code does not permit any gravel-surfaced driveway Dr parking areas. This
supplemental filing also addresses that variance request.
Request for Variance-Gravel-surfac~d parking area
Referring to the submitted site plan, it is seen that the proposed construction includes a paved
driveway from the street to the attached garage. It is aiso proposed that there be a gravel-
surfaced area of approximately 439 square teet beside a portion of the driveway, which is
intended to
. provide additional off-street parking area;
. provide additional vehicle turn-around space;
. provide access to the detached garage.
GUS area is proposed to be gravel-surfaced in order to avoid crearing a larger paved area t1mt
would resal! in additional runoff, which would need to either be accepted by Fairview Avenue's
alred:r-inadequate storm sewer system (as was allowed for the new house next door at 3433
Lake Johanna Blvd), or handled by some type of on-site water management arrangement. Rather
than create additional flooding for my neighbors who are already subject to Fairview Avenue
overflow, or create a need for an on-site water management facility, it seems logical to consider
allowing for natural percolation to occur.
The need for off-site parking area is amplified by the fact that the houses immediately to the
nonh are served by a narrow pri'/ate alley. Visitors to these houses (of which {here are many
during summer weekends) routinely park their vehicles on Fairview Avenue adjacent to my
prope:ty, This typically leaves no parking space available on my side ofFairview. Use of the
other side of Fairview tor parking is constrained by the presence of mailboxes, a driveway, and
proximity to the Grant Road/Fairview intersection.
Use of the new driveway for parking (without turn-around provision) is inadvisable from a safety
perspective because of the resultant need to back out of the driveway and into the street, with
vision obstructed by the cars parked on the street, and with vehicles coming around the corner
from Grant Road.
The proposed gravel area is not immediately adjacent to the street, and therefore would not result
in washout of gravel to the street. The natural percolation feature is in accord with the
recommendations of the watershed district and the county. I believe this arrangement of gravel-
surfaced off-street parking is a practical response to the existing conditions and would be
beneficial to the neighborhood. Consequently, I am requesting a variance to enable construction
of the driveway and parking area as illustrated in the site plan.
Review of Seven Hardship Criteria
1. The property in question cannot be put to a reasonable use ifused under conditions allowed
by the official controls;
The property could still be put to a reasonable use without the proposed parking/turn-around
area, or with a paved area. However, insistence on 100% paved driveway and parking area
would result in the requestor reducing the amount of off-street parking provided. This would
result in a less safe and convenient arrangement, and would result in increased competition
among l1e residents for the available on-street parking spaces. . .
2. The plight of the landowner is due to circumstances unique to the property not created by the
landowner;
The existing on-street parking situation (competition for the few existing spaces) :s due to the
lack of direct street access for the properties to the north.
3. The deviation from the Ordinance with any attached conditions will still be in keeping with
the spirit and intent o/the Ordinance;
The proposed gravel-surfaced parking area is in keeping with the desire to provide safe and
convenient access to the properties.
4. The variance will not create a land use not permitted in the zone;
The variance is not creating or facilitating any new land use.
~.
The variance will not alter the essential character of the City;
The variance will not alter the character of the area, but allows adaptation of the new
construction to the existing conditions.
6. The variance is not for economic reasons alone;
The vana..'1ce is not Tor econoll1ic reasons alone. .Although u\~ gravel area is expected to be
less costly than a similar paved area, it would be cheaper yet to simply omit the proposed
gravel-surtaced parking/turn-around area.
7. The proposed use is permitted within the zone.
There is no prohibition applicable to the proposed parking/turn-around area.
1. The property in question cannot be put to a reasonable use if used under conditions allowed
by the official controls;
Due to the topography of the site, the only reasonable location for a garage and driveway is
on the western extreme of the property. The amount of setback reduction requested could
theoretically be reduced or eliminated by making the proposed garage much smaller, or by
bringing in a vef'j large amount of fill material. Neither of these options represents a
practical strategy for acri.oving a reasonable use for this property.
Supplemental iIlformation for Variance reauest #1 (Building setback)
Review of Seven Hardship Criteria
2. The plight of the landowner is due to circumstances unique to the property not created by the
landowner;
The conditions being addressed are due to the lot's topography, the configuration of the
adjacent properties, and the presence of two street frontages.
3. The deviation ji-om the Ordinance with any attached conditions will still be in keeping with
the spirit and intent of the Ordinance;
The proposed iocation of the attached garage is in keeping with the intent that set-backs be
detennined in consideration of existing structures' setbacks and other relevant site-specific
conditions.
4. The variance will not create a land use not permitted in the zone;
The variance is not creating or facilitating any new land use.
5. The variance willlJot alter the essential character of the City;
The variance will not alter the character of the area; rather~ it allovvs coordination of t..1J.e new
construction to the existing conditions with regard to building setbacks.
6. The variance is not for eCDnomic reasons alone;
The variance is not for economic reasons alone. Although importing vast quantities offill (to
satisfY a 40- fi setback requirement) would indeed be quite expensi-'e, the proposed
configuration (which requires a variance) would result in a much more practical
configuration, consistent with adjacent land uses.
7. The proposed use is permitted within the zone.
There is no prohibition applicable to the proposed garage use.
SUi'lnlemental information for Variance request #2 (Replacement of detached garage)
Review of Seven Hardship Criteria
1. The property in question cannot be put to a reasonable use if used under conditions allowed
by the official controls;
Due to the topography of the site, the only reasonable location lor a detached garage or
similar storage structure is on the western extreme of ii':te property. The need for this
variance could be avoided by leaving the existing non-conforming garage in place, but t1--..is is
not reasonable because its existing driveway cannot be retained except by requesting another
vanance.
2. The plight of the landowner is due to circumstances unique to the property not created by the
landowner;
The conditions being addressed are due to the lot's topography, the codiguration of the
adjacent properties, the presence of two street frontages, and the non-confirming nature of
the existing structure.
3. The deviation from the Ordinance with any attached conditions will still be in keeping with
the spirit and intent of the Ordinance;
The proposed location of the replacement detached garage is in keeping with the intent that
Eet-backs be determined in consideration of existing structures' setbaclcs, and with the intent
that new or replacement structures be brought closer into conformance with the zoning
code's provisions.
4. The variance will not create a land use not permitted in the zone;
The variance is not creating or facilitating any ne'w land use.
J. T',e variance will not alter the essential character of the City;
The variance win not alter the character of the area; rather, it allows Iepla:ement of an
existing non-conforming structure with a new one with increased setbacks.
6. The variance is notjor economic reasons alone;
The variance is not lor economic reasons alone. It would be much more economical to
simply leave the existing garage in its present location.
7. The proposed use is permitted within the zone.
There is no prohibition applicable to the proposed structure.
In summar;, I believe these three variance requests are reasonable and appropriate gi,,'en the
special characteristics of the property and the surrounding neighborhood. I look forward to your
con~deJ1jltio,\l)'-these variance requests at the Commission's July 11,2007 meeting.
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Attachment 3 D - 2
Air Photo and Photographs
~
~HILLS
July II, 2007, Planning Commission Meeting
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Attachment 3D-3
Site Plan and Elevations
~
~HILLS
July 11, 2007, Planning Commission Meeting
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R-2 ZONE: CITY OF ARDEN HILLS MINNESOTA
MINIMUM LOT SIZE SINGLE FAMILY 85/120
MAXIMUM HEIGHT 35'
FLOOR AREA RATIO 0.3
LOT COVERED BY STRUCTURE 25%
MIN. LANDSCAPE LOT AREA 65%
MINIMUM BUILDING SETBACKS
MJN FRONT YARD 40'
MINIMUM REAR YARD 10'
MIN SIDE YARD INTERIOR - PRINCIPAL 5'/15'
MINIMUM SIDE YARD INTERIOR - ACCESSORY 10'
MAX. ALLOWABLE STRUCTURE COVERAGE ~ 3,940.25 SO.FT.
EXISTING STRUCTURE COVERAGE 1639.4 son.
MAX. ALLOWABLE F.A.R. = 4,728.3 SO. FT.
L~.47
HOUSE
EXISTING HOUSE
3441 LAKE
JOHANNA BL YD.
F IF ~ 9D9.80
1154 SO.FT.
HOUSE
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'" ELEVATION~917.41
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JO BE REBUILT
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THE LOCA liON OF UTILITIES \HOWN ARE
APPROXIMA TE ONLY. OTHER ~llITIES MAY
EXIST WHICH HAVE NOT BEEN SHOWN.
CONTACT GOPHER STATE ONE ALL AT
(651) 454-0002 FOR EXACT LOCATIONS
BEFORE BEGINNING CONSTRUCTI\"
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( IN FEET )
1 inch = 30 fL
NO. 80 ARDEN HILLS MINNESOTA - R-2 ZONE
LOT AREA = 15,761 SQ. FT.
BUILDING HEIGHT - 351
FLOOR AREA RATIO: 3CJB6.Cl2 SQ.FT. I 15/761 - 25.3%
LOT COVERED BY STRUCTURE ~
314'1.15 SQ.FT I 15/761 '" 20%
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LEGAL DESCRIPTION:
LOT I, BLOCK 5, ALEXANDER GRANT PARK, RAMSEY COUNTY,
MINNESOTA AND THAT PART OF LOT 3, AUDITOR'S SUBDIVISlONNO.
80, EASTERLY OF THE BOULEVARD AND NORTHERLY OF THE
EXTENDED NORTH LINE OF LOT 2, BLOCK 5, ALEXANDER GRANT
PARK.
BENCHMARK:
TOP NUT OF HYDRANT LOCATED ON THE NORTH SIDE OF GRANT
ROAD. (AS SHOWN) ELEVATION=917.41
FOR THE PURPOSE OF THIS SURVEY THE NORTH LINE OF LOT I,
BLOCK 5, IN ALEXANDER GRANT PARK IS AT AN ASSUMED BEARING
OF SOUTH 89 DEGREES 57 MINUTES 22 SECONDS EAST.
PROPOSED ZONING DATA 3441 LAKE JOHANNA BLVD
LANDSCAPE AREA 10,156 SQ.FT. I 15/761 '" 64.4%
PRINCIPAL BUILDING FOOTPRINT ~ 2GG3.75 SQ.FT.
ACESSORY BUILDING FOOTPRINT ~ 4B5A SQ. FT.
AREA OF PAVED DRIVE ~ IOG7.1 SQ.FT.
AREA OF GRAVEL DRIVE ~ 43g.2 SQ. FT.
AREA OF NALKNAYS ~ GgBA SQ. FT.
TOTAL AREA OF DRIVEHAY I HALKNAYS 2,204.7 SQ.FT.
BUILDING SETBACKS
FRONT YARD 131 / 541-611
SIDE YARD INTERIOR PRINCIPLE 51211 I 3cr211
SIDE YARD INTERIOR ACCESSORY f,I'11I I 631f,11
DRANING KEY
PROPOSED HOUSE EXT HALL
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. IMPERVIOUS SURFACE
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(DOC. NO. 14579 6)
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NOTE, SITE PLAN INFORMATION
TAKEN FROM SURVEY BY
CARLEY-TORGERSEN LAND
SURVEYORS DATED 512120010
---
GONZALEZ RESIDENCE o OlCKJlvs SCALE:
SITE PLAN ,,) 0 I" =30'-0"
'Varehi tee t~ ORA WING RELEASE DATE:
3441 LAKE JOHANNA BOULEVARD 94 BradJeyRoad 6/2812007 51.0
Madison, Connecticut BID SET DATE:
06443-2644
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ARDEN HILLS, MN OWNER: RICHARD GONZALEZ FILENAME: ;"':: 245 \)IJ."." CONTRACT SET DATE:
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~architect~ DRAWING RELEASE DATE:
3441 LAKE JOHANNA BOULEVARD 94 Bradley Road 6/8/2007 A1.0
Madison,CotUleClicU! BID SET DATE:
06443-2644
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ARDEN HILLS, MN OWNER: RICHARD GONZALEZ ~..?3. 24"i \)t>.".' CONTRACT SET DATE:
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'Va rc hit ec t:-J.. DRAWING RELEASE DATE:
3441 LAKE JOHANNA BOULEVARD 94 Bradley Road 6/812007 A1.l
Madison, Connecticut BID SET DATE:
06443-2644
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ARDEN HILLS, MN OWNER: RICHARD GONZALEZ ^. OJ Il.~'" CONTRACT SET DATE:
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"architect~ DRAWING RELEASE DATE:
3441 LAKE JOHANNA BOULEV ARD 94 Bradley Road 6/8/2007 A1.2
Madjson.Conne~licUl BID SET DATE'
06443-2644
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ARDEN HILLS, MN OWNER: RICHARD GONZALEZ "-..oJ. 24'-. Cl~~,> CONTRACT SET DATE:
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~architect~ DRAWING RELEASE DATE:
3441 LAKE JOHANNA BOULEVARD 94 Brad1eyRoad 6/8/2007 A1.3
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06443-2644
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3441 LAKE JOHANNA BOULEVARD -94BradleyRoad 6/812007 A1.4
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06443-2644
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3441 LAKE JOHANNA BOULEVARD 94 BradteyRoild 6/8/2007 A4.0
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06443-2644
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3441 LAKE JOHANNA BOULEVARD 94 Bradley Road 6/812007 A4.1
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06443-2644
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3441 LAKE JOHANNA BOULEV ARD 94 Bradley Road 6/812007 A4.2
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3441 LAKE JOHANNA BOULEVARD 94 Bradley Road 6/8/2007 A4.3
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~
~HILLS
MEMORANDUM
DATE:
July 11, 2007
PC Agenda Item 3.E
TO:
Planning Commission
James Lehnhoff, City Plannf
Planning Case #07-017
HealthPartners - Kathleen B. Standing
3930 Northwoods Drive
Site Plan Review
FROM:
SUBJECT:
ATTACHMENTS: 3E-l
3E-2
Application and Supporting Materials
Air Photo and Photographs
Requested Action
The applicant has requested a site plan review for a sign deviation to exceed the wall sign area
limit for the building at 3930 Northwoods Drive.
Backl!round
1. Overview of Request:
The applicant is proposing to add thirty square feet of wall signage to the side of the building
facing Interstate 694 at 3930 Northwoods Drive. The sign would be used to advertise the on-
site urgent care services for HealthPartners, which is a conforming use in the I-Flex Zone.
The sign would be a standard static sign, and it would be internally lit. There is one existing
wall sign on the same side of the building as the proposed sign (facing 1-694), which is
approximately 188.3 square feet. There are no other wall signs on the building.
The subject property is located in Sign District 7, which limits total wall signage to 45 square
feet. Section 1260.01 of the Sign Code permits deviations from the sign regulations through
City of Arden Hills
Planning Commission Meetingfor July 11, 2006
\\Metro-inet.uslardenhillsIPlanninglPlanning Cases\2007107-0J7 Health Partners Site Plan Review (COMPLETE)\071107 - PC Report-
HealthParnters Sign - Site Plan Review.doc
Page 1 of 5
the site plan review process if a specific set of criteria are met, which are also addressed in
the below sections.
The applicant has submitted a letter explaining the request; a picture of the existing wall and
monument signage; a picture of the proposed wall sign; and a picture showing how the
proposed sign would look on the building (Attachment 3E-l).
There is one existing monument sign at the entrance. The sign is nonconforming because it
exceeds 25 square feet, which is the limit for freestanding signs in sign district seven. The
applicant is not requesting any changes to the monument sign.
2. Surronnding Area:
North
South
Industrial
I-Flex
B-3: Service Business
District
I-Flex
Interstate 694
Office/Commercial
Drainage Pond &
Office/Commercial
Vacant
East
Industrial
West
Industrial
3. Site Data:
Commercial
Service Station
I-Flex
4.3 acres (187,308 square feet)
The property is generally flat but increases in elevation toward I-694.
Plan Evaluation
1. Sign District 7 - Section 1240: Table 1
The subject property is located in Sign District 7, which includes those properties in the I-
Flex and Gateway Business Zones, as well as all other commercial and industrial districts
without frontage on Lexington Avenue, County Road E, and Highway 96,
4551
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HealthParnters Sign - Site Plan Review.doc
Page 2 of5
City of Arden Hills
Planning Commission Meeting for July 11, 2006
When this development was approved in 1990, the City was operating under a different set of
sigu regulations. Although a copy ofthe sign regulations from 1990 was not located in time
for this report, the planning case indicates that up to 350 square feet of wall signage would
have been permitted at that time. Despite the previous, and more generous, sign regulations,
past regulations do not apply. The existing wall sign may have been conforming to the sign
regulations when it was installed; however, the sign area is no longer conforming to the
current sign regulations. The sign areas can be adjusted through the Site Plan Review
process.
2. Site PIan Review - Section 1260: Sign Standard Adjustments
Section 1260.01 ofthe Sign Code permits adjustments to sign height, number, type, lighting,
area, and/or location through the site plan review process if criteria number one or two is met
and the required criteria number three is met:
1. There are site conditions which require a sign adjustment to allow the sign to be
reasonably visible from a street immediately adjacent to the site; or,
2. The sign adjustment will allow a sign of exceptional design or a style that will
enhance the area or that is more consistent with the architecture and design of the site;
and,
3. The sign adjustment will not result in a sign that is inconsistent with the purpose of
the zoning district in which the property is located or the current land use,
The applicant submitted a letter responding to the three above criteria (Attachment 3E-l).
3. Pnrpose of the B-2 Zone Development - Section 1320.04 Subd 7
The definition ofthe I-Flex Zone may help guide the appropriateness of additional signage.
Section 1320.04 Subd 14 states that the purpose of the I-Flex Zone is:
. To preserve, protect, enhance and perpetuate existing development in the district.
. To attract new development that is compatible with existing development in the
district in terms of use, performance, character, quality and appearance of buildings
and sites.
. To permit only those uses that will have traffic generation characteristics that are
compatible with existing development in the district and that will ensure reasonable
traffic operation on streets in the vicinity.
. To encourage new site development that will be compatible with existing site
development standards of existing development in the district.
. To promote flexibility in land uses and site development standards to achieve the
objectives of the I-Flex District.
City of Arden Hills
Planning Commission Meetingfor July 11, 2006
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-017 Health Partners Site Plan Review (COMPLETE)\071107 - PC Report-
HealthParnters Sign - Site Plan Review.doc
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Findinl!s of Fact
The Planning Commission must make a finding as to whether or not the proposed additional wall
signage at 3930 Northwoods Drive meets the criteria in the Sign Code to deviate from the sign
regulations and if the additional signage would adversely affect the surrounding neighborhood
and the commuuity as a whole. Staff offers the following nine findings for consideration:
1. The property is located in sign district seven and the I-Flex Zoning District.
2. The health care clinic is a conforming use in the I-Flex Zoning District.
3. The total wall sign area for a building in sign district seven is 45 square feet.
4. The building has one existing wall sign that is 188.3 square feet. The existing sign is
on the rear side ofthe building facing Interstate 694. The existing sign is illuminated,
5. The applicant is proposing to install one new sign that is 30 square feet and would be
illuminated. The sign would face Interstate 694 on the rear side of the building.
6. The sign would not be visible from residential properties.
7. The building does not have any wall signage facing Northwoods Drive.
8, Section 1260 ofthe Sign Code permits deviations from the Sign Code through the site
plan review process.
9. The growing trees in the Interstate 694 right-of-way has made the existing sign less
viable from the roadway, The property is adjacent to I-694, and to be reasonably
viewable from I-694, additional signage is warranted. The frontage on I-694 makes
this property uuique compared to other properties in sign district seven, and signs do
need to be larger to be legible from I-694.
10. The proposed sign is for a conforming use in the I-Flex Zone.
11. The sign would not have a negative impact on adjacent properties or the City as a
whole.
Resident Comments
Staff has not received any letters, e-mails, or telephone calls from property owners or occupants
in regard to this planning case. However, site plan reviews do not require a public hearing or
public notice.
Staff Recommendation
Being adjacent to I-694 does make this property rather unique when compared to other properties
in sign district seven. While the existing signage is large compared to most other buildings, the
additional 30 square feet of signage along I-694 is unlikely to cause hann to the City or
surrounding neighborhood, and the additional signage may help make an Arden Hills' business
more viable. The extra signage is not visible from any residential district, which reduces the
impact of illuminated signage.
City of Arden Hills
Planning Commission Meetingfor July 11, 2006
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Based on the submitted plans and findings of fact, Staff recommends approval of Planning Case
#07-017 for the Site Plan Review based on the findings offact, the submitted plans, and the
following two conditions:
1. The project shall be completed in accordance with the plans submitted. Any significant
changes to these plans, as determined by the City Planner, shall require review and
approval by the Planning Commission.
2. The applicant shall obtain a sign permit prior to installing the sign.
Options & Proposed Motion Lanl!nal!e
1. Recommend Approval with Conditions: Motion to recommend aovroval of Planning Case
07-017 for a Site Plan Review at 3930 Northwoods Drive based on the findings of fact, the
submitted plans, and the four conditions in the July 11, 2007, Planning Case report.
2, Recommend Approval as Submitted: Motion to recommend avvroval of Planning Case 07-
017 for a Site Plan Review at 3930 Northwoods Drive based on the findings offact and the
submitted plans in the July 11, 2007, Planning Case report.
3. Recommend Denial: Motion to recommend denial of Planning Case 07-017 for a Site Plan
Review at 3930 Northwoods Drive based on the following findings: findings to deny should
specifically reference the reasons for denial and why those reasons cannot be mitigated.
4. Table: Motion to table Planning Case 07-017 for a Planned Unit Development Amendment
at 3930 Northwoods Drive: a specific reason and information request should be included
with a motion to table.
Deadline for Al!encv Actions
The City of Arden Hills received the completed application for this request on June 18,2007.
Pursuant to Minnesota State Statute, the City must act on this request by August 18, 2007 (60
days), unless the city provides the petitioner with written reasons for and additional 60 day
review period. The City may, with the consent of the applicant, extend the review period beyond
the initial 120 days.
Attachments
3E-l Application and supporting materials
3E-2 Air photo and photographs of the site
City of Arden Hills
Planning Commission Meetingfor July 11, 2006
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HealthParnters Sign - Site Plan Review.doc
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Attachment 3E-l
Application and
Supporting Materials
~
~HILLS
July 11, 2007, Planning Commission Meeting
~
~HILLS
1245 West Highway 96
Arden Hills, Minnesota 55112
Telephone (651) 792-7800
Fax (651) 634-5137
www.ci.arden-hills.mn.us
For Office Use Only
Planning Case No.
Submittal Date
Application Completed Date
Accepted by
Receipt Number
Council Decision
Council Decision Date
2007 LAND USE APPLICATION
Applicant Information
Applicant: HealthPartners Arden Hills Clinic
Address: 3930 Northwoods Drive, Arden Hills, MN
55112
I
Telephone No.:
952-883-5802
Fax No.:
952-883-5880
Email Address:kathleen.b.standinq@healthpartners.com
Property Information
Property Owner:
Owner Address:
HealthPartners
Other:
8170 33rd Avenue South, Bloomin ton, MN 55425
952-883-5801
Owner Tele hone No. 952-883-5802 Other:
3930 Northwoods Drive, Arden Hills, MN 55112
Address of Property Involved:
Legal Description: Subi To Esmts, Lot 1 Blk 1
Property 10 No.: 27.30.23.14.0005
T e of Use: Medical and dental clinic
Zone: Comm Pref
Type of Reauest'
o Apportionment of Assessments ($30)
o Comprehensive Plan Amendment ($400)
o Conditional Use Permit or Amended CUP ($300)
o Final Plat ($200 + $25 per lot)
o Final Planned Unit Development ($200)
o Master Planned Unit Development ($600 + escrow)
o Minor Subdivision (lot split/consolidation) ($300)
o Preliminary Plat ($400 + $25 per lot + escrow)
o Rezoning ($400)
o Site Plan Review ($400) .
X Site Plan Review (Sign or Fence) ($250)
o Vacation of Easement or Right-of-Way ($250 + escrow)
o Variance (Zoning Code) ($300)
o Zoning Code Amendment ($300 + escrow)
Revised: 01-30-07
Page t of3
'Applicants are responsible for
reimbursement of consultant fees associated
with filing, reviewing, and processing of this
application. Such fees are to be paid in
escrow up front or upon receipt of statement
from the City of Arden Hills. Fees include
costs for consultants retained by the City and
include consultant planning services, attorney,
and engineer. 'Payment of park dedication
fees are required with the approval of most
subdivision applications.
'The land use application fees do not cover
building, sign, or other permit fees that may
be required upon approval of a land use
application.
'Certain applications are subject to review
and approval by the Rice Creek Watershed
District Contact RCWD directly at 763-398-
3070 for additional information.
Brief Description of Request (please also include a tvped, detailed letter explainina the proiect):
HealthPartners Arden Hills Clinic is considering adding Urgent Care Services to the clinic on nights and
weekends. As a community service to the residents of Arden Hills and its surrounding area, it is essential
that a visible lighted sign be allowed on the 694/10 freeway for patients to be able to recognize the building
for Urgent Services.
Filina & Information Reauirements
The City requests that you make a pre-application meeting with the City Planner to discuss the
application process. requirements, and deadlines, Unless waived by the City Planner or Planning
Commission, a certified survey of the property is required for all applications. The Planning Commission
and/or City Council may still require a certified survey. A checklist for other required information is also
available.
ComDlete/lncomDlete ADDlications
An incomplete application will delay the processing of land use requests. The application approval time
commences and an application is considered officially filed when the City Planner has received and
examined the application and determined that the application is complete. A decision on whether the
application is complete or incomplete shall be made within fifteen (15) working days following the
submittal of the application. When the application is deemed to be 'complete" it shall be placed on the
agenda of the first possible Planning Commission meeting provided that aU required public notices have
been sent and published.
Payment of Fees
The undersigned acknowledges that she/he understands that before a land use application can be
deemed complete, all required information and fees (including all deposits) must be paid to the City. If
additional fees are required to cover costs incurred by the City. the City Planner has the right to require
additional payment from one or more of the undersigned. who shall be jointly liable for such fees. Such
expenses may include (but are not limited to) direct city payroll and overhead costs, fees paid to
consultants and other professionals, and the cost of printing, mailing, and supplies. The City may
withhold final action on a land use application. withhold building permits, and/or rescind prior action until
all miscellaneous fees have been paid. Applicants are advised that an escrow deposit is required at the
time of the submittal of the land use application to offset costs associated with the proposed project
Unused portions of an escrow are returned to the applicant upon successful implementation of an
approved plan.
Notice of Meetina Attendance
In order for the Planning Commission and the City Council to consider any application. the applicant or a
designated representative must be present at the scheduled meeting. If not, the matter may be tabled
until the next available agenda.
Revised: 01-30-07
Page 2 00
Aaenda Deadline and Meetina Schedule
The deadline for submittal of land use applications is required according to the schedule outlined below.
There are no exceptions. Planning Commission meetings are typically held on the first Wednesday of
each month at 7:00 PM, though please contact City Hall to verify the meeting date and time. City Council
meetings are held typically the last Monday of the same month at 7:00 PM. Meetings are held in the
Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills. Minnesota 55112,
unless otherwise stated. Applicants are advised that additional meetings and/or workshops are
scheduled when necessary upon approval of the Planning Commission.
2007 SCHEDULE (*subject to change)
TENTATIVE TENTATIVE
PLANNING CITY COUNCIL
COMMISSION MEETING
APPLICATION MEETING' DA TE*
DEADLINE (Generally held on the (Generally held on the
DA TE* first Wednesdav at 7:00 n.m.l last Mondav at 7:00 n.m.)
December 4 120061 .. Ja[luarv.'10'(2"'INednesdav) .' JanUafv29
Januarv 8 Februarv 7 Februarv 26
Februarv 5 . Marth 7 ) MarCtl26
March 5 Anril4 Anril30
Allril 2 M3V"'z .. Mav 29
Mav7 June 6 June 25
June 4 Julv 11 f2'"\N!"dnesdav) JulV;30
JuIV2 Aunust1 Auaust27
Auaust 6 S!"nt!!Olber5 ) .. SelltemMr-24
SeDtember 4 October 3 October 29
October 8 I . November7 NQvember 26
November 5 December 5 December 10
December 3 Januarv 2 (2008) Januarv 28 (2008)
Acknowledaement and Sianature
I acknowledge that I have read all of the information listed in the City of Arden Hills land Use Application
and fully understand that I am responsible for all costs incurred by the City related to the processing of
..,~~/-:.
Property wner S' ature (Required) V
v //..</0 7-
Datl /
Applicant Signature (If different than the property owner)
Date
Please contact the City Planner at (651) 762-7819 or by email atiames.lehnhoff@ci.arden-hills.mn.usif
you have any questions regarding this application.
Additional copies of this application form are available on the City's web site:
httD:/Iwww.ci.arden-hills.mn.us
Revised: 01-30-07
Page 3 of3
Corporate Ottice:
8100 34th Avenue South
Bloomington, MN 55425
www.healthpartners.com
Mailing Address:
Mail Stop: 211 08G
P.O. Box 1309
Minneapolis, MN 55440-1309
:.~. I''':
;'l~ HealthPartners @
June 12,2007
James Lehnhoff
City Planner & Recycling Coordinator
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Dear Mr. Lehnhoff,
The HealthPartners Arden Hills Clinic at 3930 Northwoods Drive in Arden Hills, is considering
adding urgent care services to the clinic on nights and weekends. As a commuuity service to
residents of Arden Hills and its surrounding area, it is essential to us that a visible lighted sign be
allowed on the 694/10 freeway side of our clinic for patients to recognize the building having
urgent care services_ These services will be not only available to HealthPartners patients, but any
patient from other insurance payors as well. Besides HealthPartners patients who regularly visit
this clinic, other patients may seek urgent care who have never been to this clinic. Hence, there is
a need to have the building labeled with an Urgent Care sigIL
Enclosed is our application and the information that you requested:
. 2007 Land Use Application
. The reasons for the request addressing the sign standard adjustment evaluation criteria
. Drawing of the proposed sign and its dimensions and area
. A picture of where the sign will be on the clinic
. Two pictures and dimensions of existing signs - on the clinic and a monument sign
. The check for the $250 application fee
Diane Theodorski, Site Supervisor of the Arden Hills clinic, Richard Flatz, Manager of Urgent
Care, and I plan to be at the Planning Commission meeting on July 11 th and the City Council
meeting on July 30th. I look forward to meeting you.
Sincerely,
~~.
Kathleen B. Standing
Senior Director
Facility Development and Space Planning
Our mission is to improve the health of our members, our patients and the community.
S~75
Section 1260 - Sign Standard Adjustments
1260.01 Sign Standard Adjnstments. Adjustments to the requirements and standards for the
height, number, type, lighting, area or location of a sign or signs established by this Chapter may be
approved through the Site Plan Review process if the following qualifying criteria of Subd. 1 or
Snbd. 2, and the necessary criteria of Subd. 3, are met:
Subd. 1 There are site couditions which require a sign adjustment to allow the sign to be
reasonably visible from a street immediately adjacent to the site;
The Department of Transportation (DOT) has allowed natural sprouting trees to
grow, and these trees are blocking the view to the clinic from the 694/10 freeway.
Subd. 2 The sign adjustment will allow a sign of exceptional design or a style that will
enhance the area or that is more consistent with the architecture and design of the site;
Does not apply.
Subd. 3 The sign adjustment will not result in a sign that is inconsistent with the purpose of
the zoning district in which the property is located or the current land use.
The side ofthe clinic for the proposed new Urgent Care sign boarders the 694/10
freeway and thus, the sign in this zoning district is not the usual road or street of
businesses or residential homes.
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