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Home My WebLink About08-01-07-PC Chair ~ 1245 W. Highway 96 David Sand ~FlILLS 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 August 1, 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 olav. Agenda Planning Commission Convenes 6:30 PM Call to Order 1. APPROVAL OF THE AGENDA 2. MINUTES A. July 11, 2007 Meeting 3. PLANNING CASES A. Planning Case 07-016; Variance; Richard Gonzalez; 3441 lake Johanna Blvd - No Public Hearing - Continued B. Planning Case 07-018; Master Planned Unit Development; Applicant; 3527 Lexington Ave N- Public Hearing 4. UNFINISHED AND NEW BUSINESS A. Clear Channel Sign Permit Application Denial Appeal B. Lot Coverage - 3238 Lake Lane C. RV Outside Storage Regulations - Postponed to September 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/planninqcases ~ ~HILLS MEMORANDUM DATE: August 1, 2007 PC Agenda Item 3.A TO: Planning Commission James Lehnhoff, City Planner Planning Case #07-016 - Continued Variance Richard Gonzalez 3441 Lake Johanna Boulevard FROM: SUBJECT: ATTACHMENTS: 3A-I 3A-2 3A-3 Revised Project Description and Site Plan Air Photo July 11,2007, Report to the Planning Commission (withoutallochlllcnts) Requested Action The applicant has submitted a revised variance request to construct a new dwelling with attached garage that encroaches twelve feet in the 30 foot rear setback for the principle structure. Background 1. Previous Request At the July 11, 2007, the Planning Commission reviewed a request to redevelop the property at 3441 Lake Johanna Boulevard property. The property is adjacent to Lake Johanna Boulevard on the east and Fairview Avenue on the west (Attachment 3A-2). As part of the redevelopment proposal, the applicant was requesting the following three variances: . Variance 1: Rear 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 A venue. . Variance 2: Relocate and reconstruct a nonconfonning accessory structure into a less nonconfornling location; and, . Variance 3: Construct a new partial gravel driveway with the reconstructed driveway fi.om Fairview Avenue. . City ofArdell Hills Pla1lning Commission Meetingfor August /, 2007 \\Melro-incr./Is\ardeJ/hi/ls\Plmllling\Plalllling Cascs\2007\07-0J6 Gonzalez Varial/ce (PC Tnblc)\OSOl07 - PC Reporf - Gonzale:: Variance. doc Page] of 9 The Planning Commission tabled the application and requested the applicant to revise his plans to eliminate or reduce the intensity of the variance requests. Variance number one has been revised to reduce the encroachment from seventeen feet to twelve feet into the 30 foot rear setback. The applicant has withdrawn the request for variances two and three. 2. Revised Request The property has an existing 1,154 square foot dwelling that is outside of all setbacks. This dwelling would be demolished to make room for a proposed new dwelling. The applicant is requesting a variance to construct the new dwelling with attached garage twelve feet into the 30 foot rear yard setback. In order to reduce the intensity of the rear yard setback encroachment from the previous request, the applicant shifted the proposed dwelling and attached garage five feet to the east. The application includes the same three stall attached garage and a five level home, which includes the basement and a small fifth floor loft. The propetty also has a 485.4 square foot accessory structure that encroaches on the southern side yard setback and the rear yard setback. The non-confornling accessory structure would be demolished and rebuilt in place to the same dimensions, which does not require a vanance. The applicant has submitted a revised project narrative and site plan (Attachment 3A-I). 3. Site Data Low Density Residential Single Family Home R-2: Single and Two Family Residential .36 Acres (15,761 square feet) The property decrease in elevation toward Lake Johanna Boulevard. 4. Surrounding Area '"n;" < ". ".... A', '"' < < > ...... North Low Density Residential R-2: Single and Two-Family Single Family Detached Residential Residential South Low Density Residential R-2: Single and Two-Family Single Family Detached Residential Residential East -- -- Lake Johanna West Low Density Residential R-2: Single and Two-Family Single Family Detached Residential Residential City of Ardell Hills Planning Commission JvfeetingJor August /, 2007 \\MefrO-if/el.lIslardenhil/sIPlmllling\Plalllling Cases\2007\07-0J6 Gomalc:: Variance (PC Table)\080J07 - PC Reporf - Gonzalez Variance.doc Page 2 of9 Through Lot - Front Yard/Rear Yard Designation At the July II, 2007, meeting, the Planning Commission supported Staffs designation of the Fairview Avenue side of the property as the rear yard and the Lake Johanna Boulevard side of the property as the front yard. This means that the minimum setbacks for the principle structure from the Fairview Avenue (westem property line) would be 30 feet, and the minimum setback from the Lake Johanna Boulevard (eastern property line) right-of-way would be 40 feet. The accessory structure setback would be 10 feet from the Fairview Avenue right-of-way and 40 feet from Lake Johanna Boulevard right-of-way. Front Yard Setback Determination At the July 11, 2007, Planning Commission meeting, there was a brief discussion regarding the required front yard setback from the Lake Johanna Boulevard right-of-way. Although the R-2 Zone has a typical minimum setback of 40 feet from the front proper1y line, that setback can be increased if nearby properties have a greater setback. Section 1325.03 Subd l.A states: A. Front Setbacks. Where existing principal buildings have a greater setback than the minimum setback required herein, lhe front setback of a new principal structure shall not be less than the prevailing setback in the immediate vicinity. The administrator shall determine the necessary minimum front setback in such cases. However, in no case shall a residential building be required to set back more than sixty (60) feet. The Zoning Code authorizes the Zoning Administrator to set the necessary minimum setback based on the prevailing setbacks in the immediate vicinity. The Planning Commission and/or City Council can override the setback decision. Detennining the prevailing setback is difficult along Lake Johanna Boulevard in this neighborhood because the width of the right-of-way varies, the setback at which each house was built is different, and some properties use Lake Johanna Boulevard for their primary entrance. For example, the structure setbacks fi"om the front proper1y line for the propet1ies between County Road E and Lake Lane range from 10 feet to 150 feet. The setbacks from the edge of the road range from 30 feet to 180 feet. The property immediately north of the subject property, 3449 Lake Johanna Boulevard, has a setback between 50 and 55 feet from the front property line, including the deck. However, the right-of-way for this property extends ten feet farther east toward Lake Johanna Boulevard, which creates a larger buildable area. The newly built house and deck to the south of the subject property, 3444 Lake Johanna Boulevard, has a front yard setback that ranges between 54 and 62 feet from the front property line due to the angled property line alone the road. The right-of-way along both 3441 and 3444 Lake Johanna Boulevard is ten feet wider than the other property in the vicinity. The existing structure on the subject property is approximately 50 feet from the front property line at its closest. Based on the conditions in the surrounding neighborhood along Lake Johanna Boulevard, Staff deternlined that a 45 foot front yard setback would be City ofArdell Hilis Planning Commission A'feetingjor August I, 2007 \\Melro-iJlct.lIslardellhills\PlanllingIPlalJlliflg Cases\2007\07-0J6 GOl/Za/e: Variance (PC Table)W80107 - PC Reporl- Gonzalez Variance. doc Page 3 of 9 appropriate for the subject property. A 45 foot setback for the principle structure will help keep a compatible line of development along Lake Johanna Boulevard without moving the structure significantly in front of or behind the development to the north or south. Since the applicant had been using a 54.5 foot setback for the dwelling, a 45 foot setback provides an additional 9.5 feet of buildable space than what the applicant had assumed on the previous version of the redevelopment proposal. As noted above, the Planning Commission and/or City Council can increase or decrease the 45 foot front yard setback determination. Plan Evaluation 1. R-2 Regulations, Existing Conditions, and Proposed Redevelopment A. Lot Size & Dimensions - Meets Requirement The previous report for this application did not recognize that the main property and the land between Lake Johanna and Lake Johanna Boulevard are two legally separate properties. The main lot is 15,241 square feet and the small lot adjacent to Lake Johanna is 520 square feet. The total area of the two lots is 15,761. Although under common ownership, the property adjacent to Lake Johanna cannot contribute toward the total lot area for the house, which has a minor impact on the lot coverage calculations. 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 by Strneture 5. Min. Landsca e Lot Area 6. Minimum Building Setbacks ft Front ard Rear Yard (Princi Ie) Rear Yard (Accessor ) Side Yard Interior - Principal (Min/total both ards on lot) Side Y ardlnterior - Accessor 11,000 85/1 20 35 25% 65% 40 30 10 5/15 10 40 Side Yard Comer The existing dwelling and lot coverage do not exceed the limits of the R-2 Zone. The revised redevelopment plans propose a structure coverage of 20.7 percent and additional impervious coverage of 11.6 percent. No variances would be needed for lot coverage with the proposed redevelopment plans. Chart 2: Lot Coveraqe SQuare feet % of Lot PrinciDal Structure 2,663.8 17.5% Accessorv Structure 485.4 3.2% Total Structure (orincioal+accessorv) 3,149.2 20.7% Paved Drivewav 1,067.1 7.0% Walkwavs 698.4 4.6% Total DrivewavlWalkwav 1,765.5 11.6% Total Coveraqe 4,914.7 32.25% Lot Size 15,241.0 City of Arden Hills Pla1lning Commission ^"eetillgfor August I, 2007 Page 4 of9 liMc(/,o-inCI.lIslardcllhills\P/mlllingIPJannillg Cases\2007107*016 Gonzalez Variance (PC Table)1080107 - PC Reporl- Gonzalcz Variallce.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. Front Yard Setback - No Variance Required The proposed front yard setback for the main structure is 49.5 feet from the property line. The proposed setback for the attached deck is 42.42 feet from the front property line, which encroaches into the 45 foot front yard setback by 2.58 feet. A variance is not required for the deck encroachment because Section 1325.03 Subd. 2.A of the Zoning Code pennits a six foot encroachment into the front yard setback for decks. E. Side Setbacks - No Variance Required No variances are needed for the side setbacks for the proposed new dwelling. The existing non-confonning accessory structure would not be moved, and no variances are required to rebuild it in the same location to the same or smaller dimensions. E. Rear Setback - Variance Required The applicant is requesting a variance to encroach twelve feet into the 30 foot rear setback from Fairview Avenue for the principle dwelling with attached garage. The attached garage would be eighteen feet fi'om the rear property line. 2. Flood Plain, Wetlands, and Easements The proposed redevelopment is outside of any floor plains, wetlands, or easements. 3. Additional Review This application will require Rice Creek Watershed District approval prior to the issuance of any building pennits. Variance Evaluation Criteria The criteria listed below must be used to evaluate each of the variance requests. City of Arden Hills Planning Commission Meeting/or August J, 2007 \\Metro-illct,lIslorr!ellhills\P/mlllillglPlmllliJlg C(/ses\2007\07~016 GOl/zale:: Variance (PC Tab/c)\080107 - PC Reporl- GOII::(/Ie::. Variancc.doc Page 5of9 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 ofa variance, means: . The property in question cannot be put to a reasonable use under conditions pel111itted by the Zoning Code; . The plight of the landowner is due to circumstances unique to the property not created by the landowner; . 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 insul1110untable 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 Attol11ey, a property owner does not need to show that reasonable use for a properly 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. Findings of Fact Staff offers the following findings of fact for review: General Findings: City of Arden Hills PlanJ1ing Commission AIeetingfor August 1, 2007 11Mclro-iIlCf.lls!ardcllhi11s\P/allnfllg\Plmmillg Cllscs\2007\07-0/6 Gonzalez Variance (PC T(1/)le)\080107 ~ PC Report- GOl/zalc: Varia/lce.doc Page 6 of 9 1. The lot size of 15,241 square feet and the lot dimensions are confonning 111 the underlying R-2 Zone. 2. The existing dwelling meetings all property line setbacks. 3. The proposed dwelling would be as close as 18 feet to the western property line, which is a twelve foot encroachment into the rear setback. 4. The proposed dwelling does not encroach on any other required setbacks. 5. The existing detached accessory structure is nonconfornling because it encroaches into the south em side yard and western property line setbacks. The existing accessory structure is inches from the western property line and approximately six feet from the southern side property line. 6. Reconstructing the existing accessory structure to the same dimensions or less would not require a variance. 7. The proposed new dwelling does not exceed the 35 foot height limit. 8. The proposed new dwelling and accessory structure are permitted uses in the R-2 Zone. 9. The existing dwelling and the proposed garage are outside of the lOO-year flood plain, wetlands, and easements. 011 the Variallce Request: 10. A dwelling with attached garage is a reasonable use within the R-2 Zone. 11. The topography of the property is somewhat unique, and that may warrant a setback variance from the rear property line for the dwelling with the attached garage. 12. Given the location of the 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. 13. The proposed plans and setback variance for the dwelling do not appear to be based entirely on economic considerations. Staff Analvsis and Recommendation The findings of fact for the variance do not specifically SUPPOlt 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 and other nearby properties encroach on the rear setback. It does not appear that the variance is based on 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 confornling dwelling on the property, it is smaller than the neighboring houses and the topography does present some unique challenges for redevelopment. The City of Arden Hills Plal/ning Commission Meeting/or August J, 2007 HJfefro-illcr.lls\ardclIhillsIPlnllllillgIPlmmillg Cases\2007107-0J6 Gonzalez Variallce {PC TabJe)I080J07 - PC Report- GOl/zalez Variance. doc Page 7 of9 topography would require fill to redevelop the property to modem standards and to meet a full 30 foot setback from Fairview Avenue. At the July 11, 2007, Planning Commission, there was a question regarding the width of the garage and if reducing it would reduce the intensity of the variance. As noted above, the applicant has moved the entire structure five feet to the east to reduce the variance request from a seventeen foot encroachment to a twelve foot encroachment. The attached garage is approximately 35 feet wide. Reducing one stall would likely reduce the encroachment an additional ten to twelve feet, which may eliminate the need for the variance. Finally, as noted the applicant letter, if the garage were detached from the principle structure, it could be constructed as close as ten feet to the rear property line (Attachment 3A-l). The detached garage could not exceed 728 square feet or be greater than fifteen feet in height without a vanance. If the Planning Commission recommends approval of the 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 detennined by the City Planner, shall require review and approval by the Planning Commission. 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 pernlit. 4. Existing retaining walls shall not be replaced and new retaining walls shall not be constructed within the Lake Johanna 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 confornl to all other regulations in the City Code. Options Before making a motion for approval or denial, the Planning Commission must make a final finding to deternline if the plight of the landowner is due to circumstances unique to the propeI1y not created by the landowner. 1. Recommend Approval with Conditions: Motion to recommend aooroval of Planning Case 07-016 for a variance at 3441 Lake Johanna Boulevard based on the findings of fact, the submitted plans, and as amended by the six conditions in the August 1,2007, planning case memo. City of Arden Hills Planning Commission /idee/lngfor August I, 2007 liMelro-inct.lIsiardenhillslPJollllillgiPloJJning Cflses\2007i07-0J6 GOl/zalez Variance (PC Table)i080J07. PC Reporr . Gonzale::. Variance.doc Page 8 of 9 2. Recommend Approval as Submitted: Motion to recommend aTJOroval of Planning Case 07- 016 for a variance at 3441 Lake Johanna Boulevard based on the findings of fact and the submitted plans in the August 1,2007, planning case memo. 3. Recommend Denial: Motion to recommend denial of Planning Case 07-016 at 3441 Lake Johanna Boulevard based on the following findings of fact... 4. Table: Motion to Table 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 of the subject property for the July 11, 2007, review. The City did not send additional notices for the August 1,2007, meeting. Resident Comment The City has not received any comments regarding this application. Deadline for Agencv 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 3A-l Revised Project Description and Site Plan 3A-2 Air Photo 3A-3 July 11,2007, Report to the Planning Commission (with"," '!tachmcm,) City ofArdell Hills Planning Commissio1l Nfeelillg[or August I, 2007 \lMcrro-iIlCf,us\nrdcnhillsiPlaJlllillgiP/allllfllg C([ses\2007\07-016 GOl/zalez Variance (PC Table)\080J07 - PC Reporl- GOI/:ale: Variance.doc Page 9 of9 Attachment 3A -1 Revised Project Description and Site Plan ~ ~H1LLS August 1,2007, Planning Commission Meeting I I I I I I L_ Pu "r.........".. -...;~ E~E\j.:'.TIC,N=917..~i "''' N \ \ \ \ \ '.: ~/, :iCN .:' '''-;:, ~ xn.~ ,\ TE '" .~,;:, , ;:::::"', eE.:;,NNiN'; L.9S --n );>R"" iD < eC'" '" -'- \~ 'Z- c \ ~w EOP \ \ \ \ \ \ " " CEAPI-IIC D,' ---;;;;}II- ,- ( IN !-'Ef:r ' 1 inch co 30 !l ARDEN HILLS, lvIN (i!;.' ( I I I I I L ,-,- "i.'..' I '$) I ! " c,: " 85/120 I R-2 LeNE: CiTY CF ARC'!::]'\! HILLS I ~JINIMUM LOT SIZE SINGLE F.AMllY I i , Ci cC I I I , II j ! ~AAXlf,1U1A HEIGHT 35' FLeeR AREA RATIO 0.2 I LOT CCI,IERED 8':' STRUCTURE 2~::-~ i MiN. LANDSCAPE Lor AREA 55% i WNI~,lU~.j BUILDING SETBACKS ! !.iIN FRONT YARD ~5' ! ),tlNlfJUU RE;..R Y.:...RD .3C'- i 1.'.1'-1 ::-IOE YARD iNTERIOR - PRiNCIPAL S'/iS' [MiI'M.1UM SlOt.. YARD INTERJCR - ACCESSCRY ;0' ---, x c' " 1 { ,( J C<:STINy E. ..? ':. EXISTIN~ E.a.p. '"' ;;; I :.~ ~_ '" r.' '. EXiSTiN, IG HCUSE ,/' v j 34.11 LAKE (is !IJCHANNA 6lVD. 55 I I, I! F /F "" 909.80 \ :i 1i5.;. SC.f"T. \ \ il HCUSE :1 " -'-__~~~'C'_~it~-~~~~~~J _ I \ \ i .: ;= \ I --_U '; II I[ I,: i \, i '" 01. ' Iii DEC" I \!! ~ ~ ':!> ~ 1\: \ i \""'1 1\ \,) \ RCT.:.jN!NG\\",,~,u-'~ \ \ \ \ 'n ::> ,,-,_. \, '\""""\ \ \ ..J~ '~Ieg":::' 22" \ _L \ \,'-- \ \ \ '-:; 3c'57'?-;"' \~1J';;~_'~3~3" \\'0)\7 i- -~j\\q\,,\~\~ \~'i.-Cl~~;~-"---'-' _,24'-3" 4'1'-&\ \ \. ' 'I. \ \ Lk.'., ~\I\,I., <~), ""',)~ 42'-5, \ \ \\ - 'it:?: ,\)," ~,~, "" 1/ ,f:. /~---r ~\ \. , ;y ,'-;V;j "_-",' '1.7 'v\_ ' ~ \ \ , : ~0 ,'i j;A... -) \ i',::-,~''''~'/ 7 \ C::,cy:;~ r"."~,,,. 'd,.,">';'.. .~' 'i,/,./ -~'c_\..".'. '\\-- < ",,,}j .;::;;;;::; )./ n' 'e' ,- ", ' . <~)f <.~" ,;//"-:;~{i~'\"'1 ~ II ~ \~ I' ~?~>X/// ,/ " 3' I ~;"'- --\-~::c< 1--- / f& --- " \- ~-\- , I ' '"':._, \ \, ,,"1' '\ ,\S;ss, ;:f71\::: \~ ~',,/"'-.~: I:~'~:':FA::~" LQ, 15,2"' SQ~'I !:.,I~ 11\' _r> ':;;',.' ?,' :c .:) \l_~-~~.. ~:\ ,,,.,~ ~ "1/ \. ~-\_-=='=-.=_-- .s, --C--,i,-._--~\'__i7"" \ \ \ \ /\ \ \ \ I , UINNESC-;,.'._ \ \ \ '\ ) MAX. p.LLO',','AELE F.,t"R. = MAX, ALLC,,',IAELE STRUCTURE CovERAGE"" 3,9':'025 SG,FT. EXISTING STRUCTuRE COVERAGE 1639.4 SO.FT. 4,728.3 SO}:-':. \~\-\C '\ \3'\ \\\ , , \\~,\\\ j~\\ \ , ' '~ ;.., '-, " " '~ "- \',... \ \ ---- ~, '" \.,\ '\ \ \ \ \, '- . \ \ \ \ -~_______ dl.' ----, ,\ \'\,\" \ \\ \ \ , \ \ \ '\ '\' ',' \,\\\\\ Jl" '- \\\ \. '('0 \ 7':'21' \ \ --,_._-"---,--,------,-_.,'-~------_._._-------~---,.-----"--,--~--~-----~,--_._,----"----- GONZALEZ RESIDENCI= 3441 LAKE JOHANNA BOULEY ARD ,,( /;>J"> V 23'-',," I., I If ., . . " ~'--~ I \ , \ . ) 1}:>'jO" .. ~ x I -, Y , (>], ~_Ol ~ \1___ 9, ( \ \ " ,~,.,\ i P_.\VW c;:?i\.'L , \. \ , \\ \ \ c.G7r , I.." , . Ie,. \ \Y~'\ \ \1 \ '. ~\7'!i., \ v, \'_l' \ '-\ \;.\, \ \: \\~. "". " \ "_i~:~tS'\'='\ \ ' \ \ \ \ ! \ \ \ \ \ ....-:O;--,,_--~ , ---'-',- \ \ ", \ \ \ I--~C--------'-~ \ ! I, . '----. \ \, 91'1---. " , ", \ ,,~"'-I'< . ~ ',- , / :\ \ , ------- \ , ~-, .\., \ -'-,._---'--11 \ ,~-- HOUSE " , !........'" ; ~'......... -------- \ " ". ".916' ''-, '" . " '~'''' ,0,,-- i ----~---- ---- \ ~ SITE PLAN OWNER: RICHARD GONZALEZ FILENAME: Gonzalez-SPOI-072307.dwg cNU.(TH UN[:)F _C'''' 3, \ AUDITCR'S SUBDi\,'ISiJN :\1'-::'. 30 0' --:1 "'" I /( X / '-t-:L',' -_ \ ,C -I _ G'~ ~r .i-~E ~l. -:::F L::: T 2, :::;_:::~i< 5, :,f_. [;~ :,.,'~ [)~:? \,) \)\Ci\ I,\,~, '0";\ rc h i l c-~ ~..I;. '1.1 B{;l<lI~,' i{,Md Madi"lIl. C-,;nll,,~;i(ll1 116.1.13-:6,1.1 '<~~,I. 2i~'i:. \).\~~ LEGAL DESCRIPTlOt\' LOT I.I3LOCK 5, :\L.EX,\ND!:R GRANT PARK, IUMSEY C:OUt\TY. ~lINl\ESOTA AND TIIAT I'ARTOF LOT J. AUDITOR'S :;UBD1VIS10N NO. HO, EASTERLY OF TilE BOULEVARD AND t\ORTHERLY OFTllE EXTENDED l\'ORTIl LINE OF LOT 2, BLO(:K 5. M.EXANDER GR..\NT PARK. 13ENCllMARK: rol' NUT OF HYL)RANT LOC:\TED ON THE NORTH SIDE OF (i!{..\NT ROAD.I,\S SllO\VN) ELEV:\ TION",'/]7.-11 FOR THE PURPOSE OFTllIS SURVEY THE NORTH LINE OF LOT I, bLOCK 5. IN AL[:\.-\1\D[R GRANT r.\RK IS xr :\N :\SSLJI\-IED BEARING Ul' SOUTH S<) DEGREES:i7 ~lINUTES:::: SECO!\DS E..\ST. PROPOSED ZONIi'-lG DAT/\; 3"1.'11 l_/\KE JOI-;;\NN/\ BLVD I ,\~DEN !--1ILLS MINNESOT;\ - R-2 ZONE L';T ARE,; := i5,76i SO,FT i -~-~ I [3UIL[)IN(-, l-lEiGHT - 3'=>' I iFLCOR ARE,\ Ri\TiO, S'1eS.'12 I i I l I -1 -l ~~-;-i;; OF fOXvl"e DK'VE---;-;:;:~;.,:~_._F_'1_'~_,_",-~-=-"_.=~ .~,. .,- .. _J1, I /~R[~j:" OF k~r\L.<~~jJ\YS 0q5 .. ----- , ! SO.FT. / IS 7(,,1 :2S,3j~ " C"'- '~O\:C'~r.'~ 1-'-'- c,'I'''I'~.-1 "~I- I - ..-' I ,,~ v 1:1',,: L---' .:) L __ K ~l.- 1 ._!'~ :, i 31A<1,IS SQ.FT I IS,7(.,1 "' 20% / IS 7(.,1 co (o:>'~Jt:; :::C?{.,:: -;:;-; -?:(>FT i :.CESSCRY BUILDII,i(.; FCC I PRINT .-les",: soy-;- i TC~'Ti\l_ ;\r'2Ei\ Of CkllJl:':H/:. Y Hi\L~~,>~'\ YS 17&S,:_~ SO_!"''' r---~.--.- i SL'iLDII+.:.:; SET8;\Cr~.S r~'::::'CNT Y,\RC .,12 _-S.I , i,",TAY2 y,\RD 15' -----------~----; i :':'~:CE '(i;"_~-:::C li<'t[:;;iCR ;::T~,~jCIF c_ -~c; , . >_____..._____._~.~._____,~__________.____.__._______,_'u,____, ,'-. =-'"'E ::<C' il'rTf::F::ICF: ,v~c: '::';;SCF?:'( ,0:> '0- ---. L,;:'~':./\H i i'-l (_~1 I' ,,-'.-' i ------.---',- ;-~F'.'Ji::;CS:L~,' ,-oj(, ),~,[ ~::<T ;,',.:,L~ -- ! EXISTING; <iRAPE I r::X:STiNG GRADE TO BE I "oCONF'GuRED I F;S~C:'FOSED r-.lb^-i .:;F;\Cit-iC;! , I , , ! ST::2L},:1 :k;::-, -; :-;, :31': [I::r---:Dl, ~.'::;-:E~: .. ',~, I C :;J:. I I I ;'K I i I I I I ~ -~- NOTE:: SiTE r:L/\i,j li,JFC;Ri"'"1;\T eN TAKEN FROM SURVEY BY CARLEY.-TCRGER5EN LA~:C ':::,uF2\/r~~.(Cr:5 UAT'[~[ I;;' r)F:~ _"_,:(':1 SCALE: . I" 30'.0" -ljR~\\\'[NGliELE-ASE DAlE ()7,~3.'07 SPl.O 'Iill) SETT5A-~-----~---' . , ! cONTR:\Cl- sE'f'f5ATlT'~-~-----~----'.-~' July 23, 2007 Follow-up Oil Variance Applicatiou for 3441 Lake Johanna Boulevard Members of the Planning Commission: Early in JULc] submitted an application Ii,lI' zoning variances to accommodate my proposed homc construction. This application was revicwcd and discussed at the July 11,2007 Planning ComrniSSltHl111eeting. A t this mceting it was determined that the cast exposure (Lake Johanna Boulevard) is the "ll'ont yard" and tbat the west exposure (Fairvicw Avenue) is the "rear yard". Consequently, it was declared that a 30 rt sClback requirement would apply to the west. The Commission was not able, however, to come 10 a determinatic;n as to what setback requirement should apply to the jj'ont yard, The City Planner was instructed 10 research the topic and provide inlt)rJnation for the Commission's use at the next meeting. Siuce the July II meeting I have consulted with my architcet regarding possible revi;o;ons to the site plan. Based on these consultations, I have decided to withdraw two of the lhre," variance requests: to 1 arn no longer requesting permission to rebuild the existing detached garage set hack j~inher from Fairview /\. venue. The .;xisting S-inch sethack is satisLlc{ory to me, lile proposed 5 1/2 ItlOt setback was not endorsed by ti,e Planner or Planning Commissiou, and none of the neighbors expressed any opinion or prCf(TCnCe 0111hc In~ittcr. Consequently, the structure will stay at its present location. 03 ] am no lc:ngcr requesting pcrrni~;sion I~)r a gravcl-'~llrf~lccd parking and turn-around area. 1 stil1 believe this is a logical and desirable feature~ as it would not only ccono111ically add io convenience and safety, but alsel reduce thc amount of runoff into the ilooding-prone Fnirvic\v ;-\ venue. l!o\Vever~ the Planner and Cummission cle~lrly expressed their ncgalivc pn:)j:'ions on this requc;-:;t, the cily engineer has taken no exception to 111)' '~arlie~- statement !l1m I should be allowed 10 contribute a similar amount ofrunoffinlo Fairview A.venue as has been allowed l~)r my new neighbor immediately to die south, and nOlie of the neighbors o!Tercd any support Itlr this request. Re~nrr~ing the third variance request, I \vish to proceed, hut with a reduced degree of encroachment requested on the 30-ft rear-yard setback. My variance application was for a setback \11' 13 reel iI'om the lVest property line, which would have allowed thl~ new attached garage to be in alignment with those on the properties tel thc n<mh. I am now requesting that I be allowed to have a sctback "f 18 jeet. This reduced amount of encroachment into ,he 30-1i rear- yard setback can bc accommodated by pushing the cntire f:1ructure (house and garage) Jive lee! tlIrthcr cast. This results in a Il-ont yard structure setback of approximately 49 il2 lj---far in excess of the 40 n that is the City's generic lj.ont-yard setback. Proceeding independently since thG July 11 meeting, the City Planner (acting as Zoning Administrator) has issued a declaration that a 45 n setback is approptiate f,)r my fj'ont yard, and that this setback cannot be encroached upon by any portion of the structure, including decks. Unl,)j'tunatcly, this amount of setback now rcnders my revised site plan unworkable, due to a wrap-around deck on thc northeast comer of an upper floor, which would extend approximately 7 1/2 leet eastward into the lhmt yard---to a point 42 tlli.Otll the Jj'ont properly line. It is my understanding that ordimuily, such a deck is allowed to project into a setback area. J also lind it interesting to note that the newly-constructed house next door (3433 Lake Johanna Blvd) was not subject to any similar setback requirement as to distance or exclusion of decks. This 45-I,)!)t Ij.ont yard setback determination is said 10 have been based on review of the existing structures along Lake Johanna Boulevard between County Road E and Lake Lane. Such an analysis must have been interesting, (although ofacaclcmic intercst only, since tbc applicable zoning code text refers to the "prevailing setback in the immediate vicinity" only) as it would have revealed building setbacks ranging !i'om over 50 Ii to under 10 Ii. This analysis would also ha',.'-.; revealed that ill Inany cases, ground-level or elevated decks extend considerat-.:1y into the fi-ont yards. The pleasant variation of the neighborhood alignment is further complicated by the J\l(:t that the l.akc Johanna Boulevard right-ol~\Vay width is not of uniicJrll1 width. Consequently, even if all lh" structures were 10 hal"; the same setback ij.om the right-ol~way line, the structures still would not be in alignment. To hring this convoluted proceeding to a detinite conclusion, I am requesting that the Planning COlnmission approve a variance t'l-Jr an IS ft rear yarel setback, and recognize that a generic front y,lrcl sethack of 40 n is ::lPJ11ic(1hk~. or al1crnativelYl a 45 ft selLae]\: \Vilh the nOlll1ally-permissiblc 6 It deck encroachment. If the Pl~1l1l1ing C'ommission denies this renlainipg variance request, I will of course adjust 111Y building plans to c()nj~)nl1 in every detail to the interesting cOlnbinatit)J1 of ~;ctbacks the City hus f,mmtlatcd ]()r thi" property. Ironically, one possible outcome is that 1 could construct a de{uclu.:,d gar,lge within 10 n qfthc rear lot line without a variance, ev(;n though 1 an1 only asking in my variance application for penl1ission ~'() build at an 1811 setback. Thank youl{,r you" continued attention to lhis matter, ] Icok tClrward to :.esolution of this rehi?lg;lJil1Ce ,'equest at your urcol1lin~ meeting. /y\,t /~ Richurd Gonzalez 3441 Lake Johanna Boulevard Views at 45 ft front yard setback line Looking North Looking South Attachment 3A - 2 Air Photo ~ ~HILLS August 1,2007, Planning Commission Meeting ~ ~ ~ ~ .a :!l:.:: 'l5 ~ ~~~&~t OJ.e- S z,$. r . -g ~?l c ~ =: ~ ~~~8:sa& ~ a . ~ ~ c,,'l ~:;: :i! ~g~~ " " . . ~ ~ ~ :2> ~ 3:1I10-J:1Il < u o .~ " 'C g D~~ ~'\'\ :, a u " .- .<2 ~~'-O i=Co COo O",N E~~ ~ ~<: o c.. ~ 2~.g 'c r2~ c<.2'~ OUt; ;g~] ;::'-0'- 8~~ 0"- - 0 .~~.~ 0.- u ~.~ E ~!~ '0 ~<2 ::::Or- 0":::0 ~~g o H~ OC~ -:.; or. ~"~ ..,"".... -:;l UlO Ei 2 ~ -",'- Co _ '': 2 t: 0::: <.J = 0 .~ ~ e ~o ~~~ C-g~ t: "" 2 ;;,t)"" ::E _ g~ g g.~u ';],2 o~~ 1::::::0 0,",,0 2~~ >,t;. ~f~ ~SE ~ ;:'0 -:::.~ <.J :~ ~ ~ 'C' c.._o:l ~>.....l ;'.5~ ':="i- 1='-' . ..;::;:- ","0 >.:.::2g 2;::: . <-SN ...J U ~ is .~ 'e ... 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" ;:l",,,, '" <,.0 :E .... 00 S ",", c_ C ;W 9-r:u ." -. <..> l-. ~ ~]<E ~ .g~8 " c O:fl o u . 2'S\O >.t; 0 ~~.~ u = ";;Sg ~ ;::'0 -:=.::: (,) 'OJ u U l::: '" C .~.g ~ ~~j ;;;.=~ ~ ~*~ 6:::uo :..:..l.2~ ~~-.o <~o -' 0 u .=: ~ ~ a C u ~ ~ 0- o '" :;) o ~ Attachment 3A - 3 July 11, 2007, Report to the Planning Commission without Attachments ~ ~HILLS August 1,2007, Planning Commission Meeting ~ ~HILLS MEMORANDUM DATE: July 11, 2007 PC Agenda Item 3.D TO: Planning Commission FROM: James Lehnhoff, City Planner SUBJECT: Planning Case #07-016 Variance Richard Gonzalez 3441 Lake Johanna Boulevard ATTACHMENTS: 3D-1 3D-2 3D-3 Application and Supporting Materials Air Photo and Photographs of the Site Site Plan and Elevations Requested Action The applicant is requesting three variances for a proposal to redevelop 3441 Lake Johanna 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. Background 1. Overview of Request The applicant is proposing to redevelop the property at 3441 Lake Johanna Boulevard, which is located on the western side of Lake Johanna. The property is adjacent to Lake Johanna Boulevard on the east and Fairview Avenue 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 Aleerillgfor July] J, 2007 \\Alctro-inCl.lIsiardenhills\Plal/lling\P/alllling ('(1ses\2007107-016 Gonzalez Variance (PC Tab/e}1071 107 - PC Rc'Por/ ~ Gonzalez Variance. doc Page] 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 westem property line that is adjacent to Fairview Avenue. . Variance 2: Relocate and reconstruct a nonconforming accessory structure into a less nonconfom1ing 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 Johanna Boulevard, the entrance to the property is from Fairview Avenue on the westem side of the property. Since this property is adjacent to the Lake Johanna 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 infom1ation is provided in the below sections. The property has direct access to Lake Johanna, but the access is separated from the main property by Lake Johanna 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-l & 3D-3). 2. Site Data Low Density Residential Single Family Home R-2: Single and Two Family Residential .36 Acres (15,761 square feet) The property decrease in elevation toward Lake Johanna Boulevard. Ciry of Arden Hills Planning Commission Alee/iugfor Julyl}, 2007 \IMcfrO-in(!I,lIS1ardellhills\PfoIl1lillglPlfll//Jillg Cases\2007W7"016 Gonzalez Variance (PC Table) \071 107 - PC Report - Gonzalez Variallce.doc Page 2 of 13 3. Surrounding Area ,h,ro T Qn" , T Use North Low Density Residential R-I: Single Family Residential Single Family Detached Residential South Low Density Residential R-I: Single Family Residential Single Family Detached Residential East n n Lake] ohanna West Low Density Residential R-l: Single Family Residential Single Family Detached Residential Through Lot -- Front Yard/Rear Yard Designation Because the property is adjacent to the Fairview Avenue and Lake Johanna 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 Prineinal Idwellinn\ 40 It 30 It Accessorv 40 It 10 It Although a variance would be needed for the proposed dwelling and accessory structure with either designation to the westem property line, the intensity of the variance would change. Section 1325.03 Subd l.C of the 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 [at, location of structures on adjacent lots, and the type of streets or thoroughfares abutting the [at. The property's address is from Lake Johanna Boulevard; however, it would difficult to use Lake Johanna 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 westem property line. The dwelling to the south uses a 40 foot setback from Fairview Avenue. Most of the dwellings along Lake Johanna Boulevard look as though the front of the dwelling is facing Lake Johanna Boulevard even though their access point is not on Lake Johanna Boulevard. A case could be made to assign the westem 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 propet1y lines for this property does not set a precedent or change the designation for other properties. Staff is comfortable designating the westem property line as the rear property City of Arden Hills Planning Commission A4eetingforJulylI, 2007 \\,Hetro-iner.lIs!ardcnhillslPI(ll/l/illgIPJmll1illg Cases12007107-0J6 Gom:alcz Variance (PC TabJe) \071 107 - PC Reporl- Gonzalez Variance. doc Page 3 of 13 line since the "front" of the house is facing Lake Johanna Boulevard, which is similar to other properties along Lake Johanna Boulevard. No action is needed unless the Planning Commission determines that the west em 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 A. Lot Size & Dimensions - Meets Requirement According to the infoID1ation 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 Johanna Boulevard and Lake Johanna. 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 confom1 to the underlying R-2 Zone. B. Lot Coverage - Meets Requirements 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 redevelopment plans. 1. Minimum Lot Area s 2. Minimum Lot Size (f!, width/de th 3. Hei ht ft.) 4. Lot Covered bv Structure 5. Min. Landsca e Lot Area 6. Minimum Building Setbacks f! Front ard Rear Yard (Prillci Ie) Rear Yard (Accessor ) Side Yard Interior - Prineipal (Mill/total both ards on lot) Side Yard Interior - Accessor Side Yard Comer 85/120 35 25% 65% 40 30 10 5/15 10 40 for lot coverage with the proposed Chart 3: ProDosed Lot Coveraae SQuare feet %ofLot Princioal Structure 2,663.8 16.9% Accessorv Structure 485.4 3.1% Total Structure (orincioal+accessorv) 3,149.2 20.0% Paved Drivewav 1,067.1 6.8% Gravel Drivewav 439.2 2.8% Walkwavs 698.4 4.4% TotalOrivewavlWalkwav 2,204.7 14.0% Total Coverane 5,353.9 34.0% Lot Size 15,761.0 C. Structure Height- Meets Requirements City of Ardel/ Hills Pla//ning Commission Alee/lngfor Julyll, 2007 Page 4 of 13 \LHefrO-ille!,lIs1ardclIhillsiP/alllling\Plmmillg Cascs\2007107-0/6 Gonzalez Variance (PC Table) \071 107 - PC Report - GOIEale:: Variance.doc 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 Front/Rear Yard Setback Encroachment The applicant is proposing to construct a new dwelling that would be thirteen feet from the westem 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 PrinciDal (dwellino) 13 It 40 It 27 It 30 It 17 It If the westem 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 Johanna Boulevard is significant, and moving the structure farther east to increase the setback from Fairview A venue 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 nonconfomling because it encroaches on the southern side and westem front/rear setbacks. The new accessory structure would also encroach on the southem side and westem front/year setbacks, though the extent of the encroachment would be reduced because the new structure would be farther from the westem and south em property lines: City of Arden Hills Planning Commission Alee/lng/or July} J, 2007 \lMcfro-iI/CI.lIslardeuhills\P/a/lningIPlmmillg Cases\2007\07-0J6 Gonzalez Variance (PC Table)1071 107 ~ PC Hepar! M G01lZo!ez Variancc.doc Page 5 of 13 Chart 5: Accessory Structure Setbacks Required Existing Proposed Structure Structure Western Property line If Front Line I If Rear Line Inches 5.5ft 40 ft I 10ft Southern Side Yard 101t 61t 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 lawfu[ use or occupation of [and 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 nonconfot111ing use. The applicant has submitted a letter addressing the required variance evaluation criteria for relocating the accessory structure (Attachment 3D-I). If the westem property line is deemed the front property line, it may be impractical to relocate the accessory structure 40 feet from the westem 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 confot111ing location. Although some additional fill would be required, it may be a w0l1hwhile exercise to detem1ine how much fill would be needed to move the garage into a COnf0t111ing 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 A venue, and the applicant is proposing to reconstruct that driveway. The proposed driveway would be 1,506.3 square feet of which ]067.1 square feet would be paved and 439.2 square feet would be gravel. Section 1325.06 Subd 1.C.l 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 Ar/eetingfor July I 1 , 2007 l\,lfelro-im.'f.lIs1ardcn!JiIls\PlallllillgIPlalllling Cases\2007107-016 Gonzalcz Variance (PC Table) 107/ 107 - PC Report- Gonzalez Varimlcc.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 stom1\vater 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 pennits. 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 pem1itted by the Zoning Code; . The plight of the landowner is due to circumstances unique to the property not created by the landowner; . The variance, if granted, will not alter the essential character of the locality; and, Cily of Arden Hills Planning Commission MeetingforJulyll, 2007 \\Mefro-iner,lls1ardellhills\Plall1lingIPlollllillg Coses\2007\07-0J6 Camale:: Variance (PC Tablc)1071 107 - PC Report- Gonzalc:: Variance. doc Page 7 of 13 . Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the tem1S 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 proper1y? 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 Cout1 of Appeals. According to the City Attomey, 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. Findings of Fact Staff offers the following twenty-four findings of fact for review: General Findings I. The lot size of 15,761 square feet and the lot dimensions are confom1ing 1I1 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 westem property line, which encroaches either 17 or 27 feet into the westem property line setback depending on the designation of the westem property line. A variance is required to encroach into the westem property line setback. 4. The proposed dwelling does not encroach on any other required setbacks. 5. The existing detached accessory structure is nonconfonning because it encroaches into the southem side yard and westem property line setbacks. The existing accessory structure is inches from the westem property line and approximately six feet from the southem side property line. 6. The proposed relocated detached accessory structure would be of the same size and dimensions as the existing detached accessory structure. Cily ofArdell Hills Planning Commission A1eetinglor July! 1,2007 \\Mel}"o-i1lCf.lIs\ardcnhil's\PlallllillgIPllllllling ('ases\2007\07-016 Gonzalez Variance (PC Table) \071 107 ~ PC Reporr - GOJ/Zalez Variallce.doc Page 8 of 13 7. The proposed relocated detached accessory structure would be 5.6 feet from the westem property line and 6.9 feet from the southem property line. The new accessory structure would still be encroaching on the westem and southem property line setbacks, which . . reqUIres a vanance. 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 WatTant a setback variance from the western property line for the dwelling with the attached garage. 15. Given the location of the 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 westem property line while the structures to the north are close as ten feet to the westem 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 accessOl)' structure relocation variance: 17. An accessory structure is a permitted and reasonable use within the R-2 Zone. 18. If the west em property line is designated as the rear property line, it appears that constructing the accessory structure in a confomling 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. 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. City of A rden Hills Plallning Commission !vfeetingjol' July I I, 2007 IlMefro-iIlCI.lIs\ardcnhillslPlmlllingIPJalllling Cascs\2007107-016 Gonzalez Variance (PC Tab/e)\071 107 - PC Repon - GO/lw/ez Variance.doc Page 9 of 13 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 A venue as part ofa long-tenn 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 findings 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 Planning Commission recommends approval on this vanance, Staff recommends the following six conditions: I. 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 detem1ined by the City Planner, shall require review and approval by the Planning Commission. 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 pem1it. 4. Existing retaining walls shall not be replaced and new retaining walls shall not be constructed within the Lake Johanna Boulevard right-of-way without written approval from Ramsey County. City of Arden Hills Plallning Commission Nleetingjor July! J, 2007 \\A!cfro-iJlct.lIs\ardcnhills\Plnll11ingIPlmlllillg Cases\2007\07-0/6 Gonzalez Variance (PC Table)\07 J J07 - PC Reporl- Gonzalez Variance. doc Page 10 of 13 5. The applicant shall obtain approval from the Rice Creek Watershed District prior to the issuance of any building pem1its. 6. The structure shall conform to all other regulations in the City Code. Variance 2: Nonconforming AcCeSSOI)1 Structure Relocation and Rebuilding Variance This variance largely depends on the designation of the westem property line. If the westem property line is detem1ined to be the primary front property line, then it would be difficult to construct a new accessory structure 40 feet from the westem 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 Fairview 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 detem1ine how much additional fill is required to construct the accessory structure in a confom1ing location. Since it appears to be possible to move the accessory structure into a confom1ing 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 detemline how much additional fill would be needed to construct the accessory structure in a confomling location. The application should only be tabled if the additional fill infomlation 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: I. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. 2. The applicant shall use best management practices (BMPs) to control erosion at all times during construction. 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 pem1its. City of Arden Hills Planning Commission Aleetingfor July 1 1, 2007 lIMcfro-inCI.lIslardcnhills\Plannillg1Plalllling Cases\2007107-0J6 GOl/zalcz Variance (PC Tab/e)1071 /07 - PC Report - GOl/zalez Variance. doc Page 11 of 13 Variance 3: New Grave! Driveway Variance Although drainage can be an issue during major rainfall events, the gravel driveway is unlikely to significantly impact the existing stonnwater 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-l 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 unique 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 tabling must be stated. 1. Recommend Approval with Conditions: Motion to recommend arJfJrova! 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 af)f)rova! of variance number _ in Planning Case 07-016 at 3441 Lake Johanna Boulevard based on the findings of fact and the submitted plans in the July 11,2007, planning case merno. City of Arden Hills PlaJlning Commission Aleeringfor July! J, 2007 l1Mctro-illcl.uslardcJ/!Ji/ls\PlallllingIP/mlning Cases\2007107-016 Gon:alez Variance (PC Tab/e)\071 107 - PC Report - Gomalez Variance.doc Page 12 of 13 3. Recommend Denial: Motion to recommend denial of variance number _ in Planning Case 07-016 at 3441 Lake Johanna Boulevard based on the findings of fact. 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 of the subject property. Resident Comment The City has not received any comments regarding this application. Deadline for Agencv 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 3D-2 3D-3 Application and Supporting Materials Air Photo and Photographs of the Site Site Plan and Elevations Cily of Arden Hills Planning CommissionlvleelingJor July/I, 2007 \\Afefro-incf./Is\arde/l/Jil/siPlrlllllillg\Planning Cases\2007\07.0J6 Gonzalez Variance (PC Table)\071107 - PC Report - Gonzalez Variance,doc Page 13 of 13 ~ ~HILLS MEMORANDUM DATE: August 1,2007 PC Agenda Item 3.B TO: Planning Commission FROM: James Lehnhoff, City Planne~ SUBJECT: Planning Case #07-018 Arden Plaza, LLC (Dennis Trooien) 3527 Lexington Avenue North Southwest corner of County Road E and Lexington Avenue Master Planned Unit Development, Final PUD for Phase 1, Preliminary Plat, and Final Plat ATTACHMENTS: 3B-l 3B-2 3B-3 Air photo and photographs City Engineer and Ramsey County Review Project Description, Parking Study, Traffic Study, and Plans Requested Action The applicant is requesting review of a Master Planned Unit Development, Final Planned Unit Development of Phase One, Preliminary Plat, and Final Plat of the Arden Plaza redevelopment proposal. The Planning Commission is not being asked to provide a recommendation to the City Council at this time. Proposal and Process 1. Project Proposal Timeline The applicant is currently in the process of collecting additional traffic data at the request of Ramsey County and Arden Hills Staff. Since the public hearing notice has already been sent Cil)' ofArdell Hills Planning Commission A1eetingfol' August J, 2007 I1Mc(ro-inel./Is\ardenhills\PlmminglPlall/lillg C05es\2007107-018 - Ardell Plaza PUD (Ill Re\'iel\~\080J07 - PC Reporr- Ardell Plaza - Mnsle,. PUD.doc Page 1 of 13 to adjacent property owners and occupants, Staff and the applicant decided to move forward with the public hearing in order to provide the public and the Planning Commission an opportunity to ask questions and provide input. Moreover, this will provide the applicant an opportunity to make applicable changes to the plans based on Planning Commission and public comments. This planning case report is preliminary and subject to change. Additional analysis will be provided at the September Planning Commission meeting. Project Description The applicant is proposing to redevelop a portion of the Arden Plaza commercial and office property, which is located in the southwest corner of Lexington A venue and County Road E. The 12.55 acre property is occupied by a 52,580 square foot retail strip mall and a 53,285 square foot office building, which is commonly known as the "pod" office building. The applicant is proposing to demolish the office building and construct 45,020 square feet of retail/office space in three new detached buildings. The retail strip mall building would remain unchanged. This proposal includes four requests: 1. Master Planned Unit Development for Phases 1-3 of the Arden Plaza Redevelopment 2. Final Planned Unit Development for Phase I of the Arden Plaza Redevelopment 3. Preliminary Plat 4. Final Plat If this application is approved as proposed, the applicant would move to demolish the office building and begin construction on phase one within one year. Phase one is for a proposed Walgreens pharmacy. Phase two and three would require separate approval from the Planning Commission and City Council prior to construction. The applicant has submitted a description of the project, technical plans, a landscaping plan, building elevations for phase one, a wall sign plan for phase one, and a monument sign plan for the full development (Attachment 3B-3). A traffic and parking study have also been submitted; however, the applicant is in the process of collecting additional traffic data. 2. Planned Unit Development (PUD) Process: The PUD process is a tool that provides flexibility from the underlying zoning district. For example, a PUD may change the setbacks, lot coverage, lot sizes, parking requirements, signage, building height, building materials, landscaping requirements, etc. Typically, the PUD process cannot be used to penl1it uses that would not otherwise be pem1itted in the underlying zone. City of Arden Hills Planning Commission Meeting/or August 1, 2007 HAletro-illCf.lIslardenhillslPlmmingIP/allning Cases\2007i07-0J8 - Arden Plaza PUD (In Revie\\~\080107 - PC Report - Arden Plaza ~ Mosler PUD.doc Page 2 of 13 The Planned Unit Development (PUD) process is often a two step process, though that can vary. The first step is the Master PUD, and the second step is the Final PUD. In some instances, the Final PUD or a portion of the Final PUD is combined with the Master PUD. In other instances, the development is separated into phases over a period of time and each phase is evaluated prior to implementation. This application is a hybrid version of these two options, which is pem1issible. This request is for a Master PUD for three phases and a Final PUD for the first phase. Phases two and three will come before the City at a later date for a full review. During the Master PUD stage, the City works with the applicant to set an overall design framework or standard for a proposed development, which generally includes the design standards, the size of the development, and what, if any, deviations from the underlying zoning district will be permitted. Once the Master PUD is approved, the applicant then creates a development that conforms to the design standards for the Final PUD stage. The level of detail is guided by the type and scale of the development as well as the guidance or flexibility within the Zoning Code. 3. Surrounding Area: North Commercial B-2: General Business District Hotel South East (City of Shoreview) West Commercial B-2: General Business District C2: General Commercial & OFC: Office B-2: General Business District Office Commercial Gas Station/Retail/Office Commercial Interstate 35W 4. Site Data: Commercial Retail strip mall and office building B-2: General Business District 12.55 Acres (546,717) The elevation of the lot is [ower than Lexington Avenue. There is a stormwater and in the southeast corner of the ro e . Plan Evaluation The requested deviations from the Zoning and Sign Codes will be drawn out in this report. Since no action is being requested at the meeting, this report is subject to change and additional detail may be provided at the September meeting. Cily of Arden Hills Planning Commission Meetingfor August 1, 2007 IlAlc(ro-iIlCI.lIs1ardenhills\P/al/l/ingIP/alllling Cases\2007\07-0J8 -Arden Plaza PUD (III Re\liell~\080J07 - PC Reporl- ArdclI P/a=(I- Masler PUD,doc Page 3 of 13 1. Land Use Component The B-1 Zone does have any building material or other design requirements. The proposed buildings and parking area do not encroach on any of the required exterior property line setbacks (50 feet for buildings and 20 feet for parking lots). The applicant has not requested any deviations from the 35 foot building height limit. Building One Design Although the B-1 Zone does not have specific building material requirements, the southem and westem sides of the building pose some concem. There is little visual connection between the Walgreens store and the rest of the development because the main entrance to the store faces northeast. At a minimum, additional fayade improvements along the southern and westem sides would enhance the building and property as a whole. Drive through The applicant is requesting a drive-through for the west side of the Walgreens phamlacy, which is a deviation from the typical zoning regulations. For your reference, Section 1325.04 Subd 1 and 2, drive-through regulations, is provided below and the particularly pertinent regulations are italicized: Subd. 1 Location. A. Proximity to Schools, Churches, Public Recreational Areas and Residential Lots. No drive-in business or fast food restaurant shall be located on a site that is within four hundred (400) feet of a public, private or parochial school, a church, a public recreation area, or any residentially zoned property. B. Proximity to Other Establishments. No drive-in business or fast food restaurant shall be located on a site that is within one thousand three hundred twenty (1,320) feet of the boundaries of another one. C. Unreasonable Traffic Volume. No drive-in business or fast food restaurant shall be located on a site if the probable result of such location would be to unreasonable increase traffic volume on nearby streets. D. Size of Lot. No drive-in business or fast food restaurant shall be located on a lot ofless than twenty-four thousand (24,000) square feet. Subd 2 Site Development Standards. A. Landscaping. A lot to be used for drive-in business, fast food restaurant or automobile service station purposes shall be landscaped at least to the following depths from each lot line: 1. Twenty (20) feet from the front lot line, except for approved access drive. Ciry ofArdell Hills Planning Commission MeetingJor August J, 2007 \\Mefro-illC'I./Is1ardel/hil/s\P/al/lIing1P/mlllillg Coses\2007\07"018 -Arden Plaza PUD (111 Re\'icl\~\080107 - PC Hepor! - Arden Plaza - Alasfer PUD.(/oc Page 4 of 13 2. Ten (10) feet from each side lot line. 3. Fifteen (IS) feet from rear lot line. B. Electronic Devices. Electronic devices such as loudspeakers or devices, and similar instruments, shall not be located within fifty (50) feet of any adjacent lot regardless of use or zoning district. C. Snow Storage. Adequate area shall be designed for snow storage such that clear visibility shall be afforded from the property to any public street. D. Screening. A suitable screening fence shall be erected along all property lines except those which are also public right-of-way lines. Said fence shall be of a type and design approved by the Council. Planting of a type approved by the Council may also be required in addition to or in lieu of fencing. E. Design. The design of all structures shall be compatible with other structures in the surrounding area. F. Signs. No pem1anent or temporary signs visible from a public street shall be erected without approval from the Council. G. Traffic Circulation. No site plan shall be approved which will in any way constitute a hazard to vehicular or pedestrian circulatioll. H. Access. Access shall be to public streets from at least two (2) points on the subject premises. A divided entry with a center island may meet the requirements of this provision. The drive-through on this property is less than 1,320 feet from the nearest drive-through, which is located at the nearby TCF Bank. The PUD process can pernlit the requested drive-through despite the proximity TCF provided the other requirements are met. Staff has requested additional traffic data to evaluate the impact on nearby streets and intemal to the site. The drive-through does meet all other setback requirements. Retaining Wall There is an existing retaining wall near the Lexington Avenue entrance. It is unclear if the wall will be replaced. Since the wall appears to be failing, Staff is recommending that thc wall be removed and replaced with materials that are compatible with other building materials on the site. 2. Traffic, Parking, and Pedestrian Movement Component Parking Proposal The applicants have submitted a report addressing the City's parking requirements, and they are requesting a reduction from the typical parking requirements. Their parking study states that the City's Zoning Code would require 520 stalls. Their calculation assumes that 80 percent of the floor area of the four buildings will be used for sales floor space, which is the Ciry of Arde" Hills Planning Commission Meeting/or August I, 2007 \Ulerro-inCl.lIslardcnhills\P/allningIPlmlllillg Cases\2007lO7-0/8 - Arden Plaza PUD (1/1 Rel'iellt)\080J07 - PC Report - Arden Plaza - Master PUD.doc Page 5 of 13 area used to calculate parking needs. If the full building area was used, then 651 stalls would be required. The Zoning Code requires one parking space Based on Institute of Transportation Engineers (ITE) parking requirements in the parking study, the property would need 317-349 parking stalls. The applicant is proposing to provide a total of 408 parking stalls for the entire development (the existing retail strip and the proposed three buildings). The Zoning Code and the PUD process do not permit shared parking and a reduction in parking provided the applicant is able to demonstrate that less parking is warranted. Since phases 2 and 3 will be constructed at a later date, the City will have a short opportunity to deteDnine if the proposed 408 parking stalls are sufficient. At this, Staff is not recommending any changes to the proposed parking. Traffic Study The applicant has submitted a traffic study that addresses the total number of trips generated by the redevelopment and the impact of those trips on the entrance and exists to the property. The applicant is proposing to retain the two existing access points to the property, which includes the access to Lexington Avenue and the access to County Road E. Each entrance will include one entrance land, one left-out lane, and one right-out lane. Intersection operation is ranked by a level of service (LOS) grade from A to F, with A being the best and F being the worst. The applicant acknowledges that under the existing development, motorists existing Arden Plaza to County Road E experience LOS E service, and motorists existing to Lexington Avenue experience LOS F service. This means that the wait time to leave the property is higher than desirable. With the proposed redevelopment, both exists will be at LOS F. The applicant has proposed on-site mitigation measures to increase the LOS for existing motorists; however, the report does not indicate how the LOS grade will change with the proposed mitigation measures. The traffic study does not address what the impact of the proposed redevelopment may be on the County Road E and Lexington Avenue intersection. The redevelopment will increase the number of trips to the site by approximately 50 percent according to the submitted traffic study. Ramsey County and City Staffhave requested an analysis of the intersection. The applicant is in the process of gathering this information. City Staff has also requested intemal traffic circulation infoDnation related to the proposed Walgreens store and drive-through. The applicant is in the process of gathering this infonnation. Pedestrian Movement The proposed plan includes pedestrian connections to the concrete sidewalk on County Road E and to the asphalt path on Lexington Avenue. All of the buildings are connected via City of Arden Hills Planning Commission Jvleetingfor August I, 2007 \\Melro-ill/!f.uslardellhills\PlmlllingIPlanning Cases\2007\07-0J8 - Arden Pla::a PUD (In Reviel\)\080J07 - PC Report- Arden Pl(/;(/ _ Maslcr PUD.doc Page 6 of 13 sidewalks or striped paths within the development. The asphalt path along Lexington Avenue is in substandard condition, and Staff is recommending that the developer upgrade the path to a minimum six foot wide concrete sidewalk from County Road E to the property entrance on Lexington Avenue. Ramsey County is in support of an upgraded sidewalk. The fence should also be removed and be replaced with a fence that is more compatible with the design of the development. If the topography allows, a sidewalk should be connected from the entrance to Walgreens directly to the County Road E sidewalk. It is also unclear how the sidewalk on southwest side of the building connects to the main entrance. 3. Population Component Although the total building space will decrease, the total number of people visiting the site will increase due to the different mix of uses. However, the amount of time spent by each visitor on the site will likely decrease since retail uses often have shorter-tellli visitors than an office use. The increased number of visitors may provide a boost for the existing businesses in the retail strip mall. 4. Landscaping Components The property currently has 1,026 caliper inches of trees. Approximately 364 caliper inches will need to be removed for the development, which leaves 662 caliper inches on the property. The applicant is proposing to install 228 new caliper inches. After the development is finished, there would be 890 caliper inches. The entire development includes approximately 97,600 square feet of building space. If the entire property were being developed from raw land, the City would require a total of 305 caliper inches of trees. 5. Lighting Components The applicant has submitted a lighting plan that is in confoTInance with City regulations. The lighting does not exceed one foot candle at the property line. The lighting is hooded and will not cause unnecessary lighting on nearby properties. 6. Snbdivision Design Component Because the subdivision is combined with a PUD, the typical lot area, dimension, and Ciry of Arde" Hills Planning Commission Alee/lng/or August I, 2007 \\'\/c(ro-incl,lIs\ardcnhillsIPlmlllillgIPlalll1illg Cascs12007\07-018 - Arden Plaza PUD (In Rel'iell~1080J07 - PC Report - Arden Plaza _ Mas/a PUD.doc Page 7 of I3 coverage requirements do not apply to each individual lot. However, the combined phases are expected to adhere to structure or impervious coverage regulations unless a deviation is specifically requested. The applicant is proposing to subdivide the property into four legally separate parcels: Lot Size Buildinn Coveraae % BuildinQ Coveraae Lot 1 - Retail Stria 287,693 52.390 18.21% Lot 2 - Walareens 80.229 14,490 18.06% Lot 3 69.520 17,640 25.37% Lot 4 44.075 14,355 32.57% Total Lots 1-4 481.517 98,875 20.53% Requirement 13,000 or more 40% or less All four lots would exceed the minimum 100 foot width and 130 foot depth requirements. Lots 2, 3, and 4 likely do not have 25 percent of their area landscaped; however, the minimum 25 percent landscape requirement would apply to the development as a whole before the lots are subdivision. The development as a whole would have 25.2 percent of the lot landscaped, which includes the pond in the southeastem comer of the property. The park dedication fee for this property was satisfied when the development was first approved in 1973. Since there is no net increase in building size or significant impact on the park system, the park dedication fee does not apply. 7. Service and Facilities Component The common parking and landscaping areas will need to be managed by all four properties since those facilities are shared. The documents outlining the maintenance of the shared facilities will be subject to City Attomey approval prior to the City executing the final plat. The utilities and roads are currently under review by the City Engineer and will require engineer approval prior to the issuance of building permits. 8. Construction Order Component The applicant is proposing to construct the development in three phases. The first phase would include demolition of the office building and construction of building one for the Walgreens stores. Phase one is expected to be started within one year if the PUD is approved. During phase one, the pads for buildings two and three will be prepared. Phases two and three are proposed to be constructed in 2008. It will be necessary to install all parking and landscaping that does not interfere with the construction of phases two and three during phase one. City of Arden Hills Plmming Commission Meeting/or August I, 2007 \\AIelro-iJlcl,lIs!nrdellhillsIPlolllling\Plmllling Cas(!s\2007107~OJ8 - Arden Plaza PUD (11/ Rel'iell~\080J07 - PCReporl- Arden Plaza- Masfer PUD.doc Page 8 of 13 Phases two and three will require separate Planning Commission approval. This will provide the City to evaluate the progress of the landscaping and to ensure that sufficient parking has been provided. Should the parking prove to be insufficient, that may impact the size of the buildings in phases two and three. 9. Sign Component The applicant has submitted a signage plan for the entire development (Attachment 3B-3). The PUD process permits flexibility in sign size, number, and dimensions. The submitted plan does show how some of the signs may look; however, the City cannot regulate content. The actual design or message on the signs rnay be changed during the building process. However, once the PUD is approved, the signs could not exceed the area, number, or dimensions set during the PUD process. Signage not approved in the PUD process would require a PUD amendment at a later date. Because the property is adjacent to County Road E and Lexington Avenue, it is in sign district four (County Road E) and district five (Lexington Avenue). The Sign Code does not indicate which sign district is the controlling district; however, the following sign dimensions would be pennitted: Sign Code Sinn District 5 6 Wall Area 60 sf 80 sf Linhtinn ElliS ElliS Area 80 sf 100 sf Freestanding Heinht 22 t 16t Linhtinn ElliS ElliS EillB:external.inlernal.orbackJit Since the retail strip mall primarily faces Lexington Avenue, Staff has traditionally used sign district five for signage. For multi-tenant buildings, such as the adjacent retail strip mall, each tenant with street access is permitted a separate wall sign. Since the applicant is proposing to subdivide the property into four separate parcels, it is unclear exactly how the Sign Code should apply. The Sign Code nonnally permits each legally separate property to have a freestanding sign. Properties with frontage on two streets are typically pennitted two freestanding signs. This proposal includes a plat for four separate properties and it is conceivable that each property could have a separate monument sign. However, proposed lot 4 would not have frontage on Lexington Avenue and since off-site signs are not pennitted, a freestanding sign for lot 4 is less practical. Ciry ofArdell Hills Planning Commission Nfeetingjor August I, 2007 \\Metro-inCI.us\ardellhills\P{ollllillgIPlmlllillg Cases\2007\07-018 - Arden Plazn PUf) (11/ RCI.j{:w)\080107 - PC Reporl- Ardell P/aza - Mas/er P{JD,doc Page 9 of 13 Freestanding Signs There is currently a large freestanding sign at the Lexington Avenue/County Road E intersection, a freestanding sign at the Lexington A venue entrance, and a small entrance sign at the County Road E entrance. The applicant is proposing to replace the three freestanding signs with the following: Pro ased Freestandin Si ns Lexin ton Avenue Entrance Lexin tonfCoun E Corner s uare feet 100 115 100 The areas on the freestanding signs refer to the sign copy area only. The sign copy area would increase from the existing freestanding signs to the proposed freestanding signs. The applicant has included a drawing of the proposed signs and a description of the signs in the submitted narrative. The proposed freestanding sign at Lexington and County Road E includes an LED readerboard. The City currently has a moratorium on all types of electronic message board signs, and this sign cannot be approved at this time. If the City adopts regulations that pemlit electronic message board signs, the applicant will need to retum at a later date for a PUD amendment. Wall Signage The applicant is proposing the following exterior wall sign age for each of the new buildings: Exterior Si naoe in Sauare Feet Wall Buildina 1 Buildina 2 Suildinn 3 East 67.53 46.9 80 North 67.53 69.6 80 West 36.83 69.6 0 South 36.83 0 0 Total 208.72 186.1 160 Window, Graphic, and Auxilim)! Signs for Building 1 For building one, the applicant is also proposing 40.4 square feet of window signs, 35.1 square feet of graphics, and twelve square feet of auxiliary signs. The graphic sign would be placed inside the windows at the main entrance on the northeast corner of building one. The auxiliary signs would be used for the pharnlacy drive-through. City of Arden Hills Planning Commission /vfeetingjor Augusll, 2007 \\Afefro-iner.lIslardenhi//sIPlmming\PJaf/ning Cases\2007\07-0/8 - Arden Pla:a PUD {In Rel'iew)\080107 - PC Hepar! - Arden P/a::a ~ Alas/a PUJ).doc Page 10 of 13 Retail Strip Mall The applicant is not proposing to alter any of the signage on the remaining building. This building would continue to be subject to the regulations in the Sign Code. 10. Contractual Component This proposal will include a developer's agreement based on the standards set in the Master PUD approval. The agreement will require City Council approval. 11. Additional Components Rice Creek Watershed District (RCWD) The applicant has submitted the proposal to the Rice Creek Watershed District for review. Fire Marshal, Building Official, and City Engineer Review The Fire Marshal's comments were not available in time for this report. The Building Official did not have any comments regarding the application. The City Engineer's were not available in final fonn in time for this report. Resident Comments Notice was published in the Shoreview-Arden Hills Bulletin and mailed to properties within 500 feet of the property. Staff has not received any letters, e-mails, or telephone calls from property owners or occupants in regard to this planning case. Draft Conditions of Approval Staff has provided a draft set of conditions if the proposal is recommended for approval by the Planning Commission at the next meeting. The following conditions are preliminary and subject to change: 1. Conformance with Plans. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. City of Arden Hills Plal/ning Commission A4eetingfor August J, 2007 \\Mefro-inCf.lIs\ardcnhills\PlmmingIP/nlll1ing Cases12007\07-0J8 - Ardell Plaza PUD (in Reviel\~\080107 - PC Report - Arden Plaza _ Masler PUD.doc Page 11 of 13 2. Pennit Timeline. The applicant shall obtain a building pem1it within one year of the Final PUD approval for phase one or the approval shall expire unless extended by the City Council prior to the approval's expiration date. 3. Final PUD Timeline. The applicant shall apply for a Final PUD of phase two and three within three years of the Master PUD approval or the approval shall expire unless extended by the City Council prior to the approval's expiration date. 4. Landscaping. The landscaping plan shall be fully implemented with phase one. Portions of the landscaping plan may be delayed for construction of phase two and/or three subject to City Planner approval. 5. Landscaping. The applicant shall submit a financial surety in the amount of 125 percent of the cost of the landscaping improvement for all three phases prior to the issuance of any building permits for each phase. 6. RCWD. The applicant shall obtain approval from the Rice Creek Watershed District and all other applicable permitting agencies prior to the issuance of any building permits. Copies of such pemlits shall be provided to the City. 7. Common Space Management. The applicant shall submit an agreement for shared management and maintenance of the parking areas, landscaping, and stormwater areas prior to executing the final plat. The agreement shall be subject to City Attomey approval. 8. Retaining Wall. The applicant shall replace the existing wood retaining wall with block, stone, or other similar materials that are compatible with the building materials used in the development. 9. Fencing. The fence along Lexington Avenue shall be replaced with a fence that is compatible with the building materials used in the development. 10. Sidewalk. The asphalt path along Lexington Avenue shall be replaced with a concrete sidewalk that is at least six feet in width. The sidewalk shall extend from the sidewalk at County Road E to the Lexington Avenue entrance. 11. Sidewalk. The applicant shall provide a sidewalk from the south side of building one to the main entrance on building one. 12. Sidewalk. The applicant shall provide a sidewalk from the sidewalk on County Road E closer to the entrance to building one provided the topography permits such a walkway. 13. Screening. The dumpsters and mechanical equipment shall be fully screened from public view with fencing and/or landscaping. 14. Screening. The loading dock to building two shall be fully screened with a retaining wall and vegetation from the full length of the Lexington Avenue entrance. 15. Building Design. The applicant shall provide windows and awnings or window-like coverings and awnings along the south and west fayades of building one to enhance the visual integration with building two and the retail strip mall. 16. Engineer Review. Final grading, drainage, and utility plans shall be subject to approval by the Public Works Director and City Engineer prior to the issuance of any building permits. Ciry of Arden Hills Pla1lning Commission /vfeering[or August I, 2007 \1Metro-iIJCf.lIsiardcllhills\PimlllillgIPlanlling Cascs\2007101-0J8 ~ Arden Plaza PUD (11/ Re~'iel\)1080J07 - PC Reporl- Arden Plaza - Masler PUD.doc Page 12 of 13 17. General Regulation Conformance. The applicant shall conform to all other City regulations. 18. Development Agreement. A developer's agreement shall be prepared by the City Attorney and subject to City Council approval. Options & Proposed Motion Language The applicant is in the process ofrequesting additional traffic information; therefore, this application should be tabled to the September meeting. The applicant is aware that the application will be tabled. Motion to {able Planning Case 07-018 for the redevelopment of Arden Plaza to the September 5, 2007, Planning Commission meeting. Deadline for Agencv Actions The City of Arden Hills received the completed application for this request on July 24,2007. Pursuant to Minnesota State Statute, the City must act on this request by September 24,2007 (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 3B-l Air photo and photographs 3B-2 City Engineer and Ramsey County Review 3B-3 Project Description, Parking Study, Traffic Study, and Plans City of Arden Hills Planning Commission Alee/ing/or August I, 2007 \\Metro-illcl,w;\ar(/cJ/hillslPJallllillg\Plmmillg Coses\2007\07-0/8 ~ Arden Plaza PUD (111 Review)\080J07 - PC Reporl- Arden Plaza. Mas/er PUD.doc Page 13 of I3 Attachment 3B-l Air Photo and Photographs ~ ~HILLS August 1,2007, Planning Commission Meeting % ~ ~ " ~~bF ,r'0i5~a<.i~ ~ ..s ,,~~ ~"2~3~E~~ ;]l:2 a B.sa a 3: Ll~~ \'\'\~ . . j ~ ~ ~ "%q ~ 0.. ~ z B ~ E ~ ;: \i .,. ~ lIlo..J:Ul eo:: N eo:: 0- - '" / ~ :2: = '" Q) '" ~ "0 <r; ! l-. -< " . / ~ e ,~ I . Ell ~OTo.-.l'I:, . -'.. r~ :. .0 .. .~~"'" 'r . ,g a <' I o ~ o .~ ? 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U _ " ~~ ;:: ::::- g g.~u .;]~ u~~ ]?8 "UN 2o;r-i i:>v>_ ~~~ u = ~8E .s.~~ .- u u ~3~ .;:: 0 :>- go';;,] E ~ u v:,_..::: :.c"'Of-- I- 0 . ~38 u.l.E!~ ~~N ."" -' :,; - o "5 <5 u ~ E ;2 V; '" U '" OJ o ~ it , Q) '-' c r:' C w Q) ::J C Q) > <( c o 0, c 'x Q) ....J c Q) E ::J C o :?: Q) '-' c ro ~ C w CD ::J C CD ~ c o 0, c 'x Q) ....J ro E Vl "0 C ro CD '-' c ro ~ C CD W "0 ro o a: >- C ::J o o c o U CD Vl ~ Q) C Q) ::J C CD > <( C o 0, c 'X CD ....J W "0 ro o a: >- C ::J o o c CD E ::J C o :?: LJ Q) Vl o "'- e "'- LJ c ro Q) u IE o LJ o "'- Ol C ~ 05 'x c Q) 0 Q) Ol .s:: c :;;:2 Co "S ;:f:> o Vl _ C 0lQ) .S ~ .><:Ol goo -l$: Q) U c 2 LJ c ro .s:: ro "'- - c;; .s:: "'- Vl ro Q) .s:: - ro Q) ::J C Q) ~ c o 0, c 'x Q) -' "'- ::J .s:: t o c Ol c :;;: o o -' oj ~ o 1i5 Q) ~ ro ;: LJ ~ ro .s:: Q) :S ~ ro Q) c Q) Q) ~ .s:: - '0 ~ a5 0.::> ~ c Q) Q) - > ffi<{ " c Q) 0 :515> c "E .x '" Q) 3-' .8 E 012 c_ :.;: (]) o > o .C -'u "E '" 3 .8 in Q) 3 "'" :; o C/) Ol c 32 o o -' "E '" 3 .8 in Q) . 3w ""'u t '" o 0 C(C :?;;:- .- c -'" ::> o 0 .3u Attachment 3A - 2 City Engineer and Ramsey County Review ~ <A~HILLS August 1,2007, Planning Commission Meeting ~ ~ EN HILLS MEMORANDUM DATE: July 23, 2007 TO: James Lehnhoff, City Planner FROM: Kristine Giga, Civil Engineer Greg Hoag, Public Works Director SUBJECT: Planning Case #07-018 Arden Plaza Redevelopment PUD- Site Plan Review The following are comments based upon a review of the submitted plans: Gcneral . The proposed project will require permits, including, but not limited to, NPDES, Rice Creek Watershed District, Ramsey County and City Erosion Control permits. . The plan sheets must be signed by a registered engineer. . Maintenance of all utility improvements will be the responsibility of the developer, as the proposed improvements are all within private property. . Pleasc identify roof drain discharge locations on the plans. It is recommended that roof drains discharge into green space wherever feasible. Traffic . Please update the traffic study based on the County's comments, and provide the additional information requested by the County (see separate memorandum). . Please provide data for thc internal circulation of the proposed Walgreen's site. What is the peak p.m. queue for the drive-through, and how will that affect vehicles entering/existing the entire site? . The developer shall install signage for exiting traffic (left turn only, right turn only, etc.), and install stop signs that meet traffic regulations. There is an existing stop sign at the Lexington exit posted approximately four feet high, that does not meet standards. Sheet C 1- Preliminarv Plat . Easement Information, Note #3: the word "owners" is misspelled. Sheet C2- Preliminary Grading Plan . The legend calls out "tip-out curb"; however, none is identified on the plan sheet. Please call out locations of tip-out curb, if any are proposed. . The legend also calls out proposed retaining wall, but no proposed walls are identified. Please verify, and if none are proposcd, remove the symbol from the legend. \\Mctro.inCl,us\ardcnhills\PR&PW\Enginccring\2007\Planning_ Cascs\07'(} 1 8_ Ardcll_Plaza\07"() 18_ Ardcll_ Plaza.doc Sheet C3 - Preliminary Utility Plan . Please make the following changes in the Utility Construction Notes: #8- "Inspections" is misspelled; #9- "Contractor" is misspelled; # 13- please change the reference to the MMUTCD from the December, 200 I edition to the latest edition. . Please label pipe sizes for the proposed storm sewer. Sheet C5- Civil Details · Retaining wall detail: Retaining walls four feet in height and taller will require railings for safety purposes. . Catch basin inlet protection: the detail states use in conjunction with Neenah R-3067 castings. Based on the plan sheets, Neenah R-3250 castings are proposed. Please modify to ensure the inlet protection is appropriate for proposed castings. MEMORANDUM TO: James Lehnhoff City of Arden Hills FROM: Dan Soler Ramsey County Public Works SUBJECT: Arden Plaza Redevelopment County Road E at Lexington Avenue DATE: July 20,2007 The Ramsey County Public Works Department has reviewed the traffic study prepared by Wenck Associates and the site plan for the redevelopment of the Arden Plaza site located in the southwest quadrant of County Road E and Lexington Avenue in the City of Arden Hills. Ramsey County concurs with the results of the traffic study with the following comments. 1. The proposed redevelopment will remove 46,000 square feet of office space on the site and construct 45,000 square feet of new retail space on the site. The existing 55,000 square foot retail mall will remain. Access to the site will remain as it is today with a full access point on Lexington Avenue and a full access point on County Road E. 2. The County concurs with the methodology used to estimate the change in trips generated by the site based on the change inland use. As shown in the report the site will see about a 50% increase in pm peak hour and daily trips with the change in land use. 3. In analyzing the traffic operations at the driveways the study estimates the background growth on Lexington A venue and County Road E to be zero between current year (2007) and build year (2009). While historic growth in Ramsey County is not high the assumption of no background growth is unreasonable. A slight increase of 1-2% should be assumed. 4. The report states that at 2009 build volumes the access driveways will operate at LOS F and that the mitigation measure of increasing the right tum lane distance on the driveways will "significantly reduce delays for exiting movements on both driveways". The County would like to see the calculated average vehicle delay in the pm peak hour at the access points both with and without the extended right turn lanes. 5. The study does not take into account impacts to the traffic signal operation and queue lengths at the Lexington A venue and County Road E intersection. Because of the close proximity of this signal to the driveways the County would like to see the impact the additional traffic generated by this site will have on traffic operations at this intersection. 6. The County has reviewed a concept plan for redevelopment on the Holiday Inn site on the north side of County Road E. The main access for this site is across from the Arden Plaza site on County Road E; therefore, it will have an impact on traffic operations at this access point. Thanks for the opportunity to make additional comments regarding this issue. If you have any questions or need any additional information please give me a call. Attachment 3A - 3 Project Description, Parking Study, Traffic Study, and Plans ~ --A~HILLS August 1,2007, Planning Commission Meeting ~ ~~~~o~ 752 Stillwater Road Mahtomedi, MN 55115 Voice 6512477007 Fax 651631 1500 denni s@dennisproperties.com \v\vw. dennisproperti es. com WRITTEN STATEMENT ARDEN PLAZA RETAIL DEVELOPMENT The following is thc written statement submitted by developer DENNIS Properties, LLC on behalf of Arden Plaza, LLC, the owner of Arden Plaza. DENNIS Properties, LLC is one of the owners of Arden Plaza. LLC. 1. Thc sizc of thc dcvclopment. The total area of Arden Plaza is approximately 12.5 acres. Thc Development contemplales the demolition of the threc ofnce "pods" in the northeast corner of Arden Plaza and the construction of three ncw buildings. The offIce pods consist of approximatcly 46,000 square feet of space. It is intended thaI this office spacc be replaced with approximately 44,000 square feet of space in three new buildings. No expansion or demolition of the existing rctail center is contcmplated. 2. The nature of applicant's interest. The Applicant is Arden Plaza, LLC. The Applicant is the fee owner of the Property. DENNIS Properties, LLC is an owner of Arden Plaza, LLC. 3. The dcvclopmcnt concept. The Development Concept is to replace the three ofnce pods with three new buildings. Specifically, these three new buildings are contemplated: . A Walgreen's Drug Store in the northeast corner of the site; . A retail use (perhaps a grocery market) to the south of the Walgreen's store, in the middle of the east side of the site; and · A third building in the south central portion of the site, which might be office, retail, or a combination of both. 4. The density of intensity of land use. It is contemplated that the size of the three new buildings will be smaller than the current office buildings. Thus, the square feet of density and intensity will be less than current conditions. The pervious and landscaped areas will be at least 25% of the entire site. The maximum amount of area covered by structure allowed by code is 40%, and the proposed development is only 20.3%. The maximum Floor Area Ratio allowed by code is 0.8, and the proposed development is only 0.203. According to a traffic study done by Wenck Associates and Jim Benshoof, the driveways into and out of the project should have three lanes each: one for entry; one for left turn lane exit; and one for right turn exist. Accordingly, the site plan shows driveways of at least 36 fcet in width to allow the full stacking that is recommended by the consultant. This study is included with this Application. 5. The period of time within which thc dcvelopmcnt tract will bc develop cd and a gcneralized staging schcdule. Demolition of the office buildings could begin as early as late fall, 2007. The demolition of the existing office buildings involves a transitioning of existing office tenants to other locations. Demolition may be delayed until 2008. Once the office buildings are demolished, the site will be graded and the new building pads will be prepared. It is anticipated that at least 2 of the 3 new buildings will be completed in 2008, including the new Walgreens Drug Store. 6. Thc potential modifications in zoning districts, zoning regulations and subdivision regulations. The Development is submitted as a PUD. Aside from flexibility in the strict application of zoning requirements as permitted in a PUD District, no modifications of existing zoning or subdivision regulations are contemplated. 7. Thc rcasons why thc modifications from thc strict application of the zoning and subdivision requiremcnts would be in the public intcrest and would be consistent with the City's Comprchensivc Developmcnt Plan and thc gcncral purpose and Intent ofthc Zoning Ordinance. 2 Applicant seeks flexibility in the number of parking stalls, distance between drive through facilities, and signage. The retail center does and will contain a mixed variety of retail and commercial uses. There will be shared parking among these uses pursuant to cross easements and maintenance agreements. According to a study done by Wenck Associates, the traffic and parking consultant, a total of 317 parking stalls are recommended. The proposed development has 408 parking stalls. This parking study is included with this Application. Avoiding excessive parking and impervious surface is in the public interest and is consistent with the objectives of the City's Plan and Ordinances. The other drive through facility in the vicinity is the TCF drive through bank tellers. The TCF drive through is significantly enclosed and has a large roof area, and almost appears to be part of the TCF building. Applicant's drive through is surrounded by other commercial uses and no residential uses. Applicant's drive through also has signiflcant landscaping and green space around it to lessen any visual impact. The Applicanl's drive through will have no negative impact on surrounding uses and will be a convenience to the public. Applicant also seeks approval of approximately 315 square feet of monument signage: one for Walgrcens at the intersection of County Road E and Lexington Ave; one for Arden Plaza at the entrance on County Road E; and one for Arden Plaza at the entrance on Lexington Avenue. This signage will be first class quality and have brick and stonc structures which match the brick and Slone at the existing retail center. The project is more than 12.5 acres in size. It has two major entries and is located at a major intersection in Arden Hills. The proposed signage is not out of scale with the size of the development and the large number of tenants at the project. If the site was vacant and was platted into separale lots, there could be up to 6 lots on County Road E and Lexington Avenue and at least a total of20 lots (using the 13,000 square foot minimum lot size, plus roadway circulation), all with separate signagc that did not have any common theme and which far exceeded the requested 315 square feet. It is in the public intercst to have signage with a common theme, a first class image, and proportionate to the site size and site usage. DENt''",,";,;, LLe By Denny Trooien, Chief Managcr 3 Memorandum 1800 Pioneer Creek Center, Map[e Plain, MN 55359 Phone: 763-479-4200 Fax: 763-479.4242 .,'<'t,W I ^A/<', .J enc < A.;O""-:S{1,'i%::}1"c>E To: Fronl: Dennis Traoicn, Dennis Properties Aravind GOllemuGt;h Date: June 29, 2007 Subject: Parking Review for Proposed Redevelopment of Arden Plaza PURPOSE This memorandum is to present thc results of our parking revicw for the proposed redevelopment of Arden Plaza. Thc purpose of our review was to determine if the current site plan would providc adequate parking supply upon completion of the proposed redevelopment. As per the information and the current site plan you provided to us, the following uses will bc present on thc sitc upon completion of the redcvelopment: . Existing retail approximately 55,500 SF (includes mezzanine level) . 14,386 SF pharmacy with drive-through . 16,230 SF supermarket . 14,400 SF ofllee or retail (assumed retail for parking review purposes) As per the current sitc plan, thc total number of parking spaces that will be provided upon complction of thc proposed redevelopmcnt is 408. PARKING REVIEW Our parking review was based on the City's Zoning Codc requirements and data prescnled in the Institute of Transportation Enginecrs' Parking Generation, Third Edition. Results of our revicw are presented next. . ZoninQ Code. The Zoning Code presents a parking requircment for "rctail sales," which applies to all of the uses listed above. The Code requires one space for each 150 SF of gross retail sales floor space. From information you provided to us, the total estimated retail sales t100r area is 78,052 SF. For this arca, the total number of spaces requircd on the site as per the zoning code is 521 (78,052 divided by ISO). The Zoning Code states that "the number of spaces required for a specitic use may be reduced if the owner or occupant provides documentation that a lesser number of spaces will actually bc needed than normally required by this Code and the City Council authorizes such lesser number after recommendation by the Planning Commission." Parking demand calculations based on current industry standards are presented next. . ITE ParkinQ Generation. This document was published in 2004 and presents parking data collected at numerous developmcnts throughout the Unitcd States. These data present separate peak period demand data for pharmacy, supcrmarkct, and general rctailuses. Table I shows parking demand calculations for the proposed redevelopment based onlTE data. T:\J9JI\OJ\l';llkjnsMcmu.u(l~ Jvlcmorandum to Dennis Trooien, Dennis Properties Subject: Parking Review for Proposed Redevelopment of Arden Plaza Page 2 of 2 June 29, 2007 Table 1 Parking Demand Calculations Based on ITE Parking Generation, Third Edition Use Size A verage Peak Period Parking Demand (Saturdayl) (lloor area) Rate Number of Spaces Existing retail 55,500 SF 2.97 spaces per 1,000 SF 165 Pharmacy 14,386 SF 2.1 spaces pcr 1,000 SF 31 Suoerrnarket 16,230 SF 4.75 soaces ocr 1,000 SF 78 Retail 14,400 SF 2.97 soaces oer 1,000 SF 43 TOTAL 317 From Table I, the total estimated peak period demand for the site as a whole is 317 parking spaccs. The Eno Foundation's Parking document indicates that thc actual supply of parking should bc 10 pcrcent grcatcr than the estimatcd demand. Such additional supply will provide reserve capacity to allow for cruising vehicles in search of a space, for snow storage and for other factors that cause inefficiencies. With the 10 percent factor, the total parking supply needed is 349 spaces (317 multiplied by 1.1). CONCLUSIONS Based on the parking review and the calculations presented in this memorandum, the minimum number of parking spaces that should be provided on the sitc upon completion of the proposcd redevelopment is 349 spaces. As presented earlier, the currcnt sitc plan shows a total of 408 parking spaces. Thus, the currcnt site plan will provide adequatc parking supply to meet thc projcctcd demand upon completion of the proposed redevelopment. I For all uses on the site upon cOIllpletion of the proposed redevelopment, peak period parking demand on .1 Salurday is grealer tll<111 peak demand on a typical \vcckday. MemOfandum 1800 Pioneer Creek Center, Maple Plain, MN 55359 Phone: 763-479-4200 Fax: 763-479-4242 nck To: Dennis Trooien, Dcnnis Properties Jim Ben~~ and Aravind Goltemu&~a June 29,2007 From: Date: Subject: Traffic Study for Proposed Redevelopmcnt of Arden Plaza PURPOSE AND BACKGROUND The purpose of this memorandum is to present the results of our traffic study for the proposed redevelopment of Arden Plaza in the City of Ardcn Hills. This traffic study addressed the following two principal traffic questions: a) To what extent would the proposed redcvelopment alter the total vehicle trips entering and exiting the site during the a.m. peak hour, p.m. peak hour, and on a daily basis? b) To what extent would the proposed redevelopment alter the ability of the motorists to enter and exit the site at the two site access locations during the p.m. peak hour (i.c. driveway on County Road E and driveway on Lexington Avenue)'! The subject site is located in the southwest quadrant of the County Road E/Lexington A venue intersection. The site presently consists of the following uses: . Three intcrconnectcd officc buildings with a total gross floor area of 45,954 SF (square feet) of which 29,429 SF presently is occupied and the remaining l6,5l5 SF is vacant. . Retail building with a total gross floor area of approximately 55,500 SF of which 52,500 SF presently is occupied and the remaining 3,000 SF is vacant. The proposed redevelopment plan will retain the existing retail building and will replace the three office buildings with the following uses: · 14,386 SF pharmacy with drive-through . 16,230 SF supermarket . 14,400 SF retail or office] The proposed redevelopment will not alter the existing access arrangements for the site, which include one driveway on County Road E and one driveway on Lexington A venue. The proposed redevelopment is expected to be complete by 2008. I To be conservative in trip generation and traffic volume estimates, we assumed retail for traffic forecasting purposes. T:\193J\Ol\Tr~I'fid.'~Il11l.<Joc Memorandum to Dennis Trooien, Dennis Properties Subject: Traffic Study for Proposed Redevelopmcnt of Arden Plaza Page 2 of 6 June 29, 2007 RESPONSES TO TRAFFIC QUESTIONS Chan!!es in Trip Generation due to Proposed Redevelopment (question a) To determine how the proposcd redcvelopmcnt would affect thc total trip generation for the site during the a.m. peak hour, p.m. peak hour, and on a daily basis, the following approach was used: 1) We completed traffic counts at the driveway interscctions on County Road E and Lexington A venue on a typical weekday during the p.m. pcak period. Using those traffic counts, we determined the existing total p.m. peak hour trip generation for the site. 2) Since the proposed redevelopment involves removal of the existing office buildings, it is important to divide the total trip generation for the site between retail and office. To detcrmine what portion of thc existing trip generation is due to the office and what portion is due to retail, we developed trip generation estimates for the existing uscs based on data presented in the Institute of Transportation Engincers' (lTE) Trip Generation, Seventh Edition. Based on the relationship between the estimated office and retail trips, we divided the existing trip generation for the site between retail and office. 3) As describcd earlier, there presently is some vacant space both in the office and retail buildings. To detcrmine the true change in trip gcneration for the sitc due to the proposcd redevelopment, it is important to calculate the total trip generation for thc site with existing uses fully occupied. Thus, the existing retail and office trips from step 2 were increased by a ratio of tOlal square feet to occupied square feet. The resultant trip generation from this stcp is the total trip generation for the sitc with full occupancy of thc existing uses. 4) Trip generation for the proposed new retail uses was estimatcd based on data presented in rTE Trip Generalion. 5) We removed trips due to the existing office buildings from the total trip generation for the site with full occupancy of existing uses. We then added trip generation for the new retail uses from step 4 to determine total trip generation for the site upon completion of the proposed redevelopment. 6) Trip generation for the a.m. peak hour and on a daily basis was cstimated using the p.m. peak hour counts and based on the relationship between p.m. peak hour and a.m. peak hour and daily trip generation as per ITE data. Table I shows a comparison of the trip generation for existing uses with full occupancy and upon completion of the proposed redevelopment. As indicated in Table r, the proposed Memorandum to Dennis Trooien, Dennis Propcrties Subject: Traffic Study for Proposed Redcvclopment of Arden Plaza Page 3 of 6 June 29, 2007 redevelopment will not significantly alter the trip gcneration for the site during the a.m. peak hour. During the p.m. peak hour and on a daily basis, the proposed redevelopment will increase the trip generation for the site by about 50 percent. Table 1 Weekday Trip Generation for Arden Plaza A.M, Peak Hour P.M. Peak Hour Daily Scenario In Out Total In Out Total Total Existing uses with full occupancy 157 53 210 203 262 465 4,900 With proposed redevelopment 122 82 204 358 347 705 7.600 Traffic Operations at Drivewav Intersections on Countv Road E and Lexington Avenue (question b) To delennine the extent to which the proposed redevclopment would alter the traffic operations at the two driveway intersections, we completed the following steps: 1) Base traffic cOllnts. As described earlier, we completed existing (20D7) traffic counts at the two driveway intersections during the p.m. peak period on a typical weckday. Our traffic counts were adjusted to account for full occupancy of the existing uses as discussed previously. These adjusted 2007 counts form the basis for our traffic forecasts and analyses for the post-redevelopment condition. 2) Analysis year and backgrollnd grOlvth. Consistent with normal practice, we completed traffic forecasts and analyses for the year after expected full completion of the proposcd redevelopment, which is 2009. To establish valid background traffic volumes on County Road E and Lexington A venue for the analysis, we reviewed historic traffic growth trends on these two roadways. Based on this review, we found that no significant growth in traffic volumes has occurred on these roadways in the last few years. Thus, the 2007 volumes adjusted for full occupancy of the existing uses on the subject site were used dircctly for 2009 base conditions without any adjustments. 3) 2009 post-redevelopmelll forecasts. Traffic volumes due to the existing office buildings were first removed from the 2009 base volumes at the two driveway intersections. Trip generation presented in Table 1 for the proposed redevelopment represents gross trips. Due to the multi-use nature of the subject development, we expect that a portion of the trips generated by the various uses will oecur internal to the site. To account for these internal trips, we reduced the gross trip generation for the proposed new retail uses by five percent to arrive at Het trips. These Het trips due to the proposed three new retail Memorandum to Dennis Trooien, Dcnnis Propel1ies Subject: Traftic Study for Proposed Rcdevelopment of Arden Plaza Page 4 01'6 June 29, 2007 buildings were assigned to the two driveways based on expected directional distribution and location of each new building relative to the driveways. The following are our directional distribution percentages, which are based on the cxisting traffic pattcrns for Arden Plaza: . 30 percent to/from the north on Lexington A venue . 30 percent to/from the south on Lexington A vcnue . 25 percent to/from the west on County Road E . 15 percent to/from the east on County Road E Figurc I shows traffic volumes for thc two driveway intersections for the following scenarios: existing (2007), 2007 with full occupancy of existing uses, 2009 upon completion of the proposcd redevelopment. 4) Trqffic Analyses. Capacity analyscs were completed at the two driveway intersections for all thrce of the above scenarios using the Synchro 7 .inalysis software. Existing geometrics and traffic control were used in the analysis for all three scenarios. The driveway intersection on County Road E presently provides one left turn lane, one through lane, and one shared through/right turn lane on the east and west approaches. Then north approach is a drivcway for the Holiday Inn and provides one lane for all movements. The south approach provides one shared through/left turn lane, and a short right turn lane, which providcs an effective storagc length of about 50 feet. The driveway intersection on Lexington A venue is a T intersection that presently provides one through lane and one shared through/right turn lane on the north approach and one through lane and one left turn lane on the south approach. The west approach, which serves the Arden Plaza development, provides one left turn lane and a short right turn lane, which is about 50 feet long. Capacity analysis results are prescnted in terms of level of service (LOS), which ranges from A to F. LOS A represents the best intersection operation, with very little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. Motorists exiting the Arden Plaza development via the driveway on County Road E presently experience LOS E and movements exiting via the driveway on Lexington A venue presently experience LOS F. For the 2007 scenario with full occupancy of the existing uses, exiting movements at both driveways will experience LOS F. Exiting movements will continue to experience LOS F at both driveways upon completion of the proposed redevelopment. C')oO) ~~~ C')oO) ~~~ irL 5/5/5~ 'L 29/29/29 <C-- 651/651/646 9771977/962 --7 r-- 28/31/58 51/56/91 - COUNTY ROAD E 11r :;: ~ l[)~~ r--~o > ~~~ a: ~~~ l[)~C\J 0 ~ r-- C') ~ w v CD f- en l[) C') v 0) o~ :!::.~ vOl w~ ~C') O)v l[)0) 11 44/52/58 ~ N 72/86/105 - t SITE DRIVEWAY 11 w ~ Z r--w 0 0) 0) NOT TO SCALE f- ~r-- f.') C\J~ l[)C') Z coC;; x v~ w C') -' ~ "" ~ EXISTING COUNTS (2007) Ir= 2007 W[TH FULL OCCUPANCY OF EXISTING USES I 2009 W[TH PROPOSED REDEVELOPMENT XX/XX/XX NorE: rHE REDUCTION IN THROUGH VOLUMES ON COUNry RD E AND LEXINGrON AVE FROM THE SECOND SCENARIO TO THE THIRD SCENARIO REPRESENTS REDucrlON FOR PASSBY TRIPS. PASSBY TRIPS ARE EXISTING THROUGH TRIPS THAr WILL INCLUDE A STOP Ar rHE SUBJECr DEVELOPMENTIN THE FUTURE. TRAFFIC STUDY FOR FIGURE 1 ~~Wenck PROPOSED WEEKDAY ~:;;, 4:~ _._~,€,;{,~~?m REDEVELOPMENT ~';:0tJ:'2:5'0Zb'"1'~ P.M. PEAK HOUR OF ARDEN PLAZA TRAFFIC VOLUMES Memorandum to Dennis Trooicn, Dennis Propenics Subject: Traffic Study for Proposed Redevelopment of Ardcn Plaza Page 6 of 6 June 29, 2007 RECOMMENDED MITIGATION MEASURES Thc capacity analyses revealcd two principal reasons for the LOS F operation at the driveway intersections: a) insufficient gaps on the mainline due to high through traffic volumes on County Road E and Lexington A venue at the driveway locations and b) short storage for exiting right turns. No feasible mitigation measures are available for the driveway intersections that would improve the availability of gaps on the mainline for exiting motorists. However, the storage lengths for right turns can be lengthened. Based on the results of the capacity analyses, we rccommend that the storage length for exiting right turns on the driveway on County Road E be extended to the south edge of the retail building A (pharmacy), which will provide a total storage length of about 190 feet. Similarly, extend the right turn lane on the driveway on Lexington A venue to the first circulation aislc within the sitc, which will provide a total storage length of about 225 feet, measured from the east properly line. These rccommended changes to the existing right turn storage lengths will significantly reduce delays for exiting movements at both site driveways on County Road E and Lexington A venue. I ARDEN PLAZA ARDEN HillS, MN SHEET INDEX PROJECT PARTICIPANTS OWNER ARDEN FLAZA, LLC c/o DENNIS PROPERT[ES SUITE 1550 421"6 WHITE BEAR FARKWAY VADNA[S hEIGhTS, MN 55110 ARCHITECT FOPE ASSOCIATES [NC. 1255 ENE~,( FARK DR, ST. FAUL, MN 55108 CONTACT, GONZALO V[LLARES (651! 18'3-161'3 (651) 642-1101 (FAX) gv1[[are8"popearchcom CML SChOELL MADSON 15050 23RD AVE N. FL YMOUTh, MN 55441 CONTACT, FAUL D. SChROEDER (163) 146-1600 (163) 146-16'3'3 (FAX) LANDSCAPE ARCHITECT DAMON FARBER ASSOC[ATES '323 N[COLLET MALL M[NNEAFOLlS, MN 55402 CONTACT, TOM WH[TLOCK (612) 332-1522 (612) 332-0036 (FAX) twhltlock"damonrarber .com .. TITLE SHEET ).2.:' AO.O TITLE SHEET . CML AND SURVEY (OWNER'S CONSULTANT) 1 SURVEY . C1 PRELIMINARY PLAT . - C2 GRADING PLAN . eo UTiliTY PLAN . C4 EROSION AND SEDIMENT CONTROL PLAN . --- ".------. . --".- ..--.- ---------- ------- C5 CIVIL DETAilS STORMWATER POLLUTION PREVENTION PLAN . r-- C6 -- - - 1- C? LIGHTING PlAN . 1- ARCHITECTURAL AU ARCHITECTURAL SITE PLAN . A3.' BUILDING "A" ELEVATIONS . A3.2 BUILDING "B" ELEVATIONS . A3.3 BUILDING"C- ELEVATIONS . A3A SIGNAGE . LANDSCAPE ARCHITECTURAL 1100 LANDSCAPE PLAN . L200 LANDSCAPE NOTES AND DETAILS . l-- - - - -- I- VICINITY MAP " "'\ ~ @ 7 , t ~ <:1tVyRO/ldO\\ SITE 1'0' I:,....-tinc.,~f WC,..n,fl~f > " ~ ~. "I. ~, ., i'.. ~ NORTH ~. , POPE ASSOCIATES INC. 1255 ENERGY PARK DRIVE ST. PAUL, MN 5510..511. PH. (6SI) &42-9200 FAX (651) &42-1101 <;i.">~<;~ 1Q![gL",!jIf::.10~ './'0 p,op,,,n,es ARDEN PLAZA ARDEN HillS, MN CITY SUBMITTAL TITLE SHEET !:,';(,c!r:;(:,::-' CITY S.UBMITTAL 07/02/07 )(:;;);~>:;:,,: ,,, ,./,,,--.!:!l ., " C:o-r::"i,:,:k 16226.07012 KH RP .'_:'1', t:, ;ii:\(:lj SHEET AO.O f'~9 '^ I "~ / ::::::1~ ~" ~t " '~. \" , ;:\ >-< W > ~ ;:J UJ u ..-., ~ 10> P-. ~ ~ 0, o P-. o E-< d;j >-< ~ <r: ,,-, Q'" Z ;:J o o:l '[f ~ ; H .\ ''''''",t;::,; \ "":: ! ~-n 'It:~, " '\ "j:Jn,NJ/\ ~" '''0 ~ r'* c> "' J '"\; ! . ~" c? " / [/ : ~'I " ~, , (;.;=,..:.:. g j'?-" '-- --,',.---'I. ~~ f ii~('~~ ;"~-:..~_~~\;~:.;.~ :_~.. " ~~. j .,,~. s", ..."3-:1_ "., r' _'.. <;.. ~~, ,0 - --.L~ "/1 ~ ''\-')~~'\- I II.v t..'='"')'O D, "/1 I)~ 0-" ~1 ,i 1'1 /:r;; 'I ~t~/!.~,'. 'I/~~/ \ ?''''", .j"- -!;I \!~ ':T ~'8 ' lj ~;2 ~~'t;' j \. ;~~ ~.~~ '1' I' "'~o '<2] ! ! ~~;':i:i: " \,. "-'}o i,Si!! ~:J <<~,S~: / t;1V> oLL... ; ~L 'i co L ~,~~ *~~ m 7 " ~ ! 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CONCR[!C A[lA.'lllm,[D utlLl;Y 1;(1.15, )JID NN OThER u~IUSJ.,!1Jr "'A1ERW_S SHALl. GEOOV[ niL PROP[RrY OJ' H'( C011TRACTOR IJID S,""!_L 8E DISPOSED orr THE CO.'lSfR,,'CTiQN S!1r 7) COvPll_,lmi 0, Silt GRAD;~IC OP[P.A710~IS S"',,-L RESULT IN ALl. t.Ji.U.s Ei:'~IG CPJ\O[D 10 'PUJ~ SU8GRA.'lE ELLVATlmf 111E rC\irICJ..l,Tlml N~D BLH~D'~,G PAC D:l,jE!ISIGNS S'WL [;[ OEl(Rl,JiNED BY RU'[fm:!IG 10 1m A'<<CI~IIEC'lURt~. Nlll/O" STRUCTURAl. DRA.Wi~ICS 11;[ HQRiZ01l1Ac Dll,ID/S~O~iS t~,O I.OC\l;O!. or 'l"E PARI-,rIG LOT ;,::0 OR~WAY A.<1,'.AS SlW_L lH: Dne:Rl.<,,~tD BY R[re:Rlm;G 10 lh,: S!!e: PtA'~. THE PAVEVENT SECT:O~/ A.'ID $Uu8J;$E $IW,L 8E COORCniAlrD W:lH 1fH: Gf.OI(CI-i','!U~_ REFORT. 5) rl:"SH~D CPOUNQ Al}.;/,::;e,n TO PfWPOSLO rlU'lDiNGS S'\fH SE SLOI'[O :,W,',Y ;,; ;., ~:il;"'U" 0, 6 t~;CHES I'; \0 rEEr (s,n::::) rOR !j;[ 1"1RS7 \0 ,ECT, [xCEP; .,.,.,;[:1,[ ~iOTD 0:, PIA'i B~Y011O 10 n:E'l, !!f.HH 10 FLA', GHf..otS 9) CO!HRJ.COR IS r,ESFO:iSIGU:: rOR OilX)"IG ThE ,:"I$li[O GROUliD SUR,Ace gi;) t~()'IS!RlJcn~~c PROPOSED PA\';:Mf!;TS. S::lLW,\L,:S. MID CuRfJ !< OUTT,R WiTH 5'''00\\' !.:. U~I'rOR" SLD"ES 10 i'f!OV,O, ros!,...'~ DlW.'/AGE AWAY flWl,< A."D PHf.',UH pm.o:~IG 1'1 t_CwU, tJ"A~ CO~~IACl f!,GI:iE[R II' rl[:cD :0 OllJ0'~~G PUJ'S ARE J1EQ:J!RED 1,,'STt,,-l t, "'''lllJUlJ or 4 ;1,(H[5 0' cv.c:,$ ;, AGGRLCJ,jL eASE U,i2LR ',LL CURB Mill GUnER 11) REFER JO EROS'C)N &: S[QII,IE~~T OO'III<OL PtJ\,; MID SJOiWWAJER POLLlJliC~1 Pi!t\1>::O'/ "IP; (SWI'PI') rOR OETt,'!.S m, ,_ROS!O'I & Sfn'l,I[lJl CO'IIRO! PRAC:IC,:S, l';Cl.UD:~IC i~.STAl.l"'liO~. A~,D w"r,IU~A~'CE Pi/ocmu"!:::: COIIlHl,ClOR S"AH ~IOTlry :11[ ell)' A I.L~I'''IJl.l or- ~8 hOURS Pfl:OR JO I'tmH~ 1t'( ItCi1T-Of-WAY N/D OE'J(HlN;[ :;' CllY 1',5"[0'0'1 I'I'LL [!E lJ[CU:!![[) .wzElli! ~_EE.0f.,,_:;[Q__ , _ _ t~_,::,.I;~,r,;__ EOUh'llAPYLI!;f: LO:U!;[ ~;[1;;AC": U~I, [ASEJ.j[!H Li1J[ tCGe Of' \\~: RAllO 11"" 0'0 T CURl) 1I~,[ . SA.lI~I,\in' SEWER . -1-,_ W/VAt,riCI,!: \\'Al{H lAt.;,; W/ r"IR[ lHClRAtn ~< AUX, VA~\-i --4-4_____ GAl!: \'AL\1' CATCH ,lASi,~/STC:W $f:I,';:RjI,JM/HOU rU,R[D ErO SfCTIU, W! R:PRM' I'~U:T PROTEC1'ON O\/[RH[AQUTi,J:I[S rE!~Cf UA,;Z<R COnC<JR U~IE J.j,~,C-'l (O~IIOUR lI~IE pt:RCe'T GI,'AOCjDRA'~;AGE "'~CPE [1,J[r.:[.r,~ICY OWRrLOW ()'lAi~U,C, R[lA'~n,C WM_,. ,>LT,(!IC[-[)[rOR[ -..~ o -<j~-; -ptl->< ---:;",-..--- --, _.-~,~_..-._- ....lm IJlJOO[JDC, E,:ll;"'~IG'JS p,\\n...t.'i1 CG~'CR,: iF P t, '.';-", ,)~; ROC~ cO'ISm:;CTIO~; ErI1RM;C" Gun'Y/;'AW"'U;1, [V c::=::J c::=::J lJVc[):I~G BENCHMARK it/FOOl.<A nON: To,;> n<Jth;-':rcnlce.tside L.,;n9lo<lAWJ 0: Sooth"e~l c~ner or e.i.t"'9 bucai"9 No, 3~SO Elevalion ~ 94",85 (N,C,V,D. - 1929) WARNING tHE CC~In>.ACTOR S'".AU. CGh,t,.Cl t~L Pt;9U: lJ~'LI11~'~ FO;; L0U,,:O!IS 0"- ALL U!j~"fRGFOIJ:1[] "dirS, W~';I'OLfS, 'iAlW$, 0'\ (lTH[R DiGG:ll" >i~ Sf"~~~ RU'A'R RH'[J.eE 1H" t,;:CV<: WHE:~ DWAGEi [),!'1;~~G C ,) ~ STR t; C1 i [) ~ i :, T ~,O C 0 S 'l 10 Ol.:; E R i , / ~~/ r'-- \ " ........A:" " " , , //' , '-=:':==-=,~-----~::.=:I.-_----,--.' 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NORTH \ , , , "(=='~i' , > tk~''',O UJ(."<;l.r'~) C.U.'H'" ~~,!T\: -I 50' ~ . m Schoell Madson !mlPlanning Eng:ne~rIfl9 Surve,."19 L_____n..J 1505tl 23rdAvef1ue Nor-J1 Plymootll,M'nrlesotaS5447 T753-746-160G F763-746.1699 l111Qlrxlus:ria\C,rdeNW,Su~eE EI~RJ...e:,Mmr.esota5513Q T763-241,Q10a F763-Z~1.5351 'l>w>'l.~tffiJdson.ccm PROJECT ARDEN PLAZA REDEVELOPMENT SOUTHWEST QUADRANT COUNTY ROAD E I LEXINGTON AVE ARDEN HILLS, MN CLIENT ARDEN PlAZA. LLC 4255 WHITE BEAR PARKWAY, SUITE 1550 WHITE BEAR LAKE, MN 55110 651,247.7007 CONSULTANTS REVISIONS . 7.{l2.{l7 CIl)'Submfn..1 I h~'~byc~r1rfyth.t thia p::n. a~~on. 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VAlvt GA1(VALVI: CATCH 8A$lII/STO'<l.l SE\<''i:R/l.<N~;,CL( ru..RED n,OJ SEC1l0~, wj !l:"RA? 111([1PHOl[ClTOIJ O,;:RH(AO UT:LIT1ES ,e/CE f,jA.>6<1 CQ!,lOUH U~[ '''It,OR CO~TO:.JR UI;[ P[RCENTGRt..DE/DRA:liM:":tC"'f E",[RGn~CY OV[f~n_Ow Drl,,,u,(.r HnAlN:~;C WAll SiLT rn;C[-IlErCRi: ,,1l1J"'i~/o-JS PAvo..[~n CC;C-'l[,[ P,',\'~",U~l l~iX>: C01'S,RUCnO'/ Ui'R "ief ,i'WCRcnou>;() IiCCK 1';:1(11',\11(" GUnCH/PAVEVC"l [([V o;l:,,!J:~G ROW 0, 2J SlO',...t[CH $C"':\,O Cd,w,lmS --", , I 'oJ:, lJ'" I J(," _~L._,_L____ / C:iliS~{~' ,..;~~.J,~~w,';:;o;~~~[ j :.:_,;;;; I ~H.::L. ~~'---S~_ ',>,:.~ WARNING UNDERGROUND ROCK INFILTRATION AREA NoSc.:lI. I: ..._1 ",' C'J'/:RACl0P S'V-i.L CNn:,Cl A:.\- "l8L;C vl,"illeS ,('v i('C:.;l()~;S C' },I L \''''''[$, CRDlli::R R[P:..!" t~ORHi ~.~-.> \... / ....,- -~/ 1I',1[1~ lic>C0STTDCn'''ER '".C' ~-, 1m ~9~o~!,~~~q~~~ 150503 23<<1 A~llI1uo NoM Plymouth. P.!inneso\aS5-:47 T753-746-1600 F763-7.:ij.1699 1111011)(j1lstli3JCirtli!NW.Su~eE Et~Ri,>,cr,Mnflesota5533{1 T763-241.0108 F763-241.5}51 v.""w5dloetm;ldSOflcom PROJECT ARDEN PLAZA REDEVELOPMENT SOUTHWEST QUADRANT COUNTY ROAD E I LEXINGTON AVE ARDEN HilLS. MN CUENT ARDEN PLAZA. LLC 4255 WHITE BEAR PARKWAY, SUITE 1550 WHITE BEAR LAKE, MN 55110 651.247.7007 CONSULTAI-lTS <LA REVISIONS .7..oH'7GltySvbrnl~1 Ihorobyu"rlyth.lthi'pl.n..po.cif,c.:ltioo. O'(.portw.~preparedbyrnoo<un6<<my dlroot Ivpo"""I",, .nd th'll.m. dul~ Lleonudf',ofoulonIIEnlllnN,und.r thol.wsollhISurtoolMlnnnce.> O.~ld Roodo! DAlE' LIC.NO: CHECKEOBY POSIDR OESIGNEOBY " ORAWN8\" " PROJEClNO G-lStfj..oOl DATE 7-2..07 TITllOSllfET PRELIMINARY UTILITY PLAN SHEET NUMBER C3 EROSION AND SEDIMENT CONTROL NOTES: 1) CO.';:;>J.(;oR SH."-!. 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I . ;'~:7:l'U ,v~ 4 e' ',,"; FFE~940.00 . ,., I_ ""...., t~ORTH ~ ....-...-.-<' I , , , I!I Schoell Madson 'miP13nn:n9 Eng;neermg SUIVIlI".ng i I 15050 23rd A'ienue No:1ll P:ymo;j1ll.M:n~es.o:a5S.:47 T 763-7~6-1500 F 75:>-7~6-t699 11110 Indus:ri~ICird(!NW.SiJ~J.'E Elk R;ve~. ~hlrlC50\a 55330 T 753-2~1.0105 F 763-2~1,SJ5t W'rwl,SCllOQi'fl'IJdscn.rom PROJECT ARDEN PLAZA REDEVELOPMENT SOUTHWEST QUADRANT COUNTY ROAD E I LEXINGTON AVE ARDEN HillS, MN CLIENT ARDEN PlAZA, LlC 4255 WHITE BEAR PARKWAY, SUITE 1550 WHITE BEAR LAKE, MN 55110 651.247.7007 CONSULTANTS REVISIONS .1-<)2-<)7 CilySubmitt.>1 Iho'obycorhlytho\tlliop:.n..po.eifoC3U'on. ot,eperlwo,pNlpsredl>ymeotun(1<:,my dlroet.uporvlIIOllon<lUTollom.<luTy lIconudp,o!...lon.IEnoi"...run~o' tho loWl ot lho St.>1o 01 "'innoo.ol.1 D.vi<lR<><>dol DATE:_._ . LIC,NO.: CHECKED BY POSiDR DESIGNED BY " ORJIWNBY " PROJECTHO OAlE 6-45--16-001 1.2-07 TlTlI:SIH:n PRELIMINARY EROSION & SEDIMENT CONTROL PLAN SHEE1HU"'8ER C4 < ">'" ":i;:::k ~ ::S:3::h <<":;"."" '. ':::~:::b, ...JHW;:~ .d~::':'..:.;. ,. '0 1" "o,,,,,~ ~oc;.- :>.Jli:.; "'"', "," .""",", "" " '" l' '" ,;" "",," ~> ..otK>l C>._' '" 0.-], <"'-""" <>)1'....",. ~o ",7~'.;~;" n~~~c~' i:.. o~<~::; :::: .~~. !c...,"". ROCK CONSTRUCTION ENTRANCE :/~~-:"3___-=:,~,;:, _..' ",' , ' - " ", :,<. ~."" /,/ ""\/ C'~l'o'_______.1 I y\' ,i /\\\ A If / \ \\ t../' _ULi II II! \\ /P \ t --------...I_L/ {- .... /7--- c"'~ '^'" r,c"... /--~"-::-~---r;.;'.:/ c,,'~ ~.--"- :""(;""': 1,,-,,",.{ c-r O<;J.,Mmts 1_...,.~........I~i'" '...1"-0<""'P.>Jar!"'''''"'1~:I;T ~l=6;':7"=~'G~T~~ -;;:-t u "I" u win i11Jj H "I" "I", " ,," n.' ,. ," .. ~: :;; ;~ ij;; :~: "":>04 too P'; to! I ~~ I ~.i in IEJ _~j I~~-! 1 , ! ~, , I' " " I , ~; " " " /1 I " ! ,'~ i ! ~: lot " , ,,, " , ", I ! ~r '" :lj , ", I ".. 'OIl- ,.. 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"Q <:--"f"lff< ,,'-";......",0..;1; FABRIC SR.TATJOH RHCI! '.n:r 0~1~~~~~~C~~:" ;~\~~:~,,;?~:t..~~l]'~~~2t~~!::: ~.\ :J.""...e<:0"n'"lr{,)lTf' .-.-,(7 ""'\.. T .I ~lcr'<: ~/.' r'L" n i-'-- ~ ------.--j-~. 1---, -~,~,--..2..F 'l~ j ---r..ti,!~-~'iiC-II'---r-'-'-{~~~~~f=j ! w Ie;, "v~~;;~.'~ ~ ~~~~l;-:;.;-.-;;r';' ~ F' ,;;;~/r P!.~I' 1;:1 ~:,'2-L~J2a:;:~.~rl:~;~-r;:-f~~,: CONCRETE CURB AND GUTTER DETAILS .---..-..-.-""".....( / 1 /-' MOO', i \! "~n~ I ! f\"-:.",. 'n;H , '.11 c' , .L '.1 ~' I _1. "",.-- "'''"''''''',.... ..",""~ 'H '" ......."'. '---~<= HYDRANT DETAIL I ":-;--;::;""'(..::"~"'~:::-;I:-:;") -,-!"..., ,-,.~, ;~::'~','::,::1 ",_.~,..,~ ~"_t',;,''tit;..';'''''''~ ~,.[- -' ::,..... ~,.""". "-"""'" ,/.', 'I:' ,....'._..V4...'_",._ .'''-',.........:.:...(,.,''''''.-0'.. ",,,,,,,,,,,,,,,,,,,,,,",",'"'' ,"......"-'''- l,.--__-'~ ",...." '-.' ,- '........ KEYSTONE RETAlHlNQ WAll DETAJl. I ('J,'" ,~'~, '-."J ' ", . .'~ . ,',c'":;r.." CATCH BASil N.ET PROTECTION ~ ~~~O~!IM~~t~~~ lSOSO 23rd Aven:.:e ~~c.-:n PIl'!1~;u:h,MI~MSOta554.:7 T 75J..7~6-1600 F 763-7':6-1699 11110IrKlust>i3!CircleN'....S<lr.eE mRivH.Minnesota55330 T763-2':1.0108 F763.2.:J.S351 'Jo'-I<w.schoe!:ffi3dson.com PROJECl ARDEN PLAZA REDEVELOPMENT SOUTHWEST QUADRANT COUNTY ROAD E I lEXINGTON AVE ARDEN HillS, MN CliENT ARDEN PLAZA, llC 4255 WHITE BEAR PARKWAY, SUITE 1550 WHITE BEAR LAKE, MN 55110 651.247.7007 CONSUL1AfHS REVISIONS .7.02.07 CllySubm;tuJ 1 h~f~by ""rtify tho:1 thi. pl.n. .pocif,,,-,,tion, or ",port w~, ptop~'.d by me.". under my difocl.u?O",I.lon .nd th.l!~m~ dul1 Llconud P,ofoulonll Enginoo,undor tho I~w>- oftt.o S\.o:1o 01 Mlnno:oo/.1. O.vldRoodol OATE:__ ___LIC.NO,'______ CHECKEOBY POSIOR DES1GNEOBr " ORAWNnr " PROJEC1NO. C.t$46.o0\ OATE 7.2.07 TlTU:SIlEET CIVIL DETAILS SHEE1NUMBER C5 PROJECT: ARDEN PlAZA REDEVELOPMENT LOCATION: ARDEN HILLS, t.lN OV,'NER/DEVELOPER: DENNIS PROPERTIES 752 STILLWATER ROAD ~{AHTOM[OI, MN 551 \~, 651-247-7007 CONTRACTOR T6A ENGi.',EER SCHOElL MADSON 15050 23RD AV(liU[ t,ORT'-i PlY~WUTH. fAN 55.~.:i CONTACT: JARED JONES 763-7,~6-1608 joredj(}serlo"l!moc~()" CD'" 1. ~ ~ and W- of 101 ~ octMtiM): 11"-:; ~"WI'''I' 's OC=.Ul :0 (I) !O<N!U"Y "-l "<I: f'<)lt...l.... ~~"'cl~ COO P<<VJT'oON ....00< ......Y ~WOtWl~y O( DHC1'ID 10 "fIe: 7>0"" ,,"l'R O.~,"""~(S rll'Qu 11<(: :;''':1: (") D(::.c>1;lJ[ n,[ 1'~>C[s 10 er U'~fD 10 PUYv'C( PO\.llfIJ.~'':; :~ S:0f1>,l ....,tR O<So:I'.l.RCC; mou lhe S"(; "";I (~) '0W~t ccwrlJ.l.'-:;( w:1l. 11<[ 1Ui>IS J."D ce":xT.:<<$ or n,[ ...I'(){S p,v,<;[" ',",C4IU "AltR PC/lu:,:", A'" R[C<J;= "...0 (>{",.-ro (JY'n,c """,,cs ",v,<;(, ~oo~u un:>; PC/l"'"'. n<t S'Ol'PP....U & L"p\.DJr~'TUl Af fl<( SlIt f1'Cu n" co"un,ct"!:>" or CO"';lI'VC1"O~ J..'"fMTY \)'."n1. n.[ CCUou::'NI' or r.'w ~-'I.!'~ll)',<C'" T,<r F1'(I.;(CT""-l (>{UOlO, n,{ ():,$1">;COfT>'.';[ COU",D .,." 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Ol< noO:;[ PUl:;;',-:; CO"''',Y Rl,,",'O""'R.i rOl< c.o.'''\~''(; rI'l ".'C-;/"~f>O>'. !'h[ ;~1C"''''-~';:;'' !\"!''''1\l:> '';. 10 '''< [~~-, e< >r< '~(."'.rr"l "'." ,<I:)". '~"'. ",-':"R.o."'. .,.0 COUC'Df ,,.,. "~A" !",^, ''''~[ ,.,.'1 ',.':.>c,,:.....~ ";;,,,,,-I\t~ fc<; ~uDu,m.,.: r,o..,::.t ,."O",,^l.:'~. ".C'V()>.(; n.;; f'O';~(<.~," r." "'.f "".-0 ''''''''~''''''{h'1;c.o ""'(:'O'>,{; ','G\,A>\01r.; ',.,o>.[,,___~_,______ ,...n._____._,_ ... "I O;"IO"Oi:D [lI"':;<;>'I'!l''''''I' C"''''''X ~",C",,~I ("""l") . ....'1 '\.""\,"'11> "'0 >":;Cl"1 n'L CO"~"<':"''; 0' 1\,.'; "";"~ ~.-",',1 ;1 :)AH ((i:~'''''<':::O~) , '....~ .'\""'" .....~ ,o.,,;Cl"l n,( ClY.l:<I>:,'" '" ''''0 '~"'. ~,oo;r: "'1t:_____~_.___________ LOCATION MAP ~ ~~~o~~~~q~?,,~ I , tS05{l 23rd A"Cl\ue No.1h Piimou\Jl.M,nn"S{)la5~7 T76H~6-1600 F763-7~6,t699 11110 I~U$tri3iC,."cJ.~ NW. Su~e E EI~R,'.'e'.M..nne$()\a55330 T 763-241.0105 F 763.2~ 1.B351 w...wsd;oef:fll3dsonrom PROJECT ARDEN PLAZA REDEVELOPMENT SOUTHWEST QUADRANT COUNTY ROAD E I LEXINGTON AVE ARDEN HillS. MN CLIl:NT ARDEN PlAZA. LLC 4255 WHITE BEAR PARKWAY. SUITE 1550 WHITE BEAR LAKE, MN 55110 651.247.7007 CO~SULrA~lS REVISIONS '7-ll2-!l7CitySubrnlrt<l1 Iho'oby"o"itylh.tlhl&pl.n.&po.ci~~C1'\. o'r~port",~.p",p3"'dbymoo,,,n<le'my <ll,oct lupoMIIC1'\ ~nd th.! l.m ~ dul~ tIC<ln..dProln.lonAIEngln....'un~.' tho l~w& 01 tho SWo of Minno",!.:.. D.VldRoodo[ DAlE, __".,,"_-'.,~_. ~IC. ~O" CHECKEOOY I'OSIDR DESIGNE08r " DRAWN8r " I'ROJECT~O DATE EAs.l6-001 7_2-07 TlTLt:SIiEET STORMWATER POLLUTION PREVENTION PLAN (SWPPP) SHEET NUMBER C6 NORTH ~ 50' 1- ':- - '. ;, ;, " \, ), I. ~ , :i ,"., " \".;, " " " " " ,. \.' h _~._ _k l... ;"'- I i 1,-,,1 " I.,." " I, -.-.,,--,...... i "1 " I' , , , l'I'{ )f~ ;, " \; ,. 1 :0 , i l'-d-~' , h)- "I" ";ft' , , 'FTil,~;-.' ,; -lri-w-r,",'~--"; ),.; " ,. \, \, \, \, t, ,~, fIl'l" LJi:: ,....,.!..,. \. :: [:0: i1LUnU k,,~, .,.i:,~) ~.i.,;i,,! !.'~ "\' \. \.1\, \, ~ "q3' ,;' t, Fij' hJJ'.:~,: ~, - . ~, .. .~ ii"'U @ ;, \, " "0" I~1 \, , ",.: , , \, " ,." !"t \. \.i'r li ,,' ~~, \;r;; ;.,.1" 1. l, " h \. ,";.:,.,-:, 4 ~- FFE"940_00 " " " I~'" j"" ;, R:O.'W. DEDICATION"-,~, ~-'-'--==-::::) r, " t.;.:-:.. \, I,,, I, ,. ",. I. I' 1...1-' to I, I, <, "~:r' I._..~~ 2 :~-}' .--..\, 0:1,'i. :~~. "~)' ;. ~- ".\.---1," \,:" " ,:--" _\',_h I, FFE"939.50 ~ ,~..., n u FFE=939.00 h" ",' \.(1. ',C\, \, ;. ~':':__~_~~'_~~:.....2:....-. " I, 1,;, " " ,"I \. h I, i'.:', , ':1 " "~r Hi I, F11' :' \': " ,. : 1.1;1:1, ';'1" '(~, i~', ;)" j.i" ~'l 1,;0 ll'~ , ~'i 11"0 I ~] ,,~\, ~:d21' ":)--- ~, 1.:::!', ,,\\ 0 ~ ,.z" -.,: I", r~ \ " ,~,i I, hi" t, I, n :-i ;-1 Ii (i 11 Ii i! 'I Ii " I, ii I-l I' ;( i i , I " " \, " OISCLAIMEf~ Th;s light;n<; pian specifies lum;neires suppliec by ALD. /_ny ceviotian from this plan or use of lu,,,inoires ather than ALD prOOl'cts win require full subm;ttai of fixture sample, drawings, an(j righting pion to city, engineer ond lond~;cope architect for prior appro,..cl These cclcc;lat~ons ore rJQT valid :ar owner or cit,' appro<"cl using cny "non-ALO represented prod,;ct" or fi,dures not shown on this ploll. Fix:ures must be provided by ALD Calculation:> heve bee" "edormed with our best interpretation of tile de:aiis given :0 uS Sarne differences between measured end calcula:ec results may occur due to intolerances in calculation methods. tes:;ng procedures, companen: performance, measurement techniQwes and field conditio"s such 0$ voltage, temperature vor;at;ons, lomp man~,focturer variations, onc other variables. Calculations do no: teke into consideration objects such os, but not :imitcd to, trees, bu;klings, pavement, sidewalk, or cars. Cclculot,on vol"o::s r"present ~lOrjZonlal (i.e. light mekr feeing sHeight up) i:luminonce Fe levels (unless othcrw,sc noted). if the real environment cond;tions do not nctch the input octo, diFFer-enccs will occur b('twC'('r'1 MC'csured v(l(uC'~; end cclculo.ted valuC's. ,;LD is ~~ot re:;ponsible fa, acquiring or interpreting ony locel lighting codes. T~1ese lightinq co:cula;icns ore net 0 substitute for independent engineering crlQlys,s tlY G professional t:nginecr. ALO,lnc. ARCHITECTURAL LIGHTING OESIGNS.lNC. 2920 ANTHONY LANE ST. ANTHONY, MN 55418 612-252-4100, 612-252-4141 fox CONTACT: SCOTT HARMES Mcintoi'~cd liqht i(".'C% ct 0' !';(jh ,,:;im; W,d,;lit.:: /.!_:3[-' (;"",es 30' Roun(j \eper"c c:;;'n;nunl poles. 3' base jI.OPS~"H V,;r:;c(~1 i'J"';),' Flo: glcss I('n~; U(;iI cutoU) ::"';5:i,,(] woll i nd.:s on_' e<;ti"'ctes only Area :n57'~9 Sqf': Talc! 'Nat::; 1 ) .~oe Lighting Power D('n~;it" "0.053 Wctts/SqFt lYP:: x,. [x,:;lir.<,; wall peCk" unk."ovm F.:;t;nH]t,~(j 1 ''::)~.h :(]l~'I:-:; E~timokc rn: !lC'SI\\ 01 15' ..;,'t. -':'-.." ~~;o D,:'''f'"~ .,.;J....:._~}@.: ._-"""."..".,--;'"~. " I, 1.1 i i t;-r;- ,.1 '! -:1 lUl~")11:::J t ,. ~", " I,.. \. 'i ,. , 'I ~_ _ ~ L'j :. i 1 "'h" ,... ,., , ., "-51, .. ::Q;5':I,J,/ "1"\ '.1: .. ". V iV' "C, ,.li" """ ,. .' "~'N\";'I~' ., I, I, \, \ 1'11,1'1 L'['i._t. '~:~d~ A ':':\;,1'i 1":i:; 'D ( \ I, ,>.1,', \. . I'G.~...'Lj"[ i' il!! . 1" ).,."'l-:r';-1>T'~i':t~';'~ \;. .;- "'t-~h-~.....~~ WIDELlT:: !,UP V[fillC/,l LA!,~P f--I.AT GU,SS LE.~~S D:iSTii-~G WALL PAc;.: t.n.'I{NOWt.f IA!n> (175~''',H EST,) 1:;" ESU~A1[D ~n HEIGHT "ice'" 1 I- 2 I, ..... 3 I, .1 ,', 5 A 6 ,x " " 8 3C' 9 I, I, " ;, '2 I- '3 ,', 14 ,', 1C, 15 32 17 " .....-- 18 DO 33' ......--. " E 33 20 , :U '1 [ 33 '2 E 33 '3 E ...... 313 33 25 26 W 20 .......... 'J IV 20 28 IV 20 29 W 20 .-- 30 \'1 15 53 .:h.......... X 15 X 15 ~; X 15 , ", 3S X 15 fs , ..:1 ........... X .. m Schoell Madson 'mlP'>3MIIl9 81g,n,:enng SurYOr,~g I I L. 150:.0 nrd A\'l)f1co No:t'1 Plymo\!th,',~,nne$C:a5~7 T 7&J.745-16{)O F 763-7~5-1699 11110Indus:riaIC,rdef.W,Su:t1!E mRjyer, Minnesota 55330 T 763-2~1.01CS F 763-2~1.835', \\.....<'I,schoefl'T\;;d;c.1com PROJECT ARDEN PLAZA REDEVELOPMENT SOUTHWEST QUADRANT COUNTY ROAD E I LEXINGTON AVE ARDEN HILLS, MN CLIENT ARDEN PlAZA, LLC 4255 WHITE BEAR PARKWAY, SUITE 1550 WHITE BEAR LAKE, MN 55110 651.247.7007 CONSULTAfnS REVISIONS . 7.()2.()r CllySubmilUl IhofobYC<lrtrlylh.llhiopl.n,opocif,cotion, O'fC'POI1WOS pfep.,ed by me c,un<lermy dicoct.upctvhlcnondlh.l1,m.duly LlC<lnudPfcf.ulon.IEngln...fundof 1".I.~cflhoS\.o1oofl.lln"">ol-:I. D.~id Rood.l DATE ___~~_ LIC.NO' CHECKEDSV PDSIOR DESIGNEDIlY " DRAWNDV " PROJECT NO &t5-ll'i.()Ol DATE 7.2"l7 TITLE SHEET PRELIMINARY LIGHTING PLAN SHEET NUMDER C7 I SITE DATA ZCi'd\G DiSTRiCT: 6-2 GENERL_ BUSiNESS D is TRier ZCNNG REQUiREMENTS R::G'J!~::S; BUiLDiNG SETB'~CKS ::RCNT RELR ::0 ~;r.' ~;r ::;i:...-,t: P4RKI;,\G SET5LCKS :=RC~7 R::Lr.;::; :'f;",' s::::= T07.:.L ~ROP=RT"'; ~~;. ~':':0_::'0: s:: 0 i:':;':") ':'CRES. &.::)ZO S:: :':<::,S':"CRES "::':<2.::.::. ::\ ;..;;G~J);'~' :::::-S:::r--:::::NT :>;::T .4R:::..::. ':8:,;&-1 v, -: C:;:1 ':;CRES ::/:5"'::'\6 ::L.OOR ;,R;::::. (E/SP.;C: R::T::'il.. PLUS E/S;:~\C: C;:;c:C::: ~t,',,,... r n!=', .-CbUNTYRO-AOE D<',;'u. e.~"",,,-'::f ,,,,,'''VI: ~ ~'" n "-----1 1----- I I I EXISTING BUILDING I ~ PROPOSED BUILDING .B" 'C:;,b&S S;: RETAil 16.230S.F. ''''''-hrurlo.'l!(U:\,,o,11ON0 ')~OO ~RC=>CSED ;:::"'00'''2 ;:'R:::::' EX'S 7:~(: ~T;:'::... FLUS PROPOS::::::: R::: .>~ ::',0(3.0 So:: PRC;=CSED :::"'CCR ;:.R:::.l R.:.jiC t;--;;:.x, ;: ;o.K. A.L.L.C1'ED : DE) ::i,.sC'O s:: .~e:,;s 1 S,:: , C~'C';' ':'RE:"::' CC'lE;;';:ED SY S'7R\':CT'j~ ~i,c.0C S;: ~L/, ;:':"~C;l,'=S' : ~C '-', : -..;,!" ~ " :.s;:::::. CC'/=R.5D 5"':' :"';:'\05C":::== 1:',"1:b S_~ L:'~"::)SC:';:::=:" L~:' \E:7 ":::;;=L iMi:.{ ~GUi~D ' :..~ ;'.' C"';lb s;:: ~2:,;~1_, '::':", F'A8i'SJN,Q ::XiSTi'iC:: :<;::7,i,i:'" 5:.:...=:5 ;::"'00:<; '::'R.=:,:;, ";:;,.',c.;:n r.\ ~-~-- ....,.. 8D:;, c:: 1'07"'-L :.~:.) 1 57.::..:.. :<;:::c::,;'f~EC' PE::;;: '::''-;-,::';: ":',C0~ 5.;: ~,;.p P:<;CPOS::D ;;;;::: ':'1:'" SAL=:5 ;::...OOR ':'R.:::':' (:=,:.S::O 0\ bS,;"; C';: Te-T"::... ..::;;::::.:.' :'0010 S;: 1 S7:':...:... R::CU::;;:::D P=R. ':'..-7;:':: :'~c' TOT:.:... S"'':U...S R:::G:JiR.:::C ::'.',.r.. TOT:':'" S7.2.:"':"'S FR.C/D:::C-' ':C2- ':CC:::SS!BL::: 57.2.:",:",S R:::CU:R.:::O ~ .2.CC:::5Sle,L::: S1'::':",:"S PRO'/D::O ~ PROPOSED BUILDING "C- .: OFFICEJRETAIL <, 14,300S_F 1 r""S><E:JHOORfL.Lv~nOl;' ......~l( EXISTING POND /' _-=.~j ''<.n';'";{~__ :/.M'O't:" l1'r";G~""'f ARCHITECTURAL SITE PLAN 1 "=1 00'-0" ~ . - - w => Z W ;;C Z o I- l'J Z X W ...J POPE ASSOCIATES INo. 1255 ENERGY PARK DRIVE ST. PAUL, MN 55108-5118 PH. (651) 642.9200 FAX (651) 642-1101 <::j...,E:6~ [Q)[g[Nf]INJ!I~ '-../<:;7 prop<e<rl'es ARDEN PLAZA ARDEN HillS, MN CITY . SUBMITTAL ARCHITECTURAL SITE PLAN I : 'n~' ,,,::!, I',' .,.: ;:'7.,:)" I.,:~:;.'.;, '1,'''1 .;: ;'1;;':::' 'I;' i'_'~' ~ :,,,,' '.T',,:__"'" "'1 ,..,,{ """/1[;;,,;. ;<,,:,'.':.~": ~:~.' '~n"'" .. \'. 16226-07012 .n3, KH RP }CI::,~l" L',: (,; ,~! SIIEET A1.l 1'L!.r"~~I"~!'UTR1!L1e, FJ.C::l:eRlCX'I, 1"'A'U'J.Cl\RER, "","" "",, ~~CO. T~Yfl..O..RI;.l!<EOJT ""-ITT FJ.C::l:e.R:lCK'1, TOKAlCH6RlO<~ EXlSllGRETAa. 6U"-DN::. ROCK FAa: 01J 'I, """""","" "","" "",, ~eu:o:.co. 6TRO.6R:J'2Ia<;'2~ Ia1NA1..I&' L~ X 6'..~ fM:::lOTHFJ.l:EI"'.t.iU'.IC1'\.REPL~TO'€, t"A'U'~, ~T ca...cR, ~T~ MJ.lU'~, ~"AL6TO'€ "","" "" elZE, )~~'XIf>Ill'X')!>Ill' ~ ""AI. GtlPA1W'E1''IJAU. +g;n~~~ """'"'14 """""""" Lf"f:6TPC ~~ 6'l"6Te1 FJ.I:E~'I +~~a:'~ 6TA'P~eEA'1 l'ETAl.~ """"'= 6'l"6TEl1 .I.l.1t:N116T~ ENl'RA'a6'l"6iB1 ~-~' +F~Ri:ic:R 6T,IJ.ON::i6EJ,:1 ""AI.""'<; ll'2'~' Tc:iPGfPA/V.PET~ ...... OOR NORTH ELEVATION 1/16"-1'-0" ~ I<DCf'TO!"lMTeTO ec: ~l:ffilu.o:::::o/f'l.,.J.!lrG' 'hill. PA."1TEP TO HAlO{ G) o 8' 16' 1.- 32' 1Ja'.6' FAa: eRG: '1 em..oN:;eE'l"CN:l~_,_. ~'+l!l' SOUTH ELEVATION 1/16"= 1 '-0" 1"'E'TAl.~"<:. O'l PtRtPET l::.IJ.l. et'COnlFta """""""" Lr-E5TCt-€ """"'..."" 6'l"6lEH 6t;t.l/.h6CYOD Ftl:E8RSCX'I f<OCX.Fta01J'I FRONT TOWER ELEVATION 1/16"=1'-0" S ::i: tn'-nln' TCf'a'PJ.RAf>ET~ . . ! " .. ~ . ~ .....' ~~'FW6R~ o I.- o .~ 8' 32' 16' mAl.~N:;;. O<P./.J<A"8\U.I.LL I'ETAL~~ o-lP.I.QtPfT'IJAU. lTl'.nl/l' TCf>(jiPARi-PET~ """'"'14 """''''''''''' LM:6TO'€ ~~ 6'l"6TE"\ Ft.CCeR>O<'1 s fM:::lOTHFt.CC """''''''"''' Lr-e.TOC F,I.Cl::eRO<:'1 ~6T~" B1'TRA'CE6'r6iB1 ~'+l!l' $R/Je;:.e:,r.::OOR """.e' Ft.l$e)A.OcR~ EAST ELEVATION 1/16"=1'-0" . o 8' 1.- 16' 32' Ftal!\RlCK"l 8' 32' \:ll:r.,:)'~ R.OOR FAa: 5!'<<X'I W'.>4'~ TCf'Gff'./.J<A"8 16' ~ WEST ELEVATION 1/16"=1'-0" 16' 8' 32' o I.- POPE ASSOCIATES lNC. 1255 ENERGY PARK DRIVE Sr. PAUL, MN 55108.5118 PH. (651) 6-42.9200 FAX (651) 6-42.1101 o-:t',,::.:cY [QJ@:iG!JIf:!][\~ Q0 pl'Op<!~ll<l'" ARDEN PLAZA ARDEN HILLS, MN CITY SUBMITTAL BUILDING "A" ELEVATION CITY SUBMITTAL 07/02/07 '.,";, ,':".. (1F"" SHEET All "....' .TOl'>CFP~ """-""""" """""""" """"1m" .lC":l'c,f'_~_m_____._ WTTCMCf'c:A't:f'T "'""""" L~rrrpJ .~.p ~"""'" 6'lt1lB1WV:51a1~ WEST ELEVATION 1/16"=1'-0" 16' o 8' .- ~'-a' .TOPCf'P~ ~'-C' """"" &TOOf> NORTH ELEVATION 1/16"=1'-0" 16' '=""" "" F~eRXXOJ: Fta: BR:CX"; """"" """ o 8' .- tw'-t\' .TcPQ'P~ .~~tl~p~ .,.,..." . '=""" "" Fta:eRlQ(OJ FACEe./l)CK"3 EAST ELEVATION 1/16"=1'-0" o 8' 1.- 16' \C(l'-C' .~ ~'.tl' .Tci=>~PAA.t.ff:r TR.ICI< DOCK ~ IDtseD FOR Q..,I,RIT'(} '=""" "" FACE MIO( OJ: F.lCEeRlO<."3 SOUTH ELEVATION 1 /16"= 1'-0" o 8 .- 16 lib''':>' TGf>CfP~+ Io!le'.ll' ~a-e.:~e,i~ "'" "",'"", FOmAT1al!:ll.lJ.. t.l1l1~AAt't'cX F~ POPE ASSOCIATES INC. 1255 ENERGY PARK DRIYE Sr. PAUL, MN 55108-5118 PH. (651) 6042-9200 FAX (6Sl) &42-1101 32' cj(~ [Q)@rK!I[K!jl1~ '-/0 propt"rlies 110'.6' TOf dp;i.R.t.PeT~ ARDEN PLAZA ARDEN HillS, MN ~'-e' FNle..ED'F.:.coR+ 32' CITY SUBMITTAL TQ."CfP~~ .,.,..e' m~-R..CoR~ BUILDING "B" ELEVATION -;,.",<<., CITY SUBMITTAL 07/02107 32' TOPa:P~~ 1\6'.&' TC:f'CfP~+ ','<""" "",,, ,,',.', "",;," ",,,, ':"". (jt", _.e' SHEET 32' Al2 , I i BUILDING 'C' ELEVATIONS ARE ONLY CONCEPTUAL. ACTUAL DESIGN OF TfjlS BUILDING IS NOT DEFINED AT TfjlS TIME. , I ~~---- - .il\:'-3"'~~_- 4 " A3.3 i'~ .....~.~.;:.i:li ___ __ m. _ - __.__u. -_.~---~ ----- -". ___ - u_n_' - .... ---- WEST ELEVATION 1/16"=1'-0" POPE ASSOCIATES lNC. 1255 ENERGY PARK DRIVE ST. PAUL,. MN 55108.5118 PH. (651) 6-42-9200 FAX (651) 642-1101 o 8' 1.- .~- Ir"r=", '1[>,110<<= __-::;jh2"':;::;> 1991f":.:JlJ~ @ 000 prop'''!''''' 16' 32' ARDEN PLAZA ARDEN HillS, MN SOUTH ELEVATION 1/16"=1'-0" EAST ELEVATION 1/16"=1'-0" 1 A3.3 NORTH ELEVATION 1/16"= 1 '-0" o 8' \.1'" CITY SUBMITTAL 16' 32' BUILDING "C" ELEVATION CITY SUBMITTAL . 07/02107 o 8 1.- 32' 16 :",,:,,""1:"'":;''';''''' ";:,, .~ .,,;:'~ 1,.." ,.~.", : .,,: ',;"":,,';"',,, 1"" '" ';;~2;~;,':,: ':',-:.~ ,:~,y :J ',' 16226.07012 KH RP ....'... '.,,1,.., SHEET o ~ 8' A3.3 16' 32' BUILDiNG .. SiGNL\GE iC16\J3U I LD INQ"6"NEE:LE:\J6I!ON.... i; \~~~_~) ':.......:.c ~". /'-5\ BUILDING "A" WEST E:LEVATION ~i\~~~~r--' ~";'G ",' ;(:~-~_\ ii :\~3j) BUILDING "A" SOLJIHEkE:VATIQN ------- -- --- "f( ....-- ~_.. l~tV:~) BU[LDINQ "A" NORTH_:~EV6TION -." =<---. ;/'12 \ ;;\:_A3":4) BUILDING "A" EAST ELEVATION WA.L..L MCJ"F:::D SiGNS ________m_m________._.............___._.____...______ Wa4J4'I?(?,-I(4.,.,.", ~"",:.~:. .. : PHOTo" "-,,,. ,:,;j;(; :THARMACY' ,""OJ' ,,:1.:'" :_(I'''--''''';~_:-<t<_~'S:::<<~:::: i,.,.!>~ <; ,,".!,)f.; ,.,f!Jf.; ~,M,. W!NDCU SiGNS '.S:'/":'.~_~(>::'_:, :"',;-.f~::::-:~::,"~: E.'.s',,-'.;., ;-;:". '.:""'.'C;:.,., ;::;-yc C:R~Fc.;:CS ;'.<fi,'-" "<~; .'~'l:'< . oS'"'- 'q'.",<:,~c'~:\':~ "~(-~S~{" '>':":~ !:.~: -.-c.:.~ "" ,.; ".:'1' "..::.'" :~:_;';"__:,v"~'"~,'-_;":;':,c_!:s::!:?:~;;, ;~.: C' .....,. G.: c.; f.,' ;.../-;1 i:\A3,~' BUiLDING "S SiGN,:~GE 5J LDiNG 'C S!GNi~.C::E B U I L[)LN<3_"E3n~ 0 LJIHE:Li::\J[lII 0 N . m^~_ :(; ~.?' ",-' ;..- .~(',!O\ ";'\{\3.4 BUL~[)INQ~'B"_Ei\~~TE:LEVAT.....[QN :,,' .. ..-- 9 ... '\A3,~ BUI LDI N<3_nBnNORIHE:1E:V6IIQN ,&'.. ,;., --- . 8 :\A3,.~; BUILDING "B" WEST ELEVATION ...- S'AL,_ .~iQ~N.n:Q__,$:L~NS ",'';;.''c.', ;>.. c "',., ".'1':, . ;;, ~. ';- " . _0" ~;... ",-', ;.;,.~.(>',~..:'~;<~<~: <I,~ ,,, /,.". ~; i,~i, Ci' ;:.~ 'T' ,~(! ' :;\/,.3.4/ 6 ' .. ':\/,3.4/ ".,-,~,,'-, ~;""A3A/ ",.. ::;:-A:i4 B U [LDIN9 "cn 1J\lE:~Ii::L~E:.V_6ILQN_ ---- --- ____muon 6 :C' J?" ~<' -- BUILDING "c" SOUTH ELEVATION ....--..- .---- '-"-'-"'-iT~-!?: ~ -~-<' -- BUILDING "c" EAST ELEVATION .. "'___m ."-"-,-"",,,,,,....,' ...--m-c.-------,-;;~~-.--------- H -- BUILDING "c" NORTH ELEVATIQN. 1(: .17 q ;.'0L__~___~CJ\ii::c:; $:(=\5 :,/~, ( ,"6~' ..."~" , '>' ,. 'J.,-....:;:,.. ,.,;._.,.C,...c:, ,'<'~S:::':~;C: ,~~.". :.; !~".~ :.; C.._'" ~::<:_--~---. !;'\A3.~i MONUMENT SiGNS ~TS_O;:-~"~'~\.'-...,l';..:.'''':> ~.:.';(~-:: 0;,' ;'~~ TENANT NA1>IE TENANT NN.\E TENANT NAJ.....E TENANT NAJ,1E TENANT NAME ,.c.::.E~'::>~':'c,..~..,c... e..;-~s::. "-..,:if'.~c:-1.;,,,,,:.,C.. !,"";',~::'~"', ~~:!:'E~~o;,; r=:.,'c,< MONUMENT SIGN "c" (ALONG LEXINGTON AVE.) __ m_"___"._,__,_,,__,. '.___m_n'..m_..m~______._____.._________n____m____.__ ______n___________________....___,._. _._.._.___..__,__..... - - "'c>, 'c,.....,C>; c.-..;'O'"--"(.. ~'..;",-D'cJ c.7.c...:~-'t,-,,-co; 'o..'C....'.o; MONUMENT SIGN "B" (AT THE INTERSECTION OF COUNTY ROAD E AND LEXINGTON AVENUE) --- TENANT NAME TENNfr NAI--.1E TENANT NAI--~E TENANT NAME TENNfr NAME (,'0,", ~, 'co '"--"Co. ~:::(~: .:..c[ c..'1.; 'c"',\'c.. !'.;'c::"'-:' c....~~!:'t:l;.CO; 'OJ':;~"O; MONUMENT S[GN "A" (ALONG COUNTY ROAD E) -- POPf ASSOC!A.HS INC msEl'fRGyPAR;;ORIVE ST.P~Ul MNs\,o.-,,,. Plf.I""j"l.nOQ FA~(hStl"""O' <0JS';~ ARDEN PLAZA ARDEN HillS, MN CITY ; 'SUBMITTAL!! SIGNAGE (;[!Y~\J~"rr:rN. 01,W.'11 ~~"" ,.,,,' >1t:~: ~" :.,,':..~_____/ ~.,.. ii" ~,""~. _,r,~;'6,.Q;Dl} _"_!,I! ~><,r!; ~-'''''! SHEET A3.4 ! j ! ! i , I i , ~ 1'----- i[ II . j -" 1 !I :E "- !I I I II I il !i r~ m < II I 6 I !I: I . ; II I,~ II 10 I, !i I I' II II 1[3 0 0 !I r I' '----'--,--9 !i II :1 ~ q 1,---00_, '~, , d) i! o '.' ! I 0 " I .....)] I' ., II I~ I 0 II I~ 0 I II Ii II , I' ' il . I ~_---='-::---=:::"=,==-_".=,_.=o-~-::=-~~~,_=...t:= I J[ (:) --~-'l i I 1 I I ~ .~ .P- .!..!0 o .. o " o ~-./',C. - , ", ~'~:""" lor l " , - A ~ tH'~ J " J . EE,':'. /' ' (,.:.<:., ", ^ ~'- .... II. -= , , o SOD tJ -~ -~- I I o 20' 40' 80' I n.r1.W.J B3 SCALE: 1. = 40' NORTH ,~ ~- r~ ~... [~. )l:' -",..r- o .*.* "'0 ~ .~~~. ........ .R:'">L . . .. .... I ~~. ~ ~" ~~"I.I --____________-..."..---/ C ,,"., a: c c a: ~ ;:: ~ i: i: i: : I: C 1:" ." ., LANDSCAPE PLAN L.J L: L! > '-.;, CROSS8U!l.O"'GfLOCI'{AAEA'i1.!oOOSf lI\EESRiQ(.I;REDl!iTOlAl.CAU?ER:NOjES.('.P;Ct5$FlOORAA2J,.{>YOED6rm 91,roJl;l.'!l')::('C.l.Ll\'OlES TOl","CAlP{R~Sf'ROPOSCllW:Th'$?""'~'ll! TOTA.:.CJJ.KR~~Pll!somYOllSl1"E'l::2'l CALJ?'Jll'oO!ES10E!Effi!;SER\/'t:OIPROl1CTID_tQ o.tJ?<JlI'.'C>*:S!'ROi'OSWFORRD.lC\i/.l.,'A , ~"-~--'-'-'-==-c=.=_==o;e"".~:":="".''''''''''' CITY REQUIREMENTS H z o 1--- o Z X LJ , il " I , " , :1 Ii .~ ISCIEN~FICNAl,lE ~uww ..- &:ii~~~~~~ l'ffiiOflli ~~-= ," I Wno$ a!tc{r.~~ u.~~____J:::'?rvwJ'4"'~~~M ""_"'~n____ Ci UOUSSHRV!lS rID.,1ffi1)O<;WOOO "i-.-j oWAAnd,,, 'ON""U"'" " i ECRJirIQ:H$hRl1lfROS't '~a i rnSiAm''DR~US'ROSe I~ HU1.'.e KUN ~HHUtiHU "_! -comJ~"~j''Eiii!l" JO\J:Tll.""~ 'm a ~ - -fi; :1.1io~; , - (lS:l ~lfCcr, ll:os,i"X'D'1s\anCOrums Olne ~'fl I W"HGTi l-ln1GT- , . 1-~4'11 .J I I 2~'SPRp POT PLANT ~'OC I _.p_pf'RO ....f{)L_-~""l;A![oir..fiAtirfO_C-1 . <; ! ~ 'P'ERENNWS ---~~_._-,,-_._~--- nUC'r\.t.n:u~u)jA." '--~Jalo:.a9 --SB 6r-n :tl~O,;,mr--'--------"--j-~~~~~r~ ?,j I ~1~"HIANIf{)~ II"s~nc:I as.1,S ro' m.l6L : HAMl:LN~OUNIAJNG~'" C'~~~-sl-'.a;~\;;' C.:JIT'<5 : -mn-'625'-- fllMTRI:NlOPSrrQ-----,.---". 'S' ---,;-sT.ira---~-~--"l- PLANTING DETAILS ARDEN HILLS PLAZA ARDEN HillS, MN CITY SUBMITTAL LANDSCAPE PLAN _III"~- <ssun:> WIll!01 ; I '--I I c.:a...... lfi1~<f70l1 .., CaIdd'lr I'H> SHEET L100 -1 i I , ! , , ! I I ! ~ I GENERAL NOTES lA.'iOSCAPE CONTRACTOR Sf'1<U..I!.SPECT ThE SITE A"IJ SECOME FA.'.!llL\R Vt1TH EXISTING CmmmONS RELATING TO THE NATURE NiD SCOPE CF WORK Z. LANDSCAPE CDNTRACTQR SPAll VEFUFY PiA" LAYOUT A'lO BRING TO THE ATTEN110N OF THE LA."IDSCAPE ARCHITECT OISCREPM.'CiES ....'HiCH UAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. LANDSCAPE CONTRACTOR SI-'.A1J. ASSU;U: COMPllANC€ Wim APPlICASLE CODES AND REGULATIONS GO\lEWiING THE ,'t'OR."A'<O IJATERW.SSUPPLlEO. lANDSCAPE CONTRACTOR SHALL PROTECT EXISmiG ROADS, CURBS/GUffERS, TRAILS, TREES, LAYINS AND SITE ELEMENTS OUR=NG CONSTRUCTION OPERATlm,s. DAMAGE TO SAME SHAll BE REPNRfO AT NO ADOmo~ COSTTO THE OWNER u.NDSCAP:E CONTRACTOR SHALL VERIFY N..IGNMENT A"ID LOCATION OF UNDERGROUND A'ID ABOVE GRADE UTIUTIES AND PROVIDE THE NECl:SSAAY PROTECTION FOR SAME BEFORE CONSTRUCTlQN BfGINS lMINIMUM 10' ClEAW<CE) lANOSCAPE COIfTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PlA!..nNG INSTALLATION WiTH OTHER CONTRACTORS 'NORKING OS SITE. 7, UNDERGROUND UTILITIES SHAll BE ISSTALlED SO THAT TRENCHES 00 NOT CUT THROUGH ROOT SYSTEMS OF EXISTING TREES TO REMAiN. EXISTING Cm-HOURS. TRAILS. VEGETATlON, CURB:GUTTERAND OTHER ELEMENTSAAE BASED UPON INFOfWATlON SuPPLlED TO THE LANDSCAPE ARCHITECT BY OTHERS.LA'lDSCAPE CONiAACTOR SHALl VERIFY DISCREPANCIES PRIOR TO CONSTRUCTlQN MD t.'OTlFY LA~OSCAPE ARCHrTECTOf' SN,~E. HOR!ZONTAL A'W VERTICAL ALIGNMENT OF PROPOSED WALKS. TRNLS OR ROADWAYS ARE SUBJECT TO FIElD ADJUSTMENT REOUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDIilONS AND TO MiWMllE TREE REMOVAL A.'IO GRADING. Cl-lANGES IN AlJGNMENT ,1,,'10 GRADES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO IMPLEME1'11'ATION 10 LANDSCAPE CONTAACTOR SHALl REVIEW THE SITE FOR DEFICIENCIES IN SITE CONOrTIOt.'S ,,'{HICH M,GHT NEGATIVELY A."fECT?lA'lT ESTABLISHMENT, SURVIVAL OR WARRA.'<TY. UNOESIRASLE SITE CONDiTiONS SHALL BE BROUGHT TO TlJE ATTENTION OF THE LANDSCAPE ARCHITECT PRiOR TO BEGINNING OF WORK. 11 LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ONGOiNG l.WliTENANCE OF NEV.'!.Y INSTALLED II.ATERlALS UNTlL TlME OF SUBSTNiTW. COMf'LETION. REPAIR OF ACIS OFVMDALISM OR DAMAGE WH!CH MAY OCCUR PRIOR TO SUSSTA.'iTW. COMPlETION SH.Al1 BE THE RESPONSIB:UTY OF TlJE LANDSCAPE CONTRACTOR. 12. EXISTING TREES OR S!GNIFICANT SHRUB IAASSINGS FOUND ON SITE SH.Al1 BE PROTECTED ,1,,"10 SAVED UNLESS NOTED TO BE REMOVED OR ME LOCATED IN m AREA TO BE GRADED, QUESTIONS REGARDING EXIST:NG PtANT MATERloIJ. SHALL BE BROUGHT TO TlJE ATIENTION OF TlJE LNlOSCAPE ARCHITECT PRIOR TO REMOVAL 13 EXISTiNG TREES TO REI.lAlI1. UPON DIRECTlON OF LA"IDSCAPE ARCHITECT. SHAl.L BE FERTlllZEDA."ID PRUNED TO REMOVE DEAD WOOD, DM'AGED AND RUBSiNG BRANCHES. I~ lANDSCAPE CONTRACTOR Sl-'.All PREPARE AND SUBMrT A WRtTIEN REQUEST FOR TIiE SUBSTANTIAL COMPlETION INSPECTION OF l..>I.NDSCAPE .10.."10 SITE IMPROVEMENTS ?RiOR TO SUBMintNG FiNAL PAY REQUEST. 15 LANDSCAPE CONTRACTOR SHALl PREPARE .10..'10 SlJ8I,!lT REPROOlJCIBLE AS-BUiLT DRAI"lNG{SJ OF lAI10SCAl>f INSTALLATICm, iRRiGATION AI1D SITE I!,!PROVEMENTS UPON COMPlETION OF CONSTRUCTlON INSTALLATlON !~I1D PRiOR TO SUSSTM'TlAL COMPlETlON GRADING NOTES 1. ROUGH GRADING A."ID F!NISHEO GRADING TO BE DONE BY OTHERS EXCEPT WHERE 1;'OTED. 2, GRAD!NG LIMiTS ARE DEFINED AS THE JUNCTURE OF PROPOSED GRADE WITH EXISTING GRADE U....LESS NOTED OTHERWISE. GRADiNG liMITS A.'iD LIMITS OF WORK SHOWN ON I'VIN ARE O,..\Y APPROXIMATE AND MAY BE ADJUSTED IN FIELD BY LANDSCAPE ARCWTECT, WORK OUTSiDE OF THESE LIMiTS \'11U BE DONE AT LANDSCAPE CONTW,CTORS EXPENSE UNLESS DIRECTED BY LANDSCAPE ARCHiTECT OR OWNER IN WRlTlNG FiWCUT AS NECESSARY TO PROVlDE A 1%%% MINIMUM GRADE AWAY FROM BUILDINGS I\1THIN LIMITS OF CONsmUCTION. SCHEMA TIC LANDSCAPE PLAN SALVAGE TOPSOiL FROM THE EAHTlf....ORK AREAS AS APPROPRIATE OR AS DiRECTED BY LAI1DSCAPE ARCHITECT A.I1D STOCKPilE FOR REUSE IN LOCATION APPROVED BY OWNER. S. '-"AL'iTAlN A UNIFORM GRADE BEn~'EEN CONTOURS IN AAI..AS TO BE GAADEOUNLESSNOTEDOTHERI'i1SE. 7. ElEVAT!ONS, IF SHOWN ARE FINISHED ELEVATIONS. SPOT ELEVATIO?'iS TN<E PRECEDENCE OVER CONTOURS 8. ADD EROSiON CONTROL MEASURES IF GRADES GREATER Tl-lA.1l 3:1 OR IF CONDiTIONS WAHRA.'iT. REFER TO MNDOT SPECiFiCATlO,,,S FOR EROSION CONTROL LA'<OSCAPE CONTRACTOR SP.Al.L CO.'iTACTPUBllC UTILITIES FOR LOCATION OF UNDERGROUND I....RES. CASLES. CONDUITS, PIPES, I.'.ANHOlES. VALVES OR OTHER BURIED STRUCiURES BEFORE DIGGING LA"DSCAPE CONTRACTOR SHAll REPAIR OR REPlACE TlJEABOVE IF QA....AGED DURiNG CONSTRUCTION AT NO ADDffiDNAI. COST TO THE OWNER 10 LA"OSCAPE CONTRACTOR SHAll PROViDE PROPER EROSiON CONTROl MEASURES AS REOUIRED TO INSURE THAT EROSION IS KEPT TO m ABSOlUTE MINiMUM. 11 PROViDE TEMPORA,.Q.Y COVERING FOR CATCH BASINSA."iO I.'A"I HOlES UNTIL FINISHED GRADING IS COM?!.ETE. 12 CONTRACTOR SHALL CONSTRUCT DRAJNAGE BASINS AS NEEDED 13 PERiMETER SiLT FENCE AND ROCK CONSTRUCTION ENTRA"ICES SHALl BE INSTALLED PRIOR TO CONSmUCTION. REFER TO MNDOT SPECIFiCATIONS FOR AGGREGATE BASE A.'<D SILT FENCE. 14. CONTRACTOR S!-WlINSTAll CATCH BASIN EROSION CONTROL MEASURES PER MPCA (MINNESOTA POLLUTION CONTROL AGENCY) SPECS. 15 WiTHIN TWO ....'EEKS OF FiNISHED SITE GRADING, DISTlJRBEDAREAS Sl-'ALL BE STASILlZED WITH SEED, SOD. MULCH OR ROCK BASE. 1S CONTRACTOR SHALL I.'AlNTAI.'. EROSION CONTROL MEASURES. INCLUDiNG THE REMOVAL OF ACCUMULATED SILT IN FRONT OF SILT FENCES 11."0 EXCESS SEDIMENT iN PROPOSED CATCH BASINS. FOR THE OURATlON OF CONSTRUCTION 17 LA'<OSCAPE CONTAACTOR Sl-'.Al.L REMOVE EROSION CO~Ol MEASURES AFTER VEGETATION IS ESTABLlSHEDMD DISPOSE OF OFF SITE PLANTlNG NOTES NO PlA"ITS ....'ll BE INSTAlLED U~'TiL FINAL GRADiNG AND CONSTRUCTION HAS BEEN COMPlETED IN THE IMMEDLATE AREA. .. PROPOSED?lA'lT MATERlAL SPALL COMPLY....1TH lHE ClJRRENT EDmON OF THE A.~ERlCAN STA.'lDARD FOR NURSERY STOCK, A"ISI Z&O.I, UNLESS NOTED OTHERViISE, OEClDUOUS SHRUBS SHALl HAVE AT lEAST 5 CANES AT THE SPECIFIED HEIGHT. ORNAMENTAL TREES SHAll HAVE NO V CROTCHES .10.."0 SH.Al1 BEGIN BRA.'iCHING NO LOWER THAN 3' FEET ABOVE THE ROOT BAlL STREET AND BOULE\WW TREES SHALL BEGIN BRANCHING NO LOWER TM" 6' ASOVE PAVED SURFACE. PlA'iT SYMBOLS ON PIA"I DRAI'l1NG TAl<!;S PRECEDENCE OVER?lA'iT SCHEDUlE IF DISCREPA"'CIES IN QUA.'ffiT1ES EXIST, SPECIFiCATIONS AND OETAflS TAKE PRECEOENCE OVER NOTES. PROPOSED PLA'iT MATERIAL SHALL BE LOCATED A."ID STAKED AS SHQ'....N ON ?LA"I. u\NOSCAPE ARCHITECT MUST APPROVE STAKING OF PU.J1T I,l.ATERW. PRJOR TO DiGGING. 5. NO PlANT MATERlAL SUBSTlTUTIONS WiLL8EACCE:PTED UNLESS APPROVAL IS GRANTED BY TliE LA...OSCAPE MICHITECT TO THE LA~OSCAPE CONTRACTOR PRlOR;o THE SVBMISSIO,'l OF 8iD ADJUSTMENTS IN LOCA TlO,"I OF PROPOSED ptA....T MA TERI.ALS I.'A Y BE NEEDED IN FIELD, LANDSCAPE ARCHITECT MUST BE NOTIFiED PRIOR TO ADJUSTMENT OF PWHS 7. PlA"IT MATERloIJ.S TO BE iNSTALLED PER PlANTING DETAiLS 8. PlANT MATERIAL SHALL BE FERTILIZED UPON INSTALLATION WITH DRIED BONE MEAL, OTHER APPROVED FERTILIER MIXED IN WITH TlJE PWffiNG SOIL PER TlJE MA"IUFACiURER'S iNSTRUCTlONS OR MAY BE TREATED FOR SUMMER .10..'<0 FAllINSTALLII TION I'wlTH m APPLICATION OF GRA.'iULA'< 11)45 OF 120Z, PER2SCAUPERTREEA"D50Z. PER SHRUB WiTH .10.."1 ADDmmW.A??LlCATIQN OF 11).{1.10 THE FOllOT'iiNG SPRING IN THE TREE SAUCER 9. PtA!iT1NG AREAS RECEMNG GROUND COVER. PERENNlAl.S. A."iNUALS OR VINES S!-Wl RECEIVE A MINIMUM OF IZ' DEPTH OF PLA'iTlNG SOil CONSISTING OF (5 PARTS TOPSOIL. 45 PARTS SCREENED COMPOST .10.....0 10PARTssmOORASOTHERI'lISESPEClFtED 10 TREE VYRA,?PiNG MATERloIJ. SHAlL BE me-WAlLED ?lASTIC SHEETING APPUED FROM TRUNK Fl.ARE TO FIRST BRANCH. ,/,'RM'SMOOTH-BARKED DECiDUOUS TREES PLA"ITED IN Tt;E FALL PRIOR TO DECEMBER 1 Nm REMOVEWRAP?INGAfTER MAY 1 11 3,'\6' TlJiCK STEEL EOGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS 11."10 A"INUALS WrlERE PlM'T1NG BED MEETS SOD UNU;SS OTHERWISE NOTED. 12 A."NUAl 11."10 PERENNlAL ?LA"'iING BEDS TO RECEIVE 3' DEEP SHREDDED I-'.ARDWOOO MULCH 1~1TH NO WEED BARRiER 13 SHRUB BED I.'ASSINGS TO RECEIVE 4' DEEP SHREDDED t<,ARO'NOOO MULCH WiTH FIBER MAT WEED BAll..Q.IER. 14 CONiFEROUS TRfES ARE TO RfCErvE4' DEEP SHREDDED HARD'....OOD MULCHA."ID SHAll. HAVE NO MULCH IN DIRECT CONTACT \~1TH THE TREE mUNK 15 MArNTENANCE STRIPS. WHERE IllUSTRATED. TO HAVE EDGER AND MULCHAS INDICATED ON DRAWINGS OR iN SPECIFICATIONS. 16 LA'iDSCAPE CONTRACTOR SH.ALL WAAAM'TY NEW ?LA.'iTMATERloIJ. THROUGH ONE CALENDA.'l YEAR FROM THE DATE OF SUBSTA.'ffiIJ. COMPLETION, NO pARTlAL ACCEPTANCE ....;U BE CONSIDERED. 17 UNLESS NOTED OTHERI'11SE. THE APPROPRiATE OATES FOR SPRING PlA.'lT MATERlAl.INSTALLATION IS FROM THE TIME GROUND I{AS THAWED TO JUNE 15. 18 COWFEHOUS PlA.'lTING IS ACCEPTABLE FROM AUGUST 15 TO OCTOSER 1 FAll DWOUOUS PLA'ITlNG ISACCEPTABLf FROM THE FIRST FROST UmlL t.'OVEMllER 15. ADJUSTMENTS TO ?lA'iTING OATES MUST BE APPROVEDINWRITlNGBYTlJELA"DSCAPEARCHITECT. IRRIGATION NOTES 1. LA"DSCAPE CONTRACTOR SHAlL BE RESPONSIBLE FOR PROVlDING m IRRlGATlON LIIYOUT ?lA,(AND SPECIFICATION AS PART OF THE SCOPE OF WORK. SUBMIT LAYOlJT PLA"I ,1,,"10 SPECIFiCATIONS FOR APPROVAL BY TlJE LANDSCAPE ARCHITECT PRIOR TO ORDER A'<OIOR CONSTRUCTION IT SHAll BE THE lANDSCAPE CONTRACTOR'S RESPONSISIUTYTO INSURE THAT SODDED.'SEEDED 1<."10 PlA"ITED AREAS ARE IRRIGATED PROPERLY, INCLUDiNG THOSE AREAS DIRECTlY AROUND ANOABUmNG BUILDiNG FOUNDATION. 2. lA"IDSCAPE CONTRACTOR SH.Al1 VERIFY (EXISTlNG) IRRIGATION SYSTEM LAYOUT MD CONFIRM COMPlETE LIMITS OF IRRIGATION PRIOR TO SUPPLYlNGSHOPDRA'MNGS 3. LA"OSCAPE CONTRACTOR S!-Wl PROVlOE THE Q'r','NER \'r1mm IRRIGATION SCHEDUlE APPROPRIATE TO THE PROJECT snE CONDllIONS AND TO PLA'liED MATERlJ\l. GROWTH REQU,REMENTS. 4. lANDSCAPE CONTRACTOR SHALL INSURE THAT SOIL CONDITiONS AND COMPACTlON ME ADEQUATE TO ALLOW FOR PROPER DRNNAGE AROUND THE CONSTRUCTlON SITE. UNDESIRABlE CONDiTIONS SHALt BE BROUGHT TO THE A TIENTlON OF THE LA"IDSCAPE ARCHITECT PRIOR TO BEGiNNiNGOFWORK. IT SHALL BE mE LA"IDSCAPE CONTRACTOR'S RESPONSIBiLITY TO INSURE PROPER SURFACE AND SUBSURFACE DRNNI\GE IN PlANTING AREAS. TURF NOTES 1 SOD AAfAS DISiURBED DUE TO GRADiNG UNLESS NOTED DTHERI'.iSE. 2. WHERE SOD ABUTS PAVED SURFACES. FI....'IStiED GRADE OF SOOJSEED SHALL BE HElD l' BelOW SURFACE ELEVATION OF TRAiL, SLAB. CURB, ETC. SOD SHAll BE LAID PARAlLEl TO TH;:: CO~'iOURS AND SHALl PAVE STAGGERED JOINTS. ON SLOPES STEEPEH Tl-'A" 3:1 OR IN DRNNAGE SWALES, SOD SHALl BE STAKED SECURELY. 4. UNLESS NOTED OTlJERI'<1SE. TH;:: A??ROPRLATE OATES FOR SPRlNG SEED to SOD PlACEME1'<'i IS FROM mE TIME GROUND PAS THAWED TO JUNE 15 FALL SODDING is GENERALLY ACCEPTABLE FROM AUGUST 15 TO NOVEMBER L FALL SEEDiNG is GENERALLY ACCEPTABLE FROM IIlJGUST 15 TO SEPTEMflER 15, ADJUSTMENTS TO SOD/SEED PLA.'iT1NG DATES MUST BEA.Pf'ROVED IN WRITING BY THE lA.~DSCAPE NlCHlTECT. ~' PREPA.ll.ESOILFOR NOTE' TlJE ENTIRE BED ~ SEE SPECIFICATlON SECTION k= RELATEDTOEXTERiORPLAliTlNG ,h ,{ 3'MUlCH. DO NOT PLACE MULCH 6"\Jfl REFER i&f( IN CONTACT'MTH PlA'IT STEM "J).-~.?~.-...~.:,: ~,-" .~:~~~;="ESSfEPL" \W..2r..f ...::..../,..:....'.'.:..-T~..f....,......... CONTAI~ER GROT'''' MATERlI\L SP.Al.L . ..~> "':;.~"::-!~"'.., (",' HAVE ROOTS I-'A"ID LOOSENED PlA'ffiNG SOIL FOR PERENNloIJ.S SCARIFY SiDES .10.."10 BOTTOM OF ~"'..."'.' ENTIRE BED WITH SPAOE BY HA"ID .... TO BIND WITH PlANTING SOIL UNDISiURBEDSUBGRADE 1 L100 PERENNIAL PlANTING DETAIL SOU-l.'<I""-(r NOTE: SEE SPECIFICATION SECTION RELATEDTOEXTERIORPLA."'ilNG 2 L100 - 3' MULCH. DO NOT PlACE MULCH IN CONTACT 1'11TH SHRUB STEM WEED BARRIER FABRiC ,~EDGE CONDmON VARJES. SEE PlA"I --r:--:- ~EDGING.SEEP1.JJ.l \;>~ I~..' CONTAfNERGROWNMATERlAl.SHAU ./,..... I.~><:'>,..:"".'::.':"~ .1:",.,..-'..'. IiAVEROOTS~OLOOSENED /~<-.../:t 8:>'>:.~>:' ,,>'.<~,'\..}8">'~~1 --PLANTING SOIL FOR SHRUBS L:2<.'/'.<:.,>,::.">::",.:':":::)"":~,,,,;{{~,"c,',.;' .:.c, .' Mi~., (' DEEPER THA'< ROOT BALl ::-~::---"""""'--~""":--::::~~'~SCA.'<IFYSIOESANDBOTTOMOF ~ ENTlREBEOWlTHSPADEBY~D """ TOBINDWrTH Pl.AI.'iING SOiL ~ UNDlSTtlRBEOSUBGRAOE SHRUB PLANTING DETAIL ~[~."'-:r ~. ORGANIC MULCH DO r-.'OT PLACE MULC!-1INCONTACT WITH TREE TRUNK. 4'BUILT-UPEARTH SAUCER BEYOND EDGE OF ROOT BALl EDGE CONDfT1O,'< - V"ES'SEEPlA"~ COMPACT PlA'iTlNG SOIL TO 85 PERCENT ' OF MAXiMUM DRY UNIT WEIGHT ACCORDING TOASTM0698 --v_~ r'i':~1; NOTE' CONTRACTOR SH.Al1 BE RESPONSIBLE FOR "'.A!NTAlNlNGTREES IN A PlUMB POSiTION THROUGHOUT THE WAARA.'fTY PERIOD. WRAP TREE TRUNKS OSL Y UPON APPROVAL BY LANOSCAPEMCHITECT. SEE SPEClFICATlON SECTION RELATED TO EXTERIOR PlANTlNG EACH TREE SHAlL BE PLA'liEDSUCH THATTlJEROOTFl.AREISV',SIBLEAT THE TOP OF THE ROOT BALL IFTHE ROOT FLARE IS NOT VlSIBLE. THE SOil Srw.L BE REMOVED IN A lEVEl IJANNER FROM THE ROOT BALl TO WHERE THE FIRST MAlI-l ORDER ROOT (!l' DlA. OR LARGEH) EMERGES FROM THE TRUNK SET MArN ORDER ROOT l' HIGHi:R THAN ADJACENT GRADE. DO NOT COV-~ TOP RADIUS OF ROOT BAlL WITH SOIL ~::~~:~~~.:~~I:~~~_~ULOiRJNG '\ -/, '., ";-:::.'\':>."',;XJ.--.-1 SCARIFY SiDES OF TREE PIT ~.,~.'"':':)"';: 2 TO 5<:::/:,:::'1.0. \'r1TH SPADE BY fWlD TO " TlMES ,_,..:,] BINDI~1THPR::PAREDSOlL ::).' :,..,:'.;f' C:-~-.,:~- PlANTING PIT TO BE TWO ""<&.':'/~ TO FIVE TlMES THE DIAMETER . ''''~'''' OF ROOT BAlL. SLOPED "~"'.'~T;"VPSOILAROUNDROOTBAlLBASE FlRl,\lYWiTH FOOT PRESSURE SO THAT ROOTBAlLOOESNOTSH,FT PLACE ROOT BAlL ON UNOISTtlRBEO ORCOMPACTEDSO,L ,.,.............'. ......, '<.:'.-.'1. UNDISiURBEDSU8GRADE~>'''Zy''''>''/;:.> DIGPLA'iTlNG PIT 4' TO S'--c- ---7~ DEEPERT~ROOTBAlL . REMOVE BURlAP, n';;NE, ROPE .10..'10 1 '/i1RE FROM TOP P.Al.F OF ROOT BAlL Q;) TREE PLANTING DETAIL SeAl.!:!.?,".;' PLANTING DETAILS 1'UI', A"~UCl,'!L~' 1.',( 'os; .l;:;:~,\: ~)~:I:;,;),;(.:::~. 1"iI. i,..,,, <.~ oie_<; F.\X {",: 4'~ "0' """'*""__L..._ ARDEN HILLS PLAZA ARDEN HILLS, MN CITY SUBMITTAL LANDSCAPE NOTES & DETAILS ...b'olc '$SUB) 0(,I'Ml1 raalollo. ".11 """ la17(l-.(l70'~ ",' SHEET L200 .J ~ ~HILLS MEMORANDUM DATE: August 1, 2007 PC Agenda Item 4.A TO: Planning Commission FROM: James Lehnhoff, City Planner SUBJECT: Clear Channel Sign Permit Application Denial Appeal A TT ACHMENTS: 4A-l Billboard Location Map and Picture 4A-2 Letters to Clear Channel from the City 4A-3 Clear Channel Sign Permit Application 4A-4 July 2,2007, Sign Permit Denial Appeal from Clear Channel Requested Action The Planning Commission is being requested to either overturn or sustain the City Planner's denial ofthe sign permit application from Clear Channel, Inc., for their May 21,2007, after-the- fact sign permit application for the electronic billboard located in the northeast comer of the 1- 35W and 1-694 intersection. Backl!round For the purposes of this memo, Staffwill use the term "electronic billboard" in reference to Clear Channel's full-color, electronic changeable message billboard. In December 2006, Clear Channel replaced the western face of the westernmost billboard that is located in the northeastern comer of the Interstate 35W and 694 intersection (Attachment 4A-l). The new billboard face is a full-color, electronic message billboard that can change images on command, The images currently change every eight seconds, which can be modified as needed. Clear Channel did obtain the required electrical permit; however, a sign permit for the alteration was not submitted. The City did not have any reason to deny the electrical permit at that time, The electronic sign does not display any animation or emit any noise. The lighting levels can be adjusted based on ambient light conditions. City of Arden Hills Planning Commission Meeting for August !, 2007 IlMetro-inet.us\ardenhillslP/anninglPlanning CommissionWew~Old Business\2007\080107 - Clear Channel Sign Permit Application Denial Appeal.doc Page 1 of5 In early January 2007, the City sent a letter to Clear Channel informing them that the electronic billboard sign was not permitted by the Arden Hills Sign Code and it should be removed. Clear Channel stated that they believed the sign was in conformance with the City's sign regulations. On January 24,2007, the City issued a Sign Code violation letter to Clear Channel and requested that they submit a completed sign permit application and details about the previous traditional billboard and the new electronic billboard (Attachment 4A-2). A sign permit application was not submitted, and the City issued a citation. Although Clear Channel contends that a sign permit application is not needed, they submitted a sign permit application on May 21, 2007 (Attachment 4A-3). The City's Sign Code requires the City Planner to approve or deny a sign permit within 30 days ofreceiving the application or the application is automatically approved (Section 1220.03). City Staff and the City Attorney met with Clear Channel on June 7, 2007, to discuss the status of the submitted sign permit. Due to the controversial nature of the electronic billboard sign and due to the interpretation by City Staffthat the electronic billboard is not in conformance with the Sign Code, the City Planner issued a denial to Clear Channel on June 18, 2007 (Attachment 4A-2). The denial was needed to keep the process moving forward and to allow the Planning Commission and City Council the ability to review the case. Clear Channel submitted their official appeal of the City Planner's denial on July 2,2007 (Attachment 4A-4). Marvin Liszt of Bernick and Lifson and Tom McCarver of Clear Channel attended a work session with the City Council and Planning Commission on the July 9,2007, to discuss the status of the electronic billboard. At that meeting, the City Council came to a consensus that the sign permit evaluation process should continue and, the Planning Commission should review Clear Channel's appeal as required by the Sign Code appeal process (Section 1220.04). Billboards in Arden Hills There are only two billboard structures within Arden Hills, both of which are located in the northeastern corner of the Interstate 35W and 694 intersection and both are owned by Clear Channel, Inc. (Attachment 4A-l). The two billboard structures host a total offour sign faces (each billboard structure has a sign face that displays to the east and west). Only one ofthe sign faces is ofthe electronic billboard type. The other three sign faces are traditional static billboards. The Sign Code does not permit the construction of entirely new billboards or other off-site signs in the City. The two remaining billboards are considered nonconforming. City of Arden Hills Planning Commission Meetingfor August 1,2007 IlMetro-inet.us\ardenhillslPlanninglP/anning CommissionWew-O/d Business\20071080107 - Clear Channel Sign Permit Application Denial Appeal.doc Page 2 of5 Basis for Sil!n Permit Application Denial A copy ofthe sign permit application denial is included in attachment 4A-4. For easy reference, the reasons for the denial are as follows: . Section 1230.02 Subd 8 of the Sign Code prohibits new permanent off-premise signs, including billboards. Due to this provision, the Clear Channel billboard is a legal, nonconforming use. Altering or enhancing a nonconforming use is prohibited (Section 1280.01 Subd 4 ofthe Sign Code). . Section 1240.02 Table 1 of the Sign Code limits lighting options for freestanding signs in Sign District 7 to external lighting only. Section 1210.01 Subd 6. of the Sign Code defines extemallighting as "[illumination] by means of external light fzxtures directed at the sign," The proposed sign is using a lighting source other than external lighting. . Section 1320.13 Subd 6.G.3 of the Zoning Code states that "Any billboard located in the GB District may be expanded, altered, relocated or otherwise modified solely upon written approval of the City, provided the expansion, alteration, relocation or modification is authored by the City of Arden Hills in connection with a transaction which will result in a net reduction in the number of billboards or in the aggregate sign face area of the billboards, located within the GB District." The provisions of this section have not been met. There has been a difference in opinion between City Staff and Clear Channel over whether a sign permit was required for the changes made to the billboard. Clear Channel has continued to support the idea that the changes made to the billboard did not require a sign permit. Nevertheless, a sign permit application was submitted on May 21,2007 (Attachment 4A-3). For your reference, Section 1270.01 Subd. 2 of the Arden Hills Sign Code states that the following activities require a sign permit: A. Replacing the sign copy. B. Removing the sign for the repair of the cabinet or any part thereof. C. Changes made to the size, height or bulk of the sign or addition of illumination. D. Changes in poles, structural supports, bases or shrouds, footings or anchor bolts, moving the sign to a new location, or replacement ofthe interior or exterior cabinet frame, except the sign face. Since a sign permit has now been issued, whether a permit is needed or not is less of an issue in terms of evaluating the appeal. The Planning Commission's decision on the appeal should be based on the merits of the sign as opposed to whether a sign permit was needed. Reviewing Chanl!es to Nonconforminl! Structures/Uses When reviewing changes to nonconforming signs (and structures where appropriate), the following questions are commonly asked: City of Arden Hills Planning Commission Meetingfor August 1,2007 \\Metro-inet.uslardenhillslPlanning\Planning CommissionWew-Old Business\2007\OB0107 - Clear Channel Sign Permit Application Denial Appeal.doc Page 3 of5 1. In detail, what alterations are proposed to the nonconforming sign/structure? 2. What are the existing dimensions, and what are the proposed dimensions of the nonconforming sign/structure (height, width, and depth)? 3. What is the existing weight, and what is the proposed weight of the nonconforming sign/structure? 4. What is the existing lighting source, and what is the proposed lighting source for the sign/structure? 5. Are any structural changes needed to support the modified sign/structure? Please be specific. To date, Clear Channel has not submitted specific information about the changes to the billboard or the structure. However, at the July 9,2007, work session, Clear Channel did state that the electronic billboard is heavier and thicker than the previous billboard and that the structural supports were added to accommodate the additional weight. State Statutes for Nonconforming StructuresfUses The appeal letter from Clear Channel includes a portion of State Statute 462.357 Subd. 1 (e)(a) regarding nonconforming uses (Attachment 4A-3). Forreference, the full section for nonconformities from State Statutes is provided: 462357 Subd. Ie. Nonconformities. (a) Any nonconformity, including the lawful use or occupation of land or premises existing at the time of the adoption of an additional control under this chapter, may be continued, including through repair, replacement, restoration, maintenance, or improvement, but not including expansion, unless: (1) the nonconformity or occupancy is discontinued for a period of more than one year; or (2) any nonconforming use is destroyed by fire or other peril to the extent of greater than 50 percent of its market value, and no building permit has been applied for within 180 days of when the property is damaged. In this case, a municipality may impose reasonable conditions upon a building permit in order to mitigate any newly created impact on adjacent property. (b) Any subsequent use or occupancy of the land or premises shall be a conforming use or occupancy. A municipality may, by ordinance, permit an expansion or impose upon nonconformities reasonable regulations to prevent and abate nuisances and to protect the public health, welfare, or safety. This subdivision does not prohibit a municipality from enforcing an ordinance that applies to adults-only bookstores, adults-only theaters, or similar adults-only businesses, as defined by ordinance. (c) Notwithstanding paragraph (a), a municipality shall regulate the repair, replacement, maintenance, improvement, or expansion of nonconforming uses and structures in floodplain areas to the extent necessary to maintain eligibility in the National Flood Insurance Program and not increase flood damage potential or increase the degree of obstruction to flood flows in the floodway. City of Arden Hills Planning Commission Meetingfor August J, 2007 \lMetro-inet.uslardenhillslP/anninglPlanning CommissionWew~Old Business\2007\080107 - Clear Channel Sign Pennit Application Denial Appeal.doc Page 4 of5 Options & Proposed Motion Lanl!nal!e The only question before the Planning Commission is whether Staff correctly or incorrectly denied Clear Channel's sign permit application. The Planning Commission's recommendation will be sent to the August 27, 2007, City Council meeting for review. 1. Support Stafr s Denial of the Application: Motion to support Staff's denial of Clear Channel, Inc., May 21, 2007, sign permit application based on the City's subdivision and zoning regulations as presented in the June 18,2007, denial letter to Clear Channel, Inc. 2. Overturn Staff's Denial of the Application: Motion to overturn Stafr s denial of Clear Channel, Inc., May 21, 2007, sign permit application based on the following reasons... (reasons must be statedfor the record to support overturning Staff's denial of the sign permit application) Attachments 4A-l Billboard Location Map and Picture 4A-2 Letters to Clear Channel from the City 4A-3 Clear Channel Sign Permit Application 4A-4 July 2, 2007, Sign Permit Denial Appeal from Clear Channel City of Arden Hills Planning Commission Meetingfor August 1. 2007 \\Metro-inet.uslardenhillslPlanninglPlanning CommissionWew-Old Business\2007\080107 - Clear Channel Sign Pennit Application Denial Appeal.doc Page 5 of5 Attachment 4A -1 Billboard Location Map and Picture August 1,2007, Planning Commission ;;: ~ l!I.!!!'" ~~d ~H~ i1i~Hoo ~iH-1 ndnijHH ,,,.(>,..:N.:::I: II} " o ,s o :;: o " .5 .. 'C o " " ] ] o " ..8 .<8 o<:I~\O Bgg .s",C"l .E~ ~:c -E~-::: 00.'" e8~ 'c:@3 l::~C .g ~~ ~.s'~ 0. " 8"'''' 8 ~ 1ij :]3 '~3 ~ 8'~ e . '" 8 .- a 0 ~ ~~ ~~<S OO~ 0",0 ..0 ..N "O~<l) ~<l)~ o,s. -"",'" 9.5~ ~!] ~ e ~ .5 ijj l-< o~o 00 . . 0 .- .... .... "'0 gil"O >. 0 @ <1)1.... L@ .0" .0 ~iE 0 000 g."28 e~ - "O~<8 -E]8 0.0 ooN f:lE\O "::-"'<1) i~l! -" s' .00 t o~ 8 :€q';; 000 ~ ~ ~ ;;,~~ E!>.'l ",,5] ~ilf-< 6::~S e3S!o is,,,N -:::.'" ..,"'0 u S '" ~ i5 g 8 . '" Vi ~ o '" ( c) Copyright 2006, Pictometry International Attachment 4A - 2 Letters to Clear Channel from the City August 1, 2007, Planning Commission ~ EN HILLS January 24, 2007 Clear Channel Outdoor Inc. 3225 Spring Street NE Minneapolis, MN 55413-2908 Re: Sign Code Violation City of Arden mils Dear Clear Channel Outdoor Inc: Section l220.Q1 ofthe City of Arden Hills Sign Code states that no peT11l31lent sign shall be erected, altered, reconstructed, maintained, or moved without first obtaining an approved sign permit from the City. Since the billboard on parcel 213023340006, which is located near the northeastem intersection of 1-35W and 1-694, was altered, a sign permit application was required prior to altering the sign face or structure. Please complete and submit the following information to the City of Arden Hills within fifteen (15) days: . The enclosed sign permit application plus the $50 fee; . The area and dimensions of the sign structure before and after the modifications (including the height, width, and depths of the sign in feet); . The area and dimensions of the sign face before and after the modifications (including the height, width, and depths of the sign in feet); . A complete description of any structural changes made to the sign structure and a report from a registered engineer confirming the stability and safety of the sign structure. If any modifications were made to the sign structure, a building permit may also be required. Upon receipt of the completed application, the City can determine if this particular use is permitted by the City Code, and the Building Official will determine if an after-the-fact building permit is required. If you have any questions or would like to discuss the options for the sign, contact me at iames.lehnhofflalci.arden-hills.It1n.us or at 651-634-5134. Jerry Filla, the City Attorney, is also available at 651-291-8955. Cc: Jerome Filla, City Attorney Karen Barton, Community Development Director Dave Scherbel, Building Official City of Arden Hills . 1245 West Highway 96 . Arden HUls, MN . 55112-5743 Phone 651.634.5120 . Fax 651.634.5137 . www.ci.arden-hills.mn.ns ~ ~~HILLS June 18, 2007 Clear Channel Outdoor Inc. . Tom McCarver 3225 Spring Street NE Mitmeapolis, MN 55413-2908 Re: Sign Permit Application Denial Parcel !D: 213023340006 near Mr. McCarver: The City of Arden Hills regrets to infonn you that the after-the-fact sign pennit application received on May21, 2007, from Clear Channel Outdoor, Inc. to alter the billboard on parcel ill 213023340006 has been denied. The $50.00 check submitted with the application is enclosed with this letter (cheek nwnber 8113). Please note that the Parcel ill on the submitted application is ineorrect. The Pill on the application refers to the other Clear Channel billboard in Arden Hills. The sign pennit application has been denied for the following three reasons: . Section 1230.02 Subd 8 ofthe Sign Code prohibits new pennanent off-premise signs, inclUding billboards. Due to this provision, the Clear Channel billboard is a legal, nonconfonning use. Altering or enhancing a nonconforming use is prohibited (Section 1280.01 Subd 4). . Section 1240.02 Table 1 ofthe Sign Code limits lighting options for freestanding signs in Sign District 7to external lighting only, Seetion 1210.01 Subd 6. ofthc Sign Code defines external lighting as "[illumination} by means of extemall/ght flXtures directed at the sign," The proposed sign is using a lighting source other than external lighting. . Scction 1320.13 Subd 6.G,3 of the Zoning Code states that "Any bj[[board located in the GB District may be expanded, altered, relocated or otherwise modified solely upon written approval of the City, provided the expansion, alteration, relocation or modification is authored by the City of Arden Hills in cOllnection with a transaction which will result in a net reduction in the number of billboards or in the aggregate sign face area of the billboards, located within the GR District." The provisions of this section have not been met. If Clear Channel chooses to appeal this decision, a written appeal must be submitted to the City within fifteen days ofthe confirmed delivery ofthis letter (Section 1220.04 of the Sign Code). City of Arden Hills + 124S West Higbway 96 . Arden Hills. MN . 55112-5743 Pbone 651.792.1800 . Fax 651.634.5137 . ",ww.cLarden-hUls,mn,tls ~ ~~HILLS i. As discussed at our meeting at City Hall on June 7, 2007, you and your representatives are invitcd to attend the City Council work session at City Hall on July 9'" from 6:00 p.m. to 6:30 p,m to discuss this issue with the City Council. The July 9th meeting is an infonnational work session only. The City Council will not be able to make any decisions on a potential appeal at that time. If you have any questions please contact me at iames.lehnhoff<alci.arden-hills.mn.us or at 651- 792-7819. Jerry Filla, the City Attorney, can be reached at 651-291-8955. Cc: Jerome Filla, City Attorney Karen Barton, Community Development Director Michelle Wolfe, City Administrator Dave Scherbel, Building Official Marvin A. Liszt, Bernick and Lifton City of Arden Hills . 1245 West Highway 96 . Arden Hi1lst MN . 55112-5143 PllOnc6SJ.792.7800 . Fax651.634.S137 . 'www.ci.nrdcn.bilIs.mn.us Attachment 4A - 3 Clear Channel Sign Permit Application August 1,2007, Planning Commission ~ ~HlLLS 1245 W Hwy 96. Arden Hills MN 55112 Phone 651.634.5120" Fax 651.634.5137 www.d.arden-hills.mn.us Property Information APPROVAL_ SP01- SIGN PERMIT APPLICATION ($50)' *Separate permit required for each sign; .. City Conl'1lctor License Required for Commercial Contractors Payment Method: Cash. Check . Credit Card Reference Number: Date Receipted: l'0t:. Occupancy Group: (For otrlCe Use Only) _ BldgJSulte/Locatlon (commercial pr ~ O~!rr ..... i"-...! ~~:.. Property Type: o Residential o Commercial o Public Prop Address. - ~\)-, 6,""7"7 J-y~) .:;:><-.)') Owner Name: \ ! C'\fv\{ C l\!>..\rtR lMailing Address: I I '7 <; Owner Phone Number: (l) '\ c; 0 G lif - bC'S:- 1(10 Cl 0\.4 ,tq,(j ci5~~(:-5 ~ Applicant Type: 0 Homeowner DContraclor. license #________n_______ I 'Applicant Name: 0('0\( iMalling Adaress: i t'5 Projeet Details SIgn Type: ~nnanent o Temporary; Oates of Display 10_ "rem ra 81 nscanbedis Ia dnolon erlhan30da ercahmdar at. WidlhMf{ H'i9hl~~5~angth_!fr~ Tolal Sq,Fl~ !Sign OelaUs: U~ng (backlit, hI;llo, internal, external, etc.): . 4-V11'1Il\ '-EJ2- MethOd of Affixing: I _--.--l I ! lSign Wording: V" c [ Cl.rLOV :> IStyle (monument. pylon, wall ~\n, banner, A.): : \';,\ \"m:-K jConslruclion Materials: , I IMPORTANT NOTICE: Applicant must attach 1 site plan and 2 sets of building plans for all applicalions requiring plan review, Min. 24 hour noUee required for all inspections. There is a 10 working day turnaround for all permits requiring plan review. Seoarate oermils are recuired for electrical olumbina heatina ventilation or air conditionlno. Thls permil becomes null and void if work or construction authorized Is not commenced within 120 days, or if construction or work Is suspended or abandoned for a period of 120 days al any time after work has . commenced. By signing this application, you hereby certify that you have 'read and examined this appJJcalion and know the same to be true and correcl All provision of laws and ordinances governing this type of work will be complied with Whether specified herein or nol. The grantlng of a permil does not presume to give aUthority to violate or cancel lhe provisions of any other slate or local law regUlating construction or the performance of construction. ppllcant lakes lull responsibility for all work perlormed. App:. Is r p: sible for all plan check fees If permit Is canoc~ r ~ ~ ~k2 :::> /KiO] Applicant S' nature Dale LastR&l?sedAlI9lJsf2005 Planner Review: o Approval, Special Conditions: _________.__.___.__.__._"..... ----...-.--.---.-....-..-.-.---.--.---- ~oeni~r.Reasonforoenial: dce7 11c-7-.... Jt.-r:?e.-f . -iJ-ih.----C.c>.d.e___I2:p.<iCfh c 1:rG.."'f>!.&O./j;. St_ >1~I'7,c~~.__ ~/ ~nner Sig ure (;- ('1"-1a::7 Date .-- <1" .!!1 5: r:: Q) "1::l '- <( 'l- o >. :!::: C,) ::,'- . :A T.1' O.lt N E l' S. ,\ l' ;.I.A,W.... .: . . - -' -'.' . 'BE R N, Ie K~LIFS<) N ,. . '.j.. '1: 'R 0 .~. ~'s :s'~ ,~: ~ .~ L'>~'S 's'.~. ~ 'j' ,\:~"~'q,~ '.: '. Sui Ie I :!lil), Tlw Clllollllad.. Saul A. Ikmick. :i;lllfJ WaYZ.II.I Bmile\';lnl ;"!:lrdn A. l.iST.I ... \lill11~-a[ll.lis. ;"l~ :i:H 11i-1:!7U !)(l)ll ,\. LifsOlI 1I'1I'w.b,'nlid:li/l/l>l.(illII Dad(! K.Xi~lllill!<;.lI<:" Paul.f.QlIasl' St<~\"l.'ll I.. Fn't'mal1 ..... Gt,.,ri;'~ E. \\';Im!:l;.lr..... J:s~ic\ J.. ROl' Ih\'id;..1. :-.:.:~s Sarah I.. 1';'1~1Il~ May 18, 2007 1"1"11" ;ii:~.:i.lli.] :!oo {IIX 7It\';;'I(i.I(lO:~ James Lenhoff, City Planner City of Arden Hills 1245 W. Highway 96 Arden I-fills, MN 55112 O/CUlI/III'/ :\'(!:Jl.l. Shapiro Re: Clear Channel Sign al 35W and 694 J,".I.!/II.-lllilltl1l1_\ :\'an.:y I.. Wh:iykn lln'nd:\ L. D:lI'kow C.;in;l ~l. Zlld Dear Mr. Lenhoff: Pursuant to the City's request, enclosed please find Clear Channel's Sign Permit Application for the installation of the LED panel at the billboard located at l-35W and 694. Clear Channel replaced the existing billboard panel with an LED panel which did not alter the height, size or square footage of the billboard. Clear Channel does not believe that a sign permit application was required for the panel replacement but is willing to submit the application in response to the City's request. By submitting the enclosed Sign Permit Application, Clear Channel and its representatives do not waive defenses to any City action regarding a claim by the City that an application was required pursuant to its Ordinances. Once you have reviewed the application and attachments, please contact Tom McCarver at Clear Channel or me as we believe a meeting with City representatives to review this matter may be helpful for all concerned. Very truly yours, :;:{:;;;7N' PA Marvin A. Liszt ~ ,0 +........," ( ( """S' ,~- "~':-'" ...."'\..... .,,:::-0 ". .<' " cP' <:f '" o '*-"'" V MAL:crb cc: Clear Channel Outdoor, Inc. Karen Bmton, Community Development Director Michelle Wolfe, City Administrator Jerome P. Filla ":\l,,,l:",,ifw.!l',,bli"'\"""ll',,,,, .. .\h,,_\,l"';I\<',1 iu \\';'("11';" ... Jk;tll'l"l"'r(~ 1.:.., Sp...-i.ili" (:""l"II,! tI"-JI"""".:,, .~I"" Ii,,, _!"'~'''i'''''' .... 11.,.,,<1 1;"1(;1;",1;" C,..<li,,,,, 1";:1,,, Inlh,...\,u..,i.:inll"...,J"rl:..,';'......r'''" .....,\I-".\II"';'''',[;I,c:;,I;I.''-'';'' '. ""0, .......-. .. i:::. ". i:;~)~:~7: >.:-: "-",. h ,,".' ...... -.... h,'_ '...... .'-'.~.~...._.... .. ....-.~-~ .. .:. .: ..""""-''''''i1l: .-'-~':.' -"''-. I , " j";i~ f ~ ig ~ u 0 .0 .9 " "0 'w ~ tIJ u " '" 0 C L,J~ .0 0 ,,"' Z~ c ,Q -"- 0 go", 0 tIJ E 0 x 0 "-;,,. 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ApproxImate lot Frontage (ft) Tax Description Plat Name Date Plat Recorded Abstract 10 Torrens 10 County land Use Code (CAMA) County Land Use Code (PR&R) Market Value Land 2007 Market Value Bldg 2007 Market Value Total 2007 Market Value land 2006 Market Value Bldg 2006 Market Value Total 2006 Total Tax Payable 2006 Market Value Land 2005 Market Value Bldg 2005 Market Value Total 2005 Total Tax Payable 2005 Date of last Sale Sale Price Homestead Description Number of Residential Units Year Residence Built Total Residential Living Area Residence Exterior Residence Style Residence Number of Stories Residence Number of Rooms Residence Number of Bedrooms Commercial Structure Type Commercial Year Built Topography Utilities School District Watershed District Parcels SgqH:t.l.RY._e~rc~~t Ip 213023340007 o 13TH Sf NE ARDEN HILLS 55112- CLEAR CHANNEL OUTDOOR INC 3225 SPRING ST NE MINNEAPOLIS MN 55413-2908 0.1 4356 o NORTHEAST CORNER ADDrnON OUll.OT 8 NORlliEAST CORNER ADDmON 12j3110t 3456565 COMMERCIAL VACANT LAND COMM LAND & SLDGS 126600 o 126600 118500 o 118500 2934 104500 o 104500 2634 o Non~homestead o o o o o o o Rolling All Public Mounds View Area Rice Creek http://maps.metro-inet.us/RamseyCoGIS/AttributeDisplaySingle.htm 9/8/2006 -:lh~ "lrr.llll.'I '" au'-l ."....ll] ~U ~OOt 0 JI<:::Il:lI..r.l.:I WO:rA3A~nSN.::I3 :S3M ~ 6889'9175' (2:9"6) ;XV.:l LS89-9vS (G:S'e) :3NOHd 9C:vS'!:; V.l.OS3NNIV\l'Sll0dV3NN1W 'OA1S VJ.V2).VM 5'1 vL IIE'L8l3::>NIS SClOA3A~ns.. d~3. 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"i~ lC)P " ~ ~ s.:: i:'2 v, ~ f<j ~ ~ ";; 'I;, \)\ lei "fj,aw-'QN :l1lJ ~'ON l30r "fjJ.P'At/utJ CCiZl'" :3~\"N ONVt\Vl:!O 9Z I'LL? 3~Vd }laOS a1:'lt:l '" ~ n Iii !l! jjj " w ~ n: !i1 jjj ~ "' !2 '" ~ '" ~ Attachment 4A-4 July 2, 2007, Sign Permit Denial Appeal from Clear Channel August 1,2007, Planning Commission . .."....; ..........~ ;." :B" . ~ . .- -r,;. " ....:..!, ...... ;. .::~. ....:. " . ,~ ;. . '1 " .. ,,'f' ti .:t;. . ~ 1 ,1... .1.' . "Ii ~ 'l~ . " I' . E' . ..~:. :'f fl g R . " ..t<<-:-l.l:"'f%::J',:,-o::~;,;-~..m(!>r:~;;~~~~~?~~~"":~~"a!<~~~~~~~~1;;~:';.,..~~'i::~'~~~~'~$;;"~~&"l.~"'~;?i~~~:<'~~~~~"""~''''\1 "';:';t;;J;,;r'~'li*~~lf,J;f~~\ ,. ~- ~:. ~~:~t;::~.:>~y.~.::...::.....:.:..:....:.:.,..:.....~....':.,;.,i..,:.....:.'::~..,..,..,..;...~,.....~:..'.:..'...~.;....:..;:..,.':.:...:...;....:.......'.:;JI :::~~:~\.~~:~H~~t>: - -". :,,' , "',.,::':~g,;;~r<!';:.;,;2f, ,I "- '-;'.};f-~:': ;.:- .,.,c,..... :".' , ,Od".' .....;:... ", ", '. . ," .' '", . . . . . ," .,. . MAL:,;:6c.' ~~~ciOsl!t~~tiic~a~elO\ltd~or,Jllt. '.', ....c,..c.... '.' c ".Jer6.niep.Fina,AidenHill~City Altorn~y" , . ~ ".". . .". . ., . ".. . .. . . . . . '. . . '.. '. . ," .....: '. ...~lu(".er-Jfi.e'!PI1111.icJ\ceO\lln~l\l ":'.".hlipMnj.itlcil.;ll'\;iI~~"i'l . ~~. "R.';~j 1~l'opeJ:\I' L.;,,:w.\lJl~(i~lin . " :it:~~~J~;:1!~.n?~"~.s.14!r"" .~.. B"'''Q Cl:nifltu iJlCmlilul" Right> "bj" :heAmfr:UI'l Bo~,d ofc.:rilli.c~linn "........" Aba,Ad1l1illcd III C:\I:f(ll1)i~ CLEAR CHANNEL OUTDOOR, INC. 'S APPEAL FROM THE JUNE 18, 2007 DENIAL OF THE SIGN PERMIT APPLICATION FOR PARCEL lD 213023340006 1. Clear Chatmel Outdoor, Inc. appeals the June 18,2007 decision to deny its May 18.2007 Sign Pennit Application. The appeal is based on the grounds that the decision of the city planner atld the purported relevant city ordinances are arbitrary and capricious, contralY to law, atId violative of Mhmesota Statutes. These grounds include, but are not limited to. the following: The City Planner's reliance upon Section 1280.oJ, Subd. 4 of the Sign Code and Section 1320,13, Subd, 6.0.3 of the Zoning Code as reasons to deny the permit violate Minnesota law regarding legal nonconforming uses. Minnesota Stat. ~ 462.357. Subd, l(e)(a) provides in relevant part that "[aJny nonconformity including the lawful use ", of land Or premises existing at the time of the adoption of an additional control under this Chapter, may be continued, including through repair, replacement, restoration, maintenance or improvement." Any decision by city staff or ordinatlee provisions rcstricting these statutory rights are contrary to law and unenforceable. " Section 1240.02 Table I of the Sign Code does not rationally apply to billboards of the type involved in this proceeding. For examplc, the District 7 maximum area and maximum height requirements under Freestanding Signs cannot appiy to billboards which are 14' x 48' or 672 total sqnare footage. 3, There is no rational basis or legitimate health, safety or welfare rationale for requiring billboard illumination to be only by means of extemal light fixtures directed at the sign. Any attempt to interpret or enforce the Sign Code to require this type of illumination is arbitrary and capricious, contrary to law atId unenforceable. 4. Any attempt by the City to require billboard illumination to be only by meatlS of extemallight fixtures directed at the sign violates the provisions of the Minnesota Outdoor Advertising Control Act, Minn. Stat. Ch, 173. This Statute regulates the placement and design of Hadvertising devices" in "adjacent areas." An "advertising device" is "any billboard, sign, notice, ... or other device visible to and primarily intended to advertise ... and shall include ... all lighting or other attachments used in connection therewith." (emphasis added) Minn. Stat. ~ 173.02. "Adjacent areas" are defined as areas "adjacent to the right-of-way of an interstate or tlUnk highway." Minn. Stat. 173.02" subd. 8. MimI. Stat. ~ 173.16, Subd. 3 establishes lighting standards for advertising devices in business areas adjacent to interstate highways. Nothing in the Outdoor Advel1ising Control Act prohibits the installation and operation of an LED device illuminated by the method used for the subject sign. Any attempt by the City to further restrict the lighting standards contained within Minn. Stat. ~ 173,16, Subd. 3 would have to follow the procedures contained in Minn. Stat. 173.16, Subd, 5 and Minn. R. ~ 8810.1400 5. A Sign Pennit Application was not required for the panel replacement involved herein since Clear Channel did not alter the height, size or square footage of its sign. Dated: H ~, ;u;o7 BERNICK AND LIFSON, P.A. BYM~ r;/ The Colonnade, Suite 1200 5500 Wayzata Boulevard Minneapolis, Minnesota 55416 (763) 546-1200 voice (763) 546-1003 facsimile Arrorney.fiJr Clear Channel Outdoor, Inc. 2 ~ ~HILLS MEMORANDUM DATE: August 1,2007 PC Agenda Item 4.B TO: Planning Commission FROM: James Lehnhoff, City Planner SUBJECT: Lot Coverage/Landscaping for 3238 Lake Lane ATTACHMENT: Location Map & Site Ma~ Reanested Action Staff is requesting direction on the lot coverage issue at 3238 Lake Lane and the use pervious pavers in the driveway. Background At some point in the past, three lots from the Lake Josephine Villas plat were purchased and combined into one lot with one house (see Location Map). The three lots became 3230 Lake Lane. In late 2005, a request was made to the City to allow 3230 Lake Lane to be reverted back to the three "lots of record" that made up the 3230 Lake Lane parcel. Area Isf) Width III Lot 1 5,510 44 Lot 2 6,098 50 Lot 3 6,098 50 rotal 17,860 Minimum 11,000 85 When combined, the three lots exceeded the minimum 11,000 square foot lot size and minimum 85 foot lot width in the R-2 Zone. However, when separated, none of the three platted lots met the minimum lot width or area requirements. Due to a loophole in the Subdivision Code, the City was required to allow the lots to be reverted back to the nonconforming platted lots without going through the subdivision process despite their nonconforming status under the current regulations. That loophole has since been closed. The lots were still required to meet the setback and coverage provisions in the R-2 Zone. Morr Construction purchased the vacant Lots 1 and 2 (see Location Map). Lot 3 has an existing dwelling. Surveys of Lots 1 and 2 were completed by the property owner, building plans were submitted, and building permits were ultimately issued for Lots 2 and 3 by the City. City of Arden Hills Planning Commission Meeting for August 1, 2007 \ lMetro-inet.uslardenhillslPlanninglPlanning CommissionWew.Old Business\2007\080J 07 ~ Morr Construction Lot Coverage. doc Page 1 of4 Unfortunately, after the house on Lot 1 was constructed, it was discovered that the calculations on the submitted survey were incorrect. This error has caused the lot to not comply with the City's lot coverage and minimum landscape area requirements. Since the R-2 Zone was designed for this small of a lot, applying the regulations has become difficult. While there is some disagreement on the sequence of events that led to this result, the result is nonetheless the same. Current 3238 Lake Lane Lot Coveral!:e The footprint of the new dwelling is 1,320 square feet and the limit would be 1,377,5 feet based on the 25 percent structure limit. The property would also be required to have at least 3,581.5 square feet of landscaped area. Depending on how the lot coverage numbers are calculated, there is a landscaping area deficit of 494.75 square feet or 188.75 square feet. Pervious Pavers 3238 Lake lane Lot Coverage Coveraae Square feet Dwellinn 1320 Front stee, landina, and back steo 303.25 Concrete 494 Driveway Pavers 306 Total 800 Total Current Coveraae 2423.25 Current Landscaned Area 3086.75 Lot Size 5510 Max Structure Size (25%) 1377.5 Min Landscane Area (65%) 3581.5 Landscape Area Deficit (pervious 494.75 pavers are not landscape area) Landscape Area Deficit (pervious pavers are landscape area) 188.75 Approximately 306 square feet of the 800 square foot driveway is using pervious pavers. Pervious pavers are a type of paver that permits a certain amount of water to pass through them. They are considerably more pervious than a concrete, asphalt, or traditional paver driveway. While there are some questions about their long-term use in Minnesota's climate, they do show potential and are increasingly popular. There were conversations between City Staff and Morr Construction about the use of pervious pavers on the property prior to Morr Construction purchasing the property. This is a LEED certified house and Morr Construction was attempting to use greener construction materials and meet the requirements of the Zoning Code by using pervious pavers. The building plans did indicate that pervious pavers may be used; however, the lot coverage numbers on the survey did not initially indicate that there would be any significant problems. However, after reviewing the definitions in the Zoning Code, it appears that pervious pavers cannot be considered landscaped area when being used as part of a driveway. Due to the error on the submitted survey and a miscommunication between Staff and the property owner, there is a lot coverage issue. Ifthe pervious pavers are accepted as landscaped area, the landscape area deficit is 188.75. If the pervious paves are not part of the landscaped area, the deficit is 494.75 square feet. Morr Construction has proposed to convert an additional portion of the driveway to pervious pavers to help resolve the situation. City of Arden Hills Planning Commission Meetingfor August 1, 2007 IlMetro-inet.uslardenhil/slPlanninglPlanning CommissionlNew-Old Business\2007\080107 - Morr Construction Lot Coverage.doc Page 2 of 4 R-2 Zoninl! and the Landscapinl! Area Definition Although the phrase "impervious coverage limit" is often used, the City does not technically have an impervious coverage limit. Instead, the City has a minimum "landscape lot area" requirement and a limit on the portion of the lot that can be covered by a structure. The R-2 Zone requires that at least 65 percent of a lot be landscaped, and the structure cannot cover more than 25 percent of the lot. The definition of landscaped lot area is as follows (Section 1305.04 Subd 83): Subd. 83 Landscape lot area. That portion of a lot required to remain as open space, free of buildings, parking and drives. Landscape lot areas may consist of: A. Naturally vegetated areas, B. Wetlands or ponding areas, C. Planting beds, ground cover and mulch areas (vegetative, rock, bark chip, etc.), D. Decorative walkways and areas not to exceed fifteen percent (15%) of the required landscape lot area, and E. Outdoor recreation areas. Based on this definition, it would seem that pervious pavers cannot be classified as landscape lot area. Options While Staffis open to other ideas, there are essentially five options for resolving the lot coverage issue at 3230 Lake Lane: 1. Reduce the Area of the Driveway The total area ofthe driveway is 800 square feet. Assuming the pervious pavers do not count as landscaped area, the property owner would need to remove 494.75 square feet of the driveway to meet the 65 percent landscaping requirement. This would leave only 305.25 square feet for a driveway to serve a two car garage. The only remaining option would likely be to put in driving strips as opposed to a full driveway. The Zoning Code does not permit gravel driveways as an option. A gravel driveway would not be considered landscaped area. 2. ModifY the R-2 Zone The landscape area requirement for the R-2 Zone could be reduced from 65 percent to a lower number. This would impact the entire R-2 Zone, which may not be desirable. To accommodate this lot, the landscape lot requirement would need to be reduced to 56 percent. City of Arden Hills Planning Commission Meetingfor August 1,2007 IlMetro-inet.uslardenhillslPlanninglPlanning CommissionWew-Old Business\2007\OBOI07 - Morr Construction Lot Coverage. doc Page 3 of 4 3. ModifY the Landscape Area Definition The landscape area definition could be modified to allow pervious pavers to be counted toward the landscaped area. Modifying this defmition would apply to all lots in the City. This could, for example, be limited to no more than five percent ofthe lot. More research would be needed before pursuing this option. 4. Make Pervious Pavers a Conditional Use Permit As pervious pavers become more popular, the City is likely to receive more requests for their use, particularly on smaller lots. A provision could be developed that allows property owners to use a set percentage of their lot for pervious pavers above and beyond the normal lot coverage limit. The conditional use permit process would require people to go through the official review process to determine if pervious pavers are appropriate for a particular lot. Any lot could apply for the CUP, but it would not be guaranteed for all lots. Using the CUP process would allow the City to set additional requirements, such as stormwater management and long-term maintenance of the pavers. The CUP process would also help ensure that the pavers are not converted to a regular impervious surface in the future. Due to the larger size of most properties in the City, this provision would likely only be used by smaller properties. This option would require more thought and research before implementation. 5. Afler-the-fact Variance The applicant could apply for an after-the-fact variance to reduce the landscaping requirement from 65 percent to 56 percent for 3230 Lake Lane. This would apply only to this lot and would not set precedent for future lots. Although this is not a traditional type of variance, findings could likely be developed to support a variance. If this option is selected, it may still be worthwhile to develop provisions that address pervious pavers for use on other lots. It should be noted that properties that do not encroach on the minimum 65 percent landscaping requirement can use pervious pavers. Very few lots in the City face the same problem as this lot. The R-2 Zone was not designed for this small of a lot. It is unfortunate that an error on the submitted plans and a miscommunication with Staff has led to this problem. Morr Construction has indicated a willingness to work with the City to resolve the situation. Staff is requesting direction from the Planning Commission so that a resolution can be reached. 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